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HomeMy WebLinkAbout030518_cabs01Public Hea CAB 615 Sheridan Street Port Townsend, WA 98368 www.JeffersonCountyPublicHealth.org JEFFERSON COUNTY BOARD OF COUNTY COMMISSIONERS AGENDA REQUEST TO: Board of County Commissioners Philip Morley, County Administrator FROM: Stuart Whitford, Environmental Public Health Director Tami Pokorny, Environmental Health Specialist II DATE: March 5, 2018 SUBJECT: Request to Allow Acquisition of Snow Creek Watershed Acquisitions (Conservation Futures) Project — Barry Property, APN#802021005, Prior to Possible Future Boundary Line Adjustment STATEMENT OF ISSUE: Environmental Public Health requests that the BoCC pass a motion to allow the acquisition of the Barry Property, part of the Snow Creek Watershed Acquisitions Conservation Futures Project, to proceed while acknowledging the need for a future boundary line adjustment to reduce the size of the parcel, APN#802021005, from 22.02 acres to 19.64 acres in order to document a historical landowner understanding. ANALYSIS: The Barry property was appraised by Jefferson Land Trust in July of 2017 based upon a surveyed land area of 22.02 acres. A boundary line issue was then discovered, the resolution of which will involve a boundary line adjustment once the Land Trust acquires the parcel. Survey results incorporating the new boundary give an estimated acreage of 19.64 acres, a reduction of 2.38 acres. An addendum to the appraisal provided by SH&H Valuation and Consulting concludes that the value of the property will remain unchanged despite this reduction in size. The date for closing has been postponed to accommodate information -gathering and is now scheduled for March 16, 2018. Jefferson Land Trust requests to proceed with the transaction and to follow it closely with an application to the Department of Community Development for a boundary line adjustment to coincide with a previous understanding between landowners and resulting in a final parcel area of no less than 19.64 acres. Due to the minor reduction in acreage, Environmental Public Health views the proposed change as de minimus and administrative, and no further amendment to the project agreement with Jefferson Land Trust is felt to be necessary. Normally, requested changes to conservation futures projects are first brought before the BoCC in an informational session and then followed, a week later, by the request for a decision. The March 16th Community Health Environmental Health Developmental Disabilities Water Quality 360-385-9400 360-385-9444 360-385-9401 (f) Always working for a safer and healthier community (f) 360-379-4487 closing date necessitates that we request a decision immediately following this briefing session in this case. The urgency of the transaction also precludes formal review of this proposal by members of the Conservation Futures Committee. However, they have been informed of the possibility that the BoCC will take up this agenda item on the afternoon of March 5th, and at least two Committee members plan to attend in person. FISCAL IMPACT/COST BENEFIT ANALYSIS: As no change in the valuation of the Barry property results from the modest reduction in acreage, there are no fiscal impacts to allowing the acquisition to proceed followed by the boundary line adjustment application. RECOMMENDATION: Environmental Public Health recommends that the BoCC consider the information presented and pass a motion to move ahead with the acquisition of the Barry parcel and a subsequent application for a boundary line adjustment to request a final size for APN#802021005 of no less than 19.64 acres. REVIEWED BY: Philip y, County Administrator Community Health Developmental Disabilities 360-385-9400 360-385-9401 (f) Always working for a safer and healthier community Environmental Health Water Quality 360-385-9444 (f) 360-379-4487 AMENDMENT NO. 1 TO PROJECT AGREEMENT FOR THE SNOW CREEK WATERSHED ACQUISITIONS Between JEFFERSON COUNTY and JEFFERSON LAND TRUST Snow Creek Watershed Acquisitions Project PURPOSE: To amend the July 20, 2015 Conservation Futures Program Project Agreement for the Snow Creek Watershed Acquisitions Project between Jefferson County, hereinafter referred to as `the County' and the Jefferson Land Trust, hereinafter referred to as `Contractor'. IT IS MUTUALLY AGREED to remove the acquisition of APN 802111001 from the project description and to add the fee simple acquisition of APN 802021005. All other terms and conditions of the original Agreement remain in full force and effect. The effective date of this amendment is January 1, 2017, and all work performed consistent with the Agreement prior to the execution of this Amendment No. 1 is hereby ratified. IN WITNESS WHEREOF: the parties have signed this amendment. JEFFERSON COUNTY Jefferson Land Trust Kathleen Kler, Chair Date 'R.u%,% a-Tvvkf�& Date Jefferson Board of County Commissioners ATTEST: r ti Date Clerk of the Board Approved as to form: ,/;.) , /, Ll� IA - Philip Hunsucker, Deputy Prosecuting Attorney Date JEFFERSON COUNTY CONSERVATION FUTURES PROGRAM PROJECT AGREEMENT Project Sponsor: Jefferson Land Trust Project Title: Snow Creek Watershed Acquisitions Approval: Resolution No. 29-14, July 7, 2014 and Resolution No. 05-15, January 12, 2015 A. Parties to the Agreement This Project Grant Agreement (Agreement) is entered into between County of Jefferson (County), PO Box 1220, Port Townsend, Washington 98368 and Jefferson Land Trust (Sponsor), 1033 Lawrence Street, Port Townsend, WA 98368, and shall be binding upon the agents and all persons acting by or through the parties. B. Purpose of the Agreement This Agreement sets out the terms and conditions by which a grant is made through the Jefferson County Conservation Futures Fund. The grant is administered by Jefferson County Environmental Health for the Sponsor for the project named above. C. Description of Project The subject Project is described in the attached 2014 Conservation Project Application for the Snow Creek Watershed Acquisitions Project. Conservation Futures Fund ("CFF") from Jefferson County in an amount not to exceed $83,824 will be used towards fee simple acquisition, by Jefferson Land Trust, of the real property known in the records of the Jefferson County Assessor as APN#s 802024001, 995400040, 995400035, 995400025, 995400049, 995400058, 995400057, 995400059, 995400028, 995400037, 995400042, 995400054, 995400056, 995400113, 995400114, and 80211 1001 for acquisition expenses. The match is grant (RCO# 13-1198) from the Recreation and Conservation Office Salmon Recovery Funding Board and a landowner donation of property value. D. Term of Agreement The Project Sponsor's on-going obligation for the above project funded by this Agreement is to provide maintenance of the site or facility to serve the purpose for which it was intended in perpetuity, unless otherwise identified in this Agreement. E. Period of Performance The Project reimbursement period for acquisition expenses shall begin on July 7, 2014. The Project reimbursement period for acquisition expenses will end on January 12, 2018 unless proof of match is provided prior to this date. No expenditure made before July 7, 2014 is eligible for reimbursement unless incorporated by written amendment into this Agreement. F. Project Funding The total grant award provided by the Conservation Futures Fund (CFF) for the Project shall not exceed $83,824 and Jefferson County CFF shall not pay any amount beyond that approved herein for funding of the Project. The Sponsor shall be responsible for all total costs for the Project in excess of $524,678. In no event will the CFF funds expended for this purchase exceed sixteen percent (16%) of the overall acquisition cost of APN#s 802024001, 995400040, 995400035, 995400025, 995400049, 995400058, 995400057, 995400059, 995400028, 995400037, 995400042, 995400054, 995400056, 995400113, 995400114, and 802111001. The contribution by the Sponsor toward work on the Project at a minimum shall be as indicated below. The contribution by the County toward work on the Project is described immediately above and in "C" above. Snow Creek Watersheds Acquisition - 2014 Acquisition Percentage Dollar Amount Conservation Futures — Snow Creek Watershed Acquisitions 16% $83,824 Project Sponsor 84% $440,854 Total Project Cost 100% $524,678 G. Unexpended Project Allocations Should unexpected Project allocations, including, but not limited to project completion at less than the estimated cost or, alternatively, the abandonment of the Project occur, then the Sponsor shall notify the County. H. Rights and Obligations All rights and obligations of the parties to this Agreement are subject to this Agreement and its attachments, including the Sponsor's Application and Jefferson County Conservation Futures Program Manual for the 2014 Funding Cycle, all of which are attached hereto and incorporated herein. Except as provided herein, no alteration of any of the terms or conditions of this Agreement will be effective unless provided in writing. All such alterations, except those concerning the period of performance, must be signed by both parties. Period of performance extensions need only be signed by Jefferson Board of County Commissioners. I. Indemnification Sponsor shall indemnify, defend and hold harmless the County, its officers, agents and employees, from and against any and all claims, losses or liability, or any portion thereof, including attorneys fees and costs, arising from injury or death to persons, including injuries, sickness, disease or death to Sponsor's own employees, or damage to property occasioned by a negligent act, omission or failure of the Sponsor. J. Insurance The Sponsor shall secure and maintain in force throughout the duration of this contract policies of insurance as follows: If and only if the Sponsor employs any person(s) in the status of employee or employees separate from or in addition to any equity owners, sole proprietor, partners, owners or shareholders of the Sponsor, Worker's Compensation Insurance in an amount or amounts that are not less than the required statutory minimum(s) as established by the State of Washington or the state or province where the Sponsor is located. Commercial Automobile Liability Insurance providing bodily injury and property damage liability coverage for all owned and non -owned vehicles assigned to or used in the performance of the work for a combined single limit of not less than $500,000 each occurrence with the County named as an additional insured in connection with the Sponsor's performance of the contract. General Commercial Liability Insurance in an amount not less than a single limit of one million dollars ($1,000,000) per occurrence and an aggregate of not less than two (2) times the occurrence amount ($2,000,000,00 minimum) for bodily injury, including death and property damage, unless a greater amount is specified in the contract specifications. The insurance coverage shall contain no limitations on the scope of the protection provided and include the following minimum coverage: 2 Snow Creek Watersheds Acquisition - 2014 a. Broad Form Property Damage, with no employee exclusion; b. Personal Injury Liability, including extended bodily injury; C. Broad Form Contractual/Commercial Liability — including completed operations; d. Premises — Operations Liability (M&C); e. Independent Contractors and subcontractors; f. Blanket Contractual Liability. Such insurance coverage shall be evidenced by one of the following methods: * Certificate of Insurance; * Self-insurance through an irrevocable Letter of Credit from a qualified financial institution. Certificates of coverage as required by this section shall be delivered to the County within fifteen (15) days of execution of this agreement. Any deductibles or self-insured retention shall be declared to and approved by the County prior to the approval of the contract by the County. At the option of the County, the insurer shall reduce or eliminate deductibles or self-insured retention or the Sponsor shall procure a bond guaranteeing payment of losses and related investigations, claim administration and defense expenses. The Sponsor shall include all subcontractors as insured under its insurance policies or shall furnish separate certificates and endorsements for each subcontractor. All insurance provisions for subcontractors shall be subject to all of the requirements stated herein. Failure of the Sponsor to take out and/or maintain any required insurance shall not relieve the Sponsor from any liability under the Agreement, nor shall the insurance requirements be construed to conflict with or otherwise limit the obligations concerning indemnification. It is agreed by the parties that insurers shall have no right of recovery or subrogation against the County (including its employees and other agents and agencies), it being the intention of the parties that the insurance policies so affected shall protect both parties and be primary coverage for any and all losses covered by the above described insurance. It is further agreed by the parties that insurance companies issuing the policy or policies shall have no recourse against the County (including its employees and other agents and agencies) for payment of any premiums or for assessments under any form of policy. It is further agreed by the parties that any and all deductibles in the above described insurance policies shall be assumed by and be at the sole risk of the Sponsor. It is agreed by the parties that judgments for which the County may be liable, in excess of insured amounts provided herein, or any portion thereof, may be withheld from payment due, or to become due, to the Sponsor until such time as the Sponsor shall furnish additional security covering such judgment as may be determined by the County. The County reserves the right to request additional insurance on an individual basis for extra hazardous contracts and specific service agreements. Any coverage for third party liability claims provided to the County by a "Risk Pool' created pursuant to Ch. 48.62 RCW shall be non-contributory with respect to any policy of insurance the Sponsor must provide in order to comply with this Agreement. Snow Creek Watersheds Acquisition - 2014 If the proof of insurance or certificate indicating the County is an "additional insured" to a policy obtained by the Sponsor refers to an endorsement (by number or name) but does not provide the full text of that endorsement, then it shall be the obligation of the Sponsor to obtain the full text of that endorsement and forward that full text to the County. The County may, upon the Sponsor's failure to comply with all provisions of this contract relating to insurance, withhold payment or compensation that would otherwise be due to the Sponsor. K. Independent Contractor The Sponsor and the County agree that the Sponsor is an independent contractor with respect to the services provided pursuant to this agreement. Nothing in this agreement shall be considered to create the relationship of employer and employee between the parties hereto. Neither Sponsor nor any employee of Sponsor shall be entitled to any benefits accorded County employees by virtue of the services provided under this agreement. The County shall not be responsible for withholding or otherwise deducting federal income tax or social security or for contributing to the state industrial insurance program, otherwise assuming the duties of an employer with respect to Sponsor, or any employee of Sponsor. The Sponsor shall not sublet or assign any of the services covered by this contract without the express written consent of the County or its authorized representative. Assignment does not include printing or other customary reimbursable expenses that may be provided in an agreement. L. Ownership and Use of Documents All documents, drawings, specifications and other materials produced by the Sponsor in connection with the services rendered under this agreement shall be the property of the Sponsor whether the project for which they are made is executed or not. The County shall be permitted to retain copies, including reproducible copies, of drawings and specifications for information, reference, and use in connection with the Sponsor's endeavors. M. Compliance with Applicable Statutes, Rules, and Jefferson County Policies This Agreement is governed by, and the Sponsor shall comply with, all applicable state and federal laws and regulations, including RCW 84.34.210, and published agency policies, which are incorporated herein by this reference as if fully set forth. N. Sponsor's Accounting Books and Records The Sponsor shall maintain complete financial records relating to this contract and the services rendered including all books, records, documents, receipts, invoices, and all other evidence of accounting procedures and practices which sufficiently and properly reflect all direct and indirect cost of any nature expended in the performance of this contract. The Sponsor's records and accounts pertaining to this agreement are to be kept available for inspection by representatives of the County and state for a period of six (6) years after the date of the final payment to Sponsor. Copies shall be made available upon request. O. Licensing, Accreditation and Registration The Sponsor shall comply with all applicable local, state and federal licensing, accreditation, permitting, and registration requirement/standards necessary for the performance of this contract. P. Disputes Except as otherwise provided in this contract, when a bona fide dispute arises between Jefferson County and the Sponsor and it cannot be resolved, either party may request a 4 Snow Creek Watersheds Acquisition - 2014 dispute hearing with a mediator assigned by or associated with Jefferson County District Court, Either party's request for a dispute hearing must be in writing and clearly state: a. the disputed issue(s), b. the relative positions of the parties, and c. the Sponsor's name, address and Agency contact number These requests must be mailed to the Project Manager, Jefferson County Environmental Health Department, 615 Sheridan St., Port Townsend, WA 98368, within fifteen (15) days after either party received notice of the disputed issue(s). The parties agree that this dispute process shall precede any action in a judicial or quasi-judicial tribunal, The parties will split evenly the cost of mediation or whatever form of dispute resolution is used. Q. Termination for funding Jefferson County may unilaterally terminate this contract in the event funding from state, federal, or other sources are withdrawn, reduced, or limited in any way after the effective date of this contract. R. Termination for Convenience The County reserves the right to terminate this agreement at any tune by giving ten (10) days written notice to the Sponsor. S. Assignment The Sponsor shall not sublet or assign any interest in this Agreement, and shall not transfer any interest in this agreement without the express written consent of the County. T. Non -Waiver. Waiver by the County of any provision of this agreement or any time limitation provided for in this agreement shall not constitute a waiver of any other provision. U. County Does Not Assume Additional Duties The County does not assume any obligation or duty, except as required by federal or state law, to determine if Sponsor is complying with all applicable statutes, rules, codes ordinances or permits. V. Agreement Representatives All written communications sent to the Sponsor under this Agreement will be addressed and delivered to: Sponsor Contact Sarah Spaeth, Executive Director Jefferson Land Trust 1033 Lawrence St. Port Townsend, WA 98368 Conservation Futures Prograrn Contact Jefferson County Environmental Health — Conservation Futures 615 Sheridan Street Port Townsend, WA 98368 These addresses shall be effective until receipt by one party from the other of a written notice of any change. W. Entire Agreement/Severability This agreement, along with all attachments, constitutes the entire agreement of the parties. No other understandings, oral or otherwise, regarding this Agreement shall exist or bind any of the parties. If any part of this Agreement is ruled or adjudicated to be unlawful or void, all other sections of this Agreement shall continue to have full force and effect. X. Effective Date This agreement, for the Snow Creek Watershed Acquisitions Project shall be effective upon signing by all parties. Snow Creek Watersheds Acquisition - 2014 Y. Venue: Venue for any litigation arising from this Project Agreement shall be only in the Superior Court In and for Jefferson County. Each party to this agreement shall be responsible for their litigation costs, including attorney's fees. DATED this day of JaL 2015. By David Sullivan, Ch it Jefferson Board of County Commissioners By L- ' `u Jefferson Land Tr sstt Attested: &Yt,�% Carolyn Av , Deputy Cler f the Board A oved as to form: A a4l-j Z - David Alvarez, Chief Civil DP Snow Creek Watersheds Acquisition - 2014 Upon recordation return to: Jefferson Land Trust 1033 Lawrence Street Port Townsend, WA 98368 STATUTORY WARRANTY DEED Grantor: Michael D. Barry Grantee: Jefferson Land Trust, a Washington nonprofit corporation Assessor's Tax Parcel No: 802 021 005 The Grantor, Michael D. Barry, for valuable consideration, conveys and warrants to the Jefferson Land Trust ("Grantee"), all of Grantor's right, title, and interest in and to the following described real estate situated in the County of Jefferson, State of Washington: The South Y2 of the North 1/2 of the Southeast '% of the Northeast 1/4 and the North Yz of the South 'h of the Southeast % of the Northeast % , Section 2, Township 28 North, Range 2 West, W.M.,. EXCEPT those portions as conveyed to the State of Washington for right of way by deeds recorded September 3, 1919 in Volume 1 of Road Waivers, Page 175, and March 8, 1957 under Recording No.152957, both records of Jefferson County, Washington Situate in the County of Jefferson, State of Washington. In order to permanently protect fragile ecosystems and to extend an existing wildlife habitat corridor known as the Upper Snow Creek Forest Preserve, the Grantors and the Grantee herein covenant and agree that the real property that is the subject of this Deed shall be maintained, retained and conserved in perpetuity in its natural state by the Grantee, its successors and assigns. This covenant is deemed to touch upon and run with the land in strict conformance with RCW 84.34.230. The land shall not be converted to a different use unless and only if other equivalent lands within the Jefferson County (the County) are received by the County in exchange. The foregoing covenant does not apply to the following: Trails; Planting of any vegetation or trees that are native to the Pacific Northwest; Removal of species that are not native to the Pacific Northwest; Removal of any dead, diseased, or dangerous trees that constitute a hazard to life or property. EXECUTED this _ day of '" 12018 Michael D. Barry STATE OF WASHINGTON ) COUNTY OF JEFFERSON ) SS: On this day day of , 2018, before me personally appeared before me Michael D. Barry, to me known to be the individual described in and who executed the within and foregoing instrument, and acknowledged that he/she signed the same as his/her free and voluntary act and deed, for the uses and purposes therein mentioned. Notary signature Notary name printed or typed NOTARY PUBLIC, State of Washington Residing at: 41 SHEiH VALUATION AND CONSULTING February 20, 2018 Sarah Spaeth Director Jefferson Land Trust 1033 Lawrence Street Port Townsend, WA 98368 RE: Addendum to an Appraisal Report Barry Property (Parcel Number 802021005) U.S. Highway 101 Unincorporated Jefferson County (Quilcene), WA SH&H File 13989-17 Dear Ms. Spaeth: Per your request, I am providing you with an addendum to the Barry Property appraisal originally completed under SH&H file number 13989-17, with a report date of July 19, 2017. The purpose of this addendum is to address issues that were discovered subsequent to the completion of the appraisal. At the time the appraisal was completed, with an effective appraisal date of July 6, 2017, survey data was utilized for the analysis that indicated the property contained a site area of 22.02 acres. Based on my discussions with you, subsequent to the completion of the appraisal report, it was discovered that there was a boundary line dispute relevant to the subject and an adjacent property. This boundary line dispute has reportedly been rectified and based on new survey results provided by your organization, it is now estimated that the actual size of the subject property is 19.64 acres. You have requested that I provide an opinion as to whether or not the valuation of the subject property would have resulted in different conclusions if the property would have been known to contain 19.64 acres as of the date of the original appraisal. With the exception of the change in the size of the subject property, all of the other characteristics that contribute to value would remain unchanged from what was known at the time of the original appraisal. This includes the conclusion of the Highest and Best Use of the property, which is primarily for one single family residence, due in part to the critical areas that impact the property. In the original analysis of the subject property, five comparable sales were utilized, identified as comparables L-1 through L-5, which contain 6419 Lakewood Drive West I Tacoma, Washington 98467 1 p. 253.564.3230 1 f. 253.564.3143 site areas of 8.89 acres, 12.00 acres, 18.28 acres, 27.58 acres and 21.30 acres, respectively. In the adjustment process, if the actual site area would have been known to be 19.64 acres as of the date of appraisal, the adjustments for size would be the same as to what was applied in the report. Upward adjustments were applied to comparable sales L-1 and L-2 (8.89 acres and 12.00 acres, respectively) and a downward adjustment was applied to comparable sale L-4 (27.58 acres). Sales L-3 and L-5 (18.28 acres and 21.30 acres, respectively) were deemed to be similar enough to the subject property in terms of size to require no adjustment for this factor. Based on a site size of 19.64 acres, the same conclusions as to size adjustments would hold true. With properties in the general size range of the subject, and especially for those that can only support one homesite, there does not appear to be adequate empirical evidence to suggest that a modest change in the total site size would result in any measurable difference in the overall value of the property. However, if there was a more significant difference in size, this would most likely not be the case. This conclusion is generally borne out by the comparable sales included in the appraisal report, where the smaller properties make up the lower end of the range in prices, while the larger sites tend to comprise the upper end of the range. Thus, as of the date of this addendum, the property's physical characteristics have only changed slightly, namely in terms of size, and the difference is not significant enough that the market data would lead to a different value conclusion for the subject. Therefore, given the additional information provided to the appraiser, it is concluded that the market value estimated in the original appraisal report of $110,000, effective as of July 6, 2017, would have been the same if the property had been known to contain 19.64 acres based on the comparable sales analyzed in the appraisal report. This addendum letter is only relevant when viewed in the context of the original appraisal report and should be attached to and made part of the original appraisal report. As in the case of the original appraisal, the reader's attention is directed to the underlying Assumptions and Limiting Conditions which are included in the original appraisal report. Respectfully submitted, Chad C. Johnson, I State of Washington Certification 1101662 4*SH&H ANS BARRY (PARCEL NUMBER PROPERTY 802021005) U.S. HIGHWAY UNINCORPORATED JEFFERSON COUNTY (QUILCENE), 4kSH&H VALUATION AND CONSULTING July 19, 2017 Sarah Spaeth Director Conservation and Strategic Partnerships Jefferson Land Trust 1033 Lawrence Street Port Townsend, WA 98368 Re: Barry Property (Parcel Number 802021005) U.S. Highway 101 Unincorporated Jefferson County (Quilcene), WA SH&H File 13989-17 Dear Ms. Spaeth: At your request, I am providing you with an appraisal relevant to the above referenced property. The property is legally described within this report. The report is prepared with the intent to be in accordance with the current Uniform Standards of Professional Appraisal Practice (USPAP) as adopted by the Appraisal Foundation, and the Appraisal Guidelines of the Washington State Recreation and Conservation Office (RCO). The subject property is located westerly of U.S. Highway 101 just southerly of the junction for U.S. Highway 101 and Washington State Route 104 in unincorporated Jefferson County, Washington. The subject of this appraisal consists of a rural property containing an area of approximately 22.02 acres according to a Record of Survey by Wood Surveying, Inc., recorded under Jefferson County Auditor's file number 460007. The subject property is currently undeveloped. The subject is bisected by Snow Creek, which enters the property at the northerly border and exits the property at the southerly border. 6419 Lakewood Drive West J Tacoma, Washington 98467 I p. 253.564.3230 1 f. 253.564.3143 The purpose of this appraisal is to prepare and submit a supported opinion of the "as is" market value of the fee simple interest in the subject property as of the date of appraisal. The appraisal is intended to assist in establishing a price for a potential acquisition by the Jefferson Land Trust. This report and the value conclusions reached are based on information provided to or obtained by the appraiser during the appraisal process, including research conducted relevant to the subject's competing market area. The estimated "as is" market value of the fee simple interest in the subject property as of the date of inspection, July 6, 2017, is: ONE HUNDRED TEN THOUSAND DOLLARS $110,000 The market value conclusion herein is based on an estimated marketing time of twelve months or less. This estimate of marketing time is based on the assumption that the property is competently marketed and priced commensurate with current market parameters. The appraisal report that follows summarizes the assignment, describes the area and the subject property, and explains the valuation techniques and reasoning leading to the final opinion of market value. As in the case of any narrative appraisal, your attention is directed to the underlying Assumptions and Limiting Conditions which are included in the accompanying report. Respectfully submitted, Chad C. Johnson, State of Washington Certification 1101662 TABLE OF CONTENTS TitlePage........................................................................................................................... i Letter of Transmittal ..................... Tableof Contents............................................................................................................. iv SubjectPhotographs.......................................................................................................... v Factual Description PropertyIdentification...................................................................................................... 1 InterestAppraised............................................................................................................. 2 Purpose/Function of the Appraisal.................................................................................... 2 Intended Use and User of the Appraisal........................................................................... 3 LegalDescription--------------------------------------------------------------------------------------------------------------3 Scope................................................................................................................................. 4 LocationDescription......................................................................................................... 7 PropertyDescription....................................................................................................... 13 Zoning............................................................................................................................. 25 Taxesand Assessments................................................................................................... 26 Description of Improvements.......................................................................................... 26 Analysis of Data and Opinions of Appraiser Highestand Best Use...................................................................................................... 28 PropertyValuation.......................................................................................................... 32 SalesComparison Approach........................................................................................... 34 Reconciliation................................................................................................................. 55 Certification.................................................................................................................... 56 Qualifications.................................................................................................................. 58 Assumptions and Limiting Conditions........................................................................... 61 Extraordinary Assumptions and/or Hypothetical Conditions ......................................... 66 SUBJECT PHOTOGRAPHS Photographs of the subject property, presented beginning on the following page, were taken by Sasha Turgman on July 6, 2017. The last two photos depicting Snow Creek were taken by the staff of the Jefferson Land Trust on July 5, 2017. Photographs taken by Sasha Turgman July 6, 2017 PHOTO ANGLES MAP SUBJECT PROPERTY OUTLINED IN RED PHOTO 1: SOUTHERLY VIEW ALONG U.S. HIGHWAY 101, SUBJECT TO RIGHT PHOTO 2: NORTHERLY VIEW ALONG U.S. HIGHWAY 101, SUBJECT TO LEFT 1-7 ✓y. '• . � Rr� may, n. � 1 ` !{! ✓x ��'� '°: "'i' ^ . , . ,. .ice * _ � ', •" y ., " y of FACTUAL DESCRIPTION EXECUTIVE SUMMARY Property Identification: Barry Property (Parcel Number 802021005) U.S. Highway 101 Unincorporated Jefferson County, WA Owner of Record: According to the title report prepared by First American Title Company, commitment number 59441, ownership of the subject property is vested in Michael D. Barry. A copy of the title report is included in the Addenda. Property Location: The subject is located off the westerly side of U.S. Highway 101. It is situated approximately 3 miles south of Discovery Bay, and less than a mile southerly of the U.S. Highway 101 and Washington State Route 104 junction in Jefferson County, Washington. Property Type: Forested, rural land that is currently undeveloped with the exception of a primitive cabin in poor condition. Assessor's Parcel Number: 802021005 Real Estate Taxes: $878.52 / 2017. Taxes are reported to be paid current. Zoning: Rural Residential 1 Unit/5 Acres (RR 1:5), per the Jefferson County zoning ordinance. Flood Insurance Zone: The subject property is partially located in a flood plain. Most of the central area on the subject is identified as being located in Zone A, an area inundated with 100 -year flooding, as per Flood Insurance Rate Map Number 5300690410B, effective date July 19, 1982. Site Area: According to the Record of Survey by Wood Surveying, Inc., recorded under Jefferson County Auditor's file number 460007, the subject property contains a total site area of 22.02 acres. A copy of the Survey is included in the title report. The Jefferson County Assessor's records report that the subject property contains 21.58 acres, however, as the Jefferson County Assessor's website advises that, "not BARRY PROPERTY, JEFFERSON COUNTY, WA Page 1 SH&H File 13989-17 Chad C. Johnson, MAI FACTUAL DESCRIPTION all data is guaranteed," the Record of Survey is used as the basis of analysis herein. Improvements: The subject site has a small, dilapidated cabin on site measuring approximately 8 feet by 10 feet. The cabin is not served by any utilities and is in poor condition. According to the listing agent, Staci Matthes, the site has not been used by the owners in excess of fifty years, suggesting the cabin has been vacant for at least as long. Highest and Best Use: The Highest and Best Use of the subject property is for residential and recreational use. Interest Appraised: Fee simple interest. The fee simple estate is defined as: "absolute ownership unencumbered by any other interest or estate, subject only to the limitations imposed by the governmental powers of taxation, eminent domain, police power, and escheat. "I Purpose/Function of the Appraisal: The purpose of this appraisal is to prepare and submit a supported opinion of the Market Value of the fee simple interest in the subject property as of the date of inspection. The appraisal is intended to assist the client in establishing an offer price for the property relevant to a potential acquisition. Date of Inspection: July 6, 2017 Effective Date of Value: July 6, 2017 Date of Appraisal Report: July 19, 2017 Estimated Market Value: $110,000 1 The Dictionary of Real Estate Appraisal, 6" Edition, Appraisal Institute, Chicago, 2015, p. 90 BARRY PROPERTY, JEFFERSON COUNTY, WA Page 2 SH&H File 13989-17 Chad C. Johnson, MAI FACTUAL DESCRIPTION INTENDED USE AND USER OF THE APPRAISAL Client: Jefferson Land Trust A Client is defined as: "The party or parties who engage, by employment or contract, an appraiser in a specific assignment. "2 Intended Users: The Client and any other users as authorized by the client. Intended User is defined as: "The client and any other party as identified, by name or type, as users of the appraisal or appraisal review report, by the appraiser on the basis of communication with the client at the time of the assignment. "3 Intended Use: The intended use of the appraisal is to determine the current fee simple market value in order to assist in establishing an offer price for a potential acquisition by the Jefferson Land Trust. Intended Use is defined as: "The use or uses of an appraiser's reported appraisal or appraisal review assignment opinions and conclusions, as identified by the appraiser based on communication with the client at the time of the assignment. "4 LEGAL DESCRIPTION The legal description for the subject property is taken from a title report, as prepared by First American Title Insurance Company, dated June 13, 2017. The legal description is as follows: The South 1/2 of the North 1/z of the Southeast 1/4 of the Northeast 1/4 of the North 1/2 of the South 1/2 of the Southeast 1/4 of the Northeast 1/4, Section 2, Township 28 North, Range 2 West, W.M. EXCEPT those portions as conveyed to the State of Washington for the right of way by deeds recorded September 3, 1919 in Volume 1 of Road Waivers, Page 175, and March 8, 1957 under Recording No. 152957, both records of Jefferson County, Washington Situated in the County of Jefferson, State of Washington. 2 Uniform Standards of Professional Appraisal Practice, 2016-2017 Edition, Appraisal Standards Board, The Appraisal Foundation, Washington D.C., p. 2. 3 Ibid., p. 3. 4 Ibid., p. 3. BARRY PROPERTY, JEFFERSON COUNTY, WA Page 3 SH&H File 13989-17 Chad C. Johnson, MAI FACTUAL DESCRIPTION MARKETING/EXPOSURE PERIOD The indicated exposure time (i.e., the length of time the subject property would have been exposed for sale in the market had it sold at the market value concluded in this analysis as of the date of this valuation) would have been twelve months or less. The estimated marketing time (i.e., the amount of time it would probably take to sell the subject property if exposed in the market beginning on the date of this valuation) is also estimated to be twelve months or less. These estimates are based on sales of similar properties in the subject market area. DEFINITION OF MARKET VALUE Market Value is defined as "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 undue duress. "5 DEFINITION OF AS IS MARKET VALUE "The estimate of the market value of real property in its current physical condition, use, and zoning as of the appraisal date. "6 MOST PROBABLE BUYER The most probable buyer of the subject property is an owner/user. SCOPE The scope of the appraisal assignment relates to the field work, inspection, research, and analysis conducted for preparation and valuation of the subject property's estimated Market Value. This appraisal assignment involved an inspection of the subject property and the comparables. The property was inspected by the appraiser on July 6, 2017. The current listing agent for the subject, Staci Matthes, of Coldwell Banker Best Homes, as authorized by the owner, was present to accompany the appraiser on the site inspection. Financial, statistical, and demographic data was gathered using various informational systems such as the Northwest Multiple Listing Service and various other authoritative sources. Information regarding comparable sales was confirmed with parties involved in 5 The Appraisal of Real Estate, 14th Edition, Appraisal Institute, Chicago. 6 The Dictionary of Real Estate Appraisal, 6a' Edition, Appraisal Institute, Chicago, 2015, p. 13. BARRY PROPERTY, JEFFERSON COUNTY, WA Page 4 SH&H File 13989-17 Chad C. Johnson, MAI FACTUAL DESCRIPTION the respective transactions. Descriptive information relating to the subject property was obtained through County public records as well as the physical inspection of the property and information provided by the client and owner's representative. Personnel of the Jefferson County Department of Community Development provided information regarding the zoning and development criteria for the subject. Within this appraisal all applicable approaches to the valuation of the property were considered. As the Highest and Best Use of the subject property is for residential use, with ancillary recreational uses, and since the site is undeveloped with the exception of a dilapidated cabin, the Sales Comparison Approach as it relates to land is the only relevant approach to value. After assembling and analyzing the data, as defined within this appraisal development process, the final estimate of value is made. The report is prepared with the intent to be in accordance with the current Uniform Standards of Professional Appraisal Practice (USPAP) as adopted by the Appraisal Foundation and the Appraisal Guidelines of the Washington State Recreation and Conservation Office. USE HISTORY The subject property is a rural site. The listing agent, Staci Matthes, reported that a small portion of timber had been harvested at a previous time. The subject site, however, is wooded with no significant cleared areas. No further information regarding timber was available, including when it was harvested or by whom. Ms. Matthes also suggested that the property had been used as a family recreational property, but family members had not visited the site in over fifty years. There is no other known use history for the subject property. RENTAL HISTORY The subject property has no known rental history. SALES HISTORY Based on county records, ownership of the subject property is currently vested in Michael D. Barry. The subject property has been under the current ownership since February 26, 1998, when it was transferred by Quit Claim Deed from Gladys Barry for no monetary consideration. The property has been listed for sale since February 10, 2017 at an asking price of $120,000 by Staci Matthes of Coldwell Banker Best Homes. BARRY PROPERTY, JEFFERSON COUNTY, WA Page 5 SH&H File 13989-17 Chad C. Johnson, MAI FACTUAL DESCRIPTION According to Ms. Matthes, she receives approximately five calls per week about the subject property; however, no official offers to purchase have been received to date. It is the appraiser's understanding that this appraisal, in part, will be utilized to establish the value of the property in order to facilitate a sale to the Jefferson Land Trust. The estimated "as is" market value of the subject property is lower than the current listing price but appears reasonable based on the market data detailed herein and the fact that ultimate sale prices for respective properties are regularly somewhat less than asking prices in the subject market. IDENTIFICATION OF THE LARGER PARCEL A part of the appraisal process is to identify the larger parcel for valuation purposes. In defining the larger parcel there are three basic conditions that need to be established. 1. Unity of Ownership 2. Contiguity 3. Unity of Use Based on a review of Jefferson County records, none of the surrounding/adjacent properties are owned by the subject property owner. Thus, from a "unity of ownership" perspective, the larger parcel consists solely of the subject parcel, containing an area of 22.02 acres, as per the Record of Survey referenced in the title report. The second category, "contiguity," normally requires that physical contiguity be present for a larger parcel to exist. However, this condition is not always mandatory. As the subject property represents a single parcel, the total ownership is indicative of a single larger parcel. In considering the third category, "unity of use," one of the main considerations is that the properties have an integrated Highest and Best Use. In this instance, the subject property has a singular Highest and Best Use. Thus, from a "unity of use" perspective, the entire subject property, containing a total land area of 22.02 acres, is indicative of the larger parcel. BARRY PROPERTY, JEFFERSON COUNTY, WA Page 6 SH&H File 13989-17 Chad C. Johnson, MAI FACTUAL DESCRIPTION UNAVAILABILITY OF INFORMATION The appraiser was not provided with any environmental or soils studies relevant to the subject property. The appraiser is not aware of any environmental contamination nor improper soils that would negatively impact the Highest and Best Use of the subject property. SUMMARY OF THE APPRAISAL PROBLEMS ENCOUNTERED Within this assignment, the appraisal problems encountered are primarily relevant to the physical characteristics of the subject site. The site is forested, undeveloped land, with the exception of a dilapidated cabin, which is impacted by various critical areas. The appraiser has researched and endeavored to utilize comparable properties with similar characteristics as it relates to residential use potential (a single home site), focusing on private, non -agency transactions. LOCATION DESCRIPTION A neighborhood is defined as a group of complementary land uses. Neighborhoods are affected by social, economic, governmental, and environmental forces which influence property values in the vicinity of the subject property which, in turn, directly affect the value of the subject property itself. The boundaries of a neighborhood are typically identified by determining the area within which the forces affect all surrounding properties in the same way they affect the property being appraised. The subject is located within an unincorporated area of Jefferson County. For reference, an area map showing the subject property's location relative to metropolitan areas within the Puget Sound Region is presented on the following page. A location map showing the subject property's immediate neighborhood is presented following the area map. The subject neighborhood is rural in nature, with a mixture of forestry uses, small-scale agricultural properties and scattered residential development in evidence. A small commercial enclave in an area known as Discovery Bay is located approximately three mile northerly of the subject on U.S. Highway 101. The Discovery Bay community includes a restaurant and a few small shops. BARRY PROPERTY, JEFFERSON COUNTY, WA Page 7 SH&H File 13989-17 Chad C. Johnson, MAI Cordova Bay •i rYaro Royal Park Nlalahat Saratoga Port `�View Royal k EsquimaltVictoria J\J Colwood i� Nletchosin r r i i i P.1t Port � `Strait of ♦Nordland .7uan _ . f D4 SUBJECT PROPERTY Fucc r FACTUAL DESCRIPTION Anacortes Lopez Island ?r�� La :Slargtt Bay ..Coupeville S4Nana Camano island Poll Ludlow Hansville Buckharn Wilderness Saratoga Port ♦ Passage Susan Port Townsend J\J - Greenbank P.1t Port Tu lip Indian R ation Quilcene ♦Nordland Langley Rlrondale SUBJECT PROPERTY Freeland r Clinton AREA MAP BARRY PROPERTY, JEFFERSON COUNTY, WA Page 8 SH&H File 13989-17 Chad C. Johnson, MAI ♦ Poll Ludlow Hansville Buckharn Wilderness ♦ J\J Port Gamble Quilcene Buckhorn Wilderness Kingston - ' ` Mountlake Ten Dabob $4' Indianola 101 Poulsbo ♦ ♦5uquamish Hayport ♦ t, I Brinnon The Brothers Wilderness / / Rollingbay r Silverdale Seale Hoed ♦ ♦ Bainbridge Island c--1T Facydon Winslow--_____ JJ ♦ _ 1 Br/e/hieltorl Mount Skokomish VJilderness Port Orc�rd South Colby + 191 'vSduthworth Cnshv Lilliwaup 16 I ,Belfair Vashon ♦ ole la / IBurley ♦ tHoodsport Allyn Burton Tahuya Wauna AREA MAP BARRY PROPERTY, JEFFERSON COUNTY, WA Page 8 SH&H File 13989-17 Chad C. Johnson, MAI FACTUAL DESCRIPTION The Quilcene area, southerly of the subject, includes additional services, with a greater level of commercial services available in Port Townsend, the county seat of Jefferson County, approximately fifteen miles to the north. Port Townsend represents the only incorporated area in Jefferson County. Population increase for Jefferson County between 2000 and 2010 was moderate in terms of the percentage increase, estimated at roughly 9%, but relatively small in terms of the total number of residents, increasing from 25,953 in 2000 to 29,872 in 2010, an increase of 3,919 persons. The population estimate as of July 1, 2016 from the United States Census Bureau suggests a county population of 31,139. This small population base reflects the rural nature of the county, and the resource-based economy. The majority of the population is concentrated in the eastern part of the county which includes the city of Port Townsend, and the communities of Port Hadlock, Chimacum, Quilcene and Port Ludlow. Port Townsend is home to approximately one-third of the county population, with an estimated 2016 population of 9,527 individuals. By most accounts, it is likely that future population growth for Jefferson County will continue at a slow to moderate pace. Port Townsend is also expected to continue to be the primary area of growth, which may be channeled by the pressures imposed by the Growth Management Act. In summary, the subject property is within a rural area of eastern Jefferson County, with most surrounding uses being resource-based uses and single family residential development. BARRY PROPERTY, JEFFERSON COUNTY, WA Page 9 SH&H File 13989-17 Chad C. Johnson, MAI FACTUAL DESCRIPTION LOCATION MAP BARRY PROPERTY, JEFFERSON COUNTY, WA Page 10 SH&H File 13989-17 Chad C. Johnson, MAI Sansei Lake 4 ae a-- 101 6 41 I 4vi 101 G$ SUBJECT PROPERTY w� Peterson tl; Lake 104 cl—ker Laky 104 T—b— Laka 101 LOCATION MAP BARRY PROPERTY, JEFFERSON COUNTY, WA Page 10 SH&H File 13989-17 Chad C. Johnson, MAI FACTUAL DESCRIPTION Demographic Analysis The map below shows three rings surrounding the subject property, delineating a one - mile radius, a three-mile radius, and a five -mile radius. The study area includes the surrounding unincorporated area of Jefferson County. Population trends within the three radii are summarized in the exhibit on the following page. DEMOGRAPHIC STUDY MAP BARRY PROPERTY, JEFFERSON COUNTY, WA Page 11 SH&H File 13989-17 Chad C. Johnson, MAI FACTUAL DESCRIPTION POPULATION SUMMARY ONE -MILE RADIUS Total Average Annual Year Source Population Change (%) Change (%) 2000 Census 19 N/A N/A 2010 Census 24 26.32% 2.63% 2017 Estimate 26 8.33% 1.19% 2022 Projection 28 7.69% 1.54% THREE-MILE RADIUS Total Average Annual Year Source Population Change (%) Change (%) 2000 Census 300 N/A N/A 2010 Census 339 13.00% 1.30% 2017 Estimate 359 5.90% 0.84% 2022 Projection 378 5.29% 1.06% FIVE -MILE RADIUS Total Average Annual Year Source Population Change (%) Change (%) 2000 Census 955 N/A N/A 2010 Census 1,089 14.03% 1.40% 2017 Estimate 1,144 5.05% 0.72% 2022 Projection 1,198 4.72% 0.94% Source: The Nielsen Company The total population during the survey period indicates modest upward trends, both in terms of annual percentage change and total growth. Population growth is estimated to continue at a relatively slow pace in the next five years, with population increases of around one percent annually anticipated. BARRY PROPERTY, JEFFERSON COUNTY, WA Page 12 SH&H File 13989-17 Chad C. Johnson, MAI FACTUAL DESCRIPTION PROPERTY DESCRIPTION The site descriptions below are derived from site maps, measurements and observations made during the site inspection and conversations with the property owner's representative. SITE DESCRIPTION The subject site is located westerly of U.S. Highway 101, less than a mile southerly of the U.S. Highway 101 and State Route 104 junction in unincorporated Jefferson County, Washington. The site is approximately ten miles northerly of Quilcene, and fifteen miles southerly of Port Townsend. Based on the Record of Survey by Wood Surveying, Inc., recorded under Jefferson County Auditor's file number 460007, the subject site contains an area of 22.02 acres. The subject contains native trees and shrubs throughout the property, with Snow Creek bisecting the subject in a northerly -southerly direction. The easterly area of the subject is relatively flat; however, the westerly portion of the site has a more rolling topography. The property is covered with mixed timber species including Cedar, Maple, Douglas fir and other minor species. Vehicular access to the property is not currently in place and would require the development of a driveway/road. An aerial depiction of the subject property, with the approximate boundaries of the site outlined, is shown on the next page. Additional information pertaining to the site is as follows: Location: Located off of the westerly side of U.S. Highway 101, southerly of Discovery Bay in the northeasterly area of unincorporated Jefferson County. Shape: Rectangular, excepting where it follows the path of U.S. Highway 101 on the easterly border. Site Area: The subject site contains 22.02 acres, as per the Record of Survey by Wood Surveying, Inc., recorded under Jefferson County Auditor's file number 460007. BARRY PROPERTY, JEFFERSON COUNTY, WA Page 13 SH&H File 13989-17 Chad C. Johnson, MAI FACTUAL DESCRIPTION AERIAL VIEW OF SUBJECT SITE SUBJECT PROPERTY OUTLINED IN RED BARRY PROPERTY, JEFFERSON COUNTY, WA Page 14 SH&H File 13989-17 Chad C. Johnson, MAI FACTUAL DESCRIPTION Access: The easterly side of the subject borders U.S. Highway 101; however, there are currently no vehicular access points in place. The site can be accessed by foot, although there are no cleared trails, or any established means of physical vehicular access. Topography & Coverage: The subject site is relatively level with moderately sloping topography ranging along the westerly boundary of the site. According to the Jefferson County GIS maps, the most westerly boundary of the subject site reaches an elevation of approximately 250 feet above sea level. The rest of the site ranges from approximately 165 feet to 175 feet above sea level. A topographic map relevant to the subject is shown on the following page. Landslide Hazards: Based on Jefferson County GIS landslide hazard mapping (shown on Page 17) the subject is situated between a moderate and slight landslide hazard zone. The subject site itself, however, is not impacted. View Amenity: Territorial views are available. Utilities: The subject site is not served by water, gas, electric or sewage. According to the Jefferson County GIS Water Service Areas, the subject site is less than a mile northerly of the Snow Creek water service area. A private well and septic system would need to be installed, which is typical for the direct neighborhood. Electricity is available along U.S. Highway 101, however, according to the Public Utility Department for Jefferson County, there would be a new service fee and an electric service box would need to be installed by the property owner prior to any electric service. BARRY PROPERTY, JEFFERSON COUNTY, WA Page 15 SH&H File 13989-17 Chad C. Johnson, MAI FACTUAL DESCRIPTION r f 1 p 0 i' 11 � i t 1 � n I� Legend Towns Cou my Sax y � RuralConiers �i JC Roads 1J a I Parneis44 C I Contours 10 Foot Contour '/ 50 Foot Contour �s v` TOPOGRAPHY MAP BARRY PROPERTY, JEFFERSON COUNTY, WA Page 16 SH&H File 13989-17 Chad C. Johnson, MAI FACTUAL DESCRIPTION LANDSLIDE HAZARD MAP BARRY PROPERTY, JEFFERSON COUNTY, WA Page 17 SH&H File 13989-17 Chad C. Johnson, MAI FACTUAL DESCRIPTION Timber: The subject property includes varying stands of native timber including Cedar, Maple and Douglas fir trees in evidence. The site is heavily forested and shows no evidence of a recent timber harvest. Based on data relevant to comparable sales in the area, with properties like the subject standing timber is typically retained with the exception of clearing for a homesite and some thinning in order to enhance view potential. Easements: A title report relevant to the subject property, as prepared by First American Title Insurance Company, dated June 13, 2017, was provided. The title report does not appear to reveal any atypical easements impacting the use of the subject property. Minerals: Based on the title report provided, ownership of the subject appears to include the underlying mineral estate; however, given the size of the site, as well as the presence of critical areas, it is unlikely that any future extraction of mineral reserves could feasibly be pursued. Soils: Soils reports or studies for the subject property were not available. Instead, data from the Jefferson County GIS mapping system is utilized, with the soils qualities for each soil type derived from published U.S. Department of Agriculture's (USDA) Natural Resource Conservation Service soils data. A soils map is presented on the following page for the reader's reference, with the approximate boundaries of the subject site outlined in red. Based on the soils map, the subject site is comprised of four primary types of soil. BARRY PROPERTY, JEFFERSON COUNTY, WA Page 18 SH&H File 13989-17 Chad C. Johnson, MAI FACTUAL DESCRIPTION i r Sh f r Legend Towns County Sue O RustComms - JC Roads Parcels -H soils -dal 1 +IiaC I� SOILS MAP SUBJECT PROPERTY OUTLINED IN RED BARRY PROPERTY, JEFFERSON COUNTY, WA Page 19 SH&H File 13989-17 Chad C. Johnson, MAI FACTUAL DESCRIPTION The soil type indicated as comprising the northeasterly portion of the subject site is identified as Quilcene silt loam, 15 to 30 percent slopes (QuD). This slightly sloping soil is found at elevations of 100 to 690 feet, and drains moderately well. It is identified as farmland and is of statewide importance in that regard. The soil type indicated as comprising the southeasterly third (approximate) of the subject site is identified as Belfast Silt Loam, Heavy Variant (Bh). This nearly level soil is typically found on flood plains. This soil is moderately well drained and permeability is moderately slow. Most soils of this type have been utilized for agricultural production with limited home site development due to flood plain characteristics. The central northerly portion of the subject property is identified as Semiahmoo muck, moderately shallow variant (Sh). This soil is considered prime farmland if drained, and its parent material is primarily herbaceous organic material. The soil comprising of the easterly portion of the subject property is Beausite gravelly sandy loam, 30 to 50 percent slopes (BaE). This variant is well drained, and is classified as "not prime farmland." Overall, it appears that the general soil characteristics of the subject sites' soils are adequate to support the Highest and Best Use of the subject property. Based on soils characteristics, the primary building site is likely located in the southeasterly area of the property due to superior soils for supporting development. Hazardous Wastes: No environmental studies or reports were available relevant to the subject site. The site is undeveloped and there is no known historic development of the site. There do not appear to be any environmental issues or hazardous wastes that would negatively impact the use nor the valuation of the subject property. BARRY PROPERTY, JEFFERSON COUNTY, WA Page 20 SH&H File 13989-17 Chad C. Johnson, MAI FACTUAL DESCRIPTION Critical Areas: A critical areas map produced utilizing Jefferson County GIS mapping is shown later in this section. The northeasterly, and central areas of the site are impacted by the flood plain and wetlands associated with Snow Creek, an identified Shoreline area and a salmon -bearing creek, which are described in the following sections. Flood Plain: The subject property is bisected by a flood plain. About a third (approximation) of the subject property is located within Zone A, an area inundated with 100 -year flooding, as per Flood Insurance Rate Map Number 5300690410B, effective date July 19, 1982. Wetlands: Based on Jefferson County mapping, the northeasterly, and central areas of the site are impacted by wetland areas, as indicated on the map on the following page. Shoreline Management: Snow Creek, which traverses the central area of the subject property, is an inventoried Shoreline of the State and development in this area of the property is subject to the requirements of Shoreline Master Program (Title 18.25 of the Jefferson County Code). Based on information provided by Jefferson County personnel, Snow Creek is classified as a Conservancy Shoreline environment, which requires a building setback from the creek of 150 feet. Environmental Designations: The majority of the subject property is designated as a conservancy area based on the Jefferson County Environmental Designation GIS map. According to Shoreline Master Program (Title 18.25 of the Jefferson County Code) residential use may be permitted in a conservancy subject to permit reviews and inspection of the subject property. BARRY PROPERTY, JEFFERSON COUNTY, WA Page 21 SH&H File 13989-17 Chad C. Johnson, MAI FACTUAL DESCRIPTION ENVIRONMENTAL DESIGNATIONS MAP BARRY PROPERTY, JEFFERSON COUNTY, WA Page 22 SH&H File 13989-17 Chad C. Johnson, MAI FACTUAL DESCRIPTION Remarks: Due to the presence of Snow Creek, with the associated regulatory development buffers, along with the flood plain characteristics and wetlands, the central area of the site does not appear capably of physically supporting development. The westerly side is also unable to support development due to the limitations of crossing Snow Creek. The most likely home site for the subject property is located in the south easterly area of the property. BARRY PROPERTY, JEFFERSON COUNTY, WA Page 23 SH&H File 13989-17 Chad C. Johnson, MAI FACTUAL DESCRIPTION CRITICAL AREAS MAP BARRY PROPERTY, JEFFERSON COUNTY, WA Page 24 SH&H File 13989-17 Chad C. Johnson, MAI FACTUAL DESCRIPTION ZONING The zoning for the subject property is Rural Residential 1 Unit/5 Acres (RR 1:5), per the Jefferson County Code. The purpose of this district is to "allow for continued residential development in areas of Jefferson County consisting of relatively high density pre-existing patterns of development, along the county's coastal areas, and within areas within or adjacent to rural centers and rural crossroads. In addition, this district seeks to support and foster Jefferson County's existing rural residential landscape and character by restricting new land divisions to a base density of one unit per five acres.." Outright permitted uses include, but are not limited to, single-family residences, duplexes, home businesses, bed and breakfast residences, mineral extraction activities, parks and playfields, recreational facilities, and aquaculture activities and uses. Shoreline Management As Snow Creek is identified as a Shoreline of the State, development within 200 feet of Snow Creek are subject to the regulations of Jefferson County's Shoreline Master Program. Specifically, Snow Creek is classified as a "Conservancy" shoreline environment. The intent of the Conservancy classification is to "provides for sustained use of resource lands and other relatively undeveloped shorelines while protecting ecological functions, conserving natural, historic and cultural resources, and providing recreational opportunities." Permitted uses include low density residential and recreational uses, provided these activities do not significantly degrade or deplete resources and respect limiting environmental condition. Other uses include, but are not limited to, agriculture, aquaculture, forest practices, and residential development. According to the Shoreline Master Program (SMP) residential development is subject to a buffer of 150 feet from the shoreline, plus a 10 -foot building setback. These regulations limit the residential development potential for the central area of the subject, and the westerly area of the subject due to the difficulty of building any roadways through or across Snow Creek. Development on the south easterly area, however, is permissible. The pertinent sections of the Shoreline Master Program are reproduced in the Addenda of this report. BARRY PROPERTY, JEFFERSON COUNTY, WA Page 25 SH&H File 13989-17 Chad C. Johnson, MAI FACTUAL DESCRIPTION TAXES AND ASSESSMENTS An assessor's parcel map is reproduced on the following page, with the subject property highlighted. The subject property is carried on the Jefferson County tax and assessment roll as follows: JEFFERSON COUNTY ASSESSOR DATA PARCEL 902362005 Assessed Improvement Total Year Land Value Value Value Taxes 2017 $83,740 $0 $83,740 $878.52 The 2017 taxes are based on the 2016 assessed value and the current levy rate. In addition to real estate taxes, the above amount includes, but is not limited to, charges for fire district bonds, regional library taxes, school district bonds, and storm water management. Taxes for the subject property are reported to be paid current. Experience has shown the assessed value is often an unreliable indicator of market value, despite the assessor's mandate to assess all property at 100% of market value. This appears to be the case with the subject property. The title report provided by the client indicates that the subject property is (or was) classified as "Timberland" for taxation purposes (pursuant to RCW 84.34), which provides for tax relief as long as the Timberland designation is maintained. According to Sherri Shold with the Jefferson County Assessor's Office (360-385-9105), the subject property is not currently enrolled in the Timberland program and is taxed at the full amount based on the current assessed value. DESCRIPTION OF IMPROVEMENTS The subject property is unimproved with the exception of a dilapidated cabin located in the easterly area of the site. BARRY PROPERTY, JEFFERSON COUNTY, WA Page 26 SH&H File 13989-17 Chad C. Johnson, MAI FACTUAL DESCRIPTION �I aatox J dt:�V 1 • V4. , 1 Jf i Y I 94620ODD5 1 9i46200= t 016200001 946200006 ~ f; a 005AW1 s 1 I _I f 119500CCld ASSESSOR'S PARCEL MAP BARRY PROPERTY, JEFFERSON COUNTY, WA Page 27 SH&H File 13989-17 Chad C. Johnson, MAI ANALYSIS OF DATA AND OPINIONS OF APPRAISER HIGHEST AND BEST USE By identifying and interpreting the market forces that affect a specific property in a local and regional context, the appraisers determine the property's Highest and Best Use. Highest and Best Use is a fundamental concept in real estate appraisal because it focuses market analysis on the subject property and allows the appraisers to consider the property's optimum use in light of market conditions on a specific date. Highest and Best Use reflects a basic assumption about real estate market behavior that the price a buyer will pay for a property is based on his or her conclusions about the most profitable use of the site or property. Therefore, sites and improved properties tend to be put to their Highest and Best Uses. However, the determination of a property's Highest and Best Use set forth in an appraisal may or may not conform to the existing use. The determination of highest and best use must be based on careful consideration of prevailing market conditions, trends affecting market participation and change, and the existing use of the subject property. Highest and best use is defined as: "The reasonably probable use of property that results in the highest value. The four criteria that the highest and best use must meet are legal permissibility, physical possibility, financial feasibility, and maximum productivity. "7 This definition introduces the four key criteria that a property use must satisfy to qualify as the highest and best use. These criteria include requirements that a particular use must be: • legal under zoning, building and other codes or other restrictions • physically possible as determined by analysis of access, shape, topography, soils and other considerations • financially feasible in that it produces a positive return on invested capital • maximally productive, whereby the use produces the highest residual land value corresponding to the market return for such use. These criteria must be evaluated in the highest and best use analysis. Because the use of land can be limited by the presence of improvements, Highest and Best Use is determined for the land or site as though vacant and available to be put to its highest and best use, and separately for the property as improved. 7 Dictionary of Real Estate Appraisal, 6t' Edition, Appraisal Institute, 2015, Page 109. BARRY PROPERTY, JEFFERSON COUNTY, WA Page 28 SH&H File 13989-17 Chad C. Johnson, MAI ANALYSIS OF DATA AND OPINIONS OF APPRAISER The determination of Highest and Best Use as though vacant reflects the fact that land value is derived from its potential use. Land has limited value unless there is a present or anticipated use for it; the amount of value depends on the nature of the land's anticipated use, according to the concept of surplus productivity. Among all reasonable, alternative uses, the use that yields the highest present land value, after payments are made for labor, capital and coordination, is generally regarded as the highest and best use of the land as though vacant. In other words, the highest and best use of land as though vacant is the use that brings the highest return to the land after the three other agents of production have been compensated. To determine the Highest and Best Use of the land as though vacant, the appraisers assume that the parcel of land in question has no improvements. Even a site with a large building on it can be made vacant by demolishing the building. The question to be answered is, "If the land were vacant, what improvement will create the most value? " The second determination of highest and best use refers to the optimum use that could be made of the property and all existing structures. Analysis of the highest and the best use of a property as improved implies that any existing improvement should be renovated or retained as is, so long as it continues to contribute to the total market value of the property or until the return from a new improvement would more than offset the cost of demolishing the existing building and constructing a new one. An analysis of the Highest and Best Use as though vacant is discussed below. As the subject property does not contain any structural improvements with the exception of a dilapidated cabin, an analysis as improved is not relevant. Highest and Best Use, as Though Vacant The criteria for the determination of the Highest and Best Use of the subject property is based upon legal and physical considerations adjusted for financial feasibility and maximal productivity considerations. Legally Permissible Use The first test of Highest and Best Use is to determine what is legally permissible, or what can legally be constructed on the property. The subject property is zoned Rural Residential 1 Unit/5 Acres (RR 1:5), per the Jefferson County Code. Outright permitted uses include, but are not limited to, single-family residences, duplexes, home businesses, bed and breakfast residence, mineral extraction activities, parks and playfields, recreational facilities, and agricultural activities and uses. Residential development is allowed at a maximum density of one unit per five acres. BARRY PROPERTY, JEFFERSON COUNTY, WA Page 29 SH&H File 13989-17 Chad C. Johnson, MAI ANALYSIS OF DATA AND OPINIONS OF APPRAISER The central and northeasterly areas of the subject site are impacted by critical areas and recognized shorelines (identified as a Conservancy Shoreline Environment) that require adherence to regulatory buffers which severely restrict the development of those areas. With a 150 -foot shoreline management buffer, along with a 10 -foot building setback from the buffer, the regulatory buffers and setbacks impacting the site generally eliminate any feasible use of these specific areas of the site beyond recreational or other low impact uses. Thus, from a legal perspective, being under Rural Residential zoning and recognizing the regulatory buffers and setbacks created by the shorelines and other critical areas on the easterly area of the site, the subject property can support a relatively narrow range of uses, primarily residential or recreational uses, with only one home site allowed. Physically Possible Use The next test of highest and best use is the physical possibility of constructing an improvement on the site. The subject property contains an area of 22.02 acres. The site is accessed from U.S. Highway 101, although no driveway or turnout is currently in place. Snow Creek bisects the subject in a northerly -southerly direction. The central area of the site is impacted by the presence of Snow Creek, a recognized Shoreline of the State and a salmon -bearing waterway, and both the central and northeasterly areas are impacted by the 100 -year flood plain, a conservation designation and wetlands. Beyond these constraints there are no other known critical areas in this area of the property. Given the physical restrictions of the site, the most likely home site is located in the southeasterly area of the property. Electrical service is available in street, with home site development requiring the installation of a private well and septic system, which is typical for the neighborhood. Soils qualities appear capable of supporting development in the southeasterly area of the property. While agricultural use is permissible, due to the relatively small size of the southeasterly area of the site not impacted by critical areas, this type of use is unlikely. Given the physical characteristics of the subject, the most physically possible use of the subject property is for residential and recreational use, specifically development with one single- family residence in the southeasterly area of the property with ancillary recreational use of the remaining areas of the site. BARRY PROPERTY, JEFFERSON COUNTY, WA Page 30 SH&H File 13989-17 Chad C. Johnson, MAI ANALYSIS OF DATA AND OPINIONS OF APPRAISER Financially Feasible Use The third test is for financial feasibility. A project's financial feasibility is measured by whether the project can produce a positive return on its investment. The factor having the most weight in determining the highest and best use is the feasibility of the use, which is primarily supported by perceived demand. One of the better indications of financial feasibility is the consideration of surrounding uses. Most of the surrounding properties are either unimproved or are improved with a single- family residences on larger acreage tracts. Based on the legal and physically possible uses and the surrounding development, as well as the trends evidenced for rural properties in the immediate market, the most financially feasible use of the subject site is for development of one single-family residence in the southeasterly area of the property with ancillary recreational use in the remaining areas of the site. Maximally Productive Use The fourth test of Highest and Best Use is maximum productivity. This test is to evaluate which use will generate the greatest rate of return or value for the property. The primary use which has passed the three previous tests is for residential use, specifically development with one single-family residence with associated recreational uses. Thus, this type of use is concluded to be the maximally productive and the Highest and Best Use of the subject property as though vacant. BARRY PROPERTY, JEFFERSON COUNTY, WA Page 31 SH&H File 13989-17 Chad C. Johnson, MAI ANALYSIS OF DATA AND OPINIONS OF APPRAISER PROPERTY VALUATION Since the subject site has no improvements with the exception of a small cabin (approximately 80 square feet) in poor condition, the most appropriate valuation technique applicable for the subject property is a land valuation analysis. Land Value Analysis Several procedures for the valuation of land may be available to appraisers depending on available data. These include: I. The Sales Comparison Approach. Sales of similar vacant parcels are analyzed, compared, and adjusted to derive an indication of value for the land being appraised. 2. The allocation (abstraction) procedure. Sales of improved properties are analyzed, and the prices are allocated between land and improvements. 3. The extraction procedure. This is a variant of the allocation method, whereby the value of the contribution to the total value of the improvements are estimated, and then deducted from the total to leave land value. 4. The Income Capitalization procedures are as follows: a. The land residual procedure. The land is assumed to be improved to its highest and best use, and the net income imputable to the land after all expenses of operating and return attributable to the other agents in production is capitalized to derive an estimate of land value. b. The ground rent capitalization procedure. In this procedure the rent paid for the right to use and occupy land is capitalized to yield a value. Capitalization rates are derived from market data. BARRY PROPERTY, JEFFERSON COUNTY, WA Page 32 SH&H File 13989-17 Chad C. Johnson, MAI ANALYSIS OF DATA AND OPINIONS OF APPRAISER c. The anticipated use (development) procedure. Undeveloped land is assumed to be subdivided, developed and sold. Development costs, incentive costs and carrying charges are subtracted from the estimated proceeds of sale, and the net income projection is discounted over the estimated period required for market absorption of the developed sites to derive an indication of value for the land being appraised. All techniques are considered; however, the most applicable method in the case of the subject property is the Sales Comparison Approach as it relates to the subject's underlying land. BARRY PROPERTY, JEFFERSON COUNTY, WA Page 33 SH&H File 13989-17 Chad C. Johnson, MAI ANALYSIS OF DATA AND OPINIONS OF APPRAISER SALES COMPARISON APPROACH One of the most reliable indicators of value in an active market is derived by comparing the property being appraised with similar or near similar nearby properties that have recently sold. This approach reflects the principle that a well informed buyer will pay no more for a property than the cost involved in obtaining an equally satisfactory substitute property. A basic principle in the valuation of real estate is that no two properties are identical, thus, adjustments are necessary to reflect the various differences. This formalizes the thought process often followed by buyers and sellers and tends to yield a range of indicated values for the property appraised. A few of the more common factors that may influence value are detailed below: • Location is the primary factor in the valuation of virtually all real estate. As applied to this appraisal, the highest land values are found with those tracts having good access proximity to services. • Size of Tract is often another important factor to consider. As a general rule, on a per site basis, the smaller the parcel, the lower the overall value, all other factors being equal. • Terms and Conditions of Sale: sale prices listed for comparable sales are strongly influenced by sale terms and conditions. Sale prices are affected by the motivations of both seller and buyer. When liberal terms are offered by the seller, such as a low down payment, low rate of interest, and payment over an extended period of time, prices tend to be inflated, when compared to an all cash sale, the condition assumed when estimating Market Value. • Date of Sale: market conditions at the time sale is also important in estimating present land values. This is not only because of the cycles in land values within the community, but also because of market trends that affect the purchasing power of the dollar. • Physical Features: in considering current transactions, a number of physical factors also influence value. These include topography or slope, provision for waterfront access, ground cover and view, among others. When all of these conditions are favorable, a purchaser might reasonably be expected to pay a premium, and when one or more are unfavorable an offer to purchase will most probably be discounted. BARRY PROPERTY, JEFFERSON COUNTY, WA Page 34 SH&H File 13989-17 Chad C. Johnson, MAI ANALYSIS OF DATA AND OPINIONS OF APPRAISER The subject market was researched in an effort to locate comparable sales data for the analysis of the subject. The research for comparable sales focused on rural properties with use potential primarily focused on residential uses. Five comparables are selected for the analysis of the subject property. The chart below summarizes the comparables utilized, with a location map shown on the following page. Following the map, more detailed information for the comparables is presented, together with a parcel map and photograph. In this instance, the most appropriate unit of comparison is the price per site. The price per site indicated in the summary chart is after adjustments for quantitative items, including improvements in place at the time of sale, where applicable. BARRY PROPERTY, JEFFERSON COUNTY, WA Page 35 SH&H File 13989-17 Chad C. Johnson, MAI Sale COMPARABLE LAND SALES Location Sale Date Area (Acres) Analysis Price/Site L-1 110 West Uncas Road Apr -15 8.89 $72,900 Port Townsend, Jefferson County L-2 13 South Tanglewood Lane Pending 12.00 $110,000 Port Townsend, Jefferson County L-3 35 Blue Ridge Road Apr -17 18.28 $135,000 Port Townsend, Jefferson County L-4 67 Foothill Drive Aug -15 27.58 $140,000 Quilcene, Jefferson County L-5 2)= Lords Lake Loop Road Sep -14 21.30 $165,000 Quilcene, Jefferson County BARRY PROPERTY, JEFFERSON COUNTY, WA Page 35 SH&H File 13989-17 Chad C. Johnson, MAI ANALYSIS OF DATA AND OPINIONS OF APPRAISER -., Miller } COMPARABLE L-2 Peninsula SP 0kl Fart Townsend SP Porf Townsend •-------------------`-' za C -M RABLE L-3 Discwery� 01 '3 19 RNop __ r�R • lion[lale F'ort'Had ii 110, Anderson Lake SP !A Chlmacum 1s C.flMPARA6LE L-1 1m1 zm SUBJECTPR�PERTY CflMPARA6LE L-0 104 101 104 Olympic NF GflMPARABLE L-5 1m1 ------------------------------ COMPARABLE LAND SALES MAP BARRY PROPERTY, JEFFERSON COUNTY, WA Page 36 SH&H File 13989-17 Chad C. Johnson, MAI ANALYSIS OF DATA AND OPINIONS OF APPRAISER COMPARABLE LAND SALE L-1 Property Identification Record ID 12287 Property Type Residential Address 110 West Uncas Road, Port Townsend, Jefferson County, Washington Location Westerly side of West Uncas Road, southerly of U.S. Highway 101 Assessor's Parcel Number 902234007 Instrument Statutory Warranty Deed Sale Data Grantor Lucille M. Brown Trust Grantee The Local 101, LLC Sale Date April 21, 2015 Auditor's File Number 591018 Property Rights Fee Simple Marketing Time Six months Financing Cash to seller Sale History No arms length sales in prior five years Verification Bill Perka, listing and selling agent; 360-385-4115 x 561 Sale Price $67,500 Upward Adjustment $5.400 (demolition of old residence) Analysis Price $72,900 Land Data Zoning Rural Residential Topography Moderate slope from east to west Utilities Electricity/telephone; see Remarks Shape Irregular Landscaping Moderate stands of timber Flood Info Not in flood zone Land Size Information Land Size 8.89 acres Allowable Units 1 Indicators Analysis Price/Site $72,900/site BARRY PROPERTY, JEFFERSON COUNTY, WA Page 37 SH&H File 13989-17 Chad C. Johnson, MAI ANALYSIS OF DATA AND OPINIONS OF APPRAISER COMPARABLE LAND SALE L-1 (cont.) Remarks This is the April 2015 sale of a rural site located in the Discovery Bay area of unincorporated Jefferson County, a short distance from the commercial enclave located at the intersection of U.S. Highway 101 and West Uncas Road. The site is located just southerly of U.S. Highway 101 on West Uncas Road. This property was listed in October 2014 and sold in April 2015. The original asking price was $75,500 with the ultimate sale price of $67,500 being approximately 10.6% less than the asking price. This site is located on the westerly side of Wycoff Road, a relatively narrow county -maintained dirt/gravel road which extends southerly from West Uncas Road, just westerly of U.S. Highway 101. The site does not benefit from any significant views; rather, the site includes territorial views of the surrounding area. Nearby uses include developed residential sites to the east and north, with large tracts of land owned by the Department of Natural Resources also near the site. The property slopes upward at a moderate rate from east to west, with a filtered northerly view in the direction of Discovery Bay although some additional tree clearing would be required to maximize the view. The property was improved with an older residence at the time of sale, containing an area of 900 square feet, that the agent indicated had not been lived in for several decades and required demolition. Based on market data relevant to demolition costs, an amount of $6.00 per square foot (inclusive of profit) is estimated, resulting in a total demolition estimate of (900 sq.ft.)($6.00/sq.ft.) = $5,400. This amount is added to the sale price for analysis. While the property included an older "hand dug" well and a septic system, neither of these services was operable at the time of sale and would require replacement to utilize the property for single-family residential development, the concluded highest and best use. This property is encumbered with a septic drainfield easement serving an adjacent property (owned by the ultimate purchaser of this site) that the agent indicates covers approximately two acres. Further, the site is crossed by an access easement serving an adjacent property to the west. Both of these items were viewed as a negative aspect of the property as per the agent. The property was acquired by an adjacent property owner for future residential use. Although purchased by an adjacent owner, the agent opines that the price paid was reflective of the market value for the property. BARRY PROPERTY, JEFFERSON COUNTY, WA Page 38 SH&H File 13989-17 Chad C. Johnson, MAI ANALYSIS OF DATA AND OPINIONS OF APPRAISER WESTERLY SIDE OF WEST UNCAS ROAD, SOUTHERLY SOUTH OF U.S. HIGHWAY 101 110 WEST UNCAS ROAD BARRY PROPERTY, JEFFERSON COUNTY, WA Page 39 SH&H File 13989-17 Chad C. Johnson, MAI ANALYSIS OF DATA AND OPINIONS OF APPRAISER COMPARABLE PENDING LAND SALE L-2 Pronertv Identification Record ID 12877 Address 13 South Tanglewood Lane, Port Townsend, Jefferson County, Washington 98368 Location Southerly of Tanglewood Lane, easterly of Cape George Road Assessor's Parcel Number 947200013 Instrument Purchase and Sale Agreement Sale Data Grantor Jurgen & Helga Hahneiser Sale Date Pending Sale Property Rights Fee Simple Sale History 06/23/2005 $132,000 Verification Dennis Morrow, listing agent; 360-876-5522 Listing Price $125,000 Downward Adjustment $15.000 (well on site) Analysis Price $110,000 Land Data Zoning RR -10, Residential Topography Level Utilities Drilled well Shape Irregular Flood Info Not in a flood zone Land Size Information Land Size 12.00 acres Indicators Analysis Price/Site $110,000/site Remarks This is a 2017 pending sale of a 12 acre parcel in Port Townsend, Washington. The site is located southerly of Tanglewood Lane and easterly of Cape George Road. It can be accessed via Tanglewood Lane by an access easement. The site is zoned RR -10 Rural Residential 1 Unit/10 Acres and is irregular in shape. The listing agent confirmed that there is a well in place, and has been for quite some time. The cost of drilling a well in similar areas averages about $15,000. There is no marketable timber on the property, and although the listing agent could not confirm what the exact contract price will be, he did say that it is "very close" to the listing price of $125,000. The prospective buyers plan to build a single-family residence on the property. BARRY PROPERTY, JEFFERSON COUNTY, WA Page 40 SH&H File 13989-17 Chad C. Johnson, MAI ANALYSIS OF DATA AND OPINIONS OF APPRAISER SOUTHERLY OF TANGLEWOOD LANE, EASTERLY OF CAPE GEORGE ROAD 13 SOUTH TANGLEWOOD LANE BARRY PROPERTY, JEFFERSON COUNTY, WA Page 41 SH&H File 13989-17 Chad C. Johnson, MAI ANALYSIS OF DATA AND OPINIONS OF APPRAISER COMPARABLE LAND SALE L-3 Pronertv Identification Record ID 12878 Address 35 Blue Ridge Road (for reference, not actual address), Port Townsend, Jefferson County, Washington 98368 Location Westerly of Green Way and the Larry Scott Trail Assessor's Parcel Number 001305035 Instrument Statutory Warranty Deed Sale Data Grantor Terence McHugh Grantee Joel Banslaben Sale Date April 11, 2017 Auditor's File Number 607213 Verification Terence McHugh, Seller; 360-379-4570, Michelle Sandoval, Agent; Flood Info 360-385-9344 Sale Price $150,000 Downward Adjustment $15,000 (well on site) Analysis Price $135,000 Land Data Zoning RR -20, Residential Topography Mildly sloping Shape Rectangular Landscaping Heavily forested Flood Info Not in a flood zone Land Size Information Land Size 18.28 acres Indicators Analysis Price/ Site $135,000/site Remarks This is the April 2017 sale of an 18 acre forested property in the Port Townsend area. The site is zoned RR -20. The property abuts the Discovery Bay golf course on two sides, and also runs parallel to the Larry Scott Trail. It is westerly of Green Way, and has access from Blue Ridge Road. Multiple streams run through the property. Access to the property is difficult. There is an easement from Blue Ridge Road; however, the driveway is "rudimentary," according to the selling agent, and it is difficult to get a vehicle to the property. There is also no power to the site. Despite having frontage along Green Way, there is not an easement in place for access. The property is improved with a 50 + gpm well. Based on research of sales in the area, the presence of a well typically contributes approximately $15,000 to the overall site value. The seller reported that a timber cruise had been completed and there is about $75,000 of merchantable timber on the property; however, there has not been a harvest and the selling agent suggested the merchantable timber value was irrelevant as the new property owners plan to build a single family residence and retain most of the trees. The property was originally listed at $195,000, was reduced to $172,500 and sold for $150,000. The property was put on the market in June of 2016. BARRY PROPERTY, JEFFERSON COUNTY, WA Page 42 SH&H File 13989-17 Chad C. Johnson, MAI "- wi- T. N'y- '- r� ANALYSIS OF DATA AND OPINIONS OF APPRAISER COMPARABLE LAND SALE L-4 Property Identification Record ID 12879 Address 67 Foothill Drive, Quilcene, Jefferson County, Washington 98376 Location Westerlly of Skidder Hill Road Assessor's Parcel Number 802111001 Instrument Statutory Warranty Deed Sale Data Grantor Kathryn Jenks Grantee Thomas Swimme Sale Date August 15, 2015 Auditor's File Number 593462 Property Rights Fee Simple Verification Teri Nomura, agent; 360-385-9344 Sale Price $190,000 Downward Adjustment $50,000 (cabin on site) Analysis Price $140,000 Land Data Zoning RR -5, Residential Topography Level in central area, sloping along easterly and westerly borders Utilities Water only Shape Irregular Flood Info Not in a flood zone Land Size Information Land Size 27.58 acres Front Footage Skidder Hill Road Indicators Analysis Price/ Site $140,000/site Remarks This is a 2015 sale of a 27 acre parcel in Quilcene, Washington. The site is located westerly of U.S. Highway 101 and has access and frontage from Skidder Hill Road. The property has vehicular access via an easement. The site is zoned RR -5 Rural Residential 1 Unit/5 Acres and is irregular in shape. The property is impacted by moderate landslide hazards around the westerly, southerly and easterly borders of the property, however the central northerly area is not impacted. Snow Creek runs through the central portion of the property. The agent believed the new owners planned to build a single family residence on the property. At the time of sale there was a small cabin on the property, of approximately 200 square feet. The cabin is purportedly hand crafted and built of high quality, local materials. The agent opined that the presence of the cabin and other site improvements contributed approximately $50,000 to the purchase price, suggesting a land value of $140,000. BARRY PROPERTY, JEFFERSON COUNTY, WA Page 44 SH&H File 13989-17 Chad C. Johnson, MAI ANALYSIS OF DATA AND OPINIONS OF APPRAISER COMPARABLE LAND SALE L-5 Property Identification Record ID 12021 Property Type Residential Address 2XXX Lords Lake Loop Road, Quilcene, Jefferson County, Washington Location Westerly side of Lords Lake Loop Road, approximately 2.5 miles northwesterly of U.S. Highway 101 Assessor's Parcel Number 802342006 Instrument Statutory Warranty Deed Sale Data Grantor Patricia L. Divine Grantee Nathan Holmes & Shannan Kirchner -Holmes Sale Date September 22, 2014 Auditor's File Number 586442 Property Rights Fee Simple Marketing Time One year Financing Cash to seller Sale History No sales in prior three years Verification Terry McHugh, listing agent; (360) 379-4570 Sale Price $165,000 Land Data Zoning RR -10 (Rural Residential) Topography Varied topography Utilities None (electricity approximately 1,000 feet from site) Shape Generally rectangular Landscaping Areas of varied timber, adds aesthetically to site Flood Info Not in flood zone Land Size Information Land Size 21.30 acres 1 Frontage Lords Lake Loop Road Indicators Analysis Price/ Site $165,000/site BARRY PROPERTY, JEFFERSON COUNTY, WA Page 46 SH&H File 13989-17 Chad C. Johnson, MAI ANALYSIS OF DATA AND OPINIONS OF APPRAISER COMPARABLE LAND SALE L-5 (cont.) Remarks This is the September 2014 sale of a rural site located in the Quilcene area of Jefferson County. The site is approximately 2.5 miles northwesterly of U.S. Highway 101 along Lords Lake Loop Road. While the easterly border to this site fronts along Lords Lake Loop Road, access is from the frontage is impeded by Howe Creek, a fish -bearing stream which generally flows parallel to the frontage. Access is by way of a shared easement, improved with a gravel/dirt road which enters the property from the north, crossing through this site and allowing vehicular access to additional properties to the south In addition to Howe Creek, two additional non -fish bearing streams cross the site, with one having associated wetlands based on Jefferson County critical areas mapping. Site features include a waterfall. This site is located approximately 1,000 feet from electrical service. Reportedly, this property is proposed to ultimately be developed with a residential improvement with no electrical service. Rather, the buyer intends to utilize unconventional electrical sources (i.e. generator, solar, etc.). While most of this site is enrolled in the Designated Forestland program for tax relief, one acre has been withheld from this program to allow for development with a single home site. BARRY PROPERTY, JEFFERSON COUNTY, WA Page 47 SH&H File 13989-17 Chad C. Johnson, MAI ANALYSIS OF DATA AND OPINIONS OF APPRAISER WESTERLY SIDE OF LORDS LAKE LOOP ROAD, NORTHWESTERLY OF U.S. HIGHWAY 101 2XXX LORDS LAKE LOOK ROAD BARRY PROPERTY, JEFFERSON COUNTY, WA Page 48 SH&H File 13989-17 Chad C. Johnson, MAI ANALYSIS OF DATA AND OPINIONS OF APPRAISER VIEW OF WATERFALL ON SITE BARRY PROPERTY, JEFFERSON COUNTY, WA Page 49 SH&H File 13989-17 Chad C. Johnson, MAI ANALYSIS OF DATA AND OPINIONS OF APPRAISER ANALYSIS OF COMPARABLE SALES There are six common elements of comparison that should always be considered in the sales comparison analysis. These are: Property rights conveyed, Financing terms, Condition of sale, Market Conditions/Date of Sale, Location, and Physical characteristics. In the discussion to follow, the characteristics of each sale are analyzed, noting for differences between the comparables and the subject property. A superior characteristic for a specific aspect relevant to a comparable suggests a downward adjustment relative to the subject, with an inferior characteristic suggesting an upward adjustment. The discussion of the adjustment process follows. Quantitative Adjustments The property rights conveyed, financing and conditions of sale do not require any quantitative adjustments for the comparables. The subject property does not have improvements on site (with the exception of a dilapidated cabin) or any utilities installed. Comparable L-1 had an old, 900 square foot, residence that had not been lived in for decades. An upward adjustment of $5,400 for the demolition of this residence is applied to L -l. Comparables L-2 and L-3 both had wells on site previous to the listing and sale of the comparables and a downward adjustment of $15,000 for each comparable is applied. Comparable L-4 has a custom-built cabin on site, which the selling agent suggested contributed $50,000. This amount is deducted from the sale price of L-4 to arrive at an unimproved analysis price for the site. In analyzing comparable sales, an adjustment is typically considered to account for increasing/decreasing trends in the market (Market Conditions). The date of sale of the comparables ranges from September 2014 to April 2017, as well as a currently pending sale. All of the sales utilized are generally contemporary. Given that all of the closed sales are relatively recent, along with ongoing market trends, no adjustment for market conditions is applied. BARRY PROPERTY, JEFFERSON COUNTY, WA Page 50 SH&H File 13989-17 Chad C. Johnson, MAI ANALYSIS OF DATA AND OPINIONS OF APPRAISER Qualitative Adjustments Qualitative adjustments are applied to the comparables in order to estimate the appropriate unit value for the subject. Factors considered for adjustment include location, access, site utility, size, critical areas, tree coverage and water elements. The individual comparables are now analyzed as it relates to the various characteristics that impact value. L-1 ($72,900/site, after quantitative adjustments) is the April 2015 sale of a rural site located in Discovery Bay in Jefferson County. Locational and access attributes are superior to the subject, as L-1 is in a more commercial area than the subject, Discovery Bay being a small commercial enclave, and the site has direct access from Uncas Road, therefore, a downward adjustment is applied for this factor. Site utility is inferior, warranting an upward adjustment, as L-1 is encumbered by a septic drain field easement serving an adjacent property owner, as well as an access easement to the west. Comparable L-1 is approximately 8.89 acres, warranting an upward adjustment as smaller sites tend to sell at a lower overall price. L-1 is located partly in a land slide hazard zone; however, as this is the only critical area affecting the property, it is superior to the subject, requiring a downward adjustment. L-1 has been cleared of forest cover in some areas, warranting an upward adjustment. Finally, comparable L-1 does not have a creek or river on site, and is adjusted upward for this factor. Overall, an upward adjustment is applied to this comparable relative to the subject. L-2 ($110,000/site, after quantitative adjustments) is the pending sale of a rural vacant land parcel located southeasterly of Port Townsend in Jefferson County. This property is superior in terms of location due to its proximity to Port Townsend, the county seat and only incorporated city in Jefferson County, as well as in terms of accessibility as L-2 has an access easement in place, requiring a downward adjustments for each attribute. The site is similar to the subject in terms of site utility, requiring no adjustment. Comparable L-2 contains approximately 12 acres, smaller than the subject, and is adjusted upward for this factor. L-2 is superior to the subject in regards to critical areas, as it is not impacted by any environmental designations, and is adjusted downward. This property has heavy tree coverage, making it similar to the subject. Lastly, comparable L-2 is inferior to the subject as it does not have any rivers or natural water elements on the property. Offsetting factors considered, a similar overall value is suggested for the subject property based on this comparable. BARRY PROPERTY, JEFFERSON COUNTY, WA Page 51 SH&H File 13989-17 Chad C. Johnson, MAI ANALYSIS OF DATA AND OPINIONS OF APPRAISER L-3 ($135,000/site, after quantitative adjustments) is the April 2017 sale of a rural site located southerly of Port Townsend in Jefferson County. Location is superior, warranting a downward adjustment. Comparable L-3 benefits from an access easement from Blue Ridge Road; however, the access road is rudimentary at best and is difficult for vehicles to maneuver through, making L-3 similar enough to the subject to not warrant any adjustment. Site utility and size are also similar enough to not warrant any adjustments. L-3 is almost entirely impacted by a slight landslide hazard; however, as this is the only critical area, it is superior to the subject in regard to critical areas. Tree coverage and the presence of water elements are similar to the subject, requiring no adjustments for these factors. Overall L-3 is superior, suggesting a lower value indication for the subject. L-4 ($140,000/site, after quantitative adjustments) is the August 2015 sale of a rural site located less than one mile southerly from the subject. Locational characteristics and site utility are similar to the subject, requiring no adjustments. Access is superior as there is an access easement onto the property, requiring a downward adjustment. L-4 is approximately 27.58 acres, warranting a downward adjustment to the subject for size. Critical areas impacting comparable L-4 are a small northeasterly portion impacted by wetlands, the majority of the property impacted by a moderate landslide hazard zone, as well as minor areas along the northerly border of the property being in a critical aquifer recharge area and northwesterly border in an erosion hazard zone. All factors being considered, L-4 is similar to the subject in regard to critical areas. Comparable L-4 is also similar in regards to tree coverage and water elements, as the property is primarily forest and, like the subject, Snow Creek bisects the property, therefore warranting no adjustments for these factors. Overall, a downward adjustment is applied to this comparable relative to the subject. L-5 ($165,000/site) is the September 2014 sale of a rural site located approximately four miles northerly of Quilcene, Washington in Jefferson County. Location, site utility and size are similar enough to the subject to warrant no adjustments. However, access is superior to the subject, requiring a downward adjustment. Comparable L-5 is impacted by wetlands, a seismic hazard zone, and almost entirely by a slight to moderate landslide zone. This property is also heavily forested, making L-5 similar to the subject in terms of critical areas and tree coverage. In regards to water elements, L-5 is crossed by multiple streams, as well as having a waterfall on the property. Due to the added feature of a waterfall, L-5 is superior to the subject in terms of this aspect. Overall, a downward adjustment is applied to this comparable relative to the subject. BARRY PROPERTY, JEFFERSON COUNTY, WA Page 52 SH&H File 13989-17 Chad C. Johnson, MAI ANALYSIS OF DATA AND OPINIONS OF APPRAISER Price per Site Analysis Adjustments can be made to comparable sales to estimate the value of the subject property on a price per site basis. For illustration purposes, an adjustment chart presented below has been utilized for the analysis of the subject. This adjustment grid displays the adjustments made to the comparable sales to account for the differences between the sales and the subject property. These adjustments are believed to reflect the market's most probable reaction to these differences. These adjustments are for each element of comparison identified as contributing to a value difference. The adjustments are negative or positive, depending on whether a certain characteristic is superior or inferior to the subject property. The adjustment chart presented below compares sales L-1 through L-5 to the subject property. Considering the data indicated by the comparable sales, the comparables suggest a per site value for the subject property greater than L-1 ($72,900 per site), less than L-3 ($135,000 per site), and similar to L-2 ($110,000 per site). BARRY PROPERTY, JEFFERSON COUNTY, WA Page 53 SH&H File 13989-17 Chad C. Johnson, MAI COMPARABLE LAND SALE ADJUSTMENT CHART, PRICE PER SITE Comparable Number L-1 L-2 L-3 L-4 L-5 Property Subject 110 West Uncas Road 13 South Tanglewood Lane 35 Blue Ridge Road 67 Foothill Drive DOOCLords Lake Loop Road Port Townsend Port Townsend Port Townsend Quilcene Quilcene Sale Price n/a $67,500 $125,000 $150,000 $190,000 $165,000 Property Rights Conveyed Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Adjustment $0 $0 $0 $0 $0 Adjusted Price $67,500 $125,000 $150,000 $190,000 $165,000 Financing Cash to Seller Cash to Seller Cash to Seller Cash to Seller Cash to Seller Cash to Seller Adjustment $0 $0 $0 $0 $0 Adjusted Price $67,500 .$125,000 $150,000 $190,000 $165,000 Conditions of Sale Arms Length Arms Length Arms Length Arms Length Arms Length Arms Length Adjustment $0 $0 $0 $0 $0 Adjusted Price $67,500 $125,000 $150,000 $190,000 $165,000 Improvements None Demo Structure Well Well Cabin None Adjustment $5,400 $15,000 $15,000 $50,000 $0 Adjusted Price $72,900 $110,000 $135,000 $140,000 $165,000 Date of Sale Apr -15 Pending Apr -17 Aug -15 Sep -14 Adjustment 0% 0% 0% 0% 0.0% Adjusted Price $72,900 $110,000 $135,000 $140,000 $165,000 Adjusted Price/Site $72,900 $110,000 $135,000 $140,000 $165,000 Qualitative Adjustments Location Highway 101 Superior Superior Superior Similar Similar Adjustment - - - Access No Superior Superior Similar Supenor Superior Adjustment - - - Site Utility Adequate Inferior Similar Similar Similar Similar Adjustment + Size (acres( 22.02 8.89 12.00 18.28 27.58 21.30 Adjustment - Cridral Areas Yes Superior Superior Superior Similar Similar Adjustment - - - Tree Coverage Heavy Partially Cleared Heavy Heavy Heavy Heavy Adjustment Water Elements Snow Creek Inferior Inferior Similar Similar Superior Adjustment - Total Adjustment Upward Similar Downward Downward Downward BARRY PROPERTY, JEFFERSON COUNTY, WA Page 53 SH&H File 13989-17 Chad C. Johnson, MAI ANALYSIS OF DATA AND OPINIONS OF APPRAISER Generally similar weighting is applied to the sale comparables. Based on the preceding analysis, the site value for the subject property by the Sales Comparison Approach is concluded at $110,000. Market Value Conclusion, by the Sales Comparison Approach, as of Julv 6, 2017: $110,000 BARRY PROPERTY, JEFFERSON COUNTY, WA Page 54 SH&H File 13989-17 Chad C. Johnson, MAI RECONCILIATION The only applicable approach to value in the case of the subject property is the Sales Comparison Approach. The analysis by the Sales Comparison Approach methodology involves direct comparisons of the property being appraised to similar properties that have sold in the same or in a similar market in order to derive a market value indication for the property being appraised. A sales search of the surrounding market area was performed to locate land sales similar to the subject. The sales used in this analysis were adjusted for dissimilarities as compared to the subject, including quantitative and qualitative adjustments, thereby setting reasonable parameters for valuation of the subj ect. In summary, the Sales Comparison Approach was the only approach to value applicable relevant to this report, and therefore, it is relied upon solely for the final value conclusion. Based on the preceding analysis, the Market Value of the fee simple interest in the subject property, effective as of July 6, 2017, is estimated to be: ONE HUNDRED TEN THOUSAND DOLLARS $110,000 BARRY PROPERTY, JEFFERSON COUNTY, WA Page 55 SH&H File 13989-17 Chad C. Johnson, MAI CERTIFICATION I certify that, to the best of my knowledge and belief, 1. The statements of fact contained in this report are true and correct. 2. The reported analyses, opinions and conclusions are limited only by the reported assumptions and limiting conditions, and represent my personal, impartial and unbiased professional analyses, opinions and conclusions. 3. I have no present or prospective interest in the property that is the subject of this report and have no personal interest with respect to the parties involved. 4. I have no bias with respect to the property that is the subject of this report or to the parties involved in this assignment. 5. My engagement in this assignment was not contingent upon developing or reporting predetermined results. 6. Compensation is not contingent upon the reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value estimate, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal. 7. I have made a personal inspection of the property that is the subject of this report. 8. Sasha Turgman, License Number 1002008, provided real property appraisal assistance to the person signing this report relevant to the inspection, subject research, market research, comparable confirmation, analysis and/or report preparation. 9. The reported analyses, opinions and conclusions were developed, and this report has been prepared, in conformity with the requirements of the Code of Professional Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute, which include the Uniform Standards of Professional Appraisal Practice. 10. The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. 11. This appraisal assignment was not based on a requested minimum valuation, a specific valuation, or an approval of a loan. BARRY PROPERTY, JEFFERSON COUNTY, WA Page 56 SH&H File 13989-17 Chad C. Johnson, MAI CERTIFICATION 12. I am competent and qualified to perform the appraisal assignment. 13. I have performed no services, as an appraiser or in any other capacity, regarding the property that is the subject of this report within the three-year period immediately preceding acceptance of this assignment. 14. The Appraisal Institute conducts a voluntary program of continuing education for its designated members. MAIs who meet the minimum standards of this program are awarded periodic educational certification. As of the date of this report, I have completed the continuing education program of the Appraisal Institute. Chad C. Johnson, MAI State of Washington Certification 1101662 BARRY PROPERTY, JEFFERSON COUNTY, WA Page 57 SH&H File 13989-17 Chad C. Johnson, MAI CHAD C. JOHNSON, MAI GENERAL EDUCATION QUALIFICATIONS BA, Business Administration, Option in Real Estate, Washington State University Relevant Coursework Real Estate Principles Real Estate Finance Real Estate Valuation Real Estate Investment Real Estate Law CERTIFICATIONS Washington State Certified General Real Estate Appraiser Certification 1101662 Issue Date: March 31, 2005 PROFESSIONAL DESIGNATION MAI, Appraisal Institute PROFESSIONAL EXPERIENCE Real Estate Appraiser and Consultant SH&H Valuation and Consulting (formerly Strickland, Heischman & Hoss, Inc.) June 2001 to Present APPRAISAL INSTITUTE COURSES & EXAMINATIONS COMPLETED Course 310, Basic Income Capitalization (February 2002) Course 320, General Applications (December 2004, online course) Course 410, Standards of Professional Practice, Part A (September 200 1) Course 420, Standards of Professional Practice, Part B (September 2001) Course 510, Advanced Income Capitalization (December 2002) Course 520, Highest & Best Use and Market Analysis (September 2006) Course 530, Advanced Sales Comparison and Cost Approaches (September 2008) Course 540, Report Writing and Valuation Analysis (August 2003) Course 550, Advanced Applications (January 2009) Uniform Appraisal Standards for Federal Land Acquisitions — Practical Applications (May 2017) Various Continuing Education Courses BARRY PROPERTY, JEFFERSON COUNTY, WA Page 58 SH&H File 13989-17 Chad C. Johnson, MAI PARTIAL LIST OF PROPERTY TYPES APPRAISED Apartments Agricultural Properties Aquaculture Properties Automobile Dealerships Automobile Repair Facilities Banks Bowling Alleys Business Parks Cardlock Fueling Facilities Carwashes Churches Commercial Land Commercial Subdivisions Condominium Developments Conservation Easements Daycare Centers Food Processing Plants Gas Station/Convenience Stores Golf Courses Health Clubs Hotels/Motels Industrial Properties QUALIFICATIONS Industrial Subdivisions Institutional Properties Leasehold Interests Medical Offices Mineral Extraction Operations Mixed -Use Properties Natatoriums Nurseries Private Schools Professional Offices Recreational Properties Religious Retreats Residential Land Residential Subdivisions Resource and Forest Land Properties Restaurants Retail Properties Right -of -Way Acquisitions Self -Storage Facilities Shellfish Processing Plants Single -Family Residences Waterfront Properties APPRAISAL EXPERIENCE IN THE FOLLOWING WASHINGTON COUNTIES Benton County Kitsap County Clallam County Lewis County Clark County Mason County Cowlitz County Pacific County Franklin County Pierce County Grant County San Juan County Grays Harbor County Skagit County Island County Snohomish County Jefferson County Thurston County King County Whatcom County Yakima County BARRY PROPERTY, JEFFERSON COUNTY, WA Page 59 SH&H File 13989-17 Chad C. Johnson, MAI PARTIAL LIST OF CLIENTS FOR WHICH I HAVE COMPLETED APPRAISALS Alaska USA Federal Credit Union AmericanWest Bank Anchor Savings Bank Bank of America Bank of the Pacific Bank of the West Banner Bank Business Loan Center, Inc. Capital Land Trust Center for Natural Lands Management Christian Community Credit Union CIT Small Business Lending City of Enumclaw City of Kent City of Tacoma Public Works Coastal Community Bank Colliers International Colonial Bank, NA Columbia Bank Commencement Bank Energy Northwest FDIC First Community Bank First Federal First Horizon Corporation First Interstate Bank Grays Harbor County Great Peninsula Conservancy Heritage Bank Jefferson Land Trust KeyBank Business Service Center, Ohio KeyBank National Association Kitsap Bank Kitsap Transit Marquette Business Credit, Inc. Mid Puget Sound Fisheries Enhancement Native American Bank, NA Nature Conservancy of Washington Nisqually Land Trust Northwest Farm Credit Services BARRY PROPERTY, JEFFERSON COUNTY, WA SH&H File 13989-17 QUALIFICATIONS Olympic Bank One Pacific Coast Bank Pacific International Bank Pacific Northwest Bank Peoples Bank Pierce Commercial Bank Quinault Maritime Resort Quinault Nation Enterprise Board Rainier Pacific Bank Seacoast Commerce Bank Seattle Savings Bank Security State Bank Sequim School District Skagit State Bank Sound Community Bank South Sound Bank Sportsmen's National Land Trust Sterling Savings Bank Sunwest Bank Suquamish Tribe Thurston First Bank Timberland Bank Trust for Public Land Tukwila School District U.S. Bancorp U.S. Department of Interior Umpqua Bank UniBank Union Bank Valley Bank Viking Bank WA State Department of Fish & Wildlife WA State Department of Natural Resources WA State Department of Transportation Washington First International Bank Wells Fargo Bank Whidbey Camano Land Trust Yakima County Public Services Zions First National Bank Various Attorneys and Private Individuals Page 60 Chad C. Johnson, MAI ASSUMPTIONS & LIMITING CONDITIONS Unless noted otherwise in the body of the report, this appraisal is subject to the following assumptions and limiting conditions. 1. No responsibility is assumed for legal or title considerations. Title to the subject property is marketable and free and clear of all liens, encumbrances, encroachments, easements and restrictions. The property is assumed to be under responsible ownership and competent management and is assumed available for its highest and best use. 2. There are no existing judgments or pending or threatened litigation that impact the value of the property. 3. There are no hidden or undisclosed conditions of the land or of the improvements that impact the value of the property. 4. Information, public and private, relevant to sale price indications is assumed to be correct. 5. The property is in compliance with all applicable building, environmental, zoning, and other federal, state and local laws, regulations and codes. 6. Information, estimates and opinions contained in the report, obtained from others, including third -party sources, are assumed to be reliable and have not been independently verified and no warranty is given for accuracy. 7. An appraisal is inherently subjective and represents our opinion as to the value of the property appraised. 8. The conclusions stated in our appraisal apply only as of the effective date of the appraisal, and no representation is made as to the effect of subsequent events. 9. No changes in any federal, state or local laws, regulations or codes (including, without limitation, the Internal Revenue Code) are anticipated. 10. When environmental impact studies are not provided in conjunction with the appraisal, we reserve the right to revise or rescind any of the value opinions based upon any subsequent environmental impact studies. If any environmental impact statement is required by law, the appraisal assumes that such statement will be favorable and will be approved by the appropriate regulatory bodies. BARRY PROPERTY, JEFFERSON COUNTY, WA Page 61 SH&H File 13989-17 Chad C. Johnson, MAI ASSUMPTIONS & LIMITING CONDITIONS 11. Unless otherwise agreed to in writing, we are not required to give testimony, respond to any subpoena or attend any court, governmental or other hearing with reference to the property without compensation relative to such additional employment. 12. We have made no survey of the property and assume no responsibility in connection with such matters. Any sketch or survey of the property included in this report is for illustrative purposes only and should not be considered to be scaled accurately for size. The appraisal covers the property as described in this report, and the areas and dimensions set forth are assumed to be correct. 13. No opinion is expressed as to the value of subsurface oil, gas or mineral rights, if any, and we have assumed that the property is not subject to surface entry for the exploration or removal of such materials, unless otherwise noted in our appraisal. 14. We accept no responsibility for considerations requiring expertise in other fields. Such considerations include, but are not limited to, legal descriptions and other legal matters such as legal title, geologic considerations such as soils and seismic stability, and civil, mechanical, electrical, structural and other engineering and environmental matters. 15. The distribution of the total valuation in the report between land and improvements applies only under the reported highest and best use of the property. The allocations of value for land and improvements must not be used in conjunction with any other appraisal and are invalid if so used. The appraisal report shall be considered only in its entirety. No part of the appraisal report shall be utilized separately or out of context. 16. Neither all nor any part of the contents of this report (especially any conclusions as to value, the identity of the appraisers, or any reference to the Appraisal Institute) shall be disseminated through advertising media, public relations media, news media or any other means of communication (including without limitation prospectuses, private offering memoranda and other offering material provided to prospective investors) without the prior written consent of the persons signing the report. 17. Any income and expense estimates contained in the appraisal report are used only for the purpose of estimating value and do not constitute predictions of future operating results. BARRY PROPERTY, JEFFERSON COUNTY, WA Page 62 SH&H File 13989-17 Chad C. Johnson, MAI ASSUMPTIONS & LIMITING CONDITIONS 18. If the property is subject to one or more leases, any estimate of residual value contained in the appraisal may be particularly affected by significant changes in the condition of the economy, of the real estate industry, or of the appraised property at the time these leases expire or otherwise terminate. 19. No consideration has been given to personal property located on the premises or to the cost of moving or relocating such personal property; only the real property has been considered. 20. The current purchasing power of the dollar is the basis for the value stated herein. We have assumed that no extreme fluctuations in economic cycles will occur. 21. The analyses contained in the report necessarily incorporate numerous estimates and assumptions regarding property performance, general and local business and economic conditions, the absence of material changes in the competitive environment and other matters. Some estimates or assumptions, however, inevitably will not materialize, and unanticipated events and circumstances may occur; therefore, actual results achieved during the period covered by our analysis will vary from our estimates, and the variations may be material. The Americans with Disabilities Act (ADA) became effective in the 1990s. We have not made a specific survey or analysis of the property to determine whether the physical aspects of the improvements meet the ADA accessibility guidelines. We claim no expertise in ADA issues, and render no opinion regarding compliance of the subject with ADA regulations. Inasmuch as compliance matches each owner's financial ability with the cost to cure the non -conforming physical characteristics of a property, a specific study of both the owner's financial ability and the cost to cure any deficiencies would be needed for the Department of Justice to determine compliance. 22. No studies have been provided to us indicating the presence or absence of hazardous materials on the subject property or in the improvements, and our valuation is predicated upon the assumption that the subject property is free and clear of any environmental hazards including, without limitation, hazardous wastes, toxic substances and mold. No representations or warranties are made regarding the environmental condition of the subject property and the persons signing the report shall not be responsible for any such environmental conditions that do exist or for any engineering or testing that might be required to discover whether such conditions exist. Because we are not experts in the field of environmental conditions, the appraisal report cannot be considered as an environmental assessment of the subject property. BARRY PROPERTY, JEFFERSON COUNTY, WA Page 63 SH&H File 13989-17 Chad C. Johnson, MAI ASSUMPTIONS & LIMITING CONDITIONS 23. The persons signing the report may have reviewed available flood maps and may have noted in the appraisal report whether the subject property is located in an identified Special Flood Hazard Area. We are not qualified to detect such areas and therefore do not guarantee such determinations. The presence of flood plain areas and/or wetlands may affect the value of the property, and the value conclusion is predicated on the assumption that wetlands are non-existent or minimal. 24. The appraisal report and the value conclusion within the appraisal is predicated upon the assumption that the satisfactory completion of construction, repairs or alterations will be performed in a workmanlike manner. 25. It is expressly acknowledged that in any action which may be brought against SH&H Valuation and Consulting or their respective officers, owners, managers, directors, agents, subcontractors or employees (the "SH&H Valuation and Consulting Parties"), arising out of, relating to, or in any way pertaining to this engagement, the appraisal reports, or any estimates or information contained therein, the SH&H Valuation and Consulting Parties shall not be responsible or liable for an incidental or consequential damages or losses, unless the appraisal was fraudulent or prepared with gross negligence. It is further acknowledged that the collective liability of the SH&H Valuation and Consulting Parties in any such action shall not exceed the fees paid for the preparation of the appraisal report unless the appraisal was fraudulent or prepared with gross negligence. Finally, it is acknowledged that the fees charged herein are in reliance upon the foregoing limitations of liability. 26. SH&H Valuation and Consulting, an independently owned and operated company, has prepared the appraisal for the specific purpose stated elsewhere in the report. The intended use of the appraisal is stated in the report. The use of the appraisal report by anyone other than the Client is prohibited except as otherwise provided. Accordingly, the appraisal report is addressed to and shall be solely for the Client's use and benefit unless we provide our prior written consent. We expressly reserve the unrestricted right to withhold our consent to your disclosure of the appraisal report (or any part thereof including, without limitation, conclusions of value and our identity), to any third parties. Stated again for clarification, unless our prior written consent is obtained, no third party may rely on the appraisal report (even if their reliance was foreseeable). BARRY PROPERTY, JEFFERSON COUNTY, WA Page 64 SH&H File 13989-17 Chad C. Johnson, MAI ASSUMPTIONS & LIMITING CONDITIONS 27. The conclusions contained in this report are estimates based on known current trends and reasonably foreseeable future occurrences. These estimates are based partly on property information, data obtained in public records, interviews, existing trends, buyer -seller decision criteria in the current market, and research conducted by third parties, and such data are not always completely reliable. SH&H Valuation and Consulting and the undersigned are not responsible for these and other future occurrences that could not have reasonably been foreseen on the effective date of this assignment. Furthermore, it is inevitable that some assumptions will not materialize and that unanticipated events may occur that will likely affect actual performance. While we are of the opinion that our findings are reasonable based on current market conditions, we do not represent that these estimates will actually be achieved, as they are subject to considerable risk and uncertainty. Moreover, we assume competent and effective management and marketing for the duration of the projected holding period of this property. 28. Any prospective value estimates presented in this report are estimates and forecasts which are prospective in nature and are subject to considerable risk and uncertainty. In addition to the contingencies noted in the preceding paragraph, several events may occur that could substantially alter the outcome of our estimates such as, but not limited to changes in the economy, interest rates, and capitalization rates, behavior of consumers, investors and lenders, fire and other physical destruction, changes in title or conveyances of easements and deed restrictions, etc. It is assumed that conditions reasonably foreseeable at the present time are consistent or similar with the future. 29. The value estimate herein is subject to these and to any other assumptions or conditions set forth in the body of this report but which may have been omitted from this list of Assumptions and Limiting Conditions. BARRY PROPERTY, JEFFERSON COUNTY, WA Page 65 SH&H File 13989-17 Chad C. Johnson, MAI EXTRAORDINARY ASSUMPTIONS AND/OR HYPOTHETICAL CONDITIONS 1) Extraordinary Assumption: "an assumption, directly related to a specific assignment, as of the effective date of the assignment results, which, if found to be false, could alter the appraiser's opinions or conclusions. "8 Extraordinary Assumptions assume as fact otherwise uncertain information about physical, legal, or economic characteristics of the subject property; or about conditions external to the property, such as market conditions or trends; or about the integrity of data used in analysis. There are no Extraordinary Assumptions relevant to this appraisal. 2) Hypothetical Condition: "a condition, directly related to a specific assignment, which is contrary to what is known by the appraiser to exist on the effective date of the assignment results, but is used for the purpose of analysis. "9 A Hypothetical Condition assumes conditions contrary to known facts about physical, legal, or economic characteristics of the subject property; or about conditions external to the property, such as market conditions or trends; or about the integrity of data used in analysis. There are no Hypothetical Conditions relevant to this appraisal. 8 Uniform Standards of Professional Appraisal Practice, 2016-2017 Edition, Appraisal Standards Board, The Appraisal Foundation, Washington D.C., p. 3. 9 Ibid., p. 3. BARRY PROPERTY, JEFFERSON COUNTY, WA Page 66 SH&H File 13989-17 Chad C. Johnson, MAI ADDENDA SHF -,H VALUATION AND CONSULTING June 26, 2017 Sarah Spaeth Director Conservation and Strategic Partnerships Jefferson Land Trust 1033 Lawrence Street Port Townsend, WA 98368 Re: Appraisal Report Barry Property Jefferson County Assessor's Parcel 802021005 U.S. Highway 101 Unincorporated Jefferson County (Quilcene), WA Dear Ms. Spaeth-- Pursuant paeth►: Pursuant to your request, I am providing you this engagement letter as the basis for appraisal services relevant to the above referenced property. It is my understanding that I will provide an appraisal report indicating the Market Value of the fee simple interest in the property as of the date of inspection. The purpose of the appraisal is to determine the Market Value in order to initiate an acquisition of the property by the Jefferson Land Trust. The subject property is comprised of a rural site containing an area of approximately 22 acres as per Jefferson County Assessor's records. The site is wooded and impacted by several critical areas, primarily associated with Snow Creek which crosses the property. The property is near the Jefferson Land Trust's Snow Creek Uncas Preserve and it is the intent of the Land Trust to ac quiet the site for inclusion as part of the Preserve. The report will be prepared with the intent to be in conformity with the current appraisal guidelines of the Uniform Standards of Professional Appraisal Practice (USPAP) and the Washington State Recreation and Conservation Office (RCO). 6419 Lakewood Drive West Tacoma. Washington 98467 1 p. 253.564.3230 f. 253.564.3143 The total fee for the appraisal is $3,900 and the report will be provided to you within 35 days of our receipt of a signed copy of this proposal, assuming the required information to complete the appraisal is provided in a timely fashion. Please confirm your acceptance of this proposal by signing this letter in the space provided below and returning it to our office. We look forward to working with you on this assignment. Please let me know if you have any questions. Sincerely, Chad C. to n, MAI Engagement Letter Accepted -:"� 5a� , G f 2ro2-01"7 Client Signature Date PL -630-159 (Rl3/16) Commitment for Title Insurance ISSUED BY First American Title Insurance Company Commitment FIRST AMERICAN TITLE INSURANCE COMPANY, a Nebraska corporation ("Company"), 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 B and to the Conditions of this Commitment. This Commitment shall be effective only when the identity of the Proposed Insured and the amount of the policy or policies committed for have been inserted in Schedule A by the Company. All liability and obligation under this Commitment shall cease and terminate 180 days after the Effective Date or when the policy or policies committed 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 IN Dennis J. Gilmore President U Timothy Kemp Secretary (This Commitment is valid only when Schedules A and B are attached) First American Title of Jefferson County 2424 S Park Avenue P.O. Box 598 Port Townsend, WA 98368 This jacketwas created electronically and constitutes an original document Copyright 2006-2009 American Land Title Association. All rights reserved. The use of this form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. Form 5C11600 (&-1-09) Page 1 of 2 ALTA Commitment (6-17-06) CONDITIONS 1. The term mortgage, when used herein, shall include deed of trust, trust deed, or other security instrument. 2. If the proposed Insured has or acquired actual knowledge of any defect, lien, encumbrance, adverse claim or other matter affecting the estate or interest or mortgage thereon covered by this Commitment other than those shown in Schedule B hereof, and shall fail 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 failure to so disclose such knowledge. If the proposed Insured shall disclose such knowledge to the Company, or if the Company otherwise acquires actual knowledge of any such defect, lien, encumbrance, adverse claim or other matter, the Company at its option may amend Schedule B of this Commitment accordingly, but such amendment shall not relieve the Company from liability previously incurred pursuant to paragraph 3 of these Conditions. 3. Liability 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 form of policy or policies committed for and only for actual loss incurred in reliance hereon in 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 event shall such liability exceed the amount stated in Schedule A for the policy or policies committed for and such liability is subject to the insuring provisions and Conditions and the Exclusions from Coverage of the form of policy or policies committed for in favor of the proposed Insured which are hereby incorporated by reference and are made a part of this Commitment except as expressly modified 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. All arbitrable matters when the Amount of insurance is $2, 000, 000 or less shall be arbitrated at the option of either the Company or the insured as the exclusive remedy of the parties. You may review a copy of the arbitration rules atm httg://www.alta.orp/> Form 5011600 (8-1-09) Page 2 of 2 ALTA Commitment (6-17-06) ♦. Ai K 1S rot American ride m� r. 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Where possib'e, we wil! take reasonable steps to correct Inaccurate h the re information. When, as with public cord, we cannot correct !naccurate iaforma5cn, we w;!' take all reasonable steps to assist consumers in identifying the source o` tine erroneous data so that f .e oonsumer can secure the required corrections. Education Vie endeavor to educate the users of our products and services, our employees and others in our industry about the importance of consumer Drivacy. We wit instruct our employees on our fair information values and on the responsible collection and use of data. We vmdli encourage others in our indus ry to collect and use information in a responsime manner. Security We M5 maintain appropriate facilities and systems to protect against unauthorized access to and corruption of tie data we rneirtain. Form 50 -PRIVACY (9-1-10) Page 1 of 1 Privacy Information (2001-2010 First American Financial Corporation) Coirmitnen: No. 5944? IRST Of �"Ifc iso, 2424 South Park Avenue Port Townsend, WA 98368 SCHEDULE A Commitment No.: 59441 Seller : Barry Buyer JL Trust Effective Date of Commitment: June 13, 2017 at 8:00 A.M. Prepared For: Jefferson Land Trust Sarah Spaeth 1033 Lawrence Street Port Townsend, WA 98368 Inquiries Should be Directed to: First American Title Of Jefferson County Researched By: Rochelle Lewis Page 1 of 5 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 a -mail rlewis(a�fatcoje.com By: Rochelle Lewis, Title Officer 1. Policy or Policies to be issued: (a) ® ALTA Owners Policy Standard Amount S Premium $ Proposed Insured: Tax $ Jefferson Land Trust, a Washington non profit corporation 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: Michael V. Barry, a married man as his separate estate Commitment No, 59441 Page 2 of 5 4. The land referred to in this Commitment is located in the County of .Jefferson, State of WA, and described as follows: The South %2 of the North %2 of the Southeast %4 of the Northeast '/4 and the North '/2 of the South %2 of the Southeast 1/4 of the Northeast'/4, Section 2, Township 28 North, Range 2 West, W.M.,. EXCEPT those portions as conveyed to the State of Washington for right of way by deeds recorded September 3, 1919 in Volume 1 of Road Waivers, Page 175, and March 8, 1957 under Recording No. 152957, both records of Jefferson County, Washington Situate in the County of Jefferson, State of Washington. Co,rmitmen: No. 54441 SCHEDtiLE B Page 3 of 5 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 facts 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 thereof; (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 furnished, 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. LPB Commitment No. 5 944 1. Special Exceptions: Page 4 of 5 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. The first portion $ 439.55 becomes delinquent after April 30"'. The second portion $ 438.97 becomes delinquent after October 313` Year: 2017 Amount Billed: $ 878.52 Amount Paid: $ 439.55 Amount Due: $ 438.97, plus interest and penalty, if delinquent Tax Account No.: 802 021 005 Parcel ID No.: 19822 Assessed value: $ 83,740 The lands described herein have been classified as timberland and are subject to the provisions of RCW 84.34 which include the requirement of a continuation of restricted use in order to continue to present assessment rate. A change in use can cause an increased assessment rate for present and past years. Application Recorded: November 17, 1976 and as amended January 24, 1977 Recording No.: 238392 and as amended by 239668 Any sale or transfer of all or a portion of said property requires execution of a notice of compliance form by the new owner and submission to and approval by the County Assessor prior to such sale. Note: If the proposed transaction involves a sale of the property so classified or designated, there will be additional requirements regarding the real estate excise tax affidavit. Please contact Jefferson County Assessor or the company for additional information. 4. A record of survey and matters relating thereto: Recorded: September 13, 2002 Recording No.: 460007 The effect, if any, of Correspondence Re: Boundary Line and the terms and provisions contained therein: Recorded: April 13, 2017 Recording No.: 607184 Regarding: North boundary line 6. Any claim to (a) ownership of or rights to minerals and similar substances, including but not limited to ores, metals, coal, lignite, oil, gas, uranium, clay, rock, sand, and gravel located in, on, or under the Land or produced from the Land, whether such ownership or rights arise by lease, grant, exception, conveyance, reservation, or otherwise; and (b) any rights, privileges, immunities, rights of way, and easements associated therewith or appurtenant thereto, whether or not the interests or rights excepted in (a) or (b) appear in the Public Records. LPB Commitment No. 59441 Page 5 of 5 7. 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. According to the application for title insurance, title is to vest in Jefferson Land Trust. Examination of the records discloses no matters pending against said party. B. 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. C. Abbreviated Legal Description: S 112 N 1/2 SE NE & N 112 S 112 SE NE Ls R/W 2-28-2W 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. y- 409245 JUEMN COUNTY 0 F Q�fl. D& Md A �'tn5{9RE9 When Recorded Return to: MiGfaeL Co�rcL- OARRy sa/.f West wit -i-0-1 f�vr✓N uE (yLEN�a.� t Az- gS�o`f Atte_ VOA(;6=1PAGE-f 2� OF GFF!Ci :L RECORDS errei �.� 0 D S :iEl J'cFFERSCH C641,1eT'i lJOSTOR . PUTY QUIT CLAIM DEED Grantor(s) [Seller): {1) GL --of 5 PC Te (2) 1�35�cnc{£5 (4) r! ( 11 Additional names on age ``, oft d�cutttent Grantees) (Buyer) t t (3) " {4) Addition ,"mes n age_/ of At Legal Description (Abbreviated) : ?t 4 gN� )� z W Additir� legal �or.7 page �;L of document Assessor's Tax Parcel YDi a O �\�— /� � � r c;K. ��ds —=i- GRata�oR G Y for and in consideration of k ° x E i �T PL- Tz Ct f conveys and quit claims to L jr., �-� the following described �1 e tate, situated in the County of fE¢•fflcsca, State of Washi4gto tt ether with all after acquired L-itle of the granto3r�a)--I hesrb;in. (assn le# description on paged of this document. Dated: d r \ ATE 0 tNGTON, ss. -�x of 3e-,CCQrr7Cn cdti�y I t I know or have satisfactory evidence that �`. j f�a 5' E 4 m r ,J A 15,qQQ iy se Red dhis instnrment, and acknowledged t to 6e, ie r free and voluntary act for the uses and P. ses mentioned in this instrument. 1 gated: ' , 1 eWvtcr� r ' dre aJ 16athingrmr, ruidefrg ar OP- i Uk % My appouumM exppt `i rev 11/96 qod-i MAR 3 -b 1991' n q r F-X!•l 31 A r The South Half of Eire d:orth Half of the 7``ou�ast Q^�ter of the �iartheast uzrter and the ?sort'r. zz1=- of t'z South a, ' of t?:e Q �- southeast Qcerter of the Northeast Quarter SectioT 2onshi? 28 Horth, Range 2 west, w.M., less right of way. H,A.,ZCSL 2 The ao=th Fal= of the South Half )�X_\�^et Southwest Quarter of he �iorthwest Quarter and the South f�1f O' `re Northa?f of the Southwest Qcarter a? the �xort:^.west�gL•L, sectio" ? ?ow.^.s?'ao 28 Worth, ?z.^_ce 2 West, r.u., less rich,cZF�i=SS Ty._'s follow -ng cescri'aee oro�ertg: 3eginai^g a a^�oi^95 .9,feat North and 1320 feet Salt ofthe Quarcer 5g�t^o: � common to Sections 1 and 2, Townshi-* 28North, �azge W :��':d., and running thence South 312.2 feet�, thence 3 S $ e�, ^Ca North 200 feet, thence Wast :3.68 feet, yce�'!So 72 2 =eet, thence East 593.68 feet hone or !-ass to the 3tit�pf eci all is Section 1, Township 28 North, Range 2 WrLkt C`i fid! Fs RST 2'.T_CHT 02 RE?USAL• :xc,�*t,?b,� a sale or gift to the children or grand Chi ldre^_ o` Glav' _. rv, 3u3rer :. Taylor, ..*.3s heirs and EssiSns, Shat-'- [:a�2 a,r,r53e ight of ra_usa1 on anv suasecoent sale of subject _p �ert , 3A��f rst right Off refusal to ba exerciseC 'Qf thq/�acce7tanc2 of an offer to OG'_•Chase the subject g t+i ice; st right of re=usal may be exercised on an_v atter.at f t.eysL•3ject Orogerty by the children ar_a gran@childre. 6� Glkdgs 'S� �'err_y. i e�'I ME PtSURAnCE a11GRiR:X.I~ FW hw Rotord at Raqawt of 1N15 ItECCRUD IN VOLUME 'Z pioN€ER YITLE Ct3MEAANY 74 N(W S PR 2 :AS AFTER RkC=Nt. MAIL T81 R '- GIAAYO 21 vara 4 Darry441,IX circle 1 1arfrnE4T R nneign, NJ 0745,_ 1 FFE1 1i EXly 7A# kJWd 7 row Y, 54 11 rZ GRAa1Ya VELLI$81'SE +`Ya�� �3 IYY.'D: i 4* '# 'rkAOM!! AS ETHELY'S TarLOR� ala* RnPVft as MRS. il.D.�YS.j}R, sai.o�cRowe as NBLLIS E. TAYLOR far surd to ad"Uee>kian of La 'A 4 # lit' ion eommy0 Aw w!a a141Wa to 4DYS BARRY, a carried woman as bat oepa.rate estate d* 1LaUi Lvs { xy�ilrl.M ♦tcurc,y In the dozoty of Jefferson PAE hair a# ifa,e4ia�� �� �fitet�ar t3teratr .hich �rraRcp e.y �gr�tRec ae4uitrs CEL , The sa4h �Hwif of th forth Half of the Southeast Quarter of the Nortbea� Qv* tar the North Half of the South Bale of the Sant#east QStar e�� of the Northeast Quarter, Seeticsn 2, Township 28 North, Raftlo, +4 W"t; *N.11jr„ leas right of way. PA '15 2 + The Noxtk.41 f of the South Half of the Southwest Quarter of the t est otter and the Soutb Ralf of the Worth Na1f of the tt ,$put w.tart Quarter of the Wartbwost Quarter, Section 1, Township 28 No�3c, is 2 Nest, N.M., less right of way. LESS THE following fdosc"d property: Beginning at a point 962.94 toot North and 20 feet East of the Quarter section corner Coamon to Sections 1 arid, Township 28 North, Range 2 tient, W,K., and running thence � Roth 3f2.2 .tarn, thence Neat 50 toot, thence North 200 feet, thence Went 443.68 feet, thence North 112.2 feet, thence East 493.68 feet more or lase to the point of beginning$ all in Section 1, ti )Township 28 North, Range 2 West. N.N. .. FIRST ArumT or RErusALI Except for a sale or gilt to the children nr grandchildren of Gladys It. Barry, Aubrey r. Taylor, his hairs and assiges, ohaii have a first right of refusal oa any subsequent sale of ■uhjset property, said first right of refusal to be Ret QC606442 exercised within 30 days of the acceptance of an offer to purchans,3J1Q the subject prapert.Y. Said fito.t right Of r*fusai may be exert}sed on any attempted pale of the subject property by the chien and grandchildren of Gladys 9. $arty. } � l "a f . �• o a " >,t dur of L^ V . -.... --------IJEALJ TA $ F WASHINGTON SS NTY OF AFFERSON } On this day personally appeared before me Aubrey F. Taylor, as attorney-in-fact for Nellie' Ethlyn Taylor, whose name is sub- scribed to the foregoing instrument as attorney-in-fact of Nellie Ethlyn Taylor. and acknowledged to we that he executed the. within instrument and subscribed the name of Nellie Ethlyn �a{���� -• thereto as attorney-in-fact and as his free and voluntary rsULl- and. -ra' deed for the uses and purposes therein mentioned, GIVEN under my hand and official real this 3th d� ay;Ew'f•ti November. 1984. 195 RY PUBLIC in and for the Sen.te............ Washington, residing in Port y Townsend. El Na .13,1984 -? 75 ROAD WAIVERS I -aura Davit, uo State of Washington. Right cf Way Deed. Sept 2nd, 1919. Sept 3rd, 1319 Strip 60 feet wide over S1 of X32 of SWC of I'M' and NL of S' of SiNl of ITgi of See 1 and S� of N2 of SE4 of 14— and A., of S2 Of SES of 14 of Sec 2 in T 28 11. R. 2 Wea t . Deed Rmord in. 87...Jefferson County, Washington Tt. t ijwr.x Javia (-irrarri:jd eo';*n), a^ !-ort Tv`Yn.,an6, c:.,toa, 4. rLy a£ '. �;e first par*., for Anel in oonai-.oration o: Lila ou cl 'Awlr-e .-- in. fired € s.J.a0j :atl..:ss. in I Ar"al Taney at the 'InIL41 .tats- of :t -arid, to her i. ": d pAll by a. ',). Tyylor, a' - -:.s. :..ahir.•:,ton. party o'" the eaaand part, i.,. Grertad, :.r&aired ax,d So' d, Ai tY raze Present* 44ao Drant, iiarizain, -;_ll sand Con -ay unto the ;aid !Sart: v£ tha iea'irid part, and to his 1:eSr_ raid asai,,nu, the fallow'in4 desori'. tl real Frog:ertY, stta4". i;;:.r,_. an•t to1w in tae Pounty of Jeff it On <,tate C^ kaahi! -ton, to --Jit' A tr.at of Iar:d te_-1rirArtp, it a pair€ on tT.a aeetiau line Tsetwaan pat',aaa •.^e { -: and Txfo (2'. Irownah_,P TweALY-81"M (2S) 'Torth, Raago Tori 12. Jant, wIora the `far'.,: haurd- ar,' line of tract <.f 'end owivi 4 J. 1, nrdrawd, intorts4ts Rame �ectian line; thRnee 2ov� Tr._!rtian hun:.red ini icr-.ty (1.320) feet; f?Khoo -:Orth .'ix hu-'rgd nd ^ixtY 1660) foot: Ljenoa axit Hoon'., ri, har.'4rRd and forty (�':401 =Rat; Ui :nae .3auth -,& Y. h,=,.:r,•d ..-rd i al,e y ({-".0! Palet; tx_�„-.e K,pjt InIrLoom huT:.,red Sri twer'y rl3i,.; f-ol,, to ilaae or :e- -tir•�, uentainir.,, £ori; (a0j aarea, aaxu of Inas. To ';mte ini to ha::i. Lisa aid rre :.s.:a�i, cit.s all _%air a,larte;, ; e$'Unto the ,aiW z•.T y o^ the aew ni part *e! ',o h.is he4rc ant aaai;;no !crews^; ar_ the :.4&3d Z," ra 'mvla t.r%y G£ Eha first part, '!"r ter ,,,,I for her Wra, RKfc,..torr.- itI ..1•. i•40ra44rs,'%PA , eraoy navenuhl 1,e an4 witi iter said ;at Sy of tiie see—id part his hairs and "six"-. Sha t'ha Owner :R fail R:iTple Of sai'3 pro .Sav,an" thAt tisey are free Fro'. %Il it., : •'. r6'::. 4r. r•:' t'set rho w 1, zoTraas' au1 DR•md 0ift E :t a tharatl aesAns', all. tae_"1: c Lt. a i i{ sear, F 'itnsrx .ti :!s -..d a:• - Dual thin. ljtti :.4y a• .'a,.t,...•aR.•,' nese 1�•.:M•- 07.: a. •: 71notvon. -u .t _ka-,Ia ' .etl) :•.aa:t. 3QAA w,4 Rclirered in Frasenae of . .,rota 'a. (ount: or Je.`fereon *.. i..e. ,. 38o4t, a .:otarY Pulalli :n ,aid far the 3-A,: :tat:, .:o :..araVy �a�c:f�• ;.£ an twin 1 €i aw of 1)-g, psraanally a••rpaaraa :r"°;re -.a ie.ra "Vt.] (aa uu4rri ed we �4, , air F rt Towasaend, !loch, .a roe imam to b^ the -ir.iiv'dt�&l dr-ioribe4 ;r And who aasouted '.Tse ui.:aln Instrument. ani aekr�•.;lada;ed that aha at ne't ani .salad Los ,s:R .Q par -rrob 3n- ivl�sr•IA— eat and daed, for ',4R uaea end p•:+pan 63 'aerR1.:• ti ar .,,d. "n 13trIA14 ::.era3i, I hart .:arwunlo ." . k.,Ad and aftiso4.1. -4 c "iral :'r,:-1 tT.+ n'i year 1% 111,3 ierI.Xinate ftr+t abw, wri+tan. __ .•aq,:'•aa) APa'-ary Fub:ic it arA for the i rot '-ashin tan. reaidi •,, at ,-•+rt : w n3ar1 li aa: i lw-t/. Car _a:axd _spi&:,,or 1z.!%. A31 , at t ok,,Gl r :. -.. at +•OVwlt oP ..r Mtee. Au°ita�• :.a.+'[�,srn:. r;,„r��., d:•s"-:•!cn. •d �ljrity. It. /. YR. 7N -A—i-W-1g1L "It WARRANTY DM in the Mitfter of primary State .Highuidy No. 9, Crocker Lake to Discovery bay • ` KNOW ALL MEN BY THESE PRESENTS, That the Grantor 'Iellie E'thelyn taylor, a uidov, as her separate estate of Port iownsend.Washinptcn for and in cm.-icleratiun. of the sum of ren 06/100 (410.00) and other %mlu'4b1a considerations hereby ccxrrry s and irarrants to tkc State of 11r'uskingraR, the folloiring described real estate situ- ated in Jefferson County, in the State of Wdshingf(m: 1111 that. portion oi. ° fhe Worth :E of the ;ouch - of the Srui:hxesi oy , of the Northwest '�, and the South. of the :orr.h ' oi' the Southwest - of Lhe Northwest in Section 10 `YownsIt�p ' Vortin, ,ange t nest of the. Mfillarn®tie . e^laian; MlTrlatl CHEiIEE"NUK the following, described Portion ;,hereof:. -ieginnirtg at a Point 902.9h feet taorth and 1121) feet east of the quarter secti.an corner corsrson w :,actions 1 and z, ;bxnahip 28 flora:, itange 2 ,fest, .y.:t,., and runairw thence z)ovth 31'e.2 feet; thence West 50 feet; thea North 2U0 feet; thence ;fest 443.68 feet; ttc;,:ce ,Jifrth 112,2 feet.; thence East 493-(A feet, more or lest, to the point c" oehiruiix, i'i,e Saeid of the iVorul of fate Southeast .of t21e-artheast„ and the �dorth of thR South of tete .boutheast -1 bf the Nar-.he"t ; cbf Section 2, 'Cawnthip 2b ..orth, Range 2 meat of the Willamette meridian, t.&v4 - ii,., �I.Eftil'Wyx the Abandaaed right of wap of the fort PownseW Southern CuLil odd; k,lLi cX,11i4.Cr frq;n the above described tracts the right of wap of Stone Road o, 9; All situate in the Co%inty of .ieffer*on, &tate of 'dashington" L;fING northeasterly of L.4sUng State nmol No. 9 aril lyingnarthveste.r4 of a -line' drmm parallel with and 115 feet voutheasterl`y, when measured at richt an. -leo and/or radially, from thi; center line o. r = inW y 'State F;ighway No. 9, Crocker Lake to Discovery Bay. The I=ds being r-anve}ed— erein contain an area of 3.46 acres, more or less, theopecifte &tails cenceriting a[l of which ure to be found within that certain map of definite location saw of record and an fc art the office of 0- Director of Highways at Olympia and bearing bate of air• prom[, October 2, 1956; and the. center line of which is alscJ ahown of retard in book "A" 01 lAghway Rlats, page 5* records of said county. The Grantor herein sierras the right to renOve SU trees from the Unds herein *ftvvyad, anueadng all.xtability to ,Persona mWor "erty a t hected with arid; .rwwotal at soy tilers antij tW 24, 1857; bcrr.er, on said date, al trees yet remade" Via. said 1" ihsil baco" the property of the State of Waahi."3Aat and all rights of the Grantor to $&It trams Waal thea Ce#ee sad terminate. 0 ft ii i4nd1 T1*[?ird and agreed Lhal the eir4r,E!ry nt albs deed %t Hereby tendered attd that the terms and'obligatiims heieof shalt: not <'�eeo"ie huldtrig upon the Stale of Washirr Eton untexr sada! until acceptedn74d aPPTCne¢ herfun in iiTitinq for the ratulc nf'WaSliiitgt(M' 1)epartment of ffighwuys; by the Chief Right of !dray Agent, Dated this 19th day of l abraary, 1957 Accepted an. d approved. STATS OF WA811INGTON x}eranatv3.ttv.-r or lliatnuAYs u C ief Richt dived; Aae�tt. 1401 R �t 5 �1 rarhh L1 V Li a. 'lu" NCIV 17 1 28 x Port Townsend Wash, 98368 You --re hereby notiri->9 t' -3t t.__ +.-d 'c'tion ns fc.rest ]— and -8 35 T 29 R 1 W: EYe NE SE 20.00 Acree EY5 SE SE 20.00 acres S 1 T 28 R 2 W: N% $A SW NW & NYe S* SW NW less tax I T 28 R 2 W: 010 n NE & NYe SYe SE NE lees R/W a_t'_oK io ns: -i -i ?ung^ M-.Ist)V.:est) e of :tr�r�: it November 3-- Xnath Day _:ar C. "RIPS Ptd AN 79 n.. 27 \ u �r sa 7 Y' i J26. 20 NI'01"25-W f V LS .C2. IN S5'12E W¢ W------------ C, m Q Z Od O � o CLW C3 nG U LO N % W W r z_ F V O o U U H W 0 n m a iY v a rc c w • o LL i a W T } w / ' l i, 1-9£ l . d S.UANf1S =0 DE '-ICA 7 ru (l6-£9 GYN] W31SIS 'Oa005 31Y1S 'HSVM m ,p u m m - Co z � F a w sk o E` R .Q p u •\ n / u _m 4 J 0 ,tt z ° z !.� N V U N z 21'641 c6'Y2 � � • e z1� N 'moo �1•L1.¢2.19 1£'£i9 g99fs�\ ti s 4961/51/21 G3ROLddv �. = h W N W a N o / \ 3AY� ;v60bSS a1 ltc IL57 6 NSd ':ar P01S51 3-6 H;6 `-� WLi YS JC C L31W Sad SI Rid 1814 O w m a 176.66 \ '\ 17Z 13032,. 20 y n 51 "01' 2S' E I NI "OS' 25'V W U W •I /(��•S._ � b� }tea `+lal B� � pn •2 z �f ���tins O•®Da® E • Q612.a \ Q sf '7 LO � U zm ? 4 oaf U N.WU n a CoLD o cz CD 0 oi O Z �� w I U)�m¢o_ c� K V yT] O �3 ZJ2 \V W] m W N = mU0 4MW� NRU J C0 N J~ O = a N^ W W C cu � GD W Q C/''� l jV 1 I4 Zw •"�W n� l V SW N I d Wetly N W¢ W------------ C, m Q Z Od � o CLW C3 nG U L N W W r z_ F V O o n_ H W 0 n m a iY v a rc c w • o LL i a W T } w o l i, 1-9£ l . d S.UANf1S =0 DE '-ICA k0d ru (l6-£9 GYN] W31SIS 'Oa005 31Y1S 'HSVM m ,p u o - Co z � F a w � o .Q p u n ! 4 � • I N U N 21'641 c6'Y2 � � • e z1� - �1•L1.¢2.19 1£'£i9 Ll_I U 0 01-1U LL - 0 J CL LIoc?.!N 99'IZ£ N W------------ C, w � � o C3 _ ^ L W W r z_ F V O o n_ H W I 4d U Y c m a iY v a rc c w p� o LL i a W T } w o ! 1� � o ru m LU u - Co z O � F a w � 607184 PGS=2 MISC 04/1312017 10:31 AM $74.00 MONTGOMERY LAW FIRM Jaffarson County WR Auditor's Office - Rose Ann Carroll, Auditor RETURN ADDRESS: MONTGOMERY LAW FIRM P.O. Box 269 COLVILLE, WASHINGTON 99114-0269 9979.17 DOCUMENT TITLE(S) Correspondence Re: Boundary Line GRANTOR(S): Last, First, Middle Initial TAYLOR AUBREY BUD etc. additional names on page of document GRANTEE(S): Last, First, Middle Initial I. WALCH, MIKE _ 2. WALCH, MARCIA �.. etc. additional names on page of document LEGAL DESCRIPTION: Abbreviated form (lot, block, plat name, section -township -range) S %2 N %z SE l/ NE 1/a Sec. 2, Twp. 28 N. Rge. 2 W.W.M. , Jefferson County,. WA 2. N 1/z N %2 SE IA NE 1/4 Sec. 2, TW. 28 N, Rye. 2 W.W.M., Jefferson County, WA Additional legal description is on page of document ASSESSOR'S PROPERTY TAX PARCEL ACCOUNT NUMBER(S): 1. 802021005 & 802021001 REFERENCE NUMBERS OF RELATED DOCUMENTS: (If applicable) I . AUDITOR'S FILE NUMBER(S): 2. BOOK(S) AND PAGE(S): �607184� Page 2 of 2 rry AUBREY TAYLOR 400 Wycoff Road Port Townsend, WA 98368 360-765-3456 July 11, 2006 Mike Walsh, This letter -is in regard to the property line between you and Michael Barry. Barry owns parcel 802021005 S2 T28 R2W Sl /2 NI /2 SE NE. You own parcel 802021001 S2 T28 R2W'N 112 N I /2 -SE- NE. You and I -agreed -that the -correct -property line -between these 2 parcels should follow the old fence line as found embedded in the large. old Cedar on the east side of Snow Creels and in an alder tree on the west side of that creek. Sincerely, ;z Ta ar Signature T This sketch is not based on a survey of the property. It is furnished without charge courtesy of First American Title Company solely for the purpose of assisting in locating the said premises. It does not purport to show all roads or easements. The company assumes no liability for any inaccuracies therein. Li 802021001 GOVT LOT 1 N1/2 N1/2 SE NE (GOV'T LOT cV I co 802021001 N (N1/2 N1/2 SE NE) T 11.31 a. 802021005 1004 S1/2 N1/2 SE NE & N1/2 S1/2 SE NE LESS R/W _) (S1/2 N1/2 SE NE) I Cl. 802021005 � I BOARD) (N1/2 S1/2 SE NE) 10.72 a. CR CK R �A�TSTR-1 ff65 ti GAK� 2 TRACT 3 TRACT 1 y=` �- R O in / 117 (REV) r r LESS TAX B ; Q 3.37 a. a �— 802024001 E 1/2 SE (W OF HWY) (LESS TAX 2&4) (LESS PLATTED) (TAX6) "-=`L' 442.04 91 (REV) ;ENLO BY TAX 6 4.57 a. Vq" 98 97 t y r _ 0 (RE 1.4 Z 1 a 40 103 LO c X 50 (REV)• 1 4� 9� 108 88 1. 37 n. , 07 e 106 109 0 87 �V 111 110 w 86 Y 1 }i�N 113 � 84 0 114 83 71 11f3 W I I j 0 U Q �N 0 LZ a i N I- r r � N �� azb.aa NT 01'25'W W I I j 0 U Q �N 0 a su 4 � £h N z I� z \ 9 Lp'>t Z 2.co \ c W 0' m c_ _a4 o d N �LL tc \ _4, c? W 9 g2 S h +45liS II2: U3n9tlddY P i r U - N a <w o \ 3NYl SVnO>iB dl I101l51 6 HSd '; ]:` Lr011151 3-6 H55 J W L yl s O '61d Sl n%tl AnH 1• a Z C3 0 W 170.6647a.eo 9 1p E 133Ne 32E.m� — H _ ;. o' o $1.01•E5 E r �� 5101'25'0 njf _ W a in 2! _cd d=5 If ar .266 of®oaf 6 0 r`7 w z0 Ln L co. ao N Os Zn 0 \ Z ow \4 IRto J Ip y rY1 - I li Ll.[ C) r 0 I I Q=lo N =oz i1 �l 7 _ y Z N L lh j �O N6 W N 'y W W • Z Y K /''�� iUL nfi '2 m L lJ 0 mUp A 0 LLJ p N j C NJ fid= A U \r Y1 -mW G i 4J M lLj C _ o K &&w emw _ W ¢ } Zz Ww yl 0 J W W \ F— W 7 SW W®4 O J aD C I LL rm 0<0 4. W K•,= I C U Q �N {i { -9C { ' d SA3AVS 30 aZ • 10A V3d 116-£8 aYHI) W31SAG 'oa000 MiS 'HSVM c K j "a I a 0 �'6Y1 ➢6"lei U 59' 12C sf'z.f A -4i U. is I£•Cp9 Ll - CD 69'12£ I LM1 6/29/2017 (d) Conservancy(C). Jefferson County Code (i) Purpose. The conservancydesignation prov;des for sustained use of resource lands and other relatively undeveloped shorelines while protecting ecological functions, conserving natural, historic and cultural resources, and providing recreational opportunities. (ii) Designation Criteria. A conservancydesig nation is assigned to shoreline areas landward of the ordinary high water mark if they do not meet the criteria for the natural designation and if any of the following characteristics apply: (A) The shoreline is relatively undeveloped or currently supporting resource-based uses; or (8) The shoreline can support low impact outdoor recreational activities; or (C) The shoreline is predominantly low density rural residential use (RR 1:10, RR 1:20); or (D) The shoreline can support low density residential development and low intensity water -oriented uses, including some commercial and industrial uses, without significant adverse impacts to shoreline functions or processes; or (E) The shoreline is a good candidate for ecological restoration. http:llwww.codepublishing.comlWAIJeffersoriCountyl?JeffersonCountyO8lJeffersonCountyO865.html 111 Jefferson County Shoreline Master Program ■.......................■...................■■■■..■..................■........... Table 1 - Permitted, Conditional and Prohibited Uses by Shoreline Environment Designation P = Use may be permitted subject to policies and regulations of Program. May require Shoreline substantial development permit or Statement of exemption approval. See Articles 6, 7, 8, 9 and/or 10 for details. C(a) = Conditional use administrative. See Articles 2, 9 and 10 for definition, criteria and process details. C(d) = Conditional use discretionary. See Articles 2, 9 and 10 for definition, criteria and process details. X = Prohibited use. * = Exceptions and limitations may apply as noted in the Program. See specific section for details. Environment Designations Waterward of OHWM Landward of OHWM Shoreline Uses A t� Aquatic NA#VTa X* P P r p Agriculture X X ... ...... Aquaculture: ........ .... Aquaculture activities other than ........... _...... geoduck, in -water finfish, and P P P P P P upland finfish Geoduck P P C(d) C(d) C(d) P In -water Finfish (including Net Pens) X C(d) X*/C(d) X X C(d) Upland Finfish X C(d) X C(d) X C(d) Beach Access Structures: P P C(a) P P P Public C(a)* C(a)* C(a)* C(a) C(a) C(a) Private, accessory to single family X C(a)* X C(a) C(a) C(a) residential development Boating Facilities: Boat launches (non-residential) ......... P* P* C(a)*. C(a) P P Boat launches (residential) X* _.... P* _....... ...... C(a)* C(a) _ P P Docks, piers, floats, lifts (non P* p* C{d)* C(a)* P* P residential) Docks, piers, floats, lifts X* p* X C(a) P P (residential) Float plane moorage X C(d) X C(a) C(a) P Industrial piers P* P* X X X P Marinas X P* X C(d) C(d) P Mooring buoys P* P* C(a)* C(a) C(a)* P Commercial Development: Water -dependent (recreation) ....... C(d) P C(d) C(d) __ ....... ........ P ......... P Water -dependent or Water -related __ .. .. (non -recreation) X X X C(d) P P Water -related (recreation) X P X X P p ..........................................•............................... r...... Article 4—ShorelineJurisdiction & Environment Designations Page Ordinance 07-1216-13 4-6 Jefferson County Shoreline Master Program •....................................■.....................■.■................... Table 1 - Permitted, Conditional and Prohibited Uses by Shoreline Environment Designation P = Use may be permitted subject to policies and regulations of Program. May require Shoreline substantial development permit or Statement of exemption approval. See Articles 6, 7, 8, 9 and/or 10 for details. C(a) = Conditional use administrative. See Articles 2, 9 and 10 for definition, criteria and process details. C(d) = Conditional use discretionary. See Articles 2, 9 and 10 for definition, criteria and process details. j X = Prohibited use. * = Exceptions and limitations may apply as noted in the Program. See specific section for details. Recreation: Water -oriented Non -water -oriented Underwater parks Residential: ........ ......... Single family (and normal iAccessory structures associated with single family development (other than beach access structures, boating facilities, and boathouses) Boathouses accessory to single family residences P* X C(a) X X X X P* P* P Environment Designations X X C(d) Waterward of OHWH NIA Landward of OHWH NIA Shoreline Uses per`* AquMic i vatic �.�:�-.,,, P lilk;4 l�t Water enjoyment X X X C(d) P P Non -water -oriented X X X X* C(d) C(d) DredgingC(d) .. . .............. C(d) X* C(d) C(d) P Dredge Disposal ........ C(d) C(d) X* C(d) C(d) C(d) Filling & Excavation C(d) C(d) X* C(d) _..._ P P Flood Control Structures C(d) C(d) X C(d) C(d) C(d) Forest Practices ........ ..... ..... X __......... X P P P P In stream Structures C(d) .. C(d) X* C(d) C(d) C(d) Industrial & Port Development: Water -oriented X C(d) X C(d) C(d)* P Non -water -oriented X X X X* X*/ C(d) C(d) Mining X X X* X* X* C(d) Parking. Accessory to permitted use X X X* PI C(d) PI C(d) P/ C(d) Primary use X X X X X X Recreation: Water -oriented Non -water -oriented Underwater parks Residential: ........ ......... Single family (and normal iAccessory structures associated with single family development (other than beach access structures, boating facilities, and boathouses) Boathouses accessory to single family residences P* X C(a) X X X X P* P* P P X X C(d) X NIA NIA NIA NIA C(a) P P P X C(a) P P X C(a) C(a) C(a) .........................................■....................................... Article 4 — Shoreline Jurisdiction & Environment Designations Paye Ordinance 07-1216-13 4-7 Jefferson County Shoreline Master Program Article 4 —Shoreline Jurisdiction & Environment Designations Page Ordinance 07-1216-13 4-8 Table 1 - Permitted, Conditional and Prohibited Uses by Shoreline Environment Designation P = Use may be permitted subject to policies and regulations of Program. May require Shoreline substantial development pennit or Statement of exemption approval. See Articles 6, 7, 8, 9 and/or 10 for details. C(a) = Conditional use administrative. See Articles 2, 9 and 10 for definition, criteria and process details. C(d) = Conditional use discretionary. See Articles 2, 9 and 10 for definition, criteria and process details. X =Prohibited use. i i Exceptions and limitations may apply as noted in the Program. See specific section for details. Environment Designations Waterward of OHWM Landward ofOHWM Shoreline Uses' Aquatic X P* P 011V P Multifamily X X Restoration & Enhancement P P P �P P p Shore Armor/Stabilization: . .... .. .._. Non-structural stabilization P P P P P P i Structural armoring, river and marine - non-residential C(a)* C(a)* C(a)* C(a)* C(a)* C(a)* Structural armoring, river and marine - residential X X X ..... .... ..... . . C(a)* C(a)* C(a}* Structural armoring, lakes ......... ...... X X X X X X Signs P* P* X* ........ . P P P Transportation: Serving an allowed use . .. C(d) C(d) X* P P p Not serving a specific allowed use ........ . C(d) C(d) X* C(d)* C(d}* C{d)* Utilities: ...... Essential Public Facilities _..... ....... C(d)* C(d) X* C(d) P P Oil, Gas and Natural Gas Transmission Lines C(d)* C(d) X* P* P* P Power/Tidal energy generation facilities X C(d) X C(d) C(d) C(d) Desalinization Plants X* X* X C(d) C(d) C(d) Sewage Systems X* X* X* C(d) C(d) P Water Systems X* X* X* C(d) C(d) P Electrical and Communication L Lines C(d) C(d) X* P* P* P Article 4 —Shoreline Jurisdiction & Environment Designations Page Ordinance 07-1216-13 4-8 Alft- SH&H VALUATION AND CONSULTING 6419 Lakewood Drive West, Tacoma, WA 98467 p. 253.564.3230 1 f. 253.564.3143 Tami Pokorny From: Sarah Spaeth <sspaeth@saveland.org> Sent: Tuesday, February 20, 2018 11:33 AM To: Tami Pokorny Cc: Richard Tucker; Carrie ClenDaniel Subject: Barry Appraisal addendum Attachments: Barry appraisal Addendum 20180220.pdf Hi Tami - Please find attached the appraisal addendum for the Barry property on Snow Creek prepared by Chad Johnson from SH&H Valuation. Subsequent to the original appraisal prepared last July by SH&H, Jefferson Land Trust resolved a boundary line dispute with a neighboring landowner, resulting in the Barry property reducing in size from —22 acres to just under 20 acres. This addendum indicates that there is no change in the value of the property from the original appraised value of $110,000 due to the reduction in acreage. Jefferson Land Trust will acquire the property before March 16th, and be applying for an official Boundary Line Adjustment with Jefferson County DCD shortly thereafter. Please let me know if you need any additional information. Thanks - Sarah Sarah Spaeth Director, Conservation and Strategic Partnerships Jefferson Land Trust Helping the community preserve open space, working lands and habitat forever. 1033 Lawrence St Port Townsend WA 98368 Ph 360.379.9501 ext 101 www.saveland.ug A land trust is a promise ... a promise we as a community make that in 50 years, 75 years, loo years, the wild spaces, and memory places of Jefferson County will still exist, and that the quality of life and legacy they represent will remain forever 0 PS. Save the Date for our annual Conservation Breakfast, Thursday March 29, 8-9:30am. I hope you can come enjoy a complementary breakfast with me and learn more about how we conserve and protect local landscapes together. Also - we have these other great events coming this quarter: Tuesday, February 20: Donovan Creek - work party planting willows 10am-1 pm Sunday, February 25: Saving Tarboo Creek with author Scott Freeman reading at Finnriver, 6-7:30pm Tuesday, March 6: Port Townsend Gateway Railroad Avenue Preserve - work party 10am-1 pm Tuesday, March 20: Snow Creek Uncas Preserve - work party 10am-1 pm Tuesday, March 27: Duckabush Riparian Forest, Part II - work party 10am-1 pm m© - An ;qua aA o4=�mm= mo£� a7o I.- F", w", Nim m m� asp W—c - co nAo oz o00 m A n Az ri ,c mmczm msnm �mz n - _o m z. 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