HomeMy WebLinkAbout070119_cabs01�e elmn
Public Heealt
CABS
615 Sheridan Street
Port Townsend, WA 98368
www.JeffersonCountyPublicHealth.org
June 25, 2019
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, Natural Resources Program Coordinator
DATE: July 1, 2019
SUBJECT: Agenda Request: Authorization and Concurrence for the Bochat
Property on the Big Quilcene River Floodplain
STATEMENT OF ISSUE:
Environmental Public Health (EPH) requests approval of an Authorization and Concurrence document for
the Bochat property on the Big Quilcene Floodplain.
ANALYSIS/STRATEGIC GOALS:
Approval of the Authorization and Concurrence document will allow EPH, in partnership with Public
Works, to initiate negotiations to purchase the 0.66 -acre Bochat property north of the Big Quilcene River.
This acquisition has been discussed with the Board previously in the context of grant agreements and
project updates. It is necessary in order to provide adequate space for the river's channel to function
naturally, to improve salmon habitat, and to reduce flood risk.
FISCAL IMPACT/COST BENEFIT ANALYSIS:
Acquisition of the Bochat property is funded by RCO # 16-1480. Match is provided by the Department of
Ecology's Terry Husseman Account (SEATHA-VER3-JeCoPH-00037).
RECOMMENDATION:
EPH management recommends approval of the Authorization and Concurrence document for the Bochat
property on the Big Quilcene Floodplain.
REVIEWED BY:
Philip Morley, County Adr'hinistrator Date
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
AUTHORIZATION TO PROCEED WITH
REAL PROPERTY ACQUISITION
Big Quilcene River Floodplain
Salmon Recovery Project
Bochat Property (RCO #16-1480)
Based on the review appraisal report of June 13, 2019 and the authority granted below, we hereby
establish just compensation and authorize you to make the first offer on the following property:
Parcel Numbers Just Compensation (Offer)
APNs 991200505
& 991200503, $155,000
Recommendation and Approval:
6v -W- /2
Mon emders P.E., Public Works Director/County Engineer Date
Concurrence and Authorization:
The Board of County Commissioners of Jefferson County does hereby establish just compensation
as stated above. The Board does hereby indicate its concurrence and gives authorization for the
Department of Public Works in partnership with the Department of Environmental Public Health to
proceed with the offer, negotiation and acquisition of the above designated property in accordance
with Right of Way Acquisition Procedures Resolution 05-11, approved February 7, 2011 and the
policies of the Recreation and Conservation Office and the Washington Department of Ecology.
Big Quilcene River Floodplain Salmon Recovery Project — Bochat
This authorization further directs the Departments to execute the documentation to close said
transactions and coordinate with the approved funding sources to pay for acquisition expenses.
Approved By:
JEFFERSON COUNTY BOARD OF COMMISSIONERS
Kate Dean, Chair
David Sullivan, Member
Greg Brotherton, Member
SEAL:
ATTEST:
Carolyn Gallaway Date
Deputy Clerk of the Board
Big Quilcene River Floodplain Salmon Recovery Project — Bochat
REVIEW APPRAISER'S CERTIFICATE NO. 1
Agency:
Jefferson County Public
Health
Parcel No.
991200505 and
991200503
Owner:
Brian Bochat
Federal Aid No.
N/A
Project:
N/A
Map Sheet:
N/A
Map Approval Date:
N/A
Date of Last Revision:
N/A
From: Richard F. Duncan, MAI, RF Duncan and Associates, Inc.
To: Jefferson County Public Health
Date of
Review: June 13, 2019
The following appraisal
has been made on the subject largerparcel:
Appraiser
Valuation
Fair Market
Fair Market
Value
Value of
Damages
Date
Value —
Value —
Difference
Property
Before
After
Rights
Project
Project
Acq uired
Chad C. Johnson,
5-16-19
$155,000
-0-
$155,000
-0-
-0-
MAI WA Gen. Cert.
No. 1101662 and
Leslee A. Gilmore
Cert. No. 1101840
Appraisal Review Comments and Conclusions
Appraisal #1 is referred to as "the appraisal" herein. The appraisal is an Appraisal Report as defined by
USPAP, and is prepared consistent with the Uniform Standards for Federal Land Acquisitions. The
agency proposes a total acquisition of the subject parcel.
Description of Subject -
The subject is located at 151 Fremont Avenue Quilcene, WA, southeasterly of Highway 101 in Jefferson
County. The subject property consists of two rectangular shaped, non-contiguous parcels. The two
parcels of the subject property are separated by a parcel containing an area of 0.13 acres which is
owned by Jefferson County. Parcel 991200505 contains an area of 0.52 acre and is improved with a
single-family residence. The second parcel (Parcel 991200503) contains an area of 0.14 acre and is
unimproved. The area of the combined ownership is approximately 0.66 acre.
According to the Jefferson County GIS mapping system, all of Parcel 991200503, the smaller parcel, is
located within a floodway. Additionally, all of Assessor's Parcel 99120503 and the approximately one-
half of the easterly portion of Parcel 991200505 is impacted by potential wetland areas. All of the
improvements located on the subject property are located on Parcel Number 991200505. Because the
Richard F. Duncan, MAI Page I
RF Duncan & Associates, Inc.
smaller parcel cannot accommodate independent development, it is included with the main parcel as
one larger parcel for this ownership, which is reasonable and appropriate.
The sites are mostly level in topography and electrical and telephone service are extended to the subject
property. The subject site is not served by public water or sanitary sewer service. However, the site is
served by a private well and septic system.
The subject property is improved with a three-bedroom, one -bathroom single-family home containing a
total finished area of 970 square feet. The home is wood frame with a concrete foundation, wood siding
and a composition shingle roof. The home has a living room, a dining area, the kitchen, three bedrooms,
and a full bathroom. In addition to the home, the property is also improved with a detached storage
shed with an area of 216 square feet. County records indicate that the home was originally constructed
in 1948.
The home has been updated several times and has been well maintained. After recently purchasing the
property, the owner cured some deferred maintenance on the house including removing moss and
completing some repairs to the roof. In addition, the owner completed some updating on the
landscaping that was not maintained prior to the purchase of the property. The appraisers indicate that
currently, the interior of the home is in need of some updating. The kitchen needs a new stove/oven
and refrigerator/freezer. Also, the flooring in the bathroom needs to be replaced, the countertops in the
kitchen need to be updated, and the kitchen cabinets need to be re -painted. In addition, the home
needs new windows. The owner of the subject property is a contractor and estimated that it would cost
approximately $10,000 to complete this work. With entrepreneurial profit, the appraisers estimated a
total cost for the needed improvements of approximately $11,000.
The subject is zoned Rural Residential (RR -5), per the Jefferson County zoning ordinance. The base
zoning allows for one dwelling unit per five acres. Because the subject was a legally created site prior
to the zoning being adopted, it is considered to be a legal non -conforming application with respect to
its size of under 5.0 acres. As indicated earlier, the smaller parcel of approximately 0.14 acres cannot
be developed. The appraisers estimated a highest and best use for the site as vacant for development
of one home and a highest and best use as improved is to apply the repairs as indicated and for
continued use as a residence. In my opinion, the appraisers' conclusions of highest and best use are
reasonable and well supported.
Valuation
The appraisers employed the Sales Comparison Approach in valuing the subject parcel. Neither the Cost
nor the Income Approaches were considered to be applicable and they were not performed.
The appraisers analyzed four improved sales in supporting the value of the subject which ranged from
approximately $150,000 to $230,000. After being adjusted for sales concessions and market
appreciation, the sales ranged from $153,375 to $231,725. After comparing and contrasting the
comparables to the subject for major value influencing characteristics including location, site and
improvement size, outbuildings and condition and quality of improvements, the appraisers concluded a
value for the subject toward the low end of the range at approximately $165,000, assuming the
improvements to the appliances, bathroom flooring, kitchen countertops, and the kitchen cabinets had
been repainted, and the windows had been replaced. The appraisers deducted approximately $11,000
as the cost for the required repairs/improvements, to reach a value "as is" of approximately $155,000,
Richard F. Duncan, MAI Page 2
RF Duncan & Associates, Inc.
($165,000-$11,000) which is within the range of comparable sales analyzed and considered to be
reasonable.
No land valuation was included in the appraisal. Recent site sales in the subject market have ranged
from $24,000 to $48,000, for allocation purposes I have allocated the site value at approximately
$45,000.
The reviewer accepts the appraisal's ordinary assumptions and limiting conditions as being typical for
appraisals in Washington State. There are some minor typographical errors in the appraisal; however,
correction of these would not alter its value conclusions.
Any personal property items in the residence will be addressed outside the scope of the
appraisal and this review. There are no tenant -owned realty items taken or affected. The
appraisal and this review use the correct methods and techniques. The market data in the
appraisal are adequate and appropriate to solve the appraisal problem. The conclusions of
value reached in the appraisal and in this review are reasonable and fit the market
evidence. In my opinion, the appraisal report which is under review complies with the
Uniform Standards of Professional Appraisal Practice (USPAP), The Uniform Standards for
Federal Land Acquisitions (Yellow Book), and the Standards of the Washington State
Recreation and Conservation Office (RCO).
Richard F. Duncan, MAI Page 3
RF Duncan & Associates, Inc.
REVIEWER'S DETERMINATION OF VALUE NO. 1
DETERMINED VALUE BEFORE PROJECT
DETERMINED VALUE AFTER PROJECT:
VALUE DIFFERENCE DETERMINED:
ESTIMATED JUST COMPENSATION IS- AS OF 6-13-19:
Reviewer's Allocation of Just Compensation
Acquisition:
Land Acquired in Fee 0.66 acre:
Improvements Acquired:
Damages:
Special Benefits:
Total Just Compensation:
$155,000
-0-
$155,000
$155,000
$45,000®
$110,000
-0-
-0-
$155,000
Richard F. Duncan, MAI Page 4
RF Duncan & Associates, Inc.
APPRAISAL REVIEW SALIENT INFORMATION
Property Rights Appraised
Unless specified otherwise in this review, the property rights appraised constitute the fee simple
interest.
Date of Value
The effective date of the value opinion for the property in this review is 5-16-19 per Appraisal #1.
Competency of Reviewer
The undersigned reviewer has the knowledge and experience required to competently perform this
review; detailed resumes are available upon written request. The undersigned reviewer is approved by
the Federal Highway Administration (FHWA) and the Washington State Department of Transportation
(WSDOT), lead agency for all eminent domain appraisal matters, to perform fee appraisal reviews for
all public agencies and quasi -public agencies in Washington State. The undersigned reviewer is a state
certified appraiser holding the General classification #1100496 and is on the WSDOTListofApproved
Fee Reviewers
Purpose of this Review
Overall, the purpose is to estimate the total Just Compensation due the owner for the taking of privately -
owned real property for the public project identified. For a partial taking, this is done by: estimating the
Fair Market Value of the subject Larger Parcel in the Before Situation; estimating the Fair Market Value
of the subject Larger Parcel in the After Situation; then subtracting the latter from the former. When a
larger parcel's major improvements are unaffected by the taking/project other than simple cost to cure,
the jurisdictional exception allows a Strip Appraisal Procedure wherein said improvements need not be
valued.
Use of this Review
This review estimates Just Compensation due the owner and will be used to establish the first offer
amount to be made to the owner by the Jefferson Land Trust (client).
Scope of this Review
The commonly recognized valuation methods and techniques most appropriate for valuing the subject
Larger Parcel were performed in this review. This review involved a reasonably detailed inspection of
the subject property, the subject neighborhood, and surrounding/competing neighborhoods. Sales and
listings of competing properties were investigated before any conclusions of value were made.
Unless otherwise stated above, the Income and Cost Approaches to value were not employed in this
review because the Sales Comparison Approach is sufficient to solve the subject appraisal problem.
Definition of the Larger Parcel
The "Larger Parcel" is the parent parcel; it is the real property that is the subject of this review. It is
that real property that has Unity of Use, Unity of Ownership, and Contiguity.
Richard F. Duncan, MAI Page 5
RF Duncan & Associates, Inc.
Definition of Market Value
Market Value, as defined by the Uniform Appraisal Standards for Federal Land Acquisitions, 2000 Edition,
is: "...the amount in cash, or on terms reasonably equivalent to cash, for which in all probability the
property would have sold on the effective date of the appraisal, after a reasonable exposure time on
the open competitive market, from a willing and reasonably knowledgeable seller to a willing and
reasonably knowledgeable buyer, with neither acting under any compulsion to buy or sell, giving due
consideration to all available economic uses of the property at the time of the appraisal."
Definition of Cash Equivalent
A price expressed in terms of cash (money) as distinguished from a price which is expressed all or partly
in terms of the face amount of notes or other securities which cannot be sold at their face amount.
Market data in this review are compared to the subject on an all cash basis to satisfy the definition of
Fair Market Value.
Richard F. Duncan, MAI Page 6
RF Duncan & Associates, Inc.
APPRAISAL REVIEW ASSUMPTIONS and LIMITING CONDITIONS
1. The property description supplied to the reviewer is assumed to be correct;
2. No surveys of the properties have been made by the reviewer and no responsibility is assumed in connection with such
matters. Title is assumed merchantable and vested as noted herein;
3. No responsibility is assumed for matters of a legal nature affecting title to the properties, nor is any opinion of title
rendered;
4. Information furnished by others is assumed to be true, correct, and reliable. A reasonable effort has been made to verify
such information; however, no responsibility for its accuracy is assumed by the reviewer;
5. All mortgages, liens, encumbrances, leases, and servitudes have been disregarded unless so specified in review. The
property is assumed to be under responsible ownership and competent management;
6. It is assumed that there are no hidden or unapparent conditions of the property, its subsoil, or its structures which would
render it more or less valuable. No responsibility is assumed for such conditions or for engineering or testing which may be
required to discover them;
7. Unless otherwise stated, the existence of hazardous material, which may or may not be present in or on the property, was
not observed by the reviewer. The reviewer has no knowledge of the existence of such materials on or in the property. The
reviewer, however, is not qualified to detect such substances. The presence of substances such as asbestos, urea -
formaldehyde foam insulation, or other potentially hazardous/toxic materials may affect the value of the property. The value
estimate in this review is predicated on the assumption that there is no such material on or in the property that would cause a
loss in value. No responsibility is assumed for
any such conditions, or for the expertise or engineering knowledge required to discover them. The client is urged to retain an
expert in this field if desired;
8. Unless otherwise stated, no environmental impact studies were either requested or made in conjunction with
this review, and the reviewer hereby reserves the right to alter, amend, revise, or rescind any of the value opinions based
upon any subsequent environmental impact studies, research, or investigation;
9. It is assumed that there is full compliance with all applicable federal, state, and local environmental regulations
and laws unless noncompliance is specified, defined, and considered in this review;
10. It is assumed that all applicable zoning and use regulations and restrictions have been complied with, unless
nonconformity has been specified, defined, and considered in this review;
11. It is assumed that all required licenses, consents, or other legislative or administrative authority from any local, state, or
national governmental or private entity or organization have been or can be obtained or renewed for any use on which the
value estimates contained in this review are based;
12. The reviewer will not be required to give testimony or appear in court because of having made this review
unless arrangements have been previously made therefore,
13. Possession of this review or a copy thereof, does not carry with it the right of publication. It may not be used for any
purpose by any person other than the client without the written consent of the reviewer and in any event, only with properly
written qualification and only in its entirety;
14. Neither all nor any part of the contents of this review, or copy thereof, shall be conveyed to the public through
advertising, public relations, news, sales, or any other media without written consent and approval of the reviewer. Nor shall
the reviewer, client, firm, or professional organization of which the reviewer is a member be identified without the written
consent of the reviewer;
15. The liability of the reviewer, employees, and subcontractors is limited to the client only. There is no accountability,
obligation, or liability to any other party. If this review is placed in the hands of anyone other than the client, the client shall
make such party aware of all limiting conditions and assumptions of the assignment and related discussions. The reviewer is
in no way responsible for any costs incurred to discover or correct any deficiencies in the properties;
16. It is assumed that the public project which is the object of this review will be constructed in the manner proposed and in
the reasonably foreseeable future. It is also assumed herein that the taken landscaping will not be required to be
replaced on the remainder;
17. Acceptance and/or use of this review constitutes acceptance of the foregoing assumptions and limiting conditions.
Richard F. Duncan, MAI Page 7
RF Duncan & Associates, Inc.
CERTIFICATE OF REVIEW APPRAISER
I, the review appraiser, certify to the best of my knowledge and belief:
1. The facts and data reported by the review appraiser and used in the review process are true and
correct.
2. The analyses, opinions, and conclusions in this review report are limited only by the assumptions and
limiting conditions stated in this review report, and are my personal, unbiased professional analyses
opinion, and conclusions.
3. I have no present or prospective interest in the property that is the subject of this report and I have
no personal interest or bias 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. My compensation is not contingent on an action or event resulting from the analyses, opinions, or
conclusions in, or the use of, this review report.
7. My analyses, opinions, and conclusions were developed and this review report was prepared in
conformity with the Uniform Standards of Professional Appraisal Practice (USPAP), with the Uniform
Appraisal Standards for Federal Land Acquisitions (USFLA, the "Yellow Book') and with 49CFR Part 24.
8. I personally inspected the subject property of the appraisal under review and the comparable sales
analyzed in the report.
No one provided significant appraisal, appraisal review, or appraisal consulting assistance to the persons
signing this certificate.
I further certify that if this review is to be used in conjunction with a Federal Aid Highway Project or
other federally funded project, none of the approved just compensation herein is ineligible for Federal
reimbursement_
Signature: Date Signed: 6-13-19
Richard F. Duncan, MAI, Review Appraiser,
Washington State Certified Real Estate Appraiser: General, # 1100496
Richard F. Duncan, MAI Page 8
RF Duncan & Associates, Inc.
CONCURRENCE and AUTHORIZATION for PAYMENT of JUST
COMPENSATION
Jefferson County Public Health does hereby indicate concurrence with the above certification and does
authorize further action to proceed according to established procedures with the acquisition of the
property.
1. I have no present or prospective personal interest in the property that is the subject of this report.
2. I have no personal interest or bias with respect to the parties involved.
3. My compensation is not contingent on an action or event resulting from this report.
Authorized Representative of Jefferson County Public Health Date
Richard F. Duncan, MAI Page 9
RF Duncan & Associates, Inc.
Review Appraiser's Qualifications
Richard F. Duncan, MAI
Experience:
• Partner, The Granger Company
• President, R.F. Duncan and Associates, Inc.
Fee Appraiser, Anderson Appraisal, Inc., Olympia, Washington
• Real Estate Appraiser, Clark County, Department of Public Works
Real Estate Appraiser/Right-of-Way Agent, Washington State Department of
Transportation
• Real Property Manager, Phoenix Properties, Inc.
Education:
The Evergreen State College, Olympia, Washington
Bachelor of Arts, Major — Business Management, 1987
Appraisal Education:
Real Estate Courses:
"Real Estate Law"
"Real Estate Finance"
"Real Estate Practices"
"Principles of Real Estate Appraisal P"
"Principles of Real Estate Appraisal II"
"Uniform Standards of Professional Appraisal Practice"
Appraisal Institute Courses:
Successfully challenged "Real Estate Appraisal Principles"
Successfully challenged "Basic Valuation Principles"
"Capitalization Theory and Techniques Part A"
"Capitalization Theory and Techniques Part B"
"Report Writing and Valuation Analysis"
"Advanced Applications"
"Standards of Professional Practice Part A"
"Standards of Professional Practice Part B"
International Right -of -Way Association Courses:
"Appraisal of Partial Acquisitions"
"Principles of Real Estate Acquisition"
"Engineering Plan Development and Application"
Richard F. Duncan, MAI Page 10
RF Duncan & Associates, Inc.
"Ethics and the Right -of -Way Profession"
"Communication in Real Estate Acquisition"
"Bargaining Negotiations"
"Relocation Assistance"
"Land Titles"
National Highway Institute Courses:
"Appraisal and Appraisal Review for Federal Aid Highway Programs"
"Moving Cost Estimating"
Business and Professional Organizations:
• Member, Appraisal Institute
• Certified Real Estate Appraiser (General) — State of Washington
#1100496
Types !)f
Appraisal Assignments:
Apartments
Eminent Domain Takings — Strip and Before/After Reports
Funding Feasibility Studies for Governmental Projects (roads, parks, bike trails, etc.)
Office Buildings
Retail
Special Benefit Studies
Subdivisions
Undeveloped Land
Warehouses
Wetlands/Open Space
Appraisal Review
Richard F. Duncan, MAI Page II
RF Duncan & Associates, Inc.
SH&H
,/ALUATION AND CONSULTING
APPRAISAL REPORT
BOCHAT PROPERTY
151 FREMONT AVENUE
QUILCENE, WASHINGTON 98376
PARCEL NO. 991200505
AND 991200503
EFFECTIVE DATE: MAY 16, 2019
REPORT DATE: JUNE, 2019
SH&H FILE NUMBER
CHAD C. JOHNSON, MAI
LESLEE A. GILMORE, ASSOCIATE
SH&H VALUATION AND CONSULTING
6419 LAKEWOOD DRIVE WEST
TACOMA, WASHINGTON 98467
s SH&H
June 3, 2019
Tami Pokorny
Natural Resources Program Coordinator
Environmental Public Health
Jefferson County Public Health
615 Sheridan Street
Port Townsend, Washington 98368
Re: Bochat Property
151 Fremont Avenue
Quilcene, WA 98376
SH&H File 14700-19-A
Dear Ms. Pokorny:
At your request, we are 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 Appraisal Standards for Federal
Land Acquisitions (UASFLA), the current Uniform Standards of Professional Appraisal
Practice (USPAP) as adopted by the Appraisal Foundation, and the appraisal guidelines
provided by the client. This report is prepared for the client, Jefferson County Public
Health. Washington State Recreation and Conservation Office (RCO) is identified as an
intended user.
The subject property was inspected in the company of the owner, Brian Bochat, on May
16, 2019. The subject of this appraisal is a property consisting of two non-contiguous
Assessor's parcels. Assessor's parcel 991200505 contains an area of 0.52 acres and is
improved with a single-family residence. Assessor's parcel 991200503 contains an area
of 0.14 acres. This vacant site is located 100% within a floodplain/floodway and
according to the property owner is "wet" most of the year. The subject property is located
along Fremont Avenue. The single family home located on the subject property is a 3
bedroom/1 bathroom home with a total area of 970 square feet. There is also a storage
shed located on the property with an area of 216 square feet.
6419 Lakewood Drive West I Tacoma, Washington 98467 1 p. 253.564 3230 1 f 7.53.564.3143
As per the unit rule as stipulated in the Uniform Appraisal Standards for Federal Land
Acquisitions (2016, Page 97), the property is appraised as a whole, owned in fee simple,
subject to the easements and restrictions appurtenant to the title (a copy of which is
included in the Addenda of this report). The title report indicates that there are no
easements located on the property.
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 appraisal. This
report and the value conclusion reached is based on information provided to, or obtained
by, the appraisers during our appraisal process, including research we conducted of the
subject's competing market area.
Jurisdictional Exceptions
The analysis of the property is subject to a Jurisdictional Exception. A Jurisdictional
Exception is defined as "{i}f any applicable law or regulation precludes compliance with
any part of USPAP, only that part of USPAP becomes void for that assignment, " Further
a Comment in the Jurisdictional Exception Rule states, in part, "When an appraiser
properly follows this Rule in disregarding a part of USPAP, there is no violation of
USPAP. "l Jurisdictional Exceptions are required when federal law relating to the
valuation of real estate for just compensation precludes compliance with USPAP
standards.
The Uniform Standards of Professional Appraisal Practice (USPAP) requires that
exposure time must be estimated and reported when exposure time is a component of the
definition of market value. However, the definition of market value as per the Uniform
Appraisal Standards for Federal Land Acquisitions (UASFLA) dictates that market value
estimates must not be linked to a specific exposure time. Therefore, the appraisers have
invoked the use of the Jurisdictional Exception Rule as outlined in USPAP as it relates to
linking market value to a specific exposure time.
The estimated Market Value of the fee simple interest in the subject property as of the
date of inspection, effective as of May 16, 2019, is:
ONE HUNDRED FIFTY-FIVE THOUSAND DOLLARS
$155,000
1 Uniform Standards of Professional Appraisal Practice, 2018-2019 Edition, Appraisal Standards Board, The Appraisal
Foundation, Washington D.C., Ibid., p. 14.
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 Assumptions and Limiting Conditions which are included in the
accompanying report.
Respectfully submitted,
Chad C. Johnson,
State of Washington Certification 1101662
CCJ-4'1"U J?�'� --
Leslee A. Gilmore, Associate
State of Washington Certification 1101840
TABLE OF CONTENTS
TitlePage........................................................................................................................... i
Letterof Transmittal......................................................................................................... ii
Tableof Contents.............................................................................................................. v
SubjectPhotographs......................................................................................................... vi
Factual Description
PropertyIdentification......................................................................................................
1
InterestAppraised.............................................................................................................
3
Purpose/Function of the Appraisal....................................................................................
3
Intended Use and User of the Appraisal...........................................................................
4
LegalDescription..............................................................................................................
4
Scope.................................................................................................................................
5
SalesHistory.....................................................................................................................
6
Identification of Larger Parcel..........................................................................................
6
LocationDescription.........................................................................................................
9
SiteDescription...............................................................................................................
13
Zoning.............................................................................................................................
22
Taxesand Assessments...................................................................................................
23
Description of Improvements..........................................................................................
25
Analysis of Data and Opinions of Appraisers
Highestand Best Use...................................................................................................... 28
PropertyValuation.......................................................................................................... 32
SalesComparison Approach........................................................................................... 33
Reconciliation................................................................................................................. 52
Certification.................................................................................................................... 53
Qualifications.................................................................................................................. 55
Assumptions and Limiting Conditions........................................................................... 60
Extraordinary Assumptions and/or Hypothetical Conditions ......................................... 64
SUBJECT
PHOTOGRAPHS
PHOTO ANGLES MAP
PHOTOS TAKEN BY LESLEE A. GILMORE, MAY 16, 2019
PHOTO 1: SOUTHERLY VIEW OF FREMONT AVENUE,
SUBJECT PROPERTY ON LEFT
PHOTO 2: EASTERLY VIEW OF FREMONT AVENUE,
SUBJECT PROPERTY ON RIGHT
PHOTO 3: SOUTHEASTERLY VIEW OF SUBJECT PROPERTY
FROM FREMONT AVENUE
PHOTO 4: NORTHWESTERLY VIEW OF SUBJECT PROPERTY
FROM FREMONT AVENUE
-a s
13
PHOTO 7: EXTERIOR VIEW OF SINGLE-FANHLY RESIDENCE
PHOTO 8: EXTERIOR VIEW OF STORAGE SHED
9
PHOTO 9: INTERIOR VIEW OF RESIDENCE - LIVING ROOM AREA
PHOTO 10: INTERIOR VIEW OF RESIDENCE - KITCHEN AREA
PHOTO 11: INTERIOR VIEW OF RESIDENCE - TYPICAL BEDROOM
PHOTO 12: INTERIOR VIEW OF RESIDENCE - BATHROOM
FACTUAL DESCRIPTION
EXECUTIVE SUMMARY
Property Identification: Bochat Property
151 Fremont Avenue
Quilcene, Jefferson County, Washington 98376
Owner of Record: According to the title report provided, ownership of the
subject property is vested with Brian Bochat.
Property Location: The subject site is located in Quilcene along Fremont
Avenue, southeasterly of Highway 101 in Jefferson County,
Washington.
Property Type: The subject property consists of two non-contiguous
parcels. Parcel 991200505 contains an area of 0.52 acres
and is improved with a single-family residence. The
second parcel (Parcel 991200503) contains an area of 0.14
acres and is unimproved.
Assessor's Parcel Number: 991200503 & 991200505
Site Area: According to Jefferson County records the subject property
contains a total area of 0.66 acres. Parcel 991200505
contains an area of 0.52 acres and Parcel 991200503
contains an area of 0.14 acres.
Real Estate Taxes: $902.39 / 2019. Taxes are reported to be paid current as of
the date of inspection.
Zoning: Rural Residential (RR -5), per the Jefferson County zoning
ordinance. The base zoning allows for one dwelling unit
per five acres.
BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 1
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
FACTUAL DESCRIPTION
Flood Insurance Zone: According to the Jefferson County GIS mapping system,
effective as of May 15, 2019, portions of the subject
property is located within Zone AE and within a Floodway.
All of Parcel 991200503 is located within a Floodway. The
southeasterly portion of parcel 991200505 is located in
Zone AE and Floodway. Zone AE is defined as "an area
inundated by 1% annual chance flooding, for which BFEs
have been determined." A Regulatory Floodway is defined
as "the channel of a river or other watercourse and the
adjacent land areas that must be reserved in order to
discharge the base flood without cumulatively increasing
the water surface elevation more than a designated height."
The subject property owner, Brian Bochat, stated that the
area roughly corresponding to the floodway boundary has
periodically flooded in the past but that the water has never
flooded the structures located on the property. Flooding in
the community is common and most of the structures with
livable finished areas are built above the base flood
elevation, which according to Jefferson County, is at 20.1
feet above sea level in this area. According to the Jefferson
County Code states that "construction or reconstruction of
residential structures is prohibited within designated
floodways, except for (i) repairs, reconstruction, or
improvements to a structure which do not increase the
ground floor area; and (ii) repairs, reconstruction or
improvements to a structure, the cost of which does not
exceed 50 percent of the market value of the structure."
Thus, it appears that the ability of a property owner to
either redevelop or substantially repair/remodel may be
restricted.
Improvements: The subject property is improved with a three bedroom/one
bathroom single-family home containing a total finished
area of 970 square feet. In addition, there is a storage shed
located on the property that has an area of 216 square feet.
Highest and Best Use: The Highest and Best Use of the subject property is for
residential use with a single home site.
BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 2
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
FACTUAL DESCRIPTION
Most Probable Buyer: The most probable buyer of the subject property is an
owner/user.
Interest Appraised: Fee simple interest, subject to existing easements and
reservations in the title report. 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. "2
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 appraisal.
Date of Inspection: The subject property was inspected on May 16, 2019.
Effective Date of Value: May 16, 2019
Date of Appraisal Report: June 3, 2019
Market Value Indication: $155,000
INTENDED USE AND USER OF THE APPRAISAL
Client: Jefferson County Environmental Public Health.
A Client is defined as: "The party or parties who engage, by employment or contract, an
appraiser in a specific assignment. "3
Intended Users: This report is prepared for the client, Jefferson County Environmental
Public Health. The Washington State Recreation and Conservation Office (RCO) is also
identified as an intended user.
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 based on
communication with the client at the time of the assignment. -4
2 The Dictionary of Real Estate Appraisal, 61h Edition, Appraisal Institute, Chicago, 2015, p. 90
3 Uniform Standards of Professional Appraisal Practice, 2018-2019 Edition, Appraisal Standards Board, The Appraisal
Foundation, Washington D.C., p. 4.
4 Ibid., p. 5.
BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 3
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
FACTUAL DESCRIPTION
Intended Use: The intended use of the appraisal is to determine the current fee simple
market value.
Intended Use is defined as: "The uses) of an appraiser's reported appraisal or
appraisal review assignment results, as identified by the appraiser based on
communication with the client at the time of the assignment. -5
LEGAL DESCRIPTION
A legal description relevant to the subject property is included in a Commitment for Title
Insurance issued by Jefferson Title Company, effective date March 19, 2019. A copy of
the title report is included in the Addenda section of this report.
DEFINITION OF MARKET VALUE
"Market Value is the amount in cash, or on terms reasonably equivalent to cash, for
which in all probability the property would have sold on the effective date of value, after
a reasonable exposure time on the open competitive market, from a willing and
reasonably knowledgeable seller to a willing and reasonably knowledgeable buyer, with
neither acting under any compulsion to buy or sell, giving due consideration to all
available economic uses of the property.
The value conclusion herein is predicated on the assumption that the property will be
exposed to the market for a reasonable amount of time. The Uniform Standards of
Professional Appraisal Practice (USPAP) requires that exposure time must be estimated
and reported when exposure time is a component of the definition of market value.
However, the definition of market value as per the Uniform Appraisal Standards for
Federal Land Acquisitions (UASFLA) dictates that market value estimates must not be
linked to a specific exposure time. Therefore, the appraisers have invoked the use of the
Jurisdictional Exception Rule as outlined in USPAP as it relates to linking market value
to a specific exposure time.
5 Ibid., p. 5.
6 Uniform Appraisal Standards for Federal Land Acquisitions, Interagency Land Acquisition Conference, Washington, D.C. 2016,
Section 1.2.4, page 10.
BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 4
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
FACTUAL DESCRIPTION
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. "7
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 appraisers on May 16, 2019.
We were accompanied on the inspection by the current owner, Brian Bochat.
Financial, statistical, and demographic data was gathered using various informational
systems such as the Jefferson County GIS database, the Northwest Multiple Listing
Service, and various other authoritative sources. Information regarding comparable sales
was confirmed with parties involved in the respective transactions. Descriptive
information relating to the subject property was obtained through County public records
as well as our physical inspection of the property and information provided by the client.
Within this appraisal we have considered all applicable approaches to the valuation of the
property. The Highest and Best Use of the subject property is for continued residential
use. The improvements were built over a period of years. In this instance the Sales
Comparison Approach is used to value the subject as this is the method used by buyers
and sellers for this property type. After assembling and analyzing the data, as defined
within this appraisal development process, the final estimates of value are made.
The report is prepared with the intent to be in accordance with the current Uniform
Appraisal Standards for Federal Land Acquisitions (UASFLA), 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).
7 The Dictionary of Real Estate Appraisal, 6T, Edition, Appraisal Institute, Chicago, 2015, p. 13.
BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 5
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
FACTUAL DESCRIPTION
USE HISTORY
The subject property has historically been used for residential purposes. It is our
understanding that this residential use has been in place on the property for more than ten
years.
RENTAL HISTORY
The property has no known rental history within the last ten years.
SALES HISTORY
According to the title report provided, ownership of the subject property is vested with
Brian Bochat, as his separate estate. Mr. Bochat purchased the subject property from
Robert J. Wilbur Trustee for $65,000 on June 27, 2017. Our "as is" value conclusion for
the subject property of $155,000 is higher than this historical sale price due the fact that
the current owner completed some deferred maintenance repairs to the property after his
purchase and also due to the appreciation that has occurred in the market since the
purchase. We are aware of no other transfers of ownership of the subject property during
the previous ten years. It is our understanding that this appraisal, in part, will be utilized
to establish the value of the property in order to facilitate a sale to Jefferson County.
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 Highest and Best Use
The subject property is comprised of Jefferson County Assessor's parcel numbers
991200503 and 991200505. Based on a review of Jefferson County records, none of the
other surrounding/adjacent properties are under similar ownership as the subject. Thus,
from a "unity of ownership" perspective, the larger parcel consists of these two parcels,
containing an area of 0.66 acres.
The second category, "contiguity," normally requires that physical contiguity be present
for a larger parcel to exist. However, this condition is not always mandatory. In the case
of the subject property, a parcel owned by Jefferson County, containing an area of 0.13
acres, separates the two subject parcels. The question that needs to be answered would
be, is it probable that the separated tracts would be utilized as an integrated single entity,
even with the separation? The Jefferson County owned parcel and Parcel 991200503 are
BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 6
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
FACTUAL DESCRIPTION
100% located within a floodway area. In addition, the southeasterly portion of subject
parcel 991200505 is also impacted by a floodway area. As these areas cannot be
developed due to their location in a floodway area, the impact of the separation between
the two subject parcels is minimal. Overall, from the perspective of "contiguity" the
subject property could either be defined as two separate larger parcels or as a singular
larger parcel due to the fact that the separation between the two areas of the site is
negligible.
In considering the third category, "unity of use," one of the main considerations is that the
properties have an integrated Highest and Best Use. As the subject property has two
physically distinct sections on either side of a Jefferson County owned parcel, the
question arises: would the Highest and Best Use be achieved by dividing the subject
property into two separate parcels? Subject Parcel 991200503 is a smaller parcel
containing an area of 0.14 acres. In addition, the entire parcel is impacted by floodplain,
floodway, and potential wetland/buffer issues. Because of these issues, it is not
anticipated that Parcel 991200503 could be developed separately from Parcel 991200505.
Thus, although Parcel 991200503 is a legal parcel that is separated by a county owned
property, it is unlikely that it could support independent development. Thus, in regards to
"unity of use", the larger parcel is concluded to be the two non-contiguous Assessor's
parcels.
UNAVAILABILITY OF INFORMATION
The appraisers were not provided with any soils, wetlands, or environmental studies
relevant to the subject property. We are not aware of any improper soils or environmental
issues that would negatively impact the Highest and Best Use of the subject property.
The Jefferson County GIS mapping system does indicate that portions of the subject
property are impacted by both wetland and flood issues.
SUMMARY OF THE APPRAISAL PROBLEMS ENCOUNTERED
Within this assignment, the appraisal problems encountered are primarily relevant to the
location of the subject site within the rural town of Quilcene. Thus, we have researched
and endeavored to utilize comparable properties with similar characteristics as it relates to
residential use potential, focusing on private, non -agency transactions.
BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 7
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
FACTUAL DESCRIPTION
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BOCHAT PROPERTY,151 FREMONT AVENITE, QUILCENE, WASHINGTON 98376 Page 8
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
FACTUAL DESCRIPTION
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 subject is located in the community of Quilcene
within 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
previous page. A location map showing the subject property's immediate neighborhood
is presented on the following page.
The overall subject neighborhood is rural in nature, with a mixture of forestry uses,
agricultural uses, and residential development in evidence. The site is located on the
easterly side of Fremont Avenue, southeasterly of U.S. Highway 101, in the community
of Quilcene in unincorporated Jefferson County, Washington. The subject is located
approximately 0.75 miles westerly of Hood Canal. The Quilcene area includes some
limited services, with a greater level of commercial services available in Port Townsend,
the county seat of Jefferson County, approximately 20 miles to the north.
Hood Canal is located easterly of the subject property. Hood Canal is a saltwater fjord
forming the western lobe of Puget Sound. This waterway is long and narrow with an
average water width of 1.5 miles and a mean depth of 177 feet and has over 200 miles of
shoreline. The Hood Canal area is a popular recreation spot for area residents. Boating,
fishing, swimming, and hiking are all popular activities enjoyed by residents within the
area.
Port Townsend represents the only incorporated area in Jefferson County. Population
increase for Jefferson County between 1990 and 2000 was dramatic in terms of the
percentage increase, estimated at nearly 27%, but relatively small in terms of the total
number of persons involved, raising the total of 20,406 in 1990 to 25,953 for the 2000
Census, an increase of 5,547 persons. The 2010 Census resulted in a county population
of 29,872. 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, and Port Ludlow. Port Townsend is home to approximately one-
third of the county population, with an estimated 2018 population of 9,545 individuals,
compared to 8,334 in the 2000 Census and 9,113 in the 2010 Census.
BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 9
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
FACTUAL DESCRIPTION
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BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 10
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
FACTUAL DESCRIPTION
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.
Demographic Analysis
The map on the following page shows three rings surrounding the subject property,
delineating a one -mile radius, a three-mile radius, and a five -mile radius. Population
trends within the three radii are summarized in the exhibit below.
POPULATION SUMMARY
ONE -MILE RADIUS Total Average Annual
Year Source Population Change (%) Change (%)
2010 Census 300 N/A N/A
2018 Estimate 317 5.67% 0.81%
2023 Projection 331 4.42% 0.88%
THREE-MILE RADIUS Total Average Annual
Year Source Population Change (%) Change (%)
2010 Census 1,054 N/A N/A
2018 Estimate 1,105 4.84% 0.69%
2023 Projection 1,151 4.16% 0.83%
FIVE -MILE RADIUS Total Average Annual
Year Source Population Change (%) Change (%)
2010 Census 1,486 N/A N/A
2018 Estimate 1,548 4.17% 0.60%
2023 Projection 1,607 3.81% 0.76%
Source: Esri
As indicated, the area has generally exhibited slight growth over the survey period,
although the total real change in population was relatively low, predictable for this rural
area. The largest growth on a percentage basis is anticipated to occur within the one -mile
radius.
BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 11
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
FACTUAL DESCRIPTION
DEMOGRAPHIC STUDY MAP
In summary, the subject property is within a rural area of Jefferson County near the
community of Quilcene, with most surrounding uses being resource/agricultural-based
uses, recreational uses associated with Hood Canal, and single-family residential
development.
BOCHAT PROPERTY,151 FREMONT AVENITE, QUILCENE, WASHINGTON 98376 Page 12
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
FACTUAL DESCRIPTION
PROPERTY DESCRIPTION
Site Description
The subject of this appraisal is a property consisting of two Jefferson County Assessor's
parcels. According to Jefferson County records the main parcel (Assessor's Parcel
Number 991200505) contains an area of 0.52 acres. The second parcel (Assessor's Parcel
Number 991200503) has an area indicated by county records of 0.14 acres. Thus, the
subject property contains a total area of 0.66 acres (0.52 acres + 0.14 acres). The subject
property is located along Fremont Avenue in the community of Quilcene in
unincorporated Jefferson County. The subject property is located southeasterly of
Highway 101 and just northerly of the Big Quilcene River. The two parcels of the subject
property are separated by a parcel containing an area of 0.13 acres which is owned by
Jefferson County.
A portion of the main parcel and all of the second parcel of the subject property are
impacted by floodway and potential wetland/buffer issues. All of the improvements
located on the subject property are located on Parcel Number 991200505. The
improvements on this parcel are located on the northeasterly portion of the site, outside of
the floodway and potential wetland areas. These improvements include a single-family
home containing a total finished area of 970 square feet as well as a storage shed
containing an area of 216 square feet. Parcel Number 991200503 is unimproved.
An aerial view of the subject site is shown on the following page, with the approximate
boundaries of the subject property outlined in red. Further details regarding the subject
site are provided below.
Location: The subject property is located along Fremont Avenue in
the community of Quilcene in unincorporated Jefferson
County. The subject property is located southeasterly of
Highway 101 and just northerly of the Big Quilcene River.
According to Jefferson County records, the site address is
151 Fremont Avenue, Quilcene, Washington, 98376.
Shape: Both parcels are rectangular in shape.
Site Area: According to Jefferson County records, the main parcel
(Assessor's Parcel Number 991200505) contains an area of
0.52 acres. The second parcel (Assessor's Parcel Number
991200503) has an area indicated by county records of 0.14
acres. Thus, the subject property contains a total area of
0.66 acres (0.52 acres + 0.14 acres).
BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 13
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
FACTUAL DESCRIPTION
AERIAL VIEW OF SUBJECT SITE
SUBJECT PROPERTY OUTLINED IN RED
BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 14
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
FACTUAL DESCRIPTION
Development Density: Rural Residential (RR -5), per the Jefferson County zoning
ordinance. The base zoning allows for one dwelling unit
per five acres.
Access: The subject property is accessed from Fremont Avenue.
Fremont Avenue is a two-way, two-lane street.
Topography & Coverage: The subject exhibits level topography with an approximate
elevation, according to the Jefferson County GIS mapping
system, of 20 feet above sea level. A topographic map of
the subject site is shown on the following page, with the
approximate boundaries of the subject property outlined in
red. Coverage on the site includes the improvements as
well as a mixture of grass, brush, and tree cover.
View Amenity: The subject has typical territorial/neighborhood views. In
addition, from the westerly portion of the main parcel there
are views of the Olympic mountains to the west.
Utilities: Electrical and telephone service are extended to the subject
property. The subject site is not served by public water or
sanitary sewer service. However, the site is served by a
private well and septic system.
Timber: The improved portion of the subject property includes
minimal tree cover. However, the easterly portion of the
site does include some tree cover. This portion of the site is
located within a floodway and thus, any commercial
harvesting of the subject property would most like not be
allowed. In addition, based on market comparables, the
vast majority of property owners in the area typically retain
most of the trees on a property as it provides an aesthetic
amenity.
Easements: A title report relevant to the subject property, as prepared
by Jefferson Title Company, effective date March 19, 2019,
was provided. The title report indicates that there are no
atypical easements or encumbrances on the subject
property.
BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 15
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
i
F,,.-: Fo¢s; Contours
1
2
TOPOGRAPHIC MAP
FACTUAL DESCRIPTION
BOCHAT PROPERTY,151 FREMONT AVENITE, QUILCENE, WASHINGTON 98376 Page 16
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
FACTUAL DESCRIPTION
Soils: Soils reports or studies for the subject property were not
available. Thus, data from the U.S. Department of
Agriculture's (USDA) Natural Resource Conservation
Service mapping for soils characteristics are utilized. 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 two primary soil types. The
westerly approximate one-half of the site is comprised of
Hoodsport very gravelly sandy loam, 0 to 15 percent (HoC).
This nearly level to rolling soil is on glacial terraces. The
soil is moderately well drained and permeability is
moderately rapid. This soil is used mainly for producing
trees and for wildlife habitat and recreation uses. Besides
production of tress, another important use is for rural
woodland homesites. The easterly half of the site is
comprised of Belfast silt loam (BG). The Belfast silt loam
is nearly level and typically found on flood plains. This
soil is well drained and permeability is moderate. A large
portion of this soil type is used for growing hay, fruit, and
vegetable crops. Wooded areas are used as a source for
woodland products, for wildlife habitat, recreation areas,
and rural home sites.
Wetlands: According to the Jefferson County GIS mapping system, all
of Assessor's Parcel 99120503 and the approximately one-
half of the easterly portion of Parcel 991200505 is impacted
by potential wetland areas. In addition, during our
inspection, the property owner confirmed that these
portions of the property are "wet." In order to ascertain the
exact location of any wetlands/buffer areas located on the
subject site a formal wetland delineation of the site would
need to be conducted. A wetlands map is presented on
Page 19 for the reader's reference, with the approximate
boundaries of the subject site outlined in red.
Hazardous Wastes: The appraisers are not qualified to determine the presence
of hazardous waste. No unusual conditions or other items
suggesting that the site is negatively impacted by hazardous
contamination during the inspection of the subject site were
observed.
BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 17
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
FACTUAL DESCRIPTION
HoC
Bu
enue -
SOILS MAP
SUBJECT PROPERTY OUTLINED IN RED
BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 18
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
FACTUAL DESCRIPTION
—ftWo—'TAnue
Wwdandi
WETLANDS MAP
SUBJECT PROPERTY OUTLINED IN RED
BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 19
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
FACTUAL DESCRIPTION
Minerals: Ownership of the subject property appears to include the
underlying mineral estate. However, there is minimal
potential of mineral extraction impacting the subject
property's market value in this instance.
Flood Insurance Zone: According to the Jefferson County GIS mapping system,
effective as of May 15, 2019, portions of the subject
property is located within Zone AE and within a Floodway.
All of Parcel 991200503 is located within a Floodway. The
southeasterly portion of parcel 991200505 is located in
Zone AE and Floodway. Zone AE is defined as "an area
inundated by 1% annual chance flooding, for which BFEs
have been determined." A Regulatory Floodway is defined
as "the channel of a river or other watercourse and the
adjacent land areas that must be reserved in order to
discharge the base flood without cumulatively increasing
the water surface elevation more than a designated height."
The subject property owner, Brian Bochat, stated that the
area roughly corresponding to the floodway boundary has
periodically flooded in the past but that the water has never
flooded the structures located on the property. Flooding in
the community is common and most of the structures with
livable finished areas are built above the base flood
elevation, which according to Jefferson County, is at 20.1
feet above sea level in this area. According to the Jefferson
County Code states that "construction or reconstruction of
residential structures is prohibited within designated
floodways, except for (i) repairs, reconstruction, or
improvements to a structure which do not increase the
ground floor area; and (ii) repairs, reconstruction or
improvements to a structure, the cost of which does not
exceed 50 percent of the market value of the structure."
Thus, it appears that the ability of a property owner to
either redevelop or substantially repair/remodel may be
restricted. 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.
Channel Migration: According to Jefferson County GIS mapping system, the
subject property is located in a high-risk zone for stream
channel migration.
BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 20
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
FACTUAL DESCRIPTION
FLOOD MAP
SUBJECT PROPERTY OUTLINED IN RED
BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 21
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
FACTUAL DESCRIPTION
Zoning
The zoning for the subject property is Rural Residential (RR -5), per the Jefferson County
Code. The purpose of this district is to provide
"a transitional area between the rural residential one per five -acre
district and the rural residential one unit per 20 -acre district. Its intent is
to preserve open space, protect critical areas, provide for the continuation
of small-scale agricultural and forestry, and preserve and retain the rural
landscape and character indigenous to Jefferson County. "
This zoning designation allows for a base density of one dwelling 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. The
subject property contains an area of 0.66 acres. Thus, the current single-family use of the
site is a legal non -conforming use due to site size.
BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 22
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
FACTUAL DESCRIPTION
Taxes and Assessments
The tax and assessment information relevant to the subject property is summarized
below, with the parcel highlighted on the Assessor's Map on the following page.
2019 taxes are based on assessed values for the year 2018. 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 with the estimated Market Value herein being higher than the total
assessed value. As of the effective date of appraisal, the Jefferson County
Assessor/Treasurer's Office indicates that the taxes are paid current.
BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 23
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
JEFFERSON COUNTY ASSESSOR DATA
Land
Improve.
Total
2019
Parcel
Value
Value
Value
Taxes
991200503
$2,200
$0
$2,200
$50.76
991200505
$45,676
$39,000
$84,676
$851.63
Total
$47,876
$39,000
$86,876
$902.39
2019 taxes are based on assessed values for the year 2018. 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 with the estimated Market Value herein being higher than the total
assessed value. As of the effective date of appraisal, the Jefferson County
Assessor/Treasurer's Office indicates that the taxes are paid current.
BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 23
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
FACTUAL DESCRIPTION
ASSESSOR'S PARCEL MAP
BOCHAT PROPERTY,151 FREMONT AVENITE, QUILCENE, WASHINGTON 98376 Page 24
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
FACTUAL DESCRIPTION
Description of Improvements
The subject site is currently improved with a one-story style single-family residence and a
storage shed. The home consists of three bedrooms and one bathroom and contains a
total area of 970 square feet. The home has a living room, a dining area, the kitchen,
three bedrooms, and a full bathroom. In addition to the home, the property is also
improved with a detached storage shed with an area of 216 square feet. County records
indicate that the home was originally constructed in 1948. The home has been updated
several times and has been well maintained. After purchasing the property, the owner
cured some deferred maintenance on the house including removing moss and completing
some repairs to the roof. In addition, the owner completed some updating on the
landscaping that was not maintained prior to the purchase of the property. Currently, the
interior of the home is in need of some updating. The kitchen needs a new stove/oven
and refrigerator/freezer. Also, the flooring in the bathroom needs to be replaced, the
countertops in the kitchen need to be updated, and the kitchen cabinets need to be re-
painted. In addition, the home needs new windows. The owner of the subject property is
a contractor and estimated that it would cost approximately $10,000 to complete this
work. Added to this is an amount of 10% to account for entrepreneurial profit, for a total
cost of $11,000 ($10,000)(1.10). This will be considered in the analysis to follow.
Further details of the structures are presented. A sketch of the single-family home is
presented on the following page.
Building Area: 970 square feet.
Design: The home is a three-bedroom, one bathroom home which
also includes a living room, dining area, and a kitchen.
Foundation: The house has a concrete foundation.
Exterior Walls: Wood framed with wood siding.
Interior Walls: Painted gypsum wall board.
Floor Coverings: Cork, hardwood, and vinyl flooring.
Roof: Wood truss structure with a shingle roof cover.
Electrical: Adequate.
HVAC: The structure is heated with electric baseboard heaters. In
addition, the living room is equipped with a wood burning
stove.
BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 25
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
FACTUAL DESCRIPTION
13.0'
.0'
4.5'
Bathroom 5.'
Bedroom Kitchen
Bedroom Dining Area 35.5'
Bedroom Living Room
24.0'
SINGLE-FAMILY RESIDENCE BUILDING SKETCH
BOCHAT PROPERTY,151 FREMONT AVENITE, QUILCENE, WASHINGTON 98376 Page 26
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
FACTUAL DESCRIPTION
Plumbing: The structure includes one full bathroom. Fixtures in the
bathroom include a toilet, a sink, and a tub/shower
combination. In addition, this room is equipped with a full
size washer and dryer. The kitchen also includes typical
features.
Fenestration: The building includes a wood frame main entry door.
Currently the windows consist of single pane glass in wood
frames. The windows of the home need to be updated.
This appraisal assumes that the house will be updated with
a new window package that will include double pane
windows in vinyl frames.
Quality: Average
Condition: Average
Year Built: County records indicate that the home was originally
constructed in 1948.
Actual Age: 71 years.
Effective Age: 15 years, assuming the needed repairs/updates are
completed.
Life Expectancy: Fifty-five years (applicable to Average Quality Single
Family Residence, Class D construction). The Life
Expectancy of the subject improvements has been
estimated according to the Marshall Valuation Service
Manual, Section 97, Page 11.
Remaining Physical Life: Approximately 40 years.
Shed Building: In addition, the subject site is improved with a metal sided
storage shed that contains an area of 216 square feet.
BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 27
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
ANALYSIS OF DATA AND OPINIONS OF APPRAISERS
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 and legal use of vacant
land or improved property, which is physically possible; appropriately supported,
financially feasible and that result in the highest value. "8 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.
8 The Appraisal of Real Estate, 141' Edition, The Appraisal Institute, Chicago: Page 333.
BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 28
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
ANALYSIS OF DATA AND OPINIONS OF APPRAISERS
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 and the Highest and Best Use as improved are discussed
below.
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 Uses
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 zoning for the subject property is Rural
Residential (RR -5) which allows for one dwelling unit per five acres. Uses within this
designation are primarily residential in nature. Thus, from a legal perspective, being RR -
5 zoning, the subject property can support a relatively narrow range of uses, primarily
residential in nature. The subject property consists of two Assessor's parcels containing a
total area of 0.66 acres and can be accessed from Fremont Avenue. As the site consists of
two Assessor's parcels, legally each parcel could support one residence. However, due to
BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 29
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
ANALYSIS OF DATA AND OPINIONS OF APPRAISERS
the fact that Parcel 991200503 is 100% located in a floodway and also impacted by
wetland and buffer areas this parcel cannot support development. Thus, the subject
property can legally support one homesite.
Physically Possible Uses
The next test of highest and best use is the physical possibility of constructing an
improvement on the site. The site has relatively level topography and although impacted
by flood, wetland, and channel migration issues, there is enough land located outside of
any critical areas that development of the site with one residence is physically possible.
The site may be impacted by wetland/buffer areas and it is anticipated that development
of the subject site would require that further studies be completed. Nearby properties
located along Fremont Avenue are improved with single family residences on acreage
sites. Soils appear to be suitable for residential development and electrical service is
available to the property. Water and sewer service would require on-site systems, which
is typical for the neighborhood. Based, in part, on the size of the subject property and
existing developments on other parcels in the area, the use of the site to support one
residence is physically possible.
Financially Feasible Uses
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 subject zoning
and physical/legal constraints allows residential development of the site with one
residence. Most of the surrounding properties are either unimproved or are acreage tracts
improved with a single-family residence. The subject has access from Fremont Avenue.
The majority of improved sites in the neighborhood represent larger acreage tracts
improved with one residence. Thus, the most financially feasible use of the subject
property is for residential development of the site with one home site.
Maximally Productive
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 home site. 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.
BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 30
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
ANALYSIS OF DATA AND OPINIONS OF APPRAISERS
HIGHEST AND BEST USE, AS IMPROVED
As with analyzing the highest and best use of the subject site as though vacant, we will
discuss the four key criteria that a property use must satisfy to qualify as the highest and
best use, as improved.
Legal 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 zoning for the subject property is Rural
Residential (RR -5) which allows for one dwelling unit per five acres. Development with
the subject property with a residential use is an allowed use under the RR -5 zoning
designation. The subject site is improved with a single-family home. This use represents
a legally permitted use of the subject site, albeit legally nonconforming due to site size.
Physically Possible
The next test of highest and best use is the physical possibility of utilizing the property for
the legally permitted uses. The subject site contains an area of 0.66 acres, which is
sufficient area to support the legally allowed/current use and appropriate utility systems.
The residence needs some updating but once completed this structure will be in average
condition. There do not appear to be any physical limitations, once the updates are
completed, that preclude the current use of the property. Based on the surrounding
development, the subject property is supported on a physical basis.
Financially Feasible
The third test is for financial feasibility. A project's financially feasibility is measured by
whether the project can produce a positive return on the investment. The subject supports
a residence and supporting outbuildings. We are not aware of an alternative use that
would provide a greater return to the property. Thus, the most financially feasible use is
for the continuation of the site in its current configuration, once the needed updates are
completed.
Maximally Productive
The fourth test of highest and best use is maximum productivity. This test is to determine
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 continued use in support of a
residence. Thus, the maximally productive use, and thus the highest and best use of the
subject property as improved, is for its continued use, once the needed updates are
completed, as a single-family residence.
BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 31
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
ANALYSIS OF DATA AND OPINIONS OF APPRAISERS
PROPERTY VALUATION
The Income Approach, Cost Approach, and Sales Comparison Approach are the three
basic techniques or approaches to value when appraising real property. All three
approaches were considered in the valuation of the subject property.
The Income Approach to value is a technique whereby the net income of an income
producing property is capitalized at a rate that provides a return of interest on the money
invested and a recapture of the capital investment in the improvement over a reasonable
term of the investment. Another way of stating this, it converts the income stream into
value.
The Cost Approach requires the appraiser to estimate the reproduction or replacement
cost new of the building, subtract the depreciation due to all causes, and then add the
value of the land.
The Sales Comparison Approach 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.
All three approaches were considered. Relative to the Income Approach, it is not typical
for single-family residences on similar sized sites to be rented in the area. Properties of
this magnitude with the subject's combination of existing improvements are rarely leased.
Hence, the Income Approach would not be considered by a market participant and is not
utilized.
According to Jefferson County records, the residence was originally constructed in 1948.
This structure has been updated/remodeled several times since construction was
completed. In the subject's instance, the replacement cost of the existing structures
would not typically be a consideration of a knowledgeable purchaser; rather, a potential
buyer or seller of this property would consider the cost to obtain an existing substitute.
Because of these considerations the use of the Cost Approach for valuing the subject
property was considered but found not applicable and therefore was not utilized. In
addition, purchasers put virtually no reliance on this approach when making buy/sell
decisions on existing properties similar to the subject.
BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 32
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
ANALYSIS OF DATA AND OPINIONS OF APPRAISERS
The Sales Comparison Approach involves direct comparisons of similar properties that
have sold in the same or in a similar market to the subject in order to derive a market
value indication for the property being appraised. As buyers of this type of property base
their purchasing decisions on the cost to obtain an existing substitute property, the use of
the Sales Comparison Approach is the only applicable approach in valuing the subject
property. Therefore, the Sales Comparison Approach has been used as a basis in arriving
at an opinion of value for the subject property, as of the date of inspection, May 16, 2019.
The home is in need of some minor updating which would include updating the flooring
in the bathroom, replacing the countertops in the kitchen, painting the kitchen cabinets,
and replacing the windows. Thus, we will first analyze the subject as if these
repairs/updates have been completed. We will then deduct the cost of these needed
repairs/updates, which is necessary to determine the market value as of the date of
inspection.
SALES COMPARISON APPROACH
The Sales Comparison Approach involves the process of comparing improved properties
which have recently sold with the subject property. The actual comparison process
involves adjustments to reflect the degree of similarity between the comparable properties
and the subject property in terms of the time of sale, location, physical characteristics
(including quality, condition and size), and utility (zoning, topography, and the like).
Within this approach, we will evaluate comparable sales data to formulate a value
estimate for the subject property.
The typical comparison process involves adjustments to reflect the degree of similarity
between the comparable sale properties and the subject property. A search was made to
locate recent sales of properties similar to the subject in the competing area. The subject
is improved with a home with an area of 970 square feet on a site containing an area of
0.66 acres. In this analysis, the comparative methodology utilized is the overall sale
price of the property.
Based on our research on the NWMLS data base and conversations with real estate
brokers active within the Quilcene market, there is a lack of supply of homes or even
vacant sites available for sale in the community. Our search of the NWMLS data base
indicated that there are currently no listings or either improved properties or vacant land
within the "downtown" area of Quilcene. Brokers who were surveyed stated that this
lack of supply as well as increased demand from prospective purchasers wanting the
rural/small town lifestyle and recreational opportunities that are available in the area has
had a positive impact on the real estate market Quilcene and they have seen a large
increase in sale prices over the last approximate one year.
BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 33
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
ANALYSIS OF DATA AND OPINIONS OF APPRAISERS
Although the comparable data varies in terms of site size and improvements, the overall
data provides a benchmark from which to value the subject property. Four closed sales
located within the "downtown" area of Quilcene are analyzed herein. These sales are
delineated in the following chart, arrayed from low to high based on the overall sale price
of the property, with a map showing the location of the comparables in relation to the
subject following the chart. Detailed analysis, photographs, and individual assessor's
maps for each of the improved sales follow the location map.
Sale
IMPROVED SALE COMPARABLES
Living Area
Location Sale Date (Sq. Ft.)
Site Area
(Acres)
Analysis
Price
S-1
90 Washington Street
Jul -18
678
0.18
$150,000
Quilcene, WA
S-2
21 Bowen Street
Aug -17
1,445
0.33
$209,900
Quilcene, WA
S-3
101 Washington Street
Nov -1 7
1,410
1.76
$219,000
Quilcene, WA
S-4
151 Bowen Street
Feb -19
2,070
0.39
$230,000
Quilcene, WA
BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 34
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
ANALYSIS OF DATA AND OPINIONS OF APPRAISERS
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BOCHAT PROPERTY,151 FREMONT AVENITE, QUILCENE, WASHINGTON 98376 Page 35
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
ANALYSIS OF DATA AND OPINIONS OF APPRAISERS
IMPROVED SALE COMPARABLE S-1
Property Identification
Record ID 7414
Property Type Single Family Residence
Address 90 Washington Street, Quilcene, Jefferson County, Washington 98376
Location Westerly side of Washington Street, southerly of U.S. Highway 101
Assessor's Parcel Number 956100029
Instrument Statutory Warranty Deed
Sale Data
Grantor
Bennet J. & Yasmin C. Armstrong
Grantee
Benjamin R. Lundahl & Sera N. Carr
Sale Date
July 20, 2018
Auditor's File Number
618041
Property Rights
Fee simple
Marketing Time
4 days
Financing
Cash to seller
Verification
Bruce Munn, Selling Broker; 360-765-4500, Confirmed by Lee
Condition
Gilmore
Sale Price $155,000
Downward Adjustment $5,000 Seller paid closing costs
Analysis Price $150,000
Land Data
Land Size
0.18 Acres or 7,841 Sq.Ft.
Topography
Relatively level
Utilities
Public power, telephone, private septic & water
Shape
Rectangular
Flood Info
Not in a flood zone
General Phvsical Data
Building Area
678 Sq.Ft.
Construction Type
Wood frame
Roof Type
Wood truss/metal cover
Foundation
Concrete
Electrical
Assumed adequate
HVAC
In -wall cadet heaters/wood stove
Stories
1
Year Built
1920
Condition
Average
Indicators
Analysis Price $150,000
Highest & Best Use Continued residential use
BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 36
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
ANALYSIS OF DATA AND OPINIONS OF APPRAISERS
Remarks
This is the sale of a one -bedroom, one bath residence in the community of Quilcene. The property was
listed in June of 2018 for $140,0000. A bidding war between two buyers occurred and the final contract
price was $155,000 with the seller paying $5,000 in closing costs. The sale closed for this amount in July
2018. The one bedroom/one bathroom home contains an area of 678 square feet and was constructed in
1920. The home has been well maintained and remodeled many times and was in average condition at the
time of sale. The property includes a storage shed with an area of approximately 200 square feet.
BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 37
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
ANALYSIS OF DATA AND OPINIONS OF APPRAISERS
90 WASHINGTON STREET
SINGLE FANHLY RESIDENCE
BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 38
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
ANALYSIS OF DATA AND OPINIONS OF APPRAISERS
IMPROVED SALE COMPARABLE S-2
Property Identification
Record ID 7415
Property Type Single Family Residence
Address 21 Bowen Street, Quilcene, Jefferson County, Washington 98376
Location Southerly side of Bowen Street, westerly of U.S. Highway 101
Assessor's Parcel Number 937200503
Instrument Statutory Warranty Deed
Sale Data
Grantor
Joanne & Todd M. Hudak
Grantee
Keven M. & Myra E. Gonyo
Sale Date
August 15, 2017
Auditor's File Number
609972
Property Rights
Fee simple
Marketing Time
6 days
Financing
Cash to seller
Verification
Amanda Zamora, Listing Broker; 917-375-2567, Confirmed by Lee
Condition
Gilmore
Sale Price $209,900
Land Data
Land Size
0.33 Acres or 14,375 Sq.Ft.
Topography
Relatively level
Utilities
Public power, telephone, private septic & water
Shape
Rectangular
Flood Info
Not in a flood zone
General Phvsical Data
Building Area
1,445 Sq.Ft.
Construction Type
Wood frame
Roof Type
Wood truss w/comp cover
Foundation
Concrete
Electrical
Assumed adequate
HVAC
In -wall cadet heaters/wood stove
Stories
1
Year Built
1937
Condition
Average
Indicators
Sale Price $209,900
Highest & Best Use Continued residential use
Remarks
This is the sale of a three-bedroom, 1.75 bath residence in the community of Quilcene. The property was
listed in July of 2017 for $209,900. The seller accepted an offer to purchase the property at the list price six
days after it was listed and the sale was finalized on August 15, 2017. The three bedroom/1.75 bathroom
home contains an area of 1,445 square feet and was constructed in 1937. The home has been well
maintained and remodeled many times and was in average condition at the time of sale. The property
includes a detached one car garage with an area of 352 square feet and a storage shed with an area of 208
square feet.
BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 39
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
ANALYSIS OF DATA AND OPINIONS OF APPRAISERS
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21 BOWEN STREET
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SINGLE FANULY RESIDENCE
BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 40
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
fir-
M
21 BOWEN STREET
0
SINGLE FANULY RESIDENCE
BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 40
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
ANALYSIS OF DATA AND OPINIONS OF APPRAISERS
IMPROVED SALE COMPARABLE S-3
Property Identification
Record ID 7416
Property Type Single Family Residence
Address 101 Washington Street, Quilcene, Jefferson County, Washington
98376
Location Easterly side of Washington Street, Westerly side of U.S. Highway
101, northerly of Bowen Street
Assessor's Parcel Number 956100013
Instrument Statutory Warranty Deed
Sale Data
Grantor
Larry & Lynn Hovde
Grantee
Fred R. Stern & Beth Stroh -Stern
Sale Date
November 08, 2017
Auditor's File Number
612155
Property Rights
Fee simple
Marketing Time
10 months
Financing
Cash to seller
Verification
Bruce Munn, Listing Broker; 360-765-4500, Confirmed by Lee
Condition
Gilmore
Sale Price $175,000
Upward Adjustment $44.000 (Remodel/Repairs)
Analysis Price $219,000
Land Data
Land Size 1.76 Acres or 76,666 Sq.Ft.
Topography Relatively level
Utilities Public power, telephone, private septic & water
Shape Triangular
Flood Info Not in a flood zone
General Phvsical Data
Building Area
1,410 Sq.Ft.
Construction Type
Wood frame
Roof Type
Wood truss with comp cover
Foundation
Concrete
Electrical
Assumed adequate
HVAC
Electric baseboard
Stories
1
Year Built
1934
Condition
Average (after remodel)
Indicators
Analysis Price $219,000
Highest & Best Use Continued residential use
BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 41
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
ANALYSIS OF DATA AND OPINIONS OF APPRAISERS
Remarks
This is the sale of a three-bedroom, one bath residence in the community of Quilcene. The property was
listed in December 2016 for $219,900. The three bedroom/one bathroom home contains an area of 1,410
square feet and was constructed in 1934. At the time of sale, the property needed to have some septic
repairs completed and the home was partway through a remodel. Items that were part of the remodel that
still needed to be completed included: repairs to the siding, repairs to the roof, and some minor updates in
the interior. The buyer agreed to purchase the property "as is" and complete the repairs themselves and the
list price of $219,900 was reduced to $175,000. The actual cost to complete the repairs was approximately
$40,000. Added to this is an amount of 10% to account for entrepreneurial profit for an adjusted amount of
$44,000($40,000)(1.10). Thus, the sale price is adjusted upward by this amount for an analysis sale price
of $219,000 ($175,000 + $44,000). After the repairs were completed the home was in average condition.
The property includes a detached two car garage with an area of 840 square feet.
BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 42
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
ANALYSIS OF DATA AND OPINIONS OF APPRAISERS
d:
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101 WASHINGTON STREET
SINGLE FANHLY RESIDENCE
BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 43
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
ANALYSIS OF DATA AND OPINIONS OF APPRAISERS
IMPROVED SALE COMPARABLE S-4
Property Identification
Record ID 7417
Property Type Single Family Residence
Address 151 Bowen Street, Quilcene, Jefferson County, Washington 98376
Location Southerly side of Bowen Street, westerly of Washington Street
Assessor's Parcel Number 937201103
Instrument Statutory Warranty Deed
Sale Data
Grantor
Gary M. Hitt
Grantee
Frank R. & Leslie N. Feltes
Sale Date
February 04, 2019
Auditor's File Number
622215
Property Rights
Fee simple
Marketing Time
10 days
Financing
Cash to seller
Verification
Gary Stewart, Listing Broker; 360-509-5161, Confirmed by Lee
Condition
Gilmore
Sale Price $175,000
Upward Adjustment $55.000 (Repairs after sale)
Analysis Price $230,000
Land Data
Land Size
0.39 Acres or 16,988 Sq.Ft.
Topography
Relatively level
Utilities
Public power, telephone, private septic & water
Shape
Rectangular
Flood Info
Not in a flood zone
General Phvsical Data
Building Area
2,070 Sq.Ft.
Construction Type
Wood frame
Roof Type
Wood truss/comp cover
Foundation
Concrete
Electrical
Assumed adequate
HVAC
Forced air
Stories
1
Year Built
1956
Condition
Average after remodel
Indicators
Analysis Price $230,000
Floor Area Ratio 0.09
Highest & Best Use Continued residential use
BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 44
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
ANALYSIS OF DATA AND OPINIONS OF APPRAISERS
Remarks
This is the sale of a three-bedroom, one bath residence in the community of Quilcene. The property was
listed in November 2018 for $195,000. The three bedroom/one bathroom home contains an area of 2,070
square feet and was constructed in 1956. At the time of sale, the property needed to have some repairs and
updates completed. Items of deferred maintenance or in need of updating included: new roofs on both the
house and garage building, updates to the interior flooring, repairs to the heating system, and repairs to the
plumbing. The buyer agreed to purchase the property "as is" and complete the repairs themselves and the
list price of $195,000 was reduced to $175,000. The actual cost to complete the repairs was approximately
$50,000. Added to this is an amount of 10% to account for entrepreneurial profit for an adjusted amount of
$55,000($50,000)(1.10). Thus, the sale price is adjusted upward by this amount for an analysis sale price
of $230,000 ($175,000 + $55,000). After the repairs are completed the home will be in average condition.
The property includes a detached three car garage with an area of 864 square feet.
BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 45
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
ANALYSIS OF DATA AND OPINIONS OF APPRAISERS
151 BOWEN STREET
SINGLE FANHLY RESIDENCE
BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 46
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
ANALYSIS OF DATA AND OPINIONS OF APPRAISERS
ANALYSIS OF COMPARABLE SALES
The comparable properties are located in the subject's general market area and are
considered relevant in arriving at a value estimate for the subject property. The
comparables have recorded sale prices that range from $155,000 to $175,000.
In utilizing the comparables to estimate a value for the subject property, each sale should
be adjusted to the subject for dissimilarities. There are six common elements of
comparison that should always be considered in sales comparison analysis. These are:
Property rights conveyed; Financing terms; Condition of sale; Buyer Expenditures, Date
of sale; and Location and Physical characteristics. In analyzing the Location and
Physical characteristics, adjustments may be made for some dissimilarities among the
comparables, primarily location (general locational attributes), age/quality/condition (the
design, appeal and effective age of the residential improvements), total main residence
size (with smaller properties tending to command a lower price on a total property basis),
site utility, site size, and contribution of any additional outbuildings, and amenities/views.
The discussion of the adjustment process follows.
Quantitative Adjustments
The comparables do not require adjustments for property rights conveyed, financing, or
conditions of sale. Comparable S-1 seller paid closing costs and thus, is adjusted
downward for this ("other quantitative adjustments"). In addition, S-3 and S-4 were
going to have deferred maintenance/repairs/remodel costs that the buyer was going to
remedy after the sale closed. Thus, these sales are adjusted upward under "other
quantitative adjustments."
Date of Sale — The next quantitative adjustment to consider is for market conditions/Date
of Sale. In analyzing the influence of the market conditions at the time of sale of the
comparables in relation to the market conditions as of the date of appraisal, the key factor
is the passage of time. More specifically, the question to be answered in its simplest form
is whether there is any trend in general prices through time. The Date of sale for the
comparables ranges from August 2017 to February 2019. For residential properties in
general, within the Jefferson County, values have shown both upward and downward
fluctuations, as illustrated on the exhibit on the following page. However, in general,
values have trended upward overall. In recognizing an appreciation of values, an annual
adjustment of 3%, or 0.25% per month, is imputed for this category up to the date of
inspection of the subject property.
BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 47
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
$300,000
J
$200, DM
. -N 11 111
so
�^ Sale Price, M 56an
ANALYSIS OF DATA AND OPINIONS OF APPRAISERS
After the appropriate quantitative adjustments have been applied to the comparables, the
indicated adjusted analysis price for the sales ranges from $153,375 to $237,725.
Qualitative Adjustments
The individual comparable sales are now compared to the subject as it relates to the
qualitative adjustments.
Location/Adjacent Influences — All of the sales are located within the community of
Quilcene and are considered similar to the subject for this aspect. Thus, no adjustment to
these sales is needed for this factor.
BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 48
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
ANALYSIS OF DATA AND OPINIONS OF APPRAISERS
Age/Quality/Condition — S-2, S-3, and S-4 are superior to the subject in this regard and
thus, a downward adjustment is necessary for this aspect. S-1 is similar to the subject for
this factor and thus, no adjustment for is necessary.
Improvement Size — The subject's residence contains an area of 970 square feet.
Comparables S-2, S-3, and S-4, with residence areas of 1,445 square feet, 1,410 square
feet, and 2,070 square feet respectively, are larger than the subject property residence and
thus, a downward adjustment for this factor is appropriate. Conversely at only 678 square
feet, S-1 is smaller than the subject property and is adjusted upward.
Site Utility — For site utility, the subject property is rectangular in shape and the site is
located both in a flood zone and a floodway. In addition, the two parcels of the subject
property are not contiguous being separated by parcel owned by Jefferson County. This is
not the case for any of the comparables. Thus, all of the comparables are considered
superior to the subject in site utility and a downward adjustments are appropriate.
Site Size — The subject property has a total site area of 0.66 acres. At 0.18 acres, 0.33
acres, and 0.39 acres S-1, S-2, and S-4 are all smaller in size when compared to the
subject and thus, an upward adjustment is needed for this factor. At 1.76 acres, S-3 is
larger in site size when compared to the subject property. Thus, a downward adjustment
for this aspect is warranted.
Contribution of Outbuildings — The subject property is improved with a storage shed
containing an area of 216 square feet. S-2, S-3, and S-4 are superior when compared to
the subject in this regard and thus, a downward adjustment for this aspect is warranted.
S-1 is similar enough for this factor that no adjustment is necessary.
AmenitiesNiews — All of the comparables are similar to the subject in amenities/view.
Thus, no adjustment for this factor is needed.
The following exhibit simulates the thought process involved in comparing the sales
comparables to the subject property. The adjustment grid graphically displays the
adjustments made to the comparable sales to account for the differences between the
comparables and the subject property. These adjustments reflect the market's most
probable reaction to these differences. The adjustments are negative or positive,
depending on whether a certain characteristic is superior or inferior to the subject
property.
BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 49
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
ANALYSIS OF DATA AND OPINIONS OF APPRAISERS
After quantitative and qualitative adjustments, a unit value between S-1 ($153,375) and
S-2 ($220,920) is indicated. S-1 requires slightly fewer net adjustments and thus, is
weighted more in the final reconciliation of value. Predicated upon the previous analysis,
the opinion of value for the subject property by the Sales Comparison Approach is
reconciled at $165,000.
BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 50
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
COMPARABLE IMPROVED SALE ADJUSTMENT CHART
Comparable Number
Subject
S-1
S-2
S-3
S-4
Sale Price
n/a
$155,000
$209,900
$175,000
$175,000
Property Rights Conveyed
Fee Simple
Fee Simple
Fee Simple
Fee Simple
Fee Simple
Adjustment
$0
$0
$0
$0
Adjusted Price
$155,000
$209,900
$175,000
$175,000
Financing Terms
Cash to Seller
Cash to Seller
Cash to Seller
Cash to Seller
Cash to Seller
Adjustment
$0
$0
$0
$0
Adjusted Price
$155,000
$209,900
$175,000
$175,000
Conditions of Sale
Arms Length
Arms Length
Arms Length
Arms Length
Arms Length
Adjustment
$0
$0
$0
$0
Adjusted Price
$155,000
$209,900
$175,000
$175,000
Other Quantitative Adjustments
Seller Paid Concession
None
Remodel/Def Maint.
Repairs/Def Maint
Adjustment
-$5,000
$0
$44,000
$55,000
Adjusted Price
$150,000
$209,900
$219,000
$230,000
Date of Sale
May -19
Jul -18
Aug -17
Nov -17
Feb -19
Months Since Sale
9
21
18
3
Adjustment
3.00%
225%
525%
4.50%
0.75%
Adjusted Price
$153,375
$220,920
$228,855
$231,725
Adjusted Price/Unit
$153,375
$220,920
$228,855
$231,725
Qualitative Adjustments
`
Location/Adjacent Influences
Similar
Similar
Similar
Similar
Adjustment
Age/Quality/Condition of Residential
Improvements
Similar
Superior
Superior
Superior
Adjustment
=
Size of Residential Improvements
970 sq. ft.
678 sq.ft.
_
1,445 sq. ft.
_
1,410 sq. ft.
2,070 sq.ft.
Adjustment
+
Site utility
Superior
Superior
Superior
Superior
Adjustment
-
-
-
-
Site Size
0.66 acres
0.18 acres
0.33 acres
1.76 acres
0.39 acres
Adjustment
++
+
+
Contribution of Outbuildings
Similar
Superior
Superior
Superior
Adjustment---
Amenities/Views
Similar
Similar
Similar
Similar
Adjustment
Total Adjustment
Upward
Downward
Downward
Downward
After quantitative and qualitative adjustments, a unit value between S-1 ($153,375) and
S-2 ($220,920) is indicated. S-1 requires slightly fewer net adjustments and thus, is
weighted more in the final reconciliation of value. Predicated upon the previous analysis,
the opinion of value for the subject property by the Sales Comparison Approach is
reconciled at $165,000.
BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 50
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
ANALYSIS OF DATA AND OPINIONS OF APPRAISERS
In order to conclude an "as is" market value for the subject property, the costs associated
with updating/remodeling the residence must be deducted from the value indication
above. The total cost to complete the repairs and updates equals $11,000. Deducting this
from the value indication above results in an "as is" market value for the subject property,
subject to the, as of our date of inspection of $154,000 ($165,000 - $11,000), rounded to
$155,000.
Market Value Conclusion,
by the Sales Comparison Approach, as of May 16, 2019: $155,000
BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 51
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
RECONCILIATION
The only applicable approach to value in the case of the subject property is the Sales
Comparison Approach. The resultant Market Value indication by the Sales Comparison
Approach, as of the effective date of appraisal, May 16, 2019, is $155,000.
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
single-family home sales similar to the subject. The sales used in this analysis were
adjusted for dissimilarities as compared to the subject and set reasonable parameters for
valuation of the subject.
In summary, the Sales Comparison Approach was the only approach to value applicable
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, as of the effective date of inspection, May 16, 2019, is:
ONE HUNDRED FIFTY-FIVE THOUSAND DOLLARS
$155,000
BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 52
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
CERTIFICATION
We certify that, to the best of my knowledge and belief:
1. The facts and data reported in this report are true and correct.
2. The reported analyses, opinions, and conclusions are limited only by the assumptions
and limiting conditions stated in this report, and are our personal, impartial and
unbiased professional analyses, opinions, and conclusions.
3. We 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. We have no bias with respect to the property that is the subject of this report or to the
parties involved with this assignment.
5. 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.
8. We have made a personal inspection of the property that is the subject of this report
and the owner or his/her designated representative was given the opportunity to
accompany the appraisers on the property inspection.
9. No one provided significant professional assistance to the persons signing this report.
10. This appraisal was made and the appraisal report was prepared in conformity with
the Uniform Appraisal Standards for Federal Land Acquisitions.
11. This appraisal was made and the appraisal report prepared in conformity with the
Appraisal Foundation's Uniform Standards for Professional Appraisal Practice,
except to the extent that the Uniform Appraisal Standards for Federal Land
Acquisitions required the invocation of USPAP's Jurisdictional Exception Rule, as
described in Section D-1 of the Uniform Appraisal Standards for Federal Land
Acquisitions.
BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 53
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
CERTIFICATION
12. 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 the Standards of Professional Practice of the Appraisal Institute.
13. The use of this report is subject to the requirements of the Appraisal Institute relating
to review by its duly authorized representatives.
14. We are competent to perform this appraisal.
15. We have not performed services, as appraisers 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.
16. The Appraisal Institute conducts a voluntary program of continuing education for its
designated members. MAIs and SRAs who meet the minimum standards of this
program are awarded periodic educational certification. As of the date of this report,
Chad C. Johnson, has completed the continuing education program for Designated
Members of the Appraisal Institute.
17. As of the date of this report, Leslee A. Gilmore has completed the requirements of
the continuing education program of the Appraisal Institute.
Respectfully submitted,
Chad C. Johnson, ifor,
State of Washington Certification 1101662
Leslee A. Gilmore, Associate
State of Washington Certification 1101840
BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 54
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
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 2001)
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)
Eminent Domain and Condemnation (August 2018)
Various Continuing Education Courses
BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 55
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
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
BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 56
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
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
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
BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 57
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
LESLEE A. GILMORE
GENERAL EDUCATION
QUALIFICATIONS
University of Washington, Bachelor of Science, Fisheries Biology, School of Fisheries
CERTIFICATIONS
General Classification - Washington State Certified Real Estate Appraiser
Certification 1101840
EXPERIENCE
SH&H Valuation and Consulting 2014 — Present
formally Strickland, Heischman and Hoss
Appraiser with the firm SH&H Valuation and Consulting. Specializing in all types of
commercial property valuation.
Wilson Appraisal Services 2012-2014
Appraiser with the firm Wilson Appraisal Service. Specialized in all types of commercial
property valuation.
Strickland, Heischman, & Hoss 2004-2012
Appraiser with the firm Strickland, Heischman, & Hoss. Specialized in all types of commercial
property valuation.
PROFESSIONAL ASSOCIATIONS
Candidate for Designation, Appraisal Institute
APPRAISAL INSTITUTE COURSES & EXAMINATIONS COMPLETED
Basic Appraisal Principles
Basic Appraisal Procedures
Course 310, Basic Income Capitalization
Course 410, Uniform Standards of Professional Appraisal Practice
Course 420, Business Practices & Ethics
Course 510, Advanced Income Capitalization
Course 520, Highest & Best Use and Market Analysis
Course 530, Advanced Sales Comparison & Cost Approaches
Course 540, Report Writing & Valuation Analysis
Course 550, Advanced Applications
BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 58
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
QUALIFICATIONS
APPRAISAL EXPERIENCE
Clallam County
Airplane Hangars
Apartment Buildings
Auto Dealerships/Car lots
Boat Dealership
Child/Day Care Centers
Leasehold Interests
Conservation Easement Diminutions
Convenience Store/Fuel Stops
Eminent Domain Appraisals
Fitness/Health Club Facilities
Hotel/Motel Facilities
Industrial Properties
Commercial Condominium Properties
Mobile Home Parks
Professional/Medical Office Facilities
Religious Facilities
Retail Properties
Self Storage Facilities
Shopping Centers
Mineral Extraction Properties
Residential Subdivisions
Residential Properties
WASHINGTON COUNTIES APPRAISED IN
Chelan County
Clallam County
Cowlitz County
Grant County
Grays Harbor County
Jefferson County
King County
Kitsap County
Lewis County
Mason County
Pacific County
Pierce County
Skagit County
Snohomish County
Thurston County
Port of Tacoma
PARTIAL LIST OF CLIENTS
Columbia Bank
Kitsap Credit Union
Key Bank
Westside Community Bank
Harborstone Credit Union
Capitol Land Trust
First Federal
Anchor Bank
Bank of America
The Bank of Washington
Wells Fargo Bank
Banner Bank
Gary E. Milgard Family Foundation
JP Morgan Chase
Washington State Employee Credit Union
Port of Tacoma
CIT Small Business Lending Corporation
Pierce County
Washington State Department of Transportation
Pierce Commercial Bank
Allegiant Appraisal Management Company
Nisqually Land Trust
Kitsap Bank
Jefferson Land Trust
Christian Community Credit Union
Heritage Bank
Jefferson County
Timberland Bank
Northwest Commercial Bank
Whidbey Camano Land Trust
Hood Canal Salmon Enhancement Group
North Olympic Land Trust
Southsound Bank
U.S. Department of Interior
BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 59
SH&H File 14700-19-A Chad C. Johnson, MAI
Leslee A. Gilmore, Associate
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.
BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 60
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
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. 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 person signing the report.
16. 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.
17. 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.
BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 61
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
ASSUMPTIONS & LIMITING CONDITIONS
18. 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.
19. 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 person 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.
20. The person 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.
21. 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.
BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 62
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
ASSUMPTIONS & LIMITING CONDITIONS
22. 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).
23. 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.
24. 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.
BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 63
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
EXTRAORDINARY ASSUMPTIONS AND/OR
HYPOTHETICAL CONDITIONS
1. Extraordinary Assumption: "an assignment -specific assumption as of the
effective date regarding uncertain information used in an analysis which, if found
to be false, could alter the appraiser's opinions or conclusions. "9 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. -10 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.
9 Uniform Standards of Professional Appraisal Practice, 2018-2019 Edition, Appraisal Standards Board, The Appraisal Foundation,
Washington D.C., p. 4.
10 Ibid., p. 4.
BOCHAT PROPERTY, 151 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 64
SH&H File 14700-19-A Chad C. Johnson, MAI Leslee A. Gilmore, Associate
ADDENDA
PERSONAL SERVICES AGREEMENT
Between
SH&H Valuation and Consulting
and
Jefferson County
THIS AGREEMENT is entered into between the County of Jefferson, a municipal corporation,
hereinafter referred to as "the County", and the SH&H Valuation and Consulting of Tacoma,
WA, hereinafter referred to as "the Subcontractor", in consideration of the mutual benefits,
terms, and conditions hereinafter specified.
1. Pijoo cot_Designation. The Consultant is retained by the County to provide appraisal services
to support property acquisitions for the purpose of Big Quilcene River floodplain restoration
and salmon recovery (RCD #16-1480 and #17-1050 consistent with Washington State
Recreation and Conservation Office Manual 3, Acquigidon Projects and Uniform Appraisal
Standards of Federal Land Acquisitiow "Yellow Book" standards.
2. Scove of Services. Subcontractor agrees to perform the services, identified on Exhibit A,
attached hereto, including the provision of all labor, materials, equipment, and supplies.
3. Time for Performance. This Agreement shall commence upon signature and continues
through December 31, 2020 unless termim d as provided herein. Work performed prior to
the execution of this contract is hereby ratified.
4. ent. The Subcontractor shall be paid by the County for completed work and for services
rendered under this agreement as follows:
a. Payment for the work provided by Consultant shall not exceed. $11,400 at a rate of
$3,800 per appraisal ivport without express written modification of the Agreement signed
by the County.
b. Funding for this contract will be provided by a RCO and WA Department of Ecology
grants. If finding from RCO or WA Department of Ecology is withdrawn, reduced, or
limited in any way after the effective date of this agreement, this contract may be
renegotiated or terminated as provided herein.
c. The Subcontractor may submit invoices to the County once per month, but not less than
Qtly, during the progress of the work for work completed to date. Such invoices will
be checked by the County, and upon approval thereof, payment will be made to the
Subcontractor in the amount approved.
d. Final payment of any balance dare the Subcontractor of the total contract price earned will
be made promptly upon ,its ascertainment and verification by the County after the
completion of the warp under this agreement and its acceptance by the County.
Page 1 of 7
SHM Valuation and Consultl 201
e. Payment as provided in this section shall be full compensation for work performed,
services rendered and for all materials, supplies, equipment and incidentals necessary to
complete the work.
f. The Subcontractor'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 nine (9)
Yews atter final payments. Copies shall be made available upon request.
5. Own and Use of Documents. All documents, drawings, specifications and other
materials produced by the Subcontractor in connection with the services rendered under this
agreement shall be the property of the County whether or not the project for which they are
made is executed. The Suboontractor shall be permitted to retain copies, including
reproducible copies, of drawings and specifications for information, reference and use in
connection with Subcontractor`s endeavors. The rights to any documents, drawings,
specifications and other materials owned by the Subcontractor prior to entering this
agreement and used during the performance of the services are retained by the Subcantrador.
S. Compere with Laws. Subcontractor shall, in performing the services contemplated by this
agreement, faitbfully observe and comply with all federal, state, and local laws, ordinances
and regulations, applicable to the services to be rendered under this agreement.
7. Indemnification. The Subcontractor shall indemnify, defend and hold harmless the County,
its officers, agents and employees, from and against any aad all claims, losses or liability, or
any portion thereeol including attorney's fees and costs, arising from injury or death to
Persons, including injuries, sickness, disease or death to Subcontractor's own employees, or
damage to property occasioned by a negligent act, omission or failure of the Subcontractor.
9. Insurance. The Subcontractor shall obtain and keep in force during the terms of the
Agreement, policies of as follows:
If and only if the Subcontractor 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 Subwaftactor, 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 Subcontractor is located.
Cm-mercial Automobile Liabili 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
SUBCONTRACTOR'S performance of the contract.
a. (Tergal CommercialLiabiliInsurance, 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)
titres the occurrence amount ($2,000,000 minimum) for bodily injury, including death,
and property damage unless otherwise specified in the contract specifications. This
Page 2 of 7
SH&H Valuation and Qgnsuftg
insurance coverage shall contain no limitations on the scope of the protection provided
and include the following minimum coverage:
i. Broad Form Property Damage with no employee exclusion;
ii. Personal Injury Liability, including extended bodily injury;
iii. Broad Form Contractual/Commercial Liability including completed operations;
iv. Premises — Operations Liability (I%I&C);
V. Independent Contractors and Subcontractors; and
A Blanket Contractual Liability.
The County shall be named as an additional insured party under this policy.
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 ibis 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 Subcontractor shall
procure a bond guaranteeing payment of losses and related investigations, claim
administration and defense expenses.
The Subcontractor shall include all subcontractors as insured ander its insurance policies or
WWI 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 Subcontractor to take out and/or maintain any required insurance shall not
relieve The Subcontractor 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) fbr 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
Page 3 of 7
SH&H ValuatlQn and [onsultlnrc 2019
and be at the sole risk of the Subcontractor.
b. 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 Subcontractor until such time as Subcontractor shall furnish
additional security covering such judgment as may be determined by the County.
c. The County reserves the right to request additional insurance on an individual basis for
extra hazardous contracts and specific service agreements,
d. 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 Subcontractor must provide in order to comply with the Agreement.
e. If the proof of insurance or certificate of coverage indicating the County is an "additional
insured" to a policy obtained by the Subcontractor 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 Subcontractor to obtain the full text of that endorsement and forward
that fall text to the County.
f The County may, upon the Subcontractor's failure to comply with all provisions of this
contract relating to insurance, withhold payment or compensation that would otherwise
be due to the, Subcoir. Tactor
9- Independent Subcontractor. The Subcontractor and the County agree that the Subcontractor 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 Subcontractor nor any employee of
Subcontractor 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
Subcontractor, or any employee of Subcoratrarctor.
10. COCOON t goafinM Fees. The Consultant warrants that he has not employed or
retained any company or person, other than a bonafide employee working solely for the
Consultant, to solicit or secure this contract, and that he has not paid or agreed to pay any
company or person, other than a bonafide employee working solely for the Consultant, any
fee, commission, percentage, brokerage fee, gifts, or any other consideration contingent upon
or resulting from the award or making of this contract. For breach or violation of this
warranty, the County shall have the right to annul this contract without liability or, in its
discretion to deduct from the contract price or consideration, or otherwise recover, the full
amount of such fee, commission, percentage, brokerage fee, gift or contingent fee.
11. Discrimination Prohibited. The Subcontractor, with regard to the work performed by it under
this agreement, will not discriminate on the grounds of race, color, national origin, religion,
Page 4of7
5HM Valuation and Con&ftLru 2019
crood, ale, sax, or the presence of any physical or sensory handicap in the selection and
retention of employees or procurement of materials or supplies.
12. Assiannumt. The Consultant shall not sublet or assign any of the services covered by this
agreement vithout the express written consent of the County.
13. on 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.
14. No Waiver of Soverei b=um
:W, By entering into this c ubact the Contractor does not
waive its sovereign immunity from Suit and nothing hererin shall be construed as a waiver of
any such right.
15. Terni 'aa. The County reserves the right to terminate this contract at any time by giving
ten (10) days written notice to the Subcontractor.
In the event of the death of a member, partner or officer of the Consultant, or any of its
suPi'Y Peel assigned to the project, thesurviving members of the Consultant
hereby agree to complete the work under the terms of this amt, if requested to do so by
the County. This section shall not be a bar to renegotiations of this agreement between
surviving members of the Consultant and the County, if the County so chooses.
16.Notices. Notices to the t ;aunty of Jefferson dmU be sent to the followim address:
Tami Pokorny, Nauavi Resources program Coordinator
Jefferson County Environmental Public Health
615 Sheridan Street
Port Townsend, WA 99368
Ph: 3601379-4498
Email: tpokon,_,y a ojefferson.wa.u.q
IT NQUM to Consultma shall be sent to the followingaddress:
Chad C. Johnson, MAI
Partner
SH&H Valuation and Consulting
6419 Lakewood Drive West
TACOMA WA 98467
Ph: 253/564-3230 x103
chadi@shhapp.com
18. Irate a ement. This Agreement together with attachments or addenda, represents the
entire and integrated agreement between. the County and the Subcontractor and supersedes all
prior negotiations, representations, or agreements written or oral. This agreement may be
amended only by written instrunmat signed by both County and Subcontractor.
Page 5 of 7
S &H Valuadon and Consulting
DATED this — day of 2019
By
Kate Dean,` Chair
Jefferson Board of County Commissioner
S 14 -
Chad Johnson, MAioo' 1
ate
WA State Certified General Real Estate Appraiser
Certification #1101662 Expires 12115=0
APPROVED AS TO FORM
Chief Civil DPA Philip Hunsucker
Attest/Authenticated:
eq PL, 44t" a.vt._ Clerk of the Board
Page 6 of 7
SH&H Valuation and Consukina 2019
Exhibit A: Scone of Work
The Subcontractor is retained by the County to provide appraisal services to support property
acquisitions for the purpose of Big Quilcene River floodplain restoration and salmon recovery
(RCO #16-1480 and #17-1052) consistent with Washington State Recreation and Conservation
Office Manual 3, Acquisition Projects and Lrniform Appraisal Standards of Federal Land
Acquisitions "Yellow Book" standards
://www.rco.wa. ov/dgmments/manuals&fo h arciuizu � . Thee order of priority for
the first three appraisals is as follows.
I. Property 1: APNs 991200505 and 991200503
2. Property 2: APN 991200401
3. Property 3: APNs 991200501 and 702241004
Deliverables: 1 signed hard copy and an electronic copy (PDF) of each separate appraisal
Due Dates: 30 Days from Notice to Proceed for each of the reports.
Page 7 of 7
PL -630-159 (FV3(16)
t-L-OM-1 tw (W:vlb)
May 7, 2019
SH&H Valuation and Consulting
6419 Lakewood Drive West
Tacoma, WA 98467
Re: Agneeli for Appraisal Services
Greetings,
615 Sheridan Street
Port Townsend, WA 98368
www.JeffemonCountyPubl!cHealth.org
Ertdosad pimse find three copies of above referenced c ontisa Please review and sign all
copies and return the Lwv of the copies to my atbention. If you have any questions, I can be
reached at (360) 385-9421.
Sincerely,
Jenny Matber
Com Administrator
Enclosures: WQ-19-149
Community Public Health Environmental Pubic Health
360-38"400 Environmental
360,3185-9401 iQ Always worldng for a safer and healthier community (t) 36&3794487
JEFFERSON TITLE COMPANY
Order Summary Sheet for Commitment No.: 85631
Enclosed: Preliminary Title Commitment
The following information is for your convenience and not part of the Preliminary Title Commitment. You
should read the attached Preliminary Title Commitment very carefully. If you have any questions about
your commitment please contact us at (360) 385-2000 during business hours Monday through Friday from
8:00am to 5:00pm PST or email your contact below.
Property Address: 151 Fremont Ave, Quilcene, WA 98376
Seller: Brian A. Bochat
Buyer: Jefferson County
Your Title Contact:
Stacia Haskins
Recording Department:
Molly Miller
Stacia@jeffersontitlecompany.com
molly@jeffersontitlecompany.com
2205 Washington Street, Port Townsend, WA 98368 1 phone 360.385.2000
fax 360.385.6967 ' www.jeffersontitlecompany.com
0 }NFR Cy
I
; ALTA Commitment for Title Insurance
�s FirstAmer-ircan Title
ISSUED BY
First American Title Insurance Company
Commitment
COMMITMENT FOR TITLE INSURANCE
Issued By
FIRST AMERICAN TITLE INSURANCE COMPANY
NOTICE
IMPORTANT—READ CAREFULLY: THIS COMMITMENT IS AN OFFER TO ISSUE ONE OR MORE TITLE INSURANCE POLICIES. ALL CLAIMS
OR REMEDIES SOUGHT AGAINST THE COMPANY INVOLVING THE CONTENT OF THIS COMMITMENT OR THE POLICY MUST BE BASED
SOLELY IN CONTRACT.
THIS COMMITMENT IS NOT AN ABSTRACT OF TITLE, REPORT OF THE CONDITION OF TITLE, LEGAL OPINION, OPINION OF TITLE, OR
OTHER REPRESENTATION OF THE STATUS OF TITLE. THE PROCEDURES USED BY THE COMPANY TO DETERMINE INSURABILITY OF
THE TITLE, INCLUDING ANY SEARCH AND EXAMINATION, ARE PROPRIETARY TO THE COMPANY, WERE PERFORMED SOLELY FOR THE
BENEFIT OF THE COMPANY, AND CREATE NO EXTRACONTRACTUAL LIABILITY TOANY PERSON, INCLUDING A PROPOSED INSURED.
THE COMPANY'S OBLIGATION UNDER THIS COMMITMENT IS TO ISSUEA POLICY TO A PROPOSED INSURED IDENTIFIED IN SCHEDULE A
IN ACCORDANCE WITH THE TERMS AND PROVISIONS OF THIS COMMITMENT, THE COMPANY HAS NO LIABILITY OR OBLIGATION
INVOLVING THE CONTENT OF THIS COMMITMENT TO ANY OTHER PERSON.
COMMITMENT TO ISSUE POLICY
Subject to the Notice; Schedule B, Part I—Requirements; Schedule B, Part II—Exceptions; and the Commitment Conditions, FirstAmerican Title
Insurance Company, a Nebraska Corporation (the "Company"), commits to issue the Policy according to the terms and provisions of this
Commitment. This Commitment is effective as of the Commitment Date shown in Schedule A for each Policy described in Schedule A, only when the
Company has entered in Schedule A both the specified dollar amount as the Proposed Policy Amount and the name of the Proposed Insured.
If all of the Schedule B, Part I—Requirements have not been met within six months after the Commitment Date, this Commitment terminates and the
Company's liability and obligation end.
First American Title Insurance Company
Dennis J. Gilmore, President
;444� �p /fi�
Jeffrey S. Robinson, Secretary
If this jacket was created electronically, it constitutes an original document
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not
valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule S, Part Requirements; Schedule B, Part
Il—Exceptions; and a counter -signature by the Company or its issuing agent that may be in electronic form.
Copyright 2006-2096 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) 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 ;rand Title Association.
Form 5030000 (1-31-17) Page 1 of 11
nMrxer nye
AFY (IC'f A'.Yt�N
ALTA Commitment for Title Insurance (8-1-16)
COMMITMENT CONDITIONS
1. DEFINITIONS
(a) "Knowledge" or "Known": Actual or imputed knowledge, but not constructive notice imparted by the Public Records.
(b) "Land": The land descrbed in Schedule A and affixed improvements that by iaw constitute real property. The term "Land" does not include
any property beyond the lines of the area described in Schedule A, nor any right, title, interest, estate, or easement in abutting streets,
roads, avenues, alleys, lanes, ways, or waterways, but this does not modify or limit the extent that a right of access to and from the Land is
to be insured by the Policy.
(c) "Mortgage": A mortgage, deed of trust, or other security instrument, including one evidenced by electronic means authorized by law.
(d) 'Policy": Each contract of title insurance, in a form adopted by the American Land Title Association, issued or to be issued by the Company
pursuant to this Commitment.
(e) "Proposed Insured": Each person identified in Schedule A as the Proposed Insured of each Policy to be issued pursuant to this
Commitment.
(f) "Proposed Policy Amount": Each dollar amount specified in Schedule A as the Proposed Policy Amount of each Policy to be issued
pursuant to this Commitment.
(g) "Public Records": Records established under state statutes at the Commitment Date for the purpose of imparting constructive notice of
matters relating to real property to purchasers for value and without Knowledge.
(h) `Title": The estate or interest described in Schedule A,
2. If all of the Schedule B, Part I—Requirements have not been met within the time period specified in the Commitment to Issue Policy, this
Commitment terminates and the Company's liability and obligation end.
3. The Company's liability and obligation is limited by and this Commitment is not valid without:
(a) the Notice;
(b) the Commitment to Issue Policy;
(c) the Commitment Conditions;
(d) Schedule A;
(e) Schedule B, Part I—Requirements;
(f) Schedule B, Part II—Exceptions; and
(g) a counter -signature by the Company or its issuing agent that may be in electronic form.
4. COMPANY'S RIGHT TO AMEND
The Company may amend this Commitment at any time. If the Company amends this Commitment to add a defect, lien, encumbrance, adverse
claim, or other matter recorded in the Public Records prior to the Commitment Date, any liability of the Company is limited by Commitment
Condition 5. The Company shall not be liable for any other amendment to this Commitment.
5. LIMITATIONS OF LIABILITY
(a) The Company's liability under Commitment Condition 4 is limited to the Proposed Insured's actual expense incurred in the interval between
the Company's delivery to the Proposed Insured of the Commitment and the delivery of the amended Commitment, resulting from the
Proposed Insured's good faith reliance to:
(i) comply with the Schedule B, Part €—Requirements;
(ii) eliminate, with the Company's written consent, any Schedule B, Part II—Exceptions; or
(iii) acquire the Title or create the Mortgage covered by this Commitment,
(b) The Company shall not be liable under Commitment Condition 5(a) if the Proposed Insured requested the amendment or had Knowledge
of the matter and did not notify the Company about it in writing.
(c) The Company will only have liability under Commitment Condition 4 if the Proposed Insured would not have incurred the expense had the
Commitment included the added matter when the Commitment was first delivered to the Proposed Insured.
(d) The Company's liability shall not exceed the lesser of the Proposed Insured's actual expense incurred in good faith and described in
Commitment Conditions 5(a)(i) through 5(a)(iii) or the Proposed Policy Amount,
(e) The Company shall not be liable for the content of the Transaction, Identification Data, if any.
(f) In no event shall the Company be obligated to issue the Policy referred to in this Commitment unless all of the Schedule B, Part i—
Requirements have been met to the satisfaction of the Company.
(g) In any event, the Company's liability is limited by the terms and provisions of the Policy.
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not
valid without the Notice; the Commitment to issue Policy; the Commitment Conditions; Schedule A; Schedule 8, Part I—Requirements; Schedule 8, Part
II—Exceptions; and a counter -signature by the Company or its issuing agent that may be in electronic form.
Copyright 2006-2015 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and
I.ANI] Tl al F
ALTA members in goad standing as of the date of use. All other uses are prohibited. �spOl IA,IIN
Reprinted under license from the American Land Title Association.
Form 5030000 (1-31-17) Page 2 of 11 ALTA Commitment for Title Insurance (8-1-16)
6. LIABILITY OF THE COMPANY MUST BE BASED ON THIS COMMITMENT
(a) Only a Proposed Insured identified in Schedule A, and no other person, may make a claim under this Commitment.
(b) Any claim must be based in contract and must be restricted solely to the terms and provisions of this Commitment.
(c) Until the Policy is issued, this Commitment, as last revised, is the exclusive and entire agreement between the parties with respect to the
subject matter of this Commitment and supersedes all prior commitment negotiations, representations, and proposals of any kind, whether
written or oral, express or implied, relating to the subject matter of this Commitment.
(d) The deletion or modification of any Schedule B, Part [I—Exception does not constitute an agreement or obligation to provide coverage
beyond the terms and provisions of this Commitment or the Policy.
(e) Any amendment or endorsement to this Commitment must be in writing and authenticated by a person authorized by the Company.
(f) When the Policy is issued, all liability and obligation under this Commitment will end and the Company's only liability will be under the
Policy.
7. IF THIS COMMITMENT HAS BEEN ISSUED BY AN ISSUING AGENT
The issuing agent is the Company's agent only for the limited purpose of issuing title insurance commitments and policies. The issuing agent is
not the Company's agent for the purpose of providing closing or settlement services.
8. PRO -FORMA POLICY
The Company may provide, at the request of a Proposed Insured, a pro -forma policy illustrating the coverage that the Company may provide. A
pro -forma policy neither reflects the status of Title at the time that the pro -forma policy is delivered to a Proposed insured, nor is it a
commitment to insure.
9. ARBITRATION
The Policy contains an arbitration clause. All arbitrable matters when the Proposed Policy Amount is $2,000,000 or less shall be arbitrated at the
option of either the Company or the Proposed Insured as the exclusive remedy of the parties. A Proposed Insured may review a copy of the
arbitration rules at http://www.alta.o[g/arbitration.
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not
valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements; Schedule 8, Part
II—Exceptions; and a counter -signature by the Company or its issuing agent that may be in electronic form.
Copyright 2006-2016 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) 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.
(1-31-17) Page 3 of 11 ALTA Commitment for Title Insurance (8-1-16)
Rrst American ri tic
Privacy Information
We Are Committed to Safeguarding Customer Information
In order to better serve your needs now and in the future, we may ask you to provide us with certain information. We
understand that you may be concerned about what we will do with such information - particularly any personal or financial
information. We agree that you have a right to know how we will utilize the personal information you provide to us.
Therefore, together with our subsidiaries we have adopted this Privacy Policy to govern the use and handling of your
personal information.
Applicability
This Privacy Policy governs our use of the information that you provide to us. it does not govern the manner in which we
may use information we have obtained from any other source, such as information obtained from a public record or from
another person or entity. First American has also adopted broader guidelines that govern our use of personal information
regardless of its source. First American calls these guidelines its Fair Information Values.
Types of Information
Depending upon which of our services you are utilizing, the types of nonpublic personal information that we may collect
include:
Information we receive from you on applications, forms and in other communications to us, whether in writing, in
person, by telephone or any other means;
Information about your transactions with us, our affiliated companies, or others; and
Information we receive from a consumer reporting agency.
Use of Information
We request information from you for our own legitimate business purposes and not for the benefit of any nonaffiliated
party. Therefore, we will not release your information to nonaffiliated parties except: (1) as necessary for us to provide the
product or service you have requested of us; or (2) as permitted by law. We may, however, store such information
indefinitely, including the period after which any customer relationship has ceased. Such information may be used for any
internal purpose, such as quality control efforts or customer analysis. We may also provide all of the types of nonpublic
personal information listed above to one or more of our affiliated companies. Such affiliated companies include financial
service providers, such as title insurers, property and casualty insurers, and trust and investment advisory companies, or
companies involved in real estate services, such as appraisal companies, home warranty companies and escrow
companies. Furthermore, we may also provide all the information we collect, as described above, to companies that
perform marketing services on our behalf, on behalf of our affiliated companies or to other financial institutions with whom
we or our affiliated companies have joint marketing agreements.
Former Customers
Even if you are no longer our customer, our Privacy Policy will continue to apply to you.
Confidentiality and Security
We will use our best efforts to ensure that no unauthorized parties have access to any of your information. We restrict
access to nonpublic personal information about you to those individuals and entities who need to know that information to
provide products or services to you. We will use our best efforts to train and oversee our employees and agents to ensure
that your information will be handled responsibly and in accordance with this Privacy Policy and First American's Fair
Information Values. We currently maintain physical, electronic, and procedural safeguards that comply with federal
regulations to guard your nonpublic personal information.
Information Obtained Through Our Web Site
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not
valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule 8, Part I—Requirements; Schedule 8, Part
11—Exceptions; and a counter -signature by the Company or its issuing agent that may be in electronic form.
Copyright 2006-2016 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) 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.
rwr rkN
ntitLRix�r qN
LANI) TITI F.
4,c� IciN
Form 5030000 (1-31-17) Page 4 of 11 ALTA Commitment for Title Insurance (8-1-16)
First American Financial Corporation is sensitive to privacy issues on the Internet. We believe it is important you know how
we treat the information about you we receive on the Internet.
In general, you can visit First American or its affiliates' Web sites on the World Wide Web without telling us who you are or
revealing any information about yourself. Our Web servers collect the domain names, not the e-mail addresses, of
visitors. This information is aggregated to measure the number of visits, average time spent on the site, pages viewed and
similar information. First American uses this information to measure the use of our site and to develop ideas to improve
the content of our site.
There are times, however, when we may need information from you, such as your name and email address. When
information is needed, we will use our best efforts to let you know at the time of collection how we will use the personal
information. Usually, the personal information we collect is used only by us to respond to your inquiry, process an order or
allow you to access specific account/profile information. If you choose to share any personal information with us, we will
only use it in accordance with the policies outlined above.
Business Relationships
First American Financial Corporation's site and its affiliates' sites may contain links to other Web sites. While we try to link
only to sites that share our high standards and respect for privacy, we are not responsible for the content or the privacy
practices employed by other sites.
Cookies
Some of First American's Web sites may make use of "cookie" technology to measure site activity and to customize
information to your personal tastes. A cookie is an element of data that a Web site can send to your browser, which may
then store the cookie on your hard drive.
FirstAm.com uses stored cookies. The goal of this technology is to better serve you when visiting our site, save you time
when you are here and to provide you with a more meaningful and productive Web site experience.
Fair Information Values
Fairness We consider consumer expectations about their privacy in all our businesses. We only offer products and
services that assure a favorable balance between consumer benefits and consumer privacy.
Public Record We believe that an open public record creates significant value for society, enhances consumer choice
and creates consumer opportunity. We actively support an open public record and emphasize its importance and
contribution to our economy.
Use We believe we should behave responsibly when we use information about a consumer in our business. We will obey
the laws governing the collection, use and dissemination of data.
Accuracy We will take reasonable steps to help assure the accuracy of the data we collect, use and disseminate. Where
possible, we will take reasonable steps to correct inaccurate information. When, as with the public record, we cannot
correct inaccurate information, we will take all reasonable steps to assist consumers in identifying the source of the
erroneous data so that the consumer can secure the required corrections.
Education We endeavor to educate the users of our products and services, our employees and others in our industry
about the importance of consumer privacy. We will instruct our employees on our fair information values and on the
responsible collection and use of data. We will encourage others in our industry to collect and use information in a
responsible manner.
Security We will maintain appropriate facilities and systems to protect against unauthorized access to and corruption of
the data we maintain.
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not
valid without the Notice; the Commitment to Issue Policy, the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements; Schedule B, Part
II—Exceptions; and a counter -signature by the Company or its issuing agent that may be in electronic form.
Copyright 2006-2016 American Land Title Association. All rights reserved.
The use of this Form (or any derivative therecf) 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.
AMlRf �'1N
i.n�n rizc r.
ns�ncinrinw
Form 5030000 (1-31-17) Page 5 of 11 I ALTA Commitment for Title Insurance (8-1-16)
S� AM HRI
R Cy
�• "^; FirstAmerican Title
ALTA Commitment for Title Insurance
ISSUED BY
First American Title Insurance Company
Schedule A I 85631
Transaction Identification Data for reference only;
Issuing Agent: Jefferson Title Company, Inc.
Issuing Office's ALTA® Registry ID: 400038
Commitment No.: 85631
Property Address: 151 Fremont Ave, Quilcene, WA
98376
1. Commitment Date: March 19, 2019 at 8:OOAM
2. Policy to be issued:
(a) ® ALTA® Owner Policy Standard
Cancellation Fee
Proposed Insured: Jefferson County
Proposed Policy Amount: $TBD
Premium: $60.00 Sales Tax: $5.40
Issuing Office: 2205 Washington Street, PO Box 256
Port Townsend, WA 98368
SCHEDULE A
3. The estate or interest in the Land described or referred to in this Commitment is Fee Simple
4. The Title is, at the Commitment Date, vested in:
Brian Bochat, as his separate estate
Your title examiner for this transaction is Stacia Haskins. if you have any questions concerning this
title commitment, please do not hesitate to call me at (360) 385-2000 or email
stacia@jeffersontitlecompany.com.
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not
valid without the Notice; the Commitment to Issue Policy, the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements; Schedule B, Part
11—Exceptions; and a counter -signature by the Company or its issuing agent that may be in electronic form.
Copyright 2006-2016 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and AMEk! AA
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 5030000 (1-31-17) Page 6 of 11 ALTA Commitment for Title Insurance (8-1-16)
5. The Land is described as follows:
Lots 15, 17, 18, 19 and 20 in Block 5 of Plat of Quilcene, as per plat recorded in Volume 2 of Plats on Page 33,
records of Jefferson County.
Situate in the County of Jefferson, State of Washington.
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not
valid without the Notice; the Commitment to issue Policy, the Commitment Conditions; Schedule A; Schedule S, Part 1—Requirements; Schedule B, Part
11—Exceptions; and a counter -signature by the Company or its issuing agent that may be in electronic form.
Copyright 2006-2016 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) 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 5030000-A (1-24-18) Page 7 of 11 E ALTA Commitment for Title Insurance (8-1-16)
Schedule A
*gt AM If,,
t
FirstAmerican Title
m�•r
Schedule B - Part f
Commitment No.: 85631
All of the following Requirements must be met:
ALTA Commitment for Title Insurance
;SSUED BY
First American Title Insurance Company
85631
SCHEDULE B, PART
Requirements
1. The Proposed Insured must notify the Company in writing of the name of any party not referred to in this Commitment
who will obtain an interest in the Land or who will make a loan on the Land. The Company may then make additional
Requirements or Exceptions.
2. Pay the agreed amount for the estate or interest to be insured.
3. Pay the premiums, fees, and charges for the Policy to the Company.
4. Documents satisfactory to the Company that convey the Title or create the Mortgage to be insured, or both, must be
properly authorized, executed, delivered, and recorded in the Public Records.
5. The land described in this commitment appears to be residential in nature and may be subject to the provisions of
RCW 6.13.010, et seq. (homestead statute) if the land is occupied as a primary residence. If the land is occupied as
a primary residence, RCW 6.13.060 requires that all documents conveying or encumbering the land must be executed
by each spouse or domestic partner, individually. Alternatively, the company will accept a deed identifying the non -
vested spouse occupying the property as the Grantor and the vested spouse as the Grantee. This applies if the
non -vested spouse currently resides in the residence or if the vested spouse resides in the residence and the
non -vested spouse doesn't reside in the residence but has lived there within the previous 6 months. In the
event that the company receives documents to insure that are not executed as required, the company may be unable
to record or to insure the transaction. Please contact your Title Officer if you have any questions.
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not
valid without the Notice; the Commitment to Issue Policy, the Commitment Conditions; Schedule A; Schedule B, Part 1-17equirements; Schedule 8, Part
11—Exceptions; and a counter -signature by the Company or its issuing agent that may be in electronic farm.
Copyright 2006-2016 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) 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.
E Form 5030000-BI&BII (1-31-17) Page 8 of 11
ALTA Commitment for Title Insurance (8-1-16)
Schedule BI & BII
•MIN C
Fir-stAmerican Title's
ALTA Commitment for Title Insurance
ISSUED BY
First American Title Insurance Company
Schedule B - Part II
85631
SCHEDULE B, PART II
Exceptions (Continued)
THIS COMMITMENT DOES NOT REPUBLISH ANY COVENANT, CONDITION, RESTRICTION, OR LIMITATION
CONTAINED IN ANY DOCUMENT REFERRED TO IN THIS COMMITMENT TO THE EXTENT THAT THE SPECIFIC
COVENANT, CONDITION, RESTRICTION, OR LIMITATION VIOLATES STATE OR FEDERAL LAW BASED ON RACE,
COLOR, RELIGION, SEX, SEXUAL ORIENTATION, GENDER IDENTITY, HANDICAP, FAMILIAL STATUS, OR
NATIONAL ORIGIN.
The Policy will not insure against loss or damage resulting from the terms and provisions of any lease or easement
identified in Schedule A, and will include the following Exceptions unless cleared to the satisfaction of the Company:
1. Any defect, lien, encumbrance, adverse claim, or other matter that appears for the first time in the Public Records or is
created, attaches, or is disclosed between the Commitment Date and the date on which all of the Schedule B, Pari. (—
Requirements are met.
2. 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
3. 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.
4. Easements, claims of easement or encumbrances which are not shown by the public records.
5. 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.
6. (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.
7. 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.
8. Any service installation, connection, maintenance, construction, tap or reimbursement charges/costs for sewer, water,
garbage or electricity.
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by First American Title Insurance Company, This Commitment is not
valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements; Schedule S, Part
11—Exceptions; and a counter -signature by the Company or its issuing agent that may be in electronic form.
Copyright 2006-2016 American Land Title Association. All rights reserved.
aw�.n s
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and
ALTA members in good standing as of the date of use. A;I other uses are prohibited.
Reprinted under license from the American Land Title Association.
Form 5030000-BI&BII (1-31-17) Page 9 of 11 I ALTA Commitment for Title Insurance (8-1-16)
Schedule 131 & 1311
9. Lien of the real estate excise safes 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.
10. General Taxes. The first portion $ 25.42 becomes delinquent after April 30"'
delinquent after October 31"
Amount Billed:
Year
2019
Amount Billed:
$ 50.76
Amount Paid:
$ 0.00
Amount Due:
$ 50.76, plus interest and penalty, if delinquent
Tax Account No..
991 200 503
Property ID No.:
41694
Assessed value:
$ 2,200.00
Affects:
Lot 15
General Taxes. The first portion $ 425.83 becomes delinquent after April 30cr
delinquent after October 31 st
Year
2019
Amount Billed:
$ 851.63
Amount Paid:
$ OM
Amount Due:
$ 851.63, plus interest and penalty, if delinquent
Tax Account No..
991 200 505
Property ID No.:
41696
Assessed value:
$ 84,676.00
Affects:
Lots 17 through 20
The second portion $ 25.34 becomes
The second portion $ 425.80 becomes
11. 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.
This page is only a part of a 2015 ALTA® Commitment for Title Insurance issued by First American Titte Insurance Company. This Commitment is not
valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements; Schedule B, Part
II—Exceptions; and a counter -signature by the Company or its issuing agent that may be in electronic form.
Copyright 2006-2016 American Land Title Association. All rights reserved. �
The use of this Form (or any derivative thereof) 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 Tit!e Association."„
Form 5030000-BI&Bil (1-31-17) Page 10 of 11 I ALTA Commitment for Title Insurance (8-1-16)
Schedule 131 & 1311
INFORMATIONAL NOTES
A. Effective January 1, 1997, and pursuant to amendment of Washington State Statutes relating to standardization
of recorded documents, certain format content requirements must be met (refer to RCW 65.04.045). Failure to
comply may result in rejection of the document by the recorder or additional fees being charged, subject to
Auditor's discretion.
B. Any sketch hereto is done so as a courtesy only and is not part of any title commitment or policy, it is furnished
solely for the purpose of assisting in locating the Land and Jefferson Title Company, Inc. expressly disclaims any
liability which may result from reliance made upon it.
C. The description can be abbreviated as suggested below if necessary to meet the standardization requirements.
The full text of the description must appear in the documents(s) to be insured.
Lts 15 & 17-20, Blk 5, Quilcene
D. 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.
E. The situs address of the property herein described is:
151 Fremont Ave
Quilcene, WA 98376
F. According to the application for title insurance, title is to vest in Jefferson County. Examination of the records
discloses no matters pending against said party.
G. As of the date hereof there are no matters against Brian Bochat, which would appear as exceptions in the policy
to issue, except as shown herein.
NOTE: A FEE MAY BE CHARGED UPON THE CANCELLATION OF THE THIS COMMITMENT PURSUANT TO
WASHINGTON STATE INSURANCE CODE AND THE FILED RATE OF THE COMPANY.
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not
valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements,' Schedule B, Part
II—Exceptions; and a counter -signature by the Company or its issuing agent that may be in electronic form.
Copyright 2006-2016 American Land Title Association. All rights reserved. �
The use of this Form (or any derivative thereof) 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.
• kfr=
Form 5030000-BI&BII (1-31-17) Page 11 of 11 ALTA Commitment for Title Insurance (8-1-16)
Schedule BI & BII
When recorded return to:
Brian Bochat
P.O. Box 238
Quilcene, WA 98376
Filed for Record at Request of
Jefferson Title Company, Inc.
Escrow Number: 83743DF
608940 PGS:1 SWD
11,113012017,1.11.
ffien aamiv WR Fu,da toe'�JaEEt.Re�aM RoaaEpnn Carroll. Auditor
Statutory Warranty Deed
THE GRANTOR Nancy L. Logbry, as Successor Trustee of the Wilbur Family Trust Agreement dated
the 27th day of September 1990 for and in consideration of TEN DOLLARS AND OTHER GOOD AND
VALUABLE CONSIDERA'T'ION in hand paid, conveys and warrants to Brian Hochat, a single person the
following described rea: estate, situa!ed in the County of Jefferson, State of Washington.
Abbreviated Legal::.ts 15 & 17-20 Blk 5 Quilcene
Tax Parcel Number(s): 991 200 503, 991 200 505
Lots 15, 17, 18, 19 and 20 in Block 5 of Plat of Quilcene, as per plat recorded in Volume 2 of Plats
on Page 33, records of Jefferson County,
Situate in the County of Jefferson, State of Washington,
Subject to: 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.
Dated June 27.2017
Wilbur Family Trust dated September 27, 1990yy
i1,I sf�cytL.!_
By: Na L. Lofty uccessor Trustee
STATE OF a
COUNTY OF Aiy6f�:, } SS:
i certify that 1 know or have satisfactory evidence that Nancy L. Lothr
she is the person who appeared before
me, and said person acknowledge that she signed this instrument, an oath stated sbe
is authorized to execute the instrument and acknow;edge that as the
Successor Trustee of Wilbur Family Trust dated September 27, 1990
to be the free and voluntary act of such party(ies) for the uses and purposes mentioned in this instrument.
s _
Dated:
w
`
�.N�••�� - oary u Ina for the Slate of
' '•6 Residing at
f}NMIg My appointmen! expires: t
• pdWA,lk1M� . �.
• . iiY111.7� � . .
gyp; !E�w Page 1 of I
806572 12799,6 *6/30/2017 1,162.00*
F� 4s a1 ¢s a5 !« 5 6 d 4S yrs 45 tiv' a s ,r s r a « s y , wS _ Ati5 4v µ5 f s *5 4-5 4*15
41 z 3 56 7
1615/413 12 ! t !9 �� X711 '.S r !3 >� ��IK
-00
.a.�.
FR EMCiNT
7c C. /1 Bei 3� A f TAluVOG
This sketch is provided, without a charge, for your
information. It is not intended to show all matters
related to the property including, but not limited to, ,7r
area, dimensions, easements, encroachments or +C,
location of boundaries. It is not a part of, nor does it
modify, the commitment or policy to which is
attached. The Company assumes NO LIABILITY for any
matter related to this sketch. Referenced should be
made to an accurate survey for further information.
lax 4U '� v
:47
This sketch is provided, without a charge, for your
° Vac. 10-4-76
0-58 information. It is not intended to show all matters
t 1 131k 7 �+ — related to the property including, but not limited to,
Lot 1 Blk 6 area, dimensions, easements, encroachments or
location of boundaries. It is not a part of, nor does it
modify, the commitment or policy to which is
Linger Longer Rd. attached. The Company assumes NO LIABILITY for any
Lot 1 — - _ matter related to this sketch. Referenced should be
made to an accurate survey for further information.
Ta7 t'2�x6(S&Wof
f Co. Rd.)
1.29 a.
Quiicene Ave.
4 6 6 - 8 10 1 2 3 q 5 6 7 8 9 10 i
16 17 16 15 14J 13 12 111 20 19 18 77 16 r 15 13 12 13 " 20
a
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VALUATION AND CONSULTING
6419 Lakewood Drive West, Tacoma, WA 98467
p. 253.564.3230 1 f. 253.564.3143