HomeMy WebLinkAbout102819_cabs02Affason
Public Healt
CABS
615 Sheridan Street
Port Townsend, WA 98368
www.JeffersonCountyPublicHealth.org
October 21, 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: October 28, 2019
SUBJECT: Agenda Request: Authorization and Concurrence for the
McComb Property on the Big Quilcene River Floodplain
STATEMENT OF ISSUE:
Environmental Public Health (EPH) requests approval of an Authorization and Concurrence document for
the McComb 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 0.38 -acre McComb 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 McComb property is funded by RCO #17-1052. Match is provided by an MOU with the
Hood Canal Salmon Enhancement Group to pass through Department of Ecology Floodplains by Design
(SEAFBD-2017-HoCSEG-0009).
RECOMMENDATION:
EPH management recommends approval of the Authorization and Concurrence document for the McComb
property on the Big Quilcene Floodplain.
REVIEWED BY:
Philip Morley, unty dministrator Date
Community Health
Developmental Disabilities
360-385-9400
360-385-9401 (f)
Always working for a safer and healthier community
Environmental Public Health
Water Quality
360-385-9444
(f) 360-379-4487
AUTHORIZATION TO PROCEED WITH
REAL PROPERTY ACQUISITION
Big Quilcene River Floodplain
Salmon Recovery Project
McComb Property (RCO #17-1052)
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 Number Just Compensation (Offer)
APN 991200401 $110,000
Recommendation and Approval:
Monte ltei for/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 — McComb
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 — McComb
REVIEW APPRAISER'S CERTIFICATE NO. 1
Agency:
Jefferson County Public
Health
Parcel No.
991200401
Owner:
Adina M. McComb
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
$110,000
-0-
$110,000
$110,000
-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 Subiect-
The subject is located at 10 Fremont Avenue Quilcene, WA, in Jefferson County, which is the
southeasterly corner of Rogers Street and Fremont Avenue. The subject consists of one rectangular
shaped tax parcel of approximately 0.38 acre. The subject is 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.
According to the Jefferson County GIS mapping system, effective as of May 15, 2019, the southwesterly
corner of the subject property is located within Zone AE. Zone AE is defined as "an area inundated by
1% annual chance flooding, for which BFEs have been determined." Reportedly, if located in a
floodplain, mandatory flood insurance purchase requirements and floodplain management standards
apply to these types of properties. According to the Jefferson County GIS mapping system all of the
Richard F. Duncan, MAI Page 1
RF Duncan & Associates, Inc.
structures located on the site are outside of the floodplain area. According to the Jefferson County GIS
mapping system, there are no wetland areas impacting the subject property.
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.
The subject site is currently improved with a double -wide manufactured home and a garage/storage
building. The home is wood frame with vinyl siding, concrete foundation, and a composition shingle
roof. The home consists of four bedrooms and two bathrooms and contains a total area of 1,339 square
feet. The home has a living room, a dining area, the kitchen, four bedrooms, and two full bathrooms.
In addition to the home, the property is also improved with a detached garage/storage building with an
area of 1,016 square feet. County records indicate that the home was originally constructed in 1979.
According to the property owner, the most recent tenants of the property did extensive damage to the
home and she is currently in the process of completing the repairs and remodeling the structure.
Remaining work includes installation of new flooring within the home, a complete remodel of the kitchen,
repairs to both bathrooms, replacement/repairs to portions of the ceiling, interior paint, and general
clean-up. The owner of the subject property has consulted contractors to complete the remining work
and there is approximately $20,000 in costs remaining to complete the necessary repairs. Added to this
is an amount of 10% to account for entrepreneurial profit, for a total cost of $22,000 ($20,000) (1.10).
The appraisers concluded a highest and best use for the site as vacant for development of one home
and a highest and best use as improved to complete the required repairs and continue to use the home
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 $100,000 to $175,000. After being adjusted for market appreciation, the sales ranged
from $106,250 to $177,625. 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 $130,000, assuming the required improvements to the subject
residence had been performed. The appraisers discussed the needed repairs to the subject which
includes installation of new flooring within the home, a complete remodel of the kitchen, repairs to both
bathrooms, replacement/repairs to portions of the ceiling, interior paint, and general clean-up, with an
estimated cost including entrepreneurial profit of $22,000. Deducting the cost of required
repairs/remodeling the value is adjusted to approximately $108,000 ($130,000-$22,000) which the
appraisers rounded to approximately $110,000®, which is within the range supported by the
comparable sales analyzed.
Richard F. Duncan, MAI Page 2
RF Duncan & Associates, Inc.
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 on the subject 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 0.38 acre:
Improvements Acquired:
Damages:
Special Benefits:
Total Just Compensation:
$110,000
-0-
$110,000
$110,000
$45,000®
$65,000
-0-
-0-
$110,000
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.
Richard F. Duncan, MAI Page 5
RF Duncan & Associates, Inc.
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.
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.
AUTHORIZATION TO PROCEED WITH
REAL PROPERTY ACQUISITION
Big Quilcene River Floodplain
Salmon Recovery Project
McComb Property (RCO #17-1052)
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 Number Just Compensation (Offer)
APN 991200401 $110,000
Recommendation and Approval:
S
Monte Rein ct0i1 ounly 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 — McComb
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 — McComb
4bl*SH&H
MCCOMB PROPERTY
QUILCENE, WASHINGTON
EFFECTIVE DATE: MAY 16, 2019
REPORT DATE: JUNE, 2019
SH&H FILE NUMBER: 14700-19 B
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: McComb Property
10 Fremont Avenue
Quilcene, WA 98376
SH&H File 14700-19-B
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. The Washington State Recreation and Conservation Office is identified as an
intended user.
The subject property was inspected in the company of the owner, Adina McComb, on
May 16, 2019. The subject of this appraisal is a property consisting of one Assessor's
parcel containing an area of 0.38 acres. The site is currently improved with a double -
wide manufactured home with an area of 1,339 square feet. The subject property is
located on the southeasterly corner of Fremont Avenue and Rogers Street. The
manufactured home located on the subject property is a four bedroom/two bathroom
home with a total area of 1,339 square feet. There is also a garage/storage building
located on the property with a total area of 1,016 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. " 1 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 TEN THOUSAND DOLLARS
$110,000
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.............................................................................................................
2
Purpose/Function of the Appraisal....................................................................................
2
Intended Use and User of the Appraisal...........................................................................
2
LegalDescription..............................................................................................................
3
Scope.................................................................................................................................
4
SalesHistory.....................................................................................................................
5
Identification of Larger Parcel..........................................................................................
5
LocationDescription.........................................................................................................
8
SiteDescription...............................................................................................................
12
Zoning.............................................................................................................................
20
Taxesand Assessments...................................................................................................
21
Description of Improvements..........................................................................................
23
Analysis of Data and Opinions of Appraisers
Highestand Best Use...................................................................................................... 27
PropertyValuation.......................................................................................................... 32
SalesComparison Approach........................................................................................... 33
Reconciliation................................................................................................................. 53
Certification.................................................................................................................... 54
Qualifications.................................................................................................................. 56
Assumptions and Limiting Conditions........................................................................... 61
Extraordinary Assumptions and/or Hypothetical Conditions ......................................... 65
SUBJECT
PHOTOGRAPHS
PHOTO ANGLES MAP
PHOTOS TAKEN BY LESLEE A. GILMORE, MAY 16, 2019
PHOTO 1: SOUTHERLY VIEW OF ROGERS STREET,
SUBJECT PROPERTY ON LEFT
PHOTO 2: NORTHERLY VIEW OF ROGERS STREET,
SUBJECT PROPERTY ON RIGHT
PHOTO 3: EASTERLY VIEW OF FREMONT AVENUE,
SUBJECT PROPERTY ON RIGHT
PHOTO 4: WESTERLY VIEW OF FREMONT AVENUE, SUBJECT
PROPERTY ON LEFT
t
JJ-
t
f J '� • � .r*� w
y
-r
"I
4, .
PHOTO 11: EXTERIOR VIEW OF GARAGE/STORAGE BUILDING
PHOTO 12: INTERIOR VIEW OF MANUFACTURED HOME -
LIVING/KITCHEN AREA
PHOTO 13: INTERIOR VIEW OF MANUFACTURED HOME - MASTER
BEDROOM
PHOTO 14: INTERIOR VIEW OF MANUFACTURED HOME - TYPICAL
BEDROOM
FACTUAL DESCRIPTION
EXECUTIVE SUMMARY
Property Identification: McComb Property
10 Fremont Avenue
Quilcene, Jefferson County, Washington 98376
Owner of Record: According to the title report provided, ownership of the
subject property is vested with Adina M. McComb.
Property Location: The subject site is located one the southeasterly corner of
Rogers Street and Fremont Avenue in the community of
Quilcene in Jefferson County, Washington.
Property Type: The subject property consists of on assessor's parcel with
an area of 0.38 acres that is improved with a manufactured
home.
Assessor's Parcel Number: 991200401
Site Area: According to Jefferson County records the subject property
contains a total area of 0.38 acres.
Real Estate Taxes: $1,005.64 / 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.
Flood Insurance Zone: According to the Jefferson County GIS mapping system,
effective as of May 15, 2019, the southwesterly corner of
the subject property is located within Zone AE. Zone AE is
defined as "an area inundated by 1% annual chance
flooding, for which BFEs have been determined."
Reportedly, if located in a floodplain, mandatory flood
insurance purchase requirements and floodplain
management standards apply to these types of properties.
According to the Jefferson County GIS mapping system all
of the structures located on the site are outside of the
floodplain area.
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Pagel
SH&H File 14700-19-B Chad C. Johnson, MAI Leslee A. Gilmore, Associate
FACTUAL DESCRIPTION
Improvements: The subject property is improved with a four bedroom/two
bathroom manufactured home containing a total finished
area of 1,339 square feet. In addition, there is a
garage/storage building located on the property that has an
area of 1,016 square feet.
Highest and Best Use: The Highest and Best Use of the subject property is for
residential use with a single home site.
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: $110,000
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
2 The Dictionary of Real Estate Appraisal, 61 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.
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 2
SH&H File 14700-19-B Chad C. Johnson, MAI Leslee A. Gilmore, Associate
FACTUAL DESCRIPTION
Intended Users: This report is prepared for the client, Jefferson County Environmental
Public Health. The Washington State Recreation and Conservation Office 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
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
4 Ibid., p. 5
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.
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 3
SH&H File 14700-19-B Chad C. Johnson, MAI Leslee A. Gilmore, Associate
FACTUAL DESCRIPTION
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.
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, Adina McComb.
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.
7 The Dictionary of Real Estate Appraisal, 6a' Edition, Appraisal Institute, Chicago, 2015, p. 13.
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 4
SH&H File 14700-19-B Chad C. Johnson, MAI Leslee A. Gilmore, Associate
FACTUAL DESCRIPTION
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.
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 subject property has been rented periodically over the past ten years. According to
the property owner depending on the strength of the rental market when the property was
leased, the monthly rental rate ranged from $750 to $1,000 per month.
SALES HISTORY
According to the title report provided, ownership of the subject property is vested with
Adina M. McComb. We are aware of no transfers of ownership 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 number
991200401. 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 this one parcel, containing
an area of 0.38 acres.
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 5
SH&H File 14700-19-B Chad C. Johnson, MAI Leslee A. Gilmore, Associate
FACTUAL DESCRIPTION
The second category, "contiguity," normally requires that physical contiguity be present
for a larger parcel to exist. However, this condition is not always mandatory. 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? Jefferson County
parcel 991200401 is the larger parcel from this perspective.
In considering the third category, "unity of use," one of the main considerations is that the
properties have an integrated Highest and Best Use. In this instance, the subject property
has a singular Highest and Best Use. Thus, from a "unity of use" perspective, Jefferson
County parcel 991200401, containing a total land area of 0.38 acres, is indicative of the
larger parcel.
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.
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 6
SH&H File 14700-19-B Chad C. Johnson, MAI Leslee A. Gilmore, Associate
FACTUAL DESCRIPTION
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MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 7
SH&H File 14700-19-B 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
southeasterly corner of Fremont Avenue and Rogers Street, 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.
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 8
SH&H File 14700-19-B Chad C. Johnson, MAI Leslee A. Gilmore, Associate
FACTUAL DESCRIPTION
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MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 9
SH&H File 14700-19-B 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.
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 10
SH&H File 14700-19-B Chad C. Johnson, MAI Leslee A. Gilmore, Associate
FACTUAL DESCRIPTION
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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.
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 11
SH&H File 14700-19-B Chad C. Johnson, MAI Leslee A. Gilmore, Associate
FACTUAL DESCRIPTION
PROPERTY DESCRIPTION
Site Description
The subject of this appraisal is a property consisting of one Jefferson County Assessor's
parcel with an area of 0.38 acres. The subject property is located on the southeasterly
corner of Rogers Street and Fremont Avenue in the community of Quilcene in
unincorporated Jefferson County. The subject property is located southeasterly of
Highway 101 and northerly of the Big Quilcene River.
A portion of the subject property is located within Zone AE floodplain. However, the
improvements on this parcel are located outside of the floodplain. These improvements
include a manufactured home containing a total finished area of 1,339 square feet as well
as a garage/storage building containing an area of 1,016 square feet.
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 on the southeasterly corner
of Rogers Street and Fremont Avenue in the community of
Quilcene in unincorporated Jefferson County. The subject
property is located southeasterly of Highway 101 and
northerly of the Big Quilcene River. According to
Jefferson County records, the site address is 10 Fremont
Avenue, Quilcene, Washington, 98376.
Shape: The subject property is rectangular in shape.
Site Area: According to Jefferson County records, the subject property
contains a total area of 0.38 acres.
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 Rogers Street.
Rogers Street is a two-way, two-lane street.
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 12
SH&H File 14700-19-B Chad C. Johnson, MAI Leslee A. Gilmore, Associate
FACTUAL DESCRIPTION
AERIAL VIEW OF SUBJECT SITE
SUBJECT PROPERTY OUTLINED IN RED
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 13
SH&H File 14700-19-B Chad C. Johnson, MAI Leslee A. Gilmore, Associate
FACTUAL DESCRIPTION
Topography & Coverage: The subject exhibits level topography with an approximate
elevation, according to the Jefferson County GIS mapping
system, of 25 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.
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 site includes minimal tree cover. It does not appear
that there is any commercial harvest potential of timber on
the subject site.
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.
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 further in this section 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 one primary soil type. 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 lural woodland homesites.
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 14
SH&H File 14700-19-B Chad C. Johnson, MAI Leslee A. Gilmore, Associate
FACTUAL DESCRIPTION
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MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 15
SH&H File 14700-19-B Chad C. Johnson, MAI Leslee A. Gilmore, Associate
FACTUAL DESCRIPTION
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SUBJECT PROPERTY OUTLINED IN RED
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 16
SH&H File 14700-19-B Chad C. Johnson, MAI Leslee A. Gilmore, Associate
FACTUAL DESCRIPTION
Wetlands: According to the Jefferson County GIS mapping system,
there are no wetland areas impacting the subject property.
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.
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, the southwesterly portion of
the subject property is located within Zone AE. Zone AE is
defined as "an area inundated by 1% annual chance
flooding, for which BFEs have been determined."
Reportedly, if located in a floodplain, mandatory flood
insurance purchase requirements and floodplain
management standards apply to these types of properties.
According to the Jefferson County GIS mapping system all
of the structures located on the site are outside of the
floodplain area.
Channel Migration: According to Jefferson County GIS mapping system, the
subject property is located in a moderate -risk zone for
stream channel migration.
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 17
SH&H File 14700-19-B Chad C. Johnson, MAI Leslee A. Gilmore, Associate
FACTUAL DESCRIPTION
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SUBJECT PROPERTY OUTLINED IN RED
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 18
SH&H File 14700-19-B 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 0.38 acres. Thus, the current single-family use of the
site is a legal non -conforming use due to site size.
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 19
SH&H File 14700-19-B 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.
JEFFERSON COUNTY ASSESSOR DATA
Land Improve. Total
Parcel Value Value Value
2019
Taxes
991200401 $43,000 $58,286 $101,286 $1,005.64
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.
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 20
SH&H File 14700-19-B Chad C. Johnson, MAI Leslee A. Gilmore, Associate
FACTUAL DESCRIPTION
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MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 21
SH&H File 14700-19-B Chad C. Johnson, MAI Leslee A. Gilmore, Associate
FACTUAL DESCRIPTION
Description of Improvements
The subject site is currently improved with a double -wide manufactured home and a
garage/storage building. The home consists of four bedrooms and two bathrooms and
contains a total area of 1,339 square feet. The home has a living room, a dining area, the
kitchen, four bedrooms, and two full bathrooms. In addition to the home, the property is
also improved with a detached garage/storage building with an area of 1,016 square feet.
County records indicate that the home was originally constructed in 1979. According to
the property owner, the most recent tenants of the property did extensive damage to the
home and she is currently in the process of completing the repairs and remodeling the
structure. Remaining work includes installation of new flooring within the home, a
complete remodel of the kitchen, repairs to both bathrooms, replacement/repairs to
portions of the ceiling, interior paint, and general clean-up. The owner of the subject
property has consulted contractors to complete the remining work and there is
approximately $20,000 in costs remaining to complete the necessary repairs. Added to
this is an amount of 10% to account for entrepreneurial profit, for a total cost of $22,000
($20,000)(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 with a sketch of the garage/storage building presented further in this
section.
Building Area: 1,339 square feet.
Design: The home is a four-bedroom, two bathroom home which
also includes a living room, dining area, and a kitchen.
Foundation: The house is attached to a permanent concrete foundation.
Exterior Walls: Wood framed with vinyl siding.
Interior Walls: Painted gypsum wall board.
Floor Coverings: The flooring will be a mixture of carpet and vinyl flooring.
Roof: Wood truss structure with a shingle roof cover.
Electrical: Adequate.
HVAC: The structure is heated with forced air HVAC system.
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 22
SH&H File 14700-19-B Chad C. Johnson, MAI Leslee A. Gilmore, Associate
FACTUAL DESCRIPTION
24.0'
Bedroom Bedroom 6.6'
1.01
5.01
1.6'
Bathroom Kitchen
66.6'
Bedroom Living area 43.6`
Master Master
Bathroom Bedroom
24.0'
SINGLE-FAMILY RESIDENCE BUILDING SKETCH
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 23
SH&H File 14700-19-B Chad C. Johnson, MAI Leslee A. Gilmore, Associate
FACTUAL DESCRIPTION
Plumbing: The structure includes two full bathrooms. Fixtures in the
master bathroom include a toilet, a sink, a tub, and a
separate shower. The fixtures in the second bathroom
include a toilet, a sink, and a tub/shower combination. The
kitchen will also include typical features.
Fenestration: The building includes a wood frame main entry door. The
windows consist of double pane windows in vinyl frames.
Quality: Average
Condition: Average, as proposed.
Year Built: County records indicate that the home was originally
constructed in 1979.
Actual Age: 40 years.
Effective Age: 15 years, assuming the needed repairs/updates are
completed.
Life Expectancy: Thirty years (applicable to Average Quality multisection
manufactured home). The Life Expectancy of the subject
improvements has been estimated according to the Marshall
Valuation Service Manual, Section 63, Page 4.
Remaining Physical Life: Approximately 15 years.
Garage/Storage Building: In addition, the subject site is improved with a wood frame
garage/storage building. This building has two enclosed
areas containing 200 square feet and 160 square feet
respectively. In addition, there is a garage area (doors
removed) with an area of 400 square feet, and a covered
storage area that is open on two -sides with an area of 256
square feet. Overall, this building has a total area of 1,016
square feet.
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 24
SH&H File 14700-19-B Chad C. Johnson, MAI Leslee A. Gilmore, Associate
FACTUAL DESCRIPTION
20.0'
10.0' Enclosed
20.0' Open on one side
8.0' Enclosed
16.0' Open on
two sides
..........
.0...........
BUILDING SKETCH
STORAGE BUILDING
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 25
SH&H File 14700-19-B 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 Apyraisal of Real Estate, 14th Edition, The Appraisal Institute, Chicago: Page 333.
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 26
SH&H File 14700-19-B 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 one Assessor's parcels containing a
total area of 0.38 acres and can be accessed from Rogers Street. Although below five
acres in size, as the subject is a legal saleable parcel the site can support one homesite.
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 27
SH&H File 14700-19-B Chad C. Johnson, MAI Leslee A. Gilmore, Associate
ANALYSIS OF DATA AND OPINIONS OF APPRAISERS
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 some minor floodplain issues, there is enough land located outside of the floodplain
that development of the property is still feasible. Nearby properties located along
Fremont Avenue and Rogers Street 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 larger acreage
tracts improved with a single-family residence. The subject has access from Rogers
Street. The majority of improved sites in the neighborhood represent 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.
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 28
SH&H File 14700-19-B 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 of
the subject property with a residential use is an allowed use under the RR -5 zoning
designation. The subject site is improved with a manufactured 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 0.38 acres, which is
sufficient area to support the legally allowed/current use and appropriate utility systems.
The residence needs remodeling/repairs but once completed this structure will be in
average condition. There do not appear to be any physical limitations, once the needed
remodel/repairs 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. An alternative use of the subject property would
be to demolish the existing structures and redevelop the site. Prior to beginning the
current renovation, the owner considered demolishing the manufactured home. She got a
bid from a demolition/removal company of $9,000. Added to this is an amount of 10%
for entrepreneurial profit for a total amount of $9,900 ($9,000)(1.10), rounded to $10,000.
Several land sales within the community of Quilcene that have occurred within the last
several years are delineated in the chart on the following page.
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 29
SH&H File 14700-19-B Chad C. Johnson, MAI Leslee A. Gilmore, Associate
ANALYSIS OF DATA AND OPINIONS OF APPRAISERS
Sale Location
LAND SALE COMPARABLES
Sale Date
Size
(Acres)
Analysis
Sales Price
L-1
41 Skyview Court
Dec -17
0.30
$23,500
Quilcene, WA
L-2
111 Cherry Lane
Feb -18
0.28
$24,500
Quilcene, WA
L-3
30 Foothill Drive
Feb -18
0.50
$35,000
Quilcene, WA
L-4
5051 Skidder hill
Jun -18
1.10
$48,500
Quilcene, WA
The sales range from $23,500 to $48,500. Our "as is" market value of the property,
determined within the valuation section, if the remodel is completed and continued to be
utilized as a single-family homesite improved with a manufactured home, equals
$110,000. This is higher than the range of the comparable land sales presented within the
chart above. Thus, the most financially feasible is for the continuation of the site in its
current configuration, once the needed remodel/repairs 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 remodel/repairs
are completed, as a single-family residence.
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 30
SH&H File 14700-19-B 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. Although the
current owner indicated she has periodically rented out the house, she initially owner -
occupied the property, which is more common for the neighborhood. 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 typical market participant and
is not utilized.
According to Jefferson County records, the residence was originally constructed in 1979.
This structure has been updated/remodeled several times since construction was
completed. In addition, the home is currently undergoing a remodel. 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.
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 31
SH&H File 14700-19-B 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.
According to the property owner, the most recent tenants of the property did extensive
damage to the home and she is currently in the process of completing the repairs and
remodeling the structure. Remaining work includes installation of new flooring within
the home, a complete remodel of the kitchen, repairs to both bathrooms,
replacement/repairs to portions of the ceiling, interior paint, and general clean-up. 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 manufactured home with an area of 1,339 square feet on a site
containing an area of 0.38 acres. In this analysis, the comparative methodology utilized
is the overall sale price of the property.
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 32
SH&H File 14700-19-B Chad C. Johnson, MAI Leslee A. Gilmore, Associate
ANALYSIS OF DATA AND OPINIONS OF APPRAISERS
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.
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. Our initial search
focused on sales of properties improved with manufactured homes within the community
of Quilcene. Sales of these types of properties have been limited within the last several
years and thus, our search was expanded to the neighboring community of Brinnon. Four
closed sales 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
Location
IMPROVED SALE COMPARABLES
Living Area
Sale Date (Sq. Ft.)
Site Area
(Acres)
Analysis
Price
S-1
171 Brinnon Lane
Apr -17
510
0.55
$100,000
Brinnon, WA
S-2
21 Smith Street
Apr -19
672
0.40
$115,000
Quilcene, WA
S-3
13813 Center Road
Jan -18
2,123
1.53
$125,000
Quilcene, WA
S-4
51 Morgan Lane
Nov -1 8
744
0.46
$175,000
Brinnon, WA
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 33
SH&H File 14700-19-B Chad C. Johnson, MAI Leslee A. Gilmore, Associate
ANALYSIS OF DATA AND OPINIONS OF APPRAISERS
Loiari,
SALE COMPARABLE S - 3
SALE COMPARABLE S - 2 f`
SUBJECT PROPERTY
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13rSA�ECC�IrFPARABLE
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COMPARABLE IMPROVED SALES MAP
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 34
SH&H File 14700-19-B Chad C. Johnson, MAI Leslee A. Gilmore, Associate
ANALYSIS OF DATA AND OPINIONS OF APPRAISERS
IMPROVED SALE COMPARABLE S-1
Property Identification
Record ID 7419
Property Type Single Family Residence
Property Name Manufactured Home
Address 171 Brinnon Lane, Brinnon, Jefferson County, Washington 98320
Location Southerly side of Brinnon Lane, westerly of U.S. Highway 101
Assessor's Parcel Number 941700202, 941700203, 941700204 & 941700205
Instrument Statutory Warranty Deed
Sale Data
Grantor
Richard C. Brown
Grantee
Thomas Knutsen
Sale Date
April 05, 2017
Auditor's File Number
607013
Property Rights
Fee Simple
Marketing Time
19 days
Financing
Cash to seller
Verification
Bill Barnet, Buyer & Seller's Broker; 425-512-6476, Confirmed by Lee
Condition
Gilmore
Sale Price $100,000
Land Data
Land Size 0.55 Acres or 24,002 Sq.Ft.
Topography Relatively level
Utilities Public electric and telephone, ind. well and septic
Shape Rectangular
General Phvsical Data
Building Area
510 Sq.Ft.
Construction Type
Wood frame w/metal siding
Roof Type
Wood truss w/metal cover
Foundation
Concrete
Electrical
Assumed adequate
HVAC
Forced air
Stories
1
Year Built
1990
Condition
Average
Indicators
Sale Price $100,000
Highest & Best Use Continued residential use
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 35
SH&H File 14700-19-B Chad C. Johnson, MAI Leslee A. Gilmore, Associate
ANALYSIS OF DATA AND OPINIONS OF APPRAISERS
Remarks
This is the sale of a property located along Brinnon Lane, westerly of U.S. Highway 101 in the community
of Brinnon in Jefferson County. The site contains an area of 0.55 acres and is improved with a single -wide
manufactured home with an area of 510 square feet. The manufactured home was constructed in 1990 and
consists of two bedrooms and one full bathroom. At the time of purchase the home was in average
condition. At the time of sale, the property had three small storage sheds ranging in size from
approximately 60 square feet to 100 square feet.
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 36
SH&H File 14700-19-B Chad C. Johnson, MAI Leslee A. Gilmore, Associate
ANALYSIS OF DATA AND OPINIONS OF APPRAISERS
171 BRINNON LANE
MANUFACTURED HOME
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 37
SH&H File 14700-19-B Chad C. Johnson, MAI Leslee A. Gilmore, Associate
ANALYSIS OF DATA AND OPINIONS OF APPRAISERS
IMPROVED SALE COMPARABLE S-2
Property Identification
Record ID 7420
Property Type Single Family Residence
Property Name Manufactured Home
Address 21 Smith Street, Quilcene, Jefferson County, Washington 98376
Location southwesterly corner of Smith Street and Washington Street
Assessor's Parcel Number 956100022
Instrument Statutory Warranty Deed
Sale Data
Grantor
Ryan Newman
Grantee
Chris & Thomas Crubaugh Family Trust
Sale Date
April 19, 2019
Auditor's File Number
623572
Property Rights
Fee Simple
Marketing Time
16 days
Financing
Cash to seller
Verification
Bruce Munn, Buyer & Seller's Broker; 360-765-4500, Confirmed by
Condition
Lee Gilmore
Sale Price $115,000
Land Data
Land Size 0.40 Acres or 17,250 Sq.Ft.
Topography Relatively level
Utilities Public electric and telephone, ind. well and septic
Shape Irregular
General Phvsical Data
Building Area
672 Sq.Ft.
Construction Type
Wood frame w/metal & vinyl siding
Roof Type
Wood truss w/ metal cover
Foundation
Concrete
Electrical
Assumed adequate
HVAC
Forced air
Stories
1
Year Built
1968
Condition
Average
Indicators
Sale Price $115,000
Highest & Best Use Continued residential use
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 38
SH&H File 14700-19-B Chad C. Johnson, MAI Leslee A. Gilmore, Associate
ANALYSIS OF DATA AND OPINIONS OF APPRAISERS
Remarks
This is the sale of a property located on the southwesterly corner of Washington Street and Smith Street in
the Quilcene area of Jefferson County. The site contains an area of 0.40 acres and is improved with a
single -wide manufactured home with an area of 672 square feet. The manufactured home was constructed
in 1968 and consists of two bedrooms and one full bathroom. At the time of purchase the home was in
average condition. In addition to the home, the site is improved with a carport and also a "club house/garden
shed" type structure that had an area of approximately 300 square feet.
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 39
SH&H File 14700-19-B Chad C. Johnson, MAI Leslee A. Gilmore, Associate
ANALYSIS OF DATA AND OPINIONS OF APPRAISERS
21 SMITH STREET
MANUFACTURED HOME
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 40
SH&H File 14700-19-B Chad C. Johnson, MAI Leslee A. Gilmore, Associate
ANALYSIS OF DATA AND OPINIONS OF APPRAISERS
IMPROVED SALE COMPARABLE S-3
Property Identification
Record ID 7421
Property Type Single Family Residence
Property Name Manufactured Home
Address 13813 Center Road, Quilcene, Jefferson County, Washington 98376
Location Easterly side of Center Road, norther of McInnis Road
Assessor's Parcel Number 701182006
Instrument Special Warranty Deed
Sale Data
Grantor Federal Home Loan Mortgage Corporation
Grantee Thomas S. & Rachel Betteley
Sale Date January 26, 2018
Auditor's File Number 613924
Property Rights Fee Simple
Marketing Time 12 days
Financing Cash to seller
Verification Anette Nitz, Buyer's Broker; 360-620-1076, Confirmed by Lee Gilmore
Sale Price $125,000
Land Data
Land Size 1.53 Acres or 66,647 Sq.Ft.
Topography Slopes downward to east
Utilities Public electric and telephone, ind. well and septic
Shape Rectangular
General Phvsical Data
Building Area
2,123 Sq.Ft.
Construction Type
Wood frame w/wood siding
Roof Type
Wood truss w/comp shingle cove
Foundation
Concrete
Electrical
Assumed adequate
HVAC
Forced air
Stories
1
Year Built
1996
Condition
Average
Indicators
Sale Price $125,000
Highest & Best Use Continued residential use
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 41
SH&H File 14700-19-B Chad C. Johnson, MAI Leslee A. Gilmore, Associate
ANALYSIS OF DATA AND OPINIONS OF APPRAISERS
Remarks
This is the sale of a property located on the easterly side of Center Road, northerly of McInnis Road in the
Quilcene community in Jefferson County. The site contains an area of 1.53 acres and is improved with a
double -wide manufactured home with an area of 2,123 square feet. The manufactured home was
constructed in 1996 and consists of three bedrooms and two full bathrooms. The site is rectangular in
shape and slopes downward from Center Road in an easterly direction. At the time of purchase, the home
was in average condition.
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 42
SH&H File 14700-19-B Chad C. Johnson, MAI Leslee A. Gilmore, Associate
ANALYSIS OF DATA AND OPINIONS OF APPRAISERS
MANUFACTURED HOME
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 43
SH&H File 14700-19-B Chad C. Johnson, MAI Leslee A. Gilmore, Associate
♦
T
'
//
13813 CENTER
ROAD
MANUFACTURED HOME
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 43
SH&H File 14700-19-B Chad C. Johnson, MAI Leslee A. Gilmore, Associate
ANALYSIS OF DATA AND OPINIONS OF APPRAISERS
IMPROVED SALE COMPARABLE S-4
Property Identification
Record ID 7422
Property Type Single Family Residence
Property Name Manufactured Home
Address 51 Morgan Lane, Brinnon, Jefferson County, Washington 98320
Location Northerly side of Morgan Lane, easterly of Appaloosa Drive
Assessor's Parcel Number 966900098 &96690099
Instrument Statutory Warranty Deed
Sale Data
Grantor
Arthur Malfait & Teresa D. Palmer
Grantee
Shellie Yarnell & Andrew Schwartz
Sale Date
November 14, 2018
Auditor's File Number
620687
Property Rights
Fee Simple
Marketing Time
1 month
Financing
Cash to seller
Verification
Jenn Forest, Buyer & Seller's Broker; 360-316-1147, Confirmed by Lee
Condition
Gilmore
Sale Price $175,000
Land Data
Land Size 0.46 Acres or 20,038 Sq.Ft.
Topography Relatively level
Utilities Public electric, water, and telephone, individual septic
Shape Irregular
General Phvsical Data
Building Area
744 Sq.Ft.
Construction Type
Wood frame
Roof Type
Wood truss w/metal cover
Foundation
Concrete
Electrical
Assumed adequate
HVAC
Forced air
Stories
1
Year Built
1968
Condition
Average
Indicators
Sale Price $175,000
Highest & Best Use Continued residential use
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 44
SH&H File 14700-19-B Chad C. Johnson, MAI Leslee A. Gilmore, Associate
ANALYSIS OF DATA AND OPINIONS OF APPRAISERS
Remarks
This is the sale of a property located along Morgan Lane, easterly of Appaloosa Drive in the community of
Brinnon in Jefferson County. The site contains an area of 0.46 acres and is improved with a single -wide
manufactured home with an area of 744 square feet. The manufactured home was constructed in 1968 and
consists of three bedrooms and one full bathroom. At the time of purchase the home was in average
condition. In addition to the home the property is also improved with two detached single car garages with
areas of 432 square feet and 576 square feet, respectively. This property has access to a community
clubhouse and a community waterfront beach.
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 45
SH&H File 14700-19-B Chad C. Johnson, MAI Leslee A. Gilmore, Associate
ANALYSIS OF DATA AND OPINIONS OF APPRAISERS
51 MORGAN LANE
i+
MANUFACTURED HOME
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 46
SH&H File 14700-19-B 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 $100,000 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), agelquality/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,
conditions of sale, "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.
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 47
SH&H File 14700-19-B Chad C. Johnson, MAI Leslee A. Gilmore, Associate
$300,000
J
$200,000
. -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 $106,250 to $177,625.
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 or Brinnon and are considered similar to the subject for this aspect. Thus, no
adjustment to these sales is needed for this factor.
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 48
SH&H File 14700-19-B Chad C. Johnson, MAI Leslee A. Gilmore, Associate
ANALYSIS OF DATA AND OPINIONS OF APPRAISERS
Age/Quality/Condition — S-1 and S-2 are inferior to the subject in this regard and thus,
an upward adjustment is necessary for this aspect. S-3 and S-4 are similar to the subject
for this factor and thus, no adjustment for is necessary.
Improvement Size — The subject's residence contains an area of 1,339 square feet.
Comparables S-1, S-2, and S-4, with residence areas of 510 square feet, 672 square feet,
and 744 square feet respectively, are smaller than the subject property residence and thus,
an upward adjustment for this factor is appropriate. Conversely at 2,123 square feet, S-3
is larger than the subject property and is adjusted downward.
Site Utility — S-3 has sloping topography and is thus considered inferior when compared
to the subject in utility and an upward adjustment is appropriate. The remaining
comparables are similar enough when compared to the subject property in site utility that
no adjustment is needed.
Site Size — The subject property has a total site area of 0.38 acres. At 0.55 acres and 1.53
acres, S-1 and S-3 are all in larger size when compared to the subject and thus, a
downward adjustment is needed for this factor. At 0.40 acres and 0.46 acres, S-2 and S-
4 are similar enough in site size when compared to the subject that no adjustment for this
factor is necessary.
Contribution of Outbuildings — The subject property is improved with a garage/storage
building containing an area of 1,016 square feet. S-2 and S-4 are superior when
compared to the subject in this regard and a downward adjustment for this aspect is
warranted. Conversely, S-1 and S-3 are inferior in this aspect and an upward adjustment
is appropriate.
AmenitiesNiews — S-4 has access to a community clubhouse and private beach area and
thus, is considered superior when compared to the subject in this aspect and a downward
adjustment is warranted. The remaining comparables are similar to the subject in
amenities/view. Thus, no adjustment for this factor is needed.
The exhibit on the following page 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.
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 49
SH&H File 14700-19-B 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-2 ($115,288) and
S-4 ($177,625) is indicated. The subject is most similar to S-3 at an adjusted sale price of
$129,688. As S-3 required no net adjustments it is weighted more in the final
reconciliation of value. Predicated upon the previous analysis, the opinion of value for
the subject property, as if the remodel is complete, by the Sales Comparison Approach is
reconciled at $130,000.
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 50
SH&H File 14700-19-B 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
$100,000
$115,000
$125,000
$175,000
Property Rights Conveyed
Fee Simple
Fee Simple
Fee Simple
Fee Simple
Fee Simple
Adjustment
$0
$0
$0
$0
Adjusted Price
$100,000
$115,000
$125,000
$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
$100,000
$115,000
$125,000
$175,000
Conditions of Sale
Arms Length
Arms Length
Arms Length
Arms Length
Arms Length
Adjustment
$0
$0
$0
$0
Adjusted Price
$100,000
$115,000
$125,000
$175,000
Other Quantitative Adjustments
None
None
None
None
Adjustment
$0
$0
$0
$0
Adjusted Price
$100,000
$115,000
$125,000
$175,000
Date of Sale
May -19
Apr -17
Apr -19
Jan -18
Nov -18
Months Since Sale
25
1
15
6
Adjustment
3.00%
6.25%
025%
3.75%
1.50%
Adjusted Price
$106,250
$115,288
$129,688
$177,625
Adjusted Price/Unit
$106,250
$115,288
$129,688
$177,625
Qualitative Adjustments
Location/Adjacent Influences
Similar
Similar
Similar
Similar
Adjustment
Age/Quality/Condition of Residential
Improvements
Inferior
Inferior
Similar
Similar
Adjustment
+
+
Size of Residential Improvements
1,339 sq.ft.
510 sq -ft.
672 sq.ft.
2,123 sq. ft.
744 sq. ft.
Adjustment
+
+
-
+
Site utility
Similar
Similar
Inferior
Similar
Adjustment
=
_
+
_
Site Size
0.38 acres
0.55 acres
0.40 acres
1.53 acres
0.46 acres
Adjustment
Contribution of Outbuildings
Inferior
Superior
Inferior
Superior
Adjustment
+
-
+
--
Amenities/Views
Similar
Upward
Similar
Superior
Adjustment
Tota l Adj ustm a nt
Upward
Upward
Similar
Downward
After quantitative and qualitative adjustments, a unit value between S-2 ($115,288) and
S-4 ($177,625) is indicated. The subject is most similar to S-3 at an adjusted sale price of
$129,688. As S-3 required no net adjustments it is weighted more in the final
reconciliation of value. Predicated upon the previous analysis, the opinion of value for
the subject property, as if the remodel is complete, by the Sales Comparison Approach is
reconciled at $130,000.
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 50
SH&H File 14700-19-B 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 repairing/remodeling the residence must be deducted from the value indication
above. The total cost to complete the remodel equals $22,000. 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 $108,000 ($130,000 - $22,000), rounded to
$110,000.
Market Value Conclusion,
by the Sales Comparison Approach, as of May 16, 2019: $110,000
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 51
SH&H File 14700-19-B 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 $110,000.
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 TEN THOUSAND DOLLARS
$110,000
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 52
SH&H File 14700-19-B 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.
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 53
SH&H File 14700-19-B 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
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 54
SH&H File 14700-19-B 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
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 55
SH&H File 14700-19-B 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
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 56
SH&H File 14700-19-B 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
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 57
SH&H File 14700-19-B 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
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 58
SH&H File 14700-19-B 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
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 59
SH&H File 14700-19-B 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.
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 60
SH&H File 14700-19-B 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.
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 61
SH&H File 14700-19-B 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.
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 62
SH&H File 14700-19-B 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.
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 63
SH&H File 14700-19-B 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.
MCCOMB PROPERTY, 10 FREMONT AVENUE, QUILCENE, WASHINGTON 98376 Page 64
SH&H File 14700-19-B Chad C. Johnson, MAI Leslee A. Gilmore, Associate
ADDENDA
PERSONAL SERVICES AGREEMENT
Between
SH&H Valuation and Consulting
and
Jefferson County
THIS AOREEN ENT is entered into between the County of Jefferson, a municipal corporation,
hereimaafier 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. Project 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 (RCO #16-1484 and #17-1052) consistent with Washington State
Recreation and Conservation Office Manual 3, Acquisition Projects and Uniform Appraisal
Standards of Federal Land Acquisitiow "Yellow Book" standards.
2. Sc a of Services. Subconactor agrees to perform the services, idenaed 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 terminated as provided herein. Work performed prior to
the execution of this contract is hereby ratified.
4. Payment. 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 report 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 teriminated as provided herein.
c. The Subcontractor may submit invoices to the County once per month, but not less than
quarterly, 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 Houle to the
Subcontractor in the amount approved.
d. Final payment of any balance due 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 work under this agreement and its acceptance by the County.
Page 1 of 7
SH&H Vaivati n and Congugiting 201
C. 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 Dept
available for inspection by representatives of the County and state for a period of ninc (9)
years atter final payments. Copies shall be made available upon request.
5. Ownersbi
:p 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 Subcontractor ,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 Subcontractor.
G. Compliance with Laws. Subconttactor shall, in performing the services contemplated by this
agreement, faithfully 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 of icer, agents and employees, from and against any and all claims, losses or liability, or
any portion thereof; 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 f lure of the Subcontractor.
8. Insurance. The Subcontactor 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 Subcontractor, Worker's Compensation Iriffim nm in an
amount or amounts that are not less than rho required statutory minimum(s) as established by
the State of Washington or the state or province where the Subcontractor is located,
Commercial 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 $5oo,000 each
occurrence with the COUNTY named as an additional insured in connection with the
SUBCONTRACTOR'S performance of the contract.
a. General Comnxer W Liabili urance in an amount not less than a single limit of one
Million dollars (S 1,000,000) per occurrence and an aggregate of not less than two (2)
times the occurrence amount ($2,000,000 minimum) for bodily injury, in, death,
and property damage unless otherwise specified in the contract specifications. This
Page 2 of 7
5H&H Valuation and Consulting019
insurance coverage shall contain no limitations on the scope of the protection prodded
and include the following minimum coverage:
i. Broad Foam Property Damage with no employee exclusion;
ii. Personal Injury Liability, including extended bodily injury;
iii. Broad Form Contract swommercial Liability including completed operations;
iv. Premises — Operations Liability (M&Q;
v. Independent Contractors and Subcontractors; and
Vi. 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-umurance through an irrevocable Letter of Credit from a qualified financial
institution.
Certificates of coverage as required by this section shall be delivered to the County within
fifteen (1 S) days of execution of this agreement.
Any deductibles or self-insured retention shall be declared to and moved 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 band guaranteeing payment of losses and related investigations, claim
administration and defense expenses.
The Subcontractor shall include all subcontractors as insured under its insurance policies or
shall furnish separate certificates and endorsements for each subcontractor. All insurance
provisions for subcontractors shall be subject to all of the requirements stated herein.
Failure of the 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 patties 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 finther agreed
by the parties that insurance companies issuing the policy or policies shall have no recourse
against the County (including its employees and other agents and agencies) for payment of
any premiums or for assessments under any form of policy. It is further agreed by the parties
that any and all deductibles in the above described insurance policies shall be assumed by
Page 3 of 7
SH&H Valuation and Consulting 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 cerificate 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 fuli text of that endorsement, then it shall be the
obligation of the Subcontractor to obtain the full text of that endorsement and forward
that full text to the County.
f. The County may, upon the Subcontractor's Mu re to comply with all provisions of this
contract relating to insurance, withhold payment or compensation that would otherwise
be due to the. Subcontractor.
9. Indmenglent 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 Subcontractor.
10. Covenant Ag ainstCondneent Fees. The Consultant warrants that he has not employed or
retained any company or person, other than a bonaftde 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 bonaf'ide employee working solely for the Consultant, any
fee, cum mission, percentage, brokerage flee, 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 diwximinate on the grounds of race, color, national origin, religion,
Page 4 of 7
SHM WIuatiooind CorrscitlnR 2o19
age, sex, or the presence of any Physical or sensory bmdicap in the selection and
retention of empioyees or Procurement of materials or supplies.
12. Asks' mg�ent. The Consultant shall not sublet or assign any of the services covered by this
agreement without the express written consent of the County.
13. Non -Waiver- Waiver by the County of any provision of this agreement or any time
limitation provided for in this agreement shall not consg rte a waiver of any other provision.
14. No Waiver of Sovereign Immunity. By entering into this contract the Contractor does not
waive its sovereign immunity from suit and nothing hererin shall be construed as a waiver of
any such right.
15. Term' 'oa. 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 of m of the Consultant, or any of its
supervisory personnel assigned to the project, the surviving members of the Consultant
hereby agree to complete the work under the terms of this agreement, if requested to do so by
the County. Tbis 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 County of Jefferson shall be sent to the following address:
Tami Pokorny, Natural. Resources Program Coordinator
Jefferson County Environmental Public Health
615 Sheridan Street
Port Townsend, WA 98368
Ph: 3601379-4498
Email: k o.'efferson.wa.us
17. Nam' es to Consultant shall be sent to the following address:
Chad C. Johnson, MAI
Partner
SH&H Valuation and Consulting
6419 Lakewood Drive West
Tacoma, WA 98467
Ph: 2531564-3230 x103
chadj@shhapp.com
18- This Agreement together with attachments or addenda, represents the
entire and integrated agreement between the County and the Subcontractor and supersedes all
prior negotiations, represesztations, or agreements written or oral. This agreement may be
amended only by written iastnament signed by both County and Subcontractor.
Page 5of7
SH&H Valu tion and Qnsulting 201
DATED this day of 2019
By
Kate DeWChair Date
Jefferson Board of County Commissioners
r- OL---- Y-14-1
Chad Johnson, MAIC Date
WA State Certified General Real Estate Apprmser
Certification #1101662 Expires 12/1512020
AtftVAuthettticated:
fa r`PL, k4f f aat. 3 Clerk of the Board
Rage 6 of 7
N
APPRovEb AS TO FORM
Chief Civil DPA Philip Hunsudw
PL -630-159 (FV3(16)
t-L-OM-1 tw (W:vlb)
5H&H Valmallpn and Consulting
FFabibit A; Scope of Work
The Subcontractor is retained by the County to provide appraisal services to support pmpa ty
acquisitions for the purpose of Big Quileene River floodplain restoration and salmon recovery
(RCO #15-1480 and #17-1052) consistent with Washington State Recreation and Conservation
Office jMaaual 3, Acquisition Projects and Uniform Appraisal Standards of Federal Land
Acquisitions "Yellow Book" standards
https::: /w ww.rcoo.. 4 ov/document&/nra lii,n- fongsMg.xual 3 a j&, The order of priority for
the fast three appraisals is as follows.
1. 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.
reports.
Due Dates: 30 Days from Notice to Proceed for each of the reports.
Rage 7 of 7
May 7, 2019
SHM Valuation and Consulting
6419 Lakewood Drive West
Tacoma, WA 98467
Ree: Agreement for Appraisal Services
Greetings,
615 Sheridan Street
Port Townsend, WA 48368
www.JeffersonCountyPublicHeatth.org
Enclosed please find three copies of above nrFrenced contract. Please review and sign all
copies and return the fto of the copies to my attention!. If you have any questions, I can be
reached at (360) 386-9421.
Sincerely,
Jenny Mather
Contracts Administrator
Enclosures: WQ-19-149
C-Wwunhy PublTc Health Environmental Public Health
360-385-9400 36Q -38x9444
30,%&9401 jt] Always working for a safer and healthier community lq 360-379-4487
JEFFERSON TITLE COMPANY
Order Summary Sheet for Commitment No.: 85633
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: 10 Fremont Ave, Quilcene, WA 98376
Seller: Adina Marie
Buyer: Jefferson County
Your Title Contact:
Stacia Haskins
..... ......... a stacia@jeffersontitlecompany.com
Recording Department:
Molly Miller ...-... molly@jeffersontitlecompany.com
.- •;;uifrf�'3I" �tlt7rll in rplCCI`,� +r�r:(7f`C}7f7f'': ��flC�f7�t' 1(f3 vt:ri
2205 Washington Street, Port Townsend, WA 98368 1 phone 360.385.2000 1
fax 360.385.6967 1 www.jeffersontitlecompany.com
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 TO ANY PERSON, INCLUDING A PROPOSED INSURED.
THE COMPANY'S OBLIGATION UNDER THIS COMMITMENT IS TO ISSUE A 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 Il—Exceptions; and the Commitment Conditions, FirstAmerfcan 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
;#VJ 6P
Jeffrey S. Robinson, Secretary
If this jacket was created electronically, R 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 8, Part l—Requirements; 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.
1 Form 5030000 (1-31-17) Page 1 of 11
LAND TITLE
ASSOCIATION
ALTA Commitment for Title Insurance (8-1-16)
ALTA Commitment for Title Insurance
RmtAll m can I A167
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 TO ANY PERSON, INCLUDING A PROPOSED INSURED.
THE COMPANY'S OBLIGATION UNDER THIS COMMITMENT IS TO ISSUE A 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 Il—Exceptions; and the Commitment Conditions, FirstAmerfcan 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
;#VJ 6P
Jeffrey S. Robinson, Secretary
If this jacket was created electronically, R 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 8, Part l—Requirements; 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.
1 Form 5030000 (1-31-17) Page 1 of 11
LAND TITLE
ASSOCIATION
ALTA Commitment for Title Insurance (8-1-16)
COMMITMENT CONDITIONS
'l. DEFINITIONS
(a) "Knowledge" or "Known": Actual or imputed knowledge, but not constructive notice imparted by the Public Records.
(b) "Land": The land described in Schedule A and affixed improvements that by law 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 4tle 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 I—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 liabiiity 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)(111) 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 (—
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 B, Part I—Requirements; Schedule 8, Part
Ii—Exceptions; and a countersignature 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 AMERICAN
ALTA members in good standing as of the date of use. All other uses are prohibited. L3 T!TLE
Reprinted under license from the American Land Title Association.
Form 5030000 (1-31-17) Page 2 of 11 1 ALTA Commitment for Title Insurance (8-1-16)
B. 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 Il—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 BYAN 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. PROFORMA 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 htho.11www alta.orgiarbitradon.
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 Requirements; Schedule B, Part
1F—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.
5030000 (1-31-17) Page 3 of 11
AMERICAN
LAND TITLE
AFSO-IpN
ALTA Commitment for Title Insurance (8-1-16)
7
First American Tittle
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 Conditlons; Schedule A; Schedule B, Part 1—Requirements; Schedule B, Part
1�—aceptions; 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 AM WLCAM
ALTA members in good standing as of the date of use. All other uses are prohibited. ASND
Reprinted under license from the American Land Title Association.
Form 5030000 (1-31-17) Page 4 of 11 1 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 Requirements; Schedule 8, Part
ll—Exceptions; and a countersignature 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 (1-31-17) Page 5 of 11 1 ALTA Commitment for Title Insurance (8-1-16)
4 9y
F1rstAmmican lliLeTM
ALTA Commitment for Title Insurance
ISSUED BY
First American Title Insurance Company
Schedule A
85633
Transaction Identf ication Data for reference only.
Issuing Agent: Jefferson Title Company, Inc. Issuing Office: 2205 Washington Street, PO Box 256
Issuing Office's ALTA® Registry ID: 400038 Port Townsend, WA 98368
Commitment No.: 85633
Property Address: 10 Fremont Ave, Quilcene, WA 98376
SCHEDULE A
1. Commitment Date: March 19, 2019 at 8:00AM
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
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:
Adina Marie, who acquired title as Adina M. McComb, presumptively subject to the community interest of her
husband Chuck R. McComb, if married on July 27, 2004
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 2096 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 thereofl 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 (1-31-17) Page 6 of 11
11000000010
"H ILl"N
LAND TITLE
A" -p-...
ALTA Commitment for Title Insurance (8-1-16)
5. The Land is described as follows:
Lots 1, 2 and 3, Block 4, Plat of Quilcene, according to the plat recorded in Volume 2 of Plats, page 33, records of
Jefferson County, Washington.
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 Tide Insurance Company. This Commitment is not
valid without the Notice; the Commitment to issue Policy; the Commitment Conditions; Schedule A; Schedule 8, Part 1—Requirements; Schedule B, Part
llt—Excepdons; 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
ALTA Commitment for Title Insurance (8-1-16)
Schedule A
Y``St AMEr'� ALTA Commitment for Title Insurance
FirstAmerican TideISSUED BY
First American Title Insurance Company
Schedule B — Part I 85633
Commitment No.. 85633
SCHEDULE B, PART I
Requirements
All of the following Requirements must be met:
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. Any instrument should be executed in the name of Adina Marie, formerly (or "who acquired title as" or "who
also appears of record as") Adina M. McComb, in order to impart constructive notice.
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—Requirements; Schedule B, Part
!I—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-BI8[BII (1-31-17) Page 8 of 11
AW11Cer
IA�it t171k
4%'M US [0%
ALTA Commitment for Title Insurance (8-1-16)
Schedule 131 8[ BII
FirstAmencan ride "'
ALTA Commitment for Title Insurance
ISSUED BY
First American Title Insurance Company
Schedule B - Part II
85633
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, Part (—
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 chargesicosts for sewer, water,
garbage or electricity.
This page is only a part of a 2096 ALTAID 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 B, Part
Il—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-BI&BII (1-31-17) Page 9 of 11
a\+tl:lt41+
t4191! 1 " i I
ALTA Commitment for Title Insurance (8-1-16)
Schedule BI & BII
9. Lien of the real estate excise sales tax and surcharge upon any sale of said premises, if unpaid. As of the date herein,
the excise tax rate is 1.78%. Tax code RCW Chapter 82.45.
10. General Taxes. The first portion $ 502.86 becomes delinquent after April 30th. The second portion $ 502.78 becomes
delinquent after October 31st.
Year 2019
Amount Billed: $ 1,005.64
Amount Paid: $ 0.00
Amount Due: $ 1,005.64, plus interest and penalty, if delinquent
Tax Account No.: 991 200 401
Property ID No.: 41685
Assessed value: $ 101,286.00
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.
12. Record of surveys recorded September 9, 1997, April 17, 1998 and May 10, 2002 under Recording Nos. 403559,
409810 and 455721, said surveys disclose the following matters:
Location of house and fence
13. Manufactured home title elimination application recorded under Recording No. 406143, which recites that a
manufactured (mobile) home is, or is being, affixed to said premises.
14. Deed of Trust and the terms and conditions thereof:
Grantor:
Adina M. McComb, an unmarried person
Trustee:
First American Title
Beneficiary:
Ameriquest Mortgage Company, a corporation
Amount:
$78,600.00
Dated.
August 3, 2005
Recorded:
August 12, 2005
Recording No.:
501861
Assignment of Beneficial Interest
Assignee: Deutsche Bank National Trust Company, as Trustee for Ameriquest
Mortgage Securities Inc. Asset -Backed Pass -Through Certificates, Series
2005-R9, under the Pooling and Servicing Agreement Dated October 1,
2005
Recorded: February 13, 2009
Recording No.: 540608
By reason of substitution by the beneficiary, Quality Loan Service Corporation of Washington was appointed
successor trustee in instrument recorded on April 26, 2017, under Recording No. 607460.
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 l—Require ments 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 1At
4%11T 1110
E"~
ALTA members in good standing as of the date of use. All other uses are prohibited. ar•ik ta:x„
Reprinted under license from the American Land Title Association.
M
Form 5030000-13I0II (1-31-17) Page 10 of 11
ALTA Commitment for Title Insurance (8-1-16)
Schedule BI & 1311
15. Terms and Conditions of Decree of Dissolution between Chuck R. McComb and Adina M. McComb filed to Stevens
County Superior Court Cause No. 2005-3-00113-7. The subject property was not addressed and we will require a
copy of the Petition for Dissolution prior to the closing of any transaction. More may be required upon further review.
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 1-3, Blk 4 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:
10 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 Adina Marie, Adina McComb or Chuck R. McComb who
acquired title as Adina M. McComb, 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 ALTAO Commitment for Title Insurance issued by First American Title Insurance Company, This Commitment is not
valid without the Notice; the Commitment to issue P0110y; 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. �R�r
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-BI&1311 (1-31-17) Page 11 of 11 ALTA Commitment for Title Insurance (6-1-16)
Schedule BI & 1311
V
t
a
v
d
i
AX 27
5
100'
5
i
739x
c. 7-7-37 7"0
2
3 4 5 6
HAW. C� Mpb4ll's Additibnl
Q
E. Rose St. a�
.o
Ptn Tax 47 Tax 8t
i 3 1
1 2 3 4 i 5
Tax 40 t
' I
Pln Tax 47
Vac. 1-2_0-58 Vac. 10-4-76
Ph Lot 1 Blh 7 _ ~ Lot 1 Blk 6 +
7 T 6 702241003
Tax 6 Ls Pt S& W
of Co. Rd.)
Linger Longer Rd. 6.45 a,
Ph Lot 1
702241004
Tx&W
2 a6(Sof
2 Co. Rd.)
1.29 a.
GuliceneAve.
i € ],'101 1 1 2' 3 4 1 6 7 i 819 10 1 2 1 3 4 1 56 7; 8
L�O
20i 19 181716 15114 1 12,11 19i1817 16 15 1413
I � I
Vac. 6-19-00
1 2 1 3 4 5 81 7 1 6! q 10
O
20 119 16 117 16 115 114 13 12 1
, F
I
1 I 2
I
I ;
201 19 11
1 I
Vac. 19-16-53
QuiICene
RA5�information.
19 1 1 1 2 3 4 1 fi 8 9! 10 1; 2i 7-1
7aX 42 I _ 2 111 � I 20 1 19 1 1
20 19 18 17 1 15 4 1 13 12 1 11
H !
This sketch is provided, without a charge, for your
information. It is not intended to show all matters
1 2 1 3 j 4 5
6 7 8
9 i 10
w
20 1 19 1 18 '17 16
1 �
15 : 14 1 19
1
92 11
related to the property including, but not limited to,
Q1 2 area, dimensions, easements, encroachments or
< location of boundaries. It is not a part of, nor does it
o modify, the commitment or policy to which is
E 20 19 attached. The Company assumes NO LIABILITY for any
I matter related to this sketch. Referenced should be
2
made to an accurate survey for further information.
4WSH&H
VALUATION AND CONSULTING
6419 Lakewood Drive West, Tacoma, WA 98467
p. 253.564.3230 1 f. 253.564.3143
JEFFERSON TITLE COMPANY
Jefferson Title Company, Inc.
2205 Washington Street PO Box 256
Port Townsend, WA 98368
Phone: (360) 385-2000
Fax: (360) 385-6967
SUPPLEMENTAL #1 TO THE FIRST COMMITMENT
Attention: This Supplemental contains changes which impact Title to Property set forth in the above
referenced commitment.
Jefferson Title Company, Inc.
2205 Washington Street
Port Townsend, WA 98368
Danielle Ferrero
Commitment No.: 85633
Seller :McComb
Buyer : Jefferson County
Schedule "A"
® The effective date has been amended to September 30, 2019 at 8:00 A.M.
® The vesting is amended as follows:
Adina Marie, who acquired title as Adina M. McComb, as her separate estate
Schedule "B"
® Paragraph/Note 10 of the preliminary commitment is amended as follows:
10. General Taxes. The first portion $ 502.86 becomes delinquent after April 30th. The second
portion $ 502.78 becomes delinquent after October 31St
Year 2019
Amount Billed: $ 1,005.64
Amount Paid: $ 502.86
Amount Due: $ 502.78, plus interest and penalty, if delinquent
Tax Account No.: 991 200 401
Property ID No.: 41685
Assessed value: $ 101,286.00
Z There has been no change in the title to the property covered by this order since March 19, 2019,
except the matters noted hereinabove.
Dated as of October 15, 2019 at 8:00 A.M.
Jefferson Title Company, Inc.
By: Stacia Haskins, Title Officer
AUTHORIZATION TO PROCEED WITH
REAL PROPERTY ACQUISITION
Big Quilcene River Floodplain
Salmon Recovery Project
McComb Property (RCO #17-1052)
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 Number Just Compensation (Offer)
APN 991200401 $110,000
Recommendation and Approval:
S
Monte Rein ct0i1 ounly 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 — McComb
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 — McComb