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Public Health
615 Sheridan Street
Port Townsend, WA 98368
www.JeffersonCountyPublicHealth.org
February 24, 2020
JEFFERSON COUNTY
BOARD OF COUNTY COMMISSIONERS
AGENDA REQUEST
TO: Board of County Commissioners
Philip Morley, County Administrator
FROM: Pinky Mingo, Interim Environmental Public Health Director
Tami Pokorny, Natural Resources Program Coordinator
DATE: March 2, 2020
SUBJECT: Agenda Request: Authorization and Concurrence for the
Fitzgerald Property on the Big Quilcene River Floodplain
STATEMENT OF ISSUE:
Environmental Public Health (EPH) requests approval of an Authorization and Concurrence document for
the Fitzgerald 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 willing seller negotiations to purchase the approximately 16,875 square feet Fitzgerald
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 Fitzgerald property is funded by RCO #18-1227. 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
Fitzgerald property on the Big Quilcene Floodplain.
REVIEWED BY:
Philip Morley, County lldmimstrator
Date
Community Health Environmental Public Health
Developmental Disabilities Water Quality
360-385-9400 360-385-9444
360-385-9401 (f) Always working for a safer and healthier community (f) 360-379-4487
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REVIEW APPRAISER'S CERTIFICATE NO. 1
Agency:
Jefferson County Public
Health
Parcel No.
991200606
Owner:
The Heirs and Devises
of Jerome Fitzgerald,
deceased
Federal Aid No.
N/A
Project:
N/A
Map Sheet:
N/A
Map App roval 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: February 7, 2020
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,
1-2-20
$35,000
-0-
$35,000
$35,000
-0-
MAI WA Gen. Cert.
No. 1101662
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 Appraisal Standards for Federal Land Acquisitions.
The agency proposes a total acquisition of the subject parcel.
Description of Subject -
The subject is located at 222 Fremont Avenue, Quilcene, WA, which is the westerly side of Linger Longer
Road, northerly of the Big Quilcene River and southerly of Fremont Avenue, in the Quilcene area of
Jefferson County. The subject consists of a single tax parcel of approximately 16,875 square feet, which
is in an "L" shaped configuration.
The subject's topography is mostly level with a covering of native trees and vegetation. The site is at
grade with Fremont Avenue, but below grade of Linger Longer Road. The site is improved with a gravel
driveway and is permitted to have an RV parked onsite, though not permanently.
The site is impacted by two shoreline designations, one of which is the easterly portion of the site which
is designated a Natural Shoreline. The second shoreline designation impacts the remainder of the site
and is identified as a Conservancy Shoreline. Areas impacted by the Conservancy Shorelines still have
development potential, but they require a setback from the river of 150 feet with an additional 10 -foot
Richard F. Duncan, MAI Page 1
RF Duncan & Associates, Inc.
setback for buildings. According to the Shoreline Master Program, residential use may be permitted in
a conservancy environment subject to permit reviews and inspection of the subject property. In addition,
the entirety of the subject is located within a Critical Aquifer Recharge Area. Critical Aquifer Recharge
Areas are those with geologic and hydrologic conditions that promote rapid infiltration of recharge
waters to groundwater aquifers. The groundwater, and thus wells, are susceptible to quality and/or
quantity degradation. Sites which fall under this category are subject to the provisions of the protection
standards, which primarily limits commercial and industrial uses.
The subject site is not currently served by water, gas, electric, or sewage. Electricity is available along
Linger Longer Road; however, there would most likely be a new service fee and an electric service box
would need to be installed by the property owner prior to any electric service. The appraisal explains
that the property contact indicated that attempts were made to be granted a permit for an onsite well
from Jefferson County, but that the County denied the permits. Due to the small size of the site, having
both a well and septic system on site would be very unlikely to be permitted.
The subject property located in flood plain Zone A, an area inundated with 100 -year flooding, as per
Flood Insurance Rate Map Number 530310903C, effective date June 7, 2019. This possibly limits
development potential, and any residential development would require flood insurance.
The subject is zoned Rural Residential 1 Unit/5 Acres (RR 1:5). 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.
Based on information provided to the appraiser by Jefferson County personnel, the site has little to no
development potential, due to its small size and the various critical area impacts. The site's current use
in support of a gravel driveway utilized for RV parking is most likely the only development the site can
legally support, and the appraiser concluded a highest and best use for the subject for recreational use.
In my opinion, the appraiser's conclusion of highest and best use is reasonable and well supported.
Valuation
The appraiser 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 appraiser analyzed four comparable sales in supporting the value of the subject site. The sales
range from approximately $28,000 to $70,000, prior to adjustments, and from approximately $28,280
to $71,225 after adjusting the comparables for market appreciation since each sale. After comparing
the comparables to the subject for major value influencing characteristics, such as location, size, and
river frontage/access, the appraiser concluded a value for the subject of approximately $35,000, which
is within the range of comparable sales analyzed and considered to be reasonable.
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.
Richard F. Duncan, MAI Page 2
RF Duncan & Associates, Inc.
There is no personal property acquired. 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 Appraisal
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 2-7-20:
Reviewer's Allocation of Just Compensation
Acquisition:
Land Acquired in Fee- 16,875 square feet:
Improvements Acquired:
Damages:
Special Benefits:
Total Just Compensation:
$35,000
-0-
$35,000
$35,000
$35,000
-0-
-0-
-0-
$35,000
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 1-2-20 per Appraisal #1.
Competency of Reviewer
The undersigned reviewer has the knowledge and experience required to competently perform this
review; detailed resumes are available upon written request. The undersigned reviewer is approved by
the Federal Highway Administration (FHWA) and the Washington State Department of Transportation
(WSDOT), lead agency for all eminent domain appraisal matters, to perform fee appraisal reviews for
all public agencies and quasi -public agencies in Washington State. The undersigned reviewer is a state
certified appraiser holding the General classification #1100496 and is on the WSDOTListofApproved
Fee Reviewers
Purpose of this Review
Overall, the purpose is to estimate the total Just Compensation due the owner for the taking of privately -
owned real property for the public project identified. For a partial taking, this is done by: estimating the
Fair Market Value of the subject Larger Parcel in the Before Situation; estimating the Fair Market Value
of the subject Larger Parcel in the After Situation; then subtracting the latter from the former. When a
larger parcel's major improvements are unaffected by the taking/project other than simple cost to cure,
the jurisdictional exception allows a Strip Appraisal Procedure wherein said improvements need not be
valued.
Use of this Review
This review estimates Just Compensation due the owner and will be used to establish the first offer
amount to be made to the owner by the Jefferson Land Trust (client).
Scope of this Review
The commonly recognized valuation methods and techniques most appropriate for valuing the subject
Larger Parcel were performed in this review. This review involved a reasonably detailed inspection of
the subject property, the subject neighborhood, and surrounding/competing neighborhoods. Sales and
listings of competing properties were investigated before any conclusions of value were made.
Unless otherwise stated above, the Income and Cost Approaches to value were not employed in this
review because the Sales Comparison Approach is sufficient to solve the subject appraisal problem.
Definition of the Larger Parcel
The "Larger Parcel" is the parent parcel; it is the real property that is the subject of this review. It is
that real property that has Unity of Use, Unity of Ownership, and Contiguity.
Richard F. Duncan, MAI Page 5
RF Duncan & Associates, Inc.
Definition of Market Value
Market Value, as defined by the Uniform Appraisal Standards for Federal Land Acquisitions, 2016 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 cant' 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: 2-7-20
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
Lxperience:
• 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 IP"
"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"
"Ethics and the Right -of -Way Profession"
"Communication in Real Estate Acquisition"
Richard F. Duncan, MAI Page 10
RF Duncan & Associates, Inc.
"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 o fAppraisal 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.
SHSH
VALUATION AND CONSULTING
APPRAISAL REPORT
FITZGERALD PROPERTY
222 FREMONT AVENUE
QUILCENE, WASHINGTON 98376
PARCEL NO. 991200606
A,
EFFECTIVE DATE: JANUARY 2, 2020
REPORT DATE: JANUARY 15, 2020
SH&H FILE NUMBER: 14949-19B
CHAD C. JOHNSON, MAI
SH&H VALUATION AND CONSULTING
6419 LAKEWOOD DRIVE WEST
TACOMA, WASHINGTON 98467
L
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+may.
EFFECTIVE DATE: JANUARY 2, 2020
REPORT DATE: JANUARY 15, 2020
SH&H FILE NUMBER: 14949-19B
CHAD C. JOHNSON, MAI
SH&H VALUATION AND CONSULTING
6419 LAKEWOOD DRIVE WEST
TACOMA, WASHINGTON 98467
40010- S H & H
January 15, 2020
Tami Pokorny
Natural Resources Program Coordinator
Conservation and Strategic Partnerships
Jefferson County Environmental Public Health
615 Sheridan Street
Port Townsend, WA 98368
Re: Fitzgerald Property
(Parcel Number 991200606)
222 Fremont Avenue
Quilcene, WA 98376
SH&H File 14949-19 B
Dear Ms. Pokorny:
At your request, I am providing you with an appraisal relevant to the above referenced
property. The property is legally described within this report. The report is prepared
with the intent to be in accordance with the current Uniform 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 is located westerly of Linger Longer Road, southerly of Fremont
Avenue, and northerly of the Big Quilcene River in the Quilcene area of Jefferson
County, Washington. The subject of this appraisal is a residential site consisting of
16,875 square feet, or approximately 0.37 acres, per county records. The site benefits
from its proximity to the Big Quilcene River, which is accessed to the south of the
subject. The Big Quilcene River and riverbank fall under the ownership of Jefferson
County; however, this land can be accessed by the public. Thus, although the subject
does not have a fee simple interest in the Big Quilcene River or riverbank, it benefits
from its close proximity and easy access to this amenity.
6419 Lakewood Dave West B Tacoma. Washington 98467 R, 253.564.3230 1 C 253.564.3143
However, due to the site's proximity to the river, it is impacted by various critical areas
and cannot support conventional development, which is discussed in greater detail within
this report. The site can be utilized for recreational purposes.
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
atypical 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 appraiser during the appraisal process, including research I 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: "an assignment condition established by applicable law or
regulation, which precludes an appraiser from complying with a part of USPAP. " 1
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. "2 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 appraiser has
invoked the use of the Jurisdictional Exception Rule as outlined in USPAP as it relates to
linking market value to a specific exposure time.
1 Uniform Standards of Professional Appraisal Practice, 2020-2021 Edition, Appraisal Standards Board, The Appraisal Foundation,
Washington D.C., p. 4.
2 Ibid, p. 15.
The estimated "as is" market value of the fee simple interest in the subject property as of
the date of inspection, January 2, 2020, is:
THIRTY-FIVE THOUSAND DOLLARS
$35,000
The appraisal report that follows summarizes the assignment, describes the area and the
subject property, and explains the valuation techniques and reasoning leading to the final
opinion of market value. As in the case of any narrative appraisal, your attention is
directed to the underlying Assumptions and Limiting Conditions which are included in
the accompanying report.
Respectfully submitted,
Mad C. Johnson,
State of Washington Certification 1101662
TABLE OF CONTENTS
TitlePage........................................................................................................................... i
Letterof Transmittal......................................................................................................... ii
Tableof Contents............................................................................................................. iv
SubjectPhotographs.......................................................................................................... v
Factual Description
PropertyIdentification...................................................................................................... 1
InterestAppraised............................................................................................................. 2
Purpose/Function of the Appraisal.................................................................................... 2
Intended Use and User of the Appraisal........................................................................... 3
LegalDescription.............................................................................................................. 3
Scope................................................................................................................................. 7
LocationDescription......................................................................................................... 8
PropertyDescription....................................................................................................... 13
Zoning............................................................................................................................. 23
Taxesand Assessments................................................................................................... 25
Analysis of Data and Opinions of Appraiser
Highestand Best Use...................................................................................................... 27
PropertyValuation.......................................................................................................... 32
SalesComparison Approach........................................................................................... 34
Reconciliation................................................................................................................. 51
Certification.................................................................................................................... 51
Qualifications.................................................................................................................. 53
Assumptions and Limiting Conditions........................................................................... 56
Extraordinary Assumptions and/or Hypothetical Conditions ......................................... 61
SUBJECT
PHOTOGRAPHS
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991200M
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991
fly
991200607
its
004000250
000000001
9912 200706 N
PHOTO ANGLES MAP
PHOTOS TAKEN BY SASHA TURGMAN, JANUARY 2, 2020
PHOTO 1: NORTHERLY VIEW OF LINGER LONGER AVENUE,
SUBJECT TO THE LEFT
PHOTO 2: SOUTHERLY VIEW OF LINGER LONGER AVENUE,
SUBJECT TO THE RIGHT
PHOTO 3: WESTERLY VIEW OF FREMONT AVENUE,
SUBJECT TO THE LEFT
PHOTO 4: EASTERLY VIEW OF FREMONT AVENUE,
SUBJECT TO THE RIGHT
PHOTO 5: SOUTHERLY VIEW OF SUBJECT FROM FREMONT AVENUE
PHOTO 6: NORTHERLY VIEW OF SUBJECT FROM
SOUTHERLY BOUNDARY
PHOTO 7: SOUTHERLY VIEW OF COUNTY LAND FROM SUBJECT'S
SOUTHERLY BOUNDARY
PHOTO 8: WESTERLY VIEW OF BIG QUILCENE RIVER FROM COUNTY
LAND (PHOTO NOT TAKEN ON SUBJECT PROPERTY)
FACTUAL DESCRIPTION
EXECUTIVE SUMMARY
Property Identification: Fitzgerald Property (Parcel Number 991200606)
222 Fremont Avenue
Quilcene, WA 98376
Owner of Record: According to the title report prepared by First American
Title Company, dated September 30, 2019, ownership of
the subject property is vested in The Heirs and Devises of
Jerome Fitzgerald, deceased. A copy of the title report is
included in the Addenda.
Property Location: The subject is located along the westerly side of Linger
Longer Road, northerly of the Big Quilcene River and
southerly of Fremont Avenue in the Quilcene area of
Jefferson County, Washington.
Property Type: Residential land that is currently undeveloped.
Assessor's Parcel Number: 991200606
Real Estate Taxes: $259.88 / 2019. Taxes are reported to be paid current.
Zoning: Rural Residential 1 Unit/5 Acres (RR 1:5), per the
Jefferson County zoning ordinance.
Flood Insurance Zone: The subject property is located in a flood plain. Most of
the subject is identified as being located in Zone A, an area
inundated with 100 -year flooding, as per Flood Insurance
Rate Map Number 530310903C, effective date June 7,
2019.
Site Area: According to Jefferson County Assessor information, the
subject property contains a total combined site area of
approximately 16,875 square feet.
Improvements:
The subject is unimproved.
FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 1
SH&H File 14949-19 B Chad C. Johnson, MAI
FACTUAL DESCRIPTION
Highest and Best Use: The Highest and Best Use of the subject property is for
recreational use.
Interest Appraised: Fee simple interest. The fee simple estate is defined as:
"absolute ownership unencumbered by any other interest
or estate, subject only to the limitations imposed by the
governmental powers of taxation, eminent domain, police
power, and escheat. "3
Purpose/Function
of the Appraisal:
Date of Inspection
Effective Date of Value
The purpose of this appraisal is to prepare and submit a
supported opinion of the market value of the fee simple
interest in the subject property as of the date of inspection.
The appraisal is intended to assist the client in establishing
an offer price for the property relevant to a potential
acquisition.
January 2, 2020
January 2, 2020
Date of Appraisal Report: January 15, 2020
Estimated Market Value: $35,000
3 The Dictionary of Real Estate Appraisal, 6h Edition, Appraisal Institute, Chicago, 2015, p. 90
FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 2
SH&H File 14949-19 B Chad C. Johnson, MAI
FACTUAL DESCRIPTION
INTENDED USE AND USER OF THE APPRAISAL
Client: Jefferson County Environmental Public Health.
A Client is defined as: "The party or parties (i.e., individual, group, or entity) who
engage an appraiser by employment or contract in a specific assignment, whether
directly or through an agent. "4
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 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
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. "6
LEGAL DESCRIPTION
The legal description for the subject property is provided within a title report, as prepared
by First American Title Insurance Company, dated September 30, 2019. A copy of the
title report is provided within the addenda of this report.
4 Uniform Standards of Professional Appraisal Practice, 2020-2021 Edition, Appraisal Standards Board, The Appraisal Foundation,
Washington D.C., p. 4.
5Ibid., p. 4.
6Ibid., 4.
FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 3
SH&H File 14949-19 B Chad C. Johnson, MAI
FACTUAL DESCRIPTION
DEFINITION OF MARKET VALUE
Market Value is defined as "the amount in cash, or on terms reasonably equivalent to
cash, for which in all probability the property would have sold on the effective date of
value, after a reasonable exposure time on the open competitive market, from a willing
and reasonably knowledgeable seller to a willing and reasonably knowledgeable buyer,
with neither acting under any compulsion to buy or sell, giving due consideration to all
available economic uses of the property. "'
The value conclusion herein is predicated on the assumption that the property will be
exposed to the market for a reasonable amount of time. The Uniform Standards of
Professional Appraisal Practice (USPAP) requires that exposure time must be estimated
and reported when exposure time is a component of the definition of market value.
However, the definition of market value as per the Uniform Appraisal Standards for
Federal Land Acquisitions (UASFLA) dictates that market value estimates must not be
linked to a specific exposure time. Therefore, the appraisers have invoked the use of the
Jurisdictional Exception Rule as outlined in USPAP as it relates to linking market value
to a specific exposure time.
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. "8
MOST PROBABLE BUYER
The most probable buyer of the subject property is an owner/user.
USE HISTORY
The subject property is a rural residential site which benefits from its close proximity to
county -owned waterfront along the Big Quilcene River. The site is vacant land which
has historically been used for recreation purposes.
RENTAL HISTORY
The subject property has no known rental history.
7 Uniform Appraisal Standards for Federal Land Acquisitions, Interagency Land Acquisition Conference, Washington, D.C. 2016,
Section 1.2.4, page 10.
8 The Dictionary of Real Estate Appraisal, 6s' Edition, Appraisal Institute, Chicago, 2015, p. 13.
FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 4
SH&H File 14949-19 B Chad C. Johnson, MAI
FACTUAL DESCRIPTION
SALES HISTORY
Based on the title report, ownership of the subject property is currently vested in The
Heirs and Devises of Jerome Fitzgerald, deceased. The subject property has been under
the same, or related, ownership since 2006. The current ownership purchased the
property from Waleed S. Simba in June of 2006 for $30,000 by way of Statutory
Warranty Deed.
It is the appraiser's understanding that this appraisal, in part, will be utilized to establish
the value of the property in order to facilitate a sale to Jefferson County. The appraiser is
not aware of any other recent transfers, arm's length sales or pending transactions
relevant to the subject property.
IDENTIFICATION OF THE LARGER PARCEL
A part of the appraisal process is to identify the larger parcel for valuation purposes. In
defining the larger parcel there are three basic conditions that need to be established.
1. Unity of Ownership
2. Contiguity
3. Unity of Use
Based on a review of Jefferson County records, the subject property is comprised of a
single parcel (991200606) which is owned by the subject property owner. Thus, from a
"unity of ownership" perspective, the larger parcel consists of the subject parcel
containing an area of 16,875 square feet.
The second category, "contiguity," normally requires that physical contiguity be present
for a larger parcel to exist. The subject property is comprised of a single parcel with no
other adjacent parcels being under the same ownership.
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, that of being used for recreation. Thus,
from a "unity of use" perspective, the entire subject property, containing a total land area
of 16,875 square feet, is indicative of the larger parcel.
FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 5
SH&H File 14949-19 B Chad C. Johnson, MAI
FACTUAL DESCRIPTION
UNAVAILABILITY OF INFORMATION
The appraiser was not provided with any specific feasibility studies relevant to the
subject property. Therefore, any issues which might be raised if this information were
available are not known or considered.
SUMMARY OF THE APPRAISAL PROBLEMS ENCOUNTERED
Within this assignment, the appraisal problems encountered are primarily relevant to the
physical characteristics of the subject site. The site is undeveloped land which is
impacted by various critical areas. The appraiser consulted Jefferson County personnel
relevant to the development potential of the subject site. The appraiser has researched
and endeavored to utilize comparable properties with similar characteristics as it relates
to recreational use potential, focusing on private, non -agency transactions.
FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 6
SH&H File 14949-19 B Chad C. Johnson, MAI
FACTUAL DESCRIPTION
SCOPE
The scope of the appraisal assignment relates to the field work, inspection, research, and
analysis conducted for preparation and valuation of the subject property's estimated
Market Value. This appraisal assignment involved an inspection of the subject property
and the comparables. The property was inspected by the appraiser on January 2, 2020
relevant to the current assignment. The property contact, Elizabeth Elfering (208-841-
6246), gave the appraiser permission to inspect the property but declined to join the
inspection.
Financial, statistical, and demographic data was gathered using various informational
systems such as the Northwest Multiple Listing Service and various other authoritative
sources. Information regarding comparable sales was confirmed with parties involved in
the respective transactions. Descriptive information relating to the subject property was
obtained through County public records as well as the physical inspection of the property
and information provided by the client and owner's representative. Personnel of the
Jefferson County Department of Community Development provided information
regarding the zoning and development criteria for the subject.
Within this appraisal all applicable approaches to the valuation of the property were
considered. As the Highest and Best Use of the subject property is for recreational uses,
and since the site is undeveloped, the Sales Comparison Approach as it relates to land is
the only relevant approach to value. After assembling and analyzing the data, as defined
within this appraisal development process, the final estimate of value is made.
FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 7
SH&H File 14949-19 B Chad C. Johnson, MAI
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 boundaries of a neighborhood are typically
identified by determining the area within which the forces affect all surrounding
properties in the same way they affect the property being appraised. The subject is
located within an unincorporated area of Jefferson County. For reference, an area map
showing the subject property's location relative to metropolitan areas within the Puget
Sound Region is presented on the following page. A location map showing the subject
property's immediate neighborhood is presented following the area map.
The subject neighborhood is rural in nature, with a mixture of forestry uses, small-scale
agricultural properties and scattered residential development in evidence in the small
town of Quilcene.
The Quilcene area includes services, with a greater level of commercial services available
in Port Townsend, the county seat of Jefferson County, to the north. Port Townsend
represents the only incorporated area in Jefferson County. Population growth for
Jefferson County between 2000 and 2010 was moderate in terms of the percentage
increase, estimated at roughly 9%, but relatively small in terms of the total number of
residents, increasing from 25,953 in 2000 to 29,872 in 2010, an increase of 3,919
persons. The population estimate as of April 1, 2019 from the Washington State Office
of Financial Management reports a county population of 31,900. This small population
base reflects the rural nature of the county, and the resource-based economy. The
majority of the population is concentrated in the eastern part of the county which includes
the city of Port Townsend, and the communities of Port Hadlock, Chimacum, Quilcene
and Port Ludlow. Port Townsend is home to approximately one-third of the county
population, with an estimated 2019 population of 9,610 individuals.
By most accounts, it is likely that future population growth for Jefferson County will
continue at a slow to moderate pace. Port Townsend is also expected to continue to be
the primary area of growth, which may be channeled by the pressures imposed by the
Growth Management Act. In summary, the subject property is within a rural area of
eastern Jefferson County, with most surrounding uses being resource-based uses and
single family residential development.
FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 8
SH&H File 14949-19 B Chad C. Johnson, MAI
11
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FACTUAL DESCRIPTION
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FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 9
SH&H File 14949-19 B Chad C. Johnson, N1AI
FACTUAL DESCRIPTION
East Quilcene
Quiicene
SUBJECT PROPERTY
LOCATION MAP
FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 10
SH&H File 14949-19 B Chad C. Johnson, MAI
FACTUAL DESCRIPTION
Demographic Analysis
The map below shows three rings surrounding the subject property, delineating a one -
mile radius, a three-mile radius, and a five -mile radius. The study area includes the
surrounding unincorporated area of Jefferson County. Population trends within the three
radii are summarized in the exhibit on the following page.
DEMOGRAPHIC STUDY MAP
FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 11
SH&H File 14949-19 B Chad C. Johnson, MAI
FACTUAL DESCRIPTION
POPULATION SUMMARY
ONE -MILE RADIUS
Total
Average Annual
Year
Source
Population
Change (%)
Change (%)
2010
Census
300
N/A
N/A
2019
Estimate
321
7.00%
1.00%
2024
Projection
336
4.67%
0.93%
THREE-MILE RADIUS
Total
Average Annual
Year
Source
Population
Change (%)
Change (%)
2010
Census
1,054
N/A
N/A
2019
Estimate
1,125
6.74%
0.96%
2024
Projection
1,172
4.18%
0.84%
FIVE -MILE RADIUS
Total
Average Annual
Year
Source
Population
Change (%)
Change (%)
2010
Census
1,476
N/A
N/A
2019
Estimate
1,566
6.10%
0.87%
2024
Projection
1,627
3.90%
0.56%
Source: Esd
The total population during the survey period indicates modest upward trends, both in
terms of annual percentage change and total growth. Population growth is estimated to
continue at a relatively slow pace in the next five years, which is predictable given the
subject's rural location.
FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 12
SH&H File 14949-19 B Chad C. Johnson, MAI
FACTUAL DESCRIPTION
PROPERTY DESCRIPTION
The site description is derived from site maps and observations made during the site
inspection.
SITE DESCRIPTION
The subject site is located along the westerly side of Linger Longer Road, northerly of the
Big Quilcene River, and southerly of Fremont Avenue in Quilcene, within
unincorporated Jefferson County, Washington. Based on Jefferson County Assessor's
information, the subject site contains an area of 16,875 square feet. The subject contains
some native trees and shrubs on portions of the property. The subject is relatively flat.
The site is at grade with Fremont Avenue, but below grade of Linger Longer Road. The
site is improved with a gravel driveway and is permitted to have an RV parked onsite,
albeit not permanently.
Southerly of the subject is the Big Quilcene River, and its respective riverbank. The bank
and river are owned by Jefferson County; however, access is available to the public.
Thus, although the subject is not technically a riverfront site, it benefits from its close
proximity to the Big Quilcene River.
The site is impacted by various critical areas which will be addressed within this section.
The appraiser contacted the Jefferson County Planning Department in order to ascertain
the development potential of the site. Joel Peterson, Associate Planner (360-379-4457)
spoke with the appraiser. According to Mr. Peterson, the site is highly constrained. He
indicated that the site has a stormwater permit and a Habitat Management Plan for a
private driveway and RV pad. The Habitat Management Plan is included within the
Addenda of this appraisal. Based on discussions with Mr. Peterson, it is unlikely the site
can support development. Further, flood regulations may limit the amount of time an RV
can occupy the property. Thus, the site can be used for recreation purposes. Mr.
Peterson will be referenced throughout the report.
An aerial depiction of the subject property, with the approximate boundaries of the site
outlined, is shown on the next page. Additional information pertaining to the site is as
follows:
Location: Located along the westerly side of Linger Longer Road,
northerly of the Big Quilcene River, southerly of Fremont
Avenue in Quilcene, unincorporated Jefferson County.
FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 13
SH&H File 14949-19 B Chad C. Johnson, MAI
FACTUAL DESCRIPTION
AERIAL VIEW OF SUBJECT SITE
SUBJECT PROPERTY OUTLINED IN RED
FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 14
SH&H File 14949-19 B Chad C. Johnson, NIAI
FACTUAL DESCRIPTION
Access: The northerly boundary of the site provides vehicular
access from Fremont Avenue to the subject via a gravel
driveway. There is a chain strung between two wood poles
to prevent unauthorized access to the site.
Shape: The subject is "L" shaped.
Site Area: The subject sites contain a total area of 16,875 square feet.
Topography & Coverage: The subject site is relatively level. The site is at grade with
Fremont Avenue, but below grade of Linger Longer Road.
View Amenity: Big Quilcene River, located southerly of the subject on
county -owned land.
Utilities: The subject site is not currently served by water, gas,
electric or sewage. Electricity is available along Linger
Longer Road; however, there would most likely be a new
service fee and an electric service box would need to be
installed by the property owner prior to any electric service.
The property contact indicated that attempts were made to
be granted a permit for an onsite well from Jefferson
County, but that the County denied the permits.
Based on Permit Case Summary USR16-00039, it appears
an application was received on October 17, 2016. The
status is listed as "pending" with a note that indicates the
application was reviewed. As of the date of inspection, the
subject does not have any onsite wells or septic systems in
evidence. Further, based on conversations with Mr.
Peterson, it is unlikely the site could support a septic
system due to its size and location within a flood zone. Mr.
Peterson also indicated the site may not be able to
accommodate a well, and if the site could support a well it
would need to have an elevated casing above the base flood
elevation.
Timber: A timber cruise relevant to the subject was not provided.
The trees contribute aesthetically to the site.
FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 15
SH&H File 14949-19 B Chad C. Johnson, MAI
1w • "m
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FACTUAL DESCRIPTION
SOILS MAP
ZI
FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 16
SH&H File 14949-19 B Chad C. Johnson, NIAI
FACTUAL DESCRIPTION
Easements: A title report relevant to the subject property, as prepared
by First American Title Insurance Company, dated
September 30, 2019, was provided. The title report does
not appear to reveal any atypical easements impacting the
use of the subject property. There are no known easements
or encumbrances that would negatively impact the subject's
Highest and Best Use.
Soils: Soils reports or studies for the subject property were not
available. Instead, data from the U.S. Department of
Agriculture's (USDA) Natural Resource Conservation
Service soils data. Based on the soils map, the subject site
is comprised of one primary soil, BG, Belfast Silt Loam.
Per the Soil Survey of Jefferson County Area, Washington,
"This nearly level soil is on flood plains. Most of it is
subject to overflow about once every 10 to 30 years. Most
slopes are I to 2 percent.
This soil is well drained. Permeability is moderate. Roots
penetrate to a depth of more than 60 inches. This soil
holds about 9 to 11 inches of water available for plants.
Runoff is very slow, and the hazard of water erosion is
none to slight. This soil is subject to overflow in places.
About 65 to 75 percent of the acreage of this soil is used for
growing pasture, hay, and fruit and vegetable crops.
Wooded areas are used as a source for woodland products,
for wildlife habitat and recreation areas, and for rural
homesites." Overall, it appears that the general soil
characteristics of the subject sites' soils are adequate to
support the Highest and Best Use of the subject property.
Minerals: Based on the title report provided, ownership of the subject
appears to include the underlying mineral estate; however,
given the size of the site, as well as the presence of critical
areas, it is unlikely that any future extraction of mineral
reserves could feasibly be pursued.
FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 17
SH&H File 14949-19 B Chad C. Johnson, MAI
FACTUAL DESCRIPTION
.FIAT Fremont Aire i
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CRITICAL AQUIFER RECHARGE AREAS MAP
FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 18
SH&H File 14949-19 B Chad C. Johnson, MAI
FACTUAL DESCRIPTION
Hazardous Wastes: No site specific studies were provided. There do not
appear to be any environmental issues or hazardous wastes
that would negatively impact the use nor the valuation of
the subject property.
Wetlands: Based on Jefferson County mapping, it does not appear the
subject is impacted by wetlands. A site specific study
would need to be completed in order to determine if the
subject is impacted by wetlands and to what extent.
Critical Areas: Critical area maps are reproduced utilizing Jefferson
County GIS mapping, as shown throughout this section.
The site is impacted by two shoreline designations. The
first is located on the easterly portion of the site. This area
is designated a Natural Shoreline. The second shoreline
designation impacts the remainder of the site and is
identified as a Conservancy Shoreline. These designations
limit development and further details of these designations
will be addressed within the Zoning section to follow.
Areas impacted by the Conservancy Shorelines still have
development potential. They require a setback from the
river of 150 feet with an additional 10 foot setback for
buildings. According to the Shoreline Master Program,
residential use may be permitted in a conservancy
environment subject to permit reviews and inspection of the
subject property.
In addition, the entirety of the subject is located within a
Critical Aquifer Recharge Area. Critical Aquifer Recharge
Areas are those with geologic and hydrologic conditions
that promote rapid infiltration of recharge waters to
groundwater aquifers. More simply put, the groundwater,
and thus wells, are susceptible to quality and/or quantity
degradation. Sites which fall under this category are
subject to the provisions of the protection standards, which
primarily limits commercial and industrial uses.
FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 19
SH&H File 14949-19 B Chad C. Johnson, MAI
FACTUAL DESCRIPTION
RlskMeter
Overview Map
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Flood Zones: X500 or B Zone A Zone V Zone D Zone %odway C BRA
FLOOD MAP
FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 20
SH&H File 14949-19 B Chad C. Johnson, MAI
FACTUAL DESCRIPTION
The site is also considered to be in a Seismic Hazard zone.
This designation suggests the subject's soil has a
"liquification" potential in the event of an earthquake.
Developed properties surrounding the subject also fall
under this designation.
In conclusion, the subject's environmental constraints limit
the subject's development potential. It is unlikely that the
site can support any further development.
Flood Plain: The subject property located in flood plain Zone A, an area
inundated with 100 -year flooding, as per Flood Insurance
Rate Map Number 530310903C, effective date June 7,
2019. This possibly limits development potential, and any
residential development would require flood insurance.
Environmental Designations/
Shoreline Management:
The Big Quilcene River, which traverses southerly of the
subject property (on county -owned land), is an inventoried
Shoreline of the State and development in the area of the
property is subject to the requirements of Shoreline Master
Program (Title 18.25 of the Jefferson County Code). Based
on information provided by Jefferson County personnel, the
site has little to no development potential. The site's
current use in support of a gravel driveway utilized for RV
parking is, most likely, the only development the site can
legally support.
FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 21
SH&H File 14949-19 B Chad C. Johnson, MAI
FACTUAL DESCRIPTION
Fremont Ave
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Cons'C'd8ncy,
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SMP SHORELINE ENVIRONMENTAL DESIGNATIONS MAP
FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 22
SH&H File 14949-19 B Chad C. Johnson, NIAI
FACTUAL DESCRIPTION
ZONING
The zoning for the subject property is Rural Residential 1 Unit/5 Acres (RR 1:5), per the
Jefferson County Code. The purpose of this district is to
"allow for continued residential development in areas of Jefferson County
consisting of relatively high density pre-existing patterns of development,
along the county's coastal areas, and within areas within or adjacent to
rural centers and rural crossroads. In addition, this district seeks to
support and foster Jefferson County's existing rural residential landscape
and character by restricting new land divisions to a base density of one
unit per five acres. "
Outright permitted uses include, but are not limited to, single-family residences,
duplexes, home businesses, bed and breakfast residences, mineral extraction activities,
and parks and playfields.
Shoreline Management
As the Big Quilcene River is identified as a Shoreline of the State, development within
200 feet of the Big Quilcene River is subject to the regulations of Jefferson County's
Shoreline Master Program. Specifically, the Big Quilcene River is classified as a
"Natural" shoreline on the subject's easterly portion, and a "Conservancy" shoreline
environment and shoreline for the remainder of the site. Both are described below.
The intent of the Natural classification, "protects from harm or adverse impact shoreline
areas that are intact, have minimally degraded functions and processes, or are relatively
free of human influence."
Permitted uses include aquaculture, forest practices, restoration enhancement, and
nonstructural stabilization.
The intent of the Conservancy classification, "provides for sustained use of resource
lands and other relatively undeveloped shorelines while protecting ecological functions,
conserving natural, historic and cultural resources, and providing recreational
opportunities."
FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 23
SH&H File 14949-19 B Chad C. Johnson, MAI
FACTUAL DESCRIPTION
Permitted uses include low density residential and recreational uses, provided these
activities do not significantly degrade or deplete resources and respect limiting
environmental condition. Other uses include, but are not limited to, agriculture,
aquaculture, forest practices, and residential development.
According to the Shoreline Master Program (SMP) residential development is subject to a
buffer of 150 feet from the shoreline, plus a 10 -foot building setback. These regulations
limit the residential development potential and it is unlikely the site can support
development.
Critical Aquifer Recharge Areas
The subject is identified as being located within a Critical Aquifer Recharge Area. As
per the Jefferson County Code, Chapter 18.22:
"Critical aquifer recharge areas are naturally susceptible due to the existence of
permeable soils or a seawater wedge in coastline aquifers. Certain overlying land uses
can lead to water quality and/or quantity degradation."
Areas identified as the being susceptible to aquifer recharge areas are subject to further
provisions of the protection standards. Per discussions with Mr. Peterson with the
Jefferson County Land Use Department, it is unlikely that the subject would be permitted
for some type of development. The Critical Aquifer Recharge Area Chapter of the
Jefferson County Land Use Code has been reproduced within the Addenda of this report.
FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 24
SH&H File 14949-19 B Chad C. Johnson, MAI
FACTUAL DESCRIPTION
TAXES AND ASSESSMENTS
An assessor's parcel map is reproduced on the following page, with the subject property
highlighted. The subject property is carried on the Jefferson County tax and assessment
roll as follows:
JEFFERSON COUNTY ASSESSOR DATA
Assessed Improvement Total
Assessor Parcel Land Value Value Value
991200606 $24,750
$0 $24,750
2019
Taxes
$259.88
The 2019 taxes are based on the 2018 assessed value and the current levy rate. In
addition to real estate taxes, the above amount includes, but is not limited to, charges for
fire district bonds, regional library taxes, school district bonds, and veteran's relief.
Taxes for the subject property are reported to be paid current.
Relevant to the 2020 tax year, the assessed value is reported to be $25,988. As of the
date of this report, the levy rate for 2020 has not been released. The estimate of market
value herein correlates with the assessed value.
FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 25
SH&H File 14949-19 B Chad C. Johnson, MAI
FACTUAL DESCRIPTION
ASSESSOR'S PARCEL MAP
FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 26
SH&H File 14949-19 B Chad C. Johnson, MAI
ANALYSIS OF DATA AND OPINIONS OF APPRAISER
HIGHEST AND BEST USE
By identifying and interpreting the market forces that affect a specific property in a local
and regional context, the appraiser determines 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 appraiser to consider the
property's optimum use in light of market conditions on a specific date.
Highest and Best Use reflects a basic assumption about real estate market behavior that
the price a buyer will pay for a property is based on his or her conclusions about the most
profitable use of the site or property. Therefore, sites and improved properties tend to be
put to their Highest and Best Uses. However, the determination of a property's Highest
and Best Use set forth in an appraisal may or may not conform to the existing use. The
determination of highest and best use must be based on careful consideration of
prevailing market conditions, trends affecting market participation and change, and the
existing use of the subject property.
Highest and best use is defined as: "The reasonably probable use of property that results
in the highest value. The four criteria that the highest and best use must meet are legal
permissibility, physical possibility, financial feasibility, and maximum productivity. "9
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.
9 Dictionary of Real Estate Appraisal, 6b Edition, Appraisal Institute, 2015, Page 109.
FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 27
SH&H File 14949-19 B Chad C. Johnson, MAI
ANALYSIS OF DATA AND OPINIONS OF APPRAISER
The determination of Highest and Best Use as though vacant reflects the fact that land
value is derived from its potential use. Land has limited value unless there is a present or
anticipated use for it; the amount of value depends on the nature of the land's anticipated
use, according to the concept of surplus productivity. Among all reasonable, alternative
uses, the use that yields the highest present land value, after payments are made for labor,
capital and coordination, is generally regarded as the highest and best use of the land as
though vacant. In other words, the highest and best use of land as though vacant is the
use that brings the highest return to the land after the three other agents of production
have been compensated.
To determine the Highest and Best Use of the land as though vacant, the appraiser
assumes that the parcel of land in question has no improvements. Even a site with a large
building on it can be made vacant by demolishing the building. The question to be
answered is, "If the land were vacant, what improvement will create the most value? "
The second determination of highest and best use refers to the optimum use that could be
made of the property and all existing structures. Analysis of the highest and the best use
of a property as improved implies that any existing improvement should be renovated or
retained as is, so long as it continues to contribute to the total market value of the
property or until the return from a new improvement would more than offset the cost of
demolishing the existing building and constructing a new one. An analysis of the Highest
and Best Use as though vacant is discussed below. As the subject property does not
contain any structural improvements an analysis as improved is not relevant.
Highest and Best Use, as Though Vacant
The criteria for the determination of the Highest and Best Use of the subject property is
based upon legal and physical considerations adjusted for financial feasibility and
maximal productivity considerations.
Legally Permissible Use
The first test of Highest and Best Use is to determine what is legally permissible, or what
can legally be constructed on the property. The subject property is zoned Rural
Residential 1 Unit/5 Acres (RR 1:5), per the Jefferson County Code. Outright permitted
uses include, but are not limited to, single-family residences, duplexes, home businesses,
bed and breakfast residence, mineral extraction activities, and parks and playfields.
Residential development is allowed at a maximum density of one unit per five acres.
FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 28
SH&H File 14949-19 B Chad C. Johnson, MAI
ANALYSIS OF DATA AND OPINIONS OF APPRAISER
The subject site is impacted by critical areas, a flood zone and recognized shorelines
(identified as a Natural and Conservancy Shoreline Environment) that require adherence
to regulatory buffers which severely restrict the development of those areas. With a 150 -
foot shoreline management buffer, along with a 10 -foot building setback from the buffer,
the regulatory buffers and setbacks impacting the site generally eliminate any feasible use
of these specific areas of the site beyond recreational or other low impact uses.
Thus, from a legal perspective, being under Rural Residential zoning and recognizing the
regulatory buffers and setbacks created by the shorelines and other critical areas on the
site, it is unlikely the subject can support development. From a legal perspective, the site
can be utilized for recreational purposes, specifically in support of an RV, per flood
regulations which may limit the amount of time an RV can occupy the floodway.
Physically Possible Use
The next test of highest and best use is the physical possibility of constructing an
improvement on the site. The subject property contains an area of 16,875 square feet.
The site is accessed from Fremont Avenue. The Big Quilcene River is located southerly
of the subject's southerly boundary. The site is impacted by various environmental
constraints, as previously discussed. It is unlikely the site can support development.
Given the physical characteristics of the subject, the most physically possible use of the
subject property is for recreational use.
Financially Feasible Use
The third test is for financial feasibility. A project's financial feasibility is measured by
whether the project can produce a positive return on its investment. The factor having the
most weight in determining the highest and best use is the feasibility of the use, which is
primarily supported by perceived demand. One of the better indications of financial
feasibility is the consideration of surrounding uses.
Based on the legal and physically possible uses and the surrounding development, the site
can be utilized for recreational purposes.
FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 29
SH&H File 14949-19 B Chad C. Johnson, MAI
ANALYSIS OF DATA AND OPINIONS OF APPRAISER
The MLS does not report data relevant to vacant land for recreation purposes. However,
the following residential market data still provides an overall indication of market trends.
The following exhibit is replicated from the Multiple Listing Service (MLS) website.
This exhibit focusses on the median sale price of single family residences within
Jefferson County, over the past five years.
�fl0.000
$400.000
S300,000-
$200.000-,
$100,000
�0
Sa[e Prig. Median
As shown in the following chart, the median sale price was $195,000 in January 2015, as
compared to $390,000 in January 2019. Over the time period identified, the information
depicts an overall upward trend, punctuated by intermittent movement in a downward
direction. Fluctuations notwithstanding, the median price of single family homes within
the subject's market area has increased over recent years.
FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 30
SH&H File 14949-19 B Chad C. Johnson, MAI
ANALYSIS OF DATA AND OPINIONS OF APPRAISER
Overall, the residential market remains healthy, with slight fluctuations in average sale
prices. A similar trend can be imputed to the subject, which can support recreational
uses. The most financially feasible use of the subject property is for recreational use.
Maximally Productive Use
The fourth test of Highest and Best Use is maximum productivity. This test is to evaluate
which use will generate the greatest rate of return or value for the property. The primary
use which has passed the three previous tests is for recreational use. 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.
FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 31
SH&H File 14949-19 B Chad C. Johnson, MAI
ANALYSIS OF DATA AND OPINIONS OF APPRAISER
PROPERTY VALUATION
Since the subject site has no improvements the most appropriate valuation technique
applicable for the subject property is a land valuation analysis.
Land Value Analysis
Several procedures for the valuation of land may be available to appraisers depending on
available data. These include:
I. The Sales Comparison Approach. Sales of similar vacant parcels
are analyzed, compared, and adjusted to derive an indication of
value for the land being appraised.
2. The allocation (abstraction) procedure. Sales of improved
properties are analyzed, and the prices are allocated between land
and improvements.
3. The extraction procedure. This is a variant of the allocation
method, whereby the value of the contribution to the total value of
the improvements are estimated, and then deducted from the total
to leave land value.
4. The Income Capitalization procedures are as follows:
a. The land residual procedure. The land is assumed to be
improved to its highest and best use, and the net income
imputable to the land after all expenses of operating and return
attributable to the other agents in production is capitalized to
derive an estimate of land value.
b. The ground rent capitalization procedure. In this procedure the
rent paid for the right to use and occupy land is capitalized to
yield a value. Capitalization rates are derived from market
data.
FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 32
SH&H File 14949-19 B Chad C. Johnson, MAI
ANALYSIS OF DATA AND OPINIONS OF APPRAISER
c. The anticipated use (development) procedure. Undeveloped
land is assumed to be subdivided, developed and sold.
Development costs, incentive costs and carrying charges are
subtracted from the estimated proceeds of sale, and the net
income projection is discounted over the estimated period
required for market absorption of the developed sites to derive
an indication of value for the land being appraised.
All techniques are considered; however, the most applicable method in the case of the
subject property is the Sales Comparison Approach as it relates to the subject's
underlying land.
FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 33
SH&H File 14949-19 B Chad C. Johnson, MAI
ANALYSIS OF DATA AND OPINIONS OF APPRAISER
SALES COMPARISON APPROACH
One of the most reliable indicators of value in an active market is derived by comparing
the property being appraised with similar or near similar nearby properties that have
recently sold. This approach reflects the principle that a well informed buyer will pay no
more for a property than the cost involved in obtaining an equally satisfactory substitute
property.
A basic principle in the valuation of real estate is that no two properties are identical,
thus, adjustments are necessary to reflect the various differences. This formalizes the
thought process often followed by buyers and sellers and tends to yield a range of
indicated values for the property appraised. A few of the more common factors that may
influence value are detailed below:
• Location is the primary factor in the valuation of virtually all real estate. As
applied to this appraisal, the highest land values are found with those tracts having
good access proximity to services.
• Size of Tract is often another important factor to consider. As a general rule, on a
per site basis, the smaller the parcel, the lower the overall value, all other factors
being equal.
• Terms and Conditions of Sale: sale prices listed for comparable sales are strongly
influenced by sale terms and conditions. Sale prices are affected by the
motivations of both seller and buyer. When liberal terms are offered by the seller,
such as a low down payment, low rate of interest, and payment over an extended
period of time, prices tend to be inflated, when compared to an all cash sale, the
condition assumed when estimating Market Value.
• Market Conditions: market conditions at the time sale is also important in
estimating present land values. This is not only because of the cycles in land
values within the community, but also because of market trends that affect the
purchasing power of the dollar.
• Physical Features: in considering current transactions, a number of physical
factors also influence value. These include topography or slope, provision for
waterfront access, ground cover and view, among others. When all of these
conditions are favorable, a purchaser might reasonably be expected to pay a
premium, and when one or more are unfavorable an offer to purchase will most
probably be discounted.
FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 34
SH&H File 14949-19 B Chad C. Johnson, MAI
ANALYSIS OF DATA AND OPINIONS OF APPRAISER
The subject market was researched in an effort to locate comparable sales data for the
analysis of the subject. The research for comparable sales focused on rural properties
with use potential primarily focused on recreational uses. Four comparables are selected
for the analysis of the subject property. The chart below summarizes the comparables
utilized, with a location map shown on the following page. Following the map, more
detailed information for the comparables is presented, together with a parcel map and
photograph. In this instance, the most appropriate unit of comparison is the price per site.
The price per site indicated in the summary chart is after adjustments for quantitative
items, including improvements and utilities in place at the time of sale, where applicable.
LAND SALE COMPARABLES
Sale
Location
Sale Date
Analysis Price
Area (Sq.Ft.)
Analysis
$/Site
L-1
111 Cherry Lane
Aug -19
$28,000
12,197
$28,000
Quilcene
L-2
625 Duckabush Road
Apr -19
$40,000
22,152
$40,000
Brinnon
L-3
482 McInnis
Dec -18
$60,000
94,090
$60,000
Quilcene
L-4
200 Kelly Road
May -19
$70,000
7,841
$70,000
Brinnon
FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 35
SH&H Fite 14949-19 B Chad C. Johnson, MAI
ANALYSIS OF DATA AND OPINIONS OF APPRAISER
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FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 36
SH&H File 14949-19 B Chad C. Johnson, MAI
ANALYSIS OF DATA AND OPINIONS OF APPRAISER
Land Sale No. 1
Pronertv Identification
Record ID
13708
Property Type
Residential
Address
111 Cherry Lane, Quilcene, Jefferson County, Washington
Deed Book/Page
98376
Location
Snow Creek Ranch
Tax ID
995400029
Instrument
Statutory Warranty Deed
Sale Data
Grantor
Mathew Chambers
Grantee
Stephen R Beck
Sale Date
August 09, 2019
Deed Book/Page
626014
Property Rights
Fee simple
Verification
Patti Morris, Jace Real Estate; 360-461-9008, Confirmed by
Sasha Turgman
Sale Price $28,000
Land Data
Zoning
Topography
Utilities
Shape
Land Size Information
Gross Land Size
Indicators
Sale Price/Site
Highest & Best Use
Remarks
RR -5
Level, sloped driveway
Power, water, requires new septic
Irregular
0.280 Acres or 12,197 SF
$28,000
Residential/recreation
This is the 2019 sale of a residential site within the Snow Creek Ranch community in the
Quilcene area of Jefferson County. The site sold for a consideration of $28,000. At the time of
sale, the site included power and water. In addition, the site included an unpermitted septic
holding tank. The agent familiar with the details of the sale indicated the unpermitted tank was
decommissioned after the property was listed and Jefferson County personnel inspected the site.
The site was improved with gravel for RV parking, and a small outbuilding. The site includes
access to Crocker Lake and is situated within close proximity to DNR land. The agent was not
informed as to what the buyers intended to do with the site; however, the property was listed as
being able to support a homesite, which is further supported by the fact that the majority of lots in
the Snow Creek Ranch neighborhood are developed with single family residences. As of the
survey date, an RV was situated on the site.
FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 37
SH&H File 14949-19 B Chad C. Johnson, MAI
ANALYSIS OF DATA AND OPINIONS OF APPRAISER
SNOW CREEK RANCH
111 CHERRY LANE
FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 38
SH&H File 14949-19 B Chad C. Johnson, MAI
ANALYSIS OF DATA AND OPINIONS OF APPRAISER
Land Sale No. 2
Pronerty Identification
Record ID
13710
Property Type
Recreational
Address
625 Duckabush Road, Brinnon, Jefferson County, Washington
98320
Location
S of River Road, N of river
Tax ID
982201813
Instrument
Statutory Warranty Deed
Sale Data
Grantor Colleen A Smith
Grantee Patrick and Lori Devine
Sale Date April 15, 2019
Deed Book/Page 623459
Property Rights Fee simple
Verification Jeri Jacobson, Johnston Realty, Listing/selling agent; 360-796-
4603, Confirmed by Sasha Turgman
Sale Price $30,000
Upward Adjustment $10,000 (seller motivation)
Adjusted Price $40,000
Land Data
Zoning RR -5
Topography Level, terraced at riverfront
Utilities Water, power, septic not allowed
Shape Rectangular
Land Size Information
Gross Land Size 0.509 Acres or 22,152 SF
Indicators
Adjusted Price/Site $40,000
Highest & Best Use Recreation
Remarks
This is the 2019 sale of a riverfront lot located in Brinnon, Washington. The site contains an area
of 22,152 square feet and is generally level with some terracing along the riverfront. The site was
improved with a shed and a dog kennel. The site cannot support development as Jefferson
County will not approve an onsite septic system due to the proximity of the shoreline.
The site was originally listed for $75,000 before being reduced to $59,000. The site ultimately
sold for $30,000. The agent involved with the transaction indicated the sellers were highly
motivated. She opined a more market-oriented sale price would have been $40,000. Thus, an
upward adjustment of $10,000 has been made to this comparable to accurately reflect a typical
market transaction.
In addition to the riverfront, a $70 annual fee provides community members access to the beach
which includes an oyster bed, and a public park.
FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 39
SH&H File 14949-19 B Chad C. Johnson, MAI
ANALYSIS OF DATA AND OPINIONS OF APPRAISER
S OF RIVER ROAD, N OF RIVER
s
625 DUCKABUSH ROAD
FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 40
SH&H File 14949-19 B Chad C. Johnson, MAI
ANALYSIS OF DATA AND OPINIONS OF APPRAISER
Land Sale No. 3
Pronertv Identification
Record ID
13704
Property Type
Residential
Address
482 McInnis Road, Quilcene, Jefferson County, Washington
Location
McInnis Road, northerly of E Quilcene Rd
Tax ID
701185024
Instrument
Statutory Warranty Deed
Sale Data
Grantor Jamie Eckenrode Trust
Grantee Keith Brkich
Sale Date November 30, 2018
Deed Book/Page 620969
Property Rights Fee simple
Verification Karen Brattain, Coldwell Banker, Listing Agent; 360-316-9246,
Confirmed by Sasha Turgman
Sale Price
Land Data
Zoning
Topography
Utilities
Shape
Land Size Information
Gross Land Size
Indicators
Sale Price/Site
Highest & Best Use
$60,000
RR -20 & Ap-20
Level to sloping
Well & electric, septic required
Rectangular
2.160 Acres or 94,090 SF
$60,000
Residential/recreation
Remarks
This is the 2018 sale of a 2.16 acre parcel located near the downtown area of Quilcene,
Washington. The site, reportedly, has Mountain views if some trees are removed. The site is
bisected by McInnes Road, with approximately one acre on the easterly side and the other,
approximately, one acre of the westerly side. The easterly portion of the site was cleared prior to
the sale and has access to a shared well and electricity in the street. A septic system is required
for development. The easterly portion of the site is encumbered by a conservation easement
which prohibits development. The property owner has legal access to the easterly portion which
includes creeks and waterways but is restricted in development.
The agent involved with the transaction reported the buyer intends to construct a small residence
as a vacation -type home. She indicated the conservation easement was seen as an amenity to the
buyer as he wanted to retain the natural elements of the land.
FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 41
SH&H File 14949-19 B Chad C. Johnson, MAI
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ANALYSIS OF DATA AND OPINIONS OF APPRAISER
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FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 42
SH&H File 14949-19 B Chad C. Johnson, MAI
ANALYSIS OF DATA AND OPINIONS OF APPRAISER
Land Sale No. 4
Pronertv Identification
Record ID 13709
Property Type Recreational
Address 200 Kelly Road, Brinnon, Jefferson County, Washington 98320
Location SW of Kelly Rd, NE of River
Tax ID 981002215
Sale Data
Grantor Patrick W & Valeria Hurlocker Trust
Grantee Haberstroh Family Living Trust
Sale Date May 20, 2019
Deed Book/Page 624235
Property Rights Fee simple
Verification Jeri Jacobson, Johnson Realty, listing/selling agent; 360-796-
4603, Confirmed by Sasha Turgman
Sale Price $70,000
Land Data
Zoning RR -5
Topography Level/terraced towards river
Utilities Power, water, septic not permitted
Shape Rectangular
Land Size Information
Gross Land Size 0.180 Acres or 7,841 SF
Indicators
Sale Price/Site $70,000
Highest & Best Use Recreation
Remarks
This is the 2019 sale of a riverfront lot located in Brinnon, Washington. The site contains an area
of 7,841 square feet and is generally level, with some terracing along the riverfront. The site was
improved with a two-bedroom bunkhouse, and space for both a covered and uncovered RV
parking area. The covered RV parking area includes a wooden deck. In addition, there were two
storage sheds on the site. The site cannot support development as Jefferson County will not
approve an onsite septic system due to the proximity of the shoreline.
The site sold for $70,000. In addition to the riverfront, a $70 annual fee provides community
members access to the beach which includes an oyster bed, and a public park.
FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 43
SH&H File 14949-19 B Chad C. Johnson, MAI
ANALYSIS OF DATA AND OPINIONS OF APPRAISER
SW OF KELLY RD, NE OF RIVER
200 KELLY ROAD
FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 44
SH&H File 14949-19 B Chad C. Johnson, MAI
ANALYSIS OF DATA AND OPINIONS OF APPRAISER
ANALYSIS OF COMPARABLE SALES
There are six common elements of comparison that should always be considered in the
sales comparison analysis. These are: Property rights conveyed, Financing terms,
Condition of sale, Market Conditions/Date of Sale, Location, and Physical characteristics.
In the discussion to follow, the characteristics of each sale are analyzed, noting for
differences between the comparables and the subject property. A superior characteristic
for a specific aspect relevant to a comparable suggests a downward adjustment relative to
the subject, with an inferior characteristic suggesting an upward adjustment.
The discussion of the adjustment process follows.
Quantitative Adjustments
The property rights conveyed, financing and transactional adjustments do not require any
quantitative adjustments for the comparables. In terms of conditions of sale, L-2 is
adjusted upward $10,000 to account for a motivated seller.
Market Conditions
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. There has been a general upward trend
in values in recent years. An upward adjustment of 3% per year (0.25% per month) is
imputed.
FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 45
SH&H File 14949-19 B Chad C. Johnson, MAI
ANALYSIS OF DATA AND OPINIONS OF APPRAISER
Price per Site Analysis
Adjustments can be made to comparable sales to estimate the value of the subject
property on a price per site basis. For illustration purposes, an adjustment chart presented
on the next page has been utilized for the analysis of the subject. This adjustment grid
displays the adjustments made to the comparable sales to account for the differences
between the sales and the subject property. These adjustments are believed to reflect the
market's most probable reaction to these differences. These adjustments are for each
element of comparison identified as contributing to a value difference. The adjustments
are negative or positive, depending on whether a certain characteristic is superior or
inferior to the subject property.
FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 46
SH&H File 14949-19 B Chad C. Johnson, MAI
LAND SALES COMPARISON ANALYSIS
Comparable Number
L-1
L-2
L-3
L-4
Property
Subject
111 Cherry Lane
625 Duckabush Road
482 McInnis
200 Kelly Road
Quilcene
Brinnon
Quilcene
Brinnon
Sale Price
$28,000
$30,000
$60,000
$70,000
Property Rights Conveyed
Fee Simple
Fee Simple
Fee Simple
Fee Simple
Fee Simple
Adjustment
$0
$0
$0
$0
Adjusted Price
$28,000
$30,000
$60,000
$70,000
Financing
Cash to Seller
Cash to Seller
Cash to Seller
Cash to Seller
Cash to Seller
Adjustment
$0
$0
$0
$0
Adjusted Price
$28,000
$30,000
$60,000
$70,000
Conditions of Sale
Arms Length
Arms Length
Seller Motivation
Arms Length
Arms Length
Adjustment
$0
$10,000
$0
$0
Adjusted Price
$28,000
$40,000
$60,000
$70,000
Transactional Adjustments
None
None
None
None
None
Adjustment
$0
$0
$0
$0
Adjusted Price
$28,000
$40,000
$60,000
$70,000
Date of Sale
Jan -20
Aug -19
Apr -19
Dec -18
May -19
Months Since Sale
4
8
12
7
Adjustment
3.00%
1.00%
2.00%
3.00%
1.75%
Adjusted Price
$28,280
$40,800
$61,800
$71,225
Adjusted Prim
$28,280
$40,800
$61,800
$71,225
Improvement Area(Sq.Ft.)
16,875
12,197
22,152
94,090
7,841
Adjusted Price/Site
$28,280
$40,800
$61,800
$71,225
Qualitative Adjustments
Location
Quilcene
Inferior
Similar
Similar
Similar
Adjustment
Access
Yes
Inferior
Similar
Similar
Similar
Adjustment
++
Site Utility/Development Potential
Poor
Superior
Similar
Superior
Similar
Adjustment
-
-
Size(Acres)
16,875
12,197
22,152
94,090
7,841
Adjustment
--
Critical Areas
Yes
Superior
Similar
Superior
Similar
Adjustment
-
-
Riverfront
Access via County
Inferior
Superior
Inferior
Superior
Adjustment
++
-
+
-
UtilitiesAtSite
None
Superior
Superior
Superior
Superior
Adjustment
-
-
-
-
Improvements
None
Superior
Superior
Similar
Superior
Adjustment
-
-
-
Total Adjustment
Upward
Downward
Downward
Downward
FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 46
SH&H File 14949-19 B Chad C. Johnson, MAI
ANALYSIS OF DATA AND OPINIONS OF APPRAISER
Qualitative Adjustments
Qualitative adjustments are applied to the comparables in order to estimate the
appropriate unit value for the subject. Factors considered for adjustment include location,
access, site utility, size, critical areas, and water elements. The individual comparables
are now analyzed as it relates to the various characteristics that impact value.
Location
The subject is located in the downtown area of Quilcene, Washington. Comparables L-1
is located in the Snow Creek Ranch area, which is further removed from commercial
amenities than the subject, warranting an upward adjustment. The remaining
comparables are located in similar enough locations, all things considered, that no further
adjustments are required.
Access
The subject has good access to the site via Fremont Avenue, a paved roadway. L-1 has
inferior access as the roadway is graveled and narrow. Access to L-1 is difficult and L-1
is adjusted upward to the subject. The remaining comparables are similar enough that no
further adjustments are applied.
Site Utility
The subject has relatively level terrain and is "L" shaped; however, the site cannot
support development. L-1 and L-3 have development potential and are adjusted
downward to the subject. L-2 and L-4 are similar to the subject in that any improvements
onsite were constructed prior to new development restrictions, and no further
development of L-3 and L-4 is legally allowed.
Size (Acres)
The subject contains an area of approximately 16,875 square feet. Typically, there is an
inverse relationship between size and unit value, where larger properties tend to sell for a
higher price than smaller sites, all things considered. L-3 is adjusted downward to the
subject for its larger site area. L-4 is adjusted upward to the subject for its smaller site
area. L-1 and L-2 are similar enough in size that no further adjustments are required.
FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 47
SH&H File 14949-19 B Chad C. Johnson, MAI
ANALYSIS OF DATA AND OPINIONS OF APPRAISER
Critical Areas
The subject is impacted by various critical areas. L-1 and L-3 are superior in this regard
and downward adjustments are applied. L-2 and L-4 are similar to the subject.
Riverfront
The subject has access to the Big Quilcene River via county -owned land which is located
southerly of the subject. L-1 has access to Crocker Lake, which is located across the
Olympic Highway from this comparable. L-1 requires a strong upward adjustment. L-3
includes land which has streams bisecting the conservation area. This comparable also
requires an upward adjustment. The remaining comparables have access to the riverfront
as well as beach and park access. These comparables are adjusted downward to the
subject for these superior attributes.
Utilities at Site
The subject does not have utilities stubbed to the site, and it is unlikely that utilities can
be brought to the site. All of the comparables are superior in this regard.
Improvements
The subject site does not have building improvements onsite. L-3 can support
development but did not include any improvements at the time of sale. Thus, it is similar
to the subject. The remaining comparables sold with various outbuildings or covered RV
parking areas and downward adjustments are applied.
FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 48
SH&H File 14949-19 B Chad C. Johnson, MAI
ANALYSIS OF DATA AND OPINIONS OF APPRAISER
Conclusion
The comparable sales indicate an adjusted range of $28,280 per site to $71,225 per site.
Comparable L-1, at $28,280 per site is adjusted upward to the subject, suggesting the
subject would sell for a higher price than L-1. Conversely, L-2 ($40,800) through L-4
($71,225) were adjusted downward to the subject, suggesting the subject would sell for
less per site than L-2. L-1 required more adjustments than L-2. Thus, a value closer to
L-2 than L-1 is warranted. A value of $35,000 is market supported.
Based on the preceding analysis, the site value for the subject property by the Sales
Comparison Approach is concluded at $35,000.
Market Value Conclusion, by the Sales Comparison Approach,
as of January 2, 2020: $35,000
FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 49
SH&H File 14949-19 B Chad C. Johnson, MAI
RECONCILIATION
The only applicable approach to value in the case of the subject property is the Sales
Comparison Approach. The analysis by the Sales Comparison Approach methodology
involves direct comparisons of the property being appraised to similar properties that
have sold in the same or in a similar market in order to derive a market value indication
for the property being appraised. A sales search of the surrounding market area was
performed to locate land sales similar to the subject. The sales used in this analysis were
adjusted for dissimilarities as compared to the subject, including quantitative and
qualitative adjustments, thereby setting reasonable parameters for valuation of the
subject.
In summary, the Sales Comparison Approach was the only approach to value applicable
relevant to this report, and therefore, it is relied upon solely for the final value conclusion.
Based on the preceding analysis, the Market Value of the fee simple interest in the
subject property, effective as of January 2, 2020, is estimated to be:
THIRTY-FIVE THOUSAND DOLLARS
$35,000
FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 50
SH&H File 14949-19 B Chad C. Johnson, MAI
CERTIFICATION
I 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 reported
assumptions and limiting conditions, and represent my personal, impartial and
unbiased professional analyses, opinions and conclusions.
3. I have no present or prospective interest in the property that is the subject of this
report and have no personal interest with respect to the parties involved.
4. I have no bias with respect to the property that is the subject of this report or to the
parties involved in this assignment.
5. Engagement in this assignment was not contingent upon developing or reporting
predetermined results.
6. Compensation is not contingent upon the reporting of a predetermined value or
direction in value that favors the cause of the client, the amount of the value
estimate, the attainment of a stipulated result, or the occurrence of a subsequent
event directly related to the intended use of this appraisal.
7. I have made a personal inspection of the property that is the subject of this report and
the owner or his/her designated representative was given the opportunity to
accompany the appraisers on the property inspection.
8. Sasha Turgman, License Number 1002008, provided real property appraisal
assistance to the person signing this report relevant to the inspection, subject
research, market research, comparable confirmation, analysis and/or report
preparation.
9. This appraisal was made and the appraisal report was prepared in conformity with
the Uniform Appraisal Standards for Federal Land Acquisitions.
10. 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.
FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 51
SH&H File 14949-19 B Chad C. Johnson, MAI
CERTIFICATION
11. 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.
12. The use of this report is subject to the requirements of the Appraisal Institute relating
to review by its duly authorized representatives.
13. I am competent and qualified to perform the appraisal assignment.
13. I have not performed services, as an appraiser, or in any other capacity regarding the
property that is the subject of this report within the three-year period immediately
preceding acceptance of this assignment.
14. The Appraisal Institute conducts a voluntary program of continuing education for its
designated members. MAIs 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.
15. The value conclusion relevant to the subject property is estimated herein at $35,000.
L,
Chad C. Johnson, AI
State of Washington Certification 1101662
FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 52
SH&H File 14949-19 B Chad C. Johnson, MAI
CHAD C. JOHNSON, MAI
GENERAL EDUCATION
QUALIFICATIONS
BA, Business Administration, Option in Real Estate, Washington State University
Relevant Coursework
Real Estate Principles
Real Estate Finance
Real Estate Valuation
Real Estate Investment
Real Estate Law
CERTIFICATIONS
Washington State Certified General Real Estate Appraiser
Certification 1101662
Issue Date: March 31, 2005
PROFESSIONAL DESIGNATION
MAI, Appraisal Institute
PROFESSIONAL EXPERIENCE
Real Estate Appraiser and Consultant
SH&H Valuation and Consulting (formerly Strickland, Heischman & Hoss, Inc.)
June 2001 to Present
APPRAISAL INSTITUTE COURSES & EXAMINATIONS COMPLETED
Course 310, Basic Income Capitalization (February 2002)
Course 320, General Applications (December 2004, online course)
Course 410, Standards of Professional Practice, Part A (September 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
FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 53
SH&H File 14949-19 B Chad C. Johnson, MAI
PARTIAL LIST OF PROPERTY TYPES APPRAISED
Apartments
Agricultural Properties
Aquaculture Properties
Automobile Dealerships
Automobile Repair Facilities
Banks
Bowling Alleys
Business Parks
Cardlock Fueling Facilities
Carwashes
Churches
Commercial Land
Commercial Subdivisions
Condominium Developments
Conservation Easements
Daycare Centers
Food Processing Plants
Gas Station/Convenience Stores
Golf Courses
Health Clubs
Hotels/Motels
Industrial Properties
QUALIFICATIONS
Industrial Subdivisions
Institutional Properties
Leasehold Interests
Medical Offices
Mineral Extraction Operations
Mixed -Use Properties
Natatoriums
Nurseries
Private Schools
Professional Offices
Recreational Properties
Religious Retreats
Residential Land
Residential Subdivisions
Resource and Forest Land Properties
Restaurants
Retail Properties
Right -of -Way Acquisitions
Self -Storage Facilities
Shellfish Processing Plants
Single -Family Residences
Waterfront Properties
APPRAISAL EXPERIENCE IN THE FOLLOWING WASHINGTON COUNTIES
Benton County
Kitsap County
Clallam County
Lewis County
Clark County
Mason County
Cowlitz County
Pacific County
Franklin County
Pierce County
Grant County
San Juan County
Grays Harbor County
Skagit County
Island County
Snohomish County
Jefferson County
Thurston County
King County
Whatcom County
Yakima County
FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 54
SH&H File 14949-19 B Chad C. Johnson, MAI
QUALIFICATIONS
PARTIAL LIST OF CLIENTS FOR WHICH
I HAVE COMPLETED APPRAISALS
Alaska USA Federal Credit Union
Olympic Bank
AmericanWest Bank
One Pacific Coast Bank
Anchor Savings Bank
Pacific International Bank
Bank of America
Pacific Northwest Bank
Bank of the Pacific
Peoples Bank
Bank of the West
Pierce Commercial Bank
Banner Bank
Quinault Maritime Resort
Business Loan Center, Inc.
Quinault Nation Enterprise Board
Capital Land Trust
Rainier Pacific Bank
Center for Natural Lands Management
Seacoast Commerce Bank
Christian Community Credit Union
Seattle Savings Bank
CIT Small Business Lending
Security State Bank
City of Enumclaw
Sequim School District
City of Kent
Skagit State Bank
City of Tacoma Public Works
Sound Community Bank
Coastal Community Bank
South Sound Bank
Colliers International
Sportsmen's National Land Trust
Colonial Bank, NA
Sterling Savings Bank
Columbia Bank
Sunwest Bank
Commencement Bank
Suquamish Tribe
Energy Northwest
Thurston First Bank
FDIC
Timberland Bank
First Community Bank
Trust for Public Land
First Federal
Tukwila School District
First Horizon Corporation
U.S. Bancorp
First Interstate Bank
U.S. Department of Interior
Grays Harbor County
Umpqua Bank
Great Peninsula Conservancy
UniBank
Heritage Bank
Union Bank
Jefferson County Environmental Public Health
Valley Bank
KeyBank Business Service Center, Ohio Viking Bank
KeyBank National Association WA State Department of Fish & Wildlife
Kitsap Bank WA State Department of Natural Resources
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
FITZGERALD PROPERTY, JEFFERSON COUNTY, WA
SH&H File 14949-19 B
WA State Department of Transportation
Washington First International Bank
Wells Fargo Bank
Whidbey Camano Land Trust
Yakima County Public Services
Zions First National Bank
Various Attorneys and Private Individuals
Page 55
Chad C. Johnson, MAI
ASSUMPTIONS & LIMITING CONDITIONS
Unless noted otherwise in the body of the report, this appraisal is subject to the
following assumptions and limiting conditions.
1. No responsibility is assumed for legal or title considerations. Title to the subject
property is marketable and free and clear of all liens, encumbrances, encroachments,
easements and restrictions. The property is assumed to be under responsible
ownership and competent management and is assumed available for its highest and
best use.
2. There are no existing judgments or pending or threatened litigation that impact the
value of the property.
3. There are no hidden or undisclosed conditions of the land or of the improvements
that impact the value of the property.
4. Information, public and private, relevant to sale price indications is assumed to be
correct.
5. The property is in compliance with all applicable building, environmental, zoning,
and other federal, state and local laws, regulations and codes.
6. Information, estimates and opinions contained in the report, obtained from others,
including third -party sources, are assumed to be reliable and have not been
independently verified and no warranty is given for accuracy.
7. An appraisal is inherently subjective and represents our opinion as to the value of
the property appraised.
8. The conclusions stated in our appraisal apply only as of the effective date of the
appraisal, and no representation is made as to the effect of subsequent events.
9. No changes in any federal, state or local laws, regulations or codes (including,
without limitation, the Internal Revenue Code) are anticipated.
10. When environmental impact studies are not provided in conjunction with the
appraisal, we reserve the right to revise or rescind any of the value opinions based
upon any subsequent environmental impact studies. If any environmental impact
statement is required by law, the appraisal assumes that such statement will be
favorable and will be approved by the appropriate regulatory bodies.
FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 56
SH&H File 14949-19 B Chad C. Johnson, MAI
ASSUMPTIONS & LIMITING CONDITIONS
11. Unless otherwise agreed to in writing, we are not required to give testimony,
respond to any subpoena or attend any court, governmental or other hearing with
reference to the property without compensation relative to such additional
employment.
12. We have made no survey of the property and assume no responsibility in
connection with such matters. Any sketch or survey of the property included in this
report is for illustrative purposes only and should not be considered to be scaled
accurately for size. The appraisal covers the property as described in this report, and
the areas and dimensions set forth are assumed to be correct.
13. No opinion is expressed as to the value of subsurface oil, gas or mineral rights, if
any, and we have assumed that the property is not subject to surface entry for the
exploration or removal of such materials, unless otherwise noted in our appraisal.
14. We accept no responsibility for considerations requiring expertise in other fields.
Such considerations include, but are not limited to, legal descriptions and other
legal matters such as legal title, geologic considerations such as soils and seismic
stability, and civil, mechanical, electrical, structural and other engineering and
environmental matters.
15. The distribution of the total valuation in the report between land and improvements
applies only under the reported highest and best use of the property. The
allocations of value for land and improvements must not be used in conjunction
with any other appraisal and are invalid if so used. The appraisal report shall be
considered only in its entirety. No part of the appraisal report shall be utilized
separately or out of context.
16. Neither all nor any part of the contents of this report (especially any conclusions as
to value, the identity of the appraisers, or any reference to the Appraisal Institute)
shall be disseminated through advertising media, public relations media, news
media or any other means of communication (including without limitation
prospectuses, private offering memoranda and other offering material provided to
prospective investors) without the prior written consent of the persons signing the
report.
17. Any income and expense estimates contained in the appraisal report are used only
for the purpose of estimating value and do not constitute predictions of future
operating results.
FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 57
SH&H File 14949-19 B Chad C. Johnson, MAI
ASSUMPTIONS & LIMITING CONDITIONS
18. If the property is subject to one or more leases, any estimate of residual value
contained in the appraisal may be particularly affected by significant changes in the
condition of the economy, of the real estate industry, or of the appraised property at
the time these leases expire or otherwise terminate.
19. No consideration has been given to personal property located on the premises or to
the cost of moving or relocating such personal property; only the real property has
been considered.
20. The current purchasing power of the dollar is the basis for the value stated herein.
We have assumed that no extreme fluctuations in economic cycles will occur.
21. The analyses contained in the report necessarily incorporate numerous estimates
and assumptions regarding property performance, general and local business and
economic conditions, the absence of material changes in the competitive
environment and other matters. Some estimates or assumptions, however,
inevitably will not materialize, and unanticipated events and circumstances may
occur; therefore, actual results achieved during the period covered by our analysis
will vary from our estimates, and the variations may be material. The Americans
with Disabilities Act (ADA) became effective in the 1990s. We have not made a
specific survey or analysis of the property to determine whether the physical
aspects of the improvements meet the ADA accessibility guidelines. We claim no
expertise in ADA issues, and render no opinion regarding compliance of the subject
with ADA regulations. Inasmuch as compliance matches each owner's financial
ability with the cost to cure the non -conforming physical characteristics of a
property, a specific study of both the owner's financial ability and the cost to cure
any deficiencies would be needed for the Department of Justice to determine
compliance.
22. No studies have been provided to us indicating the presence or absence of
hazardous materials on the subject property or in the improvements, and our
valuation is predicated upon the assumption that the subject property is free and
clear of any environmental hazards including, without limitation, hazardous wastes,
toxic substances and mold. No representations or warranties are made regarding
the environmental condition of the subject property and the persons signing the
report shall not be responsible for any such environmental conditions that do exist
or for any engineering or testing that might be required to discover whether such
conditions exist. Because we are not experts in the field of environmental
conditions, the appraisal report cannot be considered as an environmental
assessment of the subject property.
FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 58
SH&H File 14949-19 B Chad C. Johnson, MAI
ASSUMPTIONS & LIMITING CONDITIONS
23. The persons signing the report may have reviewed available flood maps and may
have noted in the appraisal report whether the subject property is located in an
identified Special Flood Hazard Area. We are not qualified to detect such areas and
therefore do not guarantee such determinations. The presence of flood plain areas
and/or wetlands may affect the value of the property, and the value conclusion is
predicated on the assumption that wetlands are non-existent or minimal.
24. The appraisal report and the value conclusion within the appraisal is predicated
upon the assumption that the satisfactory completion of construction, repairs or
alterations will be performed in a workmanlike manner.
25. It is expressly acknowledged that in any action which may be brought against
SH&H Valuation and Consulting or their respective officers, owners, managers,
Natural Resources Program Coordinators, agents, subcontractors or employees (the
"SH&H Valuation and Consulting Parties"), arising out of, relating to, or in any
way pertaining to this engagement, the appraisal reports, or any estimates or
information contained therein, the SH&H Valuation and Consulting Parties shall
not be responsible or liable for an incidental or consequential damages or losses,
unless the appraisal was fraudulent or prepared with gross negligence. It is further
acknowledged that the collective liability of the SH&H Valuation and Consulting
Parties in any such action shall not exceed the fees paid for the preparation of the
appraisal report unless the appraisal was fraudulent or prepared with gross
negligence. Finally, it is acknowledged that the fees charged herein are in reliance
upon the foregoing limitations of liability.
26. SH&H Valuation and Consulting, an independently owned and operated company,
has prepared the appraisal for the specific purpose stated elsewhere in the report.
The intended use of the appraisal is stated in the report. The use of the appraisal
report by anyone other than the Client is prohibited except as otherwise provided.
Accordingly, the appraisal report is addressed to and shall be solely for the Client's
use and benefit unless we provide our prior written consent. We expressly reserve
the unrestricted right to withhold our consent to your disclosure of the appraisal
report (or any part thereof including, without limitation, conclusions of value and
our identity), to any third parties. Stated again for clarification, unless our prior
written consent is obtained, no third party may rely on the appraisal report (even if
their reliance was foreseeable).
FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 59
SH&H File 14949-19 B Chad C. Johnson, MAI
ASSUMPTIONS & LIMITING CONDITIONS
27. The conclusions contained in this report are estimates based on known current
trends and reasonably foreseeable future occurrences. These estimates are based
partly on property information, data obtained in public records, interviews, existing
trends, buyer -seller decision criteria in the current market, and research conducted
by third parties, and such data are not always completely reliable. SH&H Valuation
and Consulting and the undersigned are not responsible for these and other future
occurrences that could not have reasonably been foreseen on the effective date of
this assignment. Furthermore, it is inevitable that some assumptions will not
materialize and that unanticipated events may occur that will likely affect actual
performance. While we are of the opinion that our findings are reasonable based on
current market conditions, we do not represent that these estimates will actually be
achieved, as they are subject to considerable risk and uncertainty. Moreover, we
assume competent and effective management and marketing for the duration of the
projected holding period of this property.
28. Any prospective value estimates presented in this report are estimates and forecasts
which are prospective in nature and are subject to considerable risk and uncertainty.
In addition to the contingencies noted in the preceding paragraph, several events
may occur that could substantially alter the outcome of our estimates such as, but
not limited to changes in the economy, interest rates, and capitalization rates,
behavior of consumers, investors and lenders, fire and other physical destruction,
changes in title or conveyances of easements and deed restrictions, etc. It is
assumed that conditions reasonably foreseeable at the present time are consistent or
similar with the future.
29. The value estimate herein is subject to these and to any other assumptions or
conditions set forth in the body of this report but which may have been omitted
from this list of Assumptions and Limiting Conditions.
FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 60
SH&H File 14949-19 B Chad C. Johnson, MAI
EXTRAORDINARY ASSUMPTIONS AND/OR
HYPOTHETICAL CONDITIONS
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. -10 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.
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. "11 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.
10 Uniform Standards of Professional Appraisal Practice, 2020-2021 Edition, Appraisal Standards Board, The Appraisal Foundation,
Washington D.C., p. 4.
11 Ibid p. 4.
FITZGERALD PROPERTY, JEFFERSON COUNTY, WA Page 61
SH&H File 14949-19 B Chad C. Johnson, MAI
ADDENDA
CONTRACT AMENDMENT NO. 1
For Personal Services
Between
SH&H Valuation and Consulting
and
Jefferson County
The Agreement between Jefferson County, hereinafter referred to as `the County' and SH&H Valuation
and Consulting, hereinafter referred to as `Subcontractor," to provide appraisal services to support
property acquisitions for purpose of Big Quilcene River floodplain restoration and salmon recovery is
amended effective October 1, 2019 through December 31, 2020.
AMENDMENT PURPOSE
The purpose of this amendment is to remove two parcels, add two parcels, add a source of grant funding
and a source of match, and increase the not -to -exceed cost in order to conduct two new appraisals of
floodplain properties.
SECTIONS CHANGED
La) Revised to add RCO contract #18-1227:
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 #16-1480, #17-1052 and #18-1227) consistent with Washington State Recreation and
Conservation Office Manual 3, Acquisition Projects and Uniform Appraisal Standards of Federal
Land Acquisitions "Yellow Book" standards.
4.a) Revised to increase funding to $15,200:
Payment for the work provided by Consultant shall not exceed $15,200 at a rate of $3,800 per
appraisal report without express written modification of the Agreement signed by the County.
4-b) Revised to include a grant to the Hood Canal Salmon Enhancement Group as match to RCO # 18-
1227:
Funding for this contract will be provided by a RCO and WA Department of Ecology grants,
including a grant to the Hood Canal Salmon Enhancement Group as match to RCO #18-1227. If
funding from RCO or WA Department of Ecology is withdrawn, reduced, or limited in any way
after the effective date of this agreement, this contract may be renegotiated or terminated as
provided herein.
Exhibit A: Scope of Work - Revised to add RCO contract #18-1227 and remove and add properties:
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 #16-1480,417-1052 and #18-1227) consistent with Washington State Recreation and
Conservation Office Manual 3, Acquisition Projects and Uniform Appraisal Standards of Federal
Land Acquisitions "Yellow Book" standards. The order of priority for the first three appraisals is
as follows:
Page 1 of 2
Land Acquisitions "Yellow Book" standards. The order of priority for the first three appraisals is
as follows:
1. Property 1: APNs 991200505 and 991200503
2. Property 2: APN 991200401
3. Property 3: APN 7022442012
4. Property 4: APN 991200606
All other terms and conditions of the original MOU remain in full force and effect. All work performed
consistent with the Agreement prior to the execution of this Amendment No. 1 is hereby ratified.
1N WITNESS WHEREOF: the parties have signed this amendment.
JEFFERSON COUNTY
Kate, Chair Date
Board of Jefferson County Commissioners
ATTEST:
Carolyn 6611away Date
Deputy Clerk of the Board
APPROVED AS TO FORM:
R .,. - �.
Philip Hunsucker Date
Chief Civil Deputy Prosecutor
SH&H
Date
Page 2 of 2
PL -630-159 (FV3(16)
JEFFERSON TITLE COMPANY
Order Summary Sheet for Commitment No.: 86299
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: 222 Fremont Ave, Quilcene, WA 98376
Seller: Fitzgerald Estate
Buyer: Jefferson County, Health Dept.
Your Title Contact:
Betsy Trager Title Glficcr................................................................betsy@jeffersontitlecompany.com
Recording Department:
Addie Enges Recording Clerk......................................................... addie@jeffersontitlecompany.com
P1. -ase be advised that we require an enjail to release air recordings. Thunk you ill odva-?ce for "01).
assistoncc!
2205 Washington Street, Port Townsend, WA 98368 1 phone 360.385.2000
fax 360.385.6967 1 www.leffersontitlecompany.com
FntArnezican Title'"
ALTA Commitment for Title Insurance '
ISSUED BY
First American Title Insurance Company
Commitment
I
COMMITMENT FOR TITLE INSURANCE
Issued By
FIRST AMERICAN TITLE INSURANCE COMPANY
NOTICE
IMPORTANT -MEAD CAREFULLY. THIS COMMITMENT [SAN 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 TOA 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 k -Requirements; Schedule B, Part Il—Exceptions; and the Commitment Conditions, Firsf American 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 atter the Commitment Date, this Commitment terminates and the
Company's liability and obligation and.
First American Title Insurance Company
� � �lh ��x - "
Dennis J. Gilmore, President
�" bp
Jeffrey S. Robinson, Secretary
If this jacket was created electronically, it constitutes an original document
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not
valid without the Notice; the Commitment to Issue Policy, the Commitment Conditions; Schedule A; Schedule 8, 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 2006-20116 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,
A_ME AI GAN
LAND TITLE
ASSOCIATIUm
Form 5030000 (1-31-17) Pagel of 11 1 ALTA Commitment for Title Insurance (8-1-16)
COMMITMENT CONDITIONS
4. 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 title insurance, in a form adopted by the American Land Title Association, issued or to be issued by the Company
pursuant to this Commitment.
(e) "Proposed Insured': Each person identified in Schedule A as the Proposed Insured of each Policy to be issued pursuant to this
Commitment.
(f) "Proposed Policy Amount": Each dollar amount specified in Schedule A as the Proposed Policy Amount of each Policy to be issued
pursuant to this Commitment.
(g) "Public Records": Records established under state statutes at the Commitment Date for the purpose of imparting constructive notice of
matters relating to real property to purchasers for value and w€thout Knowledge.
(h) "Title": The estate or interest described in Schedule A.
2. if all of the Schedule B, Part [—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 cwunter4gnature 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 Comm€trrtent.
S. LIMITATIONS OF LIABILITY
(a) The Company's liability under Commitment Condition 4 is limited to the Proposed Insured's actual expense incurred in the interval between
the Company's delivery to the Proposed Insured of the Commitment and the delivery of the amended Commitment, resulting from the
Proposed Insured's good faith reliance to:
(i) comply with the Schedule B, Part [—Requirements;
(ii) eliminate, with the Company's written consent, any Schedule B, Part II—Exceptions; or
(ill) 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 liabliity shall not exceed the lesser of the Proposed Insured's actual expense incurred in good faith and described in
Commitment Conditions 5(a)(1) through 5(a)(€1€) or the Proposed Policy Amount.
(e) The Company shall not be liable for the content of the Transaction Identification Data, if any.
(f) In no event shall the Company be obligated to issue the Policy referred to in this Commitment unless all of the Schedule B, Part I —
Requirements have been met to the satisfaction of the Company.
(g) In any event, the Company's liability is limited by the terms and provisions of the Policy.
This page is only a part of a 2016 ALTA" Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not
valid without the Notice; the Commitment to Issue Policy, the Commitment Conditions; Schedule A; Schedule B, Part t—Requirements; Schedule B, Part
li--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 AMERICAN
ALTA members in good standing as of the date of use. All other uses are prohibited. L IPTI ILE
Reprinted under license from the American Land Title Association. n
��j Page 2 of t t ALTA Commitment for Title Insurance (8-1-16)
6. LIABILITY OF THE COMPANY MUST BE BASED ON THIS COMMITMENT
(a) Only a Proposed Insured identified in Schedule A, and no other person, may make a claim under this Commitment.
(b) Any claim must be based in contract and must be restricted solely to the terms and provisions of this Commitment.
(c) Until the Policy is issued, this Commitment, as last revised, is the exclusive and entire agreement between the parties with respect to the
subject matter of this Commitment and supersedes all prior commitment negotiations, representations, and proposals of any kind, whether
written or oral, express or implied, relating to the subject matter of this Commitment.
(d) The deletion or modification of any Schedule B, Part Il--Exoepbon does not constitute an agreement or obligation to provide coverage
beyond the terms and provisions of this Commitment or the Policy.
(e) Any amendment or endorsement to this Commitment must be in writing and authenticated by a person authorized by the Company.
(f) When the Policy is issued, all liability and obligation under this Commitment will end and the Company's only liability will be under the
Policy.
7. IF THIS COMMITMENT HAS BEEN ISSUED BY AN ISSUING AGENT
The issuing agent is the Company's agent only for the limited purpose of issuing titre insurance commitments and policies. The issuing agent is
not the Company's agent for the purpose of providing closing or settlement services.
8. PRO -FORMA POLICY
The Company may provide, at the request of a Proposed Insured, a pro -forma policy illustrating the coverage that the Company may provide. A
pro -forma policy neither reflects the status of Title at the time that the pro forma policy is delivered to a Proposed Insured, nor is it a
commitment to insure.
9. ARBITRATION
The Policy contains an arbitration clause. All arbitrable matters when the Proposed Policy Amount is $2,000,000 or less shall be arbitrated at the
option of either the Company or the Proposed Insured as the exclusive remedy of the parties. A Proposed Insured may review a copy of the
arbitration rules at http://www.alta.orcWarbitrafion.
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 t—Requirements; Schedule B, Part
II—Exceptions; and a counter -signature by the Company or its issuing agent that may be in electronic form.
Copyright 2006-2016 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and
ALTA members in good standing as of the date of use. All other uses are prohibited.
Reprinted under license from the American Land Title Association.
Form 5030000 (1-31-17) Page 3 of 11
AMERICAN
LANA TITLE
ASSOCIATION
ALTA Commitment for Title Insurance (8-1-16)
Rist American 71"de
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
4 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 duality control efforts or customer analysis. We may also provide all of the types of nonpublic
personal information listed above to one or more of our affiliated companies. Such affiliated companies include financial
service providers, such as title insurers, property and casualty insurers, and trust and investment advisory companies, or
companies involved in real estate services, such as appraisal companies, home warranty companies and escrow
companies. Furthermore, we may also provide all the information we collect, as described above, to companies that
perform marketing services on our behalf, on behalf of our affiliated companies or to other financial institutions with whom
we or our affiliated companies have joint marketing agreements.
Former Customers
Even if you are no longer our customer, our Privacy Policy will continue to apply to you.
Confidentiality and Security
We will use our best efforts to ensure that no unauthorized parties have access to any of your information. We restrict
access to nonpublic personal information about you to those individuals and entities who need to know that information to
provide products or services to you. We will use our best efforts to train and oversee our employees and agents to ensure
that your information will be handled responsibly and in accordance with this Privacy Policy and First American's Fair
Information Values. We currently maintain physical, electronic, and procedural safeguards that comply with federal
regulations to guard your nonpublic personal information.
Information Obtained Through Our Web Site
This page is only a part of a 2016 ALTA Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment Is not
valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements, Schedule 8, Part
11--Excepbons; 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.
AMERICAN
LAtJU TITLE
ASSOCIAi N
XT
Form 5030000 (1-31-1'7) Page 4 of 11 F 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 I ink
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.
FlrstAm.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 8, Part Requirements; Schedule B, Part
1�—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 AMERICAN
tANb TITLE
ALTA members in good standing as of the date of use. All other uses are prohibited. "SOCIATION
Reprinted under license from the American Land Title Association,
Form 5030000 (1-31-17) Page 5 of 11 1 ALTA Comm ftent for Title Insurance (8-1-16)
4.1 AMf*IC
,lb FirstArncrican r1de'°
Schedule A
ALTA Commitment for Title Insurance
ISSUED BY
First American Title Insurance Company
86299
Transaction Identification Data for reference only.-
Issuing
nly.Issuing Agent: Jefferson Title Company, Inc.
Issuing Office's ALTA® Registry ID: 400038
Commitment No.: 86299
Property Address: 222 Fremont Ave, Quilcene, WA
98376
Issuing Office: 2205 Washington Street, PQ Box 256
Port Townsend, WA 98368
SCHEDULE A
1. Commitment Date: September 30, 2019 at 8:OOAM
Policy to be issued:
(a) ® ALTA® Owner Policy Standard
Proposed Insured: Jefferson County
Proposed Policy Amount: $TBD
Premium: TBD Sales Tax: TBD
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:
The Heirs and Devises of Jerome Fitzgerald, deceased
Your title officer for this transaction is Betsy Trager. If you have any questions concerning this title
commitment, please do not hesitate to call me at (360) 385-2000 or email
betsy@jeffersontitlecompany.com.
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by First American Title insurance Company. This Commitment is not
valid without the Notice; the Commitment to Issue Policy,• the Commitment Conditions; Schedule A; Schedule 8, Part I—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.
AMERICAN
LAND TITLE
A}EOCIATION
Form 5030000 (1-31-17) Page 6 of 11 " ALTA Commitment for Title Insurance (8-1-16)
5. The Land is described as follows:
Lots 10, 11 and 12 of Block 6 of the Original Townsite of Quilcene, as per 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 Title Insurance Company. This Commitment is not
valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements; Schedule B, Part
II—Exceptions; and a counter -signature by the Company or its issuing agent that may be in electronic form_
Copyright 2006-2016 American hand 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
tri
AMTRILAN
i•.n 1Tii
&14111 1Az loo
ALTA Commitment for Title Insurance (8-1-16)
Schedule A
`•+M:.,
Fir tAr etican Tide e
ALTA Commitment for Title Insurance
ISSUED BY
First American Title Insurance Company
Schedule B - Part I
88299
Commitment No.: 86299
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. It is our understanding that Jerome Fitzgerald is now deceased. However, we find no evidence of record in
Jefferson County that said party is in fact deceased or of a probate of the estate of said decedent. Therefore,
the company will require the following prior to closing.
(A) A completed, signed and acknowledged title company lack of probate affidavit, the form and substance
of which is subject to the approval of this company;
(B) A copy of the decedent's last will. If the decedent did not leave a will, this should be so noted on the lack
of probate affidavit;
(C) A copy of the community property agreement, if such existed. If not, this should be noted on the lack of
probate affidavit;
(D) Proof of death of the decedent, made by a copy of the certified death certificate will need to be submitted
prior to closing.
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 Policy, the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements; Schedule 8, Part
N—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-BIRBII (1-31-17) Page B of 11
AWRICAN
IANO IM
Aswc-[AiWV
IXT
ALTA Commitment for Title Insurance (5-1-16)
Schedule BI & 1311
ALTA Commitment for Title Insurance
RmtAmerican T."itle ISSUED BY
First American Title Insurance Company
Schedule B - Part 11 86299 I
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 charges/costs for sewer, water,
garbage or electricity.
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 Policy the Commitment Conditions; Schedule A; Schedule B, Part 1—Requirements; Schedule 8, Part
II—Exceptions; and a counter -signature by the Company or its issuing agent that may be in electronic form.
Copyright 2006-2016 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and
ALTA members in good standing as of the date of use. All other uses are prohibited.
Reprinted under license from the American Land Title Association.
!ar[
AMUMAN
1.4�:{•Iit t
�ts+ixwa�a
Form 5030000-BI&BII (1-31-17) Page 9 of 11 ALTA Commitment for Title Insurance (8-1-16)
Schedule BI & 1311
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 for the year 2019 which have been paid
Amount:
$ 259.88
Tax Account No.:
991 200 606
Property ID No.:
41702
Assessed value:
$ 24,750.00
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. Any question that may arise due to the shifting and/or changing in the course of Big Quilcene River.
13. Right of the State of Washington in and to that portion, if any, of the property herein described which lies below the
line of ordinary high water of the Big Quilcene River.
14. Rights of the general public to the unrestricted use of all the waters of a navigable body of water not only for the
primary purpose of navigation, but also for corollary purposes; including (but not limited to) fishing, boating, bathing,
swimming, water skiing and other related recreational purposes, as those waters may affect the tidelands, shorelands
or adjoining uplands and whether the level of the water has been raised naturally or artificially to a maintained or
fluctuating level, all as further defined by the decisional law of the state. (Affects all of the premises subject to such
submergence)
15. Any adverse claim based upon the assertion that:
(a) Said land or any part thereof is now or at any time has been below the ordinary high
water mark of the Big Quilcene River.
(b) Some portion of said land has been created by artificial means or has been accreted to
such portion so created.
(c) Some portion of said land has been brought within the boundaries thereof by an avulsive
movement of the Big Quilcene River, or has been formed by accretion to any such portion.
16. Right, title and interest of any spouse of Jerome Fitzgerald, vested owner, between June 26, 2006, the date the
vested owner acquired a contract purchaser's interest, and December 3, 2010, the date the fulfillment deed was
recorded. Neither the contract nor the fulfillment deed disclosed the marital status of the vested owner. If the vested
owner was not married between June 26, 2006 and December 3, 2010 or was married to a spouse who is joining in
the execution of the forthcoming instrument, a statement to that effect will be sufficient; otherwise, any interest of the
spouse of the vested owner between those dates must be cleared.
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 �—Repuirements, Schedule 8, Part
11—Exceptions; and a counter -signature by the Company or its issuing agent that may be in electronic form.
Copyright 2006-2016 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and
ALTA members in good standing as of the date of use. All other uses are prohibited.
Reprinted under license from the American Land Title Association.
Form 5030000-13I0II (1-31-17) Page 10 of 11 ALTA Commitment for7itle Insurance (8-1-16)
Schedule 131 & 1311
INFORMATIONAL NOTES
A. Effective January 1, 1997, and pursuant to amendment of Washington State Statutes relating to standardization
of recorded documents, certain format content requirements must be met (refer to RCW 65.04.045). Failure to
comply may result in rejection of the document by the recorder or additional fees being charged, subject to
Auditor's discretion.
B. Any sketch hereto is done so as a courtesy only and is not part of any title commitment or policy, it is furnished
solely for the purpose of assisting in locating the Land and Jefferson Title Company, Inc. expressly disclaims any
liability which may result from reliance made upon it.
C. The description can be abbreviated as suggested below if necessary to meet the standardization requirements.
The full text of the description must appear in the documents(s) to be insured.
Lts 10-12, 13Ik6, 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:
222 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.
NOTE: A FEE MAY BE CHARGED UPON THE CANCELLATION OF THE THIS COMMITMENT PURSUANT TO
WASHINGTON STATE INSURANCE CODE AND THE FILED RATE OF THE COMPANY.
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not
valid without the Notice, the Commitment to Issue Policy the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements; Schedule B, Part
1I—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 11 of 11
AIlft IAN NPb
ALTA Commitment for Title Insurance (8-1-16)
Schedule BI & 1311
556197 PIGS: 2 5Wa
121'",zelICamly I" ta'■111
0,411%?= tjV=Y auditor
WHEN RECORDED RETURN TO: Vin" W111114 SM W K404% Nil
Name: William A. Eastman & Co.. Inc.
Address. P.Q. Box 519
City, State, Zip: PPoulsbo. WA 98370
Acct. 7697
Jefferson County Excise Tax
Aff # Date SR.r1j pw-'
Tax $ Sales Amt $'Erlew-
gy Deputy Treasurer
STATUTORY WSAR NTY DEED
THE GRANTOR ALICE M. EASTMAN, a widow
for and in consideration of Ten and Nall 00 ($ 10.00) Dollars
in hand paid, conveys and warrants to JEROME FITZGERALD
the following described real estate, situated in the County of Jefferson, State of Washington:
Lots 10, 11 and 12 of Block 6 of the Original Townsite of Quilcene, as per plat recorded in
Volume 2 of Plats, Page 33, records of Jefferson County, Washington.
Situate in the County of Jefferson, State of Washington.
This Deed is given in fulfillment of all the terms and conditions of that certain "Real Estate
Contract" dated June 8, 2006, and recorded June 26, 2006, under recording number 512726
between Waleed S. Simba, as seller and Jerome Fitzgerald, as purchaser, which was assigned
by a Seller's Assignment of Contract and Deed dated August 7, 2006, and recorded August
11, 2006, under recording number 514369, to Grantor herein, and is a Warranty as of date of
above mentioned contract.
Real Estate Excise Tax Paid Under Receipt No.106963 on June 26,20%
Tax Account Number 991 200 606 Dated _ Alt Z3 .20 Q6
x //L . L•�CJi
ALICE M. EASTMAN
STATE OF WASHINGTON
COUNTY OF ss 7 or
THIS IS TO CERTIFY that on the 2%1 i day of UG D bld
before me appeared Alice M. Eastman to me known to be the individual named in and who executed
the foregoing instrument, and acknowledged that she signed the same as her free and voluntary act
and decd, for the uses and purposes th mentioned
N ary Public i nd f r the St, W shin f,
R siding atM.Zx�$
My Commission Expires:
566187 Page 2 of 2 12105/201012:16 PM
STATE OF w
OF ss.
COUNTY OF �s }
THIS IS TO CERTIFY that on the 2- 3n day of CYC[ _ 244
before me appeared Alice M. Eastman to me known to he the individual named in and who executed
the foregoing instrument, and acknowledged that she signed the same as her fine and voluntary act
and deed, for the uses and purposes
ss-therein mentioned.
}
Notary Public in and for the State of"�
Residing at
Mycornmission Expires: ,W:_, is�r
This sketch is provided, without a charge, for your
information. It is not intended to show all matters
related to the property including, but not limited to,
area, dimensions, easements, encroachments or
location of boundaries. It is not a part of, nor does it
modify, the commitment or policy to which is
attached. The Company assumes NO LIABILITY for any
matter related to this sketch. Referenced should be
made to an accurate survey for further information.
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This sketch is provided, without a charge, for your
information. It is not intended to show all matters
related to the property including, but not limited to,
area, dimensions, easements, encroachments or
location of boundaries. It is not a part of, nor does it
modify, the commitment or policy to which is
attached. The Company assumes NO LIABILITY for any
matter related to this sketch. Referenced should be
made to an accurate survey for further information.
Kunz Biological Consulting
Fitzgerald Habitat Management Plan
August 15, 2008
PRIORITY HABI'T'AT AND SPECIES MANAGEMENT PLAN
Fitzgerald Property
Jefferson County Project
Aff,Ad8-00007
August 2008
Prepared bre
Cindi Kunz
Wildlife scientist
Kunz Biological Consulting
780 Arcadia West
Port Townsend, WA 98368
ci_nkunz &olypen.com
(360) 385-6300
Kunz Biological Consulting
Fitzgerald Habitat Management Plan
August 15, 2008
JEROME FITZGERALD
PRIORITY HABITAT AND SPECIES MANAGEMENT PLAN
August 2008
Jefferson County Project AILA08-00007
INTRODUCTION.
At the request of the landowner, Jerome Fitzgerald, a wildlife and critical habitat survey
was conducted for the proposed relocation and construction of a recreational vehicle pad
and driveway. This existing RV pad will be relocated 27 feet to the north, in order to
comply with the Jefferson County Department of Community Development (JCCD). The
purpose of the survey is to assess the project vicinity for critical wildlife habitat, to
determine if priority species are present, and to develop a habitat management plan for
the proposed project construction.
The Washington Department of Fish and Wildlife (WDFW) establish priority species and
critical habitat. Management guidelines are addressed in the 1991 "Management
Recommendations for Washington's Priority Habitats and Species". Priority habitat is
defined by the WDFW as a habitat type with unique or significant value to many species.
An area classified and mapped as "priority habitat" must meet certain criteria, as defined
in the WDFW 1991 management guidelines. Priority species are defined as wildlife
species requiring protective measures for their perpetuation due to their population status,
their sensitivity to habitat alteration and/or their recreational importance. A priority
habitat may contain priority and/or non-priority species.
The subject property is located east of Highway 101 and north of the Big Quilcene River
(Figure 1). The legal description is T27N, Range 2W, NE V4 of Section 24, block 6, lots
10-12. This report is prepared to meet requirements of the Jefferson County Unified
Development Code, Section 3.6.8 (adopted December 18, 2000). This plan is submitted
to compensate for a buffer reduction (25%) on this private property along the Big
Quilcene River, which requires a 150 -foot restrictive buffer.
The subject property is located at approximately river mile 0.6. A weir from the
Quilcene Fish Hatchery is located at river mile 2.8. The Puget Sound Chinook salmon
and Hood Canal summer -run chum were listed as federally threatened species by the
National Marine Fisheries Service on March 24, 1999. The purpose of this plan is to
protect the stream from degradation and provide habitat enhancement recommendations
for priority species and habitat in this project vicinity.
Kant Biological Consulting
Fitzgerald Habitat Manap ment Plan
Figure 1. Vicinity Map
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Kunz Biological Consulting
Fitzgerald Habitat Management Plan
August 15, 2008
SITE DESCRIPTION
The site is located on 0.35 acres east of Highway 101, just southeast of Quilcene,
Washington, at 222 Fremont Avenue (Figure 2). The Big Quilcene River nuns south of
the proposed building site adjacent to the landowner's property line of parcel
#991200606 (Figure 3). A site visit was conducted on June 30, 2008, which consisted of
a visual survey throughout the property and a partial survey of the adjacent property.
Photographs taken of the site are shown in Appendix A. The vegetation characteristics of
the area and signs of wildlife, if any, were noted throughout the survey. The flow of the
Big Quilcene River was moderate. This river is known to change course and flood
frequently.
Y �dation and CondWans
The project site, located on approximately 0.35 acres, is bordered on the east by Linger
Longer Road, the north by Fremont Avenue, to the south by Big Quilcene River, and on
the west by an undeveloped, wooded property. The vegetation buffer located west and
south of the proposed building site is comprised of a mixed stand of predominantly big
leaf maple, willow, and red alder, as well as Douglas fir, cedar, and hemlock. The
understory is blackberry, fern, willow, and vine maple. The southern property bordering
the Big Quilcene River supports the ecological function of protecting riparian areas, as it
is comprised of structural layers with a diversity of native plant species.
Vegetation located on both sides of the river is well established, which improves water
quality by reducing sedimentation and erosion and provides wildlife habitat. The alder
and willow trees can withstand periodic inundation of water, which makes them very
valuable in the reestablishment of streambanks. These species improve water quality by
reducing sedimentation and erosion and provide for wildlife habitat.
No trees or shrubs will be removed from the project site, unless they form a hazard.
Impacts on wildlife will be minimal due to the lack of large trees suitable for snag -
dependent species or raptors. The greenbelt between the river and upland property
Protects and generally produces a higher quality riparian habitat for this area. This
greenbelt will be improved by the project, as additional plantings will occur when the RV
pad is relocated to the north away from the existing berm and Big Quilcene River.
PRIORITY HABITAT AND SPECIES
A recent Washington Department of Fish and Wildlife database search was reviewed for
sensitive or priority wildlife habitat and/or habitat that may occur within the project
vicinity (WDFW 2008). This database indicates that WDFW priority species do occur
adjacent to this property and are described in the following paragraphs.
Kunz Biological Consulting
Fitzgerald Habitat Management Plan
Figure 2. Quileeme Vicinity Map
Kunz Biological Consulting
Fitzgerald Habitat Management Plan
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Fitzgerald Habitat Management Plan
August 15, 2008
The WDFW has classified the Big Quilcene River as a Type 1 stream, which requires a
150 -foot setback. The WDFW database search indicated that priority anadromous and
resident fish are present in the Big Quiicene River. These species include fall Chinook,
fall and summer chum, coho salmon, Dolly Vardew bull trout, pink salmon, and winter
steelhead. These fish populations and range can be limited by such factors as stream
temperatures higher than the normal spawning range, lack of spawning and rearing
habitat, high sedimentation of.spawnmg grounds, and/or lack of preferred food items
(WDFW 1991).
Several bald eagle management areas are located along Quilcene Bay approximately one
mile south and southeast of the subject property. Since there will be no tree removal and
the management areas are outside the proposed project site, no affect is expected.
Additionally, harlequin duck breeding occurs in the project vicinity (WDFW 2008). The
harlequin duck is a Washington State Game species that provides year-round recreation
for consumptive and non -consumptive users. Low benthic macroinvertebrate biomass
may limit the productivity of harlequin ducks (Bengston and Ulfstrand 1971). Human
disturbance discourages nesting at traditional sites and thereby decreases productivity
(WDFW 2003).
The only wildlife sign observed on the project site was that of the Colombian black -tailed
deer. Columbian black -tailed deer are also classified by the WDFW as a recreationally
important species, which are defined as species with high recreational importance or high
Public profile and that are vulnerable to habitat loss or degradation. Wildlife under this
classification are game species which are hunted, or otherwise harvested, by the public
and are subject to hunting and fishing regulations.
HABITAT AGEMENT AND ENHANCEMENT
The maintenance of woody debris and riparian vegetation in and adjacent to streams is
important in providing wildlife habitat. These shrubs, tree roots, and various
groundcovers help to stabilize, anchor and add strength to the soil. The preservation and
enhancement of both horizontal and vertical structural diversity can be achieved by the
retention and development of shade tolerant understory trees, grasses, and woody shrub
Plant species. Plant roots slow and absorb runoff, releasing the water slowly to
groundwater and streams and back into the atmosphere. Vegetation also provides
nutrients and habitat for fish and wildlife (Murdoch and Cheo 1999). Riparian zones
filter pollutantq-from developed areas (Yates 1988)... ;
The maintena a iparian vegetatida is essential,'f` ' fish habitat enhall� t by
controllingstream ' a'
temperatures, providing cover, atid'proiecting apin�a l erosion
(WDFW 1991). This vegetative buffer will provide erosion control, an�'-htain natural
stream temperatures and the diversity of aquatic invertebrates (Meehan et al.1977,
Kuchel 1977,"Newbold et al. 1980). WDFW Management RecommenjabMs for
cutthroat trout. and steelhead include the following:
Kunz Biological Consulting
Fitzgerald Habitat Management Plan
August 15, 2008
• Buffer zones of at least the width of the height of the tallest tree should be
maintained along stream banks.
• Road construction and maintenance activities should be avoided adjacent to
streams which provide fish habitat.
• In -stream structures such as bridges, piers, boat ramps, or culverts must not
impede the natural movement of these fish species.
• Waters inhabited by these fish species should not be treated with metal -based
herbicides during the period March 1 — June 15.
The proposed project is in compliance with all of the above WDFW recommendations.
Increased structural layering and diversity in species occur on this property along the
southern and western property boundary. All native vegetation will be retained
throughout the existing buffer and non-native, noxious vegetation will be removed, if
needed.
The botanical and structural diversity within this existing buffer will be increased an
additional 30 feet in average width by planting a native tree, shrub and grass layer for
habitat enhancement from the berm to the existing RV pad (Figure 4). The objective of
these plantings is to enhance flora and fauna along the stream buffer zone. Following is a
proposed planting list for the project location, which will provide habitat diversity for
wildlife:
Evergreen huckleberry (Vaccinnium ovatum)
Red flowering currant (Ribes sanguigeum)
Red osier dogwood (Cornus stolonifera)
Rhododendron (Rhododendron macrophyllum)
Oregon grape (Mahonia aquafolium)
Vine maple (Acer circinatum)
Native crabapple (Malas fuscia)
A native ground cover or grass seed layer planted within this treelshrub area between the
berm and new RV pad location, will be comprised of the following proposed grass
species and compositions:
Red fescue (Festuca rubra var. commutata) 40%
Tufted hairgrass (Dechampsia cespitosa) 30%
Annual ryegrass (Lolium multiflorum) 20%
Alsike clover (Trifolium hybridum) 10%
Kinnikinnick (Arctostaphylos uva-ursr)
Kunz Biological Consulting
Fitzgerald Habitat Management Plan
August 15, 2008
PROPOSED DEVELOPMENT
A driveway and RV pad have been previously constructed and are comprised of crushed
rock. This existing RV pad will be relocated 27 feet to the north, in order to comply with
the JCCD. The revised site plan (Figure 4) indicates the 25% buffer reduction, thus
Providing a distance of 115 feet measured horizontally from the Ordinary High Water
Mark (OHWM) of the Big Quilcene River. This designated building site is located on the
southeastern portion of the property, as indicated in the photos (Appendix A).
The proposed relocation of the RV pad will allow for a total vegetated setback buffer of
approximately 115 feet. The size of the RV pad is approximately 2000 square feet and
will be comprised of crushed rock. Recommendations for stoimwater management and
erosion control will provide maximum protection to prevent stormwater from entering the
adjacent salmon -bearing river. Erosion controls are presented in "Minimization of
Construction Impacts".
Impacts on wildlife will be minimal due to the retention of existing alder and willow trees
along the Big Quilcene River and lack of habitat in the upland and adjacent area. All
construction activities that may affect the water quality parameters will be monitored.
The implementation of the proposed habitat enhancements will ensure an improvement in
botanical and structural diversity.
The channel of flowing water is approximately 85-90 feet from the existing RV pad. The
existing RV pad will be relocated 27 feet to the north in order to increase this vegetative
buffer. A man-made berm or dike occurs just north of the river, approximately 60 feet
from the OHW mark. This berm had been previously constructed to provide delineation
and riparian zone protection. The area between the proposed RV pad building site and
the river consists of a small, narrow buffer of trees and shrubs (approximately 60 feet in
width from the river to the berm) and an additional, unvegetated buffer approximately 30
in width located south of the existing RV pad to the berm. This portion of the buffer will
be planted with small trees and shrubs. With the relocation of the pad, the additional 30
feet of buffer will be available for planting of the native grass layer. The proposed
planting plan will increase the vegetated buffer from + 90 feet in width to + 115 feet in
width. The native tree, shrub and grass plantings will occur along the southern boundary
adjacent to the building site.
MINIMIZATION OF CONSTRUCTION IMPACTS
Erosion and Sediment Control
• No materials will be stockpiled near the stream. Excavated and imported material,
such as crushed gravel, will be stockpiled outside the buffer in the upland locations and
will be protected with plastic sheeting during construction to prevent runoff to the
stream area_
Kunz Biological Consulting
Fitzgerald Habitat Management Plan
August 15, 2048
• Areas of exposed soil will be planted with the above listed vegetation or covered with a
minimum of 2 inches of straw within 7 days of disturbance.
• Temporary erosion control measures such as sediment barriers and mulching will be
used as necessary after initial disturbance of the soil. These sediment barriers will be
installed along the edge of the construction area to contain sediments. These
temporary erosion controls will be properly maintained throughout the
construction (on a daily basis) until replaced by permanent erosion controls or until
this low impact construction is complete.
• Upland drainage will be directed away from the river channel and filtered through a
grassy swale or sediment trap to prevent erosion or impact to the Big Quilcene River.
• Construction equipment will have drip pans to contain potential leaks from equipment.
Vehicle fueling will be conducted away from the project site, which is sufficient
distance upland from the creek.
Lh er Protection
• Installation of temporary signage during construction in order to define buffer.
• Storage and preparation of materials will not be placed within buffers during
construction.
• Existing woody vegetation, which serves as a physical separation between the river and
residence within the buffer, will be retained. Preservation of all existing trees and
shrubs, as well as the above listed proposed vegetation plantings within the buffer area,
is critical in order to provide river protection and enhancement.
• To increase plant community diversity within this buffer (upland from the alder stand),
other native trees and shrubs will be planted. This improved plant community will
promote diversity in animal populations, as well.
• Minimal clearing for limited river access or view enhancement will be allowed as
approved by the Critical Areas Administrator.
• To verify compliance with this plan, the project will be inspected during construction
and one year after construction completion.
CONCLUSIONS
This Priority Habitat and Species Management Plan has been prepared to meet the
requirements of an Administrative Reduction or Reasonable Economic Use Variance as
defined by the Jefferson County Community Development department. This project site
adjacent to the Big Quilcene River has a natural and established buffer that provides
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August 15, 2008
riverbank protection from erosion. Additionally, this riparian zone provides cover and
habitat and serves as a wildlife corridor along the river. .
Site surveys and database research have indicated that them are priority Habitat and
species located in the immediate project vicinity. However, the proposed plantings of
coniferous and decidudus trees, shrubs, a Dd grasses will aid in providing a more diverse
habitat for wildlife within the proposed project vicinity. The primary purpose of this plan
is to further enhance; the priority babit$t adjacent to the propos project and to minimize
any construction impacts.
Compliance vath this plan will be verified through site inspecnons both during and after
constxvocdon.
Bengston, S., and S. Ulf rand. 1971. Food resources and breeding f vquency of the
harlequim duck, Rxibfonkm histrionkm, in Iceland. Qikos 22:235-239.
Ku,chei, C.R. 1977. Some aspects of the behavior and ecology of harlequin ducks in
Glacier National Pads, Montana. Thesis, University of Montana, Missoula, Montana.
Mechan, W. R., F. J. Swanson, and J. R. Sedeil. 1971. Influences of riparian vegetation
on aquatic ecosystow with particular reference to salmonid fishes and their food supply.
Pp. 137-14S in Proceed. Symp. On the Importance, preservation and Management of the
Riparian Habitat. July 9,1977, Tucson, AZ.
Mut-doch, Tom and Martha Cheo. 1999. StmamkeeW's Field Guide. Adopt A -Stream
Foundation, Everett, WA.
Newbold, J. D., D. C. Erb, and K_ B. R by. 1977. Effect of logging on
macroinvertebmtes in streams with and without buffer strips. 1. Fish Aquat. Sci.,
37:1076-10$5.
WDFW. 1991. Management Recpmmendatians for Washington's Pria * Habitats and
Species. Elizabeth Rodrick and Ruth Milner, ed.
Wf9FW. 2009. Washington Department of Fish and Wildlife Habitat and Species
Database Report for T27N R02W Section 24.
WDFW. 2003. Management Recommendations for Washington's Priority Species,
Volume IV: Birds -- Harlequin Duck. Prepared by Jeffrey C: Lewis and Don
Il zwp. Wchiihm www.wa.ggy&dfw/babtphs/voL4aMLlduck.htm.
Yates, Steve. 1988. Adopting A Stream: A Northwest Handbook. University of
Washington Press, Seattle, WA.
Kunz Biological Consulting
Fitqgecdd Habitat i►aagement Plan
August 15, 2009
" a►
PROJECT PHOTOS
Driveway parallels Linger Longer Rd
Big Quilcene R. -- property to right
Driveway to RV Pad
r
Existing pad facing north
Esisting RV Pad and berm
New Pad location
Article Ill. Critical Aquifer Recharge Areas
18.22.100 Classification.
Critical aquifer recharge areas are naturally susceptible due to the existence
of permeable soils or a seawater wedge in coastline aquifers. Certain
overlying land uses can lead to water quality and/or quantity degradation. The
following classifications define critical aquifer recharge areas:
(1) Susceptible aquifer recharge areas are those with geologic and hydrologic
conditions that promote rapid infiltration of recharge waters to groundwater
aquifers. For the purposes of this article, unless otherwise determined by
preparation of an aquifer recharge area report authorized under this article,
the following geologic units, as identified from available State of Washington
Department of Natural Resources geologic mapping, define susceptible
aquifer recharge areas for east Jefferson County:
(a) Alluvial fans (Ha);
(b) Artificial fill (Hx);
(c) Beach sand and gravel (Hb);
(d) Dune sand NO
(e) Floodplain alluvium (Hf);
(f) Vashon recessional outwash in deltas and alluvial fans (Vrd);
(g) Vashon recessional outwash in melt water channels (Vro);
(h) Vashon ice contact stratified drift (Vi);
(i) Vashon ablation till (Vat);
0) Vashon advance outwash (Vao);
(k) Whidbey formation (Pw); and
(1) Pre-Vashon stratified drift (Py).
(2) Those areas meeting the requirements of susceptible aquifer recharge
areas (above) and which are overlain by the following land uses as identified
in this code are subject to the provisions of the protection standards in this
article:
(a) All industrial land uses;
(b) All commercial uses;
(c) All rural residential land uses:
(i) Requiring a discretionary use or conditional use permit; or
(ii) With nonconforming uses that would otherwise require a
discretionary use or conditional use permit;
(d) Unsewered planned rural residential developments;
(e) Unsewered residential development with gross densities greater than
one unit per acre.
(3) Special aquifer recharge protection areas include:
(a) Sole -source aquifers designated
Agency in accordance with the Safe
Law 93-523);
by the U.S. Environmental Protection
Drinking Water Act of 1974 (Public
(b) Special protection areas designated by the Washington Department of
Ecology under Chapter' WAC;
(c) Wellhead protection areas determined in accordance with delineation
methodologies specified by the Washington Department of Health under
authority of Chapter WAC;
(d) Groundwater management areas designated by the Washington
Department of Ecology in cooperation with local government under
Chapter WAC.
(4) Seawater intrusion protection zones (SIPZ) are aquifers and land overlying
aquifers with some degree of vulnerability to seawater intrusion. SIPZ are
defined either by proximity to marine shoreline or by proximity to groundwater
sources that have demonstrated high chloride readings. All islands and land
area within one-quarter mile of marine shorelines and associated aquifers
together compose the coastal SIPZ. Additionally, areas within 1,000 feet of a
groundwater source with a history of chloride analyses above 100 milligrams
per liter (mg/L) are categorized as either at risk (between 100 mg/L and 200
mg/L) or high risk (over 200 mg/L) SIPZ. Individual groundwater sources with
a history of chloride analyses above 200 mg/L shall be considered "sea -salt
water intrusion areas," which are among the "sources or potential sources of
contamination" listed in WAC 173-160-171, implementing code for the Water
Well Construction Act.
(a) In some cases, high chloride readings may be indicative of connate
seawater (i.e., relic seawater in aquifers as opposed to active seawater
intrusion). When best available science or a hydrogeologic assessment
demonstrate that high chloride readings in a particular area are due to
connate seawater, the area in question shall not be considered an at risk
or high risk SIPZ. When the status of an area is in question, the UDC
administrator is responsible for making the determination based upon
recommendation from county department of health and human services.
[Ord. 3-08 § 1 ]
18.22.110 Designation.
Jefferson County shall prepare and exhibit dated critical aquifer recharge area
maps which demonstrate the approximate distribution of the susceptible
aquifer recharge areas, special aquifer recharge protection areas, and
seawater intrusion protection zones. The critical aquifer recharge area maps
shall be periodically revised, modified, and updated to reflect additional
information. [Ord. 3-08 § 1]
18.22.120 Applicability.
(1) The following land use activities are considered high impact land uses due
to the probability and/or potential magnitude of their adverse effects on
groundwater and shall be prohibited in susceptible aquifer recharge areas and
special aquifer recharge protection areas. In all other areas of the county
outside of susceptible aquifer recharge areas and special aquifer recharge
protection areas, these activities shall require an aquifer recharge area report
pursuant to this article:
(a) Chemical manufacturing and reprocessing;
(b) Creosote/asphalt manufacturing or treatment (except that asphalt
batch plants may be permitted in susceptible aquifer recharge areas only
if such areas lie outside of special aquifer recharge protection areas and
only if best management practices are implemented pursuant to
JCC 18.20.240 (2)(h)(iv) and 18.30.170 and an accepted aquifer
recharge area report);
(c) Electroplating and metal coating activities;
(d) Hazardous waste treatment, storage and disposal facilities;
(e) Petroleum product refinement and reprocessing;
(f) Storage tanks for petroleum products or other hazardous substances,
except with a conditional discretionary use "C(d)" permit approval;
(g) Recycling facilities as defined in this code;
(h) Solid waste landfills,
(i) Waste piles as defined in Chapter 173-304 WAC;
(j) Wood and wood products preserving;
(k) Storage and primary electrical battery processing and reprocessing.
(2) All other land uses shall be subject to the protection standards contained
in this article and mitigating conditions included with an aquifer recharge area
report, where applicable.
(3) Seawater Intrusion Protection Zones. Marine shorelines and islands are
susceptible to a condition that is known as seawater intrusion. Seawater
intrusion is a condition in which the saltwater/freshwater interface in an aquifer
moves inland so that wells drilled on upland areas cannot obtain freshwater
suitable for public consumption without significant additional treatment and
cost. Maintaining a stable balance in the saltwater/freshwater interface is
primarily a function of the rate of aquifer recharge (primarily through rainfall)
and the rate of groundwater withdrawals (primarily through wells). New
development, redevelopment, and land use activities on islands and in close
proximity to marine shorelines in particular should be developed in such a
manner to maximize aquifer recharge and maintain the saltwater/freshwater
balance to the maximum extent possible. [Ord. 4-10 § 1 (Exh. B); Ord. 3-08
§ 1]
18.22.130 Protection standards.
(1) General. The following protection standards shall apply to land use
activities in susceptible aquifer recharge areas and special aquifer protection
areas, and when specified in seawater intrusion protection zones, unless
mitigating conditions have been identified in a critical aquifer recharge report
that has been prepared pursuant to this article.
(2) Stormwater Disposal.
(a) In all critical aquifer recharge areas, stormwater runoff shall be
controlled and treated in accordance with best management practices
and facility design standards as identified and defined in the Stormwater
Management Manual for the Puget Sound Basin, as amended, and the
stormwater provisions contained in Chapter 18.30 JCC.
(b) To help prevent seawater from intruding landward into underground
aquifers, all new development activity on Marrowstone Island, Indian
Island and within one-quarter mile of any marine shoreline shall be
required to infiltrate all stormwater runoff on site. The administrator will
consider requests for exceptions to this policy on a case-by-case basis.
This provision is interpreted as establishing a hierarchy in which the first
and best alternative is on-site infiltration using drywells or other methods;
the second best alternative is direct discharge into marine waters through
a stormwater tightline. In order to utilize the least preferred alternative,
which is considered an exception to the policy, applicants. must
demonstrate through a geotechnical or similar report prepared by a
licensed professional that both on-site infiltration and upland off-site
disposal are not practicable or feasible. The report must include cost
figures for comparison.
(3) On -Site Sewage Disposal.
(a) All land uses identified in JCC 18.22.120 and special aquifer recharge
protection areas that are also classified as susceptible aquifer recharge
areas (as defined in this article) shall be designated areas of special
concern pursuant to WAC Title 246.
(i) Such designation shall identify minimum land area and best
management practices for nitrogen removal as design parameters
necessary for the protection of public health and groundwater quality.
(ii) Best management practices (BMPs) shall be adopted by action of
the board of health.
(b) As new information becomes available that would classify an area as
a special aquifer recharge protection area or an area of special concern
under this article, said area may be designated as such by the county.
Any additional areas of special concern designated through this process
shall receive the same protections identified in subsection (3)(a) of this
section.
(4) Golf Courses and Other Turf Cultivation. In all critical aquifer recharge
areas, golf courses shall be developed and operated in a manner consistent
with the most current edition of "Best Management Practices for Golf Course
Development and Operation," King County department of development and
environmental services. Recreational and institutional facilities (e.g., parks
and schools) with extensive areas of cultivated turf shall be operated in a
manner consistent with portions of the aforementioned best management
practices pertaining to fertilizer and pesticide use, storage, and disposal. In
seawater intrusion protection zones, golf courses and other turf cultivation
using groundwater for irrigation shall be prohibited, unless the water source is
located outside of seawater intrusion protection zones or in an approved
public water supply.
(5) Above -Ground Storage and Underground Storage Tanks. Above -ground
and underground storage tanks shall be fabricated, constructed, installed,
used and operated in a manner which prevents the release of hazardous
substances to the ground or groundwater and be consistent with the
Department of Ecology's standards for construction and installation under
Chapter 173-360 WAC. Above -ground storage tanks intended to hold or store
hazardous substances shall be provided with an impervious containment
area, equivalent to or greater than 100 percent of the tank volume, enclosing
and underlying the tank; or ensure that other measures are undertaken as
prescribed by the Uniform Fire Code which provide an equivalent measure of
protection. Underground storage tanks intended to store hazardous
substances shall provide an impervious tertiary containment area underlying
the tanks or ensure that other measures are undertaken which provide an
equivalent measure of protection. Application for installation of underground
storage tanks not prohibited under this article, or application for a conditional
discretionary "C(d)" use permit approval, shall be accompanied by an aquifer
recharge report pursuant to this article.
(6) Mining and Quarrying. Mining and quarrying performance standards
containing groundwater protection best management practices pertaining to
operation, closure, and the operation of gravel screening, gravel crushing,
cement concrete batch plants, and asphalt concrete batch plants, where
allowed, are contained in Chapters 18.20 and JCC.
(7) Hazardous Materials. Land use activities that generate hazardous waste,
which are not prohibited outright under this code, and which are conditionally
exempt from regulation by the Washington Department of Ecology under
WAC 173-303-100, or which use, store, or handle hazardous substances,
shall be required to prepare and submit a hazardous materials management
plan that demonstrates that the development will not have an adverse impact
on groundwater quality. The facility owner must update the hazardous
materials management plan annually.
(8) Well Drilling, Land Division, and Building Permits in Seawater Intrusion
Protection Zones.
(a) Well Drilling. The Washington State Department of Ecology regulates
well drilling pursuant to the Water Well Construction Act. Proposed wells,
including those exempt from permitting requirements, must be sited at
least 100 feet from "known or potential sources of contamination," which
include "sea -salt water intrusion areas" (WAC 178-160-171), unless a
variance is obtained from Ecology per WAC 173-160-106-
(b) Subdivisions. Applications for land division (Chapter 18.35 JCC) must
include specific and conclusive proof of adequate supplies of potable
water through a qualifying hydrogeologic assessment (relevant
components of an aquifer recharge area report per JCC 18.22.400) that
demonstrates that the creation of new lots and corresponding use of
water will not impact the subject aquifer such that water quality is
degraded by seawater intrusion.
(i) Marrowstone Island Subdivision Moratorium. Due to documented
seawater intrusion on Marrowstone Island and the existence of
undeveloped lots of record, Jefferson County has imposed a
moratorium on additional land divisions on the island until such time
as public water is available or it is demonstrated through the well
monitoring program that groundwater quality is not degrading due to
seawater intrusion.
(c) Building Permits.
(i) Evidence of potable water may be an individual well, connection to
a public water system, or an alternative system. Whatever method is
selected, the regulatory and operational standards for that method
must be met, including Jefferson County health codes and the
Washington Administrative Code. Pursuant to Section 4 of the State
"Guidelines for Determining Water Availability for New Buildings"
(Ecology Publication No. 93-27), investigation and identification of
well interference problems and impairment to senior rights is the
responsibility of the Washington Department of Ecology. If the
possibility of a problem is suspected, the local permitting authority
should contact Ecology.
(ii) All types of building permits that require proof of potable water use
are subject to this policy, specifically building permits for new single-
family residences (SFRs) or other structures with plumbing that are
not associated with an existing SFR (i.e., shops or garages with a
bathroom).
(d) Voluntary and mandatory measures of the Jefferson County seawater
intrusion policy apply to development proposals within the coastal, at risk,
and high risk SIPZ, and upon Marrowstone Island, in the following
manner, in addition to all existing applicable health codes:
(i) Coastal SIPZ.
(A) Voluntary Actions.
(1) Water conservation measures;
(II) Ongoing well monitoring for chloride concentration;
(III) Submittal of data to county.
(B) Mandatory Actions.
(1) For proof of potable water on a building permit application,
applicant must utilize DOH -approved public water system if
available;
(11) If public water is unavailable, an individual well may be
used as proof of potable water subject to the following
requirements:
1. Chloride concentration of a laboratory -certified well water
sample submitted with building permit application;
2. Installation of source -totalizing meter (flow).
(III) If public water is unavailable, a qualifying alternative
system may be used as proof of potable water.
(ii) At Risk SIPZ.
(A) Voluntary Actions.
(1) Water conservation measures.
(B) Mandatory Actions.
(1) For proof of potable water on a building permit application,
applicant must utilize DOH -approved public water system if
available;
(II) If public water is unavailable, an individual well may be
used as proof of potable water subject to the following
requirements:
1. Chloride concentration of a laboratory -certified well water
sample submitted with building permit application;
2. Installation of a source -totalizing meter (flow);
3. Ongoing well monitoring for chloride concentration;
4. Submittal of flow and chloride data to the county per
monitoring program;
(III) If public water is unavailable, a qualifying alternative
system may be used as proof of potable water,
(iii) High Risk SIPZ.
(A) Mandatory Actions.
(1) Water conservation measures (per list maintained by UDC
administrator);
(11) For proof of potable water on a building permit
application, applicant must utilize DOH -approved public water
system if available;
(III) If public water is unavailable, an individual well may only
be used as proof of potable water subject to the following
requirements:
1. Variance from WAC Title 173 standards granted by
Ecology per WAC 173-160-106 for a new groundwater well
within 100 feet of a sea -salt water intrusion area per
WAC 173-160-171 (i.e., within 100 feet of a groundwater
source showing chloride concentrations above 200 mg/L or
within 100 feet of the marine shoreline); or for an existing
groundwater well not subject to an Ecology variance,
applicant must provide a hydrogeologic assessment (relevant
components of an aquifer recharge area report per
JCC 18.22.400), which shall be transmitted to Ecology for
review, demonstrating that use of the well does not cause
any detrimental interference with existing water rights and is
not detrimental to the public interest;
2. Chloride concentration of a laboratory -certified well water
sample submitted with building permit application;
3. If chloride concentration exceeds 250 mg/L in a water
sample submitted for a building permit, then the property
owner shall be required to record a restrictive covenant that
indicates a chloride reading exceeded the U.S.
Environmental Protection Agency secondary standard (250
mg/L) under the National Secondary Drinking Water
Regulations;
4. Installation of a source -totalizing meter flow;
5. Ongoing well monitoring for chloride concentration;
6. Submittal of flow and chloride data to the county per
monitoring program;
(IV) If public water is unavailable, a qualifying alternative
system may be used as proof of potable water.
(iv) Marrowstone Island. In addition to all voluntary and mandatory
actions associated with the applicable SIPZ as described above, the
following measures apply to all development proposals on
Marrowstone Island that include groundwater withdrawal:
(A) Voluntary Actions.
(1) Installation of timers together with new well pump
installations to enable pump use limitation to low demand
times.
(B) Mandatory Actions.
(1) The use of a well proposed as proof of potable water for a
new building permit shall be conditioned through the building
permit such that enrollment in a county -sponsored monitoring
program is required, including periodic submittal of flow and
chloride data as determined by the county.
(11) Installation of a source -totalizing meter (flow).
(III) Installation of a variable speed pump, controllable from
the surface, in order to enable reduction of withdrawal rate,
as may be necessary.
(IV) Installation of a 1,000 -gallon minimum storage tank that
shall conform to ANSUNSF Standard 61.
(9) Mitigating Conditions. The administrator may require additional mitigating
conditions, as needed, to provide protection to all critical aquifer recharge
areas to ensure that the subject land or water use action will not pose a risk of
significant adverse groundwater quality impacts. The determination of
significant adverse groundwater quality impacts will be based on the anti -
degradation policy included in Chapter WAC.
(10) Authority for Denial. In all critical aquifer recharge areas, the
administrator may deny approval if the protection standards contained herein
or added mitigating conditions cannot prevent significant adverse groundwater
quality impacts. [Ord. 4-10 § 1 (Exh. B); Ord. 3-08 § 1]
18.22.135 Adaptive management.
As part of the periodic review and amendment to Jefferson County's
implementing regulations required under RCW 36.70A.130(4), Jefferson
County shall review the need for and implement an adaptive management
program for groundwater resources in certain discrete geographic areas of the
county, consistent with the provisions of WAC 365-195-920(2). [Ord. 3-08 § 1 ]
4WSH&H
VALUATION AND CONSULTING
6419 Lakewood Drive West, Tacoma, WA 98467
p. 253.564.3230 1 f. 253.564.3143