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Home My WebLink AboutLog080 ~ INSTRUCTIONS FOR PETITION TO VACATE A COUNTY RIGHT-OF-WAY .. 1. The "Principal Petitioner" is the person(s) or, in some cases, the company whose name appears at the top of the first page of the petition. In general, this principal petitioner is the person or company whom actually first contacts the Department of Public Works asking for a road vacation petition to be drawn up. The principal petitioner submits to the Jefferson County Public Works Department a complete petition, with signatures of the individuals owning the majority of the property frontiDf! the area of the vacation reauest. 2. The principal petitioner shall include with the netition a map, suitable for reproduction, showing to a reasonable scale: (A) The county road, or portion thereof, to be vacated; (B) The property location and names of ,all petitioners; COpy (C) The property location and names of all adjacent property owners who did not sign the petition, with an attached list of their addresses (these are individuals owning property within 300 fe.et of the request area perimeters). These names and addresses can be acquired from a local title company or by researching the records of the Jefferson County Assessor. If petitioner prefers, Public Works will research and compile this list, at petitioner's expense; and (D) The nearest constructed county road to the proposed vacation. (This information may be found in the Jefferson County Public Works Department, the Jefferson County Assessor's Office, and/or a local title company.); 3. The principal petitioner shall include with the netition, an appraisal for the area to be vacated from a Washington State licensed appraiser. 4. The principal petitioner shall include with the netition, a check for 5150.00 to be applied to administrative costs of the vacation procedure. 5. If an authorized representative (agent) for the principal petitioner is to be designated, a form naming the representative and stating that he/she has the authority to act in the place of the petitioner must be signed by the principal petitioner in the presence of a notary public. This form must be included with the petition; otherwise the Hearing Examiner may choose not to recognize the representative. Please NOTE: Petitions that are not complete will be returned to the petitioner to be resubmitted with the required additions. The most common causes for return of petitions are: o No map/inadequate map attached. o No appraisal submitted. o Signers of the petition not owners of property adjoining the area of request. Signatures illegible and no printed name beneath signature. Owners of majority of property fronting street to be vacated have not signed petition. o Parcel numbers as well as legal descriptions of petition signers' property not included under PROPERTY DESCRIPTION portion of petition. ,;? o Principal petitioner has not signed the" ACKNOWLEDGMENT" at the bottC\ID of page 2 of the petition. , o Fee ($150 deposit) not enclosed. ,. Please contact the Jeffirson County Department of public Works Shoutt" ~e-q~lons~7 _~ Phone: 360-385-9218 Mail: P.O. Box 2070, Port Townse d, WA 98368 " LOG ITEM MAR 23 2006 , ,,"y ~ I t-r ... --J - Pag=~. _.Otii. _, o '-;?PM EN' '..... . ;~,.-;__:'C.._~)' ,t ',,",. . " \ ., PETITION FOR VACATION OF A JEFFERSON COUNTY ROAD :-, Principal Petitioner: WeFore, LLC ::::.~,~ Authorized Representative: (Attach signed and n~tarized authorization) Mailin!! Addressf 7377 E. Doubletree Ranch Road, Suite 180 Scottsdale AZ 85258 ' Telephone: Home: Business: Reauest TO: The Board of County Commissioners of Jefferson County, Washington: We, the undersigned, being the owners of property adjoining the road as described in the following request, do hereby respectfully petition the Jefferson County Board of Commissioners for vacation of the following described road in Jefferson County: / All that portion of Harrison Street, shown on the face of the Plat of Tukey's Addition, as recorded August 23, 1889 in Volume 2 of Plats at.Page 20, records of Jefferson County, Washington, lying Easterly of Cape George Road. . State the reason for requesting the vacation: __~-:L_~P~L _~:~C~__ ~_______ _____ ----L.~;.5_~ ___~~..m_-.n. _ _--LM~:=_,. _~wRt:~~~__L~~cqf~_.~L12_________ ___.kF- _w -__&E_~E:t...~.€!f2.~~ ~~ ~~L~_ _.~~~~ # ______....u. __________ n''''.________________WLA.. _____________ _______________M~ _____________~~ _ T____L~~~~_ 3f;)3{06 ...... Aw\i~ -tooL ~ 6r. 'i",,J. -to y~ (}.)~ ~L- C~ \j~4P) _____________ _L________________________. ________ u _______ , -.~ ,','t. ----------____________________ ______________L~~~ .u LOG ITEM t;- ~ P"';;:":c, ? - _ c'.',:;'~"~~o~~ r'-- \4 \ MAR 2 3 2006 ~ " '" , iLLOPMENT ~~':~,:,.;'"--~._"-, . - PETITIONERS NOTE: Adjoining property owners of the MAJORITY OF FRONTAGE PROPERTY must sign this petition. Do not separate the signature page from the request on Page 1. Husband and wife may each sign the petition. Please be sure to include parcel numbers and property descriptions. NMm (SIGN & PRINT below) MAILING ADDRPSS PROPE~TY DESCRIPTIQN and PARCEL Nl.1MJ3ER (from tax statement) (principal petitioner) luuu.uuu..u.u/;;..uu~~~ ~/ ~/"~ 2...................................................... ?1T?L=. ~ 22/ ~~ ~ 3....................................................... fi/cJ t:Jctl~ /'M~~ cJ?v~/~ 4........uuuuu;;p:uuu.u.~~ I ~ Suu"u,uuu";;~:r~ . ~ ~~F-T ~ ~G ~ 6..................................................... 7..................................................... 8..................................................... 9...................................................... 10.................................................... . . AcknowledlPtlent The principal petitioner hereby acknowledges that: (a) Jefferson County shall require compensation by the principal petitioner(s) for granting approval of the petition, pursuant to R.C.W. 36.87.120 and Section 6 of the Jefferson County Road Vacation Ordinance. COMPENSATION FOR ALL VACATED RIGHT-OF-WAY SHALL BE DETERMINED AT A RATE OF FIFTY PERCENT (50%) OF THE APPRAISED VALUE OF THE VACATED PROPERTY; (b) Jefferson County may retain an easement within the subject vacated area for the construction, repair, and maintenance of public utilities and services, pursuant to R.C.W. 36.87.140 and Section 5 of the Jefferson County Road Vacation Ordinance; anellor (c) Jefferson County may retain an easement within the subject vacated area for trail or pathway purposes, pursuant to Section 5 of the Jefferson County Road Vacation Ordinance. . , The principal petitioner further acknowledges that he or she shall compensate the county for any additional expenses incurred in'the processing of said petition, which may exceed the one hundred fifty dollar ($150.00) bond. Checks or money ~Coun1yPubIIcWorks. Signature of Principal Petitioner :1~",(;1~" DatE r~-' r r L(}G ITEM ~.f~~ .:~"_i. ~ i PPfl-n,.:,;~~ of '( -"',"i' I 1:>:.,1'. . , . < -- -..r= MAR 2 3 2006' ..J Jl,vELOPMENT .... FileNo, SELF CONTAINED APPRAISAL REPORT OF HARRISON STREET EAST OF CAPE GEORGE ROAD IN TUKEY'S ADDITION (DISCOVERY BAY GOLF CLUB ENTRY ROAD) JEFFERSON COUNTY, WASHINGTON AS OF DECEMBER 2, 2005 PREPARED FOR MIKE ASMUNDSON 7377 EAST DOUBLETREE RANCH ROAD, SUITE 180 SCOTTSDALE, AZ. 85258 PREPARED BY RALPH ERICKSEN CONSULTANTS NW, ARBDOL, INC. PO BOX 171 PORT TOWNSEND, WA 98368 .,,"'~.,.,.,..,'".,'=~.~~- ' .."=.,:!,,.~....of , =~"::. '''"'.f.....'.' ~''''',.>"''.,, Form DCVR - .TOTAL for Windows. appraisal software by.a la moda, inc. -1-aOO-ALAMODE. ; MAR 2 3 ..... '\v'l i \ -.J .jL'ItLOPMENT APPRAISAL CERTIFICATE TABLE OF CONTENTS CERTIFICATION AND LIMITING CONDITIONS RESUME LICENSE APPRAISAL PROBLEM AND SCOPE OF WORK SUBJECT DATA ZONING & HIGHEST AND BEST USE MARKET FOR THE SUBJECT SALES COMPARISON CORRELATION PARCEL MAP AREA MAP PHOTOS ,- 4~5 8&9 9-10 MAR 2 3 2006 ,~ 3 6 7 8 8 9 11 12 13 14 WI il , I j,_vELOPMENT APPRAISAL CERTIFICATE I certify that upon application for valuation by: MIKE ASMUNDSON 7377 EAST DOUBLETREE RANCH ROAD, SUITE 180 SCOTTSDALE, AZ, 85258 the undersigned personally inspected the following described property: HARRISON STREET EAST OF CAPE GEORGE ROAD (In Tukey's Addition) JEFFERSON COUNTY, WASHINGTON and to the best of my knowledge and belief, the statements contained herein are true and correct, and that neither the employment to make this appraisal nor the compensation is contingent upon the value reported, and that in my opinion, the value of the subject as of December 2,2005 is: SEVEN THOUSAND EIGHT HUNDRED AND NO/lOO DOLLARS (17,400sf At $0.45 psfRounded) The subject property was appraised as a whole, in fee simple title, unencumbered and subject to the contingent and limiting conditions outlined herein and subject to recording of the separate tracts as a legal parcel north of the road and a legal parcel south of the road. r=-- 1- · \ ~ ph Ericksen 27017 1701229 W A. ___,., ~M ,_._~_!:'''''",-' '''-,-,~, """""J' --1=- ~-.....,..-,-"',;;- .- """'.-"'"'-,' ''''''''..."","" MAR 2 3 2006 , I , ' --1, , . , I ___,______ L/r:LOPMENT J - 3 - DEFINITION OF MARKET VALUE: The most probable price which a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller, each acting prudently, knowledgeably and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions Whereby: (1) buyer and seller are typically motivated; (2) both parties are well informed or well advised, and each acting In what he considers his own best interest; (3) a reasonable time is allowed for exposure in the open market; (4) payment is made in terms of cash In U.S. dollars or in terms of financial arrangements comparable thereto; and (5) the price represents the normal consideration for the property sold unaffected by special or creative financing or saies concessions* granted by ~nyone associated with the sale. *Adjustments to the comparables must be lTIade for special or creative financing or sales concessions. No adjustments are necessary for those costs which are normally paid by sellers as a result of tradition or law in a market area; these costs are readily identifiable since the seller pays these costs in virtually all sales transactions. Special or creative financing adjustments can be made to the comparable property by comparisons to financing terms offered by a third party institutional iender that is not already involved in the property or transaction. Any adjustment should not be calculated on a mechanical dollar for dollar cost of the financing or concession but the' dollar amount of any adjustment should approximate the market's reaction to the financing or concessions based on the appraiser's judgement. STATEMENT OF LIMITING CONDITIONS AND APPRAISER'S CERTIFICAnON CONTINGENT AND LlMmNG CONDITIONS: The appraiser'S certification that appears in the appraisal report is SUbject to the following conditions: 1. The appraiser will not be responsible for matters of a legal nature that affect either the property being appraised or the title to it. The appraiser assumes that the title is good and marketable and, therefore, will not render any opinions about the title. The property is appraised on the basis of it being under responsible ownership. 2. The appraiser has provided a sketch in the appraisal report to show approximate diml'lO$ions of the Improvements and the sketch is included only to assist the reader of the report in visualizing the property and understanding the appraiser's determination of its size. 3. The appraiser has examined the available flood maps that are provided by the Federal Emergency Management Agency (or other data sources) and has noted in the appraisal report whether the subject site is located in an Identified SpeCial Flood Hazard Area. Because the appraiser is not a surveyor, he or she makes no guarantees, express or implied, regarding this determination. 4. The appraiser will not give testimony or appear in court because he or she made an appraisal of the property in question, unless speCific arrangements to do so have been made beforehand. 5. The appraiser has estimated the value of the land in the cost approach at its highest and best use and the improvements at their contributory value. These separate valuations of the land and improvements must not be used in conjunction with any other appraisal and are invalid if they are so used. 6. The appraiser has noted in the appraisal report any adverse conditions (such as, needed repairs, depreciation, the presence of hazardous wastes, toxic substances, etc.) observed during the inspection of the subject property or that he or she became aware of during the normal research involved in performing the appraisal. Unless otherwise stated in the appraisal report, the appraiser has no knowledge of any hidden or unapPltrent conditions of the property or adverse environmental conditions (Including the presence of hazardous wastes, toxic substances, etc.) that would make the property more or less valuable, and has assumed that there are no such conditions and makes no guarantees or warranties, express or implied, regarding the condition of the property. The appraiser will not be responsible for any such conditions that do exist or for any engineering or testing that might be required to discover whether such conditions exist. Because the appraiser is not an expert in the field of environmental hazards, the appraisal report must not be considered as an environmental assessment of the property. 7. The appraiser obtained the information. estimates, and opinions that were expressed in the appraisal report from sources that he or she considers to be reliable and believes them to be true and correct. The appraiser does not assume responsibility for the accuracy of such items that were furnished by other parties. ' 8. The appraiser will not disclose the contents of the appraisal report except as provided for in the Uniform Standards of Professional Appraisal Practice. 9. The appraiser has based his or her appraisal report and valuation conclusion for an appraisal that is subject to satisfactory completion, repairs, or alterations on the assumptibn that completion of the improvements will be performed in a workmanlike manner. 10. The appraiser must provide his or her prior written consent before the lender/client specified In the appraisal report can distribute the appraisal report (inCluding conclusions about the property value, the appraiser'S identity and professional designations, and references to any profeSSional appraisal organizations or the firm with which the appraiser is associated) to anyone other than the borrower; the mortgagee or its successors and assigns; the mortgage insurer; consultants; professional appraisal organizations; any state or federally approved financial institution; or any department, agency, or instrumentality of the United States or any state or the District of Columbia; except that the lender/client may distribute the property description section of the report only to data collection or reporting service(s) without having to obtain the appraiser's prior written consent. The appraiser's written consent and approval must also be obtained before the appraisal can be conveyed by anyone to the public through advertising, public relations, news, sales, or other media. ~ "~~''''-[: [I\/i) .", ? '"'JJ \~~ ,\ , \ Freddie Mac Form 439 6-93 """~~ .{;).,;":~=>""'""':,,:,;-"""'''''~""~~.....,, ,~9.~",,,,,, Page 1 of 2 Consultants NW (360) 385-6453 Form ACR DEFD - .TOTAL for Windows. appraisal software by a la mode, Inc. -1.800-AL~ODE ' ._......,_.,' ,,-vtLOPMENTJ - 4 - APPRAISER'S CERTIFICAnON: The appraiser certifies and agrees that: 1. I have researched the subject market area and have selected a minimum of three recent sales of properties most similar and proximate to the subject property for consideration In the sales comparison analysis and have made a dollar adjustment when appropriate to reflect the market reaction to those Items of significant variation. If a Significant item in a comparable property is superior to, or more favorable than, the subject property, I have made a negative adjustment to reduce the adjusted sales price of the comparable and, if a Significant item in a comparable property is inferior to, or less favorable than the subject property, I have made a positive adjustment to increase the adjusted sales price of the comparable. 2. I have taken into consideration the factors that have an impact on value in my development of the estimate of market value in the appraisal report. I have not knowingly withheld any significant information from the appraisal report and I believe, to the best of my knowledge, that all statements and information In the appraisal report are true and correct. 3. I stated in the appraisal report only my own personal, unbiased, and professional analysis, opinions, and conclusions, which are subject only to the contingent and limiting conditions specified in this form. 4. I have no present or prospective interest in the property that is the sUbjeot to this report, and I have no present or prospective personal interest or bias with respect to the participants in the transaction, I did not base, either partially or completely, my analysis and/or the estimate of market value in the appraisal report on the race, color, religion, sex, handicap. familial status, or national origin of either the prospective owners or occupants of the subject property or of the present owners or occupants of the properties in the vicinity of the SUbject property. 5. I have no ,present or contemplated future intetest in the subject property, and neither my current or future employment nor my compensation for performing this appraisal is contingent on the appraised value of the property. 6. I was not required to report a predetermined value or direction in value that favors the cause of the client or ariy related party, the amount of the value estimate, the attainment of a specific result, or the occurrence of a subsequent event in order to reCeive my compensation and/or employment for performing the appraisal. I did not base the appraisal report on a requested minimum valuation, a specific valuation, or the need to approve a specific mortgage loan. 7, I performed this appraisal in conformity with the Uniform Standards of Professional Appraisal Practice that were adopted and promulgated by the Appraisal Standards Board of The Appraisal Foundation and that were in place as of the effective date of this appraisal, with the exception of the departure provision of those Standards, which does not apply. I acknowledge that an estimate of a reasonable time for exposure in the'open market is a condition in the definition of market value and the estimate I developed is consistent with the marketing time noted in the neighborhood section of this report, unless I have otherwise stated in the reconciliation section. 8. I have personally inspected the interior and exterior areas of the subject property and the exterior of all properties listed as comparables in the appraisal report. I further certify that I have noted any app~rent or known adverse conditione! in, the subject improvements, on the subject site, or on any site within the immediate viCinity of the SUbject property of which I am aware and have made adjustments for these adverse conditions in my analysis of the property value to the extent that I had market evidence to support them. I have also commented about the effect of the adverse conditions on the marketability of the subject property., 9. I personally prepared all conclusions and opinions about the real estate that were set forth In the appraisal report. If I relied on significant professional assistance from any individual or individuals in the performance of the appraisal or the preparation of the appraisal report, I have named such individual(s) and disclosed the specific tasks performed by them in the reconciliation section of this appraisal report. I certify that any individual so named is qualified to perform the tasks. I have not authorized anyone to make a change to any item in the report; therefore,' if an unauthorized change is made to the appraisal report, I. will take no responSibility for it. SUPERVISORY APPRAISER'S CERTIFICATION: If a supervisory appraiser signed the appraisal report, he or she certifies and agrees that: I directly supervise the appraiser who prepared the appraisal report, have reviewed the appraisal report, agree with the statements and conclusions of the appraiser, agree to be bound by the appraiser'S certifications numbered 4 through 7 above, and am taking full responsibility for the appraisal and the appraisal report. APP SUPERVISORY APPRAISER (only If required): Signature: Name: ' Ralph EriCkSj :~ ~::~~ation: ~0~f{jof;29 or State License #: State: Expiration Date of Certification or License: 11/25/07 Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certnlcatlon or License: o Old o Did Not Insp",!Operl}l "\'f \f, Fannie Mae Form 10048 6-93 I' Freddie Mac Form 439 6-93 Page 2 of 2 Form ACR DEFD - .TOTAL for Windows. appraisal softwa'f. 'O~o~ -1-800-ALAMODE .. M - 5 p~geLot'1 ~. '...L'vElOPMENT RESUME RaJ.ph Brick.en CONSULTANTS NW ARBDOL, INC. P.O. Box 171 Port Townsend, WA 98368 Phone: 360-385-6453 Fax: 360-385-7494 consultantsnw@waypt.com SS#: 539-38-7051 Certified Residential Real Estate Appraiser, Washington State Certification #27017 1701229 EDUCATION Fundamentals of Real Estate Appraisal 1* Appraising Real Property 2* Applied Residential Property Valuation 2* Environmental Hazards 3* FNMA Small Income Residential 3* Standards and Professional Practice 2* PrinCiples Review 3* Market Data Analysis Review 3* Mobile Home Review 3* American Disaoilities Act 3* Marshall & Swift Residential Cost Guide Review 3* The Technical Inspection of Real Estate 4* Manufacture Housing Appraisals 5* Real Estate Law 6* Eminent Domain 7* From the Appraiser to the Underwriter 7* In the Wake of Natural Disasters 7* Problem Solving in Residential Real Estate Appraising 7* Sales Comparison Approach: Techniques & Applications 7*, Uniform Standards of Professional Appraisal Practice 5* Appraisal of Local Retail Properties 8* Appraising Special Purpose Properties 8* TeChnology and the Modern Appraiser 9* Government Takings 10* Appraisal Reporting Technology 9* USPAP Update 11* FHA Appraising Today 11* Appraising Nonconforming & Difficult Properties 11* Appraiser Liability 11* Appraising Waterfront Properties 12* USPAP 13* 1986 1987 1987 1989 1989 1990 1993 1993 1993 1993 1993 1993 1993 1994 1995 1995 1995 1997 1997 1999 1999 1999 '1999 2000 2001 2003 2003 2003 2003 2005 2005 1* Real Estate Education Company, Chicago, .IL 2* Society of Real Estate Appraisers, Seattle Chapter 3* National Association of Independent Fee Appraisers, Tacoma 4* Northwest Inspection Engineers, Inc., Seattle 5* Lincoln Graduate Center 6* Rockwell 7* Lee and Grant Co. 8* Appraisal Institute 9* A La Mode, Inc. 10* Law Seminars International 11* McKissock, Inc. 12* Adriatic, Inc 13* PROSchools Consul tants NW ARBDOL, Inc. Owner /APp,raif€f /ihspe;ct;~-~r'---- P.O. Box 171, Port Townsend, WA 98368 1983 - prese~t '.____, _. LOG ITEM ~ #- ' 1:9 - 6 Page~ <1 _Ot'l- -...,. EXPBlUBNCB: , i 1 MAR 2 3 2006 ~ "vELOPMENT CERTIFiED RESrDENTtAJ;~iSA1~ST~~E;;AP~~,i~~R RALPH ERLINO ERICKSBN POBOX I7l POR.r TOWNSBNP WA 9.a:~8 LOG ITEM # __ ;.-0 Page _ 10 of. "J. ___ - ~ - 7 - MAE 2 3 2006 , --.-J .1.'![LOPMEN~-1 APPRAISAL PROBLEM AND SCOPE OF WORK The purpose of this appraisal is to estimate the value of a road area which may be vacated. The subject road area is currently used as a driveway from Cape George Road to the club house area for the Discovery Bay Golf Club. It is part of Tuckey's Addition plat and is what was called Harrison Street east of Cape George Road. The right of way is about 60 feet wide though the improved driveway area does not cover the full width. The length between Cape George Road and the club house tract appears to be about 290 feet but there is no current survey and the exact location of Cape George Road is not specifically defined at the intersection. For the purpose of this appraisal, the value of the right of way area will be estimated. based on a unit value or value per square foot. The subject land would not be considered a buildable area as in a stand alone building site. It would be generally considered excess land as in land that is in excess of what would be considered a base legal building site. Although an opinion of value will be for an estimated 17,400 square foot area, a survey may determine that the actual area is larger or smaller. If that is the case, the total value could be changed based on the actual size but the value estimate will be drawn from an indicated per square foot value and the value of the total area could be adjusted to reflect an actual size correction. SUBJECT DATA As stated, the subject is part of a platted street right of way and has been used for the driveway entrance to the Discovery Bay Golf Club. It is about 60 feet wide and about 290 feet long but the precise location of the intersection with Cape George Road could not be determined. by the available maps. The existing driveway is not much wider than a single lane which is mostly paved. There ~s a fence on both sides of the driveway but they appear to be in the right of way rather than on the lines to the north. and south. One of the fairways and a putting green are to the south and there is a gravel parking lot to the north. with two driveway entrances. There are trees along the south side between the driveway and the fairWay but the north. side is generally open. The land in the immediate area slopes from north. to south but the driveway runs across the slope and is almost level. ZONING AND HIGHEST AND BEST USE According to REAL ESTATE APPRAISAL TERMINOLOGY, Revised Edition, HIGHEST AND BEST USE is defined as: "That reasonable and probable use that supports the highest present value, as defined, as of the effective date of the appraisal. Alternatively, that use, from among reasonably probable and legal alternative uses, found to be physically possible, appropriately supported, financially feasible, and which support the highest land value. The definition immediately above applies sWCifically to the highest and best use of the land. It is to be recognized that in cases where a site has existing improvements on it, the highest and best use may very well be determined to be different from existing use. The existing use will continue, however, unless aIlS until land value in its highest and best use exceeds the total value of the property in its existing use. Implied within these definitions is the recognition of the contribution of that specific use to community environment or to community development goals in addition to wealth maximization of individual property owners. Also implied is that the determination of highest and best use results from the appraiser; s judgement and analytical skill, Le., that the use determined from analysis represents an opinion, not a fact to be found. In appraisal practice, the concept of bighest- .... and best use represents the premise upon which value is based."'" wi \ - 8 - # LOG ITEM Pa~ ~O[~ '- MAF\ 2 3 2006 ' \ ":'E;MEJ ..-""----,",--------- Current land use maps in Jefferson County show the subject right of way in a one unit to 5 acre residential zone. It is part of a plat and the lots in the plat might be considered for smaller sites, probably with a 12,500 square foot minimum because the plat was existing prior to the adoption of the current land use policy but the right of way is not platted lots and would be viewed as the underlying density if vacated. As such, it would not be seen as having building site potential except as part of a larger site. In residential land, the foundation of value is found in the usability as a site. The usability is in the minimum size required to be considered a legal building site. Location, view, etc. can have positive influence on the value of a legal building site but, if a tract of land is found to not be acceptable as a legal building site it probably will not have very much value and view will probably not significantly alter the value because it is not really usable. In comparing tracts of land that are otherwise similar but different size, those of the smallest legal site size tend to have the highest per square foot value and the per square foot value tends to decrease as the size of the site increases. The highest per square foot value is in that basic usable area, the additional land tends to be viewed as excess land and, does not generally contribute value at the same rate as the basic site. Because the subject land would probably not be considered a legal building site, it would be considered excess land. That is notto say that it is not usable, there is probably a contribution value that could be considered but the value would be related to that contribution value and not as the primary building area. MARKET FOR THE SUBJECT The market for the subject would be considered extremely limited. Because of the limited use, there would probably be no appeal to the open market. If it is only used as a driveway access for the golf course, there is little appeal as a public road. If it would not be considered buildable or otherwise usable for some other purpose, the market would probably be limited to an adjacent property owner. As such, there is really no competition for the subject. Expected mB!ket time is not really an issue. If an adjacent property owner is inclined, the land can be purchased. If not, no amount of market time is going to make much difference in the marketability. SALES COMPARISON In order to arrive at a fair conclusion of value for the subject, a survey was made of recent sales around the general area. The following are believed to be the best available for use with this subject: 1. Lots 1 and 15 Block 7 Ocean Grove #2 sold 9/05 for $75,000. The east line of each is Swanson Avenue, on the north side is Becker Street and the south is Myrtle Street. They are somewhat triangular, the north line of each is about 40 feet, the south line about 100 the north line of one is common to the south line of the other and they form a somewhat stair stepped site. Each contained about 8,400 square feet for a total of about 16,800 square feet but each could be considered a legal building site be<(ause both have access to the community septic drain field. The unit value was about $4.46 per square foot. Lot 28 Block 7 Oceab Grove #2 sold 9/05 for $35,000. It is at the intersection of Huntingford Avenue and Becker Street. The north line is about 80 feet, the south about 48 and the east line about 120 feet, the lot contained about 7,680 square feet. It also has access to the community drain field and would be considered a legal building site. The unit value was about $4.56 per square foot. Lot 6 Block 6 Ocean Grove #2 sold 3/04 for $5,000. The lot fronts on Cape George Road and has view of the water and mountains but does not have access to the community drain field and will not qualify for an on site septic system. As such, it is not considered a stand alone building site. It was purchased by the owner of an adjacent lot which has access to the drain system and will probably be used as part of a combined larger site with the other lot. The unit value was only $0.53 per square foot. 2. Lot 57 Cape George Village #4 sold 6/05 for $37,500. It is on Alder Drive and has some limited view of the water and mountains. It contained about 11,627 square f~t'and'was considered to be a legal building site. The unit value was about $3.22 per sqUare foot. Lot 46 LOG ITEM I # ~ MAR 2 3 2006 _ 9 _ Page , 2.. ot.1.1.- ~ \ I! ;f.LOPMENT I.- ,_.."..............,,, Cape George Village #3 sold 3/05 for $6,000. The lot is at the intersection of Hemlock and Ridge Drives, it measured about 105 x 130 and contained about 13,650 square feet. There is view of the water and mountains but a house on the adjacent lot could cause at least some obstruction. It would be considered an adequate building site based on size and the limited view would normally be a plus but there was a septic permit denial, evidently due to soil conditions and the lot might not be buildable or the septic system required might be more expensive than a typical site. At any rate, the price was well below that in Lot 57 which should have otherwise been similar. The unit value was only about $0.44 per square foot. 3. Lot 3 Block 9 Irving Park sold 3/04 for $2,700. The lots fronts on 1st Street, just off Jacob Miller Road and contained about 6,000 square feet. It would not be considered buildable due to the small size. The purchaser lives at the adjacent site and evidently purchased to lot just to increase the yard area. The unit value was about $0.45 per square foot. 4. Parcel 921-06-3004 on Dunlap Road, south of Port Hadlock, sold 8/05 for $12,500 and Parcel 921-06-3009 off Dunlap Road sold 7/04 for $18,000. Parcel 3004 actually lays between 3009 and Dunlap Road. Both were generally wooded but there was a primitive driveway and power and water were available along the road. Parcel 3009 contained about 33,105 square feet and Parcel 3004 about 16,553 square feet. Together, they may qualify as a legal building site but separately it is doubtful. The unit value of Parcel 3004 (the smaller) was about $0.76 psf, and 3009 (the larger) about $0.54 per sq~e foot. Even in this case where neither might be considered buildable, the unit value of the larger is less than the smaller. If the size and price of the smaller was extracted from the larger, the price difference would be about $5,500 and the siz~ difference would be about 16,552 square feet. In other words, the indicated contribution value of the additional land was only about $5,500 or about $0.33 per square foot. 5. ParceI977-70~0081 (parcel A), about 330 feet north of Reinier Road on East Marrowstone Road, $old 4/05 for $69,500. The tract contained about 4.71 acres and had no improvements. Power was available along the road but there was no water source. It is slightly under 5 acres but would be considered a legal lot of record and probably buildable. The unit value was about $0.34 per square foot. ParceI977-70~0095 (parcel B) on Jansen Road (off East Marrowstone Road) sold 11/04 for $70,000. It contained about 5.03 acres, was generally wooded and contained no improvements. The road was just gravel surface but power was available. The unit value was about $0.32 per square foot. Parcel 021-20-4015 (Parcel C) at 9272 Flagler Road sold 12/03 for $82,500. The parcel was long and narrow, generally wooded and power was available along the road but there was no water source. The tract contained about 7.26 acres and the unit value was about $0.26 per square foot. Comparing Parcels A&B, Parcel B was 13,939sflargerthan Parcel A and sold for $500 more. That would indicate a contribution value of only about $0.04 per square foot for the excess land but the minimal difference in size is generally lost in the fact that both were probably seen as basic building sites for the area and the sale price was about the minimum for the site value. Comparing Parcels B&C, Parcel C contained about 97,138 square feet more than Parcel B and sold for $12,500 more. In this comparison, the contribution value of the excess land was about $0.13 per square foot. Comparing Parcels A&C, Parcel C contained about 111,077 square feet more and sold for about $13,000 more. In this comparison, the contribution value of the excess land was about $0.12 per square foot. 6. Parcel 002-35-2031 was only about 100 x 100 feet or about 10,000 square feet and sold 2/03 for $1,000. It is in the Gardiner area and a long way from the subject or any of the other comps but it is a somewhat unique sale and offers an interesting comparison. It was part of what had been the old railroad right of way through a tract already owned by the purchaser. The purchaser's tract was on both sides of this parcel and the right of way over tracts on each side had already been absorbed by the parcels on either side. There was nq road frontage or easement access to it, it was basically land locked. Due to the size, it would not have been considered buildable even if there was access. The market for it would have been limited to one of the adjacent parcel owners but it would have had the most value to the purchaser because it would re-connect both portions of the purchasers site. The unit value was only about $0.10 per square foot. '1 # Page LOG ITEM ~ 13 , Qtl1_ MAR 2 3 2006 .-J - 10 - ", "'ll"H.f..~-~ I"r 1 . u _...~~:E.:~~~~:~~ CORRELATION Although excess land is not considered buildable as a stand alone site, it can be usable as additional yard, an area for parking, a garage or some other building or even part of the buildable area when combined with other land. The contribution value can be affected positively by some potential use for the purchaser but also negatively by the lack of potential use for the seller. In the case of Comp 1, the lot was not deemed buildable on its own and the value was thetefore affected negatively for the seller but there was potential use for the purchaser as an addition to a lot already owned that was considered buildable. In this case, the contribution value of the excess land was the highest of the comps shown here but far less than was demonstrated in the sales of fully usable sites. It was in an area where there was view of the water and mountains and that might also have been a factor but it appears to be very minimal when compared with the other sales. The comparison in comp 2, supports the limited value of a lot that might not be buildable at all or might cost as much as some other buildable lot to remedy the problem that makes it not buildable. In this case, the purchaser did not own an adjacent lot and might have only purchased the lot on the off chance that some feasible solution to the septic situation might be found in the future. Because the future use appears to be seen as less certain might be a factor in the unit value being less than the lot in comp 1. Comp 3 is more the same situation as comp 1 but it is in a forested area with no real outside view. The unit value is about equal to the lot in comp 2 which might suggest that the better use potential over comp 2 is offset by the view potential in comp 1. The tracts in comps 4 and 5 are larger than in comps I through 3 but the use potential is similar. However, ,to the two different sellers in comp 4, there was not very much use potential but, for the purchaser, there was potential provided the second tract could be purchased. The unit value of the smaller tract was higher, that could be somewhat related to the size or possibly the fact that it had the road frontage but it could also be somewhat due to being the later sale and the fact that it could give usability to the larg~r tract through combining the two. Comps 4 and 5 indicate a lower unit value for the excess land than in comps 1 through 3 but the excess land was included in the tracts and not being purchased separately. Comp 6 demonstrates a somewhat extreme case because the tract had almost no use to anyone except the purchaser and even that was probably pretty limited. However, this is a good demonstration of the very limited value of just ground and the impact onthe value as use comes into play. The unit value of the subject land should probably be about equal to that indicated in comps 2 and 3. The subject lands is not buildable on its own but could offer some use potential to the adjacent land. The subject land area is calculated to be about 17,400 square feet but could change somewhat if surveyed. The unit value should probably be about $0.45 per square foot, whether the total area is slightly more or less than what is calculated here. At any rate, based on the 17,400 square feet calculated here, the indicated value of the subject would be about $7,830. This' number should be rounded to about $7,800. ESTIMATED VALUE OF THE SUBJECT $7,800.00 # Page LOG ITEM IF' ~ \~_otlL MAR 2 3 2006 I _.J - 11 - , " ...:..:.;_~r.: i..O PM~~U * BOUNOARY BEMEN "TAX 2 (GOlf UNKS)" AND .TAX 2 (LESS GOlf UNKS). IS NOT DOCUI.tENTED IN' COUNTY RECORDS. / :. ." '.' :"/':"",; .::.. . .. , /. : . .:, ': ':' , "'/',_.',, ":-':, ',".,,: '\ Co ~. ~)- 0>..</ )- _ o. A1 LOG ITEM ~ r ("' ot l.:2...: # Page - 12 - c,<V -<- "?- G.. <v (i ~.J 0'') ~.J.. V r-<-~ 0- 'V ",0 30 29 32 001311002 TAX 2 (GOLF LINKS). 37.59 0, (TOTAL) (16.08 o. INSIDE GOLF COURSE) rv 001311006 TL TAX A (LESS lL TAX A 1 ) ENLGO BY TL TAX S (SEe 32) MAR 2 3 2006 i . I L'U~HJH I ,.~_....,__....__..~ J NE 1 /~ SEC~\ TWP3G RGE 1 V SCALE: 1"-20( DRWN. 2/13/92 TO\ REVlSlON~ 3/&/92 ee &/28/1; pt./ \ . '\ . \ \ ,:,:,:,:::::::::,:,:.:,:.:.:.:::~:' L. ~:SRE s. \. :,:,:,j,,':ii:':':':'.:.. "'V "- McCurdy PI. ::":'::;.r.':, FORT WOROEN " i: .:::Iil:t::::::::. STATE PARK ". .t\:\.~. Tibbals <::::> " _ ..' / '\:\"'0 ~ Lair" PORT ~.__._..~.. ~# I;JU! TO,!!,~~,E~." pt /~ ............ '\ .... z, UIlS' AVI. Hudson \ol\e. ' ' ~ . , v.e't~ ,,' r." kmans Ill/Ill , . "~<?, PIEIl ~1,~' ....< \ u, 4 ~ !It 6., Sf!l,V,J.", ..' 4 ';Ii ... 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',;,:,:.: lI' ktll PI. 1::' --,;lJ -- 'i <0 l:lSTATE PARI< ": ',:::::::::. "::::::::':'.. ~ 1 ) .~ t-"""II~ "'" 6 , ':':..',.,.,.,....."<I'....,..',.,:f C):'" '.......... .........., r ~f,~~ i ct., i I -- 0" ,~kr' ::::i:i:i:i:i::l~ t'\: W~I~~ ":::::::. - '::::::::('::' -95270) ii:\': " ... ,1: 0" ,., ......: Pt. ',:,:-:. z. ':':':':". c.n MARROWSTONE '. ..~o ~\ lj 1> i~~ J' T~6fflfj' ,II! 27 : ~:~U ~'~V~ ~ \'~~ jr~ISI.ANO " {: c I .. ~ · ':':,.: z. ':':.:.:' MYSTEAV~ ". 60870. ~ I ~'$. JEFFE~&N<' Kolo PI: ,;.: :.: ":';':':'. BAY S.f'. l E,S'WlParkRd, _ ~!O '"" \,JI!. #.~Ii' INT'L AIRPORTi~ ~~ \ ::::: :: "::::::::\ Af/:,11#ry ~,e. 59380 O~ '. .... ~ , "l' I/~' 1~~'O'~~OI AV'''S7940 ... .;:;:::; US ";:;:;l';:' a(~~~\ roo., 593110 z. · -- ," .Co )f hlmacum Creek'. Cron. ..:.:.:.:, . " .:';':': j " 1 1 liordlJna 51, · '. - 60,511tj; lid, ..!!.ureo,ner./i ,.dP.~_ ~d._~ - --~ Pt. ':::;:;:;NAVAL ::;:;:;:: :1: l' ~ordlond ~ \1,'" ca;r.. \n AdePmo..... '~<l..... 5 t. ':':-:. 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" 8,.aIlS)I,,,., ~ ~ ,,~' r.... ;~ ';~OIRd S ' ~OOf~~~ty U ~28 .C{:~ f1 )Uil26 25 _,../ 3~\,..~ ~~ \ fQ~n~as' . 1- GL~~~ l \~ 8~~1 i; / ~ 5 ~~:\'~" ~ ~~ Ollie - . . .':'< ? -i.-.' '" <\1 \,0' ,IT ~~~ 'f-~' S ;\ pt '. 2;J'! 'II ~ I ~'.,. ,- .,~ I McKtanRd. ~lsM~ChR ATS BAY ~J I,^, lind~ ~'I. ~ ~...~~ 32 ,: 33'>-\1 P' 34 III 30 36, 31 55770 ~:~ t' ,cS AI.A~K:' Rocks '" ill - 50940" I!' /' - ~ _.DOPll!!!:el)t I.. rv ~ I' ,/& ' I ~ "'~S5740 ' 0- "!~.~ 51, o~a" Pt ' . " , STANDARD ~ ~2lIII1 ,WEOOallld;J'! En Ind I Rd.PARALLEL NORTH 'l....;~ R,d. '" ~pok"Rd" ) t /S) g I 50800 ~ 51620 ~)too7. 71 --= ~ $~ '~S".'lr 55290 Clr~CI, JI~'~COIVOS r-; . ~ 5 \~\~ ~ f l/\!~SS 'c5'u:x.t,o, /7~", )It 0)\\ v~~yt:;- ~:~. "", Rocks, · '5 [k 4 I. ~ 3<<,". i<l .n er ~ I " , !' & "~ ' , , "'... ~" 01) Cemelary Rd, " ;,1-' Okt . ":0 ""~ O. - Il Rd it . - PI/,rlon \_- '" I 11:> Center #", ~ ,_ ROCk 104)"...... Ltlh "'~::. 510& ~ , . i ,__ '_ ~ r~<.L~ -=.' ~_~O1)~ (f!~'t~ .....~ -- (tr I I ( R:i'3~gJO~~sonR~:St3 t11 I .. I. '/0:" "~,,,:"'l.o ';J~ ,~~..p. ~SlndYS~o"N, ., Embody Rd. \. T~\'2"70:R~d' JM ~J' ~'I . ~ 12, r;> '7 ~)' 8 9 ~lrIl ~~,; , 61 zO_.._-, ~ /\ 12 5;~ \. 7 l::i' Ir;; ,I TOla 101 C""" 8"... .... . i j ~ ~. ""..'I ~&;/' , ......-"."i~, ,,_ ~ I ~ n Pf..... 1 (,," Lol" ..... I.., .... j \. Di '- Lair,. ~ ~" ..... ~ ~VoI Rdf ~.Ic€'~ ,rtN./, J ~'v L-J ,... r '~' ~,~ ~ .t- I 50300 larson ,(.~ 2 1, L_ ~ /0 '.:., rarbD() (Pub/'F ~, ~.' I! '. ,'_ ... ~6' fl. '~~r~' 'v~," .......... Lak, A~<"" 1l""f:.....~~.ll "'. I ,~' . ',.- -a' ~ ~('1r;1to..., ~. , ;: ~ II , 17 Ii: ." 1& '. ~.~14 13 z~ ~II~'?"~ .~.~lii.~:' pott~ '. IS, ..' ." 'l ".t~""\"" '" ) ~ 69.0.:.. J)ft.fil . ~ 2..... ~tlo, I -~. '. ' 0 8ollrl.'. so3eO"~r8.:s..LUdIOtl __60 I 1II.:':'" ~~:~\ f;'-- ~.-: dl-' li~. " --1-:" .~,~~"~ \;!~,; 1) ~t&~'~I''r\O~~ ~'~1 'ilktl r',' 1 "pOI. '9 ~... /-t,9 ~,~ . ~ , -""- .A'~ ~ .,.......... ~~ - a (% · " '" ~ . , ~. '. -~ HorSls/lOt l ' -.--~ I ~ 'J:f:0", --- J' ~, ,/~( Jl:j II . ". ''""(10~t ~~ '-- L Tf:~,.Q ~'>aYcoor;4i :a ~ '~ ~." ." .. ,~ !.-!l.l:. :', ~ '~ -2;t'~'!-7..o :29 28')~~i~ ~;~o~.:.......~...'.' 'ill. - .", ~, · ~ I,r 0 ~OJ'~ r · ~~~X ;r. ,'~ I t'\ : : II Q _1'i,a,. '. qI>; '~111 ~"'" . ~y "-- C) r I 13 ..... ,----- ..,.... _._'--'--". a;,,-" ....! >;i :~.... ii\l\ ".r-- _: \0 : I ( - -,_ tI__.._.< ..< r- 122r~ RIE V,2'140' JNJ~"'r,'dO'.):? ,',.~' 9002 t Z 1:1V~ Point Wilson Ross PI. : i org. --< \ ,.... .. '" SUBJECT: Discovery B9Y Golf Club Entry Road~ Port Townsend Wa . Entry Road . Looking NE . From Cp Geo Rd . Entry Road . Looking SW . From Club House . Cape George Road . Looking SE . Subject at Left \ ! MAR 2 3 2006 EM # ~ " Page l7 otn - 14 -