HomeMy WebLinkAboutWorkshop re Piehl Property Appraisal Appraisal Report
Parcel Owned by
Kingdon and Sandra Piehl
Located
180t Ft. W. of Linger Longer Rd. & Muncie Ave.
Quilcene, WA 98376
Jefferson County Tax Parcels
No. 991201002 & 991201004
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As of August 29, 2023
R. F. DUNCAN &ASSOCIATES, INC.
Richard F. Duncan, MAI
R . F . D U N C A N & ASSOCIATES INC .
A P P R A I S E R S & C O N S U L T A N T S I N R E A L E S T A T E
September 5, 2023
Ms. Tami Pokorny,Natural Resources Program Coordinator
Environmental Public Health
Jefferson County Public Health
615 Sheridan Street
Port Townsend, WA 98368
RE: Appraisal Report of Parcel Owned by Piehl W. Kingdon; Located 180t Ft. W. of Linger
Longer Rd. & Muncie Ave., Quilcene, WA 98376 (Parcel No. 991201002 & 991201004)
Dear Ms. Pokorny:
At your request, we have made an inspection and prepared an appraisal of the above referenced
parcel. This appraisal is an appraisal report as defined by the Uniform Standards of Professional
Appraisal Practice (USPAP) formulated by the Appraisal Foundation. This report has been prepared
in compliance with USPAP and the appraisal requirements of the Washington State Recreation and
Conservation Office (RCO).
The subject consists of two adjacent undeveloped parcels consisting of approximately 1.04 acres.
The agency proposes a total fee simple acquisition of the subject parcel.
Based upon my investigation and analysis of available information, the market value the subject
site, as of August 29, 2023, was:
FORTY FIVE THOUSAND DOLLARS
($45,000)
The analysis and land values in this appraisal are based on the data available to the appraiser
at the time of the assignment and apply only as of the effective date indicated. No analysis or
opinions contained in this appraisal should be construed as predictions of future market
conditions or value.
The reader's attention is directed to the Underlying Assumptions and Limiting Conditions, which
are included in the accompanying Appraisal Report.
Respectfully submitted,
Richard F. Duncan, MAI Anthony Duncan, Trainee
Table of Contents
Letterof Transmittal........................................................................................... I
Tableof Contents................................................................................................II
Certification............................................................................................... Page 1
Summaryof Salient Facts............................................................................ Page 4
SubjectMaps and Photos............................................................................ Page 5
Assumptionsand Limiting Conditions.........................................................Page 10
Area and Neighborhood Description............................................................Page 14
SubjectDescription................................................................................... Page 18
Highestand Best Use Analysis.................................................................. Page 24
Valuation................................................................................................. Page 26
...................................................Addenda............................................................
OwnerContact......................................................................................................
Appraiser's Qualifications......................................................................................
MarketData Sheets ..............................................................................................
SiteDevelopment Review Determination..............................................................
TitleReport ..........................................................................................................
CERTIFICATION
I certify that, to the best of my knowledge and belief:
The statements of fact contained in this report are true and correct.
The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting
conditions and are my personal, impartial and unbiased, professional analyses, opinions and conclusions.
I have no present or prospective interest in the property that is the subject of this report and no personal
interest with respect to the parties involved.
I have performed no other 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.
I have no bias with respect to the property that is the subject of this report or to the parties involved with
this assignment.
My engagement in this assignment was not contingent upon developing or reporting predetermined results.
My compensation for completing this assignment is not contingent upon the development or reporting of a
predetermined value or direction in value that favors the cause of the client, the amount of the value
opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to
the intended use of this appraisal.
The appraisal was developed and the appraisal report prepared in conformance with the Appraisal
Standards Board's Uniform Standards of Professional Appraisal Practice.
I have made a personal, physical, inspection of the property appraised, and the property owner or
designated representative for ownership was given the opportunity to accompany me on the property
inspection.
No one else provided significant real property appraisal assistance to the person signing this certification.
The reported analyses, opinions and conclusions were developed, and this report has been prepared, in
conformity with the Code of Professional Ethics and Standards of Professional Appraisal Practice of the
Appraisal Institute.
The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly
authorized representatives.
As of the date of this report Richard F. Duncan MAI is current with respect to the continuing education
requirements of the Appraisal Institute for the MAI designation.
The property has been appraised for its fair market value as though owned in fee simple. I last made a
personal inspection of the property that is the subject of this report on 8-29-2023.
The Date of Value for the property that is the subject of this appraisal is 8-29-2023.
Per the MARKET VALUE definition herein, the value conclusions for the property that is the subject of this
appraisal are on a cash basis and are:
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MARKET VALUE: $45,000
Name: Richard F. Duncan, MAI
Date Signed: 9-5-2023
Signature ��r_n �'`""i Signature
Washington State - Certified General Real Estate Appraiser, Certification Number: 1100496
Washington State- Registered Real Estate Appraiser Trainee, Certification Number: 20123052
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Appraisal Problem/Preliminary Discussion
The subject consists of two adjacent undeveloped parcels totaling approximately 1.04 acres
located 180f feet west of Linger Longer Road and Muncie Avenue, Quilcene, WA.The two parcels
are zoned for residential development, and they are located within a flood zone. As part of this
appraisal, we contacted the Jefferson County Department of Community Development (DCD) for
a site development review to ascertain whether these parcels would be granted approval for
development as a homesite.
According to the "Legal Lot of Record Determination for Development Eligibility" dated July 10,
2023 (See Exhibit in Addenda), "the Jefferson County DCD has determined that the property is
not a legal lot of record. The lot may be conveyed under its current legal description per RCW
58.17.210 but is ineligible for development permit applications per Chapter 18.12 ]CC".
Based on the Jefferson County DCD determination, we have concluded that the highest and best
use of the subject property is as a recreational site due to its lack of development potential.
The agency proposes a total acquisition of the subject parcel to support their on-going restoration
program of the Big Quilcene River in the subject area.
Larger Parcel Analysis
In condemnation, the portion of a property that has unity of ownership, contiguity, and unity of
use, the three conditions that establish the larger parcel for the consideration of severance
damages. Also known as the "Parent Parcel". The owner owns two adjacent parcels that are
undeveloped and zoned for residential development. The Jefferson County DCD has indicated in
a site development review that neither parcel would be permitted for development, and we have
concluded the market would seek both parcels together as one large recreation site, for Tax
Parcel 991201004 access to Muncie Avenue and Tax Parcel 991201002 close proximity to the Big
Quilcene Riverbank.The larger parcel for the purpose of this appraisal is the entire subject parcel,
which is Jefferson County Tax Parcel 991201002 & 991201004, consisting of approximately 1.04
acre.
Extraordinary Assumptions for Appraisal
A) No Phase One Environmental Assessment was available for this appraisal. During our site
inspection, we noted the presence of an old recreational vehicle and we have assumed that the
subject is free of environmental contamination in this appraisal.
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Summary of Salient Facts and Conclusions
Type of Appraisal: Appraisal Report.
Owners of Record: The fee ownership is vested in the Heirs and
Devisees of Carroll M. Mercer, deceased, and Ruby
L. Mercer, as her separate estate. The property was
sold on contract in 1968 and in 1978 the contract
purchaser's interest was assigned to Kingdon
William Piehl, and Sandra L. Piehl, husband and wife,
who maintain the contract purchaser's interest in the
subject as of the date of this appraisal.
Location: 180f feet west of Linger Longer Road and Muncie
Avenue, Quilcene, WA 98376.
Tax Parcel Numbers: 991201002 & 991201004.
Date of Appraisal: August 29, 2023.
Zoning: RR-5 (Rural Residential-Five).
Improvements: Undeveloped.
Highest and Best Use
Site as Vacant: Recreation Site.
Subject as Improved: Undeveloped.
Land Area Before Acquisition: 1.04 acre.
Land Area After Acquisition: -0- (Total Acquisition)
Land Area to Be Acquired in Fee: 1.04 acre.
Market Value, "as is"as of
August 29, 2023: $45,000.
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Plat Map
180t Ft.
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Muncie Ave
(The Dimensions Indicated are Approximate from the Jefferson County GIS and are
Not Based on a Survey)
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Aerial Photo (Jefferson County GIS)
qq
E44
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Subject Photos
(All Photos Taken by Anthony Duncan on August 29, 2023)
Facing NW Towards the Interior of the Subject.
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d
Facing East Towards the Interior of the Subject (Taken From Linger Longer Rd.)
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Subject Photos
(All Photos Taken by Anthony Duncan on August 29, 2023)
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Facing East Along the Subject's Muncie Avenue Frontage.
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Facing West Along the Subject's Muncie Avenue Frontage.
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Subject Photos
(All Photos Taken by Anthony Duncan on January 20, 2023)
y
Facing East Towards the Nearby Big Quilcene Riverbank.
'r
Facing NE Towards the Interior of the Subject.
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ASSUMPTIONS AND LIMITING CONDITIONS
1. The property descriptions supplied to the appraiser are assumed to be correct.
2. No survey of the properties has been made by the appraiser, and no responsibility is
assumed in connection with such matters. Maps in this study are included only to assist
the reader in visualizing the property. Property dimensions and size should be considered
as approximate.
3. No responsibility is assumed for matters of a legal nature affecting title to the property,
nor is an opinion of title rendered. The title is assumed to be good and merchantable.
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 appraiser.
5. All mortgages, liens, encumbrances, leases and servitudes have been disregarded unless
so specified within the report. The properties are assumed to be under responsible
ownership and competent management.
6. It is assumed that there are no hidden or un-apparent conditions of the properties, subsoil,
or structures which would render it more or less valuable. No responsibility is assumed
for such conditions or for engineering which may be required to discover them.
7. Unless otherwise stated in this report, the existence of hazardous material, which may or
may not be present on the properties, was not observed by the appraiser. The appraiser
has no knowledge of the existence of such materials on or in the properties. The
appraiser, however, is not qualified to detect such substances. The presence of
substances such as asbestos, urea-formaldehyde foam insulation, or other potentially
hazardous materials may affect the value of the properties. The value estimate 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
any expertise or engineering knowledge required to discover them. The employer (client)
is urged to retain an expert in this field, if desired.
8. Unless otherwise stated in this report, no environmental impact studies were either
requested or made in conjunction with this appraisal, and the appraiser 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 stated, defined, and
considered in the appraisal report.
10. It is assumed that all applicable zoning and use regulations and restrictions have been
complied with, unless a nonconformity has been stated, defined, and considered in the
appraisal report.
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
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have been or can be obtained or renewed for any use on which the value estimate
contained in this report is based.
12. The appraiser will not be required to give testimony or appear in court because of having
made this appraisal, with reference to the property in question, unless arrangements have
been previously made therefore.
13. Possession of this report, or a copy thereof, does not carry with it the right of publication.
It may not be used for any purpose by any person other than the party to whom it is
addressed without the written consent of the appraiser, 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 report, 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 appraiser. Nor shall the appraiser, employer, firm, or
professional organization of which the appraiser is a member be identified without written
consent of the appraiser.
15. It is assumed that the public project which is the object of this report will be constructed
in the manner proposed and in the foreseeable future.
16. Acceptance of and/or use of this report constitutes acceptance of the foregoing
assumptions and limiting conditions.
17. The appraiser is current with respect to the continuing education requirements of the
Appraisal Institute for the MAI designation.
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ACQUISITION APPRAISAL SALIENT INFORMATION
TYPE OF REPORT
This appraisal is an appraisal report as defined by the Uniform Standards of Professional Appraisal
Practice (USPAP) formulated by the Appraisal Foundation. This report has been prepared in
compliance with USPAP, and the requirements of the Washington State Recreation and
Conservation Office (RCO).
PROPERTY RIGHTS APPRAISED
Unless specified otherwise in this report, the property rights appraised constitute the fee simple
interest.
COMPETENCE OF APPRAISER
The appraiser has both the knowledge and experience required to competently perform this
appraisal.
PURPOSE OF THE APPRAISAL
The purpose of this appraisal was to estimate the market value of the subject as of August 28,
2023, for a proposed total acquisition of the subject by Jefferson County.
DEFINITION OF MARKET VALUE- PER USPAP
"Market Value means 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
and knowledgeably, and assuming the price is not affected by undue stimulus. Implicit in this
definition are 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 acting in what they consider their 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 sale concessions granted by someone associated with the sale."
DEFINITION OF THE LARGER PARCEL
In condemnation, the portion of a property that has unity of ownership, contiguity, and unity of
use, the three conditions that establish the larger parcel for the consideration of severance
damages. Also known as the "Parent Parcel".
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
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face amount. Market data in this appraisal are compared to the subject on an all-cash basis to
satisfy the definition of Market Value.
DEFINITION OF CLIENT
The term "Client" is defined in USPAP as -
The party or parties who engage an appraiser (by employment or contract) in a specific
assignment.
The client (intended user) is Jefferson County.
INTENDED USERS/INTENDED USE
This report is intended for the use of the client and its funding partners including the Washington
State Recreation and Conservation Office (RCO) to analyze the market value of the subject parcel
in support of a proposed total acquisition of the subject parcel.
SALES HISTORY
No sales in the past 10 years.
The subject is not currently listed for sale.
REASONABLE EXPOSURE PERIOD- We estimate an exposure period of 9 months or less for
the subject parcel.
SCOPE OF APPRAISAL
As part of this appraisal assignment, the appraiser made a number of independent investigations
and analyses. In conducting my investigation, various governmental entities were contacted for
demographic data, land policies and trends, and growth estimates. Neighborhood data were
supplemented by physical inspection of the defined area. Information regarding zoning, utilities,
and other limitations on site utilization was obtained. Both the site and the surrounding area
were inspected to determine the highest and best use, and a personal inspection of the site
improvements was conducted. The market was analyzed for past trends and current data;
estimated income, absorption and occupancy levels, and anticipated expenses were based upon
this market evidence.
A diligent search for comparable data was conducted, and comparable information was obtained
from both public and private sources. Attempts were made to contact the buyers or sellers or
other knowledgeable third parties to verify that the transactions were at arm's length, cash
equivalent, and market reflective. A reconciliation of all data considered was then completed,
resulting in the final estimate of value, as set forth herein.
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AREA/NIEGHBORHOOD DESCRIPTION
The subject is within the Quilcene community, in Jefferson County, WA, located northwest of
Victoria A-c Dabob Bay (Hood Canal). The county
faces the Pacific Ocean to the west and
Oakes° Hood Canal to the east. Named for
v
PW Aogeies President Thomas Jefferson, it was
-- 5e�°im , Maryavdie
Wlvdam created in 1852 from a portion of Lewis
Island
Everett County.The county seat is Port Townsend.
Olympic
National Perk Jefferson County is at the northern half of
Seattleoenovue the Olympic Peninsula, encompassing a
- Olymplc geographic area of 1,804 square miles,
Natrona:Forest
situated south and east of Clallam County
and north of Grays Harbor County and Mason County. Central Jefferson County includes a large
portion of the Olympic National Park. The county is bordered by the Puget Sound to the east and
the Pacific Ocean directly west. Port Townsend is the only incorporated city within the entire
county and is also the County Seat. Several smaller unincorporated communities across the
county such as Chimacum and Quilcene offer as places for commercial development and
residential living. Jefferson County is known and prized for the scenic beauty of their mostly
undeveloped shorelines, marine and mountain views and forested and valley landscapes.
Much of the county is publicly owned land. About 60 percent of the county comprises the Olympic
National Park and Olympic National Forest and roughly 20 percent is under the jurisdiction of
federal and state agencies. The Hoh Reservation and a small corner of the Quinault Reservation
are also located in Jefferson County.
Jefferson County is a mid-sized county, ranking 18th in the state in land area. Its population
density, as measured by people per square mile, ranks 29th among the other counties. According
to the US Census facts publication, the July 1, 2022 population for Jefferson County was
approximately 33,589 which was an overall increase of approximately 6.2 percent from the 2010
census, which was approximately 50 percent of the growth rate for The State of Washington
during that time period (12.1%).The Population increase for Jefferson County between 1990 and
2000 was dramatic in terms of the percentage increase, estimated at nearly 27%, but relatively
small in terms of the total number of persons involved, raising the total from 20,406 in 1990 to
25,953 for the 2000 census, an increase of 5,547 persons. The 2010 Census resulted in a county
population of 29,872. This small population base reflects the rural nature of the county, and the
resource-based economy. The majority of the population is concentrated in the eastern part of
the county which includes the city of Port Townsend, and the communities of Port Hadlock,
Chimacum, and Port Ludlow. Port Townsend is home to approximately one-third of the county
population.
Historically, the region's primary economic and employment sectors have centered on the
harvesting and manufacturing of timber products. The County's current economic and
employment sectors represent a shift from timber products and agriculture to include the marine
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R. F. DUNCAN AND AssociATEs, INC. Page 14
trades, retail trade, government and tourism. Port Townsend has recently earned the reputation
as a maritime center, both locally and throughout the Puget Sound. This growing sector has
produced a number of highly-skilled marine trades'craftsmen.
The outlook for Jefferson County is for continued slow growth in terms of population, economic
growth, and property appreciation.
The subject parcel is located in the community of Quilcene which is northwest of Dabob Bay on
Hood Canal, and approximately 25 miles
Fort Casey southwest of Port TownsendrPP y(a roximatel 31
Dungeness O
Pon Townsend minutes driving time via SR-101). Quilcene is
Carlsborg Gree located approximately 50 miles (1 hour 51
Sequim Marr e
island
Bell Hill Ga(diner Tukey minutes via SR-305 and ferry service) from
° Hadb k�lrontlale "° Seattle, WA and 88 miles(1 hour 45 minutes from
Blyn
® Chlmacum Olympia via SR-101).
Tscorer,y Bay
Eaglcmount
ED Mats Mats The subject's immediate neighborhood is mostly
Port Ludlow
a ,9 older single family residential in character,
Leland located on the south and southeast of SR-101.
Pon on G
oU The neighborhood's approximate boundaries are
Breidablick
defined below:
tot �a� sm
Poulsbo S
Neighborhood Boundaries
North: The Community of Leland.
South: Olympic National Park and Dabob Bay.
East: Dabob Bay on Hood Canal.
West: Olympic National Park.
Physical Profile:
Neighborhood Cycle: The neighborhood is in a period of slow growth.
Property Maintenance: Maintenance levels are generally average to below average.
Infrastructure: Most streets within the subject neighborhood are asphalt
paved with paved or gravel shoulders.
Linkage/Access: SR-101 runs along the west perimeter of the neighborhood,
and provides the major transportation route, linking the
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area with Port Townsend (25 miles NW), Port Angeles
(approximately 50 miles NW) and eventually, the Pacific
Ocean Beaches (approximately 110 miles NW), and with the
City of Olympia approximately 88 miles to the southeast.
Local streets in the subject neighborhood include E. Rose
Street, Quilcene Avenue, Muncie Ave, and Linger Longer
Road.
Governmental Profile:
Zoning& Land Use Policy: Most of the neighborhood is zoned RR-Rural Residential
Development. Some of the area along SR-101 is zoned for
commercial application.
Protective Services: The neighborhood is served by police and fire protection, as
well as public transportation.
Utility Services: The neighborhood has all public utilities available including
power, telephone, natural gas, water, sewer, and cable
television. Some of the neighborhood requires extension of
the public sewer.
Environmental Concerns: None Noted.
External Obsolescence: None Noted.
Development:
The neighborhood is mostly rural residential in character with some limited commercial shopping
and services along SR101. Most sites range from 0.50 to 10 acres or more in size. Recent sales
of homes have ranged mainly from $300,000 to $550,000 though homes with saltwater frontage
have reflected higher prices of above $550,000 depending upon the size and age of the residence
and the size of the site. Recent sales and listings of single-family sites in this market have ranged
mainly from $50,000 to $175,000 parcels depending upon parcel size, water frontage/view and
other amenities. Most homes in the general neighborhood were built between 1930 and 1980,
though there are a few newer homes interspersed.
There is some limited commercial shopping and service development along SR-101 in this area,
including some churches, a smaller grocery store, a hardware store, and some restaurants. Major
shopping and services are available in Port Townsend approximately 25 miles north.
Summary:
The subject neighborhood is in the Quilcene community of unincorporated Jefferson County,
approximately 25 miles south of Port Townsend. The neighborhood is mostly rural residential in
character with some limited commercial shopping and services along SR-101. Due to its distant
proximity to a major employment center, and many major services, home and land prices are
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fairly modest when compared to the more densely populated areas of Jefferson County. The long-
term outlook is for continued slow growth into the foreseeable future.
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SITE DESCRIPTION
The following is based on available public records and an on-site inspection. Please refer to map
below:
1803
N
Location: The subject is located approximately 180f feet west of
Linger Longer Road and Muncie Avenue, Quilcene, WA,
which is on the north side of Muncie Avenue.
Shape & Size: The subject is rectangular in shape and consists of 1.04
acres, according to the Jefferson County Assessor's Office.
Topography: The subject's topography is mostly level to slightly rolling.
The majority of the site is of native vegetation.
Abutting Subject Property: Abuts Description
North: Jefferson County Owned Land.
South: Muncie Avenue.
East: Residential Land.
West: Residential Land.
Frontage: Street Frontage
Muncie Avenue 180 f Feet.
Access: Access is provided by Muncie Avenue, an asphalt paved
county road.
Flood Plain and
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Critical Area Impacts: As depicted in the map below, the northwesterly corner of
the subject (approximately 0.06-acre), is in flood zone AE-
with an average flood depth of 22 feet, according to FEMA
Panel 53031C0903C, dated 6/7/2019, which is depicted with
diagonal stripes below. The area in blue, which includes the
rest of the subject (0.98-acre), is in flood zone AO with a 2-
foot average flood depth.
s.,
177
Shoreline Management: The Big Quilcene River traverses approximately 20-25 feet
north of the subject's northwesterly boundary and is an
inventoried Priority Shoreline of the State and development
in this area of the property is subject to the requirements of
Shoreline Master Program (Title 18.25 of the Jefferson
County Code). Based on information within Jefferson County
GIS mapping system, the shoreline of the Big Quilcene River
in the vicinity of the subject property is classified as a
Conservancy Shoreline environment, which requires a
building setback from the river of 150 feet.
Environmental Hazards&
Nuisances: There was no phase one environmental study available on
the subject for this assignment. We are not qualified to
detect the presence of environmental contamination, and
the subject is appraised as clean. We recommend that the
client have a qualified professional perform an
environmental assessment on the subject prior to acquiring
the parcel.
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Easements: There are several easements indicated in the subject's title
report which are typical for residential properties in the
subject market and have no atypical impact on the fair
market value of the subject parcel.
Utilities: Available utilities include power and telephone. The
Jefferson County Department of Community Development
has indicated in a site development review dated July 10,
2023, that the subject parcel is ineligible for development
permit applications. Based on this decision, the site would
not be permitted for the installation of either an on-site well
or septic system.
Soils: Based on the subject's use and the surrounding uses, the
subject soil appears conducive to residential application.
Covenants, Conditions&
Restrictions: None.
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ZONING
The subject is zoned RR-5, Rural Residential- five-acre minimum homesite. According to 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". The subject's use as a single-family home site is
considered to be a legal non-conforming application, with respect to its size of under 5.00 acres.
TAXES
The subject is assessed for real estate taxes as follows:
Parcel No. 991201002 & 991201004
Land: $4,800
Improvements: -0-
Total: $4,800
2023 Taxes: $103.52
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IMPROVEMENTS DESCRIPTION
The subject is undeveloped.
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HIGHEST AND BEST USE
The Appraisal of Real Estate, 141' Edition, a publication of the Appraisal Institute, defines highest and
best use for a property as:
"The reasonably probable and legal use of vacant land or an improved property, which is physically
possible, appropriately supported, financially feasible, and that results in the highest value."
Summarizing the Above:
• The use must be within a realm of probability, i.e., it must be likely, not speculative or
conjectural.
• The use must be legal.
• The use must be physically possible.
• The use must be financially feasible.
• The use must be such as to return to land the highest net return (maximally productive).
Data collected concerning the surrounding neighborhood and the subject property is analyzed to
provide evidence upon which the highest and best use conclusion is based. The highest and best use
analysis allows an appraiser to gradually narrow the field of possible uses by testing it with the criteria
above. The highest and best use of a property is the foundation for the selection and analysis of
market data and is the basis upon which a property is valued.
AS VACANT
The Highest and Best Use of land or a site as though vacant assumes that a parcel of land is vacant
or can be made vacant by demolishing any improvements. The questions to be answered in this
analysis are: If the land is, or was, vacant, what use should be made of it? What type of building
or other improvement, if any, should be constructed on the land, and when?
Legally Permissible
Legal considerations which impact the subject include governmental restrictions such as zoning and
comprehensive plan classifications.
The subject is zoned RR-5, which requires a five-acre minimum homesite. However, the subject is
viewed by Jefferson County as a legally non-conforming application of the subject site with respect
to its size of under five acres.
As part of this appraisal, we contacted the Jefferson County Department of Community Development
(DCD) for a site development review to ascertain whether these parcels would be granted approval
for development.
According to the"Legal Lot of Record Determination for Development Eligibility"dated July 10, 2023
(See Exhibit), "the Jefferson County DCD has determined that the property is not a legal lot of record.
The lot may be conveyed under its current legal description per RCW 58.17.210 but is ineligible for
development permit applications per Chapter 18.12 ]CC".
Legal considerations support the subject larger parcel for recreational type uses.
Physically Possible
The subject's location and its physical characteristics are analyzed in this section.
Location
The subject is in a residential neighborhood in the Quilcene area in close proximity to the Big Quilcene
River. The location would have significant appeal as a homesite in the subject market.
Physical Characteristics
Size, shape, soils, and topography affect the uses to which a site may be developed. The utility of a
parcel may depend on its frontage and depth. Irregularly shaped parcels may cost more to develop
and, when developed, may have less utility than a rectangular parcel.
The subject's size, shape, soil conditions, and its topography are conducive to most kinds of
development.
The subject's northwesterly boundary is approximately 20-25 feet from the Big Quilcene Riverbank,
with Jefferson County owned right-of-way separating the subject and riverbank. Although the subject
does not have any direct frontage along the Big Quilcene River, it does have walkable access through
the county owned ROW, which as a practical matter may encourage users of the subject to access
the river from the subject parcel.
The subject's close proximity and access to the Big Quilcene River would make it an attractive site
for recreation types of uses, including camping, hunting, and/or fishing.
Summary
The subject's location and physical attributes support the subject as a recreation site.
Financially Feasible
The next analysis involves consideration of those uses that have been determined to be legally
permissible and physically possible to determine which are financially feasible. The Quilcene market
is presently somewhat slow but there have been a few transactions involving recreation sites within
the past few years. The limited demand in the local market will influence the value of the subject site
downward compared to other areas within closer proximity to major population centers. In our
opinion, use of the subject as a recreation site is financially feasible as of the date of this appraisal.
PIEHL PARCEL
R. F. DUNCAN AND ASSOCIATES, INC. Page 24
Maximally Productive
After considering the legally permissible, physically possible, and financially feasible uses to which
the subject could be applied, we believe the highest and best use of the subject site as vacant is for
recreational uses.
PIEHL PARCEL
R. F. DUNCAN AND ASSOCIATES,INC. Page 25
S. APPROACHES TO VALUE:
The Income Approach is not typically used in appraising residential land, and it is not applied in this
appraisal. The Cost Approach is also not appropriate for this assignment, and it is not applied. The
Sales Comparison Approach is applied in supporting the value of the subject land.
VALUATION:
Sales Comparison Approach
Scope of Data Search
In searching for comparable sales data, we confined the search criteria to land sales within the
subject's surrounding area for the period January 01, 2020, to the date of this appraisal. Sales
sources utilized included the Northwest Multiple Listing Service and Jefferson County Public Records.
The table on the following page summarizes the comparable sales analyzed in estimating the fair
market value of the subject land. Individual market data sheets for each sale, along with property
sketches and photographs, are included in the addenda of this report. Confirmation of each sale has
been obtained from buyer, seller, broker, or other parties believed to be knowledgeable about the
details of the transaction, whenever possible. When direct verification was not possible, we relied
upon public records or similar data sources.
Unit of Comparison
The comparable sales are analyzed on an overall price per site basis as this provides the closest
correlation and it is also the most prevalent indicator of value employed by market participants.
Adjustments
Lack of uniformity within the available comparable sales data prevents the direct extraction of
adjustments. General analysis reflecting market behavior is used to determine which comparables
are superior or inferior to the subject. This analysis establishes value parameters for the subject,
allowing for a final conclusion of value.
PIEHL PARCEL
R. F. DUNCAN AND ASSOCIATES, INC. Page 26
TABLE OF •
i
Sale Location Zoning Date Price Size $/acre Comments
1 Recreation Site RR-20 3-16-22 $52,000 0.22 acre $236,363/ac This is a mostly triangular shaped site off Duckabush
W.of and Adj.to 4441 Road in near proximity to the Ranger Hole Trail head
Duckabush Rd, and the Olympic National Park.The site has power
Brinnon,WA and telephone in the street.The parcel is improved
with a gravel driveway,and it has approximately 95
feet of river frontage along the Duckabush River with
riverbank access and it was marketed and sold as a
recreational site.
2 Recreation Site RR-5 Listing $85,000 1.42 acres $59,859/ac This site is a rectangular shaped parcel off Rice Lake
E.of and Adj.to 107 D. in Quilcene, Washington. The site is mostly level in
Olin Rd,Quilcene,WA topography with a moderate covering of native brush
and trees.The site has no utilities available,and it is
being marketed as a recreational site.
3 Recreation Site RR-5 3-17-22 $77,000 1.90 acres $40,526/ac This site is a rectangular shaped parcel off Rice Lake
E.of and Adj.to 107 D. in Quilcene, Washington. The site is mostly level in
Olin Rd,Quilcene,WA topography with a moderate covering of native brush
and trees.The site has no utilities available,and it was
sold as a recreational site.
4 Recreation Site RR-5 2-21-23 $50,000 0.91 acre $54,945/ac This site is a rectangular shaped parcel with frontage
West of and Adj.to 172 along Thomdyke Bay in Port Ludlow,Washington.The
Soaring Eagle Rd., Port site is sloping in topography with a steep drop from
Ludlow,WA 240 feet above sea-level to 20 feet above sea-level on
the southerly two thirds of the property.The site has
electricity available.This site was marketed and sold
as a recreational site.
5 Recreation Site CF-80 1-6-23 $37,000 1.03 acres $35,922/ac This is an irregularly shaped lot zoned for commercial
12 Old Tarboo Lake Rd, forestry.The site is rolling in topography,and it has
Quilcene,WA power available from the street. It is partially treed,
and it was sold has a rec site with speculation for
possible development potential in the future. The
parcel has a type 5 DNR non-fish-bearing stream that
runs east-west through the center of the parcel.
No adjustments to the comparable sales were required for Property Rights Conveyed, Terms of Sale
(financing terms/cash-equivalency) and/or Conditions of Sale.
Comparative Analysis: The subject site consists of approximately 1.04 acres. The comparable
sales are now compared to the subject based on major value influencing characteristics such as
size, location, date of sale, and accessible utilities.
Comparable One is located on the westerly side of Duckabush Rd, in Brinnon, approximately 9
miles southwest of the subject. This comparable is roughly equal for utilities. This sale is inferior to
the subject for its sloping topography, smaller size, and slightly older date of sale. This comparable
is considered superior for its river frontage of 95 feet along the Duckabush River. All factors
considered; we believe this comparable to be a high value indicator for the subject at $52,000.
Comparable Two is located on the east side of Rice Lake in Quilcene, approximately 1.5 miles
northwest of the subject, and it is roughly equal for zoning, location, and topography. This
comparable is superior to the subject for its larger size, its water frontage, and because it is a listing.
This comparable is inferior for its lack of power to the site. Overall, this comparable is considered to
be high value indicator for the subject at an asking price of $85,000.
Comparable Three is located on the east side of Rice Lake in Quilcene, approximately 1.5 miles
northwest of the subject, and it is roughly equal for zoning, location, and topography. This
comparable is superior to the subject for its larger size, and for its water frontage. This comparable
is considered to be inferior for its lack of power to the site. Overall, this comparable is considered to
be a high value indicator for the subject at $77,000.
Comparable Four is located on the north side of Thorndyke Bay in Port Ludlow, approximately 6.50
miles east of the subject, and it is roughly equal for zoning, date of sale, and size. This comparable
is superior to the subject for its direct water frontage. This comparable is considered inferior to the
subject for its narrow shape and its steep sloping topography. Overall, this comparable is considered
to be a slightly high value indicator for the subject at $50,000.
Comparable Five is located on the east side of Center Road in Quilcene, approximately 4.80 miles
northeast of the subject, and it is roughly equal for size, date of sale, and utilities. This comparable
is inferior to the subject for its less interior location along Center Road, and inferior for its lack of
proximity to river access. All factors considered; we believe this comparable to be a low value indicator
for the subject at $37,000.
The following grid summarizes the comparison and qualitative adjustment process for the land
comparables:
Comparable Subject One Two Three Four Five
Sales $52,000 $85,000 $77,000 $50,000 $37,000
Price/Site
Property Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple
Rights
Conveyed
Adjustment -0- -0- -0- -0- -0-
Adjusted $52,000 $85,000 $77,000 $50,000 $37,000
Price
Financing Market Market Market Market Market
Adjustment -0- -0- -0- -0- -0-
Adjusted $52,000 $85,000 $77,000 $50,000 $37,000
Price
Conditions Arm's Arm's Arm's Arm's Arm's
of Sale Length Length Length Length Length
Adjustment -0- -0- -0- -0- -0-
Adjusted $52,000 $85,000 $77,000 $50,000 $37,000
Price
Market 3/22 Listing 3/22 2/23 1/23
Conditions Inferior Superior Inferior Equal Equal
at Time of + +
Sale
Location Muncie Duckabush Rice Lake Road, Rice Lake Road, Soaring Eagle Old Tarboo
Avenue, Road, Quilcene Quilcene Rd, Lake Rd,
Quilcene Brinnon Equal Equal Port Ludlow Quilcene
Equal = = Equal Equal
Size 1.04 0.22 1.73 1.90 0.91 1.03
(acres) Inferior Superior Superior Equal Equal
Topography Level to Sloping Level Level Sloping Rolling
slightly Inferior Equal Equal Inferior Equal
rolling + _ _ + _
Utilities Power Power None None Power Power
Equal Inferior Inferior Equal Equal
Water None 95 Ft. 170 Ft. 115 Ft. 65 ft. None
Frontage Close Duckabush Rice Lake Rice Lake Thorndyke Bay +
Proximity River Superior Superior Superior (no proximity to
to Water Superior waterfrontage)
frontage.
Building None. None None None None None
i Equal Equal Equal Equal Equal
Adjusted $52,000 $85,000 $77,000 $50,000 $37,000
Price/Site
j......
Net -- -- -- -- --
Adjustment
Value High High High Slightly High Low
Indication
for Subject
Value Indication - Between $37,000 and $50,000
PIEHL PARCEL
R. F. DUNCAN AND ASSOCIATES, INC. Page 29
Correlation and Conclusion:
The comparables support a range of value for the subject of approximately $37,000 to $85,000.
Comparable Two supports the high end of the range at $85,000 mainly due to its status as a listing
and 170 feet of Rice Lake frontage. Comparable 5 supports the low end of the range for the subject
at $37,000 due to its lack of river access and less interior location.
The remaining comparables range from approximately $50,000 to $77,000, and in our opinion, all of
these comparables are high value indicators for the subject, due to the superior water frontages of
Comparable One ($52,000), Three ($77,000), and Four ($50,000).
As discussed in this appraisal, the subject's northwesterly boundary is approximately 20-25 feet from
the Big Quilcene Riverbank, with Jefferson County owned land separating the subject from the
riverbank. Although the subject does not have any direct frontage along the Big Quilcene River, it
does have walkable access through the county owned property, greatly improving the site's
attractiveness compared to other recreation sites without proximity to water access.
In our opinion, the market would place the subject between $37,000 as supported by Comparable
Five and $50,000 as supported by Comparable Four. In our opinion, the comparable sales support a
value for the subject of approximately $45,000.
PIEHL PARCEL
R. F. DUNCAN AND ASSOCIATES, INC. Page 30
13. REPORT OF CONTACT WITH OWNER:
Person(s) Contacted: Sandra Piehl-owner
Address: 21637 Bond Road NE, Poulsbo, WA 98370-9034
Date of Contact: 9-1-23
Date of Joint Inspection: None.
Phone: 206-369-1542
Identify all participants in the joint inspection: Richard Duncan spoke with Mrs. Piehl on 9-1-23 by
telephone. The owners had no questions about the appraisal process and no joint inspection was
scheduled.
14. PERSONALITY REALTY REPORT:
State and Federal standards require the appraiser to identify the Ownership of real property
improvements and personal property.
No personal property impacted.
14. ADDENDA:
PIEHL PARCEL
R. F. DUNCAN AND ASSOCIATES, INC. Page 31
RICHARD F. DUNCAN, MAI
EXPERIENCE
• PRESIDENT
R.F. Duncan &Associates, Inc. Olympia, WA
• FEE APPRAISER
Anderson Appraisal, Inc. Olympia, WA
• REAL ESTATE APPRAISER
Clark County Department of Public Works Vancouver, WA
• REAL ESTATE APPRAISER/RIGHT-OF-WAY AGENT
Washington State Department of Transportation Vancouver, WA
• REAL PROPERTY MANAGER
Phoenix Properties, Inc. Gresham, OR
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 I
• Principles of Real Estate Appraisal II
• Uniform Standards of Professional Appraisal Practice
Appraisal Institute Courses
• Successfully challenged Real Estate Appraisal Principles
• Successfully challenged Basic Valuation Principles
• Capitalization Theory and Techniques
Part A
• Capitalization Theory and Techniques
Part B
• Report Writing and Valuation Analysis
• Advanced Applications
PIEHL PARCEL
R. F. DUNCAN AND ASSOCIATES, INC. Page 32
Anthony Duncan is an Appraiser Trainee who has been providing assistance with the
preparation of appraisals and other appraisal services for the past 3.00 years. Anthony Duncan is
presently licensed as an appraiser trainee with the State of Washington, and he is on schedule to
have his Washington State General Appraiser certification by December of 2023. Anthony Duncan
has worked on several large scale right of way appraisal projects in over the past 3.00 years
having performed over 40 appraisals and over 300 Administrative Offer Summaries for a variety
of agencies.
PIEHL PARCEL
R. F. DUNCAN AND ASSOCIATES,INC. Page 33
Comparable Sales Map
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PIEHL PARCEL
R. F. DUNCAN AND ASSOCIATES, INC. Page 34
MARKET DATA
Sale No. 1
(1) ADDRESS or LOCATION: W. of and Adj. to 4441 Duckabush Rd, Brinnon, WA
(2) SALE SKETCH AND PHOTO ARE ON FOLLOWING PAGE;
(3) a. Access: Duckabush Road
b. Use at Sale: Rec Site
c. H & B Use: Rec Site
d. Zoning: RR-20
e. Dimensions: See plat map
f. Area: 0.35 Acre
g. Sale Date: 3-16-2022
h. Price: $52,000
i. Instrument Type: SWD
j. Terms: Cash to Seller
k. Ex. Tax# or AF #: E. 138710
I. Seller: George Poerner
m. Buyer: Anthony L. &Tine L. Brown
n. Confirmed with: Corey Nightingale • M4 Real Estate Group, listing agent
o. Confirmed by: Richard F. Duncan
p. Date Inspected: 7-23-2022
(4) LEGAL DESCRIPTION or TAX PARCEL NUMBER: Tax Parcel Number 503013008
(5) PHYSICAL CHARACTERISTICS (confirmation information, property description at sale, changes since
sale, etc.): This is a mostly triangular shaped site off Duckabush Road in near proximity to the Ranger Hole
Trail head and the Olympic National Park. The site has power and telephone in the street. The parcel is
improved with a gravel driveway, and it has approximately 95 feet of river frontage along the Duckabush
River with riverbank access and it was marketed and sold as a recreational site.
(6) ANALYSIS:
ITEM CONTRIBUTION VALUE MARKET UNIT
Land: 0.22 Acres $ 52,000 $ 236,363/Acre
Buildings: -0- $ $
Other(Site, Yard, etc.): -0- $ $
TOTAL SALE PRICE $ 52,000 $
PIEHL PARCEL
R. F. DUNCAN AND ASSOCIATES,INC. Page 35
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PIEHL PARCEL
ASSOCIATES,R. F. DUNCAN AND •.•' 36
MARKET DATA
Sale No. 2
(1) ADDRESS or LOCATION: E. of and Adj. to 107 D. Olin Rd, Quilcene, WA
(2) SALE SKETCH AND PHOTO ARE ON FOLLOWING PAGE;
(3) a. Access: Rice Lake Rd
b. Use at Sale: Rec Site
c. H & B Use: Rec Site
d. Zoning: RR-5
e. Dimensions: See plat map
f. Area: 1.42 Acres
g. Sale Date: Listing
h. Price: $85,000
i. Instrument Type: N/A
j. Terms: N/A
k. Ex. Tax# or AF #: N/A
I. Seller: Jerry O'Gorman
m. Buyer: N/A
n. Confirmed with: Wade Johnston • Johnston Realty, listing agent
o. Confirmed by: Richard F. Duncan
p. Date Inspected: 7-23-2022
(4) LEGAL DESCRIPTION or TAX PARCEL NUMBER: Tax Parcel Number 702122008
(5) PHYSICAL CHARACTERISTICS (confirmation information, property description at sale, changes since
sale, etc.): This site is rectangular shaped parcel off Rice Lake in Quilcene, Washington. The site is mostly
level in topography with a moderate covering of native brush and trees. The site has no utilities available,
and it is being marketed as a recreational site.
(6) ANALYSIS:
ITEM CONTRIBUTION VALUE MARKET UNIT
Land: 1.42 Acres $ 85,000 $ 59,859/Acre
Buildings: -0- $ $
Other(Site, Yard, etc.): -0- $ $
TOTAL SALE PRICE $ 85,000 $
PIEHL PARCEL
R. F. DUNCAN AND ASSOCIATES, INC. Page 37
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MARKET DATA
Sale No. 3
(1) ADDRESS or LOCATION: E. of and Adj. to 107 D. Olin Rd, Quilcene, WA
(2) SALE SKETCH AND PHOTO ARE ON FOLLOWING PAGE;
(3) a. Access: Rice Lake Road
b. Use at Sale: Rec Site
c. H & B Use: Rec Site
d. Zoning: RR-5
e. Dimensions: See plat map
f. Area: 1.90 Acres
g. Sale Date: 3-17-2022
h. Price: $77,000
i. Instrument Type: SWD
j. Terms: Cash to Seller
k. Ex. Tax# or AF #: E. 138713
I. Seller: Jerry O'Gorman
m. Buyer: Erik Pedersen & Erin Larsen Cooper
n. Confirmed with: Wade Johnston • Johnston Realty, listing agent
o. Confirmed by: Richard F. Duncan
p. Date Inspected: 7-23-2022
(4) LEGAL DESCRIPTION or TAX PARCEL NUMBER: Tax Parcel Number 702122035
(5) PHYSICAL CHARACTERISTICS (confirmation information, property description at sale, changes since
sale, etc.): This site is rectangular shaped parcel off Rice Lake in Quilcene, Washington. The site is mostly
level in topography with a moderate covering of native brush and trees. The site has no utilities available,
and it was sold as a recreational site.
(6)ANALYSIS:
ITEM CONTRIBUTION VALUE MARKET UNIT
Land: 1.90 Acres $ 77,000 $ 40,526/Acre
Buildings: -0- $ $
Other(Site, Yard, etc.): -0- $ $
TOTAL SALE PRICE $ 77,000 $
PIEHL PARCEL
R. F. DUNCAN AND ASSOCIATES, INC. Page 39
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R. F. DUNCAN AND AsSOCIATES, INC. Page 40
MARKET DATA
Sale No. 4
(1) ADDRESS or LOCATION: West of and Adj. to 172 Soaring Eagle Rd., Port Ludlow, WA 98365
(2) SALE SKETCH AND PHOTO ARE ON FOLLOWING PAGE;
(3) a. Access: Soaring Eagle Road
b. Use at Sale: Recreational
c. H &B Use: Recreational
d. Zoning: RR-5
e. Dimensions: See plat map
f. Area: 0.91-acre
g. Sale Date: 2/21/2023
h. Price: $50,000
i. Instrument Type: SWD
j. Terms: Cash to Seller
k. Ex. Tax# or AF #: E. 140563
I. Seller: Clarence &Merry Cain Living Trust
m. Buyer: John M. Wagner
n. Confirmed with: Scott Rogers• Coldwell Banker Best Homes, listing agent
o. Confirmed by: Richard F. Duncan
p. Date Inspected: 8/29/2023
(4) LEGAL DESCRIPTION or TAX PARCEL NUMBER: Tax Parcel Number 942300025
(5) PHYSICAL CHARACTERISTICS (confirmation information, property description at sale, changes since
sale, etc.): This site is a rectangular shaped parcel with frontage along Thorndyke Bay in Port Ludlow,
Washington. The site is sloping in topography with a steep drop from 240 feet above sea-level to 20 feet
above sea-level on the southerly two thirds of the property. It has a moderate covering of native brush and
trees. The site has electricity available. This site was marketed and sold as a recreational site.
(6) ANALYSIS:
ITEM CONTRIBUTION VALUE MARKET UNIT
Land: 0.91-acre $ 50,000 $ 54,945/AC
Buildings: -0- $ $
Other(Site, Yard, etc.): -0- $ $
TOTAL SALE PRICE $ 50,000 $
PIEHL PARCEL
R. F. DUNCAN AND ASSOCIATES, INC. Page 41
-- - -
PIEHL PARCEL
R. F. DUNCAN AND ASSOCIATES, INC. Page 42
MARKET DATA
Sale No. 5
(1) ADDRESS or LOCATION: 12 Old Tarboo Lake Rd, Quilcene, WA
(2) SALE SKETCH AND PHOTO ARE ON FOLLOWING PAGE;
(3) a. Access: Center Road
b. Use at Sale: Undeveloped
c. H &B Use: Recreation
d. Zoning: CF-80 (Commercial Forest)
e. Dimensions: See plat map
f. Area: 1.03 Acres
g. Sale Date: 1/6/2023
h. Price: $37,000
i. Instrument Type: SWD
j. Terms: Cash to Seller
k. Ex. Tax# or AF #: E. 140382
I. Seller: Rosie L. Von Engel
m. Buyer: Northwest Watershed Institute
n. Confirmed with: Bruce Munn* Munn Bro's Hood Canal Prop Inc
o. Confirmed by: Richard F. Duncan
p. Date Inspected: 8/29/2023
(4) LEGAL DESCRIPTION or TAX PARCEL NUMBER: Tax Parcel Number 801293003
(5) PHYSICAL CHARACTERISTICS (confirmation information, property description at sale, changes since
sale, etc.): This is an irregularly shaped lot zoned for commercial forestry. The site is rolling in topography,
and it has power available from the street. It is partially treed,and it was sold has a rec site with speculation
for possible development potential in the future. The parcel has a type 5 DNR non-fish-bearing stream that
runs east-west through the center of the parcel.
(6)ANALYSIS:
ITEM CONTRIBUTION VALUE MARKET UNIT
Land: 1.03 Acre $ 37,000 $ 35,922/AC
Buildings: -0- $ $
Other(Site, Yard, etc.): -0- $ $
TOTAL SALE PRICE $ 37,000 $
PIEHL PARCEL
R. F. DUNCAN AND ASSOCIATES, INC. Page 43
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PIEHL PARCEL
R. F. DUNCAN AND ASSOCIATES, INC. Page 44
Site Development Review Determination
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NOTICE TO TITLE
LEGAL Lurtw RECORD DETERMINATION FOR DEVELOPMENT ELIGIBILITY
FILED FOR THE RECORD AT THE REQUEST OF
JEFFERSON COUNTY DEPARTMENT OF COMMUNITY DEVELOPMENT(DCD)
(Note:DCD recommends all Legal Lot of Record Determinations
be recorded with the Jefferson County Auditor.)
Date:July 10,2023
Determination By:Gcorge Tcrry.Assistant Plamtcr
Subject:Legal Lot of Record Determination for Development Eligibility—Appraisal
Proposal:Richard F.Duncan("the applicant"►seeks approval of a Site Development Review permit
application for residential development of the following property:
Abbreviated Legal Description:QUILCENE 8LK 10 LOTS 5 THRU 8
Full Legal Description:Lots 5 through 8 inclusive,and Lot 13 through 16 inclusive.Block 10 of the
Original Townsitz of Quilcerte,as per plat recorded in Volume?of Plats.page 33,records of
Jefferson County.Washington.Situate in the County of Jefferson.State of Washington
Parcel tts:"1201002 and"1201004
Statement of Decision:
The Department of Community Desdoptncnt(DCD)has determined drat the property evaluated
under SDR2023.00033 does not meet the standards of Chapter 18.40 JC'C and Chapter 18.12 1C'C.
Jefferson County hereby issues a determination that the property is not a legal lot of record.The lot
may be conveyed under its current legal description per RCW 58.17.210 but is ineligible for
development permit applications per Chapter 18.121CC. JCC 18.12.020 requires that this
determination most be recorded with the County Auditor at the cipense of the landowner,
v� July 10.2023
(A)'�dtmntur,Jcttirwn County lXll Date
PIEHL PARCEL
R. F. DUNCAN AND ASSOCIATES, INC. Page 45
Title Report
iL
JEFFERSON TITLE COMPANY
Order Summary Sheet for Commitment No.: 90077
Enclosed: Preliminary Title Commitment
The following information is for your corvenience 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)385-20W during business hours Monday through Friday from
8:00am to 5:00pm PST or email your contact below.
Property Address: ,Quilcene,WA 98376
Seller: Kingdon W. Piehl and Sandra L. Piehl
Buyer: Jefferson County,a political subdivision of the State of Washington
Your Title Contact:
Susan Brandt Susan#Djeffersontitlecompany.com
Recording Department:
Marley Music mmusic@jeffersontitlecompany.com
we know you • •• Escrow
THANK YOU for ••
220S Washington Street,Port Townsend,WA 99368 1 phone 360.38S.2000
fax 360.38S.6967 I www.jeffersontitlecompany.com
PIEHL PARCEL
R. F. DUNCAN AND ASSOCIATES, INC. Page 46
ALTA Commitment for Title Insurance
Fi"Mmerican Utle" 6s...ar
First American Title Insurance Company
Commitment
COMhAffMENT FOR TITLE INSURANCE
Issued By
FIRST AMERICAN TITLE INSURANCE COMPANY
NOTICE
IMPORTANT—READ CAREFULLY:THIS COMMITMENT IS AN OFFER TO ISSUE ONE OR MORE TITLE INSURANCE POLICIES ALL CLAIMS
OR REMEDIES SOUGHT AGAINST THE COMPANY INVOLVING THE CONTENT OF THIS COMMITMENT OR THE POLICY MUST BE BASED
SOLELY N 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.NCLUDING A PROPOSED INSURED.
THE COMPANY-S OBLIGATION UNDER THIS COMMITMENT IS TO ISSUE A POLICY TO APROPOSED INSURED IDENTIFIED IN SCHEDULE A
IN ACCORDANCE WITH THE TERMS AND PROVISIONS OF THIS COMMITMENT. THE COMPANY HAS NO LABILITY OR OBLIGATION
INVOLVING THE CONTENT OF THIS COMMTMENTTO ANY OTHER PERSON
COMMITMENT TO ISSUE POLICY
Subjecl lo the Notice.Scheduie B.Part I—Reclurements.Schedule B.Part II—Exceptions:and the Comrritment Conditions.First American Tito
Insurance Conpany, a Nebraska Ccporatnn Ithe 'Cortpany'I- commits to issue tte Policy according to the banns a-d p•avisions of t1is
Commitment.This Conmitrnent s effectiae as of the Commdment Date shown n Schedule Afor each Poky described in Schedule A.only when the
Company has entered in Schedule A Dot tre specFied do'lar amount as the Ptoposed Policy Amount and the name o'the P oposed insured
11 all c`the Sched-e B.Pan I—Requirements have^ol been met Hrrn six morons arterihe Commit^hent Dale.this Commitment lenninates and the
ompany's liabili and obigation end.
First American Title Insurance Company
L'enns J.Giltoore P•esldere
Jettel S.Robrfson.Secretary
n mis IacW was aered elearomwaly.it oonsewres an ongifW doe mM
Ttvs page!s orVy a port or a 2016 ALTA'Co(nT anent ror Te'e ms:rance issued by Fsr American riche)nsu•ance ConriDary. T.-,,s CarnTament a nor
va!-d A-Mour the 1kIQice me CaMmIllnerr:fo issue PaKy.Me C[rnmtmerr Ca?d9ons.Scmea.de A ScltedLM 8 Part f—Requrrxnerps Sc.'teoVe 8.Part
0—Except.Gns and a cwnrer-s,gr;,afu•e by Me Cxnpa^y x!ts issumq agerrf that.may De in eiecya-e!arm.
Copyright 2006.2016 Arnaman Land TItia Association.An rights reserved.
The use of r s Form I of a-ry der•vative 7lereol;is rest cited to AL TA ICensees anti
ALTA rrerrrers in good stanc•rg as or the date of use .0.1 other uses are pror,:btez
rasa-tea u-•de•lice-se fron the AT*,-an Land Title Association �r
Fo'T5UJ(XJD*i(1-JI-Ir? Page'of 12 ALTA Comr"Inent"a Title nsu,a-ceIts-I-lbi
PIEHL PARCEL
R. F. DUNCAN AND ASSOCIATES, INC. Page 47
COIr1WMENf CONDITIONS
t. DEFINITIONS
al Know edge cr'Known':Actual or irroulad knowledge.but not con Sir.ctive notes impa fled try the Public Records
Ibl Land' T e land described in Schedule Aand affmad improvements that by law constlute real pronely The term'Land"does not ncllde
any prope ty beyond the lines of the area described in Schedule A nor any right.lite interest.estate.or easement in abutting stools
roads.avenues.alleys,lanes.ways-or waterways but this does not modify our Emil the extent that a right of access to and from the Landis
to be insured by the Policy.
lc} Mortgage A mortgage,deed of trust or other se•:nrty nstrumenL including one evidenced by ere^.tronic means aumorzed by law.
Idl Policy.Each contract of title insurance.in a form adopted by the American Land Title Association,issued or to be issued oy the Company
pursuant to this Commitment
lei 'Proposed Insured: Each Gerson identified in Srhedue A as the Proposed Insured of each Policy to be issued pursuant to this
Commitment.
If} 'Proposed Policy Amount': Each dolar amount specified in Schedule A as tie Proposed Policy Amount of eaC, Policy:o be issued
pursuant to this Commitment.
Igl 'Public Records- Records established under state statutes at the Commitment Date for the purpose of imparting constructive notice of
matters relating to real property to purchasers for value and without Knowledge.
(h) Ttle:The estate or interest described in Schedule A.
2. M at of the Schedule B. Part I—Requremenis have not been met wlhn the time perod specified in the Commitment In Issue Polcy.this
Commitment terminates and the Company s liability and ob ioalcn end.
3. The Comoanys lablity and obligation is limited by and this Commitment is not valid without:
(a) the Police:
(b) the CammIment to issue Policy.
(c) the Commlment Conditions.
(d) Schedule A.
(a) Scheduie B.Pall I—Requirements.
(f) Schedule B.Part II—Exceptions:and
(gl a counter-signature by the Company or its issuing agent:hat may be in electronic form.
4. COMPANY S RIGHT TOAMEND
The Company Trey amend this Comm tment at any time.If the Company amends this Commitment In add a defect,lien,encumbrance.adverse
claim,or other matter recorded in the Public FBmrds prior to the Commitment Dale,any liability of the Company is limited by ComrrIment
Colndtlon 5.The Company shall not be liable for any other amendment io this Commitment.
5. LN I[TATIONS OF LIABILITY
lal The Company's liabiity under Cc nmlrne^t Cc-d lion 4 is im fled to the Pm:)osed hsurl actial expense incurred n the interval between
the Company's deivery In the Proposed Insured of the Commitment and the delivery of the amended Commitment resulting from the
Proposed Insureds good faith reianoe In.
1i) compy with the Schedule B-Part 1—Requirements
(ii) eliminate,with me Company's written consent,any Scneduie B.Part II—Exceptions:or
[iii) acquire the Tile or create the Mortgage cooered by this Commitment
(b) The Company shall not be liable under Commitment Condition 5(a)if the Proposed Insured eauested the amendment or had Knowledge
of he matter and did not notify the Company about it in*ruing.
(c) The Company will only have liability under Cortrrotment Condition 4 if the Proposed Insured would not na ve incured t he expense had the
Commitment inch ided he added matter when the Commitment was lrst del vered to the Proposed Iru:red.
(d) The Companys liability shall not exceed the lesser of tine Proposed nsured's actual expense incurred in good faith and described n
Commitment Cond tons 51a8i)through 5lal(iii)or me Prcocsed Policy Amount
(a) The Company shall not be ieble for the content of the T a^sactnn Identification Data,d any.
(f) In no event shall the Company be obigated In issue the Policy referred to in this Ccmmlment unless a of the Scbedue 8 Part I—
Requberrenis hate been met to the satisfaction of the Company.
(g) In any event.the Company s eb ity s ,mited by the terms and provisions of the Poi cy
Tfrs page is oNy a Gear'•of a 2016 ALTA' Corrxnlrrrnenr for Ttre Ins lance issued by Feist American Tare mshrwce Con parry This CmrNrrrtenr s nor
vw)d M!liour-ne Notice me Carnmerment to lasire Pc%Vy,the Commirrnenr Ccrrdtions,Scnedwe A.SchwUe B,Par?1—Requvrefnents:Schedule e.Pan'
ft—Exceptions:and a counter-s,grarure by the Company or its issuing agent MW may be rn efeckonec faun.
Copyright 2ON-2016 Amman Land TNM Association_All rights reserved. �
The use of t s Form n or wy der rvati ve thereof i is restn-ted to AL TA Ill: es a-d
ALTA members in good standing as d the date of use Al ocher uses are prior trued
Recr^ted under Irce^se from the Arrherrcan Land TiOe Association - V�
Fo•m 5WOULYJ is i-31-1!j Page 2 of 12 ALTA Commitment for Title lreurwce fa-1-16)
PIEHL PARCEL
R. F. DUNCAN AND ASSOCIATES, INC. Page 48
6. LIABILITY OF THE COMPANY MUST BE BASED ON THIS COMMITMENT
jai Only a Proposed Insured identified in S31odlue A.and no diner person may make a claim under tins Ccmrrlment
Ibi Any claim rr st be based in Antract and must x restricted soleytc the terms and provisions of the Commitment
Ic} Until the Policy is issued.this Comritment as last revised s the exclusive and entire agreement between the parties it th respect to the
subject matterof ttus Commitment and supersedes all prior commitment negotiations,representations,and proposa s of any Kn d,whether
written or oral.express or implied,relating to the subject matter of this Commitment.
Idl The deletion cr^lodincatOr of any Schedule B. Pan II—Exceptcn does not constitute an agreement or obligator to provide coverage
beyond the terns and provisions of this Conmitment or the Policy.
lei Any amencrre-t or endorsement to this Commitment Must be in writing and authenticaled by a person authorzed by the Corr,wiy.
If) When the Pobry is ss-ed.all liability and obligation under this Commtment wfl)end and the Company's only iiamllly will be under the
Policy.
7. IF THIS COMMITMENT HAS BEEN ISSUED BY AN ISSUING AGENT
The issuing agent is the Ccmpany s agent only for the imAed purpose of issuing the insurance eorrm3ments and policies.Th a ssu,ng agent is
not the Company agent for the purpose of providing closing or settlement services.
8. PRO•FORMAPOLICY
Tine Company may provide.at the request of a Proposed Insured.a pre-forma policy ilustratng the ccverage that the Company may provide.A
Dro.'orma pcicy neither refects the status of Title at the time that the pro-forma Do cy s delivered to a Prmosed Insured nor is it a
conmitmen'.lo nsure.
9. ARBITRATION
The Pe of contains an arbitrate,,clause.All arbitrable matters when the Proposed PolicyAmownt is$2.000 ODO or less sha-be arbitrated at the
option o'etner the Company or the Proposed Insured as the exdusrve remedy of the parties.A Proposed Insured may review a goy or the
arbitration rules at http::'www.alta.prg;arbitratQn.
Rus page!s only a,oar.'or a 2046 ALTA'Comrrfinenf br Ttre ins ranee issued by First American !be lnslrrce Company. Ttns Carrn-rrnent rs not
tvt-d oomcuf tine Nalce,tfx Commimenr ro issue Pony:the Commrment Conditra^s Schedule A.Schedu.re a Part f—Renrrremerrs Schedule B.Part
o—aceptions:and a counter-srgrrarure by"Campary ar!rs issuing agent:rta¢may De rn e(ecbro„c!arm.
Copyright 2006-2016 American Land Title Association.All rights reserved. rrrrrrtrrtr�
The use of this Form lei ai;def r•31ve tA-reo%I is resmcted 10 AL TA uceneees a-d
ALTA rnentCem in 9DOd sun_ as:t the date of use At other uses are pro,,-1c_
RZeorrited under hoer se rrorr the American Land TItie Association �e
Form 60300M(1-31-1r) Page 3of12 ALTA Conmiment for Title lnsuranceta-1.1b)
Schedule A
PIEHL PARCEL
R. F. DUNCAN AND ASSOCIATES, INC. Page 49
ALTA Commitment for Title Insurance
FirstAmerican Title-
First American Title Insurance Company
Schedule A 90077
Irunsocdon Identification Doro for rrference only
l..umg Agent:Jeffemon Title(-omprn�.Inc. Issuing Offke: 2205%%hing,ton Street.PO Box 256
Port I ots nsend.M A 99368
Issuing 011ke's ALTAR lteustry ID: 4110038
Commitment No.:90077
Property Address:,Quikene,M A 98376
WHEDULE A
1. Commitment Date:November 14.2022 at 8:00AM
2. Policy,to be issued:
(a) ®ALTA9'Owner Policy Standard
Proposed Insured.Jefferson ('ounh. a political suhdis isitnt of the Stale
of%%ashingfon
Proposed Policy Amount:$7 B1)
Promum: IUD Sales lax I BD
3. The estate or interest in the Land described or referrod to in this C'oninnunew is Fee Simple
4. The Tide is.at the Commitment Date,vested in--
The Heirs and Devisees of('arroll IN.Mercer,deceased and Ruby 1.Mercer,as her separate estate
Your title oilicer for this transaction is Susan Brandt. If you have any questions concerning this title
commitment.please do not hesitate to call me at(360)385.2000 or email susan(iF jeftersontitlecompany.com.
Th-s page-s on'y a par:of a 2076 ALTA'Corrvmtrnenr for Tefe)ns:rance issued by&W Amerran Title insurance Company. Tl,s C.,em,71enr.s nor
gaud oorf10ur me t,wce.rAe Commtrment b issue Pacy.rite Cormrrurment Cdridnrons'Schedie A,Scnedi,e S.Par'f—Rgqu rems rs &-,'vdu'e 8.Parr
ii—Excepe,ons and a cc nrer-s.9rarwe by ine Carrpry or itt.ssuutg agent mat may be rn eec9rc,ram.
Copyright 2006-2016 American Land Title Association.All rights reserved. tam
the use CO c s Fam for arty derrvaove Ihe•eef I is restn_W to AL TA hcersees and
ALTA members to good stanomg as of the date of use All ether uses are prm,wea
Raprtnted under license from the Arnencan Land Tloe Associabc� r'
Fotm5030000(1-31-17) Page 4of12 AL TACorrmvnent'Dr Trtle nsu•a-ceib-1-lb
Scredule A
PIEHL PARCEL
R. F. DUNCAN AND ASSOCIATES, INC. Page 50
5. The[and is described as follows:
Lots 5 through R inclusive.and Lot 13 through 16 inclusive.Block IU of the Original Townstte 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 rs any a oars at a 201 6 ALTAR Conmirmerit to rive osurance!ssued by Frrsr Arr.erxan Tme rnscrance Camoany TMs Conmraw.!is.not
Mbd Nlrltur me Monte me Camrnonenr to taste Pa4cy.me Comm meet Condeons;Schedule A Scnedu'e 6 Parr —R&Wremerts,Smedde 8,Part
0—Exceptions:aW a counter-signature by me Ca pw.y a ds asung age't Mar may be m eec"n-c tom
Copyright ZM-2016 Amerkan Land Title Association.A11 rights reserved.
The use cif this Form f or ary de,%atw ne(eof;is reslrictec 7c AL TA lzensees and
ALTA members in good standing asol the date of use M other uses are ptoh,b•1ed.
Reprinted under lcense from the Amehcen Lard T le Asscciaton r�r.
Fcrrn 503LOW-A 11.26-18) "age 6 of 12 AL TA Ccmmtmentfor Ltie Insurance 18-- 6:
Schedue A
PIEHL PARCEL
R. F. DUNCAN AND ASSOCIATES, INC. Page 51
ALTA Commitment for Title Insurance
FrrstAmeriran Title"'
First American Title Insurance Company
Schedule B — Part 1 901177
Conutvlittrnt \u.. 901177
SCIIEI)t LE 8,PAKI,1
Requirements
All of the following Requirements must be meC
1. The Proposed Insured must notify the Company in writing of the name of any party not rete7red to in this
Commitment who will obtain an interest in die Land or who will make a loan on the Land.The Company may then
make additional Requirements or Exceptions-
?. Pay die agreed amount for the estate or interest to be insured-
3. Pay the premiums.fees.and charges for the Policy to the Company
-
d. Documents satisfactory to the Company that convey the Title or create the Mortgage to be msureii or both-inu-st be
properh-authoriad-executed.delivered,and recorded in die Public Records.
Attached here%ith is First:American Title's form of 0%ner viler.-Affidavit. I*his form must he completed and
signed before a notary public and returned to Jefferson'd itle Company.Inc. Please do so as soon as possible se
as not to cause any delay in closing of%our transaction.
6. :According to the application for title insurance.title is to vest in persons not yet resealed and-Alien so rested
A ill then he subject to matters disclosed by a search of the records against their names,
1 he Conipans has been asked to issue an ossner's policy A ithout disclosure of the Innbihty amount.This
commitment shall be effective onh Nhen the amount of the polio}% committed for has been inserted in schedule
":A"hereof.The forthconning polio► must be issued in an amount at least equal to the full sadue of the estate
insured in accordance Aith our rating schedule on File in the office of the N%ashington State Insurance
Commissioner.
The Company may have further requirements if the undisclosed amount to be insured exceeds the current
assessed valuation.
Thvs page is bn'y a parr or a?bib ALTA s Com -armery for 'Oe insurance issued oy F,rsr American Tillie lns:rance Company. Tbs Conrntmcn!,s nor
isud N,rlad:ne f rmce me Comm trnenr!o issue Pw-cy.me Comm(mienr Condnons Schedue A Screduie a.Part f—Requirements schedu'e a.Fart
0—&cephcns.and a counter-sigrarure by!ne Campaay x,is.ssurg agent rAaf may be in sec Ronk form
Copyright 2006-2016 American Land Title Assoclabon_All rights reserved_
The use d the Fa m f or a ry deny-..ve 11wedi is resT•_ted to AL TA ice,sees a,,=
.AL TA members 11)good standing as o1 the date of use Ai other uses a•e proh,blec.
RPP, *::under scense from the Ame'ical Lana Tire AssociaCon. -
Fern)503tyx10-SIM11 11-31-11; Page 6 of 12 AL TA Commtrnentfor Tale Insurance(&1-161
Schedule Bi&811
PIEHL PARCEL
R. F. DUNCAN AND ASSOCIATES, INC. Page 52
�. It is our understanding that Darrel D.Edens i5 no» deceased.I]oNeser.Nc find no esidencc of record in
.le]Terson t buntx that said park is in fact deceased or of a probate of(he estate of said decedent- I herefore.the
company Nil]require the folloNing prior to closing.
(A) A,completed,signed and acknoNledged title company lack of p robate affidasit.the form and whslance of
N hich is subject to the approxal of this company:
(B) A copy of the decedent's last Ni1L If the dcceikut did not lease a-A III.this shoull he so noted on the lack of
probate affr]asit:
(t-)A copy of the conimunity property agreement.if such existed.if not,this should he noted on the lack of
probate affakasit:
According to Quit(']aini Deed recorded under Auditor'%Fike No.212725,Catherine B.Edens Aas executrix of
1he Estate of Darrel D.Edens.11e find no record of Probate filed in Jefferson or Kitsap[bunk,therefore lse
cannot determine the salidity of said Quit(Maim Deed.
This page-s on'y a oert or a 2076 ALTAS Com.mdmert fa T6'e fnsurarxe!ssued by F4sr American Tile fns:rance Company. Ths Corrinv rrvrt s nor
va-rd Hrrfrouf t++e Moace.the Cnmrrv&1XYW to fssue Pofty.the Comnvfinem Concetrons Schedue A'Schedure 8,Par:I—ReW remenft ScheGu'e B.Part
rf—Ercepbans.and a counfer-s,"f re by the Cartoa.y or ds ssurr agent rhaf may be rr e/ecMrvc form
Copyright 2006-2016 American Land Ttle Assoclabon-All rights reserved-
The use cl th-s Fa m i or any der var-.e Ine•eof I is resrrcted to AL TA rcc:sees a,o
ALTA rrembers it good sfandi g asof the date of use AI other uses are Proh ble.
Hepnrted under%cerise from the America,Lars Tite Association.
Form 5i)3o.ti.C-8'&BI'I1-3^-'71 Page f of 12 AL TA Ccrrnlme^tfor Tite Insurance
Sc^4dule B &BII
PIEHL PARCEL
R. F. DUNCAN AND ASSOCIATES, INC. Page 53
ALTA Commitment for Title Insurance
FirstAmeriran Title' 169glitoer
First American Title Insurance company
Schedule B - Part II 90077
SCHEDULE B.PAR 111
Exceptions(('ontinued)
THIS COMMITMENT DOES NOT REPUBLISH ANY COVENANT.CONDITION,RESTRICTION.OR LIMITATION CONTAINED lip ANY
DOCUMENT REFERREDTO IN THIS COMMITMENT TO THE EXTENT THAT THE SPECIFIC COVENANT.CONDITION,RESTRICTION.
OR LIMITATION MOLATES STATE OR FEDERAL LAW BASED ON RACE COLOR,RELIGION.SEX SEXUAL ORIE*ITATiON.GENDER
IDENTITY.HANDICAP,FAMILIAL STATUS,OR NATIONAL ORIGIN.
The Policy will not insure against loss or dangaee resulting from the terms and provisions of any lease or casement
identified in Schedule A.and will include die follois aw 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 Late and die date on which all of the Schedule B.Part
Requirements are met.
2. -raxes or assessments which are not shown as existing hens 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. t)iscrepancres,conflicts in boundary lines.shortage in arm encroachments.or any other facts which a correct survey
would disclose,and which are not shown by public record.
6. I A)Unpatented mining claims!(B)reservations or exceptions in patents or in acts authorizing the issuance thereof;
(C)water rights,claims or tide to water,Whether or not the matters excepted under(A).(H).or(C)are shown by the
public records;(D) Indian tribal codes or regulations. Indian Treaty or Aboriginal Rights. including casements or
equitable scn itudes.
7. Any hen,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 hen.or nght to lien,for services,labor materials or medical assistance theretofore
or hereafter furnished,imposed by law and not shown by the public records.
K. Any sen ice installation,connection. maintenance,construction,tap or reirnbuisenient charges costs for sewer,water.
garbage or electricity.
Ifvs page!s only a ban of a 20t6 AL rAt-Com.r.n rnerr far 70'e irsurance issued oy Firsr Arrxrsan Tice lns;rance Company. rhrs Came^,mert is nor
va0d mthdut'J+e Aicihce.:he Carm-&nea to Issue Policy the Comm-trrenr Ccnrntions:Schedc.fe.0.Schedule B,Par!I—Reginreme ts*SMed'a'e B.Parr
il—Excepriats.and a counrer-sigratlre by rile CaTWary of ds.ssuvrg agere t5at may oe rr aectorvc ram
Copyright 2W6-2016 American Land Tlie Association.All rights reserved-
The use of th a Foal is any Ihe,Wt Is res7-_1ed to AL TA icensees ar<
.AL TA members in good standng as of the date of use Al other uses are proh,bded.
Fiepanted under license`rorr the America,Land Tite Asaociatlon.
Fcrm 503L*X-8I&Bll 11-31-111 Page d of 12 AL TA Cc"mtmertfor True insurance(8.1-161
Schedule&&811
PIEHL PARCEL
R. F. DUNCAN AND ASSOCIATES, INC. Page 54
9. Lien of the real estate excise sales tax and surcharge upon any sale of said premises,if unpaid.
10. General taxes for the year 2022 which have been paid.
Amount: S 55.62
Tax Account No.: 991 —101 002
Property ID No.: 41732
Assessed value: S 2.200.00
Affects: Lou 5 to 8
General taxes for the year 2022 which have been paid.
Amount: S 55.62
Tax Account No.: 991 201(X)4
Property 1D No.: 41734
Assessed value: S 2 200.(X)
Affects: Lou 13 to 16
11. Any clam 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 pnduced from die Land.
whether such ownership or rights arise by lease,grant,exception.conveyance.resin ation,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 die Public Records.
12. Contract of Sale and the terms and conditions thereof.
Seller: Carroll M. Mercer and Ruby 1.Mercer,husband and wife
Purchaser: Darrell D. Edens and Catherine B.Edens.husband and wife
Dated: Mav 15, 1968
Recorded: Mav 21. 196M
Recording No.: 196089
Excise Tax Receipt No. 15154.dated May 21, 1968.
We do not find a Warranty Fulfillment Deed of record.
Purchaser's interest is now held of record by Kingdon William Piehl and Sandra L.Piehl,husband and wife by
instrument:
Dated: January 18, 1978
Recorded: February 21. 1978
Recording No.: 247960
Excise Tax Receipt No. 15347.dated July 9.1968
fhe seller's interest of Carroll M.Mercer is now held of record by the Heirs and Devisees of said Carroll M. Mercer.
deceased.%Nre note a probate filed in C'lallarn County Probate Case No.96-4-00029-9.Said Estate is closed.Also.the
Will of Carroll M. Mercer states that he was a single ratan,we find nothing of record to eliminate the interest of Ruby
1.Mercer.
Ttus page!s a Yy a oa^r of a 20?6 ALTA+ ComrntmerC for The Insurance Issued by F,,'st ArrWican nve)nuance Company. This Cbrrri:rnent.s nor
ua9d kirhauf the hhhce.the COMM*rent to fssue PotrCy.the Commrtmenr COn011ons Schid;de A Schedule B.Par!I—Ragwremerts�Sc;sdu'e B.Part
o—Exceptions.and a counter-s,granre by the Canpaoy or its rssung agerC LSaf,-nay be en secbrorvc form
Copyright 2006-2016 American Land Tine Association.All rights reserved_
The use of thrs Fon for a-v de•vat a thwedi is resTr*d to AL'A ice-sees a-,c
ALTA rriemaers i-good stal6ry as of the date of use AI otlie•uses;._�.ror,bte,.
Reprinted under icense'rorr the.America Land Tee Association.
Form 503000a918811(1-31-111 Page 9 of 12 AL TA Commtfrent for Trbe Insurance 0—'.-161
Scr>edule 9a&Bit
PIEHL PARCEL
R. F. DUNCAN AND ASSOCIATES, INC. Page 55
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-.tW5). 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:cry title commitment or policy.it is furnished
solely for die purpose of assisting in locating&Lund and Jctfctwn Title Company,Inc.expressly disclaurts any
liability which may result from reliance made upon it.
C. The description can be abbrcw fated as sug�cstcd below if necessary to meet the standardization requirements. 71te
full text of the description must appear in the documents(s)to be insured.
Lts 5 to 8& 13 to 16 Blk 10 Qurlcene
U. The legal description in this conunitment is based on information provided with the application and die public
records as defined in the polices to issue.The parties to the forthcoming transaction must notify the tide insurance
company pnor to closing if die description does not conform to their expectations.
E. According to die application for title insurance.title is to Vest in Jefferson County,a political subdivision of the
State of Washington-Examination of the records discloses no matters pending against said pary.
F. As of the date hereof there are no matters against Kingdon William Piehl and Sandra L.Piehl,which would
appear as exceptions in the policy to issue.except as shown herein.
PLEASE NOITE: THERE%ILL BE A FEE OF S5.46 PER E-RECORDED D(X 1-NI EN f I NCLI DED ON ALI,
RECORDING INVOICES
NOTE: A FEE MAV BE CHARGED UPON THE CANCELLATION OF THE'PHIS CONINIFFNI ENT
PURSUANT TO W:4SHINGTON STATE INSURANCE CODE ANDTHE FILED RATE OF THE COMPANl.
Rus page is aNy a cart of a X16 ALTAE Commement far Tee insurance!ssurd by First Arwtcan Ime hmrante Comoany. Tns Corynftr r:is not
feud oortxut the rt66ce the Comrmirnwf to issue Prai-ry:6he Comnurmenr Conaftnons:Sctwdede A Sahedufe S.Par!—Rc aurcemer Scheiu'e B.Part
0—Exceptions.and a counter-sig'attxe oy the Carpasy x as asir.x,agent Mat may oe z.eectroruc term
Copyright 2006-2016 American Land Tab Association-All rights reserved.
The use of this Form Ior any der wa w Ihered1 is resvr cied to AL TA icensees ana inr
AL TA menv)ws in good sta-ding as of the date of use Al other uses are prohibited.
W cinnied under icense`rorr the Arner1rar,LaM Tite Association.
Form 50=00-SI&B1111-31-1/1 Page 10 oT 12 AL TA Cammtmen[1or Tate Insurance(8.1--16)
Schedule 131&Bit
PIEHL PARCEL
R. F. DUNCAN AND ASSOCIATES, INC. Page 56
FirstAmerican Title'"
Privacy Policy
Effective October 1.2019
Notice Last Updated:January 1,2021
This Privacy Notice describes how First American Financial Corporation and its subsidiaries and affiliates (together
referred to as'First American," "we.' 'us."or'our")colecl use- store, and share your information. This Privacy Notice
applies to information we receive from you offline only.as well as from third parties, when you interact with us andfor use
and access our services and products('Products-). For more information about our privacy practices.including our online
practices, please visit https:+.'www.trstam-corrv'privacy-policy!. The practices described in this Privacy Notice are subject
to applicable laws in the places in which we operate.
What Type of Information Do We Collect About You?We collect a variety of categories of information about you. To
learn more about the categones of information we collect.please visit https:llwww.firstarr corrgprivacy-poicyl.
How Do We Collect Your Information?We collect your information: (1)directly from you: (2)automatically when you
interact w,tn us:and(3)trom third pares.ncnuarng business parties and athnates.
How Do We Use Your Information?We may use your information to a variety of ways,including but not imited to providing
the services you have requested.fulfilling your transactions.comply with relevant laws and our policies,and handing a claim.
To seam more about how we may use your information.please visit https:/iwww.firstamcorryprtvacy-poicyr.
How Do We Share Your Information? We do not sell your personal information. We only share your information.
including to subsidiaries.affiliates,and to unaffiliated third parties: (1)with your consent. (2)in a business transfer. (3)to
service providers.and(4) for legal process and protection. To learn more about how we share your infonrntion, please
visit https:+iwww.firstam.com'privacy-policy.'.
How Do We Store and Protect Your Information?The security of your information is important to us_That is why we take
commercialty reasonable steps to make sure your information is protected_We use our best efforts to maintain commercially
reasonable technical.organizational.and physical safeguards,consistent with appicabie law.to protect your information.
Haw Lony Do We Keen Your Information?We keep your information for as long as necessary in accordance with the
purpose for which it was collected.our business needs,and our legal and regulatory obligations.
Your Choices We provide you the ability to exercise certain controls and choices regarding our collection. use.storage.
and sharing of your information.You can learn more about your choices by visiting httpsJiwww.firstam.00m.'pnvacy-policy.'.
International Jurisdictions. Our Products are offered in the United States of America (US). and are subject to US
federal, state, and local law. If you are accessing the Products from another country.please be advised that you may be
transferring your information to us in the US,and you consent to that transfer and use of your information in accordance
with this Privacy Notice.You also agree to abide by the applicable laws of applicable US federal. state. and local laws
concerning your use of the Products,and your agreements with us.
We may change this Privacy Notice from time to time. Any and all changes to this Privacy Notice will be reflected on this
page. and where appropriate provided in person or by another electrorrc method. YOUR CONTINUED USE, ACCESS.
OR INTERACTION WITH OUR PRODUCTS OR YOUR CONTINUED COMMUNICATIONS WITH US AFTER THIS
NOTICE HAS BEEN PROVIDED TO YOU WILL REPRESENT THAT YOU HAVE READ AND UNDERSTOOD THIS
PRIVACY NOTICE.
Contact Us:dataprivacy@firstam.com or tog free at 1-366-718-0097.
2020 flat AMWAO Fri 1411 OD/MMUCII AA rlom�&NYSE.FAF
Form 10-PRIVACY20 112-18-201 Page 11 of 12 Pnocy Nortie i20Z)First 0.merican Fnancial Cormatoni
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PIEHL PARCEL
R. F. DUNCAN AND ASSOCIATES, INC. Page 57
N
FirstAmerican Title"
For California Residents
If you are a California resident,you may have certain rights under California law,including but not limited to the California
Consumer Privacy Act of 2018('CCPA").Aa phrases used in this section shall have the same meaning as those phrases
are used under California law.including the CCPA
Bight to Know.You have a right to request that we disclose the following information to you:(1)the categories of personal
information we have collected about or from you,(2)the categories of sources from which the personal information was
collected:(3)the business or commercial purpose for such collection and+or disclosure.(4)the categories of third parties with
whom we have shared your personal information: and (5) the specific pieces of your personal information we have
collected.To submt a verified request for this information.go to our online privacy policy at www.firstam.com'privacy-policy
to submit your request or call toll-free at 1-866-718-0097.You may also designate an authonand agent to subrrnt a request
on your behalf by going to our online privacy policy at www.firstam.corn(privacy-poicy to sutxrit your request or by calling
toll-free at 1-866-718-0097.
Right of Deletion. You also have a right to request that we delete the personal information we have collected from and
about you.This right is subject to certain exceptions available under the CCPA and other applicable law.To submit a verified
request for deletion.go to our online privacy policy at www.firstam.00m'privacy-poky to submit your request or call toll-free
at 1-866-718-0097.You may also designate an authorized agent to submit a request on your behalf by going to our online
privacy policy at www.firstam.corn/privacy-poky to submit your request or by calling toll-free at 1-866-718.0097.
Verification Process. For either a request to know or delete, we will verity your identity before responding to your
request. To verify your identity, we will generally match the identifying information provided in your request with the
information we have on file about you.Depending on the sensitivity of the information requested,we may also utilize more
stringent verification methods to verify your identity,including but not limited to requesting additional information from you
and+or requiring you to sign a declaration under penalty of perjury.
Notice of Sale.We do not sell California resident information,nor have we sold California resident information in the past
12 months.We have no actual knowledge of selling the information of minors under the age of 16.
Riaht of Non-Discrimination You have a right to exercise your rights under California law-including under the CCPA,
without suffering discrimination.Accordingly, First American will not discriminate against you in any way if you choose to
exercise your rights under the CCPA-
Notice of Collection. To learn more about the categories of personal information we have collected about Califomia
residents aver the last 12 months, please see "What Information Do We Collect About You" in
https:?rwww.firstam.corrypnvacy-policy. To learn about the sources from which we have collected that information. the
business and commercial purpose for its collection. and the categories of third parties with whom we have shared that
information, please see"How Do We Collect Your Information 'How Do We Use Your Information'. and 'Flow Do We
Share Your Information-in https:)'twww-firstam.coriVpnvacy-policy.
Notice of Sale.We have not sold the personal information of California residents in the past 12 months
Notice of Disclosure. To team more about the categories of personal information we troy have disclosed about
California residents in the past 12 months, please see'Flow Do We Use Your Information"and 'Flow Do We Share Your
Information'in https:Nwww_firstam.corrvprivacy-policy.
e 2020 PIMA onran Rn oarProrar.a+anoorinaNft*L NI npnnr d.MYSE:fas
Form 10-PMVACY20 112-18-20r Page I1 c'12 Pniecy Notice(2020 First American Fnancral Corporations
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PIEHL PARCEL
R. F. DUNCAN AND ASSOCIATES, INC. Page 58