TOWN OF EATONVILLE
Agenda Staff Report
Agenda Item No.: Meeting Date: January 11, 2021
Subject: Public Hearing for Vacation of a Prepared by: Gregory A. Jacoby
Portion of Town Right-of-Way Adjacent
Town Attorney
To Adams Avenue South Atty Routing No: 035-20
Atty Review Date: December 30, 2020
Summary: Mill Haus, LLC, owner of the proposed Eatonville Cidery and Brewery, is seeking
to vacate a portion of the alley adjacent to Adams Avenue South. Petitioner is the sole owner of
the property abutting the area to be vacated.
Before the Council can take action to approve or deny the request for street vacation, EMC
12.06.040 and state law require the Council hold a public hearing.
The area to be vacated and the parcel owned by Petitioner are illustrated on the attached Exhibit
A.
Before the vacation will become effective, the Petitioner is required to tender a check in the
amount of $11,700, which represents the full appraised value of the property. A copy of the
property appraisal is attached.
Recommendation: Staff recommends Council hold a public hearing on Petitioner’s request
for a street vacation.
Attachments:
Exhibit A: Legal Description and Figure.
Property Appraisal
Exhibit A
Narrative Appraisal Report
Proposed 1,300 SF Alley Vacation and 600 SF Dedication
West side of parcel 041614-4099
Eatonville, WA
FOR
Mr. Scott Clark
Town of Eatonville – Contract Planner
RR Larson
9027 Pacific Avenue, Suite 4
Tacoma, Washington 98444
ABS Valuation
Darin A. Shedd, MAI
419 Berkeley Avenue, Suite A
Fircrest, WA 98466
253-274-0099
dshedd@absvaluation.com
absvaluation.com
Date of Valuation: May 3, 20
20
Date of Report: May 14
, 2020
ABS Valuation Job # 20-
0078
20-0078ds – © 2020 ABS Valuation
Corporate Office
Smith Tower
506 2nd Avenue
Suite 3200
Seattle, WA 98104
206-209-3016 phone
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-252-1210 fax
thell, WA 98104
-450-4040 phone
-252-1210 fax
419 Berkeley Avenue
Suite A
Fircrest, WA 98466
253-274-0099 phone
425-252-1210 fax
absvaluation.com
May 14, 2020
Mr. Scott Clark
Town of Eatonville – Contract Planner
RR Larson
9027 Pacific Avenue, Suite 4
Tacoma, WA 98444
RE: APPRAISAL OF PROPOSED 1,300-SQUARE-FOOT ALLEY VACATION
AND 600-SQUARE-FOOT DEDICATION, LOCATED ON THE WEST SIDE
OF PARCEL 041614-4099, 303 CENTER STREET E AND ADAMS AVENUE
S IN EATONVILLE, WASHINGTON (Our File #20-0078)
Dear Mr. Clark:
In response to your request, I have completed an appraisal of the proposed 1,300-square-
foot alley vacation as well as a 600-square-foot dedication area on the west side of parcel
041614-4099, 303 Center Street E along the east side of Adams Avenue S, in Eatonville,
Washington. The purpose of the report is to provide an opinion of the market value of the
subject areas both to the proposed alley vacation and a corresponding dedication for the Mill
Haus Cidery now being developed on the larger subject site (tax parcel 041614-4009).
The Cidery/Brewery site is located at 303 Center Street E on the east side of Adams Avenue
South. The property has direct access from Adams Avenue South as well as Center Street
E. The alley dedication is a 65-foot by 20-foot undeveloped area extending east from
Adams Avenue S into the site. The dedication area is a 5-foot by 120-foot area abutting the
Adams Avenue right of way.
This is a Appraisal Report which is intended to comply with the reporting requirements set
forth under Standards Rule 2-2(b) of the Uniform Standards of Professional Appraisal
Practice (USPAP) for a Summary Appraisal Report. As such, it presents only summary
discussions of the data, reasoning, and analyses that were used in the appraisal process to
develop the appraiser's opinion of value. Supporting documentation concerning the data,
reasoning, and analyses is retained in the appraiser's file. The depth of discussion
contained in this report is specific to the needs of the client and for the intended use stated
below. The appraiser is not responsible for unauthorized use of this report.
MR. SCOTT CLARK
PAGE 2
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Based on my investigation and analysis of all relevant data, it is my conclusion the market
value contribution of the subject alley vacation area, and the dedication area, as of May 3,
2020, are as follows:
Alley Vacation Area: $11,700
Dedication Area: $5,400
If you have further questions not answered in the accompanying report, please do not
hesitate to call.
Sincerely,
ABS VALUATION
Darin A. Shedd, MAI
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Table of Contents
Page
Letter of Transmittal
Table of Contents ......................................................................... 1
Subject Photos ........................................................................... iii
Subject Photos ........................................................................... iv
Subject Photos ............................................................................ v
Subject Photos ........................................................................... vi
Executive Summary .................................................................... vii
Introduction
Identification of the Subject Property ............................................... 2
Legal Description .......................................................................... 2
History and Ownership ................................................................... 3
Date of Inspection/Valuation ........................................................... 3
Value Appraised ............................................................................ 3
Property Rights Appraised .............................................................. 3
Scope of the Appraisal ................................................................... 5
Intended Use/Client ...................................................................... 5
Special Assumptions ...................................................................... 5
Hazardous Waste ..................................................................... 5
Personal Property.......................................................................... 5
Neighborhood Description .............................................................. 6
Factual Data
Description of the Subject Property .................................................. 7
Site ........................................................................................ 7
Topography ............................................................................. 7
Access .................................................................................... 7
Utilities ................................................................................... 7
Soils ....................................................................................... 7
Zoning .................................................................................... 7
Assessed Value and Real Estate Taxes ......................................... 8
Description of Improvements......................................................
8
Highest and Best Use
As If Vacant ................................................................................. 9
Analyses and Conclusions to Value
Valuation ................................................................................... 10
Site Valuation ............................................................................. 11
Reconciliation and Conclusion ................................................... 12
Conclusion to Value ..................................................................... 14
General Assumptions and Limiting Conditions
Certification of Value
Addenda ................................................................................... 21
Comparable Sales ...................................................................... 22
Title Report ............................................................................... 28
Qualifications of Appraiser ........................................................... 29
MILL HAUS LLC DEDICATION AND VACATION AREAS
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UBJECT PHOTOGRAPHS
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Subject Photos
From Adams Avenue facing north (Dedication Area)
Interior site from Adams Avenue
MILL HAUS LLC DEDICATION AND VACATION AREAS
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UBJECT PHOTOGRAPHS
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Subject Photos
Facing east (Alley Area)
From adjacent property facing south
MILL HAUS LLC DEDICATION AND VACATION AREAS
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UBJECT PHOTOGRAPHS
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Subject Photos
Center Street facing west
Center Street facing west
MILL HAUS LLC DEDICATION AND VACATION AREAS
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UBJECT PHOTOGRAPHS
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Subject Photos
Interior site from Center Street
MILL HAUS LLC DEDICATION AND VACATION AREAS
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XECUTIVE SUMMARY
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Executive Summary
Project: Alley Vacation and Dedication for Mill Haus Cidery/Brewery
Location: East side of Adams Avenue S, abutting and within portions of
tax parcel 041614-4099, 303 Center Street, Eatonville,
Washington
Building Improvements: No building improvements of value
Site Size: Alley Vacation: 1,300 SF (65’ x 20’)
Dedication Area: 600 SF (5’ x 120’)
Utilities: Power, water, sewer to site
Zoning: Commercial (C-2) by the City of Eatonville
Highest and Best Use: Commercial Development
Value Conclusions: Alley Vacation Area: $11,700
Dedication Area: $5,400
Date of Valuation: May 3, 2020
Appraisers: Darin A. Shedd, MAI
File: 20-0078
MILL HAUS LLC DEDICATION AND VACATION AREAS
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NTRODUCTION
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AERIAL MAP
MILL HAUS LLC DEDICATION AND VACATION AREAS
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NTRODUCTION
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Introduction
Identification of the Subject Property
The property consists of a proposed 1,300-square-foot alley vacation area as well as a 600-
square-foot dedication area on the west side of parcel 041614-4099, 303 Center Street E
and Adams Avenue S, in Eatonville, Washington.
Legal Description
A title report with legal description was not provided. The subject vacation area is a 65-foot
by 20-foot area extending east of Adams Avenue S into the abutting parcel 041614-4099.
The proposed dedication area is a 5-foot by 120-foot westerly portion of parcel 041614-
4099 south of the alley and along the east side of Adams Avenue. The subject is identified
by survey mapping contained in this report.
MILL HAUS LLC DEDICATION AND VACATION AREAS
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NTRODUCTION
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History and Ownership
The subject property parcel 041614-4099 was acquired by the current ownership, Mill Haus
LLC, December 20, 2018 for $375,000. The site was comprised of 7 prior tax parcels and
consolidated after purchase (202004165001 Survey). The property had previously been
listed for $540,000.
Date of Inspection/Valuation
The subject property was inspected on various dates, most recently May 3, 2020. The
effective date of this appraisal is May 3, 2020.
Value Appraised
This appraisal provides a conclusion of market value. Market value is defined as:
1
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 is the consummation of
a sale as of a specified date and the passing of title from seller to buyer under
conditions whereby:
1. buyer and seller are typically motivated;
2. both parties are well-informed or well-advised and acting in what they
consider their best interests;
3. a reasonable time is allowed for exposure in the open market;
4. payment is made in terms of cash in United States 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 sales concessions
granted by anyone associated with the sale.
Property Rights Appraised
This appraisal considers the fee simple interest as encumbered by existing easements. Fee
simple interest is defined as:
2
Absolute ownership unencumbered by any other interest or estate, subject only to the
limitations imposed by the governmental powers of taxation, eminent domain, police
power, and escheat.
An easement is defined as follows:
3
1
From The Appraisal of Real Estate, Fourteenth Edition, 2013, Appraisal Institute, page 59.
2
From The Appraisal of Real Estate, Fourteenth Edition, 2013,Appraisal Institute, page 5.
3
From The Appraisal of Real Estate, Fourteenth Edition, 2013, Appraisal Institute, page 74.
MILL HAUS LLC DEDICATION AND VACATION AREAS
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NTRODUCTION
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An interest in real property that transfers use, but not ownership, of a portion of an owner’s
property.
This definition may be expanded as:
…the right to perform a specific action on a particular parcel of property, or portion thereof,
by the grantees who do not hold the underlying fee.
4
Exposure Period
Based on the comparable sales utilized in this report, the valuation reflects an exposure
period of 3 to 6 months having occurred prior to the date of value. Recently, however, the
global outbreak of a “novel coronavirus” (known as COVID-19) was officially declared a
pandemic by the World Health Organization (WHO). It is currently unknown what direct, or
indirect, effect, if any, this event may have on the national economy, the local economy or
the market in which the subject property is located. The reader is cautioned, and reminded
that the conclusions presented in this appraisal report apply only as of the effective date(s)
indicated. The appraiser makes no representation as to the effect on the subject property
of this event, or any event, subsequent to the effective date of the appraisal.
4
From The Appraisal of Real Estate, Twelfth Edition, 2001, Appraisal Institute, page 85.
MILL HAUS LLC DEDICATION AND VACATION AREAS
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NTRODUCTION
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Scope of the Appraisal
The subject is undeveloped and the scope of the appraisal involved a Sales Comparison
Approach. Data was collected on comparable sales of land. In appraising the subject
property, the appraisers did the following:
• Researched Metroscan, CIBA, Co-star, Pierce County, and NWMLS databases.
• Researched ABS Valuation’s existing database.
• Confirmed all land and building sales with buyers, sellers, their agents, and/or public
records.
• Inspected all comparable sales.
• Reviewed all documents as cited throughout this report.
Intended Use/Client
The intended use of this appraisal is for a proposed alley vacation as well as a land
dedication for the proposed Mill Haus Cider development on tax parcel 041614-4099. It is
not intended for any other use. The client for the appraisal is the Town of Eatonville and
intended users include the client’s authorized employees, representatives, or agents. The
appraisers do not intend use of this report by others.
Special Assumptions
Hazardous Waste
I have no information regarding the presence or absence of hazardous waste on the subject
property. This report assumes the absence of any and all hazardous waste on the subject
property. If hazardous waste is found to be present on the subject property, the valuation
contained in this report would be impacted.
Personal Property
There is no personal property included within the appraised value. The older existing
residence on site is proposed for demolition by the local Fire Department as a practice fire.
MILL HAUS LLC DEDICATION AND VACATION AREAS
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NTRODUCTION
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Neighborhood Description
The subject is located in the city of Eatonville in southern Pierce County. The city of
Eatonville is located in rural Pierce County along State Routes 161 and 7, on the way to the
foothills of Mt. Rainier to the east. Eatonville was incorporated in 1909 and according to the
Washington Office of Financial Management, has an estimated 2019 population of 2,970, up
from 2,405 as of the Census in 2010. The city is the commercial hub of southern Pierce
County with a downtown area popular with those traveling to Mt. Rainier and other scenic
areas such as Gifford Pinchot and Mount Baker-Snoqualmie National Forests. Other
attractions nearby the city include Northwest Trek, a free roaming wildlife park covering 425
acres of area, and Pioneer Farm which provides a glimpse into early pioneer farm life. The
city has traditionally been focused on the forestry industry, although declines in the timber
industry have transitioned the city into a bedroom community for areas such as Olympia to
the northwest and Tacoma to the north.
MILL HAUS LLC DEDICATION AND VACATION AREAS
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ACTUAL DATA
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Factual Data
Description of the Subject Property
Site
The subject vacation area consists of a 65-foot by 20-foot area extending east of Adams
Avenue S while the proposed dedication area is a 5-foot by 120-foot westerly portion of
parcel 041614-4099. Parcel 041614-4099 is proposed for development of a Cidery/Brewery
and the vacation and dedication area are for the development of this larger parcel.
Topography
The site is generally level and at grade with abutting frontage roads.
Access
The subject property directly abuts Adams Avenue South and Center Street E. The only
developed access is via Center Street E. Access from Adams Avenue S is also available but
this is a low volume substandard street and frontage improvements are necessary.
Utilities
Public utilities, including electricity, water, sewers, and telephone are all available to the
subject property.
Soils
No detailed soils report of the subject property was provided. Based on the current
improvements on the subject property and the improvements on the surrounding parcels, I
assume that the soils on the subject site are adequate to support development.
Zoning
The subject property is currently zoned Downtown Commercial (C-2) by the City of
Eatonville. According to the city’s land use code, the purpose of this zone is to recognize
the existence of commercial areas developed in strips along certain major thoroughfares; to
provide use incentives and development standards which will encourage the redevelopment
and upgrading of such areas; to provide for a range of trade, service, entertainment, and
recreation land uses which occur adjacent to major traffic arterials and residential uses; and
to provide areas for development which are automobile-oriented and designed for
convenience, safety, and the reduction of the visual blight of uncontrolled advertising signs,
traffic control devices and utility equipment. Dimensional and design standards are as
follows:
Commercial Zoning Development Standards
M a ximu m He ig h t 40 feet
Minimum Lot Size 10,000 SF
Minimum Front Setbac ks 25 Feet
Minimum Side Set bac ks 0%
M inimum Re a r S e t ba c ks 0
M a ximu m L o t C o v e ra g e 40%
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ACTUAL DATA
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Assessed Value and Real Estate Taxes
The subject alleyway is not assessed or taxed. The larger abutting parcel 041614-4099 of
which the dedication area is part, is assessed and taxed as follows:
2020 Assessed Value
Tax Account Land Improvements Total Taxes
041614-4099 $397,200
*
$57,900 $455,100 $0.00
* $7.38/SF
Description of Improvements
The subject is largely unimproved except for an older 1926-era 930-square-foot single-
family residence. The residence is unoccupied and will be removed for development.
MILL HAUS LLC DEDICATION AND VACATION AREAS
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IGHEST AND BEST USE
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Highest and Best Use
Highest and best use is defined as:
1
The reasonably probable and legal use of vacant land or an improved property that is
legally permissible, physically possible, appropriately supported, financially feasible, and
that results in the highest value.
As If Vacant
Physically Possible. Physically, the larger subject parcel 041614-4099 is an irregularly
shaped 1.24-acre site with frontage and utilities along Center Street E and Adams Avenue
S. The site has a good width and depth and is physically capable of supporting numerous
development scenarios.
Legally Permissible. Legally permissible uses for the site are largely governed by the C-2
(General Commercial) zoning designation. This is a commercial designation which allows for
a variety of trade, service, and even residential uses primarily situated along main
thoroughfares. Common uses in the C-2 zone range from all forms of retail and services to
office and single-family residential uses.
Financially Feasible/Maximally Productive. A feasibility analysis of the various allowed uses
is beyond the scope of this appraisal. However, the subject appears to be a developable
site within the Town of Eatonville with a variety of commercial, civic, and residential uses in
the immediate vicinity. It would appear to be financially feasible for commercial
development. Highest and best use of the site as vacant is considered to be for commercial
development pursuant to its C-2 zone.
1
From The Appraisal of Real Estate, Thirteenth Edition, 2008, Appraisal Institute,
page 278
MILL HAUS LLC DEDICATION AND VACATION AREAS
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NALYSES AND CONCLUSIONS TO VALUE
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Analyses and Conclusions to Value
Valuation
Approaches Used in the Valuation Process – The valuation is obtained by the proper
use of three different approaches to the value conclusion: the Cost Approach, the Income
Approach, and the Sales Comparison Approach. These three approaches are different in
character but related somewhat in the known facts they require to arrive at an opinion of
value from each. The final value conclusion is derived through a correlation process in
which the appraiser weighs one approach against the other to determine the relative merits
of each before coming to a conclusion.
The Cost Approach to Value is the process of first determining the value of the subject
land, to which is added the replacement cost new of the structure, less depreciation and the
cost of land improvements. The sum of the costs is the indication of value by the Cost
Approach.
The Sales Comparison Approach to Value is utilized in several different methods. Sales
of comparable land and improved properties are analyzed to determine a appropriate price
per unit value to apply to the subject. The various sales are adjusted to take into account
differences between the respective sales and the subject property.
The Income Approach to Value involves the estimation of a gross economic rental for a
subject property, which is then processed by subtracting an estimated vacancy and credit
loss and operating expenses to obtain an estimated net operating income. The net
operating income is then capitalized into a value conclusion by the appropriate capitalization
rate derived from the market to arrive at a value conclusion.
Final Correlation and Conclusion of Value – The various indications of value from the
approaches are analyzed as to how they relate to one another, as well as to the market.
The approach or approaches most appropriate are given the most consideration in arriving
at a final opinion of value. In this case, the subject is development land and only the Sales
Comparison Approach is applicable.
MILL HAUS LLC DEDICATION AND VACATION AREAS
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NALYSES AND CONCLUSIONS TO VALUE
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Site Valuation
The subject vacation and dedication area are abutting and within the larger development
parcel 041614-4099. To value the land area the appraisal analyses begins with an analysis
of comparable sales and listings. The most pertinent comparables found within the
surrounding area have been summarized in the following chart, with complete details in the
Addenda to this report.
Land Sales Summary
Sale
Sale Imp. Adjusted Usable Price/
Sale Location/Parcel Date Price Cont. Price
Area (sf)
sf
Zoning
1 209 Center Street 6/20/19 $150,000 $75,000 $75,000 7,841 $9.57 C-2
041614-4019
2 303 Center Street 12/20/18 $375,000 $0 $375,000 53,841 $6.96 C-2
041614-4099
3 126 Washington Avenue E 11/28/18 $195,000 $0 $195,000 19,312 $10.10 C-1
360500-1700; - 1690; -1680
4 207 Center Street 04/06/17 $239,000 $126,000 $113,000 8,082 $13.98 C-2
041614-4038
5 200 Marshall Avenue List ing $169,000 $0 $169,000 10,800 $15.65 C-1
360500-0360
Subj. 303 Center Street 53,841 C-2
041614-4099
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NALYSES AND CONCLUSIONS TO VALUE
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Comparable 1 is the June 2019 sale of a 7,841-square-foot site improved with a 1,172-
square-foot 1920-era office building. The site could potentially be redeveloped for retail or
residential uses. The site sits on the south side of Center Street E, just west of the subject
area. The improvements are considered to contribute $75,000 to the site indicating a land
only value of $75,000 or $9.57 per square foot.
Comparable 2 is the December 2018 sale of the subject site as purchased by Mill Haus
LLC.
Comparable 3 is the sale of an undeveloped 3-parcel site on the west side of Washington
Avenue E in Eatonville. The site is zoned C-1 and is capable of supporting commercial or
mixed-use development.
Comparable 4 is the April 2017 sale of an 8,082-square-foot site improved with a 1976-era
2,520-square-foot multi-tenant office building. The site is improved with a 6,300-square-
foot asphalt parking area. The site abuts Comparable 1 to the west and is located a short
distance west of the subject area. The improvements are estimated to contribute
approximately $126,000 ($100/SF) indicating a site value of $113,000 ($13.98/SF).
Comparable 5 is the current listing of a 10,800-square-foot site on the northwest corner of
Marshall Avenue N and Carter Street W in Eatonville. The subject is largely unimproved
except for an 888-square-foot automotive service garage. The improvements are of
nominal value and do not contribute to the overall value of the site.
Reconciliation and Conclusion
The sales produce a range on a price per square foot basis, prior to adjustments, from
$6.96 to $15.65. The range in values can mainly be attributed to date of sale, location,
physical features such as size and topography, zoning designation, access/exposure,
utilities, and date of sale.
Market Conditions: Comparable 1 is a mid 2019 sale and requires no adjustment.
Comparables 2 and 3 are late 2018 given some upward
consideration. Comparable 4 is a 2017 sale and adjusted upward.
Comparable 5 is a listing adjusted downward.
Location: With respect to location, the Comparables are each located within
the immediate vicinity of the subject property and do not require
adjustments.
Size: Comparable 2 is the subject sale. The remaining Comparables are
smaller and adjusted downward on a price per square foot basis.
Utilities: All of the comparables have similar utility access and no
adjustment for this factor is necessary.
Topography: The comparables generally consists of relatively level sites
considered comparable to the subject property and no adjustment
for topography is required.
Zoning: The Comparables have a C-1 or C-2 zone, similar to the subject.
MILL HAUS LLC DEDICATION AND VACATION AREAS
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NALYSES AND CONCLUSIONS TO VALUE
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The adjustments discussed above are not meant to be precise adjustments, but rather are
utilized to show the thought process of the appraiser, and factors considered in my analysis.
With this in mind, the following chart summarizes my analysis:
Comparable Land Sales Adjustments
Price/ Market
Site Dev/
Topography/
Zoning/ Overall
Sale sf
Conditions
Location Size Utilities Wetland Use Indication
1 $9.57 0 0 - 0 0 0 <
2 $6.96 + 0 0 0 0 0 >
3 $10.10 + 0 - 0 0 0 =
4 $13.98 + 0 - 0 0 0 =
5 $15.65 - 0 - 0 0 0 <<
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NALYSES AND CONCLUSIONS TO VALUE
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Conclusion to Value
Based on the sales, a value less than $9.57 per square foot is indicated by Comparable 1.
Comparable 2, the subject sale, is given significant weight and indicates a value above
$7.00 per square foot. Comparable 3 indicates a value around $10.00 per square foot and
is also given significant weight but has less weight than the actual subject sale 2.
Comparable 4 indicates a potentially higher value but had a building value contribution
which was allocated, and is thus given less relevance. Similarly, Comparable 5 is a listing
and given least relevance. Overall, considering all the sales and the adjustments necessary
thereto, a value of $9.00 per square foot is concluded. Based on this value, the market
value contribution of the vacation and dedication areas are as follows:
Vacation Area: 1,300 SF @ $9.00/SF = $11,700
Dedication Area: 600 SF @ $9.00/SF = $5,400
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ENERAL ASSUMPTIONS AND LIMITING CONDITIONS
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General Assumptions and Limiting Conditions
This appraisal is subject to the following limiting conditions:
1. The legal description – if furnished to us – is assumed to be correct.
2. No responsibility is assumed for legal matters, questions of survey or title, soil or
subsoil conditions, engineering, availability or capacity of utilities, or other similar
technical matters. The appraisal does not constitute a survey of the property
appraised. All existing liens and encumbrances have been disregarded and the
property is appraised as though free and clear, under responsible ownership and
competent management unless otherwise noted.
3. Unless otherwise noted, the appraisal will value the property as though free of
contamination. ABS Valuation will conduct no hazardous materials or contamination
inspection of any kind. It is recommended that the client hire an expert if the
presence of hazardous materials or contamination poses any concern.
4. The stamps and/or consideration placed on deeds used to indicate sales are in
correct relationship to the actual dollar amount of the transaction.
5. Unless otherwise noted, it is assumed there are no encroachments, zoning violations
or restrictions existing in the subject property.
6. The appraiser is not required to give testimony or attendance in court by reason of
this appraisal, unless previous arrangements have been made.
7. Unless expressly specified in the engagement letter, the fee for this appraisal does
not include the attendance or giving of testimony by Appraiser at any court,
regulatory, or other proceedings, or any conferences or other work in preparation for
such proceeding. If any partner or employee of ABS Valuation is asked or required to
appear and/or testify at any deposition, trial, or other proceeding about the
preparation, conclusions or any other aspect of this assignment, client shall
compensate Appraiser for the time spent by the partner or employee in appearing
and/or testifying and in preparing to testify according to the Appraiser’s then current
hourly rate plus reimbursement of expenses.
8. The values for land and/or improvements, as contained in this report, are constituent
parts of the total value reported and neither is (or are) to be used in making a
summation appraisal of a combination of values created by another appraiser. Either
is invalidated if so used.
9. The dates of value to which the opinions expressed in this report apply are set forth
in this report. We assume no responsibility for economic or physical factors occurring
at some point at a later date, which may affect the opinions stated herein. The
forecasts, projections, or operating estimates contained herein are based on current
market conditions and anticipated short-term supply and demand factors and are
subject to change with future conditions.
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ENERAL ASSUMPTIONS AND LIMITING CONDITIONS
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10. The sketches, maps, plats and exhibits in this report are included to assist the reader
in visualizing the property. The appraiser has made no survey of the property and
assumed no responsibility in connection with such matters.
11. The information, estimates and opinions, which were obtained from sources outside
of this office, are considered reliable. However, no liability for them can be assumed
by the appraiser.
12. Possession of this report, or a copy thereof, does not carry with it the right of
publication. Neither all, nor any part of the content of the report, or copy thereof
(including conclusions as to property value, the identity of the appraisers,
professional designations, reference to any professional appraisal organization or the
firm with which the appraisers are connected), shall be disseminated to the public
through advertising, public relations, news, sales, or other media without prior
written consent and approval.
13. No claim is intended to be expressed for matters of expertise that would require
specialized investigation or knowledge beyond that ordinarily employed by real
estate appraisers. We claim no expertise in areas such as, but not limited to, legal,
survey, structural, environmental, pest control, mechanical, etc.
14. This appraisal was prepared for the sole and exclusive use of the client for the
function outlined herein. Any party who is not the client or intended user identified in
the appraisal or engagement letter is not entitled to rely upon the contents of the
appraisal without express written consent of ABS Valuation and Client. The Client
shall not include partners, affiliates, or relatives of the party addressed herein. The
appraiser assumes no obligation, liability or accountability to any third party.
15. Distribution of this report is at the sole discretion of the client, but third-parties not
listed as an intended user on the face of the appraisal or the engagement letter may
not rely upon the contents of the appraisal. In no event shall client give a third-party
a partial copy of the appraisal report. We will make no distribution of the report
without the specific direction of the client.
16. This appraisal shall be used only for the function outlined herein, unless expressly
authorized by ABS Valuation.
17. This appraisal shall be considered in its entirety. No part thereof shall be used
separately or out of context.
18. Unless otherwise noted in the body of this report, this appraisal assumes that the
subject property does not fall within the areas where mandatory flood insurance is
effective. Unless otherwise noted, we have not completed nor have we contracted to
have completed an investigation to identify and/or quantify the presence of non-tidal
wetland conditions on the subject property. Because the appraiser is not a surveyor,
he or she makes no guarantees, express or implied, regarding this determination.
19. The flood maps are not site specific. We are not qualified to confirm the location of
the subject property in relation to flood hazard areas based on the FEMA Flood
Insurance Rate Maps or other surveying techniques. It is recommended that the
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client obtain a confirmation of the subject’s flood zone classification from a licensed
surveyor.
20. If the appraisal is for mortgage loan purposes 1) we assume satisfactory completion
of improvements if construction is not complete, 2) no consideration has been given
for rent loss during rent-up unless noted in the body of this report, and 3) occupancy
at levels consistent with our “Income and Expense Projection” are anticipated.
21. It is assumed that there are no hidden or unapparent conditions of the property,
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.
22. Our inspection included an observation of the land and improvements thereon only.
It was not possible to observe conditions beneath the soil or hidden structural
components within the improvements. We inspected the buildings involved, and
reported damage (if any) by termites, dry rot, wet rot, or other infestations as a
matter of information, and no guarantee of the amount or degree of damage (if any)
is implied. Condition of heating, cooling, ventilation, electrical and plumbing
equipment is considered to be commensurate with the condition of the balance of the
improvements unless otherwise stated. Should the client have concerns in these
areas, it is the client’s responsibility to order the appropriate inspections. The
appraiser does not have the skill or expertise to make such inspections and assumes
no responsibility for these items.
23. This appraisal does not guarantee compliance with building code and life safety code
requirements of the local jurisdiction. It is assumed that all required licenses,
consents, certificates of occupancy or other legislative or administrative authority
from any local, state or national governmental or private entity or organization have
been or can be obtained or renewed for any use on which the value conclusion
contained in this report is based unless specifically stated to the contrary.
24. When possible, we have relied upon building measurements provided by the client,
owner, or associated agents of these parties. In the absence of a detailed rent roll,
reliable public records, or “as-built” plans provided to us, we have relied upon our
own measurements of the subject improvements. We follow typical appraisal
industry methods; however, we recognize that some factors may limit our ability to
obtain accurate measurements including, but not limited to, property access on the
day of inspection, basements, fenced/gated areas, grade elevations,
greenery/shrubbery, uneven surfaces, multiple story structures, obtuse or acute wall
angles, immobile obstructions, etc. Professional building area measurements of the
quality, level of detail, or accuracy of professional measurement services are beyond
the scope of this appraisal assignment.
25. We have attempted to reconcile sources of data discovered or provided during the
appraisal process, including assessment department data. Ultimately, the
measurements that are deemed by us to be the most accurate and/or reliable are
used within this report. While the measurements and any accompanying sketches
are considered to be reasonably accurate and reliable, we cannot guarantee their
accuracy. Should the client desire a greater level of measuring detail, they are urged
to retain the measurement services of a qualified professional (space planner,
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architect or building engineer). We reserve the right to use an alternative source of
building size and amend the analysis, narrative and concluded values (at additional
cost) should this alternative measurement source reflect or reveal substantial
differences with the measurements used within the report.
26. In the absence of being provided with a detailed land survey, we have used
assessment department data to ascertain the physical dimensions and acreage of the
property. Should a survey prove this information to be inaccurate, we reserve the
right to amend this appraisal (at additional cost) if substantial differences are
discovered.
27. If only preliminary plans and specifications were available for use in the preparation
of this appraisal, then this appraisal is subject to a review of the final plans and
specifications when available (at additional cost) and we reserve the right to amend
this appraisal if substantial differences are discovered.
28. Unless otherwise stated in this report, the value conclusion is predicated on the
assumption that the property is free of contamination, environmental impairment or
hazardous materials. Unless otherwise stated, the existence of hazardous material
was not observed by the appraiser and the appraiser has no knowledge of the
existence of such materials on or in the property. 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 property. No responsibility is assumed for any such conditions,
or for any expertise or engineering knowledge required for discovery. The client is
urged to retain an expert in this field, if desired.
29. The Americans with Disabilities Act (“ADA”) became effective January 26, 1992. We
have not made a specific compliance survey of the property to determine if it is in
conformity with the various requirements of the ADA. It is possible that a compliance
survey of the property, together with an analysis of the requirements of the ADA,
could reveal that the property is not in compliance with one or more of the
requirements of the Act. If so, this could have a negative effect on the value of the
property. Since we have no direct evidence relating to this issue, we did not consider
possible noncompliance with the requirements of ADA in developing an opinion of
value.
30. This appraisal applies to the land and building improvements only. The value of trade
fixtures, furnishings, and other equipment, or subsurface rights (minerals, gas, and
oil) were not considered in this appraisal unless specifically stated to the contrary.
31. No changes in any federal, state or local laws, regulations or codes (including,
without limitation, the Internal Revenue Code) are anticipated, unless specifically
stated to the contrary.
32. Any income and expense estimates contained in the appraisal report are used only
for the purpose of estimating value and do not constitute prediction of future
operating results. Furthermore, it is inevitable that some assumptions will not
materialize and that unanticipated events may occur that will likely affect actual
performance.
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33. Any estimate of insurable value, if included within the scope of work and presented
herein, is based upon figures developed consistent with industry practices. However,
actual local and regional construction costs may vary significantly from our estimate
and individual insurance policies and underwriters have varied specifications,
exclusions, and non-insurable items. As such, we strongly recommend that the Client
obtain estimates from professionals experienced in establishing insurance coverage.
This analysis should not be relied upon to determine insurance coverage and we
make no warranties regarding the accuracy of this estimate.
34. The data gathered in the course of this assignment (except data furnished by the
Client) shall remain the property of the Appraiser. The appraiser will not violate the
confidential nature of the appraiser-client relationship by improperly disclosing any
confidential information furnished to the appraiser. Notwithstanding the foregoing,
the Appraiser is authorized by the client to disclose all or any portion of the appraisal
and related appraisal data to appropriate representatives of the Appraisal Institute if
such disclosure is required to enable the appraiser to comply with the Bylaws and
Regulations of such Institute now or hereafter in effect.
35. You and ABS Valuation both agree that any dispute over matters in excess of $5,000
will be submitted for resolution by arbitration. This includes fee disputes and any
claim of malpractice. The arbitrator shall be mutually selected. If ABS Valuation and
the client cannot agree on the arbitrator, the presiding head of the Local County
Mediation & Arbitration panel shall select the arbitrator. Such arbitration shall be
binding and final. In agreeing to arbitration, we both acknowledge that, by agreeing
to binding arbitration, each of us is giving up the right to have the dispute decided in
a court of law before a judge or jury. In the event that the client, or any other party,
makes a claim against ABS Valuation or any of its employees in connections with or
in any way relating to this assignment, the maximum damages recoverable by such
claimant shall be the amount actually received by ABS Valuation for this assignment,
and under no circumstances shall any claim for consequential damages be made.
36. ABS Valuation shall have no obligation, liability, or accountability to any third party.
Any party who is not the “client” or intended user identified on the face of the
appraisal or in the engagement letter is not entitled to rely upon the contents of the
appraisal without the express written consent of ABS Valuation. “Client” shall not
include partners, affiliates, or relatives of the party named in the engagement letter.
Client shall hold ABS Valuation and its employees harmless in the event of any
lawsuit brought by any third party, lender, partner, or part-owner in any form of
ownership or any other party as a result of this assignment. The client also agrees
that in case of lawsuit arising from or in any way involving these appraisal services,
client will hold ABS Valuation harmless from and against any liability, loss, cost, or
expense incurred or suffered by ABS Valuation in such action, regardless of its
outcome.
Acceptance and/or use of this appraisal report constitutes acceptance of the
foregoing general assumptions and limiting conditions.
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Certification of Value
I, the undersigned, do hereby certify that, to the best of my knowledge and belief:
• The statements of fact contained in this report and upon which the opinions herein are
based 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 interest, either present or prospective in the property that is the subject of
this report, and no personal interest with respect to the parties involved.
• I have no bias with respect to the subject property, or to the parties involved.
• My engagement in this assignment was in no way contingent upon developing or
reporting predetermined results, nor was it based on a requested minimum valuation, a
specific value, or the approval of a loan.
• 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 reported analyses, opinions, and conclusions were developed, and this report has
been prepared, in conformity with the requirements of the Code of Professional Ethics &
Standards of Professional Appraisal Practice of the Appraisal Institute, which include the
Uniform Standards of Professional Appraisal Practice.
• I have not performed valuation or consulting services on this property in the past three
years.
• I have made a personal inspection of the subject property.
• No one provided significant real property appraisal assistance to the person signing this
certification, with the exception of the person(s) shown on additional certification(s), if
enclosed.
• 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, I have completed the continuing education program for
Designated member of the Appraisal Institute.
Darin A. Shedd, MAI
State Cert. #27011-1100566
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Addenda
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Comparable Sales
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LAND SALE NO. 1
Property Name
Property Use
209 Center Street
Land
Address
209 Center Street
City
Eatonville
State
Washington
Tax Parcel No.
041614-4019
Seller
Claude K Robertson
Buyer
Tibeer Investments LLC
Date of Sale
06-20-2019
Conveyance Document Type
Recording Number
Statutory Warranty Deed
4501898
Sale Price
$150,000
Adjustments $
$0
Adjusted Sale Price
$75,000
Site Size
7,841 SF 0.18000 acres
Per Unit Price
$9.87 per SF
Topography
Mostly level
Access
via Center Street E
Zoning Code
C2 General Commercial
Property Remarks
This is the June 2019 sale of a 7,841-square-foot site improved with a 1,172-square-foot
1920-era office building. The site could p
otentially be redeveloped for retail or
residential uses. The site sits on the south side of Center Stree
t E, just west of the
subject area. The improvements are considered to contribute $75,000
to the site
indicating a land only value of $75,000 or $9.57 per square foot.
Comp ID No. 10990620
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LAND SALE NO. 2
Property Name
Property Use
Schmidt Vacation and Dedication
Land
Address
303 Center Street E
City
Eatonville
State
Washington
Tax Parcel No.
041614-4019
Buyer
Mill Haus LLC
Date of Sale
12-20-2018
Sale Price
$375,000
Adjustments $
$0
Adjusted Sale Price
$375,000
Site Size
53,841 SF 1.23602 acres
Per Unit Price
$6.96 per SF, $303,393 per acre,
per F.F.
Topography
Mostly level
Access
via Center Street
Zoning Code
C-2 General Commercial
Property Remarks
This is the prior sale of the subject site as purchased by Mill Haus LLC.
Comp ID No. 10990461
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LAND SALE NO. 3
Property Name
Property Use
126 Washington Avenue
Land
Address
126 Washington Avenue
City
Eatonville
State
Washington
Tax Parcel No.
360500-1680; -1690; -1700
Seller
Seth E and Deanna J Andersen
Buyer
124 Washington Ave LLC
Date of Sale
11-28-2018
Conveyance Document Type
Recording Number
Statutory Warranty Deed
4485245
Sale Price
$195,000
Adjustments $
$0
Adjusted Sale Price
$195,000
Site Size
19,312 SF
Per Unit Price
$10.10 per SF
Topography
Mostly level
Access
not developed
Zoning Code
C-1 Downtown Commercial
Property Remarks
This is the sale of an undeveloped 3-parcel site on the west side of Washington Avenue E
in Eatonville. The site is zoned C-1 and is capable of supporting commercial or mixed-
use development.
Comp ID No. 10990621
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LAND SALE NO. 4
Property Name
Property Use
207 Center Street
Land
Address
207 Center Street
City
Eatonville
State
Washington
Tax Parcel No.
041614-4038
Seller
Ruth M Braden
Buyer
Henry Jorquera
Date of Sale
04-06-2017
Conveyance Document Type
Recording Number
Statutory Warranty Deed
4428195
Sale Price
$239,000
Adjustments $
$0
Adjusted Sale Price
$113,000
Site Size
8,082 SF 0.18554 acres
Per Unit Price
$13.98 per SF
Topography
Mostly level
Access
via Center Street E
Zoning Code
C-2 General Commercial
Property Remarks
This is the April 2017 sale of an 8,082-square-foot site improved with a 1976-era 2,520-
square-foot multi-tenant office building. The site is improved with a 6,300-square-foot
asphalt parking area. The site abuts Comparable 1 to the west and is located a short
distance west of the subject are
a. The improvements are estimated to contribute
approximately $126,000 ($100/SF) indicating a site value of $113,000 ($13.98/SF).
Comp ID No. 10990622
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LAND SALE NO. 5
Property Name
Property Use
200 Marshall Avenue N
Land
Address
200 Marshall Avenue N
City
Eatonville
State
Washington
Tax Parcel No.
360500-0360
Seller
Gehrke Holdings LLC
Sale Price
$169,000
Adjustments $
$0
Adjusted Sale Price
$169,000
Site Size
10,800 SF 0.24793 acres
Per Unit Price
$15.65 per SF, $681,644 per acre
Zoning Code
C-1 Downtown Commercial
Property Remarks
This is the current listing of a 10,800-square-foot site on the northwest corner of
Marshall Avenue N and Carter Street W in Eatonville. The subject is largely unimproved
except for an 888-square-foot automotive service garage. The improvements a
re of
nominal value and do not contribute to the overall value of the site.
Comp ID No. 10990623
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Title Report
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Qualifications of Appraiser
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Qualifications of Darin A. Shedd, MAI
Principal
Allen Brackett Shedd Valuation
Appraisal Experience
Principal of Allen Brackett Shedd Valuation. Engaged in the real estate field since 1987.
Obtained MAI designation in 2000. Appraisal experience includes a wide variety of complex
appraisal assignments. Besides standard commercial including office, retail, and industrial
warehouse real estate, Mr. Shedd’s practice includes numerous specialties including
multi-parcel right-of-way projects, eminent domain acquisitions, railroads, local
improvement districts (LID’s), master planned community developments, contaminated
properties, RV parks, docks and marinas, floodplains, wetlands and sensitive area
properties, gravel pits and rock quarries, transfer of density credits, communication towers,
and all types of corridor rights-of-way. Real estate experience also includes employment
with a civil engineering and surveying firm and an associate with a real estate law firm.
Education
MAI, Appraisal Institute (2000)
J.D., University of Puget Sound School of Law (1991)
B.A., University of Washington (1987)
Organizations
MAI: Appraisal Institute
Member: International Right-of-Way Association
Board Member: Datappraise (2015-2018)
Representative Client List
Government
Bonneville Power Administration City of Tukwila
City of Bellingham
City of University Place
City of Bellevue General Services Administration
City of Bonney Lake
Internal Revenue Service
City of Bothell King County Department of Natural Resources
City of Des Moines
King County Facilities Management
City of Edgewood Mason County Public Works
City of Federal Way
Pierce County Facilities Management
City of Fife Pierce County Parks and Recreation
City of Fircrest
Pierce County Public Works
City of Kent Port of Seattle
City of Kirkland
Port of Olympia
City of Lacey Bethel School District
City of Lakewood
Renton School District
City of Olympia Seattle Public School District
City of Orting
Sumner School District
City of Mercer Island Snohomish County Public Works
City of Puyallup
Sound Transit
City of Redmond Parks State Department of Natural Resources
City of Renton
State Department of Transportation
City of Seatac Tacoma Parks Department
City of Seattle Parks
Tacoma Public Utilities
City of Sumner
City of Tacoma
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DARIN A. SHEDD, MAI (cont.)
Financial Engineers
Timberland Bank CH2MHill
U.S. Bancorp Contract Land Staff
Union Bank ESM, Inc.
Central Pacific Bank Gray & Osborne
East West Bank HDL
Sunwest Bank HDR/Pharos Corporation
Kato & Warren KPG
Parametrix Perteet Engineering
Attorneys-at-Law
Burgess Fitzer Mary J. Urback, PLLC
Cairncross & Hemplemann Marten & Brown
City of Fife (City Attorney’s Office) McKinley Irvin
City of Kent (City Attorney’s Office) Miller Nash Graham & Dunn
City of Puyallup (City Attorney’s Office) Mosler Schermer Wallstrom et al
City of Tacoma (City Attorney’s Office) Perkins Coie Brown & Bain
City of Sumner (City Attorney’s Office) Pierce County Prosecutor’s Office
Demco Law Rodgers, Deutsch & Turner
Dave Smith Law Scheer & Zehnder
Eisenhower Carlson PLLC Schwabe Williamson & Wyatt
Foster & Pepper, LLC Smith Alling PS
Frey & Busby United States Attorney General
Gordon Thomas Honeywell VSI Law Group
Hanson, Baker & Ludlow Washington State Attorney General
Jameson, Babbit, Stiles & Lombard Watson & Gallagher
K & L Gates King County Prosecutor’s Office
Private Sector List
Archer Daniels Midland (ADM) Patriots Landing
Alderbrook Resort Petrich Marine Dock
Aoki Corporation Puget Sound Energy
Bellevue Nissan Rabanco Company
Catholic Housing Services Saint Martins Abbey
Campbell Properties Seattle Art Museum
Fancywood International SeaVan Investments
Forterra Sovran, Inc.
Gull Industries Stewart Title Co.
Hall Equities Group Sumitomo Forestry America
Indian Summer Partnership Travelers Insurance
Kellis Realty TRI Medical
Linwood Homes Vicwood Development
Lone Star Cement Weyerhaeuser
MAS Resources Williamson & Deposit
MC Construction Woosley Properties
Newland Communities Nintendo of America
PACCAR
Appraisal assignments include work throughout the Puget Sound Region, including King,
Pierce, Thurston, Snohomish, Lewis, Kitsap, Mason, Jefferson, Whatcom, and Skagit
Counties.
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DARIN A. SHEDD, MAI (cont.)
Court Cases with Deposition and/or Trial Testimony
State v. Tacoma Screw Products, Inc. Pierce County Cause No. 02 2 06316 6
Carney v. Nickerson King County Cause No. 01 2 34527 3SEA
Cullen v. City of Tukwila (Trial) King County Cause No. 01 2 09152 2KNT
State v. Croppi King County Cause No. 02 2 31376 1KNT
State v. Gorney King County Cause No. 03-2-00239-9KNT
Pierce County v. Austin Olson Holberg
Self-Storage Pierce County Cause No. 05-2-05290-8
City of Federal Way v. David Rhodes et. al King County Cause No. 06-2-01388-3KNT
Humphreys Industries v. Clay Street Assoc. King County Cause No. 05-2_20201-7SEA
(Trial)
Harmon v. State of Washington Pierce County Cause No. 06-2-12918-6
Wombax Homes v. Big Sky Estates Pierce County Cause No. 06-2-085669
Skillen v. State of Washington Pierce County Cause No. 06-2-11639-4
State v. McEvoy Brothers Petroleum Whatcom County Cause No. 07-2-02141-4
In re: Dexter Dist. Corp. et. al (Trial) US District Court Arizona,
Cause No. 2-03-bk-03546-RJH
Sound Transit v. Evans Pierce County Cause No. 08-2-14854-3
Sound Transit v. Holgate Properties (Trial) Pierce County Cause No. 09-2-07396-7
Sound Transit v. Anderson/Kellis Pierce County Cause No. 08-2-14853-4
State v. Booth Pierce County Cause No. 09-2-06774-6
Crawford v. WSDOT (Trial) King County Cause No. 09-2-14400-1 SEA
Sound Transit v. Tacoma Self Storage Pierce County Cause No. 10-2-10030-5
(Trial)
Port of Seattle v. Williams (Trial) King County Cause No. 09-2-41290-1 KNT
Sound Transit v. Tacoma Rescue Mission Pierce County Cause No. 10-2-09856-4
(Trial)
State of Washington v. Stoskopf Thurston County Cause No. 10-2-00616-5
Sound Transit v. Elephant Car Wash Pierce County Cause No. 11-2-14280-4
Fairweather Basin (Fisher, et. al)
v. WSDOT (Trial) King County Cause No. 11-2-21568-7SEA
James Dissolution (Trial) King County Cause No. 12-3-00824-1SEA
Watson Dissolution (Trial) Pierce County Cause No. 10-3-04576-6
State of Washington v. Albert Pierce County Cause No. 13-2-05447-2
Wilson v. Mt. Solo Landfill (Trial) Cowlitz County Cause No. 12-2-01292-1
Corliss v. Corliss Pierce County Cause No. 12-3-01672-0
Kitsap County v. Creekside II LLC Kitsap County Cause No. 14-2-01611-7
Newcomer v. McApex, LLC Pierce County Cause No. 14-2-05136-6
King County v. Fantello Pierce County Cause No. 14-2-11385-0
Federal Way v. Yi, Roe, et. al (Trial) King County Cause No. 15-2-21640-6 KNT
Nyssen Maule v. Buffelen Pipe & Creosote, et. al Pierce County Cause No. 14-2-15266-9
Wattles Co. v. Excide Technologies, Inc. Pierce County Cause No. 13-2-07695-6
Sound Transit v. Time in Space (Freighthouse
Square) Pierce County Cause No. 15-2-08221-9
Union Bank v. Edwards/Bechtholt Pierce County Cause No. 13-2-10620-1
Sound Transit v. Marino (Surrey Downs) King County Cause No. 16-2-022359SEA
In re: Lively Hope Church (Trial) U.S. District Court Tacoma
Cause No. 17-42391-MJH
State Certification No. - General: 27011-1100566 Expiration: 01/24/21
(Revised 5/21/19)
Allen Brackett Shedd