HomeMy WebLinkAbout01/07/2025 07.G. Resolution authorizing the purchase of a Temporary Construction Easement from Hollingbery Hop Storage, LLC for the Nelson Dam Removal: Water Supply, Fish Passage, and Riverine Process Phase 2 Conveyance Improvements Project IC2010 `y � ljlt
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BUSINESS OF THE CITY COUNCIL
YAKIMA, WASHINGTON
AGENDA STATEMENT
Item No. 7.G.
For Meeting of: January 7, 2025
ITEM TITLE: Resolution authorizing the purchase of a Temporary Construction
Easement from Hollingbery Hop Storage, LLC for the Nelson Dam
Removal: Water Supply, Fish Passage, and Riverine Process Phase
2 Conveyance Improvements Project IC2010
SUBMITTED BY: Scott Schafer, Public Works Director
*Mike Shane, Water/Irrigation Manager
SUMMARY EXPLANATION:
The City of Yakima Water/Irrigation Division requires a Temporary Construction Easement (TCE)for the
Nelson Dam Removal Project: Water Supply, Fish Passage, and Riverine Process Phase 2 Conveyance
Improvements Project IC2010 on Yakima County parcel number 181309-42004 owned by Hollingbery
Hop Storage, LLC.
A property appraisal was performed to establish the true market value of the TCE as provided in the offer
package. Based on the appraisal, a formal offer has been made and accepted by Hollingbery Hop
Storage, LLC for the TCE.
Staff recommends adopting the resolution and execution of the Temporary Construction Easement in the
amount not to exceed $35,200.
ITEM BUDGETED: Yes
STRATEGIC PRIORITY 24-25: A Safe and Healthy Yakima
RECOMMENDATION: Adopt Resolution.
ATTACHMENTS:
Resolution_Nelson Ph2- Hollingbery TCE
Nelson Ph. 2 - Hollingbery TCE Offer Package - Final.pdf
102
RESOLUTION NO. R-2025-
A RESOLUTION authorizing the purchase of a Temporary Construction Easement from
Hollingbery Hop Storage, LLC for the Nelson Dam Removal: Water
Supply, Fish Passage, and Riverine Process Phase 2 Conveyance
Improvements Project IC2010.
WHEREAS, the City of Yakima owns, operates, and maintains the Nelson Diversion and
irrigation distribution system in accordance with applicable Federal, State and Local regulations;
and
WHEREAS, new irrigation pipelines (conveyance improvements) are required to be
constructed from the Nelson Diversion east to the Hwy 12/North 40th Avenue interchange to allow
delivery of irrigation water to the City of Yakima and Naches Cowiche Canal Association
distribution systems; and
WHEREAS, construction is underway for the Nelson Dam Removal Project: Water Supply,
Fish Passage, and Riverine Process Phase 2 Conveyance Improvements Project IC2010; and
WHEREAS, the City of Yakima Water/Irrigation Division requires a Temporary
Construction Easement(TCE)for the Nelson Dam Removal Project: Water Supply, Fish Passage,
and Riverine Process Phase 2 Conveyance Improvements Project IC2010 on Yakima County
parcel number 181309-42004 owned by Hollingbery Hop Storage, LLC; and
WHEREAS, a formal appraisal was performed to establish the true market value of the
TCE as shown and described; and
WHEREAS, an offer has been made and accepted by Hollingbery Hop Storage, LLC for
the TCE; and
WHEREAS, the City Council for the City of Yakima finds that purchasing the TCE from
Hollingbery Hop Storage, LLC is in the best interest of the City and its residents; now, therefore
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF YAKIMA:
The City Manager is hereby authorized to execute the Temporary Construction Easement
between the City of Yakima and Hollingbery Hop Storage, LLC attached hereto and incorporated
herein by this reference, not to exceed Thirty-Five Thousand Two Hundred Dollars ($35,200) to
provide temporary construction access to the property as described in the agreement.
ADOPTED BY THE CITY COUNCIL this 7th day of January, 2025.
Patricia Byers, Mayor
ATTEST:
Rosalinda Ibarra, City Clerk
103
~' • 7 i OFFICE OF THE CITY MANAGER
p• 129 North Second Street
CITY HALL,Yakima,Washington 98901
....................... Phone(509)575-6040
December 20, 2024
Hollingbery Hop Storage, LLC
ATTN: Matt Hollingbery
302 N First Avenue
Yakima, WA 98902
Offer Letter
Project Title: Nelson Dam Phase II—Conveyance Improvements
Parcel No.: 1813 09-42004
Dear Mr. Hollingbery:
Thank you for your time and collaboration in this conversation with the City of Yakima
and their continued efforts to acquire temporary easement rights on your property. In
response to our previous conversations, we are presenting a new offer that incorporates
the appraised value for the requested property rights developed by Pacific Appraisal
Associates.
As you are already aware, the City of Yakima is proceeding with the Nelson Dam Phase
2 project which includes installation of irrigation pipe from the Nelson Diversion, in the
location of the former Nelson Dam, to the City of Yakima. This phase of the project will
also support additional fish and wildlife habitat improvement as well as long term
reduction of flood risk.
The purpose of this letter is to notify you of the following:
• The Agency's interest in acquiring your property and/or property rights for this
project.
• The Agency's determination of just compensation for your property and/or
property rights.
• The basic protections afforded to you by law.
An appraisal was completed to determine the offer amount. The Agency's revised offer is
as follows:
Temporary Easement: 125,359 SF $35,200.00
Total Amount $35,200.00
LPA-350 104
Revised 7/2024
If a mutually agreeable settlement is not reached, the Agency, acting in the public
interest, will use its right of eminent domain to acquire property for public use. In
conformity with the Washington State Constitution and laws, the Agency's legal counsel
will file a condemnation suit to obtain a "Court Order of Public Use and Necessity", and
a trial will be arranged to determine the just compensation to be paid for the property.
This action is taken to ensure your rights as an individual property owner are protected. If
a condemnation action is filed, you should consider consulting with an attorney to ensure
that you receive appropriate representation.
You may wish to employ professional services to evaluate the Agency's offer. If you do
so, we suggest that you employ well-qualified evaluators so that the resulting evaluation
report will be useful to you in deciding whether to accept the Agency's offer. The Agency
will reimburse up to $750.00 of your evaluation costs upon submission of the bills or paid
receipts.
The Internal Revenue Service (IRS) requires that the Agency obtain your correct taxpayer
identification number(TIN) or social security number(SSN)to report income paid to you
as a result of this real estate transaction.
Payment for your property and/or property rights will be made available to you as soon as
reasonably possible after acceptance of the Agency's offer, subject to approval by the
Yakima City Council, and provided that there are not delays in closing the transaction. The
date on which payment is made available to you is called the "payment date". On that date,
the Agency becomes the owner of the property rights purchased and responsible for its
control and management.
Enclosed please find the following:
• A plan sheet showing the property rights needing to be acquired
• A copy of the appraisal report
• The necessary legal documents for the transferring of the property or property
rights.
• W-9 per IRS requirements
This letter has been sent to provide a concise statement of Agency's offer and summary
of your rights. Please feel free to direct any questions you may have to the undersigned.
Thank you for your time and consideration.
Sincerely,
60,6, eecte-r-
Bailie Elder,
Acquisition Specialist, HDR Inc
425-418-8751 Bailie.Elder@hdrinc.com
LPA-350 105
Revised 7/2024
Enclosures
Acknowledgment of receipt of Offer Letter
Signature: Date:
Signature above does not mean acceptance or rejection of offer.
LPA-350 106
Revised 7/2024
After recording return document to:
YAKIMA CITY CLERK
129 N. 2ND STREET
YAKIMA, WA 98901
Document Title: Temporary Easement
Reference Number of Related Document: N/A
Grantor(s): Hollingbery Hop Storage, LLC
Grantee(s): City of Yakima
Legal Description: TH PT OF NW1/4 SE1/4 LY N OF COWICHE CREEK S OF
N.P.RY.R-W& E OF POWERHOUSE RD & S'LY OF ST HWY& ABAND RY R/W
Additional Legal Description is on Page 4 & 5 of Document.
Assessor's Tax Parcel Number: 181309-42004
TEMPORARY EASEMENT
Nelson Dam Phase II—Conveyance Improvements
The Grantor(s), Hollingbery Hop Storage, LLC, for and in consideration of TEN AND
NO/100 ($10.00) DOLLARS, and other valuable consideration, conveys and grants unto the
City of Yakima, WA, a municipal corporation and its assigns, Grantee, under the imminent
threat of the Grantee's exercise of its right of Eminent Domain,the right,privilege and easement
over, upon, and across the hereinafter described lands. See Exhibit "C" on page 7 for Rights
and Restrictions of use and occupancy.
Said lands being situated in Yakima County, State of Washington, and described in
Exhibit A, attached hereto, and made a part hereof.
The term of this Temporary Easement shall commence on the date of mutual acceptance and
shall terminate TWELVE(12) MONTHS following date of commencement unless extended
pursuant to the language herein.
It is further agreed that this Temporary Easement may be extended by up to SIX(6)MONTHS
at the Grantee's option. If extended, the rate of compensation will be calculated at the same
monthly rate as the original 12-month Temporary Easement for as many months as needed, not
to exceed 6 additional months. Grantee shall notify Grantor in writing, and render payment,
FA No.N/A
LPA-325 Page 1 of(7)Pages Parcel Number: 181309-42004
Rev. 1/2023
107
TEMPORARY EASEMENT
prior to exercising this option.
It is understood and agreed that delivery of this temporary easement is hereby tendered
and that the terms and obligations hereof shall not become binding upon the City of Yakima,
WA, a municipal corporation, unless and until accepted and approved hereon in writing for the
City of Yakima, WA, a municipal corporation, by its authorized agent.
Dated: , 20
Hollingbery Hop Storage, LLC, a Washington limited liability company
Its:
Accepted and Approved
City of Yakima, WA
By:
Victoria Baker, City Manager
Date: , 20
LPA-325 Page 2 of(6)Pages
Rev. 1/2023
108
TEMPORARY EASEMENT
Acknowledgment
STATE OF WASHINGTON )
: ss
County of )
On this day of 20 , before me personally appeared
and to me known to be the of
Hollingbery Hop Storage, LLC, a Washington Limited Liability Company that
executed the foregoing instrument, and acknowledged said instrument to be the free and
voluntary act and deed of said Limited Liability Company, for the uses and purposes
therein mentioned, and on oath stated that(he/she/they) (is/are) authorized to execute
said instrument.
GIVEN under my hand and official seal the day and year last above written.
(SEAL)
Notary Public in and for the State of
Washington, residing at
My commission expires
LPA-325 Page 3 of(6)Pages
Rev. 1/2023
109
TEMPORARY EASEMENT
EXHIBIT A
That portion of the hereinafter described Parcel 'A' described as follows:
Beginning at the most Westerly corner of said Parcel 'A';
Thence South 35°23'24" East along the Southwesterly line of said Parcel 'A' 73.11 feet;
Thence North 47°10'37" East 83.94 feet;
Thence North 39°46'17" East 88.75 feet;
Thence North 60°41'29" East 149.56 feet to the Point of Curvature of a curve concave to the
Southwest and having a radius of 25.00 feet;
Thence Southeasterly along said curve consuming a central angle of 91°55'21" an arc
length of 40.11 feet;
Thence South 27°23'10" East 110.77 feet to the Point of Curvature of a curve concave to
the West and having a radius of 60.00 feet;
Thence Southwesterly along said curve consuming a central angle of 70°16'12" an arc
length of 73.59 feet;
Thence South 42°53'02" West 87.74 feet;
Thence North 85°47'O1" East 87.60 feet;
Thence North 81°42'58" East 81.85 feet;
Thence North 83°57'09" East 115.92 feet;
Thence South 89°43'49" East 74.36 feet;
Thence North 71°27'37" East 107.69 feet;
Thence South 59°40'38" East 78.75 feet to the Southerly line of said Parcel 'A', being the
centerline of Cowiche Creek;
Thence Westerly along said Southerly line to the Easterly line of said Parcel 'A';
Thence Northerly along said Easterly line to the Northeasterly line of said Parcel 'A', being
the Southwesterly right of way line of SR 12;
Thence Northwesterly along said Northeasterly line to the most Northerly corner of said
Parcel 'A';
Thence Southwesterly along the Northwesterly line of said Parcel 'A' to the Point of
Beginning;
Parcel 'A'
That portion of the following described property lying Northerly of the Cowiche Creek:
LPA-325 Page 4 of(6)Pages
Rev. 1/2023
110
TEMPORARY EASEMENT
That part of the Northwest quarter of the Southeast quarter of Section 9, Township 13
North, Range 18, E.W.M., lying Southerly of the Southerly right of way line of the Cowiche
Branch of the Northern Pacific Railway Company and Southwesterly of the right of way of
Primary State Highway No. 5 (now known as SR12) and Easterly of the right of way of the
Powerhouse County Road;
EXCEPT that part of the Northwest quarter of the Southeast quarter of Section 9, Township
13 North, Range 18, E.W.M., bounded as follows:
Commencing at the intersection of the centerline of the Northern Pacific Railroad
(Cowiche Branch) right of way and the centerline of Powerhouse Road;
Thence South 35°57' East along the centerline of said Powerhouse Road 529.65 feet to the
Point of Beginning;
Thence North 43° East to the centerline of the Naches and Cowiche Ditch;
Thence Northwesterly along the centerline of said ditch to the centerline of the Cowiche
Creek;
Thence Southwesterly along the centerline of said creek to the centerline of Powerhouse
Road;
Thence South 35°57' East to the Point of Beginning.
Situate in Yakima County, State of Washington.
Grantor's Initials
LPA-325 Page 5 of(6)Pages
Rev. 1/2023
111
TEMPORARY EASEMENT
Exhibit"B"
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P:PROJECTS/20.a/1 a io6/2ro 4,/-a-08-2024Esmrs.dwg
EASEMENT EXHIBIT
+ HLA NW Kiva it.003
Yakima,,A'A 98932
509.966.7000
hal 509 9653E400 for, HDR, INC.
HOLLINGBEY HOP STORAGE,LLC
Enginet ring and Land Sunni%Inc ....u.li. PROPERTY
YAK IMA COUNTY,WASHINGTON
LPA-325 Page 6 of(6)Pages
Rev. 1/2023
112
TEMPORARY EASEMENT
Exhibit"C"
1. The Construction Period will occur between October 25, 2024 and April 30, 2026.
2. Because a temporary permit was issued by the property owner, the City may not
provide significant advance notice of construction commencing, however the City will
endeavor to provide 48-hours of notice to the owner.
3. The City's contractor will access the TCE area from public right-of-way, specifically
West Powerhouse Road.
4. At the Commencement of the Construction Period, the City of Yakima may place a
temporary fence and/or erosion control measures within the agreed upon TCE area,
however, reasonable pedestrian and vehicular access to the remaining property
outside of the TCE will be maintained.
5. The City's contractor may utilize the TCE area for vehicular access (including
construction equipment), equipment storage or staging, materials storage or staging,
and access to the adjacent WSDOT right-of-way.
6. The City's contractor may make temporary improvements within the TCE area. Those
improvements could include a gravel travel way around the building, temporary
removal of vegetation, installation of erosion control measures, and stabilized gravel
areas necessary for storage of materials and equipment. The City's contractor will
restore all impacted areas and temporary improvements within the TCE area to an
equal or better condition. Disturbed areas will be re-seeded with an appropriate
erosion control grass to an equal or better condition.
7. The City's contractor is directed to minimize tree and shrub impacts within the TCE
area, but may be required to remove trees and shrubs to accommodate the
construction of the project. Trees will only be removed, if necessary, after approval is
received by landowner and will be replaced in kind.
8. No permanent public improvements shall be constructed within the TCE area.
LPA-325 Page 7 of(6)Pages
Rev. 1/2023
113
REAL PROPERTY VOUCHER
AGENCY NAME I hereby certify under penalty of perjury that the items and amounts listed herein are
proper charges against the Agency,that the same or any part thereof
City of Yakima has not been paid,and that I am authorized to sign for the claimant.
Water/Irrigation Manager
2301 Fruitvale Blvd. SIGNATURE(IN INK)FOR EACH CLAIMANT DATED
Yakima, WA 98902
GRANTOR OR CLAIMANT(NAME,ADDRESS) TIN/SSN:
X
Hollingbery Hop Storage,LLC Hollingbery Hop Storage, LLC,
302 N First Avenue a Washington limited liability company
Yakima,WA 98902
PROJECT NO.AND TITLE
X
FEDERAL AID NO. PARCEL NO. Its:
N/A 181309-42004
In full,complete and final payment and settlement for the title or interest conveyed or released,as fully set forth in: DATED $ AMOUNT
LAND:
Temporary Construction Easement + S35,200.00
IMPROVEMENTS:
DAMAGES:
Cost to Cure +
Proximity +
Other +
SPECIAL BENEFITS
JC(Just Compensation)Amount S35,200.00
REMAINDER:
Uneconomic Remnant +
Excess Acquisition +
DEDUCTIONS:
Amount Previously Paid
Performance Bond
Salvage Amount
Pre Paid Rent
Other
ADMINISTRATIVE SETTLEMENT +
STATUTORY EVALUATION ALLOWANCE +
ESCROW FEE +
REAL ESTATE EXCISE TAX +
OTHER:
ACQUISITION AGENT DATE Voucher No. TOTAL AMOUNT PAID
Bailie Elder S35,200.00
AUTHORIZED AGENT FOR AGENCY DATE
Mike Shane
LPA-321 10/2014
114
Form
Request for Taxpayer Give form to the
(Rev.March 2024) Identification Number and Certification requester.Do not
Department of the Treasury Go to www.irs.gov/Fo►mW9 for instructions and the latest information. send to the IRS.
Internal Revenue Service
Before you begin.For guidance related to the purpose of Form W-9,see Purpose of Form,below.
1 Name of entity/individual.An entry is required.(For a sole proprietor or disregarded entity,enter the owner's name on line 1,and enter the business/disregarded
entity's name on line 2.)
2 Business name/disregarded entity name,if different from above.
elm 3a Check the appropriate box for federal tax classification of the entity/individual whose name is entered on line 1.Check 4 Exemptions(codes apply only to
only one of the following seven boxes. certain entities,not individuals;
see instructions on page 3):
c ❑ IndividuaVsole proprietor ❑ C corporation ❑ S corporation ❑ Partnership ❑ Trust/estate
0
•
a• c4 ❑ LLC.Enter the tax classification(C=C corporation,S=S corporation,P=Partnership) . . . . Exempt payee code(if any)
a 9 Note:Check the"LLC"box above and,in the entry space,enter the appropriate code(C,S,or P)for the tax
classification of the LLC,unless it is a disregarded entity.A disregarded entity should instead check the appropriate Exemption from Foreign Account Tax
o 2 box for the tax classification of its owner. Compliance Act(FATCA)reporting
❑ Other(see instructions) code(if any)
Es: 3b If on line 3a you checked"Partnership"or"Trust/estate,"or checked"LLC"and entered"P"as its tax classification,
(Applies to accounts maintained
ry and you are providing this form to a partnership,trust,or estate in which you have an ownership interest,check outside the United States.)
O. this box if you have any foreign partners,owners,or beneficiaries.See instructions ❑
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7 List account number(s)here(optional)
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Enter your TIN in the appropriate box.The TIN provided must match the name given on line 1 to avoid Social security number
backup withholding.For individuals,this is generally your social security number(SSN).However,for a
resident alien,sole proprietor,or disregarded entity,see the instructions for Part I,later.For other - -
entities,it is your employer identification number(EIN).If you do not have a number,see How to get a or
TIN,later.
Employer identification number
Note:If the account is in more than one name,see the instructions for line 1.See also What Name and
Number To Give the Requester for guidelines on whose number to enter. -
Part II Certification
Under penalties of perjury,I certify that:
1.The number shown on this form is my correct taxpayer identification number(or I am waiting for a number to be issued to me);and
2.I am not subject to backup withholding because(a)I am exempt from backup withholding,or(b)I have not been notified by the Internal Revenue
Service(IRS)that I am subject to backup withholding as a result of a failure to report all interest or dividends,or(c)the IRS has notified me that I am
no longer subject to backup withholding;and
3.I am a U.S.citizen or other U.S.person(defined below);and
4.The FATCA code(s)entered on this form(if any)indicating that I am exempt from FATCA reporting is correct.
Certification instructions.You must cross out item 2 above if you have been notified by the IRS that you are currently subject to backup withholding
because you have failed to report all interest and dividends on your tax return.For real estate transactions,item 2 does not apply.For mortgage interest paid,
acquisition or abandonment of secured property,cancellation of debt,contributions to an individual retirement arrangement(IRA),and,generally,payments
other than interest and dividends,you are not required to sign the certification,but you must provide your correct TIN.See the instructions for Part II,later.
Sign Signature of
Here U.S.person Date
General Instructions New line 3b has been added to this form.A flow-through entity is
required to complete this line to indicate that it has direct or indirect
Section references are to the Internal Revenue Code unless otherwise foreign partners,owners,or beneficiaries when it provides the Form W-9
noted. to another flow-through entity in which it has an ownership interest.This
Future developments.For the latest information about developments change is intended to provide a flow-through entity with information
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after they were published,go to www.irs.gov/FormW9. beneficiaries,so that it can satisfy any applicable reporting
requirements.For example,a partnership that has any indirect foreign
What's New partners may be required to complete Schedules K-2 and K-3.See the
Partnership Instructions for Schedules K-2 and K-3(Form 1065).
Line 3a has been modified to clarify how a disregarded entity completes
this line.An LLC that is a disregarded entity should check the Purpose of Form
appropriate box for the tax classification of its owner.Otherwise,it
should check the"LLC"box and enter its appropriate tax classification. An individual or entity(Form W-9 requester)who is required to file an
information return with the IRS is giving you this form because they
Cat.No.10231X Form W-9(Rev.3-2024)
115
Pacific �►
Appraisal
APPRAISAL REPORT OF
Hollingbery Hop Storage, LLC Property
5501 Powerhouse Road
Yakima, WA 98908
CLIENT
HDR, Inc
835 N. Post Street, Suite 101
Spokane, WA 99201
PAA #: 24-17-7575
Appraised By:
Brian Vincent, MAI, AI-GRS
37 S. Wenatchee Avenue, Suite A
Wenatchee, WA 98801
509/662-8900
Appraiser: Page 1 Parcel: 18130942004
LPA-208
3/2018 116
NARRATIVE APPRAISAL REPORT
Parcel No.: 18130942004
Owner: Hollingbery Hop Storage, LLC
City of Yakima Federal Aid No.: N/A
Project: Nelson Dam Removal Project Phase II
R/W Plan Title: Conveyance Improvements
Plan Sheet Easement Exhibit 1 of 1
Plan Approval Date: Sent 11/2024
Date of Last Map Revision: N/A
CERTIFICATE OF APPRAISER
I certify that, to the best of my knowledge and belief:
♦ the statements of fact contained in this appraisal are true and correct;
♦ the reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conclusions,
and are my personal, unbiased professional analyses, opinions, and conclusions;
♦ I have performed no (or the specified)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 present or prospective interest in the property that is the subject of this appraisal, and I have no personal
interest or bias with respect to the parties involved;
♦ my compensation is not contingent upon the reporting of a predetermined value or direction that favors the cause of the
client, the amount of the value estimate, the attainment of a stipulated result, or the occurrence of a subsequent event;
♦ my analyses, opinions, and conclusions were developed, and this appraisal has been prepared, in conformity with the
Uniform Standards of Professional Appraisal Practice and the Uniform Appraisal Standards for Federal Land Acquisitions;
♦ I have made a personal inspection of the property that is the subject of this report. I have made a personal inspection
of the comparable sales contained in the report addenda;
♦ I have afforded the owner or a designated representative of the property that is the subject of this appraisal the
opportunity to accompany me on the inspection of the property.
♦ no one provided significant professional assistance to the person signing this report. (If there are exceptions,the name
of each individual providing significant professional assistance must be stated);
♦ I have disregarded any increase in Fair Market Value caused by the proposed public improvement or its likelihood prior
to the date of valuation. I have disregarded any decrease in Fair Market Value caused by the proposed public improvement
or its likelihood prior to the date of valuation, except physical deterioration within the reasonable control of the owner;
♦ this appraisal has been made in conformity with the appropriate State and Federal laws and requirements, and complies
with the contract between the agency and the appraiser;
The property has been appraised for its fair market value as though owned in fee simple, or as encumbered only by the
existing easements as described in the title report dated 08/15/2024.
The opinion of value expressed below is the result of, and is subject to the data and conditions described in detail in this
report of 61 pages.
I made a personal inspection of the property that is the subject of this report on_11/25/2024
The Date of Value for the property that is the subject of this appraisal is_10/22/2024
Per the FAIR MARKET VALUE definition herein, the value conclusions for the property that is the subject of this appraisal
are on a cash basis and are:
FAIR MARKET VALUE BEFORE ACQUISITION $715,100
FAIR MARKET VALUE AFTER ACQUISITION $679,900
DIFFERENCE $ 35,200
Date of Assignment or Contract: 11/13/2024 Name: Brian Vincent, MAI, Al-GRS
Date Signed: December 10, 2024 Signature:
Washington State-certified general real estate appraiser certification number: 1101562
DO NOT WRITE BELOW THIS LINE
Agency Date Stamp
Appraiser: Page 2 Parcel: 18130942004
LPA-208
3/2018 117
Assignment Scope of Work
The client of this report is HDR, Inc,who is doing work for the City of Yakima. This report is intended to comply
with USPAP, WSDOT Standards as set forth in the WSDOT R/W Manual Chapter 4, the WSDOT Appraisal
Report Guide, and Federal Regulations as defined in 49 CFR part 24.
In the event of conflict or dispute in determining correct appraisal procedures that are not addressed in the
standards noted above the Uniform Appraisal Standards for Federal Land Acquisitions (Yellow Book) will be
the determining authority.
Under 49 CFR, WSDOT is required to take an active role in developing the scope of work. However it is the
ultimate responsibility of the appraiser to develop a complete Scope of Work and produce a credible appraisal
report. The appraisers SCOPE of WORK is included in Section 5 of the report. The report must adhere to
the WSDOT and Federal Standards as described above and the specific task assignment for this parcel. The
task assignment for this report must be included in the report or addendum.
Eminent Domain Appraisal Information and Definitions
The intended use of this appraisal is to provide information to the client, HDR, Inc., as a basis for acquiring
the portion of the subject property needed for the proposed project.
Unless stated otherwise in the report, the property rights appraised constitute the fee simple interest.
"Fair Market Value" is defined as; the amount in cash that a well-informed buyer, willing but not obligated to
buy the property, would pay, and that a well-informed seller, willing but not obligated to sell it would accept,
taking into consideration all uses to which the property is adapted or may be reasonably adaptable
(Washington Pattern Instruction 150.08).
The intended user of this report is primarily HDR, Inc and the City of Yakima. Additionally, WSDOT, the Local
Program Agency, and its funding partners may review the appraisal as part of their oversight activities. A copy
of this report may be provided to the property owner as a courtesy and part of the good faith bargaining
process. However, this does not imply that the property owner has standing as an intended user and is not
authorized to publish or use the report for any other purpose.
Public Law 91-646 (Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970) and
Washington State RCW 8.26.180 both require that the owner or owner's representative be given an
opportunity to accompany the appraiser during the inspection of the property. "If the appraiser is advised that
the property owner is represented by legal council, all owner contact and property inspections must be
arranged through the owner's attorney, unless the attorney specifically authorizes the appraiser to make direct
contact with the owner".
In condemnation, the larger parcel is the portion of a property that has unity of ownership, contiguity, and unity
of use, the three conditions that establish the larger parcel for consideration of severance damages. This is
also known as the "parent parcel"
Extraordinary assumptions or hypothetical conditions include but may not be limited to the following:
The after value is based on the assumption that the project has been constructed as proposed on the
Right of Way plans as of the date of value.
The subject has been appraised as cleaned. However, apparent environmental hazards or contamination
observed or discovered during the appraisal process must be noted in the report.
The Temporary Easement Rights to be acquired are assumed to be materially similar to those described
in this report.
Use of these assumptions may lead to varying assignment results.
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Jurisdictional Exceptions
This appraisal cites the following Jurisdictional Exceptions.
State and Federal standards require the appraiser to disregard any decrease or increase in the fair market
value of the subject caused by the project. This requirement is found in RCW 8.26.180. and WAC 468-100-
102 (2). The appraiser cites a Jurisdictional Exception based further on Yellowbook Standards 1.2.7.3.4 and
USPAP Standard 1-4 (f) which states an appraiser must analyze the effect on value of any public
improvements.
An opinion of Exposure Time is required by USPAP, but not allowed in Yellowbook appraisals. Because this
project is being completed to WSDOT and Federal Standards, which typically follow Yellowbook standards,
no opinion of Exposure or Marketing Time will be given. This is a Jurisdictional Exception to USPAP shown
in standards 1-2 (c) and 2-2(a)(vi). The Yellowbook rule requiring the Jurisdictional Exception is 1.2.4
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APPRAISAL ASSUMPTIONS AND LIMITING CONDITIONS
1. The property description supplied to the appraiser is assumed to be correct;
2. No survey of the property has been made or reviewed by the appraiser, and no responsibility is assumed in
connection with such matters. Illustrative material, including maps and plot plans, utilized in this report are included
only to assist the reader in visualizing the property. Property dimensions and sizes are considered to be
approximate;
3. No responsibility is assumed for matters of a legal nature affecting title to the property, nor is any opinion of title
rendered. Property titles are assumed to be good and merchantable unless otherwise stated;
4. Information furnished by others is believed to be true, correct, and reliable. 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 property is assumed to under responsible, financially sound ownership and competent
management;
6. It is assumed that there are no hidden or unapparent conditions of the property, subsoil, or structures which
would render the property more or less valuable. No responsibility is assumed for such conditions or for arranging
for engineering studies 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 property, was not observed by the appraiser. However, the appraiser 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. The value conclusions in this report are predicated on
the assumption that there are no such materials on or in the property that would cause a loss of value. No
responsibility is assumed for any such conditions, or for the expertise required to discover them. The client is urged
to retain an expert in this field if desired. The analysis and value conclusions in this report are null and void should
any hazardous material be discovered;
8. Unless otherwise stated in this report, no environmental impact studies were either requested or made in
conjunction with this report. The appraiser reserves the right to alter, amend, revise, or rescind any opinions of
value based upon any subsequent environmental impact studies, research, or investigation;
9. It is assumed that there is full compliance with all applicable federal, state, and local environmental regulations
and laws unless noncompliance is specified, defined, and considered in this report;
10. It is assumed that all applicable zoning and use regulations and restrictions have been complied with, unless
non-conformity has been specified, defined and considered in this report;
11. It is assumed that all required licenses, certificates of occupancy, consents, or other legislative or administrative
authority from any local, state, or federal governmental or private entity or organization have been or can be
obtained or renewed for any use on which the value estimate is based;
12. The appraiser will not be required to give testimony or appear in court because of having made this report,
unless arrangements have previously been made;
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 client 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, client, firm, or professional organization of which the appraiser is a member be identified
without the written consent of the appraiser;
15. The liability of the appraiser, employees, and subcontractors is limited to the client only. There is no
accountability, obligation. or liability to any third party. If this report is placed in the hands of anyone other than the
client, the client shall make such party aware of all limiting conditions and assumptions of the assignment and
related discussions. The appraiser is in no way responsible for any costs incurred to discover or correct any
deficiencies of the property;
16. It is assumed that the public project which is the object of this report will be constructed in the manner proposed
on the most recent right of way plan prior to the appraisal date and in the foreseeable future;
17. Acceptance and/or use of this report constitutes acceptance of the foregoing assumptions and limiting
conditions.
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SUBJECT PLOT PLAN
Shown are subject whole property site dimensions, access frontages, improvement locations and dimensions,
acquisition area and dimensions, "North arrow", camera location and direction for each attached subject photo.
Before Area: 204,296 sf After Area: 204,296 sf Fee Acquisition: -0- sf
Permanent Easement Acquisition: -0- sf Temporary Easement Acquisition: 125,359 sf
Limited Access/Access Notes: TCE runs for 12 months and will include an
option to extend
1,, (,_,,,,,,1,..,,, ,, ,,,N,,,,,,- ~-,,,,N. .%.*'`.. .,,,.`" ..,--. _ F —7— — —
Cons N.4 '' �PROPGSED SE 1/4, SEC. 9
LCENTER, SEC. 9, ` '? r ° CENTEItuNE
T.1NC, R.1PE,, W.M. �' '��444:1 ALIGNMENT
..4
$ $5 '2#.. E 91T,,5'21 `,, �.
73.11'
L=40.11 R=FS `` '`r 7EMPL7RARY „� `.
CONSTRUCTION
H eG`a1'29" E EASEMENT ''
149.56' (12S,359± SF)
: -...:,....1"''----..,:-.'N",,,„,„
HOLLINGB€R HOP I
c .. Y STC+RAGE LLC
Y ' �P ia13C842oO4 '''}
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BUILDING c' R6O,00 f7X.„
.
1 c, L=73.59 i �''
N 8357'011 E
S 42 5,3 .92' t3
I $7,74' N 85'47'01' E c
87,60' ii. in, 1r`
'' ;. N 4 714:e 37' E
113,94'
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61,95' N 71'27'37" Elki I
\ 107.89'
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F:PROJECTS/2018/1810E/2424/18106-2024ESMTS,dwg
,�, k�a EASEMENT EXHIBIT
440,4, "ILAY.> wAe4r_ for, HQR, INC.
so4.�,;sloon HOLLINGBERY HOP STORAGE,LLC
41,Dtoeedag and Land Sorrel*Inc ...K'..wnr,n MI PROPERTY
YAKIMA COUNTY,WASHINGTON
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SUBJECT PHOTOGRAPHS
Date of Photos: 11/25/2024 Photographer: Brian Vincent
.111144
r (, .S t �, v� K. ,w ail. 4. - -,e-
11 4,Pk - _
Existing irrigation canal, view W Entrance driveway and route to TCE area
7 .
to , 1 i
" - -
View east at entrance Driveway entrance and southern exposure of cold
storage building
lilt j
v."..„0 -, _--vek_ i 1 k -, _ .:.J ....0,1.._ . , ,4
4/ \
r _ T _ •
•
West side of building, view N South side of building view E
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SUBJECT PHOTOGRAPHS
Date of Photos: 11/25/2024 Photographer: Brian Vincent
(44
e w eAII RCS!S ale* +► _
Existing driveway entrance and concrete site Approximate western boundary, view north
improvements
.111111
Area north of building, view NE North end of building, view east
•
TCE area, view east, north of building TCE area, view east, north of building
Appraiser: Page 8 Parcel: 18130942004
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SUBJECT PHOTOGRAPHS
Date of Photos: 11/25/2024 Photographer: Brian Vincent
ilit4F
North side of building, view west Eastern edge of TCE, near creek
WO
- _It ...._ ,.W —ti.
1 .F i 1
-i
NO.
—
. . '-' ''l
^a.
-.4141111111.1111
East side of building view south View south near SE corner of property
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NARRATIVE APPRAISAL REPORT
1. OWNER:
Hollingbery Hop Storage, LLC
2. LOCATION OF SUBJECT:
5501 W Powerhouse Road, Yakima, WA 98903
3. SUBJECT LEGAL DESCRIPTION:
The subject legal description is included in the title report which can be found in the Addenda. It is further
identified and assumed to be that area identified as Yakima County tax parcel 18130942004.
4. DELINEATION OF TITLE (5 years):
The subject property and other parcels were last purchased on 7/10/2019 for $6,000,000. There have
been no other sales or transfers since this 2019 transaction.
5. THE APPRAISAL PROBLEM AND APPRAISER'S SCOPE OF WORK:
The City of Yakima is completing the Nelson Dam Removal Project Phase II - Conveyance
Improvements. Phase I was for the removal of the dam which is designed to increase fish passage,
decrease flooding risks for nearby land owners and improve water supply reliability. This site had
provided irrigation water since 1865 and did not allow fish passage. During this time silt had built up
behind the dam and caused river flooding. Removal of the dam allows for the Cowiche Complex project
which include the installation of new irrigation pipes to North 40th Avenue. These new pipes will also help
remove other irrigation diversions which are partial fish barriers. Other parts of the project include a new
flood levee and County Park will enhance recreational opportunities and Naches River access.
As the new irrigation pipes are installed, the City of Yakima needs lands to store and stage them. This
TCE is designed for storage and staging areas and access thereto. The following diagram shows the
TCE area.
a•.
;,......sz,...„ ,,\
'' Of • Fir- • 1 MINI ;
i..\ cr.,,s0-1-: --- 1' - •
a �.
/•F \ .\.,...k\: No:of:A
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As can be seen, the TCE area matches the generally unused areas of the property NE of the building.
This is shown in crosshatch highlight. Additionally, an area needed for access thereto is shown leading
from W. Powerhouse Road, through the gate and along the NW side of the building. Collectively, this
area measures 125,359 sf. Access to the building is essentially undisturbed and normal operations can
be achieved. It is assumed that the access rights acquired are non-exclusive and that the City or its
contractors cannot park, store product, stage product/equipment or otherwise inhibit use of the warehouse.
The City and contractor will have exclusive use of the undeveloped NE area for project purposes.
The TCE is one year in duration and started on 10/22/2024 and will end on 10/21/2025. The start date
is also the date in which occupancy took place. Additionally, the City is acquiring an option to extend this
easement for 6 months and terminating on April 21, 2026.
The scope of the appraisal includes consideration of all three approaches to value which include Cost,
Income and Sales Comparison. When considering this Temporary Easement and the project, the subject
improvements are unimpacted. With these factors in mind, it is unnecessary to include the subject
improvements in the valuation and therefore, the property is being appraised as land only. It will be
appraised both "Before"the project and hypothetically "After"the project has been completed. The Sales
Comparison Approach is the only applicable approach for land only valuation. As such, both the Cost
and Income Approaches are not employed as they are not relevant.
I have inspected the subject property and surrounding neighborhoods and researched neighborhood
trends and forecasts regarding current and future demand and new construction. I searched for recent
sale transactions and current listings for properties relevant to the subject. The selected comparable
sales were analyzed and adjusted to form an opinion of value. The following steps were taken in
appraising the subject:
• Researched Yakima County Sales, Yakima Association of Realtors Multiple Listing Service, and
NWMLS.
• Researched Pacific Appraisal Associates existing database and historic files.
• Inspected the subject and comparable sales.
• Reviewed all documents as noted in this report.
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6. PROPERTY RIGHTS TO BE ACQUIRED AND EFFECTS OF ACQUISITION/PROJECT
(include description of area being acquired in fee, in easement and access if applicable):
The rights to be acquired are Temporary Rights that will run for 1 year and include an option to renew for
6 months. The area measures 125,359 sf and is irregularly shaped. Most of the area is unused and
located NE of the existing building. Common use areas include access along the NW side of the building.
The building and other site improvements are not affected by this acquisition. This TCE is designed for
storage and staging areas and access thereto. The following diagram shows the TCE area.
ez - _ t_ St+ ��
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o
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lit
The TCE is one year in duration and started on 10/22/2024 and will end on 10/21/2025. Additionally,
the City is acquiring an option to extend this easement for 6 months ending 4/21/2026.
Appraiser: Page 12 Parcel: 18130942004
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}
,,. ..---.. —±-- 1—. —
I*V
1 "`^ COR„ NE 1/4,
ti �+ �'S �PROPQSEQINE
8E 1/4, SEC. ff
CENTER, SEC 9, r ALIGNMENT
T.131%. R.1tE„ W.M. 4 h"x]� '1 ALIGNk1ENT
S 35.024. E 4'91.55.21" ti }
73.11' R=25.i' 4 +.TEMPORARY
L.40.11 CONSTRUCTION '
N 90`41'2 E , EASEMENT
�rt" d•
e
M v
r21 HOLLINGB£Rr HOP % N I
'ir i J t3
Yt tiT£+AAQE LLiC' 1
1913 -S:xa64 '
.p.4 a BUILDING s, ' 1E 74'16`12` _
o, Q�' fi* R.,60.00
q L=73.59
- N 83'57'09" E ..
S 42'53'02" W N 85'47'Ui' E 115,92' b4
$7.74' 87,60'
\ . N 47'10'37" E
83,94' S
CCIVer-
.,.. S 89'43'49' E
N 81`42'58" E 74_,36'
'
+ � 81,55' N 71'17'37" E, I
\ 1O7.6 '
,. \ S 59*4O'38" E
.• \ 78,75
N
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S
J
As can be seen, the area starts at the entrance to the property and wraps around the existing building on
its Northwest, Northeast and Eastern Sides. The building is not affected, nor are the concrete aprons
found on the NE, SE and SW sides. The grantee will have common use of the entrance and the driveway
on the NW sides of the building. The grantee will have exclusive use of the NE and SE areas that are
primarily undeveloped and unused. As was shown in the photos, the area used is fenced. There is also
silt fencing in place.
It is my understanding that the property will be restored to like-kind condition once the easement period
ends. There will be no permanent loss in value to the TCE or abutting areas. There will be no lost rent
to the abutting areas.
Appraiser: Page 13 Parcel: 18130942004
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7. DESCRIPTION OF SUBJECT PROPERTY including but not limited to:
Neighborhood Location and Description
E
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The subject is located northwest of the downtown area of Yakima. Yakima is located in Central Washington
completed South of the Naches River and West of the Yakima river. This location is also South of Hwy 12
and West of Hwy. 82 which bisects the city of Yakima. These are two major highways serving the area.
Location
Yakima County is located in south central Washington State and is the second largest county in land
area within Washington State, containing 4,296 square miles or approximately 2.75 million acres. It is
one of the largest producers of agriculture commodities in the nation, with over 558,000 acres of
productive agricultural land.
The Yakima River, a major water source for Yakima County agricultural irrigation, flows from the outlet
of Keechelus Lake in the central Washington Cascades southeasterly to the Columbia River. The length
of the Yakima River is approximately 215 miles
The county lies partly in the Cascade Range with its western portions being upfolded ridges. The relatively
flat eastern portion is most amendable for agriculture. Extensive networks of irrigation canals bring needed
water to fertile soil which produces crops such as apples, hops and many types of garden vegetables.
The City of Yakima is situated in the northern part of Yakima County near the confluence of the Yakima
and Naches Rivers in the Yakima River Valley. It is 142 miles southeast of Seattle, 200 miles southwest
of Spokane and 180 miles northeast of Portland, Oregon.
Appraiser: Page 14 Parcel: 18130942004
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Economy
The region has a diverse and stable economy with agriculture playing a huge role. The growing, storage
and shipping of tree fruits and other farm products are the major contributor to the area's economy.
Yakima Valley produces over$1.2 billion agricultural products annually.
The Yakima Valley is home to many breweries and wineries, making the area a tourist destination and
thus impacting the local economy. There are over 120 wineries for touring, tasting and purchasing wine
and other related products.
Manufacturing is also another contributing factor to the economy. There are over 250 manufacturing firms
located in Yakima producing a variety of products such as aircraft parts, wood and plastic products and
communications technology.
Income
Inflation-Adjusted Per Capita Income(in dollars)
This chart shows the latest
Per-Capitalncome 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 per capita income data for
U.S. $48,472 $49,622 $49,266 $50,827 $52,736 $53,197 $54,339 $55,550 $56,711 $59,510 Yakima County. In 2020 it
State $50,128 $52,673 $52,578 $55,096 $57,362 $58,778 $60,189 $61,972 $63,768 $67,126
Yakima $37,706 $39,250 $38,897 $40,451 $41,517 $41,773 $42,387 $42,860 $44,431 $49,099 was $49,099 which is a
Source Employment SecuntyDepartment of WA State,US Census Bureau 10% increase from 2019.
Employment
CYakima County's nonfarm economy Washngtonakima.January 2021 hough Aprilmploy4 ent,not seasonally adjusted,in thousands
added 1,300 jobs between 2022 and source:Employment Security Department.'DATA Current Employment Statistics(CES)
20231.5%, a average annual increase of 9492.0
0 �M MMIMM-M-
1.5%, slower than Washington's 2.0% 92.0 ���______
job growth pace last year. Year over goo
1.1.111.1
year, nonfarm employment in Yakima a 88 0 ��
County has expanded for 37 months a I I II i
(April 2021 through April 2024), but local 8 .0 I I ' 'I ' 1 '
job growth rates lagged statewide YII I ! .iIIIIII
1I1I 1 1 1
growth rates from February through 82° I II 1
April 2024 (figure 2).Current 80.o I II I II I 11 11 1 11 1 n
Employment Statistics (CES) estimates 78° I M I II 1 v 11 1 11 1 1
indicate that total nonfarm employment 76.0 I II I II 1 �I 1 �I 1
advanced from 89,400jobs in April 2023 74.0
to 89,800 in April 2024, up by 400 jobs. Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec
-202' 2022 ■2023 ■2024
Agricultural Employment
The following data for agricultural employment was supplied by The Bureau of Labor Statistics' Quarterly
Census of Employment and Wage (QCEVV) program and published by the Washington State
Employment Security Department in September 2023.
Total covered employment rose from 102,748 in 2012 to 115,247 in 2022, a 12,499 job and 12.2 percent
upturn, with annualized employment growth between 2012 and 2022 of 1.2 percent. The number of
agricultural jobs (a subset of total covered employment) increased from 27,029 in 2012 to 29,091 in 2022,
a 2,062 job and 7.6 percent uptrend, with annualized employment growth of 0.7 percent. In 2012, Yakima
County's agricultural industry accounted for 26.3 percent of total covered employment. In 2022, agricultural
employment accounted for 25.2 percent of total covered employment countywide. Hence, the agricultural
share of total employment slipped by 1.1 percentage points (from 26.3 to 25.2 percent) in Yakima County
from 2012 to 2022. Within this 10- year period, it should be noted that the percent of total covered
employment provided by the local agricultural sector(NAICS 11) was highest in 2016, at 28.1 percent.
Appraiser: Page 15 Parcel: 18130942004
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The agricultural payroll (a subset of total covered wages) advanced from $651.9 million in 2012 to $1.07
billion in 2022, a $414.4 billion and 63.6 percent uptrend, with annualized wage growth between 2012
and 2022 of 5.0 percent. In 2012, Yakima County's agricultural industry accounted for 19.2 percent of
total covered wages. In 2022, agricultural wages accounted for 19.5 percent of total covered payroll
countywide. Hence, the share of total wages provided by the agricultural sector (NAICS 11) edged
upwards by 0.3 percentage point (from 19.2 to 19.5 percent) during this period.
Unemployment
Labor Area Unemployment Statistics(LAUS) Benchmark March 2021 The annual average
Yakima 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 unemployment rate in
Civilian Labor Force 121,082 119,049 119,327 121,609 125,655 126,111 129,750 133,513 133,379 131,144
Total Employment 108,267 107,154 108,951 111,601 116,117 117,646 121,562 123,998 120,855 121,998 Yakima County decreased
Total Unemployment 12,815 11,895 10,376 10,008 9,538 8,465 8,188 9,515 12,524 9,146 from 9.4% 2020 to 7.0%
Percent of Labor Force 10.6% 10.0% 8.7% 8.2% 7.6% 6.7% 6.3% 7.1% 9.4% 7.0% 2021. This chart shows
Unemployment Rates
Yakima 10.6% 10.0% 8.7% 8.2% 7.6% 6.7% 6.3% 7.1% 9.4% 7.0% the unemployment trend
State 8.1% 7.0% 6.1% 5.6% 5.3% 4.6% 4.4% 4.3% 8.5% 5.2% over the past 10 years.
U.S. 8.1% 7.4% 6.2% 5.3% 4.9% 4.4% 3.9% 3.7% 8.1% 5.3% (Latest available statistics: ESD of
Source:Employment Security Departmenf/LMEA;U.S.Bureau of Labor Statistics,Local Area Unemployment Statistics WA State)
The not seasonally adjusted average Figure 1.Yakima County unemployment rates,not seasonally adjusted
annual unemployment rate declined from Washington state.January 2022 through May 2024
Source:Employment Security DepartmenUDATA Local Area Unemployment Statistics(LAUS)
6.1% to 5.8% between 2022 and 2023. 11%
Year over year, the monthly
unemployment rate elevated from 4.7% in R 9% - -May 2023 to 6.0% in May 2024 (Figure 1),
up by one and three-tenths percentage 7%
points. However, the 4.7% reading in May
2023 was the lowest unemployment rate 5% •
for the month of May in Yakima County
since county-level data began to be 3%
Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec
recorded electronically in 1990. ->~2022 •8.5% 7.9% 6.6% 5.9% 5.4% 5.0% 4.6% 5.9% 4.5% 4.9% 6.4% 8.2%
t2023 8.4% 8.0% 6.5% 5.3% 4.7%I4.4% 4.2% 5.2% 4.3% 4.9% 6.1% 7.8%
t-2024 8.4% 8.8% 7.5% 6.2% 6.0%
Employers
TOP EMPLOYMENT IN BOTH PRIVATE AND PUBLIC SECTORS
Top 10 Private Employers Top 10 Public Employers The exhibit to the left
Employers Employees Employers Employees shows the top
Virginia Mason Memorial Hospital 2500 Yakima School District,No.7 1594
Walmart Yakima/Sunnyside/Grandview 1700 Yakima County 1074 employers with the
Zirkle Fruit 1500+ Washington DSHS 920 largest number of
Washington Fruit&Produce 1500+ City of Yakima 722 employees for Yakima
Borton Fruit 1212 Sunnyside School District 652 County in both public
Monson Fruit 1023 Yakima Training Center 491 and private sectors.
Yakima Valley Farm Workers Clinic 1006 Yakima Valley Community College 450
Astria Regional Medical Health 985 Toppenish School District 408 This data is supplied by
A.B.Foods(Washington Beef) 900 Grandview School District 350 the Greater Yakima
Yakama Nation Legends Casino 644 Selah School District 334 County Chamber of
Source: Greater Yakima County Chamber of Commerce Commerce.
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Retail Sales
Taxable Retail Sales Comparison
This chart shows the taxable LOCATION NAME CAL/2021 Taxable CAL/2022 Taxable %CHANGE
retail sales for Yakima County YAKIMACOUNINC 13,492 $773,712,317 14,756 $906,229,564 17.13%
for 2021 and 2022 calendar GRANDVIEW 5,518 $136,072,530 5,830 $152,453,776 12.04%
and the percentage of GRANGER 2,725 $27,763,670 2,749 $28,549,506 2.83%
yearsp g MOXEE CITY 4,324 $63,213,724 4,672 $53,836,652 -14.83%
increase or decrease by city. NACHES 3,129 $34,959,856 3,251 $35,104,161 0.41%
SELAH 7,421 $219,770,901 7,847 $215,565,761 -1.91%
SUNNYSIDE 7,568 $415,011,689 7,957 $430,768,332 3.80%
TOPPENISH 4,415 $122,806,460 4,599 $128,613,295 4.73%
UNION GAP 5,786 $682,895,910 5,934 $677,628,443 -0.77%
WAPATO 3,560 $58,220,925 3,578 $59,705,901 2.55%
YAKIMA CITY 18,397 $2,508,152,367 19,697 $2,575,756,141 2.70%
ZILLAH 4,443 $63,607,976 4,686 $57,496,277 -9.61%
YAKIMA COUNTY 85,936 $5,150,313,755 90,639 $5,378,143,992 4.42%
Yakima County Population Estimates
Actual Census Estimate
Jurisdiction
2015 2016 2017 2018 2019 2020 2021 2022 2023 2024
Yakima County 249,970 250,900 253,000 254,500 255,950 256,728 258,100 259,950 261,200 263,200
Unincorporated 85,985 85,895 87,115 87,715 88,155 88,147 88,240 88,955 89,155 89,635
Incorporated 163,985 165,005 165,885 166,785 167,795 168,581 169,860 170,995 172,045 173,565
Grandview 11,200 11,160 11,170 11,180 11,200 10,910 10,960 11,020 11,250 11,680
Selah 7,495 7,530 7,630 7,820 7,965 8,153 8,235 8,365 8,450 8,620
Sunnyside 16,280 16,540 16,640 16,850 17,070 16,375 16,400 16,500 16,530 16,570
Toppenish 8,965 9,050 9,085 9,090 9,105 8,854 8,870 8,870 8,900 8,915
Yakima 93,220 93,410 93,900 94,190 94,440 96,968 97,810 98,200 98,650 99,370
Source:WA State Office of Financial Management
Population
The population estimate for 2024 of Yakima County is 263,200 persons. The exhibit above shows the
top five populated cities within the county.
Agriculture
Yakima County is the state's leading agricultural county with a highly varied farm base. USDA's National
Agricultural Statistics Service placed Yakima County as Washington State's #1 ranking producer of
apples, hops, corn, spearmint, and peppermint.
According to WA State University Extension, there are 55,000 acres of apple orchards producing premier
apple varieties like Gala, Fuji, Granny Smith, Golden Delicious, Red Delicious and Honeycrisp. Also,
Yakima County is the leading county in the nation in the production of hops with 19,000 acres of hops
planted and harvested annually.
Yakima County is also #1 in the state in dairy, milk, and cheese production; cattle/calves, sheep/lamb
production.
The area is also a top producer of grapes and hops in the state. According to the 2011 USDA Vineyard
Acreage Report, Yakima County's total wine grape acreage totaled 5,994 acres; Washington State's total
acreage was reported at 43,849 acres. Irrigation techniques and ideal growing conditions enable
Washington State to consistently produce some of the finest hops in the world. Yakima Valley accounts
for about 75% of the nation's entire hop production.
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Summary
Yakima County is steadily diversifying from an agriculturally based economy to one which includes a
strengthening service and industrial foundation. The population of the County continues to grow, not only
due to the retention of the young who find greater employment opportunities but due to an increase in
new residents of retirement age attracted by climate, recreational aspects and lower housing and utility
costs that cannot be found in the heavily populated Seattle-Tacoma urban corridor in the western part of
the state.
Neighborhood Description
The neighborhood is defined as an area in Northwest Yakima between North 40th Avenue and the Old
Naches Highway. This area has been improved significantly over the years and includes many
commercial, service, restaurant, single-family and multi-family developments. Directly Northwest of the
subject is a fruit storage facility. Southeast of the subject is the Naches Cowiche Canal Association.
Across Powerhouse Road is an indoor shooting range.
Southeast of there are vacant lands as well as lands recently developed to multi-family uses. Southeast
of there is the North 40th Avenue area which provides access to Highway 12 as well as provides a large
commercial district. Users in this area include grocery, restaurant, service, retail, lodging, professional
office and financial services. This has been a very successful area with very good occupancy rates and
ongoing development.
I expect the success of this area to continue.
A. Present use:
Refrigerated storage of apples and hops.
B. Accessibility and Road Frontages:
Access can be made directly from West Powerhouse Road which is a city maintained street. It is
improved with two lanes of asphalt pavement with shoulders. There are no curbs, gutter, or sidewalk
improvements at this location. There is one access driveway into the subject which crosses an irrigation
canal from the road.
C. Land Contour and Elevations:
The land is essentially level; however, it is slightly below the grade of the roadway.
D. Land Area:
According to the Yakima County Assessor, this property measures 4.69 acres or 204,296 sf.
E. Land Shape:
The shape is irregular. More specifically, the street and highway fronting boundaries are straight and
parallel thereto. The NW boundary is an arc shape. The SE boundary generally follows the center of
Cowiche Creek.
F. Utilities:
Utilities available include domestic water and electricity. According to the owner, he believed that the
property is served by sanitary sewer, however confirmation with the city of Yakima's Planning Department
indicates that Sewer is located approximately 1,100 feet southeastward on W. Powerhouse Road. The
subject is located in the Yakima Valley Irrigation District.
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G. Present Zoning/Shoreline Designation:
The property is zoned Two-Family Residential District (R-2) as governed by the City of Yakima.
The purpose of the two-family residential district is to establish and preserve residential neighborhoods
for detached single-family dwellings, duplexes and other uses compatible with the intent of this district;
and locate residential development with densities up to twelve dwelling units per net residential acre in
areas receiving a full range of public services including public water and sewer service, and police and
fire protection.
The district is characterized by up to sixty percent lot coverage, access via local access streets and
collectors, one- and two-story buildings, some clustering of units, and required front, rear and side yard
setbacks. Typical uses in this district are single-family dwellings and duplexes. The density in this district
generally ranges from seven to twelve dwelling units per net residential acre. However, development up
to eighteen dwelling units per net residential acre may be allowed in accordance with YMC Chapter 15.04,
Table 4-1.
Class 1 uses include such things as small group homes, detached single-family dwellings, accessory
dwelling units, attached single-family dwellings with common wall, duplexes, converted dwellings, cottage
housing, and multi-family dwellings (0-7 DU/NRA). Class 2 uses include such things as churches,
community centers, day care, zero lot line single-family, and multi-family development of between 8-13+
DU/NRA. There are also numerous Class 3 uses. Additionally, certain home occupations are allowed.
The maximum lot coverage is 60%.
Front setbacks for arterials are a minimum of 60 ft and other roads range from 10 to 50 ft.
Minimum side Setbacks are 50 ft for arterials and 5-40 ft on other roads.
Minimum rear setbacks are 15 ft.
The maximum building heigh is 35 ft.
FEMA Flood Designation
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The entire property is in the 100-year floodplain as shown above. The actual flood zone is AE and
elevations range from 1,169 feet above sea level to roughly 1,177 feet above sea level near W.
Powerhouse Road. Cowiche Creek is defined as a floodway and as such can't be developed. Areas of
the property in Zone AE require that structures be built above the noted elevations. A survey showing
actual property elevations has not been provided for review.
Shoreline Designation—According to the City of Yakima city mapping system, the subject is designated
High Intensity Shoreline because of its contiguity of Cowiche Creek. The width of this area is
approximately 200' from the property line.
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The intent of Chapter 17.09 is to establish policies pertaining to development within designated critical
areas as regulated under the Growth Management Act. This includes flood hazard areas, fish and wildlife
habitat, wetlands, geohazard areas, and areas of aquifer recharge.
Under Chapter 17 of the Shoreline Master Program Regulations, the standard stream buffers for a high
intensity rated shoreline along a stream is 75'.
It states that preexisting uses that predate the ordinance are not subject to these requirements, setbacks,
etc. If a use changes, the property and any potential uses would be subject to these regulations.
This assignment is unique in that it is based on the Highest and Best Use of the property as though
vacant which will be shown for residential development. Because of this it would be subject to the
shoreline regulations which call for a 75' buffer for a high intensity rated shoreline. This essentially means
that that area can't be considered for development but likely could be counted as density upon
development. Further, it is stated that minor activities are allowed without a critical area permit.
Wetlands —There do not appear to be any wetlands associated with the subject property.
Geohazard Areas—There do not appear to be any geohazard areas associated with the subject property.
H. Highest and Best Use If Vacant:
Highest and best use is defined as:
The reasonable probable use of property that results in the highest value. The four criteria that the
highest and best use must meet are legal permissibility, physical possibility, financial feasibility, and
maximum productivity.
Legally Permissible — permissible uses are largely dictated by the subject's Two-Family Residential
zoning designation which generally allows for varying forms of residential development. Those include
such things as single-family, two-family and multi-family uses. Additional consideration must be given to
the fact that the subject property falls in a critically sensitive area and subject to the floodway of Cowiche
Creek, an AE floodplain zone, and shoreline buffers. As long as these regulations are followed, it appears
that the subject could be put to these various residential uses.
Physically Possible — The property measures 4.69 acres and considered a mid-sized development
property. It is served with domestic water and electricity. It is also located within the Yakima Valley
Irrigation District. Sewer is not currently available and would require a 1,100 foot extension. Access is
made directly from the city street and appears sufficient to develop the property.
Financial Feasibility — the most probable use of the site is for development of residential uses. This is
based on general land use patterns of the market and more specifically what has occurred southeast of
the subject along W. Powerhouse Road. Recent construction includes several multi-family projects
including projects like Powerhouse Flats, Cowiche Creek Townhouses, and Apple Valley Townhomes.
All are recent projects that show both demand and that new residential construction is feasible. Near
term development of the subject is concluded to be financially feasible.
Maximally Productive —Among the financially feasible uses, the use that results in the highest value is
the most productive use and the highest and best use. The most likely and reasonable use for the subject
would be for residential development as allowed by zoning and subject to the critical area restrictions.
That use is expected to be some form of multi-family use.
The highest and best use of the property, as if vacant, is for multi-family development.
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I. Improvements:
The subject property is improved with a cold storage facility that was built in 1983. It is concrete tilt-up
panel construction with a flat roof. It measures 16,940 sf. Controlled atmosphere rooms are located on
the outside and there is a refrigerated central hallway. It appears to be in average condition. Other site
improvements include concrete aprons, asphalt driveways, and a lockable entry gate.
J. Specialty Items:
No specialty items are included in the analysis of this property.
K. Real Estate Taxes:
The real estate taxes for 2023 are noted as $10,865.32 which were paid in two installments on 5/2/2024
and 11/4/2024 and are current.
L. Assessments Current and Pending:
The 2024 assessed values are $204,100 for the land, and $954,600 for the improvement. The total
assessed value is $1,158,700. All assessments appear to be current.
M. Existing Lease or Rental Data:
It is believed that the property is owner-occupied.
N. Highest and Best Use of the Whole Property as Improved:
As discussed throughout the report, the subject is currently improved with a cold storage building used
by the owner for hop storage. It was built in 1983 and is believed to be in average condition. Site
improvements include concrete aprons, asphalt drives and gravel surfaces.
Given the condition of the improvements, as well as continued demand for ongoing storage use,
continued use of the improvements as a storage facility is appropriate.
O. Personal Property:
There is no contribution of personal property reflected in the value conclusion.
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8. APPROACHES TO VALUE:
Three approaches are available for use in valuing the subject property; the Cost Approach, the Income
Approach, and the Sales Comparison Approach. The approaches are applied differently but when
reconciled help arrive at a single conclusion.
The Cost Approach is the process of valuing the underlying land and adding to it the depreciated cost
of the improvements. The latter of which is determined first by estimating the replacement cost new and
then analyzing the depreciation and subtracting it therefrom. Together the land value and depreciated
costs are added together to form a single value.
The Income Approach involves the estimate of the Net Operating Income for a single year which is
capitalized into value. Determinations of gross rental income, vacancy, collection loss, operating
expenses and capitalizations rates are needed for this calculation. Dividing Net Operating Income by a
capitalization rate will result in value.
The Sales Comparison Approach is a method of determining value when other relevant property sales
have been found. These sales are adjusted for differences from the subject and when complete can lead
to a value conclusion for the subject. Unit values become important and can include price per square
foot, price per site, or even volume calculations. Alternatively, Gross Income Multipliers can be used.
When these three approaches are used together, they are reconciled into a single value based on how
they relate to one another and the quality of the data. Those approaches that are more credible are given
the most consideration.
Subject Valuation
The subject improvements in this instance are unimpacted by the project. Physically the structure and
access thereto are not hampered. Because of this, the valuation concluded here is on the land only.
Given these factors, only the Sales Comparison Approach is relevant. The Cost Approach requires a
building to be valued and the Income Approach requires a building along with a rental income stream.
Because these factors are not present in this instance, only the Sales comparison Approach is applicable.
Elimination of these two approaches does not diminish the credibility of the results.
9. VALUATION-BEFORE:
A. Site Valuation:
(1) Sales Comparison Approach: The subject site is valued using the Sales Comparison Approach.
Sales adjustments are made for differences to the subject. These include such things as property rights
conveyed, financing, conditions of sale, market conditions, location and other physical characteristics.
These include zoning, size, shape, utilities, critical areas, access/exposure, and topography.
Positive adjustments are made for characteristics that are inferior and downward adjustments are made
for superior items.
(a) Scope of Data Search:
Sales of properties with similar characteristics have been found, researched, verified and analyzed and
serve as market evidence to support a subject site value. Yakima County Records, Yakima Association
of Realtors Multiple Listing Service and Northwest Multiple Listing Service were used as data sources for
sales information. Additionally, I relied on our internal database of historical sales.
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(b) General Discussion:
The sales utilized for this assignment are shown in the following table below followed by a map showing
the relative location. Complete descriptions of the sales can be found in the Addenda.
COMPARA • 1l' ,
Summarized Description&Comparison Table
Sale# 1 2 3 4 5 Subject
Sale Date: 6/28/22 9/7/22 3/15/22 11/16/23 7/2/19 Date of Value 10/22/2024
J&C Properties Almon Family
Grantor: Mares Pasture,LLC Washington,LLC Jose Padilla Lloyd Garretson CO Investments,LLC
Goodman Place Cowiche Creek Castle Butte Castle Creek Expansion, Hollingbery Hop Storage,
Grantee: Apartments,LLC Townhouses,LLC Rafael Rodriguez Investments,LLC LLC LLC
Address: NNA Goodman Road 5101 Powerhouse Rd. 34th Ave N/Powerhouse 5351 W Powerhouse Rd 5200 W Nob Hill Blvd 5501 Powerhouse Rd
City: Union Gap Yakima Yakima Yakima Yakima Yakima
Parcel No.: 19133134406 18130941011 18133544412 18130942010 181328-41422 18130942004
Excise#: E037077 E037982 E035595 E042140 E022831
Site Size(st): 430,373 386,377 20,473 145,055 81,457 204,296.40
Site Size(ac): 9.88 8.87 0.47 3.33 1.87 4.69
Zoning: C-2 R-3 R-2 R-2 R3 R-2
Topography: Level Level Level Level Level Level
Utilities: E,W,Swr E,W,Swr E,W E,W,Swr E,W,Swr E,W,Irrig.
Site Shape: Rectangular Irregular Rectangular Irregular Irregular Irregular
Flood Designation: FEMA Zone X Zone X Zone X Zone X Zone X Zone AE,Floodway
Access: Paved city street Paved City Street Paved City Street Paved City Street Paved City Street Paved City Street
Sale Price: $ 1,075,932 $ 2,300,000 $ 98,000 $ 650,000 $ 325,000
Adjusted Sale Price:
Cash Equiv Price: $ 1,075,932 $ 2,300,000 $ 98,000 $ 650,000 $ 325,000
Unit Price($/sf) $ 2.50 $ 5.95 $ 4.79 $ 4.48 $ 3.99
Financing:
DOM:
ADJUSTMENTS
Property Rights Fee Fee Fee Fee Fee
Financing SWD-Cash SWD-Cash SWD-Cash SWD-Cash SWD-Cash
Conditions of Sale - - - - -
Mkt Conditions - - - - Inferior(+)
Expenditures After Sale - - - - -
Location Inferior(+) - - - -
Size Inferior(+) Inferior(+) Superior(-) Superior(-) Superior(-)
Zoning Superior(-) Superior(-) - - Superior(-)
Topography - - - - -
Utilities Superior(-) Superior(-) - Superior(-) Superior(-)
Flood Designation Superior(-) Superior(-) Superior(-) Superior(-) Superior(-) Floodway,Zone AE
Critical Areas None noted(-) Ptl.Geo Hazard(sim) None noted(-) None noted(-) None noted(-) High Intensity Shoreline
Access - - - -Site Improvements
SI.Superior+/-$3.99
Overall Comparison Inferior>$2.50 p/sf Superior<$5.95 p/sf Superior<$4.79 p/sf Superior<$4.48 p/sf p/sf
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COMPARABLE SALES MAP
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(c) Comparative Analyses:
The most common unit value for predeveloped residential properties is price per square foot which is
used here. Adjustments are made for the common elements of comparison including property rights
conveyed, financing, conditions of sale, expenditures made directly after sale, market conditions,
location, and other physical characteristics. Superior sale characteristics are adjusted downward and
inferior upward.
Property Rights Conveyed — All sales appear to be the transfer of fee simple rights and as such no
adjustments are made.
Financing — All sales were indicated to be cash or cash equivalent sales transferring on a Statutory
Warranty Deed. There were no sales based on contracts or otherwise favorable financing.
Conditions of Sale—There were no adverse motivations by either party in these transactions and as such
no adjustments are warranted.
Market Conditions — Market conditions can change over time due to fluctuations in supply and demand
or other factors. An adjustment may be required due to dissimilar conditions. These sales have occurred
primarily between 2022 and 2023 which are all post Covid years where the market has recovered from
being shut down. Sale No. 4, however, occurred in 2019 and is somewhat dated. Certainly, the market
has changed since then and I would expect a unit value higher than that seen here. Positive adjustment
is made for dissimilar markets. All other sales are believed to represent current conditions and as such
no adjustments are made.
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Location —Sales 2-4 are all located in the Powerhouse Road and North 40th Avenue area of Yakima. All
have generally similar linkages to the city and connecting highway and no adjustments are made. No. 1
is located Southeast of the subject in Union Gap. While this is an ever growing area, and close to retail
and other newer services, the property is located away from a main arterial and considered inferior to the
subject's location. No. 5 is located off of Nob Hill, in an area developed around other multi-family
developments, generally similar to the subject.
Size — Typically, there is a negative correlation with size and unit value. All other things being equal, a
larger property will have a lower unit value and a smaller property higher unit value. Considering these
conditions, positive adjustments are made to Sales 1 and 2. Sales 3 — 5 are much smaller than the
subject and warrant downward adjustments.
Zoning — Recall the subject is Zoned R-2 which is named Two-Family Residential. This designation is
similar to Sales 3 and 4 and no adjustment is made. Sale No. 1 is zoned commercial and judged as
being superior. Likewise Nos. 2 and 5 are zoned R-3 which allows more intensive multi-family
development and is thus superior.
Topography—All sales are essentially level and similar in this respect.
Utilities —All but sale No. 3 has sewer connected or directly available. Sale No. 3 does not have sewer
directly available and would require an extension. This is similar to the subject.
Flood Designation/Shoreline/Critical Areas — Recall that the subject property has critical areas which
require additional buffers, elevation, and other factors. Only Sale 2 had evidence of critical areas. A
portion of this property is in a geohazard zone and would require a geotechnical analysis prior to
development. This is judged as being superior to the subject's restrictions. All other sales were free of
critical area restrictions and superior from this perspective.
(d) Correlation and Conclusions of Sales Comparison Approach to Land Value Before:
After adjustments the subject's unit value falls within the range and above No. 1 at$2.50 p/sf and below
Nos. 2-4 which ranged from $4.48 p/sf to $5.95 p/sf. No. 5 was judged as being slightly superior at$3.99
p/sf. Considering all the sales, I believe that the subject could achieve a unit value of say $3.50 p/sf.
Applying this rate to the subject area results in a value Before Acquisition as follows:
$3.50 p/sf X 204,296 sf= $715,036 Rounded To: $715,100.
B. Whole Property Valuation:
As noted previously, the subject's building improvements are located outside of the proposed acquisition
area and are otherwise unaffected by the acquisition and project. Furthermore, no site improvements
will be lost as a result of the acquisition. Accordingly, the analysis and valuation exclude the subject's
improvements.
C. Correlation and Final Conclusion of Value Before Acquisition:
Based on all foregoing factors, it is my opinion that the market value of the subject, land only, as of
October 22, 2024, was $715,100.
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10. REMAINDER EVALUATION:
(1) Assumptions and Limiting Conditions:
It is assumed that the property will be used in the manner described herein. That means the area
described is the area used and that the commonly used areas of the TCE will not be blocked such that it
affects the operations of the improvements or other parts of the property.
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As can be seen above, it is assumed that the remainder is encumbered by a 125,359 sf irregularly shaped
TCE. This TCE will run for one year starting 10/22/2024 and ending 10/21/2025. It will have an option
to extend for an additional 6 months ending 4/21/2026.
(2) Neighborhood Factors:
The neighborhood is unchanged in the after condition.
(3) Description of Subject Remainder:
A. Potential Use —
B. Accessibility and Road Frontage—
C. Land Contour and Elevations —
D. Land Area and Shape—
E. Soils —
F. Sensitive Areas -
A. Potential Use:
As there is no fee acquisition, the size of the subject is unchanged and measures 204,296 sf. It will be
physically encumbered by a one year TCE which encumbers 125,369 sf. A portion of this area is a non-
exclusive easement and the other so called staging and use area is for exclusive use. The shape of the
property does not change.
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B. Accessibility and Road Frontages:
In the after condition the access remains the same from a single driveway off W. Powerhouse Road.
C. Land Contour and Elevations:
The subject's contour and elevation remain the same as in the before condition.
D. Land Area:
According to the Yakima County Assessor, this property measures 4.69 acres or 204,296 sf.
E. Land Shape:
The subject site remains the same size, 204,296 sf. The shape remains the same, irregular.
F. Utilities:
No change.
G. Present Zoning/Shoreline Designation:
There is no change to zoning, flood areas, or shoreline designation.
H. Improvements
Improvements remaining in whole: All improvements will remain in place as a result of the acquisition.
Improvements Lost: None
I. Specialty Items
Same as in the before condition.
J. Real Estate Taxes
No change.
K. Possible Remainder Assessments
No change.
(4) Highest and Best Use Analysis
The subject site in the after condition does not change. The existing improvements can still be used
efficiently and there is demand for the same. As vacant, the property retains all of the characteristics as
it did prior to acquisition and would likely be used in a multi-family residential development. The highest
and best use of the property, as vacant, in the after condition remains the same as for multi-family
residential use.
(5) VALUATION-AFTER
Discussion of Approaches to Value
The only applicable approach is the Sales Comparison Approach considering the subject's land only valuation.
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A. Site Valuation:
(1) Sales Comparison Approach: In the after condition, the subject retains the same size and shape
as the before condition. With this in mind, the same set of sales are used to determine the remainder
value.
(a) Scope of Data Search:
Because the same set of sales are being used, the scope and data search remains the same.
(b) General Discussion:
Sale writeups may be found in the addenda to where your attention is referred.
(c) Comparative Analyses:
As has been noted previously, the subject site has not changed because this is a TCE acquisition only.
Because of this the same analysis and adjustments are applied to the sales that result in the same unit
value of$3.50 p/sf.
TCE Valuation
Recall that the subject will now be encumbered by a Temporary Construction Easement. The easement
is irregular in shape and measures 125,359 sf and encompasses the NW and NE areas of the property.
Portions of the easement are non-exclusive. These include access to the property and the driveway that
runs on the left side of the cold storage building. The exclusive use areas are oriented toward the NE
boundary and SW therefrom. This is a one-year easement after which time all rights revert to the owner.
The property will be restored to like-kind conditions as was found prior to the easement.
The TCE represents a temporary loss in use which is recognized by the State of Washington and
consistent with applicable state and federal guidelines as well as Washington Pattern Instruction
150.06.02, which states as follows:
"Just compensation for temporary occupancy of property means the reasonable cost of restoring the
property to a condition equally valuable as the condition before the occupancy, plus the fair market
rental value of the occupied property for the term of occupancy, plus any appropriate reduction in rent
during the occupancy on contiguous property in the same ownership and devoted to the same use,
plus any permanent loss in value of the occupied property, or contiguous property in the same
ownership and devoted to the came use, caused by the temporary occupancy."
Fair Market Rent for Occupied Property
Recall that this is a short-term land rental agreement whereby the agency desires to temporarily use the
area for storage, staging, access, and construction of offsite improvements. This differs from a long-term
lease whereby an investor or user would desire to use the property for financial gain (profit). Such long-
term users might construct a building or install permanent fencing to secure equipment or other storage
materials. The lease terms in a long-term arrangement are more financially motivated and market driven.
Short-term leases range in their agreements and are generally negotiated based on simple terms
motivated by extra monies for lands that are otherwise not being used. Project contractors building
projects have leased such lands throughout the region for nominal amounts. I have also seen seasonal
pop-up distribution centers lease for relatively small amounts to help offset the tax burdens or a local
agency wanting to help a company on a very short term basis. In these instances, there is no clear
methodology in which lease rates are set. A more recognized method is a "percentage of fee" method
whereby land rent is based on a fraction of the fee simple value of the land.
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We have researched both private and public agency ground leases for temporary use. The private leases
found are typically for commercial or pad site uses over a long period of time. Short term leases were
discovered from 7 different public entities.
A summary of public agency short-term leases is presented in the following grid.
Entity Rate of Return Comments
City of Seattle 8%-10% Rates ranged from 8% (mainly residential) to 10% (mainly
commercial) down from historical 10%-12%.
City of Bellevue 8%-10% Down from historical 10%-12.5%.
Seattle City Light 8% Rate set at 8%.
Port of Seattle +/- 10% Case by case basis with recent rates less than 10%.
Puget Sound Energy 8%-10% Case by case basis.
King County 9% Historically 8,5%-9.5%
Snohomish County 5%-10% Case by case basis.
As can be seen from the grid, rates negotiated by public agencies for short term leases were generally
in the 8% to 10% range. In the case of the subject, the proposed TCE is not anticipated to have any
permanent impact on the subject as each retains the same highest and best use. Most TCEs allow for
exclusive use of the entire area, however, in the case of the subject, a fair amount of the area is non-
exclusive use whereby the owner retains access rights to the property and improvements. Based on this
information and the details of the subject TCE, I believe an annual rental rate of 8% of the underlying fee
unit value is reasonable.
Cost of Restoration
It is my understanding that the property will be restored to like condition or better found prior to the
temporary occupancy. The property owner shall have no cost of restoration of the property.
Lost Rent on Contiguous Property
Because the balance of the property and improvements are undisturbed and function similarly as they
did prior to the easement, I believe that there would be no lost rent associated thereto.
Permanent Loss In Value to Occupied Area and Contiguous Property
Because the property will be restored and there are no changes to the size and shape of the property,
and there is no impact to the existing improvements, I see no evidence that there would be a permanent
loss in value.
TCE Conclusion
Based on the factors presented and the analysis thereof, the value of the TCE is calculated as follows:
Hollingbery TCE Calculation
Annual Duration
Acquisition Size Land $/sf Fee Value Rate (mo.) Total Discount
Active TCE Period 125,359 $ 3.50 $ 438,757 8% 12 $ 35,101
Inactive TCE Period 125,359 $ 3.50 $ 438,757 8% 0 $ -
Cost of Restoration City or Contractor to Cure
Rent Loss on Contiguous Property None noted
Permanent Loss in Value in TE or Other areas None noted
Total TCE $ 35,101
Rounded $ 35,200
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B. Whole Property Valuation:
As discussed in the before condition, the subject's building and site improvements are not impacted by
the TCE acquisition and therefore have not been considered in the Valuation.
C. Correlation and Final Conclusion of Value Before Acquisition:
The remainder value prior to the TCE easement encumbrance was calculated to be $715,100.
Subtracting the $35,200 TCE value therefrom results in a remainder value of$679,900.
Remainder Value Prior to Easement 204,296 sf X$3.50 p/sf= $715,100
Less TCE Value $ 35,200
Remainder Value $679,900
(6) Recapitulation:
A. Value of property"before" acquisition $ 715,100
B. Value of property"after" acquisition $ 679,900
C. Difference between "before" and "after" values $ 35,200
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11. EXPLANATION, MEASUREMENT, SUPPORTING DATA AND
ALLOCATION OF DAMAGES, COSTS TO CURE, AND SPECIAL BENEFITS:
There are no damages or special benefits to consider.
12. SUMMARY OF APPRAISAL CONCLUSIONS
(Accounting tabulation -NOT indicative of appraisal method employed)
Indicated Subject Value Before Project
Highest and Best Use Before: Multi-Family Residential
Development
Land value before
204,296 sf @$3.50 p/sf $715,100
Total Units Before Total land value before $715,100
Improvement value before N/A
Total improvement value N/A
TOTAL SUBJECT VALUE BEFORE PROJECT $715,100
Indicated Subject Value After Project
Highest and Best Use After: Multi-Family Residential
Development
Land Value after
204,296 sf @$3.50 p/sf $715,100
Less TCE
125,359 sf @$3.50 p/sf X.08 $35,200
Total Units After Total land value after $679,900
Improvements After Project $
Total improvement value
Less Cost to Cure, if any
TOTAL SUBJECT VALUE AFTER PROJECT $35,200
Estimated value allocation of rights acquired
Land:
Fee purchase
Temporary Easement $35,200
Permanent Easement
Total Land $35,200
Improvements:
Buildings
Site Improvements
Total Improvements
Total Acquisition $35,200
Plus Damages and Cost to Cure:
Cost to Cure
Loss in value after
Total Damages and Cost to Cure
Less Special Benefits, if any
Total Estimated Owner Compensation $35,200
Note: totals should be rounded to nearest significant market number. Total Subject value before less
Total Subject value after must equal Estimated Owner Compensation.
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13. REPORT OF CONTACT WITH OWNER:
Person(s) Contacted: Matt Hollingbery
Address: 5501 W. Powerhouse Road, Yakima, WA
Date of Contact: 12/6/2024
Method of Contact: Telephone
Relationship to Owner: Owner
Date of Joint Inspection: Owner declined a co-inspection
Phone: (509) 248-6436
Identify all participants in the inspection: Brian Vincent
Comments:
Mr. Hollinbery was concerned that the original offer was very low and that they were trying to keep it low
to avoid an appraisal. I indicated to him that I was not associated with any prior values or offers and that
I was hired to form a separate opinion of value in an independent appraisal. He was not concerned about
the actual TCE terms or areas.
I offered the owner to co-inspect the property with me but felt that it was unnecessary. Therefore, this
appraisal is made without a joint inspection.
I asked Mr. Hollingbery if there was sewer available or connected to the property and he said yes. There
are also 5 shares of irrigation water which is not in use. The property has not had any offers, nor has it
been listed for sale in the last 5 years.
He indicated that if I had additional questions that I could call Bill Almon, Jr as he was representing him.
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14. Personalty Realty Report:
State and Federal standards require the appraiser to identify the Ownership of real property improvements
and personal property. Insert form RES 217 for Residential or RES 218 for Commercial or Industrial.
Personalty/Realty Report
Commercial_X
Industrial
Project Title: Nelson Darn Removal Project Phase II
Parcel No. 18130942004
Item Owner Tenant Realty Personalty Salvage Value for Realty
Land X X
Building X X
Gate X X
Concrete/asphalt pads&drives X IX
HVAC
Other Heat Source
Wood Burning Stove
Gas Stove
Pellet Stove
Window Coverings
Drapes
Blinds
Floor Coverings
Carpeting
•
Vinyl
Wood
Counters
Shelving
Cabinetry
File Cabinets
Drop Ceilings
Interior Partitions
General Lighting-
Supplemental Electrical Service
Supplemental HVAC
Machinery(List)
Equipment(list)
Work in Process(list)
Other(list)
Landscaping
Sgns
Exterior Lighting
Parking Improvements
Curbing
Pavement
LPA-218
Revised 5/2015
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15. ADDENDA
Market Data Map
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Appraiser: Page 35 Parcel: 18130942004
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SALE NO. 1
SALE DATA
Address: NNA Goodman Road
City: Union Gap
State: WA
Zip: 98903
Parcel #: 19133134406
Lat, Long: N-120.503389, W46.566301
Grantor: Mares Pasture, LLC .,. -..� -
h -
-
Grantee: Goodman Place Apartments, "' - -
Sale Date: June 28, 2022 c �/ 0;4 " �. '
Sale Price: $1,075,932 �� Y
Financing: Cash
Cash Equiv.: $1,075,932 Sale Price Allocation: Unit Value
Recording #: E037077 Land $1,075,932 $2.50 p/sf, $108,900 p/ac
HBU: Commercial
Verification: Roderick Plath, Seller, BV
PHYSICAL AND FINANCIAL DATA
Site Size ac./sf: 9.880/430,373 Zoning: C-2
Utilities: N/A Flood Designation: FEMA Zone X
Topography: Level Critical Areas: None noted
Access: Paved city street
ri, Mr` fr,6, , .. , . . 1 Comments: This is a 2022 sale of a 9.88 acre parcel
i.,;: , c' �, ,4-4:- located at the northern terminus of Goodman Road.
t F �, r, This property is level and at grade with the streets and
• neighboring properties. Public water and sewer are
_� directly available. This property transferred on a
private transaction and was not listed publicly. It is
..
.: i r
if , believed that the buyer is planning on developing
N
.,, 'F,z .1. . apartments at this location.
' i-I- .,. ,.. ........ ... ,
ID# 2567
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SALE NO. 2
SALE DATA
Address: 5101 W Powerhouse Road
City: Yakima
State: WA
Zip: 98909
111
Parcel #: 18130941011
Lat, Long: N46.624836, W-120.577015 _. _. ...
Grantor: J&C Properties Washington,
LLC
Grantee: Cowiche Creek Townhouses, '. -- ____---
LLC / -
Sale Date: September 07, 2022 -4,
Sale Price: $2,300,000
Financing: SWD - Cash
Cash Equiv.: $2,300,000 Sale Price Allocation: Unit Value
Recording #: E037982 Land $2,300,000 $5.95 p/sf, $259,301 p/ac
HBU: Multi-family development
Verification: County Records, site insp. 12/9/2024, BV
PHYSICAL AND FINANCIAL DATA
Site Size ac./sf: 8.870/386,377 Zoning: Multi-Family Residential District(R-3)
Utilities: W, Swr, E Flood Designation: Zone X
Topography: Level Critical Areas: None noted
Access: Paved city street
�� , Comments: This is a 2022 sale of an 8.87 acre multi-family
�i •` `, pa,; zoned property located on W. Powerhouse Road. It has
�\ `� j «` -> level topography, irregular shape and is served with
° `y .<.. `� ,•, domestic water sanitarysewer and electricity. Since the
ti , � "' � r,
/ ,'� s . I ` 1,1 (1 .,v purchase it has been developed into a project called
4,_,
I I ( " Cowiche Creek Townhomes which are available for rent.
'' '' 4 �I�T;^ ;�z: The development has a single access off W Powerhouse
', _ ; ; ' Road and there is an internal roadway that loops through
, . .-, 5�•,• the property. All of these improvements were installed
• s c i .u�\ , — 'x subsequent to the purchase at the buyer's expense.
i i a
The property was transferred privately and not listed on the
}' 'i - .'-' •.:' k _,.. multiple listing service, All attempts to reach the buyer and
seller were unsuccessful and thereby verification is made via county records and site inspection.
ID# 3166
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SALE NO. 3
SALE DATA
Address: 34th Ave N/Powerhouse Road ",
City: Yakima
State: WA
Zip: 98902
Parcel #: 18131544412 Po
Lat, Long: N46.609793, W-120.552289 „ __,�
Grantor: Jose Padilla -- o.!
Grantee: Rafael Rodriguez _
Sale Date: March 15, 2022 • —
u
Sale Price: $98,000 1 to
Financing: SWD - Cash
Cash Equiv.: $98,000 Sale Price Allocation: Unit Value
Recording #: E035595 Land $98,000 $4.79 p/sf, $208,513 p/ac
HBU: Multi-Family Residential
Verification: December 09, 2024, County records/insp,
BV
PHYSICAL AND FINANCIAL DATA
Site Size ac./sf: 0.470/20,473 Zoning: Two Family Residential (R-2)
Utilities: W, E Flood Designation: Zone X
Topography: Level Critical Areas: None noted
Access: Paved city street
Eit - ; r „ r,-- ) Comments: This is a 2022 sale of a small nearly 1/2
L - '� .-,tia. i, 1- . acre site located along Powerhouse Road near 34th
.it - " i ''•, :4 , Avenue. Powerhouse Road is a paved two-lane
'- '; ! I roadway maintained by the city of Yakima. It
! I features shoulders but no curbs, gutters, or
`;\4. ' nnIMIIMMIN sidewalks. The property is level and at grade with
�, a i�-. - the street and neighboring properties. It is served
li �� t - by domestic water, irrigation water, and electricity.
•;,¢it ' There is no sewer in this area of Powerhouse and
"� f' �° ,, the closest sewer main is about one block away.
..w '� -, Neighboring land uses include single and multi-
r II pi family residential uses.
I ill _ , . _ The property was listed on 11/23/2021 for$119,900
°t and sold in about 4 months for$98,000. The listing
agent did not return my phone call for verification. Confirmation is made via county records and site
inspection.
ID# 3168
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SALE NO. 4
SALE DATA
Address: 5351 W Powerhouse Road
City: Yakima
State: WA
Zip: 98909 �' ~
Parcel #: 181319-42010 ,.. , Itr`4 __T -
Lat, Long: N46.625845, W-120.578607 _ =—
Grantor: Lloyd Garretson CO
Grantee: Castle Butte Investments, LLC t�-
Sale Date: November 16, 2023 h _
Sale Price: $650,000 - '.e; '` ' '_" �
Financing: SWD - Cash
Cash Equiv.: $650,000 Sale Price Allocation: Unit Value
Recording #: E042140 Land $650,000 $4.48 p/sf, $195,195 p/ac
HBU: Multi-Family Residential
Verification: December 09, 2024, Sarah Laidler, BV
PHYSICAL AND FINANCIAL DATA
Site Size ac./sf: 3.330/ 145,055 Zoning: Two-Family Residential (R-2)
Utilities: E, W, Swr Flood Designation: Zone X
Topography: Level Critical Areas: None noted
Access: Paved city street
W
; �� Comments: This is a late 2023 sale of a 3.33 acre property
�N--Y-- zoned two-family residential located in the NW area of
-, Yakima. This area has seen tremendous growth in the
` "' multi-family market over the last few years. This property
has yet to be developed but next to a newer multi-family
`° residential project. It is a level site that has domestic water
an electricity available. Sewer is located some 450 feet to
,-. _ the southeast along W. Powerhouse Road. This is a city-
„ ,`< - `- maintained roadway and in the vicinity of the property there
'fir`"'� "� ,; ' are no curbs, gutters or sidewalks. The property is in Flood
'./cs ; ,- ,14` k!, % zone X and has no noted critical areas.
It was listed on 10/13/2023 for $650,000 and sold for full
price within just over a month. According to the listing agent, the price was said to be at fair market levels.
ID# 3169
Appraiser: Page 39 Parcel: 18130942004
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SALE NO. 5
SALE DATA
Address: 5200 W. Nob Hill Boulevard
City: Yakima
State: WA ,ii-"
Y
Zip: 98908 , •
Parcel #: 18132841422 ,'°"' /`• — " - - �_
Lat, Long: N46.582622, W-120.574778 7. .A, - m�, 1 1� I
Grantor: Almon Family Investments, LLC r, i 3e' A ",; 5 1
z ,, i fir, ��
Grantee: Castle Creek Expansion, LLC +4". L; ,..-- _
Sale Date: July 02, 2019 _ �� x "'_
-
Sale Price: $325,000 : "—=-,
Financing: SWD - Cash
Cash Equiv.: $325,000 Sale Price Allocation: Unit Value
Recording #: E022831 Land $325,000 $3.99 p/sf, $173,797 p/ac
HBU: Multi-Family Development
Verification: December 09, 2024, Bill Almon, Jr., BV
PHYSICAL AND FINANCIAL DATA
Site Size ac./sf: 1.870/81,457 Zoning: Professional Business District(B-1)
Utilities: W, Swr, E Flood Designation: Zone X
Topography: Level Critical Areas: None noted
Access: Paved street
a Comments: This is a 2019 sale of an irregularly
.. 1 Vic: ' '. _ , T shaped property located in the vicinity of S 48th and
1 ,- ' - Nob Hill Boulevard. It is a level site served by
domestic water sanitary sewer and electricity. The
_; property was purchased for the development of
• multi-family residential apartments and priced
`' .a • accordingly. The south leg of the property is a
e ' common street leading to S. 48th.
ir
M This property was situated behind another property
' ' -7' that fronted on S. 48th Avenue and as such had
"' limited visibility. The property was sold to the
-i1� neighbor to the west who purchased it at multi-
family pricing. It was also said to have limited
usability to other users. Current 2024 pricing for very good street fronting multi-family land in 2024 was about
$5.00 p/sf though there are some users paying premiums where higher densities can be achieved. According
to the selling agent, this property at $4.00 p/sf was representative of market levels considering the noted
characteristics.
ID# 3170
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Rims Stoat HLA
EASEMENT EXHIBIT
Yakima.WA41044' for, HDR, INC.
suq.�e1°°n HOLLINGBERY HOP STORAGE. LLC
Fa!ul.9ef.lbtu
Engineering and land Sim)ilsg,Inc. ...wa;,.a wig PROPERTY
YAKIMA COUNTY.WASHINGTON
Appraiser: Page 41 Parcel: 18130942004
LPA-208
3/2018 156
HDR.Inc.
Nelson Darn Removal Project
Phase II-Conveyance Improvements
HLA Project No.18106
October 16.2024
Hollingbery Hop Storage.LLC Property-181309-42004
Temporary Construction Easement
That portion of the hereinafter described Parcel'A'described as follows:
Beginning at the most Westerly corner of said Parcel'A';
Thence South 35°23'24"East along the Southwesterly line of said Parcel'A'73.11 feet;
Thence North 47°10'37"East 83.94 feet;
Thence North 39°46'17"East 88.75 feet:
Thence North 60°41'29"East 149.56 feet to the Point of Curvature of a curve concave to the
Southwest and having a radius of 25.00 feet;
Thence Southeasterly along said curve consuming a central angle of 91°55'21"an arc
length of 40.11 feet;
Thence South 27°23'10"East 110.77 feet to the Point of Curvature of a curve concave to
the West and having a radius of 60.00 feet;
Thence Southwesterly along said curve consuming a central angle of 70°16'12"an arc
length of 73.59 feet;
Thence South 42°53'02"West 87.74 feet;
Thence North 85°47'01"East 87.60 feet;
Thence North 81°42'58"East 81.85 feet;
Thence North 83°57'09"East 115.92 feet;
Thence South 89°43'49"East 74.36 feet:
Thence North 71°27'37"East 107.69 feet;
Thence South 59°40'38"East 78.75 feet to the Southerly line of said Parcel'A'.being the
centerline of Cowiche Creek;
Thence Westerly along said Southerly line to the Easterly line of said Parcel'A';
Thence Northerly along said Easterly line to the Northeasterly line of said Parcel'A'.being
the Southwesterly nght of way line of SR 12;
Thence Northwesterly along said Northeasterly line to the most Northerly corner of said
Parcel'A';
Thence Southwesterly along the Northwesterly line of said Parcel'A'to the Point of
Beginning;
Parcel'A'
That portion of the following described property lying Northerly of the Cowiche Creek:
Appraiser: Page 42 Parcel: 18130942004
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3/2018 157
That part of the Northwest quarter of the Southeast quarter of Section 9,Township 13
North,Range 18,E.W.M.,lying Southerly of the Southerly right of way line of the Cowiche
Branch of the Northern Pacific Railway Company and Southwesterly of the right of way of
Primary State Highway No.5(now known as SR12)and Easterly of the right of way of the
Powerhouse County Road;
EXCEPT that part of the Northwest quarter of the Southeast quarter of Section 9,Township
13 North,Range 18.E.W.M.,bounded as follows:
Commencing at the intersection of the centerline of the Northern Pacific Railroad
(Cowiche Branch)right of way and the centerline of Powerhouse Road:
Thence South 35°57'East along the centerline of said Powerhouse Road 529.65 feet to the
Point of Beginning:
Thence North 43°East to the centerline of the Naches and Cowiche Ditch;
Thence Northwesterly along the centerline of said ditch to the centerline of the Cowiche
Creek;
Thence Southwesterly along the centerline of said creek to the centerline of Powerhouse
Road:
Thence South 35°57'East to the Point of Beginning.
Situate in Yakima County.State of Washington.
Appraiser: Page 43 Parcel: 18130942004
LPA-208
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First American Title Insurance Company
4710 Summitview Avenue,Suite 204
Yakima,WA 98908
August 26,2024
First American Title
Title Officer: Tracey Hoover
tlhooyer@firstam.com
Phone: (509)494-1537-Fax: (866)635-0229
Order Number 4439-4195772
P/ease send all recording packages to 4710 Summitview Avenue,Suite 204, Yakima, WA
98908
Buyer:
Seller Hollingberry Hop Storage,LLC
Property: 5501 Powerhouse Rd
Yakima,WA 98907
Attached please find the following item(s):
ALTA Commitment for Title Insurance
Thank you for your confidence and support. We at First American Title Insurance Company maintain the
fundamental principle:
Customer First!
Appraiser: Page 44 Parcel: 18130942004
LPA-208
3/2018 159
:441e0;:,
First American Title-
Commitment for Title Insurance
Washington-2021 v.01.00(07-01-20211
Transaction Identification Data,for which the Company assumes no liability as set forth in
Commitment Condition 5.e.:
Issuing Agent: First American Title Insurance Company
Issuing Office:4710 Summitview Avenue,Suite 204,Yakima,WA 98908
Issuing Office's ALTA* Registry ID:
Commitment Number:4439-4195772
Issuing Office File Number:4439-4195772
Property Address: 5501 Powerhouse Rd,Yakima,WA 98907
Revision Number:
SCHEDULE A
1. Commitment Date: August 15, 2024 at 8:00 a.m.
2. Policy to be issued:
a. ALTAR,Standard Owner's Policy
Short Term Rate
Proposed Insured:To Follow
Proposed Amount of Insurance: S15,000.00 Premium:$600.00 Tax: $49.80
The estate or interest to be insured:See Item 3 below
3. The estate or interest in the Land at the Commitment Date is:
Fee Simple
4. The Title is,at the Commitment Date, vested in:
HOLLINGBERY HOP STORAGE, LLC,A WASHINGTON LIMITED LIABILITY COMPANY
5. The Land is described as follows:
See Exhibit A attached hereto and made a part hereof
FIRST AMERICAN TITLE INSURANCE f , COMPANY
Tracey Hoover,Title Officer
Ths page es only a part of a 2021 ALTA Corm tine t for Title insurance issued by Fi Arnewar Tare insurance Company. Ms
Commitment a not vnfd wthout the Notre;the Commitment to issue may.'Nye Cammtment Con> anc:Schedule A;Schmidt.B,
Part 1—Requirements;and Scte t'k B,Part II—Esc tons'and a counrer-segna0.re by the CarpCuny or 2s F;suino Neat that may
be en electronic form.
•Copyright 2024 Fist American Financial Corporation.MI rights reserved.
al.iformaPon,cata,and Tate-a seated or cor*ipied by or behaf of Frst American Ft:iarxctal Corporation Is restricted a'lO may
not be copied or used for derrvalve products,'services without eie prior express written permission of Pi-st American Fnancial
Corporation.
••Copyright 2021 American Land Title Association.All rights reserved.
The use of the Form(or any dereattve triereol-s-estrited to ALTA licensees and ALTA members h good standing as of the date
of use MI other uses ae prohlteted.Reprinted hide-license from the Arrent3•i Laid T:•Je As'rration.
Form 50170653(6-29-22'i Page 2 of 16
Appraiser: Page 45 Parcel: 1 81 30942004
LPA-208
3/2018 160
:441e0;:.
First American Title-
Commitment for Title Insurance
Washington-2021 v.01.00(07-01-20211
SCHEDULE B,PART I—Requirements
All of the following Requirements must be met:
1. The Proposed Insured must notify the Company in writing of the name of any party not referred to in
this Commitment who will obtain an interest in the Land or who will make a loan on the Land.The
Company may then make additional Requirements or Exceptions.
2. Pay the agreed amount for the estate or interest to be insured.
3. Pay the premiums,fees,and charges for the Policy to the Company.
4. Documents satisfactory to the Company that convey the Title or create the Mortgage to be insured,
or both, must be properly authorized,executed,delivered,and recorded in the Public Records.
5. The marital status of the vested owner described in Paragraph 4 of Schedule A is consistent with the
marital status identified in the most current instrument vesting Title. First American Title Insurance
Company does not represent that this is the current marital status of the vested owner. The current
marital status of the vested owner should be provided to the Company prior to closing. Additional
requirements may be imposed based upon any change in marital status since the recording of the
current vesting deed.
Mrs page es on a part of a 2021 At TA Cornmetment for Tale insurance rssond by Prot Arnerrarr rate Insurance Company. MI
Coemnihnent is not vnfd',Whoa the Notre;the Commitment to Issue may;the Ccmmtment ConcOti ns;Schedule A;Schmidt.B,
Part I—Requirements;and Schertae B,Part It—EsoyNons and a counter-spoa0.re by the Company or 2s issue-no Nen!that may
be m elcrb rs form.
•Copyright 2024 Fist American Financial Corporation.MI rights reserved.
al.aforramn,rota,and•rate-a seated or ccoip+ied by or co betaf of F,rst American FL-Ian 14 Corperabco Is restricted and may
not be copied or used for derrnatve products,'services without tie prior express wrvten permission of P st Amerkan Fnantlal
Corporatlon.
••Copyright 2021 American Land Title Association.AB rights reserved.
The use of the Farm(or any dery the hereof)-s lestrited to.ALTA licensees and ALTA members h good standing as of the date
of use All other uses ae proillted.Reprinted coder license from the America)Laid T:•Je Assre ation.
Form 50170653(6-29-22'i Page 3 of 16
Appraiser: Page 46 Parcel: 18130942004
LPA-208
3/2018 161
:111F11111;:eg First American Title-
Commitment for Title Insurance
Washington-2021 v.01.00(07-01-2021)
SCHEDULE B, PART II—Exceptions
Some historical land records contain Discriminatory Covenants that are illegal and
unenforceable by law.This Commitment and the Policy treat any Discriminatory Covenant in a
document referenced in Schedule B as if each Discriminatory Covenant is redacted,
repudiated, removed,and not republished or recirculated.Only the remaining provisions of the
document will be excepted from coverage.
The Policy will not Insure against loss or damage resulting from the terms and conditions of any lease or
easement identified in Schedule A, and will include the following Exceptions unless cleared to the
satisfaction of the Company:
1. Any defect,lien,encumbrance,adverse claim,or other matter that appears for the first time in the
Public Records or is created,attaches,or is disclosed between the Commitment Date and the date on
which all of the Schedule B, Part I—Requirements are met.
2. Taxes or assessments which are not shown as existing liens by the records of any taxing authority
that levies taxes or assessments on real property or by the Public Records.
3. Any facts,rights,interest,or claims which are not shown by the Public Records but which could be
ascertained by an inspection of the Land or by making inquiry of persons in possession thereof.
4. Easements,daims of easement or encumbrances which are not shown by the Public Records.
5. Discrepancies,conflicts in boundary lines,shortage in area,encroachments,or any other facts which
a correct survey would disclose,and which are not shown by the Public Records.
6. (a) Unpatented mining claims;(b)Reservations or exceptions in patents or in Acts authonzing the
issuance thereof; (c)Water rights,claims or title to water,ditch or ditch nght, whether or not the
matters excepted under(a),(b),or(c)are shown by the Public Records;(d)Indian Tribal Codes or
Regulations,Indian Treaty or Aboriginal Rights, including easements or equitable servitudes.
7. Any lien or right to a lien for services,labor, equipment or material or medical assistance, unless such
lien is shown by the Pubic Records as of Date of Policy.
8. Any service,installation,connection,maintenance, construction,tap or reimbursement charges/costs
for sewer,water,garbage or electricity.
rho page es only a part of a 2021 AL TA Cannwtrnmt Mr Tine Insurance osund by first Amen-an Tale Insurance Company. T?w
Commitment a not vai!Hafhout the Notre;the Commitment to issue may;the Ccrosmtmerx Coy,*e c:Schedule A;Schmidt.B.
Pat I-Requirements;and Scare A B.Pact II—En2 ns•and a counter-sprha0.re by the Company or 2s 6aa ig Neat that may
be m electronic Mrrn.
•Copyright 2024 Fist American Financial Corporation.MI rights reserved.
MI.iforraraon,aata,and Tate-a seated or cccnp+ied by or cr behaf 0 Frst American Ft:iarsial Corporation Is restricted a-id may
not be copied or used for derivative products,'services without Me prior express wrvten permission of P.'st American Fnantlal
Corporation.
••Copyright 2021 American Land Title Association.All rights reserved.
The use cites Form(or any dereative thereof)-s-estri ted to ALTA licensees and ALTA members h good standing as of the date
of use MI other uses ae pnohltrted.Reprinted ceder license from the America)Laid T:•Je Assrv-ation.
Form 50170653(6-29-22) Page 4 d 16
Appraiser: Page 47 Parcel: 18130942004
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3/2018 162
:441e0;:.
First American Title-
Commitment for Title Insurance
Washington-2021 v.01.00(07-01-20211
9. Title to vest in an incoming owner whose name is not disclosed. Such name must be furnished to us
so that a name search may be made.
10. Lien of Real Estate Excise Tax upon sale of said premises,or transfer of a controlling interest, if
unpaid.As of the date herein,the excise tax rates are as follows:
Levy/Area Code: 325
State Excise Tax for real property classified as Timberland(RCN 84.34 or RCW 84.33)or Agricultural
land(RCW 84.34.020):
1.28%of the selling price
All other State Excise Tao.
1.10%of the selling price less than or equal to S525,000.00
1.28%of the selling price from S525,000.01 to$1,525,000.00
2.75%of the selling price from S1,525,000.01 to S3,025,000.00
3.00%of the selling price over S3,025,000.00
Local Excise Tax for Yakima:
.50%of the selling price
In addition to the Excise Tax due,a fee of$5.00 will be charged on all taxable transactions(S10.00
on all exempt transactions)
11. General Taxes for the year 2024. The first half becomes delinquent after April 30th. The second half
becomes delinquent after October 31st.
Tax Account No.: 181309-42004
lst Half
Amount Billed: S 5,133.02
Amount Paid: S 5,133.02
Amount Due: S 0.00
Assessed Land Value: 5 204,100.00
Assessed Improvement Value: $ 954,600.00
2nd Half
Amount Billed: S 5,133.02
Amount Paid: S 0.00
Amount Due: S 5,133.02
Assessed Land Value: S 204,100.00
Assessed Improvement Value: $ 954,600.00
rho page rs only a parr of a 2021 at TA Commrt rkr t kx 11fk insurance tssved by knit Amen-an yak lnswante Company. MI
Cmembent a not vnfd Hifhow the Nance;the Commitment no Issue may.'Nye Ccmnaim nt Con>lvrronc:Sdrefafe A;SdmrtMe B,
Part 1—Requirements;and Schertae B,Part It—Eroepnons•and a counter-sprta0.re by the Company or 2s 6sa ig Nen!that may
be m elect r i form.
•Copyright 2024 Fist American Financial Corporation.All rights reserved.
MI.aforraPon,data,and Tate-a seated or scrupled by or c i befaf 0 E-st American Friarxcial Corporation Is restricted and may
not be copied or used for dertvabve products,'services without Cie prior express wooden permission of Pest American Fnanaai
Corporation.
••Copyright 2021 American Land Tide Association.All rights reserved.
The use of the Form(or any derivative thereof)-s-estrited to ALTA licensees and ALTA members h good standing as of the date
of use MI other uses ae prohabeted.Reprinted ender license from the American Laid 1'Je Asve atioa.
Form 50170653(6-29-22) Page 5 of 16
Appraiser: Page 48 Parcel: 18130942004
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3/2018 163
First American Title-
Commitment for Title Insurance
Washington-2021 v.01.00(07-01-20211
12. Stormwater District Assessment
For year 2024
Full Year Amount: $586.08
Balance Owing: ;293.44(Due October 31st)
13. Municipal assessments,if any, levied by the City of Yakima.
14. Charges or assessments which may be due the Yakima Tieton Irrigation District for construction,
operation and maintenance.
15. Liability to further asc cement by Yakima Tieton Irrigation District
16. Deed of Trust and the terms and conditions thereof.
Grantor/Trustor: Hollingbery Hop Storage, LLC,a Washington Limited Liability
Company
Grantee/Beneficiary: Wells Fargo Bank, National Association
Trustee: Wells Fargo National Bank West
Amount: ;4,500,000.00
Dated: July 03,2019
Recorded: July 11,2019
Recording Information: 8020549
Affects: Said premises and other property
17. Deed of Trust and Assignment of Rents and Leases and the terms and conditions thereof.
GrantoriTrustor: Hollingbery Hop Storage, LLC,a Washington Limited Liability
Company
Grantee/Beneficiary: Wells Fargo Bank, National Association
Trustee: Wells Fargo National Bank West
Amount: $2,400,000.00
Dated: July 29,2021
Recorded: August 09, 2021
Recording Information: 8112133 arid 8112134
Affects: Said premises and other property
Subordination Agreement Agreement and the terms and conditions thereof:
Between: Hollingbery Hop Storage, LLC and Hollingbery&Son.Inc
And: Wells Fargo Bank,National Association
Recording Information: 8112135
rtvs page is only a port 0f a 2021 at TA ConvrMcneu to roe Insurance tssued by Prat Amen-an Title Insurance Company. This
Conn-minient a not valet,sthwf the Notre;the Commitment to issue Inky;Nye Commitment ConcOtiats;Schedule A;Schmidt.B,
Part I—Requirements;and Scheduee B,Part It—Em Noes•and a counter-signature by the Company or 2s 6s,a ig agent Mat may
be m electronic form.
•Copyright 2024 Fist American financial Corporation.MI rights reserved.
All.iforratlon,rota,and-rare-a seated or cccnp+ied by or c i behaf 0 F,rst American Ftiaroal Corporanon is restricted and may
not be copied or used for derrrative products,'services without Me prior egress rotten permission of P st lanerka.1 Fnarctai
Corporation.
••Copyright 2021 American Land Tide Association.AB rights reserved.
The use of the Farm(or any dery the t'iereof)-s iestrrted to ALTA licensees and ALTA members h good starling as et the date
of use_All other uses ae prohiteted.Reprinted rider license from the An-encw tad T:•Je Asrration.
Form 50170653(6-29-22'i Page 6 at 16
Appraiser: Page 49 Parcel: 18130942004
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3/2018 164
:441ekb;:.
First American Title"
Commitment for Title Insurance
Washington-2021 v.01.00(07-01-2021)
18. With respect to Hollingbery Hop Storage,LLC,a Washington Limited Liability Company:
a. A copy of its operating agreement or similar document and any amendments thereto;
b. A official copy of its articles of organization or similar incorporation document and any
corrections,amendments or restatements thereto;
c. Evidence that the limited&ability company is properly formed and is in good standing in the state
of its domicile;
d. Other requirements which the Company may impose following its review of the material required
herein and other information which the Company may require.
19. According to the application for title insurance,the purchase price in the proposed transaction is less
than the assessed valuation of the property. The COUNTY will require documentation that the
purchase price is a bona fide offer. Said documentation may be in the form of a copy of the
Purchase and Sale Agreement AND MUST BE SENT IN WITH THE RECORDING PACKAGE.
Purchase Price: S 15,000.00
Assessed Value: S 1,158,700.00
20. Unrecorded leaseholds, if any, rights of vendors and security agreement on personal property and
rights of tenants,and secured parties to remove trade fixtures at the expiration of the term.
21. Any claim that the Title is subject to a trust or lien created under The Perishable Agricultural
Commodities Act, 1930(7 U.S.C.§§499a,et seq.)or the Packers and Stockyards Act(7 U.S.C.§§181
et seq.)or under similar state laws.
Consideration for the deletion of this exception is highly fact intensive. Please contact the underwriter
assigned to your file as soon as possible to discuss.
22. Loss of access rights to improvements as may result by revocation of right to cross over Naches and
Cowiche Canal Company's right of way,as stipulated by said canal company in Agreement referred to
above.
23. An easement affecting the portion of said premises and for the purposes stated herein,and incidental
purposes, in favor of Old Union Ditch Company,as recorded in Volume 165 of Deeds, under Auditor's
File No. 89654.
24. Easement,including terms and provisions contained therein:
Recording Information: 1514941; In Volume 532 of Deeds
In Favor of: Pacific Power&Light Company, a corporation
For: electric transmission and distribution line
Mrs page rs ony a part of a 2021 ALTA Commitment tr Idle insurance tssuevf by first Amerrarr Title!m.a'rice Company. Rvs
Co ,ubn ru s not vail Hifhout the Nott e'the Commitment to issue may.'the Commitment Car cOtionc;Sdreu le A;Suomi*B,
Part 1—Requirements;and Sciredae B,Part II—En2 ns and a counter-spna0.re by the Company or 2s Fsuino agent that may
be m electronic form.
•Copyright 2024 Fist American Financial Corporation.MI rights reserved.
Al.iforr•aPon,cata,and Tate-a seated or ccnipled by.or cn bet&0 F,rst American Friaanaal Corporation Is restricted acid may
not be copied or used for derrvative products,'services without Me prior express wraden permission of F:-st American Fnanoal
Corporation.
••Copyright 2021 American Land Tide Association.All rights reserved.
The use ct the Farm(or any der eative triereof)-s-estrited to.ALTA licensees and ALTA members h good standing as of the date
of use All other uses ae pnohiteted.Reprinted ceder license from the Arrericivi Laid 1'Je Aevratlon.
Form 50170653(6-29-22) Page 7 of 16
Appraiser: Page 50 Parcel: 18130942004
LPA-208
3/2018 165
:441ekb;:,
First American Title-
Commitment for Title Insurance
Washington-2021 v.01.00(07-01-20211
25. Reservations contained in instrument recorded in Volume 574 of Deeds, under Auditor's File No.
1682626.
26. An easement affecting the portion of said premises and for the purposes stated herein,and incidental
purposes,for underground drainage pipelines,as recorded in Volume 619 of Deeds,under Auditor's
File No. 1878223.
27. Right of way and secondary easement granted to Pacific Power and Light Company for lines and
appurtenances,the specific location of which is not disclosed,granted by instrument recorded March
21, in Volume 701 of Official Records,under Auditor's File No.2159792.
28. Easement,including terms and provisions contained therein:
Recording Information: October 10, 1902,in Volume 17 of Deeds, Page 139
In Favor of: Natchez&Cowychee Ditch Co.,
For: ditch
29. Easement,including terms and provisions contained therein:
Recording Information: September 26, 1905,in Volume 37 of Deeds,Page 292
In Favor of: Northwest Light&Water Co.,
For: water or water main
The interest identified herein has not been examined further and no representation is made as to the
current holder of such rights.
30. Easement,including terms and provisions contained therein:
Recording Information: February 11, 1913, in Volume 132 of Deeds
In Favor of: Lower Naches Telephone Company
For: pole lines
31. Agreement and the terms and conditions thereof regarding operation and maintenance of a pipeline
located along the down-creek side of the siphon constructed by Naches and Cowithe Company,as
recorded July 12, 1943, in Volume 354 of Deeds,under Auditor's File No. 1032193.
32. Relinquishment of right to access to State Highway No. 12 and of light,view and air, under terms of
Deed to the State of Washington.
Recorded: December 23, 1958,in Volume 587 of Deeds
Recording Information: I737859
rims page es on a part of a 2021 AL TA Commitment kir Tate insurance essued by Arst 4merrca n Title lnsumnce Comer. This
Cpmrubrent a not vt fd Hafhout the Nance;the Commitment to issue may;the Commitment,e Ca canons;Sdr dede A;Schmidt.B,
Pat I—Pegi wemevits;and Scare ae B,Pact II—En2 as•and a counter-sionabire by the CarpC'any or 2s F;suino Neat that may
be m electronic form.
•Copyright 2024 Fist American Financial Corporation.MI rights reserved.
All.afore' ion,rata,and•rate-a seated or cccnoled by or c i behaf of F,rst American iannal Corporation Is restricted a-ti may
not be copied or used for derrrabve prodiats,'services wefwut tfie prior express wrvten permission of P.'st Arnerka.Fnanoal
Corporation.
••Copyright 2021 American Land Tide Association.AB rights reserved.
The use of the Farm(or any der.aive t'iereofl-s lestrited to ALTA licensees and ALTA members h good standing as of the date
of use All other uses ere pnolibeted.Reprinted index license from the Arneriai Laid 1'Je Areiration.
Form 50170653(8-29-22'i Page 8 ar 16
Appraiser: Page 51 Parcel: 18130942004
LPA-208
3/2018 166
:441ekb;:.
First American Trtle"
Commitment for Title Insurance
Washington-2021 v.01.00(07-01-20211
33. Easement,including terms and provisions contained therein:
Recording Information: 1914801;July 17, 1962, in Volume 629 of Deeds
In Favor of: Pacific Power&Light Company, a corporation
For: electric transmission and distribution line
34. Rehnquishment of right to access to State Highway and of light,view and air, by Deed to the State of
Washington.
Recorded: October 21, 1969
Recording Information: 2205573
35. Easement,including terms and provisions contained therein:
Recording Information: 2462429; May 25, 1977
In Favor of: Pacific Power&Light Company, a corporation
For: electric transmission and distribution line
36. Easement,including terms and provisions contained therein:
Recording Information: 2540912;April 12, 1979
In Favor of: Pacific Power&Light Company, a corporation
For: electric transmission and distribution line
37. Agreement and the terms and conditions thereof regarding revocable right and license to use and
cross canal right of way by constructing or bridge and road/or access to improvements,as recorded
February 24, 1981, in Volume 1077 of Official Records,under Auditor's File No. 2608286.
38. Conditions, notes, easements, provisions and/or encroachments contained or delineated on the face
of the Survey recorded under Recording No.7479051,7650441 and 7728551.
39. The terms and provisions contained in the document entitled "Easement Deed by Court Order in
Settlement of Landowner Action"
Recorded: August 12,2013
Recording No.: 7814108
40. Water rights,claims or title to water,whether or not shown by the Public Records.
ma page es only a pal of a 2021 AL TA Covvu tment ter Tine insurance essuevf by first Amerrar Tare insurance Company. Thin
Commitment is not voted Hithout the Notre;the Commitment to Issue may.'Nre Cammetment ConcOhons;Schedule A;Scheidt.B,
Part 1—Requirements;and Scare ae B,Part II—En2y 9S and a coaster-sprra6are by the Company or 2s 6suino Neat that may
be m electronic form.
•Copyright 2024 Fist American Financial Corporation.MI rights reserved.
Ali,nformaPon,aata,and-rate-a seated or cornpied by or c i behaf of F,rst American Frranzial Corporation Is restricted a-rd may
not be copied or used for dervalve products,'services without the prior es press rotten permission of Pest American Fnanaal
Corporation.
••Copyright 2021 American Land Tide Association.All rights reserved.
The use of the Form(or any dervative hereof)-s-estrited to ALTA licensees and ALTA members h good standing as of the date
of use All other uses ae prohlteted.Reprinted ender license from the American Laid 1'Je Asvration.
Form 50170653(6-29-22'i Page 9 of 16
Appraiser: Page 52 Parcel: 18130942004
LPA-208
3/2018 167
:41e1: 1‘10: First American Title"
Commitment for Title Insurance
Washington-2021 v.01.00(07-01-2021)
INFORMATIONAL NOTES
A. Effective January 1, 1997,and pursuant to amendment of Washington State Statutes relating to
standardization of recorded documents,certain format and content requirements must be met(refer
to RCW 65.04.045). Failure to comply may result in rejection of the document by the recorder or
additional fees being charged,subject to the Auditor's discretion.
B. Any sketch attached hereto is done so as a courtesy only and is not part of any title commitment or
policy. It is furnished solely for the purpose of assisting in locating the Land and First American
expressly disclaims any liability which may result from reliance made upon it.
C. The description can be abbreviated as suggested below if necessary to meet standardization
requirements. The full text of the description must appear in the document(s)to be insured.
PTN SEC 9 TWP 13N RGE 18 NW QTR SE QTR,YAKIMA COUNTY
APN: 181309-42004
Property Address: 5501 Powerhouse Rd,Yakima,WA 98907
D. The following deeds affecting the property herein described have been recorded within 36 months of
the effective date of this commitment: NONE
Note:Soil Conservation District assessment for year 2024 is paid in full.
Amount: $ 5.05
Note:Weed District assessment for year 2024 is paid in full.
Amount: $ 7.15
Note:Stormwater District assessment for year 2024 first half is paid.
Amount: $ 293.04
Note:Horticulture Pest and Disease Control District assessment for year 2024 is paid in full.
Amount: $ 1.00
Mrs page es only a art of a 2021 4t TA Corvmitemeeu to Tithe insurance a soei7 br Fest 4mersarr Title b 5u6w5 r Company. MI
Conrmer neat a not valid Hithouf the Nancy,'the Commhnevit to Issue may.'the Ccmmtment Cn cahoot;Schedule A;Suomi*B,
Part I—Pequtements;and SchetAAe B,Part It—Em Mons•and a counter-si na0.re by the Carr arty or 2s 6suHi9 Neat that may
be m electronic form.
•Copyright 2024 Fist American Financial Corporation.MI rights reserved.
Ali,n ornation,rota,and Tate-a seated or cccnpled br or cr behaf 0 E-st American FL7anc]al Corporation Is restricted and may
not be copied or used for derrratve products,'services without the prior express written permission of P st American F.nandai
Corporation.
••Copyright 2021 American Land Tide Association.All rights reserved.
The use of the Form(or any der.atve t iereof)-s-estrited to ALTA licensees and ALTA members h good standing as of the date
of use All other uses ae prohlteted.Reprinted under license from the American Laid T:•Je Assrration.
Form 50170653(6-29-22) Page 10 of 16
Appraiser: Page 53 Parcel: 18130942004
LPA-208
3/2018 168
First American Title-
Commitment for Title Insurance
Washington-2021 v.01.00(07-01-20211
Note: Said premises may be assessed annually by:
Soil Conservation District
Weed Control District
Stormwater District
Horticulture Pest and Disease Control District
NOTE:The forthcoming Mortgagee's Policy will be the ALTA 2021 Policy unless otherwise noted on
Schedule A herein.
NOTE:We find no judgments or Federal tax liens against the vestee herein,unless otherwise shown as a
numbered exception above.
NOTE: A FEE MAY BE CHARGED UPON THE CANCELLATION OF THIS COMMITMENT PURSUANT TO
WASHINGTON STATE INSURANCE CODE AND THE FILED RATE SCHEDULE OF THIS COMPANY.
T rs page rs only a part of a 2021 ALTA Cornmrtment to Title Insurance rssund by Prot Arnerrar Talk insurance Company Avs
Cmemtrent a not Lo i1 Hafhout the Nance;the Commvnrvit to issue may;the Ccrrsmtment ConcOho ss;Sdr elide A;Suomi*B,
Pat 1—Requirements;and ScherA a B,Part It—Esc ti,ns•and a canner-signa0.re by the Compeny or 2s F;suind Neat that may
be m electronic form.
•Copyright 2024 Fist American Financial Corporation.MI rights reserved.
al.aforraPon,rata,and Tate-a seated or cccnpied br or c i behaf of F,rst American rfiiancial Corporation Is restricted a-id may
not be copied or used for derrratve products,'services walnut tie prior express wrvten permission of P.'st American Fnarcial
Corporation.
••Copyright 2021 American Land Tide Association.AB rights reserved.
The use of the Form(or any dervaive hereof)-s nestrited to ALTA licensees and ALTA members h good standing as of the date
of use All other uses ae prohiteted.Reprinted under license from the America)Laid T:•Je Assrraaon.
Form 50170653(6-29-22'i Page 11 of 16
Appraiser: Page 54 Parcel: 18130942004
LPA-208
3/2018 169
:41e1: 1‘10: First American Title"'
tommitrnen[for Title Insurance
Washington-2021 v.01.00(07-01-2021)
EXHIBIT A
File No.:4439-4195772
The Land referred to herein below is situated in the County of Yakima, State of Washington, and is
described as folbws:
THAT PORTION OF THE FOLLOWING DESCRIBED PROPERTY LYING NORTHERLY OF THE COWICHEE
CREEK:
THAT PART OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 9,TOWNSHIP
13 NORTH, RANGE 18, EW.M.,LYING SOUTHERLY OF THE SOUTHERLY RIGHT OF WAY LINE OF THE
COWICHE BRANCH OF THE NORTHERN PACIFIC RAILWAY COMPANY AND SOUTHWESTERLY OF THE
RIGHT OF WAY OF PRIMARY STATE HIGHWAY NO. 5(NOW KNOWN AS SR12)AND EASTERLY OF THE
RIGHT OF WAY OF THE POWER HOUSE COUNTY ROAD;
EXCEPT THAT PART OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 9,
TOWNSHIP 13 NORTH,RANGE 18,E.W.M., BOUNDED AS FOLLOWS:
COMMENCING AT THE INTERSECTION OF THE CENTERLINE OF THE NORTHERN PACIFIC RAILROAD
(COWICHE BRANCH)RIGHT OF WAY AND THE CENTERLINE OF POWERHOUSE ROAD;
THENCE SOUTH 35°57'EAST ALONG THE CENTERLINE OF SAID POWERHOUSE ROAD 529.65 FEET TO
THE POINT OF BEGINNING;
THENCE NORTH 43°EAST TO THE CENTERLINE OF THE NACHES AND COWICHE DITCH;
THENCE NORTHti'1ES I tKLY ALONG THE CENTERLINE OF SAID DITCH TO THE CENTERLINE OF THE
COWICHE CREEK;
THENCE SOUTHWESTERLY ALONG THE CENTERLINE OF SAID CREEK TO THE CENTERLINE OF
POWERHOUSE ROAD;
THENCE SOUTH 35°57'EAST TO THE POINT OF BEGINNING.
SITUATED IN YAKIMA COUNTY,STATE OF WASHINGTON.
181309-42004
5501 Powerhouse Rd
Yakima,Washington 98907
Mrs page es only a pal of a 2021 AL TA Convnitnwint for Tette insurance issued by first Amevra o Title insurance Congany. Ras
C.o.mmb ent a not Lord Hathout the Nance;the Commitment to issue may;the Commitment Cavn>ldiunc;Sdrefafe A;So hn:tele B,
Part I-Requirements;and SU a t'k B,Part It—Em Naas•and a counter-spriaea a by the Company or 2s Fsuinq apart that may
be m electronic dorm.
•alC.00yr rrgahiotn 2,024 F is
andt American
se Faitnenci al
orcc rnCopprbtat ioci A lbie rhaightos r~e sste rAvmeedr.ic an Prianoal Corpcfatlon Is restricted a-iC may
not be copied or used for derrvative products,'services without eie prior express wrvten permission of P.'st American Fnanoal
Corporation.
••Copyright 2021 American Land Tide Association.AB rights reserved.
The use of!hes Form(or any dervaive thereof)-s-estrited to ALTA licensees and ALTA members h good standing as of the date
of use MI other uses ae prohlteted.Reprinted ender license from the Airental Laid T:•Je Assre ation.
Form 50170653(6-29-22) Page 12 of 16
Appraiser: Page 55 Parcel: 18130942004
LPA-208
3/2018 1 70
31e1;:.
First American Title-
Commitment for Title Insurance
Washington-2021 v.01.00(07-01-20211
ALTA COMMITMENT FOR TITLE INSURANCE
issued by
FIRST AMERICAN TITLE INSURANCE COMPANY
NOTICE
IMPORTANT—READ CAREFULLY:THIS COMMITMENT IS AN OFFER TO ISSUE ONE OR MORE TITLE
INSURANCE POLICIES. ALL CLAIMS OR REMEDIES SOUGHT AGAINST THE COMPANY INVOLVING THE
CONTENT OF THIS COMMITMENT OR THE POLICY MUST BE BASED SOLELY IN CONTRACT.
THIS COMMITMENT IS NOT AN ABSTRACT OF TITLE, REPORT OF THE CONDITION OF TITLE, LEGAL
OPINION, OPINION OF TITLE, OR OTHER REPRESENTATION OF THE STATUS OF TITLE. THE
PROCEDURES USED BY THE COMPANY TO DETERMINE INSURABILITY OF THE TITLE, INCLUDING ANY
SEARCH AND EXAMINATION, ARE PROPRIETARY TO THE COMPANY, WERE PERFORMED SOLELY FOR
THE BENEFIT OF THE COMPANY, AND CREATE NO EXTRACONTRACTUAL LIABILITY TO ANY PERSON,
INCLUDING A PROPOSED INSURED.
THE COMPANYS OBLIGATION UNDER THIS COMMITMENT IS TO ISSUE A POLICY TO A PROPOSED
INSURED IDENTIFIED IN SCHEDULE A IN ACCORDANCE WITH THE TERMS AND PROVISIONS OF THIS
COMMITMENT. THE COMPANY HAS NO LIABILITY OR OBLIGATION INVOLVING THE CONTENT OF THIS
COMMITMENT TO ANY OTHER PERSON.
COMMITMENT TO ISSUE POLICY
Subject to the Notice; Schedule B, Part I—Requirements; Schedule B, Part II—Exceptions; and the
Commitment Conditions, First American Title Insurance Company, a Nebraska Corporation (the
"Company"), commits to issue the Policy according to the terms and provisions of this Commitment.This
Commitment is effective as of the Commitment Date shown n Schedule A for each Policy described in
Schedule A, only when the Company has entered in Schedule A both the specified dollar amount as the
Proposed Amount of Insurance and the name of the Proposed Insured.
If all of the Schedule B, Part I—Requirements have not been met within six months after the
Commitment Date, this Commitment terminates and the Company's liability and obligation end.
FIRST AMERICAN TITLE INSURANCE COMPANY
By Kenneth D.DeGintgra,President Lisa W.Corriehi. Secretary
rho page es only a par of a 2021 at TA Cov mArnemt leer Tale Insurance Issued by Pat Amen-an Tale Insurance Corr;wnr. nvs
Commitment is not vorif',Whoa the Notre;the Commitment to hsve Pbhy.the Commitment C-omstianc;Schedule A;Schmidt.B,
Part I—Requirements;and Schedup B,Part ft—Esrty:Nams and a counter-signature by the Company or ASu ig've t that may
be m electronic Awn.
•Copyright 2024 Fist American Financial Corporation.MI rights reserved.
All,ifon'aaon,data,and Tate-a mated or comp ed der or on Dere of First America"ft arrca,Corporation s rest-r_ted and may
not be copied or used for derrvatye pro ducts,'servlces wear the prior ereuess written permissbn of First Amgrcan Wanda
Corporation.
••Copyright 2021 American Land Tide Association.All rights reserved.
The use of the Form(or any der:atrve thereon-s restrlded to ALTA licensees and +,LTA members h good standing as of the date
of use All other uses are prohdbted.Reprinted under license from the American Lard Tite Asscciatbn.
Form 50170653(6-29-22) Page 13 of 16
Appraiser: Page 56 Parcel: 18130942004
LPA-208
3/2018 171
:441e0;:.
First American Title"'
tommitmen[for Title Insurance
Washington-2021 v.01.00(07-01-20211
COMMITMENT CONDITIONS
1. DEFINITIONS
a. "Discriminatory Covenant": Any covenant, condition, restriction, or limitation that is
unenforceable under applicable law because it illegally discriminates against a class of
individuals based on personal characteristics such as race, color, religion, sex, sexual
orientation, gender identity, familial status, disability, national origin, or other legally
protected class.
b. "Knowledge" or "Known": Actual knowledge or actual notice, but not constructive notice
imparted by the Public Records.
c. "Land": The land described in Item 5 of Schedule A and improvements located on that land
that by State law constitute real property. The term "Land" does not indude any property
beyond that described in Schedule A, nor any right, title, interest,estate,or easement in any
abutting street,road, avenue,alley, lane, right-of-way, body of water, or waterway, but does
not modify or limit the extent that a right of access to and from the Land is to be insured by
the Policy.
d. "Mortgage": A mortgage, deed of trust, trust deed, security deed, or other real property
security instrument,including one evidenced by electronic means authorized by law.
e. "Policy": Each contract of title insurance, in a form adopted by the American Land Title
Association, issued or to be issued by the Company pursuant to this Commitment.
f. "Proposed Amount of Insurance":Each dollar amount specified in Schedule A as the Proposed
Amount of Insurance of each Policy to be issued pursuant to this Commitment.
g. "Proposed Insured": Each person identified in Schedule A as the Proposed Insured of each
Policy to be issued pursuant to this Commitment.
h. "Public Records": The recording or filing system established under State statutes in effect at
the Commitment Date under which a document must be recorded or filed to impart
constructive notice of matters relating to the Title to a purchaser for value without
Knowledge.The term"Public Records"does not include any other recording or filing system,
including any pertaining to environmental remediation or protection, planning, permitting,
zoning,licensing,building,health, public safety,or national security matters.
i. "State": The state or commonwealth of the United States within whose exterior boundaries
the Land is located. The term "State" also includes the District of Columbia, the
Commonwealth of Puerto Rico,the U.S.Virgin Islands,and Guam.
j. "Title":The estate or interest in the Land identified in Item 3 of Schedule A.
2. If all of the Schedule B,Part I—Requirements have not been met within the time period specified in
the Commitment to Issue Policy, this Commitment terminates and the Company's liability and
obligation end.
3. The Company's liability and obligation is limited by and this Commitment is not valid without:
a. the Notice;
b. the Commitment to Issue Policy;
c. the Commitment Conditions;
d. Schedule A;
Toss page es only a part of a 2011 at TA Convnitme nt kx Tee Insurance issued by Rest 4merrravr Tale InsLnance Company. Ms
Cavmvhr ent a not whit',Whoa the Notre;the Commitment to IsFr1e may.'the Commitment Qi-dtianc;Schedule A;Sd rta4e B,
Part I—Requirements;and SUredup B,Part II—En eptio s;and a counte-sijrra0xe by the Company or 2s Fsuvg7 agent that may
be m electronic form.
•Copyright 2024 Fist American Financial Corporation.MI rights reserved.
al.iforra ion,rota,and Tate-a c-eated or carp ei ov or co Dere of First Anencan Fnanca.Corporator,s restrcted and may
not be copied or used for denvatNe pro ducts,'servlces wttxs t the pnor excess written permIssbn of First Amgrcan Wanda
Coryoranon.
••Copyright 2021 American Land Title Association.All rights reserved.
The use ct the Form(or any derrattve thereon restrcted to ALTA Ilcersees and ALTA members In good standin as d the date
of use All other uses are prohlteted.Reprirted Lnder!tense from the American Land Tit*Associatbn.
Form 50170653(6-29-22) Page 14 d 16
Appraiser: Page 57 Parcel: 18130942004
LPA-208
3/2018 172
:441ekb;:.
First American Title-
Commitment for Title Insurance
Washington-2021 v.01.00(07-01-20211
e. Schedule 8, Part I—Requirements; and
f. Schedule 8, Part II—Exceptions; and
4. COMPANY'S RIGHT TO AMEND
The Company may amend this Commitment at any time. If the Company amends this Commitment
to add a defect, lien, encumbrance, adverse claim, or other matter recorded in the Public Records
prior to the Commitment Date, any liability of the Company is limited by Commitment Condition 5.
The Company is not liable for any other amendment to this Commitment.
5. LIMITATIONS OF LIABILITY
a. The Company's liability under Commitment Condition 4 is limited to the Proposed Insured's
actual expense incurred in the interval between the Company's delivery to the Proposed
Insured of the Commitment and the delivery of the amended Commitment, resulting from
the Proposed Insured's good faith reliance to:
i. comply with the Schedule B,Part I—Requirements;
ii. eliminate,with the Company's written consent,any Schedule B, Part II—Exceptions;or
iii. acquire the Title or create the Mortgage covered by this Commitment.
b. The Company is not liable under Commitment Condition 5.a. if the Proposed Insured
requested the amendment or had Knowledge of the matter and did not notify the Company
about it in writing.
c. The Company is only liable under Commitment Condition 4 if the Proposed Insured would
not have incurred the expense had the Commitment included the added matter when the
Commitment was first delivered to the Proposed Insured.
d. The Company's liability does not exceed the lesser of the Proposed Insured's actual expense
incurred in good faith and described in Commitment Condition 5.a.or the Proposed Amount
of Insurance.
e. The Company is not liable for the content of the Transaction Identification Data, if any.
f. The Company is not obligated to issue the Policy referred to in this Commitment unless all of
the Schedule B,Part I—Requirements have been met to the satisfaction of the Company.
g. The Company's liability is further limited by the terms and provisions of the Policy to be
issued to the Proposed Insured.
6. LIABILITY OF THE COMPANY MUST BE BASED ON THIS COMMITMENT; CHOICE OF LAW AND
CHOICE OF FORUM
a. Only a Proposed Insured identified in Schedule A, and no other person, may make a claim
under this Commitment.
b. Any claim must be based in contract under the State law of the State where the Land is
located and is restricted to the terms and provisions of this Commitment.Any litigation or
other proceeding brought by the Proposed Insured against the Company must be filed
only in a State or federal court having jurisdiction.
c. This Commitment, as fast revised, is the exclusive and entire agreement between the
parties with respect to the subject matter of this Commitment and supersedes all prior
commitment negotiations, representations, and proposals of any kind,whether written or
oral,express or implied,relating to the subject matter of this Commitment.
re»s page is only a pan'of a 2021 At TA Conwrebnmt Aar Title Insurance wed by Fesr Amerman ranee Insurance Comer. nvs
Cmmubrent a not irafd Hithout the Nonce the Commitment to hsve Rooky;the Conmrt env ConoOtianc;Schedule A;Schmidt.B,
Past I—Requirements;and Sciredae B,Part It—En2eutions and a counter-signature by the Company or 2s Fs.uwg aoaru that may
be m electronic form.
•Copyright 2024 Fist American Financial Corporation.MI rights reserved.
All.nforraacn,data,and Tate-a mated or corp ed try o of Dere of First America"Banta•Corporation s rest-r_ted and may
not be copped or used for derrvattie pro ducts,'servlces wither the prior express written permission of First American Wanda
Corporation.
••Copyright 2021 American Land Tide Association.All rights reserved.
The use of!hs Form(or any der:atrve thereon-s restrlded to ALTA Ilcersees and 5,LTR members In good standing as of the date
of use All other uses are profsbted.Reprinted under license from the American Lard rite Asscciatbn.
Form 50170653(6-29-22) Page 15 of 16
Appraiser: Page 58 Parcel: 18130942004
LPA-208
3/2018 173
:41e1, 116; First American Title-
Commitment for Title Insurance
Washington-2021 v.01.00(07-01-20211
d. The deletion or modification of any Schedule B, Part II—Exception does not constitute an
agreement or obligation to provide coverage beyond the terms and provisions of this
Commitment or the Policy.
e. Any amendment or endorsement to this Commitment must be in writing.
f. When the Poky is issued, all liability and obligation under this Commitment will end and
the Company's only liability will be under the Policy.
7. IF THIS COMMITMENT IS ISSUED BY AN ISSUING AGENT
The issuing agent is the Company's agent only for the limited purpose of issuing title insurance
commitments and policies. The issuing agent is not the Company's agent for closing, settlement,
escrow,or any other purpose.
8. PRO-FORMA POLICY
The Company may provide, at the request of a Proposed Insured, a pro-forma policy illustrating
the coverage that the Company may provide. A pro-forma policy neither reflects the status of
Title at the time that the pro-forma policy is delivered to a Proposed Insured, nor is it a
commitment to insure.
9. CLAIMS PROCEDURES
This Commitment incorporates by reference all Conditions for making a claim in the Policy to be
issued to the Proposed Insured. Commitment Condition 9 does not modify the limitations of
liability in Commitment Conditions 5 and 6.
10. CLASS ACTION
ALL CLAIMS AND DISPUTES ARISING OUT OF OR RELATING TO THIS COMMITMENT,
INCLUDING ANY SERVICE OR OTHER MATTER IN CONNECTION WITH ISSUING THIS
COMMITMENT, ANY BREACH OF A COMMITMENT PROVISION, OR ANY OTHER CLAIM OR
DISPUTE ARISING OUT OF OR RELATING TO THE TRANSACTION GIVING RISE TO THIS
COMMITMENT, MUST BE BROUGHT IN AN INDIVIDUAL CAPACITY. NO PARTY MAY SERVE AS
PLAINTIFF, CLASS MEMBER, OR PARTICIPANT IN ANY CLASS OR REPRESENTATIVE
PROCEEDING.ANY POLICY ISSUED PURSUANT TO THIS COMMITMENT WILL CONTAIN A CLASS
ACTION CONDITION.
ma page es only a parr of a 2021 AL TA Conimetment for rase Insurance issued by F st 4merravr Title Insurance Company. nvs
Conanihnent a not valid nifhnet the Natae;the Connubnent to Las y;the Cornmebne,e ConoVianc:Schedede A;Schmidt.B,
Part I—Requirements;and Sctredae B,Part It—Esrtpc ions•and a counter-signature by the Company or Rs F;suing agent that may
be m electronic form.
•Copyright 2024 Fist American Financial Corporation.MI rights reserved.
All.nforraacn,rata,and Tate-a c-eated or carp ed ov or co Dere of First America"Financa Corporation s restr-r_ted and may
not be copied or used for derrvattie pro ducts,'servlces wehar the prior express written permKsbn of First Amencan Wanda
Corporation.
••Copyright 2021 American Land Tide Association.All rights reserved.
The use ct!hs Form(or any der:atrve thereofl-s restrcted to ALTA Ilcersees and,+,LTA,members In good standlr0 as of the date
of use All other uses are prohlteted.Reported under(tense from the American Land Tito Asscciatbn.
Form 50170653(6-29-22) Page 16 or 16
Appraiser: Page 59 Parcel: 18130942004
LPA-208
3/2018 174
QUALIFICATIONS OF BRIAN T. VINCENT, MAI, AI-GRS
Co-Owner/Appraiser State Certified General Real Estate Appraiser
37 S Wenatchee Avenue, Suite A Certificate#1101562
Wenatchee, WA 98801 Expiration 11/08/2026
(509) 662-8900
Experience Summary
Involved in the field of real estate since 2000. Appraisal experience includes a wide variety of appraisal
assignments, consisting of vacant and improved commercial, industrial, residential, and mixed-use
properties. Examples include large scale mixed use projects comprised of retail, office, and residential
uses, subdivisions, ROW corridors, and eminent domain easements. As well as the more typical
commercial, industrial, and residential improved properties.
Valuations have been performed for acquisitions in fee, leased fee, and leasehold interest, as well as
various partial interests including conservation, utility, and subsurface easements. Numerous appraisal
assignments performed have been associated with condemnation of all or a part of property and involved
mediation, expert witness testimony, and other litigation support work.
Professional Positions
Pacific Appraisal Associates, PLLC 2000-Present
Motteler Orchard & Property Mgmt 1992-Present
The Boeing Company 1988-1992
Education
University of Washington, Seattle, Washington: Bachelor of Arts in Economics-1987. North Seattle
Community College 1988-1989. Additional education courses: I RWA-Partial Acquisitions 2007, McKissock-
Supervisor Trainee Course 2017, WSDOT-Local Agency R/W Meeting 2016, 2019, American Society of
Farm Managers & Rural Appraisers-Uniform Standards for Federal Land Acquisitions 2023, Appraiser
eLearning-Elimination of Bias and Developing Cultural Competency 2023, The Seminar Group-Cutting Edge
Issues in Condemnation 2022.
Appraisal Institute
I've taken numerous continuing education courses over the last 24 years. The most recent education
coursework includes the following:
USPAP 2024 and Biennially
UASFLA, Common Errors in UASFLA, Practical Applications, Fundamentals 2007, 2010, 2017, 2020
Litigation Appraising-Specialized Topics, Complex Litigation-Case Studies 2010, 2013
Valuation of Easements and other Divided Partial Interests 2010
The Appraiser as an Expert Witness: Preparation and Testimony 2011
Condemnation Appraising: Principles and Applications 2011
Corridor Valuation 2012
Agriculture Special use 2013
Right of Way Case Studies 2014
Review Theory General, Reviewing Residential Appraisals/Using FNMA Forms 2017, 2000-2020
Practical Applications of the Res Sales Comp. Application 2020
Al Annual Conference 2022
Measure it Right ANZI 2021 Standards 2022
Appraiser: Page 60 Parcel: 18130942004
LPA-208
3/2018 175
Affiliations
Member, Appraisal Institute MAI, Al-GRS Designations Current
National Association of Realtors 2003 - Present
Associate Member of the Appraisal Institute 2003 - 2006
Toastmasters International 2003 - 2006
Counties Served
Adams, Benton, Chelan, Douglas, Ferry, Franklin, Grant, Kittitas, Okanogan, Stevens, Yakima, Walla Walla
Selected List of Clients Served
Lending Institutions Eminent Domain/Federal
Wheatland Bank Acquisitions/Conservation
Washington Trust Bank PUD No. 1 of Douglas County
Banner Bank PUD No. 1 of Chelan County
Cashmere Valley Bank Grant County PUD
U.S. Bank Department of Fish &Wildlife
Peoples Bank WSDOT
North Cascades National Bank Tierra Right of Way Services
Coastal Community Bank Universal Field Services
Methow Housing Trust
Municipalities Kittitas Conservation Trust
Cities: Wenatchee, East Wenatchee, Quincy, Friends of Badger Mountain
Leavenworth, Yakima, Pasco, West Richland, Department of the Interior
Ellensburg, Waitsburg Washington State Department of
Counties: Chelan, Douglas, Yakima, Grant, Natural Resources
Spokane, Franklin Washington State Parks
Chelan Douglas Regional Port Authority Trust for Public Land
Port of Ephrata HDR Corporation
Housing Authority of Wenatchee & Chelan RH2 Engineering
County
Housing Authority of Okanogan County
Oroville Housing Authority
USDA Rural Development
Attorneys Other
Davis Arneil Law Firm Cordell Neher& Company, PLLC
Callaway, Howe, Detro, PLLC Attorneys Homchick Smith Associates
Foster Garvey, PC Confluence Health
Jeffers, Danielson, Sonn &Aylward, P.S. Lake Chelan Hospital District
Office of the Attorney General of The State of Samaritan Healthcare
Washington Lawyers Title Insurance Corporation
Abeyta Nelson Injury Law Transnation Title Insurance
Ogden Murphy Wallace First American Title Insurance
Foreman, Appel, Hotchkiss Company
Speidel Bendsten, LLP Elliott & Company Appraisers
Court Experience/Expert Testimony
Chelan, Douglas, Okanogan County
Superior Courts, US District Court
Appraiser: Page 61 Parcel: 18130942004
LPA-208
3/2018 176