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HomeMy WebLinkAbout04-15-24 Council Meeting SPECIAL ACCOMMODATIONS: The City of Arlington strives to provide accessible meetings for people with disabilities. Please contact the ADA coordinator at (360) 403-3441 or 711 (TDD only) prior to the meeting date if special accommodations are required. CALL TO ORDER Mayor Pro Tem Michele Blythe PLEDGE OF ALLEGIANCE ROLL CALL Mayor Pro Tem Michele Blythe – Wendy APPROVAL OF THE AGENDA Councilmember Jan Schuette INTRODUCTION OF SPECIAL GUESTS AND PRESENTATIONS Parks, Arts, and Recreation Service Award Presented to Brittany Kleinman Presented by Councilmember Debora Nelson PROCLAMATIONS PUBLIC COMMENT For members of the public who wish to speak to the Council about any matter not on the Public Hearing portion of the meeting. Please limit remarks to three minutes. CONSENT AGENDA Councilmember Jan Schuette 1. Minutes of the April 1 and April 8, 2024 Council meetings ATTACHMENT A 2. Accounts Payable ATTACHMENT B PUBLIC HEARING NEW BUSINESS 1. Appointments to Parks, Arts, and Recreation Commission ATTACHMENT C Staff Presentation: Sarah Lopez Council Liaison: Debora Nelson 2. Appointment to Planning Commission ATTACHMENT D Staff Presentation: Marc Hayes Council Liaison: Rob Toyer 3. Round Two of 2024 Lodging Tax Distribution ATTACHMENT E Staff Presentation: Kristin Garcia Council Liaison: Heather Logan Arlington City Council Meeting Monday, April 15, 2024 at 6:00 pm City Council Chambers – 110 E 3rd Street SPECIAL ACCOMMODATIONS: The City of Arlington strives to provide accessible meetings for people with disabilities. Please contact the ADA coordinator at (360) 403-3441 or 711 (TDD only) prior to the meeting date if special accommodations are required. 4. Replacement of Nutanix Production Server Environment ATTACHMENT F Staff Presentation: Bryan Terry Council Liaison: Leisha Nobach 5. Right of Way Procurement for the 211th Place Rehabilitation Project ATTACHMENT G for Willett Property Staff Presentation: Jim Kelly Council Liaison: Rob Toyer 6. Right of Way Procurement for 188th Street and Smokey Point Blvd. ATTACHMENT H for Alam Property Staff Presentation: Jim Kelly Council Liaison: Yvonne Gallardo-Van Ornam 7. Right of Way Procurement for 188th Street and Smokey Point Blvd. ATTACHMENT I for Jammeh Property Staff Presentation: Jim Kelly Council Liaison: Jan Schuette COMMENTS FROM COUNCILMEMBERS INFORMATION/ADMINISTRATOR & STAFF REPORTS MAYOR’S REPORT EXECUTIVE SESSION RECONVENE ADJOURNMENT Councilmember Jan Schuette / Mayor Pro Tem Michele Blythe DRAFT Page 1 of 3 Council Chambers 110 East 3rd Street Monday, April 1, 2024 Councilmembers Present: Heather Logan, Rob Toyer, Debora Nelson, Michele Blythe, Leisha Nobach, and Jan Schuette, and Yvonne Gallardo-Van Ornam who joined with Zoom. Council Members Absent: None. Staff Present: Mayor Don Vanney, Paul Ellis, Jim Kelly, Monroe Whitman, Kristin Garcia, Debbie Strotz, Mike Gilbert, Chandler Dean, Kay Schander, Mark Pennington, Rory Bolter, City Attorney Steve Peiffle, Tony Orr, Chelsea Brewer, and Wendy Van Der Meersche. Also Known to be Present: Kathy Vanney, Holly Sloan-Buchanan, Steve Maisch, Tim Abrahamson, John Cermak, Lynsey Gagnon, Marlydann Dugger, John Cermak, Kaitlyn Dean, and James Chapman. Mayor Don Vanney called the meeting to order at 6:00 p.m., and the Pledge of Allegiance and roll call followed. APPROVAL OF THE AGENDA Mayor Pro Tem Michele Blythe moved to approve the agenda as presented. Councilmember Rob Toyer seconded the motion, which passed with a unanimous vote. INTRODUCTION OF SPECIAL GUESTS AND PRESENTATIONS Commander Mike Gilbert introduced Officer Chandler Dean. Officer Dean was sworn in by Judge Rachelle Francis, and his badge was pinned by his wife, Kaitlyn. PROCLAMATIONS None. PUBLIC COMMENT Lynsey Gagnon, Executive Director, Community Resource Centers, Volunteers of America Western Washington, requested contributions from Council. James Chapman, Arlington, provided an update about his neighborhood, Pony Estates. CONSENT AGENDA Mayor Pro Tem Michele Blythe moved, and Councilmember Debora Nelson seconded the motion to approve the Consent Agenda that was unanimously carried: 1. Minutes of the March 18 and March 25 Council meetings and March 22 and March 23, 2024 Council retreat Minutes of the Arlington City Council Meeting Minutes of the City of Arlington City Council Meeting April 1, 2024 Page 2 of 3 2. Accounts Payable: Approval of Petty Cash Checks #2031 and #2032; EFT Payments and Claims Checks #110335 through #110451 dated March 5, 2024 through March 18, 2024 for a total of $1,440,050.34. 3. Award of 180th Street Connector Design to SCJ Alliance 4. Design Professional Services Agreement with Dowl Engineering for Perimeter Fencing Improvements Project 5. Design Professional Services Agreement with Dowl Engineering for Taxiway Alpha Improvements Project PUBLIC HEARING None. NEW BUSINESS Resolution Declaring Property as Surplus Procurement/Contracts Analyst Debbie Strotz requested Council approve an ordinance declaring property as surplus. The City currently has several vehicles and pieces of equipment that are beyond their useful life in need of surplus declaration in order to be properly auctioned off, as well as some small and attractive assets that have no value and can be disposed of. Mayor Pro Tem Michele Blythe moved, and Councilmember Leisha Nobach seconded the motion to approve the resolution declaring property as surplus and authorized the Mayor to sign. The motion passed unanimously. Grant Agreement with FEMA for Prairie Creek Bridge Project Public Works Director Jim Kelly requested Council approve staff’s request for approval of a modification to the FEMA grant agreement. Councilmember Heather Logan moved, and Councilmember Debora Nelson seconded the motion to approve the grant agreement amendment with FEMA and authorized the mayor to sign. The motion passed unanimously. Budget Amendment for Airport Admin Building Solar Project Operations Manager Monroe Whitman requested Council approve a budget amendment for the Airport admin building solar project. Councilmember Rob Toyer moved and Councilmember Michele Blythe_ seconded the motion to approve the Airport Admin Building Solar Project as part of a 2024 budget amendment in the amount not to exceed $667,970.00 and authorized the Mayor to sign. The motion passed unanimously. Ordinance Amending Title 14 Rules and Regulations for the Airport Operations Manager Monroe Whitman requested Council approve the ordinance to amend Arlington municipal code title 14 relating to the City’s airport regulations. Minutes of the City of Arlington City Council Meeting April 1, 2024 Page 3 of 3 Councilmember Rob Toyer moved, and Councilmember Debora Nelson seconded the motion to approve the ordinance amending Title 14 and authorize the Mayor to sign it. The motion passed unanimously. AXON Contract for Body-Worn Cameras and Electronic Control Devices Commander Mike Gilbert requested Council approve a contract with AXON for body-worn cameras and electronic control devices (tasers). Councilmember Leisha Nobach moved, and Councilmember Jan Schuette seconded the motion to approve the new agreement with AXON for body-worn cameras and electronic control devices (tasers) and authorize the Mayor to sign, subject to review by the City Attorney. The motion passed unanimously. COMMENTS FROM COUNCILMEMBERS Councilmember Heather Logan provided information about Community Transit’s new bus rapid transit system ribbon cutting, Swift Orange Line, at the Lynnwood Transit Center Saturday, March 30. She and Councilmember Jan Schuette attended. ADMINISTRATOR & STAFF REPORTS None. MAYOR’S REPORT Mayor Vanney spoke of attending the army reserve deployment farewell ceremony on Saturday, March 30 in Marysville. EXECUTIVE SESSION None. ADJOURNMENT With no further business to come before the Council, the meeting was adjourned at 6:27 p.m. _________________________________________ Don E. Vanney, Mayor DRAFT Page 1 of 3 Council Chambers 110 East 3rd Street Monday, April 8, 2024 Councilmembers Present: Heather Logan, Rob Toyer, Debora Nelson, Michele Blythe, Yvonne Gallardo-Van Ornam, and Jan Schuette. Council Members Absent: Leisha Nobach, excused. Staff Present: Mayor Don Vanney, Paul Ellis, Kristin Garcia, Bryan Terry, Jim Kelly, Kris Wallace, Jonathan Ventura, Chelsea Brewer, and City Attorney Steve Peiffle. Also Known to be Present: Holly Sloan-Buchanan, Steve Maisch, Randy Nobach, Tim Abrahamson, Dave Kraski, and Nathan Senff. Mayor Don Vanney called the meeting to order at 6:00 pm, and the Pledge of Allegiance and roll call followed. APPROVAL OF THE AGENDA Mayor Pro Tem Michele Blythe moved to approve the agenda as presented. Councilmember Debora Nelson seconded the motion, which passed with a unanimous vote. INTRODUCTION OF SPECIAL GUESTS AND PRESENTATIONS None. WORKSHOP ITEMS – NO ACTION WAS TAKEN Replacement of Nutanix Production Server Environment Information Technology Director Bryan Terry reviewed staff’s request for an early replacement of the production server environment. Discussion followed with Mr. Terry answering Council questions. Right of Way Procurement for the 211th Place Rehabilitation Project for Willett Property Public Works Director Jim Kelly reviewed staff’s request for full property procurement of the Willett property for the 211th Place Rehabilitation Project. As part of the project, the City needs to acquire one full parcel for construction of a stormwater pond. Purchase for the below parcel has been negotiated and is ready for final property procurement. Willett property purchase - $ 510,000.00. Discussion followed with Mr. Kelly answering Council questions. City Council Workshop Minutes of the City of Arlington City Council Workshop April 8, 2024 Page 2 of 3 Right of Way Procurement for 188th Street and Smokey Point Blvd. for Alam Property Public Works Director Jim Kelly reviewed staff’s request for full property procurement of the Alam property for the 188th Street Roundabout Project. The City received a grant for the design of improvements to the Smokey Point Blvd Corridor from 174th Street to 200th Street. The 188th Street Roundabout will be the first portion of this project that will be constructed. As part of the 188th Street Roundabout Project, the City needs to obtain right of way and temporary construction easements from nine parcels; this parcel has been negotiated and is ready for final property purchase. Longhorn Saloon property purchase - $396,000.00. Discussion followed with Mr. Kelly answering Council questions. Right of Way Procurement for 188th Street and Smokey Point Blvd. for Jammeh Property Public Works Director Jim Kelly reviewed staff’s request for procurement of right-of-way (ROW) and temporary construction easement (TCE) from Jammeh Property for the 188th Street Roundabout Project. The City received a grant for the design of improvements to the Smokey Point Blvd Corridor from 174th Street to 200th Street. The 188th Street Roundabout will be the first portion of this project that will be constructed. As part of the 188th Street Roundabout Project, the City needs to obtain ROW and TCE from nine parcels; the below parcel has been offered but not yet accepted for final ROW purchase. Jammeh Property - $272,100.00. Discussion followed with Mr. Kelly answering Council questions. ADMINISTRATOR AND STAFF REPORTS None. MAYOR’S REPORT None. COMMENTS FROM COUNCILMEMBERS None. COUNCILMEMBER REPORTS Councilmembers had nothing to report this evening. PUBLIC COMMENT None. REVIEW OF CONSENT AGENDA ITEMS FOR NEXT MEETING There was no review of consent agenda items for the April 15, 2024 Council meeting. Minutes of the City of Arlington City Council Workshop April 8, 2024 Page 3 of 3 EXECUTIVE SESSION None. ADJOURNMENT With no further business to come before the Council, the meeting was adjourned at 6:16 p.m. _________________________________________ Don E. Vanney, Mayor City of Arlington April 15th, 2024 Council Meeting Claims Certification: We, the undersigned City Council of the City of Arlington, Washington do hereby certify that the merchandise or services hereinafter specified have been received and that: Approval of Petty Cash Check #2033; EFT Payments and Claims Checks #110452 through #110543 dated March 19th, 2024 through April 1st, 2024 for $1,057,280.60 Approval of Payroll EFT Payments and Check #30349 through #30357 dated March 1st, 2024 through March 31st, 2024 in the amount of $1,376,801.69 Project Sponsor/Contractor Project Title Total Project Required 25% Project Match Actual Match Amount Requested (can't be more than 75% of total project costs) COMMITTEE RECOMMENDS Stilly Valley Chamber of Commerce Visitor Center Tear Off Brochure 5,000$ 1,250$ 1,000$ 4,000$ -$ 25.0%20.0%80.0% Gleneagle Golf Course Summerdaze 2024 30,250$ 7,563$ 10,250$ 20,000$ 20,000$ 25.0%33.9%66.1% City of Arlington Hometown Holidays - Winter Festival 75,080$ 18,770$ 19,080$ 56,000$ 45,000$ 25.0%25.4%74.6% TOTALS 80,000.00$ 65,000.00$ 2024 Lodging Tax Distribution Round 2 Rev. 3/2022 Transportation Property Needs and You Transportation Property Needs and You CONTENTS Introduction ............................................................... 1 Transportation Projects & Private Property Why are transportation projects needed? ............................... 2 Why is private property needed for these projects? ..................... 2 How much of my property is needed? ........................................... 2 & 3 Can I prevent the Agency from acquiring my property? ............... 3 The Basic Steps When a Transportation Project Requires Private property ............................................... 4 Property Valuation ..................................................... 5 How does the Agency determine what my property is worth? ........................................................ 5 & 6 How do I determine that the amount offered is fair? ............... 6 Negotiations and Purchase How long do I have to consider the offer? ........................................... 7 What if I believe the offer is too low? .................................................. 8 Settlement & Closing What happens if I accept the agency’s offer? ...................................... 9 Will I have to move? ............................................................................. 9 Condemnation & Court Actions What happens if I don’t accept the Agency’s offer? .......................... 10 What happens if I go to court? .................................................. 10 & 11 Contact Us ............................................................... 11 Agency Title VI Notice to the Public ............... 11 & 12 Transportation Property Needs and You Rev. 3/2022 1 Introduction The acquisition of private property for a transportation project has been designed to establish uniform procedures to assure legal entitlements and provide fair, equitable, and consistent treatment to private property owners whose property is needed for an Agency’s project. The program is administered in accordance with the Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970, as amended (Uniform Act or URA). This brochure will help explain the acquisition process under the eminent domain laws. Your concerns are important to our Agency and our goal is to minimize any disruptions and other impacts of the project. Thank you for taking the time to read this brochure. Our Agency appreciates your understanding and cooperation. Transportation Property Needs and You Rev. 3/2022 2 Transportation Project & Private Property Why are transportation projects needed? • To accommodate Washington State’s growing population. • To correct or prevent unsafe conditions on existing roadways. • To promote environmental stewardship. Why is private property needed for these projects? Transportation projects require numerous studies and many years of planning. Project engineers take care to consider all options in designing and locating projects and include private property only when necessary. Brand new roadways and associated facilities, such as stormwater ponds and retaining walls, almost always require private property. Whenever possible, projects to reconfigure existing roadways and associated facilities will be designed without the need for additional property. How much of my property is needed? You will receive an offer letter that explains what is needed for the project. Every property and property owner’s situation are unique. In general, one or more of the following will apply: • To temporary Right of Entry on your property • A temporary Easement on your property • A permanent Easement on your property • A restriction of access to the roadway from your property • A portion of your property • All your property For the remainder of this brochure, every instance of “your property” refers to whatever amount of property, type, or property right, or both, is required for the project. Can I prevent the Agency from acquiring my property? The Washington State Constitution authorizes the government to acquire private property through Eminent Domain for public purpose, following payment of just compensation to the property owner. The question of what qualifies as a genuine public purpose is a judicial one. To prevent and Agency from acquiring your property, you will need to convince a court of law that the Agency’s proposed use of your property is not truly needed for a public purpose. Your rights and the rights of the State are defined by the State’s Eminent Domain laws. These laws are designed to: • Safeguard you from receiving less than what you are entitled to be paid for your property. • Prohibit the Agency for acquiring private property unnecessarily. • Ensure proper use of taxpayers’ funds by preventing excessive payment for property rights needed for road projects. Transportation Property Needs and You Rev. 3/2022 3 The Basic Steps When a Transportation Project Requires Private Property Transportation Property Needs and You Rev. 3/2022 4 Property Valuation How does the Agency determine what my property is worth? The Washington State Constitution requires the government to pay before acquiring property for public us. is an estimate of the compensation due for the property based on the of the property. is the price a willing buyer would pay, and a willing seller would accept, in an arm’s length transaction where neither is under any compulsion to buy or sell and both have knowledge of the relevant facts. The Agency will prepare and provide you with a report that will outline an estimate of the of your property. The report of value you receive is based on either an Appraisal Waiver (Administrative Offer Summary) or an Appraisal. Appraisal Waiver (Administrative Offer Summary): Prepared for the acquisition of property estimated to be valued at $25,000 or less and the when the valuation task is uncomplicated. This is simplified, high-level valuation of your property completed by a real estate professional. If the estimated value of your property’s acquisition is between $10,000 and $25,000, and uncomplicated, you have the option to have the Agency complete an appraisal of your property. Appraisal: Prepared for acquisitions of property estimated to be valued over $25,000, or under $25,000 when there are variables that complicate the valuation task. This is a detailed valuation of your property completed by a certified appraiser. If an appraisal is prepared, federal regulations give you the right to a joint inspection of your property with the appraiser. The appraiser will ask to personally inspect your property and try to accommodate your schedule for the joint inspection. It is to your benefit to accompany the appraiser on the inspection. During the inspection you will have the opportunity to point out any features of the property that you believe may be relevant to its valuation. Appraisers are trained to know what to look for, but without your input, it is possible to overlook an important item. You may appoint a representative to attend the appraisal inspection in your place if you are unable or do not wish to be present. How do I determine that the amount offered is fair? The report you receive is based on standard valuation principles to ensure that is arrived at objectively and impartially. Every appraisal is subjected to an intensive review by a Review Appraiser – selected for experience, special training, and ability. The Review Appraiser will review the appraisal report to ensure that all applicable appraisal standards and requirements are met. Only when the reviewer is satisfied that the appraiser’s conclusion of value is sound and adequately supported will he or she approve the appraisal. is set based on this approved determination. Transportation Property Needs and You Rev. 3/2022 5 Negotiations & Purchase How long do I have to consider the offer? You will receive a written offer of from the Agency as soon as possible after the valuation is completed. The acquisition specialist presenting the offer on behalf of the Agency will: • Meet with you in person, when possible, to present and review the offer. OR • Mail your offer and present and review it with you verbally – typically via phone call or video conference. The acquisition specialist’s job is to walk you through the property acquisition process and to answer or find answers to any questions you may have about the process, the project, or both. The acquisition specialist will also try to minimize, to the extent possible, any inconveniences associated with the Agency’s acquisition of your property. You will be given a minimum of 30 days to consider the Agency’s offer. Many real estate transactions, including ones between an Agency and property owners, are the result of discussions. These discussions are called negotiations and are essential in reaching an agreement satisfactory to both parties. The acquisition specialist will continue negotiating as long as negotiations are done in good faith and appear to be headed toward an agreement. What if I believe the offer is too low? You are encouraged to seek the advice of someone knowledgeable in real property values and Eminent Domain transactions to assist you in evaluating the Agency’s offer such as: • An appraiser • A real estate agent • An attorney The actual cost for obtaining such advice, up to $750, will be reimbursed by the Agency upon presentation of a bill or a receipt proving payment. If you conclude the offer is too low or are otherwise not prepared to accept the offer as presented, The acquisition specialist will: • Listen and attempt to address your concerns. • Consider any new information you provide. • Request a counteroffer. • Make every attempt to negotiate a settlement acceptable to both parties. The acquisition specialist will NOT try to coerce you into accepting the Agency’s offer. Transportation Property Needs and You Rev. 3/2022 6 Settlement & Closing What happens if I accept the Agency’s offer? If you decide to accept the offer, either as presented or as negotiated with the acquisition specialist, the Agency becomes owner of the property once: • You sign the documents necessary to transfer the property to the Agency as provided by the acquisition specialist and escrow officer, if applicable. AND • You receive payment for the property. The acquisition specialist will handle all the details of the sale. All closing costs, including escrow fees, if applicable, will be paid by the Agency. If the transaction closes in escrow, you will receive payment from the escrow company. Otherwise, your payment will be processed by the Agency. You can expect to receive it approximately four to six weeks after signing documents. It is recommended that you check with a tax professional or the IRS regarding any questions you have on the tax implications of the sale of your property to the Agency. Will I have to move? A relocation specialist will contact you if the Agency’s acquisition of your property requires you to relocate. He or she will explain any relocation benefits to which you are entitled. You will have no less than 90 days to vacate the property after receiving notice you are required to move. If you are required to move because of the Agency’s acquisition, you may be able to rent the property back from the Agency for an agreed-upon time. At your request, the property acquisition and relocation specialists will work with you to determine if circumstances would allow for this. Transportation Property Needs and You Rev. 3/2022 7 Condemnation & Court Actions What happens if I don’t accept the Agency’s offer? The acquisition specialist may ask you for a Negotiated Possession and Use Agreement if negotiations reach an impasse. This document is between the Agency and the property owner agreeing that, upon payment of a certain amount to the property owner, the Agency is entitled to immediate (or dated) possession and use of the property prior to final agreement on . The Agency recognizes that some property owners would prefer not to sell their property but hopes that when negotiations are complete, you can say you have been treated courteously and fairly. If negotiations ultimately fail to reach an agreed upon value, the Agency will refer the acquisition to their attorneys. Once this happens, the Agency’s original offer and any counteroffers are withdrawn. The Agency’s attorney will file a condemnation action in superior court in the county where the property is located. This is a lawsuit by which a government is exercising Eminent Domain to acquire private property for public use. What happens if I go to court? The Agency recommends you hire an attorney to represent you. In addition, you may employ one or more appraisers and any other witnesses your attorney may recommend testifying in support of your case. You may be entitled to payment of their associated fees by the Agency. You should discuss questions of eligibility for recovery of fees with your counsel. A condemnation action requires the Agency to demonstrate to the court that your property is needed for a public purpose. After the Agency’s attorney files the action, he or she will ask the court for an . This order from the court establishes that the property sought by the government is necessary for use by and for the benefit of the public. The Agency may also request a . This is an order through the courts confirming an agreement between the Agency and the property owner that the Agency will pay a specific amount of money into the registry of the court for the benefit of the property owner in exchange for possession and use of the property in advance of the determination of . You are entitled to a trial by jury, but a settlement may be negotiated between attorneys without going to trial. The case is closed when a is awarded by the court after the judge or jury renders a verdict or when a settlement is reached before trial. This is a court order that awards title to the property to the Agency. Contact Us For additional information or questions on the acquisition process or to learn more about the Agency’s project, please contact: City of Arlington James X. Kelly, PE Public Works Director 238 N Olympic Ave Arlington, WA 98223 360-403-3505 jkelly@arlingtonwa.gov Transportation Property Needs and You Rev. 3/2022 8 Agency Title V I Notice to the Public It is the Agency’s policy to ensure that no person shall, on the grounds of race, color, national origin, as provided by Title VI of the Civil Rights Act of 1964, be excluded from participation in, be denied the benefits of, or be otherwise discriminated against under any of its programs and activities. Any person who believes his/her Title VI protection has been violated, may file a complaint with the City of Arlington Public Works department. For additional information regarding Title VI complaint procedures and/or information regarding our non-discrimination obligations, please contact the City of Arlington Public Works department. Americans with Disabilities Act (ADA) Information This material can be made available in an alternate format by emailing the City of Arlington Public Works department at utilites@arlingtonwa.gov or by calling toll free, 855-362-4ADA (4232). Persons who are deaf or hard of hearing may make a request by calling the Washington State Relay at 711.                 APPRAISAL OF THE WILLETT PROPERTY    64XX 211TH PLACE NE  ARLINGTON, WASHINGTON 98223              PREPARED FOR  MR. JIM KELLY, P.E.  CITY OF ARLINGTON  238 N. OLYMPIC AVENUE  ARLINGTON, WA 98223    PREPARED BY  SOVA CONSULTING  701 FIFTH AVENUE, SUITE 4200  SEATTLE, WA 98104    SOVA PROJECT 23058‐01      Willett Property  23058‐01 ‐ Copyright © 2024   Page i  SUMMARY OF SUBJECT PROPERTY AND APPRAISAL CONCLUSIONS    Property: Willett, Inc.  Location: 64xx 211th Place NE, Arlington, WA 98223  Site Size: 33,977sf  Improvements: None  Utilities: All available  Zoning: General Commercial (GC) by the City of Arlington  Highest and Best Use: Commercial or mixed‐use development  Value Conclusion: $510,000  Date of Valuation: February 1, 2024   Appraisers: Matthew C. Sloan, MAI, SRA  File: 23058‐01      Willett Property  23058‐01 ‐ Copyright © 2024   Page 1  NARRATIVE APPRAISAL REPORT       Project Parcel No: N/A   Tax ID: 31‐0510‐004‐007‐00   Owner: Willett, Inc.   Federal Aid No: N/A   CRP Number N/A   Project: 211th Place Corridor Improvements   Map Sheets: 1 of 4   Map Approval Date: October 6, 2023    CERTIFICATE OF APPRAISER  We certify that, to the best of our 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  conditions, and are our personal, unbiased professional analyses, opinions, and conclusions;   I have performed no 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 appropriate State and Federal laws, regulations, policies and procedures applicable to the appraisal of right  of way for such purposes;   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 this report;   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;   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.   The property has been appraised for its fair market value as though owned in fee simple, or as encumbered only by  the existing easements. 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 23 pages plus addenda. We made a formal inspection of the property that is the  subject of this report on December 15, 2023. The date of value for the subject property is as of our most recent drive‐ by inspection on February 1, 2024.    Per the FAIR MARKET VALUE definition contained herein, the value conclusion for the property that is the subject of  this appraisal on a cash basis is:   FAIR MARKET VALUE    $510,000    Date of Assignment or Contract: November 13, 2023      SOVA Consulting – 701 Fifth Avenue, Suite 4200, Seattle, WA 98104      Name: Matthew Sloan, MAI, SRA     State Cert #27011‐1101655        Signature:      Date:     February 1, 2024      DO NOT WRITE BELOW THIS LINE        Willett Property  23058‐01 ‐ Copyright © 2024   Page 2  ACQUISITION APPRAISAL SALIENT INFORMATION  Assignment Scope of Work  The client for this assignment is Mr. Jim Kelly, P.E., Public Works Director for the City of Arlington. The client has  directed the appraiser to use WSDOT appraisal standards, which require both compliance with the Uniform  Standards of Professional Appraisal Practice (USPAP) and specific WSDOT Standards as set forth in the WSDOT  R/W Manual Chapter 4, the WSDOT Appraisal Report Guide.     Under 49 CFR, WSDOT or the Leading Agency 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. Our Scope of Work is included in a subsequent section of this report (Appraisal  Problem/Scope of Work). The report must adhere to WSDOT and Federal Standards as described above and the  specific task assignment for this parcel.   Exposure Period  Based on the sales identified in this report as well as other market data researched for the project, we conclude  an exposure period of about three to six months for commercial development land in the Marysville/Arlington  submarket.   Eminent Domain Appraisal Information and Definitions  Intended Use/User  The intended use of this appraisal is to establish the market value of the larger parcel ownership, and to aid in  determining just compensation to the property owner. Intended users of the report are the City of Arlington  and its agents, representatives, and legal counsel. Use of this report by others or for any other purpose is not  permitted. A copy of this report may be provided to the property owner during the negotiation process, but the  property owner is not an intended user and is not authorized to reproduce or use the report or assignment  conclusions for any other purpose.   Property Rights Appraised  Unless stated otherwise in the report, the property rights appraised constitute the fee simple interest as  burdened by existing easements and encumbrances. Fee simple interest is defined as: 1    Absolute ownership unencumbered by any other interest or estate, subject only to the limitations imposed by  the governmental powers of taxation, eminent domain, police power, and escheat.    Definition of Fair Market Value  “Fair Market Value” is defined as; the amount in cash which a well‐informed buyer, willing but not obliged to  buy the property, would pay, and which a well‐informed seller, willing but not obligated to sell it would accept,  taking into consideration all uses to which the property is adapted and might in reason be applied (Washington  Pattern Instruction 150.08).     1 From The Appraisal of Real Estate, Fourteenth Edition, 2013, Appraisal Institute, page 5.    Willett Property  23058‐01 ‐ Copyright © 2024   Page 3  Definition of Cash Equivalent  A price expressed in terms of cash (money) as distinguished from a price which is expressed all or partly in terms  of the face amount of notes or other securities which cannot be sold at their face amount. Market data in this  appraisal is compared to the subject on an all‐cash basis to satisfy the definition of Fair Market Value.  Report of Contact with Owner/Date of Value  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 property owner or owner’s representative be given an  opportunity to accompany the appraiser during an inspection of the property. We discussed the history of the  property, proposed acquisition and offered the opportunity for a joint inspection to Guy Willett on December  11, 2023. The property owner authorized the appraiser to inspect and walk the property independently, which  was performed on December 15, 2023. We also inspected the property on several other occasions from the  right‐of‐way, most recently on February 1, 2024. The effective date of this appraisal is as of the most recent  drive‐by inspection on February 1, 2024.   Larger Parcel  In eminent domain, unity of ownership (title/control), contiguity, and current use are the three conditions that  establish a larger parcel ownership. We have researched ownership of surrounding parcels and nearby uses. We  found no adjacent or nearby parcels that are commonly owned and/or jointly used with the subject property.  We conclude the single tax parcel described throughout this report to be the larger parcel ownership for the  purpose of our analysis.   Extraordinary Assumptions/Hypothetical Conditions  Extraordinary assumptions or hypothetical conditions include but may not be limited to the following:  Project Influence  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 in the before condition. This is a Jurisdictional Exception to USPAP in order  to comply with this state law requirement as described in RCW 8.26.180. and WAC 468 100 102 (2).   Hazardous Waste  The subject has been appraised as‐if clean with no environmental hazards or contamination, as no  Environmental Site Assessment (ESA), Phase I/II reports, or other studies were provided. No apparent indication  of contamination was noted during our site inspection.            Willett Property  23058‐01 ‐ Copyright © 2024   Page 4  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.    Willett Property  23058‐01 ‐ Copyright © 2024   Page 6  SUBJECT PHOTOGRAPHS      1 – Subject property, view from north side of 211th Place NE        2 – Subject frontage on 211th Place NE          Willett Property  23058‐01 ‐ Copyright © 2024   Page 7  SUBJECT PHOTOGRAPHS      3 – Mid‐parcel view        4 – Upslope to easterly abutting residences; slope entirely on adjacent parcels      Willett Property  23058‐01 ‐ Copyright © 2024   Page 8  NARRATIVE APPRAISAL REPORT  1 ‐ Owner  According to County records and the title report provided, ownership of the property is vested in Willett, Inc.   2 ‐ Location of Subject  The property is located on the south side of 211th Place NE, just east of its intersection with SR‐530.   3 ‐ Legal Description  The legal description for the subject is included in the title report, a copy of which is included in the Addenda.  The property can also be identified by its Snohomish County APN, 31‐0510‐004‐007‐00.  4 ‐ Delineation of Title (5 Years)  According to Snohomish County records and per our discussion with the property owner, the property has been  in the current ownership for many years. No transfers of the property are reflected in County records. The  property owner reported eventual plans to develop the property with commercial/retail use(s) once other,  larger properties in this area are proposed for or are developed.   5 – The Appraisal Problem & Appraisal Scope of Work  The appraisal problem and scope of work for this assignment is to provide our opinion of the market value of  the subject property for a proposed full acquisition by the City of Arlington. The scope of this assignment initially  included all three standard approaches to value: the Sales Comparison Approach, Income Approach, and Cost  Approach. Because the subject property consists of vacant land, the Cost and Income Approaches are not used  for this analysis. Our valuation of the property is pursuant to the Sales Comparison Approach, an analysis of the  comparable land sales and listings, adjusted to indicate the value of the subject. In completing this appraisal,  we:       Inspected the subject property.    Analyzed historical and current information about the subject’s neighborhood or competitive  neighborhoods of Arlington/Marysville.   Researched Costar, CBA, NWMLS, and Snohomish County databases.   Researched SOVA Consulting’s existing database.   Inspected comparable sales relied upon in this analysis.   Reviewed all documents as cited throughout the report.  6 – Property Rights to be Acquired & Effects of Acquisition/Project  The property will be acquired in its entirety.          Willett Property  23058‐01 ‐ Copyright © 2024   Page 11  A. Present Use  The property is currently vacant.   B. Accessibility & Road Frontage  The property has mid‐block exposure to 211th Place NE, just east of SR‐530.    C. Land Contour and Elevations  The site is mostly level and at‐grade with the fronting street. A steep ridge along the easterly boundary is located  offsite on parcels to the east,   D. Land Area  Total site area is 33,977sf (0.78 acres) per County records and provided right‐of‐way mapping, which we have  used in our analysis.  E. Land Shape  The property has a regular square to rectangular shape.   F. Utilities  All urban utility infrastructure necessary for development is available, including water, sewer, electricity, and  typical telephone/telecommunications.   G. Present Zoning  The subject property is zoned General Commercial (GC) by the City of Arlington. The GC zone is intended to  accommodate commercial uses generally similar, though more intensive, to the types permissible in the Old  Town Business District. However, it is intended that this zone be placed along arterials to cater to commuters or  as a transition in some areas between the Highway Commercial residential zones. Permitted uses include a wide  variety of commercial, retail, and some residential/mixed uses when regulated by the City’s Mixed‐Use  Development Regulations. Zoning requires front, rear, and side setbacks of 10‐25, 20, and 5 feet, respectively.  Maximum building height is 45 feet and allowable lot coverage is 100%.   H. Highest and Best Use of Land ‐ As Vacant   Highest and best use is defined as: 1    The highest and most profitable use for which the property is adaptable and needed or likely to be  needed in the reasonably near future.    A determination of highest and best use is typically guided by the following parameters: 1) physically possible;  2) legally permissible; 3) financially feasible; and 4) maximally productive.    Physically Possible. The subject consists of a rectangularly shaped, mid‐block parcel of land, just east of SR‐530,  a high‐volume route that funnels traffic from I‐5 to downtown Arlington. It is generally level and at‐grade with    1 The Dictionary of Real Estate Appraisal, Sixth Edition, 2015, Appraisal Institute, page 109.    Willett Property  23058‐01 ‐ Copyright © 2024   Page 12  the fronting street and westerly/southerly adjacent parcels, though it is below grade of parcels to the east. All  utilities necessary for development are available. There are no physical limitations to site development.     Legally Permissible. Legally permissible uses are largely dictated by the GC zoning designation, which allows for  a wide variety of commercial and some residential/mixed uses. We reviewed a title report for the property and  did not identify any private easements or encumbrances that would limit future uses or have a negative impact  on market value. We note no atypical legal constraints to development.     Financially Feasible/Maximally Productive. The North Snohomish/Marysville‐Arlington submarket has  experienced tremendous growth, particularly over the past few years, with a variety of commercial, multifamily,  and industrial projects in close proximity of the subject. Appreciation for most property types has slowed more  recently due to volatile market conditions and high interest rates. Regardless, near‐term development of the  subject is assumed feasible. We conclude commercial or mixed‐use development is financially feasible and the  maximally productive use of the site. We conclude the highest and best use of the property is for commercial or  mixed‐use development.   I. Improvements  The site is vacant. There are no buildings or significant site improvements.   J. Specialty Items  No specialty items are included in this analysis.  K. Assessed Value and Real Estate Taxes  The property is assessed and taxed by Snohomish County, summarized as follows:       L. Assessments Current & Pending  None.  M. Existing Lease or Rental Data  The property is not leased and has no reported real estate income.     2024 Assessed  Values and 2023 Taxes Tax Account Land Structure Total Taxes 31‐0510‐004‐007‐00 $221,200 $0 $221,200 $1,305   Willett Property  23058‐01 ‐ Copyright © 2024   Page 13  8 – APPROACHES TO VALUE  An opinion of value is typically derived by the proper use of three different approaches to the value conclusion:  the Cost Approach, the Income Approach, and the Sales Comparison Approach. These three approaches are  different in character, but similar as they consider and analyze factual characteristics and elements of the  property by applying market‐derived valuation metrics. The final conclusion of value is derived through a  correlation process in which the appraisers consider the merits of each approach and the relevance the market  would place on each approach.    The Cost Approach to Value is the process of first determining the value of the subject land, to which is added  the replacement cost new of the structure, less depreciation and the cost of land improvements. The sum of the  costs is the indication of value by the Cost Approach. This approach is most useful in valuing unique or special  purpose properties for which no or few comparables sales or rentals are available to develop an alternate  valuation approach. It is also useful when building improvements are newer, when little deprecation has  occurred.     The Income Approach to Value involves the estimation of a gross economic rental, which is then processed by  deducting a vacancy and credit loss and operating expenses to obtain an estimated net operating income. The  net operating income is then capitalized into total property value by an appropriate capitalization rate derived  from an analysis of market rent and sale prices from recent sale transactions. This approach is most often relied  on by property investors.     The Sales Comparison Approach to Value is utilized in several different methods. Sales of comparable sites  and/or buildings are analyzed based on the most appropriate unit of measure for the property type. Single‐ family homes are analyzed and adjusted on the total sale price, multifamily land and improved properties based  on sale price/unit and commercial land/improvements often analyzed on a sale price/sf basis.     Final Correlation and Conclusion of Value – The various indications of value are then reconciled based on the  quality of the data available and relevance given the property type and market. The approach or approaches  most appropriate are given the most consideration in arriving at a final opinion of value. As indicated previously,  the highest and best use of the subject is continued use of the existing improvements. As such, the subject  property is valued using the Sales Comparison Approach to value.    Willett Property  23058‐01 ‐ Copyright © 2024   Page 14  9 ‐ VALUATION OF SUBJECT PROPERTY   Sales Comparison Approach  1a &1b. General Discussion & Scope of Data Search  The Sales Comparison Approach is most useful when there has been enough sales activity of similar properties  for direct comparison. We searched the subject and competitive areas for sales and listings of similarly sized and  situated redevelopment sites, primarily using Costar and CBA. Our search area included all of the central  Snohomish County/Marysville‐Arlington submarket, with a focus on developing commercial areas around the  periphery of Arlington and Marysville. As is typical for commercial land, the unit of comparison is the $/sf, with  adjustments applied to the comparable properties for differences such as market conditions, location, size,  access/exposure, topography/shape, utilities, and zoning. Upward adjustments are considered for inferior  characteristics. Similarly, downward adjustments are considered when the comparable has superior  characteristics.   1c. Comparative Analysis  The following chart and map summarize the most pertinent details of the comparable sales, with complete  descriptions of each included on the subsequent pages.           Willett Property  23058‐01 ‐ Copyright © 2024   Page 16  COMPARABLE SALE 1                                Property Identification  Address 1008 67th Avenue NE   Assessor Parcels  30‐0515‐001‐018‐00  City, State, ZIP Marysville, WA 98270                                           Property Description  Site Size  45,738sf  Shape Rectangular  Access Good   Topography Level  Exposure Corner   Utilities All available  Zoning NB        Transaction Details  Sale Date   04/14/2023   Rights/Terms  Fee Simple  Sale Price $820,000   Sale Conditions Arm's Length  Buyer Ganesh Shri   Excise No. E200539  Seller Schoolhouse Development   Confirmation Melissa Johnson    Discussion  The property is located at the northwest corner of 67th Avenue NE at 100th Street NE, to the east of downtown  Marysville. The site has a rectangular shape, level topography, and all utilities are available. The broker reported this  was a very straight‐forward transaction with an easy feasibility period. The buyer plans to develop a gas station and  mini‐mart on the property.         Willett Property  23058‐01 ‐ Copyright © 2024   Page 17  COMPARABLE SALE 2                                Property Identification  Address 18726 Smokey Point Boulevard   Assessor Parcels  31‐0520‐001‐003‐00  City, State, ZIP Arlington, WA 98223                                           Property Description  Site Size  39,749sf  Shape Trapezoidal  Access Good   Topography Level  Exposure Corner   Utilities All available  Zoning CC        Transaction Details  Sale Date   03/06/2023   Rights/Terms  Fee Simple  Sale Price $620,000   Sale Conditions Arm's Length  Buyer Yaya & Bintou Jemmeh   Excise No. E199042  Seller Jake’s House Church   Confirmation Bintou Jammeh    Discussion  The property is located at the southwest corner of Smokey Point Boulevard and 188th Street NE in Arlington, north of  the Smokey Point commercial area and west of the Arlington Municipal Airport. The site has a trapezoidal/rectangular  shape, and it is level and at grade with the fronting streets and adjacent properties. It is zoned Commercial Corridor,  which allows for multifamily and commercial mixed‐uses. At the time of sale, the site was improved with a double‐ wide mobile home that was of little or no contributory value, though the buyer has rehabbed it and will use it for the  next few years. The buyer and broker reported the property was purchased to hold for future development. The  property previously sold in November 2020 for $525,000.         Willett Property  23058‐01 ‐ Copyright © 2024   Page 18  COMPARABLE SALE 3                                Property Identification  Address 2804 172nd Street NE   Assessor Parcels  00‐6972‐000‐004‐00  City, State, ZIP Marysville, WA 98271                                           Property Description  Site Size  18,273sf  Shape Rectangular  Access Good   Topography Level  Exposure Limited   Utilities All available  Zoning GC        Transaction Details  Sale Date 02/17/2022  Rights/Terms  Fee Simple  Sale Price $450,000   Sale Conditions Arm's Length  Buyer Napa 249 Road LLC   Excise No. E181095  Seller Mary Rogers   Confirmation KW North Sound Office    Discussion  The property is located on the south side of 172nd Street NE on the west side of I‐5 in Smokey Point, just west of the  I‐5 interchange. The site has a generally rectangular shape and level topography. Due to the grade of the road, the  site has relatively limited access and exposure for a property located on a major arterial. At the time of sale, the  property was improved with a 3,000sf building that was of no contributory value and was removed by the buyer.          Willett Property  23058‐01 ‐ Copyright © 2024   Page 19  COMPARABLE SALE 4                                Property Identification  Address 207xx Olympic Place   Assessor Parcels  00‐8963‐00‐028‐00  City, State, ZIP Arlington, WA 98223                                           Property Description  Site Size  71,874sf  Shape Irregular  Access Typical   Topography Level  Exposure Good   Utilities All available  Zoning GC        Transaction Details  Sale Date 12/21/2021  Rights/Terms  Fee Simple  Sale Price $650,000   Sale Conditions Arm's Length  Buyer GBI Group   Excise No. E178768  Seller Columbia Importation Svcs   Confirmation Melissa Johnson    Discussion  The property is located on the east side of SR‐9 and west of Olympic Way NE, north of 204th Street NE and south of  downtown Arlington. The site consists of a single tax parcel with a sloping topography and a highly irregular shape. In  this location, SR‐9 is a limited access highway, and a curb‐cut would not likely be permitted. The broker reported the  site was under contract for a car wash use for an extended period, but the deal lapsed. The broker reported the buyer  is planning an apartment building on the site.       Willett Property  23058‐01 ‐ Copyright © 2024   Page 20  The comparables reflect a wide range of values from about $9/sf to $25/sf, though the sales all require  adjustments first to account transactional differences, and then for market conditions, location, and a variety of  physical characteristics. Transactional adjustments include real property rights conveyed, financing terms, and  conditions of sale. In this case, the sales all represent the full bundle of rights, were purchased with cash or  typical financing terms, and were exposed to the open market. We are not aware of any atypical sale conditions,  and thus no adjustments are necessary.   Adjustments for market conditions and varying physical/legal characteristics to account for differences between  the subject and each of the comparables are detailed as follows:    Market Conditions: Sales 1 and 2 transacted within the past year, during a period of generally similar market  conditions. No adjustments are required. Sales 3 and 4 transacted prior to initial interest  rate increases and the corresponding market correction beginning in summer 2022. While  value trends rebounded somewhat and stabilized, market conditions at that time were  superior to those at the present time. Downward adjustments have been applied.   Location: With the exception of Sale 3, the subject and other comparables are commercial properties  that are in mostly residential areas, and at the periphery of Arlington and Marysville  commercial nodes. No adjustments have been applied. Sales 3 in a superior area adjacent  to a large shopping center and other retail uses. A downward adjustment has been applied.   Site Size: The comparables bracket the size of the subject property. Sale 3 is much smaller and Sale  4 is nearly twice the size of the subject. A downward adjustment to Sale 3 and an upward  adjustment to Sale 4 has been applied.   Shape/Topo: With the exception of Sale 4, the subject and other comparables are of a typical  square/rectangular shape and have level to only gently sloping topography. No  adjustments are required. Sale 4 has a highly irregular shape, with a large upward  adjustment warranted.   Access/Exposure: Sales 1 and 2 have superior corner exposure as opposed to the subject’s mid‐block  location, with downward adjustments applied. Sale 3 also has a mid‐block location like the  subject, but on a primary commercial arterial at Smoky Point. Its visibility is somewhat  limited due to an elevated section of 172nd Street NE, and access is also limited due to a  center median. These superior/inferior characteristics are considered offsetting, with no  adjustment applied. Sale 4 has exposure to SR‐9, but it is accessed only from a  predominately single‐family residential street. An upward adjustment to Sale 4 is required.   Zoning/HBU: The subject and Sales 1, 3, and 4 have comparable zoning designations that allow for  similar uses and at similar densities. No adjustments are required. Sale 2 has a mixed‐use  designation that requires a residential and commercial component, which is more complex  on smaller sites like the subject and comparables. An upward adjustment has been applied.   Other Factors: We have also considered a variety of other factors. No further adjustment is necessary for  Sales 1, 3, or 4. At the time of sale, Sale 2 contained a mobile home that has been rehabbed  for interim use by the owner. Additionally, the listing and County records indicated, and  the parcel was thought to be, 40,075sf. The smaller parcel size used in this analysis is based  on a city survey that occurred subsequent to the sale, resulting in a higher $/Sf. To account  for at least some contribution of the mobile home and the known property size by  buyer/seller at the time of sale, we’ve applied a downward adjustment to Sale 2.     A summary of the adjustments is as follows:    Willett Property  23058‐01 ‐ Copyright © 2024   Page 21    1d. Correlation and Conclusion of Value – Before Condition   Prior to qualitative adjustments, the comparables indicate a value for the subject well above $9/sf and well  below $25/sf. The high end of the range is set by Sale 3, a much smaller site with a superior Smokey Point  location, access and exposure (albeit limited) to 172nd Street NE, and it is adjacent to a large retail shopping  center. A value well below $25/sf is indicated. The low end of the range is set by Sale 4, which has a highly  irregular shape that will result in significant inefficiencies. Based on our scaling, it appears about 50,000sf of the  property can be configured to a more typical shape, though in this scenario it is still more irregular in shape than  the subject. A value higher than $13/sf is indicated.     Sales 1 and 2 are more recent transactions that best represent current market conditions. Like the subject, they  are located on lower‐volume arterials amongst primarily single‐family residential uses despite their commercial  zoning; most other site characteristics are about the same. Sale 1 requires only a downward adjustment for its  superior corner influence. Sale 2 also requires a downward adjustment for corner influence, and also for some  contribution of the existing mobile and the advertised/assumed site size at the time of sale. These downward  adjustments are partially offset by its somewhat inferior zoning that does not allow for standalone commercial  use of the site.     Following adjustment, the comparables indicate a range of value between $14/sf and $16/sf. We conclude the  value of the subject, as of February 1, 2024, as follows:           Adjustment Chart Sale Price Market N'hood/ Site Shape/ Access/ Zoning/ Other Cumulative Sale $/sf Conditions Location Size Topo Exposure HBU Factors Indication 1 $17.93 Sim Sim Sim Sim Sup (‐) Sim Sim Sup (‐) 2 $17.34 Sim Sim Sim Sim Sup (‐) Inf (+) Sup (‐) Sup (‐) 3 $24.68 Sup (‐) Sup (‐) Sup (‐) Sim Sim Sim Sim Sup (‐‐‐‐) 4 $9.04 Sup (‐) Sim Inf (+) Inf (++) Inf (+) Sim Sim Inf (+++) Value Conclusion Description Size (sf) Unit  Value Total Commercial  Land 33,977 $15.00 $509,655 ROUNDED $510,000   Willett Property  23058‐01 ‐ Copyright © 2024   Page 22  10 ‐ REPORT OF CONTACT WITH OWNER    Person(s) Contacted: Guy Willett   PO Box 272   Arlington, WA 98223    Phone: 360‐435‐6409    Email: willcoexcinc@gmail.com    Date of Contact: Multiple, December 2013    Date of Inspections: December 15, 2023    Persons Accompanying Appraisers: None; appraiser only    Comments: We discussed the history of the property and proposed  acquisition and offered the opportunity for a joint inspection  to the owner, Guy Willett, on December 11, 2023. The  property owner authorized the appraiser to inspect and walk  the property independently, which was performed on  December 15, 2023.           Willett Property  23058‐01 ‐ Copyright © 2024   Page 23  12 ‐PERSONAL PROPERTY/REALTY          Project Title:  211th Place Corridor Improvements Parcel #:   Willett Property Salvage Value  for Item Owner Tenant Realty Personalty Realty Land X X Building HVAC/Heat Other  Heat Source (Fire Place) Air Conditioning (window) Appliances Stove  Refrigerator Dishwasher Hot Water Heater Washer/Dryer Floor  Coverings Carpet Vinyl Hardwood Laminate Garage Finishes Overhead Lighting Shelving Additional  Refrigerator Landscaping/Site Improvements Lighting/Signage Asphalt Pavement/Gravel Trees/Shrubs/Undergrowth X X   Willett Property  23058‐01 ‐ Copyright © 2024     13 ‐ ADDENDA    USPAP Certification    Title Report    Appraiser Qualifications        Willett Property  23058‐01 ‐ Copyright © 2024     CERTIFICATION – MATTHEW C. SLOAN, MAI  I certify that, to the best of my knowledge and belief:  The statements of fact contained in this report are true and correct.  The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting  conditions and are my personal, impartial, and unbiased professional analyses, opinions, and conclusions.  I have no present or prospective interest in the property that is the subject of this report and no personal interest  with respect to the parties involved.  I have performed no services, as an appraiser or in any other capacity, regarding the property that is the subject  of this report within the three‐year period immediately preceding acceptance of this assignment.   I have no bias with respect to the property that is the subject of this report or to the parties involved with this  assignment.  My engagement in this assignment was not contingent upon developing or reporting predetermined results.  My compensation for completing this assignment is not contingent upon the development or reporting of a  predetermined value or direction in value that favors the cause of the client, the amount of value opinion,  the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended  use of this appraisal.  My analyses, opinions and conclusions were developed, and this report has been prepared, in conformity with  the Uniform Standards of Professional Appraisal Practice.   I have made a personal inspection of the property that is the subject of this report.   No one provided significant real property appraisal assistance to the person signing this certification, unless  otherwise noted.   The reported analyses, opinions and conclusions were developed, and this report has been prepared, in  conformity with the requirements of the Code of Professional Ethics and Standards of Professional Appraisal  Practice of the Appraisal Institute.  The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly  authorized representatives.  As of the date of this report, I have completed the continuing education program for Designated Members of the  Appraisal Institute.                                  Date Signed:    February 1, 2024 ________________________________________   Matthew C. Sloan, MAI, SRA   State Cert. #27011‐1101655      This page is only a part of a 2021 ALTA® Commitment for Title Insurance issued by Chicago Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I-Requirements; Schedule B, Part II-Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form. Copyright American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. ALTA Commitment for Title Insurance w-WA Mod (07/01/2021)Printed: 01.19.24 @ 07:47 AM Page 1 WA-CT-FNRV-02150.624683-SPS-1-24-500148119 ALTA COMMITMENT FOR TITLE INSURANCE Commitment Number: issued by agent: 500148119 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 COMPANY’S 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, Chicago Title Insurance Company, a Florida corporation (the "Company"), commits to issue the Policy according to the terms and provisions of this Commitment. This Commitment is effective as of the Commitment Date shown in Schedule A for each Policy described in Schedule A, only when the Company has entered in Schedule A both the specified dollar amount as the Proposed Amount of Insurance and the name of the Proposed Insured. If all of the Schedule B, Part I-Requirements have not been met within one hundred eighty (180) days after the Commitment Date, this Commitment terminates and the Company’s liability and obligation end. Chicago Title Insurance Company By: Countersigned By: Kristy Jeglum Authorized Officer or Agent Michael J. Nolan, President Attest: Marjorie Nemzura, Secretary This page is only a part of a 2021 ALTA® Commitment for Title Insurance issued by Chicago Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I-Requirements; Schedule B, Part II-Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form. Copyright American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. ALTA Commitment for Title Insurance w-WA Mod (07/01/2021)Printed: 01.19.24 @ 07:47 AM Page 2 WA-CT-FNRV-02150.624683-SPS-1-24-500148119 CHICAGO TITLE COMPANY OF WASHINGTON COMMITMENT NO. 500148119 Transaction Identification Data, for which the Company assumes no liability as set forth in Commitment Condition 5.e.: ISSUING OFFICE:FOR SETTLEMENT INQUIRIES, CONTACT: Title Officer: Residential Unit Chicago Title Company of Washington 3002 Colby Ave., Suite 200 Everett, WA 98201 Phone: (425)259-8214 Fax: (866)827-8844 Main Phone: (425)258-3683 Email: snotitle@ctt.com Order Number: 500148119 SCHEDULE A 1. Commitment Date: January 10, 2024 at 12:00 AM 2. Policy to be issued: (a) ALTA Owner's Policy 2021 w-WA Mod Proposed Insured:City of Arlington Proposed Amount of Insurance: $275,000.00 The estate or interest to be insured: FEE SIMPLE Premium:$ 796.00 Tax:$78.80 Rate:Standard Discount(s):Residential Total:$874.80 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: Willett, Inc., a Washington Corporation 5. The Land is described as follows: SEE EXHIBIT "A" ATTACHED HERETO AND MADE A PART HEREOF END OF SCHEDULE A EXHIBIT "A" Legal Description This page is only a part of a 2021 ALTA® Commitment for Title Insurance issued by Chicago Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I-Requirements; Schedule B, Part II-Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form. Copyright American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. ALTA Commitment for Title Insurance w-WA Mod (07/01/2021)Printed: 01.19.24 @ 07:47 AM Page 3 WA-CT-FNRV-02150.624683-SPS-1-24-500148119 For APN/Parcel ID(s):310510-004-007-00 THAT PORTION OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 10, TOWNSHIP 31 NORTH, RANGE 5 EAST, W.M., SNOHOMISH COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: COMMENCING AT EAST QUARTER CORNER OF SAID SECTION 10; THENCE NORTH 88°04'07" WEST, ALONG EAST - WEST CENTERLINE OF SAID SECTION 10, A DISTANCE OF 792.40 FEET TO THE WEST LINE OF THE EAST 792.00 OF SAID SECTION 10; THENCE SOUTH 3°36'58" WEST, ALONG SAID WEST LINE, A DISTANCE OF 67.81 FEET, TO THE SOUTHERLY RIGHT OF WAY LINE OF SECONDARY STATE HIGHWAY 1-E THE TRUE POINT OF BEGINNING; THENCE SOUTH 72°48'3" EAST, ALONG SAID RIGHT OF WAY, A DISTANCE OF 84.28 FEET TO THE BEGINNING OF A CURVE TO THE LEFT HAVING A RADIUS OF 990.37 FEET; THENCE THROUGH A CENTRAL ANGLE OF 03°30'22" AN ARC LENGTH OF 60.60 FEET TO THE NORTHWEST CORNER OF A TRACT OF LAND DESCRIBED BY INSTRUMENT TO BEN B. BURGOYNE RECORDED UNDER SNOHOMISH COUNTY AUDITOR’S FILE NO. 2001192; THENCE SOUTH 18°24'00" WEST ALONG THE WESTERLY LINE OF SAID BURGOYNE TRACT A DISTANCE OF 188.58 FEET; THENCE WEST, A DISTANCE OF 137.94 FEET, TO A POINT ON THE WEST LINE OF THAT INSTRUMENT RECORDED UNDER SNOHOMISH COUNTY AUDITOR'S FILE NO. 9209040333; THENCE NORTH 02°49'30" EAST, ALONG SAID WEST LINE, A DISTANCE OF 26.49 FEET; THENCE NORTH 02°46'01" EAST, ALONG SAID WEST LINE, A DISTANCE OF 207.57 FEET TO THE SOUTHERLY RIGHT OF WAY OF SECONDARY STATE HIGHWAY 1-E, A NON-TANGENT POINT ON A CURVE TO THE RIGHT, FROM WHICH THE RADIUS CENTER BEARS SOUTH 14°29'37" WEST, A DISTANCE OF 681.78 FEET; THENCE THROUGH A CENTRAL ANGLE OF 02°41'47", AN ARC LENGTH OF 32.08 FEET TO THE POINT OF TANGENCY; THENCE SOUTH 72°48'36" EAST, ALONG SAID RIGHT OF WAY, A DISTANCE OF 17.12 FEET TO THE TRUE POINT OF BEGINNING; (ALSO KNOWN AS LOT C OF BOUNDARY LINE ADJUSTMENT RECORDED UNDER RECORDING NUMBER 9701135003, SNOHOMISH COUNTY, WASHINGTON.). SITUATE IN THE COUNTY OF SNOHOMISH, STATE OF WASHINGTON. This page is only a part of a 2021 ALTA® Commitment for Title Insurance issued by Chicago Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I-Requirements; Schedule B, Part II-Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form. Copyright American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. ALTA Commitment for Title Insurance w-WA Mod (07/01/2021)Printed: 01.19.24 @ 07:47 AM Page 4 WA-CT-FNRV-02150.624683-SPS-1-24-500148119 CHICAGO TITLE COMPANY OF WASHINGTON COMMITMENT NO. 500148119 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. Additional requirements and/or exceptions may be added as details of the transaction are disclosed to, or become known by the Company. 6. If the Seller or Borrower intends to sign documents required to insure the transaction utilizing a remote online notary, please notify the Company immediately as additional underwriting requirements will need to be satisfied. 7. Payment of the real estate excise tax, if required. The Land is situated within the boundaries of local taxing authority of the City of Arlington. The rate of real estate excise tax for properties which are not formally classified and specially valued as timberland or agricultural land is: State portion: 1.10% on any portion of the sales price of $525,000 or less; 1.28% on any portion of the sales price above $525,000, up to $1,525,000; 2.75% on any portion of the sales price above $1,525,000, up to $3,025,000; 3.00% on any portion of the sales price above $3,025,000; The rate of excise for properties formally classified as timberland or agriculture land will be 1.28% for the State portion on the entire sales price. Local portion:0.50% on the entire sales price. An additional $5.00 State Technology Fee must be included in all excise tax payments. If the transaction is exempt, an additional $5.00 Affidavit Processing Fee is required. Any conveyance document must be accompanied by the official Washington State Excise Tax Affidavit, which can be found online HERE <https://dor.wa.gov/get-form-or-publication/forms-subject/real-estate-excise-tax>. The applicable excise tax must be paid and the affidavit approved at the time of the recording of the conveyance documents. (NOTE: Real Estate Excise Tax Affidavits must be printed as legal size forms). CHICAGO TITLE COMPANY OF WASHINGTON COMMITMENT NO. 500148119 SCHEDULE B, PART I - Requirements (continued) This page is only a part of a 2021 ALTA® Commitment for Title Insurance issued by Chicago Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I-Requirements; Schedule B, Part II-Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form. Copyright American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. ALTA Commitment for Title Insurance w-WA Mod (07/01/2021)Printed: 01.19.24 @ 07:47 AM Page 5 WA-CT-FNRV-02150.624683-SPS-1-24-500148119 8. The Company will require the following documents for review prior to the issuance of any title insurance predicated upon a conveyance or encumbrance by the corporation named below: Name of Corporation: Willett, Inc. a) A Copy of the corporation By-laws and Articles of Incorporation b) An original or certified copy of a resolution authorizing the transaction contemplated herein c) If the Articles and/or By-laws require approval by a ‘parent’ organization, a copy of the Articles and By-laws of the parent d) A current dated certificate of good standing from the proper governmental authority of the state in which the entity was created The Company reserves the right to add additional items or make further requirements after review of the requested documentation. 9.TO PROVIDE THE EXTENDED COVERAGE POLICY AND/OR ALTA HOMEOWNER’S POLICY IDENTIFIED IN SCHEDULE A, GENERAL EXCEPTIONS A THROUGH D WILL BE CONSIDERED WHEN OUR INSPECTION AND/OR REVIEW OF SURVEY, IF REQUIRED, IS COMPLETED. A SUPPLEMENTAL COMMITMENT WILL FOLLOW. If there have been recent improvements on the property within 90 days prior to closing we will require a signed indemnity agreement and a recent financial statement from each indemnitor. If construction financing is to be insured, please contact the title officer for requirements. The Company reserves the right to add additional exceptions or make further requirements after review of the property inspection and requested documentation. Additional requirements and/or exceptions may be added as details of the transaction are disclosed to, or become known by the Company. END OF REQUIREMENTS NOTES The following matters will not be listed as Special Exceptions in Schedule B of the policy. There will be no coverage for loss arising by reason of the matters listed below because these matters are either excepted or excluded from coverage or are not matters covered under the insuring provisions of the policy. Note A: Notice: Please be aware that due to the conflict between federal and state laws concerning the cultivation, distribution, manufacture or sale of marijuana, the Company is not able to close or insure any transaction involving Land that is associated with these activities. CHICAGO TITLE COMPANY OF WASHINGTON COMMITMENT NO. 500148119 SCHEDULE B, PART I - Requirements (continued) This page is only a part of a 2021 ALTA® Commitment for Title Insurance issued by Chicago Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I-Requirements; Schedule B, Part II-Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form. Copyright American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. ALTA Commitment for Title Insurance w-WA Mod (07/01/2021)Printed: 01.19.24 @ 07:47 AM Page 6 WA-CT-FNRV-02150.624683-SPS-1-24-500148119 Note B: The application for title insurance was placed by reference to only a street address or tax identification number. The proposed Insured must confirm that the legal description in this report covers the parcel(s) of Land requested to be insured. If the legal description is incorrect, the proposed Insured must notify the Company and/or the settlement company in order to prevent errors and to be certain that the legal description for the intended parcel(s) of Land will appear on any documents to be recorded in connection with this transaction and on the policy of title insurance. Note C: Note: FOR INFORMATIONAL PURPOSES ONLY: The following may be used as an abbreviated legal description on the documents to be recorded, per Amended RCW 65.04.045. Said abbreviated legal description is not a substitute for a complete legal description within the body of the document: PTN SE 1/4 SEC 10-31-5E, AKA LT C BLA REC NO. 9701135003, SNOHOMISH COUNTY, WA Tax Account No.: 310510-004-007-00 Note D: Notice: Please be advised that our search disclosed that the Land is vacant. The Company reserves the right to require further evidence to establish and verify the identity of the seller. The Company further reserves the right to make additional requirements or add additional items or exceptions upon receipt of the requested evidence. Note E: Note: There are NO conveyances affecting said Land recorded within 36 months of the date of this report. Note F: Recording charges (per document title) for closings on July 26, 2021, and after, for all Washington counties: Deed of Trust - $204.50 and $1 for each additional page. Most other Docs, except as noted below - $203.50 and $1 for each additional page. Assignment of Deed of Trust, Substitution or Appointment of Successor Trustee - $18.00 and $1 for each additional page Multiple titled documents are charged per applicable title. There is an additional $4.25 plus tax fee per document for electronic recording. RECORDING CHARGES ARE SUBJECT TO CHANGE WITHOUT NOTICE. Note G:This map/plat is being furnished as an aid in locating the herein described Land in relation to adjoining streets, natural boundaries and other land. Except to the extent of a policy of title insurance is expressly modified by endorsement, if any, the Company does not insure dimensions, distances or acreage shown thereon. END OF NOTES CHICAGO TITLE COMPANY OF WASHINGTON COMMITMENT NO. 500148119 SCHEDULE B, PART I - Requirements (continued) This page is only a part of a 2021 ALTA® Commitment for Title Insurance issued by Chicago Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I-Requirements; Schedule B, Part II-Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form. Copyright American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. ALTA Commitment for Title Insurance w-WA Mod (07/01/2021)Printed: 01.19.24 @ 07:47 AM Page 7 WA-CT-FNRV-02150.624683-SPS-1-24-500148119 END OF SCHEDULE B, PART I This page is only a part of a 2021 ALTA® Commitment for Title Insurance issued by Chicago Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I-Requirements; Schedule B, Part II-Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form. Copyright American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. ALTA Commitment for Title Insurance w-WA Mod (07/01/2021)Printed: 01.19.24 @ 07:47 AM Page 8 WA-CT-FNRV-02150.624683-SPS-1-24-500148119 CHICAGO TITLE COMPANY OF WASHINGTON COMMITMENT NO. 500148119 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: GENERAL EXCEPTIONS: A. Rights or claims of parties in possession, or claiming possession, not shown in Public Records. B. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land. C. Easements, prescriptive rights, rights-of-way, liens or encumbrances, or claims thereof, not shown by the Public Records. D. Any lien, or right to a lien, for contributions to employee benefit funds, or for state workers' compensation, or for services, labor, or material heretofore or hereafter furnished, all as imposed law, and not shown by the Public Records. E. Taxes or special assessments which are not yet payable or which are not shown as existing liens by the Public Records. F. Any lien for service, installation, connection, maintenance, tap, capacity, or construction or similar charges for sewer, water, electricity, natural gas or other utilities, or for garbage collection and disposal not shown by the Public Records. G. Unpatented mining claims, and all rights relating thereto. H. Reservations and exceptions in United States Patents or in Acts authorizing the issuance thereof. I. Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable servitudes. CHICAGO TITLE COMPANY OF WASHINGTON COMMITMENT NO. 500148119 SCHEDULE B, PART II - Exceptions (continued) This page is only a part of a 2021 ALTA® Commitment for Title Insurance issued by Chicago Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I-Requirements; Schedule B, Part II-Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form. Copyright American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. ALTA Commitment for Title Insurance w-WA Mod (07/01/2021)Printed: 01.19.24 @ 07:47 AM Page 9 WA-CT-FNRV-02150.624683-SPS-1-24-500148119 J. Water rights, claims or title to water. K. 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. SPECIAL EXCEPTIONS: 1. Covenants, conditions, restrictions, recitals, reservations, easements, easement provisions, encroachments, dedications, building setback lines, notes, statements, and other matters, if any, but omitting any covenants or restrictions, if any, including but not limited to those based upon race, color, religion, sex, sexual orientation, familial status, marital status, disability, handicap, national origin, ancestry, or source of income, as set forth in applicable state or federal laws, except to the extent that said covenant or restriction is permitted by applicable law, as set forth on Record of Survey for Boundary Line Adjustment: Recording No:9701135003 2. Latecomer's Agreement and the terms and conditions thereof: Recording Date: September 30, 1998 Recording No.:9809300425 Recording No.:9809300426 3. General and special taxes and charges, payable February 15, delinquent if first half unpaid on May 1, second half delinquent if unpaid on November 1 of the tax year (amounts do not include interest and penalties): Year:2023 Tax Account No.:310510-004-007-00 Levy Code:00112 Assessed Value-Land: $200,500.00 Assessed Value-Improvements: $0.00 General and Special Taxes: Billed:$1,305.35 Paid:$1,305.35 Unpaid:$0.00 4. Property taxes, which are a lien not yet due and payable, including any assessments collected with taxes to be levied for the year 2024. 5. City, county or local improvement district assessments, if any. CHICAGO TITLE COMPANY OF WASHINGTON COMMITMENT NO. 500148119 SCHEDULE B, PART II - Exceptions (continued) This page is only a part of a 2021 ALTA® Commitment for Title Insurance issued by Chicago Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I-Requirements; Schedule B, Part II-Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form. Copyright American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. ALTA Commitment for Title Insurance w-WA Mod (07/01/2021)Printed: 01.19.24 @ 07:47 AM Page 10 WA-CT-FNRV-02150.624683-SPS-1-24-500148119 6. The search did not disclose any open mortgages or deeds of trust of record, therefore the Company reserves the right to require further evidence to confirm that the property is unencumbered, and further reserves the right to make additional requirements or add additional items or exceptions upon receipt of the requested evidence. END OF SCHEDULE B, PART II CHICAGO TITLE COMPANY OF WASHINGTON COMMITMENT NO. 500148119 This page is only a part of a 2021 ALTA® Commitment for Title Insurance issued by Chicago Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I-Requirements; Schedule B, Part II-Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form. Copyright American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. ALTA Commitment for Title Insurance w-WA Mod (07/01/2021)Printed: 01.19.24 @ 07:47 AM Page 11 WA-CT-FNRV-02150.624683-SPS-1-24-500148119 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 include 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; e. Schedule B, Part I-Requirements; and f. Schedule B, Part II-Exceptions; and g. a counter-signature by the Company or its issuing agent that may be in electronic form. 4. COMPANY'S RIGHT TO AMEND The Company may amend this Commitment at any time. If the Company amends this Commitment to add a defect, lien, encumbrance, adverse claim, or other matter recorded in the Public Records prior to the Commitment Date, any liability of the Company is limited by Commitment Condition 5. The Company 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. CHICAGO TITLE COMPANY OF WASHINGTON COMMITMENT NO. 500148119 (continued) This page is only a part of a 2021 ALTA® Commitment for Title Insurance issued by Chicago Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I-Requirements; Schedule B, Part II-Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form. Copyright American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. ALTA Commitment for Title Insurance w-WA Mod (07/01/2021)Printed: 01.19.24 @ 07:47 AM Page 12 WA-CT-FNRV-02150.624683-SPS-1-24-500148119 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 last revised, is the exclusive and entire agreement between the parties with respect to the subject matter of this Commitment and supersedes all prior commitment negotiations, representations, and proposals of any kind, whether written or oral, express or implied, relating to the subject matter of this Commitment. d. The deletion or modification of any Schedule B, Part 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 and authenticated by a person authorized by the Company. f. When the Policy is issued, all liability and obligation under this Commitment will end and the Company's only liability will be under the Policy. 7. IF THIS COMMITMENT 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. 11. ARBITRATION - INTENTIONALLY DELETED END OF CONDITIONS RECORDING REQUIREMENTS Recording Requirements Printed: 01.19.24 @ 07:47 AM by SR WA00001078.doc / Updated: 12.14.20 ----500148119 Effective January 1, 1997, document format and content requirements have been imposed by Washington Law. Failure to comply with the following requirements may result in rejection of the document by the county recorder or imposition of a $50.00 surcharge. First page or cover sheet: 3" top margin containing nothing except the return address. 1" side and bottom margins containing no markings or seals. Title(s) of documents. Recording no. of any assigned, released or referenced document(s). Grantors names (and page no. where additional names can be found). Grantees names (and page no. where additional names can be found). Abbreviated legal description (Lot, Block, Plat Name or Section, Township, Range and Quarter, Quarter Section for unplatted). Said abbreviated legal description is not a substitute for a complete legal description which must also appear in the body of the document. Assessor’s tax parcel number(s). Return address (in top 3" margin). **A cover sheet can be attached containing the above format and data if the first page does not contain all required data. Additional Pages: 1" top, side and bottom margins containing no markings or seals. All Pages: No stapled or taped attachments. Each attachment must be a separate page. All notary and other pressure seals must be smudged for visibility. Font size of 8 points or larger. Wire Fraud Alert Original Effective Date: 5/11/2017 Current Version Date: 5/11/2017 500148119 - WIRE0016 (DSI Rev. 12/07/17) TM and © Fidelity National Financial, Inc. and/or an affiliate. All rights reserved WIRE FRAUD ALERT This Notice is not intended to provide legal or professional advice. If you have any questions, please consult with a lawyer. All parties to a real estate transaction are targets for wire fraud and many have lost hundreds of thousands of dollars because they simply relied on the wire instructions received via email, without further verification. If funds are to be wired in conjunction with this real estate transaction, we strongly recommend verbal verification of wire instructions through a known, trusted phone number prior to sending funds. In addition, the following non-exclusive self-protection strategies are recommended to minimize exposure to possible wire fraud. NEVER RELY on emails purporting to change wire instructions. Parties to a transaction rarely change wire instructions in the course of a transaction. ALWAYS VERIFY wire instructions, specifically the ABA routing number and account number, by calling the party who sent the instructions to you. DO NOT use the phone number provided in the email containing the instructions, use phone numbers you have called before or can otherwise verify. Obtain the number of relevant parties to the transaction as soon as an escrow account is opened. DO NOT send an email to verify as the email address may be incorrect or the email may be intercepted by the fraudster. USE COMPLEX EMAIL PASSWORDS that employ a combination of mixed case, numbers, and symbols. Make your passwords greater than eight (8) characters. Also, change your password often and do NOT reuse the same password for other online accounts. USE MULTI-FACTOR AUTHENTICATION for email accounts. Your email provider or IT staff may have specific instructions on how to implement this feature. For more information on wire-fraud scams or to report an incident, please refer to the following links: Federal Bureau of Investigation:Internet Crime Complaint Center: http://www.fbi.gov http://www.ic3.gov Privacy Statement Printed: 01.19.24 @ 07:47 AM by SR WA00001078.doc ----500148119 FIDELITY NATIONAL FINANCIAL PRIVACY NOTICE Effective December 1, 2023 Fidelity National Financial, Inc. and its majority-owned subsidiary companies (collectively, "FNF," "our," or "we") respect and are committed to protecting your privacy. This Privacy Notice explains how we collect, use, and protect personal information, when and to whom we disclose such information, and the choices you have about the use and disclosure of that information. A limited number of FNF subsidiaries have their own privacy notices. If a subsidiary has its own privacy notice, the privacy notice will be available on the subsidiary's website and this Privacy Notice does not apply. Collection of Personal Information FNF may collect the following categories of Personal Information: contact information (e.g., name, address, phone number, email address); demographic information (e.g., date of birth, gender, marital status); identity information (e.g. Social Security Number, driver's license, passport, or other government ID number); financial account information (e.g. loan or bank account information); and other personal information necessary to provide products or services to you. We may collect Personal Information about you from: information we receive from you or your agent; information about your transactions with FNF, our affiliates, or others; and information we receive from consumer reporting agencies and/or governmental entities, either directly from these entities or through others. Collection of Browsing Information FNF automatically collects the following types of Browsing Information when you access an FNF website, online service, or application (each an "FNF Website") from your Internet browser, computer, and/or device: Internet Protocol (IP) address and operating system; browser version, language, and type; domain name system requests; and browsing history on the FNF Website, such as date and time of your visit to the FNF Website and visits to the pages within the FNF Website. Like most websites, our servers automatically log each visitor to the FNF Website and may collect the Browsing Information described above. We use Browsing Information for system administration, troubleshooting, fraud investigation, and to improve our websites. Browsing Information generally does not reveal anything personal about you, though if you have created a user account for an FNF Website and are logged into that account, the FNF Website may be able to link certain browsing activity to your user account. Other Online Specifics Cookies. When you visit an FNF Website, a "cookie" may be sent to your computer. A cookie is a small piece of data that is sent to your Internet browser from a web server and stored on your computer's hard drive. Information gathered using cookies helps us improve your user experience. For example, a cookie can help the website load properly or can customize the display page based on your browser type and user preferences. You can choose whether or not to accept cookies by changing your Internet browser settings. Be aware that doing so may impair or limit some functionality of the FNF Website. Web Beacons. We use web beacons to determine when and how many times a page has been viewed. This information is used to improve our websites. Do Not Track. Currently our FNF Websites do not respond to "Do Not Track" features enabled through your browser. Links to Other Sites. FNF Websites may contain links to unaffiliated third-party websites. FNF is not responsible for the privacy practices or content of those websites. We recommend that you read the privacy policy of every website you visit. Privacy Statement Printed: 01.19.24 @ 07:47 AM by SR WA00001078.doc ----500148119 Use of Personal Information FNF uses Personal Information for these main purposes: To provide products and services to you or in connection with a transaction involving you. To improve our products and services. To communicate with you about our, our affiliates', and others' products and services, jointly or independently. To provide reviews and testimonials about our services, with your consent. When Information Is Disclosed We may disclose your Personal Information and Browsing Information in the following circumstances: to enable us to detect or prevent criminal activity, fraud, material misrepresentation, or nondisclosure; to affiliated or nonaffiliated service providers who provide or perform services or functions on our behalf and who agree to use the information only to provide such services or functions; to affiliated or nonaffiliated third parties with whom we perform joint marketing, pursuant to an agreement with them to jointly market financial products or services to you; to law enforcement or authorities in connection with an investigation, or in response to a subpoena or court order; or in the good-faith belief that such disclosure is necessary to comply with legal process or applicable laws, or to protect the rights, property, or safety of FNF, its customers, or the public. The law does not require your prior authorization and does not allow you to restrict the disclosures described above. Additionally, we may disclose your information to third parties for whom you have given us authorization or consent to make such disclosure. We do not otherwise share your Personal Information or Browsing Information with nonaffiliated third parties, except as required or permitted by law. We reserve the right to transfer your Personal Information, Browsing Information, and any other information, in connection with the sale or other disposition of all or part of the FNF business and/or assets, or in the event of bankruptcy, reorganization, insolvency, receivership, or an assignment for the benefit of creditors. By submitting Personal Information and/or Browsing Information to FNF, you expressly agree and consent to the use and/or transfer of the foregoing information in connection with any of the above described proceedings. Security of Your Information We maintain physical, electronic, and procedural safeguards to protect your Personal Information. Choices With Your Information Whether you submit Personal Information or Browsing Information to FNF is entirely up to you. If you decide not to submit Personal Information or Browsing Information, FNF may not be able to provide certain services or products to you. For California Residents: We will not share your Personal Information or Browsing Information with nonaffiliated third parties, except as permitted by California law. For additional information about your California privacy rights, please visit the "California Privacy" link on our website (https://fnf.com/pages/californiaprivacy.aspx) or call (888) 413-1748. For Connecticut Residents: For additional information about your Connecticut consumer privacy rights, or to make a consumer privacy request, or to appeal a previous privacy request, please email privacy@fnf.com or call (888) 714-2710. For Colorado Residents: For additional information about your Colorado consumer privacy rights, or to make a consumer privacy request, or appeal a previous privacy request, please email privacy@fnf.com or call (888) 714-2710. For Nevada Residents: We are providing this notice pursuant to state law. You may be placed on our internal Do Not Call List by calling FNF Privacy at (888) 714-2710 or by contacting us via the information set forth at the end of this Privacy Notice. For further information concerning Nevada's telephone solicitation law, you may contact: Bureau of Consumer Protection, Office of the Nevada Attorney General, 555 E. Washington St., Suite 3900, Las Vegas, NV 89101; Phone number: (702) 486-3132; email: aginquiries@ag.state.nv.us. Privacy Statement Printed: 01.19.24 @ 07:47 AM by SR WA00001078.doc ----500148119 For Oregon Residents: We will not share your Personal Information or Browsing Information with nonaffiliated third parties for marketing purposes, except after you have been informed by us of such sharing and had an opportunity to indicate that you do not want a disclosure made for marketing purposes. For Utah Residents: For additional information about your Utah consumer privacy rights, or to make a consumer privacy request, please call (888) 714-2710. For Vermont Residents: We will not disclose information about your creditworthiness to our affiliates and will not disclose your personal information, financial information, credit report, or health information to nonaffiliated third parties to market to you, other than as permitted by Vermont law, unless you authorize us to make those disclosures. For Virginia Residents: For additional information about your Virginia consumer privacy rights, or to make a consumer privacy request, or appeal a previous privacy request, please email privacy@fnf.com or call (888) 714-2710. Information From Children The FNF Websites are not intended or designed to attract persons under the age of eighteen (18). We do not collect Personal Information from any person that we know to be under the age of thirteen (13) without permission from a parent or guardian. International Users FNF's headquarters is located within the United States. If you reside outside the United States and choose to provide Personal Information or Browsing Information to us, please note that we may transfer that information outside of your country of residence. By providing FNF with your Personal Information and/or Browsing Information, you consent to our collection, transfer, and use of such information in accordance with this Privacy Notice. FNF Website Services for Mortgage Loans Certain FNF companies provide services to mortgage loan servicers, including hosting websites that collect customer information on behalf of mortgage loan servicers (the "Service Websites"). The Service Websites may contain links to both this Privacy Notice and the mortgage loan servicer or lender's privacy notice. The sections of this Privacy Notice titled When Information is Disclosed, Choices with Your Information, and Accessing and Correcting Information do not apply to the Service Websites. The mortgage loan servicer or lender's privacy notice governs use, disclosure, and access to your Personal Information. FNF does not share Personal Information collected through the Service Websites, except as required or authorized by contract with the mortgage loan servicer or lender, or as required by law or in the good-faith belief that such disclosure is necessary: to comply with a legal process or applicable law, to enforce this Privacy Notice, or to protect the rights, property, or safety of FNF or the public. Your Consent To This Privacy Notice; Notice Changes By submitting Personal Information and/or Browsing Information to FNF, you consent to the collection and use of the information in accordance with this Privacy Notice. We may change this Privacy Notice at any time. The Privacy Notice's effective date will show the last date changes were made. If you provide information to us following any change of the Privacy Notice, that signifies your assent to and acceptance of the changes to the Privacy Notice. Accessing and Correcting Information; Contact Us If you have questions or would like to correct your Personal Information, visit FNF's Privacy Inquiry Website or contact us by phone at (888) 714-2710, by email at privacy@fnf.com, or by mail to: Fidelity National Financial, Inc. 601 Riverside Avenue, Jacksonville, Florida 32204 Attn: Chief Privacy Officer   Willett Property  23058‐01 ‐ Copyright © 2024      PROJECT MAPPING        Willett Property  23058‐01 ‐ Copyright © 2024      QUALIFICATIONS OF MATTHEW SLOAN, MAI, SRA  Principal – SOVA Consulting, 2019 – Present  Principal – Valbridge Property Advisors. 2000‐2019  Experience  Matt Sloan, MAI, SRA, has nearly 20 years of experience working directly with a wide variety of agencies, earning  his MAI designation in 2016 and SRA in 2019. Experience includes an extensive history of large right of way  projects throughout the region, focused on valuation‐related consulting but also including many aspects of the  public project development process including project scoping/impact analysis, project budgeting, sensitivity and  risk analysis, federal funding participation, key appraiser and appraisal management activities. His practice  focuses on appraisal and valuation issues relating partial acquisitions, easements, and specialized studies of  damages and special benefits related to commercial, industrial and residential properties. He has also worked  on large Local Improvement Districts (LIDs) and performed a wide variety of other specialized studies.  Education  University of Washington, Seattle, Washington:  Commercial Real Estate Certificate, a nine‐month interdisciplinary program of specialized subject study including  commercial real estate development, valuation, insurance, risk management, and business and real estate law.  Completed June 2006.    City University, Seattle, Washington:  Bachelor of Science in Business Administration, emphasis in project management. Completed June 2005.     Appraisal Institute/North Seattle Community College, Seattle, Washington:  Completion of extensive required coursework, examination, capstone project and peer‐audited experience  review for obtaining MAI and SRA designations. Continual ongoing courses and seminars to satisfy continuing  education requirements for both the Appraisal Institute and Washington Department of Licensing. Completion  of extensive required coursework, examination, capstone project and peer‐audited experience review for  obtaining MAI and SRA designations. Continual ongoing courses and seminars to satisfy continuing education  requirements for both the Appraisal Institute and Washington Department of Licensing.   Select Client List:  Sound Transit Port of Seattle  Puget Sound Energy City of Seattle  King County Pierce County  Miller Nash Graham & Dunn Preston Gates  CH2M Hill Universal Field Services  RESGroup NW Washington State Department of Transportation  City of Bellevue Snohomish County  Skagit County Ellis Li McKinstry  Enslee Best HDR Engineering  LaBonde Land Abeyta & Associates    State Certification Number – General:   27011‐1101655    Expiration:   03/04/24  EXHIBIT A THAT PORTION OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 10, TOWNSHIP 31 NORTH, RANGE 5 EAST, W.M., SNOHOMISH COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: COMMENCING AT EAST QUARTER CORNER OF SAID SECTION 10; THENCE NORTH 88°04'07" WEST, ALONG EAST - WEST CENTERLINE OF SAID SECTION 10, A DISTANCE OF 792.40 FEET TO THE WEST LINE OF THE EAST 792.00 OF SAID SECTION 10; THENCE SOUTH 3°36'58" WEST, ALONG SAID WEST LINE, A DISTANCE OF 67.81 FEET, TO THE SOUTHERLY RIGHT OF WAY LINE OF SECONDARY STATE HIGHWAY 1-E THE TRUE POINT OF BEGINNING; THENCE SOUTH 72°48'3" EAST, ALONG SAID RIGHT OF WAY, A DISTANCE OF 84.28 FEET TO THE BEGINNING OF A CURVE TO THE LEFT HAVING A RADIUS OF 990.37 FEET; THENCE THROUGH A CENTRAL ANGLE OF 03°30'22" AN ARC LENGTH OF 60.60 FEET TO THE NORTHWEST CORNER OF A TRACT OF LAND DESCRIBED BY INSTRUMENT TO BEN B. BURGOYNE RECORDED UNDER SNOHOMISH COUNTY AUDITOR’S FILE NO. 2001192; THENCE SOUTH 18°24'00" WEST ALONG THE WESTERLY LINE OF SAID BURGOYNE TRACT A DISTANCE OF 188.58 FEET; THENCE WEST, A DISTANCE OF 137.94 FEET, TO A POINT ON THE WEST LINE OF THAT INSTRUMENT RECORDED UNDER SNOHOMISH COUNTY AUDITOR'S FILE NO. 9209040333; THENCE NORTH 02°49'30" EAST, ALONG SAID WEST LINE, A DISTANCE OF 26.49 FEET; THENCE NORTH 02°46'01" EAST, ALONG SAID WEST LINE, A DISTANCE OF 207.57 FEET TO THE SOUTHERLY RIGHT OF WAY OF SECONDARY STATE HIGHWAY 1-E, A NON-TANGENT POINT ON A CURVE TO THE RIGHT, FROM WHICH THE RADIUS CENTER BEARS SOUTH 14°29'37" WEST, A DISTANCE OF 681.78 FEET; THENCE THROUGH A CENTRAL ANGLE OF 02°41'47", AN ARC LENGTH OF 32.08 FEET TO THE POINT OF TANGENCY; THENCE SOUTH 72°48'36" EAST, ALONG SAID RIGHT OF WAY, A DISTANCE OF 17.12 FEET TO THE TRUE POINT OF BEGINNING; (ALSO KNOWN AS LOT C OF BOUNDARY LINE ADJUSTMENT RECORDED UNDER RECORDING NUMBER 9701135003, SNOHOMISH COUNTY, WASHINGTON.). SITUATE IN THE COUNTY OF SNOHOMISH, STATE OF WASHINGTON. Willett Parcel Map March 27, 2024 Bintou and Yaya Jammeh 11325 47th Avenue NE Marysville, WA 98271 Offer Letter Project Title: Smokey Point Boulevard and 188th Street Roundabout Parcel No.: 31052000100300 Federal Aid No: TBD Dear Mr. and Mrs. Jammeh: The City of Arlington (City/Agency) plans to proceed with the above-titled public project, to construct a roundabout at the Smokey Point Blvd and 188th St intersection per designs, developed as part of the Smokey Point Blvd Corridor project. The purpose of this letter is to notify you of the following: • The City’s interest in acquiring your property and/or property rights for this project. • The City’s determination of just compensation for your property and/or property rights. • The basic protections afforded to you by law. As outlined below, the City has established an amount it believes is just compensation based on the market value estimated for your property. The City’s offer is as follows: Your property has been examined by a qualified appraiser and appraisal reviewer who have carefully considered all the elements which contribute to the market value of your property. You, or your designated representative, were provided with an opportunity to accompany the appraiser and appraisal reviewers on all inspections of your property. By law, the appraisers and appraisal reviewers must disregard any general increase or decrease in value caused by the project. Total Amount (Rounded) $272,100.00 RCW 64.06 provides for a disclosure statement from sellers of residential property including multi-family dwellings up to four units and condominiums unless the Purchaser elects to waive the necessity of said statement. The Agency, as Purchaser of your property, does hereby waive the necessity of your providing the disclosure statement. 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, 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. If you have personal property presently located on the property being acquired by the Agency that needs to be moved, the Agency will reimburse you for the cost of moving it through the Relocation Assistance program. Enclosed please find the following: • The necessary legal documents for the transferring of the property or property rights; • A real property voucher setting forth the details of this transaction; • W-9 per IRS requirements; • A Settlement Agreement; • A Borrower’s Authorization form; • A copy of the valuation of your property; • Transportation Needs and You Brochure (explaining the Right of Way acquisition process) 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. After recording return document to: City of Arlington 238 N. Olympic Avenue Arlington, WA 98223 LPA-302 Page 1 of 4 Pages Parcel No. 31052000100300 Rev. 9/2023 Document Title: Warranty Deed Grantors: Bintou and Yaya Jammeh Grantee: City of Arlington Abbreviated Legal Description: Ptn. Section 20 Township 31N Range 5E NE QTR Assessor’s Tax Parcel Number: 31052000100300 WARRANTY DEED Smokey Pt Blvd & 188th St Roundabout The Grantors, Bintou Jammeh and Yaya Jammeh, a married couple, for and in consideration of the sum of TEN AND NO/100 ($10.00) Dollars, and other valuable consideration, hereby convey and warrant to the City of Arlington, a Washington municipal corporation, Grantee, the following described real property situated in Snohomish County, in the State of Washington, under the imminent threat of the Grantee’s exercise of its rights of Eminent Domain: For legal description and additional conditions See Exhibit A and Exhibit B attached hereto and made a part hereof. Also, the undersigned hereby requests the Assessor and Treasurer of said County to set over to the remainder of the herein described Parcel “A” the lien of all unpaid taxes, if any, affecting the property hereby conveyed, as provided by RCW 84.60.070. It is understood and agreed that delivery of this deed is hereby tendered and that the terms and obligations hereof shall not become binding upon the City of Arlington unless and until accepted and approved hereon in writing for the City of Arlington, by its authorized agent. WARRANTY DEED LPA-302 Page of 4 Pages Parcel No. 31052000100300 9/2023 Date: ,2024 Bintou Jammeh Yaya Jammeh Accepted and Approved City of Arlington By: Don Vanney, Mayor Date: ACKNOWLEDGMENT STATE OF WASHINGTON ) ) County of Snohomish ) I certify that I know or have satisfactory evidence that Bintou and Yaya Jammeh are the persons who appeared before me, and that said persons acknowledged that they signed this instrument and acknowledged it to be their free and voluntary act for the uses and purposes mentioned in the instrument. DATED this day of , 20 . (Print Name) Notary Public in and for the State of Washington Residing at My Appointment Expires: EXHIBIT A City of Arlington 188th Street & Smokey Point Blvd. Round About Grantor: Bintou & Yaya Jammeh Tax Parcel No. 31052000100300 Address: 18726 Smokey Point Blvd, Arlington, WA 98223 Parcel 7 Legal Description for Right of Way Parcel: That portion of the Northeast quarter of the Northeast quarter of Section 20, Township 31 North, Range 5 East of the Willamette Meridian, described as follows: Commencing at the Northeast corner of said Section 20; thence North 88° 59' 36" West, along the North line of said Northeast quarter, a distance of 668.43 feet to the intersection of the center line of Smokey Point Boulevard and said North line; thence North 88° 59' 36" West, along said North line, a distance of 33.56 feet to the Westerly margin of State Highway No. 1; thence South 25° 37' 56" East, along said Westerly margin, a distance of 22.38 feet to the South margin of 188th Street NE and the True Point of Beginning; thence South 25° 37' 56" East, along said Westerly margin, a distance of 200.00 feet; thence North 88° 59' 36" West a distance of 8.07 feet; thence along a curve to the left, which center bears South 58° 57' 37" West, having a radius of 722.50 feet, through a central angle of 0°33'35", an arc distance of 7.06 feet; thence North 15° 19' 03" West a distance of 3.54 feet; thence along a curve to the left, which center bears South 58° 07' 54" West, having a radius of 723.50 feet, through a central angle of 3°57'48", an arc distance of 50.05 feet; thence along a curve to the left, having a radius of 182.50 feet, through a central angle of 32°24'22", an arc distance of 103.22 feet; thence along a curve to the right, having a radius of 82.48 feet, through a central angle of 36°46'29", an arc distance of 52.94 feet; thence along a curve to the left, having a radius of 62.53 feet, through a central angle of 56°49'43", an arc distance of 62.02 feet; thence North 1° 42' 30" East a distance of 5.31 feet to a point on the South margin of 188th Street NE; thence South 88° 59' 36" East, along said South margin, a distance of 125.43 feet to the True Point of Beginning. Temporary Construction Easement: Together with a 5.00 feet wide temporary construction easement lying Southwesterly of and adjacent to the hereinabove described Right of Way Parcel. Situate in the County of Snohomish, State of Washington. Page 3 of 4 After recording return document to: City of Arlington 238 N. Olympic Avenue Arlington, WA 98223 LPA-325 Page 1 of 5 Pages Parcel Number: 31052000100300 Rev. 1/2023 Document Title: Temporary Easement Grantors: Bintou and Yaya Jammeh Grantee: City of Arlington Abbreviated Legal Description: Ptn. Section 20 Township 31N Range 5E NE QTR Assessor’s Tax Parcel Number: 31052000100300 TEMPORARY EASEMENT Project Title: Smokey Point Boulevard and 188th Street Roundabout The Grantors, Bintou Jammeh and Yaya Jammeh, a married couple, for and in consideration of TEN AND NO/100 ($10.00) DOLLARS, and other valuable consideration, convey and grant unto the City of Arlington, a Washington 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 for the purpose of constructing a roundabout at the Smokey Point Blvd and 188th St intersection per designs, developed as part of the Smokey Point Blvd Corridor project. Said lands being situated in Snohomish County, State of Washington, and described in Exhibit A and B, attached hereto and made a part hereof. The term of this Temporary Easement shall commence on the date of acceptance of this Temporary Easement by Grantee and shall terminate on November 30, 2024, hereinafter the “Term”. Provided however, that Grantee’s use and occupancy of the easement area is limited to: 180 days, consecutive or non-consecutive, during the Term. TEMPORARY EASEMENT LPA-325 Page of 5 Pages Rev. 1/2023 Grantee shall provide Grantor written notice no less then 30 days in advance of Grantee’s intent to exercise its rights under this Temporary Easement. 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 Arlington unless and until accepted and approved hereon in writing for the City of Arlington, by its authorized agent. Dated: , 2024 ________________________________ Bintou Jammeh ________________________________ Yaya Jammeh Accepted and Approved City of Arlington By: Don Vanney, Mayor Date: , 2024 TEMPORARY EASEMENT LPA-325 Page of 5 Pages Rev. 1/2023 ACKNOWLEDGMENT STATE OF WASHINGTON ) ) County of Snohomish ) I certify that I know or have satisfactory evidence that Bintou and Yaya Jammeh are the persons who appeared before me, and that said persons acknowledged that they signed this instrument and acknowledged it to be their free and voluntary act for the uses and purposes mentioned in the instrument. DATED this day of , 20 . (Print Name) Notary Public in and for the State of Washington Residing at My Appointment Expires: EXHIBIT A City of Arlington 188th Street & Smokey Point Blvd. Round About Grantor: Bintou & Yaya Jammeh Tax Parcel No. 31052000100300 Address: 18726 Smokey Point Blvd, Arlington, WA 98223 Parcel 7 Legal Description for Right of Way Parcel: That portion of the Northeast quarter of the Northeast quarter of Section 20, Township 31 North, Range 5 East of the Willamette Meridian, described as follows: Commencing at the Northeast corner of said Section 20; thence North 88° 59' 36" West, along the North line of said Northeast quarter, a distance of 668.43 feet to the intersection of the center line of Smokey Point Boulevard and said North line; thence North 88° 59' 36" West, along said North line, a distance of 33.56 feet to the Westerly margin of State Highway No. 1; thence South 25° 37' 56" East, along said Westerly margin, a distance of 22.38 feet to the South margin of 188th Street NE and the True Point of Beginning; thence South 25° 37' 56" East, along said Westerly margin, a distance of 200.00 feet; thence North 88° 59' 36" West a distance of 8.07 feet; thence along a curve to the left, which center bears South 58° 57' 37" West, having a radius of 722.50 feet, through a central angle of 0°33'35", an arc distance of 7.06 feet; thence North 15° 19' 03" West a distance of 3.54 feet; thence along a curve to the left, which center bears South 58° 07' 54" West, having a radius of 723.50 feet, through a central angle of 3°57'48", an arc distance of 50.05 feet; thence along a curve to the left, having a radius of 182.50 feet, through a central angle of 32°24'22", an arc distance of 103.22 feet; thence along a curve to the right, having a radius of 82.48 feet, through a central angle of 36°46'29", an arc distance of 52.94 feet; thence along a curve to the left, having a radius of 62.53 feet, through a central angle of 56°49'43", an arc distance of 62.02 feet; thence North 1° 42' 30" East a distance of 5.31 feet to a point on the South margin of 188th Street NE; thence South 88° 59' 36" East, along said South margin, a distance of 125.43 feet to the True Point of Beginning. Temporary Construction Easement: Together with a 5.00 feet wide temporary construction easement lying Southwesterly of and adjacent to the hereinabove described Right of Way Parcel. Situate in the County of Snohomish, State of Washington. Page 4 of 5 Page 1 of 1 Real Property Voucher City of Arlington 238 N Olympic Ave Arlington, WA 98223 Claimant(s) Bintou and Yaya Jammeh 18726 Smokey Point Blvd. Arlington, WA 98223 Smokey Pt Blvd & 188th St Roundabout Tax Parcel No.: 31052000100300 A full, complete, and final payment for settlement for the title or interest conveyed or released as fully set forth in the Warranty Deed and Temporary Easement dated _____________________. Land Conveyed Fee: 8,883 SF $154,031.00 Temporary Easement: 1,374 SF $ 1,400.00 Remainder Damages: $116,600.00 Total Amount (Rounded) $272,100.00 I/we have agreed to the compensation listed above as the full and final payment for the loss of or cost to cure of my/our improvements, as stated above. The City of Arlington will not, at any time in the future, be responsible for any additional costs above and beyond the amount listed above, nor for the construction of such improvement (or repair). I have been informed that if there is a mortgage or lien on my property, the mortgage company or lienholder may require that all or a portion of the proceeds from this transaction be applied towards principal reduction of the outstanding lien balance. If necessary, the City of Arlington will deposit the funds from this transaction into escrow for the purpose of clearing title of the purchased land. The escrow company will disburse the funds according to the requirements of the Mortgage Company or lienholder. I/we hereby certify under penalty of perjury that the items and amounts listed herein are proper charges against the City of Arlington , that the same or any part thereof has not been paid, and that I/we am/are authorized to sign for the claimant. Owners City of Arlington SETTLEMENT AGREEMENT 1 Form Revised 11/2019 SETTLEMENT AGREEMENT TPN: 31052000100300 Address: 18726 Smokey Point Blvd. Arlington, WA 98223 Owners: Bintou and Yaya Jammeh THIS SETTLEMENT AGREEMENT (the “Agreement”) is made and entered into as of the date of the last signature below, by and between the CITY OF ARLINGTON, a Washington State municipal corporation (the “City”) and Bintou Jammeh and Yaya Jammeh, a married couple, (the “Owner”). Owner agrees to convey property and/or interest in property to the City as described in, and in the form of, the following documents: EXHIBIT A – Warranty Deed EXHIBIT B – Temporary Easement Owner agrees to sign and deliver to City additional documents necessary to complete the transaction: EXHIBIT C – Borrower’s Authorization to Communicate with Third Party EXHIBIT D – W-9 1. TOTAL MONETARY COMPENSATION: The total monetary compensation is TWO HUNDRED SEVENTY-TWO THOUSAND ONE HUNDRED AND 0/100THS DOLLARS ($272,100.00). 2. CONDITION OF TITLE: Title to the property is to be free of all encumbrances or defects, except those acceptable to City. Any liens, encumbrances, easements, restrictions, conditions, covenants, rights, rights-of-way or other matters affecting title to the property that arise or appear of record or are revealed by survey or otherwise after the date of the title report, but before closing, shall be subject to City's acceptance. Title shall be conveyed free and clear of all monetary encumbrances. MORTGAGEES OR LIEN HOLDERS MAY REQUIRE A REDUCTION TO PRINCIPAL OR OTHER PAYMENTS ON THE LOAN IN CONSIDERATION FOR RELEASES OR SUBORDINATIONS. ANY REQUIRED REDUCTION SHALL BE PAID BY OWNER BY A DEDUCTION FROM OWNER’S MONETARY COMPENSATION UNDER THIS AGREEMENT. 3. TITLE INSURANCE: A preliminary commitment has been issued by FIRST AMERICAN TITLE under order no. 4229-4013720. The title policy shall be paid by City and shall contain no exceptions other than those provided in said standard form, plus encumbrances or defects acceptable to City. SETTLEMENT AGREEMENT 2 Form Revised 11/2019 4. CLOSING OF SALE: This sale shall be closed at the office of FIRST AMERICAN TITLE, 2707 Colby Avenue, Suite 601, Everett, WA 98201, Closing Agent, or at such licensed and bonded escrow company as City selects, within sixty (60) days after mutual acceptance of this Settlement Agreement, or within sixty (60) days after mortgage and lien subordinations have been secured and title has been cleared of any encumbrances or defects, whichever occurs later. City and Owner will, immediately on demand, deposit with Closing Agent all instruments and monies required to complete the transaction in accordance with this agreement. The date of closing shall be the date upon which all appropriate documents are recorded and the proceeds of the sale are available for disbursement to Owner. 5. CLOSING COSTS AND PRORATES: Real estate excise tax, escrow fees, recording, partial releases and subordination fees shall be paid by City. Any delinquent and outstanding property taxes shall be paid by Owner at or prior to closing. 6. POSSESSION: City shall be entitled to possession on the date of closing. 7. CITY COUNCIL APPROVAL: Owner acknowledges that this agreement does not bind the City until the City Council approves this Settlement Agreement and the Mayor executes the Agreement. 8. ADDITIONAL CONDITIONS: ______________________________________ ______________________________________________________________________________ ______________________________________________________________________________ ______________________________________________________________________________ ______________________________________________________________________________ DATED this ______ day of _______________________, 2024. CITY OF ARLINGTON By___________________________________ Don Vanney, Mayor DATED this ______ day of _______________________, 2024. Bintou Jammeh, Owner _______________________________________ _____________________________(Print Name) SETTLEMENT AGREEMENT 3 Form Revised 11/2019 DATED this ______ day of _______________________, 2024. Yaya Jammeh, Owner _______________________________________ _____________________________(Print Name) BORROWER’S AUTHORIZATION TO COMMUNICATE WITH THIRD PARTY TO: Lender Name: ________________________________ Lender Address: ________________________________ ________________________________ Telephone No.: ________________________________ RE: __________________________________________________ Property Owner(s) Loan Account No.: __________________________ (Please ensure this is the current account number associated with your loan.) Deed of Trust Recording No.: __________________________ Property Tax Account No.: __________________________ Property Address: __________________________ __________________________ The CITY OF ARLINGTON is seeking to acquire the property securing the above-referenced loan for street improvement purposes. James Kelly, Public Works Director Katy Shores, Administrative Specialist 238 N Olympic Ave 238 N Olympic Ave Arlington, WA 98223 Arlington, WA 98223 (360) 403-3505 (360) 403-3506 jkelly@arlingtonwa.gov kshores@arlingtonwa.gov Deborah Sorum, Right of Way Agent First American, Title Company 92 Lenora Street, PMB 125 2707 Colby Avenue, Suite 601 Seattle, WA 98121 Everett, WA 98201 (206) 999-5266 (714) 250-3000 deborah@csrow.com snotitleteam@firstam.com You are authorized to communicate orally and in writing with representatives of the CITY OF ARLINGTON, COMMONSTREET CONSULTING, AND FIRST AMERICAN TITLE concerning my loan and the partial reconveyance and to issue a partial reconveyance of the property conveyed to the CITY OF ARLINGTON by the deed I have signed. DATED: ________________________________________             APPRAISAL OF THE JAMMEH PROPERTY    18726 SMOKEY POINT BOULEVARD  ARLINGTON, WASHINGTON 98223          PREPARED FOR  MR. JIM KELLY, P.E.  CITY OF ARLINGTON  238 N. OLYMPIC AVENUE  ARLINGTON, WA 98223    PREPARED BY  SOVA CONSULTING  701 FIFTH AVENUE, SUITE 4200  SEATTLE, WA 98104    SOVA PROJECT 23032‐02        Jammeh Property  23032‐02 ‐ Copyright © 2023   Page i  SUMMARY OF SUBJECT PROPERTY AND APPRAISAL CONCLUSIONS    Property: Jammeh Property  Location: 18726 Smokey Point Boulevard, Arlington, WA 98223  Site Size: 35,754sf  Improvements: Mobile Home  Utilities: All available  Zoning: Commercial Corridor (CC) by the City of Arlington  Highest and Best Use: Mixed‐use development  Value Conclusions:                Date of Valuation: August 22, 2023    Appraisers: Matthew C. Sloan, MAI, SRA  File: 23032‐02    Site Area Total Before Condition $620,000 After Condition $349,300 Diminution $270,700 Plus  TCE $1,400 Total/Just  Compensation $272,100 Fee Acquisition $154,100 TCE Acquisition $1,400 Remainder Damages $116,600 ROUNDED $272,100   Jammeh Property  23032‐02 ‐ Copyright © 2023   Page 1  NARRATIVE APPRAISAL REPORT       Project Parcel No: N/A   Tax ID: 31‐0520‐001‐003‐00   Owner: Bintou/Yaya Jammeh   Federal Aid No: N/A   CRP Number N/A   Project: Smokey Point Blvd/188th Street RAB   R/W Plan Title: Smokey Point Blvd/188th Street RAB   Map Sheets: 2 of 2   Map Approval Date: June 2023   Date of Last Map Revision: 09/22/2023    CERTIFICATE OF APPRAISER   We certify that, to the best of our 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 conditions, and  are our personal, unbiased professional analyses, opinions, and conclusions;   I have performed no 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  appropriate State and Federal laws, regulations, policies and procedures applicable to the appraisal of right of way for such  purposes;   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 this report;   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;   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.    The property has been appraised for its fair market value as though owned in fee simple, or as encumbered only by the existing  easements. 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 34 pages plus addenda. We made a formal inspection of the property that is the subject of this report on August 22,  2023. The date of value for the subject property is as the inspection date.    Per the FAIR MARKET VALUE definition contained herein, the value conclusion for the property that is the subject of this appraisal  on a cash basis is:   FAIR MARKET VALUE BEFORE ACQUISITION   $620,000  FAIR MARKET VALUE AFTER ACQUISITION                                       $347,900  DIFFERENCE     $270,700  PLUS: TCE        $1,400  JUST COMPENSATION     $272,100    Date of Assignment or Contract: June 5, 2023      SOVA Consulting – 701 Fifth Avenue, Suite 4200, Seattle, WA 98104    Name: Matthew Sloan, MAI, SRA     State Cert #27011‐1101655         Signature:       Date:     September 27, 2023      DO NOT WRITE BELOW THIS LINE          Jammeh Property  23032‐02 ‐ Copyright © 2023   Page 2  ACQUISITION APPRAISAL SALIENT INFORMATION  Assignment Scope of Work  The client for this assignment is Mr. Jim Kelly, P.E., Public Works Director for the City of Arlington. The client has  directed the appraiser to use WSDOT appraisal standards, which require both compliance with the Uniform  Standards of Professional Appraisal Practice (USPAP) and specific WSDOT Standards as set forth in the WSDOT  R/W Manual Chapter 4, the WSDOT Appraisal Report Guide.     Under 49 CFR, WSDOT or the Leading Agency 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.  Our  Scope of Work is included in a subsequent section of this report (Appraisal  Problem/Scope of Work). The report must adhere to WSDOT and Federal Standards as described above and the  specific task assignment for this parcel.   Exposure Period  Based on the sales identified in this report as well as other market data researched for the project, we conclude  an exposure period of about three to six months for commercial/mixed‐use development land with similar  characteristics as the subject.   Eminent Domain Appraisal Information and Definitions  Intended Use/User  The intended use of this appraisal is to establish the market value of the larger parcel ownership before and  after the proposed acquisition, and to aid in determining just compensation to the property owner. Intended  users of the report are the City of Arlington and its agents, representatives, and legal counsel. Use of this report  by others or for any other purpose is not permitted. A copy of this report may be provided to the property owner  during the negotiation process, but the property owner is not an intended user and is not authorized to  reproduce or use the report or assignment conclusions for any other purpose.   Property Rights Appraised  Unless stated otherwise in the report, the property rights appraised constitute the fee simple interest as  burdened by existing easements and encumbrances. Fee simple interest is defined as: 1    Absolute ownership unencumbered by any other interest or estate, subject only to the limitations imposed by  the governmental powers of taxation, eminent domain, police power, and escheat.    Definition of Fair Market Value  “Fair Market Value” is defined as; the amount in cash which a well‐informed buyer, willing but not obliged to  buy the property, would pay, and which a well‐informed seller, willing but not obligated to sell it would accept,  taking into consideration all uses to which the property is adapted and might in reason be applied (Washington  Pattern Instruction 150.08).     1 From The Appraisal of Real Estate, Fourteenth Edition, 2013, Appraisal Institute, page 5.    Jammeh Property  23032‐02 ‐ Copyright © 2023   Page 3  Definition of Cash Equivalent  A price expressed in terms of cash (money) as distinguished from a price which is expressed all or partly in terms  of the face amount of notes or other securities which cannot be sold at their face amount. Market data in this  appraisal is compared to the subject on an all‐cash basis to satisfy the definition of Fair Market Value.  Report of Contact with Owner/Date of Value  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 property owner or owner’s representative be given an  opportunity to accompany the appraiser during the inspection of the property. The appraiser contacted the  property owner and discussed the property and proposed acquisition on August 18, 2023, and a joint inspection  of the property was completed on August 22, 2023. The effective date of this appraisal is as of the inspection  with the property owner on August 22, 2023.   Larger Parcel  In eminent domain, unity of ownership (title/control), contiguity, and current use are the three conditions that  establish a larger parcel ownership. We have researched ownership of surrounding parcels and nearby uses. We  conclude no adjacent or nearby parcels are commonly owned and/or jointly used with the subject property,  other than the single tax parcel described throughout this report.   Extraordinary Assumptions/Hypothetical Conditions  Extraordinary assumptions or hypothetical conditions include but may not be limited to the following:  Project Influence  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 in the before condition. This is a Jurisdictional Exception to USPAP in order  to comply with this state law requirement as described in RCW 8.26.180. and WAC 468 100 102 (2).  Hazardous Waste  The subject has been appraised as‐if clean with no environmental hazards or contamination, as no  Environmental Site Assessment (ESA), Phase I/II reports, or other studies were provided. No apparent indication  of contamination was noted during our site inspection.  After Condition  Our analysis of the after condition assumes the project has been completed as designed. In the after condition,  we have considered the increase/decrease in the fair market value of the subject caused by the  acquisition/project.        Jammeh Property  23032‐02 ‐ Copyright © 2023   Page 4  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.        Jammeh Property  23032‐02 ‐ Copyright © 2023   Page 5  AERIAL PHOTO           Jammeh Property  23032‐02 ‐ Copyright © 2023   Page 6  ACQUISITION MAP              Jammeh Property  23032‐02 ‐ Copyright © 2023   Page 8  SUBJECT PHOTOGRAPHS      1 – View from north side of 188th Street NE        2 – Area of acquisition and frontage on Smokey Point Boulevard NE          Jammeh Property  23032‐02 ‐ Copyright © 2023   Page 9  SUBJECT PHOTOGRAPHS      3 – Frontage on 188th Street NE        4 – Existing fencing and mobile home, will not be impacted by acquisition      Jammeh Property  23032‐02 ‐ Copyright © 2023   Page 10  NARRATIVE APPRAISAL REPORT  1 ‐ Owner  According to County records and the recent warranty deed, ownership of the property is vested in Bintou & Yaya  Jammeh.  2 ‐ Location of Subject  The property is located at the southwest corner of 188th Street NE and Smokey Point Boulevard. It is west of  downtown Arlington and north of the of the Smokey Point commercial district at 172nd Street NE.  3 ‐ Legal Description  The legal description for the subject property is included in the title report, a copy of which is included in the  Addenda. The property can also be identified by its Snohomish County APN, 31‐0520‐001‐003‐00.   4 ‐ Delineation of Title (5 Years)  The property was purchased by the current owner in March 2023 for $620,000 ($17.34/sf). The property  previously sold in November 2020 for $525,000. No other transfers of title during the past ten years are reflected  in county records.   5 – The Appraisal Problem & Appraisal Scope of Work  The proposed acquisition is required for the Smokey Point Boulevard/188th Street NE Roundabout project.  Because the existing intersection will be replaced with a roundabout, the right‐of‐way will require widening to  accommodate the travel lanes veering into and circulating around the roundabout. A fee acquisition and  Temporary Construction Easement (TCE) is required from the subject.     The scope of this assignment initially included all three standard approaches to value: the Sales Comparison  Approach, Income Approach, and Cost Approach. Because the existing improvements have little or no  contribution, and because the improvement will not be impacted by the acquisition, our analysis is limited to  the underlying land with minimal site improvements. As such, we have relied only on the Sales Comparison  Approach. The Cost and Income Approaches to value are not relevant in this case. We have valued the site given  its existing characteristics in the before condition, and again with assumed/hypothetical characteristics in the  after condition. The difference between the before and after value is the diminution in value resulting from the  acquisition/project. In completing this appraisal, we completed the following:       Inspected the subject property.   Analyzed historical and current information about the subject’s neighborhood or competitive  neighborhoods of Arlington/Marysville.   Researched Costar, NWMLS, and Snohomish County databases.   Researched SOVA Consulting’s existing database.   Inspected comparable sales relied upon in this analysis.   Reviewed all documents as cited throughout the report.    Jammeh Property  23032‐02 ‐ Copyright © 2023   Page 11  6 – Property Rights to be Acquired & Effects of Acquisition/Project  The proposed fee acquisition consists of a varying width strip at the intersection and continuing south along the  Smokey Point Boulevard frontage, a total of 8,883sf. The acquisition areas consist of grass groundcover and a  concrete pad/foundation of a former structure that are of little or no contributory value given the property’s  highest and best use. A well that serves the existing improvements is also located within the fee acquisition area.  The well will be functionally replaced by the project by connecting the improvements to public water.     In addition to the fee acquisition, a 5‐foot strip adjacent to the fee acquisition will be encumbered with a  Temporary Construction Easement (TCE) that is necessary to allow contractors access to this area during  construction. The TCE contains a total of 1,374sf and allows for an active construction period of up to six months.  The precise timing for construction is unknown, but for the purpose of this analysis we assume it will occur about  the time of negotiations, October 2023, and extend through November 2024. As such, it will encumber the  property for a total of up to 14 months. For up to eight months, the TCE will be in an inactive phase until  construction begins. During this time, the site will be legally encumbered, but no construction will occur on the  property. Six months of the TCE will be an active phase, when contractors will have access to this area while  constructing road improvements. Any improvements within the TCE area that are disturbed by the project will  be replaced by the project.     In the after condition, the property will retain many of the characteristics as in the before condition, but it will  be reduced in size and will have a more irregular shape. Access and exposure characteristics will remain about  the same. The existing intersection will be replaced with a roundabout to improve traffic flow and public safety.         Jammeh Property  23032‐02 ‐ Copyright © 2023   Page 14  A. Present Use  The property is improved with an interim‐use mobile home and fencing/landscaping site improvements.   B. Accessibility & Road Frontage  The property has corner exposure at 188th Street NE and Smokey Point Boulevard.  C. Land Contour and Elevations  The site is mostly level and at‐grade with the fronting streets and surrounding parcels.   D. Land Area  Total site area is 35,754sf (0.82 acres) per engineering mapping provided by the client, which we have used in  our analysis. We note the Assessor reflects a slightly larger site size.   E. Land Shape  The property has a slightly irregular, trapezoidal shape, though its shape does not result in significant  inefficiencies.   F. Utilities  All urban utility infrastructure necessary for development is available, including water, sewer, electricity, and  typical telephone/telecommunications. The existing improvements are served by an onsite septic system and  private well.   G. Present Zoning  The subject property is zoned Commercial Corridor (CC) by the City of Arlington. The CC zone is intended to  create pedestrian oriented, urbanized, mixed‐use neighborhoods, along designated transit routes. Design  elements are to include widened sidewalks, drop lanes with on street parking, mid‐block pedestrian crossings,  planted medians, and bike lanes. This zone was established for adaptation to and use of stringent Mixed‐Use  Development Regulations/Form based code, therefore negating the underlying zoning to accommodate mixed‐ use as the primary land use. The CC zone is a flexible designation that allows a wide variety of retail, office, and  residential uses, though a mixed‐use of two or more of these uses is required on each site.   H. Highest and Best Use of Land ‐ As Vacant   Highest and best use is defined as: 1    The highest and most profitable use for which the property is adaptable and needed or likely to be  needed in the reasonably near future.    A determination of highest and best use is typically guided by the following parameters: 1) physically possible;  2) legally permissible; 3) financially feasible; and 4) maximally productive.    Physically Possible. The subject consists of a small, trapezoidal‐shaped parcel at the intersection of Smokey Point  Boulevard and NE 188th Street, just north of the Smokey Point commercial area. It is generally level and at‐grade    1 The Dictionary of Real Estate Appraisal, Sixth Edition, 2015, Appraisal Institute, page 109.    Jammeh Property  23032‐02 ‐ Copyright © 2023   Page 15  with the fronting street and surrounding parcels, and all utilities are available. There are no physical limitations  to site development.     Legally Permissible. Legally permissible uses are largely dictated by the CC zoning designation, which allows for  a wide variety of commercial and residential uses, with a focus on mixed‐uses with a significant residential  component. A current title report was not provided, but we reviewed a title report for the prior ownership and  did not identify any private easements or encumbrances that would limit future uses or have a negative impact  on market value. We note no atypical legal constraints to development.     Financially Feasible/Maximally Productive. The North Snohomish/Marysville‐Arlington submarket has  experienced tremendous growth, particularly over the past few years, with a variety of commercial, multifamily,  and industrial projects in close proximity of the subject. Appreciation for most property types has slowed more  recently due to volatile market conditions and high interest rates. Regardless, near‐term development of the  subject is assumed feasible. A mixed‐use development is financially feasible and the maximally productive use  of the site. We conclude the highest and best use of the property is mixed‐use development.  I. Improvements  The property is improved with a 1996, 2,250sf manufactured home that was reportedly in average condition,  but in need of new flooring and other remodeling for occupancy. Because the interim‐use improvements are  not impacted by the proposed acquisition, our analysis is of the land and impacted site improvements only.   J. Specialty Items  No specialty items are included in this analysis.  K. Assessed Value and Real Estate Taxes  The property is assessed and taxed by Snohomish County, summarized as follows:      L. Assessments Current & Pending  None.  M. Existing Lease or Rental Data  The property is not leased and has no reported income.   N. Highest and Best Use ‐ As Improved   In order to determine the highest and best use as improved, we have researched sales of improved mobile and  single‐family homes in and around the subject’s immediate neighborhood. Our research indicates improved  home values at or slightly below our land value conclusion, particularly for mobile and manufactured homes.  We conclude the highest and best use of the subject is for interim‐use of the existing improvements and near‐ term redevelopment with a mixed‐use project.   2023 Assessed  Values and Taxes Tax Account Land Structure Total Taxes 31‐0520‐001‐003‐00 $314,300 $164,300 $478,600 $3,757   Jammeh Property  23032‐02 ‐ Copyright © 2023   Page 16  8 – APPROACHES TO VALUE  An opinion of value is typically derived by the proper use of three different approaches to the value conclusion:  the Cost Approach, the Income Approach, and the Sales Comparison Approach. These three approaches are  different in character, but similar as they consider and analyze factual characteristics and elements of the  property by applying market‐derived valuation metrics. The final conclusion of value is derived through a  correlation process in which the appraisers consider the merits of each approach and the relevance the market  would place on each approach.    The Cost Approach to Value is the process of first determining the value of the subject land, to which is added  the replacement cost new of the structure, less depreciation and the cost of land improvements. The sum of the  costs is the indication of value by the Cost Approach. This approach is most useful in valuing unique or special  purpose properties for which no or few comparables sales or rentals are available to develop an alternate  valuation approach. It is also useful when building improvements are newer, when little deprecation has  occurred.     The Income Approach to Value involves the estimation of a gross economic rental, which is then processed by  deducting a vacancy and credit loss and operating expenses to obtain an estimated net operating income. The  net operating income is then capitalized into total property value by an appropriate capitalization rate derived  from an analysis of market rent and sale prices from recent sale transactions. This approach is most often relied  on by property investors.     The Sales Comparison Approach to Value is utilized in several different methods. Sales of comparable sites  and/or buildings are analyzed based on the most appropriate unit of measure for the property type. Single‐ family homes are analyzed and adjusted on the total sale price, multifamily land and improved properties based  on sale price/unit and commercial land/improvements often analyzed on a sale price/sf basis.     Final Correlation and Conclusion of Value – The various indications of value are then reconciled based on the  quality of the data available and relevance given the property type and market. The approach or approaches  most appropriate are given the most consideration in arriving at a final opinion of value. As indicated previously,  the highest and best use of the subject is for interim use of the improvements until redevelopment. As such, the  subject property is valued using the Sales Comparison Approach to value.    Jammeh Property  23032‐02 ‐ Copyright © 2023   Page 17  9 ‐ VALUATION OF SUBJECT PROPERTY   Sales Comparison Approach  1a &1b. General Discussion & Scope of Data Search  The Sales Comparison Approach is most useful when there has been enough sales activity of similar properties  for direct comparison. We searched the subject and competitive areas for sales and listings of similarly sized and  situated redevelopment sites, primarily using Costar and CBA. Our search area included all of the North  Snohomish/Marysville‐Arlington submarket, with a focus on developing commercial areas between downtown  Arlington and the I‐5 corridor. As is typical for commercial land, the unit of comparison is the $/sf, with  adjustments applied to the comparable properties for differences such as market conditions, location, size,  access/exposure, topography/shape, utilities, and zoning. Upward adjustments are considered for inferior  characteristics. Similarly, downward adjustments are considered when the comparable has superior  characteristics.   1c. Comparative Analysis  The following chart and map summarize the most pertinent details of the comparable sales, with complete  descriptions of each included on the subsequent pages.           Jammeh Property  23032‐02 ‐ Copyright © 2023   Page 18  COMPARABLE SALES SUMMARY AND MAP              Sale Sale Size Price Comp Address/Location Date Price (sf) $/sf Zoning 1 18726 Smokey Point Boulevard 03/06/23 $620,000 35,754 $17.34 CC 2 2804 172nd Street NE 02/17/22 $450,000 18,234 $24.68 GC 3 207xx Olympic Place 12/21/21 $650,000 71,874 $9.04 GC 4 182xx Smokey Point Boulevard 08/31/21 $1,500,000 146,797 $10.22 CC 5 7421 204th Street NE 07/09/21 $1,500,000 130,000 $11.54 CC Subj 18726 Smokey Point Boulevard 35,754 CC   Jammeh Property  23032‐02 ‐ Copyright © 2023   Page 19  COMPARABLE SALE 1                                Property Identification  Address 18726 Smokey Point Boulevard   Assessor Parcels  31‐0520‐001‐003‐00  City, State, ZIP Arlington, WA 98223                                           Property Description  Site Size  35,754sf  Shape Trapezoidal  Access Good   Topography Level  Exposure Corner   Utilities All available  Zoning CC        Transaction Details  Sale Date   03/06/2023   Rights/Terms  Fee Simple  Sale Price $620,000   Sale Conditions Arm's Length  Buyer Yaya & Bintou Jemmeh   Excise No. E199042  Seller Jake’s House Church   Confirmation Bintou Jammeh    Discussion  The property is located at the southwest corner of Smokey Point Boulevard and 188th Street NE in Arlington, north of  the Smokey Point commercial area and west of the Arlington Municipal Airport. The site has a trapezoidal/rectangular  shape, and it is level and at grade with the fronting streets and adjacent properties. It is zoned Commercial Corridor,  which allows for multifamily and commercial mixed‐uses. At the time of sale, the site was improved with a double‐ wide mobile home that was of little or no contributory value. The buyer and broker reported the property was  purchased to hold for future development. The property previously sold in November 2020 for $525,000.         Jammeh Property  23032‐02 ‐ Copyright © 2023   Page 20  COMPARABLE SALE 2                                Property Identification  Address 2804 172nd Street NE   Assessor Parcels  00‐6972‐000‐004‐00  City, State, ZIP Marysville, WA 98271                                           Property Description  Site Size  18,273sf  Shape Rectangular  Access Good   Topography Level  Exposure Limited   Utilities All available  Zoning GC        Transaction Details  Sale Date 02/17/2022  Rights/Terms  Fee Simple  Sale Price $450,000   Sale Conditions Arm's Length  Buyer Napa 249 Road LLC   Excise No. E181095  Seller Mary Rogers   Confirmation KW North Sound Office    Discussion  The property is located on the south side of 172nd Street NE on the west side of I‐5 in Smokey Point, just west of the  I‐5 interchange. The site has a generally rectangular shape and level topography. Due to the grade of the road, the  site has relatively limited access and exposure for a property located on a major arterial. At the time of sale, the  property was improved with a 3,000sf building that was of no contributory value and was removed by the buyer.          Jammeh Property  23032‐02 ‐ Copyright © 2023   Page 21  COMPARABLE SALE 3                                Property Identification  Address 207xx Olympic Place   Assessor Parcels  00‐8963‐00‐028‐00  City, State, ZIP Arlington, WA 98223                                           Property Description  Site Size  71,874sf  Shape Irregular  Access Typical   Topography Level  Exposure Good   Utilities All available  Zoning GC        Transaction Details  Sale Date 12/21/2021  Rights/Terms  Fee Simple  Sale Price $650,000   Sale Conditions Arm's Length  Buyer GBI Group   Excise No. E178768  Seller Columbia Importation Svcs   Confirmation Melissa Johnson    Discussion  The property is located on the east side of SR‐9 and west of Olympic Way NE, north of 204th Street NE and south of  downtown Arlington. The site consists of a single tax parcel with a sloping topography and a highly irregular shape. In  this location, SR‐9 is a limited access highway, and a curb‐cut would not likely be permitted. The broker reported the  site was under contract for a car wash use for an extended period, but the deal lapsed. The broker reported the buyer  is planning an apartment building on the site.         Jammeh Property  23032‐02 ‐ Copyright © 2023   Page 22  COMPARABLE SALE 4                                Property Identification  Address 182xx Smokey Point Boulevard   Assessor Parcels  31‐05210‐002‐018‐00  City, State, ZIP Arlington, WA 98223                                           Property Description  Site Size  146,797sf  Shape Rectangular  Access Average   Topography Level  Exposure Average   Utilities All available  Zoning CC        Transaction Details  Sale Date 08/31/2021  Rights/Terms  Fee Simple  Sale Price $1,500,000   Sale Conditions Arm's Length  Buyer Sequoia Community   Excise No. E171072  Seller Peter/Donna Poeschel   Confirmation Dave Nelson Office    Discussion  The property is located on the east side of Smokey Point Boulevard, just north of the Smokey Point commercial area.  The site has a rectangular shape and generally level topography. At the time of sale, the property included a tenant  owned mobile home. The property was reportedly acquired to hold for future development.         Jammeh Property  23032‐02 ‐ Copyright © 2023   Page 23  COMPARABLE SALE 5                                Property Identification  Address 7421 204th Street NE   Assessor Parcels  31‐0511‐003‐040‐00  City, State, ZIP Arlington, WA 98223                                       31‐0511‐004‐007‐00    Property Description  Site Size  190,793sf (130,000sf usable)  Shape Rectangular  Access Average   Topography Level  Exposure Average   Utilities All available  Zoning CC        Transaction Details  Sale Date 07/09/2021  Rights/Terms  Fee Simple  Sale Price $1,500,000   Sale Conditions Arm's Length  Buyer AVS Community Development   Excise No. E166995  Seller Mayo Properties   Confirmation Melissa Johnson    Discussion  The property consists of a level to gently sloping site on the west side of SR‐5, north of 204th Street NE in Arlington.  The developable area of the site is generally rectangular, though the gross site area includes a narrow strip to the  north of the developable area and another to the south for shared access with other parcels. The northerly portion  of the site, primarily the northerly tax parcel, is impacted by Portage Creek. Due to the creek and unusual narrow  strips, we have analyzed the site has having a usable area of about 130,000sf. The property was purchased for  development with senior housing. The broker reported the fully entitled site is now on the marketing/pending, though  details were not disclosed.       Jammeh Property  23032‐02 ‐ Copyright © 2023   Page 24  The comparables reflect a wide range of values from about $9/sf to $25/sf, though the sales all require  adjustments first to account transactional differences, and then for market conditions, location, and a variety of  physical characteristics. Transactional adjustments include real property rights conveyed, financing terms, and  conditions of sale. In this case, the sales all represent the full bundle of rights, were purchased with cash or  typical financing terms, and were exposed to the open market. We are not aware of any atypical sale conditions,  and thus no adjustments are necessary.   Adjustments for market conditions and varying physical/legal characteristics to account for differences between  the subject and each of the comparables are detailed as follows:    Market Conditions: All of the comparables transacted within about the past two years, with some minor  appreciation in late 2021 but otherwise stable conditions. Minor price escalation is  reflected in our final correlation.   Location: The comparables are all located around the Arlington/Smokey Point area. Sale 2 is located  in a superior area adjacent to major retail and commercial uses. Sales 3 and 5 are in a  somewhat superior location at SR‐9 and 204th Street NE, which is further advanced in its  development cycle. Downward adjustments to these sales have been applied.    Site Size: Sale 1 is the sale of the subject, and thus no adjustment is required. Sale 2 is less than half  the size of the subject and Sales 3, 4, and 5 are larger than the subject. Varying adjustments  to account for site size are required. While adjustments have been applied, our research  reflects demand for properties of varying sizes, which we have considered.   Shape/Topo: With the exception of Sale 3, the subject and other comparables are of a typical  square/rectangular shape and have level to only gently sloping topography. No  adjustments are required. Sale 3 has a highly irregular shape, with a large upward  adjustment warranted.   Access/Exposure: Sale 2 has inferior access and exposure characteristics, but to a superior arterial and  amongst other commercial properties. These superior/inferior characteristics are  considered offsetting and no adjustment is applied. Sale 3 has exposure to SR‐9, but it is  accessed from a predominately single‐family residential street; Sales 4 and 5 lack the  corner exposure and influence of the subject. Upward adjustments to Sales 3, 4, and 5 are  required.   Zoning/HBU: The subject (Sale 1) and Sales 4 and 5 have the same CC zoning designation as the subject  and no adjustments are required. Sales 2 and 3 have a similar zoning designation in terms  of bulk and uses, but they do not require a mixed‐use component and are thus more  flexible. Downward adjustments to Sales 2 and 3 have been applied.     A summary of the adjustments is as follows:    Before  Condition Adjustment Chart Sale Price Market N'hood/ Site Shape/ Access/ Zoning/ Cumulative Comp $/sf Conditions Location Size Topo Exposure HBU Indication 1 $17.34 Sim Sim Sim Sim Sim Sim Sim 2 $24.68 Sim Sup (‐) Sup (‐) Sim Sim Sup (‐) Sup (‐‐‐) 3 $9.04 Sim Sup (‐) Inf (+) Inf (++) Inf (+) Sup (‐) Inf (++) 4 $10.22 Sim Sim Inf (+) Sim Inf (+) Sim Inf (++) 5 $11.54 Sim Sup (‐) Inf (+) Sim Inf (+) Sim Inf (+)   Jammeh Property  23032‐02 ‐ Copyright © 2023   Page 25  1d. Correlation and Conclusion of Value – Before Condition   Following qualitative adjustments, the comparables indicate a value for the subject well above $9/sf and well  below $25/sf.     The high end of the range is set by Sale 2, a much smaller site with a superior Smokey Point location, access and  exposure (albeit limited) to 172nd Street NE, and adjacent to other commercial uses and a large shopping center.  A value well below $25/sf is indicated. The low end of the range is set by Sale 3, which has a highly irregular  shape that will result in significant inefficiencies. Based on our scaling, it appears about 50,000sf of the property  can be configured to a more typical shape, though in this scenario it is still more irregular in shape than the  subject. A value higher than $13/sf is indicated.     Sale 1 is the very recent sale of the subject property. According to parties we interviewed for this assignment,  the existing mobile home required update for continued use. The buyer reported the sale price reflected land  value, as they plan only incidental use of the mobile home until it is redeveloped. We conclude the mobile’s  interim contribution at roughly the cost of future/liability of removal and have analyzed the sale price as land  value. Other than the sale of the subject itself, Sale 4 is most similar in location and has the same zoning. But it  requires upward adjustment for its larger size and mid‐block lot characteristics. Sale 5 is located to the east of  the subject near SR‐9 and 204th Street NE, an emerging commercial intersection with significant new and  planned commercial and mixed‐use projects. It requires downward adjustment for its superior  location/immediate area influences offset by upward adjustment for its larger size.     Considering the very recent sale of the subject, which is also well supported by the remaining comparables  following adjustments necessary for analysis, we conclude the value of the subject site in the before condition,  as of August 22, 2023, is as follows:          Before Value Conclusion Site Description Size (sf) Unit Value Total Corner Commerical 35,754 $17.34 $620,000   Jammeh Property  23032‐02 ‐ Copyright © 2023   Page 26  10 – REMAINDER EVALUATION  1 ‐ Assumptions and Limiting Conditions  We assume the project has been constructed as designed and as previously described in this report.   2 ‐ Neighborhood Factors  The neighborhood is unchanged in the after condition.  Please refer to the Immediate Neighborhood Description  section of this report for a description of the subject area.    3 ‐ Description of the Subject Property Remainder  A. Present/Potential Use  While the total area of the site is somewhat smaller in the after condition, the site retains sufficient size for a  variety of uses, including the highest and best use concluded in the before condition. The total gross and usable  area of the site remains bracketed in size by the comparable sales analyzed herein.   B. Accessibility and Road Frontage  In the after condition, the subject retains its corner influence and has similar access and exposure to  characteristics from two streets.   C. Land Contour and Elevations  The subject’s general contour and elevation will remain the same as in the before condition.   D. Land Area  The acquisition will result in a smaller site size of 26,871sf.   E. Land Shape  The general shape will be more irregular in the after condition, with a curvilinear configuration contouring about  the same in the after condition.   F. Utilities  The same utilities available to the property in the before condition will continue to be available in the after  condition. The existing improvements are served by a private well, which will be impacted by the acquisition.  The project will decommission the well and connect the improvements to public water.   G. Present/Probable Zoning  The property’s zoning will be the same in the after condition.     H. Improvements  Same as in the before condition.   I. Remainder Specialty Items  Same as in the before condition.    Jammeh Property  23032‐02 ‐ Copyright © 2023   Page 27  J. Real Estate Taxes  Real estate taxes are anticipated to remain similar in the after condition.  K. Possible Remainder Assessments  There are no known LID assessments in conjunction with the subject project.  4 ‐ Highest and Best Use Analysis  In the after condition, the site retains adequate size, width, depth, and access to allow for development  consistent with its zoning designation, though we recognize it has a more irregular shape. Accordingly, the  highest and best use of the subject, as if vacant, remains unchanged from the before condition.   5 ‐ Valuation of Property Remaining  As in the before condition, the Sales Comparison Approach is the only applicable approach in arriving at an  opinion of value for the subject site in the after condition.    1a/1b. Sales Comparison Approach – Scope of Data Search & General Discussion  In the after condition, we have relied on the same comparable sales for a qualitative analysis of the subject  property. We have also considered the impact of the project including compensable damages and special  benefits.   1c/d. Comparative Analyses & Conclusion of Value  In valuing the property in the after condition, most elements of the property will be similar. But because the  acquisition will be improved with a large portion of the roundabout, it will no longer have a typical shape. The  northwest corner will have an irregular/curving configuration that will result in inefficiencies. Sale 3 provides the  best support for the after‐condition value. Again considering its more usable area of about 50,000sf and with a  similar usable shape as the subject, it indicates a value at about $13/sf. As such, we have correlated to a lower  value at $13/sf in the after condition due to shape, which is about a 25% discount from the before condition  value.  B. Whole Property Valuation  Because the existing building/mobile home is of little or no contribution, the value of the vacant site generally  represents the whole property value.   C. Final Reconciliation and Conclusion of Value – “After” Condition  The after‐condition value reflects the smaller site size and more irregular shape. Considering the subject’s  modified characteristics, we conclude the value of the property in the after condition, as of August 22, 2023, is:           After Value Conclusion Site Description Size (sf) Unit Value Total Corner Commerical 26,871 $13.00 $349,323 ROUNDED $349,300   Jammeh Property  23032‐02 ‐ Copyright © 2023   Page 28  Temporary Construction Easement (TCE)  In addition to the fee acquisition, a 5‐foot strip adjacent to the fee acquisition will be encumbered with a  Temporary Construction Easement (TCE) that is necessary to allow contractors access to this area during  construction. The TCE contains a total of 1,374sf and allows for an active construction period of up to six months.  The precise timing for construction is unknown, but for the purpose of this analysis we assume it will occur about  the time of negotiations, October 2023, and extend through November 2024. As such, it will encumber the  property for a total of up to 14 months. For up to eight months, the TCE will be in an inactive phase until  construction begins. During this time, the site will be legally encumbered, but no construction will occur on the  property. Six months of the TCE will be an active phase, when contractors will have access to this area while  constructing road improvements. Any improvements within the TCE area that are disturbed by the project will  be replaced by the project.     In valuing short‐term uses, the total easement size, duration, location onsite/impact and disruption to current  use and the intensity of the intended use (exclusive vs non‐exclusive) must be considered. In this case, the total  TCE is assumed to be for 14 months, but with no more than six months of active use. As such, we’ve applied an  8%/year rate‐of‐return to the active‐use period (4% for six months) and 2% for the inactive period (about 2% for  up to 8 months). Using the site value conclusion from the before condition, compensation for the TCE is as  follows:          TCE Valuation Land Size TCE Description Value (sf) Months Annual Monthl Value Inactive TCE period $18 1,374 8 2% 0.17% $330 Active TCE period 6 8% 0.67% $989 Totals 14 $1,319 Rate of Return   Jammeh Property  23032‐02 ‐ Copyright © 2023   Page 29  6 ‐ Recapitulation  Given the previously concluded before and after values, total diminution is as follows:           Value Conclusions & Allocations Site Area Total Before Condition $620,000 After Condition $349,300 Diminution $270,700 Plus TCE $1,400 Total/Just Compensation $272,100 Fee Acquisition $154,100 TCE Acquisition $1,400 Remainder Damages $116,600 ROUNDED $272,100   Jammeh Property  23032‐02 ‐ Copyright © 2023   Page 30  11 – EXPLANATION OF DAMAGES/SPECIAL BENEFITS/ COST‐TO‐CURE  Our analysis also includes consideration of remainder damages and special benefits resulting from the  acquisition and project.   As previously discussed, the property will have a more irregular shape in the after condition. Based on the  comparable sales relied upon herein, we concluded a lower land value in the after condition due to the shape.  This results in a reduction in value, in addition to the fee acquisition, of about $4.35/sf to the remainder, a total  of about $116,600. The existing well will be impacted, though the project will connect the property to public  water and decommission the well at no cost to the property owner. No additional damages are evident. We  conclude no special benefits to offset the acquisition or remainder damages.         Jammeh Property  23032‐02 ‐ Copyright © 2023   Page 31  12 – SUMMARY OF APPRAISAL CONCLUSIONS          PROPERTY IDENTIFICATION:Jammeh Property Parcel  No: Indicated Value Before Acquisition Highest and Best Use:As Vacant/Interim Use Land Area Unit Value Value Site Value: Unencumbered Area: 35,754 sf @ $17.34 $620,000  Encumbered Area sf @ $0  Total  Site Area:35,754 $620,000  Improvements  Value:Type Unit Value Value Asphalt/Groundcover 0 sf @ $0   $0  Landscaping 0 ea @ $0   $0  Total  Improvements:$0  Total  Indicated Value ‐ Before Taking:$620,000  Indicated Value of Remainder Highest and Best Use:As Improved Land Area Unit Value Value Site Value: Unencumbered Area: 26,871 sf @ $13.00 $349,323  Encumbered Area sf @ $0  Total  Site Area:26,871 $349,323  Improvements  Value:Type Unit Value Value Asphalt/Groundcover 0 sf @ $0   $0  Landscaping 0 ea @ $0   $0  Total  Improvements:$0  Damages  & Cost‐to‐Cure:Cost‐to‐Cure $0  Temporary Construction Easement ‐$1,400  Total  Damages  & Cost‐to‐Cure ($1,400) Special  Benefits $0  Total  Indicated Value ‐ After Taking:$347,900  Breakdown of Acquisition Land Area Unit Value Value Land Acquisitions: Fee Acquisition: 8,883 @ $17.34 $154,031  Encumbered Acquisition:@ $0  Temporary Acquisition:@ $1,400  Total  Fee/Easements:$155,500  Other Impacts:Impacted Site Improvements $0  Cost‐to‐Cure $0  Remainder Damages $116,600  Other Impacts  Total $116,600  Special  Benefits $0   Difference  Between the Before and After Values (Rounded)$272,100  N/A   Jammeh Property  23032‐02 ‐ Copyright © 2023   Page 32  13 ‐ REPORT OF CONTACT WITH OWNER    Person(s) Contacted: Bintou Jemmeh   18726 Smokey Point Boulevard   Arlington, WA 98223    Phone: (240) 593‐8243    Date of Contact: Multiple calls, onsite inspection August 2023    Date of Inspection: August 22, 2023     Persons Accompanying Appraisers: Appraiser and property owners    Comments: The property owners were aware of and in support of the  project. They reported buying the property for  redevelopment, though they have no immediate plans.         Jammeh Property  23032‐02 ‐ Copyright © 2023   Page 33  14 ‐PERSONAL PROPERTY/REALTY          Project Title:  Smokey Point Blvd/188th  Street NE Parcel #:   Jammeh Property Salvage Value  for Item Owner Tenant Realty Personalty Realty Land X X Building X X HVAC/Heat Other  Heat Source (Fire Place) Air Conditioning (window) Appliances Stove  Refrigerator Dishwasher Hot Water Heater Washer/Dryer Floor  Coverings Carpet Vinyl Hardwood Laminate Garage Finishes Overhead Lighting Shelving Additional  Refrigerator Landscaping/Site Improvements Lighting/Signage Asphalt Pavement/Gravel Trees/Shrubs/Undergrowth X X   Jammeh Property  23032‐02 ‐ Copyright © 2023     15 ‐ ADDENDA    USPAP Certification    Warranty Deed    Project Mapping and Exhibits    Appraiser Qualifications        Jammeh Property  23032‐02 ‐ Copyright © 2023     CERTIFICATION – MATTHEW C. SLOAN, MAI  I certify that, to the best of my knowledge and belief:  The statements of fact contained in this report are true and correct.  The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting  conditions and are my personal, impartial, and unbiased professional analyses, opinions, and conclusions.  I have no present or prospective interest in the property that is the subject of this report and no personal interest  with respect to the parties involved.  I have performed a prior appraisal of the property; this is an update of a prior report necessary as a result of  changing acquisition requirements. No other services, as an appraiser or in any other capacity, regarding the  property that is the subject of this report within the three‐year period immediately preceding acceptance of  this assignment.   I have no bias with respect to the property that is the subject of this report or to the parties involved with this  assignment.  My engagement in this assignment was not contingent upon developing or reporting predetermined results.  My compensation for completing this assignment is not contingent upon the development or reporting of a  predetermined value or direction in value that favors the cause of the client, the amount of value opinion,  the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended  use of this appraisal.  My analyses, opinions and conclusions were developed, and this report has been prepared, in conformity with  the Uniform Standards of Professional Appraisal Practice.   I have made a personal inspection of the property that is the subject of this report.   No one provided significant real property appraisal assistance to the person signing this certification, unless  otherwise noted.   The reported analyses, opinions and conclusions were developed, and this report has been prepared, in  conformity with the requirements of the Code of Professional Ethics and Standards of Professional Appraisal  Practice of the Appraisal Institute.  The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly  authorized representatives.  As of the date of this report, I have completed the continuing education program for Designated Members of the  Appraisal Institute.                                  Date Signed:    September 27, 2023 ________________________________________   Matthew C. Sloan, MAI, SRA   State Cert. #27011‐1101655      8/7/23, 11:37 AM Landmark Web Official Records Search https://www.snoco.org/RecordedDocuments/search/index?theme=.blue&section=searchCriteriaParcelId&quickSearchSelection=#1/4 Uno f f i c i a l D o c u m e n t 8/7/23, 11:37 AM Landmark Web Official Records Search https://www.snoco.org/RecordedDocuments/search/index?theme=.blue&section=searchCriteriaParcelId&quickSearchSelection=#2/4 Uno f f i c i a l D o c u m e n t 8/7/23, 11:37 AM Landmark Web Official Records Search https://www.snoco.org/RecordedDocuments/search/index?theme=.blue&section=searchCriteriaParcelId&quickSearchSelection=#3/4 Uno f f i c i a l D o c u m e n t 8/7/23, 11:37 AM Landmark Web Official Records Search https://www.snoco.org/RecordedDocuments/search/index?theme=.blue&section=searchCriteriaParcelId&quickSearchSelection=#4/4 Uno f f i c i a l D o c u m e n t   Jammeh Property  23032‐02 ‐ Copyright © 2023      PROJECT MAPPING        Jammeh Property  23032‐02 ‐ Copyright © 2023      QUALIFICATIONS OF MATTHEW SLOAN, MAI, SRA  Principal – SOVA Consulting, 2019 – Present  Principal – Valbridge Property Advisors, 2000 – 2019  Experience  Matt Sloan, MAI, SRA, has nearly 20 years of experience working directly with a wide variety of agencies, earning  his MAI designation in 2016 and SRA in 2019. Experience includes an extensive history of large right of way  projects throughout the region, focused on valuation‐related consulting but also including many aspects of the  public project development process including project scoping/impact analysis, project budgeting, sensitivity and  risk analysis, federal funding participation, key appraiser and appraisal management activities. His practice  focuses on appraisal and valuation issues relating partial acquisitions, easements, and specialized studies of  damages and special benefits related to commercial, industrial and residential properties. He has also worked  on large Local Improvement Districts (LIDs) and performed a wide variety of other specialized studies.  Education  University of Washington, Seattle, Washington:  Commercial Real Estate Certificate, a nine‐month interdisciplinary program of specialized subject study including  commercial real estate development, valuation, insurance, risk management, and business and real estate law.     City University, Seattle, Washington:  Bachelor of Science in Business Administration, emphasis in project management.     Appraisal Institute/North Seattle Community College, Seattle, Washington:  Completion of extensive required coursework, examination, capstone project and peer‐audited experience  review for obtaining MAI and SRA designations. Continual ongoing courses and seminars to satisfy continuing  education requirements for both the Appraisal Institute and Washington Department of Licensing. Completion  of extensive required coursework, examination, capstone project and peer‐audited experience review for  obtaining MAI and SRA designations. Continual ongoing courses and seminars to satisfy continuing education  requirements for both the Appraisal Institute and Washington Department of Licensing.   Select Client List:  Sound Transit Port of Seattle  Puget Sound Energy City of Seattle  King County Pierce County  Miller Nash Graham & Dunn Preston Gates  CH2M Hill Universal Field Services  RESGroup NW Washington State Department of Transportation  City of Bellevue Snohomish County  Skagit County Ellis Li McKinstry  Enslee Best HDR Engineering  LaBonde Land Abeyta & Associates    State Certification Number – General:   27011‐1101655    Expiration:   03/04/24  SMOKEY PT BLVD & 188TH ST RAB CERTIFICATION 23-0102-2 - Jammeh Review © 2023 ABS Valuation Page 1 Certification I, the undersigned appraiser, do hereby certify that, except as otherwise noted in this appraisal review: 1. I completed a field review of the subject property appraisal report on September 28, 2023. 2. I certify that, to the best of my knowledge and belief, the statements of fact contained in the appraisal review are true and correct. 3. I further certify that the reported appraisal analyses, opinions and conclusions are limited only by the assumptions and limiting conditions stated in this review report and are my personal unbiased, professional analyses, opinions and conclusions. No one provided significant professional assistance to me in the preparation of this review. 4. I further certify that I have no specified present or prospective interest in the appraised property, and I have no personal interest or bias with respect to the properties involved. My compensation is not contingent on any action or event resulting from the analysis or opinions in, or the use of, this appraisal review. 5. The appraisal review was developed, and this review report has been prepared in conformity with the requirements of the Code of Professional Ethics of the Appraisal Institute, the Uniform Standards of Professional Appraisal Practice of the Appraisal Foundation and the WSDOT Right of Way Manual-Chapter 5 Appraisal Review. 6. The use of this appraisal review is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. 7. I do not authorize the out-of-context quoting from or partial reprinting of this appraisal review. 8. This review is intended to satisfy requirements of Standard 3 of the Uniform Standards of Professional Appraisal Practice and the WSDOT Right of Way Manual-Chapter 5 Appraisal Review. Other than as cited herein, the research upon which the appraisal is based has not been verified by the reviewer. I have relied upon the appraiser to provide accurate, comprehensive information on the subject property and the other primary and secondary data presented in this report. 9. Further, neither all nor any part of this appraisal report shall be disseminated to the general public by use of the media for public communication, without the prior written consent of the appraiser signing this appraisal review. 10. That the Determination of Value stated in this appraisal review has been independently estimated based on the appraisal and other available data. 11. I have performed no 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. Respectfully submitted, ABS Valuation Jim E. Dodge, Senior Associate Appraiser WA State Certified-General Appraiser No. 1100557 SMOKEY PT BLVD & 188TH ST RAB DETERMINATION OF VALUE NO. 1 23-0102-2 - Jammeh Review © 2023 ABS Valuation Page 3 Property Rights Appraised Property rights appraised and reviewed herein is the market value for full acquisition of property rights. Purpose and Use of Review The purpose of this review is to determine adequacy of valuation methods used, analysis of market and subject data and conformance to the Uniform Standards of Professional Appraisal Practice (USPAP) of the Appraisal Foundation and WSDOT Right of Way Manual – Chapter 4 Appraisal. The review is to be used by the client for negotiation and partial acquisition of property rights. Purpose of the project is to acquire property rights for construction of a roundabout and other street improvements. Clients City of Arlington. Intended Users of the Review Intended users of this review are the client and their designees. Scope of Review As requested, this is a field review of the subject property and comparable sales as presented in the appraisal report. As directed, scope of the appraisal review assignment is to ensure the appraisal complies with USPAP and WSDOT Right of Way Manual – Chapter 4 Appraisal. Date of Review Effective date of this review is September 28, 2023. A field inspection of the subject property and comparable market data was made on September 14, 2023. Competency of Reviewer The reviewer has the knowledge, education and experience required to competently perform this appraisal review. A statement of qualifications is contained herein. The reviewer is approved by the Washington State Department of Transportation (WSDOT) to perform fee appraisal reviews and is a state certified appraiser, general classification No. 1100557. Review Analysis The appraisal is identified as a Narrative Appraisal Report and presented in a format similar to the WSDOT Narrative Appraisal Report. The appraisal report was originally dated September 11, 2023 and electronically received for review on September 13, 2023. However, discrepancies in land area and acquisition were discovered and required resolution by the City of Arlington. A revised appraisal report dated September 27, 2023 was received on the same date. The subject property is identified as a 35,754 SF (0.82 acre) tract improved with a manufactured home that has no contribution value. Located at the southwest corner of Smokey Point Boulevard and 188th NE, with a mailing address of 18726 Smokey Point Boulevard, Arlington, WA 98223. The appraisal report contains all elements necessary to identify the subject property, the scope of work and market data to produce a creditable appraisal report. Purpose of the proposed project is to construct road improvements at the intersection consisting of a multi-lane roundabout for improved safety and vehicle operations. The subject larger parcel is discussed on page 3. The larger parcel is adequately explained and concluded to be one tax parcel (Snohomish County Parcel No. 310520- SMOKEY PT BLVD & 188TH ST RAB DETERMINATION OF VALUE NO. 1 23-0102-2 - Jammeh Review © 2023 ABS Valuation Page 4 001-003-00). Extraordinary assumptions and hypothetical conditions are adequately discussed on page 3 of the report. The subject larger parcel contains 35,754 SF (0.82 acres) based on right of way plans dated June 2023. The property is improved with a 1996 manufactured home in poor condition and considered to have no contribution value. The neighborhood description is adequate. Maps and photographs identifying key features of the subject property are good. Description of the subject property is brief but sufficient. Zoning is Commercial Corridor (CC), by the City of Arlington with adequate discussion of the potential uses in the designation. Highest and best use of the site “as vacant” is discussed regarding legally permissible, physically possible, financially feasible and maximally productive. Highest and best as vacant is concluded to be for mixed-use development. Highest and best use as improved is discussed and considered not relevant as the improvements have an interim use and are not impacted by the project acquisition. The three approaches to value are discussed and support the conclusion to utilize a Sales Comparison Approach of land only. The Cost and Income Approaches were discussed and appropriately not considered applicable. The comparative analysis resulted in five sales being used for comparison, including the March 2023 sale of the subject property. The comparable sales are summarized in a table followed by a comparable sales map and Market Data sheets for each sale. The sheets with an aerial view and ground level photograph of each sale are adequate to analyze each sale. Comparison is on a price per square foot of land area and appropriate for commercial land. Qualitative adjustments are thoroughly discussed and applied for differences in market conditions (date of sale difference), location, site size, shape/topography, access/exposure and zoning. An adjustment grid on page 24 summarizes the adjustments made to each sale. The sales adequately bracket a probable market value for the subject property. A detailed correlation of value discussion is made with emphasis on the recent subject sale. The land value conclusion for 35,754 SF, before acquisition, is $17.34/SF or $620,000. The property remainder is 26,871 SF of land area with 1,374 SF encumbered by a temporary construction easement (TCE). The shape of the remainder is irregular with a curvilinear configuration. An existing water well will be decommissioned with the site connected to public water. All other characteristics of the site are unchanged from the before situation. The appraiser has determined that the remainder is damaged by the irregular shape. Sale 3 is considered the most similar in shape to the remainder and given emphasis. Land value of the remainder is concluded to be $13.00/SF for a total value of $349,300. The TCE is for a total of 14 months with six months active and eight months inactive. Contribution value of the TCE is based on a rate of return rental rate to the underlying land value. The TCE value of $1,400 is supported and appears reasonable. Damages to the remainder are estimated on the difference between the before and after land value of $4.35/SF. The remainder land area of 26,871 SF at $4.35/SF yields a damage estimate of $116,600. No special benefits are considered to accrue to the subject site. Overall, the appraisal contains good discussions of the subject property and market factors affecting the value conclusion. Market sales data used in comparison to the subject property is adequate to support the appraiser’s value conclusions. Based on the reviewer’s knowledge of the market area, the appraisal conclusion appears reasonable and likely to be within market ranges. SMOKEY PT BLVD & 188TH ST RAB DETERMINATION OF VALUE NO. 1 23-0102-2 - Jammeh Review © 2023 ABS Valuation Page 5 Reviewer’s Determination of Value No. 1 The appraisal report that is the subject of this review was adequately prepared to herein, described standards with adequate discussion and market data to support the value conclusions contained therein. I concur with the appraisal report conclusions as of September 28, 2023. Market value before acquisition ....................... $620,000 Market value after acquisition ......................... $347,900 Difference .................................................... $272,100 Reviewer’s allocation of just compensation: Acquisition: Fee simple land area $154,000 TCE $1,400 Total acquisition $155,500 Damages $116,600 Special benefit $0 Total Acquisition of Property Rights $272,100 SMOKEY PT BLVD & 188TH ST RAB DETERMINATION OF VALUE NO. 1 23-0102-2 - Jammeh Review © 2023 ABS Valuation Page 6 Reviewer’s Determination of Value No. 1 The appraisal report that is the subject of this review was adequately prepared to herein described standards with adequate discussion and market data to support the value conclusions contained therein. I concur with the appraisal report conclusions as of September 28, 2023. Market value before acquisition ....................... $620,000 Market value after acquisition ......................... $347,900 Difference .................................................... $272,100 Reviewer’s allocation of just compensation: Acquisition: Land $154,000 TCE $1,400 Total acquisition $155,500 Damages $116,600 Special benefit $0 Total Compensation $272,100 City of Arlington Concurrence and Authorization: Project title: Smokey Point Boulevard & 188th St NE Roundabout Improvements Project parcel no.: 310520-001-003-00, Bintou & Yaya Jammeh City of Arlington does hereby indicate concurrence with the estimate of Just Compensation discussed above and does authorize further action to proceed with the acquisition of the designated property according to established procedures. _____________________________________________ __________________________ Date SMOKEY PT BLVD & 188TH ST RAB DETERMINATION OF VALUE NO. 1 23-0102-2 - Jammeh Review © 2023 ABS Valuation Page 7 Assumptions and/or Limiting Conditions 1. This review report is based on data and information contained in the appraisal report that is the subject of this review. It is assumed that the data and information contained therein are factual and accurate. 2. The reviewer reserves the right to consider any additional data or information that may subsequently become available and to revise opinions and conclusions if such data and information indicate the need for such change. 3. All of the assumptions and limiting conditions contained in the appraisal report that is the subject of this review are also conditions of this review, unless otherwise stated. 4. That the title to the property appraised in this report is good in that no liability is assumed on account of matters of legal character affecting the property such as title defect, encroachments, liens, or overlapping property lines, etc. 5. The property is appraised free and clear of any or all liens and encumbrances unless otherwise stated. 6. That the appraisal is to be used only in its entirety. Distribution of the total value estimate between land and improvements applies only under the proposed conditions of utilization and reflects their estimated contribution to the overall value of the property. 7. Responsible ownership and competent property management are assumed. 8. That there are no hidden or unapparent conditions of the property subsoil or structures which would render it more or less valuable. No responsibility is assumed for such conditions, including hazardous waste or asbestos materials, or for engineering and other investigations which might be required to discover such conditions. 9. It is assumed that the property is in full compliance with all applicable federal, state, and local environmental regulations and laws unless the lack of compliance is stated, described, and considered. Further, it is assumed that the property conforms to all applicable zoning and use regulations and restrictions unless a nonconformity has been identified, described and considered in the appraisal report. 10. No requirements shall be made of the appraiser for testifying or attending in court by reason of this review with reference to the property in question, unless arrangements have been made previously, therefore. 11. Unless otherwise stated in this report, the existence of hazardous materials, which may or may not be present on the property, were not known by the reviewer. The reviewer has no knowledge of the existence of such materials on or in the property. The reviewer, however, is not qualified to detect such substances. The value estimated is predicated on the assumption that there is no such material on or in the property that would cause a loss in value. No responsibility is assumed for such conditions or for any expertise or engineering knowledge required to discover them. The client is urged to retain an expert in this field, if desired. SMOKEY PT BLVD & 188TH ST RAB DETERMINATION OF VALUE NO. 1 23-0102-2 - Jammeh Review © 2023 ABS Valuation Page 8 Qualifications of Jim E. Dodge Senior Associate Appraiser ABS Valuation Education Bachelor of Science in Business Management, University of Idaho, 1977. Professional Education Appraisal Courses: Standards of Professional Practice SPP- Part C, Standards of Professional Practice SPP- Part B, Report Writing and Valuation Analysis, Case Studies 2-1, Uniform Standards of Professional Appraisal Practice, Module A, Capitalization Theory & Techniques, Parts 1BA & 1BB, Basic Valuation Procedures 1A2, Real Estate Appraisal Principles 1A1 Seminars and Continuing Education (abbreviated summary of coursework): • Uniform Standards of Professional Appraisal Practice (USPAP) • IRWA: 403-Easement Valuation • IRWA: 802 - Legal Aspects of Easements • AI: Business Practice & Ethics, Agricultural Special Use • AI: Uniform Appraisal Standards for Federal Land Acquisitions (Yellow Book) • AI: Easements & Divided Partial Interests, Errors & Misconceptions in Yellow Book • AI: USPAP, Evaluating Commercial Construction, Business Practices & Ethics • AI: Attacking/Defending Appraisals in Litigation, Fall Real Estate Conference • AI: Real Estate Finance, Statistics & Valuation Modeling, Course 300 • AI: Eminent Domain & Condemnation, Conservation Easements, Analyzing Distressed Properties • Appraisal Review Overview (WSDOT) • AI: Partial Interest Valuation • AI: Condemnation Appraising - Basic Principles, 710 Professional Affiliation Practicing Affiliate, Appraisal Institute. Approved Appraiser and Review Appraiser, Washington State Department of Transportation Member, International Right-of-Way Association Appraisal Experience Assignments have included fee and ad valorem appraisals of commercial, industrial, residential, agricultural and special use properties. Qualified as an expert witness in Snohomish County and Island County Superior Courts. Presentations at LID/LUD preliminary and final assessment roll hearings. Ad Valorem appraisal contracts completed for several northern Idaho counties. Tasks included field inspections, analysis of market data, agricultural production income/costs, depreciation studies and board of equalization. SMOKEY PT BLVD & 188TH ST RAB DETERMINATION OF VALUE NO. 1 23-0102-2 - Jammeh Review © 2023 ABS Valuation Page 9 Jim E. Dodge, Senior Associate Appraiser (cont.) A variety of right-of-way acquisition appraisals have been completed, typically involving multiple parcel assignments. Projects include trail acquisition for the Snohomish County Parks Department and the Skagit County Parks Department. Right-of-way acquisition for road widening purposes have been completed for Snohomish and Skagit County Public Works departments and the cities of Marysville, Snohomish, Stanwood, Lake Stevens and Everett. A highway right-of-way acquisition project for the Montana Department of Highways involved approximately 100 properties. Eminent domain appraisals have been completed for the Washington State Department of Transportation. Currently on the WSDOT approved list for fee and review appraisers. Valuation assignments completed cover a wide variety of commercial, industrial, residential, agricultural and special use properties in addition to real estate consultations with private individuals and organizations. LID Special Benefit Study experience includes the 1,400-acre Northwest Landing development by Weyerhaeuser Real Estate Company at DuPont, WA, City of Ocean Shores sewer LID 98-01 and various studies for Snohomish County PUD No. 1 and Skagit County PUD No. 1. Representative Client List Cities/Counties Cities of Arlington, Bellingham, Burlington, Edmonds, Everett, Lake Stevens, Lynnwood, Marysville, Monroe, Mountlake Terrace, Mount Vernon, Mukilteo, Oak Harbor, Ocean Shores, Renton, Seattle, Snohomish, Stanwood, Sultan, and Woodinville. Counties of Island, King, San Juan, Skagit, Snohomish, and Whatcom. Government Ports of Everett and Skagit County. Edmonds, Everett, Granite Falls, Mukilteo, Marysville and Stanwood School Districts. WSDOT, U.S. Naval Facilities Engineering Command NW, Seattle City Light, Snohomish County PUD, Skagit County PUD, Tulalip Tribes, Lummi Indian Nation and Montana Department of Highways. Financial Institutions Bank of Washington, BECU, Everett Mutual Bank, Farm Credit Services, First Heritage Bank, First Interstate Bank, Frontier Savings Bank, Seafirst National Bank, The Commerce Bank and US Bancorp. Corporations, Law Firms and Non-Profits Weyerhaeuser Real Estate Company, Puget Sound Energy, OTAK, HDR Inc., Coates Field Service, Inc., Perteet Engineering, Brewe Layman, Weed, Graafstra & Benson, Inc., P.S., Anderson Hunter, Hill Street Development, Industrial Electric, Les Schwab, Millstone, Northcoast Electric, Northwest Pipeline Corporation, Providence Hospital, Steel Fab and Tyr Energy. State Certification Number - General: 1100557 Expiration: 09/03/2025 Transportation Property Needs and You CONTENTS Introduction .............................................................. 1 Transportation Projects & Private Property Why are transportation projects needed? ............................... 2 Why is private property needed for these projects? .................... 2 How much of my property is needed? .......................................... 2 & 3 Can I prevent the Agency from acquiring my property? .............. 3 The Basic Steps When a Transportation Project Requires Private property .............................................. 4 Property Valuation ..................................................... 5 How does the Agency determine what my property is worth? ........................................................ 5 & 6 How do I determine that the amount offered is fair? .............. 6 Negotiations and Purchase How long do I have to consider the offer? ......................................... 7 What if I believe the offer is too low? ................................................ 8 Settlement & Closing What happens if I accept the agency’s offer? .................................... 9 Will I have to move? ........................................................................... 9 Condemnation & Court Actions What happens if I don’t accept the Agency’s offer? ......................... 10 What happens if I go to court? ................................................. 10 & 11 Contact Us ............................................................... 11 Agency Title VI Notice to the Public ............... 11 & 12 Transportation Property Needs and You Rev. 3/2022 1 Introduction The acquisition of private property for a transportation project has been designed to establish uniform procedures to assure legal entitlements and provide fair, equitable, and consistent treatment to private property owners whose property is needed for an Agency’s project. The program is administered in accordance with the Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970, as amended (Uniform Act or URA). This brochure will help explain the acquisition process under the eminent domain laws. Your concerns are important to our Agency and our goal is to minimize any disruptions and other impacts of the project. Thank you for taking the time to read this brochure. Our Agency appreciates your understanding and cooperation. Transportation Property Needs and You Rev. 3/2022 2 Transportation Project & Private Property Why are transportation projects needed? • To accommodate Washington State’s growing population. • To correct or prevent unsafe conditions on existing roadways. • To promote environmental stewardship. Why is private property needed for these projects? Transportation projects require numerous studies and many years of planning. Project engineers take care to consider all options in designing and locating projects and include private property only when necessary. Brand new roadways and associated facilities, such as stormwater ponds and retaining walls, almost always require private property. Whenever possible, projects to reconfigure existing roadways and associated facilities will be designed without the need for additional property. How much of my property is needed? You will receive property owner’s situation are unique. In general, one or more of the following will apply: • To temporary Right of Entry on your property • A temporary Easement on your property • A permanent Easement on your property • A restriction of access to the roadway from your property • A portion of your property • All your property For the remainder of this brochure, every instance of “your property” refers to whatever amount of property, type, or property right, or both, is required for the project. Can I prevent the Agency from acquiring my property? The Washington State Constitution authorizes the government to acquire private property through Eminent Domain for public purpose, following payment of just compensation to the property owner. The question of what qualifies as a genuine public purpose is a judicial one. To prevent and Agency from acquiring your property, you will need to convince a court of law that the Agency’s proposed use of your property is not truly needed for a public purpose. Your rights and the rights of the State are defined by the State’s Eminent Domain laws. These laws are designed to: • Safeguard you from receiving less than what you are entitled to be paid for your property. • Prohibit the Agency for acquiring private property unnecessarily. • Ensure proper use of taxpayers’ funds by preventing excessive payment for property rights needed for road projects. Transportation Property Needs and You Rev. 3/2022 3 The Basic Steps When a Transportation Project Requires Private Property Transportation Property Needs and You Rev. 3/2022 4 Property Valuation How does the Agency determine what my property is worth? The Washington State Constitution requires the government to pay Just Compensation before acquiring property for public us. Just Compensation is an estimate of the compensation due for the property based on the Fair Market Value of the property. Fair Market Value is the price a willing buyer would pay, and a willing seller would accept, in an arm’s length transaction where neither is under any compulsion to buy or sell and both have knowledge of the relevant facts. The Agency will prepare and provide you with a report that will outline an estimate of the Fair Market Value of your property. The report of value you receive is based on either an Appraisal Waiver (Administrative Offer Summary) or an Appraisal. Appraisal Waiver (Administrative Offer Summary): Prepared for the acquisition of property estimated to be valued at $25,000 or less and the when the valuation task is uncomplicated. This is simplified, high-level valuation of your property completed by a real estate professional. If the estimated value of your property’s acquisition is between $10,000 and $25,000, and uncomplicated, you have the option to have the Agency complete an appraisal of your property. Appraisal: Prepared for acquisitions of property estimated to be valued over $25,000, or under $25,000 when there are variables that complicate the valuation task. This is a detailed valuation of your property completed by a certified appraiser. If an appraisal is prepared, federal regulations give you the right to a joint inspection of your property with the appraiser. The appraiser will ask to personally inspect your property and try to accommodate your schedule for the joint inspection. It is to your benefit to accompany the appraiser on the inspection. During the inspection you will have the opportunity to point out any features of the property that you believe may be relevant to its valuation. Appraisers are trained to know what to look for, but without your input, it is possible to overlook an important item. You may appoint a representative to attend the appraisal inspection in your place if you are unable or do not wish to be present. How do I determine that the amount offered is fair? The report you receive is based on standard valuation principles to ensure that Just Compensation is arrived at objectively and impartially. Every appraisal is subjected to an intensive review by a Review Appraiser – selected for experience, special training, and ability. The Review Appraiser will review the appraisal report to ensure that all applicable appraisal standards and requirements are met. Only when the reviewer is satisfied that the appraiser’s conclusion of value is sound and adequately supported will he or she approve the appraisal. Just Compensation is set based on this approved Fair Market Value determination. Transportation Property Needs and You Rev. 3/2022 5 Negotiations & Purchase How long do I have to consider the offer? You will receive a written offer of Just Compensation from the Agency as soon as possible after the valuation is completed. The acquisition specialist presenting the offer on behalf of the Agency will: • Meet with you in person, when possible, to present and review the offer. OR • Mail your offer and present and review it with you verbally – typically via phone call or video conference. The acquisition specialist’s job is to walk you through the property acquisition process and to answer or find answers to any questions you may have about the process, the project, or both. The acquisition specialist will also try to minimize, to the extent possible, any inconveniences associated with the Agency’s acquisition of your property. You will be given a minimum of 30 days to consider the Agency’s offer. Many real estate transactions, including ones between an Agency and property owners, are the result of discussions. These discussions are called negotiations and are essential in reaching an agreement satisfactory to both parties. The acquisition specialist will continue negotiating as long as negotiations are done in good faith and appear to be headed toward an agreement. What if I believe the offer is too low? You are encouraged to seek the advice of someone knowledgeable in real property values and Eminent Domain transactions to assist you in evaluating the Agency’s offer such as: • An appraiser • A real estate agent • An attorney The actual cost for obtaining such advice, up to $750, will be reimbursed by the Agency upon presentation of a bill or a receipt proving payment. If you conclude the offer is too low or are otherwise not prepared to accept the offer as presented, The acquisition specialist will: • Listen and attempt to address your concerns. • Consider any new information you provide. • Request a counteroffer. • Make every attempt to negotiate a settlement acceptable to both parties. The acquisition specialist will NOT try to coerce you into accepting the Agency’s offer. Transportation Property Needs and You Rev. 3/2022 6 Settlement & Closing What happens if I accept the Agency’s offer? If you decide to accept the offer, either as presented or as negotiated with the acquisition specialist, the Agency becomes owner of the property once: • You sign the documents necessary to transfer the property to the Agency as provided by the acquisition specialist and escrow officer, if applicable. AND • You receive payment for the property. The acquisition specialist will handle all the details of the sale. All closing costs, including escrow fees, if applicable, will be paid by the Agency. If the transaction closes in escrow, you will receive payment from the escrow company. Otherwise, your payment will be processed by the Agency. You can expect to receive it approximately four to six weeks after signing documents. It is recommended that you check with a tax professional or the IRS regarding any questions you have on the tax implications of the sale of your property to the Agency. Will I have to move? A relocation specialist will contact you if the Agency’s acquisition of your property requires you to relocate. He or she will explain any relocation benefits to which you are entitled. You will have no less than 90 days to vacate the property after receiving notice you are required to move. If you are required to move because of the Agency’s acquisition, you may be able to rent the property back from the Agency for an agreed-upon time. At your request, the property acquisition and relocation specialists will work with you to determine if circumstances would allow for this. Transportation Property Needs and You Rev. 3/2022 7 Condemnation & Court Actions What happens if I don’t accept the Agency’s offer? The acquisition specialist may ask you for a Negotiated Possession and Use Agreement if negotiations reach an impasse. This document is between the Agency and the property owner agreeing that, upon payment of a certain amount to the property owner, the Agency is entitled to immediate (or dated) possession and use of the property prior to final agreement on Just Compensation. The Agency recognizes that some property owners would prefer not to sell their property but hopes that when negotiations are complete, you can say you have been treated courteously and fairly. If negotiations ultimately fail to reach an agreed upon value, the Agency will refer the acquisition to their attorneys. Once this happens, the Agency’s original offer and any counteroffers are withdrawn. The Agency’s attorney will file a condemnation action in superior court in the county where the property is located. This is a lawsuit by which a government is exercising Eminent Domain to acquire private property for public use. What happens if I go to court? The Agency recommends you hire an attorney to represent you. In addition, you may employ one or more appraisers and any other witnesses your attorney may recommend testifying in support of your case. You may be entitled to payment of their associated fees by the Agency. You should discuss questions of eligibility for recovery of fees with your counsel. A condemnation action requires the Agency to demonstrate to the court that your property is needed for a public purpose. After the Agency’s attorney files the action, he or she will ask the court for an Order Adjudicating Public Use and Necessity. This order from the court establishes that the property sought by the government is necessary for use by and for the benefit of the public. The Agency may also request a Stipulated Possession & Use. This is an order through the courts confirming an agreement between the Agency and the property owner that the Agency will pay a specific amount of money into the registry of the court for the benefit of the property owner in exchange for possession and use of the property in advance of the determination of Just Compensation. You are entitled to a trial by jury, but a settlement may be negotiated between attorneys without going to trial. The case is closed when a Judgment and Decree of Appropriation is awarded by the court after the judge or jury renders a verdict or when a settlement is reached before trial. This is a court order that awards title to the property to the Agency. Contact Us For additional information or questions on the acquisition process or to learn more about the Agency’s project, please contact: City of Arlington James X. Kelly, PE Public Works Director 238 N Olympic Ave Arlington, WA 98223 360-403-3505 jkelly@arlingtonwa.gov Transportation Property Needs and You Rev. 3/2022 8 Agency Title VI Notice to the Public It is the Agency’s policy to ensure that no person shall, on the grounds of race, color, national origin, as provided by Title VI of the Civil Rights Act of 1964, be excluded from participation in, be denied the benefits of, or be otherwise discriminated against under any of its programs and activities. Any person who believes his/her Title VI protection has been violated, may file a complaint with the City of Arlington Public Works department. For additional information regarding Title VI complaint procedures and/or information regarding our non-discrimination obligations, please contact the City of Arlington Public Works department. Americans with Disabilities Act (ADA) Information This material can be made available in an alternate format by emailing the City of Arlington Public Works department at utilites@arlingtonwa.gov or by calling toll free, 855-362-4ADA (4232). Persons who are deaf or hard of hearing may make a request by calling the Washington State Relay at 711.