Appraisal
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ANDERSON APPRAISAL, INC
TELEPHONE (360) 943-8400 . FAX (360) 943-2072
2400 BRISTOL COURT SW . PO BOX 2694 . OLYMPIA, WASHINGTON 98507
August 19, 1998
Cathie Carlson
City of Yelm Planning Office
PO Box479
Yelm, WA 98597
RE. Engagement Letter' One Appraisal
Before-After Appraisal for the
realignment of Vancil Road at its
!ntersectlon with Yelm Avenue
Dear Cathie
I am looking forward to working with you on this project
As we discussed In our telephone converlation of last week, my appraisal serviceS on
this project will be confined to the approxirt,ately one acre parcel at the comer of Vancil
Road and Yelm Avenue I
Within the appraisal report, I will estimate the fair market value of the parcel as It IS before
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the re-alignment project and I will also eS'lmate the value of the parcel as it Will be after
the acquisition and project is completed. The appraisal report is to be a self-contained
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report of a complete appraisal assignment as defined by the Uniform Standards of
ProfeSSional Appraisal Practice(USPAP) An original report and two (2) copies of the
report will be fumished.
The fee to Anderson Appraisal, Inc. for the above described appraisal services will be
an amount not to exceed $2,500, whith will be payable upon the completion and
delivery of the appraisal reports to yout office The date of delivery shall be on, or
before, September 15, 1998 I
Please note that the fee for this assignment does not include expert couri testimony
services which Will be billed separately ~t an hourly rate, If required.
If the terms of thiS letter are agreeablJ to the City of Yelm, please sign below and
retum to our office at POBox 2694, Ol~mpia, WA 98507
"
. Page 2
August 19,1998
Thank you for the opportunity to work with you on this project. Please call me at
(360) 867-0097 if you have any questions or need any additional information.
StQl~)
Richard F Duncan, MAl, SRMJA
Terms and Conditions of this Letter Accepted by f aJIu/J U ~
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Cathie Carlson, City of Yelm
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Self-Contained Report
ofa
Complete Appraisal Assignment
Vancil Road Realignment
(Reichel Parcel)
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Prepared for:
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City of Yelm
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September 18, 1998
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ANDERSON APPRAISAL, INC.
Richard F. Duncan, MAl, SRIW A
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AWDEt~ON MP
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TELEPHONE (360) 943-8400 . FAX (360) 943-2072
POBOX 2694 . OL YMPIA, WASHINGTON 98507
September 22, 1998
Catlue Carlson
CIty ofYelm Planrung Office
PO Box479
Yelm, WA 98597
Re' Appraisal Report
File No. 4006-98
Dear Ms. Carlson.
At your request, I have made an mspectIon and appraIsal of the ReIchel parcel at the
southwest comer of Vancil Road and SR-507 WIthm the CIty lllmts of Yelm. ThIS appraisal IS a
self-contamed report of a complete appraisal assIgnment as defmed by the Umform Standards of
ProfessIonal AppraIsal Practices (US PAP) formulated by the Appraisal Foundation. The subject
parcells described m thIS report, both m the before and after SItuations. Based upon my mvestIgatIon
and analysIs of available mformatIon, the faIr market value of the property, m fee snnple title, as of
September 18, 1998, was.
Value Before Project:
$391,000
Value After Project:
$300,000
The reader's attentIOn IS dIrected to the Underlymg AssumptIOns and Lmntmg CondItions,
whIch are mc1uded m the accompanymg appraisal report.
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Table of Contents
Introduction
Letter of Transmittal.
Summary of SalIent Facts and ConclusIOns
Subject Photographs
Description, Analysis, and Conclusions
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IntroductIon.
Legal DescnptIOn
Purpose of AppraIsal
Intended Use of AppraIsal
DefimtIon of ClIent
Property RIghts AppraIsed.
Date oflnspectIOn
DelmeatIOn of Title
Scope of the AppraIsal
Area DescnptIon
NeIghborhood DescnptIOn
SIte DescnptIon.
Zomng
Taxes
DescnptIon of Improvements
Highest and Best Use
Property ValuatIon
Land Value AnalYSIS
CertIficatIon
AppraIser's QualIficatIons.
Statement ofLImItmg CondItIons and AssumptIOns
Comparable Market Data.
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Addenda
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Summary of Salient Facts and Conclusions
Owners of Record.
Lloyd C. and Jeanette P ReIchel.
Southwest comer ofSR-507 and Vancil Road, Yelm,
Washmgton.
Location.
Tax Parcel Number
227-30-121200
$1,30700.
Property Taxes.
Purpose of AppraIsal.
To estimate the FaIr Market Value of subject before
the CIty'S proposed acqulSltIOn and project, and to
estimate the FaIr Market Value of the parcel after the
acqulSltIon and project.
Date of AppraIsal.
September 18, 1998
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ZOnIng:
Highest and Best Use'
Total Land Area.
Commercial.
39,117 :t square feet, net of dedIcatIOn requIrements.
Improvements:
Older wood frame smgle family reSIdence and older
wood frame commercial structure.
Value Before Project:
$391,000
Value After Project:
$300,000
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Subject Photographs
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Subject Residence and Commercial Building
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Facmg Northwest at Subject from Across Vancil Road
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Subject Photographs
Facing Northwesterly at Subject
Facing Northerly at Proposed AcqulSltion Area
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Subject Photographs
Facmg Southeast ofSR 507 Intersection with Vancil Road
Facmg Southeasterly Along SR 507
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Subject Photographs
Northwesterly Boundary of Subject
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Facmg South at Subject from North SIde ofSR 507
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Subject Photographs
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Facmg South Down Vancil Road (Subject on the Right)
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Intersection of SR 507 and Vancil Road
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Introduction
Type of Property.
Address of Property.
CommercIal sIte.
LocatIOn.
10539 SE Vancil Road, Yelm, Washmgton.
Southwest Comer ofSR-507 and Vancil Road.
Owner of Record.
Lloyd C. and Jeanette P ReIchel.
Legal Description
Please see legal descnptIon m Addenda.
Purpose of Appraisal
The purpose of thIS appraIsal was to estImate the FaIr Market Value of the subject
property both before the proposed acqUISItIon and project and after the proposed acqUISItIon and
project.
Description of Proposed Project
The CIty of Yelm purposes to re-ahgn Vancil Road to create a 90 degree mtersectIOn WIth
State Route 507 Tlus re-ahgnment will move Vancil Road to the west creating the need for nght
of way acqUISItIon from the subject parcel.
Description of Appraisal Problem
The subject IS located at one of the few sIgnahzed mtersectIOns WIthm the CIty of Yelm
and has great commercIal appeal. There IS a proposed RIte AId Development encompassmg
several parcels, mcludmg the subject parcel, which IS currently m the sIte plannIng stage. The
RIte Aid developers have an option to purchase the subject WhICh will be exercised once the
project IS though the necessary plannIng stages and approved for development. Because the CIty
of Yelm will need the reqUIred nght-of-way regardless of whether the RIte AId development IS
completed, I have been mstructed by the CIty of Yelm to appraIse the subject parcel
mdependently m both the before and after SItuatIOns.
4006-98
ANDERSON APPRAISAL. INC.
Page 1
Richard F Duncan, MAl, SR/W AI
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Intended Use of Appraisal
ThIS appraIsal report IS mtended for the sole and exclusIve use of the CIty of Yelm as the
basIs for a faIr transactIon.
Definition of Client
The term "ClIent" IS defined m USP AP as -
The party or partIes who engage an appraIser (by employment or contract) m a specIfic
assIgnment.
The clIent ( mtended user) IS CIty of Yelm.
Definition of Fair Market Value
"FaIr Market Value" IS the amount m cash whIch a well-mformed buyer, willmg 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 mto consIderatIon all uses to whIch the property IS adapted and mIght
m reason be applIed (Waslnngton Pattern InstructIon 15008).
Property Rights Appraised
The fee sImple estate IS appraIsed herem, subject to zomng, easements, and restrIctIons of
record.
Date of Inspection
The last date of my phYSIcal property mspectIOn was September 18, 1998.
Delineation of Title
No sales WIthm past five years.
4006-98
ANDERSON APPRAISAL, me.
Page 2
Richard F Duncan. MAl, SR/W AI
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Scope of the Appraisal
As part of thIS complete appraIsal assIgnment, the appraIser made a number of
mdependent mvestIgatIOns and analyses. In conductmg my mvestIgatIOn, varIOUS governmental
entIties were contacted for demographIc data, land polICIes and trends, and growth estImates.
NeIghborhood data were supplemented by physIcal mspectIon of the defined area. InformatIon
regardmg zonmg, utIlItIes, and other lImItation on sIte utilIzatIOn was obtamed. Both the sIte and
the surroundmg area were mspected to determme hIghest and best use, and a personal mspectIOn
of Improvements and sIte Improvements was conducted. The market was analyzed for past trends
and current data, estImated income, absorptIOn and occupancy levels, and antIcIpated expenses
were based upon thIS market eVIdence.
A dilIgent search for comparable data was conducted, and comparable mformatIon was
obtamed from both publIc and pnvate sources. Attempts were made to contact the buyers or
sellers or other knowledgeable tmrd partIes to venfy that the transactIons were at arm's length,
cash eqUIvalent, and market reflective. A reconcilIatIOn of all data consIdered was then
completed, resultmg m the fmal estImate of value, as set forth herem.
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4006-98
ANDERSON APPRAISAL, INC
Page 3
Richard F Duncan, MAl, SR/W AI
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Area Description
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There are four predommant forces affectmg real estate value, namely physIcal, economIc,
socIal, and polItical. The purpose of thIS dIscussIOn IS to relate these forces to the property under
study; these forces will also be analyzed to learn of trends m the past and to forecast probable
future trends, all of whIch has a dIrect effect on real property values. It IS With thIS purpose m
mmd that mformatIon relative to OlympIa, Tumwater, Lacey and Thurston County IS mcluded m
the appraIsal of the subject property
The CIty of Olympia IS the county seat of Thurston County and IS also the CapItol of the
State of Washmgton. It is a seaport communIty located on a deep-water harbor at the south end
of Puget Sound. OlympIa IS one of the oldest communIties m the PacIfic Northwest. The
OlympIa area IS well located as a major transportation crossroads between water, rail, arr and
hIghway servIces.
Seattle IS located about one hour's dnvmg time to the North, and Portland IS about two
hours to the South Via Interstate Highway 5 Olympia's deepwater port supplIes world-Wide
shIppmg commerce. Rail transportatIOn IS prOVIded natIOnWide and lImIted air servIce IS
provIded from the OlympIa Arrport.
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Smce 1960, Thurston County has expenenced a rapId m-mIgratIon. The centralIzatIOn of
State offices m OlympIa m the 1960's, the Impact of Fort LeWIS and the establIshment of The
Evergreen State College have each contributed sIgmficantly to thIS mcrease.
Thurston County lIes near the mIddle of a comdor runnIng down the east SIde of Puget
Sound that extends straight south to the Columbia RIver, and holds approxImately 69 percent of
Washmgton State's populatIOn. ThIS comdor conSIsts of ten counties, With Thurston County
projected as one of the fastest grOWing through the year 2015
From 1990 to 1997, the county population mcreased from 161,238 to 197,600 reSIdents,
or 22.55 percent; projected to the end of the decade thIS would represent a 34:t percent gam.
PopulatIOn forecasts or projections for the County are denved from three dIfferent sources and
are shown m the follOWing table.
POPULATION PROJECTIONS
THURSTON COUNTY
2000-2015
2000 2005 2010 2015
Thurston County 214,015 237,339 254,588 287,516
Amencan DemographIc Magazme 203,000 225,000 250,000 280,000
Washmgton State Office of FmancIal 203,874 243,550 247,420 295,443
Management
4006-98
ANDERSON APPRAISAL, INC.
Page 4
Richard F Duncan, MAl. SR/W AI
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The June, 1997 estImated three-cIty area populatIon was 78,350, wIth OlY.IDpIa at 38,650,
Lacey at 27,570, Tumwater at 12,130 and a county-WIde populatIOn of 197,6001 The OlympIa
populatIon Increased 1458% from 1990 to 1997, Tumwater increase was 21 59%, and Lacey was
up 43% for the same penod of tIme. The cItIes of Yelm and RaImer have grown even faster, at
79 13% and 54.38%, respectIvely
COunty/CIty 1990 1991 1992 1993 1994 1995 1996 1997 Growt
Thurston 161,238 168,000 174,300 180,500 185,900 189,200 193,100 197,600 23%
Unincorporated 94,098 98,446 101,853 105,535 108,382 109,860 1 I 1,245 113,130 20%
Incorporated 67,140 69,554 72,447 74,965 77,518 79,340 81,855 84,470 27%
Bucoda 536 535 530 545 611 610 610 625 17%
Lacey 19,279 20,210 21,290 22,660 24,280 25,110 26,170 27,570 43%
Olympia 33,729 34,739 35,689 36,520 36,740 37,170 37,960 38,650 15%
Ramier 991 1,035 1,175 1,290 1,432 1,440 1,490 1,530 54%
Tenino 1,292 1,310 1,315 1,330 1,360 1,495 1,525 1,570 22%
Tumwater 9,976 10,360 10,950 11,110 11,200 11,420 11,790 12,130 22%
Yelm 1,337 1,365 1,498 1,510 1,895 2,095 2,310 2,395 79%
Population Growth in Thurston County, 1990-1997
Yelm
Tumwater
Olympia
Lacey
Incorporated
Thurston
0%
10%
20%
30%
40%
50%
60%
70% 80%
IOffice of FinancIal Management, State ofWashmgton, June, 1997
4006-98
ANDERSON APPRAISAL, INC
Page 5
Richard F Duncan, MAl, SRlWAI
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Thurston County and Washmgton State's unemployment rates have tradItIonally been
hIgher than the natIOnal average. ThIs IS due partIally to the lack of a dIverse mdustnal base m
both the State and the County The State is hIghly dependent on two mam manufactunng
mdustnes, lumber and aerospace, while Thurston County's mam source of employment IS
government.
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Annual Average Unemployment Rates
Thurston County
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12
10
8
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The unemployment rate peaked m 1982 at 12.1 %, and smce then has shown overall
Improvement to a current low of 4 9% as shown m the graph. 2 The graph also shows that
Thurston County's annual average unemployment rate has predommately been at or slIghtly
below the State and U S rates during most OfthIS decade.
There are mdIcatIOns that Thurston County has emerged as a regIOnal consumer market,
as eVIdenced by the mcrease m retail sales actIvIty Taxable sales grew from $1.3 BIllIon to
$1 95 BillIon dunng the tIme penod 1990 thru 1997, or nearly 6% per year 3
Accordmg to statIstIcs publIshed by Employment Secunty Department, Thurston County
created approxImately 2,100 new Jobs from 1996 to 1997, which represents a growth rate of
about 2.64%. The rate of employment growth has moderated somewhat from earlIer m the
decade (I.e. 5.3% from 1991 to 1992) but IS stIll pOSItIve.
The combmed trade and servIce sectors of the county economy provIde 44 percent of the
employment. They have expenenced the largest percentage growth m employment, but have the
lowest average mcome m wages. The growth and strength of the trade and servIce sectors m
2Waslungton State Employment Secunty Department, Labor Force and Emplovment m Washmgton, June, 1997
3Department of Revenue, 1997 Taxable Retail Sales Report.
4006-98
ANDERSON APPRAISAL, INC.
Page 6
Richard F Duncan, MAl, SR/WAI
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Thurston County can be accounted for as a result of local consumers purchasmg more of theIr
goods and servIces locally, and consumers from outsIde the county purchasmg more goods and
servIces m thIS county
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In Thurston County, Federal, State, and local government compnse the economIC base,
and provIde a major stImulus to the local economy In 1997, all levels of government provIded
39 percent of the employment m the county, accountmg for over fifty percent of the total payroll
receIved by local wage earners.
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The followmg graph illustrates employment breakdown for the Thurston County work
force, accordmgto 1997 statIstIcs generated by State ofWashmgton.4
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Group
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B
C
D
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39%
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AVERAGE MONTHLY EMPLOYMENT BY INDUSTRY
THURSTON COUNTY, 1997
Industry
Manufactunng
TransportatIOn, CommunIcatIOns, UtilItIes
Wholesale and RetaIl Trade
ConstructIon
ServIces
Fmance, Insurance, Real Estate
Government
Forestry, MillIng
Employment
3,900
2,000
17,100
3,700
18,600
2,900
32,600
900
81,700
Total
H A
1% 5%
B
2%
D
5%
F
4%
E
23%
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4Source: Washmgton State Department of Employment Security, 1997 Preliminary Report.
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Major employers are headed by Federal, State, and local levels of government. The
largest prIvate employer IS St. Peter HospItal. The largest manufactunng employer IS the Pabst
(Olympia) BreWIng Company Other SIgnIficant employers, number employed, and type of
actIvIty are summarIzed In the folloWIng table:
1997 THURSTON COUNTY BUSINESSES WITH MORE THAN 150 EMPLOYEES
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EMPLOYER
NO. EMPLOYED
ACTIVITY
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Washington State Employees
Local Public Education
St. Peter Hospital
Local Government (exc!. education)
Federal Employees
The Evergreen State College
Group Health CooperatIve
Capital Medical Center
Safeway Stores
Memorial Clmic
South Puget Sound Community College
Xerox ofthe Pacific Northwest
Haggen/Top Food Stores
Pabst Brewing Company
Fred Meyer
Panorama Corporation
Intercity Transit
Hardel Mutual Plywood
Crown Cork and Seal
Weyerhaeuser
Moduline InternatIOnal
The Olympian
Costco
Ostroms Mushroom Company
St. Martin's College
Briggs Nursery
Lasco Bathware
U.S. West Communications
Evergreen Nursing and Rehabilitation
Darigold, Inc.
Target Stores
Hawk's Prairie Inn
21,700
6,060
2,313
1,100
900
623
575
550
530
420
401
350
345
340
328
325
296
273
270
250
250
240
205
203
201
200
194
174
170
165
155
150
Government
Education
Health Care
Government
Government
Education
Health Care
Health Care
Grocery
Health Care
Education
Manufacturing
Grocery
Brewery
Retail
Senior Services
Transportation
Wood Products
Manufacturing
Shipping Containers
Manufactunng
Publishing
Retail
Food Products
Education
Agriculture
Manufacturing
Communications
Health Care
Manufacturing
Retail
Food Services
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SOURCE.
Thurston Regional Planning, The Profile, September, 1997
D
Unless the local economIC base dIversIfies, employment and overall economIC growth will
contInue to be dependent upon growth In State government and the contInuatIon of the county
becomIng a regIOnal trade and servIce center for neIghbOrIng countIes. The economy In the
PacIfic Northwest IS heavIly dependent on the forest products Industry RegIOnally, that Industry
reached ItS zemth In the 1970's. ThIS regIOn's forest products Industry IS not expected to be very
strong over the next few decades, has lost a SIgnIficant number of jobs durIng the past several
years, and will probably never recover to ItS lngh pOInt of the past.
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The second largest manufactunng mdustry m the Northwest IS transportatIon eqUIpment
(pnmarily aerospace) Although employment m thIS mdustry rebounded durmg the past decade,
Boemg's dommance m mternational sales faces stiff competition.
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The thIrd largest manufactunng sector m the Northwest IS electromcs--a major bnght spot.
Attracted by the lugh quahty envIronment and labor force, electromcs IS expected to become a
large regIOnal mdustry by the turn of the century ThIs could have a sIgmficant pOSItive growth
Impact on Washmgton. The combmatIon of these factors leads to a conclusIOn that the average
future growth rate m Washmgton will be neIther as hIgh as dUrIng the boom years of the late
1970's nor as low as the receSSIOn of the early 1980's. EXIstmg manufacturmg mdustrIes m the
county, dommated by wood products and the Pabst Brewery, are unlikely to grow Trade and
servIces Will not expand as rapIdly as m the past because of slower growth m the economIC base.
The pattern of future growth in Thurston County will likely be determmed more by growth m the
eXIsting economIC base than by the outcome of efforts to bnng m new mdustry
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The Port of OlympIa recently completed a three-year comprehensIve planmng effort and
IS now concentratmg on marketmg ItS marme termmal. OlympIa has hIstoncally been pnmarIly a
log-handhng port, but a severe declme m that market has reduced log exports substantially
Attempts to diversIfy the cargo base have netted a few successes m the past few years. Sunmar
ShIpping, a Seattle based shIppmg hne that controls about one-tlurd of the trade from the
Northwest to the RussIan Far East, recently sIgned a 10-year lease With the Port to load and store
contamers. It was estimated thIS agreement would produce $25 milhon m new Port revenue, and
create some fifty new jobs.
The Port has taken another step m the commercIal development of ItS Budd Inlet property
With the announcement of leases mvolvmg waterfront SItes for a new restaurant and an office
buildmg. In addItion to the restaurant, the relocation of the "Farmer's Market" has been a huge
draw for both tOUrIsts and locals. The Port's ArrdustrIal Park has also seen some recent
development, mcludmg the new Cardmal IG Glass manufactunng plant, a pnnt shop, the new
post office dIstributIOn center, a golf drIvmg range and executive mne-hole golf course, and a
new aircraft repair facihty
Some progress has been made m downtown OlympIa, With the completed renovations of
several buildmgs ongmally constructed between 1880 and 1930
Other pOSItive developments durmg the past decade mclude the $20 6 milhon CapItal
MedICal Center constructIOn project, together With the contmumg development of a nearby
medIcal office park. A $10 mIlhon Fred Meyer shoppmg center was completed on a 24-acre SIte
between Sleater-KInney Road and College Street, in Lacey Fred Meyer leases approxImately
185,000 square feet, and other busmesses occupy the balance of thIS 275,000 square foot project.
A $20 Milhon, 37-acre shoppmg center site, totalmg 340,000 square feet, anchored by
HomeBase, a second Top Food grocery store, and Shopko, was completed at the Interstate 5 and
Martm Way mterchange.
Over the past several years, Weyerhaeuser has contmued plannmg of the Hawk's Prame
Development, whIch encompasses some 2,400 acres. UltImately thIS will be a hIgh tech
mdustrial park, plus housmg development, employmg some 10,000 persons. The residential
portIOn, consIstmg of 2,800 homes for 7,000 people, IS planned m seven phases, over the next 30
years. TheIr new l8-hole golf course, called Mernwood, opened m March, 1995, and has
receIved consIderable praIse as one of the best new pubhc courses m Western Washmgton.
Weyerhaeuser has teamed up With Vicwood Development, Ltd., of Hong Kong, to facihtate the
development, WhICh Will be the thIrd largest planned communIty m Washington State
4006-98
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In 1991, the State Department of General AdmmIstratIOn completed The Master Plan for
the Capitol of the State of Washington. ThIs document sets forth a 20-year gUIde to constructIon,
expansIOn and acqUIsItIon of property on the capItol campus, and mtegrates State plans for the
CIties of OlympIa, Lacey, and Tumwater
The State of Washmgton completed an ambItIous constructIOn program dunng 1991-93,
mcludmg:
· $73 MillIon, 344,000 square foot Natural Resources Buildmg, for the Departments
of AgrIculture, FIshenes, and Natural Resources, on the east CapItol campus, m
OlympIa.
· $63 MillIon, 409,000 square foot headquarters for the Department of Labor and
IndustrIes, on Lmderson Way, between AIrdustnal Way and Israel Road, m
Tumwater
· $53 MillIon, 315,500 square foot headquarters for the Department of Ecology, on
the campus of St. Martm's College, m Lacey
Also tmder conSIderatIon for fundmg are a new $48 MillIon, 161,350 square foot
headquarters for the Washmgton State Patrol, a new CapItol Museum, and completion of the
Hentage Park plan, creatmg a lInk from the State CapItol campus to lower Budd Inlet.
Most of the new office space IS needed for general office work, but there IS also a need for
warehouses, laboratones, computer centers and support facilItIes. The Master Plan IS based upon
the employment projectIOns shown m the followmg graph. Note that 1997 employment was
approximately 21,700, and the "hIgh growth" scenarIO estImates as many as 27,500 employees by
the Year 2010
30000
State Em ploym ent
A c tu a I
Forecast
20000
____~9~1___________
21,700 .
27500 (High)
25000
23900 (Mid)
20200 (Low)
:t:
~ 15000
----______1
I
10000
------- -------- -------- -------- -------- ------
5000
----------------------------------------------
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1975
1980
1985
1990
1997
2010
Year
A dIsturbmg trend surfaced dunng 1994 With the mabIlIty of Thurston COtmty to land
potentIal major employers, mcludmg a Micron plant, Target and Wal-Mart regIOnal dIstributIOn
faCIlItIes. Micron selected a SIte m Utah and Target and Wal-Mart selected SItes m Oregon. In
4006-98
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each case, the reasons cIted Included favorable tax InCentIves, WhIch Thurston County and
WashIngton State were unwIlhng or unable to proVIde.
In recogmtIOn of the State's InabIhty to compete With other states offenng Incentives, In
1995 the WashIngton State legIslature approved a tax credIt for new plant and eqUipment
expendItures. As a result, In perhaps the most sIgmficant announcement to affect Thurston
County In the past decade, Intel CorporatIOn, the world's largest manufacturer of computer ChIPS,
has begun the first stages of a maSSIve manufacturIng and research center just SIX miles northeast
of the Thurston County lIne In DuPont. The scope of the project IS Immense. The company has
the first phase of the operatIOn under way, emplOYIng 1,800 workers. Many of the workers are
expected to eIther be hIred locally or hve in Thurston County DurIng 1998, the company expects
to hIre another 700 to 900 employees, mostly In engIneenng and/or research, With salanes of up
to $60,000. In four years, the number of workers IS expected to double.
DurIng the past two years, the CIty of Olympia began chargIng "Impact fees" In an effort
to make new development pay for the additIOnal burden on local schools and eXIstIng
Infrastructure, and the increase In traffic. Tumwater followed SUIt, and Lacey IS now begInnIng to
collect SImilar fees. As a result, developers who were once consIdenng tills area have deCIded It
would not be economICally feasible to construct theIr projects here, and have opted for other
locatIOns. Examples Include Marnott Hotels, Applebee's restaurant, BMW auto dealershIp, and a
number of smaller projects. In the CIty of OlympIa, commercial buildIng permIts dropped 71 %,
from $27.2 milhon In 1995 to $3.2 milhon In 1996 1997 saw Improvement to $7025 milhon,
but still well below average levels seen dunng the past decade.
In attemptIng to summarIze tills dIscussIOn, the outlook for employment and population
growth appears, on balance, to be slOWing down for OlympIa, as well as Thurston County The
future portends a mInImal amount of local construction actiVIty, dunng the next year, unless local
government offiCIals begIn to recognIze the deletenous effects of theIr "no growth" attItudes and
pohcIes. The economIC outlook appears to be better than some counties In Washmgton State, but
Thurston County IS not expenencing the regIOnal boom currently beIng enjoyed by nearby Kmg,
PIerce and SnohomIsh counties.
4006-98
ANDERSON APPRAISAL, INC.
Page 11
Richard F Duncan, MAl, SR/WAI
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Neighborhood Description
A "NeIghborhood" IS defined m The Appraisal of Real Estate, Tenth EdItIOn,5 as "a group
of complementary land uses." NeIghborhoods are affected by socIal, economIc, governmental,
and envIronmental forces WhICh mfluence property values m the vIcImty of the subject property
WhICh, m turn, dIrectly affect the value of the subject property Itself. The boundaries of a
neIghborhood are typIcally Identified by determmmg the area WIthm whIch the forces affect all
surroundmg propertIes m the same way they affect the property bemg appraIsed.
The subject neIghborhood can generally be described as a developmg commercIal comdor
located southeast of downtown Yelm. The neIghborhood IS centered on State Route 507, a
heavily traveled hIghway WhICh connects the CIty of Yelm With other hIghways to the northwest
and lInkmg the Yelm area With the CIty'S of Tacoma and Puyallup, approxImately 25-30 miles to
the northwest m PIerce County F or the purposes of thIs dIscussIOn, the neIghborhood IS defined
as that area alonff SR-507, between Creek Street to the east and FIrst Street to the west, WhICh IS
south of SE 103T Avenue as ItS northerly boundary, and WIthm a block of SR-507 as ItS southerly
boundary
The major transportatIOn routes m the neIghborhood mclude the aforementIOned SR-507
whIch lmks the area with Tacoma and Puyallup to the east. To the west, SR-507 becomes SR-
510 (Yelm Highway) and lInks Yelm With Lacey and OlympIa, roughly 15 miles to the
northwest. SR-507 also transItions mto a southwesterly-northeasterly mrection and lInks Yelm
With the town of RaImer, apprmomately five miles to the southwest. Creek Street IS another
major route WIthm the neIghborhood lm10ng SR-507 and SE 103Td Avenue near the easterly edge
of neIghborhood.
The neIghborhood IS served by publIc water, sewer, electrIcIty and telephone, as well as
publIc transportation. SR-507 IS asphalt paved With two lanes (With center turn lane) WithIn the
neIghborhood, With paved shoulders, and SIgnals at Vancil Road and Creek Street.
The populatIOn of Yelm has expanded tremendously over the past few years (79%
mcrease from 1990 though 1997), whIch has greatly mcreased the demand for commercIal
servIces. Much of the new commercIal development m Yelm IS occurrIng WIthm the subject
neIghborhood makmg It the fastest grOWing commercIal comdor m Yelm. The neIghborhood IS
anchored by the Nisqually Plaza, a large multI-tenant retail development of roughly 40,000
square feet on the north SIde of SR-507 at Vancil Road. Major tenants WIthm the Nisqually Plaza
mclude a QFC store, RIte AId Drug Store, Key Bank:, John L. Scott Real Estate, Sub shop, and
Burger Kmg as well as vanous other local retail tenants.
New developments WIthm the neIghborhood mclude a new Chevron Convemence Store
and Gas Station at the northeast comer of SR-507 and Creek Street; the new Post Office and
adjacent Prame Plaza CondommIUms, an 11,000 square foot retail and office project at 10523
Creek Street on the west SIde of Creek Street approxImately 0.25 miles to the north of SR-507,
and the Mountam Lumber Store on the east SIde of Creek Street across from the new Post Office
and Prame Plaza CondommIUms. New development under way mcludes an AM/PM
convemence store at the southeast comer of SR-507 and Creek Street.
5The Appraisal of Real Estate. Tenth Edition, (Appraisal Institute, Chicago, IllinOIS, 1992) pp. 171
4006-98
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Planned development WIthIn the neIghborhood Includes a new Safeway store and
assocIated retail development at the southeast comer of SR-507 and Vancil Road across the street
from the subject property, as well as the new 16,750 square foot Rite AId development planned
for southwest comer ofSR-507 and Vancil Road, whIch will Include the subject parcel.
Sales pnces of undeveloped commercIal land In the neIghborhood have ranged maInly
from $3 00 to $13 00 per square foot dependIng on SIze, hIghway frontage, comer on entation
and available utilIties. The neIghborhood IS approxImately 30 to 40% developed WIth many
commercIal tracts under Improved WIth older sIngle family reSIdences WhICh are beIng razed as
development occurs.
Summary
The neIghborhood IS a rapIdly develOPIng commercIal comdor WIthIn the CIty luruts of
Yelm, east of the downtown area. The neIghborhood IS served by all publIc utilIties and IS
located WIthIn close prOXImIty to major transportation routes and servIces. The outlook for the
neIghborhood IS for contInued growth In commercIal development as the populatIOn of Yelm
expands plaCIng pressure on eXIstIng development.
4006-98
ANDERSON APPRAISAL, INC.
Page 13
Richard F Duncan, MAl, SR/W AI
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Site Description
The followmg mformatIon IS from county records as well as a sIte mspectIon. Please refer
to plat map on the opposIte page.
LocatIOn.
Southwest comer ofSR-507 and Vancil Road.
DImensIOns.
Shape'
The sIte IS somewhat trapezOIdal m shape WIth an
average WIdth of approximately 150 1: feet and an
average depth of approxImately 280 1: feet.
TrapezOIdal.
Accordmg to mformatIon furnIshed by the CIty of
Yelm, the parcel consIsts of approxImately 47,307
square feet, of whIch apprmamately 8,190 square
feet would be requrred for dedIcatIon If the parcells
developed. Net of the area whIch would be
dedIcated, the parcel consIsts of approxImately
39,117 square feet.
ApproxImately 150 1: feet along SR-507 and
approxImately 230 1: feet of frontage along Vancil
Road.
Area.
Frontage'
VisibilIty.
Good, the parcel has 150 feet of drrect exposure on
SR-507
Access.
The subject has full legal access from Vancil Road.
I mtervlewed Mr Dale Severson of the Washmgton
State Department of TransportatIOn, who mdlcated
that though the final authonty IS WIth the CIty of
Yelm, based on the WSDOT gUIdelInes, the state
would most likely recommend only a nght m and
possibly a nght out access to the parcel due to ItS
close proXImity to the sIgnal. Mr Severson
mdlcated that full access to the state hIghway
typically requires a mmlmum of 250 feet from the
access pomt to the sIgnal. In the before SItuatIOn the
subject only has approxImately 150 feet of frontage
and could not meet the 250 foot dIstance. Ms. Cathie
Carlson of the CIty of Yelm mdlcated that the
subject would likely be approved for "nght m - nght
out" access.
Topography'
EffectIvely Level.
UtilItIes.
PublIc Water, Sewer, ElectrICIty, and Telephone.
TransportatIon.
SR-507 IS served by PublIc TransportatIon.
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Soil.
No soil tests were provIded. No settlIng or other
dIsturbance noted m immedIately surroundmg area.
It IS an assumptIOn of the report that the soil
qualItIes are adequate to support the Highest and
Best Use of the subject property
Flood Plam or
Wetlands.
Subject sIte IS part of a larger surroundmg area all
designated "Zone C--areas ofmmnnal floodmg,"
Easements.
I was not furnIshed WIth a tItle report for thIS
aSSIgnment. No adverse easements or encumbrances
noted from phYSIcal mspectIon of sIte.
Hazards and NUIsances.
From a phYSIcal mspectIOn of the sIte several barrels
were noted toward the southerly portIOn of the sIte
whIch appear to be of the type whIch often contam
petroleum products. The client IS adVIsed that I am
not qualIfied to detect hazardous matenals and an
mspectIon by a qualIfied expert or at least further
exammatIOn mto thIS matter IS recommended.
Surroundmg Development:
East:
West:
North.
South.
4006-98
ANDERSON APPRAISAL, me.
There IS a Safeway m the plannIng
process Just across Vancil Road
from the subject.
A church and other property whIch
IS part of the area to be acqurred by
RIte AId for theIr planned retail
development
Nisqually Plaza, a 40,000 square
foot multI-tenant retail
development anchored by QFC
WhICh mcludes RIte AId, Key
Bank, and VarIOUS other retail and
restaurant tenants mcludmg Burger
Kmg.
Smgle family residentIal.
Page 15
Richard F Duncan, MAl, SR/WAI
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Zoning
The subject property IS part of a larger surroundmg area all zoned C 1, under the CIty of
Yelm zOnIng ordmance. The purpose of the C-l desIgnatIon IS reprInted from the ordmance
below
Intent:
"ThIS zone IS mtended to provIde for the locatIon of busmess centers to serve the needs of
the communIty for convenIence goods and servIces such as food, drugs, household supplIes,
automobile servIcmg, recreatIOn, entertamment and other uses related to , but lesser m scope, than
downtown core area uses."
Uses permitted outnght m thIS zone mclude apartments as part of a mIxed use
development, VarIOUS retail shoppmg and servIces, grocery and convenIence stores, restaurants,
and taverns, and professIOnal offices, as well as hospitals and veterInary clInICS.
Taxes
The subject property IS currently assessed for real estate taxes as shown below'
Parcel Number
227-30-121200
Land Assessed ValuatIOn
Improvements A. V
Total A.V
Mil Levy
Total Tax Load (1998)
$40,500
$56.300
$96,800
$13.502066/$1.000
$1,30700
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Description of Improvements
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The subject IS Improved WIth an older wood-frame, smgle family dwellIng constructed m
approxImately 1957, accordmg to the Thurston County Assessor's Records. Accordmg to the
county records, the dwellIng consIsts of approxImately 1,080 SF The dwellIng has shake sIdmg
and a composItIon roof and appears to be in below average condItIon, but IS currently occupIed.
The subject IS also Improved WIth another wood-frame structure of approxImately 528 SF,
accordmg to the county records. ThIs buildmg has shake sIdmg WIth a composItIon roof and was
built m 1947 ThIs buildmg IS currently vacant and appears to be m poor condItIon.
Because the hIghest and best use of the parcel IS for commercIal development, neIther
Improvement has any contributory value to the overall parcel over and above ItS mtenm rental
value to off-set ItS eventual demolitIOn cost.
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4006-98
ANDERSON APPRAISAL, INe
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Richard F Duncan, MAl, SR/WAI
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Highest and Best Use
Highest and Best Use may be defmed as follows. "the reasonably probable and legal use
of vacant land or an improved property, whIch IS physIcally possible, appropnately supported,
financIally feasible, and that results in the hIghest value."6
SummarIzmg the Above:
1 The use must be WIthm a realm of probabilIty, I.e., It must be likely, not speculatIve or
conjectural.
2. The use must be legal.
3 The use must be physIcally possible.
4 The use must be fmancIally feasible.
5 The use must be such as to return to land the hIghest net return.
ImplIed IS that the determmatIon of hIghest and best use takes mto account the
contributIOn of a specIfic use to the communIty and commumty development goals, as well as the
benefits of that use to mdIvIdual property owners. Therefore, m certam SItuatIOns, the hIghest
and best use of land may be for parks, greenbelts, preservatIOn, WIldlIfe habItats, and the like.
The defimtIon above applIes speCIfically to the hIghest and best use of the land. It should be
recognIzed that m cases where a SIte has eXIstmg improvements, the hIghest and best use may
very well be determmed to be dIfferent from the eXIstmg use. The eXIstmg use WIll contmue,
however, unless and until the land value m ItS hIghest and best use exceeds the total value of the
property m ItS eXIstmg use.
Highest and Best Use of Land or a Site as Though Vacant:
The first type of Highest and Best Use--Highest and Best Use ofland or a SIte as though
vacant assumes that a parcel of land IS vacant or can be made vacant by demolIshmg any
Improvements. The questIons to be answered m thIS analYSIS are' If the land IS, or were, vacant,
what use should be made of It? What type of buildmg or other Improvement, If any, should be
constructed on the land, and when? Data collected concemmg the surroundmg neIghborhood and
the subject property IS analyzed to prOVIde the eVIdence upon whIch the highest and best use
conclUSIOn IS based. The hIghest and best use analYSIS allows an appraiser to gradually narrow the
field of possible uses by testmg It WIth the four cntena above. The hIghest and best use of a
property IS the foundation for the selectIOn and analYSIS of market data, and IS the baSIS upon
which a property IS valued.
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Legally Permissible
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Legal conSIderatIons are pnmarily governmental restnctIOns such as zomng and
comprehensIve plan claSSIficatIons.
6The Appraisal of Real Estate, Tenth EditIon, (AppraIsal Institute, Chicago, Illinois, 1992), page 275
4006-98
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Richard F Duncan, MAl, SR/WAI
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The subject IS zoned C 1, by the CIty of Yelm, a classIficatIOn whIch penruts a WIde
vanety of commercIal uses mcluding retail shoppmg and servIces, grocery and convemence
stores, profeSSIOnal office and multI-famIly umts withm a mIxed use development. There are no
known pnvate restnctIons on the potentIal uses of the sIte.
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Physically Possible
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In thIS sectIon, the 10catIonal and phYSIcal charactenstIcs will be analyzed to determme
WhICh uses are consIdered to be physIcally possible.
LocatIOn
The subject IS located along the fastest grOWIng commerCIal cOrrIdor m Yelm at one of the
few SIgnalIzed mtersectIons. EXIstmg and planned uses m the area mclude hIgh mtensIty
commerCIal applIcatIons such as the Nisqually Plaza, and proposed Safeway development both at
the same mtersectIOn as the subject, as well as the proposed RIte AId development whIch will
mclude the subject parcel.
Due to the heavy traffic exposure and the eXIstmg and proposed surroundmg commerCIal
development, the subject's locatIOn supports a hIgh mtensIty commerCIal applIcatIon.
PhYSICal ConSIderatIons
SIze, shape, soils, and topography affect the uses to WhICh a sIte may be developed. The
utilIty of a parcel may depend on ItS frontage and depth
The subject sIte IS somewhat trapeZOIdal m shape winch would not prohibIt development.
Its SIze of approxnnately 39,117 square feet IS large enough to accommodate a Ingh mtensIty
commercIal development such as a small retail or convemence store, or a restaurant and It reflects
good development potentIal. The parcel's available utilItIes, topography and access are all
conducIve to commerCIal development.
Summary
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The subject's 10catIonal and phYSIcal conSIderatIons support a Ingh mtensIty commercIal
use of the SIte.
Financially Feasible
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The next analYSIS mvolves conSIderatIon to those uses that have been determmed to be
phYSIcally possible and legally permIssible to determme whIch are financially feasible. The
analYSIS up to thIS pomt has narrowed the highest and best use of the SIte to a hIgh mtensIty
commerCIal development such as a small retail store, convemence store, or restaurant. The
neIghborhood has expenenced a great demand for more commerCIal development WIth many new
developments recently completed or currently m vanous stages of plannmg or constructIOn. With
the expanSIOn m populatIOn base m the Yelm area, the demand for new commerCIal servIces IS
expected to contmue to mcrease. With the mcreasmg demand for commercIal servIces combmed
WIth the strong local economy, and commercIal lending rates at or near 30 year lows, the outlook
for commercIal development m the area IS favorable. Development of the subject SIte WIth a hIgh
mtensIty commercIal applIcatIOn IS conSIdered to be finanCIally feasible.
4006-98
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Richard F Duncan. MAl, SR/WAI
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Maximally Productive
I have consIdered from among the uses outlIned above, those uses that would return the
hIghest net present value to the land over the long term. Based upon thIS analYSIS, the hIghest and
best use of the subject land "as though vacant" IS for a hIgh intenSIty commercIal applIcatIOn
WhICh would take advantage of the subject's excellent locatIOn at one of the busIest mtersectIOns
m Yelm.
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Highest and Best Use of the Property As Improved
Highest and Best Use of a property as Improved (as though Improved) pertams to the use
that should be made of an Improved property or one to be Improved. For example, should the
buildmg be mamtamed, as It IS, or should it be renovated, expanded, or partly demolIshed? Or IS
the proposed Improvement the best use of the sIte? Should It be replaced WIth a dIfferent type or
mtensIty of use?
The eXIstmg Improvements on the subject property are not conSIstent WIth a hIgh mtensIty
commercIal applIcatIon and do not contribute to the overall value of the property The hIghest
and best use of the subject as Improved IS for the removal of the eXIstmg Improvements so that
the sIte can be developed to ItS commercIal potentIal.
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Property Valuation
The Cost Approach, Income Approach and Sales ComparIson Approach are the three
basIc techmques or approaches to value when appralSlng real property
In applymg the Cost Approach the objective IS to estimate the dIfference m worth to a
buyer, between the property being appraIsed and a newly constructed buildmg havmg optimal
utilIty The cost to construct a reproduction of, or replacement for, the eXIstmg structure and sIte
Improvements IS estimated, and a deductIOn IS made for all accrued depreciation present. When
the value of the sIte IS added to thIS figure, the result IS an mdIcatIOn of value, under the pnncIple
of substitution.
In the Sales Companson Approach, market value IS estimated by companng the subject
property to SImilar propertIes that have recently sold, are hsted for sale, or are under contract to
be sold. A major premise of thIS approach IS that the market value of a property IS dIrectly related
to the pnces of comparable, competitive propertIes. The comparative analYSIS focuses on
sImilantIes and dIfferences among propertIes and transactions that affect value. These may
mclude dIfferences m the property nghts, the motivatIOns of buyers and sellers, financmg terms,
market condItions at the time of sale, SIze, location, phYSIcal features, and, If the propertIes
produce mcome, economIC charactenstIcs.
Income-producmg real estate IS typIcally purchased as an mvestment, and from an
mvestor's pomt of VIew earmng power IS the cntical element affectmg value. An mvestor who
purchases mcome-producmg real estate IS essentially tradmg present dollars for the nght to
receIve future dollars. The Income Approach to value conSIsts of methods, technIques and
mathematical procedures used to analyze a property's capaCIty to generate future mcome, and to
convert thIS mcome mto an mdtcatIon of present value.
Land Value Analysis
There are SIX procedures that are available to value land.
. Sales comparIson.
. AllocatIOn.
. Extraction.
· SubdIVISIOn development.
. Land reSIdual.
· Ground rent capItahzatIOn
One of the most relIable mdIcators of value m an active market IS denved by comparmg
the property bemg appraIsed With sImtlar or near SImilar nearby propertIes that have recently
sold. ThIS reflects the pnncIple that a well-mformed buyer Will pay no more for a property than
the cost mvolved m obtammg an equally satisfactory substitute.
For purposes of thIS study, land sales have been summarIzed m the follOWing table. The
most comparable sales are then dIscussed mdIvIdually; these are also presented m greater detail m
the Comparable Market Data sectIOn, together With photographs, legal references, and other
mformation. A map shOWing the locatIOn of the pertment sales, IS shown OppOSIte the table.
ConfirmatIOn of each sale has been obtamed from buyer, seller, broker, or other partIes beheved
4006-98
ANDERSON APPRAISAL, INC.
Page 11
Richard F Duncan, MAl, SR/WAI
Land Sales Map
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to be knowledgeable about the details of the transactIOn, whenever possible. When dIrect
venficatIon was not possible, we have relIed upon publIc records or sImilar data sources.
Sale Location
L-T NE corner ofSR-507/Creek
St., Yelm, WA
L-2"SE comer of SR-507Nancil
t 'Road,.Veim, W A
L-3 West side of Creek St.
;.!lpproximately O;l.O mile north
,-", .. _.- ,. _ -. ';,;-;.." 'tl
o(SR-507,YeIm, WA .
L-4
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North side ofSR..507
approximately 700 f~et to the
west of Creek Street, Yelm,
WA
North and South of SR-5Q7,
- eastofVancil Road,
Yelm, WA
South Side of Yelm Highway,
1/8 ofa ~ile west of Killion
j~oad,. YeIin, W A"'
~\ cSE~coiner ofSR-507 and Bald
"Nills Road
'Sub' ect ;;:'~,..
L-5
L-6
L-7
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LAND SALES
Date Price Size Price/SF
5-20-97 $300,000 33,565 SF $8.94/SF
1-30-98 $400,000 53,500 SF $7 48/SF
$261,360 82,000 SF ~4~"
5-14-97 $3' .} 9/SF
1-28-98
$i81,745
,
$4'02/SF
46,651 SF
Listings
N/A
4,000 SF-to
20,000 SF
$10.oo/SF-
$12.00/SF
6-4-96
$340,000
91,395 SF
$3 72/SF
12-04-96
-
$300,000
$550,000
,
$13nO/SF
22,907 SF
39:117 SF?
:-: ,.;;,.
$14.06/SF
tion
Sale L-IIS located at the northeast comer of SR-507 and Creek Street approxunately 0 15
mile to the southeast of the subject. ThIS SIte consIsts of approXImately 33,565 square feet and
was developed WIth a Chevron gas statIon and convemence store after sale. ThIS SIte IS level m
topography, rectangular m shape, WIth all publIc utilItIes available at sale. ThIS SIte has
approxImately 195 feet of frontage along SR-507 allOWIng for good exposure and access. The
Creek Street intersectIon WIth SR..507 IS a heavily traveled, sIgnalIzed mtersectIon.
ThIS comparable IS consIdered to be roughly equal to the subject for SIze, topography,
available utilItIes and hIghest and best use. ThIS comparable IS consIdered to be slIghtly infenor
to the subject for ItS May of 1997 sale date but supenor for ItS greater SR-507 frontage. ThIS
comparable supports a value for the subject of above $8.94 per square foot.
Sale L-1IS across the street from the subject at the southeast comer of Vancil Road and
SR-507 ThIS SIte IS trIangular m shape WIth effectIvely level topography and all utilItIes
available. Net of land to be dedIcated to the CIty of Yelm, thIS SIte consists of apprmamately
53,500 square feet. ThIS SIte was acqUIred by Safeway to be developed along WIth the adjacent
ten acres WIth the new Safeway store and assocIated retail space.
ThIS comparable IS essentIally equal to the subject m all respects except for ItS tnangular
shape whIch reduces ItS development potentIal. This comparable IS consIdered to be a low
mdicator for the subject at $7 48/SF
Sale L-3 IS on the west SIde of Creek Street, approxImately 0.10 mIle to the north of SR-
507 and roughly 0.25 mile to the northeast of the subject. The parcel consIsts of 82,000 SF WIth
4006-98
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Richard F Duncan, MAI. SR/W AI
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level topography, rectangular shape and all publIc utilItIes available at the tIme of sale. ThIs
parcel was developed With a wood frame bUIldmg used as a U S Post Office after sale.
ThIS comparable IS consIdered to be roughly equal to the subject for shape and available
utilIties, but infenor for ItS locatIOn away from SR-507 exposure and ItS larger SIze. ThIS
comparable supports a value for the subject of well above $3 19 per square foot.
Sale L-4 IS on the north SIde of SR-507 approxImately 700 feet to the west of Creek
Street, approxImately 0 10 mile to the east of the subject. ThIS parcel IS somewhat lITegular m
shape with approxImately 190 feet of frontage along SR-507 and approxImately 188 feet of
depth. ThIs site IS level m topography With all publIc utilItIes available.
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ThIS comparable IS consIdered to be roughly equal to the subject for SIze, but mfenor for
shape and for ItS locatIOn away from a SIgnalIzed comer ThIs comparable supports a value for
the subject of above $402 per square foot.
Sale L-5 IS actually several hstmgs WhICh are located m the proposed Safeway
development across Vancil road from the subject and m the Nisqually Plaza development across
SR-507 from the subject. The lIstmg broker indIcated that the lIstmgs are for smaller pads m the
range of $10 to $12 per square foot. The broker mdlcated that he has had on-gomg negotIatIons
for the pads but would not dIsclose exact sales pnces.
Because these are lIstmgs mvolvmg small pad SItes, thIS comparable IS consIdered to
support the hIgh end of the value range for the subject at $10 00 to $12.00 per square foot.
Sale L-6 IS on the south SIde of the Yelm Highway approxunately 0 15 mile to the west of
KillIon Road approxImately one mile to the northwest of the subject. ThIS parcellS tnangular m
shape, level m topography, With all publIc utilItIes available pnor to sale. ThIS site was
developed With the Twm COWlty CredIt Umon after sale.
ThIS comparable IS consIdered to be mfenor to the subject for locatIOn, shape, and ItS
larger, less marketable SIze. ThIS comparable supports a value for the subject of well above $3 72
per square foot.
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Sale L-7IS located at the southeast comer of SR-507 and Bald Hills Road approxImately
o 15 mile to the southeast of the subject. Tills SIte IS tnangular m shape With approximately 230
feet of frontage along SR-507 and approxImately 195 feet of frontage along Bald Hills Road.
The SIte IS level m topography With all publIc utilItIes available at the time of sale. The SIte was a
former restaurant and requrred an upward adjustment of approXImately $10,000 for demolItIOn
costs. Tills SIte IS bemg developed with an AM/PM store which IS currently Wlder constructIon.
ThIS SIte IS conSIdered to be equal to the subject for locatIOn but supenor for ItS smaller
more marketable SIze, and for ItS greater frontage along SR-507 ThIS comparable IS conSIdered to
be mfenor to the subject for ItS trIangular shape. Overall, tills comparable IS conSIdered to be a
hIgh mdlcator of value for the subject at approxImately $13 10 per square foot.
Sale L-8 IS the optIon pnce on the subject parcel whIch IS planned to be part of the RIte
AId Development. I mtervlewed Mr Alan Cann of the BaldrIdge Group, the developer of the
RIte AId project and the person who negotIated for the acqUISItIon of the parcel, who mdlcated
the approXImate sales pnce of thIS parcellS aroWld $550,000 I also spoke With the lIstmg broker,
Mr Herman ChnstIan of John L Scott Real Estate, who would not venfy the exact sales pnce but
mdlcated that the $550,000 sales pnce was m the ball park though slIghtly hIgh. Mr Cann
mdlcated that the parcel was needed for theIr development and that Safeway was also vymg for
the parcel whIch m effect helped to bId the pnce of the parcel upward. Another factor WhICh Mr
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ANDERSON APPRAISAL, me.
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Richard F Duncan, MAl, SR/W AI
RlGll'I _OF-W ^"\' MAl'
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Cann mdIcated may have mcreased the sales pnce was that even though they will raze the older
Improvements on the parcel to allow for re-development, the owners had placed value on the
Improvements and used that as a bargammg posItIOn. Mr Cann mdIcated that they needed the
parcel and dId not conSIder other sales pnces of sImilar propertIes specIfically m the Yelm area
when consIdenng the acqulSltIOn pnce of the parcel.
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The other sales and lIstmgs m the area do not support thIS hIgh of a value for the subject,
and I belIeve that thIS sales pnce is above market value for the parcel at $14 06 per square foot.
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Correlation and Conclusion
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The comparable SIte sales support a value range for the subject of approxImately $3 19 to
$1406 per square foot. Comparables L-3, L-4 and L-6 support the lower limIt of value for the
subject at $3 19 to $4 02 per square foot and are low mdIcators because they are not at sIgnalIzed
mtersectIons. Comparable L-8 supports the hIgh end of the range at $14 06 and IS conSIdered to
be an above market mdIcator for the subject. The remammg comparables support a value range
for the subject of $7 48 to $13 10 per square foot. Comparable L-2, at $748 per square foot IS
Just across the street from the subject and IS conSIdered to be a low mdIcator of value for the
subject due to ItS trIangular shape and larger SIze. Comparable L-l, at $8.94 per square foot, IS
conSIdered to be very close for locatIOn but mfenor for its 1997 date of sale, while Comparable
L- 7 IS conSIdered to be an upper lImIt mdIcator at-$13 10 due to ItS greater frontage and ItS
smaller SIze.
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The subject IS located on a sIgnaled mtersectIon whIch IS one of the busIest m Yelm and
ItS locatIon makes It a very deSIrable SIte. Based on ItS supenor locatIon, the market would place
the subject's value near the hIgh end of the range. The comparable sales and lIstmg data support a
market value for the subject of approxImately $10 00 per square foot, whIch supports an overall
value for the subject m the before SItuatIOn of approxImately $391,000 @ (39,117 SF @ $10 00
per square foot).
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Description Of Property Ri!!hts To Be Acquired And Effects Of Acquisition
The acqUISItIon, m fee, of an Irregular shaped strIp of property consIstmg of
approxImately 9,085 :t square feet. The proposed nght of way line begms at the southeasterly
edge of the subject site and curves in a westerly dIrectIOn to a pomt whtch IS approXImately 60 :t
feet to the west of the subject's northwesterly comer The proposed acqulSltIOn will mclude both
wood frame buildmgs on the subject and It IS assumed that the CIty of Yelm will pay for the
demolItIOn of the structures.
Description And Valuation Of Remainder
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The remamder will be reduced m SIze from 39,117 square feet to approXImately 30,032
square feet as a result of the acqulSltIOn. The subject's SR-507 frontage will be reduced from
approxImately 150 feet to approximately 85::l: feet and ItS actual frontage along Vancil Road wIll
be mcreased. The subject will be somewhat Irregular m shape WIth a northerly boundary of
approxImately 85 feet and a southerly boundary of approXImately 190 feet. In speakmg WIth Ms.
CathIe Carlson of the CIty of Yelm, It appears likely that the subject's 85 feet of frontage would
still be enough to allow a "nght m" access m the after SItuatIOn. Though the subject's shape m
the after SItuatIOn IS not typIcal for a commercIal pad, It WIll still be adaptable to a WIde vanety of
commercIal uses and I see no loss m value for the SIte over and above ItS loss of land.
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4006-98
ANDERSON APPRAISAL, lNe.
Page 24
Richard F Duncan. MAl. SR/W AI
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Remainder Valuation
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USIng the same sales and analysIs In the after SItuatIOn. I estImate a value for the subject
remaInder of approxImately $10 00 per square foot or approxImately $300,000. (30,032 SF @
$10 OO/SF)
Discussion of Damages
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In examInIng the subject's shape In the after SItuatIOn the questIOn of possible damages
may anse due to ItS Irregular configuratIon. The estImated value of the remaInder IS
approxImately 23% lower than the value In the before SItuatIOn ($391,000 - $300,000 =
$91,000/$391,000), and though It may suffer some reduced appeal due to ItS Irregular shape, It
will also be much smaller In SIze whIch typIcally has an upward Impact on the pnce paId per
square foot for commercIal sItes. (An example of thIs IS the dIfference In pnce per SF between
Sale L-l ($300,000/33,565 SF = $8 94/SF) and Sale L-7 ($300,000/22,907 SF = $13 lO/SF)
whIch are both commercIal SItes developed WIth convemence store/gas statIons) After
examInIng thIS SItuatIon thoroughly, It IS my opImon that the SIte's excellent locatIOn and still
adequate access will allow It to remaIn a VIable commercIal SIte In the after SItuatIon and I see no
loss In value over and above the loss In SIze.
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VALUE SUMMARY
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VALUE OF SUBJECT BEFORE ACQUISITION
39,117 SF @ $10 OO/SF
$391,000
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VALUE OF THE REMAINDER
30,032 SF @ $7.50/SF
$300,000
VALUE DIFFERENCE
9,085 SF @ $1O.00/SF
$91,000
Note: I was Instructed by the CIty of Yelm not to make an owner contact as part of tills appraIsal so
none was made.
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4006-98
ANDERSON APPRAISAL, INC.
Page 25
Richard F Duncan, MAl, SR/W AI
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Certification
I certIfy that, to the best of our knowledge and belIef,
1
2.
The statements of fact contamed m thIS report are true and correct.
The reported analyses, opmIOns and conclusIOns are lImIted only by the reported
assumptions and lImltmg condItions, and are our personal, unbIased professIOnal analyses,
opmIOns, and conclusIOns.
3
I have no present or prospective mterest m the property that IS the subject of thIS appraIsal
report, and I have no personal mterest or bias With respect to the partIes mvolved.
4
My compensation IS not contmgent on an actIOn or event resultmg from the analyses,
opmIOns, or conclusIOns m, or the use of, thIS report.
5
My analyses, opmIOns, and conclusIOns were developed, and thIS report has been
prepared, m conforrmty With the reqmrements of the Code of ProfessIOnal EthIcs and the
Standards of ProfessIOnal Practice of the Appraisal Institute and the NatIOnal AssocIatIOn
of Independent Fee AppraIsers.
The use of tlus report IS subject to the requIrements of the Appraisal Institute relatmg to
reVIew by ItS duly authonzed representatives.
6.
7
8
9
I have made a personal mspectIOn of the property that IS the subject of thIS report.
No one provIded sIgmficant professIOnal aSSIstance to the persons sIgmng thIS report.
ThIs appraIsal aSSIgnment was not based on a requested mmnnum valuatIOn, a specIfic
valuation, or the approval of a loan.
10
The undersIgned appralser( s) are competent and qualIfied to perform the appraIsal
aSSIgnment.
As of the date of thIs report, I have
education program of the AppraIsal Institute
e(J(O- _)
Richard F Duncan, M:;(l, SR/W A
completed the requIrements of the contmumg
4006-98
ANDERSON APPRAISAL, INe.
Page 16
Richard F Duncan. MAl, SR/WAI
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Appraiser's Qualifications
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RICHARD F. DUNCAN, MAl ,SR/W A
Real Estate Appraiser -
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Professional Education
The Evergreen State College, Olympia, W A
Bachelor of Arts, Major-Busmess Management, 1987
Professional Organizations
MAl - Member, AppraIsal InstItute
Semor Member of InternatIonal RIght of Way AssocIatIon(SR/W A)
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License and Certification
CertIfied Real Estate Appr3.1ser (General) - State of Washmgton
No. DU-NC-AR-F402RA
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Real Estate Courses
Real Estate Law
Real Estate Fmance
Real Estate PractIces
Pnnclples of Real Estate AppraIsal I
Pnnclples of Real Estate AppraIsal II
Umform Standards of ProfessIOnal Appraisal PractIce
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Appraisal Institute Courses
Successfully Challenged Real Estate Appr3.1sal Pnnclples
Successfully Challenged BasIc ValuatIon Pnnclples
CapItalIzatIon Theory and TechnIques Part A
CapItalIzatIOn Theory and TechnIques Part B
Report Wntmg and ValuatIon AnalYSIS
Advanced ApplIcatIons
Standards of ProfessIOnal PractIce Part A
Standards of ProfessIOnal PractIce Part B
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International Right of Way Association Courses
Appr3.1sal of PartIal AcqUlsltIons
PrincIples of Real Estate AcqUlsltIon
Engmeermg Plan Development and ApplIcation
EthICS and the RIght of Way ProfessIOn
CommumcatIon m Real Estate AcqUlsltIon
Bargammg NegotIations
Relocation ASSIstance
Land Titles
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4006-98
ANDERSON APPRAISAL, INC.
Page 27
Richard F Duncan, MAl. SR/WAI
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National Highway Institute Courses
AppraIsal and Appraisal RevIew for Federal AId Highway Programs
Movmg Cost EstImatmg
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Real Estate Experience
Fee AppraIser- Anderson AppraIsal, Inc.
Real Estate Appraiser - Clark County Department of PublIc Works
Real Estate AppraIserlRIght of Way Agent - Washmgton State Dept. of
TransportatIon
Real Property Manager - Phoernx PropertIes Inc.
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Tvpes of Appraisal Assignments
Undeveloped Land
Apartments
Office Buildmgs
Wetlands/Open Space
EmInent Domam TakIngs - StrIp and Before/After Reports
Fundmg FeasibilIty StudIes for Governmental Projects (roads, parks, bike trails etc.)
SpecIal Benefit StudIes
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4006-98
ANDERSON APPRAISAL, INC.
Page 28
Richard F Duncan, MAl. SR/W AI
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Statement of Limiting Conditions and Assumptions
1 One (or more) of the slgnatones of thIs appraIsal report IS a Member or CandIdate of the
AppraIsal InstItute, and/or the NatIOnal AssocIatIOn of Independent Fee AppraIsers.
2. The legal descnptIon furnIshed the appraIsers IS assumed to be correct. Title to the
property appraIsed In thIs report IS assumed to be merchantable In the partIes stated to be
the owners. For the purpose of thIS report, the property IS assumed to be free of lIens and
encumbrances.
3 The InformatIOn contaIned In thIS report, other than facts observable by a phYSIcal
examInatIon of the property, IS from sources consIdered to be relIable, but such
InformatIOn IS In no sense guaranteed.
4 No responsibilIty IS assumed because of matters of legal character affectIng the property,
such as tItle defects, encroachments, lIens, and overlappIng property lInes. The appraIsal
IS based on the premIse that, there IS full complIance with all applIcable federal, state, and
local envIronmental regulatIOns and laws unless otherwIse stated In the report; further that
all applIcable zornng, buildIng, and use regulatIons and restrIctIons of all types have been
complIed WIth unless otherwIse stated In the report; further, It IS assumed that all reqUIred
lIcenses, consents, permIts, or other legIslatIve or awmrnstratIve authonty (local, state,
federal and/or pnvate entIty or organIzation) have been or can be obtaIned or renewed for
any use consIdered In the value estImate.
5 In computIng values, vanous figures have been rounded off to the nearest sIgnIficant
amount, for the sake of clanty, In arrIVIng at the valuatIon. The dIstributIOn of the total
value between land and Improvements applIes only under the utilIzatIOn of the property to
ItS Highest and Best Use.
6 CompensatIon for servIces IS dependent only upon delIvery of tlus report. The values
found by the appraIser are In no way contIngent upon the compensatIOn to be paId for
servIces.
7 The Bylaws and RegulatIOns of the AppraIsal InstItute and the NatIonal ASSOCIatIOn of
Independent Fee AppraIsers requIre each Member and CandIdate to control the use and
dIstributIOn of each appraIsal report sIgned by such Member or CandIdate. Therefore,
except as hereInafter provIded, the party for whom thIS appraIsal report was prepared may
dIstribute copIes of tlns appraIsal report, In ItS entIrety, to such thIrd partIes as may be
selected by the party for whom tlns appraIsal report was prepared, however, selected
portIons of thIS appraIsal report shall not be gIven thIrd parties WIthout the pnor written
consent of the slgnatones of thIS appraIsal report.
8 ThIS report IS made In accordance WIth the Urnform Standards of ProfeSSIOnal AppraIsal
Practice, adopted by the AppraIsal Standards Board ofthe AppraIsal FoundatIOn.
9 Improvements proposed, If any, on or off-SIte, as well as any repaIrs reqUIred are
consIdered, for purposes of tlns appraIsal, to be completed In good and workmanlike
manner accordIng to InformatIOn submItted and/or considered by the appraIsers. In cases
of proposed constructIon, the appraIsal IS subject to change upon InspectIon of property
after constructIOn IS completed. ThIS estImate of market value IS as of the date shown, as
proposed, as If completed and operatIng at levels shown and projected.
4006-98
ANDERSON APPRAISAL, INC.
Page 29
Richard F Duncan, MAl, SR/WAI
The appraIser IS not requIred to give testImony or appear m court because of havmg made
the appraIsal WIth reference to the property in questIon, unless arrangements have been
prevIOusly made.
16 The appraIser assumes no responsibilIty for ludden or unapparent condItIons of the
property, whIch would render It more or less valuable, and further assumes no
responsibilIty for surveys or engmeenng whIch mIght be reqUIred to dIscover such factors.
The above condItIons mclude soil composItIon, dramage charactenstIcs, load bearIng
capacIty, water table elevatIOn, seIsmIC susceptibilIty, hazardous waste contammatIon,
radIOactIvIty, the locatIOn of underground facilItIes, and so forth. Unless otherwIse stated
m thIS report, the eXIstence of hazardous matenal, whIch mayor may not be present on
the property, was not observed by the appraIser The appraIser has no knowledge of the
eXIstence of such matenals on or m the property The appraIser, however, IS not qualIfied
to detect such substances. The presence of substances such as asbestos, urea-
formaldehyde foam msulatIOn, or other potentIally hazardous matenals may affect the
value of the property The value estImate IS predIcated on the assumptIon that there IS no
such matenal on or m the property that would cause a loss m value. No responsibilIty IS
assumed for any such condItIons, or for any expertIse or engmeenng knowledge required
to dIscover them. The clIent IS urged to retam an expert m thIS field, If deSIred.
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Any draWIngs and/or dIagrams ate for illustratIve purposes only and are not drawn
necessarily to scale and should not be construed as surveys or engmeenng reports.
It IS called to the reader's attentIon the fact that thIS report IS delIvered subject to the
stIpulatIOn that neIther all nor any part of the contents of thIS report shall be conveyed to
the publIc through advertIsmg, publIc relatIOns, news, sales or other medIa, WIthout the
wntten consent and approval of the appraIsers or reVIew appraIser, partIcularly as to
valuatIOn conclUSIOns, the IdentIty of the appraIser or firm WIth whIch he IS connected, or
any reference to the AppraIsal InstItute or the MAl deSIgnatIOn, or the NatIOnal
ASSOCIatIon of Independent Fee AppraIsers or the IF AS deSIgnation.
11
12.
The opImon of value, as set forth m thIS report, IS based solely upon mformatIOn available
at and pnor to the date of valuatIon, and no responsibilIty IS assumed WIth respect to facts
that may develop subsequent to such date and whIch mIght have a bearIng on the opmIOn
of value at the date noted as expressed herem. The appraIsers and/or officers of Anderson
AppraIsal, Inc. reserve the nght to alter statements, analysIs, conclUSIOn or any value
estimate m the appraIsal If there become known to us facts pertment to the appraIsal
process that were unknown to us when the report was fimshed.
13
It IS assumed that the property whIch IS the subject of thIS report will be under prudent and
competent ownershIp and management; neIther mefficIent nor super effiCIent.
14
The estImated market value, whIch IS defmed m the report, IS subject to change WIth
market changes over tIme; value IS hIghly related to exposure, tIme, promotIonal effort,
terms, motIvatIon, and condItIons surroundmg the offenng. The value estImate conSIders
the prodUCtIVIty and relatIve attractIveness of the property phYSIcally and economIcally m
the marketplace.
17 The Amencans WIth DIsabilItIes Act (ADA) became effectIve January 26, 1992. The
appraIsers have not made a speCIfic complIance survey and analYSIS of thIS property to
determme whether or not It IS m conformity WIth the VarIOUS detailed requIrements of the
ADA. It IS possible that a complIance survey of the property, together WIth a detailed
analYSIS of the reqUIrements of the ADA, could reveal that the property IS not m
complIance WIth one or more of the requIrements of the Act. If so, this fact could have a
4006-98
ANDERSON APPRAISAL, INe.
Page 30
Richard F Duncan, MAl, SR/WAI
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negatIve effect upon the value of the property Smce the appraIsers have no dIrect
evidence relatmg to tlus Issue, possible noncomplIance With the reqUIrements of ADA m
estImatmg the value of the property has not been consIdered.
Federal Government RegulatIOns. The Federal Government has special requIrements for
appraIsals to be utilIzed for some types of loans, resultmg from Federal FmancIal
InstItutIOns Reform, Recovery and Enforcement Act of 1989 ThIS appraIsal was not
wntten m accordance With FIRREA guIdelmes, unless so stated, in the letter of
transmIttal. AddItIonal research, analysIs, and report wntmg may be requIred because of
the varIety of standards and mterpretatIOns among certain fmancIal mstItutIons, and
appraIsal reVIewers, and will be undertaken upon clIent request, at addItIonal fees, for
time and costs.
19
Where the dIscounted cash flow analysIs has been used It has been prepared on the baSIS
of mformatIon and assumptIOns stIpulated m tills report. The forecasts, proJectIOns, or
operatmg estImates contamed herem are based upon current market condItIons,
antIcIpated short-term supply and demand factors, and a contmued stable economy The
acillevement of any financial projectIOns will be affected by fluctuatmg economIC
condItIons and IS dependent upon the occurrence of other future events that cannot be
assured. Therefore, the actual results achIeved may well vary from the projectIOns and
such vanatIOn may be matenal.
20 ThIS appraIsal was obtamed from Anderson AppraIsal, Inc. or related companIes and/or ItS
mdIvIduals or related mdependent contractors and conSIsts of "trade secrets and
commercIal or fmancIal mformatIOn" whIch IS pnvileged and confidentIal and exempted
from dIsclosure under 5 D.S C. 552(b)(4). NotIfy the appraIser(s) sIgmng the report of
any request to reproduce tills appraIsal m whole or m part.
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21. APPRAISER LIABILITY EXTENDS ONLY TO STATED CLIENT, NOT
SUBSEQUENT PARTIES OR USERS, AND IT IS LIMITED TO THE AMOUNT
OF FEE RECEIVED BY THE APPRAISER FOR THIS REPORT. ACCEPTANCE
OF AND/OR USE OF THIS APPRAISAL REPORT BY CLIENT OR ANY THIRD
PARTY IS PRIMA FACIE EVIDENCE THAT THE USER UNDERSTANDS AND
AGREES TO THESE CONDITIONS.
4006-98
ANDERSON APPRAISAL, INC.
Page 31
Richard F Duncan. MAl, SR/WAI
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4006-98
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COMPARABLE
MARKET DATA
. Land Sales Comparisons
Page 32
Richard F Duncan. MAl. SR/WAI
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Comp # 98-4006-1 (CT 1245)
Printed on 9/22/98
Land Sale Comparison Number:
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Common Name:
Address:
City'
Location Desc:
Chevron Convenience Store and Gas Station
Yelm County: Thurston
Northeast comer SR 507 and Creek Street
State: W A
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Seller- Five Comers LLC
Buyer: Ridge Development LLC
Sale Price: $300,000 00
Analysis Price: $300,00000
Sale Date:
Recording No:
5/20/97
WD 3089264
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Legal Desc: SIP SS 8167, L1
Tax Parcel No: 6430-34-00500
Assessed Valuation.
$18,900
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Financing: Cash to seller
Rights Transferred: Fee simple
Confirmation. George Berry, Seller
Confirm Date: 9/16/98
Market Time:
Unknown
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Land Area SF: 33,565 00
LandAreaAcre: 0 77
Price Per SF:
PricePer Acre:
$8.94
$389,334
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Site Desc: SIte located at NE comer of SR 507 and Creek Street, a signalized comer
Parcel is level in topography and essentially rectangular ill shape with all
pubhc utihties available at the time of sale.
Site Improvements: None.
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Zoning Code: C-1
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Utilities: All city utilities available.
Dimensions: Roughly 200' x 165'
Current Use: Vacant Land
Zoning Desc: Commercial Service
District
Access: Paved City Street
Highest/Best Use: Commercial
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Remarks: This site was developed with a Chevron Convenience Store after sale. Mr
George Berry is one of the members of both the buyer and seller but none
of the other members are related. Mr Berry indicated that this was a
market transaction to be fair to members on both sides.
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Northeast Corner SR 507 & Creek Street
Rtference. 98-4006-1 CTl245
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Comp # 98-4006-2 (CT 1246)
Printed on 9/21/98
Land Sale Comparison Number:
L-2
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Common Name:
Address:
City.
Location Desc:
Safeway
10425 SE Highway 507
Yelm County: Thurston
SE corner of Vancil Road and SR 507
State: W A
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Seller: Marilyn Jablonski, et.aI.
Buyer: Safeway, Inc.
Sale Price: $400,000 00
Analysis Price: $400,000 00
Sale Date:
Recording No.
5/20/97
3132711 WD
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Legal Desc: PortIon, Section 30, Township 17, Range 2 East
Tax Parcel No: 227-30-110300 Assessed Valuation:
$40,500
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Financing: Cash to seller
Rights Transferred. Fee simple.
Confirmation. Barbara Richards
Confirm Date: 9/15/98
Market Time:
Unknown.
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Land Area SF: 53,50000
LandAreaAcre: 1.23
Price Per SF:
PricePer Acre:
$748
$325,682
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Site Desc: Triangular in shape with level topography Two old dwellmgs on the parcel
which will be removed.
Site Improvements. None.
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Dimensions: Irregular
Current Use: Vacant Land
Zoning Desc: Commercial Service
District
Access: Paved City Street
Highest/Best Use: Commercial
Zoning Code: C-l
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10 0 acres for the development of a new Safeway store and associated retail
space.
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R(ference. 98-4006-2, CT1246
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Comp # 98-4006-3 (CT 1247)
Printed on 9/21/98
Land Sale Comparison Number:
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Common Name:
Address:
City:
Location Desc:
us Post Office
10523 Creek Street
Yelm County: Thurston
West side of Creek Street, 0 10 mile north of SR 507
State: W A
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Seller: Rocky PraIrie Corporation
Buyer: Cary and Jamce Kopczynski
Sale Price: $261,36000
Analysis Price: $261,36000
Sale Date:
Recording No'
5/14/97
3088376-WD
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Tax Parcel No' 227-30-140101 Assessed Valuation:
$141,800
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Financing: Cash to seller
Rights Transferred: Fee simple
Confirmation. Larry Ofner, Rocky Prairie Corporation
Confirm Date: 9/16/98 Market Time:
Unknown
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Land Area SF: 82,000 00
LandAreaAcre: 1.88
Price Per SF:
PricePer Acre:
$3 19
$138,840
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Site Desc: Site is effectively rectangular in shape and level in topography with all
public utilities available.
Site Improvements: None.
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Utilities: All city utilities available.
Dimensions: Roughly 237' x 342'
Current Use: Vacant Land
Zoning Desc: Commercial Service
District
Access: Paved City Street
Highest/Best Use: Commercial
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Remarks: The site was developed with a US Post Office after sale, and is adjacent to
Prairie Plaza Condominiums, an approximately 11,000 SF retail and office
development. Creek Street is beginning to develop in the area of this site.
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10523 Creek Street
REference. 98-4006-3. CT 1247
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Comp # 98-4006-4 (CT 1248)
Printed on 9/21/98
Land Sale Comparison Number: L-4
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Common Name:
Address:
City:
Location Desc:
Yelm County: Thurston State: W A
North side ofSR 507, approximately 700 feet to the west of Creek Street
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Seller: Rocky Prairie Corporation
Buyer: Forbest Partners
Sale Price: $187,74500
Analysis Price: $187,74500
Sale Date:
Recording No:
1/28/98
WD 3132043
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Legal Desc: SIP BLA 30-110103-Pt.
Tax Parcel No: 227-30-110103-
Pt.
Assessed Valuation.
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Rights Transferred. Fee simple.
Confirmation: Larry Ofner, Rocky Prairie Corporation
Confirm Date: 9/16/98 Market Time:
Unknown.
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Land Area SF. 46,651 00
LandAreaAcre: I 07
Price Per SF:
PricePer Acre:
$402
$175,305
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Site Desc: This site is somewhat irregular in shape WIth an approximately frontage
along SR 507 of 190 feet and an average depth of 188 feet.
Site Improvements: None.
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Utilities: All city utilities available.
Dimensions: Irregular
Current Use: Vacant Land
Zoning Desc: Commercial Service
DIstnct
Access: Paved CIty Street
Highest/Best Use: Commercial
Zoning Code: C-l
Remarks:
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REference. 98-4006-4, CT 1248
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Comp # 98-4006-5 (CT 1249)
Printed on 9/21/98
Land Sale Comparison Number:
L-5
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Common Name: Nisqually Plaza and proposed Safeway Development
Address: SR 507 at Vancil Road
City: Yelm County: Thurston State: W A
Location Desc: Located on both sides of SR 507 on the east side of Vancil Road.
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Seller: Safeway, Inc.
Buyer NA
Sale Price:
Analysis Price:
Sale Date:
Recording No:
LISTING
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Tax Parcel No:
Assessed Valuation:
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Rights Transferred:
Confirmation:
Confirm Date:
Cash to seller
Fee simple.
Sandy Bode, West Coast Commercial Real Estate
9/19/98 Market Time:
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Land Area SF.
LandAreaAcre:
Price Per SF:
PricePer Acre:
$000
$0
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Site Desc: This listing includes pad sites in the Nisqually Plaza and in the proposed
Safeway development at Vancil Road and SR 507
Site Improvements: Parking will be shared.
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Zoning Desc: Commercial Service
District
Access: Vancil Road and SR
507
Highest/Best Use: Commercial
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Dimensions: Not yet determined.
Current Use: Vacant Land
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Remarks: The listing Broker indicated that he has on-going negotiations for the pads
but would only indicate that they are in the range of $10 to $12.00 per
square foot.
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These listings are for pads which will have parking shared with the general
retail tenants of the development.
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REference. 98-4006-5, CTl249
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Printed on 9/22/98
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Common Name:
Address. 1105 Yehn Highway
City' Yehn County: Thurston State: W A
Location Desc: South side of Yehn Highway about 1/8 mile west of Killion Road
intersection.
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Seller: Glen Shores
Buyer Twin County CredIt Union
Sale Price: $340,000 00
Analysis Price: $340,000 00
Sale Date:
Recording No:
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Legal Desc: Portion NE 1/4 Section 24, T17N, RIE.
Tax Parcel No: 217-24-120300 Assessed Valuation:
6/4/96
3033167
$132,700
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Financing:
Rights Transferred.
Confirmation:
Confirm Date:
Cash
Fee Simple
Cmdy Schomo - seller representative.
Market Time:
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Less than 12 months.
Land Area SF: 110,206 00
LandAreaAcre: 2.53
Price Per SF:
PricePer Acre:
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Site Desc: Level at grade.
Site Improvements: Old single family residence, to be razed.
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$309
$134,388
Zoning Desc: Commercial
Access: Yelm Highway
Zoning Code: C-I
Utilities. Water, sewer, telephone,
electric
Dimensions: Irregular
Current Use' SFR Site
Highest/Best Use: Commercial
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Remarks: Site was improved with older single family dwelling. This was removed to
make room for a new branch office.
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REference. 96-3727-6, CT382
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Comp # 98-4006-7 (CT 1251)
Printed on 9/22/98
Land Sale Comparison Number:
L-7
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Common Name: AM-PM Store
Address: 16507 SE Highway 507
City: Yelm County: Thurston
Location Desc: Southeast comer of Bald Hills Road and SR 507
State: W A
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Seller- Leo Lefebvre, et.al.
Buyer: Hassan Corporation
Sale Price: $290,000.00
Analysis Price: $300,000 00
Sale Date:
Recording NO'
12/4/96
3064734, WD
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Legal Desc: McKenna Irrigated Tracts B32, Part of Lot 7
Tax Parcel No: 6430-32-00701 Assessed Valuation:
$130,100
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Financing: $125,000 down with private deed of trust for balance, terms not disclosed.
Rights Transferred. Fee simple.
Confirmation: Leo Lefebvre, Seller
Confirm Date: 9/22/98 Market Time: Unknown.
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Land Area SF: 22,907 00
LandAreaAcre: 0.53
Price Per SF:
PricePer Acre:
$13 10
$570,481
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Site Desc: Triangular in shape with level topography Old restaurant on parcel at time
of sale. The indicated size was 35,427 SF prior to dedications. Parcel has
approximately 230 feet of frontage along SR 507 and approximately 195
feet of frontage on Bald Hills Road.
Site Improvements: None.
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Utilities: All city utilities available.
Dimensions: Irregular
Current Use: Restaurant
Zoning Desc: Commercial Service
District
Access: Paved City Street
HighestlBest Use: Commercial
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Zoning Code: C-l
Remarks:
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Rtference. 98-4006-7, CT 12 51
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Comp # 98-4006-7 (CT 1250)
Printed on 9/22/98
Land Sale Comparison Number:
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Common Name:
Address.
City:
Location Desc:
Rite Aid
Yelm County: Thurston
Southwest comer of Vancil Road/SR 507
State: W A
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Seller: Reichel
Buyer. Rite Aid
Sale Price: $550,000 00
Analysis Price: $550,000 00
Sale Date:
Recording No:
OPTION
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Tax Parcel No: 227-30-121200
Assessed Valuation:
$96,800
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Financing. Cash to seller
Rights Transferred: Fee simple.
Confirmation: Alan Cann, Baldridge Group and Herman Chnstian of John L. Scott Real
Estate
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Confirm Date: 9/19/98
Market Time:
Land Area SF: 39,11700
LandAreaAcre: 0.90
Price Per SF.
PricePer Acre:
$1406
$612,470
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Site Desc: This site is trapezoidal in shape with approximately 150 feet offrontage
along SR 507 and approximately 280 feet of depth. Parcel is improved with
two wood frame buildmgs whIch will be removed to accommodate
development. This parcells bemg assembled by RIte Aid for the
development of their 16,750 SF retail store.
Site Improvements: None.
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Zoning Code: C-I
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Utilities: All city utilities available.
Dimensions: Roughly 150' x 280'
Current Use' Single-Family Residential
Remarks: The realignment of Vancil Road the the City ofYelm will reduce the size of
this site to approximately 39,117 SF
Zoning Desc: Commercial Service
District
Access: Paved City Street
Highest/Best Use: Commercial
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!bat part of the ~ ot the lm4 of Bec. JO,Twp.17 N. R. 2 E.W.M., dellCribed &II tollows,
!leg1m1jng at a point on the vellt ,".ine ot the eallt 310 teet ot llaid ~ ot the ~ 130 teet
8Outhot tM eolltherq llne ot Se.;onda17 State Highvq S07(tonnerl;r NooS-Hh thence lIOuth
aloac lIud Wilt line 310 teet, mere or lellll, to the north line ot the llOuth :7So$ teet ot lIud
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of tb1e deSCript1on; thence north 12-201 E8.IIt 312 teet, JIIOre 0)( lellll, to said 8Outherl;r llne
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to thIS aut Une ot llaid !noJ& ot/the NEl(; thence 1I0uth along said eut line 200 teet, IIlOre or
t.ee, to tM nort.h line of 1I0Uth 2?S., teet ot llaid N\Ih ot the N!%; thence vellt8rl;r along IIUeS
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- J ') IleIIn ....
4wu-t.houa.nd Ind no/lOU------.------------------------------t, 2000.00
..... .... l1li NCdpt ........, 10 Ilonb, ~ aM 1M ..... ., ... ...... ,.. .... .. ... .. ......:
an.-~dred ~ .nd n9/l.00-------------------~---------------($150.00) Dollars,
or ~re at pure.. .:r'lI ..option, on or betore the 20th dq of lo"felllber 1974,
.ad one-hundred t1t~ end DO/lClO--------~----------------------- ($lSo.oo) Dollars,
or lION at purchaser'lI option, on or betore the 20th dq ot each lIucceeding calendar
IIIlIlth .lIDti1 tbI balance or sud purchaae price 1Ihal1 ha.,e'been t\11l;r paid. 'nle purchaser
~ ..reell to pq inturellt on the d1m1ri111h1ng balance ot lIaid purchalIe price .~ the
rate c4 e1itht per oct p...\i- llJU1U111 tl'Olll the 20th dq ot October 1974, vh1ch interellt
1Iball1:le deducted traD e8dh inlltallJllent ps;yment II1d the balmce of each PQ1IlllInt applied
in r.4Dot1oll ot pr1nc1pal~
~ p~tl9 to be JIad.e hereunder shall be lllade at 1218 B MeLell1 Rd. KolJl1t VemOl1,W._98213
or all neh otber p~e 1111 tbe Ileller IIUO' direct in vritlnc. r~
IIa1 IIftate lIa1.. fu Pal! /4 C - .......
Ieoelpt .0. 6257t n.te /(1 -:2.:2-}y
".,,, '~;;:;::;r~::;t7 :::~~
date ot contract
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W'al ----w "'I~ olliL~ 4 ........._~
.. Jdenod Ie III tIlIt -..a. ...... 01 cIoIbla'" tMI1 ....
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.-& "'",Iho ~ _ Ie pili, I. _ bd_ dIlioqancy
(J) no pun:Iaaar _ md U. p~ pdco II laIIx paid. .. keq, tilt balIdIap _ ... htnafttr IlIoaol oa aid raI .....
~ Ie \ht actual cub ""'" 1II.-1 ,,,... .... . __ by bcIlIl aro ud ........... Ia a ........,. ~ Ie ... .... ... I.
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Chapter 17.26
COMMEROAL ZONE
(C-l)
Sections:
17.26 010 Purpose
17.26020 General requIrements
17.26 030 Perrmtted uses
17.26035 ProhibIted uses
17.26 040 SpecIal uses
17.26050 Environmental performance standards
17.26060 SIte/building area
17.26 070 Buildmg location
17.26090 Height
17.26.100 Ingress and egress
17.26 11 0 Off-street parkIng
17.26.115 ParkIng area and CIrculation deSIgn
17.26.130 Landscaping
17.26 140 Stormwater runoff
17.26.010 Purpose. In furtherance of the comprehensive plan, tIns zone is mtended to provIde for the location
of business centers to serve the needs of the community for convenience goods and services such as food, drugs,
household supplies, automobile servicing, recreation, entertainment and other uses related to, but lesser in scope,
than downtown core area uses.
17.26.020 General requirements. The followmg uses only are permitted as hereinafter specIfically provided and
allowed by this chapter subject to the off-street parking reqUIrements set forth in Chapter 17 72 and the general
proVISIOns and excepoons set forth in tIns otIe.
17.26.030 Permitted uses.
A. Uses permitted outrIght are as follows:
1 Apartments at a densIty of 16 mnts per acre as part of a nuxed use development. Apartments shall
represent no more than sixty percent (60010) of a nuxed use development. All other resIdential uses
are allowed provided the development occurs on eXIsting lots of record, 1 acre or less;
2. AntIque shops;
3 Apphance stores;
4 Auction houselbarn, excluding auction houselbarn for vehicles or hvestock;
5 Automobile laundry (including as an accessory use to a servIce station) based eIther upon a totally-
manual or fully-automatic process capable of servicing not more than two velucles sunultaneous1y;
6 Automobile sales, mInor;
7 Automobile supply stores,
8 Automotive repair station, mInor;
9 Bakenes (retail only);
10 Banks, savmgs and loan associations and credit unions,
11 Barber shops and beauty shops;
12. BillIard hall and pool hall, provided such uses not be permitted to locate within five hundred feet
of the exterior boundary J,ine of any public school grounds measured along the most direct route over
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or across established publIc walks, streets or other pubhc passageway to the nearest pubhc entrance
of the premises provided for license;
12. Blueprinting and photostating;
13 Books and stationery, video and art supply stores,
14 Bowlmg alleys;
15 BuildIng, hardware and garden matenals,
16 Bulk retail stores,
17 Busmess and professIonal offices,
18 Clothes cleamng agency;
19 ConfectIonery stores,
20 Conservatories of music, drama and instrument instruction,
21 Convenience food markets;
22. Dehcatessen stores;
23 Department stores;
24 Drug stores;
25 Dry cleaners, laundries, automatic or nonautomatIc, doing retail piece work and usmg
noncombustible matenals, provided not more than ten persons are employed at anyone time and
With building facihtIes containing not more than five thousand square feet in gross area;
26 F abnc stores;
27 Flea market when m an enclosed building;
28 Flonst;
29 Food stores and drug (variety) stores;
30 Galleries, art or museum,
31 Garages for minor automobile repair;
32. Garden supply shops, including plants in pots and containers,
33 Gasolme service statIons;
34 GymnasIUm, public or commercial or phYSIcal culture studios;
35 Hobby, toy and game stores;
36 Home furnishings sales and/or service;
37 Hotels/motels,
38 HOSPItalS,
39 Ice, packages and storage retail dispensing not exceeding five-ton capaCIty;
40 Jewelry stores,
41 Laundries, automatic;
42. Liquor stores, off-sale, provided such uses not be pennitted to locate within five hundred feet of the
exterior boundary property line of any public school grounds measured along the most direct route
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over or across estabhshed pubhc walks, streets or other pubhc passageway to the nearest public
entrance of the premises provided for license;
43 Locksmiths,
44 Millmery shops;
45 Mortuanes,
46 Musical mstrument manufactunng With associated retail,
47 Newsstands,
48 On-site treatment and storage facilities for hazardous waste, subject to the state sitIng cntena
adopted pursuant to the reqwrements of Chapter 70 105 RCW,
49 Parking lots, provided any area so used shall be unproved and mamtained m the manner reqwred
by Chapter 17 72 and provIded further that any such area shall not be used for a vehicle, trailer or
boat sales area or for the accessory storage of such vehicles;
50 Personal servIces;
51 Pet shops and hospitals,
52. Photographtc, electromc and video stores;
53 Post office branch,
54 Printing establishments except for newspaper letter presses;
55 Radlo and teleVIsion retail and repair shops;
56 Restaurants, cafeterias mcluding dnve-through (car ServIce), and restaurants including cocktail
lounges;
57 Secondhand store;
58 Sporting goods and related stores,
59 Stationery and book store, mcluding mCldental pnntIng;
60 Studios, such as record recordmg, couturier, artIst, mUSIC, dancing and photographic;
61 Swimming pools (commercial);
62. Tailor shops and weanng apparel shops,
63 Taverns, provided such use shall not be permitted within five hundred feet of the exterior boundary
property lme of any public school grounds, public park or public playground,
64 Theaters, when within an enclosed building;
65 Tool sales and rental,
66 Trade schools,
67 Veterinary clImcs and hospitals;
Similar or related uses permitted as follows:
I Other unlisted, similar or related uses, and critena for detennination of similanty or relatedness, as
follows
a. Uses snnilar to, or related to, those listed m subsectIon 17.26 030(A) are permitted upon a rmding
of the approval authority and/or the site plan review committee that a particular unlisted use does
not COnflict With the mtent of thts chapter or the polICies of the Yelm development plan.
..
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b The cntena for such fmdmg of sunilanty shall include but not be linuted to the following:
(1) That the proposed use IS appropnate in tlus district,
(2) That the development gwdelmes for permitted uses can be met by the proposed use,
(3) That the pubhc need is served by the proposed use.
17.26.035 Prohibited uses. Automobile sales, major IS a prohibited use m tlus zone.
17.26.040 Special uses.
A. Outdoor flea market and farmer's market are special uses allowed under Chapter 17 66, subject to the
following condItiOns:
1 No more than four per year per locatIon,
2. Not more than three days at a tune;
3 Not to cause a pubhc hazard relatIng to traffic, SanItation, etc.
B Special uses as permitted as provided for m Chapter 17 66
17.26.050 Environmental performance standards. It shall be the responsibility of the operator and/or the
propnetor of any penmtted use to proVIde such evidence and technical data as the approval authority may require
to demonstrate that the use or actIVIty is or will be m compliance with the environmental performance standards
of Chapter 17.57 of this tItle. Failure of the approval authonty to require such information shall not be construed
as relievmg the operator and/or the proprietor from compliance with the environmental performance standards
of this title.
17.26.060 Site/building area. The size and shape of SiteS shall be as follows
A. Minimum size of any parcel to be developed in this district shall be five thousand square feet.
B Twenty-five percent (25%) of the floor area of a buildIng with single-stOI)' gross floor area m excess of
40,000 square feet shall be Sited WithIn 1,000 linear feet of a double artenal.
17.26.070 Building location. LocatIon of buildings or structures on site, If adjacent parcels are m same zonmg
district or in another commercial or industrIal distrIct, shall be as follows:
A. Setbacks from Side property lmes: ten feet;
B Setbacks from rear property lmes: twenty feet;
C. Setbacks from front property lmes. fifteen feet.
17.26.090 Height. Maximwn height of buildings shall be forty feet.
17.26.100 Ingress and egress. Ingress and egress at the site shall be consistent With the Yelm Development
Guidelmes 4B 140
17.26.110 Off-street parking.
A. The provisIOns of Chapter 17 72 shall apply
B The mmimwn parkIng requirements specIfied m this section may be adjusted in the site plan review process
tmder the followmg conditions: when in their opinIon an adjustment will be in accord With the purposes of
tlus code, and will not create an adverse impact on existIng or potential uses adjoining the subject property,
or m the general vicinIty of the subject property The following factors shall be considered in the
determination of such impacts and such adjustments.
1 Two or more uses may share a parkIng area or garage if:
a. The total nwnber of parking spaces prOVided IS at least equal to the sum of the minimum number
of spaces required for each use; or
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b The uses are operatIng dunng different hours and the munber of parking spaces IS at least equal to
the muumwn nwnber of spaces reqwred for all uses operating at the same time, and no greater than
the maxrmum number of spaces permitted for all uses operating at the same time.
2. Where adjoining parkIng facilities of two or more ownerships are developed and designed as one parking
facility, a reduction of up to fifteen percent of the total combined requIred parking spaces may be
penmtted.
3 The contInuation of Joint or shared facilities shall be assured by a suffiCient legal document such as a
covenant or reciprocal easement agreement or recorded covenant on the approved site plan or by
participation in a local improvement distrIct.
Alternative programs that may be considered by the approval authority and/or Site plan review
conumttee under tlus section Include, but are not limited to the following:
a. Pnvate vanpool operation,
b Transit/vanpool fare subSidy;
c. ImpoSition and mamtenance of a charge for parking;
d. Provision of subscnption bus sernces,
e. Flexible work hour schedule;
f Capital improvements for transit sernces;
g. Preferential parkmg for carpoolslvanpools;
h. Participation in the ride-matchmg program,
1. Reduction of parking fees for carpools and vanpools,
J Establishment of a transportation coordinator position to implement carpool, vanpool and transit
programs,
k. Bicycle parkmg facilities.
C. Off-street parkIng reqwrements for uses snnilar or related to, or any use not specifically listed In the Yelm
Development Guidehnes, SectIon 4, Transportatlon, Table 1, shall be detenmned by the approval authority
and/or Site plan review committee after consultation With the director of public works on the basiS of the
requirement for snnilar uses, and on the basiS of eVidence of actual demand created for snnilar or related
uses in Yehn, and such other traffic engmeering or planmng data as may be available and appropriate for
the establishment of minimum and maxrmum parking reqwrements.
D ParkIng spaces may be designed and constructed for up to twenty-five percent of the reqwred number for
compact SIZe cars. An applicant must clearly Identify all spaces deSigned and constructed for compact car
use. The approval authority and/or site plan review conumttee may approve the deSign and deSignation of
more than twenty-five percent of the spaces for use by compact cars if the applicant demonstrates that no
adverse nnpact will result.
E. ParkIng areas or garages shall be designed to provide for off-street vehicle circulation to adjoming property
and parking areas where physically feasible, except that dnveways and parking aisles should not cross
pedestrian linkages in C-lland use distrIcts.
F Convement, marked pedestrian access shall be provided from parking areas to pedestrian linkage systems
and from parking areas to principal uses.
G An owner/developer may install the reqwred parking spaces in phases if a phased schedule has been
approved by the approval authonty and/or Site plan review committee. This schedule must specifically
mdlcate when the nummum parkmg requirements of Section 17.24 140 will be provided. The approval
authonty and/or site plan review committee may permit the use of temporary parking areas with appropriate
17.26 - 5
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screemng as part of a phasmg schedule. In addttIon, the approval authonty and/or site plan review
conunittee may reqwre a perfonnance assurance device to insure confonnance with the reqwrements and
intent of Section 17.24 140
17.26.115 Parking area and circulation design.
A. The City public works department or approval authonty shall have the authonty to fix the location, Width
and manner of approach ofvelucular mgress or egress from a builclmg or parkIng area to a pubhc street and
to alter exIStIng mgress and egress as may be reqwred to control street traffic in the mterest of pubhc safety
and general welfare.
B Internal CIrculation of the lot shall be so deSigned as to l11lIllrruze in-and-out dnv10g tune, Idl10g tune and
tune spent lookIng for a parkIng space.
C When off-street parkIng is proVided in the rear of a builclmg and a driveway or lane alongside the building
provides access to the rear parkIng area, such dnveway or lane shall be a mmunum Width of twenty feet
With a three-foot mmunum width Sidewalk adjoimng the building and curbed or raised SIX 10ches above the
driveway surface.
D Parking areas shall 10clude landscaping as reqwred by tIns chapter or by Chapter 17 80
17.26.130 Landscaping.
A. Landscaping shall be provided according to Chapter 17 80 and the proVISIOns of tins Section 17.26.130
are supplemental thereto.
B Parcels or lots which share a common boundllI)' with propertIes 10 a residential or open space/instItutional
district shall, in additIon to the rear or Side setbacks reqwred 10 SectIon 17.26.070, prOVide a ten-foot strIp
for landscap10g along slUd common boundllI)'
C. Refuse.
1 Refuse container screening shall be required and be of a material and deSign compatible With the overall
arclutectural theme of the associated structure, shall be at least as lugh as the refuse contaIner, and shall
10 no case be less than SIX feet lugh.
2. No refuse contaIner shall be pemutted between a street and the front of a building.
3 Refuse collectIon areas shall be designed to contaIn all refuse generated on Site and depOSited between
collections. Deposited refuse shall not be Visible from outside the refuse enclosure.
17.26.140 Stormwater runoff. All stonnwater runoff shall be retaIned., treated and disposed of on site or
disposed of In a system deSigned for such runoff and which does not flood or damage adjacent propertIes.
Systems designed for nmoff retentlon and control shall comply with specifications provided by the city and shall
be subject to its review and approval, and shall, moreover, comply with Chapter 5 of the Yelm Development
GuIdelInes, Dramage DeSign and Erosion Control Standards for the City of Yelm.
17.26 - 6