HomeMy WebLinkAbout092126 City Council Business Meeting PacketPORT TOWNSEND CITY COUNCIL AGENDA
CITY HALL COUNCIL CHAMBERS, 540 WATER STREET
Business Meeting 6:00 p.m. September 21, 2026
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L Call to Order
II. Roll Call
III. Changes to the Agenda
IV. Proclamation(s) or Special Presentation(s):
A. Abor Day Proclamation
B. "Nine to Five" Day Proclamation
C. Dementia Awareness Day Proclamation
D. Oath of Office- Police Officers
V. City Manager's Report
VI. Comments from the Public (re consent agenda items and items not on the agenda)
(Each person has 3 min. to comment- City Clerk will signal at 2 min. 30 sec.)
A. Public comment
B. Staff or Council response, as needed
VIL Executive Session — Pursuant to RCW 42.30.110(1)(i)) Discussion with legal counsel
about current or potential litigations (Approximately 15 minutes)- Potential Action to
Follow
VIIL Consent Agenda
Action: Move to adopt the consent agenda and/or request to remove any
individual item from the consent agenda.
A. Approval of Bills, Claims and Warrants
B. Approval of Minutes: August 3, 2026
IX. Old Business
A. Ordinance 3370 Adopting 2026 Supplemental Budget Appropriations #2
Proposed Action: Move to approve Ordinance 3370 Adopting 2026 Supplemental
Budget Appropriations 92
i. Staff presentation and Council questions
ii. Public Comment
iii. Council deliberation and action
X. New Business
A. Growth Management Hearings Board Joint Stay Request
Proposed Action: To be determined following Executive Session. All actions shall
be made in public session.
i. Staff presentation and Council questions
ii. Public Comment
iii. Council deliberation and action
B. Ordinance 3371 Vacating a Portion of the McClellan Street Right -of -Way
Located Between 9fh Street and loth Street Associated with Vince's Village, City
File No. LUP26-013; Reserving a Perpetual Sanitary Sewer Easement; Accepting
Affordable Housing as Value Received; Requiring Recordation of an Affordable
Housing Covenant and Lot Line Adjustment; Providing for Accrual and Vesting
of Title; Authorizing Recordation; and Establishing an Effective Date
Proposed Action: Move to waive Council Rules and approve Ordinance 3371
Vacating a Portion of the McClellan Street Right -of -Way Located Between 91h
Street and 101h Street Associated with Vince's Village, City File No. L UP26-013;
Reserving a Perpetual Sanitary Sewer Easement; Accepting Affordable Housing
as Value Received; Requiring Recordation of an Affordable Housing Covenant
and Lot Line Adjustment; Providing for Accrual and Vesting of Title; Authorizing
Recordation; and Establishing an Effective Date
i. Staff presentation and Council questions
ii. Public Comment
iii. Council deliberation and action
C. Resolution 26-018 Declaring an Emergency, Waiving Public Bidding
Requirements, and Ratifying the City Manager's Approval of all Applicable
Documents to Allow for the Immediate Repair of Damage to Sewer Beneath
Valley Trail Near 3105 Sage Lane
Proposed Action: Move to approve Resolution 26-018 Declaring an Emergency,
Waiving Public Bidding Requirements, and Rating the City Manager's
Approval of all Applicable Documents to Allow for the Immediate Repair of
Damage to Sewer Beneath Valley Trail Near 3105 Sage Lane
Staff presentation and Council questions
Public Comment
iii. Council deliberation and action
XI. Presiding Officer's Report
A. Department of Navy
XIL Suggestions for Future Agendas
XIII. Comments from Council
XIV. Adjourn
city
of port,
Townsend
Y
PROCLAMATION
WHEREAS, in 1872, the Nebraska Board of Agriculture declared that a special
day be set aside for the planting of trees; and
WHEREAS, this holiday, called Arbor Day, was first observed with the planting of
more than a million trees in Nebraska; and Arbor Day is now observed throughout the
nation and the world; and
WHEREAS, the City of Port Townsend is a Tree City USA partner committed to
effective urban forestry management; and
WHEREAS, trees are a source of carbon mitigation. Trees buffer our carbon
footprint. They store carbon on timescales relevant to climate change. We need them at
least as much as they need us; and
WHEREAS, trees can reduce the erosion of topsoil by wind and water, moderate
the heat island effect with urban canopy, clean the air, produce oxygen, and provide
habitat for wildlife; and
WHEREAS, trees are a renewable resource giving us paper, wood for our
homes, fuel for our hearths, and countless other wood products; and
WHEREAS, the Arbor Day Foundation and Tree City USA promote the concept
of `No Net Loss', so that when trees are lost in a community, they are replaced with `The
Right Tree in the Right Place'; and
WHEREAS, trees, parks, trails and open space in our city beautify our
community; enhance the economic vitality of business areas, and are a source of joy
and renewal; and
WHEREAS, autumn is the recommended time to plant trees in our climate and
the Governor has declared the month of October to be Urban and Community Forestry
Month;
NOW, THEREFORE, I, Amy Howard, Mayor of the City of Port Townsend, on
behalf of the City Council, do hereby proclaim October 3 as
Arbor Day
and urge everyone to plant trees for urban canopy, to produce oxygen, and to promote
the well-being of this and future generations.
Amy Howard, Mayor
city Port n ��Y,
";x Townsencl
PROCLAMATION
WHEREAS, Dolly Parton, one of America's most beloved and influential
entertainers, passed away on August 25, 2026, in Nashville, Tennessee, at the age of
80, leaving behind a legacy that reached nearly every corner of the world; and
WHEREAS, over a career spanning more than six decades, Dolly Parton
achieved extraordinary success as a singer, songwriter, actress, and businesswoman,
penning many enduring songs and starring in beloved films; and
WHEREAS, Dolly Parton's generosity shaped her legacy as much as her music,
from disaster relief efforts to support for medical research, and above all through Dolly
Parton's Imagination Library, which she founded in 1995 in honor of her own father, who
never learned to read, with a simple mission: to mail a new, free book to every enrolled
child each month from birth until age five, regardless of family income; and
WHEREAS, what began as a small program in Tennessee has grown into a
global movement spanning the United States, Canada, the United Kingdom, and
Australia, gifting more than 332 million books to children and inspiring a lifelong love of
reading and learning along the way; and
WHEREAS, here in Jefferson County, the Port Townsend Rotary Club launched
a local Imagination Library program in 2021, and in the five years since, nearly 1,000
children have received books addressed especially to them, a direct reflection of Dolly
Parton's enduring belief that every child deserves the chance to dream, learn, and
imagine; and
WHEREAS, Dolly Parton's "9 to 5" gave voice to working people everywhere,
celebrating perseverance, humor, and solidarity in the workplace, values that resonate
deeply within our own working waterfront community; and
WHEREAS, the City of Port Townsend joins communities across the nation and
around the world in mourning her passing while celebrating a life defined by generosity,
authenticity, and joy;
NOW, THEREFORE, I, Amy Howard, Mayor of the City of Port Townsend, do
hereby proclaim September 25 as
"NINE TO FIVE" DAY
in the City of Port Townsend in perpetuity, in honor of Dolly Parton, and call upon the
community to celebrate her music, her generosity, her working class solidarity, and the
countless ways her legacy continues to touch lives here in Jefferson County and around
the world.
Amy Howard, Mayor
city
of port,
Townsend
Y
PROCLAMATION
WHEREAS, September 21 is recognized internationally as World Alzheimer's
Day, marking the anniversary of the founding of Alzheimer's Disease International; and
WHEREAS, World Alzheimer's Day is dedicated to raising awareness about
Alzheimer's disease and other forms of dementia, focusing on education, stigma
reduction, and support for individuals and their families; and
WHEREAS, the City of Port Townsend is committed to equity, accessibility, and
the rights of all members of our community, including those living with dementia; and
WHEREAS, communities can become more welcoming and supportive places
for people living with dementia when residents have opportunities to learn about
dementia, recognize its impact, and understand how they can help; and
WHEREAS, people living with dementia and their care partners benefit from
access to information, education, community connections, and resources that support
their well-being and participation in community life; and
WHEREAS, increasing awareness and understanding of dementia helps build a
community where people living with dementia can continue to participate, contribute,
and belong; and
WHEREAS, the City of Port Townsend, Adult and Aging Services of Coastal
Washington, Dementia Friends Washington, Mirador Magazine, and community
volunteers are working together to build a more supportive and welcoming community
for people living with dementia and their care partners; and
NOW, THEREFORE, I, Amy Howard, Mayor of the City of Port Townsend, on
behalf of the City Council, do hereby proclaim September 21 as
Dementia Awareness Day
In the City of Port Townsend, and encourage all residents to learn more about dementia
and support efforts to create a dementia -friendly community.
Amy Howard, Mayor
CITY OF PORT TOWNSEND
STATE OF WASHINGTON, )
) ss. OATH OF OFFICE
County of Jefferson )
I, Shaina Gonzales, do solemnly swear that I am a Citizen of the United States and the State of
Washington; that I will support the Constitution and Laws of the United States and the Constitution
and Laws of the State of Washington, and will to the best of my judgment, skill and ability, truly,
faithfully, diligently and impartially perform the duties of the office of Police Officer in and for the City
of Port Townsend, Jefferson County, Washington, as such duties are prescribed by law.
Shaina Gonzales
Subscribed and sworn to before me this 215t day of September 2026.
Thomas Olson, Chief of Police
CITY OF PORT TOWNSEND
STATE OF WASHINGTON, )
) ss. OATH OF OFFICE
County of Jefferson )
I, Andrew Koorn, do solemnly swear that I am a Citizen of the United States and the State of
Washington; that I will support the Constitution and Laws of the United States and the Constitution
and Laws of the State of Washington, and will to the best of my judgment, skill and ability, truly,
faithfully, diligently and impartially perform the duties of the office of Police Officer in and for the City
of Port Townsend, Jefferson County, Washington, as such duties are prescribed by law.
Andrew Koorn
Subscribed and sworn to before me this 215t day of September 2026.
Thomas Olson, Chief of Police
CITY OF PORT TOWNSEND
STATE OF WASHINGTON, )
) ss. OATH OF OFFICE
County of Jefferson )
I, Walker Ward, do solemnly swear that I am a Citizen of the United States and the State of
Washington; that I will support the Constitution and Laws of the United States and the Constitution
and Laws of the State of Washington, and will to the best of my judgment, skill and ability, truly,
faithfully, diligently and impartially perform the duties of the office of Police Officer in and for the City
of Port Townsend, Jefferson County, Washington, as such duties are prescribed by law.
Walker Ward
Subscribed and sworn to before me this 215t day of September 2026.
Thomas Olson, Chief of Police
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User:
Printed:
Warrant Request Date:
DAC Fund:
j lang &cityofpt.us
09/08/2026 - 10:09AM
9/4/2026
Batch: 40905.09.2026 - 2026 08B PR AP Paper Che
STATE OF WASHINGTON
CITY OF PORT TOWNSEND
c4of port lv J7II/� +�;:
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Tbwnsend
I certify under penalty of perjury under the laws of the State of Washington that the materials have been ftmlished, the services rendered, the labor
performed as described, or that any advance payment is due and payable pursuant to acontract or is available as an option for full or partial
fulfillment ofa contractual obligation, and that the claim is a just, due and unpaid obligation against the City of Port Townsend. I am authorized to
authenticate and certify to this claim. Voucher or check nos. through _ in the amount of
$ -- AND,.. ( l
g 2
F n Xcct r, Jodi Adams Date Finaneqana er, Jenny
1, as Mayor of the City of Port Townsend, Washington, do hereby certify that the Voucher and Checks contained in this Blanket Voucher Approval
Document were approved for payment by action of the Port Townsend City Council on 2026.
Mayor
RM
1 United Good Neighbors 000180144 20.00
2 Teamsters Local 589 000180143 6,049.00
Page Total: $6,069.00
Grand Total: $6,069.00
AP -Blanket Voucher Approval Document (09/08/2026 - 10:09 AM) Page 1
Accounts Payable
Blanket Voucher Approval Document City0f,oy
User: jlang(acityofpt.us Tdwnsend,
Printed: 09/08/2026 - 9:55AM
Warrant Request Date: 9/4/2026
DAC Fund:
Batch: 40904.09.2026 - 2026 08B PR AP
STATE OF WASHINGTON
CITY OF PORT TOWNSEND
I certify under penalty of perjury under the laws of the State of Washington that the materials have been furnished, the services rendered, the labor
performed as described, or that any advance payment is due and payable pursuant to a'contract or is available as an option for full or partial
fulfillment of a contractual obligation, and that the claim is a just, due and unpaid obligation against the iCy of Port Townsend. I am authorized to
authenticate and certify Co this claim. Voucher or check nos. through in the amount of
AND Is
Fin a Eo Jodi Adams Date Finance pager, Jenny Mu phy Date
I, as Mayor of the City of Port Townsend, Washington, do hereby certify that the Voucher and Checks contained in this Blanket Voucher Approval
Document were approved for payment by action of the Port Townsend City Council on , 2026.
Mayor
Line
Voucher No.
Amount:
1 American Family Life Assurance
000000000
182.93
2 AWC Employee Benefits Trust
000000000
74,442.66
3 Dept. of Retirement Systems
000000000
11,409.38
4 ICMA Retirement Corporation
000000000
9,914.87
5 Kitsap Bank
000000000
113,253.26
6 Navia Benefits Solution
000000000
1,417.01
7 Washington Teamsters Welfare Trust
000000000
143,694.00
8 Retirement Systems,Department of
000000000
50,400.20
9 Association of Washington Cities
000000000
2,035.92
10 Western Conference
000000000
6,635.24
Page Total:
Grand Total
$413,385.47
$413,385.47
AP -Blanket Voucher Approval Document (09/08/2026 - 9:55 AM) Page 1
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PORT TOWNSEND CITY COUNCIL
CONSENT AGENDA
September 21, 2026
A. Approval of Bills, Claims and Warrants:
Vouchers 180137 through 180257 in the amount of $1,675,404.73
Electronic Fund Transfers in the amount of $413,385.47
B. Approval of Minutes: August 3, 2026
Action: Move to adopt the consent agenda or request to remove any individual
item from the consent agenda. (Short statements or easily resolved questions are
appropriate without removing item from the consent agenda).
Agenda Bill AB26-113
Meeting Date: September 21, 2026
Agenda Item:IX.A
Regular Business Meeting
Workshop/Study Session
Special Business Meeting
Submitted By: Jodi Adams, Director of Date Submitted: September 17, 2026
Finance & Technology Services
Department:Finance Contact Phone:360-379-4403
SUBJECT: Ordinance 3370 Adopting 2026 Supplemental Budget Appropriations#2
CATEGORY: BUDGET IMPACT:
Consent Resolution Expenditure Amount: $416,800
Staff Report Ordinance Included in Budget? Yes No
Contract Approval Other:
Public Hearing (Legislative, unless otherwise noted)
3-Year Strategic Plan: N/A
Cost Allocation Fund: 010-041 GF - Finance General
SUMMARY STATEMENT:
This is the second proposed budget supplement for 2026.
2026 Supplemental #2 Summary
Description
Amount
Regular Supplemental Items (Including Transfers & Internal Loans)
$854,611
Carryforwards
$32,800
Total Expenditure Increase (Including Transfers & Loans)
$887,411
Money moving between funds but not
Less: Internal Transfers and Charges Between City Funds
$455,611
leaving the City
Excludes internal reimbursements, cost allocations,
Actual New Spending all interfund transfers & interfund loan repayments.
$431,800
Also includes carryforwards
Actual New Spending Carryforward vs New Spending Amount
New Spending From Carryforwards$32,800
Other New Spending$399,000
Total$431,800
This supplement includes $399,000 of projected new spending of which most is for the
comprehensive plan appeal. Other increases in spending result from the normal course
of business and tight budgeting. The General Fund has adequate reserves to address
this new spending authority. However, typically due to open positions and other work that
does not get completed, the General Fund end of year actuals usually are less than
budgeted. It is important to ensure spending authority is addressed per audit
requirements.
All expenses must be approved by Council. Thebudget supplementincludes all
unbudgeted expenditures. The City isnot required to reduce or credit unspent line items
or to increase revenue during the supplement process; therefore, an increase in the
expenditure line item does not necessarily mean an increase in spending as there may
be an offset under another line item that is not reflected in the supplement process.
The 2026 Budget Supplement #2 includes:
General Fund (010):
Several Police Department professional service contracts require additional
appropriations in the 2026 budget due to increased utilization, contractual
requirements, or services added after the initial budget was adopted.
Jefferson County Sheriff’s Office – Patrol Services: The City maintains an
agreement with the Jefferson County Sheriff’s Office to provide
supplemental patrol coverage when City Police Department positions are
vacant or when officers are attending the police academy. Increased
utilization of this service during 2026 has resulted in expenditures
exceeding the amount originally budgeted.
Jefferson County – Municipal Jail and Legal Services: The City has an
existing agreement with Jefferson County for municipal jail and related legal
services. Under the agreement, the City is responsible for certain inmate-
related medical expenses. The contract includes a minimum expenditure
threshold, which has been reached during 2026, resulting in additional
medical costs that must be budgeted for the remainder of the year.
JeffCom – 911 Services: Additional funding is required to support increased
costs associated with emergency dispatch services provided through the
Jefferson County Emergency Communications Center (JeffCom).
Nash Consulting: This professional services contract was added during
2026 to provide consulting services requested by the Police Department.
The service was not included in the original 2026 adopted budget and
therefore requires a mid-year budget adjustment.
Police Department Donation – Speed Trailer: The Police Department received a
$5,000 donation designated for the purchase of a speed trailer. An additional
expenditure appropriation is necessary to authorize the purchase and align the
budget with the donated funds. The expenditure will be fully offset by the
corresponding donation revenue.
Police Department – Furniture Replacement: The Police Department budgeted
$3,500 in 2025 for the replacement of chairs. The purchase was completed in
2026, and the actual cost exceeded the original appropriation. A carryforward
appropriation of $14,300 is being added to the 2026 budget to cover the actual
expenditure.
Finance Department -The conversion of business licensing services from HdL to
SmartGov took longer than anticipated. As a result, the City needed to renew its
existing HdL database subscription for an additional year. The transition to
SmartGov is expected to be completed in fall 2026, at which time the City will
discontinue its HdL subscription. The addition of business licensing functionality to
SmartGov will not result in an increase to the City’s existing SmartGov subscription
costs.
Planning and Community DevelopmentDepartment –PCD received a substantial
professional services appropriation as part of the 2026 adopted budget. Due to the
Comprehensive Plan Appeal, three planned projects—Code Updates, the Fee
Study, and the Housing Inventory—were unable to be completed in 2026. The
Department is requesting to reallocate the associated unspent professional
services appropriation to offset the cost of contracting for outside plan review
services necessitated by the vacant Building Official position. In addition, the
Department is requesting an increase to its professional services budget to
address additional work and anticipated consulting needs resulting from the
Comprehensive Plan appeal.
People and Performance Department – Council is requesting to hire a professional
consultant to do outreach, public engagement, and creates a task force on City
Manager recruitment. This process would begin at the end of 2026 and finish in
2027. Anticipated total expense would be around $45,000 for full recruitment
service.
Streets and Transportation Benefit District (110 and 111):
Street fund pavement repair and preservation projects did not include engineering
support. This supplement increases funding for engineering support with a direct
reimbursement from the Transportation Benefit District. The fund 111 balance will
th
be presented on September 14
during the City council workshop on streets.
Significant development review costsfor engineering is included.
Library (120):
Self-Checkout Kiosk Upgrade: This item is not included on the supplemental
budget sheet because no additional appropriation is required. However, it
represents an additional expense to the Library Fund in 2026. The vendor will no
longer provide support forthe Library’s existing self-checkout kiosks, necessitating
an upgrade to two machines at a total cost of $12,760. The expense will be
absorbed within the existing Library Fund budget through savings in other areas
and will not require an increase in the Fund’s total appropriations.
Community Services (199):
The Facilities ER&R model professional services contract has required additional
work beyond what was initially anticipated and budgeted. A carry forward from
2025 and a small increase in the professional services appropriation is requested
to cover the additional work necessary to complete the project.
Public Works(412,417,440,450,455,540,555):
Water Quality – Water Rights Study: A $20,000 professional services
appropriation is requested to conduct a water rights study in support of the City’s
Water Quality program. The study was not included in the original 2026 budget
and is necessary to address current water rights needs.
All funds, increase cost for engineering development review services
Sewer Capital – Interfund Loan Repayment: During development of the 2026
budget, the expenditure for repayment of the water meter interfund loan from the
General Fund was inadvertently omitted from the Sewer Capital Fund budget. An
expenditure appropriation is being added to provide for the scheduled interfund
loan repayment.
Information Technology (IT) Operating (520):
With the onset of AI and datacenters, and changes to the economy, the cost of
computers and technology equipment has drastically increased. The original
budget for the planned computer replacements through the IT ERR fund is higher
than expected. An increase of $12,000 to the original budget is needed.
ATTACHMENTS:
1. Ordinance 3370
2. Exhibit 1 City of Port Townsend 2026 Supplemental #2 Detail
CITY COUNCIL COMMITTEE RECOMMENDATION: At the August 10, 2026 meeting,
the Finance and Budget Committee recommended forwarding the Supplemental Budget
#2 request to City Council.
RECOMMENDED ACTION:
Move to approve Ordinance 3370 Adopting 2026 Supplemental Budget Appropriations
#2.
ALTERNATIVES:
Take No Action Refer to Committee Refer to Staff Postpone Action
Remove from Consent Agenda Waive Council Rules and approve Ordinance 3370
Other:
Ordinance 3370
Page 1 of 3
ORDINANCE NO. 3370
AN ORDINANCE OF THE CITY OF PORT TOWNSEND, WASHINGTON,
ADOPTING 2026 SUPPLEMENTAL BUDGET APPROPRIATIONS #2
WHEREAS, the City Council adopted the 2026 Budget under Ordinance 3359 on
November 17, 2025 and was set forth in the document entitled “City of Port Townsend 2026
Budget”; and
WHEREAS, new or unforeseen projects and costs were not identified at the time of the
2026 Budget adoption; and
WHEREAS, for some capital projects, funds appropriated in 2025 were not spent due to
project delays or project changes; and
WHEREAS, staff recommends appropriating funds for the new and unforeseen projects
and costs as identified for 2026; and
WHEREAS, the City Council reviewed the supplemental budget requests #1 on April 20
and May 4, 2026 and adopted supplement budget appropriations #1 on May 4, 2026 under
Ordinance Number 3364; and,
WHEREAS, the City Council reviewed the supplemental budget appropriations #2on
September 4, 2026.
NOW, THEREFORE, the City Council of the City of Port Townsend, Washington, do
ordain as follows:
Section 1. 2026 Supplemental #2 Budget Adopted. The supplemental budget for the
City of Port Townsend, Washington, for the fiscal year 2026, is adopted as Exhibit Aentitled “City
of Port Townsend Budget 2026Supplemental#2Detail”, making revenue and expenditure
revisions.
Section 2. Severability. The provisions of this ordinance are declared to be separate and
severable. The invalidity of any clause, sentence, paragraph, subdivision, line item, section,
portion of this ordinance or its attachments, or the invalidity of the application to any person or
circumstance shall not affect the validity of the remainder of the ordinance or the validity of its
application to other persons or circumstances.
Section 3. Effective Date. This Ordinance shall take effect upon its passage, approval,
and publication in the form and manner provided by law.
Ordinance 3370
Page 2 of 3
ADOPTED by the City Council of the City of Port Townsend, Washington, by a vote of
the majority of the City Council plus one, at a regularbusinessmeeting thereof, held this21stday
of September2026.
___________________________________
Amy Howard
Mayor
Attest:
_____________________________
Alyssa Rodrigues
City Clerk
Ordinance 3370
Page 3 of 3
Exhibit A
City of Port Townsend Budget 2026 Supplemental #2 Detail
City of Port Townsend
2026 Supplemental #2 Detail
Adopted 2026 Supplemental #2 Supplemental #2 New Budget
Item DescriptionAccount Description Funding Source Reason
Item BudgetIncrease Request Total
General Fund - Supplemental Appropriations
Planning and Community DevelopmentProfessional Services- 135,000 135,000 General
Fund Reserve
Comp Plan GMHB Appeal
Police Dept.
Professional Services- 60,000 60,000 General Fund ReserveJeff Co Sheriff
patrol coverage
Police Dept. PenCom ServicesProfessional Services- 40,000 40,000 General
Fund Reserve
PenCom transcrition services
City Manager Vehicle
Machinery & Equipment- 28,000 28,000 General Fund ReserveCity Manager fleet
purchase
City Manager Accrual PayoutSalaries & Wages- 27,000 27,000 General Fund Reserve
City Mgr departure requires payout of remaining vacation
City Manager Recruitment - public engagement
Miscellaneous- 20,000 20,000 General Fund ReservePublic Engagement for new
City Manager
Police Dept.Professional Services- 20,000 20,000 General Fund Reserve
Jail Medical Coverage Q1-Q4
Police Dept.
Machinery & Equipment9,800 17,800 27,600 General Fund Reserve2025 Carry Forward,
1X furntiure
Police Dept.Training/Memberships-Admin- 8,000 8,000 General Fund Reserve
Prof. Svcs. Development
Police Dept.
Machinery & Equipment- 5,000 5,000 General Fund ReserveSpeed Trailer
- donation
Finanace Dept. HDL SmartGov ConversionProfessional Services- 3,000 3,000
General Fund Reserve
HdL business license module - keep through conversation
363,800
Total General Fund Supplemental Appropriations 363,8009,800 373,600
Street Operating Fund - Supplemental Appropriations
Engineering Services - TBD
Engineering Svc- 70,000 70,000 TBD Fund Balance Increase for Engineering
staff time to TBD funded projects
Engineering Serv. Dev Review
Engineering Svc47,000 15,000 62,000 Streets Fund Balance Increase for Engineering
staff time -Development Review
85,000
Total Street Operating Fund Supplemental Appropriations 47,000 85,000 132,000
TBD Transfer in for"Engineering Services- TBD" 70,000
TBD Fund Balance REVENUE
Operating Transfer In- 70,000
Transportation Benefit District Fund (TBD) - Supplemental Appropriations
TBD Transfer to Streets
Operating Transfer Out- 70,000 70,000 TBD Fund Balance TBD Transfer to Streets
for Engineering svc
70,000
Total Transportation Benefit District Fund Supplemental Appropriations - 70,000 70,000
Community Service Funds - Supplemental Appropriations
Facilities Dept. Facilities ER&R Model -FCS
Professional Services- 15,000 15,000 Carryforward from 2025
Facilities Dept. Increase for Facilities ER&R Model -FCS
Professional Services- 15,000 15,000 Increase due to model complexity
Community Serv Roof L&I Penalty 6,000
Judgements & Settlements- 6,000
36,000
Total Community Service Funds Supplemental Appropriations- 36,000 36,000
Stormwater Fund - Supplemental Appropriations
Engineering Serv. Dev Review
Dev Review & Eng Svc30,550 9,750 40,300 Increase for Engineering staff time -Development
Review
9,750
Total Stormwater Fund Supplemental Appropriations30,550 9,750 40,300
Olympic Gravity Water System Fund - Supplemental Appropriations
Increase for Engineering Serv. -OGWS Operations
Engineering Svc- 40,000 40,000 OGW S Fund Balance Increase in budget for
Eng Staff time to OGWS Operations
40,000
Total Olympic Gravity Water System Supplemental Appropriations- 40,000 40,000
Water Distributions Fund - Supplemental Appropriations
Engineering Serv. Dev Review
Dev Review & Eng Svc86,950 27,750 114,700 Water Fund Balance Increase for Engineering
staff time -Development Review
Water Rights Research
Professional Services- 20,000 20,000 Water Fund Balance Legal analysis
of water rights for agriculture
47,750
Total Water Distributions Fund Supplemental Appropriations86,950 47,750 134,700
Wastewater Collection Fund - Supplemental Appropriations
Engineering Serv. Dev Review
Dev Review & Eng Svc70,500 22,500 93,000 Sewer Fund Balance Increase for Engineering
staff time -Development Review
22,500
Total Wastewater Collection Fund Supplemental Appropriations70,500 22,500 93,000
Sewer Capital Capital Fund - Supplemental Appropriations
Return of the temp interfund loan for 2025 EOY Balance
Interfund loan principal pay- 200,611 200,611 Grant Reimbrusements Not included
in the adopted budget
200,611
Total Water Sewer Capital Fund Supplemental Appropriations- 200,611 200,611
It Replacement Fund - Supplemental Appropriations
Increase in replaced computers cost
Computers30,000 12,000 42,000 Increase in cost from higher RAM prices
12,000
Total IT Replacement Fund Supplemental Appropriations30,000 12,000 42,000
City of Port Townsend
2026 Supplemental #2 Detail
2026 Supplemental #2 Summary
Description
Amount
Regular Supplemental Items (Including Transfers & Internal Loans)
$854,611
Carryforwards
$32,800
Total Expenditure Increase (Including Transfers & Loans)
$887,411
Less: Internal Transfers and Charges Between City Funds
$455,611Money moving between funds but not leaving the City
Actual New Spending Excludes internal reimbursements, cost allocations, all interfund transfers & interfund loan repayments. Also includes carryforwards
$431,800
Agenda BillAB26-11
Meeting Date: September 21, 2026
Agenda Item: X.A
Regular Business Meeting
Workshop/Study Session
Special Business Meeting
Submitted By: Date Submitted:September 18, 2026
Interim City Manager Steve King
PCD Director Emma Bolin
Department: Planning & Community Development Contact Phone:(360)-379-4423
SUBJECT:Joint Stay Request of the Growth Management Hearings Boardand
Common Ground
CATEGORY:BUDGET IMPACT:
ConsentResolutionExpenditure Amount: $0
Staff ReportOrdinanceIncluded in Budget? Yes No
Contract ApprovalOther: Discussion Item
Public Hearing (Legislative, unless otherwisenoted)
Cost Allocation Fund:010-021 GF - Planning
SUMMARY STATEMENT:
Background:
This agenda item follows up on the September 8, 2025 Council meeting in which draft work plan
concepts were presented and the City Council authorized the City Manager to meet with
Affordable Hometown Port Townsend (appellant) to find common ground. For more information,
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please refer to the September 8meeting in the City Council archives located on the website at
https://cityofpt.us/citycouncil/page/agendasminutesvideos.
Additional information and all documents are available on the City’s website at:
https://cityofpt.us/administration/page/2025-comprehensive-plan
Port Townsend Municipal Code Page2/3
During the City Council on September 8, 2026, City Council voted to authorize Interim City
Manager to meet with AHPT to find common ground that would support a joint stay request from
the Growth Management Hearings Board (GMHB). Council provided detailed clarity that there
was to be no negotiations in order to preserve public process that allows for the entire
community and diverse perspectives to be involved.
The interim City Manager met with a representative of the appellant in a public place on
Thursday September 10 shortly after 1:00 near the Community Center near the street painting
event. During the meeting, the appellant’s legal counsel also filed a response to the Growth
Management Hearings Board outlining their conditions to enter a joint stay (See attached).
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Later that day on September 10, the City’s legal counsel filed with the Growth Management
Hearings Board, a request an extension to delay ruling until September 30, 2026 on the stay
request to provide time to see if common ground can be found (See attached).
The appellant submits that the City’s request for a stay should be denied at thjs time, unless
certain conditions are met as follows. City Council will hold an executive session to better
understand the legal ramifications of the conditions. Any action will be made in public session
following the executive session.
In terms of common ground, the city is pleased to report that the following topics were
discussed and are likely common ground.
GMA compliance is important for permits and grants.
Public Engagement is an important element of the work ahead.
There is a housing crisis. Affordable housing is a primary interest and is the driving factor
More density is part of a solution. There may be disagreement on how that is done.
The local legislative process is important, and this process should not leverage
outcomes. In other words, there is no back room dealing.
A work plan is necessary. While we might disagree on the scope, it is understood that a
work plan is necessary.
A lot of work lies ahead and it is the best interest of everyone to get going. It will take
time.
Staff recommends moving forward with the two track process using these principles and
underpinnings for the work ahead in response to the appellant.
ATTACHMENTS: None
CITY COUNCIL COMMITTEE RECOMMENDATION: N/A
RECOMMENDED ACTION:
The Port Townsend Municipal Code is current through Ordinance 3328, passed January 2, 2024.
Port Townsend Municipal Code Page3/3
To be determined following Executive Session. All actions shall be made in public session.
ALTERNATIVES:
Take No Action Refer to Committee Refer to Staff Postpone Action
Remove from Consent Agenda Waive Council Rules and approve Ordinance ____
Other:
The Port Townsend Municipal Code is current through Ordinance 3328, passed January 2, 2024.
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BEFORE THE GROWTH MANAGEMENT HEARINGS BOARD
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WESTERN WASHINGTON REGION
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STATE OF WASHINGTON
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TODD MCGUIRE, an individual: MARY No. 26-2-0017
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MCCURDY, an individual; JOHN CAPPS,
an individual;JOHN WATTS an individual;
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JOINT MOTION TO DEFER
and AFFORDABLE HOMETOWN PORT
RULING ON CITY’S MOTION FOR
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TOWNSEND, a non-profit organization.
STAY
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Petitioners,
v.
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CITY OF PORT TOWNSEND
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Respondent.
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Following the City of Port Townsend’s filing of its pending Motion for Stay of Final
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Decision and Order (herein, “Stay Motion”), the Parties have begun discussions concerning
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conditions for a joint request for a stay. Those discussions require more time toconclude.The
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Parties would also like to conclude those discussions before the Growth Management Hearings
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Board (“GMHB”) rules on the City’s pending Stay Motion.
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Therefore, the Parties jointly request that the GMHB:
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(1) delay its ruling on the City’s Stay Motion until September 30, 2026; and
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(2) if the Parties fail to file a proposed joint stay or other status report on or before
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JOINT MOTION TO DEFER RULING
ON CITY’s MOTION FOR STAY
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Respectfully submitted this 11 day of September, 2026.
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/s/Austin M. Watkins /s/ Bryan Telegin
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Austin M. Watkins, WSBA #53646 Bryan Telegin, WSBA #46686
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Attorney for Respondent Abigail McCeney, WSBA #63974
City Attorney Attorney for Petitioners
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City of Port Townsend Telegin Law PLLC
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250 Madison Street 216 6 Street
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Port Townsend, WA 98368 Bremerton, WA 98332
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(360) 390-4105 abigail@telegnlaw.com
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(206) 453-2884
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JOINT MOTION TO DEFER RULING
ON CITY’s MOTION FOR STAY
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Agenda Bill: AB26-112
Meeting Date: September 21, 2026
Agenda Item: X.B
Regular Business Meeting
Workshop/Study Session
Special Business Meeting
Submitted By: Emma Bolin Date Submitted: September 16, 2026
Department: PCD Contact Phone: (360)390-4048
SUBJECT: Ordinance 3371 Vacating a Portion of the McClellan Street Right-of-Way
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Located Between 9 Street and 10 Street Associated with Vince’s Village, City File No.
LUP26-013; Reserving a Perpetual Sanitary Sewer Easement; Accepting Affordable
Housing as Value Received; Requiring Recordation of an Affordable Housing Covenant
and Lot Line Adjustment; Providing for Accrual and Vesting of Title; Authorizing
Recordation; and Establishing an Effective Date
CATEGORY: BUDGET IMPACT:
Consent Resolution Expenditure Amount: $ N/A
Staff Report Ordinance Included in Budget? Yes No
Contract Approval Other: Discussion Item
Public Hearing (Legislative, unless otherwise noted)
3-Year Strategic Plan: N/A
Cost Allocation Fund: Choose an item.
SUMMARY STATEMENT:
Bayside Housing & Services submitted an application for partial vacation of the plat and
vacation of a portion of the unopened right-of-way located between 9th Street and 10th
Street, designated as City File No. LUP26-013. The proposal is associated with Vince's
Village, a proposed permanent supportive housing development located at 1777 10th
Street within Blocks 198 and 199 of the Eisenbeis Addition.
The proposal includes vacation of approximately 9,943 square feet of unopened
McClellan Street right-of-way located between 9th Street and 10th Street. The right-of-
way has never been opened or improved for transportation purposes and is not identified
in the City's Comprehensive Plan, Transportation Element, Capital Facilities Plan, or
Sustainable Streets Plan as necessary for present or future transportation needs. See
Ordinance NO 3371 (Attachment A), Hearing Examiner Findings, Conclusions, and
Decision - LUP26-013 (Attachment B), and Staff Report - LUP26-013 (Attachment C).
On June 3, 2026, Phil Olbrechts, Hearing Examiner, conducted an open-record public
hearing and issued Findings of Fact, Conclusions of Law, and a Final Decision approving
the associated partial plat vacation and recommending approval of the street vacation
subject to conditions (Attachment B). The Hearing Examiner found that the proposed
vacation serves the public use and interest, will not create landlocked parcels, will not
adversely affect vehicular, pedestrian, bicycle, utility, or emergency access, and is
consistent with Chapter 35.79 RCW, Chapter 12.20 PTMC, and adopted City plans.
Following the Hearing Examiner's decision, the applicant completed the survey, title,
appraisal, easement, legal description, and recording documents necessary to implement
the vacation. The City has reviewed and approved the final legal descriptions and exhibits
contained in Attachment D (Street Vacation Legal Description and Survey Exhibit),
Attachment E (Sewer Easement Legal Description and Sewer Easement Exhibit),
Attachment F (Assignment and Disclaimer of Interest in Vacated Right-of-Way),
Attachment G (Affordable Housing Covenant), and Attachment H (Appraisal Summary
and Value Determination). Staff has verified that all prerequisites necessary for City
Council consideration of the vacation have been satisfied.
Staff recommends that the City Council waive Council rules and adopt the proposed
ordinance on first reading. This vacation has been the subject of a June open public
hearing and waiving the second reading will speed up the approval process, supporting
the affordable housing project.
The proposed ordinance (Attachment A):
• Adopts the Hearing Examiner's Findings of Fact, Conclusions of Law, and Final
Decision (Attachment B).
• Vacates approximately 9,943 square feet of unopened McClellan Street right-of-
way as depicted in Attachment D.
• Reserves a perpetual twenty-foot-wide sanitary sewer easement containing
approximately 2,706 square feet for continued operation and maintenance of
municipal sewer infrastructure as described in Attachment E.
• Accepts affordable housing and permanent supportive housing as value received
under PTMC 12.20.090 and RCW 35.79.030, supported by the covenant contained
in Attachment G and the appraisal contained in Attachment H.
• Requires recordation of an Affordable Housing Covenant restricting the project to
low-income housing for a minimum of forty (40) years (Attachment G).
• Requires approval and recordation of a Lot Line Adjustment incorporating the
vacated right-of-way into the receiving parcel, consistent with Attachment D.
• Provides that the street vacation becomes effective upon recordation of the
ordinance with the Jefferson County Auditor and that title vests pursuant to RCW
35.79.040. See Attachment A.
• Prohibits issuance of any building permit, civil permit, land use approval, certificate
of occupancy, or other development approval relying upon the vacated right-of-
way until both the Affordable Housing Covenant (Attachment G) and Lot Line
Adjustment havebeen recorded.
An appraisal prepared by SH&H Valuation and Consulting established a fair market value
of $60,000 for the vacation area, subject to retention of public easement rights
(Attachment H). The City Council is asked to determine that the public benefits associated
with the affordability covenant and permanent supportive housing project constitute
sufficient value received under RCW 35.79.030 and PTMC 12.20.090.
Proposed City Council Findings:
A. The subject portion of McClellan Street is not required for present or future public
transportation purposes. See Attachments B and C.
B. Vacation of the requested right-of-way will not create landlocked parcels or adversely
affect vehicular, pedestrian, bicycle, utility, or emergency access. See Attachments B and
C.
C. The proposed vacation is consistent with Chapter 35.79 RCW, Chapter 12.20 PTMC,
the Port Townsend Comprehensive Plan, and the public use and interest. See
Attachments B and C.
D. Existing municipal sewer infrastructure within the vacation area requires reservation of
a perpetual sanitary sewer easement as shown in Attachment E.
E. The Affordable Housing Covenant contained in Attachment G constitutes a material
component of the compensation and public benefit supporting approval of the vacation.
F. The value received by the City satisfies the requirements of RCW 35.79.030 and PTMC
12.20.090, as supported by the appraisal in Attachment H and the affordability restrictions
in Attachment G.
Compliance With Conditions and Prerequisites:
Staff has verified satisfaction of all requirements necessary for Council consideration of
the street vacation, including:
Approval of final survey documents and legal descriptions (Attachment D).
Completion of title review and vacation legal descriptions (Attachment D).
Preparation of sanitary sewer easement documents (Attachment E).
Completion of the appraisal establishing the value of the proposed vacation area
(Attachment H).
Preparation of the Assignment and Disclaimer of Interest in Vacated Right-of-Way
(Attachment F).
Preparation of recordable ordinance exhibits and associated recording documents
(Attachments A through H).
The Affordable Housing Covenant (Attachment G) and Lot Line Adjustment (Attachment
D) remain required conditions of the ordinance and must be recorded before issuance of
any building permit, certificate of occupancy, civil permit, land use approval, or other
development approval relying upon the vacated right-of-way.
Upon adoption and recording of Ordinance No. 26-3371, the designated portions of the
McClellan Street right-of-way shall be vacated and title shall vest in the abutting property
owners in accordance with Chapter 35.79 RCW, subject to the easements reserved in
the ordinance.
ATTACHMENTS:
Attachment A –Ordinance No.3371
Attachment B – Hearing Examiner Findings, Conclusions, and Decision (LUP26-013)
Attachment C –Staff Report (LUP26-013)
Attachment D –Street Vacation Legal Description and Survey Attachment
Attachment E – Sewer Easement Legal Description and Sewer Easement Attachment
Attachment F – Assignment and Disclaimer of Interest in Vacated Right-of-Way
Attachment G – Affordable Housing Covenant
Attachment H – Appraisal Summary and Value Determination ($60,000)
CITY COUNCIL COMMITTEE RECOMMENDATION: N/A
RECOMMENDED ACTION: Move to waive Council Rules and approve Ordinance 3371
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Vacating a Portion of the McClellan Street Right-of-Way Located Between 9 Street and
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Street Associated with Vince’s Village, City File No. LUP26-013; Reserving a
Perpetual Sanitary Sewer Easement; Accepting Affordable Housing as Value Received;
Requiring Recordation of an Affordable Housing Covenant and Lot Line Adjustment;
Providing for Accrual and Vesting of Title; Authorizing Recordation; and Establishing an
Effective Date
ALTERNATIVES:
Take No Action Refer to Committee Refer to Staff Postpone Action
Remove from Consent Agenda
Other:
Ordinance 3371
Page 1 of 7
Ordinance No. 3371
AN ORDINANCE OF THE CITY OF PORT TOWNSEND, WASHINGTON,
VACATING A PORTION OF THE MCCLELLAN STREET RIGHT-OF-WAY
LOCATED BETWEEN 9TH STREET AND 10TH STREET ASSOCIATED
WITH VINCE'S VILLAGE, CITY FILE NO. LUP26-013; RESERVING A
PERPETUAL SANITARY SEWER EASEMENT; ACCEPTING AFFORDABLE
HOUSING AS VALUE RECEIVED; REQUIRING RECORDATION OF AN
AFFORDABLE HOUSING COVENANT AND LOT LINE ADJUSTMENT;
PROVIDING FOR ACCRUAL AND VESTING OF TITLE; AUTHORIZING
RECORDATION; AND ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, Bayside Housing & Services submitted an application for partial vacation of
the Eisenbeis Addition plat and vacation of a portion of the undeveloped McClellan Street right-
of-way located between 9th Street and 10th Street, designated as City File No. LUP26-013; and
WHEREAS, the street vacation is associated with Vince's Village, a proposed permanent
supportive housing development located at 1777 10th Street within Blocks 198 and 199 of the
Eisenbeis Addition;and
WHEREAS, the subject portion of McClellan Street has never been opened, improved,
graded, paved, or utilized as a vehicular, pedestrian, bicycle, emergency access, or transportation
facility; and
WHEREAS, the City's Comprehensive Plan, Transportation Element, Capital Facilities
Plan, and Sustainable Streets Plan do not identify the subject right-of-way as necessary for present
or future transportation purposes; and
WHEREAS, on June 3, 2026, Phil Olbrechts, Hearing Examiner, conducted an open-
record hearing and subsequently issued Findings of Fact, Conclusions of Law, and Final Decision
approving the associated partial plat vacation and recommending approval of the street vacation
subject to conditions; and
WHEREAS, the Hearing Examiner found that the proposed vacation serves the public use
and interest, will not adversely affect access, utilities, transportation functions, or emergency
response capabilities, and is consistent with Chapter 35.79 RCW, Chapter 12.20 PTMC, and
adopted City plans; and
WHEREAS, the portion of right-of-way proposed for vacation is legally described as
follows:
All of McClellan Street lying between Lots 5 and 6 in Block 198 and Lots 3 and 4
in Block 199 of the Supplemental Plat of Eisenbeis Addition to the City of Port
Townsend, as recorded in Volume 2 of Plats, Page 24, records of Jefferson County,
Washington;
Ordinance 3371
Page 2 of 7
Together with the west half of McClellan Street lying adjacent to and abutting Lots
1 and 2 in Block 199 of said Supplemental Plat;
Containing approximately 9,943 square feet, more or less; and
WHEREAS, the City has received an appraisal prepared by SH&H Valuation and
Consulting dated August 24, 2026, establishing a market value of Sixty Thousand Dollars
($60,000) for the proposed vacation area, subject to retention of public utility easement rights;and
WHEREAS, the City has determined pursuant to PTMC 12.20.090 that affordable housing
and permanent supportive housing may constitute value received and compensation for a street
vacation; and
WHEREAS, an existing public sanitary sewer main is located within the vacation area and
the public interest requires reservation of a perpetual sewer easement for operation, maintenance,
repair, replacement, access, and future utility purposes; and,
WHEREAS, the City Council finds that the affordable housing covenant required by this
Ordinance constitutes a material component of the compensation and public benefit supporting the
vacation of the right-of-way;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF PORT
TOWNSEND, WASHINGTON, DO ORDAIN AS FOLLOWS:
Section 1. Findings.
The foregoing recitals are hereby adopted as findings of the City Council.
The City Council further adopts the Findings of Fact, Conclusions of Law, and Final Decision
issued by the Hearing Examiner in City File No. LUP26-013 as though fully set forth herein.
The City Council further finds:
A. The subject right-of-way is not required for present or future public transportation purposes.
B. Vacation of the subject right-of-way will not create landlocked parcels or adversely affect
vehicular, pedestrian, bicycle, utility, or emergency access.
C. The proposed vacation is consistent with Chapter 35.79 RCW, Chapter 12.20 PTMC, the Port
Townsend Comprehensive Plan, and the public use and interest.
D. Existing municipal sanitary sewer infrastructure occupies a portion of the vacation area and
requires reservation of a perpetual sewer easement.
E. The vacation area contains approximately 9,943 square feet.
Ordinance 3371
Page 3 of 7
F. The permanent supportive housing project known as Vince's Village advances adopted housing
goals and policies of the City of Port Townsend.
G. As consideration for the street vacation, Bayside Housing & Services shall record an Affordable
Housing Covenant restricting the Property for low-income housing purposes for a minimum period
of forty (40) years. The City Council finds that the covenant constitutes a material component of
the compensation and public benefit supporting approval of the vacation.
Section 2. Vacation Approved.
Subject to the provisions of this Ordinance, the City Council hereby vacates the following portion
of the McClellan Street right-of-way:
All of McClellan Street lying between Lots 5 and 6 in Block 198 and Lots 3 and 4
in Block 199 of the Supplemental Plat of Eisenbeis Addition to the City of Port
Townsend, as recorded in Volume 2 of Plats, Page 24, records of Jefferson County,
Washington;
Together with the west half of McClellan Street lying adjacent to and abutting Lots
1 and 2 in Block 199 of said Supplemental Plat;
Containing approximately 9,943 square feet, more or less.
Section 3. Reservation of Perpetual Sanitary Sewer Easement.
Pursuant to RCW 35.79.030 and PTMC 12.20.060, the City reserves a perpetual public sanitary
sewer easement over a portion of the vacated right-of-way.
The easement shall consist of a twenty-foot (20-ft) wide sanitary sewer easement, and shall contain
approximately 2,706 square feet, more or less.
Within the easement area, the City, its officers, employees, agents, contractors, successors, assigns,
and authorized utility providers shall have the perpetual right to:
A. Construct, install, inspect, operate, maintain, repair, replace, relocate, reconstruct, and upgrade
sewer facilities and appurtenances;
B. Enter upon the easement area with personnel, vehicles, equipment, and materials reasonably
necessary to exercise such rights;
C. Remove vegetation, structures, improvements, fill, grading, or other obstructions interfering
with utility operations; and,
D. Exercise all rights reasonably necessary for operation and maintenance of the public sewer
system.
Ordinance 3371
Page 4 of 7
No structure, utility, grading, fill, excavation, landscaping, or improvement may interfere with the
City's easement rights without prior written authorization from the City.
Section 4. Compensation and Value Received.
Pursuant to RCW 35.79.030 and PTMC 12.20.090, the City Council has reviewed the appraisal
prepared by SH&H Valuation and Consulting and finds that the market value of the vacation area
is Sixty Thousand Dollars ($60,000).
The City Council further finds that:
A. The retained sewer easement preserves substantial public utility value; and
B. The affordability restrictions required by this Ordinance will provide substantial and long-term
public benefit through permanent supportive housing and low-income housing opportunities.
The City Council therefore determines that the value received by the City satisfies the requirements
of RCW 35.79.030 and PTMC 12.20.090.
Section 5. Affordable Housing Covenant Required.
As consideration for the street vacation approved herein, Bayside Housing & Services shall
execute and record anAffordable Housing Covenant approved by the City Attorney.
The covenant shall:
A. Restrict the residential units developed upon the Property to low-income housing;
B. Require occupancy by households earning no more than fifty percent (50%) of Area Median
Income;
C. Remain in effect for a minimum period of forty (40) years following issuance of a certificate of
occupancy;
D. Grant enforcement rights to the City; and
E. Run with the land and bind all successors and assigns.
No building permit, land use approval, civil permit, certificate of occupancy, or other development
approval that relies upon the vacated right-of-way shall be issued until the covenant has been
recorded with the Jefferson County Auditor.
Section 6. Lot Line Adjustment Required.
The applicant shall obtain approval and record a final Lot Line Adjustment incorporating the
vacated right-of-way into the receiving parcel in a form approved by the City.
Ordinance 3371
Page 5 of 7
The Lot Line Adjustment shall:
A. Incorporate the vacated McClellan Street right-of-way into the receiving parcel;
B. Be consistent with the approved legal descriptions and survey exhibits;
C. Depict the sewer easement reserved by this Ordinance; and,
D. Be recorded with the Jefferson County Auditor.
No building permit, land use approval, civil permit, certificate of occupancy, or other development
approval that relies upon the vacated right-of-way shall be issued until the approved Lot Line
Adjustment has been recorded.
Section 7. Conditions of Approval.
The vacation approved herein remains subject to:
A. Resolution No. 26-013;
B. The Hearing Examiner Findings of Fact, Conclusions of Law, and Final Decision for City File
No. LUP26-013;
C. Recording of the Affordable Housing Covenant required by Section 5;
D. Approval and recording of the Lot Line Adjustment required by Section 6;
E. Recordation of the sewer easement documents;
F. Recordation of an Assignment and Disclaimer of Interest in Vacated Right-of-Way; and,
G. All other applicable City approvals and requirements.
The conditions contained in this Ordinance shall run with the land and bind the applicant and all
future owners, successors, and assigns.
Section 8. Accrual and Vesting of Title.
Upon recordation of this Ordinance with the Jefferson County Auditor, the street vacation
approved herein shall become effective.
Title to the vacated right-of-way shall vest pursuant to RCW 35.79.040, subject to:
A. The sewer easement reserved by Section 3 of this Ordinance;
Ordinance 3371
Page 6 of 7
B. The recorded Assignment and Disclaimer of Interest in Vacated Right-of-Way;
C. The Affordable Housing Covenant required by Section 5; and,
D. All conditions, reservations, easements, and restrictions contained herein.
Section 9. Authorization and Recordation.
The Planning and Community Development Director and/or their respective designees are
authorized to execute, approve, record, and deliver all documents necessary to implement this
Ordinance and effectuate the vacation approved herein.
Prior to recordation of this Ordinance, City staff shall verify:
A. Approval of final legal descriptions and survey exhibits;
B. Approval of sewer easement documents;
C. Satisfaction of all Hearing Examiner and City Council conditions necessary for street vacation
approval;
D. Satisfaction of all Auditor, Treasurer, and Assessor requirements; and,
E. Completion of all exhibits attached to this Ordinance in recordable form.
Following recordation of this Ordinance, the City may withhold any development approval relying
upon the vacated right-of-way until Sections 5 and 6 have been fully satisfied.
Section 10. Severability.
If any section, subsection, sentence, clause, phrase, condition, or provision of this Ordinance is
held invalid or unconstitutional by a court of competent jurisdiction, such invalidity shall not affect
the validity of the remaining portions of this Ordinance, which shall continue in full force and
effect.
Section 11. Effective Date.
This Ordinance shall take effect five (5) days after publication of a summary thereof as required
by law.
The street vacation approved herein shall become effective upon recordation of this Ordinance
with the Jefferson County Auditor.
Notwithstanding the effectiveness of the vacation and vesting of title under Section 8, no building
permit, civil permit, land use approval, certificate of occupancy, or other development approval
that relies upon the vacated right-of-way shall be issued until:
Ordinance 3371
Page 7 of 7
A. The Affordable Housing Covenant required by Section 5 has been recorded; and
B. The Lot Line Adjustment required by Section 6 has been approved and recorded.
ADOTPED by the City Council of the City of Port Townsend, Washington, at a regular business
meeting thereof, held this _____ day of ______, 2026.
____________________________________
Amy Howard
Mayor
Attest:
____________________________________
Alyssa Rodrigues
City Clerk
1
BEFORE THE HEARING EXAMINER FOR THE CITY
OF PORT TOWNSEND
2
Phil Olbrechts, Hearing Examiner
3
RE:
4
Partial Plat Vacation and McClellan FINDINGS OF FACT, CONCLUSIONS
5
Street Right-of-Way Vacation OF LAW AND FINAL DECISION
6
File No. LUP26-013
7
8
I. INTRODUCTION
9
Bayside Housing & Services submitted an application for a partial plat vacation of
10 property located at 1777 10th Street together with the vacation of an undeveloped
portion of the McClellan Street right-of-way located between 9th Street and 10th
11
Street to consolidate several platted lots to facilitate development of a multi-family
housing development. The application is approved subject to conditions.
12
II. ORAL TESTIMONY
13
14
A computer-generated transcript of the hearing has been prepared to provide an
overview of the hearing testimony. The transcript is not intended to provide a
15
precisely accurate rendition of testimony but generally identifies the subjects
addressed during the hearing. The transcript is provided for informational purposes
16
only as Appendix A.
17
18
III. EXHIBITS
19
Exhibits 1- 12 listed on page 13 of the staff report dated May 26, 2026, were admitted
rd
into the record at the June 3, 2026, virtual public hearing. Additionally, Exhibit 6.7,
20
a comment letter from Mr. Tilly which was received by staff after the staff report and
exhibits had been distributed was entered into the record by staff.
21
22
IV. FINDINGS OF FACT
23
Procedural:
24
1. Applicants. Bayside Housing & Services c/o Bill Rucker, Director of
25
Sites & Projects 310 Hadlock Bay Rd.
p. 1 Findings, Conclusions and Decision
2. Hearing. A virtual hearing was held on the applications at 9:00 am on
rd
1
June 3, 2026.
2
Substantive:
3
3. Project Description. Bayside Housing & Services submitted an
4 application for a partial plat vacation of property located at 1777 10th Street together
with the vacation of an undeveloped portion of the McClellan Street right-of-way
5
located between 9th Street and 10th Street to consolidate several platted lots to
facilitate development of a three-story, 32-unit multifamily residential development
6
for permanent supportive housing.
7
The proposal includes full-width vacation of the McClellan Street right-of-way along
8
199. The application further proposes a partial (half-width) vacation along the
9
western portion of the right-of-way where adjacent parcels are not under applicant
ownership. The distinction between full-width and partial-width street vacation is
10
intended to ensure that adjacent properties not controlled by the applicant retain the
ability to utilize the remaining portion of the right-of-way if needed for future access,
11
utilities, or connectivity.
12
The subject property consists of multiple narrow lots created by historic platting
13
within the Eisenbeis Addition (Exhibit 10), a subdivision platted in the late nineteenth
century (1888). Several interior lot lines and dedicated rights-of-way, including
14
McClellan Street, were platted but never fully developed. The segment of McClellan
15
Streets Plan or Active Transportation Plan.
16
4. Surrounding Uses: Surrounding development reflects a mix of single-
17
family residential, multifamily residential, and institutional uses typical of the Castle
Hill area. Vehicular, pedestrian, bicycle, and emergency access to the site is provided
18
via improved public streets at 9th Street and 10th Street.
19
5. Adverse Impacts. No significant adverse impacts are associated with the
proposal. The subject property has no mapped Critical Areas as regulated by the Port
20
Townsend Municipal Code (PTMC) and none have been observed. The proposal
21
retains portions of the McClellan Street right of way as necessary to ensure that no
lots will become landlocked. The partial plat vacation does not impair access,
22
eliminate utilities, or remove public facilities. City staff have determined that
retention of the proposed vacated right of way would not advance transportation
23
objectives or system functionality. Reservation of perpetual public utility easements
within the vacated right-of-way is feasible and sufficient to preserve current and
24
future public service needs. City staff have determined that the proposed areas for
25
right of way vacation not are not required for present or future public use
Written comments were received expressing concern about the future multi-family
development of the project site. Concerns included traffic and parking, neighborhood
p. 2 Findings, Conclusions and Decision
character and future use of McClellan Street. Most of these comments are not
1
pertinent to this review because the planned multi-family development is subject to
separate permits. This permit review is limited to the impacts of removing lot lines
2
and right of way. Approval of this permit does not commit the Applicant to build any
specific type of development. The only public comments pertinent to this review are
3
the future use of McCelland. City staff have found that the right of way to be
eliminated will not result in any landlocked parcels or undermine the Citys
4
transportation planning efforts. Consequently, the future
5
IV. CONCLUSIONS OF LAW
6
Procedural:
7
1. Authority of Hearing Examiner. PTMC 20.01.040, Table 1, designates plat
8
vacations as subject to a Type III process. PTMC 20.01.040, Table 2, provides that
9
the hearing examiner shall hold hearings and issue final decisions on Type III
applications.
10
2. The PTMC doesnt provide any directly referenced criteria for approval of plat
11
vacations. Rather, PTMC 18.04.040D requires that plat vacations shall comply with
the criteria imposed by RCW 58.17.212. As pertinent, RCW 58.17.212 is quoted
12
below and applied via corresponding conclusions of law.
13
RCW 58.17.212: The legislative authority of the city may approve or deny the application
14
for vacation of the subdivision after determining the public use and interest to be served by the
vacation of the subdivision.
15
3. Criteria Met. The criteria is met. The public use and interest is served by the
16
vacation since it will not create any adverse impacts as determined in Finding of Fact
No. 5 while at the same time facilitating the development of the property.
17
18
One comment letter asserted that the proposed right of way doesnt conform to right
of way vacation statutes, specifically those in Chapter 35.79 RCW. Those statutes do
19
not apply to plat vacations that combine lot vacations along with right of way
vacations. RCW 58.17.212 provides that \[w\]hen the application is for the vacation
20
of the plat together with the roads and/or streets, the procedure for vacation in this
21 section shall be used At hearing, staff assured that right of way vacations do not
include any right of way abutting property owners who have not participated in this
22
vacation application.
23
V. DECISION
24
As conditioned below, the proposed partial vacation of the Eisenbeis Addition
25
subdivision plat affecting Blocks 198 and 199, together with the vacation of an
undeveloped portion of the McClellan Street right-of-way located between 9th Street
and 10th Street conforms to all required criteria for approval for the reasons detailed
p. 3 Findings, Conclusions and Decision
in the Conclusions of Law above. The conditions necessary to assure compliance and
1
required by this Decision are as follows:
2
1. No Authorization of Development. Approval of the partial plat vacation and the
recommendation for vacation of the McClellan Street right-of-way are limited
3
solely to the legal actions requested and do not authorize construction, grading,
4 land disturbance, installation of utilities, or any physical development of the
subject property. This approval does not approve site design, building placement,
5
height, massing, density, parking configuration, traffic impacts, utility capacity,
stormwater management, environmental impacts, or neighborhood compatibility.
6
Authority: Chapter 19.27 RCW; PTMC 20.01.130.
7
2. No Approval by Implication. Nothing in this approval shall be construed as a
8
commitment by the City to approve any future development proposal on the
subject property, nor as a prejudgment of issues reserved for subsequent permit
9
review. Authority: PTMC 20.01.130.
10
3. Recordation of Partial Plat Vacation. The partial plat vacation shall be recorded
with the Jefferson County Auditor prior to issuance of any permit or approval that
11
relies upon the revised plat configuration, including but not limited to civil,
12
building, or land use permits. Authority: RCW 58.17.212; PTMC 20.01.140.
13
4. Prior to recording anything, the Applicant shall submit a survey exhibit prepared,
stamped, and signed by a Washington State licensed land surveyor that clearly
14
depicts the portion of the recorded plat proposed for vacation. The survey shall:
15
a. Delineate the area proposed for vacation relative to the original recorded plat,
16
referencing the plat name, recording number, and lot/block layout.
b. Show all adjacent lots and tracts, including current ownership as reflected in
17
the most recent title report.
c. Identify and depict all existing easements, rights-of-way, streets, utilities, and
18
other encumbrances within or adjacent to the area proposed for vacation.
d. Provide dimensions and boundaries for the right-of-way or street width
19
proposed for vacation.
20
e. Be consistent with the legal description contained in the vacation approval and
suitable for recording with the Jefferson County Auditor.
21
f. The Applicant shall provide a mylar or other city-accepted reproduction of the
Plat Vacation to PCD for review and approval (5 paper copies and one
22
electronic .pdf version) as part of the final Plat/Plat Alteration approval
process. Said mylar shall contain the acknowledged signatures of all parties
23
having an ownership interest in the subject property as evidenced by an
24
A.L.T.A. plat certificate prepared by a local title company. Said plat
certificate, or any update provided, shall be less than 30 days old. The
25
approved Plat Vacation shall not become effective until the mylars required
for recording have been filed with the Jefferson County Auditor. While the
City will assist in recording the Plat Vacation mylar, the Applicant is
p. 4 Findings, Conclusions and Decision
responsible for all fees associated with recording. All property taxes due and
1
owing on the subject property must be paid in full prior to obtaining the
signature of the Jefferson County Treasurer.
2
g. Final plat vacation documents and legal descriptions shall be prepared by a
Washington-licensed land surveyor at the time of final recording. The City
3
shall coordinate document routing for required agency signatures, including
4 Assessor and Treasurer review.
h. The survey exhibit shall be subject to review and approval by the City of Port
5
Townsend Planning and Community Development Director and Public Works
Director (or their designees) for consistency with the approved vacation and
6
applicable municipal code provisions.
i. Following approval, the City shall coordinate preparation and routing of final
7
documents for recording with the Jefferson County Auditor. The applicant
8
shall be responsible for associated fees, but document routing will occur
through City processes to ensure all required signatures, including those of the
9
Assessor and Treasurer, are obtained.
10
5. City Council Legislative Action Required. The vacation of the undeveloped
portion of McClellan Street right-of-way shall not take effect unless and until the
11
Port Townsend City Council adopts a street vacation ordinance in accordance
12
with Chapter 35. 79 RCW. Authority: RCW 35.79.010; PTMC 12.20.080.
13
6. Determination of Compensation. Any compensation for the vacated right-of-way
shall be determined by the City Council in accordance with RCW 35.79.030,
14
unless expressly waived by City Council action. City Council may waive the
requirement to obtain an appraisal provided that qualified city personnel provide a
15
written determination that the value of property received will be equal to or
16
greater than the value of the right-of-
17
Comprehensive Plan goals and policies. The provision of permanent supportive
housing at the site constitutes adequate value received in exchange for the vacated
18
right-of-
goals. Authority: RCW 35.79.030, Chapter. 12.20.090 PTMC.
19
20
7. Reservation of Public Utility Easements. The City shall reserve and record
perpetual public utility easements within the vacated right-of-way as necessary to
21
preserve present or future water, sewer, stormwater, power, communications, or
other public services. Authority: RCW 35.79.030; PTMC 12.20.060(D) and (E).
22
8. Pedestrian or Trail Easements. If the City determines that future non-motorized
23
connectivity is necessary to serve the public interest, a pedestrian or trail
24
easement shall be reserved within the vacated right-of-way, consistent with
PTMC 12.20.060(F) and the Comprehensive Plan Transportation Element.
25
Authority: PTMC 12.20.060(F); Comprehensive Plan.
p. 5 Findings, Conclusions and Decision
9.Recordation of Street Vacation Ordinance. The street vacation ordinance shall be
1
recorded with the Jefferson County Auditor prior to vesting of title to the vacated
right-of-way in the abutting property owner(s). Authority: RCW 35.79.040;
2
PTMC 12.20.110.
3
10.Compliance with Utility and Infrastructure Standards. All future development
4shall comply with Title 13 PTMC and the City of Port Townsend Engineering
Design Standards, including but not limited to requirements related to utility
5
service, stormwater management, frontage improvements, and infrastructure
6
infrastructure improvements or mitigation at subsequent permit stages. Authority:
Title 13 PTMC; Engineering Design Standards.
7
8
11.Conditions Run with the Land. These conditions shall run with the land and shall
be binding upon the Applicant and all successors in interest. Authority: PTMC
9
20.01.140.
10
12.Severability. If any condition of approval is found to be invalid or unenforceable,
such invalidity shall not affect the validity or enforceability of the remaining
11
conditions. Authority: PTMC 20.01.330.
12
18th
13
Dated this day of 2026.
14
15
______________________________
16
Phil Olbrechts,
City of Port Townsend Hearing Examiner
17
18
19
Appeal Right and Valuation Notices
20
This land use decision is final and subject to appeal to superior court as governed by
Chapter 36.70C RCW. Appeal deadlines are short and procedures strictly construed.
21
Anyone wishing to file a judicial appeal of this decision should consult with an attorney
to ensure that all procedural requirements are satisfied.
22
Affected property owners may request a change in valuation for property tax purposes
23
notwithstanding any program of revaluation.
24
25
p.6Findings, Conclusions and Decision
STAFF REPORT - PHASE I
FINDINGS OF FACT, CONCLUSIONS OF LAW, AND DECISION
City File Number LUP26-013
EXHIBIT 1
Partial Plat Vacation and McClellan Street
Right-of-Way Vacation
On February 12, 2026, Bayside Housing & Services submitted an application
for a Type III Land Use Permit (File No. LUP26-013) requesting a partial
vacation of the Eisenbeis Addition subdivision plat affecting Blocks 198 and
199, together with the vacation of an undeveloped portion of the McClellan
Street right-of-way located between 9th Street and 10th Street.
The proposal includes full-width vacation of the McClellan Street right-of-
within Blocks 198 and 199. The application further proposes a partial (half-
width) vacation along the western portion of the right-of-way where adjacent
parcels are not under applicant ownership. This approach maintains
flexibility for access, utilities, and potential future circulation for those
adjacent properties.
The subject right-of-way has never been opened or improved and does not
function as a transportation facility. While the corridor may accommodate
utility infrastructure, any necessary public utility interests can be preserved
through reservation of easements at the time of vacation.
The proposed action is categorically exempt from SEPA pursuant to WAC
197-11-800(1)(d), and no critical areas are mapped or observed on the
subject property.
Bayside Housing & Services
c/o Bill Rucker, Director of Sites & Projects
310 Hadlock Bay Rd.
Port Hadlock, WA 9833
Phone: (360) 385-4637
Email: brucker@baysidehousing.org
1777 10th St. Port Townsend, WA 98368
Jefferson County Assessor Parcel Numbers: 948319901 and 948319802
Legal: Eisenbeis Addition Blk 199 Lots 1 to 8 Subj. To Easement. Together
with Eisenbeis Addition Blk 198 Lots 5 & 6
Date Application Received: February 12, 2026
Date of Determination of Completeness: March 31, 2026
Date of Notice Publication: April 8, 2026
Date of Notice Mailing: April 8, 2026
Date of Notice Posted: April 8, 2026
Comment Period Ended: 4:00 PM on Wednesday, April 22, 2026.
Notice of Public Hearing Issued, May 20, 2026
Date of Notice of Public Hearing Publication: May 20, 2026
Date of Notice of Public Hearing Mailing: May 20, 2026
Date of Notice of Public Hearing Posted on Subject Property: May 20, 2026
Date of Open Record Public Hearing: June 3, 2026
Chapter 58.17 RCW Subdivision and Platting
Chapter 35.79 RCW Street Vacation
Chapter 19.27 RCW Buildings and Construction (Vesting Doctrine)
Chapter 43.21C RCW State Environmental Policy Act (SEPA)
Chapter 197-11 WAC SEPA Rules
2025 Port Townsend Comprehensive Plan
Titles 12, 13, 17, 18, 19, and 20 PTMC
City of Port Townsend Engineering Design Standards (EDS)
A. General Findings of Fact:
1. Zoning. The subject property is zoned R-IV (MF) High Density Multifamily Residential under
Title 17 PTMC. This zoning district is intended to accommodate consolidated parcels and
higher-density residential development in urban areas served by public infrastructure.
5. The Eisenbeis Addition plat established interior northsouth streets,
including McClellan Street, that were intended at the time of platting to function as through
streets connecting 9th and 10th Streets. However, subsequent development patterns in the
surrounding neighborhood did not rely on these interior connections, and circulation was
instead established along the perimeter street network. As a result, the interior segments of
McClellan Street were never constructed and now exist as isolated, undeveloped segments
that function more as residual stubs rather than necessary through streets.
6.
Streets Plan, does not identify this segment of McClellan Street as part of the planned
transportation network or as necessary to achieve system connectivity.
7.
Parcels adjacent to the eastern portion of McClellan Street
are under separate ownership and obtain access from 10th Street. The proposal retains the
eastern half of the right-of-way in this location to ensure that no existing or potential future
access opportunities are eliminated.
10. The subject property consists of multiple narrow lots created by historic platting within the
Eisenbeis Addition (Exhibit 10), a subdivision platted in the late nineteenth century (1888).
Several interior lot lines and dedicated rights-of-way, including McClellan Street, were
platted but never fully developed.
11. Surrounding development reflects a mix of single-family residential, multifamily residential,
and institutional uses typical of the Castle Hill area. Vehicular, pedestrian, bicycle, and
emergency access to the site is provided via improved public streets at 9th Street and 10th
Street.
12. The segment of McClellan Street proposed for vacation is unimproved and not part of the
Sustainable Streets Plan or Active Transportation Plan.
13. Partial Plat Vacation RCW 58.17.212 and Title 18 PTMC. RCW 58.17.212 authorizes
vacation of a recorded plat upon a finding that the vacation serves the public use and
interest. The Eisenbeis Addition reflects nineteenth-century subdivision practices that
predate modern zoning, infrastructure, and planning standards. Interior lot lines within
Blocks 198 and 199 are obsolete constrain coordinated development otherwise
anticipated by the R-IV zoning designation.
14. The partial plat vacation does not impair access, eliminate utilities, or remove public
facilities. All parcels retain access via 9th Street or 10th Street. The vacation aligns parcel
configuration with adopted zoning and land use policy and satisfies RCW 58.17.212, subject
to conditions.
15. Street Vacation Chapter 35.79 RCW. Chapter 35.79 RCW authorizes municipalities to
vacate streets no longer required for public use. The subject portion of McClellan Street has
never been opened or improved and does not function as a transportation corridor or access
route but is used as a utility corridor. It is not identified as necessary in adopted
transportation or capital facilities plans. Public interests can be preserved through
easements, consistent with RCW 35.79.030.
16. Title 12 PTMC Streets, Sidewalks, and Transportation. The proposal satisfies all criteria of
PTMC 12.20.060(A)(J). The undeveloped right-of-way does not serve a demonstrated public
need, access and emergency response remain adequate, utilities can be preserved by
easement, and the vacation is consistent with adopted plans. The other right of way value
sets of open space and trees are not impacted as the area is currently not accessible to the
public and no significant trees exist as defined in Title 12 PTMC. The are will also be
maintained as a sewer easement with access for maintenance of the existing sewer main.
17. Title 17 PTMC and Title 18 PTMC Zoning and Land Division. The R-IV zoning district
anticipates consolidated parcels and higher-density residential development. The proposed
vacations do not alter zoning, permitted uses, or development standards and are consistent
with Titles 17 and 18 PTMC.
18. Title 13 PTMC and Engineering Design Standards. The vacation request does not authorize
infrastructure installation or modification of public infrastructure. Compliance with Title 13
PTMC and the Engineering Design Standards will be required at subsequent permit stages.
Comprehensive Plan Consistency.
a. The subject segment of McClellan Street is not identified as part of the planned
transportation network and is not required to implement the Sustainable Streets Plan.
Its retention as dedicated right-of-way would not advance transportation objectives or
system functionality.
b. The proposed vacation is therefore consistent with Comprehensive Plan policies that
support infill development, efficient use of land, and the removal or repurposing of
excess right-of-way where no public need exists.
20. Right-of-Way Status McClellan Street (Chapter 35.79 RCW; Title 12 PTMC. The portion of
McClellan Street right-of-way proposed for vacation lies between 9th Street and 10th Street
within the Eisenbeis Addition.
a. This portion of McClellan Street has never been graded, paved, or otherwise improved by
the City.
b. The undeveloped right-of-way has never functioned as:
i. a vehicular travel lane,
ii. a pedestrian sidewalk,
iii. a bicycle facility, or
iv. public accessible open space
v. stormwater facility
vi. a location with significant trees
vii. an emergency access route.
c. The subject right-of-way
transportation network in the Comprehensive Plan Transportation Element or Capital
Facilities Plan.
21. Zoning and Access Conditions (Title 17 PTMC; Title 12 PTMC).
a. The subject property is zoned R-IV (MF) High Density Multifamily Residential under Title
17 PTMC.
b. The R-IV zoning district anticipates consolidated parcels, coordinated site design, and
higher-density residential development in urban areas served by infrastructure.
c. Vehicular, pedestrian, bicycle, and emergency access to the subject property is currently
provided via improved public rights-of-way at 9th Street and 10th Street.
d. The proposed partial plat vacation and street vacation do not eliminate, reduce, or
adversely affect lawful access to the subject property.
e. Adequate access for emergency services will remain available following the requested
vacations.
21. Utilities and Public Services (Title 13 PTMC; Engineering Design Standards; RCW 35.79.030).
a. Public water, sewer, stormwater, and other utilities are available to the subject property
within the surrounding street network.
b. Existing public utilities are located within the undeveloped portion of McClellan Street
proposed for vacation.
c. Reservation of perpetual public utility easements within the vacated right-of-way is
feasible and sufficient to preserve current and future public service needs.
d. The requested vacations do not approve or authorize installation, relocation, or
modification of utilities.
e. Compliance with Title 13 PTMC and the City of Port Townsend Engineering Design
Standards will be required at the time of future civil or building permits.
22. Public Comment (Title 20 PTMC).
a. During the public comment period, written comments (Exhibits 6.1 to 6.6) were
submitted by members of the public raising concerns related to:
i. traffic and parking conditions;
ii. neighborhood character and compatibility;
iii. building height and massing;
iv. future use of McClellan Street; and
v. conceptual development plans.
b. These comments received during the open public comment period relate to potential
future development scenarios rather than to the legal criteria governing plat and street
vacations.
c. No public comment provided evidence demonstrating that the requested plat vacation
would create landlocked lots, eliminate existing public access, impair utilities, or remove
an actively used transportation facility.
d. All public comments were reviewed and considered as part of the administrative record.
e. The applicant responded to the public comments received during the comment period
(Exhibits 8.1 8.3).
23. Public Use and Interest (RCW 58.17.212; Chapter 35.79 RCW; Title 12 PTMC, and PTMC
20.0I.235(D).
a. The proposed partial plat vacation and street vacation must be evaluated under the
b. The record demonstrates that the interior lot lines and the subject portion of McClellan
Street do not provide transportation, access, or utility functions and are not required for
present or future public use. Retention of these features would not provide a public
benefit and instead imposes constraints on efficient use of land.
c. The proposal facilitates consolidation of parcels consistent with the R-IV zoning district
and supports infill housing development within an area already served by
infrastructure, consistent with Comprehensive Plan policies.
d. Public interests are preserved through continued access via 9th and 10th Streets and
through the ability to reserve utility or access easements if necessary.
e. Given, the existence of a sewer main, the area will remain open space.
f. These findings are supported by substantial evidence in the record and are made in
accordance with PTMC 20.01.235(D).
g. Pursuant to PTMC 20.01.235(D), the request is supported by substantial evidence in the
record, applies all applicable approval criteria, and provides a reasoned explanation
linking the facts to the conclusion that the proposal serves the public use and interest.
II. CONCLUSIONS OF LAW
A. Authority and Jurisdiction
1. The City of Port Townsend Hearing Examiner has authority to review and approve a partial
vacation of a recorded subdivision plat pursuant to RCW 58.17.212, RCW 58.17.217, and
Title 20 PTMC, and to conduct an open-record public hearing and issue findings and
recommendations to the City Council regarding a street vacation pursuant to Chapter 35.79
RCW.
2. The application was properly processed as a Type III permit under Title 20 PTMC, and all
procedural requirements related to completeness review, notice, public hearing, and record
development were satisfied.
B. Partial Plat Vacation RCW 58.17.212 and Title 18 PTMC
3. RCW 58.17.212 authorizes the vacation of all or part of a recorded plat upon a determination
that the requested vacation serves the public use and interest, provided that statutory
requirements related to ownership consent and restrictive covenants are satisfied.
4. Based on the Findings of Fact and the analysis contained in Section VII of this staff report,
the partial plat vacation of the Eisenbeis Addition removes obsolete interior lot lines created
under historic platting practices that no longer serve an independent public purpose.
5. The partial plat vacation does not impair lawful access, does not eliminate public utilities or
public services, and does not create substandard or landlocked parcels.
6. The partial plat vacation advances the purposes of Title 18 PTMC by promoting orderly land
division, aligning parcel configuration with existing zoning, and enabling efficient urban land
use consistent with adopted Comprehensive Plan policies.
7. The partial plat vacation therefore satisfies the requirements of RCW 58.17.212 and Title 18
PTMC, subject to conditions ensuring ownership consent, covenant resolution, and
recordation.
C. Street Vacation Chapter 35.79 RCW
8. Chapter 35.79 RCW authorizes municipalities to vacate streets and rights-of-way that are no
longer required for public use, subject to public hearing, compensation where applicable,
and reservation of public interests.
9. Based on the Findings of Fact, the portion of McClellan Street proposed for vacation is
unimproved, and has never functioned as a transportation facility, access route, emergency
route, or utility corridor.
10. The vacated right-of-way is not identified as necessary for present or future public
transportation purposes in the Comprehensive Plan Transportation Element or Capital
Facilities Plan.
11. Public interests related to access, utilities, and future connectivity can be preserved through
reservation of easements pursuant to RCW 35.79.030.
12. The proposed street vacation satisfies the requirements of Chapter 35.79 RCW, subject to
City Council adoption of a street vacation ordinance and compliance with statutory
compensation and easement provisions.
D. Title 12 PTMC Streets, Sidewalks, and Transportation
13. Chapter 12.20 PTMC establishes criteria governing street vacations and places the burden
of proof on the applicant to demonstrate that a vacation will not be detrimental to the public
interest.
14. Based on the Findings of Fact and the analysis in Section VII, all applicable criteria of PTMC
12.20.060(A) through (J) have been satisfied, including:
a. the absence of a demonstrated public transportation need for the unopened right-of-way;
b. preservation of adequate vehicular, pedestrian, bicycle, and emergency access;
c. preservation of public utility service potential; and
d. consistency with adopted transportation and land use plans.
15. The street vacation is therefore consistent with the intent and requirements of Title 12 PTMC,
subject to conditions.
E. Zoning and Land Division Title 17 PTMC and Title 18 PTMC
16. The subject property is zoned R-IV (MF) under Title 17 PTMC, a zoning district that anticipates
consolidated parcels and coordinated higher-density residential development.
17. The proposed plat and street vacations do not change zoning designations, permitted uses,
density allowances, or development standards.
18. The proposal is consistent with the intent and provisions of Title 17 PTMC and Title 18 PTMC
and does not create zoning nonconformities.
F. Utilities and Infrastructure Title 13 PTMC and Engineering Design Standards
19. The requested vacations do not approve installation, modification, or relocation of utilities
or public infrastructure.
20. Compliance with Title 13 PTMC and the City of Port Townsend Engineering Design Standards
(EDS) will be required at the time of subsequent civil and building permit review.
21. The City retains full authority to impose utility, frontage improvement, stormwater, and
infrastructure requirements consistent with adopted standards.
G. Environmental Review Chapter43.21C RCW, Chapter 197-11 WAC, and Title 19 PTMC
22. The proposed partial plat vacation and street vacation are legal actions that do not authorize
physical development or land disturbance.
23. The proposal is categorically exempt from SEPA pursuant to WAC 197-11-800(1)(d) and
Chapter 19.04 PTMC.
24. No critical areas regulated under Title 19 PTMC are affected by the requested actions.
25. Environmental review obligations are preserved for any future project actions.
H. Comprehensive Plan Consistency
26. The Port Townsend Comprehensive Plan designates the subject area for urban residential
development and prioritizes efficient use of land and infrastructure.
27. The Comprehensive Plan supports infill development, consolidated development patterns,
and flexibility in vacating unused rights-of-way where public interests are preserved.
28. The partial plat vacation and street vacation implement, and do not conflict with, applicable
Comprehensive Plan policies.
J. Overall Conclusion
32. Based on the Findings of Fact, the analysis of applicable law, and the complete
administrative record, the requested partial plat vacation and street vacation:
a. comply with applicable RCW, PTMC, WAC, Comprehensive Plan, and Engineering Design
Standards provisions;
b. preserve public access, utilities, and governmental authority; and
c. serve the public use and interest.
RECOMMENDED CONDITIONS OF APPROVAL
Based on the foregoing Findings of Fact and Conclusions and the following recommended
conditions, staff recommends approval of the proposed street and partial plat vacation permit,
Application No. LUP26-013.
1. No Authorization of Development. Approval of the partial plat vacation and the recommendation
for vacation of the McClellan Street right-of-way are limited solely to the legal actions requested
and do not authorize construction, grading, land disturbance, installation of utilities, or any
physical development of the subject property. This approval does not approve site design,
building placement, height, massing, density, parking configuration, traffic impacts, utility
capacity, stormwater management, environmental impacts, or neighborhood compatibility.
Authority: Chapter 19.27 RCW; PTMC 20.01.130.
2. No Approval by Implication. Nothing in this approval shall be construed as a commitment by the
City to approve any future development proposal on the subject property, nor as a prejudgment
of issues reserved for subsequent permit review. Authority: PTMC 20.01.130.
3. Recordation of Partial Plat Vacation. The partial plat vacation shall be recorded with the Jefferson
County Auditor prior to issuance of any permit or approval that relies upon the revised plat
configuration, including but not limited to civil, building, or land use permits. Authority: RCW
58.17.212; PTMC 20.01.140.
4. Prior to recording anything, the Applicant shall submit a survey exhibit prepared, stamped, and
signed by a Washington State licensed land surveyor that clearly depicts the portion of the
recorded plat proposed for vacation. The survey shall:
a. Delineate the area proposed for vacation relative to the original recorded plat, referencing
the plat name, recording number, and lot/block layout.
b. Show all adjacent lots and tracts, including current ownership as reflected in the most recent
title report.
c. Identify and depict all existing easements, rights-of-way, streets, utilities, and other
encumbrances within or adjacent to the area proposed for vacation.
d. Provide dimensions and boundaries for the right-of-way or street width proposed for
vacation.
e. Be consistent with the legal description contained in the vacation approval and suitable for
recording with the Jefferson County Auditor.
g. Final plat vacation documents and legal descriptions shall be prepared by a Washington-
licensed land surveyor at the time of final recording. The City shall coordinate document
routing for required agency signatures, including Assessor and Treasurer review.
h. The survey exhibit shall be subject to review and approval by the City of Port Townsend
Planning and Community Development Director and Public Works Director (or their
designees) for consistency with the approved vacation and applicable municipal code
provisions.
i. Following approval,the City shall coordinate preparation and routing of final documents for
recording with the Jefferson County Auditor. The applicant shall be responsible for
associated fees, but document routing will occur through City processes to ensure all
required signatures, including those of the Assessor and Treasurer, are obtained.
5. City Council Legislative Action Required. The vacation of the undeveloped portion of McClellan
Street right-of-way shall not take effect unless and until the Port Townsend City Council adopts
a street vacation ordinance in accordance with Chapter 35. 79 RCW. Authority: RCW 35.79.010;
PTMC 12.20.080.
6. Determination of Compensation. Any compensation for the vacated right-of-way shall be
determined by the City Council in accordance with RCW 35.79.030, unless expressly waived by
City Council action. City Council may waive the requirement to obtain an appraisal provided that
qualified city personnel provide a written determination that the value of property received will
be equal to or greater than the value of the right-of-way vacated. City codes spec
rec
Plan goals and policies. The provision of permanent supportive housing at the site constitutes
adequate value received in exchange for the vacated right-of-way consistent with the 2025
. Authority: RCW 35.79.030, Chapter. 12.20.090
PTMC.
7. Reservation of Public Utility Easements. The City shall reserve and record perpetual public utility
easements within the vacated right-of-way as necessary to preserve present or future water,
sewer, stormwater, power, communications, or other public services. Authority: RCW
35.79.030; PTMC 12.20.060(D) and (E).
8. Pedestrian or Trail Easements. If the City determines that future non-motorized connectivity is
necessary to serve the public interest, a pedestrian or trail easement shall be reserved within the
vacated right-of-way, consistent with PTMC 12.20.060(F) and the Comprehensive Plan
Transportation Element. Authority: PTMC 12.20.060(F); Comprehensive Plan.
9. Recordation of Street Vacation Ordinance. The street vacation ordinance shall be recorded with
the Jefferson County Auditor prior to vesting of title to the vacated right-of-way in the abutting
property owner(s). Authority: RCW 35.79.040; PTMC 12.20.110.
10. Compliance with Utility and Infrastructure Standards. All future development shall comply with
Title 13 PTMC and the City of Port Townsend Engineering Design Standards, including but not
limited to requirements related to utility service, stormwater management, frontage
improvements, and infrastructure capacity.
require infrastructure improvements or mitigation at subsequent permit stages. Authority: Title
13 PTMC; Engineering Design Standards.
11. Conditions Run with the Land. These conditions shall run with the land and shall be binding upon
the Applicant and all successors in interest. Authority: PTMC 20.01.140.
12. Severability. If any condition of approval is found to be invalid or unenforceable, such invalidity
shall not affect the validity or enforceability of the remaining conditions. Authority: PTMC
20.01.330.
Submitted by:
Ryan Harriman, EMPA, AICP
Planning Manager
City of Port Townsend
Exhibit 1 Staff Report
Exhibit 2 Plat Vacation Application
Exhibit 3
Exhibit 6 Public Comments
6.1. Jeremy Denniston 04092026
6.2. Jeremy Denniston 04142026
6.3. Holly Postmus 04222026
6.4. Linda Tilley 04152026
6.5. Linda Tilley 04162026
6.6. Carol Dutra 04212026
Exhibit 7 Title Report
7.1 Title Report One
7.2 Title Report Two
7.3 Title Report Three
Exhibit 8 Applicant Response To Public Comments
8.1 - Applicant response to public comments from Holly Postmus
8.2 - Applicant response to public comments from Linda Tilley
8.3 - Applicant response to public comments from Carol Dutra
Exhibit 9 Vicinity Map
Exhibit 10 Eisenbeis Addition Plat Map, 1888
Exhibit 11 Letter of SEPA Exemption
Exhibit 12 Notice of Public Hearing
!33)'.-%.4 !.$ $)3#,!)-%2 /& 6!#!4%$ 2)'(4-OF-7!9 ).4%2%34
2¤¢®±£¨¦ 2¤°´¤²³¤£ "¸Ȁ
Bayside Housing & Services
!¥³¤± 2¤¢®±£¨¦ 2¤³´± 4®Ȁ
Bayside Housing & Services
310 Hadlock Bay Road
Port Hadlock, WA 98339
!33)'.-%.4 !.$ $)3#,!)-%2 /& ).4%2%34 ). 6!#!4%$ 2)'(4-OF-WAY
THIS ASSIGNMENT AND DISCLAIMER OF INTEREST IN VACATED RIGHT-OF-WAY is made
effective this 3rd day of September, 2026, by BAYSIDE HOUSING & SERVICES, a
Washington nonprofit corporation ("Owner").
RECITALS
A. Owner is the fee owner of the following properties located in Jefferson County,
Washington:
7¤²³¤± 0±®¯¤±³¸Ȁ
Lots 3 and 4, Supplemental Plat of Eisenbeis Addition to the City of Port Townsend, Block
199, (APN 948319901), together with all related ownership interests.
% ²³¤± 0±®¯¤±³¸Ȁ
Lots 5 and 6 Supplemental Plat of Eisenbeis Addition to the City of Port Townsend, Block
198 (APN 948319802), together with all related ownership interests.
B. The City of Port Townsend has approved, or is in the process of approving, the vacation of
a portion of McClellan Avenue Right-of-Way adjacent to the above-described properties.
C. Pursuant to RCW 35.79.040, ownership of vacated right-of-way would ordinarily accrue
to the abutting properties.
D. Because all affected properties are owned by the same owner, the Owner desires that any
interest which would otherwise accrue to the Eastern Property shall instead accrue
exclusively to the Western Property.
ASSIGNMENT
NOW, THEREFORE, for valuable consideration, the receipt of which is hereby
acknowledged:
1. $¨²¢« ¨¬¤± ®¥ % ²³¤± 0 ±¢¤« )³¤±¤²³
Owner, in its capacity as owner of the Eastern Property, hereby disclaims, releases,
relinquishes, and assigns any and all right, title, and interest which may accrue now or in
the future to the Eastern Property as a result of the vacation of the McClellan Avenue Right-
of-Way.
2. !²²¨¦¬¤³ ³® 7¤²³¤± 0 ±¢¤«
Owner hereby assigns and conveys all such right, title, and interest to the Western Property,
being Lots 3 and 4, Supplemental Plat of Eisenbeis Addition to the City of Port Townsend,
Block 199, (APN 948319901)
3. Intent
It is the express intent of this instrument that the entire vacated right-of-way described in
Exhibit A attached hereto shall accrue to and become part of the Western Property and that
no portion thereof shall accrue to or remain appurtenant to the Eastern Property.
4. 2´¨¦ 7¨³§ ³§¤ , £
This Assignment shall run with the land and shall be binding upon Owner and all successors
and assigns.
5. &´±³§¤± !²²´± ¢¤²
Owner agrees to execute any additional documents reasonably required by the Jefferson
County Auditor, title company, surveyor, or governmental authority to effectuate the intent
of this instrument.
OWNER
BAYSIDE HOUSING & SERVICES
a Washington nonprofit corporation
By: ___________________________
Gary J Keister, Executive Director Bayside Housing & Services
Date: ______________________
ACKNOWLEDGMENT
(State of Washington notary block)
After Recording Return to:
Office of City Attorney
City of Port Townsend
250 Madison Street, Suite 2
Port Townsend, WA 98368
COVENANT REGARDING AFFORDABLE HOUSING
Grantor: Bayside Housing & Services
Grantee: City of Port Townsend
Assessor’s Tax Parcel Numbers: 948319901
1. Property.
thth
1.1. The property subject to this Covenant is located between 9 and 10 Street and Rosecrans
Street and Hancock Street and is legally described as follows:
ALL OF LOTS 1 TO 4 INCLUSIVE, IN BLOCK 199 OF THE SUPPLEMENTAL PLAT OF
THE EISENBEIS ADDITION TO THE CITY OF PORT TOWNSEND, AS PER PLAT RECORDED
IN VOLUME 2 OF PLATS, ON PAGE 24, RECORDS OF JEFFERSON COUNTY, WASHINGTON;
TOGETHER WITH THAT PORTION OF VACATED McCLELLAN AVENUE AS
APPROVED UNDER CITY OF PORT TOWNSEND FILE NUMBER LUP26-013 AND FILED
UNDER ORDINANCE NUMBER 3371, DESCRIBED AS FOLLOWS:
ALL OF McCLELLAN AVENUE LYING BETWEEN LOTS 5 AND 6 IN BLOCK 198 AND
LOTS 3 AND 4 IN BLOCK 199 OF THE SUPPLEMENTAL PLAT OF EISENBEIS ADDITION TO
THE CITY OF PORT TOWNSEND, AS PER PLAT RECORDED IN VOLUME 2 OF PLATS, ON
PAGE 24, RECORDS OF JEFFERSON COUNTY, WASHINGTON STATE; TOGETHER WITH THE
WEST HALF OF McCLELLAN AVENUE LYING ADJACENT TO AND ABUTTING LOTS 1 AND
2 IN BLOCK 199 OF SAID SUPPLEMENTAL PLAT OF EISENBEIS ADDITION TO THE CITY OF
PORT TOWNSEND;
SITUATE IN THE CITY OF PORT TOWNSEND, COUNTY OF JEFFERSON, STATE OF
WASHINGTON.
1.2. Bayside Housing & Services, a nonprofit corporation (“Bayside”), is the current owner of
the Property. The City of Port Townsend vacated the right-of-way under Ordinance
Number 3371 adjacent to lots 1 through 4 of the Eisenbeis Addition Block 199 plat.
COVENANTS FOR AFFORDABILITY - 1
2.Compensation for Right-of-Way Vacation.
2.1. Resolution No. 26-013 and City File No. LUP 26-013 established the conditions to vacate
the right-of-way, including the requirement that Bayside execute a deed restriction equal to
or greater than the value of the vacated right-of-way for the intangible benefit of providing
affordable housing.
2.2. Port Townsend Municipal Code (PTMC) 12.20.090(A) compensation for the appraised
value of the vacated right-of-way prior to the vacation becoming effective.
2.3. Bayside completed and submitted to the City an appraisal of the right-of-way valuing the
right-of-way at $60,000.
2.4. PTMC 12.20.090(B) authorizes the City to receive intangible value or benefit as the form
of compensation for the value of the right-of-way and the City has determined that
supporting affordable housing projects is a form of intangible value or benefit under PTMC
12.20.090(B).
2.5. The City determines that the value of the right-of-way to be vacated is $60,000 and that the
affordability covenants contained bellowed are sufficient compensation to meet the
requirements of Chapter 12.20 PTMC.
3. Covenants.
3.1. Bayside agrees and covenants that it, its heirs, successors, and assigns, will use the residential
units to be constructed on the Property only for low-income housing.
3.2. Bayside must make the low-income residential units available to individuals and/or families
earning no more than 50% of the area median income (AMI).
3.3. The Property must be used for low-income residential units and the low-income residential
requirements in these covenants must be in place for at least 40 years.
3.4. Prior to any transfer of the Property within forty (40) years from the date of certificate of
occupancy, the then-current owner shall provide at least 30 days’ advance written notice to
the City, together with sufficient information about the proposed transferee(s) to allow the
City to determine if the proposed transferee(s) meets the requirements of these covenants.
3.4.1. Notice shall be given to the City at the following address:
City of Port Townsend
Attn: City Manager
250 dison Street, Ste. 2
Port Townsend, WA 98368
3.5. If within forty (40) years from the date of certificate of occupancy, the Property is conveyed,
sold, rented, or otherwise transferred to an individual or individuals whose income is above
the thresholds above (50% AMI) then the current owner must repay the City the value of the
right-of-way ($60,000), plus inflation.
COVENANTS FOR AFFORDABILITY - 2
4. Dispute Resolution.
4.1. Any dispute arising under or in connection with this instrument shall be brought to the
attention of the City and/or Bayside, as appropriate, at the earliest possible time in order
that such matters may be addressed or other appropriate action promptly taken. If the
dispute cannot be resolved, it may be submitted to mediation or non-binding arbitration
upon the approval of all parties involved. Nothing shall prevent any party from seeking
recourse in the Superior Court of Jefferson County, Washington.
5. Attorneys’ Fees.
5.1. In the event any action, suit, or proceeding is instituted regarding this instrument, the
successful party shall be entitled to court costs and reasonable attorneys’ fees.
6. Entire Agreement.
6.1. This instrument contains the entire understanding between the parties and supersedes any
prior understandings and instruments between them respecting the subject matter hereof.
There are no other representations, oral or written, between and among the parties hereto or
any of them, relating to the subject matter of this instrument. No amendment of or
supplement to this instrument shall be valid or effective unless made in writing and executed
by the parties to this Covenant and the then-current owner of the Property.
7. Additional Documents.
7.1. Each party agrees to take such action and to execute, acknowledge, and deliver all
documents and instruments as may be desired by the other party more effectively to carry
out the purposes of this instrument.
8. Binding Effect.
8.1. The benefits granted in this Covenant shall inure to the benefit of the then-current owner of
the Property and their heirs, personal representatives, successors, and assigns. The provisions
of this instrument shall run with the land forever unless modified or terminated by written
agreement signed by the then-current owner of the Property and the City.
9. Construction.
9.1. The section headings throughout this instrument are for convenience and reference only
and the words contained in them shall not be held to expand, modify, amplify, or aid in the
interpretation, construction, or meaning of this instrument.
COVENANTS FOR AFFORDABILITY - 3
10. Applicable Law.
10.1.This instrument shall be construed and interpreted under the laws of the State of Washington.
The undersigned have executed this instrument this _____ day of __________________, 2026.
BAYSIDE HOUSING & SERVICES CITY OF PORT TOWNSEND
By: __________________________ By: __________________________
Steve King, Interim City Manager
Name, Title
COVENANTS FOR AFFORDABILITY - 4
STATE OF WASHINGTON)
) ss.
COUNTY OF JEFFERSON )
I certify that I know or have satisfactory evidence that _____________________ is the person who
appeared before me, and said person acknowledged that she signed this instrument, on oath stated that
she is authorized to execute the instrument and acknowledged it as the Executive Director of Bayside
Housing & Services, to be the free and voluntary act of such party for the uses and purposes mentioned
in this instrument.
Dated: _______________________ ___________________________________________
\[Print name:\]
Notary Public in and for the State of Washington,
residing at _________________________________.
My commission expires: ______________________.
STATE OF WASHINGTON )
) ss.
COUNTY OF JEFFERSON )
On this ____ day of _________________, 2026, before me personally appeared Steve King, to me
known to be the Interim City Manager of the City of Port Townsend, the municipality that executed the
foregoing instrument and acknowledged it to be the free and voluntary act and deed of the municipality,
for the uses and purposes mentioned in the instrument, and on oath stated that he is authorized to
execute the instrument on behalf of the municipality.
___________________________________________
\[Print name:\]
Notary Public in and for the State of Washington,
residing at _________________________________.
My commission expires: ______________________.
COVENANTS FOR AFFORDABILITY - 5
APPRAISAL REPORT
APPRAISAL RELEVANT TO
STREET VACATION ADJACENT TO
APNS 948319901 AND 948319802
PORT TOWNSEND, WASHINGTON 98368
SH&H FILE 16758-26
August 24, 2026
Bill Rucker
Bayside Housing & Services
310 Hadlock Bay Road
Port Hadlock, WA 98339
Re: Street Vacation
McClellan Street right-of-way south of 10th Street
Adjacent to Jefferson County Assessor Parcels 948319901 and 948319802
Port Townsend, Washington 98368
SH&H File 16758-26
Dear Mr. Rucker:
At your request, we have completed an appraisal relevant to the above-referenced property.
This appraisal report has been prepared in conformity with the requirements of the Code
of Professional Ethics and Standards of Professional Appraisal Practice of the Appraisal
Institute, which includes the Uniform Standards of Professional Appraisal Practice
(USPAP) as promulgated by The Appraisal Foundation.
The subject property is a portion of the McClellan Street public right-of-way located south
of 10th Street in Port Townsend, Washington, between and adjacent to Jefferson County
Assessor Parcels 948319901 and 948319802. Both abutting parcels are owned by Bayside
Housing & Services and are zoned R-IV(MF), High Density Multifamily.
The purpose of the appraisal is to develop a supported opinion of the market value of the
proposed street vacation as of the date of inspection. The client has indicated that the City
of Port Townsend will retain an easement to allow continuation of utility services.
Based on the analysis and conclusions presented within this report, it is the opinion of the
appraisers that the market value of the proposed street vacation adjacent to Jefferson
Townsend, containing 9,943square feet, as of the date of inspection, August 6, 2026, is:
SIXTYTHOUSAND DOLLARS
$60,000
In completing this assignment, sufficient background information and supporting facts
have been analyzed to arrive at a value conclusion.
The appraisal report that follows summarizes the assignment, describes the area and the
subject property, and explains the valuation techniques and reasoning leading to the final
ntion is directed
tothe underlying Assumptions and Limiting Conditions which are included in the
accompanying report.
Respectfully submitted,
______________________________
Barbro A. Hines, MAI, SRA
State of Washington Certification 1101044
_____________________________
Anthony V. Jackson, Associate
State of Washington Certification 1102562
TABLE OF CONTENTS
Title Page ........................................................................................................................... i
Letter of Transmittal ......................................................................................................... ii
Table of Contents ............................................................................................................. iv
Subject Maps and Exhibits................................................................................................ v
Factual Description
Property Identification ...................................................................................................... 1
Legal Description .............................................................................................................. 1
Intended Use and User of the Appraisal ........................................................................... 1
Property Rights Appraised ................................................................................................ 2
Scope of the Appraisal ...................................................................................................... 4
Location Description ......................................................................................................... 5
Site Description ................................................................................................................. 8
Zoning ............................................................................................................................. 14
Taxes and Assessments ................................................................................................... 16
Analysis of Data and Opinions of Appraiser
Highest and Best Use ...................................................................................................... 17
Property Valuation .......................................................................................................... 19
Sales Comparison Approach ........................................................................................... 21
Reconciliation ................................................................................................................. 42
Certification .................................................................................................................... 43
Qualifications .................................................................................................................. 45
Assumptions and Limiting Conditions ........................................................................... 49
Extraordinary Assumptions and/or Hypothetical Conditions ......................................... 54
Addenda
SUBJECT PHOTOS
SOUTHERLY VIEW OF PROPOSED VACATION AREA
ADDITIONAL SOUTHERLY VIEW OF THE PROPOSED VACATION AREA
NORTHWESTERLY VIEW OF ADJACENT PARCEL
ADDITIONAL VIEW OF STREET VACATION AREA
FACTUAL DESCRIPTION
This appraisal report is intended to comply with the reporting requirements set forth
under the Uniform Standards of Professional Appraisal Practice. The depth of
discussion contained in this report is specific to the needs of the client named below and
for the intended use stated within this report.
PROPERTY IDENTIFICATION
Appraisal relevant to Street Vacation:
McClellan Street right-of-way, adjacent to Jefferson County Assessor
Parcels 948319901 and 948319802
Port Townsend, Washington
LEGAL DESCRIPTION
The legal description of the proposed street vacation is as follows:
ALL OF McCLELLAN AVENUE LYING BETWEEN LOTS 5 AND 6 IN BLOCK 198 AND
LOTS 3 AND 4 IN BLOCK 199 OF THE SUPPLEMENTAL PLAT OF EISENBEIS
ADDITION TO THE CITY OF PORT TOWNSEND, AS PER PLAT RECORDED IN
VOLUME 2 OF PLATS, ON PAGE 24, RECORDS OF JEFFERSON COUNTY,
WASHINGTON STATE;
TOGETHER WITH THE WEST HALF OF McCLELLAN AVENUE LYING ADJACENT
TO AND ABUTTING LOTS 1 AND 2 IN BLOCK 199 OF SAID SUPPLEMENTAL PLAT
OF EISENBEIS ADDITION TO THE CITY OF PORT TOWNSEND;
SAID STREET VACATION CONTAINING 9,943 SQUARE FEET, MORE OR LESS;
SITUATE IN THE CITY OF PORT TOWNSEND, COUNTY OF JEFFERSON, STATE OF
WASHINGTON.
INTENDED USE AND USER OF THE APPRAISAL
This appraisal report is intended for use by Bayside Housing & Services as a basis for real
estate decisions concerning a potential vacation of the McClellan Street right-of-way by
the City of Port Townsend. No additional intended users have been identified.
PROPOSED McCLELLAN STREET VACATION ADJACENT TO APNs 948319901 & 948319802 Page 1
SH&H File 16758-26 Barbro A. Hines, MAI, SRA Anthony V. Jackson, Associate
FACTUAL DESCRIPTION
Intended Use is defined as:
review assignment results, as identified by the appraiser based on communication with the
1
Intended User is defined as:
type, as users of the appraisal or appraisal review report by the appraiser, based on
2
A Client is defined as: The party or parties (i.e., individual, group, or entity) who engage
an appraiser by employment or contract in a specific assignment, whether directly or
3
EFFECTIVE VALUATION DATES
Date of Inspection: August 6, 2026
Date of Report: August 24, 2026
PROPERTY RIGHTS APPRAISED
The property right appraised is the fee simple interest. The fee simple estate is defined as:
only to the limitations imposed by the governmental powers of taxation,
4
MARKETING/EXPOSURE TIME
The indicated exposure time (i.e., the length of time the subject property would have been
exposed for sale in the market had it sold at the market value concluded in this analysis as
of the date of this valuation) would have been twelve months or less. The estimated
marketing time (i.e., the amount of time it would probably take to sell the subject property
if exposed in the market beginning on the date of this valuation) is also estimated to be
twelve months or less. These conclusions are based on sales of similar type properties in
the market.
1
Uniform Standards of Professional Appraisal Practice, 2024 Edition, Appraisal Standards Board, The Appraisal Foundation,
Washington D.C., p. 5.
2
Ibid, p. 5.
3
Ibid, p. 3.
4 th
The Dictionary of Real Estate Appraisal, 8 Edition, Appraisal Institute, Chicago, 2026, p. 65.
PROPOSED McCLELLAN STREET VACATION ADJACENT TO APNs 948319901 & 948319802 Page 2
SH&H File 16758-26 Barbro A. Hines, MAI, SRA Anthony V. Jackson, Associate
FACTUAL DESCRIPTION
MOST PROBABLE BUYER
The most probable purchaser of the subject property is an abutting property owner.
SALES HISTORY
The subject property is part of the McClellan Street public right-of-way under the
jurisdiction of the City of Port Townsend. The abutting parcels, 948319901 and
948319802, are owned by Bayside Housing & Services. This appraisal is to be used to
facilitate the potential sale of the dedicated street right of way by the City of Port Townsend
to Bayside Housing & Services. We are not aware of any transactions relative to the subject
property over the past five years.
MARKET VALUE
The definition of Market Value is as follows:
The most probable price, as of a specified date, in cash, or in terms
equivalent to cash, or in other precisely revealed terms, for which the
specified property rights should sell after reasonable exposure in a
competitive market under all conditions requisite to a fair sale, with the
buyer and seller each acting prudently, knowledgeably, and for self-
5
interest, and assuming that neither is under undue duress
5 th
The Dictionary of Real Estate Appraisal, 8 Edition, Appraisal Institute, Chicago, 2026, p. 105.
PROPOSED McCLELLAN STREET VACATION ADJACENT TO APNs 948319901 & 948319802 Page 3
SH&H File 16758-26 Barbro A. Hines, MAI, SRA Anthony V. Jackson, Associate
FACTUAL DESCRIPTION
SCOPE OF THE APPRAISAL
The scope of this assignment included interviews with various individuals in an effort to
determine the Highest and Best Use of the property, and the researching of sales and listings
of similar properties in the subject area, and the region, to arrive at an estimate of value for
the subject property. This appraisal assignment involved an inspection of the subject
property on August 6, 2026. Descriptive information relating to the subject property was
obtained from the City of Port Townsend, the client and their representatives, and a
physical inspection of the property.
Within this appraisal all three approaches (Income, Cost, and Sales Comparison) to value
have been considered. The subject site is a public street right of way in the city limits of
Port Townsend. In this instance, the relevant methodologies for valuing land have been
reviewed with the Sales Comparison Approach representing the best method for this
UNAVAILABILITY OF INFORMATION
We were not provided with the following information applicable to the subject property:
1. An environmental risk assessment
2. Any wetlands reports or studies
3. A soils report
4. A title report
5. The proposed easement agreement for the property rights the seller will
retain
Therefore, any issues which might be raised if this information were available is not known
or considered. We are not aware of any environmental issues, easements/encumbrances,
or soils/geotechnical concerns that would quantifiably impact the subject property.
PROPOSED McCLELLAN STREET VACATION ADJACENT TO APNs 948319901 & 948319802 Page 4
SH&H File 16758-26 Barbro A. Hines, MAI, SRA Anthony V. Jackson, Associate
FACTUAL DESCRIPTION
LOCATION DESCRIPTION
The subject property is located in the city of Port Townsend, in Jefferson County,
Washington. The neighborhood is improved with mostly single-family and multi-family
residential uses. Properties in the neighborhood are of varying ages, with both older and
more recent construction observed in the area.
Port Townsend represents the only incorporated area in Jefferson County. The 2010
Census resulted in a county population of 29,872. The 2020 Census resulted in a county
population of 32,977. The 2026 estimate of the Jefferson County population equals 34,100.
This small population base reflects the rural nature of the county, and the resource-based
economy. The majority of the population is concentrated in the eastern part of the county
which includes the city of Port Townsend, and the communities of Port Hadlock,
Chimacum, Quilcene and Port Ludlow. Port Townsend is home to approximately one-
third of the county population, with an estimated 2026 population of 10,780 individuals,
compared to 8,334 in the 2000 Census, 9,113 in the 2010 Census, and 10,148 in the 2020
Census.
By most accounts, it is likely that future population growth for Jefferson County will
continue at a slow to moderate pace. Port Townsend is also expected to continue to be the
primary area of growth, which may be channeled by the pressures imposed by the Growth
Management Act.
The subject is specifically located within an area developed with single-family and multi-
family residential uses and is situated approximately two miles southwesterly of the
downtown area of the city.
PROPOSED McCLELLAN STREET VACATION ADJACENT TO APNs 948319901 & 948319802 Page 5
SH&H File 16758-26 Barbro A. Hines, MAI, SRA Anthony V. Jackson, Associate
FACTUAL DESCRIPTION
AREA MAP
PROPOSED McCLELLAN STREET VACATION ADJACENT TO APNs 948319901 & 948319802 Page 6
SH&H File 16758-26 Barbro A. Hines, MAI, SRA Anthony V. Jackson, Associate
FACTUAL DESCRIPTION
LOCATION MAP
PROPOSED McCLELLAN STREET VACATION ADJACENT TO APNs 948319901 & 948319802 Page 7
SH&H File 16758-26 Barbro A. Hines, MAI, SRA Anthony V. Jackson, Associate
FACTUAL DESCRIPTION
SITE DESCRIPTION
The subject property is the portion of the McClellan Street public right-of-way proposed
th
for vacation between 9 Street and 10th Street and adjacent to Jefferson County Assessor
Parcels 948319901 and 948319802 in Port Townsend, Washington. The proposed vacated
area will be 9,943 square feet.
following page. Details pertaining to the subject property are provided as follows:
Location: McClellan Street right-of-way south of 10th Street,
between and adjacent to Jefferson County Assessor
Parcels 948319901 and 948319802. Both abutting
parcels are zoned R-IV(MF), High Density
Multifamily.
Area: The proposed vacated area is reported to be 9,943
square feet.
Topography, Shape &
Coverage: The right-of-way generally extends north-south
between 9th Street and 10th Street. The proposed
vacation area is undeveloped.
Utilities: Public utilities serve the abutting parcels. The client
has indicated that an easement will remain on the
subject site to allow continuation of utility services.
Easements and
Encumbrances: A title report was not available for the subject
property. We are aware of utilities onsite, for which
the city will retain easements in order to operate,
access and maintain the utility services. We are not
aware of any additional easements that would
negatively impact the subject site.
PROPOSED McCLELLAN STREET VACATION ADJACENT TO APNs 948319901 & 948319802 Page 8
SH&H File 16758-26 Barbro A. Hines, MAI, SRA Anthony V. Jackson, Associate
FACTUAL DESCRIPTION
AERIAL VIEW
(ABUTTING PARCELS OUTLINED IN ORANGE, SUBJECT IS OUTLINED IN YELLOW)
PROPOSED McCLELLAN STREET VACATION ADJACENT TO APNs 948319901 & 948319802 Page 9
SH&H File 16758-26 Barbro A. Hines, MAI, SRA Anthony V. Jackson, Associate
FACTUAL DESCRIPTION
Environmental Concerns: We are not aware of any hazardous substances on the
subject property which would create a significant
impact on its value.
Soils: We have not been provided a site-specific soil report.
Based on surrounding uses, it appears that the soils
can support the legally permitted uses.
Flood Plain: According to the Flood Insurance Map Number
53031C0131C, effective date June 7, 2019, the
subject site is not located within a flood zone.
Surrounding Uses: The subject is bordered by the two Bayside Housing
& Services parcels and is situated between 9th Street
and 10th Street. The wider area includes multi-
family and single-family residential uses.
Larger Parcel Discussion: The appropriate valuation methodology to be
employed in valuing the subject property, which is a
ATF) method. ATF method assumes (that) land
values are similar to vacant land values of properties
adjacent to the property being appraised. To
complete this analysis, it is necessary to identify the
larger parcel. The larger parcel is then the basis of
the valuation analysis.
PROPOSED McCLELLAN STREET VACATION ADJACENT TO APNs 948319901 & 948319802 Page 10
SH&H File 16758-26 Barbro A. Hines, MAI, SRA Anthony V. Jackson, Associate
FACTUAL DESCRIPTION
PROPOSED AREA TO BE VACATED
PROPOSED McCLELLAN STREET VACATION ADJACENT TO APNs 948319901 & 948319802 Page 11
SH&H File 16758-26 Barbro A. Hines, MAI, SRA Anthony V. Jackson, Associate
FACTUAL DESCRIPTION
The subject is a segment of the McClellan Street public right-of-way in Port Townsend,
thth
located between 9 Street and 10 Street. The proposed acquisition area is of a larger
ownership. In order to estimate market value, part of the appraisal problem is to identify
the larger parcel for valuation purposes. In defining the larger parcel there are three basic
conditions that need to be established.
1.) Unity of Ownership
2.) Contiguity
3.) Unity of Use
The City of Port Townsend owns and operates a network of public street right of ways and
its supporting real estate, of which the subject property is a part. Therefore, the City of
entire network of street right of ways could be one larger parcel from the
,
for a larger parcel to exist. network of street right of ways
is noncontiguous, interrupted by roadways and properties under differing ownerships.
property is used in conjunction with each other. The properties are utilized in support of
network of street right of way infrastructure.
PROPOSED McCLELLAN STREET VACATION ADJACENT TO APNs 948319901 & 948319802 Page 12
SH&H File 16758-26 Barbro A. Hines, MAI, SRA Anthony V. Jackson, Associate
FACTUAL DESCRIPTION
Considering this discussion, one could easily and logically conclude that the larger parcel
is represented by the entire group of properties. However, that portion of the larger parcel
th
which will be directly impacted by the proposed acquisition is located between 9 Street
th
and 10 It seems reasonable
and logical that rather than appraising the entire group of properties used in support of the
network of street right of way infrastructure, this immediate area
can be considered for appraisal purposes as the larger parcel, which is the approach taken
larger parcel may be all of one parcel, part of a parcel, or several parcels, depending
6
Considering the entire group of properties used in support of
network of street right of way infrastructure as the subject property would unnecessarily
complicate the appraisal assignment and valuation process, and would not likely have a
significant impact on the appraisal, or result in any quantifiably significant difference in
the estimate of the diminution of value of the subject property as a result of an acquisition
of a small section of the group of properties. Thus, for purposes of this appraisal, the
subject property, and the larger parcel, is identified as the section of a public street right
thth
of way (McClellan Street), located between 9 Street and 10 Street, between Jefferson
County Assessor Parcels 948319901 and 948319802.
The abutting parcels are under common ownership and are being planned as part of the
Vince's Village development. The appraisal will analyze the effect of contiguity, unity of
ownership, and unity of use without assuming that the entire City right-of-way network or
unrelated parcels form the relevant larger parcel.
6
PROPOSED McCLELLAN STREET VACATION ADJACENT TO APNs 948319901 & 948319802 Page 13
SH&H File 16758-26 Barbro A. Hines, MAI, SRA Anthony V. Jackson, Associate
FACTUAL DESCRIPTION
ZONING
The subject is within the City of Port Townsend and is adjacent to Jefferson County
Assessor Parcels 948319901 and 948319802. Both abutting parcels are zoned R-IV(MF),
High Density Multifamily. According to the Port Townsend Municipal Code, the purpose
of the zone is as follows:
This district accommodates larger scale multifamily structures at a
minimum density of 32 units and a maximum of 60 units per 40,000 square
feet of land area. A minimum density has been specified for this district in
order to discourage use of this land for subordinate, lower density
developments and to promote compact urban form for development for
efficient land use, preservation of open space, and for the development and
maintenance of fiscally and environmentally sustainable infrastructure.
This district includes areas designed to be compatible with adjoining uses;
to provide for development with a density and configuration that facilitates
effective and efficient transit service; and to enable provision of affordable
housing.
Permitted uses include, but are not limited to various residential uses, including
single-family dwellings and multi-family dwellings, limited commercial uses, and
limited accessory uses. The proposed 32-unit multi-family development for the
abutting parcels constitutes an outright permitted use.
PROPOSED McCLELLAN STREET VACATION ADJACENT TO APNs 948319901 & 948319802 Page 14
SH&H File 16758-26 Barbro A. Hines, MAI, SRA Anthony V. Jackson, Associate
FACTUAL DESCRIPTION
ZONING MAP
APPROXIMATE SUBJECT AREA OUTLINED IN RED
PROPOSED McCLELLAN STREET VACATION ADJACENT TO APNs 948319901 & 948319802 Page 15
SH&H File 16758-26 Barbro A. Hines, MAI, SRA Anthony V. Jackson, Associate
FACTUAL DESCRIPTION
TAXES AND ASSESSMENTS
The subject property is a public right of way that is under the ownership of the City of Port
Townsend and as such, has not been assessed. If the property were to be purchased by a
private entity that is not tax exempt, the property would accordingly be assessed by the
PROPOSED McCLELLAN STREET VACATION ADJACENT TO APNs 948319901 & 948319802 Page 16
SH&H File 16758-26 Barbro A. Hines, MAI, SRA Anthony V. Jackson, Associate
ANALYSIS OF DATA & OPINIONS OF APPRAISERS
HIGHEST AND BEST USE
The subject is a public right-of-way. The initial valuation of the subject utilizes the cross
the Fence
configuration as a stand-alone property; rather, the analysis is relevant to the Highest and
Best Use of adjacent or nearby properties.
Highest and Best Use of Adjacent / Nearby Property
In valuing the subject property, we will be considering the value of the economically viable
land adjacent to, or in this case nearby, the subject under the ATF methodology, as will be
discussed and explained in the Valuation portion of this report. This analysis will provide
a basis upon which to form an opinion of the appropriate unit price for valuing the subject
property. The premise considers the value of the economically viable adjacent and nearby
parcels surrounding the subject property, predicated upon the highest and best use of the
adjacent lands.
The criterion for the determination of the highest and best use of the adjacent and nearby
properties is based upon legal and physical considerations adjusted for financial feasibility
and maximal productivity considerations.
Legal Considerations: The first test of highest and best use is to determine what is legally
permissible, or what can legally be constructed on the nearby properties. The subject is
not zoned. The adjacent properties are zoned R-IV (MF), High Density Multifamily.
Permitted uses within the R-IV (MF) zone include single-family dwellings and multi-
family dwellings, limited commercial uses, and limited accessory uses.
Physical Considerations: Factors influencing the use of the nearby sites include: location,
size and shape, soils, availability of utilities and other site characteristics, nature of the
adjoining land use, and terrain. The subject property and surrounding area is level, and all
typical public utilities are available in the neighborhood. There are no flood zones or
wetlands in the immediate area. The majority of the nearby sites are rectangular in shape.
In terms of size, there are two abutting sites, containing areas of 10,454 square feet and
40,946 square feet, with an average site area of 25,700 square feet. These lots will be
utilized in determining an analysis size for the subject within the valuation section
presented further within this report.
PROPOSED McCLELLAN STREET VACATION ADJACENT TO APNs 948319901 & 948319802 Page 17
SH&H File 16758-26 Barbro A. Hines, MAI, SRA Anthony V. Jackson, Associate
ANALYSIS OF DATA & OPINIONS OF APPRAISERS
The appraisers know of no physical site limitations such as improper soils, unusual
easements, etc., that would limit the development or use of the nearby properties as to what
is permitted by zoning.
Market Feasibility: (Financially Feasible and Maximally Productive): A
financial feasibility is measured by whether it can produce a positive return on its
investment. The factor having the most weight in determining highest and best use is the
feasibility of a use which is primarily supported by perceived demand.
One of the better indications of financial feasibility is the consideration of surrounding
uses. The nearby properties under the R-IV (MF) zoning designation are primarily
developed with multi-family residential uses. Given the trends for the area, the most
financially feasible use for the nearby sites is in support of multi-family residential
development.
Conclusion: Legal, physical, and market considerations have been analyzed to evaluate
the highest and best use of the economically viable properties near the subject property.
This analysis was conducted to establish the use, and thus the value basis in applying the
Across the Fence valuation methodology. After taking into consideration the factors cited
above, the highest and best use of the nearby properties is in support of multi-family
residential development.
PROPOSED McCLELLAN STREET VACATION ADJACENT TO APNs 948319901 & 948319802 Page 18
SH&H File 16758-26 Barbro A. Hines, MAI, SRA Anthony V. Jackson, Associate
ANALYSIS OF DATA & OPINIONS OF APPRAISERS
PROPERTY VALUATION
The Income Approach, Cost Approach and Sales Comparison Approach are the three basic
techniques or approaches to value when appraising real property. Because the subject
property is analyzed as an unimproved site, only those techniques applicable to Land Value
derivation have been considered.
The subject property represents a site that is utilized as part of a larger public right-of-way
network. Properties similar to the subject are not typically sold as stand-alone properties
because they provide a functional service to the public in terms of transportation routes.
Therefore, there is no relevant comparable data from which to value the subject.
Alternative viable methods had to be considered for the valuation of the acquisition area.
The appropriate valuation methodology to be employed in valuing the subject property is
the cross the Fence (ATF) method.
7
The underlying assumption
is that the value of the subject site is equal to the value of adjoining lands. In this case, the
subject is adjacent to parcels that are zoned R-IV (MF), High Density Multifamily.
To estimate ATF value, a right-of-way corridor is divided into segments of similar highest
and best use. Sales data for these uses is gathered, and the ATF value is estimated from
the unit rates reflected based on properties with similar highest and best uses to the adjacent
/ nearby properties.
The Across the Fence method is based on the Principle of Substitution. In theory, the
factors to consider are the adjacent / nearby use and unit value.
As discussed in the Highest and Best Use section, the subject will be analyzed based on a
lot size of 25,700 square feet. Therefore, in the analysis to follow, for the basis of
establishing a benchmark value we will assume an analysis lot size of 25,700 square feet.
of
nearby properties, the most likely use would be for a multi-family residential use.
7
PROPOSED McCLELLAN STREET VACATION ADJACENT TO APNs 948319901 & 948319802 Page 19
SH&H File 16758-26 Barbro A. Hines, MAI, SRA Anthony V. Jackson, Associate
ANALYSIS OF DATA & OPINIONS OF APPRAISERS
Several procedures for the valuation of land may be available to the appraiser depending
on available data. These include:
1. The sales comparison approach. Sales of similar vacant parcels are
analyzed, compared, and adjusted to derive an indication of value
for the land being appraised.
2. The allocation (abstraction) procedure. Sales of improved
properties are analyzed, and the prices are allocated between land
and improvements.
3. The extraction procedure. This is a variant of the allocation method,
whereby the value of the contribution to the total value of the
improvements are estimated, and then deducted from the total to
leave land value.
4. The Income Capitalization procedures are as follows:
a. The land residual procedure. The land is assumed to be
improved to its highest and best use, and the net income
imputable to the land after all expenses of operation and
return attributable to the other agents in production is
capitalized to derive an estimate of land value.
b. The ground rent capitalization procedure. In this procedure
the rent paid for the right to use and occupy land is
capitalized to yield a value. Capitalization rates are derived
from market data.
c. The anticipated use (development) procedure. Undeveloped
land is assumed to be subdivided, developed, and sold.
Development costs, incentive costs and carrying charges are
subtracted from the estimated proceeds of sale, and the net
income projection is discounted over the estimated period
required for market absorption of the developed sites to
derive an indication of value for the land being appraised.
The most applicable method in valuing the subject property is the Sales Comparison
Approach.
PROPOSED McCLELLAN STREET VACATION ADJACENT TO APNs 948319901 & 948319802 Page 20
SH&H File 16758-26 Barbro A. Hines, MAI, SRA Anthony V. Jackson, Associate
ANALYSIS OF DATA & OPINIONS OF APPRAISERS
SALES COMPARISON APPROACH
One of the most reliable indicators of value in an active market is derived by comparing
the property being appraised with similar properties. This approach reflects the principle
that a well-informed buyer will pay no more for a property than the cost involved in
obtaining an equally satisfactory substitute property.
A basic principle in the valuation of real estate is that no two properties are identical and,
thus, adjustments are necessary to reflect the various differences. This formalizes the
thought process often followed by buyers and sellers and tends to yield a range of indicated
values for the property appraised.
A few of the more common factors that may influence value are detailed below:
1. Location
Location is the primary factor in the valuation of virtually all real estate. As applied to this
appraisal, the highest land values are found with those tracts having good overall utility,
with good access, favorable terrain features, and attractive amenities/views.
2. Size of Tract
Another important factor is the size of the tract being considered. As a general rule, the
smaller the parcel, the higher the per unit value (price per acre/square foot). However, this
is not always the case as site size may impact development potential.
3. Terms and Conditions of Sale
Sale prices listed for comparable sales are strongly influenced by terms and conditions of
sale offered by the seller and by the motivation of both the buyer and the seller. When sale
terms are attractive, with such features as a low down payment, low rate of interest, and
payment over an extended period of time, prices tend to be inflated as opposed to the
situation where the seller requires all cash.
PROPOSED McCLELLAN STREET VACATION ADJACENT TO APNs 948319901 & 948319802 Page 21
SH&H File 16758-26 Barbro A. Hines, MAI, SRA Anthony V. Jackson, Associate
ANALYSIS OF DATA & OPINIONS OF APPRAISERS
4. Market Conditions
The date of comparable sales is also important in estimating present land values. This is
because of the cycles in land values.
5. Zoning and Potential Development Density
The highest land values, on a per unit basis, are normally found under the higher density
commercial uses, followed in succession by multifamily/office/industrial uses, single
family use, suburban and rural residential, and, finally, agricultural and forestry, and open
space use. While the existing zoning classification may not absolutely dictate future use
of the land, it has a strong bearing on both sale prices and land values. A purchaser who
must rezone land to a higher or different use must consider not only the probability of
rezoning, but also the time and expense required.
6. Physical Features of the Land
Physical features include topography or slope, provision for surface drainage, soil
conditions, and the presence of wetlands, ground cover, and view, among others. When
all of these conditions are favorable, a purchaser might reasonably be expected to pay a
premium and when one or more are unfavorable, an offer to purchase will most probably
be discounted.
A search was conducted in the general market area for properties that offer similar zoning
nearby R-IV (MF) properties, which are the
basis for analysis. The search produced five comparable properties relevant for analysis.
While these comparables are not identical to the subject, they provide a benchmark from
which to arrive at a value for the subject property. The sales selected are delineated in the
chart below, with a location map on the following page that shows the location of each
comparable relevant to the subject. Each comparable is then discussed individually and
accompanied by a photograph. The price per square foot is the unit of measurement utilized
herein.
PROPOSED McCLELLAN STREET VACATION ADJACENT TO APNs 948319901 & 948319802 Page 22
SH&H File 16758-26 Barbro A. Hines, MAI, SRA Anthony V. Jackson, Associate
ANALYSIS OF DATA & OPINIONS OF APPRAISERS
PROPOSED McCLELLAN STREET VACATION ADJACENT TO APNs 948319901 & 948319802 Page 23
SH&H File 16758-26 Barbro A. Hines, MAI, SRA Anthony V. Jackson, Associate
ANALYSIS OF DATA & OPINIONS OF APPRAISERS
COMPARABLE LAND SALES MAP
PROPOSED McCLELLAN STREET VACATION ADJACENT TO APNs 948319901 & 948319802 Page 24
SH&H File 16758-26 Barbro A. Hines, MAI, SRA Anthony V. Jackson, Associate
ANALYSIS OF DATA & OPINIONS OF APPRAISERS
PROPOSED McCLELLAN STREET VACATION ADJACENT TO APNs 948319901 & 948319802 Page 25
SH&H File 16758-26 Barbro A. Hines, MAI, SRA Anthony V. Jackson, Associate
ANALYSIS OF DATA & OPINIONS OF APPRAISERS
PROPOSED McCLELLAN STREET VACATION ADJACENT TO APNs 948319901 & 948319802 Page 26
SH&H File 16758-26 Barbro A. Hines, MAI, SRA Anthony V. Jackson, Associate
ANALYSIS OF DATA & OPINIONS OF APPRAISERS
PROPOSED McCLELLAN STREET VACATION ADJACENT TO APNs 948319901 & 948319802 Page 27
SH&H File 16758-26 Barbro A. Hines, MAI, SRA Anthony V. Jackson, Associate
ANALYSIS OF DATA & OPINIONS OF APPRAISERS
PROPOSED McCLELLAN STREET VACATION ADJACENT TO APNs 948319901 & 948319802 Page 28
SH&H File 16758-26 Barbro A. Hines, MAI, SRA Anthony V. Jackson, Associate
ANALYSIS OF DATA & OPINIONS OF APPRAISERS
PROPOSED McCLELLAN STREET VACATION ADJACENT TO APNs 948319901 & 948319802 Page 29
SH&H File 16758-26 Barbro A. Hines, MAI, SRA Anthony V. Jackson, Associate
ANALYSIS OF DATA & OPINIONS OF APPRAISERS
PROPOSED McCLELLAN STREET VACATION ADJACENT TO APNs 948319901 & 948319802 Page 30
SH&H File 16758-26 Barbro A. Hines, MAI, SRA Anthony V. Jackson, Associate
ANALYSIS OF DATA & OPINIONS OF APPRAISERS
PROPOSED McCLELLAN STREET VACATION ADJACENT TO APNs 948319901 & 948319802 Page 31
SH&H File 16758-26 Barbro A. Hines, MAI, SRA Anthony V. Jackson, Associate
ANALYSIS OF DATA & OPINIONS OF APPRAISERS
PROPOSED McCLELLAN STREET VACATION ADJACENT TO APNs 948319901 & 948319802 Page 32
SH&H File 16758-26 Barbro A. Hines, MAI, SRA Anthony V. Jackson, Associate
ANALYSIS OF DATA & OPINIONS OF APPRAISERS
PROPOSED McCLELLAN STREET VACATION ADJACENT TO APNs 948319901 & 948319802 Page 33
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ANALYSIS OF DATA & OPINIONS OF APPRAISERS
PROPOSED McCLELLAN STREET VACATION ADJACENT TO APNs 948319901 & 948319802 Page 34
SH&H File 16758-26 Barbro A. Hines, MAI, SRA Anthony V. Jackson, Associate
ANALYSIS OF DATA & OPINIONS OF APPRAISERS
Analysis of Comparable Sales
In utilizing the comparables to estimate a value per lot for the subject property, each sale
should be adjusted to the subject for dissimilarities. There are six common elements of
comparison that should always be considered in sales comparison analysis. These are: Real
property rights conveyed; Financing terms; Condition of sale; Date of sale; and Location
and Physical characteristics. In analyzing the Location and Physical characteristics,
adjustments may be considered for some dissimilarities among the comparables, primarily
for location, site size, available utilities, site utility, and site improvements.
The comparison process involves comparing similar properties that have sold with the
subject. An adjustment process is applied to the comparables, with an adjustment chart
presented further in this section. The adjustment process considers the thought process
often followed by buyers and sellers in comparing different properties. Within the
discussion herein, the characteristics are noted and compared to the subject. Where
necessary, adjustments are made to the comparables in relationship to the subject. The top
of the chart accounts for quantitative adjustments which are now discussed.
Quantitative Adjustments
When applicable, quantitative adjustments can be applied to the comparables for items
such as property rights conveyed, financing terms, conditions of sale, and buyer
expenditures after the purchase. The comparables are similar to the subject in all of these
categories and no adjustments are required.
PROPOSED McCLELLAN STREET VACATION ADJACENT TO APNs 948319901 & 948319802 Page 35
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ANALYSIS OF DATA & OPINIONS OF APPRAISERS
Market Conditions
The next quantitative adjustment to consider is for market conditions. In analyzing the
influence of the market conditions at the time of sale of the comparables in relation to the
market conditions as of the date of appraisal, the key factor is the passage of time. More
specifically, the question to be answered in its simplest form is whether there is any trend
in general prices over time. The Date of sale for the comparables ranges from April 2023
through May 2025. The NWMLS is utilized to determine any trends over time. The chart
below shows the median sale price of vacant land over the past year and a half for both the
entire MLS (black line) and for Jefferson County (green line).
As shown in the chart, the median sale price has large fluctuations but generally decreased
over the past three years. The entire MLS data is more stable, likely due to a larger data
set. The entire MLS data shows an overall increase in prices. The entire MLS data is given
more weight, as this data set is more stable. However, a smaller increase than 5.08%
(1.41% annually) is appropriate given some consideration to the Jefferson County data.
Overall, a minimal upward adjustment of 1.0% annually, or 0.08% per month, is applied
to the comparables for market conditions in the analysis to follow.
PROPOSED McCLELLAN STREET VACATION ADJACENT TO APNs 948319901 & 948319802 Page 36
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ANALYSIS OF DATA & OPINIONS OF APPRAISERS
Qualitative Adjustments
The Across the Fence (ATF) method is being implemented to estimate a value for the
subject property. As previously determined, the analysis site size used herein is 25,700
square feet. This lot size is the basis for arriving at a benchmark value for the subject site
under the ATF methodology. The adjustment process is discussed following the
adjustment chart.
COMPARABLE LAND SALE ADJUSTMENT CHART
Comparable Number L-1L-2L-3L-4L-5
Property Subject2100 Gibbs St.24th & Gibbs999 Sherman St.313 Eddy Ct.323 Grant St.
Port Townsend, WAPort Townsend, WAPort Townsend, WAPort Townsend, WAPort Townsend, WA
Sale Price n/a$100,000$37,500$103,000$110,000$110,000
Property Rights Conveyed Fee SimpleFee SimpleFee SimpleFee SimpleFee SimpleFee Simple
Adjustment$0$0$0$0$0
Adjusted Price$100,000$37,500$103,000$110,000$110,000
Financing Cash to SellerCash to SellerCash to SellerCash to SellerCash to Seller
Adjustment$0$0$0$0$0
Adjusted Price$100,000$37,500$103,000$110,000$110,000
Conditions of Sale Arms LengthArms LengthArms LengthArms LengthArms Length
Adjustment$0$0$0$0$0
Adjusted Price$100,000$37,500$103,000$110,000$110,000
Buyer Expenditures NoneNoneNoneNoneNone
Adjustment$0$0$0$0$0
Adjusted Price$100,000$37,500$103,000$110,000$110,000
Date of Sale Aug-26Feb-24Mar-24Apr-23May-25Dec-24
Months Since Sale2929391419
Adjustment 1.00%2.42%2.42%3.25%1.17%1.58%
Adjusted Price$102,417$38,406$106,348$111,283$111,742
Adjusted Price$102,417$38,406$106,348$111,283$111,742
Site Area (Sq.Ft.)25,70030,49210,0199,5835,0255,000
Price/Sq.Ft.$3.36$3.83$11.10$22.15$22.35
Qualitative Adjustments
Location Port TownsendSimilarSimilarSimilarSimilarSimilar
Adjustment
Access AdequateInferiorInferiorInferiorSimilarSimilar
Adjustment+++
Utilities Available All AvailableInferiorSimilarSimilarSimilarSimilar
Adjustment+
Site Size (Sq.Ft.)25,70030,49210,0199,5835,0255,000
Adjustment--- -- -
Site Utility AverageSimilarSimilarInferiorSimilarSimilar
Adjustment+
Entitlements NoneNoneNoneNoneYesNone
Adjustment-
Zoning R-IV (MF)R-IIIR-IIIR-IIIR-IIIR-II
Adjustment+++++
Total AdjustmentUpwardUpwardUpwardDownwardDownward
PROPOSED McCLELLAN STREET VACATION ADJACENT TO APNs 948319901 & 948319802 Page 37
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ANALYSIS OF DATA & OPINIONS OF APPRAISERS
Location
All of the comparables are located in the same NWMLS area code as the subject. No
adjustment is applied to the comparables for location.
Access
The subject has adequate access. Comparables L-1 through L-3 are on lots requiring road
extensions for vehicular access and warrant upward adjustments. The remaining
comparables are similar and are not adjusted.
Utilities Available
The subject area has access to all typical public utilities. Comparable L-1 would require
an extension of the water and sewer lines of approximately 100 feet; warranting an upward
adjustment. The remaining comparables are similar in terms of utilities available and are
not adjusted.
Site Size (Sq.Ft.)
The subject is analyzed based on the analysis size of 25,700 square feet. All of the
comparables except L-1 are smaller and warrant downward adjustments. L-1 is similar
enough in size to forego an adjustment.
Site Utility
The subject is analyzed as having average site utility. The comparables are similar in this
regard and are not adjusted.
Entitlements
The subject is analyzed as having no entitlements in place. L-4 has approval for a duplex,
warranting a downward adjustment. The remaining comparables do not have entitlements
and are not adjusted.
PROPOSED McCLELLAN STREET VACATION ADJACENT TO APNs 948319901 & 948319802 Page 38
SH&H File 16758-26 Barbro A. Hines, MAI, SRA Anthony V. Jackson, Associate
ANALYSIS OF DATA & OPINIONS OF APPRAISERS
Zoning
The subject is analyzed as having R-IV (MF) zoning in place. All of the comparables have
similar allowed uses but have lower density allowances, warranting upward adjustments.
Unit Value Conclusion
After the comparison process, a base value greater than L-3 ($11.10/sq.ft.) and less than L-
4 ($22.15/sq.ft.) is supported. L-4 sold with entitlements in place and an approved building
permit. This reduces the time and money necessary to prepare the site for development.
Because of this, greater weight is given to L-3. Considering all factors, we conclude to a
unit value of $12.00 per square foot.
This value estimate is reflective of the market value of the subject site analyzed as though
there are no use restrictions in place. However, the city will be retaining utility easements
across the property.
The base land value of $12.00 per square foot assumes that the owner has complete control
over the site area to be acquired and that it can viably support residential development.
This type of use, however, would be curtailed by the city as they will be maintaining a
utility easement across the property, which reduces the bundle of rights that are being
acquired. Thus, the question to be answered in this scenario is how much of an impact to
value would such a restriction have on the subject property?
PROPOSED McCLELLAN STREET VACATION ADJACENT TO APNs 948319901 & 948319802 Page 39
SH&H File 16758-26 Barbro A. Hines, MAI, SRA Anthony V. Jackson, Associate
ANALYSIS OF DATA & OPINIONS OF APPRAISERS
The amount of impact of the proposed easements to property value can be difficult to
measure but can generally be classified by the severity of the impact to the underlying
8
rights. The following chart is an Easement Valuation Matrix categorizing the easement
types and their general impacts to the total bundle of rights.
8 Right of Way Magazine, November/December 2014
https://eweb.irwaonline.org/eweb/upload/web_novdec_14_Valuation.pdf
PROPOSED McCLELLAN STREET VACATION ADJACENT TO APNs 948319901 & 948319802 Page 40
SH&H File 16758-26 Barbro A. Hines, MAI, SRA Anthony V. Jackson, Associate
ANALYSIS OF DATA & OPINIONS OF APPRAISERS
Some of the existing utilities cut through the subject site and reduce the usability. Thus,
we conclude to an overall diminution to the impacted areas of the property at 50%. The
previously determined base value of $12.00 per square foot and the 50% diminution results
in a value as follows:
Value by the Sales Comparison Approach
as of August 6, 2026: $60,000
PROPOSED McCLELLAN STREET VACATION ADJACENT TO APNs 948319901 & 948319802 Page 41
SH&H File 16758-26 Barbro A. Hines, MAI, SRA Anthony V. Jackson, Associate
RECONCILIATION
ACROSS THE FENCE METHOD
The Sales Comparison Approach is the only applicable valuation method for this appraisal
assignment. Based on the preceding analysis, it is the opinion of the appraisers that the
market value of the 9,943-square-foot right-of-way to be vacated, based on the Across the
Fence method, as described herein, as of the date of inspection, August 6, 2026, is:
SIXTY THOUSAND DOLLARS
$60,000
PROPOSED McCLELLAN STREET VACATION ADJACENT TO APNs 948319901 & 948319802 Page 42
SH&H File 16758-26 Barbro A. Hines, MAI, SRA Anthony V. Jackson, Associate
CERTIFICATION
We certify that, to the best of our knowledge and belief:
1. The statements of fact contained in this report are true and correct.
2. The reported analyses, opinions and conclusions are limited only by the reported
assumptions and limiting conditions and are our personal, impartial and unbiased
professional analyses, opinions and conclusions.
3. We have no present or prospective interest in the property that is the subject of this
appraisal report and have no personal interest with respect to the parties involved.
4. We have no bias with respect to the property that is the subject of this report or to
the parties involved with this assignment.
5. Our engagement in this assignment was not contingent upon developing or
reporting predetermined results.
6. Compensation is not contingent upon the reporting of a predetermined value or
direction in value that favors the cause of the client, the amount of the value
estimate, the attainment of a stipulated result, or the occurrence of a subsequent
event directly related to the intended use of this appraisal.
7. Barbro Hines has made a personal inspection of the property that is the subject of
this report.
8. No one provided real property appraisal assistance to the persons signing this report
in the preparation of and research contained within this report.
9. The reported analyses, opinions and conclusions were developed, and this report
has been prepared, in conformity with the requirements of the Code of Professional
Ethics and the Standards of Professional Appraisal Practice of the Appraisal
Institute.
10. The use of this report is subject to the requirements of the Appraisal Institute
relating to review by its duly authorized representatives.
11. This appraisal assignment was not based on a requested minimum valuation, a
specific valuation, or an approval of a loan.
12. The appraisers are competent and qualified to perform the appraisal assignment.
PROPOSED McCLELLAN STREET VACATION ADJACENT TO APNs 948319901 & 948319802 Page 43
SH&H File 16758-26 Barbro A. Hines, MAI, SRA Anthony V. Jackson, Associate
CERTIFICATION
13.Wehave performed no services, asappraisersor in any other capacity, regarding
the property that is the subject of this report within the three-year period
immediately preceding acceptance of this assignment.
14.As of the date of this report, Barbro Hines, MAI, SRA has completed the
requirements of the continuing education program for Designated Members ofthe
Appraisal Institute.
Respectfully submitted,
_____________________________
Barbro A. Hines, MAI, SRA
State of Washington License Number1101044
_____________________________
Anthony V. Jackson, Associate
State of Washington License Number1102562
PROPOSED McCLELLAN STREET VACATION ADJACENT TO APNs 948319901 & 948319802Page 44
SH&H File 16758-26Barbro A. Hines, MAI, SRAAnthony V. Jackson, Associate
QUALIFICATIONS
BARBRO A. HINES, MAI, SRA
EDUCATION
Eastern Illinois University - Bachelor of Arts in Speech Communication
PROFESSIONAL DESIGNATION
MAI, Appraisal Institute
SRA, Appraisal Institute
PROFESSIONAL EDUCATION
Appraisal Institute Courses:
Introduction to Appraising
Applied Residential Property Valuation
Advanced Residential Form and Narrative Report Writing
Basic Income Capitalization
General Applications
Advanced Income Capitalization
Highest and Best Use and Market Analysis
Advanced Sales Comparison and Cost Approaches
Report Writing and Valuation Analysis
Advanced Applications
Standards of Professional Practice, Part A
Standards of Professional Practice, Part B
Business Practice and Ethics
CERTIFICATIONS
General Classification Washington State Certified Real Estate Appraiser
State of Washington License Number 1101044
EXPERIENCE
Partner/Appraiser SH&H Valuation and Consulting (formerly Strickland, Heischman, and Hoss),
Tacoma, WA
(1996 to present)
Owner/Appraiser Barbro A. Hines and Associates, South Holland, IL
(1989-1995)
Associate Appraiser Ralph W. Hines and Associates, South Holland, IL
(1986-1989)
PROPOSED McCLELLAN STREET VACATION ADJACENT TO APNs 948319901 & 948319802 Page 45
SH&H File 16758-26 Barbro A. Hines, MAI, SRA Anthony V. Jackson, Associate
QUALIFICATIONS
APPRAISAL EXPERIENCE INCLUDES
Agricultural Land Mobile Home Parks
Apartments Offices (Professional and Medical)
Automobile Dealerships Residential
Bank Branches Restaurants
Churches Retail
Cold Storage/Food Processing Facilities Right-of-Way
Conservation Easements Schools
Gas Station/C-Stores Storage Complexes
Hotels/Motels Subdivisions
Industrial Properties Waterfront Properties
COMPLETED APPRAISAL ASSIGNMENTS FOR
Wells Fargo Salal Credit Union
U.S. Bank South Sound Bank
KeyBank Washington State Department of Transportation
Union Bank Jefferson County Public Works
Bank of America City of University Place
Pacific Crest Trail Association Sawyer Family Partnership
Timberland Bank University of Washington
Kitsap Bank City of Lacey
Umpqua Bank Columbia Bank
First Citizens Bank City of Port Orchard
Jon E. Cushman, Attorney at Law Washington Department of Natural Resources
Laura Weselmann, Attorney at Law Puyallup Tribe of Indians
Costco Wholesale Jefferson Land Trust
City of Lakewood Vashon-Maury Island Land Trust
Washington Federal Capitol Land Trust
City of Tacoma Metropolitan Park District of Tacoma
PARTIAL LIST OF WASHINGTON COUNTIES APPRAISED IN
Clallam County Mason County
Cowlitz County Pacific County
Grays Harbor County Pierce County
Jefferson County Skagit County
King County Snohomish County
Kitsap County Thurston County
Kittitas County Whatcom County
Lewis County Yakima County
PROPOSED McCLELLAN STREET VACATION ADJACENT TO APNs 948319901 & 948319802 Page 46
SH&H File 16758-26 Barbro A. Hines, MAI, SRA Anthony V. Jackson, Associate
QUALIFICATIONS
ANTHONY V. JACKSON
EDUCATION
University of Colorado at Boulder Bachelor of Science in Business Administration with an
emphasis in Finance
REGISTRATION INFORMATION
Washington State Certified General Real Estate Appraiser
License Number 1102562
PROFESSIONAL EXPERIENCE
SH&H Valuation and Consulting
June 2016 to Present
APPRAISAL EXPERIENCE INCLUDES
Apartments Group Homes Proposed Retail Facilities
Auto Dealerships I-502 Properties Proposed Storage Facilities
Auto Service Industrial Land Proposed Multi-Family
Car Washes Industrial Properties Recreational Land
Churches Litigation Assignments Residential Land
Commercial Land Medical Offices Restaurants
Dental Offices Mixed Use Properties Retail Properties
Eminent Domain Office Condominiums Schools
Feasibility Studies Parking Lots Self-Storage Facilities
Gas Stations Professional Offices Single-Family Residences
Government Acquisitions Proposed Office Buildings Work-Release Facilities
ASSISTED IN COMPLETION OF APPRAISAL ASSIGNMENTS FOR THE
FOLLOWING CLIENTS
Bank of the West First Federal Seattle Bank
Banner Bank Forterra NW Sound Credit Union
BOM Bank Harborstone Credit Union South Sound Bank
Bristlecone Advisors Heritage Bank State Bank of Ceylon
Citizens Bank of Newburg Key Bank Tierra Right of Way Svcs.
City of Auburn Kitsap Bank Timberland Bank
City of Kent Liberty Mutual Insurance Town of Eatonville
City of Lacey Nisqually Land Trust Universal Field Services
City of Mountlake Terrace Nisqually Tribe US Bank
PROPOSED McCLELLAN STREET VACATION ADJACENT TO APNs 948319901 & 948319802 Page 47
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QUALIFICATIONS
City of Olympia O Bee Credit Union Washington Business Bank
City of Poulsbo Olympia Federal Savings Wells Fargo Bank
City of Sumner Pacific Continental WA Dept. of Natural Resources
City of Tacoma Pacific Premier Bank WSDOT
Coastal Community Bank Pierce Transit WSECU
Columbia Bank Various Attorneys
Commencement Bank Puget Sound Bank Various Private Individuals
Epic Land Solutions Quinault Nation Various Private Estates
First Citizens Bank Security State Bank
APPRAISAL EXPERIENCE IN THE FOLLOWING WASHINGTON COUNTIES
Clallam County King County Pierce County
Cowlitz County Kitsap County Snohomish County
Grays Harbor County Lewis County Thurston County
Jefferson County Mason County
PROFESSIONAL EDUCATION
Appraisal of Fast Food Facilities
Appraisal of Industrial and Flex Buildings
Appraisal of Self-Storage Facilities
Appraising Small Apartment Properties
Basic Appraisal Principles
Basic Appraisal Procedures
Complex Properties: The Odd Side of Appraisal
Commercial Appraiser Review
Commercial Land Valuation
Expert Witness for Commercial Appraisers
General Appraiser Income Approach
General Appraiser Market Analysis Highest and Best Use
General Appraiser Sales Comparison Approach
General Appraiser Site Valuation and Cost Approach
General Report Writing & Case Studies
Income Approach Case Studies for Commercial Appraisal
Statistics, Modeling and Finance
Supervisory Appraiser/Trainee Appraiser Course
Understanding Luxury Home Features
Uniform Appraisal Standards for Federal Land Acquisitions (Yellow Book) Course
Uniform Standards of Professional Appraisal Practice (USPAP)
PROPOSED McCLELLAN STREET VACATION ADJACENT TO APNs 948319901 & 948319802 Page 48
SH&H File 16758-26 Barbro A. Hines, MAI, SRA Anthony V. Jackson, Associate
ASSUMPTIONS AND LIMITING CONDITIONS
Unless noted otherwise in the body of the report, this appraisal is subject to the following
assumptions and limiting conditions.
1. No responsibility is assumed for legal or title considerations. Title to the subject
property is marketable and free and clear of all liens, encumbrances, encroachments,
easements and restrictions. The property is assumed to be under responsible
ownership and competent management and is assumed available for its highest
and best use.
2. There are no existing judgments or pending or threatened litigation that impact the
value of the property.
3. There are no hidden or undisclosed conditions of the land or of the improvements
that impact the value of the property.
4. Information, public and private, relevant to sale price indications is assumed to
be correct.
5. The property is in compliance with all applicable building, environmental,
zoning, and other federal, state and local laws, regulations and codes.
6. Information, estimates and opinions contained in the report, obtained from others,
including third-party sources, are assumed to be reliable and have not been
independently verified and no warranty is given for accuracy.
7. An appraisal is inherently subjective and represents our opinion as to the value of the
property appraised.
8. The conclusions stated in our appraisal apply only as of the effective date of the
appraisal, and no representation is made as to the effect of subsequent events.
9. No changes in any federal, state or local laws, regulations or codes (including,
without limitation, the Internal Revenue Code) are anticipated.
10. When environmental impact studies are not provided in conjunction with the
appraisal, we reserve the right to revise or rescind any of the value opinions based
upon any subsequent environmental impact studies. If any environmental
impact statement is required by law, the appraisal assumes that such statement will be
favorable and will be approved by the appropriate regulatory bodies.
PROPOSED McCLELLAN STREET VACATION ADJACENT TO APNs 948319901 & 948319802 Page 49
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ASSUMPTIONS AND LIMITING CONDITIONS
11. Unless otherwise agreed to in writing, we are not required to give testimony,
respond to any subpoena or attend any court, governmental or other hearing with
reference to the property without compensation relative to such additional
employment.
12. We have made no survey of the property and assume no responsibility in
connection with such matters. Any sketch or survey of the property included in this
report is for illustrative purposes only and should not be considered to be scaled
accurately for size. The appraisal covers the property as described in this report, and
the areas and dimensions set forth are assumed to be correct.
13. No opinion is expressed as to the value of subsurface oil, gas or mineral rights, if
any, and we have assumed that the property is not subject to surface entry for
the exploration or removal of such materials, unless otherwise noted in our
appraisal.
14. We accept no responsibility for considerations requiring expertise in other fields.
Such considerations include, but are not limited to, legal descriptions and other legal
matters such as legal title, geologic considerations such as soils and seismic
stability, and civil, mechanical, electrical, structural and other engineering and
environmental matters.
15. The distribution of the total valuation in the report between land and improvements
applies only under the reported highest and best use of the property. The
allocations of value for land and improvements must not be used in conjunction with
any other appraisal and are invalid if so used. The appraisal report shall be
considered only in its entirety. No part of the appraisal report shall be utilized
separately or out of context.
16. Neither all nor any part of the contents of this report (especially any conclusions as
to value, the identity of the appraisers, or any reference to the Appraisal Institute)
shall be disseminated through advertising media, public relations media, news
media or any other means of communication (including without limitation
prospectuses, private offering memoranda and other offering material provided to
prospective investors) without the prior written consent of the person signing the
report.
PROPOSED McCLELLAN STREET VACATION ADJACENT TO APNs 948319901 & 948319802 Page 50
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ASSUMPTIONS AND LIMITING CONDITIONS
17. Any income and expense estimates contained in the appraisal report are used only
for the purpose of estimating value and do not constitute predictions of future
operating results.
18. If the property is subject to one or more leases, any estimate of residual value
contained in the appraisal may be particularly affected by significant changes in the
condition of the economy, of the real estate industry, or of the appraised property at
the time these leases expire or otherwise terminate.
19. No consideration has been given to personal property located on the premises or to
the cost of moving or relocating such personal property; only the real property has
been considered.
20. The current purchasing power of the dollar is the basis for the value stated herein.
We have assumed that no extreme fluctuations in economic cycles will occur.
21. The analyses contained in the report necessarily incorporate numerous estimates and
assumptions regarding property performance, general and local business and
economic conditions, the absence of material changes in the competitive
environment and other matters. Some estimates or assumptions, however, inevitably
will not materialize, and unanticipated events and circumstances may occur;
therefore, actual results achieved during the period covered by our analysis will
vary from our estimates, and the variations may be material. The Americans with
Disabilities Act (ADA) became effective in the 1990s. We have not made a specific
survey or analysis of the property to determine whether the physical aspects of the
improvements meet the ADA accessibility guidelines. We claim no expertise in
ADA issues, and render no opinion regarding compliance of the subject with ADA
regulations. Inasmuch as compliance matches each owner's financial ability with
the cost to cure the non-conforming physical characteristics of a property, a specific
study of both the owner's financial ability and the cost to cure any deficiencies would
be needed for the Department of Justice to determine compliance.
PROPOSED McCLELLAN STREET VACATION ADJACENT TO APNs 948319901 & 948319802 Page 51
SH&H File 16758-26 Barbro A. Hines, MAI, SRA Anthony V. Jackson, Associate
ASSUMPTIONS AND LIMITING CONDITIONS
22. No studies have been provided to us indicating the presence or absence of hazardous
materials on the subject property or in the improvements, and our valuation is
predicated upon the assumption that the subject property is free and clear of any
environmental hazards including, without limitation, hazardous wastes, toxic
substances and mold. No representations or warranties are made regarding the
environmental condition of the subject property and the person signing the report
shall not be responsible for any such environmental conditions that do exist or for any
engineering or testing that might be required to discover whether such conditions
exist. Because we are not experts in the field of environmental conditions, the
appraisal report cannot be considered as an environmental assessment of the subject
property.
23. The person signing the report may have reviewed available flood maps and may have
noted in the appraisal report whether the subject property is located in an identified
Special Flood Hazard Area. We are not qualified to detect such areas and therefore
do not guarantee such determinations. The presence of flood plain areas and/or
wetlands may affect the value of the property, and the value conclusion is predicated
on the assumption that wetlands are non-existent or minimal.
24. The appraisal report and the value conclusion within the appraisal is predicated upon
the assumption that the satisfactory completion of construction, repairs or alterations
will be performed in a workmanlike manner.
25. It is expressly acknowledged that in any action which may be brought against SH&H
Valuation and Consulting, or their respective officers, owners, managers, directors,
agents, subcontractors or employees (the "SH&H Valuation and Consulting
Parties"), arising out of, relating to, or in any way pertaining to this engagement, the
or consequential damages or losses, unless the appraisal was fraudulent or prepared
with gross negligence. It is further acknowledged that the collective liability of the
fees paid for the preparation of the appraisal report unless the appraisal was
fraudulent or prepared with gross negligence. Finally, it is acknowledged that the
fees charged herein are in reliance upon the foregoing limitations of liability.
PROPOSED McCLELLAN STREET VACATION ADJACENT TO APNs 948319901 & 948319802 Page 52
SH&H File 16758-26 Barbro A. Hines, MAI, SRA Anthony V. Jackson, Associate
ASSUMPTIONS AND LIMITING CONDITIONS
26. SH&H Valuation and Consulting, an independently owned and operated company,
has prepared the appraisal for the specific purpose stated elsewhere in the report. The
intended use of the appraisal is stated in the report. The use of the appraisal report
by anyone other than the Client is prohibited except as otherwise provided.
Accordingly, the appraisal report is addressed to and shall be solely for the Client's
use and benefit unless we provide our prior written consent. We expressly reserve
the unrestricted right to withhold our consent to your disclosure of the appraisal
report (or any part thereof including, without limitation, conclusions of value and our
identity), to any third parties. Stated again for clarification, unless our prior written
consent is obtained, no third party may rely on the appraisal report (even if their
reliance was foreseeable).
27. The conclusions contained in this report are estimates based on known current
trends and reasonably foreseeable future occurrences. These estimates are based
partly on property information, data obtained in public records, interviews, existing
trends, buyer-seller decision criteria in the current market, and research conducted
by third parties, and such data are not always completely reliable. SH&H Valuation
and Consulting and the undersigned are not responsible for these and other future
occurrences that could not have reasonably been foreseen on the effective date of
this assignment. Furthermore, it is inevitable that some assumptions will not
materialize and that unanticipated events may occur that will likely affect actual
performance. While we are of the opinion that our findings are reasonable based
on current market conditions, we do not represent that these estimates will actually
be achieved, as they are subject to considerable risk and uncertainty. Moreover,
we assume competent and effective management and marketing for the duration of
the projected holding period of this property.
28. Any prospective value estimates presented in this report are estimates and forecasts
which are prospective in nature and are subject to considerable risk and uncertainty.
In addition to the contingencies noted in the preceding paragraph, several events
may occur that could substantially alter the outcome of our estimates such as, but
not limited to changes in the economy, interest rates, and capitalization rates,
behavior of consumers, investors and lenders, fire and other physical destruction,
changes in title or conveyances of easements and deed restrictions, etc. It is
assumed that conditions reasonably foreseeable at the present time are consistent
or similar with the future.
29. The value estimate herein is subject to these and to any other assumptions or
conditions set forth in the body of this report but which may have been omitted
from this list of Assumptions and Limiting Conditions.
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EXTRAORDINARY ASSUMPTIONS AND/OR
HYPOTHETICAL CONDITIONS
1) Extraordinary Assumption: an assignment-specific assumption as of the
effective date regarding uncertain information used in an analysis which, if found
9
Extraordinary
assumptions assume as fact otherwise uncertain information about physical, legal,
or economic characteristics of the subject property; or about conditions external to
the property, such as market conditions or trends; or about the integrity of data used
in analysis.
There are no extraordinary assumptions relevant to this appraisal.
2) Hypothetical Condition:
which is contrary to what is known by the appraiser to exist on the effective date of
10
the assignment results, but is used for the purpose of analysis. A hypothetical
condition assumes conditions contrary to known facts about physical, legal, or
economic characteristics of the subject property; or about conditions external to the
property, such as market conditions or trends; or about the integrity of data used in
analysis.
There are no hypothetical conditions relevant to this appraisal.
9
Uniform Standards of Professional Appraisal Practice, 2024 Edition, Appraisal Standards Board, The Appraisal Foundation,
Washington D.C., p. 4.
10
Ibid, p. 4.
PROPOSED McCLELLAN STREET VACATION ADJACENT TO APNs 948319901 & 948319802 Page 54
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ADDENDA
3609 Market Place West, Suite 201, University Place, WA 98466
p. 253.564.3230 | f. 253.564.3143
Agenda Bill AB26-114
Meeting Date: September 21, 2026
Agenda Item: X.C
Regular Business Meeting
Workshop/Study Session
Special Business Meeting
Submitted By:Dave Dinkuhn and Brian Reid Date Submitted:September 18, 2026
Department:Public Works Contact Phone:360-531-1535
SUBJECT:Resolution 26-018Declaring an Emergency, Waiving Public Bidding Requirements,
and Ratifying the City Manager's Approval of all Applicable Documents to Allow for the
Immediate Repair of Deteriorated Sanitary Sewer Along the Valley Trail Corridor Near 3105
Sage Lane
CATEGORY:BUDGET IMPACT:
ConsentResolutionExpenditure Amount:$200,000NTE
Staff ReportOrdinanceIncluded in Budget? Yes No
Contract ApprovalOther:
Public Hearing (Legislative, unless otherwisenoted)
3-Year Strategic Plan:4 -Ensure sustainable future for public services and facilities
Cost Allocation Fund:411 Water Sewer Fund -General
SUMMARY STATEMENT:
On September 16, 2026, City staff completed a CCTV inspection of the 18-inch
concrete sanitary sewer between maintenance holes A12 and A11 along the Valley Trail
corridor near 3105 Sage Lane. The inspection documented severe deterioration and
extensive loss of concrete consistent with hydrogen sulfide corrosion. The deterioration
has materially reduced the structural integrity of the sewer and presents an immediate
risk of pipe failure or collapse. Failure could interrupt sanitary sewer conveyance and
causea sanitary sewer overflow or release of untreated wastewater.
Project vicinity map –sewer corridor west of Sage Lane between Albany Street and F Street.
CCTV Photo – 18-inch concrete sanitary sewer between A11 and A12, September 16, 2026.
The deteriorated segment is immediately downstream of the force main that runs
through Port Townsend Golf Park. On September 17, 2026, Interim City Manager,
Steve King determined the condition to be an emergency, allowing the City to
immediately contract for the work without completing the normal public bidding process.
Resolution 26-018 requests that the City Council declare an emergency and waive
public bidding requirements for the emergency sewer work along the Valley Trail
corridor near 3105 Sage Lane. City Council approval is required after the fact to
formalize the Declaration of Emergency.
The repair will require temporary sewer bypass pumping to maintain service while the
deteriorated 18-inch concrete sewer is replaced with a new 18-inch PVC or HDPE
sewer pipe. An initial budget estimate of $200,000 has been established. Staff will
update the expenditure amount and budget impact when additional cost information is
available.
ATTACHMENTS:
1. Resolution 26-018
2. Memorandum to City Manager dated September 17, 2026
CITY COUNCIL COMMITTEE RECOMMENDATION: N/A
RECOMMENDED ACTION:
Move to approve Resolution 26-018 Declaring an Emergency, Waiving Public Bidding
Requirements, and Ratifying the City Manager's Approval of all Applicable Documents
to Allow for the Immediate Repair of Deteriorated Sanitary Sewer Along the Valley Trail
Corridor Near 3105 Sage Lane.
ALTERNATIVES:
Take No ActionRefer to CommitteeRefer to StaffPostpone Action
Remove from Consent Agenda Waive Council Rules and approve Ordinance ____
Other:
Resolution 26-018
RESOLUTION NO. 26-018
A RESOLUTION DECLARING AN EMERGENCY, WAIVING PUBLIC BIDDING
REQUIREMENTS, AND RATIFYING THE CITY MANAGER'S APPROVAL OF ALL
APPLICABLE DOCUMENTS TO ALLOW FOR THE IMMEDIATE REPAIR OF
DAMAGE TO SEWER BENEATH VALLEY TRAIL NEAR 3105 SAGE LANE.
WHEREAS, Section 3.46.090(E) of the City of Port Townsend Municipal Code (PTMC) and
Section 39.04.280(1)(C) of the Revised Code of Washington (RCW) allow exemptions to competitive
bidding requirements under emergency conditions; and
WHEREAS, RCW 39.04.280(3) defines "emergency" as unforeseen circumstances beyond the
city's control, that either presents a real, immediate threat to the proper performance of essential
functions, or will likely result in material loss or damage to property, bodily injury, or loss of life if
immediate action is not taken; and
th
WHEREAS, on September 17, 2026, City staff conducted a closed-circuit television (CCTV)
inspection of the 18-inch concrete sanitary sewer main between maintenance holes A12 and A11
beneathValley Trail near 3105 Sage Lane, downstream of the force main that runs through Port
Townsend Golf Park, and observed severe deterioration and extensive loss of concrete throughout the
pipe interior consistent with hydrogen sulfide corrosion; and
WHEREAS, the severe deterioration has materially reduced the structural integrity of the 18-
inch sewer and presents a real and immediate risk of pipe failure or collapse, which could interrupt
sanitary sewer conveyance and cause a sanitary sewer overflow, release untreated wastewater, damage
public or private property, and adversely affect public health and the environment; and
WHEREAS, City staff determined that immediate action is necessary to establish and operate
temporary sewer bypass pumping to maintain uninterrupted sanitary sewer service; excavate, remove,
and replace the deteriorated 18-inch concrete sewer pipe segment; and
th
WHEREAS, on September 17, 2026, the City Manager determined that the condition described
herein constitutes an emergency, as defined in RCW 39.04.280(3), based on the need to immediately
contract for temporary sewer bypass and replacement of the deteriorated 18-inch sanitary sewer; and
WHEREAS, PTMC Section 3.46.090(E)(3) requires the City Council to concur with the City
Manager's declaration of emergency by passage of a resolution declaring the emergency, reciting the
facts constituting the emergency, and waiving the public bidding requirements; and
WHEREAS, for the reasons stated herein, the City Council finds that it is in the best interest of
the City to declare an emergency, waive public bidding requirements for the public work to be
undertaken, and authorize the execution of all necessary documents required to initiate repairs to the
sewer.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Port Townsend,
Washington, as follows:
Section 1. The recitals above are hereby adopted by reference as the City's findings in support of
the emergency declaration, as if fully set forth herein.
Section 2.The City Council hereby declares an emergency justifying the waiver of certain
contracting processes, including public bidding requirements.
Resolution 26-018
Section 3. All prior actions taken in conformance with this resolution, including the actions of
the City Manager and the Public Works Director, as described in the Memorandum dated September
17th, are hereby ratified and confirmed.
Section 4. The City Manager may take any additional administrative actions consistent with this
resolution.
ADOPTED by the City Council of Port Townsend, Washington, at a regular meeting thereof,
held this21stday of September 2026.
________________________________
Amy Howard
Mayor
Attest:
________________________________
Alyssa Rodrigues
City Clerk
1.Enterprise Funds including Water Rates as emerging / active engagement topic (? +
2.Police & public safety budget including public defender costs as largest portion of
General Fund (Tom +
3.Economic development including tourism as one economic driver for PT (Shelly +
4.
the largest overall budget item (Cynthia +Austin +
5.
6. Streets funding including GF, grants, and TBD (Dave +
7. Parks and Library funding including GF and Library Levy (Michael, Keith +
2026 Strategic Workplan STATUS
BUDGET IMPLICATIONS
2025
FSI
STATUS
9ƭƷʹ υўυЊƉͲ υυўυЊЉƉͲ
FIVE KEY STRATEGIC PRIORITIES AND INITIATIVES
CARRYOVER
υυυўυЊЉЉƉ
INVEST IN OUR PEOPLE - Build and nurture the capacity of our staff, teams, volunteers, advisory board members, Councilmembers
BUDGET IMPLICATIONS
STATUS
FSI2025
Est: $=$1k, $$=$10k, $$$=$100k
and partnerships and provide them the toolsets, skillsets, and mindsets to achieve more together
$$ ongoing
ЋЉЋЏ /ƚƩĻ Cƚĭǒƭʹ 5ĻĻƦĻƓ ĻƒƦƌƚǤĻĻ ĻƓŭğŭĻƒĻƓƷ ƷŷƩƚǒŭŷ ƚǒƩ ğƌƌΏĻƒƦƌƚǤĻĻ ĻƓŭğŭĻƒĻƓƷ ĭǤĭƌĻ ğƓķ ğƭƭƚĭźğƷĻķ ƷƩğźƓźƓŭ
ENGAGE OUR COMMUNITY - Ground civic dialogue in equity and kindness and more deeply and inclusively engage our community
BUDGET IMPLICATIONS
STATUS
FSI2025
Est: $=$1k, $$=$10k, $$$=$100k
in decisions that affect their lives and livelihoods
$$
ЋЉЋЏ /ƚƩĻ Cƚĭǒƭʹ /ƚƓķǒĭƷ ğ ĭƚƒƒǒƓźƷǤΏǞźķĻ ƭǒƩǝĻǤ Ʒƚ ĬĻƷƷĻƩ ǒƓķĻƩƭƷğƓķ ĭƚƒƒǒƓźƷǤ ƓĻĻķƭ ğƓķ ŭğźƓ źƓƭźŭŷƷƭ źƓƷƚ ƷŷĻ ķźǝĻƩƭźƷǤ ƚŅ ƚƦźƓźƚƓƭ͵
INNOVATE OUR SYSTEMS, STRUCTURES & PROCESSES - Set the City and community up for sustained success through process and
BUDGET IMPLICATIONS
STATUS
FSI2025
Est: $=$1k, $$=$10k, $$$=$100k
structure improvements and optimization
PEL/interdepartmental coordination
$$ ongoing
Permitting procedures, configuration, Smartgov efficiency, leveraging 2025 videos
$
Fire inspections and business license integration
Permitting Fees Update
Purchasing Policy Simplification
AI Policy (complete)
$$ onging
Police final push toward agency accreditation
ENVISION OUR SUSTAINABLE FUTURE AND DELIVER OUR PRIORITY INITIATIVES - Deliver the 2025-2045 Comprehensive Plan and
BUDGET IMPLICATIONS
STATUS
FSI2025
Est: $=$1k, $$=$10k, $$$=$100k
associated priorities to catalyze a financially, socially, and environmentally sustainable future
-
Implement Housing/Land Use Elements of the Comprehensive Plan, including:
$$$
Continue to develop, implement, and refine code and comp plan changes to help unlock and inspire affordable, dense, quality infill development
$$$ one-time
Implement the community's vision for Evans Vista neighborhood and deliver infrastructure to make it development-ready
$$ one-time
Develop RFP for Evans Vista phased development
$$ one-time
Cherry St sale under new Comp Plan zoning
$$ one-time
Explore options presented in the housing white paper for implementation - fee structures, incentives, infrastructure extensions
$$
Economic Development - Housing Infill
$$
Economic Development - Improve commercial intensity, beyond commercial corner store/shop allowances in residential zones
$
Glen Cove Sewer Study - next steps - Interlocal Agreement with Jeff. Co.
$$$ one-time
Await State Shoreline Master Program comments and make directive changes after state process
$$ one-time
Revisit 2009 Housing Property Inventory
$$ ongoing
Support and coordinate with providers and partners on the unhoused population's needs
-
Implement Transportation Element of the Comprehensive Plan, including:
$$$ one-time
Mill Road Roundabout funding/grant application
$$
Streets improvements concept plans (like Washington St, San Juan/F, Hastings, Admiralty) - Multimodal Arterial Cohesive Study
$$$
Puget Sound to Pacific/Olympic Discovery Trail - in-town connection to Fort Worden and land purchase near Eaglemount (City Lake)
Safe Route to Schools Neighborhood Connections Study
ADA Transition Plan Update - Parks, Facilities, Right of way
$$
Continue to refine Engineering Design Standards
Deliver Lawrence Street project (Harrison to Walker)
Implement 2026 chip seal program (Sheridan and Monroe)
$$$
Transportation Benefit District implementation, including street repair, grants, active transportation
Update STIP (incorporate active transportation plan, multimodal arterial street, RAISE grant, and saferoute planning studies)
-
Implement Parks Element of the Comprehensive Plan and Facilities/Library/Arts & Culture (Community Services) Initiatives:
Work with JLT - Cappy's Preservation Implementation, 80 acres
$$$
Address parks, facilities, library, and arts & culture funding needs and prioritize future phased investments
Establish ER&R Facilities program and budget
Consider implementing Library's Level of Service Plan Option #2
$$
Determine an approach to deer management in partnership with State Fish & Wildlife
$$$
Anticipate RCO grant application for 2027 cycle
Build golf park playground
Explore collaboration/LOA with Jefferson County to increase recreation opportunities
$$
Inventory public art and consider links to functional plans, maintenance planning for artworks, infusion of art into infrastructure projects
$$$
DNR grant implementation
$$$
New Public Works facility design
Undertake master planning of golf park in collaboration with Friends of the Golf Park
Undertake master planning of west-side park
$$$
Facilities Updates - City Hall HVAC, Mountain View HVAC/parking, Library HVAC , City Hall and Library elevators (subject to budget and grants)
$
Trails (Volunteer Program, street ends, loop trail)
$$$
Parks upgrates - Kah Tai Restrooms, Chetzemoka kitchen shelter, demolition of Golden Age Club and Parks house (subject to budget)
$$
Collaborate with related agencies to stabilize and plan for the sustainable future of Fort Worden State Park
$
Reestablish the 1% for the Arts support for all City public works projects in line with the City Code (complete); implement program
-
Other Priorities - Deliver on Water/Sewer/Storm Priorities:
Capital Facilities Plan Update (2027-2033) - Big effort incorporating all new plans
$$$
Standpipe Reservoir Recoating Design
OGWS Agreement - Raw Water Rate Model Update
Water Rate Model Update
Lords Lake East Dam and pipeline construction
$$$
Secure permits for sewer outfall project
$$$
Wastewater Treatment Plan projects - influent wetwell, SCADA, land acquisition
$$$
Lawrence Street Stormwater (Combined Sewer Overflow elimination) - Harrison to Monroe
$$$
Evans Vista Neighborhood - construct Mill Road Lift Station
$$$
Downtown restroom (in addition to LTAC $)
$$$
Collections systems work - Washington Street sewer repair, Monroe lift station, Holcomb sewer upsize
$$$
Utility bond issuance
BUDGET IMPLICATIONS
2025
FSI
STATUS
9ƭƷʹ υўυЊƉͲ υυўυЊЉƉͲ
FIVE KEY STRATEGIC PRIORITIES AND INITIATIVES
CARRYOVER
υυυўυЊЉЉƉ
(below is not complete)
DELIVER THE BASICS - Provide consistent critical operations, ongoing statutory responsibilities, and core City functions
CƚƭƷĻƩ źƓƷĻƩğŭĻƓĭǤ ĭƚƌƌğĬƚƩğƷźƚƓͲ ƒğƓğŭĻ ƩźƭƉƭͲ ğƓķ ĻƓƭǒƩĻ ƷŷĻ ƭƒƚƚƷŷ ƚƦĻƩğƷźƚƓ ƚŅ /źƷǤ ŭƚǝĻƩƓƒĻƓƷ ƦƩƚĭĻķǒƩĻƭͲ ķĻĭźƭźƚƓΏƒğƉźƓŭ ğƓķ ƦǒĬƌźĭ ĻƓŭğŭĻƒĻƓƷ
Λ\[ĻŭğƌΉ/ƌĻƩƉΜ
$$ ongoing
$$ ongoing
$$$ one time, $ ongoing
Training of elected members, staff and volunteers
5ĻƌźǝĻƩ źƓƷĻŭƩğƷĻķͲ ƭƷƩğƷĻŭźĭ ğƓķ ƭǒƭƷğźƓğĬƌĻ ǝğƌǒĻ ŅƩƚƒ ƷŷĻ /źƷǤ ƚƩŭğƓźǩğƷźƚƓ Ʒƚ ƷŷĻ ĭƚƒƒǒƓźƷǤ ĬǤ ķĻǝĻƌƚƦźƓŭ ğƓķ ƌĻǝĻƩğŭźƓŭ ƦğƩƷƓĻƩƭŷźƦƭͲ ĻƓŷğƓĭźƓŭ ƭƷğŅŅ ğƓķ
ƷĻğƒ ƦĻƩŅƚƩƒğƓĭĻͲ ƦƩƚǝźķźƓŭ ĭƌĻğƩ ķźƩĻĭƷźƚƓͲ ƓǒƩƷǒƩźƓŭ ķĻĻƦ ĭƚƒƒǒƓźƷǤ ƦğƩƷźĭźƦğƷźƚƓ ğƓķ ĻƓŭğŭĻƒĻƓƷ ğƓķ ĻƓƭǒƩźƓŭ ĭƚƓƷźƓǒƚǒƭ ķĻƌźǝĻƩǤ ƚŅ ƨǒğƌźƷǤ ƭĻƩǝźĭĻƭ
Λ/źƷǤ ağƓğŭĻƩγƭ hŅŅźĭĻΜ
ongoing
Marketing the City to the visiting public working with LTAC, contractors, and community partners to do so
Special projects, communication, engagement and advocacy on behalf of the City and community
5ĻƌźǝĻƩ ƨǒğƌźƷǤͲ ĻŅŅźĭźĻƓƷ ğƓķ ĭǒƭƷƚƒĻƩΏŅğĭźƓŭ ƦĻƩƒźƷƷźƓŭͲ ĭƚķĻ ĻƓŅƚƩĭĻƒĻƓƷͲ ĭǒƩƩĻƓƷ ğƓķ ƌƚƓŭΏƷĻƩƒ ƦƌğƓƓźƓŭ Ʒƚ ƦƩƚƒƚƷĻ ƚƦƦƚƩƷǒƓźƷǤ ğƓķ ƨǒğƌźƷǤ ƚŅ ƌźŅĻ źƓ tƚƩƷ
ƚǞƓƭĻƓķ ΛtƌğƓƓźƓŭ ε /ƚƒƒǒƓźƷǤ 5ĻǝĻƌƚƦƒĻƓƷΜ
$ ongoing
$$ ongoing
$$ ongoing
$$$ ongoing
$$$ ongoing and one-time
tƩƚǝźķĻ ƩĻƨǒźƩĻķ ğƓķ ķĻƭźƩĻķ ŅźƓğƓĭźğƌ ƩĻƦƚƩƷźƓŭ ğƓķ ƦƩğĭƷźĭĻƭͲ ƭƷĻǞğƩķ ƦƩĻƦğƩğƷźƚƓ ğƓķ ĭƚƌƌĻĭƷźǝĻ ƚǝĻƩƭźŭŷƷ ƚŅ ĬğƌğƓĭĻķ ŅǒƓķƭ ğƓķ ĬǒķŭĻƷƭ ğƓķ źƓŅƚƩƒğƷźƚƓ
ƷĻĭŷƓƚƌƚŭǤ ƓĻĻķƭ Ʒƚ ĻƓƭǒƩĻ ƷŷĻ ƭǒĭĭĻƭƭ ƚŅ ğƌƌ ķĻƦğƩƷƒĻƓƷğƌ ğƓķ ƚƩŭğƓźǩğƷźƚƓğƌ ğĭƷźǝźƷźĻƭ͵ ΛCźƓğƓĭĻ ε ĻĭŷƓƚƌƚŭǤ {ĻƩǝźĭĻƭΜ
$$ ongoing
$ ongoing
$$ ongoing
$$ ongoing
$ ongoing
$ ongoing
$ ongoing
$$ ongoing
Coordinated front desk internal and external service via the Public Experience Liaisons
$$ ongoing
Management of city Investment and debt according to government regulations
$ ongoing
Fiscal responsibility and management of city resources
$$ ongoing
Updated Fee Schedules
ƚ ǒƦƌźŅƷ ƚǒƩ ĭƚƒƒǒƓźƷǤ ƷŷƩƚǒŭŷ ƩĻğķźƓŭͲ ƌĻğƩƓźƓŭͲ ĭƚƓƓĻĭƷźƚƓ ğƓķ ĭƩĻğƷźǝźƷǤ Λ\[źĬƩğƩǤΜ Ώ ƓƚƷĻ ƷƩğƓƭźƷźƚƓ Ʒƚ /{5 Ǟ źƓƷĻŭƩğƷĻķ ƭƷğƷĻƒĻƓƷ Ʒƚ ĭƚƒĻ
ƚ ǞƚƩƉ źƓ ƦğƩƷƓĻƩƭŷźƦ ǞźƷŷ ƚǒƩ ĭƚƒƒǒƓźƷǤ Ʒƚ ƦƩƚǝźķĻ ğ ƭğŅĻ ğƓķ ĭƚƒƦğƭƭźƚƓğƷĻ ĻƓǝźƩƚƓƒĻƓƷ ǞŷźƌĻ ƩĻķǒĭźƓŭ ĭƩźƒĻ ğƓķ ƷŷĻ ŅĻğƩ ƚŅ ĭƩźƒĻ ΛtƚƌźĭĻΜ
5ĻǝĻƌƚƦ ğƓķ ķĻƌźǝĻƩ źƓƓƚǝğƷźǝĻ ƭƚƌǒƷźƚƓƭ ƷŷğƷ ğƌƌƚǞ ƷŷĻ /źƷǤ Ʒƚ ƒğƉĻ ğ ƦƚƭźƷźǝĻ ƌĻğƦ ŅƚƩǞğƩķ źƓ ķĻǝĻƌƚƦźƓŭ ğƓķ źƓǝĻƭƷźƓŭ źƓ ƦĻƚƦƌĻ ğƓķ ƦĻƩŅƚƩƒğƓĭĻͲ ķƩźǝźƓŭ
ĭƚƚƩķźƓğƷĻķ ƷĻğƒ ĻǣĭĻƌƌĻƓĭĻͲ ĭƚƓƷźƓǒƚǒƭ źƒƦƩƚǝĻƒĻƓƷͲ ğƓķ ğĭĭƚǒƓƷğĬźƌźƷǤ ΛtĻƚƦƌĻ ε tĻƩŅƚƩƒğƓĭĻΉIwΜ
Employee engagement, including development and delivery of an engagement survey and accompanying manager follow up approach
tƩƚǝźķĻ ƨǒğƌźƷǤ ğƓķ ƩĻƌźğĬƌĻ źƓŅƩğƭƷƩǒĭƷǒƩĻ ƷŷğƷ ǒƓķĻƩƦźƓ ğ ŷĻğƌƷŷǤ ƭƚĭźğƌͲ ĻƓǝźƩƚƓƒĻƓƷğƌ ğƓķ ĻĭƚƓƚƒźĭ ŅğĬƩźĭ ğƓķ ƭǒĭĭĻƭƭ ƚŅ tƚƩƷ ƚǞƓƭĻƓķ ğƓķ ƚǒƩ ĭƚƒƒǒƓźƷǤ
ΛtǒĬƌźĭ ƚƩƉƭΜ
Transportation engineering (Non-motorized, traffic, accident analysis, grant writing)
9ƓŭğŭĻ ğƓķ ĭƚƒƒǒƓźĭğƷĻ ǞźƷŷ ƚǒƩ ĭƚƒƒǒƓźƷǤ Ʒƚ Ĭǒźƌķ ƷƩǒƭƷ ğƓķ ĭƚƓŅźķĻƓĭĻͲ ƦƩƚķǒĭƷźǝĻ ƦğƩƷƓĻƩƭŷźƦƭͲ ğƓķ ğ ƒƚƩĻ ĭźǝźƌ ĭźǝźĭ ķźğƌƚŭǒĻ Ʒƚ ĻƓƭǒƩĻ ƚǒƩ ĭƚƒƒǒƓźƷǤ źƭ
ƦƚƭźƷźǝĻƌǤ ĻƒƦƚǞĻƩĻķ Ʒƚ ķĻƷĻƩƒźƓĻ źƷƭ ƚǞƓ ŅǒƷǒƩĻ͵ 9ŅŅĻĭƷźǝĻƌǤ ƒğƩƉĻƷ ƚǒƩ ĭƚƒƒǒƓźƷǤ Ʒƚ ĻƓğĬƌĻ tƚƩƷ ƚǞƓƭĻƓķ Ʒƚ ƩĻĭĻźǝĻ ƦƚƭźƷźǝĻ ĬĻƓĻŅźƷƭ ŅƩƚƒ ƒƚƩĻ
ƭǒƭƷğźƓğĬƌĻ ƷƚǒƩźƭƒ͵ Λ/ƚƒƒǒƓźĭğƷźƚƓƭ ğƓķ ağƩƉĻƷźƓŭΜ
Develop and manage content and publication through City channels (newsletter, quarterly, social media, press releases, website, annual report)
Provide priortitized support for the entire organization on major projects/initiatives
Liaise with LTAC and related agencies to curate and coordinate marketing campaigns
Chart and lead a strategic approach to communications and engagement
Serve as Public Information Officer as main contact and coordinator with media, handling or advising on high profile issues
Liaise with organizations, neighborhood groups, and the general public as part of campaigns, engagement events, and activities
LAST REVISION DECEMBER 3, 2025
tğŭĻ Ћ ƚŅ Ћ
CITY MEETINGS SCHEDULE
(This schedule is draft only, subject to change. See City website www.cityofpt.us)
Day Date Time Type of Meeting Tentative Agenda Item Location Absent
nd
Thurs Sept 17 12:30 Special Session Civil Service Commission 2 Floor Large
Conf. Room
Thurs Sept 17 3:00 Council Culture and Society Committee Chambers
Joint meeting with Culture and Society
Thurs Sept 17 3:30 Special Session Equity, Access, and Right Advisory Chambers
Board
Consent – Vinces Village
Mon Sept 21 6:00 City Council Business Meeting Chambers
Arbor Day Proclamation
Proclamation Dolly Parton Day
Dementia Friends Day Proclamation
Officer Swearing in
Budget: 2026 Capital Budget presentation – No Action
Reimbursement Resolution – Sewer and Stormwater Bond
Comp Plan Public Participation Plan Review
ndnd
2 Supplemental – 2 reading
Executive Session
Tues Sept 22 4:30 Parks, Recreation, Trees and Trails Advisory Bd Chambers
Wed Sept 23 2:00 Jefferson County Housing Fund Board Jeff Co
Chambers
Thurs Sept 24 6:30 Planning Commission Chambers
Thurs Oct 1 3:00 Arts Commission Chambers
Friends of the Library Proclamation
Mon Oct 5 6:00 City Council Business Meeting Chambers
Resilience Month Proclamation
Evans Vista Developer Selection and authorize staff to
negotiation development agreement in 2027
Budget: Preliminary unbalanced budget
Public hearing – Emergency Moratorium (notice on 9/18)
Department of Commerce Grant – HVAC and Elevator
Budget: 2027 Capital Budget presentation – No Action
Tues Oct 6 3:00 Historic Preservation Committee Chambers
Wed Oct 7 3:00 Council Infrastructure and Development Committee Chambers
nd
Thurs Oct 8 12:30 Equity, Access, and Rights Advisory Bd 2 Floor Large
Conf Room
Thurs Oct 8 4:15 Civil Service Commission Chambers
Thurs Oct 8 6:30 Planning Commission Chambers
Mon Oct 12 3:00 Council Finance and Budget Committee Chambers
CANCELED
Mon Oct 12 6:30 City Council Workshop Meeting Chambers
Indigenous Peoples’ Day Proclamation
Mon Oct 12 6:30 Special Session City Council Workshop Meeting Blue Heron
Budget Priorities – 2027 work plan Commons
Tues Oct 13 1:00 Library Advisory Board Pink House
Thurs Oct 15 3:00 Council Culture and Society Committee Chambers
Food for All Day Proclamation
Mon Oct 19 6:00 City Council Business Meeting Chambers
Rotary Park –Special Presentation –Park revamp
Kamal: 10-15 min – FBI Academy report-out – Confidence in
policing
st
Budget: Public Hearing Property Tax Ordinance 1% - 1
reading – PUBLIC HEARING
Budget: Go through budget options with council
Capital Facilities Plan – workshop
Water rates model presentation workshop
Lease – Warming Shelter – Authorization
Thurs Oct 22 6:30 Planning Commission Chambers
Tues Oct 27 3:00 Climate Action Committee Pacific Room Jeff
Co Public Health
Tues Oct 27 4:30 Parks, Recreation, Trees and Trails Advisory Board Chambers
Wed Oct 28 2:00 Jefferson County Housing Fund Board Jeff Co
Chambers