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</o:shapelayout></xml><![endif]--></head><body lang=EN-US link="#0563C1" vlink="#954F72"><div class=WordSection1><p class=MsoNormal><a name="_MailEndCompose"><span style='color:#1F497D'>Good luck, Paul.<o:p></o:p></span></a></p><p class=MsoNormal><span style='color:#1F497D'>I’ve likewise more often than not failed with “plate of cookies” diplomacy, but I always recite that Nice Neighbor approach in my affidavit in support of a declaratory judgment.<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>Judges like to know you at least initially attempted to resolve the dispute amicably.<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>But, more importantly, thank you for the brilliant listserve Practice Tip: <o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><b><span style='font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D'>“When posting a query to a listserve, do NOT caption the subject “seeking advice re rights of servient estate” or offer some similarly mundanely moribund invitation for collegial assistance.<o:p></o:p></span></b></p><p class=MsoNormal><b><span style='font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D'>Rather, to ensure timely and enthusiastic responses, say something like “Shot in the Dark” or set another comparably enticing hook.”<o:p></o:p></span></b></p><p class=MsoNormal><span style='color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>Best regards,<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>clg<o:p></o:p></span></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal style='text-align:justify;line-height:15.0pt;mso-line-height-rule:exactly;page-break-after:avoid;text-autospace:none'><span style='font-size:12.0pt;font-family:"Bradley Hand ITC";letter-spacing:-.1pt'>CARL LLOYD GAY</span><span style='font-size:12.0pt;font-family:"Palace Script MT";letter-spacing:-.1pt'> <o:p></o:p></span></p><p class=MsoNormal style='text-align:justify;line-height:15.0pt;mso-line-height-rule:exactly;page-break-after:avoid;text-autospace:none'><span style='font-size:12.0pt;font-family:"Palace Script MT";letter-spacing:-.1pt'><o:p> </o:p></span></p><p class=MsoNormal><b><span style='font-family:"Bradley Hand ITC";color:#8064A2'>what counts in life is what we do for others<o:p></o:p></span></b></p><p class=MsoNormal style='text-align:justify;line-height:15.0pt;mso-line-height-rule:exactly;page-break-after:avoid;text-autospace:none'><span style='font-size:12.0pt;font-family:"Palace Script MT";letter-spacing:-.1pt'> <o:p></o:p></span></p><p class=MsoNormal style='text-align:justify;line-height:15.0pt;mso-line-height-rule:exactly;page-break-after:avoid;text-autospace:none'><span style='font-size:12.0pt;font-family:"Bell MT","serif";letter-spacing:-.1pt'>GREENAWAY, GAY & TULLOCH<o:p></o:p></span></p><p class=MsoNormal style='text-align:justify;line-height:15.0pt;mso-line-height-rule:exactly;page-break-after:avoid;text-autospace:none'><span style='font-size:12.0pt;font-family:"Californian FB","serif";letter-spacing:-.1pt'>Attorneys and Counselors at Law <o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Californian FB","serif"'>829 East Eighth Street Suite A<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Californian FB","serif"'>Port Angeles, Washington 98362<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Californian FB","serif"'>Email </span><a href="mailto:clgay@tfon.com"><span style='font-size:12.0pt;font-family:"Californian FB","serif";color:blue'>clgay@tfon.com</span></a><span style='font-size:12.0pt;font-family:"Californian FB","serif"'><o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Californian FB","serif"'>Telephone (360) 452-3323 <o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Californian FB","serif"'>Facsimile (360) 452-3724 <o:p></o:p></span></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><span style='font-size:8.0pt'>THIS EMAIL TRANSMISSION IS INTENDED FOR THE EXCLUSIVE USE OF THE INDIVIDUAL OR ENTITY TO WHOM IT IS ADDRESSED, AND MAY CONTAIN PRIVILEGED AND CONFIDENTIAL INFORMATION THAT IS COVERED BY THE ELECTRONIC COMMUNICATIONS PRIVACY ACT (18 USC §§ 2510-2521). IF YOU ARE NOT THE INTENDED RECIPIENT OR AGENT RESPONSIBLE TO DELIVER THE MESSAGE TO THE INTENDED RECIPIENT, YOU ARE HEREBY NOTIFIED THAT ANY DISSEMINATION, DISTRIBUTION, OR COPYING OF THIS COMMUNICATION IS STRICTLY PROHIBITED. IF YOU HAVE RECEIVED THIS COMMUNICATION IN ERROR; PLEASE NOTIFY US IMMEDIATELY BY TELEPHONE AND/OR EMAIL AND DELETE THE ORIGINAL MESSAGE. THANK YOU <o:p></o:p></span></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><span style='color:#1F497D'><o:p> </o:p></span></p><div><div style='border:none;border-top:solid #B5C4DF 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal><b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif"'>From:</span></b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif"'> wsbarp-bounces@lists.wsbarppt.com [mailto:wsbarp-bounces@lists.wsbarppt.com] <b>On Behalf Of </b>Paul Neumiller<br><b>Sent:</b> Friday, June 23, 2017 1:01 PM<br><b>To:</b> 'WSBA Real Property Listserv'<br><b>Subject:</b> Re: [WSBARP] Shot in the Dark<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><span style='color:#1F497D'>Thanks to one and all. Theories to think about. Apparently, the bright line is no longer bright but is now very fuzzy, bogged down in the language of a “flexible approach.” <o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>For the record, my client has already tried the “plate of cookies” approach and then he tried the BAR Method (“Big Ass Rock” Method). Unfortunately, dominant easement holder owns a bulldozer, moved the BAR, and has the means to rip out the client’s hedge. <o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'><o:p> </o:p></span></p><div><p class=MsoNormal><a name="Paul_Neumiller2"><span style='color:#1F497D'><img border=0 width=250 height=150 id="Picture_x0020_2" src="cid:image002.jpg@01D2EC37.C4E3B720" alt="Paul Neumiller"></span></a><span style='color:white'><o:p></o:p></span></p></div><p class=MsoNormal><span style='color:#1F497D'><o:p> </o:p></span></p><div><div style='border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal><b>From:</b> <a href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a> [<a href="mailto:wsbarp-bounces@lists.wsbarppt.com">mailto:wsbarp-bounces@lists.wsbarppt.com</a>] <b>On Behalf Of </b>Rob Wilson-Hoss<br><b>Sent:</b> Thursday, June 22, 2017 4:05 PM<br><b>To:</b> 'WSBA Real Property Listserv' <<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br><b>Subject:</b> Re: [WSBARP] Shot in the Dark<o:p></o:p></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'>Agreed. The general proposition used to be that it is a 60-foot easement, and that is that, with limited exceptions. But the general proposition used to be that if you built a house over the line, you had to tear it down. Not so much, after Proctor v. Huntington, although that and following cases don't really give anyone a very good clue about what the result will be in a particular case. <o:p></o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'>I don't think you can narrow the easement road down to the minimum necessary for actual passage through the easement. I have that case now, and that servient owner will lose that argument. But that is why we are offering to agree to something in between - something that works for the dominant owner just fine, but allows the servient owner a reasonable use of the easement that does not unreasonably interfere with the servient owner's use. The fact that the servient owner brings new depth and breadth to the term, "jerk," won't hurt our cause <o:p></o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'>Also, be sure to look very carefully at the language of the easement. Sometimes they have little kernels in them that can matter. Usually they are just copies of a form. <o:p></o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'>Rob<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'><o:p> </o:p></span></p><div><p class=MsoNormal style='text-autospace:none'><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'>Robert D. Wilson-Hoss <br>Hoss & Wilson-Hoss, LLP <br>236 West Birch Street <br>Shelton, WA 98584 <br>360 426-2999<o:p></o:p></span></p><p class=MsoNormal><a href="www.hossandwilsonhoss.com"><span style='font-size:14.0pt;font-family:"Times New Roman","serif";color:blue'>www.hossandwilson-hoss.com</span></a><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'><br></span><a href="mailto:rob@hctc.com"><span style='font-size:14.0pt;font-family:"Times New Roman","serif";color:blue'>rob@hctc.com</span></a><o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal style='text-autospace:none'><i><span style='font-family:"Times New Roman","serif"'>This message is intended solely for the use of the addressee and may contain information that is privileged, confidential, and exempt from disclosure under applicable law. If you are not the addressee, you are hereby notified that any use, distribution, or copying of this message is strictly prohibited. If you received this message in error, please notify us by reply e-mail or by telephone (call us collect at the number listed above) and immediately delete this message and any and all of its attachments. Thank you.<o:p></o:p></span></i></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><b><span style='font-size:10.0pt;font-family:"Times New Roman","serif";text-transform:uppercase'>This office does debt collection and this e-mail may be an attempt to collect a debt, Any information obtained will be used for that purpose. </span></b><span style='font-size:10.0pt;font-family:"Times New Roman","serif"'>To the extent the Federal Fair Debt Collection Practices Act (15 U.S.C. § 1692) applies this firm is acting as a debt collector for the condominium/homeowners' association named above to collect a debt owed to it. Any information obtained will be used for collection purposes. You have the right to seek advice of legal counsel.</span><o:p></o:p></p></div><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'><o:p> </o:p></span></p><div><div style='border:none;border-top:solid #B5C4DF 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal><b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif"'>From:</span></b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif"'> </span><a href="mailto:wsbarp-bounces@lists.wsbarppt.com"><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif"'>wsbarp-bounces@lists.wsbarppt.com</span></a><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif"'> [</span><a href="mailto:wsbarp-bounces@lists.wsbarppt.com"><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif"'>mailto:wsbarp-bounces@lists.wsbarppt.com</span></a><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif"'>] <b>On Behalf Of </b>Rick Hoss<br><b>Sent:</b> Thursday, June 22, 2017 2:48 PM<br><b>To:</b> 'WSBA Real Property Listserv'<br><b>Subject:</b> Re: [WSBARP] Shot in the Dark<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>“In upholding the equitable remedy imposed by the trial court, we recognize the evolution of property law in Washington away from rigid adherence to an injunction rule and toward a more reasoned, flexible approach.” Proctor v. Huntington, 169 P.2d. 491 (2010.<o:p></o:p></p><p class=MsoNormal><span style='font-family:"Times New Roman","serif";color:#1F497D'><o:p> </o:p></span></p><div><div style='border:none;border-top:solid #B5C4DF 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal><b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif"'>From:</span></b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif"'> </span><a href="mailto:wsbarp-bounces@lists.wsbarppt.com"><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif"'>wsbarp-bounces@lists.wsbarppt.com</span></a><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif"'> [</span><a href="mailto:wsbarp-bounces@lists.wsbarppt.com"><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif"'>mailto:wsbarp-bounces@lists.wsbarppt.com</span></a><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif"'>] <b>On Behalf Of </b>Paul Neumiller<br><b>Sent:</b> Thursday, June 22, 2017 2:33 PM<br><b>To:</b> </span><a href="mailto:wsbarp@lists.wsbarppt.com"><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif"'>wsbarp@lists.wsbarppt.com</span></a><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif"'><br><b>Subject:</b> [WSBARP] Shot in the Dark<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>As is typical in a rural county, written easement calls for 60 foot access easement but the actual crushed aggregate road is about thirty feet wide. Client has a plant hedge about 25 feet from actual road with a mowed lawn abutting the actual road (that is, the lawn is in between the hedge and the actual road. Now, dominant easement holder is driving on client’s lawn by about three feet (but still part of the easement) and is threatening to “tear out” the hedge “because I have a right to and you can’t stop me.” In fact, there are about 10 servient tenements he is doing this to. He is a retired Department of Transportation employee so he says he knows his rights and the law. Unfortunately, Littlefair vs. Schulze, 169 WnApp. 659 (Div. 2, 2012), says, basically, he (dominant tenement) can do this. <o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>Are there any cases or anything out there that says enough is enough, the road is already a flat, unobstructed, straight 30 feet wide road. You don’t need any more so stop bullying your neighbors just because you may have the right? All parcels are at least 2.5 acres. Any ideas other than going to the guy, hat in hand, and asking for mercy?<o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><a name="Paul_Neumiller"><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'><img border=0 width=250 height=150 id="Picture_x0020_1" src="cid:image003.jpg@01D2EC37.C4E3B720" alt="cid:image004.jpg@01D2EC1F.E9FA4500"></span></a><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'><o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'><o:p> </o:p></span></p></div></body></html>