<html><body><span style="font-family:Times New Roman; color:#000000; font-size:12pt;"><div><span class="mceItemHidden">Interesting, years ago there was case law on this related to a probate giving separate interests to heirs. Memory serves it divided the land into non conforming lots but my memory may be foggy </span><img src="https://imagesak.secureserver.net/webmail/smiley/smiley-surprised.gif" mce_src="https://imagesak.secureserver.net/webmail/smiley/smiley-surprised.gif" alt="Surprised" title="Surprised" border="0"><span class="mceItemHidden"> </span></div><div><br></div><div><img id="sigimg0" title="signature image" src="cid:sigimg0@0c97241561ea37c9176ca40bc45fe085" border="0" alt=""></div><div><br><br></div><span class="mceItemHidden">
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-------- Original Message --------</span><br><span class="mceItemHidden">
Subject: Re: [<span class="mceItemHiddenSpellWord">WSBARP</span>] Quiet Title Action and Boundary Line Agreements</span><br><span class="mceItemHidden">
Pursuant to <span class="mceItemHiddenSpellWord">RCW</span> 58.04.007</span><br><span class="mceItemHidden">
From: <<a href="mailto:rob@hctc.com">rob@hctc.com</a>></span><br><span class="mceItemHidden">
Date: Mon, December 07, 2020 11:20 am</span><br><span class="mceItemHidden">
To: "'WSBA Real Property Listserv'" <<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>></span><br><span class="mceItemHidden">
</span><br><span class="mceItemHidden">
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</span></style><div class="WordSection1"><ol style="margin-top:0in" start="1" type="1"><li class="MsoListParagraph" style="margin-left:0in;mso-list:l0 level1 lfo1"><span style="font-size:14.0pt;font-family:"Times New Roman",serif"><span class="mceItemHidden">There is an old AG opinion, AGO 2005 no. 2, March 7, 2005, that says that cities and counties can review these agreements. It is wrong, in my opinion. Regardless, many municipalities do make some sort of agreement requirements, but they are very inconsistent.</span><o:p></o:p></span></li><li class="MsoListParagraph" style="margin-left:0in;mso-list:l0 level1 lfo1"><span style="font-size:14.0pt;font-family:"Times New Roman",serif"><span class="mceItemHidden">Any agreement will leave you with the need to still require with density and other planning requirements such as set backs when approval is sought for a project in the future on both lots. Lawyers should screen for these issues.</span><o:p></o:p></span></li><li class="MsoListParagraph" style="margin-left:0in;mso-list:l0 level1 lfo1"><span style="font-size:14.0pt;font-family:"Times New Roman",serif"><span class="mceItemHidden">An interesting question is, if we start with a nonconforming use (small lot size in development <span class="mceItemHiddenSpellWord">pre</span>-existing minimum lot size regulations, for example), and then we shrink that lot size by another amount based on a boundary line agreement, are we now in a place where we are violating minimum lot sizes, and future project approvals will be impacted?</span><o:p></o:p></span></li><div><li class="MsoListParagraph" style="margin-left:0in;mso-list:l0 level1 lfo1"><span style="font-size:14.0pt;font-family:"Times New Roman",serif"><span class="mceItemHidden">If your agency with authority insists, and you don’t want to deal with them (some of them charge outrageous amounts for the process of approving these), then perhaps a friendly lawsuit, and name the city or county as a defendant. Probably cheaper and more in your control than the permitting process in some places. And you may not even need a survey if you can accurately describe where the new line is.</span></span><span style="font-size:14.0pt;font-family:"Times New Roman",serif"><o:p></o:p></span></li><li class="MsoListParagraph" style="margin-left:0in;mso-list:l0 level1 lfo1"><span style="font-size:14.0pt;font-family:"Times New Roman",serif"><span class="mceItemHidden">If they appear and want to argue, then they have to show that they have some sort of interest in the matter. I don’t think they can do that. </span></span><span style="font-size:14.0pt;font-family:"Times New Roman",serif"><o:p></o:p></span></li></div><div class="MsoNormal" style="font-size:12pt;margin-left:.25in"><span style="font-size:14.0pt;font-family:"Times New Roman",serif"><o:p><span class="mceItemHidden"> </span></o:p></span></div><div class="MsoNormal" style="font-size:12pt;margin-left:.25in"><span style="font-size:14.0pt;font-family:"Times New Roman",serif"><span class="mceItemHidden">Rob</span><o:p></o:p></span></div><div class="MsoNormal" style="font-size:12pt;margin-left:.25in"><span style="font-size:14.0pt;font-family:"Times New Roman",serif"><o:p><span class="mceItemHidden"> </span></o:p></span></div><div class="MsoNormal" style="font-size:12pt;"><span style="font-size:14.0pt;font-family:"Times New Roman",serif"><span class="mceItemHidden">Robert D. Wilson-<span class="mceItemHiddenSpellWord">Hoss</span></span><o:p></o:p></span></div><div class="MsoNormal" style="font-size:12pt;"><span style="font-size:14.0pt;font-family:"Times New Roman",serif"><span class="mceItemHidden"><span class="mceItemHiddenSpellWord">Hoss</span> & Wilson-<span class="mceItemHiddenSpellWord">Hoss</span>, <span class="mceItemHiddenSpellWord">LLP</span></span><o:p></o:p></span></div><div class="MsoNormal" style="font-size:12pt;"><span style="font-size:14.0pt;font-family:"Times New Roman",serif"><span class="mceItemHidden">236 West Birch Street</span><o:p></o:p></span></div><div class="MsoNormal" style="font-size:12pt;"><span style="font-size:14.0pt;font-family:"Times New Roman",serif"><span class="mceItemHidden">Shelton, WA 98584</span><o:p></o:p></span></div><div class="MsoNormal" style="font-size:12pt;"><span style="font-size:14.0pt;font-family:"Times New Roman",serif"><span class="mceItemHidden">360 426-2999</span><o:p></o:p></span></div><div class="MsoNormal" style="font-size:12pt;"><span style="font-size:14.0pt;font-family:"Times New Roman",serif"><a target="_blank" href="http://www.hossandwilson-hoss.com"><span style="color:blue"><span class="mceItemHidden">www.hossandwilson-hoss.com</span></span></a><o:p></o:p></span></div><div class="MsoNormal" style="font-size:12pt;"><span style="font-size:14.0pt;font-family:"Times New Roman",serif"><a target="_blank" href="mailto:rob@hctc.com"><span style="color:blue"><span class="mceItemHidden">rob@hctc.com</span></span></a><o:p></o:p></span></div><div class="MsoNormal" style="font-size:12pt;"><span style="font-size:14.0pt;font-family:"Times New Roman",serif"><o:p><span class="mceItemHidden"> </span></o:p></span></div></ol><div class="MsoNormal" style="font-size:12pt;"><span style="font-size:14.0pt;font-family:"Times New Roman",serif"><o:p><span class="mceItemHidden"> </span></o:p></span></div><div><div style="border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in"><div class="MsoNormal" style="font-size:12pt;"><b><span class="mceItemHidden">From:</span></b><span class="mceItemHidden"> <a href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a> <<a href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>> </span><b><span class="mceItemHidden">On Behalf Of </span></b><span class="mceItemHidden">Rob Bartlett</span><br><b><span class="mceItemHidden">Sent:</span></b><span class="mceItemHidden"> Monday, December 7, 2020 9:56 AM</span><br><b><span class="mceItemHidden">To:</span></b><span class="mceItemHidden"> <span class="mceItemHiddenSpellWord">WSBA</span> Real Property <span class="mceItemHiddenSpellWord">Listserv</span> <<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>></span><br><b><span class="mceItemHidden">Subject:</span></b><span class="mceItemHidden"> Re: [<span class="mceItemHiddenSpellWord">WSBARP</span>] Quiet Title Action and Boundary Line Agreements Pursuant to <span class="mceItemHiddenSpellWord">RCW</span> 58.04.007</span><o:p></o:p></div></div></div><div class="MsoNormal" style="font-size:12pt;"><o:p><span class="mceItemHidden"> </span></o:p></div><div class="MsoNormal" style="font-size:12pt;"><span class="mceItemHidden">We have run into this as well. On at least on occasion notifying the City it would need to be made a party to the quiet title litigation made it back off. But, it was clear it was going to take this heavy-handed action in the future. Have you <span class="mceItemHiddenSpellWord">threated</span> to make the city a party to the quiet title action? And if so, what was its response?</span><o:p></o:p></div><div class="MsoNormal" style="font-size:12pt;"><o:p><span class="mceItemHidden"> </span></o:p></div><div class="MsoNormal" style="font-size:12pt;"><span class="mceItemHidden">We’d all like to know.</span><o:p></o:p></div><div class="MsoNormal" style="font-size:12pt;"><o:p><span class="mceItemHidden"> </span></o:p></div><div class="MsoNormal" style="font-size:12pt;"><span class="mceItemHidden">--Rob</span><o:p></o:p></div><div class="MsoNormal" style="font-size:12pt;"><o:p><span class="mceItemHidden"> </span></o:p></div><div><div class="MsoNormal" style="font-size:12pt;"><b><span style="font-size:13.5pt;font-family:"Arial",sans-serif;color:#2980B9"><span class="mceItemHidden">Everyone at Cook & Bartlett is available to assist you during the <span class="mceItemHiddenSpellWord">COVID</span>-19 outbreak. We are keeping our operations as normal as possible, while practicing social distancing. We are monitoring our emails and phone calls, but might be delayed in responding. Please let us know how we can assist you, and we will get back to you as soon as possible. </span></span></b><span style="font-size:13.5pt;font-family:"Arial",sans-serif;color:black"><br><span class="mceItemHidden"> </span><br><b><span class="mceItemHidden">Robert M. Bartlett, Esq.</span></b><br><b><span class="mceItemHidden">Cook & Bartlett, <span class="mceItemHiddenSpellWord">PLLC</span></span></b><br><span class="mceItemHidden">1900 W. <span class="mceItemHiddenSpellWord">Nickerson</span> St., Ste. 215</span><br><span class="mceItemHidden">Seattle, WA 98119</span><br><span class="mceItemHidden">(206) 282-2710</span><br><span class="mceItemHidden">Fax: (206) 282-2707</span><br><span class="mceItemHidden"> </span><br><i><span class="mceItemHidden">The information contained in this e-mail and in any attached document(s) is CONFIDENTIAL and may be protected by attorney-client privilege and/or the work-product doctrine. The e-mail (and attached document(s)) is intended only for use by the person(s) to whom this e-mail is addressed. If you are not the intended recipient, you are hereby notified that any dissemination, distribution, copying, or other use of such e-mail and/or document(s) is strictly prohibited. If you have received this e-mail and/or any attached document(s) in error, please immediately notify us by telephone at (206) 282-2710.</span></i></span><o:p></o:p></div></div><div class="MsoNormal" style="font-size:12pt;"><o:p><span class="mceItemHidden"> </span></o:p></div><div><div style="border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in"><div class="MsoNormal" style="font-size:12pt;"><b><span class="mceItemHidden">From:</span></b> <a target="_blank" href="mailto:wsbarp-bounces@lists.wsbarppt.com"><span class="mceItemHidden">wsbarp-bounces@lists.wsbarppt.com</span></a><span class="mceItemHidden"> <</span><a target="_blank" href="mailto:wsbarp-bounces@lists.wsbarppt.com"><span class="mceItemHidden">wsbarp-bounces@lists.wsbarppt.com</span></a><span class="mceItemHidden">> </span><b><span class="mceItemHidden">On Behalf Of </span></b><span class="mceItemHidden">Terrance Wilson</span><br><b><span class="mceItemHidden">Sent:</span></b><span class="mceItemHidden"> Monday, December 7, 2020 9:19 AM</span><br><b><span class="mceItemHidden">To:</span></b><span class="mceItemHidden"> 'WSBA Real Property Listserv' <</span><a target="_blank" href="mailto:wsbarp@lists.wsbarppt.com"><span class="mceItemHidden">wsbarp@lists.wsbarppt.com</span></a><span class="mceItemHidden">></span><br><b><span class="mceItemHidden">Subject:</span></b><span class="mceItemHidden"> [<span class="mceItemHiddenSpellWord">WSBARP</span>] Quiet Title Action and Boundary Line Agreements Pursuant to <span class="mceItemHiddenSpellWord">RCW</span> 58.04.007</span><o:p></o:p></div></div></div><div class="MsoNormal" style="font-size:12pt;"><o:p><span class="mceItemHidden"> </span></o:p></div><div><div class="MsoNormal" style="font-size:12pt;"><span style="font-size:12.0pt;color:black"><span class="mceItemHidden">Good Morning Colleagues,</span><o:p></o:p></span></div></div><div><div class="MsoNormal" style="font-size:12pt;"><span style="font-size:12.0pt;color:black"><o:p><span class="mceItemHidden"> </span></o:p></span></div></div><div><div class="MsoNormal" style="font-size:12pt;"><span style="font-size:12.0pt;color:black"><span class="mceItemHidden">I have been working with Adverse Possession Quiet Title cases and Boundary Line Agreements pursuant to <span class="mceItemHiddenSpellWord">RCW</span> 58.04.007 since the mid 1990's, originally in the capacity as the owner of a Land Surveying <span class="mceItemHiddenSpellWord">busines</span>, and since 2005 as a Real Estate attorney. I have worked on cases with some of you on this <span class="mceItemHiddenSpellWord">listserv</span>. Over the years, different jurisdictions have pushed back on the use of Boundary Line Agreements, and also threatened whether they would recognize the reconfigured lot lines from either process if the properties did not also go through the Lot Boundary Adjustment process with the jurisdiction. </span><o:p></o:p></span></div></div><div><div class="MsoNormal" style="font-size:12pt;"><span style="font-size:12.0pt;color:black"><o:p><span class="mceItemHidden"> </span></o:p></span></div></div><div><div class="MsoNormal" style="font-size:12pt;"><span style="font-size:12.0pt;color:black"><span class="mceItemHidden">Currently, I am working with City of Seattle Legal (Patrick Downs) and <span class="mceItemHiddenSpellWord">SDCI</span> Planning Staff to delineate their policy on this matter. They are threatening to require all properties that have been reconfigured via Quiet Title Actions and Boundary Line Agreements to additionally be subjected to the City's Lot Boundary Adjustment process in order to be recognized. </span><o:p></o:p></span></div></div><div><div class="MsoNormal" style="font-size:12pt;"><span style="font-size:12.0pt;color:black"><o:p><span class="mceItemHidden"> </span></o:p></span></div></div><div><div class="MsoNormal" style="font-size:12pt;"><span style="font-size:12.0pt;color:black"><span class="mceItemHidden">This proposed policy is absurd. Apart from the fact that future owners who have relied upon the Quiet Title Action Judgments and/or Boundary Line Agreements will not be willing to work together on a Lot Boundary Adjustment process, I believe the City's proposal to require such action exceeds their authority.</span><o:p></o:p></span></div></div><div><div class="MsoNormal" style="font-size:12pt;"><span style="font-size:12.0pt;color:black"><o:p><span class="mceItemHidden"> </span></o:p></span></div></div><div><div class="MsoNormal" style="font-size:12pt;"><span style="font-size:12.0pt;color:black"><span class="mceItemHidden">Mr. Downs has asked me for any appellate decisions that would preclude the City from requiring a Lot Boundary Adjustment under these circumstances. I am not sure if there are any cases on point, but the idea that the City could deny recognition of lot boundaries that have been properly reconfigured via the Quiet Title of Boundary Line Agreement process seems an overreach and impractical as well. </span><o:p></o:p></span></div></div><div><div class="MsoNormal" style="font-size:12pt;"><span style="font-size:12.0pt;color:black"><o:p><span class="mceItemHidden"> </span></o:p></span></div></div><div><div class="MsoNormal" style="font-size:12pt;"><span style="font-size:12.0pt;color:black"><span class="mceItemHidden">Does anyone have experience with the City of Seattle in this area? Also, any ideas for a response to Mr. Downs regarding the City's proposed denial of lots that have been adjusted by these methods would be appreciated. I feel the consequences of the City's policy in this matter will have far reaching ramifications for many of us who practice in this area. </span><o:p></o:p></span></div></div><div><div class="MsoNormal" style="font-size:12pt;"><span style="font-size:12.0pt;color:black"><o:p><span class="mceItemHidden"> </span></o:p></span></div></div><div><div class="MsoNormal" style="font-size:12pt;"><span style="font-size:12.0pt;color:black"><span class="mceItemHidden">Best regards, </span><o:p></o:p></span></div></div><div><div><div class="MsoNormal" style="font-size:12pt;"><span style="font-size:12.0pt;color:black"><o:p><span class="mceItemHidden"> </span></o:p></span></div></div><div id="Signature"><div><div id="divtagdefaultwrapper"><div style="background:white"><span style="font-size:12.0pt;color:#006FC9"><span class="mceItemHidden">Terrance Randall Wilson, </span></span><span style="color:#006FC9"><span class="mceItemHidden">Managing Partner</span></span><span style="font-size:12.0pt;color:black"><o:p></o:p></span></div><div style="background:white"><span style="font-size:12.0pt;color:#006FC9"><span class="mceItemHidden">Attorney at Law</span></span><span style="font-size:12.0pt;color:black"><o:p></o:p></span></div><div style="background:white"><span style="font-size:12.0pt;color:black"><o:p><span class="mceItemHidden"> </span></o:p></span></div><div style="background:white"><b><span style="font-size:12.0pt;color:#006FC9"><span class="mceItemHidden">Wilson Law Group of WA</span></span></b><span style="font-size:12.0pt;color:black"><o:p></o:p></span></div><div style="background:white"><span style="font-size:12.0pt;color:#006FC9"><span class="mceItemHidden">(206) 550-3189 - Cell</span></span><span style="font-size:12.0pt;color:black"><o:p></o:p></span></div><div style="background:white"><span style="font-size:12.0pt;color:#006FC9"><span class="mceItemHidden">(206) 805-6238 - Office</span></span><span style="font-size:12.0pt;color:black"><o:p></o:p></span></div><div style="background:white"><span style="font-size:12.0pt;color:black"><o:p><span class="mceItemHidden"> </span></o:p></span></div></div></div></div></div></div><hr><span class="mceItemHidden">***Disclaimer: Please note that <span class="mceItemHiddenSpellWord">RPPT</span> <span class="mceItemHiddenSpellWord">listserv</span> participation is not restricted to practicing attorneys and may include non-practicing attorneys, law students, professionals working in related fields, and others.***</span><br><span class="mceItemHidden">
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