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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">What does it mean “those who bought with reference to the plat and in reliance thereon” in order that a lot owner within the plat still has a private easement for access after
the court ordered vacation.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p> </o:p></span></p>
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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">Bryce H. Dille<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">Dille Law, PLLC<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">2010 Caton Way SW Ste. 101<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">Olympia, WA 98502<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">Office: 360-350-0270<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">Cell: 253-579-5561<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Arial",sans-serif;color:black"><img width="147" height="39" style="width:1.5312in;height:.4062in" id="yiv4204109992_x005f_x0000_i1027" src="cid:image001.png@01DA2CE3.CA1541C0" alt="R_Alan_Swanson-WH-200"></span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">** Please note that I use the dictation feature of my iPhone and that sometimes everything I say does not get properly translated**<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">This transmission contains confidential attorney-client communications and may not be disclosed to any person but the intended recipient(s). If this matter is transmitted
to you in error, please notify the sender immediately. <o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">Business Entity Creation and Management, Business, Government and Tax Law, Real Estate and Land Use, Residential, Commercial and Condominium Development Real Estate and Commercial
Transactions & Closings, Including Performing Services as IRS Section 1031 Exchange Facilitator Estate Planning, including Wills and Trusts, and Probate Administration Representation Homeowners/Condominium Association Real Estate Developments Real Property
Foreclosures and Forfeitures.<o:p></o:p></span></p>
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<p class="MsoNormal"><b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">From:</span></b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"> wsbarp-bounces@lists.wsbarppt.com <wsbarp-bounces@lists.wsbarppt.com>
<b>On Behalf Of </b>Jack Grant<br>
<b>Sent:</b> Tuesday, December 12, 2023 9:53 AM<br>
<b>To:</b> 'WSBA Real Property Listserv' <wsbarp@lists.wsbarppt.com><br>
<b>Subject:</b> Re: [WSBARP] Off topic question re: vacating a county road<o:p></o:p></span></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt">I agree Scott, thanks. The streets that were vacated by the 1899-1890 statute remain “subject to private easements over the streets by those who bought with reference to the plat and in reliance thereon”
Brown v. Olmstead, 49 Wn.2d 210, 299 P.2d 564. Those conditions are met for this PC. - Are you aware of any case that limits the “private easements” to just utilities and not access?<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt">The PC’s current access (within the ROW in question to the south) is by way of a County trail permit and the constructed road is subject to washout and treefall (very large firs and cedars) on an annual basis
and its use is limited by an adjacent, ancient archaeological site (shell midden). The plan was to build a secondary access about 1,000 feet along the same ROW (to the North) to adjoin with other constructed roads in the plat.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt">Here, the Quiet Title Stipulation purports to vacate the 60 ROW to the North of the PC’s property – an area needed for PC to connect to the other constructed road. We understand the new owner will be building
a new house close to, if not on, the ROW. A private easement for access could be a problem for that owner.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt">The 2<sup>nd</sup> concern in this case is about process - whether the owner with the Quiet Title Stipulation actually needed to petition the County per RCW 36.87, giving neighbors notice of the petition and
“explaining how the ROW has no future public use nor will its loss adversely impact current or future public needs”. The County engineer who reviewed the status of this road ROW a few years ago thought that process would be required because in 1936, the County
Commissioners issued a Vacation Order affecting “all streets shown on the 1889 Plymouth Plat except” -and then went on to except many of the streets shown on the plat, including the ROW in question. The map accompanying that order clearly marks the ROW area
(and others) as “open”. The plat was subsequently marked up with the same information. It may be that the prosecuting attorney who “acquiesced” in the Quiet Title Stipulation did not review the County’s own notes. He did admit to me that he “had not noticed
the notations on the map itself that certain roads were “open”.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt">The devil is in the details, so they say.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt">Cheers<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt">Jack<o:p></o:p></span></p>
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<p class="MsoNormal"><b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">From:</span></b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">
<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>>
<b>On Behalf Of </b>scott scottgthomaslaw.com<br>
<b>Sent:</b> Monday, December 11, 2023 3:42 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] Off topic question re: vacating a county road<o:p></o:p></span></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal">County roads that were platted but unopened or unused prior to 1905 may have been automatically vacated by operation of law. RCW 36.87.090.
<em><span style="font-family:"Aptos",sans-serif">See also Gillis v. King County</span></em>, 42 Wn.2d 373 (1953), and
<em><span style="font-family:"Aptos",sans-serif">Lewis v. Seattle</span></em>, 174 Wash. 219 (1933). A street vacation does not vacate utility easements.
<o:p></o:p></p>
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<p class="MsoNormal">On 12/11/2023 8:14 AM PST Jack Grant <<a href="mailto:jgrant@jackgrantlaw.com">jgrant@jackgrantlaw.com</a>> wrote:
<o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:14.0pt;font-family:"Arial",sans-serif">Listmates, can someone vacate an open but unconstructed county road without giving notice to neighbors, without protecting
existing downstream underground and overhead utilities and as far as we know, without local government review per RCW 36.87 apart from the county prosecuting attorney “acquiescing” in the entry of a Whatcom County Superior Court “Stipulation and Agreed Judgment
Quieting Title” purporting to vacate a portion of the county road right-of-way?</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:14.0pt;font-family:"Arial",sans-serif"> </span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:14.0pt;font-family:"Arial",sans-serif">Considering an action to reverse the Quiet Title Order.</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:14.0pt;font-family:"Arial",sans-serif"> </span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:14.0pt;font-family:"Arial",sans-serif">Thank you</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:14.0pt;font-family:"Arial",sans-serif"> </span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:14.0pt;font-family:"Arial",sans-serif">Jack</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"> <o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-family:"Arial",sans-serif">The Cross Border Law Firm</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-family:"Arial",sans-serif">Jack H. Grant, P.S. – Attorney at Law</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-family:"Arial",sans-serif">114 West Magnolia Street</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-family:"Arial",sans-serif;color:black">4th floor - #136</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-family:"Arial",sans-serif;color:black">Bellingham, WA</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-family:"Arial",sans-serif;color:black">98225</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-family:"Arial",sans-serif;color:black"> </span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-family:"Arial",sans-serif;color:black">Cell: 604-671-8075</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-family:"Arial",sans-serif;color:black">Cell: 360-220-4618</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><a href="https://urldefense.proofpoint.com/v2/url?u=http-3A__www.jackgrantlaw.com_&d=DwMFaQ&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=ZjJT61sMYHYXW1a7W0qvaz-zO3o_Ea2RRxXvW5Yr3-0&m=ZL7rL0HaraKEDx_yqZJTfLDBhvTRyr8dlf-MvPFlCBW9N3pZxzK88-GL8SWGrF7-&s=vw-a5XTs5-tdtJDOgr691NX4tD3r4E6RH9XKcpIzj6k&e="><span style="color:#0563C1">www.jackgrantlaw.com</span></a><o:p></o:p></p>
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