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JEFFERSON COUNTY
DEPARTMENT OF COMMUNITY DEVELOPMENT
621 Sheridan Street. Port Townsend. Washington 98368
360/379-4450' 360/379-4451 Fax
www.co.jefferson.wa.uslcommdevelopment
JHffASON COUNlY
Master Permit Application
MLA: L1L-A-0l.- 002.2-1
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What kind of Pennit? (Check each box that applies)
o Building
o Demolition Permit
o Single Family
o Garage Attached / Detached
o Manufactured Home
o Modular
o Commercial'
o Change of Use
o Address i Road Approach
o Propane
o Allowed "Ves" Use Consistency Analysis
o Stormwater Management
o Site Plan Approval Advance Determination (SPMD) .
o Temporary Use
o Vllireless Telecommunication'
o Forest Practices AcURelease of Six-Year Moratorium
. May require a Pre -Application Conference
o Variance (Minor, Major or Reasonable Economic Use)
D Conditional Use [C(a). C(d), or C) ..
o Discretionary "0" or Unnamed Use Classification
o Special Use (Essential Public Facilities) ..
o Boundary Une Adjustment
a Short Plat ..
o Binding Site Plan ""
o Long Plat ..
a Planned Rural Residential Development (PRRD)/Amendments ..
a Plat Vacation/Alteration ..
D Shoreline Master Program ExemptionlPermit Revisions ..
D Shoreline Management Substantial Development..
a Shoreline Management Variance
o Comprehensive PlanlUDClland Use District Map Amendment
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.)is Vl..ReqUireS a Pre-Application Conference
Please identify any other local, state or federal permits required for this proposal, if known:
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OWNER SIGNAlURE
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By signing this application form, the owner/agent attests that th rmation ovided herein. and In any attachments. Is true and correclto the best of
his, her or it's knowledge. Any material falsehood or any omission of a 'al fact made by the owner/agent with respect to this application packet
may result in this permit being null and void.
I further agree to save, indemnify and hold harmless Jefferson County against all liabilities. judgments, court costs, reasonable attorney's fees and
expenses which may in any way accrue against Jefferson County as a result of or in consequence of the granting of this permit.
I further agree to provide access and right of entry to Jefferson County and its employees. representatives or agents for the sole purpose of application
review and any required later inspections. Access and right of entry to this property shall be requested and shall occur nly during regular business
hours.
Signature: Date:
The action or actions Applicant will undertake as a result of the issuance ft' permit may negatively Impact upon one or more threatened or
endangered species and could lead to a potential "take" of an endange species as those terms are defined in the federal law known as the
"Endangered Species Ad" or "ESA." Jefferson County makes no assurances to the applicant that the actions that will be undertaken because this
permit has been Issued will not violate the ESA. Any individual, group or agency can file a lawsuit on behalf of an endangered species regarding your
aclion(s) even if you are In compliance with the Jefferson County development code. The Applicant acknowledges that he, she or it holds individual
and non-transferable responsibility for adhering to and complying wi ESA. The Applicant has read this discla er nd signs and dates it below.
Signature: . Date:
C:\DocumcnlS and Seuings\mochi1\DcskIOp\MaslCE l'conit Application 7-8-04.doc
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ANCHORAGE llEI.LEVUI! LOS ANGI!LliS NEW YORK POII.TLAND SAN fRANCISCO SEATTI.Il SHANGHAI WASHINGTON, D.C.
2600 CENTURY SQUARB
1501 FOUR.TH AVENUB
SBATTLB, WA 98101-1688
TEL (206) 622-31 SO
fAX (206) 628-7699
www.dwt.com
March 3, 2006
VIA ELECTRONIC MAIL
AND CERTIFIED MAIL, RETURN RECEIPT REQUESTED
AI Scalf, Director
Department of Community Development
Jefferson County
621 Sheridan Street
Port Townsend, Washington 98368
Pat Rodgers
Board of County Commissioners
Jefferson County
1820 Jefferson Street
Port Townsend, Washington 98368
Lorna Delaney
Clerk of the Board of County Commissioners
Jefferson County
P.O. Box 1220
Port Townsend, Washington 98368
David Sullivan
Board of County Commissioners
Jefferson County
1820 Jefferson Street
Port Townsend, Washington 98368
Phil Johnson
Board of County Commissioners
Jefferson County
1820 Jefferson Street
Port Townsend, Washington 98368
John Fischbach
County Administrator
Jefferson County
1820 Jefferson Street
Port Townsend, Washington 98368
Re: Amendment No. 1 to Port Ludlow Development Agreement
Ladies and Gentlemen:
I represent Port Ludlow Associates LLC and Olympic Water and Sewer, Inc. (collectively,
"PLA''). I am writing in connection with the Port Ludlow Development Agreement dated May
1, 2000, and effective May 8, 2000 (the "Agreement''), between Pope Resources, Olympic
Property Group LLC, Olympic Resorts LLC, Olympic Water and Sewer, Inc., and Olympic Real
Estate Development LLC (collectively"Pope''), and the County, which was recorded in the real
property records of Jefferson County, Washington, under Auditor's File No. 435974.
The Agreement relates to the development ofland within the Port Ludlow Master Planned
Resort, which was designated by Jefferson County in 1998 under the authority ofRCW
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36.70A.362. PLA acquired the interest of Pope in August 2001 and is the assignee and successor
to Pope under the Agreement.
Trendwest Resorts, Inc., proposes to develop a timeshare community on a parcel of land
commonly known as Tract E of the Plat of Ludlow Cove. The project would have 120 timeshare
units and would significantly enhance the resort features of the Port Ludlow MPR Tract E
comprises a 14.66-acre portion of the Port Ludlow MPR Tract E currently is owned by PLA but
is under contract for sale to Trendwest.
PLA and Trendwest believe that timeshare structures and uses are multi-family residential
structures and may be developed within Tract E to a vested density of up to sixteen (16)
timeshare units per acre of land (although the Trendwest proposal is for approximately nine (9)
units per acre). In a decision dated September 2, 2005, your Hearing Examiner agreed with
PLA, Trendwest, and your Department of Community Development staff, and approved the
Trendwest project.
A dispute has arisen between three property owners within the Port Ludlow MPR, on the one
hand, and PLA, Trendwest, and the County, on the other hand, whether timeshare structures and
uses are permitted on Tract E under the Agreement. Last fall, those three individuals appealed
the binding site plan decision of the Hearing Examiner to the Appellate Hearing Examiner and
appealed the shoreline decision of the Hearing Examiner to the Shorelines Hearings Board.
In a decision dated December 7, 2005, the County Appellate Hearing Examiner agreed with the
three property owners as to the binding site plan decision, and PLA and Trendwest have
appealed that decision to Jefferson County Superior Court, where the matter is pending. The
Shorelines Hearings Board has not yet made a decision in the shoreline appeal.
PLA and Trendwest believe that the Hearing Examiner's decision was correct and that the
Appellate Hearing Examiner's decision was made in error. PLA and Trendwest also expect that
the Shorelines Hearings Board will affirm the Hearing Examiner's favorable shoreline decision.
However, the Trendwest project could be delayed for a significant period oftime, at great
expense to PLA, Trendwest, and the County, by the three appellants, regardless whether or not
their appeals have merit. The prompt resolution of the controversy is of significant public
importance in the Port Ludlow community and will provide benefits to the County and to its
citizens.
The Board of County Commissioners has the authority to approve an amendment to the Port
Ludlow Development Agreement that will resolve the disagreement -- made evident in the
conflicting decisions of the Hearing Examiner and Appellate Hearing Examiner - whether
timeshare structures and uses are permitted within Tract E. The amendment does not require an
amendment to the MPR zoning code or comprehensive plan. I am writing to request your
approval of such an amendment, and PLA's proposed draft is enclosed for your consideration.
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JHHRSON COUNTY oen
It is a requirement of state law and County ordinances that your review ofthis application be a
public process and that you hold a public hearing prior to your decision. However, because
County staff already has completed the environmental review of the Trendwest project, and
because a complete set of conditions and mitigation measures already has been developed, the
process can be completed quickly.
I propose the following schedule to complete the process:
Filing of complete application: March 3
Publication of notice of application and public comment period: March 15
End of public comment period: April 14
Staff report: April 28
Publication of notice ofBOCC public hearing and availability of staff report: May 3
BOCC public hearing: May 18 (third Thursday)
BOCC decision: May 18
Deadline for LUP A appeals: June 8
It is possible that Trendwest will submit to the County new binding site plan and shoreline
pennit applications and ask that they be consolidated with this application. This would allow the
County to approve the Trendwest project under the new development standards described in our
proposed amendment. PLA consents to and would support such consolidation.
You will receive strong and repeated opposition to this proposed amendment from our three
opponents and from some of their friends. As you consider their comments, I hope that you will
consider the significant benefits of the project to the Port Ludlow community, the thorough
evaluation and approval of the project given by the Department of Community Development and
Hearing Examiner, and the significant compatibility of a timeshare community with a master
planned resort.
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Thank you for your consideration.
Sincerely yours,
l}f;~~'
Enclosures
Amendment No.1 to Port Ludlow Development Agreement
cc: MicheIle Farfan
David Alvarez
Randy Verrue, HeV
Troy Crosby, HCV
Diana Smeland, PLA
Mark Dorsey, PLA
Larry Smith, OWSI
Wayne Helm, Trendwest
Carmen Cook, Trendwest
Don Marcy, Caimcross & Hempehnann
Lyn Keenan, Reid Middleton
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WHEN RECORDED, RETURN TO:
Marco de Sa e Silva
Davis Wright Tremaine ILP
2600 Century Square
1501 Fourth Avenue
Seattle, Washington 98101
RECE [Vli~[)
JHHRSON COUNTY OLD
AMENDMENT NO.1
TO
PORT LUDLOW DEVELOPMENT AGREEMENT
Grantor:
JEFFERSON COUNTY, a political subdivision of the State of Washington
Grantee:
PORT LUDWW ASSOCIATES LLC, a Washington limited liability company
OLYMPIC WATER AND SEWER, INC., a Washington corporation
Legal Description:
Tract E as depicted on the Plat of Ludlow Cove Division'No. 1, Phase 1, recorded
in Volume 8 of Plats, pages 1 through 6 inclusive, records of Jefferson County,
Washington.
Assessor's Property Tax Parcel Account Numbers:
968 800 102
Reference to Related Document:
AF. No. 435974 (original agreement)
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AMENDMENT NO.1
TO
PORT LUDLOW DEVELOPMENT AGREEMENT
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TIllS AMENDMENT NO.1 TO PORT LUDLOW DEVELOPMENT AGREEMENT
(this "Amendment") is made this _ day of ,2006, by PORT
LUDLOW ASSOCIATES LLC, a Washington limited liability company, and OLYMPIC
WATER AND SEWER, INC., a Washington corporation (collectively ''PLA''), and
JEFFERSON COUNTY, a political subdivision of the State of Washington (the "County''). This
Amendment amends and modifies that certain Port Ludlow Development Agreement dated May
1,2000, and effective May 8, 2000 (the "Agreement''), between Pope Resources, Olympic
Property Group LLC. Olympic Resorts LLC, Olympic Water and Sewer, Inc., and Olympic Real
Estate Development LLC (collectively "Pope") and the County, which was recorded in the real
property records ofJefferson County. Washington, under Auditor's File No. 435974.
RECITALS
A. Pope and the County made the Development Agreement effective May 8, 2000.
PLA is the assignee and successor to Pope under the Agreement. The Agreement is a
development agreement under RCW 36.70B.170 and UDC 18.40.850. The Agreement governs
the development of real property owned by PLA and located in the approximately l,200-acre
Port Ludlow MPR, which is a master planned resort designed by Jefferson County in 1998 under
the authority ofRCW 36.70A.362.
B. Tract E, which comprises a 14.66-acre portion of the Port Ludlow MPR, was
subject to vested land use and subdivision applications pending on the effective date of the
Agreement. In making the Agreement, the County did not intend that the Agreement would
impair the rights of Pope or it successors, 4tcluding PLA, to proceed under their vested land use
and subdivision applications. PLA claims that under its vested applications. it may establish
timeshare structures and uses within Tract E, in a density of up to sixteen (16) timeshare units
per acre ofland. and by a decision dated September 2, 2005, in the case captioned In Re
Application by Port Ludlow Associates, County File No. SUB05-00004/SDP05-00002, the
County Hearing Examiner agreed with PLA.
C. A dispute has arisen between three property owners within the Port Ludlow MPR,
on the one hand, and PLA and the County, on the other hand, whether timeshare structures and
uses are pennitted on Tract B under the Agreement. The dispute is subject to a land use appeal
captioned Powers v. Jefferson County, Jefferson County Superior Court Case No. 05-2-00356-1,
and a shoreline appeal captioned Powers v. Port Ludlow Associates LLC, Shorelines Hearings
Board Case No. S 04-029. By decision dated December 7, 2005, in the case captioned In Re
Appeals of Powers, Rozzell, and Hale, County File No. SUB05-00004, the County Appellate
Hearing Examiner agreed with the three property owners.
D. In response to the order of remand from the County Appellate Hearing Examiner
in the case captioned In Re Appeals of Powers, Rozzell, and Hale, County File No. SUB05-
00004, the County Hearing Examiner issued an "Order Response to Remand" dated February 6,
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2006, in which the County Hearing Examiner ordered that (1) the County has no authority to
arbitrarily limit its consideration of vested rights to the initial land use application, rather than a
subsequent application, (2) the division of Tract E is protected by the vested rights doctrine, (3)
binding site plan and building pennit applications relating to Tract E are vested under prior
regulations, not current regulations, and (4) applicable laws vest the land use to be considered
under the applicable land use regulations, not under the initia11and use application, and the
County's 2002 decision to approve a conditional use permit for multi-family use within Tract E
at a maximum density of 16 dwelling units per acre is barred from further review by the Land
Use Petition Act, RCW Chapter 36.70C.
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E. There.exists a significant controversy regarding the choice of development
standards, the interpretation of applicable development standards, and the scope of the vested
rights doctrine, with respect to the proposed development of Tract E. The controversy is causing
significant expense to the County and PLA and does not promote the public health, safety, and
welfare. The prompt and certain resolution of the controversy is of significant public importance
and will provide benefits to the County and to its citizens.
F. In the Agreement, the parties agreed to certain flexibility objectives: "The
development of [PLA Property} described in this Agreement, including the Exhibits and
Appendices, provides the desired initial definition and certainty of the [pLA Property] buildout.
However, the parties aclmowledge that modifications to the proposed development will occur
during the buildout period in order to achieve a variety of purposes, including: incorporation of
new information; responding to changing community and market needs; encouraging reasonably
priced housing; and encouraging modifications that provide comparable benefit or functional
equivalent with no significant reduction of public benefits or increased cost to the development
(collectively, "Flexibility Objectives'').'' Agreement Section 3.11 at pages 5-6.
G. In the Agreement, the parties also agreed to cooperate with each other: ''The
parties shall not unreasonably withhold requests for information, approvals or consents provided
for in this Agreement. The parties agree to take further actions and execute further docwnents,
whether jointly or within their respective powers and authority, to implement the intent of this .
Agreement." Agreement Section 4.17 at page 13.
H. By letter application dated March -' 2006, PLA asked the County to approve
this Amendment in order to help resolve the pending dispute, clarify and modify the
development standards that apply to Tract E, and approve timeshare structures and uses on Tract
E.
I. The County has determined that the resolution ofthe pending dispute, the
clarification and modification of the development standards that apply to Tract E, and the
approval of timeshare structures and uses on Tract E will further the flexibility and cooperation
objectives of the Agreement, will further the public health, safety, and general welfare, and will
serve the public use and interest.
J. The environmental review oftimeshare structures and uses within Tract E under
the State Environmental Policy Act, RCW Chapter 43.21C, was completed in connection with
the environmental review of the impacts of the timeshare proposal In Re Application by Port
3
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,JEFfERSON COUNTY DCD
Ludlow Associates, County File No. SUBOS-00004/SDP05-00002, which environmental review
is hereby adopted and incorporated herein by this reference as authorized under RCW
43.21C.034.
K.. PLA and the County desire to amend the Agreement for the sole puzpose of
clarifying and modifying the development standards that apply to Tract E, in order to clearly
permit the establishment of timeshare structures and uses within such tract.
L. By the making of this Amendment, PLA agrees that future land use and
subdivision decisions by Jefferson County relating to Tract E will be vested under the
development standards described in this Amendment, rather than the Jefferson County
subdivision and zoning ordinances in effect on January 19, 1995, which had been the Tract E
vesting date prior to the making of this Amendment, and that by the making of this Amendment
PLA is surrendering valuable rights in exchange for greater certainty.
M. This Amendment was the subject of a fifteen (15) day comment perio~ which ran
from ----' 2006, to ----:I 2006. As required by
RCW 36.70B.200, a public hearing was held before the Jefferson County Board of County
Commissioners on , ----' 2006. The Board of County Commissioners
reviewed and took official action adopting this Amendment on ----' 2006.
NOW, THEREFORE, in consideration of the mutual covenants, conditions, and
agreements of the parties, it is agreed by and between the parties that the Agreement shall be
amended and modified as follows:
AGREEMENT
1. Defined Terms. The following terms used in this Amendment shall have the
following meanings:
a. "PLA Property" means those portions of the Pope Property that are owned
by PLA and located within the Port Ludlow MPR as of the effective date of this Amendment.
b.
Timeshare Units.
"Timeshare Structure" means any structure containing one or more
c. "Timeshare Unif'means the real or personal property, or portion thereof,
in which the timeshare exists and which is designated for separate use.
d. "Timeshare Use" means a right to occupy. a unit or any of several units
during three or more separate time periods over a period of at least three years, including renewal
options, whether or not coupled with an estate in land.
e. "Tract E" means Tract E as depicted on the Plat of Ludlow Cove Division
No. I, Phase I, recorded in Volume 8 of Plats, pages 1 through 6 inclusive, records of Jefferson
County, Washington. Tract E is located generally as depicted on the drawing attached hereto as
Exhibit A.
4
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2. Tract E Development Standards. The development standards set forth in the
Agreement, except as they may be modified or waived by or pursuant to this Amendment, shall
constitute the development standards (collectively, "Development Standards") governing the
development and use of Tract E. The development standards and other provisions that shall apply
to and govern and vest the development, use, and mitigation of the development of Tract E for
the remaining term of the Agreement shall be as follows:
a. All project elements, including without limitation permitted uses,
nonresidential densities and intensities, and building sizes, are governed by the Development
Standards, provided, however, that within Tract E, the following supplemental development
standards ("Supplemental Development Standards" shall apply, and in the event of any conflict
between the Development Standards and the Supplemental Development Standards, the
Supplemental Development Standards shall control:
i. Uses pennitted outright shall include Timeshare Uses, multi-family
residential uses, and single-family residential uses, in addition to other uses pennitted Wlder the
Development Standards.
ii. The maximum pennitted density of Timeshare Uses, multi-family
residential uses, and single-family residential uses shall be nine (9) Timeshare Units, multi-family
residential dwelling units, and single-family residential dwelling units per gross acre ofland.
b. Landscaping, buffers, parks, recreation areas, open space, and similar
features are governed by the Development Standards.
c. Development is not required to provide affordable housing.
d. All required mitigation measures, development conditions, and other
requirements of Project approval are governed by the Development Standards.
e. All required financial agreements, including any required impact fees, in-lieu
fees, inspection fees, dedications, financial contributions, and reimbursement provisions are
governed by the Development Standards.
f. Design standards are governed by the Development Standards.
g. Review procedures and standards for implementing Project decisions shall
be governed by the Development Standards.
h. Infrastructure requirements, including roads, water, sewer, and storm
drainage, shall be governed by the Development Standards.
i. Tract E shall be developed in a maximum of one (1) phase.
3. MERU's. As of the effectiv~ date of this Amendment, the Port Ludlow MPR has
approximately _ developed homes, condominiums and platted lots, as well as a resort and
commercial center. All parties acknowledge there is a development cap for the Port Ludlow
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MPR set forth in the zoning chapter as "Measurement ERU's" (Measurement Equivalent
Residential Units or MERU's). Total allowed development within the Port Ludlow MPR is
2,575 MERU's, with a residential unit maximum of 2,250, as set forth in zoning chapter adopted
by the Board of County Commissioners on October 4, 1999, in Ordinance 08-1004-99. Each
Timeshare Unit established within Tract E as provided in this Amendment shall be counted as
one (1) residential unit for purposes of calculating MERU's within the Port Ludlow MPR
4. PLA as Assignee and Successor. PLA is the assignee of and successor to Pope
under the Agreement and as such is subject to all of the benefits and burdens of Pope under the
Agreement.
5. . Notices. All communications, notices and demands of any kind that a party under
this Agreement requires or desires to give to any other party shall be in writing deposited in the
U.S. mail, certified mail postage prepaid, return receipt requested, and addressed as follows:
To the County:
Al Scalf
Jefferson County Department of Community Development
621 Sheridan Street
Port Townsend, W A 98368
00:
Board of County Commissioners
P.O. Box 1220
Port Townsend, W A 98368
And cc:
Jefferson County Prosecuting Attorney
To PLA:
Diana Smeland
Port Ludlow Associates LLC
44 Breaker Lane
. Port Ludlow, W A 98365
Randy Verrue
HCV Pacific Partners
00:
And cc:
San Francisco, CA 9_
Marco de Sa e Silva
Davis Wright Tremaine LLP
2600 Century Square
1501 Fourth Avenue
Seattle, WA98101
6. Effect of Amendment. This Amendment amends and modifies the Agreement and
shall be effective as of the date of mutual execution and delivery hereof. In the event of any conflict
between the Agreement and this Amendment, this Amendment shall control. Capitalized terms not
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otherwise defined herein shall have the meanings given them under the Agreement. ~c~~ as I
contained within the Agreement and this Amendment, there are no other agreements or
understandings between PLA and the County relating to the subject matter oftbe Agreement and
this Amendment. The Agreement is hereby confirmed and ratified.
JEFFERSON COUNTY
Jefferson County Board of County
Commissioners
By
By
By
APPROVED AS TO FORM:
Prosecuting Attorney
AI Scalf
Director of Community Development
PORT LUDLOW ASSOCIATES LLC, a
Washington limited liability company
By
Its President
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· RECEXVED
R7'~r"C'tlfl\ll'nl'N p
OLYMPICWATERANDj~~~fh:t~~ l1Y DuD
By
Its President
EXHIBITS:
A Tract E Drawing
STATE OF WASHINGTON )
) 5S.
COUNTY OF JEFFERSON )
On this _ day of , 2006, before me, a Notary Public in and for the
State of Washington, personally appeared , personally
known to me (or proved to me on the basis of satisfactory evidence) to be the person who
executed this instrument, on oath stated that he or she was authorized to execute the instrument,
and acknowledged it as the Port Ludlow
Associates LLC, to be th~ free and voluntary act and deed of said limited liability company for
the uses and purposes mentioned in the instrument.
IN WITNESS WHEREOF, I have hereunto set my hand and official seal the day and year
first above written.
NOTARY PUBLIC in and for the State of Washington,
residing at
My appointment expires
Print Name
STATE OF WASHINGTON )
) 5S.
COUNTY OF JEFFERSON )
On this _ day of . 2006, before me, a Notary Public in and for the
State of Washington, personally appeared , personally
lmown to me (or proved to me on the basis of satisfactory evidence) to be the person who
executed this instrument, on oath stated that he or she was authorized to execute the instrument,
and aclmowledged it as the of Olympic Watel and
8
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Sewer. Inc.. to be the free and voluntary act and deed of said corporation for the uses and
pmposes mentioned in the instrument.
IN WITNESS WHEREOF, I have hereunto set my hand and official seal the day and year
first above written.
NOTARY PUBLIC in and for the State of Washington,
residing at
My appointment expires
Print Name
STATE OF WASHINGTON )
) 88.
COUNTY OF JEFFERSON )
On this _ day of . 2006, before me, a Notary Public in and for the
State of Washington, personally appeared .
. and . personally known to me (or
proved to me on the basis of satisfactory evidence) to be the persons who executed this
instrument, on oath stated that they were authorized to execute the instrument, and
ackno~ledged.it as the three members of the Jefferson County Board of County Commissioners
to be the free and voluntary act and deed of said Board, acting in their official capacity
representing Jefferson County, Washington, for the uses and purposes mentioned in the
instrument.
IN WITNESS WHEREOF, I have hereunto set my hand and official seal the day and year
first above written.
NOTARY PUBLIC in and for the State of Washington,
residing at
My appointment expires
Print Name
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