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Prepared by MERRILL CORPORATION

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Exhibit 10.8    
  

 
 

AMENDMENT NO. 7
  TO
  REAL ESTATE PURCHASE AND SALE AGREEMENT    
  

    THIS AMENDMENT NO. 7 TO REAL ESTATE PURCHASE AND SALE AGREEMENT (this "Amendment") dated as of May 25, 2001, is made by and between Pope Resources, a
Delaware limited partnership, its wholly owned subsidiary Olympic Property Group LLC, a Washington limited liability company, and its wholly owned subsidiaries Olympic Real Estate Development LLC, a
Washington limited liability company, Olympic Real Estate Management, Inc., a Washington corporation, and Olympic Resorts LLC, a Washington limited liability company (collectively "Seller"),
HCV Pacific Partners LLC, a California limited liability company (or its assigns as permitted herein) ("Buyer"), and Port Ludlow Associates LLC, a Washington limited liability company (or its assigns
as permitted herein) ("Assignee"), regarding that certain Real Estate Purchase and Sale Agreement dated January 12, 2001, between Buyer and Seller, as amended by Amendment No. 1 dated
February 8, 2001, Amendment No. 2 dated February 14, 2001, Amendment No. 3 dated February 27, 2001, Amendment No. 4 dated March 26, 2001, Amendment
No. 5 dated May 15, 2001, and Amendment No. 6 dated May 18, 2001 (as amended, the "Agreement"), for the purchase and sale of certain property located in Jefferson and
Pierce Counties, Washington, described therein (the "Property"). 

    I.  EFFECT OF AMENDMENT.  This Amendment amends and modifies the Agreement. In the event of any conflict
between the Agreement and this Amendment, this Amendment shall control. Except as contained within the Agreement and this Amendment, there are no other agreements or understandings between Buyer and
Seller relating to the Property. Capitalized terms not otherwise defined herein shall have the meanings given them under the Agreement. 

    II.  EXTENSION OF TIME.  In Sections XII and XIII of Amendment No. 5 (as amended by
Section II of Amendment No. 6) and in Section 16.9 of the Agreement (as amended by Section XVI of Amendment No. 5 and Section II of Amendment No. 6),
the date "May 25, 2001," is hereby replaced in each instance by the date "June 1, 2001." In Section XIX of Amendment No. 5 (as amended by Section II of Amendment
No. 6), the date "May 25, 2001," is hereby replaced by the date "June 1, 2001." 

    III.  EARNEST MONEY.  Within three (3) business days after the mutual execution and delivery of
the OWSI Stock Purchase Agreement, Buyer shall deposit with Escrow Officer the additional sum of Nine Hundred Thousand Dollars (US$900,000.00), which sum shall be deemed part of the Earnest Money.
Upon Buyer's deposit of said additional sum, Buyer shall have paid to Escrow Officer all Earnest Money due under Section 2.4 of the Agreement. 

 

    Except as expressly amended by this Amendment, the Agreement is hereby ratified and confirmed and shall take full force and effect. 

	BUYER:	 	PORT LUDLOW ASSOCIATES LLC, a Washington limited liability company
	

 	
 	

By West Coast Northwest Pacific Partners LLC, a Washington limited liability company, its manager
	

 	
 	

By:	
 	

/s/ RANDALL J. VERRUE   

	 	 	Print Name:	 	Randall J. Verrue

	 	 	Its:	 	President

	

 	
 	

Date:	
 	

5/25/01

	
SELLER: 	
 	

POPE RESOURCES L.P., a Delaware limited partnership, by POPE MGP, Inc., a Delaware corporation, its managing general partner
	

 	
 	

By:	
 	

/s/ GREGORY M. MCCARRY   

	 	 	Print Name:	 	Gregory M. McCarry

	 	 	Its:	 	V.P. Real Estates

	

 	
 	

Date:	
 	

5/25/01

	

 	
 	

OLYMPIC PROPERTY GROUP LLC, a Washington limited liability company
	

 	
 	

By:	
 	

/s/ GREGORY M. MCCARRY   

	 	 	Print Name:	 	Gregory M. McCarry

	 	 	Its:	 	C.O.O.

	

 	
 	

Date:	
 	

5/25/01

2

 

	

 	
 	

OLYMPIC REAL ESTATE DEVELOPMENT LLC, a Washington limited liability company
	

 	
 	

By:	
 	

/s/ GREGORY M. MCCARRY   

	 	 	Print Name:	 	Gregory M. McCarry

	 	 	Its:	 	C.O.O.

	

 	
 	

Date:	
 	

5/25/01

	

 	
 	

OLYMPIC REAL ESTATE MANAGEMENT, INC., a Washington corporation
	 	 	By:	 	/s/ TOM GRIFFIN   

	 	 	Print Name:	 	Tom Griffin

	 	 	Its:	 	Vice President

	

 	
 	

Date:	
 	

5/25/01

	

 	
 	

OLYMPIC RESORTS LLC, a Washington limited liability company
	

 	
 	

By:	
 	

/s/ GREGORY M. MCCARRY   

	 	 	Print Name:	 	Gregory M. McCarry

	 	 	Its:	 	C.O.O.

	

 	
 	

Date:	
 	

5/25/01

3

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Exhibit 10.8

AMENDMENT NO. 7 TO REAL ESTATE PURCHASE AND SALE AGREEMENTPrepared by MERRILL CORPORATION

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Exhibit 10.9    
  

 
 

AMENDMENT NO. 8
  TO
  REAL ESTATE PURCHASE AND SALE AGREEMENT    
  

    THIS AMENDMENT NO. 8 TO REAL ESTATE PURCHASE AND SALE AGREEMENT (this "Amendment") dated as of June 1, 2001, is made by and between Pope Resources, a
Delaware limited partnership, its wholly owned subsidiary Olympic Property Group LLC, a Washington limited liability company, and its wholly owned subsidiaries Olympic Real Estate Development LLC, a
Washington limited liability company, Olympic Real Estate Management, Inc., a Washington corporation, and Olympic Resorts LLC, a Washington limited liability company (collectively "Seller"),
and Port Ludlow Associates LLC, a Washington limited liability company ("Buyer"), regarding that certain Real Estate Purchase and Sale Agreement dated January 12, 2001, between Buyer and
Seller, as amended by Amendment No. 1 dated February 8, 2001, Amendment No. 2 dated February 14, 2001, Amendment No. 3 dated February 27, 2001, Amendment
No. 4 dated March 26, 2001, Amendment No. 5 dated May 15, 2001, Amendment No. 6 dated May 18, 2001, and Amendment No. 7 dated May 25, 2001 (as
amended, the "Agreement"), for the purchase and sale of certain property located in Jefferson and Pierce Counties, Washington, described therein (the "Property"). 

    I.  EFFECT OF AMENDMENT.  This Amendment amends and modifies the Agreement. In the event of any conflict
between the Agreement and this Amendment, this Amendment shall control. Except as contained within the Agreement and this Amendment, there are no other agreements or understandings between Buyer and
Seller relating to the Property. Capitalized terms not otherwise defined herein shall have the meanings given them under the Agreement. 

    II.  EXTENSION OF TIME.  In Sections XII and XIII of Amendment No. 5 (as amended) and in
Section 16.9 of the Agreement (as amended), the date "June 1, 2001," is hereby replaced in each instance by the date "June 8, 2001." In Section XIX of Amendment
No. 5 (as amended), the date "June 1, 2001," is hereby replaced by the date "June 8, 2001." 

 

    Except as expressly amended by this Amendment, the Agreement is hereby ratified and confirmed and shall take full force and effect. 

	BUYER:	 	PORT LUDLOW ASSOCIATES LLC, a Washington limited liability company
	

 	
 	

By West Coast Northwest Pacific Partners LLC, a Washington limited liability company, its manager
	

 	
 	

By:	
 	

/s/ RANDALL J. VERRUE   

	

 	
 	

Print Name:	
 	

Randall J. Verrue

	

 	
 	

Its:	
 	

President

	

 	
 	

Date:	
 	

6/1/01

	
SELLER:	
 	

POPE RESOURCES L.P., a Delaware limited partnership, by POPE MGP, Inc., a Delaware corporation, its managing general partner
	

 	
 	

By:	
 	

/s/ GREGORY M. MCCARRY   

	

 	
 	

Print Name:	
 	

Gregory M. McCarry

	

 	
 	

Its:	
 	

V.P. Real Estate

	

 	
 	

Date:	
 	

6/1/01

2

 

	

 	
 	

OLYMPIC PROPERTY GROUP LLC, a Washington limited liability company
	

 	
 	

By:	
 	

/s/ GREGORY M. MCCARRY   

	

 	
 	

Print Name:	
 	

Gregory M. McCarry

	

 	
 	

Its:	
 	

C.O.O.

	

 	
 	

Date:	
 	

6/1/01

	

 	
 	

OLYMPIC REAL ESTATE DEVELOPMENT LLC, a Washington limited liability company
	

 	
 	

By:	
 	

/s/ GREGORY M. MCCARRY   

	

 	
 	

Print Name:	
 	

Gregory M. McCarry

	

 	
 	

Its:	
 	

C.O.O.

	

 	
 	

Date:	
 	

6/1/01

	

 	
 	

OLYMPIC REAL ESTATE MANAGEMENT, INC., a Washington corporation
	

 	
 	

By:	
 	

/s/ TOM GRIFFIN   

	

 	
 	

Print Name:	
 	

Tom Griffin

	

 	
 	

Its:	
 	

Vice President

	

 	
 	

Date:	
 	

6/1/01

	

 	
 	

OLYMPIC RESORTS LLC, a Washington limited liability company
	

 	
 	

By:	
 	

/s/ GREGORY M. MCCARRY   

	

 	
 	

Print Name:	
 	

Gregory M. McCarry

	

 	
 	

Its:	
 	

C.O.O.

	

 	
 	

Date:	
 	

6/1/01

3

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Exhibit 10.9

AMENDMENT NO. 8 TO REAL ESTATE PURCHASE AND SALE AGREEMENTPrepared by MERRILL CORPORATION

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 -- Click here to rapidly navigate through this document

 
 

Exhibit 10.10    
  

 
 

AMENDMENT NO. 9
  TO
  REAL ESTATE PURCHASE AND SALE AGREEMENT    
  

    THIS AMENDMENT NO. 9 TO REAL ESTATE PURCHASE AND SALE AGREEMENT (this "Amendment") dated as of June 13, 2001, is made by and between Pope Resources, a
Delaware limited partnership, its wholly owned subsidiary Olympic Property Group LLC, a Washington limited liability company, and its wholly owned subsidiaries Olympic Real Estate Development LLC, a
Washington limited liability company, Olympic Real Estate Management, Inc., a Washington corporation, and Olympic Resorts LLC, a Washington limited liability company (collectively "Seller"),
HCV Pacific Partners LLC, a California limited liability company (or its assigns as permitted herein) ("Buyer"), and Port Ludlow Associates LLC, a Washington limited liability company (or its assigns
as permitted herein) ("Assignee"), regarding that certain Real Estate Purchase and Sale Agreement dated January 12, 2001, between Buyer and Seller, as amended by Amendment No. 1 dated
February 8, 2001, Amendment No. 2 dated February 14, 2001, Amendment No. 3 dated February 27, 2001, Amendment No. 4 dated March 26, 2001, Amendment
No. 5 dated May 15, 2001, Amendment No. 6 dated May 18, 2001, Amendment No. 7 dated May 25, 2001, and Amendment No. 8 dated June 1, 2001 (as
amended, the "Agreement"), for the purchase and sale of certain property located in Jefferson and Pierce Counties, Washington, described therein (the "Property"). 

    I.  EFFECT OF AMENDMENT.  This Amendment amends and modifies the Agreement. In the event of any conflict
between the Agreement and this Amendment, this Amendment shall control. Except as contained within the Agreement and this Amendment, there are no other agreements or understandings between Buyer and
Seller relating to the Property. Capitalized terms not otherwise defined herein shall have the meanings given them under the Agreement. 

    II.  REVIVAL OF AGREEMENT.  The Agreement is hereby revived. 

    III.  EXTENSION OF TIME.  In Sections XII and XIII of Amendment No. 5 (as amended) and in
Section 16.9 of the Agreement (as amended), the date "June 8, 2001," is hereby replaced in each
instance by the date "June 22, 2001." In Section XIX of Amendment No. 5 (as amended), the date "June 8, 2001," is hereby replaced by the date "June 22, 2001." 

    IV.  BOND OBLIGATIONS.  A new Section 7.10 is
hereby added to the Agreement, providing as follows: 

    7.10  Bond Obligations.  Seller has obtained certain bonds (the "Bonds") relating to the DNR Lease, the
Property, and certain Employees who are licensed notaries public, for the benefit of certain government agencies. The Bonds are described on  Schedule 7.10. Within thirty (30) days after
Closing, Buyer and Seller shall use best efforts and due diligence to cause the Bonds to be
released to Seller, provided that if any of the Bonds must be replaced by a new bond obtained by Buyer prior to its release, then Buyer shall be required to obtain the new bond only if Seller
otherwise would be subject to a material contingent liability under the Bond to be replaced for matters arising after Closing. In any event, Buyer shall defend, indemnify, and hold Seller harmless
from and against any and all loss, damage, claims, penalties, liability, suits, costs, and expenses (including, without limitation, reasonable attorneys fees and costs) suffered or incurred by Seller
after Closing arising out of or related to any act or omission after Closing of Buyer, its agents, contractors, and employees, bonded against under any of the Bonds. 

    V.  ELIMINATION OF CERTAIN SCHEDULES.  References to the following schedules to the Agreement are hereby
deleted: 8.1.1(e)-2, 8.1.1(f), and 16.15. 

 

    VI.  BUYER'S CONDITIONS PRECEDENT TO CLOSING SATISFIED OR
WAIVED.  Section XI of Amendment No. 5 is amended to provide as follows: 

    Seller
represents and warrants to Buyer that Seller has caused the termination of the Hotel Management Agreement dated April 3, 1991, between Pope Resources and CRG
Hospitality, Inc., as amended, under the Termination Agreement and Release dated March 6, 2001, between Pope Resources and Columbia Hospitality, Inc., and that Columbia
Hospitality, Inc. (f/k/a CRG Hospitality, Inc.), has vacated the Heron Beach Inn. 

    Buyer
is satisfied with the results of its inspection of Seller's Documents and the Real Property. Buyer approves the Preliminary Commitment and the ESM Survey, provided that if the
inability of Buyer or Seller to cause the removal or modification of any of the matters described on Schedule 3.1 ("Buyer's Title and Survey
Objections") will have a material and adverse effect on the use or value of the lot or parcel affected by the objection, or if Seller has failed to use best efforts and due diligence to resolve
Buyer's Title and Survey Objections to Buyer's satisfaction prior to the Closing Date, then Buyer shall not be obligated to complete its purchase of the Property. Seller shall use best efforts and due
diligence to resolve Buyer's Title and Survey Objections to Buyer's satisfaction prior to the Closing Date. Seller's
inability to resolve Buyer's Title and Survey Objections to Buyer's satisfaction prior to the Closing Date shall not constitute a default of Seller under this Agreement, provided that Seller used best
efforts and due diligence to resolve such objections. After Closing, Seller covenants to cooperate with Buyer and provide reasonable assurances to Buyer regarding any of Buyer's Title and Survey
Objections not resolved on or before the Closing Date. The second and third paragraphs of Section 3.1of the Agreement (regarding the process for
resolution of title issues) are hereby deleted. 

    All
conditions precedent to Buyer's obligation to complete the purchase of the Property under the Agreement (including without limitation those described at  Sections 3.1, 5.2, 5.6, 5.8, and 5.10 of the Agreement) except those described at  Sections 5.1, 5.3, 5.4, 5.5, 5.7, 5.9, and 5.11 of the Agreement are
hereby declared satisfied or waived
by Buyer, provided, however, that if Seller does not resolve Buyer's Title and Survey Objections to Buyer's satisfaction prior to the Closing Date, then the Earnest Money shall be returned to Buyer
and the parties shall have no further obligations hereunder except under those provisions intended to survive the termination of this Agreement. 

    VII.  BAY CLUB.  Seller has provided Buyer a copy of the Agreement Regarding Bay Club dated
May 29, 2001, between Olympic Property Group LLC and South Bay Community Association. Seller represents and warrants to Buyer that Seller has no current builder, declarant, or developer
liabilities or obligations regarding the Bay Club except as owner of any lot subject to the South Bay Master Declaration (A.F. No. 325175) as amended. 

    VIII.  CONDITION OF PROPERTY.  Section 8.1.1(e) of
the Agreement is amended to provide as follows: 

    (e)  Condition of Property.  To Seller's current actual knowledge and except as set forth on  Schedule 8.1.1(e)-1, the Property is free from
material defects that would materially impair the use or value of the Property,
ordinary wear and tear excepted. As used within this section, "material defects" means a defect resulting in a liability or loss to Buyer of more than One Hundred Thousand Dollars (US$100,000.00) in
each instance and One Million Dollars (US$1,000,000.00) in the aggregate, which aggregate shall include and be satisfied by liabilities and losses to Buyer resulting from material defects in the
Property under Section 3.4.3(a) of the Stock Purchase Agreement. The inclusion of a defect on Schedule 8.1.1(e)-1 does not
mean that the defect is material. 

2

 

    IX.  INDEMNIFICATION LIABILITIES.  The first paragraph of  Section 11.3of the Agreement is amended to provide
as follows: 

    Certain
of Seller's Indemnification Liabilities shall be limited as described in this subsection. Seller's Indemnification Liabilities under  Section 11.2.1(i) above (as to breach of any representation or
warranty
made herein, and as to breach of any agreement or covenant to be performed by Seller at or before Closing) shall apply and be enforced only to the extent that the aggregate liability or loss to Buyer
together with the aggregate liability, loss or cost to Buyer as Purchaser for the breach by Olympic Property Group LLC of any representation or warranty made in the Stock Purchase Agreement (except
those relating to environmental matters under Section 3.4.7 therein, those arising under Section 3.6 therein, and those relating to tax liabilities under Section 3.3.10 therein)
exceeds Fifty Thousand Dollars (US$50,000.00) and is asserted against or incurred by Buyer within two (2) year after the Closing Date. Seller's Indemnification Liabilities under Sections  11.2.1(iii) and 11.2.1(iv) above shall apply and be enforced only to the extent that the
liability or loss to Buyer is asserted against or incurred by Buyer within four (4) years after the Closing Date. 

3

 

    Except
as expressly amended by this Amendment, the Agreement is hereby ratified and confirmed and shall take full force and effect. 

	BUYER:	 	PORT LUDLOW ASSOCIATES LLC, a Washington limited liability company
	

 	
 	

By West Coast Northwest Pacific Partners LLC, a Washington limited liability company, its manager
	

 	
 	

By:	
 	

/s/ RANDALL J. VERRUE   

	 	 	Print Name:	 	Randall J. Verrue

	 	 	Its:	 	President

	

 	
 	

Date:	
 	

6/13/01

	
SELLER: 	
 	

POPE RESOURCES L.P., a Delaware limited partnership, by POPE MGP, Inc., a Delaware corporation, its managing general partner
	

 	
 	

By:	
 	

/s/ GREGORY M. MCCARRY   

	 	 	Print Name:	 	Gregory M. McCarry

	 	 	Its:	 	V.P. Real Estate

	

 	
 	

Date:	
 	

6/13/01

4

 

	

 	
 	

OLYMPIC PROPERTY GROUP LLC, a Washington limited liability company
	

 	
 	

By:	
 	

/s/ GREGORY M. MCCARRY   

	 	 	Print Name:	 	Gregory M. McCarry

	 	 	Its:	 	C.O.O.

	

 	
 	

Date:	
 	

6/13/01

	

 	
 	

OLYMPIC REAL ESTATE DEVELOPMENT LLC, a Washington limited liability company
	

 	
 	

By:	
 	

/s/ GREGORY M. MCCARRY   

	 	 	Print Name:	 	Gregory M. McCarry

	 	 	Its:	 	C.O.O.

	

 	
 	

Date:	
 	

6/13/01

	

 	
 	

OLYMPIC REAL ESTATE MANAGEMENT, INC., a Washington corporation
	 	 	By:	 	/s/ TOM GRIFFIN   

	 	 	Print Name:	 	Tom Griffin

	 	 	Its:	 	Vice President

	

 	
 	

Date:	
 	

6/13/01

	

 	
 	

OLYMPIC RESORTS LLC, a Washington limited liability company
	

 	
 	

By:	
 	

/s/ GREGORY M. MCCARRY   

	 	 	Print Name:	 	Gregory M. McCarry

	 	 	Its:	 	Vice President

	

 	
 	

Date:	
 	

6/13/01

5

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Exhibit 10.10

AMENDMENT NO. 9 TO REAL ESTATE PURCHASE AND SALE AGREEMENT

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