WAGON WHEEL CAFÉ

Twisp WA HEART OF THE METHOW VALLEY

Location 3020 HWY 153

3 miles south of Twisp, WA 98856

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Executive Summary – Wagon Wheel, North Star Development Site Wagon Wheel project is a natural extension of impeccable nature. There 2 basic proposed development aspects to this flat 3.25 acre, almost trapezoid site, which are the following: * USE OF BUILDINGS WITH THEIR EXISITING CONDITIONS & PERMITS: A permitted “Conditional Use Permit”: 4 unit motel, whole and/or fractional ownership, with permitted Café, 3 Storage buildings and Gazebo. * USE OF BUILDINGS WITH PROPOSED 1988 PLAN: A planned 8 unit motel building addition to existing 4 unit motel with permitted café and storage buildings. These 2 phases of development allow an investor the ability to time the market for each phase. PICTURE: Proposed Design which prepared by North Star (related to 1988 Proposed Plan).

Conditions of Sale Wagon Wheel is being offered for sale at the

appraised value of $300,000.

Property Tours Available by advance appointment North

Star, Inc.

Contact Craig Bunney

425-530-7373

craigbunney@gmail.com

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KEY NOTES:

1- CAFÉ

2- CURRENTLY EXIST FOUR UNIT MOTELS

3- NORTHSTAR PROPOSED 8 MORE MOTEL UNITS

4- CURRENTLY EXIST CARPORT TO USE AS LAUNDRY & BATH-WC

5- CURRENTLY EXIST PUMP HOUSE TO USE AS; WELL & 1 STUDIO

6- CURRENTLY EXIST SHED TO USE AS STORAGE

7- CURRENTLY EXIST GAZEBO

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Property Highlights Description Limited Service Existing Number of Rooms 4 Motel Units Proposal Room Capacity 12 Motel Units Source of Business Commercial, Tourist Site Size 3.31 acres Zoning Methow Review District, Okanogan County Zoning 79-8. Existing Number of Seats 18 Restaurant Seats (existing septic allows for 20 more, total 38 seats) Proposal Seat Capacity 50 Total of Restaurant Seats (septic tank needs to be modified in this case) Construction Type Wood Frame 4 Unit Motel Building 1,100 SF (Covered 800 SF + Porch 300 SF) Restaurant 1,193 SF Storage buildings 964 SF Gazebo (Carport 486 + Pump House 361 +Shed 117 SF) Year Built of Restaurant 1970 Year Built of Motel 1974

Operating Income January – December 2008 Annual Occupancy % Average Daily Rate $ Room Revenue $

Valuation Parameters Room Revenue Per Room $ Rev Par $

Refinement Cost Data Water 1 Septic 3 Power 3

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Okanogan County The town of Okanogan Washington has a population of approximately 2,480. The Okanogan area offers wide open spaces teaming with wildlife, fantastic scenery and warm charm. It features a diverse blend of snow covered peaks and rolling hills, There's lots of old west history here. The area offers hundreds of lakes, rivers and streams and is blessed with over 300+ Sunny Days annually. Throughout the Okanogan area you can experience; boating, fishing, hiking, white water rafting, rock climbing, mountain biking, horseback riding, hunting, back packing, camping and more are available from March through October. Winter months offer cross country and downhill skiing, snow boarding, snowmobiling, snow shoeing and dog sledding. All within an hour or so drive from downtown Okanogan!

Methow Valley The Methow Valley, in north central Washington, extends from Pateros to Mazama. Winthrop is located in the northern portion of this valley at MP 193 of SR 20, the scenic North Cascades Highway. It’s a great Washington vacation destination with a Western flair. Methow Valley has one of the largest and finest trail systems in North America for cross country skiing, off-road bicycling, and horseback riding. Nearly 200 kilometers of world-class trails surrounded by over a million acres of national wilderness means you can ski an entire weekend and never cross your own tracks.

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EXISTING CONDITION 3DIMENSIONAL ILLUSTRATION OF RESTAURANT

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EXISTING CONDITION 3DIMENSIONAL ILLUSTRATION OF SITE

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Property Description Wagon Wheel Motel & Cafe, located approximately 3 miles south of Twisp on State Highway 153 within Lots 1 & 2, Welch Short Plat, Section 22, Township 33 North, Range 22 EWM, Okanogan County, Washington has “CONDITIONAL USE PERMIT # 91”. EXISTING LAND USE AND ZONING: The subject property is currently zoned “Methow Review District” as defined by Okanogan County Zoning Ordinance 79-8. Property is not within 100 year flood plain. The Current land use is a non-conforming restaurant and motel which means; the proposed enlargement or expansion of a non-conforming use is only allowed by the issuance of a Conditional Use Permit (Plan at page 9). And according to Okanogan County January 5, 2008 letter “Approved Conditional Use Permit #91 for the expansion and enlargement of the Wagon Wheel Motel and Café on 1988” is subject to facts: When a Conditional Use Permit application was approved for the Café and Motel expansion it no longer had a non-conforming status, it became a permitted use. When a Conditional Use Permit application is approved there is no expiration date. For the Wagon Wheel Conditional Use Permit condition of approval #5 it states that the permit will run with the land, even if the permit was approved for different landowners. The permit runs with the land and is attached to the legal description and the tax parcel numbers that are included within the permit. TERMS: Non-Conforming: Same use (restaurant and motel) could not be developed (enlarged, increased or extended) in the same place due to zoning restrictions adopted subsequent to the development of the use unless it’s in ‘Conditional Use Permit’. Wagon Wheel received it’s ‘Conditional Use Permit’ just on Jan-2008. Conditional Use Permit: Allows a city or county to consider special uses which may be essential or desirable to a particular community, but which are not allowed as a matter of right within a zoning district, through a public hearing process. A conditional use permit can provide flexibility within a zoning ordinance. When this permit is approved then the land has no longer non-conforming status. It became a permitted use. Wagon Wheel owners submitted to City a proposed plan on 1988 (page 9) and it’s approved as ‘Conditional Use Permit’. This Permit is applicable on land. North Star’s proposed plan is designed under same permitted seat and motel capacities. Proposed motel units are designed as detached buildings instead of attached.

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PHASE 1: USING BUILDINGS WITH THEIR EXISITING CONDITIONS: A permitted “Conditional Use Permit” 4 unit motel, 18 seat permitted café, with permitted 3 Storage buildings and Gazebo. START UP FOR BUSINESS: Estimated one month. -Finish Existing Building Permit -Get Current Water Test -Update Commercial Requirements -Apply for State Motel Permit -Submit application to Okanogan County Health Department - Application to State and Local Business Licenses PHASE 2: USING WITH PROPOSED 1988 PLAN: Proposal projects are prepared by current owner. According the proposal: The plan is to expand the existing 18 seat restaurant by 32 seats for a new total of 50, and the construction of 8 unit motel for a total 12 unit motel. On site recreational uses, swimming pool and pump house. On site water supply from individual well(s) and sewage disposal by on-site septic tank or approved sewage system. STARTING TO BUSINESS: -Submit New Proposal Project to County -Get Permit for Proposal -Get New Motel and Remodeled Café Building Permits -Get New Water Test -Apply for New Commercial Requirements -Apply for State Motel Permit -Submit Menu to Health Department for Health Department Permit -Update Septic System Applied to Motel Units and Restaurants Seat Capacity.

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EXISTING CONDITIONS PLAN OF RESTAURANT

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EXISTING CONDITIONS PLAN OF 4 MOTEL UNITS

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MAP OF WAGON WHEEL

WAGON WHEEL SITE

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To Omak/Okanogan