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Supreme Court spanks city over moratoria
But the city is left puzzled by the split decision over shoreline permits.
The City of Bainbridge Island erred when it imposed a moratorium on shoreline construction, the Washington State Supreme Court ruled this week.
The court, in a 5-4 decision, said the city did not have the authority to freeze shoreline development in the manner in which it did.
Wider implications, however, remain up for debate because one justice though he ultimately favored the litigants also sided with the reasoning of the courts minority.
While I disagree with the lead opinions conclusion that the city lacks authority to impose any shoreline moratoria, I do agree that this moratorium exceeded its lawful power, wrote Justice Tom Chambers in his concurring opinion.
Still, Chambers wrote, it is arrogant, high handed, and beyond the pale of any constitutional authority for a stagnant government to deny its citizens the enjoyment of their land by refusing to accept building permits year after year based on a rolling moratorium.
The moratorium imposed by the City Council in 2001 and later extended several times aimed to give the city time to bring local codes into compliance with new federal regulations intended to protect salmon. It stopped the construction of bulkheads and docks, among other structures.
In a strongly worded majority opinion, Justice James M. Johnson said the citys imposition of repeated moratoria was unconstitutional and unlawful.
Clearly, the citys procrastination resulted in a physical degradation of these private owners property without any direct cost to the city, Johnson wrote. The authors of our constitution would be surprised by the citys claim of power.
That claim which the city argued is existent in state law was shot down in a June 2003 decision by Kitsap Superior Court Judge Leonard Costello, which this weeks Supreme Court ruling upheld.
Costello at that time found that the city did not have the authority to enact the moratorium because it conflicted with the 1971 Shoreline Management Act, which supersedes the citys authority.
Costello further found that even if the city had the authority to impose the moratorium, that authority does not extend to bulkheads for single-family residences or docks costing less than $5,000.
In a dissenting opinion, Justice Mary E. Fairhurst supported the citys contention that the moratoria were necessary.
Land use scholars and courts recognize that moratoria are valid tools for local government to forestall filing of permit applications when amending land use regulations, Fairhurst said. The SMA does not expressly prohibit cities from imposing moratoria on shoreline development.
The only possible conclusion to draw from all the evidence is that the city acted reasonably in adopting its moratorium because it promoted the health and welfare of the public related to the citys interest in protecting the shoreline from overdevelopment while it amended its SMP and comprehensive plan.
Thursdays decision said the litigants which include island residents Ray and Julie Bigger, Craig and Sandy Powell, island builder and resident Andy Mueller, Sealevel Bulkhead Builders and the Home Builders Association of Kitsap County are entitled to monetary damages.
Their attorney, Dennis Reynolds, said the ruling is clearer than some reports are making it out to be.
The city is kind of toast here, he said. Some people seem to think that the decision would allow you to have a shoreline moratorium it really doesnt say that.
Reynolds said cities do have some authority to restrict size and setbacks of structures while they retool code, but the moratorium imposed by the city was far too lengthy and restrictive.
To outright preclude development, theres no reasonable way to do that, he said.
Reynolds said this weeks decision could bode well for a group of litigants whom he also represents still deadlocked with the city over dock restrictions in Blakely Harbor.
City Attorney Paul McMurray said the city still is evaluating its options, including whether to file a motion for reconsideration by the court.
After studying more closely the courts decision, the citys legal team, along with council members and the mayor, will decide in executive session how to proceed.
The city obviously is disappointed in the ultimate outcome of the decision, McMurray said. It appears that the city won on the law, but lost on the facts.