Justia Washington Supreme Court Opinion Summaries

Chiwawa Communities Association appealed the trial court's grant of summary judgment to owners of homes in the Chiwawa River Pines community. Respondents Ross and Cindy Wilkinson asked the trial court to invalidate a 2011 amendment to the community covenants prohibiting rental of their homes for less than 30 days. The issue this case presented for the Supreme Court was whether short-term vacation rentals conflicted with the covenants in place prior to 2011, if the Association validly amended the covenants to prohibit them, and if the trial court erred by striking portions of the offered evidence. Upon review, the Court concluded that short-term rentals did not violate the covenants barring commercial use of the property or restricting lots to single-family residential use. Furthermore, the Court held the Association exceeded its power to amend the covenants when it prohibited short-term vacation rentals in 2011, and the trial court did not err by granting in part motions brought by the Wilkinsons to strike evidence. View "Wilkinson v. Chiwawa Cmtys. Ass'n" on Justia Law

After years of negotiation and lawsuits, Snohomish County agreed to let King County build a sewage treatment plant in south Snohomish County. As part of the settlement, King County agreed to provide a substantial mitigation package for the local Snohomish County community near the plant. The cost of the mitigation was included in the capital cost of the plant. Two local utility districts that contract with King County for sewage treatment filed suit, arguing that the mitigation package was excessive, among many other claims. The trial judge largely rejected the districts' claims. After careful consideration of the record, the Supreme Court largely affirmed. View "Cedar River Water & Sewer Dist. v. King County" on Justia Law

The issue before the Supreme Court in this case involved the validity of an amended rule from the Department of Ecology that reserved water from the Skagit River system for future year-round out-of-stream uses, despite the fact that in times of low stream flows these uses would impair established minimum in-stream flows necessary for fish, wildlife, recreation, navigation, scenic and aesthetic values. The Swinomish Indian Tribal Community (Tribe) sued, challenging the validity of Ecology's amended rule reserving the water. The trial court upheld the amended rule and dismissed the Tribe's petition. After its review, the Supreme Court concluded that Ecology erroneously interpreted the statutory exception as broad authority to reallocate water for new beneficial uses when the requirements for appropriating water for these uses otherwise cannot be met. "The exception is very narrow, however, and requires extraordinary circumstances before the minimum flow water right can be impaired." Because the amended rule exceeded Ecology's authority under the statute, the amended rule reserving the water was invalid under the Administrative Procedure Act (APA). View "Swinomish Indian Tribal Comm'y v. Dep't of Ecology" on Justia Law

Applicants challenged a Department of Development and Environmental Services order declaring the use of the property at issue here was not compliant with King County zoning ordinances. The assertion was that the use was established before the ordinances were revised and characterized as non-conforming. The hearing examiner found for the landowner (and county) on all relevant issues, but the superior court reversed. The appellate court reversed the superior court, and the Supreme Court reversed the appellate court. The Supreme Court held that the landowner's use was not established within the meaning of the county code. View "King County Dep't of Dev. & Envtl. Servs. v. King County" on Justia Law

In 2007, Respondents John Karpinski, Clark County Natural Resources Council and Futurewise (challengers) filed a petition with the Growth Management Hearings Board alleging Clark County was not in compliance with the Growth Management Act (GMA). The Challengers specifically argued that under the Act's requirements, the various lands affected by a 2007 local zoning ordinance designated as agricultural land of long-term commercial significance (ALLTCS) could not be designated as an urban growth area (UGA) by the ordinance. The cities of Camas and Ridgefield began proceedings to annex certain parcels of the disputed lands designated UGA by the 2007 ordinance. The Challengers did not contest the annexations, nor did any party bring the annexation proceedings to the attention of the Board. The Board ultimately found that Clark County was not in compliance with the GMA, specifically finding that certain land designations from the 2007 ordinance were clearly erroneous, including designation of the annexed lands as UGA. Multiple parties were permitted to intervene, and the Board's decision was appealed. The superior court entered an order that resolved various claims on appeal, including claims related to the annexed lands. The court reversed the Board's finding that Clark County's designation of a portion of the annexed lands as UGA was erroneous. The Challengers thereafter appealed the superior court's order. The ultimate issue before the Supreme Court in this case was one of appellate procedure: whether the court of appeals erred by reviewing separate and district claims that had been resolved but were not actually raised on appeal. THe parties did not challenge the disposition of those claims, thus those claims were finally adjudicated. However, the appellate court addressed the abandoned claims sua sponte and reversed the lower court's unchallenged rulings. The Supreme Court vacated the appellate court's opinion reversing the superior court's unchallenged rulings. View "Clark County v. W. Wash. Growth Mgmt. Hearings Review Bd." on Justia Law

Appellant Catherine Lakey and twelve other homeowners owned property that bordered a parcel owned by Puget Sound Energy, Inc. (PSE) on which there was an electrical substation. The homeowners sued PSE and the City of Kirkland after PSE constructed a new substation on PSE property. The homeowners sought review of the trial court's decision to exclude testimony of their expert under the "Frye" rule, and the court's ultimate decision to grant summary judgment on behalf of PSE. Upon review, the Supreme Court concluded that the trial court improperly excluded the expert's testimony under the "Frye" rule but properly excluded it under the Rules of Evidence ER702. Furthermore, the Court reversed the trial court's decision with respect to their Land Use Petition Act (LUPA) claims, finding that LUPA did not apply to the homeowners' inverse condemnation claim. The Court affirmed the trial court in all other respects. View "Lakey v. Puget Sound Energy" on Justia Law

The superior court granted Snohomish County's motion to dismiss Respondent-Cross Petitioner Scott Stafne's land use petition and complaint. The issue on appeal involved whether a landowner seeking review of a county's decision not to adopt a proposed comprehensive plan amendment must appeal to the growth management hearings board (growth board) before seeking a remedy in superior court. This case also centered on whether a party is entitled to a constitutional writ of certiorari or declaratory relief under the circumstances of this case. The Court of Appeals held that based on its conclusion that appeal to the growth board would be futile, the complaint was properly filed in superior court under the Land Use Petition Act (LUPA), chapter 36.70C of the Revised Code of Washington (RCW) but affirmed the dismissal on other grounds. Both parties were granted review. The Supreme Court affirmed the appellate court, but held that decisions related to amendment of comprehensive plans must be appealed to the growth board under the procedures provided for in the Growth Management Act (GMA), chapter 36.70A RCW, and failure to do so precludes superior court review. The Court also held that a constitutional writ and declaratory relief are unavailable under the circumstances of this case. View "Stafne v. Snohomish County" on Justia Law

Respondents William and Sally Chapin Kiely owned real property in Port Townsend next to property owned by Kenneth and Karen Graves. An alley ran the length of the properties, and as long as anyone could remember, a wire fence ran the length of the two properties. The Graves property adjacent to the disputed alley has remained open space where the Graves have planted fruit trees, berry vines, and garlic. Part of the Kielys' cottage encroached upon the disputed alley. In 2008, the Graves filed a petition with the city to vacate the western half of the alley and merge it into their adjoining lands. The city held a public hearing on the application. In February 2009, the Port Townsend City Council passed an ordinance to vacate the alley and convey the vacated alley to the Graves through a lot line adjustment. The Kielys filed an action alleging ownership of the entire alley through adverse possession on June 10, 2009. The trial court entered a judgment and decree in favor of the Kielys. The Supreme Court granted direct review to decide whether the Kielys could assert adverse possession based on events which preceded vacation of the alley. Upon review, the Court found that Port Townsend held an easement interest in the alley until it was vacated by public hearing. Therefore, RCW 7.28.090 prohibited the Kielys from obtaining title to the alley through adverse possession. Accordingly, the Court reversed the trial court's decision. View "Kiely v. Graves" on Justia Law

The city of Tacoma has franchise agreements with Pierce County and the cities of Fircrest, University Place, and Federal Way (Municipalities) to provide them with water services. The issue before the Supreme Court was whether those franchise agreements required Tacoma to both maintain fire hydrants and bear the maintenance costs of those hydrants. Tacoma raised questions about the impact of the agreements' indemnification clauses had on this dispute. Upon review, the Supreme Court held that the franchise agreements contractually required Tacoma to provide hydrants to the Municipalities, and that the indemnification provisions did not preclude this case. View "City of Tacoma v. City of Bonney Lake" on Justia Law

In 2007, five developers filed applications with the city of Yelm (City) for preliminary plat approval of proposed subdivisions. The only developer still party to this action, TTPH 3-8, LLC (Tahoma Terra), sought approval to develop 32 acres into residential lots. After a hearing examiner granted Tahoma Terra preliminary plat approval, Petitioner JZ Knight, a nearby property owner and senior water rights holder, appealed to the Yelm City Council (City Council), arguing the hearing examiner's conditional approval of the plats erroneously allowed the developers and the City to delay showing adequate water provisions for the subdivision until the building permit stage. The City Council affirmed the preliminary approvals, and Petitioner filed suit in superior court under the Land Use Petition Act (LUPA). The issue before the Supreme Court was whether Petitioner had standing to bring the LUPA action. Upon review, the Court held that Petitioner established that the land use decision was likely to prejudice her water rights and satisfied the statutory standing requirement. View "Knight v. City of Yelm" on Justia Law