D'Amico v. Jefferson County

CourtDistrict Court, W.D. Washington
DecidedFebruary 1, 2021
Docket3:20-cv-05253
StatusUnknown

This text of D'Amico v. Jefferson County (D'Amico v. Jefferson County) is published on Counsel Stack Legal Research, covering District Court, W.D. Washington primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
D'Amico v. Jefferson County, (W.D. Wash. 2021).

Opinion

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6 7 UNITED STATES DISTRICT COURT 8 WESTERN DISTRICT OF WASHINGTON AT TACOMA 9 10 JOSEPH N. D’AMICO, FORT CASE NO. 20-5253 RJB 11 DISCOVERY CORP., a Washington corporation, SECURITY SERVICES ORDER ON DEFENDANT 12 NORTHWEST, INC., a Washington ROBERT GEBO’S MOTION FOR corporation, SUMMARY JUDGMENT 13 Plaintiffs, 14 v. 15 JEFFERSON COUNTY, a Washington County, DAVID STANKO, ROBERT 16 GEBO, KATHLEEN KLER, DAVID SULLIVAN, KATE DEAN, GREG 17 BROTHERTON, 18 Defendants.

19 This matter comes before the Court on Defendant Robert Gebo’s Motion for Summary 20 Judgment (Dkt. 54) and his motion to strike (Dkt. 67). The Court has considered the pleadings 21 filed regarding the motions and the file herein. 22 This case arises over a Plaintiff Joseph D’Amico and his companies’ - Security Services 23 Northwest, Inc. (“SSNW”) and Fort Discovery Corp. - operation of a gun range in Jefferson 24 1 County, Washington on property commonly known as “Fort Discovery.” Dkt. 1. Defendant 2 Gebo, a special investigator with the Jefferson County Sherriff’s Office, now moves for 3 summary judgment dismissal of the claims asserted against him. Dkt. 54. For the reasons 4 provided below, the motion (Dkt. 54) should be granted and the claims asserted against him 5 dismissed.

6 I. RELEVANT BACKGROUND FACTS AND PROCEDURAL HISTORY 7 A. RELEVANT BACKGROUND FACTS 8 Prior to 1992, Plaintiff D’Amico, through Plaintiff SSNW, ran a security services 9 business on the subject property which it leased from a third person who is not a party in this 10 lawsuit. Dkt. 61-1, at 5. The use of the property became the subject of a land use dispute, and a 11 Washington State Court of Appeals Division II decision found that in 1992, when Jefferson 12 County enacted a zoning code, “its provisions for use of the land that SSNW had been leasing for 13 its operations clashed with SSNW’s ongoing business, particularly when SSNW expanded its 14 operations to include a paramilitary training base with increased use of its firing ranges and other

15 facilities.” Sec. Servs. Nw., Inc. v. Jefferson Cty., 156 Wn. App. 1008 (2010). 16 By way of background to that litigation, Plaintiff D’Amico states that in 2004, he 17 attempted to apply for a building permit to add a bunkhouse and classroom to the shooting range. 18 Dkt. 61, at 4. He asserts that his application was refused, but that he built the buildings anyway 19 in the spring of 2005. Id. The Plaintiff maintains that a group of property owners across 20 Discovery Bay from the shooting range, formed a group called “Discovery Bay Alliance,” and 21 made several noise complaints about the activities on the property. Id. In July and August of 22 2005, Defendant Jefferson County issued stop work orders. Id. Plaintiff D’Amico and the 23 County then engaged in lengthy state court and administrative proceedings, which included at 24 least two decisions from the Washington State Court of Appeals Division II. Security Services 1 Northwest Inc., v. Jefferson County, 144 Wn.App. 1002 (2008) and Sec. Servs. Nw., Inc. v. 2 Jefferson Cty., 156 Wn. App. 1008 (2010). This case is intertwined with these prior proceedings, 3 and so the procedural history of those matters will be recounted here as provided in the 2010 4 Washington State Court of Appeals Division II decision Sec. Servs. Nw., Inc. v. Jefferson Cty., 5 156 Wn. App. 1008 (2010):

6 In 2005 Jefferson County issued stop work orders to [SSNW] after receiving several noise complaints and learning that SSNW had constructed several 7 unpermitted buildings and was conducting military special forces weapons training on its property, which at the time was zoned as rural residential. SSNW 8 appealed the County's enforcement orders to the County's hearing examiner, arguing that its activities were protected as a nonconforming use. 9 The hearing examiner disagreed, ruling that SSNW had no legal prior 10 nonconforming use rights as of January 6, 1992, because SSNW had violated the building code when it constructed three new buildings without the required 11 permits. While awaiting the hearing examiner's ruling, the Jefferson County Superior Court granted the County's request for a temporary restraining order as 12 well as preliminary injunction against SSNW.

13 SSNW filed a [Land Use Petition Act] appeal in Kitsap County Superior Court, asserting that the hearing examiner had erred in finding no prior legal 14 nonconforming uses. The superior court ruled that (1) the County's land use enforcement actions were valid; (2) the hearing examiner had erred in denying 15 that SSNW had established any legal prior nonconforming use; and (3) by 1992, SSNW had established a limited nonconforming use by virtue of its predecessor's 16 security services on the site. The superior court also ruled, however, that most of the challenges raised by SSNW are without merit. The superior court affirmed (1) 17 the hearing examiner's decision to uphold the County's stop work orders, concluding that the hearing examiner did not err in finding that the stop work 18 orders were properly issued by the County, and that proper procedure was followed by the County in its enforcement actions, and (2) the hearing examiner’s 19 ruling that SSNW had no legal nonconforming rights to use the property for its post–1992 expanded security services business. In essence, the superior court 20 found that the County's land use enforcement actions related only to SSNW's clearly illegal post–1992 activities, especially the erection of buildings without 21 permits and on-site training of third parties.

22 The superior court remanded for another hearing to determine the scope of SSNW's nonconforming use as of January 6, 1992, when the County enacted the 23 zoning code that rendered SSNW's later uses illegal. The purpose of this hearing was to establish the use which may be made of the property by SSNW following 24 the Examiner's modified decision. In the meantime, the superior court ordered 1 that the temporary restraining order and the preliminary injunction would remain in effect pending the Hearing Examiner's final decision. SSNW appealed. 2 Affirming the superior court on appeal, [Washington Court of Appeals Division 3 II] similarly reversed the hearing examiner's decision that SSNW had no legal prior nonconforming use rights as of January 6, 1992 . . . [and] affirmed the 4 superior court's ruling that SSNW had limited nonconforming use rights as of January 6, 1992, which were properly limited to its pre–1992 activities. [It] held 5 that (1) neither the hearing examiner nor the superior court erred in concluding that SSNW's current activities constituted an impermissible expansion of its pre– 6 1992 uses and (2) SSNW has not lost any vested property right. [It] also noted, however, that the record was insufficient to show SSNW's activities as of 1992 7 and its subsequent potentially legal intensification of those previously existing activities. Expanding the scope of the trial court's remand order, [it] remanded for 8 a new hearing to determine the boundaries of SSNW’s nonconforming use rights and to consider additional evidence on intensification of pre–1992 uses. 9 On remand, the parties stipulated that SSNW's pre–1992 security services 10 business included the following components as of January 6, 1992: armed and unarmed site security; armed and unarmed armored car security; armed and 11 unarmed K–9 detection and tracking; security alarm installation, monitoring, and security response; dispatching services, including armed and unarmed security 12 guards; security service training for employees; armed and unarmed land patrol; and armed and unarmed maritime patrol.

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Bluebook (online)
D'Amico v. Jefferson County, Counsel Stack Legal Research, https://law.counselstack.com/opinion/damico-v-jefferson-county-wawd-2021.