Morsman v. City of Madras

126 P.3d 6, 203 Or. App. 546, 2006 Ore. App. LEXIS 8
CourtCourt of Appeals of Oregon
DecidedJanuary 4, 2006
Docket2003-170; A129627
StatusPublished
Cited by19 cases

This text of 126 P.3d 6 (Morsman v. City of Madras) is published on Counsel Stack Legal Research, covering Court of Appeals of Oregon primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Morsman v. City of Madras, 126 P.3d 6, 203 Or. App. 546, 2006 Ore. App. LEXIS 8 (Or. Ct. App. 2006).

Opinion

*548 BREWER, C. J.

Petitioners seek review of a decision of the Land Use Board of Appeals (LUBA) that pertains to respondent City of Madras’s annexation of 759 acres of land. Before LUBA, petitioners argued that the “triple majority” method of annexation that the city employed pursuant to ORS 222.170(1) is unconstitutional under Article I, section 20, of the Oregon Constitution, 1 and the Equal Protection Clause of the Fourteenth Amendment to the United States Constitution. LUBA rejected petitioners’ constitutional challenges to the statute, and we affirm.

This is the third time that this dispute has been before us. See Morsman v. City of Madras, 196 Or App 67, 100 P3d 761 (2004), rev den, 338 Or 374 (2005) (Morsman TV), reversing and remanding Morsman v. City of Madras, 47 Or LUBA 80 (2004) (Morsman III); Morsman v. City of Madras, 191 Or App 149, 81 P3d 711 (2003) (Morsman II), affirmingin part and reversing in part, Morsman v. City of Madras, 45 Or LUBA 16 (2003) (Morsman I). We take much of the procedural history of this case from our summary in Morsman TV:

“In Morsman II, we described the annexation as follows:
“ ‘[T]he annexation is of the “cherry stem” variety, so called because the bulk of the annexed property (the “cherry”) is connected to the city by an annexed, narrow, 300-foot section of the Warm Springs Highway (the “stem”). * * * Much of the annexed area is occupied by an already developed industrial park, the city’s sewage treatment plant, its airport, and some residential properties, including petitioners’ [Morsmans’] 60-unit low income mobile home park. Some residential developments adjacent to the “stem” portion of the Warm Springs Highway are not included in the annexed territory and remain outside of the city. The newly added area is within the city’s urban growth boundary.’
“191 Or App at 151-52.
*549 “The city sought to annex the property through a process that does not require an election, generally referred to as the ‘triple majority’ method of annexation. See ORS 222.170(1). Under that process,
“ ‘[t]he legislative body of the city need not call or hold an election in any contiguous territory proposed to be annexed if more than half of the owners of land in the territory, who also own more than half of the land in the contiguous territory and of real property therein representing more than half of the assessed value of all real property in the contiguous territory consent in writing to the annexation of their land in the territory and file a statement of their consent with the legislative body * Hi ^ 9
“Id. The city obtained consents from various property owners and, on February 25,2003, enacted an ordinance annexing the property.
“Petitioners Phillip and Brigitte Morsman, who owned land within the area to be annexed, * * * then filed the initial appeal to LUBA, challenging the city’s enactment of the ordinance. The Morsmans raised three overarching arguments. First, they asserted that the city had failed to provide requisite notice and hearing pursuant to ORS 197.763, which governs notice and hearing requirements for quasi-judicial land use decisions. The city did not dispute that appropriate notice had not been given but argued, instead, that its failure in that regard did not require reversal because the Morsmans had, in fact, attended a public hearing pertaining to the annexation and had raised objections at that hearing. LUBA concluded that the lack of notice under ORS 197.763 required a remand[.]
«Hs ^ ^ ^
“Morsman I, 45 Or LUBA at 20.
“Second, the Morsmans, invoking [Portland Gen. Elec. Co. v.] City of Estacada, [194 Or 145, 241 P2d 1129 (1952)], raised a battery of challenges to the ‘reasonableness’ of the cherry-stem annexation. LUBA rejected each of those arguments. Morsman I, 45 Or LUBA at 21-26.
“Finally, the Morsmans argued that the city had offered improper inducements, both in the form of property tax advantages and land use preferences, to property owners who consented to annexation. The Morsmans contended *550 that the city’s alleged selective use of such quid pro quo arrangements was unconstitutional under the analysis of Hussey v. City of Portland, 64 F3d 1260 (9th Cir 1995), cert den, 516 US 1112 (1996). LUBA concluded that the record was insufficient to establish that the city had selectively and improperly offered property tax advantages. However, LUBA further determined that the Morsmans had presented credible evidence that the city had improperly offered land use regulation preferences as an inducement for securing some property owners’ consents to annexation. Accordingly, LUBA remanded for the city either to explain why those arrangements were not improper or to ‘revise those agreements so they are consistent with Hussey.’ Morsman I, 45 Or LUBA at 31. LUBA’s decision in Morsman I was rendered on July 7, 2003.
“The Morsmans then petitioned for judicial review in this court, arguing that LUBA had erred in rejecting their ‘reasonableness’ arguments based on City of Estacada. In Morsman II, we held that, until the city had held the hearing required by LUBA’s remand, ‘no definitive conclusion as to reasonableness is possible.’ 191 Or App at 155. Accordingly, we reversed LUBA’s decision to the extent that it had rejected the Morsmans’ ‘reasonableness’ arguments and, by extension, broadened the scope of LUBA’s remand to the city. Id. (‘LUBA’s conclusion was, therefore, at least premature; before deciding whether the annexation is reasonable, LUBA must remand to the city for a determination as to whether the annexation meets statutory land use criteria.’). Our decision in Morsman II was rendered on December 9, 2003.
“Meanwhile — even before LUBA issued Morsman I, and long before we issued Morsman II — the city had not been inactive. Rather than awaiting the outcome of the Morsmans’ challenges — and apparently in an effort to cure its noncompliance with ORS 197.763 — the city held a series of public hearings on the annexation between June 24,2003 (two weeks before

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Bluebook (online)
126 P.3d 6, 203 Or. App. 546, 2006 Ore. App. LEXIS 8, Counsel Stack Legal Research, https://law.counselstack.com/opinion/morsman-v-city-of-madras-orctapp-2006.