People Ex Rel. San Francisco Bay Conservation & Development Commisson v. Smith

26 Cal. App. 4th 113, 31 Cal. Rptr. 2d 488, 94 Cal. Daily Op. Serv. 4882, 94 Daily Journal DAR 8863, 1994 Cal. App. LEXIS 658
CourtCalifornia Court of Appeal
DecidedJune 24, 1994
DocketA059257
StatusPublished
Cited by19 cases

This text of 26 Cal. App. 4th 113 (People Ex Rel. San Francisco Bay Conservation & Development Commisson v. Smith) is published on Counsel Stack Legal Research, covering California Court of Appeal primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
People Ex Rel. San Francisco Bay Conservation & Development Commisson v. Smith, 26 Cal. App. 4th 113, 31 Cal. Rptr. 2d 488, 94 Cal. Daily Op. Serv. 4882, 94 Daily Journal DAR 8863, 1994 Cal. App. LEXIS 658 (Cal. Ct. App. 1994).

Opinion

Opinion

SMITH, J.

— We uphold an injunction under the McAteer-Petris Act (Gov. Code, § 66600 et seq.; the Act) 1 against the offshore mooring of certain vessels in Richardson Bay as constituting “fill” for which permits from the San Francisco Bay Conservation and Development Commission (BCDC) are required under section 66632, subdivision (a) of the Act. We also reverse the denial of relief against the mooring of one other vessel.

Background

This action began as one for writ of mandate and declaratory relief against the Richardson Bay Regional Agency (a local joint powers agency), its constituent local governments of Mill Valley, Sausalito, Tiburón, Belvedere and Marin County, and some local officials. Vessel owners and operators suing as individuals and unincorporated associations calling themselves “The Mariners of Richardson Bay” and “Richardson Bay Community Association” filed suit in March 1988 to bar enforcement of a regional agency ordinance (No. 87-1) which, among other things, prohibited the offshore mooring of residential-use vessels in Richardson Bay and Belvedere Cove for periods longer than 30 days. BCDC intervened as a defendant to protect its interest in enforcement of the ordinance and its Richardson Bay Special Area Plan (the special area plan). The regional agency had been formed to implement the special area plan cooperatively with BCDC, and the ordinance was a part of that effort.

BCDC cross-complained for enforcement of the Act’s permit requirements (§ 66632, subd. (a)), seeking an injunction and civil penalties against *117 those plaintiffs who owned, controlled or lived aboard the disputed vessels. The regional agency then cross-complained against some plaintiffs, seeking nuisance abatement and injunctive relief under county code provisions and the ordinance. Ultimately, procedural developments and a memorandum of agreement (MOA) between other parties left only BCDC’s cross-action, which was tried in two parts and finally disposed of by the orders which we review here. 2

The court severed and tried first the case against Douglas Storms, who owned and resided on the Juniper, a 32-foot sailboat which he had moored in a special anchorage area of the bay for about 2 years and which by the time of trial he moored in a location assigned under the MOA. The court denied relief. Finding the boat “capable of active, self-propelled navigation,” it rejected BCDC’s arguments that the vessel was either floating “fill” or a “structure” (§ 66632, subd. (a)). 3 It also held, based on historical use of the Juniper’s mooring sites “ ‘since Gold Rush days,’ ” that its mooring had created no “substantial change in use” (ibid.) and, based on current compliance with the MOA, caused no harm which the Act was intended to prevent.

BCDC prevailed against all other cross-defendants. The court concluded that their various “floating structures” — docks, barges, mooring buoys, houseboats, etc. — were all “structures” and “fill” under the Act. All were enjoined, with civil penalties imposed against two cross-defendants. The injunctions were conditionally stayed as to all MOA signatories until the MOA’s April 1993 expiration date. Trial focused on whether the structures were navigable or “seaworthy,” how long they had remained moored and whether they had operable engines.

*118 Cross-defendants Lawrence W. Smith III, Cynthia Cadua, Larry Moyer, Diane Karasik and Louis Tenwinkle (defendants) appeal from the grant of relief. (Other cross-defendants have not appealed.) BCDC, after losing a motion for new trial as to Storms, cross-appeals from the denial of relief as to him.

Appeal

Defendants jointly raise several arguments against the court’s conclusion that their offshore residences were “fill” under section 66632, subdivision (a). We uphold the conclusion based on the facts and the statutory language and purpose.

Facts

Richardson Bay, a shallow arm of the greater San Francisco Bay, falls within BCDC’s jurisdiction under the Act. (§ 66610, subd. (a).) It also falls within concurrent federal jurisdiction and has been designated a special anchorage area. (33 C.F.R. § 110.126a.) Defendants’ vessels were all moored in publicly owned tide and submerged lands within the bay, without permits from BCDC. They were anchored or moored offshore, not berthed at marinas or other shore facilities, and lacked shore-connected utilities, including sewerage. By the time of trial in late April 1992, all vessels were in compliance with the MOA except those belonging to Tenwinkle, who had not signed it. Compliance earned the signatories temporary permits from the regional agency (but not BCDC; fn. 2, ante) and required, among other things, holding tanks for sewage and a “honey barge” sewage transfer service.

The Glass Barge is a steel-reinforced cement-hulled vessel owned by Larry Moyer and Diane Karasik. It had been the couple’s residence since July 1987, was moored within the BCDC’s jurisdiction through the time of trial and had no motor. Except for being onshore in fall 1990 in Galilee Harbor, where it was towed for repairs, the vessel was moored at or near its location near Waldo Point Harbor since at least early 1989. The court adjudged it “not seaworthy” and unable to be “safely navigated and maneuvered even in the protected waters of Richardson Bay.”

The Phoenix (or TeePee) — “a cement barge with a ‘Teepee’ shaped structure constructed on top of it” — is owned by Lawrence Smith and was attached to floating docks also owned by him. It was Smith’s principal residence and had been moored at or near its current location since at least July 1988. Smith testified that he had used three motors to move the vessel, *119 but the vessel had no permanently installed motor, and the court adjudged it “not seaworthy,” even in the protected bay waters.

Cynthia Cadua owned the Pitcairn, a 50-foot wooden motor launch modified “to increase the size of the cabin area available for use as living quarters.” She had lived there from the time she purchased it in October 1986 until spring of 1991 when, as the result of an injury, she moved into her parents’ home in Hayward. She lived in Point Richmond by the time of trial (April 1992) but intended to move back onto the vessel by summer. The Pitcairn had been moored at or near the same spot for nearly two years and, before then, for several months to a year at a time at other offshore locations in Richardson Bay. The court found that the vessel, whose anchor would take half a day to raise, “could conceivably be seaworthy for use in protected waters” but that its engine had no functioning exhaust system (the exhaust port had been sealed off during hull work) and had not had one “for some time.”

Louis Tenwinkle owned several structures. One, a barge with a crane on it, he acquired in 1991, but it had been sunken for some time by the time of trial, and had been posted for removal by local authorities at an estimated public cost of $60,000.

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Bluebook (online)
26 Cal. App. 4th 113, 31 Cal. Rptr. 2d 488, 94 Cal. Daily Op. Serv. 4882, 94 Daily Journal DAR 8863, 1994 Cal. App. LEXIS 658, Counsel Stack Legal Research, https://law.counselstack.com/opinion/people-ex-rel-san-francisco-bay-conservation-development-commisson-v-calctapp-1994.