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</o:shapelayout></xml><![endif]--></head><body lang=EN-US link=blue vlink=purple><div class=WordSection1><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'> For HOA wonks, new case from Div 3, Coyne et ux et al v. Grigg Family et al. Issue was residential uses. Two owners: one wanted to use a residential-use-restricted lot as a hardware store, and the City wanted to use a lot for a public park and community garden, and stormwater drainage. The first was obviously not residential (they argued, according to the opinion - which may or may not be accurate - that it was residential because some day the store could be torn down and the lot could revert to residential uses). <o:p></o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'> The second lot, used as a park, the Court found was a residential use. But in doing so it ignored Washington case law, which is weirdly complicated and difficult to fully "appreciate." The Court did address case law about how to interpret covenants, but it never looked at the general trends and discussions from other cases, from 1917 through Chiwawa now, about residential uses and what that means. A couple of years ago I put this together for a client, whilst trying to explain why I could not give very exact advice about a proposed use being residential or not;<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'><o:p> </o:p></span></p><p class=MsoListParagraphCxSpFirst style='margin-left:1.0in;text-indent:-.25in;mso-list:l0 level1 lfo1'><![if !supportLists]><span style='font-size:14.0pt;line-height:115%;font-family:"Times New Roman","serif"'><span style='mso-list:Ignore'>1.<span style='font:7.0pt "Times New Roman"'> </span></span></span><![endif]><i><span style='font-size:14.0pt;line-height:115%;font-family:"Times New Roman","serif"'>Hunter Tract improvement Co</span></i><span style='font-size:14.0pt;line-height:115%;font-family:"Times New Roman","serif"'>., 98 Wash. 112 (1917): use as a convent was residential;<o:p></o:p></span></p><p class=MsoListParagraphCxSpMiddle style='margin-left:1.0in;text-indent:-.25in;mso-list:l0 level1 lfo1'><![if !supportLists]><span style='font-size:14.0pt;line-height:115%;font-family:"Times New Roman","serif"'><span style='mso-list:Ignore'>2.<span style='font:7.0pt "Times New Roman"'> </span></span></span><![endif]><i><span style='font-size:14.0pt;line-height:115%;font-family:"Times New Roman","serif"'>Hagemann v. Worth</span></i><span style='font-size:14.0pt;line-height:115%;font-family:"Times New Roman","serif"'>, 56 Wash. App. 85 (1989): "elderly" group home is a business;<o:p></o:p></span></p><p class=MsoListParagraphCxSpMiddle style='margin-left:1.0in;text-indent:-.25in;mso-list:l0 level1 lfo1'><![if !supportLists]><span style='font-size:14.0pt;line-height:115%;font-family:"Times New Roman","serif"'><span style='mso-list:Ignore'>3.<span style='font:7.0pt "Times New Roman"'> </span></span></span><![endif]><i><span style='font-size:14.0pt;line-height:115%;font-family:"Times New Roman","serif"'>Mains Farm v. Worthington,</span></i><span style='font-size:14.0pt;line-height:115%;font-family:"Times New Roman","serif"'> 64 Wash. App. 171 (1993): group home was not incidental use to residence of owners, it was business primarily; her residential use was incidental to business use;<o:p></o:p></span></p><p class=MsoListParagraphCxSpMiddle style='margin-left:1.0in;text-indent:-.25in;mso-list:l0 level1 lfo1'><![if !supportLists]><span style='font-size:14.0pt;line-height:115%;font-family:"Times New Roman","serif"'><span style='mso-list:Ignore'>4.<span style='font:7.0pt "Times New Roman"'> </span></span></span><![endif]><i><span style='font-size:14.0pt;line-height:115%;font-family:"Times New Roman","serif"'>Metzner v. Wojdyla,</span></i><span style='font-size:14.0pt;line-height:115%;font-family:"Times New Roman","serif"'> 125 Wash. 2d 445 (1994): day care may be incidental to residential use, and incidental/primary issue is interesting, bottom line is, it is a business use and not compatible with restriction to residential use;<o:p></o:p></span></p><p class=MsoListParagraphCxSpMiddle style='margin-left:1.0in;text-indent:-.25in;mso-list:l0 level1 lfo1'><![if !supportLists]><span style='font-size:14.0pt;line-height:115%;font-family:"Times New Roman","serif"'><span style='mso-list:Ignore'>5.<span style='font:7.0pt "Times New Roman"'> </span></span></span><![endif]><i><span style='font-size:14.0pt;line-height:115%;font-family:"Times New Roman","serif"'>Wingate v. Marks,</span></i><span style='font-size:14.0pt;line-height:115%;font-family:"Times New Roman","serif"'> 97 Wash. App. 1024 (1999)(unreported): renting basement apartment is a business use. Single family residential means no business uses;<o:p></o:p></span></p><p class=MsoListParagraphCxSpMiddle style='margin-left:1.0in;text-indent:-.25in;mso-list:l0 level1 lfo1'><![if !supportLists]><span style='font-size:14.0pt;line-height:115%;font-family:"Times New Roman","serif"'><span style='mso-list:Ignore'>6.<span style='font:7.0pt "Times New Roman"'> </span></span></span><![endif]><i><span style='font-size:14.0pt;line-height:115%;font-family:"Times New Roman","serif"'>Peckham v. Milroy</span></i><span style='font-size:14.0pt;line-height:115%;font-family:"Times New Roman","serif"'>, 104 Wash. App 887 (2001): children's day care is business; prohibition against business uses applies;<o:p></o:p></span></p><p class=MsoListParagraphCxSpMiddle style='margin-left:1.0in;text-indent:-.25in;mso-list:l0 level1 lfo1'><![if !supportLists]><span style='font-size:14.0pt;line-height:115%;font-family:"Times New Roman","serif"'><span style='mso-list:Ignore'>7.<span style='font:7.0pt "Times New Roman"'> </span></span></span><![endif]><i><span style='font-size:14.0pt;line-height:115%;font-family:"Times New Roman","serif"'>Fowler v. Loucks,</span></i><span style='font-size:14.0pt;line-height:115%;font-family:"Times New Roman","serif"'> 133 Wash. App. 1020 2006 (unreported): prohibition against parking commercial vehicles anywhere but inside garage or on assigned parking; Mis-represents Mains Farm's discussion of incidental use (see Metzner); finds that main purpose is residential, business use is just parking a work vehicle with a business sign on it; <o:p></o:p></span></p><p class=MsoListParagraphCxSpMiddle style='margin-left:1.0in;text-indent:-.25in;mso-list:l0 level1 lfo1'><![if !supportLists]><span style='font-size:14.0pt;line-height:115%;font-family:"Times New Roman","serif"'><span style='mso-list:Ignore'>8.<span style='font:7.0pt "Times New Roman"'> </span></span></span><![endif]><i><span style='font-size:14.0pt;line-height:115%;font-family:"Times New Roman","serif"'>Ross v. Bennett,</span></i><span style='font-size:14.0pt;line-height:115%;font-family:"Times New Roman","serif"'> 148 Wash. App. 40 (2008): use as short term vacation rental (VRBO) is still a residential use even though it is a residential use that is the business of the owner. Includes both long-term rentals and short term rentals within result; <o:p></o:p></span></p><p class=MsoListParagraphCxSpLast style='margin-left:1.0in;text-indent:-.25in;mso-list:l0 level1 lfo1'><![if !supportLists]><span style='font-size:14.0pt;line-height:115%;font-family:"Times New Roman","serif"'><span style='mso-list:Ignore'>9.<span style='font:7.0pt "Times New Roman"'> </span></span></span><![endif]><i><span style='font-size:14.0pt;line-height:115%;font-family:"Times New Roman","serif"'>Wilkinson v. Chiwawa Communities</span></i><span style='font-size:14.0pt;line-height:115%;font-family:"Times New Roman","serif"'>, 180 Wash.2d 241 (2014): Vacation rentals are not commercial uses and are consistent with single-family residential use provisions. <o:p></o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'> Oh, look, I found my drum in the corner. This is the same one I beat regularly: why can't our Courts see HOA cases more clearly, and use precedent, and try to create rules that people can follow? Is a drainage pond a residential use? Is a city park a residential use? Are for-pay garden spots a residential use? What usefulness is the "incidental to residential use" concept? Are these uses "primarily" residential, or are they "primarily" something else (like, well, parks). In this case, payment by pea patch users doesn't matter. In at least one other jurisdiction, fee-for-use parks are not residential uses. <o:p></o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'> On the other hand, I get to take my 4-year-old grandson to Taekwondo this afternoon. Watching 4-year-olds try to do jumping jacks is hilarious. <o:p></o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'>Rob <o:p></o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'><o:p> </o:p></span></p><p class=MsoNormal style='text-autospace:none'><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'>Robert D. Wilson-Hoss <br>Hoss & Wilson-Hoss, LLP <br>236 West Birch Street <br>Shelton, WA 98584 <br>360 426-2999<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'><a href="www.hossandwilsonhoss.com"><span style='color:blue'>www.hossandwilson-hoss.com</span></a><br><a href="mailto:rob@hctc.com"><span style='color:blue'>rob@hctc.com</span></a></span><o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal style='text-autospace:none'><i><span style='font-family:"Times New Roman","serif"'>This message is intended solely for the use of the addressee and may contain information that is privileged, confidential, and exempt from disclosure under applicable law. If you are not the addressee, you are hereby notified that any use, distribution, or copying of this message is strictly prohibited. If you received this message in error, please notify us by reply e-mail or by telephone (call us collect at the number listed above) and immediately delete this message and any and all of its attachments. Thank you.<o:p></o:p></span></i></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><b><span style='font-size:10.0pt;font-family:"Times New Roman","serif";text-transform:uppercase'>This office does debt collection and this e-mail may be an attempt to collect a debt, Any information obtained will be used for that purpose. </span></b><span style='font-size:10.0pt;font-family:"Times New Roman","serif"'>To the extent the Federal Fair Debt Collection Practices Act (15 U.S.C. § 1692) applies this firm is acting as a debt collector for the condominium/homeowners' association named above to collect a debt owed to it. Any information obtained will be used for collection purposes. You have the right to seek advice of legal counsel.</span><o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p></div><div id="DAB4FAD8-2DD7-40BB-A1B8-4E2AA1F9FDF2">
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