Opinion ID: 2362019
Heading Depth: 2
Heading Rank: 3

Heading: Expiration

Text: [¶ 18] Lewis contends that the first permit expired once MCA began its construction after receipt of the second permit. [7] We disagree. MCA began demolition and foundation fill under the authority of the first permit in November of 1996, less than six months after the permit was issued. Although MCA admitted that after December 2, 1996, all construction was completed pursuant to the later permit, the initial demolition relied on the authorization granted in the first permit. All construction thereafter was carried out with both the original and the second building permits present at the site. Contrary to Lewis's contention, MCA did use its permit within one year of the date of the permit, as required by the Shoreland Zoning Ordinance. [¶ 19] The Board also concluded that the Building Code enacted on June 12, 1996, was not retroactive, and that section 108.2 of the Code does not apply to the first permit because the first permit was granted before the new ordinance was in effect. [8] Consequently, pursuant to the older ordinance, the first permit would not expire simply because MCA did not rely exclusively on the first permit for over six months. In accordance with section 108.3 of the newer Code, MCA requested a new site plan review in November of 1996 because it did not begin construction within ninety days of receiving the first permit and it made some changes to its plans. Even if the first permit was subjected to the new ordinance, it does not automatically follow that the first permit becomes invalid for failure to begin construction within ninety days pursuant to section 108.3 of the Building Code. That section may limit the authority of MCA to make other changes, but MCA still has the authority to build what was already approved. [¶ 20] The possession of two permits, both authorizing changes to a building, does not by that fact itself invalidate the permit authorizing the narrower changes. MCA's first permit did not expire even though MCA made changes to its building relying on the second permit. Both permits were available at MCA's construction site. MCA began construction pursuant to the first permit, and the Board's decision that the first permit remains valid is not error.