Court Opinion

ID: 9942186
Source: CourtListenerOpinion
Date Created: 2024-02-20 17:17:48.485386+00
Date Added: 2024-06-11T13:47:48.607737
License: Public Domain

FILED
                                                             FEBRUARY 20, 2024
                                                          In the Office of the Clerk of Court
                                                         WA State Court of Appeals, Division III

            IN THE COURT OF APPEALS OF THE STATE OF WASHINGTON
                               DIVISION THREE

SARAH ELLEN KEENAN and DAVID                   )         No. 39420-4-III
E. KEENAN, wife and husband,                   )
                                               )
                      Appellants,              )
                                               )
   v.                                          )         UNPUBLISHED OPINION
                                               )
CITY OF SPOKANE VALLEY, a                      )
municipal corporation,                         )
                                               )
                      Respondent.              )

        PENNELL, J. — After being injured while riding her bicycle on the city of Spokane

Valley’s Appleway Trail, Sarah Keenan and her husband sued for damages. The City

moved for summary judgment, asserting application of Washington’s recreational

immunity statute. The trial court granted the City’s motion and dismissed the case.

        We affirm in part and reverse in part. We agree with the trial court that the

Appleway Trail generally qualifies for protection under Washington’s recreational

immunity statute, RCW 4.24.200-.210. It is undisputed the City affirmatively held the

trail open to the public for recreational purposes. 1 Nothing further is required for property

to qualify as recreational.

        As discussed below, there are other elements of the recreational immunity statute,
        1

but those are not at issue in this case.
No. 39420-4-III
Keenan v. City of Spokane Valley

       While the Appleway Trail qualifies as recreational, summary judgment dismissal

is nevertheless inappropriate. Immunity under the recreational use statute is not absolute.

A landowner may still be held liable for dangerous latent defects. Here there are questions

of material fact as to whether the condition that caused Ms. Keenan’s fall was latent.

Given this record, the Keenans are entitled to trial on this issue.

                                           FACTS

       On the morning of June 26, 2020, Sarah Keenan was riding her bicycle on a newly

constructed portion of the City’s Appleway Trail when she encountered a City truck,

operated by Peter Fisch, parked in the middle of the trail.

       The City had opened this extension of the Appleway Trail to the public earlier that

week. One of Mr. Fisch’s jobs that day involved clearing up leftover construction debris.

Mr. Fisch parked his truck on the trail with its lights on, and orange markers were placed

around it, while he was out collecting debris. Ms. Keenan slowed as she approached the

truck to let two pedestrians pass. As Ms. Keenan moved forward to also pass the truck she

felt a jolt and then crashed, suffering a broken leg and injured knee. While on the ground,

Ms. Keenan saw a large plastic lid lying on the trail and other materials presumably left

during construction. She recalls someone telling her she must have hit some black tubing

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left on the trail. There is no evidence indicating Ms. Keenan saw any of the debris

before her fall.

       Mr. Fisch did not witness Ms. Keenan’s fall. But he confirmed there was debris

on the trail, including “two 2x4’s, a 10-gallon size container (approximately) and its lid,

as well as an eight-foot-long piece of black tubing.” Clerk’s Papers at 42-43. The parties

agree there were other people using the trail at the time of the incident and there was

no signage indicating the trail was closed or warning that there were any hazardous

conditions. Id. at 7, 12. Immediately after this incident, Mr. Fisch took photos

documenting the condition of the trail.

       The Appleway Trail is a nonmotorized, multiuse trail running through the City.

The trail was built and maintained through an interlocal agreement between Spokane

County and the City. Under the terms of the agreement, the City assumed the role of

funding, building, maintaining, and operating the trail, and accepted liability for all claims

arising out of its construction, operation, and maintenance.

       According to the interlocal agreement, executed in June 2012 before construction

began on the first segment of the Appleway Trail, the trail was to “provide an important

regional alternative transportation and recreation amenity.” Id. at 21. The trail area is

zoned as “‘Parks, Recreation, and Open Space’” and is managed by the City’s parks

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and recreation department. The City’s comprehensive plan lists the Appleway Trail as

a “recreational asset[].” Id. at 165.

        Funding for the trail came partially from the United States Department of

Transportation, Federal Highway Administration’s Congestion Mitigation and Air Quality

Program. This program apportions funds for projects that are “primarily for transportation

purposes rather than recreation[al] purposes.” Id. at 101. In its funding application, the

City explained the trail would facilitate “non-motorized modes of travel and improve

safety for bike and pedestrian traffic through the commercial core of the Spokane

Valley.” Id. The application stated the “primary purpose” of the trail project “is to get

pedestrians and bicyclists off of ” a busy City thoroughfare. Id. at 106. The application

repeatedly referred to the trail as something that would provide for “transportation.” Id. at

102-06, 109. The application mentioned recreation as merely “another benefit” of the

trail. Id. at 109.

        Ms. Keenan and her husband jointly sued the City for negligence and loss of

consortium, based on the June 26 incident. The City moved for summary judgment

and dismissal of all claims, asserting recreational immunity under RCW 4.24.210.

The Keenans countered that recreational immunity was not available because the

Appleway Trail’s primary purpose was to provide for transportation, not recreation.

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Alternatively, the Keenans argued that even if the City qualified for recreational

immunity, an exception to immunity applied because the injury-causing condition was

dangerous and latent.

       The trial court granted summary judgment to the City, reasoning recreational

immunity applied and there were no issues of fact regarding a dangerous and latent

condition. The Keenans moved for reconsideration, which was also denied. They now

timely appeal.

                                        ANALYSIS

       Because this matter comes to us on an order granting summary judgment, our

review is de novo. Young v. Key Pharms. Inc., 112 Wn.2d 216, 226, 770 P.2d 182 (1989),

overruled in part on other grounds, 130 Wn.2d 160, 922 P.2d 59 (1996) (plurality

opinion). The question is whether, viewing the evidence in the light most favorable to

the nonmoving parties, the Keenans, there is a genuine issue of material fact for trial.

Id. at 225.

Recreational immunity

       The Washington Legislature enacted the recreational immunity statute in 1967

to encourage landowners to make their property “available to the public for recreational

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Keenan v. City of Spokane Valley

purposes by limiting their liability” to land users. RCW 4.24.200. The statute provides,

in pertinent part:

       Except as otherwise provided . . . any public or private landowners,
       hydroelectric project owners, or others in lawful possession and control
       of any lands whether designated resource, rural, or urban, or water areas or
       channels and lands adjacent to such areas or channels, who allow members
       of the public to use them for the purposes of outdoor recreation . . . without
       charging a fee of any kind therefor, shall not be liable for unintentional
       injuries to such users.

RCW 4.24.210(1) (emphasis added).

       Recreational immunity is an affirmative defense to a claim of liability, meaning

“the landowner bears the burden of proving entitlement to that immunity.” Schwartz

v. King County, 200 Wn.2d 231, 238, 516 P.3d 360 (2022). Under our case law, a

landowner must prove four elements to be entitled to recreational immunity: (1) the

landowner was in lawful possession and control of the land, (2) the land was open to

the public (3) for recreational purposes, and (4) no fee was charged. Camicia v. Howard

S. Wright Const. Co., 179 Wn.2d 684, 695-96, 317 P.3d 987 (2014).

       Here, the parties do not dispute the first, second, and fourth elements. Their

disagreement is centered around whether the trail was open for purposes of recreation.

       The Keenans argue there are issues of material fact as to whether the Appleway

Trail was open for purposes of recreation. They contend immunity does not apply when

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Keenan v. City of Spokane Valley

the land is opened primarily for a nonrecreational purpose, even if there is some

recreational use or purpose. Relying on Camicia, the Keenans argue if land would remain

open to the public even absent any recreational use or purpose, then the land was not open

primarily for recreational purposes, and immunity does not apply. Appellants’ Opening

Br. at 14 (citing Camicia, 179 Wn.2d at 697). According to the Keenans there are issues

of fact as to whether the primary purpose of the trail was for transportation use, and

therefore summary judgment was improper.

       The Keenans’ primary purpose argument is derived from some confusing language

in Camicia. In discussing whether a bicycle trail on Interstate 90 (I-90) was open to

the public for recreational purposes, Camicia leaned heavily on the purpose of the

recreational immunity statute. The Supreme Court reasoned a landowner will not

be induced by the promise of immunity to open the land to recreation if the land is already

open to public use for other purposes. Camicia, 179 Wn.2d at 697. Thus, the mere fact

of “incidental recreational use of land” is insufficient to qualify for recreational use

immunity. Id. After Camicia, it was arguably unclear how recreational immunity would

apply to properties that are subject to mixed use. According to the dissent in Camicia,

the majority conferred immunity “only if the land is held open to the public solely for

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Keenan v. City of Spokane Valley

recreational use.” Id. at 703 (Madsen, J., dissenting). The dissent lamented that Camicia

stood for the rule that land opened for mixed purposes would not be protected. Id.

       The Supreme Court addressed the confusion caused by Camicia in the subsequent

case of Lockner v. Pierce County, 190 Wn.2d 526, 415 P.3d 246 (2018). The Lockner

court explained that summary judgment had been improper in Camicia because there

were issues of fact as to whether the trail there was open to recreation “at all.” Lockner,

190 Wn.2d at 534. Because there was some evidence that the I-90 trail in Camicia was

opened solely for transportation purposes, and that any recreational use was merely

incidental, Lockner clarified that was the reason why summary judgment was improper

in Camicia. Id. (noting disputed issues of fact as to whether the I-90 trail “could be used

for recreation”).

       The facts in Lockner differed from those in Camicia. In Lockner, there was no

evidence indicating the county intended the trail where that accident happened was

“to be used exclusively for transportation.” Id. at 536. Rather, the evidence was that

the county designed and maintained the trail through its parks and recreation department

with recreation in mind. Id. at 530, 536. This was sufficient to meet the recreational

purpose requirement, regardless of whether the county also intended to open the trail to

nonrecreational uses.

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       Lockner’s refinement of Camicia clarified the rule governing recreational

immunity claims. Under Lockner, the recreational purpose requirement will be met so

long as one of a landowner’s purposes in opening property to the public is recreation. Id.

at 534 (test is whether the land was open for recreation “at all”). The existence of other

nonrecreational purposes does not defeat the recreational purposes criterion. 2

       Lockner’s rule comports with the plain text of RCW 4.24.210, which states it

applies to land opened to the public “for the purposes of outdoor recreation.” It does

not say the land must be open primarily for recreational purposes. Indeed, the statute

specifically mentions “hydroelectric project owners” as potential beneficiaries of

immunity. Id. The primary purpose of a hydroelectric project is obviously not recreation.

But if a hydroelectric project owner opens their land to the public for recreation without

charging a fee, then statutory immunity will apply. Under the immunity statute, what

       2
        It bears emphasis that under the rule recognized in Lockner, it is the landowner’s
objective purpose that prevails in this part of the analysis. Id. at 535 (“Whether land
has been opened for recreation is to be viewed from the objective standpoint of the
landowner.”). The landowner’s purpose might be discerned from how the land is actually
used. But to discern purpose from use, it is likely that “more than incidental . . . use may
be required.” Id. at 529. The fact that it is proper to weigh usage when discerning a
landowner’s objective purpose does not mean use immunity is limited to situations where
a landowner’s recreational purpose is more than incidental. Id. at 533 (Immunity does not
turn on whether the landowner’s recreational purpose is “‘primary,’” “‘secondary,’” or
“incidental.”) (quoting McCarver v. Manson Park & Recreation Dist., 92 Wn.2d 370,
377, 597 P.2d 1362 (1979).

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Keenan v. City of Spokane Valley

matters is that the landowner opened the land for recreational purposes, not the

importance of the recreational purpose as compared to other purposes.

          Whether land has been opened 3 to the public for recreational purposes is a matter

that must be viewed from the objective standpoint of the landowner. Lockner, 190 Wn.2d

at 535. Evidence of the landowner’s purpose may be derived from a variety of sources,

including the landowner’s treatment of the property, Camicia, 179 Wn.2d at 700

(maintenance of trail as part of city’s park system suggestive of recreational purpose);

property transfer records, id. at 701 n.6 (statement in deed reserving the trail for

“‘road/street purposes only’” is evidence of nonrecreational purpose); funding

documents, id. at 700 (lack of recreational funds used for the project is evidence of

nonrecreational purpose); public declarations of purpose, Lockner, 190 Wn.2d at 536

(statements made on website and by park officials); and patterns of actual usage, supra

note 2.

          Here, like Lockner, there is no evidence the Appleway Trail was opened

exclusively for nonrecreational purposes, such as transportation. The strongest argument

         Though not at issue here, it is apparent that when assessing whether land has
          3

been opened for recreational purposes, we do not look at the original intent of the
landowner at the time of the initial opening, but how the land was made open to the
user at the time of alleged liability. See Riksem v. City of Seattle, 47 Wn. App. 506, 510,
736 P.2d 275 (1987).

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Keenan v. City of Spokane Valley

the Keenans can make is that the trail was opened primarily for transportation purposes,

as set forth in the City’s application for federal highway funds. But primacy is not the

same thing as exclusivity. Even if the City’s primary purpose for the Appleway Trail was

transportation, this does not change the fact that the trail was also specifically open for

recreation. So long as one of the City’s purposes in opening the land to the public was

recreation, the statutory requirement is met. It does not matter that the City’s recreational

purpose may have been less significant than other purposes. See McCarver v. Manson

Park & Recreation Dist., 92 Wn.2d 370, 377, 597 P.2d 1362 (1979) (“We decline to

impose a limiting construction upon the statute differentiating land classifications based

upon primary and secondary uses where the legislature did not.”).

       We agree with the trial court that the City is entitled to summary judgment on the

issue of whether the Appleway Trail was opened for purposes of recreational use. This is

not to say that application of recreational immunity is either fair or grounded in sound

public policy. The world has changed since the legislature enacted the recreational

immunity statute in 1967. It could be that, at least with respect to nonmotorized trails,

the promise of immunity is no longer necessary to encourage landowners to open their

properties to the public for recreation. But policy disputes are not our purview. If the

Keenans or their amicus, the Washington State Association for Justice Foundation,

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believe the recreational immunity statute is too broad, recourse may be sought from the

legislature.

Whether an exception to RCW 4.24.210 applies

       Recreational immunity is not absolute. Even where the statute applies,

there are several exceptions that may still result in a finding of liability. Relevant here,

RCW 4.24.210(4)(a) provides that an otherwise immune landowner will remain liable

for injuries caused “by reason of a known dangerous artificial latent condition for which

warning signs have not been conspicuously posted.” The burden of proving this exception

to recreational immunity falls on a plaintiff. See Schwartz, 200 Wn.2d at 239.

       There are four elements to proving a latent condition exception. The condition

must be (1) known, (2) dangerous, (3) artificial, and (4) latent. See Van Dinter v. City of

Kennewick, 121 Wn.2d 38, 46, 846 P.2d 522 (1993). The City challenges the Keenans’

ability to prove the second and fourth elements, pertaining to dangerousness and latency.

       Before addressing whether the Keenans have identified sufficient facts to meet

their burden of proof, we must first identify the injury-causing condition at issue. The

parties dispute whether Ms. Keenan was injured by a piece of black tubing that was

laying on the roadway or by some other piece of debris, including the lid to a 10-gallen

container. Viewing the evidence in the light most favorable to the Keenans, there is

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evidence the black tubing caused Ms. Keenan to fall. While neither Ms. Keenan nor

Mr. Fisch noticed what caused the fall, an individual on the scene reportedly commented

that Ms. Keenan must have hit the black tubing. It is not clear whether this out-of-court

statement would be admissible at trial, but given the lack of objection we consider the

statement as some evidence that the injury-causing condition was the black tubing.

       Having determined the condition at issue, the next step of our analysis involves

assessing whether the condition was dangerous. In the current context, a condition is

dangerous “if it imposes an unreasonable risk of harm.” Schwartz, 200 Wn.2d at 240

(citing State v. Dixon, 78 Wn.2d 796, 804, 479 P.2d 931 (1971)).

       The record on review contains at least a question of fact as to whether the

condition was dangerous. Ms. Keenan claims to have slowed her speed at the time she

hit the debris, yet she still broke her leg and injured her knee from the fall. The serious

nature of Ms. Keenan’s injuries tends to indicate that the condition was dangerous. See

Schwartz, 200 Wn.2d at 243 (“We agree with the Court of Appeals that ‘the very nature

of [Mr.] Schwartz’s injury indicates that the bollard is dangerous.’”). Further, the fact that

the City had sent someone to clean up the construction debris suggests the debris posed a

danger. See id. (finding the fact that someone had written a warning that there was a

“POST” near the bollard suggested it posed an unreasonable risk). Reviewing the facts

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Keenan v. City of Spokane Valley

and reasonable inferences in the light most favorable to the Keenans, a genuine dispute

of material fact exists as to whether the debris posed an unreasonable risk of harm.

       The last step of our analysis involves assessing whether the injury-causing

condition was latent. In this context, a condition is latent “if recreational users will not be

reasonably able to discover or protect themselves from that condition while engaged in

recreational use of the land.” Id. at 241. When a recreational user is a bicyclist, we must

assess whether a dangerous condition would be readily apparent to a reasonable person

engaged in this class of recreational use. Id. at 242-43.

       The Keenans contend the injury-causing condition—the black tubing—was latent.

They claim that from the perspective of a bicyclist, who travels at higher speeds than

a pedestrian and must judge danger from afar, the black tubing looked very similar to

an ordinary shadow. Further, they argue a jury could find a reasonable bicyclist in

Ms. Keenan’s situation would have focused on what was in front of them to avoid hitting

the pedestrians and the truck. The City counters that the black tubing and other debris

were readily observable to an objective viewer, thus they could not be deemed latent.

       Reviewing the facts and reasonable inferences in the light most favorable to the

Keenans, we find there are material issues of fact as to latency. Reproduced below are

photos of the Appleway Trail taken by Mr. Fisch immediately after the incident.

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Appellants Opening Br. at 49.

                                   15
No. 39420-4-III
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       Contrary to the City’s position, we do not find that the presence of the black tubing

would have been obvious to a reasonable bicyclist. The tubing matched the color of the

asphalt. It was located opposite some fence posts and below several telephone wires. To

an individual approaching the area without any advance knowledge as to what they were

viewing, the tubing might have appeared as a shadow or as nothing at all. On the facts

before us, the Keenans are entitled to have a trier of fact decide whether the tubing lying

in the trail qualified as latent.

       Our assessment of the ambiguous nature of the tubing is underscored by the

Supreme Court’s decision Schwartz, where it was held that the injury-causing condition, a

“bollard” or metal post meant to keep motorized vehicles off of the trail at issue, was

latent. The court relied on unrebutted expert testimony that the overcast weather and

lighting at the time of the accident caused the bollard to be “completely inconspicuous”

and normal bicyclists would not have seen the bollard as they neared it. Schwartz, 200

Wn.2d at 235-36.

       The bollard at issue was photographed and reproduced in the decision of Division

Two of this court in Schwartz v. King County, 14 Wn. App. 2d 915, 943, 474 P.3d 1092

(2020) (Worswick, J., concurring and dissenting in part), aff’d, 200 Wn.2d 231, 516 P.3d

360 (2022):

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       The tubing in the current case is certainly more difficult to see than the bollard at

issue in Schwartz. While the Keenans (unlike Mr. Schwartz) did not provide any expert

analysis, we deem such assistance unnecessary. Even to the untrained eye, the black

tubing depicted in the City’s photo is difficult to see. The record reveals material issues of

fact as to whether the injury-causing condition in this case was latent within the meaning

of the recreational immunity statute.

                                        CONCLUSION

       The order of summary judgment is affirmed in part and reversed in part. The order

is affirmed as to the affirmative defense of recreational immunity. The order is reversed

as to whether the Keenans can establish an exception to immunity based on a latent

defect. We remand for further proceedings.

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       A majority of the panel has determined this opinion will not be printed in

the Washington Appellate Reports, but it will be filed for public record pursuant to

RCW 2.06.040.

                                          _________________________________
                                          Pennell, J.

I CONCUR:

______________________________
Cooney, J.

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                                      No. 39420-4-III

       FEARING, C.J. (dissenting/concurring) — This appeal poses two distinct questions

for resolution. First, whether a question of fact exists as to whether pipe laying on

Spokane Valley’s Appleway Trail constituted a latent condition for purposes of the

recreational landowner immunity act? Second, whether the city of Spokane Valley

opened the trail for recreational use within the meaning of RCW 4.24.210?

       I concur in the majority’s ruling that an issue of fact exists as to whether the

presence of the pipe that caused Sarah Keenan’s injuries was a latent condition. I

disagree with the majority’s ruling that as a matter of law Spokane Valley opened the

trail for recreational use. At the least, the facts should be developed further before

Spokane Valley receives a summary judgment order in its favor on this second question.

                                         ------------

       The city of Spokane Valley built Appleway Trail on a portion of land earlier

acquired by Spokane County. The county and the city entered an interlocal agreement

for the construction and maintenance of the trail. The agreement read, in part:

              (b) Pursuant to RCW 36.68.090, counties acting through its board of
       county commissioners, are empowered to build, construct, care for, control,
       supervise, improve, operate and maintain parks, playgrounds, bicycle and
       bridle paths and other recreational areas.
No. 39420-4-III
Keenan v. City of Spokane Valley

                (c) Pursuant to RCW 36.34.340, any county or city may acquire by
       purchase, gift, devise, bequest, grant or exchange title or any interest or
       rights in real property for park or recreational purposes.
                ....
                (g) Spokane County and City of Spokane Valley both recognize that
       having a multi-use trail along a portion of the Milwaukee Right-of-Way
       will provide an important regional alternative transportation and
       recreation amenity to the residents of Spokane County, including City of
       Spokane Valley. . . .
                ....
                [The parties] agree to continue their commitment to preserve the
       [trail site] for the full range of public uses, including but not limited to mass
       transit and public utility infrastructure and appurtenances.

Clerk’s Papers (CP) at 22, 24 (emphasis added).

       The city of Spokane Valley applied for matching funding, through the Federal

Highway Administration’s Congestion Mitigation & Air Quality (CMAQ) program, for a

portion of the construction of Appleway Trail. The program apportions funds to states

for qualifying projects that are “primarily for transportation purposes rather than

recreational purposes.” CP at 101. The federal funds may only be used for facilities used

principally for transportation facilities. 23 U.S.C. § 217(i). The federal government

funds recreational trails through a separate program. 23 U.S.C. § 206.

       The application under the CMAQ program noted the desire to move pedestrians

and bicycles from Sprague Avenue, a major east-west thoroughfare through Spokane

Valley:

              Bicyclists and pedestrians currently use Sprague Ave. Sprague has
       high traffic volumes and a high density of driveway approaches for adjacent
       businesses that do not encourage alternative modes of transportation and
       are not conducive to safe, efficient travel for non-vehicles.

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CP at 100. In order to procure the matching funding, Spokane Valley committed to apply

real estate excise tax revenue, typically reserved for transportation projects.

       The application for federal funding emphasized that the project must be primarily

for transportation, not recreation, purposes.

               Please describe how or why the project relates to the
       transportation system (functional, proximity, or impact). Projects must
       be primarily for transportation purposes rather than recreational purposes.
       Projects lacking a functional, proximity or impact linkage to the
       transportation system are not eligible.
               The proposed project promotes non-motorized modes of travel and
       improves safety for bike and pedestrian traffic through the commercial core
       of the Spokane Valley. It also provides a direct connection to STA’s
       [Spokane Transit Authority’s] Valley Transit Center (VTC). Transit Route
       98 runs parallel to the proposed trail along Sprague Avenue and Route 97
       intersects the proposed trail at Sullivan Road.
               The City of Spokane Valley has identified the Appleway Trail as a
       key pedestrian and bicycle corridor in its Comprehensive Plan. The length
       of the trail when it’s completed will be 6.2 miles long. Of that, the City has
       built or has funded 3.3 miles. This grant request is to continue the trail
       further east for one mile from Evergreen to Sullivan Road.
               Completing the 6.2 miles of trail will provide a central east-west
       bike and pedestrian facility that provides access across the entire City along
       the City’s core commercial zone. The trail accesses services such as health
       care, banking, postal and government services, retail services such as drug
       stores, supermarkets, office supply stores, and restaurants. In addition, the
       trail provides access to multifamily housing and single-family housing
       along the corridor. Employers such as the Numerica Corporate Offices,
       Monaco Enterprises, H & H Molds, and various retail services will allow
       walkers and bikers to access jobs.

CP at 113 (emphasis added). The first paragraph of this section was embedded within the

application form. Spokane Valley added the remaining language.

       The application for federal funding further read:

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              2a. Please describe how this project is consistent with Horizon
       2040 Guiding Principle 1: Economic Vitality.
              This project is consistent with Guiding Principle 1: Economic
       Vitality. The Appleway Trail, when complete, will extend from University
       Avenue on the west through the entire City to the eastern border at Liberty
       Lake. The intent of this trail is to provide multimodal transportation
       options to those who live and/or work in Spokane Valley. The Trail will
       provide citizens the option to use other modes of transportation. This
       enhances accessibility and connections among city centers, regional service
       centers and attractions, towns, and areas of regional employment.
              As the Appleway Trail continues to develop over time it will give
       the civic center and commercial core of Spokane Valley a sense of place. It
       will provide mulitmodal access to businesses, help with re-development
       around the new City Hall and Park/Library sites, provide a place to hold
       community events and allow people to congregate to create a stronger and
       more connected community. This project will also help stimulate new
       economic growth and vitality.

CP at 114. As before, the first paragraph came with the application form. Spokane

Valley added the remaining language.

       Another section in the application asked:

              8b. Does the project support health-promoting transportation options
       for people of all abilities and ages (walking, biking, transit, safe routes to
       school, etc.)? If so, please describe.
              Yes, people who wish to exercise by biking and walking would have
       that choice. The Appleway Trail is expected to be a good commuter route
       to replace single vehicle travel along Sprague Avenue; however, another
       benefit of this project is it gives people of all ages the opportunity to use the
       greenway trail for health-promoting transportation options and family
       recreation.

CP at 121 (emphasis added) (alteration in original). The application, nonetheless,

confirmed that the primary purpose of the trail was to “get pedestrians and bicyclists off

of Sprague Avenue as much as practical, giving them a parallel route that would be 0.12

miles south of Sprague Avenue.” CP at 106.

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      The CMAQ application, in other sections, variously described the purpose of

Appleway Trail:

             • “The project interconnects and serves multiple key destinations and
      transportation routes,” improving employment and destination accessibility.
      CP at 102.

             • “The plan under the Land Use chapter encourages the Sprague
      Avenue Regional/Community Commercial corridor be transformed into a
      quality mixed-use retail area. The plan states that retail development along
      the corridor should be concentrated at arterial intersections and designed to
      integrate auto, pedestrian, and transit circulation.” CP at 103.

             • “Although this is a trail project and will not carry freight, Sprague
      Ave. is on the Freight Priority Network, and taking pedestrian and bike
      commuting from off of Sprague Ave. would reduce bike and pedestrian
      conflicts with trucks.” CP at 103.

             • “The Appleway Trail Project provides a route for alternative
      transportation.” CP at 103.

            • “Constructing the Appleway Trail and providing an alternative
      form of transportation helps minimize impacts to natural resources and
      conserves non-renewable resources.” CP at 104.

             • “By partnering with Spokane County (on the use of the RR right-
      of-way) and STA (trailhead parking at VTC) this project maximizes the
      transportation investment and supports federal, state and local goals of
      providing multimodal transportation options.” CP at 104.

             • “Constructing this portion of the Appleway Trail takes much of the
      pedestrian and bicycle traffic off of Sprague Avenue.” CP at 105.

              • “The Sprague Corridor through Spokane Valley was built for
      automobiles and trucks with little consideration for pedestrian and bike
      traffic. Moving high traffic volumes through the city while accommodating
      pedestrians and bikes is difficult to perform safely and efficiently. A
      separated trail allows pedestrians and bicyclists to access the business
      district away from high traffic areas.” CP at 106.

                                                5
No. 39420-4-III
Keenan v. City of Spokane Valley

               • “The Appleway Trail provides a safe and secure facility for shared
       use trail users. By providing a separated lighted facility, Sprague Avenue
       can be safely accessed by those choosing nonmotorized transportation or to
       those who can’t use automobiles to access the business district.” CP at
       106-107.

       As part of the request for federal funding, the city of Spokane Valley also signed a

“Supplemental Project Application.” The supplemental application again emphasized

moving pedestrians and bicycles from Sprague Avenue. CP at 122. The supplemental

application nowhere mentioned a recreational purpose for Appleway Trail.

       In support of Spokane Valley’s motion for summary judgment, city of Spokane

Valley Senior Engineer Robert Lochmiller declared that the city intended Appleway Trail

to serve as a “4.3-miles of continuous, paved trail providing pedestrian access for

walking, running, bicycling, and other recreational uses.” CP at 36. According to

Lochmiller, the trail zoning is for parks, recreation, and open space. Spokane Valley

included the cost of maintenance for the trail in its parks and recreation budget. In its

2016 comprehensive master plan, the city described Appleway Trail as a recreation asset.

       Sarah Keenan sustained injuries on the first day that Spokane Valley opened

Appleway Trail for public use. We do not know the purpose for which Sarah Keenan

rode her bicycle on June 26, 2020.

                                          ----------

       Two oddities complicate a resolution of this appeal. First, when one thinks of a

“bike path,” one automatically ponders exercise and recreation. A bike path may be the

essence of an area used for exercise. Although we define recreation as fun and

                                                  6
No. 39420-4-III
Keenan v. City of Spokane Valley

enjoyment and exercise constitutes drudgery and work, exercise is deemed recreation.

Despite this observation, Spokane Valley has not argued that a bike path necessarily and

automatically qualifies for recreational land immunity.

       Second, the subject of recreational landowner immunity creates two separate

categories, transportation and recreation, as if the two are mutually exclusive taxonomies.

Yet, the two activities may overlap. As one engages in ordinary tasks throughout the day,

she may walk or she may bicycle from place to place. A courier may ride his bicycle

from office to office for transportation purposes, yet he or she gains exercise while doing

so. When I walk five blocks to a restaurant from the courthouse, I also engage in a

minimal amount of exercise and the brisk air may restore and recreate my mind and soul.

                                         ----------

       In a summary judgment motion, the movant bears the burden to demonstrate a lack

of a genuine issue as to a material fact and that, as a matter of law, summary judgment is

proper. Hartley v. State, 103 Wn.2d 768, 774, 698 P.2d 77 (1985). I must view the facts

in a light favorable to the nonmoving party, Sarah Keenan. Barber v. Bankers Life &

Casualty Co., 81 Wn.2d 140, 142, 500 P.2d 88 (1972). I must also draw all reasonable

inferences from those facts in a glow benefiting Keenan. EPIC v. CliftonLarsonAllen

LLP, 199 Wn. App. 257, 268-69, 402 P.3d 320 (2017).

       Viewing the facts in accordance with these principles of summary judgment

review establishes that the city of Spokane Valley repeatedly and emphatically wished to

move bicycle and pedestrian traffic from Sprague Avenue, a busy main thoroughfare

                                                 7
No. 39420-4-III
Keenan v. City of Spokane Valley

through the city and in order to accommodate the commercial interests of the city’s

downtown. Thus, the overarching purpose of Appleway Trail is transportation in nature.

Use of the trail for recreation became an afterthought.

                                           ----------

       Local governments encounter liability for injuries sustained on their property to

the same extent as any other landowner. RCW 4.96.010; Schwartz v. King County, 200

Wn.2d 231, 237, 516 P.3d 360 (2022). At common law, a landowner’s duty depended on

the plaintiff’s status as an invitee, a licensee, or a trespasser. Tincani v. Inland Empire

Zoological Society, 124 Wn.2d 121, 128, 875 P.2d 621 (1994). In 1966, this court

broadened the invitee classification to include the “public invitee,” defined as one

“invited to enter or remain on land as a member of the public for a purpose for which the

land is held open to the public.” McKinnon v. Washington Federal Savings & Loan

Association, 68 Wn.2d 644, 650, 414 P.2d 773 (1966).

       The year after the Washington Supreme Court recognized public purpose invitees,

the legislature enacted Washington’s recreational use immunity statute “to encourage

owners of land to make available land and water areas to the public for recreational

purposes by limiting their liability.” LAWS OF 1967, ch. 216, § 1. To accomplish this

goal, our legislature changed the common law by statute, altering an entrant’s status from

that of a trespasser, licensee, or invitee to a new statutory classification of recreational

user. Lockner v. Pierce County, 190 Wn.2d 526, 532, 415 P.3d 246 (2018). The

legislature carved an exception to the common law public purpose invitee doctrine by

                                                   8
No. 39420-4-III
Keenan v. City of Spokane Valley

exempting a particular “public purpose,” that of outdoor recreation. Schwartz v. King

County, 200 Wn.2d 231, 238 (2022). Washington’s recreational use immunity statute

affords a public or private landowner, who allows members of the public to use the land

for the purposes of outdoor recreation, immunity against unintentional injuries to a user.

RCW 4.24.210(1).

       The controlling language of the recreational landowner immunity act or

recreational use statute, RCW 4.24.210, declares:

              (1) Except as otherwise provided in subsection (3) or (4) of this
       section, any public or private landowners,. . . who allow members of the
       public to use them for the purposes of outdoor recreation, which term
       includes . . . bicycling, . . . without charging a fee of any kind therefor, shall
       not be liable for unintentional injuries to such users.
              ....
              (4)(a) Nothing in this section shall prevent the liability of a
       landowner or others in lawful possession and control for injuries sustained
       to users by reason of a known dangerous artificial latent condition for
       which warning signs have not been conspicuously posted.

The statute references “allowing” members of the public to use the land for recreation,

while Washington case law references “opening” the land for recreational purposes.

Schwartz v. King County, 200 Wn.2d 231, 238 (2022); Camicia v. Howard S. Wright

Construction Co., 179 Wn.2d 684, 696-702, 317 P.3d 987 (2014); Lockner v. Pierce

County, 190 Wn.2d 526, 529-38 (2018); Jewels v. City of Bellingham, 183 Wn.2d 388,

391, 353 P.3d 204 (2015), abrogated by Schwartz v. King County, 200 Wn.2d 231

(2022); McCarver v. Manson Park & Recreation District, 92 Wn.2d 370, 375 n.3, 597

P.2d 1362 (1979); Riksem v. City of Seattle, 47 Wn. App. 506, 510-11 (1987). The

                                                   9
No. 39420-4-III
Keenan v. City of Spokane Valley

statutory language may extend immunity beyond circumstances covered by decisional

law’s employment of the phrase “opening of the land for recreation.”

       In assessing recreational landowner immunity, the court views the property from

the standpoint of the landowner or occupier. Lockner v. Pierce County, 190 Wn.2d 526,

535 (2018); Gaeta v. Seattle City Light, 54 Wn. App. 603, 608-09, 774 P.2d 1255 (1989),

abrogated on other grounds by Jewels v. City of Bellingham, 183 Wn.2d 388 (2015).

The individual user’s purpose for occupying the property lacks importance. Recreational

use immunity is an affirmative defense, so the landowner bears the burden of proving

entitlement to that immunity. Camicia v. Howard S. Wright Construction Co., 179

Wn.2d 684, 693 (2014).

       Two Washington Supreme Court decisions decided in the last decade inform our

decision: Lockner v. Pierce County, 190 Wn.2d 526 (2018); Camicia v. Howard S.

Wright Construction Co., 179 Wn.2d 684 (2014). An extensive review of the facts and

reasoning of each case is warranted. I add a brief examination of Riksem v. City of

Seattle, 47 Wn. App. 506 (1987).

       In Riksem v. City of Seattle, Anton Riksem sued the city of Seattle for injuries

sustained on the Burke-Gilman Trail. This court affirmed summary judgment dismissal

of the suit based on the recreational use statute. Riksem sought to avoid application of

immunity by characterizing the trail as a “mixed-use” trail. He called the trail a

commuter trail. The court answered that immunity to the city would extend to

commuters also. The court observed that an individual commuting from one point to

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No. 39420-4-III
Keenan v. City of Spokane Valley

another, by either walking, running, or bicycling, at least secondarily gains the benefits of

recreation even though his primary goal may be the actual act of commuting. The court

did not suggest, however, that the owner of a trail primarily used for commuting would

enjoy immunity. More importantly, the court commented: “the manifest object of the

Recreational Use Statute is to provide free recreational areas to the public on land and in

water areas that might not otherwise be open to the public.” 47 Wn. App. 506, 511

(1987).

       Camicia v. Howard S. Wright Construction Co., 179 Wn.2d 684 (2014),

concerned the Interstate 90 (I-90) bicycle trail built by the Washington State Department

of Transportation (WSDOT) in the late 1980s. Susan Camicia suffered paralyzing

injuries while riding her bike on a portion of the trail inside the city of Mercer Island.

The trail runs from Seattle to Mercer Island across Lake Washington and to other areas in

the Puget Sound.

       In October 2002, WSDOT published an evaluation of whether the I-90 bicycle

trail constituted a public park or recreation area for purposes of federal law. Under the

provision of the Department of Transportation Act of 1966 known as “Section 4(f),” the

secretary of transportation may approve a transportation project’s use of a public park or

recreation area only if no reasonable alternative exists and all measures to reduce harm

are taken. 49 U.S.C. § 303(c). Consideration under Section 4(f) is not required,

however, when the officials having jurisdiction over the site determine that recreation is

not a major purpose of the land and is only a secondary or occasional purpose. Former

                                                 11
No. 39420-4-III
Keenan v. City of Spokane Valley

23 C.F.R. § 771.135 (2002). In a policy paper, the Federal Highway Administration

(FHA) advised local officials that when a bikeway “is primarily for transportation and is

an integral part of the local transportation system,” Section 4(f) does not apply. Camicia

v. Howard S. Wright Construction Co., 179 Wn.2d 684, 688 (2014). WSDOT concluded

that, because the I-90 trail was neither a public park nor recreation land for purposes of

federal law, it was not a Section 4(f) resource.

       WSDOT determined that the I-90 trail was primarily for transportation. WSDOT

underscored that the trail was built as part of a multi-modal transportation facility, using

federal and state highway funds. WSDOT did not employ funds designated for

recreational facilities when constructing the path. The department used separate accounts

to ensure the separation of recreational and transportation funds. Although pedestrians

used the trail, WSDOT designed and built the path primarily for use by bicycles. While

WSDOT recognized some would use the path for recreational purposes, the department

perceived this purpose to be minimal and insignificant in comparison to its transportation

function. WSDOT noted the trail served as the only means for nonmotorized access to

Mercer Island and across Lake Washington and thus functioned as an important link in

the regional transportation system.

       After construction, WSDOT arranged to cede ownership of the portion of the trail

running over Mercer Island. In 1987, the city and WSDOT entered into the “‘I-90

Turnback and Landscape Maintenance Agreement.’” Under the agreement, WSDOT

agreed to pay the city to maintain and landscape these transit facilities until transfer of the

                                                   12
No. 39420-4-III
Keenan v. City of Spokane Valley

trail land to the city. In 1991, the city of Mercer Island created a document entitled “City

of Mercer Island Comprehensive Park, Recreation, Open Space, Arts and Trails Plan.”

The document identified the I-90 Trail and Linear Park as park lands and mentioned that

the city would heavily landscape the area.

       On April 1, 2000, WSDOT conveyed to the city of Mercer Island that portion of

the trail where Camicia suffered her injuries. The quitclaim deed provided:

              It is understood and agreed that the . . . property is transferred for
       road/street purposes only, and no other use shall be made of said property
       without obtaining prior written approval of the grantor. It is also
       understood and agreed that the grantee, its successors or assigns, shall not
       revise either the right of way lines or the access control without prior
       written approval from the grantor, its successors or assigns.

Camicia v. Howard S. Wright Construction Co., 179 Wn.2d 684, 690 (2014). Despite

this language, the city, during litigation, contended it intended the trail to be primarily

recreational in nature. Mercer Island emphasized a local ordinance prohibiting adult

entertainment facilities near the trail while allowing such facilities near other public

streets. Additionally, the city parks department maintained the I-90 Trail and Linear

Park, while city streets were maintained by a separate department.

       Susan Camicia sued the city of Mercer Island, who asserted immunity under the

recreational landowner immunity act. The trial court granted Mercer Island summary

judgment based on immunity. This court reversed. In a 5 to 3 decision, the Washington

Supreme Court held that a question of fact existed as to whether the trail was open for

recreational purposes. The Supreme Court affirmed this court.

                                                 13
No. 39420-4-III
Keenan v. City of Spokane Valley

       In Camicia v. Howard S. Wright Construction Co., the Supreme Court rejected

Mercer Island’s view that recreational immunity follows from the mere presence of

incidental recreational use of land open to the public. The court discussed Riksem v. City

of Seattle. According to the Supreme Court, Anton Riksem did not dispute that the trail

was open to the public for the purposes of outdoor recreation or that he was a recreational

user. Accordingly, the court did not address whether immunity would apply on land open

to the public for nonrecreational purposes. The Supreme Court mentioned, however, that

Riksem announced the proposition that the manifest object of the recreational use statute

is to provide free recreational areas to the public on land and in water areas that might not

otherwise be open to the public. The Supreme Court neither expressly approved or

rejected the proposition. Nevertheless, in a passage critical to Sarah Keenan’s suit, the

court reasoned:

               Extending the reach of RCW 4.24.210 to land that is open to the
       public for purposes other than recreation simply because some recreational
       use occurs not only undermines the statute’s plain language and the
       legislature’s intent but would also unjustly relieve the government of its
       common-law duty to maintain roadways in a condition reasonably safe for
       ordinary travel. Recreational immunity would conceivably extend to every
       street and sidewalk in downtown Seattle, as these are open to the public
       without charge. Indeed, many streets and roads present some opportunity
       for “viewing or enjoying historical . . . sites,” another recreational purpose
       under the statute. It would be absurd if Seattle could assert recreational use
       immunity for injury to a visitor to Pioneer Square simply because tourists
       are permitted to enter it without charge to view “scenic . . . sites.” We
       avoid any reading of the statute that would result in unlikely, absurd, or
       strained consequences. Erasing this long-standing duty was obviously not
       the purpose of the recreational immunity statute.

                                                14
No. 39420-4-III
Keenan v. City of Spokane Valley

Camicia v. Howard S. Wright Construction Co., 179 Wn.2d 684, 690 (2014) (citations

omitted).

       The Supreme Court concluded that reasonable minds could differ whether the I–90

trail was opened for the purpose of recreational use. Mercer Island’s showing that the I-

90 trail was opened for bicycling did not alone afford immunity. Even though the

recreational use statute mentions bicycling, bicycling is not always a recreational activity.

Statutes variously treat bicycles and bike paths in a recreational context and at other times

statutes treat them as part of the transportation system. Courts should view bicycles and

paths on a case-by-case basis and without any continuity. RCW 35.75.060 directs that

certain funds may be expended on bicycle paths on the condition that the paths shall be

suitable for bicycle transportation purposes and not solely for recreation purposes.

       The three-judge dissenting panel, led by Justice Madsen, characterized the

majority as holding that RCW 4.24.210 confers immunity only if land is held open to the

public solely for recreational use. The dissent concluded that such a holding misread the

statute. The statute did not pose such an either transportation or recreation division. The

dissent would have affirmed the summary judgment order in favor of Mercer Island

because, although the I-90 trail might be intended for transportation purposes, the city

also opened the trail for recreation. The dissent worried that landowners would no longer

open their property to the public for recreation use out of concern for liability to

recreation users. The public will lose outdoor recreational opportunities. The dissent

criticized the majority for worrying and raising ghosts that any road or street would

                                                 15
No. 39420-4-III
Keenan v. City of Spokane Valley

qualify as recreational use because travel on byways could be sightseeing. According to

the dissenters, the landowner must affirmatively make the land available for recreation.

If a government claimed that city streets constituted recreational land for purposes of

immunity because of sightseeing or pleasure driving, a court should recognize the ruse

and make the determination that, as a matter of law, reasonable minds cannot differ that

cities and other government entities do not open their general street, road, highway, and

freeway systems as recreational land. The dissent noted that, unlike city streets, bicycle

trails exclude motorized vehicles. The dissent did not mention that sidewalks also

exclude motorized vehicles.

       Four years later, the Washington Supreme Court decided Lockner v. Pierce

County, 190 Wn.2d 526 (2018). In an opening paragraph, the high Court penned:

              While more than incidental recreational use may be required, sole
       recreational use is not required before conferring immunity to landowners.

Lockner v. Pierce County, 190 Wn.2d 526, 529 (2018) (emphasis added). Because of no

need to do so, the Court did not hint as to how much recreation use the city must allow or

the amount of recreation use that must actually transpire before a trail qualifies for

recreation use immunity. One might even argue that, because of the insertion of the word

“may” in the first clause of the sentence, the court no longer maintains that incidental use

disqualifies the land for immunity.

       Margie Lockner road her bicycle on Foothill Trails, a nonmotorized asphalt trail

on land owned by Pierce County. The county website for the trail described it as a

                                                 16
No. 39420-4-III
Keenan v. City of Spokane Valley

popular commuter route and recreational destination for bicyclists. In its regional plan,

the county envisioned that its trail system would become a network for recreation,

provide transportation routes, and connect the county to other regional destinations. The

Pierce County Parks and Recreation Department announced the section of the Foothills

Trail where Lockner was injured as designed and maintained for recreational use and

open for recreation between 8 a.m. and 5 p.m.

       The superior court granted Pierce County summary judgment on the basis of the

recreational use statute. This court reversed by adopting the dissenting opinion’s

characterization of the majority opinion, in Camicia v. Howard S. Wright Construction

Co., as holding that the land must be exclusively devoted to recreation to enjoy

immunity. A unanimous Supreme Court reversed this court and reinstated summary

judgment for Pierce County.

       The Supreme Court recognized that RCW 4.24.210 does not say that land must be

open for “only” recreational purposes. The statute falls silent as to whether mixed public

uses, that is recreation and some other public activity, affect immunity. Because

RCW 4.24.210 does not restrict recreational use immunity to land used solely for

recreation, the court would not read such meaning into the statute.

       In her concurrence, in Lochner, Justice Madsen commented that the majority was

adopting her dissenting opinion in Camicia. The majority disagreed. The majority wrote

that the deed transferring ownership of the I-90 trail from WSDOT to Mercer Island was

critical to the ruling in Camicia. Viewed in a light most favorable to Susan Camicia, the

                                                17
No. 39420-4-III
Keenan v. City of Spokane Valley

deed suggested the city could not close the trail to transportation and a fact finder could

infer the trail would be open for transportation regardless of any recreational use.

Nevertheless, the deed read differently. The deed did not seek to prevent closure of the

trail for transportation. The deed instead read that the trail should only be used for

transportation purposes. Still, according to the court, whether the trail could be used for

recreation was a disputed fact that consequently precluded determining the legal question

of whether recreational immunity was applicable. At the same time, the court correctly

characterized the I-90 trail as used primarily for transportation, implying that incidental

use for recreation still did not afford the landowner immunity. The court noted that, if

sole recreational use was required, the Camicia court would not have remanded the

question of liability, but rather declared as a matter of law that Mercer Island lacked

immunity.

       The Supreme Court concluded that the undisputed facts showed the Pierce County

Foothill Trails to be open for recreation purposes, although one website mentioned the

trail as both a commuter route and recreational destination. County officials averred in

support of the summary judgment motion that the county operated and maintained the

trail section specifically for recreation. According to the court, although some

individuals might stroll on the trail to work, walking through a park to get to a jobsite did

not eliminate immunity.

       Sarah Keenan’s appeal illustrates the struggle that the bar and lower courts will

encounter in juxtaposing the ruling in Camicia v. Howard S. Wright Construction Co. and

                                                 18
No. 39420-4-III
Keenan v. City of Spokane Valley

the decision in Lockner v. Pierce County. In resolving this struggle, I first identify

propositions for which Camicia may stand. According to Camicia, when adjudging

whether the owner of trail land enjoys immunity, the court must consider the federal

government’s characterization of the trail if the federal government provides funding for

trail construction. If the city uses federal funds earmarked for transportation and does not

use federal funds designated for recreational purposes, the city likely loses immunity.

The court should not count secondary purposes for the trail. The city’s designations for

the trail as park lands lacks significance. Maintenance by the municipality’s parks

department holds no importance. A city ordinance that recognizes the trail as recreational

in nature bears no weight. A court should question the city’s characterization of the trail

asserted by the city during litigation. A deed limiting a trail to transportation purposes

defeats recreation use immunity. Finally, opening the trail for bicycling does not suffice

when the city received transportation funds from the government.

       The majority of this court reasons that most of the propositions listed above do not

survive the Supreme Court decision in Lockner v. Pierce County. I wonder if all of the

takeaways I have gleaned from Camicia remain valid now that we live in the Lockner era,

but I deem the majority to paint bluntly and haphazardly when ignoring all of the

principles possibly arising from Camicia.

       This court’s majority reads Lockner as limiting Camicia to circumstances wherein

a question of fact exists as to whether the city opened the trail solely for transportation

purposes. The Supreme Court, in Lockner, characterized, as critical to the decision in

                                                 19
No. 39420-4-III
Keenan v. City of Spokane Valley

Camicia, the deed to Mercer Island even though the decision easily reads that other

factors were just as important. But, Lockner nowhere reads that the city must open a trail

solely for transportation purposes to enjoy immunity. This court’s majority further writes

that, if one of the purposes of the park is recreation, the city enjoys immunity. I do not

read Lockner so broadly. Such a reading conflicts with the decision’s opening language

suggesting that incidental recreation does not necessarily afford immunity.

       The Washington Supreme Court, in Lockner v. Pierce County, insisted that its

ruling played in harmony, if not in unison, with the decision in Camicia v. Howard S.

Wright Construction Co. The Washington Supreme Court, in Lockner, did not overrule

Camicia or even suggest that any of the teachings from Camicia no longer hold validity.

Lockner suggests that the city must intend more than incidental use of the trail for

recreation to gain immunity, although Lockner provides no guidelines for assessing

incidental use.

       Appleway Trail lies metaphorically in between the I-90 trail, in Camicia v.

Howard S. Wright Construction Co., and the Foothills Trail, in Lockner v. Pierce County.

But, except for the lack of a constraining transfer deed to the city of Spokane Valley,

Appleway Trail abuts the I-90 trail within the legal atmosphere. Spokane Valley solicited

and received federal funds for a transportation trail. Spokane Valley intends the trail to

substitute for pedestrian and bicycle traffic on Sprague Avenue. If Sprague Avenue does

not enjoy recreational landowner immunity, the trail also should not benefit from

immunity. The city should not be free to represent to the federal government that the city

                                                20
No. 39420-4-III
Keenan v. City of Spokane Valley

intends transportation to be the principal purpose of the trail and then assert other

purposes during litigation. The recreation use statute never intended to shield a

municipality from liability for conditions on major thoroughfares.

       Sarah Keenan argues that, based on Riksem v. City of Seattle and Camicia’s

reference to Riksem, the law disavows immunity for the trail if the city would have

opened the trail regardless of the lack of any recreation users. I need not and do not rely

on this argument for purposes of advocating reversal of the superior court’s ruling on

recreational use. I doubt, however, that any such rule, if it ever existed, survived Lockner

v. Pierce County.

                                          ----------

       Some important questions as to Appleway Trail remain unanswered by the

summary judgment record. The questions include: from what sources did the city of

Spokane Valley gain funding for other portions of construction of the trail? Did Spokane

Valley enter into any contract with the federal government when receiving the funding,

and, if so, what were the terms of the contract? What was the nature of funds used by

Spokane Valley for its contribution to construction costs? Did the city perform any

studies as to the number of transportation users of the trail as opposed to recreational

users? Did Spokane Valley announce to the public the opening of Appleway Trail? If

so, did the announcement mention the trail’s availability for recreational use? Would

Appleway Trail be open to the public even in absence of a partial recreational purpose?

                                                 21
No. 39420-4-III
Keenan v. City of Spokane Valley

       We may reverse an order for summary judgment and remand for further

proceedings when we are unable to determine whether genuine issues of material fact

will ultimately require trial. Kilcullen v. Calbom & Schwab, PSC, 177 Wn. App. 195,

202, 312 P.3d 60 (2013). A remand may be warranted when the parties failed to fully

develop and present important facts needed to resolve the issue on summary judgment,

assuming the issue should be resolved summarily. A court may deny a summary

judgment motion when it deems a further inquiry into the facts is desirable. Ragonese v.

Racing Corp. of West Virginia, 234 W. Va. 706, 769 S.E.2d 495, 498 (2015).

       Summary judgment serves as a proper and valuable instrument for preventing

useless trials, but the procedure should not be used when a real doubt exists as to decisive

factual issues. Bartlett v. Northern Pacific Railway Co., 74 Wn.2d 881, 883, 447 P.2d

735 (1968). To satisfy its burden on summary judgment, the movant must make a

showing that it is quite clear what the truth is and that excludes any real doubt as to the

existence of any genuine issue of material fact. Sena v. American Medical Response of

Connecticut, Inc., 333 Conn. 30, 53, 213 A.3d 1110 (2019). A summary judgment

should not be granted unless the facts are so crystallized that nothing remains but

questions of law. Moore v. Morris, 475 So. 2d 666, 668 (Fla. 1985). Summary judgment

should not be granted in the face of “many factual uncertainties.” Wells Fargo Business

Credit v. Hindman, 734 F.3d 657, 670 (7th Cir. 2013); Northfield Insurance Co. v. Mt.

Hawley Insurance Co., 454 N.J. Super. 135, 146, 184 A.3d 517 (2018). Underpinning

                                                 22
No. 39420-4-III
Keenan v. City of Spokane Valley

these rules comes the recognition that the city of Spokane Valley carries the burden of

proof both as the summary judgment movant and the party seeking immunity.

       Because the Supreme Court shapes the law on a case-to-case basis, the Supreme

Court has yet to entertain the opportunity to fully delineate the law with regard to the

extent to which a city must open a trail for recreation when the city principally intends

the trail to accommodate transportation. The law does not favor the use of summary

judgment, when factual development is necessary to clarify the application of the law.

Henderson v. Coombs, 192 W. Va. 581, 453 S.E.2d 415, 419 (1994); Lawver v. Boling,

71 Wis. 2d 408, 413-14, 238 N.W.2d 514 (1976). Despite the expense of litigation, the

law would benefit from the full development of the facts in this dispute before appellate

review.

       I dissent/concur:

                                          _________________________________
                                          Fearing, C.J.

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