Bayview Improvement Corp. v. Vincent

9 Mass. L. Rptr. 91
CourtMassachusetts Superior Court
DecidedSeptember 4, 1998
DocketNo. 9601808
StatusPublished

This text of 9 Mass. L. Rptr. 91 (Bayview Improvement Corp. v. Vincent) is published on Counsel Stack Legal Research, covering Massachusetts Superior Court primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Bayview Improvement Corp. v. Vincent, 9 Mass. L. Rptr. 91 (Mass. Ct. App. 1998).

Opinion

Garsh, J.

On behalf of the residents and property owners of Bay View, a private subdivision located in South Dartmouth, Massachusetts, the plaintiffs seek a declaratory judgment that the defendant Town of Dartmouth (the ‘Town”) and its Board of Public Works (the “Board”) are obligated to maintain and repair, at public expense, common water lines running under the private roads of the subdivision used to furnish town water to Bay View residents. The plaintiffs also [92]*92seek a permanent injunction requiring the Town to maintain and repair said water lines, as well as recovery of damages as a result of expenses incurred due to the Town’s past refusal to repair the water mains.

FINDINGS OF FACT

Based on all the credible evidence and reasonable inferences drawn from that evidence, the court finds the following facts:

Bay View is a residential subdivision in South Dartmouth, Massachusetts which was created by a plan recorded in 1890 in the Bristol County Registry of Deeds. The streets in Bay View have never been presented to the Town for acceptance as public ways. Each properly owner owns the fee in his property to the center line of the way abutting his or her property.

Individual property owners in Bay View formed the Bayview Improvement and Water Corporation (“BVIC”) in the 1950’s as a nonprofit corporation to do and provide such things as shall be conducive to the comfort and convenience of the residents of Bay View. BVIC has no power of assessment over Bay View property owners; all of its activities are funded through voluntary contributions by its members.

At a Special Town Meeting on November 13, 1950, the Town voted to extend water service to Bay View and two other private subdivisions not then connected to the town waterworks, with the extensions to be financed by frontage guarantees between the Town and subscribers to the Town’s water service in the newly-served communities. Each resident of Bay View who subscribed to Town water service executed a frontage guarantee with the Town in which, in consideration of the laying of a water main pipe by the Town in a Bay View way, the resident agreed to pay a proportional share of the cost of the water main installation in an amount based upon the frontage of his or her property and also agreed that the Board of Assessors could increase the valuation of said property to the amount required to cover the proportional share of the cost of construction.3 It was also agreed that, upon application for service from the proposed water main pipe, the resident would pay the cost of installing the service line from the water main into the resident’s own property. I do not infer that the residents intended to purchase the water main pipes to be laid under the private ways. A portion of the water main does not belong to each abutting land owner as an appurtenance of his or her realty.

In 1951, water mains were installed in Bay View. Sixty-three separate properties in Bay Viewwere billed a frontage charge; they subsequently were connected to the water supply and became consumers of the Town’s water. The Town obtained no easement from the residents of Bay View. There is no written agreement or evidence of any oral agreement concerning the maintenance of the common water lines or other infrastructure installed by the Town when it extended the town water system into Bay View. For thirty years after extending water service to Bay View, the Town maintained and repaired the water system on, under, and in public ways and on, under, and in private ways wherever located in the Town.

In 1962, through special legislation, the Board was created and given the powers and duties of water and sewer commissioners as well as responsibility for the Town’s public ways and trees in the public’s right of way.

On November 18, 1981, due to budgetary constraints, the Board voted not to repair leaks in water mains and services, paint hydrants, or maintain water gates and curb stops within private subdivisions such as Bay View. Notice was provided to water subscribers in Bay View and other affected communities. Following this vote, the Town has not entered upon or performed maintenance and repair in connection with the water system in private subdivisions except for emergencies when it will respond and then bill for such work and except for the maintenance and changing of water meters and the flushing of certain hydrant lines that affect the main lines of the system to alleviate the build-up of sediment in the system. The water mains running through BayView are connected to the mains located on public ways, but can be shut off so that a leak in a common line in Bay View need not disrupt service to users located outside the subdivision.

At Board meetings on June 8, 1983 and July 13, 1983, residents of Bay View, including plaintiff Daniel Hendrie, requested tire Town to resume the responsibility to maintain and repair the water mains located under the private roads of Bay View. The Town denied those requests. The Board formalized its policy in Article V, Section 4 of its rules and policies, adopted at a Board meeting on September 20, 1988 and then adopted at the annual Town Meeting in 1989.4

On May 31, 1996, BVIC submitted a petition to the Board requesting that it resume responsibility for maintenance and repair of the water main lines in Bay View. On June 20, 1996, residents of Bay View again requested that the Board resume maintenance and repair of the water lines. After conducting meetings with residents and counsel for Bay View on July 20, 1996, September 5, 1996, September 19, 1996, September 26, 1996, and October 10, 1996, the Board voted to take no action on the petition and informed the representatives of Bay View that they could go to Town Meeting to ask that the streets and ways in Bay View be accepted as public ways or seek other relief from the Town Meeting.

Since the Town decided not to maintain the water mains, there have been four water main breaks at Bay View, one in 1991, one in 1994, and two in 1996. BVIC repaired the first break in 1991 when the Town declined to do so. It spent $5,400 on outside contractors. In 1994, the Town repaired the water main break, but not the damage to the road caused by the repair. The Town billed BVIC $1574.51 for its work, which BVIC [93]*93paid. In addition, BVIC paid outside contractors $1,850 to repair the road. The Town repaired both of the water main breaks in 1996. The Town billed BVIC, but BVIC has not paid these bills. The Town took no action as a result of BVIC’s non-payment. In 1996, BVIC paid $2437.50 to outside contractors to repair the damage to the road caused by the repairs to the water main.

Plaintiffs Daniel Hendrie and Thomas Puiyear reside in and own properly in Bay View and subscribe to the Town’s water service.

RULINGS OF LAW

As a threshold matter, the Board argues that the plaintiffs lack standing to maintain the present declaratory judgment action. See Gallo v. Division of Water Pollution Control, 374 Mass. 278, 287 (1978) (developers lack standing under c. 231A to challenge a town’s moratorium on new sewer connections without showing the existence of other statutory authority for suing the town). Chapter 231A does not automatically provide an independent basis for standing; rather, a plaintiff must demonstrate the requisite standing. Pratt v. Boston, 396 Mass. 37, 43 (1985). A plaintiffs status as a resident, voter, or taxpayer is insufficient to confer standing under Chapter 231A. Chase v.

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Bluebook (online)
9 Mass. L. Rptr. 91, Counsel Stack Legal Research, https://law.counselstack.com/opinion/bayview-improvement-corp-v-vincent-masssuperct-1998.