Hale Mtn Fish and Game Club Permit

CourtVermont Superior Court
DecidedApril 17, 2015
Docket54-5-13 Vtec
StatusPublished

This text of Hale Mtn Fish and Game Club Permit (Hale Mtn Fish and Game Club Permit) is published on Counsel Stack Legal Research, covering Vermont Superior Court primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Hale Mtn Fish and Game Club Permit, (Vt. Ct. App. 2015).

Opinion

STATE OF VERMONT SUPERIOR COURT ENVIRONMENTAL DIVISION Vermont Unit Docket No. 54-5-13 Vtec

Hale Mtn. F & G Club SP Approval DECISION ON MOTION

Before the Court on appeal is a decision by the Town of Shaftsbury Development Review Board (“DRB”) granting Hale Mountain Fish & Game Club, Inc. (“Club”) permit #12-9334 (“the Permit”) for improvements on the Club’s property located at 684 Rod and Gun Club Road (“the Property”) in the Town of Shaftsbury, Vermont (“the Town”). The Property has been the subject of multiple litigations spanning decades before the former Environmental Board (“Board”), the Vermont Supreme Court, and the Environmental and Civil Divisions of the Vermont Superior Court. We provide a brief overview of the relevant litigation as context for the pending appeal. Over the years, the Club has made improvements to the Property without obtaining municipal zoning permits or State land use permits, commonly referred to as Act 250 permits. As to the latter, in 2009 the Vermont Supreme Court affirmed the Board’s ruling that Act 250 review of the Property was limited to three improvements found to substantially change the Property and that the remaining improvements were not so substantial nor did they cause an increase in use sufficient to trigger Act 250 review of the entire project. In re Hale Mountain, 2009 VT 10, ¶ 8, 185 Vt. 613 (mem.). As to the claim of needed municipal permits, in 2004 and 2005 neighboring landowners Owen and Kathleen Beauchesne (“Appellants”) requested that the Town initiate enforcement actions against the Club for 19 unpermitted improvements. Appellants appealed the Town’s decisions denying their request to this Court. In Docket Nos. 149-8-04 Vtec and 259-12-05 Vtec, Appellants asked whether the changes in use and improvements on the Property required new zoning permits under the Town of Shaftsbury Zoning Bylaws (“Bylaws”). In an interim decision dated November 2008, this Court ruled that the doctrine of issue preclusion barred Appellants from re-litigating factual disputes previously resolved by the Board. In re Hale Mountain Fish & Game Club, Nos. 149-8-04 Vtec & 259-12-05 Vtec, slip op. at 13, 15 (Vt. Envtl. Ct. Nov. 21, 2008) (Durkin, J.). In a subsequent interim Order and Decision, the Court ruled that zoning permits are required for any improvement constituting land development, regardless of whether the improvements are a change in use. In re Hale Mountain Fish & Game Club, Nos. 149-8-04 Vtec and 259-12-05 Vtec, slip op. at 8, 12 (Vt. Envtl. Ct. Dec. 15, 2009) (Durkin, J.) (citing Bylaws § 8.1.1). The Court also ruled that Appellants are precluded from asserting that the Club has committed zoning violations based upon an alleged change in use in light of the Board’s finding that the level of activity at the Club has not changed since the 1970s. Id. at 13. Relying upon the prior Environmental Board ruling, we concluded that the “levels of activity and noise have not increased in intensity since its inception and through the date of the Environmental Board’s final factual determinations (Feb. 26, 2008).” Id at 2. Appellants did not appeal this decision. The Club subsequently filed an application for the 13 enumerated improvements constituting land development. The Town of Shaftsbury Development Review Board (“DRB”) denied the Club’s application, which they appealed to this Court in Docket No. 190-11-10 Vtec. This Court issued an Order and Decision in that matter, denying the application without prejudice, ruling that the Club presented credible facts to show that the enumerated improvements were permitted as group service uses under Bylaws § 4.1.1.4.3 but only upon receipt of site plan approval. In re Hale Mountain Fish & Game Club, No. 190-11-10 Vtec, slip op. at 3–4 (Vt. Envtl. Ct. Oct. 4, 2012) (Durkin, J). Appellants appealed this decision to the Vermont Supreme Court, arguing that this Court erred in 1) relying on Regulations § 4.1.1.4.3 and assuming that the expansion of the Club’s nonconforming use of the Property is irrelevant; 2) applying issue preclusion to events occurring after the Board’s 2005 decision and to issues not previously decided, and 3) concluding that the Club could obtain a zoning permit without first acquiring the necessary state permits. As to the first argument, the Supreme Court ruled that Appellants waived the question of whether Regulations § 4.1.1.4.3 overrides the Club’s actual use of the Property by failing to raise it below, despite the DRB’s reliance on the provision in its October 2010 decision, which provided Appellants with notice and opportunity to raise the question on appeal. In re Hale

Page 2 of 14 Mountain, 2014 VT 54, ¶¶ 18, 19 (mem.). Regarding the Club’s use of the Property, the Court ruled that Appellants had waived the legal issue by failing to properly raising it before the trial court. Id. The Supreme Court continued by noting that even if the issue had been preserved below, such an argument was barred by the this Court’s December 15, 2009 decision, which Appellants failed to appeal, and which precludes Appellants from alleging violations predicated on a change or expansion in use, in light of the Board’s finding that the level of activity at the Club had not changed since the 1970s. Id. at ¶ 21. The court also ruled that Appellants’ failure to appeal the December 15, 2009 decision barred them from raising their second argument— that this Court erred in applying issue preclusion to events that occurred after the Board rendered its findings in 2005 and to issues not previously decided—because this too is an alleged violation predicated on a change in use of the Property. Id. at ¶ 24. As to Appellants’ final argument, the court affirmed this Court’s ruling that the Club’s enumerated improvements did not require further state land use (i.e.: Act 250) review. Id. at ¶¶ 28, 29. While the appeal in Docket No. 190-11-10 Vtec was pending before the Supreme Court, the Club received site plan approval as well as the necessary zoning permits. Appellants timely appealed the DRB’s decision granting the Club’s zoning permits to this Court in Docket No. 54-5- 13 Vtec, filing a Statement of Questions raising two issues: whether the Club’s application is properly reviewed under Bylaws § 4.1.1.4.3 and therefore consideration of their expansion of a nonconforming use is irrelevant, and whether the Club had the state permits necessary for approval of the Permit under Bylaws § 3.6.2.4. The Club now moves for summary judgment, asking this Court to dismiss Appellants’ Questions in this latest appeal as a matter of law under the doctrines of claim and issue preclusion. The Club also moves for sanctions against Appellants under the Vermont Rules of Civil Procedure (“V.R.C.P.”) Rule 11. Appellants are represented by Herbert G. Ogden, Esq. and the Club is represented by Rodney E. McPhee, Esq.

Page 3 of 14 Factual Background For the sole purpose of putting the pending motion into context, the Court recites the following facts, all of which either the parties represent are undisputed or we have determined to not be disputed, based upon the parties’ factual representations: 1. The Hale Mountain Fish & Game Club, Inc. owns 215 acres of land at 684 Rod and Gun Club Road in the Town of Shaftsbury, Vermont (“the Property”). The Property is located in the Rural Residential Zoning District (“RR District”). 2. Appellants Owen and Kathleen Beauchesne are neighboring landowners. 3. The Club made numerous improvements to the Property over the years without obtaining zoning permits, which resulted in previous litigation before this Court and the Vermont Supreme Court. 4. In July 2010, the Club filed an application for zoning permits for 13 improvements to the Property, which the DRB denied. The Club appealed the DRB’s decision this Court, which is the subject of Docket No. 190-11-10 Vtec. 5. On August 28, 2012 the Court held a merits hearing in Docket No.

Free access — add to your briefcase to read the full text and ask questions with AI

Related

Zorn v. Smith
2011 VT 10 (Supreme Court of Vermont, 2011)
Carlson v. Clark
2009 VT 17 (Supreme Court of Vermont, 2009)
Faulkner v. Caledonia County Fair Ass'n
2004 VT 123 (Supreme Court of Vermont, 2004)
Robertson v. Mylan Laboratories, Inc.
2004 VT 15 (Supreme Court of Vermont, 2004)
B & E CORPORATION v. Bessery
298 A.2d 544 (Supreme Court of Vermont, 1972)
In Re Central Vermont Public Service Corporation
769 A.2d 668 (Supreme Court of Vermont, 2001)
In Re Hale Mountain Fish & Game Club, Inc.
2014 VT 54 (Supreme Court of Vermont, 2014)
In re Hale Mountain Fish & Game Club, Inc.
2009 VT 10 (Supreme Court of Vermont, 2009)

Cite This Page — Counsel Stack

Bluebook (online)
Hale Mtn Fish and Game Club Permit, Counsel Stack Legal Research, https://law.counselstack.com/opinion/hale-mtn-fish-and-game-club-permit-vtsuperct-2015.