In re Costco Stormwater Dishcharge Permit, Costco Final Plat & Site Plan, Costco Act 250 Land Use Permit, Wetlands, Reclassification (R.L. Vallee, Inc. and Timberlake Associates LLP, Appellants)

2016 VT 86, 151 A.3d 320, 202 Vt. 564, 2016 Vt. LEXIS 85
CourtSupreme Court of Vermont
DecidedAugust 5, 2016
Docket2015-372
StatusPublished
Cited by20 cases

This text of 2016 VT 86 (In re Costco Stormwater Dishcharge Permit, Costco Final Plat & Site Plan, Costco Act 250 Land Use Permit, Wetlands, Reclassification (R.L. Vallee, Inc. and Timberlake Associates LLP, Appellants)) is published on Counsel Stack Legal Research, covering Supreme Court of Vermont primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
In re Costco Stormwater Dishcharge Permit, Costco Final Plat & Site Plan, Costco Act 250 Land Use Permit, Wetlands, Reclassification (R.L. Vallee, Inc. and Timberlake Associates LLP, Appellants), 2016 VT 86, 151 A.3d 320, 202 Vt. 564, 2016 Vt. LEXIS 85 (Vt. 2016).

Opinion

Robinson, J.

¶ 1. This appeal is from a decision of the Environmental Division of the superior court affirming several permits issued to appellee Costco Wholesale Corporation for the expansion of its existing retail store and the addition of an adjacent six-pump gasoline station in the Town of Colchester. Appellants R.L. Vallee, Inc. and Timberlake Associates LLP own retail gasoline-service facilities located near the planned development. Appellant Vallee contends the trial court erroneously: (1) determined that Costco’s proposed traffic-mitigation measures were sufficient for issuance of an Act 250 permit; (2) made findings concerning the impact of an underground stormwater outlet pipe not addressed below, and with respect to which the court limited cross-examination by Vallee’s counsel; (3) concluded *567 that the project would not adversely affect a Class 2 wetland for issuance of an individual wetland permit; and (4) excluded testimony and a related exhibit prepared by appellant Vallee’s wetland consultant. Appellant Timberlake asserts that the trial court erred in relying on a presumption with respect to the project’s impact on water pollution and waste disposal under Act 250. We affirm.

¶ 2. Costco owns property off Route 7 in the Town of Colchester, where it operates a members-only retail store. The Costco facility lies just north of the intersection of the junction of Route 7, or the Roosevelt Highway, and Interstate 89 at Exit 16. To facilitate plans to expand the store, reconfigure a portion of its parking lots, and add a gasoline sales facility, Costco applied for — and was granted — a number of local and state permits, including final plat and site plan approval from the Town of Colchester; a stormwater discharge permit from the Agency of Natural Resources (ANR); an Act 250 land use permit; and an individual wetlands permit from ANR. During the application and review process, appellant Timberlake successfully petitioned ANR to reclassify a Class 3 wetland located on the project site to a Class 2 wetland (the so-called Lot 5 wetland), thereby triggering a fifty-foot buffer requirement around the wetland. As a result of this change, Costo was required to get an individual wetland permit, which in turn required a ruling that the project would not adversely affect the wetland’s identified functions and values. Vermont Wetland Rule § 9.5(a), 6 Code of Vt. Rules 12 004 056, available at http://www.lexisnexis.com/hottopics/codeofvtrules (Wetland Rules).

¶ 3. Appellants Vallee and Timberlake appealed all of the permit determinations to the Environmental Division. A number of the appeals were settled, and the rest — the final plat and site plan approval, stormwater discharge permit, wetland reclassification, individual wetland permit, and Act 250 permit — were the subject of a coordinated multiple-day trial. In August 2015, the court issued findings, conclusions, and a final judgment order affirming the remaining permits on appeal. Appellants Vallee and Timber-lake separately appealed. 1 We set forth relevant facts as they relate to the arguments on appeal.

*568 ¶ 4. “[BJecause the trial court determines the credibility of witnesses and weighs the persuasive effect of evidence, this Court will not disturb [its] factual findings unless, taking them in the light most favorable to the prevailing party, they are clearly erroneous.” In re Route 103 Quarry, 2008 VT 88, ¶ 4, 184 Vt. 283, 958 A.2d 694 (quotation omitted). The trial court’s findings “will not be disturbed merely because they are contradicted by substantial evidence; rather, [an appellant] must show that there is no credible evidence to support them.” In re Miller Subdivision Final Plan, 2008 VT 74, ¶ 13, 184 Vt. 188, 955 A.2d 1200. “Although we review the environmental court’s legal conclusions de novo, we will uphold those conclusions if they are reasonably supported by the findings.” In re Lathrop Ltd. P’ship I, 2015 VT 49, ¶ 21, 199 Vt. 19, 121 A.3d 630 (citation and quotation omitted).

¶ 5. We note, as well, that “we generally give substantial deference to an agency’s interpretations of its own regulations” — in this case ANR’s interpretation of the regulations governing the wetland and stormwater discharge permits at issue. In re ANR Permits in Lowell Mountain Wind Project, 2014 VT 50, ¶ 15, 196 Vt. 467, 98 A.3d 16. Appellants here “bear the burden of showing that ANR’s interpretation is wholly irrational and unreasonable in relation to its intended purpose.” Id. ¶ 17 (quotation omitted).

I. Traffic Issues

¶ 6. Appellant Vallee first asserts that the evidence failed to support the trial court’s finding that Costco’s proposed near-term highway improvements were sufficient to mitigate the development’s traffic impacts under Criterion 5 of Act 250. See 10 V.S.A. § 6086(a)(5)(A) (providing that Act 250 permit requires finding that development “[w]ill not cause unreasonable congestion or unsafe conditions with respect to use of the highways”). Vallee contends that, while long term improvements to the traffic flow at the I-89/Route 7 intersection may mitigate the traffic impacts of this project, the near-term improvements proposed by Costco are themselves insufficient to mitigate those impacts.

¶ 7. The trial court found that both Lower Mountain View Drive and Hercules Drive provide access to Costco from Route 7. Lower-Mountain View Drive intersects Route 7 about 100 yards north of *569 the junction with 1-89 and generally provides the greater flow of traffic into and out of the Costco development. Hercules Drive intersects with Route 7 farther north and provides better access to Costco visitors who are coming from or traveling to locations north of the I-89/Route 7 junction.

¶ 8. During the afternoon weekday rush hour, traffic is particularly congested on Route 7 at the 1-89 interchange, and will sometimes back up to the intersection with Lower Mountain View Drive. The congestion has led the Vermont Agency of Transportation (VTrans) to propose improvements to the I-89/Route 7 Exit 16 junction, including a signalized interchange known as a Double Crossover Diamond. VTrans is pursuing permits for these improvements. The improvements will be funded through several sources, including area businesses such as Costco. However, the timeframe for its completion is uncertain and could run to ten years or more.

¶ 9. The trial court further found that the proposed Costco development would likely cause 155 new vehicle trips during peak traffic hours. Most but not all of this new traffic will exit Costco via Lower Mountain View Drive, turning left onto Route 7, toward the 1-89 interchange. To mitigate the impact of the additional traffic — which the court found to be “measurable, but not substantial” — Costco proposed to construct certain near-term improvements to the Route 7/Lower Mountain View Drive intersection, including the addition of a second dedicated left-hand turn lane from Lower Mountain View Drive onto southbound Route 7, a second dedicated right-hand turn lane for vehicles turning right from Lower Mountain View Drive onto northbound Route 7, and another travel lane for through traffic and traffic turning right onto Route 7 from Lower Mountain View Drive.

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

Related

State v. Michael Olenowski
Supreme Court of New Jersey, 2023
Costco Act 250 Permit Amend JO (4-252)
Vermont Superior Court, 2017
In re Hinesburg Hannaford Act 250 Permit
179 A.3d 727 (Supreme Court of Vermont, 2017)

Cite This Page — Counsel Stack

Bluebook (online)
2016 VT 86, 151 A.3d 320, 202 Vt. 564, 2016 Vt. LEXIS 85, Counsel Stack Legal Research, https://law.counselstack.com/opinion/in-re-costco-stormwater-dishcharge-permit-costco-final-plat-site-plan-vt-2016.