SBT HOLDINGS, LLC v. Town of Westminster

541 F. Supp. 2d 405, 2008 U.S. Dist. LEXIS 27039, 2008 WL 901353
CourtDistrict Court, D. Massachusetts
DecidedMarch 25, 2008
DocketCivil Action 07-40116-FDS
StatusPublished
Cited by2 cases

This text of 541 F. Supp. 2d 405 (SBT HOLDINGS, LLC v. Town of Westminster) is published on Counsel Stack Legal Research, covering District Court, D. Massachusetts primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
SBT HOLDINGS, LLC v. Town of Westminster, 541 F. Supp. 2d 405, 2008 U.S. Dist. LEXIS 27039, 2008 WL 901353 (D. Mass. 2008).

Opinion

*407 MEMORANDUM AND ORDER ON DEFENDANTS’ MOTIONS TO DISMISS OR, IN THE ALTERNATIVE, FOR SUMMARY JUDGMENT

SAYLOR, District Judge.

This is an action arising out of a dispute between a land developer and various municipal entities, officers, and employees. The dispute involves environmental orders and government-initiated civil litigation that allegedly improperly delayed development of real property by plaintiff SBT Holdings, LLC.

The complaint asserts (1) a claim under 42 U.S.C. § 1983 against all defendants; (2) a claim under the Massachusetts Civil Rights Act, Mass. Gen. Laws ch. 12 §§ 11(H)-(I), against defendants Lois Lun-iewicz, Karen Murphy, Matthew Marro, and Seewald, Jankowski & Spencer, P.C. (“SJS”); (3) a claim for malicious prosecution against defendants the Town of Westminster, the Westminster Conservation Commission, and SJS; and (4) a claim for abuse of process against all defendants except Marro.

Defendants Westminster, the Westminster Conservation Commission, Luniewicz, and Murphy have filed a motion to dismiss, or, in the alternative, for summary judgment. SJS has separately filed a similar motion. For the reasons set forth below, (1) the Westminster defendants’ motion to dismiss will be granted as to Count 1 for failure to state a claim; (2) the motion of SJS to dismiss will be granted on grounds of absolute immunity; and (3) the Court will decline to exercise jurisdiction over the remaining counts. As to non-moving defendant Marro, Count 1 will be similarly dismissed, and the Court will decline to exercise jurisdiction over the remaining counts.

I. Factual Background

For purposes of a motion to dismiss, the Court will accept all well-pleaded facts in the complaint and will draw all reasonable inferences in plaintiffs’ favor.

Plaintiff SBT Holdings, LLC, is a limited liability company. Plaintiffs Brian T. Foley, Thomas E. Foley, and Susan B. Foley are members and equity owners of the LLC.

Defendant Town of Westminster is a municipality, and defendant Westminster Conservation Commission is a commission established pursuant to Mass. Gen. Laws ch. 40, § 8(c). Defendant Lois Luniewicz is a member of the Conservation Commission; defendant Matthew Marro is a consultant who performed work for the Commission; and defendant Karen Murphy is the Town Coordinator of Westminster. 1 Defendant SJS is a law firm based in Amherst, Massachusetts.

A. 2003 SBT Land Purchase and Building Permit Application

On June 27, 2003, SBT purchased a parcel of land located on East Road in Westminster. At the time of purchase, the property was open space, and SBT intended to develop it for residential purposes,

After SBT purchased the property,1 it prepared a development plan that provided for the construction of three duplex townhouses. At some unspecified point in the summer of 2003, SBT applied for building permits.

In late August 2003, after its permit application but before the permits had been granted, SBT performed “hay bale installation” on the property. This whs done to minimize erosion that might occur and that might affect nearby wetlands *408 while water and sewer services were being installed. On September 4, 2003, the Westminster Building Inspector issued three separate building permits for the Property, allowing for the construction of three duplex town-houses.

B. Issuance of DEP Order and Conservation Commission Enforcement Order

In late September, Westminster experienced heavy rain. Water crested over the double hay-bale lines that SBT had installed on the property. SBT installed an additional hay-bale line and informed the Commission of the effect of the excessive rainfall. The Commission inspected the property the next day and asked SBT to install additional hay-bale lines around certain culvert pipes. SBT complied with this request.

On October 29, the Massachusetts Department of Environmental Protection (“DEP”) inspected the property. Mary Ann DiPinto of the DEP determined that heavy rains had overcome SBT’s attempt at erosion control and that downstream wetland areas had accordingly been affected. On October 31, the DEP issued an order requiring SBT to “take every reasonable step to prevent further violation of the [Massachusetts] Wetland Protection Act and Clean Waters Act.” The Order required SBT to develop a plan for restoration of impacted wetlands areas.

On November 1, two members of the Westminster Conservation Commission made an unannounced visit to the property. During that visit, the Commission agents requested that SBT install retaining walls in specific locations on the property, to be constructed before water, electric, and sewer lines were installed. One agent stated that he would issue an oral cease-and-desist order if the Commission’s request was not met. SBT postponed utility construction as a result.

On November 25, the Conservation Commission issued an Enforcement Order against SBT. The Enforcement Order alleged violation of the Massachusetts Wetland Protections Act, Mass. Gen. Laws ch. 131 § 40. The Enforcement Order required SBT to take certain actions to prevent further violations of the Wetlands Protection Act. Plaintiffs contend that at the time the Commission issued the Enforcement Order, the Commission was aware that the property was already subject to the DEP Order.

C. The DEP Consent Order and May 2004 Commission Inspection

In December 2003, plaintiffs met with the DEP and discussed the violations alleged by the DEP in the October 31 Order. The DEP raised no substantial objections to SBT’s proposed response, and in March 2004 the parties entered into an Administrative Consent Order. The DEP Consent Order stated that compliance with the terms of the order would adequately address the alleged violations of the Wetlands Protection Act.

In May 2004, consultant Marro inspected the property. Marro recommended that SBT add an additional silt fence and drainage swale. He also recommended that SBT remove the existing hay-bale lines on the property and replace them with new hay-bale lines. Plaintiff Brian Foley told Marro that complying with the hay-bale recommendation would violate the DEP Consent Order. According to plaintiffs, Marro and the Commission knew that compliance with the request would violate the Consent Order.

SBT informed the DEP of the Commission’s request. The DEP agreed that the hay-bale replacement recommendation would cause more damage to the downstream wetlands area. SBT then con *409 structed a silt fence and drainage swale, but did not install new hay bales.

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Related

Powers v. City of Ferguson
229 F. Supp. 3d 894 (E.D. Missouri, 2017)
SBT HOLDINGS, LLC v. Town of Westminster
547 F.3d 28 (First Circuit, 2008)

Cite This Page — Counsel Stack

Bluebook (online)
541 F. Supp. 2d 405, 2008 U.S. Dist. LEXIS 27039, 2008 WL 901353, Counsel Stack Legal Research, https://law.counselstack.com/opinion/sbt-holdings-llc-v-town-of-westminster-mad-2008.