State v. Sour Mountain Realty, Inc.

183 Misc. 2d 313, 703 N.Y.S.2d 854, 1999 N.Y. Misc. LEXIS 616
CourtNew York Supreme Court
DecidedMarch 30, 1999
StatusPublished
Cited by1 cases

This text of 183 Misc. 2d 313 (State v. Sour Mountain Realty, Inc.) is published on Counsel Stack Legal Research, covering New York Supreme Court primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
State v. Sour Mountain Realty, Inc., 183 Misc. 2d 313, 703 N.Y.S.2d 854, 1999 N.Y. Misc. LEXIS 616 (N.Y. Super. Ct. 1999).

Opinion

OPINION OF THE COURT

Judith A. Hillery, J.

Plaintiffs State of New York and John P. Cahill, as Commissioner of the New York State Department of Environmental Conservation (DEC), contend that Sour Mountain Realty, Inc. (hereinafter Sour Mountain) is violating ECL 11-0535 et seq. by disturbing, harrying, and/or worrying timber rattlesnakes, Crotalus horridus, a species listed by the New York State Department of Environmental Conservation as “threatened.” Plaintiffs commence this enforcement action against Sour Mountain to obtain a permanent injunction barring Sour Mountain from constructing a “snake-proof’ fence along the boundary of its property located off of Route 9 in Fishkill, New York. Simultaneously with the commencement of this action, plaintiffs served Sour Mountain with an order to show cause dated March 5, 1999 which seeks a preliminary injunction enjoining Sour Mountain from unlawfully preventing, deterring or otherwise interfering with the normal dispersal, migration or movement of timber rattlesnakes, and/or from modifying and degrading the timber rattlesnake habitat in the vicinity of Sour Mountain’s property in Fishkill, New York, by erecting and maintaining a “snake-proof’ fence along and/or near the boundary of Sour Mountain’s property. Plaintiffs also seek the immediate removal of all “snake-proof’ fencing already erected by Sour Mountain.

Pending a hearing and determination on plaintiffs’ application, this court issued a temporary restraining order enjoining Sour Mountain from erecting snake-proof fencing along or near its border and from undertaking any construction activities to prepare the area for the erection of such fencing. The temporary restraining order also authorized the employees of the New [316]*316York State Department of Environmental Conservation to enter onto and inspect Sour Mountain’s property for the purpose of documenting the extent of the snake-proof fencing already constructed and any environmental harm caused by that construction. The hearing on the motion occurred on March 19 and March 22, 1999.

A summary of the facts is necessary for a full appreciation of the issues before this court. On April 3, 1990, Sour Mountain applied to the DEC for five different permits to operate a hard rock surface mine on the property. The applications sought authorization to quarry approximately 52 million tons of assorted rock products from a 120-acre area over a period of 150 years. On July 22, 1991, the DEC determined that pursuant to article 8 of the Environmental Conservation Law (commonly referred to as the State Environmental Quality Review Act or SEQRA), the mining project might have a significant impact on the environment and issued a “positive declaration” stating that a draft Environmental Impact Statement (hereinafter DEIS) must be prepared before the application could be deemed complete. On May 30, 1995, the DEC accepted the DEIS and issued a notice of complete application with respect to the five applications.

The impacts on wildlife examined in the DEIS were based on the result of a 1992 general wildlife survey and a 1993 study which examined potential timber rattlesnake den sites on Sour Mountain’s property. No den sites on or in close proximity to Sour Mountain’s property were discovered during either study. Consequently, Sour Mountain concluded in the DEIS that mining or blasting activities in connection with this proposed project were not expected to have a significant effect on any known timber rattlesnake den. However, in September 1996, after an adjudicatory hearing on the DEIS had been commenced, the DEC received information regarding the existence of a previously unknown timber rattlesnake den located in Hudson Highlands State Park, which is adjacent to Sour Mountain. Two DEC employees and a Sour Mountain consultant subsequently confirmed the location of the timber rattlesnake den in an area known as Bald Hill, approximately 260 feet from Sour Mountain’s property line.

The DEC considered the discovery of the timber rattlesnake den particularly important because that species has been designated as “threatened” under the New York State Endangered Species Act (ECL 11-0535 et seq.). This classification occurred due to a significant decline in timber rattlesnakes in [317]*317New York as a result of the loss of habitat, road kills, collection and extermination. On January 30, 1997, the DEC issued a positive declaration based on the presence of the rattlesnake den in close proximity to Sour Mountain’s property, and called for the preparation of a supplemental EIS (SEIS) to provide information on the potential impacts of Sour Mountain’s proposed project on the newly discovered Bald Hill rattlesnake den.

Thereafter, Sour Mountain commenced a CPLR article 78 proceeding in Supreme Court, Ulster County (Sour Mtn. Realty v New York State Dept. of Envtl. Conservation, index No. 97-1522), challenging the DEC’s determination to require preparation of an SEIS. The DEC moved to dismiss the petition for the failure to state a cause of action and in a decision and order dated February 18, 1998, that motion was granted. Sour Mountain’s subsequent motion for reargument was denied in a decision and order dated June 17, 1998 and its appeal from both orders is currently pending before the Appellate Division, Third Department.

By letter dated January 20, 1999, Sour Mountain advised the DEC that it intended to install a fence along its property line, including that section of the property separating the proposed mining site from the adjacent Hudson Highlands State Park in order to (1) mark the boundary, (2) make posting the boundary easier, (3) prevent unauthorized entry onto the property by members of the public, and (4) prevent any timber rattlesnakes from the newly discovered den from entering the property. By letter dated January 28, 1999, the DEC notified Sour Mountain that installation of the fence would violate the Endangered Species Act and SEQRA. Thereafter, numerous communications occurred between the DEC and Sour Mountain regarding the fence. Nevertheless, in late February 1999, the DEC learned that Sour Mountain had installed a fence in the area near where the recently discovered rattlesnake den is situated. The fence begins approximately 100 feet to the west of Clove Creek, on the southern portion of Sour Mountain property, and extends for approximately 2,000 feet up slope to the west toward the den. From the corner closest to the den, the fence runs approximately another 1,500 feet to the north and in most places appears to be installed between 30 and 40 feet within Sour Mountain’s property line. The fence is constructed of galvanized wire, with a half-inch square mesh. It is four feet high and is also buried into the ground to a depth of approximately two to four inches, making it impossible for snakes to crawl underneath it.

[318]*318As a result of this discovery, plaintiffs commenced this action and now seek the issuance of a preliminary injunction barring Sour Mountain from interfering with the normal dispersal, migration or movement of timber rattlesnakes, or from modifying or degrading the timber rattlesnake habitat by the erection and maintenance of its snake-proof fencing. In addition, plaintiffs seek a preliminary injunction requiring Sour Mountain to remove the snake-proof fencing it has already erected at or near its boundary line. Sour Mountain opposes plaintiffs’ application in all respects.

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Related

State v. Sour Mountain Realty, Inc.
276 A.D.2d 8 (Appellate Division of the Supreme Court of New York, 2000)

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Bluebook (online)
183 Misc. 2d 313, 703 N.Y.S.2d 854, 1999 N.Y. Misc. LEXIS 616, Counsel Stack Legal Research, https://law.counselstack.com/opinion/state-v-sour-mountain-realty-inc-nysupct-1999.