Justia Zoning, Planning & Land Use Opinion Summaries

Respondent William Rines appealed a superior court order that enjoined him from excavating on his property until he obtained a local use variance from Petitioner Town of Carroll. Ultimately, the trial court concluded that respondent's excavation was exempt from the permitting requirements, the Town's zoning ordinance required the variance before respondent began excavating, and that state law did not preempt the local zoning ordinance. Upon review, the Supreme Court affirmed the trial court's injunction, but remanded the case with respect to the calculation of attorney's fees. View "Town of Carroll v. Rines" on Justia Law

Petitioner Kevin P. Sheehan appealed a superior court order in favor of Respondent New Hampshire Department of Resources and Economic Development (DRED) on his request for declaratory, injunctive, and other relief. In 2008, Petitioner purchased property in Derry which abuts Jackman Road, a class VI town road and not in good condition. The Property is connected to Warner Hill Road by a .44 mile tract of land that is under DRED’s control as part of its statewide trail system. Before purchasing the Property, Petitioner understood that the State claimed ownership of a small corridor adjacent to his land and that a gate blocked non-recreational motor vehicle access. After purchasing the property, Petitioner filed this equity action seeking to bar DRED from prohibiting or interfering with non-recreational motor vehicle access over the portion of the corridor separating his property from Warner Hill Road. Ultimately the superior court determined that the State had acquired title in fee simple to the corridor through a highway layout and that the portion of the corridor abutting the property was not a "public road" because the State has never "constructed" on it. On appeal, Petitioner contended that the trial court erred when it determined that the State owned the corridor in fee simple and when it found that the corridor was not a public road. Upon review, the Supreme Court determined that DRED did not bar Petitioner’s access over the corridor. Rather, DRED prohibited one form of access, non-recreational motor vehicle travel. Accordingly, the Court held that the trial court did not err in concluding that DRED has not limited "the public’s right to pass over existing public roads" pursuant to state law. View "Sheehan v. New Hampshire Dept. of Resources & Economic Dev." on Justia Law

Respondent William Rines appealed a superior court order that enjoined him from excavating on certain real property until he obtained a local use variance from Petitioner Town of Carroll (Town), and that imposed civil penalties and attorney’s fees. On appeal, the respondent did not challenge the trial court’s determination that both types of excavation are exempt from the permitting requirements of RSA chapter 155-E. He argued, however, that the trial court erred when it determined that RSA chapter 155-E did not preempt the zoning ordinance provisions applicable to both types of excavation. Upon review, the Supreme Court held that the trial court erred in finding that the requirements of Section VI of the Town’s zoning ordinance were not preempted by RSA chapter 155-E. Given its conclusion, the Court did not reach the other issues raised in the respondent’s appeal. The case was remanded for further proceedings. View "Town of Carroll v. Rines" on Justia Law

Respondent Richard Townsend, appealed a superior court order that: (1) granted summary judgment in favor of the petitioner, Town of Barrington (Town), on its claims that respondent used his property as a campground and his barn as a dwelling without proper Town approvals; and (2) awarded attorney's fees to the Town. In September 2008, the motor home in which the respondent had been living sustained damage from an electrical fire rendering it uninhabitable. Following the fire, he moved into his barn, which he described as "adequate for emergency living quarters." The barn is a two-story structure with a workshop on the lower level and the respondent's office on the upper level. The barn has insulation, sheetrock, carpet, electricity, plumbing, two heating systems, and central air conditioning. The second floor also has restaurant kitchen equipment, a sink, a bed, a futon, a game table, and massage and fitness equipment. In March 2009, the Town sent the respondent a notice of zoning violation/cease and desist order. The respondent replied that although he had not yet completed the repairs to his fire-damaged RV, he would "move the unfinished home from the barn to appease the town." He asserted that he had moved out of the barn by April 1, 2009. The Town asserted that it sent a second letter to the respondent in May 2009, "reiterating the violations and notifying [him] that court action would be taken if he failed to come into compliance." It commenced that action in July for preliminary and permanent injunctions, civil penalties, and attorney's fees. The respondent brought a number of counterclaims alleging, among other things, bad faith by the Town's code enforcement officer and police chief. The Town moved for summary judgment. The trial court granted the Town's motion. On appeal, the respondent argued that the trial court erred in granting summary judgment on the code violation issues because "[m]aterial issues of fact existed regarding [his] use of his property and barn." He also argued that the trial court erred in awarding attorney's fees to the Town. Finding no error, the Supreme Court affirmed. View "Town of Barrington v. Townsend" on Justia Law

Petitioners J.K.S. Realty, LLC and L.J.J. Realty, LLC, appealed a superior court ruling that Respondent City of Nashua did not take their property by inverse condemnation. Petitioners are two trusts that owned as tenants-in-common a 26.8 acre parcel of land that was originally purchased in 1980 for development purposes. The northern section of the property was in the area of a planned "Board Street Parkway." In 1983, Petitioners successfully petitioned to have the property rezoned to prepare the property for sale to a developer. Since 1998, they made numerous unsuccessful attempts to sell the property or any portion thereof. The last purchase and sale agreement was entered into in 2002, for sale of the entire property with a closing in April 2004. At some point, the buyer learned that the City was unsure whether it would take the property for the parkway and asked the petitioners for an extension until he learned what the City intended to do. The petitioners decided to keep the property until it was resolved whether the City was going to take the property and, as a result, the sale did not go through. Since 2004, the petitioners have not marketed the property. However, they have harvested timber on the property for a profit and there was testimony that, unless prohibited by zoning regulations, the petitioners "would have been able to undertake" building "single-family residences, . . . conservation subdivisions, modular homes, manufactured homes, elderly housing, commercial uses, and multi-family developments." In 2009, the petitioners filed a petition for inverse condemnation, requesting that the trial court rule that the City took the property by inverse condemnation in 2004, and sought damages, including but not limited to, the fair market value of the property on that date. They alleged that the delays and continuing uncertainty regarding the parkway deprived them of all economically viable use of their property as of April 2004, when the last purchase and sale agreement fell through. Finding that the trial court properly declined to rule that the property was taken by inverse condemnation, the Supreme Court affirmed. View "J.K.S. Realty, LLC v. City of Nashua " on Justia Law

The respondents, Malborn Realty Trust and its trustee, Daniel Osborn, appealed a superior court order that enjoined Osborn from occupying property in Atkinson because he lacked an occupancy permit and that imposed a civil penalty for this violation. Petitioner Town of Atkinson cross-appealed the trial court’s failure to award it attorney’s fees. Upon review of the matter, the Supreme Court affirmed the trial court’s issuance of the injunction, modified its imposition of civil penalties, reversed its denial of attorney’s fees, and remanded. View "Town of Atkinson v. Malborn Realty Trust" on Justia Law

Petitioner Property Portfolio Group, LLC (PPG) appealed a superior court order which upheld a decision of the planning board of Respondent Town of Derry to grant applicant MTM Realty, LLC a waiver from a provision of the town's site plan regulations. Pursuant to the town’s site plan regulations, solid waste storage areas are required to be at least twenty-five feet from any property boundary. In 2010, as part of an application for further site plan determination, MTM submitted a request for a waiver from this requirement, seeking permission to move its dumpsters closer to its boundary with PPG which was ultimately granted. PPG and another abutter appealed to superior court. Finding no error in the superior court's judgment, the Supreme Court affirmed the decision, concluding "no extended consideration" of this case was required. View "Property Portfolio Group, LLC v. Town of Derry" on Justia Law

Petitioner Nicholas Bosonetto appealed a superior court decision to grant summary judgment in favor of Respondent Town of Richmond. The decision dismissed his appeal of a decision made by the Town's Zoning Board of Adjustment (ZBA). Petitioner and his wife own property in Richmond upon which are several mobile homes. Petitioner submitted a building permit application to replace one of the mobile homes with a new three-bedroom structure at a different location on the property. The Board of Selectman (BOS) denied the application based on the fact that the property is on a private road, and the Town did not have provisions for building permits on private roads. At its deliberation, the ZBA determined that Petitioner had a vested right to use the existing structures because building permits were issued for them, but that right did not permit him to replace one of the existing structures with a different "footprint" and at a different location on the property. Petitioner filed a declaratory action at the superior court, and requested a statutory appeal of the ZBA decision. Finding the trial court did not abuse its discretion and affirmed the trial court's dismissal of Petitioner's case. View "Bosonetto v. Town of Richmond " on Justia Law

Intervener Parade Residence Hotel, LLC appealed a superior court order that vacated and remanded a decision of the Zoning Board of Adjustment (ZBA) of the City of Portsmouth that upheld the City Planning Board's approval of Parade's application to amend its previously approved site plan. Parade's property abuts Plaintiff Harborside Associates, LP's property. In 2008, the Board approved Parade's application to construct a five-story building that included a hotel, restaurant and retail space. Parade began construction in 2009. The City adopted a new zoning ordinance later that year to become effective in 2010. The terms of the new ordinance changed those that were in effect when Parade was granted its site plan. When Parade applied for an amendment to its site plan, Harborside objected. Following a hearing, the Board approved the application without requiring Parade to comply with the new ordinance. Harborside appealed to the ZBA, who subsequently denied Harborside's objection. Harborside appealed, and the superior court vacated the ZBA's decision, finding that Parade presented a "major change" in its site plan requiring compliance with the changed ordinance. Upon review, the Supreme Court concluded the superior court did not err in arriving at its decision, and affirmed. View "Harborside Associates, L.P. v. City of Portsmouth" on Justia Law

Petitioners Residents of Green View Drive appealed a superior court order that: (1) found no "occasion" to lay out Green View Drive as a class V public highway; (2) partially granted and partially denied the petition to quiet title filed by The Ledges Golf Links, Inc. (The Ledges) against Defendant Claire Crowley; and (3) ruled that Ms. Crowley was responsible for the continued maintenance of Green View Drive and could recover road maintenance costs from the Residents. Green View Drive is located in Loudon and provides access to a portion of the golf course operated by The Ledges and to homes owned by the Residents. The Town classified Green View Drive as a private roadway. In 1997, before Green View Drive was built, the golf course property, then owned by Ms. Crowley and her husband William, was sold to the Loudon Country Club, Inc. In December 1999, the country club sold the golf course property to The Ledges. At some point, while constructing Green View Drive, Mr. Crowley mistakenly located a portion of the road on golf course property. As a result, he entered into a settlement agreement with The Ledges and others to resolve this issue. The settlement agreement provided that Mr. Crowley would "grant to the Ledges an easement for the Ledges to have use of [Green View Drive] for all golf course purposes." After Mr. Crowley died, Ms. Crowley petitioned the Town’s board of selectmen to accept Green View Drive as a town road. Her petition was denied. Ms. Crowley again petitioned the Town to accept Green View Drive as a public road; the Residents joined in this request. The Town denied the petition. The trial court construed August 2000 and September 2001 agreements as granting The Ledges an easement to use Green View Drive for the purpose of golf cart travel. Upon review, the Supreme Court reversed portions of the superior court's order, finding that the court erred in finding the road was part of the golf course's "infrastructure." Furthermore, the Supreme Court vacated that portion of the superior court's order pertaining to the maintenance of the road. The case was remanded for further proceedings. View "Crowley v. Town of Loudon" on Justia Law