Justia Zoning, Planning & Land Use Opinion Summaries

Dawna Pederzani operated the Vermont English Bulldog Rescue from her home in Williston, Vermont, providing temporary foster care to rescued dogs. Her home is located in a residential zoning district governed by the Williston Development Bylaw. In September 2022, she received a notice of zoning violation for operating the rescue without a permit. She applied for an "after-the-fact" zoning permit as a "home business," which was denied by the Development Review Board. She then filed a new application in January 2023, which was initially approved by the zoning administrator but later reversed by the Board upon appeal by her neighbors.The Environmental Division granted summary judgment in favor of the neighbors, affirming the denial of the home-business permit. The court held that the bylaw's home-business provision prohibited any outdoor use for the business in the residential zoning district. It rejected Pederzani's argument that her operation qualified as a "kennel," which the bylaw allows in residential districts, reasoning that the kennel provision was limited by the outdoor restriction for home businesses.The Vermont Supreme Court reviewed the case de novo and reversed the Environmental Division's decision. The Court held that the rescue operation qualifies as a kennel under the bylaw, which allows kennels as home businesses in residential districts. The Court found that the kennel provision, which contemplates some outdoor use, should be read as an exception to the general home-business provision that prohibits outdoor workspaces. The case was remanded for further proceedings consistent with this opinion. View "In re Pederzani Administrative Appeal" on Justia Law

A group of Burlington residents appealed a summary judgment order from the Environmental Division that upheld a permit for the Cathedral of the Immaculate Conception Parish Charitable Trust to demolish church structures on its property. The residents argued that the court erred in concluding that 24 V.S.A. § 4413(a)(1)(C) prevented the City of Burlington from applying its Comprehensive Development Ordinance (CDO) to restrain the demolition. They also contended that the court erred in denying their motion to compel discovery regarding the pending sale of the property to a nonreligious buyer, asserting that the sale was relevant to the applicability of § 4413(a)(1)(C).The Environmental Division granted summary judgment to the Trust, finding that the intended functional use of the property was for religious purposes, specifically the deconsecration of the Cathedral through demolition, which was an ecclesiastical process. The court concluded that applying the CDO would interfere with this intended functional use. The court also denied the residents' motion to compel discovery, determining that the information sought was unrelated to the issue on appeal, which was limited to whether § 4413(a)(1)(C) exempted the property from regulation under the CDO.The Vermont Supreme Court affirmed the Environmental Division's decision. The Court held that the applicability of § 4413(a)(1)(C) depends on the intended functional use of the property at the time of the application, not on the identity of the owner or potential future uses. The Court found that the Trust's intended use of the property for religious deconsecration through demolition was protected under § 4413(a)(1)(C). The Court also upheld the denial of the motion to compel discovery, as the future use of the property by a potential buyer was irrelevant to the current application. Thus, the summary judgment in favor of the Trust was affirmed. View "In re Cathedral of the Immaculate Parish Charitable Trust Appeal" on Justia Law

Nicole Stone, a person with disabilities who uses a motorized wheelchair, resides in St. Johnsbury, Vermont. In 2020, her mother’s boyfriend, Johnathan Chase, built an outdoor structure to facilitate socially distanced meetings for Stone. A neighbor complained about the structure, leading the town zoning administrator to inform Chase that it violated setback requirements and to advise him to seek a variance. The Development Review Board (DRB) denied the variance request without discussing Stone’s disability-related needs. Stone did not appeal the decision but filed a discrimination complaint with the Vermont Human Rights Commission.The Commission investigated and found reasonable grounds to believe the Town of St. Johnsbury discriminated against Stone based on her disability. The Commission filed a complaint in the Civil Division of the Superior Court, seeking various forms of relief, including declaratory and injunctive relief, damages, and civil penalties. The Town moved to dismiss the complaint, arguing that only the Environmental Division had jurisdiction over such claims. The Civil Division dismissed the complaint, concluding it lacked subject-matter jurisdiction because ruling on the discrimination claim would constitute an impermissible collateral attack on the final zoning decision.The Vermont Supreme Court reviewed the case and concluded that the Civil Division has jurisdiction over all Vermont Fair Housing and Public Accommodations Act (VFHPAA) claims. The Court held that the finality provisions of 24 V.S.A. § 4472 do not preclude the Commission from seeking remedies for discrimination that do not require reopening the final zoning decision. The Court also determined that the Commission is not an "interested person" under the statute and is therefore not bound by the exclusivity-of-remedy provisions. The Supreme Court reversed the dismissal and remanded the case for further proceedings. View "Vermont Human Rights Commission v. Town of St. Johnsbury" on Justia Law

A property owner sought to subdivide a 161.6-acre property in Westminster, Vermont, to create two residential lots with frontage on Old Codding Road, a private road discontinued in 1893. The Westminster Development Review Board (DRB) granted the subdivision permit, finding that the applicant had made a "threshold showing" of the right to use Old Codding Road. Neighbors appealed, arguing that the applicant did not have a legal right-of-way over the road.The Environmental Division affirmed the DRB's decision, concluding that the applicant had made the necessary threshold showing of a right to use the road based on historical use by the applicant's predecessors and other neighbors without deeded rights-of-way. The court declined to fully evaluate whether the road was formally laid out before its discontinuance, citing a lack of jurisdiction to determine private property rights.The Vermont Supreme Court reviewed the case and found that the Environmental Division erred in requiring only a threshold showing and in holding that it lacked jurisdiction to determine the existence of an easement or right-of-way. The Supreme Court held that the Environmental Division has jurisdiction to decide whether the applicant has a permanent easement or right-of-way, as required by the Vermont Planning and Development Act and the Westminster Zoning Bylaws. The court emphasized that the burden of proof lies with the permit applicant to establish the necessary easement or right-of-way.The Vermont Supreme Court reversed the Environmental Division's decision and remanded the case for a determination of whether the applicant has an easement or right-of-way over Old Codding Road. The Environmental Division must now fully evaluate the evidence regarding the road's layout and the applicant's claimed right-of-way. View "In re Ranney Dairy Farm, LLC" on Justia Law

The case revolves around a dispute between the Town of Ferrisburgh and 2078 Jersey Street, LLC, the latter of which had purchased a parcel of land in the town and began constructing an access road to an existing rock quarry on the property. The town's Zoning Board of Adjustment (ZBA) issued a notice of violation to the company, stating that the construction required a permit. After the ZBA rejected the company's appeal of the notice of violation, the company filed for a conditional-use permit. The ZBA denied the permit, concluding that the construction of the road would substantially expand a nonconforming use of the property, in violation of local land use regulations.After the ZBA denied the permit, the company mailed a request for reconsideration to the ZBA. However, the company did not file an appeal to the environmental court within the thirty-day appeal period under Rule 5(b)(1) of the Vermont Rules of Environmental Court Proceedings. The ZBA did not take any action on the reconsideration request prior to the expiration of the time to appeal to the environmental court. After the expiration of the appeal period, the ZBA denied the request for reconsideration.The company then filed a notice of appeal with the environmental court. The town moved to dismiss the case for lack of subject matter jurisdiction, arguing that the company had failed to timely appeal. The court denied the motion, finding that, under Appellate Rule 4(b)(5), a request for reconsideration tolls the appeal deadline. The town then requested an interlocutory appeal, which was granted.The Vermont Supreme Court reversed the environmental court's decision. The Supreme Court concluded that Appellate Rule 4(b)(5) is inapplicable in this context and that tolling does not otherwise apply under these circumstances. Therefore, the company's appeal to the environmental court was untimely and the court lacked jurisdiction to consider it. The case was remanded with orders that the company's appeal be dismissed. View "In re 2078 Jersey Street" on Justia Law

The case involves a zoning enforcement action initiated by the Town of Pawlet against landowner Daniel Banyai. Banyai launched a firearms training facility on his property in 2017, which was found to be in violation of the town's Uniform Zoning Bylaws. The Environmental Division issued a judgment in 2021, ordering Banyai to remove unpermitted structures and have his property surveyed within 30 days. Banyai failed to comply with these orders, leading to the imposition of contempt sanctions.The contempt sanctions included fines of $200 per day until all violations were rectified, and the potential for Banyai's arrest. The court also granted the town permission to enter Banyai's property to remove the unpermitted structures if he continued to ignore the orders.Banyai appealed, arguing that the sanctions were punitive and violated the excessive fines clause of the U.S. Constitution. However, the Vermont Supreme Court affirmed the Environmental Division's decision, deeming Banyai’s arguments an impermissible collateral attack on a final order. The court stated that Banyai had failed to challenge the February 2023 contempt order or denial of reconsideration by a timely direct appeal, which would have been the appropriate channel for his grievances. As a result, his attempt to challenge the determinations now were considered an impermissible collateral attack on the February 2023 contempt order. View "Town of Pawlet v. Banyai" on Justia Law

Petitioner Allco Renewable Energy Limited appealed a Vermont Public Utility Commission denial of its request for a certificate of public good (CPG) to construct a solar energy project in Bennington, Vermont. Under Vermont law, a company desiring to build an in-state electric generation facility may not begin site preparation or construction unless the Commission “first finds that the [project] will promote the general good of the State and issues a certificate to that effect.” Under the test used by the Commission, an adverse impact on aesthetics is undue if it “violate[s] a clear, written community standard intended to preserve the aesthetics or scenic, natural beauty of the area.” In 2015, petitioner applied for a CPG to construct a 2.0-megawatt solar electric generation facility. The project site was in a Rural Conservation District as defined in the Bennington Town Plan. The plan stated that development in Rural Conservation Districts “cannot be sited in prominently visible locations on hillsides or ridgelines.” Appellee Apple Hill Homeowners Association (AHHA) intervened in the CPG proceeding, as did the Town of Bennington. The Town initially argued that petitioner should not be granted a CPG because the project would violate clear, written community standards in the Town Plan, and would therefore interfere with the orderly development of the region and have an undue adverse impact on aesthetics. The Town later changed its position, voting not to oppose the project, and withdrew from the proceeding. Based in part on the Town’s decision not to oppose the project, the hearing officer issued a proposal for decision recommending the Commission conclude the project would not violate any written community standard, and would therefore not unduly interfere with the orderly development of the region or have an undue adverse effect on aesthetics. The Commission adopted the hearing officer’s findings and issued petitioner a CPG. The Vermont Supreme Court reversed, finding the Commission's conclusion was only based on the Town's decision not to oppose the project. The case was remanded to the Commission, who assigned it to a new hearing officer, who then reversed the prior decision, finding the project would therefore unduly interfere with the orderly development of the region and have an undue adverse impact on aesthetics. Ultimately the Commission concurred with this decision. Petitioner moved for reconsideration, which the Commission denied. The Supreme Court affirmed the Commission's last decision on this matter, upholding the denial of a CPG. View "In re Petition of Apple Hill Solar LLC" on Justia Law

Defendant-landowner Sisters & Brothers Investment Group, LLP (SBIG) appealed an environmental-division enforcement order: enjoining it from using real property in the City of Burlington; ordering it to address site-improvement deficiencies as required by an agreement executed by a prior owner and the City; and imposing $66,759.22 in fines. SBIG purchased the subject property in 2004, which was then in use as a gas and service station, a preexisting, nonconforming use permitted under the City’s zoning ordinance. The property had eighteen parking spaces that were required to be used in connection with the service-station business. Following an unappealed 2002 notice of violation (NOV), the prior owner and the City signed an agreement on June 16, 2004—one day before SBIG purchased the property—which set out specific requirements to cure those violations. The agreement required the prior owner to take certain steps if it wished to sell the property and provided that the agreement was “specifically enforceable and . . .binding upon the successors and assigns of” the previous owner. The City did not enforce compliance with the agreement before this action. At some point after 2004, SBIG began renting out a small number of parking spaces to private individuals. This was not a permitted use under the zoning ordinance. In July 2017, the gas and service station closed, and SBIG thereafter increased the number of parking spaces it rented out to private individuals. Following complaints about the private-parking use and graffiti, the City contacted SBIG in 2018 about bringing the property into compliance with the zoning ordinance. SBIG took no remedial action, and the City issued an NOV. In June 2019, the Development Review Board (DRB) affirmed the NOV with respect to the change-of-use violation, finding the nonconforming use as a gas and service station had been discontinued for more than one year, which constituted abandonment of that use. In March 2020, the City filed a complaint in the environmental division to enforce the decision and sought fines. The Vermont Supreme Court determined the trial court erroneously found that SBIG knew or should have known about the 2004 agreement, therefore, it reversed the judgment order, directed the trial court to strike the condition requiring SBIG to address the site-improvement deficiencies in the agreement, and remanded for the court to recalculate fines without considering whether SBIG violated the agreement’s terms. View "City of Burlington v. Sisters & Brothers Investment Group, LLP" on Justia Law

Brothers Newton and Jason Wells (plaintiffs) and their mother Beverly Wells, filed suit in September 2017 seeking to partition real property they held as tenants in common with defendant Pall Spera in Stowe, Vermont. The court granted plaintiffs’ summary-judgment motion on the question of whether they were entitled to partition as a matter of law, and issued an order of appointment of commissioners and order of reference by consent of the parties. The order appointed three commissioners and directed them to determine whether the property could be divided, assigned to one of the parties, or sold. They were ordered to determine the fair market value of the property and each person’s equitable share. Neither party reserved the right to object to the commissioners’ report. Ultimately, the commissioners concluded that physical division would cause great inconvenience to the parties. Finding division inequitable, the commissioners awarded defendant first right of assignment due to his ability to buy out plaintiffs’ interest immediately, while plaintiffs required a loan to do so, and because partition would constitute the dissolution of the partnership agreement, which defendant had wished to continue. Plaintiffs filed a motion objecting to the report, citing Vermont Rule of Civil Procedure 53(e)(2)(iii). Plaintiffs’ main argument was that the commissioners exceeded their mandate as provided by the order of reference in concluding that partition would result in zoning violations, and the commissioners erred on that question as a matter of law. In the alternative, they argued the equities favored assigning the property to them. The court denied the motion, including plaintiffs’ request for a hearing, and adopted the report without qualification. It reasoned that plaintiffs had not reserved their right to object to the report as required by the plain language of Civil Rule 53(e)(2)(iii). Finding no reversible error in this decision, the Vermont Supreme Court affirmed. View "Wells et al. v. Spera" on Justia Law

Landowner Frances Nesti appealed two civil-division orders resolving multiple claims in favor of the Vermont Agency of Transportation (VTrans). In 2006, VTrans rebuilt Route 7 in South Burlington and Shelburne. The new system directed stormwater downhill from the road in a westerly direction toward Lake Champlain. Nesti’s property abutted the lake, west of Route 7. Stormwater flowed over the depression from time to time before 2006. Nesti engaged in a series of conversations with VTrans and Department of Environmental Quality (DEQ) personnel regarding the issue beginning in 2009 or 2010. Nesti filed suit at the end of 2018, seeking damages and injunctive relief. She initially pleaded takings, trespass, and private-nuisance claims, and later added claims of ejectment and removal of lateral support. VTrans moved to dismiss all claims on the basis that each was barred by the six-year statute of limitations for civil actions, 12 V.S.A. § 511, and the doctrine of sovereign immunity. VTrans also argued the ejectment and lateral support causes of action failed to state a claim. Nesti countered that the fifteen-year statute of limitations for actions for recovery of land, 12 V.S.A. § 501, applied to each claim rather than § 511, and the continuing-tort doctrine caused her trespass and nuisance claims to continually accrue with each new runoff event, even if the claims were subject to § 511. The civil division dismissed Nesti’s takings, trespass and nuisance claims, concluding that the applicable statute of limitations was § 511, not § 501. However, the court permitted Nesti’s trespass and nuisance claims to proceed to summary judgment on the question of whether they were continuing torts, and denied the State’s motion to dismiss them under the doctrine of sovereign immunity. VTrans moved to dismiss the remaining claims, but the civil division denied the motion, but found VTrans was not equitably estopped from raising a statute-of-limitations defense. The Vermont Supreme Court concluded Nesti's claims were time-barred under the § 511, and affirmed the civil division's judgment. View "Nesti v. Agency of Transportation et al." on Justia Law