Three selected 2020 summary decisions of the Massachusetts Appeals Court illustrate, in short and sweet opinions, the implications of settlement negotiations by emails, tactical moves while challenging a local board’s decision, the ins and outs of getting permit extensions, what happens in court review of a tribunal’s decision, and how a well-maintained document record, well-run deliberation, and well-written decision can determine who wins or loses and why.
In its August 10, 2020, decision in the case of Wellesley Conservation Council, Inc. v. Pereira (AC 19-P-753), the Massachusetts Appeals Court addressed the scope of enforcement options available to the holder of a Conservation Restriction (CR), in particular whether injunctive relief (like restoration and replanting) is the holder’s sole remedy for violations of the CR’s terms, or does it include money damages, too. The answer is yes to damages.
The decision of the Appeals Court in Henry W. Comstock, Jr., Trustee and another v. Zoning Board of Appeals of Gloucester and others, authored by Justice James Milkey, illustrates the strong protections afforded by G.L. c. 40 A, section 6 to owners of single- or two-family preexisting nonconforming residences who want to renovate their residences. They are protected by significant obstacles to neighbor opponents of such projects on account of minor issues.
A June 15, 2020 opinion of the Massachusetts Appeals Court reminds building inspectors and other municipal officials of the trilogy of remedies to assess money penalties for zoning and building code violations and to be sure to follow the proper procedures. There are lessons as well for any local officials who have been given the power to issue citations using the non-criminal disposition procedures of G.L. c 40, § 21D. The Appeals Court’s decision is Michael J. Maroney, Trustee et al v. Planning Board of Haverhill et al, 19-P-566, 97 Mass. App. Ct. 678 (2020).
In a clear, well-reasoned opinion deciding the case of Stevens, Trustee v. Zoning Board of Appeals of Bourne, No. 19-P-248 (June 19, 2020), the Appeals Court (Green, C.J.) held that a settlement agreement between the Town’s selectmen and a property owner resolving a Land Court action did not bind an abutter who was not party to the litigation.
On April 23, 2020, the United States Supreme Court issued its decision in County of Maui, Hawaii v. Hawaii Wildlife Fund et al., No. 18-260, 590 U.S. __ (April 23, 2020), ruling that the federal Clean Water Act (CWA) may require a permit when a point source discharges pollutants to navigable waters through groundwater. This decision has been eagerly awaited by industry, government, and the bar.
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We had won a judgment of $433,000 in 2015 in our client’s long-running and ultimately successful case, Scotty Thyng v. City of Quincy et al, Norfolk Superior Court, Civil Action No. 2010-01449. That was after a two-week jury trial for violation of civil rights against five City of Quincy public officials for delaying and blocking our client’s attempts to build a house for more than 10 years. With interest and attorneys’ fees, that judgment came to more than $1.3 million.
At its Annual Environmental Conference (AEC) at Holy Cross College in Worcester on February 29, 2020, attended by 800 people, the Massachusetts Association of Conservation Commissions (MACC) gave our founding partner Gregor McGregor recognition for his long service to environmental law in general, conservation law especially, and wetlands protection law most particularly.
In the case of Stockbridge Bowl Association, Inc. v. Town of Stockbridge Conservation Commission & others (Doc. No. 19-0032, December 3, 2019), the Berkshire County Superior Court reviewed the record behind the Stockbridge Conservation Commission’s Order of Conditions denying a lake management project, found the Commission’s justification based on error and lacking in science, and ordered the Commission to approve the Project.
Attorney Gregor I. McGregor will again will Co-chair the MCLE annual conference on Environmental Law, set for February 6, 2020, with a simulcast that same day and then a recorded podcast February 20. Mr. McGregor and his Co-chair Pamela Harvey, Esq. have led this seminal event for over two decades.
On December 23, 2019, the City of Boston joined the almost two-thirds of the Commonwealth’s 351 municipalities in having more stringent requirements for work in and near wetlands, waterbodies, and floodplains. Unlike many of those other municipalities, the explicit purpose of Boston’s wetlands ordinance is to address climate change, through adaptation and building resiliency.
On December 23, 2019, Massachusetts Department of Environmental Protection (MassDEP) announced it has finalized the credits for nitrogen oxides (NOx) and volatile organic compounds (VOC) emissions offsets based on the emissions reductions that resulted from the permanent shut-down of the former Brayton Point Station power plant in Somerset, MA.
The Town presented our Senior Associate Nathaniel Stevens with its Award of Excellence "in recognition of 18 years of exemplary leadership and vision as Chair of the Arlington Conservation Commission, protecting wetlands and conservation lands in the Town of Arlington, MA, 2001 - 2019.
On December 13, 2019, the Massachusetts Department of Environmental Protection (“MassDEP”) announced final as well as proposed regulations to address Per- and Polyfluoroalkyl Substances or “PFAS”, a family of man-made chemicals known as the “forever chemicals” due to their persistence in the environment. Only a handful of other states are regulating PFAS.
The federal Clean Water Act (CWA) does not require a permit for the discharge of pollutants to groundwater that is hydrologically connected to navigable waters of the United States. That is the upshot of the federal District Court’s recent ruling upholding the Environmental Protection Agency’s (EPA) interpretation of the CWA as conferring no authority to regulate discharges to groundwater, regardless whether pollutants therein reach navigable waters of the United States. Judge William G. Young determined this to be a “permissible construction” of the statute.
Coastal as well as inland communities in Massachusetts increasingly are looking to their local wetland permitting laws and regulations as one place to help build climate change resilience.
In an important case on an often-raised issue, Smyth v. Conservation Commission of Falmouth, Case No. 17-P-1189, the Massachusetts Appeals Court on February 19, 2019 reversed a Superior Court jury verdict of $640,000.00 on a claim that the Falmouth Wetland Bylaw, as applied, created a “regulatory taking” of plaintiff’s property. This decision has been long-awaited by land use and real estate practitioners.
Only the Commonwealth may enforce public trust rights in Commonwealth tidelands. Property owners lack legal authority to use private litigation for enforcement of public trust rights. That important principle was reinforced in the Massachusetts Appeals Court’s July 10, 2018 decision in the case of Commercial Wharf East Condominium Assoc. v. Boston Boat Basin, LLC, 93 Mass. App. Ct. 523 (2018).
Luke Legere spoke on Article 97 protection for public lands at the 2018 Essex County Open Space Conference hosted by Essex County Greenbelt at the HC Media Studio in Haverhill on December 1, 2018. His co-presenter was Kathleen O'Donnell, who is expert on real estate aspects of ensuring protection for open space. Together they presented the latest on law, policy, politics, practical tips, and recent important court decisions. Law suits are prevalent between residents and municipalities challenging applicability of Article 97, which is important for land trusts, environmental organizations, and municipal officials and boards to know about. Download Mr. Legere's PowerPoint presentation title: Article 97 Protection After Smith v. City of Westfield, from our Slideshow/Powerpoint section in our Reading Room.
Gregor I. McGregor of McGregor & Legere, PC will once again co-chair the 2019 Environmental, Land Use and Energy Law Seminar taking place at Snowmass, CO on January 2-6, 2019 at the National CLE & Ski Conference.
On August 20, 2018 the Supreme Judicial Court issued a decision in Miramar Park Association, Inc. & Others, v. Town of Dennis, considering whether the Town of Dennis violated state environmental regulations by not depositing the spoils from a river-dredging project on a private beach. Yes, it’s as convoluted as it sounds.
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Legislature Revises Local and Regional Permitting Deadlines as COVID-19 Pandemic Continues
MassDEP and EPA Guidance on Waste Site Cleanups and Compliance during COVID-19 Emergency: Some Flexibility but Important Deadlines and On-Site Obligations Still Apply
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