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September 2007 posts

September 30, 2007

▪ Superferry EIS Case Summary pt. II: Throwing Open The Barn Door After the Horses Have Been Let Out

When does a person or organization have enough legal interest in an issue such that it can be a plaintiff in lawsuit?  Are there any systematic checks in place to keep the courts from being co-opted for political ends?  These were key issues raised by the Hawaii Supreme Court's opinion in the "Hawaii Superferry EIS case," Sierra Club v. State of Hawaii Dep't of Trans., No. 27407 (Aug. 31, 2007).  This post looks at the procedural issue of "standing," an issue that took up a majority of the court's 104-page opinion. 

An earlier post focuses on the substantive issue of whether the State DOT erred when it determined that improvements to Maui's Kahului Harbor necessary to the Superferry's Maui operation were within the categorical administrative exemptions to the Hawaii Environmental Policy Act, Haw. Rev. Stat. ch. 343, and therefore no Environmental Assessment was necessary.

Continue reading "▪ Superferry EIS Case Summary pt. II: Throwing Open The Barn Door After the Horses Have Been Let Out" »

September 28, 2007

▪ Maui Sued in Federal Court for Vacation Rental Policies

The Maui Vacation Rental Association has sued the County of Maui, the county Planning Director, and the Department of Planning in federal court in Honolulu for constitutional and other violations, seeking declaratory and injunctive relief.  The complaint summarizes the claims:

This is an action for injunctive and declaratory relief against defendants, and each of them, for their conduct in dealing with the owners of property being used as Transient Vacation Rentals in the County of Maui. Plaintiff alleges procedural and substantive due process and equal protection violations, equitable estoppel, breach of express and implied contract. Plaintiff also alleges municipal liability for failure to adequately train and supervise entity employees, and for the maintenance of illegal customs and policies, both of which cause and allow constitutional violations of procedural due process, substantive due process, equal protection, and deprivation of honest government services, in violation of the Fourth, Fifth and Fourteenth Amendments to the U.S. Constitution.

The complaint is posted here (800kb pdf).  A report from the Maui News here.

The issue of short-term rental of property has been a hot-button issue on Maui recently, as reported by the Maui News here and here.  The former Mayor of the county wrote a commentary "Transient vacation rental history detailed; ban reversed county policy" with his views on the history of short-term rentals.

Update 10/25/2007: The County has moved to dismiss the complaint.

September 27, 2007

▪ Court Strikes Delegation of Eminent Domain and Reimbursement to Private Party

You can read the court's Findings of Fact, Conclusions of Law, and Order here.

I won't be commenting on this decision since my colleagues Ken Kupchak, Mark Murakami and I are the attorneys for the property owner, but the statement of the family that owns the land is below.

# # # #

Circuit Judge Ronald Ibarra has decided in favor of a local Kona family, ruling that the County of Hawaii illegally sold its power of eminent domain to Scottsdale, Arizona-based luxury developer Hokulia.  In the County-Hokulia Development Agreement, the County allowed Hokulia to control what property would be seized, permitted Hokulia's lawyers to threaten the Richards Family and its neighbors, and forced the County to bring lawsuits against its own citizens to take their property. 

The court ruled that the County-Hokulia Development Agreement violated state law because it illegally transferred the County's power to take the property by eminent domain to Hokulia.  The Richards Family's property was targeted by the developer for its "Hokulia Bypass," a road connecting the "luxury golf course real estate development project" to Mamalahoa Highway. 
 
The court struck down the first of the County's multiple attempts to take a portion of the Richards Family's property for the Bypass because the County "did not have a proper public purpose."  The court found "[i]f the government attempts to delegate its power of eminent domain to a private party in an agreement whereby the developer controls what property is taken and pays for all expenses, and the private party is able to demand the government institute eminent domain proceedings against other private property owners, then the attempted delegation is illegal and void." 
 
The court also invalided the portion of the County-Hokulia agreement that would have required the Richards Family and their Onouli neighbors to reimburse Hokulia for the cost of the road. 
 
Under the judge's ruling, however, the County will be able to build the Bypass since a second attempt to take the property did not suffer the same legal defects as the first.  The court awarded the Richards Family over $200,000 in compensation for the taking of their land.
 
"These cases were never about whether another road is needed in Kona," said Richards Family spokesman Charles Coupe.  "Our family fought for our rights and the rights of our neighbors because we couldn't believe that the County could sell governmental powers to the highest bidder.  It didn't seem right that the County could agree to allow Hokulia to take our property for Hokulia's road, and then pass back the cost of the road to us." 
 
After Hokulia directed the County to start eminent domain process in October 2000, the Richards Family called upon Kenneth Kupchak, Robert Thomas, and Mark Murakami, the legal team at Honolulu-based Damon Key Leong Kupchak Hastert (www.hawaiilawyer.com), to protect their rights in court. 
 
"It has been a long fight, but it has been worth it," said Coupe, "Our family knew this wasn't right, and we would stand up for our rights and our neighbors' rights again, if necessary."
 

September 26, 2007

▪ More on Wilkie v. Robbins - Where to go When Government Goes Wild

New Jersey Eminent Domain Blog posts "Eminent Domain, Fifth Amendment Property Rights, and Government Retaliation" about last Term's US Supreme Court decision in Wilkie v. Robbins:

But what makes Wilkie particularly troubling is the clear pattern of harassment against Robbins by the BLM over the course of five years. While the alleged violations by BLM employees against Robbins have administrative and state court remedies, the problem remains that these could only be pursued piecemeal, at the great expense of time and money by the property owner.

. . .

The question remains: Where does an aggrieved citizen like Robbins seek redress? Administrative and state judicial actions for individual incidents are a far from satisfactory remedy. However, this is precisely what the Court suggested, and it is consistent with the Court’s decision in San Remo Hotel L.B. v. City and County of San Francisco, 125 S.Ct. 2491 (2005). The message is clear: A property owner must seek relief for Fifth Amendment property rights violations in the state court first and the federal court will follow the state court decision.

Complete NJED post here.  I posted a summary of the case here (includes links to commentary by others), and an op-ed I wrote is posted here.

September 25, 2007

▪ Beach "Ownership" and Access Over Private Property

The "Daily Dish" blog at the Honolulu Advertiser poses an intriguing question: "Should anyone own the beach?"  The issue, however, isn't about beach ownership, but rather restriction of access to publicly-owned beaches via private roads:

This past August a group of homeowners in Kailua installed a 6-foot tall gate — with a combination lock! — at the end of their private road to stop people from using the right-of-way to the beach.

Naturally, this has infuriated a collection of Kailua residents, surfers and beachgoers who are fed up with wealthy homeowners restricting access to a beach everyone should be able to enjoy.

The comments posted are worth reading, if only to get a feel for how the issue -- and the law -- is perceived -- and often mistakenly applied.  Many beachfront property owners are not (contrary to common perception) "wealthy homeowners" intent on claiming public beaches as their own.  Many are local folks who readily acknowledge the public's right to use and access public beaches, but also wish that some members of the beachgoing public would reciprocate and respect their private property rights. 

September 22, 2007

▪ Land Use Round-Up

  • In case you hadn't heard: from West Hawaii Today, a story about a lawsuit over whether a seller of land adequately disclosed the existence of the Big Island's infamous noise-making coqui frogs.
  • Is the valuation claimed in property tax appeal relevant to valuation in eminent domain?  Gideon's Trumpet reports on an Arizona case, Salt River Project v. Miller Park, LLC, 164 P.3d 667 (Ariz. Ct. App. 2007), regarding the relevance of an owner's testimony on valuation in a property tax appeal to the question of valuation in eminent domain.  Professor Kanner details why valuation in a property tax appeal is not all that relevant to just compensation.  Hawaii law provides:

The valuation claimed by the taxpayer in any appeal regarding the assessment of real property tax shall be admissible in evidence as an admission of the fair market value of the real property as of the date of assessment irrespective of the fact that the assessed value from which the taxpayer appealed is adjusted to one hundred per cent fair market value

Haw. Rev. Stat. § 101-12.

  • Honolulu's rail project: a story from the Honolulu Advertiser about the ripple effects of planning for the transit stations on the proposed $4B+ fixed rail system.  More on the proposed transit project here.

September 21, 2007

▪ Eminent Domain Power Can't Be Delegated to Private Party

Thanks to Professor Gideon Kanner at Gideon's Trumpet for pointing out a recent important eminent domain case from the Court of Appeals of Washington (state), HTK Mgm't, L.L.C. v. Rokan Partners, No. 58113-9-I (Wash. Ct. App., July 23, 2007).  The court summarized the case:

The power of eminent domain is an inherent power of the state and redelegations of that power to private parties are invalid.  Here, the Seattle Monorail Project agreed to assign its rights in an uncompleted condemnation proceeding to a private party.  Because the Seattle Monorail Project did not have the power to make such an assignment, and because the Seattle Monorail Project's actions evidenced its intent to abandon the condemnation proceedings, we affirm the trial court on this issue.

Opinion posted here, Professor Kanner's thoughts here.

September 18, 2007

▪ Superferry EIS Case Summary pt. I: Do Statutory Exemptions Mean Anything?

What purpose is served by the Legislature providing for an environmental assessment "exemption" if there are always exceptions to the exemption? 

That is the question raised by the Hawaii Supreme Court's opinion in the "Hawaii Superferry EIS case," Sierra Club v. State of Hawaii Dep't of Trans., No. 27407 (Aug. 31, 2007).

This post looks at the substantive issue in the case -- whether DOT erred when it determined that improvements to Maui's Kahului Harbor were within the categorical administrative exemptions to the Hawaii Environmental Policy Act, Haw. Rev. Stat. ch. 343, and therefore no Environmental Assessment was necessary. The Hawaii Supreme Court held DOT was wrong, and the improvements were not exempt.  The issue of "standing" took up a majority of the court's opinion, and I deal with that issue in this post.

I won't go into a blow-by-blow outline of the court's reasoning, which you can read for yourself, but will hit some key points that seem to have been overlooked so far in the analysis of the opinion.

I.  EA Needed, Unless Exempt

For certain triggering events, the government is required to produce an Environmental Assessment, unless the action has been declared "exempt."  As the court noted:

Projects are subject to the law if they (1) are either initiated by a government agency ("agency actions") or by a private party who requires government approvals for the project to proceed ("applicant actions"), and (2) propose one or more of nine enumerated land uses or administrative acts, known as "triggers." See HRS § 343-5(a)(1)-(9); Guidebook [for the Hawaii State Environmental Review Process], supra, at 9. If a triggering event occurs, an EA must be prepared, unless the program or project is declared exempt.

Slip op. at 7 (emphasis added).  There was no dispute that the improvements to the State's Kahului, Maui, harbor facility necessary for the Superferry's Maui service were a "trigger" to an EA, and the only question was whether the State DOT was correct when it declared the improvements fell within a categorical exemption. 

II.  Administrative Exemption Rulemaking

In chapter 343, the Legislature delegated to the State of Hawaii Environmental Council the authority to create rules for the processing of EA's and EIS's, and the authority to establish a process by which certain actions may be declared exempt because they will "probably" have little environmental effect:

(a)  After consultation with the affected agencies, the council shall adopt, amend, or repeal necessary rules for the purposes of this chapter in accordance with chapter 91 including, but not limited to, rules which shall:

. . . .

     (7)  Establish procedures whereby specific types of actions, because they will probably have minimal or no significant effects on the environment, are declared exempt from the preparation of an assessment;

Haw. Rev. Stat. § 343-6(a)(7).  These rules are set forth in Haw. Admin. R. § 11-200-1 et seq. and are published here.  Those rules provide categorical exemptions for certain "classes of action," set forth in detail in Haw. Admin. R. § 11-200-8(A).

III.  Agency Determinations of Categorical Exemption & Standards of Review

The very existence of a statutory exemption regime implies that the Legislature contemplated there are circumstances when an agency can determine there is no need for an EA.  The common meaning of the word exemption suggests some form of immunity or release from some duty.  Thus, it would have made little sense for the Legislature to have empowered the council to create an exemption process were it not understood that whatever actions determined to be exempt would be, for the most part, immune from full-blown judicial review each and every time a third party complained that the categorical exemption was applied in error. 

Otherwise, if every exemption determination was subject to an in-depth de novo legal challenge on the basis that the agency was merely incorrect, then there would be as a practical matter no "exemption" at all.  Such an interpretation would instead represent only a shift in the forum from the agency to a court, and a shift in the players from the public to self-appointed litigants.

Thus, it seems like the issue posed by the case was not whether the Superferry merited its exemption because it probably would or would not have environmental effects, but whether DOT exceeded its authority when it determined Superferry fell within one of the categorical exemptions.  But that is not the way the issue was framed by the opinion.  In other words, the case was essentially decided on the standard of review.

The federal courts, in challenges to a federal agency's decision to declare a proposed activity exempt (also known as a Categorical Exclusion, or a "CATEX") from an EA under the National Environmental Policy Act, rely upon a fairly deferential standard of review: the decision may only be set aside if it is "arbitrary and capricious."  See, e.g., Marsh v. Oregon Natural Resources Council, 490 U.S. 360 (1989); Alaska Center for the Environment v. U.S. Forest Service, 189 F.3d 851 (9th Cir. 1999).  A deferential standard permits agencies, not courts, to make exemption decisions, and keeps the policy and technical discussions in the Legislature's intended fora (the agencies), with a court intervening only when it appears the agency has exceeded its authority or its discretion.

In contrast, the Hawaii Supreme Court's treatment of the standard of review -- refusing to recognize agency discretion in the determination of whether a proposed class of actions will "probably have minimal or no significant effects on the environment" -- has, in effect, transferred the legislative delegation of power to determine categorical exemptions from agencies to whomever can demonstrate "standing" in a lawsuit.  And, as we all know, the Hawaii Supreme Court's standing criteria are notoriously low and notoriously flexible, permitting practically anyone claiming "environmental" or "recreational" injury to sue; it is more of a technical hurdle for plaintiffs' lawyers to plead around than a realistic gatekeeping device.  More on the standing issue here.

IV.  Exempt...Unless Not Exempt?

The non-deferential standard of review applied by the Hawaii Supreme Court means that there is little standing in the way of a lawsuit whenever it can be alleged that the agency is merely incorrect.  An action that has been determined to be within a categorical exemption can be challenged when, in a paraphrase of the statute, it "probably will [not] have minimal or no significant effects on the environment."  But if  a categorical exemption can be easily challenged, is there really an exemption as the term is commonly used? 

In that vein, however, the Superferry opinion may simply be the terminus of a road the court started down long ago.  As the opinion itself referenced, the court has in earlier cases taken on the role of "qualitative" judge of exemption determinations.  See Kahana Sunset Owners Ass'n v. County of Maui, 86 Haw. 66, 947 P.2d 378 (1997).  In that case, the court held that an exemption was inconsistent with "the letter and the spirit" of chapter 343, which impliedly required agencies to not only generate classes of exempt activities, but to make a determination in every case that the proposed activity will "probably have minimal or no significant effects on the environment." 

What the Superferry opinion adds on top of that is a non-deferential standard of review virtually assuring that judges may in any case micromanage an exemption determination, with the decision as to whether to hold up an exempted action turned over to anyone who meets the court's low threshold of standing to sue.   

The end result of the Superferry opinion seems to be that the Legislature's exemptions don't appear, in the court's view, to exempt much of anything.

* * * * *

Sidebar: A commenter asks a good question --

wasn't the issue not that the DOT was wrong, per se, but that it didn't follow the proper exemption process and consider secondary impacts? that would probably have been suspect even under the federal court standard.

One of the problems is contained in the language of the exemption rules themselves.  That language is an "exception to the exceptions," and provides that actions which have been declared exempt "because [usually] they will probably have minimal or no significant effects on the environment" can be declared not exempt because they may nonetheless have significant impact in a particular case:

    All exemptions under the classes in this section are inapplicable when the cumulative impact of planned successive actions in the same place, over time, is significant, or when an action that is normally insignificant in its impact on the environment may be significant in a particularly sensitive environment.

Haw. Admin. R. § 11-200-8(B). This process is similar to federal agency treatment of categorical exemptions under NEPA, so it should not impact the deference level of the standard of review.   

To address your two questions. 

First, my read of the opinion wasn't that it was limited to process analysis, as it would have been under a deferential standard of review.  The court dealt with the qualitative validity of the DOT's decision, not just whether it followed procedures. The arbitrary and capricious standard means that a court doesn't really inquire whether an agency is correct or not, just whether it is in the ballpark and has otherwise remained within its legal constraints.  Statutes like HEPA are "study and disclose" regimes, not "zero tolerance" laws; they are risk measurement tools, not guarantees against environmental harm.  So the issue under a deferential standard of review is not necessarily the risk involved, but whether the agency has been provided enough information to analyze the risk before it makes its decision. 

The court's treatment of the issue begins on page 83 of the slip opinion, and focuses on the question of the scope of the exempted action: whether it was simply minor improvements to Kahului Harbor, or whether the exemption determination also was required to look at the bigger picture, the Superferry project (either in whole, or as it relates to Maui service).  The court avoided ruling that the project needed to be considered as a whole, relying instead on "secondary impacts," holding, as you note, that the record did not indicate that DOT considered secondary impacts.  See slip op at 90 - 101.  Would it have made any difference to the court if the record did show that DOT considered, but rejected, alleged secondary impacts? 

This goes to the second part of your comment, and you may be right that even under a deferential standard of review, DOT's exemption may have been insufficient.  We don't know, of course, how the Hawaii Supreme Court would apply an "arbitrary and capricious" standard to the record in the Superferry case and whether that would be enough to alter the outcome. 

 

September 17, 2007

▪ Ninth Circuit: No Takings and Due Process Challenge to Cal. Rent Control Ordinance

In a case that illustrates the lengths a court will go to avoid dealing with the merits of a takings challenge, the Ninth Circuit in Equities Lifestyle Prop., Inc., v. County of San Luis Obispo (No. 05-55406) (Sep. 17, 2007), held that the plaintiff was both too early (not yet ripe under Williamson County) and too late (missed the statute of limitations).  In that opinion, the Ninth Circuit affirmed the dismissal of a challenge to a voter-approved mobilehome "rent stabilization" (rent control) ordinance.  The court ruled:

  • Standing: the county challenged the ability of the plaintiff to bring suit because it did not have "title ownership" of the mobilehome park.  The court held that pecuniary injury, not title ownership is the key to standing, and allowed the suit to proceed.
  • Takings: the court rejected the "as applied" takings challenge on Williamson County grounds because the plaintiff had not availed itself of available state procedures to obtain compensation (Kavanau adjustment).  In other words, the claim was filed too early.
  • Takings: however, the court rejected the "facial" takings challenge because it was filed too late.  The ordinance was approved in 1984, and the plaintiff acquired the property in 1997.  The court held, citing Palazzolo, that the plaintiff had one year from date of acquisition to file its claim. 
  • Substantive due process: the court held that it had already determined that rent control ordinances are "rationally related to a legitimate public purpose," citing Carson Harbor Village Ltd. v. City of Carson, 37 F.3d 468, 472 (9th Cir. 1994), overruled on other grounds, WMX Tech. v. Miller, 104 F.3d 1133, 1136 (9th Cir. 1997).
  • Equal protection: the court held that mobilehome owners are not a "suspect class" and the ordinance is therefore reviewed only under the "rational basis" standard.  The court upheld the classification.   

September 16, 2007

▪ Streams as "Public" Property

Interesting item in today's Advertiser "Bureaucracy Buster" column, where a reader asks whether streams are "public property" --

Q. I was walking in a stream and was told by a security guard that the stream was private property as well as all the land surrounding and I could not be in it.

It was my understanding that Hawai'i streams are public property and the public can be in them. What is the law?

The response correctly notes the answer is "no," that Hawaii streams are not like beaches and can be privately owned.  Worth a read.

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