Posts categorized "▪ Shoreline | CZMA"

April 03, 2008

Cases and Links From Today's Seminar

To all those who attended today's seminar, thank you.  Here are the links to the cases I mentioned.  From the morning session on Case Law Update:

  • Franco - District of Columbia Court of Appeals - allegations of pretext cannot be summarily dismissed
  • Goldstein v. Pataki - Second Circuit - government's claim of public use trump claims of pretext - cert. petition filed March 31, 2008
  • Brescia - shoreline setback and equitable estoppel - HAWSCT holds you gotta get your "official assurances" from the right party
  • Private agreements and public process - development and settlement agreements not a substitute for zoning process

From the afternoon session on Appealing an Administrative Zoning Decision:

Questions?  Want a copy of the vested rights/zoning estoppel law review article? Drop me an email.

February 29, 2008

Aggressive New Kauai Shoreline Setback Ordinance Adopted

shorelineIn "New Kauai shoreline erosion bill among the nation's most conservative," Jan TenBruggencate summarizes the recently enacted Kauai ordinance adopting a variable shoreline setback:

Kaua'i County has adopted the most aggressive shoreline building setback law in the state, a powerful policy that aims to protect coastal structures against 70 to 100 years of erosion.
. . . .

Under the new legislation, there are two potential ways of calculating how close to the water a structure can be erected.
. . . .

The Kaua'i bill is considerably stronger than the state's first such legislation, Maui's bill. The Maui setbacks are 25 feet plus 50 times the erosion rate.

For comparison, on a beach with one foot of erosion per year, a Maui home would be set back 75 feet from the certified shoreline (25 feet plus 50), while the same house on Kaua'i would be set 110 feet back (40 feet plus 70).

Read Jan's entire summary here on his Raising Islands blog.  One of his more interesting observations is:

One of the interesting features of the maps is that they indicate that on many shorelines, land is actually building up. Accretion and erosion both are features of Hawaiian shorelines, and some shores have some of both, depending on where along the coast you look.

As a result of this, on many coastlines, the dramatic Kaua'i setback legislation would not take effect. If there's no documented erosion, then the issue doesn't come into play.

The Garden Island newspaper earlier reported on the legislation here

Shoreline "setbacks" and other no-build zones must be applied carefully to avoid constitutional takings and due process problems.  After all, it was a shoreline development ban -- also based on erosion -- that resulted in the Lucas decision (Lucas v. South Carolina Coastal Council, 505 U.S. 1003 (1992).   That case confirmed that a regulation takes property when it deprives a property owner of "economically beneficial or productive use of land," even if the government's reasons for enacting the legislation are valid.

January 08, 2008

2007 Land Use in Review: Estoppel and Shoreline Setbacks

In Brescia v. North Shore Ohana (No. 27211, July 12, 2007), the Hawaii Supreme Court held that a property owner was not entitled to rely upon a county planning commission's determination of the location of a shoreline setback when the planning commission retained the authority to give official assurances.  The case involved Kauai property within the coastal "Special Management Area."  The SMA is, generally speaking, the land nearest the shoreline, as defined in Hawaii's Coastal Zone Management Act, Haw. Rev. Stat. ch. 205A. The CZMA established special controls for this strip of land, and the counties have authority to regulate uses within the SMA, including the location of the "shoreline setback," which is (like other setbacks) an unbuildable zone that "sets back" structures from the shoreline.  The statewide minimum setback is established by the CZMA, but the individual counties are permitted to establish greater setbacks, which vary from county-to-county.  More here.

December 14, 2007

Wall St. Journal on Beach Erosion Issues (video)

The Wall Street Journal posts "Whose Beach Is This Anyway," a story about how shoreline erosion is resulting in legal disputes nationwide over ownership and building setbacks.

The story notes Hawaii's Diamond v. Bd. of Land and Nat. Res., 112 Haw. 161, 145 P.3d 704 (Oct. 24, 2006), a case which I discussed here:

Property owners are battling in some states over so-called building setbacks, which dictate how far new structures must be built from the water. Hawaiian counties, for example, require that new construction be at least 20 feet and often up to 40 feet inland of the shoreline.

In recent years, some landowners planted salt-tolerant plants at their seaward property line, hoping the vegetation line would serve as the shoreline for setback purposes even if the tide sometimes extended past the plants. The state agreed in some cases, but concerned neighbors and environmental groups sued to have the issue clarified. Hawaii's Supreme Court ruled in 2006 that the starting point for setbacks is the highest wash of the waves at high tide, regardless of vegetation.

In addition to the setback issue, another question regarding Hawaii beaches is being litigated in Maunalua Bay Beach Ohana 28 v. State of Hawaii, an appeal now pending in the Intermediate Court of Appeals.  The issue in that case is whether the state or littoral landowners are entitled to ownership of accreted land. In "Act 73," the legislature declared that shoreline land naturally accreted belongs to the State of Hawaii and is public property.  The act overturned the age-old rule of shoreline accretion and erosion, which held that beachfront owners lose ownership of land when it erodes, but gain it when it accretes.  Instead of these balanced rules, Act 73 made the erosion/accretion equation one-sided: the State wins every time.  I filed an amicus brief in the appeal, a copy of which is available here.

Hat tip to PLF on Eminent Domain for alerting us to the WSJ article.

October 31, 2007

▪ Washington (State) Supreme Court Strikes Down Shoreline Development Moratoria

In a case that may hold lessons for Hawaii land use law, the State of Washington Supreme Court recently invalidated under state law a series of moratoria on shoreline development permits because the city had no power under delegated state law to enact a moratorium.  Hat tip to Professor Patty Salkin's Law of the Land blog for pointing out Biggers v. City of Bainbridge Island, No. 77150-2 (Oct. 11, 2007).  The court summarized its holding as follows:

Today, we review the Bainbridge Island City (City) Council’s adoption of rolling moratoria, which imposed a multi-year freeze on private property development in shoreline areas. The City denied the processing of permit applications for more than three years. There is no state statutory authority for the City’s moratoria or for these multiple extensions. Clearly, this usurpation of state power by the local government disregards article XVII, section 1 of the Washington Constitution, which expressly provides that shorelines are owned by the state, subject only to state regulation. The City is not authorized to adopt moratoria on shoreline development arising out of its police powers under article XI, section 11 of the Washington Constitution, which limits local government to regulation “not in conflict with general laws.” Thus, we affirm both the trial court and the unanimous Court of Appeals decision invalidating the ordinances.

Professor Salkin details the facts of the case here, and the court's opinion can be accessed here.

Hawaii shoreline and zoning laws are also state-centric, and although counties may have latitude in their regulation in these areas, that authority is not plenary and is subject to the scope of the powers delegated from the state.  For example, several state statutes delegate zoning and other regulatory powers to the counties.  See, e.g., the Hawaii State Planning Act, Haw. Rev. Stat. ch. 226; the statute governing county zoning, Haw. Rev. Stat. §  46-4, and the Coastal Zone Management Act, Haw. Rev. Stat. § 205A.  These statutes require the counties to exercise the delegated authority only within the scope of the power delegated from the state.  See Kaiser Hawaii Kai Dev. Co. v. City & County of Honolulu, 70 Haw. 480, 777 P.2d 244 (1989) (county charter provision was not superior to conflicting state planning and zoning statutes).

October 28, 2007

▪ "Drawbridge Protectionism," the Superferry EA / EIS, Raindrops, and Floods

The issues in the lawsuits about the Hawaii Superferry Environmental Assessment dwell on legal technicalities such as standing, the statute of repose, and the standard of review.  But the case seems to have touched a deeper nerve, serving as the crucible for wider issues not limited to the Superferry.  For a flavor, read the LA Times' report of the Kauai Superferry protests here and the Honolulu Advertiser's story here.

In that vein, I just revisited a Land Use Prof Blog post from earlier this year by Professor Paul Boudreaux entitled "From NIMBY to ... 'Drawbridge Protectionism'."  The post, as its title suggests, discusses economic and land development versus environmental and cultural claims, and has become more topical in the wake of the Superferry case.  Professor Boudreaux makes some good points:

"NIMBY" is perhaps the most overused term in land use policy debates, even though the term itself is only a few decades old.  It makes sense to complain of a "€œnot in my backyard"€ syndrome to snicker at objections over LULUs ("€œlocally unwanted land uses"€) such as a factory, a bus station, or a halfway house.  One might say that it'€™s human nature not to want such distinct land uses near one'€™s back yard.

But the broader phenomenon of objections to development in general raises more serious policy issues.  The desire to preserve the quiet "€œcharacter"€ of a town deserves a term that is distinct from NIMBY.  Alternative acronyms (here's a list) might include BANANA ("build absolutely nothing near anyone"€) and CAVE people ("citizens against virtually everything"), but these imply nutty extremism.   

The more nuanced nature of the topic justifies a divergence from the practice of cute acronyms.  One term that comes close is the "raise the drawbridge"€ phenomenon, used to refer to citizens who are already inside a preferred area (those who have already, say, built their A-frame on the Oregon coast) and who now want to raise a legal drawbridge to keep others out.  But, to me, even this term focuses on an implication of individual selfishness that fails to capture the larger social effects of the anti-development phenomenon.  For example, one town's rejection of new housing development is likely to push the pressure for development elsewhere (just as localities jostle with their neighbors to discourage the homeless).

Read the entire post here.  His points resonate because the public debate about the Superferry -- including issues of traffic, invasive species, and access to local fishing and surf spots -- seems to embody the drawbridge phenomenon.  Residents of the neighbor islands,  whether born there or late-comers, like their communities just the way they are.  Or at least they don't want them to get any "worse." And "drawbridge protectionism" is certainly more palatable than "I got mine."   

As anyone who has been involved in the land-use process in Hawaii knows, this phenomenon is not new, or limited to the Superferry.  For an example, read this earlier report in USA Today, "Land-use debate ugly in paradise" about a proposed development on Molokai.  One irony-filled quote sums it up nicely:

"There is trouble in paradise," says Annie Van Eps, 59, an art gallery manager who moved from California five years ago. "This has split our island. Can't we have one island that's not developed?"

And the raindrop never thinks it is responsible for the flood.  This thinking is not limited to Hawaii, and it is common to every desirable locale (see this story from California's Sierra foothills).  I don't know about you, but I live in a house built by a "developer," on land that was once pristine.

Putting fortune-cookie philosophy aside, however, the Hawaii Supreme Court's utilization of a low standing threshold, and a nondeferential standard of review, coupled with a legal standard for secondary effects that turns the inquiry from what the development entails to why it is being undertaken, has effectively shifted the Legislature's delegation of exemption determinations from agencies accountable to the public (at least in theory), to any group that can demonstrate standing.  Thus, it appears it is now up to the Legislature to determine whether Hawaii's EA/EIS statute (Haw. Rev. Stat. ch. 343) will serve as the lever of the drawbridge to be pulled up at the command of anyone with standing, or has a more balanced role in the weighing of development versus protectionism. 

While in an island state we can't push LULU's off on neighboring but politically-distinct municipalities as suggested by Professor Boudreaux, we can push them off on other local communities.  We are beginning to see some of that on Oahu where there are disputes about landfill locations, and the placement of proposed transit stations for Honolulu's proposed $4 billion-plus rail system.  One thing is for sure: without some legislative guidance, the raw "us-versus-them" phenomenon we're witnessing in the Superferry debate is not going to be limited to disputes between islands.   

Update 10/24/2007: Professor Boudreaux has posted "The San Francisco Bay area is now closed; please move elsewhere" with more on the phenomenon.

October 12, 2007

▪ Shoreline Access Across Private Property - A Shortcut to Paying for the Change?

Yesterday's Honolulu Star-Bulletin ran an editorial "Access to Oahu’s shoreline is being blocked little by little," spurred by a brewing controversy regarding access to public beaches across private property in Kailua.  The editorial calls for political leaders to make access to public beaches "a priority," by establishing an "enforceable policy" to promote access:

So the recent conflict between public entitlement and private landowners about a right-of-way to Kailua Beach is a common episode, one that will be repeated until a sensible, enforceable policy is established to support the access law and existing standards for pathways are implemented.

The editorial does not suggest what this "policy" might be.  It acknowledges the obvious means of acquiring private property for public access: eminent domain, which requires that the government pay just compensation and damages to the property owner(s).  It also acknowledges, however, that there may be no money in the public coffers to meet the compensation obligation:

In the late 1990s, the city's attempt to condemn Portlock beach lanes to maintain public access was entangled by a landowner's successful lawsuit. Though the Portlock community said it would continue to allow access, private property and trespassing signs and video surveillance remain and as property changes hands, there are no guarantees the paths will stay open.

While the city has standards for access points at every quarter-mile, there are few areas where that has been achieved. Revenue shortages and priorities clearly prohibit new land acquisitions. Nonetheless, the public's right to get to the beach is fast becoming a privilege for the few.

That may be so, and the editorial comes awfully close to suggesting that the exigency of tight budgets would justify the imposition of an access "policy" that could guarantee access without payment of compensation.  But the U.S. and Hawaii Constitutions forbid focusing public problems, and the obligation to shoulder the burden of paying for public benefits, on a few, even if they happen to be beachfront property owners.  If access to beaches is truly a public benefit, then the public -- not particular property owners -- should be willing (and required) to pay for it.  This is not a new principle, as Justice Oliver Wendell Holmes reminded nearly a century ago:

We are in danger of forgetting that a strong public desire to improve the public condition is not enough to warrant achieving the desire by a shorter cut than the constitutional way of paying for the change.

Pennsylvania Coal Co. v. Mahon, 250 U.S. 393, 415-16 (1922). 

October 05, 2007

▪ Hawaii Land Use Blog

Thanks to my colleague Mark Murakami, I've found the Hawaii Land Use Law blog by Jesse Souki.  Topics he is covering include affordable housing, CLERCA, Endangered Species Act, NEPA/SEPA, planning, subdivision, and zoning.

I'm glad to see another Hawaii law blogger, especially in the land use area.  Let's welcome another voice on this important topic. 

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 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. 

 

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