The opinion
STATE OF MAINE DISTRICT COURT
KENNEBEC, ss LOCATION: WATERVILLE
DOCKET NO. CV-08-281
\, . , \
INHABITANTS OF THE
TOWN OF VASSALBORO,
Plaintiff
v. JUDGMENT
LEO BARNETT,
Defendant
The defendant owns a ten-lot subdivision on Route 201 in Vassalboro, Maine
(Town). The defendant applied for and received approval for a subdivision, not a
mobile home park. 1 (Pl.'s Ex 4.) The application for a subdivision was approved in June
2006 based on the Town's expectation that the defendant would comply with the
conditions in the permits. The application was approved based further on the potential
uses for the subdivision as approved and not on what the applicant intended to do with
the subdivision. (Pl.'s Ex. 4.; Def.'s Ex. 2, p.2.) In the Rule 80K complaint, the plaintiff
alleges six violations by the defendant. M.R. Civ.P. 80K.
Hearing was held on 8/20/09. David Allen, a traffic engineer for the Maine
Department of Transportation (MDOT) and Paul Mitnik, the Town's CEO and
Plumbing Inspector, testified on behalf of the plaintiff. Their testimony was credible.
The defendant was the sole defense witness. His testimony was not credible.
In spite of multiple notices from the Town and a significant amount of time to
address the violations, the defendant has refused to comply. For the following reasons,
judgment is entered in favor of the plaintiff.
1 The defendant has previously listed a lot in the subdivision for sale.
1. Driveway Entrance
The defendant obtained the required entrance permit from the MDOT as
required by the Town's Subdivision Ordinance but has not complied with the permit
requirements. (Pl.'s Exs. I, VII(D); 20; 11.) Although the defendant was notified of the
violations, (Pl.'s Exs. 12, 16, 17/18), he continues to use a second entrance on Route 201
and did not pave the southbound lane as required, in violation of the Town's
Subdivision Ordinance. (Pl.'s Ex. 1.)
The Town does not have the authority to issue permits for the NIDOT. The court
concludes the Town does have the authority to enforce the permits once issued, as
required for approval of the subdivision. 30-A M.R.S. §§ 3001, 4452(5); 23 M.R.S. § 704.
2. Mobile Home
The Vassalboro Building Ordinance requires a permit for any building on a lot.
(Pl.'s Ex. 3.) Susan Wood received a permit to place a mobile home on lot 1 of the
subdivision after another mobile home was moved. (Pl.'s Ex. 7.) Paul Mitnik gave
Susan Wood permission to move the mobile home to the back of the subdivision for a
"day or two" until the other mobile home was moved so she could move her mobile
home to lot 1. The Wood mobile home was never moved to lot 1. Instead, Paul Mitnik
discovered her mobile home on lot 10 for a significant period of time. He issued a
notice of violation dated 3/14/08 to the defendant. (Pl.'s Ex. 27.) When the defendant
did not remove the mobile home, a second letter dated 4/1/08 was sent to the
defendant. (Pl.'s Ex. 28.) The mobile home was then moved to lot 'j3 and is occupied
now by Joanne Leach at that location.
2 MDOT agreed to an informal modification of the waiver from 500 feet to 250 feet.
3 The complaint was amended at trial to include the allegation of a violation with regard to lot 7.
2
The defendant was and is aware of these violations and controls the lots he owns.
(Pl.'s Ex. 10.) Under the circumstances of this case, the defendant is liable for these
violations. See 30-A M.R.S. § 4452(2); Town of Boothbay v. Jenness, 2003 ME 50,<[16,822
A.2d 1169, 1174 n.2;
3. Subdivision Road
Section VI(G) of the Town's Road Construction Ordinance requires that this
subdivision's private, major road have twenty-foot wide paving and be centered in the
center of the right-of-way. The defendant's subdivision road is not in compliance with
the ordinance. Plaintiff's exhibits 5a, 5b, and 5c are the only plans in the defendant's
subdivision file; defendant's exhibit 14 is not and was not in the file and was never seen
by Paul Mitnik. (Pl.'s Exs 5a, 5b, 5c; Def.'s Ex. 14.) The defendant was notified of this
violation of the ordinance. (Pl.'s Exs. 8, 9.) Although some corrective measures were
taken, the subdivision road continues to be improperly aligned and is not paved as
required.
4. Subdivision Association
The defendant has not formed an association or other enti ty to take ownership of
the road and two wells, as required by the Town's Subdivision Ordinance for a multi
user system. (Pl.'s Ex. 1, p. 16.) The defendant was notified of the violation. (Pl.'s Ex.
22.) He has presented no evidence to the Town that an association or other legal entity
has been formed.
Although the Town's Planning Board did not require proof of the formation of an
association or other legal entity, the defendant has not been prejudiced by that
oversight. (Def.'s Ex. 2.)
3
5. Commercial Use of a Subdivision
The Site Review Ordinance requires a permit for any use to which the ordinance
applies, which includes new commercial uses. (P1.'s Ex. 6, §§ XI(A); II(A).) The
defendant uses a machine to sift topsoil and earth moving equipment on his property
and continues to sell loam from his subdivision property. This is a commercial use and
not an accessory use. The defendant has not applied for or obtained a permit for this
use, as required by the Town's Site Review Ordinance. (P1.'s Ex. 13; 25; 26.)
6. Removal of Topsoil
Topsoil is considered part of the subdivision and only surplus topsoil may be
removed. (1'1.'s Ex. 1, § VII(C)(3).) Based on Paul Mitnik's calculations, the defendant
would have been justified in excavating 2,299 cubic yards of topsoil pursuant to the
ordinance. (P1.'s Ex. 19(b).) The defendant testified at hearing that he had excavated
8,000 cubic yards of topsoil and sold 6,000 cubic yards at an average of $14.00 per yard.
The defendant was sent written notices of this violation and Paul Mitnik
discussed the violation with the defendant. The violation remains uncorrected, in
violation of the Town's Subdivision Ordinance.
ORDER
Pursuant to 30-A M.R.S. § 4452(3) (C), the defendant shall
1. Discontinue use of the second entrance on Route 201
immediately.
2. Comply with the paving requirements on the southbound
lane of Route 201. The parties will propose to the court
within thirty days of the date of this judgment a timeframe
for the completion of the paving. If the parties cannot agree,
the court will determine the completion date.
3. Pave and align the subdivision road. The parties will
propose to the court within thirty days of the date of this
judgment a timeframe for completing the paving and
4
alignment. If the parties cannot agree, the court will
determine the completion date.
4. Remove the mobile home from lot 7 within ten days of
the date of this judgment.
5. Stop excavating and removing topsoil from the
subdivision immediately.
6. Remove the existing piles of topsoil from the subdivision
with ten days of the date of this judgment.
7. Establish an association or legal entity for the subdivision
within thirty days of the date of this judgment and provide
proof of the establishment of the association or other legal
entity to the Plaintiff within thirty-five days of this
judgment.
8. Pay a civil penalty of $10,000.00 to the Plaintiff within
thirty days of this judgment. 30-A M.R.S. § 4452(3)(A), (B),
(E)(3), & (H); 4452(4).
Counsel for the plaintiff will file an affidavit of attorney's
fees within thirty days of the date of this judgment. 30-A
M.R.S.A. §(3)(D).
Date: November 9,2009
Nancy Mills
Justice, Superior Court
5
INHABITANTS OF THE TOWN OF VASSALBORO - PLAINTIFF DISTRICT COURT
WATERVILLE
Attorney for: INHABITANTS OF THE TOWN OF VASSALBORO Docket No WATDC-CV-2008-00281
ALTON STEVENS - RETAINED 10/20/2008
MARDEN DUBORD ET AL
44 ELM STREET DOCKET RECORD
PO BOX 708
WATERVILLE ME 04901-0708
vs
LEO BARNETT - DEFENDANT
4 MILLS ROAD,
BELGRADE ME 04917
Attorney for: LEO BARNETT
CLIFFORD GOODALL - RETAINED
DYER GOODALL AND DENISON P.A.
61 WINTHROP ST
AUGUSTA ME 04330
Filing Document: LAND USE COMPLAINT Minor Case Type: LAND USE ENFORCEMENT (80K)
Filing Date: 10/20/2008
Docket Events:
10/20/2008 FILING DOCUMENT - LAND USE COMPLAINT FILED ON 10/20/2008
11/07/2008 Party(s): INHABITANTS OF THE TOWN OF VASSALBORO
ATTORNEY - RETAINED ENTERED ON 10/20/2008
Plaintiff's Attorney: ALTON STEVENS
11/07/2008 Party(s): LEO BARNETT
SUMMONS/SERVICE - CIVIL SUMMONS SERVED ON 10/20/2008
11/07/2008 Party(s): LEO BARNETT
SUMMONS/SERVICE - CIVIL SUMMONS FILED ON 10/31/2008
11/07/2008 Party(s): LEO BARNETT
OTHER FILING - ENTRY OF APPEARANCE FILED ON 11/06/2008
Defendant's Attorney: CLIFFORD GOODALL
11/07/2008 HEARING - INITIAL APPEARANCE HELD ON 11/06/2008 @ 10:00 in Room No. 1
RAE ANN FRENCH, JUDGE
ATTORNEY STEVENS APPEARED OBO PLT AND ATTORNEY GOODALL WAS PRESENT OBO DEF. MR.
GOODALL ENTERED A DENIAL OBO DEF. CLERK TO SET FOR 2 HOUR HEARING. /S/ J. FRENCH
12/05/2008 HEARING - 80(K) HEARING SCHEDULED FOR 03/20/2009 @ 1:00 in Room No. 1
12/05/2008 HEARING - 80(K) HEARING NOTICE SENT ON 12/05/2008
12/05/2008 Party(s): LEO BARNETT
ATTORNEY - RETAINED ENTERED ON 11/06/2008
Defendant's Attorney: CLIFFORD GOODALL
03/23/2009 HEARING - 80(K) HEARING NOT HELD ON 03/20/2009
PRETRIAL CONFERENCE WAS HELD INSTEAD.
Page 1 of 4 Printed on: 11/10/2009
WATDC-CV-200S-002S1
DOCKET RECORD
03/23/2009 ORDER - PRETRIAL/STATUS ENTERED ON 03/20/2009
CHARLES DOW, JUDGE
ORDERED INCORPORATED BY REFERENCE AT THE SPECIFIC DIRECTION OF THE COURT. COPIES TO
PARTIES/COUNSEL
03/31/2009 party(s): INHABITANTS OF THE TOWN OF VASSALBORO
SUPPLEMENTAL FILING - AMENDED COMPLAINT FILED ON 03/23/2009
04/01/2009 party(s): INHABITANTS OF THE TOWN OF VASSALBORO
OTHER FILING - WITNESS & EXHIBIT LIST FILED ON 03/30/2009
04/14/2009 HEARING - PRETRIAL/STATUS SCHEDULED FOR 05/01/2009 @ 3:30 in Room No. 7
NOTICE TO PARTIES/COUNSEL
04/14/2009 HEARING - PRETRIAL/STATUS NOTICE SENT ON 04/14/2009
04/14/2009 party(s): LEO BARNETT
OTHER FILING - WITNESS & EXHIBIT LIST FILED ON 04/13/2009
05/05/2009 HEARING - PRETRIAL/STATUS HELD ON 05/01/2009
05/05/2009 TRIAL - BENCH SCHEDULED FOR 05/14/2009 @ S:30 in Room No. 7
BACKUP
06/09/2009 ORDER - ORDER OF ASSIGNMENT ENTERED ON OS/22/2009
CHARLES DOW, JUDGE
ORDER OF ASSIGNMENT TO SUPERIOR COURT
06/09/2009 ORDER - ORDER OF ASSIGNMENT SENT ON 06/09/2009
06/11/2009 TRIAL - BENCH NOT REACHED ON 05/14/2009
06/11/2009 CASE STATUS - CASE FILE LOCATION ON 06/11/2009
AUGSC
07/03/2009 TRIAL - TRAILING LIST SCHEDULE OTHER COURT ON 07/03/2009
AUGSC AUGUST 6 TO
SEPTEMBER 1, 2009
OS/07/2009 TRIAL - BENCH SCHEDULE OTHER COURT ON OS/20/2009 @ S:OO in Room No. 1
AUGSC
OS/07/2009 TRIAL - BENCH NOTICE SENT ON OS/07/2009
OS/19/2009 party(s): LEO BARNETT
OTHER FILING - WITNESS & EXHIBIT LIST FILED ON OS/19/2009
Defendant's Attorney: CLIFFORD GOODALL
AMENDED, DEFT'S
OS/20/2009 TRIAL - TRAILING LIST HELD ON OS/20/2009
OS/20/2009 TRIAL - BENCH HELD ON OS/20/2009
Page 2 of 4 Printed on: 11/10/2009
WATDC-CV-2008-00281
DOCKET RECORD
NANCY MILLS , JUSTICE
Defendant's Attorney: CLIFFORD GOODALL
Plaintiff's Attorney: ALTON STEVENS Reporter: CASE ENOCH
SEE CLERK'S NOTES FOR WITNESS AND EXHIBIT LISTS.
08/20/2009 CASE STATUS - DECISION UNDER ADVISEMENT ON 08/20/2009
NANCY MILLS, JUSTICE
09/01/2009 Party(s): INHABITANTS OF THE TOWN OF VASSALBORO
OTHER FILING - OTHER DOCUMENT FILED ON 08/27/2009
LETTER RE: CITATIONS AND COPIES OF CASE LAW
09/09/2009 Party(s): INHABITANTS OF THE TOWN OF VASSALBORO
OTHER FILING - OTHER DOCUMENT FILED ON 08/28/2009
Plaintiff's Attorney: ALTON STEVENS
LETTER AND COPIES OF CASE LAW
11/10/2009 FINDING - JUDGMENT DETERMINATION ENTERED ON 11/09/2009
NANCY MILLS, JUSTICE
ORDERED INCORPORATED BY REFERENCE AT THE SPECIFIC DIRECTION OF THE COURT. COpy TO ATTYS
STEVENS AND GOODALL
ORDER - COURT JUDGMENT ENTERED ON 11/09/2009
NANCY MILLS , JUSTICE
ORDERED INCORPORATED BY REFERENCE AT THE SPECIFIC DIRECTION OF THE COURT. COPY TO ATTYS
STEVENS AND GOODALL
Judgment entered for INHABITANTS OF THE TOWN OF VASSALBORO and against LEO BARNETT in the
amount of $10000.00. 1. DISCONTINUE USE OF THE SECOND ENTRANCE ON ROUTE 201 IMMEDIATELY. 2.
COMPLY WITH THE PAVING REQUIREMENTS ON THE SOUTHBOUND LANE OF ROUTE 201. THE PARTIES WILL
PROPOSE TO THE COURT WITHIN 30 DAYS OF THE DATE OF THIS JUDGMENT A TIMEFRAME FOR THE COMPLETION
OF THE PAVING. IF THE PARTIES CANNOT AGREE, THE COURT WILL DETERMINE THE COMPLETION DATE. 3.
PAVE AND ALIGN THE SUBDIVISION ROAD. THE PARTIES WILL PROPOSE TO THE COURT WITHIN 30 DAYS OF
THE DATE OF THIS JUDGMENT A TIMEFRAME FOR COMPLETING THE PAVING AND ALIGNMENT. IF THE PARTIES
CANNOT AGREE, THE COURT WILL DETERMINE THE COMPLETION DATE. 4. REMOVE THE MOBILE HOME FROM LOT
7 WITHIN 10 DAYS OF THE DATE OF THIS JUDGMENT. 5. STOP EXCAVATING AND REMOVING TOPSOIL FROM
THE SUBDIVISION IMMEDIATELY. 6. REMOVE THE EXISTING PILES OF TOPSOIL FROM THE SUBDIVISION
WITHIN 10 DAYS OF THE DATE OF THIS JUDGMENT. 7. ESTABLISH AN ASSOCIATION OR LEGAL ENTITY FOR
THE SUBDIVISION WITHIN 30 DAYS OF THE DATE OF THIS JUDGMENT AND PROVIDE PROOF OF THE
ESTABLISHMENT OF THE ASSOCIATION OR OTHER LEGAL ENTITY TO THE PLTF WITHIN 35 DAYS OF (CONT'D)
(CONT'D) THIS JUDGMENT. 8. PAY A CIVIL PENALTY OT $10,000.00 TO THE PLTF WITHIN 35 DAYS OF
THIS JUDGMENT 30-AM.R.S. SECTION 4452(3) (A), (B), (E)(3), & (H); 4452(4). COUNSELFORTHE
PLTF WILL FILE AN AFFIDAVIT OF ATTORNEY'S FEES WITHIN 30 DAYS OF THE DATE OF THIS JUDGMENT.
30-A M.R.S.A. SECTION (3) (D).
11/10/2009 FINDING - FINAL JUDGMENT CASE CLOSED ON 11/10/2009
11/10/2009 ORDER - COURT JUDGMENT COpy TO REPOSITORIES ON 11/10/2009
GARBRECHT LAW LIBRARY, DEBORAH FIRESTONE, GOSS DATA SERVICE INC.
Page 3 of 4 Printed on: 11/10/2009
WATDC-CV-2008-00281
DOCKET RECORD
A TRUE COPY
ATTEST:
Clerk
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