Beruflich Dokumente
Kultur Dokumente
____________________
This appeal
arises
appellant,
Realty Trust
and
Arthur J.
permitting authorities.
Licari, as
the town
Colonial Drive
trustee of
Plaintiff-
violations under
42
town planner,
U.S.C.
1983,
as
well
as
violations of
interference
contract.
defendants on the
We
laws and
affirm
tortious
the decision
for
judgment on
the pendent state claims and remand so that those claims will
be adjudicated, or dismissed without prejudice.
I.
I.
BACKGROUND
BACKGROUND
__________
In 1987, Colonial's predecessor in
interest sought
One
part
The building
stated
that
of
the
project
included
three
would
be
set
back
____________________
1. A special permit is analogous to a variance.
Under
Massachusetts law, a town's zoning ordinances may allow
particular developments, such as multifamily dwellings, to be
constructed in a given zoning district only upon the issuance
of a special permit. Mass. Gen. Laws ch. 40A,
9.
-22
building
permits and
Colonial
began construction
in
1988.
At a hearing held on October 12, 1989, the planning
board discussed whether the
the special
permit.
to Colonial
One week
allowed.
The
letter
requested
confirmation or
the
meeting on
next board
further
does not
work would be at
October 26
26 meeting,
the
board
to the board.
of deeds a "Notice
discrepancy between
Colonial's
and stated
issued
the
in writing, before
registry
that any
The record
that meeting or
and later
recorded
at
the
the special
location of
Building 3.
Building 3's proximity to the road was discussed in
planning board
of
months.
Members
that Buildings
Meanwhile, on February
-33
were
between
no discrepancies
the special
that there
permit and
the
project as built.
On February 2, 1990, defendant Joseph Ferruzzi, the
town building inspector, revoked
and ordered that
revocation
further work
The
permits
reasons for
the
but later
abandoned,
an
appeal
of
According
Colonial
Ferruzzi's
August.
The bank's
commitment
August.
Colonial
also
expired
in
financing
failed
to
alleged
that
Ferruzzi
and the
town
The
failed
to
claims
defendants other
that
the arbitrary
acts
of
than
-44
complaint
Colonial's
alleged
contractual
due process
that
defendants
relations,
for
summary
judgment,
which
Finally,
interfered
and
rights.
that
with
defendants
Defendants filed a
the
district
court
granted.
II.
II.
ISSUES
ISSUES
______
Colonial argues
court
erred
in
on
appeal [1]
granting summary
that the
judgment
on
the
district
1983
on
the state
law
claims.
We
consider
those
arguments seriatim.
________
The first issue is whether the district court erred
in
granting
claims.
summary judgment
on
the
federal due
process
Summary judgment
material
dispute,
facts
are in
entitled to judgment
as a matter
and
964 F.2d
is proper where no
the moving
of law.
party
is
Fed. R. Civ.
P.
56(c).
Defendants argue
was proper
-55
pretrial
orders
disposing
of
1983
due
process
claims
brought by
frustrated
officials.
See,
___
Properties, Inc.
________________
cert.
_____
applicants against
e.g.,
____
Nestor Colon,
____________
local
964
dismissed, 112
_________
S. Ct.
permitting
F.2d
32;
PFZ
___
1151 (1992);
Creative Env'ts,
________________
Inc. v. Estabrook, 680 F.2d 822 (1st Cir.), cert. denied, 459
____
_________
_____ ______
U.S. 989 (1982).
the procedural
We agree.
and substantive
actionable under
were not
1983.
III.
III.
DUE PROCESS CLAIMS
DUE PROCESS CLAIMS
__________________
To
process
avoid summary
judgment
on
procedural
due
interest
defined
by state
law;
and
[2] that
defendants,
action was
unacceptable,
Moran, 904
_____
"in
__
and
___
of
__
itself
______
egregiously
outrageous, or conscious-shocking."
F.2d
original), cert.
_____
748,
754
denied, 498
______
(1st
Cir.
1990)
Amsden v.
______
(emphasis
in
Procedural
in a deprivation
process
of property is fair,
capricious.
Id. at 753-54.
___
-66
A.
A.
right to
procedural due
of state law;
discrepancies between
the letter
. in case of
Ferruzzi acted
revoking the
permits
and the
or misrepresentation of
was based."
Because
we assume
Colonial
held a
22
Mass. Regs.
for
Code
the purposes
property interest in
tit.
of
permit . .
780,
114.7.
this opinion
the permits,
that
see PFZ
___ ___
Properties,
__________
928 F.2d
at
30-31, the
key
issue is
whether
determine
whether
procedural
due
process
the State
provided,
constitutionally
adequate.
This
inquiry
safeguards
built
into
procedure . .
and
whether
would
the
was
examine
statutory
the
or
it
procedural
administrative
and any remedies
We assess the
-77
of
an erroneous
safeguards.
deprivation,
and the
value of
additional
We
protections
Colonial
afforded Colonial.
the
because
Prior
opportunity
that
to rebut them.
planning
it
ordered
notified at
1989, by
board
the deprivation,
the
to
the
permits
ultimate
revoked.
decisionmaker
Colonial
was
and by
Those
were false
allegations underlay
statements
in the
the project as
the finding
building permit
that there
application.
to Building 3 during
the October 12
Noncompliance.
whether
allegations, it
that
the
on
allegations
with
actually
February
for
such
1,
respect to
1990,
all
-88
unclear from
responded
opportunity
Furthermore,
Although it is
Colonial
hearing and in
to
the
those
Colonial
existed.
disputed the
three buildings,
several
prior to
the revocation.
The
revocation
notice
never
inconsistency
might be
Colonial
received
prior
specifically
informed
it
special permit
and
between
a basis for
the
finding a
to
the
that
the
the project
"misrepresentation" in
the
Colonial
argues that
it
was thereby
developer's
risk.
That
that
significant.
town
officials
an
First,
We disagree.
denied
the
would be at
Notice
of
deemed
Furthermore, Ferruzzi's
the
discrepancies
letter
revoking the
with
and with
zoning
"project documents."
Colonial's architect
appended
Defendants'
for
Motion
to Colonial's
Summary
Judgment
letter from
Opposition
supports
to
that
113.5 (application
___
for building
state
regulation
authorized
site plans).
Ferruzzi
to
Finally,
revoke
building
-99
permits
based
on
false
applications.2
Id.
___
statements
114.7.
in
The
building
permit
existence
of
that
with
on
the
board,
Colonial's
provided Colonial
and
the
behalf to
contents
the
of
plans
building inspector
an opportunity
to respond.
There is a further reason why the revocation of the
building
procedural
permits
did
not
due
process:
violate
Colonial's
postdeprivation
available.
See
___
494
U.S.
constitutional
violation actionable
under
complete
when the
Zinermon,
________
deprivation
occurs; it
right
remedies
at
126
1983
is not
to
were
("The
is
not
complete
Colonial
had
informally
numerous opportunities
Amsden,
______
904 F.2d at
process
provided).
result
Colonial
to
meet
formally and
See
___
are part of
the
issuance
of
new
permits.
____________________
2. An affidavit of Jason Sokolov, Colonial's attorney before
the planning board, states, "On information and belief, th[e]
accusation [of a misrepresentation in the building permit
application] was untrue." We express no opinion on whether,
as a matter of state law, those statements in the plans
submitted to Ferruzzi constituted "misrepresentation[s] of
fact in the [building permit] application." 22 Mass. Regs.
Code tit., 780
114.7.
-1010
of the
Appeals
thereafter.
Board,
See
___
and
22 Mass.
right
Regs. Code
to
judicial
tit. 780,
review
126.1,
126.6; 126.7.1.
Colonial
misses the
remedies
are insufficient
delayed,
delays,
while endemic to
essential
by
arguing that
because
unavailable.
In
be
of
780,
a damage
remedy is
not an
constitutionally
adequate
review
those
relief might
administrative and
Furthermore,
component
procedures.
(1st
solely
a timetable.
126.3.4, 126.4.3.
mark
We conclude
to the revocation,
and adequate
administrative
Id. at 40.
___
Notice of Noncompliance
Notice of Noncompliance
_______________________
Colonial adverts
board violated
Colonial's
requirements of the
buildings
did
special permit.
-1111
not
comply
with
the
in
on whether or
property
right.
we
it waived.
deem
perfunctory
manner,
argumentation,
unaccompanied
are deemed
to have
to
by
on appeal
some
in a
developed
been abandoned."
Gamma
_____
Delays
Delays
______
Colonial
approving the
contends
application
that
for
an
amended
delay
special
due process.
and
that
the
as true
delay
the allegation
itself
with Colonial's
that the
this
board's
in
permit
Assuming that
"deprivation," we disagree
take
the
constituted
contention.
delay
a
We
resulted from
and illegal
demands.
the
value of
further
process
was
adequate remedies.
negligible,
E.g.,
____
and
the
state
provided
40; PFZ
___
Properties, 928 F.2d at 31; see also Mass. Gen. Laws ch. 40A,
__________
___ ____
9 (failure of permitting board to act on permit application
within
-1212
application); id.
___
17 (final decisions
of permitting board
same
factual
allegations
underlying
the
procedural
due
unauthorized issuance
delays
in
application
the
processing
for an
amended
of
enforcement
and
approval
permit.
orders, and
of
Those acts
the
Colonial's
allegedly
manifest "a
hostility and
animus
______
Court
has
of development
repeatedly
projects
and
refusals to
that
issue
F.2d at 31;
held
833.
we have found no
that Colonial
1983 claim.
We note
or immutable characteristic
Rather, Colonial's
of
wrongful,
-1313
of the
project.
.
. .
necessarily
abused
adverse ruling
involves some
claim
by a
It
is not
. planning
that the
board
authority . .
board
exceeded,
., often for
enough simply
constitutional labels
substantial
. .
to give
. .
in
these state
order to
law
raise
in original)).
Colonial argues that
the cases
claims in local
be litigated.
other circuits
permitting
or
this
court
Littlefield
___________
should follow
suit in
v. City of Afton,
_____________
(collecting cases).
But
___
1983 actions
"overrule"
from
based on arbitrary
case.
See, e.g.,
___ ____
846 F.2d
of a zoning permit
beyond its
precedent
problem with
assumption that
in this circuit:
Colonial's argument
this panel
we have never
that
would overrule
announced a rule
precluding
district
courts
from
finding
substantive
due
-1414
process violations
by land
conceivable case.
Rather,
regulatory
process
does
requirements
erroneous
exceed
board
reasons' or
its authority
not
transgress
merely
by
by
making
under the
in every
_____
clear that
constitutional
making
`demands
decisions
which
relevant state
a
due
`for
arguably
statutes.'"
for federal
the
45.
requisite
indeed."
Id.
___
relief [based on
1983).
situations."
government
substantive due
Nestor Colon, 964
____________
for establishing
power' is
high one
There is
a sound basis
for our
approach to
such
are
not
and evidence
persuaded
by
in this
Colonial
that
case distinguish
the
it from
-1515
substantive
process claims
due
in this circuit
in
similar
rejecting
disputes.
In
conduct so
"shocking or violative
of universal
standards
of decency" as to violate
omitted).
size
of
its
project, is
"conscious-shocking."
court properly
granted summary
claims.
-1616
Defendants' conduct
similarly
Id. at 754.
___
Id. (internal
___
not
sufficiently
judgment on the
due process
IV.
IV.
DENIAL OF RULE 56(f) MOTION
DENIAL OF RULE 56(f) MOTION
___________________________
Colonial argues
denying its
engage in discovery.
denying
the
motion
court erred
in
"defendants
are
it was
entitled
to
belief that
discoverable materials
F.2d
at 38
federal claims
motion
(citation omitted).
that we
asserted
that
defendants' "animus"
With respect
consider in this
discovery
Nestor Colon,
____________
would
to the
appeal, Colonial's
yield
evidence
of
of what
an abuse of discretion.
Id.
___
render the
1983 claims
is not the
viable.
Colonial
that
goal
of compelling
it to
reduce the
size of
the project.
it is
Enters.,
_______
not a
basis for
712 F.2d
at 1528.
1983 claim.
Similarly,
See
___
there would
Chiplin
_______
be no
-1717
basis
for
relief under
1983,
in such
discovery yielded
amount to a deprivation
even if
of due process
simply does
Consequently,
err in denying
was properly
entered
on
the pendent
court's
summary judgment
state
order
claims.
consists
28
defendants."
of defendants' motion:
"Allowed,
Cir. 1991).
We read
district
following
(1st
The
of the
32 (1st Cir.
F.2d
law
Judgment
may
928
be entered
for
Nestor Colon
____________
state
claims.
civil rights
Nothing,
appeals
considered Colonial's
however, indicates
were weighed.
and
PFZ Properties
______________
remedies
that the
That
might
state
adequate
protect
-1818
developer's federal
1983
thus preclude
964 F.2d at
___ ____________
Properties, 928 F.2d
__________
___
at 31-32, is not
germane to Colonial's
effectively
court's
dismissed
those
order on those
claims with
claims was
yet
had
the
Consequently,
claims,
remand
an abuse
opportunity
while we
district
The
of discretion.
to
engage
affirm the
in
judgment on
on the state
discovery.
the
1983
dismissed
without
prejudice.
(district court
may
pendent
if it
claims
Mercado-Garcia v.
______________
Cir.
decline to
has
See
___
28
U.S.C.
1367(c)
exercise jurisdiction
dismissed
all federal
over
claims);
Cir. 1990).
It is so ordered.
It is so ordered.
_________________
-1919