Opinion ID: 1958788
Heading Depth: 1
Heading Rank: 1

Heading: Rubin's Appeal

Text: We review directly the Board's decisions denying the permit and variance, rather than the court's decision and order, for legal error. Robinson v. Bd. of Trustees of the Maine State Retirement System, 523 A.2d 1376, 1378 (Me.1987). In denying the permit, the Board noted, among other findings, that the addition was located on a frontal dune, and Chapter 355, Section 2(B)(2) of the Department of Environmental Protection's Coastal Sand Dune Rules prohibited new construction on frontal dunes (defined in the rules as the most seaward ridge of sand vegetated with beach grass). Rubin contends that rule 2(B)(2) was adopted in excess of the Board's authority because, by prohibiting all construction on frontal sand dunes, it contravened 38 M.R. S.A. § 474(2). Section 474(2) stated in part: If the applicant for a sand dunes permit demonstrates to the satisfaction of the board ... that the proposed activity will not unreasonably interfere with existing recreational or wildlife uses; unreasonably interfere with the natural supply or movement of sand within or to the sand dune system; unreasonably increase the erosion hazard to the sand dune system; or cause an unreasonable flood hazard to structures built in, on or over any coastal sand dune or neighboring property, the board ... shall grant the permit upon such terms as are necessary to insure that the proposed activity will comply with the foregoing standards. P.L.1979, c. 504 § 3. Rubin argues that the statute requires a case-by-case review of each applicant's permit to determine whether the statutory standards have been met. We conclude, however, the rule prohibiting construction on frontal dunes is consistent with section 474(2). In adopting rule 2(B)(2), the Board made findings sufficient to support its determination that in frontal dunes no new construction could meet the test set forth in section 474(2). Rubin has not established any error in the Board's findings. In denying Rubin a variance, the Board made several findings, among them that Rubin had not demonstrated by clear and convincing evidence that the property is not likely be damaged by storms in the next 100 years. Rule 4(I)(2) of the sand dune rules provides in part that to obtain a variance the applicant must demonstrate by clear and convincing evidence that even if the proposed variance is granted, all other provisions of the sand dune rules will be met. Two of the other provisions are rules 2(A)(1) and 2(A)(2). These state that projects must have a minimal impact on the immediate site and the sand dune system, and projects are not permitted if, within 100 years, they may reasonably be expected to be damaged as a result of changes in the shoreline. Rubin argues that rules 4(I)(2), 2(A)(1) and 2(A)(2) in effect leave in place the prohibition on frontal dune construction. For the same reasons the rule prohibiting new construction does not contravene the statute, these rules do not and the Board did not exceed its authority in adopting them.