Opinion ID: 2310700
Heading Depth: 1
Heading Rank: 2

Heading: mixed use determination

Text: [¶ 8] When the Superior Court has acted as an intermediate appellate court, we directly review the operative decision of the municipality, which in this case is the Board. Forbes v. Town of Southwest Harbor, 2001 ME 9, ¶ 6, 763 A.2d 1183, 1186 (citing Stewart v. Town of Sedgwick, 2000 ME 157, 757 A.2d 773, 775). The Board's decision is reviewed for an abuse of discretion, error of law, or findings unsupported by substantial evidence in the record. Id. (citation omitted). In addition, the interpretation of a zoning ordinance presents us with a question of law which we review de novo. Marton v. Town of Ogunquit, 2000 ME 166, ¶ 6, 759 A.2d 704, 705 (citing Banks v. Maine RSA # 1, 1998 ME 272, ¶ 4, 721 A.2d 655, 657 (1998)). The ordinance is interpreted by examining the plain meaning of the language, and the terms are to be construed reasonably with regard to both the objectives sought to be obtained and the general structure of the ordinance as a whole. Id. (citation omitted). [¶ 9] The Springborns assert that the Board erred in determining that the Fairway Villas subdivision is a mixed use development pursuant to the Town's Zoning and Site Plan Ordinance. Section 3.8 of the ordinance states that the residential uses permitted in the mixed use zone, aside from single-family detached dwellings, are residential planned developments as part of mixed use development. Falmouth, Me., Zoning and Site Plan Ordinance § 3.8 (1998). A mixed use development is defined by the ordinance as a planned, integrated development involving two or more different uses including, but not limited to, office, residential, light manufacturing, and retail, in an architecturally harmonious environment with common access and utility systems. Id. § 2.94. The Springborns contend that Fairway Villas has only a single residential use, and that the Board erred by allowing the subdivision to borrow recreational uses belonging to The Woodlands in order to qualify as a mixed use development. [¶ 10] The ordinance specifies only that the development involve two or more uses. The language does not require the uses to be contained wholly within the proposed project, nor does it prohibit the incorporation of a use from an existing, related development. The developer of the Fairway Villas subdivision is the same entity that developed The Woodlands, having reserved the right to develop the southern portion of the original parcel, and the subdivisions are related by design, with the golf course extending into one from the other. Under a reasonable construction of the ordinance, the Fairway Villas subdivision involves two or more different uses  residential units and the golf course. [¶ 11] The evidence also supports the Board's factual determination. See Goldman v. Town of Lovell, 592 A.2d 165, 168 (Me.1991) (stating whether or not the proposed structure or use meets the definition in the application thereof may be a matter of fact ...) (citation omitted). Fairway Villas residents have the right to become members of The Woodlands Club, with full use of all its recreational facilities, including its golf course. Non-member residents are also entitled to use the area of the golf course and pond, both above and below the mixed use zone, for recreational purposes not interfering with golfing. Consequently, the Board did not err in determining that, pursuant to the ordinance, Phase I of the subdivision is a mixed use development.