Opinion ID: 2192928
Heading Depth: 2
Heading Rank: 2

Heading: Application of the Standards of Review to this Case

Text: [¶ 17] Quiland contends that its development of stick-built homes is similar to multiple-unit developments utilizing camper trailers or park model trailers, and that the District's failure to treat the Quiland development identically for fee assessment purposes amounts to disparate treatment of entities similarly situated, in violation of the equal protection clause of the United States Constitution. [¶ 18] The Superior Court found that, on the record before it, Quiland's equal protection claim was not proven. Thus, to prevail on appeal, Quiland must demonstrate that the record compels the contrary conclusion that it has met its burden to prove the equal protection claim. In support of its equal protection claim, Quiland urges that its units are assessed differently and at a higher rate than would be the case if the units were assessed pursuant to the State plumbing code, and that the units should be assessed on the same basis as park model trailers. Quiland also asserts that its equal protection rights are violated by assessing the units individually, rather than utilizing one meter, or one assessment for the entire development. These equal protection claims are addressed in our discussion of Quiland's statutory claims.
[¶ 19] Separate from the equal protection claims, Quiland asserts that its structures should be treated in the same manner as either campgrounds or rental cabins are treated under the State plumbing code. As Quiland asserted in its letter to the District, the State plumbing code, 16 C.M.R. 10 144 241-24 to -25, Table 501.2 (2006), indicates that rental cabins, housekeeping have a design flow of fifty gallons-per-day per cabin plus fifty gallons-per-day per bed. For a two-bedroom cabin with two twin beds in each bedroom, application of the State plumbing code would result in the identical 250-gallons-per-day standard applied by the Board to the Quiland development. If the open living area of the two-bedroom units also contained or might contain an additional bed or convertible couch, it is possible that application of the State plumbing code would result in a higher gallons-per-day design standard than applied by the District. The District's use of the two-bedroom residence standard does not indicate any error. That standard, for all practical purposes, is no different than the standard advocated by Quiland under the State plumbing code. [¶ 20] Quiland also argues that the District did not have sufficient evidence to classify the Summer Village cottages as residences because the Wells Land Use Ordinance has separate categories for dwellings and seasonal cottages, and has a specific definition and requirements for seasonal cottages. Quiland further argues that the District has a statutory obligation, under 38 M.R.S. § 1163-A (2005), to cooperate with the Town of Wells in its land use plans, and that this cooperation includes defining and treating structures in the same way. [¶ 21] There are several reasons why Quiland has failed to demonstrate that the District's treatment of its structures as residences violated either Wells ordinances or section 1163-A. The cottages are stick-built and on a permanent foundation, not like recreation vehicles or mobile homes that can be attached to a truck and moved away. They are larger than camper trailers or park model trailers. [2] The cottages are advertised as being residence-like: they are climate controlled living spaces, plus an additional 160 square feet [consisting of a] three-season porch area; the homes are for use and enjoyment from May to October; and the cottages contain [f]ully [a]pplianced [k]itchens including garbage disposal and GE refrigerator, range, microwave, and dishwasher. [¶ 22] The purpose of the District is to provide sewer service for the Town of Wells during all times of the year, which means, importantly, providing sufficient service during July and August. The District is required to be prepared to handle any amount of wastewater that could be generated by the cottages, and because of the potential for very high use in the peak months of the summer, there is sufficient evidence to classify the cottages as residences. See Downey, 561 A.2d at 176. [¶ 23] Title 38 M.R.S. § 1163-A, imposes no mandate that the District, in making determinations of impact fees or assessments, use the exact same verbiage as municipalities in their land use ordinances and plans. Section 1163-A states: 1. Sanitary Districts. The trustees of a sanitary district shall cooperate with municipal officials in the development of municipal growth management and other land use plans and ordinances; and 2. Municipalities. Municipal officers shall cooperate with the trustees of a sanitary district during the consideration of development applications that may affect the operations of the district. Although mandating cooperation, the statute does not require the District to follow the Town's interpretation of specific definitions in the ordinances. The most that can be gleaned from the legislative history of this section is that cooperation is an aspirational goal, that [t]his [statute] would merely get service providers and municipalities talking to each other, with the result, hopefully, of better coordination of decision making. [3] Land Use Regulatory Reform Committee, Integrating Land Use and Natural Resource Management: Final Report to the 116th Legislature 22 (Jan. 1994). [¶ 24] Finally, Quiland argues that the District abused its discretion or violated Quiland's equal protection rights in determining that Summer Village homes should be individually billed for sewer use as multiple users rather than as a single user. [¶ 25] The evidence in the record indicates that the District's sewer user rate system is distributed among the users, regardless of whether or not they are seasonal or year-round users. The District bases the water usage on a reasonable estimation based on what information is available. Furthermore, the District based its separate treatment of the Summer Village units on the Maine Condominium Act, which states that condominiums must be treated as separate parcels for all purposes. [4] The Summer Village units are being sold as condominiums. Thus, there is sufficient evidence in the record, and a rational basis, for the District to bill the units separately. The entry is: Judgment affirmed.