Opinion ID: 2344037
Heading Depth: 1
Heading Rank: 1

Heading: The Unauthorized Subdivisions

Text: We review the trial court's construction of a statutory scheme as a matter of law. Spiller v. State, 627 A.2d 513, 515 (Me.1993). As an initial matter, we agree with the trial court that there is no evidence in the record to suggest that Lot 90 was ever more than one lot before McLean made the initial division of Lot 90 into two parcels. Accordingly, the trial court properly found that Rodney Pease's division of Lot 90C and conveyance of Lot 90D to the Reeds constituted the creation of a third lot within a 5-year period and, pursuant to the subdivision law, required municipal approval. The second illegal subdivision occurred when Giffard subdivided Lot 90 and conveyed Lot 90E to the Peases in joint tenancy. Although conveyances to abutting landowners are exempt from the definition of a subdivision pursuant to section 4401(4)(D), the trial court properly found that because Lot 90C was owned by Rodney Pease alone, the conveyance of Lot 90E to the Peases as joint tenants was not a conveyance to an abutting landowner. The third illegal subdivision occurred when the Peases granted a mortgage on one-half of Lot 90 to Peoples Heritage Bank. As we noted in Planning Bd. of Town of Naples v. Michaud, 444 A.2d 40, 42 (Me.1982) (with reference to a subdivision as defined in 30 M.R.S.A. § 4956, presently 30-A M.R.S.A. § 4401. See P.L.1989, ch. 104, pt. A, subchapter IV), when the statute speaks of a `division,' it contemplates the splitting off of an interest in land and the creation, by means of one of the various disposition modes recited in § 4956 [`sale, lease, development, buildings or otherwise'], of an interest in another. (quoting Town of Arundel v. Swain, 374 A.2d 317, 320 (Me.1977)). By mortgaging a portion of Lot 90, thereby entitling the bank to foreclose in the event of a default, the Peases effectively divided their interest in that lot. We conclude that the trial court properly assessed civil penalties for the illegal subdivisions and properly ordered the Peases to correct the violations pursuant to 30-A M.R.S.A. § 4452(3) (Pamph.1994).