Decoulos v. Town of Aquinnah, the Aquinnah/Gay Head Cmty. Ass'n, Inc., Civil Action No. 17-cv-11532-ADB
Decision Date | 24 July 2018 |
Docket Number | Civil Action No. 17-cv-11532-ADB |
Parties | JAMES J. DECOULOS, Plaintiff, v. TOWN OF AQUINNAH, the AQUINNAH/GAY HEAD COMMUNITY ASSOCIATION, INC., and the COMMONWEALTH OF MASSACHUSETTS, Defendants. |
Court | U.S. District Court — District of Massachusetts |
BURROUGHS, D.J.
In 1997, Plaintiff James J. Decoulos, along with other similarly situated landowners, initiated litigation seeking easements by necessity to allow access to various landlocked parcels of land in the Town of Aquinnah. See Kitras v. Town of Aquinnah et al., Misc. Case No. 238738 ("Kitras"). The Massachusetts Appeals Court and the Massachusetts Supreme Judicial Court ("SJC") reviewed Kitras on appeal, and on April 19, 2016, the SJC issued a final ruling that no easements by necessity exist. See Kitras v. Town of Aquinnah, 833 N.E.2d 157, 162 (Mass. App. Ct. 2005) ("Kitras I"); Kitras v. Town of Aquinnah, 49 N.E.3d 198, 202-04 (Mass. 2016), cert. denied, 137 S. Ct. 506 (2016) ("Kitras II"). During the nearly twenty years that Kitras was pending, Decoulos, either individually or as the trustee or beneficiary of various property-owning trusts, participated in other lawsuits seeking similar relief, including actions involving the parcel at issue here. After effectively being denied relief at each turn, Decoulos now sues the Town of Aquinnah (the "Town"), the Aquinnah/Gay Head Community Association ("AGHCA"), and the Commonwealth of Massachusetts for declaratory judgment (Count I), unconstitutional taking (Count II), and violation of due process (Count III), all claims that essentially derive from the courts' or the Defendants' refusal to endorse his claim to an easement.
Currently pending before the Court are motions to dismiss the Amended Complaint [ECF No. 12] filed by each defendant for lack of subject matter jurisdiction or failure to state a claim. [ECF Nos. 14, 19, 21]. For the reasons that follow, the motions to dismiss are GRANTED.
The relevant history of the land in the Town of Aquinnah (previously known as Gay Head) begins with a large-scale partition of Native American common land that occurred over one hundred years ago. This historical background is not in dispute and has been chronicled in several prior cases involving Decoulos, most recently by the SJC:
Kitras II, 49 N.E.3d at 202-04 (internal citations omitted).
Decoulos owns the eastern half of Lot 557 (the "Property"), which is one of the lots that was divided from the common land. Am. Compl. ¶¶ 5, 41, 69. On December 18, 1964, Lot 557 was divided into two equal parts and the eastern half, which is now owned by Decoulos and is the subject of this litigation, was acquired by the Brutus Realty Trust on July 6, 1998. Id. ¶¶ 68-70, 158-59. At the time of the acquisition, Anthony C. Frangos was the sole trustee of the Brutus Realty Trust, and Decoulos was a beneficiary of the trust. Id. ¶¶ 158-59. On May 6, 2004, Decoulos was named a co-trustee of the Brutus Realty Trust, and in December 2008, hebecame the sole trustee after Frangos passed away. Id. ¶¶ 169, 176. On May 5, 2017, Decoulos deeded the Property to himself in his individual capacity. Am. Compl. ¶ 187. Decoulos has claimed and continues to claim that an easement exists through Lot 556 to allow access from the Property to the Moshup Trail. Decoulos v. Town of Aquinnah, No. 17 MISC 000428 (HPS), 2017 WL 5907489, at *1 (Mass. Land Ct. Nov. 29, 2017). Lot 556 is owned by the Town. Am. Compl. ¶¶ 160-163.
Decoulos has previously litigated the same or similar issues raised in this case, albeit in a variety of representative capacities and with respect to several other plots of land in Aquinnah.
On May 20, 1997, Decoulos' wife Maria Kitras, as the trustee of Bear Realty Trust and the co-trustee of Bear II Realty Trust and Gorda Realty Trust (the "Bear Trusts"), filed a complaint against the Town and others in the Massachusetts Land Court seeking a declaration that easements by necessity were created by the 1878 partition of Native American common land. See Kitras et al. v. Town of Aquinnah, 833 N.E.2d 157, 162 (Mass. App. Ct. 2005) ("Kitras I"); [ECF No. 15-1 at 148-56]. Decoulos, as the co-trustee of Bear II Realty Trust and Gorda Realty Trust, joined Kitras as a plaintiff in the case. Kitras I, 833 N.E.2d at 162. The Bear Trusts claimed ownership of the lots numbered 178, 232, 243, 711, and 713. Id. In addition to seeking an easement by necessity, the complaint included claims for a prescriptive easement, a private way by prescription, and a public way by prescription. [ECF No. 15-1 at 148-156].
In June 2001, a Land Court judge allowed the defendants' motion to dismiss the Kitras action. Kitras II, 49 N.E.3d at 201. The judge concluded that the United States was an indispensable party because any easement by necessity found on the plaintiffs' properties wouldburden neighboring lands that were owned by the Tribe, but were held in trust by the United States, pursuant to a 1983 settlement agreement.1 Id.; see Kitras I, 833 N.E.2d at 162. The plaintiffs appealed, and in 2005, the Massachusetts Appeals Court determined that before addressing whether the United States was an indispensable party, the lower court "first had to decide whether easements by necessity could be implied for all or some of the lots." Kitras II, 49 N.E.3d at 201; see Kitras I, 833 N.E.2d at 163. The Appeals Court concluded that "lots numbered 189 and above were created by the partition of the common land and, thus, had the requisite unity of title to establish an easement by necessity." Kitras II, 49 N.E.3d at 201. Accordingly, the case was remanded to the Land Court "to determine whether there was an intent to create easements affecting lots [numbered] 189 and above, and, if so, the scope of such easements." Id.
Id....
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