Moose Hollow Holdings, LLC v. Teton Cnty. Bd. of Cnty. Comm'rs
Decision Date | 21 June 2017 |
Docket Number | S-16-0238 |
Citation | 396 P.3d 1027 |
Parties | MOOSE HOLLOW HOLDINGS, LLC, f/k/a Moose Hollow, LLC and Blue Skies West, LLC, Appellants (Petitioners), v. TETON COUNTY BOARD OF COUNTY COMMISSIONERS, Appellee (Respondent), and JCFT Wyoming Real Estate, LLC, Appellee (Intervenor). |
Court | Wyoming Supreme Court |
Representing Appellants: Paula A. Fleck, Hadassah M. Reimer, and Matthew Kim-Miller of Holland & Hart LLP, Jackson, WY. Argument by Ms. Reimer.
Representing Appellees: Erin E. Weisman of Teton County Attorney's Office, Jackson, WY for Appellee Teton County Board of County Commissioners; and Stuart R. Day ; Brian J. Marvel ; and Erica Day of Williams, Porter, Day & Neville, P.C., Casper WY for Appellee-Intervenor JCFT Wyoming Real Estate, LLC. Argument by Ms. Weisman; Ms. Day; and Mr. Day.
Before BURKE, C.J., and HILL, DAVIS, FOX, and KAUTZ, JJ.
[¶1] Appellants Moose Hollow Holdings, LLC (Moose Hollow) and Blue Skies West, LLC (Blue Skies) own residential property in rural Teton County. JCFT Wyoming Real Estate, LLC (JCFT) owns two parcels in the same area, one a 53.2-acre parcel, and the other a six-acre parcel. At Appellants' request, the Teton County planning director issued a formal rule interpretation concerning a 2006 development permit associated with the JCFT property. At JCFT's request, the planning director issued a zoning compliance verification (ZCV) concerning JCFT's six-acre parcel. Appellants disagreed with the planning director's conclusions on both matters and appealed the rule interpretation and ZCV decision to the Teton County Board of County Commissioners (Board).
[¶2] The Board found Appellants lacked standing to appeal either action and that their appeal of the ZCV decision was also untimely. Based on those findings, the Board dismissed Appellants' appeals. On review, the district court upheld the Board's dismissal on the same grounds. We affirm the Board's standing ruling and further conclude that the planning director's rule interpretation and ZCV decision are not ripe for review.
[¶3] Appellants state the issues on appeal as:
[¶4] Appellants and JCFT own property in rural Teton County near South Fall Creek Road. JCFT's property consists of 59.2 acres divided into two parcels, a six-acre parcel and a 53.2-acre parcel, and is subject to a 37.8-acre conservation easement. Appellants each own a 7.5-acre parcel adjacent to each other and the JCFT property.
[¶5] JCFT purchased its property from the Chrystie Family, LLC (the Chrysties) in October 2014. The Chrystie property was originally a single 59.2-acre parcel, but in 2007, the Chrysties, through conveyances using the statutory family subdivision exemption, divided the property into the two parcels, with recorded deeds for a six-acre parcel and a 53.2-acre parcel. Thus, when JCFT purchased its property from the Chrysties, it purchased two separately recorded parcels, a six-acre parcel and a 53.2-acre parcel.1
[¶6] Concerned with potential development of the property now owned by JCFT, Appellants, on February 19, 2015, applied to the Teton County planning director for a formal interpretation of the Teton County Land Development Regulations (LDRs). Appellants asked the planning director to determine whether the development permit issued to the Chrysties in 2006, DEV2004-0024, had expired or remained a current development permit. Because DEV2004-0024 issued when the Chrystie property was a single 59.2-acre parcel, it was understood that no development could proceed without an amendment to that permit, but Appellants took the additional position that the permit had expired and was not valid or subject to amendment to allow further development of the JCFT property.
[¶7] While Appellants' request for a formal rule interpretation was pending, JCFT, on March 20, 2015, submitted an application to the planning director for a zoning compliance verification (ZCV). Through that application, JCFT requested:
[¶8] On April 17, 2015, the planning director responded to Appellants' request for a formal rule interpretation. At the outset of his rule interpretation, the planning director described DEV2004-0024 as a permit approving "a 2-unit, non-subdivision Planned Residential Development (PRD) on 59.2 acres of land [.]" Based on his review, he concluded DEV2004-0024 had not expired and "that the development rights permitted under DEV2004-0024 have been vested and may be amended, pursuant to the current LDRs governing amendment of prior approvals." He explained his conclusion, beginning with the history of the permit's issuance:
[¶9] The planning director then outlined the basis for his conclusion that DEV2004-0024 was a current and vested development permit, explaining, in part:
[¶10] On the same date the planning director issued his rule interpretation, he also issued his response to JCFT's ZCV request. He answered the first question, concerning the validity of the six-acre parcel as a family subdivision, in the affirmative, stating, "Pursuant to the attached memo, it is the opinion of the County Attorney's office that the six-acre parcel is legally recognizable by Teton County."...
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