DocketNumber: C.A. No. PC 00-4776
Judges: WILLIAMS, J.
Filed Date: 2/23/2001
Status: Precedential
Modified Date: 7/6/2016
DECISION Before the Court is the Town of Burrillville's Motion for Preliminary Injunction. As the Court noted at the final hearing between these parties, it will not render a decision at this time pertaining to a permanent injunction, nor will it make a decision regarding the Intervenor's counterclaim for declaratory judgment.
In summary, the Town of Burrillville ("Plaintiff") argues that the Defendants are in violation of Burrillville's zoning ordinance by utilizing the Property for industrial or commercial use. The Plaintiff maintains that at all times relevant to this litigation, the Property has been zoned as residential and has never been zoned for industrial or commercial use. The Plaintiff contends that the Defendants' utilization of a private road on the Property, which the Defendants use for ingress and egress for trucking for industrial sand and gravel operations on other properties, constitutes an industrial use of the Property.
The Plaintiff requests in its Verified Complaint that this Court grant injunctive relief restraining and enjoining the Defendants' industrial and commercial use of the illegal private road in violation of the Town of Burrillville Zoning Ordinance. In its Motion for Preliminary Injunction, the Plaintiff states that the public interest and irreparable injury to the Town of Burrillville warrants the granting of the relief requested. In support of its argument, the Plaintiff asserts that by "the enactment and enforcement of the Burrillville Zoning Ordinance, the Town is protecting the public's interest in regulating land use in an orderly fashion for the benefit of the general public." The Plaintiff also declares that it is being subjected to irreparable injury by the continued industrial use of the subject land in violation of the Burrillville Zoning Ordinance.
The Defendants maintain that the record shows the Property is not zoned residential, but rather zoned for either commercial, industrial or manufacturing use. They are at least, the Defendants state, enjoying a legal, non-conforming use status that would allow them to continue their activity on the Property. Nonetheless, the Defendants argue that the motion for preliminary injunction should be denied because no evidence has been produced by the Town that demonstrates how the use of a private road on private land produces any irreparable harm. The Defendants also declare that the Plaintiff has not shown a likelihood of success once the merits are reached, and states that the balance of equities tips in favor of denying the preliminary injunction.
The record shows that the Plaintiff is seeking to enjoin and restrain the Defendants' industrial or commercial use of an `illegal private road.' The activity has occurred for a number of years and there is no evidence in the record that suggests any environmental or other harm is threatened by the Defendants' use of the subject Property. The Plaintiff has also not demonstrated that any irreparable injury is either presently threatened or imminent. See The Fund For Community Progress, 695 A.2d at 521. Furthermore, the Plaintiff is not arguing that the Defendants are illegally removing earth or blasting on the Property, as was the case in City of Woonsocket v. Forte Brothers, Inc., nor is it arguing that the Defendants are suffering irreparable harm from an illegal trespass. See e.g., Newport Yacht Club, Inc. v. Deomatares,
Indeed the Plaintiff has a very strong interest in enforcing its Zoning Ordinance. It certainly has the power to do so under the Rhode Island Zoning Enabling Act of 1991. See R.I.G.L. §§
The Defendants argue that the hardship that they and their employees will suffer far outweighs any hardship, if at all, the Plaintiff or the public will suffer if the preliminary injunction is denied. The Defendants maintain that Holliston and Dudley are bona fide purchasers for value (approximately $500,000) of a perpetual easement on the Property in question. If in fact the preliminary injunction were granted, then they would lose the benefit of their expenditures. Furthermore, the Defendants assert that Holliston employs twenty-two full-time employees whose employment would be in danger if the preliminary injunction is granted. They also note that the Town of North Smithfield would lose approximately $37,000 a year in real and personal property taxes.
A review of the facts and the record demonstrate that a balance of the equities tips in favor of the Defendants in the present case. The Defendants stand to lose much more if the preliminary injunction is granted. The Plaintiff, although empowered to enforce its zoning ordinance, has not provided this Court with evidence that would convince it that the hardship it and the public would suffer, in the event this motion for preliminary injunction were denied, is greater than the hardship the Defendants would suffer if it were granted. Also, the Plaintiff is not without a legal remedy in this situation. It may also seek a declaratory judgment from the Court to determine the rights of the parties.
Counsel shall prepare the appropriate judgment for entry.
City of Woonsocket v. Forte Bros. , 642 A.2d 1158 ( 1994 )
School Committee v. Pawtucket Teachers' Alliance, Local No. ... , 117 R.I. 203 ( 1976 )
Fund for Community Progress v. United Way of Southeastern ... , 695 A.2d 517 ( 1997 )
Iggy's Doughboys, Inc. v. Giroux , 729 A.2d 701 ( 1999 )
Pawtucket Teachers Alliance Local No. 920 v. Brady , 556 A.2d 556 ( 1989 )
Martin v. Lincoln Bar, Inc. , 622 A.2d 464 ( 1993 )
Newport Yacht Club, Inc. v. Deomatares , 93 R.I. 60 ( 1961 )