TAHOE-SIERRA PRES. COUNCIL v. TAHOE REG. PLANNING

No. 00-16660.

322 F.3d 1064 (2003)

TAHOE-SIERRA PRESERVATION COUNCIL, INC., a California non-profit corporation and membership organization; Joseph R. Abrahamson and Charlene Z. Abrahamson, as Co-Trustees of the Joseph R. Abrahamson and Charlene Z. Abrahamson Family Trust; Jane S. Akdoruk; Jesse Aldatz, Jr.; Hugh C. Alexander; Raymond D. Allen, as Trustee of the Allen 1989 Revocable Trust; Gordon Alley; Bruno Alpi; Ernest Arnold; William L. Asay; Edith B. Asay; Nicholas D. Badami; Alma Barnes Estate, by Linda M. Nelson and E. Marvin Jacobsen, Executors; Ernest A. Barron; Consuelo S. Barron; Tasos Belias; Erika Belias; Lawrence G. Bourne; Ricky Anthony Briganti; Anthony Richard Briganti; Alice Brouss, aka Alice Price; Lance R. Burket; Charles Donald Carr; Lonne Jean Carr; Robert Steven Carson; Richard John Charshafian; Nicole Charshafian; Albert S.C. Chong; Dorothy Mai Cook; Joseph Corege, Jr., as Co-Trustee of the Joseph Corege, Jr. and Helen Joan Corege Revocable Living Trust dated 1/13/92; Helen Joan Corege, as Co-Trustee of the Joseph Corege, Jr. and Helen Joan Corege Revocable Living Trust dated 1/13/92; Lind B. Cornett; Barbara Riordan Cornett; Carlton E. Crall; Anne T. Crall; Harold C.J. Cruze; Randi Cruze; Anne M. Dayne; Edmund J. De Martini; Loring A. De Martini; Francine De Martini; Gavin Deane; Christa Deane; Robert Delgadillo; Jess R. Detevis; Diane Detevis; Valzora G. Draper; Warren B. Eads; Cheri Eads; Louise B. Ebeling, aka Louise B. Geraci; Kenneth W. Eberle; Betty L. Eberle; John Frederick Ehlers; Mary Patricia Ehlers; Elmer Eldon; Betty C. Eldon; Davy K. Engle, as Co-Trustee of the Engle Family Living Trust of 8/3/88; Merna M. Engle, as Co-Trustee of the Engle Family Living Trust of 8/3/88; Robert C. Engstrand; Martha V. Engstrand; Edith Epstein; George L. Farinsky; Barbara J. Farinsky, as Co-Trustee of the Farinsky 1992 Trust; David V. Fetters, as Co-Trustee of the Fetters 1995 Trust; Phyllis A. Fetters, as Co-Trustee of the Fetters 1995 Trust; Albert A. Fischer and Jane M. Fischer, as Co-Trustees of the Albert A. Fischer and Jane M. Fischer Trust; Nolan Neil Fong; Lillian Fong; Laura E. Garcia; Salvatore Geraci; Chris Gerhardt; Leona Gerhardt; Earnest O. Germann; Virgine M. Germann; Constantine M. Glafkides; Thomas A. Godley; Kathleen L. Godley; Robert L. Godley; Steven Gourley; Charles E. Grant; Donald D. Gregory; Michael Griffin; Gayle Griffin; Giannotti Salvatore; David G. Gruber, as the Gruber Family Partner; Lydia Gruber, as the Gruber Family Partner; James S. Hahn; Betty J. Hahn; Estel Randolyn Hal, aka Estel Randolyn Wiessen; James F. Hamm; Norma P. Hamm; Pamela Hand; The Estate Of Wilson L. Harrell, Charlene E. Harrell as Executrix; Joichi Hashimoto, as Co-Trustee of the Hashimoto Living Trust; Fumiko Morita Hashimoto, as Co-Trustee of the Hashimoto Living Trust; Dana L. Hatch; Melton A. Hatch; Oliver M. Henrikson; Carolyn G. Henrikson; Donald I. Hitt; C.E. Hoffman; Pamela Hoffman; Craig L. Howe; S. Wayne Hughes; William D. Hude; Harry Ichiuji; Hideko Ichiuji; Tadashi Kato; Toshie Kato; Yoshiko Edith Ichiuji; Paul T. Ichiuji; Sumi Ichiuji; Gerald E. Johnson; Anne L. Johnson; Richard Merriman Johnson; Frances R. Keener; Dale Chow King; Janine Klassen; Karoline Kassen; Herbert H. Knoop; Maj-Britt K. Knoop; Michael Koll, as Co-Trustee of the Koll Revocable Trust; Jane Koll, as Co-Trustee of the Koll Revocable Trust; Albert J. Koolhof, Jr. and Rose N. Koolhof, as Co-Trustees of the Albert J. Koolhof, Jr. and Rose N. Koolhof Family Trust dated 4/22/96; George T. La Fortune; Adolph P. Landucci; Peggy E. Landucci; Don L. Langston; Josephine M. Langston; Jed K. Lea; C.J. Schoonenberg; James D. Leach, as Trustee of the Leach Bypass Trust dated 1/23/95; Lawrence W. Leary, as Trustee of the Lawrence W. Leary Family Trust dated 4/22/99; Michael Ledesma; Carol L. Ledesma; Robert L. Lee; Barbara A. Lee; Geraldine Lencioni, as Trustee of the Geraldine H. Lencioni Trust; Josephine Lomascola; Henry G. Louie; Louise Louie; Richard Loverne; John Terzic; Johnnie G. Low, as Co-Trustee of the Michael Stephen Low Revocable Trust of 6/22/92; Karin Low, as Co-Trustee of the Michael Stephen Low Revocable Trust of 6/22/92; Halsey H. Lyon; Lawrence J. Callan; Michele Callan; Ian D. Macgregor; Eusebio S. Manaois; Betty Manaois; Nina Martorella; Joseph Cracchiolo; Randall Ray Mccollough; Frances Marie Mccollough; Hall B. Mcelree; Georgetter B. Mcelree; Alma C. Meehan; Jose A. Mendoza; Theresa Mendoza; Robert G. Mensching, As Co-Trustee of the Mensching Trust U/A 6/1/82; Sally A. Mensching, as Co-Trustee of the Mensching Trust U/A 6/1/82; Perry L. Metzger; Carline Metzger; Kenneth R. Metzger; Aboelkhair Saleh Mikhail; Aziza Aboelkhair Mikhail; John M. Milrot; Dorothy H. Milrot; Arthur A. Montero; Daniel P. Moradin; Dana More; Doris More Trust, Aka Dana More; Netdocs, Inc., Aka Voip.Net; Theodore James Nicholas, Sr.; Ning Family Trust, aka Robert Y. Ning, aka Mary Jane Ning; Northshore, Inc., a Nevada corporation; J. Evette Osslund, aka Osslund Trust; Raymond R. Overholt; Joanne Overholt; Marjorie Ruth Parker, as Trustee of the Marjorie R. Parker Living Trust; Jewel Dean Parks, as Trustee of the Jewel Parks Family Trust; Robert Patterson, as Trustee of the Robert Patterson Trust; Michael H. Payne; Judith A. Payne; Augustine Ronald Pepi; Shirley Elizabeth Pepi; Gladys C. Percy; Albert J. Perini; Ann P. Perini; John B. Poppe; Joyce R. Poppe; James W. Porter, as Trustee of the Porter Family Trust dated 6/25/91; Gloria S. Price; Barbara Purrington; Robert J. Raab, Jr.; Francis Dee Roberge; Lillian Dee Roberge; Hugh E. Robertson, as Trustees of the Brotherhood Trust U/D/T dated 4/27/92; Beverly J. Robertson, as Trustees of the Brotherhood Trust U/D/T dated 4/27/92; George R. Robinson; John J. Roboti; Marion P. Robotti; Raymond R. Robson, Jr.; Gerald K. Roskelley, Co-Trustee of the Roskelley Family Revocable Trust dated 2/11/97; Faye M. Roskelley, as Co-Trustee of the Roskelley Family Revocable Trust dated 2/11/97; Tony Rothrock, Jr.; Carol J. Rothrock; Mark M. Rusin, as Co-Trustee of the Rusin Family Trust dated 12/78; Joan L. Rusin, as Co-Trustee of the Rusin Family Trust dated 12/78; Pedro C. Salcedo; Audrey F. Salcedo; John A. Schaller, as Co-Trustee of the Schaller Trust; Edwina M. Schaller, as Co-Trustee of the Schaller Trust; Richard L. Schlotzhauer; Marsha R. Schlotzhauer; Robert K. Schulz; Patricia A. Schulz; William Schumacher; Robert D. Seifert; Vaughn D. Shell, as Trustee of the Shell Family Revocable Trust dated 2/21/96; Laverne Jeanene Shell, as Trustee of the Shell Family Revocable Trust dated 2/21/96; Daryl Shoemaker; Donna Slagle; Lorna Sapp; J. Rockwell Smith; Patricia Smith; Edward K. Stearns; Donald P. Swan; Arshak Tchobanian, as Trustee of the Arshak Tchobanian and Delilah Tchobanian Living Trust; Delilah Tchobanian, as Trustee of the Arshak Tchobanian and Delilah Tchobanian Living Trust; Nicholas Toth, as Trustee of the Nicholas Toth Trust; Donald Tow; Marie Tow; Frank W. Trabucco, as Co-Trustee of the Frank W. Trabucco and Mary S. Trabucco Living Trust dated 12/18/92; Mary S. Trabucco, as Co-Trustee of the Frank W. Trabucco and Mary S. Trabucco Living Trust dated 12/18/92; Donald Paul Turner; Doris A. Turner; Adrianus I. Van Dalen; Renate Van Dalen; Elaine Van Fossen; Derek S. Vanacore; Kim Vanacore; Veijo V. Varnela; Elizabeth J. Etienne; Richard G. Ventresco; Darleen P. Ventresco; Dennis W. Voos and Naomi J. Voos, as Co-Trustees of the Dennis Voos Family Trust; Aaron J. White; Sheila J. White; Woodrow H. Wilson; Barbara C. Wilson; Jane G. Wohletz; Leonard R. Wohletz, Jr., Plaintiffs-Appellants, v. TAHOE REGIONAL PLANNING AGENCY; State of Nevada; State of California, Defendants-Appellees.

United States Court of Appeals, Ninth Circuit.

Filed February 28, 2003.


Attorney(s) appearing for the Case

Lawrence L. Hoffman, Tahoe City, CA, for the plaintiffs-appellants.

E. Clement Shute, Jr., Fran Layton, Shute, Mihaly & Weinberger LLP, San Francisco, CA; and Daniel L. Siegel, Supervising Deputy Attorney General, State of California, Sacramento, California, for the defendants-appellees.

Before REINHARDT, HAWKINS, and THOMAS, Circuit Judges.


OPINION

REINHARDT, Circuit Judge.

Since 1984, an association of property owners known as the Tahoe-Sierra Preservation Council ("Association") has been engaged in litigation challenging the regulatory program that protects one of the most pristine environmental habitats on the planet. The Association has fought vigorously for the interests of owners of property in the Lake Tahoe Basin ("Basin"), an aesthetically and ecologically cherished region straddling...

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