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GLENBROOK HOMEOWNERS ASSOCIATION v. TAHOE REGIONAL PLANNING AGENCY

Nos. 03-17224, 04-15002, 03-17314, 03-17302, 04-15001.

425 F.3d 611 (2005)

GLENBROOK HOMEOWNERS ASSOCIATION; Claudia Huntington; Huntington Glenbrook Trust, Plaintiffs, and Glenbrook Preservation Association, Plaintiff-Appellant, v. TAHOE REGIONAL PLANNING AGENCY, Defendant-Appellee, Lawrence W. Ruvo Living Trust 1989; Harvey Whittemore; Postmistress Properties, LLC; Lakeshore House, LLC; Outrageous Investments, LLC; Edward Fein, Defendants-Intervenors-Appellees. Glenbrook Homeowners Association; Glenbrook Preservation Association, Plaintiffs-Appellants, and Claudia Huntington; Huntington Glenbrook Trust; Claire Huntington McCloud, Plaintiffs, v. Tahoe Regional Planning Agency, Defendant, and Lawrence W. Ruvo Living Trust 1989; Harvey Whittemore; Postmistress Properties, LLC; Lakeshore House, LLC; Outrageous Investments, LLC, Defendants-Intervenors-Appellees. Edward Fein, Defendant-Intervenor-Appellant. Glenbrook Homeowners Association; Glenbrook Preservation Association, Plaintiffs-Appellees, and Claudia Huntington; Huntington Glenbrook Trust, Plaintiffs, v. Tahoe Regional Planning Agency, Defendant, Edward Fein, Defendant-Intervenor, and Lawrence W. Ruvo Living Trust 1989; Harvey Whittemore; Postmistress Properties, LLC; Lakeshore House, LLC; Outrageous Investments, LLC, Defendants-Intervenors-Appellants. Glenbrook Homeowners Association, Plaintiff-Appellant, and Glenbrook Preservation Association; Claudia Huntington; Huntington Glenbrook Trust, Plaintiffs, v. Tahoe Regional Planning Agency, Defendant-Appellee, Lawrence W. Ruvo Living Trust 1989; Harvey Whittemore; Postmistress Properties, LLC; Lakeshore House, LLC; Outrageous Investments, LLC; Edward Fein, Defendants-Intervenors-Appellees. Glenbrook Homeowners Association; Glenbrook Preservation Association; Plaintiffs, and Claudia Huntington; Huntington Glenbrook Trust; Claire Huntington McCloud, Plaintiffs-Appellants, v. Tahoe Regional Planning Agency, Defendant-Appellee, and Lawrence W. Ruvo Living Trust 1989; Harvey Whittemore; Postmistress Properties, LLC; Lakeshore House, LLC; Outrageous Investments, LLC; Edward Fein, Defendants-Intervenors.

United States Court of Appeals, Ninth Circuit.

Filed September 21, 2005.

Attorney(s) appearing for the Case

Ronald A. Zumbrun, The Zumbrun Law Firm, Sacramento, CA, for plaintiffs-appellants/appellees, Glenbrook Preservation Association.

Mark H. Gunderson, Mark H. Gunderson, Ltd., Reno, NV, for plaintiffs-appellants-cross-appellees, Glenbrook Homeowners Association.

John L. Marshall, Tahoe Regional Planning Agency, Stateline, NV; William J. White and Matthew D. Vespa, Shute, Mihaly & Weinberger LLP, San Francisco, CA, for defendant-appellee, Tahoe Regional Planning Agency.

E. Leif Reid, Lionel, Sawyer & Collins, Reno, NV, for defendants-intervenors-appellees-cross-appellants, Harvey Whittemore, Postmistress Properties, LLC, Lakeshore House, LLC, and Outrageous Investments, LLC.

Before: SCHROEDER, Chief Judge, CANBY, Circuit Judge, and DUFFY, District Judge.

DUFFY, District Judge:

I. Background

These appeals arise from a dispute over a proposed pier project in Glenbrook, Nevada, which borders Lake Tahoe. The Lawrence W. Ruvo Trust ("Ruvo"), Harvey Whittemore ("Whittemore"), Edward Fein ("Fein"), and others (collectively "Ruvo/Fein") sought to build a pier on Fein's property on the shore of Lake Tahoe. The Glenbrook Preservation Association ("GPA"), Glenbrook Homeowners' Association ("GHOA"), Huntington...

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