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388 ROUTE 22 READINGTON REALTY HOLDINGS, LLC v. READINGTON

Nos. A-63 September Term 2013, 073322.

113 A.3d 744 (2015)

221 N.J. 318

388 ROUTE 22 READINGTON REALTY HOLDINGS, LLC, Plaintiff-Appellant, v. TOWNSHIP OF READINGTON, Township Committee of the Township of Readington, Sewer Advisory Committee of the Township of Readington, Bellemead Development Corporation, Readington Commons, LLC, C. DelVecchio, S. Carbone, A. Carbone, Rolf Ackerman, Valley National Bank, Ryland Developers, LLC, Lot 3 Development, LLC, Fallone Properties, LLC, URB-FI Development Corp., Fallone at Spring Meadow, LLC Country Classics Legacy Readington, and Winfield Management, Defendants-Respondents, and Merck Sharp & Dohme Corp., f/k/a Merck & Co., Inc., Defendant-Respondent, and Ramyz Tadros, Shadia Samaan, Whitehouse Athletic Association, Wladyslaw Zacios, Joann Zacios, Betty Ann Coebler, Coddington Homes Co., Inc., Tom Jr. Property, Inc., and WPS Realty, LLC, Defendants. 388 Route 22 Readington Realty Holdings, LLC, Plaintiff-Appellant, v. Township of Readington, Township Committee of the Township of Readington, Sewer Advisory Committee of the Township of Readington, Merck Sharp & Dohme Corp., f/k/a Merck & Co., Inc., Readington Commons, LLC, C. DelVecchio, Scott Carbone, A. Carbone, Rolf Ackerman, Valley National Bank, Ryland Developers, LLC, Lot 3 Development, LLC, Fallone Properties, LLC, URB-FI Development Corp., Fallone at Spring Meadow, LLC, Country Classics Legacy Readington, and Winfield Management, Defendants-Respondents, and Bellemead Development Corporation, Defendant-Respondent, and Ramyz Tadros, Shadia Samaan, Whitehouse Athletic Association, Wladyslaw Zacios, Joann Zacios, Betty Ann Coebler, Coddington Homes Co., Inc., Tom Jr. Property, Inc., and WPS Realty, LLC, Defendants. 388 Route 22 Readington Realty Holdings, LLC, Plaintiff-Appellant, v. Township of Readington, Township Committee of the Township of Readington, and Sewer Advisory Committee of the Township of Readington, Defendants-Respondents, and Bellemead Development Corporation, Merck Sharp & Dohme Corp., f/k/a Merck & Co., Inc., Readington Commons, LLC, C. DelVecchio, Scott Carbone, A. Carbone, Rolf Ackerman, Valley National Bank, Ryland Developers, LLC, Lot 3 Development, LLC, Fallone Properties, LLC, URB-FI Development Corp., Fallone at Spring Meadow, LLC Country Classics Legacy Readington, and Winfield Management, Defendants-Respondents, and Ramyz Tadros, Shadia Samaan, Whitehouse Athletic Association, Wladyslaw Zacios, Joann Zacios, Betty Ann Coebler, Coddington Homes Co., Inc., Tom Jr. Property, Inc., and WPS Realty, LLC, Defendants. 388 Route 22 Readington Realty Holdings, LLC, Plaintiff-Appellant, v. Township of Readington, Township Committee of the Township of Readington, Sewer Advisory Committee of the Township of Readington, Bellemead Development Corporation, Merck Sharp & Dohme Corp., f/k/a Merck & Co., Inc., C. DelVecchio, Scott Carbone, A. Carbone, Rolf Ackerman, Valley National Bank, Ryland Developers, LLC, Lot 3 Development, LLC, Fallone Properties, LLC, URB-FI Development Corp., Toll NJ I, LLC, and Winfield Management, Defendants-Respondents, and Country Classics Legacy at Readington, Readington Commons, LLC, and Ryland Developers, LLC, Defendants-Respondents, and Ramyz Tadros, Shadia Samaan, Whitehouse Athletic Association, Wladyslaw Zacios, Joann Zacios, Betty Ann Coebler, Coddington Homes Co., Inc., Tom Jr. Property, Inc., and WPS Realty, LLC, Defendants. 388 Route 22 Readington Realty Holdings, LLC, Plaintiff-Appellant, v. Township of Readington, Township Committee of the Township of Readington, Sewer Advisory Committee of the Township of Readington, Bellemead Development Corporation, Merck Sharp & Dohme Corp., f/k/a Merck & Co., Inc., Readington Commons, LLC, C. DelVecchio, Scott Carbone, A. Carbone, Rolf Ackerman, Valley National Bank, Ryland Developers, LLC, Fallone Properties, LLC, URB-FI Development Corp., Fallone at Spring Meadow, LLC, and Country Classics Legacy Readington, Defendants-Respondents, and Lot 3 Development, LLC and Winfield Management, Defendants-Respondents, and Ramyz Tadros, Shadia Samaan, Whitehouse Athletic Association, Wladyslaw Zacios, Joann Zacios, Betty Ann Coebler, Coddington Homes Co., Inc., Tom Jr. Property, Inc., and WPS Realty, LLC, Defendants. 388 Route 22 Readington Realty Holdings, LLC, Plaintiff-Appellant, v. Township of Readington, Township Committee of the Township of Readington, Sewer Advisory Committee of the Township of Readington, Bellemead Development Corporation, Merck Sharp & Dohme Corp., f/k/a Merck & Co., Inc., Readington Commons, LLC, C. DelVecchio, Scott Carbone, A. Carbone, Rolf Ackerman, Valley National Bank, Lot 3 Development, LLC, Fallone Properties, LLC, URB-FI Development Corp., Fallone at Spring Meadow, LLC, Country Classics Legacy Readington, and Winfield Management, Defendants-Respondents, and Ryland Developers, LLC, Defendant-Respondent, and Ramyz Tadros, Shadia Samaan, Whitehouse Athletic Association, Wladyslaw Zacios, Joann Zacios, Betty Ann Coebler, Coddington Homes Co., Inc., Tom Jr. Property, Inc., and WPS Realty, LLC, Defendants. 388 Route 22 Readington Realty Holdings, LLC, Plaintiff-Appellant, v. Township of Readington, Township Committee of the Township of Readington, Sewer Advisory Committee of the Township of Readington, Bellemead Development Corporation, Merck Sharp & Dohme Corp., f/k/a Merck & Co., Inc., Readington Commons, LLC, C. DelVecchio, Scott Carbone, A. Carbone, Rolf Ackerman, Valley National Bank, Ryland Developers, LLC, Lot 3 Development, LLC, URB-FI Development Corp., Country Classics Legacy Readington, and Winfield Management, Defendants-Respondents, and Fallone Properties, LLC, and Toll NJ I, LLC, Defendants-Respondents, and Ramyz Tadros, Shadia Samaan, Whitehouse Athletic Association, Wladyslaw Zacios, Joann Zacios, Betty Ann Coebler, Coddington Homes Co., Inc., Tom Jr. Property, Inc., and WPS Realty, LLC, Defendants. 388 Route 22 Readington Realty Holdings, LLC, Plaintiff-Appellant, v. Township of Readington, Township Committee of the Township of Readington, Sewer Advisory Committee of the Township of Readington, Bellemead Development Corporation, Merck Sharp & Dohme Corp., f/k/a Merck & Co., Inc., Readington Commons, LLC, C. DelVecchio, Scott Carbone, A. Carbone, Rolf Ackerman, Valley National Bank, Ryland Developers, LLC, Fallone Properties, LLC, at Spring Meadow, LLC, and Country Classics Legacy Readington, Defendants-Respondents, and URB-FI Development Corp., Fallone Lot 3 Development, LLC, and Winfield Management, Defendants-Respondents, and Ramyz Tadros, Shadia Samaan, Whitehouse Athletic Association, Wladyslaw Zacios, Joann Zacios, Betty Ann Coebler, Coddington Homes Co., Inc., Tom Jr. Property, Inc., and WPS Realty, LLC, Defendants.

Supreme Court of New Jersey.

Decided May 5, 2015.

Attorney(s) appearing for the Case

Lawrence S. Berger , Morristown, argued the cause for appellant (Berger & Bornstein, attorneys).

Christopher John Stracco argued the cause for respondent Merck Sharp & Dohme Corp. ( Day Pitney , attorneys; Mr. Stracco and Jennifer Gorga Capone , Parsippany, on the brief).

Robert A. Ballard argued the cause for respondents Township of Readington, Township Committee of the Township of Readington, and Sewer Advisory Committee of the Township of Readington, (Ballard & Dragan, attorneys).

Glenn S. Pantel argued the cause for respondent Bellemead Development Corporation (Drinker Biddle & Reath, attorneys; Mr. Pantel, Florham Park, and Karen A. Denys , Princeton, on the brief).

Deborah B. Rosenthal argued the cause for respondents Winfield Management Corp. and Lot 3 Development, LLC (Gebhardt & Kiefer, attorneys; Robert C. Ward , Annandale, on the brief).

Alexander G. Fisher , Somerville, argued the cause for respondents Ryland Developers, LLC, Readington Commons, LLC and Country Classics Legacy at Readington, LLC (Mauro, Savo, Camerino, Grant & Schalk, attorneys).

Thomas W. Sweet argued the cause for respondents Fallone Properties, LLC and Fallone at Spring Meadow, LLC.

Salvatore Alfieri submitted a letter in lieu of brief on behalf of respondents Scott Carbone, A. Carbone, and C. DelVecchio (Cleary Giacobbe Alfieri Jacobs, attorneys).

Access to sewer service is vital to any major development of property. In First Peoples Bank v. Township of Medford, we held that a municipality cannot delegate the exercise of its land-use authority to private parties by allowing them to purchase and hoard unused sewer rights, thereby stifling...

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