Washington Gas Light Company v. Prince George's County Council
711 F.3d 412
4th Cir.2013Background
- Washington Gas operates the Chillum Site in Prince George’s County, MD, and sought to expand with LNG storage in 2004; County zoning plans WHDOZ and TDDP prohibited industrial uses near the West Hyattsville Metro Center, denying approval in 2006; Washington Gas filed a federal action seeking (i) mandatory referral declaration under Md. Land Use § 20-301, (ii) preemption declarations under PSA/NGA/state law, and (iii) injunction against enforcement; district court dismissed the mandatory referral count under Burford abstention and later granted summary judgment for the County on preemption claims; Washington Gas amended pleadings multiple times, arguing PSA/NGA preemption and interstate status; the district court ultimately held PSA preemption limited to safety standards and NGA did not apply to a local distribution company, affirming the district court’s judgment.
Issues
| Issue | Plaintiff's Argument | Defendant's Argument | Held |
|---|---|---|---|
| Whether Burford abstention was proper for the mandatory referral claim. | Washington Gas. | County. | Abstention affirmed (no abuse). |
| Whether the PSA preempts the County Zoning Plans. | Washington Gas. | County. | PSA does not preempt; zoning plans are land use, not safety standards. |
| Whether the NGA preempts the County Zoning Plans. | Washington Gas. | County. | NGA does not preempt; Washington Gas is a local distributor, not interstate. |
Key Cases Cited
- Burford v. Sun Oil Co., 319 U.S. 315 (U.S. (1943)) (abstention for state policy considerations; comity with state land use)
- Martin v. Stewart, 499 F.3d 360 (4th Cir. 2007) (Burford abstention framework in state policy contexts)
- MLC Auto. LLC v. Town of Southern Pines, 532 F.3d 269 (4th Cir. 2008) (dual sovereignty; abstention favored in land use context)
- New Orleans Pub. Serv., Inc. v. Council of New Orleans, 491 F.3d 350 (4th Cir. 1989) (NOPSI; state/local policy coherence concerns in Burford)
- Texas Midstream Gas Servs. v. City of Grand Prairie, 608 F.3d 200 (5th Cir. 2010) (PSA preemption limited to safety standards; local aesthetics not preempted)
- Appalachian Power Co. v. Public Serv. Comm’n of W. Va., 812 F.2d 898 (4th Cir. 1987) (NGA scope; interstate versus local regulation)
- Algonquin LNG v. Loqa, 79 F. Supp. 2d 49 (D.R.I. 2000) (distinguishable due to interstate facility; distinguishable reliance on comprehensive federal scheme)
- Cipollone v. Liggett Group, Inc., 505 U.S. 504 (U.S. 1992) (preemption framework; express vs implied vs conflict)
- Epps v. JP Morgan Chase Bank, N.A., 675 F.3d 315 (4th Cir. 2012) (preemption analysis guiding purpose of Congress)
- Wyeth v. Levine, 555 U.S. 555 (U.S. 2009) (purpose of federal law as touchstone in preemption)