Justia Zoning, Planning & Land Use Opinion Summaries

A group comprised of property owners from several Montana cities challenged the constitutionality of several zoning and land use laws enacted in 2023, including statutes requiring municipalities to permit accessory dwelling units and duplexes in single-family zones, and the Montana Land Use Planning Act (MLUPA), which imposed comprehensive planning requirements on larger cities. The group argued that these laws unfairly burdened single-family neighborhoods, undermined the right of citizens to participate in land-use decisions, and violated equal protection by creating arbitrary distinctions between citizens.The Eighteenth Judicial District Court initially granted partial relief to the challengers, enjoining certain statutory provisions it found violated the right to participate, and declared that the new laws could not supersede more restrictive private covenants. The court also held that the housing statutes did not violate equal protection. Parties on both sides appealed.The Supreme Court of the State of Montana reviewed these rulings. It first found that the public participation claims were justiciable, as a live controversy remained due to the likelihood of the challenged provisions recurring after temporary legislative amendments expired. The court held that the MLUPA’s public participation procedures did not, on their face, violate the Montana Constitution’s right to participate, as the statutes provided for notice and reasonable opportunity for public input, especially during the development of comprehensive plans, even if not at every stage of the process.The court also affirmed that the statutes did not violate equal protection, because the alleged classes—citizens in cities subject to MLUPA versus those outside, or those with versus without private covenants—were not similarly situated for constitutional purposes. Finally, the court vacated the lower court’s declaratory judgment regarding private covenants, finding it was an improper advisory opinion. The court affirmed in part, reversed in part, and vacated in part the lower court’s judgment. View "M.A.I.D. v. State" on Justia Law

The plaintiff owned a vacant parcel in Westerly, Rhode Island, and sought to construct a single-family home. To do so, he needed approval from the Department of Environmental Management (DEM) for an onsite wastewater treatment system (OWTS). He applied for a variance from DEM’s regulations, asserting that his proposed system satisfied the general standard for granting variances. However, DEM denied the variance because the property’s water table was at zero inches from the original ground surface, failing to meet a specific regulatory requirement.After DEM’s denial, the plaintiff did not appeal to DEM’s Administrative Adjudication Division (AAD), arguing that such an appeal would be futile since the AAD purportedly lacked discretion to overturn the denial and could not adjudicate constitutional claims. Instead, he filed suit in the Superior Court, seeking declaratory, injunctive, and monetary relief, asserting both as-applied and facial challenges to the OWTS regulations under the Takings, Due Process, and Equal Protection Clauses of the state and federal constitutions. The state moved to dismiss, arguing failure to exhaust administrative remedies and the lack of constitutional violations. The Superior Court granted the state’s motion, finding that the plaintiff failed to exhaust administrative remedies and the futility exception did not apply.On appeal, the Supreme Court of Rhode Island affirmed the Superior Court’s judgment. The Court held that the plaintiff was required to exhaust administrative remedies for his as-applied challenges and that the futility exception did not apply because the AAD had independent authority to grant variances. For the facial constitutional challenge, the Court determined that the complaint failed to state a claim upon which relief could be granted. The judgment dismissing the complaint was affirmed and the matter remanded. View "DiBiccari v. State of Rhode Island" on Justia Law

The plaintiffs purchased undeveloped property in Westerly, Rhode Island, in 1999. In 2007, they applied to the Rhode Island Department of Environmental Management (DEM) for permission to install an onsite wastewater treatment system (OWTS), a prerequisite for building a residence on their land. DEM denied their application because the groundwater table on the property was only five inches below the surface, while regulations required a minimum of twelve inches. The plaintiffs did not pursue an administrative appeal at that time.In 2020, more than a decade after the denial, the plaintiffs filed suit in Washington County Superior Court, seeking declaratory relief and compensation for an alleged regulatory taking under state and federal law. They also asserted that the regulation violated their rights to equal protection and due process. The state moved to dismiss the action, contending it was time-barred, the plaintiffs failed to exhaust administrative remedies, and they lacked standing. The Superior Court agreed, holding that the claims were barred by the statute of limitations, that administrative remedies had not been exhausted, and that the plaintiffs lacked standing. The court dismissed the case with prejudice.On appeal, the Supreme Court of Rhode Island reviewed whether the lower court’s dismissal was proper. The Court held that the three-year statute of limitations applied to all claims, and the continuing violation doctrine did not toll the limitations period because DEM’s denial of the permit was a discrete act, not a continuing violation. The Court further found the plaintiffs lacked standing for prospective relief because they did not allege an actual or imminent injury, as any future application might not necessarily be denied. The Supreme Court of Rhode Island affirmed the judgment of the Superior Court. View "Majeika v. State of Rhode Island" on Justia Law

A company sought to erect a digital billboard in a small Ohio municipality but was prevented from doing so by the local billboard ordinance, which included restrictions on size, location, and type of billboards permitted. The ordinance specifically banned “variable message” (digital) signs and implemented a “cap and replace” rule, allowing new billboards only if older ones were removed. The ordinance also contained several exemptions, including one for “public service” signs, which were allowed to display information like time or weather if not used for advertising.Previously, the United States District Court for the Southern District of Ohio granted summary judgment to the municipality, upholding the ordinance against the company’s First Amendment challenges. On appeal, the United States Court of Appeals for the Sixth Circuit determined that the exemption for public service signs was an unconstitutional, content-based restriction under the First Amendment, but remanded the case for the district court to determine whether the invalid exemption was severable from the rest of the ordinance.On remand, the district court found that the unconstitutional provision could be severed and that the remainder of the ordinance survived intermediate scrutiny, granting judgment again in favor of the municipality. The company appealed.The United States Court of Appeals for the Sixth Circuit affirmed the district court’s judgment. The appellate court held that the public-service exemption was severable under Ohio law, applying the three-part test from Geiger v. Geiger. The court further held that the remaining provisions of the ordinance were content-neutral and survived intermediate scrutiny because they were narrowly tailored to significant governmental interests such as traffic safety and aesthetics. The court also held that the company was not entitled to damages or attorney fees, as it was not a prevailing party under 42 U.S.C. § 1988(b). View "Norton Outdoor Advertising, Inc. v. Village of St. Bernard" on Justia Law

A real estate developer purchased a vacant parcel of land in Worthington, Ohio, previously owned by a youth home. The property was primarily zoned for public or institutional uses such as parks, hospitals, and churches. The developer sought to build a mixed-use project and applied for rezoning and development plan approval. After public meetings where concerns about greenspace, traffic, and density were raised, the municipal planning commission tabled the initial application. The developer later reduced the number of proposed residential units, but the commission still declined to recommend approval, and the city council denied the rezoning application. Subsequently, the city amended its comprehensive plan to emphasize greenspace. The developer, having purchased the property after waiving a rezoning contingency, filed suit, alleging constitutional violations due to the city’s refusal to rezone and amend the comprehensive plan.The United States District Court for the Southern District of Ohio dismissed most of the developer’s claims at the motion-to-dismiss stage, including due process counts, and granted summary judgment to the city on the remaining regulatory takings and declaratory judgment claims. The developer appealed, challenging the dismissal and grant of summary judgment.The United States Court of Appeals for the Sixth Circuit reviewed the grant of summary judgment and dismissal de novo. The court held that the city’s actions did not constitute a regulatory taking under the Penn Central factors, as the developer lacked a reasonable investment-backed expectation of rezoning approval and the city’s actions had legitimate public purposes. The court also found that the zoning ordinance was not unconstitutional beyond fair debate and that the developer failed to allege a cognizable property interest or arbitrary government action for its due process claims. The Sixth Circuit affirmed the district court’s judgment in all respects. View "Lifestyle Communities, Ltd. v. City of Worthington" on Justia Law

A non-governmental organization challenged a county planning department’s decision to approve a land division in the Bitterroot Valley. The organization alleged that the planning department authorized a property owner to divide an 80-acre tract into eight parcels using a family transfer exemption, but failed to provide public notice before approving the application. The organization discovered the land division after it had occurred and argued that the lack of public notice violated the county’s subdivision regulations, the Montana Subdivision and Platting Act, the Montana Public Participation Act, and constitutional rights to know and participate.The case was first heard in the Montana Twenty-First Judicial District Court, which granted the county’s motion to dismiss all claims. The district court concluded that the applicable county regulations did not require the planning department to provide published notice before reviewing or approving subdivision exemption applications. The court held that the organization had not stated a plausible claim because the regulations required only that the department accept public comments, not that it give notice.The Supreme Court of the State of Montana reviewed the case and reversed the district court’s dismissal of the claims related to declaratory relief. The Supreme Court held that the county subdivision regulations, while silent on the specific mechanics of notice, require the planning department to provide public notice of pending exemption applications in order to give meaningful effect to the public’s right to comment, as mandated by the regulations. The court emphasized that public comment is meaningless without notice, and remanded the case for further proceedings, directing the district court to require the planning department to provide notice and an adequate opportunity for public comment before reevaluating the exemption application. View "Sapphire v. Ravalli County" on Justia Law

Petitioners are owners and residents of units in SoHo and NoHo buildings designated under New York City’s Joint Living-Work Quarters for Artists (JLWQA) program, which, since 1971, has limited legal occupancy to certified artists or those who obtained amnesty through later amendments. In 2021, the City rezoned the area, allowing JLWQA units to be voluntarily converted to unrestricted residential use upon payment of a one-time fee calculated by square footage. The fee supports an arts fund. Petitioners challenged this fee, claiming it was an unconstitutional condition and a taking under the Fifth Amendment.The case was first heard in New York Supreme Court, which dismissed the petition, finding that the fee was a monetary obligation not subject to the Takings Clause. The Appellate Division, First Department, reversed, holding that the fee was a permit condition subject to heightened scrutiny under the Nollan and Dolan unconstitutional conditions doctrine. The court found that the City failed to show the fee had an essential nexus to a legitimate governmental interest or was roughly proportional to any harm caused by conversion, declared the fee unconstitutional, and enjoined its enforcement.The New York Court of Appeals reviewed the case and reversed the Appellate Division’s order. The Court of Appeals held that petitioners did not have a compensable property interest within the meaning of the Takings Clause regarding the opportunity to convert their JLWQA units. The fee did not constitute a taking because it did not diminish or extinguish existing property rights, nor was it imposed in lieu of a direct appropriation of property. The Court further clarified that a standalone monetary fee for conversion does not implicate the Takings Clause and that heightened scrutiny under Nollan/Dolan only applies to direct exactions or in-lieu-of-property conditions. Judgment was granted for the City. View "Matter of Coalition for Fairness in Soho & Noho, Inc. v City of New York" on Justia Law

A non-profit religious organization sought to build an outdoor grotto, including a shrine, plaza, and walking path, on land adjacent to its existing church property. The new grotto was planned for a parcel subject to a lease and eventual transfer to the organization. The property was zoned for residential use, and while the church itself predated the zoning ordinance, the construction of accessory religious structures was not directly permitted under the current ordinance unless the church was located adjacent to an arterial street. The organization’s application acknowledged this restriction but requested approval for the project and setback variances.The Park Hills Board of Adjustment held a public hearing, received input both for and against the project, and ultimately approved the conditional use permit and variances, conditioned on the property transfer. Neighbors opposed to the project, specifically the Frederics, challenged the Board’s decision in the Kenton Circuit Court, arguing that the Board exceeded its authority under local ordinances and state law. The circuit court ruled in favor of the defendants, finding that the church was “grandfathered” due to its pre-zoning existence and that the Board did not act arbitrarily. The court did not address the federal Religious Land Use and Institutionalized Persons Act (RLUIPA) claim raised during summary judgment.On appeal, the Kentucky Court of Appeals reversed, holding the Board acted arbitrarily and exceeded its authority, as the expansion constituted an impermissible enlargement of a nonconforming use under both the zoning code and state law. The court also found no RLUIPA violation, reasoning that the ordinance did not impose a substantial burden on religious exercise.The Supreme Court of Kentucky granted discretionary review. The Court held that the RLUIPA defense was properly before it, as it had been tried by implied consent of the parties. On the merits, the Court concluded that denial of the permit did not impose a substantial burden under RLUIPA, applying the Sixth Circuit’s standard. The Court also found that the zoning ordinance did not violate RLUIPA’s equal-terms provision. The Court affirmed the Court of Appeals’ ruling, vacating the Board’s grant of the permit and variances. View "MISSIONARIES OF SAINT JOHN THE BAPTIST, INC. V. FREDERIC" on Justia Law

A developer challenged the legality of “recreation fees” imposed by a municipality on builders of new subdivisions. The developer argued that the town’s fees, charged in lieu of dedicating land for public recreation, either exceeded statutory limits or were unconstitutional because they were not proportionate to each development’s impact. The developer further alleged that the municipality did not use the fees as required, instead commingling them with general funds and failing to create or improve public recreation areas near the developments.In the Superior Court of Wake County, the developer pursued a putative class action seeking declaratory relief and a refund of all such fees paid since November 2017. The Superior Court certified a class including all payers of the recreation fees, finding several common legal questions appropriate for resolution on a class-wide basis. These included whether the fees violated statutory requirements, whether their calculation was legally proper, whether their use complied with statutory mandates, and whether they were constitutionally proportionate. The municipality appealed directly to the Supreme Court of North Carolina, arguing that individualized factual inquiries predominated over common issues and that a class action was not the superior method of adjudication.The Supreme Court of North Carolina held that the class as certified did not satisfy the predominance requirement for class actions. The Court explained that several claims—such as whether fees exceeded fair market value or were roughly proportional—would require individualized, fact-intensive determinations for each class member, resulting in mini-trials that would overwhelm the common legal issues. Consequently, the Supreme Court vacated the trial court’s class certification order and remanded for further proceedings, instructing the lower court to reconsider class certification in light of these findings. View "Empire Contractors Inc. v. Town of Apex" on Justia Law

A city in Alaska amended its zoning code through an ordinance designed to streamline permitting processes, reduce costs, and encourage development. The planning department reviewed the history of conditional use permits and identified certain uses that could be changed to permitted uses across multiple zoning districts. This proposed amendment underwent a series of public meetings and hearings before the city’s planning commission and city council. Notices about these meetings and the ordinance were published, and the ordinance was ultimately adopted by the city council after public participation and minor amendments.A resident challenged the ordinance in the Superior Court for the State of Alaska, Third Judicial District, Homer, claiming the city failed to comply with procedural requirements in its code, did not provide adequate public notice, and that the ordinance lacked a legitimate government purpose, violating substantive due process. He also argued the ordinance was unenforceable and objected to the award of attorney’s fees to the city. The superior court granted summary judgment in favor of the city, finding no genuine issues of material fact, and awarded attorney’s fees to the city, concluding that the city was the prevailing party and the plaintiff’s constitutional claims were frivolous.The Supreme Court of the State of Alaska reviewed the case. It held that the city code required only substantial, not strict, compliance with procedural rules and that the city had substantially complied. The court found the city’s public notices adequate and determined that the ordinance served a legitimate public purpose, rejecting claims of arbitrariness or vagueness. The court also upheld the award of attorney’s fees, finding no abuse of discretion, and concluded the constitutional claims were frivolous, thus not barring a fee award. The Supreme Court affirmed the superior court’s rulings on all issues. View "Griswold v. City of Homer" on Justia Law