Justia Zoning, Planning & Land Use Opinion Summaries

The Witham Family Partnership challenged two decisions of the Town of Bar Harbor's Zoning Board of Appeals (Board) in connection with North South Corporation's application to construct a hotel. The Partnership attended two public hearings before the Board on North South's appeal of the planning board's denial of its application. The Board subsequently reversed the planning board's denial. The Partnership also filed its own appeal challenging the portion of the planning board's decision finding that North South's proposed project conformed to certain criteria for obtaining a building permit. The Board affirmed the planning board's decision. The Partnership then filed a Me. R. Civ. P. 80B complaint challenging the Board's decisions in both North South's appeal and in the Partnership's appeal. The superior court dismissed the complaint on grounds that the Partnership lacked standing. The Supreme Court reversed, holding that the Partnership had standing to challenge the Board's decision in both appeals in a Rule 80B review of those decisions.

Respondent Atlantic Coast Builders & Contractors, LLC brought an action against Petitioner Laura Lewis for negligent misrepresentation, unjust enrichment, and breach of contract.  In 2003, Petitioner, acting through a leasing agent, entered into a commercial lease whereby Respondent would lease from Petitioner property located in Beaufort County.  Although Petitioner represented in the lease that the property could lawfully be used for a building and construction office, the property was zoned "rural," meaning virtually all commercial uses were prohibited. Respondent occupied the property and made numerous alterations to it. A few months later, a Beaufort County zoning official served Respondent with notice and warning of two violations for Respondent's failure to obtain a certificate of zoning compliance before occupying the premises and its failure to obtain a sign permit before erecting a sign.  Respondent vacated the property, relocated its business, and ceased making rental payments. Respondent then instituted this action. Petitioner denied the allegations and made a counterclaim for breach of contract.  The master in equity entered judgment in favor of Respondent. The Court of Appeals affirmed, finding the master properly granted judgment in favor of Respondent. Upon review, the Supreme Court found that Petitioner did not appeal all grounds on which the master's judgment was based.  Namely, she did not challenge the determination that Respondent was entitled to recover based on unjust enrichment.  Accordingly, the Court affirmed the master-in-equity's and appellate court's decisions in favor of Respondent.

Respondent Parade Residence Hotel, LLC (Parade) appealed and Petitioner Harborside Associates, L.P. (Harborside) cross-appealed a superior court decision that partially affirmed and partially reversed the decision of the Portsmouth Zoning Board of Adjustment (ZBA) to grant Parade variances to install two parapet and two marquee signs on its hotel and conference center site. Upon review, the Supreme Court found evidence in the record to support the ZBA’s factual findings: "[b]ecause the ZBA used the correct test to determine whether the public interest and spirit of the ordinance factors were met and because there is evidence to support the ZBA’s findings on these factors, to the extent that the trial court ruled that the ZBA acted unlawfully when it found that the factors were met, the trial court erred." Further, the Court found there was evidence in the record supporting the ZBA’s finding that the signs would not "negatively impact surrounding property values ... the ZBA was also entitled to rely upon its own knowledge, experience and observations." The Court partially affirmed and partially reversed the superior court's decision, and remanded the case back for further proceedings.

Plaintiff Silver Dollar Liquor, L.L.C. ("Silver Dollar") owns the Silver Dollar Liquor Store located within District 6 of Red River Parish. Silver Dollar filed a declaratory judgment action against Defendant Red River Parish Police Jury ("Police Jury"), seeking to have Section 3-18 declared invalid because there has never been a local option election in District 6 pursuant to La. R.S. 51:191. The Police Jury answered that it had authority under La. R.S. 26:493 to regulate the sale of alcoholic beverages. Relying on La. R.S. 26:493, the appellate court found in favor of the Police Jury, holding Section 3-18 to be valid. Finding the appellate court's decision created a split in the circuits, the Supreme Court granted Silver Dollar's certiorari application to resolve the split. Upon review, the Court surmised the heart of this case involved the interpretation and applicability of La. R.S. 51:191, which requires a local-option election in order to authorize a Sunday-closing law; and La. R.S. 26:493, which delegates to political subdivisions the power to regulate the sale of alcoholic beverages. After review, the Court affirmed the appellate court's decision.

The Town of Lebanon filed a land use complaint against East Lebanon Auto Sales (the LLC) and Linda Corbin, the sole member of the LLC, alleging that property owned by the LLC in Lebanon constituted an illegal automobile graveyard and illegal junkyard and that the property had an improper subsurface wastewater system. The district court issued a judgment against the LLC and Corbin in the amount of $2000 plus attorney fees. On appeal, the Supreme Court (1) vacated the decision of the district court as to Corbin individually, concluding that the record contained no evidence that suggested that Corbin abused the privilege of incorporating or that an unjust result would occur if only the LLC were held liable on the Town's complaint; and (2) affirmed the judgment of the district court in all other respects, finding the remaining issues raised by the LLC to be without merit.