Justia Zoning, Planning & Land Use Opinion Summaries

The City of Poway (Poway) was known as the "City in the Country." Harry Rogers had operated a horse boarding facility called the Stock Farm in Poway, but he decided to close the Stock Farm and build 12 homes in its place (the Project). Having the Stock Farm close down impacted members of the Poway Valley Riders Association (PVRA), whose 12-acre rodeo, polo, and other grounds were across the street from the Stock Farm. Over the objections of the PVRA and others, Poway's city council voted unanimously to approve the Project under a mitigated negative declaration (MND). Subsequently, project opponents formed Preserve Poway (Preserve) and instituted this litigation, asserting the California Environmental Quality Act (CEQA) required an environmental impact report (EIR) to be prepared instead of an MND. The trial court ruled an EIR was necessary because there was substantial evidence that the Project's elimination of the Stock Farm may have a significant impact on Poway's horse-friendly "community character" as the "City in the Country." The Court of Appeal reduced the real issue in this case to not what was proposed to be going in (homes with private horse boarding), but what was coming out (the Stock Farm, public horse boarding). Project opponents contended that because Rogers obtained a conditional use permit to operate horse stables they have enjoyed using for 20 years, the public had a right under CEQA to prevent Rogers from making some other lawful use of his land. "Whether the Project should be approved is a political and policy decision entrusted to Poway's elected officials. It is not an environmental issue for courts under CEQA." The trial court's judgment was reversed insofar as the judgment granted as to an issue of community character. The judgment was also reversed insofar as the judgment directed the City of Poway to "set aside its adoption of the Mitigated Negative Declaration for the Tierra Bonita Subdivision Project located on Tierra Bonita Road in the City of Poway ('Project')"; "set aside its approval of Tentative Tract Map 12-002 for the Project"; and "not issue any permits for the subject property that rely upon the Mitigated Negative Declaration or Tentative Tract Map for the Project." Additionally, the judgment was reversed to the extent the judgment provided that the trial court "retain[ed] jurisdiction over the proceedings by way of a return to the peremptory writ of mandate until the court has determined the City of Poway has complied with the provisions of CEQA." The trial court was directed to enter a new judgment denying the petition for writ of mandate as to community character. In all other respects, the judgment was affirmed. View "Preserve Poway v. City of Poway" on Justia Law

The Alameda County Waste Management Authority imposed a $9.55 annual charge on all households for disposal of household hazardous waste, by enactment of an ordinance entitled “An Ordinance Establishing a Household Hazardous Waste Collection and Disposal Fee.” Crawley challenged the Ordinance via a petition for a writ of mandate or administrative mandamus, arguing that the fee constituted an assessment under article XIII D of the California Constitution, requiring approval by a majority of the electorate pursuant to section 4. In the alternative, Crawley contended the fee was not imposed in compliance with the requirements of article XIII D, section 6. The court of appeal affirmed dismissal without leave to amend, rejecting Crawley’s assertion that the fee is not incidental to property ownership and concluding that the fee falls within an exemption to the constitutional requirements. View "Crawley v. Alameda Cnty, Waste Mgmt. Auth." on Justia Law

In 1999, defendant City of Anaheim issued a conditional use permit (CUP 4153) permitting development of two hotels (Project) by plaintiff IHG MANAGEMENT MARYLAND (IHG) on property owned by plaintiff HPT IHG-2 PROPERTIES TRUST. At the time defendants issued CUP 4153, it had a plan to construct the Gene Autry Way Overpass on the south side of the Property. Construction would require taking a portion of the Property and eliminating a substantial number of plaintiffs’ required parking spaces. To build the Overpass according to its plan, defendants would also be required to acquire adjoining property, with a triangular remnant (Triangle) remaining after construction. The resolution approving CUP 4153 also set out other development requirements, including upgraded setbacks and landscape. According to plaintiffs, defendants agreed they would build the Parking Structure and comply with the same upgraded setbacks and landscape requirements. After defendants built the Overpass, they enacted CUP 5573 that allowed construction of a surface parking lot instead of the Parking Structure and which permitted setbacks and landscaping that did not conform to the upgraded setbacks and landscape required for the Project. Plaintiffs filed a petition for writ of mandate asking the court to set aside CUP 5573. The trial court found defendants were estopped to change the design approved in CUP 4153, granted the petition, and ordered CUP 5573 to be set aside. Defendants raised several arguments why this was error. They assert plaintiffs had no vested right in the Triangle because CUP 4153 did not apply to that property. Further, they contend, CUP 4153 did not and could not require defendants to build and transfer the Parking Structure to plaintiffs. They also argued plaintiffs did not prove the elements of equitable estoppel. Finding no error, the Court of Appeal affirmed the judgment. View "HPT IHG-2 Properties Trust v. City of Anaheim" on Justia Law

The Board of Trustees of the California State University appealed a writ of mandate directing it to vacate its certification of an environmental impact report (EIR) prepared with respect to plans for the expansion of the California State University East Bay campus. The trial court agreed with plaintiffs-respondents City of Hayward and two local community groups, Hayward Area Planning Association and Old Highlands Homeowners Association, that the EIR failed to adequately analyze impacts on fire protection and public safety, traffic and parking, air quality, and parklands. In the Court of Appeal's initial opinion, it concluded that the EIR was adequate in all respects except that its analysis of potential environmental impacts to parkland was not supported by substantial evidence. The California Supreme Court granted review, and subsequently transferred the matter back to the Court of Appeal with directions to vacate its prior decision and reconsider the cause in light of "City of San Diego v. Board of Trustees of California State University' (61 Cal.4th 945 (2015)). After review of the parties’ supplemental briefing, the Court of Appeal reissued its opinion, and modified section 3(c) of the Discussion to reflect the holding of the Supreme Court in City of San Diego. View "City of Hayward v. Board Cal. State Univ." on Justia Law

The 14th District Agricultural Association and its Board of Directors administers the Santa Cruz County Fairground which, since 1941, has been the venue for various events, including equestrian and livestock events and the annual county fair. The trial court denied a petition for writ of mandate and complaint for declaratory and injunctive relief filed by appellants Citizens for Environmental Responsibility, Stop The Rodeo, and Eric Zamost, under the California Environmental Quality Act (CEQA). Appellants claimed the District violated CEQA by approving a notice of exemption (NOE) from environmental review for a rodeo held by real party in interest Stars of Justice, Inc., at the Fairground in October 2011. The exemption was pursuant to CEQA’s regulatory guidelines for a Class 23 categorical exemption for “normal operations of existing facilities for public gatherings.” Appellants contended the exemption was inapplicable because: (1) the rodeo project expressly included mitigation measures in the form of a Manure Management Plan, in effect acknowledging potential environmental effects; and (2) the unusual circumstances exception to categorical exemptions applied because storm water runoff flowed over the Fairground where cattle and horses defecate and into an already polluted creek. Finding no reversible error, the Court of Appeal affirmed. View "Citizens for Environmental etc. v. State ex rel. 14th Dist." on Justia Law

In 1976, the City of Santa Cruz sought to protect its urban forest by adopting the “Heritage Tree Ordinance,” which governs the protection of large trees and trees having other significance. The city later adopted the “Heritage Tree Removal Resolution,” which governs the removal of heritage trees. In 2013, the city amended both, concluding that these amendments were categorically exempt from the California Environmental Quality Act (CEQA) (Pub. Resources Code, 21000) because they assured the “maintenance, restoration, enhancement, and protection” of natural resources and the environment. Save Our Big Trees unsuccessfully sought a writ of mandate directing the city to set aside its amendments for failure to comply with CEQA. The court of appeal reversed, holding that the city had the burden to demonstrate with substantial evidence that the amendments fell within a categorical exemption to CEQA and failed to meet that burden. View "Save Our Big Trees v. City of Santa Cruz" on Justia Law

The Lakes Water System (LWS), created in the late 1800s-early 1900s, provides Vallejo with potable water. After completing a diversion dam and the Green Line for transmission, the city created two reservoirs, Lake Frey and Lake Madigan, which were soon insufficient to meet demand. The city began storing water in hills above Napa County’s Gordon Valley and constructed the Gordon transmission line. The city acquired easements from some property owners by agreeing to provide “free water.” The city also agreed to provide potable water to other nonresident customers. In the 1950s, the city obtained water rights from the Sacramento River Delta and contracted for water from the Solano Project. In 1992, water quality from Lake Curry ceased to meet standards and the city closed the Gordon Line. In 1992 the city passed an ordinance shifting the entire cost of LWS to 809 nonresident customers, so that their rates increased by 230 percent. The city passed additional rate increases in 1995 and 2009. Plaintiff, representing a purported class of nonresident LWS customers, alleges the city has grossly mismanaged and neglected LWS, placing the burden on the Class to fund a deteriorating, inefficient, and costly system, spread over an “incoherent service area” and plaintiff did not become aware of unfunded liabilities until 2013 The court of appeal affirmed dismissal; plaintiff cannot state any viable claims alleging misconduct by the city. View "Green Valley Landowners Ass'n v. City of Vallejo" on Justia Law