Justia Zoning, Planning & Land Use Opinion Summaries

The case involves the Santa Clarita Organization for Planning the Environment and Advocates for the Environment (collectively, SCOPE) challenging the County of Los Angeles and Williams Homes, Inc. (Williams) over the approval of a residential housing development project in the Santa Clarita Valley. SCOPE's lawsuit contested the County's approval of a conditional use permit, an oak tree permit, and a vesting tentative tract map, alleging violations of the Subdivision Map Act (SMA) and the California Environmental Quality Act (CEQA).The Superior Court of Los Angeles County granted Williams's motion for judgment on the pleadings without leave to amend, finding that SCOPE's claims were barred under Government Code section 66499.37 of the SMA because SCOPE failed to serve a summons within 90 days of the County's approval of the vesting tentative tract map. The court concluded that section 66499.37 applied to both the SMA and CEQA causes of action, as the CEQA claims were intertwined with the SMA claims.The California Court of Appeal, Second Appellate District, Division Seven, reviewed the case. The court held that section 66499.37 does not bar SCOPE's CEQA claims to the extent they allege procedural violations of CEQA and the County's failure to analyze and disclose the project's environmental impacts, as these claims are unique to CEQA and could not have been brought under the SMA. However, the court found that section 66499.37 does apply to SCOPE's CEQA claims challenging the reasonableness of the conditions of approval of the vesting tentative tract map, specifically the mitigation measures adopted as a condition of approval.The Court of Appeal reversed the judgment and remanded the case, directing the trial court to enter a new order denying the motion for judgment on the pleadings with respect to the first cause of action for violation of CEQA and granting the motion with respect to the second cause of action for violation of the SMA and zoning and planning law. View "Santa Clarita Organization for Planning the Environment v. County of Los Angeles" on Justia Law

Santa Rita Holdings, Inc. applied for a conditional use permit (CUP) from the County of Santa Barbara to cultivate cannabis on a 2.54-acre parcel owned by Kim Hughes. The only access to the parcel is through a private easement over land owned by JCCrandall, LLC. The County's fire and public works departments deemed the road adequate for the project. Despite JCCrandall's objections, the County granted the CUP, and the Board of Supervisors upheld this decision.JCCrandall petitioned for a writ of administrative mandate, arguing that the use of the easement for cannabis activities was prohibited by the easement deed and federal law, that state law required their consent for such activities, and that the road did not meet County standards. The trial court denied the petition, applying the substantial evidence standard and finding the County's decision supported by substantial evidence.The California Court of Appeal, Second Appellate District, Division Six, reviewed the case. The court determined that the trial court erred in applying the substantial evidence standard instead of the independent judgment standard, as JCCrandall's right to exclude unauthorized persons from their property is a fundamental vested right. The appellate court held that under federal law, cannabis is illegal, and thus, the use of the easement for cannabis transportation exceeds the scope of the easement. The court also found that the County's reliance on Civil Code section 1550.5, subdivision (b), which deems cannabis activities lawful under California law, defies the Supremacy Clause of the U.S. Constitution. Consequently, the judgment was reversed, and costs were awarded to JCCrandall. View "JCCrandall v. County of Santa Barbara" on Justia Law

The case involves a proposed residential housing development project near the University of Southern California (USC) by the City of Los Angeles. The project, which includes 102 units and various amenities, was found by the City to be exempt from environmental review under the California Environmental Quality Act (CEQA) as a Class 32 urban in-fill development. The appellants, West Adams Heritage Association and Adams Severance Coalition, challenged this determination, arguing that the City abused its discretion by not finding the project consistent with the applicable redevelopment plan, improperly relying on mitigation measures for noise impacts, and failing to show the project would not have significant adverse impacts on traffic safety.The Los Angeles County Superior Court denied the appellants' writ petition, rejecting their challenges to the project. The court found that the City did not abuse its discretion in concluding the project would not have significant impacts on traffic or historical resources. The appellants then appealed the decision.The California Court of Appeal, Second Appellate District, Division One, reviewed the case. The court initially reversed the trial court's decision, holding that the City improperly relied on mitigation measures for noise impacts. However, the Supreme Court transferred the case back to the Court of Appeal with instructions to reconsider in light of Assembly Bill No. 1307 and the Make UC A Good Neighbor v. Regents of University of California decision.Upon reconsideration, the Court of Appeal held that under the new law, noise generated by project occupants and their guests is not considered a significant environmental effect under CEQA. Therefore, the noise concerns do not preclude the application of the Class 32 exemption. The court also determined that the City must assess whether the project is consistent with the applicable redevelopment plan before granting the exemption. The court reversed the trial court's decision and remanded the case for the City to conduct this analysis. The court also concluded that the state density bonus law preempts the redevelopment plan's density provisions, allowing the City to calculate the project's allowable density based on the general zoning ordinance. View "West Adams Heritage Assn. v. City of Los Angeles" on Justia Law

Best Development Group, LLC proposed to develop a Grocery Outlet store in King City. The King City Planning Commission approved the project, determining it was exempt from the California Environmental Quality Act (CEQA) under the class 32 categorical exemption for infill development. Efrain Aguilera appealed this decision to the King City Council, which denied the appeal and upheld the exemption. Aguilera and Working Families of Monterey County then filed a petition for writ of mandate, arguing that the class 32 exemption did not apply because the project was not in an urbanized area and the environmental assessment was inadequate.The Monterey County Superior Court denied the petition, ruling that the class 32 exemption did not require the project to be in an urbanized area as defined by CEQA and that substantial evidence supported the City’s determination that the project met the exemption criteria. The court also found that the City was not required to conduct a formal environmental review.The California Court of Appeal, Sixth Appellate District, reviewed the case. The court held that the terms “infill development” and “substantially surrounded by urban uses” in CEQA Guidelines section 15332 should not be interpreted using the statutory definitions of “infill site,” “urbanized area,” and “qualified urban uses” from other sections of CEQA. The court found that the regulatory intent was to reduce sprawl by exempting development in already developed areas, typically but not exclusively in urban areas. The court also determined that substantial evidence supported the City’s finding that the project site was substantially surrounded by urban uses, based on the environmental assessment and aerial photographs.The Court of Appeal affirmed the judgment, concluding that the class 32 exemption for infill development applied to the Grocery Outlet project, and no further CEQA compliance was required. View "Working Families of Monterey County v. King City Planning Com." on Justia Law

Casa Mira Homeowners Association (Casa Mira) applied for a coastal development permit to construct a 257-foot seawall to protect a condominium complex, sewer line, apartment building, and a segment of the Coastal Trail in Half Moon Bay from erosion. The California Coastal Commission (Commission) denied the permit for the condominiums and sewer line, built in 1984, but approved a 50-foot seawall for the apartment building, built in 1972, and suggested relocating the Coastal Trail inland as a feasible alternative to armoring.The San Mateo County Superior Court granted Casa Mira's petition for a writ of mandate, concluding that the term "existing structures" in the California Coastal Act referred to structures existing at the time of the seawall application, thus entitling the condominiums and sewer line to protection. The court also found insufficient evidence to support the Commission's decision to relocate the Coastal Trail instead of constructing the seawall.The California Court of Appeal, First Appellate District, Division Three, reviewed the case. The court held that "existing structures" in the context of the Coastal Act refers to structures that existed before the Act's effective date of January 1, 1977. Consequently, the condominiums and sewer line, built in 1984, were not entitled to shoreline armoring. The court reversed the trial court's judgment on this point.However, the appellate court affirmed the trial court's finding that the Commission's decision to relocate the Coastal Trail was not supported by substantial evidence. The court noted that the Commission's revised staff report lacked a detailed factual basis and explanation for rejecting the original staff recommendation, which found no viable location for rerouting the trail while maintaining its aesthetic and recreational value. Thus, the judgment was affirmed in part and reversed in part. View "Casa Mira Homeowners Assn. v. California Coastal Commission" on Justia Law

A vintner challenged the County of Los Angeles's decision to ban new vineyards in the Santa Monica Mountains North Area. The area is largely rural, with a small portion used for agriculture, including vineyards. The County had previously regulated vineyards through a 2015 ordinance requiring conditional use permits and development standards. In 2016, the County initiated a comprehensive update to the North Area Plan and Community Standards District, which required an environmental impact report (EIR) under the California Environmental Quality Act (CEQA).The draft EIR proposed continued regulation of vineyards but did not include a ban. After public comments, the final EIR maintained this approach. However, the County Board of Supervisors ultimately decided to ban new vineyards entirely when they approved the project in 2021. The vintner argued that this change rendered the EIR's project description unstable and required recirculation for further public comment.The Superior Court of Los Angeles County denied the vintner's petition for a writ of mandate, finding no CEQA violation. The vintner appealed, arguing that the vineyard ban fundamentally altered the project and violated Government Code section 65857 by not referring the modification back to the planning commission.The California Court of Appeal, Second Appellate District, Division Two, affirmed the lower court's decision. The court held that the vineyard ban did not alter the nature or main features of the project, thus not destabilizing the project description in the EIR. The court also found that the vintner failed to demonstrate prejudice from the County's procedural error under Government Code section 65857, as there was no evidence that a different outcome was probable if the planning commission had reconsidered the ban. View "Gooden v. County of Los Angeles" on Justia Law

The case involves a challenge to the County of Los Angeles's decision to ban new vineyards in the Santa Monica Mountains North Area. The area is a significant ecological and scenic resource, with most of its land designated as open space. In 2016, the County began updating the North Area Plan and Community Standards District, which included regulations for vineyards. Initially, the draft environmental impact report proposed stringent regulations but did not ban new vineyards. However, after public comments, the County Board of Supervisors decided to impose a total ban on new vineyards.The Superior Court of Los Angeles County denied the petition for a writ of mandate filed by John Gooden and the Malibu Coast Vintners and Grape Growers Alliance, Inc. The petitioners argued that the County violated the California Environmental Quality Act (CEQA) by not recirculating the environmental impact report after the vineyard ban was added and that the County failed to follow Government Code section 65857 by not referring the ban back to the Department of Regional Planning.The California Court of Appeal, Second Appellate District, Division Two, affirmed the lower court's decision. The court held that the addition of the vineyard ban did not alter the nature or main features of the project described in the environmental impact report, thus not rendering the project description unstable. The court also found that the petitioners had waived any claim for recirculation. Additionally, the court assumed a procedural error under Government Code section 65857 but concluded that the petitioners failed to demonstrate that this error was prejudicial or that a different outcome was probable if the error had not occurred. View "Gooden v. County of Los Angeles" on Justia Law

A nonprofit organization challenged the County of Los Angeles's approval of a residential housing development project in the Santa Clarita Valley. The project included a conditional use permit, an oak tree permit, and a vesting tentative tract map. The organization alleged that the County violated the California Environmental Quality Act (CEQA) by failing to adequately analyze and disclose the project's environmental impacts and by not providing proper procedural notices. They also claimed violations of the Subdivision Map Act (SMA) and local zoning laws.The Los Angeles County Superior Court granted the developer's motion for judgment on the pleadings, finding that the organization's claims were barred by the 90-day limitations period under Government Code section 66499.37 of the SMA. The court ruled that the organization failed to serve a summons within 90 days of the County's approval of the vesting tentative tract map, which was required for any action challenging a subdivision decision.The California Court of Appeal, Second Appellate District, reviewed the case. The court held that section 66499.37 of the SMA did not bar the organization's CEQA claims to the extent they alleged procedural violations and failures to analyze and disclose environmental impacts, as these claims were unique to CEQA and could not have been brought under the SMA. However, the court found that the CEQA claims challenging the adequacy of mitigation measures imposed as conditions of the project's approval were barred by the SMA's 90-day limitations period. The court reversed the trial court's judgment and remanded the case, directing the trial court to deny the motion for judgment on the pleadings regarding the CEQA cause of action and grant it concerning the SMA and zoning law violations. View "Santa Clarita Organization for Planning v. County of L.A." on Justia Law

The case involves the Westside Los Angeles Neighbors Network (appellant) challenging actions taken by the Los Angeles City Planning Commission (CPC) in March 2018 to implement parts of the Westside Mobility Plan. This plan aims to address congestion and mobility issues in the western part of Los Angeles. The appellant argued that the CPC’s actions did not comply with the California Environmental Quality Act (CEQA) and sought to invalidate them.The Los Angeles County Superior Court reviewed the case and rejected most of the appellant’s contentions, denying the petition. The court found that the CPC was a decision-making body authorized to certify the Environmental Impact Report (EIR) and that substantial evidence supported the City’s determination that the Streetscape Plan was categorically exempt from CEQA. The court also found that the EIR was legally adequate.The California Court of Appeal, Second Appellate District, Division Four, reviewed the case. The court affirmed the lower court’s decision, holding that the CPC was authorized to certify the EIR as it was a decision-making body for the project. The court also found that the Streetscape Plan was categorically exempt from CEQA under Guidelines section 15301, which covers minor alterations to existing public structures. The court concluded that the appellant did not demonstrate that the Streetscape Plan fell within any exceptions to the categorical exemptions. Additionally, the court held that the EIR’s analysis of growth-inducing impacts was adequate and that the City had ensured that mitigation measures would be implemented.The judgment of the Superior Court was affirmed, and the City of Los Angeles was awarded costs on appeal. View "Westside Los Angeles Neighbors Network v. City of Los Angeles" on Justia Law

The case involves the Old Creek Ranch Winery, owned by Holguin Family Ventures, LLC, and leased by OCRW, Inc. The Ventura County Board of Supervisors found that the appellants violated the Ventura County Non-Coastal Zoning Ordinance by expanding the winery and wine-tasting area without a conditional use permit (CUP) and changing the principal use of the ranch from crop production to a wine tasting/event venue. The Board also denied their request for zoning clearance for a paved parking lot and electric vehicle charging stations.The trial court upheld the Board's decision, applying the substantial evidence standard of review. The court found that the appellants had converted the property’s principal use from crop and wine production to a commercial wine bar and event space. The court also denied appellants' motion to amend their complaint to add a new cause of action for declaratory relief and dismissed their remaining cause of action for inverse condemnation.The California Court of Appeal, Second Appellate District, reviewed the case and affirmed the trial court's judgment. The appellate court agreed that the substantial evidence standard was appropriate and found that substantial evidence supported the Board's decision. The court also upheld the trial court's denial of the motion to amend the complaint, concluding that the proposed new cause of action was unnecessary and that the delay in filing the motion was unjustified. Additionally, the court ruled that the Outdoor Events Ordinance did not apply to the winery, as it was separately regulated under the Non-Coastal Zoning Ordinance.The main holding is that the substantial evidence standard of review was correctly applied, and substantial evidence supports the Board's findings of zoning violations and the denial of the zoning clearance for the parking lot and charging stations. The trial court did not abuse its discretion in denying the motion to amend the complaint. The judgment was affirmed. View "Holguin Family Ventures v. County of Ventura" on Justia Law