Justia Zoning, Planning & Land Use Opinion Summaries

A company that leased space to a government agency lost its bid to renew that lease to another landowner in a different zoning district. The new lessor requested the municipal planning department to approve the government agency’s proposed use of its space, which the planning department determined was appropriate for the property’s zoning designation. The former lessor challenged this determination by appealing to the municipal zoning board, which affirmed the planning department’s decision.The former lessor then appealed the zoning board’s decision to the Superior Court of the State of Alaska, Third Judicial District. The superior court, on its own initiative, questioned the former lessor’s standing to appeal. After briefing, the court determined that the former lessor was a “party aggrieved” and therefore had standing. On the merits, the court found the zoning board’s findings insufficient and remanded the case for reconsideration. The new lessor petitioned for review, which was granted.The Supreme Court of the State of Alaska reviewed the case and concluded that the former lessor’s interest as a business competitor was insufficient to show that it was a “person aggrieved” with standing to appeal a zoning decision to the superior court. The court held that a general interest in upholding the zoning plan is not sufficient for aggrievement and that the former lessor’s competitive interest did not meet the statutory requirement of being a “person aggrieved.” Consequently, the Supreme Court reversed the superior court’s decision and remanded with instructions to dismiss the former lessor’s appeal for lack of standing. View "Winco Anchorage Investors I, LP v. Huffman Building P, LLC" on Justia Law

The case involves Montanans Against Irresponsible Densification, LLC (MAID), which challenged two laws passed by the 2023 Montana Legislature aimed at addressing affordable housing. Senate Bill 323 (SB 323) mandates that duplex housing be allowed in cities with at least 5,000 residents where single-family residences are permitted. Senate Bill 528 (SB 528) requires municipalities to allow at least one accessory dwelling unit on lots with single-family dwellings. MAID, consisting of homeowners from various cities, argued that these laws would negatively impact their property values and quality of life, and filed for declaratory and injunctive relief.The Eighteenth Judicial District Court in Gallatin County granted MAID a preliminary injunction, temporarily halting the implementation of the laws. The court found that MAID had standing and had demonstrated the likelihood of irreparable harm, success on the merits, and that the balance of equities and public interest favored the injunction. The court cited concerns about potential impacts on property values and neighborhood character, as well as constitutional issues related to public participation and equal protection.The Supreme Court of the State of Montana reviewed the case and reversed the District Court's decision. The Supreme Court found that MAID did not meet the burden of demonstrating all four factors required for a preliminary injunction. Specifically, the court held that MAID's evidence of potential harm was speculative and did not show a likelihood of irreparable injury. The court also noted that the balance of equities and public interest did not favor the injunction, given the legislative intent to address the housing crisis. The Supreme Court remanded the case for further proceedings. View "Montanans Against Irresponsible Densification, LLC, v. State" 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

A group of Bozeman residents challenged a zoning provision within the City’s Unified Development Code (UDC), claiming they were not given sufficient notice regarding the City’s consideration of an amendment. The amendment, part of a general replacement of the UDC adopted in 2018, reclassified Greek housing into a new “group living” category, allowing fraternities and sororities in certain residential zones. The residents, who began experiencing disturbances from a nearby fraternity house in early 2022, filed a complaint against the City in October 2022, asserting that the notice provided for the zoning change was insufficient.The Eighteenth Judicial District Court of Gallatin County granted summary judgment in favor of the residents, declaring the Greek housing reclassification void ab initio due to insufficient notice. The court reasoned that the City’s notice did not adequately inform the public about the specific change and its impact on the community. The court also held that the residents’ claims were not time-barred under § 2-3-114(1), MCA, because the provision was void from the beginning, and thus the statute of limitations did not apply.The Supreme Court of the State of Montana reversed the District Court’s decision. The Supreme Court held that § 2-3-114(1), MCA, which requires challenges to agency decisions to be filed within 30 days of when the person learns or reasonably should have learned of the decision, applied to this case. The Court concluded that the residents’ action was untimely because they filed their complaint more than 30 days after they became aware of the zoning change in April 2022. The Supreme Court remanded the case for entry of judgment in favor of the City. View "Johnson v. City of Bozeman" on Justia Law

In late 2019, Verizon Wireless identified a coverage gap in Berlin Township, Ohio, and partnered with TowerCo to construct a cell tower to address this issue. TowerCo secured a lease with the local school district to build the tower on school property. Initially, TowerCo notified local residents as required by zoning regulations but later claimed immunity from these regulations under Ohio's "Brownfield immunity" doctrine, arguing that the project served a public purpose. Despite this claim, the Township insisted on compliance with local zoning laws, leading to a dispute.The Township filed a complaint in the Delaware County Common Pleas Court seeking a declaratory judgment and an injunction to halt the tower's construction. TowerCo counterclaimed under the Telecommunications Act (TCA) and removed the case to federal court. After negotiations failed, TowerCo filed a separate federal lawsuit asserting TCA violations and sought a preliminary injunction to continue construction. The district court granted the preliminary injunction, finding that the Township's actions likely violated the TCA by effectively prohibiting wireless services.The United States Court of Appeals for the Sixth Circuit reviewed the case and reversed the district court's order. The appellate court held that the Township's filing of a state court lawsuit did not constitute a "final action" under the TCA, which is necessary to trigger the Act's remedies. Additionally, TowerCo failed to file its federal TCA claims within the 30-day statutory deadline after the Township's state court filing. The court concluded that TowerCo's claims were not ripe and were time-barred, and thus, TowerCo could not show a likelihood of success on the merits. Consequently, the preliminary injunction was reversed, and the case was remanded for further proceedings. View "TowerCo 2013, LLC v. Berlin Township Board of Trustees" on Justia Law

Citizens of a town submitted a document to the town's Board of Commissioners, seeking a referendum on a zoning ordinance that reclassified certain properties. The document contained 1,051 signatures and requested the reversal of the zoning changes. However, it did not reference the specific ordinance or request a referendum vote. The Commissioners determined that the document did not meet the requirements of the town's charter for a valid petition for referendum.The Circuit Court for Harford County reviewed the case and ruled that the Commissioners' determination was invalid. The court found that the Commissioners should have submitted the document to the Board of Election Judges for verification of signatures before making any determination on its validity. The court also ruled that the Commissioners' action by verbal motion was insufficient and that they should have acted by ordinance or resolution.The Supreme Court of Maryland reviewed the case and held that the Commissioners correctly determined that the document did not meet the charter's requirements for a valid petition for referendum. The court found that the charter did not require the Commissioners to submit the document to the Board of Election Judges for signature verification before making a threshold determination of its validity. The court also held that the Commissioners were authorized to make their determination by verbal motion, as memorialized in the meeting minutes.The Supreme Court of Maryland vacated the Circuit Court's judgment and remanded the case for entry of a declaratory judgment consistent with its opinion. The court concluded that the citizens were not entitled to a writ of mandamus or permanent injunctive relief. View "Town of Bel Air v. Bodt" on Justia Law

The case involves Pure Oasis LLC, which applied for a conditional use permit to operate a recreational cannabis dispensary in Boston. The building commissioner denied the permit, and Pure Oasis appealed to the Board of Appeal of Boston. After multiple hearings, the board approved the permit. William Shoucair, an abutter to the property, opposed the permit, arguing it would negatively impact the neighborhood and filed a complaint in the Superior Court in Suffolk County, appealing the board's decision.The Superior Court judge ordered each plaintiff to post a $3,500 bond, despite not finding the appeal to be in bad faith. The judge applied the standard from Damaskos v. Board of Appeal of Boston, which allows for a bond to discourage frivolous appeals while not obstructing meritorious ones. The plaintiffs sought interlocutory review, and a single justice of the Appeals Court stayed the bond order and allowed an interlocutory appeal. The Supreme Judicial Court of Massachusetts granted direct appellate review.The Supreme Judicial Court of Massachusetts held that under Section 11 of the Boston zoning enabling act, a preliminary finding of bad faith or malice is not required before imposing a bond for damages. The court reaffirmed the standard from Damaskos, which balances discouraging frivolous appeals with not obstructing meritorious ones. The court found no abuse of discretion by the lower court judge in setting the bond amount and affirmed the order. View "Shoucair v. Board of Appeal of Boston" on Justia Law

The case revolves around Honoipu Hideaway, LLC's (Honoipu) appeal of the Land Use Commission’s (LUC) order denying its petition for a declaratory order to change the boundary location between the conservation and agricultural districts on a district boundary map. The appeal was initially filed with the Circuit Court of the Third Circuit. However, following a decision in another case, In re Kanahele, it was determined that appeals of LUC declaratory orders should have been filed with the Supreme Court of Hawai‘i in the first instance. This led to a question of whether the circuit court had the authority to transfer the appeal to the Supreme Court of Hawai‘i.The Circuit Court of the Third Circuit had initially accepted the appeal. However, following the decision in In re Kanahele, it was determined that the Supreme Court of Hawai‘i was the correct court for such appeals. This led to a dispute between Honoipu and the LUC, with Honoipu arguing for the transfer of the case to the Supreme Court, and the LUC arguing for dismissal due to lack of jurisdiction.The Supreme Court of Hawai‘i held that the Circuit Court of the Third Circuit had both inherent and statutory authority to transfer the appeal to the Supreme Court. The court reasoned that the power to "do such other acts and take such other steps as may be necessary to carry into full effect the powers which are or shall be given to them by law or for the promotion of justice" gave the circuit court the power to correct a jurisdictional mistake that was no party’s or court’s fault. The court also noted that transferring the case would further the judiciary’s policy of permitting litigants to appeal and hear the case on its merits. View "Honoipu Hideaway, LLC v. State" on Justia Law

This case involves a dispute between neighbors over alleged violations of the Los Angeles Municipal Code (LAMC) related to landscaping and hedges. The plaintiffs, Thomas and Lisa Schwartz, claimed that their neighbors, Charles and Katyna Cohen, maintained landscaping and hedges on their property in violation of certain provisions of the LAMC. The Schwartzes sought redress for these alleged violations based on section 36900, subdivision (a) of the California Government Code, which states that a violation of a city ordinance may be redressed by civil action. The Schwartzes relied on a prior court decision, Riley v. Hilton Hotels Corp., which interpreted this provision as allowing any private citizen to sue to redress violations of municipal ordinances.The trial court overruled the Cohens' demurrer to the second and third causes of action, which were based on the alleged LAMC violations. The court applied the Riley decision and concluded that the Schwartzes could assert private causes of action for violations of the LAMC. The Cohens petitioned the Court of Appeal for a writ of mandate, arguing that the Riley decision was wrongly decided and that section 36900, subdivision (a) does not create a private right of action.The Court of Appeal of the State of California Second Appellate District Division Four agreed with the Cohens. The court found that the language of section 36900, subdivision (a) is ambiguous and that its legislative history shows that the Legislature did not intend to afford members of the public the right to bring suit to redress violations of local ordinances. The court concluded that the trial court erred by overruling the Cohens' demurrer to the second and third causes of action. The court issued a peremptory writ of mandate ordering the trial court to vacate the portion of its order overruling the Cohens' demurrer to these causes of action and to enter an order sustaining their demurrer without leave to amend. The court also overruled the Riley decision to the extent that it recognized a private right of action under section 36900, subdivision (a). View "Cohen v. Super. Ct." on Justia Law

The case revolves around a dispute over the adoption of certain amendments to Fenwick’s zoning regulations by the Planning and Zoning Commission of the Borough of Fenwick (the Commission). The plaintiffs, who owned real property in Fenwick, appealed the Commission's decision, arguing that the Commission had unlawfully adopted the amendments by failing to publish notice of its decision in a newspaper with a substantial circulation in Fenwick, as required by statute. The Commission moved to dismiss the appeal, arguing it was untimely. The trial court denied the motion to dismiss and granted the plaintiffs' motion for summary judgment, concluding that the Commission's failure to publish the amendment in a newspaper having a substantial circulation in Fenwick rendered it ineffective as a matter of law. The Appellate Court affirmed the trial court's judgment.The Supreme Court of Connecticut reversed the Appellate Court's judgment. The Supreme Court held that the Commission properly published notice of its decision in a newspaper having a substantial circulation in Fenwick. The court adopted an availability-centered test for determining whether a newspaper has a substantial or general circulation in a municipality. The court considered factors such as the type of news covered by the publication, its general availability in the municipality, the frequency of distribution, the existence of any cost barriers to access, and whether residents are aware of its use for the publication of legal notices. Applying this test, the court found that the Press was a newspaper of substantial circulation in Fenwick. Consequently, the plaintiffs' zoning appeal, which was filed more than fifteen days after the date that notice of the Commission's decision was published, was required to be dismissed. View "9 Pettipaug, LLC v. Planning & Zoning Commission" on Justia Law