Justia Zoning, Planning & Land Use Opinion Summaries

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

The plaintiffs, a microbrewery and its owner, operated a seasonal business in a tourist town and became known for engaging in political advocacy. The business applied for various permits to operate both an indoor retail outlet and, later, an outdoor beer garden. Despite being granted permits that included specific conditions—such as restrictions on outdoor operations—the plaintiffs repeatedly violated these conditions, operated without proper permits, and explicitly stated their intention to continue doing so regardless of regulatory decisions. Throughout this period, the owner was vocal in criticizing local officials on social media.After several rounds of permit applications, denials, suspensions, and revocations, the plaintiffs’ most recent permit application for an outdoor beer garden was denied by the county committee, which cited the plaintiffs’ ongoing and willful violations of permit conditions and their declared intent to continue such violations. The plaintiffs appealed administrative actions to the Oneida County Board of Adjustment, which upheld the revocations. Subsequently, the plaintiffs filed a lawsuit in the United States District Court for the Western District of Wisconsin, asserting that the permit denials and revocations constituted retaliation for protected political speech, in violation of the First Amendment. They sought a preliminary injunction to reinstate their permit and prevent further alleged retaliation.The United States Court of Appeals for the Seventh Circuit reviewed the district court’s denial of the preliminary injunction and affirmed it. The Seventh Circuit held that, while the plaintiffs engaged in protected speech and suffered adverse permit actions, they failed to demonstrate a likelihood of success on the merits of their First Amendment retaliation claim. The court concluded that the permit denials and revocations were based on the plaintiffs’ repeated and admitted violations of permit conditions, not on retaliatory motives, and that the plaintiffs offered no evidence of disparate treatment or pretext. View "Minocqua Brewing Company LLC v Hess" on Justia Law

The plaintiffs in this case are entities that own and operate a four-story building in Kemah, Texas. The building houses a bar, residential rental units, and a food truck. The dispute began when, in July 2021, the city issued a zero-occupancy notice for the building after an inspection found multiple safety hazards, prohibiting anyone except the owner and repair contractors from entering. Plaintiffs allege this deprived them of almost all economic use of the property. Separately, the city took enforcement action against the food truck, culminating in its removal from the property in October 2021. Plaintiffs challenged the food truck towing in state court, but ultimately dropped their appeal. They then sued the city in federal court, raising federal and state takings, due process, and equal protection claims regarding both the zero-occupancy notice and the food truck towing, and sought declaratory relief.The United States District Court for the Southern District of Texas granted the city’s motion to dismiss. The court found the claims related to the zero-occupancy notice were not ripe because plaintiffs had not pursued available administrative appeals to the city council, as allegedly required by city ordinances. The court dismissed the food truck claims on the merits, and dismissed the request for declaratory relief because no substantive claims remained.On appeal, the United States Court of Appeals for the Fifth Circuit held that the district court erred in dismissing the zero-occupancy notice claims as unripe. The appellate court determined that the city’s issuance of the zero-occupancy notice constituted a sufficiently final decision for purposes of ripeness and that exhaustion of administrative remedies is not required for claims under 42 U.S.C. § 1983. The court reversed the dismissal of the zero-occupancy notice claims and remanded those claims, including the related request for declaratory relief, for further proceedings. However, the court found that the plaintiffs had waived their food truck claims by failing to adequately brief them on appeal and affirmed their dismissal. View "T&W Holding v. City of Kemah, Texas" on Justia Law

A group of individuals who were instrumental in the campaign to incorporate the City of Erda sought to prevent approximately 8,000 acres from being annexed out of Erda and into Grantsville City. The controversy arose after an entity, Six Mile Ranch, initiated and amended an annexation petition to move land from Erda’s boundaries into Grantsville, during and after Erda’s incorporation process. The Grantsville City Recorder determined that the annexation petition met statutory requirements and certified it, which was followed by Grantsville approving the annexation by ordinance and entering a development agreement for the property. The sponsors challenged the annexation, alleging it violated both statutory requirements and constitutional provisions, and sought to invalidate the annexation ordinance and prevent the Lieutenant Governor from certifying it.In the Third District Court, Tooele County, the sponsors filed a petition for extraordinary relief under rule 65B of the Utah Rules of Civil Procedure. The district court dismissed the petition, concluding that the sponsors lacked statutory, traditional, and alternative standing to challenge the annexation, and denied related motions.On direct appeal, the Supreme Court of the State of Utah affirmed the dismissal but on alternative grounds. The court held that the sponsors, lacking statutory standing, had no other remedy for their statutory claims but failed to demonstrate that rule 65B(d)(2)(B) or the judiciary’s constitutional writ authority permitted relief where a public official had performed their statutory duty, albeit allegedly incorrectly. Regarding the constitutional claims, the court found that a plain, speedy, and adequate remedy was available through declaratory judgment actions, as clarified by recent appellate decisions. Therefore, the sponsors could not obtain extraordinary relief under rule 65B for either set of claims, and the dismissal was affirmed. View "Erda Community Association v. Baugh" on Justia Law

New South Media Group, LLC, along with other plaintiffs, sought to construct four types of signs—flags, artwork, political messages, and event notices—on private property in Rainbow City, Alabama. The city denied their permit applications, determining that the proposed signs were billboards, which are prohibited under Section 214 of the city’s sign ordinance. The plaintiffs believed their signs qualified for exemptions under Section 213, but the city’s definition of “billboard” encompassed their proposed signs. After receiving the denial, New South requested variances, which were also denied by the city’s zoning board.Following these denials, New South appealed in state court and brought federal and state constitutional challenges, which were dismissed in state court and then refiled in federal court. In the United States District Court for the Northern District of Alabama, New South alleged that several city sign regulations violated the First Amendment and the Alabama Constitution by imposing content-based restrictions, lacking time limits for permit decisions, and granting unbridled discretion to city officials. The district court granted summary judgment to Rainbow City, finding that New South lacked standing because the injury—the denial of the applications—was caused by the unchallenged billboard prohibition, not the provisions New South contested.On appeal, the United States Court of Appeals for the Eleventh Circuit reviewed the district court’s decision de novo. The Eleventh Circuit held that New South lacked standing to challenge the constitutionality of the non-billboard regulations because the injury was not traceable to those provisions and a favorable decision would not redress the harm caused by the billboard prohibition. The court affirmed the district court’s order granting summary judgment to Rainbow City and dismissing the case without prejudice for lack of jurisdiction. View "New South Media Group, LLC v. City of Rainbow City" on Justia Law

A resident of University Heights, Ohio, who practices Orthodox Judaism, sought to use his home for group prayer sessions due to religious obligations and restrictions on travel during the Sabbath. After inviting neighbors to participate in these gatherings, a neighbor complained to city officials, prompting the city’s law director to send a cease-and-desist letter, warning that using the home as a place of religious assembly violated local zoning laws. The resident then applied for a special use permit to operate a house of worship but withdrew his application before the city’s Planning Commission could reach a decision, stating he did not wish to operate a house of worship as defined by the ordinance. Despite withdrawing, he later filed a federal lawsuit against the city and several officials, alleging violations of federal and state law, including constitutional and statutory claims.The United States District Court for the Northern District of Ohio granted summary judgment for the city and its officials. The court found that the plaintiff’s claims under the Religious Land Use and Institutionalized Persons Act (RLUIPA), the First and Fourteenth Amendments, and the Ohio Constitution were unripe because there was no final decision by the relevant local authorities regarding the application of the zoning ordinance to his property. The court also rejected his Fourth Amendment and Freedom of Access to Clinic Entrances Act (FACE Act) claims on the merits and declined supplemental jurisdiction over a state public records claim.The United States Court of Appeals for the Sixth Circuit affirmed. The court held that most of the plaintiff’s claims were unripe because he withdrew his application before any final decision was made by the city’s zoning authorities, and thus there was no concrete dispute for federal review. The court also held that his facial challenges to the ordinance were forfeited and, in any event, failed as a matter of law. The court further concluded that the Fourth Amendment and FACE Act claims failed on the merits and found no abuse of discretion in declining supplemental jurisdiction over the state law claim. View "Daniel Grand v. City of University Heights, Ohio" on Justia Law

A group of landowners in Summit County, Utah, challenged a proposed ballot measure to incorporate a new municipality called West Hills. The sponsor of the incorporation, Derek Anderson, had modified the proposed boundaries after the statutory deadline for landowners to request exclusion from the new municipality had passed. As a result, certain landowners whose properties were added late were unable to seek exclusion, even though similarly situated landowners had previously been allowed to do so.The landowners filed suit in the Third District Court, Silver Summit, arguing that the Municipal Incorporation Code, as applied, violated the Uniform Operation of Laws Clause of the Utah Constitution. The district court granted summary judgment for the landowners, finding the code unconstitutional as applied and invalidating the certification of the West Hills ballot measure. The court determined that the plaintiffs were “specified landowners” who would have been entitled to exclusion if their properties had been added earlier, and that the legislature’s interest in certainty did not justify the disparate treatment.The sponsor then filed an emergency petition for extraordinary relief with the Supreme Court of the State of Utah, seeking to overturn the district court’s order before the upcoming election. The Utah Supreme Court, after expedited briefing and oral argument, denied the petition for extraordinary relief. The court held that, under the unique circumstances, it would not exercise its discretion to issue a writ due to the potential disruption and confusion in the election process, including the risk of voter suppression and interference with electioneering efforts. The denial was without prejudice to the sponsor’s ability to pursue an appeal or interlocutory review of the district court’s order. View "Anderson v. Bates" on Justia Law

Legacy Housing Corporation purchased several hundred vacant lots in Horseshoe Bay, Texas, intending to develop manufactured housing. The lots were subject to zoning restrictions, including a cap on speculative housing permits, contractor requirements, utility hookup fees, and setback rules. Legacy also acquired adjacent land in the city’s extraterritorial jurisdiction (ETJ) to build a road connecting the lots to a nearby highway, but this land was restricted to agricultural and residential use. Despite these limitations, Legacy constructed a road over the ETJ property, a greenbelt strip, and some development lots, advertising it as a shortcut and access to planned amenities. The City and other defendants opposed the road, citing violations of existing restrictions. Legacy alleged a conspiracy among the City, the property owners’ association (POA), and developers to prevent its development.The United States District Court for the Western District of Texas addressed multiple claims and counterclaims. It denied Legacy’s motion to dismiss the City’s counterclaims, granted the City’s motion to dismiss most claims against it, and granted summary judgment to all defendants on the remaining claims, including regulatory takings, Section 1983 violations, civil conspiracy, breach of fiduciary duty, negligence, and a strips and gores claim. Legacy’s own motion for partial summary judgment was denied, and final judgment was entered.On appeal, the United States Court of Appeals for the Fifth Circuit affirmed the district court’s rulings, with one modification. The appellate court held that Legacy’s regulatory takings claim regarding the two-permit cap was not prudentially ripe and should be dismissed without prejudice. The court otherwise affirmed summary judgment for the defendants, finding no genuine dispute of material fact and concluding that Legacy did not have property rights to build the road, nor did the defendants breach any legal duties or restrictive covenants. View "Legacy Hsing v. City of Horseshoe Bay" on Justia Law

Gulfstream Café, Inc. owns a restaurant within the Marlin Quay Planned Development (PD) in Georgetown County, South Carolina. The PD includes a shared parking lot, with Gulfstream holding a nonexclusive easement for sixty-two spaces and owning seventeen additional spaces. In 2016, Palmetto Industrial Development, LLC purchased the marina and parking lot, demolished the existing structures, and sought approval from the Georgetown County Council to build a new restaurant. After several iterations and legal challenges, the Council approved a final plan (Ordinance 2018-40) for the new restaurant, which increased evening parking demand and allegedly harmed Gulfstream’s business.Previously, Gulfstream challenged the approval process and the impact on its easement rights in the Circuit Court for Georgetown County. The court held a bench trial and ruled in favor of the County, the County Council, and Councilmember Steve Goggans on all claims, including substantive and procedural due process, takings, inverse condemnation, and alleged impropriety in the approval process. Gulfstream appealed the decision.The Supreme Court of South Carolina reviewed the case, applying a limited scope of review for factual findings and de novo review for legal and constitutional issues. The Court held that Gulfstream’s easement was nonexclusive and had not been deprived by the ordinance, that the County’s actions had a rational basis, and that the ordinance did not constitute a per se or regulatory taking under the Penn Central test. The Court also found no procedural due process violation, as Gulfstream received notice and an opportunity to be heard, and determined that Councilmember Goggans’ prior involvement did not invalidate the ordinance. The Supreme Court of South Carolina affirmed the circuit court’s judgment in all respects. View "The Gulfstream Café v. Georgetown County" on Justia Law

In this case, the owners of a residential property in Fayetteville, Arkansas, sought to rent their home as a short-term rental when not in residence. The City of Fayetteville had enacted an ordinance regulating short-term rentals, requiring a license for all such properties and a conditional-use permit for certain types in residential zones. The ordinance also imposed a cap on the number of these rentals. After applying for a conditional-use permit, the property owners’ application was denied by the Fayetteville Planning Commission, which found the proposed rental incompatible with the neighborhood due to the number of similar rentals nearby.Following the denial, the property owners attempted to appeal to the Fayetteville City Council, but their appeal was not sponsored by the required number of council members. They then filed an administrative appeal in the Washington County Circuit Court, along with claims for declaratory and constitutional relief. They also sought a preliminary injunction to prevent enforcement of the ordinance while their case was pending. The City moved for summary judgment, arguing the administrative appeal was untimely. The circuit court denied the preliminary injunction and dismissed the administrative appeal for lack of jurisdiction, but left the constitutional claims pending.The Supreme Court of Arkansas reviewed only the denial of the preliminary injunction, as the dismissal of the administrative appeal was not properly before it due to the absence of a final, appealable order. The court held that the circuit court did not abuse its discretion in denying the preliminary injunction, finding no irreparable harm and no likelihood of success on the merits at this stage. The denial of the preliminary injunction was affirmed, and the appeal of the administrative dismissal was dismissed without prejudice for lack of jurisdiction. View "HAUSE v. CITY OF FAYETTEVILLE, ARKANSAS; THE FAYETTEVILLE PLANNING COMMISSION" on Justia Law