Justia Zoning, Planning & Land Use Opinion Summaries

George Sheetz sought to build a small, prefabricated home on his residential parcel of land in El Dorado County, California. However, to obtain a permit, he was required to pay a substantial fee to mitigate local traffic congestion. Sheetz challenged this fee as an unlawful “exaction” of money under the Takings Clause, arguing that the fee amount should be necessary to offset traffic congestion attributable to his specific development. The County’s predetermined fee schedule, Sheetz argued, failed to meet that requirement.The trial court rejected Sheetz’s claim and the California Court of Appeal affirmed. The Court of Appeal asserted that the Nollan/Dolan test, which requires permit conditions to have an “essential nexus” to the government’s land-use interest and “rough proportionality” to the development’s impact on the land-use interest, applies only to permit conditions imposed “on an individual and discretionary basis.” Fees imposed on “a broad class of property owners through legislative action,” it said, need not satisfy that test. The California Supreme Court denied review.The Supreme Court of the United States vacated the judgment of the California Court of Appeal. The Supreme Court held that the Takings Clause does not distinguish between legislative and administrative permit conditions. The Court found no basis in constitutional text, history, or precedent for affording property rights less protection in the hands of legislators than administrators. The Court did not address the parties’ other disputes over the validity of the traffic impact fee, including whether a permit condition imposed on a class of properties must be tailored with the same degree of specificity as a permit condition that targets a particular development. The case was remanded for further proceedings not inconsistent with this opinion. View "Sheetz v. El Dorado County" on Justia Law

A group of citizens and a civic organization, Citizens United To Protect Our Neighborhoods (CUPON), filed a lawsuit against the Village of Chestnut Ridge, New York, alleging that the village violated the Establishment Clause of the First Amendment by enacting a new zoning law related to places of worship in 2019. The plaintiffs claimed that the new law favored religious uses over secular uses, thus violating the constitutional separation of church and state.The case was initially heard in the United States District Court for the Southern District of New York, where it was dismissed. The district court found that none of the plaintiffs had constitutional standing to pursue the claim. The court determined that the individual plaintiffs lacked municipal-taxpayer, direct-harm, or denial-of-benefits standing, and that CUPON lacked associational or organizational standing.The case was then appealed to the United States Court of Appeals for the Second Circuit. The appellate court agreed with the lower court's decision, affirming that neither the individual plaintiffs nor CUPON had any form of standing. The court found that the plaintiffs failed to demonstrate a measurable appropriation or loss of revenue attributable to the challenged activities, a personal constraint or control under the challenged law, or a denial of benefits. The court also found that CUPON failed to show that it had suffered an injury in fact that was distinct and palpable. Therefore, the court affirmed the district court's judgment, dismissing the plaintiffs' complaint for lack of standing. View "Citizens United To Protect Our Neighborhoods v. Village of Chestnut Ridge" on Justia Law

In California, a lawsuit was brought against the state by the AIDS Healthcare Foundation and the City of Redondo Beach. The plaintiffs argued that Senate Bill 10, which allowed local governments to bypass housing density restrictions, violated the initiative power of the California Constitution. The trial court ruled against the plaintiffs, leading them to appeal.Senate Bill 10 was enacted to address the severe shortage of housing in California. It provided local legislative bodies the authority to supersede local housing density caps, including those enacted by voter initiatives, in order to allow for more housing units per parcel of land. This power was not absolute; it could only be exercised in certain areas and required a supermajority vote to supersede caps adopted by local voter initiatives.The Court of Appeal upheld the lower court's decision, concluding that Senate Bill 10 did not violate the initiative power of the California Constitution. The appellate court reasoned that the housing shortage was a matter of statewide concern and that the bill conflicted with, and hence preempted, local initiatives that mandated housing density caps. Furthermore, the court determined that the bill's mechanism of granting local legislative bodies the discretion to supersede such caps was not constitutionally problematic.The court also rejected the plaintiffs' argument that existing voter initiatives constituted a preemptive exercise of the local legislative body’s discretion under Senate Bill 10, such that the body lacked the power to supersede such initiatives. The court found no textual support for this argument in the bill and concluded that such an interpretation would frustrate the purpose of Senate Bill 10. View "AIDS Healthcare Foundation v. Bonta" on Justia Law

A private Catholic high school in Madison, Wisconsin, sued the city and other defendants, claiming that the city's decision to deny the school permission to install lights for nighttime athletic events violated the Religious Land Use and Institutionalized Persons Act (RLUIPA) and the Free Exercise Clause of the U.S. Constitution. The school also claimed a vested property right under Wisconsin law.In the United States Court of Appeals for the Seventh Circuit, the school argued that the city's actions amounted to unequal treatment and a substantial burden on its religious exercise. However, the court found that the school, as a master plan institution under the city's Campus-Institutional District ordinance, was not comparably situated to other institutions that had been granted lighting permits. The court also ruled that the city's denial of the permit did not amount to a substantial burden on the school's religious exercise under RLUIPA.Furthermore, the court found that the school's Free Exercise claim provided no additional protections beyond those under RLUIPA and thus could be dismissed. Lastly, the court rejected the school's vested rights claim, as the lighting permit application did not conform to the municipal zoning requirements in effect at the time. Consequently, the court affirmed the lower court's summary judgment in favor of the city. View "Edgewood High School of the Sacred Heart, Incorpor v. City of Madison, Wisconsin" on Justia Law

The case involves Sanimax USA, LLC, who sued the City of South Saint Paul, Minnesota, under 42 U.S.C. § 1983, alleging that the city's zoning and odor ordinances violated the First Amendment and Equal Protection Clause. Sanimax contended that the city enacted these ordinances in retaliation for Sanimax challenging prior ordinances and that the ordinances unfairly singled out Sanimax. The district court granted the city's motion for summary judgment on all counts.Sanimax operates a rendering plant in South Saint Paul that processes animal carcasses and organic byproducts, emitting pungent, foul odors that have drawn numerous complaints from nearby residents and businesses. Sanimax was designated as a "Significant Odor Generator" by the city, and later challenged the constitutionality of the city's odor ordinance, alleging that it was unconstitutionally vague.The United States Court of Appeals For the Eighth Circuit affirmed the district court's decision. The Court found that Sanimax failed to show that the city's actions were a direct retaliation for Sanimax's prior lawsuits challenging the city's ordinances. Additionally, the Court rejected Sanimax's argument that it was unfairly singled out, finding that Sanimax was not similarly situated to other businesses due to the significantly higher number of odor complaints it generated. Lastly, the Court rejected Sanimax's argument that the city's odor ordinance was unconstitutionally vague, finding that the ordinance provided sufficient notice of the prohibited conduct and did not lend itself to arbitrary enforcement. View "Sanimax USA, LLC v. City of South St. Paul" on Justia Law

The case involves a zoning enforcement action initiated by the Town of Pawlet against landowner Daniel Banyai. Banyai launched a firearms training facility on his property in 2017, which was found to be in violation of the town's Uniform Zoning Bylaws. The Environmental Division issued a judgment in 2021, ordering Banyai to remove unpermitted structures and have his property surveyed within 30 days. Banyai failed to comply with these orders, leading to the imposition of contempt sanctions.The contempt sanctions included fines of $200 per day until all violations were rectified, and the potential for Banyai's arrest. The court also granted the town permission to enter Banyai's property to remove the unpermitted structures if he continued to ignore the orders.Banyai appealed, arguing that the sanctions were punitive and violated the excessive fines clause of the U.S. Constitution. However, the Vermont Supreme Court affirmed the Environmental Division's decision, deeming Banyai’s arguments an impermissible collateral attack on a final order. The court stated that Banyai had failed to challenge the February 2023 contempt order or denial of reconsideration by a timely direct appeal, which would have been the appropriate channel for his grievances. As a result, his attempt to challenge the determinations now were considered an impermissible collateral attack on the February 2023 contempt order. View "Town of Pawlet v. Banyai" on Justia Law

The Supreme Court of Pennsylvania upheld a township ordinance that regulated the discharging of firearms within the township, except at indoor and outdoor shooting ranges. The plaintiff, a resident of the township, challenged the ordinance, claiming it violated his Second Amendment rights by limiting his ability to practice and maintain proficiency in firearm use. The court determined that the ordinance does not violate the Second Amendment. Applying the historical tradition test outlined by the United States Supreme Court in New York State Rifle & Pistol Assoc., Inc. v. Bruen, the court found the ordinance to be consistent with the nation's historical tradition of firearm regulation, which includes restrictions on when and where firearms can be discharged. The court also found that the ordinance does not interfere with the plaintiff's right to bear arms as it does not prevent him from owning or possessing firearms, but simply regulates where they can be discharged. The court also noted that the ordinance allows for shooting ranges in certain areas of the township, providing opportunities for individuals to gain proficiency in firearm use. View "Barris v. Stroud Township" on Justia Law

In October 2018, Warren G. Treme, a member of AJSJS Development, LLC, leased minerals on a tract of land in St. John the Baptist Parish, Louisiana, from Dr. Christy Montegut and his siblings. AJSJS intended to join a joint venture formed in 2010 between Treme, AIMS Group, Inc., and Fred Kinsley. The joint venture aimed to extract and process clay material from the tract for a U.S. Army Corps of Engineers project. However, to conduct mining and excavation activities, the plaintiffs needed to change the zoning classification of the tract. Despite multiple applications for rezoning, the Parish Council denied the applications after hearing complaints from affected residents. The plaintiffs then sued the Parish and the Council, alleging that the denial of the rezoning application constituted a regulatory taking without compensation in violation of the United States and Louisiana Constitutions. The plaintiffs also alleged violations of procedural and substantive due process and equal protection rights under the Fourteenth Amendment.The United States Court of Appeals for the Fifth Circuit held that the plaintiffs lacked standing to bring a takings claim because their mineral lease was not yet in effect, meaning they had no vested property interest in the tract. The court interpreted the lease to have a suspensive condition that required the plaintiffs to obtain governmental approvals for the lease to become effective. As the plaintiffs had not obtained these approvals, the lease had not yet come into effect. Consequently, the court affirmed the district court’s decision but modified the judgment to be a dismissal without prejudice. View "Treme v. St. John the Baptist" on Justia Law

In the case involving Katherine Blumenkron, David Blumenkron, and Springville Investors, LLC, versus Multnomah County, the Metro Regional Government, and members of the Oregon Land Conservation and Development Commission, the plaintiffs challenged the designation of their land in Multnomah County, Oregon, as "rural reserves" under the Oregon Land Reserves Statute. They claimed that the statute and regulations facially violate the Equal Protection and Due Process Clauses of the federal constitution, and that the defendants’ rural reserve designations violated their federal procedural due process, substantive due process, and equal protection rights. The U.S. Court of Appeals for the Ninth Circuit affirmed the district court’s dismissal of plaintiffs’ facial and as-applied constitutional challenges to the designation, concluding that the requirements for Burford abstention (a doctrine that allows federal courts to refrain from deciding a case in deference to state courts) were met for each of the as-applied claims. The court also held that the district court did not abuse its discretion by abstaining from exercising jurisdiction over the claims in their entirety, including plaintiffs’ claims for damages. The court concluded that plaintiffs had abandoned their facial constitutional claims on appeal and therefore affirmed the district court’s dismissal of these claims for failure to state a claim as a matter of law. View "BLUMENKRON V. MULTNOMAH COUNTY" on Justia Law

In 1882-1883, the Railway acquired property and constructed the now-abandoned railroad line. In 2008, the Railway filed a notice of exemption from formal abandonment proceedings with the Surface Transportation Board (STB). The Illinois Department of Natural Resources showed interest in railbanking and interim trail use under the 1983 National Trails System Act Amendments, 16 U.S.C. 1247(d). The STB issued a Notice of Interim Trail Use (NITU). The owners of property adjoining the railroad line sued, alleging takings by operation of the Trails Act with respect to 51 parcels; 22 parcels were conveyed by instruments including the words “right of way” (ROW Agreements); three were conveyed by instruments including the words “for railroad purposes” (Purpose Agreements); and three are those for which no instruments were produced.The Claims Court granted the government summary judgment, finding that the Railway held the ROW Agreement and Purpose Agreement parcels in fee simple and that the owners failed to show that they had cognizable property interests in the non-instrument parcels. The Federal Circuit reversed. The court rejected the government’s argument that using the term “right of way” in the ROW Agreements referred to the land conveyed, not a limitation on the interest conveyed. For the Purpose Agreements, the Claims Court mistakenly relied on cases discussing deeds that did not include an expression of purpose in the granting clause. Illinois law indicates that the Railway obtained, at most, an easement over the non-instrument parcels. View "Barlow v. United States" on Justia Law