Justia Zoning, Planning & Land Use Opinion Summaries

Defendant-appellant Robert Allen appealed his conviction for depredation of government property. arguing his conviction violated both the Fifth Amendment’s Due Process Clause and separation of powers principles. Allen also appealed the district court’s restitution order of $20,300, claiming the order included restitution for uncharged conduct, and that the district court erred in applying the procedural framework of the Mandatory Victim Restitution Act (MVRA) by placing the burden on him to disprove the amount of loss contained in the presentence report and by ordering a restitution amount unsupported by evidence. After the parties completed briefing on this case, the government filed a notice of concession, acknowledging that the restitution order was erroneous and suggesting remand for resentencing on restitution. The Tenth Circuit affirmed Allen’s conviction, vacated the district court’s restitution order, and remanded the case to the district court to recalculate restitution. View "United States v. Allen" on Justia Law

After the City denied zoning permits to construct a Buddhist meditation and retreat center in a residential area of Mobile, the Association and its incorporators filed suit alleging violations of the Free Exercise and Equal Protection Clauses of the United States Constitution, several provisions of the federal Religious Land Use and Institutionalized Persons Act (RLUIPA), the Alabama Constitution, and state common-law principles.The Eleventh Circuit held that the district court applied the wrong standard in evaluating plaintiffs' claims under RLUIPA's substantial-burden provision and the Free Exercise Clause, and that the district court should reconsider those claims on remand under the proper standard, but that the district court properly rejected plaintiffs' claims under RLUIPA's equal-terms and nondiscrimination provisions and the Equal Protection Clause. The court also held that the district court misread the Alabama Religious Freedom Amendment (ARFA) and should reconsider plaintiffs' ARFA claim under the court's interpretation, but that the district court correctly rejected plaintiffs' negligent-misrepresentation claim. Therefore, the court vacated in part and remanded for further proceedings. The court affirmed the district court's rejection of plaintiffs' remaining claims. View "Thai Meditation Association of Alabama, Inc. v. City of Mobile" on Justia Law

Plaintiff filed suit challenging the constitutionality of the City of Simi Valley's regulations prohibiting mobile billboards on public property unless they qualify as authorized emergency or construction-related vehicles. The district court dismissed plaintiff's claims on the pleadings.The Ninth Circuit held that the City's mobile billboard regulations favor certain speakers where allowing certain speakers to park mobile billboards on public property but not others reflects a content preference. On its face, the Authorized Vehicle Exemption is content neutral, but to execute its purpose, the City enacted an ordinance that prefers speakers likely to spread messages consistent with its purpose. The panel stated that this is a prudent preference, a reasonable rationale, and a content-based choice that triggers strict scrutiny. Therefore, the panel vacated the district court's order granting the City's motion to dismiss regarding plaintiff's First Amendment claims. Because the district court concluded the ordinances were content neutral, it evaluated the sufficiency of plaintiff's complaint against the wrong standard. The panel remanded plaintiff's claims for the district court to reconsider it under the strict scrutiny standard. Finally, the panel held that the district court did not err by declining plaintiff's request to remand his state law claims to state court. View "Boyer v. City of Simi Valley" on Justia Law

National Butterfly Center, a 100-acre wildlife sanctuary and botanical garden owned by the nonprofit North American Butterfly Association, lies along the border with Mexico. The U.S. Department of Homeland Security (DHS) planned to build a segment of the border wall through the Center. The Association sued, citing the Fourth and Fifth Amendments and two environmental statutes. DHS has not analyzed the environmental impact of border wall-related activities at the Center (42 U.S.C. 4332(2)(C)), nor consulted with other federal agencies about how to minimize the impact of those activities on endangered species. An appropriation act subsequently prohibited funding for border fencing at the Center.The district court dismissed all claims, citing the Illegal Immigration Reform and Immigrant Responsibility Act of 1996, 8 U.S.C. 1103, as stripping jurisdiction over the statutory claims because the DHS Secretary waived the application of environmental laws with respect to the construction of roads and physical barriers at the Center.The D.C. Circuit affirmed in part, first holding that the claims were not moot and that jurisdiction over the statutory claims was not stripped by IIRIRA, nor was review channeled directly to the Supreme Court. The court held that DHS’s waiver determination defeats the statutory claims, that the Association failed to state a Fourth Amendment claim of unreasonable seizure of property it acknowledges to be “open fields,” but that the Association stated a procedural due process claim under the Fifth Amendment. View "North American Butterfly Association v. Wolf" on Justia Law

The First Circuit affirmed the judgment of the district court granting summary judgment in favor of the Town of Pembroke, New Hampshire and dismissing the complaint filed by Signs for Jesus and Hillside Baptist Church (collectively, the Church) challenging the Town's denial of the Church's application for a permit to install an electronic sign on its property, holding that the Town met its summary judgment burden on all counts.Hillside Baptist Church applied for a permit to install an electronic sign on its property to transmit messages provided by the nonprofit corporation Signs for Jesus. The Pembroke Zoning Board of Adjustment denied the permit, citing a provision in the Pembroke Sign Ordinance that bans the use of electronic signs in the zoning district where the Church was located. The Church later brought this complaint, alleging violations of the state and federal Constitutions, the Religious Land Use and Institutionalized Persons Act, and certain New Hampshire zoning laws. The district court granted summary judgment for the Town and declined to exercise supplemental jurisdiction over the Church's state statutory claims. The First Circuit affirmed, holding that the district court did not err. View "Signs for Jesus v. Pembroke, New Hampshire" on Justia Law

Defendant the City of Tulsa (City), passed an ordinance creating a tourism improvement district that encompassed all properties within City which had hotels or motels with 110 or more rooms available for occupancy. Plaintiff-appellee Toch, LLC owned Aloft Downtown Tulsa (Aloft) with 180 rooms. Toch petitioned for a declaratory judgment that the ordinance was invalid for a variety of reasons, including that the district did not include all hotels with at least 50 rooms available. The court granted summary judgment to Toch based on its determination that City exceeded the authority granted in title 11, section 39-103.1. The question before Oklahoma Supreme Court was whether section 39-103.1 granted authority to municipalities to limit a tourism improvement district to a minimum room-count of a number larger than 50. To this, the Court answered in the affirmative, reversed the trial court, and remanded for further proceedings. View "Toch, LLC v. City of Tulsa" on Justia Law

International, an outdoor advertising company, sought to erect digital billboards in two separate locations within the City of Troy. International's permit and variance applications were denied. International filed suit (42 U.S.C. 1983), alleging that the ordinance granted unfettered discretion and contained unconstitutional content-based restrictions as it exempted from permit requirements certain categories of signs, such as flags and “temporary signs.” During the litigation, Troy amended the Ordinance.The Sixth Circuit remanded. The original Ordinance imposed a prior restraint because the right to display a sign that did not come within an exception as a flag or as a “temporary sign” depended on obtaining either a permit or a variance. The standards for granting a variance contained multiple vague, undefined criteria, such as “public interest,” “general purpose and intent,” “adversely affect[ing],” and “hardship.” Even meeting these criteria did not guarantee a variance; the Board retained discretion to deny it. The amendment, however, rendered the action for declaratory and injunctive relief moot. The severability of the variance provisions rendered moot its claim for damages. The court reinstated a claim that the ordinance imposed content-based restrictions without a compelling government interest for reconsideration under the correct standard. A regulation of commercial speech that is not content-neutral is still subject to strict scrutiny. View "International Outdoor, Inc. v. City of Troy" on Justia Law

Oklahoma City Ordinance 25,777 prohibited standing, sitting, or remaining for most purposes on certain medians. Plaintiffs were Oklahoma City residents, a minority political party in Oklahoma, and an independent news organization. They used medians to panhandle, engage in protests or other expressive activity, mount political campaigns, cover the news, or have personal conversations. After they were no longer able to engage in such activity due to the ordinance, plaintiffs sued Oklahoma City and its chief of police, William Citty, (together, “the City”) alleging violations of their First and Fourteenth Amendment rights. The district court dismissed plaintiff Trista Wilson’s First Amendment claim; granted summary judgment favoring the City on plaintiffs’ due process vagueness claims; and, following a bench trial, entered judgment against plaintiffs on all other claims. After review, the Tenth Circuit Court of Appeals reversed the court’s entry of judgment in favor of the City on plaintiffs’ First Amendment claims; it reversed the dismissal of Wilson’s First Amendment claim; and affirmed on all other claims. View "McCraw v. City of Oklahoma City" on Justia Law

After the City of Austin denied applications to digitize existing billboards, Reagan and Lamar filed suit alleging that the distinction in the City's Sign Code between on-premises and off-premises signs violates the First Amendment.The Fifth Circuit held that the City's Sign Code's on-premises/off-premises distinction is content based and the commercial speech exception does not apply. The court held that the Sign Code runs afoul of the First Amendment because the relevant provisions of the Sign Code are not narrowly tailored to serve the compelling government interest of protecting the aesthetic value of the City and public safety. In this case, the ordinance is underinclusive. Accordingly, the court reversed the district court's decision to the contrary and remanded. View "Reagan National Advertising of Austin, Inc. v. City of Austin" on Justia Law

The Barack Obama Foundation selected Jackson Park in Chicago to house the Obama Presidential Center. Chicago acquired 19.3 acres from the Chicago Park District, enacted the necessary ordinances, and entered into a use agreement with the Obama Foundation. Construction will require the removal of multiple mature trees, the diversion of roadways, and will require the city to shoulder some expenses. Opponents sued, alleging that the defendants violated Illinois’s public trust doctrine, which limits the government’s ability to transfer control or ownership of public lands to private parties and that under Illinois law, the defendants acted beyond their legal authority in entering the use agreement because it delegates decision-making authority to the Foundation and grants the Foundation an illegal lease in all but name, Under federal law, they argued that, by altering the use of Jackson Park and granting control to the Foundation, the defendants took the plaintiffs’ property for a private purpose and deprived them of property in a process lacking in procedural safeguards.The district court granted the defendants summary judgment. The Seventh Circuit affirmed as to the federal claims and held that the state claims should have been dismissed for lack of jurisdiction. Federal courts are only permitted to adjudicate claims that have allegedly caused the plaintiff a concrete injury. The federal claims allege a concrete injury, but the lack of a property interest is a fundamental defect. The state claims allege only policy disagreements. View "Protect Our Parks, Inc. v. Chicago Park District" on Justia Law