Justia Zoning, Planning & Land Use Opinion Summaries

The Supreme Court affirmed the judgment of the superior court, holding that an amendment to the City of Providence's zoning ordinance that restricted the number of college students who may live together in single-family homes in certain residential areas in Providence did not violate Plaintiffs' right to equal protection or due process under the Rhode Island Constitution.Plaintiffs, a real estate investment company, and four individuals who were college students and housemates leasing the real estate investment company's property, filed a declaratory judgment action against the City seeking to invalidate the amendment, arguing that the City had violated the Due Process Clause and Equal Protection Clause of the Rhode Island Constitution. The hearing justice entered judgment in favor of the City. The Supreme Court affirmed, holding that the amendment was rationally related to the legitimate state purpose of preserving the residential character of certain neighborhoods and that there was no constitutional violation. View "Federal Hill Capital, LLC v. City of Providence" on Justia Law

In 1999, the Taylors purchased land near a New Mexico Air Force base to raise calves. The Air Force began flying training missions over the land, sometimes “no more than 20 feet . . . off the deck.” In 2008, the Taylors granted Wind Energy an exclusive five-year option for an easement on the Taylors’ property, for “wind resource evaluation, wind energy development, energy transmission and related wind energy development uses.” In 2012, Air Force employees suggested to Wind Energy that the FAA would not issue a “No Hazard” designation for the air space above the Taylors’ land, which would be “fatal to the construction of planned wind turbines.” Wind Energy exercised its contractual right to terminate the agreement.The Taylors sued, claiming that the Air Force’s informal advice to Wind Energy caused a regulatory taking of their property interest in their contract and that the flyovers effected a physical taking. The Federal Circuit affirmed the dismissal of the complaint. Wind Energy’s termination was not a breach of the agreement so the Taylors had no property right in the continuation of that agreement nor did they have any investment-backed expectations. Any advice given by Air Force employees did not amount to an FAA denial. The Taylors did not provide factual allegations of how the flights “directly, immediately, and substantially interfere” with their quiet enjoyment and use of the land View "Taylor v. United States" on Justia Law

Harbourside filed suit against the town, moving for a pre-enforcement preliminary injunction against Ordinance 1-16. The ordinance, among other things, established a two-tiered scheme for the use of amplified sound at non-residential properties and contains a separate section relating to outdoor live musical performances. The district court denied injunctive relief.The Eleventh Circuit applied limited review, without definitively addressing the merits, and affirmed the district court's judgment. The court held that the district court did not abuse its discretion in ruling that Harbourside failed to establish a likelihood of success on its claims that it qualifies as an outdoor venue and that the challenged sections of the Jupiter Code are content-based. View "Harbourside Place, LLC v. Town of Jupiter" on Justia Law

Matthew Wiggins appealed a decision of a special court of eminent domain to the County Court of Hinds County, Mississippi, approving the City of Clinton’s exercise of eminent domain. Wiggins bought property in March of 2016. At the time, the structures located there were dilapidated and were in need of extensive structural repairs. Soon after Wiggins took possession of the properties, Clinton found that the properties should be demolished due to neglect. Clinton assessed 1,434 separate code violations to property Wiggins owned. Wiggins pleaded guilty to the violations on January 26, 2017. Clinton then found additional violations against Wiggins at those properties and at other properties he owned in Clinton. Wiggins was found guilty of two violations by the County Court of Hinds County in 2018. The remaining violations were dismissed. In June 2018, Clinton adopted an urban-renewal plan. Wiggins' parcel was within the renewal area, and sought to take it. The special court found Clinton’s exercise of eminent domain proper. After review, the Mississippi Supreme Court found sufficient evidence in the special court record to support the taking my eminent domain. Similarly, the Court determined the record offered no evidence to demonstrate the determination of the special court was manifestly wrong. Therefore, judgment was affirmed. View "Wiggins. v. City of Clinton" on Justia Law

This case and its companion, Yakutat Land Corp. v. Langer, 2020 CO 30, __ P.3d __, arose out of a contentious zoning dispute involving the propriety of constructing a gravity-based mountain roller coaster in a part of the Estes Valley, Colorado in which “significant view sheds, woodlands, rock outcroppings, ridgelines, other sensitive environmental areas and low-density residential development comprise the predominant land use pattern.” The issue presented for the Colorado Supreme Court's review centered on whether the Larimer County Board of County Commissioners (the “BOCC”) misconstrued applicable law and abused its discretion in finding that defendant Yakutat Land Corporation’s mountain coaster project was properly classified as a Park and Recreation Facility, rather than as an Outdoor Commercial Recreation or Entertainment Establishment. The Supreme Court concluded the BOCC correctly construed the applicable code provisions, and, applying the deferential standard of review mandated here, it further concluded that the BOCC did not abuse its discretion in classifying the mountain coaster project as a Park and Recreation Facility. Accordingly, the Supreme Court affirmed. View "Langer v. Board of County Commissioners" on Justia Law

This case and its companion, Langer v. Board of Larimer County Commissioners, 2020 CO 31, __ P.3d __, arose out of a contentious zoning dispute involving the propriety of constructing a gravity-based mountain roller coaster in a part of the Estes Valley, Colorado in which “significant view sheds, woodlands, rock outcroppings, ridgelines, other sensitive environmental areas and low-density residential development comprise the predominant land use pattern.” The issue presented for the Colorado Supreme Court's review centered on whether the local authorities tasked with making and reviewing zoning determinations abused their discretion in interpreting and applying the Estes Valley Development Code (the “Code”) when they determined that the proposed mountain coaster could be constructed. Applying a deferential standard of review for an action brought pursuant to C.R.C.P. 106(a)(4), the Court concluded that they did not. Furthermore, the Court determined the constitutionality of the Code could not be appropriately raised or considered in a suit brought exclusively as a Rule 106 claim: "Rule 106 proceedings are reserved for challenges to the judicial and quasi-judicial actions of government actors. In other words, these claims challenge the application of a law in a particular instance, not the law itself." View "Yakutat Land Corp. v. Langer" on Justia Law

GIP purchased property from a steel mill’s bankruptcy estate, omitting the “Eastern Excluded Property” (EEP). GIP purchased some personal property located on the EEP, which contains two piles comprising slag (a steel manufacturing byproduct), kish (a byproduct of a blast furnace operation), and scrap. Each pile occupied more than 10 acres and was more than 80 feet high. GIP's "Itemization of Excluded Item from Sale” referred to: “All by-products of production other than kish and 420,000 cubic yards of slag” on the EEP “with a reasonable period of time to remove such items.” The EPA began investigating contaminants leaching from the piles. While GIP was negotiating for the separation of recoverable metals, the EPA decided to reduce the size of the piles. In 2009-2013, EPA contractors recovered and sold 245,890 tons of material and recovered and used 92,500 cubic yards of slag onsite for environmental remediation; they processed approximately 50% of the piles, spending about $14.5 million, about a million more than income from sales. The EPA compacted the materials to minimize leachate, leaving further remediation to state environmental authorities. GIP did not attempt its own recovery operation during the EPA remediation.GIP sued, alleging “takings” of the slag, kish, and scrap. The trial court awarded GIP $755,494 for the slag but awarded zero damages for the kish and scrap. The Federal Circuit vacated in part. GIP had no claim to any particular subset of slag. The trial court erred in finding that the EPA somehow prevented GIP from recovering its full allotment of slag; GIP cannot establish a cognizable property interest in the slag that was recovered. The court affirmed in part. GIP’s unreliable calculations left the trial court without competent evidence relating to a critical component of the damages calculation with respect to the kish and scrap. View "Gadsden Industrial Park, LLC v. United States" on Justia Law

In this challenge to a zoning ordinance prohibiting industrial mineral operations within Winona County the Supreme Court affirmed the decision of the court of appeals affirming the order of the district granting summary judgment to the County on all of Minnesota Sands, LLC's claims, holding that the ordinance was constitutional.Minnesota Sands, a mining company, sought to mine and process silica sand in the County. Minnesota Sands sued the County requesting declaratory, injunctive, and monetary relief. The district court granted summary judgment to the County. The court of appeals affirmed, concluding that the ordinance did not violate the dormant Commerce Clause or work an unconstitutional taking of Minnesota Sands' property interests. The Supreme Court affirmed, holding (1) Minnesota Sands had standing to bring this case; (2) the County's ordinance did not violate the dormant Commerce Clause on its face, in purpose or in effect; and (3) Minnesota Sands' takings claims failed because the property interests it claimed were taken by the County had not yet accrued. View "Minnesota Sands, LLC v. County of Winona, Minnesota" on Justia Law

Straser built a carport in 2009, about 17 feet from the road. The zoning ordinance requires carports to be 30 feet from the road. The city notified Straser four times that his carport violated the rule. In 2016, the city cited Straser’s neighbor for violating the setback rule. The neighbor accused the city of targeting him for enforcement based on his race and Muslim religion. In 2017, the city cited Straser for his carport. City Attorney Trew stated that the city would enforce the rule, having “had trouble with a Muslim” who complained about a similar violation. Straser claimed he was fined because he is a Christian and the city did not want to favor him over his Muslim neighbor.The district court granted the defendants summary judgment. The Sixth Circuit affirmed. A government that enforces its laws equally against those of different faiths honors the neutrality imperative of the Fourteenth Amendment. Straser did not identify any cases in which the city refused to enforce the 30-foot rule against non-Christians nor did he show discriminatory purpose and effect. Straser’s own account of the conversation showed that Trew was committed to even-handed enforcement. Straser has no evidence that Trew knew of Straser’s religious beliefs. View "Straser v. City of Athens" on Justia Law

The plaintiffs own land abutting a railroad right-of-way that was long ago granted to, and for decades used by, the Railway in Dade County, Florida. When the Railway abandoned the right-of-way for rail use, full rights to the underlying land, unencumbered by the easement, would have reverted to whoever owned such rights, had there been no overriding governmental action. However, the Railway successfully petitioned the Surface Transportation Board to have the railroad corridor turned into a recreational trail under the National Trails System Act Amendments, 16 U.S.C. 1247(d).The landowners sued, alleging that the agency’s conversion of the right-of-way into a recreational trail constituted a taking of their rights in the corridor land abutting their properties and that the government must pay just compensation for that taking. To establish their ownership of the corridor land, the plaintiffs relied on Florida's “centerline presumption,” which provides that when a road or other corridor forms the boundary of a landowner’s parcel, that landowner owns the fee interest in the abutting corridor land up to the corridor’s centerline, absent clear evidence to the contrary. The trial court ruled in favor of the government. The Federal Circuit reversed. The centerline presumption applies to railroad rights-of-way and the plats at issue do not clearly express the intent required to avoid application of the centerline presumption. View "Castillo v. United States" on Justia Law