Justia Zoning, Planning & Land Use Opinion Summaries

Virginia Run Cove is a privately owned Memphis street that offers access to the parking lots of several businesses, including a Planned Parenthood clinic. It is described on county records as “common area” in a commercial development. Brindley sought a preliminary injunction requiring the city to let him stand near the entrance to this clinic and spread his pro-life message. He argued that Virginia Run Cove was a traditional public forum and that his exclusion from the street violated the First Amendment. The Sixth Circuit reversed the district court’s denial of his motion for a preliminary injunction. The Supreme Court has long held that public streets are traditional public fora. Even when a street is privately owned, it remains a traditional public forum if it looks and functions like a public street. Virginia Run Cove, which connects directly to a busy public thoroughfare, displays no sign of private ownership, and is used by the general public to access many nearby buildings, including the clinic, a gas station, a church, and a U.S. Immigration and Customs Enforcement office, has all the trappings of a public street. View "Brindley v. City of Memphis" on Justia Law

The Eighth Circuit affirmed the district court's judgment upholding the constitutionality of an Arkansas zoning law that prevents adult-oriented businesses from opening within 1,000 feet of schools and other places frequented by children. The court held that Adam and Eve, an adult toy superstore, has not engaged in speech and therefore cannot state a claim under the First Amendment. In this case, Adam and Eve disavowed any express conduct; cited no authority that selling sexually-oriented devices was speech; and expressly and repeatedly rejected that it was an adult-oriented business similar to those found in prior precedent, each of which engaged in protected speech.The court also held that the zoning law was not unconstitutionally vague and does not violate equal protection. The court held that a plaintiff whose conduct is clearly proscribed cannot raise a successful vagueness claim under the Due Process Clause of the Fifth Amendment for lack of notice, and a substantial portion of Adam and Eve's business involves selling items the statute reaches. Finally, Adam and Eve failed to show that the Act treated it differently than similarly situated entities or lacked a rational basis. View "Adam and Eve Jonesboro, LLC v. Perrin" on Justia Law

The Seventh Circuit affirmed the district court's dismissal of a class action suit challenging the red light camera program of the Village of Lakemoor. Plaintiffs alleged that the violation notices they received were invalid because the notices lack a proper municipal code citation, and that Lakemoor denied them due process by limiting the defenses that can be asserted before a hearing officer to contest a violation.The court held that the process that plaintiffs received was constitutionally sufficient and therefore they have failed to state a federal due process claim. The court also held that plaintiffs' argument that the violation notices were void ab initio failed as a matter of law, because the "specific reference" provision was directory rather than mandatory. Accordingly, plaintiffs' unjust enrichment claim also failed. View "Knutson v. Village of Lakemoor" on Justia Law

Plaintiffs sought a declaration that the City of Lake Oswego had allow them recreational access to Oswego Lake, either from the shoreline of the city’s waterfront parks (from which the city prohibits all water access) or through the city’s residents-only swim park. According to plaintiffs, the common-law doctrines of public trust and public use protected the public’s right to enter the lake, and the city’s restrictions on access to the lake were contrary to those common-law doctrines. Plaintiffs also contended the city’s restrictions violated the Equal Privileges and Immunities guarantee of the Oregon Constitution. Defendants were the City of Lake Oswego the State of Oregon, and the Lake Oswego Corporation (which held title to riparian rights to the lake). The case reached the Oregon Supreme Court following a summary judgment in which the trial court assumed that the lake was among public waterways to which the doctrine of public trust or public use applied, but held that neither those doctrines nor Article I, section 20, entitled plaintiffs to the declarations they sought. The Court of Appeals affirmed, also without deciding whether the lake was a public waterway. The Supreme Court concluded the trial court correctly granted summary judgment on plaintiffs’ Article I, section 20, challenges. The Court also concluded that neither the public trust nor the public use doctrine granted plaintiffs a right to enter the swim park property and that the public use doctrine did not grant plaintiffs a right to access the water from the waterfront parks. But the Court concluded that, if Oswego Lake was among the navigable waterways that the state held in trust for the public, then neither the state nor the city could unreasonably interfere with the public’s right to enter the water from the abutting waterfront parks. Accordingly, the case was remanded for resolution of the preliminary question of whether the lake was subject to the public trust doctrine and, if the lake was subject to that trust, then for resolution of the factual dispute regarding whether the city’s restriction on entering the lake from the waterfront parks unreasonably interfered with the public’s right to enter the lake from the abutting waterfront parks. View "Kramer v. City of Lake Oswego" on Justia Law

The question presented in this case was whether the building inspection fees assessed by defendant, the city of Troy (the City), were “intended to bear a reasonable relation to the cost” of acts and services provided by the City’s Building Inspection Department (Building Department) under the Construction Code Act (CCA). The Michigan Supreme Court held the City’s use of the revenue generated by those fees to pay the Building Department’s budgetary shortfalls in previous years violated MCL 125.1522(1). “While fees imposed to satisfy the alleged historical deficit may arguably be for ‘the operation of the enforcing agency or the construction board of appeals,’ this does not mean that such fees ‘bear a reasonable relation’ to the costs of acts and services provided by the Building Department. Here, the Court was satisfied plaintiffs presented sufficient evidence to conclude that the City established fees that were not intended to “bear a reasonable relation” to the costs of acts and services necessary to justify the City’s retention of 25% of all the fees collected. Furthermore, the Supreme Court determined there was no express or implied monetary remedy for a violation of MCL 125.1522(1). Nonetheless, plaintiffs could seek declaratory and injunctive relief to redress present and future violations of MCL 125.1522(1). Because the City has presented evidence to justify the retention of a portion of these fees, the Supreme Court remanded to the trial court for further proceedings. Lastly, the Supreme Court concluded there was no record evidence establishing that plaintiffs were “taxpayer[s]” with standing to file suit pursuant to the Headlee Amendment. On remand, the trial court was mandated to allow plaintiffs’ members an opportunity to establish representational standing on plaintiffs’ behalf. View "Michigan Association of Home Builders v. City of Troy" on Justia Law

Defendant David Vincelette appealed a the Superior Court decision finding that he committed criminal contempt by violating a January 2016 trial court order that prohibited him from interfering with the Town of Hanover’s efforts to remove debris from a right of way and Town-owned nature preserve. The Town-owned nature preserve was accessed by a deeded right of way that crossed land where defendant resided. In May 2015, the trial court found that the defendant had “placed numerous objects,” including wood pallets, abandoned vehicles, boats, and appliances on the nature preserve and on the right of way such that the right of way was “narrow[ed] . . . to such a width that it is difficult for a vehicle to access the [T]own’s property.” Defendant argued “[t]he court erred by finding that the State presented sufficient evidence that [he] intentionally violated the court’s order.” Finding no reversible error, the New Hampshire Supreme Court affirmed. View "New Hampshire v. Vincelette" on Justia Law

Scott Township passed an ordinance requiring that “[a]ll cemeteries . . . be kept open and accessible to the general public during daylight hours.” Knick, whose 90-acre rural property has a small family graveyard, was notified that she was violating the ordinance. Knick sought declaratory relief, arguing that the ordinance caused a taking of her property, but did not bring an inverse condemnation action. The Township withdrew the violation notice and stayed enforcement of the ordinance. The state court declined to rule on Knick’s suit. Knick filed a federal action under 42 U.S.C. 1983, alleging that the ordinance violated the Takings Clause. The Third Circuit affirmed the dismissal of her claim, citing Supreme Court precedent (Williamson County) that property owners must seek just compensation under state law in state court before bringing a federal claim under section 1983. The Supreme Court reversed. A government violates the Takings Clause when it takes property without compensation; a property owner may bring a Fifth Amendment claim under section 1983 at that time. The Court noted that two years after the Williamson County decision, it returned to its traditional understanding of the Fifth Amendment in deciding First English Evangelical Lutheran Church. A property owner acquires a right to compensation immediately upon an uncompensated taking because the taking itself violates the Fifth Amendment. The Court expressly overruled the state-litigation requirement as "poor reasoning" resulting from the circumstances in which the issue reached the Court. The requirement was unworkable in practice because the “preclusion trap” prevented takings plaintiffs from ever bringing their claims in federal court. There are no reliance interests on the state-litigation requirement. If post-taking compensation remedies are available, governments need not fear that federal courts will invalidate their regulations as unconstitutional. View "Knick v. Township of Scott" on Justia Law

The Landowners inherited Welty Farm in Cape Girardeau County, Missouri, bordered by the Whitewater River. Givens purchased a farm bordering and downstream from the Welty Farm in 1998. Givens maintains a drainage ditch and levee system near the River and is enrolled in the Conservation Reserve Program (CRP), 16 U.S.C. 3831. Under the CRP, landowners can enter into contracts to remove environmentally sensitive land from agricultural production and to manage it in accordance with an approved conservation plan in exchange for monetary compensation from the USDA. Conservation plans for land adjacent to streams or rivers commonly require the maintenance of a “filter strip,” an area of vegetation adjacent to water to remove nutrients, sediment, organic matter, pesticides, and other pollutants from surface runoff and subsurface flow. In 2014, the Landowners sued Givens, alleging that his levee and ditch system resulted in the drainage of wetlands on Welty Farm and “caused unnatural flooding,” which rendered Welty Farm “unfit for cultivation.” The suit was dismissed. The Landowners sued the United States, claiming that the government had taken their property without just compensation by “requiring and/or approving the construction and maintenance” of the Givens levee. The Federal Circuit affirmed the dismissal of the suit. The Landowners pled no facts suggesting that the flooding was a direct and intended result of the government’s actions nor have they pled facts sufficient to show that Givens was “coerced” into constructing and maintaining his levee. View "Welty v. United States" on Justia Law

Before the 2007-2008 financial crisis, Woodcrest Homes was poised to construct a new development. Woodcrest secured only a small parcel, "Parcel C" which was stuck between two larger parcels that were necessary for completion of the project. Over a decade after the failed development, a special metropolitan district controlled by a competitor, Century Communities, sought to condemn Parcel C and finish what Woodcrest started. Woodcrest objected, claiming the entire condemnation proceeding was really a sham designed to benefit Century. Woodcrest contended the condemnation violated both the public use protections of the Colorado Constitution and the statutory prohibition on economic development takings. According to Woodcrest, the purpose of the taking, at the time it occurred, was to satisfy contractual obligations between Century and the Town of Parker. Because the public would not be the beneficiary at the time of the taking, Woodcrest contends that this condemnation violated the Colorado Constitution. Moreover, it argued, the taking effectively transfers the condemned land to Century, which violated section 38-1-101(1)(b)(I), C.R.S. (2018), the state’s anti-economic development takings statute. The Colorado Supreme Court disagreed, finding that condemnation of Parcel C would benefit the public. And the Court found Colorado’s prohibition on economic development takings had no bearing on the condemnation at issue here: the plain language of section 38-1-101(1)(b)(I) prevented public entities from transferring condemned land to private entities. "But there was no transfer, and the only entity involved was a public one, the special district." View "Carousel Farms v. Woodcrest Homes" on Justia Law

Plaintiff filed suit against the town and its mayor, alleging that they violated his federal and state constitutional rights by seeking—and then seeking to collect on—a judgment that he owed over $50,000 for violating a local ordinance. The Fifth Circuit affirmed the district court's grant of summary judgment on the 42 U.S.C. 1983 claims, holding that plaintiff failed to establish a municipal policy that was the moving force behind the violation of any constitutional right. However, the court vacated and remanded the state-law claim for the district court to assess its jurisdiction over this claim. View "Webb v. Town of Saint Joseph" on Justia Law