Justia Zoning, Planning & Land Use Opinion Summaries

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

Plaintiff Van Sant & Co. (Van Sant) owned and operated a mobile home park in Calhan, Colorado, for a number of years. In 2018, Van Sant began to publicly explore the possibility of converting its mobile home park to an RV park. In October 2018, Calhan adopted an ordinance that imposed regulations on the development of new RV parks, but also included a grandfather clause that effectively exempted the two existing RV parks in Calhan, one of which was connected to the grandparents of two members of Calhan’s Board of Trustees (Board) who voted in favor of the new RV park regulations. Van Sant subsequently filed suit against Calhan, several members of its Board, the owners of one of the existing RV parks, and other related individuals. asserting antitrust claims under the Sherman Act, as well as substantive due process and equal protection claims under 42 U.S.C. § 1983. The defendants successfully moved for summary judgment. Van Sant appealed, but finding no reversible error, the Tenth Circuit affirmed. View "Van Sant & Co. v. Town of Calhan, et al." on Justia Law

Willow purchased a house that needed repairs. Bids for the work exceeded $100,000. Renovations began in 2017 but soon halted. After several years passed, with the house remaining empty, the Village proposed its demolition as a nuisance. The Village published notice, posted notices on the house, and mailed notice to Willow, which concedes having actual knowledge of the impending demolition. Willow did not respond until the week scheduled for the demolition when its lawyer proposed a meeting. The parcel was sold at auction to satisfy the Village’s lien for demolition expenses.Willow sued under 42 U.S.C. 1983, claiming a taking without compensation. The Seventh Circuit affirmed summary judgment for the Village. Demolition of a dilapidated structure that constitutes a public nuisance is not problematic under the Due Process Clause and does not require compensation. The protection that the federal Constitution offers to property owners is notice and an opportunity for a hearing. The Village gave such a notice to Willow, which did not ask for a hearing. Illinois law offers procedures that are constitutionally adequate; someone wanting to stop a demolition need only file suit in state court, which automatically blocks action until the judge decides whether the building meets the statutory criteria for demolition. The district court was not required to decide a state law inverse-condemnation claim. View "Willow Way, LLC v. Village of Lyons, Illinois" on Justia Law

In 1907, the then-owner executed the “Stimson deed,” transferring to the Railroad “its successors and assigns, the right to cross said right of way at any point or points where such crossing is desired” the land at issue. POTB later took ownership of the railroad. A 2007 storm caused severe damage to the railroad tracks. POTB did not repair the damage, resulting in the disbandment of the Oregon Tillamook Railroad Authority. POTB, with governmental entities, established the Salmonberry Trail Intergovernmental Agency, to construct “a new multi-use trail” that would “connect[] to a wide network of existing recreation[al] trails and parks, educational opportunities, and heritage sites” over portions of the railroad line. In 2016, POTB filed a notice of intent to abandon service of the portions of the railroad line at issue with the Surface Transportation Board, which issued a Notice of Interim Trail Use (NITU) allowing interim trail use and railbanking under the National Trails System Act Amendments, 16 U.S.C. 1247(d).The Claims Court and Federal Circuit rejected Stimson’s claim that the creation of the trail constituted a Fifth Amendment taking. Railbanking and interim trail use are within the scope of the easement. Stimson failed to show abandonment for all purposes and had no compensable property interest in the land to which the deed pertained. View "Stimson Lumber Co. v. United States" on Justia Law

Wise Business Forms, Inc. (“Wise”) was the nation’s fourth largest printer of business forms, and was headquartered in Forsyth County, Georgia. A 36-inch metal pipe (“Subject Pipe”) ran underneath Wise’s property and had been in place since 1985. Approximately twenty-five feet of the drainage pipe extended into a two-acre tract of land west of Wise’s property (“Corner Tract”). The Corner Tract was undeveloped and forms a natural detention basin into which a large vertical concrete drainage structure with a large stormwater outlet pipe (“Feeder Structure”) was constructed. Wise asserted in its complaint that water from the Feeder Structure on the Corner Tract was designed to flow through the Subject Pipe underneath Wise’s property. The McFarland Parkway Widening Project extended McFarland Road from two lanes to four lanes and was completed in 2000. Wise alleged in its complaint that this project resulted in a substantial increase of the surface and stormwater runoff flowing underneath its property. In 2020, Wise filed a complaint against Forsyth County and the Georgia Department of Transportation (the “DOT”) raising claims for per se taking of Wise’s property, inverse condemnation by permanent nuisance, attorney fees. Wise amended its complaint to add a claim for inverse condemnation by abatable nuisance. The Georgia Supreme Court granted certiorari in this case to clarify the standards for determining when a claim for inverse condemnation by permanent nuisance accrues for purposes of applying the four-year statute of limitation set forth in OCGA § 9-3-30 (a). The Court concluded that, although the Court of Appeals articulated one of the correct standards to apply in determining when the applicable statute of limitation begins to run on a permanent nuisance claim, the Court of Appeals failed to construe the allegations of the complaint in the light most favorable to the plaintiff as the non-moving party; erred in concluding there was only one harm in this case that was “immediately observable” to the plaintiff when the nuisance at issue was completed; and erred in concluding that the statute of limitation had run on the plaintiff’s claim as a matter of law. View "Wise Business Forms, Inc. v. Forsyth County, et al." on Justia Law

Fillmore County Park in Genoa Charter Township, Michigan, includes a 15-station “Leopold the Lion Reading Trail” with large signs, telling the story. On a wooded 40-acre property a few miles away, Catholic Healthcare created a prayer trail with 14 “Stations of the Cross.” None of the improvements were visible from outside the property. The Township treated the prayer trail as a church building, for which a “special land use” permit was required. At considerable expense, Catholic Healthcare submitted two unsuccessful applications. The Township demanded the removal of the Stations of the Cross, plus a stone altar and mural.Catholic Healthcare sought a preliminary injunction to restore the Stations of the Cross, altar, and mural. The district court twice denied that request, holding that its free-exercise and statutory claims are unripe. The Sixth Circuit reversed. In land-use cases, claims are ripe when the government has adopted a “definitive position” as to “how the regulations at issue apply to the particular land in question.” Here, the Township has uniformly insisted that Catholic Healthcare obtain a special land-use permit and has twice refused to grant a permit. Those events have “inflicted an actual, concrete injury” because the Township has actually forced them to remove the religious displays. Catholic Healthcare is likely to succeed on the merits of its claim under 42 U.S.C. 2000cc(a)(1), the Religious Land Use and Institutionalized Persons Act. View "Catholic Healthcare International Inc. v. Genoa Charter Township, Michigan" on Justia Law