Justia Zoning, Planning & Land Use Opinion Summaries

Defendant’s predecessor in title ("Wayne") owned two tracts of land (“Wayne Tracts”). Park Creek, LLC held adjacent land. Under a pre-approved plan, Wayne and the LLC began constructing a development plan for a residential subdivision using land owned by both Wayne and the LLC. When Wayne conveyed his property to Defendant, his revocable trust of which he was the trustee, future phases of the subdivision remained undeveloped. The Town of Midland later filed two condemnation actions against Defendant condemning three acres of Defendant’s property necessary for an easement. The trial court determined that no unity of ownership existed as to the contiguous tracts of land owned by Defendant and Park Creek, LLC. The Court of Appeals affirmed the trial court’s conclusion that no unity of ownership existed between the Wayne Tracts and the LLC Tract for the purpose of determining compensation. The Supreme Court reversed in part, holding that, where Defendant and the LLC had a vested right to complete the subdivision pursuant to the pre-approved plan, unity of ownership existed between the adjacent properties. View "Town of Midland v. Wayne" on Justia Law

World Outreach, a religious organization, purchased a YMCA building in a poor area of Chicago, planning to rent rooms to needy persons. The YMCA had a license for that use, even after the area was rezoned as a community shopping district. The city refused to grant World Outreach a license, ostensibly because it did not have a Special Use Permit (SUP). After the area was reclassified as a Limited Manufacturing/Business Park District, the city sued in state court, contending that the use was illegal. The city later abandoned the suit. World Outreach sued under the Religious Land Use and Institutionalized Persons Act (RLUIPA), 42 U.S.C. 2000cc. The city relented and granted the licenses. According to World Outreach the city continued harassing it. On remand, the district court entered summary judgment in favor of the city on all but one claim. The Seventh Circuit affirmed partial summary judgment in favor of World Outreach, regarding the attorneys’ fees for having to defend itself against a frivolous suit, reversed partial summary judgment to the city, and remanded. The frivolous suit cannot be thought to have imposed a merely insubstantial burden on the organization, but the organization presented weak evidence concerning damages for the two years during which it was denied a license. View "World Outreach Conference Ctr. v. City of Chicago" on Justia Law

Lost Tree entered into an option to purchase 2,750 acres on the mid-Atlantic coast of Florida, including a barrier island, a peninsula bordering the Indian River, and islands in the Indian River. From 1969 to 1974, Lost Tree purchased most of the land, including Plat 57, 4.99 acres on the Island of John’s Island and Gem Island, consisting of submerged lands and wetlands. Lost Tree developed 1,300 acres into a gated community, but had no plans of developing Plat 57 until 2002, when it learned that a developer applied for a wetlands fill permit for land south of Plat 57 and proposed improvements to a mosquito control impoundment on McCuller’s Point. Because Lost Tree owned land on McCuller’s Point, approval required its consent. Lost Tree sought permitting credits in exchange for the proposed improvements. To take advantage of those credits, Lost Tree obtained zoning and other local and state permits to develop Plat 57. The Army Corps of Engineers denied an application under the Clean Water Act, 33 U.S.C. 1344 for a section 404 fill permit, finding that Lost Tree could have pursued less environmentally damaging alternatives and had adequately realized its development purpose. On remand, the trial court found that the denial diminished Plat 57’s value by 99.4% and constituted a per se taking and awarded Lost Tree $4,217,887.93. The Federal Circuit affirmed, finding that a “Lucas” taking occurred because the denial eliminated all value stemming from Plat 57’s possible economic uses. View "Lost Tree Vill. Corp. v. United States" on Justia Law

Petitioner Kingston Place, LLC appealed a Superior Court order granting summary judgment to respondent New Hampshire Department of Transportation (DOT) on petitioner's claims that the DOT's long delay in taking a portion of the subject property by eminent domain created a cloud on petitioner's title violated RSA 498-A:4, III(a) (2010) and RSA 230:17 (2009), and constituted a taking by inverse condemnation. Finding no reversible error, the Supreme Court affirmed. View "Kingston Place, LLC v. New Hampshire Dept. of Transportation" on Justia Law

Jefferson Street Ventures, LLC appealed a judgment rendered in favor of the City of Indio in this combined petition for writ of administrative mandamus/inverse condemnation action. In 2007, the City conditioned approval of Jefferson’s 2005 application for development of a shopping center upon Jefferson leaving approximately one-third of its property undeveloped to accommodate the reconstruction of a major freeway interchange that was in the planning stages. The City could not acquire the property at the time Jefferson’s development application was approved due to funding constraints imposed by the "byzantine planning and review process" for the interchange that involved various local, state, and federal agencies, and which the City did not anticipate being complete for at least a few more years. When Jefferson’s development application was being approved, City staff explained the City could not allow development on the part of the site designated for the interchange because the City would incur additional costs for the property if and when it was later taken for the interchange. Jefferson sued the City contending the development restrictions were invalid because they constituted an uncompensated taking of its property. Following a hearing on the writ petition, the trial court found the development restrictions were permissible and denied the writ. On appeal, Jefferson argued: (1) the trial court erred by denying its petition for writ of administrative mandate because the City’s development restrictions constituted an uncompensated taking; and (2) regardless of the ruling on the mandamus cause of action, the trial court erred by denying it a trial on its inverse condemnation claims. The Court of Appeal concluded the restrictions constituted a de facto taking of the development restricted portion of Jefferson’s property and the trial court erred by denying Jefferson’s petition for writ of mandate. View "Jefferson Street Ventures v. City of Indio" on Justia Law

In 2004, Miller sought to build a four-unit condominium project on her Monona lot. The process stalled while Miller bought another lot, amended the plan, and abated an unexpected asbestos problem. She had unsuccessful negotiations with her neighbor, a former mayor, who trespassed on her property at the direction of city officials and took photographs for use at a planning commission meeting to oppose her project. Citations were issued for creating a public nuisance and working without a proper permit; the Wisconsin Department of Natural Resources issued a “stop work” order because of asbestos; Miller was required to erect a fence; and she was told that weeds were too high and was ordered to remove various structures. A court rejected three out of four citations issued against her, stating that, although “some of the efforts to enforce compliance were unreasonable,” Miller had not pointed to any similarly situated person who had been treated differently. Monona refused to adjust the taxes on Miller’s property to reflect the demolitions. Officials continued to trespass by parking cars on her property. In 2010, Miller filed suit, asserting equal protection violations. The district court dismissed, finding that Miller had not identified a suitable comparator and that there was no evidence that Miller had been treated unfairly because of her sex. The Seventh Circuit affirmed, noting conceivable rational reasons for various actions and requirements. View "Miller v. City of Monona" on Justia Law

In this companion case to Anne Arundel County v. Bell, Respondents challenged the adoption by the County Council for Anne Arundel County of a comprehensive zoning ordinance for a large portion of the County, but a different portion of the County than was involved in Bell. In Bell, the Court of Appeals held that the doctrine of property owner standing is not the appropriate test for a judicial challenge to a comprehensive zoning action, but rather, plaintiffs wishing to challenge a legislative action adopting a comprehensive zoning are required to demonstrate taxpayer standing. The plaintiffs in this case (“Respondents”), several non-profit community associations and individual property owners, filed suit challenging the ordinance. The circuit court dismissed the two complaints filed by Respondents, concluding that Respondents lacked standing. The Court of Special Appeals reversed, concluding that property owner standing principles apply to a judicial challenge to comprehensive zoning legislation, and Respondents satisfied those principles. The Court of Appeals reversed, holding (1) the holding in Bell answered the first two questions presented in this appeal; and (2) Respondents in this case did not sufficiently allege a basis for their standing to challenge the adoption of the ordinance. View "Anne Arundel County v. Harwood Civic Ass'n" on Justia Law

In 2011, the County Council for Anne Arundel County adopted a comprehensive zoning ordinance for a large portion of the County. County property owners and community associations (“Respondents”) filed suit challenging the rezoning of multiple parcels of land. Several County property owners and ground leaseholders whose properties had been rezoned to desired classifications (collectively, with the County, “Petitioners”) intervened. Petitioners moved to dismiss Respondents’ suit, claiming that Respondents lacked standing. The circuit court granted the motion to dismiss, determining that Respondents lacked standing because they failed to meet their burden of proving special aggrievement. The Court of Special Appeals vacated the judgment of the circuit court and remanded, concluding that property owner standing principles apply to a judicial challenge to comprehensive zoning legislation, and Respondents satisfied those principles. The Court of Appeals reversed, holding (1) plaintiffs wishing to challenge a legislative action adopting a comprehensive zoning are required to demonstrate taxpayer standing; and (2) Respondents in this case did not allege facts sufficient to meet the correct standing requirement. View "Anne Arundel County v. Bell" on Justia Law

Plaintiff, a nonprofit charitable organization, solicits donations of clothing and shoes at unattended, outdoor donation bins for distribution in other countries. It locates bins at businesses that are “easily visible and accessible” with the consent of the owner. Its representatives generally collect donations weekly to avoid bin overflow. Bins are labeled so that people can report if they are full. In 2012, the city did not regulate donation bins. Plaintiff placed bins at a former grocery store and at a gas station. The city sent a letter claiming that they had “been found to create a nuisance as people leave boxes and other refuse around the containers,” denied a request for review, and removed the bins. A year later, the city council enacted a “total prohibition,” exempting the already-operational Lions Club Recycling. The ordinance states a purpose of preventing blight, protecting property values and neighborhood integrity, avoiding creation and maintenance of nuisances and ensuring safe and sanitary maintenance of properties. The Sixth Circuit affirmed entry of a preliminary injunction, finding that operation of bins to solicit and collect charitable donations qualified as protected speech and that the content-based ordinance fails strict scrutiny because it implements an overly broad, prophylactic ban on all bins so the city can avoid hypothetical nuisances or other issues that may arise in the future. View "Planet Aid v. City of St. Johns" on Justia Law

In 2013, the City of Ada, Oklahoma passed Ordinance No. 13-02 to annex certain real property, located in Township 3 North, Range 6 East of the Indian Base and Meridian, Pontotoc County, Oklahoma, into its corporate city limits. Petitioners were residents of Pontotoc County, Oklahoma, who owned property within the annexed territory. They sought to set aside the ordinance, and City denied their request. They then filed their Petition for Declaratory Judgment and in the Alternative, for Detachment of Municipal Territory, seeking a determination that the City lacked jurisdiction to pass the ordinance due to lack of compliance with 11 O.S. 2011 sec. 21-103. The trial court denied Petitioners' request for relief but filed its Order Certifying Interlocutory Order for Immediate Appeal. The question this case presented for the Oklahoma Supreme Court's review centered on whether the City fully complied with the Oklahoma annexation statutes when it annexed that territory near its city limits. The Court held that substantial compliance with the notice requirements was not sufficient under the applicable statutes in this case and reversed. View "In re: Detachment of Municipal Territory from the City of Ada" on Justia Law