Justia Zoning, Planning & Land Use Opinion Summaries

This case arose when Conrail sold its Harsimus Embankment in Jersey City to developers. The City, together with others interested in the historic and environmental value of the Embankment, sued Conrail alleging that the sale was unlawful because Conrail failed to obtain authority from the Surface Transportation Board (STB) to abandon the property. The district court dismissed the case for lack of standing. The court reversed and remanded, concluding that the City enjoyed Article III standing where Conrail's refusal to invoke STB proceedings injured the City by depriving it of the benefits of those proceedings and the City's injury could be redressed by a district court ruling that the Embankment qualified as "railroad line" that Conrail could not abandon without STB approval. View "City of Jersey City, et al. v. Consolidated Rail Corp., et al." on Justia Law

Plaintiffs, several residents of the Town of Cooks Valley, brought a declaratory judgment action against the Town to declare the Town's nonmetallic mining ordinance invalid because the ordinance did not have county board approval. The circuit court granted summary judgment in favor of Plaintiffs. At issue on appeal was whether the mining ordinance was a zoning ordinance. If the ordinance was not a zoning ordinance, county board approval was not required. The Supreme Court reversed the circuit court, holding that, even though the ordinance at issue had some similarities to traditional zoning ordinances, it was not to be classified as a zoning ordinance. Rather, it was a non-zoning ordinance adopted under the Town's police power. View "Zwiefelhofer v. Town of Cooks Valley" on Justia Law

Plaintiffs, the town of Bozrah and the town's zoning enforcement officer, brought an action seeking a temporary and permanent injunction to enjoin Defendants, owners and residents of certain property, from refusing to consent to an inspection of their property for zoning violations. The trial court granted a temporary injunction preventing Defendants from refusing to allow the inspection, concluding that pursuant to Camara v. Municipal Court, the reasonable governmental interest in stabilizing property values and promoting the general welfare justified an inspection in the present action. Defendants appealed, claiming that the trial court's order violated their right to be free from unreasonable searches and seizures. The Supreme Court reversed, holding (1) a zoning official may inspect a single property pursuant to Conn. Gen. Stat. 8-12 if the official first obtains an injunction issued upon probable cause by a judicial officer; and (2) because the trial court failed to make a preliminary determination of probable cause to believe that a zoning violation existed on the property, its order permitting a search of Defendants' property violated the Fourth Amendment. Remanded. View "Bozrah v. Chmurynski" on Justia Law

Members of the Old Order Groffdale Conference Mennonite Church are forbideen from driving tractors unless their wheels are equipped with steel cleats. A Mitchell County road protection ordinance forbade driving such vehicles on the highways. Matthew Zimmerman was cited for operating his tractor in violation of the ordinance. Zimmerman moved to dismiss the citation on the ground that his federal and state constitutional rights to free exercise of religion had been violated. The district court overruled Zimmerman's motion to dismiss, concluding that the ordinance (1) was both neutral and generally applicable, and (2) survived strict scrutiny. The Supreme Court reversed, holding that the ordinance as applied to church members violated the free exercise clause of the First Amendment where the ordinance (1) was not of general applicability because it contained exemptions that were inconsistent with its stated purpose of protecting Mitchell County's roads, and (2) did not survive strict scrutiny because it was not the least restrictive means of serving what was claimed to be a compelling governmental interest in road protection. Remanded for an order of dismissal. View "Mitchell County v. Zimmerman" on Justia Law

Defendants-Appellants Stanley and Catherine Jensen, as trustees of the Stanley and Catherine Jensen Family Living Trust, appealed the district court's decision that granted Plaintiff-Respondent Rocky Mountain Power's motion for summary judgment. Defendants are record owners of a cattle ranch that lies within a corridor established by the Utility for a 345 kilovolt transmission line. The Utility sought a perpetual easement and a right of way for the Utility and its successors and assigns to locate, construct, reconstruct, operate, and maintain a 150 foot wide high-voltage overhead power line utility corridor through the eastern part of Defendants' property. In 2008, Defendants entered into an Occupancy Agreement with the Utility, waiving all defenses to the Utility's acquisition of the easement, except the claim of just compensation. Upon execution of the Agreement, Defendants were paid $215,630 which would be deducted from any final determination of just compensation for the easement. Under the terms of the Occupancy Agreement, if just compensation was determined to be less than $215,630, Defendants were not required to return the difference. The parties were unable to reach an agreement for just compensation within a specified time, so the Utility filed its Complaint in early 2009, seeking a decree of condemnation, an award of easement, and specific performance of the Occupancy Agreement. The Utility filed a motion for summary judgment, contending that Defendants did not identify any expert witnesses or laid a proper foundation for any probative evidence of just compensation. Upon review, the Supreme Court found that Defendants failed to establish a genuine issue of material fact to establish the fair market value of their property. Accordingly, the Court affirmed the district court's judgment. View "Rocky Mountain Power v. Jensen" on Justia Law

Albemarle County enacted a zoning ordinance governing construction on slopes within the county. Under the waiver provision of the county code, the planning commission was authorized to grant a waiver from the restrictions otherwise imposed by the ordinance. Kent Sinclair, who owned property in the county, filed a complaint seeking, inter alia, a declaratory judgment that the county exceeded the power delegated to it by the General Assembly in violation of the Dillon Rule because its procedure for considering waiver applications was not authorized by state law. The circuit court granted summary judgment against Sinclair. The Supreme Court reversed the circuit court's judgment that the decision to grant or deny waiver applications may be delegated to the planning commission, as the delegation was legislative in nature and not authorized by state law. Accordingly, in enacting the waiver provision, the county exceeded its authority from the General Assembly in violation of the Dillon Rule and the waiver provision was void. Remanded. View "Sinclair v. New Cingular Wireless PCS, LLC" on Justia Law

In this action, the trial court granted summary judgment against a locality, holding it liable to landowners under the State Water Control Law, Va. Code Ann. 62.1-44.2 through -44.34:28, in particular Code 62.1-44.34:18(C) of the Oil Discharge Law, for the contamination of groundwater by leachate and landfill gas. The Supreme Court reversed the trial court's judgment, holding that the trial court erred in awarding summary judgment to the landowners and finding the locality liable under the Oil Discharge Law, as the Oil Discharge Law does not apply to the passive, gradual seepage of leachate and landfill gas into groundwater. View "Campbell County v. Royal" on Justia Law

Plaintiffs filed an appeal from a decision of the board approving a minor modification to the site assignment for an existing landfill and related processing facility pursuant to G.L.c. 30A, section 14. At issue was plaintiff's standing to seek judicial review in the Superior Court of the board's decision. The court concluded that on the record before it, plaintiffs lacked standing to seek judicial review of the board's decision in the Superior Court as persons "aggrieved" and, nevertheless, plaintiffs' substantive challenges to the decision lacked merit. View "Board of Health of Sturbridge & others v. Board of Health of Southbridge & another. " on Justia Law

The City of Red Wing enacted an ordinance requiring inspections of rental property before landlords could obtain operating licenses and allowing the City to conduct inspections by application for and judicial approval of an administrative warrant in the absence of landlord or tenant consent. Appellants in this case were nine landlords and two tenants who refused to consent to inspections of their properties and successfully challenged three separate applications for administrative warrants. At the same time Appellants opposed the City's application, they filed a separate declaratory judgment action seeking to have the rental inspection ordinance declared unconstitutional. The court of appeals affirmed the district court's dismissal of the declaratory judgment action for lack of standing, concluding that Appellants had not alleged an injury that was actual or imminent. The Supreme Court reversed, concluding that the challenge to the constitutionality of the rental inspection ordinance presented a justiciable controversy. Remanded. View "McCaughtry v. City of Red Wing" on Justia Law

Plaintiff sued defendant, a general improvement district, arguing that defendant's policy of only allowing people who own or rent real property within defendant's 1968 boundaries to access beaches that it owned and operated was unconstitutional under the First Amendment and the Equal Protection Clause of the Fourteenth Amendment. The district court granted defendant's motion for summary judgment. The court held that the beaches were not a traditional public forum, and that plaintiff's exclusion from beaches did not violate either his First Amendment or Fourteenth Amendment rights. Accordingly, the court affirmed the judgment of the district court. View "Wright v. Incline Village General Improvement Dist." on Justia Law