Justia Zoning, Planning & Land Use Opinion Summaries

The Draft Environmental Impact Report (EIR) prepared (California Environmental Quality Act (CEQA) Pub. Resources Code, 21000) for Santa Rita’s West Area Specific Plan did not discuss or analyze any potential off-site impacts flowing from an assumption that contemplated new schools would never be built. The school districts contended that they would never receive sufficient funding for the new facilities, and would have to accommodate new students from Specific Plan developments at existing school sites or by other means. The Project identified locations for new schools and the EIR addressed anticipated off-site impacts of development at those sites. The City imposed developer impact fees for the Project under Education Code 17620, deemed complete mitigation under CEQA. The City maintained that information relayed by the Districts amounted to no more than speculation, not requiring further review. After the City approved the Project, the Districts filed suit.The court of appeal concluded that the Final EIR complied with CEQA and properly assumed that the contemplated new schools would be built as part of the Specific Plan and Project. The City was not required to analyze any potentially significant off-site impacts of ill-defined, generalized, and speculative alternatives to new-school construction offered by the District The Districts’ expressed concerns about a perennial lack of sufficient funding without providing more detailed information or identifying a specific alternative plan to address this possibility—for which they, not the City, would be responsible—amounted to speculation. View "Santa Rita Union School District v. City of Salinas" on Justia Law

In the first appeal arising from Plaintiff-respondent Margaret McCann’s dispute with the City of San Diego over the City’s environmental review process of a project to convert overhead utility wires to an underground system in several neighborhoods, she alleged the City violated the California Environmental Quality Act (CEQA) by failing to properly consider the environmental impact of two underground projects. The Court of Appeal concluded the City’s review process was incomplete as to one project (MND Project) because the City failed to analyze whether they were consistent with the City’s Climate Action Plan. The judgment was reversed and the case remanded for the trial court to issue a peremptory writ of mandate ordering the City of set aside three resolutions that approved the projects. After remand, the trial court also ordered it would retain jurisdiction over the matter until the City complied with the relevant provisions of the CEQA. The City rescinded the project approvals and asked the court to discharge the writ. McCann objected to the City’s return and argued the trial court should not discharge the writ because the City did not perform the relevant analysis or affirmatively indicate it abandoned the projects. The trial court sustained McCann’s objection and declined to discharge the writ. The City then appealed, arguing it fully complied with the courts’ mandates. After review, the Court of Appeal determined the City satisfied the writ, and therefore held the writ had to be discharged. View "McCann v. City of San Diego" on Justia Law

Three conservation groups challenged the U.S. Bureau of Land Management’s approval of Jonah Energy’s development project on state and federal land in Wyoming. The project was designed to drill exploratory wells on land for which Jonah possessed development rights. The conservation groups argued the district court erred in upholding the BLM’s approval under the National Environmental Protection Act and the Federal Land Polocy and Management Act. Specifically, they contended the BLM inadequately considered the impact of the project on the sage-grouse and pronghorn antelope migration and grazing patterns. The Tenth Circuit concluded the BLM adequately collected and considered information on the sage-grouse and pronghorn, and selected a development plan that met statutory requirements. View "Western Watersheds Project, et al. v. United States Bureau of Land Management, et al." on Justia Law

The Supreme Court affirmed the judgment of the superior court in favor of the Town of Exeter in this action seeking injunctive and declaratory relief challenging the Town's decision to amend its zoning ordinance, which prevented Plaintiff from developing three commercial solar-field projects in Exeter, holding that Plaintiff was not entitled to relief on its allegations of error.On appeal, Plaintiff challenged several aspects of the superior court's judgment denying Plaintiff's request to enjoin enforcement of an emergency moratorium ordinance preventing review of Plaintiff's solar-field projects and to declare that Plaintiff's solar-field projects were vested pursuant to R.I. Gen. Laws 45-24-44. The Supreme Court affirmed, holding that, under this Court's understanding of the relevant law, the trial court properly entered judgment in favor of the Town. View "Green Development, LLC v. Town of Exeter" on Justia Law

The City of Los Angeles (the City) approved a project at 1719-1731 North Whitley Avenue in Hollywood (the Project) that would replace 40 apartments subject to the City’s rent stabilization ordinance (RSO) with a hotel. The City determined the Project was exempt from review under the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines relating to certain development projects. The relevant guideline addresses what is often referred to as the “infill” exemption or the “Class 32” exemption. Respondent United Neighborhoods for Los Angeles (United Neighborhoods) sought a writ of mandate in the Los Angeles Superior Court, arguing, among other things, that the in-fill exemption does not apply because the Project is not consistent with a General Plan policy concerning the preservation of affordable housing. The trial court granted the writ, effectively halting the Project until the City was to find the Project is consistent with that policy or 148-159 undertakes CEQA review. The City and real parties in interest appeal.   The Second Appellate District affirmed the order granting the petition for writ of mandate. The court explained that the City’s suggestion that the Project’s consistency with the Framework Element implies consistency “with the entirety of the General Plan” because of the Framework Element’s foundational role assumes, contrary to authority, the Framework Element stands in perfect harmony with the General Plan. However, the court explained that although it affirms the trial court, it does not suggest that the City was necessarily required to make formal findings that Housing Element policies are outweighed by competing policies favoring the Project. View "United Neighborhoods for L.A. v. City of L.A." on Justia Law

Utility companies responsible for a planned electric transmission line asked the Fish and Wildlife Service (FWS) to allow construction across the Upper Mississippi River National Wildlife and Fish Refuge alongside an existing road and railroad. Rural Utilities Service completed an environmental impact statement under the National Environmental Policy Act (NEPA), 42 U.S.C. 4332(2)(C). FWS adopted the statement and issued a right-of-way permit.While litigation was pending, the utility companies sought to slightly alter the route and asked FWS to consider a land exchange. FWS discovered that it had relied on incorrect easement documents in issuing its original determination. It revoked the determination and permit but promised to consider the proposed land exchange. The district court ruled in favor of the environmental groups but declined to enjoin ongoing construction of the project on private land outside the Refuge.The Seventh Circuit vacated in part, first rejecting a mootness argument. FWS has revoked the compatibility determination but has not promised never to issue a new permit. However, FWS’s current position does not meet the criteria of finality. Whatever hardship the plaintiffs face comes not from FWS’s promise to consider a land exchange but from the Utilities’ decision to build on their own land, so the district court erred in reviewing the merits of the proposed land exchange. Plaintiffs’ request for relief against the Utilities under NEPA likewise is premature. Adopting the environmental impact statement did not “consummate” the decisionmaking process. View "Driftless Area Land Conservancy v. Rural Utilities Service" on Justia Law

In these consolidated appeals, the issue is whether overlapping statutes that affect more than two million acres of federally owned forest land in southwestern Oregon are reconcilable and, therefore, operative. The appeals arise from three sets of cases filed by an association of fifteen Oregon counties and various trade associations and timber companies. Two of the cases challenge Proclamation 9564, through which the President expanded the boundaries of the Cascade-Siskiyou National Monument. Two others challenged resource management plans that the United States Bureau of Land Management (BLM), a bureau within the United States Department of the Interior (Interior), developed to govern the use of the forest land. The final case seeks an order compelling the Interior Secretary to offer a certain amount of the forest’s timber for sale each year. The district court entered summary judgment for the plaintiffs in all five cases.   The DC Circuit reversed. The court explained that the O & C Act provides the Secretary three layers of discretion: first, discretion to decide how land should be classified, which includes the discretion to classify land as timberland or not; second, discretion to decide how to balance the Act’s multiple objectives, and third, discretion to decide how to carry out the mandate that the land classified as timberland be managed “for permanent forest production.” Further, the court held that the 2016 RMPs are well within the Secretary’s discretion under the O & C Act and are consistent with the Secretary’s other statutory obligations. View "American Forest Resource Council v. USA" on Justia Law

The City of San Diego (City) appealed a judgment entered in favor of Save Our Access on its petition for writ of mandate challenging the City’s approval of a 2020 ballot measure proposing amendments to the San Diego Municipal Code and a City ordinance to exclude the Midway-Pacific Highway Community Plan Area from the 30-foot height limit for construction of buildings within the City’s Coastal Zone. The superior court determined the City failed to comply with the California Environmental Quality Act (CEQA) in approving the ballot measure because the administrative record did not support the City’s claim that a 2018 program environmental impact report for the Midway-Pacific Highway Community Plan Update considered the environmental impacts associated with excluding the area from the City’s Coastal Zone height limit. The court also concluded the administrative record supported a fair argument that the ballot measure may have significant environmental impacts that were not previously examined. The court issued a writ of mandate directing the City to set aside its approvals of the ordinance that submitted the ballot measure to the voters and enjoined the City “from taking any steps to further the Project until lawful approval is obtained from the City.” Finding no reversible error, the Court of Appeal affirmed the trial court's judgment. View "Save Our Access v. City of San Diego" on Justia Law

The Missouri River, in its natural state, experienced annual flooding that constantly morphed its path and the topography of its floodplain, rendering it unproductive for development. The 1944 Flood Control Act (FCA) authorized the construction of dams to create a reservoir storage system. The FCA required the Army Corps of Engineers to promote navigation and flood control and, secondarily, fish and wildlife conservation. Under the 1945 Bank Stabilization and Navigation Project, the Corps altered the River’s water flow (location, volume, and rate); the floodplain was no longer dynamic by 1980. The Corps' 1979 Master Manual prioritized flood control over recreation and wildlife By 2005, 95 percent of the floodplain was developed for agricultural, urban, and industrial uses. The programs had significant environmental side effects, eliminating fish and bird habitats and interrupting wildlife breeding cycles. In 1986, Congress authorized the Corps to purchase River-adjacent land to recreate lost habitats. The Fish and Wildlife Service (FWS) placed several species on the endangered species list. The Corps did not make changes recommended by FWS, concerned about exacerbating flooding. Lawsuits followed. The district court ordered the Corps to revise its Master Manual,.The 2004 Master Manual was intended to restore the River to a more natural state.About 372 plaintiffs who operate River-adjacent farms in six states sued, alleging the 2004 Changes caused frequent and severe flooding on their farms and amounted to permanent, physical takings under the Fifth Amendment. The Claims Court determined there was a taking and awarded compensation for the diminished value of the land but dened damages for lost crops. The Federal Circuit affirmed with respect to the takings claims but vacated the denial of crop damages and a finding that the Government did not causally contribute to 2011 flooding. View "Ideker Farms, Inc. v. United States" on Justia Law

Disputes over the allocation of water within the Klamath Basin in southern Oregon and northern California, particularly during the recent period of severe and prolonged drought, have prompted many lawsuits in this and other courts. In this episode, Klamath Irrigation District (“KID”) petitions for a writ of mandamus to compel the district court to remand KID’s motion for preliminary injunction to the Klamath County Circuit Court in Oregon. The motion had originally been filed by KID in that Oregon court but was removed to federal district court by the U.S. Bureau of Reclamation (“Reclamation”), a federal agency within the U.S. Department of Interior. Reclamation was identified by KID as the respondent for KID’s motion.   The Ninth Circuit denied KID’s petition for writ of mandamus. The panel considered the five factors in Bauman v. U.S. District Court, 557 F.3d 813, 817 (9th Cir. 2004), in determining whether mandamus was warranted. The panel began with the third factor—clear error as a matter of law— because it was a necessary condition for granting the writ of mandamus. The panel rejected KID’s attempt to circumvent KID II, the Tribes’ rights, and the effect of the ESA by characterizing the relief it sought as an application of the ACFFOD. The panel expressed no views on the merits of KID’s underlying motion for preliminary injunction and concluded only that the district court did not err in declining to remand the motion for preliminary injunction to the state court. The panel held that it need not consider the remaining Bauman factors because the third factor was dispositive. View "IN RE: KLAMATH IRRIGATION DISTRICT V. USDC-ORM" on Justia Law