Justia Zoning, Planning & Land Use Opinion Summaries

Substantively, in three somewhat interconnected claims, Joe and Yvette Hardesty (collectively, Hardesty) attacked State Mining and Geology Board (Board) findings, contending the trial court misunderstood the legal force of his 19th century federal mining patents. He asserted he had a vested right to surface mine after the passage of SMARA without the need to prove he was surface mining on SMARA’s operative date of January 1, 1976. He argued the Board and trial court misapplied the law of nonconforming uses in finding Hardesty had no vested right, and separately misapplied the law in finding that his predecessors abandoned any right to mine. These contentions turned on legal disputes about the SMARA grandfather clause and the force of federal mining patents. Procedurally, Hardesty alleged the Board’s findings did not “bridge the gap” between the raw evidence and the administrative findings. Hardesty also challenged the fairness of the administrative process itself, alleging that purported ex parte communications by the Board’s executive director, Stephen Testa, tainted the proceedings. The Court of Appeal reviewed the facts, and found they undermined Hardesty’s claims: the fact that mines were worked on the property years ago does not necessarily mean any surface or other mining existed when SMARA took effect, such that any right to surface mine was grandfathered. However, the Court agreed with the trial court’s conclusions that, on this record, neither of these procedural claims proved persuasive. Accordingly, the Court affirmed the judgment denying the mandamus petition. View "Hardesty v. State Mining & Geology Board" on Justia Law

Municipal ordinances banning coal combustion residuals from landfills were preempted by Puerto Rico Environmental Quality Board’s approval of the disposal.AES Puerto Rico, a coal-fired power plant owner, claimed that two municipal (Humacao and Peñuelas) ordinances banning the approved handling of "coal combustion residuals" (CCRs) were preempted by federal and Commonwealth law and violated various provisions of the federal and Puerto Rico constitutions. The Puerto Rico Environmental Quality Board (EQB) had authorized disposal of coal ash at the El Coquí and Peñuelas Valley landfills within those municipalities. The district court granted summary judgment for the municipalities on AES's federal claims and declined to exercise jurisdiction over the Commonwealth claims. The First Circuit reversed, holding that the local ordinances may not be enforced to the extent they directly conflict with Commonwealth law as promulgated by the EQB. View "AES Puerto Rico, L.P. v. Trujillo-Panisse" on Justia Law

Until 2000, Sonoma County grape growers could plant or replant a vineyard “as a matter of right” without governmental approval. A 2000 ordinance, governing “grading, drainage improvement, and vineyard and orchard site development within the unincorporated area of the county” requires growers, other than hobbyists, to obtain an erosion-control permit from the Agricultural Commissioner before establishing or replanting a vineyard. An applicant must submit plans demonstrating compliance with certain directives and must accept certain ongoing agricultural practices. The Commissioner issued the Ohlsons a permit to establish a vineyard on land they own that was being used for grazing, finding that issuing the permit was a ministerial act, exempt from the California Environmental Quality Act, Public Resources Code 21000 (CEQA). The trial court agreed. The court of appeal affirmed. Although the ordinance may allow the Commissioner to exercise discretion when issuing erosion-control permits in some circumstances, the objectors did not show that the Commissioner improperly determined that issuing the Ohlsons’ permit was ministerial. Most of the ordinance’s provisions that potentially confer discretion did not apply to their project, and the objectors failed to show that the few that might apply conferred the ability to mitigate potential environmental impacts to any meaningful degree. View "Sierra Club v. County of Sonoma" on Justia Law

Santa Cruz County adopted three ordinances that extended minor exceptions to zoning site standards; altered certain height, density, and parking requirements for hotels in commercial districts; and established an administrative process for approving minor exceptions to the sign ordinance. Aptos argued that the county engaged in piecemeal environmental review in violation of the California Environmental Quality Act (CEQA) (Pub. Resources Code, 21000) when it considered the ordinances separately and failed to act in the manner prescribed by CEQA when it approved a negative declaration for the ordinance altering height, density, and parking requirements for hotels in commercial districts, because it failed to consider the environmental impacts that may ensue from future hotel developments. The court of appeal rejected those arguments. Although the county is in the process of modernizing some of its zoning regulations, this modernization process does not constitute a single project under CEQA. The court upheld the negative declaration for the hotel ordinance as adequate. The county should consider the potential environmental impacts resulting from reasonably foreseeable future development resulting from the ordinance. Future hotel developments, however, were wholly speculative at the time the negative declaration was adopted. View "Aptos Council v. County of Santa Cruz" on Justia Law

This case involves the Federal Highway Administration (FHWA) and City's efforts to build a new bridge across the North Fork St. Lucie River. Section 4(f) of the Department of Transportation Act, 49 U.S.C. 303(c), allows the Secretary of Transportation to approve projects that use section 4(f) lands only if the agency first determines that there is no feasible and prudent alternative to using that land. Plaintiff filed suit claiming that the FHWA abused its discretion in not selecting their proffered alternative that, when built with a spliced-beam construction, would avoid all use of section 4(f) lands. The FHWA concluded that the spliced-beam construction would be "imprudent" because it would cause significantly greater harm to non–section 4(f) wetland areas, as well as "severe social impacts." The court concluded that FHWA was thorough and careful in its analysis and thoughtful in its determination, and the court could discern neither an arbitrary or capricious action nor an abuse of discretion. In this case, the FHWA made its calculus carefully, giving thoughtful consideration to a wide variety of factors, and it worked with many agencies, even those that once opposed the project, to develop remediation plans that mitigate harms to the affected areas. Accordingly, the court affirmed the judgment. View "Conservation Alliance of St. Lucie County v. U.S. Department of Transportation" on Justia Law

The proposed construction includes a 488,000-square-foot arena for the Golden State Warriors basketball team and other events, plus two 11-story office and retail buildings, parking, and 3.2 acres of open space, on 11 acres in San Francisco’s Mission Bay South redevelopment plan area. The site is an underutilized industrial area. Planning for the area began decades ago. A 1998 environmental impact report (EIR) incorporated information from a 1990 EIR. In 2015, the Governor certified the current project as an “environmental leadership development project” under the California Environmental Quality Act (CEQA) (Pub. Resources Code 21000), requiring expedited review. The 2015 EIR was tiered to the 1998 FSEIR. The lead agency found that the project would have significant, unavoidable effects on the environment, adopted a statement of overriding considerations, and authorized implementation of a “mitigation monitoring and reporting program.” The city rejected a challenge by citizens’ groups, approved certification of the EIR, adopted the CEQA findings, and approved the project. The court of appeal affirmed. Although some analysis of potential environmental impacts might have been expanded, the record generally reflects a thorough study of all environmental impacts to be anticipated that were not considered in the 1998 report and identifies mitigation measures to lessen adverse impacts to the extent feasible. View "Mission Bay Alliance v. Office of Community Investment & Infrastructure" on Justia Law

Real-Party-in-Interest Encore McKinley Village, LLC (Encore) proposed to construct the McKinley Village Project (the Project). The City of Sacramento certified the Project’s environmental impact report (EIR) and approved the Project. East Sacramento Partnership for a Livable City (ESPLC), a neighborhood group, appeals from denial of its petition for a writ of mandate and complaint for declaratory and injunctive relief to set aside the City’s approval of the Project. ESPLC contended the City violated the California Environmental Quality Act (CEQA) when it approved the Project because: (1) the Project description is defective; (2) there was illegal piecemealing; (3) the EIR failed to analyze significant health risks; (4) the EIR ignored significant traffic impacts; and (5) the EIR failed to disclose or mitigate methane migration. Further, ESPLC contends the Project was inconsistent with the City’s general plan. After review, the Court of Appeals found merit in only the fourth contention. ESPLC challenged the threshold of significance used in the EIR to determine whether traffic impacts were significant; the City relied on policies in its general plan that permitted congested traffic conditions within the core area of the City, thus finding no significant impact of congested traffic on neighborhood streets. The Court held that compliance with a general plan policy did not conclusively establish there was no significant environmental impact, and the City failed to explain why it found none in this circumstance. The Court reversed the judgment and remanded for the City to correct this deficiency in the EIR. View "East Sacramento Partnership v. City of Sacramento" on Justia Law

Plaintiffs appealed the district court’s denial of their request for a preliminary injunction to prevent the drilling of certain oil and gas wells in the Mancos Shale formation of the San Juan Basin in New Mexico. The district court concluded that Plaintiffs had failed to satisfy three of the four elements required to obtain a preliminary injunction: (1) Plaintiffs had not demonstrated a substantial likelihood of success on the merits of their claims; (2) the balance of harms weighed against Plaintiffs; and (3) Plaintiffs failed to show that the public interest favored an injunction. Finding no reversible error in the district court's denial, the Tenth Circuit affirmed. View "Dine Citizens v. Jewell" on Justia Law

Petitioners American Wild Horse Preservation Campaign, The Cloud Foundation, Return to Freedom, Carol Walker, and Kimerlee Curyl filed this action against Sally Jewell, the Secretary of the Department of the Interior, and Neil Kornze, the acting director of the Bureau of Land Management (BLM), seeking review of BLM’s decision to remove wild horses in certain areas of public land located in southwestern Wyoming within an area known as the “Checkerboard.” The Checkerboard was comprised of over one million acres of generally high desert land, and “derives its name from the pattern of alternating sections of private and public land which it comprises.” Under a 2013 consent decree, BLM agreed to remove all wild horses located on private lands in the Checkerboard. BLM maintained that “due to the unique pattern of land ownership” within the Checkerboard, “and as recognized in the Consent Decree, it is practically infeasible for the BLM to meet its obligations under Section 4 of the [Wild Free-Roaming Horses and Burros Act ("the Act")] while removing wild horses solely from the private lands sections of the [C]heckerboard.” Petitioners alleged, in pertinent part, that the removal violated the Wild Free-Roaming Horses and Burros Act and the Federal Land Policy and Management Act of 1976 (FLPMA). The district court rejected these claims. Petitioners appealed. The Tenth Circuit reversed, finding it was "improper" for BLM to construe the unambiguous terms “privately owned land” and “private lands,” as used in Section 4 of the Act, to include the public land sections of the Checkerboard. And, in turn, with respect to the FLMPA claims, it was improper for BLM to conduct what it described as a Section 4 gather on the public land sections of the Checkerboard. "By doing so, BLM violated the duties that Section 3 clearly imposes on it with respect to wild horses found on the public land sections of the Checkerboard." The Court reversed the district court and remanded this case for further proceedings. View "American Wild Horse v. Jewell" on Justia Law

Appellants Natural Resources Board and Applicant Two Rivers-Ottauquechee (TRO) Regional Commission appealed the Environmental Division’s award of an Act 250 permit to Applicant B&M Realty, LLC, to construct a large mixed-use business park near the Interstate 89 Exit 1 interchange in the Town of Hartford. The trial court concluded that the project satisfied Act 250, including the requirement that it conform with the 2007 TRO Regional Plan. The Natural Resources Board and the TRO Regional Commission argued on appeal that the project was inconsistent with mandatory and unambiguous provisions in the regional plan. Applicant cross-appealed, arguing that the 2007 Regional Plan did not apply, and that the Supreme Court need not consider the plan because the proposed development will not have substantial regional impact. The Supreme Court concluded that the 2007 Regional Plan applied and that the trial court’s conclusion that the project will have substantial regional impact is supported by the evidence, but held that the project was inconsistent with several provisions in the regional plan. The Court accordingly reversed. View "In re B&M Realty, LLC" on Justia Law