Justia Zoning, Planning & Land Use Opinion Summaries

Plaintiff Jesse Reynolds and the owners of several other ditches that divert water from La Jara Creek appealed an order of the Water Court that denied their claim for declaratory relief. Plaintiffs sought a declaration that their appropriative rights to creek water were not limited to water flowing into the creek from the San Luis Valley Drain Ditch. Without directly addressing the merits of their claim, the water court granted summary judgment in favor of the State and Division Engineers (as well as other defendants) on the grounds that substantially the same issue had been litigated and decided against Plaintiffs in a prior declaratory action. The court concluded that all of the water rights of the parties in La Jara Creek were not only at issue, but were finally determined in that prior litigation, and therefore Plaintiffs’ claims were precluded. Upon review, the Supreme Court concluded that Plaintiffs' claims had not been determined in the prior litigation (either expressly or by implication), and that the grant of summary judgment was inappropriate. The Court reversed the water court's judgment and remanded the case for further proceedings. View "Reynolds v. Cotten" on Justia Law

A three-mile public recreational trail runs through 32 acres owned by the state and is used, in part, to access the state-managed Scarborough Marsh Wildlife Management Area. In 1961 Maine purchased the land with federal funds under the Federal Aid in Wildlife Restoration Act, 16 U.S.C. 669-669k for the approved purpose of “waterfowl habitat, waterfowl management, and access to waterfowl hunting.” The state subsequently granted easements for sanitary pipelines and a town road and to private parties for access to adjoining property. An easement granted in 2005 allowed construction of a road over 766 feet of previously-restricted trail for access to a planned subdivision. Objectors sought injunctive and declaratory relief, alleging violations of the Wildlife Restoration Act, the National Environmental Policy Act, 42 U.S.C. 4321, and state law. The district court dismissed federal claims and declined to exercise supplemental jurisdiction over the state law claims. The First Circuit affirmed, first holding that the federal agency’s decision to not enforce the funding provisions of the WRA is within its discretion. The federal government did not grant the easements, so NEPA did not apply. View "Scarborough Citizens Protecting Res. v. U.S. Fish & Wildlife Serv." on Justia Law

Defendants, State Five Industrial Park and Jean Farricielli, appealed from a trial court judgment holding them liable, after invoking both reverse and traditional veil piercing principles, for a $3.8 million judgment rendered against Jean's husband, Joseph Farricielli, and five corporations that he owned and/or controlled, in an environmental enforcement action brought by Plaintiffs, the commissioner of environmental protection, the town of Hamden, and the town's zoning enforcement officer. The Supreme Court reversed the judgment, holding that the facts that were proven in this case did not warrant reverse veil piercing, and judgment on Plaintiffs' veil piercing claims should be rendered in favor of Defendants. View "Comm'r of Envtl. Prot. v. State Five Indus. Park, Inc." on Justia Law

The Land Use Regulation Commission (LURC) and Plum Creek Timberlands, LLC and Plum Creek Land Company (collectively, Plum Creek) appealed from a judgment entered in the business and consumer docket vacating LURC's approval of a rezoning petition and concept plan submitted by Plum Creek for land it owned in the Moosehead Lake region. LURC and Plum Creek contended that the court erred by concluding that LURC violated its procedural rules by failing to hold an additional evidentiary hearing on amendments to Plum Creek's petition. Forest Ecology Network, RESTORE: The North Woods, and the Natural Resources Council of Maine cross-appealed, arguing primarily that LURC erred in approving the petition because several aspects of the concept plan conflicted with statutory requirements. The Nature Conservancy and Forest Society of Maine intervened. The Supreme Court vacated the judgment and remanded for the entry of a judgment affirming LURC's decision, holding that LURC did not violate its procedural rules and did not otherwise err by approving the rezoning petition and concept plan. View "Forest Ecology Network v. Land Use Regulation Comm'n" on Justia Law

Appellants challenged the Agencies' execution of a tiered review process related to planning improvements to Virginia's Interstate 81 corridor. The district court rejected appellants' challenge which alleged various constitutional and statutory violations. On appeal, appellants claimed that the Agencies were attempting to foreclose consideration of environmentally friendly alternatives for specific sections of I-81 by choosing a corridor-wide improvement concept in the first stage of the review process. The court held, however, that appellants misapprehended the Agencies' position where the Agencies planned to comply with the Stipulation in this case and the National Environment Policy Act (NEPA), 42 U.S.C. 4321 et seq., by considering site-specific alternatives to the corridor-wide concept in subsequent stages. Because there was no actual dispute here, and because appellants could not show any injury or imminent threat of injury, this suit was not justiciable. Accordingly, the court dismissed the appeal. View "Shenandoah Valley Network v. Capka, et al." on Justia Law

Petitioners, Northeast Coalition of Neighborhoods and Coalition for a Livable Future, sought direct review under Oregon Laws 1996, chapter 12, of a decision by the Land Use Board of Appeals (LUBA) that affirmed in relevant part a land use final order by Respondent METRO. The land use final order at issue concerned the Columbia River Crossing Project, which (among other things) would extend a light rail line from Oregon to Washington. Petitioners contended Metro either exceeded its statutory authority in adopting the order or that its decisions in the order were not supported by substantial evidence. Respondents Metro and Tri-County Metropolitan Transit District of Oregon (TriMet) opposed the petition. Finding that Petitioners failed to show that METRO either exceeded its statutory authority or made a decision about the highway improvements that was not supported by substantial evidence on the whole record, the Supreme Court affirmed. View "Weber Coastal Bells v. METRO" 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

Plaintiff purchased approximately 4,000 acres of land in Titus County, Texas, for use as a mitigation bank to offset the environmental impact of more destructive land use. 33 U.S.C. 1344. Before the purchase, the Army Corps of Engineers communicated that it then saw no impediments to creating the mitigation bank. After the Texas Water Development Board announced that the Reservoir would become less viable (if not infeasible) if the mitigation bank were approved, the Corps denied the application because the mitigation bank overlapped with the proposed Reservoir and it concluded that plaintiff's land might not exist in perpetuity. The district court dismissed a claim for just compensation. The Federal Circuit affirmed, holding that plaintiff did not have a cognizable property interest in obtaining a mitigation banking instrument. The claim was essentially that plaintiff detrimentally relied on representations made by the Corps. View "Hearts Bluff Game Ranch v. United States" 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

Sussex County filed a complaint against DNREC asserting that it exceeded its constitutional and statutory authority in promulgating the PCS Regulations, which were promulgated in 2008 to effect DNREC's Pollution Control Strategy for the Inland Bays Watershed. At issue was the validity of Sections 4 and 5 of the PCS Regulations. The Superior Court held that Section 4, which established the water quality buffer, and the related stormwater control provisions of Section 5, constituted "zoning," and thus directly conflicted with the Sussex County Zoning Ordinance. The Superior Court held those portions of the PCS Regulations were void and ordered that they be stricken. The court concluded that DNREC's "no zoning" argument was contradicted by language in those portions of the PCS Regulations that were at issue. Therefore, the judgment of the Superior Court was affirmed. View "DE Dept. of Natural Resources & Environmental Control v. Sussex County, et. al." on Justia Law