Justia Zoning, Planning & Land Use Opinion Summaries

The issue on appeal to the Supreme Court was whether RCW 82.02.020, which generally prohibits local governmental bodies from imposing taxes or fees on development, applied to shoreline master programs (SMP) created pursuant to the Shoreline Management Act of 1981. Members of the Citizens for Rational Shoreline Planning (CRSP) owned land regulated under Whatcom County's SMP. The group filed a complaint alleging, in part, that the regulations contained in the SMP constituted a direct or indirect tax, fee or charge on development in violation of RCW 8202.020. The superior court dismissed the claim for failure to state a claim for which relief could be granted. The appellate court affirmed. Upon review of the implicated legal authorities, the Supreme Court affirmed the appellate court: "[w]hile local jurisdictions play a role in tailoring SMPs to local conditions, the Shoreline Management Act dictates that the Department of Ecology retains control over the final contents and approval of SMPs. Therefore, SMP regulations are the product of state action and are not subject to RCW 82.02.020."

Petitioners Jack and Delaphine Feil appealed the issuance of development permits for the construction of a pedestrian and bike trail by the Washington State Parks and Recreation Commission. "Rocky Reach Trail" was scheduled for development entirely on public property. The Feils are orchardists and members of the Right to Farm Association of Baker Flats. Their property abuts the public property on which the proposed trail would be sited. They contended a developed trail would force the removal of mature fruit trees within the right-of-way, and that the trail violated multiple zoning ordinances that governed the area at issue. The Feils brought several unsuccessful appeals through the Commission and state development-management boards before taking their appeal to the superior court. The superior court dismissed their claims. Upon review, the Supreme Court found that the site's comprehensive plan supported the proposed Rocky Reach Trail and affirmed the lower court's decision to dismiss the orchardists' claims.

This appeal represented "the latest skirmish" in a long-running dispute over plans to develop a Wal-Mart discount retail store on an undeveloped 100-acre parcel of land in the Town of St. Albans. Appellants were interested individuals and groups opposed to the project. They appealed an Environmental Court decision that granted the site plan, conditional use, subdivision, and Act 250 permits for the development. They contended the trial court erred in: (1) approving site plan and conditional use permits despite the alleged conflict of interest of several members of the Town's development review board; (2) finding that the subdivision was compatible with adjacent land uses; and (3) concluding that the developer could reapply for an Act 250 permit despite an earlier denial.  Upon review of the lower court's record and the applicable legal authority, the Supreme Court affirmed the lower court's decision.  

These three closely related appeals arose out of two district court cases, each involving a different tract of land owned by the Avoyelles Parish School Board (School Board), where neither tract was accessible by public road and both shared borders with the Lake Ophelia Wildlife Refuge (Refuge), which was owned by the United States Department of Interior (Department). The School Board filed these suits against all adjoining landowners, including the Department, to fix the School Board's legal rights of passage to the respective enclosed lands. The district court fixed rights of passage that burdened Refuge lands and concluded that the Department could not impose certain desired restrictions on the School Board's actions on Refuge lands. On appeal, the court reversed both judgments in full and remanded for further proceedings.

Plaintiff sought damages from the United States for injuries to a child allegedly caused by exposure to the toxic heavy metal thallium from soil dumped into a landfill adjacent to the child' residence and school. The child, by her guardian ad litem, appealed a decision of the district court finding that the United States acted "reasonably" and did not breach any duty in conducting the soil remediation projects. The district court also found that it did not have subject matter jurisdiction because the "discretionary function" exception to tort liability of the United States applied in this case. The court held that because the district court erred in holding that the "discretionary function" exception barred the Navy's liability on and the court's subject matter jurisdiction over plaintiff's claim, and clearly erred in finding that the Navy acted "reasonably" and not in breach of its duty in conducting the remediation of contaminated soil in the project at issue here, the court reversed and remanded for further proceedings. The court, nevertheless, held that it was unnecessary to reassign the case to a different judge on remand.

Appellant Georgetown County League of Women Voters appealed an order that dismissed its action that sought a declaration that Respondent Smith Land Company had unlawfully filled wetlands and dismissed its request for an injunction requiring Smith to restore those wetlands. Respondent owns a .332 acre lot in Pawleys Island, .19 acres of which are isolated wetlands often referred to as Carolina Bays. Before developing the lot, Respondent notified both the Army Corps of Engineers and the Department of Health and Environmental Control (DHEC) of its plans. While the Corps cautioned respondent to notify DHEC before performing the work and respondent did so, it received no response from DHEC. Respondent then filled the wetlands. The League then filed suit seeking a declaratory judgment and related equitable relief. After a hearing, the circuit court held that DHEC did not have jurisdiction over isolated wetlands, that Respondent complied with all requirements before filling the wetlands, and that the League could not maintain a private suit under the South Carolina Pollution Control Act. Finding that the circuit court erred in holding that: (1) the DHEC lacked jurisdiction to regulate the wetlands; (2) Respondent did not violate the Act; and (3) the Act does not create a private cause of action, the Supreme Court reversed the reversed the case and remanded the case for further proceedings.

Redrock Valley Ranch (RVR) proposed to export water from one hydrographic basin to another in northern Nevada. Both basins lie in Washoe County. The state engineer approved the transfer applications. The county, however, declined to grant RVR a special use permit for the pipelines, pump houses, and other infrastructure needed to make the water exportation plan a reality after determining that the issuance of the special use permit could potentially be detrimental to the public, adjacent properties, or surrounding area. The district court upheld the denial of the special use permit, concluding that substantial evidence supported the county's decision and that the denial did not amount to an abuse of discretion. RVR appealed, arguing that the county did not have authority to deny the special use permit application. The Supreme Court affirmed, holding that the state engineer's ruling neither preempted nor precluded the county from denying RVR's application for a special use permit for the reasons it did and that substantial relevant evidence supported the county's denial of the permit.

Three state and local governmental units, along with individual citizens, petitioned the court for review of and other relief from two "determinations" made by the Department of Energy (DOE) and the other respondents: the DOE's attempt to withdraw the application it submitted to the Nuclear Regulatory Commission (NRC) for a license to construct a permanent nuclear waste repository at Yucca Mountain, Nevada; and the DOE's apparent decision to abandon development of the Yucca Mountain nuclear waste depository. The court concluded that the Nuclear Waste Policy Act, 42 U.S.C. 10101-270, set forth a process and schedule for the siting, construction, and operation of a federal repository for the disposal of spent nuclear fuel and high-level radioactive waste. At this point in that process, the DOE had submitted a construction license application for the Yucca Mountain repository and the NRC maintained a statutory duty to review that application. Therefore, the court held that unless and until petitioners were able to demonstrate that one of the respondents had either violated a clear duty to act or otherwise affirmatively violated the law, petitioners' challenges to the ongoing administrative process was premature. Accordingly, the court held that it lacked jurisdiction over petitioners' claims and dismissed the petitions.

The Georgia Parties, Gwinnett County, Georgia, and the United States Army Corps of Engineers (the Corps) appealed from a grant of summary judgment in this consolidated suit arising from more than 20 years of litigation between the parties. All of the underlying cases related to the Corps' authority to operate the Buford Dam and Lake Lanier, the reservoir it created, for local water supply. On appeal, the parties raised several jurisdictional matters and asserted a number of substantive claims. The court held that the district court erred in finding that it had jurisdiction to hear certain parties because the Corps had not taken final agency action. The court also held that the district court and the Corps erred in concluding that water supply was not an authorized purpose of the Buford Project under the Rivers and Harbors Act (RHA), Pub. L. No. 79-525, 60 Stat. 634. The court also held that the district court erred in finding that the 1956 Act expired after 50 years. The court also provided certain instructions to the Corps on remand and the Corps shall have one year to make a final determination of its authority to operate the Buford Project under the RHA and the Water Supply Act, 43 U.S.C. 390b(a).

In 2006, the Upper Yampa Water Conservancy District (District) filed an application for absolute water rights, based on their conditional water rights on "Four Counties Ditch Number 3." The State Engineers opposed the application and moved for summary judgment. The water court denied the Engineers' motion, but ruled as a matter of law that in order to perfect a conditional water storage right, the District needed to show that “it diverted and put to beneficial use water in excess of its existing absolute decrees.” Upon careful consideration of the water court's record, the Supreme Court affirmed its decision.