Justia Zoning, Planning & Land Use Opinion Summaries

Defendant Department of General Services and real party Joint Committee on Rules of the California State Senate and Assembly (collectively DGS) prepared an environmental impact report (EIR) to determine the environmental effects of a project they proposed that would "significantly" affect the California State Capitol Building in Sacramento (Historic Capitol). Plaintiffs Save Our Capitol! and Save the Capitol, Save the Trees filed petitions for writ of mandate contending the EIR did not comply with the California Environmental Quality Act (CEQA). The trial court denied the petitions. Plaintiffs appealed, arguing: (1) the EIR lacked a stable project description; (2) the EIR did not adequately analyze and mitigate the project’s impacts on cultural resources, biological resources, aesthetics, traffic, and utilities and service systems; (3) the EIR’s analysis of alternatives to the project was legally deficient; and (4) DGS violated CEQA by not recirculating the EIR a second time before certifying it. After review, the Court of Appeal reversed in part and affirmed in part. The Court found the EIR’s project description, analyses of historical resources and aesthetics, and analysis of alternatives did not comply with CEQA. View "Save Our Capitol v. Dept. of General Services" on Justia Law

O’Brien submitted an application in March 2011 for approval of a 315-unit residential apartment development. O’Brien’s application was deemed complete in July 2011, including 14 residential buildings, a clubhouse, a leasing office, parking in carports and garages, and internal roadways on a 22.27-acre site. The site was then designated Administrative/Professional/Multi-Family Residential on the city’s general-plan land-use map and was zoned Administrative/Professional. The city certified an environmental impact report (EIR) in 2013. Before the project was approved, O’Brien and the city suspended processing the original project while O’Brien pursued an alternative, smaller proposal.In 2018, when it proved impossible to proceed with the alternative project, O’Brien and the city revived the original proposal, with some modifications. The city finally approved the resumed project in 2020, after the preparation of an addendum to the original EIR. A citizen’s group claimed that the project conflicted with the city’s general plan as it existed when the project was revived in 2018, that the EIR was inadequate, and that a supplemental EIR is required. The court of appeal affirmed the trial court’s denial of the mandamus petition. Despite the lengthy delay between certification of the EIR and project approval, the city properly applied the general plan standards in effect when the application was deemed complete. The court rejected challenges to the EIR. View "Save Lafayette v. City of Lafayette" on Justia Law

This appeal centered whether Section 6 of the California Constitution required the state to reimburse the defendant local governments (collectively permittees or copermittees) for costs they incurred to satisfy conditions which the state imposed on their stormwater discharge permit. Defendant-respondent Commission on State Mandates (the Commission) determined that six of the eight permit conditions challenged in this action were reimbursable state mandates. They required permittees to provide a new program. Permittees also did not have sufficient legal authority to levy a fee for those conditions because doing so required preapproval by the voters. The Commission also determined that the other two conditions requiring the development and implementation of environmental mitigation plans for certain new development were not reimbursable state mandates. Permittees had authority to levy a fee for those conditions. On petitions for writ of administrative mandate, the trial court upheld the Commission’s decision in its entirety and denied the petitions. Plaintiffs, cross-defendants and appellants State Department of Finance, the State Water Resources Board, and the Regional Water Quality Board, San Diego Region (collectively the State) appealed, contending the six permit conditions found to be reimbursable state mandates were not mandates because the permit did not require permittees to provide a new program and permittees had authority to levy fees for those conditions without obtaining voter approval. Except to hold that the street sweeping condition was not a reimburseable mandate, the Court of Appeal affirmed the trial court's judgment. View "Dept. of Finance v. Commission on State Mandates" on Justia Law

Appellants Bull Field, LLC, Barley, LLC and Colburn Hills Ranch, LLC (Appellants) appeal from a judgment denying their petition for a writ of mandate (Petition). Appellants sought an order compelling respondent Merced Irrigation District (District) to sell them surplus surface water for the 2019 water year. Appellants’ farmland is outside the District, but within the same groundwater basin as the District’s service area. The District authorized the sale of surplus water to out-of-district users for 2019 but denied Appellants’ application to purchase such water. The District claimed, and the trial court found, that the District’s general manager denied Appellants’ applications to purchase surplus surface water because the District had a history of difficult dealings with Appellants’ manager. Substantial evidence supports that finding.   The Second Appellate District affirmed, finding that District acted within its discretion in making its decision on this ground. The court explained that the court may not interfere with the District’s discretionary decision that denying Appellants’ applications to purchase surplus water was in its best interest. The court may not substitute its judgment for the District about how its interests would best be served. So long as the District actually exercised such discretion, this court may not issue a writ contravening the District’s decision. View "Bull Field, LLC v. Merced Irrigation Dist." on Justia Law

This case arises from a regulatory dispute involving a hydroelectric project. The project aimed to boost a municipality’s water supply. To obtain more water, the municipality proposed to raise a local dam and expand a nearby reservoir. But implementation of the proposal would require amendment of the municipality’s license with the Federal Energy Regulatory Commission. The U.S. Army Corps of Engineers granted a discharge permit to the municipality. A group of conservation organizations challenged the Corps’ decision by petitioning in federal district court. While the petition was pending, the Federal Energy Regulatory Commission allowed amendment of the municipality’s license to raise the dam and expand the reservoir. The Commission’s amendment of the municipality’s license triggered a jurisdictional question: if federal courts of appeals had exclusive jurisdiction over petitions challenging decisions made by the Federal Energy Regulatory Commission, did this jurisdiction extend to challenges against the Corps’ issuance of a permit to allow discharges required for the modification of a hydroelectric project licensed by the Federal Energy Regulatory Commission? The district court answered yes, but the Tenth Circuit Court of Appeals disagreed. The conservation organizations were challenging the Corps’ issuance of a permit, not the Commission’s amendment of a license. So the statute didn’t limit jurisdiction to the court of appeals. View "Save The Colorado, et al. v. Spellmon, et al." on Justia Law

In 2018, Garfield County, Utah sought to chip-seal a 7.5-mile portion of the Burr Trail known as the Stratton Segment. Before the County could begin its chip-sealing project, it was legally required to consult with the Bureau of Land Management (“BLM”) about the project’s scope and impact and obtain BLM’s approval. After doing so, Garfield County completed the project. Soon after Garfield County chip-sealed the Stratton Segment, Southern Utah Wilderness Alliance (SUWA) and other conservation groups sued BLM and the United States Department of the Interior (“DOI”). Under the Administrative Procedure Act (“APA”), SUWA alleged that BLM had acted arbitrarily and capriciously when approving the chip-sealing project. The district court disagreed and dismissed SUWA’s claims. SUWA raised the same issue on appeal to the Tenth Circuit Court of Appeals. The Tenth Circuit held that BLM didn’t act arbitrarily and capriciously in informally determining that Garfield County had an R.S. 2477 right-of-way over the Stratton Segment. After reviewing the record, the Court disagreed with SUWA that BLM “purported to” rely on IM 2008-175 in its R.S. 2477 determination. "Instead, BLM properly relied on its authority under our caselaw to informally determine, for BLM’s own purposes, that Garfield County holds its asserted R.S. 2477 right-of-way. Thus, BLM’s decision was not arbitrary, capricious, an abuse of discretion, or otherwise not in accordance with the law." View "Southern Utah Wilderness, et al. v. DOI, et al." on Justia Law

The Supreme Court affirmed the decision of the South Dakota Public Utilities Commission (PUC) approving the application of Crowned Ridge Wind, LLC for a permit to construct a wind energy farm in northeast South Dakota, holding that the PUC acted within its discretion in this case.After a contested hearing, the PUC issued a written decision approving the permit. Two individuals who lived in rural areas near the project and had intervened to oppose Crowned Ridge's application sought review. The circuit court affirmed. The Supreme Court affirmed, holding (1) neither of the Intervenors' evidentiary claims were sustainable; and (2) even if the Intervenors' claims were preserved for appeal, the PUC acted within its discretion when it denied the Intervenors' challenges to certain testimony. View "Christenson v. Crowned Ridge Wind, LLC" on Justia Law

The City of Los Angeles, Los Angeles Department of Water and Power (LADWP), and Los Angeles Department of Water and Power Board of Commissioners (collectively, Los Angeles) appealed a trial court judgment granting the petition of Mono County and the Sierra Club (collectively, Mono County) for a writ of mandate directing Los Angeles to comply with the California Environmental Quality Act (CEQA) before curtailing or reducing deliveries of irrigation water to certain lands Los Angeles leased to agricultural operators in Mono County. The trial court ruled that Los Angeles implemented a project in 2018 without complying with CEQA when: (1) it proposed new leases to the lessees that would not provide or allow water to be used for irrigation; and (2) while claiming it would study the environmental effects of the new leases, it nonetheless implemented that policy of reducing water for irrigation by allocating less water than usual under the prior leases that were still in effect. Los Angeles did not dispute that it was required to engage in CEQA analysis before implementing the new proposed leases, and it noted it issued a notice that it was undertaking environmental review of those new leases. But it argued that its 2018 water allocation was not part of that project and instead part of an earlier project, and the limitations period for challenging the earlier project has run. The Court of Appeal agreed with Los Angeles, the trial court's judgment was reversed. View "County of Mono v. City of Los Angeles" on Justia Law

TexCom sought to develop a commercial-waste-disposal facility on a 27-acre site in Montgomery County, near Conroe, that had one existing nonoperative injection well. TexCom sought to operate the existing well and construct up to three additional wells. Class I underground injection-control wells manage industrial waste by injecting it thousands of feet underground but can potentially harm drinking water and petroleum, so these injection wells undergo an extensive permitting process with the Texas Commission on Environmental Quality (TCEQ). A permit application must be accompanied by a letter from the Railroad Commission (RRC) concluding that the proposed wells “will not endanger or injure any known oil or gas reservoir.” RRC issued such a letter for TexCom but rescinded it after six years of administrative hearings, around the same time TCEQ issued its final order granting the permit application.The Texas Supreme Court affirmed TCEQ’s order granting the permit application as supported by substantial evidence; a migration finding, combined with the injection zone’s geological suitability, is sufficient to support TCEQ’s ultimate finding that the wells would be protective of water. The rescission did not deprive TCEQ of jurisdiction, and, on these facts, TCEQ did not violate the Texas Administrative Procedure Act by declining to reopen the administrative record for further proceedings. View "Dyer v. Texas Commission on Environmental Quality" on Justia Law

In 2017, Bakewell submitted applications regarding its proposed development of "Campus Town," on approximately 122 acres of the former Fort Ord military base. The City of Seaside certified an environmental impact report under the California Environmental Quality Act, Public Resources Code section 21000, and approved the project. After holding a public hearing, the Fort Ord Reuse Authority (FORA) determined that the project was consistent with the Fort Ord Reuse Plan. A nonprofit organization filed a petition for a writ of mandate, alleging that the Campus Town EIR violated CEQA and that FORA’s failure to provide the Committee with notices of the consistency hearing for the project violated the Committee’s right to due process. Bakewell argued that the CEQA causes of action were time-barred and the due process cause of action was moot.The court of appeal affirmed the dismissal of all claims. Under Emergency rule 9(b) the last day for the Committee to file its petition asserting CEQA causes of action was August 4, 2020; it was not filed until September 1, 2020. there is currently no requirement that development projects proposed for the former Fort Ord military base be consistent with the Fort Ord Reuse Plan, so the due process claim is moot. View "Committee for Sound Water & Land Development v. City of Seaside" on Justia Law