Justia Zoning, Planning & Land Use Opinion Summaries

A group of residents (“the Neighbors”) appealed three separate zoning decisions of the City of Ocean Springs Board of Alderman to the Jackson County Circuit Court. The circuit court, sitting as an appellate court pursuant to Mississippi Code Section 11-51-75 (Rev. 2019), consolidated the appeals and reversed the City’s zoning decisions in two of the appeals and remanded the first appeal to the City board. The City then appealed whether the circuit court lacked jurisdiction to review the decisions when W. Lee Brumfield, who was an applicant before the City, was not included as a party to the Neighbors’ appeal. Due to the Mississippi Supreme Court’s intervening decision in Longo v. City of Waveland, 353 So. 3d 437 (Miss. 2022), and the fact that the circuit court did not address the issue in its ruling, the Supreme Court found that Brumfield’s status as a petitioner could not be determined at this point. The case was remanded to the circuit court for a factual determination as to whether Brumfield is a petitioner under Section 11-51-75. View "City of Ocean Springs v. Illanne, et al." on Justia Law

The Supreme Court affirmed the judgment of the circuit court affirming the decision of the Deadwood Historic District Commission to deny a certificate of appropriateness sought by Harlan Kirwan to conduct renovations on a building he owned that was located in the Historic District, holding that there was no error.Kirwan, who owned a saloon located in the Historic District, applied for a certificate of appropriateness from the Commission after renovating the saloon's facade. The Commission denied the application and ordered Kirwan to remove the facade. Kirwan subsequently applied for a new certificate of appropriateness to cover the existing facade. The Commission denied the permit, and the circuit court affirmed. The Supreme Court affirmed, holding that there was no error in the underlying decision. View "Kirwan v. City Of Deadwood" on Justia Law

This appeal arises from litigation involving a public construction project to build the Central Region 9th Street Span K-8 school in downtown Los Angeles. The Los Angeles Unified School District (LAUSD or District) and Suffolk Construction Company, Inc. (Suffolk), entered into a development and construction agreement (contract), for the development and building of the school. Suffolk later entered into subcontracts with various subcontractors, including R.J. Daum Construction Company (Daum) and Fisk Electric Company (Fisk). Throughout the project, various problems arose, which caused delay and disruption and resulted in increased costs to Suffolk, Daum and Fisk. Suffolk sued LAUSD, alleging breach of the contract, implied contractual indemnity, and seeking declaratory relief. The jury found that Suffolk substantially performed its contract and that LAUSD breached the implied warranty of correctness by providing plans and/or specifications for the concrete footing design that was not correct. Further, the jury determined Suffolk’s damages for the concrete issue decided in phase 1 (TIA 5).   The Second Appellate District found that the phase 1 verdict must be reversed and remanded for retrial on the ground that the special jury instruction based on Public Contract Code section 1104 was improper. The reversal of the phase 1 liability verdict requires that the phase 2 trial of damages for TIA 5 (related to the concrete cracking issue) must also be reversed and remanded for retrial. Finally, the court held that the trial court erred in granting JNOV on the phase 2 jury verdict. Thus, the decision granting the JNOV is reversed with direction to reinstate the jury verdict on that issue. View "Suffolk Construction Co. v. Los Angeles Unified School Dist." on Justia Law

The Supreme Court affirmed the judgment of the district court affirming the decision of the Board of County Commissioners of Albany County approving ConnectGen Albany County LLC's application for a Wind Energy Conversion System (WECS) permit to construct a wind farm on Albany County land, holding that Appellants were not entitled to relief.Specifically, the Supreme Court held (1) contrary to Appellants' argument on appeal, ConnectGen was not required to obtain a conditional use permit in addition to the WECS special use permit; (2) the Board's approval of the WECS special use permit was not arbitrary or capricious; and (3) Appellants failed to establish that the Board's approval of the WECS special use permit was a taking of private property in violation of Wyo. Const. art. 1, 32. View "Aanonsen v. Bd. of County Commissioners of Albany County" on Justia Law

This case involves the City of Clovis’s (City) housing element and related zoning ordinances and whether they comply with specific statutory requirements designed to assure affordable housing opportunities to lower-income families in California. These requirements for a municipality’s housing element have statewide importance because the housing elements of all cities and counties must include compliant zoning that accommodates the municipality’s need for lower-income housing. Adequacy of Housing Element. Plaintiff, a Clovis resident, sued the City, alleging its housing element for the 2015-2023 planning period, including amendments and zoning changes adopted in March 2019, did not substantially comply with the Housing Element Law. The trial court ruled in Plaintiff’s favor.The Fifth Appellate District reversed the judgment issuing the peremptory writ of mandate to the extent the writ is based on the trial court’s finding the amended housing element does not satisfy the requirements of section 65583.2, subdivision (g) because it does not include the required analysis for sites within the P-F Zone. The court otherwise  affirmed the trial court’s issuance of a peremptory writ of mandate compelling the City to (1) adopt “a housing element for the 2015-2023 planning period that substantially complies with Government Code section 65754”; and (2) implement Program 4 “by zoning or rezoning an adequate number of sites, compliant with Government Code Section 65583.2(h), to accommodate the City’s unmet share of the RHNA from the 2008-2013 planning period, pursuant to Government Code section 65584.09.” View "Martinez v. City of Clovis" on Justia Law

Alaska Venture Capital Group, LLC (AVCG) owned interests in oil and gas leases on state lands. AVCG sought the State’s approval to create overriding royalty interests on the leases. The Alaska Department of Natural Resources, Division of Oil and Gas denied AVCG’s requests, explaining that the proposed royalty burdens jeopardized the State’s interest in sustained oil and gas development. AVCG appealed. Five years later the DNR Commissioner affirmed. The superior court then affirmed the Commissioner’s decisions. AVCG appealed to the Alaska Supreme Court, arguing primarily that the decisions improperly adopted a new regulation that did not undergo the rulemaking procedures of Alaska’s Administrative Procedure Act (APA). AVCG maintained that DNR’s reliance on specific factors - in particular, the fact that the proposed ORRIs would create a total royalty burden of over 20% on the leases - amounted to adopting a regulation. AVCG also argued that the decisions lacked a reasonable basis in fact and law and that, for some of its leases, no agency approval was required at all. The Supreme Court rejected these arguments, and rejected AVCG's constitutional claim: that delay and an "ad hoc" decision-making process violated its procedural due process rights. View "AVCG, LLC v. Alaska Department of Natural Resources" on Justia Law

Respondent Braden's Folly, LLC owned two small, contiguous, developed coastal properties on the northeast end of Folly Beach, South Carolina. The City of Folly Beach amended an ordinance to require certain contiguous properties under common ownership to be merged into a single, larger property. The ordinance did not impact the existing uses of Braden's Folly's contiguous lots. Nevertheless, Braden's Folly challenged the merger ordinance, claiming it had planned to sell one of the developed properties, and that the merger ordinance interfered with its investment-backed expectation under the test announced in Penn Cent. Transp. Co. v. City of N.Y., 438 U.S. 104, 124 (1978). Folly Beach denied the claim of an unconstitutional regulatory taking. Pursuant to cross-motions for summary judgment, the circuit court agreed with Braden's Folly, finding the merger ordinance effected an as-applied taking of Braden's Folly's beachfront property. Folly Beach appealed the judgment in favor of Braden's Folly. Underlying the South Carolina Supreme Court's application of the Penn Central factors was the "distinct fragility" of Folly Beach's coastline, which was subject to such extreme erosion that the General Assembly exempted Folly Beach from parts of the South Carolina Beachfront Management Act. This exemption gave the city the authority to act in the State's stead in protecting the beach there. One of Braden's Folly's properties was contributing to worsening erosion rates on Folly Beach and, along with similarly situated properties, was threatening the existence of the entire beach in that area of the state. The Court concluded Braden's Folly had not suffered a taking under the Penn Central test. Therefore, the judgment was reversed and the case remanded for entry of judgment in favor of Folly Beach. View "Braden's Folly, LLC v. City of Folly Beach" on Justia Law

Residents of the Nathan Estates subdivision in the City of Muscle Shoals ("the City") sued the City seeking, among other things, an injunction directing the City to enact a comprehensive stormwater-management plan or to enforce its existing stormwater-management ordinances to prevent its retention pond located in the subdivision from overflowing and damaging the residents' property. The City moved to dismiss the residents' claim for injunctive relief on the basis that it was entitled to substantive immunity, but the circuit court denied that motion. The City then petitioned the Alabama Supreme Court for a writ of mandamus directing the circuit court to dismiss the residents' claim for injunctive relief based on its entitlement to substantive immunity. The City argued that claims for injunctive relief cannot be used as a means of directing a municipality to create new policies or ordinances or to control how it enforces its existing policies or ordinances. The Supreme Court granted the petition and issued the writ. However, in doing so, the Court did not reach the question of whether (or when) a municipality might be enjoined based on its own tortious conduct (as opposed to its conduct in enacting or enforcing its policies and ordinances). View "Ex parte City of Muscle Shoals." on Justia Law

Senske Rentals, LLC, appeals a district court’s order affirming the City of Grand Forks Special Assessment Commission’s decision to specially assess property for street improvements. Senske argues the Special Assessment Commission acted in an arbitrary, capricious, and legally unreasonable manner by failing to comply with the requirements of N.D.C.C. § 40-23-07 to determine the assessment to its properties. Finding Senske has not met its burden to show the assessments were invalid or that the Commission failed to comply with the statutory requirements under N.D.C.C. § 40-23-07, the North Dakota Supreme Court affirmed the district court. View "Senske Rentals, et al. v. City of Grand Forks" on Justia Law

The United States Forest Service, together with the Montana Department of Natural Resources and Conservation, managed the rapidly changing fire conditions and actively communicated with the public about the Lolo Peak Fire. After the fire, various affected landowners sued the federal government. They claim that the Forest Service is liable under the Federal Tort Claims Act (“FTCA”) for failing to comply with its duty to consult with them about fire-suppression activities on and near their properties. Specifically, they argued that the Forest Service was required to consult with landowners through individualized—rather than public—communication channels. The district court granted summary judgment for the Forest Service, holding that it lacked subject matter jurisdiction because the property owners’ claims were barred by the discretionary function exception.   The Ninth Circuit affirmed the district court’s summary judgment in favor of the United States. The panel applied the requisite two-step test to determine whether the discretionary function exception applied. First, the panel examined whether there was a federal statute, regulation, or policy that prescribed the Forest Service’s course of action regarding the agency’s communications with the landowners during the Lolo Peak fire in the Bitterroot Mountains in Montana in July 2017. The panel held that the Forest Service’s specific communications with the landowners exceeded the incident decision’s instruction and involved an element of judgment or choice sufficient to satisfy the first step of the discretionary function exception. The panel held that the Forest Service’s decisions about notifying the landowners about fire-suppression activities likely to occur on and near their properties were susceptible to a policy analysis. View "MICHELLE SCHURG, ET AL V. USA" on Justia Law