Justia Zoning, Planning & Land Use Opinion Summaries

The issue this appeal presented for the Pennsylvania Supreme Court's review involved the proposed redevelopment of a 90-year-old abandoned two-story industrial building, consisting of approximately 14,000 square feet, formerly used as a garage/warehouse facility. In 2013, Appellant Metal Green Inc. purchased the property at a sheriff’s sale for approximately $90,000. In August 2016, Mt. Airy USA, a local nonprofit, commenced a legal action against Metal Green pursuant to the 2008 Abandoned and Blighted Property Conservatorship Act (“Act 135”). A court declared the property to be blighted and abandoned and ordered Metal Green to remediate the hazards that the property posed to the community. While the court possessed the authority to order the demolition of the building, it held such action in abeyance, allowing Metal Green to not only make necessary repairs, but to pursue redevelopment of the property. The Department of Licenses and Inspections denied Metal Green’s application for a building permit to convert the warehouse to apartments. The Supreme Court considered the proper legal standard to be applied when considering an application for a “use variance” under the Philadelphia Zoning Code, as well as the appropriate standard of review for such determinations. The Court held that the minimum variance requirement, as set forth in the Philadelphia Zoning Code, applied to use variances. Additionally, in determining the entitlement to a use variance, the Court concluded considerations of property blight and abandonment were more properly evaluated under the Code’s unnecessary hardship requirement, rather than under the minimum variance requirement. Finally, the Court reaffirmed its traditional abuse of discretion or error of law standard of review with respect to a court’s review of a variance determination; however, as a component thereof, the Court allowed for review for a capricious disregard of the evidence under certain circumstances. View "Metal Green Inc. v. City of Phila, et al." on Justia Law

The City of San Diego (City) certified an environmental impact report (EIR) for the “Serra Mesa Community Plan [SMCP] Amendment Roadway Connection Project” (Project) and approved an amendment to the SMCP and the City’s General Plan to reflect the proposed roadway. Save Civita Because Sudberry Won’t (“Save Civita”) filed a combined petition for writ of mandate and complaint for declaratory and injunctive relief (Petition/Complaint) against the City, challenging the City’s certification of the EIR and approval of the Project. Save Civita contended that the City violated the California Environmental Quality Act (“CEQA”), the Planning and Zoning Law, and the public’s due-process and fair-hearing rights. The trial court denied the Petition/Complaint in its entirety and entered a judgment in favor of the City. On appeal, Save Civita raised four claims related to the City’s certification of the EIR for the Project: (1) the City violated CEQA Guidelines section 15088.5, subdivision (g) in failing to summarize revisions made in the Project’s recirculated draft EIR (RE-DEIR); (2) the Project’s final EIR (FEIR) was deficient because it failed to adequately analyze, as an alternative to the Project, a proposal to amend the MVCP to remove the planned road from that community plan; (3) the FEIR is deficient because it failed to adequately analyze the Project’s traffic impacts; and (4) the FEIR failed to adequately discuss the Project’s inconsistency with the General Plan’s goal of creating pedestrian-friendly communities. In addition to its EIR / CEQA claims, Save Civita maintains that the Project will have a deleterious effect on the pedestrian-friendly Civita community and that the City therefore violated the Planning and Zoning law in concluding that the Project is consistent with the City’s General Plan. Finally, Save Civita maintains that the City acted in a quasi-adjudicatory capacity in certifying the FEIR and approving the Project and that a City Council member violated the public’s procedural due process rights by improperly advocating for the Project prior to its approval. Finding no reversible error, the Court of Appeal affirmed the trial court's judgment in favor of the City in its entirety. View "Save Civita Because Sudberry Won't v. City of San Diego" on Justia Law

Pickens County, South Carolina sought a contested case hearing in the administrative law court (ALC) to challenge a landfill permit modification issued to MRR Pickens, LLC (MRR) by the South Carolina Department of Health and Environmental Control (DHEC). The ALC dismissed the County's challenge, finding the County failed to timely request DHEC to conduct a final review of the decision to issue the permit modification. The court of appeals reversed and remanded to the ALC for further proceedings. After review, the South Carolina Supreme Court affirmed the court of appeals in part, vacated in part, and remanded to the ALC for further proceedings. The Court affirmed the court of appeals' rejection of MRR and DHEC's argument that the County's actual notice of the Permit Modification in December 2015 and January 2016 triggered the fifteen-day limitations period set forth in subsection S.C. Code Ann. sec. 44-1-60(E)(2). Because the ALC found the County's request for final review untimely under subsection 44-1-60(E)(2), the ALC did not rule upon the issue of whether DHEC properly classified the Permit Modification as a minor modification. The court of appeals correctly reversed the ALC on this point when it held the ALC should have determined whether DHEC properly classified the Permit Modification before ruling upon the statutory timeliness of the County's challenge. The ALC expressly refused to make any findings as to whether the County was entitled to notice and as to whether the Permit Modification was major or minor. While the Supreme Court held the ALC erred in not deciding whether the modification was major or minor, it was not for the court of appeals to make these findings of fact; therefore, the Court vacated this portion of the court of appeals' opinion. The Supreme Court also vacated other portions of the opinion that could be construed to make factual findings. The ALC must determine on remand whether DHEC properly classified the Permit Modification as a minor modification. Only after resolving that question can the ALC determine whether the County's request for a contested case hearing was untimely under subsection 44-1-60(E)(2). View "Pickens County v. SCDHEC" on Justia Law

In consolidated appeals filed by Greenville County, South Carolina, the issue central to the cases involved a zoning dispute between the County and Greenville Bistro, LLC, d/b/a Bucks Racks & Ribs. Greenville Bistro filed suit against the County to enjoin the County from enforcing an ordinance to deny Greenville Bistro's desired method of operating Bucks Racks & Ribs. Citing other ordinances, the County counterclaimed and moved to enjoin Greenville Bistro from operating Bucks as a sexually oriented business. Both appeals concerned the legality of Greenville Bistro operating Bucks as a restaurant with the added feature of scantily clad exotic dancers. The circuit court granted Greenville Bistro's motion for a temporary injunction, and the County appealed. While the County's appeal was pending, another circuit court denied the County's motion for temporary injunctive relief, ruling that in light of the County's appeal it did not have jurisdiction to consider the County's motion. The South Carolina Supreme Court reversed both rulings, dissolved the injunction granted to Greenville Bistro, and held the County was entitled to injunctive relief. The case was remanded to the circuit court for further proceedings. View "Greenville Bistro, LLC. v. Greenville County" on Justia Law

A tax-sharing agreement between the County of San Benito and the City of Hollister requires the city to pay the county a fixed fee (Additional Amount) per residential unit constructed on land annexed into the city from the county during the period covered by that agreement. Plaintiff’s predecessor entered into an annexation agreement with the city, agreeing to comply with “all applicable provisions” of that tax sharing agreement. When the plaintiff purchased the annexed land and sought to develop it into subdivisions, the city informed the plaintiff that it was liable for the Additional Amount fees. Plaintiff paid the fees under protest, then sued, seeking a declaration of its rights and duties under various written instruments.The court of appeal affirmed a defense judgment. Plaintiff is contractually liable for the Additional Amount by the terms of the annexation agreement. Any challenge to the calculation of the Additional Amount is beyond the scope of a declaratory relief action and time-barred. The court rejected the plaintiff’s arguments that neither the annexation agreement nor the tax sharing agreement requires the plaintiff to pay the Additional Amount and that the fees violate the Mitigation Fee Act and federal constitutional constraints on development fees as monetary exactions. View "BMC Promise Way, LLC v. County of San Benito" on Justia Law

In consolidated appeals, the issue presented for the Pennsylvania Supreme Court's review centered on the Commonwealth Court’s holding that, to be held liable for damages under Pennsylvania’s inverse condemnation statute, an entity had to be "clothed with the power of eminent domain" to the property at issue. In 2009, Appellee, UGI Storage Company filed an application with the Federal Energy Regulatory Commission (the “Commission” or “FERC”), seeking a certificate of public convenience and necessity to enable it to acquire and operate certain natural gas facilities. Appellee wished to acquire and operate underground natural gas storage facilities, which the company referred to as the Meeker storage field. Appellee also sought to include within the certificated facilities a 2,980-acre proposed "buffer zone." FERC ultimately granted the application for Appellee to acquire and assume the operation of the Meeker storage field, but denied Appellee’s request to certificate the buffer zone. Appellants petitioned for the appointment of a board of viewers to assess damages for an alleged de facto condemnation of their property, alleging that though their properties had been excluded by FERC from the certificated buffer zone, they interpreted Appellee’s response to the Commission’s order as signaling its intention to apply for additional certifications to obtain property rights relative to the entire buffer zone. The common pleas court initially found that a de facto taking had occurred and appointed a board of viewers to assess damages. Appellee lodged preliminary objections asserting Appellants’ petition was insufficient to support a de facto taking claim. The Supreme Court reversed the Commonwealth Court: "we do not presently discern a constitutional requirement that a quasi-public entity alleged to have invoked governmental power to deprive landowners of the use and enjoyment of their property for a public purpose must be invested with a power of eminent domain in order to be held to account for a de facto condemnation. ... a public or quasi-public entity need not possess a property-specific power of eminent domain in order to implicate inverse condemnation principles." The case was remanded for the Commonwealth Court to address Appellants’ challenge to the common pleas court’s alternative disposition (based upon the landowners’ purported off-the-record waiver of any entitlement to an evidentiary hearing), which had been obviated by the intermediate court’s initial remand decision and that court’s ensuing affirmance of the re-dismissal of Appellants’ petitions. View "Albrecht, et al. v. UGI Storage Co. et al." on Justia Law

There have been multiple cases that purported to (at least partially) adjudicate and reserve water rights of various parties throughout the Yakima River Drainage Basin (the Basin). The underlying litigation began in 1977 when the Washington State Department of Ecology filed a general water rights adjudication for all waters contained within the Basin. The Yakima County Superior Court divided the Basin into multiple distinct subbasins and issued conditional final orders (CFOs) for each subbasin at various points within the litigation. The superior court issued its final decree in May 2019, incorporating all of the prior CFOs as necessary. Multiple parties appealed the final decree, and, after briefing, the Court of Appeals certified the case to the Washington Supreme Court. The appeal could be categorized as three separate appeals, each seeking to modify the trial court's final decree (or the incorporations of the CFOs within). Although each distinct appeal was unrelated as to the disputed issues, some parties had an interest in more than one appeal. Further, all three appeals were tied together by variations on one common procedural gatekeeping issue: the appealability of CFOs and how that related to an appeal of the final decree. Overall, the Supreme Court reversed the superior court in part and affirmed in part. View "Dep't of Ecology v. Acquavella" on Justia Law

The People filed suit against Venice Suites for violation of the Los Angeles Municipal Code (LAMC) and for public nuisance, among other causes of action, alleging that Venice Suites illegally operates a hotel or transient occupancy residential structure (TORS).The Court of Appeal affirmed the trial court's grant of summary adjudication in favor of Venice Suites. As a preliminary matter, the court concluded that the People did not raise the issue of permissive zoning in their briefing but the court exercised its discretion to consider the issue on its merits. On the merits, the court concluded that the LAMC did not prohibit the length of occupancy of an apartment house in an R3 zone. Furthermore, the court concluded that the permissive zoning scheme does not apply to the length of occupancy, and the Rent Stabilization Ordinance and Transient Occupancy Tax Ordinance do not regulate the use of an apartment house. View "People v. Venice Suites, LLC" on Justia Law

After years of unsuccessful negotiation and several years of contentious litigation, this case came before the Colorado Supreme Court to resolve a dispute over the placement of an irrigation ditch and maintenance obligations related to that ditch. Instead of proceeding as a straightforward determination of these issues under the standards established in Roaring Fork Club v. St. Jude’s Co., 36 P.3d 1229 (Colo. 2001), the case was made complex by plaintiffs’ repeated assertions of unsubstantiated factual allegations and multiple legal claims lacking substantial justification. In the end, after ruling against plaintiffs on the merits, the water court took the rare step of awarding attorney fees to defendants because of the “frivolous, vexatious, and litigious” nature of many of the plaintiffs’ claims. Plaintiffs appealed, arguing the water court lacked jurisdiction over the case, notwithstanding their vigorous assertion the court did have jurisdiction throughout proceedings at the trial level. Further, plaintiffs argued the water court made numerous errors on the merits of the case. Reviewing these arguments, the Supreme Court concluded: (1) the water court did have jurisdiction to hear this case; (2) the court’s conclusions on the merits of the various claims were correct; and (3) the court’s decision to award attorney fees was not an abuse of discretion. Accordingly, the Supreme Court affirmed the water court. View "Glover v. Resource Land Holdings LLC" on Justia Law

Defendants Yolo County and its board of supervisors (collectively, the County) adopted a revised mitigated negative declaration and issued a conditional use permit to real parties in interest to operate a bed and breakfast and commercial event facility supported by onsite crop production intended to provide visitors with an education in agricultural operations (project). A trial court found merit in three of several arguments presented to challenge the decision, specifically finding substantial evidence supported a fair argument under the California Environmental Quality Act that the project may have had a significant impact on the tricolored blackbird, the valley elderberry longhorn beetle (beetle), and the golden eagle. The trial court ordered the County to prepare an environmental impact report limited to addressing only the project’s impacts on those three species. Further, the Court ordered the project approval and related mitigation measures would remain in effect, and the project could continue to operate. Plaintiffs-appellants Farmland Protection Alliance and Yolo County Farm Bureau appealed, contending the trial court violated the Act by: (1) ordering the preparation of a limited environmental impact report, rather than a full one, despite finding substantial evidence with respect to the three species; (2) finding the fair argument test was not met as to agricultural resource impacts; and (3) allowing the project to continue to operate during the period of further environmental review. Real parties in interest cross-appealed, arguing the trial court erred in finding substantial evidence supported the significant impacts on the three species. They requested an order vacating the judgment requiring the preparation of the limited environmental impact report (even though the limited environmental impact report was already certified by the County). The Court of Appeal concluded Public Resources Code section 21168.9 did not authorize a trial court to split a project’s environmental review across two types of environmental review documents. The trial court thus erred in ordering the County to prepare a limited environmental impact report after finding the fair argument test had been met as to the three species. In the unpublished portion of the opinion, the Court concluded the trial court did not err in: (1) upholding the County’s determination that the project was consistent with the Code and the Williamson Act; and (2) finding substantial evidence supported the projects effects on the beetle. Judgment was reversed requiring the preparation of a limited impact report, and the case remanded with directions to issue a peremptory writ of mandate directing the County to set aside its decision to adopt the revised mitigated negative declaration and to prepare a full environmental impact report for the project. View "Farmland Protection Alliance v. County of Yolo" on Justia Law