Justia Zoning, Planning & Land Use Opinion Summaries

Defendant-appellant Robert Allen appealed his conviction for depredation of government property. arguing his conviction violated both the Fifth Amendment’s Due Process Clause and separation of powers principles. Allen also appealed the district court’s restitution order of $20,300, claiming the order included restitution for uncharged conduct, and that the district court erred in applying the procedural framework of the Mandatory Victim Restitution Act (MVRA) by placing the burden on him to disprove the amount of loss contained in the presentence report and by ordering a restitution amount unsupported by evidence. After the parties completed briefing on this case, the government filed a notice of concession, acknowledging that the restitution order was erroneous and suggesting remand for resentencing on restitution. The Tenth Circuit affirmed Allen’s conviction, vacated the district court’s restitution order, and remanded the case to the district court to recalculate restitution. View "United States v. Allen" on Justia Law

At the heart of this case was a highway right-of-way proposed and approved in 1908 by the Kootenai County Board of Commissioners (the Board), then purportedly abandoned in 1910. This appeal arose from a decision of the East Side Highway District, the Board’s successor-in-interest, in which it declined to validate this highway right-of-way. In 2017, Gloria Palmer, Trustee of the Palmer Family Trust (the Trust) requested that the District validate the right-of-way. This was opposed by Rande and Debra Warner, and Steffen and Allison Teichmann, over whose land the purported right-of-way traversed. The Warners sought to have the right-of-way abandoned. The Highway District initiated road validation proceedings, after which it declined to validate "Leonard Road No. 2." After this decision, the Highway District granted a motion for reconsideration and reopened the public hearing. After hearing additional evidence and public comments, the Highway District again declined to validate the purported right-of-way. The Trust petitioned the district court for judicial review. The district court affirmed the Highway District’s decision. The Trust again appealed. Finding no reversible error or abuse of discretion, the Idaho Supreme Court affirmed the district court. View "Palmer v. ESHD" on Justia Law

The plaintiffs filed suit concerning flood damage to their Maine Township property after heavy rains in September 2008, alleging that public entities breached duties owed to them with respect to a stormwater drainage system located near their properties. Plaintiffs claimed that certain actions by the defendants increased water flow to the area and that there has been major flooding in the past. After a 2002 event, the Illinois Department of Natural Resources discovered “numerous bottlenecks and obstructions to flow as the causes of the invasive flooding” in the community. The trial court dismissed, finding that the defendants owed no duty to plaintiffs under the public duty rule and plaintiffs had not alleged any special duty. In the meantime, the Illinois Supreme Court (Coleman) abolished the public duty rule, which provided that a local governmental entity does not owe any duty to individual members of the public to provide adequate governmental services. The trial court found that the new law set forth in Coleman should not be retroactively applied.The Illinois Supreme Court affirmed. Coleman clearly established a new principle of law, overturning decades of existing precedent. Given these circumstances and the two rationales for abolishing the public duty rule, the new law announced in Coleman would not be thwarted by its prospective application. Prospective application avoids substantial inequitable results for defendants who have relied upon the public duty rule throughout the long course of this litigation. View "Tzakis v. Maine Township" on Justia Law

Plaintiff County of Monterey (County) appealed when the trial court denied its petition for writ of mandate and complaint for declaratory and injunctive relief. The County was the successor agency for its former redevelopment agency ("RDA"), and challenged decisions by the Department of Finance (Department) relating to a development known as the East Garrison Project, which was part of the Fort Ord Redevelopment Project located on a closed military base in Monterey. The County claimed the trial court erroneously determined that a written agreement entered into between its former RDA and a private developer (real party in interest, UCP East Garrison, LLC) was not an enforceable obligation within the meaning of the dissolution law because the former RDA did not have the authority to approve the agreement on the date the governor signed the 2011 dissolution legislation. The County further contended the trial court erred in determining the County failed to show the Department abused its discretion in disapproving two separate requests for funding related to administration of the East Garrison Project. The County claimed these administrative costs were expended to complete an enforceable obligation within the meaning of the dissolution law, and therefore the Department should have approved its requests for payment of such costs. Finally, the County argued the Department’s application of the dissolution law improperly impaired UCP’s contractual rights. The Court of Appeal rejected each of the County's contentions and affirmed judgment. View "County of Monterey v. Bosler" on Justia Law

Plaintiff R.L. Vallee, Inc. appealed the Environmental Division’s decision granting an Act 250 permit to the Vermont Agency of Transportation (VTrans) for a highway project involving the reconfiguration of an interstate exit. Vallee argued the court applied the incorrect standard in analyzing phosphorus discharges under Act 250 Criterion 1, and improperly evaluated the evidence of phosphorus and chloride discharges under Criterion 1. The Vermont Supreme Court found the Environmental Division applied the correct legal standard to evaluate discharges, and properly considered the evidence before it in determining that the project complies with Criterion 1. View "In re Diverging Diamond Interchange Act 250 (R.L. Vallee, Inc.)" on Justia Law

This appeal arose from a consolidated cases filed by plaintiff Northern New England Telephone Operations, LLC d/b/a FairPoint Communications-NNE (FairPoint), against several New Hampshire towns and cities, asserting claims of ultra vires taxation and disproportionate taxation. As “representative municipalities” in the “test cases” established for this litigation, defendants, the Town of Durham and the Town of Hanover (Towns), appealed two superior court orders challenging: (1) the grant of summary judgment on the ultra vires ruling because they contended the agreements authorizing such use or occupation did not satisfy the requirements of RSA 72:23, I(b) (2012) (amended 2017, 2018, 2020); and (2) the superior court’s decision after trial, arguing that the court committed several errors in concluding that FairPoint was entitled to abatements of its tax assessments from the Town of Durham and the Town of Hanover for tax years 2013 and 2011 respectively. The New Hampshire Supreme Court agreed with the Towns that the superior court erred with respect to the tax on the value of FairPoint's use or occupation of municipal rights-of-way was ultra vires. FairPoint’s use or occupation of municipal rights-of-way was not pursuant to a perpetual lease that gave rise to an independently taxable property interest; FairPoint met its burden to prove it was taxed disproportionately by the Towns. Judgment was affirmed in part, reversed in part and consequently abating the two tax assessments at issue. View "Northern New England Telephone Operations, LLC d/b/a FairPoint Communications - NNE v. Town of Acworth" on Justia Law

Plaintiff AMCAL Chico, LLC (AMCAL) constructed a dormitory complex that would house unmarried university students within the boundaries of defendant Chico Unified School District (the District). The District imposed school impact fees on the complex, and AMCAL filed suit seeking a refund of the fees. The trial court granted the District’s motion for summary judgment. AMCAL appealed, arguing the fees had to be refunded because: (1) the District failed to comply with Government Code section 66001; (2) the fee was an invalid special tax; and (3) the fee was an improper taking. The Court of Appeal determined the imposed fee was reasonable and complied with the Mitigation Fee Act. Therefore, the fee was not an invalid tax, nor was it a taking. View "AMCAL Chico LLC v. Chico Unified School Dist." on Justia Law

This appeal arose from a dispute over the construction of a ready-mix concrete manufacturing facility in Teton County, Idaho. In 2007, Burns Holdings entered into a development agreement with Teton County regarding property owned by Burns Concrete. The development agreement required the construction of a permanent concrete manufacturing facility on the property within 18 months of the execution of the agreement, but allowed operation of a temporary facility in the meantime. Burns Concrete, the concrete company that would operate the facility, and Burns Holdings, a holding company that was to eventually take title to the property, wanted to build a permanent facility that was 75-feet tall, but the applicable zoning ordinance limited building heights to 45-feet. The County denied Burns Holdings’ application for a conditional use permit and its subsequent application for a variance to exceed the height limit. The Burns Companies operated the temporary facility for several years but never constructed the permanent facility. In 2012, the County sent written notice revoking the authority to operate the temporary facility and demanding that the temporary facility be removed. The Burns Companies subsequently filed this action, stating claims for breach of contract, declaratory judgment, and unjust enrichment. The County counterclaimed, alleging breach of contract and seeking declaratory judgment for the removal of the temporary facility. This began a multi-year period of litigation that included two appeals to the Idaho Supreme Court, each followed by a remand to the district court. This case has returned to the Supreme Court again, this time as a result of the parties’ cross-appeals of the district court’s grant of partial summary judgment in favor of the Burns Companies on their breach of contract claim, its award of $1,049.250.90 in damages, and its award of attorney fees. The Supreme Court affirmed the district court’s grant of partial summary judgment on the issue of breach of contract, but vacated the district court’s judgment for a recalculation of damages. In its recalculation of damages, the district court was instructed to reverse its reduction of damages by the difference between the Temporary Facility’s sales and cost of sales. The Supreme Court vacated the district court’s award of attorney fees and remanded the matter for an explanation of the district court’s reduction of requested attorney fees. View "Burns Concrete v. Teton County" on Justia Law

The case originated from an action brought by Bay Point Properties, Inc. against the Mississippi Transportation Commission in which Bay Point sought damages resulting from inverse condemnation. After the verdict, Bay Point filed a motion requesting attorneys’ fees, costs, and expenses. The trial court awarded $500 in nominal damages and denied Bay Point’s request for attorneys’ fees, costs, and expenses. Finding no reversible error, the Mississippi Supreme Court affirmed the trial court's judgment. View "Bay Point Properties, Inc. v. Mississippi Transportation Commission" on Justia Law

National Butterfly Center, a 100-acre wildlife sanctuary and botanical garden owned by the nonprofit North American Butterfly Association, lies along the border with Mexico. The U.S. Department of Homeland Security (DHS) planned to build a segment of the border wall through the Center. The Association sued, citing the Fourth and Fifth Amendments and two environmental statutes. DHS has not analyzed the environmental impact of border wall-related activities at the Center (42 U.S.C. 4332(2)(C)), nor consulted with other federal agencies about how to minimize the impact of those activities on endangered species. An appropriation act subsequently prohibited funding for border fencing at the Center.The district court dismissed all claims, citing the Illegal Immigration Reform and Immigrant Responsibility Act of 1996, 8 U.S.C. 1103, as stripping jurisdiction over the statutory claims because the DHS Secretary waived the application of environmental laws with respect to the construction of roads and physical barriers at the Center.The D.C. Circuit affirmed in part, first holding that the claims were not moot and that jurisdiction over the statutory claims was not stripped by IIRIRA, nor was review channeled directly to the Supreme Court. The court held that DHS’s waiver determination defeats the statutory claims, that the Association failed to state a Fourth Amendment claim of unreasonable seizure of property it acknowledges to be “open fields,” but that the Association stated a procedural due process claim under the Fifth Amendment. View "North American Butterfly Association v. Wolf" on Justia Law