Justia Zoning, Planning & Land Use Opinion Summaries

Articles Posted in Maryland Court of Appeals
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In 1999, the Baltimore City Council enacted an urban renewal plan (Plan) to renew a portion of Baltimore City. A five-block area located in the renewal area was the subject of protracted litigation between 120 West Fayette, LLLP and the Mayor and City Council of Baltimore. The current iteration of the litigation focused on a memorandum of agreement (MOA) between the City and the Maryland Historical Trust relating to the treatment of historic properties in connection with the Plan. The MOA required the City to submit redevelopment plans to the Trust for approval. After the Trust's director provided conditional approval of a fifth set of plans 120 West Fayette (Appellant) filed a complaint seeking a declaration of rights interpreting the terms of the MOA. The circuit court dismissed the complaint, finding that Appellant was neither a party to, nor an intended beneficiary of, the MOA, and therefore, Appellant failed to state a claim upon which relief could be granted. The Court of Appeals affirmed, holding that Appellant, at best an incidental beneficiary to the MOA, could not file a suit requesting declaratory judgment that interprets and enforces an agreement to which it had no part. View "120 W. Fayette St., LLLP v. Mayor & City Council of Baltimore" on Justia Law

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In 1991, the predecessor in title to the disputed property at issue in this case to Petitioner, HNS Development, and Baltimore County failed to resolve conclusively whether certain development restrictions would be placed on parcels including and adjacent to a historic building. HNS purchased the two parcels in 2004 with knowledge of a cautionary note on the 1991 development plan. After having its proposed amended development plan rejected by three county agencies, the circuit court, and the court of special appeals, HNS asked the Court of Appeals to conclude that its amended development plan met the applicable development regulations of the Baltimore County Code and ignore the conceded Baltimore County Master Plan conflict. Respondents, People's Counsel for Baltimore County and the Greater Kingsville Community Association, argued that the Master Plan conflict provided a stand-alone basis for the County to reject the proposed amended development plan. The Court of Appeals agreed with Respondents and affirmed the judgment of the court of special appeals. View "HNS Dev., LLC v. People's Counsel for Baltimore County" on Justia Law

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This was an action for judicial review to determine whether the Maryland Board of Public Works committed legal error in denying, by a two-to-one vote, Respondent's application for a license to fill and dredge on certain State wetlands. The circuit court concluded that the Board did err, by basing its decision on considerations outside the lawful scope of its discretion, and reversed the Board's decision. The Court of Appeals vacated the circuit court's judgment and remanded with instructions to vacate the Board's decision and remand the case to the Board, holding that the Board, through its majority vote, committed legal error by basing its decision on factors outside the scope of its authority and discretion. View "Bd. of Pub. Works v. K. Hovanian's Four Seasons" on Justia Law

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After Petitioners, Montgomery Preservation, Inc. and others, made proper formal requests, the Montgomery County Planning Board of the Maryland-National Capital Park and Planning Commission (MNCPPC) decided not to recommend a certain building for historic designation, and not to amend the county's master plan or historic preservation to include the building. The Planning Board forwarded this non-recommendation to the Montgomery County Council, which, sitting as an administrative agency, concluded it could take no action on the matter and therefore did nothing. Petitioners sought a writ of administrative mandamus, claiming that the Council's inaction rendered the Planning Board's previous recommendation final and appealable. The circuit court dismissed the complaint, holding that no judicial review of the Planning Board's recommendation could take place because the Council had indeed "acted" under the relevant statute. The court of special appeals affirmed. The Court of Appeals affirmed, holding that the Planning Board's recommendation was not a final appealable agency decision. View "Montgomery Preservation v. MNCPP" on Justia Law

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In the circuit court, summary judgment was entered against Appellants, the Association of Unit Owners of Tomes Landing Condominiums and MRA Property Management, on the ground that they violated the Maryland Consumer Protection Act when they provided misleading "resale certificates" to Appellees, persons who purchased units at the Tomes Landing Condominiums. The Court of Appeals vacated the summary judgment, holding (1) Appellees were not entitled to summary judgment on the ground that the resale certificates at issue failed to comply with the requirements of the portion of the Maryland Condominium Act (Act) requiring a seller of a condominium unit to deliver to a buyer a statement of capital expenditures not reflected in the current operating budget; but (2) there was sufficient evidence to generate a jury question on the issue of whether Appellants knowingly violated their duty to comply with the Act's requirements that they furnish to Appellees a statement as to whether the council of unit owners had knowledge of any violation of health or building codes when preparing the resale certificates, and therefore, Appellees were entitled to a trial on the merits of this issue.

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A landowner submitted a site development plan to the county planning board, proposing to construct a mixed-use condominium building. Joel Broida, who lived across the street from the landowner's parcel of land, filed a motion to deny approval of the site development plan. The planning board approved the plan. Broida appealed. A hearing examiner dismissed the appeal, holding that Broida lacked standing. Broida appealed. The board of appeals (Board) split evenly on the issue of Broida's standing and decided to re-vote at a later date. The landowner then filed a complaint for a declaratory judgment, declaring that the Board's split decision was final and required the appeal to be dismissed. The circuit court granted summary judgment in favor of the landowner. The court of special appeals reversed, holding that Broida had standing to appeal. The court therefore did not address whether there was a final Board decision. The Court of Appeals reversed, holding (1) there was no final administrative decision and, therefore, the landowner failed to exhaust its administrative remedies; and (2) because there was no final administrative decision, the lower courts erred in reaching the merits of the case, and the declaratory judgment action should have been dismissed. Remanded.

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The county planning board approved a detailed site plan for a parcel of commercial property in Prince George's County. The county district council elected to review the planning board's approval, after which several individuals, including petitioners Rishi Gosain and Abid Chaudhry, filed with the district council an appeal of the planning board's approval. The district council ultimately affirmed the planning board's decision, and petitioners filed a petition for judicial review of the final decision by the district council in the circuit court. The circuit court entered an order dismissing the petition, finding the petitioners lacked standing to bring the action. The court of special appeals affirmed. The Supreme Court affirmed but for different reasons than the lower courts. At issue was the meaning of the phrase "any person or taxpayer in Prince George's County" under Md. Ann. Code art. 28, 8-106(e), which authorizes appeals of final district council decisions. The Court found the petitioners lacked standing to bring the action because they neither resided or had a property interest in a residence in the county, nor owned or leased real property in the county, nor paid property taxes to the county.

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Developer Eastern Petroleum Company sought the necessary approvals for the proposed expansion of a gas station from the appropriate local agencies, each of which held public hearings. The respondents, a group of nearby residents (citizens), appeared in opposition at the agency level. After the hearings the local agencies granted both zoning approvals. The district council elected to review the zoning decisions, but before any review proceedings, the council withdrew its election to review the local decisions and declared the agency decisions final. The citizens filed an action for judicial review of the council's decision in the circuit court, which dismissed the action. On appeal, the court of special appeals reversed and remanded. At issue was whether the withdrawal of election to review was a final decision and whether the administrative exhaustion requirement precluded the citizens' claim. The Supreme Court affirmed the judgment of the court of special appeals, holding that (1) the citizens were eligible to seek review of the council decision, (2) the citizens exhausted their administrative remedies by appearing at the agency hearings, and (3) the district council may not withdraw its election to review and finalize the local agency decisions without following the statutory procedure to review.