Justia Zoning, Planning & Land Use Opinion Summaries

The Supreme Court held that the people of a county or city can challenge by referendum a zoning ordinance amendment that would bring the ordinance into compliance with a change to the county’s or city’s general plan, at least where the local government has other means available to make the zoning ordinance and general plan consistent.Cal. Gov. Code 65860(a) requires zoning ordinances to “be consistent with the general plan of the county or city.” When the general plan is amended without also changing the corresponding zoning ordinance, the city or county must amend the zoning ordinance within a reasonable time to make it consistent with the general plan. At issue was whether the people may challenge by referendum a zoning ordinance amendment that would bring the ordinance into compliance with a general plan, even though the referendum would temporarily leave in place a zoning ordinance that does not comply with the general plan. The Supreme Court held in this case that the Court of Appeal did not err in holding that a referendum can invalidate a zoning ordinance amendment to achieve compliance with a general plan amendment, where other general-plan-compliant zoning designations are available that would be consistent with a successful referendum. View "City of Morgan Hill v. Bushey" on Justia Law

Homeowners who sought and were granted a permit from the California Coastal Commission to build a new seawall and repair their beach access stairway, subject to several mitigation conditions, forfeited their challenge objecting to two conditions because they accepted the benefits that the permit conferred.When winter storms damaged the seawall protecting their blufftop properties, Plaintiffs sought a new permit to demolish the old structure, construct a new seawall across their properties, and rebuild the stairway. The Commission approved a coastal development permit allowing seawall demolition and reconstruction subject to several conditions. Plaintiffs filed a petition for writ of administrative mandate challenging certain conditions. While the litigation proceeded, Plaintiffs obtained the permit and built the seawall. The trial court issued a writ directing the Commission to remove the challenged conditions. The court of appeals reversed. The Supreme Court affirmed, holding that Plaintiffs forfeited their objections by constructing the project. View "Lynch v. California Coastal Commission" on Justia Law

In 2006, Milan REI IV LLC (Milan) purchased more than fifty acres of land in the Orange Park Acres area in the City of Orange with plans to develop a residential development on the property. The City approved Milan’s request to amend its general plan and permit development on the property, despite controversy over the private development replacing public open space. Orange Citizens for Parks and Recreation and Orange Parks Association (together, Orange Citizens) challenged the City’s amendment by referendum. The City concluded that the referendum, whatever its outcome, would have no effect because a resolution from 1973 permitted residential development on the property. In 2012, fifty-six percent of voters rejected the City’s general plan amendment. The court of appeal upheld the City’s approval of the project. The Supreme Court reversed, holding that the City abused its discretion in interpreting its 2010 General Plan to permit residential development on the property. View "Orange Citizens for Parks & Recreation v. Superior Court of Orange County" on Justia Law

This dispute concerned a 1.66-acre strip of Defendants’ land that the City of Perris condemned in order to build a road. The City offered to pay Defendants the agricultural value of the strip, relying on City of Porterville v. Young. The trial court agreed with the City, concluding that Porterville applied in this case and that Defendants were entitled to a stipulated agricultural value of $44,000 for the taking. In so deciding, the trial judge concluded that the City’s dedication requirement was lawful under Nollan v. California Coastal Commission and Dolan v. City of Tigard. The Court of Appeal remanded the case to revisit the legality of the dedication requirement, concluding that the lawfulness of the dedication and requirement under Nollan and Dolan should have been decided by a jury, not a judge. The Supreme Court reversed, holding (1) the constitutionality of a dedication requirement under Nollan and Dolan is a question for a court, rather than a jury; and (2) the project effect rule generally applies, and the Porterville doctrine does not apply, to situations when it is probable at the time a dedication requirement is put in place that the property designated for public use will be included in the project for which the condemnation is sought. Remanded. View "City of Perris v. Stamper" on Justia Law