Justia Zoning, Planning & Land Use Opinion Summaries

Articles Posted in US Court of Appeals for the Ninth Circuit
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The Sacketts purchased a soggy residential lot near Idaho’s Priest Lake in 2004, planning to build a home. Shortly after the Sacketts began placing sand and gravel fill on the lot, they received an Environmental Protection Agency (EPA) administrative compliance order, indicating that the property contained wetlands subject to protection under the Clean Water Act (CWA), 33 U.S.C. 1251(a), and that the Sacketts had to remove the fill and restore the property to its natural state.The Sacketts sued EPA in 2008, challenging the agency’s jurisdiction over their property. During this appeal, EPA withdrew its compliance order. The Ninth Circuit affirmed summary judgment in EPA’s favor. EPA’s withdrawal of the order did not moot the case. EPA’s stated intention not to enforce the order or issue a similar order in the future did not bind the agency. EPA could potentially change positions under new leadership. The court upheld the district court’s refusal to strike from the record a 2008 Memo by an EPA wetlands ecologist, containing observations and photographs from his visit to the property. The court applied the “significant nexus” analysis for determining when wetlands are regulated under the CWA. The record plainly supported EPA’s conclusion that the wetlands on the property were adjacent to a jurisdictional tributary and that, together with a similarly situated wetlands complex, they had a significant nexus to Priest Lake, a traditional navigable water, such that the property was regulable under the CWA. View "Sackett v. United States Environmental Protection Agency" on Justia Law

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The Mundens own ranching property in Bannock County, Idaho. They purchased 768 acres in 2012 and 660 acres in 2014 and purchased title insurance for the first purchase through Stewart and for the second purchase through Chicago Title. The property contains a gravel road. A 2019 ordinance amended a 2006 ordinance that closed specified snowmobile trails, including that gravel road, to motor vehicles except snowmobiles and snow-trail-grooming equipment during winter months. The 2019 ordinance deleted the December-to-April closure, giving the County Public Works Director the discretion to determine when to close specified snowmobile trails, and increased the maximum fine for violations. The Mundens sought an injunction. The county asserted that the road had been listed as a public road on county maps since 1963 and that the Mundens purchased their property expressly subject to easements and rights of way apparent or of record.The Mundens filed a federal complaint, seeking declaratory relief, indemnification, and damages. The district court granted the insurance companies summary judgment. The Ninth Circuit reversed as to Chicago Title, finding that the county road map is a “public record” within the meaning of its policy so that coverage applied. Stewart has no duty to indemnify or defend; its policy disclaims coverage for damages “aris[ing] by reason of . . . [r]ight, title and interest of the public in and to those portions of the above-described premises falling within the bounds of roads or highways.” View "Munden v. Stewart Title Guaranty Co." on Justia Law

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In 1958, the Northern Pacific Railroad physically abandoned the 20-mile segment outside of Noxon, Montana. Part of that segment runs through the Finnigan property, which is entirely within the boundaries of the Kanisku National Forest. Several landowners along the right of way sought a judicial decree of abandonment and ultimately gained title to their respective segments of the abandoned railway. The Finnigan property’s then-owner did not seek a judicial decree of abandonment. In 2018, the Finnigan Estate brought suit to quiet its title to the right of way across its property. The district court rejected the action on summary judgment.The Ninth Circuit affirmed. Northern Pacific stopped using the segment in 1958, but the railway was not formally declared abandoned before the 1988 enactment of the Rails-to-Trails Act, 6 U.S.C. 1248(c), so the United States retained its reversionary interest in the land. The Act provides that title “shall remain” with the U.S. for railroad rights-of-way abandoned after October 4, 1988, except to the extent that the right of way was converted to a public highway. To transfer rights-of-way to neighboring landowners, abandonment requires both physical abandonment and a judicial decree of abandonment. The judicial-decree requirement was not met when another parcel in the segment obtained a judicial decree of abandonment that did not cover the Finnigan property. View "Estate of Finnigan v. United States" on Justia Law

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The Ninth Circuit reversed the district court's dismissal, based on lack of jurisdiction, of Navajo Nation's breach of trust claim alleging that Federal Appellees failed to consider the Nation's as-yet-undetermined water rights in managing the Colorado River. Several states intervened to protect their interests in the Colorado's waters.The panel concluded that the district court erred in dismissing the complaint because, in contrast to the district court's determination, the amendment was not futile. The panel explained that, although the Supreme Court retained original jurisdiction over water rights claims to the Colorado River in Arizona I, the Nation's complaint does not seek a judicial quantification of rights to the River, so the panel need not decide whether the Supreme Court's retained jurisdiction is exclusive. Furthermore, contrary to the Intervenors' arguments on appeal, the Nation's claim is not barred by res judicata, despite the federal government's representation of the Nation in Arizona I. Finally, the panel concluded that the district court erred in denying the Nation's motion to amend and in dismissing the Nation's complaint. In this case, the complaint properly stated a breach of trust claim premised on the Nation's treaties with the United States and the Nation's federally reserved Winters rights, especially when considered along with the Federal Appellees' pervasive control over the Colorado River. Accordingly, the panel remanded with instructions to permit the Nation to amend its complaint. View "Navajo Nation v. U.S. Department of the Interior" on Justia Law

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Plaintiff filed suit challenging the constitutionality of the City of Simi Valley's regulations prohibiting mobile billboards on public property unless they qualify as authorized emergency or construction-related vehicles. The district court dismissed plaintiff's claims on the pleadings.The Ninth Circuit held that the City's mobile billboard regulations favor certain speakers where allowing certain speakers to park mobile billboards on public property but not others reflects a content preference. On its face, the Authorized Vehicle Exemption is content neutral, but to execute its purpose, the City enacted an ordinance that prefers speakers likely to spread messages consistent with its purpose. The panel stated that this is a prudent preference, a reasonable rationale, and a content-based choice that triggers strict scrutiny. Therefore, the panel vacated the district court's order granting the City's motion to dismiss regarding plaintiff's First Amendment claims. Because the district court concluded the ordinances were content neutral, it evaluated the sufficiency of plaintiff's complaint against the wrong standard. The panel remanded plaintiff's claims for the district court to reconsider it under the strict scrutiny standard. Finally, the panel held that the district court did not err by declining plaintiff's request to remand his state law claims to state court. View "Boyer v. City of Simi Valley" on Justia Law

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Nanouk uses her 160-acre Alaska Native allotment for traditional subsistence activities. In the 1980s, Nanouk built a small cabin, which she and her family reached by using a trail that runs from the main road through the U.S. Air Force North River Radio Relay Station, which closed in 1978. In 1981, the General Accounting Office criticized the Air Force’s failure to maintain shuttered sites, including North River, which contained hazardous chemicals. The Air Force and the Army Corps of Engineers began remediation, removing 500 gallons of transformer oil containing PCBs and PCB-contaminated soil. Surveys taken in 1987 and 1989 revealed that 6,700 cubic yards of contaminated soil remained. The Air Force and the Corps released a new plan in 2001; clean-up resumed. The trail that Nanouk used ran through a “hot spot” where PCB-contaminated soil was picked up by her vehicles. Nanouk did not learn about the PCBs on her property until 2003 when she reported a strong chemical odor. The Air Force then undertook extensive environmental remediation at the Station and Nanouk’s allotment. Nanouk sued, alleging trespass and nuisance. She and several family members have experienced serious health problems.The Ninth Circuit vacated the dismissal of her suit. The Federal Tort Claims Act's discretionary exception barred claims predicated on two of the acts she challenged as negligent--the government’s alleged failure to supervise contractors during the Station’s operation, and its abandonment of the property between the 1978 closure and 1990. The government did not establish that the exception barred the claims relating to the failure to identify and remediate the hot spot in a timely manner after 1990. View "Nanouk v. United States" on Justia Law

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The Ninth Circuit affirmed the district court's grant of summary judgment in favor of Riverside County in an action brought by Calvary Chapel, alleging a facial challenge to a county zoning ordinance under the Religious Land Use and Institutionalized Persons Act (RLUIPA).The panel held that Calvary Chapel has failed to establish a prima facie violation of RLUIPA's equal terms provision on a facial challenge. The panel stated that, consistent with Riverside County's representations both in its briefs and at oral argument, Calvary Chapel was not prohibited from pursuing its religious practices under the zoning ordinance. In this case, Riverside County's zoning ordinance permits religious assemblies as special occasion facilities, and thus the ordinance does not treat religious assemblies on less than equal terms with secular assemblies. Finally, the panel declined to consider Calvary Chapel's new nondiscrimination claim on appeal in the first instance. View "Calvary Chapel Bible Fellowship v. County of Riverside" on Justia Law

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The Ninth Circuit affirmed the district court's dismissal of a putative class action against the city and city council, alleging that the city's short-term vacation rental ordinance violates the dormant Commerce Clause. The ordinance prohibits property rentals of 30 days or less with an exception for rentals where a primary resident remains in the dwelling.The panel held that the complaint failed to allege a per se violation of the dormant Commerce Clause, because the ordinance did not directly regulate interstate commerce; the ordinance did not discriminate against interstate commerce; and the complaint did not plausibly allege that the ordinance unduly burdens interstate commerce through its incidental effects. Therefore, plaintiff failed to plausibly allege that the ordinance directly or indirectly discriminated against or burdened interstate commerce. View "Rosenblatt v. City of Santa Monica" on Justia Law

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The City filed suit alleging that the Commission's approval of an electrical grid project violated the City's due process rights. The Ninth Circuit affirmed the district court's dismissal of the City's claims based on lack of standing. In light of City of South Lake Tahoe v. California Tahoe Regional Planning Agency and its progeny, the panel held that the City cannot challenge the Commission's decision on due process grounds in federal court. Furthermore, the City's claims were barred by Eleventh Amendment sovereign immunity. In this case, the City never asked for leave to add a commissioner as a party and has waived its right to amend. View "City of San Juan Capistrano v. California Public Utilities Commission" on Justia Law

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The Ninth Circuit affirmed the district court's dismissal of HomeAway.com and Airbnb Inc.'s (the Platforms) lawsuits challenging the City of Santa Monica’s Ordinance 2535, which imposes various obligations on companies that host online platforms for short-term vacation rentals. The panel held that the district court properly dismissed the Platforms' complaints for failure to state a claim and dismissed as moot the appeals from the denial of preliminary injunctive relief.The panel rejected the Platforms' claim that the ordinance was preempted by the Communications Decency Act (CDA) because it required them to monitor and remove third-party content, and held that neither express preemption nor obstacle preemption applied to the ordinance. The panel also rejected the Platforms' contention that the ordinance impermissibly infringed upon their First Amendment rights, and held that the ordinance regulated nonexpressive conduct, specifically booking transactions, not free speech. The panel held that, even assuming the ordinance would lead the Platforms to voluntarily remove some advertisements for lawful rentals, there would not be a severe limitation on the public's access to lawful advertisements, especially considering the existence of alternative channels like Craigslist. The panel reasoned that such an incidental burden was far from a substantial restriction on the freedom of speech. View "HomeAway.com v. City of Santa Monica" on Justia Law