Justia Zoning, Planning & Land Use Opinion Summaries

Under the Natural Gas Act of 1938 (NGA), 15 U.S.C. 717, Tennessee Gas holds a certificate of public convenience and necessity from the Federal Energy Regulatory Commission, authorizing it to construct natural gas pipelines in New Jersey and Pennsylvania. Tennessee Gas sought easements over King’s 975-acre Pike County, Pennsylvania tract. After unsuccessfully attempting to purchase the easements, Tennessee Gas filed a condemnation action under Federal Rule of Civil Procedure 71.1. The parties stipulated that Tennessee Gas could access and possess the easements, then engaged in discovery pertinent to determining the appropriate compensation. The district court ruled that federal law governs the substantive determination of just compensation and that, although King could recover consequential damages for professional fees and development costs under Pennsylvania law, it could not do so under federal law. The Third Circuit reversed. Because federal law does not supply a rule of decision on this precise issue, the court created a common law remedy, opting to incorporate state law as the federal standard. The court reasoned that fashioning a nationally uniform rule is unnecessary, incorporating state law does not frustrate the NGA’s objectives, and application of a uniform federal rule would risk “upsetting the parties’ commercial expectations” based upon “the already well-developed state property regime.” View "Tennessee Gas Pipeline Co v. Permanent Easement for 7.053 Acres" on Justia Law

T Mobile unsuccessfully applied to Wilmington’s Zoning Board of Adjustment (ZBA) for permission to erect an antenna. The Telecommunications Act of 1996 allows a disappointed wireless service provider to seek review in a district court “within 30 days after” a zoning authority’s “final action,” 47 U.S.C. 332(c)(7)(B)(v), T Mobile filed suit. After the case had proceeded for over a year, the district court concluded that it lacked jurisdiction because the claim was not ripe; T Mobile filed its complaint before the ZBA released a written decision confirming an earlier oral rejection of the zoning application. T Mobile had not supplemented its complaint to include the ZBA’s written decision within 30 days of its issuance. The Third Circuit remanded the case. While only a written decision can serve as a locality’s final action when denying an application and the issuance of that writing is the government “act” ruled by the 30-day provision, that timing requirement is not jurisdictional. An untimely supplemental complaint can, by relating back, cure an initial complaint that was unripe. The district court had jurisdiction and should not have granted Wilmington’s motion for summary judgment. View "T Mobile Northeast LLC v. Wilmington" on Justia Law

In 2007, the Site, in Trainer Borough, was owned by SCT, and used for making corrosion inhibitors, fuel additives, and oil additives. SCT kept flammable, corrosive, and combustible chemicals. Pennsylvania’s Department of Environmental Protection (PADEP) determined that “there is a release or threat of release of hazardous substances or contaminants, which presents a substantial danger to human health or the environment. The federal EPA initiated removal actions. SCT could not afford the cleanup expenses, including electricity to power pollution control and security equipment, The power company was going to shut off the Site's electricity, so PADEP assumed responsibility for the bills. Delaware County forced a tax sale. Buyers purchased the Site for $20,000; the purchase agreement stated that the Site had ongoing environmental issues and remediation. Trainer Custom Chemical took title in October 2012. The EPA and PADEP completed their removal actions in December 2012. PADEP had incurred more than $818,000 in costs. The buyers had demolished many of the Site’s structures; reclaimed salvageable materials were sold for $875,000. In 2014, PADEP received reports indicating that hazards still existed at the Site; its buildings had asbestos-containing materials. PADEP sued under the Comprehensive Environmental Response, Compensation, and Liability Act (CERCLA), 42 U.S.C. 9601-28, and Pennsylvania’s Hazardous Sites Cleanup Act (HSCA), to recover cleanup costs. The Third Circuit held that the Buyer is liable for environmental cleanup costs incurred at the Site both before and after the Buyer acquired it. View "Pennsylvania Department of Environmental Protection v. Trainer Custom Chemical LLC" on Justia Law

From 1910 until 1986, Greenlease Holding Co. (“Greenlease”), a subsidiary of the Ampco-Pittsburgh Corporation (“Ampco”), owned a contaminated manufacturing site in Greenville, Pennsylvania. Trinity Industries, Inc. and its wholly-owned subsidiary, Trinity Industries Railcar Co. (collectively, “Trinity”), acquired the site from Greenlease in 1986 and continued to manufacture railcars there until 2000. An investigation by Pennsylvania into Trinity’s waste disposal activities resulted in a criminal prosecution and eventual plea-bargained consent decree which required, in relevant part, that Trinity remediate the contaminated land. That effort cost Trinity nearly $9 million. This appeal arose out of the district court’s determination that, under the Comprehensive Environmental Response, Compensation, and Liability Act (“CERCLA”), and Pennsylvania’s Hazardous Sites Cleanup Act (“HSCA”), Trinity was entitled to contribution from Greenlease for remediation costs. The parties filed cross-appeals challenging a number of the district court’s rulings, including its ultimate allocation of cleanup costs. The Third Circuit ultimately affirmed the district court on several pre-trial rulings on dispositive motions, vacated the cost allocation determination and remanded for further proceedings. View "Trinity Industries Inc v. Greenlease Holding Co." on Justia Law

From 1910-1986, Greenlease owned the Greenville Pennsylvania site and operated railcar manufacturing facilities there. Trinity acquired the site from Greenlease in 1986 and continued to manufacture railcars there until 2000. A state investigation of Trinity’s waste-disposal activities resulted in criminal prosecution and, eventually, a plea-bargained consent decree, requiring that Trinity remediate the contaminated land. That effort cost Trinity nearly $9 million. The district court held that, under the Comprehensive Environmental Response, Compensation, and Liability Act, 42 U.S.C. 9601 (CERCLA), and Pennsylvania’s Hazardous Sites Cleanup Act, Trinity is entitled to contribution from Greenlease for remediation costs. After eight years of litigation, and having sorted through a century of historical records, the court allocated 62% of the total cleanup costs to Greenlease and the remainder to Trinity. The Third Circuit affirmed pre-trial rulings on dispositive motions but vacated the cost allocation determination. The agreement between Trinity and Greenlease did not shift liability away from Greenlease after a three-year contractual indemnification period expired. Trinity’s response costs were necessary and reasonable. The court’s methodology, however, failed to differentiate between different remediation activities and their varied costs, and, as applied, treated data measured in square feet as equivalent to data measured in cubic yards. View "Trinity Industries Inc v. Greenlease Holding Co" on Justia Law

About 99.5% of the Orion Project, 12.9 miles of pipeline looping that would transport an additional 135,000 dekatherms per day of natural gas through Pennsylvania, would run alongside existing pipelines. According to Riverkeeper, construction will lead to deforestation, destruction of wetland habitats, and other forms of environmental damage. Riverkeeper asserts that such damage can be avoided by building or upgrading a compressor station. The Army Corps of Engineers, which administers certain provisions of the Clean Water Act, 33 U.S.C. 1344(a), 1362(7) issued a Section 404 permit approving the project. The Third Circuit rejected Riverkeeper’s challenge. The Corps considered the compression alternative but rejected it for reasons supported by the record. While the compression alternative would disturb less land, its impact would be mostly permanent. The pipeline project would disturb more land, but its impact would be mostly temporary. In making a policy choice between those environmental tradeoffs, the agency’s discretion “was at its apex.” View "Delaware Riverkeeper Network v. United States Army Corps of Engineers" on Justia Law

In 2012, Scott Township in Lackawanna County, Pennsylvania enacted an ordinance that authorizes officials to enter upon any property within the Township to determine the existence and location of any cemetery. The ordinance compels property owners to hold their private cemeteries open to the public during daylight hours. Knick challenged the ordinance as authorizing unrestrained searches of private property in violation of the Fourth Amendment and as taking private property without just compensation in violation of the Fifth Amendment. The Third Circuit affirmed the dismissal of the case. While the “ordinance is extraordinary and constitutionally suspect,” important justiciability considerations preclude reaching the merits. Because Knick conceded that her Fourth Amendment rights were not violated and failed to demonstrate that they imminently will be, Knick lacks standing to advance her Fourth Amendment challenge. Knick’s Fifth Amendment claims are not ripe until she has sought and been denied just compensation using Pennsylvania’s inverse condemnation procedures, as required by Supreme Court precedent. View "Knick v. Township of Scott" on Justia Law