Justia Zoning, Planning & Land Use Opinion Summaries

In 2004, the Berkeley County Water District and Sewer District filed requests with the Public Service Commission (PSC) to charge capacity improvement fees (CIFs) due to rapid population growth in the county. The PSC approved the requested CIFs. Petitioners subsequently filed a declaratory judgment action in the circuit court, seeking relief from paying the CIFs. The circuit court found that the PSC lacked jurisdiction to establish the CIFs. However, the Supreme Court found Petitioners had failed to exhaust their administrative remedies before the PSC and reversed. Subsequently, the PSC discontinued the CIFs, finding that the Sewer District and Water District no longer satisfied the criteria for charging the CIFs. Thereafter, the PSC granted Petitioners' motion to deny the Water and Sewer Districts' petitions for reconsideration. Petitioners appealed to challenge errors they alleged were contained in the PSC's final order. The Supreme Court affirmed, holding that Petitioners were judicially estopped from challenging the errors. View "Larry V. Faircloth Realty, Inc. v. Pub. Serv. Comm'n" on Justia Law

The City of Reynoldsburg was a municipal corporation governed by a charter. Intervening appellee, Columbus Southern Power Company (CSP), was a public utility and provided electric power to the City and its residents. At issue in this case was whether the City or CSP bore the cost to relocate overhead power lines underground. Specifically, the City sought a ruling that its right-of-way ordinance requiring all overhead power lines to be relocated underground at the sole cost of the public utility took precedence over CSP's commission-approved tariff, which provided that municipalities shall pay the costs whenever they required CSP to relocate overhead electrical distribution lines underground, in this particular aspect. The City filed a complaint with the Public Utilities Commission, contending that its ordinance superseded CSP's tariff and that the tariff was unjust, unreasonable, and unlawful. The commission found in favor of CSP. The Supreme Court affirmed the commission's orders, holding that the commission correctly found that the City was required to pay CSP's entire costs for relocating the power lines underground. View "In re Complaint of Reynoldsburg " on Justia Law

Plaintiff owns 2,485 acres containing Indiana's only antebellum plantation and 2,000 acres of "classified forest," with endangered species habitats. A utility company has a lease for storing and extracting oil and natural gas on portions of the property. The Lease continues so long as "oil or gas is produced in paying quantities" or "the Property continues to be used for the underground storage of gas" and will terminate upon the utility's surrender or failure to make payments. The lease contains provisions to protect historic sites and to calculate damage to trees, requires notice of utility activity, and requires that the utility's use be "as minimally necessary." Plaintiff sought damages and to terminate the lease and evict the utility. The district court entered judgment for the utility, finding that a disagreement about the use of land was not an express reason for termination and that the lease specifically provided that damages were the proper remedy. Plaintiff dismissed the damages claim with prejudice to appeal the ejectment claim. The Seventh Circuit affirmed. Plaintiff did not show that damages are inadequate to compensate for the harm to its property.

Three state and local governmental units, along with individual citizens, petitioned the court for review of and other relief from two "determinations" made by the Department of Energy (DOE) and the other respondents: the DOE's attempt to withdraw the application it submitted to the Nuclear Regulatory Commission (NRC) for a license to construct a permanent nuclear waste repository at Yucca Mountain, Nevada; and the DOE's apparent decision to abandon development of the Yucca Mountain nuclear waste depository. The court concluded that the Nuclear Waste Policy Act, 42 U.S.C. 10101-270, set forth a process and schedule for the siting, construction, and operation of a federal repository for the disposal of spent nuclear fuel and high-level radioactive waste. At this point in that process, the DOE had submitted a construction license application for the Yucca Mountain repository and the NRC maintained a statutory duty to review that application. Therefore, the court held that unless and until petitioners were able to demonstrate that one of the respondents had either violated a clear duty to act or otherwise affirmatively violated the law, petitioners' challenges to the ongoing administrative process was premature. Accordingly, the court held that it lacked jurisdiction over petitioners' claims and dismissed the petitions.

Appellant owned and operated the Sewell Creek Energy Facility, a "peaking" power plant that began operating in 2000. Appellees, neighbors of the power plant, filed suit in 2007 alleging that the power plant constituted a nuisance. At issue was whether appellants were entitled to summary judgment where the power plant was either a permanent nuisance or continuing nuisance that could be abated. The court found that the power plant's exhaust silencing system, which was an integral part of the gas turbines that generated power, was an enduring feature of the power plant's plan of construction and the noise emanating from the exhaust stacks resulted from the essential method of the plant's operation. Consequently, the exhaust stacks were a permanent nuisance. Thus, the court held that the Court of Appeals erred when it omitted any consideration of whether the nuisance resulted from an enduring feature of the power plant's plan of construction or an essential method of its operation and grappled only with whether the nuisance could be abated at "slight expense." The court held that appellees' action was barred under the statute of limitation for permanent nuisances because they did not file their lawsuit until almost seven years after the plant became operational, unless some new harm that was not previously observable occurred within the four years preceding the filing of their cause of action. The court also held that, to the extent the trial court found that a factual issue remained concerning whether there was an "adverse change in the nature" of the noises and vibrations coming from the plant after the start of the 2004 operating season, the denial of summary judgment was appropriate. By contrast, to the extent that the trial court found that a factual issue remained concerning whether there was an "adverse change in the... extent and amount" of the noises and vibrations after the 2004 operating season, the denial of summary judgment was inappropriate. Accordingly, the court affirmed in part and reversed in part.

In consolidated appeals, plaintiff challenged the district court's conclusions that its property was properly included in the South of Laramie Water and Sewer District ("district") and that the district lawfully issued certain general obligation bonds. Plaintiff also challenged the refusal of the Board of County Commissioners of Albany County ("board") to exclude plaintiff's property from the district. The court affirmed Docket No. S-10-0199 and held that plaintiff was barred from challenging the inclusion of its property in the district and found that the district's proposed general obligation bond issue was not unlawful. In Docket No. S-10-0238, the court answered certified questions related to the Wyoming board of county commissioners' power to remove real property from a water and sewer district and the district court's dismissal of plaintiff's claim under W.R.C.P. 12(b)(6). The court affirmed the district court's dismissal of Claim I under section 12(b)(6) where a motion to dismiss under section 12(b)(6) was an appropriate vehicle in which to raise the issue of the passage of a period of limitations; where Wyo. State. Ann 41-10-107(g) unambiguously forbade any "petition in error [or] other appeal" from a board's resolution establishing a water district, and unambiguously stated that the "organization of the district shall not be directly or collaterally questioned in any suit, action or proceeding" except "an action in the nature of a writ of quo warranto, commenced by the attorney general within thirty (30) days after the resolution..."; and where there was no inherent right to appeal from administrative action.