Justia Zoning, Planning & Land Use Opinion Summaries

Plaintiff filed suit against the town and its mayor, alleging that they violated his federal and state constitutional rights by seeking—and then seeking to collect on—a judgment that he owed over $50,000 for violating a local ordinance. The Fifth Circuit affirmed the district court's grant of summary judgment on the 42 U.S.C. 1983 claims, holding that plaintiff failed to establish a municipal policy that was the moving force behind the violation of any constitutional right. However, the court vacated and remanded the state-law claim for the district court to assess its jurisdiction over this claim. View "Webb v. Town of Saint Joseph" on Justia Law

A public utility filed a condemnation action seeking the land use rights necessary to construct a natural gas storage facility in an underground formation of porous rock. The utility held some rights already by assignment from an oil and gas lessee. The superior court held that because of the oil and gas lease, the utility owned the rights to whatever producible gas remained in the underground formation and did not have to compensate the landowner for its use of the gas to help pressurize the storage facility. The court held a bench trial to determine the value of the storage space. The landowner appealed the resulting compensation award, arguing it retained ownership of the producible gas in place because the oil and gas lease authorized only production, not storage. It also argued it had the right to compensation for gas that was discovered after the date of taking. The landowner also challenged several findings related to the court’s valuation of the storage rights: that the proper basis of valuation was the storage facility’s maximum physical capacity rather than the capacity allowed by its permits; that the valuation should not have included buffer area at the same rate as area used for storage; and that an expert’s valuation methodology, which the superior court accepted, was flawed. The Alaska Supreme Court concluded the superior court did not err in ruling that the landowner’s only rights in the gas were reversionary rights that were unaffected by the utility’s non-consumptive use of the gas during the pendency of the lease. Furthermore, the Court concluded the trial court did not clearly err with regard to findings about valuation. View "Kenai Landing, Inc. v Cook Inlet Natural Gas Storage, et al." on Justia Law

The Alaska Department of Transportation and Public Facilities (DOT or the State) condemned a strip of property along the Parks Highway. DOT filed a declaration of taking, allowing it to take title immediately, and deposited approximately $15,000 in court as estimated compensation for the taking. The landowner challenged DOT’s estimate and was eventually awarded approximately $24,000, as well as attorney’s fees and costs. Pursuant to AS 09.55.440, the superior court awarded prejudgment interest to the landowner on the difference between the amount of DOT’s initial deposit and the amount the property was ultimately determined to be worth. The landowner appealed, arguing that the prejudgment interest should have been calculated on the difference between the deposit and his entire judgment, including significant amounts for attorney’s fees and appraisal costs. The Alaska Supreme Court concluded the landowner’s argument was not supported by the statutory language, legislative history, or policy. Furthermore, the Court rejected the landowner’s arguments that the superior court applied the wrong postjudgment interest rate and abused its discretion by denying discovery of the State’s attorneys’ billing records. The trial court failed to state its reasons for excluding attorney time from its attorney's fees award, and therefore vacated that award and remanded for reconsideration only of the fees award. View "Keeton v. Alaska, Department of Transportation and Public Facilities" on Justia Law

In 2013 and 2014 attorney Gerald Markham applied for a senior citizen tax exemption on his residential property in Kodiak, Alaska. The Borough assessor denied the applications due to Markham’s prolonged absences from Alaska. When given the opportunity to prove his absences were allowed under the applicable ordinance, Markham refused to provide corroborating documentation. He appealed the denials to the Borough Board of Equalization, which affirmed the denials. He appealed the Board’s decisions to the superior court. The superior court dismissed the 2013 appeal for failure to prosecute, denied the 2014 appeal on the merits, and awarded attorney’s fees to the Borough. Markham appealed. The Alaska Supreme Court affirmed the superior court’s 2013 dismissal and the Board’s 2014 denial on the merits, but vacated the superior court’s award of attorney’s fees and remanded for further findings. View "Markham v. Kodiak Island Borough Board of Equalization" on Justia Law

A fully nude strip club filed suit challenging the administrative action the city had taken against the club, the laws authorizing that action, and ordinances the city later enacted that regulated the fully nude strip club business. The district court dismissed all sixteen claims.The Eleventh Circuit held that counts III through VI failed to state claims and that one of the remaining claims was not ripe. The court affirmed the district court's dismissal of one more of those claims because the club lacked standing to pursue it. However, the court held that the eight remaining appealed claims were ripe for the district court's review. In this case, counts XIII, XIV, and XV assert that the Ordinance was preempted by state and federal law; further factual development cannot assist in resolution of these facial challenges, which raise purely legal issues; and no institutional concerns of the court or the city render the issues unfit for review. Furthermore, the club's as-applied challenges, asserting an unconstitutional burden and tax on speech, an equal protection violation, and a contract clause violation, required no more factual development to be ripe for review. Finally, count XVI, challenging the ordinance under the Fourth Amendment, was also fit for review. Accordingly, the court affirmed in part, reversed in part, and remanded in part. View "Club Madonna, Inc. v. City of Miami Beach" on Justia Law

Kahan purchased property in Richmond at a foreclosure sale. Shortly before the sale, the city had recorded a “special assessment” lien against the property for unpaid garbage collection fees, pursuant to a municipal ordinance. When Kahan sold the property, he had to pay the delinquent garbage fees plus administrative charges and escrow fees to obtain a release of the lien. Kahan filed a class action lawsuit alleging that the city has no authority to levy “special assessments” for garbage collection charges that are “user fees” under state law and that the ordinance purporting to authorize such assessments violates state laws on lien priority. He also argued that the city’s action violated its ordinance because a garbage lien may not attach if a “bona fide encumbrancer for value” has placed a lien on the property before the garbage lien is recorded. The court of appeal affirmed the dismissal of the suit. Treatment of delinquent garbage fees as a special assessment and the recording of a lien are expressly authorized by Government Code 25831, even if garbage fees are user fees. Government Code sections 25831 and 38790.1 expressly authorize the super-priority status accorded the garbage lien, so the ordinance is consistent with statutory lien priority law. The bona fide encumbrancer exception does not apply. View "Kahan v. City of Richmond" on Justia Law

The Supreme Court reversed the judgment of the district court declining to enter summary judgment for Appellants on the grounds that the Utah Declaratory Judgment Act requires neighbors objecting to fences that encroach on bridle paths to sue all homeowners whose property is subject to the bridle path easement, rather than just those homeowners who have fences that infringe on the path, holding that no such joinder is required.Appellants brought suit alleging that Appellees - four of approximately one hundred homeowners in Bell Canyon Acres Community - intruded upon bridle paths in the neighborhood for the use of residents, thereby violating the restrictive covenants that apply to the lots in Bell Canyon Acres. Appellants sought a declaratory judgment determining the parties' on the bridle paths and declaring that Appellees were encroaching on the bridle paths. The district court denied Appellants' motion for summary judgment, concluding that Utah Code 78B-6-403(1) required that all homeowners in the community whose property was subject to the restrictive covenants and the bridle path easement (the outsiders) were required to be joined. The Supreme Court reversed, holding that section 403 provided no impediment to the declaratory judgment Appellants sought and that the outsiders did not need to be joined as parties. View "Bell Canyon Acres Homeowners Ass'n v. McLelland" on Justia Law

The Eighth Circuit reversed the district court's denial of plaintiff's motion to preliminarily enjoin enforcement of Bel-Nor's Ordinance 983, which restricts the number of signs displayed on private property. The court held that Ordinance 983 is a content based restriction that is not narrowly-tailored to achieve the compelling government interests of government safety and aesthetics. The court held that the ordinance is also facially overbroad; plaintiff was likely to succeed on his First Amendment claim; and the district court erred in denying the motion for a preliminary injunction. Accordingly, the court remanded for further proceedings. View "Willson v. City of Bel-Nor" on Justia Law

At issue in this case is whether the Environmental Protection Division of the Georgia Department of Natural Resources (“EPD”) properly issued a permit to the City of Guyton to build and operate a land application system (“LAS”) that would apply treated wastewater to a tract of land through spray irrigation. Craig Barrow III challenged the issuance of that permit, arguing that, among other things, EPD issued the permit in violation of a water quality standard, Ga. Comp. R. & Regs., r. 391-3-6-.03 (2) (b) (ii) (the “antidegradation rule”), because it failed to determine whether any resulting degradation of water quality in the State waters surrounding the proposed LAS was necessary to accommodate important economic or social development in the area. An administrative law judge rejected Barrow’s argument, finding that the rule required an antidegradation analysis only for point source discharges of pollutants and the LAS at issue was a nonpoint source discharge. The superior court affirmed the administrative ruling. The Court of Appeals reversed, concluding that the plain language of the antidegradation rule required EPD to perform the antidegradation analysis for nonpoint source discharges, and that EPD’s internal guidelines to the contrary did not warrant deference. The Georgia Supreme Court granted certiorari review in this matter to consider what level of deference courts should afford EPD's interpretation of the antidegradation rule, and whether that regulation required an antidegradation analysis for nonpint source discharges. The Court concluded the Court of Appeals was correct that the antidegradation rule was unambiguous: the text and legal context of the regulation showed that an antidegradation analysis was required only for point sources, not nonpoint sources. Therefore, the Court reversed. View "City of Guyton v. Barrow" on Justia Law

The Supreme Court affirmed the decision of the district court upholding the decision of the City of Omaha Zoning Board of Appeals denying Appellants' request for a variance from the requirements of Omaha's zoning code based on a claim of unnecessary hardship, holding that the district court did not err or abuse its discretion in upholding the Board's decision.Appellants owned a 4.66-acre parcel of land that was zoned for agricultural use. After the City of Omaha Planning Department concluded that the property was being used for activities not permitted by ordinance in an agricultural district Appellants applied for a variance requesting waiver that would allow them to deviate from zoning requirements. The Board denied Appellants' request for a variance. The district court affirmed. The Supreme Court affirmed, holding that competent evidence supported the district court's findings and its conclusion that Appellants' situation did not warrant a variance under Neb. Rev. Stat. 14-411. View "Bruning v. City of Omaha Zoning Board of Appeals" on Justia Law