Justia Zoning, Planning & Land Use Opinion Summaries

The issue before the New Jersey Supreme Court in this appeal centered on whether a homeowner, who challenged the issuance of a zoning permit allowing construction on neighboring property, had a statutory right to be heard before the Borough’s Planning Board, and if so, whether the violation of that right gave rise to an action under the New Jersey Civil Rights Act, N.J.S.A. 10:6-1 to -2. In 2009, the Borough of Spring Lake’s then zoning officer issued a zoning permit (First Permit) to Thomas Carter to construct a two-and-a-half-story residence. Plaintiff Mary Harz owned adjoining residential property and brought to the attention of the new Borough zoning officer her concern that Carter’s foundation exceeded the height permitted by the Borough’s zoning ordinance. The Supreme Court found that the Borough’s zoning officer did not adhere to the precise statutory procedures for processing Harz’s appeal, and the Court did not take issue with Harz’s claims that the Borough could have responded in a more efficient way to her objections. In the end, however, Harz could not establish that the Borough denied her the right to be heard before the Planning Board. She therefore could not demonstrate that she was deprived of a substantive right protected by the Civil Rights Act. View "Harz v. Borough of Spring Lake" on Justia Law

The Utilities Board of the City of Foley, Alabama, d/b/a Riviera Utilities ("Riviera Utilities"), and Tom DeBell, James Wallace, Kevin Saucier, and Roby Tomlin (collectively, "the Riviera employees") were defendants in a personal-injury action filed by Charles Hilburn, Jr., and his wife, Christa. Riviera Utilities and the Riviera employees petitioned the Alabama Supreme Court for a writ of mandamus to direct the Baldwin Circuit Court to vacate its order denying their motion for a summary judgment as to the claims filed against them by the Hilburns and to enter a summary judgment in their favor. On July 22, 2014, Riviera Utilities was one of eight Baldwin County entities that received an "811 ticket," also known as a line-locate ticket. Gulf Equipment Corporation was in charge of a bridge-repair project pursuant to a contract between Gulf Equipment and the Baldwin County Highway Department. A line-locate technician employed by Riviera Utilities went to the project site to mark underground lines; he saw a bridge, but no equipment was present and no one was working. Finding no underground utilities, the technician did not mark anything regarding utilities or note the presence of overhead lines. Charles was employed by Gulf Equipment on the bridge-repair project. A co-employee was operating a track hoe to drive steel pilings into the ground when the track hoe and/or a steel piling came in contact with an uninsulated overhead electrical power line. The electrical current traveled from the track hoe and/or piling into the body of the track hoe while Charles was touching the body of the track hoe, causing the electrical charge to enter into his hand, travel through his body, and exit via his leg. Charles was permanently disabled by the electrocution injuries he suffered, including a brain injury and memory loss. The Hilburns sued Riviera Utilities and the Riviera employees in their individual capacities. The Hilburns conceded the Riviera employees were entitled to a summary judgment as to the wantonness claims asserted against them and that DeBell, Wallace, and Tomlin were entitled to a summary judgment as to the negligence claims asserted against them. The Alabama Supreme Court found Saucier demonstrated he was entitled to State-agent immunity as to the negligence claim asserted against him, therefore establishing a clear legal right to a summary judgment on that claim. However, because Riviera Utilities did not demonstrate it was entitled to substantive immunity as to the claims asserted against it, it did not establish a clear legal right to a summary judgment on those claims. Therefore, the Alabama Supreme Court granted the petition only as to the Riviera employees and issued a writ directing the Baldwin Circuit Court to vacate its order of August 29, 2017, denying a summary judgment as to the Riviera employees and to enter a summary judgment in favor of DeBell, Wallace, Tomlin, and Saucier as to the claims asserted against them. The Court denied the petition as to Riviera Utilities. View "Ex parte The Utilities Board of the City of Foley, Alabama" on Justia Law

In 1995, Orchard purchased the Warmke Parcel, 13 acres of wetlands, for residential development. Orchard requested a determination from the Army Corps of Engineers that the wetlands were not jurisdictional “waters of the United States” under the Clean Water Act, 33 U.S.C. 1251(a). Before 2015, the Corps defined waters of the United States to include waters “subject to the ebb and flow of the tide,” “rivers” that could be used for interstate recreation or commerce, “tributaries” of such waters, and “wetlands adjacent to” other waters of the United States, including tributaries. The Warmke wetlands are surrounded by residential development. The closest navigable water, Little Calumet River, is 11 miles away. In between the Warmke wetlands and Little Calumet River are man‐made ditches, sewer pipes, and Midlothian Creek—a tributary of the Little Calumet River. The Warmke wetlands drain, via sewer pipes, to Midlothian Creek. While the Warmke issue was pending, the Supreme Court decided that a wetland’s adjacency to a tributary of a navigable‐in‐fact water is alone insufficient to make the wetland a water of the United States, “the Corps’ jurisdiction over [such] wetlands depends upon the existence of a significant nexus between the wetlands in question and navigable waters in the traditional sense.” The Seventh Circuit reversed the Corps’ claim of jurisdiction, finding that the Corps has not provided substantial evidence of a significant nexus to navigable‐in‐fact waters. View "Orchard Hill Building Co. v. United States Army Corps of Engineers" on Justia Law

At issue was whether the Town of Champion, which replaced a fire protection district with two substitute fire protection districts, complied with its statutory obligation to dissolve and terminate the fire protection district.Petitioners filed this N.Y. C.P.L.R. 78 proceeding claiming that the Town of Champion failed to accomplish and complete the dissolution of the Town of Champion Fire Protection District, as required by the General Municipal Law. Supreme Court dismissed the petition, concluding that the Town followed the required procedures and acted within its authority. The Appellate Division affirmed. The Court of Appeals affirmed, holding that the Town’s actions were not improper because the Town prepared, approved, and implemented a dissolution plan in compliance with the applicable statutory requirements and lawfully created two legally distinct fire protection districts to deliver fire protection services to Town residents, in accordance with Town Law section 170. View "Waite v. Town of Champion" on Justia Law

This case centered on Coors Brewing Company’s application to amend its decreed augmentation plans to authorize the reuse and successive use of return flows from water that Coors diverted out of priority pursuant to those plans. The City of Golden opposed this application, arguing that Coors could not proceed by amendment but had to adjudicate a new water right to reuse or make successive use of the return flows. The water court ruled: (1) any amount of water not beneficially used by Coors for the uses specified in its decreed augmentation plans had to be returned to the stream; (2) Coors’s decreed augmentation plans did not authorize the reuse or successive use of such water; and (3) Coors could not obtain the right to reuse or make successive use of such water by way of amendment to its augmentation plans but could only obtain such rights by adjudicating a new water right. Coors appealed, arguing that the water court erred: (1) by holding that Coors could not proceed by amendment but had to adjudicate a new water right; (2) by concluding that water unconsumed by Coors’s initial use had to be returned to the stream and was subject to appropriation by other water users; and (3) interpreting Coors’s augmentation plan decrees to require permanent dedication of return flows to the stream. The Colorado Supreme Court concluded that in order to obtain the right to reuse and make successive use of the return flows at issue, Coors had to adjudicate a new water right and could not circumvent this requirement by amending its decreed augmentation plans. Furthermore, the Court held that the diversion of native, tributary water under an augmentation plan did not change its character. Accordingly, the general rule, providing that return flows belong to the stream, applied. Finally, the Court concluded the water court correctly construed Coors’s augmentation plans. View "Coors Brewing Co. v. City of Golden" on Justia Law

The city owned land and a townhome in New Orleans after 1998; its previous owner, Jett, neglected to pay his taxes. Notwithstanding its recorded ownership, the city instituted Code Enforcement proceedings against Jett in 2012. The Garretts purchased the property on October 2, 2015, and recorded the conveyance on October 14. They claim that the building was structurally sound. The city continued to pursue Jett. An administrative judgment was entered on October 30, ordering Jett to pay fines and warning that the building could be demolished. A lien was recorded on December 7. The Garretts were not named and received no notice. On January 15, 2016, their realtor noticed a sign advising upcoming demolition of the property. They contacted the city, which canceled the lien. E-mail exchanges indicated that the Garretts intended to resolve all code issues. On January 27, the city demolished the townhouse. Denying the Garretts' request for compensation, the city sent a bill for the demolition costs. They did not appeal but filed suit alleging denial of due process and just compensation. The district court dismissed the claim as jurisdictionally unripe because they failed to seek compensation in state court. The Fifth Circuit vacated, finding the due process claim, predicated on lack of notice and a hearing, ripe, given the uncertainty of remedies in a state court inverse condemnation suit. The court concluded that the other claims were ripe or would be best resolved in the same suit. View "Archbold-Garrett v. New Orleans City" on Justia Law

At issue was whether Plaintiff was entitled to relief under Rule 60(b)(6) of the Superior Court Rules of Civil Procedure from an order directing him to remove a garage from his property.In 2014, the superior court ordered Plaintiff to remove a garage he built on his property that violated the setback requirements set forth in the Town of Tiverton’s zoning ordinance. Thereafter, the Town removed the garage from Plaintiff’s property and placed a lien on the property for $69,300 in fines imposed by a 2015 contempt order. In 2016, Plaintiff filed a motion to vacate the 2014 order. The trial judge denied the motion.The Supreme Court reversed, holding (1) because the superior court possessed subject matter jurisdiction to order Plaintiff to remove his garage, and because the granting of the 2014 order did not violate due process, the order was not void; but (2) the unique circumstances of this case and its procedural flaws presented a manifest injustice justifying relief from the operation of the order under Rule 60(b)(6). View "McLaughlin v. Zoning Board of Review of the Town of Tiverton" on Justia Law

The Jim Hutton Foundation (“Foundation”) owned surface-water rights in the Republican River Basin. The Foundation believed that permitted groundwater wells that people had begun to install in the underlying groundwater basin - the Northern High Plains Basin (“NHP Basin”) - were not in fact pumping designated groundwater, and were injuring its senior surface-water rights. The Foundation sued, hoping to alter the groundwater basin's boundaries to exclude any improperly permitted designated-groundwater wells. The Foundation filed this action in water court, arguing that a legislative amendment to the statutory process to challenge the designation of a groundwater basis, prohibited any challenge to alter a designated groundwater basin's boundaries to exclude a well that already received a permit. The Foundation claimed the amendment deprived surface-water users of the ability to petition the Commission to redraw the NHP Basin’s boundaries to exclude permitted well users upon a showing that groundwater was improperly designated when the NHP Basin’s designation became final. The water court dismissed this claim for lack of subject matter jurisdiction, concluding the Commission must first determine whether the water at issue is designated groundwater before subject matter jurisdiction will vest in the water court, meaning the Foundation’s constitutional claim could not become ripe until it satisfied the Commission that the water was not designated groundwater. The Foundation appealed. The Colorado Supreme Court affirmed the water court and concluded that, because jurisdiction did not vest in the water court until the Commission first determined the water at issue was not designated groundwater, the water court properly dismissed the claim. View "Jim Hutton Educ. Found. v. Rein" on Justia Law

The Surface and Transportation Board (STB) has regulatory authority over rail carriers, 49 U.S.C. 10501(b). A "discontinuance" allows a rail carrier to preserve a rail corridor for possible reactivation of service; "abandonment" removes the line from the system and terminates the railroad’s common carrier obligation. The 1983 Amendments to the National Trails System Act created an alternative process, “railbanking,” 16 U.S.C. 1241, which maintains STB jurisdiction over the dormant corridor, but allows a third party to assume responsibilities for the right-of-way, preserve the right-of-way for future rail use, and, in the interim, convert the corridor into a recreational trail. The railroad first initiates abandonment proceedings; a party interested in acquiring the corridor then requests an STB Notice of Interim Trail Use (NITU). If an agreement is reached, the STB suspends abandonment proceedings, preventing state law reversionary interests in the corridor from vesting. Property owners who believed they had a reversionary interest began claiming that railbanking constituted a taking: the threshold question is whether the claimant has a compensable property interest, which is often answered by analyzing the original deeds that conveyed the property to the railroad. In 2012, BNSF initiated proceedings to abandon a corridor. The Chicago Department of Transportation indicated interest in railbanking. The STB issued an NITU, giving BNSF until April 2014, to negotiate an agreement, after which the corridor would be abandoned. After numerous extensions, BNSF has neither reached an agreement nor abandoned the corridor. The Federal Circuit affirmed the Claims Court: the deeds between the predecessors-in-interest to the claimants and the original railroad conveyed the property to the railroad in fee simple rather than only an easement. There was no taking of any reversionary interest. View "Chicago Coating Co., LLC v. United States" on Justia Law

The Surface and Transportation Board (STB) has regulatory authority over rail carriers, 49 U.S.C. 10501(b). A "discontinuance" allows a rail carrier to preserve a rail corridor for possible reactivation of service; "abandonment" removes the line from the system and terminates the railroad’s common carrier obligation. The 1983 Amendments to the National Trails System Act created an alternative process, “railbanking,” 16 U.S.C. 1241, which maintains STB jurisdiction over the dormant corridor, but allows a third party to assume responsibilities for the right-of-way, preserve the right-of-way for future rail use, and, in the interim, convert the corridor into a recreational trail. The railroad first initiates abandonment proceedings; a party interested in acquiring the corridor then requests an STB Notice of Interim Trail Use (NITU). If an agreement is reached, the STB suspends abandonment proceedings, preventing state law reversionary interests in the corridor from vesting. Property owners who believed they had a reversionary interest began claiming that railbanking constituted a taking: the threshold question is whether the claimant has a compensable property interest, which is often answered by analyzing the original deeds that conveyed the property to the railroad. In 2012, BNSF initiated proceedings to abandon a corridor. The Chicago Department of Transportation indicated interest in railbanking. The STB issued an NITU, giving BNSF until April 2014, to negotiate an agreement, after which the corridor would be abandoned. After numerous extensions, BNSF has neither reached an agreement nor abandoned the corridor. The Federal Circuit affirmed the Claims Court: the deeds between the predecessors-in-interest to the claimants and the original railroad conveyed the property to the railroad in fee simple rather than only an easement. There was no taking of any reversionary interest. View "Chicago Coating Co., LLC v. United States" on Justia Law