Justia Zoning, Planning & Land Use Opinion Summaries

The Town of Middlebury and sixteen residents and entities situated in Middlebury and nearby towns (collectively, Plaintiffs), appealed the dismissal of their appeal from the decision of the Connecticut Siting Council granting CPV Towantic, LLC’s petition to open and modify a certificate for an electric generating facility. The Supreme Court affirmed, holding that the trial court properly determined that the council had adequately considered neighborhood concerns in accordance with Conn. Gen. Stat. 16-50p(c)(1) where Plaintiffs failed to meet their burden of proving that the council acted contrary to law and ignored the neighborhood concerns that were presented to it. View "Town of Middlebury v. Connecticut Siting Council" on Justia Law

Statoil Oil & Gas LP appealed judgments dismissing without prejudice its actions against numerous defendants, seeking a determination of the proper distribution of oil and gas revenues from Williams and McKenzie County wells on land adjacent to the Missouri River and under Lake Sakakawea. It was undisputed that the United States claimed an interest in the property and, although the United States waived sovereign immunity regarding real property title disputes, those actions against the United States had to be brought and resolved in a federal court. The parties therefore agreed that joinder of the United States was not feasible for purposes of N.D.R.Civ.P. 19(a). The provisions of N.D.R.Civ.P. 19(b) come into play:"(b) When Joinder Is Not Feasible. If a person who is required to be joined if feasible cannot be joined, the court must determine whether, in equity and good conscience, the action should proceed among the existing parties or should be dismissed. Considering N.D.R.Civ.P. 19(b)(1), the district court noted the United States would be prejudiced to some extent by its absence in the proceedings because, although it would not be bound by a state court judgment, a judgment in favor of other mineral owners would cloud its record title to the disputed property. This could force the United States to institute a proceeding to protect its interests in the property, resulting in a waste of judicial and party resources. The trial court concluded there was a risk of substantial prejudice to the United States (including both its mineral interests and its sovereignty) if this matter proceeded in its absence, and therefore the first factor favors dismissal. The North Dakota Supreme Court affirmed, concluding the district court did not abuse its discretion in dismissing the actions because Statoil failed to join the United States as an indispensable party. View "Statoil Oil & Gas, LP v. Abaco Energy, LLC" on Justia Law

The Stuttering Foundation, Inc. (“Foundation”) leased office space in a commercial development in Glynn County owned by Lucas Properties Holdings III, LLC (“Lucas”). In 2015, Lucas filed an application for rezoning of the property to construct an addition to the rear of one of the existing buildings in the development, the building in which the Foundation leased its office. It also sought approval of a site plan for the proposed construction. Both were approved in March 2016. For various reasons, the Foundation opposed the new development and filed a petition for judicial review of the rezoning application and Site Plan, or in the alternative, for mandamus reversing the County’s approval. Both the County and Lucas filed a motion to dismiss the complaint on its merits. The trial court entered an order granting the County’s motion to dismiss, concluding that the Foundation lacked standing to raise its objections to the rezoning. The Georgia Supreme Court agreed with the trial court that the Foundation demonstrated no right to contest the rezoning decision. Lucas’s motion to dismiss was a nullity and therefore vacated. View "The Stuttering Foundation of America, Inc. v. Glynn County" on Justia Law

Grist Creek owns property in Mendocino County on which it has aggregate and asphalt processing operations. The County Air Quality Management District approved a permit to construct a “Crumb Rubber Heating and Blending Unit” for the production of rubberized asphalt, on the property. The District Hearing Board’s four members who considered an appeal split evenly on their vote; the Board stated no further action would be taken, leaving the permit in place. Oponents filed a petition for writ of administrative mandate, claiming that Grist Creek should have conducted an environmental review and that the District and Hearing Board violated the California Environmental Quality Act (CEQA, Pub. Resources Code, 21000) and District regulations by failing to require one. The trial court dismissed the action against the Board with leave to amend, finding the tie vote was not a decision, so there was nothing to review. The court of appeals reversed. The Board’s tie vote, in this context, resulted in the denial of the administrative appeal, subject to judicial review. View "Grist Creek Aggregates, LLC v. Superior Court" on Justia Law

This appeal originated from a claim for attorney fees under Idaho Code section 12-117. The district court held that Hauser Lake Rod and Gun Club, Inc. was not entitled to attorney fees under section 12-117 because, even though it had prevailed against the City of Hauser in a code violation dispute, the administrative tribunal that reviewed the dispute was staffed with both County and City officials. According to the district court, section 12-117’s definition of “political subdivision” does not include administrative review tribunals staffed with officials from multiple governmental entities. The Idaho Supreme Court concluded the district court erroneously interpreted Idaho Code section 12-117 by concluding the Joint Board was not a “political subdivision:” the decision of the Board of County Commissioners was the act of a political subdivision. The statutory definition of a political subdivision expressly included counties. "As with any corporate body, a county may only act through its human agents. Under Idaho law, those agents are the Board because a county’s 'powers can only be exercised by the board of county commissioners, or by agents and officers acting under their authority, or authority of law.'" View "Hauser Lake Rod & Gun Club v. City of Hauser" on Justia Law

At issue in this case was New York City’s 2001 zoning amendments that affected the City’s adult entertainment industry. Plaintiffs, an adult video store and an establishment that showed adult films, brought this case seeking a declaration that the 2001 amendments were facially unconstitutional as a violation of free speech. After years of litigation, the Court of Appeals ruled that judgment be granted in favor of the City, holding that the City met its burden of demonstrating that the establishments affected by the City’s 2001 zoning amendments retained a continued focus on sexually explicit materials or activities. Therefore, under a 2005 decision of the Court of Appeals in this case, the amendments did not violate Plaintiffs’ First Amendment rights. View "For the People Theatres of N.Y. Inc. v. City of New York" on Justia Law

The Supreme Judicial Court affirmed the judgment of the superior court affirming a decision of the Town of North Haven Board of Appeals that upheld a permit issued by the Town of North Haven Planning Board to Nebo Lodge, Inc. and Nebo Real Estate, LLC. The court held (1) the North Haven Board of Appeals (BOA) did not err in interpreting various provisions in North Haven’s ordinance; and (2) the permit review process did not violate the due process rights of Steven Wolfram, who opposed the applications, because there was a dearth of evidence that the BOA decision was the product of bias or procedural unfairness. View "Wolfram v. Town of North Haven" on Justia Law

The Supreme Judicial Court affirmed the judgment of the superior court affirming the Town of Kittery Planning Board’s approval of a site plan application for development of a hotel on Route 1. The court held (1) the Board’s finding that a pitched roof for the building was not practicable was supported by substantial evidence, and the Board was authorized to approve a flat-roof design under the circumstances; (2) regarding the height of the building, the Board did not err in its application of the zoning ordinance’s height restrictions; and (3) the Board’s decision regarding the roof design and building height did not amount to a variance. View "Balano v. Town of Kittery" on Justia Law

Sherman paid $2.7 million for land in Chester, New York, then sought approval of his development plan. Years later, he filed a regulatory takings suit. Laroe moved to intervene under FRCP 24(a)(2), which requires a court to permit intervention by a litigant that “claims an interest related to the property or transaction that is the subject of the action, and is so situated that disposing of the action may as a practical matter impair or impede the movant’s ability to protect its interest, unless existing parties adequately represent that interest.” Laroe alleged that it had paid Sherman $2.5 million in relation to the project, that its resulting equitable interest would be impaired if it could not intervene, and that Sherman would not adequately represent its interest. A unanimous Supreme Court held that a litigant seeking to intervene as of right under Rule 24(a)(2) must meet Article III standing requirements if the intervenor seeks relief not requested by a plaintiff. To establish Article III standing, a plaintiff seeking compensatory relief must have suffered an injury-in-fact, that is fairly traceable to the defendant's challenged conduct, and that is likely to be redressed by a favorable judicial decision. An intervenor-of-right must demonstrate Article III standing when it seeks relief beyond that requested by the plaintiff. The Second Circuit must address, on remand, whether Laroe seeks different relief than Sherman. If Laroe wants only a money judgment of its own running directly against the town, then it seeks damages different from those sought by Sherman and must establish its own standing to intervene. View "Town of Chester v. Laroe Estates, Inc. " on Justia Law

This case involved challenges to the City of Atlanta’s attempted annexation of five areas. Shortly after the Governor approved HB 514 on April 26, 2016, Atlanta received petitions for annexation from five unincorporated areas of Fulton County contiguous to Atlanta. Emelyn Mays and five other individuals (collectively, “Mays”), who represented each of the proposed annexation areas as residents or property owners, filed a petition for declaratory judgment challenging the annexations. The trial court held an evidentiary hearing, and shortly thereafter issued an order granting Mays’s request declaring the annexations null and void on the ground that they were untimely under the terms of HB 514 and thus the Communities were part of South Fulton. In reaching this conclusion, the court expressly rejected Atlanta’s contention that HB 514 unconstitutionally conflicted with the general laws governing annexation by municipalities by preventing Atlanta’s annexation of the Communities as of July 1, 2016. Atlanta appealed to the Georgia Supreme Court. The Supreme Court found the trial court correctly held that the annexations were invalid because at the time they would have become effective, the areas in question were already part of the newly incorporated City of South Fulton and thus ineligible for annexation by Atlanta. Accordingly, the Court affirmed. View "City of Atlanta v. Mays" on Justia Law