Justia Zoning, Planning & Land Use Opinion Summaries

Courage to Change Recovery Ranch, recently known as Soaring Hope Recovery Center, provided treatment and housing for people recovering from drug and alcohol addictions in a single-family neighborhood in El Paso County, Colorado. But Soaring Hope claimed the County’s strict occupancy limits, standards for group homes for disabled persons, and policies restricting what treatment options Soaring Hope could provide in a single-family zone led Soaring Hope to close its home in a single-family neighborhood (the Spruce Road home). The Tenth Circuit determined the County violated the Fair Housing Act Amendments (FHAA) by imposing facially discriminatory occupancy limits on group homes for disabled persons without a legally permissible justification. Though Soaring Hope showed standing to challenge the occupancy limits which directly injured it, Soaring Hope did not show standing to challenge the standards for group homes for disabled persons—no evidence shows that the County enforced the standards against Soaring Hope. The Tenth Circuit also held that the district court erred by granting summary judgment against Soaring Hope on its zoning-out claim for intentional discrimination: Soaring Hope raised a genuine issue of material fact about whether the County had prohibited certain therapeutic activities in its Spruce Road home while allowing those same activities in other structured group-living arrangements and residential homes. The case was remanded for the district court to further address the zoning-out claim. The judgment was affirmed in all other respects. View "Courage to Change, et al. v. El Paso County" on Justia Law

In these consolidated appeals, the issue is whether overlapping statutes that affect more than two million acres of federally owned forest land in southwestern Oregon are reconcilable and, therefore, operative. The appeals arise from three sets of cases filed by an association of fifteen Oregon counties and various trade associations and timber companies. Two of the cases challenge Proclamation 9564, through which the President expanded the boundaries of the Cascade-Siskiyou National Monument. Two others challenged resource management plans that the United States Bureau of Land Management (BLM), a bureau within the United States Department of the Interior (Interior), developed to govern the use of the forest land. The final case seeks an order compelling the Interior Secretary to offer a certain amount of the forest’s timber for sale each year. The district court entered summary judgment for the plaintiffs in all five cases.   The DC Circuit reversed. The court explained that the O & C Act provides the Secretary three layers of discretion: first, discretion to decide how land should be classified, which includes the discretion to classify land as timberland or not; second, discretion to decide how to balance the Act’s multiple objectives, and third, discretion to decide how to carry out the mandate that the land classified as timberland be managed “for permanent forest production.” Further, the court held that the 2016 RMPs are well within the Secretary’s discretion under the O & C Act and are consistent with the Secretary’s other statutory obligations. View "American Forest Resource Council v. USA" on Justia Law

In White Deer Township, a four-mile gap in Verizon’s wireless coverage overlays Interstate 80; Verizon customers are likely to experience “dropped calls,” “ineffective call attempts,” and “garbled audio.” The area is within Bald Eagle State Forest. A 2000 Pennsylvania moratorium prohibits the construction of cell towers on state forest land, so Verizon’s options were limited. After considering several sites and antenna configurations, Verizon decided to construct a 195-foot monopole topped with a four-foot antenna on privately owned land, comprising 1.9 acres and containing a cabin, shed, pavilion, and privy. Verizon leased 0.0597 acres, in the northeast corner of the property for the tower.The Township then permitted cell towers that complied with a minimum permissible lot size of one acre; cell towers had to be set back “from lot lines and structures a distance equal to the height of the facility, including towers and antennas, plus 10% of such height.” The Zoning Board denied Verizon’s variance applications, finding that Verizon’s alleged hardship was insufficient because it was “not a hardship connected to the capacity for the property to be used reasonably, but rather, the hardship [was connected to Verizon’s] capacity to use the property as desired.” The Third Circuit affirmed summary judgment for Verizon. The denial had “the effect of prohibiting the provision of personal wireless services,” in violation of the Telecommunications Act, 47 U.S.C. 332(c)(7)(B)(i)(II). View "Cellco Partnership v. White Deer Township Zoning Hearing Board" on Justia Law

This appeal was the second relating to a suit brought by the City of Hesperia (the City) against respondents Lake Arrowhead Community Services District and the Board of Directors of Lake Arrowhead Community Services District (jointly, the District) regarding a proposed 0.96-megawatt solar photovoltaic project (the Solar Project) that the District had been planning to develop on six acres of a 350-acre property it owned, known as the Hesperia Farms Property. The Hesperia Farms Property was located within the City’s municipal boundary and was generally subject to the City’s zoning regulations. The District first approved its Solar Project in December 2015, after determining that the project was either absolutely exempt from the City’s zoning regulations under Government Code section 53091, or qualifiedly exempt under Government Code section 53096. The City sought a writ of mandate prohibiting the District from further pursuing the Solar Project. In Hesperia I, the Court of Appeal determined the District’s Solar Project was not exempt from the City’s zoning regulations under Government Code section 53091’s absolute exemption, or under Government Code section 53096’s qualified exemption. The Court concluded, however, that Government Code section 52096’s qualified exemption did not apply to the District’s approval of the Solar Project only because the District had failed to provide substantial evidence to support its conclusion that there was no other feasible alternative to its proposed location for the Solar Project. This result left open the possibility that the District could undertake further analyses and show that there was no feasible alternative to the Solar Project’s proposed location in order to avoid application of the City’s zoning ordinances. A few months after the District made its second no-feasible-alternative determination with respect to the Solar Project, the City filed a second petition for writ of mandate and complaint challenging the Solar Project. The trial court ultimately denied the City’s second petition. When the City appealed, the Court of Appeal concluded the trial court did not err in rejecting the City’s petition for writ of mandate. View "City of Hesperia v. Lake Arrowhead Community Services Dist." on Justia Law

Plaintiff Olen Properties Corp. owned commercial property in the City of Newport Beach (the City) within an area known as the Koll Center. The Koll Center was a mixed-use development area, near the John Wayne Airport, San Joaquin Freshwater Marsh Reserve, and the University of California, Irvine. It was located within the “Airport Area,” a portion of the City adjacent to John Wayne Airport, governed by the City’s Airport Business Area Integrated Conceptual Development Plan. In 2020 and 2021, the City considered and approved the request of Real Party in Interest TPG (KCN) Acquisition, LLC (TPG) to develop a five-story, 312-unit residential housing project (the Project) on an existing surface parking lot serving the Koll Center’s existing commercial tenants. In an effort to comply with the California Environmental Quality Act (CEQA), the City obtained an addendum (the Addendum) to an existing environmental impact report prepared in 2006 (the 2006 EIR) as part of its general plan update. The Addendum considered a wide range of possible environmental impacts but concluded the Project’s impacts “would either be the same or not substantially greater than those described by the [2006 EIR].” Plaintiff opposed approval of the Project before the City. Among other things, plaintiff argued the City could not rely upon an addendum to the 2006 EIR and was legally required to obtain a subsequent EIR. After the City’s approval of the Project, plaintiff filed suit, seeking a writ of mandate compelling the City to void its approval for violation of CEQA, and for injunctive relief, barring construction at the site. The trial court explained its denial in an extensive written ruling, addressing and rejecting each of plaintiff's arguments. The Court of Appeal concurred with the trial court's judgment and affirmed. View "Olen Properties Corp. v. City of Newport Beach" on Justia Law

congressional mandate to compensate the Wyandotte Tribe for its loss of millions of acres in the Ohio River Valley morphed into a thirty-year dispute over ten acres in a Wichita, Kansas suburb. In 1992, eight years after Congress’s enacted remedy, the Tribe used $25,000 of that compensation to buy a ten-acre lot in Kansas called the Park City Parcel. The next year, the Tribe applied for trust status on the Park City Parcel under Congress’s 1984 enactment, but the Secretary of the Interior denied the application. The Tribe tried again in 2008, reapplying for trust status on the Park City Parcel to set up gaming operations. Since then, the State of Kansas opposed the Tribe’s efforts to conduct gaming on the Parcel. The State disputed the Tribe’s claim that its purchase came from the allocated $100,000 in congressional funds. And the State argued that no exception to the Indian Gaming Regulatory Act (IGRA) authorized the Tribe to operate gaming on the lot. In 2020, the Secretary rejected the State’s arguments, approving the Tribe’s trust application and ruling that the Tribe could conduct gaming operations on the Park City Parcel. The district court agreed. And so did the Tenth Circuit. The Court affirmed the ruling that the Secretary was statutorily bound to take the Park City Parcel into trust and to allow a gaming operation there under IGRA’s settlement-of-a-land-claim exception. View "Kansas ex rel Kobach, et al. v. U.S. Department of Interior, et al." on Justia Law

In 2006 and 2013, the Foothill/Eastern Transportation Corridor Agency (the Corridor Agency) approved extensions of California State Route 241, and the Environmental Parties along with other environmental organizations and the California Attorney General filed lawsuits challenging those approvals. In 2016, after years of litigation, the Corridor Agency entered a settlement agreement to resolve the litigation. The Corridor Agency continued its planning efforts and identified several alternatives for the transportation project. While these efforts were in progress, the Reserve Maintenance Corporation (the Reserve), a homeowner’s association, filed a lawsuit seeking to protect the interest of their homeowners in avoiding an extension of State Route 241 near their community. In 2020, after three years of litigation, during which the Reserve lost a petition for a restraining order and motions for summary adjudication and faced the prospect of dispositive motions from the other side, they agreed to dismiss their lawsuit. However, they moved for attorney fees and costs on the ground they were successful parties in the litigation under Code of Civil Procedure section 1021.5. In March 2020, the Corridor Agency chose to proceed with a road construction alternative that steered clear of both an "Avoidance Area" and the Reserve Community, and the Reserve argued their litigation caused the agency to make that choice, meaning their litigation was successful as a catalyst of change. The Environmental Parties also moved for attorney fees on the ground they were successful parties because they gained the dismissal, and both they and the Corridor Agency moved for costs as prevailing parties under Code of Civil Procedure section 1032. The trial judge denied the request for attorney fees under section 1021.5 by both parties. The Court of Appeal concluded the trial judge did not abuse her discretion in concluding the catalyst theory didn’t apply to this case but erred as a matter of law by exempting the Reserve from an award of attorney fees under In re Joshua S., 42 Cal.4th 945 (2008) and Save Our Heritage Organisation v. City of San Diego, 11 Cal.App.5th 154 (2017). The Court also concluded the trial judge did not abuse her discretion in awarding costs under section 1032 or by refusing to apportion costs. View "City of San Clemente v. Dept. of Transportation" on Justia Law

Ocie Payne Hinkle (Ocie)2 was an 89-year-old woman who owned several parcels of property in Los Angeles, California. Ocie has an adult son, Ocy. A few years earlier, Ocie had started a relationship with Roi Wilson (Wilson). Ocie was hospitalized and medicated; while in that state, Wilson prevailed upon Ocie to grant him power of attorney over her affairs. Wilson then used that power of attorney to deed away much of Ocie’s real property. As pertinent to this case, while acting as Ocie’s “attorney-in-fact,” Wilson signed a grant deed giving Ocie’s property at 1723 Buckingham Road (the Buckingham property or the property) to Edmound Daire (Daire) (the October 2010 grant deed). Daire applied to Ridec LLC (Ridec) for a $650,000 loan and offered up the Buckingham property as collateral. Ridec retained a title insurer. Ridec’s title insurer sued Daire and Citibank, seeking—and obtaining—court orders freezing the disbursed loan funds still in Daire’s Citibank account. Ridec joined that lawsuit via a cross-complaint against Daire, Ocy, and PSG, in which it sought to establish the validity of its deed of trust. Ridec challenged the trial court’s ruling declaring its deed of trust invalid.   The Second Appellate District reversed and remanded with directions to enter a judgment finding that Ridec’s deed of trust is valid. Ridec’s appeal from the posttrial order denying its motion to set aside the judgment is, therefore, moot. The court explained that because none of the trial court’s reasons for disregarding section 764.060 and Tsasu are valid, the court erred in refusing to apply the governing statute and binding precedent interpreting that statute. View "Ridec LLC v. Hinkle" on Justia Law

The Supreme Court affirmed the decision of the circuit court declaring the Town of Buchanan's transportation utility fee (TUF) to be a property tax subject to the Town's levy limit, holding that funds raised for utility districts under Wis. Stat. 66.0827 are property taxes subject to municipal levy limits.After the circuit court concluded that the money raised for the district fund was subject to the Town's property tax limit Appellants appealed, arguing that the TUF was unlawful. The Supreme Court affirmed, holding that the Town did not follow the lawful procedures that a municipality must follow for funding public improvements because the imposition of property taxes over the Town's levy limits required the consent of the Town's voters and because nothing in the statutes permitted the Town to bypass those levy limits for the purpose of imposing a TUF on property owners in the municipality. View "Wis. Property Taxpayers, Inc. v. Town of Buchanan" on Justia Law

Part of Visitacion’s land in San Francisco’s Visitacion Valley was formerly owned by Southern Pacific, which was, at the time of conveyance (1990), conducting railroad-related business on part of the property. The land subject to an easement is bounded by the right-of-way for mainline railroad tracks. At some point, railroad activities on the dominant tenement ceased. In 2015, the railroad sold the dominant tenement and an adjacent parcel (JHP property) and expressly conveyed to JHP its rights under the easement, although the deed contained no warranty regarding the continued existence of such rights. Visitacion, planning a large, mixed-use residential development and hoping to use the land that was encumbered by the easement, brought a quiet title action, alleging that the easement has been extinguished under the doctrine of abandonment. JHP denied abandonment and sought to establish its “full and complete legal and equitable ownership.”The court of appeal reversed the grant of summary judgment to JHP. Given the ambiguity of the easement deed and the uncertain state of the evidence bearing on its origination and use, the trial court erred in construing the deed in the context of these cross-motions for summary judgment. Visitacion’s evidence, if accepted, could establish abandonment. View "Visitacion Investment LLC v. 424 Jessie Historic Properties LLC" on Justia Law