Justia Zoning, Planning & Land Use Opinion Summaries

The U.S. Nuclear Regulatory Commission granted a license to Interim Storage Partners to store spent nuclear fuel near the New Mexico border. New Mexico challenged the grant of this license, invoking the Administrative Procedure Act, and the National Environmental Policy Act. The Commission moved to dismiss for lack of jurisdiction. Objecting to the motion, New Mexico invoked jurisdiction under the combination of the Hobbs Act, and the Atomic Energy Act. The Tenth Circuit determined these statutes could combine to trigger jurisdiction only when the petitioner was an aggrieved party in the licensing proceeding. This limitation applied here because New Mexico didn’t participate in the licensing proceeding or qualify as an aggrieved party. "New Mexico just commented to the Commission about its draft environmental impact statement. Commenting on the environmental impact statement didn’t create status as an aggrieved party, so jurisdiction isn’t triggered under the combination of the Hobbs Act and Atomic Energy Act." The Court found the Nuclear Waste Policy Act governed the establishment of a federal repository for permanent, not temporary storage by private parties like Interim Storage. And even when an agency acts ultra vires, the Court lacked jurisdiction when the petitioner had other available remedies: New Mexico had other available remedies by seeking intervention in the Commission’s proceedings. So the Commission’s motion to dismiss the petition was granted for lack of jurisdiction. View "Balderas, et al. v. United States Nuclear Regulatory Commission, et al." on Justia Law

Heritage Hunter Knoll, LLC (Heritage), appeals the circuit court’s dismissal of its appeal for a lack of jurisdiction. The Lamar County Board of Supervisors (Board) amended the Unauthorized Dumping and Litter Ordinance (waste ordinance) to discontinue the county’s garbage collection service to multifamily residences, duplex developments, apartment complexes, and commercial properties. Notably, the amendment advised that “[a]ny citizen who [wa]s affected or aggrieved by this Ordinance may apply to the Lamar County Board of Supervisors (at its regularly scheduled meetings) for a Variance to the terms, provisions and applications of this Ordinance.” Heritage, a limited liability company, owned three properties in Lamar County: Hunter Lane, Heritage Cove, and Knoll Cutoff. Heritage received notice of the Board’s amendment to the waste ordinance by letter dated July 23, 2018. In August 2018, the Board passed a second, clarifying amendment to the waste ordinance. In September 2018, the Board approved Heritage’s variance request for the Knoll Cutoff property, but it denied the variance requests for Hunter Lane and Heritage Cove. Heritage did not appeal the Board’s amendment to the waste ordinance or the Board’s denial of its variance requests. In January 2019, the county implemented the amended waste ordinance. On February 1, 2019, Heritage filed suit in federal court claiming that the Board’s amendment to the waste ordinance was unlawful and that it violated Heritage’s constitutional rights. The Mississippi Supreme Court determined Heritage’s appeal was untimely as to the amendment to the waste ordinance but timely as to the Board’s denial of Heritage’s variance requests. The circuit court’s judgment of dismissal was affirmed in part and reversed and remanded in part. View "Heritage Hunter Knoll, LLC v. Lamar County, Mississippi" on Justia Law

Camden County, Georgia appealed a superior court's denial of its “Petition for Writ of Prohibition and Other Relief” concerning an order entered by Camden County Probate Judge Robert Sweatt, Jr., setting a special election for a referendum on whether resolutions authorizing the County’s purchase of land for a rocket launch facility should have been repealed (the “Referendum”). The County claimed the Referendum was not authorized under Subsection (b) (2) of Article IX, Section II, Paragraph I of the Georgia Constitution, which established home rule for counties (the “Home Rule Paragraph”) and that the results of the Referendum are a nullity. As a result, the County argued that the superior court erred in denying its petition for writs of prohibition and mandamus against Judge Sweatt and its petition for a judgment declaring that the Referendum was not authorized under the Constitution. After review, the Georgia Supreme Court disagreed and affirmed the superior court. View "Camden County v. Sweatt, et al." on Justia Law

The First Circuit affirmed the order of the district court entering summary judgment for the Town of Pittsfield, New Hampshire and dismissing Plaintiff's allegation that the Town's zoning ordinance, as applied by the Town's Board of Selectmen, was unconstitutionally vague and violated his First Amendment and equal protection rights, holding that the district court did not err.Plaintiff applied for and received a permit to keep a trailer on his property for storage purposes. In 2016 and 2017, the Board granted Plaintiff permit extensions. In 2018, the Board denied Plaintiff's request for a third extension and required him to remove the trailer from his property. Plaintiff subsequently brought this action, invoking 42 U.S.C. 1983 and challenging the ordinance. The district court granted summary judgment in favor of the Town. The First Circuit affirmed, holding (1) the district court provided the requisite notice that it would reach Plaintiff's claim of content or viewpoint discrimination at summary judgment and properly entered summary judgment on this claim; (2) the Town's application of the ordinance against Defendant did not violate Defendant's equal protection rights; and (3) the ordinance, as applied by the Town, was not unconstitutionally vague. View "McCoy v. Town of Pittsfield, NH" on Justia Law

In 2010, the City of Irvine adopted a plan to guide development of the Irvine Business Complex (the IBC), which covered roughly 2800 acres in the City. It also prepared and approved a program environmental impact report (the 2010 PEIR) that studied the effects of the development plan under the California Environmental Quality Act (CEQA). Several years later, real party in interest and appellant Gemdale 2400 Barranca Holdings, LLC (Gemdale), submitted a plan to redevelop a 4.95-acre parcel in the IBC. The City determined all the environmental effects of the proposed project had been studied in the 2010 PEIR, and it found the project would have no further significant environmental effects. It approved the project over the objections of Hale Holdings, LLC, the managing member of plaintiff IBC Business Owners for Sensible Development (petitioner). Petitioner then filed a petition for writ of mandate. The trial court granted the writ and entered judgment in favor of petitioner. The City and Gemdale appealed, arguing the City correctly approved the project. The Court of Appeal disagreed with the contentions made on appeal: (1) there was insufficient evidence showing the project’s greenhouse gas emissions were within the scope of the 2010 PEIR; and (2) no exemption applied because the project involved unusual circumstances which could cause significant environmental effects. As such, the Court affirmed the judgment. View "IBC Business Owners for Sensible Development v. City of Irvine" on Justia Law

Plaintiff Sabal Trail Transmission, LLC (“Sabal Trail”), is a natural-gas company that has a “certificate of public convenience and necessity” from the Federal Energy Regulatory Commission (“FERC”) under the Natural Gas Act (“NGA”). Sabal Trail sued Defendants to condemn easements on two tracts of their land so it could build a natural-gas pipeline through two adjacent properties. After Sabal Trail filed the condemnation actions, the district court granted it immediate possession of the land. Sabal Trail and Defendants could not agree on compensation for the taking. Besides the severance damages, the district court also ruled that Defendants would be entitled to attorney’s fees and costs, though it hadn’t yet awarded them. On remand to the district court, the parties briefed the issue of attorney’s fees and costs. Sabal Trail opposed awarding them, arguing again that the U.S. Constitution’s “just compensation” standard should apply and that that standard did not include attorney’s fees and costs. The district court rejected Sabal Trail’s position, instead concluding that “state substantive law governs the measure of compensation in eminent domain cases brought by private parties against private property owners under the [NGA].   The Eleventh Circuit affirmed the district court’s judgment. The court held that state law provides the measure of compensation in proceedings that arise under Section 717f(h) of the NGA. The parties agree that under Florida law, Defendants are entitled to an award of attorney’s fees and costs as part of their compensation. Sabal Trail offered no other reason that the district court’s award here should not be upheld. View "Sabal Trail Transmission, LLC v. 18.27 Acres of Land in Levy Co, et al" on Justia Law

The Supreme Court vacated the decision of the court of appeals reversing the order of the district court granting summary judgment in favor of Wapello County in this property dispute, holding that the district court correctly concluded that the parties' agreement allowed the County to remove a group of vehicles on Landowners' property.Landowners were operating a vehicle repair and salvage business on residential property in Wapello County when the County notified Landowners of its' intent to clean up the alleged nuisance. The parties entered into a settlement agreement, under which Landowners agreed to allow the County to enter the property to remove any remaining "derelict vehicles" to the "satisfaction of the County" at the expiration of ninety days. At the conclusion of the ninety-day period, the County had the vehicles remaining on the property removed. Landowners brought this lawsuit, alleging breach of the agreement. The district court granted summary judgment for the County. The Supreme Court affirmed, holding (1) an objective standard applied to the County's determination of its satisfaction under the agreement; and (2) the removal of the vehicles did not breach that objective standard. View "McNeal v. Wapello County" on Justia Law

This case arises from major flooding events in the Houston area in 2016 and 2017. Local political subdivisions sued the United States Army Corps of Engineers, seeking compliance with alleged regulatory obligations. The district court dismissed with prejudice for lack of subject matter jurisdiction and for failure to state a claim. The fundamental issue in the case is whether the Corps has violated any enforceable, legal obligation in the management of the relevant dams and reservoirs. A potential source for obligations imposed on the Corps is the 2012 Water Control Manual (“WCM”) adopted by the Corps for flood control in the relevant watershed.   The Fifth Circuit reversed and remanded. The court held that Section 702 of the APA has been satisfied in that the complaint alleges Plaintiffs have been aggrieved by agency action, that the suit is not one for money damages, and that the injury arises from an officer or employee who has acted or failed to act in an official capacity or under color of law. Further, the court held that the Tucker Act does not provide an “adequate remedy” to the County’s claims within the meaning of Section 704. Further, the court wrote that since the regulation does not specify when such conditions require the Corps to update a WCM, the Corps must exercise discretion in deciding when updating a WCM is necessary. Such discretion is antithetical to a mandatory duty. Thus the court concluded there is no discrete, mandatory duty to revise. View "Ft Bend Cty v. US Army Corps" on Justia Law

The Supreme Court reversed the judgment of the circuit court dismissing this case brought by several homeowners against the Board of Supervisors of Hanover County, holding that the circuit court erred.Plaintiffs brought this complaint argument that the Board violated Virginia law by approving rezoning and special-exception requests authorizing the nearby construction of a large distribution and warehousing facility. The Supreme Court granted Defendants' demurrers on the grounds that Plaintiffs did not have standing to assert their claims and that some of the claims were speculative and not ripe for adjudication. The Supreme Court reversed, holding that the circuit court (1) erred in finding that Plaintiffs' pleadings did not allege a sufficient factual basis for standing; and (2) erred when it dismissed three claims on the alternative ground that those counts asserted speculative claims not ripe for adjudication. View "Morgan v. Board of Supervisors" on Justia Law

Citizen groups challenged the Bureau of Land Management’s (“BLM”) environmental assessments (“EAs”) and environmental assessment addendum analyzing the environmental impact of 370 applications for permits to drill (“APDs”) for oil and gas in the Mancos Shale and Gallup Sandstone formations in the San Juan Basin of New Mexico. These challenges came after a separate but related case in which the Tenth Circuit Court of Appeals remanded to the district court with instructions to vacate five EAs analyzing the impacts of APDs in the area because BLM had failed to consider the cumulative environmental impacts as required by the National Environmental Policy Act (“NEPA”). BLM prepared an EA Addendum to remedy the defects in those five EAs, as well as potential defects in eighty-one other EAs that also supported approvals of APDs in the area. Citizen Groups argued these eighty-one EAs and the EA Addendum violated NEPA because BLM: (1) improperly predetermined the outcome of the EA Addendum; and (2) failed to take a hard look at the environmental impacts of the APD approvals related to greenhouse gas (“GHG”) emissions, water resources, and air quality. BLM disagreed, contending the challenges to some of the APDs were not justiciable because the APDs had not yet been approved. The district court affirmed the agency action, determining: (1) Citizen Groups’ claims based on APD’s that had not been approved were not ripe for judicial review; (2) BLM did not unlawfully predetermine the outcome of the EA Addendum; and (3) BLM took a hard look at the environmental impacts of the APD approvals. The Tenth Circuit agreed with BLM and the district court that the unapproved APDs were not ripe and accordingly, limited its review to the APDs that had been approved. Turning to Citizen Groups’ two primary arguments on the merits, the appellate court held: (1) BLM did not improperly predetermine the outcome of the EA Addendum, but, even considering that addendum; (2) BLM’s analysis was arbitrary and capricious because it failed to take a hard look at the environmental impacts from GHG emissions and hazardous air pollutant emissions. However, the Court concluded BLM’s analysis of the cumulative impacts to water resources was sufficient under NEPA. View "Dine Citizens Against Ruining Our Environment, et al. v. Haaland, et al." on Justia Law