Justia Zoning, Planning & Land Use Opinion Summaries

The People filed a nuisance abatement action against defendants, alleging that Weedland was an illegal medical marijuana business under the City of Los Angeles Municipal Code, and seeking an injunction against the continuing operation of Weedland. The trial court found that Weedland did fall under the statute, and therefore the People showed a likelihood of prevailing. The court affirmed the trial court's issuance of a preliminary injunction, concluding that the applicable Municipal Code section broadly defines a “medical marijuana business” as any location where medical marijuana is “distributed, delivered, or given away.” Weedland is a location that distributes medical marijuana to its “members,” and is therefore a medical marijuana business as defined in the Municipal Code. View "People ex rel. Feuer v. FXS Mgmt." on Justia Law

The Township of Tredyffrin Zoning Hearing Board of Appeals denied an application by DePolo, a federally licensed amateur or “ham” radio enthusiast, to build a 180-foot radio antenna tower on his property so that he could communicate with other ham radio operators around the world. The property is surrounded by mountains or hills. He claimed a shorter tower would not allow him to reliably communicate with other ham radio operators. The ZHBA agreed to a tower that was 65-feet tall as a reasonable accommodation under the applicable zoning ordinance prohibition on buildings taller than 35 feet. DePolo did not appeal that decision to the Chester Court of Common Pleas as allowed under state law, but filed a federal suit, claiming that zoning ordinance was preempted by 47 C.F.R. 97.15(b), and the closely related FCC declaratory ruling, known as PRB-1. The district court dismissed, finding that the ZHBA had offered a reasonable accommodation and that the zoning ordinance was not preempted by PRB-1. The Third Circuit rejected an appeal. DePolo’s failure to appeal the ZHBA’s determination to state court rendered the decision final, entitled to the same preclusive effect that it would have had in state court. View "Depolo v. Tredyffrin Twp. Bd. of Supervisors" on Justia Law

Schellinger planned commercial development of a large Sebastopol tract that it had agreed to purchase from Cotter. Certification of an environmental impact report (EIR) under the California Environmental Quality Act (Pub. Resources Code, 21000) was stalled for five years. In the first lawsuit, the court of appeal rejected Schellinger’s contention that CEQA section 21151.1 imposed a mandatory deadline of one year for EIR approval of an EIR and noted that a significant portion of the delay was attributable to Schellinger’s changes to its proposal. Cotter then sued Schellinger for breach of the contract, arguing that the prior litigation established that Schellinger took an unreasonably long time to secure approval. The trial court rejected that argument, but fixed a date by which Schellinger must secure final approval. The court of appeal affirmed. Schellinger then sued Cotter for breaching the contract and obtained a $2,855,431.77 judgment, plus costs and attorney fees. The court of appeal affirmed, agreeing that Cotter committed a breach of contract “animated by egregious bad faith” after failing to obtain relief in prior litigation, by undermining Schellinger’s efforts to obtain approval and by Cotter’s management of the property and efforts to transfer the property to others. View "Schellinger Bros. v. Cotter" on Justia Law

The City of Springfield filed suit against the City of Papillion, and Sarpy County, seeking to enjoin Papillion from annexing land which had been indicated as Springfield’s area of future growth in a map adopted by the County in 1995. The district court for Sarpy County found that Springfield lacked standing; Springfield appealed. After review, the Nebraska Supreme Court found that Springfield asserted an infringement of its statutory governmental functions and rights under the County Industrial Sewer Construction Act. That infringement was sufficient to grant standing. The Court reversed the district court and remanded the case for further proceedings. View "City of Springfield v. City of Papillion" on Justia Law

Two churches (the Churches) located in the City of Saint Paul were subject to a right-of-way assessment (ROW assessment) that the City assessed to nearly every owner of real property within the city limits to pay for public right-of-way maintenance services. The Churches appealed their 2011 ROW assessment, arguing that the charge was a tax and was not imposed uniformly upon the same class of property and that the assessed amount improperly exceeded the special benefit to the Churches’ properties. The district court upheld the assessments after applying a reasonableness test, concluding that the ROW was not a tax imposed under the City’s taxing power but was a fee imposed under the City’s police power and, therefore, was not subject to constitutional restrictions on taxation. The court of appeals affirmed. The Supreme Court reversed, holding (1) the ROW assessment was imposed as an exercise of the City’s taxing power rather than its police power; and (2) summary judgment was inappropriate because a genuine issue of material fact existed regarding the extent of special benefits to the Churches’ properties attributable to the right-of-way services. View "First Baptist Church of St. Paul v. City of St. Paul" on Justia Law

For 60 years, a butcher shop operated on property in Black Earth that is zoned for commercial use, as a legal nonconforming use. In 2001, BEM purchased the property. After 2009, the volume and frequency of slaughter increased. By 2011, neighbors were complaining about increased traffic, trucks blocking the road, livestock noise, foul odors, improper storage of animal parts, and the presence of offal, blood, and animal waste in the streets. Steers escaped from the facility three times and had to be shot dead on Village streets. In 2013, the Village held several public meetings, and, because citations had no effect on BEM’s behavior, ordered BEM to propose an acceptable plan for relocating its slaughter activities. BEM did not relocate. After several delays, the Village threatened litigation. As a result of that threat, the USDA refused to guarantee a bank loan to BEM. BEM lost its financing, closed, and sued the Village and board members. The Seventh Circuit affirmed summary judgment for the defendants. Even if the threat of litigation could, itself, constitute a due process violation and were a sufficiently direct cause of BEM’s alleged deprivations, there is no evidence that the process accorded to BEM was inadequate. Procedural due process generally requires only “notice and an opportunity to be heard.” View "Black Earth Meat Mkt., LLC v. Village of Black Earth" on Justia Law

Plaintiff owned a 105-acre tract of land in Wakefield. Approximately 68 acres of the tract was used for recreational vehicle campsites. In 1994, plaintiff obtained approval from the planning board to build 16 seasonal cabins on the remaining 37 acres of the tract. Each approved cabin was to be built on two acres. In 2001, the planning board decided that each cabin could be 600 square feet. Plaintiff then began creating the cabin development and as of 2007 it had constructed four cabins. In 2007, plaintiff consulted with the planning board about increasing the size of the remaining 12 cabins to approximately 850 square feet. Plaintiff’s request was denied and, despite the previous approval of 600 square feet per cabin, the permissible size of each of plaintiff’s remaining cabins was reduced to a maximum of 400 square feet. The matter was litigated and the Trial Court ordered that, because the plaintiff had relied upon the planning board’s prior approval in creating the cabin development, plaintiff was allowed to construct 600-square-foot cabins. In April 2011, plaintiff sought permission from the planning board to increase the size of the remaining 12 cabins to approximately 850 square feet. The request was again denied, and plaintiff appealed to the superior court. When the superior court upheld the planning board's decision, plaintiff appealed to the Supreme Court, arguing: (1) nothing in the language of RSA chapter 216-I precluded it from constructing “890 square foot” cabins; (2) the planning board lacked the authority to enforce compliance with RSA chapter 216-I; and (3) its rights to procedural due process were violated by confusion about which town entity defendant's attorney represented at a May 2011 planning board hearing. The Supreme Court concluded that the trial court erred in ruling that, to comport with RSA chapter 216-I, the plaintiff’s “cabins must be less than 400 square feet.” The case was remanded for the superior court to vacate the planning board’s decision and for the planning board to address plaintiff’s request to increase the size of the remaining cabins. View "Lake Forest R.V. Resort, Inc. v. Town of Wakefield" on Justia Law

In order to receive federal housing funds (42 U.S.C. 2000d; the Fair Housing Act, 42 U.S.C. 3601; and “42 U.S.C. 608(e)(5), 5304(b)(2), and 12705(b)(15)), the City of Chicago must certify that it is in compliance with federal requirements related to reducing the city’s admitted racial segregation. Hanna filed a qui tam suit, alleging that the city violated the False Claims Act because its policies, particularly “aldermanic privilege” and strategic zoning of relatively wealthy neighborhoods, have actually increased segregation, making its certifications false. Under “aldermanic privilege,” the City grants each alderman the “full authority to determine whether and where affordable, multifamily rental housing will be built and renovated in the ward.” The Seventh Circuit affirmed the dismissal of the complaint. Hanna did not allege the circumstances of the purported fraud with sufficient particularity to satisfy Federal Rule of Procedure 9(b). Hanna apparently had no insider information. He did not allege the “time, place, … and the method by which the misrepresentation was communicated” to him. Hanna’s complaint gave no information about which regulatory provisions Hanna thinks the city violated; it does not draw a link between the statutes Hanna cited and any particular alleged false certification. View "Hanna v. City of Chicago" on Justia Law

Baltimore County zoning regulations provide for a planned unit development (PUD) approval process that is partly legislative and partly quasi-judicial or adjudicative. Whalen Properties, LLC, the developer of a proposed PUD, submitted a PUD application to First District Councilman Thomas Quirk of Baltimore County. Thereafter, Stephen Whalen, the owner and principal of Whalen Properties, distributed $8,500 of the company’s money to several individuals with instructions that they deposit the sums into their own accounts and to donate those amounts to Councilman Quirk’s campaign committee. An adjacent landowner challenged the subsequent approval of the PUD, alleging that the appearance of impropriety generated by the donations invalidated the approval process. The circuit court and Court of Special Appeals affirmed the decision. The Court of Appeals affirmed, holding (1) because the introduction and passage of a resolution is a legislative action, the legislative intent is subject to limited judicial review; and (2) an alleged appearance of impropriety generated by illegal campaign contributions does not negate the presumption of validity of the legislative act. View "Kenwood Gardens Condos., Inc. v. Whalen Props., LLC" on Justia Law

Westside Gilts RE, LLC submitted an application to the Beadle County Planning Commission for a conditional use permit (CUP) to construct and operate a concentrated animal feeding operation. The Planning Commission recommended approval of the CUP. The Beadle County Board of Adjustment (Board) approved the CUP. Petitioners appealed, arguing that the Board was without authority to issue the CUP because the county zoning ordinances passed in 2011 (Ordinances), which authorized the Board to grant the permit, were improperly enacted. The circuit court reversed the Board’s decision granting the CUP, concluding that the Ordinances were improperly enacted. The Supreme Court (1) affirmed the circuit court’s ruling reversing the Board’s decision to grant the CUP, holding that the Ordinances were invalid because the Planning Commission failed to comply with S.D. Codified Laws 11-2-18, and therefore, the Board lacked jurisdiction to grant a CUP; but (2) reversed the circuit court’s order declaring the Ordinances invalid, as the order exceeded the options available to the court under its limited scope of review on certiorari. View "Wedel v. Beadle County Comm’n" on Justia Law