Justia Zoning, Planning & Land Use Opinion Summaries

Cal-Am, an investor-owned utility that supplies water to much of the Monterey Peninsula, was subject to a state order to cease its decades-long overuse of certain water sources. Cal-Am sought to comply by drawing seawater and brackish water from coastal aquifers for desalination. The California Public Utilities Commission (CPUC), acting under the California Environmental Quality Act (CEQA, Pub. Resources Code, 21050), certified a final environmental impact report (EIR), and granted Cal-Am a Certificate of Public Convenience and Necessity. The City denied Cal-Am coastal development permits to install the intake wells. Cal-Am appealed to the California Coastal Commission.The County approved a permit to construct the desalination plant in unincorporated Monterey County. Marina Coast Water District challenged that approval, arguing that the County violated CEQA by failing to prepare a subsequent or supplemental EIR and adopting an unsupported statement of overriding considerations, and violated its own general plan by approving a project that lacked a long-term sustainable water supply. The trial court ruled that the County was not required to prepare another EIR and did not violate its own general plan, but unlawfully relied on the water-related benefits of the desalination plant in its statement of overriding considerations without addressing the uncertainty introduced by the City’s denial of the coastal development permit. The court of appeal reversed; the County’s statement of overriding considerations was supported by substantial evidence and any remaining deficiency in the statement was not prejudicial. View "Marina Coast Water District v. County of Monterey" on Justia Law

Plaintiffs Kiki Leslie Tidwell (“Tidwell”) and the Madison Jean Tidwell Trust opposed an affordable housing project on land dedicated to Blaine County, Idaho for public use. Plaintiffs contended the Final Plat contemplated the land be held for open space and recreational use, but Blaine County contracted with ARCH Community Housing Trust (“ARCH”) and Blaine County Housing Authority (“BCHA”) to donate a parcel ("Parcel C") to BCHA to construct community housing. Plaintiffs filed a complaint against the County, ARCH, and BCHA (collectively “the County”) seeking declaratory relief, injunctive relief, and damages to Tidwell under 42 U.S.C. 1983. The district court ultimately dismissed Tidwell’s section 1983 claim, but the district court allowed Plaintiffs to pursue the remaining claims, despite the County’s contention that Plaintiffs lacked standing to bring the complaint. Following a series of unsuccessful dispositive motions seeking summary and partial summary judgment on both sides, the case proceeded to court trial, where Plaintiffs prevailed on both claims for declaratory and injunctive relief. The district court denied Tidwell’s request for attorney fees. The County appealed, and Tidwell cross-appealed the dismissal of her section 1983 claim and both Plaintiffs appealed the district court’s denial of attorney fees. On appeal, the County again raised its standing argument, contending Plaintiffs had no particularized interest in the parcel and suffered no particularized injury. If Plaintiffs had standing, the County claimed the district court erred by concluding the Final Plat was ambiguous and by permitting extrinsic evidence, including testimony of what the parties intended to construct on the parcel when the land was transferred. The Plaintiffs cross-appealed, with Tidwell alleging the district court erred in dismissing her procedural and substantive due process claims brought under 42 U.S.C. 1983. Both Plaintiffs also contended the district court abused its discretion in denying their claim for attorney fees. The Idaho Supreme Court vacated the district court's judgment because Plaintiffs lacked standing to assert their claims. Costs, but not attorney fees, were awarded on appeal to the County. View "Tidwell, et al. v. Blaine County, et al." on Justia Law

Petitioners Debbie Leo d/b/a Miller Lake Retreat, LLC, Larinda McClellan, Louise Redman Trust, Walter Myrl Redman, and Kenneth Roberts appealed a district court's order affirming the Oklahoma Water Resources Board's (the OWRB) final order granting a permit to The City of Oklahoma City (the City) to divert stream water from the Kiamichi River in Pushmataha County, Oklahoma. The City cross-appealed the district court's order denying its motion to dismiss Petitioners' petition for judicial review for lack of subject matter jurisdiction. The City contended Petitioners' failure to name the City as a respondent in their petition for judicial review of the OWRB's order was a fatal, jurisdictional flaw under the Oklahoma Administrative Procedures Act, (OAPA). The Oklahoma Supreme Court held that 75 O.S.2011, § 318(B)(2) required that the agency (here, the OWRB) be named as a respondent in the caption of the petition for review for the district court to acquire jurisdiction to review a final agency order. However, Section 318(B)(2) of the OAPA did not require the City be named as a respondent in the petition. Therefore, the district court's order finding it had jurisdiction to review the final agency order was affirmed. The Supreme Court further held the district court properly applied the Four Points of Law in O.A.C. § 785:20-5-4, including using the OWRB's calculation of available stream water and evaluation of beneficial use, which was based on substantial evidence in the record, with no findings of prejudicial error. Therefore, the district court's order affirming the OWRB's order was affirmed. View "Leo v. Oklahoma Water Resources Board" on Justia Law

In this long-running property use dispute, the plaintiffs, the Thai Meditation Association of Alabama and four of its organizers (collectively, TMAA), seek to convert a property zoned for residential use into a meditation center. In Thai Meditation Association of Alabama v. City of Mobile, 980 F.3d 821 (11th Cir. 2020) (TMAA I), the Eleventh Circuit reviewed the outcome of a bench trial that ended in judgment for the City of Mobile on all counts. In that case, the Eleventh Circuit affirmed in part but remanded three counts for further consideration. The vacated and remanded claims consisted of (1) a substantial burden challenge under the Religious Land Use and Institutionalized Persons Act (RLUIPA); (2) a Free Exercise challenge under the First Amendment; and (3) a state law challenge under the Alabama Constitution’s Religious Freedom Amendment (ARFA). On remand, the district court granted summary judgment to the City on all three counts, and this appeal followed.   The Eleventh Circuit vacated in part, affirmed in part, and remanded. The court concluded that summary judgment was improper, for either party, on the RLUIPA claim; summary judgment was proper on the Free Exercise claim; and the City has failed to carry its burden to satisfy strict scrutiny on the ARFA claim. The court explained that the City is imposing a burden on TMAA’s religious freedom, and because it has failed to carry its burden to demonstrate a compelling government interest, TMAA is entitled to judgment on the ARFA claim. View "Thai Meditation Association of Alabama, Inc., et al. v. City of Mobile, Alabama" on Justia Law

In 1907, the then-owner executed the “Stimson deed,” transferring to the Railroad “its successors and assigns, the right to cross said right of way at any point or points where such crossing is desired” the land at issue. POTB later took ownership of the railroad. A 2007 storm caused severe damage to the railroad tracks. POTB did not repair the damage, resulting in the disbandment of the Oregon Tillamook Railroad Authority. POTB, with governmental entities, established the Salmonberry Trail Intergovernmental Agency, to construct “a new multi-use trail” that would “connect[] to a wide network of existing recreation[al] trails and parks, educational opportunities, and heritage sites” over portions of the railroad line. In 2016, POTB filed a notice of intent to abandon service of the portions of the railroad line at issue with the Surface Transportation Board, which issued a Notice of Interim Trail Use (NITU) allowing interim trail use and railbanking under the National Trails System Act Amendments, 16 U.S.C. 1247(d).The Claims Court and Federal Circuit rejected Stimson’s claim that the creation of the trail constituted a Fifth Amendment taking. Railbanking and interim trail use are within the scope of the easement. Stimson failed to show abandonment for all purposes and had no compensable property interest in the land to which the deed pertained. View "Stimson Lumber Co. v. United States" on Justia Law

Darren and Tamara Berger (“Bergers”) appealed a judgment dismissing their claims of violation of a planned unit development (PUD), breach of contract, breach of fiduciary duty, private nuisance, and negligence against their neighbors Jason and Krysta Sellers (“Sellers”), Sellers’ homebuilder Jordan Anderson and Big River Builders, Inc. (together, “Builder”), and the Misty Waters Owners’ Association (“Association”). Sellers and Builder cross-appealed the judgment dismissing their claims of defamation, interference with contract and business, and negligence against Bergers and neighbor Jeff Carlson. The central issue in this case was whether the PUD minimum setback from the bay could be changed by obtaining a new Letter of Map Revision (LOMR) from the Federal Emergency Management Agency (FEMA) without an amendment to the PUD. To this, the North Dakota Supreme Court concluded the PUD unambiguously set the minimum setback from the bay as the contour line in the 2005 LOMR-F and therefore Sellers’ home violated the PUD. The Supreme Court reversed the district court’s grant of summary judgment on Bergers’ claims against Sellers for violation of the PUD, breach of restrictive covenants, negligence (drainage), and private nuisance (setbacks). The Court remanded with instructions to grant Bergers partial summary judgment on their claims against Sellers for violation of the PUD and breach of restrictive covenants and for declaratory relief (against Sellers) as requested in their motion for partial summary judgment. The Court reversed the trial court’s grant of summary judgment on Bergers’ claims against the Association for breach of fiduciary duty and negligence. The Court affirmed the court’s grant of summary judgment on all of Bergers’ claims against Builder, namely the PUD violation, breach of restrictive covenants, and negligence. The Court affirmed the grant of summary judgment on Bergers’ claims against the Association for breach of restrictive covenants and private nuisance. The Court affirmed the grant of summary judgment on all of Sellers’ and Builder’s claims. View "Berger, et al. v. Sellers, et al." on Justia Law

The Supreme Court affirmed in part and reversed in part the judgment of the court of appeals granting summary judgment on Plaintiff's claim under the Open Meetings Act, Ohio Rev. Code 121.22 and denying Plaintiff's request for an award of statutory damages under the Public Records Act, Ohio Rev. Code 149.43(C)(2), holding that the court of appeals erred in its analysis of the statutory damages issue.In an earlier appeal, the Supreme Court reversed the court of appeals' grant of summary judgment for the Portage County Board of Commissioners, the Portage County Solid Waste Management District Board of Commissioners (SWMD) and the Portage County Court of Common Pleas and remanded the case with instructions that the court of appeals to determine whether Plaintiff was entitled to relief under the Open Meetings Act and Public Records Act. The court of appeals granted summary judgment for the board and the SWMD and denied statutory damages. The Supreme Court remanded the matter, holding that Plaintiff was entitled to an award of statutory damages. View "State ex rel. Ames v. Portage County Bd. of Commissioners" on Justia Law

The Supreme Court affirmed the judgment of the trial court in favor of Reagan Outdoor Advertising in this appeal from the determination that Reagan's billboard had lost its legal nonconforming status, holding that the trial court correctly entered judgment for Reagan.An ordinance of the city of Noblesville bans pole signs, which are signs affixed to poles or other uprights installed in the ground. Reagan, whose billboards the city classifies as pole signs, was allowed signs to remain that pre-dated the ordinance if they were kept in good repair and not relocated. When Reagan repaired damage to one of the billboard's support posts the city issued a stop-work order before Reagan could reattach the sign's display, concluding that Reagan had relocated the sign, which therefore lost its legal nonconforming status. The zoning board of appeals affirmed, but the trial court reversed. The Supreme Court affirmed, holding that the ordinance's use of the word "relocate" was ambiguous and, consistent with this Court's interpretative canons, must be resolved in Reagan's favor. View "Noblesville Indiana Board of Zoning Appeals v. FMG Indianapolis, LLC" on Justia Law

Petitioner Pacific Gas and Electric Company (PG&E) sought extraordinary writ relief for the second time arising out of the parties’ ongoing efforts to clarify the standard of proof to be applied at trial on South San Joaquin Irrigation District’s (the District) right to take part of PG&E’s electric distribution system under the Eminent Domain Law. PG&E emphasized that it did not challenge the validity of the resolution of necessity adopted by the District. PG&E did challenge the District’s right to take its property on grounds that conflicted with various findings the District made in its resolution. Because these challenges were authorized by statute, PG&E could succeed at trial by essentially disproving one of these findings by a preponderance of the evidence. Further, the Court of Appeal agreed with PG&E that the superior court’s September 6, 2017 and November 28, 2022 orders erred in concluding that PG&E also needed to demonstrate the District abused its discretion in adopting its resolution of necessity. Therefore, the Court of Appeal issued a peremptory writ of mandate compelling the superior court to vacate its September 6, 2017 and November 28, 2022 orders, and enter a new order. View "Pacific Gas and Electric Co. v. Super. Ct." on Justia Law

In 2005, Joliet filed a complaint seeking to acquire, by eminent domain, a low-income apartment complex that was owned and managed by the plaintiffs. Following almost 12 years of litigation, Joliet acquired fee simple title to the property in 2017. During the litigation, the apartment complex remained in operation; the plaintiffs paid the property taxes without filing any protest. In 2018, the plaintiffs filed a tax objection complaint, seeking the refund of over $6 million in property taxes paid between the date Joliet filed its condemnation complaint and the date it acquired the property. The plaintiffs maintained that “once title to property acquired by condemnation vests with the condemning authority, it vests retroactively to the date of filing the condemnation petition,” so the landowner is entitled to a refund for any taxes paid after the date of filing. The trial court dismissed the complaint. The appellate court held that the plaintiffs were entitled to a refund.The Illinois Supreme Court reversed, overruling the precedent on which the appellate court relied. The legal premises on which that case rested—that a taking occurs at the time a condemnation action is filed and that the valuation of the property is fixed at that point—no longer exists. The court rejected an argument that the act of filing a condemnation complaint burdened the property and it would be unfair to require the plaintiffs to pay the property taxes that accrued during the condemnation proceeding. View "MB Financial Bank, N.A. v. Brophy" on Justia Law