Justia Zoning, Planning & Land Use Opinion Summaries

Alliance Pipeline L.P. (“Alliance”) entered into contracts with four states (“State Agreements”) as well as contracts with individual landowners in order to build a natural gas pipeline. The contracts with landowners provide easements for the pipeline right-of-way. In 2018, some landowners on the pipeline right-of-way filed a class-action lawsuit against Alliance. After the class was certified, Alliance moved to compel arbitration for the approximately 73 percent of plaintiffs whose easements contain arbitration provisions. Alliance appealed, arguing the district court erred by not sending all issues to arbitration for the plaintiffs whose easements contain arbitration provisions.   The Eighth Circuit affirmed in part and reversed in part. The court explained that the district court that the damages issues are subject to arbitration for the plaintiffs whose easements contain an arbitration provision. Plaintiffs make two arguments against sending any issues to arbitration: (1) Plaintiffs’ claims cannot be within the scope of the arbitration provisions because the claims allege lack of compensation for “ongoing yield losses,” not “damages to crops” and (2) Plaintiffs’ claims arise under the State Agreements, which do not have arbitration provisions. The court found the arbitration agreements to be enforceable and to cover all issues. The court held that as to the arbitration class members, the claims should be dismissed without prejudice. As to the members of the class without arbitration provisions, the court saw no reason why these class members cannot proceed with the lawsuit in the normal course at the district court. View "H&T Fair Hills, Ltd. v. Alliance Pipeline L.P." on Justia Law

The Supreme Court upheld the final determination of the Maryland Department of the Environment to reissue with revisions a general discharge permit to Animal Feeding Operations (AFOs), holding that the Department's final determination was reasonable and complied with applicable water quality standards.The most recent iteration of the general discharge permit the Department issued to AFOs was finalized by the Department pursuant to certain statutory requirements requiring the Department to review and issue or reissue water pollution control permits once every five years. The circuit court vacated the permit and remanded the matter with instructions to incorporate certain water quality standards into the permit. The Supreme Court reversed the judgment of the circuit court, holding (1) the Department's AFO general discharge permit framework was reasonable and consistent with federal and state law; and (2) the Department's decision to evaluate each AFO individually and to require appropriately-tailored best-management practices to control the emissions where they presented a risk of discharge was reasonable and not an abuse of discretion. View "Dep't of Environment v. Assateague Coastal Trust" on Justia Law

In the first appeal arising from Plaintiff-respondent Margaret McCann’s dispute with the City of San Diego over the City’s environmental review process of a project to convert overhead utility wires to an underground system in several neighborhoods, she alleged the City violated the California Environmental Quality Act (CEQA) by failing to properly consider the environmental impact of two underground projects. The Court of Appeal concluded the City’s review process was incomplete as to one project (MND Project) because the City failed to analyze whether they were consistent with the City’s Climate Action Plan. The judgment was reversed and the case remanded for the trial court to issue a peremptory writ of mandate ordering the City of set aside three resolutions that approved the projects. After remand, the trial court also ordered it would retain jurisdiction over the matter until the City complied with the relevant provisions of the CEQA. The City rescinded the project approvals and asked the court to discharge the writ. McCann objected to the City’s return and argued the trial court should not discharge the writ because the City did not perform the relevant analysis or affirmatively indicate it abandoned the projects. The trial court sustained McCann’s objection and declined to discharge the writ. The City then appealed, arguing it fully complied with the courts’ mandates. After review, the Court of Appeal determined the City satisfied the writ, and therefore held the writ had to be discharged. View "McCann v. City of San Diego" on Justia Law

Three conservation groups challenged the U.S. Bureau of Land Management’s approval of Jonah Energy’s development project on state and federal land in Wyoming. The project was designed to drill exploratory wells on land for which Jonah possessed development rights. The conservation groups argued the district court erred in upholding the BLM’s approval under the National Environmental Protection Act and the Federal Land Polocy and Management Act. Specifically, they contended the BLM inadequately considered the impact of the project on the sage-grouse and pronghorn antelope migration and grazing patterns. The Tenth Circuit concluded the BLM adequately collected and considered information on the sage-grouse and pronghorn, and selected a development plan that met statutory requirements. View "Western Watersheds Project, et al. v. United States Bureau of Land Management, et al." on Justia Law

The Oklahoma Turnpike Authority (OTA) brought an original proceeding to the Oklahoma Supreme Court asking the Court approve revenue bonds to finance the construction of three turnpike projects, update and repair turnpike facilities and infrastructure, refund prior revenue bonds and notes, and pay other costs. Protestants challenged the proposed bonds on several grounds, arguing that the Oklahoma Turnpike Authority lacked legislative authority to construct the three turnpikes. Title 69 O.S.2021, § 1718 provided that if the Court was satisfied that the bonds have been properly authorized in accordance with Article 17 of the Oklahoma Highway Code of 1968, 69 O.S.2021, § 1701 et seq., the Court would render its written opinion approving the revenue bonds. The OTA properly exercised its authority to determine the route for the South Extension. Further, the OTA has legislative authority pursuant to 69 O.S.2021, §§ 1705(f) and 1709(A) to issue additional bonds to finalize the Loop. Accordingly, the Supreme Court approved the revenue bonds. View "In the Matter of the Application of the Oklahoma Turnpike Authority" on Justia Law

The Supreme Court affirmed the judgment of the superior court in favor of the Town of Exeter in this action seeking injunctive and declaratory relief challenging the Town's decision to amend its zoning ordinance, which prevented Plaintiff from developing three commercial solar-field projects in Exeter, holding that Plaintiff was not entitled to relief on its allegations of error.On appeal, Plaintiff challenged several aspects of the superior court's judgment denying Plaintiff's request to enjoin enforcement of an emergency moratorium ordinance preventing review of Plaintiff's solar-field projects and to declare that Plaintiff's solar-field projects were vested pursuant to R.I. Gen. Laws 45-24-44. The Supreme Court affirmed, holding that, under this Court's understanding of the relevant law, the trial court properly entered judgment in favor of the Town. View "Green Development, LLC v. Town of Exeter" on Justia Law

Plaintiff Jeffrey Raymond, as Trustee of J&R Realty Trust, appealed a superior court order affirming a decision of the Zoning Board of Adjustment (ZBA) for the Town of Plaistow denying the plaintiff’s variance request and upholding the zoning determination of the town’s Building Inspector (BI). Plaintiff argued the court erred in affirming the ZBA’s decision because: (1) the record supported plaintiff’s contention that its proposed use of the property falls within the definition of a Trade Business; and (2) the ZBA unlawfully considered prior zoning violations at other properties operated by plaintiff’s anticipated tenant when making its determinations. After review, the New Hampshire Supreme Court concluded that, based upon the plain language of the town’s zoning ordinance, plaintiff’s proposed use of the property constituted a Trade Business. Accordingly, the Court reversed the trial court’s order upholding the ZBA’s decision denying plaintiff’s appeal of the BI’s zoning determination. View "Raymond v. Town of Plaistow" on Justia Law

The Supreme Court affirmed the judgment of the circuit court denying Dakota Constructors, Inc.'s petition for a writ of certiorari challenging the decision of the Hanson County Board of Adjustment that Dakota would need a conditional use permit (CUP) under a Hanson County ordinance in order to extract sand, gravel, and rock from the property at issue.In 2021, Dakota purchased the property: a quarry located in Hanson County that had operated under a state license since 1986 to mine sand, gravel, and rock. The ordinance took effect in 2000. Dakota Constructors submitted a CUP application but argued that it did not need a CUP because the operation of the quarry was a continuing prior nonconforming use. The Hanson County Board of Adjustment disagreed and granted the CUP application with specified conditions. The circuit court denied Dakota's ensuing petition for a writ of certiorari. The Supreme Court affirmed, holding that Dakota failed to show that the Board's reading of the word "extraction" was contrary to the ordinance, contrary to state statute, or otherwise wrong or erroneous. View "Dakota Constructors, Inc. v. Hanson County Bd. of Adjustment" on Justia Law

The City of Los Angeles (the City) approved a project at 1719-1731 North Whitley Avenue in Hollywood (the Project) that would replace 40 apartments subject to the City’s rent stabilization ordinance (RSO) with a hotel. The City determined the Project was exempt from review under the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines relating to certain development projects. The relevant guideline addresses what is often referred to as the “infill” exemption or the “Class 32” exemption. Respondent United Neighborhoods for Los Angeles (United Neighborhoods) sought a writ of mandate in the Los Angeles Superior Court, arguing, among other things, that the in-fill exemption does not apply because the Project is not consistent with a General Plan policy concerning the preservation of affordable housing. The trial court granted the writ, effectively halting the Project until the City was to find the Project is consistent with that policy or 148-159 undertakes CEQA review. The City and real parties in interest appeal.   The Second Appellate District affirmed the order granting the petition for writ of mandate. The court explained that the City’s suggestion that the Project’s consistency with the Framework Element implies consistency “with the entirety of the General Plan” because of the Framework Element’s foundational role assumes, contrary to authority, the Framework Element stands in perfect harmony with the General Plan. However, the court explained that although it affirms the trial court, it does not suggest that the City was necessarily required to make formal findings that Housing Element policies are outweighed by competing policies favoring the Project. View "United Neighborhoods for L.A. v. City of L.A." on Justia Law

The Supreme Court granted Relator's request for a writ of mandamus ordering the Ohio Department Transportation and its director (collectively, ODOT) to begin appropriation proceedings for the taking of real property owned by Relator, holding that appropriation proceedings were necessary.ODOT's roadway construction project resulted in Relator's property being inaccessible from any road. Relator filed this action seeking a writ of mandamus ordering ODOT to commence appropriation proceedings pursuant to Ohio Rev. Code 163. ODOT argued in response that Relator could obtain a permit from the city of Cleveland to connect the property to a road and that Relator must apply for and be denied such a permit before he was entitled to mandamus. The Supreme Court granted Relator's request for a writ of mandamus and ordered ODOT to commence appropriation proceedings, holding that Relator was entitled to a writ compelling ODOT to commence appropriation proceedings. View "State ex rel. Balunek v. Marchbanks" on Justia Law