Justia Zoning, Planning & Land Use Opinion Summaries

The plaintiffs brought this action after the defendant modified a storm water drainage system, allegedly causing flooding onto their property. The plaintiffs raised two distinct claims that remained at issue on appeal: a claim under the sewage-disposal-system- event (SDSE) exception to governmental immunity under the governmental tort liability act (GTLA), and a common-law trespass-nuisance claim seeking injunctive relief. The trial court dismissed both claims as untimely under the applicable three-year statute of limitations. Like the Court of Appeals, the Michigan Supreme Court disagreed, holding the SDSE claim, which sought relief only in connection with flooding that occurred within the three-year window, was timely. However, unlike the Court of Appeals, the Supreme Court concluded that because the defendant was immune with respect to the plaintiffs’ common-law trespass-nuisance claim, that claim was properly dismissed. In light of this holding, the Court vacated as unnecessary the Court of Appeals’ holding that the trespass-nuisance claim was timely. Finally, because the plaintiffs only sought injunctive relief in connection with that claim, their request for an injunction was invalid. Therefore, the Supreme Court reversed the trial court’s grant of summary judgment to the defendant with respect to the plaintiff’s SDSE claim, affirmed with respect to the common-law trespass-nuisance claim, and remanded for further proceedings. View "Sunrise Resort Association, Inc. v. Cheboygan County Road Commission" on Justia Law

In 1992, the Crow Tribe brought a declaratory action against Wyoming Game and Fish officials to determine whether the 1868 Treaty with the Crows afforded it an unrestricted right to hunt in the Bighorn National Forest. Relying on a line of prior Supreme Court cases interpreting Indian treaties, the federal district court in Wyoming held in Crow Tribe of Indians v. Repsis (Repsis I), 866 F. Supp. 520 (D. Wyo. 1994), that Wyoming’s admission as a state extinguished the Tribe’s treaty hunting rights (the “Statehood Holding”). In Crow Tribe of Indians v. Repsis (Repsis II), 73 F.3d 982 (10th Cir. 1995), the Tenth Circuit Court of Appeals affirmed the district court’s Statehood Holding. Alternatively, the Tenth Circuit held that the Bighorn National Forest was “occupied,” so the Tribe’s treaty hunting rights would not have applied to the area in question (the “Occupation Rationale”), and also reasoned that Wyoming could have justified its restrictions on hunting due to its interest in conservation (the “Conservation Necessity Rationale”). In 2019, the Supreme Court decided Herrera v. Wyoming, 139 S. Ct. 1686 (2019), in response to Wyoming’s attempts to prosecute a Tribe member for hunting in Bighorn National Forest. Critically, the Court held that the Tribe’s treaty rights had not been extinguished by Wyoming’s admittance as a state and that Bighorn National Forest was not categorically “occupied.” On remand, Wyoming continued its efforts to prosecute the Tribe’s member, arguing in part that the defendant could not assert a treaty right to hunt in Bighorn National Forest because Repsis II continued to bind the Tribe and its members through the doctrine of issue preclusion. The Tribe moved for relief from Repsis II under Federal Rule of Civil Procedure 60(b). But the district court denied the Tribe’s motion, holding that it lacked the power to grant relief because the Tenth Circuit relied on alternative grounds for affirmance (the Occupation and Conservation Necessity Rationales) that the district court had not considered in Repsis I. The Tribe appealed, arguing that the district court legally erred when it held that it lacked the power to review the Tribe’s Rule 60(b) motion. The Tenth Circuit concluded the district court abused its discretion when it held that it lacked the authority to review the Tribe’s motion for post-judgment relief. The matter was remanded again for further proceedings. View "Crow Tribe of Indians, et al. v. Repsis, et al." on Justia Law

Utility companies responsible for a planned electric transmission line asked the Fish and Wildlife Service (FWS) to allow construction across the Upper Mississippi River National Wildlife and Fish Refuge alongside an existing road and railroad. Rural Utilities Service completed an environmental impact statement under the National Environmental Policy Act (NEPA), 42 U.S.C. 4332(2)(C). FWS adopted the statement and issued a right-of-way permit.While litigation was pending, the utility companies sought to slightly alter the route and asked FWS to consider a land exchange. FWS discovered that it had relied on incorrect easement documents in issuing its original determination. It revoked the determination and permit but promised to consider the proposed land exchange. The district court ruled in favor of the environmental groups but declined to enjoin ongoing construction of the project on private land outside the Refuge.The Seventh Circuit vacated in part, first rejecting a mootness argument. FWS has revoked the compatibility determination but has not promised never to issue a new permit. However, FWS’s current position does not meet the criteria of finality. Whatever hardship the plaintiffs face comes not from FWS’s promise to consider a land exchange but from the Utilities’ decision to build on their own land, so the district court erred in reviewing the merits of the proposed land exchange. Plaintiffs’ request for relief against the Utilities under NEPA likewise is premature. Adopting the environmental impact statement did not “consummate” the decisionmaking process. View "Driftless Area Land Conservancy v. Rural Utilities Service" on Justia Law

The 186-acre Bollinger Valley, in rural Moraga near St. Mary’s College, is sloped; about half of the proposed project site has grades over 20 percent, and “significant portions” have grades over 35 percent. The property is used for cattle grazing and a summer equestrian day camp. Bruzzone purchased an interest in the property in 1967. Before Moraga was incorporated as a city in 1974, the property's Contra Costa County zoning designation “allowed residential development with a density of approximately three dwelling units per acre.”In 1979, Moraga adopted its first general plan. The property was denominated “Public Open Space – Study.” Permitted uses were “[a]griculture and accessory buildings thereto.” Although originally meant to be temporary, the Study designation has remained in place. For several reasons, including safety and environmental concerns, Moraga denied applications to develop housing on the property.The trial court directed Moraga to give the property a legally compliant land-use designation but otherwise rejected Bruzzones’ claims. The court of appeal affirmed. The Study designation is legally invalid under Government Code 65302, but the lack of a legally compliant land-use designation alone did not preclude Moraga from denying the project application for unrelated reasons, none of which the Bruzzones challenge. The court also upheld the rejection of claims of inverse condemnation and equal protection and due process violations. View "Lafayette Bollinger Development v. Town of Moraga" on Justia Law

Lance Hagen filed a public records request related to a condemnation case he was a party to involving the City of Lincoln and North Dakota Insurance Reserve Fund (“NDIRF”). Hagen sought to determine how the City of Lincoln and NDIRF spent approximately $1.1 million dollars on litigation costs defending the action. NDIRF did not produce all requested records, and the parties sought relief from the district court. Hagen appealed the district court’s judgment that concluded certain documents belonging to NDIRF were exempt from release under the potential liability exception outlined in N.D.C.C. § 44-04-19.1(8). Hagen argued the court abused its discretion by finding NDIRF itself faced potential liability because its members could face potential liability, and because the court discussed the fiscal effect of a disclosure on NDIRF, which Hagen argued exceeded the scope of the North Dakota Supreme Court’s remand order in Hagen v. North Dakota Insurance Reserve Fund, 971 N.W.2d 833. Because the Supreme Court concluded the potential liability exception under N.D.C.C. § 44-04-19.1(8) did not apply to any of the documents determined by the district court to be exempt, the Court reversed. View "Hagen v. N.D. Insurance Reserve Fund" on Justia Law

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