Justia Zoning, Planning & Land Use Opinion Summaries

This case involves a dispute between neighbors over alleged violations of the Los Angeles Municipal Code (LAMC) related to landscaping and hedges. The plaintiffs, Thomas and Lisa Schwartz, claimed that their neighbors, Charles and Katyna Cohen, violated certain provisions of the LAMC by maintaining landscaping and hedges on their property that exceeded height limits and were non-compliant with the Residential Parkway Landscaping Guidelines. The Schwartzes sought redress for these alleged violations under Government Code section 36900, subdivision (a), which provides that a violation of a city ordinance may be redressed by civil action.The trial court sustained the Cohens' demurrer to the Schwartzes' first and fourth causes of action, but overruled the demurrer to the second and third causes of action, which were based on alleged violations of the LAMC. The trial court relied on a previous decision, Riley v. Hilton Hotels Corp., which held that anyone can sue to redress violations of municipal ordinances under section 36900. The Cohens petitioned for a writ of mandate to direct the trial court to vacate its order overruling their demurrer to the second and third causes of action and to enter an order sustaining their demurrer to these causes of action without leave to amend.The Court of Appeal of the State of California, Second Appellate District, Division Four, granted the Cohens' petition. The court disagreed with the interpretation of section 36900 in Riley, finding that the statute only grants city authorities, not private parties, the right to redress violations of municipal ordinances via either criminal prosecution or civil action. The court overruled Riley and held that section 36900 does not authorize private parties to bring civil suits to enforce local ordinances. The court clarified that its holding does not disturb caselaw recognizing that a defendant's violation of a local ordinance may be relevant to, or provide an element of, some other cause of action by a private party, such as nuisance or public nuisance. The court directed the trial court to vacate its order overruling the Cohens' demurrer to the second and third causes of action and to enter an order sustaining their demurrer to these causes of action without leave to amend. View "Cohen v. Superior Court" on Justia Law

The case revolves around a dispute over a Major Land Use Permit issued to Susan Dietz, individually and as Trustee of G&M Trust (G&M), by Flathead County, Montana. G&M had purchased two adjacent 11.5-acre tracts on the shore of Lake Five and began several remodeling, demolition, and construction projects on both tracts. G&M received notices of multiple violations from both the Department of Environmental Quality and Flathead County, advising that these new structures violated local zoning regulations. G&M then submitted an application proposing new structures for short-term/vacation nightly rentals. The application was initially accepted by the County, who issued a Major Land Use Permit, later voided by the District Court.The District Court of the Eleventh Judicial District, Flathead County, voided the Major Land Use Permit issued to G&M, permanently enjoined all future construction or expansion of use or conversion of G&M’s property to any commercial use without first obtaining legal access and complying with all State and local statutes and regulations, ordered restoration of G&M’s property to its previously unaltered condition, and awarded attorney fees and costs to Friends of Lake Five, Inc. (FLF).The Supreme Court of the State of Montana affirmed in part, reversed in part, and remanded for further proceedings. The court affirmed the District Court's decision to void the Major Land Use Permit and its award of attorney fees and grant of permanent injunction. However, it reversed the District Court's requirement that G&M restore the property to its previous unaltered condition outside of the lakeshore zone. The case was remanded for further proceedings consistent with this opinion. View "Friends of Lake 5 v. County Commission" on Justia Law

The plaintiff, John Alexander Cucchi, owns a parcel of land south of Skatutakee Lake in Harrisville, New Hampshire. His property abuts the southern edge of Skatutakee Lake Road, which runs along the southern shore of the lake. A narrow strip of land, the disputed parcel, lies between the northern edge of the roadway and the lake. Both Cucchi and Pamela Worden, who owns adjacent land, claim ownership of this disputed parcel. Cucchi's claim traces back to a 1999 deed, while Worden's claim is based on a 2002 deed from the same original owner. In 2021, the Town of Harrisville conveyed most of its rights in the disputed parcel to Worden.The Superior Court granted summary judgment in favor of Worden and the Town of Harrisville, determining that Worden owned the disputed parcel and that Cucchi therefore lacked standing to challenge the Town’s release of its interest in the right-of-way to Worden. The court applied the presumption that landowners abutting public highways have fee ownership to the center of the road and concluded that the 1999 deed conveyed a fee interest only to the center of the traveled roadway.Upon appeal, the Supreme Court of New Hampshire reversed the lower court's decision in part, vacated in part, and remanded the case. The Supreme Court applied the whole-road presumption, which states that if a deed conveys to the side of a road, the effect is to convey the entire road if the grantor owns the land under the road and does not own the land on the other side. The court concluded that the 1999 deed did not reserve the fee underneath the right-of-way, and therefore, the whole-road presumption controls. The court determined that the 1999 deed conveyed the disputed parcel, and Cucchi now owns the underlying fee. The court remanded the case for further proceedings consistent with this opinion. View "Cucchi v. Town of Harrisville" on Justia Law

The case involves Oakland Tactical Supply, LLC and five Michigan residents who sued Howell Township, Michigan, alleging that the township's zoning restrictions, which prevented Oakland Tactical from constructing and operating a commercial shooting range, violated the Second Amendment. The district court granted the township's motion for judgment on the pleadings, concluding that the zoning restrictions did not violate the Second Amendment. The plaintiffs appealed this decision.The district court's decision was made before the Supreme Court announced a new framework for deciding Second Amendment challenges in New York State Rifle & Pistol Ass'n, Inc. v. Bruen. The Court of Appeals for the Sixth Circuit remanded the case for reconsideration in light of Bruen, and the district court again granted judgment for the township.The United States Court of Appeals for the Sixth Circuit affirmed the district court's decision. The court found that while the Second Amendment protects the right to engage in commercial firearms training as necessary to protect the right to effectively bear arms in case of confrontation, it does not extend to training in a particular location or at the extremely long distances Oakland Tactical seeks to provide. The court concluded that the plaintiffs' proposed conduct—commercial training in a particular location and long-distance commercial training—was not protected by the plain text of the Second Amendment. Therefore, the township's zoning restrictions did not violate the Second Amendment. View "Oakland Tactical Supply, LLC v. Howell Township" on Justia Law

The case revolves around a dispute between Dirt Road Development LLC (DRD) and Robert and Kathryn Hirschman over the construction and operation of a new feedlot in Howard County, Nebraska. The Hirschmans own several properties in the county where they operate feedlot facilities. They planned to construct and operate a new feedlot on a property that is separated from their existing feedlots by a quarter section of land owned by a third party. DRD, which owns a property near the proposed new feedlot, filed a lawsuit seeking to prevent the Hirschmans from constructing and operating the new feedlot without obtaining a conditional use permit from the Howard County Board of Commissioners.The District Court for Howard County heard the case initially. The court had to determine whether, under Howard County’s zoning regulations, the Hirschmans' new feedlot was “adjacent” to their existing livestock operations. If so, the regulations required the Hirschmans to obtain a conditional use permit before constructing and operating the new feedlot. The district court concluded that the new feedlot was adjacent to the Hirschmans’ other feedlots and that therefore, the Hirschmans were required to obtain a conditional use permit to build and operate the new feedlot. The court granted DRD’s motion for summary judgment and denied the Hirschmans’ motion.The Hirschmans appealed the decision to the Nebraska Supreme Court. They argued that the district court erred in holding that under the Howard County zoning regulations, their new feedlot was adjacent to their other feedlots and constituted a single commercial livestock operation rather than a separate feedlot. The Nebraska Supreme Court affirmed the district court's decision, agreeing that the term "adjacent" as used within the zoning regulations is unambiguous and that the Hirschmans were required to obtain a conditional use permit for their new feedlot. View "Dirt Road Development v. Hirschman" on Justia Law

The case involves MRose Development Co., LLC and Jason Schumacher (MRose) who sought to develop farmland located along Swan Lake in Turner County into 15 lakefront lots. The land was currently included in an agricultural zoning district, and due to residential density restrictions, MRose applied to rezone the land into a lake residential district. The Turner County Board of County Commissioners (the County) denied the application, and MRose appealed to the circuit court.The circuit court reversed the County's decision, interpreting Turner County's zoning ordinance to require approval of the rezoning application as a purely ministerial act because the land was situated along Swan Lake. The County appealed this decision.The Supreme Court of the State of South Dakota reversed the circuit court's decision. The court found that the circuit court erred in its interpretation of the 2008 Zoning Ordinance, which it believed required the County to approve MRose's rezoning application. The Supreme Court held that no provision in the entire 2008 Zoning Ordinance stated that lakefront property must be zoned Lake Residential simply by virtue of its location. The court also held that the County's decision to deny MRose's rezoning application was not arbitrary, as MRose failed to meet its burden of proof that the County acted arbitrarily. View "Mrose Development Co. v. Turner County Bd. Of Commissioners" on Justia Law

The case revolves around a dispute over a 15,000 square foot vacation home, the Chesapeake, located in Currituck County, North Carolina. The home is owned by Elizabeth LeTendre and has been the subject of litigation for over a decade regarding its compliance with county and state zoning requirements. The home's design includes a central area and two side wings, each structurally independent and less than 5,000 square feet. LeTendre's neighbors, Marie and Michael Long, contested that the Chesapeake violated a county zoning ordinance, which was upheld by the North Carolina Court of Appeals. The County then sued LeTendre to enforce the mandate and hold her in contempt if she refused to comply.LeTendre removed the case to federal court, seeking a declaratory judgment that the Chesapeake now complies with both county and state requirements. She argued that a recent amendment to North Carolina’s state zoning law abrogated the previous ruling. The district court agreed with LeTendre, holding that the County’s interpretation of a single-family detached dwelling, as applied to the Chesapeake, is “inconsistent with the State Building Code’s definition of a dwelling.”The United States Court of Appeals for the Fourth Circuit affirmed the district court's decision. The court held that the Building Code Council’s determination that the Chesapeake is “a building” controls. The court rejected the appellants' arguments that the district court's ruling violated principles of res judicata and the Rooker-Feldman doctrine, stating that the court was not reviewing whether the previous rulings correctly interpreted the Ordinance, but rather that the zoning amendment made the Council decision controlling. View "Currituck County v. LeTendre" on Justia Law

The United States Court of Appeals for the Eighth Circuit reviewed a case involving a group of plaintiffs who owned properties near proposed wind turbine sites in Page County, Iowa. The plaintiffs sued the county, its board of supervisors, and county officials after the board issued a commercial wind energy permit to Shenandoah Hills Wind Project, LLC (SHW). The plaintiffs claimed that the issuance of the permit violated the Due Process Clause of the Fourteenth Amendment, the Iowa Constitution, Iowa Code, and county ordinances. They also claimed that county officials violated the Iowa Open Meetings Act by holding nonpublic meetings on SHW's application. The defendants removed the case to federal court based on the federal due process claim.The district court dismissed the federal due process claim for lack of prudential standing and as implausibly pleaded under Federal Rule of Civil Procedure 12(b)(6). It also dismissed the state claims as time-barred under Iowa law and implausibly pleaded under Rule 12(b)(6). After the district court's decision, the county revoked the permit. Despite the revocation, the plaintiffs appealed the district court's order.The Court of Appeals held that the county's revocation of SHW's permit mooted the plaintiffs' claims, except for their claims under the Iowa Open Meetings Act. The court affirmed the district court's exercise of supplemental jurisdiction over these remaining claims and its dismissal of them. The court vacated the remainder of the district court's order and remanded the case to the district court with instructions to dismiss the non-Open Meetings claims as moot. View "Hunter v. Page County, Iowa" on Justia Law

This case involves a dispute over a real estate development project in Beaufort County, South Carolina. The developer, Road, LLC, purchased a 229-acre peninsula with plans to develop it. However, the project was contingent on resolving two disputes concerning the only access road to the peninsula. The first dispute involved neighboring landowners who claimed ownership of a parcel of land the access road crossed. The second dispute involved Beaufort County's denial of the developer's request for a zoning variance to relocate and improve the access road. The developer, the neighboring landowners, and Beaufort County settled both disputes in a written "Settlement Agreement." However, the developer eventually defaulted on its loan and the lender took title to the peninsula. After the developer's options to repurchase the peninsula expired, Beaufort County purchased the peninsula to prevent its development. Road, LLC argued that Beaufort County breached the implied covenant of good faith and fair dealing in the Settlement Agreement by purchasing the peninsula, thereby extinguishing any opportunity Road might later gain to sell the parcel to another developer.The trial court initially ruled in favor of Road, LLC, but later granted Beaufort County's motion for judgment notwithstanding the verdict, arguing that there was no breach of the Settlement Agreement and that Road presented no evidence to support the jury's $5 million award. The court of appeals affirmed the trial court's decision on the grounds that there was no evidence Beaufort County was the proximate cause of Road's damages and that the evidence showed Road did not suffer $5 million in damages because the property was still worth $5 million after the County purchased the peninsula.The Supreme Court of South Carolina affirmed the court of appeals' decision in result. The court held that the implied covenant of good faith and fair dealing cannot create new contractual duties not expressly stated or fairly implied in the contract itself. The court found that the Settlement Agreement did not prohibit Beaufort County from purchasing the peninsula once the developer's option expired. Therefore, the court concluded that Beaufort County could not have breached the implied covenant of good faith and fair dealing in the Settlement Agreement. View "Road, LLC and Pinckney Point, LLC v. Beaufort County" on Justia Law

The case revolves around a major land development project proposed for multiple parcels of real estate in North Kingstown, Rhode Island. The project was approved by the North Kingstown Planning Commission in 2012. The North Kingstown Town Council amended the zoning ordinance to create a Compact Village District (CVD) zone, which included the developers' property. In 2017, the town council again amended the zoning ordinance for the town’s CVD zone, limiting commercial building coverage and providing a ratio of buildings on the property. The developers challenged the ordinance in federal court, alleging that their project had vested prior to the 2017 ordinance’s limitations. After mediation and settlement discussions, a proposed consent judgment was prepared. The town council approved the consent judgment and the planning commission approved the developers’ preliminary plan for the project.The North Kingstown Zoning Board of Review upheld the planning commission's decision, concluding that the consent judgment recognized the developers’ vested rights and that the project was not bound by the subsequent 2017 zoning amendments. Rickey Thompson, a property owner within 200 feet of the project, filed an action in the Superior Court seeking a declaratory judgment that the town council was not authorized to enter into the consent judgment and that the planning commission should not have relied upon the terms of the consent judgment to review the developers’ application for preliminary plan approval.The Superior Court granted the defendants' motion for summary judgment, finding that Thompson had made an improper collateral attack on the consent judgment, as a nonparty, and that the town had the authority to enter into the agreement. Thompson appealed this decision.The Supreme Court of Rhode Island affirmed the judgment of the Superior Court. The court found that Thompson, as a nonparty to the consent judgment, lacked the requisite standing to challenge the agreement and was thus barred from making a collateral attack on what is a valid, final judgment in federal court. The court also found that the town had the authority to enter into the agreement and the consent judgment did not illegally constrain the planning commission’s authority. The court rejected Thompson’s argument that the consent judgment illegally amended the town’s zoning ordinance. The court also found that Thompson's argument that the town and the developers engaged in contract zoning was not raised in Superior Court and was thus waived. View "Thompson v. Town of North Kingstown Zoning Board of Appeals" on Justia Law