Ada County Highway District (ACHD) appealed the district court's grant of summary judgment to Terrie Rowley. This case arose from a dispute in the ownership of a ten-foot-wide walkway in a Boise subdivision and arose after Rowley sought an injunction to remove a shed her neighbor placed on that walkway. The district court held that: (1) the subdivision plats showed the original developers clearly and unequivocally dedicated the walkway to the public; and (2) ACHD owned the walkway. ACHD … [Read more...]

T-Mobile filed suit under the Telecommunications Act of 1996, 47 U.S.C. 332(c)(7)(B), challenging the Board's denial of T-Mobile's application for permits to build two telecommunications towers in Loudoun County - one disguised as a bell tower and one disguised as a silo on a farm. The district court concluded that the Board improperly denied T-Mobile's application for the silo tower and affirmed the Board's decision denying permits for the bell tower. The court concluded that the Board's … [Read more...]

The Board of Aldermen for the City of Ridgeland denied Baymeadows, LLC's proposed repair plans to correct 1,478 cited code violations, and Baymeadows appealed. Upon review of the Board's decision, the Supreme Court held that the Board did not adequately state its rationale for denying the proposed plans. Therefore, the Court remanded the case back to the Board either to issue Baymeadows a permit or provide an appropriate factual basis for its denial. Baymeadows, LLC v. City of Ridgeland … [Read more...]

Homer Gibson applied to Kittitas County for a conditional use permit (CUP) that would allow him to conduct rock crushing and other gravel and cement production related activities on his agricultural-zoned property. Kittitas gave notice that it would hold a public hearing on the CUP. Ellensburg Cement Products, Inc. objected to the CUP application and appealed Kittitas's SEPA Determination of Non-Significance (DNS) under the county's administrative appeal procedures. Kittitas first considered the … [Read more...]

Rodehorst Brothers, a partnership, applied for several building permits for its apartment building. A building inspector granted the first two permits but denied the third, concluding that Rodehorst had forfeited its right to continue its nonconforming use of a fourplex in an area zoned R-2 for one- and two-family use. On appeal, the city’s Board of Adjustment determined (1) Rodehorst had forfeited its right to continue its nonconforming use by not having more than two apartments occupied for … [Read more...]

The Anchorage Assembly passed an ordinance modifying the labor relations chapter of the Anchorage Municipal Code. Two citizen-sponsors filed an application for a referendum that would repeal the ordinance. The Municipality rejected the application, reasoning that the proposed referendum addressed administrative matters that were not proper subjects for direct citizen legislation. The sponsors filed suit in superior court and prevailed on summary judgment. The Municipality appealed, arguing that … [Read more...]

The New Mexico Cultural Properties Review Committee recognized approximately 400,000 acres of public land on Mount Taylor as a registered cultural property under the New Mexico Cultural Properties Act. One month after the Committee issued its final order, Rayellen Resources, Inc., and numerous other parties including the Cebolleta Land Grant (the Rayellen parties) appealed that decision. The Pueblo of Acoma, which joined the Committee in defending the listing, challenged whether the Rayellen … [Read more...]

The City of Lebanon sought to annex several hundred acres of nearby property. The owners of the property subject to the annexation, including Appellees, filed a lawsuit against the City to invalidate the annexation ordinance. The trial court granted Appellees’ motion for summary judgment, concluding that the City, by intentionally manipulating the annexation boundaries to guarantee a successful annexation, violated Appellees’ constitutional rights. The court of appeals affirmed, holding that the … [Read more...]

Spanish Court Condominium Association filed a complaint under the Forcible Entry and Detainer Act, 735 ILCS 5/9-101, against Carlson, a unit owners, who allegedly had failed to pay monthly assessments for six months. Carlson admitted that she had not paid her assessments, but denied that she owed those assessments, alleging that she incurred water damage to her unit because Spanish Court failed to properly maintain the roof directly above her unit. She asserted “Breach of Covenants” and … [Read more...]

A certified question of law from the U.S. District Court for the District of Idaho was presented to the Idaho Supreme Court. Karen White and her development company, Elkhorn, LLC, sought to recover $166,496 paid to Valley County for "capital investments for roads in the vicinity of [their] White Cloud development." Phase I of White Cloud was completed and it was undisputed by the parties that the tax monies paid for Phase I were used by the County to complete capital investments for roads in the … [Read more...]

This case involved a dispute over title to a 7.63 acre parcel of land located in Bacon County. The parcel was originally part of a 95-acre parcel owned by H.S. Carter that was taken by Bacon County via eminent domain proceedings commenced in 1973. As a result of the condemnation proceedings, Bacon County acquired over 2500 acres for creating a public recreation project known as Lake Alma and the Carter parcel was just one of the parcels condemned for that purpose. The proposed Lake Alma was part … [Read more...]

Plaintiff filed suit alleging that he was entitled to use the Fortymile Trail for access to his state mining claims. Plaintiff sought a declaration that he was entitled to a right-of-way to access his state mining claims on the Fortymile Trail both under a federal statute commonly referred to as R.S. 2477 and because he has an easement by implication or necessity, and that the real property interests claimed by the non-federal defendants were subject to this right-of-way. The district court … [Read more...]

Shelby Land Partners, LLC and Alabaster Land Company, LLC each own a 50% undivided interest in a parcel of undeveloped real property located within the municipal limits of the City of Alabaster. At the request of Shelby Land, the property was initially zoned as a "community business district," permitting only commercial uses. In 2009, Shelby Land petitioned the City to rezone the land to permit multifamily residential use in order to pursue the development of a low-income apartment complex for … [Read more...]

John Ter Beek filed an action against the City of Wyoming, seeking to have a city zoning ordinance declared void and an injunction entered prohibiting its enforcement. Ter Beek was a qualifying patient and held a registry identification card under the Michigan Medical Marijuana Act (MMMA). He wanted to grow and use marijuana for medical purposes in his home and argued that section 4(a) of the MMMA, MCL 333.26424(a), preempted the ordinance. Both parties moved for summary judgment. Ter Beek … [Read more...]

SourceGas Distribution, LLC owned property located in an area that had been annexed by the City of Hastings. The City, on behalf of the board of public works, filed a petition in the county court under the general condemnation procedures found at Neb. Rev. Stat. 76-101 through 76-726, seeking to initiate condemnation proceedings against the property owned by SourceGas. In an effort to enjoin the county court proceedings, SourceGas Distribution filed a complaint in the district court for … [Read more...]

Applicant Alan Bjerke appealed the Environmental Division's affirmance of the Burlington Development Review Board's decision to deny his application for a zoning permit to alter the exterior of his house. Applicant argued that his zoning permit application was "deemed approved" because the municipal zoning administrator did not act upon it within thirty days. Furthermore, he claimed the Environmental Division erred by admitting the municipal zoning ordinance into evidence after trial and putting … [Read more...]

The Town of Monkton brought a consolidated appeal from decisions of the state appraiser in three property tax cases challenging the Town's 2011 assessment. At issue was the manner in which the Town assessed land that had the potential for subdivision and further development. The state appraiser ruled that the Town had treated taxpayers inequitably by adding additional "home-site values" to undeveloped parcels that are subject to a permitted and recorded subdivision plan. The Town did not add … [Read more...]

The Surface Mining Control and Reclamation Act, 30 U.S.C. 1202(a) allows states to enact and administer regulatory programs consistent with federal standards, subject to federal approval. Kentucky’s Department for Natural Resources assumed responsibility for SMCRA implementation through its Division of Mine Permits, Ky. Rev. Stat. 350.028, .465(2). Its program has been approved by the U.S. Department of the Interior since 1982. A typical surface mining operation also requires permits under the … [Read more...]

This case concerned a dispute over the paving of a parking lot located on park land leased to a restaurant. A formal agreement between the restaurant and a community organization restricted the paving of the property, and the restriction was incorporated in administrative zoning orders. Still, the lot was paved. Baltimore County was, in this case, landlord of the property, code enforcer, and final administrative adjudicator of disputes arising under local land use laws. As administrative … [Read more...]

Kauai Springs, Inc., a water bottling and distribution company, filed an application for three zoning permits related to the continued operation of its water bottling facility on land located in Koloa, Kauai. The Planning Commission of the County of Kauai denied the permits, notified Kauai Springs that continued operation on the property constituted a land use violation, and ordered Kauai Springs to shut down its operations on the property. The circuit court reversed in part and vacated in part … [Read more...]

Calvin Kendrick and K & D Automotive, Inc. sued the City of Montgomery, the City's employees Eddie Hill, Jr., Nathaniel Bracy, and Scott Adams, Tony's Automotive, L.L.C. and Tony's Automotive's owner Tony D. Brooks and manager Ellen F. Brooks asserting various due-process claims after, on two occasions, the City declared vehicles parked at K&D Automotive to be public nuisances under the City nuisance ordinance and authorized Tony's Automotive to abate the nuisances by removing the … [Read more...]

At issue in this case was a forty-nine acre parcel of land. After the County of Hawai’i and the County Planning Director (collectively, County Defendants) gave the subject property’s owners approval to subdivide the property, Plaintiff, an adjacent land owner, filed an action challenging the subdivision approval. The circuit court ultimately granted summary judgment on all counts for the County Defendants, concluding that no genuine issue of material fact existed in this case. The intermediate … [Read more...]

The plaintiffs in this case consist of four Charleston citizens' groups. Plaintiffs brought suit seeking an injunction against what they believed to be the unlawful use of a terminal by the Carnival Corporation's cruise ship, the "Fantasy." The Terminal is within the City's Old and Historic District which is listed on the National Register of Historic Places maintained by the United States Department of the Interior. Plaintiffs' complaint sought injunctive relief based on ten claims: seven based … [Read more...]

At issue in this case was Va. Code Ann. 15.2-2303.1:1(A), which provides that cash payment made pursuant to a cash proffer offered or accepted for residential construction on a per-dwelling unit shall be accepted by any locality only after the completion of the final inspection of the property. Here several developers and Williamsburg Landing (collectively, Respondents) made proffers to the County, which included per-dwelling cash payments, related to the rezoning of their property. The cash … [Read more...]

Landowner initiated plans to develop his property as a cluster subdivision. Landowner received a compliance letter from the county zoning administrator indicating that Landowner’s property met the standards set forth in the applicable ordinance. After the zoning administrator issued the compliance letter, the county’s board of supervisors repealed the ordinance. Landowner filed a declaratory judgment action against the county and the board, seeking a declaration that he obtained a vested right … [Read more...]

In order to meet the 300 inhabitants required for incorporation under section 11-41-1, the petitioners included 51 people actually living in Caritas Village along with 296 people who had declared that they have designated Caritas Village as their place of residence pursuant to 12-13-23, Ala. Code 1975. The probate court determined that: (1) the proposed municipality had a population of less than 300; (2) the population of the proposed municipality did not constitute a body of citizens whose … [Read more...]

At issue in this case was Va. Code Ann. 15.2-2303.1:1(A), which provides that cash payment made pursuant to a cash proffer offered or accepted for residential construction on a per-dwelling unit shall be accepted by any locality only after the completion of the final inspection of the property. Here several developers and Williamsburg Landing (collectively, Respondents) made proffers to the County, which included per-dwelling cash payments, related to the rezoning of their property. The cash … [Read more...]

In order to meet the 300 inhabitants required for incorporation under section 11-41-1, the petitioners included 51 people actually living in Caritas Village along with 296 people who had declared that they have designated Caritas Village as their place of residence pursuant to 12-13-23, Ala. Code 1975. The probate court determined that: (1) the proposed municipality had a population of less than 300; (2) the population of the proposed municipality did not constitute a body of citizens whose … [Read more...]

The district court ordered Defendant to pay a civil penalty and attorney fees and to remove three unregistered, uninspected vehicles from his property after finding that he maintained an automobile graveyard on his property in violation of Me. Rev. Stat. 30-A, 3753. The Supreme Court affirmed, holding that the trial court (1) did not misconstrue the applicable law in determining that the vehicles on Defendant's property did not meet the definition of "antique auto"; (2) did not clearly err in … [Read more...]

Petitioner applied to the Town of Scituate building official for a building permit to build a single-family home on an unimproved lot. The building official denied the permit, citing numerous deficiencies with Petitioner's plans, including a lack of street frontage. Petitioner appealed the denial and, alternatively, applied for a dimensional variance. The town zoning board denied the appeal and the request for a dimensional variance. The superior court affirmed. The Supreme Court vacated the … [Read more...]

Plaintiffs owned property near but not on Sebago Lake. Defendants owned shorefront property on the lake. Through their deeds, Plaintiffs acquired an easement consisting of a right-of-way over lot 40A, a strip of land situated between Defendants' lots. In 2007, the lot was conveyed to Defendants. Before the conveyance, Plaintiffs obtained a permit for the construction of a dock extending from the lot to the lake. In 2010, the Town's code enforcement officer rescinded the permit and ordered the … [Read more...]

Shellie and Robert Symonds executed a lease agreement granting AT&T Mobility the right to use a portion of their property to build a wireless communication tower. The town planning board approved AT&T's application seeking approval for the project. William Horton and others appealed, and the town zoning board of appeals (ZBA) upheld the planning board's approval of AT&T's application. Horton appealed, arguing that the lease agreement created a new lot that did not meet the minimum … [Read more...]

In April 2010, the State Senate expressly rejected Duane Kanuha's nomination for a second term as a commissioner on the State Land Use Commission (LUC). Following the Senate's rejection, Kanuha continued to serve on the board and to participate in the LUC's consideration of a development project involving the reclassification of agricultural land for urban use. Sierra Club filed an action to disqualify Kanuha from serving on the LUC and to invalidate the actions Kanuha had taken with regard to … [Read more...]

This litigation arose from the City's recent efforts to complete its power system expansion plan first conceived in 1972 and re-affirmed in 2007. The City owns and operates Idaho Falls Power. Alliance sought declaratory and injunctive relief, arguing that the City lacked the power to condemn property outside its boundaries for the purpose of building electric transmission lines. The district court granted summary judgment in favor of Alliance, finding that Idaho law did not grant the City (or, … [Read more...]

The County of Kauai Planning Commission approved a subdivision application for a Trust's development of land in Koloa, Kauai. During the Commission's consideration of the application, the parties assumed that a historic road (Road) that the Trust needed to breach to provide access into the subdivision belonged to the County of Kauai. Plaintiff filed a civil complaint alleging several claims against Defendants, including breaches of the public trust. Plaintiff subsequently amended his complaint … [Read more...]

Plaintiffs owned property near but not on Sebago Lake. Defendants owned shorefront property on the lake. Through their deeds, Plaintiffs acquired an easement consisting of a right-of-way over lot 40A, a strip of land situated between Defendants' lots. In 2007, the lot was conveyed to Defendants. Before the conveyance, Plaintiffs obtained a permit for the construction of a dock extending from the lot to the lake. In 2010, the Town's code enforcement officer rescinded the permit and ordered the … [Read more...]

Petitioner applied to the Town of Scituate building official for a building permit to build a single-family home on an unimproved lot. The building official denied the permit, citing numerous deficiencies with Petitioner's plans, including a lack of street frontage. Petitioner appealed the denial and, alternatively, applied for a dimensional variance. The town zoning board denied the appeal and the request for a dimensional variance. The superior court affirmed. The Supreme Court vacated the … [Read more...]

In April 2010, the State Senate expressly rejected Duane Kanuha's nomination for a second term as a commissioner on the State Land Use Commission (LUC). Following the Senate's rejection, Kanuha continued to serve on the board and to participate in the LUC's consideration of a development project involving the reclassification of agricultural land for urban use. Sierra Club filed an action to disqualify Kanuha from serving on the LUC and to invalidate the actions Kanuha had taken with regard to … [Read more...]

The County of Kauai Planning Commission approved a subdivision application for a Trust's development of land in Koloa, Kauai. During the Commission's consideration of the application, the parties assumed that a historic road (Road) that the Trust needed to breach to provide access into the subdivision belonged to the County of Kauai. Plaintiff filed a civil complaint alleging several claims against Defendants, including breaches of the public trust. Plaintiff subsequently amended his complaint … [Read more...]

Shellie and Robert Symonds executed a lease agreement granting AT&T Mobility the right to use a portion of their property to build a wireless communication tower. The town planning board approved AT&T's application seeking approval for the project. William Horton and others appealed, and the town zoning board of appeals (ZBA) upheld the planning board's approval of AT&T's application. Horton appealed, arguing that the lease agreement created a new lot that did not meet the minimum … [Read more...]

PPM Atlantic Renewable (“PPM”) unsuccessfully requested that the Fayette County Zoning Board grant it numerous special exceptions and variances for it to build 24 windmill turbines on leased land. This matter involved whether an objector must comply with a county court order to post bond as a condition of appealing to the Commonwealth Court, where the developer was the appellant in the county court. Upon review, the Supreme Court concluded the Commonwealth Court should not have quashed the … [Read more...]

Bremer, LLC and KGG Partnership (collectively "Bremer") appealed a district court’s grant of summary judgment to East Greenacres Irrigation District ("EGID") and the district court’s denial of several additional motions. This case arose after EGID looped its pressurized water system to a main water line extension that Bremer constructed to serve Bremer’s land. Bremer claimed the extension was an illegal tax. The district court granted EGID summary judgment on the grounds that Bremer and EGID had … [Read more...]

In 1941, the U.S. Army Corps of Engineers completed the Prado Dam on the Santa Ana River near Corona, California. Plaintiffs’ predecessors purchased property in the flood control basin. The Corps anticipated inundation of property in that basin and paid for flowage easements to an elevation of 556 feet. In the 1970s, the Corps planned to modify the Dam, raising its height, increasing the size of the spillway, and enlarging the reservoir. The project was expected to raise the flood inundation … [Read more...]

The district court ordered Defendant to pay a civil penalty and attorney fees and to remove three unregistered, uninspected vehicles from his property after finding that he maintained an automobile graveyard on his property in violation of Me. Rev. Stat. 30-A, 3753. The Supreme Court affirmed, holding that the trial court (1) did not misconstrue the applicable law in determining that the vehicles on Defendant's property did not meet the definition of "antique auto"; (2) did not clearly err in … [Read more...]

Capital Assets Financial Services, the owner of property within the City of Saratoga Springs, asked the city council to rezone its property from a low density to a medium density residential zone. The city council granted the request. A group of citizens submitted a petition to the City requesting that the site-specific rezoning be placed on the ballot as a referendum. The City granted the request. Capital Assets subsequently filed a complaint against the City requesting a declaration that the … [Read more...]

Mike and Becky Carey applied for a building permit for an interior renovation of an apartment building. A municipal building inspector denied the application because the construction documents were not prepared by a registered design professional. The city's appeals board denied the Careys' appeal. The district court overruled the appeals board and ordered that the Careys be issued a building permit without the requirement that they retain a licensed architect, concluding (1) the appeals board … [Read more...]

The University of Hawaii (UH) sought to construct an advanced solar telescope and observatory near the summit of Haleakala on Maui. Kilakila 'O Haleakala (KOH) opposed UH's conservation district use application to build on the project site to the Department of Land and Natural Resources (Department). KOH formally petitioned the Department for a contested case hearing on the application. Without either granting or denying KOH's petition, the Board of Land and Natural Resources (Board) voted at a … [Read more...]

Beginning in 1993 the U.S. Army Corps of Engineers implemented temporary deviations from its 1953 Water Control Manual in operating the Clearwater Dam, to protect agricultural and other uses. Efforts to update the Manual were eventually abandoned. The state sought compensation for "taking" of its flowage easement based on flooding of the 23,000-acre Black River Wildlife Management Area, which resulted in excessive timber mortality. The Court of Claims awarded more than $5.5 million in damages. … [Read more...]

Wapiti Park Campgrounds, Inc. operated a campground on land in the City of Elk River. The City enacted a series of zoning ordinances that first allowed campgrounds as a conditional use and then removed campgrounds as either a conditional or a permitted use. Wapiti Park obtained a conditional-use permit from the City while campgrounds were allowed as a conditional use. The City later revoked the conditional-use permit and asserted that Wapiti Park was no longer authorized to operate the … [Read more...]

Plaintiffs purchased a 33,000-square-foot residential lot in 1974 that was adjacent to another lot owned by Plaintiffs upon which they had built their residence. In 2004, the village of Ottowa Hills denied Plaintiffs' request for a variance seeking to have the vacant lot declared a "buildable" lot because the zoning code at that time included a requirement that no structure could be built on a lot smaller than 35,000 square feet. This new size restriction was enacted in 1978. At the time … [Read more...]

This case stemmed from an effort by Mortgage Alliance Corporation (“MAC”) a residential subdivision called "Silverstone." In August 2008, MAC sued the county and various county officials alleging, among other things, that an August 2006 letter to MAC from the county's sole commissioner, which said that the county's position was that any proposal to develop MAC's property as a subdivision would need to comply with a recent amendment to the county's land use ordinances, resulted in a taking of … [Read more...]

Psycamore, LLC, sought approval to operate a mental-health treatment facility in an area of Ocean Springs where the zoning ordinance allowed facilities for the examination and treatment of human patients. The City denied Psycamore’s application, but the circuit court reversed and the City appealed. Because the Supreme Court found that the City’s decision was arbitrary and capricious, it affirmed the circuit court’s ruling. City of Ocean Springs v. Psycamore, LLC … [Read more...]

The Supreme Court granted allowance of appeal to determine whether: (1) the repeal of an ordinance mooted any challenges to that ordinance; (2) whether the Commonwealth Court may issue an opinion on the merits of certain issues where it subsequently remands the case for a determination of mootness on another issue; and (3) whether parties to a hearing can continue a challenge to a zoning ordinance once the original challenger has withdrawn. Because “parties to a hearing” are distinct from “party … [Read more...]

Woodboro has about 750 residents on 21,857 acres, within Oneida County. Woodboro’s 1998 Land Use Plan encourages low density single family residential development for waterfront properties and maintaining rural character. The 2009 Woodboro Comprehensive Plan incorporates that language. There are 177 parcels on Squash Lake, all but seven zoned for single-family uses. The seven parcels zoned for business were pre-existing uses under initial zoning in 1976. In 2001, Woodboro voluntarily subjected … [Read more...]

Plaintiffs purchased a 33,000-square-foot residential lot in 1974 that was adjacent to another lot owned by Plaintiffs upon which they had built their residence. In 2004, the village of Ottowa Hills denied Plaintiffs' request for a variance seeking to have the vacant lot declared a "buildable" lot because the zoning code at that time included a requirement that no structure could be built on a lot smaller than 35,000 square feet. This new size restriction was enacted in 1978. At the time … [Read more...]

The issue before the court in this case arose from a proposed housing development in West Woodstock. In a prior case involving this development, the Supreme Court affirmed permits for the project granted by the town development review board and the district environmental commission and affirmed by the environmental division of the superior court. In this appeal, brought by the owners of abutting properties to the land in question, more narrow questions related to easements and other property … [Read more...]

After years of negotiation and lawsuits, Snohomish County agreed to let King County build a sewage treatment plant in south Snohomish County. As part of the settlement, King County agreed to provide a substantial mitigation package for the local Snohomish County community near the plant. The cost of the mitigation was included in the capital cost of the plant. Two local utility districts that contract with King County for sewage treatment filed suit, arguing that the mitigation package was … [Read more...]

East Allendale, LLC owned a 2.13 acre parcel of land in the Borough of Saddle River. Part of the property was located in the office zone, which restricted improved lot coverage to 30 percent of the lot's total area. In 2004, East Allendale submitted an application to the Borough's Zoning Board of Adjustment (Board) for a permit to build a 10,000 square foot bank building and parking lot on the property. The site plan required approval of a bulk variance to allow 42 percent improved lot coverage. … [Read more...]

Plaintiffs, several taxpayers who managed or owned land in the vicinity of a landfill, challenged the validity of an agreement for hosting of the landfill. The district court dismissed Plaintiffs' complaint for failure to state a claim upon which relief could be granted. The court further found that the complaint was frivolous and filed in bad faith and ordered Plaintiffs to pay the landfill parties' and counties' attorney fees and costs. The Supreme Court (1) reversed the portion of the … [Read more...]

East Allendale, LLC owned a 2.13 acre parcel of land in the Borough of Saddle River. Part of the property was located in the office zone, which restricted improved lot coverage to 30 percent of the lot's total area. In 2004, East Allendale submitted an application to the Borough's Zoning Board of Adjustment (Board) for a permit to build a 10,000 square foot bank building and parking lot on the property. The site plan required approval of a bulk variance to allow 42 percent improved lot coverage. … [Read more...]

Appellants, several individuals, contended that a Robertson County passway was a private drive, and Appellees, Robertson County, the County Fiscal Court, and an individual (collectively, Fiscal Court), argued that the passway was a part of the formal county road system of the County. Appellant asked the Fiscal Court to acknowledge there had never been a formal adoption of the passway into the official county road system, but the Fiscal Court declined. Appellants subsequently filed a complaint in … [Read more...]

The issue on appeal to the Supreme Court centered on the question of how non-rental residential properties subject to housing-subsidy covenants should be valued for property-tax purposes. Taxpayers in two cases consolidated for the purposes of this opinion contended that the governing statute mandates an automatic reduction in valuation for properties subject to these covenants or, (what is effectively) equivalent, a mandatory tax exemption on a portion of the property's value. The towns in … [Read more...]

The issue before the Supreme Court in this case involved the validity of an amended rule from the Department of Ecology that reserved water from the Skagit River system for future year-round out-of-stream uses, despite the fact that in times of low stream flows these uses would impair established minimum in-stream flows necessary for fish, wildlife, recreation, navigation, scenic and aesthetic values. The Swinomish Indian Tribal Community (Tribe) sued, challenging the validity of Ecology's … [Read more...]

Petitioners appealed a 2012 trial court order that upheld the Town of Underhill's decision to reclassify a segment of Town Highway 26 from a Class 3 and Class 4 highway to a legal trail. Petitioners argued that: (1) the trial court should have appointed commissioners to make a report concerning the reclassification decision pursuant to 19 V.S.A. sections 740-743 rather than reviewing the reclassification decision on the record pursuant to Vermont Rule of Civil Procedure 75; (2) the court erred … [Read more...]

Deidre W. Lee and Samuel G. McKerall appealed the grant of summary judgment in favor of Town of Magnolia Springs Mayor Charles Houser and Town Councilman Robert C. Holk. The Town of Magnolia Springs and the Magnolia Springs Planning Commission (the remaining defendants in the underlying action), appealed a judgment entered on a jury award to Lee and McKerall. In 2005, Lee purchased 47 acres of property in Baldwin County. In 2006, she submitted an application for preliminary subdivision-plat … [Read more...]

The Nancy Lake State Recreation Area's ("the Park") governing regulations prohibit the use of motorized vehicles off of the Park's paved roads. However, the Park issues special use permits to owners of private property abutting the remote boundary of the Park that grant them the right to use all-terrain vehicles (ATVs) along the Butterfly Lake Trail to access their private property. The ATVs have damaged the Butterfly Lake Trail and the surrounding wetlands. SOP, Inc. sued to enjoin the Park … [Read more...]

Developer sought to build ninety-six condominiums, but as a condition of obtaining a permit to do so, City required Developer to set aside ten condominium units as below market rate housing and make a substantial payment to a city fund. Developer challenged these requirements but did so while proceeding with construction. At issue before the Supreme Court was whether Cal. Gov't Code 66020, which permits a developer to proceed with a project while also protesting the imposition of "fees, … [Read more...]

Deidre W. Lee and Samuel G. McKerall appealed the grant of summary judgment in favor of Town of Magnolia Springs Mayor Charles Houser and Town Councilman Robert C. Holk. The Town of Magnolia Springs and the Magnolia Springs Planning Commission (the remaining defendants in the underlying action), appealed a judgment entered on a jury award to Lee and McKerall. In 2005, Lee purchased 47 acres of property in Baldwin County. In 2006, she submitted an application for preliminary subdivision-plat … [Read more...]

Petitioners appealed a 2012 trial court order that upheld the Town of Underhill's decision to reclassify a segment of Town Highway 26 from a Class 3 and Class 4 highway to a legal trail. Petitioners argued that: (1) the trial court should have appointed commissioners to make a report concerning the reclassification decision pursuant to 19 V.S.A. sections 740-743 rather than reviewing the reclassification decision on the record pursuant to Vermont Rule of Civil Procedure 75; (2) the court erred … [Read more...]

The issue on appeal to the Supreme Court centered on the question of how non-rental residential properties subject to housing-subsidy covenants should be valued for property-tax purposes. Taxpayers in two cases consolidated for the purposes of this opinion contended that the governing statute mandates an automatic reduction in valuation for properties subject to these covenants or, (what is effectively) equivalent, a mandatory tax exemption on a portion of the property's value. The towns in … [Read more...]

At issue in this case was the City's enactment of an ordinance which had the practical effect of prohibiting new group homes - i.e., homes in which recovering alcoholics and drug users live communally and mutually support each other's recovery - from opening in most residential zones. The court reversed the district court's dismissal of plaintiffs' disparate treatment claims; plaintiffs have created a triable fact that the ordinance was enacted in order to discriminate against them on the basis … [Read more...]

Appellant was a real estate firm that owned a vacant four-story building (the property) and sought to develop it into an office building. Before the Minneapolis City Council approved Appellant's site plan application, the Minneapolis Heritage Preservation Commission (Commission) nominated the property for designation as a local historic landmark. Appellant subsequently submitted an application for a certificate of appropriateness to the Commission. The City Council denied the application and … [Read more...]

Plaintiffs filed suit against the city alleging that the city's zoning scheme violated the First and Fourteenth Amendments. The court concluded that the zoning ordinances at issue were content-neutral, time, place and manner regulations subject to intermediate scrutiny; the zoning scheme was narrowly tailored to serve a substantial government interest; and there were reasonable alternative avenues in which plaintiffs could operate an adult entertainment business despite the zoning ordinances. … [Read more...]

Temple B'Nai Zion brought statutory and constitutional challenges to its designation as a historic landmark by a municipality. At issue was whether Temple's challenges were ripe for adjudication. The court concluded that the Temple's complaint alleged a dispute sufficiently concrete to render the instant controversy ripe and justiciable without further delay. Accordingly, the court vacated and remanded the judgment of the district court. Temple B'Nai Zion, Inc. v. City of Sunny Isles Beach, FL, … [Read more...]

Landowners protested pursuant to Mont. Code Ann. 76-2-205(6) to block the Board of County Commissioners of Missoula County from establishing a special zoning district north of Lolo, Montana. Landowners effectively blocked the zoning proposal pursuant to section 76-2-205(6). L. Reed Williams filed a complaint against Commissioners, challenging the constitutionality of the statute. Landowners intervened in the action. The district court denied Landowners' motion to dismiss and granted summary … [Read more...]

Respondents Steven and Philomena Landrigan appealed a Superior Court order finding that they unlawfully subdivided their property and granting petitioner Town of Newbury's request for injunctive relief and the imposition of a $2,000 fine. Respondents argued that the trial court erred in finding that their conduct and that of their predecessors had merged two non-conforming parcels into a single lot. Finding no error, the Supreme Court affirmed. Town of Newbury v. Landrigan … [Read more...]

Skyline Materials applied for a variance from the setback requirements of Houston County's zoning ordinance. The County granted the variance. Respondents, owners of property that was adjacent to the property owned by Skyline, sought to exercise their statutory right of appeal. The parties, however, disagreed as to the proper method of service. The district court concluded that Minn. R. Civ. P. 5.02, rather than Minn. R. Civ. P. 4.03, controlled, and therefore, the court had jurisdiction over … [Read more...]

The Lakeside Neighborhood Planning Board approved a revised neighborhood plan (Plan) created by the Lakeside Neighborhood Planning Committee (LNPC). The Flathead County Commissioners passed a resolution to adopt the Plan. Numerous property owners in Flathead County sought to have the Plan declared void, contending that the LNPC violated Montana's open meeting laws by holding unannounced meetings in private homes or via a private Yahoo Group website and that LNPC unlawfully destroyed public … [Read more...]

In 1998, Norfolk approved the Hampton Boulevard Redevelopment Project created by the Norfolk Redevelopment and Housing Authority pursuant to Code § 36-49, which authorizes such an authority to "adopt a redevelopment plan for a designated redevelopment area to address blighted areas" and Code § 36-51(A), which authorizes localities to approve redevelopment plans. The approval was based on a redevelopment study which determined that the area was blighted due to incompatible land uses, disrepair, … [Read more...]

In 1957, special commissioners, appointed in a partition suit, conveyed to Wilkinson an 18.35-acre tract adjoining Route 704 in Washington County. In 1961, the State Highway Commissioner instituted condemnation, acquiring a 3.83-acre strip of land through the tract for construction of Interstate Highway I-81, leaving a 4.88-acre parcel north of I-81 that retained frontage on Route 704 and a 9.64-acre parcel south of I-81 that became landlocked. Condemnation commissioners awarded Wilkinson $1450 … [Read more...]

In 2005, Angstadt acquired a Fredericksburg parcel, identified on the tax map as a single lot. City records indicated that in 1942 it had been listed as two separate “tax parcels.” In 2008, Angstadt obtained a survey, which drew lines that corresponded to the boundaries of the two parcels shown in 1942. Angstadt recorded the survey, but did not submit it for approval as a subdivision, and subsequently transferred the two purported lots to his company, PBU, by separate deeds. PBU conveyed one … [Read more...]

George and Catherine Dickens appealed the City of Statesboro's Zoning Board of Appeals denial of their application to construct a 2,160-square-foot detached garage on their property. The Dickenses then filed a petition for mandamus and damages at superior court to compel the City to issue their building permit. The City moved for summary judgment, which the superior court summarily denied. The trial court issued a certificate of immediate review, and the City applied for interlocutory appeal. … [Read more...]

St. Louis County appealed a judgment awarding property owners damages from the taking of their real properties by eminent domain. The County claimed the judgment should have been reversed because the trial record was inadequate for appellate review because portions were inaudible or not recorded. Further, the County claimed the trial court abused its discretion in its evidentiary rulings and that the verdict was excessive and unsupported by the evidence. Upon review, the Supreme Court found no … [Read more...]

The County moved for partial summary judgment, asking the court to uphold alleged land use restrictions created by two agreements (collectively, the "Master Plan") that were executed to govern the development of Pike Creek Valley. The Master Plan prevented PCRS from developing any portion of approximately 177 acres that once operated as a golf course. The court concluded that the Master Plan created a restrictive covenant on the golf course that runs with the land; PCRS had not met its burden of … [Read more...]

The City of Lorena approved a subdivision plat. The City, however, subsequently enforced a moratorium against the property, citing the municipality's additional sewage system capacity requirements. The landowner sued for a declaratory judgment that the moratorium did not apply against its approved development and for damages, alleging a regulatory taking under an inverse condemnation claim. The trial court granted summary judgment in favor of the City. The court of appeals reversed, holding that … [Read more...]

This appeal concerned the City of Milton's decision to deny T-Mobile's applications for permits to build three cell phone towers. At issue was the writing requirement of the Telecommunications Act, 47 U.S.C. 332(c)(7)(B)(iii), which stated that "[a]ny decision by a State or local government or instrumentality thereof to deny a request to place, construct, or modify personal wireless services shall be in writing and supported by substantial evidence contained in a written record." The court … [Read more...]

When passing a 1997 ordinance, the Anchorage Municipal Assembly amended the boundaries of a proposed Downtown Improvement District to exclude some properties on K and L Streets. The building at 420 L Street, the property owned by appellant L Street Investments, was in the original proposal but was subsequently carved out by the Assembly. In 2000 the Assembly extended the life of the District for ten years. Beginning in 2009, the Anchorage Downtown Partnership canvassed businesses hoping to … [Read more...]

The Topeka City Council granted the Episcopal church (the Church) a building permit for a parking lot on Bethany Place, a registered state historic site owned by the Church. Friends of Bethany Place, a nonprofit organization, opposed the project and appealed the decision to issue the permit. The district court reversed and ordered the parking lot permit set aside, holding that insufficient evidence existed to support the finding that no feasible and prudent alternatives to the project existed … [Read more...]

Appellant John Nichols appealed a final Superior Court judgment affirming the order of the State Coastal Zone Industrial Board granting motions to dismiss filed by appellees Diamond State Generation Partners LLC and the Delaware Department of Natural Resources and Environmental Control in response to Nichols' appeal of the grant of a Coastal Zone industrial permit application. Nichols raised two claims on appeal: (1) the Board's vote on whether Nichols had standing to pursue the appeal failed … [Read more...]

Certain amplified music concerts were conduct on farm land in a rural county. The county board of zoning appeals later ordered the business owners who hosted the concerts to limit the concerts to one per year, but the business owners defied the order. Plaintiff, a neighborhood property owner, filed suit seeking to enforce the zoning authority's decision and to abate the concerts as a common-law nuisance. The trial court granted Defendants' motion to dismiss, concluding (1) the concerts were … [Read more...]

This case concerned efforts by the Town of Nags Head, North Carolina, to declare beachfront properties that encroach onto "public trust lands" a nuisance, and regulate them accordingly. In the related appeal of Sansotta v. Town of Nags Head, the district court adjudicated the claims but concluded that it was inappropriate for a "federal court to intervene in such delicate state-law matters," and abstained from decision under Burford v. Sun Oil Co. The court reversed the district court's decision … [Read more...]

Plaintiff Norfolk Southern Railway Company owned and operated Croxton Yard, a large intermodal freight facility. Business was expected to grow; the railroad's future plans included the Crescent Corridor project, which would expand rail service from ports in New York and New Jersey across the United States and into Mexico. In 2004, Norfolk Southern decided to expand the yard by acquiring three adjacent properties, including one owned by defendant Intermodal Properties, LLC. Intermodal rejected … [Read more...]

In 2007 Hamilton Township imposed impact fees of about $2,100 per lot on developers of residential property. Salt Run, a residential developer, sought to avoid the fees by annexation to the Village of Maineville. Unable to stop the annexation in court, Hamilton Township imposed a lien on the property. Salt Run ultimately defaulted on its loan as a result of funding an escrow so that it could sell the property, despite the lien. Salt Run sued the Township, alleging a takings claim. While the case … [Read more...]

The City Council authorized the City Manager to sell a parcel of oceanfront property known as "the Boat School." Plaintiffs filed a complaint seeking a declaratory judgment that the sale agreement was invalid due to the City's failure to advertise in accordance with its charter, and moved for a temporary restraining order to prevent the sale of the property. Defendants counterclaimed against Plaintiffs for slander of title and tortious interference with a contract. Plaintiffs filed a special … [Read more...]

Ownership of the Somerville property has changed many times. It has been used for manufacturing, for machining military parts during World War II, and as warehouses for commercial and industrial tenants, including JANR. The soil and the groundwater became contaminated, likely beginning in the 1940s, when a degreasing agent was dumped on the ground. Contamination worsened after 1983 when improper storage of hazardous waste in the JANR warehouse resulted in spills and leaks. Remedial actions may … [Read more...]

Connor Group owns and manages about 15,000 rental units throughout the U.S., including about 1,900 in the Dayton area. Its rental agent posted an ad on Craigslist: 599/1br – Great Bachelor Pad! (Centerville) … Our one bedroom apartments are a great bachelor pad for any single man looking to hook up. This apartment includes a large bedroom, walk in closet, patio, gourmet kitchen, washer dryer hook up and so much more.... A fair-housing organization sued, charging violation of the Fair Housing … [Read more...]

Third Site is a Comprehensive Environmental Response, Compensation and Liability Act (CERCLA) site that was part of a larger area, under common ownership by the Bankerts, used for recycling industrial wastes. Cleanup initially focused on other sites, but in 1987 and 1992 consultants found concentrations of volatile organic compounds; Third Site was transferring pollutants to Finley Creek, which flows to Eagle Creek Reservoir, which supplies Indianapolis drinking water. The creek was realigned. … [Read more...]

The City Council authorized the City Manager to sell a parcel of oceanfront property known as "the Boat School." Plaintiffs filed a complaint seeking a declaratory judgment that the sale agreement was invalid due to the City's failure to advertise in accordance with its charter, and moved for a temporary restraining order to prevent the sale of the property. Defendants counterclaimed against Plaintiffs for slander of title and tortious interference with a contract. Plaintiffs filed a special … [Read more...]