Justia Government & Administrative Law Opinion Summaries

Defendant, cross-complainant and appellant Luna Crest Inc. opened a medical marijuana dispensary within the city limits of plaintiff, cross-defendant and respondent City of Palm Springs (City). The Palm Springs Municipal Code required a permit to operate a marijuana dispensary in the City, which Luna did not obtain. Luna sought a preliminary injunction against the continued enforcement of the permitting requirement, which the trial court denied. Luna argued on appeal that the City ordinance requiring a permit was preempted by federal law and, therefore, invalid and unenforceable. Finding no reversible error, the Court of Appeal affirmed. View "City of Palm Springs v. Luna Crest" on Justia Law

Plaintiff-petitioner San Diegans for Open Government (SDOG) appealed a judgment denying its petition for writ of mandate and complaint for declaratory and injunctive relief that challenged a decision by defendant and respondent City of San Diego (City) approving a real property lease with defendant and real-party-in-interest BH Partnership (BH). Since 1953, BH and its predecessors have leased from City certain real property in Mission Bay Park on which it operated the Bahia Resort Hotel. In late 2012, the city council approved a 40-year lease agreement that would extend BH's tenancy of that property. However, because that approval did not include a statement of the property's fair market value, approval of the lease agreement was placed on the city council's agenda for its February 26, 2013, meeting for reconsideration. BH hired appraiser Bruce Goodwin to establish the property's fair market value. SDOG contended City erred by approving the lease because the evidence was insufficient to support its finding the appraisal of the property was performed by an independent appraiser. Because there was substantial evidence to support the city council's finding Goodwin was an independent fee appraiser within the meaning of San Diego Municipal Code section 22.0901, the Court of Appeal concluded SDOG did not carry its burden to show the city council abused its discretion by approving the lease between City and BH. View "San Diegans for Open Government v. City of San Diego" on Justia Law

The People filed a complaint charging defendants with causing, aiding, and abetting the illegal delivery of marijuana. The trial court granted an injunction barring defendants from further developing or marketing their marijuana delivery app. At issue on appeal is whether Proposition D, L.A. Mun. Code, 45.19.6, which City voters enacted in 2013 to regulate medical marijuana businesses, generally prohibits the delivery of marijuana by vehicles. The court concluded that the City established a likelihood of proving defendants’ app caused, aided, or abetted the violation of Proposition D because, outside of the narrow exception for designated primary caregivers, it prohibits the vehicular delivery of medical marijuana to qualified participants, identification card holders, or primary caregivers in the City. Further, defendants’ opposition to the City’s unfair competition allegations necessarily fails because the City has demonstrated a likelihood of success on its claim that defendants facilitated a violation of Proposition D. In this case, defendants made no showing at all concerning the balance of hardships, much less that the balance tipped sharply in their favor. Accordingly, the court affirmed the trial court's judgment. View "People v. Nestdrop, LLC" on Justia Law

The City of Poway (Poway) was known as the "City in the Country." Harry Rogers had operated a horse boarding facility called the Stock Farm in Poway, but he decided to close the Stock Farm and build 12 homes in its place (the Project). Having the Stock Farm close down impacted members of the Poway Valley Riders Association (PVRA), whose 12-acre rodeo, polo, and other grounds were across the street from the Stock Farm. Over the objections of the PVRA and others, Poway's city council voted unanimously to approve the Project under a mitigated negative declaration (MND). Subsequently, project opponents formed Preserve Poway (Preserve) and instituted this litigation, asserting the California Environmental Quality Act (CEQA) required an environmental impact report (EIR) to be prepared instead of an MND. The trial court ruled an EIR was necessary because there was substantial evidence that the Project's elimination of the Stock Farm may have a significant impact on Poway's horse-friendly "community character" as the "City in the Country." The Court of Appeal reduced the real issue in this case to not what was proposed to be going in (homes with private horse boarding), but what was coming out (the Stock Farm, public horse boarding). Project opponents contended that because Rogers obtained a conditional use permit to operate horse stables they have enjoyed using for 20 years, the public had a right under CEQA to prevent Rogers from making some other lawful use of his land. "Whether the Project should be approved is a political and policy decision entrusted to Poway's elected officials. It is not an environmental issue for courts under CEQA." The trial court's judgment was reversed insofar as the judgment granted as to an issue of community character. The judgment was also reversed insofar as the judgment directed the City of Poway to "set aside its adoption of the Mitigated Negative Declaration for the Tierra Bonita Subdivision Project located on Tierra Bonita Road in the City of Poway ('Project')"; "set aside its approval of Tentative Tract Map 12-002 for the Project"; and "not issue any permits for the subject property that rely upon the Mitigated Negative Declaration or Tentative Tract Map for the Project." Additionally, the judgment was reversed to the extent the judgment provided that the trial court "retain[ed] jurisdiction over the proceedings by way of a return to the peremptory writ of mandate until the court has determined the City of Poway has complied with the provisions of CEQA." The trial court was directed to enter a new judgment denying the petition for writ of mandate as to community character. In all other respects, the judgment was affirmed. View "Preserve Poway v. City of Poway" on Justia Law

The City appealed the trial court's issuance of a writ of mandate authorizing the Board to exercise its discretion, previously delegated to it by the City in an ordinance, to set the maximum subsidy contributed by the City to police and firefighter retirees‟ insurance premiums without regard to later City ordinances “freezing” the subsidy until review and increase by the City Council and requiring payment of a voluntary contribution to join an opt-in program. The court agreed with the City's contention that the trial court's grant of a writ of mandate was in error because the City Charter grants the City Council the authority to set the amount of the subsidy and, as a consequence, the Delegation Ordinance can neither restrict the Council's authority nor create a vested right to a Board-determined subsidy as such would conflict with the Charter. Accordingly, the court reversed and remanded. View "Fry v. City of L.A." on Justia Law

In two cases consolidated for oral argument and decision, the Court of Appeal was faced with a facial constitutional challenge: whether the statute allowing withholding of sales and use tax revenues and property tax revenues violated Proposition 22 (2010), which prohibited the state from reallocating, transferring, or otherwise using revenues from taxes imposed or levied by a local government solely for the local government’s purposes. Under the redevelopment dissolution law, the Legislature directed that a dissolved redevelopment agency’s funds not needed to meet enforceable obligations must be turned over to the county’s auditor-controller for distribution to local taxing entities. After the California Supreme Court found that dissolving the redevelopment agencies was an appropriate exercise of the Legislature’s constitutional power, the Legislature enacted Assembly Bill No. 1484 providing what to do if the successor agency or sponsoring agency of the former redevelopment agency did not turn over those funds to the county’s auditor-controller. One method of enforcing the turnover was for the Board of Equalization to withhold sales and use tax revenues to which the sponsoring agency was entitled, and another was for the county auditor-controller to withhold property tax revenues to which the sponsoring agency is entitled. The Court of Appeal concluded that the statutes were unconstitutional to the extent they allowed the state to reallocate, transfer, or otherwise use tax revenue belonging to the local government. View "City of Bellflower v. Cohen" on Justia Law

Heather W. appealed an order reappointing the Public Guardian as her conservator under the Lanterman-Petris-Short Act (LPS Act), Welf. & Inst. Code, 5000 et seq. The court concluded that the trial court erred by not advising Heather W. of her right to a jury trial and not obtaining her on-the-record personal waiver of that right without a finding that she lacked the capacity to make a jury waiver. The court further concluded that a remand is required for the trial court to determine whether Heather W. "lacked the capacity to make a knowing and voluntary waiver at the time of counsel's waiver." The court rejected Heather W.'s claims that the trial court's comments show it shifted the burden of proof, relied on statements by the Public Guardian's counsel instead of evidence, and did not apply the gravely disabled standard. The court reviewed the parties' remaining contentions and concluded that they will not change the result the court has reached. Accordingly, the court reversed the order and remanded for further proceedings. View "San Luis Obispo Cnty. Public Guardian v. Heather W." on Justia Law

Plaintiff-appellant Jon Ellis appealed the dismissal of his suit against County of Calaveras, the Assessment Appeals Board for the County of Calaveras (the AAB), the Assessor for the County of Calaveras (the assessor), and the Auditor-Controller for the County of Calaveras (the auditor-controller) to Ellis’s petition and complaint relating to property taxes assessed against his real property. Ellis owned real property in Calaveras County on which he was constructing a large detached garage. In 2009, he was assessed property taxes based on an appraised value of the garage set by the assessor at $140,000 (90 percent of the estimated total cost of construction of $156,800). Ellis sought a reduction of the assessment from the AAB. The AAB reduced the value of the garage to $117,600, based on a finding that construction was only 75 percent complete. In February 2011, Ellis contested that finding by seeking writ relief from the trial court, but the parties reached a settlement before the trial court ruled on the merits. In 2010, Ellis was assessed property taxes based on the partially constructed garage having a “ ‘base year value’ ” in 2010 of $117, 600. In light of this assessment, in December 2011, after he had received a property tax assessment as of the 2011 lien date, Ellis sought a writ to enforce the settlement agreement. When his attempts to enforce the settlement agreement failed, Ellis filed an application with the AAB to reduce the assessment for his 2010 property taxes. He designated the application, which was filed November 29, 2012, as a claim for a tax refund, and he indicated his challenge was premised on the base year value being incorrect and there having been no new construction as of the 2010 lien date. By the time Ellis filed his application, construction of the garage had been deemed complete and a supplemental assessment had been issued. He also received a regular assessment as of the 2012 lien date. In July 2013, the AAB heard Ellis’s appeal of his 2010 tax assessment and determined Ellis’s appeal was not timely filed, and that it therefore lacked jurisdiction to hear the appeal. In March 2014, Ellis petitioned the trial court seeking a traditional or administrative writ of mandate, refund of his property taxes, and declaratory relief. The trial court found that Ellis had not exhausted his administrative remedies, he had an adequate remedy at law, and that to the extent the pleading could be construed as a complaint, it was barred by res judicata or collateral estoppel because the trial court’s previous denial of Ellis’s motion to enforce the settlement agreement “amounted to a determination of the merits of the same legal arguments raised [here.]” Therefore, the trial court sustained the demurrer without leave to amend, and subsequently entered a judgment of dismissal. Ellis appealed that judgment, but finding no reversible error, the Court of Appeal affirmed. View "Ellis v. County of Calaveras" on Justia Law

Plaintiff Sweetwater Union High School District filed this action against defendants Gilbane Building Company, The Seville Group, Inc. (SGI), and Gilbane/SGI, a joint venture (the Joint Venture), seeking to void management contracts with all three entities, and to require that they disgorge all sums that Sweetwater paid them under the contracts. Sweetwater alleges that certain representatives of the defendant entities engaged in a "pay to play" scheme with several Sweetwater officials that involved paying for expensive dinners, tickets to entertainment and sporting events, and travel expenses, and making contributions to political campaigns and charities, in an effort to influence the officials to award defendants certain construction contracts. Gilbane and the Joint Venture brought a special motion to strike (or "anti-SLAPP motion"). The trial court denied the motion on the ground that the conduct underlying the complaint was illegal as a matter of law, and therefore, was not protected by the constitutional guarantees of free speech and petition. Defendants argued on appeal that the trial court erred in denying their anti-SLAPP motion. After review, the Court of Appeal concluded that the trial court did not abuse its discretion in considering the evidence proffered by Sweetwater, including signed plea forms and transcripts from grand jury testimony in criminal cases against many of the individuals involved in the alleged "pay to play" contracting scheme. "Such evidence is, in all material respects, indistinguishable from evidence presented by way of a declaration. Based on the proffered evidence, we conclude that Sweetwater has sufficiently demonstrated a probability of prevailing on the merits. We therefore affirm the trial court's denial of defendants' anti-SLAPP motion." View "Sweetwater Union School Dist. v. Gilbane Building Co." on Justia Law

In 2011, the California Legislature adopted legislation which dissolved the redevelopment agencies (RA's) that had been formed by municipalities throughout the state under the provisions of the Community Redevelopment Law (CRL). Before their dissolution, the operations of RA's were funded by way of so-called "tax increment" financing. Shortly before the Legislature dissolved RA's, plaintiffs-appellants Virginia Macy, a low-income resident of the city; Libreria Del Pueblo, Inc.; and California Partnership filed a petition for a writ of mandate against the Fontana Redevelopment Agency alleging the agency failed to provide the low- and moderate-income housing required under the CRL. Plaintiffs asked for relief in the form of the payment of $27 million into the agency's low- and moderate-income housing fund (LMIHF). AB 26 created successor agencies that were given responsibility over certain obligations of each dissolved RA. Importantly, under the dissolution legislation, the liability of successor agencies was limited to the value of the assets those agencies received from their respective predecessor RA's. After enactment of AB 26, plaintiffs amended their petition and added defendant and respondent City of Fontana (the city), initially in its role as the successor agency provided by AB 26, and later also in its separate capacity as a municipal corporation. In its capacity as a municipal corporation, the city filed a demurrer to the petition, arguing that under AB 26 only a successor agency may be held liable for the preexisting obligations of an RA. The trial court sustained the demurrer without leave to amend. Plaintiffs appealed, but the Court of Appeal affirmed: the low- and moderate-income housing were never the liabilities of municipalities and their general funds. "An extension of RA statutory liabilities to municipalities and their general funds would require a very clear expression of the Legislature's intention to depart from the historical treatment of low- and moderate-income housing obligations; no such expression appears in AB 26 or later amendments to the dissolution legislation." View "Macy v. City of Fontana" on Justia Law