Justia Government & Administrative Law Opinion Summaries

Defendants constructed an accessory dwelling unit on a property in Fair Oaks without obtaining the required building permit from the County of Sacramento. They initially applied for a permit, but their application was incomplete and they failed to make necessary corrections. Despite receiving multiple notices of violation and stop work orders from the County, defendants completed construction and leased the unit to a tenant without ever obtaining a final permit or a certificate of occupancy, nor did the County inspect the unit for code compliance.After defendants unsuccessfully appealed the first notice of violation to the County Building Board of Appeals and did not challenge subsequent notices, the County filed suit in the Superior Court of Sacramento County. The County alleged that defendants’ conduct violated state and local building codes and constituted a public nuisance per se under local ordinances. Following a court trial, the Superior Court ruled in favor of the County on both causes of action and issued a permanent injunction, finding that building without a permit was a public nuisance per se as declared by County ordinance.On appeal, the California Court of Appeal, Third Appellate District, reviewed the case. The court rejected defendants’ arguments that the County lacked standing, that its nuisance ordinances conflicted with state law, and that the trial court misapplied the law in finding a nuisance per se. The appellate court held that the County had the authority and standing to enforce its building and nuisance codes, that its ordinances did not conflict with state law, and that construction without a permit constitutes a nuisance per se as expressly declared by County ordinance. The judgment was affirmed, and costs on appeal were awarded to the County. View "County of Sacramento v. NKS Real Estate Holdings" on Justia Law

A renewable energy developer was awarded a standard-offer contract in 2014 to build a solar facility in Bennington, Vermont, with a requirement to commission the project by 2016. The developer repeatedly sought and received extensions to this deadline, while simultaneously pursuing a certificate of public good (CPG), which is also required for construction. The Public Utility Commission (PUC) granted the CPG in 2018, but it was appealed, reversed, and ultimately denied on remand due to violations of local land conservation measures and adverse impacts on aesthetics. The Vermont Supreme Court affirmed the final CPG denial in 2023.While litigation over the CPG was ongoing, the developer continued to seek extensions of its standard-offer contract’s commissioning milestone. The fifth extension request, filed in 2021, asked for a deadline twelve months after the Supreme Court’s mandate in the CPG appeal. The hearing officer recommended granting it, but the PUC did not act on the request until 2024, by which time the developer’s CPG had been finally denied. The PUC dismissed the fifth extension request as moot, finding the contract had expired by its own terms. The PUC also denied the developer’s motion for reconsideration and a sixth extension request, on the same grounds.On appeal, the Vermont Supreme Court reviewed the PUC’s actions with deference, upholding its factual findings unless clearly erroneous and its discretionary decisions unless there was an abuse of discretion. The Court held that the PUC properly concluded the requested extension was moot, the contract was null and void by its terms, and there was no abuse of discretion. The Court also rejected arguments that the PUC’s actions were inconsistent with other cases or violated constitutional rights. The orders of the PUC were affirmed. View "In re Petition of Apple Hill Solar LLC" on Justia Law

A property owner on West Point Island sought to extend an existing dock into Barnegat Bay. The owner obtained permits from both the Department of Environmental Protection (DEP) and the Army Corps of Engineers, and received a tidelands license from the Tidelands Resource Council (TRC). After the extension was completed, it was found to be slightly south of the permitted location, prompting the owner to seek a modified permit and license for the as-built dock. The adjacent property owner objected, arguing the extension created navigational hazards and interfered with their own dock’s use.The TRC held public hearings, considered testimony and written submissions, and ultimately approved the modified license, finding the extension complied with applicable rules and did not interfere with navigation or the rights of the objecting neighbor. The DEP approved the decision. The neighbor appealed to the Superior Court, Appellate Division, arguing that the TRC lacked authority to set or modify pierhead lines through individual license proceedings and that such lines must be established uniformly around islands in advance under Section 19 of the Tidelands Act. The Appellate Division affirmed the TRC’s decision, finding it was not arbitrary, capricious, or unreasonable, and holding that the TRC was permitted to establish or modify pierhead lines in connection with individual licenses.The Supreme Court of New Jersey reviewed the case and held that the Tidelands Act authorizes the TRC to set or modify pierhead lines in the context of reviewing individual tidelands license applications, rather than requiring the TRC to establish uniform pierhead lines around all islands prospectively. The Court affirmed the Appellate Division’s judgment, concluding that the TRC did not exceed its statutory authority in issuing the licenses at issue. View "In the Matter of Jibsail Family Limited Partnership" on Justia Law

A federal land exchange was mandated by the Southeast Arizona Land Exchange and Conservation Act, requiring the United States Forest Service to transfer approximately 2,500 acres of National Forest land, including Oak Flat—a site of religious significance to the Apache—to Resolution Copper Mining, LLC, in exchange for over 5,000 acres of private land. The legislation included requirements for tribal consultation, land appraisal, and the preparation of an environmental impact statement (EIS). Following the issuance of a revised Final EIS in 2025, several environmental and tribal groups, as well as individual Apache plaintiffs, challenged the exchange. Their claims spanned the National Environmental Policy Act (NEPA), the National Historic Preservation Act (NHPA), the Religious Freedom Restoration Act (RFRA), and the Free Exercise Clause, alleging procedural and substantive deficiencies.Previously, the United States District Court for the District of Arizona denied the plaintiffs’ motions for a preliminary injunction, finding that they had not demonstrated a likelihood of success on any claims relating to the appraisal process, NEPA, consultation, or the National Forest Management Act. A separate group of Apache plaintiffs brought similar claims, including religious liberty challenges, which were also denied—particularly in light of circuit precedent established in Apache Stronghold v. United States. All plaintiff groups appealed and sought further injunctive relief pending appeal.The United States Court of Appeals for the Ninth Circuit reviewed the district court’s denial for abuse of discretion and affirmed. The court held that plaintiffs had standing and their claims were justiciable, but that none of their arguments were likely to succeed on the merits or raised serious questions. The court specifically found the appraisals and environmental review sufficient, the agency’s tribal consultation adequate, and the religious liberty claims foreclosed by circuit precedent. The denial of a preliminary injunction was affirmed, and all related motions for injunctive relief were denied as moot. View "ARIZONA MINING REFORM COALITION V. UNITED STATES FOREST SERVICE" on Justia Law

The case involves Nadine Realme, who participated in a Thanksgiving “turkey trot” fun run organized by the City of San Antonio. While following the course through a public park, Realme tripped over a metal pole fragment and broke her arm. She sued the City, alleging negligent maintenance of the park. The City asserted that Texas’s Recreational Use Statute barred ordinary negligence liability for injuries occurring during recreational activities on government property, arguing that the turkey trot was a “recreational” activity under the statute.In the 216th District Court, Realme prevailed. The Fourth Court of Appeals affirmed, reasoning that while an organized footrace is “recreation” in common parlance, the statute required activities to be “associated with enjoying nature or the outdoors.” The appellate court concluded that the turkey trot, as an organized human event focused on completing the race, was not sufficiently connected to enjoyment of nature to qualify as “recreation” under the statute. It further determined that Realme’s purpose—to have fun and capture a social media picture—did not establish she entered the premises to enjoy nature or the outdoors.The Supreme Court of Texas reviewed the statutory definition of “recreation,” emphasizing its nonexhaustive list and ordinary meaning. It held that a community fun run is “recreation” because it provides diversion, play, and enjoyment, fitting the statute’s scope. The Court ruled that the Recreational Use Statute immunizes the City from ordinary negligence liability, reversing the Fourth Court of Appeals’ judgment and rendering judgment for the City on that claim. The Court remanded the case to the Fourth Court of Appeals to address Realme’s gross negligence claim, which had not been considered previously. View "CITY OF SAN ANTONIO v. REALME" on Justia Law

Cockrell Investment Partners, L.P., owns a pecan orchard in Pecos County, Texas, and relies on several wells to irrigate its trees using water from the Edwards–Trinity Aquifer. Its neighbor, Fort Stockton Holdings, L.P. (FSH), historically used water from the same aquifer for agricultural purposes and later started selling it to nearby cities. FSH sought to significantly increase its permitted water usage, leading Cockrell to object due to concerns about the aquifer’s finite supply. FSH pursued several permit applications and amendments, some of which involved Republic Water Company of Texas, LLC, and ultimately resulted in settlement agreements that altered FSH’s permit terms. Cockrell attempted to participate as a party in administrative proceedings regarding these permit applications but was denied party status by the Middle Pecos Groundwater Conservation District.The district court in one instance granted the District’s plea to the jurisdiction, and in another instance granted summary judgment in favor of the District after denying its plea to the jurisdiction. Cockrell appealed both decisions to the Court of Appeals for the Eighth District of Texas. The appellate court affirmed the lower court rulings, determining that Cockrell had not exhausted its administrative remedies because it filed suit before waiting the required 90 days after submitting reconsideration requests, as prescribed by Section 36.412 of the Texas Water Code.The Supreme Court of Texas reviewed both consolidated cases. It held that the 90-day exhaustion requirement applies only to permit applicants or parties to the administrative proceeding, which Cockrell was not, since it was denied party status. The Court concluded that Cockrell met all statutory requirements for judicial review under Section 36.251 of the Water Code and properly exhausted its administrative remedies according to local Rule 4.9, which required only a 45-day waiting period. The Court reversed the judgments of the court of appeals and remanded the cases for further consideration. View "COCKRELL INVESTMENT PARTNERS, L.P. v. MIDDLE PECOS GROUNDWATER CONSERVATION DISTRICT" on Justia Law

A college student was killed in a single-car accident when his vehicle left a city street, traveled over sixty feet off the paved road, and struck a large concrete planter situated more than six feet from the road in the City of Milton. The student’s parents brought a suit against the city, alleging negligence in failing to remove the planter, which they contended was a “defect” in the public road, and also claimed the planter constituted a nuisance.After a jury found the city liable under both negligence and nuisance theories, awarding damages reduced for comparative fault, the City of Milton appealed. The Court of Appeals of Georgia affirmed the judgment, concluding that the city’s sovereign immunity had been waived under OCGA § 36-33-1(b) because the city has a ministerial duty to maintain streets in a reasonably safe condition. The appellate court analyzed the claim under OCGA § 32-4-93(a), reasoning that the planter was “in the public road” as it was on the city’s right-of-way, and found there was sufficient evidence for the jury to determine it was a defect of which the city had notice.The Supreme Court of Georgia reviewed the case to clarify the relationship between OCGA § 36-33-1(b) (waiving immunity for ministerial duties) and OCGA § 32-4-93(a) (limiting municipal liability for road defects). The Court held that OCGA § 32-4-93(a) does not itself waive municipal immunity. While OCGA § 36-33-1(b) can waive immunity for negligence in performing ministerial duties, the ministerial duty to keep streets safe applies only to ordinary travel on parts of the street intended for such use—not to areas outside travel lanes, even if within the right-of-way. The Supreme Court vacated the judgment of the Court of Appeals and remanded for further proceedings consistent with this interpretation. View "Milton v. Chang" on Justia Law

The plaintiff owned a vacant parcel in Westerly, Rhode Island, and sought to construct a single-family home. To do so, he needed approval from the Department of Environmental Management (DEM) for an onsite wastewater treatment system (OWTS). He applied for a variance from DEM’s regulations, asserting that his proposed system satisfied the general standard for granting variances. However, DEM denied the variance because the property’s water table was at zero inches from the original ground surface, failing to meet a specific regulatory requirement.After DEM’s denial, the plaintiff did not appeal to DEM’s Administrative Adjudication Division (AAD), arguing that such an appeal would be futile since the AAD purportedly lacked discretion to overturn the denial and could not adjudicate constitutional claims. Instead, he filed suit in the Superior Court, seeking declaratory, injunctive, and monetary relief, asserting both as-applied and facial challenges to the OWTS regulations under the Takings, Due Process, and Equal Protection Clauses of the state and federal constitutions. The state moved to dismiss, arguing failure to exhaust administrative remedies and the lack of constitutional violations. The Superior Court granted the state’s motion, finding that the plaintiff failed to exhaust administrative remedies and the futility exception did not apply.On appeal, the Supreme Court of Rhode Island affirmed the Superior Court’s judgment. The Court held that the plaintiff was required to exhaust administrative remedies for his as-applied challenges and that the futility exception did not apply because the AAD had independent authority to grant variances. For the facial constitutional challenge, the Court determined that the complaint failed to state a claim upon which relief could be granted. The judgment dismissing the complaint was affirmed and the matter remanded. View "DiBiccari v. State of Rhode Island" on Justia Law

Two applicants submitted materials to operate medical cannabis cultivation facilities in a Maine town in August 2024. Their initial applications did not include necessary documentation showing that their facilities would be located in a “Registered Cannabis Property,” which was required by the town’s licensing ordinance. Town staff reviewed the applications and placed them on the council agenda for a “first reading,” a step not required by ordinance but adopted by custom. On September 4, 2024, before the first reading of the applications, the Town Council amended the zoning ordinance to add a 1,000-foot setback requirement between cannabis facilities and residential properties—a standard the applicants’ locations could not meet. After the amendment, staff told the council the applications were “complete,” and the first reading occurred. The public hearing and further review were scheduled, and the required property registration was later filed. The council ultimately denied the applications for failing to meet the new setback requirement.The applicants sought judicial review in the Cumberland County Superior Court under Maine Rule of Civil Procedure 80B. The Superior Court affirmed the Town Council’s decision, concluding that the applications were not “pending” at the time of the ordinance amendment and thus were subject to the new setback requirement.On further appeal, the Maine Supreme Judicial Court reviewed whether the applications were “pending” within the meaning of 1 M.R.S. § 302 at the time the ordinance was amended. The court held that an application is not “pending” until the reviewing authority has conducted a substantive review of whether it meets the approval criteria. Because the Town Council had not begun substantive review before the zoning amendment was enacted, the applications were not pending and were properly denied under the amended ordinance. The judgment was affirmed. View "Shark Tank Strategies, LLC v. Town of Scarborough" on Justia Law

The appellants, including trustees of several trusts and Hall Atlas, LLC, held coal mining rights to the Hall Ranch in Wyoming, containing significant coal reserves. In 1985, the Wyoming Department of Environmental Quality (WDEQ) determined that a portion of the Hall Ranch was located on an alluvial valley floor (AVF), which limited mining under the Surface Mining Control and Reclamation Act (SMCRA). For decades, neither the appellants nor Exxon Coal Resources, the lessee at the time, pursued a coal exchange. In 2010, Hall Atlas applied to the Bureau of Land Management (BLM) for a coal exchange. BLM initially rejected WDEQ’s 1985 determination but changed position in 2014, and Hall Atlas submitted a mine plan. In 2016, BLM determined the Hall Ranch AVF coal had a value of $0. In 2017, BLM reiterated its $0 valuation and rejected the appellants’ proposed exchange tract, instead proposing alternatives based on the same valuation.The United States Court of Federal Claims dismissed the appellants’ takings claim for lack of subject matter jurisdiction, holding that the claim was time-barred because it was filed more than six years after the claim accrued. The appellants argued that their claim did not accrue until BLM’s 2017 letter, but the court found that the relevant accrual date was in 2016, when BLM finalized its $0 valuation.On appeal, the United States Court of Appeals for the Federal Circuit affirmed the decision. The Federal Circuit held that any takings claim accrued no later than 2016, making the 2023 filing untimely under the Tucker Act’s six-year statute of limitations. The court rejected arguments for equitable tolling and the application of the continuing claim or stabilization doctrines, and concluded the dismissal for lack of subject matter jurisdiction was correct. The judgment was affirmed and costs were awarded to the appellee. View "WYOMING TRUST CO. v. US " on Justia Law