Justia Government & Administrative Law Opinion Summaries

King County Ordinance 19030 altered zoning and business licensing regulations for wineries, breweries, and distilleries (WBDs) in agricultural and rural areas. The ordinance aimed to support economic development but faced challenges regarding compliance with the Growth Management Act (GMA) and the State Environmental Policy Act (SEPA). The ordinance allowed for expanded WBD operations and introduced new licensing requirements, but it also raised concerns about environmental impacts and the preservation of agricultural land.The Central Puget Sound Growth Management Hearings Board found that the County failed to comply with SEPA and the GMA, invalidating parts of the ordinance. The Board's decision was appealed to the Court of Appeals, which reversed the Board's ruling. Friends of Sammamish Valley and Futurewise sought further review, arguing that the County did not adequately address environmental impacts and agricultural land preservation. The County contended that the ordinance was a "nonproject action" not requiring environmental review under SEPA and presumed valid under the GMA.The Supreme Court of Washington reviewed the case and reversed the Court of Appeals' decision, reinstating the Board's order. The Court held that the County's SEPA checklist was insufficient, failing to address the full range of probable environmental impacts. The Court emphasized that the GMA requires the conservation of agricultural land and that the ordinance's changes could significantly impact the environment. The Court concluded that the County must conduct a comprehensive environmental review to comply with SEPA and the GMA. View "King County v. Friends of Sammamish Valley" on Justia Law

The City of Shelby operates a municipal water system in Toole County, Montana, supplying water to several service areas. In 2017, the Montana Department of Natural Resources and Conservation (DNRC) approved changes allowing Shelby to temporarily service these areas. In 2019, Shelby applied to expand its service area and increase groundwater production. DNRC issued preliminary approvals for these applications in 2020, which the Town of Kevin objected to, leading to a hearing examiner's review.The hearing examiner denied Kevin's motion for summary judgment and later approved Shelby's applications, concluding that Shelby met the statutory criteria based on service agreements with communities in its service area. Kevin then petitioned the Montana Water Court for judicial review, arguing that DNRC misinterpreted the law and that Shelby's applications did not meet statutory requirements. The Water Court denied Kevin's petition, affirming DNRC's decisions.The Supreme Court of the State of Montana reviewed the case, focusing on whether DNRC erred in approving Shelby's permit and change of use applications. The court found that DNRC's interpretation of the law, which allowed service agreements to satisfy the statutory requirement for written consent, was reasonable. However, the court noted that the record lacked evidence of a service agreement with Galata, one of the proposed new service areas. Consequently, the court affirmed DNRC's decision in part but reversed it regarding the inclusion of Galata.The court remanded the case to DNRC to determine whether all required service agreements exist and to issue an order consistent with this opinion. The main holding was that DNRC's interpretation of the statutory criteria was correct, except for the missing service agreement with Galata. View "Town of Kevin v. Department of Natural Resources and Conservation" on Justia Law

A nonprofit association of homeowners in Woodbridge appealed a decision by the Connecticut Siting Council, which approved a telecommunications company's application to construct a cell phone tower in the town. The plaintiff intervened in the administrative proceeding, arguing that the proposed tower would unreasonably impact nearby scenic resources and vistas. During the hearings, the council stated that property values were not among the statutory criteria to be considered. The telecommunications company presented evidence that the tower would improve cell coverage, while the plaintiff's consultant argued that alternative locations would provide better coverage with less impact on residential neighborhoods.The trial court dismissed the plaintiff's administrative appeal, concluding that the council's decision was supported by substantial evidence and was reasonable. The court noted that the council had considered evidence from residents about the tower's impact on property values and had sufficiently considered alternative locations but found the approved site to be the most appropriate.The Connecticut Supreme Court reviewed the case and held that the plaintiff had standing to raise the claim about property values. However, the court concluded that a facility's impact on property values is not an enumerated or unenumerated significant adverse effect that the council must consider under the statute. The court also found that the council's decision was supported by substantial evidence, including extensive testimony and documentary evidence about the coverage provided by the proposed and alternative locations. The court affirmed the trial court's judgment, upholding the council's approval of the tower. View "Woodbridge Newton Neighborhood Environmental Trust v. Connecticut Siting Council" on Justia Law

Robert Turner, a property owner in Suwannee County, Florida, claimed that his homestead property was sold at an impermissibly low amount under Florida law, which deprived him of any surplus after back taxes and costs were deducted. Turner had a homestead exemption on his property, which was automatically renewed until 2015. After failing to pay property taxes, a tax certificate was issued, and a tax deed sale was conducted in 2015. Turner alleged that the sale was unlawful because it did not account for the homestead exemption, and he did not receive proper notice of the sale.Turner initially sought relief in state court, challenging the removal of his homestead exemption, but his complaint was dismissed as untimely. He then filed a federal lawsuit under 42 U.S.C. § 1983, claiming violations of his constitutional rights, including First Amendment retaliation, Fourth Amendment illegal seizure, and due process violations. The federal district court dismissed his complaint, finding that abstention was warranted under the comity doctrine, which prevents federal courts from interfering with state tax administration when state remedies are adequate.The United States Court of Appeals for the Eleventh Circuit reviewed the district court's decision. The court affirmed the dismissal, holding that the relief Turner sought would disrupt Florida's administration of its ad valorem property tax scheme. The court found that Florida provided plain, adequate, and complete state remedies, including the ability to challenge tax deed sales and homestead exemption removals in state court. The court concluded that the district court did not abuse its discretion in abstaining from exercising jurisdiction under the comity doctrine. View "Turner v. Jordan" on Justia Law

The City of Sammamish passed an ordinance to condemn property rights in George Davis Creek, which runs through the petitioners' property, for stormwater management and fish passage protection. The city aimed to address storm drainage issues, improve traffic safety, provide flood protection, and remove barriers to fish passage. The petitioners argued that the city lacked authority to condemn their property for fish passage purposes, citing the salmon recovery act (SRA) and a previous case, Cowlitz County v. Martin.The Superior Court denied the city's motion for condemnation, agreeing with the petitioners that the city had no authority to condemn private property for fish passage purposes. The city appealed, and the Court of Appeals reversed the decision, holding that the city had statutory authority under RCW 8.12.030 to condemn property for stormwater management. The court distinguished this case from Cowlitz County, noting that the project in question had multiple purposes, including stormwater management, which is explicitly authorized by the statute.The Supreme Court of the State of Washington reviewed the case to determine the scope of the city's statutory condemnation authority. The court held that RCW 8.12.030 grants cities the authority to condemn property for stormwater management and other public uses. The inclusion of fish passage as one of the project's purposes did not divest the city of its authority to condemn property for stormwater management. The court affirmed the Court of Appeals' decision and remanded the case to the trial court for further proceedings. View "City of Sammamish v. Titcomb" on Justia Law

Nine Black, female, low- to moderate-income first-time homebuyers purchased condominium units at the RiverEast at Grandview Condominium complex through the District of Columbia’s Housing Purchase Assistance Program. Shortly after moving in, they encountered severe habitability issues, including foundation problems, sewage, and mold. Their attempts to resolve these issues were unsuccessful, leading them to file a thirteen-count lawsuit against the developers, the District of Columbia Department of Housing and Community Development (DHCD), and the RiverEast at Grandview Condominium Owner’s Association. The developers later filed for bankruptcy, and the plaintiffs were forced to evacuate their units.The Superior Court of the District of Columbia granted motions to dismiss the plaintiffs’ claims against the District and the Association for failure to state a claim. The court found that DHCD, as a District agency, was non sui juris and thus incapable of being sued. It also concluded that the plaintiffs failed to state a claim under the District of Columbia Consumer Protection Procedures Act (CPPA) because the District could not be considered a “merchant” under the statute. The court dismissed other claims, including violations of the District of Columbia Human Rights Act (DCHRA), breach of contract, intentional infliction of emotional distress (IIED), and negligence.The District of Columbia Court of Appeals reversed the trial court’s dismissal of the CPPA claim, holding that the District could be considered a merchant under the statute. The case was remanded for further consideration of whether the District’s trade practices were unfair or deceptive. The appellate court affirmed the dismissal of the DCHRA, breach of contract, IIED, and negligence claims, finding that the plaintiffs failed to sufficiently allege facts to support these claims. The court also upheld the trial court’s denial of the plaintiffs’ request to amend their complaint. View "May v. River East at Grandview" on Justia Law

In 2022, the San Francisco Board of Supervisors passed an ordinance extending the notice period for landlords pursuing at-fault evictions. The San Francisco Apartment Association and Small Property Owners of San Francisco Institute sought a writ of mandate to prevent the City and County of San Francisco from enforcing the ordinance, arguing it was preempted by state law. The trial court partially granted the petition, finding the ordinance preempted only for nonpayment of rent evictions. Both parties appealed.The San Francisco Superior Court initially ruled that the ordinance conflicted with state law only regarding nonpayment of rent, citing a split in authority on notice periods for other fault-based evictions. The court referenced Tri County Apartment Association v. City of Mountain View, which invalidated extended notice periods, and Rental Housing Association of Northern Alameda County v. City of Oakland, which allowed them. The trial court felt bound by Rental Housing and limited its ruling to nonpayment of rent.The California Court of Appeal, First Appellate District, reviewed the case and concluded that the entire ordinance was preempted by state law. The court found that the ordinance was procedural, not substantive, as it extended the state-mandated three-day notice period to a minimum of 13 days, conflicting with the Unlawful Detainer Act's timelines. The court determined that state law fully occupies the field of landlord-tenant notification timelines, making the local ordinance invalid.The Court of Appeal reversed the trial court's judgment in part, ruling that the entire ordinance was preempted by state law, and directed the superior court to issue a writ of mandate preventing the City and County of San Francisco from enforcing the ordinance. The plaintiffs were awarded their costs on appeal. View "S.F. Apartment Assn. v. City & County of S.F." on Justia Law

The case involves a historic Black burial ground in Montgomery County, Maryland, known as Moses Cemetery. The land, which contains the remains of many individuals, including formerly enslaved persons, was sold and developed into an apartment complex and parking lot in the 1960s. The development process desecrated the burial ground, and it is likely that human remains are still interred there. The current owner of the property is the Housing Opportunities Commission of Montgomery County (HOC). The plaintiffs, including descendants of those buried in Moses Cemetery and a local church, sought to challenge HOC's plan to sell the land to a developer.The Circuit Court for Montgomery County granted the plaintiffs' request for a preliminary injunction to prevent the sale and later issued a writ of mandamus compelling HOC to file an action under Maryland's Business Regulation Article § 5-505 before selling the property. The court found that there was overwhelming evidence of the burial ground's existence and that many bodies likely remain on the property.The Appellate Court of Maryland reversed the circuit court's decision, holding that § 5-505 is an optional procedure for selling burial grounds and does not impose a mandatory duty on HOC to file an action before selling the land. The Appellate Court reasoned that the statute is designed to allow certain burial grounds to be sold free from claims but does not require this procedure to be followed in all cases.The Supreme Court of Maryland affirmed the Appellate Court's judgment in part and reversed it in part. The Court held that the common law of burial places in Maryland provides an appropriate framework for disputes regarding burial grounds and that extraordinary relief in the form of a writ of mandamus was not appropriate. The Court remanded the case to the circuit court, allowing the plaintiffs to seek leave to amend their complaint to state a claim for relief based on an alleged violation of specific rights protected under the common law of burial places. The Court also held that § 5-505 does not abrogate the common law of burial places and provides an optional procedure for selling burial grounds. View "BETHESDA AFRICAN CEMETERY COALITION, v. HOUSING OPPORTUNITIES COMMISSION OF MONTGOMERY COUNTY" on Justia Law

The case involves a dispute over the distribution of compensation following an eminent domain action by the Department of Transportation (DOT) against Bloomsbury Estates, LLC (the Developer) and Bloomsbury Estates Condominium Homeowners Association, Inc. (the Association). The DOT took a portion of the property, which included development rights held by the Developer under a condominium declaration. The Developer and the Association disagreed on how to apportion the compensation for the taking.In the Superior Court of Wake County, the trial court granted summary judgment in favor of the Developer, distributing the majority of the compensation to the Developer based on the valuation of development rights. The Association argued that unresolved issues in separate litigation regarding the validity of the development rights should affect the distribution. The trial court, however, concluded that the validity of the development rights had been settled in a separate action and was not subject to relitigation in the eminent domain proceeding.The North Carolina Court of Appeals reversed the trial court's decision, holding that the unresolved issues in the separate litigation were material to the distribution of the compensation and that a jury should determine the credibility of the appraisers' valuations.The Supreme Court of North Carolina reviewed the case and held that the trial court did not err in granting summary judgment. The Supreme Court concluded that all issues related to the title and interests in the property had been resolved in the N.C.G.S. § 136-108 hearing, and the trial court properly used the appraisals to determine the distribution of the compensation. The Supreme Court reversed the Court of Appeals' decision, affirming the trial court's distribution of the compensation. View "Department of Transportation v. Bloomsbury Estates, LLC" on Justia Law

SCS Carbon Transport, LLC (SCS) plans to develop a pipeline network to transport carbon dioxide (CO2) through South Dakota. Several landowners (Landowners) along the proposed route refused to allow SCS pre-condemnation survey access, which SCS claims is authorized by SDCL 21-35-31. Landowners sued in both the Third and Fifth Judicial Circuits, seeking declaratory and injunctive relief to prevent the surveys. These proceedings resulted in a consolidated appeal from six lawsuits filed by Landowners and one by SCS.The Third Circuit granted SCS summary judgment, determining that SCS was a common carrier and that SDCL 21-35-31 was constitutional. The Fifth Circuit also granted SCS summary judgment, adopting the Third Circuit’s reasoning. Landowners appealed, arguing that SCS is not a common carrier, CO2 is not a commodity, and that SDCL 21-35-31 violates the takings and due process clauses of the state and federal constitutions.The Supreme Court of South Dakota reversed the circuit courts’ grants of summary judgment on the common carrier issues. The court held that SCS’s ability to conduct pre-condemnation surveys depends on whether it is a common carrier vested with the power of eminent domain. The record did not demonstrate that SCS is holding itself out to the general public as transporting a commodity for hire. The court also found that the circuit courts abused their discretion in denying Landowners’ request for further discovery.The court further held that SDCL 21-35-31 only authorizes limited pre-condemnation standard surveys, which are minimally invasive superficial inspections. The statute, as strictly interpreted, does not violate the federal or state constitutions. The court concluded that any actual damage caused by the surveys must be justly compensated, with the amount determined by a jury. The case was remanded for further proceedings consistent with this opinion. View "Strom Trust v. SCS Carbon Transport, LLC" on Justia Law