Justia Government & Administrative Law Opinion Summaries

The San Diego County (County) Board of Supervisors approved an amendment to the County's general land use plan, which would have allowed for the development of over 2,100 homes in a previously designated rural area of the County. Residents opposed to the change in land use circulated a referendum petition and gathered enough signatures to have the matter placed on an election ballot. To prevent an election, the land developer filed a petition for writ of mandate, contending the referendum petition was illegal and void as a matter of law. The court denied the writ petition. The issues this case presented for the Court of Appeal's review were: (1) whether the referendum petition complied with the full text requirement under Elections Code section 91471; and (2) the referendum petition's legality in challenging a single legislative act even though the Board of Supervisors executed several concurrent, associated legislative acts. Finding no reversible error in the trial court's judgment, the Court of Appeal affirmed. View "Molloy v. Vu" on Justia Law

The Oregon State Land Board voted to sell a parcel of the Elliott State Forest, part of the common school lands granted to the state. The circuit court dismissed the petition for judicial review of the order of sale brought by Cascadia Wildlands and three other petitioners, based on their lack of standing. The Court of Appeals concluded that there was standing and decided the issue of whether ORS 530.450, which prohibited the State Land Board from selling a part of the school and university lands (including the parcel of the Elliott State Forest that was subject to sale) unconstitutionally restricted the power of the State Land Board to carry out its constitutional duty and, thus, has been void since enactment. The Oregon Supreme Court concurred with the Court of Appeals finding the constitutionality of ORS 530.450, and reversing and remanding the judgment of the circuit court. View "Cascadia Wildlands v. Dept. of State Lands" on Justia Law

San Jose, a California charter city, enacted a policy for the sale of surplus city-owned land. Plaintiffs, low-income city residents, claimed that the policy violated the Surplus Land Act (Gov. Code 54220-54233), which prioritizes the use of surplus city-owned land for affordable housing purposes. The city policy includes several exceptions to that priority. The trial court disagreed, finding that in regulating how local government disposes of surplus property for the benefit of its residents, the Surplus Land Act addresses a decidedly municipal affair, not a statewide concern, and under the state Constitution does not preempt the city’s policy. The court of appeal reversed. The Surplus Land Act advances state land use policy objectives by mandating a uniform approach to the disposition of local government land that is no longer needed for government use. By requiring municipalities to prioritize surplus land for the development of low- and moderate-income housing, the statute addresses the shortage of sites available for affordable housing development as a matter of statewide concern. Because the statute also narrowly tailors the restrictions on local government to avoid unnecessary interference in the locality’s affairs, it meets the test for statewide preemption. View "Anderson v. City of San Jose" on Justia Law

Peter Nemeth and his wife Mary Nemeth (deceased), and Peter Nemeth acting as trustee of the Peter and Mary Nemeth Family Trust (collectively, “the Nemeths”), petitioned Shoshone County, Idaho, to validate a public right-of-way across federal land pursuant to Idaho Code section 40-204A and United States Revised Statute 2477 (“R.S. 2477”). The right-of-way followed a road which crossed federal land that Nemeths claimed historically provided access to their property and patented mining claims. When the County failed to act on the petition, the Nemeths filed a declaratory judgment action seeking validation of the right-of-way pursuant to Idaho Code section 40- 208(7). On a motion from the County, the district court dismissed the complaint pursuant to I.R.C.P. 12(b)(6) on grounds that because the Road traversed federal land, only a federal court had jurisdiction to hear the claim, which had to be brought under the federal Quiet Title Act (QTA), 28 U.S.C. section 2409a. The Nemeths appealed, arguing that state courts had jurisdiction to validate rights-of- way on federal land pursuant to R.S. 2477 and that the QTA did not preempt Idaho law that provided for such validation. After review, the Idaho Supreme Court reversed, because the district court erred in dismissing the Nemeths’ action on the basis it lacked subject matter jurisdiction. View "Nemeth v. Shoshone County" on Justia Law

The Supreme Court reversed the judgment of the court of appeals reversing the judgment of the court of common pleas concluding that the Streetsboro Planning and Zoning Commission acted arbitrarily and capriciously by denying Appellant's application for a conditional-use permit, holding that that court of appeals exceeded its scope of review in this case.Finding that Appellant's expert lacked credibility, the Commission determined that Appellant did not establish by clear and convincing evidence that Appellant's proposed conditional use met the relevant standards outlined in the relevant ordinances. The court of appeals pleas determined that the Commission's denial of the application was arbitrary and capricious. The court of appeals reversed, holding that the Commission could have justifiably concluded that Appellant's expert lacked credibility. The Supreme Court reversed, holding that the court of appeals had no authority to second-guess the court of common pleas' decision on questions going to the weight of the evidence supporting the Commission's findings. View "Shelly Materials, Inc v. City of Streetsboro Planning & Zoning Commission" on Justia Law

The Supreme Court affirmed the judgment of the trial court dismissing Plaintiff's appeal from a decision of the Zoning Board of Appeals of the City of Stamford (zoning board) granting the application of Paul Breunich for variances to reconstruct a legally nonconforming accessory structure on his property after it was damaged by a hurricane, holding that the trial court did not err in determining that the zoning board property granted Breunich's application for variances from the regulations.Plaintiff was the executor of the estate of Gerda Mayer Wittmann, who owned property adjacent to Breunich's property. After the trial court dismissed Plaintiff's appeal, Plaintiff appealed to the Supreme Court, renewing his claims that the zoning board improperly granted the variances. The Supreme Court affirmed, holding (1) the building retained its status as a legally nonconforming accessory structure, and therefore, Breunich was not barred by the Stamford Zoning Regulations from rebuilding the structure; and (2) the zoning board properly granted the variances on the ground that the enforcement of the regulations would create a hardship. View "Mayer-Wittmann v. Zoning Board of Appeals" on Justia Law

Three cases were consolidated by the Idaho Supreme Court for the purposes of appeal. The cases involved three separate actions: one brought by First Security Corporation and two others brought by Richard Fosbury to quiet title to their purported ownership of irrigation water rights to land owned by Belle Ranch, LLC. All parties agreed that partial decrees for the water rights were issued in the Snake River Basin Adjudication (SRBA) in the name of South County Estates, LLC. As South County’s successors in interest, First Security and Fosbury argued their interests in the water rights are senior and therefore superior to the interest of Belle Ranch, LLC. Notwithstanding these claims, the district court quieted title to the water rights in question to Belle Ranch, LLC. First Security and Fosbury appeal. The Idaho Supreme Court determined First Security and Fosbury’s claims were precluded by res judicata: the claims were the same claims that were adjudicated in the SRBA. The Supreme Court found it was appropriate for the district court to quiet title in favor of Belle Ranch, LLC, because Belle Ranch, LLC, filed a notice of a change in ownership during the pendency of the SRBA. Accordingly, the Court affirmed the district court’s judgment. View "First Security v. Belle Ranch" on Justia Law

The mayor and board of aldermen of the Town of Leakesville, Mississippi adopted an ordinance extending and enlarging the boundaries of the town. The Greene County Chancery Court found Leakesville’s annexation request to be reasonable and entered a decree approving the annexation ordinance. Ollie Mae Clay, Crystal Collins, Christine Holloway, Jimetra Holloway, Voncile Holmes, Latiana Jones, Briggett Peters, Jacques Smith, Martin Ray Smith, Marcia Taylor, Clifton Thomas, Glenda Thomas, Jimmy Washington, and Pinchey Woullard (“Opponents”) appealed, contending the chancellor erred in his findings on seven of the twelve reasonableness factors, and that the chancellor’s findings in those areas were manifestly wrong and not supported by substantial and credible evidence. Find that the chancellor’s approval of the annexation request was supported by the record, the Mississippi Supreme Court affirmed. View "In the Matter of the Enlarging, Extending and Defining the Corporate Limits and Boundaries of the Town of Leakesville, Greene County, Mississippi" on Justia Law

Courtyard Manor Homeowners' Association, Inc. ("Courtyard Manor") appealed dismissal of its complaint against the City of Pelham. In August 2018, Courtyard Manor filed a complaint against the City after the City failed to conduct a hearing or otherwise to respond to Courtyard Manor's petition, filed with the City in September 2017, seeking to be deannexed from the City's municipal limits. Courtyard Manor averred in its complaint the City had agreed to apply its deannexation criteria to the matter, that the City had a duty to set the matter for a hearing, and the City had de facto denied the petition by failing to take any action on it. Courtyard Manor requested that the circuit court conduct a hearing on the petition and enter an order deannexing Courtyard Manor from the City. Alternatively, Courtyard Manor requested that the circuit court order the Pelham City Council to hold a hearing on the petition and to report its decision to the circuit court. The City moved the circuit court to dismiss the complaint for failure to state a claim upon which relief could be granted. The City argued that, in deciding whether to deannex property, a municipal governing body acted in a legislative capacity, a municipal governing body has discretion to determine if and when to deannex property, the governing body's discretion in determining if and when to deannex property was not subject to interference by the courts, the City's governing body had not determined the corporate limits of the City should have been reduced in the manner requested by Courtyard Manor, and that the City had no duty to hold a hearing on Courtyard Manor's petition. The circuit court granted the City's motion to dismiss. Finding no reversible error, the Alabama Supreme Court affirmed dismissal. View "Courtyard Manor Homeowners' Association, Inc. v. City of Pelham" on Justia Law

The Tippah County Board of Supervisors abandoned a public road, then rescinded its decision a year and a half later without giving notice to the owners of the land on which the road was located. The Mississippi Supreme Court concluded that doing so violated the landowners’ due-process rights, so it affirmed the circuit court’s order voiding the recision order. View "Tippah County v. Lerose" on Justia Law