Case Law Digest
The Planning and Law Division's Case Law Digest presents summaries of recent federal and state court decisions addressing issues at the intersection of planning and law, with takeaway lessons to assist planners and land use attorneys in their practice.
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Case Law Digest Volume 6 Issue 19
Short-term rentals: Johnson v. Pocono Township Zoning Hearing Board, 310 A.3rd 836 (Pa. Cmmwlth. Ct. 2024) 2118957 (Minn. Ct. App. May 13, 2024)
Sidewalk maintenance and qualified immunity: Burns v. Aistrop, No. 2023-CA-0110, 2024 WL 501830 (Ky. Ct. App. Feb. 9, 2024)
Utilities versus transit: Southern California Edison Co. v. Orange County Transportation Authority, 96 F.4th 1099 (9th Cir. 2024)
Special use permits and churches: Word Seed Church v. Village of Hazel Crest, 2024 U.S. App. LEXIS 19640
Public trust boundary amendment and takings: Stilts, LLC v. Rhode Island, No. WC-2023-0481, 2024 WL 3488823 (R.I. Super. Ct. July 12, 2024)
Public comments at special board meetings and the First Amendment: Eberhardt v. Vill. of Tinley Park, ____ N.E.3d ___, No. 1-23-0139 (Ill. Ct. App. Apr. 24, 2024)
Coastal ADUs: Riddick v. City of Malibu, 99 Cal.App.5th 956 (2024)
End of Chevron deference and impacts on land use law: Loper Bright Enterprises v. Raimondo, No. 22–451 (2024) and Relentless, Inc., v. Department of Commerce, No. 22–1219 (2024)
Case Law Digest Volume 6 Issue 18
Elimination of single-family zoning: Smart Growth Minneapolis v. City of Minneapolis, ___ N.W.3d ___, 2024 WL 2118957 (Minn. Ct. App. May 13, 2024)
Short-term rentals: Dixon v. City of Auburn, (2023 WL 7096600)
Affordable housing, citizen referendum: Move Eden Housing v. City of Livermore, 318 Cal. Rptr. 3d 826 (Cal. Ct. App. 2024)
RLUIPA, soup kitchens, conditional use permits: St. Timothy's Episcopal Church v. City of Brookings, No. 1:22-cv-00156-CL, 2024 WL 1303123 (D. Oregon March 27, 2024)
Sports complexes, administrative remedies, special use permits: Maui Lani Neighbors v. State, 542 P.3d 1222 (Haw. Ct. App. 2023)
Rent control, housing emergency: Matter of Hudson Valley Property Owners Association, Inc. v. City of Kingston N.Y. 2024 NY Slip Op 01593 (3d Dept. 2024)
Golf course, per se regulatory taking: City of Las Vegas v. 180 Land Co., LLC, 2024 LEXIS 24 (Nev. 2024)
Nollan/Dolan takings, traffic impact mitigation fee: Sheetz v. County of El Dorado, 601 U.S. 267 (2024)
Case Law Digest Volume 6 Issue 17
Takings, border fence: Rancho Vista Del Mar v. United States, 2024 WL 208413 (Fed. Cl. 2024)
Setbacks, pipeline, preemption: Couser v. Story County, No. 4:22-cv-00383-SMR-SBJ, 2023 WL 8366208 (S.D. Iowa 2023)
RLUIPA: Vision Warriors Church v. Cherokee County Board of Commissioners, 2024 WL 125969 (11th Cir. 2024)
Takings, island conservation regulation: Shands v. City of Marathon, No. 3D21-1987, 2023 WL 3214154 (Fla. Dist. Ct. App. May 3, 2023)
Land use decision making: North West Neighborhood Association v. City of Boise, 535 P.3d 583 (Idaho 2023)
Fair Housing Act, growth management ordinance: Brookline Opportunities, LLC v. Town of Brookline, No. 21-cv-770-PB, 2023 WL 4405659 (D.N.H. July 7, 2023)
Takings, rails-to-trails: Sauer West et al., LLC. v. United States, 2023 WL6627900 (Fed. Ct. Cl. 2023)
Development agreements, local fees: Discovery Builders, Inc. v. City of Oakland, 310 Cal. Rptr. 3d 241 (Cal. Ct. App. 2023)
Case Law Digest Volume 5 Issue 16
Impact fees, school districts: Bd. of Educ. of Sycamore Cmty. Unit Sch. Dist. No. 427 v. Silverthorne Dev. Co., No. 2-22-0170, 2023 WL 4751733 (Ill. App. Ct. July 25, 2023)
Housing crisis, zoning, FAR: Yes In My Back Yard v. City of Culver City, 2023 Cal. App. LEXIS 841
Fines, accessory structures, Eighth Amendment: City of South Beloit v. Casique, No. 4-22-1068, 2023 WL 4624879 (Ill. App. Ct. July 18, 2023)
Trees: Atkins v. Adams, 301 A.3d 802 (Me. 2023)
Homelessness, certificates of occupancy, RLUIPA: Micah's Way v. City of Santa Ana, 2023 WL 4680804 (C.D. Cal. June 8, 2023)
Art, First Amendment: McGriff v. City of Miami Beach, 84 F.4th 1330 (11th Cir. 2023)
Churches, historic preservation, conditional use permit: Hamilton Southside Historic Preservation Association v. Zoning Board of Adjustment of the City of Hamilton, 412 Mont. 519 (2023)
Wetlands, conditional use permit: Appeal of Beal, No. 2022-0182, 2023 WL 6628088 (N.H. Oct. 12, 2023)
Sober living residences: Socal Recovery, LLC v. City of Costa Mesa, 56 F.4th 802 (9th Cir. 2023)
Case Law Digest Volume 5 Issue 15
Takings, investment backed expectations: Braden's Folly, LLC v. City of Folly Beach, 886 S.E.2d 674 (S. C. 2023)
Sidewalk regulations: Knight v. Metropolitan Government of Nashville & Davidson County, 67 F.4th 816 (6th Cir. 2023)
Landlord-tenant: Yim v. City of Seattle, 63 F.4th 783 (9th Cir. 2022)
Signs in chambers: Tyler v. City of Kingston, 74 F.4th 57 (2d Cir. 2023)
Short-term rentals: South Lake Tahoe Property Owners Group v. City of South Lake Tahoe, 92 Cal. App. 5th 735 (2023)
Affordable housing, environmental impact: Matter of Save Sag Harbor v. Village of Sag Harbor, 186 N.Y.S.3d 595 (Sup. Ct. 2023)
Split-zoning: 3000-3032 St. Claude Avenue, LLC v. City of New Orleans, 2022-0813 (La.App. 4 Cir. 6/22/23)
Abandonment: City of Danville v. C.A. Collins Enterprises, LLC, 2023 IL App (5th) 220345
Green Amendment to NYS constitution: Marte v. City of New York, 2023 NY Slip Op 31198(U) (Sup. Ct. 2023)
Case Law Digest Volume 5 Issue 14
First Amendment and billboard variance procedures: Geft Outdoor, LLC v. Monroe Cnty., 62 F.4th 321 (7th Cir. 2023)
Historic property and confederate statues: United Daughters of the Confederacy, North Carolina Division, Inc. et al. v. City of Winston-Salem and Winston Courthouse, LLC, 383 N.C. 612 (2022)
Invasive species removal and criminal enforcement: The Village of Deerfield v. Merten, 2023 IL App (2d) 220115-U (January 31, 2023)
Definition of dwelling and just compensation in takings: Guzzo v. Town of St. John, 203 N.E.3d 1055 (Ind. Ct. App. 2023)
City maintenance and damage claims: Ferrari v. Village of Glen Carbon, 2023 IL App (5th) 210373-U; Ferrari v. Village of Glen Carbon, 2023 IL App (5th) 210374-U; Ferrari v. Village of Glen Carbon, 2023 IL App (5th) 210375-U
Street dedication exaction: Fassett v. City of Brookfield, 975 N.W.2d 300 (Wis. Ct. App. 2022)
Rent control exemptions: NCR Properties, LLC v. City of Berkeley, 89 Cal. App. 5th 39 (Cal. Ct. App. 2023)
Case Law Digest Volume 5 Issue 13
Erroneous permit issuance and estoppel: In the Matter of E & S Realty, LLC v. Bd. of Appeals of Village of Sands Point, 208 A.D.3d 1236 (N.Y. App. Div. 2022)
Short-term rentals, takings: Nekrilov et al. v. City of Jersey City, 45 F.4th 662 (3d Cir. 2022)
Historic preservation modification: D.C. Pres. League v. Mayor's Agent for Hist. Pres., 236 A.3d 373 (D.C. 2020)
Group standing: Citizens Action Group v. Granger Township Board of Trustees, 2022 WL 4296693 (Ohio App. 2022)
Tort liability, cannabis dispensary: Xochi, LLC v. The City of Galena, 2022 Ill. App. (4th) 2201340 (2022)
Consultant-drafted plan and copyright infringement: Off. For Plan. & Architecture, Inc. v. City of Harrisburg, No. 21-2296, 2022 WL 4243951 (3d Cir. Sept. 15, 2022)
Case Law Digest Volume 4 Issue 12
Historic preservation and spot zoning: 61 Crown Street LLC et al., v. City of Kingston Common Council, et al., 206 A.D.3d 1316 (Appellate Division, Third Department, June 16, 2022)
Annexation agreement: City of Olathe v. City of Spring Hill, 512 P.3d 723 (Kan. 2022)
Drones and evidence: Long Lake Twp. v. Maxon, 2022 Mich. App. LEXIS 5544 (Sept. 15, 2022)
Sign regulations: Geft Outdoor, LLC v. City of Fishers, 2022 WL 3279934 (S.D. Ind. 2022)
Food carts, zoning, preemption: Padecky v. Muskegon Charter Twp., No. 357470, 2022 WL 4112075 (Mich. Ct. App. Sept. 8, 2022)
Capacity use fees, exactions: Anderson Creek Partners, L.P. v. Cnty. of Harnett, 876 S.E.2d 476 (N.C. 2022)
Wetlands, evidence, takings: Delmarsh, LLC v. Envtl. Appeals Bd., 277 A.3d 281 (Del. 2022)
Case Law Digest Volume 4, Issue 11
Signs post Austin v. Reagan: Geft Outdoor LLC v. City of Westfield, F.4th 821 (7th Cir. 2022)
CC&Rs: Phillips v. Hatfield, 624 S.W.3d 464 (Tenn. 2021)
Short-term rentals: South Weber City v. Cobblestone Resort LLC, 2022 UT App. 63 (Utah Ct. App. 2022)
Inverse condemnation: Town of Linden v. Birge, 187 N.E.3d 918 (Ind. Ct. App. 2022)
Time limits on special permit approvals: Int'l Invs. v. Town Plan and Zoning Comm'n of Fairfield, 344 Conn. 46 (2022)
Drone surveillance: National Press Photographers Association v. McCraw, 504 P. Supp. 3d (W.D. Tex. 2020)
Solar energy and preemption: Tracer Lane II Realty, LLC v. Waltham, 187 N.E.3d 1007 (Mass. 2022)
Case Law Digest Volume 4, Issue 10
Sign regulations: City of Austin v. Reagan Nat'l Advert. of Austin, LLC, 142 S. Ct. 1464 (2022)
Use variances, minimum variance requirement: Metal Green Inc. v. City of Philadelphia, 266 A.3d 495 (Pa. 2021)
Subdivision reservation, exactions: Symes Dev. & Permitting LLC v. Town of Concord, 2022 WL 95945 (D. Mass. Jan. 10, 2022)
Coastal flood protection, public trust doctrine: Matter of East Riv. Park Action v. City of New York, 201 A.D.3d 73 (N.Y. App. Div. 2021)
Wind farms, takings: Matter of Ehlebracht et al. v. Crowned Ridge Wind II LLC and S.D. Pub. Util. Comm'n, 2022 S.D. 19 (S.D. 2022)
RLUIPA: New Harvest Christian Fellowship v. City of Salinas, 29 F.4th 596 (9th Cir. 2022)
Anti-SLAPP: MCB Woodberry Dev., LLC v. Council of Owners of the Millrace Condo., Inc., 253 Md. App. 279 (2021)
Telecommunications Act, cell tower permits: Cellco P'ship v. City of Valdosta, No. 7:20-CV-00050, 2021 WL 5773746 (M.D. Ga. Dec. 6, 2021)
Case Law Digest Volume 4, Issue 9
Tree preservation, takings: F.P. Dev., LLC v. Charter Twp. of Canton, 16 F.4th 198 (6th Cir. 2021)
RLUIPA, water and sewer: The Redeemed Christian Church of God (Victory Temple) Bowie, Maryland v. Prince George's County, Maryland, Case No. 20-2125 (Fourth Circuit, Nov. 3, 2021)
Spot zoning: Conshohocken Borough v. Conshohocken Borough Zoning Hearing Board, 261 A.2d 582 (Pa. Commw. 2021)
Warrantless entry, property maintenance: Gaetjens v. City of Loves Park, 4 F.4th 487 (7th Cir. 2021)
Reestablishment of lapsed special use: Pumilia v. City of Rockford, 2021 IL App (2d) 200681-U (July 26, 2021)
Addiction treatment facilities: Mountainside Manor Real Estate Assocs. v. Dallas Township, 2021 WL 2662134 (M.D. Pa.)
Planned development districts: Tillman v. Planning and Zoning Commission of the City of Shelton, 341, Conn. 117 (2021)
Case Law Digest Volume 3, Issue 8
Short-term rentals: Bondar v. Town of Jupiter Inlet Colony, 321 So. 3d 774, 777 (Fla. Dist. Ct. App. 2021)
Second Amendment and land use regulations: Drummond v. Robinson Twp., 9 F.4th 217 (3d Cir. 2021)
Sign regulations: L.D. Mgmt. Co. v. Gray, 988 F.3d 836 (6th Cir. 2021)
Permits, antitrust, First Amendment: Meyberg v. City of Santa Cruz, No. 20-16229, 2021 WL 3630226 (9th Cir. Aug. 17, 2021)
Historic preservation and zoning: Powell v. City of Hous., 628 S.W.3d 838 (Tex. 2021)
Sign regulations: Outdoor One Communications, LLC v. Charter Township of Genoa, United States District Court, Eastern District of Michigan, Southern Division, No. 2:20-CV-12459-TGB-RSW (September 30, 2021)
Tribal law, cultural resources: Ruegg & Ellsworth v. City of Berkeley, 63 Cal. App. 5th 277 (2021)
Case Law Digest Volume 3, Issue 7
Group homes, single-family zoning: City of Clairton v. Zoning Hearing Board, 246 A.3d 890 (Pa. Commw. Ct. 2021)
Traffic mitigation, general plan amendments, takings: Alliance for Responsible Planning v. Taylor, 63 Cal. App. 5th 1072 (Cal. Ct. App. 2021)
Historic preservation, standing: Historic Alexandria Foundation v. City of Alexandria, 858 S.E.2d 199 (Va. 2021)
Multifamily housing, general plans, environmental impacts: State ex rel. Smart Growth Minneapolis v. City of Minneapolis, 954 N.W.2d 584 (Minn. 2021)
Coastal zone management, procedural due process: Protect & Preserve Kahoma Ahupua'a Association v. Maui Planning Commission, 489 P.3d 408 (Haw. 2021)
Greenhouse gas emissions: City of New York v. Chevron Corporation et al., 993 F.3d 81 (2d Cir. April 1, 2011)
Knick "finality" provisions: Pakdel v City and County of San Francisco, No. 20–1212, 594 U. S. ____ (2021)
Case Law Digest Volume 3, Issue 6
School impact fees: AMCAL Chico LLC v. Chico Unified School District, 270 Cal. Rptr. 3d 868 (Cal. Rptr. 2020)
Substantive due process, zoning, churches: City of Morgantown v. Calvary Baptist Church, 849 S.E.2d 150 (W.Va. Sept. 29,2020)
Short-term rentals: Maui Vacation Rental Association, Inc. v. Maui County Planning Department, 2020 WL 6829753 (D. Haw. Nov. 20, 2020)
Sign regulations: Boyer v. City of Simi Valley, 978 F.3d 618 (9th Cir. 2020)
Sign regulations and RLUIPA: Signs for Jesus v. Town of Pembroke, 977 F.3d 93 (1st Cir. 2020)
COVID-19 & religious freedom: Roman Catholic Diocese of Brooklyn v. Cuomo, 141 S. Ct. 63 (2020)
Case Law Digest Volume 3, Issue 5
Sign regulations: Int'l Outdoor, Inc. v. City of Troy, 974 F.3d 690 (6th Cir. Sept. 4, 2020)
Sign regulations: Reagan National Advertising of Austin, Inc. v. City of Austin, 972 F.3d 696 (5th Cir. 2020)
Rezoning and medical marijuana: Brooks v. City of Haverhill, NO. 19 MISC 000265 (RBF) (Mass. Land Ct. June 2, 2020)
Takings and fracking: State ex rel. AWMS Water Solutions, LLC v. Mertz, No. 2019-0493 (Ohio Sep. 23, 2020)
Vested rights and sea level rise: Shipyard Assocs., LP v. City of Hoboken, 242 N.J. 23, 28, 230 A.3d 278, 281 (2020)
Case Law Digest Volume 2, Issue 4
COVID-19 & virtual public meetings: Evans v. City of Joliet, 20-CH-526 (Ill. Cir. Ct. 2020)
COVID-19 & homeless encampment closures: Frank v. City of St. Louis, No. 4:20-CV-00597 SEP (E.D. Mo. May 2, 2020)
COVID-19 & adult entertainment business closures: Talleywhacker, Inc. v. Cooper, No. 5:20-CV-218-FL (E.D.N.C. June 8, 2020)
COVID-19 & limits on gatherings: Illinois Republican Party v. Pritzker, No. 20 C 3489 (N.D. Ill. July 2, 2020), aff'd ___ F3d ___, No. 20-2175 (7th Cir. Sept. 3, 2020).
COVID-19 & restrictions on religious worship: South Bay United Pentecostal Church v. Newsom, 140 S. Ct. 1613 (May 29, 2020)
Case Law Digest Volume 2, Issue 3
Religious rights: Marianist Province of the United States v. City of Kirkwood, 944 F.3d 996, 1001 (8th Cir. 2019)
Tattoo parlors as protected speech: Weaver v. City of Montebello, 370 F. Supp. 3d 1130 (C.D. Cal. April 2, 2019)
Sign and outdoor advertising regulations: Thomas v. Bright, 937 F.3d 721 (6th Cir. 2019)
Special permits: Barn Hill Preserve of Del., LLC v. Board of Adjustment of Town of Ocean View, C.A. No. S18A-10-002 RFS, 2019 WL 2301991 (Superior Court of Delaware May 29, 2019)
Short-term rentals: City of Miami v. AirBnb, Inc., 260 So. 3d 478 (Dist. Ct. of Appeal of Fl. Dec. 5, 2018)
Case Law Digest Volume I, Issue 2
Eminent domain: Order, City of Lafayette v. Town of Erie Urban Renewal Authority, No. 2018SC538 (Colo. Feb. 11, 2019)
Food trucks: LMP Services, Inc. v. City of Chicago, 2019 IL 123123
Dangerous dog bans and the FHA: Wilkison v. City of Arapahoe, 926 N.W.2d 441 (Neb. 2019)
Regulatory takings: Minnesota Sands, Inc. v. County of Winowa, 917 N.W. 2d 775 (Minn. App. 2018)
Vested rights: Oregon Shores Conservation Coalition v. Board of Commissioners of Clatsop County, 297 Or. App. 269 (2019)
Case Law Digest Volume I, Issue 1
Comprehensive plans and rezoning: City of Morgan Hill v. Bushey, 5 Cal. 5th 1068 (2018)
Nonconforming uses and annexation: Giannakopolous v. Adams, 2018 IL App (1st) 162364 (2018)
Solar energy and state preemption: Bd. of Cty. Comm'rs v. Solar, 239 Md. App. 380 (2018)
Sign regulations: Kuchta v. Arisian, 329 Conn. 530 (2018)
Short-term rentals: AirBnb, Inc. v. City of New York, 2019 U.S. Dist LEXIS 755 (2018)