sneapa 2013 thursday c1 1_45_land use law
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2013 Land Use LawTRANSCRIPT
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2013 Land Use LawThursday, October 17, 2013
John BoehnertGreg McGregor
Dwight Merriam, FAICPEdward V. O’Hanlan
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Our SpeakersJohn Boehnert
Law Offices of John M. Boehnert, Esq., Providence
Greg McGregorMcGregor & Associates, P.C.
Dwight Merriam, FAICPRobinson & Cole LLP, Hartford
Edward V. O’HanlanRobinson & Cole LLP, Stamford
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Fast paced, national perspective,
lessons learned…
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St. Johns River Management District v. Koontz
(U.S. 2013)
•Extended Nollan and Dolan
–For denials–For money
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Lessons
Learned •Be careful how impact fees and other exactions are handled – must meet essential nexus and rough proportionality tests
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Borough of Harvey Cedars v. Karan (NJ 2013)
Dune diminished value; compensable; valuation question; settled
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Lessons
Learned •When dune adds to general safety but destroys specific view government pays, but may be offset by public benefit
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Tarrant Regional Water District v. Herrmann
( U.S. 2013)
Interstate water compact between Arkansas, Louisiana, Oklahoma, and Texas did not preempt an Oklahoma state statute or violate the Commerce Clause
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Lessons
Learned• States do not easily
give up their sovereign powers• Red River Compact’s
silence on cross border rights = understanding that the Compact would respect state water laws
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Arkansas Game and Fish Commission v. U.S.(U.S. 2012)
ACOE deviated from dam water release rates, flooded and destroyed the downstream property; no temporary flooding exception to the Takings Clause
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Lessons
Learned• All takings claims are
case-specific inquiries• Government-induced
flooding is no different than any other governmental intrusion on property• Compensation may
be sought for temporary takings
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Roman Catholic Bishop of Springfield v. City of Springfield(1ST Cir. 2013)
•Diocese challenges historic landmark designation as violation under RLUIPA, U.S. Constitution, and state law•RLUIPA “substantial
burden” was issue of first impression
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Lessons
Learned•“Facial” challenge
versus “as-applied” challenge•Feared injury not
enough to establish ripeness in this case (as-applied)•Different circuits
have different tests
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Temple B’Nai Zion, Inc. v. City of Sunny Isles Beach(11TH Cir. 2013)
•Moratorium to prevent demolition of Temple building•Temple sues
under RLUIPA, U.S. Constitution & state law
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Lessons
Learned•“Williamson
County is inappropriate because the injury is complete upon the municipality’s initial act, and staying our hand would do nothing further but perpetuate the plaintiff’s alleged injury.”
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Horne v. Dept. of Agric.(U.S. 2013)
I heard it on the grapevine…Agricultural Marketing Act of 1937
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Lessons
Learned •Fifth Amendment takings claim can be a defense, without seeking damages•ZEOs and ZBAs pay
attention
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Norse Energy Corp. v. Town of Dryden
(N.Y. App. Div. 2013)
Local regulation of fracking
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Lessons
Learned
•On politically controversial subjects, municipalities may find more authority conferred on them by courts if they are sailing with the wind•Translation:
preemption law may be subsumed by politics
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Bartlett v. City of Manchsetser(NH 2013)
Variance case, but unnecessary; accessory use
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Lessons
Learned•ALWAYS explore
any alternative to a variance application•Pursuing a
variance does not preclude arguing or finding a valid accessory use, at least in New Hampshire!
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Severance v. Patterson(Texas 2012 and 5th Cir. 2012)
Texas Supreme Court: no “rolling easement” then U.S. Court of Appeals for trial of pending property rights claims
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Lessons
Learned• Know laws about
accretion, reliction, and avulsion• In Mass. reserved
public rights • People will sue about
anything if it involves valuable waterfront• Your guess is as good
as mine…this is Texas
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David Hill Development, LLC v. City of Forest Grove
(D. Or. 2013)
$6.5 million in damages for an “abuse of power” and violation of the Takings Clause by unlawful delay of a housing project
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Lessons
Learned• Delay caused a
temporary taking• “Compelled
dedication of easements across private property” different than on-site improvements as a condition of approval
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Lessons
Learned •No injunction, bar not likely to win•Avoid content-
based regulation•You can regulate
state of dress
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Iowa League of Cities v. Environmental Protection Agency
(8th Cir. 2013)
Scope of regulatory authority of a federal administrative agency; legislative rules not interpretative guidelines
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Lessons
Learned•Over-reaching by
regulators evidenced in written communications may be challengeable as invalid rulemaking if in fact they are threatening enforcement of standards that exceed promulgated rules and regulations
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Town of Hollywood v. Floyd(SC 2013)
Residential subdivision case…gone wrong
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Lessons
Learned•If you are a
developer, stay out of Hollywood, South Carolina.
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Candlehouse, Inc. v. Town of Vestal (NDNY 2013)
Faith-based rehabilitation center sues the Town under RLUIPA, the FHA, and the ADA after the Town denies request to accommodate temporary housing as family/functional equivalent
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Lessons
Learned•2d Cir. Substantial
Burden Test: “a government action . . . [that] coerces the religious institution to change its behavior.”•Where not all
patrons disabled, must demonstrate majority are disabled to obtain relief under the FHA and ADA
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Brown v. Town of Cary (4TH Cir. 2013)
“Screwed” homeowner upset with municipal road-paving projects, refuses to take down “sign,” sues, wins at District Court, and loses on appeal
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Lessons
Learned•Three Part
Content Neutrality Test:
–not a regulation of speech –regulation not
adopted because of disagreement –government’s
interests in the regulation are unrelated
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Kiawah Dev. Partners v. S.C. Dep't of Health & Envtl. Control (SC 2013)
Partial denial by DHEC; the Administrative Law Court approved the partial permit issued by DHEC, with modifications; upheld by the S.C. Supreme Court
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Lessons
Learned• On March 14, 2013
the Appellant, South Carolina Coastal Conservation League, petitioned for rehearing, which was granted• Stay tuned…
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Final Compensatory Mitigation Rule(EPA Wetlands Rule)
EPA and the Army Corps of Engineers launched new standards in order to promote “no net loss of wetlands”
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Lessons
Learned• “Avoid, minimize and
compensate”• Restoration,
establishment, enhancement, and preservation • Innovation and use of
best available science• Promote public
participation and planning
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Shockoberfest(Sinking Spring Borough, PA)
When is a “scream house” something more than a pop-up Halloween attraction?
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Lessons
Learned •Never ending battle to get out ahead of pop-ups and new uses•Spend some time
on “what if” thinking•Take a hard look at
definitions
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Lamar Adv. v. Zoning Bd. of Appeals (South Dakota 2012)
Does permission to use one side of sign for digital face allow using the other side as well?
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Lessons
Learned •Know what the permit allows and what the agency has allowed…it may have granted more than it thought…
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RIYA Cranbury Hotel v. Zoning Bd. of Adjustment (NJ App. Div. 2013)
Is an “iconic” architectural feature attached to the hotel’s parapet referred to as “the blade” an architectural feature or a sign?
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Lessons
Learned •Structure harmoniously blended into framework of building may not be a sign
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Questions and, we hope,
some answers…