CP 205: PLANNING AND ENVIRONMENTAL LAW
Class Meetings and Assigned Readings
| NOTE: All Assigned Readings are
required and are contained in one of three sources: Assigned Readings in this typeface, which are the majority of the readings, are found in Callies, et. al, Cases and Materials on Lands Use, Fourth Edition, 2004. Assigned Readings in this typeface are found in Fulton, William, Guide to California Planning, Second Edition, 1999. Assigned Readings in this typeface are found in a Reader prepared for this Course by the instructor. |
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#1 - January 18 Initial Course Meeting: Overview of Course, Use of the Course Website landuseprof.com, Course Requirements, Attendance and Grading Policy Overview of the American Legal System, How to Brief a Case
Reader: Common Law, Equity, Civil Law; Equitable Remedies; Judge Peter J. Messitte, Common Law v. Civil Law Systems; Briefing a Case; The Justices of the Supreme Court; The Competing Visions of the Role of the Court; Ely, James W. Jr., The Guardian of Every Other Right: A Constitutional History of Property Rights, 1998, Chapters 1 and 3; Extract on the police power from Lawton v. Steele (1894) 152 U. S. 133.
-------------------------------------------------------------------------------------------- #2 - January 20 Chapter 1. Setting the Stage: The Unplanned Environment 1 A. Introduction and Historical Overview 1 B. Nuisance as a Land Use Control Device 5 Bove v. Donner-Hanna Coke Corporation 6 Notes 10 C. The Rise of Planning and Zoning 13 Hadacheck v. Sebastion 13 Notes 17 Fulton, Chapters 1 and 2. -------------------------------------------------------------------------------------------- #3 - January 25 Chapter 2. Zoning: Classic to Contemporary 19 A. Local Zoning: the Classics 19 1. The Classic Cases 20 Village of Euclid, Ohio v. Ambler Realty Co. 20 Nectow v. City of Cambridge 28 Notes: Euclid and Nectow 31 2. Classic Zoning Enabling Legislation 33 A Standard State Zoning Enabling Act Under Which Municipalities May Adopt Zoning Regulations 33 Notes: 36 Udell v. Haas 37 Notes: 44 Fulton, Chapter 3. -------------------------------------------------------------------------------------------- #4 - January 27 Chapter 2. Zoning: Classic to Contemporary Continued B. Zoning Districts 45 1. Uses and Use Districts 49 Pierro v. Baxendale 50 Notes: Use Classifications 56 Manalapan Realty, L.P. v. Township Committee of The Township of Manalapan 58 Notes 62 2. Home Occupations and Accessory Uses 65 Using a Home Computer Can Be A Risky Business 65 3. Height and Bulk Controls, FAR and Form Based Zoning 68 Rumson Estate, Inc. v. Mayor & Council of the Borough of Fair Haven 68 Notes: 79 4. Overlay Zones 80 5. Buffer Zones 82 6. Performance Zoning 82 Fulton, Chapter 7. -------------------------------------------------------------------------------------------- #5 - February 1 Chapter 2. Zoning: Classic to Contemporary Continued C. Zoning Administration 83 1. Amendments 84 Bartram v. Zoning Commission of City of Bridgeport 85 Notes 88 2. Floating Zones and Quasi-Judicial Decisions 90 Fasano v. Bd of County Commissioners of Washington County 90 Notes 95 Reader: Arnel Development Co. v. City of Costa Mesa (1980) 28 Cal.3d 511; Classification of Land Use Actions in California. 3. Special Uses, Conditional Uses and Exceptions 96 Gorham v. Town of Cape Elizabeth 97 Notes 103 4. Contract and Conditional Zoning 105 (a) Contract Zoning 105 Cederberg v. City of Rockford 105 Notes 107 Conditional Zoning 108 Goffinet v. County of Christian 109 Notes 114 Comment: Bonus and Incentive Zoning 114 D. The Variance 118 Topanga Assoc. for a Scenic Community v. County of Los Angeles 118 Notes 124 E. Nonconformities 126 City of Los Angeles v. Gage 127 Notes 133 -------------------------------------------------------------------------------------------- #6 - February 3 Chapter 2. Zoning: Classic to Contemporary Continued F. Vested Rights 135 Avco Community Developers, Inc. v. South Coast Regional Commission 136 County of Kauai v. Pacific Standard Life Insurance Company 141 Notes 150 G. Development Agreements 156 California Development Agreements Statute 156 Santa Margarita Area Residents Together v. County of San Luis Obispo 160 Notes 167 Fulton, pp. 211-214. -------------------------------------------------------------------------------------------- #7 - February 8 Chapter 2. Zoning: Classic to Contemporary Continued H. Planned Unit Development 170 Planned Unit Development: A Challenge to Established Theory And Practice of Land Use Control 171 Planned Unit Development Statute 172 Notes 176 Evans v. Teton County 177 Notes 182 Comment: New Urbanism 184 Fulton, pp. 203-211. -------------------------------------------------------------------------------------------- #8 - February 10 Law Library Tour Babcock, Richard F., The Zoning Game, 1966, Chapter V; Berwanger, Charles V., "Land Use Litigation: A Story and a Lawsuit," CA Litigation, The Journal of the Litigation Section, State Bar of CA, V. 15.1, 2002. -------------------------------------------------------------------------------------------- #9 - February 15 Chapter 3. Subdivision Controls and Infrastructure Financing 186 A. Introduction: Hard Choices 186 National Model Subdivision Regulations: Planning & Law 187 Comment: Unified Development Ordinances 191 Unified Development Ordinances: A Coordinated Approach to Development Regulations 191 Notes 193 B. Subdivision Controls 194 1. Antiquated Subdivisions 194 Gardner v. County of Sonoma 194 Notes 198 2. The Planning Context 199 Notes 200 3. Authority to Regulate – Privilege & Police Power Theories 203 4. When Subdivision Controls Are Activated 205 C. Subdivision Approval Process 208 1. Sketch Plat 209 2. Preliminary Plat 209 3. Final Plat 210 Youngblood v. Board of Supervisors of San Diego County 211 Notes 213 Comment: Deemed Approved Statutes 216 D. Requirements for Internal Subdivision Improvements 218 1. On-Site Improvements 218 Brous v. Smith 218 Notes: Specification of Standards 221 2. Ensuring Completion 222 Model Subdivision Regulations Planning and Law 222 Notes: Payment, Performance and Maintenance Bonds 222 E. Official Map 223 Palm Beach County v. Wright 224 Notes: Official Maps and the Taking Issue 228 Fulton, Chapter 8. -------------------------------------------------------------------------------------------- #10 - February 17 Chapter 3. Subdivision Controls and Infrastructure Financing Continued F. Financing of Capital Facilities Generated by New Development 231 1. Introduction 231 2. Exactions: Reasonably Related, Uniquely Attributable, Rational Nexus and Proportionality: the Constitutional Quads 232 Nollan v. California Coastal Commission 233 Notes: Nollan and Planning 245 Dolan v. City of Tigard 246 Notes: Dolan 252 Reader: Dolan v. Tigard: What's Happened Since, Planning, December 2000, p. 26-27. Notes: Calculating Land and Money Exactions 256 3. Impact Fees and Assessments 257 Volusia County v. Aberdeen at Ormand Beach, L.P. 257 Notes: Timing, Earmarking and Avoidance Taxation 266 Commnet: Impact Fees, Exclussions, and Linkage Fees 276 Reader: Ehrlich v. City of Culver City (1996) 12 Cal.4th 854; San Remo Hotel L. P. v. City and County of San Francisco (2002) Cal. 4th. G. Consumer Remedies: Interstate Land Sales 278 1. Federal Interstate Land Sales Full Disclosure Act 278 2. State Protection: Blue Sky Laws 280 Fulton, Chapter 10. MIDTERM EXAM DISTRIBUTED-- TAKE HOME -------------------------------------------------------------------------------------------- #11 - February 22 Chapter 4. Constitutional Limits on Land Use Controls 283 A. Introduction 283 B. Takings 284 1. Introduction 284 2. Public Use 285 Hawaii Housing Authority v. Midkiff 286 Notes: “A Conceivable Public Purpose” 292 Note: Inverse Condemnation 295 3. Physical Invasions 296 Loretto v. Teleprompter Manhattan CATV Corp. 296 Notes: The Reach of the “Per Se” Physical Taking Rule 304 4. Non-trespassory Invasions 306 ------------------------------------------------------------------------------------------- #12 – February 24 Chapter 4. Constitutional Limits on Land Use Controls Continued 5. Regulatory Impacts as Takings 307 Pennsylvania Coal Co. v. Mahon 308 Notes 311 (a) Partial Deprivations of Economic Use or Value as Takings 312 Penn Central Transportation Company v. City of New York 312 Notes 328 Reader: Costonis, John J., Space Adrift, 1974, pp. 32-34, 37. Note: What Is Property? 331 (b) Total Deprivations of Use or Value as Takings 332 Lucas v. South Carolina Coastal Council 332 Notes 343 Palazzolo v. Rhode Island 348 Notes 353 -------------------------------------------------------------------------------------------- #13 – March 1 Chapter 4. Constitutional Limits on Land Use Controls Continued Tahoe-Sierra Preservation Council, Inc. et al. V. Tahoe Regional Planning Agency et al. 354 Notes 379 6. Remedies 381 Reader: (2002) U. S. Supreme Court; Berger, Michael M., "Murky Waters: Owners Pay the Price for High Court's Failure to Follow Laws of the Land," Los Angeles Daily Journal, May 10, 2002. (a) The compensation remedy 381 Comment on First English 381 Notes: 383 (b) When and where to sue 385 Williamson County Regional Planning Commission v. Hamilton Bank of Johnson City 385 Notes 3495 C. Due Process: Substantive and Procedural 397 Marks v. City of Chesapeake 398 Notes 402 Notes: Procedural Due Process 404 D. Equal Protection 405 Village of Willowbrook v. Olech 405 Notes 407 E. Land Use Claims Under Section 1983 of the Civil Rights Act 409 Kaahumanu v. County of Maui 411 Notes 417 Fulton, Chapter 13. -------------------------------------------------------------------------------------------- #14 –March 3 Chapter 4. Constitutional Limits on Land Use Controls Continued F. The First Amendment 419 1. Introduction 419 2. Regulating sexually Oriented Business 420 City of Renton v. Playtime Theatres, Inc. 420 Notes 425 3. Controls on the Dissemination of Information 428 City of Ladue v. Gilleo 430 Notes: Regulation of Commercial and Non-commercial Speech 437 4. Religious Freedom 440 Civil Liberties for Urban Believers v. City of Chicago 441 Notes: 458 -------------------------------------------------------------------------------------------- #15 - March 8 Chapter 5. Critical Issues 463 A. The Plan as Law: The Consistency Doctrine 463 Board of County Commissioners of Brevard County v. Snyder 465 Notes 472 Fulton, Chapters 4, 5 and 6. Reader, Camp v. Mendocino County Board of Supervisors (1981) 123 Cal.App.3d 334. B. Ballot Box Zoning: The Use and Misuse of the Initiative and Referendum 476 City of Eastlake v. Forest City Enterprises, Inc. 477 City of Cuyahoga Falls v. Buckeye Community Hope Foundation 483 Kaiser Hawaii Kai Development Company v. City and County of Honolulu 489 Notes 493 Comment: Neighborhood Consent Ordinances 498 -------------------------------------------------------------------------------------------- #16 - March 10 Fulton, p. 198, Sidebar: Ballot Box Zoning. Reader: Associated Home Builders of the Greater East Bay, Inc. v. City of Livermore (1976) 18 Cal.3d 582; Arnel Development Co. v. City of Costa Mesa (1980) 28 Cal.3d 511; DeVita v. County of Napa (1995) 9 Cal.4th 763. -------------------------------------------------------------------------------------------- #17 - March 15 Chapter 5. Critical Issues Continued C. Historic Preservation: Districts and Landmarks 500 A-S-P Associates v. City of Raleigh 501 Notes 511 Comment: Transferable Development Rights 515 Julian Conrad Juergensmeyer, James C. Nichols, and Brian D. Leebrick 515 Note: TDRs in the Supreme Court 517 D. Aesthetics 520 Anthony Brandt, “Views” 520 1. Architectural Controls 521 Reid v. Architectural Board of Review of City of Cleveland Heights 521 Notes 527 2. Signs 530 Comment: The Federal Highway Beautification Act 532 -------------------------------------------------------------------------------------------- #18 - March 17 Chapter 5. Critical Issues Continued E. Exclusionary and Inclusionary Zoning 534 1. Exclusionary Zoning and the States 534 2. Inclusionary Zoning 537 (a) Fair Share Obligations 537 Southern Burlington County N.A.A.C.P. v. Township of Mt. Laurel 537 Notes: Exclusionary Zoning and Fair Share 554 Reader: Justices Pondering Old Barriers in Housing, New York Times, November 28, 2001; SYLLABUS and Table of Contents, Toll Brothers, Inc. v. Township of West Windsor (2002) N. J. Supreme Court; The New Jersey Supreme Court 1948-1998: Fifty Years of Independence and Activism, John B. Wefing. (b) Mandatory Set Asides 557 Home Builders Association of Northern California v. City of Napa 559 Notes: Set Asides, Linkage and Relocation Fees 565 -------------------------------------------------------------------------------------------- #19 - March 29 Chapter 5. Critical Issues Continued 3. Federal Exclusionary Zoning Issues: Constitutional Aspects and Legislative Intervention 568 (a) The Equal Protection Clause 568 Village of Arlington Heights v. Metropolitan Housing Development Corporation 568 City of Cuyahoga Falls v. Buckeye Community Hope Foundation 574 Notes 574 Comment: Consent Decrees and Land Use 575 Reader: Equal Protection: Judging Classifications by Law. (b) The Federal Fair Housing Act and Racial Discrimination 578 Buckeye Community Hope Foundation v. City of Cuyahoga Falls 578 Notes 582 Comment: Environmental Justice 584 -------------------------------------------------------------------------------------------- #20 - March 31 Chapter 5. Critical Issues Continued F. Regulating Nontraditional Living Arrangements 585 (a) Constitutional Considerations 586 Village of Belle Terre v. Boraas 586 City of Cleburne v. Cleburne Living Center 588 Notes 592 (b) The Federal Fair Housing Act and Discrimination Against the Handicapped 594 City of Edmonds v. Oxford House, Inc. 594 Notes 602 Reader: County of Santa Barbara v. Adamson (1980) 27 Cal.3d 123. -------------------------------------------------------------------------------------------- #21 - April 5 In Class Video: "POLETOWN LIVES" Information Factory. Reader: Berger, Michael M., "Political Pawns: Use of Eminent Domain Can Rouse Deep Emotional Responses," Los Angeles Daily Journal, August 14, 2002; Blumner, Robyn, "Developers making a profitable use of eminent domain," San Francisco Chronicle, July 3, 2002; Biskupic, J., "Justices take eminent domain case," USA TODAY, September 28, 2004; Docket No. 04-108, Supreme Court of the United States, Kelo et al. V. City of New London, Extract from Brief of Amici Curiae, Better Government Association, et. al. -------------------------------------------------------------------------------------------- #22 - April 7 Chapter 6. Rebuilding the Urban Core 605 A. Introduction 605 B. Redevelopment Through Eminent Domain 606 1. Public Purpose and Redevelopment 606 Southwestern Illinois Development Authority v. National City 607 Notes: Public Purpose 616 Notes Valuation -- Standards of Just Compensation 620 Note: Precondemnation Blight 622 Planning Blight: The Anglo-American Experience 622 2. Excess Condemnation 623 Department of Transportation v. Fortune Federal Savings And Loan Association 623 Notes: Remnant, Recoupment and Protective Theories 627 Urban Transportation Planning 628 Value Recapture as a Source of Funds to Finance Public Projects 629 Problem: Highway Beautification 631 Fulton, Chapters 14, 15 and 16. -------------------------------------------------------------------------------------------- #23 - April 12 Chapter 6. Rebuilding the Urban Core Continued C. Techniques of Redevelopment 632 1. Tax Abatement 632 Problem 2. Tax Increment Financing 634 Notes 635 Tax Increment Finance from the Property Owner's View 636 Reader: Illustration of Tax Increment. 3. Empowerment and Enterprise Zones 647 Enterprise Zone Debate 648 Notes: Enterprise Zones 649 Notes: Community Development Block Grants (CDBG) 650 4. Business Improvement Districts 651 &nbs |
