Justia California Court of Appeals Opinion Summaries

The owners of Pine Meadow Golf Course in Martinez sold the property to a developer. The city approved construction of a 99-unit single-family home subdivision, with improvements. Objectors circulated a petition opposing the planned development, seeking a referendum to reverse the approval. The owners and developer alleged that objectors used the name Friends of Pine Meadow to deceive fellow citizens into believing they were friends with the golf course owners, and attempted to inform people “about the true nature of the Friends of Pine Meadow.” The owners and developers filed suit, alleging interference with prospective economic advantage and defamation and seeking damages and injunctive relief. The trial court granted the objectors’ special motion to strike plaintiffs’ complaint under Code of Civil Procedure section 425.16, the anti-SLAPP (Strategic Law Suit Against Public Participation) law. The court of appeal affirmed, rejecting an argument that the claims arose out of commercial speech, which is not protected activity under the anti-SLAPP law. The statute makes no reference to commercial speech. Every claim in the complaint seeks to punish and/or suppress speech that relates to an official proceeding about a public issue. View "Dean v. Friends of Pine Meadow" on Justia Law

Crown proposed to install 13 microcell transmitters on utility poles, primarily in the public right of way, as part of a Distributed Antenna System (DAS) in the Day Valley area, a rural portion of unincorporated Aptos. A staff report characterized the microcells as “relatively visually inconspicuous” small structures Santa Cruz County concluded that Crown’s DAS project was categorically exempt from the California Environmental Quality Act (CEQA) (Pub. Resources Code 21000) and rejected a claim that an exception to the exemption applied for “unusual circumstances” or “cumulative impact.” The court of appeal affirmed the superior court in upholding the approval. The court rejected arguments that the county: failed to consider the entire project and instead improperly segmented the project by considering each microcell individually; in determining that the “cumulative impact” exception did not apply, failed to consider information submitted by opponents that AT&T was interested in putting cell transmitters in the Day Valley area; erroneously concluded that the “location” exception and the “unusual circumstances” exception did not apply based on the residential agricultural nature of the area. Opponents produced no evidence that it is unusual for small structures to be used to provide utility extensions in a rural area. View "Aptos Residents Association v. County of Santa Cruz" on Justia Law

Parcel 27 (22 acres) was proposed for development with 44 single-family homes, 7.9 acres of public parkland, a bike path, and dog park. The planning commission recommended and the city council adopted an amendment to Parcel 27's general plan designation from Administrative Professional Office (APO) to Low-Density Single Family Residential, R-20. After the amendment could no longer be challenged, the council changed Parcel 27's zoning designation from APO to R-20. Opponents filed a referendum challenging the rezoning. The city clerk notified them that the referendum met the requirements of the Elections Code. The city attorney prepared a staff report, indicating that once a referendum petition is certified, the ordinance is suspended and the city council must reconsider the ordinance, but advised that “a referendum seeking to repeal a zoning amendment which would result in a zoning ordinance that is inconsistent with a general plan is a legally invalid referendum.” The council voted to refuse to repeal the ordinance or to place the issue on the ballot because repeal would result in reversion to APO zoning and create an inconsistency between the zoning and the general plan. The court of appeal held that the referendum was not invalid and the issue must be placed on the ballot. View "Save Lafayette v. City of Lafayette" on Justia Law

Parcel 27 (22 acres) was proposed for development with 44 single-family homes, 7.9 acres of public parkland, a bike path, and dog park. The planning commission recommended and the city council adopted an amendment to Parcel 27's general plan designation from Administrative Professional Office (APO) to Low-Density Single Family Residential, R-20. After the amendment could no longer be challenged, the council changed Parcel 27's zoning designation from APO to R-20. Opponents filed a referendum challenging the rezoning. The city clerk notified them that the referendum met the requirements of the Elections Code. The city attorney prepared a staff report, indicating that once a referendum petition is certified, the ordinance is suspended and the city council must reconsider the ordinance, but advised that “a referendum seeking to repeal a zoning amendment which would result in a zoning ordinance that is inconsistent with a general plan is a legally invalid referendum.” The council voted to refuse to repeal the ordinance or to place the issue on the ballot because repeal would result in reversion to APO zoning and create an inconsistency between the zoning and the general plan. The court of appeal held that the referendum was not invalid and the issue must be placed on the ballot. View "Save Lafayette v. City of Lafayette" on Justia Law

The Court of Appeal affirmed the trial court's denial of plaintiff's petition for writ of administrative mandate after the county planning commission and board of supervisors denied her application for a conditional use permit (CUP) to keep up to five tigers on her property. The court held that substantial evidence supported the Board's findings that the project was not compatible with the planned uses in the general area and the project was detrimental to the public interest, health, safety or welfare. In this case, tigers did not belong in a residential area and there was more than ample evidence to support a finding that plaintiff's tigers posed a danger to the public. View "Hauser v. Ventura County Board of Supervisors" on Justia Law

Plaintiff-appellant Golden Eagle Land Investment, L.P. (Golden Eagle) and its coplaintiff-appellant Mabee Trust owned real property in the vicinity of Rancho Santa Fe. Appellants sought approvals for a joint development project (the project) from San Diego County land use authorities. At the same time, they began the process of seeking land use approvals for the project from defendant, respondent and cross-appellant, the Rancho Santa Fe Association (the Association or RSFA), whose activities in this respect were governed by a protective covenant and bylaws, as well as County general planning. Appellants sued the Association on numerous statutory and tort theories, only some of which were pled by the Trust, for injuries caused by allegedly unauthorized discussions and actions by the Association in processing the requested approvals, in communicating with County authorities and others. Appellants contended that these Association activities and communications took place without adequate compliance with the Common Interest Development Open Meeting Act. Appellants challenged the trial court's order granting in large part (eight out of nine causes of action) the Association's special motion to strike their complaint, based on each of the two prongs of the anti-SLAPP test. Appellants contended that none of these related tort and bylaws claims arose out of or involved protected Association activity, but rather they were mixed causes of action that were "centered around" alleged earlier false promises by Association representatives to abide by the provisions of the Open Meeting Act. The trial court denied the Association's motion as to one remaining cause of action, in which Golden Eagle alone alleged violations of the Open Meeting Act. The court ruled that the Association's challenged conduct in that respect was not on its face entitled to the benefits of Code of Civil Procedure section 425.16, because it did not fall within the statutory language that defined protected communications during "official" proceedings. On that cause of action only, the trial court did not find it necessary to reach the second portion of the statutory test under the anti-SLAPP statute, on whether Appellants are able to establish a probability that they will prevail on their claims. The Association cross-appealed that portion of the order, arguing the trial court erred as a matter of law in finding the anti-SLAPP statute was inapplicable by its terms. The Court of Appeal concluded the trial court correctly applied the anti-SLAPP statutory scheme in granting the Association's motion to strike the second through ninth causes of action, as variously alleged by one or both Appellants. In addition, the Court reversed the order in part, concluding that the trial court should have granted the motion to strike the first cause of action regarding alleged violations of the Open Meeting Act. View "Golden Eagle Land Inv. v. Rancho Santa Fe Assn." on Justia Law

Plaintiffs Clews Land and Livestock, LLC; Barbara Clews; and Christian Clews (collectively, CLL) appealed a judgment in favor of defendant City of San Diego (City) on CLL's petition for writ of mandate and complaint for declaratory and injunctive relief, violation of procedural due process, and equitable estoppel. CLL challenged the City's approval of a project to build a private secondary school on land neighboring CLL's commercial horse ranch and equestrian facility and the City's adoption of a mitigated negative declaration (MND) regarding the project. CLL contended the City should not have adopted the MND because the Cal Coast Academy project would cause significant environmental impacts in the areas of fire hazards, traffic and transportation, noise, recreation, and historical resources, and because the MND identified new impacts and mitigation measures that were not included in the draft MND. CLL further argued the City should not have approved the project because it is situated in designated open space under the applicable community land use plan and because the City did not follow the provisions of the San Diego Municipal Code (SDMC) applicable to historical resources. After review, the Court of Appeal concluded CLL's challenge to the MND was barred because it did not exhaust its administrative remedies in proceedings before the City. In doing so, the Court rejected CLL's argument that the City's process for administrative appeals (at least as implicated by this project) violated the California Environmental Quality Act by improperly splitting the adoption of an environmental document (e.g., the MND) from the project approvals. In addition, the City complied with all applicable requirements of the SDMC regarding historical resources and the City's approval of the project did not conflict with the open space designation because the project would be located on already-developed land. View "Clews Land & Livestock, LLC v. City of San Diego" on Justia Law

In 1998, Modesto, its Sewer District, and its Redevelopment Agency (RDA) sued retail dry cleaning businesses operating in Modesto, the manufacturers of dry cleaning equipment used at those establishments, and the manufacturers and distributors of dry cleaning solvent, alleging that the city’s groundwater, sewer system and easements, and the soil of property within the RDA project area were contaminated with perchloroethylene, a “toxic chlorinated solvent” and seeking recovery for past, present and future costs of investigation and remediation. The Polanco Redevelopment Act (Health & Saf. Code, 33459), which authorized redevelopment agencies to remediate contamination found in property, including private property, located in a redevelopment project area, and to recover costs from the “responsible parties” was central to the suit. After 14 years of litigation, with three appeals, a final judgment awarded damages with respect to three dry cleaning sites, including an award of punitive damages against three defendants; as to all other claims, judgment was entered in favor of defendants. The court of appeal vacated, holding that no special causation standard applies to Polanco Act claims. The court also: remanded with directions to deny motions for summary adjudication on the nuisance claims; reversed a punitive damages award; and vacated a directed verdict regarding property damage. View "City of Modesto v. Dow Chemical Co." on Justia Law

The Court of Appeal affirmed the trial court's denial of the Conservancy's petition for a writ of mandate to compel the City of West Hollywood to set aside the City's approval of a real estate development project. The court held that the environmental impact report's (EIR) analysis of alternatives to the project was adequate. Although the EIR did not include a conceptual design of Alternative 3, the Conservancy did not cite any legal authority requiring an EIR to include design plans for project alternatives, and the court declined to so hold. Furthermore, the imprecision inherent in the estimates of space reduction did not render the EIR defective. The court also held that the EIR's response to public comments was adequate, and there was substantial evidence to support the finding of infeasibility of Alternative 3. View "L.A. Conservancy v. City of West Hollywood" on Justia Law

Plaintiff-Appellant Creed-21 appealed the dismissal of its petition for writ of mandate and complaint for declaratory and injunctive relief under the California Environmental Quality Act (Petition). The trial court imposed an issue sanction on standing, which terminated the action, for the misuse of the discovery process in response to a motion for sanctions pursuant to Code of Civil Procedure section 2023.030 filed by real party in interest and respondent Wal-Mart Real Estate Business Trust (Wal-Mart). The project being challenged was a 185,682 square foot Walmart retail complex (the Project) located in the City of Wildomar. On March 11, 2015, the City’s council approved the Project. Creed-21 alleged that the Project violated CEQA and other laws. Creed-21 alleged against the Wal-Mart and the City (collectively, the Wildomar Defendants) that they failed to prepare an adequate environmental impact report and they violated the planning and zoning law within the meaning of Government Code section 65860. Creed-21 sought to stop the Wildomar Defendants from taking any action on the Project until they complied with CEQA and the planning and zoning laws. The Court of Appeal concluded the trial court did not abuse its discretion in imposing the terminating sanction. View "Creed-21 v. City of Wildomar" on Justia Law