Articles Posted in Zoning, Planning & Land Use

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Plaintiffs, a group of associations representing builders, contractors, and plumbers, filed suit against the city of Troy, claiming that the City's building department fees violated section 22 of the Single State Construction Code Act (CCA), MCL 125.1522, as well as a provision of the Headlee Amendment, Const 1963, art 9, section 31. The circuit court granted summary judgment to the City, holding that the court lacked jurisdiction over the matter because plaintiffs had failed to exhaust the administrative procedure outlined in section 9b of the CCA, MCL 125.1509b. After review, the Supreme Court reversed and remanded: the plain language of MCL 125.1509b provided that the director may conduct performance evaluations of defendant’s “enforcing agency” and did not provide any administrative procedure relative to the entity responsible for establishing fees pursuant to MCL 125.1522(1). Because the administrative proceedings in section 9b did not purport to provide the director with the authority to evaluate defendant’s legislative body, the circuit court erred by granting summary disposition to the City on the basis of plaintiffs’ failure to exhaust their administrative remedies. View "Michigan Ass'n of Home Builders v. City of Troy" on Justia Law

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John Ter Beek filed an action against the City of Wyoming, seeking to have a city zoning ordinance declared void and an injunction entered prohibiting its enforcement. Ter Beek was a qualifying patient and held a registry identification card under the Michigan Medical Marijuana Act (MMMA). He wanted to grow and use marijuana for medical purposes in his home and argued that section 4(a) of the MMMA, MCL 333.26424(a), preempted the ordinance. Both parties moved for summary judgment. Ter Beek argued that because the federal controlled substances act (CSA) prohibited the use, manufacture, or cultivation of marijuana, the ordinance likewise prohibited the use, manufacture, or cultivation of marijuana for medical use and therefore conflicted with and was preempted by the MMMA. The city argued instead that the CSA preempted the MMMA. The court granted the City's motion, agreeing that the CSA preempted the MMMA. Ter Beek appealed. The Court of Appeals reversed, concluding that the ordinance conflicted with sec. 4(a) of the MMMA and that the CSA did not preempt 4(a) because it was possible to comply with both statutes simultaneously and the state-law immunity for certain medical marijuana patients under 4(a) did not stand as an obstacle to the federal regulation of marijuana use. The City appealed. The Supreme Court concluded section 4(a) of the MMMA was not preempted by the federal controlled substances act, but 4(a) preempted the ordinance because the ordinance directly conflicted with the MMMA. View "Ter Beek v. City of Wyoming" on Justia Law

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Elba Township brought an action against the Gratiot County Drain Commissioner seeking to enjoin the commissioner from consolidating the drainage districts associated with the No. 181-0 drain and its tributary drains. Elba Township argued that the consolidation proceedings had violated the Drain Code because the No. 181-0 drain petition for consolidation lacked the statutorily required number of freeholder signatures and the notice of the hearing by the board of determination had been deficient. Plaintiffs David Osborn, Mark Crumbaugh, Cloyd Cordray, and Rita Cordray intervened, similarly seeking declaratory and injunctive relief and claiming that the petition was defective and that the notice of the meeting of the board of determination was defective, resulting in a violation of their due process rights. With regard to the due process claim, plaintiffs’ primary complaint was that some of the property that would be affected by the drainage project lay outside the townships listed in the notice, although the notice stated that it was being sent to persons liable for an assessment. The drain commissioner moved for summary judgment, arguing that the appropriate number of signatures had been gathered and that the notice given appropriately informed those affected by the proposed consolidation of the date, time, and place of the board-of-determination hearing. Elba Township and plaintiffs filed cross-motions for summary judgment. The court granted the drain commissioner’s motion, finding that only 5 freeholder signatures were required on the petition rather than the 50 signatures the township claimed. Elba Township and the Osborn plaintiffs appealed. The Court of Appeals affirmed the trial court’s exercise of equitable jurisdiction, but reversed on the merits. Upon review, the Supreme Court concluded that the lower courts improperly exercised equitable jurisdiction over the signature-requirement question but properly exercised such jurisdiction over the question of notice. "The former question is purely statutory and, as such, there were no grounds on which the lower courts could properly exercise equitable jurisdiction. Though the exercise of equitable jurisdiction over the latter question was proper, we conclude that constitutional due process did not entitle plaintiffs to receive notice of the 'board of determination' hearing. The trial court’s order granting summary judgment for defendant was reinstated. View "Elba Township v. Gratiot County Drain Commissioner" on Justia Law