In Re Application for Zoning Change

96 P.3d 613, 140 Idaho 512
CourtIdaho Supreme Court
DecidedJune 30, 2004
Docket29739
StatusPublished
Cited by7 cases

This text of 96 P.3d 613 (In Re Application for Zoning Change) is published on Counsel Stack Legal Research, covering Idaho Supreme Court primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
In Re Application for Zoning Change, 96 P.3d 613, 140 Idaho 512 (Idaho 2004).

Opinion

96 P.3d 613 (2004)
140 Idaho 512

In re The APPLICATION FOR ZONING CHANGE.
Jerry & Connie Brower, Petitioners-Appellants,
v.
Bingham County Commissioners, Respondent.

No. 29739.

Supreme Court of Idaho. Boise, May 2004 Term.

June 30, 2004.
Rehearing Denied August 19, 2004.

*614 Scott E. Axline, Blackfoot, argued for appellants.

J. Scott Andrew, Blackfoot, argued for respondent.

EISMANN, Justice.

This is an appeal from a judgment dismissing a petition for judicial review of the denial of an application to rezone real property. The planning and zoning commission had recommended approval, but, with one county commissioner recused and the two remaining commissioners split on the issue, the board of county commissioners denied the request because there was not a majority vote to approve it. We affirm the decision of the district court holding inapplicable a provision in the zoning ordinance that would have required the commissioners to accept the recommendation of the planning and zoning commission unless rejected by a majority vote of the commissioners. We also affirm the district court's decision denying the request to present additional evidence on appeal.

I. FACTS AND PROCEDURAL HISTORY

The petitioners-appellants Jerry and Connie Brower own real property in Bingham County that they petitioned to have rezoned so that they could subdivide it. The planning and zoning commission recommended approval of the zoning change, and the Board of County Commissioners for Bingham County then considered the request. The commissioners held a public hearing on July 30, 2002. At the commencement of the hearing, one of the commissioners recused himself because Jerry Brower was his cousin, leaving two commissioners to act upon the requested rezone. "The commissioners, the Browers, and others then discussed the impact of a provision in the zoning ordinance that states, The Commission shall accept the recommendation of the [Planning and Zoning] Board unless rejected by a majority vote." Eventually, the commissioners met in executive session to consult with legal counsel, who advised them that this provision of the zoning ordinance would not apply because the requested zoning change had to be adopted by the commissioners. They then continued with the public hearing and, at the conclusion of the hearing, adjourned until August 8, 2002, to deliberate the request. On that date, the two remaining commissioners met. One commissioner moved to accept the recommendation of the planning and zoning commission, but that motion died for the lack of a second. The other commissioner then moved to reject the recommendation, but that motion likewise died for the lack of a second. As a result, the commissioners denied the requested zoning change.

On September 4, 2002, the Browers filed a petition for judicial review. The district court held that where, as in this case, the action recommended by the planning and zoning commission required the adoption of an ordinance, the quoted provision from the ordinance was in conflict with state law. It therefore upheld the denial of the Browers proposed zoning change and dismissed the petition for judicial review. The Browers then appealed.

II. ISSUES ON APPEAL

A. Is the provision in the zoning ordinance, which requires the board of commissioners to accept the recommendation of the planning and zoning board unless they reject it by a majority vote, applicable when the recommendation is to amend the zoning ordinance?

B. Did the district court err in denying the Browers' request to present additional evidence?

C. Are the Browers entitled to an award of attorney fees on appeal under Idaho Code § 12-117?

III. ANALYSIS

A. Is the Provision in the Zoning Ordinance, Which Requires the Board of Commissioners to Accept the Recommendation of the Planning and Zoning Board Unless They Reject It by a Majority Vote, Applicable When the Recommendation Is to Amend the Zoning Ordinance?

A person aggrieved by a planning and zoning decision may seek judicial review *615 of that decision under the Idaho Administrative Procedures Act (IAPA). IDAHO CODE § 67-6521(d) (2001). On an appeal from a decision of a district court acting in its appellate capacity under the IAPA, this Court reviews the agency record independently of the district court's decision. Sanders Orchard v. Gem County, 137 Idaho 695, 52 P.3d 840 (2002). The interpretation of a statute is a question of law over which we exercise free review. City of Sandpoint v. Sandpoint Indep. Highway Dist., 139 Idaho 65, 72 P.3d 905 (2003).

Section 17.7 of the Bingham County Zoning Ordinance provides, "The Commission shall accept the recommendation of the [Planning and Zoning] Board unless rejected by a majority vote." Article XII, § 2, of the Idaho Constitution provides, "Any county ... may make and enforce ... all such local police, sanitary and other regulations as are not in conflict ... with the general laws." Thus, the issue is whether § 17.7 of the zoning ordinance is, in this case, in conflict with the general laws.

Idaho Code § 67-6504 provides for the creation of a planning and zoning commission. It provides, in part:

A city council or board of county commissioners, hereafter referred to as a governing board, may exercise all of the powers required and authorized by this chapter in accordance with this chapter. If a governing board does not elect to exercise the powers conferred by this chapter, it shall establish by ordinance adopted, amended, or repealed in accordance with the notice and hearing procedures provided in section 67-6509, Idaho Code, a planning commission and a zoning commission or a planning and zoning commission acting in both capacities, which may act with the full authority of the governing board, excluding the authority to adopt ordinances or to finally approve land subdivisions.

Under Idaho Code § 67-6504, the county commissioners cannot delegate to a planning and zoning commission the authority to adopt ordinances or to finally approve land subdivisions.

The zoning change requested by the Browers required the adoption of an ordinance amending the current zoning ordinance. Idaho Code § 67-6511 sets forth the procedure for doing so as follows:

Ordinances establishing zoning districts shall be amended as follows:
(a) Requests for an amendment to the zoning ordinance shall be submitted to the zoning or planning and zoning commission which shall evaluate the request to determine the extent and nature of the amendment requested. Particular consideration shall be given to the effects of any proposed zone change upon the delivery of services by any political subdivision providing public services, including school districts, within the planning jurisdiction.

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Related

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Bluebook (online)
96 P.3d 613, 140 Idaho 512, Counsel Stack Legal Research, https://law.counselstack.com/opinion/in-re-application-for-zoning-change-idaho-2004.