K.F.F. Enterprises, LLC v. City of Walton Board of Adjustment and Its Members

Court of Appeals of Kentucky·Decided August 14, 2026·No. 2025-CA-0904·Published

Opinion

RENDERED: AUGUST 14, 2026; 10:00 A.M.

TO BE PUBLISHED

Commonwealth of Kentucky

Court of Appeals

NO. 2025-CA-0904-MR

K.F.F. ENTERPRISES, LLC APPELLANT

APPEAL FROM BOONE CIRCUIT COURT v. HONORABLE JAMES R. SCHRAND, II, JUDGE ACTION NO. 24-CI-00603

CITY OF WALTON BOARD OF ADJUSTMENT AND ITS MEMBERS, BARB FARROW, CAITLYN FUGATE, DAVID HINCKS, EDWARD SEDOR, AND STEVEN TURNER; BAILEY JAYNE’S BAKERY & CAFE, LLC; AND PFLP, LLC APPELLEES

OPINION

AFFIRMING

** ** ** ** **

BEFORE: THOMPSON, CHIEF JUDGE; CETRULO; AND KAREM, JUDGES. KAREM, JUDGE: Bailey Jayne’s Bakery & Café, LLC (“the Bakery”), erected a storage building on its property belatedly obtaining a necessary zoning permit.

The neighboring business, KFF, LLC (“KFF”), challenged the zoning permit before both the Walton Board of Adjustment (“the Board”) and ultimately the Boone Circuit Court. The trial court dismissed both the appeal of the Board’s decision and the declaratory judgment action brought by KFF. This appeal followed.

FACTUAL AND PROCEDURAL BACKGROUND The property located at 5 North Main Street, Walton, Kentucky, is within the boundaries of Boone County. The Bakery has been a continuous tenant of the property since prior to the onset of litigation in this case. At some point during its tenancy, the Bakery erected a storage building (“the shed”) at the rear of the property within one foot of the property line shared with KFF. At the time the shed was erected, the property was owned by Hudson Properties, LLC (“Hudson”) but was subsequently acquired by PFLP, LLC (“PFLP”).

Prior to the construction of the shed, the Bakery did not obtain a required zoning permit. The Boone County Planning Commission, acting as local zoning administrator, communicated with Hudson by letters dated May 23, 2023, and July 13, 2023, respectively, directing that the shed be removed or the Bakery should contact the zoning enforcement officer to discuss the proper plans and process to have the structure on the property. A zoning permit was approved on February 6, 2024. By this time, PFLP owned the property. KFF filed an appeal to

the Board citing Kentucky Revised Statute (“KRS”) 100.261,1 claiming to be “injuriously affected or aggrieved” by the approval of the Bakery’s zoning permit.

On March 27, 2024, the Board held a public hearing to review the decision by the enforcement officer to grant the permit. To begin the discussions, a staff member for the Board made a presentation explaining the procedural process for the Bakery’s zoning permit request. He stated that there is no set-back requirement for structures, “so if the shed is on the subject property, we are obligated to approve the zoning permit based on the code.” He further noted that the Bakery, as applicant for a zoning permit, was not seeking a variance from the Board for its shed because the shed met all the building set-back requirements.

Upon completion of the staff member’s comments, KFF was allowed to present its argument supporting its request that the Board overrule the administrator’s decision to grant the Bakery’s permit. Notably, KFF began its presentation by acknowledging the shed was located exclusively on the Bakery’s property, albeit seven-tenths of a foot from the property line.2 KFF’s sole

1 KRS 100.261 Procedure for all appeals to board.

Appeals to the board may be taken by any person, or entity claiming to be injuriously affected or aggrieved by an official action, order, requirement, interpretation, grant, refusal, or decision of any zoning enforcement officer.

2 The distance from the shed to the Bakery’s property line is described in the record as both “seven-tenths of a foot” and “seven inches.”

argument focused on the timing of the building of the shed as it related to the request for a zoning permit. Specifically, the shed was built sometime in 2022,3 and the zoning permit was not obtained until February 6, 2024, after completion of the building. KFF maintained, “you cannot build something and ask for permission later.” Although KFF’s appeal never asserted any other basis for their request, they went on to expound on other issues such as the size of the shed, the perceived safety concerns of the structure itself, and the timeline of the process which exceeded the seven days allowed by the zoning code. Following the presentation by KFF, the floor was open for comments from the public. Lastly, KFF was allowed the opportunity to cross-examine a witness. At the completion of the hearing, finding no basis to reverse the decision to grant the Bakery a zoning permit, the Board denied KFF’s appeal.

KFF next appealed the Board’s decision to the Boone Circuit Court.

In addition to its appeal, KFF asserted a declaratory action against the Board challenging its jurisdiction to hear the appeal based on the alleged failure of Board members to complete required training.

In the declaratory judgment action, KFF motioned for summary judgment. The Board in turn argued KFF had no standing to sue. The trial court

3 During the hearing the Bakery stipulated that the shed was built in June 2022, and the permit was approved February 6, 2024.

agreed with the Board’s denying KFF’s motion for summary judgment and dismissing the declaratory judgment claim.

In the direct appeal of the Board’s decision to uphold the grant of the zoning permit, KFF again filed a motion for summary judgment. Subsequently, the Board filed a motion to dismiss noting KFF’s failure to identify any injury it sustained as a result of the Board’s decision. The trial court agreed with the Board and dismissed the remainder of KFF’s claims pursuant to Kentucky Rule of Civil Procedure (“CR”) 12.02 for KFF’s failure to state a claim upon which relief can be granted. This appeal followed.

PRELIMINARY ISSUE

In reading both the Appellant’s and Appellee’s briefs, we note in the Statement of Points and Authorities, and at various points scattered throughout, the parties use the term “passim.” Ironically, the word itself is an antiquated Latin word meaning “here and there: used in bibliographic references to indicate that the writer has drawn upon material scattered throughout the source cited.”4 Microsoft Word, by default, inserts passim in the Statement of Points and Authorities if a citation is used more than five times in a brief.5 Generally, use of this type of

4 Passim, Dictionary.com, https://www.dictionary.com/browse/passim (last visited Aug. 13, 2026). 5 TableOfAuthorities.Passim property (Word), Microsoft Learn, https://learn.microsoft.com/enus /office/vba/api/Word.TableOfAuthorities.Passim (last visited Aug. 13, 2026)

software is not objectionable, however, failing to edit a brief and insert proper page citations leaves this Court thumbing through briefs in a frustrating game of seek and find. Such casual adherence to briefing rules is unacceptable.

Our Rules of Appellate Procedure dictate the organization and contents of appellate briefs. Specifically, Kentucky Rule of Appellate Procedure (“RAP”) 32(A)(2) states:

A statement of points and authorities, which shall set forth, succinctly and in the order in which they are discussed in the body of the argument, the appellant’s contentions with respect to each issue of law relied upon for a reversal, listing under each the authorities cited on that point and the respective pages of the brief on which the argument appears and on which the authorities are cited.

RAP 32(A)(2) (emphasis added).

“Appellate procedural rules, including those for briefing, cannot be ignored by appellate advocates.” White v. Fowler, 717 S.W.3d 176, 180 (Ky. App. 2025). Indeed, we have held that:

Competency is the very first rule of professional conduct.

And there is no more basic element of competency in the practice of appellate advocacy than knowing and simply following the Court’s rules of procedure and brief writing. Failure in that regard has only two explanations:

(1) an ignorance of the rules, or (2) an impertinent refusal to follow them.

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K.F.F. Enterprises, LLC v. City of Walton Board of Adjustment and Its Members, (Ky. Ct. App. 2026).

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