Winnebago County Citizens for Controlled Growth v. County of Winnebago

Procedural entryThis page is a short order in Winnebago County Citizens for Controlled Growth v. County of Winnebago. Read the opinion of the Court — 383 Ill. App. 3d 735
Appellate Court of Illinois·Decided June 18, 2008·No. 2-07-0362 Rel·Published

Opinion

No. 2--07--0362 Filed: 6-18-08 ______________________________________________________________________________

IN THE

APPELLATE COURT OF ILLINOIS

SECOND DISTRICT ______________________________________________________________________________

WINNEBAGO COUNTY CITIZENS FOR ) Appeal from the Circuit Court CONTROLLED GROWTH, ) of Winnebago County. ) Plaintiff-Appellant, ) ) v. ) No. 06--MR--239 ) THE COUNTY OF WINNEBAGO, SCOTT ) H. CHRISTIANSEN, in His Official Capacity, ) DAVID F. JOHNSON, in His Official Capacity,) WINNEBAGO COUNTY ZONING BOARD ) OF APPEALS, CAROL WILKE, in Her ) Official Capacity, and DYN CANNELL, LLC, ) ) Defendants-Appellees ) ) (Rockton Township, The Village of Rockton, ) Dale Adams, in His Official Capacity, Martin ) Simpson, in His Official Capacity, David ) DeGroot, in His Official Capacity, Ruth Ann ) Roth, in Her Official Capacity, Scott Scull, in ) His Official Capacity, Winnebago County ) Health Department, Ann O. Schroeder, ) Thomas E. Jencius, Cynthia S. Campbell, ) Gerald A. Paulson, Natural Land Institute, ) Larry A. Weber, Clifford D. Wilson, Bernard ) E. Walsh, Mark A. Baker, Farm Bureau Board ) of Winnebago County, Elaine Pierce, Cheryl ) Bradley, Diane Ott, Donald J. Stein, Marie ) Darin, Kathleen Gummow, Carrie Schommer, ) Honorable and Shirland School District Number 134, ) Janet R. Holmgren, Defendants). ) Judge, Presiding. ______________________________________________________________________________

PRESIDING JUSTICE GILLERAN JOHNSON delivered the opinion of the court: No. 2--07--0362

The plaintiff, Winnebago County Citizens for Controlled Growth (WCCCG), filed suit

following the passage of an ordinance by the defendant, the County of Winnebago, which granted

the defendant Dyn Cannell, LLC, a special use permit to construct a planned community

development (PCD) in Rockton, Illinois. The defendants moved to dismiss the complaint, arguing

that WCCCG lacked standing to bring the suit. The trial court denied the motion to dismiss as to

counts III and IV of the complaint, but granted the motion as to counts I and II and dismissed those

counts, finding that there was no just reason to delay enforcement or appeal of its order. WCCCG

appealed. We reverse and remand.

PROCEDURAL BACKGROUND

On January 31, 2006, Dyn Cannell filed an application for a special use permit allowing it

to build a PCD on approximately 123 acres of land in Winnebago County (the subject property). The

majority of the lots in the PCD were to be 27,000 square feet, and the average lot size was to be

approximately 33,000 square feet. In addition to single-family homes, the PCD was to include a

sports recreation area, a playground, and additional open space or recreational areas.

According to WCCCG, the subject property is located approximately one-half mile north of

the Nygren Wetlands, a nature preserve. The subject property is at a higher location than the

wetlands, allowing runoff to flow into the wetlands from the subject property. The Winnebago

County Soil and Conservation District determined that 87.7% of the soil within the subject property

is suitable for a conventional septic absorption system, but the sandy nature of the soil requires a

"restricted" rating mandating a minimum lot size of 43,650 square feet. The remaining soils within

the subject property cannot support septic systems.

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On April 18, 2006, the Winnebago County Zoning Board of Appeals held a hearing on the

application. An attorney for Dyn Cannell spoke in support of the PCD application. An attorney for

some of the objectors (the same attorney that currently represents WCCCG) questioned Dyn

Cannell's attorney regarding certain aspects of the proposal and made a closing statement. In

addition, 15 private citizens appeared and spoke against the PCD application. Following these

comments, the zoning board deliberated publicly. Board members expressed concern that the

proposed PCD could be detrimental to or endanger the public welfare because septic systems were

proposed for lots of less than 43,650 square feet. Other negative comments related to the lot size

(less than one acre) as being out of character for the largely rural surrounding area and to the lack

of information regarding the PCD's likely impact on utilities, access roads, other necessary facilities,

and traffic. The zoning board voted unanimously to deny the PCD application.

On June 8, 2006, the PCD application came before the Winnebago County Board. The

minutes of the meeting do not reflect any discussion or findings related to the PCD. The county

board voted 19 to 4 to approve the PCD, and the board issued a special use permit to Dyn Cannell

for the PCD. On July 5, 2006, WCCCG was incorporated as an Illinois not-for-profit corporation.

Its members include 68 persons, 14 of whom own property adjacent to the subject property. Ten of

the persons who spoke at the hearing before the zoning board are members.

On July 12, 2006, WCCCG filed suit in the circuit court of Winnebago County. It filed an

amended complaint on November 13, 2006. Count I of the amended complaint sought review under

the Administrative Review Law (735 ILCS 5/3--101 et seq. (West 2006)) of the County's decision

to grant the special use permit. Count II (the LaSalle claim) alleged that the County's grant of the

special use permit violated substantive due process, as set forth in LaSalle National Bank of Chicago

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v. County of Cook, 12 Ill. 2d 40 (1957). Counts III and IV sought a declaratory judgment that

section 90--57 of the Winnebago County Code (Winnebago County Code §90--57 (eff. July 27,

2000)), which permits PCDs and sets out requirements for their approval, was unconstitutional in

various ways.

The defendants Winnebago County and Dyn Cannell moved to dismiss the amended

complaint pursuant to sections 2--619 and 2--615 of the Code of Civil Procedure (Code) (735 ILCS

5/2--619, 2--615 (West 2006)). Their section 2--619 argument was that, under the General Not For

Profit Corporation Act of 1986 (Act) (805 ILCS 105/101.01 et seq. (West 2006)), WCCCG lacked

standing to bring the suit, because the Act provides that a not-for-profit corporation such as WCCCG

may sue in its own name only if "neither the claim asserted nor the relief requested requires the

participation of individual members in the lawsuit." 805 ILCS 105/103.10(b) (West 2006). The

defendants argued that proving the elements of a LaSalle claim would require the participation of

individual members who owned property adjacent to the subject property about matters such as a

threatened decrease in their property values. The defendants also argued that counts II through IV

of the amended complaint should be dismissed pursuant to section 2--615 because they were too

vague to make out a claim. Finally, Dyn Cannell argued that count III should be dismissed because

the challenged ordinance was not unconstitutionally vague.

The trial court denied the motion to dismiss as to counts III and IV, but granted the motion

as to counts I and II. In a memorandum of decision issued on March 7, 2007, the trial court stated

that, under the doctrine of associational standing adopted in International Union of Operating

Engineers, Local 148 v. Department of Employment Security, 215 Ill.

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