Following cross-motions for summary judgment, last week, a federal court determined that a Michigan township’s billboard restrictions were constitutional, but found that the variance provisions contained in the township’s zoning ordinance were an unconstitutional prior restraint on speech.  In the same order, the court rejected a billboard owner’s regulatory taking, equal protection and unconstitutional tax claims.
Continue Reading Federal Court in Michigan Upholds Township Billboard Regulations, but Variance Criteria are too Subjective

The proposed billboard in this case was over three times the maximum sign area permitted by the City's sign code.
The proposed billboard in this case was over three times the maximum sign area permitted by the City’s sign code.

In a recent decision from the Michigan Court of Appeals, an applicant challenged a provision that gave the board of zoning appeals (BZA) discretion to approve signs that do not comply with the sign ordinance. The applicant, who had submitted an application for a sign that did not comply with the sign ordinance, brought an appeal to the BZA in accordance with a provision that said the BZA may grant a special permit for signs that do not otherwise comply only if the proposed sign meets certain specific standards. Those standards generally required that the sign be consistent with the purpose and intent of the sign code, be compatible with the surrounding neighborhood, and not be detrimental to the public safety or welfare or any adjacent land use, but reserved the discretion to grant the special permit to the BZA. The applicant’s facial challenge alleged that the discretion to grant the special permit constituted a prior restraint that “has the potential for becoming a means of suppressing a particular point of view.” The court disagreed, noting that the applicant could have received a permit for a billboard that met the sign code without applying for a special permit (and thus being subject to the BZA’s discretion), and moreover that the discretion, absent any evidence of an unconstitutional application, was sufficiently limited by the requirement that a proposed sign meet the specifically enumerated standards for approval.
Continue Reading Optional “Special Permit” Process Does Not Place Unbridled Discretion in Government

Last month, a federal court held that a billboard company’s motion to revise the court’s earlier denial of summary judgment to a Pennsylvania township’s sign regulations was not ripe.

The billboard company, Nittany Outdoor Advertising, LLC, desired to post messages written by a non-profit organization, Stephanas Ministries, on billboards in College Township, Pennsylvania.  The township

A digital billboard in Los Angeles. Source: Los Angeles Times, http://www.latimes.com/local/california/la-me-1023-billboard-20141023-story.html.

Like many cities, Los Angeles prohibits off-site commercial signs for purposes of promoting traffic safety and community aesthetic character.
Continue Reading Commercial-Noncommercial and Onsite-Offsite Distinctions Upheld Under California Constitution