Illinois Appellate Court Strikes Down Anti-Disparagement Injunction

From Parrot Pointe Marine, Inc. v. Sandow, decided two weeks ago by the Illinois Appellate Court, in an opinion by Justice Thomas Welch joined by Justices Judy Lynn Cates and Milton Wharton; the dispute stemmed out of a marina’s eviction of a boat owner, but the trial court also included this in its order:

The Parties shall not engage in any pattern of conduct that involves the making or publishing of written or oral statements or remarks which are disparaging, deleterious or damaging to the integrity, reputation or good will of the other Party.

Unconstitutional, said the appellate court:

[T]he plaintiff indicates that the trial court’s prohibition on either party making or publishing any damaging statement against the other was the result of the defendant engaging in a campaign to spread false information about the plaintiff in an effort to deter business…. Although any negative comments against the plaintiff and the plaintiff’s business practices might be offensive and could result in loss of business, the interest of an individual being free from public criticism of his business practices does not warrant the use of the court’s injunctive power. Thus, we find that the court’s prior restraint imposed on the defendant’s speech was not the least restrictive means of attaining its goal as the court’s injunctive power should not be used to silence criticism of others’ business practices.

The court also said that even injunctions against libelous statements are “usually” unconstitutional; but my research suggests that, at least in Illinois, “usually” doesn’t mean “always”: See, e.g., Allcare, Inc. v. Bork, 531 N.E.2d 1033, 1038 (Ill. App. Ct. 1988) (stating that an injunction can be issued to bar “commercial disparagement” following “a long standing and persistent pattern by defendants of defaming plaintiff or of disparaging its products or services”); see also Reschke v. Lee, No. 2016-L-008399, at 1 (Ill. Cir. Ct. Cook Cty. Aug. 30, 2016) (issuing anti-libel injunction); Kaupert v. Kim, No. 12 CH 28082, at 2 (Ill. Cir. Ct. Cook Cty. Dec. 13, 2012) (same); Houlihan Smith & Co. v. Forte, No. 10 CH 16477 (Ill. Cir. Ct. Cook Cty. Apr. 16, 2010) (same). (See my Anti-Libel Injunctions article for more.)

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SCOTUS Lets Tony Timpa’s Family Pursue Claims Against Cops Who Killed Him While Supposedly Trying To Help Him


Tony-Timpa-restraint-body-camera-still

Six years ago, Dallas police officers who ostensibly were trying to help Tony Timpa, a 32-year-old man in the midst of a psychological crisis, ended up killing him instead. Four years later, a federal judge ruled that the cops were protected by qualified immunity, which shields public officials from civil liability unless their alleged misconduct violated “clearly established” law. But last December, the U.S. Court of Appeals for the 5th Circuit overturned that decision, allowing Timpa’s relatives to proceed with their civil rights lawsuit. Today the Supreme Court declined to hear an appeal of the 5th Circuit’s decision, which means the plaintiffs will finally get a chance to make their case.

On a Monday night in August 2016, Timpa called 911 to report that he was “having a lot of anxiety” about a man he feared would harm him. Timpa mentioned that he had received several psychiatric diagnoses—schizophrenia, depression, bipolar disorder, and anxiety disorder—but had not taken his medication that day. After police arrived in response to that call and other reports of a man behaving erratically near 1728 West Mockingbird Lane, Timpa yelled, “You’re gonna kill me!” He was right.

Timpa, who had already been handcuffed by a security guard, died while being pinned to the ground face down by several police officers for about 15 minutes, during which time he pleaded with them to stop and cried for help over and over again. The officers, while intermittently showing signs of compassion, joked about Timpa’s predicament and the possibility that they had killed him.

Confronted by these facts, U.S. District Judge David Godbey did not definitively determine whether the officers’ conduct was consistent with the Fourth Amendment’s ban on “unreasonable searches and seizures.” Even if it wasn’t, he said in his 2020 opinion, the law on that point was not clear enough at the time to allow claims under 42 USC 1983, which authorizes lawsuits against state or local officials who violate people’s constitutional rights.

The circumstances of Timpa’s death were similar to the prolonged prone restraint that killed George Floyd in Minneapolis four years later. That case led to a $27 million civil settlement and criminal convictions for Officer Derek Chauvin, who kneeled on Floyd’s neck for nine and a half minutes, and three of his colleagues, who were accused of failing to intervene or provide appropriate medical aid.

In Timpa’s case, by contrast, no charges were filed, and it initially seemed his family’s lawsuit was doomed by qualified immunity, a doctrine that the Supreme Court grafted onto a statute that makes no mention of such an excuse. Godbey’s application of the doctrine vividly illustrated how difficult it can be for plaintiffs to overcome it.

Timpa’s family argued that the Dallas officers’ use of force was clearly unconstitutional under Gutierrez v. City of San Antonio, a 1998 case involving a man who died while restrained face down in the back of a patrol car. In that case, the 5th Circuit allowed an excessive force claim to proceed. In both cases, the lawsuit filed by Timpa’s relatives noted, police knew the detainee was under the influence of cocaine. The 5th Circuit in Gutierrez held that the use of force can be excessive “when a drug-affected person in a state of excited delirium is hog-tied and placed face down in a prone position.”

Godbey noted that Timpa, although restrained on his stomach while his hands and feet were shackled, was not hog-tied, which in his view was enough to make Gutierrez inapplicable. He cited three subsequent cases in which the 5th Circuit had blocked excessive force claims against officers who allegedly used deadly prone restraints against resisting detainees.

Godbey likewise was unimpressed by decisions in which five other federal appeals courts had ruled that prone restraints causing death or severe injury did or could qualify as excessive force. Those rulings, he said, did not amount to “a ‘robust consensus’ of persuasive authority,” because the U.S. Court of Appeals for the 8th Circuit reached a different conclusion in a 2020 case involving a man arrested for trespassing who died after St. Louis police officers pinned him face down on the floor of his jail cell. The 8th Circuit ruled that “the Officers’ actions did not amount to constitutionally excessive force,” because they “held [the arrestee] in the prone position only until he stopped actively fighting against his restraints and the Officers.”

Was Tony Timpa “actively fighting” the officers who killed him? Citing the “custodial death report” filed after the incident, his family noted that he “never threatened” the officers, “never resisted being handcuffed,” “never attempted to hit or fight with” them, “never used a weapon to threaten or assault” them, and “never attempted to flee.”

In Godbey’s view, those facts were not enough to establish that the officers used force against a “non-resisting” detainee, as Timpa’s family argued. “Although Timpa was not struggling for the entire duration of Defendants’ restraint of him,” he wrote, “the body cam video and audio shows that he continuously moved and yelled in contravention of the officers’ directives, kicked at [two officers], and was struggling enough that [a paramedic’s] first attempt to take his vitals was unsuccessful.”

According to his family, Timpa was “suffering drug-induced psychosis.” The officers clearly recognized that Timpa was intoxicated, since they repeatedly asked him what drug he was on, and he told them he had taken cocaine. Yet they proceeded to restrain him for 15 minutes in a position that made it difficult for him to breathe.

An expert hired by Timpa’s family concluded that he “died due to mechanical asphyxia.” The Dallas County medical examiner concluded that Timpa suffered “sudden cardiac death due to the toxic effects of cocaine and physiological stress associated with physical restraint.” She added that because of “his prone position and physical restraint by an officer, an element of mechanical or positional asphyxia cannot be ruled out.”

Given the circumstances, Timpa’s “resistance,” which the officers repeatedly described as “squirming,” was perfectly understandable. Godbey’s framing suggested that someone who “move[s] and yell[s]” because he is being smothered to death thereby justifies the use of force that caused him to fear for his life.

The 5th Circuit saw the situation differently. It revived the claims against Officer Dustin Dillard, who pinned Timpa to the ground by kneeling on his back, and three other officers who allegedly failed to stop Dillard’s excessive use of force.

“Within the Fifth Circuit, the law has long been clearly established that an officer’s continued use of force on a restrained and subdued subject is objectively unreasonable,” Judge Edith Brown Clement wrote for a unanimous three-judge panel. “A jury could find that an objectively reasonable officer with Dillard’s training would have concluded that Timpa was struggling to breathe, not resisting arrest….A jury could find that Timpa was subdued by nine minutes into the restraint and that the continued use of force was objectively unreasonable in violation of Timpa’s Fourth Amendment rights.”

Clement said “the record supports an inference that Dillard knelt on Timpa’s back with enough force to cause asphyxiation.” She noted that Dallas officers are specifically trained for situations like this. They are taught to move a subject into a “recovery position” (on his side or sitting upright) as soon as possible “because the prolonged use of a prone restraint may result in a ‘combination of increased oxygen demand with a failure to maintain an open airway and/or inhibition of the chest wall and diaphragm [that] has been cited in positional asphyxia deaths.'” They are also taught that when a subject is suddenly unresponsive, he should receive immediate medical attention.

In this case, the body camera video shows the officers recognized that Timpa was unconscious several minutes before they finally lifted his lifeless body onto a gurney. “If I was squirming like that, I’d be sleeping too,” one remarked. “Hey, time for school! Wake up!” another said. The two cops elaborated on the gag, laughing while portraying Timpa as a child who does not want to go to school and describing the breakfast of “scrambled eggs” and “tutti-frutti waffles” waiting for him.

Now that the Supreme Court has declined to intervene, Timpa’s relatives will have a chance to present a jury with these facts. But the fact that they were initially denied that opportunity speaks volumes about the formidable barrier erected by qualified immunity.

“This is exactly why qualified immunity must be abolished or at least modified,” Geoff Henley, the attorney representing Timpa’s family, said after Godbey’s decision. “It allows officers to continue to use force that we all see and know to be excessive simply because there is no previous ruling prohibiting precisely the same kind of force. It’s squeezing a football through the eye of a needle.”

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Illinois Appellate Court Strikes Down Anti-Disparagement Injunction

From Parrot Pointe Marine, Inc. v. Sandow, decided two weeks ago by the Illinois Appellate Court, in an opinion by Justice Thomas Welch joined by Justices Judy Lynn Cates and Milton Wharton; the dispute stemmed out of a marina’s eviction of a boat owner, but the trial court also included this in its order:

The Parties shall not engage in any pattern of conduct that involves the making or publishing of written or oral statements or remarks which are disparaging, deleterious or damaging to the integrity, reputation or good will of the other Party.

Unconstitutional, said the appellate court:

[T]he plaintiff indicates that the trial court’s prohibition on either party making or publishing any damaging statement against the other was the result of the defendant engaging in a campaign to spread false information about the plaintiff in an effort to deter business…. Although any negative comments against the plaintiff and the plaintiff’s business practices might be offensive and could result in loss of business, the interest of an individual being free from public criticism of his business practices does not warrant the use of the court’s injunctive power. Thus, we find that the court’s prior restraint imposed on the defendant’s speech was not the least restrictive means of attaining its goal as the court’s injunctive power should not be used to silence criticism of others’ business practices.

The court also said that even injunctions against libelous statements are “usually” unconstitutional; but my research suggests that, at least in Illinois, “usually” doesn’t mean “always”: See, e.g., Allcare, Inc. v. Bork, 531 N.E.2d 1033, 1038 (Ill. App. Ct. 1988) (stating that an injunction can be issued to bar “commercial disparagement” following “a long standing and persistent pattern by defendants of defaming plaintiff or of disparaging its products or services”); see also Reschke v. Lee, No. 2016-L-008399, at 1 (Ill. Cir. Ct. Cook Cty. Aug. 30, 2016) (issuing anti-libel injunction); Kaupert v. Kim, No. 12 CH 28082, at 2 (Ill. Cir. Ct. Cook Cty. Dec. 13, 2012) (same); Houlihan Smith & Co. v. Forte, No. 10 CH 16477 (Ill. Cir. Ct. Cook Cty. Apr. 16, 2010) (same). (See my Anti-Libel Injunctions article for more.)

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Top-Paid LA Lifeguards Earned Up To $510,283 In 2021

Top-Paid LA Lifeguards Earned Up To $510,283 In 2021

By Adam Andrzejewski of Open The Books substack

Who knew that LA lifeguards – who work in the sun, ocean surf, and golden sands of California – could reap such unbelievable financial rewards?

It’s time we put Baywatch on pay watch. In 2019, we found top-paid lifeguards made up to $392,000.

Unfortunately, today, the pay and benefits are even more lucrative.

Daniel Douglas was the most highly paid and earned $510,283, an increase from $442,712 in 2020. As the “lifeguard captain,” he out-earned 1,000 of his peers: salary ($150,054), perks ($28,661), benefits ($85,508), and a whopping $246,060 in overtime pay.

The second highest paid, lifeguard chief Fernando Boiteux, pulled down $463,517 – up from $393,137 last year.

Our auditors at OpenTheBooks.com found 98 LA lifeguards earned at least $200,000 including benefits last year, and 20 made between $300,000 and $510,283. Thirty-seven lifeguards made between $50,000 and $247,000 in overtime alone.

And it’s not only about the cash compensation. After 30 years of service, LA lifeguards can retire as young as 55 on 79-percent of their pay.

Furthermore, we found that most of the top-paid lifeguards were men. In fact, only two of the top 20 high-earners were women: Virginia Rupe ($307,664; 16th highest paid), a lifeguard captain, and Lauren Dale ($303,518; 19th highest paid), an ocean lifeguard specialist.

Overtime pay drove earnings into the corporate executive range.

Last year alone, 37 lifeguards made overtime in amounts between $50,000 and $247,000. For example, Daniel Douglas (overtime: $246,060); James Orr (overtime: 146,506); Patrick O’Neil (overtime: $133,235); and five others each made six-figures plus.

However, in a six-year period, between 2016 and 2021, the LA lifeguard corps made a fortune in overtime. The top three high earners made between $505,579 and $980,007 in overtime alone: Daniel Douglas ($980,007); Jaro Spopek ($513,365); and James Orr ($505,579).

Some high-earning lifeguards also win awards for heroism. However, we found many lifeguards winning Valor Awards failed to crack the top of the payroll.

In 2020, the Medal of Valor winner, Edward “Nick” Macko (salary: $134,144), an ocean lifeguard, jumped into the rough waters in a remote Palos Verdes gorge and pulled a man to safety through potentially skull-crushing swells and over razor-sharp rocks.

In 2021, the Exemplary Service Award for EMS went to lifeguards Todd Ribera (comp: $184,676); Stephen Leon Jr. (comp: $36,597); Max Malamed (comp: $130,952); and Blake Hubbell (comp: $170,956).

Also winning Exemplary Service Awards were high-earners: ocean lifeguard specialist Lauren Dale ($303,518), the 19th highest paid lifeguard, and lifeguard captain Roque Roque ($319,566), the sixth highest paid in 2020.

Beach lifeguard pay dwarfs that of their colleagues at the pools. The highest paid “pool lifeguard” made $45,030, including pay and benefits.

During the pandemic, lifeguards continued to work and took additional precautions doing water rescues. Many traded their trunks and sunscreen for masks and scrubs at Covid testing sites. In some cases, lifeguards acted as police, enforcing stay-at-home orders, keeping people off the beaches and out of the water.

Why beach lifeguards earn so much money is an open question the L.A. taxpayer might start asking.

A lifeguard’s job can be dangerous, but it’s unclear why they are now paid up to a half million dollars a year.

Tyler Durden
Tue, 05/31/2022 – 17:00

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‘Mariupol Repeat’: Russian Forces Capture Most Of Last Major Holdout City In Luhansk

‘Mariupol Repeat’: Russian Forces Capture Most Of Last Major Holdout City In Luhansk

Russian forces have reportedly seized most of Severodnetsk city in eastern Ukraine, which represents the last Ukrainian stronghold and major city of the Luhansk region. Less than 24 hours ago, multiple international outlets reported Russian forces had gained half the city.

On Tuesday Western media outlets reported intense street by street fighting and warned of a ‘Mariupol repeat’ – strongly suggesting Russian forces are about to imminently capture the city. “The city is still in Ukrainian hands, and it’s putting up a fight… (but) evacuations are not possible due to the fighting,” head of the city council, Oleksandr Stryuk, announced.

Image via CNN

But on a strategic level, Severodnetsk is even more important that Mariupol. Sky News reports, referencing Russian President Vladimir Putin, “If his forces capture Severodonetsk, it would give Moscow control of the whole of Luhansk – and would be his biggest victory in the invasion so far.”

Sky News details Tuesday based on local sources:

Yesterday, Russian forces were at the eastern edge of Severodonetsk – and had taken a power station and a hotel. Overnight, they have slowly moved in towards the center of the city.

Small Ukrainian units which were holding up the Russian advance have had to pull back, with reports suggesting they are moving to the west of the Siverskyi Donets river, towards the city of Lysychansk.

Giving an update from a pocket of resistance that has held back the broader Russian offensive in the Donbas, Serhiy Hayday, the Luhansk governor, told Ukrainian state television there were around 15,000 civilians left in Severodonetsk.

By all accounts, Russian troops have now penetrated deep into the city. Over the weekend Ukraine’s President Volodymyr Zelensky admitted for the first time that the situation of his forces on Donbas remained “very difficult”.

He described last night in an update during his daily address that 90% of Severodonetsk’s houses had been damaged. “More than two-thirds of the city’s housing stock has been completely destroyed,” he said. “There is no mobile connection. Constant shelling.”

On the Russian side, Foreign Minister Sergei Lavrov told French television that for Moscow it reamains an “absolute priority… to push the Ukrainian army and the Ukrainian battalions out” of Donetsk and Luhansk.

Plumes of orange smoke have been seen above the city, following a reported Russian strike on a chemical plant:

This also after Western pundits and officials have slowly begun to realize that Russia’s advance in the east is steadily gaining, in contrast to some prior reports and broader narratives suggesting the Ukrainians were winning there.

Tyler Durden
Tue, 05/31/2022 – 16:40

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Why America Decays: The Tyranny Of Self-Interest

Why America Decays: The Tyranny Of Self-Interest

Authored by Charles Hugh Smith via OfTwoMinds blog,

Only those societies which still have a functional public interest / common good will survive; those ruled by the tyranny of self-interest will fall.

I’ve discussed the moral rot consuming the American Project in blog posts and my books. This moral rot–perhaps better described as civic decay–is so pervasive and ubiquitous that we are forgiven for assuming “this is the way it’s always been.”

This inability to discern the rot is the result of the gradualness of the decay. There are many analogies: the slowly boiled frog, the way in which weight gain creeps up on us, and so on. This is the result of humanity’s finely tuned knack to habituate to any new environment and normalize what would have been intolerable in the recent past.

We adapt to changing expectations, incentives, values and realities over time and forget the way our world functioned in previous eras.

There are many examples of this. Many of the changes in our society, politics and economy can be traced back to the early 1980s, when financialization (and its offspring, regulatory capture and pay-to-play) began its rise to supremacy.

Forty years ago, student loans were unknown and healthcare costs did not bankrupt households. Forty years ago, relatively few Americans were obese. Go back a decade further, prior to the explosion of fast-food outlets, and a small percentage of the money Americans spent on food went to eating out / away from home, i.e. fast-food and restaurants. Eating out was a treat reserved for special occasions, not a daily ritual / birthright.

In the post-Vietnam era, Americans were wary of foreign entanglements. The Presidency wasn’t quite as Imperial as it is today. Congress still held some modest power over foreign entanglements. This is no longer the case.

The most insightful way to grasp the pervasive moral rot is to examine the tyranny of self-interest: in the past, the public interest / common good still had a foothold in the nation’s values, incentives and expectations. Now the public interest / common good are nothing but paper-thin PR cover for maximizing private gains by any means available, i.e. the supremacy of self-interest.

Our ability to discern the difference between serving the public interest / common good and making a modest profit doing so and harming the common good to maximize private gains has been lost. There are many such examples. The financialized self-interest behind student loans, healthcare, national defense, Big Pharma, Big Ag, Big Everything–i.e. cartels and monopolies–is visible in every nook and cranny of the U.S. economy, political structure and economy.

Synthetic opioids offer a good example. Under the preposterously false guise of “serving the common good” with painkillers, Big Pharma caused the deaths of tens of thousands of Americans and ruined the lives of hundreds of thousands more via the devastation of addiction– addiction which Big Pharma was pleased to promote as non-addictive because this served to maximize profits.

As is now the norm, no one is held personally responsible for this completely needless public health catastrophe. A few wrist-slap fines are administered and life in America goes back to the relentless urgency to maximize private gains by any means available: fraud, deception, overbilling, embezzlement, regulatory capture, pay-to-play, and so on.

The phony PR cover for the the tyranny of self-interest is that the pursuit of maximizing profits by any means available magically benefits the public. The apologists trot out various example of planned obsolescence as “proof” that the supremacy of self-interest is the golden road to a glorious society, but all this careful cherry-picking doesn’t make the moral rot and civic decay go away.

America is doomed to decay as long as we can’t tell the difference between the public interest / common good and self-interest. The two are not the same, but we’ve lost the ability to discern the difference. Only those societies which still have a functional public interest / common good will survive; those ruled by the tyranny of self-interest will fall.

*  *  *

My new book is now available at a 10% discount this month: When You Can’t Go On: Burnout, Reckoning and Renewal. If you found value in this content, please join me in seeking solutions by becoming a $1/month patron of my work via patreon.com.

Tyler Durden
Tue, 05/31/2022 – 16:30

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County Where It Took 50 Years To Approve New Subdivision Bans New Airbnbs


reason-marin

Last week, Marin County, California, passed an emergency 45-day moratorium on new short-term rentals in the western parts of the county to address its pressing housing supply and affordability crises. Officials have expressed the hope that pumping the brakes on new Airbnb listings will preserve some of the area’s limited housing stock for native renters and homebuyers.

“Visitors from around the world enjoy our county’s natural beauty and contribute to our economy,” said Sarah Jones of the Marin County Community Development Agency earlier this month. “But it’s a growing problem that the people who work in West Marin be able to live in West Marin.”

A county report on the moratorium notes that 551 of the 5,250 homes in western Marin County are being used as short-term rentals. The report says this is contributing to a housing shortage and an attendant affordability crisis that’s driven average rents to nearly $3,000 and median home prices to $1.8 million.

The moratorium is intended to buy the county time while it crafts new restrictions on Airbnbs. Limiting the supply of vacation rentals is one way to address a shortage of homes. An alternative would be to just build new homes to meet demand.

But that’s easier said than done in Marin County, where regulatory red tape and legal challenges have kept one proposed 43-unit subdivision in planning hell for nearly 50 years. The long saga behind that project suggests that a world where there’s enough housing for both vacationers and longtime residents in Marin County is possible—if only it didn’t take half a century to approve a new subdivision.

The tangled legal history of the much-delayed project stretches back to the 1970s, when Marin County reduced the number of homes that could be built on a 110-acre site owned by developer The Martha Company from 300 to just 34.

That sparked a federal lawsuit from The Martha Company claiming the downzoning was a regulatory taking. In 1976, it reached a settlement with the county that entitled it to build 43 single-family homes on half the site. The other half would be reserved for publicly accessible open space.

Years of planning and abortive attempts to develop the property followed. By 2005, The Martha Company and the county were back in court, after the latter sued to overturn the 1976 settlement agreement. That effort failed. Another settlement was reached in 2007 once again affirming The Martha Company’s right to build 43 homes on its property.

But victory in federal court only freed up The Martha Company to enter the gauntlet of state-mandated environmental review.

The 1970 California Environmental Quality Act (CEQA) requires that governments prepare environmental impact reports for projects they have discretion over. That law guarantees citizens the ability to participate and make comments via public hearings on those projects. It also allows them to sue a local government if it approves an environmental impact report they think wasn’t thorough enough.

The law has become a favored tool of NIMBY (Not in my backyard) activists to delay or stop projects they dislike—whether that’s a new apartment building, a new hospital, or new college students—which is exactly what happened in The Martha Company development.

After filing a new development application in 2008, the company spent years going back and forth with Marin County officials and anti-development activists on the design of their project and changes that might mitigate environmental impacts it would have on landslides, fires, aesthetics, and more.

The Board of Supervisors rejected one environmental impact report prepared for the project in 2013. That sent The Martha Company back to the drawing board. In October 2017, on a narrow 3–2 vote, the board approved another, much-revised environmental impact report for a 43-home project on the site.

Several supervisors said at the time that while they didn’t want to see the site developed, they nevertheless felt their hands were tied by the multiple court agreements affirming the company’s right to build out the site.

But the board’s approval only precipitated another lawsuit from a nearby property owner, the unincorporated activist group Tiburon Open Space Committee, and the adjacent town of Tiburon—all arguing that the 850-page environmental impact report a decade in the making failed to comply with CEQA.

A major claim in their lawsuit was that the county had illegally contracted away its powers over new development by agreeing to the 1976 and 2007 settlements allowing The Martha Company to build 43 homes. As a result, it failed in its duty under CEQA to approve a less environmentally impactful 32-unit project on the site, they argued.

A Marin County Superior Court judge rejected those arguments in January 2020. In mid-May 2022, the First District of the California Court of Appeal likewise rejected their petition and upheld the approval of the project’s environmental impact report.

The appeals court found that the 1976 and 2007 settlements were valid. Therefore, the county was under no obligation to approve, or even analyze, a project with fewer units.

The court’s decision was unsparing in its criticism of anti-development activists’ abuse of environmental review to delay the project for so long, writing that “CEQA was meant to serve noble purposes, but it can be manipulated to be a formidable tool of obstruction, particularly against proposed projects that will increase housing density.”

“Something is very wrong with this picture,” the justices concluded.

That decision is good news for The Martha Company, which can finally move ahead with its project. It might also be good news for housing supply across all of California by putting some outer bounds on what CEQA requires.

Despite California’s well-deserved reputation for overregulating new housing development, the state does have several pro-supply laws on the books that limit the discretion of local governments to reject zoning-compliant projects or condition projects’ approval on density reductions.

Forceful as those laws might be on paper, they don’t relieve local governments’ obligation to comply with CEQA. It’s left open the question of whether those pro-supply laws are subordinate to CEQA.

That ambiguity, in practice, has allowed localities to “launder” denials of projects state law requires them to approve through endless rounds of environmental review.

In a recent blog post, Holland & Knight attorneys Bradley Brownlow and Jessica Laughlin write that the appeals court decision in the Martha Company case makes clear that legal arrangements guaranteeing developers the right to build a certain number of units aren’t superseded by CEQA, and that reasoning applies to state laws that limit local governments’ ability to deny or shrink projects.

“The Court’s holding is likely to be consequential with respect to the implementation of state laws that impose limitations on agency discretion over housing development projects,” write Brownlow and Laughlin. “Environmental review must be tailored to account for the legal infeasibility of project alternatives and mitigation measures that conflict with the agency’s legal obligation to approve projects at their proposed densities.”

In other words, local governments don’t have to waste their time studying the environmental impact of smaller projects or other mitigation measures they couldn’t force developers to build anyway.

Brownlow and Laughlin say that the appeals court decision could “cast a long shadow” preventing CEQA abuse.

That would be a welcome development. The more time that housing projects spend on the drawing board waiting for approval, the more time people spend bidding up the prices of housing that’s already been built. One seminal 2002 paper from researchers Edward Glaeser and Joseph Gyourko found that even delays of a few months can significantly increase the price of homes in subdivisions of 50 units or less.

In recent years, the California Legislature has carved out exempted things like transit projects, college admissions, and local upzoning measures from CEQA. Wholesale reform of the law is still a political third rail.

Judicial opinions that clarify and limit CEQA’s scope are probably the best critics of the law can hope for. At a minimum, the appeals court decision in the Martha Company case will probably do more good than a temporary ban on new Airbnbs.

The post County Where It Took 50 Years To Approve New Subdivision Bans New Airbnbs appeared first on Reason.com.

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County Where It Took 50 Years To Approve New Subdivision Bans New Airbnbs


reason-marin

Last week, Marin County, California, passed an emergency 45-day moratorium on new short-term rentals in the western parts of the county to address its pressing housing supply and affordability crises. Officials have expressed the hope that pumping the brakes on new Airbnb listings will preserve some of the area’s limited housing stock for native renters and homebuyers.

“Visitors from around the world enjoy our county’s natural beauty and contribute to our economy,” said Sarah Jones of the Marin County Community Development Agency earlier this month. “But it’s a growing problem that the people who work in West Marin be able to live in West Marin.”

A county report on the moratorium notes that 551 of the 5,250 homes in western Marin County are being used as short-term rentals. The report says this is contributing to a housing shortage and an attendant affordability crisis that’s driven average rents to nearly $3,000 and median home prices to $1.8 million.

The moratorium is intended to buy the county time while it crafts new restrictions on Airbnbs. Limiting the supply of vacation rentals is one way to address a shortage of homes. An alternative would be to just build new homes to meet demand.

But that’s easier said than done in Marin County, where regulatory red tape and legal challenges have kept one proposed 43-unit subdivision in planning hell for nearly 50 years. The long saga behind that project suggests that a world where there’s enough housing for both vacationers and longtime residents in Marin County is possible—if only it didn’t take half a century to approve a new subdivision.

The tangled legal history of the much-delayed project stretches back to the 1970s, when Marin County reduced the number of homes that could be built on a 110-acre site owned by developer The Martha Company from 300 to just 34.

That sparked a federal lawsuit from The Martha Company claiming the downzoning was a regulatory taking. In 1976, it reached a settlement with the county that entitled it to build 43 single-family homes on half the site. The other half would be reserved for publicly accessible open space.

Years of planning and abortive attempts to develop the property followed. By 2005, The Martha Company and the county were back in court, after the latter sued to overturn the 1976 settlement agreement. That effort failed. Another settlement was reached in 2007 once again affirming The Martha Company’s right to build 43 homes on its property.

But victory in federal court only freed up The Martha Company to enter the gauntlet of state-mandated environmental review.

The 1970 California Environmental Quality Act (CEQA) requires that governments prepare environmental impact reports for projects they have discretion over. That law guarantees citizens the ability to participate and make comments via public hearings on those projects. It also allows them to sue a local government if it approves an environmental impact report they think wasn’t thorough enough.

The law has become a favored tool of NIMBY (Not in my backyard) activists to delay or stop projects they dislike—whether that’s a new apartment building, a new hospital, or new college students—which is exactly what happened in The Martha Company development.

After filing a new development application in 2008, the company spent years going back and forth with Marin County officials and anti-development activists on the design of their project and changes that might mitigate environmental impacts it would have on landslides, fires, aesthetics, and more.

The Board of Supervisors rejected one environmental impact report prepared for the project in 2013. That sent The Martha Company back to the drawing board. In October 2017, on a narrow 3–2 vote, the board approved another, much-revised environmental impact report for a 43-home project on the site.

Several supervisors said at the time that while they didn’t want to see the site developed, they nevertheless felt their hands were tied by the multiple court agreements affirming the company’s right to build out the site.

But the board’s approval only precipitated another lawsuit from a nearby property owner, the unincorporated activist group Tiburon Open Space Committee, and the adjacent town of Tiburon—all arguing that the 850-page environmental impact report a decade in the making failed to comply with CEQA.

A major claim in their lawsuit was that the county had illegally contracted away its powers over new development by agreeing to the 1976 and 2007 settlements allowing The Martha Company to build 43 homes. As a result, it failed in its duty under CEQA to approve a less environmentally impactful 32-unit project on the site, they argued.

A Marin County Superior Court judge rejected those arguments in January 2020. In mid-May 2022, the First District of the California Court of Appeal likewise rejected their petition and upheld the approval of the project’s environmental impact report.

The appeals court found that the 1976 and 2007 settlements were valid. Therefore, the county was under no obligation to approve, or even analyze, a project with fewer units.

The court’s decision was unsparing in its criticism of anti-development activists’ abuse of environmental review to delay the project for so long, writing that “CEQA was meant to serve noble purposes, but it can be manipulated to be a formidable tool of obstruction, particularly against proposed projects that will increase housing density.”

“Something is very wrong with this picture,” the justices concluded.

That decision is good news for The Martha Company, which can finally move ahead with its project. It might also be good news for housing supply across all of California by putting some outer bounds on what CEQA requires.

Despite California’s well-deserved reputation for overregulating new housing development, the state does have several pro-supply laws on the books that limit the discretion of local governments to reject zoning-compliant projects or condition projects’ approval on density reductions.

Forceful as those laws might be on paper, they don’t relieve local governments’ obligation to comply with CEQA. It’s left open the question of whether those pro-supply laws are subordinate to CEQA.

That ambiguity, in practice, has allowed localities to “launder” denials of projects state law requires them to approve through endless rounds of environmental review.

In a recent blog post, Holland & Knight attorneys Bradley Brownlow and Jessica Laughlin write that the appeals court decision in the Martha Company case makes clear that legal arrangements guaranteeing developers the right to build a certain number of units aren’t superseded by CEQA, and that reasoning applies to state laws that limit local governments’ ability to deny or shrink projects.

“The Court’s holding is likely to be consequential with respect to the implementation of state laws that impose limitations on agency discretion over housing development projects,” write Brownlow and Laughlin. “Environmental review must be tailored to account for the legal infeasibility of project alternatives and mitigation measures that conflict with the agency’s legal obligation to approve projects at their proposed densities.”

In other words, local governments don’t have to waste their time studying the environmental impact of smaller projects or other mitigation measures they couldn’t force developers to build anyway.

Brownlow and Laughlin say that the appeals court decision could “cast a long shadow” preventing CEQA abuse.

That would be a welcome development. The more time that housing projects spend on the drawing board waiting for approval, the more time people spend bidding up the prices of housing that’s already been built. One seminal 2002 paper from researchers Edward Glaeser and Joseph Gyourko found that even delays of a few months can significantly increase the price of homes in subdivisions of 50 units or less.

In recent years, the California Legislature has carved out exempted things like transit projects, college admissions, and local upzoning measures from CEQA. Wholesale reform of the law is still a political third rail.

Judicial opinions that clarify and limit CEQA’s scope are probably the best critics of the law can hope for. At a minimum, the appeals court decision in the Martha Company case will probably do more good than a temporary ban on new Airbnbs.

The post County Where It Took 50 Years To Approve New Subdivision Bans New Airbnbs appeared first on Reason.com.

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Stocks Go Nowhere In May, USD Sinks Amid Worst Macro-Meltdown Since Lehman

Stocks Go Nowhere In May, USD Sinks Amid Worst Macro-Meltdown Since Lehman

Tl;dr: May… 30Y Bond unch-ish, S&P unch-ish, Gold unch-ish, Oil way-up, Crypto way-down, USD down, US Macro data total collapse…

Source: Bloomberg

To put that in context, outside of the April 2020 crash (where the government basically shut down the entire economy), May 2020’s collapse in US Macro Surprise data was the worst since Oct 2008 (the immediate aftermath of the Lehman crisis and freezing of all capital markets).

The S&P, Dow, and Russell 2000 were basically unchanged on the month, thanks to the ramp of the last few days) but Nasdaq ended the month red (4th red month of last 5 for Nasdaq)…

Today was choppy with stocks erasing yesterday’s futures gains, then bouncing back, but Small Caps swinging from +1% to -1%. Everything pushed lower in the last few minutes leaving all the majors red on the day (from Friday’s cash close)…

The ‘most shorted’ stock squeeze stalled today…

Source: Bloomberg

Energy stocks handily outperformed on the month and despite the recent ramp, Consumer Discretionary stocks suffered the most…

Source: Bloomberg

The ramp of the last few days has been led by mega-cap tech (AMZN +5% today!), which has managed to scramble back to ‘even’ on the month…

Source: Bloomberg

The last week has seen bonds go no where while stocks soared…

Source: Bloomberg

Bonds were mixed in May with most of the curve lower in yield (led by a 16bps compression in 2Y) but the long-end underperforming (30Y +6bps) thanks to today’s weakness…

Source: Bloomberg

The 30Y Yield kept finding support at 3.00% this month…

Source: Bloomberg

May saw the dollar suffer its worst month since May 2021…

Source: Bloomberg

Another ugly month for crypto, but the rebound of the last few days makes things appear a little better as bitcoin was the prettiest horse in the glue factory…

Source: Bloomberg

Bitcoin managed to get back aboved $32k today (and Ethereum topped $2,000)…

Source: Bloomberg

The decoupling between Big-Tech and Bitcoin is being unwound in the last few days as crypto catches up…

Source: Bloomberg

Commodities were mixed with oil prices soaring (hit today on the back of Russia/OPEC+ headlines), copper weaker and precious metals down for the month…

Source: Bloomberg

WTI ended the month above $115 ($10 a barrel above Biden’s SPR release plan levels)…

NatGas puked today but ended notably higher on the month amid European LNG demand and price convergence…

Gold was down on the month despite dollar weakness, closing back below $1900 and below pre-Putin levels…

And finally, away from ‘market’-talk per se, this could be a real problem…

Famine is coming… and with it social unrest!

Tyler Durden
Tue, 05/31/2022 – 16:01

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Ron Paul: Don’t Trade Real Liberty For Phony Security

Ron Paul: Don’t Trade Real Liberty For Phony Security

Authored by Ron Paul via The Ron Paul Institute for Peace & Prosperity,

Authoritarian politicians wasted no time using the recent shootings in Buffalo, New York, and Uvalde, Texas, to justify new infringements on liberty. Just days after the Buffalo shooting, the US House of Representatives passed a law creating new domestic terrorism offices in the FBI, the Justice Department, and the Department of Homeland Security.

This is a step toward achieving the longstanding goal of many progressives of focusing the national security state on “domestic terrorists” and “right-wing extremists.” Supporters of these efforts have used the Buffalo shooter’s mention of “replacement theory” in his “manifesto” to attack prominent conservative commentators, most notably Tucker Carlson. Carlson and others are accused of spreading the replacement conspiracy theory because they have pointed out that the Left has for years celebrated the coming “replacement” of the white majority population. The goal is to stigmatize, intimidate, and even criminalize those expressing views or facts that contradict the cultural Marxists or the Democrat party establishment.

Painting the Buffalo shooter as a conservative requires ignoring his self-description as an environmental-fascist and his disdain for “Fox News conservatism.” The mainstream media also ignores the shooter’s use of the same neo-Nazi symbol used by the Ukrainian Azov brigade. This may be because they do not want the American people to realize their tax dollars are supporting actual Nazis in Ukraine.

The push to use the police state against “right-wing extremists” is supported by many progressives who (correctly) oppose the national security state’s civil liberties abuses of Muslim and other minorities. Conversely, many conservatives who have defended all infringements on liberty done in the name of the “global war on terror,” (correctly) oppose federal crackdown on “right wing extremists.”

Both sides fail to realize that a violation of any individual’s liberty is a threat to everyone’s liberty.

The massacre of 19 school children and two teachers in Uvalde Texas was followed by calls for expanded gun controls from President Biden and other prominent politicians. Among the proposals floated are a renewed push for federal Red Flag laws. Red Flag laws allow law enforcement to take someone’s guns without due process based on a mere allegation that an individual poses a risk of violent behavior. Despite being unconstitutional, easily abused, and ineffective at stopping violent crime, Red Flag laws enjoy broad bipartisan support. For example, former President Donald Trump endorsed a policy of “take the gun first, worry about due process later.”

If Congress was serious about protecting liberty and security, they would pass Kentucky Representative Thomas Massie’s legislation repealing the “Gun-Free School Zones Act of 1990.” This poorly worded law leaves children defenseless against mass shooters who are not dissuaded from their evil intentions by “Gun-Free Zone” signs. Video showing the Uvalde police not only standing around outside the school, but tasering parents who were trying to protect their children reinforces the importance of allowing school personnel to protect themselves and their students by carrying firearms.

Expanding the police state to “monitor” right-wing extremism and giving the government new powers to deny law-abiding individuals access to firearms make us less safe and less free. Instead of allowing politicians to use mass shootings as an excuse to further expand their powers, we must insist they repeal all federal laws that trade real liberty for phony security starting with the USA FREEDOM Acts (previously known as the USA PATRIOT Act) and the so-called Safe and Gun Free Schools Act.

Tyler Durden
Tue, 05/31/2022 – 15:44

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