Siena Corp. v. Mayor and City Council of Rockville, No. 16-1732 (4th Cir. 2017)Annotate this Case
The Fourth Circuit affirmed the district court's dismissal of a suit challenging Rockville's zoning ordinance that prohibited the construction of self-storage facilities within 250 feet of property on which a public school is located. Plaintiffs argued that the enactment amounted to a denial of their due process and equal protection rights under the Fourteenth Amendment. The court held that Siena did not have a constitutionally protected property interest in using its property to develop a storage facility. The court explained that the very nature of Siena's conditional site plan approval defeated any claim that Siena had a nondiscretionary entitlement to a building permit. Because Siena never satisfied the conditions of obtaining a requisite site plan approval, it was not eligible for a building permit. Even if Siena had a protected property interest here, the enactment of the zoning text amendment would still fall short of a substantive due process violation. In this case, the enactment represented nothing more than the ordinary exercise of a state's residual police power in land use and zoning, in which the state has long maintained a primary and sovereign interest. The court rejected Siena's remaining claims, including the Fourteenth Amendment equal protection claim, and affirmed the judgment in all respects.