by
Forest City proposed a four-acre mixed-use development, bounded by Mission, Fifth, Howard, and Mary Streets. The area has eight existing buildings. The San Francisco Planning Department released its draft environmental impact report (DEIR) in 2014, describing two options. Both would have new active ground floor space, office use, residential dwelling units, and open space. Both would rehabilitate the Chronicle and Dempster Printing Buildings, demolish other buildings, and construct four new buildings. The DEIR discussed nine alternatives, rejecting five as infeasible, and concluding that a preservation alternative was environmentally superior because it would “achieve some of the project objectives regarding the development of a dense, mixed-use, transit-oriented, job-creating project” but avoid the “irreversible impact” of demolishing the Camelline Building, avoid regional pollutant impact, and reduce the transportation and circulation impacts. The Planning Commission held an informational hearing, accepted public comments, and published its responses to public comments, comprising the final EIR. The Commission adopted CEQA (California Environmental Quality Act, Pub. Resources Code 21000) findings, a statement of overriding considerations, and a mitigation monitoring and reporting program; raised the shadow limit for Boeddeker Park; approved a design for development document; recommended amendments to the general plan, Planning Code, and zoning map; and recommended adoption of a development agreement. The Board of Supervisors, trial court, and court of appeal upheld the approvals. The project description was adequate under CEQA; opponents failed to show the EIR was deficient for failing to properly consider cumulative impacts. CEQA requires an EIR to reflect a good faith effort at full disclosure; it does not mandate perfection. View "South of Market Community etc. v. City and County of San Francisco" on Justia Law

by
The Eighth Circuit affirmed an adverse order by the FAA's Office of Dispute Resolution for Acquisition (ODRA) regarding property Southern leased to the Administration. Southern subsequently sold the property and surrounding land to Prairie Land, assigning its lease with the FAA to Prairie Land. After the FAA refused to vacate the premises, Prairie Land initiated a contract dispute with the ODRA. The court held that the FAA's continued occupancy of the property was permitted, and the ODRA did not err by concluding that the holdover provisions permitted the FAA to holdover on the property until either a new lease was agreed upon or it acquired the property in fee. Therefore, the FAA was fully within its rights to continue possessing the property. View "Prairie Land Holdings, LLC v. FAA" on Justia Law

by
The Property of Unincorporated Associations Act, 765 ILCS 115/2, requires a labor union to notify its members and obtain their approval before entering into an agreement to lease or purchase real estate. The circuit court held that an agreement is enforceable despite a union’s failure to follow these requirements because the Act is silent as to the consequences of noncompliance. The appellate court affirmed. The Illinois Supreme Court reversed. Where a party lacks the legal authority to form a contract, the resulting contract is void ab initio. Absent compliance with the statutory prerequisites, an unincorporated association has no power to execute a valid real estate contract. The apparent authority doctrine is not relevant. A contract that is void ab initio is treated as though it never existed and, thus, cannot be enforced by either party. View "1550 MP Road LLC v. Teamsters Local Union No. 700" on Justia Law

by
This case contested the validity of a property deed that was executed by Gayron Brooks in the weeks before her death from lung cancer. The deed conveyed her house in Boaz to her husband of 18 years, David. Following Gayron's death, her adult children, Teresa Elizabeth Mitchell and Steve E. Allen, as personal representatives of Gayron's estate, sued David alleging, among other things, that David held a dominant position over Gayron and that he had unduly influenced her to sign the deed. After a four-day nonjury trial, the trial court entered a judgment in favor of David. This appeal followed. Finding no reversible error in the circuit court's judgment, the Alabama Supreme Court affirmed. View "Mitchell v. Brooks" on Justia Law

by
The Supreme Court affirmed the judgment of the superior court in favor of Defendants on Plaintiffs’ negligence and nuisance claims, holding that there was no error in the proceedings below. In their complaint, Plaintiffs alleged that an underground pipe emptied water from Defendants’ property onto a portion of Plaintiffs’ property in such a way that the flow of water from the pipe was actionable as a matter of both negligence and nuisance law. The trial justice entered a decision favorable to Defendants. The Supreme Court affirmed, holding that there was no clear error in the trial justice’s conclusion that Plaintiffs failed to prove that they suffered any harm. View "Silva v. Laverty" on Justia Law

by
The Supreme Court affirmed the judgment of the district court granting summary judgment in favor of Defendants - E&A Consulting Group (E&A), Sanitary Improvement District No. 237 (SID No. 237), and the City of La Vista (the City) - in this case alleging that Defendants were negligent in ways that led to Plaintiffs’ homes being flooded, holding that the district court did not err in granting summary judgment for Defendants. Specifically, Plaintiffs alleged that Defendants owed a legal duty to design and build a drainage solution for a 100-year storm or rain event. The Supreme Court disagreed, holding (1) Plaintiffs did not object to the failure of E&A and SID No. 237 to file statements of undisputed fact cited to the record as required by Neb. Rev. Stat. 25-1332(2) and therefore waived this argument on appeal; and (2) the district court did not err in granting summary judgment in this negligence action because Plaintiffs failed to show that any breaches by Defendants were the proximate cause of the flooding. View "Ecker v. E & A Consulting Group, Inc." on Justia Law

by
The Supreme Court affirmed the judgment of the district court dismissing Plaintiffs’ claims seeking a declaratory judgment that a redevelopment project in the City of Falls City was not planned or adopted in accordance with the Community Development Law, Neb. Rev. Stat. 18-2101 to 18-2144, and requesting a permanent injunction to prevent the project from proceeding, holding that all of Plaintiffs’ assignments of error were without merit. Specifically, the Supreme Court held (1) all of Plaintiffs’ claims challenging the procedure by which the redevelopment project was adopted and the validity and enforceability of the redevelopment agreement and bond were foreclosed by sections 18-2129 and 18-2042.01; and (2) two meetings challenged in this suit did not violate Nebraska’s Open Meetings Act, Neb. Rev. Stat. 84-1407 to 84-1414. View "Salem Grain Co. v. City of Falls City" on Justia Law

by
Sixty-nine current and former residents of mobilehome park Terrace View Mobile Home Estates filed a lawsuit against the park's owners, Terrace View Partners, LP, Thomas Tatum, Jeffrey Kaplan, and management company, Mobile Community Management Company (collectively, defendants). The operative first amended complaint, styled as a class action, included 12 causes of action based on allegations that defendants' failure to maintain the park in "good working order and condition" created a nuisance that, along with unreasonably high space rent increases, made it difficult or impossible for park residents to sell their mobilehomes. After the court denied plaintiffs' motion for class certification, the parties and the court agreed to try the case in phases, with the first phase involving 16 residents living in 10 spaces in Terrace View. A first-phase jury returned a special verdict finding defendants liable and awarded the individual plaintiffs economic and noneconomic damages for: intentional interference with property rights, breach of the covenant of good faith and fair dealing, nuisance (based on substantially failing to enforce the park's rules and regulations), breach of contract/breach of the covenant of quiet enjoyment, and negligence/negligence per se. The jury found defendants were not liable for nuisance based on failing to provide and maintain the park's common facilities and physical improvements in good working order and condition, and were not liable for elder financial abuse against five plaintiffs. After the jury was discharged, the court issued an order on plaintiffs' cause of action alleging defendants violated Business and Professions Code section 17200 et seq., the "unfair competition law" (UCL). The court ruled that a "catch-up" provision in defendants' long-term leases that could greatly increase rent at the end of a lease term was unfair in violation of the UCL. The judgment also reflected the court's rulings at the beginning of trial that certain other provisions in the parties' lease agreements violated California's Mobilehome Residency Law or were otherwise unlawful. Defendants appealed. The Court of Appeal concluded the jury's award of compensatory damages and punitive damages had to be reversed. Although the jury's award of economic damages may have included unspecified amounts that could be upheld on appeal if the special verdict form had segregated them, "it is clear from the record that the vast majority of the economic damages awarded represented reimbursement for overpayment of rent and diminution in value of homes caused by high rent. Because the award of such damages cannot be sustained under any of the theories of liability presented to the jury and it is impossible to sever any properly awarded damages from improperly awarded damages." The Court therefore reversed the entire award of compensatory damages and the attendant awards of punitive damages and attorney fees and costs to plaintiffs. View "Bevis v. Terrace View Partners, LP" on Justia Law

by
The Supreme Court reversed the order of the district court, which concluded that Soup Creek Road was an extinguished prescriptive easement across the parcel of land owned by Plaintiffs - Soup Creek, LLC, Dewey Skelton, and Rosana Skelton - holding that the district court erred in concluding that Soup Creek Road was not a public highway. Soup Creek Road had been used as a public travel way for more than 150 years. In 2010, Defendants’ predecessor-in-interest successfully petitioned to abandon only that portion of Soup Creek Road that crosses over what is now Defendants’ parcel. In 2009, the Skeltons asked the district court to declare the portion of Soup Creek Road that traverses their land to be a private road over which Defendants had no easement to reach their parcel. Defendants counterclaimed that the road is a public highway established prior to 1895 through prescriptive use. The district court found no right-of-way or easement on Soup Creek Road and that any public prescriptive easement had been extinguished. The Supreme Court reversed, holding that only the part of Soup Creek Road that passed through Defendants’ parcel was abandoned and that the remainder of Soup Creek Road, including the portion crossing the Skeltons’ lot, continues to be a public highway. View "Soup Creek LLC v. Gibson" on Justia Law

by
The Supreme Court affirmed the order of the district court granting a preliminary injunction in favor of Defendants in this dispute over certain property, holding that the district court did not err by granting the preliminary injunction in favor of Defendants even where they did not show they would suffer irreparable injury. Plaintiff brought a quiet action seeking to resolve the question of property ownership of disputed area between the parties. Defendants counterclaimed for a prescriptively acquired easement permitting them to use an access route to their property pending the outcome of the litigation. The district court determined that Defendants had made a prima facie showing of their claim for prescriptive easement and granted them a preliminary injunction pursuant to Mont. Code Ann. 27-19-201(1). Plaintiff appealed, arguing that the district court erred by granting the preliminary injunction because Defendants did not show they would suffer irreparable injury. The Supreme Court affirmed, holding that Defendants established that they would suffer continuing harm by not being able to access their property while the litigation was pending and, therefore, the purpose of equitable injunctive relief was fulfilled. View "BAM Ventures, LLC v. Schifferman" on Justia Law