Justia Real Estate & Property Law Opinion Summaries

Dynamic Development, LLC (Dynamic) sought to build a new retail store (Project) in Joshua Tree. Residents of Joshua Tree opposed the Project, arguing that it would have clashed with the town's artistic, independent, and rural character; they also argued that it would cause various adverse environmental impacts, including urban decay. Nevertheless, the County of San Bernardino (County) found that an environmental impact report (EIR) was not required and approved the Project. The Joshua Tree Downtown Business Alliance (Alliance) then filed this mandate proceeding challenging the County's approval of the Project. After review, the Court of Appeal concluded that the Alliance failed to establish any grounds for a writ of mandate, and reversed the trial court's conclusion that there was evidence to support the Alliance's contention that the Project would cause urban decay (thereby setting aside approval of the Project). View "Joshua Tree Downtown Bus. Alliance v. Co. of San Bernardino" on Justia Law

The trial court issued a permanent injunction in 2014 barring the union from conducting demonstrations inside stores owned by Walmart. The union argued that the trial court had no jurisdiction to enter the injunction because the matter was preempted by the National Labor Relations Act (NLRA), 29 U.S.C. 151 et seq. In Sears, Roebuck & Co. v. Carpenters, the high court established an analytical framework to determine San Diego Unions v. Garmon preemption issues, including the application of the local interest exception, in the context of a California trespass case. Sears indicates that at least with respect to trespass claims, the trespass issue may properly be seen as distinct from violations of federal labor law arising out of the same conduct, and therefore not preempted; the Sears analysis is premised on the idea that two different legal controversies may arise out of one set of facts or form of conduct; and Sears indicates peaceful trespass may be an issue deeply rooted in local feeling such that the local interest exception to preemption may apply. Determining that Sears governs this case, the court concluded that Walmart's trespass action is not preempted by the NLRA because the local interest exception applies. Here, the gravamen of Walmart’s claim in the trial court was that the union activities were unlawful because they were occurring inside Walmart stores. Accordingly, the court affirmed the trial court's judgment. View "Walmart v. UFCW" on Justia Law

The court of appeal previously remanded the suit, concerning the rights to groundwater contained in the Santa Maria Valley Groundwater Basin. The parties are landowners who extract groundwater for agricultural use and public water producers that pump groundwater for municipal and industrial use. The court of appeal directed the trial court to quiet title to the landlowners’ overlying rights to native groundwater by declaring that these rights have priority over all appropriators, less the amount that the public producers are entitled to pursuant to their prescriptive rights. The trial court amended its judgment to hold that the city had established a total prescriptive right of 5100 acre feet per year and Golden State Water Company had established a total prescriptive right of 1900 acre feet per year, both perfected against the Basin aquifer as a whole, so only a proportionate amount of the prescriptive right could be exercised against the landowners’ overlying rights. The court did not quantify the proportionate prescriptive rights nor reconsider its prevailing party determination or allocation of costs. The court of appeal affirmed, holding that the trial court properly quieted title and did not err when it declined to reconsider the prevailing party determination. View "City of Santa Maria v. Adam" on Justia Law

In 2011, Costco sought a use permit and rezoning for 15.33 acres in southeast Ukiah. In 2013, the city released an environmental impact report (EIR), pursuant to the California Environmental Quality Act (CEQA) (Pub. Resources Code, 21050), describing the project as a 148,000-square-foot retail facility with a bakery, pharmacy, optical center, hearing aid center, food court, photo center, tire center, 16-pump gas station, and 608 customer parking spots. The EIR included mitigation measures to reduce the impact, including modifications to impacted intersections, but due to uncertainty of timing and funding of those measures, concluded that the traffic impacts cannot be mitigated to a level that is less than significant. The EIR also concluded that the increase in traffic volumes would result in higher noise levels along local roadways but that traffic noise associated with the project would be less than significant. The city certified the EIR, adopted a statement of overriding considerations, and adopted the rezoning legislation. Opponents unsuccessfully challenged the rezoning and the sufficiency of the EIR. The court of appeal reversed, agreeing that the EIR failed to sufficiently analyze potential energy impacts and that the adoption of an EIR addendum after approval of the EIR and of the project violated CEQA. View "Ukiah Citizens for Safety First v. City of Ukiah" on Justia Law

Plaintiff 569 East County Boulevard, LLC, and others filed an action against numerous entities and individuals. Plaintiffs' complaint named Backcountry Against the Dump, Inc. (BAD) as a defendant and alleged a single cause of action against BAD for unlawful interference with prospective economic advantage. BAD moved to strike the action pursuant to Code of Civil Procedure section 425.16, (the anti-SLAPP (strategic lawsuit against public participation) statute). After BAD's anti-SLAPP motion was granted, it sought attorney fees and costs in a total amount of $152,529.15 pursuant to section 425.16, subdivision (c)(1). Plaintiffs did not contest defendant's entitlement to a fees and costs award, but argued the amount sought was exorbitant. The court found BAD was entitled to attorney fees and costs incurred for the successful anti-SLAPP motion, but awarded a reduced amount of $30,752.86. BAD appealed that order, arguing the reduced award was an abuse of discretion. Finding no such abuse, the Court of Appeal affirmed the trial court. View "569 East County Boulevard, LLC v. Backcountry Against the Dump, Inc." on Justia Law

Wal-Mart Stores, Inc. appealed a judgment entered in favor of the Spring Valley Lake Association (Association) determining the City of Victorville failed to comply with the California Environmental Quality Act (CEQA) and the Planning and Zoning Law when the City approved the Tamarisk Marketplace Project. Wal-Mart argued to the Court of Appeal that the judgment should have been reversed because, contrary to the court's decision, there was substantial evidence to support the City's finding the project was consistent with the general plan and the project's environmental impact report (EIR) adequately analyzed the project's greenhouse gas emissions impacts. The Association cross-appealed, contending the Court should have reversed the judgment because the City violated CEQA by failing to recirculate the EIR after the City revised the traffic and circulation impacts analysis, air quality impacts analysis, hydrology and water quality impacts analysis, and biological resources impacts analysis. The Association also contended the City violated the Planning and Zoning Law by failing to make all of the findings required by Government Code section 66474 before approving the project's parcel map. Upon review, the Court of Appeal disagreed with Wal-Mart's contentions and partially agreed with the Association's contentions. Consequently, the Court affirmed the judgment as to the issues raised in Wal-Mart's appeal, reversed the judgment as to certain of the issues raised in the Association's appeal, and remanded the matter for further proceedings. View "Spring Valley Lake Assn. v. City of Victorville" on Justia Law

In this action for wrongful foreclosure, the homeowner, Monica Sciarratta, alleged that as a result of a void assignment of her promissory note and deed of trust, the entity that conducted a nonjudicial foreclosure sale on her home had no interest in either the underlying debt or the subject property. In Yvanova v. New Century Mortgage Corp., (62 Cal.4th 919 (2016)), the California Supreme Court held that the homeowner has standing to sue for wrongful foreclosure. However, Yvanova did not address "any of the substantive elements of the wrongful foreclosure tort," and in particular did not address "prejudice . . . as an element of wrongful foreclosure." The issue this case presented was the question of "prejudice" left open in Yvanova: The Court of Appeal found that policy considerations that drove the standing analysis in Yvanova compelled a similar result in this case. "[A] homeowner who has been foreclosed on by one with no right to do so -by those facts alone- sustains prejudice or harm sufficient to constitute a cause of action for wrongful foreclosure. When a non-debtholder forecloses, a homeowner is harmed by losing her home to an entity with no legal right to take it. Therefore under those circumstances, the void assignment is the proximate cause of actual injury and all that is required to be alleged to satisfy the element of prejudice or harm in a wrongful foreclosure cause of action." The opposite rule, urged by defendants in this case, would allow an entity to foreclose with impunity on homes that were worth less than the amount of the debt, even if there were no legal justification whatsoever for the foreclosure. "The potential consequences of wrongfully evicting homeowners are too severe to allow such a result." The Court of Appeal reversed the judgment of dismissal entered after the trial court erroneously sustained a demurrer to Sciarratta's first amended complaint without leave to amend, and remanded for further proceedings. View "Sciarratta v. U.S. Bank" on Justia Law

In 2004, Brown obtained a $450,000 loan secured by a deed of trust recorded against her Oakland property, identifying Washington Mutual as the lender and beneficiary and CRC as the trustee. Washington Mutual failed in 2008. The FDIC was appointed its receiver and sold Chase many of the assets and liabilities (P&A Agreement). In 2011, CRC recorded a notice of default as trustee for Chase, claiming that Brown was in arrears by $60,984.42. Chase then assigned the deed of trust to Deutsche Bank; CRC remained as the trustee and recorded a notice of sale. In 2012, Brown filed the first of three lawsuits challenging the foreclosure. In 2013, CRC executed a third notice of sale. Two days later, Brown filed her third lawsuit, alleging that the assignment to Deutsche Bank was invalid and the foreclosure proceedings were initiated without authority. The trial court granted a request for judicial notice, which covered foreclosure-related documents, filings from the earlier lawsuits, and the P&A Agreement, then dismissed without leave to amend. The court of appeal affirmed. Brown‟s contention that Deutsche Bank and CRC lacked authority to enforce the deed of trust was contradicted by matters subject to judicial notice. View "Brown v. Deutsche Bank Nat. Trust Co." on Justia Law

In 2008, the LLCs acquired the parcels, south of Half Moon Bay in San Mateo County, bounded by Highway 1 and the Pacific Ocean. They include Martin’s Beach, bounded to the north and south by high cliffs. Other than by water, the only access to Martin’s Beach is via a road that runs from Highway 1. According to plaintiff, before 2008, the road and the beach were open to and used by the public for decades. Previous owners had erected a billboard inviting the public to the beach and provided a general store, public toilets, and parking, sometimes charging a fee. Initially, the LLCs allowed public use of the road, the parking area and the beach, charging a fee. In 2009, barred access to the road, placed “No Trespassing” signs, and hired security to exclude the public. Plaintiff argued that the California Constitution confers a public right of access over private property to the tidelands and that under the common law of dedication, the LLCs' predecessors offered a dedication to public use and the public accepted. The court of appeal affirmed summary judgment for the LLCs with respect to the constitutional claim, but reversed in part. The dedication issues require consideration of the federal “Act of 1851” and the Treaty of Guadalupe Hidalgo. The court rejected the state’s claim as an “indispensable party.” View "Friends of Martin's Beach v. Martin's Beach 1 LLC" on Justia Law

Plaintiffs, homeowners, filed an inverse condemnation action against the City, seeking damages and injunctive relief based upon impairment of the views from their backyards by coastal redwood trees the City planted in Roxbury Park. On appeal, plaintiffs challenged the judgment entered after a demurrer to their inverse condemnation complaint was sustained without leave to amend. The court concluded that the trial court properly sustained the demurrer without leave to amend because plaintiffs do not allege any physical intrusion, occupation, or invasion of their property or any physical damage to their property. The trees of which plaintiffs complain were not located on plaintiffs‘ properties and the first amended complaint does not allege that the trees or debris from the trees physically intrudes upon plaintiffs‘ properties. Because plaintiffs allege only impairment of their views and a speculative risk of fire danger, neither of which constitutes a taking or damaging of their property, the court affirmed the judgment. View "Boxer v. City of Beverly Hills" on Justia Law