Justia Real Estate & Property Law Opinion Summaries

The case involves plaintiffs Martin Tait, Jane Tait, and Bry-Mart, LLC (collectively, the Taits) who sued Commonwealth Land Title Insurance Company (Commonwealth) for breach of a title insurance policy. The Taits alleged that Commonwealth failed to pay the full amount by which their property’s value was diminished due to an undisclosed easement. The Taits had purchased a residential property in Danville for $1.25 million and had plans to subdivide the property into two lots. However, they discovered a separate 1988 maintenance easement that they believed would impact the marketability and value of the property and interfere with its potential development.The trial court granted Commonwealth’s motion for summary judgment, ruling that the policy required Commonwealth to compensate the Taits only for the value of their actual use of the property as a vacant residential lot suitable for only one home rather than its highest and best use as a subdividable lot. The court reasoned that the legal standard for title insurance losses did not permit consideration of a property’s highest and best use, only its actual use as vacant residential land.The Court of Appeal of the State of California First Appellate District Division Four disagreed with the trial court's interpretation. The appellate court held that the Taits’ policy entitles them to reimbursement for the diminution in value of their property based on its highest and best use. The court found that the Taits’ evidence of the likelihood of subdivision and the value of a subdividable lot created a triable issue of fact regarding the amount of the Taits’ loss under the policy, thereby precluding summary judgment. Therefore, the court reversed the trial court's decision. View "Tait v. Commonwealth Land Title Insurance Co." on Justia Law

In September 2020, CloudKitchens applied to the City of Oakland's Planning Department for a zoning clearance to convert a wood shop into a commercial kitchen. The proposed facility was described as a compartmentalized commercial kitchen for take-out services only, measuring roughly 14,000 square feet. The facility is located in a Housing and Business Mix-1 Commercial Zone (HBX-1 zone), which permits certain industrial activities classified as "Light Manufacturing." The Planning Department issued CloudKitchens a zoning clearance and later a building permit allowing renovations.In April 2021, the San Pablo Avenue Golden Gate Improvement Association, Inc., and Oakland Neighborhoods For Equity (Neighbors) learned of CloudKitchens's plans. They sent a letter to the City Administrator requesting that the City reconsider its approval of CloudKitchens as qualifying for HBX-1 classification. The City's Zoning Manager responded, maintaining that the decision was proper. In July, Neighbors filed a formal complaint requesting the Planning Department initiate a revocation review process. They alleged that CloudKitchens will become a nuisance due to increased traffic, air pollution, and noise, and that the commercialized kitchen is essentially a Fast-Food Restaurant not permitted in an HBX-1 zone. The Planning Department denied the request.Neighbors then petitioned for a writ of mandate in the trial court. Following a hearing, the trial court affirmed, holding that chapter 17.152 “does not create a legal basis to challenge a prior zoning determination made by the City.” Neighbors appealed.The Court of Appeal of the State of California First Appellate District Division Four affirmed the trial court's decision. The court held that chapter 17.152 does not provide a legal basis to challenge the Planning Department’s interpretations and determinations of the zoning regulations, including use classifications and zoning clearances. The court also noted that the Enforcement Regulations still permit Neighbors to seek a revocation hearing for any nonconforming uses (or nuisances) if they arise. However, the Enforcement Regulations do not allow members of the public to challenge use classifications or zoning determinations outside the procedures prescribed in chapter 17.132. View "San Pablo Ave. Golden Gate Improvement Assn. v. City Council of Oakland" on Justia Law

The case involves a worker, Jake Johnson, who was injured while working as an electrician on a construction project managed by CBRE and owned by Property Reserve, Inc. (PRI). Johnson was employed by PCF Electric, a subcontractor hired by Crew Builders, the general contractor for the project. Johnson filed a complaint against CBRE, PRI, Crew, and PCF for damages. CBRE and PRI moved for summary judgment based on the Privette doctrine, which generally protects entities that hire independent contractors from liability for injuries sustained by the employees of the independent contractor. The trial court denied the motion, finding a triable issue of fact as to when CBRE and PRI hired Crew for the project.The Court of Appeal, Fourth Appellate District, Division One, State of California, disagreed with the trial court's decision. The appellate court found that a written contract was not required to invoke the Privette doctrine, and the undisputed facts established that CBRE and PRI delegated control over the tenant improvements to Crew prior to Johnson’s injury. The court also found that no exception to the Privette doctrine applied. The court concluded that because no triable issues of material fact precluded summary judgment, CBRE and PRI were entitled to relief. The court ordered the trial court to vacate its previous order and enter a new one granting summary judgment to CBRE and PRI. View "CBRE v. Superior Court of San Diego County" on Justia Law

The case revolves around the Casa Blanca Beach Estates Owners’ Association (Casa Blanca) and its dispute with the County of Santa Barbara (County) and the California Coastal Commission (Commission). Over 30 years ago, the County approved the development of a 12-lot oceanfront subdivision in Carpinteria, managed by Casa Blanca. One of the conditions for approval was the construction of a public beach access walkway. The County accepted the offer to dedicate the walkway in 2011. In 2017, the County and Commission alleged that Casa Blanca had missed the deadline to construct the walkway. Casa Blanca submitted construction plans but was told it needed a coastal development permit from the Commission. The Commission deemed the application incomplete, leading to a series of unsuccessful attempts to complete the application.The trial court found that Casa Blanca had failed to exhaust its administrative remedies. The court granted the County's motion for summary judgment on all causes of action and denied Casa Blanca's. The court found that the offer to dedicate had been timely accepted by the County. As for the second cause of action seeking a determination regarding the deadline for Casa Blanca to construct the walkway, the court found it had no jurisdiction because Casa Blanca had failed to exhaust administrative remedies. The Commission demurred on grounds Casa Blanca failed to exhaust administrative remedies. The trial court sustained the demurrer without leave to amend and entered judgment in favor of the County and Commission.The Court of Appeal of the State of California Second Appellate District Division Six affirmed the trial court's decision. The court found that Casa Blanca's action was not ripe because it had failed to exhaust its administrative remedies. The court also disagreed with Casa Blanca's argument that the exhaustion doctrine does not apply to its claim for declaratory relief under Code of Civil Procedure section 1060. The court concluded that a party may not evade the exhaustion requirement by filing an action for declaratory or injunctive relief. View "Casa Blanca Beach Estates Owners’ Assn v. County of Santa Barbara" on Justia Law

The case involves Lusardi Construction Company (Lusardi), a prime contractor, and its subcontractor, Pro Works Contracting Inc. (Pro Works). Pro Works violated certain Labor Code provisions by failing to hire apprentices for a construction project. The Department of Industrial Relations and the Division of Labor Standards Enforcement (DLSE) cited Pro Works for these violations and ordered Lusardi to pay penalties. Lusardi's administrative appeal was unsuccessful, and it subsequently filed a petition for writ of administrative mandamus, which the superior court denied. Lusardi argued that the superior court erroneously concluded that it knew of Pro Works's violations and that the joint and several liability provision applied.The Superior Court of San Diego County affirmed the DLSE's decision, concluding that Lusardi had knowledge of Pro Works's violations and was liable for the penalties. The court also found that substantial evidence supported the findings relating to the amount of the penalty assessment. The court rejected Lusardi's claim of due process violations, stating that Lusardi was put on notice of the potential for being held jointly and severally liable for Pro Works’s apprentice hiring violations.The Court of Appeal, Fourth Appellate District Division One State of California affirmed the lower court's decision. The court held that the superior court did not err in interpreting the statute, which provides two inclusive and alternative ways for imposing liability on a prime contractor for penalties resulting from the subcontractor’s violations. The court also found that substantial evidence supported the penalty imposed. The court concluded that Lusardi was not denied due process when it refused to enforce its subpoena or ask for a continuance to secure the witness’s attendance. View "Lusardi Construction Co. v. Dept. of Industrial Rel." on Justia Law

This case involves a dispute between neighbors over alleged violations of the Los Angeles Municipal Code (LAMC) related to landscaping and hedges. The plaintiffs, Thomas and Lisa Schwartz, claimed that their neighbors, Charles and Katyna Cohen, maintained landscaping and hedges on their property in violation of certain provisions of the LAMC. The Schwartzes sought redress for these alleged violations based on section 36900, subdivision (a) of the California Government Code, which states that a violation of a city ordinance may be redressed by civil action. The Schwartzes relied on a prior court decision, Riley v. Hilton Hotels Corp., which interpreted this provision as allowing any private citizen to sue to redress violations of municipal ordinances.The trial court overruled the Cohens' demurrer to the second and third causes of action, which were based on the alleged LAMC violations. The court applied the Riley decision and concluded that the Schwartzes could assert private causes of action for violations of the LAMC. The Cohens petitioned the Court of Appeal for a writ of mandate, arguing that the Riley decision was wrongly decided and that section 36900, subdivision (a) does not create a private right of action.The Court of Appeal of the State of California Second Appellate District Division Four agreed with the Cohens. The court found that the language of section 36900, subdivision (a) is ambiguous and that its legislative history shows that the Legislature did not intend to afford members of the public the right to bring suit to redress violations of local ordinances. The court concluded that the trial court erred by overruling the Cohens' demurrer to the second and third causes of action. The court issued a peremptory writ of mandate ordering the trial court to vacate the portion of its order overruling the Cohens' demurrer to these causes of action and to enter an order sustaining their demurrer without leave to amend. The court also overruled the Riley decision to the extent that it recognized a private right of action under section 36900, subdivision (a). View "Cohen v. Super. Ct." on Justia Law

The Regents of the University of California (Regents) approved the construction of a new hospital at the University of California San Francisco (UCSF) Parnassus Heights campus. The proposed hospital was alleged to exceed local building height and bulk restrictions. The Parnassus Neighborhood Coalition (the Coalition), a group of property owners residing near the proposed hospital, sued to halt the construction, claiming it was a “threatened nuisance per se.” The Regents argued that as a state entity, they were immune from complying with local building and zoning regulations when engaging in a governmental activity such as constructing university buildings.The trial court disagreed with the Regents, concluding that their immunity depended on whether the proposed construction constituted a governmental or proprietary activity, a question of fact that could not be resolved on a demurrer. The Regents petitioned for a writ of mandate to vacate the trial court’s order.The Court of Appeal of the State of California First Appellate District Division Three reviewed the case. The court concluded that the proposed hospital would facilitate the provision of clinical services, thereby advancing UCSF’s academic mission and the Regents’ educational purpose, which is a governmental activity. The court held that the Regents are exempt from the local regulations at issue, and the demurrer should have been sustained. The court issued the writ of mandate, directing the trial court to vacate its order denying the Regents’ demurrer and to enter a new order sustaining the demurrer. View "The Regents of the University of California v. Superior Court" on Justia Law

This case involves a dispute between neighbors over alleged violations of the Los Angeles Municipal Code (LAMC) related to landscaping and hedges. The plaintiffs, Thomas and Lisa Schwartz, claimed that their neighbors, Charles and Katyna Cohen, violated certain provisions of the LAMC by maintaining landscaping and hedges on their property that exceeded height limits and were non-compliant with the Residential Parkway Landscaping Guidelines. The Schwartzes sought redress for these alleged violations under Government Code section 36900, subdivision (a), which provides that a violation of a city ordinance may be redressed by civil action.The trial court sustained the Cohens' demurrer to the Schwartzes' first and fourth causes of action, but overruled the demurrer to the second and third causes of action, which were based on alleged violations of the LAMC. The trial court relied on a previous decision, Riley v. Hilton Hotels Corp., which held that anyone can sue to redress violations of municipal ordinances under section 36900. The Cohens petitioned for a writ of mandate to direct the trial court to vacate its order overruling their demurrer to the second and third causes of action and to enter an order sustaining their demurrer to these causes of action without leave to amend.The Court of Appeal of the State of California, Second Appellate District, Division Four, granted the Cohens' petition. The court disagreed with the interpretation of section 36900 in Riley, finding that the statute only grants city authorities, not private parties, the right to redress violations of municipal ordinances via either criminal prosecution or civil action. The court overruled Riley and held that section 36900 does not authorize private parties to bring civil suits to enforce local ordinances. The court clarified that its holding does not disturb caselaw recognizing that a defendant's violation of a local ordinance may be relevant to, or provide an element of, some other cause of action by a private party, such as nuisance or public nuisance. The court directed the trial court to vacate its order overruling the Cohens' demurrer to the second and third causes of action and to enter an order sustaining their demurrer to these causes of action without leave to amend. View "Cohen v. Superior Court" on Justia Law

Jake Johnson, an electrician, was injured while working on a construction project in a building owned by Property Reserve, Inc. (PRI) and managed by CBRE. Johnson was employed by PCF Electric, a subcontractor hired by Crew Builders, the general contractor for the project. Johnson filed a complaint against PRI, CBRE, Crew, and PCF for damages. PRI and CBRE moved for summary judgment based on the Privette doctrine, which generally protects entities that hire independent contractors from liability for injuries sustained by the employees of the independent contractor. The trial court denied the motion, finding a triable issue of fact as to when PRI and CBRE hired Crew for the project.The trial court's decision was based on the execution date of the written contract between PRI, CBRE, and Crew. The court found that there was a triable issue of fact as to when PRI and CBRE hired Crew for the project. The court also granted Crew’s and PCF’s motions for summary judgment, concluding that the Privette doctrine barred Johnson’s claims against them.The Court of Appeal, Fourth Appellate District Division One, disagreed with the trial court's decision. The appellate court found that a written contract is not required to invoke the Privette doctrine, and the undisputed facts established that PRI and CBRE delegated control over the tenant improvements to Crew prior to Johnson’s injury. The court also found that no exception to the Privette doctrine applied. The court concluded that no triable issues of material fact precluded summary judgment and granted PRI and CBRE’s requested relief. View "CBRE v. Superior Court" on Justia Law

This case involves a dispute between Simple Avo Paradise Ranch, LLC (Simple Avo), an avocado farm, and Southern California Edison Company (SCE), a utility company. Simple Avo claimed that SCE was responsible for damages caused by the 2017 Thomas Fire in Southern California due to SCE's alleged negligence in maintaining its electrical infrastructure. The case was part of a larger coordinated proceeding involving hundreds of similar lawsuits against SCE.Before Simple Avo filed its lawsuit, the trial court had overruled SCE's demurrer to the cause of action for inverse condemnation in the master complaints filed by each of the plaintiff groups. Simple Avo did not participate in the briefing or argument on SCE’s demurrer before the trial court. Instead, Simple Avo and SCE settled for an undisclosed amount and entered into a stipulated judgment whereby SCE would pay $1.75 million to Simple Avo on the inverse condemnation claim, subject to SCE’s appeal of the demurrer ruling.The Court of Appeal of the State of California, Second Appellate District, Division Seven, affirmed the lower court's decision. The court held that the stipulated judgment was appealable and justiciable, and that the trial court correctly overruled the demurrer. The court found that SCE could be liable for inverse condemnation as a public entity, and that the master complaint sufficiently alleged a cause of action for inverse condemnation. View "Simple Avo Paradise Ranch, LLC v. Southern Cal. Edison Co." on Justia Law