Justia Real Estate & Property Law Opinion Summaries

Before the 2007-2008 financial crisis, Woodcrest Homes was poised to construct a new development. Woodcrest secured only a small parcel, "Parcel C" which was stuck between two larger parcels that were necessary for completion of the project. Over a decade after the failed development, a special metropolitan district controlled by a competitor, Century Communities, sought to condemn Parcel C and finish what Woodcrest started. Woodcrest objected, claiming the entire condemnation proceeding was really a sham designed to benefit Century. Woodcrest contended the condemnation violated both the public use protections of the Colorado Constitution and the statutory prohibition on economic development takings. According to Woodcrest, the purpose of the taking, at the time it occurred, was to satisfy contractual obligations between Century and the Town of Parker. Because the public would not be the beneficiary at the time of the taking, Woodcrest contends that this condemnation violated the Colorado Constitution. Moreover, it argued, the taking effectively transfers the condemned land to Century, which violated section 38-1-101(1)(b)(I), C.R.S. (2018), the state’s anti-economic development takings statute. The Colorado Supreme Court disagreed, finding that condemnation of Parcel C would benefit the public. And the Court found Colorado’s prohibition on economic development takings had no bearing on the condemnation at issue here: the plain language of section 38-1-101(1)(b)(I) prevented public entities from transferring condemned land to private entities. "But there was no transfer, and the only entity involved was a public one, the special district." View "Carousel Farms v. Woodcrest Homes" on Justia Law

A public utility filed a condemnation action seeking the land use rights necessary to construct a natural gas storage facility in an underground formation of porous rock. The utility held some rights already by assignment from an oil and gas lessee. The superior court held that because of the oil and gas lease, the utility owned the rights to whatever producible gas remained in the underground formation and did not have to compensate the landowner for its use of the gas to help pressurize the storage facility. The court held a bench trial to determine the value of the storage space. The landowner appealed the resulting compensation award, arguing it retained ownership of the producible gas in place because the oil and gas lease authorized only production, not storage. It also argued it had the right to compensation for gas that was discovered after the date of taking. The landowner also challenged several findings related to the court’s valuation of the storage rights: that the proper basis of valuation was the storage facility’s maximum physical capacity rather than the capacity allowed by its permits; that the valuation should not have included buffer area at the same rate as area used for storage; and that an expert’s valuation methodology, which the superior court accepted, was flawed. The Alaska Supreme Court concluded the superior court did not err in ruling that the landowner’s only rights in the gas were reversionary rights that were unaffected by the utility’s non-consumptive use of the gas during the pendency of the lease. Furthermore, the Court concluded the trial court did not clearly err with regard to findings about valuation. View "Kenai Landing, Inc. v Cook Inlet Natural Gas Storage, et al." on Justia Law

The Alaska Department of Transportation and Public Facilities (DOT or the State) condemned a strip of property along the Parks Highway. DOT filed a declaration of taking, allowing it to take title immediately, and deposited approximately $15,000 in court as estimated compensation for the taking. The landowner challenged DOT’s estimate and was eventually awarded approximately $24,000, as well as attorney’s fees and costs. Pursuant to AS 09.55.440, the superior court awarded prejudgment interest to the landowner on the difference between the amount of DOT’s initial deposit and the amount the property was ultimately determined to be worth. The landowner appealed, arguing that the prejudgment interest should have been calculated on the difference between the deposit and his entire judgment, including significant amounts for attorney’s fees and appraisal costs. The Alaska Supreme Court concluded the landowner’s argument was not supported by the statutory language, legislative history, or policy. Furthermore, the Court rejected the landowner’s arguments that the superior court applied the wrong postjudgment interest rate and abused its discretion by denying discovery of the State’s attorneys’ billing records. The trial court failed to state its reasons for excluding attorney time from its attorney's fees award, and therefore vacated that award and remanded for reconsideration only of the fees award. View "Keeton v. Alaska, Department of Transportation and Public Facilities" on Justia Law

Yolanda Astorga-Lider pled guilty to six felony counts, including two counts of violating Penal Code section 115 (a). One of those counts, grand theft (count 6), involved Astorga-Lider encumbering certain real property, purchased by Nohemi and Jose Lorenzana with a fraudulent deed of trust. The subject deed of trust listed Sunil Deo as the lender. The Lorenzanas could not afford to buy a home. Astorga-Lider suggested a plan to the Lorenzanas and Nicolas and Elizabeth Corral, which would allow the Lorenzanas to purchase a home. The Corrals could obtain a $350,000 real estate loan, borrow against rental property they owned, and give the loan proceeds to the Lorenzanas. In turn, the Lorenzanas could use the proceeds to buy a home while making payments on the $350,000 loan. The Lorenzanas finalized what they believed to be an all-cash purchase of a house. Astorga-Lider accompanied the Lorenzanas to the bank and provided the transfer information to the bank. Unbeknownst to the Lorenzanas, the account number Astorga-Lider provided the bank was for an account that she controlled and used to funnel stolen funds from multiple fraudulent loans. After Astorga-Lider's guilty plea, the State moved, under section 115 (e), for an order declaring certain record instruments void, including the deed of trust listing Deo as the lender (Deo Deed of Trust). After multiple rounds of briefing, the superior court granted the motion. In doing so, the court found the Deo Deed of Trust void. Deo appealed the order declaring the Deo Deed of Trust void, contending the State's motion was procedurally improper; the Deo Deed of Trust was not a false or forged document under section 115; at most, the Deo Deed of Trust was voidable, not void; civil court, not criminal court, was the appropriate forum for adjudication of the validity of the Deo Deed of Trust; Deo's due process rights were been violated; and the order voiding the Deo Deed of Trust constituted an unlawful taking. The Court of Appeal concluded Deo's arguments were without merit and affirmed. View "California v. Astorga-Lider" on Justia Law

The Supreme Court affirmed the decision of the court of appeals affirming the decision of the trial court granting summary judgment in favor of the City of Rowlett on KMS Retail Rowlett, LP's complaint alleging that the City's exercise of its eminent domain authority to take KMS's private road easement and convert it to a public road connecting several commercial retail and restaurant sites, holding that summary judgment was properly granted.Specifically, the Court held that the court of appeals did not err in concluding that (1) chapter 2206 of the Government Code, which prohibits takings for economic development purposes, did not apply to the taking in this case; (2) the City's condemnation was necessary for a constitutional public use; and (3) KMS failed to raise a fact issue as to whether the taking was fraudulent, in bad faith, or arbitrary and capricious. View "KMS Retail Rowlett, LP v. City of Rowlett" on Justia Law

The Fifth Circuit reversed the district court's dismissal of Cherry Knoll's complaint against the City of Lakeway, the city manager, and HDR Engineering in a dispute over a plat of land that Cherry Knoll had purchased in Lakeway. Cherry Knoll asserted a claim against the City under 42 U.S.C. 1983 for violating its rights to procedural due process, substantive due process, and equal protection by filing the Subdivision Plats without its consent and over its objection. The court held that these allegations satisfied the standard for official municipal policy under Pembaur v. City of Cincinnati and the district court erred in finding otherwise.The court also held that the district court erred in determining that the city manager was entitled to the protection of qualified immunity at the Rule 12(b)(6) stage. Finally, the court held that Cherry Knoll's well-pleaded factual allegations and supporting documents make plausible its claim that HDR was a "willful participant in joint action" for purposes of section 1983. Accordingly, the court remanded the matter and reinstated Cherry Knoll's state law claims. View "Cherry Knoll, LLC v. Jones" on Justia Law

In this matter arising from a condemnation proceeding initiated by the West Virginia Department of Transportation, Division of Highways, the Supreme Court accepted questions certified by the circuit court and answered, among other things, that when the DOT initiates a condemnation proceeding that involves a partial taking of land in connection with a highway construction project and when, as a result of the project, a residue tract not needed by the State for public road purposes has been rendered landlocked, a court cannot require the Division of Highways to acquire the landlocked residue by condemnation.The federally-funded highway construction project in this case resulted in residue property being rendered landlocked. The Supreme Court answered questions certified to it by the circuit court and answered, under the circumstances of this case, that (1) the question of whether the residue has become an "uneconomic remnant" is not a question of fact to be determined by a jury; (2) the Division of Highways, over the objection of the landowner, may mitigate the damage to the residue by restoring reasonable public road access thereto; and (3) the trial court cannot require the Division to acquire the landlocked residue by condemnation. View "West Virginia Department of Transportation, Division of Highways v. Echols" on Justia Law

The Fifth Circuit affirmed the district court's dismissal with prejudice of Fair Housing Act claims asserted against the owners and management company of apartment complexes in the greater Dallas area that declined to participate in the federal Section 8 Housing Choice Voucher Program. The court held that the Supreme Court's language in Texas Department of Housing & Community Affairs v. Inclusive Communities Project, Inc., 135 S. Ct. 2507 (2015), was stricter than the regulation itself and thus applied the stricter version of the burden-shifting analysis.The court held that the district court did not err in determining that the allegations of ICP's complaint regarding defendants' "no vouchers" policies failed to allege facts sufficient to provide the robust causation necessary for an actionable disparate impact claim. The court also held that the vague and conclusory allegations of disparate treatment that ICP asserted collectively against defendants were legally insufficient to support a reasonable inference of intentional race discrimination; the district court did not err by dismissing the disparate treatment liability claim against Lincoln; and the district court did not err by dismissing the advertising liability claim against Lincoln. View "Inclusive Communities Project, Inc. v. Lincoln Property Co." on Justia Law

The Supreme Court vacated the portion of the order of the Arizona Corporation Commission requiring a public utility to apply for Commission approval of a proposed condemnation, holding that Ariz. Rev. Stat. 40-285(A) does not give the Commission power over a city's exercise of eminent domain.Section 40-285(A) gives the Commission authority to approve the sale or disposition of a public service corporation's assets. In the instant case, voters authorized and the city council approved the filing of a condemnation action by the City of Surprise of condemning substantially all the assets of Circle City Water Company, LLC, including the right to four thousand acre-feet of water per year from the Central Arizona Project (CAP). A residential developer asked the Commission to enter an order preventing the "sale" of Circle City's CAP allocation to the City. The Commission ordered Circle City to file an application under section 40-285 seeking Commission authorization to "dispose of" its utility. The Supreme Court vacated the order in part, holding that the Commission has no authority to regulate condemnations under section 40-285(A). View "City of Surprise v. Arizona Corporation Commission" on Justia Law

In this case brought by Puerto Rico general obligation bondholders (Bondholders), the First Circuit affirmed the district court's dismissal of the Bondholders' complaint seeking injunctive and declaratory relief claiming that they possessed a priority and property interest over certain revenues of the Puerto Rico government, holding that the district court correctly dismissed the Bondholders' complaint.This case arose from the restructuring of Puerto Rico's public debt under Title III of the Puerto Rico Oversight, Management, and Economic Stability Act of 2016 (PROMESA). The Bondholders sought declarations to confirm their property rights to certain revenues of the Puerto Rico government, determine that the diversion of the revenues constituted an unconstitutional taking, and specify appropriate uses for those revenues. The district court dismissed certain counts of the Bondholders' complaint as seeking improper advisory opinions, another count presenting a takings claim as unripe, and almost all the remaining counts as barred under section 305 of PROMESA. The First Circuit affirmed, holding that the district court properly dismissed all counts. View "Aurelius Capital Master, Ltd. v. Commonwealth of Puerto Rico" on Justia Law