Justia Real Estate & Property Law Opinion Summaries

HH intended to open an Indianapolis retail establishment, “Hustler Hollywood,” entered a 10-year lease, and applied for sign and building permits. HH’s proposed store was located in a zoning district that prohibited “adult entertainment businesses.” The Department of Business and Neighborhood Services determined that HH was an adult entertainment business; the Board of Zoning Appeals affirmed. HH sought a declaratory judgment that the ordinance violated its First and Fourteenth Amendment rights. The district court denied HH’s motion for a preliminary injunction. On interlocutory appeal with respect to its as-applied First Amendment claim, the Seventh Circuit affirmed. HH’s speech has not been silenced or suppressed; HH has only been told that it cannot operate in a particular commercial district. The ordinance is “content-neutral” and the city’s interest in reducing the secondary effects of adult businesses is a sufficient or substantial interest. Application of the ordinance resulted only in an incidental restriction on HH’s speech in a particular location. HH presented no evidence that officials displayed any bias or censorial intent in their determinations; the city was under no constitutional obligation to inspect the property or allow HH to open conditionally before making its determination. View "HH-Indianapolis, LLC v. Consolidated City of Indianapolis" on Justia Law

Plaintiffs leased part of Love Field airport from the City of Dallas and constructed a six-gate airline terminal. Plaintiffs claim that the Wright Amendment Reform Act of 2006 (WARA), 120 Stat. 2011, effected a regulatory taking of their leases and a physical taking of the terminal because the statute codified a private agreement in which Dallas agreed to bar the use of plaintiffs’ gates for commercial air transit and to acquire and demolish plaintiffs’ terminal. The Claims Court found that WARA's enactment constituted a per se regulatory taking of plaintiffs’ leaseholds under Supreme Court precedent, Lucas, and a regulatory taking of the leaseholds under Penn Central, and a physical taking of the terminal. The Federal Circuit reversed. Noting the history of regulation of Love Field and limitations in place before WARA, the court stated there can be no regulatory taking because plaintiffs cannot demonstrate that their ability to use their property for commercial air passenger service pre-WARA had any value. Plaintiffs’ reasonable, investment-backed expectations are limited by the regulatory regime in place when they acquired the leases. Rejecting a claim of physical taking the court reasoned that a requirement that federal funds not be used for removal of plaintiffs’ gates explicitly distances the federal government from Dallas’ intended action. View "Love Terminal Partners, L.P. v. United States" on Justia Law

The Ninth Circuit reversed the district court's judgment and remanded with instructions to enter judgment in favor of defendant in an action brought by the owner of a mobile home park alleging that the City engaged in an unconstitutional taking. Plaintiff alleged that the City violated the Fifth Amendment when it approved a lower rent increase than he had requested. The panel applied the factors in Penn Central Transportation Co. v. City of New York, 438 U.S. 104 (1978), and held that plaintiff did not present sufficient evidence to create a triable question of fact as to the economic impact caused by the City's denial of larger rent increases; plaintiff failed to present sufficient evidence supporting its investment-backed expectations claim; and the character of the City's action could not be characterized as a physical invasion by the government. Based on the evidence, the panel held that no reasonable finder of fact could conclude that the denials of plaintiff's requested rent increases were the functional equivalent of a direct appropriation of the property. View "Colony Cove Properties, LLC v. City of Carson" on Justia Law

Saint Bernard Parish Government and other owners of real property in St. Bernard Parish or in the Lower Ninth Ward of the City of New Orleans sued under the Tucker Act, 28 U.S.C. 1491(a)(1), alleging a taking. They claimed that the government was liable for flood damage to their properties caused by Hurricane Katrina and other hurricanes. Plaintiffs’ theory was that the government incurred liability because of government inaction, including the failure to properly maintain or to modify the Mississippi River-Gulf Outlet (MRGO) channel, and government action (the construction and operation of the MRGO channel). The Claims Court found a taking occurred and awarded compensation. The Federal Circuit reversed. The government cannot be liable on a takings theory for inaction and the government action in constructing and operating MRGO was not shown to have been the cause of the flooding. The Claims Court failed to apply the correct legal standard, which required that the causation analysis account for government flood control projects that reduced the risk of flooding. View "St. Bernard Parish Government v. United States" on Justia Law

The Supreme Court reversed the decision of the court of appeals affirming the circuit court’s grant of summary judgment in favor of the City of Oshkosh in this action challenging the special assessment imposed by the City following the reconfiguration of a traditional traffic light intersection into a roundabout. The Court held (1) the term “special benefits” in Wisconsin’s eminent domain statute has the same meaning in Wisconsin’s special assessment statute, and the City’s admission that special benefits are non-existent in the context of an earlier eminent domain proceeding constitutes relevant evidence in a later challenge to the special assessment; and (2) the court of appeals erred in concluding that Plaintiff failed to overcome the presumption of correctness afforded the City’s special assessment and to establish sufficient genuine issues of material fact. The Court remanded the case to the circuit court for a trial. View "CED Properties, LLC v. City of Oshkosh" on Justia Law

Thorncreek, a Park Forest townhouse complex, applied to the Village for a permit to use a vacant townhouse as a business office but began to conduct its business from the townhouse without a permit. The Village cited it for zoning violations and operating without the required permit. The Village later filed suit to halt the zoning and operating violations and to redress certain building-code violations. Thorncreek counterclaimed against the Village and 10 officials, claiming civil-rights violations under 42 U.S.C. 1981, 1983, 1985, and 1986 and the Illinois Civil Rights Act. Two Thorncreek "areas" went into foreclosure. Thorncreek blamed the Village’s regulatory overreach in denying a business license, interfering with business operations, refusing to grant a conditional use permit, failing to issue a certificate of occupancy, and unequally enforcing a building-code provision requiring electrical upgrades, based on irrational animus against Clapper, the owner, and racial bias against its black residents. A jury found the Village and Village Manager Mick liable for a class-of-one equal-protection violation; found Mick and Kerestes, the director of community development, liable for conspiracy (section 1985(3)); otherwise rejected the claims, and awarded $2,014,000 in compensatory damages. Because the jury rejected the race-based equal-protection claim, the judge struck the verdict against Kerestes. The judge awarded $430,999.25 in fees and $44,844.33 in costs. The Seventh Circuit affirmed, rejecting challenges to the judgment against Mick, the admission of evidence concerning Clapper’s wealth, and the admission of Thorncreek’s financial records. View "Thorncreek Apartments I, LLC v. Village of Park Forest" on Justia Law

The circuit court correctly determined that the immunity provisions of Ark. Code Ann. 16-105-502 barred Appellants’ noise-based lawsuit against Brown-Wright Post No. 158 of the American Legion, Department of Arkansas, Inc. (the Legion) and correctly found that the immunity statute did not constitute a taking under the Arkansas Constitution.Appellants filed a complaint alleging that noise from a shooting range that the Legion had built interfered with the use and enjoyment of their land and constituted a nuisance. The Legion filed a motion to dismiss, arguing that the complaint should be dismissed because it was based only on noise, and Ark. Code Ann. 16-105-502 grants shooting ranges immunity for noise-based lawsuits if the range is in compliance with local noise-control ordinances. The circuit court granted the Legion’s motion to dismiss. The Supreme Court affirmed, holding (1) the Legion was entitled to immunity as long the shooting range did not violate any local noise ordinances; and (2) section 16-105-52 did not violate Appellants’ constitutionally protected property rights. View "3 Rivers Logistics, Inc. v. Brown-Wright Post No. 158 of the American Legion, Department of Arkansas, Inc." on Justia Law

In this case seeking just compensation for the taking of property in Greensboro, the trial court erred in excluding testimony from a licensed real estate broker as an expert witness who would testify about the fair market value of the property before and after the taking.After a trial, the jury returned a verdict setting just compensation for the taking by the North Carolina Department of Transportation (DOT) of 2.193 acres of land in Greensboro at $350,000. Defendants appealed, arguing that their proposed expert’s report and his testimony on fair market value should have been admitted as evidence. The court of appeals affirmed. The Supreme Court reversed, holding that a new trial was warranted because N.C. Gen. Stat. 93A-83(f) did not prohibit the proposed expert from preparing his expert report on fair market value, and the trial court’s erroneous exclusion of the testimony about fair market value on that basis prejudiced Defendants. View "North Carolina Department of Transportation v. Mission Battleground Park, DST" on Justia Law

The Town of Steuben’s taking of an interest in Rogers Point Road by eminent domain pursuant to Me. Rev. Stat. 23, 3023 was constitutional because it arose from a public exigency and was for public use.Bayberry Cove Children’s Land Trust filed a complaint challenging the Town’s determinations that the taking of an interest in the road was supported by a public exigency and that the use of the road was public. The superior court affirmed the Town’s decision. The Supreme Judicial Court affirmed, holding (1) there was a rational basis in the record to support the Town’s finding of a public exigency; (2) evidence in the record, confirmed by the Trust’s characterization of the public’s right to use the road, definitively established that the interest in the road was taken for a public use; and (3) therefore, the taking was constitutional. View "Bayberry Cove Children's Land Trust v. Town of Steuben" on Justia Law

The Georgia Supreme Court granted certiorari in this case to decide whether a locked entry door to a homeowner’s residence provided sufficient notice to a would-be trespasser that he or she is forbidden from entering the premises. The Court of Appeals held that David Harper, a bail recovery agent, could not be found guilty of trespass under OCGA 16-7-21(b)(2) as a matter of law after he entered the residence of Tina McDaniel through a locked door from her backyard without McDaniel’s knowledge or permission to arrest Stephen Collier, a man whose criminal bond had been forfeited. Harper gained access to the residence by either reaching his hand through a doggy door attached to the larger locked door and unlocking it, or crawling through the doggy door to do so. Collier did not live at the house, and was there only to work on a vehicle. Harper was a stranger to McDaniel, as he had not been given any access to McDaniel’s home on any prior occasion and had no prior relationship with her. The Court of Appeals concluded that, because a finding of guilt under OCGA 16-7-21(b)(2) “requires proof that the accused entered [the premises in question] knowingly and without authority after having received express notice that the entry was forbidden,” and because “[t]he State failed to produce any evidence showing that Harper was given the required prior express notice not to enter McDaniel’s premises,” Harper could not be found guilty of criminal trespass under the statute. The Supreme Court concluded that the locked door to the residence provided reasonable and sufficiently explicit notice to Harper that entry into McDaniel’s residence was forbidden under the circumstances of this case, and as such, reversed. View "Georgia v. Harper" on Justia Law