Justia Real Estate & Property Law Opinion Summaries

Due process required junior water rights holders in Diamond Valley be given notice and an opportunity to be heard in proceedings by the district court considering the curtailment of water rights. In this case, a vested, senior water rights holder has asked the district court to order the State Engineer to curtail junior water rights in the Diamond Valley Hydrographic Basin. The Nevada Supreme Court held that the district court's consideration of the matter at the upcoming show cause hearing could potentially result in the initiation of curtailment proceedings. Therefore, junior water rights holders could possibly be deprived of their property rights and were entitled to due process. View "Eureka County v. The Seventh Judicial District Court" on Justia Law

The Supreme Court affirmed in part and reversed in part the judgment of the district court dismissing Appellants’ complaint without leave to amend. The complaint stemmed from Nebraska Department of Natural Resources’s (DNR) issuance of closing notices to holders of surface water permits, which barred Appellants from using the surface waters of the Republican River and its tributaries to irrigate their crops. Appellants alleged claims for relief under 42 U.S.C. 1983 and that they had been subject to an inverse condemnation. Appellants also alleged that their due process rights had been violated and sought restitution. The district court dismissed the amended complaint pursuant to Neb. Rev. Stat. 6-1112(b)(6) without leave to amend. The Supreme Court held (1) Appellants failed to state a claim for inverse condemnation; but (2) the district court erred in failing to find that it lacked subject matter jurisdiction over Appellants’ claims for relief under 42 U.S.C. 1983, due process, and restitution. The court remanded with directions to dismiss for lack of subject matter jurisdiction those claims barred by sovereign immunity. View "Cappel v. State" on Justia Law

The Supreme Court affirmed in part and reversed and remanded in part the decision of the court of appeal in this case concerning the application of constitutional limitations to a statutorily authorized ground water charge imposed on well operators by a local water conservation district to fund certain conservation activities. The City of San Buenaventura argued (1) the charges violate article XIII D of the California Constitution; and (2) alternatively, the charges violate article XIII C of the California Constitution, as amended by Proposition 26. The Supreme Court held (1) the court of appeal properly concluded that article XIII C, as amended by Proposition 26, rather than article XIII D, supplies the proper framework for evaluating the constitutionality of the groundwater pumping charges at issue in this case; but (2) because the court of appeal did not address the City’s argument that the charges do not bear a fair or reasonable relationship to the payor’s burdens or on benefits from the United Water Conservation District’s conservation activities, as required by article XIII C, this case must be remanded for consideration of that question. View "City of San Buenaventura v. United Water Conservation District" on Justia Law

The claims brought by the City of Eagle Grove alleging two properties owned by Cahalan Investments, LLC were abandoned and in an advanced state if disrepair and praying for a transfer of ownership from Cahalan to the City under Iowa Code 657A.10A fit within the public-nuisance exception recognized in Lucas v. South Carolina Coastal Council, 505 U.S. 1003 (Iowa 1992), and did not result in a taking requiring compensation to Cahalan.The district court dismissed the City’s petitions seeking ownership of the properties at issue in this case, concluding that the transfer of ownership without just compensation to Cahalan would constitute an unconstitutional taking. The Supreme Court reversed, holding that transfer of title to the two properties under section 657A.10A would not constitute a taking under the circumstances presented in this case, and therefore, there was no constitutional requirement of just compensation. View "City of Eagle Grove, Iowa v. Cahalan Investments, LLC" on Justia Law

The Supreme Court affirmed the circuit court’s denial of Landowners’ request that the State pay reasonable attorney’s fees and expenses pursuant to S.D. Codified Laws 5-2-18 and the Uniform Relocation Assistance and Real Property Acquisition Policies Act (URA), 42 U.S.C. 4601-4655, after Landowners prevailed against the State on their claim of inverse condemnation. On appeal, Landowners argued that they were entitled to recovery of attorney’s fees and litigation expenses under section 5-2-18 because they prevailed on their inverse condemnation claim, asserting that the legislature intended to adopt by reference the URA when it enacted section 5-2-18. The Supreme Court held that the circuit court did not err in denying Landowners’ motion for attorney’s fees and expenses because, while section 5-2-18 incorporates by reference the provisions of the URA, its application is permissive rather than mandatory. View "Long v. State" on Justia Law

The Supreme Court affirmed the judgment of the circuit court in favor of Landowners on their inverse condemnation claim against the State seeking damages and a permanent injunction due to flooding on Landowners’ properties. The court held (1) the circuit court did not err in refusing to dismiss Landowners’ inverse condemnation claims based upon the doctrine of sovereign immunity; (2) the circuit court did not err in its determination that the State’s actions caused water to invade and damage Landowners’ properties in violation of S.D. Const. art. VI, 13; (3) the State was not entitled to filed a cross-claim against the City of Sioux Falls for contribution under the Joint Tortfeasor Act; and (4) the State did not acquire a drainage easement over Landowners’ real estate. View "Long v. State" on Justia Law

The Supreme Court rejected a challenge to the constitutionality of the Confederated Salish and Kootenai Water Compact, holding that Mont. Const. art. II, section 18 did not require the Montana Legislature to approve the Compact or its administrative provisions.The Compact, negotiated between the Confederated Salish and Kootenai Tribes, provided a unified system for the administration of water rights and the resolution of disputes on the reservation. The Compact was approved by the Montana Legislature in 2015. The Flathead Board of Joint Control brought suit against the State seeking to invalidate the Compact. The district court ruled (1) the challenged section of the Compact did not contravene Article II, Section 18 because it did not enact any new immunities from suit; but (2) the challenged section of the administrative provision provided new immunity to the State and, therefore, was covered by Article II, Section 18, and because the provision did not pass by a two-thirds majority of each house, it is unconstitutional. The Supreme Court reversed in part, holding (1) none of the Compact’s provisions grant any state governmental agency new immunities from a potential lawsuit; and (2) the Legislature’s majority vote to approve and adopt the contract was consistent with subject provisions of the Montana Constitution. View "Flathead Joint Board of Control v. State" on Justia Law

The Supreme Court affirmed the tax court’s denial of relief to Ronald and Dee Johnson, who filed this action challenging the property taxes that Hennepin County assessed against their property. The tax court granted the County’s motion to dismiss the petition for tax years 2007 through 2012 because those claims were not filed in compliance with Minn. Stat. 278.01-.02 and dismissed the Johnson’s constitutional claims for lack of jurisdiction. The tax court then granted judgment in favor of the County on the Johnsons’ remaining claims challenging the assessment for the 2013 tax year. Thereafter, the tax court denied the Johnsons’ five post-trial motions. The Supreme Court affirmed, holding that the evidence in the record adequately supported each of the tax court’s decisions at issue. View "Johnson v. County of Hennepin" on Justia Law

Kenneth and Donna Johnson appealed a district court judgment recognizing a tribal judgment from the Coeur d’Alene Tribal Court (Tribal Court). The Johnsons owned land within the Coeur d’Alene Reservation (Reservation) on the banks of the St. Joe River and had a dock and pilings on the river. The Coeur d’Alene Tribe (Tribe) initiated an action in Tribal Court to enforce a tribal statute which required a permit for docks on the St. Joe River within the Reservation. The Johnsons did not appear and a default judgment was entered against them. The judgment imposed a civil penalty of $17,400 and declared that the Tribe was entitled to remove the dock and pilings. On January 2016, the Tribe filed a petition to have the Tribal Court judgment recognized in Idaho pursuant to the Enforcement of Foreign Judgments Act. I.C. sections 10-1301, et seq. The district court held the Tribal Judgment was valid and enforceable, entitled to full faith and credit. However, the Idaho Supreme Court determined the district court was incorrect in holding the Tribal Judgment was entitled to full faith and credit, and the civil penalty was not entitled to recognition in Idaho courts. However, the Idaho Supreme Court held the Tribal Court had jurisdiction over the Johnsons and the subject matter of this case; the Johnsons did not meet their burden of establishing the Tribal Court did not have jurisdiction, and the Johnsons were afforded due process in Tribal Court. In this case the judgment comprised two parts: (1) the civil penalty of $17,400; and (2) the declaration that the Tribe had the right to remove the offending encroachment. The civil penalty was not enforceable under principles of comity. However, the penal law rule does not prevent courts from recognizing declaratory judgments of foreign courts. Therefore, the Idaho Supreme Court vacated the district court’s judgment to the extent that it recognized the Tribal Court’s judgment imposing the civil penalty of $17,400. The Court affirmed the judgment recognizing the Tribal Court judgment regarding the Tribe’s right to remove the dock and pilings. View "Coeur d' Alene Tribe v. Johnson" on Justia Law

Freeman's company, RNR located eight mining claims on public lands of the Rogue River Siskiyou National Forest. In 2011, RNR filed a plan of operations with the U.S. Forest Service for commercial mining of ore that “contains commercially recoverable amounts of nickel, chromium[,] and iron” from two deposits over the course of 30 years. RNR proposed the construction of nearly eight miles of new roads, excavation of a pit for water storage, construction of two crossings over a creek, and creation of a processing facility on a 20-acre site, to be located on lands managed by the U.S. Department of the Interior’s Bureau of Land Management (BLM). Officials concluded that the BLM office had not received a complete plan of operation and requested a proposal for bulk sampling and construction of a pilot-prototype plant. Officials repeatedly asserted they would not process the pending plan without more specific information and a pilot-prototype. RNR did not respond to those requests, but sued, alleging a regulatory taking. The Federal Circuit affirmed the dismissal, of the suit finding the claim not ripe. The Forest Service has not reached a final decision and it is not clear compliance with its requests would be futile. View "Freeman v. United States" on Justia Law