Justia Real Estate & Property Law Opinion Summaries

This putative class action was filed by a group of property owners who paid certain impact fees imposed by the Washington County Water Conservancy District (District) within a specific time period. Plaintiffs challenged the legality of the impact fees, arguing that the fees were in violation of the Impact Fees Act and amounted to a taking under the state and federal constitutions. The district court granted partial summary judgment in favor of the District and then, pursuant to a stipulation of the parties, certified the case for an immediate appeal under Utah R. Civ. P. 54(b). The Supreme Court dismissed on jurisdictional grounds, holding (1) the case was not properly certified under Rule 54(b); and (2) the Court declines to exercise its discretion to grant interlocutory review. Remanded. View "Washington Townhomes, LLC v. Washington County Water Conservancy Dist." on Justia Law

The Court consolidated two cases in this opinion. Plaintiffs in both cases complained they were denied due process when the Board of County Commissioners of Elbert County (the Board) required them to rezone their properties before they could subdivide them. They argued that after the Board lost the documents reflecting the prior comprehensive zoning ordinance, it created new documents without following proper procedures for enacting an ordinance and covered up their misconduct. "Perhaps these allegations state a claim under Colorado law." After review, the Tenth Circuit Court of Appeals found that were not deprived of their right to due process under the United States Constitution. View "Onyx Properties v. Elbert Board of County Commissioners" on Justia Law

In February 2014, a jury found defendant Kenneth Davis guilty of two 2010 misdemeanors, diverting the natural course of a stream and petty theft (of water). It also found him guilty of a trespass injuring wood or timber in 2010 in another case (which was consolidated solely for purposes of trial) that involved a road he had bulldozed across neighboring property to his own. The court placed him on a three-year period of informal probation, conditioned on a 90-day jail term. Defendant appealed his conviction of petty theft of water, arguing there could not be a theft in this case as a matter of law because the natural stream at issue was nuisance groundwater that the owner was diverting from its property, and the State of California had only a regulatory interest in use of these public waters that otherwise were not personalty that can be the subject of a larceny. The Court of Appeal agreed that there could not be a simple larceny of uncaptured flowing water. The Court reversed and remanded for dismissal of that count. View "California v. Davis" on Justia Law

The Department of Transportation petitioned to acquire property owned by Amerco Real Estate Co. and occupied by U-Haul Co. by eminent domain, asserting that the property in question was necessary for a highway expansion project. U-Haul opposed the petition, asserting that the Department lacked authority to condemn its land on grounds that the statutory perquisites for acquiring land in the manner the Department used, were not met. The district court declined to dismiss the petition and instead granted the Department's motion for immediate possession. The Supreme Court reversed, finding that the transportation commission's enabling legislation, to the extent that it purported to delegate to the Department the choice of particular properties to be taken for highway projects and the manner of their taking, was an unlawful delegation of the commission's statutorily imposed obligation. The case was remanded back to the district court for dismissal of the Department's original petition. View "Colorado Dept. of Transportation v. Amerco Real Estate" on Justia Law

Jimmy Johnson fled from police after being stopped for having an expired vehicle license. Armed, Johnson went to a Carolina Convenience Store in Spartanburg, where he took Saroj Patel hostage. The City's police department negotiated with Johnson in an effort to encourage Johnson to surrender. After the negotiations were unsuccessful, the police department cut off the power to the store and sent tear gas and pepper spray into the building's ventilation system in another attempt to induce surrender. After a twelve-hour standoff, the police decided to breach the building with a bulldozer, which resulted in severe physical damage to the property. Given the condition of the store, the City asked Carolina Convenience to tear it down for code violations. After Carolina Convenience refused, the City demolished the building. Carolina Convenience then brought claims for inverse condemnation and negligence against the City for damages to the store. The circuit court granted the City's summary judgment motion as to the inverse condemnation claim, but denied it as to the negligence claim. The jury returned a verdict in the City's favor as to the negligence claim. The store appealed only the inverse condemnation ruling, but the court of appeals affirmed, finding the circuit court properly granted summary judgment as to the inverse condemnation claim. Finding that the Court of Appeals erred in its analysis of the takings claim, the South Carolina Supreme Court simply held that damage to the property during the police department’s hostage rescue effort did not constitute a taking as contemplated by the State Constitution. The Supreme Court affirmed the Court of Appeals’ decision as modified. View "Carolina Convenience Stores v. City of Spartanburg" on Justia Law

Two churches (the Churches) located in the City of Saint Paul were subject to a right-of-way assessment (ROW assessment) that the City assessed to nearly every owner of real property within the city limits to pay for public right-of-way maintenance services. The Churches appealed their 2011 ROW assessment, arguing that the charge was a tax and was not imposed uniformly upon the same class of property and that the assessed amount improperly exceeded the special benefit to the Churches’ properties. The district court upheld the assessments after applying a reasonableness test, concluding that the ROW was not a tax imposed under the City’s taxing power but was a fee imposed under the City’s police power and, therefore, was not subject to constitutional restrictions on taxation. The court of appeals affirmed. The Supreme Court reversed, holding (1) the ROW assessment was imposed as an exercise of the City’s taxing power rather than its police power; and (2) summary judgment was inappropriate because a genuine issue of material fact existed regarding the extent of special benefits to the Churches’ properties attributable to the right-of-way services. View "First Baptist Church of St. Paul v. City of St. Paul" on Justia Law

For 60 years, a butcher shop operated on property in Black Earth that is zoned for commercial use, as a legal nonconforming use. In 2001, BEM purchased the property. After 2009, the volume and frequency of slaughter increased. By 2011, neighbors were complaining about increased traffic, trucks blocking the road, livestock noise, foul odors, improper storage of animal parts, and the presence of offal, blood, and animal waste in the streets. Steers escaped from the facility three times and had to be shot dead on Village streets. In 2013, the Village held several public meetings, and, because citations had no effect on BEM’s behavior, ordered BEM to propose an acceptable plan for relocating its slaughter activities. BEM did not relocate. After several delays, the Village threatened litigation. As a result of that threat, the USDA refused to guarantee a bank loan to BEM. BEM lost its financing, closed, and sued the Village and board members. The Seventh Circuit affirmed summary judgment for the defendants. Even if the threat of litigation could, itself, constitute a due process violation and were a sufficiently direct cause of BEM’s alleged deprivations, there is no evidence that the process accorded to BEM was inadequate. Procedural due process generally requires only “notice and an opportunity to be heard.” View "Black Earth Meat Mkt., LLC v. Village of Black Earth" on Justia Law

This dispute concerned a 1.66-acre strip of Defendants’ land that the City of Perris condemned in order to build a road. The City offered to pay Defendants the agricultural value of the strip, relying on City of Porterville v. Young. The trial court agreed with the City, concluding that Porterville applied in this case and that Defendants were entitled to a stipulated agricultural value of $44,000 for the taking. In so deciding, the trial judge concluded that the City’s dedication requirement was lawful under Nollan v. California Coastal Commission and Dolan v. City of Tigard. The Court of Appeal remanded the case to revisit the legality of the dedication requirement, concluding that the lawfulness of the dedication and requirement under Nollan and Dolan should have been decided by a jury, not a judge. The Supreme Court reversed, holding (1) the constitutionality of a dedication requirement under Nollan and Dolan is a question for a court, rather than a jury; and (2) the project effect rule generally applies, and the Porterville doctrine does not apply, to situations when it is probable at the time a dedication requirement is put in place that the property designated for public use will be included in the project for which the condemnation is sought. Remanded. View "City of Perris v. Stamper" on Justia Law

When Plaintiff observed that a company named 110, Inc. was operating a substance abuse treatment facility next door to his residence, he argued that the Town of Wenham’s unilateral, non-public approval of 110, Inc.’s use was unlawful. Plaintiff filed a complaint in state court, alleging four causes of action. The Town removed the case to federal court. The district court subsequently granted the Town’s motion to dismiss some of Plaintiff’s claims. The court concluded that the complaint failed to state a claim under 42 U.S.C. 1983 for the deprivation of property without due process and that Plaintiff’s declaratory judgment claim had been rendered moot. The First Circuit (1) affirmed the dismissal of Plaintiff’s federal claim, holding that Plaintiff was not deprived of any constitutionally protected property interest without due process of law; (2) vacated the district court’s determination that one state law claim was moot; and (3) otherwise affirmed the remand of the remaining state law claim to state court. View "Miller v. Town of Wenham, Mass." on Justia Law

In 2006, the Zoretics rented a Castilian Court condominium. Their landlord stopped paying condominium assessments and lost possession to Castilian in 2008. Castilian obtained an eviction order. The Cook County Sheriff evicted the family in January 2009. Later that day, Castilian’s agent allowed them to reenter the unit, agreeing they would sign a new lease. Zoretic never signed the lease or paid rent. After receiving no response to two letters, Castilian’s lawyers obtained a new date stamp (April 2009) from the Clerk on the September 2008 order and placed the order with the Sheriff. On June 5, deputies knocked, announced their presence, got no answer, opened the door, and entered the unit with guns drawn. They found Zoretic, put down their weapons, conducted a protective sweep, and escorted Zoretic out of the unit. Days later, Zoretic sued and was awarded possession until Castilian obtained a lawful eviction order. The family returned, continued not paying rent, and were evicted in March 2012. Zoretic sued under 42 U.S.C. 1983. The court granted the defendants summary judgment. The Seventh Circuit reversed as to Fourth Amendment claims against the deputies, but affirmed as to claims of intentional infliction of emotional distress against the owners. Zoretic failed to create a material factual dispute about whether the owners were extreme and outrageous in pursuing eviction. View "Zoretic v. Darge" on Justia Law