Justia Real Estate & Property Law Opinion Summaries

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

Appellants filed an inverse condemnation complaint against Washoe County alleging that the County approved subdivision maps, directed the flow of water, and accepted street dedications during the building process of two upstream developments that increased the flow of water to Whites Creek and caused flooding to Appellants’ property. The district court granted summary judgment in favor of Washoe County, concluding that the County’s approval of subdivision maps and acceptance of dedications did not constitute substantial involvement sufficient to support a claim for inverse condemnation. The Supreme Court reversed, holding that genuine issues of material fact existed as to whether the County’s action constituted substantial involvement in the drainage system sufficient to support a claim for inverse condemnation. View "Fritz v. Washoe County" on Justia Law

The Town of Mosses and its chief of police Jimmy Harris, separately petitioned the Alabama Supreme Court for a writ of mandamus directing the Lowndes Circuit Court to enter a summary judgment in their favor on certain claims asserted against them by Geraldine Grant Bryson. The Court consolidated their petitions for the purpose of writing one opinion. At the time of the events giving rise to this action, Bryson operated an entertainment venue known as "The Spot." Bryson described "The Spot" as a "community center for all activities." Bryson requested that the Town grant her a liquor license, but the Town's council denied her request. In 2010, Bryson rented "The Spot" to a deejay, who planned to host a "beer bash" on its premises. Approximately 200 people turned out for the event even though the entertainment portion of the event was ultimately canceled by the deejay. Although Bryson, who was at "The Spot" on the night of the event, testified that she did not see anyone consuming alcoholic beverages at the event, she acknowledged that the deejay hosting the event had brought alcohol that he planned to "give ... away [to] the community for showing support for the center." The mayor saw one of the deejay's flyers promoting the event. The mayor, in turn, notified Harris. Harris saw one of the flyers, organized a task force of officers from multiple law-enforcement agencies, and entered "The Spot," observing alcohol being consumed. Bryson was ultimately arrested for selling alcohol without a license. The charges against Bryson were later dismissed because the Town was unable to produce a witness who could testify to paying an admission to "The Spot" and drinking alcohol on the premises. Bryson sued the Town and Harris asserting claims of malicious prosecution, false arrest, false imprisonment, harassment, intentional infliction of emotional distress, libel, and slander. When the trial court denied the Town and Harris' motions to dismiss, they sought mandamus relief. The Alabama Supreme Court directed the trial court to vacate its order denying Harris's summary-judgment motion as to the false-arrest, false-imprisonment, and malicious-prosecution claims and to enter a summary-judgment for Harris on those grounds. To the extent Harris sought mandamus review of intentional infliction of emotional distress, harassment, libel, and slander, the petition was denied. The trial court was further directed to vacate its order denying the Town's summary-judgment motion and to enter a summary judgment for the Town as to each claim asserted against it. View "Ex parte Town of Mosses." on Justia Law

Plaintiff-landowner Donald Gould appealed three superior court rulings pertaining to the Town of Monkton’s new zoning regulations. Landowner alleged that the new zoning regulations under a "UPD" or "Unified Planning Document" interfered with his long-held development plans and reduced the potential economic return on his property in Monkton. On appeal of the superior court's rulings, plaintiff argued that the trial court erred by finding: (1) that it had no jurisdiction to hear a declaratory judgment action seeking to invalidate the new zoning regulations; (2) that landowner had no due process interest in the process by which zoning regulations were adopted; and (3) that landowner had no due process property interest in the application of the previous zoning regulations. Finding no reversible error, the Vermont Supreme Court affirmed. View "Gould v. Town of Monkton" on Justia Law

Appellant filed an action under 42 U.S.C. 1983 against Scott County and Credit River Township, claiming that the County took his property without just compensation by placing conditions on the approval of his plat application. The County moved for summary judgment, arguing that the district court did not have subject-matter jurisdiction because Appellant’s exclusive avenue for review of the County’s decision was to seek a writ of certiorari from the court of appeals. The district court determined that it had jurisdiction over the action. The court of appeals reversed, concluding that the County’s plat approval subject to conditions was a quasi-judicial action, which was reviewable only by certiorari appeal within sixty days. The Supreme Court reversed, holding that the district court had jurisdiction over Appellant’s section 1983 action. View "Zweber v. Credit River Township" on Justia Law