Justia Real Estate & Property Law Opinion Summaries

Shortly after the City of Houston enacted a drainage-free ordinance, Houston Belt & Terminal Railway, BNSF Railway, and Union Pacific Railway (collectively, the Railroads) received notices of proposed charges for their properties in Houston. Daniel Krueger, the City’s Director of Public Works and Engineering, determined that the properties were “benefitted” and thus subject to drainage charges and determined that the Railroads should pay roughly $3 million based on their benefitted properties’ “impervious surface” area. The Railroads filed suit against the City and Krueger in his official capacity, alleging ultra vires claims against Krueger and seeking prospective injunctive relief. The trial court sustained the City’s plea to the jurisdiction as to the Railroads’ ultra vires claims based on governmental immunity. The court of appeals affirmed in part and reversed in part, concluding that the Railroads pleaded a viable ultra vires claim challenging Krueger’s determination that their properties were benefitted but that the railroads’ challenge to Krueger’s “impervious surface” determination did not fall within the ultra vires exception. The Supreme Court reversed in part, holding that the Railroads’ pleadings affirmatively alleged that Krueger acted “without legal authority” in both his “benefitted property” and “impervious surface” determinations, and thus the pleadings alleged viable ultra claims as to each. View "Houston Belt & Terminal Ry. Co. v. City of Houston" on Justia Law

Ranco Sand and Stone Corporation, the owner of two parcels of contiguous property in an area zoned for residential use, applied to rezone one parcel to heavy industrial use. The Town of Smithtown’s Planning Board, acting as the lead agency under State Environmental Quality Review Act (SEQRA), adopted a resolution issuing a positive declaration that rezoning the parcel may have a significant effect on the environment and required Ranco to prepare a draft environmental impact statement (DEIS). Ranco commenced this N.Y. C.P.L.R. 78 proceeding against the Town and the members of the Town Board, seeking to annul the positive declaration and requesting mandamus relief directing the Town to process the rezoning application without a DEIS. Supreme Court dismissed the petition, finding the matter not ripe for judicial review. The Appellate Division affirmed, concluding that the SEQRA positive declaration was the initial step in the decision-making process and did not give rise to a justiciable controversy. The Court of Appeals affirmed, holding that the Town’s SEQRA positive determination was not ripe for judicial review. View "Ranco Sand & Stone Corp. v. Vecchio" on Justia Law

In 2013, the Kanis and Denny Roads Suburban Water Improvement District No. 349 of Pulaski County (the District) reassessed Southwest Power Pool, Inc.’s (SPP) commercial facility, an improvement on its property that is connected to the City of Little Rock’s waterworks system, which resulted in an annual levy of $60,653. The District’s board of equalization confirmed the reassessment. SPP then filed a complaint in circuit court, arguing that the reassessment was wrong as a matter of law and of fact. The circuit court largely granted the District’s motion for summary judgment, and, following a bench trial on the issue of the sufficiency of the 2013 notice of reassessment, the circuit court granted final judgment in favor of the District. The Supreme Court reversed, holding that SPP’s facility cannot be assessed, and accordingly, the 2013 reassessment, and the subsequent reassessments, are invalid. View "Sw. Power Pool Inc. v. Kanis & Denny Roads Suburban Water Improvement Dist. No. 34" on Justia Law

Five separate lawsuits were consolidated for the purposes of this opinion. County administrators and registers of deeds in Allendale, Beaufort, Colleton, Hampton, and Jasper Counties (collectively, Respondents) filed suit against MERSCORP Holdings, Inc.; Mortgage Electronic Registrations Systems, Inc. (MERS); and numerous banking institutions (collectively, Petitioners). Respondents contended Petitioners engaged in a practice of fraudulent recordings that have disrupted the integrity of the public index Respondents were statutorily required to maintain. Petitioners moved to dismiss, arguing Respondents "lack contractual standing," the lawsuit was barred by section 30-9-30 of the South Carolina Code (2007), the parties could designate MERS as mortgagee, and the complaints failed to state a cognizable claim. The motion was denied, and Petitioners appealed. The Supreme Court found that Respondents failed to state a claim and therefore reversed the trial court's denial of Petitioners' motion to dismiss. View "Kubic v. MERSCORP" on Justia Law

FEB filed suit against the government seeking to quiet title to a spoil island off Key West, known as Wisteria Island. Wisteria Island was formed as a result of the Navy's dredging operations. In this case, it is undisputed that the state of Florida, F.E.B.’s predecessor in interest, had actual knowledge of the United States’ claim to the island in 1951. F.E.B.'s Quiet Title Act (QTA), 28 U.S.C. 2409a(g), claim expired in 1963, well before initiation of this suit. The court concluded that the Submerged Lands Act (SLA), 43 U.S.C. 1301-1315, does not rise to the level of the “clear and unequivocal” abandonment of the government’s interest in Wisteria Island necessary to reset the QTA statute of limitations. The court found F.E.B.'s arguments to the contrary unpersuasive. Therefore, the court found that the QTA's statute of limitations has run and affirmed the district court's dismissal based on lack of subject matter jurisdiction. View "F.E.B. Corp. v. United States" on Justia Law

Wasilla landowner, appellant Ray Pursche appealed the tax foreclosure against his property, arguing that the property was exempt from local property taxes because it was originally transferred to his predecessor by federal patent. He claimed that the federal patent made this property beyond state court jurisdiction. The Supreme Court affirmed the tax foreclosure, finding that after a patent issues, property disputes must generally be resolved in state court. Land once owned by the federal government was subject to local property taxes after it was conveyed to a private party. View "Pursche v. Matanuska-Susitna Borough" on Justia Law

John and Xong Chao Beeson owned and lived in the Palmer West Subdivision in the City of Palmer. Since they moved to the property in 1985, the Beesons have experienced several flooding incidents on their land, which they attributed to water backing up against Helen Drive, a two-lane road adjacent to their property originally built by Matanuska-Susitna Borough but controlled by the City since 2003. After the City installed a water line under Helen Drive and repaved the road surface in 2005, the flooding became more severe and caused serious damage to the Beesons’ home. The Beesons brought an inverse condemnation claim against the City, arguing that the City was liable for the damage to their property. After a three-day bench trial the superior court found that the City’s road reconstruction project was not a substantial cause of the flooding and therefore the City could not be liable in inverse condemnation. The superior court also granted attorney’s fees to the City. The Beesons appealed both rulings. After review, the Supreme Court affirmed the superior court’s decision with respect to the inverse condemnation claim and remanded for further proceedings regarding attorney’s fees. View "Beeson v. City of Palmer" on Justia Law

Great Smoky Mountains National Park, 500,000 acres of public lands in Tennessee and North Carolina. includes parts of the Appalachian Trail. The Park required backcountry visitors to obtain a permit. Some campsites also required reservations, which were managed through third-party software called Wilderness Trakker. Technical support for Wilderness Trakker was discontinued. Park staff convened a task force to investigate alternatives, including funding an online system through a new fee for permits and reservations. The Park developed a public-engagement plan, emphasizing expected improvements in trip planning, reservations, and customer service, and issued press releases and a proposal for circulation to stakeholders explaining the new fee. The proposal invited comments and advertised two open houses. The Park received 230 written comments; 69 persons attended the open houses. Analysis of the feedback noted general opposition to fees, concern about the use of an outside contractor to manage the reservation system, and differing views about the need for additional backcountry management. The Park implemented the new fee of four dollars per person, per night at backcountry campsites and shelters. SFW challenged the fee and moved to open discovery to supplement the administrative record. The Sixth Circuit affirmed denial of the motion and summary judgment in favor of the Park Service, rejecting challenges under the Federal Lands Recreation Enhancement Act, 16 U.S.C. 6801. View "So. Forest Watch, Inc. v. Jewell" on Justia Law

After the Cuyahoga County fiscal officer valued residential real estate owned by Landowner for tax year 2009, Landowner filed a complaint seeking a reduction. At a hearing before the Cuyahoga County Board of Revision (BOR) Landowner presented an appraisal report along with the testimony of the appraiser. The BOR rejected the appraisal and retained the valuation determined by the fiscal officer. Landowner appealed to the Board of Tax Appeals (BTA). When the BOR certified the record of the proceedings to the BTA, it failed to include the audio recording of the oral testimony before the BOR. The BTA adopted the appraiser’s valuation of the property after reviewing the record, incomplete as it was. The Supreme Court vacated the BTA’s decision, holding that the BTA committed plain error by adopting the appraisal valuation given the absence of potentially important evidence that ought to have been part of the record. Remanded for further proceedings with a view to performing an independent valuation of the property. View "Cannata v. Cuyahoga County Bd. of Revision" on Justia Law

The Alaska National Interest Lands Conservation Act (ANILCA) set aside 104 million acres of land in “conservation system units,” to include “any unit in Alaska of the National Park System, National Wildlife Refuge System, National Wild and Scenic Rivers Systems, National Trails System, National Wilderness Preservation System, or a National Forest Monument,” 16 U.S.C. 3102(4), plus 18 million acres of state, Native Corporation, and private land. Sturgeon was piloting his hovercraft over the Nation River in the Yukon-Charley Rivers National Preserve, a conservation system unit managed by the National Park Service. Alaska law permits the use of hovercraft. National Park Service regulations, adopted under 54 U.S.C. 100751(b), do not. Rangers told Sturgeon that hovercraft were prohibited. Sturgeon protested that Park Service regulations did not apply because the river was owned by the state. Sturgeon complied, then filed suit. The Ninth Circuit affirmed summary judgment in favor of the Park Service. ANILCA provides: “No lands ... conveyed to the State, to any Native Corporation, or to any private party shall be subject to the regulations applicable solely to public lands within such units.” Public land is generally land to which the U.S. holds title.. The Ninth Circuit reasoned that the hovercraft regulation applied to all federal-owned lands and waters administered by the Park Service nationwide, so it did not apply “solely” within the units. The Supreme Court unanimously rejected that reasoning and vacated. ANILCA carves out numerous Alaska-specific exceptions to the Park Service’s general authority over federally managed preservation areas, reflecting that Alaska is often the exception, not the rule. The Court did not determine whether the Nation River qualifies as “public land” under ANILCA or whether the Park Service has authority to regulate Sturgeon’s activities on the Nation River. View "Sturgeon v. Frost" on Justia Law