Justia Real Estate & Property Law Opinion Summaries

These proceedings involved a development project spearheaded by K. Hovnanian’s Four Seasons at Kent Island, LLC (Appellee). Appellee obtained all of the necessary permits and approvals from state and local agencies, except one. At issue in these proceedings was Appellee’s application for a State wetlands license. Appellee filed a complaint for declaratory and injunctive relief and for a writ of mandamus against the Board of Public Works seeking an order compelling the Board to vote promptly on Appellee’s long-outstanding application for the wetlands permit following delays resulting from a perceived appearance of impropriety. The circuit court granted the requested relief and ordered the Board to vote promptly on the application. The Court of Appeals vacated the judgment, holding that the circuit court’s order was improper for want of a prior final administrative decision and because mandamus was unavailable under the circumstances. View "Bd. of Pub. Works v. K. Hovnanian's Four Seasons at Kent Island, LLC" on Justia Law

Billings, Golden Valley, McKenzie, and Slope Counties in North Dakota, and the state, sued the United States under the Quiet Title Act, 28 U.S.C. 2409a, seeking to quiet title to alleged rights-of-way along section lines that run through lands owned by the federal government in the Dakota Prairie Grasslands and managed by the U.S. Forest Service. They alleged that in North Dakota, with a few exceptions, a public easement provides a right-of-way for public travel within 33 feet on either side of the section lines. The federal government does not recognize these rights-of-way. Nonprofit environmental organizations sought to intervene as defendants as of right under FRCP 24(a) or permissive intervention under Rule 24(b). They alleged that they possess important aesthetic, recreational, and environmental interests in preserving the Grasslands. The district court denied the motion to intervene as of right, finding that they failed to show injury in-fact or a recognized interest in the suit’s subject matter and that the United States adequately represented any legally protectable interest. The court also denied the alternative request for permissive intervention. The Eighth Circuit affirmed, finding that the groups did not overcome the presumption of adequate representation and noting that permissive intervention is “wholly discretionary.” View "North Dakota v. Badlands Conservation Alliance" on Justia Law

In 2012, the Iowa City Board of Review reclassified eighteen properties from commercial to residential for property tax purposes because the properties had recently been organized as multiple housing cooperatives. Two Iowa corporations organized the cooperatives under chapter 499A of the Iowa Code. The City of Iowa City appealed, arguing that the Board’s reclassification was improper because two natural persons, not two corporations, must organize multiple housing cooperatives under the Code. The City also argued that the organizers did not properly organize the cooperatives because each cooperative had more apartment units than members and section 499A.11 requires a one-to-one ratio. The district court granted summary judgment in favor of the Board and the intervening housing cooperatives. The Supreme Court affirmed, holding (1) two Iowa corporations may organize a multiple housing cooperative under chapter 499A; and (2) the Code does not require a one-apartment-unit-per-member ownership ratio for a multiple housing cooperative to be properly organized. View "City of Iowa City v. Iowa City Bd. of Review" on Justia Law

Dolphin Residential Cooperative, Inc. owned an apartment complex in Iowa City that consisted of twenty-two buildings comprising four hundred residential units. The Iowa City assessor classified the multiunit apartment buildings as commercial property for tax assessment purposes. Dolphin challenged this classification, arguing that because it was a multiple housing cooperative, organized under chapter 499A of the Iowa Code, the property should have been classified as residential property. The Iowa City Board of Review denied Dolphin’s request to reclassify the property, determining that because Dolphin was not properly organized under chapter 499A, Dolphin failed the organizational test for residential cooperatives adopted by the Supreme Court in Krupp Place 1 Coop, Inc. v. Board of Review. On appeal, the district court granted summary judgment in favor of Dolphin, concluding that Dolphin met the organizational test set forth in Krupp and ordering the Board to reclassify the subject property as residential property for tax assessment purposes. The Supreme Court reversed, holding that Dolphin was not properly established under section 499A.1(1), and therefore, the district court erred when it granted summary judgment to Dolphin and denied summary judgment to the Board. View "Dolphin Residential Coop., Inc. v. Iowa City Bd. of Review" on Justia Law

The City of Cincinnati owned several golf courses that were operated under a management contract by a private, for-profit contractor. Paul Macke, a private golf-course operator who owned taxable real property, challenged the ongoing exemption of the golf courses as public property used exclusively for a public purpose in complaints filed in 2009 and 2010. In each case, the tax commissioner granted the complaint and denied exemption. The City appealed. The Board of Tax Appeals (BTA) consolidated the cases and reversed the tax commissioner’s denial of exemptions. The tax commissioner appealed. The Supreme Court affirmed, holding that the BTA acted reasonably and lawfully by determining that the City did not forfeit its exemption under Ohio Rev. code 5709.08(A) when it hired a private management company to manage its golf courses. View "City of Cincinnati v. Testa" on Justia Law

Sunrise claimed that the federal government seized property from criminal defendant Charles Emor belonging to Sunrise. After SunRise was excluded from the criminal proceedings, SunRise filed a third-party forfeiture proceeding claiming ownership in the forfeited property and requesting a hearing to determine its interest. The district court granted the government's motion to dismiss SunRise's petition for lack of standing. The court concluded, however, that SunRise has Article III standing where it alleged that its property was taken by the government without due process; the district court improperly dismissed SunRise's claims based on an alter ego finding that the district court made at a hearing in which SunRise was not allowed to participate and SunRise has statutory standing under 21 U.S.C. 853(n)(2); and SunRise stated a valid claim of relief in order to obtain a hearing by alleging that the forfeited property at all times remained the property of SunRise. However, the court concluded that several of SunRise's claims fail as a matter of law and the district court need not consider them on remand. Accordingly, the court affirmed in part, reversed in part, and remanded. View "United States v. Emor" on Justia Law

In 2009, the Montana Department of Revenue (Department) began the process of reappraising Montana agricultural properties. In 2010, Petitioners filed a petition for declaratory judgment and writ of mandate seeking a declaration that the Department improperly assessed their agricultural property for tax uses. The district court granted the Department’s motion for summary judgment. The Supreme Court affirmed, holding (1) the district court correctly interpreted the plain language of section 15-7-111 and complied with the rules of statutory construction; and (2) the Department followed the rule-making mandate of section 15-7-111(2), the Department’s application of section 15-7-111 was not unlawful, and the Department is capable of implementing the district court’s interpretations of section 15-7-111. View "Lucas Ranch, Inc. v. Mont. Dep’t of Revenue" on Justia Law

In an interlocutory appeal, the City of Magee challenged the Simpson County Circuit Court’s denial of its motion for summary judgment against Connie Jones, arguing that Jones’s claim was barred by the discretionary-function provision of the Mississippi Tort Claims Act (MTCA). In 2007, raw sewage entered Connie Jones’s house through a shower drain and flooded several rooms of the house. In early 2008, Jones filed suit against the City and two unnamed defendants, claiming that Magee had negligently installed and maintained the sewage lines providing service to her home, causing the sewage overflow. Jones asserted that her family had suffered both property damage and physical illnesses as a result of Magee’s negligence. Magee moved for summary judgment, arguing that Jones' suit was barred by the MTCA's discretionary-function exception under Mississippi case law because her claim was based on acts of sewage-system maintenance. Upon review, the Supreme Court concluded the trial court erred in denying the City's motion. Accordingly, the Court vacated the trial court’s denial of Magee’s motion for summary judgment and remanded the case for further proceedings. View "City of Magee v. Jones" on Justia Law

Taxpayers Don and Mary Frankenberg made improvements to their home in 2001. The Garvin County Assessor did not increase the fair cash value of the property for the improvements until 2012 when she visually inspected the property and discovered the improvements. The Assessor notified the Taxpayers of a new assessed fair cash value, which was a substantial increase from the previous valuation in 1999. The Taxpayers protested the assessment, arguing that under Art. X, section 8B of the Oklahoma Constitution, the fair cash value of the property could not be increased more than 5% in any year. The district court granted summary judgment in favor of the Taxpayers, and the Assessor appealed. Upon review, the Supreme Court found the exception to the 5% cap for improvements to a property existed only for the year the improvements were made to the property and did not apply in the year when the Assessor first discovers the improvements. Accordingly, the Court affirmed. View "Frankenberg v. Strickland" on Justia Law

This appeal arose out of a decision by the Town of Middlebury Development Review Board (DRB) to approve appellee Jolley Associates, LLC's application for a Planned Unit Development (PUD) to add a car wash to an existing gas station and convenience store within the Town limits. Appellant MDY Taxes, Inc. operated an H&R Block tax franchise in property rented in a shopping center adjacent to the Jolley lot. Appellant Village Car Wash, Inc. operated a car wash located approximately one-quarter of a mile from the Jolley lot. Appellants did not participate in the DRB proceeding, but sought to challenge the approval of the PUD through an appeal to the Environmental Division of the Superior Court. The environmental court dismissed the appeal for lack of jurisdiction. The court concluded that appellants did not have standing, to appeal the DRB decision because they had not participated in the proceedings before the DRB as required by statute, and because they did not meet any of the exceptions to that statutory requirement. On appeal, appellants argued that a procedural defect prevented them from appearing before the DRB, and that it would be manifestly unjust if they are not afforded party status to appeal. Finding no reversible error, the Supreme Court affirmed. View "In re Appeal of MDY Taxes, Inc., & Village Car Wash, Inc." on Justia Law