Justia Real Estate & Property Law Opinion Summaries

In this case, the Supreme Court of Nevada was tasked with determining whether a government entity, in this case Clark County, qualifies as a "person" under Nevada's anti-SLAPP (Strategic Lawsuit Against Public Participation) statute. This arose from a dispute where a property owner, 6635 W Oquendo LLC, claimed Clark County lacked the authority to impose civil penalties and to record liens against its property. Clark County, in response, filed an anti-SLAPP motion arguing that the actions forming the basis of Oquendo's claims were protected speech under the anti-SLAPP statute. The district court ruled in favor of Oquendo, stating that Clark County was not a "person" for the purposes of the anti-SLAPP statute.The Supreme Court of Nevada affirmed this decision, concluding that a government entity is not a "person" under the anti-SLAPP statute. The court rejected Clark County's arguments, stating that the statutory definition of "person" in Nevada law does not include a government, governmental agency or political subdivision of a government. The court also clarified that an earlier decision, John v. Douglas County School District, did not establish that a governmental entity is a "person" for the purpose of anti-SLAPP protections. The court concluded that Clark County was not entitled to file an anti-SLAPP motion, affirming the lower court's decision. View "Clark County v. 6635 W Oquenda LLC" on Justia Law

The United States Court of Appeals for the Ninth Circuit affirmed the district court’s summary judgment for the Orange County Transportation Authority (OCTA) in a case brought by two utilities, Southern California Edison Company and Southern California Gas Company. The utilities claimed they were entitled to compensation under the Takings Clause or under state law for having to relocate their equipment from public streets to allow for the construction of a streetcar line.The court held that the utilities did not have a property interest under California law in maintaining their facilities at their specific locations in the face of OCTA’s efforts to construct a streetcar line. The California Supreme Court recognized in a previous case that a public utility accepts franchise rights in public streets subject to an implied obligation to relocate its facilities therein at its own expense when necessary to make way for a proper governmental use of the streets.The court rejected the utilities’ argument that constructing rail lines is per se a proprietary activity, not a governmental one. California common law has traditionally required utilities to bear relocation costs when governments construct subways, and there is no reason why above-ground rail lines should be treated differently.Finally, the court rejected the utilities’ supplemental state-law claim that California Public Utilities Code section 40162 places the costs of relocation on OCTA. That provision says nothing about imposing the costs of relocation on OCTA. Thus, section 40162 does not apply to OCTA’s project. View "SOUTHERN CALIFORNIA EDISON COMPANY V. ORANGE COUNTY TRANSPORTATION AUTHORITY" on Justia Law

In this case, the Vermont Supreme Court affirmed a lower court's decision that the defendants, R.L. Vallee, Inc., and Crystal Clear Hospitality, LLC (CCH), accepted and used payments issued by the Vermont Agency of Transportation (the Agency) in connection with a condemnation order and are therefore barred from contesting the necessity of the taking or the public purpose of the Agency’s highway project under 19 V.S.A. § 506(c).The Agency sought to acquire certain property rights for a highway project. After a judgment of condemnation was issued, the Agency tendered payments to the defendants. The defendants deposited these payments into their respective accounts but maintained that they had not "used" the funds. They appealed the judgment, intending to challenge the necessity and public purpose of the project.The court held that depositing a check constitutes both "acceptance" and "use" of a payment under 19 V.S.A. § 506(c). It rejected the defendants' argument that they had not used the "funds" because the issue was whether they used the Agency’s payments when they deposited its checks into their accounts. The court also rejected the defendants' argument that the Agency was required to show that they knowingly, intelligently, and voluntarily waived their rights under § 506(c), noting that defendants are charged with knowledge of the law and were represented by counsel. Finally, the court did not address the defendants' argument that § 506(c) is unconstitutional, as the defendants failed to assign error to the lower court's decision not to address that argument. View "Agency of Transportation v. Timberlake Associates, LLC" on Justia Law

This case involves the Temple of 1001 Buddhas and others, who own a property in Fremont, California. They appealed against the City of Fremont's decision to uphold nuisance orders relating to their property based on alleged violations of the local building code. The plaintiffs argued that the appeals process used by the City of Fremont was preempted by section 1.8.8 of the California Building Code, which requires appeals to be heard by an independent agency or board, or the city's governing body. They also raised issues about the fairness of their administrative appeal hearing.The Court of Appeal of the State of California, First Appellate District, Division Four concluded that the City of Fremont's appeals process did conflict with the state law in relation to enforcement determinations based on violations of Fremont’s Building Standards Code. However, it rejected the plaintiffs' claims about procedural unfairness and zoning violations.The court reversed part of the judgment and directed the trial court to issue appropriate mandamus relief. This included compelling Fremont to establish an appeals board or authorized agency to hear appeals, or provide for an appeal to its governing body as required by section 1.8.8 of the Building Code. Furthermore, Fremont was compelled to set aside the administrative hearing decision sustaining the nuisance determinations in NOA 3 that are premised on violations of the Fremont Building Standards Code and to provide for an appeal for those nuisance determinations. View "Temple of 1001 Buddhas v. City of Fremont" on Justia Law

The case involves a dispute over rights-of-way on federal land in Utah. Kane County and the State of Utah (collectively, "Kane County") have filed multiple lawsuits seeking to establish title to hundreds of these roads under an old statute known as Revised Statute (R.S.) 2477. The Southern Utah Wilderness Alliance and several other environmental groups (collectively, "SUWA") have sought to intervene in these lawsuits to oppose Kane County's claims and to argue for a narrow interpretation of any rights-of-way that are recognized.In this appeal, the Tenth Circuit Court of Appeals determined that the district court incorrectly denied SUWA's motion to intervene on the issue of "scope," which concerns the use and width of any recognized rights-of-way. The court held that SUWA's interests in this issue were not adequately represented by the United States, which also opposed Kane County's claims but had broader responsibilities and interests to balance. However, the court affirmed the district court's denial of SUWA's motion to intervene on the issue of "title" (i.e., whether Kane County has a valid claim to the roads under R.S. 2477), because SUWA's interests on this issue were adequately represented by the United States. The case was sent back to the lower court for further proceedings consistent with the appeals court's decision. View "Kane County v. United States" on Justia Law

In a dispute between plaintiffs Jason Riddick, Elizabeth Riddick, and Renee Sperling, and the City of Malibu in the Court of Appeal of the State of California Second Appellate District, the court affirmed the lower court's decision. The plaintiffs sought to construct an accessory dwelling unit (ADU) attached to their existing single-family residence and applied for a permit. However, the City of Malibu denied the application, asserting that a coastal development permit (CDP) was required. The plaintiffs argued that their project was exempt from the CDP requirement under a local ordinance. The Superior Court agreed with the plaintiffs and ordered the City to process the proposed ADU as exempt from the CDP requirements. The City appealed this decision.The appellate court affirmed the lower court's decision, finding that the local ordinance did indeed exempt improvements directly attached to existing single-family residences, including ADUs, from the CDP requirement. Moreover, the court decided that the City's interpretation of the ordinance was not entitled to deference and rejected the City's contention that the ordinance language was internally inconsistent or at odds with other provisions of the statutory scheme. In a cross-appeal, the plaintiffs contended that they were entitled to a permit within 60 days of their completed application, but the court held that this issue was not properly before it on the cross-appeal because it arose from matters occurring after the final ruling. Their cross-appeal was therefore limited to the judgment, which the court affirmed in its entirety. View "Riddick v. City of Malibu" on Justia Law

The Court of Appeal of California, Fourth Appellate District, Division One, addressed an appeal from Hilltop Group, Inc., and ADJ Holdings, LLC (Hilltop Group), regarding a dispute with the County of San Diego (County), over the proposed North County Environmental Resources Project (NCER Project), a recycling facility. The Hilltop Group applied to develop the NCER Project on a parcel of land that was designated for industrial use by the County as part of its General Plan Update (GPU) in 2011. However, the project faced significant opposition from community members, homeowners associations, and the nearby City of Escondido due to concerns over potential environmental impacts.The County staff initially required Hilltop Group to conduct environmental studies. Based on these studies, the County concluded that the NCER Project qualified for a California Environmental Quality Act (CEQA) exemption under section 21083.3, meaning that no further environmental review would be needed. However, this decision was appealed to the Board of Supervisors, who voted to grant the appeals and require further environmental review. The Hilltop Group challenged this decision in court, arguing that the NCER Project did not have any significant and peculiar environmental effects that were not already evaluated by the program Environmental Impact Report (EIR) for the GPU.The Court of Appeals ruled in favor of Hilltop Group, finding that the Board of Supervisors did not proceed in a manner required by law when they denied the exemption and failed to limit further environmental review to those effects enumerated in Guidelines section 15183, subdivision (b)(1) through (4). The court concluded that the Board of Supervisors' findings of peculiar environmental effects in the areas of aesthetics, noise, traffic, air quality, and GHG emissions were not supported by substantial evidence in the record. Therefore, the court held that the Board of Supervisors' decision denying the CEQA exemption and requiring the preparation of an EIR constituted a prejudicial abuse of discretion. The court reversed the trial court's judgment and directed it to enter a new judgment granting the petition and issuing a peremptory writ of mandate directing the County to set aside its decision granting the administrative appeals and requiring the preparation of an EIR. View "Hilltop Group, Inc. v. County of San Diego" on Justia Law

This case involves two consolidated appeals related to Sanitary and Improvement District No. 596 of Douglas County, Nebraska (SID 596) and THG Development, L.L.C. (THG), a real estate owner whose property adjoins but is outside of SID 596's boundaries. The first appeal is from a condemnation action in which SID 596 sought to condemn part of THG's property for public use and the second appeal is from a separate action in which SID 596 sought to levy a special assessment on THG's property, which is outside of SID 596's boundaries, alleging that the property received special benefits from improvements made by SID 596.On the first appeal, the Nebraska Supreme Court affirmed the lower court's judgment, finding no merit in THG's claims that the lower court erred in allowing the mention of "special benefits" and in permitting certain expert testimony. The Supreme Court also found no merit in the claim that the trial court erred in denying THG's motion for a new trial based on alleged improper conduct by SID 596's counsel during closing argument.In the second appeal, the Nebraska Supreme Court affirmed the lower court's judgment granting THG's motion for summary judgment and dismissing SID 596's complaint. The court interpreted the relevant statute, § 31-752, as not authorizing an SID to levy a special assessment on property located outside of the SID's boundaries. As such, the court concluded that SID 596's complaint seeking to levy a special assessment on THG's property was without merit. The court also found no merit in THG's cross-appeal arguing that the lower court erred in denying its motion for attorney fees. View "SID No. 596 v. THG Development" on Justia Law

Thomas Rhone, a property owner in Texas City, Texas, had his apartments declared a nuisance by a Municipal Court of Record. Rhone disputed this decision in state court, but the City moved the case to federal district court. There, Rhone's claims were dismissed on summary judgment. Rhone appealed the district court's decision, challenging the standard of review and its conclusions regarding his constitutional claims. The United States Court of Appeals for the Fifth Circuit ordered a limited remand for the district court to conduct an evidentiary hearing on the role of the City Attorney in finalizing the Municipal Court’s order of abatement.Rhone's property, three apartment buildings, passed a city inspection in 2013 without any issues regarding a lack of a certificate of occupancy being raised. However, following an inspection in 2020, Texas City informed Rhone that his buildings were substandard and that he would need a certificate of occupancy to operate them. Rhone argued that city officials interfered with his efforts to remedy the violations claimed by the City and imposed conditions that made it impossible for him to preserve the value of his property by repairing the apartment buildings to bring them into compliance with the Texas City Code instead of demolishing the structures.After the city filed an administrative action in its Municipal Court of Record, the court ordered the demolition of the apartment buildings, finding them to be "dilapidated, substandard, unfit for human habitation, a hazard to the public health, safety, and welfare," and a nuisance. Rhone appealed this order in the 122nd Judicial District Court of Galveston County, but the City removed the action to the United States District Court for the Southern District of Texas in Galveston under federal-question jurisdiction. The federal district court ultimately granted partial summary judgment in favor of Texas City.The Court of Appeals held that any of Rhone's claims that would only interfere with the demolition of the buildings on his property were moot due to the demolition of the buildings. However, the court also held that the demolition did not eliminate a potential takings claim. The court ordered a limited remand for the district court to conduct an evidentiary hearing on the role of the City Attorney in finalizing the Municipal Court’s order of abatement. The court also held that Rhone has not shown that an initial inspection by a city fire marshal and an issuance of a citation that has consequences on his use of the property violate federal law. View "Rhone v. City of Texas City" on Justia Law

The Missouri Supreme Court ruled in a case involving the St. Louis County Assessor ("Assessor") and a group of St. Louis County commercial property owners, referred to as "Taxpayers." The Taxpayers alleged that their properties were assessed at a higher percentage of fair market value (FMV) than other commercial properties in the county. This claim is known as a "ratio discrimination" claim. The Taxpayers appealed their assessments to the local board of equalization ("BOE") and the Missouri State Tax Commission ("STC"). In some of the appeals, the BOE and STC did not change the Assessor's original FMV and assessed value, while in others, they ordered reductions in the estimated FMV of the property, resulting in a lower assessed value and decreased tax liability.The STC found that the Taxpayers did not provide substantial and persuasive evidence of discrimination. The Taxpayers then filed a petition for judicial review, and the circuit court reversed the STC's decision and order and remanded the case for retrial. The Assessor appealed to the Missouri Supreme Court, which found that the STC's decision was authorized by law and supported by substantial evidence. The Court agreed with the STC that the Taxpayers did not provide persuasive evidence of discriminatory assessment. The Court held that the actual assessment level used to analyze a claim of discriminatory assessment and taxation is based on the assessed value that actually determines the tax liability. The Court also found that the STC did not abuse its discretion by denying certain discovery requests and quashing subpoenas for the deposition of the Assessor and several staff appraisers. The circuit court's judgment was vacated, and the STC's decision and order was reinstated. View "Crown Diversified Industries Corp. v. Zimmerman" on Justia Law