Justia Real Estate & Property Law Opinion Summaries

The Supreme Court affirmed the decision of the district court granting summary judgment to the Montana Department of Transportation (MDT) and ruling that Kageco Orchards, LLC's requests for declaratory judgment relief and mandamus were correctly denied, holding that the district court did not err.Kageco filed suit against MDT alleging that the placement of certain mailboxes within MDT's right of way created a potential hazard and interfered with Kageco's lawful use of an approach from a highway to its property. Kageco sought a declaratory judgment and, alternatively, a writ of mandamus seeking to have the mailboxes removed and relocated. The district court granted judgment to MDT. The Supreme Court affirmed, holding that the district court (1) did not err in determining that Kageco did not have standing to pursue its claim for declaratory relief because there was no justiciable case or controversy; and (2) did not err in denying Kageco's request for a writ of mandamus because MDT's acts were discretionary as opposed to ministerial. View "Kageco v. Mont. Dep't of Transportation" on Justia Law

Plaintiff Manuel Hernandez appealed the judgment entered after the trial court granted summary judgment in favor of defendant City of Stockton (City) based on his failure to comply with the claims presentation requirement of the Government Claims Act. Plaintiff sued for damages arising out of an allegedly defective public sidewalk. Plaintiff filed a government claim with the City, alleging that it negligently maintained public property by failing to correct a dangerous condition along a sidewalk. Plaintiff claimed that he sustained severe injuries when he tripped and fell due to a “dangerous condition” on the City-owned “sidewalk surface” that he identified only as an “uplifted sidewalk.” After his government claim was rejected, plaintiff filed this personal injury action, complaining broadly that the “sidewalk surface” harbored a “dangerous condition” that created an unspecified hazard. He later disclosed during his deposition that he tripped and fell when he stepped into a hole, specifically a tree well with no tree in it. When specifically asked whether it was “fair to say that [his] fall was not caused by an uplifted sidewalk,” he responded: “Correct.” The Court of Appeal concurred with the trial court that this action was barred because the factual basis for recovery was not “fairly reflected” in plaintiff’s government claim. View "Hernandez v. City of Stockton" on Justia Law

The Supreme Court affirmed the judgment of the circuit court affirming the decision of the Deadwood Historic District Commission to deny a certificate of appropriateness sought by Harlan Kirwan to conduct renovations on a building he owned that was located in the Historic District, holding that there was no error.Kirwan, who owned a saloon located in the Historic District, applied for a certificate of appropriateness from the Commission after renovating the saloon's facade. The Commission denied the application and ordered Kirwan to remove the facade. Kirwan subsequently applied for a new certificate of appropriateness to cover the existing facade. The Commission denied the permit, and the circuit court affirmed. The Supreme Court affirmed, holding that there was no error in the underlying decision. View "Kirwan v. City Of Deadwood" on Justia Law

Venetian Condominiums Maintenance Corporation was a condominium project with 368 condominium units in the University Town Center area of San Diego. It was a nonprofit mutual benefit corporation governed by the California Nonprofit Mutual Benefit Corporation Law. Ali Ghorbanzadeh owned 18 units at the Venetian. He was elected to Venetian’s board of directors in 2008. In 2009, Ghorbanzadeh appointed his son Sean Gorban to the board. They controlled the three-member board continuously from 2009 through at least 2021. Guy Takiguchi was elected as the third director in 2015. From 2009 to 2021, the board repeatedly failed to hold annual elections, either due to the absence of a quorum or for other reasons. Ghorbanzadeh’s seat was up for re-election at the 2020 annual meeting, and there were two other candidates for the seat, including Nishime. The Ballot Box, Inc. contracted as the Venetian's inspector of elections, declaring there was no quorum for the meeting because Ballot Box had only received 166 ballots, and the quorum was 188. Nishime participated in the January 20, 2021 meeting remotely by computer and took multiple screenshots of the participants. Nishime was able to identify eight members who were present (representing 37 units). Had those units been counted with written ballots, there would have been a quorum of 203 present at the meeting. The eight participating members who represented units for which no ballot had been submitted included Ghorbanzadeh (representing 18 units), his son Sean Gorban (representing one unit), his other son Brian Gorban (representing three units), and an ally of Ghorbanzadeh’s who was also running for the director’s seat (representing one unit). An allegation asserted Ghorbanzadeh and his allies did not submit their ballots “in a deliberate and tactical effort to not reach quorum so they could remain in power another year or two.” Venetian submitted no evidence refuting this accusation. The Court of Appeal concluded the trial court properly ordered Venetian to hold a meeting for the purpose of counting the 166 written ballots cast for its January 20, 2021 annual member meeting and election. Substantial evidence supported the trial court’s finding that there was a quorum present for that meeting. By adjourning the meeting based on the purported absence of a quorum, Venetian failed to conduct the scheduled meeting or cover the noticed agenda items, which included counting the ballots and determining the results. View "Takiguchi v. Venetian Condominiums Maintenance Corp." on Justia Law

In passing the Water Infrastructure Improvements for the Nation Act (“WIIN Act”), Congress directed the U.S. Army Corps of Engineers to design a fish-passage structure for the New Savannah Bluff Lock and Dam. The Corps settled on a design that would lower the pool of water by about three feet. The State of South Carolina and several of its agencies responded by suing the Corps and various federal officials. Their complaint alleged that the Corps’ design violated the WIIN Act, the National Environmental Policy Act, the Administrative Procedure Act, state law, a previous settlement agreement, and certain easements. The district court held that the Corps’ plan didn’t “maintain the pool” since it would lower it from its height on the date of the Act’s enactment. Corps argued that this reading ignores the clause “for water supply and recreational activities” and that a lowered pool that still fulfills these functions would comply with the Act.   The Fourth Circuit vacated the district court’s judgment for Plaintiffs on their WIIN Act claim and the resulting permanent injunction against the Corps. The court left it to the district court to decide whether the Corps’ chosen design can maintain the pool’s then-extant water-supply and recreational purposes. The court explained that it agreed with the Corps that pinning the required pool height to the “arbitrary and unknowable-to-Congress date that the President signed the legislation” leads to “absurd results.” Plaintiffs suggest that the statute only obligates the Corps to maintain the pool at its “normal operating range.” But neither the statute nor the district court’s order makes clear this permissible “range.” View "State of South Carolina v. United States Army Corps of Engineers" on Justia Law

This appeal concerned whether Dr. Timothy Shrom and Debra Shrom were eligible under the Pennsylvania Storage Tank and Spill Prevention Act (Act) for payment from the Underground Storage Tank Indemnification Fund (Fund) for costs they incurred in remediating contamination caused by fuel releases from underground storage tanks (USTs or tanks) located on their property. The Fund concluded, and the Underground Storage Tank Indemnification Board (Board) ultimately agreed, that the Shroms were ineligible for such payment because the subject USTs were not registered with the Pennsylvania Department of Environmental Protection (DEP) as required by Section 503 of the Act and the registration fees were not paid at the time of the fuel releases that gave rise to the Shroms’ claim for remediation costs. The Commonwealth Court reversed the Board’s decision on appeal, concluding that: (1) the Shroms were eligible to receive payment from the Fund for remediation costs under the Act; (2) the Board’s holding relative to the timing of the payment of the Section 503 registration fees constituted an unlawful de facto regulation; and (3) contrary to the Board’s finding, payment of the Shroms’ claim did not appear to pose any imminent risk to the Fund’s solvency. Finding no error in the Commonwealth Court’s decision, the Pennsylvania Supreme Court affirmed. View "Shrom, et al v PA Underground Storage Tank" on Justia Law

In this lawsuit stemming from the Wisconsin Department of Transportation's (DOT's) closure of a driveway connecting DEKK Property Development, LLC's property to State Trunk Highway (STH) 50, the Supreme Court affirmed the decision of the court of appeals reversing the order of the circuit court granting DEKK motion for summary judgment, holding that summary judgment should be granted in DOT's favor.DEKK filed an action under Wis. Stat. 32.05(5) challenging DOT's right to remove DEKK's rights of access to STH 50. The circuit court granted summary judgment for DEKK, reasoning that DEKK had "some sort of right of access" to the driveway, entitling it to compensation from the closure. The court of appeals reversed and held for DOT on the merits. The Supreme Court affirmed, holding that DEKK was not permitted to recover damages for the driveway closure under section 32.05(5) because the access rights allegedly lost by DEKK were distinct from the taking described in DOT's jurisdictional offer. View "DEKK Property Development, LLC v. Wisconsin Dep't of Transportation" on Justia Law

Plaintiffs Clearview Realty Ventures, LLC, JHM HIX Keene, LLC, VIDHI Hospitality, LLC, NAKSH Hospitality, LLC, 298 Queen City Hotel, LLC, ANSHI Hospitality, LLC, 700 Elm, LLC, Bedford-Carnevale, LLC, and Carnevale Holdings, LLC, owned commercial real estate on which they operated hotels, some of which offered restaurant services along with banquet or function facilities. They contended that the COVID-19 pandemic was a “natural disaster” and that their buildings were “damaged” within the meaning of RSA 76:21, I. Plaintiffs sought relief from the New Hampshire municipalities involved: the Cities of Laconia, Keene, and Manchester, and the Town of Bedford. After denial of their applications, they appealed to the superior court in the applicable county. Observing that there were thirteen separate lawsuits pending in six counties, they then filed an assented-to motion for interlocutory transfer without ruling and motion to consolidate to allow the coordinated transfer of the common questions of law to the New Hampshire Supreme Court. In this interlocutory transfer without ruling, the Supreme Court was asked to determine: (1) whether, for purposes of RSA 76:21, the COVID-19 pandemic constituted a “natural disaster”; and (2) if so, whether the buildings owned by the plaintiffs were “damaged” by COVID-19 such that they were “not able to be used for [their] intended use” within the meaning of RSA 76:21, I. The Court answered the second question in the negative. View "Clearview Realty Ventures, LLC v. City of Laconia; et al." on Justia Law

The Supreme Court affirmed the judgment of the district court affirming the decision of the Board of County Commissioners of Albany County approving ConnectGen Albany County LLC's application for a Wind Energy Conversion System (WECS) permit to construct a wind farm on Albany County land, holding that Appellants were not entitled to relief.Specifically, the Supreme Court held (1) contrary to Appellants' argument on appeal, ConnectGen was not required to obtain a conditional use permit in addition to the WECS special use permit; (2) the Board's approval of the WECS special use permit was not arbitrary or capricious; and (3) Appellants failed to establish that the Board's approval of the WECS special use permit was a taking of private property in violation of Wyo. Const. art. 1, 32. View "Aanonsen v. Bd. of County Commissioners of Albany County" on Justia Law

In 2019, after Roosevelt Jones paid his annual rent more than thirty days late, the North Bolivar Consolidated School District, pursuant to a late penalty provision contained in the lease between the parties, assessed Jones a late fee for $11,028.60. Jones filed suit arguing, amongst other things, that the district should be estopped from enforcing the late payment penalty provision because it had a custom of accepting late rent payments without penalty. Jones argued he relied on the custom to his detriment when making his rent payment late. In August 2021, the school district moved for summary judgment, arguing that it could not be estopped by the unauthorized acts of its officials. The chancellor found that the district had failed to show the acts of its officials in accepting the late payments were not authorized. The school district sought interlocutory appeal of the denial of summary judgment, and was granted. The Mississippi Supreme Court concluded the school district was a trustee of sixteenth section school lands and, consequently, bore a statutory duty to collect all funds due from the sixteenth section properties that it leased. Any past failure by it to collect such funds was unauthorized as a matter of law and could not form the basis for estoppel. Therefore, the Supreme Court reversed the chancery court’s judgment and rendered judgment in favor of the school district. View "North Bolivar Consolidated School District v. Jones" on Justia Law