Justia Real Estate & Property Law Opinion Summaries

The 1976 Magnuson–Stevens Act contemplated “[a] national program for the conservation and management of the fishery resources of the United States,” 16 U.S.C. 1801(a)(6), and established the United States 200-mile Exclusive Economic Zone (EEZ). A 2007 amendment established national criteria for quota-based fishing programs, (limited access privilege programs) and authorized the quota-based fishing permits and licenses at issue in this Fifth Amendment takings claim, in which fishing businesses challenged four different permitting, licensing, and endorsement requirementsThe Federal Circuit affirmed the dismissal of the suit for lack of a cognizable property interest in the fishing endorsements, licenses, and permits, separate from or appurtenant to their fishing vessels. Precedent establishes that fishing permits and licenses issued under the Act are revocable privileges, not compensable property interests. The Magnuson–Stevens Act refers to “congressional intent not to confer any right, title, or interest, and to preserve the government’s authority to revoke privileges enjoyed in” fishing licenses and permits. The National Marine Fisheries Service’s regulations did not create compensable property rights in permits or licenses. licenses; permits did not have the essential characteristics of compensable property—transferability and the right to exclude others. There is no inherent right in vessel ownership to fish within the EEZ. View "Fishermen's Finest, Inc. v. United States" on Justia Law

In 2010, the City of Irvine adopted a plan to guide development of the Irvine Business Complex (the IBC), which covered roughly 2800 acres in the City. It also prepared and approved a program environmental impact report (the 2010 PEIR) that studied the effects of the development plan under the California Environmental Quality Act (CEQA). Several years later, real party in interest and appellant Gemdale 2400 Barranca Holdings, LLC (Gemdale), submitted a plan to redevelop a 4.95-acre parcel in the IBC. The City determined all the environmental effects of the proposed project had been studied in the 2010 PEIR, and it found the project would have no further significant environmental effects. It approved the project over the objections of Hale Holdings, LLC, the managing member of plaintiff IBC Business Owners for Sensible Development (petitioner). Petitioner then filed a petition for writ of mandate. The trial court granted the writ and entered judgment in favor of petitioner. The City and Gemdale appealed, arguing the City correctly approved the project. The Court of Appeal disagreed with the contentions made on appeal: (1) there was insufficient evidence showing the project’s greenhouse gas emissions were within the scope of the 2010 PEIR; and (2) no exemption applied because the project involved unusual circumstances which could cause significant environmental effects. As such, the Court affirmed the judgment. View "IBC Business Owners for Sensible Development v. City of Irvine" on Justia Law

The Supreme Court vacated the decision of the court of appeals reversing the order of the district court granting summary judgment in favor of Wapello County in this property dispute, holding that the district court correctly concluded that the parties' agreement allowed the County to remove a group of vehicles on Landowners' property.Landowners were operating a vehicle repair and salvage business on residential property in Wapello County when the County notified Landowners of its' intent to clean up the alleged nuisance. The parties entered into a settlement agreement, under which Landowners agreed to allow the County to enter the property to remove any remaining "derelict vehicles" to the "satisfaction of the County" at the expiration of ninety days. At the conclusion of the ninety-day period, the County had the vehicles remaining on the property removed. Landowners brought this lawsuit, alleging breach of the agreement. The district court granted summary judgment for the County. The Supreme Court affirmed, holding (1) an objective standard applied to the County's determination of its satisfaction under the agreement; and (2) the removal of the vehicles did not breach that objective standard. View "McNeal v. Wapello County" on Justia Law

Suspecting that Troconis-Escovar was involved in the illegal drug business, the DEA searched his vehicle. Agents found $146,000 in cash, which they believed represented drug proceeds. DEA notified Troconis-Escovar that it intended to effect an administrative forfeiture of the funds (to declare them to be government property). Illegal drug proceeds are eligible for civil forfeiture under 21 U.S.C. 881(a)(6), subject to the procedural safeguards of the Civil Asset Forfeiture Reform Act, 18 U.S.C. 983. Troconis-Escovar’s attorney tried to contest the forfeiture, but filed the wrong form—a “petition for remission” rather than a “claim.” Only a claim may be used to challenge a proposed forfeiture. After the mistake was discovered, DEA gave Troconis-Escovar an extra 30 days to supplement his petition for remission. Troconis-Escovar did not do so and lost the money. He filed a Motion for the Return of Property under Federal Rule of Criminal Procedure 41(g).The district court dismissed his lawsuit, finding that it lacked jurisdiction. The Seventh Circuit affirmed. The dismissal was correct, but not because jurisdiction was lacking. Troconis-Escovar does not explain why he should be able to obtain relief outside section 983 when Congress expressly conditioned relief from civil forfeiture on circumstances that do not apply to him. He did not explain his argument about the untimeliness or sufficiency of the DEA’s notice. View "Troconis-Escovar v. United States" on Justia Law

Appellant Ventura29, LLC purchased property (the Property) in the City of San Buenaventura (City). Appellant filed a complaint against the City alleging that Appellant “is in the process of developing a multi-unit townhome project” on the Property. The first cause of action is for inverse condemnation. Appellant claims City’s modification of an approved grading plan for the Property “resulted in an unconstitutional taking for which [it] is entitled to just compensation.” The trial court entered a judgment of dismissal after the trial court had sustained a demurrer to Appellant’s second amended complaint (complaint). Appellant contends the complaint states causes of action for private nuisance, trespass, and negligence based on the City’s dumping of uncertified fill on the Property in 1977.   The Second Appellate District affirmed the judgment of dismissal. The court concluded that these causes of action are barred by the statute of limitations. The court reasoned that Appellant’s “action on the case” theory is based on its claim that the primary injury to its property was not caused by the dumping of the uncertified fill. Instead, it was caused by the consequences of the dumping. Therefore, Appellant argued, the statute of limitations on the causes of action began to run when the City Engineer made the modification. The “action on the case” theory is of no assistance to Appellant. The theory, in effect, restates the first cause of action for inverse condemnation. Appellant forfeited its right to object to the modification of the grading plan because it had complied with the modification without exhausting its administrative remedies. View "Ventura29 v. City of San Buenaventura" on Justia Law

Plaintiffs own a beach house in Dare County, North Carolina. In the early days of the COVID-19 pandemic, Dare County banned nonresident property owners from entering the county. As a result, Plaintiffs could not reach their beach house for forty-five days. In response, they sued Dare County, alleging that their property was taken without compensation in violation of the Fifth Amendment. After the district court found that the ban was not a Fifth Amendment taking and dismissed Plaintiffs’ suit for failure to state a claim, Plaintiffs appealed.   The Fourth Circuit affirmed. The court held that the ban did not physically appropriate Plaintiffs’ beach house. And though it restricted their ability to use the house, compensation is not required under the ad hoc balancing test that determines the constitutionality of most use restrictions. The court further explained that Dare County’s order is neither a physical appropriation, a use restriction that renders the property valueless, nor a taking under Penn Central. The effects of the order were temporary, Plaintiffs had a chance to occupy their property before it took effect, and while the order was operative they could still exercise significant ownership rights over their property. View "Joseph Blackburn, Jr. v. Dare County" on Justia Law

In 1993 the Village of Channahon approved the plat of a residential subdivision lying within the DuPage River Special Flood Hazard Area. The Village subsequently issued permits for the construction of houses in this subdivision, all of which experience flooded basements when the river is at high water. The current owners of these houses contend that the Village violated the Constitution either by granting the permits to build or by failing to construct dykes to keep water away.The Seventh Circuit affirmed the dismissal of their suit, noting the plaintiffs do not contend that the Village required them to build where they did or dig basements, or took any steps after the houses’ construction that made flooding worse. The Constitution establishes rights to be free of governmental interference but does not compel governmental intervention to assist persons. Even if the Village violated a local ordinance and a federal regulation, 44 C.F.R. §60.3(c)(7), by granting the applications without insisting that the houses be built higher, the Constitution does not entitle private parties to accurate enforcement of local, state, or federal law. The Village did not take anyone’s property, either by physical invasion or by regulation that prevented the land’s use. The river, which did invade their basements, is not a governmental body. Government-induced flooding of limited duration may be compensable but the -plaintiffs have not plausibly alleged that the water in their basements is “government-induced.” View "Billie v. Village of Channahon" on Justia Law

Defendant Department of General Services and real party Joint Committee on Rules of the California State Senate and Assembly (collectively DGS) prepared an environmental impact report (EIR) to determine the environmental effects of a project they proposed which would significantly affect the California State Capitol Building in Sacramento (Historic Capitol). DGS would demolish the State Capitol Building Annex attached to the Historic Capitol and replace it with a larger new annex building, construct an underground visitor center attached to the Historic Capitol’s west side, and construct an underground parking garage east of the new Annex. Plaintiffs Save Our Capitol! and Save the Capitol, Save the Trees filed petitions for writ of mandate contending the EIR did not comply with the California Environmental Quality Act (CEQA). The trial court denied the petitions. Plaintiffs appealed the judgment, arguing: (1) the EIR lacked a stable project description; (2) the EIR did not adequately analyze and mitigate the project’s impacts on cultural resources, biological resources, aesthetics, traffic, and utilities and service systems; (3) the EIR’s analysis of alternatives to the project was legally deficient; and (4) DGS violated CEQA by not recirculating the EIR a second time before certifying it. The Court of Appeal reversed in part, finding the EIR’s project description, analyses of historical resources and aesthetics, and analysis of alternatives did not comply with CEQA. Judgment was affirmed in all other respects. View "Save Our Capitol! v. Dept. of General Services" on Justia Law

A real estate development company PEM Entities LLC (PEM), asserts a North Carolina county violated the Federal Constitution and state law by imposing new rules for getting water and sewage services. The district court dismissed the complaint, concluding the company lacked standing to bring its takings and due process claims, its equal protection claim was too insubstantial to raise a federal question, and the court should not exercise jurisdiction over the state law claims once the federal claims were dismissed.   The Fourth Circuit affirmed. The court explained that without a constitutionally protected property interest, PEM’s takings and due process claims fail as a matter of law. Accordingly, the court affirmed the district court’s dismissal of PEM’s takings and due process claims because they fail to state a claim on which relief can be granted. Further, the court concluded the district court was right to dismiss PEM’s equal protection claim but should have done so for failure to state a claim rather than lack of jurisdiction. Thu, having concluded the district court correctly dismissed all of PEM’s federal claims, the court saw no abuse of discretion in the district court’s decision not to exercise supplemental jurisdiction over the state law claims. View "PEM Entities LLC v. County of Franklin" on Justia Law

The Supreme Court affirmed the judgment of the court of appeals concluding that use and development and alienation restrictions in a deed applied to both the surface and subsurface of the properties at issue in this case and that the village of Barnesville violated the restrictions when it transferred oil and gas rights to another entity without obtaining written permission from Ohio Public Works Commission (OPWC), holding that there was no error.The village received two grants to finance the purchase of two properties for conservation projects. The OPWC brought this action claiming that the village violated transfer and use restrictions in the deeds for the properties at issue by transferring oil and gas rights to another entity, which leased those rights to Gulfport Energy Corporation, without obtaining the OPWC's permission. The court of appeals granted judgment in favor of OPWC. The Supreme Court affirmed, holding that the court of appeals correctly determined that the village violated the use and development restrictions when it transferred oil and gas rights without OPWC's written consent. View "Ohio Public Works Commission v. Village of Barnesville" on Justia Law