Justia Real Estate & Property Law Opinion Summaries

The Supreme Court affirmed the judgment of the circuit court upholding the decision of the White Township Board of Supervisors denying approval of the drainage project of Steven McLean and Matthew McLean, holding that the circuit court properly granted the Township summary judgment.After the Marshal County Drainage Board granted the McLeans a drainage permit they sought approval from the Township because their project could impact roads or rights-of-way in the Township. The Township denied the McLeans' drainage project. The circuit court upheld the Township's decision. The Supreme Court affirmed, holding (1) the circuit court erred in determining that the McLaens' appeal was untimely; (2) the circuit court properly determined that the Township can regulate the aspects of the McLaens' project that would impact Township roads and rights-of-way; (3) the McLeans' estoppel claim was without merit; and (4) the circuit court did not err in granting summary judgment upholding the Township's decision. View "McLaen v. White Township" on Justia Law

Mark McAllister appealed an amended judgment of condemnation that ultimately allowed the City of West Fargo to use its eminent domain power to acquire a right of way across his property. After review of the district court record, the North Dakota Supreme Court concluded the district court did not err in holding West Fargo was authorized to use quick-take eminent domain procedures for its sewage improvement project. Furthermore, the Court concluded the trial court did not abuse its discretion in granting West Fargo’s motion in limine to exclude testimony from trial that the taking impacted McAllister’s property’s conformance with the city’s setback requirements. View "City of West Fargo v. McAllister" on Justia Law

The Supreme Court affirmed the judgment of the superior court reversing a decision of the Town of Richmond Zoning Board of Review that denied Plaintiff's application for a special-use permit to construct a solar energy system, holding that there was no error.On appeal, Plaintiff argued that the zoning board's decision was clearly erroneous arbitrary and capricious, and contrary to the law and the evidence. The superior court issued a decision in favor of Plaintiff, concluding that the zoning board decision was affected by an error of law. The Supreme Court affirmed, holding that the trial court did not err in finding that the zoning board decision was affected by error of law. View "Freepoint Solar LLC v. Richmond Zoning Board of Review" on Justia Law

Delmarsh, LLC, a real-estate company, owned six lots in Bowers, Delaware. The lots had long been designated as wetlands on the State Wetlands Map. The Department of Natural Resources and Environmental Control (“DNREC”) removed a portion of the lots from the Wetlands Map in 2013 at Delmarsh’s request. In June 2019, Delmarsh requested that DNREC designate the remaining portion of the lots as non-wetlands. DNREC denied the request, and Delmarsh appealed to the Environmental Appeals Board (“the Board”). The Board affirmed DNREC’s denial. Delmarsh appealed to the Superior Court, arguing that refusal to reclassify the lands as non-wetlands, constituted a taking. The Superior Court affirmed the Board’s decision. The Delaware Supreme Court affirmed: At the time DNREC turned down Delmarsh’s request to de-designate the remainder of the lots as wetlands, the lots were zoned C/A: Conservation–Agriculture. Instead of focusing on the economic impact of the de-designation on the lots as zoned at the time of DNREC’s decision, Delmarsh relied exclusively on the economic impact on the lots as later rezoned to R-1—single-family residential housing. “By its own admission, the rezoning to residential occurred after the denial of its DNREC application. Delmarsh did not offer any argument or evidence that DNREC’s refusal to redesignate the lots caused them to lose any value while they were zoned as C/A. In the absence of such evidence, the Superior Court held correctly that no taking occurred.” View "Delmarsh, LLC v. Environmental Appeals Board of the State of Delaware" on Justia Law

The Supreme Court vacated the judgment of the circuit court reversing the decision of the Davison County Drainage Commission approving permits to install drain tile on Appellant's farmland, holding that the circuit court lacked jurisdiction to hear Kenneth Hostler's challenge to the commission's permitting decision.Hostler, Appellant's downstream neighbor, appeared on the commission's public hearing on Appellant's applications and objected to the permits. After the commission approved the permits Hostler appealed. The circuit court reversed, ruling that the commission abused its discretion in granting the permits. The Supreme Court vacated the circuit court's order, holding that the circuit court did not have authority under the Declaratory Judgment Act to consider Hostler's complaint challenging the commission's decision to grant Appellant's permitting request. View "Hostler v. Davison County Drainage Commission" on Justia Law

The Georgia Supreme Court granted certiorari in this case to decide whether E. Howard Carson acquired a vested right to develop property in a particular manner based upon alleged assurances made to him by Tom Brown, the Forsyth County Planning Director. Carson was the principal for Red Bull Holdings II, LLC, the property owner in this case. In 2016, Carson met with Brown and discussed Carson’s plans to purchase approximately 17 acres of land and develop that property into 42 separate 9,000- square-foot residential lots. In his role as Planning Director, Brown was allowed to interpret the zoning code; however, he could not unilaterally promise or authorize the issuance of a building permit. The record further showed that Carson knew prior to that meeting that the zoning code allowed for 9,000-square-foot lots. During the meeting, Carson showed Brown a hand-drawn document depicting Carson’s proposed subdivision layout, and asked Brown to confirm whether the current zoning code allowed for his proposed development. Brown made no representations as to future zoning code changes that might impact the property, nor did he guarantee that Carson would be able to build as he proposed. Carson purchased the property and spent money obtaining the various plans and appraisals necessary to begin development. Then, in August 2016, the Forsyth County Board of Commissioners “imposed a moratorium on the acceptance of applications for land disturbance permits” for 9,000 -square-foot residential lots. Based on the record before the Supreme Court, it concluded Carson did not acquire a vested right; therefore, the decision of the Court of Appeals holding to the contrary was reversed. The case was remanded with direction. View "Brown, et al. v. Carson, et al." on Justia Law

Brenda and Gene Sauvageau petitioned the North Dakota Supreme Court to exercise its original jurisdiction and issue a writ of supervision directing the district court to stop the Cass County Joint Water Resource District from using quick take eminent domain to acquire their property. The Sauvageaus claimed the District was prohibited from using quick take eminent domain to acquire a permanent right of way easement over their entire property. The Supreme Court concluded the quick take process was not available because the District is taking more than a right of way in the Sauvageaus’ property. The Court granted the Sauvageaus’ petition, directed the district court to vacate its order denying the Sauvageaus’ motion to dismiss the District’s complaint and remanded for further proceedings. View "Sauvageau, et al. v. Bailey, et al." on Justia Law

Hudye Group LP (“Hudye”) appealed a district court judgment affirming the Ward County Board of Commissioners’ decision to deny Hudye’s applications for abatement or refund of taxes as untimely. Hudye filed applications for abatement or refund of taxes relating to 85 acres of property that had been divided into 92 parcels which were located in Ward County, North Dakota. Hudye argued the failure to consider abatement requests received by the City Assessor’s Office on the first business day following the November first deadline resulted in an unjust outcome. Finding no reversible error, the North Dakota Supreme Court affirmed. View "Hudye Group v. Ward Cty. Bd. of Commissioners" on Justia Law

The California Department of Transportation (“Caltrans”) coordinates and works with other government services before clearing homeless encampments. When Caltrans planned to clear high-risk encampments along the freeway, Plaintiff campers sought an injunction. The district court required Caltrans to give Plaintiffs six months to relocate and find housing before clearing the encampments.   The Ninth Circuit vacated the district court’s order finding "there is no serious question" that the ADA requires such a lengthy delay. The court also held that the district court abused its discretion when evaluating the harm the injunction caused to Caltrans and the attendant public safety concerns, and thus erred in balancing the equities.   Caltrans argued that clearing the encampments involves no ADA obligation because its properties are not open to the public. The ADA requires “only ‘reasonable modifications' that would not fundamentally alter the nature of the service provided.” Here, the court found that a six-month delay is a fundamental alteration of Caltrans’s programs, which provide for expedient clearing of level 1 encampments and include, when possible, 72 hours’ notice and coordination with local partners.   The court also held that the district court erred by incorrectly mitigating the hardships caused by the injunction. When evaluating the balance of equities, the district court noted that Plaintiffs’ potential injury was “exacerbated by the public health concerns of disbanding homeless encampments during the COVID-19 pandemic.” View "WHERE DO WE GO BERKELEY V. CALTRANS" on Justia Law

Appellants Darren Herrera and Paula Garcia purchased a home in the City of Espanola, New Mexico (the “City”). At the time Appellants purchased the home, the existing owner, Charlotte Miera, was not current on her water and sewer bill. Although the City initially provided water service to Appellants, it discontinued service in February 2017, and declined to recommence it until someone paid the water and sewer bill. In June 2020, Appellants filed suit under 42 U.S.C. 1983 and the New Mexico Tort Claims Act (“NMTCA”) based on the City’s refusal to provide them water service unless someone paid Miera’s bill. The City filed a Federal Rule of Civil Procedure 12(b)(6) motion, arguing the statute of limitations had elapsed before Appellants filed their action. Although Appellants conceded a three-year statute of limitations governed their section 1983 claims, and a two-year statute of limitations governed their NMTCA claim, they argued the limitations period had not expired on their claims because the City repeatedly denied their requests for water service between February 2017 and February 2020. They expressly relied on the continuing violation doctrine to extend the limitations period, and also argued facts consistent with the related repeated violations doctrine. The district court granted the City’s motion to dismiss. The Tenth Circuit affirmed in part, vacated in part and reversed in part. The Court agreed with the district court that Appellants’ action first accrued no later than March 2017. Further, although it held the continuing violation doctrine was available within the section 1983 context, the Court concurred with the district court that it did not save Appellants’ claims against the City or their NMTCA claim. The Court found Appellants’ claims premised on the City’s alleged policy of conditioning water service to new property owners on the payment of bills owed by prior property owners was not time-barred under the repeated violation doctrine and Hamer v. City of Trinidad, 924 F.3d 1093 (10th Cir. 2019). View "Herrera, et al. v. City of Espanola, et al." on Justia Law