Justia Real Estate & Property Law Opinion Summaries

The Pennsylvania Environmental Defense Foundation (“PEDF”) challenged for the third time, the use of proceeds from oil and gas leasing on the Commonwealth’s forest and park lands as violative of Article I, Section 27 of the Pennsylvania Constitution, also known as the Environmental Rights Amendment. (“Section 27” or “ERA”). In previous trips before the Pennsylvania Supreme Court, PEDF challenged several 2009-2025 budgetary provisions enacted challenging the use of proceeds from oil and gas leasing on the Commonwealth’s forest and park lands as violative of Article I, Section 27 of the Pennsylvania Constitution, also known as the Environmental Rights Amendment. (“Section 27” or “ERA”). In the first two cases, PEDF challenged several 2009-2015 budgetary provisions enacted in the wake of dramatic increases in oil and gas revenue resulting from Marcellus Shale exploration in Pennsylvania. Applying trust principles, the Pennsylvania Supreme Court held that the budgetary provisions violated Section 27 by utilizing the oil and gas revenue for non-trust purposes via transfers to the General Fund. PEDF v. Commonwealth, 161 A.3d 911 (Pa. 2017) (“PEDF II”); PEDF v. Commonwealth, 255 A.3d 289 (Pa. 2021) (“PEDF V”). The underlying case here was one for a declaratory judgment, and named the Commonwealth and Governor as parties. Here, PEDF raised numerous constitutional challenges to provisions of the General Appropriations Act of 2017 and 2018, as well as the 2017 Fiscal Code amendments, all of which were enacted after the Supreme Court’s decision in PEDF II. After review , the Supreme Court affirmed the Commonwealth Court, whilst rejecting that court;s analysis derived from PEDF III. View "PA Enviro Defense Fdn, Aplt. v. Commonwealth" on Justia Law

The Supreme Court affirmed the decision of the South Dakota Public Utilities Commission (PUC) approving the application of Crowned Ridge Wind, LLC for a permit to construct a wind energy farm in northeast South Dakota, holding that the PUC acted within its discretion in this case.After a contested hearing, the PUC issued a written decision approving the permit. Two individuals who lived in rural areas near the project and had intervened to oppose Crowned Ridge's application sought review. The circuit court affirmed. The Supreme Court affirmed, holding (1) neither of the Intervenors' evidentiary claims were sustainable; and (2) even if the Intervenors' claims were preserved for appeal, the PUC acted within its discretion when it denied the Intervenors' challenges to certain testimony. View "Christenson v. Crowned Ridge Wind, LLC" on Justia Law

The Supreme Court affirmed the decision of the South Dakota Public Utilities Commission (PUC) approving the application of Crowned Ridge Wind II, LLC to construct a large wind energy farm in northeast South Dakota, holding that the PUC followed the applicable statutory directives in granting the construction permit and properly determined that Crowned Ridge satisfied its burden of proof under S.D. Codified Laws 49-41B-22.After a contested hearing, the PUC issued a written decision approving the permit. Two individuals who lived in rural areas near the project and had intervened to oppose Crowned Ridge's application sought review. The circuit court affirmed. The Supreme Court affirmed, holding (1) the PUC did not err when it determined that Crowned Ridge met its burden of proof to comply with all applicable laws and rules; and (2) the PUC's findings were not clearly erroneous as they related to crowned Ridge's burden under S.D. Codified Laws 49-41B-22(3). View "Christenson v. Crowned Ridge Wind, LLC" on Justia Law

In this action challenging a proposed amendment that would remove two schoolhouses from a county list of historically protected sites the Court of Appeals affirmed the decision of the court of special appeals affirming the judgment of the circuit court finding that the adoption of CR-72-2019 was not arbitrary and capricious and was supported by substantial evidence, holding that Prince George's County Council acted within its legal boundaries when it adopted the minor amendment CR-72-2019.Specifically, the Court of Appeals held (1) the arguments raised by the Town of Upper Marlboro had not been waived because CR 72-2019 was not a final appealable decision; (2) CR 98-2019 was a final agency action subject to judicial review, and the Town was permitted to challenge CR 98-2019 by alleging deficiencies in CR-72-2019; and (3) CR-72-2019 was not procedurally deficient because the resolution adequately provided the purpose and scope of the minor amendment pursuant to Prince George's County Code 2727-642. View "Town of Upper Marlboro v. Prince George's County Council" on Justia Law

The Court of Appeals held that Baltimore City Council's enactment of a local law did not create a private right of action for Baltimore City tenants to recoup rent payments and related fees they paid in connection with their use and occupancy of rental dwellings during a period when the landlord did not have a valid rental license.Petitioners, tenants in a multi-unit apartment building, filed a putative class action alleging that Respondent did not hold an active rental license for the property, as required by the Baltimore City Code, and seeking to recoup paid rent and other fees paid to Respondent. The circuit court dismissed the case prior to a determination of issues relating to class certification. The court of special appeals largely agreed. The Court of Appeals affirmed, holding that section 5-4(a)(2) of Article 13 of the Baltimore City Code does not provide a private right of action to recover rent and related payments that a tenant made during a period in which the landlord was unlicensed. View "Aleti v. Metropolitan Baltimore, LLC" on Justia Law

The City of Los Angeles, Los Angeles Department of Water and Power (LADWP), and Los Angeles Department of Water and Power Board of Commissioners (collectively, Los Angeles) appealed a trial court judgment granting the petition of Mono County and the Sierra Club (collectively, Mono County) for a writ of mandate directing Los Angeles to comply with the California Environmental Quality Act (CEQA) before curtailing or reducing deliveries of irrigation water to certain lands Los Angeles leased to agricultural operators in Mono County. The trial court ruled that Los Angeles implemented a project in 2018 without complying with CEQA when: (1) it proposed new leases to the lessees that would not provide or allow water to be used for irrigation; and (2) while claiming it would study the environmental effects of the new leases, it nonetheless implemented that policy of reducing water for irrigation by allocating less water than usual under the prior leases that were still in effect. Los Angeles did not dispute that it was required to engage in CEQA analysis before implementing the new proposed leases, and it noted it issued a notice that it was undertaking environmental review of those new leases. But it argued that its 2018 water allocation was not part of that project and instead part of an earlier project, and the limitations period for challenging the earlier project has run. The Court of Appeal agreed with Los Angeles, the trial court's judgment was reversed. View "County of Mono v. City of Los Angeles" on Justia Law

The Supreme Judicial Court affirmed the decision of the superior court affirming the order of the Saco River Corridor Commission denying Appellant's application to build a privacy fence along a portion of his property, holding that the Commission's decision was supported by substantial evidence in the record.The Commission denied Appellant's application on the grounds that a privacy fence along a portion of his property would unreasonably despoil the scenic, rural, and open space character of the Saco River Corridor. On appeal, Appellant argued (1) the Commission's "scenic view" rule, 94-412 C.M.R. ch. 103, 2(G)(3), is unconstitutionally void for vagueness and conflicts with the Saco River Corridor Act, Me. Rev. Stat. 38, 951-959; and (2) the Commission's decision to deny the permit was not supported by substantial evidence. The Supreme Judicial Court affirmed, holding (1) the "scenic view" rule does not conflict with the Act, nor is it unconstitutionally void for vagueness; and (2) the Commission's decision was supported by substantial evidence. View "Ouellette v. Saco River Corridor Commission" on Justia Law

Appellant Saugatuck Dunes Coastal Alliance, argued that lower courts erred when they found that the Michigan Zoning Enabling Act (MZEA) denied it standing to appeal the decisions of the Saugatuck Township Planning Commission (Commission). Prior Court of Appeals decisions relied on by the Saugatuck Township Zoning Board of Appeals (ZBA) and lower courts repeatedly and erroneously read the term “party aggrieved” too narrowly. The Michigan Supreme Court held that the MZEA did not require an appealing party to own real property and to demonstrate special damages only by comparison to other real-property owners similarly situated. The Supreme Court overruled several Court of Appeals decisions to the limited extent that they required: (1) real-property ownership as a prerequisite to being “aggrieved” by a zoning decision under the MZEA; and (2) special damages to be shown only by comparison to other real-property owners similarly situated. The Supreme Court explained, to be a “party aggrieved” under MCL 125.3605 and MCL 125.3606, the appellant must meet three criteria: (1) the appellant must have participated in the challenged proceedings by taking a position on the contested proposal or decision; (2) the appellant must claim some protected interest or protected personal, pecuniary, or property right that will be or is likely to be affected by the challenged decision; and (3) the appellant must provide some evidence of special damages arising from the challenged decision in the form of an actual or likely injury to or burden on their asserted interest or right that is different in kind or more significant in degree than the effects on others in the local community. A portion of the Court of Appeals' judgment was vacated, and the case was remanded back to the circuit court for reconsideration in light of the Supreme Court's holding here. View "Saugatuck Dunes Coastal Alliance v. Saugatuck Twp." on Justia Law

Defendants Brenda and Dale Merritt (neighbors) challenged a superior court’s decision granting summary judgment to plaintiff Steven Daiello (landowner) and defendant Town of Vernon in a dispute over a road in Vernon, Vermont. They argued the court erred by concluding: (1) that Stebbins Road was properly established as a public road; and (2) that landowner had a common-law right of access to his property over Stebbins Road that prevented him from proving that the Town interfered with his right to access his property. Finding no reversible error, the Vermont Supreme Court affirmed. View "Daiello v. Town of Vernon, et al." on Justia Law

The Supreme Court reversed the appellate court's judgment reversing in part the decision of the Town Plan and Zoning Commission of the Town of Fairfield extending its approvals of a special permit and a coastal site plan review granted to Fairfield Commons, LLC, holding that a local zoning authority may not, by regulation, condition the continuing validity of a special permit on completing development in connection with the permitted use within a period of time that is shorter than the statutory period.The appellate court in this case affirmed the trial court's judgment concluding that the Commission improperly granted Fairfield Commons' request for an extension of its special permit deadline to complete development but reversed the court's conclusion that the special permit could not be subject to a temporal limitation as a matter of law. The Supreme Court reversed, holding (1) a special permit regulation may not prescribe a shorter time limitation for completing development than the statutory period set forth for completion of development in connection with an accompanying site plan under Conn. Gen. Stat. 8-3(i) and (m); and (2) the appellate court incorrectly concluded that the special permit at issue expired in April 2011. View "International Investors v. Town Plan & Zoning Commission" on Justia Law