Justia Real Estate & Property Law Opinion Summaries

The Supreme Judicial Court reversed the order of the Land Court denying Plaintiff's motion for summary judgment in this land dispute, holding that an undeveloped lot that was deemed unbuildable under the local zoning bylaw in effect when the lot's owner requested a building permit was protected as buildable under Mass. Gen. Laws ch. 40A, 6.At issue before the Supreme Judicial Court was whether the lot at issue met the minimum "frontage" requirement set forth in Mass. Gen. Laws ch. 40A, 6. The land court annulled the issuance of the building permit in this case, concluding that the lot did not qualify for protection under the statute. The appeals court reversed and reinstated the decision of the zoning board of appeals allowing the application for a permit. The Supreme Judicial Court reversed and vacated the land court judge's order, holding that the subject lot had more than fifty feet of "frontage" on a "way," and therefore, the lot was protected as a buildable lot pursuant to Mass. Gen. Laws ch. 40A, 6. View "Williams v. Board of Appeals of Norwell" on Justia Law

After “one of the driest years in recorded state history,” in 2015 the Water Resources Control Board issued orders to curtail water use in the Sacramento-San Joaquin River Delta. The trial court concluded that the Board’s curtailment notices violated the due process rights of irrigation districts and water agencies by failing to provide them with a pre-deprivation hearing or any other opportunity to challenge the bases for the notices. The court addressed the due process issue, even though it was technically moot.The court of appeal affirmed. The Board has no authority, under Water Code section 1052(a), to curtail the diversion or use of water by holders of valid pre-1914 appropriative water rights—a group with distinctive rights rooted in the history of California water law--on the sole ground that there is insufficient water to service their priorities of right due to drought conditions. This statutory language “subject to this division other than as authorized in this division” excludes the diversion or use of water within the scope of a valid pre-1914 appropriative right, even during times of limited water supply. Section 1052(a) provides the Board authority to enjoin a diversion or use of water that falls outside the scope of a right held by a pre-1914 appropriative right holder. View "California Water Curtailment Cases" on Justia Law

Petitioner Chichester Commons, LLC appealed a Housing Appeals Board (HAB) decision affirming a decision of the planning board for respondent Town of Chichester (Town), denying petitioner’s request for a waiver of the density requirement set forth in the Town’s zoning ordinance. Petitioner argued that the HAB erred by affirming the board’s decision because, in 2015, the board granted the petitioner a density waiver for a similar elderly housing project that petitioner had proposed for the same property. The New Hampshire Supreme Court concluded the 2015 density waiver did not apply to the current version of petitioner’s proposed elderly housing project and was not binding upon the board. Accordingly, it affirmed the HAB’s decision. View "Appeal of Chichester Commons, LLC" on Justia Law

Sailboat Bend Sober Living, LLC (“Sailboat Bend”), a for-profit sober living home in Fort Lauderdale, Florida. Silboat Bend has had trouble complying with the City of Fort Lauderdale (“the City”)’s Building and Fire Codes (collectively, “Codes”) and the City’s recently enacted Zoning Ordinance. Sailboat Bend brought several claims under the Fair Housing Act and Amendments (“FHA”) and the Americans with Disabilities Act (“ADA”) against the City in the Southern District of Florida, claiming that the City’s code enforcement decisions were motived by hostility to the disabled, their accommodation request was wrongfully denied, and the Zoning Ordinance was facially discriminatory against people with disabilities.The Eleventh Circuit affirmed the district court's order granting summary judgment to the City of Fort Lauderdale, finding that the challenged zoning ordinance does not discriminate against the plaintiffs, but instead works to their benefit. The court also determined that plaintiff's requested accommodation was not necessary. View "Sailboat Bend Sober Living, et al v. City of Fort Lauderdale, FL." on Justia Law

The Court of Appeals held that the Forest Conservation Act of 1991 (the Act) and regulations promulgated by the Maryland Department of Natural Resources (DNR) required a right to appeal the approval of a forest conservation plan and that a county agency's approval of a forest conservation plan is a "final decision" for appeal purposes.At issue before the Court of Appeals was whether the approval of a forest conservation plan, as well as an associated waiver that authorizers a developer to remove trees that would otherwise be protected under the Act, is a final agency decision subject to independent judicial review under the Harford County Forest Conservation Program. The Court of Appeals reversed the decision of the court of special appeals with directions to remand the case for further proceedings in the circuit court, holding that the Act and regulations promulgated by DNR require a right to appeal the approval of a forest conservation plan and that a county agency's approval of a forest conservation plan is a "final decision" for appeal purposes. View "Chesapeake Bay Foundation, Inc. v. CREG Westport I, LLC" on Justia Law

In 2016, the Department of Housing and Urban Development promulgated a rule prohibiting the use of lit tobacco products in HUD-subsidized public housing units and their immediate surroundings. Appellants, led by New York City Citizens Lobbying Against Smoker Harassment (C.L.A.S.H.), brought an action raising a number of statutory and constitutional challenges to the Rule. The district court rejected all of C.L.A.S.H.’s claims.The D.C. Circuit affirmed, finding that the Department did not exceed its authority in passing the rule and was not arbitrary, capricious, and an abuse of discretion. The Court similarly rejected C.L.A.S.H.’s constitutional claims under the Spending Clause and the Fourth, Fifth, and Tenth Amendments. View "NYC C.L.A.S.H., Inc. v. Marcia L. Fudge" on Justia Law

The Supreme Court affirmed the order of the Tax Equalization and Review Commission (TERC) affirming the judgment of the Perkins County Board of Equalization dismissing a 2021 property valuation protest brought by Mid America Products/Wheatland Industries LLC (Wheatland) because it was not timely filed, holding that there was no error.Wheatland, which owned a real estate parcel in Perkins County, protested the Perkins County assessor's valuation for the 2021 tax year. The Board automatically dismissed the 2021 protest as a matter of law. TERC affirmed, concluding that the Board correctly dismissed Wheatland's protest because the protest had not been timely filed. The Supreme Court affirmed, holding that because Wheatland's protest was filed after the statutory June 30 deadline, the Board properly dismissed the protest of the 2021 property valuation. View "Mid America Agri Products v. Perkins County Bd. of Equalization" on Justia Law

The Court of Appeals ruled that the Board of Appeals of Baltimore County erred in reversing an administrative law judge's determination that substantial changes existed between an original development plan and a later proposed development plan, holding that, contrary to the Board's conclusion, the doctrine of collateral estoppel did not bar approval of the later-proposed development plan.After a hearing, the Board issued an opinion concluding that the ALJ erred as a matter of law in ruling that the most recent development plan modification at issue was not barred by collateral estoppel. The circuit court reversed the Board's decision, concluding that the Board misapplied the law and misconstrued the facts in making its decision. The court of special appeals reversed. The Court of Appeals reversed, holding that the Board erred in concluding that collateral estoppel barred the approval of the most recent development plan. View "Becker v. Falls Road Community Ass'n" on Justia Law

The U.S. Department of Housing and Urban Development (HUD) oversees the Section 8 low-income housing assistance program, 42 U.S.C. 1437f. New Lansing renewed its Section 8 contract with Columbus Metropolitan Housing Authority in 2014 for a 20-year term. In 2019, at the contractual time for its fifth-year rent adjustment, New Lansing submitted a rent comparability study (RCS) to assist CM Authority in determining the new contract rents. Following the 2017 HUD Section 8 Guidebook, CM Authority forwarded New Lansing’s RCS to HUD, which obtained an independent RCS. Based on the independent RCS undertaken pursuant to HUD’s Guidebook requirements, the Housing Authority lowered New Lansing’s contract rents amount.The Sixth Circuit affirmed the dismissal of New Lansing’s suit for breach of contract. The Renewal Contract requires only that the Housing Authority “make any adjustments in the monthly contract rents, as reasonably determined by the contract administrator in accordance with HUD requirements, necessary to set the contract rents for all unit sizes at comparable market rents.” HUD has authority to prescribe how to determine comparable market rents, the Renewal Contract adopted those requirements, and thus the Housing Authority was required to follow those HUD methods. The Housing Authority did not act unreasonably by following the requirements in the 2017 HUD guidance. View "New Lansing Gardens Housing Limited Partnership v. Columbus Metropolitan Housing Authority" on Justia Law

TVA's “15-foot rule” provided that TVA would remove all trees from rights-of-way if the trees had the potential to grow over 15 feet tall, even if the trees did not pose a threat to power lines. Owners claimed that the National Environmental Policy Act (NEPA) required the TVA to prepare an environmental impact statement (EIS) for the rule because it was a new major federal action. Following two remands, TVA conceded that the rule violated NEPA and asserted that it had published a notice in the Federal Register to inform the public that it would prepare a programmatic EIS to evaluate the 15-foot rule. The court issued an injunction but stated that the plaintiffs would need to file a separate lawsuit to challenge the sufficiency of the EIS. TVA later successfully moved to dissolve the injunction, claiming that it had held a statutory public comment period and issued a final programmatic EIS, rejecting the 15-foot rule and adopting “Alternative C: Condition-Based Control Strategy.”The Sixth Circuit reversed. The district court has not yet determined, in light of the administrative record, whether TVA took a hard look at the environmental consequences of its action, and TVA’s action has not been shown to be so different from the 15-foot rule as to warrant a whole new suit to obtain judicial review. View "Sherwood v. Tennessee Valley Authority" on Justia Law