Justia Real Estate & Property Law Opinion Summaries

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

Plaintiff-appellee James Nelson was seriously injured while riding his bicycle on a trail on Air Force Academy property in Colorado. He and his wife, Elizabeth Varney, sued the United States under the Federal Tort Claims Act (“FTCA”). Nelson sought damages for his personal injuries; Varney sought damages for loss of consortium. After several years of litigation, the district court ruled the government was liable for Nelson’s accident and injuries. The court based its decision on the Colorado Recreational Use Statute (“CRUS”). The court awarded Nelson more than $6.9 million, and awarded Varney more than $400,000. In addition to the damages awards, the district court also ordered the government to pay plaintiffs' attorney’s fees. CRUS contained an attorney’s-fees-shifting provision, allowing prevailing plaintiffs to recover their fees against defendant landowners. Providing an exception to the United States’s sovereign immunity, the Equal Access to Justice Act (“EAJA”) provided that “[t]he United States shall be liable for such fees and expenses to the same extent that any other party would be liable under the common law or under the terms of any statute which specifically provides for such an award.” The district court concluded that the government had to pay for plaintiffs' fees. The issue this case presented for the Tenth Circuit's review centered on whether the district court erred in ordering the government to pay the attorney's fees after holding the CRUS qualified under the EAJA as “any statute which specifically provides for” an attorney’s fees award. Finding no reversible error, the Tenth Circuit affirmed the district court. View "Nelson, et al. v. United States" on Justia Law

The Supreme Judicial Court held that the housing appeals committee had jurisdiction over the projects at issue in this case and the power to remove or modify conditions that made such projects significantly more uneconomic.Under the Massachusetts Comprehensive Permit Act, Mass. Gen. Laws ch. 40B, 20-23, qualifying developers of low or moderate income housing have access to a comprehensive streamline permitting process and expedited appeal before HAC. The Act further authorizes HAC to strike or modify any conditions on a comprehensive permit application that would make it "uneconomic" to proceed with a project. At issue was whether the HAC has the power to reject conditions where a project has received a funding commitment from a public subsidizing agency and the developer receives a comprehensive permit subject to conditions but the rate of return for the original proposal is found to be uneconomic and HAC determines that the imposed conditions make the project "significantly more uneconomic" and therefore rejects them. The Supreme Judicial Court answered the question in the affirmative, holding that HAC is authorized to eliminate conditions that effectively prevent such projects by rendering them significantly more uneconomic. View "Zoning Board of Appeals of Milton v. HD/MW Randolph Avenue, LLC" on Justia Law

This case was the second appeal arising out of a dispute over the operation of a commercial self-storage facility (Treelake Storage) within a planned unit development in Granite Bay (Treelake Village). Silversword Properties, LLC (Silversword) owned the property upon which K.H. Moss Company and Moss Equity (collectively, Moss) operated Treelake Storage. In a separate but related lawsuit filed in 2017, Parkford Owners for a Better Community (Parkford) challenged Placer County’s (County) issuance of a building permit for the construction of an expansion of Treelake Storage, arguing that the County failed to comply with both the California Environmental Quality Act (CEQA) and the Planning and Zoning Law. The trial court concluded: (1) the County’s issuance of the building permit was ministerial rather than discretionary, and therefore CEQA did not apply; and (2) Parkford’s challenge under the Planning and Zoning Law was barred by the statute of limitations. Parkford appealed. In August 2020, a different panel of the Court of Appeal dismissed the appeal, concluding that completion of the challenged expansion of Treelake Storage prior to entry of judgment rendered moot Parkford’s challenge to the County’s issuance of a building permit authorizing construction of the expansion. In June 2021, the trial court concluded that the lawsuit here, filed by Parkford in 2018 and challenged the County’s issuance of a business license for the operation of Treelake Storage, was barred by both aspects of the doctrine of res judicata--claim and issue preclusion. The Court of Appeal concluded “Parkford I” was not a final judgment “on the merits,” therefore res judicata did not operate to bar this suit. Accordingly, judgment was reversed and the matter remanded for further proceedings. View "Parkford Owners for a Better Community v. Windeshausen" on Justia Law

The Supreme Court affirmed the order of the district court granting summary judgment to the Department of Environmental Quality (DEQ) and dismissing a complaint alleging that DEQ violated the Montana Environmental Policy Act (MEPA), holding that DEQ was entitled to summary judgment as a matter of law.Montana Rivers, the Gallatin Wildlife Association, and Cottonwood Environmental Law Center (collectively, Plaintiffs) brought this lawsuit alleging that DEQ violated MEPA by failing to supplement a 2007 environmental impact statement (EIS) that DEQ had prepared for a proposed rulemaking by the Board of Environmental Review (Board). In 2013, the Board declined to proceed with that rulemaking by ending its notice and comment period and letting the process expire. The district court ruled that Plaintiffs had no viable MEPA cause of action because there was no longer any contemplated state action for which to supplement the EIS. The Supreme Court affirmed, holding that the district court did not err in concluding that there was no proposed state action pending that would obligate DEQ to prepare or supplement a MEPA analysis. View "Montana Rivers v. Montana Dep't of Environmental Quality" on Justia Law

In 2017, Appellant Shoshone County assessed properties owned by Respondents S&W OPS, LLC; POWDER, LLC; H2O, LLC; GOLF, LLC; APARTMENT, LLC; F&B, LLC; and VILLAGE MANAGEMENT, LLC (collectively “Taxpayers”). Taxpayers disputed the valuation and sought review by the Board of Equalization, and subsequently the Board of Tax Appeals (“BTA”). The BTA reduced the assessed value, and the County appealed to the district court. After a four-day bench trial, the district court upheld the BTA decision, determining that the County’s appraisal evidence was more credible than Taxpayers’ evidence; however, the district court ultimately held the County had not satisfied its burden of showing how the BTA decision was erroneous by a preponderance of the evidence. The County appealed to the Idaho Supreme Court, arguing that the district court applied the wrong standard of review by requiring the County to prove “how or why” the BTA decision was erroneous instead of simply concluding that the market value of the property was different than what was found by the BTA. After review, the Supreme Court agreed with the County’s position. The district court’s decision was reversed, the judgment was vacated, and the case was remanded with instructions for the district court to consider whether the BTA’s decision on valuation was erroneous given the evidence submitted during the de novo trial. If that decision on valuation was erroneous, the district court, as the fact-finder, had to set the valuation. View "Shoshone County v. S&W OPS, LLC" on Justia Law

The Supreme Court reversed the decision of the court of appeals reversing orders of the circuit court dismissing challenges brought by the Friends of the Black River Forest and Claudia Bricks (collectively, the Friends) to a land exchange between J. Kohler Company and the Department of Natural Resources, holding that Friends lacked standing to challenge the land transfer decision.Friends filed an action challenging the Board's decision approving an agreement between the Department and Kohler for the land exchange. The circuit court granted Kohler's motion to dismiss, concluding that Friends lacked standing because the alleged injuries did not flow directly from the land swap decision. The court of appeals reversed, concluding that Friends alleged sufficient injuries to satisfy standing under Wis. Stat. 227.52 and 227.53. The Supreme Court reversed, holding that none of the statutes or regulations cited by Friends protected any legally protected, recognized, or regulated interests of Friends that would permit them to challenge the Board's decision as aggrieved persons. View "Friends of the Black River Forest v. Wis. Department of Natural Resources" on Justia Law

The Supreme Judicial Court vacated the judgment of the superior court affirming the decision of the Town of Boothbay Harbor's Board of Appeals (BOA) denying 29 McKown, LLC's administrative appeal from a code enforcement officer's (CEO) decision to life a stop work order he had issued to Harbor Crossing during the construction of the building, holding that 29 McKown was deprived of administrative due process.In this case concerning a real estate office building constructed by Harbor Crossing in Boothbay Harbor, 29 McKown sought review of the denial of its McKown's appeal. The superior court affirmed the BOA's decision. The Supreme Judicial Court vacated the order below, holding (1) 29 McKown was deprived of administrative due process; and (2) the CEO did not issue a judicially-reviewable decision in lifting the stop work order. View "29 McKown LLC v. Town of Boothbay Harbor" on Justia Law