Justia Real Estate & Property Law Opinion Summaries

The Supreme Court affirmed the decision of the Board of Tax Appeals (BTA) upholding the tax commissioner's denial of a municipality's request for an exemption for tax years 2015, 2016, and 2017, holding that the BTA reasonably and lawfully upheld the denial of an exemption.The village of Obetz enacted an ordinance in 2017 in an effort to reinstate the tax-exempt status of real property under a tax-increment-financing (TIF) arrangement after it expired in 2014. The commissioner explained that the 2017 could not retroactively reinstate the exemption for tax years 2015, 2016, and 2017 because Ohio Rev. Code 5709.40(G) provides that an exemption may begin no earlier than a tax year that "commences after the effective date of the ordinance." The BTA affirmed, agreeing that the 2017 ordinance created a new exemption rather than extending the earlier one so that section 5708.40(G) barred the exemption from applying during the relevant tax years. The Supreme Court affirmed, holding that the BTA's decision was reasonable and lawful. View "Obetz v. McClain" on Justia Law

The Supreme Court affirmed the decision of the Board of Tax Appeals (BTA) affirming the journal entry issued by Ohio Tax Commissioner Jeffrey McClain adopting a per-acre valuation table for use by county auditors in assessing land that qualifies for "current agricultural use valuation" (CAUV), holding that substantial evidence supported the BTA's decision.For three reasons, the BTA found no abuse of discretion on the part of the tax commissioner in adopting the CAUV unit-value table. The Supreme Court affirmed, holding (1) Ohio Adm.Code 5703-25-34(E) furnished no basis for challenging the CAUV journal entry; and (2) the BTA correctly determined that the tax commissioner did not abuse his discretion in adopting the valuation table. View "Johnson v. McClain" on Justia Law

Kevin Johnson, APLC, Kevin Johnson, and Jeanne MacKinnon (collectively, the attorney defendants) filed a petition for writ of mandate and complaint on behalf of their clients Christian Clews (Christian), Barbara Clews (Barbara), and Clews Land & Livestock, LLC (CLL) (collectively, Clews Horse Ranch) challenging a decision of the City of San Diego (City) to approve the construction of a private secondary school adjacent to the Clews’ commercial horse ranch. The petition asserted the City’s approval of the project and adoption of a mitigated negative declaration for the project violated the California Environmental Quality Act, the San Diego Municipal Code, and the City’s land use plan. The trial court denied relief and, in Clews Land and Livestock, LLC v. City of San Diego, 19 Cal.App.5th 161 (2017), the Court of Appeal affirmed the judgment. Jan Dunning, Cal Coast Academy RE Holdings, LLC, and North County Center for Educational Development, Inc. (collectively, Cal Coast), the developers of the project and real parties in interest in the CEQA Litigation, then filed this lawsuit against Clews Horse Ranch and the attorney defendants for malicious prosecution. Cal Coast asserted the defendants lacked probable cause and acted with malice when they pursued the CEQA Litigation. The attorney defendants filed a special motion to strike Cal Coast’s complaint under the anti-SLAPP statute, to which the Clews Horse Ranch joined. The trial court denied the motion after finding that Cal Coast established a probability of prevailing on its malicious prosecution claim. Clews Horse Ranch and the attorney defendants appealed the order denying the anti-SLAPP motion. The Court of Appeal concluded Cal Coast established a probability of prevailing on its malicious prosecution claim against Clews Horse Ranch, but not against the attorney defendants. Therefore, the Court affirmed the order denying the anti-SLAPP motion as to Clews Horse Ranch, and reversed the order denying the anti- SLAPP motion as to the attorney defendants. View "Dunning v. Johnson" on Justia Law

At Tax Court, the parties disagreed about what types of equipment fall within the definition of "logging equipment" exempt from ad valorem property taxation under ORS 307.27. Specifically, they disagreed about what types of equipment used for logging road work - logging road construction, maintenance, reconstruction, improvement, closure, or obliteration - fell within the definition. Plaintiff Bert Brundige, LLC argued that all types of equipment used for logging road work fell within the definition. Defendant, the Oregon Department of Revenue, argued that excavators were the only type of equipment used for logging road work that fell within the definition. The Tax Court agreed with defendant and entered a judgment in its favor. Plaintiff appealed. Finding no reversible error, the Oregon Supreme Court affirmed. View "Bert Brundige, LLC v. Dept. of Rev." on Justia Law

The Supreme Court reversed in part the decision of the Board of Tax Appeals (BTA) that upheld three use-tax assessments based on Appellant's purchase of three trucks, holding that the BTA erred by failing to correlate its findings with the distinct primary uses of the trucks.The trucks at issue were two Peterbilt trucks and one Lodal truck. Appellant argued that because it purchased the three trucks for use in its business as a for-hire motor carrier, the purchase were exempt from sales and use tax under Ohio Rev. Code 5739.02(B)(32)'s "highway transportation for hire" exemption. The tax commissioner and the BTA determined that the exemption did not apply to the purchases because Appellant's use of the trucks to transport waste material to landfills did not qualify as the transportation of "personal property belonging to others." The Supreme Court reversed in part, holding (1) for purposes of section 5739.02(B)(32), waste is "personal property belonging to" the person or entity that generated it when the person or entity has an agreement with the hauler that specifies where the waste is to be taken for disposal; and (2) because the generators of the waste hauled by the Peterbilt trucks designated the destination of the waste, the Peterbilt trucks were entitled to the exemption. View "N.A.T. Transportation, Inc. v. McClain" on Justia Law

Developers submitted an application for a Berkeley mixed-use development with 135 apartments over 33,000 square feet of retail space and parking, pursuant to Government Code section 65913.4, which provides for streamlined, ministerial approval of affordable housing projects meeting specified requirements. The site is the location of the West Berkeley Shellmound, “believed to have been one of the first of its kind at the Bay’s edge, built ca 3,700 B.C.,” part of a City of Berkeley Landmark. Shellmounds were “sacred burial sites for the average deceased mound-dweller,” slowly constructed over thousands of years from daily debris and artifacts. The city denied the application.The court of appeal ruled in favor of the developers. There is no evidence that the project “would require the demolition of a historic structure that was placed on a . . . historic register.” Remnants and artifacts could be disturbed, but that is not the issue under section 65913.4(a)(7)(C). With regard to tribal cultural resources, the project’s draft environmental impact report concluded impacts on the Shellmound would be reduced to “a less-than-significant level” by agreed-upon mitigation measures. Given the Legislature’s history of attempting to address the state’s housing crisis and frustration with local governments’ interference with that goal, and the highly subjective nature of historical preservation, the intrusion of section 65913.4 into local authority is not broader than necessary to achieve the legislation's purpose. View "Ruegg & Ellsworth v. City of Berkeley" on Justia Law

Karen and Jerome Schirado appealed a judgment granting the City of Glen Ullin and the Glen Ullin Park District permanent injunctive relief and awarding the Park District attorney’s fees. The Schirados owned land near both Park District and City property. In 2013, the Park District sued the Schirados to enjoin them from fencing and allowing their horses to graze on Park District lots. The Park District was granted default judgment. In 2019, the Park District and the City sued again, alleging the Schirados violated the 2013 judgment. The suit contained claims similar to the 2013 suit, with additional claims involving the City’s streets and alleys which were not involved in the original action. The Schirados conceded they placed fencing on the properties and allowed their horses to graze, but alleged they were given permission by the City. The district court granted a preliminary injunction in favor of the City and the Park District. The court found the Schirados in contempt of court because of their violation of the 2013 judgment, and awarded attorney’s fees and costs to the City and the Park District. The North Dakota Supreme Court reversed the judgment in favor of the City, and reversed and remanded the fee award for the district court to explain its rationale for the award, including which amount is a sanction for contempt, and which portion is allocated to each plaintiff. On remand, the Schirados moved a new trial, claiming Karen Schirado possessed additional testimony and evidence “necessary to allow her to fully present her case.” The district court denied the motion for trial and concluded the Schirados had two opportunities to present evidence of an oral or written agreement to use the City property and failed to do so. The court granted the City’s motion for summary judgment, concluding the Schirados failed to present admissible evidence in resistance to the City and Park District’s motion for summary judgment. The court also granted the City and the Park District permanent injunctive relief and awarded the Park District $5,460.00 in attorney’s fees. The Schirados appeal from the amended judgment. Finding no reversible error in the amendment judgment, the North Dakota Supreme Court affirmed. View "City of Glen Ullin, et al. v. Schirado, et al." on Justia Law

The Supreme Court affirmed in part and quashed in part the judgment of the superior court affirming a decision of the Town of Charlestown Zoning Board of Review denying a special-use permit and a dimensional variance, holding that there was insufficient evidence to support the denial of the special-use permit.New Castle Realty Company applied to the zoning board for a special-use permit and a dimensional variance to build a house and install a septic system on a preexisting nonconforming lot. The zoning board denied both requests. The Supreme Court affirmed in part and quashed in part the superior court's judgment, holding (1) substantial evidence did not exist in the record to support either the zoning board's decision to deny the special-use permit or the trial justice's ruling affirming the denial of the special-use permit; and (2) the trial justice correctly concluded that certain testimony was fatal to New Castle's request for a dimensional variance. View "New Castle Realty Co. v. Dreczko" on Justia Law

The Supreme Court reversed the decision of the court of appeals affirming the order of the circuit court requiring Polk Properties, LLC and its sole member (collectively, Polk) to pay forfeitures for zoning violations, damages for the Village of Slinger's lost property tax revenue, and fees, holding that Polk did not abandon its nonconforming use.At issue was whether Polk abandoned the legal nonconforming use of the subject property after its zoning classification was changed from agricultural to residential. The circuit court enjoined Polk from using the property for agricultural reasons and imposed forfeitures, a monetary judgment for real estate taxes, and an order authorizing special assessments, special charges, and fees to be levied against Polk. The Supreme Court reversed, holding that Polk's use of the property constituted a lawful nonconforming use for which Polk could not be penalized. View "Village of Slinger v. Polk Properties, LLC" on Justia Law

Plaintiffs Johnathan Billewicz, Michael Billewicz, J & M Investment Trust, and Lillian Billewicz appealed a the trial court’s grant of summary judgment to defendant Town of Fair Haven. Plaintiffs sought damages and a declaratory judgment that deeds purporting to convey their properties to the Town following a tax sale were void. The court found their action was foreclosed by the one-year statute of limitations at 32 V.S.A. 5294(4) for claims challenging the validity of a tax collector’s acts. Plaintiffs argued this was error because their claims were instead subject to the three-year statute of limitations for actions for the recovery of land sold at a tax sale under 32 V.S.A. 5263. Finding no reversible error, the Vermont Supreme Court affirmed. View "Billewicz, et al. v. Town of Fair Haven" on Justia Law