Justia Real Estate & Property Law Opinion Summaries

Sweeney bought the 39-acre Point Buckler Site, located in Suisun Marsh in the San Francisco Bay's Grizzly Bay, which apparently was previously operated as a managed wetland for duck hunting. Sweeney undertook unpermitted construction and development, including restoring an exterior levee and opening a private recreational area for kiteboarding. The San Francisco Bay Conservation and Development Commission (BCDC) inspected the Site, noting the unauthorized work and multiple violations; the levee construction work had removed tidal flow to the Site’s interior and dried out tidal marsh areas. BCDC concluded the Site never functioned as a managed wetland and had long reverted to a tidal marsh. Sweeney was directed to stop work and informed that a marsh development permit was required to develop the Site; BCDC indicated that any work that could not be retroactively approved would need to be removed.The Regional Water Quality Control Board commenced separate proceedings, citing violations of the federal Clean Water Act and the California Water Code. BCDC staff observed that additional work had been performed since the earlier inspection. The Board issued a cleanup and abatement order (CAO), imposed administrative civil liabilities and required payment of approximately $2.8 million in penalties. The superior court set aside those orders.The court of appeal reversed. In issuing the CAO, the Board did not violate the requirements of Water Code section 13627; the CAO satisfied the Porter-Cologne Water Quality Control Act criteria for enforcement actions and did not conflict with the Suisun Marsh Preservation Act. The court rejected arguments that the definition of waste cannot include earthen material, that the activities did not constitute “discharges,” and that any discharges were not into “waters of the state.” View "Sweeney v. California Regional Water Quality Control Board" on Justia Law

The Supreme Court reversed the judgment of the district court reversing a Department of Natural Resources and Conservation (DNRC) contested case decision granting RC Resources, Inc. (RCR) a beneficial water use permit under pertinent provisions of the Montana Water Use Act (MWUA) - Mont. Code Ann. 85-2-301(1), -302(1), and -311 - holding that the district court erred.The permit at issue would have authorized RCR to annually appropriate 857 acre-feet of groundwater that will flow into the underground adits and works of the proposed Rock Creek Mine. Based on its construction of Mont. Code Ann. 85-2-311(1)(a)(ii)(B), the district court reversed the issuance of the beneficial use permit. The Supreme Court reversed, holding (1) DNRC correctly concluded that, as used in section 85-2-311(1)(a)(ii), "legal demands" does not include consideration of whether the subject use complies with applicable Montana Water Quality Act nondegradation standards; and (2) section 85-2-311(2) does not violate the right to a clean and healthful environment as applied to the objectors' MWQA nondegradation objections to the proposed MWUA beneficial use permit. View "Clark Fork Coalition v. Montana Department of Natural Resources & Conservation" on Justia Law

At the center of this appeal was a dispute between the Polo Golf and Country Club Homeowners’ Association (the “HOA”) and Forsyth County over the validity of Section 4.2.2 of Forsyth County’s Addendum to the Georgia Stormwater Management Manual, an ordinance that made HOAs “responsible for maintenance of all drainage easements and all stormwater facilities within the entire development.” The HOA argued that Section 4.2.2 was unconstitutional and otherwise invalid, and that individual lot owners were responsible for maintaining stormwater infrastructure on their lots. Variants of this case were litigated and appealed multiple times before the Georgia Supreme Court and other Georgia courts, including a 2019 appeal to the Georgia Supreme Court. On remand from the Supreme Court's "Polo Golf II" decision, the trial court evaluated and rejected the HOA’s remaining claims that Section 4.2.2 was invalid because it required the HOA to trespass on the private property of homeowners, constituted involuntary servitude under the United States and Georgia Constitutions, and exceeded the scope of the ordinance that authorized Forsyth County to promulgate the Addendum. The trial court thus denied the HOA’s motion for summary judgment and granted the defendants’ cross-motion for summary judgment. The HOA appealed. Finding no reversible error, the Supreme Court affirmed. View "Polo Golf & County Club Homeowners Assn., Inc. v. Cunard et al." on Justia Law

The Supreme Court held that groundwater is a Class 1 water under Minnesota law and therefore subject to secondary drinking water standards promulgated by the United States Environmental Protection Agency (EPA).In 2018, the Minnesota Pollution Control Agency (MPCA) issued a National Pollutant Discharge Elimination System/State Disposal System permit to United States Steel Corporation (U.S. Steel) governing U.S. Steel's Minntac Tailings Basin Area in Mountain Iron and setting a groundwater sulfate limit of 250 mg/L at the facility's boundary that U.S. Steel must meet by 2025. On appeal, U.S. Steel argued that the MPCA did not have the authority to impose the sulfate standard in the permit because the EPA's secondary drinking water standards apply only to bodies of water classified as Class 1 waters and that groundwater is not classified as Class 1. The court of appeals agreed and reversed the MPCA's decision. The Supreme Court reversed, holding (1) groundwater is a Class 1 water under Minnesota law; and (2) therefore, the MPCA correctly exercised its authority by applying the Class 1 secondary drinking water standards to the permit. View "In re Reissuance of NPDES/SDS Permit to United States Steel Corp." on Justia Law

The Supreme Court affirmed in part and reversed in part the judgment of the circuit court reversing the decision of the Deuel County Board of Adjustment granting special exception permits (SEP) to Deuel Harvest Wind Energy, LLC and Deuel Harvest Wind Energy South, LLC (Deuel Harvest) to develop two wind energy systems in the County, holding that the circuit court erred by invalidating the votes of two Board members.Following a public hearing, the Board unanimously approved the SEPs. Appellees, several residents of Deuel County and neighboring counties, petitioned for a writ of certiorari, asserting that several Board members had interests or biases disqualifying them from considering the permits. The circuit court invalidated the votes of two Board members due to disqualifying interests and overturned the Board's approval of the SEPs. The Supreme Court reversed in part and reinstated the Board's unanimous vote in approving the SEPs, holding that the circuit court erred in disqualifying the two members from voting on the SEPs. View "Holborn v. Deuel County Board of Adjustment" on Justia Law

The Supreme Court affirmed the decision of the circuit court affirming the decision of the Oglala Lakota County Commission denying Wings as Eagles Ministries, Inc.'s petition seeking an abatement of its property taxes for 2014 and 2015, holding that the circuit court did not err.Wings applied for property tax exempt status for the 2014 and 2015 tax years. The applications were denied and became final determinations of the property's exempt status for those years. Wings then filed its abatement petition, which the Commission denied. The circuit court affirmed, concluding that Wings was unable to meet the threshold eligibility element for an abatement because the final determinations denying exempt status conclusively established that Wings was not exempt for the 2014 and 2015 tax years. The Supreme Court affirmed, holding (1) the circuit court did not err when it concluded that Wings did not qualify for an abatement under S.D. Codified Laws 10-18-1(3); and (2) Wings' estoppel argument was unreviewable on appeal. View "Wings As Eagles Ministries, Inc. v. Oglala Lakota County" on Justia Law

A tax sale was found void due to the Jackson County, Mississippi Chancery Clerk's failure to comply with the notice requirements of Mississippi Code Section 27-43-3 (Rev. 2017). After Deborah Hallford came home to find that her locks had been changed, she went to the tax collector’s office and learned that the issue was delinquent property tax. Hallford had never received notice in person or through certified mail that the redemption period on her property was soon expiring. Hallford filed a complaint seeking to set aside the tax sale of her property to Pierre Thoden, d/b/a ETC FBO Pierre H. Thoden IRA 47473. The chancery court set aside the tax sale and awarded Thoden the amount he paid for the property at the tax sale, plus interest. Thoden, believing he was owed for the taxes he paid on the property in the years following his purchase at the tax sale and for the value of the improvements he made on the land, appealed. The Mississippi Supreme Court affirmed the chancellor’s decision to void the tax sale for lack of notice. This matter was remanded for a hearing on any damages, statutory and otherwise, to which Thoden was entitled. View "Thoden d/b/a ETC FBO Pierre H. Thoden IRA 47473 v. Hallford" on Justia Law

At heart of this case was a dispute between the Polo Golf and Country Club Homeowners’ Association (the “HOA”) and Forsyth County, Georgia over the validity of Section 4.2.2 of Forsyth County’s Addendum to the Georgia Stormwater Management Manual, an ordinance that made HOAs “responsible for maintenance of all drainage easements and all stormwater facilities within the entire development.” The HOA argued Section 4.2.2 was unconstitutional and otherwise invalid, and that individual lot owners were responsible for maintaining stormwater infrastructure on their lots. Variants of this case have been litigated and appealed multiple times before other Georgia courts, including a 2019 appeal the Georgia Supreme Court. On remand from the Supreme Court's "Polo Golf II" decision, the trial court evaluated and rejected the HOA’s remaining claims that Section 4.2.2 was invalid because it required the HOA to trespass on the private property of homeowners, constituted involuntary servitude under the United States and Georgia Constitutions, and exceeded the scope of the ordinance that authorized Forsyth County to promulgate the Addendum. The trial court thus denied the HOA’s motion for summary judgment and granted the defendants’ cross-motion for summary judgment. The HOA appealed, and finding no reversible error, the Supreme Court affirmed. View "Polo Golf & Country Club Homeowners Association, Inc. v. Cunard et al." on Justia Law

The Ninth Circuit amended its certification order, in an appeal raising issues pertaining to Nevada state water law. The panel certified to the Supreme Court of Nevada the following questions: 1) Does the public trust doctrine apply to rights already adjudicated and settled under the doctrine of prior appropriation and, if so, to what extent? 2) If the public trust doctrine applies and allows for reallocation of rights settled under the doctrine of prior appropriation, does the abrogation of such adjudicated or vested rights constitute a “taking” under the Nevada Constitution requiring payment of just compensation? View "Mineral Country v. United States" on Justia Law

The Supreme Court affirmed the decision of the court of appeals affirming the circuit court's order upholding the Town of Newbold's denial of Petitioner's attempt to subdivide his property, holding that the Town ordinance precluding the subdivision was a permissible exercise of the Town's subdivision authority pursuant to Wis. Stat. 236.45.The Town denied Petitioner's proposed subdivision because the two resulting lots would not meet the Town's applicable minimum shoreline frontage requirement, as set forth in the Town ordinance. On appeal, Petitioner argued that the minimum shoreline frontage requirement was unenforceable because it was a shoreline zoning regulation that the Town did not have the authority to enact. The Supreme Court rejected the argument, holding that the ordinance was a permissible exercise of the Town's subdivision authority, and therefore, the Town proceeded on a correct theory of law when it denied Petitioner's request to subdivide his property. View "Anderson v. Town of Newbold" on Justia Law