Justia Real Estate & Property Law Opinion Summaries

The Supreme Court reversed the judgment of the court of appeals affirming the decision of the court of common pleas affirming the decision of the Harrison Township Board of Zoning Appeals (BZA) denying Appellants' request seeking approval to engage in sand-and-gravel mining, holding that the BZA erred in denying the request.Appellants filed an application for a conditional use permit to conduct sand-and-gravel mining. The BZA denied the application based on general conditions applicable to all conditional uses set forth in a Harrison Township zoning resolution. The court of common pleas and court of appeals affirmed. The Supreme Court reversed, holding that a general standard that does not relate to public health or safety may not be applied to deny an application to conduct mining as a conditional use. View "Columbus Bituminous Concrete Corp. v. Harrison Township Board of Zoning Appeals" on Justia Law

Josie Wright was injured when she fell in front of the Millbrook Civic Center. She and her husband James sued the City of Millbrook based on her injuries. The City's liability turned on a question of statutory interpretation. The City asked the Alabama Supreme Court to issue a writ of mandamus to direct the Elmore Circuit Court to grant the City's motion for a summary judgment on the basis of Article 2 of the recreational-use statutes, sections 35-15- 20 through -28, Ala. Code 1975. That article immunized landowners from liability for accidents that occur on "outdoor recreational land." Because the City did not show the civic center was included within the definition of "outdoor recreational land" in Article 2, the Court denied the petition. View "Ex parte City of Millbrook." on Justia Law

In this case concerning a "race to permit" dispute between the parties in this case, both of whom held mineral interests in certain drilling and spacing units and both of whom wanted to be the "operator" of those units, the Supreme Court reversed the judgment of the district court granting Defendant's motion to dismiss for lack of subject matter jurisdiction, holding that the district court and not the Wyoming Oil and Gas Conservation Commission was the proper forum to resolve this case.Defendant won the race to permit and obtained operator status over the lands at issue. Plaintiff filed a complaint alleging that Defendant violated Wyo. Stat. Ann. 40-27-101, which prohibits a party from trespassing on private lands to unlawfully collect resource data. The district court granted Defendant's motion to dismiss, concluding that the Commission had primary jurisdiction to resolve the dispute and that Plaintiff failed to exhaust its administrative remedies. The Supreme Court reversed, holding (1) Plaintiff sufficiently pleaded standing under section 40-27-101 and the Declaratory Judgments Act; (2) the district court abused in dismissing the complaint for failure to exhaust administrative remedies because the Commission did not have jurisdiction to consider Plaintiff's civil trespass claim; and (3) the court abused its discretion in relying on the primary jurisdiction doctrine. View "Devon Energy Production, LP v. Grayson Mill Operating, LLC" on Justia Law

The Town of Ludlow appealed a Property Valuation & Review Division (PVR) hearing officer’s decision lowering the fair market value of two quartertime-share condominium properties, Jackson Gore Inn and Adams House, located at the base of Okemo Ski Resort. On appeal, the Town argued that the time-share owners in Jackson Gore Inn and Adams House failed to overcome the presumption of validity of the Town’s appraisal. The Town also argued that hearing officer incorrectly interpreted 32 V.S.A. 3619(b) and failed to properly weigh the evidence and make factual findings. After review of the PVR hearing officer’s decision, the Vermont Supreme Court first held that the hearing officer correctly determined that the time-share owners met their initial burden of producing evidence to overcome the presumption of validity by presenting the testimony of their expert appraiser. Second, the Supreme Court conclude that the hearing officer correctly determined that section 3619 addressed who receives a tax bill when time-share owners were taxed but said nothing about how to value the common elements in condominiums. Finally, the Supreme Court concluded the hearing officer made clear findings and, in general, provided a well-reasoned and detailed decision. Accordingly, the decision was affirmed. View "Jackson Gore Inn, Adams House v. Town of Ludlow" on Justia Law

The City of San Diego (the City) appealed a judgment in a lawsuit filed by Citizens for South Bay Coastal Access (Plaintiff), which challenged the City's issuance of a conditional use permit allowing it to convert a motel that it recently purchased into a transitional housing facility for homeless misdemeanor offenders. Specifically, the City contended the trial court erred by ruling that the City was required to obtain a coastal development permit for the project because the motel was located in the Coastal Overlay Zone as defined in the City's municipal code. After review, the Court of Appeal concluded the trial court erred in concluding that a coastal development permit was required under state law regulations promulgated by the California Coastal Commission (the Commission). Because the Commission certified the City's local coastal program, those provisions applied here rather than the Commission's regulations. "Under the City's local coastal program, the project is exempt from the requirement to obtain a coastal development permit because it involves an improvement to an existing structure, and no exceptions to the existing- structure exemption are applicable." Accordingly, the Court reversed the judgment. View "Citizens for South Bay Coastal Access v. City of San Diego" on Justia Law

Bennett Day, Trustee of Trust B of the Donald M. and Marjorie D. Day Family Trust, John Day, Dan E. Day, Holcomb Road Holdings, LLC, Donna Day Jacobs, and David R. Day (collectively, the Day family) appealed a district court's decision dismissing their claims against the State of Idaho and the Idaho Transportation Department (the Department). This case related to certain property the Day family owned near Isaacs Canyon in Ada County, Idaho. In the 1990s, the State began working on the Isaacs Canyon Interchange near the Day property. The frontage road (Eisenman Road) was extended to the interchange. Eisenman Road did not reach the Day property. In late 1997, which the parties each stipulated was the date for valuation of any taking, the Department substantially completed construction of the Isaacs Canyon Interchange project. After the interchange was completed, the State transferred jurisdiction and maintenance of Eisenman Road southwest of the Interchange to the Ada County Highway District (ACHD). In 2014, the Department applied to ACHD to obtain access from Eisenman Road to the Day property. In 2015, the Department offered the Day family $560,000 to build an access road themselves, but the Days rejected the offer. In May 2016, ACHD advised the Department that it would “not accept a public street” needed to create the access desired by the Day family. Following ACHD’s denial of the Department’s application, the Day family filed this action, asserting claims against the Department for inverse condemnation, breach of contract, and breach of the implied covenant of good faith and fair dealing. Both parties moved for partial summary judgment and the Department moved to dismiss the Day family’s complaint. The Day family appealed when the district ocurt dismissed its claims. Their appeal presented for the Idaho Supreme Court's review: (1) a question of whether the district court erred by considering the Department’s motion to dismiss without notifying the Day family that it would consider matters outside of the pleadings; (2) a question of whether the district court correctly dismissed the Day family’s claims for lack of standing and for untimeliness; and (3) whether either party was entitled to an award of attorney fees on appeal. The Supreme Court determined the district court: erred in granting summary judgment for the Department on all of the Day family’s inverse condemnation claims; erred by granting summary judgment on the contract claim; and incorrectly held that the statute of limitations barred the inverse condemnation claims of Donna Day Jacobs and David R. Day. Furthermore, the Court determined the district court erred by dismissing the Day family’s contract-based claims. View "Day v. Idaho Transportation Dept" on Justia Law

G4, LLC, entered into a lease in 2009 with the City of Picayune, Mississippi, for land on the grounds of the Picayune Municipal Airport. After the Pearl River County Board of Supervisors assessed ad valorem taxes on the leased land, G4 paid the taxes under protest and petitioned the Board for a refund and for a refund of taxes it had paid on lots in the Tin Hill subdivision. The Board denied G4’s petition, and G4 appealed to the Circuit Court of Pearl River County, which affirmed. G4 appealed, asserting that, according to the Mississippi Supreme Court’s decision in Rankin County Board of Supervisors v. Lakeland Income Properties, LLC, 241 So. 3d 1279 (Miss. 2018), it was automatically exempt from paying ad valorem taxes on the airport property. The Supreme Court agreed, reversed and remanded the circuit court’s decision that affirmed the Board’s refusal to refund the airport property taxes. The Court affirmed the circuit court’s decision that G4 was not entitled to a refund of taxes paid on the Tin Hill subdivision lots. View "G4, LLC v. Pearl River County Board of Supervisors" on Justia Law

The Supreme Court affirmed the determination of the board of tax appeals (BTA) of the 2015 tax year value of an apartment complex located in Franklin County, holding that the BTA's decision was reasonable and lawful.At issue was whether the BTA erred in deciding that the sale price paid for the transfer of ownership of a corporate entity, Palmer House Borrower, LLC (Palmer) should be presumed to constitute the value of the real estate owned by that entity. Palmer further asserted that the BTA improperly admitted and relied upon the submitted evidence of the transfer and sale. The Supreme Court affirmed, holding (1) the BTA reasonably considered the sale and conveyance documentation; (2) the BTA reasonably determined that the transaction was, in substance, a sale of the real estate; (3) the appraisal offered by Palmer was not the only evidence of value; and (4) Palmer did not show that the BTA's decision violated Ohio Const. art. XII, 2. View "Columbus City Schools Board of Education v. Franklin County Board of Revision" on Justia Law

Appellant Michael Guiney challenged a superior court declaratory judgment ruling the road between Guiney’s house and barn became a public highway by prescription. Guiney also appealed the trial court’s decision on his cross-claim against appellees David Nault, Joshua Nault, and Leigh Nault (the Naults), which upheld boundary lines and a 50-foot wide right-of-way (50-foot ROW) that appeared in a 1988 boundary line agreement (BLA) under the doctrines of boundary by acquiescence and estoppel by recitals in instruments. The relevant properties and Kelsea Road were located in Dunbarton. Guiney acquired his property (Lot 5) by deed dated March 30, 1999. David Nault purchased three lots (Lots 7, 8, and 9) to the west and north of Lot 5 between 1990 and 1998, and had a home on Lot 7. When Guiney purchased Lot 5, the deed described the boundaries of the property using the language that appeared in the BLA, including the 50-foot ROW in favor of Lot 7. In 2015, Guiney recorded a plan which illustrated the boundary lines of his property as they were described in the BLA. Nault was also aware of the BLA prior to purchasing Lot 7 and understood it to be binding upon him and all future owners of the affected pieces of property. Although he observed very little traffic near his house, Guiney observed plow trucks for the Town of Dunbarton (Town) plowing the disputed area during the winter and using space next to his barn to turn around and go back down Kelsea Road. Although Town trucks never graded the disputed area between Guiney’s house and barn, they used the space next to the barn to turn their trucks around when grading Kelsea Road. The present action was set in motion in 2006, when Guiney filed a petition against Nault to quiet title to a “driveway” Nault had constructed over Lot 5, and outside of the disputed area, to access Lots 8 and 9. The New Hampshire Supreme Court determined the evidence presented to the trial court supported a finding of public use, but not adverse public use, therefore, insufficient to support a finding of a public highway by prescription. The Supreme Court vacated the trial court’s finding that Kelsea Road spurred west between Guiney’s house and barn; affirmed the trial court’s finding that the boundaries between Lot 5 and Lot 7 were established by acquiescence; and affirmed the trial court’s finding that Guiney was judicially estopped from denying the existence of the 50-foot ROW outlined in the BLA. View "Town of Dunbarton v. Guiney" on Justia Law

Gerald Aftem and Aftem Lake Developments Inc. (Aftem) appealed a district court judgment dismissing its lawsuit against the Riverview Homeowners Association. In 1998, Aftem purchased 10.69 acres of real property in Mountrail County. Aftem subdivided part of the property into three platted subdivisions; Arrowhead Point, Bridgeview, and Riverview Estates, collectively referred to as the Riverview Subdivisions. Each subdivision plat stated the roads and public rights of way were dedicated to the public. In 2015, the Riverview HOA developed and built a water utility system for the subdivisions. Portions of the water system were located underneath the platted subdivision roads. Aftem sued the Riverview HOA for trespass and negligence, alleging it did not have permission to run its water lines underneath the subdivision roads to which Aftem claimed ownership. Aftem claimed it owned the roads within the subdivision because, although the County Commission approved the plats, the County did not maintain the roads. Riverview HOA denied the allegations, claiming the County Commission’s approval of the subdivision plats divested Aftem of ownership in the subdivision roads. The district court granted Riverview HOA’s motion and concluded Aftem had no ownership interest in the subdivision roads. The North Dakota Supreme Court affirmed, finding Aftem’s subdivision plats satisfied N.D.C.C. section§ 40-50.1-01, 40-50.1-03, and 40-50.1-04. "The plats dedicated the use of the subdivision roads and public rights of way to the public forever. Thus, under N.D.C.C. 40-50.1-05, Aftem’s dedication of the subdivision roads and public rights of way divested Aftem of ownership in the roads." View "Aftem Lake Developments Inc. v. Riverview Homeowners Assoc." on Justia Law