Justia Real Estate & Property Law Opinion Summaries

The Supreme Court affirmed the order of the circuit court granting a motion to dismiss filed by the Arkansas State Highway Commission and the Arkansas Department of Transportation and its director in this challenge to a contract entered into between the Department and the United States Fish and Wildlife Service (USFWS), holding that the circuit court correctly found that the complaint failed to state facts upon which relief could be granted.Under the contract in this case the Department would cede certain property to USFWS in exchange for a fifty-acre easement over land in the Cache River and White River Wildlife Refuges in order to build a new bridge on Highway 79. The agreement further required the Department to convey additional land to USFWS and to demolish three bridges. Appellants filed a motion for preliminary injunction and complaint for declaratory and injunctive relief, arguing that the contract was unconscionable, entered into under duress, and constituted a windfall to USFWS. The circuit court dismissed the complaint. The Supreme Court affirmed, holding that the complaint lacked sufficient facts to state a claim for an illegal exaction. View "Prince v. Arkansas State Highway Commission" on Justia Law

The Supreme Judicial Court affirmed the judgment of the superior court dismissing Appellants' claim for a declaratory judgment in this zoning dispute, holding that the superior court did not err in dismissing the claim as duplicative of Appellants' appeal from a municipal action that was included in the same complaint.Appellants owned a parcel of land that abutted a parcel owned by Landowners. After the zoning board of appeals (ZBA) approved Landowners' application for permission to raze an existing house located on their property and to build a new one Appellants filed a complaint against the Town of Cape Elizabeth and Landowners, asserting, inter alia, a request for judicial review of the ZBA's approval of Appellants' application pursuant to Me. R. Civ. P. 80B and an independent claim for a declaratory judgment that section 19-6-11(E)(2) of the Cape Elizabeth Zoning Ordinance is preempted by the state's Mandatory Shoreland Zoning Act, Me. Rev. Stat. 38, 439-A(4)(C)(1). The superior court dismissed the declaratory judgment claim as duplicative of the Rule 80B appeal. The Supreme Judicial Court affirmed, holding that because Appellants' claim for declaratory relief was not independent from its Rule 80B, the superior court's dismissal of the declaratory judgment claim as duplicative was not an abuse of discretion. View "Cape Shore House Owners Ass'n v. Town of Cape Elizabeth" on Justia Law

The Supreme Court held that when an agency considers increasing a property-related fee, the fee payor challenging the method of fee allocation need not exhaust administrative remedies by participating in a Proposition 218 hearing that addresses only a proposed rate increase.Cal. Const. art. XIII D, 6, which was added in 1996 by Proposition 218, requires that before a local governmental agency may impose or increase property-related fees and charges it must notify affected property owners and hold a public hearing. The representative plaintiffs in this class action sought to invalidate a wastewater service charge imposed by a water district, claiming that the district's method for calculating the charge violated one of the substantive requirements of Proposition 218. The trial court concluded that the suit was barred because the plaintiffs failed to exhaust administrative remedies by raising their challenge at public hearings on proposed increases to the rate charged for services. The court of appeal reversed. The Supreme Court affirmed, holding that a Proposition 218 rate hearing was not an administrative remedy that the plaintiffs were required to exhaust under these particular circumstances. View "Plantier v. Ramona Municipal Water District" on Justia Law

Kahan purchased property in Richmond at a foreclosure sale. Shortly before the sale, the city had recorded a “special assessment” lien against the property for unpaid garbage collection fees, pursuant to a municipal ordinance. When Kahan sold the property, he had to pay the delinquent garbage fees plus administrative charges and escrow fees to obtain a release of the lien. Kahan filed a class action lawsuit alleging that the city has no authority to levy “special assessments” for garbage collection charges that are “user fees” under state law and that the ordinance purporting to authorize such assessments violates state laws on lien priority. He also argued that the city’s action violated its ordinance because a garbage lien may not attach if a “bona fide encumbrancer for value” has placed a lien on the property before the garbage lien is recorded. The court of appeal affirmed the dismissal of the suit. Treatment of delinquent garbage fees as a special assessment and the recording of a lien are expressly authorized by Government Code 25831, even if garbage fees are user fees. Government Code sections 25831 and 38790.1 expressly authorize the super-priority status accorded the garbage lien, so the ordinance is consistent with statutory lien priority law. The bona fide encumbrancer exception does not apply. View "Kahan v. City of Richmond" on Justia Law

The Supreme Court affirmed the decision of the district court upholding the decision of the City of Omaha Zoning Board of Appeals denying Appellants' request for a variance from the requirements of Omaha's zoning code based on a claim of unnecessary hardship, holding that the district court did not err or abuse its discretion in upholding the Board's decision.Appellants owned a 4.66-acre parcel of land that was zoned for agricultural use. After the City of Omaha Planning Department concluded that the property was being used for activities not permitted by ordinance in an agricultural district Appellants applied for a variance requesting waiver that would allow them to deviate from zoning requirements. The Board denied Appellants' request for a variance. The district court affirmed. The Supreme Court affirmed, holding that competent evidence supported the district court's findings and its conclusion that Appellants' situation did not warrant a variance under Neb. Rev. Stat. 14-411. View "Bruning v. City of Omaha Zoning Board of Appeals" on Justia Law

The Supreme Court affirmed the order of the Montana Water Court holding that Appellants failed to prove a long period of continuous nonuse and therefore failed to show Claimant or his predecessors' presumed intent to abandon the water rights, holding that the Water Court did not err.Specifically, the Court held (1) the Water Court did not err in concluding that Appellants failed to establish a continuous period of nonuse; (2) the failure to assert water rights through the water commissioner is not the equivalent of nonuse; (3) the Water Court did not commit clear error in not addressing the issue of partial abandonment; and (4) the Water Court did not err in concluding that the appropriate remedy for Appellants would be to file a dissatisfied water use complaint or pursue contempt proceedings. View "Klamert v. Iverson" on Justia Law

The Supreme Court vacated the decision of the court of appeals declining to give preemptive effect to a no-hazard determination by the Federal Aviation Administration (FAA) and affirmed as modified the judgment of the district court, holding that the Federal Aviation Act allows for local zoning regulation, and the FAA's no-hazard letter did not preempt the local airport zoning regulations as a matter of law.A farmer built a twelve-story grain leg near an airport. The airport commission informed the farmer he needed a variance and refused to grant one. Thereafter, the FAA approved the structure. The local commissioners later brought this action in equity to force the farmer to modify or remove the structure. The district court issued an injunction. The court of appeals affirmed. The Supreme Court granted further review and held (1) state and local regulators can impose stricter height restrictions on structures in flight paths notwithstanding an FAA no-hazard determination, and therefore, the no-hazard letter did not preempt the local airport zoning regulations; and (2) the district court properly found that the structure constituted a threat to aviation requiring abatement, but the $200 daily penalty is vacated and the judgment is modified to require the farmer to abate the nuisance within nine months of this opinion. View "Carroll Airport Commission v. Danner" on Justia Law

The Supreme Court denied Appellee's motion to dismiss Appellant's appeal from the decision of the Board of Tax Appeals (BTA) that denied Appellant's claim for property-tax exemption for several parcels of land it owned, holding that Appellant timely perfected its appeal.As support for its motion to dismiss, Appellee argued that because Appellant did not initiate service by certified mail within the thirty-day period prescribed by Ohio Rev. Code 5717.04 for filing its notice of appeal, the Supreme Court must dismiss the appeal for lack of jurisdiction. The Supreme Court rejected Appellee's argument, holding that section 5717.04 does not state a timeline for the certified-mail service of the notice of appeal on the appellees, and it is not disputed that the notice of appeal was properly served on Appellee by certified mail. View "The City of Upper Arlington v. McClain" on Justia Law

Frank Griswold appealed a decision of the Homer, Alaska Advisory Planning Commission to the Homer Board of Adjustment. Griswold was a Homer resident who owned several lots within the Business District, one of which is approximately 3,280 feet from Terry and Jonnie Yager. The Yeagers applied for a conditional use permit to build a covered porch ten feet into a twenty-foot setback. Before the hearing, Griswold submitted two documents to the Commission, arguing that the setback exceptions required a variance rather than a conditional use permit and that provisions of the Homer City Code (HCC) allowing for setback exceptions by conditional use permits in the Business District conflicted with state law. After a public hearing the Commission approved the Yagers’ conditional use permit. Griswold appealed, arguing the Yeagers' permit would adversely affect the value of his Business District properties by increasing congestion in the area and that the permit would create a “pernicious precedent” for future setback exceptions in his neighborhood. Additionally Griswold said this would harm the use and enjoyment of his home. The Board rejected his appeal for lack of standing. Griswold appealed to the superior court, arguing that he had standing under the Homer City Code and alleging a number of due process violations. The superior court ruled that Griswold lacked standing as a matter of law and found any due process errors harmless. It also awarded the Board attorney’s fees on the appeal, reasoning that Griswold did not qualify for protection from attorney’s fees as a public interest litigant. The Alaska Supreme Court reversed, finding that under applicable Home City Code section, a property owner need only produce some evidence supporting the owner’s claim that the city’s action could potentially adversely affect the owner’s use or enjoyment of the owner’s property. "The individual bringing the claim must still prevail on the merits by showing that a legal remedy against such harm is available." The matter was remanded for further proceedings. View "Griswold v Homer Board of Adjustment, et al." on Justia Law

Plaintiffs A.A. Nettles, Sr. Properties Limited, and Eula Lambert Boyles sought to quiet title a right-of-way that had been conveyed by the Alabama Railroad Company to the Monroe County Commission for use as a recreational trail in accordance with the National Trails System Act ("the Trails Act"), 16 U.S.C. 1247. The trial court quieted title in favor of plaintiffs. The Commission appealed, contending the evidence submitted was insufficient for the trial court to determine the railroad intended to abandon its interest in the right-of-way. The Alabama Supreme Court concluded the trial court did not err in concluding the easement reserved to the railroad by a right-of-way was provided in a quitclaim deed lapsed by nonuse, and was thus extinguished by operation of law, leaving nothing for the railroad to convey to the Commission. View "Monroe County Commission v. Nettles, et al." on Justia Law