Justia Real Estate & Property Law Opinion Summaries

Todd Carlson, who began construction on a detached garage on his property in a subdivision without first obtaining a zoning compliance permit, requested a variance from the Yellowstone County Board of Adjustment. The board denied the variance request, noting that Carlson had not done his due diligence and had carelessly disregarded zoning regulations. The district court upheld the Board’s decision. The Supreme Court affirmed, holding that the district court properly declined to second-guess the Board’s discretionary determinations and did not abuse its discretion in affirming the Board’s denial of Carlson’s variance request. View "Carlson v. Yellowstone County Board of Adjustment" on Justia Law

The Supreme Court affirmed in part and reversed in part the circuit court’s affirmance of the Board of Minerals and Environment’s determination that it had subject matter jurisdiction over a petition regarding mine permit Nos. 445 and 460. Robert Fowler and Harlan Schmidt, intervenors in LAC Mineral USA, LLC’s petition, brought this appeal. The Supreme Court affirmed in part and reversed in part, holding (1) mining application requirements and mining permit amendment application requirements are not requirements that need to be met for the Board to obtain subject matter jurisdiction over a mining permit or permit amendment application, and therefore, the circuit court correctly found that the Board had jurisdiction over the matter; (2) the intervenors waived the issue whether S.D. Codified Laws 45-6B-44 and S.D. Codified Laws 45-6B-45 denied Fowler due process; but (3) the circuit court and Board erred in determining that Fowler was not a landowner, as that issue was not properly before the circuit court or Board. View "In re LAC Minerals (USA), LLC’s Petitioner for Release of Reclamation Liability" on Justia Law

The Herrs bought property on Crooked Lake in the Upper Peninsula of Michigan, hoping to use the lake for recreational boating and fishing. Most of Crooked Lake lies in the federally-owned Sylvania Wilderness but some remains under private ownership. Congress gave the Forest Service authority to regulate any use of Crooked Lake and nearby lakes “subject to valid existing rights.” The Forest Service promulgated regulations, prohibiting gas-powered motorboats and limiting electrically powered motorboats to no-wake speeds throughout the wilderness area. After noting “nearly a quarter century of litigation over the recreational uses of Crooked Lake,” the Sixth Circuit concluded that both regulations exceed the Forest Service’s power as applied to private property owners on the lake. Under Michigan law, lakeside property owners may use all of a lake, making the Herrs’ right to use all of the lake in reasonable ways the kind of “valid existing rights” that the Forest Service has no warrant to override. Michigan law permits motorboat use outside the Sylvania Wilderness. The Forest Service long allowed motorboat use on all of the lake after it obtained this regulatory authority and it still does with respect to one property owner. View "Herr v. United States Forest Service" on Justia Law

A 72-foot diseased tree fell on a sleeping child’s tent, in a campground within a 499-acre public wilderness park, owned by San Mateo County. The county claimed immunity as a matter of law for the allegedly dangerous condition of its property under Government Code section 831.2, “natural condition immunity,” which states: “Neither a public entity nor a public employee is liable for an injury caused by a natural condition of any unimproved public property, including but not limited to any natural condition of any lake, stream, bay, river or beach.” The court of appeal upheld the trial court’s denial of the county’s motion for summary judgment. There are triable issues of fact as to whether the property was “unimproved.” The heavily wooded park has trails. Its campsites are cleared of trees. The campground area has amenities including paved roads, telephones, restrooms (with electricity, sinks and flush toilets), showers, dedicated parking areas, a dumping station and a store. Plaintiffs’ campsite had two picnic tables, a fire pit, and a metal food locker. A professional land surveyor determined there were 34 man-made improvements within 126 feet of where the tree stood. View "County of San Mateo v. Superior Court" on Justia Law

The Surface Water Withdrawal, Permitting, Use, and Reporting Act regulated surface water withdrawals in South Carolina. Surface water is defined as "all water that is wholly or partially within the State . . . or within its jurisdiction, which is open to the atmosphere and subject to surface runoff, including, but not limited to, lakes, streams, ponds, rivers, creeks, runs, springs, and reservoirs . . . ." Agricultural users are treated differently under the Act. Plaintiffs jointly filed this action against DHEC in Barnwell County, challenging the Act's registration system for agricultural users, contending, amongst other things, that the Act’s provisions were an unconstitutional taking, a violation of due process, and a violation of the public trust doctrine. The circuit court granted summary judgment against the plaintiffs on the grounds the case did not present a justiciable controversy, both because the plaintiffs lacked standing and the dispute was not ripe for judicial determination. Finding no reversible error with that holding, the South Carolina Supreme Court affirmed. View "Jowers v. SCDHEC" on Justia Law

The Supreme Court vacated the decision of the Board of Tax Appeals (BTA) that retained the reduced values that the Franklin County Board of Revision (BOR) adopted for eighteen condominium parcels in Franklin County for tax years 2011 through 2013. The BTA upheld the BOR’s valuation on the grounds that it found no evidence to counter the BOR’s decision to modify the auditor’s original assessment of the property. The Supreme Court held (1) the BTA erred by relying on a presumption of validity rather than independently weighing the evidence; and (2) under recent case law, the reduced values ordered by the BOR were properly carried forward from tax year 2011 to tax years 2012 and 2013. View "Columbus City Schools Board of Education v. Franklin County Board of Revision" on Justia Law

Appeals from decisions of the Industrial Commission cannot be turned into inverse condemnation actions; the Industrial Commission was authorized to modify previously designated spacing units. Arthur Langved appealed an Industrial Commission grant of Continental Resources, Inc.'s application to terminate existing oil and gas well spacing units, to create new spacing units, and to modify well setback requirements for portions of the Elm Tree-Bakken and Sanish-Bakken pools. Langved owned leased and unleased mineral interests in property covered by spacing units created by the Commission in 2013 and 2014. In 2015, Continental filed an application to amend these Commission orders to terminate the existing spacing units and to create new spacing units. On appeal, Langved stated the issue was "[w]hether the [Commission] could constitutionally, statutorily, or discretionally reunitize a producing drilling and spacing unit and thereby diminish his vested property rights and take his surface estate to afford Continental and the state of North Dakota an opportunity to access submerged minerals under the sections added in the enlarged unit." The North Dakota Supreme Court determined the Commission regularly pursued its authority, and its findings and conclusions were sustained by the law and by substantial and credible evidence. Accordingly, the Court affirmed the judgment. View "Langved v. Continental Resources, Inc." on Justia Law

Louisiana law recognizes the right to extract minerals separately from ownership of the land (mineral servitudes). Servitudes generally revert back to the landowner if not used for 10 years. The servitudes at issue were established in 1932-1934, by deeds contemplating the 10-year prescriptive period. From 1934-1937, the United States acquired 180,000 acres of the encumbered land in Kisatchie National Forest. In 1940, Louisiana’s Act 315 retroactively declared that outstanding mineral rights in land sold to the United States would be imprescriptible while the government remained the landowner. Nebo acquired mineral rights in 1942, believing its rights imprescriptible. The government sought a declaratory judgment. The Fifth Circuit held that Nebo’s rights to a specific tract were imprescriptible. In 1973, the Supreme Court held that Act 315 could not be applied retroactively to land acquired by the government under the Migratory Bird Conservation Act. The Court did not overrule Nebo, distinguishing its facts. The government began issuing mineral leases. Servitude owners sought declaratory relief. The Fifth Circuit held that Act 315 could not provide the federal rule of decision and that the Kisatchie servitudes had prescribed. The Supreme Court denied certiorari. One servitude holder sued in the Claims Court, based on the same facts. The Federal Circuit affirmed dismissal of permanent takings claims, contract claims, and some temporary takings claims under the statute of limitations. The Claims Court subsequently held that remaining temporary takings claims were barred by 28 U.S.C. 1500; because the judicial takings claim would require the Claims Court to question the merits of the Fifth Circuit’s decision it also lacked jurisdiction over those claims. View "Petro-Hunt, L.L.C. v. United States" on Justia Law

Applying Wis. Stat. 70.47(7)(aa) and Wis. Stat. 74.37(4)(a) in a manner that required submission to a tax assessor’s search as a precondition to challenging the revaluation of their property violated Plaintiffs’ due process rights.Plaintiffs brought this case claiming that the assessment of their real property was excessive and that sections 70.47(7)(aa) and 74.37(4)(a), as applied, were unconstitutional because they conditioned their right to challenge the assessor’s valuation of the property on submission to a search of the interior of their home. The circuit court granted summary judgment for the Town. The court of appeals affirmed. The Supreme Court reversed, holding that sections 70.47(7)(aa) and 73.37(4)(a) were unconstitutionally applied to Plaintiffs. View "Milewski v. Town of Dover" on Justia Law

Homeowners who sought and were granted a permit from the California Coastal Commission to build a new seawall and repair their beach access stairway, subject to several mitigation conditions, forfeited their challenge objecting to two conditions because they accepted the benefits that the permit conferred.When winter storms damaged the seawall protecting their blufftop properties, Plaintiffs sought a new permit to demolish the old structure, construct a new seawall across their properties, and rebuild the stairway. The Commission approved a coastal development permit allowing seawall demolition and reconstruction subject to several conditions. Plaintiffs filed a petition for writ of administrative mandate challenging certain conditions. While the litigation proceeded, Plaintiffs obtained the permit and built the seawall. The trial court issued a writ directing the Commission to remove the challenged conditions. The court of appeals reversed. The Supreme Court affirmed, holding that Plaintiffs forfeited their objections by constructing the project. View "Lynch v. California Coastal Commission" on Justia Law