Justia Real Estate & Property Law Opinion Summaries

The issue this case presented for the Supreme Court's review centered on a decision of the environmental division of the superior court affirming several permits issued to appellee Costco Wholesale Corporation for the expansion of its existing retail store and the addition of an adjacent six-pump gasoline station in the Town of Colchester. Appellants R.L. Vallee, Inc. and Timberlake Associates LLP owned retail gasoline-service facilities located near the planned development. Appellant Vallee argued the trial court erred in: (1) determining that Costco’s proposed traffic-mitigation measures were sufficient for issuance of an Act 250 permit; (2) making findings concerning the impact of an underground stormwater outlet pipe, and with respect to which the court limited cross examination by Vallee’s counsel; (3) concluding that the project would not adversely affect a Class 2 wetland for issuance of an individual wetland permit; and (4) excluding testimony and a related exhibit prepared by appellant Vallee’s wetland consultant. Appellant Timberlake argued that the trial court erred in relying on a presumption with respect to the project’s impact on water pollution and waste disposal under Act 250. The Supreme Court found no error in the environmental division's order and affirmed it. View "In re Costco Stormwater Dishcharge Permit" on Justia Law

Central Puget Sound Regional Transit Authority (Sound Transit) condemned property owned by Airport Investment Company (AIC) in order to secure easements to construct and operate an elevated light rail. The parties could not agree on the amount of just compensation for the taking, so the matter proceeded to trial. AIC argued it was statutorily entitled to attorney fees because Sound Transit failed to make a valid settlement offer 30 days before trial. Specifically, AIC argued that the 30-day offer Sound Transit made did not reflect the reduced temporary construction easement it ultimately obtained, making the offer ineffective or resulting in a total abandonment of the condemnation. AIC also sought a new trial, alleging the trial court erroneously allowed Sound Transit's counsel to question AIC's president about the taking valuation of an appraisal expert who did not testify. The Supreme Court, after review, affirmed the Court of Appeals: a condemnee is entitled to attorney fees under RCW 8.25.070(l)(a) only "[i]f[the] condemnor fails to make any written offer in settlement" at least 30 days before trial. Sound Transit made a timely settlement offer, which was not rendered ineffective by subsequent revisions to reduce the impact of its temporary construction easement. The Court was not persuaded by AIC's evidentiary objection, finding the trial court properly admitted the president's testimony under ER 80l(d)(2) as an admission of a party opponent. View "Cent. Puget Sound Reg'l Transit Auth. v. Airport Inv. Co." on Justia Law

The Town of Mosses and its chief of police Jimmy Harris, separately petitioned the Alabama Supreme Court for a writ of mandamus directing the Lowndes Circuit Court to enter a summary judgment in their favor on certain claims asserted against them by Geraldine Grant Bryson. The Court consolidated their petitions for the purpose of writing one opinion. At the time of the events giving rise to this action, Bryson operated an entertainment venue known as "The Spot." Bryson described "The Spot" as a "community center for all activities." Bryson requested that the Town grant her a liquor license, but the Town's council denied her request. In 2010, Bryson rented "The Spot" to a deejay, who planned to host a "beer bash" on its premises. Approximately 200 people turned out for the event even though the entertainment portion of the event was ultimately canceled by the deejay. Although Bryson, who was at "The Spot" on the night of the event, testified that she did not see anyone consuming alcoholic beverages at the event, she acknowledged that the deejay hosting the event had brought alcohol that he planned to "give ... away [to] the community for showing support for the center." The mayor saw one of the deejay's flyers promoting the event. The mayor, in turn, notified Harris. Harris saw one of the flyers, organized a task force of officers from multiple law-enforcement agencies, and entered "The Spot," observing alcohol being consumed. Bryson was ultimately arrested for selling alcohol without a license. The charges against Bryson were later dismissed because the Town was unable to produce a witness who could testify to paying an admission to "The Spot" and drinking alcohol on the premises. Bryson sued the Town and Harris asserting claims of malicious prosecution, false arrest, false imprisonment, harassment, intentional infliction of emotional distress, libel, and slander. When the trial court denied the Town and Harris' motions to dismiss, they sought mandamus relief. The Alabama Supreme Court directed the trial court to vacate its order denying Harris's summary-judgment motion as to the false-arrest, false-imprisonment, and malicious-prosecution claims and to enter a summary-judgment for Harris on those grounds. To the extent Harris sought mandamus review of intentional infliction of emotional distress, harassment, libel, and slander, the petition was denied. The trial court was further directed to vacate its order denying the Town's summary-judgment motion and to enter a summary judgment for the Town as to each claim asserted against it. View "Ex parte Town of Mosses." on Justia Law

Plaintiff-landowner Donald Gould appealed three superior court rulings pertaining to the Town of Monkton’s new zoning regulations. Landowner alleged that the new zoning regulations under a "UPD" or "Unified Planning Document" interfered with his long-held development plans and reduced the potential economic return on his property in Monkton. On appeal of the superior court's rulings, plaintiff argued that the trial court erred by finding: (1) that it had no jurisdiction to hear a declaratory judgment action seeking to invalidate the new zoning regulations; (2) that landowner had no due process interest in the process by which zoning regulations were adopted; and (3) that landowner had no due process property interest in the application of the previous zoning regulations. Finding no reversible error, the Vermont Supreme Court affirmed. View "Gould v. Town of Monkton" on Justia Law

Zia Shadows, LLC operated a mobile-home park in Las Cruces, New Mexico, under a special-use permit from the City. In late 2000, a dispute over water-rights fees arose between Zia Shadows and the City, and principal Alex Garth protested these fees and lodged written and oral complaints with the City Council. This appeal arose out of that zoning dispute. Zia Shadows and its principals, Alex and William Garth (collectively, Zia Shadows), filed suit in federal district court, alleging the City’s delays in approval of a zoning request (and the conditions ultimately attached to the approval) violated Zia Shadows’ rights to due process and equal protection. Zia Shadows also alleged the City’s actions were taken in retaliation for Zia Shadows’ public criticisms of the City. The district court granted summary judgment to the City on Zia Shadows’ due-process and equal-protection claims, and a jury found in favor of the City on Zia Shadows’ First Amendment retaliation claim. Zia Shadows argued on appeal to the Tenth Circuit: (1) that the district court erred in granting summary judgment; (2) the district court abused its discretion both in its instruction of the jury and its refusal to strike a juror; and (3) the jury’s verdict was against the clear weight of the evidence. After review, the Tenth Circuit affirmed the district court’s judgment, concluding Zia Shadows failed to establish the requisite elements of its due-process and equal-protection claims and did not demonstrate reversible error in either the proceedings or verdict at trial. View "Zia Shadows, LLC v. City of Las Cruces" on Justia Law

In 2013, Leona Kuhn was charged in Napoleon Municipal Court with improper disposal of refuse in violation of Napoleon city ordinance 10.0310. After her house had been severely damaged by fire, Kuhn disposed of debris from the house in the Napoleon city dump. The municipal court found Kuhn guilty of improper disposal, and she appealed to the district court. After a March 2014 trial, the district court found her guilty of the infraction for improper disposal. The court entered a criminal judgment imposing a $500 fine, but the court also purported to defer imposition of sentence and have Kuhn remove or relocate rubbish "to the City's satisfaction." In April 2014 Kuhn moved the district court for a restitution hearing, which was held in May 2014. After the hearing the court declined to modify the criminal judgment and entered an order denying her request for a written restitution order, stating no restitution had been ordered. Kuhn appealed. In 2015, the district court held a hearing on remand. The court decided to defer imposition of the $500 fine for the infraction and to order restitution rather than restoration of the property. The court initially scheduled a restitution hearing for October 5, 2015, without objection, but ultimately held the restitution hearing on October 21, 2015. After the hearing, the court entered an order deferring imposition of a $500 fine for six months and requiring Kuhn pay restitution in the amount of $10,686.98. Kuhn argued the district court's order deferring imposition of sentence and imposing payment of restitution of $10,686.98 should be set aside. Finding no abuse of discretion in the district court's order, the Supreme Court affirmed. View "City of Napoleon v. Kuhn" on Justia Law

In September 2014, the City of Larimore served the Sandahls with a notice of a public nuisance and order to repair or demolish buildings on three parcels of their property. Lonny and Lilian Sandahl appealed the denial of their request to submit additional evidence and affirming the City's finding that a building on their property was dangerous and unsafe and ordering demolition of the building. After review, the Supreme Court concluded the Sandahls' self-represented notice of appeal to the district court was not timely under N.D.C.C. 28-34-01 and "Zajac v. Traill Cty. Water Res. Dist.," (2016 ND 134), vacated the judgment, and remanded the case back to the district court to dismiss the appeal. View "Sandahl v. City Council of the City of Larimore" on Justia Law

Appellant, a property owner, applied to exempt real property used as a public community school for tax year 2010. The tax commissioner denied the exemption to the property that Appellant leased to the community school. Appellant appealed, arguing that because it was wholly owned by a 501(c)(3) nonprofit corporation whose members include the community school to whom the property is leased, the property should qualify for exemption under the public-schoolhouse exemption and an exemption for exclusive charitable use. The Board of Tax Appeals (BTA) affirmed the denial of an exemption, concluding that the record showed a “view to profit” on the part of the lessor. The Supreme Court affirmed, holding that the record contained sufficient support for the BTA’s view-to-profit finding. View "250 Shoup Mill, LLC v. Testa" on Justia Law

Claimants-Appellants appealed an award of summary judgment which forfeited to the United States various claimants’ interests in multiple properties, including a 36‐story office building located at 650 Fifth Avenue in Manhattan, real properties in Maryland, Texas, California, Virginia, and New York, and the contents of several bank accounts. Also at issue is the September 9, 2013 order denying a motion to suppress evidence seized from the Alavi Foundation’s and the 650 Fifth Avenue Company’s office. The court vacated the judgment as to Claimants Alavi Foundation and the 650 Fifth Ave. Co., of which Alavi is a 60% owner because there are material issues of fact as to whether the Alavi Foundation knew that Assa Corporation, its partner in the 650 Fifth Ave. Co. Partnership, continued after 1995, to be owned or controlled by Bank Melli Iran, which is itself owned or controlled by the Government of Iran, a designated threat to this nation’s national security; the district court erred in sua sponte considering and rejecting claimants’ possible statute of limitations defense without affording notice and a reasonable time to respond; in rejecting claimants’ motion to suppress evidence seized pursuant to a challenged warrant, the district court erred in ruling that claimants’ civil discovery obligations obviate the need for any Fourth Amendment analysis; and the district court erred in its alternative ruling that every item of unlawfully seized evidence would have been inevitably discovered. Accordingly, the court vacated and remanded for further proceedings. View "In re 650 Fifth Avenue and Related Properties" on Justia Law

Appellant, a farmer, owned Dunaway Farm and Rehfeld Farm, both of which were located within the jurisdiction of the Lower Elkhorn Natural Resources District. Beginning in 2010, Appellant used the well on Rehfeld Farm to irrigate Dunaway Farm, which was previously not irrigated. In 2013, the District ordered Appellant to cease and desist irrigating Dunaway Farm because the District’s rules prohibited use of ground water for new irrigated acres within the District’s management area without a variance. Appellant appealed using the Administrative Procedure Act (APA) and also filed a declaratory judgment action challenging the constitutionality of several of the District’s rules related to irrigation. The district court affirmed the District’s decision. The Supreme Court affirmed, holding (1) on the APA appeal, there were no errors in the district court’s judicial review of the District’s order; and (2) because the District’s rules are constitutional, the district court did not err in granting summary judgment as to Appellant’s request for a declaratory judgment. View "Lingenfelter v. Lower Elkhorn Natural Res. Dist." on Justia Law