Justia Real Estate & Property Law Opinion Summaries

The Supreme Court affirmed in part and reversed in part the judgment of the district court ruling in favor of the Montana Environmental Information Center and Sierra Club (collectively, Conservation Groups) and vacating the Montana Department of Environmental Quality's (DEQ) permit for Westmoreland Rosebud Mining, LLC's proposed coal mine expansion, holding that the Board of Environmental Review (Board) made several errors when it upheld DEQ's findings.Specifically, the Supreme Court held (1) the district court erred in concluding that reversal of the burden of proof was prejudicial error; (2) the Board committed reversible error in limiting the Conservation Groups' evidence and argument; (3) the district court erred in determining that it was reversible error to admit certain testimony as proper rebuttal; (4) the Board erred when it concluded that no water quality standard violation could occur; (5) the Board properly considered cumulative impact of mining activity in its analysis; (6) the Board properly relied on evidence regarding aquatic life; (7) the attorney fee award was improper; and (8) the district court erred in ruling that the Board was properly included as a party on judicial review. View "Mont. Environmental Information Center v. Westmoreland Rosebud Mining" on Justia Law

The Supreme Court reversed the judgment of the district court granting summary judgment by substituting other remedies in place of an equitable lien placed by the bankruptcy court on real property located at 10512 Loma Portal Avenue, holding that, based on the preclusive effect of prior court orders, an equitable lien was the only available remedy to satisfy Respondent's interest concerning the property.At issue before the Supreme Court was the preclusive effect of the multiple court orders in this case and the equitable remedies available under those orders. The Supreme Court remanded the case for further proceedings, holding (1) an equitable lien placed on property to satisfy a debt permits the lien holder to enforce the value of the equitable lien against the debtor's property even where that property has been subsequently transferred to a nondebtor spouse during divorce proceedings; (2) the district court erred by substituting other remedies in place of the equitable lien; and (3) genuine issues of material fact remained as to the value of the equitable lien placed on the property, as well as the value of the property itself. View "Holland v. Barney" on Justia Law

In 1882-1883, the Railway acquired property and constructed the now-abandoned railroad line. In 2008, the Railway filed a notice of exemption from formal abandonment proceedings with the Surface Transportation Board (STB). The Illinois Department of Natural Resources showed interest in railbanking and interim trail use under the 1983 National Trails System Act Amendments, 16 U.S.C. 1247(d). The STB issued a Notice of Interim Trail Use (NITU). The owners of property adjoining the railroad line sued, alleging takings by operation of the Trails Act with respect to 51 parcels; 22 parcels were conveyed by instruments including the words “right of way” (ROW Agreements); three were conveyed by instruments including the words “for railroad purposes” (Purpose Agreements); and three are those for which no instruments were produced.The Claims Court granted the government summary judgment, finding that the Railway held the ROW Agreement and Purpose Agreement parcels in fee simple and that the owners failed to show that they had cognizable property interests in the non-instrument parcels. The Federal Circuit reversed. The court rejected the government’s argument that using the term “right of way” in the ROW Agreements referred to the land conveyed, not a limitation on the interest conveyed. For the Purpose Agreements, the Claims Court mistakenly relied on cases discussing deeds that did not include an expression of purpose in the granting clause. Illinois law indicates that the Railway obtained, at most, an easement over the non-instrument parcels. View "Barlow v. United States" on Justia Law

The Supreme Judicial Court affirmed the decision of the trial judge finding Jane Furnas in contempt for failing either to refinance or to list property for sale according to an agreement, holding that there was no error.Furnas, who together with Anthony Cirone owned property as joint tenants with rights of survivorship, filed a petition to partition the property. The parties settled on an agreement wherein Cirone would make monthly payments to Furnas, who would either keep the mortgage current and refinance or list the property for sale. The agreement was incorporated in a decree. Anthony later died and Plaintiff, his daughter acting as personal representative of his estate, filed a complaint for contempt alleging that Furnas had failed to comply with the terms of the decree. The judge found Furnas in civil contempt. The Supreme Judicial Court affirmed, holding that Furnas's right of survivorship was terminated and that the agreement was enforceable by Cirone's estate. View "Furnas v. Cirone" on Justia Law

Plaintiffs are Constance Swanston (“Swanston”), Shannon Jones (“Jones”), and Women’s Elevated Sober Living, LLC (“WESL”) (collectively, “Plaintiffs”). Swanston is an individual in recovery from substance use disorders (“SUDs”) and the owner and operator of WESL. In November 2018, WESL opened a sober living home (the “Home”) on Stoney Point Drive in Plano, Texas. Jones is a caretaker and resident of the Home. Defendant-Appellant, the City of Plano (the “City”) appealed the district court’s judgment holding that it violated the Fair Housing Act (“FHA”) due to its failure to accommodate Plaintiffs as to the capacity limits in the applicable zoning ordinance. The district court enjoined the City from (1) restricting the Home’s occupancy to fewer than fifteen residents; (2) enforcing any other property restriction violative of the FHA or ADA; and (3) retaliating against Plaintiffs for pursuing housing discrimination complaints under the FHA and ADA. Following a hearing, awarded Plaintiffs nominal damages of one dollar.   The Fifth Circuit vacated the district court’s injunction and remanded it. The court held that the district court erred in determining that the evidence satisfied the applicable legal standard. The court explained that the Third Circuit concluded that, based on its strict reading of Section 3604(f)(3)(B) and the prior jurisprudence in its court and its sister circuits, the resident failed to prove that her requested accommodation was necessary considering the definition of the term, the purpose of the FHA, and the proffered alternatives. The court wrote that for the same reasons, it holds that Plaintiffs have failed to establish that their requested accommodation was therapeutically necessary. View "Women's Elevated v. City of Plano" on Justia Law

Owners of neighboring waterfront parcels of land disputed access to a shared cove. The shape and location of the cove’s shoreline changed over the years due to natural forces. The key to determining the neighbors' respective access to the cove depended upon the precise location where their shared boundary line intersected the mean high tide line when the property was surveyed in 1938. There was evidence that the marking monument was not placed precisely at the mean high tide line. After taking evidence, the superior court determined that the mean high tide line in 1938 was roughly 100 feet seaward of the monument. Based on that ruling, the superior court determined the parcels’ respective boundaries and apportioned access to the cove accordingly. The disappointed landowner appealed, arguing the superior court erred by essentially altering the initial survey. The Alaska Supreme Court did not concur. "Because the surveyor set the boundary of the properties in question at the mean high tide line, the court did not err by determining the boundary based on evidence of where the mean high tide line actually was when the properties were surveyed rather than relying solely on the location of the monument. And there is sufficient evidence in the record to support the court’s finding that in 1938 the mean high tide line was located well seaward of the monument." Seeing no error in the superior court’s rulings, the Supreme Court affirmed its judgment. View "Fiehler v. Mecklenburg, et al." on Justia Law

Plaintiffs are three Texas residents whose assets escheated to the State under Texas’s Unclaimed Property Act. Plaintiffs brought a class action lawsuit against the Texas Comptroller and a director in the Comptroller’s office, alleging that the State is abusing the Unclaimed Property Act to seize purportedly abandoned property without providing proper notice. The district court dismissed most of Plaintiffs’ claims. Defendants contend that Plaintiffs cannot invoke Ex parte Young because they lack standing to seek prospective relief and have not alleged an ongoing violation of federal law.   The Fifth Circuit agreed with Defendants and reversed the district court’s denial of Eleventh Amendment sovereign immunity, and remanded with instructions to dismiss Plaintiffs’ remaining claims for prospective relief without prejudice. The court explained that Plaintiffs have failed to allege facts indicating that Texas’s alleged abuse of the UPA is ongoing or will continue in the future. As there is no ongoing violation of federal law sufficiently pleaded in the complaint, Plaintiffs have failed to satisfy the Ex parte Young requirements, and their claims for prospective relief are barred by sovereign immunity. View "James v. Hegar" on Justia Law

The First Circuit affirmed the decision of the district court granting summary judgment in favor of Appellees - School Administrative Unit 8 and the Concord School District - under Title IX of the Education Amendments of 1972, 20 U.S.C. 1681(a) in this action alleging that Appellees exhibited deliberate indifference in their response to Appellant's allegations of sexual harassment, holding that there was no error.In granting summary judgment for Appellees, the district court found that Appellant could not show that Appellees were deliberately indifferent in their handling of Appellant's complaint. At issue was whether the District's response to Appellant's allegations of sexual harassment constituted deliberate indifference. The First Circuit affirmed the summary judgment for Appellees, holding that genuine issues of material fact did not exist as to deliberate indifference so as to preclude summary judgment. View "M.L. v. Concord School District" on Justia Law

The Supreme Court affirmed the judgment of the circuit court granting summary judgment in favor of the South Dakota Department of Transportation (DOT) in the underlying action alleging that a newly-constructed median in the highway abutting property owned by Legacy Land Company effected a taking entitling it to compensation, holding that there was no error.The DOT constructed the median at issue as part of a highway improvement project. While the median did not eliminate access to the property owned by Legacy, it did change the access because vehicles could no longer make a left turn directly into the Legacy property and those leaving the property could only turn right onto the highway. The district court granted summary judgment for the DOT. The Supreme Court affirmed, holding that, although the median's construction affected the ease with which vehicles traveling east could access Legacy's property, the record did not support Legacy's claim that the median substantially impaired its right of access. View "S.D. Dep’t Of Transportation v. Legacy Land Co." on Justia Law

Plaintiff Castaic Studios, LLC (Castaic) and Wonderland Studios, LLC (Wonderland) entered an agreement under which Castaic granted Wonderland the “exclusive right to use” certain areas of its commercial property. The agreement specified that it was a “license agreement,” as opposed to a lease, with Castaic “retaining legal possession and control” of the premises. The agreement was to be “governed by the contract laws and not by the landlord tenant laws.” When Wonderland defaulted, Castaic nonetheless filed an unlawful detainer action seeking possession of the property. The trial court sustained Wonderland’s demurrer without leave to amend, reasoning that Castaic had waived its right to pursue the remedy of unlawful detainer   The Second Appellate District affirmed. The court explained that the trial court correctly sustained Wonderland’s demurrer without leave to amend. Whether an agreement constitutes a lease or a license is “a subtle pursuit.” Although Castaic argued at length that the agreement was in fact a lease despite its express designation to the contrary, we need not decide this issue to resolve the appeal. Even assuming the agreement contains some elements of a lease, its express terms show the parties’ intent to waive any rights afforded by the landlord-tenant laws, including a landlord’s remedy of unlawful detainer. View "Castaic Studios v. Wonderland Studios" on Justia Law