Justia Real Estate & Property Law Opinion Summaries

Because of zoning by Upper Arlington, a suburb of Columbus, Ohio, Tree of Life Christian Schools could not use its otherwise-unused land and building to operate a religious school. The government denied a rezoning application because such a use would not accord with provisions of the government’s Master Plan, which call for maintaining commercial use zoning to maximize tax revenue. TOL filed suit under the Religious Land Use and Institutionalized Persons Act (RLUIPA), 42 U.S.C. 2000cc– 2000cc-5, alleging that the government illegally failed to treat TOL Christian Schools on equal terms with nonreligious assemblies or institutions. The district court granted the government summary judgment. The Sixth Circuit reversed and remanded for resolution of the factual issue: whether the government treated nonreligious assemblies or institutions that would fail to maximize income-tax revenue in the same way it has treated the proposed religious school. View "Tree of Life Christian Schools v. City of Upper Arlington" on Justia Law

Thomas owns hotels. He purchased 34 acres adjacent to I-24 between Nashville and Chattanooga in 2013 for $160,000, to develop a first-tier hotel. Most of the property is zoned agricultural-residential; a smaller portion is zoned rural center district. It has always been used for agriculture, The Tennessee Valley Authority (TVA) filed a condemnation action (40 U.S.C. 3113) with a deposit of $15,500 as estimated just compensation, for an easement 100 feet wide (1.72 acres) along I-24 for above-ground electrical power transmission lines. Thomas requested a trial on just compensation and disclosed his intent to present expert testimony that the property was no longer feasible for hotel development, because “power lines create both a visual and psychological barrier to guests.” The court granted the TVA’s motion to exclude the testimony, based on reliability defects. At trial, Thomas explained that the power lines are dangerous and unattractive. Thomas had not sought a rezoning. TVA’s expert opined that it was not financially feasible to develop a hotel on the property because of soil conditions, frontage, and the need for a zoning change and utilities. The court awarded Thomas just compensation of $10,000. The Sixth Circuit affirmed, rejecting Thomas’s arguments about valuation. Thomas, who bore the burden of proof, did not overcome the presumption that the highest and best use was the property's existing use as agricultural land. View "Tenn. Valley Auth. v. 1.72 Acres of Land in Tenn." on Justia Law

Great Smoky Mountains National Park, 500,000 acres of public lands in Tennessee and North Carolina. includes parts of the Appalachian Trail. The Park required backcountry visitors to obtain a permit. Some campsites also required reservations, which were managed through third-party software called Wilderness Trakker. Technical support for Wilderness Trakker was discontinued. Park staff convened a task force to investigate alternatives, including funding an online system through a new fee for permits and reservations. The Park developed a public-engagement plan, emphasizing expected improvements in trip planning, reservations, and customer service, and issued press releases and a proposal for circulation to stakeholders explaining the new fee. The proposal invited comments and advertised two open houses. The Park received 230 written comments; 69 persons attended the open houses. Analysis of the feedback noted general opposition to fees, concern about the use of an outside contractor to manage the reservation system, and differing views about the need for additional backcountry management. The Park implemented the new fee of four dollars per person, per night at backcountry campsites and shelters. SFW challenged the fee and moved to open discovery to supplement the administrative record. The Sixth Circuit affirmed denial of the motion and summary judgment in favor of the Park Service, rejecting challenges under the Federal Lands Recreation Enhancement Act, 16 U.S.C. 6801. View "So. Forest Watch, Inc. v. Jewell" on Justia Law

In 2002, the Cartees placed a deed of trust on their Nashville home to secure a loan from Citizens Bank. Although the recorded deed's acknowledgement declares that it was acknowledged in Alabama, it was executed and acknowledged in Tennessee. A month later, the Citizens Deed of Trust was re-recorded; the acknowledgment was revised, with a note declaring that “THIS DOCUMENT IS BEING RERECORDED TO ADD THE DERIVATION CLAUSE AND TO CORRECT THE NOTARY ACKNOWLEDGMENT.” The rerecorded deed was not reexecuted or acknowledged by the Cartees, nor did they have any knowledge of the rerecording. In 2004, the Cartees and Regions Bank entered into a credit agreement secured by a second deed of trust, also recorded. After 2005, federal tax liens, judgment liens, and a mechanic’s lien were recorded against the property. Years later, the Cartees defaulted on their mortgage loan. The Cartees defaulted on several forebearance agreements; Diana Cartee filed for bankruptcy. A foreclosure sale resulted in proceeds that satisfied the debt to Citizens, with a surplus of $281,632.74. In an interpleader action, the court awarded Regions the surplus proceeds and granted the successful foreclosure bidder summary judgment. The Sixth Circuit affirmed, holding that the Cartees could not attempt to invalidate the foreclosure by challenging the validity of the bidder’s deed, based on the “defect” in the Citizens Deed. View "Watson v. Cartee" on Justia Law

Ronald Davis, the owner of a corporation, was liable for over $1 million in unpaid federal employment taxes and penalties. After demands for payment went unanswered, the government filed suit against Ronald to reduce its tax assessments to judgment and sought to enforce its tax liens through the sale of the primary residence of Ronald and his wife, Diane. The government named Diane, who did not owe any unpaid taxes, as a defendant in the action because she had an interest in the properties. The district court issued an order of sale authorizing the sale of the primary residence. Diane appealed, arguing (1) the district court should have allowed the government to sell only Ronald’s interest in the property; and (2) the order of sale violated 26 U.S.C. 7403 and the Fifth Amendment’s Just Compensation Clause. The Sixth Circuit affirmed the district court’s order of sale, holding (1) the district court did not err when it declined to limit the government to the sale of Ronald’s interest in the property; and (2) the order of sale did not violate section 7403 or the Just Compensation Clause. View "United States v. Davis" on Justia Law

Columbia stores natural gas in Medina Field, a naturally-occurring system of porous underground rock, pumping gas into the Field during summer, during low demand, and withdrawing it during winter. Medina is among 14 Ohio gas storage fields used by Columbia. Columbia received a federal Certificate of Public Convenience and Necessity, 15 U.S.C. 717f, and was required to compensate those who own part of the Field by contractual agreement or eminent domain. The owners allege that Columbia stored gas for an indeterminate time without offering compensation and then offered $250 per lot. Each Medina owner rejected this offer. Columbia did not bring eminent domain proceedings. Other Ohio landowners accused Columbia of similar behavior and filed the Wilson class action in the Southern District of Ohio, including the Medina owners within the putative class. The Medina owners filed suit in the Northern District. Both actions claim trespass and unjust enrichment under Ohio law, and inverse condemnation under the Natural Gas Act. The Wilson suit also seeks damages for “native” natural gas Columbia takes when it withdraws its own gas. Columbia filed a counterclaim in Wilson, seeking to exercise eminent domain over every member of the putative class and join the Medina owners. The Northern District applied the first-to-file rule and dismissed. The Sixth Circuit reversed. The rule does apply, but dismissal was an abuse of discretion given jurisdictional and procedural hurdles to having the Medina claims heard in Wilson. View "Baatz v. Columbia Gas Transmission, LLC" on Justia Law

Cadillac Place (former General Motors Building), a Detroit office complex, is home to state offices, a court of appeals, a restaurant, a gift store, and even a barber shop. It is owned by Michigan Strategic Fund, a public entity, and leased by the state. Babcock, an attorney, s disabled due to Friedreich’s Ataxia, a degenerative neuromuscular disorder that impairs her ability to walk. She worked in Cadillac Place. Babcock alleged that its design features denied her equal access to her place of employment in violation of the Americans with Disabilities Act , 42 U.S.C. 12132, and Section 504 of the Rehabilitation Act of 1973, 29 U.S.C. 794(a). The Sixth Circuit affirmed dismissal. Babcock did not identify a service, program, or activity of a public entity from which she was excluded or denied a benefit. The court noted the dispositive distinction between access to a facility and access to programs or activities. Babcock only identified facilities-related issues. View "Babcock v. State of Mich." on Justia Law

In 2003, the Burniacs executed a mortgage on their home in Plymouth, Michigan to secure a loan from WaMu. Wells Fargo acted as servicer of the mortgage and sent Burniac monthly mortgage statements. WaMu assigned ownership of Burniac’s mortgage to Wells Fargo in 2007. Burniac continued to receive statements from Wells Fargo. WaMu filed for bankruptcy in 2008. Burniac sent his mortgage payments to Wells Fargo for several years, but eventually stopped making payments. Wells Fargo initiated foreclosure proceedings;a foreclosure sale was scheduled for May 23, 2013. Burniac filed suit to prevent the sale, arguing that the assignment was invalid. The state court purportedly entered a default judgment against the bank and preliminarily enjoined the foreclosure sale. Wells Fargo then removed the action to a federal district court, which refused to remand and later entered summary judgment for the bank. The Sixth Circuit affirmed, rejecting an argument that the purported state court default prevented the federal court from entering summary judgment and required a remand. Burniac failed to demonstrate that the alleged assignment irregularities will subject him to double liability, placed him in a worse position to keep his property, or prejudiced him in any other way. View "Burniac v. Wells Fargo Bank, N.A." on Justia Law

After discovering hazardous contaminants at Sanford and Orlando coal gasification plants in the 1990s, the EPA concluded that Florida Power and previous owners were liable for costs of removal and remediation. In 1998 and 2003, Florida Power entered into “Administrative Order by Consent for Remedial Investigation/Feasibility Studies” (AOCs) with the EPA for the sites, under which Power agreed to conduct studies to determine the public safety threat and evaluate options for remedial action. Power agreed to pay the EPA about $534,000 for past response costs at the sites. After the investigation and study at the Sanford site, the EPA entered Records of Decision. In 2009, the court approved a consent decree for actual performance of the Sanford remediation. Regarding the Orlando site, Power submitted a draft Remedial Investigation Report, Risk Assessment, and Remedial Alternative Technical Memorandum that was under EPA review when, in 2011, Power filed this cost recovery and contribution action under the Comprehensive Environmental Response, Compensation, and Liability Act (CERCLA, 42 U.S.C. 9601) against a successor to a former owner-operator of the sites. The court dismissed, finding that the 1998 and 2003 AOCs were “settlement agreements” and triggered CERCLA’s three-year statute of limitations. The Sixth Circuit reversed, finding that the AOCs did not constitute “administrative settlements.” View "Fla. Power Corp. v. FirstEnergy Corp." on Justia Law