Justia Real Estate & Property Law Opinion Summaries

A group of residents from the Rafter J Ranch Subdivision in Teton County, Wyoming, appealed the Teton County Board of County Commissioners' approval of a petition by Stage Stop, Inc. to amend the Rafter J Planned Unit Development (PUD) to allow the use of Lot 333 for workforce apartments. The residents, referred to as Objectors, argued that the Board's decision was subject to judicial review, that the Board erred by allowing the PUD Amendment without requiring a vacation of the Rafter J Subdivision Plat, and that the Board's approval of the PUD Amendment was arbitrary, capricious, and not in accordance with the law.The District Court of Teton County affirmed the Board's decision. The Objectors then appealed to the Supreme Court of Wyoming. The Objectors argued that the Board's decision was a legislative act and therefore not subject to judicial review. They also claimed that the Board did not follow the proper procedure for amending the PUD and that the Board did not properly consider the requirement that the PUD Amendment comply with the underlying base zoning to the maximum extent practicable.The Supreme Court of Wyoming affirmed the lower court's decision. The court found that the Board's approval of the PUD Amendment was subject to judicial review to determine whether the Board followed its rules and regulations. The court also found that the Board properly considered Stage Stop's request to amend the PUD and that the Board's decision had no effect on any private contractual rights which the Objectors may have from the Plat restrictions. The court concluded that the Board followed the Land Development Regulations (LDRs) and made reasonable choices in approving the PUD Amendment. View "Brazinski v. Board of County Commissioners" on Justia Law

The case revolves around Pegasus Wind, LLC's request for variances to construct eight additional wind turbines near the Tuscola Area Airport. The Tuscola Area Airport Zoning Board of Appeals (AZBA) denied the variances, citing that the turbines would pose a danger to pilots during in-flight emergencies, create potential choke points for pilots flying under visual flight rules (VFR) restrictions, increase the minimum descent altitude, and interfere with the airport's primary radar. Pegasus appealed the decision to the circuit court, which affirmed the AZBA's denial.The circuit court's decision was then appealed to the Court of Appeals. The Court of Appeals reversed the circuit court's decision, concluding that the evidence supporting Pegasus's position was more persuasive than the evidence relied on by the AZBA. The Court of Appeals conducted its own factual review and concluded that the addition of eight new turbines would not create additional risk to the airport.The case was then brought before the Michigan Supreme Court. The Supreme Court disagreed with the Court of Appeals' conclusion, stating that the Court of Appeals had essentially conducted a de novo review of the facts, which was inappropriate. The Supreme Court found that there was substantial evidence supporting the AZBA's decision and that the circuit court did not err in affirming the AZBA's findings. Therefore, the Supreme Court reversed the Court of Appeals' decision and reinstated the AZBA's denial of the variances. View "Pegasus Wind LLC V Tuscola County" on Justia Law

A group called Protect Our Parks, Inc. (POP) has been challenging the location of the planned Obama Presidential Center in Chicago's historic Jackson Park. The Center, which is currently under construction, is being built on a site selected by the Barack Obama Foundation. POP argues that the park should have been off-limits and that the Center could have been placed elsewhere. They have raised multiple arguments based on federal and state law to prevent the construction of the Center in the park.Previously, POP had asked the court to halt construction until its federal-law theories were resolved. However, the court declined to grant the preliminary injunction as POP failed to show that it was likely to succeed with those contentions. The district court also refused POP’s request to amend its pleadings and dismissed the state-law causes of action. The district court then awarded summary judgment against POP on the federal-law theories.In the United States Court of Appeals for the Seventh Circuit, POP asked the court to overturn the district court’s final judgment in its entirety. However, the court found that POP’s arguments remained unpersuasive and identified no legal error in the earlier analysis of POP’s case. The court also concluded that POP’s state-law theories were rightly dismissed and that the district court did not abuse its discretion when it denied POP’s motion to amend the complaint. Therefore, the court affirmed the judgment of the district court. View "Protect Our Parks, Inc. v. Buttigieg" on Justia Law

A group of citizens and a civic organization, Citizens United To Protect Our Neighborhoods (CUPON), filed a lawsuit against the Village of Chestnut Ridge, New York, alleging that the village violated the Establishment Clause of the First Amendment by enacting a new zoning law related to places of worship in 2019. The plaintiffs claimed that the new law favored religious uses over secular uses, thus violating the constitutional separation of church and state.The case was initially heard in the United States District Court for the Southern District of New York, where it was dismissed. The district court found that none of the plaintiffs had constitutional standing to pursue the claim. The court determined that the individual plaintiffs lacked municipal-taxpayer, direct-harm, or denial-of-benefits standing, and that CUPON lacked associational or organizational standing.The case was then appealed to the United States Court of Appeals for the Second Circuit. The appellate court agreed with the lower court's decision, affirming that neither the individual plaintiffs nor CUPON had any form of standing. The court found that the plaintiffs failed to demonstrate a measurable appropriation or loss of revenue attributable to the challenged activities, a personal constraint or control under the challenged law, or a denial of benefits. The court also found that CUPON failed to show that it had suffered an injury in fact that was distinct and palpable. Therefore, the court affirmed the district court's judgment, dismissing the plaintiffs' complaint for lack of standing. View "Citizens United To Protect Our Neighborhoods v. Village of Chestnut Ridge" on Justia Law

The plaintiff, Newfound Serenity, LLC, sought to develop a seasonal recreational vehicle park and applied for site plan approval from the Town of Hebron's Planning Board. The Planning Board denied the application, citing seven reasons. Newfound Serenity appealed this decision to both the Housing Appeals Board (HAB) and the Town’s Zoning Board of Adjustment (ZBA). The HAB dismissed the appeal as untimely, while the ZBA overturned four of the Planning Board's reasons for denial, upheld one, and stated it lacked authority to address the remaining two. Newfound Serenity then filed a complaint in superior court, seeking review of both the Planning Board and ZBA decisions. The Superior Court dismissed the complaint in its entirety, based on the HAB's initial dismissal.The Superior Court agreed with the Town's argument that Newfound Serenity had effectively bifurcated its initial appeal, with the ZBA reviewing zoning ordinance-related reasons for denial and the HAB reviewing reasons outside the ZBA's jurisdiction. The Town argued that since the HAB dismissed the plaintiff’s appeal as untimely, and the plaintiff did not appeal the dismissal, the Planning Board’s decision on those issues became final. Therefore, even if the superior court were to reverse the ZBA’s decision, such a reversal would be moot because the Planning Board’s denial based on the two other reasons would remain effective. The Town also argued that because the plaintiff appealed the Planning Board decision in part to the HAB, the plaintiff waived its right to bring an action in superior court.The Supreme Court of New Hampshire reversed the Superior Court's decision, concluding that the dismissal of the complaint was inconsistent with the statutes governing appeals from planning board decisions. The court found that the plaintiff's initial appeal to the HAB was not late, but premature, as the ZBA had not yet resolved the issues. The court held that the dismissal of a premature appeal by the HAB while the ZBA appeal was pending did not foreclose the plaintiff from pursuing its complaint in superior court. View "Newfound Serenity, LLC v. Town of Hebron" on Justia Law

In California, a lawsuit was brought against the state by the AIDS Healthcare Foundation and the City of Redondo Beach. The plaintiffs argued that Senate Bill 10, which allowed local governments to bypass housing density restrictions, violated the initiative power of the California Constitution. The trial court ruled against the plaintiffs, leading them to appeal.Senate Bill 10 was enacted to address the severe shortage of housing in California. It provided local legislative bodies the authority to supersede local housing density caps, including those enacted by voter initiatives, in order to allow for more housing units per parcel of land. This power was not absolute; it could only be exercised in certain areas and required a supermajority vote to supersede caps adopted by local voter initiatives.The Court of Appeal upheld the lower court's decision, concluding that Senate Bill 10 did not violate the initiative power of the California Constitution. The appellate court reasoned that the housing shortage was a matter of statewide concern and that the bill conflicted with, and hence preempted, local initiatives that mandated housing density caps. Furthermore, the court determined that the bill's mechanism of granting local legislative bodies the discretion to supersede such caps was not constitutionally problematic.The court also rejected the plaintiffs' argument that existing voter initiatives constituted a preemptive exercise of the local legislative body’s discretion under Senate Bill 10, such that the body lacked the power to supersede such initiatives. The court found no textual support for this argument in the bill and concluded that such an interpretation would frustrate the purpose of Senate Bill 10. View "AIDS Healthcare Foundation v. Bonta" on Justia Law

The case centers around the dispute over the requirement for a supermajority vote in the Town of Bar Harbor's amendment to its Land Use Ordinance (LUO) concerning vacation rentals. Erica Brooks and Victoria Smith, both property owners in the town, argued that due to a 2-2 tie vote by the Planning Board on the proposed amendment, a two-thirds majority vote was necessary for the amendment to pass. The amendment, however, was enacted with a 60% majority vote. The Superior Court sided with the Town, asserting that the LUO language did not necessitate a supermajority vote.On appeal, the Maine Supreme Judicial Court affirmed the lower court's decision but did so on different grounds. The court agreed with the argument put forth by the Maine Municipal Association in an amicus brief, which asserted that irrespective of the LUO's language, under Maine statutes 21-A M.R.S. § 723(4) (2023) and 30-A M.R.S. § 2501 (2023), only a simple majority vote was required for the amendment to take effect, unless the Town's charter provided otherwise, which it did not. Therefore, the court concluded that the amendment was lawfully enacted with a simple majority vote, rendering the Town's supermajority requirement unenforceable. View "Brooks v. Town of Bar Harbor" on Justia Law

The Supreme Court of Iowa affirmed the decision of the Court of Appeals and the District Court in favor of the City of Des Moines, in a case brought by Lime Lounge, LLC. Lime Lounge, a bar, challenged a city ordinance requiring it to obtain a conditional use permit (CUP) to operate. After receiving noise complaints, the City revoked Lime Lounge's CUP, which was upheld in a prior appeal. Lime Lounge then challenged the ordinance arguing it was preempted by Iowa Code, violated equal protection and spot zoning prohibitions. The trial court dismissed Lime Lounge's claims and this decision was affirmed by the Court of Appeals.The Supreme Court of Iowa found that the city's ordinance was not preempted by state law. Rather, it was a proper exercise of the city's zoning authority and did not create a separate local alcohol license. The Court also rejected Lime Lounge's equal protection claim, holding that the city had a legitimate purpose in imposing a CUP on specific businesses selling alcohol. Finally, the Court dismissed the claim of illegal spot zoning, as Lime Lounge failed to prove that the city had engaged in such activity. The Court thus affirmed the dismissal of Lime Lounge's challenge to the ordinance. View "Lime Lounge, Inc. v. City of Des Moines, Iowa" on Justia Law

A private Catholic high school in Madison, Wisconsin, sued the city and other defendants, claiming that the city's decision to deny the school permission to install lights for nighttime athletic events violated the Religious Land Use and Institutionalized Persons Act (RLUIPA) and the Free Exercise Clause of the U.S. Constitution. The school also claimed a vested property right under Wisconsin law.In the United States Court of Appeals for the Seventh Circuit, the school argued that the city's actions amounted to unequal treatment and a substantial burden on its religious exercise. However, the court found that the school, as a master plan institution under the city's Campus-Institutional District ordinance, was not comparably situated to other institutions that had been granted lighting permits. The court also ruled that the city's denial of the permit did not amount to a substantial burden on the school's religious exercise under RLUIPA.Furthermore, the court found that the school's Free Exercise claim provided no additional protections beyond those under RLUIPA and thus could be dismissed. Lastly, the court rejected the school's vested rights claim, as the lighting permit application did not conform to the municipal zoning requirements in effect at the time. Consequently, the court affirmed the lower court's summary judgment in favor of the city. View "Edgewood High School of the Sacred Heart, Incorpor v. City of Madison, Wisconsin" on Justia Law

This case involves the Temple of 1001 Buddhas and others, who own a property in Fremont, California. They appealed against the City of Fremont's decision to uphold nuisance orders relating to their property based on alleged violations of the local building code. The plaintiffs argued that the appeals process used by the City of Fremont was preempted by section 1.8.8 of the California Building Code, which requires appeals to be heard by an independent agency or board, or the city's governing body. They also raised issues about the fairness of their administrative appeal hearing.The Court of Appeal of the State of California, First Appellate District, Division Four concluded that the City of Fremont's appeals process did conflict with the state law in relation to enforcement determinations based on violations of Fremont’s Building Standards Code. However, it rejected the plaintiffs' claims about procedural unfairness and zoning violations.The court reversed part of the judgment and directed the trial court to issue appropriate mandamus relief. This included compelling Fremont to establish an appeals board or authorized agency to hear appeals, or provide for an appeal to its governing body as required by section 1.8.8 of the Building Code. Furthermore, Fremont was compelled to set aside the administrative hearing decision sustaining the nuisance determinations in NOA 3 that are premised on violations of the Fremont Building Standards Code and to provide for an appeal for those nuisance determinations. View "Temple of 1001 Buddhas v. City of Fremont" on Justia Law