Justia Real Estate & Property Law Opinion Summaries

The Supreme Court affirmed the judgment of the intermediate court of appeals (ICA) vacating the circuit court's judgment affirming the decisions of the Maui Planning Commission approving an application for a special management area (SMA) use permit to build affordable housing and denying a petition to intervene in the SMA use permit application proceedings, holding that further proceedings were necessary.The SMA use permit was sought by Stanford Carr Development, LLC's (Carr), which sought to build affordable housing within the County of Maui's SMA. The Protect and Preserve Kahoma Ahupua'a Association (PPKAA) filed a petition to intervene in the proceedings. The Commission denied PPKAA's petition on the grounds that PPKAA failed to demonstrate that its interests were different from those of the general public and then approved the SMA use permit application. The ICA vacated the judgment. The Supreme Court affirmed, holding (1) PPKAA had standing to intervene as a matter of right and was denied procedural due process to protect its constitutional right to a clean and healthful environment; and (2) the Commission was required to make findings on the project's consistency with the general and community plans pursuant to Haw. Rev. Stat. 205A-26(2)(C). View "Protect & Preserve Kahoma Ahupua'a Ass'n v. Maui Planning Commission" on Justia Law

In this case involving the binding effect of a stipulation, the Supreme Court vacated in part the judgment of the intermediate court of appeals (ICA) and the circuit court's judgment with respect to the circuit court's order denying sanctions, but otherwise affirmed, holding that the lower courts erred by failing to treat the stipulation at issue as a binding agreement.Plaintiff brought a complaint for foreclosure against Defendants. After summary judgment was granted to Plaintiff but before any foreclosure sale, the parties entered into a stipulation filed with the court providing that the foreclosure sale would be continued while Defendants pursued a private sale. One defendant later filed a motion to compel and for sanctions, asserting that other defendants had blocked the transaction in contravention of the stipulation. The court denied the motion, and the property was subsequently sold at auction. The ICA affirmed, concluding that the circuit court's finding that there was no agreement for a private sale was not clearly erroneous. The Supreme Court reversed in part, holding that a stipulation made during the course of litigation that is reduced to writing, agreed to by all parties, and filed with the court generally operates like a contract and generally binds the parties to its terms. View "Provident Funding Associates, L.P. v. Gardner" on Justia Law

In this property dispute, the Supreme Court affirmed the judgment of the superior court in favor of Plaintiffs - Middle Creek Farm, LLC; Middlecreek, LLC; and Douglas and Catherine Politi - holding that the hearing justice did not err in partially granting Middle Creek Farm's motion for summary judgment in its declaratory judgment action.Middle Creek Farm brought this action seeking a declaration that Portsmouth Water & Fire District (PWFD) was required to provide water services to subdivision lots. The hearing justice decided that three sub-lots were entitled to water from PWFD and granted summary judgment as to those lots. The Supreme Court affirmed, holding (1) the superior court did not err in deciding that the sub-lots were within the district's coverage for distributing water; and (2) the hearing justice did not err when he denied PWFD's motion to dismiss for failure to join indispensable parties. View "Middle Creek Farm, LLC v. Portsmouth Water & Fire District" on Justia Law

In these appeals arising from adverse jury verdicts rendered in separate trials following an automobile accident involving Joseph Jenkins and Tessa Jordan, the Supreme Court affirmed in part and reversed in part, holding that the circuit court erred in part.The first trial resulted in the jury's calculation of damages sustained by Jenkins and his wife as a result of the accident, which the parties stipulated was caused through the fault of Jordan. The Jenkins also sued Safeco Insurance Company of America and liberty Mutual Insurance Company (collectively, Safeco) for conversion. After a second trial on the Jenkins' claims for compensatory and punitive damages Safeco appealed the jury's determination that the Jenkins were entitled to punitive damages. The Supreme Court (1) reversed the circuit court's order denying the Jordans' motion to set aside the verdict and for a new trial and remanded that case for a new trial, holding that the jury should have been instructed on Jenkins' duty to mitigate the loss of his vehicle; and (2) reversed the court's order denying Safeco's motion to reduce the punitive damages award, holding that remand was necessary to review the punitive damages award for excessiveness. View "Jordan v. Jenkins" on Justia Law

The Supreme Court affirmed the judgment of the circuit court declining to award Arrowhead Lake Estates Homeowners Association, Inc. attorney's fees after awarding Arrowhead Lake injunctive relief, holding that the circuit court did not abuse its discretion.Arrowhead Lake filed a petition for injunctive relief seeking to have an unapproved building removed and to be awarded attorney's fees. The circuit court ordered Homeowner to remove the unapproved building but did not award Arrowhead Lake attorney's fees. Arrowhead Lake appealed, arguing that it was entitled to attorney's fees based upon the language of the "Declaration of Covenants, Easements, and Restrictions of Arrowhead Lake Estates Subdivision." The Supreme Court affirmed, holding that where the Declaration's clear intent to provide recovery to a prevailing "lot owner" who brings suit to enforce the Declaration's terms and where Arrowhead Lake never claimed it was a "lot owner," the circuit court properly declined to award attorney's fees. View "Arrowhead Lake Estates Homeowners Ass'n, Inc. v. Aggarwal" on Justia Law

Skidmore’s West Virginia home sits 70-80 feet west of Norfolk’s railroad track, across Loop Creek. In 2001, Norfolk installed a culvert to drain surface water from its tracks into Loop Creek near Skidmore’s home. According to Skidmore, the water streaming from the culvert caused soil erosion and threatened the foundation of her home. Skidmore sued Norfolk in state court, alleging negligence, private nuisance, and trespass.Norfolk obtained a survey and deeds revealing that, in 1903, Norfolk obtained a right of way extending across Loop Creek, over part of the land on the other side. Part of Skidmore’s house sits atop the land over which the right of way runs. Norfolk asserted an affirmative defense that Skidmore lacked standing because she had no right to exclude Norfolk from the land. Skidmore amended her complaint to add claims for adverse possession and prescriptive easement (quiet title claims). Norfolk removed the case to federal court, arguing that the Interstate Commerce Commission Termination Act completely preempts the quiet title claims. The district court dismissed for lack of subject matter jurisdiction.The Fourth Circuit vacated. While 49 U.S.C. 10501(b) “entirely displaces” Skidmore’s quiet title claims, a conclusion that complete preemption applies means that the court has jurisdiction over ostensibly state-law claims. On remand, the court must convert Skidmore’s quiet title claims into claims under the Termination Act and may permit Skidmore to amend her complaint to clarify the scope of her Termination Act claims. View "Skidmore v. Norfolk Southern Railway Co" on Justia Law

Appellants filed suit against Dorchester County, seeking compensation pursuant to the Takings Clause of the Fifth Amendment for the death of their bees. Appellants contend that the bees died after the County sprayed pesticide in an effort to kill mosquitos, and the bees' death amounted to a taking of appellants' private property.The Fourth Circuit affirmed the district court's grant of the County's motion for summary judgment, holding that there was no taking because the loss of appellants' bees was only an incidental consequence of the County's action. The court noted that the death of appellants' bees is undoubtedly a tragedy, but the court cannot conclude that it was the foreseeable or probable result of the County's action when it is a clear outlier in terms of collateral damage arising out of the County's mosquito abatement effort. Therefore, because the death of the bees was neither intended nor foreseeable, the Takings Clause does not require compensation. View "Yawn v. Dorchester County" on Justia Law

Plaintiff Cameron Crogan was seriously injured when he rode his motorbike into a cable strung across a beach access road at the lakeside residential development where he lived with his family. As a result, his mother filed a negligence action against several entities related to the development, including the homeowners’ association and a separately formed beach association, as well as certain individuals in both their individual and representative capacities. The civil division granted defendants’ motions for summary judgment primarily on the grounds that, given the undisputed facts of this case, Vermont’s Recreational Use Statute protected them from liability, and the individual defendants did not owe plaintiff a duty of care in connection with the accident that led to this lawsuit. The Vermont Supreme Court concluded the individual defendants were entitled to summary judgment, but reversed the trial court’s determination that the Recreational Use Statute was applicable in this case. Accordingly, the case was remanded for further proceedings concerning plaintiff’s claims against the non-individual defendants. View "Crogan v. Pine Bluff Estates et al." on Justia Law

In this quiet title action, the Supreme Court reversed the summary judgment in favor of Defendant, holding that Defendant did not conclusively negate unsound-mind tolling pleaded as an exception to limitations.Plaintiff, a person who alleged a mental incapacity, sought to prevent Defendant, his aunt, from evicting him from property he had inherited, arguing that a deed to Defendant that he had signed years earlier was void due to his lack of capacity. Defendant moved for traditional summary judgment based on the statute of limitations. In response, Plaintiff invoked the unsound-mind tolling statute. The trial court granted summary judgment for Defendant. The court of appeals affirmed. The Supreme Court reversed, holding (1) because Defendant moved for traditional summary judgment on limitations and Plaintiff raised the unsound-mind tolling statute, Defendant had the burden to conclusively negate Plaintiff's assertion of mental capacity; (2) because Defendant offered no evidence regarding Plaintiff's soundness of mind, she failed to carry her burden; and (3) therefore, the court of appeals erred in affirming the trial court's order granting Defendant summary judgment. View "Draughon v. Johnson" on Justia Law

In this tax exemption case concerning privately owned real property in Galveston County the Supreme Court affirmed the judgment of the court of appeals affirming the district court's grant of summary judgment for the Galveston Central Appraisal District, holding that Odyssey 2020 Academy was not entitled to an exemption from the ad valorem tax.The property at issue was subleased by Odyssey, which used the property to operate a public charter school. Odyssey contractually agreed to pay the property owners' ad valorem taxes and requested that the Galveston Central Appraisal District exempt the property from taxation as "property owned by this state" under section 11.11(a) of the Tax Code. The District denied the exemption request. On review, the district court granted summary judgment for the District. The court of appeals affirmed. The Supreme Court affirmed, holding that, on these facts, the Constitution does not merit an exemption for Odyssey. View "Odyssey 2020 Academy, Inc. v. Galveston Central Appraisal District" on Justia Law