Justia Civil Procedure Opinion Summaries

The question presented in this case was whether the building inspection fees assessed by defendant, the city of Troy (the City), were “intended to bear a reasonable relation to the cost” of acts and services provided by the City’s Building Inspection Department (Building Department) under the Construction Code Act (CCA). The Michigan Supreme Court held the City’s use of the revenue generated by those fees to pay the Building Department’s budgetary shortfalls in previous years violated MCL 125.1522(1). “While fees imposed to satisfy the alleged historical deficit may arguably be for ‘the operation of the enforcing agency or the construction board of appeals,’ this does not mean that such fees ‘bear a reasonable relation’ to the costs of acts and services provided by the Building Department. Here, the Court was satisfied plaintiffs presented sufficient evidence to conclude that the City established fees that were not intended to “bear a reasonable relation” to the costs of acts and services necessary to justify the City’s retention of 25% of all the fees collected. Furthermore, the Supreme Court determined there was no express or implied monetary remedy for a violation of MCL 125.1522(1). Nonetheless, plaintiffs could seek declaratory and injunctive relief to redress present and future violations of MCL 125.1522(1). Because the City has presented evidence to justify the retention of a portion of these fees, the Supreme Court remanded to the trial court for further proceedings. Lastly, the Supreme Court concluded there was no record evidence establishing that plaintiffs were “taxpayer[s]” with standing to file suit pursuant to the Headlee Amendment. On remand, the trial court was mandated to allow plaintiffs’ members an opportunity to establish representational standing on plaintiffs’ behalf. View "Michigan Association of Home Builders v. City of Troy" on Justia Law

In 2008, Kane County, Utah sued the United States under the Quiet Title Act, which was “the exclusive means by which adverse claimants c[an] challenge the United States’ title to real property.” Kane County alleged that it held title to fifteen rights-of-way under Section 8 of the Mining Act of 1866, more commonly known as “Revised Statute (R.S.) 2477.” In this case’s third trip before the Tenth Circuit Court of Appeals, the issue this time was Southern Utah Wilderness Alliance’s (SUWA) challenge to the district court’s denial of its second motion to intervene. SUWA filed this second motion after the Tenth Circuit reversed the district court’s determinations on the width of rights-of-way on three roadways. Responding to the issues raised, the Tenth Circuit concluded: SUWA had standing to intervene as a party defendant; SUWA’s second motion to intervene was reviewable de novo and not for an abuse of discretion; and SUWA met all requirements to intervene as of right under Rule 24(a)(2) of the Federal Rules of Civil Procedure. The Court therefore reversed the district court’s denial of SUWA’s second motion to intervene. View "Kane County, Utah v. United States" on Justia Law

January 13, 2017, a Sonoma County Permit and Resource Management Department engineer inspected respondent’s property and observed inadequate and unpermitted retaining walls, one of which directed water to a single point directly above a failed 25-foot bank that had deposited five cubic yards of earth onto Riverview Drive. Unpermitted grading and terracing had contributed to bank failure and deposit of material into a nearby watercourse. On January 19, a rainstorm caused a four-foot wall of mud to slide onto Riverview Drive. Respondent moved earthen materials from the road, resulting in the runoff of materials into a local stream and on neighboring private property. Respondent believed his actions either did not require permits or were emergency measures. Respondent failed to comply with an administrative order requiring him to abate the code violations and pay abatement costs and civil penalties. Sonoma County filed suit. Respondent did not file a responsive pleading. The court entered a default judgment that ordered penalties significantly lower than ordered by the administrative hearing officer. The court of appeal reversed the order imposing civil penalties at the rate of $20 per day and directed the court to modify its judgment to require payment at $45 per day. That provision of the court’s order altered a final administrative order, was entirely unexplained, and provided respondent with a windfall he did not request. View "County of Sonoma v. Gustely" on Justia Law

Mercer University sought immunity from liability for claims by the estate and family of Sally Stofer, who was fatally injured when she fell at a free concert hosted by the university at Washington Park in Macon, Georgia in July 2014. The park was owned by Macon-Bibb County, but Mercer had a permit to use the park for its concert series. The concert series was planned, promoted, and hosted by Mercer’s College Hill Alliance, a division of Mercer whose stated mission is to foster neighborhood revitalization for Macon’s College Hill Corridor. The trial court concluded, and the Court of Appeals agreed, that defendant was not entitled to summary judgment on its claim of immunity under Georgia’s Recreational Property Act, given evidence that Mercer hosted the concert and it might (at least indirectly) benefit financially from the event. In arriving at this conclusion, the Georgia Supreme Court surmised the Court of Appeals was led astray by language in the Supreme Court’s most recent relevant decision that was inconsistent with previous case law. After careful consideration of the statutory text and a thorough review of the case law, the Georgia Supreme Court concluded that whether immunity was available under this provision requires a determination of the true scope and nature of the landowner’s invitation to use its property, and this determination properly is informed by two related considerations: (1) the nature of the activity that constitutes the use of the property in which people have been invited to engage, and (2) the nature of the property that people have been invited to use. Clarifying that considerations of evidence of Mercer’s subjective motivations in hosting the concert and some speculation of the indirect benefits Mercer might have received as a result of the concert were generally improper, the Supreme Court vacated the Court of Appeals’ decision and remanded the case with direction that the court revisit its analysis consistent with the standard that was clarified here. View "Mercer University v. Stofer" on Justia Law

Scott Township passed an ordinance requiring that “[a]ll cemeteries . . . be kept open and accessible to the general public during daylight hours.” Knick, whose 90-acre rural property has a small family graveyard, was notified that she was violating the ordinance. Knick sought declaratory relief, arguing that the ordinance caused a taking of her property, but did not bring an inverse condemnation action. The Township withdrew the violation notice and stayed enforcement of the ordinance. The state court declined to rule on Knick’s suit. Knick filed a federal action under 42 U.S.C. 1983, alleging that the ordinance violated the Takings Clause. The Third Circuit affirmed the dismissal of her claim, citing Supreme Court precedent (Williamson County) that property owners must seek just compensation under state law in state court before bringing a federal claim under section 1983. The Supreme Court reversed. A government violates the Takings Clause when it takes property without compensation; a property owner may bring a Fifth Amendment claim under section 1983 at that time. The Court noted that two years after the Williamson County decision, it returned to its traditional understanding of the Fifth Amendment in deciding First English Evangelical Lutheran Church. A property owner acquires a right to compensation immediately upon an uncompensated taking because the taking itself violates the Fifth Amendment. The Court expressly overruled the state-litigation requirement as "poor reasoning" resulting from the circumstances in which the issue reached the Court. The requirement was unworkable in practice because the “preclusion trap” prevented takings plaintiffs from ever bringing their claims in federal court. There are no reliance interests on the state-litigation requirement. If post-taking compensation remedies are available, governments need not fear that federal courts will invalidate their regulations as unconstitutional. View "Knick v. Township of Scott" on Justia Law

Montana-Dakota Utilities Co. (“MDU”) appealed, and Lavern Behm cross-appealed a judgment dismissing MDU’s eminent domain action. Because the North Dakota Supreme Court determined the district court misapplied North Dakota law in concluding a taking was not necessary for a public use, the Supreme Court reversed and remanded for trial on eminent domain damages to be awarded to Behm. View "Montana-Dakota Utilities Co. v. Behm" on Justia Law

Williams County appealed a the district court’s determination that its oil and gas leases with Twin City Technical LLC, Three Horns Energy, LLC, Prairie of the South LLC, and Irish Oil & Gas Inc. (“Lessees”), were void because the County failed to comply with the public advertising requirements for the lease of public land as provided in N.D.C.C. ch. 38-09. The Lessees sued the County in September 2015, about three and a half years after executing the leases. The North Dakota Supreme Court found record showed the Lessees received a June 2013 letter informing them of potential issues with the County’s mineral ownership. The Lessees contacted the County about the ownership issues by letter in April 2015. The County submitted an affidavit from its auditor stating bonus payments had already been spent and repayment would cause great hardship. Viewing the evidence and reasonable inferences drawn from the evidence in a light favorable to the County, the Supreme Court concluded there were genuine issues of material fact as to whether laches applied to bar the Lessees’ claim for repayment of the bonuses. The Supreme Court reversed that part of the judgment and remand for proceedings related to whether the Lessees’ delay in bringing their lawsuit was unreasonable, and whether the County was prejudiced by the delay. The Court affirmed as to all other issues. View "Twin City Technical LLC, et al. v. Williams County, et al." on Justia Law

Robert and Laurie Banderet and other plaintiffs (“Landowners”) appealed a judgment dismissing their complaint seeking declaratory and injunctive relief against the Sargent County Water Resource District and Ransom County Water Resource District relating to a drainage project. The Landowners had sought a judgment declaring: (1) the Drain 11 project could not be funded as maintenance within six years at $4 per acre being assessed to the Landowners; (2) the Landowners were entitled to a hearing and vote on the project; and (3) benefited properties in Ransom County had to be included in the Drain 11 assessment district. The Landowners requested a permanent injunction restraining the Sargent County Water Resource District from proceeding with the Drain 11 project. The North Dakota Supreme Court affirmed, concluding the Landowners were not entitled to equitable relief, and the district court properly dismissed the Landowners’ complaint. View "Banderet,et al. vs. Sargent Count Water Resource District, et al." on Justia Law

This appeal centered on the distribution of water to water right 95-0734 in the Twin Lakes-Rathdrum Creek Drainage Basin. Sylte Ranch, LLC, was the current claimant on water right 95- 0734, which dated from 1875 and provided natural flow stockwater from Rathdrum Creek. In September 2016, Idaho Department of Water Resources (IDWR) issued a letter of instructions to the local watermaster in response to a complaint that he was releasing storage water from Twin Lakes contrary to a 1989 Final Decree that established all existing rights to Twin Lakes’ surface waters, tributaries, and outlets. These instructions led Sylte to file a Petition for Declaratory Ruling, arguing that IDWR should set aside and reverse the instructions because they improperly limited water right 95-0734 to Twin Lakes’ natural tributary inflow. Twin Lakes Improvement Association, et al., and Twin Lakes Flood Control District intervened in the case. Following cross motions for summary judgment, IDWR issued a Final Order, in which it upheld the instructions and granted intervenors’ motion for summary judgment. Sylte then sought judicial review and the district court affirmed IDWR’s Final Order. Sylte timely appealed to the Idaho Supreme Court. The Supreme Court affirmed the district court’s determination to uphold IDWR’s Final Order because the instructions complied with the plain language of the 1989 Final Decree. View "Sylte v. IDWR" on Justia Law

This case involved a dispute over the planned construction of a high-rise condominium along the Gulf of Mexico in Orange Beach, Alabama. The Perdido Dunes property shared common boundaries with property containing other beachfront condominium buildings. Phoenix East, a Condominium, was a 14-story condominium with 158 residential units located adjacent to and directly east of the Perdido Dunes property. In 2004, Hurricane Ivan effectively destroyed an 8-unit portion of Perdido Dunes. The City's zoning regulations prohibited Perdido Dunes from separating into two parcels, but the City would allow Perdido Dunes to split the PDAI (the condominium association) into two neighborhood associations governed by a master association. The ownership interest in the Master Association would comprise the unit owners of two newly created neighborhood associations, namely the Perdido Dunes Tower Condominium Owners Association, Inc. and the Perdido Dunes 2006 Condominium Owners Association, Inc. The PD Tower Association would serve as the association for Perdido Dunes Tower, a prospective 10-story, 20-unit condominium building measuring 56 feet in length that was to be developed by Perdido Dunes Tower, LLC ("Tower LLC"), on the land where the 8-unit building had been located. The City issued a building permit to Tower LLC in 2008, authorizing it to begin construction of Perdido Dunes Tower. The planned construction was interrupted in 2015, when the City notified Tower LLC of concerns relating to the width of the proposed Perdido Dunes Tower in relation to the neighboring properties, namely Phoenix East and Phoenix VIII. The City directed that Tower LLC could not begin substantial construction on the building, and the City informed Tower LLC that its building permit would be revoked. If the building permit were revoked, Tower LLC would be required to apply for a new permit under updated City building standards, which, according to the trial court's judgment being challenged on appeal, "would have required significant additional undertakings by the Tower LLC to attempt to complete the building of a compliant tower structure." To challenge the proposed Perdido Tower project, the Phoenix entities sued, arguing the consent decree that resulted between the City and the Master Association was void. The Alabama Supreme Court determined the Phoenix VIII Association lacked standing to challenge the consent decree; the Court ruled Phoenix East Association had standing, but "its challenge to the consent decree is unavailing, and the consent decree is affirmed." View "Phoenix East Association, Inc. v. Perdido Dunes Tower, LLC, et al." on Justia Law