Plaintiff brought this suit against the City and County of Honolulu and the State, challenging the approval of a rail project and arguing that state law required that an archaeological inventory survey be completed prior to any approval or commencement of the project. The circuit court granted summary judgment in favor of the City and State on all of Plaintiff's claims. The Supreme Court vacated the circuit court's judgment on Plaintiff's claims that challenged the rail project under Haw. Rev. … [Read more...]

The issue before the Supreme Court in this case centered on whether a deed executed in 1881 reserving the subsurface and removal rights of "one half of the minerals and petroleum oils" in the grantor included any natural gas contained within the shale formation beneath the subject land. The trial court, relying on the 1882 Supreme Court decision "Dunham & Shortt v. Kirkpatrick," (101 Pa. 36 (Pa. 1882)) and its progeny, held that because the deed reservation did not specifically reference … [Read more...]

Petitioner Hannaford Brothers Company appealed a superior court order that dismissed its appeal of a Town of Bedford Zoning Board of Adjustment (ZBA) decision for lack of standing. Petitioner owned and operated a 36,541 square foot supermarket on Route 101 in Bedford’s commercial district. Petitioner obtained planning board approval for its supermarket in November 2006, shortly after the Town of Bedford (Town) enacted a zoning ordinance amendment restricting the size of any single building in … [Read more...]

This dispute involved the rights of the County and the rights of a public utility, Laclede, in shared easements. On appeal, the County challenged the district court's grant of Laclede's motion for preliminary injunction. The order enjoined the County from, among other things, constructing any additional portion of retaining wall on top of gas lines on the Pitman easement; removing, or hiring another entity to remove any portion of the Pitman Hill Road gas lines located on the Pitman easement; … [Read more...]

The mall is bounded by a railroad track and drainage ditches owned by CSX. Houses beyond the track are higher than the track, which is higher than the mall. CSX’s predecessor installed a berm, straddling the property line, to prevent storm water from flowing onto the mall property. In 2010 storm water breached the berm. Runoff and debris from CSX’s property flowed down the slope and overwhelmed a private storm water inlet in the mall parking lot. CSX assured mall representatives that it planned … [Read more...]

Petitioner Peter Kaseburg was a littoral owner on Lake Pend Oreille who held an encroachment permit for a series of decaying wooden pilings that were driven into the lakebed in the 1930s. With the exception of a single piling that a neighboring marina uses to anchor one of its docks, the pilings never had any known navigational purpose. Petitioner applied to the Idaho Department of Lands (IDL) for a permit to replace ten of the wooden pilings with steel pilings, but failed to specify any … [Read more...]

A lakefront property was zoned residential but was historically operated as a marina pursuant to special-use permits allowing nonconforming use. The Supreme Court previously held that while the use of the property as a marina was lawful under the special-use permits, the permits did not allow an expansion of use that included on-premises consumption of alcohol with live entertainment, karaoke, and full-moon parties. The owner of the property subsequently sought to operate a bar on a structure … [Read more...]

At dispute in this case was passway located in Robertson County. Appellants, several individuals, contended that the passway was a private drive, whereas Appellees, Robertson County and one individual, contended that the passway was a county road. Appellants unsuccessfully petitioned the county fiscal court to abandon, or discontinue, the county road system. Appellants then filed a complaint in the circuit court seeking a declaratory judgment that the disputed section was not a lawfully adopted … [Read more...]

Plaintiff The Sunapee Difference, LLC appealed: (1) a superior court order that granted summary judgment to the State on Sunapee’s claims for breach of contract, equitable estoppel, promissory estoppel, breach of an implied covenant of good faith and fair dealing, reformation, and inverse condemnation; and (2) an order partially granting the State's motion to dismiss Sunapee's inverse condemnation claim. The State appealed the superior court's order that ruled Sunapee had standing to bring a … [Read more...]

Defenders sued the EPA based on the EPA's alleged failure to promptly promulgate revisions to certain effluent limitations and effluent limitations guidelines under the Clean Water Act (CWA), 33 U.S.C. 1251 et seq. UWAG, an association of energy companies and three national trade associations of energy companies, appealed the denial of intervention and also asserted that the court should vacate the district court's order entering a consent decree between Defenders and the EPA because the … [Read more...]

Mingo Logan applied to the Corps for a permit under section 404 of the Clean Water Act (CWA), 33 U.S.C. 1344, to discharge dredged or fill material from a mountain-top coal mine in West Virginia into three streams and their tributaries. The Corps issued the permit to Mingo Logan, approving the requested disposal sites for the discharged materials. Four years later, the EPA invoked its subsection 404(c) authority to "withdraw" the specifications of two of the streams as disposal sites, thereby … [Read more...]

The mall is bounded by a railroad track and drainage ditches owned by CSX. Houses beyond the track are higher than the track, which is higher than the mall. CSX’s predecessor installed a berm, straddling the property line, to prevent storm water from flowing onto the mall property. In 2010 storm water breached the berm. Runoff and debris from CSX’s property flowed down the slope and overwhelmed a private storm water inlet in the mall parking lot. CSX assured mall representatives that it planned … [Read more...]

Plaintiffs sued the Agencies, challenging changes to the Survey and Manage Standard (Standard) of the Northwest Forest Plan. Plaintiffs and the Agencies negotiated a settlement which the district court approved and entered in the form of a consent decree. D.R. Johnson appealed, contending that the district court's approval of the consent decree was an abuse of discretion. At issue was whether a district court could approve resolution of litigation involving a federal agency through a consent … [Read more...]

In 2007, the Army Corps of Engineers issued two nationwide general permits that authorized surface and underground coalmining operations to discharge dredged and fill material into waters of the United States. The Corps conducted a public notice-and-comment period and completed a cumulative-impacts analysis that projected the permits’ respective environmental impacts before determining that compensatory mitigation would reduce adverse impacts to a minimal level. The Corps disclosed its analyses … [Read more...]

A limited liability company (Company) filed an application for a special exception to build a Washington Metropolitan Area Transit Authority (WMATA) bus maintenance facility on a parcel of land in County. A County Board of Supervisors (Board) supervisor disclosed that the supervisor had received campaign contributions from attorneys representing Company, and two other supervisors disclosed that they were principal director and alternate director of WMATA. The Board approved the application. The … [Read more...]

Plaintiffs installed a gabion seawall on their property to mitigate the effects of erosion. Plaintiffs did not seek approval from the town or the department of environmental protection (department) before constructing the seawall. The town subsequently issued a cease and desist order to Plaintiffs, and the department issued a notice of violation to Plaintiffs. Plaintiffs submitted a permit application to the department attempting to obtain permission to retain the seawall. The department denied … [Read more...]

Unit owner Palm had a dispute with his condominium association, and sought access to records and financial information. Chicago, a home rule unit, has an ordinance that requires production within three business days. Production was resisted on the theory that the ordinance was beyond the city’s home rule authority because state statutes allow 30 days to respond to such requests, and, unlike the ordinance, limit the age of the requested documents to 10 years, and require that a proper purpose be … [Read more...]

This appeal arose from a dispute between the City and RBIII where the City demolished a dilapidated building on property that RBIII owned. The City did not provide notice to RBIII before razing the structure and RBIII filed suit against the City. The district court granted summary judgment for the City on all claims except a Fourteenth Amendment procedural due process claim and a Fourth Amendment unreasonable search and seizure claim. Those claims were tried to a jury, which returned a verdict … [Read more...]

Plaintiff applied for a special permit to open an adult entertainment establishment within an industrial district. By the terms of a City ordinance, adult entertainment was forbidden on sites within an industrial district. The City denied Plaintiff's application. The Zoning Board of Appeals denied Plaintiff's appeal for variances from the ordinances. At issue on appeal was whether the City's zoning ordinances violated the First Amendment by preventing Plaintiff from opening his adult … [Read more...]

The City of St. Louis passed ordinances authorizing a redevelopment plan proposed by Northside Regeneration. Plaintiffs filed a petition requesting a preliminary judgment to prevent the City and Northside from moving forward with the redevelopment plan. The trial court denied the request and set the case for trial. Intervenors subsequently intervened and filed a petition for declaratory judgment alleging that the redevelopment plan was in violation of and contrary to conditions set forth in Mo. … [Read more...]

This case involved an inverse-condemnation dispute over ten acres. At issue was who had title to the parcel: the Texas Department of Transportation (TxDOT), the City of Edinburg (City), or API Pipe Supply and Paisano Service Company (collectively, API). In 2003, the trial court awarded the City a "fee title" to the property subject to a drainage easement granted to TxDOT. In 2004, the trial court entered a judgment purporting to render the 2003 judgment null and void. API claimed the judgment … [Read more...]

This appeal was taken from a district court order in a quiet title action. While the appeal was pending, the Bureau of Land Management (BLM) declared twenty-seven unpatented mining claims asserted by Appellant forfeit and void by operation of law because Appellant failed to comply with the statutory mining claim maintenance requirement. Consequently, Respondent filed a motion to dismiss the appeal, arguing that the appeal was rendered moot when the BLM declared Appellant's asserted claims … [Read more...]

This case involved a three-way transfer of boat tie-up spaces in a recreational subdivision. The principal issue before the Supreme Court was whether the trial court erred in requiring the joinder of one of the people involved in the transfer as an indispensable party. Upon review, the Court concluded that the trial court did not err because appropriate relief could not be afforded in the absence of the person in question. The Supreme Court also concluded that the case was properly dismissed … [Read more...]

In 1903 the railroad acquired a right-of-way for a 100-foot wide, 76-mile long, strip across Arizona land near the Mexican border. After operating for about 100 years, the railroad initiated proceedings to abandon the railway with the Department of Transportation’s Surface Transportation Board, which issued a Notice of Interim Trail or Abandonment (NITU) in 2006 authorizing conversion to a public trail under the National Trails System Act Amendments of 1983, 16 U.S.C. 1247(d). The landowners … [Read more...]

Elba Township brought an action against the Gratiot County Drain Commissioner seeking to enjoin the commissioner from consolidating the drainage districts associated with the No. 181-0 drain and its tributary drains. Elba Township argued that the consolidation proceedings had violated the Drain Code because the No. 181-0 drain petition for consolidation lacked the statutorily required number of freeholder signatures and the notice of the hearing by the board of determination had been deficient. … [Read more...]

Firebaugh claimed that a lack of adequate drainage in part of the Central Valley Project (CVP) caused poor quality water flow into its service area. Firebaugh argued that Interior should be ordered to provide the necessary drainage or, alternatively, to pay money damages. The court held that Interior's broad discretion in matters of drainage precluded both claims. Firebaugh's proposals did not involve discrete actions that Interior was legally required to take; rather, they involved matters of … [Read more...]

This case involved a mediated settlement agreement between two of the heirs of Alfredo and the executrix of his estate, Maria. The superior court ordered Plaintiffs, Lucilio and Patricia, to execute general releases and pay attorney's fees incurred by Maria in seeking to enforce the settlement agreement. Plaintiffs appealed, arguing that the superior court erred in ordering them to execute general releases with terms that were materially different from those contemplated during settlement … [Read more...]

Petitioners Steve and Laura Trefethen appealed a superior court order that dismissed their appeal from a Town of Derry Zoning Board of Adjustment for lack of subject matter jurisdiction. The Board concluded that the petitioners' appeal was untimely filed, but the Supreme Court disagreed. The decision was reversed and the matter remanded for further proceedings. Trefethen v. Town of Derry … [Read more...]

Petitioner Town of Bartlett Board of Selectmen appealed a superior court order that upheld a decision of the Town of Bartlett Zoning Board of Adjustment (ZBA) finding that a sign erected by intervenor River Run Company, Inc. (River Run) was permitted under the Town's zoning ordinance. Upon review of the applicable ordinances and the superior court record, the Supreme Court found no error in the superior court's decision and affirmed. Town of Bartlett Board of Selectmen v. Town of Bartlett … [Read more...]

Appellants in this case were rental property owners in the City of La Vista. Appellant sought a declaration that the City's ordinance establishing a rental housing licensing and inspection program was unconstitutional. Appellants claimed that the ordinance's application to rental property residences only, and not to owner-occupied residences, was an arbitrary and unreasonable classification that violated Nebraska's constitutional prohibition against special legislation. The district court … [Read more...]

Plaintiffs obtained a variance from the zoning board of appeals (board) to construct a single-family house on their lakefront property. Plaintiffs then applied for and received a zoning permit and building permit from the town of Lebanon (town) to construct the house. After construction was completed, Plaintiffs constructed a deck. Plaintiffs did not receive the required building permits for the deck, nor did they notify the town of the deck's construction. Several years later, the zoning … [Read more...]

The Village commenced this action against the Corps to require it to honor commitments made to the Village and other North Carolina towns when developing its plan to widen, deepen, and realign portions of the Cape Fear River navigation channel. The district court dismissed the complaint for lack of subject matter jurisdiction. The court agreed with the district court's holding that the Corps' failure to implement "commitments" made to the Village during development of the plans for the project … [Read more...]

Plaintiff owned and operated certain water and sewer facilities in the City of Fort Wayne. The facilities were divided into two separate geographic areas - the North System and the Aboite System. In 2002 the City passed a resolution appropriating and condemning the North System. The City assessed damages in the amount of $14,759,500. Plaintiff challenged the condemnation proceedings alleging that the City failed to follow the proper eminent domain or condemnation statutes. The trial court … [Read more...]

In this appeal, the court considered whether San Rafael's mobilehome rent regulation violated the park owners' substantive due process rights, constituted a regulatory taking under Penn Central Transportation Co. v. New York City, or ran afoul of the public use requirement of the Fifth Amendment under the standards articulated in Kelo v. City of New London. The court concluded that the district court properly rejected the City's arguments that MHC's claims were barred by the statute of … [Read more...]