Latest 7 Cases This Week: Leftwich v. Brewster (Ala.), Ruiz v. County of San Diego (Cal. Ct. App.), Schreiber v. Lee (Cal. Ct. App.)

How Allen v. Cooper Breaks Important New (if Dubious) Ground on Stare Decisis

VIKRAM DAVID AMAR

Illinois Law dean and professor Vikram David Amar comments on language in a recent U.S. Supreme Court decision, Allen v. Cooperdiscussing constitutional stare decisis in the context of state sovereign immunity. Amar points out some of the problems with the Court’s jurisprudence on state sovereign immunity and Congress’s Section 5 power, and he questions the Allen majority’s embrace of a “special justification” requirement for constitutional stare decisis.

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Leftwich v. Brewster

Court: Supreme Court of Alabama

Docket: 1180796

Opinion Date: April 3, 2020

Judge: Mendheim

Areas of Law: Civil Procedure, Professional Malpractice & Ethics, Real Estate & Property Law

Jimmy Leftwich, Jr., appealed a circuit court's denial of his motion for a new trial in his negligence action against Steven Brewster. Leftwich alleged that Brewster breached a duty to competently inspect a house that Leftwich purchased. The jury returned a verdict in favor of Brewster. On appeal, Leftwich contended the trial court erred in failing to disqualify two jurors for cause and that the trial court erroneously excluded vital evidence that provided estimated costs to repair the home. After review, the Alabama Supreme Court found no reversible error and affirmed the judgment of the trial court.

Ruiz v. County of San Diego

Court: California Courts of Appeal

Docket: D074654(Fourth Appellate District)

Opinion Date: April 7, 2020

Judge: Richard D. Huffman

Areas of Law: Government & Administrative Law, Real Estate & Property Law, Zoning, Planning & Land Use

Sonia and Hector Ruiz's (together Ruiz) home flooded because their privately owned underground storm drain pipe rusted out after 50 years of use. They sued the County of San Diego (County) for inverse condemnation, and after a bench trial the court entered judgment in their favor (essentially the cost of replacing their metal pipe (the Ruiz pipe)) with a reinforced concrete pipe. The primary issue on appeal was whether a privately owned storm drain pipe located on private property, for which a public entity had rejected an offer of dedication, nevertheless became a public improvement because "public water" drained through it. After review of the trial court record, the Court of Appeal agreed with the County that under settled law, the answer is no. The County also contended the trial court's alternative basis for imposing liability, that the County acted unreasonably in discharging water through a public drainage system that connects to the Ruiz pipe, also failed. "Even viewing the evidence most favorably to Ruiz, the evidence is insufficient to sustain the judgment on this theory." Accordingly, judgment was reversed with directions to enter judgment for the County.

Schreiber v. Lee

Court: California Courts of Appeal

Docket: A149969(First Appellate District)

Opinion Date: April 9, 2020

Judge: Kathleen M. Banke

Areas of Law: Landlord - Tenant, Personal Injury, Real Estate & Property Law

Schreiber resided in her apartment since the building was built in 1980. She was seriously injured when she fell through a skylight built into the apartment's deck. Lee built and previously owned the three-unit building. At the time of the accident, Lee’s adult children owned the property, which was managed by Golden. Before trial, Schreiber settled with the Lee children for $2.5 million. The trial court denied Lee’s motion for nonsuit on the ground Schreiber’s claims were based on a patent construction defect and barred by the statute of repose. The jury awarded Schreiber damages of over $2.6 million, allocating 12 percent of fault to Schreiber, 54 percent to Lee, 16 percent to Golden, and 18 percent collectively to the Lee children. After reducing the verdict to reflect Schreiber’s percentage of fault, the court offset the entirety of the economic damages by the amount of the settlement attributable to such damages; it denied any credit to Lee and Golden for the noneconomic damages and entered judgment against Lee for $756,000 and against Golden for $224,000. The court of appeal affirmed in all respects except as to the settlement credit, Golden, but not Lee, is entitled to a credit against both economic and noneconomic damages. The court noted the "unusual circumstances," that the Lee children were not only found independently negligent but also bore imputed liability for Golden's negligence.

Brown v. Compass Harbor Village Condominium Ass'n

Court: Maine Supreme Judicial Court

Citation: 2020 ME 44

Opinion Date: April 9, 2020

Judge: Horton

Areas of Law: Contracts, Real Estate & Property Law

The Supreme Judicial Court vacated in part and affirmed in part the lower court's judgment in favor of Plaintiffs and against Compass Harbor Village Condominium Association and Compass Harbor Village, LLC (collectively, Compass Harbor), holding that the court erred in ordering specific performance and entering judgment for Plaintiffs on the claim brought pursuant to the Maine Unfair Trade Practices Act (UTPA), Me. Rev. Stat. 5, 205-A to 2014. Plaintiffs brought suit alleging that Compass Harbor's actions with respect to maintenance and governance of the Association caused their units to lose value. The lower court found that Compass Harbor breached the contracts between it and Plaintiffs, the LLC violated its fiduciary duties to Plaintiffs, and Compass Harbor violated section 207 of the UTPA. The court awarded damages to Plaintiffs and entered an order of specific performance requiring Compass Harbor to abide by its contractual and fiduciary duties in the future. The Supreme Judicial Court vacated the judgment in part, holding (1) the UTPA did not apply in this case; (2) the court did not clearly err in calculating damages; and (3) the court went beyond its discretion in entering an order that would involve the court in continuous supervision of Compass Harbor's performance over an indefinite period.

Twin Creeks Farm & Ranch v. Petrolia Irrigation District

Court: Montana Supreme Court

Citation: 2020 MT 80

Opinion Date: April 7, 2020

Judge: Beth Baker

Areas of Law: Environmental Law, Real Estate & Property Law

The Supreme Court affirmed in part and reversed in part the findings of the Water Court in adjudicating two of Twin Creeks's water rights claims, holding that the Water court did not err in finding that Twin Creeks abandoned one claim by nonuse but misapprehended the effect of testimony regarding the second claim's historical use. Five Twin Creeks claims were at issue before the Water Court. After a hearing, the Water Court issued a closing order ordering changes to four of the claims and removing the issue remarks. At issue on appeal were the statements of claim 40B109102-00 (the 102 claim) and 40B109104-00 (the 104 claim). The Supreme Court held (1) the Water Court did not err in finding that the 102 claim was abandoned by nonuse because the intent to abandon occurred concurrently with the nonuse; and (2) the Water Court erred finding that Petrolia Irrigation District did not overcome the presumption that the 104 claim was correct as filed.

PHG Asheville, LLC v. City of Asheville

Court: North Carolina Supreme Court

Docket: 434PA18

Opinion Date: April 3, 2020

Judge: Ervin

Areas of Law: Government & Administrative Law, Real Estate & Property Law, Zoning, Planning & Land Use

The Supreme Court affirmed the decisions of the court of appeals and the trial court holding that the City of Asheville improperly denied an application for the issuance of a conditional use permit submitted by PHG Asheville, LLC seeking authorization to construct a hotel in downtown Asheville, holding that the City lacked the authority to deny the requested conditional use permit. The trial court determined that PHG was entitled to the issuance of the requested conditional use permit because the City had improperly concluded that PHG failed to present competent, material, and substantial evidence tending to show that the proposed hotel satisfied the standards of a conditional use permit set out in the City's unified development ordinance. The court of appeals affirmed. The Supreme Court affirmed, holding that PHG presented competent, material, and substantial evidence that the proposed hotel satisfied the relevant conditional use permit standards set out in the City's unified development ordinance.

Town of Pinebluff v. Moore County

Court: North Carolina Supreme Court

Docket: 398PA18

Opinion Date: April 3, 2020

Judge: Robin E. Hudson

Areas of Law: Government & Administrative Law, Real Estate & Property Law, Zoning, Planning & Land Use

The Supreme Court reversed the judgment of the court of appeals affirming the trial court's summary judgment for the Town of Pinebluff, holding that the court of appeals erred in concluding that Session Law 1999-35 required Moore County to approve Pinebluff's expansion request. Session Law 1999-35 amended North Carolina's extraterritorial jurisdiction (ETJ) statute, N.C. Gen. Stat. 160A-360, as it pertained to Pinebluff. After Pinebluff annexed land extending beyond the town's corporate boundaries, Pinebluff requested that the Moore County Board of Commissioners adopt a resolution to authorize the expansion of Pinebluff's ETJ two miles beyond the annexed boundary, pursuant to section 160A-360. The Board denied the request. Pinebluff filed a complaint against Moore County seeking a writ of mandamus. The trial court granted summary judgment for Pinebluff and directed Moore County to adopt a resolution authorizing Pinebluff to exercise its ETJ within the proposed area. The court of appeals affirmed. The Supreme Court reversed, holding that there is no irreconcilable conflict between subsections (e) and (f) of section 160A-360, as modified by Session Law 1999-35, and that subsection (e) prohibits Pinebluff from extending its ETJ into the requested areas within an agreement between Pinebluff and Moore County.