Justia Virginia Supreme Court Opinion Summaries

At issue in this case was Va. Code Ann. 15.2-2303.1:1(A), which provides that cash payment made pursuant to a cash proffer offered or accepted for residential construction on a per-dwelling unit shall be accepted by any locality only after the completion of the final inspection of the property. Here several developers and Williamsburg Landing (collectively, Respondents) made proffers to the County, which included per-dwelling cash payments, related to the rezoning of their property. The cash payments for some dwelling units made by Respondents were accepted by the County under the terms of the proffers after June 30, 2010 and prior to the completion of a final inspection of the dwelling units. The County filed a complaint for declaratory judgment, contending that section 15.2-2303.1:1(A) had no application to proffers agreed to prior to its effective date of July 1, 2010. The district court granted summary judgment to Respondents. The Supreme Court affirmed the grant of summary judgment, holding that the circuit court did not err in ruling that section 15.2-2303.1:1(A) applies to all payments of cash proffers due on or after July 1, 2010 regardless of whether the proffers were agreed to prior to that date. View "Bd. of Supervisors of James City County v. Windmill Meadows, LLC" on Justia Law

In 1887, Jacob and Marry Fuller conveyed the coal interests in their 414-acre tract to Joseph Doran and W.A. Dick. In 1918, W.T. Fuller, the successor in interest to the Fullers, conveyed to Unice Nuckles a seventy-five-acre portion of the 414-acre tract. Appellant, as lessee under the successors in interest to Nuckles, claimed the mineral rights, excluding coal, in the seventy-five acre tract. Appellees claimed those same rights as successors in interest to the Fullers. The circuit court concluded that the 1918 deed excepted all coals and minerals from the conveyance and that, therefore, Appellees owned the mineral estate. The Supreme Court reversed, holding that the 1918 deed conveyed to Nuckles and her successors in interest all of the mineral estate in the seventy-five acres except the coal previously conveyed to others. View "CNX Gas Co. v. Rasnake" on Justia Law

Landowner initiated plans to develop his property as a cluster subdivision. Landowner received a compliance letter from the county zoning administrator indicating that Landowner’s property met the standards set forth in the applicable ordinance. After the zoning administrator issued the compliance letter, the county’s board of supervisors repealed the ordinance. Landowner filed a declaratory judgment action against the county and the board, seeking a declaration that he obtained a vested right to develop his property as a by-right cluster subdivision in accordance with the terms of the ordinance. In support of his claim, Landowner asserted that the compliance letter constituted a significant affirmative governmental act under Va. Code Ann. 15.2-2307, which was necessary to find Landowner had vested land use rights. The circuit court ruled in favor of Landowner. The Supreme Court reversed, holding (1) the zoning administrator’s issuance of the confirmation letter was not a significant affirmative governmental act; and (2) therefore, the circuit court erred in holding that Landowner acquired a vested right under section 15.2-2307 to develop his property as a cluster subdivision. View "Bd. of Supervisors of Prince George County v. McQueen" on Justia Law

The City of Alexandria and the City Council (collectively, the City) granted a special use permit and license to 106 Union Dublin, LLC and 106 Union Ireland, LLC (collectively, the Union parties) allowing the Union parties to construct an outdoor dining deck on a public street named Wales Alley. Old Dominion Boat Club (ODBC) filed an action against the City and the Union parties, seeking to enforce an alleged private easement over Wales Alley that had been deeded prior to Wales Alley becoming a public street. ODBC sought a declaration that its vested easement existed and a permanent injunction against the City and the Union parties prohibiting them from obstructing its easement. The circuit court concluded that the City had accepted a fee simple interest in Wales Alley, and that acceptance had extinguished OBDC's easement pursuant to a local ordinance. The Supreme Court reversed, holding that because the conversion of Wales Alley to a public street did not result in a cessation of the purpose for which the easement was granted, ODBC's easement over Wales Alley was not extinguished when Wales Alley became a public street. Remanded. View "Old Dominion Boat Club v. Alexandria City Council" on Justia Law

In 2005, Angstadt acquired a Fredericksburg parcel, identified on the tax map as a single lot. City records indicated that in 1942 it had been listed as two separate “tax parcels.” In 2008, Angstadt obtained a survey, which drew lines that corresponded to the boundaries of the two parcels shown in 1942. Angstadt recorded the survey, but did not submit it for approval as a subdivision, and subsequently transferred the two purported lots to his company, PBU, by separate deeds. PBU conveyed one lot, containing an apartment building, to Nejati and the other, undeveloped, lot to Stageberg. The Zoning Administrator concluded that a house could not be built because the undeveloped lot did not exist as a separate lot, pursuant to Code § 15.2-2254 and the city code. After exhausting administrative remedies and reaching a settlement with the title insurance company, Stageberg filed a quiet title action against Nejati, alleging that the legal effect of the 2008 deeds from PBU was to create a tenancy in common of the undivided parcel acquired by Angstadt in 2005. The trial court held that the claimed estates in severalty were impermissible because they would circumvent the requirements for a valid subdivision and concluded that the parties were tenants in common of the whole property. The Virginia Supreme Court reversed, noting that the deeds unambiguously described the property conveyed and that the parties own the property in severality. View "Nejati v. Stageberg" on Justia Law

In 1998, Norfolk approved the Hampton Boulevard Redevelopment Project created by the Norfolk Redevelopment and Housing Authority pursuant to Code § 36-49, which authorizes such an authority to "adopt a redevelopment plan for a designated redevelopment area to address blighted areas" and Code § 36-51(A), which authorizes localities to approve redevelopment plans. The approval was based on a redevelopment study which determined that the area was blighted due to incompatible land uses, disrepair, environmental risks, demographic changes, and high crime rates. Properties were classified as good, fair, or poor; about 20 percent were classified as poor. The area was selected to assist in the expansion of Old Dominion University, immediately adjacent to the Redevelopment Project. Challenges to individual condemnations were rejected and a trial court upheld the finding of blight. In 2010 the Authority initiated condemnation of PKO’s apartment building. PKO appealed the adverse decision. The Virginia Supreme Court held that the court erred in permitting the Authority to acquire PKO's property after the effective date of the statutory limitation added by Code § 1-219.1, which provides that property taken for condemnation must itself be blighted at the time the petition for condemnation is filed. The limitation applies to all redevelopment and housing authorities operating pursuant to redevelopment plans adopted prior to January 1, 2007. It does not refer to the filing of a petition for condemnation or the institution of the acquisition of property, but instead limits the "ability of a redevelopment and housing authority ... to acquire property." View "PKO Ventures, LLC v. Norfolk Redev. & Housing Auth." on Justia Law

The Clerk of the Circuit Court of the City of Fredericksburg, filed a putative class action in the federal district court against the Federal National Mortgage Association (Fannie Mae), and the Federal Home Loan Mortgage Corporation (Freddie Mac), alleging that Fannie Mae and Freddie Mac had failed to pay recordation taxes imposed by Code §§ 58.1-801 and -802. The federal court certified to the Virginia Supreme Court two questions: Under Virginia law, does a clerk of court possess statutory standing to initiate a lawsuit, in his official capacity, to enforce the real estate transfer tax; If a clerk of court does possess such authority, does Virginia law authorize him to do so as a class representative on behalf of all clerks of court throughout the Commonwealth? The court answered the first question “no” and did not address the second. The court characterized the clerk’s duties as ministerial and noted the statutory scheme for enforcement of the transfer tax. View "Small v. Fed. Nat'l Mortg. Ass'n" on Justia Law

Three fitness clubs filed declaratory judgment actions challenging the lease of public property by the City of Charlottesville to the Piedmont Family YMCA and a use agreement governing the leased property entered into between the City, Albemarle County, and the YMCA. The circuit courts of the City and County sustained the County Board of Supervisors' and City Council's demurrers to the actions. The Supreme Court vacated the judgments of the circuit courts and dismissed the declaratory judgment actions, holding that the circuit courts did not have authority to exercise jurisdiction because none of the claims asserted in the declaratory judgment actions presented a justiciable controversy. View "Charlottesville Fitness Club Operators Ass'n v. Albemarle County Bd. of Supervisors" on Justia Law

At issue in this appeal was (1) whether an ordinance authorizing the acquisition of an easement by condemnation also confers the authority to acquire the easement by an action to quiet title, and (2) whether the evidence in this case was sufficient to support the circuit court's ruling that the City of Virginia Beach proved an implied dedication of the disputed easements and whether the court erred in ruling that Lynnhaven Dunes Condominium Association was not entitled to compensation for its loss of riparian rights. The Supreme Court affirmed in part and reversed and remanded in part, holding (1) the authorizing ordinance fully encompassed the City's actions in bringing this condemnation proceeding, and the evidence was sufficient to support the circuit court's ruling that the City had proven it had acquired the easements by implied dedication; but (2) the circuit court erred in ruling that Lynnhaven's loss of riparian rights was non-compensable. View "Lynnhaven Dunes Condo. Ass'n v. City of Virginia Beach" on Justia Law

In this appeal, the Supreme Court considered whether a condemnor may, in an eminent domain proceeding, alternatively assert ownership rights in the condemned property. The Court further considered whether the evidence in this case was sufficient to support the circuit court's ruling that the City of Virginia Beach proved an implied dedication of the disputed property. The Supreme Court affirmed, holding (1) the circuit court did not err by allowing the City to condemn property that it also claimed to own; and (2) the evidence demonstrated that the City acquired the easements through an implied dedication based on the continued public use and the City's efforts in maintaining and patrolling the property. View "3232 Page Ave. Condo. Ass'n v. City of Virginia Beach" on Justia Law