Justia California Court of Appeals Opinion Summaries

Arron and Arthur Benedetti, along with the Estate of Willie Benedetti, challenged a provision in Marin County’s amended local coastal program (LCP) that allows owners of certain farmland to build additional residential units only if they record a restrictive covenant. This covenant requires the owner of the new units to be actively and directly engaged in agriculture, either through direct involvement in commercial agriculture or by leasing the property to a commercial agricultural producer. The Benedettis, who inherited farmland and sought to build a second residence, argued that this provision was facially unconstitutional, claiming it violated the nexus and proportionality requirements established in Nollan v. California Coastal Commission and Dolan v. City of Tigard, and infringed upon their substantive due process rights by compelling them to work in a specific occupation.The Marin County Superior Court initially ruled that the Benedettis could not bring a facial takings challenge under Nollan/Dolan and, applying rational basis review, denied their petition and complaint based on their due process theory. The trial court sustained a demurrer to one cause of action and denied relief on the others, leading to the Benedettis’ appeal.The California Court of Appeal, First Appellate District, Division Four, reviewed the case. The appellate court held that, contrary to the trial court’s conclusion, the Benedettis could raise a facial Nollan/Dolan claim. However, the court found that the restrictive covenant requirement had a sufficient nexus and rough proportionality to the county’s interest in preserving agricultural land and did not violate substantive due process. The court applied rational basis review and determined the provision was reasonably related to a legitimate legislative goal. The judgment of the Marin County Superior Court was affirmed. View "Benedetti v. County of Marin" on Justia Law

A developer purchased a property in Alameda that had previously been used by the U.S. Navy and Coast Guard as housing for military personnel and their families. The property, containing about 150 residential units, was vacant and in disrepair for over a decade before the developer acquired it in 2018. The developer extensively renovated the units and related infrastructure, spending significant sums, and obtained a new certificate of occupancy from the City in 2020. The developer then began renting the units to the general public.After the renovations, a dispute arose regarding whether the renovated units were subject to the City of Alameda’s Rent Control Ordinance. The City’s Rent Program Director determined that the units were not exempt from local rent control under the Costa-Hawkins Rental Housing Act, reasoning that the property had been used for residential purposes prior to the issuance of the new certificate of occupancy. An administrative hearing officer upheld this determination. The developer challenged this decision in the Superior Court of Alameda County, which ruled in favor of the developer, finding that the exemption applied and that the renovated property qualified as new residential housing stock.The California Court of Appeal, First Appellate District, Division Four, reviewed the case. The court held that under the Costa-Hawkins Act, as interpreted by prior decisions such as NCR Properties, LLC v. City of Berkeley and Burien, LLC v. Wiley, the exemption from local rent control for properties with a certificate of occupancy issued after February 1, 1995, does not apply if the property had prior residential use. The court concluded that the extensive renovations and the period of vacancy did not transform the property into new housing for purposes of the exemption. The judgment of the trial court was reversed, and the case was remanded for further proceedings. View "CP VI Admirals Cove, LLC v. City of Alameda" on Justia Law

Andre Hart was convicted of first-degree murder and being a felon in possession of a firearm following a 1996 jury trial. The incident involved Hart and another individual planning a robbery to obtain drugs. Hart approached the victim, Gary Hendricks, outside Hendricks’s apartment, and after a brief interaction, Hendricks was shot and killed. Witnesses saw Hart crouched over the victim immediately after the shooting, and later, Hart admitted to a friend that he had shot someone. However, the jury found not true an allegation that Hart personally used a firearm during the murder.After his conviction was affirmed on direct appeal, Hart filed a petition in the Superior Court of San Diego County under Penal Code section 1172.6, seeking to vacate his murder conviction based on changes in California’s felony murder law. At the evidentiary hearing, Hart argued that the jury’s prior finding on the firearm use allegation precluded the court from finding he was the actual killer. The court admitted Hart’s 2021 statements to a forensic psychologist, in which he admitted to being the shooter, and found beyond a reasonable doubt that Hart was the actual killer. Alternatively, the court found Hart was a major participant in the robbery who acted with reckless indifference to human life.The California Court of Appeal, Fourth Appellate District, Division One, reviewed the case. The court held that Hart’s statements to the psychologist were admissible and not protected by privilege or the privilege against self-incrimination. It further held that neither section 1172.6, subdivision (d)(2), due process, nor issue preclusion barred the trial court from finding Hart was the actual killer, as the jury’s not true finding on the firearm use allegation was not an “ultimate fact” necessary for murder liability. The order denying Hart’s petition was affirmed. View "People v. Hart" on Justia Law

An elderly plaintiff with significant disabilities inherited her home and, facing a tax sale due to unpaid property taxes, responded to a flyer offering help. She met with the defendant, who had her sign documents that transferred ownership of her home to him, allegedly under the pretense of providing a loan. The documents did not provide for any payment to the plaintiff, only that the defendant would pay the back taxes. The plaintiff later attempted to cancel the transaction, believing it had been voided when the defendant returned her documents and she received no loan. Several years later, the defendant served her with an eviction notice, prompting her to file suit alleging fraud, undue influence, financial elder abuse, and other claims, seeking cancellation of the transfer and damages.The case was heard in the Superior Court of Los Angeles County. The defendant, representing himself, filed an answer and a cross-complaint, asserting that he had purchased the property and that the plaintiff had lived rent-free for years. The litigation was marked by extensive discovery disputes, with the plaintiff filing nine motions to compel and for sanctions due to the defendant’s repeated failures to provide timely and adequate discovery responses, appear for depositions, and pay court-ordered sanctions. The court issued incremental sanctions, including monetary and issue sanctions, before ultimately imposing terminating sanctions by striking the defendant’s answer and cross-complaint, leading to a default judgment in favor of the plaintiff.The California Court of Appeal, Second Appellate District, Division Eight, reviewed the case. It held that the trial court did not abuse its discretion in imposing terminating sanctions after the defendant’s persistent and willful noncompliance with discovery orders. The court also found that the plaintiff’s complaint provided sufficient notice of damages, and that the award of damages and attorney fees was supported by substantial evidence. The judgment of the trial court was affirmed in all respects. View "Atlas v. Davidyan" on Justia Law

A property owner challenged an annual assessment levied by a city for the maintenance of landscaping and lighting improvements within a maintenance district. The assessment, originally set at $196.23 per residential lot in 1996, had increased to $300 per lot by the 2022–2023 tax year. The property owner argued that this increase violated Proposition 218, a constitutional amendment that restricts local governments’ ability to impose or increase taxes, assessments, and fees without voter approval. The city had not submitted the assessment to voters after Proposition 218’s passage, asserting that the assessment was exempt from Proposition 218’s requirements as a preexisting assessment for certain public services.The Superior Court of California, County of Solano, found in favor of the city. The court determined that the assessment was exempt from Proposition 218 and that the increase to $300 did not constitute an “increase” under the law because it did not exceed a range established before Proposition 218 took effect. Judgment was entered for the city, and the property owner appealed.The California Court of Appeal, First Appellate District, Division Five, reviewed the case. The appellate court held that the assessment had been “increased” within the meaning of Proposition 218 and the implementing statutes because the per-lot rate was higher than the rate in effect when Proposition 218 became law. The court rejected the city’s argument that a flat per-lot assessment does not involve a “rate” and found that the statutory definition of “rate” includes a per-parcel amount. The court also concluded that only ranges adopted in compliance with Proposition 218’s procedures could shield subsequent increases from voter approval requirements. The judgment was reversed and the case remanded for further proceedings consistent with the appellate court’s opinion. View "Thacker v. City of Fairfield" on Justia Law

A Black defendant was convicted of multiple felonies, including attempted premeditated murder, torture, and assault, after a series of violent incidents. The most serious event occurred at a hotel, where the defendant attacked a night manager with a boxcutter, stabbed him, and then continued to assault him with a pen and by biting and headbutting him. The defendant also assaulted correctional officers on two separate occasions while in jail. At trial, the defense did not dispute the violent conduct but argued that the defendant lacked the specific intent required for the most serious charges, emphasizing his impulsive behavior and likening his actions to those of an animal.The case was tried in the San Mateo County Superior Court, where the jury found the defendant guilty on all charges presented. The court imposed consecutive sentences for attempted murder and torture, finding that the crimes involved separate acts of violence and objectives. The court also described the defendant’s conduct as “animalistic” at sentencing. The defendant appealed, arguing that his counsel’s and the court’s animal comparisons violated the California Racial Justice Act of 2020 (RJA), that the court erred in evidentiary rulings and sentencing, and that cumulative error deprived him of a fair trial.The California Court of Appeal, First Appellate District, Division Two, held that the defendant was procedurally barred from raising RJA claims based on his counsel’s animal comparisons because those statements were part of a deliberate defense strategy, invoking the doctrine of invited error. The court also found that the RJA claim regarding the trial court’s comment was forfeited due to lack of objection. The court rejected the defendant’s other claims, finding no evidentiary or sentencing error, and affirmed the judgment. View "People v. Midell" on Justia Law

The case concerns an agreement between the City of Fairfield and the Solano Irrigation District, initiated at the request of Solano County, to treat raw water for a new mixed-use development in Middle Green Valley, an unincorporated area outside Fairfield’s city limits. Under the agreement, the City would treat water supplied by the District and return it as potable water, while the District would handle distribution, operations, maintenance, and billing. The development, approved by the County, includes residential units and preserves a significant portion of land for agriculture and open space. The City asserted that providing such water treatment services outside its boundaries was consistent with its practices and rights.After the City Council approved the agreement, the Solano County Orderly Growth Committee filed a petition in the Solano County Superior Court, arguing that the agreement violated the City’s 2002 General Plan and California’s Planning and Zoning Law by providing municipal services for development outside the city’s urban limit line. The Superior Court granted the petition, finding the agreement inconsistent with the General Plan and invalidating it.On appeal, the California Court of Appeal, First Appellate District, Division Two, reviewed whether state law required the agreement to be consistent with the City’s General Plan and, if so, whether the City’s determination of consistency was reasonable. The appellate court held that California law does not require such agreements to be consistent with a city’s general plan unless specifically mandated by statute, which was not the case here. Even assuming a consistency requirement, the court found the City’s determination that the agreement was consistent with its General Plan to be reasonable. The Court of Appeal reversed the Superior Court’s judgment, thereby upholding the agreement. View "Solano County Orderly Growth Committee v. City of Fairfield" on Justia Law

A group of single-family residential (SFR) water customers challenged the City of San Diego’s tiered water rate structure, which imposed higher rates for increased water usage, arguing that these rates exceeded the proportional cost of service attributable to their parcels as required by California Constitution article XIII D, section 6(b)(3) (enacted by Proposition 218). The City’s water system serves a large population and divides customers into several classes, but only SFR customers were subject to tiered rates; other classes paid uniform rates. The City’s rates were based on cost-of-service studies using industry-standard methodologies, including “base-extra capacity” and “peaking factors,” but the plaintiffs contended these methods did not accurately reflect the actual cost of providing water at higher usage tiers.The Superior Court of San Diego County certified the case as a class action and held a bifurcated trial. In the first phase, the court found that the City failed to demonstrate, with substantial evidence, that its tiered rates for SFR customers complied with section 6(b)(3), concluding the rates were not based on the actual cost of service at each tier but rather on usage budgets and conservation goals. The court also found the City lacked sufficient data to justify its allocation of costs to higher tiers and that the rate structure discriminated against SFR customers compared to other classes. In the second phase, the court awarded the class a refund for overcharges, offset by undercharges, and ordered the City to implement new, compliant rates.On appeal, the California Court of Appeal, Fourth Appellate District, Division Two, affirmed the trial court’s judgment with directions. The appellate court held that the City bore the burden of proving its rates did not exceed the proportional cost of service and that the applicable standard was not mere reasonableness but actual cost proportionality, subject to independent judicial review. The court found substantial evidence supported the trial court’s findings that the City’s tiered rates were not cost-based and thus violated section 6(b)(3). The court also upheld class certification and the method for calculating the refund, and directed the trial court to amend the judgment to comply with newly enacted Government Code section 53758.5, which affects the manner of refunding overcharges. View "Patz v. City of San Diego" on Justia Law

Leslie Cruz made two purchases from the website operated by subsidiaries of Tapestry, Inc. in early 2024. She later filed a lawsuit in the Superior Court of Los Angeles County, alleging that the companies engaged in unfair competition and false advertising by promoting misleading sales discounts. Cruz claimed that the advertised sale reductions were deceptive because the merchandise was rarely, if ever, sold at the full price listed, and sought restitution and disgorgement of unjust enrichment resulting from these practices.The defendants moved to compel arbitration, relying on an arbitration clause in their website’s Terms of Use. The checkout pages on the website included a line of gray, small-font text below the order submission button stating that by clicking, the user agreed to the Terms of Use and Privacy Policy, with hyperlinks to those documents. The trial court, after reviewing screenshots of the checkout pages, found that the notice of the arbitration agreement was not sufficiently conspicuous. The court emphasized that the notice was less prominent than other visual elements on the page and that the transaction did not create an expectation of an ongoing contractual relationship governed by extensive terms. The court concluded that Cruz had not assented to the arbitration agreement and denied the motion to compel arbitration.The California Court of Appeal, Second Appellate District, Division One, reviewed the trial court’s decision de novo. It held that the defendants failed to provide reasonably sufficient notice to Cruz that clicking the order button would bind her to the Terms of Use, including the arbitration provision. The court found that the design of the checkout pages did not adequately call attention to the notice text, and affirmed the trial court’s order denying the motion to compel arbitration. View "Cruz v. Tapestry" on Justia Law

In 2021, a plaintiff filed a complaint against a public school district, alleging that she was repeatedly sexually assaulted by a teacher while attending middle and high school. The complaint asserted that the teacher’s abusive conduct was widely known within the school and that the district either knew or should have known about the abuse but failed to act, allowing the teacher to remain employed. The plaintiff brought claims for negligence and negligent hiring, retention, and supervision, relying on statutory provisions that exempt certain childhood sexual assault claims from the usual requirement to present a claim to the public entity before filing suit.The Superior Court of Los Angeles County reviewed the case after the school district moved for judgment on the pleadings. The district argued that the plaintiff’s claims were only possible due to Assembly Bill 218 (AB 218), which retroactively eliminated the claims presentation requirement for childhood sexual assault claims against public entities. The district contended that AB 218 violated the gift clause of the California Constitution by imposing liability for past acts where no enforceable claim previously existed. The trial court agreed, finding that AB 218 retroactively created liability and constituted an unconstitutional gift of public funds, and dismissed the complaint with prejudice.The California Court of Appeal, Second Appellate District, Division One, reviewed the trial court’s decision de novo. The appellate court held that AB 218 does not violate the gift clause because it did not create new substantive liability; rather, it removed a procedural barrier to enforcing pre-existing liability for negligence and negligent hiring, retention, and supervision. The court reversed the trial court’s order and remanded with directions to deny the school district’s motion for judgment on the pleadings. View "O.B. v. L.A. Unified School Dist." on Justia Law