Justia Wyoming Supreme Court Opinion Summaries

The Randy W. Stevens Living Trust owns land in Saratoga, Wyoming, bordered by an alleyway owned by the Town of Saratoga. Randy Stevens, the trustee, and Quality Landscape & Nursery, Inc., which uses the land, have had various disputes with the Town over the years. In 2019, a judgment was issued in favor of the Town, which the Stevens parties did not appeal. In 2023, the Stevens Trust and Quality Landscape filed a motion for an order to show cause and for a writ of mandamus, which the district court dismissed, citing res judicata and the parties' contractual limitations period. The court also found mandamus was not available under the circumstances.The district court of Carbon County had previously ruled on several issues between the parties, including the reconstruction of the alleyway, installation of utilities, and access to the property. The court found that the Town had acted in good faith and that the Stevens parties had failed to prove damages. The Stevens parties did not appeal these rulings. In 2023, they sought to revisit these issues, but the district court dismissed their motion, finding that the claims were barred by res judicata and the contractual limitations period.The Supreme Court of Wyoming reviewed the case and affirmed the district court's decision. The court held that the claims raised by the Stevens parties were barred by res judicata, as they had been or could have been litigated in prior proceedings. The court also agreed that mandamus was not an appropriate remedy, as the duties in question were not ministerial. Finally, the court found that judicial estoppel did not apply, as the Town had not taken inconsistent positions. The court affirmed the district court's dismissal of the Stevens parties' motion. View "Stevens v. The Governing Body of the Town of Saratoga, Wyoming" on Justia Law

Harold Sheppard, Jr., who operates a plane salvage and trucking business, began leasing part of the South Big Horn County Airport in 2011 for a metal scrapping and recycling venture. In 2019, Big Horn County sued him for unpaid rent, resulting in a money judgment and an order to remove his property, which he did not comply with. In 2021, the County filed a $543,600 storage lien against his property. Sheppard then sued the Board of County Commissioners to stop the sale of his property, challenge the lien, and seek damages. The parties engaged in settlement negotiations in September 2022, leading to the vacating of a scheduled trial.The County Commissioners moved to dismiss Sheppard’s claims for failure to prosecute in January 2024, citing a lack of action since the September 2022 status conference. The district court granted the motion, dismissing the case with prejudice. Sheppard did not appeal this dismissal but filed a motion to reconsider under W.R.C.P. 60(b)(6) in March 2024, arguing that the dismissal was premature and that the court should enforce the settlement agreement before dismissing the case.The district court denied Sheppard’s motion, finding he failed to meet the burden for relief under Rule 60(b)(6). Sheppard appealed, arguing that the district court abused its discretion by not recognizing the unusual circumstances and the existence of a settlement agreement. The Wyoming Supreme Court reviewed the case and found that the district court did not abuse its discretion. The court noted that Sheppard failed to protect his legal interests by ensuring the settlement agreement and lease were executed and that his delay in filing the motion to reconsider was unreasonable. The Supreme Court affirmed the district court’s decision. View "Sheppard v. Board of County Commissioners, In and for Big Horn County, Wyoming" on Justia Law

In 2021, Contango Resources, LLC purchased oil and gas production and processing facilities in Fremont and Sweetwater Counties, Wyoming. In 2022, the Fremont County Assessor assessed the taxable value of the property located in Fremont County. Contango appealed the assessment to the Fremont County Board of Equalization, arguing that the County Assessor and her expert consultant failed to properly use the purchase price of the property in their valuations and used improper trending and depreciation factors. The County Board upheld the valuation.The State Board of Equalization and the district court both affirmed the County Board's decision. Contango then appealed to the Wyoming Supreme Court. The main issues on appeal were whether the County Board’s decision to uphold the County Assessor’s rejection of the property’s purchase price as a starting point for valuation was supported by substantial evidence and in accordance with law, and whether the County Board’s decision to uphold the County Assessor’s application of trending and depreciation factors in the valuation was in accordance with law.The Wyoming Supreme Court affirmed the lower court's decision. The Court held that the County Assessor was justified in rejecting the purchase price as a starting point for valuation due to the lack of detailed information and the complexity of the Purchase and Sale Agreement (PSA). The Court also found that the Assessor’s use of trending and depreciation factors outside those recommended by the Department of Revenue was permissible under the Department’s rules, as long as the sources were credible. The Court concluded that the County Board’s rulings were supported by substantial evidence and in accordance with law. View "Contango Resources, LLC v. Fremont County" on Justia Law

The case involves a dispute between homeowners in the Dairy Subdivision in Teton County, Wyoming. The appellants, Robert, Linda, and Anthony Schroth, along with Jackson Hole Winery, LLC, were enjoined by the district court from conducting certain commercial activities on their property, which the appellees, Robert and Viesia Kirk, claimed violated the subdivision's covenants. The covenants restrict the use of properties to single-family residential purposes and prohibit commercial activities, although they allow for certain home occupations and agricultural activities.The district court found that the activities of Jackson Hole Winery, which included wine production, sales, and hosting public tastings, were commercial and violated the covenants. The court also found that the appellants' claims of laches, arguing that the Kirks delayed unreasonably in enforcing their rights, were unfounded. The court issued a permanent injunction limiting the winery's activities to those initially approved by the subdivision's design committee in 2010.The Wyoming Supreme Court reviewed the case and affirmed the district court's decision. The Supreme Court agreed that the winery's expanded activities were commercial and violated the covenants. The court also upheld the district court's finding that the Kirks did not delay unreasonably in enforcing their rights, noting that the Kirks only became aware of the full extent of the winery's activities in 2020 and filed suit in 2022. The court found no abuse of discretion in the district court's decision to grant the injunction, as the equities weighed in favor of enforcing the covenants to preserve the residential character of the subdivision. View "Schroth v. Kirk" on Justia Law

In August 2021, Sean Halling applied for a variance from the Town of Afton to build an accessory building larger than the 900 square feet allowed by the local development code. The variance was approved by the Town Council in September 2021. In February 2022, the Zoning Administrator approved a modification to increase the building's size without public notice. The appellants, neighbors of Mr. Halling, observed the construction and became concerned about the building's size and potential use. They sent a letter to the Town in October 2022 and filed a declaratory judgment action in December 2022.The District Court of Lincoln County dismissed the appellants' action, concluding they failed to exhaust administrative remedies and that the matter was moot due to changes in the local development code allowing buildings of the size in question without a variance. The appellants appealed the decision.The Wyoming Supreme Court reviewed the case and affirmed the district court's decision. The court held that the appellants were required to exhaust administrative remedies specified in the Afton Land Development Code before seeking judicial intervention. The court found that the appellants did not appeal the Zoning Administrator's decision to the Town Council acting as the Board of Adjustment within the required timeframe. The court also concluded that the Town Council was acting in its capacity as the Board of Adjustment when it approved the initial variance, and the appellants failed to appeal that decision within a reasonable time. The court emphasized the importance of following prescribed administrative processes for resolving zoning disputes. View "Sorensen v. Halling" on Justia Law

Eiden Construction, LLC (Eiden) entered into a subcontract with Hogan & Associates Builders, LLC (Hogan) for earthwork and utilities on a school construction project. Hogan sued Eiden and its bonding company, AMCO Insurance Company (AMCO), for breach of contract, claiming Eiden failed to complete its work, including draining sewage lagoons and constructing a fire pond. Eiden counterclaimed for unpaid work, arguing it was not responsible for draining the lagoons and that Hogan did not comply with the subcontract’s notice and opportunity to cure provisions. AMCO argued it was not liable under the performance bond because Eiden did not breach the subcontract and Hogan did not provide proper notice.The District Court of Uinta County found for Hogan on the claim regarding the sewage lagoons but not on other claims, ruling AMCO was not liable under the bond due to lack of notice. Eiden and Hogan both appealed. Eiden argued the court erred in finding it responsible for draining the lagoons and in awarding Hogan damages billed to an associated company. Hogan contended the court erred in not awarding damages for other work and in its calculation of prejudgment interest.The Wyoming Supreme Court affirmed the lower court’s decision. It held Eiden breached the subcontract by not draining the lagoons and that Hogan was entitled to recover costs for supplementing Eiden’s work. The court found Eiden’s late completion of the septic system justified Hogan’s directive to expedite lagoon drainage. It also ruled Hogan properly paid the supplemental contractors, despite invoices being sent to an associated company. The court rejected Hogan’s claims for additional damages, concluding Eiden complied with the notice to cure provisions for the fire pond and other work. The court also upheld the lower court’s calculation of prejudgment interest, applying the offset before calculating interest. View "Hogan & Associates Builders, LLC v. Eiden Construction, LLC" on Justia Law

In 2020, Wagonhound Land & Livestock, LLC purchased the 14,000-acre Tomahawk Ranch in Converse County, Wyoming. Shortly after, Wagonhound filed an action to quiet title to approximately forty acres that Boot Ranch, LLC had occupied and used since at least 1984. Boot Ranch counterclaimed for adverse possession of the property. The district court found that Boot Ranch had made a prima facie showing of adverse possession but concluded that Wagonhound had rebutted this claim by proving the existence of a fence of convenience and neighborly accommodation, thus quieting title in Wagonhound’s favor.The District Court of Converse County held a four-day bench trial and found that Boot Ranch had continuously used the disputed property for grazing, recreation, hunting, and fishing since at least 1984. However, the court concluded that the fence partially enclosing the property was a fence of convenience and that the use of the property was a result of neighborly accommodation. Consequently, the court ruled that Boot Ranch’s use was permissive, defeating its adverse possession claim. Boot Ranch appealed the decision.The Supreme Court of Wyoming reviewed the case and found that the evidence did not support the district court’s findings that the fence was one of convenience or that the use of the property was a neighborly accommodation. The court noted that there was no evidence of a convenience served by the fence and that the actions of removing trespassing cattle indicated assertions of exclusive ownership rather than permissive use. The Supreme Court of Wyoming reversed the district court’s decision and remanded the case for entry of an order quieting title to the disputed property in favor of Boot Ranch. View "Boot Ranch, LLC v. Wagonhound Land & Livestock Co., LLC" on Justia Law

The Wyoming Board of Land Commissioners (Board) manages state trust lands for the benefit of public schools. In Teton County, the Board issued temporary use permits to Basecamp Hospitality, LLC and Wilson Investments, LLC for commercial activities on state trust lands. Teton County challenged these permits, arguing they should be subject to local land use regulations. The district court dismissed Teton County's challenge, stating the county lacked standing for judicial review. Subsequently, Teton County issued abatement notices to the permit holders, which led the Board to seek declaratory and injunctive relief, claiming sovereign immunity from local regulations.The Teton County Board of County Commissioners (Teton County) filed a petition for review, which was dismissed by the Ninth Judicial District Court. The Board then filed for declaratory judgment and injunctive relief in the First Judicial District, Laramie County, Wyoming. The district court issued a temporary restraining order and preliminary injunction against Teton County's enforcement actions. Citizens for Responsible Use of State Lands (CRUSL), formed by local property owners, sought to intervene, claiming their interests were directly impacted by the use of the state trust lands.The Wyoming Supreme Court reviewed the case. CRUSL argued it had a significant protectable interest due to the proximity of its members' properties to the state trust lands. However, the court found CRUSL's interests were contingent on the outcome of the sovereign immunity issue and thus not significant protectable interests. Additionally, the court held that Teton County adequately represented CRUSL's interests, as both sought to enforce local regulations on state trust lands. Consequently, the court affirmed the district court's denial of CRUSL's motion to intervene as a matter of right under Wyoming Rule of Civil Procedure 24(a)(2). View "Citizens for Responsible Use of State Lands v. State" on Justia Law

Stage Stop, Inc. purchased a lot in the Rafter J Ranch Subdivision in Teton County, Wyoming, intending to convert an existing building into workforce housing apartments. The Rafter J Ranch Homeowner’s Association (HOA) sought a declaratory judgment that this proposed use violated the subdivision’s covenants, conditions, and restrictions (CCRs). The district court granted summary judgment in favor of Stage Stop, determining that the proposed use was permitted under the CCRs, and the HOA appealed.The district court found that the CCRs allowed for "any commercial purpose" on Lot 333, which included Stage Stop’s proposed use of the building for workforce housing. The court reasoned that renting out apartments as a for-profit enterprise fell within the definition of a commercial purpose. The HOA argued that the CCRs, when read as a whole, intended to maintain the residential character of the subdivision and that the proposed use was inconsistent with this intent. The HOA also contended that Stage Stop should be judicially estopped from asserting that the CCRs permitted the proposed use because Stage Stop had previously indicated it would seek to amend the CCRs.The Wyoming Supreme Court affirmed the district court’s decision. The court held that the term "commercial" in the CCRs was clear and unambiguous and included the proposed use of the property for workforce housing. The court rejected the HOA’s argument that the CCRs, when read in their entirety, prohibited the proposed use, noting that the CCRs expressly allowed for "any commercial purpose" on Lot 333. The court also found that the Master Plan referenced by the HOA was inadmissible extrinsic evidence and that the argument related to the "local commercial" designation in the Plat Notes was not properly raised before the district court. Finally, the court concluded that judicial estoppel did not apply because the statements made by Stage Stop in a letter to the County Commissioners were not judicial declarations and did not involve the same issues or parties as the current case. View "Rafter J Ranch Homeowner's Association v. Stage Stop, Inc." on Justia Law

Casey and Janae Ruppert entered into a contract to purchase ranch property from Judith Merrill. Before closing, Merrill indicated she would not proceed with the sale. The Rupperts filed a complaint seeking specific performance and damages. The district court found Merrill breached the contract and denied her affirmative defenses. It awarded the Rupperts damages and attorneys’ fees but declined to order specific performance. The Rupperts appealed the denial of specific performance, and Merrill cross-appealed the attorneys’ fees award.The District Court of Laramie County found Merrill breached the contract but declined to order specific performance, citing Merrill’s personal circumstances and misunderstandings about the contract. It awarded the Rupperts $22,342 in damages and granted their motion for attorneys’ fees without explanation, awarding $55,258.50 in fees and $3,082.60 in costs.The Wyoming Supreme Court reviewed the case and found the district court abused its discretion by denying specific performance. The court noted the district court’s findings contradicted its decision, as it found the contract valid, the price reasonable, and no undue influence or unconscionability. The Supreme Court held that specific performance was the appropriate remedy given the circumstances and the equities involved.Regarding attorneys’ fees, the Supreme Court agreed with both parties that the district court erred by awarding fees without explanation. The Supreme Court independently assessed the reasonableness of the fees, concluding that the rates charged were excessive for the local market. It reduced the hourly rate to $250, resulting in a total fee award of $28,425.00, plus the previously awarded costs of $3,082.60.The Wyoming Supreme Court reversed the district court’s orders denying specific performance and awarding attorneys’ fees, remanding the case for entry of an order consistent with its opinion. View "Merrill v. Ruppert" on Justia Law