The Basics of Eminent Domain for Property and Business Owners
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Inverse Condemnation Actions Present Unique Problems When Determining “Just Compensation” Ricky J
BYU Law Review Volume 2010 | Issue 6 Article 10 12-18-2010 Inverse Condemnation Actions Present Unique Problems When Determining “Just Compensation” Ricky J. Nelson Follow this and additional works at: https://digitalcommons.law.byu.edu/lawreview Part of the Property Law and Real Estate Commons Recommended Citation Ricky J. Nelson, Inverse Condemnation Actions Present Unique Problems When Determining “Just Compensation”, 2010 BYU L. Rev. 2315 (2010). Available at: https://digitalcommons.law.byu.edu/lawreview/vol2010/iss6/10 This Note is brought to you for free and open access by the Brigham Young University Law Review at BYU Law Digital Commons. It has been accepted for inclusion in BYU Law Review by an authorized editor of BYU Law Digital Commons. For more information, please contact [email protected]. DO NOT DELETE 3/21/2011 12:13 PM Inverse Condemnation Actions Present Unique Problems When Determining “Just Compensation” I. INTRODUCTION The concept of eminent domain has existed for centuries;1 “[t]he first formal declaration of the related just compensation principle occurred in France’s 1789 Declaration of the Rights of Man and of the Citizen.”2 Today, the Fifth Amendment of the Constitution requires just compensation.3 In order to determine just compensation, a court must first decide the date from which the taken property will be valued (“date of valuation”).4 There are many different methods that courts employ when determining the date of valuation in inverse condemnation actions. Some courts look to the date of possession while others look to a much later date. Having different methods for determining a date of valuation creates perverse incentives for both condemnors and condemnees. -
Inverse Condemnation and Compensatory Relief for Temporary Regulatory Takings: First English Evangelical Lutheran Church V
Nebraska Law Review Volume 67 | Issue 2 Article 8 1988 Inverse Condemnation and Compensatory Relief for Temporary Regulatory Takings: First English Evangelical Lutheran Church v. Los Angeles County, 107 S. Ct. 2378 (1987) Joseph C. Vitek University of Nebraska College of Law, [email protected] Follow this and additional works at: https://digitalcommons.unl.edu/nlr Recommended Citation Joseph C. Vitek, Inverse Condemnation and Compensatory Relief for Temporary Regulatory Takings: First English Evangelical Lutheran Church v. Los Angeles County, 107 S. Ct. 2378 (1987), 67 Neb. L. Rev. (1988) Available at: https://digitalcommons.unl.edu/nlr/vol67/iss2/8 This Article is brought to you for free and open access by the Law, College of at DigitalCommons@University of Nebraska - Lincoln. It has been accepted for inclusion in Nebraska Law Review by an authorized administrator of DigitalCommons@University of Nebraska - Lincoln. Note Inverse Condemnation and Compensatory Relief for Temporary Regulatory Takings FirstEnglish Evangelical Lutheran Church v. Los Angeles County, 107 S. Ct. 2378 (1987) TABLE OF CONTENTS I. Introduction ............................................... 435 II. Background Cases ......................................... 437 III. Facts of FirstEnglish Church ............................. 439 IV. Analysis ................................................... 441 A. Ripeness for Review .................................. 441 B. The Just Compensation Requirement ................. 444 1. Physical Occupation, Regulatory, and Temporary -
Supreme Court of Louisiana
Supreme Court of Louisiana FOR IMMEDIATE NEWS RELEASE NEWS RELEASE #032 FROM: CLERK OF SUPREME COURT OF LOUISIANA The Opinions handed down on the 30th day of June, 2015, are as follows: BY HUGHES, J.: 2014-CQ-1598 R.T. FAULK, III, COREY FARMS, L.L.C.; FAULK FARMS, INCORPORATED; JOANNE HODGES; RIVER VALLEY PROPERTIES; MCHENRY FARMS, L.L.C.; SHERMAN SHAW; T.P. GODWIN; WILLIAM G. NADLER; MCHENRY REALTY PARTNERSHIP v. UNION PACIFIC RAILROAD COMPANY We have answered the certified question as set forth in this opinion. Pursuant to Rule XII, Supreme Court of Louisiana, the judgment rendered by this court upon the question certified shall be sent by the clerk of this court under its seal to the United States Court of Appeals for the Fifth Circuit and to the parties. CERTIFIED QUESTION ANSWERED. WEIMER, J., concurs and assigns reasons. 06/30/15 SUPREME COURT OF LOUISIANA NO. 2014-CQ-1598 R.T. FAULK, III; COREY FARMS, L.L.C.; FAULK FARMS, INCORPORATED; JOANNE HODGES; RIVER VALLEY PROPERTIES; MCHENRY FARMS, L.L.C.; SHERMAN SHAW; T.P. GODWIN; WILLIAM G. NADLER; MCHENRY REALTY PARTNERSHIP VERSUS UNION PACIFIC RAILROAD COMPANY ON CERTIFIED QUESTION FROM THE UNITED STATES FIFTH CIRCUIT COURT OF APPEALS HUGHES, J. We accepted the certified question presented to this court by the United States Court of Appeals, Fifth Circuit, in Faulk v. Union Pacific Railroad Company, 576 Fed.Appx. 345 (5th Cir. 2014) (per curiam).1 The question posed by the Fifth Circuit is: “Whether the application of LA. REV. STAT. § 48:394 to any of the properties in this case amounts to an unconstitutional taking of private property without a public purpose, in violation of Article I, Section 4 of the Louisiana Constitution.”2 See 576 Fed.Appx. -
A Response to Adverse Possession by Governmental Entities
MAKING SENSE OUT OF NONSENSE: A RESPONSE TO ADVERSE POSSESSION BY GOVERNMENTAL ENTITIES Andrew Dick* TABLE OF CONTENTS I. INTRODUCTION ............................................. 349 II. BACKGROUND ................................................. 352 A. Understanding Adverse Possession....................... 352 1. Historical Background .............................. 352 2. Adverse Possession in Modem America .............. 353 B. Understanding the Takings Doctrine ..................... 354 1. Historical Background .............................. 354 2. Modem Takings Claims ............................. 356 III. U.S. SUPREME COURT DECISIONS SUPPORTING THE USE OF . .. ADVERSE POSSESSION BY A GOVERNMENTAL ENTITY? 358 A. Stanley v. Schwalby .................................... 359 B. Texaco, Inc. v. Short ................................... 362 IV. A CATEGORICAL RESPONSE FOR CHANGE: How STATE AND FEDERAL COURTS APPLY ADVERSE POSSESSION WHEN RAISED BY A GOVERNMENTAL ENTITY .................................... 364 A. The Basic Proposalfor Change ......................... 364 B. The Use of Adverse Possession by Governmental Entities Has Evolved in Questionable Ways ...................... 367 C. Areas of Application Suggest a Need for Change ......... 368 1. State's Ability to Acquire Roadways on Behalf of the P ublic ............................................. 369 2. Applying an Adverse Possession Statute of Limitation to Limit Inverse Condemnation Claims ............... 371 3. Allowing Municipal Corporations to Acquire Property Through -
The Case for Recovery of Business Loss in the Taking of Real Property
Winter 2011, Vol. 14 No. 1 To present the full picture to a trier of fact, the cost-to-cure must be weighed against the damages it seeks to mitigate. To permit a condemning agency to present evidence of a cost-to-cure without fully explaining the damages it has caused only tells half the story and potentially could lead the jury to view the cure as an accomplished fact. Hence, condemnors should be required to testify as to the value of the property without the cure, because the cure is only a possibility, while some degree of damage is certain. Most jurisdictions have not addressed the issue of whether an award of damages in a partial- taking case may be limited to a cost-to-cure when the proposed cure requires discretionary approvals or permits from a governmental agency. Accordingly, there are few decisions addressing what must be demonstrated to allow evidence of such a cure and who bears the burden of proof with respect thereto. Nevertheless, the constitutional mandate of “just compensation” is jeopardized if a property owner is obligated to seek a permit or an approval when such approval is discretionary. Given the implications and the risk associated with a contingent cost-to-cure, the burden of proof should fall squarely on the party proposing the cure, which is typically the condemnor. Additionally, the party proposing the cure should be required to demonstrate more than a reasonable probability of such a cure. Rather, the proponent should be required to present evidence that the cure is reasonably certain to be achieved. -
Landowner Bill of Rights
THE STATE OF TEXAS LANDOWNER’S BILL OF RIGHTS PREPARED BY THE OFFICE OF THE ATTORNEY GENERAL OF TEXAS STATE OF TEXAS LANDOWNER’S BILL OF RIGHTS This Landowner’s Bill of Rights applies to any attempt by the government or a private entity to take your property. The contents of this Bill of Rights are prescribed by the Texas Legislature in Texas Government Code Sec. 402.031 and Chapter 21 of the Texas Property Code. 1. You are entitled to receive adequate compensation determine the value of your property or to assist if your property is taken for a public use. you in any condemnation proceeding. 2. Your property can only be taken for a public use. 8. You may hire an attorney to negotiate with the condemning entity and to represent you in any 3. Your property can only be taken by a governmental legal proceedings involving the condemnation. entity or private entity authorized by law to do so. 9. Before your property is condemned, you are 4. The entity that wants to take your property must entitled to a hearing before a court appointed notify you that it wants to take your property. panel that includes three special commissioners. The special commissioners must determine 5. The entity proposing to take your property the amount of compensation the condemning must provide you with a written appraisal from entity owes for the taking of your property. a certified appraiser detailing the adequate The commissioners must also determine what compensation you are owed for your property. compensation, if any, you are entitled to receive for any reduction in value of your remaining 6. -
Here No Direct Condemnation Action Has Been Filed; It Is Not a Process by Which a Condemnor May Acquire Property That Was Already Found Unlawful
Nos. 20COA-304 20COA-305 TENTH JUDICIAL DISTRICT NORTH CAROLINA COURT OF APPEALS ********************************************** ) TOWN OF APEX, ) ) Plaintiff-Appellee, ) vs. ) From Wake County ) 15-CVS-5836 BEVERLY L. RUBIN, ) ) Defendant-Appellant. ) ) TOWN OF APEX, ) ) Plaintiff-Appellee, ) vs. ) From Wake County ) 19-CVS-6295 BEVERLY L. RUBIN, ) ) Defendant-Appellant. ) ****************************************************** BRIEF OF AMICUS CURIAE NORTH CAROLINA ADVOCATES FOR JUSTICE AND JOHN LOCKE FOUNDATION ****************************************************** 1067691 v. 2 00226.9999 -i- INDEX TABLE OF CASES AND AUTHORITIES..................III ISSUE PRESENTED..................................................... 2 I. CAN CONDEMNORS ACQUIRE PROPERTY BY INVERSE CONDEMNATION THAT THEY LACK AUTHORITY TO ACQUIRE VIA A DIRECT CONDEMNATION ACTION? .............. 2 STATEMENT OF FACTS ............................................. 2 SUMMARY OF ARGUMENT ....................................... 2 ARGUMENT.................................................................. 4 I. CONDEMNORS CANNOT CIRCUMVENT CONSTITUTIONAL PROTECTIONS AND TAKE PROPERTY VIA INVERSE CONDEMNATION WHEN THEY LACK AUTHORITY TO TAKE BY DIRECT CONDEMNATION.............................................. 4 A. Public use is an essential prerequisite to the taking of private property. ............... 4 B. Apex repeatedly took risks in an effort to avoid the “public use” requirement and should not be rewarded for its aggressive tactics. .................................................... -
Here Were Also Three Unauthorized Releases of Water from Upper Klamath Lake
In the United States Court of Federal Claims Nos. 1-591L; 7-194C; 7-19401C; 7-19402C; 7-19403C; 7-19404C; 7-19405C; 7-19406C; 7-19407C; 7-19408C; 7-19409C; 7-19410C; 7-19411C; 7-19412C; 7-19413C; 7-19414C; 7-19415C; 7-19416C; 7-19417C; 7-19418C; 7-19419C; 7-19420C Filed: December 21, 2016 * * * * * * * * * * * * * * * * * * * * KLAMATH IRRIGATION, et al., and * JOHN ANDERSON FARMS, INC., * et al., * * Plaintiffs, * * v. * Water Rights; Physical vs. Regulatory UNITED STATES, * * Takings; Endangered Species Act; v. * Motions in Limine. * Defendant, * PACIFIC COAST FEDERATION OF * FISHERMEN’S ASSOCIATIONS, * * Defendant-Intervenor. * * * * * * * * * * * * * * * * * * * * * Nancie G. Marzulla, Marzulla Law, LLC, Washington, DC for plaintiffs. With her was Roger G. Marzulla, Marzulla Law, LLC. Of counsel was William M. Ganong, Special Counsel, Klamath Irrigation District, Klamath Falls, OR. Kristine S. Tardiff, Trial Attorney, Natural Resources Section, Environment and Natural Resources Division, United States Department of Justice, Concord, NH, for defendant. With her was John C. Cruden, Assistant Attorney General, Environment and Natural Resources Division, and Stephen M. MacFarlane and Edward C. Thomas, Natural Resources Section, Environment and Natural Resources Division, United States Department of Justice. Todd D. True, Earthjustice, Seattle, WA for defendant-intervenor. O P I N I O N HORN, J. FINDINGS OF FACT Before the court are the parties’ cross-motions in limine regarding the proper legal framework for analyzing plaintiffs’ takings claims in the above-captioned cases. Plaintiffs in the above-captioned cases are individual landowners, irrigation districts and similar government agencies, and private corporations in Oregon and California who allege that the defendant, acting through the United States Bureau of Reclamation, effected a taking of their alleged water rights in 2001. -
Eminent Domain
Our Team Our Eminent Domain team has grown to become one of the largest group of attorneys in the Commonwealth dedicated to helping you The Firm throughout the eminent domain process. Tracing its origins to 1919, Kaufman & Canoles has developed its law practice over the years to become the largest law firm headquartered Mark A. Short in Southeastern Virginia. With offices in Norfolk, Member Chair, Eminent Domain Newport News, Hampton, Williamsburg, Virginia Practice Group Beach, Chesapeake, McLean and Richmond, the (757) 873.6351 firm serves international, national and regional [email protected] clients needing assistance in a broad range of legal specialties. Areas of concentration include eminent domain, litigation, mediation and arbitration, land use and real estate law, tax, Stanley G. Barr Jr. trust and estate planning, environmental law, Member regulatory compliance, business law, leasing, (757) 624.3274 and financing. [email protected] Eminent Domain Offices R. Barrow Blackwell Kaufman & Canoles’ Eminent Domain Member Lake Center I 150 W. Main Street (757) 259.3833 501 Independence Parkway Suite 2100 Practice Group is dedicated to the [email protected] Suite 100 Norfolk, VA 23510 representation of property owners Chesapeake, Virginia 23320 T (757) 624.3000 T (757) 546.4100 impacted by condemnation matters Two James Center across Virginia. We combine our 2236 Cunningham Drive 1021 East Cary Street Hampton VA 23666 Suite 1400 thorough knowledge of eminent William L. Holt T (757) 224.2900 Richmond, VA 23219 domain with decades of cumulative T (804) 771.5700 Member land planning, negotiation and (757) 259.3823 One City Center [email protected] 11815 Fountain Way 2101 Parks Avenue litigation experience. -
Prior Appropriations Water Rights: Does Lucas Provide a Takings Action Against Federal Regulation Under the Endangered Species Act?
Washington University Law Review Volume 71 Issue 4 A Tribute to Professor Merton C. Bernstein January 1993 Prior Appropriations Water Rights: Does Lucas Provide a Takings Action Against Federal Regulation Under the Endangered Species Act? Michael A. Yuffee Washington University School of Law Follow this and additional works at: https://openscholarship.wustl.edu/law_lawreview Part of the Environmental Law Commons, and the Legislation Commons Recommended Citation Michael A. Yuffee, Prior Appropriations Water Rights: Does Lucas Provide a Takings Action Against Federal Regulation Under the Endangered Species Act?, 71 WASH. U. L. Q. 1217 (1993). Available at: https://openscholarship.wustl.edu/law_lawreview/vol71/iss4/18 This Note is brought to you for free and open access by the Law School at Washington University Open Scholarship. It has been accepted for inclusion in Washington University Law Review by an authorized administrator of Washington University Open Scholarship. For more information, please contact [email protected]. PRIOR APPROPRIATIONS WATER RIGHTS: DOES LUCAS PROVIDE A TAKINGS ACTION AGAINST FEDERAL REGULATION UNDER THE ENDANGERED SPECIES ACT? Twenty years ago, Congress passed the Endangered Species Act' as part of a series of ecologically-focused legislative acts.2 The Endangered Species Act (ESA) codifies the federal policy of protecting endangered and threatened species by designating and maintaining critical habitats.3 While this policy may be the most effective way to manage the species conserva- tion effort, it may potentially conflict with private property rights.4 Applying the ESA to state-derived private property rights, such as appropriations water rights, showcases a potential conflict between these state rights and federal regulation.5 In its history, the ESA has never been applied to include private property within a protected species' critical habitat. -
Inverse Condemnation and the Law of Waters
Inverse Condemnation and the Law of Waters DANIEL R. MANDELKER School of Law, Washington University, St. Louis, Mo. This paper deals with research on recent trends of legislation and court decisions pertaining to actions of inverse condemnation and relates them specifically to factual situations involving land damage due to interference with or rearrangement of drainage. Rules of liability between adjacent private owners for damage due to interference with the flow of surface water or disruption of percolating water can be traced back into the common law. In the present era of highway construction, courts have tried to apply this body of private law to drainage claims against public agencies. Results have not always been successful as attested to by recent efforts to clarify and codify in statute law the legal responsibilities of public agencies in regard to drainage damage, and by the continued existence of uncertainty in doctrines de veloped through judicial decisions on inverse condemnation claims . Analysis of these trends suggests that the police power dimension to this problem has not been fully explored or appre ciated either by legislatures or courts, and that strong reasons exist for assigning a greater role to this concept in the develop ment of inverse condemnation doctrine for claims against public highway agencies . •MODERN HIGHWAY CONSTRUCTION is massive, and in spite of the most careful attention to elements of design the construction of a new highway may alter existing drainage patterns. A property owner in the vicinity of the highway may then suspect, at the time of condemnation, that he will be flooded out, water-soaked, or injured in some other way because he may have reason to know that the highway will alter existing drainage patterns. -
Preparing for and Litigating Unexpected Inverse Condemnation Claims Wednesday, May 4, 2016 General Session; 3:15 – 4:55 P.M
Preparing for and Litigating Unexpected Inverse Condemnation Claims Wednesday, May 4, 2016 General Session; 3:15 – 4:55 p.m. Tom R. Shapiro, Assistant City Attorney, Santa Barbara Tava M. Ostrenger, Assistant City Attorney, Santa Barbara DISCLAIMER: These materials are not offered as or intended to be legal advice. Readers should seek the advice of an attorney when confronted with legal issues. Attorneys should perform an independent evaluation of the issues raised in these materials. Copyright © 2016, League of California Cities®. All rights reserved. This paper, or parts thereof, may not be reproduced in any form without express written permission from the League of California Cities®. For further information, contact the League of California Cities® at 1400 K Street, 4th Floor, Sacramento, CA 95814. Telephone: (916) 658-8200. League of California Cities® 2016 Spring Conference Marriott, Newport Beach Notes:______________________________________________ ____________________________________________________ ____________________________________________________ ____________________________________________________ ____________________________________________________ ____________________________________________________ ____________________________________________________ ____________________________________________________ ____________________________________________________ ____________________________________________________ ____________________________________________________ ____________________________________________________ ____________________________________________________