2008

In Charles A. Pratt Constr. Co., Inc. v. Cal. Coastal Comm’n, No. B190122 (May 8, 2008), the California Court of Appeal (2d District) held the property owner’s right to develop was not vested, and that a takings claim was not ripe since the owner could submit other plans for development.

In that case, the California Coastal Commission denied a coastal development permit, and the property owner sought an order compelling the permit to issue, as well as damages for the taking of its property.  The owner’s first claim was that its right to develop was vested in 1990 pursuant to Cal. Govt. Code § 66498.1 et seq. when it filed the vesting tentative map.  The court rejected the argument, holding that vesting only applies to “requirements created and imposed by local ordinances,” and coastal policies are matters of statewide concern.  Slip op. at 4-5. The court also rejected

Continue Reading Cal. Court of Appeals: Taking Claim For Denial of Coastal Development Permit Not Ripe

An interesting decision on the Public Use Clause from the Court of Appeals for the Federal Circuit.  In Amerisource Corp. v. United States,No. 07-1521 (May 1, 2008), the court held that when an innocent party’s property is seized for use in a criminal prosecution, but never used as evidence, no Fifth Amendment taking has occurred, even though the property was rendered valueless during the time the government possessed it.

The government had seized a large quantity of legal prescription drugs in its investigation of a pharmacy.  The seized drugs were never used as evidence, and expired before they could be returned to the owner, Amerisource.  The Federal Circuit held that the seizure for use in a criminal prosecution was not a taking for public use.  The court held that the seizure is an exercise of the government’s “police power,” and not an exercise of eminent domain. 

That much is obvious.  The case was filed in the Court of Federal Claims precisely because the taking resulted from an otherwise valid exercise of the government’s police powers.  In order to prosecute a claim in the CFC, the property owner must concede that the taking is valid and for public use, as the only remedy available in the CFC for takings is money damages via an inverse condemnation suit.  If a property owner challenges the validity of the taking, the proper venue is a district court.  Amerisource didn’t want the drugs back, it wanted compensation.  Thus, the court’s conclusion that the seizure of the drugs was a valid exercise of the police power, and was not an exercise of eminent domain adds little to the analysis. 

Indeed, the Supreme Court has held that the analysis of whether a taking is for public use is accomplished by looking to the government’s police powers.  See, for example, Hawaii Housing Auth. v. Midkiff, 467 U.S. 229 (1984), where the Court held the police power and the public use clause are “coterminous,” and Kelo v. City of New London, 545 U.S. 469 (2005), where the majority equated the exercise of eminent domain with a local government’s ability to zone property.  The public benefit from the seizure of Amerisource’s property is pretty obvious.

It seems the Federal Circuit approached the issue from a practical standpoint — requiring the feds to pay for seizing evidence from innocent owners may interfere with the administration of criminal prosecutions.  It concluded:

It is unfair that any one citizen or small group of citizens should have to bear alone the burden of the administration of a justice system that benefits us all.

Slip op. at 14.  Of course payment of compensation could impact criminal prosecutions.  Yet, this was just the type of situation the Takings Clause was meant to address, since it spreads the burden of the public benefit across the tax base.  Why is the uncompensated seizure of property for evidence from innocent parties any different than the unconstitutionality of denying compensation to a homeowner whose property stood in the way of a highway project because to do otherwise would overly burden the government’s ability to provide for roads?  After all, the just compensation requirement was “designed to bar Government from forcing some people alone to bear public burdens which, in all fairness and justice, should be borne by the public as a whole.”  Armstrong v. United States, 364 U.S. 40, 49 (1960). 

The Federal Circuit concluded:

While AmeriSource’s core theory is a sensible policy argument, it is just that, a policy argument that has been considered and discarded in the relevant precedents.  Someday Congress may well pass a law providing compensation for owners in AmeriSource’s position.

Slip op. at 14-15.  Two responses.  First, the just compensation requirement is self-executing, and does not depend on statutory authority from Congress; the Fifth Amendment itself requires compensation for a taking.  Second, Congress has passed a law for owners in Amerisource’s position: its called the Tucker Act, the very statute Amerisource invoked when it went to the CFC.

The Volokh Conspiracy has several posts on this case.  Start here.

The Federal Circuit’s opinion is located here.

Continue Reading Wait, I Thought The Police Power and the Public Use Clause Were “Coterminous”

The County of Hawaii filed its Answering Brief (2.5mb pdf) in County of Hawaii v. Richards, No. 28882, the consolidatedappeal from two eminent domain lawsuits filed by the County in 2000 and2005.   

The issues in the case include:

  • application of Haw. Rev. Stat. § 101-27(1993), the statute that provides that the government must make aproperty owner whole and pay damages when an attempt to take propertyby eminent domain is discontinued or dismissed
  • whether the government may concurrently prosecute more than one condemnation lawsuit at the same time
  • the standards for demonstrating that the government’s claim of public use is pretext to hide private benefit

The brief minus Appendix, is posted here.  The Opening Brief is posted here.  A link to the trial court’s findings, along with a summary of the case is posted here.

Disclosure: I am part of the legal team representing theappellant/property Continue Reading Government Brief in Kona Eminent Domain Appeals: Damages for Failed Condemnations, Abatement, and Pretext

A couple of interesting eminent domain-related items appeared on my screen today:

Next month marks the third anniversary of the controversial U.S.Supreme Court decision that allowed the city of New London to use thepower of eminent domain. But, not much progress has been made in FortTrumbull, leaving some wondering whether the homeowners were forced outfor nothing.

The chutzpah award[*] needs to be given for this statement accusing the homeowners who objected to the taking of their property as one of the reasons the project is failing:

The 79-acre Fort Trumbull project is spearheaded by the New

Continue Reading Eminent Domain Round Up

InsurancelawhawaiiMy Damon Key colleagues Robert Harris and Tred Eyerly have launched the new and improved version of their law blog, Insurance Law Hawaii.

The subject of the blog is (quite naturally) Insurance Law.  It focuses on coverage issues under Hawaii law, and issues and cases of interest.  Categories include Bad Faith, Duty to Defend, Flood Coverage, UIM/UM Coverage, and Katrina.  Recent posts analyze a Ninth Circuit decision on indemnification, a Hawaii Intermediate Court of Appeals decision on a physician’s billing dispute with an insurer, and a Seventh Circuit case illustrating insurers’ “no pay” attitude.  Check it out and subscribe here

This is the third law blog produced by attorneys at my firm.  The other two are Mark Murakami‘s Hawaii Ocean Law, and the blog you are now reading.  Continue Reading New Hawaii Law Blog: Insurance Law Hawaii

Thanks to David Breemer at Pacific Legal Foundation for calling our attention to this recent Ninth Circuit case.  In North Pacifica, LLC v. City of Pacifica, No. 05-16069 (May 13, 2008), a northern California landowner claimed the city’s delays in processing acondominium permit violated its substantive due process and equalprotection rights.  The Ninth Circuit dismissed both of the claims, but reaffirmed that  Armendariz v. Penman, 75 F.3d 1311 (9th Cir. 1996) (en banc) is a dead letter. 

Armendariz held that in land use cases, the property owner waslimited to regulatory takings, and could not assert other causes of action.  This had the effect of subjecting all federal constitutional claims related to property to the bizarre Williamson County ripeness rules, which require among other things that a takings claimant show she has been denied  compensation by the state before coming to federal court.  Armendariz thus forced property owners

Continue Reading 9th Circuit: Substantive Due Process in Land Use Cases (Armendariz is Still Dead)

To all who attended Wednesday’s Integrating Water Law and Land Use Planning seminar, thank you.  Here are links to the cases and statutes I discussed:

Continue Reading Water Law Seminar Links and Materials

Thanks to Dwight Merriam for forwarding this item, a story that an insurance underwriter is planning to offer — get this — eminent domain insurance:

For less than $300 per year, the policy provides up to $200,000loss of market value when the home is sold, plus up to $50,000 torelieve the expense of moving as a result of eminent domain, [Jeffrey Ward, chief executiveofficer of The Ward Group] says.

Full story here.  It’s kind of strange, buying insurance for when the government fails to live up to its constitutional and statutory obligations to pay just compensation and provide relocation assistance.  But it beats Old Glory’s robot insurance, I guess.Continue Reading I Just Saved A Ton Of Money On My Eminent Domain Insurance

Following up on this post.  West Hawaii Times is reporting (free registration may be required) the County of Hawaii is one step away from putting to voters the question of whether to have two Planning Commissions.  The County Council’s Planning Committee approved the measure, and the last step before it makes the ballot is the full council. 

A source of controversy in the past, the HawaiiCounty Planning Commission makes recommendations to the County Councilregarding land use changes. However, it also possesses decision-makingpowers with use permits, special permits including those which regulateshoreline uses, geothermal permits and spaceport permits.

(I like that last bit about “spaceport permits.”  Makes me want to apply for one.)

Maui County currently has three Planning Commisions, but as Jesse Souki has pointed out here and here there may be practical and legal problems with having more than one Commission, esp when it covers a Continue Reading Two Big Island Planning Commissions?