2019

Header image LUI 2019

Come join us at the 33rd Annual Land Use Institute, in Baltimore, Maryland, April 11-12, 2019.

As the brochure notes:

This Annual Land Use Institute program is designed for attorneys, professional planners, and government officials involved in land use planning, zoning, permitting, property development, conservation and environmental protection, and related litigation. It not only addresses and analyzes the state-of-the-art efforts by government to manage land use and development, but also presents the key issues faced by property owners and developers in obtaining necessary governmental approvals. In addition, the entire approach of the program is to provide practice pointers that give immediate “take home value” by focusing on topics relevant to the average practice of the attendee.

The keynote will be delivered by Dennis Archer, former mayor of Detroit (and former Justice of the Michigan Supreme Court, and former President of the ABA), speaking about “Detroit’s New GM Plant from

Continue Reading 33rd Annual Land Use Institute: Baltimore April 11-12, 2019

Remember Fowler v. Guerin, the decision in which a panel of the Ninth Circuit rebuffed the usual trope that the court isn’t receptive to property owners? In that case, the court concluded that Washington state officials’ failure to return interest that was allegedly skimmed from the plaintiffs’ state-managed retirement accounts was a taking. 

The court rejected the district court’s dismissal for Williamson County ripeness, for 11th Amendment immunity, for RookerFeldman problems, and for being issue precluded.

The part of the Ninth Circuit’s opinion which really stood out to us, however, was its conclusion that the plaintiffs possessed property. The State argued that the Washington appeals court had concluded that the statute in question didn’t require the payment of interest as the plaintiffs argued. Thus, the plaintiffs had no property as defined by Washington law. With no property, no taking.

The Ninth Circuit rejected that argument, concluding instead: 

We rejected a similar argument in Schneider v. California Department of Corrections, 151 F.3d 1194 (9th Cir. 1998). There we observed that “constitutionally protected property rights can—and often do—exist despite statutes . . . that appear to deny their existence.” Id. at 1199. Citing the Supreme Court’s opinion in Phillips, we noted that “a State may not sidestep the Takings Clause by disavowing traditional property interests long recognized under state law.” Id. at 1200 (quoting 524 U.S. at 167). We then held that there is “a ‘core’ notion of constitutionally protected property into which state regulation simply may not intrude without prompting Takings Clause scrutiny.” Id. This “core” is “defined by reference to traditional ‘background principles’ of property law.” Id. at 1201. In that case, we concluded that interest income earned on an interest-bearing account falls within this class of fundamental property rights. Id.

We now clarify that the core property right recognized in Schneider covers interest earned daily, even if payable less frequently. The rule that interest accrues de die in diem—“from day to day”—has an impressive common law pedigree, see, e.g., Wilson v. Harman, 2 Ves. Sen. 672, 672, 27 Eng. Rep. 189, 189, and has been widely adopted by American courts, see, e.g., Mann v. Anderson, 32 S.E. 870, 871 (Ga. 1899); Owens v. Graetzel, 126 A. 224, 227 (Md. 1924); Clapp v. Astor, 2 Edw. Ch. 379, 384 (N.Y. Ch. 1834); In re Flickwir’s Estate, 20 A. 518 (Penn. 1890). Indeed, in the state-court proceedings, DRS did not dispute that “at common law, interest was deemed to accrue daily, regardless of when it was payable.” Probst, 271 P.3d at 970 n.6 (citing 32 Halsbury’s Laws of England § 127, p. 78 (4th ed. 2005)). Because the right to daily interest is deeply ingrained in our common law tradition, this property interest is protected by the Takings Clause regardless of whether a state legislature purports to authorize a state officer to abrogate the common law. See Schneider, 151 F.3d at 1201.

We hold that the Teachers state a takings claim for daily interest withheld by DRS.

Slip op. at 10-11. 

Short version: certain “core” or “fundamental” attributes of property (sticks for those of you who like the bundle metaphor) are not completely dependent on state law, and thus cannot be defined out of existence by the state without just compensation. We’ve made that same point in several briefs over the years, including this one. The panel held that daily interest is one of those core (federal?) property rights.

The state asked for panel rehearing and rehearing en banc, in this order, the court denied it.

But two judges dissented from the denial of en banc review. First, Judge Bennett stood alone on the grounds that the injunction to order Washington officials to stop withholding interest was really a backdoor way of getting damages for which a state cannot be sued in a federal court under the Eleventh Amendment. If that issue floats your boat, check out pages 8-13 of the dissent. 

But in his dissent on the property issue, Judge Bennett was joined by Judge Ryan Nelson — both recent Trump nominees — and concluded that the panel’s holding that the “Plaintiffs have a constitutionally protected property interest in daily interest earnings, notwithstanding clear state law to the contrary,” is “unprecedented.” Dissent at 13-14 (footnote omitted). The dissenters further noted that “[i]t is an odd constitutional right the panel creates.” Id. at 14 n.3. 

States, these judges would have held, are free to define and redefine property interests: “It may be that interest de die in diem was the default at common law, but states are free to modify common law default rules, and the panel never explains why this rule is any different.” Dissent at 17. State law, and state law alone, defines property they concluded, and the legislature is free to modify state law, even to the point of eliminating the right entirely. Id. at 18. See also id. at 19 (“And the fact that no court has, before now, held that state governments cannot modify the daily interest rule when they hold cash strongly suggests that the rule is not so deeply ingrained in our tradition that states may not modify it without running afoul of the Takings Clause.”).

The dissent concluded:

Nor should we as a court create a property right to daily interest when nothing in the precedents of the Supreme Court or this court have ever even suggested that when a state awards interest, it must do so daily. The effects of the panel’s novel holding will be felt around the country in the form of legal challenges to state and federal retirement plans that similarly award interest less frequently than daily. We should have taken this case en banc to correct our errors.

Dissent at 21. 

Will there be a cert petition by the State of Washington? Seems likely, and Judges Bennett and Nelson have already written it. 

Order (denying en banc rehearing), Fowler v. Guerin, 16-35052 (9th Cir. Mar. 13, 2019)

Continue Reading Ninth Circuit Denies En Banc Review In Case Upholding “Core” And “Fundamental” Property Rights, But Two Trump Judges Dissent

Here’s the cert petition we’ve been waiting to drop.

If you follow this blog, you know we are all over the issue of the quick-take-by-injunction scheme that private condemnors have cooked up, and which a majority of federal courts go along with. 

Here’s the issue: can a private condemnor exercising the delegated eminent domain power under the Natural Gas Act may obtain prejudgment possession of the property to be condemned by way of a preliminary injunction, when Congress has not delegated the ability to obtain prejudgment possession? 

Knowing nothing else, you might think the obvious answer was “no.” When Congress doesn’t delegate the power to obtain prejudgment possession, the courts can’t grant prejudgment possession. But a host of federal appeals courts have held otherwise. Recently, the Fourth, Sixth, and Eleventh Circuits have joined the Third Circuit in allowing a NGA condemnor to obtain prejudgment possession of property, even

Continue Reading New Cert Petition: No “Take-First-Pay-Later” In Natural Gas Act Condemnations

It’s easy when legal cannabis or medical marijuana is involved to make a joke.

But (for now) we’ll resist that temptation and simply tell you about a webinar our colleagues at the American Planning Association are putting on about our favorite thing … Land use law. (What did you think we might say?)

Thursday, March 21, 2019 from 2:00 – 3:30pm, ET is where you want to be:

This webinar will explore how various land use and natural resource regulations shape the development of the legal cannabis industry. The scope of the conversation will range from regulatory options municipalities may consider as the legal cannabis industry develops to how individual businesses are fostered or stifled as a result of certain regulations. One goal of this webinar is to help practitioners identify key cannabis industry issues they should consider in working with either government officials or business owners.

More information including

Continue Reading Upcoming Webinar: How Land Use and Natural Resource Regulations are Shaping the Legal Cannabis Industry

A bit off of our usual topics, but we thought we would post this anyhow to show we’re not one-trick ponies: here’s the amicus brief we filed yesterday in the Hawaii Supreme Court in an employment law case the court is considering. Yes, we do appeals on employment law, too. 

The issue is whether under Hawaii law, an employer is required to hold open the position of an injured worker indefinitely, or can permanently fill that position with another worker when it has legitimate business reasons for doing so. As our brief argues:

The question presented is whether in Haw. Rev. Stat. § 378-32(a)(2), the legislature intended to require employers to hold open a long-absent injured worker’s position indefinitely, or whether by prohibiting adverse actions by the employer “solely because the employee has suffered a work injury,” it meant to preserve employers’ flexibility to hire a replacement as may

Continue Reading Amicus Brief: Employer Can Fill Injured Worker’s Position If There Are Legitimate Business Reasons For Doing So

Our colleague Dwight Merriam was recently interviewed on the radio about issues surrounding the existing and proposed wall and fence along portions of the southern border.

If you want to get educated on this issue, here’s the quick way to do it.

Dwight discusses funding, emergency powers, the Declaration of Taking Act, and other topics. You may not be practicing where border wall issues are among your cases. But trust us: even so, if you tell people you are an eminent domain lawyer at a cocktail party, the first thing someone is going to ask is what your thoughts are on the border wall. Doesn’t matter if you are in a state far from the border. And if you aren’t familiar with the border wall issues and able to chat about them, they will conclude you are a bad eminent domain lawyer. So get educated! Here’s your chance. 

Dwight has

Continue Reading Dwight Merriam Interviewed On Border Wall Legal Issues

Here’s one we’ve been meaning to post for a while, the latest in a case we’ve been following. Yes, its the Love Terminal Partners cert petition.

Rather than go into the details about the case, we instead refer you to our post about the Federal Circuit’s opinion, the Court of Federal Claims verdict finding a taking and awarding compensation, and the petition itself. Counsel of Record for the property owners is none other than überlawyer Paul Clement. So we really can’t improve on the Questions Presented:

In 1999, petitioners paid millions of dollars to acquire the lease to property designated for aviation use at Dallas Love Field Airport. The next year, they spent another $17 million constructing a state-of-the-art terminal, and a few years later they expanded their investment by another $6.5 million. At the time, federal law limited flights for aircraft with over 56 seats from Love

Continue Reading New Cert Petition: You Don’t Need Positive Cash Flow To Have Investment-Backed Expectations

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Here’s the latest in a case we’ve been following that has resulted in what we’re counting as no less that three lawsuits in state court (all removed to federal court by the State of Hawaii, as far as we are aware), which have gone back-and-forth between the U.S. District Court, the Ninth Circuit, and the Hawaii Supreme Court.

The latest is no different, and asks which statute of limitations applies to takings claims: the two-year personal injury statute, or the six-year “catch all.” The answer has not been definitively resolved by Hawaii’s courts, so Ninth Circuit in this order (Mar.7, 2019) booted this dispositive legal issue to the Hawaii Supreme Court by certifying this question: 

What is the applicable statute of limitations for a claim against the State of Hawai‘i alleging an unlawful taking of “[p]rivate property . . . for public use without just compensation,” Haw. Const. art. I

Continue Reading Ninth Circuit Wants To Know The Statute Of Limitations For Takings Claims In Hawaii

The bulk of the Indiana Court of Appeals’ opinion in Grdinich v. Plan Comm’n for the Town of Hebron, No. 18A-PL-1050 (Feb. 28, 2019) is devoted to details of land use law, specifically exhaustion of administrative remedies. If that floats your boat, we’ll let you read it. 

What caught our eye was at the very last part of the opinion (page 16), where the court concluded that the property owner did not adequately plead an inverse condemnation claim, when his complaint alleged “that real estate owned by him is encumbered by a 150-foot underground storm water drainage pipeline that is owned and controlled by Hebron for public use without payment for just compensation.” In other words, an uncompensated physical invasion taking. 

The court held this did not state a claim as a matter of law because the allegedly offending pipeline was already in place at the time the plaintiff purchased

Continue Reading Indiana App: No Inverse Claim Where Government’s Permanent Physical Invasion Of Property Happened Before Purchase

Who among us doesn’t possess a lot of goodwill for doughnuts? We know we sure do. 

So when we think of “Los Angeles,” what comes to mind: sunshine, beaches, Hollywood, and sprawl? No. What comes to mind are chili, hot dogs, and doughnuts. Those items — more precisely, the roadside architecture which establishments that hawk these foods employ — just sing “LA” to us. Especially doughnuts.

So the California Court of Appeal’s recent opinion in Los Angeles County Metro. Transit Authority v. Yum Yum Donut Shops, Inc., No. B276280 (Feb. 26, 2019) grabbed our attention. And not just for its spelling of “donut,” because the case involved a donut shop, and the recovery in eminent domain for the loss of business goodwill, two things we love.   

There, the MTA condemned a doughnut — donut — shop in central LA. Store 58 to

Continue Reading Cal App Finds Goodwill For Donuts: Shop Owner Entitled To Loss Of Goodwill Damages, Even Where It Has Not Mitigated The Entire Loss