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 Maui has filed a motion for summary judgment in the federal court challenge to the County’s affordable housing exaction ordinance.  The memorandum in support of the motion is posted here (215k pdf).

The Maui ordinance, enacted last year, imposes a 40% to 50% affordablerequirement on new housing developments.  I posted on the case earlier here (contains a link to the complaint), and analyzed the legal problems with the ordinance under state law here .

The plaintiff landowner earlier filed a motion for partial summary judgment (1.5mb pdf) asking the court to declare the ordinance unconstitutional on its face under the Nollan/Dolandoctrine of unconstitutional exactions, which requires the governmentto show a substantial nexus between the exaction and some problemcaused by the property owner before the government may demand tributeas a condition of development.  The exaction must also be roughlyproportional to the problem.  The plaintiff’s

Continue Reading County Motion in Maui Affordable Housing Exaction Case

Head’s up to two upcoming seminars worth attending: “Planning Zoning and Eminent Domain” (May 8-9, 2008), and “Planning and Zoning 101” (May 7, 2008), both of which will be put on by the Center for American and International Law, in Plano, Texas.  Registration information for both seminars is here.  The faculty is first-rate, and includes many of the stars in our field — Gideon Kanner, Dwight Merriam, and Robert Freilich.  I won’t be able to attend, but I have in the past, and highly recommend it.Continue Reading Upcoming Land Use and Eminent Domain Seminars

On the topic of the Willets Point case, inequitable precondemnation activities, and condemnation blight, thanks to Professor Gideon Kanner for reminding us of his seminal article on the subject, Condemnation Blight: Just How Just Is Just Compensation?, 48 Notre Dame Law Review 765 (1973) (the Notre Dame Law Review was then called the Notre Dame Lawyer).

I read it a while ago, but it’s worth revisiting.  It received the Shattuck Prize from the American Institute of Real Estate Appraisers (now the Appraisal Institute) and it was the sole authority relied on by the Oregon Supreme Court in rejecting the New York Clement rule.  More about the subject here (Professor Kanner’s Gideon Trumpet blog).  Check it out.Continue Reading Condemnation Blight and Clouding Use

Thanks to No Land Grab for informing us of the latest eminent domain action from New York City, this time with an interesting twist.  In Willets Point Industry and Realty Ass’n v. City of New York, No. 08-1453 (E.D.N.Y. filed Apr. 9, 2008), land and business owners in Queen’s, N.Y. filed a federal court complaint alleging that the City purposefully withheld vital infrastructure improvements such as sewers, paved streets, and trash removal, among other things. 

4.  Why are the City Defendants waging this campaign of neglect against one of the City’s own neighborhoods?  The reasons probably have changed over the decades but, on information and belief, at least one of the reasons behind the current campaign is clear.

5.  New York City is undertaking a project to acquire Willets Point, evicting the existing businesses (which likely will lead to their destruction), and replace them with businesses that the City

Continue Reading Blighting Property by Inequitable Precondemnation Activities

Remember that whopping $36.8 million inverse condemnation judgment against the City of Half Moon Bay, California by the U.S. District Court back in November 2007?  Yamagiwa v. City of Half Moon Bay, No. 05-4149 VRW (Nov. 28, 2007).  The city said at the time it was going to appeal, and it hired some pretty impressive guns to do so.  Now, however, it appears that the city has changed its mind, as reported in the San Francisco Chronicle’s story, “Half Moon Bay’s plan to avert fiscal ruin.”

In a move to save their citygovernment, Half Moon Bay officials tonight approved a settlementagreement with a developer who won a $36.8 million court judgment lastfall that threatened to leave the city in financial ruins.

The Half Moon Bay City Council signed off on an $18 millionsettlement to developer Charles “Chop” Keenan, whose trustee wanted tobuild an 83-unit subdivision on

Continue Reading Discretion Wins Out Over Valor in Half Moon Bay Inverse Condemnation Case

The Federalist Society has posted a new edition of Engage – The Journal of Federalist Society Practice Groups, a newsletter-format publication with short scholarly articles on topics such as Administrative Law, Environmental Law and Property Rights, and Civil Rights, among others. 

The most interesting article in this edition is Property Rights in the Ninth Circuit, and Beyond by J. David Breemer, Damien Schiff, and Elizabeth Yi, which analyzes the Crown Point case, where the Ninth Circuit finally ditched the Armendariz doctrine.  Armendariz stood for the proposition that a propertyowner’s claim for violations of substantive due process rights were”subsumed” within the owner’s claim for violation of the TakingsClause.  Thus, in land-related issues, a property owner could onlybring takings claims.  Crown Point signals a revival of substantive due process as a viable claim in land use cases in the Ninth Circuit.  Download the article here.Continue Reading New Article: Property Rights in the Ninth Circuit, And Beyond

Here’s another case involving property rights along the U.S. – Mexico border, but the issue is somewhat different than last week’s US v. 1.04 Acres case.  The issue this time is not the border fence, and it’s not about an affirmative exercise of eminent domain.  Instead, this case involves allegations of entry onto private property by agents of the U.S. Border Patrol in pursuit of illegal immigrants. 

In International Industrial Park, Inc. v. United States, No. 06-876L (Feb. 22, 2008), a San Diego, California-area property owner sued the federal government in the Court of Federal Claims for just compensation, complaining of the Border Patrol’s violation of its property rights:

As a result of these initiatives since September 11, 2001, IIP states that Border Patrol agents occupy Parcel 11 on an around-the-clock basis. Mr. Wick states in his declaration that Border Patrol vehicles speed across roads on IIP’s property, and

Continue Reading Inverse Condemnation and the Border Patrol

The US Supreme Court has denied a petition to review a Seventh Circuit opinion which dismissed a property owner’s regulatory takings challenge on ripeness grounds under Williamson County Regional Planning Comm’n v. Hamilton Bank, 473 U.S. 172 (1985).  The questions presented by the petition called for overruling Williamson County

The case is Peters v. Village of Clifton, No. 07-635.  The Supreme Court order is here.  A summary of the Williamson County rule, the petition, and amicus briefs can be found in this post.

This issue isn’t going away.  Four Justices in San Remo Hotel, L.P. v. City & County of San Francisco,545 U.S. 323 (2005) stated that the ripeness rule needed to be revisited and overruled.  Continue Reading Cert Petition to Overrule Williamson County Denied

The plaintiff property owner has filed a motion for partial summary judgment in the federal court challenge to Maui County’s “affordable housing” requirement.  Kamaole Pointe Development LP v. County of Maui, Civ. No. CV07-00447 DAE LEK (filed Feb. 28, 2008). 

The Maui ordinance, enacted last year, imposes a 40% to 50% affordable requirement on new housing developments.  I posted on the case earlier here (contains a link to the complaint), and analyzed the legal problems with the ordinance under state law  here 

The plaintiff’s motion is posted here (1.5mb pdf).  It asks the court to declare the ordinance unconstitutional on its face under the Nollan/Dolan doctrine of unconstitutional exactions, which requires the government to show a substantial nexus between the exaction and some problem caused by the property owner before the government may demand tribute as a condition of development.  The exaction must also be

Continue Reading Nollan/Dolan in Federal Court Challenge to Maui’s “Affordable Housing” Exaction Scheme