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Www.murphyevertz.com 650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700 Eminent Domain Update: New Developments In Eminent Domain Law.

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Presentation on theme: "Www.murphyevertz.com 650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700 Eminent Domain Update: New Developments In Eminent Domain Law."— Presentation transcript:

1 www.murphyevertz.com 650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700 Eminent Domain Update: New Developments In Eminent Domain Law Across The Country... And Around The World (2010 – 2011) June 13, 2011 Presented by: John C. Murphy, Esq. Brad B. Grabske, Esq.

2 www.murphyevertz.com 650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700 "It's tough to make predictions, especially about the future" Yogi Berra

3 www.murphyevertz.com 650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700 “ Neither a wise man nor a brave man lies down on the tracks of history to wait for the train of the future to run over him. ” Dwight D. Eisenhower

4 www.murphyevertz.com 650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700 “Change is inevitable – except from a vending machine.” Robert C. Gallagher

5 www.murphyevertz.com 650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700 China Facts Population: 1,226,718,015 World Ranking: 1 Land Area: 9,596,961 sq km World Ranking: 4 GDP: $10.09 Trillion World Ranking: 3

6 www.murphyevertz.com 650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700

7 www.murphyevertz.com 650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700

8 www.murphyevertz.com 650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700 China Backs Property Law, Buoying Middle Class - New York Times, 3/16/07 - Beijing’s Property Rights Revolution - Investors Business Daily, 3/23/07 China’s Property Law “Ends Capitalism Debate,” Backers Say - Deutsche Press, 3/16/07

9 www.murphyevertz.com 650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700

10 www.murphyevertz.com 650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700

11 www.murphyevertz.com 650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700

12 www.murphyevertz.com 650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700 India Facts Population: 1,189,172,906 World Ranking: 2 Land Area: 3,287,263 sq km World Ranking: 7 GDP: $4.06 Trillion World Ranking: 5

13 www.murphyevertz.com 650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700 India

14 www.murphyevertz.com 650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700 Japan Facts Population: 126,475,664 World Ranking: 10 Land Area: 377,915 sq km World Ranking: 61 GDP: $4.31 Trillion World Ranking: 4

15 www.murphyevertz.com 650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700 Japan – Kansai International Airport

16 www.murphyevertz.com 650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700 Australia

17 www.murphyevertz.com 650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700

18 www.murphyevertz.com 650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700

19 www.murphyevertz.com 650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700

20 www.murphyevertz.com 650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700 Judicial Overview ● 175 Noteworthy Federal And State Published Opinions. ● About 20% Federal Courts. 80% State Courts. ● Wide Range of Issues - - From Public Use To Access Impairment.

21 www.murphyevertz.com 650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700 Eight Key Issues: 2010-2011 ● More Balance In Legislative Reform ● Fewer Judicial Limitations On Public Use ● Relocation Act Violations – Remedies? ● Access Impairment – Bright Line Rules? ● Environmental Remediation Costs – An Offset? ● Dedication Requirements – An Offset? ● Abandonment ● Agency Misbehavior

22 www.murphyevertz.com 650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700 Suzette Kelo “This has nothing to do with me. I’m nothing, I’m a nobody. This is every U.S. citizen, every American. No homes, no properties, no farms. Nothing is safe anymore.”

23 www.murphyevertz.com 650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700 Downturn In Economy "If a legislator wants to hurt job creation in Mississippi during this recession and forever after, a vote to override this veto is the best way to achieve that terrible outcome."

24 www.murphyevertz.com 650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700 “You would never build any big thing in any big place in any big city in this country if you didn’t have the power of eminent domain.” New York City Mayor Michael Bloomberg

25 www.murphyevertz.com 650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700

26 www.murphyevertz.com 650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700 Legislative Update States That Enacted Major Eminent Domain Reform Laws Since June 2010: ● Texas ● Nevada ● Minnesota ● Oklahoma

27 www.murphyevertz.com 650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700 Texas’ New Eminent Domain Law ●Applies Only To Condemnation Initiated After September 1, 2011. ●Authorizes Government Agencies To Exercise Eminent Domain Only To Effectuate A Public Use. ●Replaces Statutory Phrase “Public Purpose” With The Phrase “Public Use.” ●Leaves Public Use Definition To The Texas Courts. ●Increased Procedural Requirements - - Including Public Notice And Hearing Requirements. ●Spells Out The Details Of Bona Fide Acquisition Offers. Certified Appraisal Must Accompany Offer. ●Amends Statutory Right To Repurchase Property Taken By Eminent Domain. Makes Repurchase Price The Original Price Paid By The Condemning Entity.

28 www.murphyevertz.com 650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700 Four Reasons Underlying Legislative Reform ● Lingering Anti Kelo Backlash ● No Real Constituency ● Downturn In Economy ● Sophisticated Opponents

29 www.murphyevertz.com 650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700 Public Use Opinions ● Exxonmobil Pipeline Co. v. Union Pacific Railroad Co. (La. 2010) 35 So.3d 192 ● City of Los Angeles v. Superior Court (Plotkin) (2011) 194 Cal.App.4 th 210

30 www.murphyevertz.com 650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700 Relocation Act Violations ● State D.O.T. v. Evans (Okla. App. 2010) 241 P.3d 273 ● Delancey v. City of Austin (5 th Cir. 2009) 570 F.3d 590

31 www.murphyevertz.com 650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700 Access Impairment ● Canteen Service v. Indiana D.O.T. (Ind. App. 2010) 932 N.E. 2d 740 ● Kimco of Evansville, Inc. v. State of Indiana (Ind. 2009) 902 N.E. 2d 206, Cert. Denied, 130 S.Ct. 1135 (Jan. 2010) ● Frick v. City of Salina (Kan. 2010) 235 P.3d 1211 ● Wardany v. City of San Jacinto (May 27, 2011, C.D. Cal. Case No. 5:09-cv-00299)

32 www.murphyevertz.com 650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700 Environmental Remediation Costs ● Moorhead Economic Development Authority v. Anda (Minn. 2010) 789 N.W. 2d 860

33 www.murphyevertz.com 650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700 Dedication Requirements ● Palizzi v. City of Brighton (Colo. 2010) 228 P.3d 957

34 www.murphyevertz.com 650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700 Abandonment ● St. Louis County v. Berck (Mo. App. 2010) 322 S.W. 3d 610 ● Gramm v. City of Stockbridge (Ga. App. 2009) 676 S.E. 2d 818 ● Norma Faye Pyles Lynch Family Purpose LLC. v. Putnam County (Tenn. 2009) 301 S.W. 3d 198

35 www.murphyevertz.com 650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700 Agency Misbehavior ● Kearney v. Foley & Lardner (9 th Cir. 2009) 582 F.3d 896 ● New England Estates v. Town of Branford (Conn. 2010) 988 A.2d 229

36 www.murphyevertz.com 650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700 Factors Behind The Trends ● More Tolerance of Government Economic Activism ● Focus On Job Creation/Stimulus ● Changing Judiciary ● Stare Decisis ● Lessons of History (1929-1939)

37 www.murphyevertz.com 650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700 QUESTIONS?


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