A Lawyer’s Take onEminent Domain Issues –  Better Planning to Minimize Impacts to Business Owners         Presented by:   ...
©JacksonWhite, P.C.(2012) All Rights Reserved
FY 2016 CONSTRUCTION      PROGRAM                       ?
FLOOD CONTROL DISTRICT OF MARICOPA COUNTY:             ACTIVE PROJECTS
―. . .nor shall private property be taken for public use,without just compensation.‖5th Amendment to the United States Con...
• ―Private property shall not be taken for  PRIVATE use. . .‖• ―No    private property shall be taken or damaged without J...
CAN THE EXERCISE OF THE POWER OFEMINENT DOMAIN BE CHALLENGED??                            ©JacksonWhite, P.C.             ...
YES, BUT FEW SUCCEED.• Early involvement• Be aware of planning process• Give input (show up at public meetings)• What is a...
WHAT IS A TAKING?                       ©JacksonWhite, P.C.                    (2012) All Rights Reserved
A TAKING MAY BE. . .•   TOTAL OR PARTIAL•   PERMANENT OR TEMPORARY•   REGULATORY                                ©JacksonWh...
WHAT MAY BE TAKEN?                  ©JacksonWhite, P.C.               (2012) All Rights Reserved
WHAT INTERESTS IN ―PROPERTY‖ MAY BE         TAKEN BY EMINENT DOMAIN?• ANY INTEREST IN REAL PROPERTY• FEE TITLE• LEASE (LAN...
WHAT ARE NON-COMPENSABLE        DAMAGES?     BUSINESS LOSSESS                           ©JacksonWhite, P.C.               ...
The Process1. Resolution to acquire property (purchase or condemnation)2. Appraisal or basis for valuation    •   Be caref...
WHAT IS IMMEDIATE POSSESSION?• GOVERNMENT’S RIGHT TO USE THE PROPERTY BEFORE  JUDGMENT IS AWARDED (ARS § 12-1116)• DEPOSIT...
HUH?• WHAT MAY AN OWNER DO WITH PROPERTY AFTER  A PUBLIC PROJECT IS ANNOUNCED, BUT BEFORE  A CONDEMNATION LAWSUIT?• REASON...
NECESSARY INFORMATION•   Title report (read it and related documents)•   Alta survey of property•   Aggregate/Ore studies•...
75TH AVENUE & THE SALT RIVER                         ©JacksonWhite, P.C.                      (2012) All Rights Reserved
VALUATION AND APPRAISAL               ISSUESWho may testify as to the value and damages?   • Property Owner (Company repre...
POTENTIAL CONCERNS• Tax valuation appeals• Business records being shared• Violations or citations• Lapsed permits• Stateme...
U.S. ARMY CORPS and 404 PERMITS    RAPANOS et ux., et al. v. UNITED STATEScertiorari to the united states court of appeals...
THE TEAM• Owner/Operator• Eminent Domain Attorney• Appraiser• Engineer/Hydrologist/Geologist• Others
THE PART TAKEN               ©JacksonWhite, P.C.             (2012) All Rights Reserved
SEVERANCE DAMAGE―. . .any diminution in value of the remaining property caused by thetaking.‖Examples of this include:•   ...
California Case                     ©JacksonWhite, P.C.                  (2012) All Rights Reserved
California Case – During Construction                               ©JacksonWhite, P.C.                            (2012) ...
California Case – Near Completion                             ©JacksonWhite, P.C.                          (2012) All Righ...
Creamland Dairy – 2002 Aerial View                              ©JacksonWhite, P.C.                           (2012) All R...
Creamland Dairy – 2007 Aerial View                           ©JacksonWhite, P.C.                         (2012) All Rights...
PARK CITY  BEFORE              ©JacksonWhite, P.C.            (2012) All Rights Reserved
PARK CITY  AFTER              ©JacksonWhite, P.C.            (2012) All Rights Reserved
A Lawyer's Take on Eminent Domain Issues: Better Planning to Minimize Impacts to Business Owners
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A Lawyer's Take on Eminent Domain Issues: Better Planning to Minimize Impacts to Business Owners

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A Lawyer's Take on Eminent Domain Issues: Better Planning to Minimize Impacts to Business Owners

  1. 1. A Lawyer’s Take onEminent Domain Issues – Better Planning to Minimize Impacts to Business Owners Presented by: Anthony H. Misseldine ©JacksonWhite, P.C. (2012) All Rights Reserved
  2. 2. ©JacksonWhite, P.C.(2012) All Rights Reserved
  3. 3. FY 2016 CONSTRUCTION PROGRAM ?
  4. 4. FLOOD CONTROL DISTRICT OF MARICOPA COUNTY: ACTIVE PROJECTS
  5. 5. ―. . .nor shall private property be taken for public use,without just compensation.‖5th Amendment to the United States Constitution
  6. 6. • ―Private property shall not be taken for PRIVATE use. . .‖• ―No private property shall be taken or damaged without JUST COMPENSATION having first been made. . .‖ Arizona Constitution: Article 2 Section 17
  7. 7. CAN THE EXERCISE OF THE POWER OFEMINENT DOMAIN BE CHALLENGED?? ©JacksonWhite, P.C. (2012) All Rights Reserved
  8. 8. YES, BUT FEW SUCCEED.• Early involvement• Be aware of planning process• Give input (show up at public meetings)• What is at stake if the project is approved? ©JacksonWhite, P.C. (2012) All Rights Reserved
  9. 9. WHAT IS A TAKING? ©JacksonWhite, P.C. (2012) All Rights Reserved
  10. 10. A TAKING MAY BE. . .• TOTAL OR PARTIAL• PERMANENT OR TEMPORARY• REGULATORY ©JacksonWhite, P.C. (2012) All Rights Reserved
  11. 11. WHAT MAY BE TAKEN? ©JacksonWhite, P.C. (2012) All Rights Reserved
  12. 12. WHAT INTERESTS IN ―PROPERTY‖ MAY BE TAKEN BY EMINENT DOMAIN?• ANY INTEREST IN REAL PROPERTY• FEE TITLE• LEASE (LANDLORD/TENANT)• EASEMENT/LICENSE• SURFACE/SUBSURFACE ©JacksonWhite, P.C. (2012) All Rights Reserved
  13. 13. WHAT ARE NON-COMPENSABLE DAMAGES? BUSINESS LOSSESS ©JacksonWhite, P.C. (2012) All Rights Reserved
  14. 14. The Process1. Resolution to acquire property (purchase or condemnation)2. Appraisal or basis for valuation • Be careful what you say or disclose3. Offer to purchase (20 days)4. If the property owner accepts—sale of real estate5. If not, government must condemn: • File lawsuit • Immediate possession • Expert reports/Rebuttal • Trial • Judgment (jury trial) • Government pays the judgment • Court enters a ―Final Order‖ conveying title ©JacksonWhite, P.C. (2012) All Rights Reserved
  15. 15. WHAT IS IMMEDIATE POSSESSION?• GOVERNMENT’S RIGHT TO USE THE PROPERTY BEFORE JUDGMENT IS AWARDED (ARS § 12-1116)• DEPOSIT OF ―PROBABLE DAMGES‖• PRE-JUDGMENT INTEREST ON DAMAGES FROM THE DATE OF POSSESSION • Includes actual damages awarded above the deposit • The deposit may be drawn down, but there is a catch. ©JacksonWhite, P.C. (2012) All Rights Reserved
  16. 16. HUH?• WHAT MAY AN OWNER DO WITH PROPERTY AFTER A PUBLIC PROJECT IS ANNOUNCED, BUT BEFORE A CONDEMNATION LAWSUIT?• REASONABLE ENHANCEMENTS ©JacksonWhite, P.C. (2012) All Rights Reserved
  17. 17. NECESSARY INFORMATION• Title report (read it and related documents)• Alta survey of property• Aggregate/Ore studies• Reserve studies• Supply/Demand information• Operating information• Royalty rate data• Permit status and history• Ownership
  18. 18. 75TH AVENUE & THE SALT RIVER ©JacksonWhite, P.C. (2012) All Rights Reserved
  19. 19. VALUATION AND APPRAISAL ISSUESWho may testify as to the value and damages? • Property Owner (Company representative with knowledge/authority) • Appraiser • Not all appraisers are the same • Valuation method(s) must be accepted by the courts • ―Daubert‖ challenges • Cost • Other experts may be required
  20. 20. POTENTIAL CONCERNS• Tax valuation appeals• Business records being shared• Violations or citations• Lapsed permits• Statements/Data submitted to agencies• Discussions with appraisers, engineers, for the government• Prior appraisals/valuations• Costs
  21. 21. U.S. ARMY CORPS and 404 PERMITS RAPANOS et ux., et al. v. UNITED STATEScertiorari to the united states court of appeals for the sixth circuit ©JacksonWhite, P.C. (2012) All Rights Reserved
  22. 22. THE TEAM• Owner/Operator• Eminent Domain Attorney• Appraiser• Engineer/Hydrologist/Geologist• Others
  23. 23. THE PART TAKEN ©JacksonWhite, P.C. (2012) All Rights Reserved
  24. 24. SEVERANCE DAMAGE―. . .any diminution in value of the remaining property caused by thetaking.‖Examples of this include:• DRAINAGE • RE-OPENING MINE PLAN APPROVAL• LOSS OF PARKING • TRIGGERING GOVERNMENT REVIEW• RESTRICTED ACCESS • INCREASED COST OF OPERATIONS• DECREASING SIZE • REDUCED RESERVES• CHANGE IN USE • PERMITS• FUNCTIONALITY• AESTHETICS ©JacksonWhite, P.C. (2012) All Rights Reserved
  25. 25. California Case ©JacksonWhite, P.C. (2012) All Rights Reserved
  26. 26. California Case – During Construction ©JacksonWhite, P.C. (2012) All Rights Reserved
  27. 27. California Case – Near Completion ©JacksonWhite, P.C. (2012) All Rights Reserved
  28. 28. Creamland Dairy – 2002 Aerial View ©JacksonWhite, P.C. (2012) All Rights Reserved
  29. 29. Creamland Dairy – 2007 Aerial View ©JacksonWhite, P.C. (2012) All Rights Reserved
  30. 30. PARK CITY BEFORE ©JacksonWhite, P.C. (2012) All Rights Reserved
  31. 31. PARK CITY AFTER ©JacksonWhite, P.C. (2012) All Rights Reserved

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