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March 2007 posts

March 30, 2007

▪ Adverse Possession: "Openly, Notoriously, Continuously, Exclusively" And . . .

In a cert decision issued today in Wailuku Agribusiness Co., Inc. v. Ah Sam  (No. 25930, Mar. 30, 2007), Supreme Court of Hawaii set forth the legal requirements for adverse possession in situations where there may be cotenants on the property claimed to have been adversely possessed. 

I won't get into the facts of the case — they are dense, and the opinion sets them forth in great detail.  The Court's ruling on the law is that if cotenants existed, it is "incumbent upon [the party claiming adverse possession] to prove it acted in good faith towards cotenants upon claiming adverse possession." (slip op. 24). 

▪ Inversecondemnation.com Reviewed

My thanks to Walt Harvey at Grassroot Institute of Hawaii for posting a very kind review of my work and this blog in Grass in Review:

When Robert is not wearing his private property ‘Superman’ suit he’s a practicing attorney with Damon, Key, Leong, Kupchak & Hastert and has been selected by his peers to be included in the guide Best Lawyers in America as an expert in  eminent domain and condemnation law.

The  best news is that Robert has created a web log that’s loaded with invaluable information: www.InverseCondemnation.com. He regularly posts issue analysis and case summaries and links to podcasts. He has provided a review and analysis of 2006 significant private property rights issues in Hawaii. His site is a daily ‘must read’ to keep current and we highly recommend it!

Thanks, Walt.  Don't overlook Walt and Arla Harvey's comprehensive real estate news site, www.coastalhawaii.com, where on a daily basis they gather and post links to articles of interest to property owners on subjects such as the Hawaii real estate market, affordable housing, and property taxes.  I stop by their site most every day for "one stop shopping" for a summary of news sources that do not have RSS feeds.

March 29, 2007

▪ Nascent Private Property Rights in China

The podcast of Jay Fidell's most recent ThinkTech program at Hawaii Public Radio (KIPO FM89.3) has some interesting bits on the developing concept of private property ownership in the People's Republic of China, and Wu Ping's (hopefully not last) stand

Perhaps experience is demonstrating that Locke's principles have merit, and that protection of property is essential to the protection and development of other civil rights.  The piece starts at the 12:15 mark. 

▪ April 5: Hawaii Land Use and Zoning Seminar

There's still time to register for Practical Guide to Zoning and Land Use Law, to be held on April 5, in Honolulu.  Details, including the complete agenda and registration form are here

I'll be leading a session on "Appealing an Administrative Zoning Decision," in which we will go over the ins-and-outs of taking a case from a state or county agency to the courts.

Other speakers will present an overview of Hawaii's land use and zoning scheme, how to challenge a zoning decision, and the constitutional limitations on land use regulations. 

For any inversecondemnation.com readers who attend, please stop by and say hello.

March 26, 2007

▪ The Eminent Domain "Holdout," Graphically Illustrated

Check out this AP photo and the accompanying story "China's 'stubborn nail' stands firm" —

Reminds me of the Warner Bros. classic "Homeless Hare," where Bugs Bunny objects to a developer's efforts to evict him from his hole: "Hey ya big gorilla, didn't you ever hear about the sanctity of the American home?"

Wu Ping owns a home in Chongqing and apparently doesn't want to get out of the way for redevelopment:

A legal battle has raged since she rejected the compensation offer as she has maintained that she cannot be forced to move out.

A local court ordered her to allow the structure to be torn down by Thursday, although she continued to refuse and it was not immediately clear what steps authorities would take next.

Property disputes are rife in China, often involving illegal land grabs by developers in collusion the government.

The national parliament passed a landmark law solidifying private property rights this month partly to combat such disputes.

. . .

"If the government does not respect people's rights in the case, it will raise suspicions about the entanglement of civil rights, property development and government interests."

I wonder what position the PRC government will take if its officials retaliate against Ms. Wu?  Will they argue, like the US government in the recently-argued Wilkie v. Robbins case, that there is no legal remedy because the law does not specifically forbid retaliation?

Update: apparently, this photo reminds others of Bugs.  Google reveals that Boing Boing has a post titled "Calvacade of homeowner holdouts," with more on Ms. Wu, and other cases of holdouts, with photos.  New Jersey Eminent Domain blog also posts this article with more details of the Wu case.

▪ Land Use Trifecta: Historic Preservation, Religious Uses, and Regulatory Takings

An interesting decision from the Kansas federal district court, Mount St. Scholastica, Inc. v. City of Atchison, No. 06-2208-CM (Mar. 12, 2007), contains a land use trifecta: historic preservation, religious objections to a denial of a permit, and regulatory takings.  (No link yet to opinion, which currently is only available via Westlaw; email me if you want a copy.  Update: Becket Fund for Religious Liberty has posted a copy of the opinion on its web site.)

Mount St. Scholastica, a "monastic community," owns property that includes a building constructed in 1924 that has in the interim been used for classrooms, administration, and a community center.  By 1989, however, it had apparently outlived its usefulness to Mount St. Scholastica, which in 2005 sought a demolition permit from the city. 

The building itself apparently is not landmarked, but is near to historic properties, so under Kansas law, the owner needed a demolition permit from the state historic preservation officer.  The preservation officer denied the permit because the building is a "character-defining feature of the environs."  The officer suggested the owners sell the building or "mothball" it "until a new use can be found."  After unsucessfully exhausting administrative remedies, Mount St. Scholastica filed suit against the city in state court for violations of state and federal law, including an argument that denial of the demolition permit infringed upon its rights under the Free Exercise Clause of the First Amendment, and a federal takings claim under 42 USC § 1983.  The city removed the case to federal court.

Mount St. Scholastica asserted, without opposition, that its religious beliefs include the requirement of making prudent economic use of its property.  The court consequently applied strict scrutiny analysis and held that historic preservation is not a "compelling government interest" allowing the city to deny the demolition permit.  Professor Howard Friedman's Religion Clause blog details the court's First Amendment analysis.

The court also determined that the regulatory takings claim was ripe "because it is unlikely that plaintiff has an inverse condemnation procedure available" under Kansas law.  On the merits of the takings claims, however, the court held there was neither a per se nor a Penn Central regulatory taking, since the landowner's entire parcel had not been impacted.  While the plaintiff alleged that the city's actions rendered the entire building useless, the court held that because the building is part of the larger property, the "parcel as a whole" rule means that the plaintiff has some economically beneficial use for its entire property, and therefore has not suffered a taking.

March 25, 2007

▪ Eminent Domain Abuse and Retaliation

Steven Greenhut's opinion piece at the Orange County Register, "The powerless have always been targets of eminent domain," makes some good points about eminent domain abuse, and the recently-argued Wilkie case (regarding the right to be free from government retailition for defending a Fifth Amendment right), and is worth reading:

"Cities use code words," explained Supervisor Chris Norby, a longtime foe of eminent domain abuse. "In the 1950s and 1960s, governments used the term 'urban renewal,' but critics knew that it was widely called 'Negro removal.' These days, we're looking at forced gentrification," as cities try to redevelop poorer areas into wealthy areas.

. . . .

Today's code words and attitudes may be different than they were in the 1920s, but by giving government so much power to drive people off their land, we all are subject to the whims and rationales of officials. In the 1920s, officials didn't think blacks were "appropriate" for the neighborhood, and these days officials don't want "working-class people" enjoying prime land that could be home to upscale condos.

"Smart growth," "sustainability," and "transit-oriented development" may have replaced "urban renewal" in the land use lexicon, but they — like their predecessor code words — often mask other agendas.    

March 22, 2007

▪ USA Today on Hawaii's Land Use Dynamics

Martin Kasindorf at USA Today has written a story Land-use debate ugly in paradise about the competing sides about a proposed development on Molokai:

"There is trouble in paradise," says Annie Van Eps, 59, an art gallery manager who moved from California five years ago. "This has split our island. Can't we have one island that's not developed?"

Opponents of the proposal say Molokai needs to guard its stoplight-free rural lifestyle and scarce water more than it needs 200 millionaires and 100 more jobs. Wariness toward moneyed newcomers who don't adopt Molokai's laid-back pace can have racial overtones, too.

On the other side of the coin:

John Sabas, vice president of Molokai Ranch, says the cattle operation is losing money and needs to sell land. To win community support, the ranch is offering to give control of 51,000 of its 65,000 acres to a land trust for conservation, and to reopen a resort that closed in 2000 with the loss of 100 jobs.

Is this debate unique to Molokai, or Hawaii?  No, but it's rare that the dynamics of Hawaii's land use scene get displayed on the national stage. 

March 21, 2007

▪ Bong Hits, Pull My Finger Fred, and Remedies for Fifth Amendment Violations

Which issue is more important when it comes to utilizing scarce federal judicial resources:

  • Can a student who unfurls a sign that says BONG HITS 4 JESUS sue his principal for suspending him? 
  • Which farting plush doll is the genuine one?  Does "Pull My Finger Fred®" or "Fartman" have the exclusive right to fart and say "did somebody step on a duck?" and "silent but deadly" when its finger is pulled?
  • Can federal officials be held liable when they retaliate against a property owner who refuses to surrender an easement across his land by cancelling the landowner's easements across public property, filing false criminal charges against him, harassing the landowner's guests, and  "inciting a neighbor to ram his truck into the [landowner] while he was on horseback."

I juxtapose these issues — all presented in cases argued or decided on Monday —  not to disparage the importance of legal protection for sophomoric statements and scatological plushy toys.  Instead, the contrast between the issues highlights one of the major concerns voiced in Monday's oral arguments in Wilkie v. Robbins, the third case noted above. 

The justices questioned both counsel whether recognizing either a RICO or Bivens cause of action for retaliation for the exercise of a Fifth Amendment right would somehow throw open the federal courthouse doors to claims by property owners alleging their Fifth Amendment rights have been violated — doors the Court has been very good at slamming shut lately in Kelo, Lingle, and especially San Remo.  Justice Breyer, for example, stated:

What is worrying me throughout is, put this case to the side.  If the Court recognizes what I take it has not happened in the past, that there is an action for private people to bring against the government, Bivens, under the Fifth Amendment, all of a sudden vast numbers of regulations, the coal pillars in Holmes case [Pennsylvania Coal Co. v. Mahon, 260 U.S. 393 (1922)], everything south of that will be suddenly in Federal court as people claim that what's going on with this regulation is there are individuals in the government who have gone too far, and they are just trying to get my property and the use of it, without paying a fair price.  Now, by the way, sometimes people in government do go too far, so many of those claims might have some justification.  But suddenly I see the possibility of this kind of action becoming a major roadblock, an obstacle sometimes used unjustifiably, and not necessarily, not necessary, this kind of thing, to impose a roadblock to totally legitimate government regulatory action.  (Tr. 34-35).

The concern of chilling the regulators turns the usual constitutional analysis on its head.  In First Amendment jurisprudence, for example, vague and potentially overrestrictive speech regulations are invalid because they might impede someone from speaking out; we don't ask whether allowing First Amendment damage claims will chill government officials in the exercise of their duties.  The major impact of Fourth Amendment law is designed to check the conduct of the police.  To paraphrase Justice Brennan's dissent in San Diego Gas & Elec. Co. v. City of San Diego, "if a policeman must know the Constitution, why not a BLM official?" 

The "floodgate" argument seems to carry a lot more weight when constitutional property rights are at stake than when other rights are alleged to have been violated.  But when cases involving advocacy of "bong hits" and flatulating dolls merit the federal courts' rapt attention, it strikes me as quite odd that allegations of renegade behavior by federal officials might be deemed to be worthy only of administrative appeals, letters to inspectors general, and state courts. 

Finally, two notes on the Fartman case that I cannot let pass:

First, instead of the usual stiff introductions, the Seventh Circuit oral arguments began with a fart, "pull my finger," and the appellant's lawyer stating "May it please the court...I along with my partner...represent Fartman and Fartboy."  The oral arguments are worth a listen, if only to hear lawyers and federal appellate judges utter the immortal phrases "at bottom this is a goofy funny little product, but its an important issue," "but can he fart?," and "Count Fartula," and citing Who Cut the Cheese: The Cultural History of the Fart as authority.  Classic.

Second, a prediction: this case will generate a record number of silly titles in future law review casenotes, e.g., "He Who Denied It, Supplied It: Pull My Finger Fred v. Fartman, and the Meaning of "Original Expression" in Copyright Law" — the comic possibilities are endless. 

Save us all if SCOTUS grants cert review.

March 20, 2007

▪ Links to Further Wilkie Analysis

While Tribe said he sensed the justices were sympathetic to his Fifth Amendment argument, they were wary of creating new ways to sue government employees.

“There is a considerable amount of hostility for the possibility of opening up the floodgates of litigation against government officials,” Tribe said.

For most other constitutional rights, there is already well-established Supreme Court precedent holding that it is unconstitutional for the government to punish people for exercising those rights. For example, prosecutors cannot punish defendants for exercising their Fifth Amendment right to remain silent. Government officials are forbidden to harass citizens for exercising their free speech rights or their rights to practice their religion. The actions that the federal Bureau of Land Management officials allegedly took to punish Frank Robbins for refusing to give the BLM an easement over his land would clearly be unconstitutional if used to punish him for exercising virtually any other constitutional right.

Morse v. Frederick, the "Bong Hits 4 Jesus" case, captured most of the media attention at the Supreme Court yesterday. The other case on the Court's Monday docket, Wilkie v. Robbins, is potentially just as significant.

But every right is a "right against retaliation." That's sort of the whole point. A citizen of the most repressive regime on earth can still criticize the government, assemble with anti-government activists, and practice his religion. What separates free societies from oppressive ones is what happens to him afterward.

 

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