Palazzolo v. Rhode Island,
121 S. Ct. 2448 (2001) (handout)
Post-enactment Owners
• Distinct investment-backed expectations
• Background principles of state property
law – “inhere in the title itself”
• Notice
U N I V E R S I T Y of H O U S T O N
Professor Marcilynn A. Burke
Copyright©2014 Marcilynn A. Burke
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Palazzolo Cont’d
Penn Central Analysis
• Lucas
• “Few crumbs of value”/token
interest?
• Proper denominator in takings
fraction (“conceptual severance”)
• Petitioner’s new argument
U N I V E R S I T Y of H O U S T O N
Professor Marcilynn A. Burke
Copyright©2014 Marcilynn A. Burke
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1
Palazzolo Cont’d
Justice O’Connor’s Concurrence
• What role should timing (enactment
of law v. acquisition of property) play
in the Penn Central analysis?
• The regulatory regime in place at the
time of acquisition helps to shape the
reasonableness of the investmentbacked expectations.
• Still only one factor among several not dispositive.
U N I V E R S I T Y of H O U S T O N
Professor Marcilynn A. Burke
Copyright©2014 Marcilynn A. Burke
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Palazzolo’s Land in
Westerly, Rhode Island
on Winnapaug Pond
U N I V E R S I T Y of H O U S T O N
Professor Marcilynn A. Burke
Copyright©2014 Marcilynn A. Burke
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2
McQueen v.
South Carolina Coastal Council,
580 S.E.2d 116 (2003) (optional)
• Supreme Court of South Carolina
• U.S. Supreme Court
• Texas Private Real Property Rights
Preservation Act
• Public Trust Doctrine
U N I V E R S I T Y of H O U S T O N
Professor Marcilynn A. Burke
Copyright©2014 Marcilynn A. Burke
All rights reserved. Provided for student use only.
Texas Private Real Property Rights
Preservation Act
• “Take Back Texas Day”
• Takings Impact Assessment
• Exceptions
• SOL
• Remedies
• Legal Costs
U N I V E R S I T Y of H O U S T O N
Professor Marcilynn A. Burke
Copyright©2014 Marcilynn A. Burke
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3
Texas Private Real Property Rights
Preservation Act Cont’d
Bragg v. Edwards Aquifer Authority
• TIA
• “action taken by a political subdivision:
. . . under the political subdivision’s
statutory authority to prevent waste or
protect rights of owners of an interest in
groundwater” § 2007.003(b)(11)(C)
• “an action of a political subdivision that
is reasonably taken to fulfill an
obligation mandated by state law”
§ 2007.003(b)(4)
U N I V E R S I T Y of H O U S T O N
Professor Marcilynn A. Burke
Copyright©2014 Marcilynn A. Burke
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Tahoe-Sierra Preservation Council, Inc.
v. Tahoe Regional Planning Agency,
535 U.S. 302 (2002), p. 355
Moratoria
• Facial attack
• Temporary prohibition on
development
• Lucas?
• Normal permitting delays
U N I V E R S I T Y of H O U S T O N
Professor Marcilynn A. Burke
Copyright©2014 Marcilynn A. Burke
All rights reserved. Provided for student use only.
4
Tahoe Cont’d
Segmentation
• Physical
• Temporal
• Functional
• First English (case for next class)?
U N I V E R S I T Y of H O U S T O N
Professor Marcilynn A. Burke
Copyright©2014 Marcilynn A. Burke
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Tahoe Cont’d
Categorical Rules
• Loretto
• Lucas
• A new rule in Tahoe???
U N I V E R S I T Y of H O U S T O N
Professor Marcilynn A. Burke
Copyright©2014 Marcilynn A. Burke
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5
Palm Beach Isles Associates v.
United States,
208 F.3d 1374 (Fed. Cir. 2000), p. 362
What is the Correct Denominator?
50.7 100%
50.7
49.3 97%
50.7
50.7 16%
311.7
U N I V E R S I T Y of H O U S T O N
Professor Marcilynn A. Burke
Copyright©2014 Marcilynn A. Burke
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Palm Beach Isles Cont’d
Background Principles of Law
• Wetlands protection - Clean Water Act
• Loveladies’ Timing
• Property acquisition and
development
• Enactment and implementation of
regulation
U N I V E R S I T Y of H O U S T O N
Professor Marcilynn A. Burke
Copyright©2014 Marcilynn A. Burke
All rights reserved. Provided for student use only.
6
Palm Beach Isles Cont’d
Background Principles of Law
• Navigational servitude – Rivers and
Harbors Act
• Commerce Clause
• Navigational purpose
• Remand
U N I V E R S I T Y of H O U S T O N
Professor Marcilynn A. Burke
Copyright©2014 Marcilynn A. Burke
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Segmentation
Let Us Recount the Ways
• Pennsylvania Coal
• Tahoe
• Palm Beach
U N I V E R S I T Y of H O U S T O N
Professor Marcilynn A. Burke
Copyright©2014 Marcilynn A. Burke
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7
Lingle v. Chevron, U.S.A., Inc.
125 S.Ct. 2074 (2005) (optional)
Clarification on Takings
• Agins v. City of Tiburon
• Imprecise
• Doctrinally untenable
• Practical difficulties
U N I V E R S I T Y of H O U S T O N
Professor Marcilynn A. Burke
Copyright©2014 Marcilynn A. Burke
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Lingle Cont’d
Takings Theories Post-Lingle
• Loretto
• Lucas
• Penn Central
• Nollan and Dolan
U N I V E R S I T Y of H O U S T O N
Professor Marcilynn A. Burke
Copyright©2014 Marcilynn A. Burke
All rights reserved. Provided for student use only.
8
Stop The Beach Renourishment, Inc. v.
Flordia Dep’t of Environmental Protection
1305 S.Ct. 2592 (2010), p. 370
Beach Restorationas Taking?
• Beach and Shore Preservation Act (1961)
• Littoral property
• State-owned land
• Accretion
• Avulsion
U N I V E R S I T Y of H O U S T O N
Professor Marcilynn A. Burke
Copyright©2014 Marcilynn A. Burke
All rights reserved. Provided for student use only.
Stop The Beach Renourishment, Inc. Cont’d
Lucas Exception
• Florida property law principles
• Right to fill
• Avulsion (even if interrupting
littoral owner’s contact with water)
• Burden of proof
U N I V E R S I T Y of H O U S T O N
Professor Marcilynn A. Burke
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9
Stop The Beach Renourishment, Inc. Cont’d
Judicial Takings?
• fair and substantial basis
• unpredictability test
• Concurring opinions – issue need not
be reached
U N I V E R S I T Y of H O U S T O N
Professor Marcilynn A. Burke
Copyright©2014 Marcilynn A. Burke
All rights reserved. Provided for student use only.
10