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 All rights reserved. Provided for student use only. 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 All rights reserved. Provided for student use only. 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 All rights reserved. Provided for student use only. 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 All rights reserved. Provided for student use only. 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 All rights reserved. Provided for student use only. 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 All rights reserved. Provided for student use only. 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 All rights reserved. Provided for student use only. 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 All rights reserved. Provided for student use only. 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 All rights reserved. Provided for student use only. 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 All rights reserved. Provided for student use only. 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 All rights reserved. Provided for student use only. 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 All rights reserved. Provided for student use only. 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 Copyright©2014 Marcilynn A. Burke All rights reserved. Provided for student use only. 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