THI RD DI VI SI ON

ELLI NGTON, P. J.

, DI LLA RD and M C FA DDEN, JJ.

N O T IC E : M otions for r e c ons i de r a tion m us t be

ph y sic a l ly r e ce iv ed i n our c le r k ’s offic e w ithin te n

da y s of the da te of de c is ion to be de e m ed tim e ly file d.

http://w w w .ga a ppe a l s .us /r ule s

Nov em ber 13, 2015



# I n th e Co u r t o f

A p p eals o f

G eo r g ia

A1 5 A1 28 0

. FINCHER ROAD INVESTM ENTS, LLLP v

. CITY OF

CANTON, GEORGIA.

D I LLA R D , J u dg e.

Fi n ch er Ro ad In v es t m en t s

, LLLP (“ Fi n ch er Ro ad ”) ap peal s th e t r i al co urt ’ s

o rd er on p re-t ri al is s u es i n a cas e ari s i n g fro m a co n d em n at i on act io n b ro u g h t ag ai n s t

i t b y t he Ci t y o f Can t o n (“ t h e Ci t y ”). Fo l l o wi ng p ro tract ed l i t i g at io n b et ween t h e

p art i es (i n cl u di ng a p ri o r ap p eal t o t h is Co u rt ), 1 th e Ci t y s o u g h t t o d i s m i s s i t s

c o nd em nat i o n act i on

. Fi n ch er Ro ad ap p eal s t he t ri al co u rt ’ s ru l i n g t h at i t i s o n l y

en t i t l ed t o at to rn ey fees an d co s t s o f l i t i g at i o n b u t n o co m pen s at io n fo r an y t ak i n g o f

t h e p ro p ert y

. W e ag ree t h at t h e t ri al co u rt erred an d

, fo r t h e reas o n s s et fo rt h i n f r a

, we

affi rm in p art an d rev ers e i n p art

.

1 S ee Fi nch er Ro a d In vs

., LLLP v. Ci t y o f Ca n t o n

, 31 4 G a. Ap p. 85 2 (7 2 6 SE2 d

1 2 0 ) (2 0 1 2 ).Th e reco rd refl ect s t h at o n O ct o b er 1 1

, 2 0 10

, t h e Ci t y fi l ed a p et i t i o n fo r

co n dem n at i o n an d d ecl arat i o n o f t ak i n g wi t h res p ect t o p ro p ert y o wn ed b y Fi n ch er

Ro ad

. 2 Th e Ci t y d ep o s it ed $ 7 8 7 ,4 0 0 wi t h t h e t ri al co u rt

, wh ich i t es t i m at ed t o b e ju s t

an d ad eq uat e co m

p en s at i o n fo r t h e p ro p ert y . On Oct o b er 2 5

, 2 0 10

, t h e co u rt i s s u ed

an o rd er an d ju d g m e n t u p o n t h e p et i t i o n

, d ecl ari ng th at t i t l e h ad v es t ed i n t h e Ci t y

an d t h at t h e Ci t y h ad t h e ri g h t o f p o s s es s i o n as to t h e p ro pert y

. On No v em b er 2 2,

2 0 1 0

, Fi n ch er Ro ad fi l ed a n o t i ce o f ap p eal t o t h e co u rt ’ s o rd er as to t he val u e o f t h e

co n d em ned p ro p ert y

. Th at s am e d ay

, Fi nch er Ro ad al s o fi l ed a p et it i on t o s et as i d e

t h e d ecl arat i o n of t ak i n g

, co n t en d i n g t h at t h e decl arat i o n was im p ro p er fo r a n u m

b er

o f reas o n s

.

At a h eari n g co n v en ed o n Decem b er 7

, 2 0 1 0

, an d l at er i n a w r i t t e n Feb ru ary

2 8

, 2 0 1 1 o rd er, t h e tri al co u rt den i ed an d d i s m i ss ed Fi n ch er Ro ad ’ s p et i t i o n t o s et

as i d e t he d ecl arat i o n o f t ak i n g b as ed u p o n a fai l u re t o g i ve t he Ci t y 1 5 d ay s ’ n o t i ce

p ri o r t o t h e sch ed u l ed h eari n g

. Th i s Co u rt t h en gran t ed Fi n ch er Ro ad ’ s ap p l i cat i o n

fo r i n t e r l o cu t o ry ap p eal o f t h at d i s m i s s al

. In t h at ap p eal

, we d et erm i n ed t h at a

s u p e r i o r co u rt h as “ t he d i s cret i o n t o h o l d a h eari n g an d co n s i d er t h e m eri t s o f t h e

p et i t i o n i f t h e ru le n i s i was no t i s s u ed an d s erv ed u po n th e co n d em n o r a fu ll 1 5 day s

2 Th e Ci ty al s o fi l ed p et i ti o n s ag ai n s t o t h ers wh o are n o t p art i es t o t h i s ap p eal

.

2b efo re t h e h eari n g .” 3 As a res u l t

, we rem an d ed t h e cas e to t h e tri al co u rt to co n s i d er

wh et h er, “ i n t h e ex erci s e o f i t s di s cret i o n an d co n s i d eri ng t h e at t en dan t ci rcu m s t an ces

. . . , [Fi nch er Ro ad ] s h o u l d b e affo rd ed an o p p o rt un i t y fo r a h eari n g an d a d eci s i o n

o n t h e m eri t s o f [i ts ] p et i t io n [ ] t o s et as i d e t h e d ecl arat io n o f t ak in g .” 4

A rem i t t i t u r was i s s u ed t o t h e t ri al co urt o n Ap ri l 1 2

, 2 0 12

. On t hat sam e d ay

,

t h e Ci t y fi l ed w i t h t h e t r i a l co u rt a m o t i on to s et as i d e t h e o rd er o n t he p et i t i o n fo r

co n dem n at i o n

, as sert i n g t h at i t had d et erm in ed co n d em n at i on of t h e p ro p ert y was “ n o

l o n g er n eces s ary f

o r p u b l ic u s e.” Th e Ci t y al s o co n cu rren t l y fi led a n o t i ce o f

d i s m i s s al as t o i t s co n d em nat i o n act i o n

, rel i n q u i s h in g al l ri gh t s t o t h e p ro p ert y

. In i t s

m o ti o n t o s et as i d e t h e co n d em n at i o n ju d gm en t

, th e Ci t y as k ed t h at t h e co urt h av e t h e

cl erk d i s b u rs e t o it t h e p rev i o u s l y d ep o s i t ed fu n d s

. Fi n ch er Ro ad fi l ed a m o t i o n in

o p p o s i t i o n

, co n t en d i n g t h at i t was en t i t l ed t o co m p en s at i o n fo r t h e Ci t y ’ s t em p o rary

t ak i n g of i t s p ro p e rt y p ri o r t o d i s m i s s al

. Th u s, Fi n ch er Ro ad op p o s ed th e Ci t y ’ s

req u es t fo r d i sb u rs em en t o f fu n d s

. Fi n ch er Ro ad al s o fi l ed a m o t i o n fo r at t o rn ey fees

an d co s t s o f l i ti g at i o n.

3 Fi n ch er Ro a d In vs

. , 3 1 4 Ga. Ap p . at 8 5 3

.

4 Id

.

3In an o rd er o n p re-t ri al i s s u es

, t h e t ri al co u rt d et erm i n ed t h at Fi n ch er Ro ad was

en t i t l ed t o at t o rn ey fees an d co s t s o f l i ti g at i o n u n d er OCGA § 2 2 -1 -1 2 b u t was n o t

en t i t l ed t o an y o t h er co m

p en s at i o n

. Th ereaft er, t h e co u rt o rd ered th at t h e cas e p ro ceed

t o t ri al s o l el y t o d et er m i n e t h e am o u n t of at t o rn ey fees an d co s t s o f l i t i g at io n

. Th i s

Co u rt g ran t ed Fi nc he r R oa d’ s a pp l i cat io n fo r in t erl ocu t o ry ap p eal

, wh i ch we wi l l n o w

co n si d er.

Ou r an al y s i s n eces sari l y b eg i n s wi th th e Tak i n g s Cl au s e o f t h e F i ft h

Am en d m en t t o t h e U n it ed St at es Co n s t i t u t i o n, wh i ch p ro v i d es t h at p ri v at e p ro p ert y

s h al l n o t “ be tak en fo r p u bl ic u s e, w i t h o u t ju s t co m p en s at i o n

. ” 5 Su f

f i c e it t o s ay

,

p ri v at e p ro p ert y ri g h t s are am o n g “ t h e m o s t b as i c o f h u m an r i g ht s ,” 6 an d i t i s t h e

5 U.S. C O N S T

. am en d

. V; s ee a l s o G A

. C O N S T

. Art

. 1

, S e c

. 3

, Para. I (a)

(“ Ex cep t as ot h erwi s e pro vi d ed i n t h i s Parag rap h

, p ri v at e p ro pert y sh al l n o t b e t ak en

o r d am ag ed fo r p u b l i c p u rp o ses wi t h o u t ju s t an d ad eq u at e co m pen s at i o n b ei n g fi rs t

p ai d .”); Ho r n e v. Dep ’t of Ag ri c.

,

_ _ _ U.S.

_ _ _,

_ _ _ (II) (A) (1 ) (1 3 5 SCt 2 4 1 9

, 1 9 2

LE2 d 3 88 ) (2 0 1 5) (“ Th e p ri n ci p l e refl ect ed i n t h e [Tak i n g s ] Cl au s e g o es b ack at l eas t

8 0 0 y ears t o th e M ag na Cart a

. . . .”); Let ter fro m W i l l i am Pi erce t o St

. G eo rg e Tu ck er

(Sep t

. 28

, 1 7 87 ), G A ZE T T E O F T H E S T A T E O F G A

., M ar. 2 0

, 17 8 8

, excer p t ed in

T H U R S T O N G R E E N E

, T H E L A N G U A G E O F T H E C O N S T I T U T I O N 6 1 4 (1 9 9 1 ) (“ I co n cei v e

ci v i l l i b ert y i s s u ffi ci en t l y g u ard ed wh en p ers o n al secu ri t y

, p ers o n al l i b e r t y

, an d

p r i va t e p r o

p er t y , are m ad e t h e p ecu l i ar care o f g o vern m en t.”).

6 W i l l i am K. Lan e III

, “ Y o u r R a is i ns o r Y

o ur Li f e”: Th e H

a r r owi n g o

f t h e

Ta ki n g s Cl a u s e in Ho r n e v. U.S

. Dep a r t men t of

Ag r i cu l t u r e, 7 5 0 F.3 d 1 1 2 8 (9 t h Ci r

. 2 0 1 4 )

, 3 8 H A R V

. J

. L A W & P U B .P O L ’ Y 7 6 1, 76 1 (2 01 5 ) (q u ot i n g M I LT O N F R I E D M A N

& R O S E D. F R IE D M A N , T W O L U C K Y P E O P LE : M E M O I R S 6 0 5 (1 9 98 )).

4“ ch arg e o f t h e co u rt s t o d efen d t h em v i g i l an t l y .” 7 A cl as s i c t ak i n g is

, of co u rs e, o n e

i n wh i ch “ t h e g o v ern m en t d i rect l y ap p ro p ri at es p ri v at e p ro p ert y fo r i t s o w n u s e.” 8 In

t h i s res pect

, t h e Su p rem e Co u rt o f t h e Un it ed St at es h as ex p l ai n ed t h at t he Tak i ng s

Cl au se i s d es i g n ed “ n o t t o l i m i t t h e g ov ern m en t al i n terferen ce wi th pro p ert y ri g h t s

p er s e

, b u t rat h er t o s ecu re co mp en s a t i on i n t h e ev en t o f o t herwi s e p ro p er in t erferen ce

am ou n t i n g t o a t ak in g.” 9 Th u s

, g o v ern m en t al act i o n th at wo rk s a tak i ng o f p ro p ert y

“ n eces s ari l y i m

p l icat es t h e ‘ co ns t i tu t i o n al o b l i g at i on t o p ay ju s t co m p en s at i o n .’ ” 1 0

7 Lan e, s u pr a n o t e 5

, at 7 6 1 ; s ee a l

s o J O H N L O C K E

, Th e S

eco nd Tr ea ti s e

, T W O

T R E A T I S E S O F G O V E R N M E N T § 1 2 4 (Pet er Las l et t ed

., Cam b ri d g e Un i v

. Pres s 1 9 6 0 )

(1 6 9 8) (“ Th e g reat an d ch i ef en d

, t h erefo re, o f M en s u n i t i n g i n t o Co m m o n weal th s

,

an d p u t t i n g t h em s el v es u n d er Go v ern m en t , i s t h e Pres erv at i on o f t h ei r Pro p ert y .”).

8 Ta h o e-S ier ra P r es

. Co u n ci l

, In c. v. Ta ho e Reg ’l P la n n i n g Ag en cy

, 5 3 5 U.S.

3 0 2

, 3 2 4 (IV) (1 2 2 SCt 1 4 6 5

, 1 5 2 LE2 d 5 1 7 ) (2 0 0 2 ) (q u o t i ng E. En t er s. v. Ap f el

, 5 2 4

U.S. 4 9 8

, 5 2 2 (IV) (A) (1 18 SCt 2 1 3 1 , 1 4 1 LE2 d 4 5 1 ) (1 9 98 )).

9 Fi rs t En g l i s h Eva ng el i ca l Lu t h er a n C h u r c h o f G len d a l e v. Ct y. o f Lo s

An g el es

, 4 8 2 U.S. 3 0 4

, 3 1 5 (II) (1 0 7 SCt 2 3 7 8

, 9 6 LE2 d 2 50 ) (1 9 8 7 ); s ee a l s o

Ar ms t r on g v. Un i t ed S t a tes

, 3 6 4 U.S. 4 0

, 4 9 (III) (8 0 SCt 1 5 6 3

, 4 LE2 d 1 5 5 4) (1 9 6 0 )

(“ Th e Fi ft h Am en d m en t ’ s g u aran t ee t hat p ri vat e p ro p ert y s h al l n o t b e t ak en wi t h o ut

ju s t co m pen sat i o n was d es i g n ed t o b ar Go v ern m en t fro m fo rci n g s om e peo p l e al o n e

t o b ear pu b li c b u rd en s wh i ch

, i n al l fai rn es s an d ju s t i ce, s h o u l d b e b o rn e by t h e p u b l i c

as a wh o l e.”); Ma

yo r & Ci t y Co u n ci l o

f Ba l t i mo r e Ci t

y v. V al s a ma ki

, 9 1 6 A2 d 3 2 4,

3 3 5 (II) (M d

. 2 0 0 7 ) (“ Th e ri g h t t o p ri vat e p ro p ert y

, an d t he p ro t ect i o n o f t h at ri g h t

, i s a b ed ro ck p ri n ci p l e o f o u r co n s t i t u t i o n al rep ub l ic.”).

1 0 Fi r s t En g l i s h Eva n g el i ca l Lu t h er an Ch ur ch o f Gl en d a le

, 4 8 2 U.S. at 3 1 5 (II);

s ee a l s o Pa

. Co a l Co

. v. Ma h o n

, 2 6 0 U.S. 3 9 3

, 4 1 5 (4 3 SCt 15 8

, 6 7 LEd 3 2 2 ) (1 9 2 2 )

5Co n si s t en t wi t h t h i s ch eri s h ed co n s t i t u t i o n al safeg u ard

, t h e Su p rem e Co u rt o f

t h e U n i t e d St at es h as reco g n i zed t h at

, “ t h ou g h t h e cl as s i c t ak i n g i s a t ran s fer o f

p ro p ert y to t h e St at e o r an o t h er p ri v at e p art y b y em i n en t d om ai n

, t h e T ak i n g s Cl au s e

ap p l i e s to ot her s t at e act i o n s t h at ach iev e th e s am e t h i n g

. ” 1 1 An d t h e g o v ern m en t

“ t ak es ” p ro p ert y

wi t h i n t h e m ean i n g o f t h e Fi ft h Am en d m en t wh en i t “ u s es i t s o wn

p ro p e r t y i n s u c h a way th at i t d es tro y s p ri v at e p ro p ert y ,” 1 2 en act s a reg u l at i o n t h at

“ fo rces a p ro pert y o wn er t o s u b m i t t o a p erm an en t p h y s i c a l o c c u p at i o n [ci t ] o r

d ep ri v es hi m o f al l eco n o m i c al l y b en efi ci al u s e o f h i s p ro p ert y ,” 1 3 o r

“ rech aract eri ze[s ] as p u b l i c p ro p ert y wh at w as p rev i ou s ly p ri v at e p ro p ert y .” 1 4 Th u s

,

t h e fed eral Su p rem e Co u rt h a s c o n cl u d ed t h at “ t h e p art i cu l ar s t at e act o r i s

(“ Th e g en eral ru l e at l eas t i s t h at wh i l e p ro p ert y m ay b e reg u l at ed t o a cert ai n ex t en t

, i f reg ul at i o n g o es t o o far i t wi l l b e reco g n i zed as a t ak i n g .”).

1 1 St o p t h e Bea ch Ren o u r i s h men t

, In c. v. Fl a

. Dep ’t o

f E n vt l

. Pr o t.

, 5 6 0 U.S.

7 0 2 , 7 1 3 (II) (A) (1 30 SCt 2 5 9 2 , 1 7 7 LE2 d 1 8 4 ) (2 0 1 0 ).

1 2 Id

. (ci t i n g U

n it ed S t a t es v. Ca us b

y

, 3 2 8 U.S. 25 6

, 2 6 1-6 2 (6 6 SCt 10 6 2

, 9 0

LEd 1 2 0 6) (1 9 4 6 ); Pu mp el l y v. Gr een Ba

y Co

. , 2 0 LEd

5 5 7 (1 87 2 )).

1 3 Id

. (ci t i n g Lo r et t o v. Tel ep r o mp t er Ma n h at t a n CATV Co r p

. , 4 5 8 U

. S

. 4 1 9,

4 2 5 -2 6 (1 0 2 SCt 3 1 6 4, 7 3 LE2 d 8 6 8 ) (2 0 0 5); Lu ca s v. SC Co a s t a l Co u nci l

, 50 5 U.S.

1 0 0 3 , 1 0 1 9 (1 12 SCt 2 8 8 6 , 1 2 0 LE2 d 7 9 8 ) (1 9 9 2 )).

1 4 Id

. (ci t i n g W

eb b ’s Fa b u l o u s Ph a r ma ci es

, In c. v. B eckwi t h

, 4 4 9 U.S. 1 5 5,

1 6 3 -6 5 (1 0 1 SCt 4 4 6

, 6 6 LE2 d 3 58 ) (1 9 8 0 )).

6i r r el ev an t ,” 1 5 an d t h at “ [i ] f a l eg i s lat u re o r a co u rt d ecl ares t h at wh at was o n c e a n

e s t a b l i s h ed ri g ht o f p ri v at e p ro p ert y n o lo n g er ex i s t s

, it h as t ak en t hat p ro p e r t y, n o

l es s t h an if t h e St at e h a d p h y s i cal l y ap p ro p ri at ed i t o r d es t ro y ed i t s v al u e by

reg u l at i o n .” 1 6

Bu t t h e Su p rem e Co u rt o f t h e Un i t ed St at es h as al s o reco gn i zed i n m o re t h an

o n e cas e t h at “ t he g o v ern m en t m ay el ect to ab an d o n i t s i n t r u s i o n o r d i s co n t i n u e

reg u l at i o n s .” 1 7 Nev ert h el es s, ev en s u ch t em p o rary tak i n g s are n o t “ d i fferen t i n k i n d

fro m p erm an en t t ak i n gs

, fo r wh i ch t h e Co n s t i t u ti o n cl earl y req u i res co m p en s at i o n .” 1 8

I t i s wel l es t ab l i s h ed

, t h en

, t h at wh en “ t h e g o vern m en t ’ s act i v i t i es h av e al r e a d y

wo rk ed a t ak in g o f al l u s e o f pro p ert y

, n o s u b seq u en t act io n b y t h e g o v ern m en t can

1 5 Id

. at 71 5 (II) (A) (em

p h as i s o m i t t ed ).

1 6 Id

. (em p h as i s o m i tt ed ).

1 7 Fi r s t En g li sh Eva ng el i ca l Lu t h er a n Ch u r ch o f G l en d a l e

, 4 82 U.S. at 3 1 8 (II)

(ci t i n g Ki r b

y F o r e s t In d u s., In c. v. Un i t ed S ta t es

, 4 6 7 U.S. 1

, 5 (1 0 4 SCt 2 1 8 7

, 8 1

LE2 d 1 ) (1 9 8 4 ); Un i ted S t a t es v. Do w

, 3 5 7 U .S. 1 7

, 2 6 (7 8 SCt 1 0 39

, 2 L E2 d 1 1 0 9 )

(1 9 5 8)).

1 8 Id

.

7rel i ev e i t o f t h e d u t y t o p ro v i d e co m p en s at i o n fo r t he p eri o d d u ri n g wh ich t h e t ak i n g

was effect i v e.” 1 9

Here, t h e Ci t y el ect ed t o acq u i re t h e s u b ject p ro p ert y b y fi l in g a d ecl arat i o n o f

t ak i n g

, 2 0 wh i ch “ al l ows th e go v ern m en t t o t ak e t it l e i mmed i a t el y b y fi l i n g a p et i t i o n

an d decl arat i o n o f t ak i n g an d p ay i n g i n t o th e co u rt re g i s t ry ju s t an d ad eq u at e

co m p en s at i o n as d et erm i n ed b y i t s o wn ap p rai s al .” 2 1 In d eed

, u n d er OCGA § 3 2 -3 -7

,

[u ] p o n th e fi li n g o f t h e d ecl arat i o n o f t ak in g an d th e d ep o s i t in t o co u rt

,

wh i ch d ep o s it s h al l b e m ad e at t h e t i m e th e d ecl arat i on o f tak i n g i s fi led

1 9 Id

. at 32 0 (II); s ee a l

s o Un i t ed S t a tes v. D o w

, 3 5 7 U .S. 1 7

, 2 6 (7 8 SCt 1 0 3 9,

2 LE2 d 1 10 9 ) (1 9 5 8) (“ [A] b an d o n m en t d o es n o t p reju d i ce t h e p ro pert y o w n er. It

m erel y res u l t s in an al t erat i o n i n t h e p ro p ert y i n t eres t tak en

— fro m fu l l o wn ers h i p to

o n e of tem

p o rary u s e an d o ccu p at i o n

. In s u ch cas es co m p en s at io n wo u ld b e m eas u red

b y t he p ri n ci pl es n o rm al l y g o v ern i n g t h e t ak i n g o f a ri g h t t o u s e p ro p ert y

t em p o rari l y .” (ci t at i o ns o m i t ted )); Co b b Ct y. v. M cCo li s t er

, 2 61 Ga

. 8 7 6

, 8 7 7 (4 1 3

SE2 d 4 4 1 ) (1 99 2 ) (reco g n izi n g t h at t h e Su p rem e Co urt o f t h e Un i ted St at es h as “ h el d

t h at t h e Fi ft h Am en d m en t ’ s J u st Co m p en s at i o n Cl au s e req u ire[s ] th e g o v ern m en t to

p ro v id e ju s t co m

p en s at i on fo r a t em

p o rary t ak i n g th at den i e[s ] a l an d o w n er al l u s e o f

h i s p ro p ert y ”).

2 0 S ee OCGA § 3 2 -3 -6 (p ro v i d i n g th e req u i rem en t s o f a decl arat i o n of t ak i n g,

wh i ch m u s t b e fi l ed i n ad d i t i o n t o a p et i ti o n u n d er O CGA § 32 -3 -4 ); s ee a l so OCGA

§ 3 2 -3 -4 (referri n g t o pet i t i o n fo r t ak i n g ); OCGA § 3 2 -3 -5 (p ro v i d i ng req ui rem en t s

o f p et i ti o n referred t o i n OCGA § 3 2 -3 -4 ).

2 1 W in d s o r v

. C i t y o f At l a n t a

, 2 8 7 Ga. 3 3 4

, 3 3 5 n

. 1 (6 9 5 SE2 d 5 7 6) (2 0 1 0 )

(em p h as i s s u p pl i ed ); s ee a l

so Do r s ey v. Dep ’t o

f Tr a n sp

. , 2 48 Ga. 3 4

, 3 6 (2 7 9 SE2 d

7 0 7 ) (1 9 8 1 ) (“ T h e p et i t i o n i s n o t a m ere p l ead i n g b u t an in s t ru m en t wh ich p as s es t i t l e

wh en fi l ed an d ju s t an d ad eq u at e co m p en sat i on i s p ai d i n t o t h e co u rt . . . .”).

8t o th e u se o f th e p ers o n s en ti t l ed t h eret o

, o f t h e s u m o f m o n ey es t i m at ed

i n th e d ecl arat io n b y t h e co n d em n i n g au t ho ri t y to b e ju st co m p en s at i o n

,

t i tl e t o t he p r o

p er t y i n f ee s i mp l e a bs o lu t e o r s u ch l es s er i n t er es t a s i s

s p eci f i ed i n t h e d

ecl a r a t i o n s ha l l ves t in t h e co nd emn o r ; t h e l a n d s h a l l

b e d eemed t o b e co n d

em n e d a n d t a ken f

o r t h e u s e o

f t h e co n d

emn o r ;

a n d t h e r i gh t t o j u s t co m

p en s a t i o n fo r th e s a me s h a l l ves t i n t h e p er s o n s

en t i t l ed t h er et o

. 2 2

Li k ewi s e, OCGA § 3 2 -3 -1 3 p ro v i d es t h at “ [n ] o ju d g m en t o f an y co u rt an d n o

o rd er or ru l i n g o f th e ju d g e t h ereo f sh al l b e n eces sary t o g i v e effect t o t h e decl arat i o n

o f t ak i n g p ro v i d ed fo r i n Co d e Sect i o n 32 -3 -6 ; b u t t h e s am e s h al l b e s el f-ex ecu t i n g,

s u b ject

, h o wev er, t o th e po wer o f th e co u rt as p ro vi d ed fo r i n Co d e Sect i o n

3 2 -3 -1 1

. ” 2 3 Th e l at ter Co d e Sect i o n au t h o ri zes a su p eri o r-co u rt ju dg e t o

, u p on p ro p er

p l ea d i n g s an d ev i d en ce, “ set as i d e, v acat e, an d an n u l t h e d ecl arat io n o f t ak i n g,

t o g e t h e r w i t h an y ti t le acq ui red t h ereb y

. . . .” 2 4 Th is m ay be d o n e i n s i t u at i o n s o f

“ frau d o r bad fai t h

, t h e i m p ro p er u s e o f th e co n d em n at i o n p o wers

, th e ab u s e o r

2 2 OCGA § 3 2 -3 -7 (a) (em p h as i s s u p p l i ed ).

2 3 OCGA § 3 2 -3 -1 3 (a).

2 4 OCGA § 3 2 -3 -1 1 (a).

9m i s u s e o f t h e co n d em n at i o n p o wers

, an d su ch o t h er q u es t i o n s as m ay p ro p erl y b e

rai s ed .” 2 5

As d i s cu s s ed s u

p r a

, Fi n ch er Ro ad ch al l en g ed t h e Ci ty ’ s p et it i o n an d

d e c l a rat i o n o f t ak i n g u n d er OCGA § 3 2 -3 -1 1

, b ut th e t ri al co u rt d i s m i s sed Fi n ch er

Ro ad ’ s ch al l en g e fo r a fai l u re t o co m p l y wi th t h e p ro ced u ral req u i rem en t s o f OCGA

§ 3 2 -3 -1 1 (c). W e t h en rem an ded t o t h e t ri al co u rt t o ex erci s e i t s di s cret i o n u n d er

OCGA § 3 2-3 -1 1 (c) an d det erm i n e wh et h er Fi n ch er Ro ad was n ev ert h el es s en t i t l ed

t o a h ea r i n g o n i t s ch al l en ge. 2 6 Bu t b ecau s e t h e Ci t y d i s m is s ed i t s co n dem n at i o n

p ro ceed in g co n cu rren t wi t h recei p t o f t h e rem i t t i tu r, t h e t ri al co u rt n ev er d et erm i n ed

wh et h er i t w o u l d

—o r sh o ul d

— ex erci s e i t s au t h ori t y t o “ s et as i d e, v acat e, an d an n ul

t h e d ecl arat i on o f t ak i n g , t o g et h er wi t h an y t it l e acq u i red t h ereb y [.] ” 2 7

2 5 Ci t y o f At l a n t a v. Y

u s en Ai r & S

ea S er vs

. Ho ld i n gs

, In c.

, 2 6 3 Ga. Ap p

. 8 2,

8 2 (1 ) (5 8 7 SE2 d 2 3 0) (2 00 3 ) (p u n ct uat i o n o m i t t ed ); s ee a l s o O CGA § 3 2 -3 -1 1 (b )

(p ro v i d i n g t h e q ues t i on s u p o n wh i ch th e p o wer d es cri b ed i n s u b s ect i o n (a) i s

res t ri ct ed ).

2 6 S ee Fi n ch er R o a d In vs

. , 3 1 4 Ga. A p p

. at 8 53 ; s ee a l s o O CGA § 3 2 -3 -1 1 (c)

(p ro v i d i n g t he p ro ced u ral req u i rem en t s fo r a co n d em n ee’ s ch al len g e b ro u g h t u n d er

s u b s ect i o n (b )).

2 7 OCGA § 3 2 -3 -1 1 (a).

10W h en a co nd em n i n g au t h o r i t y ab an d o n s i ts co n d em n at i o n p ro ceed i n g

, t h e

co u rt wi t h ju ri s d i ct i o n “ sh al l award t h e o wn er o f an y ri g h t o r t it l e t o o r i n t e r e s t in

s u ch real p ro p ert y s u ch s u m as wi l l i n t h e o p i n i o n of t h e co u rt rei m b u rs e su ch o wn er

fo r h i s o r h er reas o n ab l e co s t s an d ex p en ses

, in cl u di n g reas o n ab l e at t o rn ey

, ap p rai s al

,

a nd e ngine e r ing f

e e s, a c tu al l y i n cu rred b ecau s e o f t h e co n d em nat i o n p roc e e dings[

. ] ” 2 8

Th e Ci t y arg u ed bel o w, an d arg u es ag ai n o n ap p eal

, th at t h es e s t at u t o ry d am ag es l i m i t

Fi n ch er Ro ad ’ s reco v ery

.

Th e t r i al co u rt ag reed wi t h t h e Ci t y t h at Fi n ch er Ro ad was o n ly en t i t l ed to

reco v er at t o r n ey fees an d co s t s o f li t i g at io n u n d er OCGA § 22 -1 -1 2 (a) an d t h at

Fi n ch er Ro ad

, co n t rary t o i t s co n t en t i o n

, was no t en t i t l ed t o an y o t h er co m p en s at i o n

fo r a t em p o rary t ak i n g o f i t s pro p ert y

. In d eed

, t h e t ri al co urt co n cl u d ed t h at an y

co m p en s at i o n b ey o nd at to rn ey fees an d co s t s “ wo u l d b e a wi n d fal l ” b ecau s e Fi n ch er

Ro ad wo u l d b e fu l l y co m p en s at ed b y recei p t o f at to rn ey fees an d co s t s

. W e d i s ag ree

wi t h t h is co n cl u si o n

, an d we reject t h e Ci t y ’ s arg u m en t s t h at Fi n ch er Ro ad s h o u l d n ot

b e co m p en s at ed fo r a t ak i n g i t co n t en d ed was a n u l l i t y

.

In a recen t o p in i o n au t h o red b y J u s t i c e Dav id N ah m i as

, ou r Su p rem e Co u rt

reco g n ized t h at OCGA § 2 2 -1 -1 2 “ was en act ed as p art o f t h e 2 0 0 6 ‘ Lan d o wn er’ s Bi l l

2 8 OCGA § 2 2 -1 -1 2 (a).

11o f Ri g h t s an d Pri v at e Pro p ert y P r o t ect i o n Act

, ’ wh i ch exp a n d ed pro p ert y o wn ers ’

p ro t ect i o n s ag ai n s t co n d em n at i o n rat h er t h an l i m i t i n g t h o s e s afeg u ard s.” 2 9 In s t ead

,

OCGA § 2 2 -1 -1 2 fu n ct i o n s t o “ al l o cat e t h e co s t s i m p o s ed o n t h e co nd em

n o r t o t h e

co n dem n ees if t he co nd em n o r ab an d o n s a co n d em

n at i o n act io n a t a n

y p o i n t .” 3 0 An d

u n l i k e m o s t p l ai n t i ffs

, “ co nd em n o r s t h at ab an d o n th ei r act i o ns m u s t

. . . p ay t h e

p ro p ert y o wn er’ s reas o n ab l e co s t s an d ex p en s es act ual l y i n c u r red b ecau s e o f t h e

co n dem n at i o n p r o c e e d i n g s

, i n cl u d i n g at t o rn ey

, ap p rai sal

, an d en g in eeri n g fees .” 3 1

Here, wh i l e t h e Ci t y ’ s ab an d on m en t o f i t s act i o n u n d ou b ted l y en t i t l ed Fi n ch er Ro ad

t o d am ag es u n d er OCGA § 2 2 -1

- 1 2

, t h e C i t y ’ s ab an d o nm en t an d o b l i g at i o n t o p ay

t h o s e s t at u t o ry

d am ag es i n n o way

rel i ev ed it o f “ t h e d u t y

t o p ro vi d e co m

p en s at i o n

fo r t h e p eri o d du ri n g wh i ch t h e t ak i n g was effect i ve.” 3 2

2 9 D i l l a r d La n d In vs

., LLC v. Fu l t o n Ct y.

, 2 9 5 Ga. 5 1 5, 52 2 -2 3 (2 ) (c) (7 6 1

SE2 d 2 8 2 ) (2 0 1 4); s ee a l s o U.S. C O N S T

. Art

. VI (“ Th i s Co n s t i t u t i o n

, a n d t h e Laws

o f th e Un i t ed St at es wh i ch s h al l b e m a d e i n Pu rs u an ce t h ereo f

. . . s hal l b e t h e

s u p rem e Law of t he Lan d

. . . .”); G A

. C O N S T

. Ar t

. 3

, S e c. 6

, Para. I (“ Th e Gen eral

As s em b l y s hal l hav e t h e po w er t o m ak e al l laws n o t i n co ns i s ten t w i t h t h i s

Co n s t i t u t i o n

, an d n ot rep u g n an t t o t h e Co ns t i t u t io n o f t h e Un i t ed St at es

, w h i ch i t s h al l

d eem n eces s ary

an d p ro per fo r t h e wel fare o f t h e s t at e.”).

3 0 Di l l a r d La n d

In vs ., 2 9 5 Ga. at 5 2 3 (2 ) (c).

3 1 Id

.

3 2 Fi r s t En g l i s h Eva n g el i ca l Lu t h er a n Ch u r ch o f Gl en d a le

, 4 8 2 U .S. at 3 2 1 (II).

12In d e e d

, wh i l e i t is cert ai n l y t ru e, as o u r Su p rem e Co u rt h as h el d

, t h at a

d ecl arat io n o f t ak in g t h at fai l s t o s t ri ct l y co m p l y w i th s t at u to ry req u i rem en t s “ can n ot

v es t t i t l e to t h e l an d i n t h e co n d em no r,” 3 3 a t ri al co u rt m

u s t s t i l l b e p res en t ed wi t h t h e

i s su e o f co m

p li an ce s o t h at it m ay m ak e a d et erm i n at i o n as to s a m e a n d act u al l y

ex erci s e it s au th ori t y t o s et as i d e, v acat e, o r an n u l a d ecl arat i o n of t ak i n g. 3 4 Bu t g i v en

t h e t i m i ng o f th e Ci t y ’ s di s m i s s a l

, t h at nev er o ccu rred in t h is cas e. Acco rd i n g l y

,

Fi n ch er Ro ad i s en t i t l ed t o ju s t an d ad eq uat e co m p en s at i o n fo r t h e Ci t y ’ s t em p o rary

3 3 Do r s ey , 2 4 8 Ga. at 3 7

.

3 4 Cf

. Po s t el l v. B d

. o f Co mm’r

s of Ho u s t o n Ct

y.

, 3 1 7 G a

. A p p

. 89 8

, 8 9 9 (1 )

(7 3 2 SE2 d 3 0 3) (2 0 12 ) (h o l d i n g t h at

, n o twi th s t an d in g ap pel l an t ’ s co n t en t i o n t h at

Co u n t y fai led t o co m

p l y wi t h st at ut o ry req u i rem en ts

, ap p el l an t h a d n o s t an d i n g to

ch al l en g e d ecl arat i o n o f t ak i n g b ecau s e h e h ad n o i nt eres t in t he pro p ert y at t h e t i m e

d ecl arat io n was fi l ed

, an d ti t l e acco rd i n g ly p as sed u p o n t h e fi l i n g of s am e); Y u s en Ai r

& Sea S er v. Ho ld in g

s

, 2 6 3 Ga. Ap p

. at 8 4 (h o l d in g t h at t ri al co u rt p ro p erl y s et as i d e

t h e t ak i n g o f ap p el l ee’ s p ro p ert y wh e n C i t y f a i l ed to co m

p l y wi t h OCGA § 3 2 -3 -6

an d

, acco rd i n g l y , Ci t y ’ s d ecl arat i o n o f t ak i n g co u ld n o t v es t t it l e i n t h e Ci t y ).

13t ak i n g o f i t s p r o p ert y

, 3 5 an d OCGA § 2 2 -1 -1 2 (a) i n n o way act s to l i m i t Fi n ch er

Ro ad ’ s ri g h t o f reco v ery

i n t hi s reg ard

.

Fo r al l o f th e fo reg o i ng reas o n s

, we affi rm t h e p o rt i o n o f t h e t ri al co urt ’ s o rd er

d et erm i n i n g th at Fi n ch er R o a d w a s en t i t l ed t o at t o rn ey fees an d co s t s o f l i t i g at i o n

u n d er OCGA § 22 -1 -1 2, b u t we rev ers e t h e co u rt ’ s ru l i n g t hat Fi n ch er Ro ad was n ot

en t i t l ed t o an y ad d i t i on al co m p en s at io n fo r th e go v ern m en t ’ s t em p orary t ak in g o f i t s

p ro p ert y

.

Ju d g men t af f i r med i n p a r t a n d r e v er s ed i n p a rt

. McFa dd

en

, J., co n cu r

s

.

El l i ng t o n , P. J., co n cu rs i n j u d g men t o n l y

.

3 5 S ee Do w

, 3 5 7 U.S. at 2 6 (“ [A] ban d o n m en t d o es n ot p reju di ce t he p ro p ert y

o wn er. It m erel y res u l t s i n an al t erat i o n i n t h e p ro p ert y i n t eres t t ak en —fro m fu l l

o wn ers hi p t o o n e of t em p orary u s e an d o ccu p at io n

. In s u ch cas es co m p en s at i o n

wo u l d be m eas u red b y t h e p ri n ci p l es n o rm al ly g ov ern i n g t he t ak i ng o f a ri g h t t o u s e

p ro p ert y t em

p o rari l y .” (ci t at i on s o m it t ed )); McCo l i s t er

, 2 6 1 Ga. at 87 7 (reco g n i zi n g

t h at t h e Su p rem e Co u rt o f t h e Un i t ed St at es h as “ h el d t h at t h e F i ft h Am en d m en t ’ s

J u s t Co m p en s at i o n Cl au s e req u i re[s ] t h e g o v ern m en t t o p ro v i d e ju st co m p en s at i o n

fo r a t em p o rary t ak i n g t h at d en i e[s ] a l an d o wn er al l u se o f h i s p ro p ert y ”).

14