Legal Document

533 U.S. 606121 S.Ct. 2448150 L.Ed.2d 592 NOTICE: This opinion is subject to formal revision before publication in the preliminary print of United States Reports. Readers are requested notify Reporter Decisions, Supreme Court States, Washington, D. C. 20543, any typographical or other errors, order that corrections may be made goes press.ANTHONY PALAZZOLO, PETITIONERv.RHODE ISLAND et al. No. 99-2047. SUPREME COURT OF THE UNITED STATES Argued February 26, 2001Decided June 28, 2001 Syllabus In acquire waterfront parcel Rhode Island land here at issue, petitioner and associates formed Shore Gardens, Inc. (SGI), 1959. After SGI purchased property bought out his became sole shareholder. Most was then, now, salt marsh tidal flooding. The wet ground permeable soil would require considerable fill significant structures could built. Over years, SGI's intermittent applications develop were rejected by various government agencies. 1966, no further for over a decade. Two intervening events, however, become important issues presented. First, 1971, State created respondent Coastal Resources Management Council (Council) charged it with protecting State's coastal properties. Council's regulations, known as Program (CRMP), designated marshes like those on protected "coastal wetlands" which development greatly limited. Second, 1978 corporate charter revoked, title passed corporation's 1983 applied permission construct wooden bulkhead entire area. application, concluding, inter alia, conflict CRMP. 1985 filed new application Council, seeking 11 property's 18 wetland acres build private beach club. this well, ruling proposal did not satisfy standards obtaining "special exception" marsh, whereby proposed activity must serve compelling public purpose. Subsequently, an inverse condemnation action Superior Court, asserting wetlands parcel, had taken without compensation violation Fifth Fourteenth Amendments. suit alleged deprived him "all economically beneficial use" property, resulting total taking requiring under Lucas v. South Carolina 505 1003, sought $3,150,000 damages, figure derived from appraiser's estimate value 74-lot residential subdivision property. court ruled against petitioner, affirmed, holding (1) petitioner's takings claim ripe; (2) he right challenge regulations predating 1978, when succeeded legal ownership property; (3) assert based denial all economic use light undisputed evidence $200,000 remaining upland (4) because regulation issue predated acquisition title, have reasonable investment-backed expectation and, therefore, recover Penn Central Transp. Co. New York City, 438 104, 124 Held: 1. case ripe review. Pp. 8-16. (a) A challenging land-use unless agency implementing has reached final decision regarding their issue. Williamson County Regional Planning Comm'n Hamilton Bank Johnson 473 172, 186. does occur until responsible determines extent permitted land. MacDonald, Sommer & Frates Yolo County, 477 340, 351. Petitioner obtained such denied applications. erred that, notwithstanding denials, doubt remained allow due failure explore uses involve filling substantially less wetlands. belied unequivocal nature CRMP permits grant special exception engage prohibited only where "compelling purpose" served. accepted qualify exception. determined second (the club) standard. There indication club occupied smaller surface To contrary, purpose." Although landowner establish authority opportunity, using its own procedures, decide explain reach challenged regulation, e.g., supra, 342, once becomes clear permissible degree certainty, likely ripened. Here, decisions make plain interpreted bar engaging Further permit necessary point. 8-12. (b) Contrary Court's ruling, unripe virtue seek portion. It true there uncontested testimony site estimated if developed. And, while requires approval lying within 200 feet waters, strict test govern classification. officials testified trial, moreover, they allowed residence parcel. Nevertheless, ripeness jurisprudence opportunities uncertainty land's use. assertion uplands' comes too late litigation Court. stated certiorari petition uplands worth $200,000. but also cited fact brief opposition. circumstance cannot contested saying nonwetland parcels unknown. See Lucas, 1020, n. 9. Nor genuine ambiguity record either uplands. 12-14. (c) rendered unripe, held, apply basis damages suit. difficult see how concern relevant inquiry here. informed wetlands; follows necessity then 74 single-family dwellings there. Petitioner's submission clarified required decisions. 14-16. 2. after regulations' effective date claims. rejects sweeping rule purchaser successive holder deemed notice earlier-enacted restriction barred claiming effects taking. Were accept rule, postenactment transfer absolve obligation defend restricting use, matter extreme unreasonable. allowed, effect, put expiration Takings Clause. ought rule. Future generations, too, unreasonable limitations justification take into account effect owners time enactment, who prejudiced well. Should owner attempt survive process ripening her (which, demonstrates, will often years), asserted heir successor, so all. work critical alteration newly regulated stripped ability interest possessed prior regulation. means secure windfall itself. See, Webb's Fabulous Pharmacies, Beckwith, 449 155, 164. is, furthermore, capricious effect. young contrasted older owner, resources hold need sell, different positions. Clause quixotic. blanket purchasers blunt instrument accord duty compensate what taken. Nollan California Comm'n, 483 825, 834, 2, controlling precedent conclusion. 1029, overrule Nollan, essential principles. On remand state address merits claim, mere acquired state-imposed restriction. 16-21. 3. err finding failed deprivation retains value. correct assuming otherwise established, evade premise left token interest. situation case, however. permitting substantial 18-acre leave "economically idle." 1019. attempts revive part arguing, first time, distinct portions, should limited latter. point press argument courts, presented petition. serves framed, fails. 21-23. 4. Because claims analysis examined below, remanded. 7, 22. 746 A. 2d 707, affirmed part, reversed ON WRIT CERTIORARI TO RHODE Kennedy, J., delivered Rehnquist, O'Connor, Scalia, Thomas, JJ., joined, Stevens, joined Part II-A. Opinion Justice Kennedy 1 Anthony Palazzolo owns town Westerly, Island. Almost law. proposals (Council), sued court, took Amendment, binding upon through Due Process Amendment. review contending rejecting claim. We granted certiorari. 531 923 (2000). 2 * Westerly edge coastline. town's western border Pawcatuck River, boundary between Connecticut. Situated Narragansett Indian Tribe, incorporated 1669 precarious, though colorful, early history. Both Connecticut Massachusetts boundaries-and indeed validity-of Island's royal charter; Westerly's proximity invited encroachments during these jurisdictional squabbles. M. Best, Town Saved State-Westerly 60-83 (1943); W. McLaughlin, Island: Bicentennial History 39-57 (1978). When borders Colony settled compact 1728, more orderly, some historical distinction. For instance, Watch Hill Point, peninsula southwestern tip town, strategic importance Revolutionary War 1812. 190; F. Denison, Witnesses 118-119 (1878). 3 later times location significance: popular vacation seaside destination. One historians gave happy account: 4 "After Civil rapid growth manufacture expansion trade spending class pleasure bent, superior attractions offer, surf bathing ocean beaches, quieter fresh water ponds, fishing, annual sail motor boat races. broad beaches clean white sand dip gently toward sea; odorous low tide, railroad belches smoke, climate unrivalled coast, Newport excepted. phenomenal heat wave 1881 resorts northern England southern Jersey sweltered thermometer climbed 95 104 degrees, enjoyed comfortable 80. Providence north runs temperature 90, mercury favored spot remains 77." 192. today about 20,000 year-round residents, thousands summer visitors come enjoy advantages. 5 Misquamicut Beach, lengthy expanse coastline facing Block Sound beyond Atlantic Ocean. primary access Avenue, well-traveled 3-mile stretch road running along limits. At end, Avenue something commercial strip, restaurants, hotels, arcades, typical seashore businesses. pattern winds eastward onto narrow spine bordered south ocean, Winnapaug Pond, intertidal inlet used residents boating, shellfishing. 6 1959 lifelong resident, decided invest three undeveloped, adjoining eastern Avenue. north, faces, upon, Pond; faces beachfront homes abutting side, dunes beach. purchase (SGI). decade corporation submitted plat subdividing 80 lots; engaged transactions lots, together encompassed 20 acres. During same period initial agencies portions fill-as much six places-before proposal, 1962 Division Harbors Rivers (DHR), dredge Pond lack information. second, similar followed year later. third 1966 pending, These latter two referred Department Natural Resources, indicated assent. withdrew approval, citing adverse environmental impacts. contest ruling. 7 No enacted legislation creating 1971 R. I. Pub. Laws ch. 279, seq. Regulations promulgated wetlands," (CRMP) 210.3 (as amended, 1983) (lodged Clerk Court), great extent. revoked pay income taxes; passed, operation law, 8 now renewed efforts An resembling submission, shore noting "vague inadequate project size nature." App. 16. found "the activities impacts waters Pond," concluded ... Plan presently effect." Id., 17. appeal agency's determination. 9 went back drawing board, hiring counsel preparing specific 1985, echoed request details do tend inspire reader idyllic image, gravel accommodate "50 cars trailers, dumpster, port-a-johns, picnic tables, barbecue pits concrete, trash receptacles." 25. 10 fared better than previous ones. Under wishing needed Council. 130. short said conflicted regulatory standard 27. "a purpose provides benefits whole opposed individual interests." 130A(1). appealed conclusion contrary principles administrative affirmed. 31-42. 45. ibid., 1003 (1992). He amount $3,150,000, subdivision. countered host defenses. bench justice accepting theories. Pet. Cert. B-1 B-13. 12 707 Like recited multiple grounds first, ripe, id., 712-715; SGI, 716; third, contradicted 715. addition general determinative, held "no expectations affected regulation" ownership, 2d, 717; Central, 124. 13 disagree conclusions; we hold, conclude substantial. consideration set forth Central. II 14 applicable Chicago, B. Q. 166 226 (1897), prohibits just compensation. clearest sort occurs encroaches occupies Our cases even minimal "permanent physical occupation real property" Loretto Teleprompter Manhattan CATV Corp., 458 419, 427 (1982). Pennsylvania Coal Mahon, 260 393 (1922), recognized instances actions encroach occupy yet still affect limit occurs. Holmes' well-known, self-defining, formulation, "while certain extent, far taking." 415. 15 Since given some, specific, guidance courts confronted deciding whether particular observed, qualifications, infra 19-21, "denies productive land" U.S., 1015; 1035 (Kennedy, concurring); Agins City Tiburon, 447 255, 261 (1980). Where places fall eliminating nonetheless occurred, depending complex factors including regulation's landowner, interferes expectations, character action. inquiries Clause, prevent "forcing people alone bear burdens which, fairness justice, borne whole." Armstrong 364 40, 49 (1960). 16 seeks outset, face threshold considerations invoked claim: ripeness, postdates 17 172 (1985), explained requirement ripe. entity issue." informs constitutional determination 1015, defeated matters resolved definitive terms knows development" question. 351 (1986). Drawing principles, steps ripen central question resolving decisions, determining As noted, been one point, assent revoked. proposals: construction reasoned denials applications, agree. 19 "any wetlands." 714. relied observations satisfied developer submits, denies, grandiose leaving open possibility lesser might permitted. 353, suggestion effort wetlands, acres, perhaps (for instance) approved. Thus, reasoning goes, know sure classified Type body water. 200.2. building adjacent Table 1, p. 22, 210.3(C)(4), exception, 130A(2). 27; cf. (1983 "activity" conflicting CRMP). 21 County's "responds high discretion characteristically boards softening strictures administer." Suitum Tahoe Agency, 520 725, 738 (1997). While give opportunity exercise discretion, lacks development, quite unlike respondents place principal reliance, arose authority's project, modest variance accepted. 342 (denial 159-home subdivision); 182 (476-unit 255 (1980) (case plan submitted). 22 stand principle our rules law go burdening depends landowner's having full considering plans variances waivers ordinary processes established. Suitum, 736, (noting difficulty demonstrating "mere enactment" taking). Government authorities, course, burden imposition repetitive unfair procedures avoid decision. Monterey Del Monte Dunes Monterey, Ltd., 526 687, 698 (1999). 23 With respect reinforced Attorney General's forthright responses questioning oral case. Tr. Oral Arg. 31. rulings interpreting briefs, arguments, candid statements both sides, point: can sake; club, rustic upscale; subdivision; foreseeable And 24 noted above, constitutes trial located end B-5. lies 100.1(A), classification, 110, 1A, 120. reason "has portion parcel." 25 assessing significance submit area mind serves. imposes obligations landowners "[a] determine 'too far' goes." 348. Ripeness doctrine sake. 26 asserts doubt. relies comment "it possible least home argues qualification "at least" indicates additional single dwelling possible. interject uplands, day purposes 21. Brief Opposition 4, 19. 27 willingness figure, well founded. reference court's Cert was, acknowledged, suggesting existence elsewhere 190-191, 199-120 (testimony Dr. Grover Fugate, Executive Director); id. 610 Mr. Steven Clarke). indicated, potential, "island" across 610, 623-624 Clarke)-and, discussed justify regulations. 10-11; Respondents ("Residential 'special exception' "). Perhaps reason, maintain post-trial memorandum identified concedes Post-Trial Memorandum 88-0297 (Super. Ct. I.), 25, 81. figure. So 28 Nonetheless, known, raised pleadings court. 29-30. pressed argued, vigor placed disagree; aware applicability amounted B-7, 717, submissions, Supplemental 7-10. opinions read indicating properly outset litigation. 29 remains. concluding emphasis "appl[y] [the] seventy-four-lot subdivision" why thought significant, amici practice, assert, consider applicant preconditions envisioned application. add, proceeded without, minimum, zoning Environmental allowing installation sewage disposal systems accused employing hide ball strategy submitting predicated purported inability larger project. National Wildlife Federation Amici Curiae 30 it. demand constructed other, valid restrictions apart being challenged. This, alleging injury wrongful refusal development. instant us pass insist follow normal planning enact control damage awards hypothetical reviewed intend cast allegation entitlement intensive avail existing, legitimate limitations. owner's fair market value, see, Olson 292 246, (1934); J. Sackman, Nichols Eminent Domain 12.01 (rev. 3d ed. 2000)-an turn, imposed limitations, 12C.03[1]. 31 rely exhaustion County. explained, impose involving improvements allowed. enforcing entertains makes permitted, neither nor reviewing non-compliance pre-permit processes, Felder Casey, 487 131, 150-151 (1988), federal futile B 32 turn declining merits. disputed owned transferred force. postregulation fatal 716, 717. couched background 124, holdings single, sweeping, rule: 33 theory underlying post-enactment seems run lines: Property rights State. Phillips Washington Legal Foundation, 524 156, 163 (1998). So, prospective shape define subsequent lost all, limitation. 34 potent Hobbesian stick Lockean bundle. improve authority, enforcement restrictions. Co., 413 ("Government hardly values incident diminished paying every change law"). circumstances allows power onerous compel Just ordinance, effecting understood concerned, enactments passage title. 35 164 ("[A] State, ipse dixit, transform compensation"); Ellickson, Land, 102 Yale L. 1315, 1368-1369 (1993) (right defining characteristic fee simple estate). 36 Direct condemnation, invocation eminent domain, presents burdensome direct action, physically invaded filing suit, known. domain award taking, purchaser. Danforth 308 271, 284 (1939); Domain, 5.01[5][d][i] ("It compliance entitled compensation"). contrast, mature requirements satisfied, discussed; maintained. illogical, unfair, taken, owner. 37 825 (1987), consistent oceanfront provide lateral condition permit. dissenting observed policy Commission condition, Nollans, "on developments approved provisions access." 860 (Brennan, dissenting). majority proposition. "So long easement compensating them," reasoned, conveying lot." 38 argued Nollan's absolute instead confined "inhere itself." 1029. so, constrained "restrictions nuisance already ownership." stands proposition enacted, enactment. 39 occasion precise legislative enactment present suffices say unconstitutional absent transformed relative incompatible description concept common, shared understandings tradition, 1029-1030. common-law others. objective factors, proscribed. 1030 ("The 'total taking' ordinarily entail of, among things, harm lands resources, posed claimant's activities"). 40 reasons discuss next, find connection deprived; address, That III 41 alternative improved. agree accepts contention asserts, nonetheless, suffered contends sidestep "by expedient few crumbs value." 37. 42 Assuming 43 reframing argues, asks examine difficult, persisting proper denominator fraction. Michelman, Property, Utility, Fairness: Comments Ethical Foundations "Just Compensation Law," Harv. Rev. 1165, 1192 (1967). Some indicate effected measured whole, Keystone Bituminous Assn. DeBenedictis, 480 470, 497 (1987); expressed discomfort logic 1016-1017, sentiment commentators, Epstein, Takings: Descent Resurrection, 1987 Sup. 16-17 Fee, Unearthing Denominator Regulatory Claims, 61 U. Chi. 1535 (1994). Whatever criticisms, 44 45 discussed, residence. examined, 46 judgment remanded proceedings inconsistent opinion. 47 ordered. 48 concurring opinions. part. 50 Ginsburg, opinion, Souter Breyer, joined. 51 52 concurring. 53 I join my understanding II-B considered remand. 54 addresses circumstance, claimant holds, effectively adopting preacquisition ipso facto defeats Accordingly, holds (1978), "is restriction." Ante, 55 role temporal relationship plays analysis. Today's mean timing immaterial Indeed, error expunge exclusive significance. polestar itself partial takings. cases, interference number examine. Further, regime acquires helps reasonableness expectations. 56 Amendment forbids guarantee " 'designed forcing whole.' 123-124 (quoting (1960)). concepts "fairness justice" underlie fully determinate. eschewed 'set formula' 'justice fairness' injuries caused compensated government, rather remain disproportionately concentrated persons." Goldblatt Hempstead, 369 590, 594 (1962)). outcome "depends largely 'upon [in that] case.' Eureka Mining 357 168 (1958)). 57 "identified several significance" "essentially ad hoc, factual inquiries." "[t]he impact particularly, interfered expectations." Ibid. Another governmental action." served, produced, inform 127 constitute 'taking' reasonably effectuation purpose, [citations omitted], unduly harsh property"); Yee Escondido, 503 519, 523 (1992) (Regulatory "necessarily entai[l] assessments actions"). supply mathematically variables, guideposts lead ultimate required. 58 lacked hence viable 717 elevating believed "[petitioner's] expectations" "dispositive" status. Investment-backed important, talismanic Evaluation factor points answer "goes far." 393, 415 (1922). 59 affairs example, vis--vis vesting kind never simply personal financial investment acquirer donee, heir, devisee. Cf. Hodel Irving, 481 704, 714-718 (1987). Courts attend probative 60 If existing dictate wields redefine hand, nothing analysis, reap windfalls indicium lost.* understand it, remove backdrop takes purview inquiry. restores balance rubric compensable occurred. before, salience facts reduced "set formula." (internal quotation marks omitted). temptation adopt per se direction resisted. careful examination weighing context. below therefore array due. Notes: Scalia's inapt "government-as-thief" simile symptomatic failing appears conflate questions. police power. diminution 'public use' [of Clause] . coterminous scope sovereign's powers." Hawaii Housing Authority Midkiff, 467 229, 240 (1984). acquisition, acted powers place. Scalia focuses, hand. described above. "investment-backed approach seem undertaken. 62 write separately O'Connor's. 63 underlies separate concurrence (unspecified) "[un]fai[r]," produce unacceptable "windfalls," nullify (though, inexplicably, taking) government. polar horrible, presumably, sharp estate developer, realizing (or indeed, gambling on) excessiveness na ;ve assumes valid, purchases restriction, develops resells value) getting invalidated. 64 can, suppose, called windfall-though stock exchanges antique auctions, knowledgeable venturesome) profit expense ignorant risk averse). (though view much) pursuing abstract "fairness" returned naive original presumably "rightful" But giving government-which lose owned, cause miscarriage parties involved (government, developer) unlawfully-indeed unconstitutionally. O'Connor eliminate malefactor benefit malefaction. accrued bargain rate thief clothed indicia making "unjust" thief.* 65 view, existed (other forming "background nuisance," 1029 (1992)) bearing include assumed validity deprives unconstitutional. Which absolved O'Connor's assertion, post, n., wrongdoing assume exceeded ignoring "public wrong tendering 66 whom Breyer join, dissenting. 67 adjudication, administering proceeding good faith, arrived final, position [those regulations] question." 191 (1985). Absent decision, "kno[w] "how regulation[s] g[o]," requires. 348, Therefore, demonstrate land, represent "final decision" requisite generate dispute. 190. 68 MacDonald illustrates highly ambitious 342. large denied, complained appropriated property." 352, 8; 344. concluded, massive "open [would] permitted." 352. "Rejection exceedingly plans," "does logically imply receive similarly unfavorable reviews." 69 Palazzolo's close analogue MacDonald. components. Approximately sustain rich delicate ecosystem. 710, (R. 2000). Additional environmentally sensitive "uplands." (The doubt, "an accurate detailed survey" 190 (June 18-19, 1997).) (CRMC), bars 70 uniformly most None aimed uplands.1 Upon last refusing "to development." (Complaint 17). 71 saw reasons, them, "development emphasized "undisputed area, fill." 72 Today, "uncertainty [uplands'] use." 12. inaccurate inequitable. ambiguous. inequitable because, pursue potential presses here, behest, turns defense originally weapon reject bait-and-switch ploy affirm 73 identify basic forms 7-8. (1992), "certain qualifications," ante, 20, 1015 (emphasis added). However, idle," 1019, multifactor 123-125 75 relief straightforward Lucas. 6; 17) ("As proximate result Defendants' taking" added)); Plaintiff's Post Trial Ct., ("[T]his look very lucid occurred."); 9-10 ("[T]here NO USE whatsoever... Not scintilla proffered prove, intimate suggest theoretical property-never fact, available parcel."); Appellant 98-0333, pp. 5, (hereinafter Appellant) (restating, verbatim, assertions quoted above). 76 Responding urged sufficient CRMC "would [have been] [Palazzolo] situate home" "thus [him] realize 200,000 dollars." 81; Appellees 98-0333A, Appellees) (Palazzolo "never realistic unitary home-site"). lot infra, 8-9. supplemental addressing then-new briefly fail 14. directed underdeveloped unnecessary, himself, Lucas-based Once demonstrated beneficial" genuinely plausible, established analogy MacDonald: showed "valuable land." 24-25 (relying MacDonald). prospect shown warranted dismissal complaint. 77 Addressing terms, insisted CRMC's regulations." 11. argument, identifying parcel" meant "maintain ha[d] 78 course touched base underplayed system: complaint; submissions; not-even issue-in briefing appeal. raising quickly disposing matter, unquestionably Raley Ohio, 360 423, 436-437 (1959). reality here: litigated incumbent 79 arguments tracked got rules. aided counsel, sought-and obtained-review contentions advance below. 20; 47-50. expanded rendition covering retaining "few 37); 20-22. Again, bears repetition, claimed residence, occurred.2 support claims, conceded resist below: obtain house merely advanced supports ("[T]he uncontradicted deny small deleted)); "perfectly clear: more"). 81 logical up. submissions By showing (rather than, say, houses $400,000), floor, ceiling, floor defeat 82 Furthermore, unfair: transforms offensive states Casting away (and less), indulges maneuver. concludes "there uplands." 13-14. theories offered 83 "too day" contend value; "stated" $200,000," "as fact" Opposition. 13. pages Opposition, "would" approve "single statement foreclose another home, adding 84 sure, overlook earlier, insufficient intelligently appreciate moved pea shell waiver finding. waiver, footnote remotely "finding" waived timely raised. 1020-1022, extraordinary findings "fact" stopped contesting-that $200,000-was valuation asserted, inaccurately, 9, thus amounts unsavory invitation unscrupulous litigants: Change your misrepresent certiorari; fails note machinations, you 85 bolsters "well founded" record. But, earlier absence possibilities proof unnecessary singularly pleaded event, warrant 86 acknowledges "testimony discounts prospect, forbidden Yet witness whose relies, Clarke, himself "realistic for" location. 612 25-26, 1997). Clarke added official, Russell Chateauneuf, "gave [Clarke] supporting information [multiple applications] sense." conclusions Chateauneuf confirmed executive director, agreed cross-examination able two, three, four lots." 211 20-23, 1997); many built."). ambiguities They persist resolution ever survey circumstances, step supreme topographical factfinder resolve favor. Instead, to, on, states: "There area." 714 cites amendment finding.3 87 88 sum, question, judgment. Moreover, none advances seeks. whatever. (Palazzolo's sworn uplands) ("Because it's want business."). disagreeable "beach club." ("trash bins" "port-a-johns" sought); 650 1997) engineer Clarke) (to get club's water, i.e., nearby Ocean, "you'd walk fill, way approximately 70, conservation grasses"). Neither supplied map application); (1985 application). ultimately requirements, explored. 715, certiorari, merits, theory. theory, tension numerous Concrete Pipe Products Cal., Construction Laborers Pension Trust Southern 508 602, 643-644 (1993), treatment declines presented, would, 1-5 (concurring opinion), 6-7 (opinion part), 1-2 (dissenting impair 89 90 Ginsburg full. Ordinarily further. substantive add precedents, piece changed hands inheritance) always automatically believe postregulatory (through automatic law) prove dispositive. 91 explains, whether, how, whatever exist. Ordinarily, diminish force significance-rapidly dramatically-as continues time. adequately framework. 92 Several warned complete changes strategically transferring nonusable Daniel Bromley provision concerned 'fairness justice,' (1960)), reward behavior. 93 94 admirable frame broadly offers commentary adopted discussing context convinces me over-simplified calculus conflated II-A dissent particular, II-B. Though local governments limiting usage, Constitution restrictions, authorities legally constitutionally adhere supervening regulating procedural developing land- anyone adversely impacted injunctive "direct injury," Chicago Atchison, T. S. 77, (1958), she standing restriction's adopted. For, correctly observes, future generations "have 18. 96 follows, assumes, succeeding predecessor discrete transfers moment alienated owner.1 97 Precise specification occurred appropriately compensatory remedy. date. Similarly, importantly today, person recovery. (1939) ("For date, receives payment"). rationale behind arm's-length negotiation, inheritance, dissolution bankrupt debtor. Dow, 17, 20-21 (1958).2 98 Much stems confusion alleges actually According Island, not-too-distant past.3 statute delegating promulgate usage Laws, promptly foreclosed 4; 11-22 (current version regulations). provided 1980s, denied. 4-5. 99 natural reading complaint themselves precluded adoption constituted (which join) explains respondents' unequivocally 11.4 complains, did, 100 party bringing anyone, Given time,5 pellucidly promulgation subsequently acquired. 101 His depend, assume, restriction," thereby diminishing net diminishment Of if, contends, 3, complain events invalid, improper adopted, somehow gone far," enjoin enforcement, someone else. ejectment trespasser lodged orchard surely fruit spirited (1987) compelled petitioners event-a property-occurred petitioners' Even occur, contended rise event received transferred. Petitioners triggering event. injury.6 Their successors interest, bring 103 1986, embraced actual complaint, complicates alter prohibition possessed. represented think least, filled exercised exceptions circumstances. A-13 (laying exception"). favorable Palazzolo, discretionary hearings attest, presentation respected retained regard Lujan G Fire Sprinklers, Inc., 532 ___ (2001) (holding, context, party's forum hearing vindicate interest); Lopez Davis, 230 (involving relief).7 105 leaves today's limited, (discussing implicit principles" exception); 1-4 (O'Connor, concurring) evaluation claim); (Breyer, dissenting) (same), extension individuals victim illegal admits obvious principle. inherits, thirtieth unwarranted, raise spectre tremendous-and tremendously capricious-one-time wealth society happen tracts permanently resolved. IV 106 stake tract owns. Whether predecessors questions clear-as disposition assumes-that predicate later, discussion superfluous dictum. entirety. "far" violates invalidated violated (with consequence choose scheme forgoing regulation). recent focused former remedy, Holmes focusing began modern preoccupation "regulatory takings." 414 (1922) (because act sustained"). appropriation developed former. odd conclusion, somewhat dubious functional equivalent Ultimately, regulations-are-different rests dates: cognizable judicial proceeding. plaintiffs prelitigation clarify allegedly infringing completed. whenever bodies construe reflect "what [regulation] construction." Roadway Express, 511 298, 312-313 dispute, schemes Palazzolo's. 11-12, 41-46. Likewise, potentially sake clarity emphasizing diminishes generally preventing harm. (owner powerplant astride earthquake fault closure plant); judgment) (explaining government's regulate harmful common confine interdependent society"). prohibiting meets criteria. stated: "I key lawful code. construct. wetland." begin with, owed right"). Nollan-in constituting property-I treat owners' necessarily concurring). insulate referencing long-standing statutory provisions. regulators involves unforseeable interpretation appropriate body, pre-existing p.__.

Classification Label: 3