Legal Document

467 U.S. 1 104 S.Ct. 2187 81 L.Ed.2d KIRBY FOREST INDUSTRIES, INC., Petitionerv.UNITED STATES. No. 82-1994. Supreme Court of the United States Argued Feb. 22, 1984. Decided May 21, Syllabus Petitioner manufacturer forest products owns substantial timberland in Texas. On August 1978, after negotiations to acquire over 2,000 acres this land for a national preserve had broken down, filed "straight-condemnation" complaint under 40 U.S.C. § 257. Shortly thereafter, notice lis pendens, notifying public institution proceeding. The District referred matter special commission ascertain compensation due petitioner. Trial before began on March 6, 1979, and hearing competing testimony as fair market value land, entered report recommending amount $2,331,202. judgment awarding petitioner that amount, plus 6% interest period from date was Government deposited adjudicated with court. 26, 1982, Court's registry, and, same date, acquired title land. Appeals reversed award petitioner, holding taking should be deemed which paid hence no award. court also ruled inadequately explained its valuation accordingly remanded case further findings regarding value. Held: 1. petitioner's occurred because thereon. Pp. 9-16. (a) That proceedings must tenders payment landowner is amply supported by prior decisions indications congressional intent derived structure pertinent statutory scheme Federal Rule Civil Procedure 71A. 71A(i) permits dismiss condemnation suit at any time has been determined paid, unless previously or taken possession. Government's capacity fashion withdraw proceeding would difficult explain if were effectuated tendering payment. And option given 258a peremptorily appropriating final have superfluous upon filing 257 suit. 11-13. (b) Prior case, there interference property interests severe enough give rise entitling just Fifth Amendment. Until passed States, free make whatever use it pleased. never forbade cut trees develop some other way. Nor did abridge right sell While initiation proceedings, publicized pendens notice, may reduced selling price impairment incident otherwise legitimate governmental action ordinarily does not result taking, do so here. 13-16. 2. Petitioner's constitutional entitlement can accommodated allowing remand, present evidence pertaining change during delay between tendered Other condemnees who find themselves position avail 60(b), empowers district court, motion party, amend "any . reason justifying relief operation judgment." 16-19. 696 F.2d 351 (CA 5 1983), affirmed. Joe G. Roady, Houston, Tex., Harriet S. Shapiro, Washington, D.C., respondent. Justice MARSHALL delivered opinion Court. Title 257, conjunction 71A Rules Procedure, prescribes procedure pursuant appropriate privately owned eminent domain. central issue whether manner owner comports requirement, embodied Amendment, private without compensation. 2 * A. 3 customarily employs one three methods when appropriates purpose. most frequently used so-called prescribed Under statute, an "officer Government" "authorized procure real estate erection building uses"1 makes application Attorney General who, within 30 days, initiate proceedings. form those governed 71A.2 In brief, requires federal "complaint condemnation," identifying therein wishes take, followed trial jury, judge, specially appointed commission—of question how much practical effect buy price. Danforth v. 308 271, 284, 60 231, 236, 84 L.Ed. 240 (1939). If exercise option, owner, whereupon possession vest States. decides move dismissal action. Ibid.; see Fed.Rule Civ.Proc. 71A(i)(3). 4 A more expeditious 258a.3 statute Government, "at judgment" suit, file "a declaration signed authority empowered law lands [in question], declaring said are thereby States." obliged, filing, deposit "to persons entitled thereto," money equal estimated land.4 thereupon immediately subsequent judicial exact (on filed) determined, awarded difference (if any) already received difference. Finally, Congress occasionally exercises power domain directly. For example, thinks tract inviolate threatened imminent alteration, sometimes enacts "legislative taking" setting up ascertaining, appropriation, owners.5 6 addition these methods, capable acquiring summarily, physically entering into ousting owner. E.g., Dickinson, 331 745, 747-749, 67 1382, 1384-1385, 91 1789 (1947). such bring "inverse condemnation" recover intrusion Government. Dow, 357 17, 21-22, 78 1039, 1044, 1109 (1958).6 7 selection amongst implementation various governed, extent, Uniform Relocation Assistance Real Property Acquisition Policies Act 1970, 42 4601 et seq. enjoins agencies, inter alia, attempt negotiation rather than condemnation, whenever possible take physical appropriation. §§ 4651(1), (4), (8). addition, jurisdiction dismissed abandoned will reimburse him "his reasonable costs, disbursements, expenses" incurred contesting 4654(a).7 not, however, regulate employ "declaration 258a. B 8 Petitioner, products, tracts This arises out protracted effort 2,175.86 9 mid-1960's, several studies made desirability establishing park protect area relatively untrammeled wilderness eastern One studies, conducted 1967 National Park Service, recommended creation 35,500-acre Big Thicket Park. Texas Forestry Association, member, endorsed proposal declared voluntary moratorium logging designated area. Since 1967, observed lying demarked Service.8 10 After seven years desultory consideration matter, rejected Service enacted legislation creating larger Preserve. Oct. 11, 1974, Pub.L. 93-439, 88 Stat. 1254, 16 698 directed Secretary Interior boundaries 698(c). Senate Report clear that, though individual 258a, peremptory employed only necessary parcel destruction. S.Rep. 93-875, p. (1974). It understood absence emergency, purchase using straight-condemnation method 257.9 11 initially attempted acreage through negotiated purchase. Eastern 12 1979. day, parties stipulated "today taking." 13 Both objections 13, 1981, consider objections, commission, rate six per-cent 1978 (the filed), Acres Land, 520 F.Supp. 75, (1981). justified ground "effectively denied [petitioner] economically viable enjoyment property" therefore constituted taking. Id., 80.10 total registry 14 appealed. panel Circuit unanimously commission's failed meet standards enunciated Merz, 376 192, 639, 629 (1964), 351, 358 (1983). More importantly purposes, Appeals, vote two one, Reasoning "the mere commencement straight where government enter ., constitute taking," id., 355, held paid.11 Consequently, award.12 15 We granted certiorari resolve conflict Circuits proceeding, occur obligation pay property.13 464 913, 253 now affirm. II domain, Kohl 367, 371, 23 449, 451 (1876), but obliged Amendment provide "just compensation" thereof. "Just compensation," we held, means cases appropriated. 564.54 441 506, 511-513, 99 1854, 1857-1858, 435 (1979).14 "Under standard, receive 'what willing buyer cash seller' 511, S.Ct., 1857 (quoting Miller, 317 369, 374, 63 276, 280, 87 336 (1943)).15 17 pays taken, See U.S., 236. Such mode constitutionally mandated; forbid later. Sweet Rechel, 159 380, 400-403, 43, 48-50, 43 188 (1895). But disbursement delayed, thereon sufficient ensure he placed good pecuniarily occupied coincided Phelps 274 341, 344, 47 611, 612, 71 1083 (1927); Seaboard Air Line R. Co. 261 299, 306, 354, 356, 664 (1923).16 18 From foregoing apparent identification occurs crucial determination entitled. contends like here, Congressional derivable governing procedural rule. 19 supra, called determine Flood Control 1928, ch. 569, 45 534, amended, 33 702a seq., appropriated property. "[u]nless actuality provision view takes place condemnor." 236.17 response contention unfair, observed, " '[t]he protected rule pass until ascertained paid. .' 284-285, 236-237 Albert Hanson Lumber 581, 587, 442, 444, 809 (1923)). 20 all operate described strongly suggested 71A, governs administration statute. "compensation paid," "acquired lesser possession."18 21 Congress' understanding termination brought reflected adoption purpose affording judgment, permitting immediate occupancy improvement property.19 if, contends, suit.20 22 principal objection advocated reading precluded least subject unimproved effectively deprived significant associated ownership long preventing thereafter making profitable it, another party. At time, remains liable taxes.21 thoroughgoing abrogation owner's rights, submits, surely constitutes soon effective, regardless officially terms depiction beneficial pendency accurate, argument compelling. recognized radical curtailment landowner's freedom ability derive income his meaning even intruded premises legal Thus, acknowledged effected zoning ordinance "an land." Agins Tiburon, 447 255, 260, 100 2138, 2141, 65 106 (1980). circumstances, land-use regulation severely interfered "distinct investment-backed expectations" might precipitate Penn Central Transportation New York City, 438 104, 124, 98 2646, 2659, 57 631 (1978). principle underlies doctrine while burdens consequent undertaken borne landowners concomitants 'the advantage living doing business civilized community,' "22 unforeseeable, easily identified redistributed, "justice fairness" require they whole.23 These considerations applicable problem determining ascertaining putative police power. 24 However, find, theory. pleased Indeed, unable point authorized restrict usage award.24 25 wished. certainly possible, fetched, See, e.g., 263, n. 9, 2143, 9; 285, 236-237; Euclid Ambler Realty Co., 272 365, 114, 303 (1926). dispose land,25 reduction attractiveness potential purchasers entitle 26 true probably prompted authority, order alteration. likelihood responded productive weakens strengthens position, suggests obtain therefor merely informing intention down trees. 27 conclude, sum, demonstrate impaired way usual course.26 Accordingly, approve finding 1982. Because III 28 conclusion case. still itself satisfied strictures As indicated above, 10. points $2,331,202 represents best estimate To extent figure less 29 attempts emphasizing pragmatic constraints imperative trier fact fixed assessed. trial, knows property, infeasible. Moreover, prediction future notoriously difficult. courts commissions understandably adopted convention valuation. provides plausible explanation cases, claim. However designate valuation, approach substantially payment, violates 31 left prescribing solution difficulty. mandate interest, rough proxy increase period. decline invitation. Change particular bears tenuous relationship interest. Some parcels appreciate rates far excess rate; others value.27 basis proposed improve fit condemned appropriation 32 Solution highlighted requires, compelling modifying changes materially. us, readily available. inadequacy reconsideration adduce alternation 1982.28 our view, reassessment both contain device could tolerable service cause. 60(b) seems us expansive encompass motion, adduced very limited. permitted original valuation; limited presentation arguments altered So focused, inexpensive involved.29 Further refinement leave administer it.30 IV 34 reasons set forth agree meritorious dates. afforded opportunity, 35 Affirmed. authorization generally independent vests officer prescribe exercised. 404c-11. Suits originally required "conform, near be, practice, pleadings, forms existing causes record State" suits instituted. Aug. 1, 1888, 728, 2, 357. 1951 capped establish uniform procedures actions. Advisory Committee's Notes Original Report, U.S.C.App., 644. Section 1931, enabling wished, buildings constructed, begin improving stimulating employment Great Depression. H.R.Rep. 2086, 71st Cong., 3d Sess. (1930). prompt distribution funds. 258a; 71A(j). 79c(b) (vesting "all right, title, interest" encompassed Redwood enactment statute). "inverse" affected condemnor. Clarke, 445 253, 1127, 1130, 373 derives self-executing character respect condemnation. Ibid. P. Nichols, Eminent Domain 25.41 (3d rev. ed. 1972)). last-mentioned reimbursement costs legislative grace, entitlement. Bodcaw 440 202, 204, 1066, 1067, 59 (1979) (per curiam). Testimony officers existence moratorium, "reserve area" since 1950's. Brief 8, citing Tr. 52. decision, weight testimony; assume voluntarily forwent opportunity House bill contained H.R.11546, 93d 1st Sess., (1973). unnecessary unduly expensive. pp. 5-6 (1974) U.S.Code Cong. & Admin.News 5554. acceded Senate's position. expressly stipulation opening day established But, complaint, implicitly submission issue. agreed parties' "date controlling, 10, supra. reviewing record, pertained valued, F.2d, 356. determination. Judge Jolly dissented issue, arguing beginning entry "shackled property." 358-359. panels Ninth condemns passes. 15.65 689 1329 (1982), cert. denied, sub nom. Marin Ridgeland 460 1041, 103 1435, 75 793 (1983); 156.81 671 336, 459 1086, 74 931 (1982). Similar confusion exists Courts. 59.29 495 212 (EDTex.1980) (date announcement commission). measures "when [is] too manifest injustice public. ." Commodities Trading Corp., 339 121, 123, 70 547, 549, 94 707 (1950). standard fails fully indemnify loss. Particularly adaptability use, fair-market-value measure whole. 511-512, (1979). tolerate occasional inequity difficulty assessing places piece need clear, administrable compensation." None discussion intended modify either interpreted applied test supplanted formulae, 14, particular, express assessed activities condition reduce fetch open subsequently actual date. 5. Courts percent ceiling 329.73 704 800, 812, (CA5 1983) (en banc). acquiesced decisions. 13. decision takings unpersuasive. Though (analogous 258a) empowering expeditiously petition depositing award, 4, 536 (incorporating reference River Harbor 1918, 155, 911), Danforth, apparently invoke instead took thus point. hearing, 71A(i)(2), approval suggest dismissing nullifying occurred. contrary, forbids (without compensation) "interest" 3, admitted compel 1931 condemnor, "judgment." language consistent empower anytime tender undercut construction suit; paying Cf. 1334 (arguing leaves "[t]he liabilities follow none benefits, save ultimately taking"). Andrus Allard, 444 51, 67, 318, 327, 62 210 Pennsylvania Coal Mahon, 260 393, 422, 158, 162, 322 (1922) (Brandeis, J., dissenting)). 260-262, 2141-2142, (1980); 123-128, 2659-2661, (1978); Armstrong 364 40, 49, 80 1563, 1569, 1554 (1960); 413, 415-416, 159-160; Michelman, Property, Utility, Fairness: Comments Ethical Foundations Compensation" Law, Harv.L.Rev. 1165, 1214-1224 (1967). dictate preeminently law, fact. merit erred adhering 52(a) examining occasion here combined sufficiently diminution utility 66-68, 327-328. Had showing, complex questions arisen defer resolution fairly presented. appears sort higher 1979 Vardaman's Green Sheet, Index Pine Sawtimber Stumpage Timberland Prices (Jan. 15, reprinted App. 1a. kind declined period, 27, nevertheless increased expansion residential areas surrounding nearby Beaumont, susceptibility rural subdivision recreational usage. assess contentions remand. free, course, well healthy deterring frivolous pleas judgments. bear litigation dissuade believe changed materially mean discussed section solved condemnee 60(b). Either lower perceive ensuring fall below

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