ALI-ABA Course of Study Condemnation 101: How To Prepare and Present an Eminent Domain Case January 8 - 10, 2009 Miami Beach, Florida TABLE OF CONTENTS Page xi PROGRAM FACULTY PARTICIPANTS xiii STUDY MATERIALS 1. Just Compensation and the Valuation Concepts You Need To Know To Measure It By Jack R. Sperber Study Material Presentation Slides 1 3 23 2. The Road to Valuation: A Streamlined Description of an Eminent Domain Proceeding By Keith M. Babcock 53 3. Condemnor Strategy and Considerations By Richard F. Rodriguez 65 4. The Three Approaches To Measure Fair Market Value By Andrew P. Brigham 75 5. The Three Approaches To Measure Fair Market Value: What Does Jed Clampett Know About Picasso Anyway Case Study: Jacksonville Port Authority v. Keystone Coal Company By Andrew P. Brigham Study Material Appendix 85 87 120 6. Working with Experts By Alan T. Ackerman 187 7. Exploring Settlement Opportunities in Eminent Domain Cases By Edward G. Burg 193 8. Recognizing and Handling Quotidian Ethical Issues By Karen L. Brody and Leslie A. Fields 211 9. Before and After — A Forensic Approach to Damages in Eminent Domain By Karen L. Brody and Dennis J. Dunphy 229 vii 10. Preparing a Business Damage Claim By Darius W. Dynkowski Study Material Addendum A: Case Summaries Addendum B: Florida Department of Transportation, The Real Estate Acquisition Process 251 253 264 270 11. Case Planning and Discovery Issues from the Government and Landowner's Perspectives: What To Do and When To Do It By Linda Ferroli Nelson and Paul R. Scott 297 12. Basic Exhibits that Help Win Condemnation Cases By J. Casey Pipes 307 13. Effective Use of Exhibits at Trial By Jill S. Gelineau 315 14. Direct Examination of a Valuation Witness By Joseph P. Suntum Study Material Appendix A: Appraisal Institute Publications Appendix B: Memorandum of Law in Support of Plaintiff's Motion in Limine to Peclude Testimony of Ryland Mitchell, Real Estate Appraiser for Defendants, and Any Use of His Report at Trial, in State Roads Commission v. Ground , No. 238305-V (AL Cir. Ct., Montgomery Cty., Dec. 2, 2003) 321 323 338 347 15. Update on Takings Cases — Both Regulatory and Physical By Michael M. Berger 367 16. Public-Private Partnerships — A Brave New World or a Return to Serfdom? By James S. Burling 373 17. A Short History of Regulatory Takings — Where We Have Been and What Are the Hot Issues of Today? By James S. Burling 387 18. Effective Use of Exhibits at Trial Presentation Slides (Handout) By Jill S. Gelineau and J. Casey Pipes 425 19. Bridging Gaps in Valuation: Exploring Reasonable Settlement Opportunities in Eminent Domain Cases (Handout) By Edward G. Burg 453 20. The Road to Valuation: A Streamlined Description of an Eminent Domain Proceeding Presentation Slides (Handout) By Keith M. Babcock 469 21. Setting the Tone: Initial Steps -- Condemnor Strategy and Considerations Presentation Slides (Handout) By Richard F. Rodriguez 495 22. "Before and After" A Forensic Approach to Damages in Eminent Domain Presentation Slides (Handout) By Karen L. Brody and Dennis J. Dunphy viii 517 23. Voicemail Message from Tom Biehl Recorded November 30, 2005 (Handout) By Alan T. Ackerman ix 529 2 ALI-ABA Course of Study/Live Webcast Condemnation 101: How To Prepare and Present an Eminent Domain Case January 8-10, 2009 Miami Beach, Florida PROGRAM Thursday, January 8, 2009 8:00 a.m. Registration and Continental Breakfast Webcast Segment A: Core Principles; The Eminent Domain Proceeding; Initial Steps in Representation 9:00 a.m. Introduction and Course Overview — Messrs. Brigham and Sperber 9:15 a.m. Core Principles: Just Compensation and the Valuation Concepts You Need to Know to Measure It — Mr. Sperber 10:00 a.m. Networking Break 10:15 a.m. The Road to Valuation: A Streamlined Description of an Eminent Domain Proceeding, Including Typical Legal Challenges and Practice Tips — Mr. Babcock 11:00 a.m. Setting the Tone: Initial Steps for Condemnor and Condemnee in Eminent Domain Representation — Messrs. Little and Rodriguez 12:00 noon Lunch Break Webcast Segment B: Approaches to Value; Case Studies on Value; Working with Valuation Experts; Exploring Settlement Opportunities 1:30 p.m. Market, Income, and Cost Approaches to Value: What Lawyers Need to Know About Appraisal Theory and Trial Presentation — Mr. Brigham 2:15 p.m. Case Study on the Application of the Three Approaches to Value in Jacksonville Port Authority v. Keystone Coal Company: What Does Jed Clampett Know about Picasso Anyway? — Messrs. Brigham, Bowman, and Natirboff 3:00 p.m. Networking Break 3:15 p.m. Panel Discussion: Practical Advice on Working with Valuation Experts (Appraisers and other Predicate Witnesses to Value) — Mr. Brigham, moderator; Ms. Fields and Messrs. Ackerman, Denlow, and Sperber 4:00 p.m. Bridging Gaps in Valuation: Exploring Reasonable Settlement Opportunities in Eminent Domain Cases — Mr. Burg 4:45 p.m. Q&A Session: Ask a Question, Get an Answer — Mr. Brigham, moderator; Faculty Panel 5:00 p.m. Adjournment for the Day; Meet and Greet Reception** 6:00 p.m. Hospitality Events and Networking Dinner**; join your colleagues, faculty, and the Hospitality Committee for dinner (optional; dinner not included in tuition) xi Friday, January 9, 2009 7:30 a.m. Continental Breakfast Webcast Segment C: Ethical Issues; A Forensic Approach to Damages; Business Damages; Discovery Issues 8:00 a.m. Recognizing and Handling Quotidian Ethical Issues** — Ms. Fields, moderator; Mss. Brody and Urquhart 9:00 a.m. Before and After: A Forensic Approach to Damages in Eminent Domain — Ms. Brody and Mr. Dunphy 9:45 a.m. How to Present a Claim for Business Damages — Mr. Dynkowski 10:30 a.m. Networking Break 10:45 a.m. Case Planning and Discovery Issues from the Government and Landowner’s Perspectives: What to Do and When to Do It — Ms. Nelson and Mr. Scott 12:00 noon Lunch Break Webcast Segment D: Basic Exhibits; Examination of a Valuation Witness; Keys to Winning 1:30 p.m. Basic Exhibits That Help Win Condemnation Cases — Ms. Gelineau and Mr. Pipes 2:15 p.m. Direct-Examination of a Valuation Witness — Mr. Suntum 3:00 p.m. Networking Break 3:15 p.m. Cross-Examination of a Valuation Witness — Mr. Waldo 4:00 p.m. Panel Discussion: What Wins or Loses a Condemnation Case? — Mr. Sperber, moderator; Ms. Nelson and Messrs. Brigham, Burg, and Scott 4:45 p.m. Q & A Session: Ask a Question, Get an Answer — Moderator: Mr. Sperber, moderator; Faculty Panel 5:15 p.m. Adjournment for the Day; Hospitality Events and Networking Dinner**; join your colleagues, faculty, and the Hospitality Committee for dinner (optional; dinner not included in tuition) Saturday, January 10, 2009 (Combined Session with Eminent Domain course) 8:30 a.m. Continental Breakfast Webcast Segment E: Regulatory Takings Update: PPP’s as the New Serfdom; National Forum 9:00 a.m. Regulatory Takings Update** — Mr. Berger 9:45 a.m. Are Public Private Partnerships the New Serfdom?** — Mr. Burling 10:45 a.m. Networking Break 11:00 a.m. National Forum** — Ms. Fields and Messrs. Brigham, Sperber, and Waldo 12:00 Noon Adjournment Total 60-minute hours of instruction: 16, including one hour of ethics **Joint Session for registrants of both Eminent Domain and Condemnation 101 xii ALI-ABA Course of Study Condemnation 101: How To Prepare and Present an Eminent Domain Case January 8-10, 2009 Miami Beach, Florida PLANNING CHAIRS Andrew Prince Brigham, Esquire Brigham Moore LLP 2963 Dupont Avenue, Suite 3 Jacksonville, FL 32217 Jack R. Sperber, Esquire Faegre & Benson LLP 3200 Wells Fargo Center 1700 Lincoln Street Denver, CO 80203 FACULTY Alan T. Ackerman, Esquire Ackerman Ackerman & Dynkowski P.C. 100 West Long Lake Road Bloomfield Hills, MI 48304 Edward G. Burg, Esquire Manatt, Phelps & Phillips, LLP 11355 Olympic Boulevard Los Angeles, CA 90064 Keith M. Babcock, Esquire Lewis & Babcock, L.L.P. P.O. Box 11238 1513 Hampton Street Columbia, SC 29211 James S. Burling, Esquire Director of Litigation Pacific Legal Foundation Suite 200 3900 Lennane Drive Sacramento, CA 95834 Michael M. Berger, Esquire Manatt, Phelps & Phillips, LLP 11355 W. Olympic Boulevard Los Angeles, CA 90064 Robert Denlow, Esquire Denlow & Henry Suite 1910 7777 Bonhomme St. Louis, MO 63105 Jackson H. Bowman, IV, Esquire Brigham Moore LLP Suite 100 1780 - 102nd Avenue, North St. Petersburg, FL 33716 Dennis J. Dunphy, Esquire Schwabe, Williamson & Wyatt, P. C. Suite 3010 1420 5th Avenue Seattle, WA 98101 Karen L. Brody, Esquire Lowe, Fell & Skogg Suite 4900 370 Seventeenth Street Denver, CO 80202 Darius W. Dynkowski, Esquire Ackerman Ackerman & Dynkowski P.C. 100 West Long Lake Road Bloomfield Hills, MI 48304 xiii Leslie A. Fields, Esquire Faegre & Benson LLP 3200 Wells Fargo Center 1700 Lincoln Street Denver, CO 80203 J. Casey Pipes, Esquire Helmsing, Leach, Herlong, Newman & Rouse, P.C. Suite 2000 150 Government Street Mobile, AL 36602 Jill S. Gelineau, Esquire Schwabe, Williamson & Wyatt, P.C. Suite 1600 Pacwest Center 1211 S.W. Fifth Ave Portland, OR 97204 Richard F. Rodriguez, Esquire Duncan, Ostrander & Dingess, P.C. Suite 500 3600 South Yosemite Street Denver, CO 80237 John W. Little, III, Esquire Brigham Moore LLP Suite 1601 One Clearlake Centre 250 South Australian Avenue West Palm Beach, FL 33401 Paul R. Scott, Esquire Smith, Phillips, Mitchell, Scott & Nowak, LLP P.O. Box 346 2545 Caffey Street Hernando, MS 38632 D. Mark Natirboff, Esquire Brigham Moore LLP Suite 3 2963 Dupont Avenue Jacksonville, FL 32217 Joseph P. Suntum, Esquire Miller, Miller & Canby, Chartered 200-B Monroe Street Rockville, MD 20850 Rebecca L Urquhart, Esquire Special Counsel to Exxon Mobil Corporation Court #9 724 North Summerset Estes Park, CO 80517 Linda Ferroli Nelson, Esquire District General Counsel, District IV Department of Transportation State of Florida 3400 West Commercial Blvd. Fort Lauderdale, FL 33309 Joseph T. Waldo, Esquire Waldo & Lyle, P.C. 301 West Freemason Street Norfolk, VA 23510 For biographical information about this faculty, please go to www.ali-aba.org/CP007. xiv