Rogers v. United States, s. 2013–5098

• Decision Date: 28 December 2015
• Docket Number: Nos. 2013–5098,2013–5102.,s. 2013–5098
• Citation: 814 F.3d 1299
• Parties: Stephen J. ROGERS, Linda L. Rogers, Donald E. Duran, Judith Duran, Denise Rizzo, Deborah Childers, Nathan Childers, Cheshire Hunt, Mccann Holdings, Ltd., Mission Valley Golf And Country Club, Inc., Palmer Ranch Holdings, Inc., Wynnstay Hunt, Inc., Bee Ridge, LLC, Calusa Lakes Community Association, Inc., Florida Broadacre Trailer Lodge, Inc., Florida Rock Concrete, Inc., Pine Ranch East Owners Association, Inc., Post Office Properties, Putle Home Corporation, Sarasota Investment Company, Inc., Stoneybrook Golf & Country Club of Sarasota, Inc., Tournament Players Club At Prestancia, Inc., Trinity Chapel of Sarasota, Inc., Louis L. Alderman, Alexandrine Boswell, Ann Converse, Susan Beltran, Cathy C. Siano, Sany Chestnut, Mark T. Entwistle, Roseann M. Entwistle, Christopher H. Herzong, Tracy A. Herzog, J. Watt, Virginia Gray Shroyer, Alsie T. Martin, and Mary K. Martin, Plaintiffs and Country Club Estates Cooperative, Inc., William J. Gill, Sara S. Gill, Hanson Pipe & Products Southeast, Inc., Hatchett Creek Corporation, Carole A. Madden, David J. Martini, Rose Marie Martini, Alan H. Mortimer, Lee Mortimer, Venice Land Company, Audrey Rose Allen–Wordell, Judith Badams, Bates Show Sales Staff, Inc., Jean E. Bechtel, Richard L. Buonpane, Donald Chapman, Darby South Buick–Pontiac–GMC, Inc., Estate Lands Excavators, Inc., Trimble B. Gailbreath, Diana J. Gailbreath, Terry L. Garner, Kathy Garner, Lanning Tire Sales, Inc., Carl E. Longwell, Mary Ellen Longwell, Donald Grey Lowry, Samuel Lubus, as Trustee of the Samuel Lubus Revocable Trust Agreement, Glenn Lee McMurphy, Sandra Kay McMurphy, Jack Midkiff, Avona Midkiff, Milford Enterprises, Inc., Margaret L. Moran, Mary Jo Pattison, as Trustee of the Mary Jo Pattison Revocable Trust, Mark Richmond, Trustee of the Mark Richmond Revocable Trust, William R. Sautter, III, Thomas H. Lewis, Jr., Richard Serino, Joyce Serino, Sperry Marketing Group, Inc., James R. Stewart, Shirley A. Stewart, Robin E. Stuart, Trustee of the Revocable Trust, Victor D. Virzi, Leona Virzi, Walgreen Co., Richard M. Williamson, Patricia Williamson, Dell Willman, Carol J. Willman, Suburban Propane, L.P., Bay Plaza Properties, LLC, Cramer Motors, Inc., Public Storage, Southern Spring & Stamping, Inc., Triple Diamond Commercial Properties LLC, Venice Plaza Ltd., West William J. Gill, Sara S. Gill, Hanson Pipe & Products Southeast, Inc., Hatchett Creek Corporation, Carole A. Madden, David J. Martini, Rose Marie Martini, Alan H. Mortimer, Lee Mortimer, Venice Land Company, Audrey Rose Allen–Wordell, Judith Badams, Bates Show Sales Staff, Inc., Jean E. Bechtel, Richard L. Buonpane, Donald Chapman, Darby South Buick–Pontiac–GMC, Inc., Estate Lands Excavators, Inc., Trimble B. Gailbreath, Diana J. Gailbreath, Terry L. Garner, Kathy Garner, Lanning Tire Sales, Inc., Carl E. Longwell, Mary Ellen Longwell, Donald Grey Lowry, Samuel Lubus, As Trustee of the Samuel Lubus Revocable Trust Agreement, Glenn Lee Mcmurphy, Sandra Kay McMurphy, Jack Midkiff, Avona Midkiff, Milford Enterprises, Inc., Margaret L. Moran, Mary Jo Pattison, As Trustee of the Mary Jo Pattison Revocable Trust, Mark Richmond, Trustee of the Mark Richmond Revocable Trust, William R. Sautter, III, Thomas H. Lewis, Jr., Richard Serino, Joyce Serino, Sperry Marketing Group, Inc., James R. Stewart, Shirley A. Stewart, Robin E. Stuart, Trustee of the Revocable Trust, Victor D. Virzi, Leona Virzi, Walgreen Co., Richard M. Williamson, Patricia Williamson, Dell Willman, Carol J. Willman, Suburban Propane, L.P., Bay Plaza Properties, LLC, Cramer Motors, Inc., Public Storage, Southern Spring & Stamping, Inc., Triple Diamond Commercial Properties LLC, Venice Plaza Ltd., WCoast Inland Navigation District, Dee A. Deaterly, Kelly A. Glausman, William Breda and Angelyn P. Breda, (Also Known as CFG Properties), Thomas Mayhall and Kathy Mayhall, (also known as Nekaro, LLC), Douglas R. Murphy, Jr., Sally M. Berryman, Susan M. West, Bird Bay Executive Golf Club, Faye Howard, Robert Williams, Kimal Lumber, Sean Patrick Hill, Alfred Art, Barbara Art, James Battaglia, Kathryn Battaglia, J. Scott Boykin, Nadene Boyle, Dale Brown, Scott Brown, Martin Croce, Melinda Croce, Margaret Dewey, Deborah Focht, Timothy George, Charles Grimm, Melinda Grimm, Robert Harris, Billie Harris, Raymond Lane, Beth Lane, Donald Lane, II, Kevin Lyman, Lloyd Meador, Sandra Sanzone, Dorothy Thomas, Jenny Troyer–Curtis, Edwin Van Pelt, Sr., Joyce Van Pelt, Ross Walkup, Susan Walkup, Cindy Watson, Absolute Management Enterprises, Inc., P & S Properties, Inc., Precision Fabrication Corp., and Signtist, Inc., Plaintiffs–Appellants v. UNITED STATES, Defendant–Appellee.
• Court: U.S. Court of Appeals — Federal Circuit

814 F.3d 1299

Stephen J. ROGERS, Linda L. Rogers, Donald E. Duran, Judith Duran, Denise Rizzo, Deborah Childers, Nathan Childers, Cheshire Hunt, Mccann Holdings, Ltd., Mission Valley Golf And Country Club, Inc., Palmer Ranch Holdings, Inc., Wynnstay Hunt, Inc., Bee Ridge, LLC, Calusa Lakes Community Association, Inc., Florida Broadacre Trailer Lodge, Inc., Florida Rock Concrete, Inc., Pine Ranch East Owners Association, Inc., Post Office Properties, Putle Home Corporation, Sarasota Investment Company, Inc., Stoneybrook Golf & Country Club of Sarasota, Inc., Tournament Players Club At Prestancia, Inc., Trinity Chapel of Sarasota, Inc., Louis L. Alderman, Alexandrine Boswell, Ann Converse, Susan Beltran, Cathy C. Siano, Sany Chestnut, Mark T. Entwistle, Roseann M. Entwistle, Christopher H. Herzong, Tracy A. Herzog, J. Watt, Virginia Gray Shroyer, Alsie T. Martin, and Mary K. Martin, Plaintiffs
and
Country Club Estates Cooperative, Inc., William J. Gill, Sara S. Gill, Hanson Pipe & Products Southeast, Inc., Hatchett Creek Corporation, Carole A. Madden, David J. Martini, Rose Marie Martini, Alan H. Mortimer, Lee Mortimer, Venice Land Company, Audrey Rose Allen–Wordell, Judith Badams, Bates Show Sales Staff, Inc., Jean E. Bechtel, Richard L. Buonpane, Donald Chapman, Darby South Buick–Pontiac–GMC, Inc., Estate Lands Excavators, Inc., Trimble B. Gailbreath, Diana J. Gailbreath, Terry L. Garner, Kathy Garner, Lanning Tire Sales, Inc., Carl E. Longwell, Mary Ellen Longwell, Donald Grey Lowry, Samuel Lubus, as Trustee of the Samuel Lubus Revocable Trust Agreement, Glenn Lee McMurphy, Sandra Kay McMurphy, Jack Midkiff, Avona Midkiff, Milford Enterprises, Inc., Margaret L. Moran, Mary Jo Pattison, as Trustee of the Mary Jo Pattison Revocable Trust, Mark Richmond, Trustee of the Mark Richmond Revocable Trust, William R. Sautter, III, Thomas H. Lewis, Jr., Richard Serino, Joyce Serino, Sperry Marketing Group, Inc., James R. Stewart, Shirley A. Stewart, Robin E. Stuart, Trustee of the Revocable Trust, Victor D. Virzi, Leona Virzi, Walgreen Co., Richard M. Williamson, Patricia Williamson, Dell Willman, Carol J. Willman, Suburban Propane, L.P., Bay Plaza Properties, LLC, Cramer Motors, Inc., Public Storage, Southern Spring & Stamping, Inc., Triple Diamond Commercial Properties LLC, Venice Plaza Ltd., West William J. Gill, Sara S. Gill, Hanson Pipe & Products Southeast, Inc., Hatchett Creek Corporation, Carole A. Madden, David J. Martini, Rose Marie Martini, Alan H. Mortimer, Lee Mortimer, Venice Land Company, Audrey Rose Allen–Wordell, Judith Badams, Bates Show Sales Staff, Inc., Jean E. Bechtel, Richard L. Buonpane, Donald Chapman, Darby South Buick–Pontiac–GMC, Inc., Estate Lands Excavators, Inc., Trimble B. Gailbreath, Diana J. Gailbreath, Terry L. Garner, Kathy Garner, Lanning Tire Sales, Inc., Carl E. Longwell, Mary Ellen Longwell, Donald Grey Lowry, Samuel Lubus, As Trustee of the Samuel Lubus Revocable Trust Agreement, Glenn Lee Mcmurphy, Sandra Kay McMurphy, Jack Midkiff, Avona Midkiff, Milford Enterprises, Inc., Margaret L. Moran, Mary Jo Pattison, As Trustee of the Mary Jo Pattison Revocable Trust, Mark Richmond, Trustee of the Mark Richmond Revocable Trust, William R. Sautter, III, Thomas H. Lewis, Jr., Richard Serino, Joyce Serino, Sperry Marketing Group, Inc., James R. Stewart, Shirley A. Stewart, Robin E. Stuart, Trustee of the Revocable Trust, Victor D. Virzi, Leona Virzi, Walgreen Co., Richard M. Williamson, Patricia Williamson, Dell Willman, Carol J. Willman, Suburban Propane, L.P., Bay Plaza Properties, LLC, Cramer Motors, Inc., Public Storage, Southern Spring & Stamping, Inc., Triple Diamond Commercial Properties LLC, Venice Plaza Ltd., WCoast Inland Navigation District, Dee A. Deaterly, Kelly A. Glausman, William Breda and Angelyn P. Breda, (Also Known as CFG Properties), Thomas Mayhall and Kathy Mayhall, (also known as Nekaro, LLC), Douglas R. Murphy, Jr., Sally M. Berryman, Susan M. West, Bird Bay Executive Golf Club, Faye Howard, Robert Williams, Kimal Lumber, Sean Patrick Hill, Alfred Art, Barbara Art, James Battaglia, Kathryn Battaglia, J. Scott Boykin, Nadene Boyle, Dale Brown, Scott Brown, Martin Croce, Melinda Croce, Margaret Dewey, Deborah Focht, Timothy George, Charles Grimm, Melinda Grimm, Robert Harris, Billie Harris, Raymond Lane, Beth Lane, Donald Lane, II, Kevin Lyman, Lloyd Meador, Sandra Sanzone, Dorothy Thomas, Jenny Troyer–Curtis, Edwin Van Pelt, Sr., Joyce Van Pelt, Ross Walkup, Susan Walkup, Cindy Watson, Absolute Management Enterprises, Inc., P & S Properties, Inc., Precision Fabrication Corp., and Signtist, Inc., Plaintiffs–Appellants
v.
UNITED STATES, Defendant–Appellee.

Nos. 2013–5098
2013–5102.

United States Court of Appeals, Federal Circuit.

Dec. 28, 2015.

814 F.3d 1303

Mark F. Hearne, II, Arent Fox, LLP, Clayton, MO, argued for plaintiffs-appellants. Also represented by Lindsay S.C. Brinton, Stephen Sharp Davis, Meghan Sue Largent.

Lane N. McFadden, Environment and Natural Resources Division, United States Department of Justice, Washington, DC, argued for defendant-appellee. Also represented by Robert G. Dreher.

Before MOORE, O'MALLEY, and WALLACH, Circuit Judges.

O'MALLEY, Circuit Judge.

This is a consolidated appeal arising from claims by Appellants—abutting landowners—that the United States effected a taking of their property without just compensation when it converted a former railroad corridor into a recreational trail pursuant to the National Trails System Act Amendments of 1983 ("Trails Act").¹ Appellants allege that deeds transferred by their predecessors-in-title to a railroad company granted only easements on their land for railroad purposes and, upon termination of the use of the land as a railroad, left the landowners unencumbered title and possession of their land. The Court of Federal Claims consolidated the landowners' claims into three cases, of which two are on appeal. Rogers v. United States (Bird Bay ), 93 Fed.Cl. 607 (Fed.Cl.2010), and Rogers v. United States (Rogers III ), 107 Fed.Cl. 387 (Fed.Cl.2012). The court granted the government's motion for partial summary judgment in both cases, holding that Appellants lacked a property right or interest in the land-at-issue because Seaboard Air Line Railway ("Seaboard"), the railroad company, had obtained fee simple title to the land from Appellants' predecessors-in-title. Because we agree with the Court of Federal Claims and find the Florida Supreme Court's answer to our certified question to be determinative of the remaining issues, we affirm.

BACKGROUND

The Surface Transportation Board ("STB") has exclusive and plenary authority over the construction, operation, and abandonment of most of the nation's rail lines. Caldwell v. United States, 391 F.3d 1226, 1228 (Fed.Cir.2004). As we have previously explained in other rails-to-trails cases, a taking, if any, occurs when, pursuant to the Trails Act, the STB issues a Notice of Interim Trail Use ("NITU") to suspend the abandonment of the rail line by a railroad and preserve it for future active railroad use. Barclay v. United States, 443 F.3d 1368, 1373 (Fed.Cir.2006). See 49 C.F.R. § 1152.29(d). The NITU preserves the STB's jurisdiction over the corridor, thereby preempting the application of state law that might otherwise apply. Caldwell, 391 F.3d at 1229–30. The government must provide just compensation under the Fifth Amendment Takings Clause if the issuance of a NITU results in the taking of private property. Whispell Foreign Cars, Inc. v. United States, 97 Fed.Cl. 324, 330 (Fed.Cl.2011) (citing Preseault v. ICC (Preseault I ), 494 U.S. 1, 12–16, 110 S.Ct. 914, 108 L.Ed.2d 1 (1990) ). Thus, a private party's valid interest in the property-at-issue is a prerequisite to a taking. Wyatt v. United States, 271 F.3d 1090, 1096 (Fed.Cir.2001).

The facts relevant to this long overdue decision are set forth in full in the two trial

814 F.3d 1304

court opinions on appeal, as well as in the certification order we sent to the Florida Supreme Court, as will be explained infra. We refer the reader to those opinions for the full details of the case leading to this opinion and only include here a brief summary of the facts.

Seaboard acquired the right to operate a 12.43 mile long railroad line between the cities of Sarasota and Venice, Florida, through a series of conveyances with multiple landowners from 1910 through 1941. Rogers III, 107 Fed.Cl. at 390. Specifically:

In a series of four deeds (the Blackburn, Phillips, Frazer, and Knight deeds), property owners conveyed their interests in the northern corridor of the rail way to Seaboard in September 1910. Those deeds appear, on their face, to unambiguously convey a fee simple interest to Seaboard. After receiving these deeds, Seaboard laid track and began to operate trains along the entire corridor as of November 1911. At this time, Seaboard had not received any deed corresponding to the southern portion of the rail corridor, but still operated trains along the entire corridor.

In 1926–27, Seaboard relocated the southern portion of its rail corridor a quarter mile to the east. On April 1, 1927, trains began to run along the relocated rail corridor. Then, on April 4, 1927, Seaboard received a deed

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