1043416 1.pptx [read-only] - wood + lamping...shall have authority to exercise all powers of local...
TRANSCRIPT
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欢迎北京律师协会
WELCOME BEIJING LAWYERS’ ASSOCIATION
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漫长的一天LONG DAY
舒适的夜晚COMFORTABLE
EVENING
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85 Years!
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Our Goal is to Construct Bridges Built on the Foundations of Relationships
关系Guanxi
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Wood & Lamping Practice Groups
• Business• Real Estate• Commercial Loans• Litigation• Bankruptcy• Employment/Labor• Student Immigration
• Co-counsel on other immigration matters
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AND
LOCAL GOVERNMENT
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干杯Cheers!
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Why is the local government important to your client?
CountyApprox. 45
City, Village or Township
Federal StateOver2,000
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How large is Beijing?
How small is an Ohio City?
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Ohio ConstitutionEnables Cities and Villages to Prepare
Their Own Laws
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Laws of City and Village
• Business• Control Use of Land (Zoning)• Streets• Earnings Tax• Police and Fire• Taking of Property (Eminent Domain)
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Government Regulations Differ In Each Community
Zoning:• Residential
• Single Family• Multi Family
• Commercial• Office• Stores and
Restaurants• Industrial
• Manufacture• Assembly
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Ohio Constitution,Article XVIII, Section 3
Municipalities [Cities and Villages]shall have authority to exercise allpowers of local self government andto adopt and enforce within theirlimits such local police, sanitary andother similar regulations [laws] asare not in conflict with general laws.
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Some Awesome Powersof Local Government
• Take property by Eminent Domain – City of Norwood
• Regulate or even deny the use of your property
• Change laws to permit your client special use of its property
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Examples ofThree Actual- Conflicts -
All within 15 miles of where we meet
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Hamilton County, Ohio Courthouse
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Each of these examples involves a conflict about the way land may be used.
• The local government officials?
• The people who live in the city or village?
• The Courts?
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Factors in Play
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Who Makes The Final Decision?
• The Government?• The Voter?• The Court?
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ONE STORY:AN UNUSED FACTORY
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CITIZENS OBJECTED
COUNCIL DENIED
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ANDERSON TOWNSHIP
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Case No. 8-2008 BZA Land Use Issues
Prepared For: Anderson Township Board of Zoning Appeals
Indian Hill
Newtown
Columbia Twp.
Terrace Park
Anderson Twp.
Proposed Mine
COMMUNITIES AT RISK
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Case No. 8-2008 BZA Land Use Issues
Prepared For: Anderson Township Board of Zoning Appeals
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The Conflict
• Two and One-Half Years of Hearings by Local Officials
• Two Years of Court Proceedings
• Three Different Decisions
• We expect a decision by the Court of Appeals Very Soon – any day!
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LUCKEVS.
SYMMESTOWNSHIP
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• Damages in excess of the amount of One Hundred Thousand and no/100ths Dollars ($100,000.00); and
• Damages in excess of the amount of Twenty-Five Thousand and no/100ths Dollars ($25,000.00).
• The cost of this action, attorney’s fees and such other and further relief as this Court deems just and proper.
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Urban Renewalin Ohio after the Norwood Decision
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Urban Renewal:What is it?
• Local Government declares an area is not being used in a reasonable manner.
• Local Government takes the property by Eminent Domain.
• Local Government offers to pay a “reasonable” amount of money for property.
• Local Government makes a contract with private developer to “improve” property.
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Eminent Domain for Urban Renewal
• This is still a viable tool for municipalities.
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But the Norwood case tested the limits of its use…
• and the tool failed
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If used properly…
• Urban Renewal can still rescue communities from real blight.
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Do not attempt to use Urban Renewal if:
• Municipality has not identified a blighted areaOR
• The goal is economic development rather than the removal of blight
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What are the factors that caused the Norwood Urban Renewal Model to fail?
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Kelo v. City of New London
• U.S. Supreme Court decision (2005)
• Economic development, by itself is “public use” under the U.S. Constitution
• Public outcry = Political fallout
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Resolve of Carl and Joy Gamble
• Sympathetic party thrust into the spotlight
• They did nothing wrong
• This was the home they loved
• Outcome might have been different if only businesses were involved
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Ugly Facts
• Government taking at request of private developer
• Previous study said “No Blight”
• Developer funded new blight study
• Study said not fit for residential use, but plan was to include 200 residential units
• Developer began project prior to city initiating blight study
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Ohio Supreme Court Justices identified issues that troubled them:
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Norwood Decision
• “Deteriorating” is not enough
• “Economic Benefit” alone is not enough
• Property Owners can now request a stay pending appeal
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Local Government &Your Client
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Each government has a “personality”
• Zoning
• Economic Development
• User-Friendly
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• Economic Incentives and tax abatements
• Your Client’s Home• Education• Quality of Life
Local Government
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Local Government
Partners with your business clients
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What we lack in size…
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We strive to achieve by ingenuity and quickness.
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Now We Turn From Conflict To Success.
A True Story
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Wood & Lamping LLP
City of Mason
35 Years of Building Success- One day at a time -
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Robert P. Malloy, Esq.Wood & Lamping LLP600 Vine StreetSuite 2500Cincinnati, Ohio 45202(513) 852-6043