The following is the League Of Kentucky Property Owner's Takings Bill.

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TAKINGS BILL – SB89

AN ACT relating to property affected by actions of state agencies.
Be it enacted by the General Assembly of the Commonwealth of Kentucky:
SECTION 1. A NEW SECTION OF KRS CHAPTER 381 IS CREATED TO READ AS FOLLOWS:

(1) The intent of Sections 1 to 7 of this Act is to require state agencies to evaluate proposed government actions regulating the use of private property that may result in a constitutional taking of private property, in order to protect the rights of private property owners and to avoid unnecessary burdens on public treasuries and unwanted interference with private property rights.
(2) As used in Sections 1 to 7 of this Act:
(a) "State agency" means any officer, agency, board, commission, department, or similar body of the executive branch of state government;
(b) "Constitutional taking" or "taking" means the taking of private property by government action in a manner or for a purpose requiring compensation to the owner of that property because of the requirements of either:
1. The Fifth or Fourteenth amendment to the Constitution of the United States; or
2. Section 13 or 242 of the Constitution of Kentucky;
(c) "Diminution in value" means a reduction in fair market value of real property due to government action;
(d) "Fair market value" means the fair market value on the effective date of the government action:
1. Equal to the full extent of a property owner's loss, including business losses arising from a taking, whether the taking is by physical occupation or through regulations, exaction, or other means; and
2. Including compounded interest calculated from the date of the taking until the date the agency renders payment;
(e) "Government action" means:
1. A proposed rule, policy, or administrative regulation that, if adopted or enforced, impedes the use of property or the exercise of property interests or significantly interferes with investment-backed expectations;
2. Proposed licensing or permitting conditions, requirements, or limitations on the use of private property; and
3. Required dedications or executions of private property;
(f) "Government action" does not include:
1. The formal exercise of the power of eminent domain pursuant to KRS Chapter 416 or the purchase of real property by state agencies;
2. The forfeiture or seizure of private property by a law enforcement agency as evidence of crime or as a result of a criminal conviction of a violation of the law;
3. An order issued by a state agency or a court because of a violation of a law;
4. The discontinuance of a government program;
5. Regulation of hunting and fishing seasons by the Department of Fish and Wildlife Resources under KRS Chapter 150; or
6. Any restriction, whether by statute or regulation, of concentrated animal feeding operations as defined in Kentucky Administrative Regulations 401 KAR 5:002 or by any subsequent definition in statute;
(g) "Owner" means the owner of the real property or the possessor of the property or rights in the property that is directly and primarily subject to the government action, guidelines, policy, statute, regulation, rule, order, or ordinance at the time the permit, license, authorization, or governmental permission is denied or suspended;
(h) "Private property" means real property, or improvements to real property, not owned by the federal government, the Commonwealth of Kentucky, or a state agency, and includes:
1. Real property, whether vested or unvested, including:
a. Estates in fee, life estates, estates for years, or otherwise;
b. Inchoate interests in real property, such as remainders and future interests;
c. Personalty that is affixed to or appurtenant to real property;
d. Easements;
e. Leaseholds;
f. Recorded liens; and
g. Contracts or other security interests in, or related to, real property;
2. The right to use water or the right to receive water;
3. Rents, issues, and profits of land, including minerals, timber, fodder, crops, oil, and gas, coal, or geothermal energy;
4. Property rights provided by, or memorialized in, a contract, except that these rights shall not be construed to prevent the state from prohibiting the formation of contracts deemed to harm the public welfare or to prevent the execution of contracts for exigencies that present immediate or reasonably foreseeable threats or injuries to life or property; and
5. Any interest understood to be property that is based on custom, usage, common law, or mutually reinforcing understanding, sufficiently well-grounded in law to back a claim of interest; and
(i) "Inverse condemnation" means the process by which property owners pursue their rights to just compensation in a situation in which the government has not formally condemned the property of the owners.

SECTION 2. A NEW SECTION OF KRS CHAPTER 381 IS CREATED TO READ AS FOLLOWS:
(1) Before a state agency takes any government action, the agency shall prepare a written assessment and analysis of the constitutional taking implications of the action. The written assessment and analysis shall be completed no later than ninety (90) days following the proposed government action, or after the state agency has actual knowledge that an event constituting a government action has occurred. The agency shall deliver copies of the assessment to the secretary of the Finance and Administration Cabinet, the Legislative Research Commission, and the affected property owners.
(2) The state agency's assessment shall:
(a) Assess the likelihood that the government action may result in a constitutional taking;
(b) Clearly and specifically identify the purpose for the government action;
(c) Explain the reasons the government action is necessary to advance that purpose, and the benefits of the action to society;
(d) Explain the reasons no alternative action is available that would achieve the agency's goal while reducing the impact upon the private property owner;
(e) Estimate the potential cost to the government if a court were to determine that the action constitutes a constitutional taking;
(f) Identify the source of payment within the agency's budget for any compensation that may be ordered as a result of the taking; and
(g) Certify that the benefits of the government action exceed the cost estimated under paragraph (e) of this subsection.
(3) The state agency's assessment shall not be required for any proposed licensing or permitting action unless requested by a permittee or licensee or holder of a property interest to the private property which is the direct subject of the government action.
(4) The state agency's written assessment and analysis shall be limited only to the private property which is the direct subject of the government action. Adjacent private property shall not be subject to the state agency's written assessment and analysis.
(5) Owners of private property shall not be required to provide or pay for any studies, maps, plans, or reports that may be necessary for the agency's use in preparing the assessment and analysis as required by this section.
(6) A state agency that proposes a government action that may result in a taking, as indicated by the written assessment, shall update the assessment if the government action is not adopted before the ninetieth day after the date copies of the assessment are delivered as required by subsection (1) of this section.
(7) If there is an immediate threat to public health and safety that is an emergency and requires an immediate response by the state agency, the assessment required by subsections (1) and (2) of this section may be made after the emergency ceases to exist. The state agency shall set forth in the assessment the basis for its determination that an emergency existed.

SECTION 3. A NEW SECTION OF KRS CHAPTER 381 IS CREATED TO READ AS FOLLOWS:
(1) No agency shall take private property except for public purpose and with just compensation to the property owner. A property owner shall receive just compensation if:
(a) As a consequence of a decision by any agency, private property, whether all or in part, has been physically invaded or taken for public use without the consent of the owner; and
(b) 1. This action does not substantially advance the stated governmental interest to be achieved by the legislation on which the action is based;
2. This action diminishes the owner's right to use any portion of the property as a condition for the granting of a permit, license, variance, or any other agency action;
3. This action results in the property owner being deprived, either temporarily or permanently, of all or substantially all economically beneficial or productive use of the property affected by the agency action without a showing that the deprivation inheres in the title itself; or
4. Under any other circumstances where a taking has occurred within the meaning of the Fifth amendment to the United States Constitution.
(2) All awards or judgments for a plaintiff, including the recovery for court costs, attorney's fees, and reasonable expenses, shall be paid out of funds of the agency responsible for the agency action. Any awards resulting from this section shall be made within thirty (30) days, if no further review or appeal of the award is pending. When more than one (1) agency is involved, the court shall determine the proportion each agency shall be required to contribute to the compensation.

SECTION 4. A NEW SECTION OF KRS CHAPTER 381 IS CREATED TO READ AS FOLLOWS:
An owner of private property who asserts that a state agency has failed to comply with Section 2 of this Act may initiate a proceeding in Circuit Court in the county where the real property is located to seek a determination as to the agency's compliance with Section 2 of this Act.

SECTION 5. A NEW SECTION OF KRS CHAPTER 381 IS CREATED TO READ AS FOLLOWS:
(1) A Circuit Court in a county where the real property is located shall have exclusive jurisdiction of any constitutional taking claim, and the owner shall be entitled to trial by jury. Except as provided in this section, an owner who prevails shall receive court costs and attorney's fees in addition to:
(a) The diminution in value of the property, in which case the owner shall retain title; or
(b) The fair market value of the property, in which case the owner shall transfer title of the property to the government unit, upon payment of the fair market value.
(2) The cause of action for a constitutional taking shall be ripe for adjudication when the action is potentially applicable to the private property. If the action provides an opportunity to obtain a variance, special exception, or waiver, the owner need only submit and have rejected one (1) reasonable application before the constitutional taking is deemed ripe for adjudication. An owner need not appeal an order or determination of a state agency nor shall multiple applications need to be filed before the cause of action for a constitutional taking is deemed ripe for adjudication. An application shall be deemed rejected if the state agency unreasonably delays review of the application or imposes burdensome conditions on approval of the application. If the owner claims that multiple actions are cumulatively causing the constitutional taking, the owner need only pursue one (1) application, variance, special exception, or waiver of one (1) action for the cause of action to be deemed ripe for adjudication.
(3) If, prior to final judgment, the agency reverses its government action, the owner shall be awarded reasonable costs, including attorney's fees, incurred in connection with the legal action, together with any economic losses sustained by reason of the government action that gave rise to the legal action.
(4) (a) The owner shall receive no damages if the use or proposed use of real property is a public nuisance.
(b) The government unit shall bear the burden of proof with respect to this affirmative defense.

SECTION 6. A NEW SECTION OF KRS CHAPTER 381 IS CREATED TO READ AS FOLLOWS:
After a government action is determined to be a constitutional taking, the effect of the action on the fair market value of private property shall be reflected in the assessed valuation of the property for purposes of taxation, levies, and similar purposes.

SECTION 7. A NEW SECTION OF KRS CHAPTER 381 IS CREATED TO READ AS FOLLOWS:
Sections 1 to 7 of this Act may be cited as "The Kentucky Private Property Protection Act."