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\widowctrl\ftnbj\aenddoc\noxlattoyen\expshrtn\noultrlspc\dntblnsbdb\nospaceforul\hyphcaps0\formshade\horzdoc\dgmargin\dghspace120\dgvspace180\dghorigin1440\dgvorigin1440\dghshow2\dgvshow1 \jexpand\viewkind4\viewscale100\pgbrdrhead\pgbrdrfoot\splytwnine\ftnlytwnine\htmautsp\nolnhtadjtbl\useltbaln\alntblind\lytcalctblwd\lyttblrtgr\lnbrkrule\nobrkwrptbl\snaptogridincell\allowfieldendsel\wrppunct \asianbrkrule\rsidroot14288305\newtblstyruls\nogrowautofit \fet0{\*\ftnsep \pard\plain \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\insrsid1659405 \chftnsep \par }}{\*\ftnsepc \pard\plain \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\insrsid1659405 \chftnsepc \par }}{\*\aftnsep \pard\plain \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\insrsid1659405 \chftnsep \par }}{\*\aftnsepc \pard\plain \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\insrsid1659405 \chftnsepc \par }}\sectd \psz1\sbknone\linex0\headery1440\endnhere\titlepg\sectlinegrid360\sectdefaultcl\sectrsid1920737\sftnbj {\header \pard\plain \s16\ql \li0\ri0\widctlpar\tqr\tx9360\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15597915 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\i\fs20\insrsid3699284 Gov}{\i\fs20\lang1033\langfe0\langfenp0\insrsid6563760 \rquote t of G}{\i\fs20\insrsid3699284 uam v. }{\i\fs20\lang1033\langfe0\langfenp0\insrsid13502819 162.40 Square Meters} {\i\fs20\lang1033\langfe0\langfenp0\insrsid8607531 of Land}{\i\fs20\lang1033\langfe0\langfenp0\insrsid13502819 ,}{\fs20\insrsid3699284 2011 Guam }{\fs20\lang1033\langfe0\langfenp0\insrsid9521417 17}{\fs20\insrsid3699284 , Opinion\tab Page } {\field{\*\fldinst {\cs18\fs20\insrsid3699284 PAGE }}{\fldrslt {\cs18\fs20\lang1024\langfe1024\noproof\insrsid4610521 16}}}{\cs18\fs20\insrsid3699284 of }{\field{\*\fldinst {\cs18\fs20\insrsid3699284 NUMPAGES }}{\fldrslt { \cs18\fs20\lang1024\langfe1024\noproof\insrsid6435992 26}}}{\cs18\fs20\insrsid3699284 \par }\pard \s16\ql \li0\ri0\widctlpar\brdrb\brdrs\brdrw10\brsp20 \tqc\tx4320\tqr\tx9360\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 {\cs18\fs20\insrsid3699284 \par }\pard \s16\ql \li0\ri0\widctlpar\tqc\tx4320\tqr\tx8640\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 {\fs20\insrsid3699284 \par }}{\*\pnseclvl1\pnucrm\pnstart1\pnindent720\pnhang {\pntxta .}}{\*\pnseclvl2\pnucltr\pnstart1\pnindent720\pnhang {\pntxta .}}{\*\pnseclvl3\pndec\pnstart1\pnindent720\pnhang {\pntxta .}}{\*\pnseclvl4\pnlcltr\pnstart1\pnindent720\pnhang {\pntxta )}} {\*\pnseclvl5\pndec\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl6\pnlcltr\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl7\pnlcrm\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl8 \pnlcltr\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl9\pnlcrm\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}\pard\plain \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid4610521 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\b\lang2057\langfe1033\langnp2057\insrsid6907048\charrsid4610521 IN THE SUPREME COURT OF GUAM \par }{\lang2057\langfe1033\langnp2057\insrsid6907048\charrsid4610521 \par }{\b\lang2057\langfe1033\langnp2057\insrsid4589852\charrsid4610521 GOVERNMENT OF GUAM}{\b\lang2057\langfe1033\langnp2057\insrsid6907048\charrsid4610521 , \par }{\lang2057\langfe1033\langnp2057\insrsid6907048\charrsid4610521 Plaintiff, \par \par }{\b\lang2057\langfe1033\langnp2057\insrsid6907048\charrsid4610521 v. \par }{\b\lang2057\langfe1033\langnp2057\insrsid6907048\charrsid4610521 \par }{\b\lang2057\langfe1033\langnp2057\insrsid9663592\charrsid4610521 162.40 SQUARE METERS OF LAND MORE OR LESS}{\b\lang2057\langfe1033\langnp2057\insrsid14821045\charrsid4610521 ,}{\b\lang2057\langfe1033\langnp2057\insrsid9663592\charrsid4610521 SITUATED IN THE MUNICIPALITY OF AGANA AND UNKNOWN OWNERS}{\b\lang2057\langfe1033\langnp2057\insrsid14821045\charrsid4610521 ,}{\b\lang2057\langfe1033\langnp2057\insrsid4589852\charrsid4610521 \par }{\lang2057\langfe1033\langnp2057\insrsid14821045\charrsid4610521 Defendants.}{\lang2057\langfe1033\langnp2057\insrsid9663592\charrsid4610521 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14821045\charrsid4610521 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14821045\charrsid4610521 ENGRACIA UNGACTA AND FELIX F. UNGACTA}{\b\lang2057\langfe1033\langnp2057\insrsid4589852\charrsid4610521 , \par }{\lang2057\langfe1033\langnp2057\insrsid14821045\charrsid4610521 Real Parties in Interest-Appellants}{\lang2057\langfe1033\langnp2057\insrsid4589852\charrsid4610521 \par \par }{\b\lang2057\langfe1033\langnp2057\insrsid14821045\charrsid4610521 ARTEMIO M. ILAGAN AND CARMELITA ILAGAN}{\b\lang2057\langfe1033\langnp2057\insrsid8133428\charrsid4610521 ,}{\lang2057\langfe1033\langnp2057\insrsid4589852\charrsid4610521 \par }{\lang2057\langfe1033\langnp2057\insrsid14821045\charrsid4610521 Real Parties in Interest-Appellees}{\lang2057\langfe1033\langnp2057\insrsid4589852\charrsid4610521 . \par }{\lang2057\langfe1033\langnp2057\insrsid6907048\charrsid4610521 \par Supreme Court Case No. }{\lang2057\langfe1033\langnp2057\insrsid4589852\charrsid4610521 CVA10-004}{\lang2057\langfe1033\langnp2057\insrsid6907048\charrsid4610521 \par Superior Court Case No. }{\lang2057\langfe1033\langnp2057\insrsid4589852\charrsid4610521 CV0863-81}{\lang2057\langfe1033\langnp2057\insrsid6907048\charrsid4610521 \line \par }{\b\lang2057\langfe1033\langnp2057\insrsid6907048\charrsid4610521 OPINION \par }{\b\lang2057\langfe1033\langnp2057\insrsid6907048\charrsid4610521 \par }{\b\lang2057\langfe1033\langnp2057\insrsid551153\charrsid4610521 Filed:}{\b\lang2057\langfe1033\langnp2057\insrsid4610521 }{\b\lang2057\langfe1033\langnp2057\insrsid551153\charrsid4610521 October 18, 2011 \par }{\lang2057\langfe1033\langnp2057\insrsid6907048\charrsid4610521 \par }{\b\lang2057\langfe1033\langnp2057\insrsid6907048\charrsid4610521 Cite as: }{\b\lang2057\langfe1033\langnp2057\insrsid15358214\charrsid4610521 2011 }{\b\lang2057\langfe1033\langnp2057\insrsid6907048\charrsid4610521 Guam }{ \b\lang2057\langfe1033\langnp2057\insrsid10108567\charrsid4610521 17}{\b\lang2057\langfe1033\langnp2057\insrsid6907048\charrsid4610521 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid4610521 {\b\lang2057\langfe1033\langnp2057\insrsid6907048\charrsid4610521 \par }{\lang2057\langfe1033\langnp2057\insrsid6907048\charrsid4610521 Appeal from the Superior Court of Guam \par Argued and }{\lang2057\langfe1033\langnp2057\insrsid1841389\charrsid4610521 submitted }{\lang2057\langfe1033\langnp2057\insrsid12411852\charrsid4610521 December 1, 2010}{\lang2057\langfe1033\langnp2057\insrsid6907048\charrsid4610521 \par Hag\'e5t\'f1a, Guam \par \par }\trowd \irow0\irowband0\ts11\trgaph108\trleft-108\trftsWidth1\trftsWidthB3\trftsWidthA3\trautofit1\trpaddl108\trpaddr108\trpaddfl3\trpaddft3\trpaddfb3\trpaddfr3\tbllkhdrrows\tbllkhdrcols \clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth5508\clshdrawnil \cellx5400\clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4068\clshdrawnil \cellx9468\pard \ql \fi-5040\li5040\ri0\nowidctlpar\intbl\aspalpha\aspnum\faauto\adjustright\rin0\lin5040\pararsid4610521 {\ul\lang2057\langfe1033\langnp2057\insrsid1841389\charrsid4610521 Appearing for Appellants}{ \lang2057\langfe1033\langnp2057\insrsid1841389\charrsid4610521 : \par }\pard \ql \li0\ri0\nowidctlpar\intbl\aspalpha\aspnum\faauto\adjustright\rin0\lin0\pararsid4610521 {\lang2057\langfe1033\langnp2057\insrsid1841389\charrsid4610521 Mark S. Smith, }{\i\lang2057\langfe1033\langnp2057\insrsid1841389\charrsid4610521 Esq}{ \lang2057\langfe1033\langnp2057\insrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid1841389\charrsid4610521 \par T}{\lang2057\langfe1033\langnp2057\insrsid4610521 he Law Offices of Mark S. Smith}{\lang2057\langfe1033\langnp2057\insrsid1841389\charrsid4610521 \par 456 W O\rquote Brien Dr, Ste}{\lang2057\langfe1033\langnp2057\insrsid11549409\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid1841389\charrsid4610521 102-D \par Hag\'e5t\'f1a, GU 96910\cell }{\ul\lang2057\langfe1033\langnp2057\insrsid1841389\charrsid4610521 Appearing for Appellee}{\ul\lang2057\langfe1033\langnp2057\insrsid3241292\charrsid4610521 s}{\lang2057\langfe1033\langnp2057\insrsid1841389\charrsid4610521 : \par Seth Forman, }{\i\lang2057\langfe1033\langnp2057\insrsid1841389\charrsid4610521 Esq}{\lang2057\langfe1033\langnp2057\insrsid1841389\charrsid4610521 . \par Dooley Roberts & Fowler LLP \par Ste}{\lang2057\langfe1033\langnp2057\insrsid11549409\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid1841389\charrsid4610521 201, Orlean Pacific Plz}{\lang2057\langfe1033\langnp2057\insrsid11549409\charrsid4610521 .}{ \lang2057\langfe1033\langnp2057\insrsid1841389\charrsid4610521 \par 865 S Marine Dr. \par Tamuning, GU 96913\cell }\pard \ql \li0\ri0\widctlpar\intbl\aspalpha\aspnum\faauto\adjustright\rin0\lin0 {\lang2057\langfe1033\langnp2057\insrsid1841389\charrsid4610521 \trowd \irow0\irowband0 \ts11\trgaph108\trleft-108\trftsWidth1\trftsWidthB3\trftsWidthA3\trautofit1\trpaddl108\trpaddr108\trpaddfl3\trpaddft3\trpaddfb3\trpaddfr3\tbllkhdrrows\tbllkhdrcols \clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth5508\clshdrawnil \cellx5400\clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4068\clshdrawnil \cellx9468\row }\pard \ql \fi-5040\li5040\ri0\nowidctlpar\intbl\aspalpha\aspnum\faauto\adjustright\rin0\lin5040\pararsid4610521 {\ul\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \cell }\pard \ql \li0\ri0\nowidctlpar\intbl\aspalpha\aspnum\faauto\adjustright\rin0\lin0\pararsid4610521 {\ul\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \cell }\pard \ql \li0\ri0\widctlpar\intbl\aspalpha\aspnum\faauto\adjustright\rin0\lin0 { \lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \trowd \irow1\irowband1\lastrow \ts11\trgaph108\trleft-108\trftsWidth1\trftsWidthB3\trftsWidthA3\trautofit1\trpaddl108\trpaddr108\trpaddfl3\trpaddft3\trpaddfb3\trpaddfr3\tbllkhdrrows\tbllkhdrcols \clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth5508\clshdrawnil \cellx5400\clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4068\clshdrawnil \cellx9468\row }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid4610521 {\lang2057\langfe1033\langnp2057\insrsid9200137\charrsid4610521 BEFORE: }{\lang2057\langfe1033\langnp2057\insrsid14501145\charrsid4610521 MIGUEL S. DEMAPAN}{ \cs20\lang2057\langfe1033\langnp2057\insrsid13467155\charrsid4610521 \chftn {\footnote \pard\plain \s19\qj \fi720\li0\ri0\sa120\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid478183 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs20\super\insrsid3699284 \chftn }{\insrsid3699284 }{\insrsid478183 }{\insrsid3699284 Chief Justice Miguel S. Demapan heard oral argument in this case. Prior to the issuance of this Opinion, he retired as Chief Justice from the Supreme Court of the Commonwealth of the Northern Mariana Islands.}}}{ \lang2057\langfe1033\langnp2057\insrsid9200137\charrsid4610521 , }{\lang2057\langfe1033\langnp2057\insrsid3039550\charrsid4610521 Presiding }{\lang2057\langfe1033\langnp2057\insrsid9200137\charrsid4610521 Chief Justice}{ \lang2057\langfe1033\langnp2057\insrsid14501145\charrsid4610521 }{\i\lang2057\langfe1033\langnp2057\insrsid14501145\charrsid4610521 Pro Tempore}{\lang2057\langfe1033\langnp2057\insrsid9200137\charrsid4610521 ; }{ \lang2057\langfe1033\langnp2057\insrsid14501145\charrsid4610521 ALEXANDRO C. CASTRO,}{\lang2057\langfe1033\langnp2057\insrsid9200137\charrsid4610521 Justice}{\lang2057\langfe1033\langnp2057\insrsid14501145\charrsid4610521 }{ \i\lang2057\langfe1033\langnp2057\insrsid14501145\charrsid4610521 Pro Tempore}{\lang2057\langfe1033\langnp2057\insrsid4599396\charrsid4610521 ;}{\lang2057\langfe1033\langnp2057\insrsid9200137\charrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid14501145\charrsid4610521 JOHN A. MANGLONA}{\lang2057\langfe1033\langnp2057\insrsid9200137\charrsid4610521 , Justice}{\lang2057\langfe1033\langnp2057\insrsid4599396\charrsid4610521 }{ \i\lang2057\langfe1033\langnp2057\insrsid14501145\charrsid4610521 Pro Tempore}{\cs20\i\lang2057\langfe1033\langnp2057\insrsid4599396\charrsid4610521 \chftn {\footnote \pard\plain \s19\qj \fi720\li0\ri0\sa120\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid478183 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs20\super\insrsid3699284 \chftn }{\insrsid3699284 }{\insrsid478183 }{\insrsid3699284 All three justices recused themselves from this matter. On October 14, 2010, pursuant to 7 GCA \'a7 6108(a) and the Rule of Necessity, then Chief Justice Torres appointed the Honorable Miguel S. Demapan as Presiding Chief Justice }{\i\insrsid3699284 Pro Tempore}{\insrsid3699284 in this matter. Alexandro C. Castro and John A. Manglona, Associate Justices of the Supreme Court of the Commonwealth of the Northern Mariana Islands sit as Justices }{\i\insrsid3699284 Pro Tempore}{\insrsid3699284 . }}}{ \i\lang2057\langfe1033\langnp2057\insrsid4599396\charrsid4610521 .}{\i\lang2057\langfe1033\langnp2057\insrsid9200137\charrsid4610521 \par }{\lang2057\langfe1033\langnp2057\insrsid11615630\charrsid4610521 \par }{\b\lang2057\langfe1033\langnp2057\insrsid4599396\charrsid4610521 PER CURIAM:}{\b\lang2057\langfe1033\langnp2057\insrsid4599396 \par }{\b\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }{\b\lang2057\langfe1033\langnp2057\insrsid1920737\charrsid4610521 [1]}{\lang2057\langfe1033\langnp2057\insrsid1920737\charrsid4610521 \tab }{\lang2057\langfe1033\langnp2057\insrsid14288305\charrsid4610521 This }{ \lang2057\langfe1033\langnp2057\insrsid14576388\charrsid4610521 appeal }{\lang2057\langfe1033\langnp2057\insrsid4932430\charrsid4610521 stems}{\lang2057\langfe1033\langnp2057\insrsid14576388\charrsid4610521 from a}{ \lang2057\langfe1033\langnp2057\insrsid14576944\charrsid4610521 condemnation action }{\lang2057\langfe1033\langnp2057\insrsid14288305\charrsid4610521 of a piece of property in }{\lang2057\langfe1033\langnp2057\insrsid9260421\charrsid4610521 Hag\'e5t\'f1a }{\lang2057\langfe1033\langnp2057\insrsid14288305\charrsid4610521 , Guam.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid14288305\charrsid4610521 In 1981, the }{ \lang2057\langfe1033\langnp2057\insrsid14372142\charrsid4610521 Government of Guam}{\lang2057\langfe1033\langnp2057\insrsid14288305\charrsid4610521 condemned Lot 237-3-2}{\lang2057\langfe1033\langnp2057\insrsid14040234\charrsid4610521 -1}{ \lang2057\langfe1033\langnp2057\insrsid14288305\charrsid4610521 from }{\lang2057\langfe1033\langnp2057\insrsid14372142\charrsid4610521 A}{\lang2057\langfe1033\langnp2057\insrsid14288305\charrsid4610521 ppellee}{ \lang2057\langfe1033\langnp2057\insrsid5069903\charrsid4610521 s}{\lang2057\langfe1033\langnp2057\insrsid14288305\charrsid4610521 Artemio}{\lang2057\langfe1033\langnp2057\insrsid11740269\charrsid4610521 M.}{ \lang2057\langfe1033\langnp2057\insrsid14234141\charrsid4610521 Ilagan}{\lang2057\langfe1033\langnp2057\insrsid5069903\charrsid4610521 and Carmelita Ilagan (\'93Ilagans\'94)}{\lang2057\langfe1033\langnp2057\insrsid12283547\charrsid4610521 , which it}{ \lang2057\langfe1033\langnp2057\insrsid14040234\charrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid12283547\charrsid4610521 thereafter }{\lang2057\langfe1033\langnp2057\insrsid14234141\charrsid4610521 sold }{ \lang2057\langfe1033\langnp2057\insrsid14288305\charrsid4610521 to }{\lang2057\langfe1033\langnp2057\insrsid3039550\charrsid4610521 Appellants }{\lang2057\langfe1033\langnp2057\insrsid14288305\charrsid4610521 Engracia }{ \lang2057\langfe1033\langnp2057\insrsid3039550\charrsid4610521 Ungacta }{\lang2057\langfe1033\langnp2057\insrsid14288305\charrsid4610521 and Felix }{\lang2057\langfe1033\langnp2057\insrsid11740269\charrsid4610521 F. }{ \lang2057\langfe1033\langnp2057\insrsid14288305\charrsid4610521 Ungacta}{\lang2057\langfe1033\langnp2057\insrsid11740269\charrsid4610521 (\'93Ungactas\'94)}{\lang2057\langfe1033\langnp2057\insrsid14576944\charrsid4610521 .}{ \cs20\lang2057\langfe1033\langnp2057\insrsid4609449\charrsid4610521 \chftn {\footnote \pard\plain \s19\qj \fi720\li0\ri0\sa120\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5790867 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs20\super\insrsid4609449 \chftn }{\insrsid4609449 The }{\insrsid9116873 property}{\insrsid4609449 at issue was sold to}{\insrsid4609449\charrsid989213 En}{\insrsid4609449 gracia, who subsequently }{\insrsid4609449\charrsid989213 transferred her interest in the property to Felix and his wife}{\insrsid4609449 ,}{\insrsid4609449\charrsid989213 Evelyn Ungacta.}{\insrsid9116873 In the opinion, we refer to Engracia and Felix as Ungactas, as well as each separately by name.}}}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid14576944\charrsid4610521 The Ungactas appeal the trial court \rquote s finding that the}{\lang2057\langfe1033\langnp2057\insrsid14040234\charrsid4610521 condemnation was wrongful, arguing that the taking was part of a wider}{\lang2057\langfe1033\langnp2057\insrsid6584611\charrsid4610521 and more}{ \lang2057\langfe1033\langnp2057\insrsid14040234\charrsid4610521 comprehensive economic development plan}{\lang2057\langfe1033\langnp2057\insrsid663699\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid10765289\charrsid4610521 Accordingly, they submit that the taking}{\lang2057\langfe1033\langnp2057\insrsid12283547\charrsid4610521 satisfied}{\lang2057\langfe1033\langnp2057\insrsid14040234\charrsid4610521 the Public Use Clause of the Fifth Amendment}{\lang2057\langfe1033\langnp2057\insrsid6763273\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid663699\charrsid4610521 Fo}{ \lang2057\langfe1033\langnp2057\insrsid8194095\charrsid4610521 llowing }{\lang2057\langfe1033\langnp2057\insrsid1146161\charrsid4610521 U}{\lang2057\langfe1033\langnp2057\insrsid16345670\charrsid4610521 nited }{ \lang2057\langfe1033\langnp2057\insrsid1146161\charrsid4610521 S}{\lang2057\langfe1033\langnp2057\insrsid16345670\charrsid4610521 tates}{\lang2057\langfe1033\langnp2057\insrsid6584611\charrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid8194095\charrsid4610521 Supreme Court preced}{\lang2057\langfe1033\langnp2057\insrsid14040234\charrsid4610521 ent, we conclude that the taking was part of the Agana Plan}{ \lang2057\langfe1033\langnp2057\insrsid10376551\charrsid4610521 ,}{\lang2057\langfe1033\langnp2057\insrsid14040234\charrsid4610521 and }{\lang2057\langfe1033\langnp2057\insrsid12283547\charrsid4610521 was }{ \lang2057\langfe1033\langnp2057\insrsid5335855\charrsid4610521 done pursuant }{\lang2057\langfe1033\langnp2057\insrsid14040234\charrsid4610521 to a valid public purpose}{\lang2057\langfe1033\langnp2057\insrsid8194095\charrsid4610521 .}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid12283547\charrsid4610521 We}{\lang2057\langfe1033\langnp2057\insrsid663699\charrsid4610521 ,}{\lang2057\langfe1033\langnp2057\insrsid12283547\charrsid4610521 therefore}{\lang2057\langfe1033\langnp2057\insrsid10376551\charrsid4610521 ,}{\lang2057\langfe1033\langnp2057\insrsid12283547\charrsid4610521 reverse the judgment}{\lang2057\langfe1033\langnp2057\insrsid10376551\charrsid4610521 ,}{ \lang2057\langfe1033\langnp2057\insrsid12283547\charrsid4610521 and remand this case to the trial court to determine }{\lang2057\langfe1033\langnp2057\insrsid9713911\charrsid4610521 whether }{ \lang2057\langfe1033\langnp2057\insrsid12283547\charrsid4610521 just comp}{\lang2057\langfe1033\langnp2057\insrsid4610521 ensation was paid.}{\lang2057\langfe1033\langnp2057\insrsid12283547 \par }{\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14372142\charrsid4610521 I.}{\b\lang2057\langfe1033\langnp2057\insrsid4541143\charrsid4610521 F}{\b\lang2057\langfe1033\langnp2057\insrsid3039550\charrsid4610521 ACTUAL AND PROCEDURAL BACKGROUND}{ \b\lang2057\langfe1033\langnp2057\insrsid14288305 \par }{\b\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }{\b\lang2057\langfe1033\langnp2057\insrsid1920737\charrsid4610521 [2]}{\lang2057\langfe1033\langnp2057\insrsid11544555\charrsid4610521 \tab Prior to World War II, the }{\lang2057\langfe1033\langnp2057\insrsid3168058\charrsid4610521 village }{ \lang2057\langfe1033\langnp2057\insrsid11544555\charrsid4610521 of }{\lang2057\langfe1033\langnp2057\insrsid9260421\charrsid4610521 Hag\'e5t\'f1a}{\lang2057\langfe1033\langnp2057\insrsid11544555\charrsid4610521 had grown with oddly shaped lots and twisting}{\lang2057\langfe1033\langnp2057\insrsid1536705\charrsid4610521 , crooked}{\lang2057\langfe1033\langnp2057\insrsid11544555\charrsid4610521 streets.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \i\lang2057\langfe1033\langnp2057\insrsid2621723\charrsid4610521 See Gov't of Guam v. Moylan}{\lang2057\langfe1033\langnp2057\insrsid2621723\charrsid4610521 , 407 F.2d 567, 567 (9th Cir. 1969).}{ \cs20\lang2057\langfe1033\langnp2057\insrsid2621723\charrsid4610521 \chftn {\footnote \pard\plain \s19\qj \fi720\li0\ri0\sa120\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid478183 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs20\super\insrsid3699284\charrsid8807091 \chftn }{\insrsid3699284\charrsid8807091 }{\insrsid478183 }{\insrsid3699284\charrsid8807091 In }{\i\insrsid3699284\charrsid8807091 Moylan}{ \insrsid3699284\charrsid8807091 , the Ninth Circuit Court of Appeals discussed the economic development scheme at issue in this case and found it to be valid. }}}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid13131188\charrsid4610521 T}{\lang2057\langfe1033\langnp2057\insrsid15623285\charrsid4610521 he}{\lang2057\langfe1033\langnp2057\insrsid11544555\charrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid3168058\charrsid4610521 village }{\lang2057\langfe1033\langnp2057\insrsid11544555\charrsid4610521 was essentially destroyed }{\lang2057\langfe1033\langnp2057\insrsid12283547\charrsid4610521 by the}{ \lang2057\langfe1033\langnp2057\insrsid11544555\charrsid4610521 re}{\lang2057\langfe1033\langnp2057\insrsid13456582\charrsid4610521 occupation }{\lang2057\langfe1033\langnp2057\insrsid12283547\charrsid4610521 of }{ \lang2057\langfe1033\langnp2057\insrsid13456582\charrsid4610521 American forces}{\lang2057\langfe1033\langnp2057\insrsid3168058\charrsid4610521 in 1944}{\lang2057\langfe1033\langnp2057\insrsid10376551\charrsid4610521 .}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid139166\charrsid4610521 Transcripts (\'93Tr.\'94)}{\lang2057\langfe1033\langnp2057\insrsid4592665\charrsid4610521 at 15 (}{ \lang2057\langfe1033\langnp2057\insrsid6639192\charrsid4610521 Bench Trial, Jan. }{\lang2057\langfe1033\langnp2057\insrsid4592665\charrsid4610521 21}{\lang2057\langfe1033\langnp2057\insrsid6639192\charrsid4610521 , 2009}{ \lang2057\langfe1033\langnp2057\insrsid12466087\charrsid4610521 )}{\lang2057\langfe1033\langnp2057\insrsid14372142\charrsid4610521 ; }{\lang2057\langfe1033\langnp2057\insrsid4592665\charrsid4610521 Appellants\rquote Excerpts of Record (\'93ER\'94) at 62 }{\lang2057\langfe1033\langnp2057\insrsid14372142\charrsid4610521 (The Agana Fractional Lot Affair, Paul B. Souder)}{\lang2057\langfe1033\langnp2057\insrsid12466087\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid12863062\charrsid4610521 T}{\lang2057\langfe1033\langnp2057\insrsid15623285\charrsid4610521 he}{\lang2057\langfe1033\langnp2057\insrsid14288305\charrsid4610521 U.S. military and local government agreed }{ \lang2057\langfe1033\langnp2057\insrsid12811644\charrsid4610521 to reconstruct the }{\lang2057\langfe1033\langnp2057\insrsid1839445\charrsid4610521 war-}{\lang2057\langfe1033\langnp2057\insrsid12863062\charrsid4610521 ravaged }{ \lang2057\langfe1033\langnp2057\insrsid9404291\charrsid4610521 village}{\lang2057\langfe1033\langnp2057\insrsid14288305\charrsid4610521 , but recognized that }{\lang2057\langfe1033\langnp2057\insrsid11884889\charrsid4610521 following}{ \lang2057\langfe1033\langnp2057\insrsid8400479\charrsid4610521 the }{\lang2057\langfe1033\langnp2057\insrsid13456582\charrsid4610521 pre-war}{\lang2057\langfe1033\langnp2057\insrsid8400479\charrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid3168058\charrsid4610521 lot }{\lang2057\langfe1033\langnp2057\insrsid11884889\charrsid4610521 lines}{\lang2057\langfe1033\langnp2057\insrsid14288305\charrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid15933563\charrsid4610521 could }{\lang2057\langfe1033\langnp2057\insrsid9404291\charrsid4610521 potentially }{\lang2057\langfe1033\langnp2057\insrsid1146161\charrsid4610521 create}{ \lang2057\langfe1033\langnp2057\insrsid14288305\charrsid4610521 an unsanitary environment and turn Agana}{\cs20\lang2057\langfe1033\langnp2057\insrsid7031227\charrsid4610521 \chftn {\footnote \pard\plain \s19\qj \fi720\li0\ri0\sa120\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid478183 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs20\super\insrsid3699284\charrsid8807091 \chftn }{\insrsid3699284\charrsid8807091 }{ \insrsid478183 }{\insrsid3699284\charrsid8807091 The area known as Agana in the Agana Plan is}{\insrsid3699284 now legally known as Hag\'e5t\'f1a.}{\insrsid15074301 }{\insrsid3699284 }{\i\insrsid3699284\charrsid8807091 See}{ \insrsid3699284\charrsid8807091 Guam Pub}{\insrsid3699284 .}{\insrsid3699284\charrsid8807091 }{\insrsid3699284 L.}{\insrsid3699284\charrsid8807091 24-152, amending 1 GCA \'a7 403(b).}}}{\lang2057\langfe1033\langnp2057\insrsid1576477\charrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid10376551\charrsid4610521 into a slum.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\i\lang2057\langfe1033\langnp2057\insrsid12981480\charrsid4610521 Id.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid9116873\charrsid4610521 They }{\lang2057\langfe1033\langnp2057\insrsid4609449\charrsid4610521 created the Agana Plan to straighten the village lot lines and streets into modern, geometric blocks, which }{ \lang2057\langfe1033\langnp2057\insrsid11671605\charrsid4610521 they }{\lang2057\langfe1033\langnp2057\insrsid589957\charrsid4610521 acknowledged }{\lang2057\langfe1033\langnp2057\insrsid11671605\charrsid4610521 would result}{ \lang2057\langfe1033\langnp2057\insrsid3168058\charrsid4610521 in }{\lang2057\langfe1033\langnp2057\insrsid9721366\charrsid4610521 some }{\lang2057\langfe1033\langnp2057\insrsid3168058\charrsid4610521 abandoned streets and fractional pieces of the old lots}{\lang2057\langfe1033\langnp2057\insrsid10376551\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid139166\charrsid4610521 Tr. }{ \lang2057\langfe1033\langnp2057\insrsid4592665\charrsid4610521 at }{\lang2057\langfe1033\langnp2057\insrsid4609449\charrsid4610521 14-}{\lang2057\langfe1033\langnp2057\insrsid4592665\charrsid4610521 16 (Bench Trial, Jan. 21, 2009)}{ \lang2057\langfe1033\langnp2057\insrsid15224766\charrsid4610521 ; }{\i\lang2057\langfe1033\langnp2057\insrsid2585517\charrsid4610521 Moylan}{\lang2057\langfe1033\langnp2057\insrsid10376551\charrsid4610521 , 407 F.2d at 567.}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid589957\charrsid4610521 Realizing that many of the existing private lots in Agana were sub-standard in size and that the Agana }{ \lang2057\langfe1033\langnp2057\insrsid15074301\charrsid4610521 P}{\lang2057\langfe1033\langnp2057\insrsid589957\charrsid4610521 lan with new lot lines would inevitably result in multiple ownerships, the government decided that the private land problem could be most expeditiously handl ed by purchasing all lands in Agana and selling to private owners, as modern sized lots, any land not}{\lang2057\langfe1033\langnp2057\insrsid10376551\charrsid4610521 required for public purposes.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid15224766\charrsid4610521 ER at 62}{\lang2057\langfe1033\langnp2057\insrsid14769529\charrsid4610521 -63}{\lang2057\langfe1033\langnp2057\insrsid15224766\charrsid4610521 (The Agana Fractional Lot Affair, Paul B. Souder).}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid1536705\charrsid4610521 The resulting fractional lots }{ \lang2057\langfe1033\langnp2057\insrsid9404291\charrsid4610521 would then be}{\lang2057\langfe1033\langnp2057\insrsid1536705\charrsid4610521 consolidated wit}{\lang2057\langfe1033\langnp2057\insrsid1928113\charrsid4610521 h}{ \lang2057\langfe1033\langnp2057\insrsid10376551\charrsid4610521 the larger, rectangular lots.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\i\lang2057\langfe1033\langnp2057\insrsid16539949\charrsid4610521 Moylan}{ \lang2057\langfe1033\langnp2057\insrsid16539949\charrsid4610521 , 407 F.2d at 567; T}{\lang2057\langfe1033\langnp2057\insrsid4609449\charrsid4610521 r. at 16-17, 21 (Bench Trial, Jan. 21, 2009)}{ \lang2057\langfe1033\langnp2057\insrsid16539949\charrsid4610521 ; }{\lang2057\langfe1033\langnp2057\insrsid663699\charrsid4610521 ER at 62 (The Agana Fractional Lot Affair, Paul B. Souder).}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid1512141\charrsid4610521 The Agana Plan was also intended to consolidate fractional lots outside of Agana, such as Agat, Barrigada, Santa Rita, Talofofo, and Yona.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid663699\charrsid4610521 Tr. at 52-53 (}{\lang2057\langfe1033\langnp2057\insrsid4592665\charrsid4610521 Bench }{\lang2057\langfe1033\langnp2057\insrsid663699\charrsid4610521 Trial}{ \lang2057\langfe1033\langnp2057\insrsid4592665\charrsid4610521 ,}{\lang2057\langfe1033\langnp2057\insrsid663699\charrsid4610521 Jan. 21, 2009).}{\lang2057\langfe1033\langnp2057\insrsid2761971 \par }{\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }{\b\lang2057\langfe1033\langnp2057\insrsid478183\charrsid4610521 [3]}{\lang2057\langfe1033\langnp2057\insrsid478183\charrsid4610521 \tab }{\lang2057\langfe1033\langnp2057\insrsid12396470\charrsid4610521 Under t}{ \lang2057\langfe1033\langnp2057\insrsid5783285\charrsid4610521 he}{\lang2057\langfe1033\langnp2057\insrsid12059987\charrsid4610521 Rules and Regulations for the Disposition of Agana Fractional Lots and Other Government Land in Agana}{ \lang2057\langfe1033\langnp2057\insrsid2255365\charrsid4610521 (}{\lang2057\langfe1033\langnp2057\insrsid478183\charrsid4610521 \'93}{\lang2057\langfe1033\langnp2057\insrsid3238011\charrsid4610521 Rules & Regulation}{ \lang2057\langfe1033\langnp2057\insrsid478183\charrsid4610521 of the Agana Plan\'94}{\lang2057\langfe1033\langnp2057\insrsid2255365\charrsid4610521 )}{\lang2057\langfe1033\langnp2057\insrsid12059987\charrsid4610521 , the }{ \lang2057\langfe1033\langnp2057\insrsid4750165\charrsid4610521 contiguous }{\lang2057\langfe1033\langnp2057\insrsid12059987\charrsid4610521 landowner with the largest area in terms of square meters ha}{ \lang2057\langfe1033\langnp2057\insrsid10693719\charrsid4610521 d}{\lang2057\langfe1033\langnp2057\insrsid12059987\charrsid4610521 first priority in purchasing}{\lang2057\langfe1033\langnp2057\insrsid4750165\charrsid4610521 a fractional piece within a particular lot}{\lang2057\langfe1033\langnp2057\insrsid12059987\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid4605722\charrsid4610521 Appellee}{ \lang2057\langfe1033\langnp2057\insrsid5783285\charrsid4610521 s}{\lang2057\langfe1033\langnp2057\insrsid4605722\charrsid4610521 \rquote }{\lang2057\langfe1033\langnp2057\insrsid5783285\charrsid4610521 Supplemental Excerpts of Record (\'93}{ \lang2057\langfe1033\langnp2057\insrsid12059987\charrsid4610521 SER}{\lang2057\langfe1033\langnp2057\insrsid5783285\charrsid4610521 \'94)}{\lang2057\langfe1033\langnp2057\insrsid12059987\charrsid4610521 , }{ \lang2057\langfe1033\langnp2057\insrsid12866223\charrsid4610521 at}{\lang2057\langfe1033\langnp2057\insrsid12059987\charrsid4610521 99}{\lang2057\langfe1033\langnp2057\insrsid5783285\charrsid4610521 (Rules and Regulati}{ \lang2057\langfe1033\langnp2057\insrsid12396470\charrsid4610521 ons}{\lang2057\langfe1033\langnp2057\insrsid2255365\charrsid4610521 for the Disposition of Agana Fractional Lots and Other Government Lands in Agana (}{ \lang2057\langfe1033\langnp2057\insrsid478183\charrsid4610521 \'93Rules & Regs. of the Agana Plan\'94}{\lang2057\langfe1033\langnp2057\insrsid5783285\charrsid4610521 )}{\lang2057\langfe1033\langnp2057\insrsid12059987\charrsid4610521 .}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid12059987\charrsid4610521 \'93If the first preference . . . d[}{\lang2057\langfe1033\langnp2057\insrsid5783285\charrsid4610521 id}{ \lang2057\langfe1033\langnp2057\insrsid12059987\charrsid4610521 ] not exercise their interest, the second largest property owners shall be considered.\'94}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \i\lang2057\langfe1033\langnp2057\insrsid5783285\charrsid4610521 Id}{\lang2057\langfe1033\langnp2057\insrsid5783285\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid12059987\charrsid4610521 If not, then \'93all other property owners within Agana will be eligible to purchase the lot.\'94}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\i\lang2057\langfe1033\langnp2057\insrsid5783285\charrsid4610521 Id}{ \lang2057\langfe1033\langnp2057\insrsid5783285\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid14288305\charrsid4610521 The Agana Plan}{ \lang2057\langfe1033\langnp2057\insrsid12811644\charrsid4610521 was }{\lang2057\langfe1033\langnp2057\insrsid6901407\charrsid4610521 actively}{\lang2057\langfe1033\langnp2057\insrsid14288305\charrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid9404291\charrsid4610521 executed }{\lang2057\langfe1033\langnp2057\insrsid7821516\charrsid4610521 between 1947 and 1974}{\lang2057\langfe1033\langnp2057\insrsid10376551\charrsid4610521 .}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid5842732\charrsid4610521 ER at 51 (Finds. Fact & Conc. L., Jan. 26, 2010).}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid15933563\charrsid4610521 Pursuant to the Agana Plan}{\lang2057\langfe1033\langnp2057\insrsid11012079\charrsid4610521 , the government}{\lang2057\langfe1033\langnp2057\insrsid14288305\charrsid4610521 condemned a public road adjacent to the Ungactas\rquote property, }{\lang2057\langfe1033\langnp2057\insrsid9404291\charrsid4610521 which eliminated }{\lang2057\langfe1033\langnp2057\insrsid11077877\charrsid4610521 a}{ \lang2057\langfe1033\langnp2057\insrsid9388617\charrsid4610521 public access and }{\lang2057\langfe1033\langnp2057\insrsid11077877\charrsid4610521 caused }{\lang2057\langfe1033\langnp2057\insrsid12863062\charrsid4610521 the Ungactas\rquote property }{ \lang2057\langfe1033\langnp2057\insrsid10376551\charrsid4610521 to become landlocked.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid8069018\charrsid4610521 Tr. at 85-86 (}{ \lang2057\langfe1033\langnp2057\insrsid5856862\charrsid4610521 Bench }{\lang2057\langfe1033\langnp2057\insrsid8069018\charrsid4610521 Trial}{\lang2057\langfe1033\langnp2057\insrsid4592665\charrsid4610521 ,}{ \lang2057\langfe1033\langnp2057\insrsid8069018\charrsid4610521 Jan. 21, 2009).}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid14372142\charrsid4610521 Years later}{ \lang2057\langfe1033\langnp2057\insrsid1536705\charrsid4610521 ,}{\lang2057\langfe1033\langnp2057\insrsid14288305\charrsid4610521 Felix Ungacta retained an appraiser to value}{\lang2057\langfe1033\langnp2057\insrsid5842732\charrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid14372142\charrsid4610521 a portion of }{\lang2057\langfe1033\langnp2057\insrsid15933563\charrsid4610521 an adjacent property, Lot 237-3-2-1, }{\lang2057\langfe1033\langnp2057\insrsid10376551\charrsid4610521 owned by} {\lang2057\langfe1033\langnp2057\insrsid5069903\charrsid4610521 the}{\lang2057\langfe1033\langnp2057\insrsid10376551\charrsid4610521 Ilagan}{\lang2057\langfe1033\langnp2057\insrsid5069903\charrsid4610521 s}{ \lang2057\langfe1033\langnp2057\insrsid10376551\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid12988562\charrsid4610521 SER at }{\lang2057\langfe1033\langnp2057\insrsid8069018\charrsid4610521 1-2 (}{\lang2057\langfe1033\langnp2057\insrsid10824971\charrsid4610521 Decl. }{\lang2057\langfe1033\langnp2057\insrsid8069018\charrsid4610521 of Taking, Nov. 27, 1981)}{\lang2057\langfe1033\langnp2057\insrsid12988562\charrsid4610521 .}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid11077877\charrsid4610521 The property was}{\lang2057\langfe1033\langnp2057\insrsid14288305\charrsid4610521 appraised }{ \lang2057\langfe1033\langnp2057\insrsid4143625\charrsid4610521 at}{\lang2057\langfe1033\langnp2057\insrsid12988562\charrsid4610521 $9,}{\lang2057\langfe1033\langnp2057\insrsid3153622\charrsid4610521 750}{ \lang2057\langfe1033\langnp2057\insrsid12988562\charrsid4610521 .00.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid6965138\charrsid4610521 SER at 225-32}{ \lang2057\langfe1033\langnp2057\insrsid9913888\charrsid4610521 (Letter from J.C. Concepcion to Felix Ungacta re Appraisal of Lot No. 237-3-2-2, Mar. 19, 1981)}{\lang2057\langfe1033\langnp2057\insrsid6965138\charrsid4610521 .}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid3811977\charrsid4610521 I}{\lang2057\langfe1033\langnp2057\insrsid14288305\charrsid4610521 n November 1981, the government }{ \lang2057\langfe1033\langnp2057\insrsid10376551\charrsid4610521 filed a Declaration of Taking. }{\lang2057\langfe1033\langnp2057\insrsid1928113\charrsid4610521 SER at 1-2 (}{\lang2057\langfe1033\langnp2057\insrsid9913888\charrsid4610521 Decl. }{ \lang2057\langfe1033\langnp2057\insrsid10376551\charrsid4610521 of Taking).}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid6716742\charrsid4610521 The government deposited }{ \lang2057\langfe1033\langnp2057\insrsid14288305\charrsid4610521 $9,744.00 }{\lang2057\langfe1033\langnp2057\insrsid6716742\charrsid4610521 as just compensation}{\lang2057\langfe1033\langnp2057\insrsid12988562\charrsid4610521 to the Court Registry.}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\cs15\i\lang2057\langfe1033\langnp2057\insrsid6716742\charrsid4610521 Id.}{\cs15\i\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid5403160\charrsid4610521 I}{ \lang2057\langfe1033\langnp2057\insrsid14288305\charrsid4610521 n October 1982, the }{\lang2057\langfe1033\langnp2057\insrsid9860381\charrsid4610521 legislature }{\lang2057\langfe1033\langnp2057\insrsid6901407\charrsid4610521 passed Public Law 16-118, which provides in pertinent part: }{\lang2057\langfe1033\langnp2057\insrsid14288305 \par }{\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid4610521 {\lang2057\langfe1033\langnp2057\insrsid6901407\charrsid4610521 Notwithstanding any other provisions of law with respect to the sale of government land including but not limited to the Chamorro Land Trust Act and the laws requi ring the concurrence of the Legislature in the sale of government land, the Governor shall sell at fair market value to Engracia F. Ungacta, government real property located in the municipality of Agana, particularly described as follows:}{ \lang2057\langfe1033\langnp2057\insrsid6901407 \par }{\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }\pard \ql \li1440\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin1440\itap0\pararsid4610521 {\lang2057\langfe1033\langnp2057\insrsid6901407\charrsid4610521 Agana Fractional Lot No. 237-3-2-1, containing an area of 162.40 square meters, situated within Lot 35, Block No. 10, New Agana, Land Management Drawing No. 14-81T149}{\lang2057\langfe1033\langnp2057\insrsid5842732\charrsid4610521 .}{ \lang2057\langfe1033\langnp2057\insrsid5842732 \par }{\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid4610521 {\lang2057\langfe1033\langnp2057\insrsid6965138\charrsid4610521 SER at 4 (Supplemental Compl}{ \lang2057\langfe1033\langnp2057\insrsid11873215\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid6965138\charrsid4610521 , Feb. 26}{\lang2057\langfe1033\langnp2057\insrsid1928113\charrsid4610521 ,}{ \lang2057\langfe1033\langnp2057\insrsid5009563\charrsid4610521 1985).}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid5403160\charrsid4610521 I}{\lang2057\langfe1033\langnp2057\insrsid14288305\charrsid4610521 n November }{\lang2057\langfe1033\langnp2057\insrsid3153622\charrsid4610521 1982}{\lang2057\langfe1033\langnp2057\insrsid14288305\charrsid4610521 , the government and Engracia entered into a}{\lang2057\langfe1033\langnp2057\insrsid9860381\charrsid4610521 written}{\lang2057\langfe1033\langnp2057\insrsid14288305\charrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid9388617\charrsid4610521 contract for the sale of the property}{\lang2057\langfe1033\langnp2057\insrsid9860381\charrsid4610521 described in }{\lang2057\langfe1033\langnp2057\insrsid10711182\charrsid4610521 Guam }{\lang2057\langfe1033\langnp2057\insrsid9860381\charrsid4610521 Public Law 16-118}{\lang2057\langfe1033\langnp2057\insrsid9388617\charrsid4610521 .}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid11873215\charrsid4610521 S}{\lang2057\langfe1033\langnp2057\insrsid9388617\charrsid4610521 ER at 17}{\lang2057\langfe1033\langnp2057\insrsid11873215\charrsid4610521 (Contract to Deed, Nov. 15, 1982)}{\lang2057\langfe1033\langnp2057\insrsid9388617\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid5403160\charrsid4610521 In}{ \lang2057\langfe1033\langnp2057\insrsid14288305\charrsid4610521 September 1984, Engracia }{\lang2057\langfe1033\langnp2057\insrsid9388617\charrsid4610521 transferred her interest in the property}{ \lang2057\langfe1033\langnp2057\insrsid14288305\charrsid4610521 to Fel}{\lang2057\langfe1033\langnp2057\insrsid1928113\charrsid4610521 ix and his wife}{\lang2057\langfe1033\langnp2057\insrsid13711822\charrsid4610521 ,}{ \lang2057\langfe1033\langnp2057\insrsid1928113\charrsid4610521 Evelyn Ungacta.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid1928113\charrsid4610521 SER at 250-52}{ \lang2057\langfe1033\langnp2057\insrsid11873215\charrsid4610521 (Warranty Deed, Sept. 11, 1984)}{\lang2057\langfe1033\langnp2057\insrsid1928113\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid9388617\charrsid4610521 Two years after}{\lang2057\langfe1033\langnp2057\insrsid1839445\charrsid4610521 the original condemnation,}{\lang2057\langfe1033\langnp2057\insrsid5069903\charrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid4605722\charrsid4610521 the Ilagans}{\lang2057\langfe1033\langnp2057\insrsid1839445\charrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid9388617\charrsid4610521 amended }{ \lang2057\langfe1033\langnp2057\insrsid4605722\charrsid4610521 their}{\lang2057\langfe1033\langnp2057\insrsid9388617\charrsid4610521 answer to contest the condemnation}{\lang2057\langfe1033\langnp2057\insrsid9860381\charrsid4610521 , alleging that the government\rquote s }{\lang2057\langfe1033\langnp2057\insrsid11012079\charrsid4610521 taking}{\lang2057\langfe1033\langnp2057\insrsid9860381\charrsid4610521 of the property sold to Engracia was in violation of law}{ \lang2057\langfe1033\langnp2057\insrsid5009563\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid13440075\charrsid4610521 SER at 4 (Sup}{ \lang2057\langfe1033\langnp2057\insrsid16342280\charrsid4610521 plemental Compl}{\lang2057\langfe1033\langnp2057\insrsid11873215\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid5009563\charrsid4610521 ).}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid5403160\charrsid4610521 In}{\lang2057\langfe1033\langnp2057\insrsid9860381\charrsid4610521 February 1985, the government filed a supplemental complaint, naming Engracia and }{\lang2057\langfe1033\langnp2057\insrsid5009563\charrsid4610521 Felix as indispensable parties.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid13440075\charrsid4610521 SER at }{\lang2057\langfe1033\langnp2057\insrsid11873215\charrsid4610521 3-5}{\lang2057\langfe1033\langnp2057\insrsid13440075\charrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid6716742\charrsid4610521 (Supplemental Compl.)}{\lang2057\langfe1033\langnp2057\insrsid13440075\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid5403160\charrsid4610521 In}{\lang2057\langfe1033\langnp2057\insrsid2170556\charrsid4610521 April 1988}{\lang2057\langfe1033\langnp2057\insrsid14288305\charrsid4610521 , the government executed a de}{ \lang2057\langfe1033\langnp2057\insrsid5009563\charrsid4610521 ed of conveyance to Engracia.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid2170556\charrsid4610521 SER at 253 (Deed o}{ \lang2057\langfe1033\langnp2057\insrsid5009563\charrsid4610521 f Conveyance, Apr}{\lang2057\langfe1033\langnp2057\insrsid2689414\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid5009563\charrsid4610521 26, 1988).}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid11077877\charrsid4610521 T}{\lang2057\langfe1033\langnp2057\insrsid14288305\charrsid4610521 he Department of Land Management issued a Certificate of Title for the property to Felix and Evelyn Ungacta}{\lang2057\langfe1033\langnp2057\insrsid11077877\charrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid5403160\charrsid4610521 i}{ \lang2057\langfe1033\langnp2057\insrsid11077877\charrsid4610521 n September 1988}{\lang2057\langfe1033\langnp2057\insrsid14288305\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid2170556\charrsid4610521 SER at 255 (Certificate of Title, }{\lang2057\langfe1033\langnp2057\insrsid2761971\charrsid4610521 Sept. 23, 1988).}{\lang2057\langfe1033\langnp2057\insrsid7436937 \par }{\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }{\b\lang2057\langfe1033\langnp2057\insrsid6052372\charrsid4610521 [4]}{\lang2057\langfe1033\langnp2057\insrsid6052372\charrsid4610521 \tab }{\lang2057\langfe1033\langnp2057\insrsid1917821\charrsid4610521 After a thre}{ \lang2057\langfe1033\langnp2057\insrsid989213\charrsid4610521 e-day bench trial, the Superior}{\lang2057\langfe1033\langnp2057\insrsid1917821\charrsid4610521 Court issued}{\lang2057\langfe1033\langnp2057\insrsid2689414\charrsid4610521 its}{ \lang2057\langfe1033\langnp2057\insrsid1917821\charrsid4610521 Findings of Fact and Conclusions of Law}{\lang2057\langfe1033\langnp2057\insrsid8681223\charrsid4610521 ,}{\lang2057\langfe1033\langnp2057\insrsid1917821\charrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid989213\charrsid4610521 holding that the taking of Lot 237-3-2-1 was not part of the Agana Plan and, }{\lang2057\langfe1033\langnp2057\insrsid8681223\charrsid4610521 therefore}{ \lang2057\langfe1033\langnp2057\insrsid989213\charrsid4610521 , was not }{\lang2057\langfe1033\langnp2057\insrsid11540563\charrsid4610521 condemned}{\lang2057\langfe1033\langnp2057\insrsid989213\charrsid4610521 pursuant to a valid public purpose.}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid8681223\charrsid4610521 A final Judgment was entered on }{\lang2057\langfe1033\langnp2057\insrsid4282029\charrsid4610521 February 15, 2010}{ \lang2057\langfe1033\langnp2057\insrsid8681223\charrsid4610521 , and the Ungactas timely appealed.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid13572721\charrsid4610521 ER at 48-49 (Judgment, Feb. 15, 2010); ER at 46 (Not. of Appeal, Mar. 10, 2010).}{\lang2057\langfe1033\langnp2057\insrsid11540563 \par }{\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }{\b\lang2057\langfe1033\langnp2057\insrsid8681223\charrsid4610521 II}{\b\lang2057\langfe1033\langnp2057\insrsid14372142\charrsid4610521 .}{\b\lang2057\langfe1033\langnp2057\insrsid4541143\charrsid4610521 J}{ \b\lang2057\langfe1033\langnp2057\insrsid8005561\charrsid4610521 URISDICTION}{\b\lang2057\langfe1033\langnp2057\insrsid10314987 \par }{\b\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }{\b\lang2057\langfe1033\langnp2057\insrsid131867\charrsid4610521 [5]}{\lang2057\langfe1033\langnp2057\insrsid131867\charrsid4610521 \tab }{\lang2057\langfe1033\langnp2057\insrsid9987657\charrsid4610521 This court has jurisdiction over appeals from final judgment.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid9987657\charrsid4610521 48 U.S.C.A. \'a7 1424-1(a)(2) (Westlaw through Pub. L. 112-28 (Aug. 12, 2011)); 7 GCA \'a7\'a7 3107, 3108(a) (2005).}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid5254932 \par }{\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }{\b\lang2057\langfe1033\langnp2057\insrsid8681223\charrsid4610521 II}{\b\lang2057\langfe1033\langnp2057\insrsid4282029\charrsid4610521 I}{\b\lang2057\langfe1033\langnp2057\insrsid8681223\charrsid4610521 . STANDARD OF REVIEW}{ \b\lang2057\langfe1033\langnp2057\insrsid8681223 \par }{\b\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }{\b\lang2057\langfe1033\langnp2057\insrsid4402196\charrsid4610521 [6]}{\lang2057\langfe1033\langnp2057\insrsid4402196\charrsid4610521 \tab }{\lang2057\langfe1033\langnp2057\insrsid9987657\charrsid4610521 The trial court\rquote s findings of fact are reviewed under a clear error standard, while the trial court\rquote s conclusions of law are reviewed }{\i\lang2057\langfe1033\langnp2057\insrsid9987657\charrsid4610521 de novo.}{\i\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \i\lang2057\langfe1033\langnp2057\insrsid9987657\charrsid4610521 Guam }{\i\lang2057\langfe1033\langnp2057\insrsid9987657\charrsid4610521 Econ. Dev. }{\i\lang2057\langfe1033\langnp2057\insrsid9987657\charrsid4610521 Agency v. Island Equip. Co.}{ \lang2057\langfe1033\langnp2057\insrsid9987657\charrsid4610521 ,}{\lang2057\langfe1033\langnp2057\insrsid9987657\charrsid4610521 1998 Guam 7 \'b6 4 (citations omitted).}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \cs31\lang2057\langfe1033\langnp2057\insrsid9987657\charrsid4610521 Mixed questions of law and fact are subject to }{\cs31\i\lang2057\langfe1033\langnp2057\insrsid9987657\charrsid4610521 de novo}{ \cs31\lang2057\langfe1033\langnp2057\insrsid9987657\charrsid4610521 review.}{\cs31\lang2057\langfe1033\langnp2057\insrsid4610521 }{\cs31\i\lang2057\langfe1033\langnp2057\insrsid9987657\charrsid4610521 See }{ \cs15\i\lang2057\langfe1033\langnp2057\insrsid9987657\charrsid4610521 Fargo Pac., Inc. v. Korando Corp.}{\cs31\lang2057\langfe1033\langnp2057\insrsid9987657\charrsid4610521 , 2006 Guam 22 \'b6 20.}{\cs31\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid9987657\charrsid4610521 We review issues of statutory construction and interpretation }{\cs15\i\lang2057\langfe1033\langnp2057\insrsid9987657\charrsid4610521 de novo.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\i\lang2057\langfe1033\langnp2057\insrsid9987657\charrsid4610521 Bank of Guam v. Reidy}{\lang2057\langfe1033\langnp2057\insrsid9987657\charrsid4610521 , 2001 Guam 14 \'b6 16; }{\cs15\i\lang2057\langfe1033\langnp2057\insrsid9987657\charrsid4610521 Pangelinan v. Gutierrez}{\cs15\lang2057\langfe1033\langnp2057\insrsid9987657\charrsid4610521 ,}{\lang2057\langfe1033\langnp2057\insrsid9987657\charrsid4610521 2000 Guam 11 \'b6 7. }{\lang2057\langfe1033\langnp2057\insrsid8681223 \par }{\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }{\b\lang2057\langfe1033\langnp2057\insrsid8681223\charrsid4610521 IV. ANALYSIS}{\b\lang2057\langfe1033\langnp2057\insrsid11540563 \par }{\b\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }{\b\lang2057\langfe1033\langnp2057\insrsid4402196\charrsid4610521 [7]}{\lang2057\langfe1033\langnp2057\insrsid4402196\charrsid4610521 \tab }{\lang2057\langfe1033\langnp2057\insrsid8681223\charrsid4610521 The Ungactas claim three errors on appeal.}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid8681223\charrsid4610521 First, they argue that the trial court erred in suggesting that eminent domain jurisprudence requires multiple, contemporaneous takings to establish an economic development plan.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid8681223\charrsid4610521 Second, they maintain that the trial court misapplied eminent domain jurisprudence in analyzing the government\rquote s taking of Lot 237-3-2-1.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid8681223\charrsid4610521 Third, they argue that the trial court erred in holding that the taking of Lot 237-3-2-1 was for an improper purpose as it was not part of the original Agana Plan.}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid4605722\charrsid4610521 The Ilagans own}{\lang2057\langfe1033\langnp2057\insrsid4282029\charrsid4610521 an apartment building on Lots 238 and 237-3-2, and was in business before Lot 237-3-2-1 was condemned.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid4282029\charrsid4610521 SER at 92-94 (}{ \lang2057\langfe1033\langnp2057\insrsid5452856\charrsid4610521 Aff. }{\lang2057\langfe1033\langnp2057\insrsid4282029\charrsid4610521 of Artemio M. Ilagan, Dec. 15, 1999).}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid4605722\charrsid4610521 They contend}{\lang2057\langfe1033\langnp2057\insrsid4282029\charrsid4610521 that the condemnation resulted in the loss of five parking spaces, relocation of the apartment dumpster, and limited access to the upstairs units, which collectively reduced the rental income from the apartments.}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid15145117\charrsid4610521 Tr.}{\lang2057\langfe1033\langnp2057\insrsid4592665\charrsid4610521 at 103-05}{ \lang2057\langfe1033\langnp2057\insrsid15145117\charrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid4592665\charrsid4610521 (}{\lang2057\langfe1033\langnp2057\insrsid15145117\charrsid4610521 Bench Trial, Jan. 21, 2009}{ \lang2057\langfe1033\langnp2057\insrsid4282029\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid8681223\charrsid4610521 Before we address each claim of error, we must confront the threshold issue of whether the Ungactas have standing to appeal this case.}{\lang2057\langfe1033\langnp2057\insrsid11540563 \par }{\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }{\b\lang2057\langfe1033\langnp2057\insrsid15145117\charrsid4610521 A}{\b\lang2057\langfe1033\langnp2057\insrsid5655916\charrsid4610521 . Standing to Appeal}{\b\lang2057\langfe1033\langnp2057\insrsid5655916 \par }{\b\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }{\b\lang2057\langfe1033\langnp2057\insrsid4402196\charrsid4610521 [8]}{\lang2057\langfe1033\langnp2057\insrsid4402196\charrsid4610521 \tab }{\lang2057\langfe1033\langnp2057\insrsid12811644\charrsid4610521 Standing }{ \lang2057\langfe1033\langnp2057\insrsid1654694\charrsid4610521 was never raised by the trial court }{\lang2057\langfe1033\langnp2057\insrsid483348\charrsid4610521 because the}{\lang2057\langfe1033\langnp2057\insrsid1728401\charrsid4610521 Ungactas were indispensable parties to the condemnation proceedings}{\lang2057\langfe1033\langnp2057\insrsid5009563\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid483348\charrsid4610521 SER at 13 }{\lang2057\langfe1033\langnp2057\insrsid9987657\charrsid4610521 (Am. Answer to Supplemental Compl. and Countercl.}{\lang2057\langfe1033\langnp2057\insrsid483348\charrsid4610521 , Jun}{ \lang2057\langfe1033\langnp2057\insrsid15145117\charrsid4610521 e}{\lang2057\langfe1033\langnp2057\insrsid483348\charrsid4610521 25, 1985).}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid1928394\charrsid4610521 Although the Ungactas timely appealed the adverse judgment of the trial court}{\lang2057\langfe1033\langnp2057\insrsid1654694\charrsid4610521 , the government has decided not to }{\lang2057\langfe1033\langnp2057\insrsid13319750\charrsid4610521 challenge the judgment}{\lang2057\langfe1033\langnp2057\insrsid5790857\charrsid4610521 and did not file an appeal}{\lang2057\langfe1033\langnp2057\insrsid5009563\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid4605722\charrsid4610521 The Ilagans}{\lang2057\langfe1033\langnp2057\insrsid5009563\charrsid4610521 ,}{\lang2057\langfe1033\langnp2057\insrsid16276878\charrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid7302233\charrsid4610521 therefore}{\lang2057\langfe1033\langnp2057\insrsid5009563\charrsid4610521 ,}{\lang2057\langfe1033\langnp2057\insrsid7302233\charrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid1654694\charrsid4610521 cont}{\lang2057\langfe1033\langnp2057\insrsid8339028\charrsid4610521 end that because the government}{\lang2057\langfe1033\langnp2057\insrsid16276878\charrsid4610521 ,}{ \lang2057\langfe1033\langnp2057\insrsid8339028\charrsid4610521 as}{\lang2057\langfe1033\langnp2057\insrsid1654694\charrsid4610521 the sole }{\lang2057\langfe1033\langnp2057\insrsid8339028\charrsid4610521 party with eminent domain power}{ \lang2057\langfe1033\langnp2057\insrsid9721366\charrsid4610521 ,}{\lang2057\langfe1033\langnp2057\insrsid14444790\charrsid4610521 has not appealed, the }{\lang2057\langfe1033\langnp2057\insrsid1654694\charrsid4610521 Ungactas}{ \lang2057\langfe1033\langnp2057\insrsid14444790\charrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid9721366\charrsid4610521 lack}{\lang2057\langfe1033\langnp2057\insrsid2057084\charrsid4610521 standing to appeal}{ \lang2057\langfe1033\langnp2057\insrsid16276878\charrsid4610521 this case}{\lang2057\langfe1033\langnp2057\insrsid14444790\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid483348\charrsid4610521 Appellee\rquote s Br. at 22}{\lang2057\langfe1033\langnp2057\insrsid4592665\charrsid4610521 (Oct. 4, 2010)}{\lang2057\langfe1033\langnp2057\insrsid483348\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid1654694\charrsid4610521 We disagree. }{\lang2057\langfe1033\langnp2057\insrsid2057084 \par }{\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }{\b\lang2057\langfe1033\langnp2057\insrsid4402196\charrsid4610521 [9]}{\lang2057\langfe1033\langnp2057\insrsid4402196\charrsid4610521 \tab }{\lang2057\langfe1033\langnp2057\insrsid12547065\charrsid4610521 One of the}{ \lang2057\langfe1033\langnp2057\insrsid5250107\charrsid4610521 basic prerequisite}{\lang2057\langfe1033\langnp2057\insrsid12547065\charrsid4610521 s}{\lang2057\langfe1033\langnp2057\insrsid5250107\charrsid4610521 of appellate jurisdiction is that the appellant }{\lang2057\langfe1033\langnp2057\insrsid5009563\charrsid4610521 has standing to appeal. }{\i\lang2057\langfe1033\langnp2057\insrsid5250107\charrsid4610521 See}{ \cs15\i\lang2057\langfe1033\langnp2057\insrsid5250107\charrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid5250107\charrsid4610521 15A }{\lang2057\langfe1033\langnp2057\insrsid1200791\charrsid4610521 Charles Alan Wright, Arthur R. Miller & Edward H. Cooper}{\lang2057\langfe1033\langnp2057\insrsid5250107\charrsid4610521 , }{\cs15\i\lang2057\langfe1033\langnp2057\insrsid5250107\charrsid4610521 Federal Practice and Procedure}{ \lang2057\langfe1033\langnp2057\insrsid5250107\charrsid4610521 \'a7 3902 (}{\lang2057\langfe1033\langnp2057\insrsid14826770\charrsid4610521 2d ed.}{\lang2057\langfe1033\langnp2057\insrsid5250107\charrsid4610521 1992).}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid2456318\charrsid4610521 \'93Standing is a threshold jurisdictional matter.\'94}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \i\lang2057\langfe1033\langnp2057\insrsid2456318\charrsid4610521 Benavente v. Taitano}{\lang2057\langfe1033\langnp2057\insrsid2456318\charrsid4610521 , 2006 Guam 15 \'b6 14 (quoting }{\cs15\i\lang2057\langfe1033\langnp2057\insrsid2456318\charrsid4610521 Guam Imaging Consultants, Inc. v. Guam Mem'l Hosp. Auth.,}{\lang2057\langfe1033\langnp2057\insrsid2456318\charrsid4610521 2004 Guam 15 \'b6 17).}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid6977280\charrsid4610521 \'93The standing Article III require}{\lang2057\langfe1033\langnp2057\insrsid5790857\charrsid4610521 ment}{\lang2057\langfe1033\langnp2057\insrsid6977280\charrsid4610521 s must be met by persons seeking appellate review, just as it must be met by persons appearing in courts of first instance.\'94}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\i\lang2057\langfe1033\langnp2057\insrsid9987657\charrsid4610521 Arizonans for Official Engl. v. Arizona}{\lang2057\langfe1033\langnp2057\insrsid9987657\charrsid4610521 , 520 U.S. 43, 64 (1997) (citing }{\i\lang2057\langfe1033\langnp2057\insrsid9987657\charrsid4610521 Diamond v. Charles}{ \lang2057\langfe1033\langnp2057\insrsid9987657\charrsid4610521 , 476 U.S. 54, 62 (1986)); }{\i\lang2057\langfe1033\langnp2057\insrsid2456318\charrsid4610521 see also Benavente v. Taitano}{\lang2057\langfe1033\langnp2057\insrsid2456318\charrsid4610521 , 2006 Guam 15 \'b6 14}{\lang2057\langfe1033\langnp2057\insrsid6977280\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid6709125\charrsid4610521 In }{ \i\lang2057\langfe1033\langnp2057\insrsid6709125\charrsid4610521 Benavente}{\lang2057\langfe1033\langnp2057\insrsid6709125\charrsid4610521 , this court }{\lang2057\langfe1033\langnp2057\insrsid11814627\charrsid4610521 noted}{ \lang2057\langfe1033\langnp2057\insrsid71946\charrsid4610521 ,}{\lang2057\langfe1033\langnp2057\insrsid6709125\charrsid4610521 that \'93while we recog nize that Guam courts are not bound by Article III standing requirements, we do not reject such principles.\'94}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\i\lang2057\langfe1033\langnp2057\insrsid6709125\charrsid4610521 Benavente v. Taitano}{ \lang2057\langfe1033\langnp2057\insrsid6709125\charrsid4610521 , 2006 Guam 15 \'b6 17.}{\lang2057\langfe1033\langnp2057\insrsid6709125 \par }{\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\pnrauth1\pnrdate0\pnrnot1\adjustright\rin0\lin0\itap0\pararsid4610521 {\b\lang2057\langfe1033\langnp2057\insrsid4402196\charrsid4610521 [10]}{ \lang2057\langfe1033\langnp2057\insrsid4402196\charrsid4610521 \tab }{\lang2057\langfe1033\langnp2057\insrsid5250107\charrsid4610521 Although governed by substantially similar principles, the body of doctrine that governs standing to appeal as an appellant is distinct from that which controls standing}{\lang2057\langfe1033\langnp2057\insrsid5009563\charrsid4610521 to bring suit as a plaintiff.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \cs15\i\lang2057\langfe1033\langnp2057\insrsid5250107\charrsid4610521 See }{\i\lang2057\langfe1033\langnp2057\insrsid5250107\charrsid4610521 Knight v. State of Ala.}{\lang2057\langfe1033\langnp2057\insrsid5250107\charrsid4610521 , {\*\bkmkstart OLE_LINK7} {\*\bkmkstart OLE_LINK8}14 F.3d 1534{\*\bkmkend OLE_LINK7}{\*\bkmkend OLE_LINK8}, 1555 (11th Cir. 1994)}{\lang2057\langfe1033\langnp2057\insrsid6709125\charrsid4610521 ; }{\i\lang2057\langfe1033\langnp2057\insrsid6709125\charrsid4610521 see also Benavente v. Taitano}{\lang2057\langfe1033\langnp2057\insrsid6709125\charrsid4610521 , 2006 Guam 15 \'b6}{\lang2057\langfe1033\langnp2057\insrsid4786475\charrsid4610521 17}{\lang2057\langfe1033\langnp2057\insrsid5250107\charrsid4610521 .}{ \cs20\lang2057\langfe1033\langnp2057\insrsid4786475\charrsid4610521 \chftn {\footnote \pard\plain \qj \li0\ri0\sa120\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid6563760 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 { \fs20\insrsid3699284 \tab }{\cs20\fs20\super\insrsid3699284\charrsid8807091 \chftn }{\fs20\insrsid3699284\charrsid8807091 In }{\i\fs20\insrsid3699284\charrsid8807091 Benavente}{\fs20\insrsid3699284\charrsid8807091 , the court adopted the three elements of Article III standing articulated by the U.S. Supreme Court: \par }\pard \qj \li720\ri720\sa120\widctlpar\aspalpha\aspnum\faauto\adjustright\rin720\lin720\itap0\pararsid6563760 {\fs20\insrsid3699284\charrsid8807091 First, the plaintiff must have suffered an injur}{\fs20\insrsid3699284\charrsid10566052 y in fact-an invasion of a legally protected interest}{\fs20\insrsid3699284 }{\fs20\insrsid3699284\charrsid10566052 which is (a) co}{\fs20\insrsid3699284\charrsid9731376 ncrete and particulari zed, and (b) actual or imminent, not conjectural or hypothetical.}{\fs20\insrsid3699284 . . . }{\fs20\insrsid3699284\charrsid9731376 Second, there must be a causal connection between the injury and the conduct complained of-the injury has to be fairly } {\fs20\insrsid3699284 . . }{\fs20\insrsid3699284\charrsid9731376 . trace[able] to the challenged action of the defendant, and not }{\fs20\insrsid3699284 . . .}{\fs20\insrsid3699284\charrsid9731376 th[e] result [of] the independent action of some third party not before the court. Third, it must be likely, as opposed to merely speculative, that the injury will be redressed by a favorable decision. \par }\pard \qj \li0\ri0\sa120\widctlpar\aspalpha\aspnum\faauto\pnrdate0\pnrnot1\adjustright\rin0\lin0\itap0\pararsid6563760 {\i\fs20\insrsid3699284 Benavente, }{\fs20\insrsid3699284\charrsid11803240 2006 Guam 15}{\cs15\fs20\insrsid3699284\charrsid8807091 \'b6 15 (quoting }{\cs15\i\fs20\insrsid3699284\charrsid8807091 Lujan v. Defenders of Wildlife}{\cs15\fs20\insrsid3699284\charrsid12873654 ,}{\fs20\insrsid3699284\charrsid8807091 504 U.S. 555, 560-61 (1992) (citations, footnote, and quotation marks omitted).}{\fs20\insrsid3699284\charrsid9731376 }}}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid5250107\charrsid4610521 One of the main differences is that unlike standing to bring suit, which focuses on the injury caused by the underlying facts, standing to appeal focuses on the injury caused by the judgment.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid5250107\charrsid4610521 15A }{\lang2057\langfe1033\langnp2057\insrsid71946\charrsid4610521 Charles Alan Wright et al}{\lang2057\langfe1033\langnp2057\insrsid5250107\charrsid4610521 , }{ \cs15\i\lang2057\langfe1033\langnp2057\insrsid5250107\charrsid4610521 Federal Practice and Procedure}{\lang2057\langfe1033\langnp2057\insrsid5250107\charrsid4610521 \'a7 3902 (1992).}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid5250107\charrsid4610521 Only a party who is aggrieved by the judgment or order may pursue an appeal.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \i\lang2057\langfe1033\langnp2057\insrsid1993861\charrsid4610521 See }{\cs15\i\lang2057\langfe1033\langnp2057\insrsid12542728\charrsid4610521 Dairyland Ins. Co. v. Makover,}{\lang2057\langfe1033\langnp2057\insrsid12542728\charrsid4610521 654 F.2d 1120 , 1123 (5th Cir. 1981) (citing }{\cs15\i\lang2057\langfe1033\langnp2057\insrsid12542728\charrsid4610521 Goldstein v. Andresen & Co.,}{\lang2057\langfe1033\langnp2057\insrsid12542728\charrsid4610521 465 F.2d 972, 973 n.1 (5th Cir.1972).}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid5250107\charrsid4610521 Standing to appeal is granted \'93if the appellant can show an adverse effect of the judgment, and denied if no adverse effect can be shown. \'94}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid5250107\charrsid4610521 15A }{\lang2057\langfe1033\langnp2057\insrsid71946\charrsid4610521 Charles Alan Wright et al,}{ \lang2057\langfe1033\langnp2057\insrsid5250107\charrsid4610521 }{\cs15\i\lang2057\langfe1033\langnp2057\insrsid5250107\charrsid4610521 Federal Practice and Procedure}{\lang2057\langfe1033\langnp2057\insrsid5250107\charrsid4610521 \'a7 3902 (1992).}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid5250107\charrsid4610521 In cases involving multiple parties, \'93 a plaintiff or defendant does not have standing to appeal unless the party herself is adversely affected by the judgment, her claims or }{\cs36\lang2057\langfe1033\langnp2057\insrsid5250107\charrsid4610521 defenses are joint wi th those of a coparty who is directly injured, or she has standing to assert rights that nominally belong to her aggrieved coparty.\'94}{\cs36\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid5250107\charrsid4610521 Joan Steinman, }{\i\lang2057\langfe1033\langnp2057\insrsid5250107\charrsid4610521 Irregulars: The Appellate Rights of Persons Who Are Not Full-Fledged Parties}{\lang2057\langfe1033\langnp2057\insrsid5250107\charrsid4610521 , 39 Ga. L. Rev. 411 , 419 (2005).}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid5250107\charrsid4610521 Likewise, \'93a party may not appeal to protect the rights of others.\'94}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid9987657\charrsid4610521 15A }{\lang2057\langfe1033\langnp2057\insrsid71946\charrsid4610521 Charles Alan Wright et al,}{\lang2057\langfe1033\langnp2057\insrsid9987657\charrsid4610521 }{ \cs15\i\lang2057\langfe1033\langnp2057\insrsid9987657\charrsid4610521 Federal Practice and Procedure}{\lang2057\langfe1033\langnp2057\insrsid9987657\charrsid4610521 \'a7 3902 (1992).}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid14041224 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid4610521 {\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }{\b\lang2057\langfe1033\langnp2057\insrsid4402196\charrsid4610521 [11]}{\lang2057\langfe1033\langnp2057\insrsid4402196\charrsid4610521 \tab }{\lang2057\langfe1033\langnp2057\insrsid6292991\charrsid4610521 Furthermore, while i}{ \lang2057\langfe1033\langnp2057\insrsid1928394\charrsid4610521 t has been }{\lang2057\langfe1033\langnp2057\insrsid6235345\charrsid4610521 long }{\lang2057\langfe1033\langnp2057\insrsid1928394\charrsid4610521 recognized that \'93}{ \lang2057\langfe1033\langnp2057\insrsid4552723\charrsid4610521 \lquote }{\lang2057\langfe1033\langnp2057\insrsid7167824\charrsid4610521 where only one of several parties appeals from a judgment, the appeal includes only that portion of the judgment adverse to the appealing party}{\lang2057\langfe1033\langnp2057\insrsid946903\charrsid4610521 \rquote }{\lang2057\langfe1033\langnp2057\insrsid7167824\charrsid4610521 s interest}{\lang2057\langfe1033\langnp2057\insrsid6292991\charrsid4610521 ,}{\lang2057\langfe1033\langnp2057\insrsid4552723\charrsid4610521 \rquote }{\lang2057\langfe1033\langnp2057\insrsid16276878\charrsid4610521 \'94}{ \lang2057\langfe1033\langnp2057\insrsid6292991\charrsid4610521 this court recognizes the exception to that rule.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\i\lang2057\langfe1033\langnp2057\insrsid7167824\charrsid4610521 In re Application of Leon }{\i\lang2057\langfe1033\langnp2057\insrsid1331641\charrsid4610521 Guerrero}{\lang2057\langfe1033\langnp2057\insrsid7167824\charrsid4610521 , 2001 Guam 22, \'b6 25 (quoting }{\i\lang2057\langfe1033\langnp2057\insrsid13641389\charrsid4610521 Estate of McDill}{\lang2057\langfe1033\langnp2057\insrsid9443889\charrsid4610521 ,}{\lang2057\langfe1033\langnp2057\insrsid13641389\charrsid4610521 537 P.2d 874, 879-80 (}{\lang2057\langfe1033\langnp2057\insrsid9443889\charrsid4610521 Cal. }{ \lang2057\langfe1033\langnp2057\insrsid13641389\charrsid4610521 1975)}{\lang2057\langfe1033\langnp2057\insrsid7167824\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid6292991\charrsid4610521 Specifically, this court has affirmed the exception that: }{\lang2057\langfe1033\langnp2057\insrsid75780\charrsid4610521 \'93}{\lang2057\langfe1033\langnp2057\insrsid4552723\charrsid4610521 \lquote }{ \lang2057\langfe1033\langnp2057\insrsid794268\charrsid4610521 [W]here the part [of a judgment] appealed from is so interwoven an}{\lang2057\langfe1033\langnp2057\insrsid1993861\charrsid4610521 d connected with the remainder . . . }{ \lang2057\langfe1033\langnp2057\insrsid794268\charrsid4610521 th}{\lang2057\langfe1033\langnp2057\insrsid1993861\charrsid4610521 at the appeal from a part of it . . . }{\lang2057\langfe1033\langnp2057\insrsid794268\charrsid4610521 involve}{ \lang2057\langfe1033\langnp2057\insrsid1993861\charrsid4610521 s a consideration of the whole . . . }{\lang2057\langfe1033\langnp2057\insrsid794268\charrsid4610521 if a reversal is ordered it should extend to the entire judgment}{ \lang2057\langfe1033\langnp2057\insrsid5640902\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid4552723\charrsid4610521 \rquote }{\lang2057\langfe1033\langnp2057\insrsid5640902\charrsid4610521 \'94}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\i\lang2057\langfe1033\langnp2057\insrsid9987657\charrsid4610521 Id. }{\lang2057\langfe1033\langnp2057\insrsid9987657\charrsid4610521 at \'b6 27 (quoting }{\i\lang2057\langfe1033\langnp2057\insrsid9987657\charrsid4610521 Estate of McDill}{ \lang2057\langfe1033\langnp2057\insrsid9987657\charrsid4610521 , 537 P.2d 874, 879-80 }{\lang2057\langfe1033\langnp2057\insrsid9443889\charrsid4610521 (Cal. 1975)}{\lang2057\langfe1033\langnp2057\insrsid9987657\charrsid4610521 ).}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid2057084\charrsid4610521 Other ju}{\lang2057\langfe1033\langnp2057\insrsid12062314\charrsid4610521 risdictions have similarly held }{ \lang2057\langfe1033\langnp2057\insrsid2057084\charrsid4610521 that \'93}{\lang2057\langfe1033\langnp2057\insrsid12062314\charrsid4610521 [when]}{\lang2057\langfe1033\langnp2057\insrsid2057084\charrsid4610521 the interests of the non-appeali ng party are so commingled with those of the appealing parties as to be inseparable, an appellate court may reverse the lower court\rquote s decision}{\lang2057\langfe1033\langnp2057\insrsid794268\charrsid4610521 as to the non-appealing party.\'94}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\i\lang2057\langfe1033\langnp2057\insrsid2057084\charrsid4610521 Shelter Mut. Ins. Co. v. Briggs}{\lang2057\langfe1033\langnp2057\insrsid2057084\charrsid4610521 , 793 S.W.2d 862, 864 (Mo.}{ \lang2057\langfe1033\langnp2057\insrsid5444680\charrsid4610521 1990); }{\i\lang2057\langfe1033\langnp2057\insrsid5444680\charrsid4610521 see also }{\cs15\i\lang2057\langfe1033\langnp2057\insrsid794268\charrsid4610521 Gino's Pizza of E. Hartford, Inc. v. Kaplan}{\cs15\lang2057\langfe1033\langnp2057\insrsid794268\charrsid4610521 ,}{\lang2057\langfe1033\langnp2057\insrsid794268\charrsid4610521 475 A.2d 305, 309 (Conn. 1984) (allowing a third-party defendant to assert on appeal claims of error in the main case even though the defendant/third-party plaintiff did not appeal from that judgment); }{ \cs15\i\lang2057\langfe1033\langnp2057\insrsid794268\charrsid4610521 Kuhn v. Kuhn}{\cs15\lang2057\langfe1033\langnp2057\insrsid794268\charrsid4610521 ,}{\lang2057\langfe1033\langnp2057\insrsid794268\charrsid4610521 301 N.W.2d 148, 151-52 (N.D. 1981) (recognizing that there is an exception to the rule that a non-appealing party is bound by the decision of the lower court); }{\i\lang2057\langfe1033\langnp2057\insrsid9987657\charrsid4610521 State ex rel. LTV Steel Co. v. Gwin}{\lang2057\langfe1033\langnp2057\insrsid9987657\charrsid4610521 , 594 N.E.2d 616, 621 (Ohio 1992) }{\lang2057\langfe1033\langnp2057\insrsid5444680\charrsid4610521 (\'93[T]he interests of t wo parties may be so inseparable that if one party prevails on appeal and the other party does not appeal at all, the appealing party could be denied the fruits of its success unless relief is extended to the nonappealing party. }{ \lang2057\langfe1033\langnp2057\insrsid16201236\charrsid4610521 . . .}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid5444680\charrsid4610521 [We] acknowledged a court of appeals\rquote power to protect a prevailing appellant\rquote s interests by providing a windfall to a nonappealing coparty}{\lang2057\langfe1033\langnp2057\insrsid16201236\charrsid4610521 . . . .}{\lang2057\langfe1033\langnp2057\insrsid1331641\charrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid5444680\charrsid4610521 \'94}{\lang2057\langfe1033\langnp2057\insrsid8526822\charrsid4610521 )}{\lang2057\langfe1033\langnp2057\insrsid794268\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid4552723\charrsid4610521 As a California Court of Appeal remarked:}{\lang2057\langfe1033\langnp2057\insrsid4552723 \par }{\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid4610521 {\lang2057\langfe1033\langnp2057\insrsid4552723\charrsid4610521 Parties have standing to appeal only if legally aggrieved by the judgment or order appealed from. A party is considered legally aggrieved such that he or she has standing to appeal only if his or her rights or interests are injuriously affected by the judgment. Further, the rights or interests injuriously affected must be immediate, pe cuniary, and substantial and not nominal or a remote consequence of the judgment.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid4552723\charrsid4610521 Thus, a party may not take an appeal based upon an error that injuriously affects only a nonappealing third party.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid4552723 \par }{\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid4610521 {\i\lang2057\langfe1033\langnp2057\insrsid9987657\charrsid4610521 Bratcher v. Buckner}{\lang2057\langfe1033\langnp2057\insrsid9987657\charrsid4610521 , 109 Cal. Rptr. 2d 534, 538 (Cal. Ct. App. 2001) (citations and internal quotations omitted).}{\lang2057\langfe1033\langnp2057\insrsid5643490 \par }{\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }{\b\lang2057\langfe1033\langnp2057\insrsid1331641\charrsid4610521 [12]}{\lang2057\langfe1033\langnp2057\insrsid1331641\charrsid4610521 \tab }{\lang2057\langfe1033\langnp2057\insrsid6691387\charrsid4610521 In this case, the Ungactas have standing to appeal from the trial court\rquote s judgment.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid6691387\charrsid4610521 The judgment is adverse to the Ungactas insofar as }{\lang2057\langfe1033\langnp2057\insrsid5250107\charrsid4610521 it deprives them of }{\lang2057\langfe1033\langnp2057\insrsid7412476\charrsid4610521 their}{ \lang2057\langfe1033\langnp2057\insrsid5250107\charrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid12547065\charrsid4610521 righ}{\lang2057\langfe1033\langnp2057\insrsid9922252\charrsid4610521 t and interest}{ \lang2057\langfe1033\langnp2057\insrsid12547065\charrsid4610521 to enjoy the land that they purchased from the government}{\lang2057\langfe1033\langnp2057\insrsid5250107\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid2820216\charrsid4610521 Stated another way, the Ungactas have been aggrieved because the trial court\rquote s judgment terminated the Ungactas\rquote legally protected interest in Lot 237-3-2-1.}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid9987657\charrsid4610521 Under 21 GCA \'a7 25101}{\lang2057\langfe1033\langnp2057\insrsid8414917\charrsid4610521 ,}{ \lang2057\langfe1033\langnp2057\insrsid2820216\charrsid4610521 \'93[a]n action may be brought by any person against another who claims an estate or interest in real or personal property, adverse to him, for the purpose of determi}{ \lang2057\langfe1033\langnp2057\insrsid9987657\charrsid4610521 ning such adverse claim. . . .\'94}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid7877375\charrsid4610521 21 GCA \'a7 25101 (2005).}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid10422171\charrsid4610521 Engracia}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid13136116\charrsid4610521 purchased Lot 237-3-2-1 }{\lang2057\langfe1033\langnp2057\insrsid4874319\charrsid4610521 for $9,744.00 }{\lang2057\langfe1033\langnp2057\insrsid13136116\charrsid4610521 after }{\lang2057\langfe1033\langnp2057\insrsid10504035\charrsid4610521 the government condemned it}{\lang2057\langfe1033\langnp2057\insrsid13136116\charrsid4610521 pursuant to the Agana Plan}{\lang2057\langfe1033\langnp2057\insrsid794268\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid4874319\charrsid4610521 Furthermore, }{\lang2057\langfe1033\langnp2057\insrsid8543293\charrsid4610521 Public Law 16-118 authorized the sale of Lot}{\lang2057\langfe1033\langnp2057\insrsid794268\charrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid9987657\charrsid4610521 237-3-2-1 to Engracia.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid9987657\charrsid4610521 S}{ \lang2057\langfe1033\langnp2057\insrsid4874319\charrsid4610521 ER at 4 (Supplemen}{\lang2057\langfe1033\langnp2057\insrsid794268\charrsid4610521 tal Compl}{\lang2057\langfe1033\langnp2057\insrsid15597915\charrsid4610521 .}{ \lang2057\langfe1033\langnp2057\insrsid794268\charrsid4610521 ).}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid669223\charrsid4610521 Indeed, Lot 237-3-2-1 is r}{ \lang2057\langfe1033\langnp2057\insrsid794268\charrsid4610521 egistered to Engracia.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid10504035\charrsid4610521 By purchasing Lot 237-3-2-1}{ \lang2057\langfe1033\langnp2057\insrsid13136116\charrsid4610521 , the Ungactas}{\lang2057\langfe1033\langnp2057\insrsid5403160\charrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid13136116\charrsid4610521 have a claim of ownership to }{ \lang2057\langfe1033\langnp2057\insrsid8414917\charrsid4610521 the land}{\lang2057\langfe1033\langnp2057\insrsid13136116\charrsid4610521 , an interest }{\lang2057\langfe1033\langnp2057\insrsid8543293\charrsid4610521 legally }{ \lang2057\langfe1033\langnp2057\insrsid13136116\charrsid4610521 protected by 21 }{\lang2057\langfe1033\langnp2057\insrsid6244359\charrsid4610521 GCA}{\lang2057\langfe1033\langnp2057\insrsid5403160\charrsid4610521 \'a7 }{ \lang2057\langfe1033\langnp2057\insrsid5009563\charrsid4610521 25101}{\lang2057\langfe1033\langnp2057\insrsid794268\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid13136116\charrsid4610521 The trial court\rquote s decision to invalidate the initial taking had the effect of terminating the Ungactas\rquote inte}{\lang2057\langfe1033\langnp2057\insrsid15935642\charrsid4610521 rest in the land, thereby }{ \lang2057\langfe1033\langnp2057\insrsid794268\charrsid4610521 directly }{\lang2057\langfe1033\langnp2057\insrsid15935642\charrsid4610521 injur}{\lang2057\langfe1033\langnp2057\insrsid13136116\charrsid4610521 ing }{ \lang2057\langfe1033\langnp2057\insrsid8414917\charrsid4610521 the}{\lang2057\langfe1033\langnp2057\insrsid7356150\charrsid4610521 m}{\lang2057\langfe1033\langnp2057\insrsid8414917\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid10383285\charrsid4610521 Moreover}{\lang2057\langfe1033\langnp2057\insrsid8414917\charrsid4610521 ,}{\lang2057\langfe1033\langnp2057\insrsid10753792\charrsid4610521 the Ungactas\rquote interest in Lot No. 237-3-2-1 are intertwined and not severable from the }{\lang2057\langfe1033\langnp2057\insrsid794268\charrsid4610521 government\rquote s interest.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid10753792\charrsid4610521 The condemnation was initiated}{\lang2057\langfe1033\langnp2057\insrsid10504035\charrsid4610521 when Engracia, as the majority }{ \lang2057\langfe1033\langnp2057\insrsid15935642\charrsid4610521 landowner of Lot 35}{\lang2057\langfe1033\langnp2057\insrsid1577441\charrsid4610521 , in }{\lang2057\langfe1033\langnp2057\insrsid8406715\charrsid4610521 Block 10,}{ \lang2057\langfe1033\langnp2057\insrsid13052591\charrsid4610521 exercised her option}{\lang2057\langfe1033\langnp2057\insrsid8543293\charrsid4610521 under the }{\lang2057\langfe1033\langnp2057\insrsid4609449\charrsid4610521 Rule s & Regulations of the Agana Plan}{\lang2057\langfe1033\langnp2057\insrsid13052591\charrsid4610521 to purchase}{\lang2057\langfe1033\langnp2057\insrsid669223\charrsid4610521 the contiguous Lot 237-3-2-1}{ \lang2057\langfe1033\langnp2057\insrsid794268\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid13052591\charrsid4610521 \-\-\-\-\-\-\-\-\-\-\-\-}{ \lang2057\langfe1033\langnp2057\insrsid8543293\charrsid4610521 In allowing for such sale, the government achieved its own interest of consolidating two oddly shaped lots}{\lang2057\langfe1033\langnp2057\insrsid5403160\charrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid8543293\charrsid4610521 into a geometric blo}{\lang2057\langfe1033\langnp2057\insrsid9332384\charrsid4610521 ck.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid15081785\charrsid4610521 We }{\lang2057\langfe1033\langnp2057\insrsid794268\charrsid4610521 also acknowledge}{\lang2057\langfe1033\langnp2057\insrsid15081785\charrsid4610521 that the government caused the Ungactas \rquote property to become landlocked when it }{\lang2057\langfe1033\langnp2057\insrsid5638826\charrsid4610521 partially implemented}{\lang2057\langfe1033\langnp2057\insrsid15081785\charrsid4610521 the Agana Plan and condemned Legaspi }{ \lang2057\langfe1033\langnp2057\insrsid5403160\charrsid4610521 S}{\lang2057\langfe1033\langnp2057\insrsid15081785\charrsid4610521 treet}{\lang2057\langfe1033\langnp2057\insrsid794268\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid10383285\charrsid4610521 Because }{\lang2057\langfe1033\langnp2057\insrsid7353495\charrsid4610521 the ultimate goal of the Agana Plan}{\lang2057\langfe1033\langnp2057\insrsid10383285\charrsid4610521 was to }{ \lang2057\langfe1033\langnp2057\insrsid5638826\charrsid4610521 promote the economic development of Guam, }{\lang2057\langfe1033\langnp2057\insrsid9332384\charrsid4610521 which includes}{\lang2057\langfe1033\langnp2057\insrsid5638826\charrsid4610521 providing public access to all properties,}{\lang2057\langfe1033\langnp2057\insrsid5779520\charrsid4610521 the}{\lang2057\langfe1033\langnp2057\insrsid5638826\charrsid4610521 taking of Lot 237-3-2-1}{ \lang2057\langfe1033\langnp2057\insrsid10383285\charrsid4610521 was a clear }{\lang2057\langfe1033\langnp2057\insrsid5638826\charrsid4610521 government interest.}{\lang2057\langfe1033\langnp2057\insrsid12656657\charrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid9772702 \par }{\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }{\b\lang2057\langfe1033\langnp2057\insrsid11798973\charrsid4610521 [13]}{\lang2057\langfe1033\langnp2057\insrsid11798973\charrsid4610521 \tab }{\lang2057\langfe1033\langnp2057\insrsid664143\charrsid4610521 I}{ \lang2057\langfe1033\langnp2057\insrsid6579161\charrsid4610521 n rebuttal, }{\lang2057\langfe1033\langnp2057\insrsid4605722\charrsid4610521 the Ilagans}{\lang2057\langfe1033\langnp2057\insrsid14444790\charrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid4605722\charrsid4610521 maintain}{\lang2057\langfe1033\langnp2057\insrsid14444790\charrsid4610521 that no benefit would inure to the government because the latter would suffer s erious financial harm if the judgment is reversed and the condemnation is found valid}{\lang2057\langfe1033\langnp2057\insrsid5779520\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid14293546\charrsid4610521 We decline to address }{\lang2057\langfe1033\langnp2057\insrsid10432132\charrsid4610521 this argument because the trial court did not determine whether the compensation of $9,744.00}{ \lang2057\langfe1033\langnp2057\insrsid8807091\charrsid4610521 already}{\lang2057\langfe1033\langnp2057\insrsid10432132\charrsid4610521 given for the property was just. }{\lang2057\langfe1033\langnp2057\insrsid15081785\charrsid4610521 As such, th e Ungactas }{\lang2057\langfe1033\langnp2057\insrsid10422171\charrsid4610521 have standing to pursue this appeal.}{\lang2057\langfe1033\langnp2057\insrsid1136095 \par }{\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }{\b\lang2057\langfe1033\langnp2057\insrsid9116873\charrsid4610521 B}{\b\lang2057\langfe1033\langnp2057\insrsid4541143\charrsid4610521 .}{\b\lang2057\langfe1033\langnp2057\insrsid4610521 }{\b\lang2057\langfe1033\langnp2057\insrsid4541143\charrsid4610521 Fifth Amendment and the Public Use Doctrine}{\b\lang2057\langfe1033\langnp2057\insrsid4541143 \par }{\b\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }{\b\lang2057\langfe1033\langnp2057\insrsid11798973\charrsid4610521 [14]}{\lang2057\langfe1033\langnp2057\insrsid11798973\charrsid4610521 \tab }{\lang2057\langfe1033\langnp2057\insrsid12062314\charrsid4610521 W}{ \lang2057\langfe1033\langnp2057\insrsid14576944\charrsid4610521 e }{\lang2057\langfe1033\langnp2057\insrsid10712778\charrsid4610521 next address }{\lang2057\langfe1033\langnp2057\insrsid2839296\charrsid4610521 the }{ \lang2057\langfe1033\langnp2057\insrsid4070560\charrsid4610521 principal}{\lang2057\langfe1033\langnp2057\insrsid2839296\charrsid4610521 issue}{\lang2057\langfe1033\langnp2057\insrsid15011392\charrsid4610521 of whether }{ \lang2057\langfe1033\langnp2057\insrsid10712778\charrsid4610521 the }{\lang2057\langfe1033\langnp2057\insrsid6029682\charrsid4610521 government\rquote s taking }{\lang2057\langfe1033\langnp2057\insrsid10712778\charrsid4610521 of Lot No. 237-3-2-1 }{ \lang2057\langfe1033\langnp2057\insrsid7887325\charrsid4610521 was valid.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid8608040\charrsid4610521 B}{\lang2057\langfe1033\langnp2057\insrsid16453779\charrsid4610521 ecause }{\lang2057\langfe1033\langnp2057\insrsid988302\charrsid4610521 the}{\lang2057\langfe1033\langnp2057\insrsid2839296\charrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid16347907\charrsid4610521 taking of Lot No. 237-3-2-1 }{ \lang2057\langfe1033\langnp2057\insrsid7887325\charrsid4610521 occurred }{\lang2057\langfe1033\langnp2057\insrsid1054580\charrsid4610521 many}{\lang2057\langfe1033\langnp2057\insrsid2839296\charrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid14372142\charrsid4610521 years after }{\lang2057\langfe1033\langnp2057\insrsid7887325\charrsid4610521 the government\rquote s last known }{\lang2057\langfe1033\langnp2057\insrsid12614657\charrsid4610521 condemnation proceeding}{\lang2057\langfe1033\langnp2057\insrsid14372142\charrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid2839296\charrsid4610521 under the Agana Plan}{\lang2057\langfe1033\langnp2057\insrsid16347907\charrsid4610521 ,}{ \lang2057\langfe1033\langnp2057\insrsid988302\charrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid8608040\charrsid4610521 the trial court found that }{\lang2057\langfe1033\langnp2057\insrsid988302\charrsid4610521 the taking }{ \lang2057\langfe1033\langnp2057\insrsid14165332\charrsid4610521 was not }{\lang2057\langfe1033\langnp2057\insrsid1054580\charrsid4610521 commenced a}{\lang2057\langfe1033\langnp2057\insrsid16453779\charrsid4610521 s part }{ \lang2057\langfe1033\langnp2057\insrsid9332384\charrsid4610521 of the Agana Plan and was, therefore, }{\lang2057\langfe1033\langnp2057\insrsid7887325\charrsid4610521 improper}{\lang2057\langfe1033\langnp2057\insrsid8089602\charrsid4610521 .}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid4595673\charrsid4610521 The trial court observed that \'93[t]here {\*\bkmkstart OLE_LINK10}{\*\bkmkstart OLE_LINK11} were no other contemporaneous takings of land in the neighborhood{\*\bkmkend OLE_LINK10}{\*\bkmkend OLE_LINK11} \lquote despite clear evidence that such takings would be required if the Agana Plan were in fact being followed.\rquote \'94}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid8593651\charrsid4610521 ER at 56 (Finds. Fact & Conc. L.).}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid14165332\charrsid4610521 On appeal, }{\lang2057\langfe1033\langnp2057\insrsid4013787\charrsid4610521 the Ungactas}{\lang2057\langfe1033\langnp2057\insrsid14165332\charrsid4610521 argue that the trial court erred in suggesting that case law precedent required multiple contemporaneous takings in order to constitute }{\lang2057\langfe1033\langnp2057\insrsid2113095\charrsid4610521 a valid}{ \lang2057\langfe1033\langnp2057\insrsid1905355\charrsid4610521 economic development under the Public Use Clause of F}{\lang2057\langfe1033\langnp2057\insrsid5779520\charrsid4610521 ifth Amendment.}{ \lang2057\langfe1033\langnp2057\insrsid12062314\charrsid4610521 Appellant\rquote s Br. at }{\lang2057\langfe1033\langnp2057\insrsid4458749\charrsid4610521 8-11}{\lang2057\langfe1033\langnp2057\insrsid3699284\charrsid4610521 (Sept. 14, 2010)}{ \lang2057\langfe1033\langnp2057\insrsid4458749\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid6029682 \par }{\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }{\b\lang2057\langfe1033\langnp2057\insrsid11798973\charrsid4610521 [15]}{\lang2057\langfe1033\langnp2057\insrsid11798973\charrsid4610521 \tab }{\lang2057\langfe1033\langnp2057\insrsid14288305\charrsid4610521 The power of the government to take private property is }{\lang2057\langfe1033\langnp2057\insrsid8593651\charrsid4610521 stated}{\lang2057\langfe1033\langnp2057\insrsid14288305\charrsid4610521 in the }{ \lang2057\langfe1033\langnp2057\insrsid3606334\charrsid4610521 Takings Clause of the Fifth Amendment}{\lang2057\langfe1033\langnp2057\insrsid2850807\charrsid4610521 , which }{\lang2057\langfe1033\langnp2057\insrsid8593651\charrsid4610521 provides,}{ \lang2057\langfe1033\langnp2057\insrsid3606334\charrsid4610521 \'93nor shall private property be taken for public use, without just compensation.\'94}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid153382\charrsid4610521 {\*\bkmkstart OLE_LINK5}{\*\bkmkstart OLE_LINK6}U.S. Const. amend. V{\*\bkmkend OLE_LINK5}{\*\bkmkend OLE_LINK6}.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid5584325\charrsid4610521 This clause of the Fifth Amendment has }{\lang2057\langfe1033\langnp2057\insrsid3566388\charrsid4610521 been}{\lang2057\langfe1033\langnp2057\insrsid5584325\charrsid4610521 incorporated}{ \lang2057\langfe1033\langnp2057\insrsid3566388\charrsid4610521 into the Fourteenth Amendment and is, therefore, binding on state and local governments}{\lang2057\langfe1033\langnp2057\insrsid5584325\charrsid4610521 .}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\i\lang2057\langfe1033\langnp2057\insrsid153382\charrsid4610521 See, e.g.}{\lang2057\langfe1033\langnp2057\insrsid153382\charrsid4610521 , }{\i\lang2057\langfe1033\langnp2057\insrsid153382\charrsid4610521 Chicago, B. & Q.R. Co. v. City of Chi.}{\lang2057\langfe1033\langnp2057\insrsid153382\charrsid4610521 , 166 U.S. 226, 239 (1897).}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid153382\charrsid4610521 The Fifth Amendment has also been incorporated to apply against Guam through 48 U.S.C.}{\lang2057\langfe1033\langnp2057\insrsid11798973\charrsid4610521 A,}{\lang2057\langfe1033\langnp2057\insrsid153382\charrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid8534951\charrsid4610521 \'a7}{\lang2057\langfe1033\langnp2057\insrsid153382\charrsid4610521 1421}{\lang2057\langfe1033\langnp2057\insrsid8534951\charrsid4610521 (}{ \lang2057\langfe1033\langnp2057\insrsid153382\charrsid4610521 b}{\lang2057\langfe1033\langnp2057\insrsid8534951\charrsid4610521 )}{\lang2057\langfe1033\langnp2057\insrsid3699284\charrsid4610521 (u) (West)}{ \lang2057\langfe1033\langnp2057\insrsid8534951\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid2174977\charrsid4610521 While courts have long recognized {\*\bkmkstart OLE_LINK3}that the }{ \lang2057\langfe1033\langnp2057\insrsid5203281\charrsid4610521 sovereign\rquote s }{\lang2057\langfe1033\langnp2057\insrsid2174977\charrsid4610521 power of eminent domain is inherent}{\lang2057\langfe1033\langnp2057\insrsid6323586\charrsid4610521 , }{ \lang2057\langfe1033\langnp2057\insrsid2174977\charrsid4610521 necessary}{\lang2057\langfe1033\langnp2057\insrsid6323586\charrsid4610521 , and sweepingly broad}{\lang2057\langfe1033\langnp2057\insrsid2174977\charrsid4610521 , such power}{ \lang2057\langfe1033\langnp2057\insrsid1054580\charrsid4610521 is not without }{\lang2057\langfe1033\langnp2057\insrsid12857296\charrsid4610521 limits}{\lang2057\langfe1033\langnp2057\insrsid1054580\charrsid4610521 {\*\bkmkend OLE_LINK3}.}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\i\lang2057\langfe1033\langnp2057\insrsid5246376\charrsid4610521 See }{\i\lang2057\langfe1033\langnp2057\insrsid6691387\charrsid4610521 Norwood v. Horney}{ \lang2057\langfe1033\langnp2057\insrsid6691387\charrsid4610521 , 853 N.E.2d 1115, 1129}{\lang2057\langfe1033\langnp2057\insrsid7343398\charrsid4610521 (Ohio 2006)}{\lang2057\langfe1033\langnp2057\insrsid6691387\charrsid4610521 .}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid1054580\charrsid4610521 As an important }{\lang2057\langfe1033\langnp2057\insrsid15430307\charrsid4610521 check}{ \lang2057\langfe1033\langnp2057\insrsid2174977\charrsid4610521 on government power, }{\lang2057\langfe1033\langnp2057\insrsid2850807\charrsid4610521 t}{\lang2057\langfe1033\langnp2057\insrsid3606334\charrsid4610521 he Fifth Amendment}{ \lang2057\langfe1033\langnp2057\insrsid2174977\charrsid4610521 ensure}{\lang2057\langfe1033\langnp2057\insrsid16347907\charrsid4610521 s}{\lang2057\langfe1033\langnp2057\insrsid2174977\charrsid4610521 that \'93one person}{ \lang2057\langfe1033\langnp2057\insrsid7356150\charrsid4610521 \rquote }{\lang2057\langfe1033\langnp2057\insrsid2174977\charrsid4610521 s property may not be taken for the benefit of another private person without a justifying public purpose, even though compensation be paid.\'94}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\cs15\i\lang2057\langfe1033\langnp2057\insrsid153382\charrsid4610521 Thompson v. Consol. Gas Utils. Corp.}{ \cs15\lang2057\langfe1033\langnp2057\insrsid153382\charrsid4610521 ,}{\lang2057\langfe1033\langnp2057\insrsid153382\charrsid4610521 300 U.S. 55, 80 (1937); }{\cs15\i\lang2057\langfe1033\langnp2057\insrsid153382\charrsid4610521 see also Haw. Hous. Auth. v. Midkiff}{\cs15\lang2057\langfe1033\langnp2057\insrsid153382\charrsid4610521 ,}{\lang2057\langfe1033\langnp2057\insrsid153382\charrsid4610521 467 U.S. 229, 245 (1984) }{\lang2057\langfe1033\langnp2057\insrsid2174977\charrsid4610521 (\'93 A purely private taking could not withstand the scrutiny of the public use requirement; it would serve no legitimate purpose of government and would thus be void.\'94).}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid2850807\charrsid4610521 The}{\lang2057\langfe1033\langnp2057\insrsid14048380\charrsid4610521 Takings Clause }{\lang2057\langfe1033\langnp2057\insrsid6691387\charrsid4610521 guarantees}{ \lang2057\langfe1033\langnp2057\insrsid14048380\charrsid4610521 that the state has power to condemn private property, but conditions the exercise of that authority upon fulfillment}{\lang2057\langfe1033\langnp2057\insrsid5246376\charrsid4610521 of two concurring principles: }{\lang2057\langfe1033\langnp2057\insrsid14048380\charrsid4610521 that the taking is for a \'93public use\'94 and that \'93just compensation\'94 is paid to the property owner}{ \lang2057\langfe1033\langnp2057\insrsid2850807\charrsid4610521 . }{\cs15\i\lang2057\langfe1033\langnp2057\insrsid11953546\charrsid4610521 See Norwood}{\lang2057\langfe1033\langnp2057\insrsid11953546\charrsid4610521 , 853 N.E.2d }{ \lang2057\langfe1033\langnp2057\insrsid5246376\charrsid4610521 at}{\lang2057\langfe1033\langnp2057\insrsid11953546\charrsid4610521 1129}{\lang2057\langfe1033\langnp2057\insrsid5246376\charrsid4610521 -30}{ \lang2057\langfe1033\langnp2057\insrsid11953546\charrsid4610521 ; }{\cs15\i\lang2057\langfe1033\langnp2057\insrsid11953546\charrsid4610521 see also }{\cs15\i\lang2057\langfe1033\langnp2057\insrsid6323586\charrsid4610521 Kelo}{ \cs15\i\lang2057\langfe1033\langnp2057\insrsid2951153\charrsid4610521 v. City of New London}{\cs41\lang2057\langfe1033\langnp2057\insrsid6323586\charrsid4610521 ,}{\lang2057\langfe1033\langnp2057\insrsid2951153\charrsid4610521 545 U.S. 469, 477 (2005)}{ \lang2057\langfe1033\langnp2057\insrsid6323586\charrsid4610521 ; }{\cs15\i\lang2057\langfe1033\langnp2057\insrsid153382\charrsid4610521 Brown v. Legal Found. of Wash.}{\lang2057\langfe1033\langnp2057\insrsid153382\charrsid4610521 , 538 U.S. 216, 231-32 (2003).}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid11953546\charrsid4610521 Like many eminent domain cases, the }{\lang2057\langfe1033\langnp2057\insrsid7031227\charrsid4610521 issue before this court is whether the particular taking satisfies the \'93public use\'94 doctrine.}{\lang2057\langfe1033\langnp2057\insrsid11953546\charrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid11953546 \par }{\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }{\b\lang2057\langfe1033\langnp2057\insrsid7809191\charrsid4610521 [16]}{\lang2057\langfe1033\langnp2057\insrsid7809191\charrsid4610521 \tab }{\lang2057\langfe1033\langnp2057\insrsid14288305\charrsid4610521 Traditionally, }{ \lang2057\langfe1033\langnp2057\insrsid11953546\charrsid4610521 the term }{\lang2057\langfe1033\langnp2057\insrsid11884749\charrsid4610521 \'93}{\lang2057\langfe1033\langnp2057\insrsid14288305\charrsid4610521 public use}{ \lang2057\langfe1033\langnp2057\insrsid11884749\charrsid4610521 \'94}{\lang2057\langfe1033\langnp2057\insrsid14288305\charrsid4610521 was strictly construed and satisfied only when the government maintains ownership of the land and utilizes it to promote the general welfare of the public.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \i\lang2057\langfe1033\langnp2057\insrsid153382\charrsid4610521 See, e.g.,}{\lang2057\langfe1033\langnp2057\insrsid153382\charrsid4610521 }{\cs15\i\lang2057\langfe1033\langnp2057\insrsid153382\charrsid4610521 Gaylord v. Sanitary Dist. of Chi.}{ \lang2057\langfe1033\langnp2057\insrsid153382\charrsid4610521 , 68 N.E. 522, 524-25 (Ill. 1903); }{\cs15\i\lang2057\langfe1033\langnp2057\insrsid153382\charrsid4610521 Jacobs v. Clearview Water Supply Co.}{ \lang2057\langfe1033\langnp2057\insrsid153382\charrsid4610521 , 69 A. 870, 872 (Pa. 1908).}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid14048380\charrsid4610521 As }{ \lang2057\langfe1033\langnp2057\insrsid7356150\charrsid4610521 the }{\lang2057\langfe1033\langnp2057\insrsid14048380\charrsid4610521 eminent domain doctrine developed over the years, the concept of \'93public use\'94 has become malleable, elusive and often confusing to attorneys and jurists}{\lang2057\langfe1033\langnp2057\insrsid5203281\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \i\lang2057\langfe1033\langnp2057\insrsid153382\charrsid4610521 Norwood}{\lang2057\langfe1033\langnp2057\insrsid153382\charrsid4610521 , 853 N.E.2d at 1131.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid15011392\charrsid4610521 Modernly, courts have broadened the definition of }{\lang2057\langfe1033\langnp2057\insrsid8608040\charrsid4610521 \'93}{\lang2057\langfe1033\langnp2057\insrsid15011392\charrsid4610521 public use}{\lang2057\langfe1033\langnp2057\insrsid8608040\charrsid4610521 \'94}{\lang2057\langfe1033\langnp2057\insrsid15011392\charrsid4610521 to include any \'93public purpose\'94 and have upheld takin}{ \lang2057\langfe1033\langnp2057\insrsid7676818\charrsid4610521 gs under the guise of economic }{\lang2057\langfe1033\langnp2057\insrsid15011392\charrsid4610521 development in which the subsequent owner of the private property condemned by the governme}{ \lang2057\langfe1033\langnp2057\insrsid2951153\charrsid4610521 nt is another private property.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\i\lang2057\langfe1033\langnp2057\insrsid15011392\charrsid4610521 See, e.g.}{ \lang2057\langfe1033\langnp2057\insrsid15011392\charrsid4610521 , }{\i\lang2057\langfe1033\langnp2057\insrsid15011392\charrsid4610521 Kelo}{\lang2057\langfe1033\langnp2057\insrsid15011392\charrsid4610521 , 545 U.S. }{ \lang2057\langfe1033\langnp2057\insrsid2951153\charrsid4610521 at 480-84}{\lang2057\langfe1033\langnp2057\insrsid15011392\charrsid4610521 ; }{\i\lang2057\langfe1033\langnp2057\insrsid15011392\charrsid4610521 Midkiff}{ \lang2057\langfe1033\langnp2057\insrsid15011392\charrsid4610521 , 467 U.S. }{\lang2057\langfe1033\langnp2057\insrsid2951153\charrsid4610521 at 241-42}{\lang2057\langfe1033\langnp2057\insrsid15011392\charrsid4610521 ; }{ \i\lang2057\langfe1033\langnp2057\insrsid15011392\charrsid4610521 Berman v. Parker}{\lang2057\langfe1033\langnp2057\insrsid9395578\charrsid4610521 , 348 U.S. 26}{\lang2057\langfe1033\langnp2057\insrsid2951153\charrsid4610521 , 32-34}{ \lang2057\langfe1033\langnp2057\insrsid9395578\charrsid4610521 (1954).}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid423300\charrsid4610521 In the seminal case }{ \lang2057\langfe1033\langnp2057\insrsid16345670\charrsid4610521 of }{\i\lang2057\langfe1033\langnp2057\insrsid423300\charrsid4610521 Kelo v. City of New London}{\lang2057\langfe1033\langnp2057\insrsid423300\charrsid4610521 , the U}{ \lang2057\langfe1033\langnp2057\insrsid16345670\charrsid4610521 nited }{\lang2057\langfe1033\langnp2057\insrsid423300\charrsid4610521 S}{\lang2057\langfe1033\langnp2057\insrsid16345670\charrsid4610521 tates}{ \lang2057\langfe1033\langnp2057\insrsid423300\charrsid4610521 Supreme Court }{\lang2057\langfe1033\langnp2057\insrsid15011392\charrsid4610521 solidified}{\lang2057\langfe1033\langnp2057\insrsid423300\charrsid4610521 an expansive interpretat}{ \lang2057\langfe1033\langnp2057\insrsid16077970\charrsid4610521 ion of the eminent domain power \endash first articulated in }{\i\lang2057\langfe1033\langnp2057\insrsid16077970\charrsid4610521 Berman}{ \lang2057\langfe1033\langnp2057\insrsid16077970\charrsid4610521 , and later }{\i\lang2057\langfe1033\langnp2057\insrsid16077970\charrsid4610521 Midkiff}{\lang2057\langfe1033\langnp2057\insrsid16279004\charrsid4610521 \endash }{ \lang2057\langfe1033\langnp2057\insrsid16453779\charrsid4610521 that governments may take }{\lang2057\langfe1033\langnp2057\insrsid423300\charrsid4610521 one\rquote s private property and give it to another for the purpose of promoting economic development.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\i\lang2057\langfe1033\langnp2057\insrsid16279004\charrsid4610521 Kelo}{ \lang2057\langfe1033\langnp2057\insrsid16279004\charrsid4610521 , 545 U.S. at }{\lang2057\langfe1033\langnp2057\insrsid2951153\charrsid4610521 478-80.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid7676818\charrsid4610521 The standard, Justice }{\lang2057\langfe1033\langnp2057\insrsid6439811\charrsid4610521 Stevens }{\lang2057\langfe1033\langnp2057\insrsid7676818\charrsid4610521 explained}{ \lang2057\langfe1033\langnp2057\insrsid8990703\charrsid4610521 ,}{\lang2057\langfe1033\langnp2057\insrsid7676818\charrsid4610521 was \'93public purpose,\'94 which was to be defined \'93 broadly, reflecting [the] long-standing policy of deference to legislative judgments in this field.\'94}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\i\lang2057\langfe1033\langnp2057\insrsid4863901\charrsid4610521 Kelo}{ \lang2057\langfe1033\langnp2057\insrsid4863901\charrsid4610521 , 545 U.S. at }{\lang2057\langfe1033\langnp2057\insrsid9395578\charrsid4610521 480.}{\lang2057\langfe1033\langnp2057\insrsid9395578 \par }{\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }{\b\lang2057\langfe1033\langnp2057\insrsid7809191\charrsid4610521 [17]}{\lang2057\langfe1033\langnp2057\insrsid7809191\charrsid4610521 \tab }{\lang2057\langfe1033\langnp2057\insrsid15011392\charrsid4610521 Here, neither }{ \lang2057\langfe1033\langnp2057\insrsid1054580\charrsid4610521 part}{\lang2057\langfe1033\langnp2057\insrsid16345670\charrsid4610521 y}{\lang2057\langfe1033\langnp2057\insrsid15011392\charrsid4610521 question}{ \lang2057\langfe1033\langnp2057\insrsid16345670\charrsid4610521 s}{\lang2057\langfe1033\langnp2057\insrsid15011392\charrsid4610521 the validity of the original Agana Plan}{\lang2057\langfe1033\langnp2057\insrsid8608040\charrsid4610521 as an economic development plan}{\lang2057\langfe1033\langnp2057\insrsid7887325\charrsid4610521 , nor do the}{\lang2057\langfe1033\langnp2057\insrsid16345670\charrsid4610521 parties}{\lang2057\langfe1033\langnp2057\insrsid7887325\charrsid4610521 challenge }{\lang2057\langfe1033\langnp2057\insrsid15694341\charrsid4610521 the premise that a taking for economic development satisfies the}{\lang2057\langfe1033\langnp2057\insrsid7887325\charrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid12614657\charrsid4610521 \'93}{\lang2057\langfe1033\langnp2057\insrsid7887325\charrsid4610521 public use}{\lang2057\langfe1033\langnp2057\insrsid12614657\charrsid4610521 \'94}{ \lang2057\langfe1033\langnp2057\insrsid15694341\charrsid4610521 requirement}{\lang2057\langfe1033\langnp2057\insrsid2951153\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \cs15\i\lang2057\langfe1033\langnp2057\insrsid10362860\charrsid4610521 See, e.g.}{\lang2057\langfe1033\langnp2057\insrsid10362860\charrsid4610521 , }{\cs15\i\lang2057\langfe1033\langnp2057\insrsid9395578\charrsid4610521 Franco v. Nat'l Capital Revitalization Corp.}{\lang2057\langfe1033\langnp2057\insrsid9395578\charrsid4610521 ,}{\lang2057\langfe1033\langnp2057\insrsid14253209\charrsid4610521 930 A.2d 160, 168 (D.C. 2007) }{ \lang2057\langfe1033\langnp2057\insrsid9395578\charrsid4610521 (\'93Promoting economic development is a traditional and long acce}{\lang2057\langfe1033\langnp2057\insrsid8608040\charrsid4610521 pted function of government . . . .}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid9395578\charrsid4610521 Clearly, there is no basis for exempting economic development from our traditionally broad understanding of public purpose.\'94) (quoting }{ \i\lang2057\langfe1033\langnp2057\insrsid9395578\charrsid4610521 Kelo}{\lang2057\langfe1033\langnp2057\insrsid9395578\charrsid4610521 , 545 U.S. at 484-85).}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid12615016\charrsid4610521 In fact, the Ninth Circuit in }{\i\lang2057\langfe1033\langnp2057\insrsid12615016\charrsid4610521 Moylan}{\lang2057\langfe1033\langnp2057\insrsid6439811\charrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid12615016\charrsid4610521 held that the Agana Plan qualifies as a}{\lang2057\langfe1033\langnp2057\insrsid14373913\charrsid4610521 valid}{\lang2057\langfe1033\langnp2057\insrsid12615016\charrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid14373913\charrsid4610521 \'93public purpose\'94 under the }{\lang2057\langfe1033\langnp2057\insrsid8608040\charrsid4610521 Public Use Doctrine}{\lang2057\langfe1033\langnp2057\insrsid14373913\charrsid4610521 .}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\i\lang2057\langfe1033\langnp2057\insrsid6439811\charrsid4610521 See Moylan}{\lang2057\langfe1033\langnp2057\insrsid6439811\charrsid4610521 , 407 F.2d at 568.}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid16345670\charrsid4610521 T}{\lang2057\langfe1033\langnp2057\insrsid14373913\charrsid4610521 he}{\lang2057\langfe1033\langnp2057\insrsid7887325\charrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid4013787\charrsid4610521 Ungactas}{\lang2057\langfe1033\langnp2057\insrsid7887325\charrsid4610521 argue that by comparing the Agana Plan to the economic development schemes in }{ \i\lang2057\langfe1033\langnp2057\insrsid7887325\charrsid4610521 Kelo }{\lang2057\langfe1033\langnp2057\insrsid7887325\charrsid4610521 and }{\i\lang2057\langfe1033\langnp2057\insrsid7887325\charrsid4610521 Berman}{ \lang2057\langfe1033\langnp2057\insrsid7887325\charrsid4610521 , the trial court impermissibly }{\lang2057\langfe1033\langnp2057\insrsid15694341\charrsid4610521 suggested}{\lang2057\langfe1033\langnp2057\insrsid7887325\charrsid4610521 that only }{ \lang2057\langfe1033\langnp2057\insrsid16347907\charrsid4610521 multiple, contemporaneous}{\lang2057\langfe1033\langnp2057\insrsid15694341\charrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid7887325\charrsid4610521 takings will }{ \lang2057\langfe1033\langnp2057\insrsid1054580\charrsid4610521 constitute}{\lang2057\langfe1033\langnp2057\insrsid7887325\charrsid4610521 a pa}{\lang2057\langfe1033\langnp2057\insrsid463646\charrsid4610521 ttern of economic development.}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid463646\charrsid4610521 T}{\lang2057\langfe1033\langnp2057\insrsid6647610\charrsid4610521 he trial court }{ \lang2057\langfe1033\langnp2057\insrsid16345670\charrsid4610521 stated}{\lang2057\langfe1033\langnp2057\insrsid6647610\charrsid4610521 , \'93}{\lang2057\langfe1033\langnp2057\insrsid463646\charrsid4610521 [u]}{ \lang2057\langfe1033\langnp2057\insrsid6647610\charrsid4610521 nlike }{\i\lang2057\langfe1033\langnp2057\insrsid6647610\charrsid4610521 Kelo }{\lang2057\langfe1033\langnp2057\insrsid6647610\charrsid4610521 (90 acres, 115 property owners), }{ \i\lang2057\langfe1033\langnp2057\insrsid6647610\charrsid4610521 Berman}{\lang2057\langfe1033\langnp2057\insrsid6647610\charrsid4610521 (\'93The population of Area B amounted to 5,012 persons\'94) or }{ \i\lang2057\langfe1033\langnp2057\insrsid6647610\charrsid4610521 Moylan}{\lang2057\langfe1033\langnp2057\insrsid6647610\charrsid4610521 (22 parcels, approximately 24 owners)[,] in 1981 the Government decided to condemn only t}{ \lang2057\langfe1033\langnp2057\insrsid6439811\charrsid4610521 his single piece of property.\'94}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid6439811\charrsid4610521 ER at 56 (Finds. Fact & Conc. L.).}{ \lang2057\langfe1033\langnp2057\insrsid2951153\charrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid463646\charrsid4610521 T}{\lang2057\langfe1033\langnp2057\insrsid12614657\charrsid4610521 he }{ \lang2057\langfe1033\langnp2057\insrsid4013787\charrsid4610521 Ungactas}{\lang2057\langfe1033\langnp2057\insrsid16347907\charrsid4610521 instead }{\lang2057\langfe1033\langnp2057\insrsid11148501\charrsid4610521 submit}{ \lang2057\langfe1033\langnp2057\insrsid12614657\charrsid4610521 that the A}{\lang2057\langfe1033\langnp2057\insrsid16347907\charrsid4610521 gana Plan is similar to the statutory scheme}{\lang2057\langfe1033\langnp2057\insrsid12614657\charrsid4610521 in }{\i\lang2057\langfe1033\langnp2057\insrsid12614657\charrsid4610521 Midkiff}{\lang2057\langfe1033\langnp2057\insrsid2951153\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid6439811\charrsid4610521 Appellant\rquote s Br. at 9.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid16347907\charrsid4610521 The }{ \lang2057\langfe1033\langnp2057\insrsid12538231\charrsid4610521 inquiry }{\lang2057\langfe1033\langnp2057\insrsid16347907\charrsid4610521 of whether}{\lang2057\langfe1033\langnp2057\insrsid7676818\charrsid4610521 contemporaneous takings are necessary in }{\lang2057\langfe1033\langnp2057\insrsid16347907\charrsid4610521 an economic development case is }{\lang2057\langfe1033\langnp2057\insrsid12538231\charrsid4610521 an issue }{\lang2057\langfe1033\langnp2057\insrsid7676818\charrsid4610521 of first impression for }{\lang2057\langfe1033\langnp2057\insrsid9835161\charrsid4610521 this}{\lang2057\langfe1033\langnp2057\insrsid7676818\charrsid4610521 court.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid7676818 \par }{\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }{\b\lang2057\langfe1033\langnp2057\insrsid7809191\charrsid4610521 [18]}{\lang2057\langfe1033\langnp2057\insrsid7809191\charrsid4610521 \tab }{\lang2057\langfe1033\langnp2057\insrsid14760893\charrsid4610521 In }{ \i\lang2057\langfe1033\langnp2057\insrsid7676818\charrsid4610521 Kelo}{\lang2057\langfe1033\langnp2057\insrsid14760893\charrsid4610521 , }{\lang2057\langfe1033\langnp2057\insrsid15430594\charrsid4610521 the Court affirmed the City of New London\rquote s plan}{\lang2057\langfe1033\langnp2057\insrsid14760893\charrsid4610521 to}{\lang2057\langfe1033\langnp2057\insrsid15814926\charrsid4610521 transfer }{\lang2057\langfe1033\langnp2057\insrsid7036129\charrsid4610521 ninety }{ \lang2057\langfe1033\langnp2057\insrsid15814926\charrsid4610521 acres of land from existing homeowners and businesses to private developers as part of a comprehensive development plan for the city\rquote s failed downtown and waterfront}{ \i\lang2057\langfe1033\langnp2057\insrsid15814926\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\i\lang2057\langfe1033\langnp2057\insrsid1511324\charrsid4610521 Kelo}{\lang2057\langfe1033\langnp2057\insrsid1511324\charrsid4610521 , 545 U.S. }{\lang2057\langfe1033\langnp2057\insrsid2951153\charrsid4610521 at}{\lang2057\langfe1033\langnp2057\insrsid1511324\charrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid2951153\charrsid4610521 474-75, 482-83.}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid7676818\charrsid4610521 In }{\i\lang2057\langfe1033\langnp2057\insrsid7676818\charrsid4610521 Berman}{\lang2057\langfe1033\langnp2057\insrsid7676818\charrsid4610521 , }{\lang2057\langfe1033\langnp2057\insrsid14760893\charrsid4610521 the Court }{\lang2057\langfe1033\langnp2057\insrsid15430594\charrsid4610521 upheld}{\lang2057\langfe1033\langnp2057\insrsid14760893\charrsid4610521 the constitutionality of Washington D.C.\rquote s Redevelopment Act of 1945.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\i\lang2057\langfe1033\langnp2057\insrsid2951153\charrsid4610521 Berman}{ \lang2057\langfe1033\langnp2057\insrsid2951153\charrsid4610521 , 348 U.S. }{\lang2057\langfe1033\langnp2057\insrsid2689100\charrsid4610521 at 34-35.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid10362860\charrsid4610521 The Act targeted blighted }{\lang2057\langfe1033\langnp2057\insrsid14760893\charrsid4610521 areas, although }{\lang2057\langfe1033\langnp2057\insrsid15430594\charrsid4610521 the plan}{ \lang2057\langfe1033\langnp2057\insrsid14760893\charrsid4610521 authorized the taking of all of the property}{\lang2057\langfe1033\langnp2057\insrsid10362860\charrsid4610521 in the city}{\lang2057\langfe1033\langnp2057\insrsid664143\charrsid4610521 of 5,012 people}{\lang2057\langfe1033\langnp2057\insrsid14760893\charrsid4610521 ,}{\lang2057\langfe1033\langnp2057\insrsid2951153\charrsid4610521 including non-blighted areas.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \i\lang2057\langfe1033\langnp2057\insrsid2951153\charrsid4610521 Id. }{\lang2057\langfe1033\langnp2057\insrsid2951153\charrsid4610521 at }{\lang2057\langfe1033\langnp2057\insrsid2689100\charrsid4610521 28-30}{ \lang2057\langfe1033\langnp2057\insrsid2951153\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid2951153\charrsid4610521 T}{\lang2057\langfe1033\langnp2057\insrsid12548850\charrsid4610521 he fact that the takings involved in }{\i\lang2057\langfe1033\langnp2057\insrsid12548850\charrsid4610521 Kelo }{\lang2057\langfe1033\langnp2057\insrsid12548850\charrsid4610521 and }{\i\lang2057\langfe1033\langnp2057\insrsid12548850\charrsid4610521 Berman} {\lang2057\langfe1033\langnp2057\insrsid12548850\charrsid4610521 occurred in short periods of time}{\lang2057\langfe1033\langnp2057\insrsid16279004\charrsid4610521 and en masse}{\lang2057\langfe1033\langnp2057\insrsid12548850\charrsid4610521 , however, is not dispositive on whether a particular economic development plan is }{\lang2057\langfe1033\langnp2057\insrsid4863901\charrsid4610521 valid.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid14048380\charrsid4610521 Rather, }{\lang2057\langfe1033\langnp2057\insrsid14373913\charrsid4610521 the Constitution requires us only to look at the taking\rquote s purpose, and not its mechanics, to determine whether t}{\lang2057\langfe1033\langnp2057\insrsid2951153\charrsid4610521 he Public Use Doctrine is met.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \i\lang2057\langfe1033\langnp2057\insrsid10362860\charrsid4610521 See }{\i\lang2057\langfe1033\langnp2057\insrsid15430594\charrsid4610521 Kelo}{\lang2057\langfe1033\langnp2057\insrsid15430594\charrsid4610521 , 545 U.S. }{ \lang2057\langfe1033\langnp2057\insrsid2951153\charrsid4610521 at 482 }{\lang2057\langfe1033\langnp2057\insrsid15430594\charrsid4610521 (quoting }{\i\lang2057\langfe1033\langnp2057\insrsid15430594\charrsid4610521 Midkiff}{ \lang2057\langfe1033\langnp2057\insrsid15430594\charrsid4610521 , 467 U.S. }{\lang2057\langfe1033\langnp2057\insrsid4552723\charrsid4610521 at 230-31}{\lang2057\langfe1033\langnp2057\insrsid2951153\charrsid4610521 ).}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid5986835\charrsid4610521 \'93The Takings Clause is not a means for federal courts to second-guess the legislature}{ \lang2057\langfe1033\langnp2057\insrsid2630077\charrsid4610521 \rquote }{\lang2057\langfe1033\langnp2057\insrsid5986835\charrsid4610521 s choices about the best mechanisms to achieve what are undeniably public policy goals.\'94}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\i\lang2057\langfe1033\langnp2057\insrsid153382\charrsid4610521 Fideicomiso De La Tierra Del Cano Martin Pena v. Fortuno}{\lang2057\langfe1033\langnp2057\insrsid153382\charrsid4610521 , 604 F.3d 7, 19 (1st Cir. 2010), }{\i\lang2057\langfe1033\langnp2057\insrsid153382\charrsid4610521 cert. denied}{\lang2057\langfe1033\langnp2057\insrsid153382\charrsid4610521 , 131 S. Ct. 1600 (2011).}{\lang2057\langfe1033\langnp2057\insrsid15537688 \par }{\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }{\b\lang2057\langfe1033\langnp2057\insrsid7809191\charrsid4610521 [19]}{\lang2057\langfe1033\langnp2057\insrsid7809191\charrsid4610521 \tab }{\lang2057\langfe1033\langnp2057\insrsid14761312\charrsid4610521 As the Ungactas }{ \lang2057\langfe1033\langnp2057\insrsid13052591\charrsid4610521 contend}{\lang2057\langfe1033\langnp2057\insrsid12548850\charrsid4610521 ,}{\lang2057\langfe1033\langnp2057\insrsid16347907\charrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid9835161\charrsid4610521 t}{\lang2057\langfe1033\langnp2057\insrsid15694341\charrsid4610521 he statutory scheme in }{\i\lang2057\langfe1033\langnp2057\insrsid15694341\charrsid4610521 Midkiff}{ \cs20\i\lang2057\langfe1033\langnp2057\insrsid1459134\charrsid4610521 \chftn {\footnote \pard\plain \s19\ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11284362 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 { \insrsid3699284 \tab }{\cs20\super\insrsid3699284\charrsid9731376 \chftn }{\insrsid3699284\charrsid9731376 }{\insrsid3699284\charrsid8807091 In }{\i\insrsid3699284\charrsid8807091 Kelo}{\insrsid3699284\charrsid8807091 , the U.S. Supreme Court upheld the validity of }{\i\insrsid3699284\charrsid8807091 Midkiff}{\insrsid3699284\charrsid8807091 . }{\i\insrsid3699284\charrsid12873654 Kelo}{\insrsid3699284\charrsid8807091 , 545 U.S. }{\insrsid3699284 at }{ \insrsid3699284\charrsid8807091 484-85. }}}{\i\lang2057\langfe1033\langnp2057\insrsid15694341\charrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid3880501\charrsid4610521 bear}{\lang2057\langfe1033\langnp2057\insrsid544683\charrsid4610521 s}{ \lang2057\langfe1033\langnp2057\insrsid3880501\charrsid4610521 a resemblance}{\lang2057\langfe1033\langnp2057\insrsid15694341\charrsid4610521 to the circ}{\lang2057\langfe1033\langnp2057\insrsid2951153\charrsid4610521 umstances of the instant case.}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid2951153\charrsid4610521 Appellant\rquote s Br. at }{\lang2057\langfe1033\langnp2057\insrsid11284362\charrsid4610521 9}{ \lang2057\langfe1033\langnp2057\insrsid2951153\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid14761312\charrsid4610521 In }{\i\lang2057\langfe1033\langnp2057\insrsid14761312\charrsid4610521 Midkiff}{\lang2057\langfe1033\langnp2057\insrsid15694341\charrsid4610521 , }{\lang2057\langfe1033\langnp2057\insrsid14761312\charrsid4610521 the Hawaii government sought to eliminate the}{\lang2057\langfe1033\langnp2057\insrsid15694341\charrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid14761312\charrsid4610521 land oligopoly}{\lang2057\langfe1033\langnp2057\insrsid15694341\charrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid14761312\charrsid4610521 that was}{ \lang2057\langfe1033\langnp2057\insrsid15694341\charrsid4610521 skewing Hawaii\rquote s real estate market and i}{\lang2057\langfe1033\langnp2057\insrsid2951153\charrsid4610521 nflating land prices.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \i\lang2057\langfe1033\langnp2057\insrsid16279004\charrsid4610521 Midkiff}{\lang2057\langfe1033\langnp2057\insrsid16279004\charrsid4610521 , 467 U.S. at 231-32.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid14761312\charrsid4610521 In 1967, the }{\lang2057\langfe1033\langnp2057\insrsid7031227\charrsid4610521 Hawaii}{\lang2057\langfe1033\langnp2057\insrsid4013787\charrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid14761312\charrsid4610521 legislature passed the Land Reform Act which}{\lang2057\langfe1033\langnp2057\insrsid15694341\charrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid14761312\charrsid4610521 authorizes the government to use its}{\lang2057\langfe1033\langnp2057\insrsid15694341\charrsid4610521 power of eminent domain to condemn land held by the few.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \i\lang2057\langfe1033\langnp2057\insrsid1511324\charrsid4610521 Id.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid8085765\charrsid4610521 In a unanimous opinion authored by Justice O\rquote Connor, the U}{ \lang2057\langfe1033\langnp2057\insrsid2630077\charrsid4610521 nited }{\lang2057\langfe1033\langnp2057\insrsid8085765\charrsid4610521 S}{\lang2057\langfe1033\langnp2057\insrsid2630077\charrsid4610521 tates}{ \lang2057\langfe1033\langnp2057\insrsid8085765\charrsid4610521 Supreme Court held that a taking of a private property by the government in an effort to divide a land oligopoly was constitutional.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \i\lang2057\langfe1033\langnp2057\insrsid16279004\charrsid4610521 Id. }{\lang2057\langfe1033\langnp2057\insrsid16279004\charrsid4610521 at }{\lang2057\langfe1033\langnp2057\insrsid2951153\charrsid4610521 241-42}{ \lang2057\langfe1033\langnp2057\insrsid16279004\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid15694341\charrsid4610521 The Act permitted tenants to request governmental condemnations of their landlord\rquote s property and the option to purchase the property for a nominal fee.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \i\lang2057\langfe1033\langnp2057\insrsid15694341\charrsid4610521 Id. }{\lang2057\langfe1033\langnp2057\insrsid15694341\charrsid4610521 at }{\lang2057\langfe1033\langnp2057\insrsid2951153\charrsid4610521 233-34.}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid3880501\charrsid4610521 Under the Act:}{\lang2057\langfe1033\langnp2057\insrsid3880501 \par }{\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par 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pictureGray}{\sv 0}}{\sp{\sn pictureBiLevel}{\sv 0}}{\sp{\sn fRecolorFillAsPicture}{\sv 0}}{\sp{\sn fUseShapeAnchor}{\sv 0}}{\sp{\sn fFilled}{\sv 0}}{\sp{\sn fHitTestFill}{\sv 1}} {\sp{\sn fillShape}{\sv 1}}{\sp{\sn fillUseRect}{\sv 0}}{\sp{\sn fNoFillHitTest}{\sv 0}}{\sp{\sn fLine}{\sv 0}}{\sp{\sn fPreferRelativeResize}{\sv 1}}{\sp{\sn fReallyHidden}{\sv 0}} {\sp{\sn fScriptAnchor}{\sv 0}}{\sp{\sn fFakeMaster}{\sv 0}}{\sp{\sn fCameFromImgDummy}{\sv 0}}{\sp{\sn fLayoutInCell}{\sv 1}}}\picscalex100\picscaley100\piccropl0\piccropr0\piccropt0\piccropb0 \picw2540\pich635\picwgoal1440\pichgoal360\wmetafile8\bliptag249020856\blipupi96{\*\blipuid 0ed7c1b8b5005b96ba939cb64fae48de}010009000003fe00000005002000000000000400000003010800050000000b0200000000050000000c0218006000030000001e0007000000fc020000ffffff00 0000040000002d010000090000001d062100f0001800010000005f00090000001d062100f00001005f001700000007000000fc020000aca89900000004000000 2d010100090000001d062100f0001700010000000000090000001d062100f00001005e000000010007000000fc020000f1efe2000000040000002d0102000900 00001d062100f0001600010001005e00090000001d062100f00001005d001600010007000000fc020000716f64000000040000002d010300090000001d062100 f0001500010001000100090000001d062100f00001005c0001000200050000000b0200000000050000000c0218006000050000000102ffffff00050000002e01 00000000050000000201010000000b000000320a0000000000000200020002005e0016001c000000fb02f5ff0000000000009001000000000040000241726961 6c000000260a0a28d8511200f8acf37701adf3772040f577620d6697040000002d0104000500000009020000000020000000320a04000c000e000400020004005e001200536438663132353432396331633107000600060004000600060006000600060006000600060006000600040000002701ffff030000000000}}}}}{ \lang2057\langfe1033\langnp2057\insrsid16411388\charrsid4610521 fee owners' full \'93right, title, and interest\'94 in the land. After compensation has been set, HHA may sell the land titles to tenants who have applied for fee simple ownership.}{ \lang2057\langfe1033\langnp2057\insrsid3880501 \par }{\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid4610521 {\i\lang2057\langfe1033\langnp2057\insrsid5986835\charrsid4610521 Id. }{\lang2057\langfe1033\langnp2057\insrsid2951153\charrsid4610521 at 233-34}{ \lang2057\langfe1033\langnp2057\insrsid16411388\charrsid4610521 (citations to statute omitted)}{\lang2057\langfe1033\langnp2057\insrsid2951153\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid2510822\charrsid4610521 Because the Act allowed tenants the option}{\lang2057\langfe1033\langnp2057\insrsid1459134\charrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid8085765\charrsid4610521 to buy the land on which they live, }{\lang2057\langfe1033\langnp2057\insrsid2510822\charrsid4610521 the State\rquote s ability to condemn }{\lang2057\langfe1033\langnp2057\insrsid1459134\charrsid4610521 is necessarily ongoing. }{ \lang2057\langfe1033\langnp2057\insrsid15814926\charrsid4610521 In}{\lang2057\langfe1033\langnp2057\insrsid12538231\charrsid4610521 deed}{\lang2057\langfe1033\langnp2057\insrsid15814926\charrsid4610521 , imposing}{ \lang2057\langfe1033\langnp2057\insrsid15744501\charrsid4610521 a time limitation }{\lang2057\langfe1033\langnp2057\insrsid15814926\charrsid4610521 may likely}{\lang2057\langfe1033\langnp2057\insrsid15744501\charrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid15814926\charrsid4610521 deter}{\lang2057\langfe1033\langnp2057\insrsid15744501\charrsid4610521 tenants who }{\lang2057\langfe1033\langnp2057\insrsid8085765\charrsid4610521 lacked}{ \lang2057\langfe1033\langnp2057\insrsid8729372\charrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid12538231\charrsid4610521 the }{\lang2057\langfe1033\langnp2057\insrsid8729372\charrsid4610521 immediate }{ \lang2057\langfe1033\langnp2057\insrsid15744501\charrsid4610521 funds to pur}{\lang2057\langfe1033\langnp2057\insrsid8085765\charrsid4610521 chase the condemned property}{\lang2057\langfe1033\langnp2057\insrsid15814926\charrsid4610521 from doing so.}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid2510822 \par }{\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\pnrauth1\pnrdate0\pnrnot1\adjustright\rin0\lin0\itap0\pararsid4610521 {\b\lang2057\langfe1033\langnp2057\insrsid1644544\charrsid4610521 [20]}{ \lang2057\langfe1033\langnp2057\insrsid1644544\charrsid4610521 \tab }{\lang2057\langfe1033\langnp2057\insrsid153382\charrsid4610521 Moreover, we find persuasive the reasoning in }{\i\lang2057\langfe1033\langnp2057\insrsid153382\charrsid4610521 Norfolk Redevelopment & Housing Authority v. C & C Real Estate, Inc.}{\lang2057\langfe1033\langnp2057\insrsid153382\charrsid4610521 , 630 S.E.2d 505 (Va. 2006) , where the Supreme Court of Virginia confronted an issue similar to the circumstances before us.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid153382\charrsid4610521 In 1988, the Norfolk City Council determined that an area of Norfolk was blighted and adopted a conservation plan allowing the Housing Authority to acquire property by exercising its power of eminent domain.}{ \lang2057\langfe1033\langnp2057\insrsid1644544\charrsid4610521 }{\i\lang2057\langfe1033\langnp2057\insrsid153382\charrsid4610521 Norfolk Redev. & Hous. Auth. v. C & C Real Estate, Inc.}{\lang2057\langfe1033\langnp2057\insrsid153382\charrsid4610521 , 630 S.E.2d at 508-09.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid12548850\charrsid4610521 Condemnation proceedings, however, did not occur until }{ \lang2057\langfe1033\langnp2057\insrsid9191830\charrsid4610521 fifteen }{\lang2057\langfe1033\langnp2057\insrsid12548850\charrsid4610521 years later.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \i\lang2057\langfe1033\langnp2057\insrsid15430594\charrsid4610521 Id.}{\lang2057\langfe1033\langnp2057\insrsid16411388\charrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid9718579\charrsid4610521 at 508.}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid16411388\charrsid4610521 The }{\lang2057\langfe1033\langnp2057\insrsid5601001\charrsid4610521 lower}{\lang2057\langfe1033\langnp2057\insrsid16411388\charrsid4610521 court dismissed the Housing Authority\rquote s condemnation petition based in part on a finding that the delay in seeking condemnation raised due process concerns.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \i\lang2057\langfe1033\langnp2057\insrsid5601001\charrsid4610521 Id.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid16411388\charrsid4610521 The Housing Authority appealed}{ \lang2057\langfe1033\langnp2057\insrsid12548850\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\i\lang2057\langfe1033\langnp2057\insrsid15430594\charrsid4610521 Id.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid9718579\charrsid4610521 On appeal, the }{\lang2057\langfe1033\langnp2057\insrsid8608040\charrsid4610521 court }{\lang2057\langfe1033\langnp2057\insrsid14761312\charrsid4610521 acknowledged}{ \lang2057\langfe1033\langnp2057\insrsid463646\charrsid4610521 that while the original plan}{\lang2057\langfe1033\langnp2057\insrsid12548850\charrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid463646\charrsid4610521 was presumptively}{ \lang2057\langfe1033\langnp2057\insrsid12548850\charrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid463646\charrsid4610521 valid}{\lang2057\langfe1033\langnp2057\insrsid12548850\charrsid4610521 , the current status of the property must be }{ \lang2057\langfe1033\langnp2057\insrsid463646\charrsid4610521 examined to determine whether}{\lang2057\langfe1033\langnp2057\insrsid12548850\charrsid4610521 the original purpose of the acquisition remained viable at the time the }{ \lang2057\langfe1033\langnp2057\insrsid463646\charrsid4610521 taking occurred.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\i\lang2057\langfe1033\langnp2057\insrsid3820870\charrsid4610521 Id. }{ \lang2057\langfe1033\langnp2057\insrsid3820870\charrsid4610521 at }{\lang2057\langfe1033\langnp2057\insrsid9718579\charrsid4610521 509-10}{\lang2057\langfe1033\langnp2057\insrsid3820870\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid463646\charrsid4610521 If a property has changed such that it no longer meets the original criteria, taking pursuant to the plan would no longer be authorized.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \i\lang2057\langfe1033\langnp2057\insrsid3820870\charrsid4610521 Id.}{\i\lang2057\langfe1033\langnp2057\insrsid9718579\charrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid9718579\charrsid4610521 at 510.}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid12548850\charrsid4610521 The court concluded that the }{\lang2057\langfe1033\langnp2057\insrsid7031227\charrsid4610521 evidence was in}{ \lang2057\langfe1033\langnp2057\insrsid12548850\charrsid4610521 sufficient to rebut the }{\lang2057\langfe1033\langnp2057\insrsid7031227\charrsid4610521 Housing Authority\rquote s}{\lang2057\langfe1033\langnp2057\insrsid12548850\charrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid7031227\charrsid4610521 finding that the property was}{\lang2057\langfe1033\langnp2057\insrsid1511324\charrsid4610521 condemnable pursuant to the original plan}{ \lang2057\langfe1033\langnp2057\insrsid12548850\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\i\lang2057\langfe1033\langnp2057\insrsid3820870\charrsid4610521 Id.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid12548850\charrsid4610521 As the court explained, \'93there is no limitations period defined by statute for acquiring property under a conservation plan.\'94}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \i\lang2057\langfe1033\langnp2057\insrsid3820870\charrsid4610521 Id. }{\lang2057\langfe1033\langnp2057\insrsid3820870\charrsid4610521 at }{\lang2057\langfe1033\langnp2057\insrsid9718579\charrsid4610521 511}{ \lang2057\langfe1033\langnp2057\insrsid3820870\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid12548850\charrsid4610521 The court compared the language of the conservation plan with o}{ \lang2057\langfe1033\langnp2057\insrsid4730574\charrsid4610521 ther redevelopment plans and remarked}{\lang2057\langfe1033\langnp2057\insrsid12548850\charrsid4610521 that the \'93 absence of a limitations period for conservation plans is reasonable because conservation projects are by nature long-term undertakings.}{\lang2057\langfe1033\langnp2057\insrsid10554877\charrsid4610521 \'94}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\i\lang2057\langfe1033\langnp2057\insrsid3820870\charrsid4610521 Id.}{\i\lang2057\langfe1033\langnp2057\insrsid4610521 }{\i\lang2057\langfe1033\langnp2057\insrsid12548850 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid4610521 {\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\pnrauth1\pnrdate0\pnrnot1\adjustright\rin0\lin0\itap0\pararsid4610521 {\b\lang2057\langfe1033\langnp2057\insrsid1644544\charrsid4610521 [21]}{ \lang2057\langfe1033\langnp2057\insrsid6970297\charrsid4610521 \tab }{\lang2057\langfe1033\langnp2057\insrsid153382\charrsid4610521 Like }{\i\lang2057\langfe1033\langnp2057\insrsid153382\charrsid4610521 Midkiff}{ \lang2057\langfe1033\langnp2057\insrsid153382\charrsid4610521 and }{\i\lang2057\langfe1033\langnp2057\insrsid153382\charrsid4610521 Norfolk}{\lang2057\langfe1033\langnp2057\insrsid153382\charrsid4610521 , the Agana Plan imposes no limitations period for acquiring private property and uniting fractional lots to contingent landowners. A primary purpose of the Agana Plan is to straighten out the village along modern geometric lines and \'93establish [] order out of chaos in the new Agana.\'94}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\i\lang2057\langfe1033\langnp2057\insrsid153382\charrsid4610521 Moylan}{\lang2057\langfe1033\langnp2057\insrsid153382\charrsid4610521 , 407 F.2d at 568.}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid14368936\charrsid4610521 While there }{\lang2057\langfe1033\langnp2057\insrsid10554877\charrsid4610521 is }{ \lang2057\langfe1033\langnp2057\insrsid14368936\charrsid4610521 no evidence presented }{\lang2057\langfe1033\langnp2057\insrsid7892687\charrsid4610521 as to}{\lang2057\langfe1033\langnp2057\insrsid14368936\charrsid4610521 wh}{ \lang2057\langfe1033\langnp2057\insrsid10362860\charrsid4610521 ether the government had a time limitation }{\lang2057\langfe1033\langnp2057\insrsid14368936\charrsid4610521 in mind}{\lang2057\langfe1033\langnp2057\insrsid11470795\charrsid4610521 ,}{ \lang2057\langfe1033\langnp2057\insrsid14368936\charrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid3820870\charrsid4610521 its}{\lang2057\langfe1033\langnp2057\insrsid14368936\charrsid4610521 actions suggest that }{ \lang2057\langfe1033\langnp2057\insrsid3820870\charrsid4610521 it}{\lang2057\langfe1033\langnp2057\insrsid1459134\charrsid4610521 knew, or should have known,}{\lang2057\langfe1033\langnp2057\insrsid10554877\charrsid4610521 that }{ \lang2057\langfe1033\langnp2057\insrsid14368936\charrsid4610521 the plan would }{\lang2057\langfe1033\langnp2057\insrsid815585\charrsid4610521 involve}{\lang2057\langfe1033\langnp2057\insrsid14368936\charrsid4610521 a long}{ \lang2057\langfe1033\langnp2057\insrsid664143\charrsid4610521 and }{\lang2057\langfe1033\langnp2057\insrsid10362860\charrsid4610521 arduous }{\lang2057\langfe1033\langnp2057\insrsid3761000\charrsid4610521 process.}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid3166279\charrsid4610521 The absence of a limitations period is reasonable because economic developments are by nature long-term undertakings.}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid6239435\charrsid4610521 To effectuate its original goal of straightening }{\lang2057\langfe1033\langnp2057\insrsid8608040\charrsid4610521 Agana\rquote s }{ \lang2057\langfe1033\langnp2057\insrsid6239435\charrsid4610521 lines and consolidating the fractional lots}{\lang2057\langfe1033\langnp2057\insrsid14368936\charrsid4610521 ,}{\lang2057\langfe1033\langnp2057\insrsid14373913\charrsid4610521 the government apparently employed several mechanisms such as private dealings and public bids}{\lang2057\langfe1033\langnp2057\insrsid6239435\charrsid4610521 , }{\lang2057\langfe1033\langnp2057\insrsid5986835\charrsid4610521 which would necessarily }{ \lang2057\langfe1033\langnp2057\insrsid5788268\charrsid4610521 depend}{\lang2057\langfe1033\langnp2057\insrsid6239435\charrsid4610521 on }{\lang2057\langfe1033\langnp2057\insrsid5986835\charrsid4610521 the actions of }{ \lang2057\langfe1033\langnp2057\insrsid3761000\charrsid4610521 private parties.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid14368936\charrsid4610521 Indeed, it}{ \lang2057\langfe1033\langnp2057\insrsid2039631\charrsid4610521 was only when such alternatives failed that the government initiated condemnation proceedings.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid2039631 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid4610521 {\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }{\b\lang2057\langfe1033\langnp2057\insrsid1644544\charrsid4610521 [22]}{\lang2057\langfe1033\langnp2057\insrsid1644544\charrsid4610521 \tab }{\lang2057\langfe1033\langnp2057\insrsid14368936\charrsid4610521 E}{ \lang2057\langfe1033\langnp2057\insrsid13398252\charrsid4610521 ven}{\lang2057\langfe1033\langnp2057\insrsid7607340\charrsid4610521 when the government resorted to its eminent domain power, such proceedings apparently proceeded very slowly.}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\i\lang2057\langfe1033\langnp2057\insrsid13840219\charrsid4610521 Id.}{\i\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid13398252\charrsid4610521 During trial, the} {\lang2057\langfe1033\langnp2057\insrsid2039631\charrsid4610521 government\rquote s execution o}{\lang2057\langfe1033\langnp2057\insrsid13398252\charrsid4610521 f the Agana Plan }{\lang2057\langfe1033\langnp2057\insrsid2630077\charrsid4610521 was}{ \lang2057\langfe1033\langnp2057\insrsid13398252\charrsid4610521 described a}{\lang2057\langfe1033\langnp2057\insrsid10167787\charrsid4610521 s \'93selective\'94 and \'93sporadic,\'94}{\lang2057\langfe1033\langnp2057\insrsid2039631\charrsid4610521 in part because the government found it difficult to }{\lang2057\langfe1033\langnp2057\insrsid7607340\charrsid4610521 locate the original}{\lang2057\langfe1033\langnp2057\insrsid2039631\charrsid4610521 landowners, and in part }{ \lang2057\langfe1033\langnp2057\insrsid10421195\charrsid4610521 because it lacked}{\lang2057\langfe1033\langnp2057\insrsid2039631\charrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid10554877\charrsid4610521 the }{ \lang2057\langfe1033\langnp2057\insrsid2039631\charrsid4610521 funding}{\lang2057\langfe1033\langnp2057\insrsid10554877\charrsid4610521 necessary}{\lang2057\langfe1033\langnp2057\insrsid2039631\charrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid7607340\charrsid4610521 for these}{\lang2057\langfe1033\langnp2057\insrsid5402399\charrsid4610521 condemnation proceedings.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid14438582\charrsid4610521 Tr. }{\lang2057\langfe1033\langnp2057\insrsid12589847\charrsid4610521 at }{\lang2057\langfe1033\langnp2057\insrsid14355160\charrsid4610521 66-67}{ \lang2057\langfe1033\langnp2057\insrsid14438582\charrsid4610521 (Bench Tr}{\lang2057\langfe1033\langnp2057\insrsid12589847\charrsid4610521 ial}{\lang2057\langfe1033\langnp2057\insrsid14438582\charrsid4610521 , Jan. 21, 2009)}{ \lang2057\langfe1033\langnp2057\insrsid8200469\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid544683\charrsid4610521 As such, there were very few }{ \lang2057\langfe1033\langnp2057\insrsid14438582\charrsid4610521 concerted}{\lang2057\langfe1033\langnp2057\insrsid544683\charrsid4610521 efforts to execute the}{\lang2057\langfe1033\langnp2057\insrsid1512141\charrsid4610521 Agana Plan on a larger scale and }{\lang2057\langfe1033\langnp2057\insrsid5788268\charrsid4610521 finalize }{\lang2057\langfe1033\langnp2057\insrsid1512141\charrsid4610521 the numerous condemnation cases that were filed in the }{ \lang2057\langfe1033\langnp2057\insrsid5402399\charrsid4610521 1940s, 1950s, 1960s and 1970s.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid14105953\charrsid4610521 Tr. }{ \lang2057\langfe1033\langnp2057\insrsid8200469\charrsid4610521 at }{\lang2057\langfe1033\langnp2057\insrsid5402399\charrsid4610521 47}{\lang2057\langfe1033\langnp2057\insrsid14355160\charrsid4610521 (Bench Tr}{ \lang2057\langfe1033\langnp2057\insrsid7341577\charrsid4610521 ial, }{\lang2057\langfe1033\langnp2057\insrsid14355160\charrsid4610521 Jan. 21, 2009)}{\lang2057\langfe1033\langnp2057\insrsid5402399\charrsid4610521 .}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid13398252\charrsid4610521 In fact, }{\lang2057\langfe1033\langnp2057\insrsid3820870\charrsid4610521 it was the}{ \lang2057\langfe1033\langnp2057\insrsid10421195\charrsid4610521 government\rquote s inconsistent and }{\lang2057\langfe1033\langnp2057\insrsid14368936\charrsid4610521 somewhat }{\lang2057\langfe1033\langnp2057\insrsid10421195\charrsid4610521 hap hazard execution of the plan }{\lang2057\langfe1033\langnp2057\insrsid3820870\charrsid4610521 that prompted}{\lang2057\langfe1033\langnp2057\insrsid10421195\charrsid4610521 the Inspector General to }{ \lang2057\langfe1033\langnp2057\insrsid10167787\charrsid4610521 issue a report in 1970 concerning irregularities}{\lang2057\langfe1033\langnp2057\insrsid3820870\charrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid10554877\charrsid4610521 in the government\rquote s }{\lang2057\langfe1033\langnp2057\insrsid3820870\charrsid4610521 execution}{\lang2057\langfe1033\langnp2057\insrsid10554877\charrsid4610521 of the plan}{\lang2057\langfe1033\langnp2057\insrsid5402399\charrsid4610521 .}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\i\lang2057\langfe1033\langnp2057\insrsid14105953\charrsid4610521 Id.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid10421195\charrsid4610521 In response to the Inspector General\rquote s memo}{\lang2057\langfe1033\langnp2057\insrsid10167787\charrsid4610521 randum}{\lang2057\langfe1033\langnp2057\insrsid10421195\charrsid4610521 , the governor}{ \lang2057\langfe1033\langnp2057\insrsid10554877\charrsid4610521 ordered the Department of Land Management and Bureau of Planning to }{\lang2057\langfe1033\langnp2057\insrsid7892687\charrsid4610521 revisit }{ \lang2057\langfe1033\langnp2057\insrsid10421195\charrsid4610521 the disposition of condemned fractional lots, focusing on the sale of s}{\lang2057\langfe1033\langnp2057\insrsid7892687\charrsid4610521 uch lots to private landowners.}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\i\lang2057\langfe1033\langnp2057\insrsid14355160\charrsid4610521 Id.}{\i\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid544683\charrsid4610521 The government \rquote s effort to resuscitate the Agana Plan in 1970, as well as its genuine }{\lang2057\langfe1033\langnp2057\insrsid5788268\charrsid4610521 attempts}{\lang2057\langfe1033\langnp2057\insrsid544683\charrsid4610521 to address the still existing fractional lot problem, convinces us that the Agana Plan was }{\lang2057\langfe1033\langnp2057\insrsid10961272\charrsid4610521 not}{\lang2057\langfe1033\langnp2057\insrsid544683\charrsid4610521 abandoned}{ \lang2057\langfe1033\langnp2057\insrsid10961272\charrsid4610521 at the time of the taking}{\lang2057\langfe1033\langnp2057\insrsid544683\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \i\lang2057\langfe1033\langnp2057\insrsid14355160\charrsid4610521 Id.}{\i\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid544683\charrsid4610521 That the taking of Lot 237-3-2-1 occurred many years after any last known taking does not mitigate the fact that it achieved the goals of the original Agana Plan.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid16279004\charrsid4610521 One could criticize the government\rquote s }{\lang2057\langfe1033\langnp2057\insrsid6239435\charrsid4610521 chosen means to achieve its ends.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid5986835\charrsid4610521 There are a number of hypothetical ways to resolve the fractional lot problem that }{\lang2057\langfe1033\langnp2057\insrsid5250107\charrsid4610521 would have been }{ \lang2057\langfe1033\langnp2057\insrsid5986835\charrsid4610521 more efficient and effective than that which the government }{\lang2057\langfe1033\langnp2057\insrsid1130082\charrsid4610521 employed}{ \lang2057\langfe1033\langnp2057\insrsid8065813\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid5986835\charrsid4610521 I}{\lang2057\langfe1033\langnp2057\insrsid5912973\charrsid4610521 t is}{ \lang2057\langfe1033\langnp2057\insrsid5986835\charrsid4610521 , however,}{\lang2057\langfe1033\langnp2057\insrsid5912973\charrsid4610521 not our }{\lang2057\langfe1033\langnp2057\insrsid815585\charrsid4610521 function}{ \lang2057\langfe1033\langnp2057\insrsid5912973\charrsid4610521 to substitute our judgments for that of the legislature }{\lang2057\langfe1033\langnp2057\insrsid935998\charrsid4610521 on}{\lang2057\langfe1033\langnp2057\insrsid5912973\charrsid4610521 this matter.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\i\lang2057\langfe1033\langnp2057\insrsid5912973\charrsid4610521 See Kel}{\i\lang2057\langfe1033\langnp2057\insrsid5402399\charrsid4610521 o}{ \lang2057\langfe1033\langnp2057\insrsid5912973\charrsid4610521 , 545 U.S. }{\lang2057\langfe1033\langnp2057\insrsid5402399\charrsid4610521 at 480}{\lang2057\langfe1033\langnp2057\insrsid5912973\charrsid4610521 .}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid5254932 \par }{\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }{\b\lang2057\langfe1033\langnp2057\insrsid6888225\charrsid4610521 C}{\b\lang2057\langfe1033\langnp2057\insrsid4541143\charrsid4610521 . Taking of Lot}{\b\lang2057\langfe1033\langnp2057\insrsid5655916\charrsid4610521 No. 237-3-2-1 w}{ \b\lang2057\langfe1033\langnp2057\insrsid4541143\charrsid4610521 as for a Public Purpose}{\b\lang2057\langfe1033\langnp2057\insrsid5254932 \par }{\b\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14105953\charrsid4610521 [23]}{\lang2057\langfe1033\langnp2057\insrsid14105953\charrsid4610521 \tab }{\lang2057\langfe1033\langnp2057\insrsid15885972\charrsid4610521 The next question is whether }{ \lang2057\langfe1033\langnp2057\insrsid6970297\charrsid4610521 the taking }{\lang2057\langfe1033\langnp2057\insrsid8325221\charrsid4610521 of Lot No. 237-3-2}{\lang2057\langfe1033\langnp2057\insrsid5456893\charrsid4610521 -1}{ \lang2057\langfe1033\langnp2057\insrsid15885972\charrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid6970297\charrsid4610521 was for a public purpose.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid5254932\charrsid4610521 The }{\lang2057\langfe1033\langnp2057\insrsid815585\charrsid4610521 Ungactas}{\lang2057\langfe1033\langnp2057\insrsid5254932\charrsid4610521 maintain that the trial court misapplied eminent domain jurisprudence in analyzing the government\rquote s taking of Lot No. 237-}{\lang2057\langfe1033\langnp2057\insrsid8065813\charrsid4610521 3-}{ \lang2057\langfe1033\langnp2057\insrsid5402399\charrsid4610521 2-1.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid202932\charrsid4610521 Reflecting the directio}{ \lang2057\langfe1033\langnp2057\insrsid6490640\charrsid4610521 n of the U}{\lang2057\langfe1033\langnp2057\insrsid14435467\charrsid4610521 nited }{\lang2057\langfe1033\langnp2057\insrsid6490640\charrsid4610521 S}{ \lang2057\langfe1033\langnp2057\insrsid14435467\charrsid4610521 tates}{\lang2057\langfe1033\langnp2057\insrsid6490640\charrsid4610521 Supreme Court in }{\i\lang2057\langfe1033\langnp2057\insrsid6490640\charrsid4610521 Berman}{ \lang2057\langfe1033\langnp2057\insrsid6490640\charrsid4610521 , }{\i\lang2057\langfe1033\langnp2057\insrsid6490640\charrsid4610521 Midkiff}{\lang2057\langfe1033\langnp2057\insrsid6490640\charrsid4610521 , and }{ \i\lang2057\langfe1033\langnp2057\insrsid6490640\charrsid4610521 Kelo}{\lang2057\langfe1033\langnp2057\insrsid202932\charrsid4610521 , when}{\lang2057\langfe1033\langnp2057\insrsid14761312\charrsid4610521 reviewing a government\rquote s }{ \lang2057\langfe1033\langnp2057\insrsid202932\charrsid4610521 decision to take property pursuant to its inherent}{\lang2057\langfe1033\langnp2057\insrsid14761312\charrsid4610521 eminent domain power, the standard is one of deferential review.}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\cs15\i\lang2057\langfe1033\langnp2057\insrsid5402399\charrsid4610521 Kelo}{\cs15\lang2057\langfe1033\langnp2057\insrsid8804618\charrsid4610521 ,}{ \lang2057\langfe1033\langnp2057\insrsid8804618\charrsid4610521 545 U.S. }{\lang2057\langfe1033\langnp2057\insrsid5402399\charrsid4610521 at}{\lang2057\langfe1033\langnp2057\insrsid8804618\charrsid4610521 480 (\'93Without exception, our cases have defined [public use] broadly, reflecting our longstanding policy of deference to legislative judgments in this field.\'94); }{\i\lang2057\langfe1033\langnp2057\insrsid3767378\charrsid4610521 Midkiff}{ \lang2057\langfe1033\langnp2057\insrsid3767378\charrsid4610521 , 467 U.S. }{\lang2057\langfe1033\langnp2057\insrsid5402399\charrsid4610521 at}{\lang2057\langfe1033\langnp2057\insrsid3767378\charrsid4610521 230; }{ \cs15\i\lang2057\langfe1033\langnp2057\insrsid3767378\charrsid4610521 Berman,}{\lang2057\langfe1033\langnp2057\insrsid5402399\charrsid4610521 348 U.S. at 32 }{\lang2057\langfe1033\langnp2057\insrsid3767378\charrsid4610521 (\'93 [W]hen the legislature has spoken, the public interest has been declared in terms well-nigh conclusive.\'94).}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid5254932\charrsid4610521 The}{ \lang2057\langfe1033\langnp2057\insrsid5593326\charrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid15885972\charrsid4610521 Court}{\lang2057\langfe1033\langnp2057\insrsid15011392\charrsid4610521 has repeatedly clarified that lower courts may not \'93substitute [their] judgment for a legislature's judgment as to what constitutes a public use \lquote unless the use be palpably }{\lang2057\langfe1033\langnp2057\insrsid5593326\charrsid4610521 without reasonable foundation.\rquote }{ \lang2057\langfe1033\langnp2057\insrsid5402399\charrsid4610521 \'94}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\i\lang2057\langfe1033\langnp2057\insrsid153382\charrsid4610521 Midkiff}{\lang2057\langfe1033\langnp2057\insrsid153382\charrsid4610521 , 467 U.S. at 230 (quoting }{\cs15\i\lang2057\langfe1033\langnp2057\insrsid153382\charrsid4610521 United States v. Gettysburg Elec. Ry. Co.}{\cs15\lang2057\langfe1033\langnp2057\insrsid153382\charrsid4610521 ,}{ \lang2057\langfe1033\langnp2057\insrsid153382\charrsid4610521 160 U.S. 668, 680 (1896)).}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid4932430\charrsid4610521 The standard that we}{ \lang2057\langfe1033\langnp2057\insrsid15011392\charrsid4610521 adopt }{\lang2057\langfe1033\langnp2057\insrsid4932430\charrsid4610521 is one of }{\lang2057\langfe1033\langnp2057\insrsid15011392\charrsid4610521 a limited }{ \lang2057\langfe1033\langnp2057\insrsid14040234\charrsid4610521 review such that \'93}{\lang2057\langfe1033\langnp2057\insrsid2369148\charrsid4610521 where the exercise of the eminent domain power is rationally related to a conceivable public pu rpose, the Court has never held a compensated taking to be proscribed by the}{\cs21\b\lang2057\langfe1033\langnp2057\insrsid2369148\charrsid4610521 }{\cs21\lang2057\langfe1033\langnp2057\insrsid2369148\charrsid4610521 P}{ \lang2057\langfe1033\langnp2057\insrsid2369148\charrsid4610521 ublic Use Clause}{\lang2057\langfe1033\langnp2057\insrsid15011392\charrsid4610521 .\'94}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \cs15\i\lang2057\langfe1033\langnp2057\insrsid15011392\charrsid4610521 Midkiff}{\cs15\lang2057\langfe1033\langnp2057\insrsid15011392\charrsid4610521 ,}{\lang2057\langfe1033\langnp2057\insrsid15011392\charrsid4610521 467 U.S.}{ \lang2057\langfe1033\langnp2057\insrsid6490640\charrsid4610521 at 241.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid202932\charrsid4610521 The rationale behind the deferential scope of review is }{ \lang2057\langfe1033\langnp2057\insrsid6490640\charrsid4610521 summarized}{\lang2057\langfe1033\langnp2057\insrsid202932\charrsid4610521 by Justice O\rquote Connor in }{\i\lang2057\langfe1033\langnp2057\insrsid202932\charrsid4610521 Midkiff}{ \lang2057\langfe1033\langnp2057\insrsid202932\charrsid4610521 :}{\lang2057\langfe1033\langnp2057\insrsid202932 \par }{\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid4610521 {\lang2057\langfe1033\langnp2057\insrsid202932\charrsid4610521 Judicial deference is required because, in our system of government, legislatures are better able to assess what public purposes should be advanced by an exercise of the taking power. State legislatures are as capable as Congress of making such determinat ions within their respective spheres of authority. Thus, if a legislature, state or federal, determines there are substantial reasons for an exercise of the taking power}{\lang2057\langfe1033\langnp2057\insrsid2369148\charrsid4610521 ,}{ \lang2057\langfe1033\langnp2057\insrsid202932\charrsid4610521 courts must defer to its determination that the taking will serve a public use.}{\lang2057\langfe1033\langnp2057\insrsid202932 \par }{\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid4610521 {\lang2057\langfe1033\langnp2057\insrsid202932\charrsid4610521 467 U.S. at 24}{\lang2057\langfe1033\langnp2057\insrsid2369148\charrsid4610521 4 }{ \lang2057\langfe1033\langnp2057\insrsid202932\charrsid4610521 (in}{\lang2057\langfe1033\langnp2057\insrsid2369148\charrsid4610521 ternal citation omitted)}{\lang2057\langfe1033\langnp2057\insrsid202932\charrsid4610521 .}{ \lang2057\langfe1033\langnp2057\insrsid202932 \par }{\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14105953\charrsid4610521 [24]}{\lang2057\langfe1033\langnp2057\insrsid14105953\charrsid4610521 \tab }{\lang2057\langfe1033\langnp2057\insrsid5593326\charrsid4610521 With this deferential standard in mind, w}{ \lang2057\langfe1033\langnp2057\insrsid8325221\charrsid4610521 e }{\lang2057\langfe1033\langnp2057\insrsid15405563\charrsid4610521 find}{\lang2057\langfe1033\langnp2057\insrsid8325221\charrsid4610521 that }{ \lang2057\langfe1033\langnp2057\insrsid8804618\charrsid4610521 there is sufficient evidence }{\lang2057\langfe1033\langnp2057\insrsid15405563\charrsid4610521 that }{\lang2057\langfe1033\langnp2057\insrsid8325221\charrsid4610521 Lot No. 237-3-2-1 was }{ \lang2057\langfe1033\langnp2057\insrsid5456893\charrsid4610521 taken }{\lang2057\langfe1033\langnp2057\insrsid8325221\charrsid4610521 pursuant to the }{\lang2057\langfe1033\langnp2057\insrsid10961272\charrsid4610521 Agana Plan.}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid11096706\charrsid4610521 The stated public purpose of the Agana Plan is to promote the economic development of the city and \'93}{ \lang2057\langfe1033\langnp2057\insrsid3699284\charrsid4610521 establishing}{\lang2057\langfe1033\langnp2057\insrsid11096706\charrsid4610521 order out of chaos\'94 by straightening the border lines and uniting fractional lots in order to form geometric, orderly blocks.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\i\lang2057\langfe1033\langnp2057\insrsid3699284\charrsid4610521 Moylan}{ \lang2057\langfe1033\langnp2057\insrsid3699284\charrsid4610521 , 407 F.2d at 568.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid16717152\charrsid4610521 U}{ \lang2057\langfe1033\langnp2057\insrsid15358214\charrsid4610521 nder }{\lang2057\langfe1033\langnp2057\insrsid11809817\charrsid4610521 the }{\lang2057\langfe1033\langnp2057\insrsid3699284\charrsid4610521 Agana }{ \lang2057\langfe1033\langnp2057\insrsid11809817\charrsid4610521 P}{\lang2057\langfe1033\langnp2057\insrsid8542215\charrsid4610521 lan\rquote s administrative policy, all new block lots were to be s}{ \lang2057\langfe1033\langnp2057\insrsid10961272\charrsid4610521 old to the original owners.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid14355160\charrsid4610521 Tr. at 37 (Bench }{ \lang2057\langfe1033\langnp2057\insrsid13704579\charrsid4610521 Trial}{\lang2057\langfe1033\langnp2057\insrsid14355160\charrsid4610521 , Jan. 21, 2009)}{\lang2057\langfe1033\langnp2057\insrsid8542215\charrsid4610521 .}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid8542215\charrsid4610521 Furthermore, }{\lang2057\langfe1033\langnp2057\insrsid15358214\charrsid4610521 under }{ \lang2057\langfe1033\langnp2057\insrsid8542215\charrsid4610521 the }{\lang2057\langfe1033\langnp2057\insrsid13529312\charrsid4610521 Rules & Reg}{\lang2057\langfe1033\langnp2057\insrsid3238011\charrsid4610521 ulations}{ \lang2057\langfe1033\langnp2057\insrsid13529312\charrsid4610521 of the Agana Plan}{\lang2057\langfe1033\langnp2057\insrsid8542215\charrsid4610521 , \'93property owners who have the largest}{\lang2057\langfe1033\langnp2057\insrsid11809817\charrsid4610521 area in terms of square meters . . . }{\lang2057\langfe1033\langnp2057\insrsid8542215\charrsid4610521 whose property has been condemned\'94 have first priority.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid3699284\charrsid4610521 SER}{\lang2057\langfe1033\langnp2057\insrsid8542215\charrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid14435467\charrsid4610521 at}{ \lang2057\langfe1033\langnp2057\insrsid8542215\charrsid4610521 99}{\lang2057\langfe1033\langnp2057\insrsid5261340\charrsid4610521 (}{\lang2057\langfe1033\langnp2057\insrsid4737772\charrsid4610521 Rules & Regs. of the Agana Plan}{ \lang2057\langfe1033\langnp2057\insrsid5261340\charrsid4610521 )}{\lang2057\langfe1033\langnp2057\insrsid8542215\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid8542215\charrsid4610521 It is undisputed that Engracia owned the }{\lang2057\langfe1033\langnp2057\insrsid10422171\charrsid4610521 larger, }{\lang2057\langfe1033\langnp2057\insrsid8542215\charrsid4610521 bottom }{\lang2057\langfe1033\langnp2057\insrsid10504035\charrsid4610521 part}{\lang2057\langfe1033\langnp2057\insrsid8542215\charrsid4610521 of Lot}{\lang2057\langfe1033\langnp2057\insrsid10961272\charrsid4610521 35.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid8542215\charrsid4610521 Because Lot 237-3-2-1 is located }{\lang2057\langfe1033\langnp2057\insrsid15358214\charrsid4610521 on the upper }{\lang2057\langfe1033\langnp2057\insrsid10504035\charrsid4610521 part}{ \lang2057\langfe1033\langnp2057\insrsid15358214\charrsid4610521 of Lot 35}{\lang2057\langfe1033\langnp2057\insrsid8542215\charrsid4610521 , it }{\lang2057\langfe1033\langnp2057\insrsid11809817\charrsid4610521 is logical }{ \lang2057\langfe1033\langnp2057\insrsid9067729\charrsid4610521 that Engracia }{\lang2057\langfe1033\langnp2057\insrsid6111879\charrsid4610521 would be}{\lang2057\langfe1033\langnp2057\insrsid9067729\charrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid8542215\charrsid4610521 considered the majority landowner}{\lang2057\langfe1033\langnp2057\insrsid15358214\charrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid10422171\charrsid4610521 that holds}{ \lang2057\langfe1033\langnp2057\insrsid15358214\charrsid4610521 the first priority in acquiring }{\lang2057\langfe1033\langnp2057\insrsid10422171\charrsid4610521 the}{\lang2057\langfe1033\langnp2057\insrsid15358214\charrsid4610521 contingent }{ \lang2057\langfe1033\langnp2057\insrsid10422171\charrsid4610521 Lot 237-3-2-1}{\lang2057\langfe1033\langnp2057\insrsid6111879\charrsid4610521 , which she }{\lang2057\langfe1033\langnp2057\insrsid10422171\charrsid4610521 exercised }{ \lang2057\langfe1033\langnp2057\insrsid6111879\charrsid4610521 and }{\lang2057\langfe1033\langnp2057\insrsid14166018\charrsid4610521 for which she }{\lang2057\langfe1033\langnp2057\insrsid6111879\charrsid4610521 paid valuable }{ \lang2057\langfe1033\langnp2057\insrsid10961272\charrsid4610521 consideration.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid5643304\charrsid4610521 It is clear that the acquisition of Lot 237-3-2-1 w as in accordance with the }{\lang2057\langfe1033\langnp2057\insrsid544683\charrsid4610521 Plan\rquote s policies}{\lang2057\langfe1033\langnp2057\insrsid10961272\charrsid4610521 ,}{\lang2057\langfe1033\langnp2057\insrsid5643304\charrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid544683\charrsid4610521 as well}{\lang2057\langfe1033\langnp2057\insrsid5643304\charrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid10961272\charrsid4610521 as }{ \lang2057\langfe1033\langnp2057\insrsid5643304\charrsid4610521 previous executions of the Plan.}{\lang2057\langfe1033\langnp2057\insrsid6959522 \par }{\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }{\b\lang2057\langfe1033\langnp2057\insrsid4737772\charrsid4610521 [25]}{\lang2057\langfe1033\langnp2057\insrsid4737772\charrsid4610521 \tab }{\lang2057\langfe1033\langnp2057\insrsid14880270\charrsid4610521 Furthermore, we cannot distingu}{ \lang2057\langfe1033\langnp2057\insrsid15814267\charrsid4610521 ish the taking that occurred in this case from the takings that occurred in }{\i\lang2057\langfe1033\langnp2057\insrsid15814267\charrsid4610521 Moylan}{ \lang2057\langfe1033\langnp2057\insrsid13573935\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid544683\charrsid4610521 In both instances, }{ \lang2057\langfe1033\langnp2057\insrsid13910977\charrsid4610521 lands held by private parties were}{\lang2057\langfe1033\langnp2057\insrsid14880270\charrsid4610521 taken }{\lang2057\langfe1033\langnp2057\insrsid5898971\charrsid4610521 to}{ \lang2057\langfe1033\langnp2057\insrsid544683\charrsid4610521 consolidate oddly shaped properties}{\lang2057\langfe1033\langnp2057\insrsid5898971\charrsid4610521 , reunify the fractional lots, and create geometric shaped lots in the village of Agana.}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid3166279\charrsid4610521 The fact that 22 parcels of land and about two dozen owners were involved in }{ \i\lang2057\langfe1033\langnp2057\insrsid3166279\charrsid4610521 Moylan}{\lang2057\langfe1033\langnp2057\insrsid6111879\charrsid4610521 is not dispositive.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid6111879\charrsid4610521 The }{\lang2057\langfe1033\langnp2057\insrsid3166279\charrsid4610521 takings }{\lang2057\langfe1033\langnp2057\insrsid6111879\charrsid4610521 in }{ \i\lang2057\langfe1033\langnp2057\insrsid6111879\charrsid4610521 Moylan}{\lang2057\langfe1033\langnp2057\insrsid3166279\charrsid4610521 were based }{\lang2057\langfe1033\langnp2057\insrsid14166018\charrsid4610521 on}{ \lang2057\langfe1033\langnp2057\insrsid3166279\charrsid4610521 the o}{\lang2057\langfe1033\langnp2057\insrsid8414917\charrsid4610521 riginal Agana Plan, as is the taking of Lot 237-3-2-1}{\lang2057\langfe1033\langnp2057\insrsid3166279\charrsid4610521 .}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid6060938\charrsid4610521 As to legislative authorization, the legislature passed Public Law 16-118, which clearly authorized the taking of Lot No. 237-3-2-1.}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid6060938\charrsid4610521 Accordingly, we conclude that the trial court erred in holding that the government\rquote s taking of Lot 237-3-2-1 was invalid. }{ \lang2057\langfe1033\langnp2057\insrsid14880270 \par }{\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10224332\charrsid4610521 D}{\b\lang2057\langfe1033\langnp2057\insrsid14501145\charrsid4610521 .}{\b\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \b\lang2057\langfe1033\langnp2057\insrsid4541143\charrsid4610521 Agana Plan and the Chamorro Land Trust Act}{\b\lang2057\langfe1033\langnp2057\insrsid8329267\charrsid4610521 \par }{\lang2057\langfe1033\langnp2057\insrsid14761312\charrsid4610521 \par }{\b\lang2057\langfe1033\langnp2057\insrsid4737772\charrsid4610521 [26]}{\lang2057\langfe1033\langnp2057\insrsid4737772\charrsid4610521 \tab }{\lang2057\langfe1033\langnp2057\insrsid14761312\charrsid4610521 In a similar vein, the trial court and }{ \lang2057\langfe1033\langnp2057\insrsid4605722\charrsid4610521 the Ilagans}{\lang2057\langfe1033\langnp2057\insrsid14761312\charrsid4610521 described the Agana Plan as being \'93superseded\'94 by the 1975 Chamorro Land Trust Act, codified at }{ \lang2057\langfe1033\langnp2057\insrsid2369148\charrsid4610521 21 GCA Chapter 75}{\lang2057\langfe1033\langnp2057\insrsid16079042\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid14956796\charrsid4610521 ER at 51 }{\lang2057\langfe1033\langnp2057\insrsid10224332\charrsid4610521 (Finds. }{\lang2057\langfe1033\langnp2057\insrsid14956796\charrsid4610521 Fact & Concl. L.).}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid13117303\charrsid4610521 At}{\lang2057\langfe1033\langnp2057\insrsid14761312\charrsid4610521 oral argument, the Ungactas}{ \lang2057\langfe1033\langnp2057\insrsid14166018\charrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid13117303\charrsid4610521 contended}{\lang2057\langfe1033\langnp2057\insrsid14761312\charrsid4610521 that the trial court erred in }{ \lang2057\langfe1033\langnp2057\insrsid14186517\charrsid4610521 suggesting }{\lang2057\langfe1033\langnp2057\insrsid14761312\charrsid4610521 that the Agana Plan }{\lang2057\langfe1033\langnp2057\insrsid13117303\charrsid4610521 wa}{ \lang2057\langfe1033\langnp2057\insrsid14761312\charrsid4610521 s }{\lang2057\langfe1033\langnp2057\insrsid14186517\charrsid4610521 no longer valid}{\lang2057\langfe1033\langnp2057\insrsid14761312\charrsid4610521 .}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid14956796\charrsid4610521 Digital Recordings at 10:57:30 (}{\lang2057\langfe1033\langnp2057\insrsid3496181\charrsid4610521 Oral Arguments, }{ \lang2057\langfe1033\langnp2057\insrsid14956796\charrsid4610521 Dec. 1, 2010).}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid14761312\charrsid4610521 As such, the validity of the Agana Plan turns on whether it was ever repealed or superseded expressly or impliedly by the Chamorro Land Trust Act.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid14761312 \par }{\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }{\b\lang2057\langfe1033\langnp2057\insrsid4737772\charrsid4610521 [27]}{\lang2057\langfe1033\langnp2057\insrsid4737772\charrsid4610521 \tab }{\lang2057\langfe1033\langnp2057\insrsid14956796\charrsid4610521 In determining whether there is an implied repeal, courts resort to rules of statutory construction.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\cs15\i\lang2057\langfe1033\langnp2057\insrsid14956796\charrsid4610521 See }{ \i\lang2057\langfe1033\langnp2057\insrsid14956796\charrsid4610521 Sumitomo Const., Co., Ltd. v. Gov't of Guam}{\lang2057\langfe1033\langnp2057\insrsid14956796\charrsid4610521 , 2001 Guam 23 \'b6 75.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid14956796\charrsid4610521 At the outset, courts must first look to the language of the statute itself.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \i\lang2057\langfe1033\langnp2057\insrsid14956796\charrsid4610521 Sumitomo}{\lang2057\langfe1033\langnp2057\insrsid14956796\charrsid4610521 , 2001 Guam 23 \'b6 17; }{\cs15\i\lang2057\langfe1033\langnp2057\insrsid14956796\charrsid4610521 Pangelinan,}{ \lang2057\langfe1033\langnp2057\insrsid14956796\charrsid4610521 2000 Guam 11 \'b6 23.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid14956796\charrsid4610521 \'93 Absent clear legislative intent to the contrary, the plain meaning prevails.\'94}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\i\lang2057\langfe1033\langnp2057\insrsid14956796\charrsid4610521 Sumitomo}{ \lang2057\langfe1033\langnp2057\insrsid14956796\charrsid4610521 , 2001 Guam 23 \'b6 17.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid14956796\charrsid4610521 Moreover, in determining legislative intent, a statute must be read as a whole, as well as to its objects and policy.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\i\lang2057\langfe1033\langnp2057\insrsid14956796\charrsid4610521 Id.}{ \i\lang2057\langfe1033\langnp2057\insrsid14956796 \par }{\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }{\b\lang2057\langfe1033\langnp2057\insrsid4737772\charrsid4610521 [28]}{\lang2057\langfe1033\langnp2057\insrsid4737772\charrsid4610521 \tab }{\lang2057\langfe1033\langnp2057\insrsid14761312\charrsid4610521 Neither the governm ent nor the Ungactas referred to clear legislative intent that the Chamorro Land Trust was intended to repeal }{\lang2057\langfe1033\langnp2057\insrsid11862796\charrsid4610521 section 17050.1 of the Guam Government Code}{ \lang2057\langfe1033\langnp2057\insrsid5261340\charrsid4610521 , codified as 21 GCA \'a7 61202}{\lang2057\langfe1033\langnp2057\insrsid14761312\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid14761312\charrsid4610521 Section 75105 of the Chamorro Land Trust Act provides:}{\lang2057\langfe1033\langnp2057\insrsid14761312 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid4610521 {\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }\pard \ql \li720\ri0\nowidctlpar\faauto\rin0\lin720\itap0\pararsid4610521 {\lang2057\langfe1033\langnp2057\insrsid14761312\charrsid4610521 Upon and after th e enactment of this Chapter, all available lands shall immediately assume the status of Chamorro homelands and shall be under the control of the Commission to be used and disposed of in accordance with the provisions of this Chapter, except that: \par }{\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }{\lang2057\langfe1033\langnp2057\insrsid14761312\charrsid4610521 (c) The department }{\i\lang2057\langfe1033\langnp2057\insrsid14761312\charrsid4610521 may sell to any contiguous landowner any fractional lot placed under its management which was created by the adoption of the standard block system}{\lang2057\langfe1033\langnp2057\insrsid14761312\charrsid4610521 . \par \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid4610521 {\lang2057\langfe1033\langnp2057\insrsid14761312\charrsid4610521 5 }{\lang2057\langfe1033\langnp2057\insrsid6244359\charrsid4610521 GCA}{ \lang2057\langfe1033\langnp2057\insrsid14761312\charrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid2369148\charrsid4610521 \'a7 75105}{\lang2057\langfe1033\langnp2057\insrsid13373296\charrsid4610521 (2005)}{ \lang2057\langfe1033\langnp2057\insrsid2369148\charrsid4610521 (emphasis added).}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid14761312\charrsid4610521 Subsection (c) gives the Department of Land Management the continued authority to dispose of fractionalized lots taken over or owned by the government.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid14761312\charrsid4610521 One could argue that because}{\lang2057\langfe1033\langnp2057\insrsid13117303\charrsid4610521 section}{\lang2057\langfe1033\langnp2057\insrsid14761312\charrsid4610521 75105(c) addresses Guam\rquote s fractional lots and }{ \lang2057\langfe1033\langnp2057\insrsid10961272\charrsid4610521 the }{\lang2057\langfe1033\langnp2057\insrsid14761312\charrsid4610521 standard block system, }{\lang2057\langfe1033\langnp2057\insrsid1135203\charrsid4610521 the }{ \lang2057\langfe1033\langnp2057\insrsid14761312\charrsid4610521 legislature may have intended to supersede any law relating to the standard block system, including the Agana Plan}{\lang2057\langfe1033\langnp2057\insrsid2369148\charrsid4610521 .}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid2369148\charrsid4610521 We are reluctant, however,}{\lang2057\langfe1033\langnp2057\insrsid14761312\charrsid4610521 to find legislative intent when there is none.}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid14761312\charrsid4610521 \'93Absurdity may result when the legislature drafts a statute using language that is broader and more sweeping than that wh}{ \lang2057\langfe1033\langnp2057\insrsid2369148\charrsid4610521 ich the legislature intended.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid13840219\charrsid4610521 In such cases, the court can interpret the broad language in a limited fashion in an effort to effectuate legislative intent.}{\lang2057\langfe1033\langnp2057\insrsid2369148\charrsid4610521 \'94}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \i\lang2057\langfe1033\langnp2057\insrsid14761312\charrsid4610521 Sumitomo}{\lang2057\langfe1033\langnp2057\insrsid14761312\charrsid4610521 , 2001 Guam}{\lang2057\langfe1033\langnp2057\insrsid2369148\charrsid4610521 23 \'b6 17.}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid14761312\charrsid4610521 The mere fact that separate statutes govern the standard block system of Guam is not dispositive of the validity of }{ \lang2057\langfe1033\langnp2057\insrsid6685036\charrsid4610521 21 GCA \'a7 61202}{\lang2057\langfe1033\langnp2057\insrsid2167556\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid14761312\charrsid4610521 The Chamorro Land Trust Act directs the disposition and management of land al}{\lang2057\langfe1033\langnp2057\insrsid5261340\charrsid4610521 ready owned by the government.}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid14761312\charrsid4610521 By contrast, }{\lang2057\langfe1033\langnp2057\insrsid5261340\charrsid4610521 21 GCA \'a7 61201}{ \lang2057\langfe1033\langnp2057\insrsid14761312\charrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid11096706\charrsid4610521 aims to straighten the lines of the village of Agana}{\lang2057\langfe1033\langnp2057\insrsid13373296\charrsid4610521 ,}{ \lang2057\langfe1033\langnp2057\insrsid11096706\charrsid4610521 and unify}{\lang2057\langfe1033\langnp2057\insrsid14761312\charrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid1135203\charrsid4610521 fractional lots}{ \lang2057\langfe1033\langnp2057\insrsid11096706\charrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid1135203\charrsid4610521 that}{\lang2057\langfe1033\langnp2057\insrsid11096706\charrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid14761312\charrsid4610521 are not necessarily owned by the government.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid14761312\charrsid4610521 Because the Chamorro Land Trust Act does not squarely address the problems underlying }{\lang2057\langfe1033\langnp2057\insrsid5261340\charrsid4610521 21 GCA \'a7 61201}{\lang2057\langfe1033\langnp2057\insrsid14761312\charrsid4610521 , we find that the former does not conflict nor does it impliedly repeal the lat}{\lang2057\langfe1033\langnp2057\insrsid2167556\charrsid4610521 ter.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \cs15\i\lang2057\langfe1033\langnp2057\insrsid14761312\charrsid4610521 See }{\cs15\i\lang2057\langfe1033\langnp2057\insrsid2167556\charrsid4610521 People v. }{\cs15\i\lang2057\langfe1033\langnp2057\insrsid14761312\charrsid4610521 Quinata,}{ \lang2057\langfe1033\langnp2057\insrsid2167556\charrsid4610521 1982 WL 30546, at * 2.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid11096706\charrsid4610521 As such, we do not find that the Agana Plan was repealed or superseded by the Chamorro Land Trust Act.}{\lang2057\langfe1033\langnp2057\insrsid14761312 \par }{\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }{\b\lang2057\langfe1033\langnp2057\insrsid13529312\charrsid4610521 E}{\b\lang2057\langfe1033\langnp2057\insrsid5655916\charrsid4610521 .}{\b\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \b\lang2057\langfe1033\langnp2057\insrsid5655916\charrsid4610521 Irregularities in the Condemnation Procedure}{\b\lang2057\langfe1033\langnp2057\insrsid12389465 \par }{\b\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }{\b\lang2057\langfe1033\langnp2057\insrsid3238011\charrsid4610521 [29]}{\lang2057\langfe1033\langnp2057\insrsid3238011\charrsid4610521 \tab }{\lang2057\langfe1033\langnp2057\insrsid4605722\charrsid4610521 The Ilagans offer}{ \lang2057\langfe1033\langnp2057\insrsid10628483\charrsid4610521 alternative reasons }{\lang2057\langfe1033\langnp2057\insrsid10424976\charrsid4610521 to affirm}{\lang2057\langfe1033\langnp2057\insrsid10628483\charrsid4610521 the trial court\rquote s holding that the governmental taking of Lot No. 237-3-2-1 was invalid}{\lang2057\langfe1033\langnp2057\insrsid10961272\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid10628483\charrsid4610521 First, }{\lang2057\langfe1033\langnp2057\insrsid4605722\charrsid4610521 they}{\lang2057\langfe1033\langnp2057\insrsid10628483\charrsid4610521 argue that there were irregularities in the transactions after the purported taking.}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid4613110\charrsid4610521 Appellees\rquote }{\lang2057\langfe1033\langnp2057\insrsid10628483\charrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid12976487\charrsid4610521 Br. }{\lang2057\langfe1033\langnp2057\insrsid1135203\charrsid4610521 at}{\lang2057\langfe1033\langnp2057\insrsid10961272\charrsid4610521 37.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid4605722\charrsid4610521 The Ilagans cite}{\lang2057\langfe1033\langnp2057\insrsid10628483\charrsid4610521 only }{\lang2057\langfe1033\langnp2057\insrsid2167556\charrsid4610521 the }{ \i\lang2057\langfe1033\langnp2057\insrsid10628483\charrsid4610521 Moylan}{\lang2057\langfe1033\langnp2057\insrsid2167556\charrsid4610521 case}{\lang2057\langfe1033\langnp2057\insrsid10628483\charrsid4610521 to suggest that a taking is invalid when there are irregularitie}{\lang2057\langfe1033\langnp2057\insrsid2167556\charrsid4610521 s in the condemnation procedure}{\lang2057\langfe1033\langnp2057\insrsid10628483\charrsid4610521 .}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid10628483\charrsid4610521 Specifically,}{\lang2057\langfe1033\langnp2057\insrsid935998\charrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid4605722\charrsid4610521 the Ilagans argue}{\lang2057\langfe1033\langnp2057\insrsid10628483\charrsid4610521 that the }{\lang2057\langfe1033\langnp2057\insrsid1135203\charrsid4610521 g}{ \lang2057\langfe1033\langnp2057\insrsid10628483\charrsid4610521 overnment did not follow the preference system outlined in the Rules and Regulations of the Agana Plan.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid4613110\charrsid4610521 Appellees\rquote }{\lang2057\langfe1033\langnp2057\insrsid10628483\charrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid12976487\charrsid4610521 Br. }{ \lang2057\langfe1033\langnp2057\insrsid1135203\charrsid4610521 at }{\lang2057\langfe1033\langnp2057\insrsid10628483\charrsid4610521 37; }{\lang2057\langfe1033\langnp2057\insrsid1135203\charrsid4610521 SER at }{ \lang2057\langfe1033\langnp2057\insrsid10628483\charrsid4610521 98-100}{\lang2057\langfe1033\langnp2057\insrsid10299826\charrsid4610521 (Rules & Regs. of the Agana Plan)}{\lang2057\langfe1033\langnp2057\insrsid10628483\charrsid4610521 .}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid10628483\charrsid4610521 According to}{\lang2057\langfe1033\langnp2057\insrsid8414917\charrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid4605722\charrsid4610521 the Ilagans}{\lang2057\langfe1033\langnp2057\insrsid8414917\charrsid4610521 , had the g}{\lang2057\langfe1033\langnp2057\insrsid10628483\charrsid4610521 overnment followed the Rules and Regulations}{\lang2057\langfe1033\langnp2057\insrsid10299826\charrsid4610521 of the Agana Plan}{\lang2057\langfe1033\langnp2057\insrsid10628483\charrsid4610521 , then the property at issue sho uld have been offered for sale to }{\lang2057\langfe1033\langnp2057\insrsid4605722\charrsid4610521 the Ilagans}{\lang2057\langfe1033\langnp2057\insrsid10628483\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid4613110\charrsid4610521 Appellees\rquote }{\lang2057\langfe1033\langnp2057\insrsid10628483\charrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid12976487\charrsid4610521 Br. }{ \lang2057\langfe1033\langnp2057\insrsid1135203\charrsid4610521 at }{\lang2057\langfe1033\langnp2057\insrsid10628483\charrsid4610521 38.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid10628483\charrsid4610521 As such, }{\lang2057\langfe1033\langnp2057\insrsid4605722\charrsid4610521 they contend}{\lang2057\langfe1033\langnp2057\insrsid10628483\charrsid4610521 that the \'93book on the procedure\'94 was not followed. }{ \i\lang2057\langfe1033\langnp2057\insrsid10628483\charrsid4610521 Id. }{\lang2057\langfe1033\langnp2057\insrsid10628483\charrsid4610521 at }{\lang2057\langfe1033\langnp2057\insrsid14113430\charrsid4610521 38.}{ \lang2057\langfe1033\langnp2057\insrsid10628483 \par }{\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }{\b\lang2057\langfe1033\langnp2057\insrsid9532588\charrsid4610521 [30]\tab }{\i\lang2057\langfe1033\langnp2057\insrsid10628483\charrsid4610521 Moylan}{\lang2057\langfe1033\langnp2057\insrsid13052591\charrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid10628483\charrsid4610521 merely states that \'93[t]here may be a lot of policy reasons against the taking of one man}{\lang2057\langfe1033\langnp2057\insrsid13117303\charrsid4610521 \rquote }{ \lang2057\langfe1033\langnp2057\insrsid10628483\charrsid4610521 s property to sell to another (and sometimes at a loss to the government) but under all modern federal }{\lang2057\langfe1033\langnp2057\insrsid6685036\charrsid4610521 decisions ou[r] hands are tied \endash }{\i\lang2057\langfe1033\langnp2057\insrsid10628483\charrsid4610521 if the book on the procedure is followed}{\lang2057\langfe1033\langnp2057\insrsid10628483\charrsid4610521 .\'94}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\i\lang2057\langfe1033\langnp2057\insrsid14956796\charrsid4610521 Moylan}{\lang2057\langfe1033\langnp2057\insrsid14956796\charrsid4610521 , 407 F.2d at 569 (emphasis added).}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid10628483\charrsid4610521 This, however, is dicta and cannot be considered as holding any precedential value.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \i\lang2057\langfe1033\langnp2057\insrsid10628483\charrsid4610521 Moylan}{\lang2057\langfe1033\langnp2057\insrsid10628483\charrsid4610521 did not discuss the issue of whether a taking is invalid merely because the \'93book on the procedure\'94 w}{ \lang2057\langfe1033\langnp2057\insrsid2167556\charrsid4610521 as not followed with precision.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\i\lang2057\langfe1033\langnp2057\insrsid10299826\charrsid4610521 Id.}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid8414917\charrsid4610521 As discussed above, the government employed several different }{\lang2057\langfe1033\langnp2057\insrsid935998\charrsid4610521 mechanisms to further its goal of }{\lang2057\langfe1033\langnp2057\insrsid1512141\charrsid4610521 consolidating}{\lang2057\langfe1033\langnp2057\insrsid935998\charrsid4610521 the }{\lang2057\langfe1033\langnp2057\insrsid1512141\charrsid4610521 oddly shaped }{\lang2057\langfe1033\langnp2057\insrsid935998\charrsid4610521 lots}{\lang2057\langfe1033\langnp2057\insrsid7541445\charrsid4610521 and reconstruct Agana along modern lines}{\lang2057\langfe1033\langnp2057\insrsid2167556\charrsid4610521 .}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid1996236\charrsid4610521 The government\rquote s taking of Lot 237-3}{\lang2057\langfe1033\langnp2057\insrsid1512141\charrsid4610521 -2-1 and su}{ \lang2057\langfe1033\langnp2057\insrsid5991487\charrsid4610521 bsequent sale to Engracia }{\lang2057\langfe1033\langnp2057\insrsid1996236\charrsid4610521 was a proper execution of the Agana Pla}{ \lang2057\langfe1033\langnp2057\insrsid6904130\charrsid4610521 n as it allowed a }{\lang2057\langfe1033\langnp2057\insrsid1996236\charrsid4610521 majority }{\lang2057\langfe1033\langnp2057\insrsid3430135\charrsid4610521 landowner}{ \lang2057\langfe1033\langnp2057\insrsid6904130\charrsid4610521 , like Engracia, to }{\lang2057\langfe1033\langnp2057\insrsid1996236\charrsid4610521 acquire condemned land in order to unify fractional lots}{ \lang2057\langfe1033\langnp2057\insrsid2167556\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid1996236\charrsid4610521 ER }{\lang2057\langfe1033\langnp2057\insrsid1135203\charrsid4610521 at }{ \lang2057\langfe1033\langnp2057\insrsid1996236\charrsid4610521 37}{\lang2057\langfe1033\langnp2057\insrsid14956796\charrsid4610521 (Bench Trial}{\lang2057\langfe1033\langnp2057\insrsid10299826\charrsid4610521 , }{ \lang2057\langfe1033\langnp2057\insrsid1265553\charrsid4610521 Jan. 20, 2009}{\lang2057\langfe1033\langnp2057\insrsid14956796\charrsid4610521 ).}{\lang2057\langfe1033\langnp2057\insrsid1996236 \par }{\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }{\b\lang2057\langfe1033\langnp2057\insrsid1265553\charrsid4610521 F}{\b\lang2057\langfe1033\langnp2057\insrsid1867023\charrsid4610521 .}{\b\lang2057\langfe1033\langnp2057\insrsid4541143\charrsid4610521 }{ \b\lang2057\langfe1033\langnp2057\insrsid4605722\charrsid4610521 Ilagans\rquote }{\b\lang2057\langfe1033\langnp2057\insrsid15418804\charrsid4610521 \'93Class of One\'94 Equal Protection Rights}{\b\lang2057\langfe1033\langnp2057\insrsid1867023 \par }{\b\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }{\b\lang2057\langfe1033\langnp2057\insrsid9532588\charrsid4610521 [31]}{\lang2057\langfe1033\langnp2057\insrsid9532588\charrsid4610521 \tab }{\lang2057\langfe1033\langnp2057\insrsid4605722\charrsid4610521 The Ilagans}{ \lang2057\langfe1033\langnp2057\insrsid1867023\charrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid6626495\charrsid4610521 also }{\lang2057\langfe1033\langnp2057\insrsid4605722\charrsid4610521 argue}{ \lang2057\langfe1033\langnp2057\insrsid1867023\charrsid4610521 that }{\lang2057\langfe1033\langnp2057\insrsid6177626\charrsid4610521 the }{\lang2057\langfe1033\langnp2057\insrsid1867023\charrsid4610521 taking of }{ \lang2057\langfe1033\langnp2057\insrsid4605722\charrsid4610521 Lot 237-3-2-1 }{\lang2057\langfe1033\langnp2057\insrsid1867023\charrsid4610521 violated }{\lang2057\langfe1033\langnp2057\insrsid4605722\charrsid4610521 their}{ \lang2057\langfe1033\langnp2057\insrsid1135203\charrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid1867023\charrsid4610521 equal protect}{\lang2057\langfe1033\langnp2057\insrsid6821705\charrsid4610521 ion rights.}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid4613110\charrsid4610521 Appellees\rquote }{\lang2057\langfe1033\langnp2057\insrsid6821705\charrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid12976487\charrsid4610521 Br. }{\lang2057\langfe1033\langnp2057\insrsid6821705\charrsid4610521 at}{\lang2057\langfe1033\langnp2057\insrsid1867023\charrsid4610521 38.}{\lang2057\langfe1033\langnp2057\insrsid4610521 } {\lang2057\langfe1033\langnp2057\insrsid1867023\charrsid4610521 The Equal Protection Clause, part of the Fourteenth Amendment of the U.S. Constitution, provides:}{\lang2057\langfe1033\langnp2057\insrsid1867023 \par }{\b\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid4610521 {\lang2057\langfe1033\langnp2057\insrsid1867023\charrsid4610521 No State shall make or enforce law which shall abridge the privileges or immunities of citizens of the United States; nor shall any State deprive any person of life, liberty, or property, without due process of law; nor deny to any person within its juris diction the equal protection of the laws. }{\lang2057\langfe1033\langnp2057\insrsid1867023 \par }{\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid4610521 {\lang2057\langfe1033\langnp2057\insrsid14956796\charrsid4610521 U.S. Const. amend. XIV.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid1867023\charrsid4610521 This clause is extended to Guam }{\lang2057\langfe1033\langnp2057\insrsid6821705\charrsid4610521 through the Guam Organic Act,}{\lang2057\langfe1033\langnp2057\insrsid1867023\charrsid4610521 48 U.S.C.}{\lang2057\langfe1033\langnp2057\insrsid1265553\charrsid4610521 A,}{\lang2057\langfe1033\langnp2057\insrsid1867023\charrsid4610521 \'a71421b(u)}{\lang2057\langfe1033\langnp2057\insrsid8212140\charrsid4610521 (West)}{ \lang2057\langfe1033\langnp2057\insrsid1867023\charrsid4610521 . }{\lang2057\langfe1033\langnp2057\insrsid1867023 \par }{\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }{\b\lang2057\langfe1033\langnp2057\insrsid9532588\charrsid4610521 [32]}{\lang2057\langfe1033\langnp2057\insrsid9532588\charrsid4610521 \tab }{\lang2057\langfe1033\langnp2057\insrsid1867023\charrsid4610521 To support }{ \lang2057\langfe1033\langnp2057\insrsid4605722\charrsid4610521 their}{\lang2057\langfe1033\langnp2057\insrsid1867023\charrsid4610521 claim, }{\lang2057\langfe1033\langnp2057\insrsid4605722\charrsid4610521 the Ilagans point}{ \lang2057\langfe1033\langnp2057\insrsid1867023\charrsid4610521 to a line of cases that have recognized a \'93class of one\'94 denial of equal protection, in which an individual who has not been singled out because of race or some other trigger of invidious discrimination can still obtain a remedy under the equal protection clause.}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid4605722\charrsid4610521 Appellees\rquote }{\lang2057\langfe1033\langnp2057\insrsid1718687\charrsid4610521 Br. at}{ \lang2057\langfe1033\langnp2057\insrsid2167556\charrsid4610521 39.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid1867023\charrsid4610521 Such broad extension of the equal protection clause to a \'93class of one \'94 was first articulated in the U}{\lang2057\langfe1033\langnp2057\insrsid6626495\charrsid4610521 nited }{\lang2057\langfe1033\langnp2057\insrsid1867023\charrsid4610521 S}{\lang2057\langfe1033\langnp2057\insrsid6626495\charrsid4610521 tates}{ \lang2057\langfe1033\langnp2057\insrsid1867023\charrsid4610521 Supreme Court case }{\i\lang2057\langfe1033\langnp2057\insrsid1867023\charrsid4610521 {\*\bkmkstart OLE_LINK1}{\*\bkmkstart OLE_LINK2}Village of Willowbrook v. Olech}{ \lang2057\langfe1033\langnp2057\insrsid1867023\charrsid4610521 {\*\bkmkend OLE_LINK1}{\*\bkmkend OLE_LINK2}. 528 U.S.}{\lang2057\langfe1033\langnp2057\insrsid2167556\charrsid4610521 562, 563 (2000).}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid1867023\charrsid4610521 The Court }{\lang2057\langfe1033\langnp2057\insrsid1339100\charrsid4610521 stated}{\lang2057\langfe1033\langnp2057\insrsid1867023\charrsid4610521 that \'93[o]ur cases have rec ognized successful equal protection claims brought by a \lquote class of one,\rquote where the plaintiff alleges that she has been intentionally treated differently from others similarly situated and that there is no rational basis for the difference in treatment.\'94}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \i\lang2057\langfe1033\langnp2057\insrsid283688\charrsid4610521 Id.}{\lang2057\langfe1033\langnp2057\insrsid14956796\charrsid4610521 at 564 (citations omitted).}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid1867023\charrsid4610521 Such cases, the Court noted, support the principle that \'93[t]he purpos{\*\bkmkstart sp_708_1075}{\*\bkmkstart SDU_1075}{\*\bkmkstart citeas__Cite_as__528_U_S__562___564__120} {\*\bkmkend sp_708_1075}{\*\bkmkend SDU_1075}{\*\bkmkend citeas__Cite_as__528_U_S__562___564__120}e of the equal protection clause of the Fourteenth Amendment is to secure every person within the State\rquote s jurisdiction against intentional and arbitrary discrimination, whether occasioned by express terms of a statute or by its improper execution through duly constituted }{\lang2057\langfe1033\langnp2057\insrsid10961272\charrsid4610521 agents.\'94}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\i\lang2057\langfe1033\langnp2057\insrsid1867023\charrsid4610521 Id{\*\bkmkstart sp_999_2}{\*\bkmkstart SDU_2}{\*\bkmkstart _______HN_F2}{\*\bkmkstart citeas__Cite_as__528_U_S__562___565__120} {\*\bkmkend sp_999_2}{\*\bkmkend SDU_2}{\*\bkmkend _______HN_F2}{\*\bkmkend citeas__Cite_as__528_U_S__562___565__120}.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid2167556\charrsid4610521 (internal quotation and citation omitted).}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid1339100\charrsid4610521 Notably,}{\lang2057\langfe1033\langnp2057\insrsid990597\charrsid4610521 however,}{ \lang2057\langfe1033\langnp2057\insrsid1339100\charrsid4610521 the Court did not address whether subjective ill will or malice is a necessary element to state a claim for a class of one.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid1339100\charrsid4610521 R}{\lang2057\langfe1033\langnp2057\insrsid990597\charrsid4610521 ather, the Court stated}{\lang2057\langfe1033\langnp2057\insrsid6626495\charrsid4610521 ,}{ \lang2057\langfe1033\langnp2057\insrsid990597\charrsid4610521 it}{\lang2057\langfe1033\langnp2057\insrsid1339100\charrsid4610521 will \'93not reach the alternative theory of \lquote subjective ill will\rquote relied on by the Seventh Circuit.\'94}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\i\lang2057\langfe1033\langnp2057\insrsid13840219\charrsid4610521 Id. }{\lang2057\langfe1033\langnp2057\insrsid13840219\charrsid4610521 at 565.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid1339100\charrsid4610521 The Court explained that Olech's allegations of differential treatment and irrationality, \'93quite apart from the Village}{\lang2057\langfe1033\langnp2057\insrsid6626495\charrsid4610521 \rquote }{\lang2057\langfe1033\langnp2057\insrsid1339100\charrsid4610521 s subjective motivation, are sufficient to state a claim for relief under traditional equal protection analysis.\'94}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \i\lang2057\langfe1033\langnp2057\insrsid13840219\charrsid4610521 Id. }{\i\lang2057\langfe1033\langnp2057\insrsid1250812 \par }{\i\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }{\b\lang2057\langfe1033\langnp2057\insrsid9532588\charrsid4610521 [33]}{\lang2057\langfe1033\langnp2057\insrsid9532588\charrsid4610521 \tab }{\lang2057\langfe1033\langnp2057\insrsid12860299\charrsid4610521 Following }{ \i\lang2057\langfe1033\langnp2057\insrsid12860299\charrsid4610521 Olech}{\lang2057\langfe1033\langnp2057\insrsid12860299\charrsid4610521 ,}{\i\lang2057\langfe1033\langnp2057\insrsid12860299\charrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid15418804\charrsid4610521 courts have suggested diff}{\lang2057\langfe1033\langnp2057\insrsid6837377\charrsid4610521 ering \'93class of one\'94 standards.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \i\lang2057\langfe1033\langnp2057\insrsid14956796\charrsid4610521 See }{\lang2057\langfe1033\langnp2057\insrsid12860299\charrsid4610521 Michael S. Giaimo, }{\cs15\i\lang2057\langfe1033\langnp2057\insrsid12860299\charrsid4610521 Challenging Improper Land Use Decision-Making Under the Equal Protection Clause,}{\lang2057\langfe1033\langnp2057\insrsid12860299\charrsid4610521 15 }{\cs22\lang2057\langfe1033\langnp2057\insrsid12860299\charrsid4610521 Fordham L.}{ \cs22\lang2057\langfe1033\langnp2057\insrsid14956796\charrsid4610521 }{\cs22\lang2057\langfe1033\langnp2057\insrsid12860299\charrsid4610521 Rev.}{\lang2057\langfe1033\langnp2057\insrsid12860299\charrsid4610521 335 (2004) (\'93The [}{ \cs15\i\lang2057\langfe1033\langnp2057\insrsid12860299\charrsid4610521 Olech}{\lang2057\langfe1033\langnp2057\insrsid12860299\charrsid4610521 ] decision was a mere five paragraphs long, and seemingly very straightforward, but it has prompted varied reactions and considerable disag}{\lang2057\langfe1033\langnp2057\insrsid1250812\charrsid4610521 reement in the lower courts.\'94).}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid1250812\charrsid4610521 \'93Some courts, taking the lead of Justice Breyer, have attempted to cabin the reach of class-of-one equal protection cases by demanding that plaintiffs present evidence not merely of arbitrariness but of malice or ill-will against the plaintiff.\'94}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \i\lang2057\langfe1033\langnp2057\insrsid1250812\charrsid4610521 Lindquist v. City of Pasadena}{\lang2057\langfe1033\langnp2057\insrsid1250812\charrsid4610521 , 656 F. Supp. 2d 662, 680 (S.D. Tex. 2009) (quoting }{ \cs15\i\lang2057\langfe1033\langnp2057\insrsid1250812\charrsid4610521 Jennings v. City of Stillwater,}{\lang2057\langfe1033\langnp2057\insrsid1250812\charrsid4610521 383 F.3d 1199, 1210-11 (10th Cir. 2004).}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid1250812\charrsid4610521 One circuit suggested that subjective ill will is not required.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \i\lang2057\langfe1033\langnp2057\insrsid1250812\charrsid4610521 S}{\cs15\i\lang2057\langfe1033\langnp2057\insrsid1250812\charrsid4610521 ee Jackson v. 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0}}{\sp{\sn fPreferRelativeResize}{\sv 1}}{\sp{\sn fReallyHidden}{\sv 0}}{\sp{\sn fScriptAnchor}{\sv 0}}{\sp{\sn fFakeMaster}{\sv 0}}{\sp{\sn fCameFromImgDummy}{\sv 0}}{\sp{\sn fLayoutInCell}{\sv 1}}} \picscalex100\picscaley100\piccropl0\piccropr0\piccropt0\piccropb0\picw2540\pich635\picwgoal1440\pichgoal360\wmetafile8\bliptag1516279985\blipupi96{\*\blipuid 5a6098b1077b5a755b3e8aa9bf551b4a} 010009000003b900000004000b00000000000400000003010800050000000b0200000000050000000c0218006000030000001e0007000000fc020000ffffff00 0000040000002d010000090000001d062100f0001800010000005f00090000001d062100f00001005f001700000007000000fc020000aca89900000004000000 2d010100090000001d062100f0001700010000000000090000001d062100f00001005e000000010007000000fc020000f1efe2000000040000002d0102000900 00001d062100f0001600010001005e00090000001d062100f00001005d001600010007000000fc020000716f64000000040000002d010300090000001d062100 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City of Wheeling}{\cs15\lang2057\langfe1033\langnp2057\insrsid1250812\charrsid4610521 ,}{\i\lang2057\langfe1033\langnp2057\insrsid1250812\charrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid1250812\charrsid4610521 209 F.3d 1005, 1008 (7th Cir.}{\lang2057\langfe1033\langnp2057\insrsid3170547\charrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid1250812\charrsid4610521 2000) (\'93 We described the class of equal protection cases illustrated by }{\i\lang2057\langfe1033\langnp2057\insrsid1250812\charrsid4610521 Olech}{\lang2057\langfe1033\langnp2057\insrsid1250812\charrsid4610521 as \lquote vindictive action\rquote cases and said that they require \lquote proof that the cause of the differential treatment of which the plaintiff complains was a totally illegitimate animus toward the plaintiff by the defendant.\rquote \'94).}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid8464658\charrsid4610521 We need not reconcile the conflict here.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid15418804\charrsid4610521 Because the facts suggest that there were other landowners similarly treated in this area, we do not find that this case compels us to adopt any \'93class of one\'94 test, and we therefore decline to do so.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid15418804\charrsid4610521 M}{\lang2057\langfe1033\langnp2057\insrsid9840451\charrsid4610521 ere exclusion from a widespread implementation of the Agana Plan in Block 10, without more, is insufficient.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid4613110\charrsid4610521 Therefore, the Ilagan}{ \lang2057\langfe1033\langnp2057\insrsid9840451\charrsid4610521 s}{\lang2057\langfe1033\langnp2057\insrsid4613110\charrsid4610521 \rquote }{\lang2057\langfe1033\langnp2057\insrsid9840451\charrsid4610521 equal protection argument must fail.}{ \lang2057\langfe1033\langnp2057\insrsid1867023 \par }{\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }{\b\lang2057\langfe1033\langnp2057\insrsid3242274\charrsid4610521 G}{\b\lang2057\langfe1033\langnp2057\insrsid1718687\charrsid4610521 .}{\b\lang2057\langfe1033\langnp2057\insrsid4610521 }{\b\lang2057\langfe1033\langnp2057\insrsid4541143\charrsid4610521 Excess Condemnation}{\b\lang2057\langfe1033\langnp2057\insrsid1718687 \par }{\b\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }{\b\lang2057\langfe1033\langnp2057\insrsid8664144\charrsid4610521 [34]}{\lang2057\langfe1033\langnp2057\insrsid8664144\charrsid4610521 \tab }{\lang2057\langfe1033\langnp2057\insrsid4613110\charrsid4610521 The Ilagans}{ \lang2057\langfe1033\langnp2057\insrsid1867023\charrsid4610521 altern}{\lang2057\langfe1033\langnp2057\insrsid4613110\charrsid4610521 atively argue}{\lang2057\langfe1033\langnp2057\insrsid1718687\charrsid4610521 that the taking }{ \lang2057\langfe1033\langnp2057\insrsid1867023\charrsid4610521 c}{\lang2057\langfe1033\langnp2057\insrsid1718687\charrsid4610521 onstituted excess condemnation.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid1867023\charrsid4610521 Appellee\rquote s }{\lang2057\langfe1033\langnp2057\insrsid1718687\charrsid4610521 Br. at}{\lang2057\langfe1033\langnp2057\insrsid1867023\charrsid4610521 41.}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid1867023\charrsid4610521 Specifically, }{\lang2057\langfe1033\langnp2057\insrsid4613110\charrsid4610521 they contend}{ \lang2057\langfe1033\langnp2057\insrsid219023\charrsid4610521 that the g}{\lang2057\langfe1033\langnp2057\insrsid1867023\charrsid4610521 overnment took more than what was necessary to create a public access t}{ \lang2057\langfe1033\langnp2057\insrsid1718687\charrsid4610521 o the Ungactas\rquote landlocked lot.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\i\lang2057\langfe1033\langnp2057\insrsid12594996\charrsid4610521 Id.}{ \i\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid1718687\charrsid4610521 It was established }{\lang2057\langfe1033\langnp2057\insrsid1867023\charrsid4610521 during the bench trial that ten to twenty feet of land would be sufficient for a panhandle or }{\lang2057\langfe1033\langnp2057\insrsid1718687\charrsid4610521 easement.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \i\lang2057\langfe1033\langnp2057\insrsid1718687\charrsid4610521 Id.}{\lang2057\langfe1033\langnp2057\insrsid1867023\charrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid1718687\charrsid4610521 at 42.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid4613110\charrsid4610521 The Ilagans}{\lang2057\langfe1033\langnp2057\insrsid15873630\charrsid4610521 maintain that }{\lang2057\langfe1033\langnp2057\insrsid1867023\charrsid4610521 if the real purpose of the condemnation was to provide access to a landlocked lot, the government condemned in excess of the public purpose, since only ten to twenty feet is required for a panhandle or easement.}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid14186517\charrsid4610521 A}{\lang2057\langfe1033\langnp2057\insrsid1867023\charrsid4610521 s the trial court noted,}{ \lang2057\langfe1033\langnp2057\insrsid1996236\charrsid4610521 however,}{\lang2057\langfe1033\langnp2057\insrsid1867023\charrsid4610521 \'93[n]o authority has been provided for the premise that provision of public road access to a private lot can be considered a public purpose, or that such a taking (rather than an easement by necessity or otherwise) would be the proper solution to the problems of a landlocked parcel.\'94}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid7961608\charrsid4610521 ER at 57 (Finds. Fact}{\lang2057\langfe1033\langnp2057\insrsid8212140\charrsid4610521 & Conc. L.,}{ \lang2057\langfe1033\langnp2057\insrsid7961608\charrsid4610521 )}{\lang2057\langfe1033\langnp2057\insrsid1867023\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid13978418\charrsid4610521 To support }{\lang2057\langfe1033\langnp2057\insrsid4613110\charrsid4610521 their}{\lang2057\langfe1033\langnp2057\insrsid13978418\charrsid4610521 claim, }{\lang2057\langfe1033\langnp2057\insrsid4613110\charrsid4610521 the Ilagans cite}{ \lang2057\langfe1033\langnp2057\insrsid1867023\charrsid4610521 }{\i\lang2057\langfe1033\langnp2057\insrsid1867023\charrsid4610521 In the Matter of Acquisition of Land by Eminent Domain, Kansas Gas and Electric Co. v. Will Investments, Inc.}{ \lang2057\langfe1033\langnp2057\insrsid1994265\charrsid4610521 , 928 P.2d 73 (Kan. 1996).}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid4613110\charrsid4610521 Appellees\rquote }{ \lang2057\langfe1033\langnp2057\insrsid1867023\charrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid5375626\charrsid4610521 Br. at}{\lang2057\langfe1033\langnp2057\insrsid6620036\charrsid4610521 42}{ \lang2057\langfe1033\langnp2057\insrsid1867023\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\i\lang2057\langfe1033\langnp2057\insrsid6364982\charrsid4610521 Will Investments }{ \lang2057\langfe1033\langnp2057\insrsid6364982\charrsid4610521 is factually distinguishable }{\lang2057\langfe1033\langnp2057\insrsid10886683\charrsid4610521 and not applicable in this case}{\lang2057\langfe1033\langnp2057\insrsid7741699\charrsid4610521 . }{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid14186517\charrsid4610521 Unlike }{\i\lang2057\langfe1033\langnp2057\insrsid14186517\charrsid4610521 Will Investments}{ \lang2057\langfe1033\langnp2057\insrsid14186517\charrsid4610521 ,}{\i\lang2057\langfe1033\langnp2057\insrsid14186517\charrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid14186517\charrsid4610521 t}{ \lang2057\langfe1033\langnp2057\insrsid6364982\charrsid4610521 he case}{\lang2057\langfe1033\langnp2057\insrsid14501145\charrsid4610521 before us}{\lang2057\langfe1033\langnp2057\insrsid6364982\charrsid4610521 presents a unique set of facts in which the }{\lang2057\langfe1033\langnp2057\insrsid4151001\charrsid4610521 government itself}{\lang2057\langfe1033\langnp2057\insrsid14501145\charrsid4610521 , by condemnation}{ \lang2057\langfe1033\langnp2057\insrsid5375626\charrsid4610521 of}{\lang2057\langfe1033\langnp2057\insrsid14501145\charrsid4610521 Legaspi Street}{\lang2057\langfe1033\langnp2057\insrsid14186517\charrsid4610521 pursuant to the Agana Plan}{ \lang2057\langfe1033\langnp2057\insrsid4151001\charrsid4610521 , }{\lang2057\langfe1033\langnp2057\insrsid6364982\charrsid4610521 caused the circumstances leading to }{\lang2057\langfe1033\langnp2057\insrsid4151001\charrsid4610521 a}{ \lang2057\langfe1033\langnp2057\insrsid6364982\charrsid4610521 need }{\lang2057\langfe1033\langnp2057\insrsid14501145\charrsid4610521 for}{\lang2057\langfe1033\langnp2057\insrsid6364982\charrsid4610521 public ac}{ \lang2057\langfe1033\langnp2057\insrsid4151001\charrsid4610521 cess to a landlocked property.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid12389465\charrsid4610521 In straightening two ad}{ \lang2057\langfe1033\langnp2057\insrsid669223\charrsid4610521 j}{\lang2057\langfe1033\langnp2057\insrsid16022862\charrsid4610521 acent lots, the government not only resolved a problem it initially caused, but it also successfully further}{ \lang2057\langfe1033\langnp2057\insrsid6904130\charrsid4610521 ed}{\lang2057\langfe1033\langnp2057\insrsid16022862\charrsid4610521 its goals to modernize Agana}{\lang2057\langfe1033\langnp2057\insrsid6620036\charrsid4610521 .}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid12389465\charrsid4610521 More importantly}{\lang2057\langfe1033\langnp2057\insrsid8542215\charrsid4610521 , this is not}{ \lang2057\langfe1033\langnp2057\insrsid669223\charrsid4610521 a case that involves merely providing }{\lang2057\langfe1033\langnp2057\insrsid13052591\charrsid4610521 an easement}{\lang2057\langfe1033\langnp2057\insrsid669223\charrsid4610521 to a private party as }{\lang2057\langfe1033\langnp2057\insrsid4613110\charrsid4610521 the Ilagans}{\lang2057\langfe1033\langnp2057\insrsid669223\charrsid4610521 suggest}{\lang2057\langfe1033\langnp2057\insrsid7741699\charrsid4610521 .}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid13052591\charrsid4610521 T}{\lang2057\langfe1033\langnp2057\insrsid12389465\charrsid4610521 he taking}{\lang2057\langfe1033\langnp2057\insrsid3430135\charrsid4610521 of Lot 237-3-2-1}{\lang2057\langfe1033\langnp2057\insrsid12389465\charrsid4610521 was part of a }{\lang2057\langfe1033\langnp2057\insrsid669223\charrsid4610521 larger}{\lang2057\langfe1033\langnp2057\insrsid5375626\charrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid669223\charrsid4610521 and more}{\lang2057\langfe1033\langnp2057\insrsid12389465\charrsid4610521 comprehensive economic develo}{\lang2057\langfe1033\langnp2057\insrsid7741699\charrsid4610521 pment plan}{ \lang2057\langfe1033\langnp2057\insrsid6620036\charrsid4610521 and was, therefore, for a public purpose}{\lang2057\langfe1033\langnp2057\insrsid7741699\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid16022862\charrsid4610521 The mere fact that the taking provided an incidental benefit to a private party does not invalidate the }{\lang2057\langfe1033\langnp2057\insrsid10188725\charrsid4610521 taking as long as there is a valid public purpose.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid15470515 \par }{\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid4610521 {\b\lang2057\langfe1033\langnp2057\insrsid8664144\charrsid4610521 [35]}{\lang2057\langfe1033\langnp2057\insrsid8664144\charrsid4610521 \tab }{ \lang2057\langfe1033\langnp2057\insrsid4613110\charrsid4610521 The Ilagans}{\lang2057\langfe1033\langnp2057\insrsid10628483\charrsid4610521 also }{\lang2057\langfe1033\langnp2057\insrsid4613110\charrsid4610521 contend}{ \lang2057\langfe1033\langnp2057\insrsid10628483\charrsid4610521 that the taking was invalid because the purported purpose of providing public access was never mentioned in the original Complaint in Condemnation.}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid8406715\charrsid4610521 T}{\lang2057\langfe1033\langnp2057\insrsid10628483\charrsid4610521 he Complaint in Condemnation states that the property was taken \'93 to promote the economic development of Guam, particularly the economic, aesthetic, and community development of Agana.\'94}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid5375626\charrsid4610521 ER at }{ \lang2057\langfe1033\langnp2057\insrsid10628483\charrsid4610521 60}{\lang2057\langfe1033\langnp2057\insrsid8212140\charrsid4610521 (Comp. in Co}{\lang2057\langfe1033\langnp2057\insrsid13502819\charrsid4610521 n}{ \lang2057\langfe1033\langnp2057\insrsid8212140\charrsid4610521 demnation, Dec. 1, 1981)}{\lang2057\langfe1033\langnp2057\insrsid10628483\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid4613110\charrsid4610521 The Ilagans cite}{\lang2057\langfe1033\langnp2057\insrsid1994265\charrsid4610521 to }{\cs29\i\lang2057\langfe1033\langnp2057\insrsid1994265\charrsid4610521 Middletown Townshi p v. Lands of Stone}{\cs30\lang2057\langfe1033\langnp2057\insrsid1994265\charrsid4610521 , }{\cs29\lang2057\langfe1033\langnp2057\insrsid1994265\charrsid4610521 939 A.2d 331, 338 (Pa. 2007), where }{ \cs30\lang2057\langfe1033\langnp2057\insrsid3430135\charrsid4610521 the }{\lang2057\langfe1033\langnp2057\insrsid10628483\charrsid4610521 Pennsylvania Supreme Court noted that \'93}{\lang2057\langfe1033\langnp2057\insrsid10628483\charrsid4610521 the government is not free to give mere lip service to its authorized purpose or to act precipitously and offer retroactive justification.\'94}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \lang2057\langfe1033\langnp2057\insrsid1994265\charrsid4610521 Rather, the court must look}{\cs30\lang2057\langfe1033\langnp2057\insrsid1994265\charrsid4610521 at the true purpose, which \'93must primarily benefit the public.}{ \cs30\lang2057\langfe1033\langnp2057\insrsid8212140\charrsid4610521 \'94}{\cs30\lang2057\langfe1033\langnp2057\insrsid4610521 }{\cs30\i\lang2057\langfe1033\langnp2057\insrsid8212140\charrsid4610521 Id. }{ \cs41\lang2057\langfe1033\langnp2057\insrsid1994265\charrsid4610521 at 337.}{\cs41\lang2057\langfe1033\langnp2057\insrsid4610521 }{\cs41\lang2057\langfe1033\langnp2057\insrsid1994265\charrsid4610521 As mentio ned above, the purpose of condemning the land was to further the goals of the original Agana Plan.}{\cs41\lang2057\langfe1033\langnp2057\insrsid4610521 }{\cs41\lang2057\langfe1033\langnp2057\insrsid1994265\charrsid4610521 The taking of Lot 237-3-2-1 consolidated two oddly shaped lots and turned them into a neat, geometric block.}{\cs41\lang2057\langfe1033\langnp2057\insrsid4610521 }{\cs41\lang2057\langfe1033\langnp2057\insrsid7501113\charrsid4610521 T}{ \cs41\lang2057\langfe1033\langnp2057\insrsid8212140\charrsid4610521 hat t}{\cs41\lang2057\langfe1033\langnp2057\insrsid7761597\charrsid4610521 he result of the taking provided }{\cs41\lang2057\langfe1033\langnp2057\insrsid16717152\charrsid4610521 public access }{\cs41\lang2057\langfe1033\langnp2057\insrsid7761597\charrsid4610521 to a private party }{\cs41\lang2057\langfe1033\langnp2057\insrsid16717152\charrsid4610521 is not fatal t}{\cs41\lang2057\langfe1033\langnp2057\insrsid6620036\charrsid4610521 o a finding of public purpose.}{\cs41\lang2057\langfe1033\langnp2057\insrsid4610521 }{\cs41\lang2057\langfe1033\langnp2057\insrsid16717152\charrsid4610521 It is common knowledge that a landlocked property }{ \cs41\lang2057\langfe1033\langnp2057\insrsid6904130\charrsid4610521 would have remained unmarketable without}{\cs41\lang2057\langfe1033\langnp2057\insrsid16717152\charrsid4610521 }{\cs41\lang2057\langfe1033\langnp2057\insrsid5602229\charrsid4610521 a}{ \cs41\lang2057\langfe1033\langnp2057\insrsid16717152\charrsid4610521 public access, not to mention unduly cumbersome to }{\cs41\lang2057\langfe1033\langnp2057\insrsid7501113\charrsid4610521 the }{ \cs41\lang2057\langfe1033\langnp2057\insrsid6620036\charrsid4610521 Department of Land Management, }{\cs41\lang2057\langfe1033\langnp2057\insrsid16717152\charrsid4610521 utilities providers }{ \cs41\lang2057\langfe1033\langnp2057\insrsid5602229\charrsid4610521 and land developers}{\cs41\lang2057\langfe1033\langnp2057\insrsid16717152\charrsid4610521 .}{\cs41\lang2057\langfe1033\langnp2057\insrsid4610521 }{ \cs41\lang2057\langfe1033\langnp2057\insrsid5602229\charrsid4610521 In providing public access to a landlocked property, the government further promoted the economic and aesthetic development of Agana. }{ \cs41\lang2057\langfe1033\langnp2057\insrsid16717152 \par }{\cs41\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }{\cs30\b\lang2057\langfe1033\langnp2057\insrsid8212140\charrsid4610521 H. }{\cs30\b\lang2057\langfe1033\langnp2057\insrsid4541143\charrsid4610521 Just Compensation}{\cs30\b\lang2057\langfe1033\langnp2057\insrsid15470515 \par }{\cs30\b\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid4610521 {\b\lang2057\langfe1033\langnp2057\insrsid8664144\charrsid4610521 [36]\tab }{\lang2057\langfe1033\langnp2057\insrsid669223\charrsid4610521 Lastly}{ \lang2057\langfe1033\langnp2057\insrsid5375626\charrsid4610521 ,}{\lang2057\langfe1033\langnp2057\insrsid10628483\charrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid4613110\charrsid4610521 the Ilagans}{ \lang2057\langfe1033\langnp2057\insrsid10628483\charrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid4613110\charrsid4610521 assert}{\lang2057\langfe1033\langnp2057\insrsid10628483\charrsid4610521 that the amount of $9,744}{ \lang2057\langfe1033\langnp2057\insrsid6321778\charrsid4610521 .00}{\lang2057\langfe1033\langnp2057\insrsid10628483\charrsid4610521 deposited in the Court Registry for the taking cannot be considered just compensation.}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid10628483\charrsid4610521 Appellee\rquote s }{\lang2057\langfe1033\langnp2057\insrsid5375626\charrsid4610521 Br. at }{ \lang2057\langfe1033\langnp2057\insrsid10628483\charrsid4610521 44.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid12216732\charrsid4610521 The trial court did not undertake any factual inquiry to determine whether the compensation }{\lang2057\langfe1033\langnp2057\insrsid3430135\charrsid4610521 of $9,744}{\lang2057\langfe1033\langnp2057\insrsid6321778\charrsid4610521 .00}{ \lang2057\langfe1033\langnp2057\insrsid3430135\charrsid4610521 was just.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid12216732\charrsid4610521 I}{\lang2057\langfe1033\langnp2057\insrsid5142493\charrsid4610521 n }{\lang2057\langfe1033\langnp2057\insrsid12613079\charrsid4610521 order for a government\rquote s exercise of eminent domain to pass constitutional muster, the taking must not only be for a public use; just compensation must be paid as well.}{ \lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid4151001\charrsid4610521 Accordingly, we remand this }{\lang2057\langfe1033\langnp2057\insrsid5375626\charrsid4610521 matter}{ \lang2057\langfe1033\langnp2057\insrsid12613079\charrsid4610521 to the trial court}{\lang2057\langfe1033\langnp2057\insrsid669223\charrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid5375626\charrsid4610521 for the purpose of determining}{ \lang2057\langfe1033\langnp2057\insrsid669223\charrsid4610521 just compensation. }{\lang2057\langfe1033\langnp2057\insrsid11615630 \par }{\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }{\b\lang2057\langfe1033\langnp2057\insrsid4541143\charrsid4610521 V}{\b\lang2057\langfe1033\langnp2057\insrsid14501145\charrsid4610521 .}{\b\lang2057\langfe1033\langnp2057\insrsid5655916\charrsid4610521 C}{ \b\lang2057\langfe1033\langnp2057\insrsid9731376\charrsid4610521 ONCLUSION}{\b\lang2057\langfe1033\langnp2057\insrsid12613079 \par }{\b\lang2057\langfe1033\langnp2057\insrsid4610521\charrsid4610521 \par }{\b\lang2057\langfe1033\langnp2057\insrsid8664144\charrsid4610521 [37]}{\lang2057\langfe1033\langnp2057\insrsid8664144\charrsid4610521 \tab }{\lang2057\langfe1033\langnp2057\insrsid7961608\charrsid4610521 We}{ \lang2057\langfe1033\langnp2057\insrsid5991487\charrsid4610521 hold first that the Ungactas have standing to appeal.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid5991487\charrsid4610521 Second, we hold that the taking of Lot 237-3-2-1 }{\lang2057\langfe1033\langnp2057\insrsid8212140\charrsid4610521 was part of the Agana Plan and }{\lang2057\langfe1033\langnp2057\insrsid7961608\charrsid4610521 was done pursuant to a valid public purpose.} {\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid5991487\charrsid4610521 Furthermore, we hold that the taking did not violate }{\lang2057\langfe1033\langnp2057\insrsid4613110\charrsid4610521 the Ilagans\rquote }{ \lang2057\langfe1033\langnp2057\insrsid5991487\charrsid4610521 equal protections rights and did not constitute excess condemnation.}{\lang2057\langfe1033\langnp2057\insrsid4610521 }{\lang2057\langfe1033\langnp2057\insrsid5991487\charrsid4610521 Accordingly}{\lang2057\langfe1033\langnp2057\insrsid7961608\charrsid4610521 , we }{\b\lang2057\langfe1033\langnp2057\insrsid7961608\charrsid4610521 REVERSE}{\lang2057\langfe1033\langnp2057\insrsid7961608\charrsid4610521 the judgment, and }{ \b\lang2057\langfe1033\langnp2057\insrsid15470515\charrsid4610521 REMAND}{\lang2057\langfe1033\langnp2057\insrsid15470515\charrsid4610521 this }{\lang2057\langfe1033\langnp2057\insrsid5375626\charrsid4610521 matter}{ \lang2057\langfe1033\langnp2057\insrsid15470515\charrsid4610521 to the trial court to determine }{\lang2057\langfe1033\langnp2057\insrsid9200137\charrsid4610521 the issue of whether just compensation was }{ \lang2057\langfe1033\langnp2057\insrsid5375626\charrsid4610521 paid}{\lang2057\langfe1033\langnp2057\insrsid9200137\charrsid4610521 .}{\lang2057\langfe1033\langnp2057\insrsid6574944\charrsid4610521 \par }}