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\rtlch\fcs1 \af0\afs22\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid11939883 IN THE SUPREME COURT OF GUAM
\par 
\par CARL T.C. GUTIERREZ,
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Plaintiff-Appellant,
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
\par v.
\par 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid11939883 GUAM POWER AUTHORITY, GOVERNMENT OF GUAM,
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Defendant-Appellee.
\par 
\par Supreme Court Case No. CVA11-010
\par Superior Court Case No. CV0544-05
\par 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid11939883 OPINION
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid11939883 Filed: January 18, 2013
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid11939883 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid11939883 Cite as: 2013 Guam 1
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
\par 
\par Appeal from the Superior Court of Guam
\par Argued and submitted on December 2, 2011
\par Hag\'e5t\'f1a, Guam
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\ql \li0\ri0\widctlpar\intbl\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\pararsid11939883 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs34\ul\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Appearing for Plaintiff-Appellant:
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 F. Randall Cunliffe, }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Esq.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
\par Cunliffe & Cook, P.C.
\par 210 Archbishop Flores St.
\par Hag\'e5t\'f1a, GU 96910
\par \cell }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs34\ul\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Appearing for Defendant-Appellee:
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 D. Graham Botha, }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Esq.
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 1911 Route 16, Ste. 227
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\clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4860\clshdrawnil \cellx4740\clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4500\clshdrawnil \cellx9240\row }\pard \ltrpar
\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11939883 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 BEFORE:}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 ROBERT J. TORRES, Presiding Justice}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs21\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \chftn {\footnote \ltrpar \pard\plain \ltrpar
\s15\qj \fi720\li0\ri0\sa120\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12667112 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 
\cs21\super\insrsid12667112\charrsid16526794 \chftn }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112\charrsid16526794  Associate Justice Robert J. Torres, as the senior member of the panel, was designated Presiding Justice.}}}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 ; KATHERINE A. MARAMAN, Associate Justice; JOHN A. MANGLONA, Justice }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Pro Tempore}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 .
\par 
\par 
\par }{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 TORRES, J.:}{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [1]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab 
Plaintiff-Appellant Carl T.C. Gutierrez appeals from a final judgment of the trial court which held that the placement of power poles and transmission lines by Defendant-Appellee Guam Power Authority on Gutierrez}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s property, Lot 1-2-2, did not amount to a government taking of his private property.\~ 
In so holding, the trial court found there was a valid license to construct and maintain power poles on the property before it was transferred to Gutierrez, that the transfer to Gutierrez was subject to the licen
se, and that such license was irrevocable through the operation of estoppel.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
The court also held that the occupation was not substantial enough to interfere with Gutierrez}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s rights so as to constitute a taking, and even if there had been a taking, the cou
rt could not render an award of compensation because the governor, who was not a party in the case, was an indispensable party.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Furthermore, the trial court held that even if there had been a taking, Gutierrez was not entitled to compensation because he f
ailed to provide any evidence of fair rental value of the property for the period of the taking.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [2]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab 
We agree with the trial court that a license was created between the Navy and Guam Power Authority to construct and maintain power poles on Lot 1-2-2.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 We 
hold, however, that such license was not irrevocable and was not reserved in the subsequent conveyances of the property, and Gutierrez, who took the property without notice of the license, was not bound by the license.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Guam Power Authority}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s occupation of the property constituted a compensable physical taking under the Fifth Amendment}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s Takings Clause, and 
Gutierrez provided sufficient evidence upon which the trial court could determine the amount of compensation due for the inverse condemnation.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Finally, we hold that the governor is not an indispensable party in this litigation.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Accordingly, we reverse the trial court}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s judgment and remand on the issue of damages. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 I.\~ }{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\caps\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Factual and Procedural Background}{
\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\caps\lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [3]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab Lot 5014 #1-2-2 (}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Lot 1-2-2}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 ), containing an area of approximately 9,000 square meters, was originally registered under Certificate of Title No. 5682 by the United States, }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 acting by and through the Department of the Navy.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \~ Record on Appeal (}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 RA}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 ), tab 49 at 1 (Def.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s Ex. 3, Department of Land Management (}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 DLM}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
) Instr. No. 638645, Quitclaim Deed: Guam Economic Development Authority (}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 GEDA}
{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 ) to Guam Ancestral Lands Commission (}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 GALC}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 ), Sept. 4, 2007); RA, tab 55 at 2 (Finds. Fact & Concl. L., Mar. 28, 2011).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 During the time the Navy owned Lot 1-2-2,}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs21\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \chftn {\footnote \ltrpar 
\pard\plain \ltrpar\s15\qj \fi720\li0\ri0\sa120\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12667112 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 
\af0 \ltrch\fcs0 \cs21\super\insrsid12667112\charrsid137575 \chftn }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112\charrsid137575  According to the }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112 q}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid12667112\charrsid137575 uitclaim }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112 d}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112\charrsid137575 eed from the United States to GEDA, the United States \'93act[s] by and through the Department of Navy
\'94 in its conveyance of certain real properties in Guam, including the property at issue.  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112 RA, tab 49 at }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112\charrsid5272888 1}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112\charrsid12351781 (}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang1033\langfe0\langfenp0\insrsid12667112 Def.\rquote s Ex. 3, DLM Instr. No. 638645, }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid12667112\charrsid12351781 Quitclaim Deed: GEDA to GALC}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112 ).}}}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  the Navy gave Guam Power Authority (}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 GPA}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 ) }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 approval}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  to install concrete power poles and transmission lines on its properties as part of a joint project funded by both the Navy and GPA.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 RA, tab 55 at 4 (Finds. Fact & Concl. L.); Transcript (}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Tr.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 ) at 78 (Bench Trial, Oct. 10, 2007).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [4]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab 
About twelve years after GPA installed the poles and transmission lines, the United States transferred Lot 1-2-2 to GEDA by quitclaim deed.\~ GEDA thereafter transferred Lot 1-2-2 to GALC, which in turn conveyed the property to Gutierrez by quitclaim deed
 on April 20, 2004.\~ Soon after acquiring the property, Gutierrez hired a licensed surveyor, Frank L.G. Castro, to survey the property.\~ Castro identified sever
al concrete poles that were located on Lot 1-2-2, and not within the existing utility easement designated as Lot 1-2-1.\~ Gutierrez claims he subsequently notified John Benavente, then-GPA general manager, that these power poles were on Gutierrez}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s property rather than on the existing easement, and informed Benavente that
 a demand for rents was forthcoming.\~ Gutierrez further alleges that he made the demand for rents in the amount of $2,500.00 per month for the portion of the property being used by GPA for the poles and transmission lines, but no payments were ever made.
\~ The power poles and transmission lines located on Lot 1-2-2 were eventually removed by GPA about three years after Gutierrez received the property.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\cs21\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \chftn {\footnote \ltrpar \pard\plain \ltrpar\s15\qj \fi720\li0\ri0\sa120\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12667112 \rtlch\fcs1 
\af0\afs20\alang1025 \ltrch\fcs0 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \cs21\super\insrsid12667112\charrsid137575 \chftn }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid12667112\charrsid137575 The trial court observed that there was no evidence presented during trial of the length of time that the power poles remained on Gutierrez\rquote s land.  During the bench trial, }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid12667112 however, Gutierrez\rquote s attorney stated that the poles were removed in April 2007.  Tr. at 5 (Bench Trial).  On direct examination, }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112\charrsid137575 GPA}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid12667112 \rquote s former Manager of Engineering, Andriano Balajadia, acknowledged that the poles had been removed earlier that year, the time of trial being October 2007.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112\charrsid137575   }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid12667112 See id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112  at 76.}}}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [5]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab 
Gutierrez filed an inverse condemnation claim against GPA, alleging that the placement of the power poles and transmission lines amounted to a governmental taking of his property.\~
 After a bench trial, the trial court issued its Findings of Fact and Conclusions of Law, holding that GPA}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s installation of power poles and transmission lines on Lot 1-2-2 did not constitute inverse condemnation.\~
 The court found that GPA had a valid license to construct and maintain power poles on the property.\~ }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 See }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 RA, tab 55 at 15 (Finds. Fact & Concl. L.) (}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
In this case, the testimony of Andriano E. Balajadia unambiguously establishes that permission/license was granted to the Defendant by the previous owner of Lot 1-2-2, the U.S. Naval government, to build power poles and transmission lines on a portion of 
Lot 1-2-2.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 ).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
Moreover, the court held that Gutierrez was equitably estopped from ousting GPA and requesting damages for the use of the property because the license between the Navy and GPA had become irrevocable through estoppel.\~ The court further held t
hat the occupation was not substantial enough to interfere with Gutierrez}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s rights so as to constitute a taking.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [6]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab 
Moreover, the court found that even if there had been a taking of Gutierrez}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s property, the court could not render an award of compensation because the governor, who was not a party in the case, was an indispensable party under Rule 19(b) of the Guam Rules
 of Civil Procedure.\~ Lastly, the court concluded that Gutierrez could not recover damages due to his failure to provide evidence of a reasonable fair rental value of the property.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Judgment was entered, and Gutierrez timely appealed.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 II.\~ }{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\caps\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Jurisdiction}{\rtlch\fcs1 \ab\af0 
\ltrch\fcs0 \b\caps\lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [7]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab 
This court has jurisdiction over appeals from final judgments of the trial court.\~ 48 U.S.C.A. \'a7 1424-1(a)(2) (Westlaw through Pub. L. 112-207 (2012)); 7 GCA \'a7\'a7 3107, 3108(a) (2005). }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\caps\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 III.\~ Standard of Review}{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\caps\lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [8]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab A trial court}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s findings of fact after a bench trial are reviewed for clear error, while conclusions of law are reviewed }{
\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 de novo}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 .\~ }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Babauta v. Babauta}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 2011 Guam 15 \'b6 19 (citing }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Mendiola v. Bell}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 2009 Guam 15 \'b6 11)}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 .}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
The question of whether there has been an inverse condemnation is a mixed question of law and fact.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 CUNA Mut. Life Ins. Co. v. L.A. Cnty. Metro. Transp. Auth.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 133 Cal. Rptr. 2d 470, 476 (Ct
. App. 2003) (citing }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Ali v. City of L.A.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
, 91 Cal. Rptr. 2d 458, 461 (Ct. App. 1999)).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
Mixed questions of law and fact are subject to }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 de novo}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
 review.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Gov}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 t of Guam v. 162.40 Square Meters of Land}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 2011 Guam 17 \'b6 6.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Issues of statutory interpretation are reviewed }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 de novo}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 .}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Se
e Santos v. Gov}{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 t of Guam}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 2012 Guam 9 \'b6 5 (citing }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Mesngon v. Gov}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 t of Guam}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
, 2003 Guam 3 }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \'b6 8}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 .}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 The indispensability of a party is a question of law reviewed }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 de novo}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 .}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{
\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Jourdan v. Nationsbanc Mortg. Corp.}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
, 42 P.3d 1072, 1079 n.22 (Alaska 2002) (citing }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Silvers v. Silvers}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 999 P.2d 786, 792 (Alaska 2000))}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 ; }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 see also Guam Top Builders, Inc. v. Tanota Partners}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 2012 Guam 12 \'b6 10
 (reviewing questions of law }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 de novo}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 ). }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \b\caps\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 IV.\~ Analysis}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \b\caps\lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [9]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab 
Gutierrez contends the trial court erred in holding that the GPA power poles and transmission lines located on his property did not constitute a compensable taking by inverse condemnation.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Gutierrez challenges the trial court}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s finding of a valid license granted to GPA by the Navy to construct and maintain the power poles on Lo
t 1-2-2.\~ Appellant}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s Br. at 7-11 (Sept. 1, 2011).}{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
Gutierrez also maintains that even if there had been a valid license, such license did not survive the subsequent conveyances of the property from the United States, acting by and through the Department of the Navy, to GEDA; from GEDA to GALC;
 and ultimately from GALC to Gutierrez.\~ }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
 at 12-14.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Moreover, Gutierrez challenges the trial court}{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s finding that the license was irrevocable through estoppel.\~ }{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  at 14-19.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
Gutierrez further contends that his inverse condemnation claim should not have been dismissed under Rule 19(b) of the Guam Rules of Civil Procedure for failure to join the governor as an indispensable party. \~}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  at 20-21.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Lastly, Gutierrez ass
erts he presented sufficient evidence of fair rental value of the property upon which the trial court could determine the amount of compensation.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  at 22-26.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 A.\tab Whether GPA Had a Valid License to Use Lot 1-2-2}{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [10]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab In rejecting Gutierrez}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
s inverse condemnation claim, the trial court concluded that the Navy, the original owner of Lot 1-2-2, granted a license to GPA to install and maintain the power poles and transmission lines on Lot 1-2-2.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 RA, tab 55 at 15 (Finds. Fact & Concl. L.). The c
ourt further found that the conveyance to Gutierrez was subject to this license and that the doctrine of equitable estoppel rendered the license irrevocable.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  at 15-23.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 The court also held that GPA}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s occupation of the property was not substantial enough to constitute a taking.\~ }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  at 31.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 

\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [11]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab Before we
 determine whether Gutierrez was entitled to an inverse condemnation claim, we must initially analyze whether there was a valid license to install and maintain power poles and transmission lines on Lot 1-2-2.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 If so, we must determine whether such license was binding on Gutierrez as a subsequent transferee, 
or, if not, whether the license nevertheless became irrevocable through estoppel.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid11939883\charrsid11939883 
\par }{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid11939883 1. License to Use Lot 1-2-2
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid11939883 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid11939883 [12]\tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 A license in respect of real property . . . is permission to do an act or a series of acts upon the land of another without possessing any estate or interest in such land.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \~ }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Mueller v. Keller}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 164 N.E.2d 28, 32 (Ill. 1960).\~
 It does not vest any title, interest, or estate in the licensee, and may be created by parol, a writing, or can be implied from the acts of the parties, from their relations, and from usage and custom.\~ }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Kendrick v. Healy}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 192 P. 601, 610 (Wyo. 1920); }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 see also}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Kitchen v. Kitchen}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 641 N.W.2d 245, 249 (Mich. 2002).\~
 The primary distinction between an easement and a license lies in the fact that an easement creates an interest in land, while a license does not.\~ }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
Markstein v. Countryside I, L.L.C.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 77 P.3d 389, 398 (Wyo. 2003); }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 see also Kitchen}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 641 N.W.2d at 249.\~ 
For eminent domain purposes, a license does not constitute an estate in real property.\~ }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 See }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Hubbard v. Brown}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 785 P.2d 1183, 1186 (Cal. 1990) (}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Californ
ia eminent domain law, like federal law, declares licenses to be noncompensable in eminent domain proceedings.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 ).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid11939883 [13]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab 
Gutierrez believes the placement of the poles on his property and just outside the easement }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 is more logically explained by a disregard on the part of GPA as to the boundaries of the easement and not a permissive placement of the poles just off of the easement.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Appellant}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s Br. at 12.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 The trial court disagreed, finding that a license was created between the Navy and GPA to place power poles on Lot 1-2-2.\~ RA, tab 55 at 15 (Finds. Fact & Concl. L.).}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 During trial, Andriano Balajadia, GPA}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s former manager of engineering, testified that there were two separate
 recorded easements that contained utility poles.\~ Tr. at 74-76 (Bench Trial).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
He further testified that sometime in 1989, the Navy and GPA agreed to install additional power poles and transmission lines to service the Macheche Substation. \~}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  at 74-75.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
 }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 While the Navy specifically refused to grant an easement for the additional poles, it gave its }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 approval}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  to install and maintain power poles on its property.\~ }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  at 78.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Most, but not all, of the new poles were placed on one of the two existing easements.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 See id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12667112 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [14]}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab Even if the Navy and GPA had initially intended for the poles to be placed on the existing utility easements, Balajadia}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s testimony confirms the Navy impliedly permitted the actual location of the poles on Lot 1-2-2.\~ }{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 See Kendrick}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
, 192 P. at 610 (finding that a license may }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 be implied fr
om the acts of the parties, from their relations, and from usage and custom.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 ).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
The poles were on Lot 1-2-2 for at least twelve years while the Navy owned the property, and the Navy had every opportunity to object to the positioning of the poles during that time. \~Instead, it acquiesced to GPA}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
s placement and continued use of the poles and transmission lines as located on Lot 1-2-2, thereby implicitly authorizing a license to use the property for that particular purpose.\~ }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 When the owner of land, with full
 knowledge of the facts, tacitly permits another repeatedly to do acts upon the land, a license may be implied from his failure to object.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \~ }{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Turnway Corp. v. Soffer}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 336 A.2d 871, 878 (Pa. 1975) (quoting }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Leininger v. Goodman}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 120 A. 772, 773 (Pa. 1923)).\~ Based on the evidence, we agree with the trial court}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s conclusion that GPA had an implied license to install and maintain the power poles and transmission lines on Lot 1-2-2.}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 We now address whether this li}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid11939883 cense was binding on Gutierrez.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
\par }\pard \ltrpar\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11939883 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 2.}{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 License was not Reserved in the Quitclaim Deed or by the Public Laws Referenced Therein}{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [15]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab 
Gutierrez argues that even if a valid license had been created between the Navy and GPA, such license did not survive the series of transfers of the property from the United States to GEDA, from GEDA to GALC, and ultimately from GALC to Gutierrez.\~
 Appellant}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s Br. at 12-14.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Generally speaking, a license is personal, revocable, unassignable, and impermanent.}{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 See Hay v. Baumgartner}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 870 N.E.2d 568, 571-72 (Ind. Ct. App. 2007); }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 LSP Ass}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 n v. Town of Gilford}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 702 A.2d 795, 800 (N.H. 1997).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Because a license does not give the license holder an interest in the land, it does not pass with the title to the property and is binding only between the parties to the license
, expiring upon the death of either party or through the conveyance of the burdened property.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Rowan v. Riley}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 72 P.3d 889, 896-97 (Idaho 2003); }{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 see also Coach House Rest., Inc. v. Coach & Six Rests., Inc.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
, 934 F.2d 1551, 1563 (11th Cir. 1991) (}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Usually[,] an implied lice
nse is terminable at will.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 ).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [16]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab In rejecting Gutierrez}{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
s contention that the license had been extinguished upon transfer of the property, the trial court explained that Gutierrez}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s quitclaim deed and the public laws referenced therein reserved GPA}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s right to maintain the power poles and transmission lines on Lot 1-2-2.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 RA, tab 55 at 23-26 (Finds. Fact & Concl. L.).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 The trial court observed that }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
[t]he quitclaim deed by which GEDA granted Lot 1-2-2 to the Plaintiff specifically states that the grant was made in accordance with Guam Public Laws 22-145, 23-23, 23-141, 25-45, 25-178, 26-36, and 26-100.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \~ }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  at 24. \~The quitclaim deed from GALC to Gut
ierrez contains the following relevant language:}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
\par }\pard \ltrpar\ql \li720\ri0\widctlpar\tx720\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid11939883 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }\pard \ltrpar\ql \li720\ri0\nowidctlpar\tx720\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid11939883 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
TO HAVE AND TO HOLD, GRANTOR conveys subject property to GRANTEE(S) so long as GRANTEE(S)}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  [sic] use the property for public benefit use, as prescribed by the Guam Excess Lands Act, U.S. Public Law 103-339, 108 Stat. 3116 (1994),
 Guam Public Laws 22-145, 23-23, 23-141, 25-45 (Chapter 80 of Title 21 G.C.A.), 25-178, 26-36 and 26-100.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
\par }\pard \ltrpar\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11939883 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 RA, tab 50 at 5 (Def.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s Ex. 4, DLM Instr. No. 691395, Quitclaim Deed: GALC to Carl T.C. Gutierrez, Sept. 4, 2007).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 However, upon closer examination, we find GPA}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s license to use Lot 1-2-2 was not reserved in the deed or in the laws referenced therein; therefore, the license was not binding after the transfer of the property to Gutierrez.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [17]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab In its analysis, the trial court rel
ied on section 8 of Public Law 22-145, entitled }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Lands exempted from this Act,}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  which states:}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 
\par }\pard \ltrpar\ql \li720\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid11939883 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Any land that is presently utilized for public easements such as}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  roadways, water, power, sewer or underground telephone or communication lines }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
or other such government utility use or infrastructure uses}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  essential to the public}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
s safety, welfare, health and protection is exempt from the provisions of this Act and shall not be released by the government of Guam to their former owners or heirs.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
\par }\pard \ltrpar\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11939883 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Guam Pub. L. 22-145:8 (Dec. 29, 1994) (emphases added).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\cs21\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \chftn {\footnote \ltrpar \pard\plain \ltrpar\qj \fi720\li0\ri0\sa120\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12667112 \rtlch\fcs1 
\af0\afs22\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0\afs20 \ltrch\fcs0 \cs21\fs20\super\insrsid12667112\charrsid137575 \chftn }{\rtlch\fcs1 \af0\afs20 \ltrch\fcs0 \fs20\insrsid12667112  }{\rtlch\fcs1 
\af0\afs20 \ltrch\fcs0 \fs20\insrsid12667112\charrsid137575 Gutierrez properly notes that other than Public Law}{\rtlch\fcs1 \af0\afs20 \ltrch\fcs0 \fs20\insrsid12667112 s}{\rtlch\fcs1 \af0\afs20 \ltrch\fcs0 \fs20\insrsid12667112\charrsid137575  }{
\rtlch\fcs1 \af0\afs20 \ltrch\fcs0 \fs20\insrsid12667112\charrsid9451789 23-}{\rtlch\fcs1 \af0\afs20 \ltrch\fcs0 \fs20\insrsid12667112 1}{\rtlch\fcs1 \af0\afs20 \ltrch\fcs0 \fs20\insrsid12667112\charrsid9451789 41}{\rtlch\fcs1 \af0\afs20 \ltrch\fcs0 
\fs20\insrsid12667112\charrsid137575  and 23-}{\rtlch\fcs1 \af0\afs20 \ltrch\fcs0 \fs20\insrsid12667112 0}{\rtlch\fcs1 \af0\afs20 \ltrch\fcs0 \fs20\insrsid12667112\charrsid137575 
23, the other public laws referenced in the deed are irrelevant to the license at issue in this case.  }{\rtlch\fcs1 \af0\afs20 \ltrch\fcs0 \fs20\insrsid12667112\charrsid8480279 Public Law 22-145, which pertains specifically
 to land returns pursuant to U.S. Public Law 103-339, is not the law by which Gutierrez acquired Lot 1-2-2.}{\rtlch\fcs1 \af0\afs20 \ltrch\fcs0 \fs20\insrsid12667112\charrsid137575 \~ }{\rtlch\fcs1 \af0\afs20 \ltrch\fcs0 \i\fs20\insrsid12667112 See}{
\rtlch\fcs1 \af0\afs20 \ltrch\fcs0 \fs20\insrsid12667112  Guam Pub. L. 22-145 (Dec. 29, 1994),  }{\rtlch\fcs1 \af0\afs20 \ltrch\fcs0 \fs20\insrsid12667112\charrsid137575 Instead, Gutierrez obtained the property under }{\rtlch\fcs1 \af0\afs20 \ltrch\fcs0 
\fs20\insrsid12667112 the 1994 Guam Land Use Plan}{\rtlch\fcs1 \af0\afs20 \ltrch\fcs0 \fs20\insrsid12667112\charrsid137575 , which is governed by a separate law, Public Law 23-141.\~ }{\rtlch\fcs1 \af0\afs20 \ltrch\fcs0 
\i\fs20\insrsid12667112\charrsid1195866 See}{\rtlch\fcs1 \af0\afs20 \ltrch\fcs0 \fs20\insrsid12667112\charrsid1195866  }{\rtlch\fcs1 \af0\afs20 \ltrch\fcs0 \fs20\insrsid12667112\charrsid8530843 Guam Pub. L. 23-141:}{\rtlch\fcs1 \af0\afs20 \ltrch\fcs0 
\fs20\insrsid12667112 1}{\rtlch\fcs1 \af0\afs20 \ltrch\fcs0 \fs20\insrsid12667112\charrsid1195866  (Jan. 2, 1997).}{\rtlch\fcs1 \af0\afs20 \ltrch\fcs0 \fs20\insrsid12667112   }{\rtlch\fcs1 \af0\afs20 \ltrch\fcs0 \fs20\insrsid12667112\charrsid137575 
Public Law 25-}{\rtlch\fcs1 \af0\afs20 \ltrch\fcs0 \fs20\insrsid12667112 0}{\rtlch\fcs1 \af0\afs20 \ltrch\fcs0 \fs20\insrsid12667112\charrsid137575 45 is equally inapplicable }{\rtlch\fcs1 \af0\afs20 \ltrch\fcs0 \fs20\insrsid12667112 to}{\rtlch\fcs1 
\af0\afs20 \ltrch\fcs0 \fs20\insrsid12667112\charrsid137575  this case because that law pertains to the establishment of }{\rtlch\fcs1 \af0\afs20 \ltrch\fcs0 \fs20\insrsid12667112 GALC}{\rtlch\fcs1 \af0\afs20 \ltrch\fcs0 
\fs20\insrsid12667112\charrsid137575  and the }{\rtlch\fcs1 \af0\afs20 \ltrch\fcs0 \fs20\insrsid12667112 procedure by which an original landowner would file an ancestral land claim, but has no provision exempting particular lands from the act}{
\rtlch\fcs1 \af0\afs20 \ltrch\fcs0 \fs20\insrsid12667112\charrsid137575 .\~ }{\rtlch\fcs1 \af0\afs20 \ltrch\fcs0 \fs20\insrsid12667112\charrsid1189874 Public Law 25-178 established the rules and regulations of the ancestral lands program.\~ }{\rtlch\fcs1 
\af0\afs20 \ltrch\fcs0 \fs20\insrsid12667112 While it does contain a provision granting government agencies forty-five days in which to petition GALC \'93
for a reservation of those ancestral lands deemed necessary for providing a direct essential service to the community\'94 before any land claim determinations are made, Guam Pub. L
. 25-178:2 (adding section 80102.15 to Title 21 of the Guam Code Annotated), there is no evidence here that such a petition was filed by GPA, and therefore whether GPA\rquote 
s use of the property was necessary to provide a direct essential service under the law was not considered or decided below.  }{\rtlch\fcs1 \af0\afs20 \ltrch\fcs0 \fs20\insrsid12667112\charrsid1189874 
Gutierrez also correctly points out that Public Law 26-036 is irrelevant to this case because that law deals with the funding of mandated tax rebates and the use of lapses in GALC funds.\~ Lastly, Public Law 26-100 pert
ains to properties located in the village of Tiyan, and is therefore inapplicable to Lot 1-2-2, which is located in the village of Dededo.}}}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \~
 Public Law 23-141 reiterates this same provision.\~ }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 See}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  Guam Pub. L. 23-141:7 (Jan. 2, 1997).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 The trial court placed emphasis on the phrase }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 or other such government utility use or infrastructure uses,}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  RA, tab 55 at 24 (Finds. Fact & Concl. L.), presumably to suggest that such phrase covers GPA}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s use of Lot 1-2-2.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 We disagree.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 The word }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 any}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  modifies the phrase }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 land that is presently utilized for public easements,}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  and the words }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 such as}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  is synonymous to }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 for example}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  or }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 of the kind specified,}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  and is a }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 phrase of general similitude.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \~ }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 See }{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Hinkleman v. Shell Oil Co.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 962 F.2d 372, 382 (4th Cir. 1992) 
(Wilkins, J., concurring and dissenting) (}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 The word }{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 any}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  modifies each of the words following it, . . . .}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 );}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  Macon Cnty. Samaritan Mem}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 l Hosp. v. Shalala}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 ,}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  7 F.3d 762, 767 (8th Cir. 1993) (}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\cs29\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Such as}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  is }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 a phrase of general similitude}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  meaning }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\cs29\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 for example}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  or }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\cs29\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 of the kind specified}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 .}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Unlike }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\cs29\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 including,}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  or its more specific, arguably redundant cousin, }{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \cs29\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 including, but not limited to, such as}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
 does not imply that there are necessarily more relevant factors than those Congress enumerated.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  (citation omitted)).\~ Thus, the prefatory words }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [a]ny land that is presently utilized for public easements}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  refers to existing public easements, and all of the words following }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 such as}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \emdash including }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 or other such government utility use or infrastructure uses}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \emdash are examples of land uses that further clarify }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 public easements.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 " }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 See}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  Guam Pub. L. 23-141:7.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 The language of Public Law 23-141:7
 explicitly applies only to land presently utilized for public easements, and therefore does not encompass GPA}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s implied license.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [18]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab The language of Public Law 23-023:2
 is not, however, as limiting as that of Public Law 23-141:7:}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
\par }\pard \ltrpar\ql \li720\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid11939883 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \'a7 2004.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Policy with respect to original landowners.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 It is the }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 policy}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  of the government of Guam that land returned by the federal government to Guam be return
ed to the estates that held such property prior to the condemnations of said lands by the Federal Government.\~ }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Exceptions}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  to this policy shall be:\~ }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
\par }\pard \ltrpar\ql \li1440\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin1440\itap0\pararsid11939883 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 (a) }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Lands clearly under existing public use}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 .\~ }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 In such circumstances, the government of Guam shall make good
 faith efforts to derive a means of compensation for continued public use of such lands}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 .}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 
\par }\pard \ltrpar\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11939883 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Guam Pub. L. 23-023:2 (May 30, 1995) (emphases added); }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 see also}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  1 GCA \'a7 2004(a) (2005). \~While GPA}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s use of power poles and transmission lines on Lot 1-2-2 might constitute a }{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 use of purpose inuring to the benefit of the public generally}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  under 21 GCA \'a7 15103}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s definition of }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 public use,}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  21 GCA \'a7 15103 (2005), a bare expression of the government}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s policy to return federal land to its original owners, without more, is not dispositive with respect to the government}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s intent to reserve a license for this particular use.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Rather, such intent must be clear and unequivocal.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Cf. Cooper v. Boise Church of Christ of Boise, Idaho, Inc.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 524 P.2d 173, 175 (Idaho 1974) (}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
Whether an instrument purporting to convey the right to use the property of another conveys an easement or a license depends upon the intent of the parties as interpreted from the language us
e and to the extent the rules of evidence permit from the surrounding circumstances, . . . .}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 ) (citation and internal quotation marks omitted); }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
Richmond Ramblers Motorcycle Club v. W. Title Guar. Co.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 121 Cal. Rptr. 308, 312 (Ct. App. 1975) (}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Public dedica
tion of land [will not] be implied where the public use is under a license or permission of the owner.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 ).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [19]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab 
Even assuming arguendo that the policy expressed in Public Law 23-023 effectively reserved and exempted GPA}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s license as it constitutes an }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 existing public use,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  that same law provides that }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 the government of Guam shall make good faith efforts to derive a means of compensation for continued public use of such lands,}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  language which the trial court seems to have ignored.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Guam Pub. L. 23-023:2.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Therefore, if Public Law 23-0
23 were applicable to this case, Gutierrez would be entitled to compensation from the time he received Lot 1-2-2 to the time the poles and transmission lines were removed.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 

\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [20]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab 
Finally, we cannot ignore the fact that the original quitclaim deed from GEDA to GALC exempts and reserves only recognized }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 easements,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
 and the implied license was not made binding on Gutierrez by the conveyance from GALC.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 The deed from the GA}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883 LC provides, in pertinent part:}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 
\par }\pard \ltrpar\ql \li720\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid11939883 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 EXCEPTING AND RESERVING, HOWEVER, unto the UNITED STATES and GRANTOR, in perpetuity, }{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 the easements}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
, as further described in this instrument as well as that certain Quitclaim Deed between the UNITED STATES and the GUAM ECONOMIC DEVELOPMENT AUTHORITY dated April 18th, 2001 (attached as Att
achment 1), . . . and incorporated by reference and made a part hereof for the operation, maintenance, repair and replacement of the UNITED STATES}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  utility facilities, equipment and related facilities, and FURTHER EXCEPTING AND RESERVING unto the UNITED ST
ATES and/or GRANTOR (where applicable), ownership of such existing utility lines, equipment and related facilities as are located }{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
within the easement}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  parcels.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
\par }\pard \ltrpar\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11939883 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 RA, tab 49 at 7 (Def.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s Ex. 3, DLM Instr. No. 638645, Quitclaim Deed: GEDA to GALC) (emphases added).\~ The language of the quitclaim deed explicitly reserves to the original grantor }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 easements,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  and does not reserve oral or implied licenses.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
A quitclaim deed only transfers whatever interest the grantor had in the described property at the time the conveyance was made.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Taitano v. Lujan}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 2005 Guam 26 \'b6 19 (quoting }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\cs29\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 In re Marriage of Gioia}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs29\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 14 Cal. Rptr. 3d 362, 368 (Ct. App. 2004)); }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 see also Michigan Dep}{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 t of Natural Res. v. Carmody-Lahti Real Estate, Inc.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 699 N.W.2d 272, 283 (Mich. 2005) (}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 A quitclaim deed is, by definition, }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [a] deed that conveys a grantor}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
'}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s complete interest or claim in certain real property but that neither warrants nor professes that the title is valid.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 '"}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  (alteration in original) (emphasis omitted)).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Since a grantee}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s rights are the same as those of his grantor, Gutierrez took Lot 1-2-2 subject to whatever rights GEDA, and subsequently GALC, obtained.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Because GPA}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s use of Lot 1-2-2 pursuant to the implied license was not specifically reserved in the quitclaim deed from
 the United States to GEDA or in the quitclaim deed from GEDA to GALC, we find that Gutierrez was not bound by the conveyance documents to recognize the license to maintain power poles and transmission lines on Lot 1-2-2.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 3.}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Irrevocable License by Estoppel}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [21]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab 
Having determined that the quitclaim deed and the referenced laws did not reserve GPA}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s implied license, we must now examine whether the implied license between the Navy and GPA had become irrevocable through estoppel.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 The courts are split as to whether a license may become irrevocable.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Some states have recognized that a license may become irrevocable }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 when the landowner}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s promise to allow a use of the land for an unlimited time induces the other party to make signifi
cant expenditures for permanent improvements, consistent with the use for which the consent was given.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \~ }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Dority v. Hiller}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 986 P.2d 636, 639 (Or. Ct. App. 1999) (citing }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Brown v. Eoff}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 530 P.2d 49, 51 (Or. 1975)); }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 see also Cambridge Vill. Condo. Ass}{\rtlch\fcs1 \ai\af0 
\ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 n. v. Cambridge Condo. Ass}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 n.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
, 743 N.E.2d 954, 958 (Ohio Ct. App. 2000) (}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
If the parties [to a license] intend the agreement to be permanent in nature, the license is said to be coupled with an interest.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
A license coupled with an interest becomes irrevocable, meaning that it is no longer terminable at the will of the licensor, and constitutes a right to do the act rather than a mere privilege to do it.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  (citations omitted)); }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Lara, Inc. v. Dorney Park Coaster Co.}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 542 A.2d 220, 224 (Pa. Commw. Ct. 1988) (}{
\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
Pennsylvania has recognized an equitable theory of an irrevocable license when there has been substantial expenditure in reliance on the license.}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \ai\af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 ); }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Harber v. Jensen}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 97 P.3d 57, 63 (Wyo. 2004) (}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [O]ne claiming an irrevocable license must prove the licensor had knowledge of the licensee}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s improvements and acted in some way to induce the licensee}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s reliance on the permissive use to make such improvements.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Additionally, the improvements themselves must have required the use of the licensor}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s property.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 ).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [22]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Other courts have rejected the concept of an irrevocable license.}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 For instance, in }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Fourth Davis Island Land Co. v. Parker}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , the Mississippi Supreme Court affirmed the state}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s longstanding rule that a license may not be made irrevocable, a rule based on the state}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 
\ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s policy that }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 gives security and certainty of titles, which are most important to be preserved against defects and qualifications not founded upon solemn instruments.}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 " }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 469 So. 2d 516, 524 (Miss. 1985).}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 In }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
Hector v. Metro Centers, Inc.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
the Supreme Court of North Dakota rejected }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
the proposition that a license executed by the expenditure of funds is irrevocable,}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  explaining that }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [w]here nothing more than a mere license appears, it is revocable at
 the will of the licensor, whatever expenditures the licensee may have made, provided the licensee has reasonable notice and opportunity to remove his fixtures and improvements.}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 498 N.W.2d 113, 117. (N.D. 1993) (citation and internal quotation marks omitted)}{\rtlch\fcs1 \ai\af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 .}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [23]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab 
Even those jurisdictions that acknowledge an irrevocable license by estoppel recognize the irrevocable license should }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 only [arise] under certain very narrow circumstances and should be applied only to the extent required to prevent inequity.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 " }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Tatum v. Dance}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 605 So. 2d 110, 113 (Fla. Dist. Ct. App. 1992), }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 aff}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 d}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 629 So. 2d 127 (Fla. 1993); }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Dority}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 986 P.2d at 639 (}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 An irrevocable license arises when the landowner}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s promise to allow a us
e of the land for an unlimited time induces the other party to make significant expenditures for permanent improvements, consistent with the use for which the consent was given.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 If the licensee proves by clear and convincing evidence that the consent was 
given and that the licensee reasonably and detrimentally relied on the consent, then the landowner is estopped from revoking the license.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  (citation omitted)).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [24]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab 
Some jurisdictions that have adopted the irrevocable license doctrine have also limited its duration }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 to the time necessary to protect the reliance investment of the licensee.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 " }{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Tatum}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 605 So. 2d at 113; }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 see also}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Cooke v. Ramponi}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 239 P.2d 638, 641 (Cal. 1952) (}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [W]here a licensee has entered under a parol license and has expended money, or its 
equivalent in labor, in the execution of the license, the license becomes irrevocable, the licensee will have . . . his rights under his license, and the license will continue for so long a time as the nature of it calls for.}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  (citation and internal quotation marks omitted)); }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Bomberger v. McKelvey}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 220 P.2d 729, 736 (Cal. 1950) (en banc) (}{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
Various factors . . . may render a license irrevocable, and it is generally recognized that a license coupled with an interest is not revocable but continues to exist for the period contemplated by the license.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 ).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [25]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab 
In concluding that the license had become irrevocable, the trial court cited to several cases which purportedly support the notion that an irrevocable license through estoppel may arise when a landowner volu
ntarily imposes an apparent servitude on his property, and a governmental entity, acting reasonably and in good faith, believes the servitude is permanent and in reliance upon such
 belief enters the property and makes improvements which it would not have made otherwise.\~ RA, tab 55 at 16 (Finds. Fact & Concl. L.) (}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 citing}{
\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  Town of Essex v. New England Tel. Co. of Mass.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
, 239 U.S. 313, 321-22 (1915); }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Palacios Seafood, Inc. v. Piling, Inc.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 888 F.2d 1509, 1511, 1514 (5th Cir. 1989); }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Klugh v. United States}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 818 F.2d 294, 297, 299 (4th Cir. 1987); }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
Riverside Realty Co. v. City of New Orleans}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 323 F.2d 74, 74 (5th Cir. 1963); }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Lacy v. United States ex rel. Tenn. Valley Auth.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 216 F.2d 223, 225 (5th Cir. 1954); }{
\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 City of Eufaula, Okl. v. Meyer}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 169 F.2d 463, 465 (
10th Cir. 1948); }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Scogin v. United States}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
, 33 Fed. Cl. 568, 577-78 (1995)).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 However, each of these cases is either 
distinguishable from the present case or does not support the trial court}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
s proposition.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 In }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Palacios}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , the plaintiff was renting government-owned land upon which he owned a building.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 888 F.2d at 1511.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 The plaintiff gave the government verbal consent to an improvement project on the land which resulted in 
extensive damage to the plaintiff}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s building.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  at 1511
-12.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 The case did not involve a license or easement of any sort.}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Klugh}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  involved land that was formally condemned by the government; the issue was whether the plaintiffs were barred by the statute of limitations, not whether the plaintiffs were estopped f
rom revoking a license or easement.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 818 F.2d at 296, 299-301.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 The remaining cases cited by the trial court are distinguishable from the present case
 because they each dealt with a dispute concerning the }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 original}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  licensor and licensee, rather than a dispute between a licensee and a }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 successor}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  to a licensor.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [26]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab 
We also agree with Gutierrez that the trial court}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s reliance on }{
\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Northern Pacific Railroad Co. v. Smith}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
, 171 U.S. 260 (1898), which it characterized as }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
nearly indistinguishable}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  from the present case, RA, tab 55 at 21
 (Finds. Fact & Concl. L.), was misguided.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Smith}{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  involved the running of a railroad line across a portion of an 80-acre tract of land used as a town site.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Smith}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 171 U.S. at 263.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 In 1864, prior to the existence of the township, Congress approved }{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \ai\af0\afs24 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 An act granting lands to aid in the construction of a railroad and telegraph line from Lake Superior to Puget Sound on the Pacific Coast, by northern route.}{\rtlch\fcs1 
\ai\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 " }{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  at 261.}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 The act created the Northern Pacific Railroad Company and granted to the company }{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 
\ai\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 the right of way through the public lands, to the extent of 200 feet in width on each side of said railroad where it may pass through the public domain.}{
\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  at 265-66.}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 In 1872, the company filed with the Department of Interior the map of its general route and began grading on this line.}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  at 264.}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Later that year, an 80-acre tract of land near this line was selected as the location of a town site.}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  
}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  at 263.}{\rtlch\fcs1 \ai\af0\afs24 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 In 1873, the company filed with the Secretary of Interior its map
 fixing the definite location of its railroad line.}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{
\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  at 264.}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 The line thus fixed passed about two miles south of the 80-acre tract.}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \ai\af0\afs24 
\ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 However, when the railroad was actually constructed later that year, the grading on its line of definite location was abandoned.}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{
\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
In November 1873, commissioners appointed under federal railroad act reported that they had examined the Dakota division of the railroad, including that portion which covered the land in controversy, and that they had found its constr
uction to be in accordance with the instructions furnished for their guidance by the interior department, and accordingly recommended the acceptance of the road by the government.}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  at 267.}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 The President approved this report a week later.}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 The lots in controversy were within 200 feet of the main track of the railroad, as actually constructed.}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{
\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 In 1874, the plat of the town site was recorded in the county}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{
\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s office of the register of deeds.}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \ai\af0\afs24 
\ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  at 263.}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 In 1879, this town site was adopted as th
e site of the city of Bismarck and patented to the mayor of the city under a federal town-site act.}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 The lots in controversy were conveyed to plaintiff Smith sometime thereafter.}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 
\ai\af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  at 267.}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [27]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab 
The Supreme Court determined that the railroad company had established a prima facie title and right of possession of the disputed tract.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  at 268.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }
{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 In addition to the fact that the 1864 act specifically granted to the company a right of way through the public lands, and despite the company}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s deviation from its map of definite location, the Court found significant the government}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s subsequent approval of the railroad as actually constructed:}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }\pard \ltrpar\ql \li720\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid11939883 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
It is evident that when, in 1873, the [company] took possession of the land in dispute as and for its right of way, and constructed it
s road over and upon the same, if the tract so taken was then part of the public lands only the United States could complain of the act of the company in changing the location of its tracks from that previously selected.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
But, so far as this record discloses, the United States did not object to such change of location, but rather, by having, through the commissioners and the president, approved and accepted this part of the road when con
structed, must be deemed to have acquiesced in the change of location as properly made.
\par }\pard \ltrpar\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11939883 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  at 267-68.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
Because the railroad was constructed and its actual location approved prior to the recording of the 80-acre tract in 1874 and the subsequent grant of t
he patent to the mayor in 1879, and because of the open and notorious nature of a railroad, Smith was deemed to have taken the land subject to the railroad.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  at 269-70.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [28]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab While there are certainly similarities between }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Smith }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 and the present case, 
important factual distinctions render }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Smith }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 inapplicable to 
this case, the most glaring of which is that }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Smith }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 concerns 
a railroad line which was constructed and maintained as part of a large, comprehensive federal act which not only granted a right of way to the railroad company but in fact created this company.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
Moreover, while here the evidence demonstrates only implied acquiescence on the part of the Navy through its silence after the actual placement of the power poles onto Lot 1-2-2 rather than within the existing utility easements, in }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Smith}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , the federal government\emdash including the President\emdash 
documented its approval of the railroad as actually constructed.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Finally, the 
location and operation of the railroad were imposing and obvious to Smith and his predecessors-in-title.\~ By contrast, it was not readily apparent to Gutierrez or his predecessors-in-title that the poles installed by GPA had encroached 
onto the subject property rather than remained within the existing utility easements.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Such factual distinctions are important when considering an equitable remedy such as granting an irrevocable license.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\delrsid14238957\charrsid10905782  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [29]}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab Even if there had been an irrevocable license through estoppel, Gutierrez, as subsequent owner of Lot 1-2-2, did not take the property subject to the irrevocable license.\~
 It is generally held that a successor-in-title will take subject to an irrevocable license }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 if they had notice of the license before the purchase.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \~ }{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Blackburn v. Lefebvre}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 976 So. 2d 482, 494 (Ala. Civ. App. 2007) (emphasis omitted) (quoting }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
Kovach v. Gen. Tel. Co. of Penn.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 489 A.2d 883, 885 (Pa. Super. Ct. 1985)) (internal quotation marks omitted); }{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 see also Hopkins v. Va. Highland Assocs., L.P.}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 541 S.E.2d 386, 389 (Ga. Ct. 
App. 2000) (}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
For the verbal agreement between the [licensor and licensee] to have been effective against subsequent purchasers, the record must show that any such purchaser }{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{
\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 took with notice of the agreement.}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '"}{\rtlch\fcs1 \ai\af0\afs24 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 ).}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [30]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab There was no evidence to suggest
 Gutierrez had actual or constructive notice of a license authorizing the placement of poles on Lot 1-2-2.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Instead, the evidence suggests that the poles}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  placement on Lot 1-2-2 first came to light after Gutierrez had the property surveyed.\~ }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 See }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Tr. at 9 (Bench Trial).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 There appears to be no written record of the Navy}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s grant of permission to
 GPA upon which Gutierrez could be said to have record notice concerning such use of the property.\~ The quitclaim deeds and the public laws referenced therein did not explicitly mention or reserve GPA}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s continued location of the poles on Lot 1-2-2.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Accordingly, Gutierrez received Lot 1-2-2 without any notice of GPA}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s implied license.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  
}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 We therefore conclude that even if the implied license created between the Navy and GPA was irrevocable as to the Navy as the original licensor
, the license was not effective against Gutierrez.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [31]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab 
We now turn to the question of whether GPA}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
s use of Lot 1-2-2 constituted a taking of Gutierrez}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
s property, thereby entitling him to just compensation for inverse condemnation.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid11939883 B.\tab Inverse Condemnation
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid11939883 [32]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab The final clause of the Fifth Amendment provides: }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [N]or shall private property be taken for public use, without just compensation.}
{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 U.S. Const. amend. V.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 This right has been extended to Guam by way of the Organic Act of Guam.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 See }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
48 U.S.C.A. \'a7 1421b(f) (Westlaw current through Pub. L. 112-207 (2012)) (}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
Private property shall not be taken for public use without just compensation.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 ).
}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 The Takings Clause 
is a limitation on governmental power, and is intended to prevent the government from forcing some people alone to bear public burdens, which in all fairness and justice, should be borne by the public as a whole.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Cepeda v. Gov}{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112 '}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 t of Guam}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 2005 Guam 11 \'b6 20 (quoting }{\rtlch\fcs1 \ai\af0 
\ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 E. Enters. v. Apfel,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  524 U.S. 498, 522 (1998)
) (internal quotation marks omitted).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
As its language indicates, the Takings Clause does not prohibit the taking of private property, but instead prohibits taking without just compensation.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 First English Evangelical Lutheran Church of Glendale v. Cnty. of L.A., Cal.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
, 482 U.S. 304, 314 (1987).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid11939883 [33]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab 
Where the government plans an acquisition and sues an owner to take his property, it is known as the exercise of the government}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s power of eminent domain.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Cepeda}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 2005 Guam 11 \'b6 21.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
By contrast, an inverse condemnation proceeding is brought by a landowner whose property was taken for public purposes without the institution of formal condemnation proceedings.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 ; }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 see also}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  7 GCA \'a7 11311.1 (2005) (allowing
 a landowner to institute an action for inverse condemnation }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
for the taking of a person}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
s fee or for lesser compensable interest in the property which has been expropriated by the government of Guam without according the person due process.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 ).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
In an inverse condemnation action, the landowner has the burden of proving the taking and the amount of compensation due.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 See Troiano v. Colo. Dep}{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 t of Highways}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 463 P.2d 448, 451 (Colo. 1969) (}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 The property owner has the burden of proof w
ith regard to establishing the existence of damages and the amount of compensation therefor.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 ); }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Regency Outdoor Adver., Inc. v. City of Los Angeles}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 139 P.3d 119, 133 (Cal. 2006) (}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [T]he property owner must first clear the hurdle of establishing that the public entity has, in fact, taken [or damaged] his or her property before he or she can reach the issue of }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 just compensation.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 '"}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 ).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Thus, we first determine whether Gutierrez has proven a compensable taking.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 1.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 GPA}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
s Use of Lot 1-2-2 Constituted a Compensable Taking}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid11939883 [34]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab The trial court concluded that }{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 even if the Court were to determine that [GPA] 
was not entitled to occupy [Gutierrez}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
s] land at any time, [Gutierrez] could not succeed in [his] inverse condemnation claim based upon the fact of [GPA}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s] presence on the land, because [Gutierrez] has failed to prove an occupation which was substantial enough to constitute a taking.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 " }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 RA, tab 55 at 26 (Finds. Fact & Concl. L.).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 In its analysis on whether GPA}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s use of the land constituted a taking, the trial court first considered whether GPA}{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s use of the land was physical or regulatory.}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id. }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 at 27.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Then, having determined that the evidence did not support a finding of a regulatory taking, the court turned to the question of whether the power poles}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  placement on the land amounted to a compensable taking.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 After finding that GPA}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s occupation of the land was only temporary, the court then applied a two-part test to determine whether the physical invasion warranted compensation as a taking.}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id. }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 at 29-30.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 The trial court stated, }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 First, the property owner must prove that the government invasion of property interests was either }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 the direct or necessary result}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  of governmental action or was }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 within contemplation of or reasonably to be anticipated by the government.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '" }{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  at 30.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [T]he property owner must next show that }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 the government}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s interference with any property rights of [the plaintiff] was substantial and frequent enough to rise to the level of a taking.}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '" }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  (alteration in original) (quoting }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Ridge Line, Inc. v. United States}{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 346 F.3d 1346, 1356-57 (Fed. Cir. 2003)).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 The trial court ultimately concluded that while Gutierrez met the first prong of the }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Ridge Line}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  test, he did not present evidence to show substantial interference with his
 property in satisfaction of the second prong.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id. }{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 at 31 (}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [Gutierrez] has presented no evidence that [GPA}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s] occupation disturbed [his] possession or disposition of Lot 1-2-2, and accordingly, the Court cannot find that [GPA}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s] occupation was a substantial enough interference with [Gutierrez}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s] rights in the property to constitute a taking.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 ).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid11939883 [35]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 The [U.S.] Supreme Court has recognized that the government may }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 take}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  private property by either physical occupation or regulation, and that these two categories of takings are subject to different analyses.}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 " }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Tuthill Ranch, Inc. v. United States}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 381 F.3d 1132, 1135 (Fed. Cir. 2004) (citing }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Lucas v. S.C. Coastal Council}{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 505 U.S. 1003, 1014-15 (1992)).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 A regulatory taking occurs when the government regulates a property to such a degree that the regulation effectively amounts to an exercise of the government}{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
s power of eminent domain, as if the government physically took an interest in the property.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Cepeda}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 2005 Guam 11 \'b6 21 (quoting David L. Callies, }{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Takings: An Introduction and Overview}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
, 24 U. Haw. L. Rev. 441, 443 (2002)).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
The trial court found, and we agree, that GPA}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
s use of Lot 1-2-2, whatever it may be, was not the result of any government regulation.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 We must therefore consider whether or not GPA}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s actions amounted to a physical taking of Gutierrez}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s property.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid11939883 [36]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab The trial court}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s conclusion that GPA}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s actions did not constitute a physical taking rested on the court}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s interpretation of federal cases, including the U.S. Supreme Court case }{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Loretto v. Teleprompter Manhattan CATV Corp.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 458 U.S. 419 (1982).}{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 RA, tab 55 at 27-31 (Finds. Fact & Concl. L.).}{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 While the trial court properly points to }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Loretto}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  to guide our analysis, its conclusion misreads }{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Loretto }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 and other physical takings cases.}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [37]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab In }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Loretto}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
, the Court held that a permanent physical occupation of a property, no matter how small, is a constitutionally compensable taking.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 458 U.S. at 426; }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 see also Cepeda}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 2005 Guam 11 \'b6 25 (articulating holding of }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Loretto}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 ).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Loretto}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  concerned a New York state law that authorized a cable company to install cables and a cable box on plaintiff}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s apartment building.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 458 U.S.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 at 421-22.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
Thus, the case involved a government regulation that expressly authorized physical occupation of private property.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 The issue before the Court was whether an otherwise valid regulation could so frustrate property rights that compensation must be paid to the property owner.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
 at 425-26 (citing }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Penn Cent. Transp. Co. v. New York}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
, 438 U.S. 104, 127-28 (1978); }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Del., L. & W. R. Co. v. Town of Morristown}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 276 U.S. 182, 193 (1928)).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 In its analysis, the Court carefully distinguished permanent physical occupations, in which it had always found a taking, from both temporary physical invasions short of an occupation 
and regulations restricting the use of private property.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id. }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 at 428-34.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 The Court concluded that of the three, only a permanent physical occupation of property is a }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 per se}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  taking, }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 without regard to whether the action achieves an important public be
nefit or has only minimal economic impact on the owner.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id. }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 at 434-35.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Finding that the cable }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 installation involved a direct physical attachment of plates, boxes, wires, bolts, and screws to the building, completely occupying space immediately above an
d upon the roof and along the building}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s exterior wall,}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
 the Court concluded that the installation constituted a taking under the traditional physical occupation test.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  at 438.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 

\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [38]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab }{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Like the cables and cable boxes in }{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Loretto}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , here, the power poles were physically attached to Gutierrez}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s property, actually occupying space on the lot.}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Though the trial court acknowledged that the placement of the poles on Lot 1-2-2 amounted to a physical occupation or, at the very least, }{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 invasion}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{
\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  of the property, it nevertheless concluded that GPA}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{
\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s subsequent removal of the poles rendered the occupation }{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{
\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 temporary,}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  rather than permanent, under }{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Loretto}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 .}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 RA, tab 55 at 29-31 (Finds. Fact & Concl. L.).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Specifically, the trial court stated, }{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [I]t is undisputed that the power poles and transmission lines have been removed from the subject property, and thus, any occupation of Lot 1-2-2 by the poles was only temporary.}{
\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 " }{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  at 29.}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 The trial court then concluded that because GPA}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s occupation was merely temporary, Gutierrez must meet a two-part balancing test before the occupation could be deemed a compensable taking.}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  at 30 (citing }{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Ridge Line}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 346 U.S. at 1356-57).}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [39]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab While }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Loretto}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  did recognize a distinction between a perma
nent physical occupation and a temporary physical invasion short of an occupation, holding that the former constitutes a }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 per se}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
taking and acknowledging that the latter is subject to a balancing process, we do not agree with the trial court that the key to this distinction lies in the terms }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 permanent}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  and }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
temporary.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Rather, we believe the Court}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
s focus was on whether the government action amounted to a physical occupation rather than a momentary intrusion onto the property.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Indeed, }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
[t]he Court described its recent cases as having emphasized the central role that an }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 actual physical occupation}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  plays in determining whether or not a physical taking had occurred.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Tuthill Ranch}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 381 F.3d at 1137 (emphasis added) (citing }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Loretto}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 458 U.S. at 432); }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 see also Tuthill Ranch}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 381 F.3d at 1136 (}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
[T]he sole question governing physical takings is whether or not the government has physically occupied the plaintiff}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s property.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
 (citing }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Loretto}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 458 U.S. at 438));}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  Otay Mesa Prop., L.P. v. United States}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 670 F.3d 1358, 1363 (Fed. Cir. 2012) (}
{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Although there has been some confusion over the use of the terms }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 temporary}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  and }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 permanent}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
 in the takings context, it is clear that courts recognize both types of physical takings.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  (citations omitted)).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 After all, }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "'}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 p
ermanent}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  does not mean forever, or anything like it.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Otay Mesa}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 670 F.3d at 1367 (quoting}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\delrsid7225669\charrsid10905782  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Hendler v. United States}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 952 F.2d 1364, 1376 (Fed. Cir. 1991)).}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [A]ll takings are }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
'}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 temporary,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  in the sense that the government can always change its mind at a later time . . . .}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 " }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  (quoting }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Hendler}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 952 F.2d at 1376).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Moreover, just last month, the Supreme Court recognized that }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
[o]rdinarily, . . . if government action would qualify as a taking when permanently continued, temporary actions of the same character may also qualify as a taking.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 " }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Ark. Game & Fish Comm}{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 n v. United States}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 133 S. Ct. 511, 515 (2012).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
Noting its longstanding rejection of the argument that government action must be permanent to qualify as a taking, the Court stated, }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Once the government}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s actions have worked a taking of property, }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 no subsequent action by the government can relieve it of the duty to provide compensation for the period during which the taking was effective.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 '"}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  at 519 (quoting }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 First English}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 482 U.S. at 321); }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 see also Otay Mesa}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 670 F.3d at 1366 (}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 The Court [in }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 First English}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 ] stated that abandonment of a permanent taking creates a temporary taking, thereby affecting the compensation due.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 However, the Court did not hold or suggest that, in that case, prior to the abandonment, 
the taking would be classified as temporary.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  (citing }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 First English}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 482 U.S. at 318)).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [40]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab }{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 T}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 he duration of a physical taking pertains, not to the issue of whether a taking has occurred, but to the determination of just compensation.}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 " }{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Otay Mesa}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 670 F.3d at 1363; }{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 accord Hendler}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 952 F.2d at 1376 (discussing }{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 United States v. Gen. Motors Corp.}{\rtlch\fcs1 
\ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 323 U.S. 373 (1945), and noting that in that case, }{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 
\ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [t]he government}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s appropriation of the unexpired term of a warehouse lease was a taking; the fact that
 it was finite went to the determination of compensation rather than to the question of whether a taking had occurred.}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 );}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Skip Kirchdorfer, Inc. v. United States}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 6 F.3d 1573, 1583 (Fed. Cir. 1993)}{
\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  (}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 The limited duration of this taking is relevant to the issue of what compensation is just, and not the issue of whether a taking has occurred.}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 ).}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{
\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 What is relevant in our analysis is the fact that GPA actually occupied physical space on Gutierrez}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s property.}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }
{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Such occupation was not a mere passing intrusion or 
momentary excursion on the property; the poles remained attached to the property for several years before they were finally removed.}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \ab\af0\afs24 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 It is clear that had the poles continued to remain on the property, there would be a }{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{
\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 permanent}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  physical occupation and thus a compensable taking.}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 The fact that GPA eventually removed the poles does not relieve GPA of its duty to justly compensate Gutierrez for the period in which the poles were continuously affixed to the property.}{
\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [41]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab }{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 In }{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Hendler}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , the Federal Circuit Court of Appeals held that the distinction between }{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \ab\af0\afs24 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 permanent}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  and }{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 temporary}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  within the rule of }{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Loretto}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  goes to the nature of the occupancy, rather than the duration of the taking.}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 
\ab\af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Hendler}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 952 F.2d at 1375-76.}{\rtlch\fcs1 \ab\af0\afs24 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Hendler }{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 concerned a challenge to the federal government}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s installation, maintenance, and monitoring of concrete wells on private property.}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 
\ab\af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id. }{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 at 1367.}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 The court
 held that the wells and the government workers who entered to install, maintain, and monitor them, constituted a permanent physical occupation amounting to a }{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 per se}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  taking under }{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Loretto}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 .}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id. }{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 at 1376-78.}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 The court}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s decision rested upon the permanent nature of the wells and the regular government intrusions to monitor and maintain them.}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 
\cs21\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \chftn {\footnote \ltrpar \pard\plain \ltrpar\s15\qj \fi720\li0\ri0\sa120\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12667112 \rtlch\fcs1 
\af0\afs20\alang1025 \ltrch\fcs0 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \cs21\super\insrsid12667112\charrsid137575 \chftn }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112\charrsid137575 
 In describing the wells, the court stated:}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112 
\par }\pard \ltrpar\s15\qj \fi720\li720\ri720\sa120\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin720\lin720\itap0\pararsid12667112 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112\charrsid137575 There is nothing \lquote temporary\rquote 
 about the wells the Government installed on plaintiffs}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112 \rquote  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112\charrsid137575 
property . . . .  Years have passed since the Government installed the first wells. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112\charrsid137575 
The wells are some 100 feet deep, lined with plastic and stainless steel, and surrounded by gravel and cement.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112\charrsid137575 
 Each well was capped with a cement casing lined with reinforcing steel bars, and enclosed by a railing of steel pipe set in cement. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112\charrsid137575 
These surveillance wells are at least as \lquote permanent\rquote  in this sense as the CATV equipment in }{\rtlch\fcs1 \af0 \ltrch\fcs0 \cs29\i\insrsid12667112\charrsid137575 Loretto}{\rtlch\fcs1 \af0 \ltrch\fcs0 \cs29\insrsid12667112\charrsid4412685 ,}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112\charrsid15484183  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112\charrsid137575 which comprised only a few cables attached by screws and nai}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112 
ls and a box attached by bolts.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112\charrsid137575 
\par }\pard \ltrpar\s15\qj \li0\ri720\sa120\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin720\lin0\itap0\pararsid12667112 {\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \i\insrsid12667112\charrsid137575 Hendler}{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 
\insrsid12667112\charrsid137575 , 952 F.2d at 1376 (citation}{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \insrsid12667112  and }{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \insrsid12667112\charrsid4412685 footnote call number}{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 
\insrsid12667112\charrsid137575  omitted).}}}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{
\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [42]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab We find the factual situation in }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Hendler }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 analogous to the present case.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 While the poles and transmission lines in this case did not occupy as much physical space as the wells in }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Hendler}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 
throughout the time in which the poles remained on Lot 1-2-2, they were permanently affixed on the property.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
The poles were heavy cement structures embedded into the ground and remained on the property for several years; nothing suggests that the poles were a momentary excursion shortly to be withdrawn.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Moreover, during the time the poles remained on the property, one would expect government workers to enter to 
maintain and monitor the power poles and transmission lines.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
Although ultimately GPA}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
s use of the property was only temporary in the sense that it ended on a finite date, its actions constituted an occupation rather than a mere invasion or intrusion.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 The fact that the poles were eventually removed affects only the determination of compensation, not the issue of whether a taking has occurred.}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [43]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab The trial court also found that because }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [Gutierrez] has presented no evidence that [GPA}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s] occupation disturbed [his] possession or disposition of Lot 1-2-2,}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  it could not }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 find that [GPA}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s] occupation was a substantial enough interference with [Gutierrez}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s] rights in the property to constitute a taking.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 RA, tab 55 at 30 (Finds. Fact & Concl. L.).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 According to the trial court}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s interpretation of }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Loretto}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , Gutierrez}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
s retention of the other parts of Lot 1-2-2 precludes a finding of a }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 per se}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  taking.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
However, the occupation involved in }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Loretto }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
is similar to this case insofar as the property claimed to have been taken by the government was only a small portion of the owner}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s whole property and did not disturb the owner}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s use of the rest of her property.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 See First English}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 482 U.S. at 329 (}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [E]ven minimal physical occupations constitute takings which give rise to a duty to compensate.}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  (citing }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Loretto}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 458 U.S. 419)).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Indeed, the Court in }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Loretto }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 noted that a compensable physical taking would 
occur in circumstances where telephone lines, rails, and underground pipes or wires are affixed on an owner}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s property.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
458 U.S. at 430.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 As the Court explained:}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 
\par }\pard \ltrpar\ql \li720\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid11939883 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Later cases, relying on the character of a physical occupation, clearly establish that permanent
 occupations of land by such installations as telegraph and telephone lines, rails, and underground pipes or wires are takings }{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
even if they occupy only relatively insubstantial amounts of space and do not seriously interfere with the landowner}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s use of the rest of his land}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 .}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  
\par }{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }\pard \ltrpar\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11939883 {\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \ab\af0\afs24 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  (emphasis added).}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Thus, even if Gutierrez had to prove that GPA}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s interference with Lot 1-2-2 was substantial and frequent enough to rise to the level of a taking, }{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Ridge Line}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 346 F.3d at 1357, we find that Gutierrez met this requirement.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [44]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab The trial court further relied on }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Transportation Co. v. Chicago}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
, 99 U.S. 635 (1878), to support its conclusion that the interference here was not }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 substantial enough}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  to constitute a taking.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 RA, tab 55 at 31 (Finds. Fact & Concl. L.).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Such reliance, however, was misplaced.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 In }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Transportation Co.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , the city government constructed a tunnel along a street which ran adjacent to privately owned property and at the same time erected a dam in front of the owner}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s dock, thereby impairing the owner}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s access to its property during the period of construction.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 99 U.S. at 635-36.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 The Court held that absent direct encroachment upon private property, there can be no taking within the meaning of the Takings Clause:}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }\pard \ltrpar\ql \li720\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid11939883 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [A]cts done in the proper exercise of
 governmental powers, and not directly encroaching upon private property, though their consequences may impair its use, are universally held not to be a taking within the meaning of the constitutional provision. . . .}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 The extremest qualification of the doctrine is to be found, perhaps, in }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Pumpelly v. Green Bay Company}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 13 Wall. 166, and in }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Eaton v. Boston, Concord, & Montreal Railroad Co.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 51 N. H. 504.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 In those cases it was held that permanent flooding of private property may be regarded as a }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 taking.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
In those cases there was a physical invasion of the real estate of the private owner, and a practical ouster of his possession.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 But in the present case there was no such invasion.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 No entry was made upon the plaintiffs}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  lot.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
All that was done was to render for a time its use more inconvenient.
\par }\pard \ltrpar\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11939883 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  at 642.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 But see Lucas}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 505 U.S. at 1014 (recognizing abrogation of }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Transportation Co.}{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  by }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Pennsylvania Coal Co. v. Mahon}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 260 U.S. 393 (1922), on grounds that a }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 practical ouster of [owner}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s] possession}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  not always necessary to constitute a taking; }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 while property may be regulated to a certain extent, if regulation goes too far it will be recognized as a taking.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  (citations and internal quotation marks omitted)).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [45]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab }{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 In contrast to }{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Transportation Co.}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , the government action complained of in this case involved the direct affixation of permanent structures on private property.}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 The poles did not merely block access to Gutierrez}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s property, but instead were actually directly attached to the property and r
emained so for several years.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs21\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \chftn {\footnote \ltrpar \pard\plain \ltrpar
\s15\qj \fi720\li0\ri0\sa120\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12667112 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 
\cs21\super\insrsid12667112\charrsid7756534 \chftn }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112\charrsid7756534  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112 In concluding that GPA\rquote 
s actions did not amount to a taking, the trial court also considered whether Gutierrez was deprived of his rights to possess, use, and dispose of the property.  RA, tab 55 at 30 (Finds. Fact & Concl. 
L.).  The trial court found that Gutierrez was not denied the use of his property because there was no evidence that Lot 1-2-2 was made inaccessible to Gutierrez, in contrast to the owner in }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid12667112 
Transportation Co.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112  who was denied access to his land,  The trial court further found that Gutierrez\rquote 
s rights to possession or disposition of the property were likewise undisturbed.  We disagree.  While it may be true that the power poles took up only a small portion of the property in comparison to the property\rquote s size a
s a whole, so that technically speaking Gutierrez was free to possess, use, and dispose of the remaining portion of his property, Gutierrez was denied his rights to possess, use, and dispose of the portion of the land upon which the poles were attached.  
While the poles and transmission lines 
remained on the property, Gutierrez had no right to possess or control the use of the occupied space himself.  Even though he may have retained the bare legal right to dispose of the occupied space, the occupation of t
hat space emptied that right of any value, since any }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112\charrsid6517615 potential lessee}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112  would also have been unable to make any use of that space.}}}{
\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
Considering the relevant precedent and the specific facts of this case, we find that GPA}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s actions constituted a compensable physical taking.}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Accordingly, we hold that the trial court erred in finding otherwise.}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \ab\af0\afs24 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 We now address the issue of just compensation.}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 2.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Just Compensation for Temporary Taking}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [46]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab The trial court determined
 that even if there had been a temporary physical taking of Lot 1-2-2, Gutierrez was not entitled to compensation because he failed
 to provide sufficient evidence upon which the court could determine the fair market rental value of the portion of Lot 1-2-2 that was occupied by GPA.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 RA, tab 55 at 44 (Finds. Fact & Concl. L.).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [47]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 The Fifth Amendment guarantees }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 just compensation}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
 when there is a governmental taking of private property for a public purpose.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 " }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Cepeda}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 2005 Guam 11 \'b6 20 (emphasis added).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 The U.S. Supreme Court has defined }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 just compensation}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}
{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  as }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 the full and perfect equivalent in money of the property taken.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 The owner is to be put in as good [a] position pecuniarily as he would have occupied if his property had not been taken.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 " }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 United States v. Miller}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 317 U.S. 369, 373 (1943);}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  see also}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Comm}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 r of Transp. v. Rocky Mountain, LLC}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 894 A.2d 259, 281 (Conn. 2006) (}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 The paramount law intends that the condemnee shall be put in as good condition pecuniarily by just compensation as he would have been in had the property not been taken.}{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 ).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 As stated earlier, i
n an inverse condemnation action, the landowner has the burden of proving the amount of compensation due.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 See}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Troiano}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 463 P.2d at 451.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [48]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
Courts use different methods to determine just compensation owed, depending on the temporal classification of a taking.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 " }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Otay Mesa}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 670 F.3d at 1363.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Once a taking has been classified as either temporary or permanent, the court applies the appropriate m
ethod of determining just compensation.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 " }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  at 1364.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 In the case of a permanent taking, the owner ordinarily is entitled to the fair market value of his property at the time of the taking.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 While courts have not arrived at a single measure of damages in a temporary taking case, the usual measure }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 is the fair rental value of the property for the period of the taking.}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 " }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [49]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab 
To determine fair market value in a temporary taking case, the trier of fact must assume }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 that free bargaining between [the property owner] and a hypothetical lessee of that temporary interest would have taken place in the usual framework of such negotiations.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Kimball Laundry Co. v. United States}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 338 U.S. 1, 7 (1949).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 The landowner is entitled to value the property at the highest and best use it could have made by lease of the property during the temporary taking period.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 See Fowler Irrevocable Trust 1992-1 v. City of Boulder}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 17 P.3d 797, 804 (Colo. 2001) (}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 In the temporary taking context, the just compensation inquiry asks this question: considering the property}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s highest and best use during the period of the temporary taking, what rental would the property have produced.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 ).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Regardless of the method employed, the focus of compensation is to look at the actual loss of the landowner, as calculated with reasonable certainty.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 SDDS, Inc. v. State}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 2002 SD 90, \'b6 34, 650 N.W.2d 1, 14.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [50]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab The trial court found that 
Gutierrez did not meet his burden of proof as to damages because he failed to provide evidence of the fair market rental value of the portion of the property that was essentially taken as a temporary utility easement.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 RA, tab 55 at 44-45, 49-52 (Finds. Fact & Concl. L.).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Gutierrez argues that he offered vario
us computation methods upon which the trial court could have arrived at a compensation for the temporary taking of Lot 1-2-2.\~ Gutierrez hired an appraiser, Nicolas Captain, to conduct a }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 consulting study}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  of Lot 1-2-2.\~ }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  at 7.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
Captain provided three estimates based on three different methodologies:\~ (1) a }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 before and after}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  analysis; (2) a }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 DCF}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs21\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \chftn {\footnote \ltrpar \pard\plain \ltrpar
\s15\qj \fi720\li0\ri0\sa120\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12667112 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 
\cs21\super\insrsid12667112\charrsid4594179 \chftn }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112\charrsid4594179  \'93DCF\'94}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112  stands for \'93discounted cash flow.\'94  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang1033\langfe0\langfenp0\insrsid12667112 See In re Hawaiian Telcom Commc\rquote ns, Inc.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang1033\langfe0\langfenp0\insrsid12667112 , 430 B.R. 564, 577 (Bankr. D. Haw. 2009).}}}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  of Annual Damages Estimate}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 ; and (3) a }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
DCF with Reversion Only.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \~ }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
The trial court rejected Captain}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
s conclusions regarding the second and third methods, finding that they each lacked analysis or factual basis to support its conclusion.\~ }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  at 8.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Accordingly, the trial court analyzed only the }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 before and after}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  approach since that method was accompanied by documentation, explanation, and analysis.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  at 52.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Nevertheless, after review, the court also rejected this approach.\~ }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  at 53-54.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
 }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 In order to determine whether Gutierrez provided sufficient evidence by which the trial court could have considered a fair market 
rental value for the temporary taking of Lot 1-2-2, we must analyze each of Captain}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s valuation approaches.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
\par }\pard \ltrpar\qc \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11939883 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 a.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112  "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Before and After}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  Method}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112 
\par }\pard \ltrpar\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11939883 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid11939883 [51]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab The }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 before and after}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  method of valuation measures the difference between the value of the property before and after the government}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s taking, }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
Otay Mesa}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 670 F.3d at 1364; in other words, the reasonable price of the land immediately }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 before}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  the taking is subtracted by the reasonable price of the land immediately }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 after}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  the taking, Tr. at 37-38 (Bench Trial) (testimony of Nicolas Captain).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 To determine the value of the property }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 before}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
 the taking, Captain referred to sales transactions of similar types of properties in the area that occurred during the period assigned as the time }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 before}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  the taking, or April 2004.\~ }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  at 38.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
Using this }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 comparable sales approach,}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  Captain concluded that the reasonable price of Gutierrez}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s property before the taking was approximately $1,220,000.00, or $83.00 per square meter.\~ }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 at 39.\~
 Next, Captain testified that he calculated the value of the property }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 after}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  the taking, which he concludes was $1,020,000.00, or about $69.00 per square
 meter, by accounting for the }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 negative impact associated}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  with the encroachment of the poles onto the property, including the }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 lower desirability of the land after the partial taking . . . .}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \~ }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id. }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 at 39.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid11939883 [52]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab The trial court rejected Captain}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s use of sales transaction of similar properties to determine the value of the property }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 before}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  the taking, stating that the correct method of valuation is an analysis of similar rentals in the area.\~ 
RA, tab 55 at 50-51 (Finds. Fact & Concl. L.)}{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 .}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 While we do not necessarily agree with the court}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s reasoning insofar as it precludes appraisers from using the }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 comparable sales approach}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  to assess a fair market rental value, }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 see, e.g.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  City of Mission Hills v. Seton}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 160 P.3d 812, 823-24 (Kan. 2007), we find that the trial court did not err in rejecting the }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 before and after}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  approach under the circumstances of this case.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [53]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab Several courts have rejected 
the use of the }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 before and after}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  method in temporary takings cases.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 See, e.g.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Kimball}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 338 U.S. at 7 (}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [T]he proper measure of compensation [in a temporary taking case] is the rental that probably could have been obtained, . . . .}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
Indeed, if the difference between the market value of the fee on the date of taking and that on the date of return were taken to be the measure, there might
 frequently be situations in which the owner would receive no compensation whatever because the market value of the property had not decreased during the period of the taker}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s occupancy.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  (citations omitted)); }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
Bass Enters. Prod. Co. v. United States}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 48 Fed. Cl. 621, 623-24 (2001) (same); }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 United States v. Banisadr Bldg. Joint Venture}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 65 F.3d 374, 378 (4th Cir. 1995)
 (finding that district court did not err in rejecting }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
before and after}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  approach and stating that }{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
it is well established that when the Government takes property only for a period of years, such as in the case before us, it essentially takes a leasehold in the property.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Thus, the value of the taking is what rental the marketplace would have yielded for the property taken.}
{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 ).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Contra Portland Natural Gas Transmission Sys. v. 19.2 Acres of Land}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 318 F.3d 279, 285 (1st Cir. 2003) (}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Compensation for a temporary taking is generally determined by . . . ascertaining the difference in the value of the property before and after the taking; . . . .}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  (internal quotation marks omitted)); }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 SDDS, Inc.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 2002 SD 90, \'b6 34, 650 N.W.2d 1, 14 (}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
Various methods for calculating compensation for temporary takings have been created: fair rental value, option value, interest on lost profit, }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
before-and-after valuation}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  (two methods), market rate of return, the equity interest approach, the Herrington standard, and the public benefits approach.
}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  (emphasis added)).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [54]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab The }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 before and after}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  method is generally used where the government permanently takes an easement rather than a fee simple interest in the property.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 See Otay Mesa}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 670 F.3d at 1364.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 In that situation, it makes sense that the measure of just compensation is the difference between the value of the property before and after the easement was imposed.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 However, we decline to set a bright-line rule prohibiting the use of the }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 before and after}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  method of valuation in a temporary taking case as we believe there may be instances in which such method could be appropriately considered.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 That being said, we find that the use of the method in this case is unwarranted given Captain}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s testimony that such method is more appropriate in a permanent taking case
 and that in his opinion the resulting figure was too high under the circumstances of the case, }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 see}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  Tr. at 37, 39-40 (Bench Trial) ([T]he before-and-after methodology . . . gives an indicated just compensation of $200,000, and again in my mind, a realistic number would be lower than that.
}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 ), and in light of the availability of evidence regarding two
 more appropriate methods of valuation, the }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 DCF of annual damage}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  method and the }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 DCF with reversion only}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  method.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }\pard \ltrpar\qc \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11939883 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 b.}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112  "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 DCF of Annual Damage}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  Method}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112 

\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12667112 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [55]}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab The second type of valuation method that Captain applied involves estimating compensation to the landowner on an annual basis based on the rate 
of income the property can hypothetically generate.\~ Under this }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
cost approach,}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  Captain took the original land 
price in the undamaged condition, which he concluded was $1,220,000.00 based on the comparable sales approach, and multiplied that figure by an eight percent land rate of return (i.e., rental income rate), a rate he testified is }{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 frequently use[d].}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \~ Tr. at 40 (Bench Trial) (}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 In other words, from a real estate analyst}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s perspective, the }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 fair rental income}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
 that a property should generate approximates eight percent of its fair market price . . . .}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  (emphasis added)).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 The resulting figure of $97,600.00 is the damage in full for the property per year.\~ }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
Id.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 To account for the time value of money, t
he annual damage of $97,600.00 was then discounted at a rate of ten percent to arrive at a }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 reasonable present value figure}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  of 2.49.\~ }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  at 41; RA, Pl.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s Ex. 1.1 (Summ. Revised Concl., Oct. 10, 2007).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 From this, Captain concluded that the just compensation under the cost approach is $240,000.00.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Tr. at 41 (Bench Trial).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112  
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [56]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab Captain admitted that the 
$240,000.00 figure }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 would be more in line with more of 
a permanent taking.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 " }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  at 40.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Captain testified:}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
\par }\pard \ltrpar\ql \li720\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid11939883 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [W]hen I look at [the }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 before and after}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  and }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
DCF of annual damage}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 ] methodologies, I think . . . these [figures] 
are at the high end of the range.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 These are mo
re than what the landowner deserves, because these are more indicative of more of a permanent taking, not just a temporary taking.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  at 41.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 
\par }\pard \ltrpar\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11939883 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [57]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab The trial court declined to consider Captain}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s testimony regarding this methodology because it found that C
aptain had provided no analysis or evidence to support his figures.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 We disagree.
}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 While it may be true that Captain}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s report primarily supported his calculations under the }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 before and after}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  method, Captain relied upon his }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 before}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
 valuation of the property to support his calculations under the other two methodologies.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Though Captain did not provide documentation to support his testimony that real estate analysts typically rely on an eight percent land rate of return to calculate fair rental value and a t
en percent discount rate to account for the time value of money, the parties stipulated to Captain}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s expertise in real estate analysis, and these rates were not disputed by GPA}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s expert, Michael Jury.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs21\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \chftn {\footnote \ltrpar \pard\plain \ltrpar
\s15\qj \fi720\li0\ri0\sa120\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12667112 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 
\cs21\super\insrsid12667112\charrsid13253682 \chftn }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112\charrsid13253682  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112 Jury did not specifically rebut Captain\rquote s use of the \'93DCF of annual damage\'94
 method other than by arguing that }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112\charrsid13253682 the \'93before and after\'94 method }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112 is}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112\charrsid13253682 
 the method}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112  normally}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112\charrsid13253682  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112 used in federal condemnation actions}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid12667112\charrsid13253682 .  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid12667112 See}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112  Tr. at 84 (Bench Trial) (\'93The federal guidelines highly recommend that the sales comparison approach me
thod be used.\'94); }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112\charrsid3742805 Tr.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112  at 101 }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang1033\langfe0\langfenp0\insrsid12667112 (Bench Trial) }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid12667112 (\'93The federal standards advise the use of the sales comparison approach.\'94).  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112\charrsid13253682 GPA did not dispute the land rate of return }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid12667112 or the time value discount rate }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112\charrsid13253682 used by Captain in his \'93DCF of annual damage\'94 estimate.  Given our rejection of the application of the \'93before and after\'94
 method under the circumstances of this case, we find that Captain\rquote s }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112 testimony as to these rates was undisputed}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112\charrsid13253682 .}}}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 See}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  at 3 (statement from Gutierrez}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s attorney that he and defense counsel have }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 agreed that both Nick Captain and Michael Jury can testify as experts in this case, on the . . . valuation of property within the territory of Guam . . . .}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 ).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Thus, the trial court erred in refusing to consider this method.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [58]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab We also find that Captain}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s testimony regarding this }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 cost approach}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  provided sufficient proof of the fair market rental value of the occupied space during the time of GPA}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s taking.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 While 
we agree with the trial court that the appropriate amount of compensation in this case is the fair market rental value of the occupied space rather than the parcel as a whole, we do not agree that Gutierrez}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s proof was lacking in this regard.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Although Captain}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s figures represented the rental value for the entire property
 rather than the portion that was taken, we believe the trial court could fairly easily determine the rental value for the occupied space by calculating damages taking into consideration the pro rata amount of square meters that were taken.}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Accordingly, 
on remand, should the trial court choose to calculate just compensation using the }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 cost approach,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
 the court should use the rates provided by Captain.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs21\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \chftn {\footnote \ltrpar \pard\plain \ltrpar
\s15\qj \fi720\li0\ri0\sa120\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12667112 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 
\cs21\super\insrsid12667112\charrsid13178209 \chftn }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112\charrsid13178209  In making such calculation, the trial court should consider Captain\rquote 
s testimony that the occupied space is more valuable than the remainder of the property because it abuts Marine }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112 Corps }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112\charrsid13178209 Drive}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid12667112 , thus likely affecting the per-square-meter rate}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112\charrsid13178209 .}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112   Tr. at 61-62 (Bench Trial) (\'93
I mean, if you are asking me if the $83.00 a square meter value, or price conclusion, that I came to is applicable to the -- every square meter of the entire lot, I would say, no.  That doesn\rquote t make sense.  The value of -- of the frontage 
along Marine Drive is higher than the value or price of the land at the back of the lot.  And clearly, if there was a temporary taking at the rear of the lot, the impact on this particular -- for this particular situation would be much less.\'94).}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112\charrsid1998816 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112 The trial court is not limited to using Captain\rquote s estimate of $1,220,000.00 or $83.00 per square meter as representing the property\rquote 
s value immediately prior to the taking, but can determine which figure\emdash Captain\rquote s estimate, Jury\rquote s estimate of $760,000.00 or $52.00 per square meter, or some other figure\emdash 
most accurately depicts the value of the property at the time of the taking, with due consideration of the highest and best use of the property.  The trial court shall express the reasons for its choice in writing.  Bec
ause GPA did not dispute the different rates used by Captain in calculating land return, land appreciation, or time value of money, the trial court is limited to Captain\rquote s figures in this regard.}}}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 
\par }\pard \ltrpar\qc \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11939883 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 c.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112  "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 DCF with Reversion Only}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  Method}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112 
\par }\pard \ltrpar\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11939883 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid11939883 [59]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab The }{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 DCF with reversion only}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  method, also known as the }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 income capitalization}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  approach
, involves ascertaining the land price as of the date of the initial taking and inflating that value to account for the appreciation of the land for the entire period of the taking.\~ Tr. at 42-44 (Bench Trial).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Using the $1,220,000.00 land value as calculated under the comparable sales approach, Captain
 multiplied that figure by five percent, which he testified was the reasonable rate of land appreciation in April 2004.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs21\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \chftn {\footnote \ltrpar 
\pard\plain \ltrpar\s15\ql \fi720\li0\ri0\sa120\keepn\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12667112 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {
\rtlch\fcs1 \af0 \ltrch\fcs0 \cs21\super\insrsid12667112\charrsid13905045 \chftn }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112\charrsid13905045  Captain testified }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112 as to how }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid12667112\charrsid13905045 he arrived at the five}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112\charrsid12937516  percent land appreciation rate}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112 :}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid12667112\charrsid13905045 
\par }\pard \ltrpar\s15\qj \li720\ri720\sa120\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin720\lin720\itap0\pararsid12667112 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112 [T]hat estimate was made }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid12667112\charrsid13905045 with the mind-set of all knowledge through April of 2004.  Clearly, the market has moved up signi
ficantly more than five percent a year.  But . . . you have to take yourself back into that time period and ask yourself what estimate would you have made at that time with all of the information that you had up until that date.  So, it was made in that p
articular circumstance, not based on the reality of the market, and the -- incredible growth that we\rquote ve actually seen take place.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang1033\langfe0\langfenp0\insrsid12667112 
\par }\pard \ltrpar\s15\qj \li0\ri720\sa120\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin720\lin0\itap0\pararsid12667112 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112 Tr. at 62 (Bench Trial).}}}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \~ }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  at 43.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 That figure was then discounted using a ten percent rate to account for the time value of money, resulting in a present value factor of 0.75 over the three years in which 
the poles remained on the property.\~ }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id. }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 at 44.}
{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
Captain thus concluded that the present value of the reversion, i.e., }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 getting the land back in the unencumbered format three years}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  later, would have been $1,120,000.00.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 This figure was then subtracted from the land}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s value at the time of the taking, resulting in a just compensation amount of $100,000.00.\~ }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid11939883 [60]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab 
The trial court did not consider the propriety of the income capitalization approach, on the grounds that Captain did not provide support or validation for any of the figures used in his calculations.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 RA, tab 55 at 8 (Finds. Fact & Concl. L.).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 However, we find this to be an invalid reason to disregard Captain}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
s testimony, for as in the cost approach, Jury did not rebut the reasonableness of the rates used by Captain in the income capitalization approach.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Instead, Jury argued that such an approach is discouraged under the federal standards and that instead the }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 before and after}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  approach should be used.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Tr. at 101 (Bench Trial).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 We leave to the trial court to decide in the first instance whether the income approach is an appropriate method of compensation in a temporary taking case.}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
Should the trial court determine that it is proper and choose this method of valuation to calculate just compensation to Gutierrez, the court should use the rates relied upon by Captain in his calculations as they were undisputed}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [61]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab Finally, we briefly address the trial court}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
s concerns regarding the lack of zoning on the property and the questionable size of the occupied space.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 The trial court determined that Gutierrez failed to prove actual loss because the property remai
ned unzoned during the entire time of the taking, and thus could not have been developed or used for any purpose.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 RA, tab 55 at 57-60 (Finds. Fact & Concl. L.).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 However, testimony from both experts suggests that a lack of zoning does not necessarily render a property valueless or}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 unmarketable.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 For instance, on cross-examination, Captain testified:}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
\par }\pard \ltrpar\ql \li720\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid11939883 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [O]ne of [the] comparables that I used in my analysis was unzoned when it was under contract [of sale] in April 2004 . . . .}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [M]y job is to follow what the market is doing.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 So, if the market is placing value on land that}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s unzoned, then certainly that}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s going to be a good indicator of what my land is worth in an unzoned basis.
\par }\pard \ltrpar\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11939883 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
\par Tr. at 51-52 (Bench Trial).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
Similarly, Jury provided testimony regarding the sale of two other ancestral properties further down Marine Corps Drive, both of which lacked zoning at the time of purchase, but both buyers had expectations that the properties 
would be zoned for commercial use.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  at 88-89.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [62]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab 
Moreover, Gutierrez testified that two different companies had expressed interest in leasing the property notwithstanding the lack of zoning.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Gutierrez testified that he had been in }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 serious negotiations}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  with Payless Supermarkets to lease the entire property for $10,000.00 per month, and with South Pacific Petroleum (doing business as 76)
 to construct a service station on the property for $15,000.00 per month.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  at 12-14.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Gutierrez claims that both negotiations failed solely due to GPA}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s encroachment upon the front of the property.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  at 13-14.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Gutierrez further testified that both potential lessees had been unconcerned about the lack of zoning of the property, as zoning could have easily been done for the property.}{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  at 14-15.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Indeed, GPA}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s expert, Michael Jury, testified that the property could be zoned for commercial use given its location, and as evidenced by the other properties in the area.}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  at 93-95.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Given the evidence, we conclude the trial court erred in determining that Gutierrez failed to prove actual loss.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [63]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab We also find erroneous the trial court}{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
s finding that Gutierrez failed to prove the size of the space that had been occupied by GPA}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s poles and transmission lines.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 See}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  RA, tab 55 at 7 (Finds. Fact & Concl. L.).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 While there was some inconsistency in the testimony, both experts 
relied upon an area of 1,277 square meters as being the measure of the encroachment, and neither side disputed this amount.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 In fact, the measurement was initially used by Jury, GPA}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s expert, and then subsequently by Captain in reliance upon Jury}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s report.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  at 7; Tr. at 59 (Bench Trial) (}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 I assumed that the number in [Jury}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s] reports was correct which was about -- estimated at 1,277 square meters.}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 I just rounded it off to 1,280 square meters.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 ).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Because it appears both sides agree that the size of the encroachment approximated 1,277 square meters, we find that Gutierrez met his burden of proof on the issue.}{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid11939883 {\*\bkmkstart sp_999_24}{\*\bkmkstart SDU_24}{\*\bkmkend sp_999_24}{\*\bkmkend SDU_24}C.\tab Indispensable Party
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid11939883 [64]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab Gutierrez further challenges the trial court}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 sua sponte }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 finding that his case must be dismissed under Guam Rules of Civil Procedure (}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 GRCP}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 ) Rule 19 because the governor was not a party to the case.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\cs21\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \chftn {\footnote \ltrpar \pard\plain \ltrpar\s15\qj \fi720\li0\ri0\sa120\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12667112 \rtlch\fcs1 
\af0\afs20\alang1025 \ltrch\fcs0 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \cs21\super\insrsid12667112\charrsid137575 \chftn }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112\charrsid137575  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang1033\langfe0\langfenp0\insrsid12667112 GRCP}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112  19(a) }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112\charrsid137575 provides in pertinent part: }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112 

\par }\pard \ltrpar\s15\qj \fi720\li720\ri720\sa120\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin720\lin720\itap0\pararsid12667112 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112\charrsid137575 (a) Persons to be Joined if Feasible. }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112\charrsid137575 A person who is subject to service of process and whose joinder will not deprive the court of jurisdiction over the subject m
atter of the action shall be joined as a party in the action if
\par }\pard \ltrpar\s15\qj \fi720\li1440\ri720\sa120\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin720\lin1440\itap0\pararsid12667112 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112\charrsid137575 (1) in the person}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid12667112 \rquote }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112\charrsid137575 s absence complete relief cannot be accorded among those already parties, or
\par (2) the person claims an interest relating to the subject of the action and is so situated that the disposition of the action in the person}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112 \rquote }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid12667112\charrsid137575 s absence may
\par }\pard \ltrpar\s15\qj \fi720\li2160\ri720\sa120\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin720\lin2160\itap0\pararsid12667112 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112\charrsid137575 
(i) as a practical matter impair or impede the person}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112 \rquote }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112\charrsid137575 s ability to protect that interest or
\par }\pard \ltrpar\s15\qj \fi720\li720\ri720\sa120\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin720\lin720\itap0\pararsid12667112 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112\charrsid137575 . . . }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid12667112 .}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112\charrsid137575 
\par }\pard \ltrpar\s15\qj \li720\ri720\sa120\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin720\lin720\itap0\pararsid12667112 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112\charrsid137575 
If the person has not been so joined, the court shall order that the person be made a party. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112\charrsid137575 If th
e person should join as a plaintiff but refuses to do so, the person may be made a defendant, or, in a proper case, an involuntary plaintiff.
\par }\pard \ltrpar\s15\qj \li0\ri0\sa120\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12667112 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112 G}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang1033\langfe0\langfenp0\insrsid12667112 RCP}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112\charrsid137575  19(a)}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112 .}}}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 In }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Cepeda}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , we declined to address the issue of whether the remedy upon inverse condemnation is an executive function for the governor to determine.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 2005 Guam 11 \'b6 51 (}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Because we hold that the trial court erred regarding the takings claim, it is not necessary to discuss the remaining arguments raised on appeal.}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
We will therefore not address whether the remedy upon inverse condemnation is an executive function for the Governor\emdash not the court\emdash to determine.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 ).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 We are now asked to address the issue in this case.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid11939883 [65]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab Of
 its own accord, the trial court raised the issue of whether the governor was indispensable to this case.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 RA, tab 55 at 35-36 (Finds. Fact & Concl. L.).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Gutierrez argues that the governor is not an indispensable party to this litigation because GPA is a public corporation which may be sued in its own name.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Appellant}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s Br. at 21.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 In its opposition brief, GPA simply restated the trial court}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s conclusions that }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 it could not proceed to make an award of compensation without first obtaining the approval of the governor . . . and . . . that the Governor is a necessary party.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Appellee}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s Br. at 10 (Oct. 4, 2011).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 GPA did not directly or adequately respond to the indispensable party argument raised by Gutierrez in his opening brief.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 During oral argument, GPA appeared to concede the issue.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 When asked }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 about the trial court}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s finding on the joinder of indispensable party,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  GPA}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
s counsel responded that }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
GPA is a public corporation and . . . thus [has] the right to sue and be sued under its own name.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Digital Recording at 11:18:34 (Oral Argument, Dec. 2, 2011).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs21\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \chftn {\footnote 
\ltrpar \pard\plain \ltrpar\s15\qj \fi720\li0\ri0\sa120\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12667112 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {
\rtlch\fcs1 \af0 \ltrch\fcs0 \cs21\super\insrsid12667112\charrsid137575 \chftn }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112\charrsid137575  The actual exchange between }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112 this court}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid12667112\charrsid137575  and GPA\rquote s counsel was as follows:}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112 
\par }\pard \ltrpar\s15\qj \fi-360\li1080\ri720\sa120\widctlpar\tx1080\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin720\lin1080\itap0\pararsid12667112 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112\charrsid137575 Q:}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang1033\langfe0\langfenp0\insrsid12667112 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112\charrsid137575 What about the trial court\rquote s finding on the joinder of indispensable party?  You didn\rquote t address that in your brief.}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \insrsid12667112 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112\charrsid137575 A:}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang1033\langfe0\langfenp0\insrsid12667112 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112\charrsid137575 We did 
not address that.  That was an argument -- the trial court found -- GPA is a public corporation and has been and thus has the right to be sued and to sue.  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112\charrsid137575 Q:}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang1033\langfe0\langfenp0\insrsid12667112 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112\charrsid137575 So are you conceding on that issue?}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112\charrsid137575 A:}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang1033\langfe0\langfenp0\insrsid12667112 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112\charrsid137575 The trial court made its findings.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112\charrsid137575 Q:}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang1033\langfe0\langfenp0\insrsid12667112 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112\charrsid137575 So that is a yes.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid12667112 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112\charrsid137575 A:}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang1033\langfe0\langfenp0\insrsid12667112 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112\charrsid137575 We don\rquote 
t believe that the governor needs to be in this case. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112 
\par }\pard \ltrpar\s15\qj \li0\ri0\sa120\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12667112 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12667112 Digital Recording at 11:18}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid12667112\charrsid137575 :34 (Oral Argument, Dec. 2, 2011).}}}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
When asked whether it was }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 conceding on that issue,}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  GPA}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s counsel responded that }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [GPA does not] believe that the governor would have to come into this case,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  thereby abandoning this issue.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  at 11:18:56. }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [66]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab Some courts have held that a party}{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
s defense based upon the absence of an indispensable party may be waived and abandoned.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 See, e.g.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Mathis v. Hammond}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 486 S.E.2d 356,
 357 (Ga. 1997) (finding that appellants waived its indispensable party defense by failing to raise defense by motion or defensive pleading as required by statute); }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Home Sav. & Loan v. Aetna Cas. & Sur. Co.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
, 817 P.2d 341, 347 (Utah Ct. App. 1991) (noting that party waived its indispensable party defense by abandoning defense during oral argument).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Indeed, Guam}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s rules as to how and when the defense may be raised is essentially identical to the rules relied upon in }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Mathis}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 .}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Compare}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  GRCP 12(b)(7) (defense of failure to join a party under Rule 19 may be raised by motion or defensive pleading), }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 and}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  GRCP 12(h)(2) (}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
[A] defense of failure to join a party indispensable under Rule 19, . . . may be made in any pleading permitted or ordered under Rule 7(a), or by motion for judgment on the pleadings, or at the trial on the merits.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 ), }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 with}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  Ga. Code Ann. \'a7 9-11-12(b)(7) (2012), }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 and}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  Ga. Code Ann. \'a7 9-11-12(h)(2) (2012).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [67]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab However, we believe that the better view
, supported by both federal and state courts, is that the issue of whether or not a party is indispensable is generally not waivable and can be raised at any time, even by an appellate court.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 See, e.g.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Enter. Mgmt. Consultants, Inc. v. United States ex rel. Hodel}{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 883 F.2d 890, 892-93 & n.2 (10th Cir. 1989) (}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [C]ourts and commentators generally agree that [the indispensable party] issue is not waivable, and that a reviewing court has }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 an independent duty to raise it }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 sua sponte}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 .}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 ' }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 The text of Rule 12(h)(2) does not support [the] conclusion [that the 
defense is waived if not raised in the trial court].}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
Moreover, the advisory committee notes to the 1966 amendment to Rule 12(h) expressly state to the contrary.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 It is to be noted that . . . the more substantial defense[] of . . . failure to join a party
 indispensable under Rule 19 . . . [is] expressly preserved against waiver by amended subdivision (h)(2) . . . .}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '"}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  (citations and footnote call number omitted)); }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 McShan v. Sherrill}{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 283 F.2d 462, 464 (9th Cir. 1960) (}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 The absence of indispensable parties can be raised at any time, . . . even by the appellate court on its own motion.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
[Federal Rules of Civil Procedure Rule 12(h)] provides that the defense of failure to join an indispensable party is never waived.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  (citations omitted)); }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 James J. Parks Co. v. Lakin}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 292 N.W.2d 21, 25 (Neb. 1980) (}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 The absence of indispensable parties cannot be waived by the parties to the litigation.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 ); }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 cf. Provident Tradesmens Bank & Trust Co. v. Patterson}{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 390 U.S. 102, 111 (1968) (}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 When necessary, . . . a court of appeals should, on its own initiative, take steps to protect the absent party, who of course had no opportunity to plead and prove his interest below.}{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 ).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 The defect is not }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
'}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 jurisdictional}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , in one sense of the word, but . . . is predicated }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 on the ground that no court can adjudicate directly upon a person}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s right, without the party being either actually or constructively before the court.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '" }{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 McShan}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 283 F.2d at 464 (citations omitted).}{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Accordingly, the issue of whether the governor is an indispensab}{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883 le party is properly before us.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [68]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab Under GRCP 19(a)(1), a party}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s presence is required when }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 complete relief cannot be accorded among those already parties.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 GRCP 19(a)(1).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 In }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Benavente v. Taitano}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , we stated that the focus of this rule }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 is on the relief between the parties to the present action, and not on the possibility of further litigation between a party and the absentee.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 2006 Guam 15 \'b6 59.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Relying on Public Law 22-080, which amended Public Law 22-073, the trial court determined that }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 only }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
the Governor is authorized to offer compensation to a landowner who is successful in an inverse condemnation case.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 RA, tab 55 at 36 (Finds. Fact & Concl. L.).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 According to the trial court, because the governor has the exclusive power to authorize compensation for a governmental taking, his absence precludes relief to Gutierrez for any
 taking of Lot 1-2-2.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  at 38.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [69]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab However, the actual language of Public Law 22-0
80 provides that }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [t]he Governor is }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 authorized }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 to offer to an affected landowner}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  any of the enumerated compensation.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Guam Pub. L. 22-080 (Mar. 3, 1994) (emphasis added).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 While the language of Public Law 22-080 provides that the governor 
has the authority to offer compensation to landowners affected by inverse condemnation, the statute does not explicitly provide that }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 only}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
 the governor has such power.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 T
he other two Guam statutes on compensation in eminent domain proceedings, 21 GCA \'a7\'a7 15105 and 15109, suggest that the governor has sole authority to award compensation in eminent domain cases.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Nevertheless, these statutes are inapplicable in an inverse condemnation case.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 For instance, section 15109, which governs payment for lands taken by eminent domain, provides:}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }\pard \ltrpar\ql \li720\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid11939883 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 No action irrevocably committing th
e government of Guam to the payment of the ultimate award }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 shall be taken unless the Governor of Guam shall}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  be of the opinion that the ultimate award probably will be within any limits prescribed by the Guam Legislature or the Congress of the United States on the price to be paid.}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12667112 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 21 GCA \'a7 15109 (2005) 
(emphasis added).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
Section 15105, which provides funding for the exercise of eminent domain, states that }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [t]he power of Eminent Domain may be exercised by the government of Guam upon authorization and appropriation by the Guam Legislature of funds necessary for payment of just compensation.}{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Such power }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 shall be exercised by the Governor of Guam}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 .}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 " }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 21 GCA \'a7 15105 (2005) (emphasis added).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 The plain language of sections 15109 and 15105 suggests
 that the governor has the exclusive authority to award compensation in eminent domain proceedings.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Because eminent domain actions are instituted by the government itself, it would be reasonable to infer that the legislature intended that the authority to
 commence eminent domain proceedings be solely an executive function. }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
\par }\pard \ltrpar\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11939883 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [70]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab However, }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [e]minent domain and inverse condemnation actions are distinguished primarily by who initiates the action.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Eminent domain actions are initiated by an authorized public entity and are 
governed by the Eminent Domain Law.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
Mt. San Jacinto Cmty. Coll. Dist. v. Superior Court}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 11 Cal. Rptr. 3d 465, 470 (Ct. App. 2004).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 By contrast, where property is taken other than by formal condemnation, the landowner may initiate an action
 for inverse condemnation.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 ;}{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  Regency Outdoor Adver.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 139 P.3d at 133 (}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 A property owner initiates an inverse condemnation action, while an eminent domain proceeding is commenced by a public entity.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 ); }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
Beaty v. Imperial Irrigation Dist.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 231 Cal. Rptr. 128, 129-30 (Ct. App. 1986) (}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
"}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Both eminent domain proceedings and inverse condemnation actions rest on the constitutional requirement that the government must provide just compensation
 to a property owner when it takes his or her private property for a public use.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 The principal procedural distinction between direct and inverse condemnation actions is that in a direct action the public entity takes the initiative while in an inverse action th
e property owner takes the initiative.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  (citations omitted)).}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Moreover, }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [t]he law of inverse condemnation is not governed by the Eminent Domain Law, but has been left for determination by judicial development.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Mt. San Jacinto}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 11 Cal. Rptr. 3d at 470.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 In an eminent domain action, the focus is on the amount of compensation owed to the property owner, }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 since by initiating the proceeding the government effectively acknowledges that it seeks to }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 take or damage}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  the property in question.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Regency Outdoor Adver.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 139 P.3d at 133.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 In an inverse condemnation action, }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
the property owner must first clear the hurdle of establishing that the public entity has, in fact, taken [or damaged] his or her property before he or she can reach the issue of }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 just compensation.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '" }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
 (alteration in original) (internal quotation marks omitted).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Public Law 22-0
80 pertains expressly to the award of compensation in inverse condemnation actions.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 While the governor is authorized to award compensation in such proceedings, the statute does not provide exclusive authority to him or her.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [71]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab Under GRCP 19(a)(2)(i), a party}{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s presence is required for just adjudication when the party }{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 
claims an interest relating to the subject of the action and is so situated that the disposition of the action in the person}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s absence may as a practical matter impair or impede the person}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s ability to protect that interest.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 " }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 GRCP 19(a)(2)(i).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  "}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 The purpose of Rule 19(a)(2)(i) }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 is to protect the legitimate interests of absent parties . . . .}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '" }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Benavente}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 , 2006 Guam 15 \'b6 62.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Because we hold that
 the governor does not have the exclusive authority to grant relief in an inverse condemnation claim, no interest will be impaired or impeded by his absence in this litigation.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Therefore, the trial court erred in
 finding that the governor is an indispensable party and that the failure to join him prevented the court from awarding compensation to Gutierrez. }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \b\caps\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 V.\~ CONCLUSION}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \b\caps\lang2057\langfe1033\langnp2057\insrsid12667112 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid11939883\charrsid10905782 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 [72]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 \tab The 
trial court did not err in finding that a license was created between the Navy and GPA to construct and maintain power poles on Lot 1-2-2.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Nevertheless, we hold that such license did not survive the series of conveyances of the property, and even if the license was irrevocable,
 Gutierrez, as the successor-in-title to Lot 1-2-2, was not bound by the license because he took the property without notice of the license.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 GPA}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s use of the property for three years without consent or due process constituted a physical taking of Gutierrez}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s property, albeit a temporary one, compensable under the Fifth Amendment}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s Takings Clause and relevant Guam statutes.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Additionally
, Gutierrez provided sufficient evidence upon which the trial court could determine the amount of compensation for the government}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s taking.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 Accordingly, we }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 REVERSE}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  the trial court}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12667112 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 s judgment and }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782 REMAND}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12667112\charrsid10905782  to the trial court to determine the appropriate amount of damages to be awarded and for any further proceedings consistent with this opinion. 
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