surplus property disposition : how to win the game for your agency . . . and stay out of jail
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Surplus Property Disposition : How to Win the Game for Your Agency . . . And Stay Out of Jail. John C. Murphy, Esq. Emily L. Madueno, Esq. Murphy & Evertz LLP June 13, 2011. EMINENT DOMAIN IN THE MOVIES. ● Eminent Domain (December, 1991) - PowerPoint PPT PresentationTRANSCRIPT
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www.murphyevertz.com
650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700
Surplus Property Disposition: How to Win the Game for Your Agency . . .
And Stay Out of Jail
John C. Murphy, Esq.Emily L. Madueno, Esq.Murphy & Evertz LLP
June 13, 2011
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www.murphyevertz.com
650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700
EMINENT DOMAIN IN THE MOVIES
● Eminent Domain (December, 1991)
● The Hitchhiker’s Guide To The Galaxy (April, 2005)
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www.murphyevertz.com
650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700
The Bells of St. Mary’s(1945)
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www.murphyevertz.com
650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700
Blazing Saddles (1974)
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www.murphyevertz.com
650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700
American Outlaws (2001)
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www.murphyevertz.com
650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700
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www.murphyevertz.com
650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700
UP(May, 2009)
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www.murphyevertz.com
650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700
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www.murphyevertz.com
650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700
GOALS 1. What is Surplus Property?
2. What Policies Govern Surplus Property Disposition?
3. What are the Costs and Benefits of Such Disposition?
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www.murphyevertz.com
650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700
“Surplus Property” Defined
“The term ‘excess property’ means property under the control of a federal agency that the head of the agency determines is not required to meet the agency’s needs or responsibilities.”
(40 U.S.C. § 102(3).)
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www.murphyevertz.com
650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700
“Surplus Property” Defined
“Excess land is real property, title to which is vested in the State of California, Department of Transportation, and which is determined and certified to be not required for rights of way or other operational purposes of the Department.”
(California Department of Transportation Right-of-Way Manual, § 16.01.03.01.)
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www.murphyevertz.com
650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700
“Surplus Property” Defined
“The Board will adopt a resolution with respect to each parcel of surplus property declaring: (a) That the property is no longer needed by the district.”
**“Open and inclusive public input process”
(Portland Public Schools, Board Policy, 8.70.040-P)
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www.murphyevertz.com
650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700
“Surplus Property” Defined“A City owned property may become available for sale
if:– The property is not currently used by a City
department or does not support a municipal function.– The property is vacant and has no foreseeable use by
City.– The property is a non-performing or under-
performing asset and greater value can be generated by its sale.
– Significant economic development opportunities can be generated by selling the property.”
** Presented to City Council for approval
(City of San Diego, California, Council Policy)
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www.murphyevertz.com
650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700
Surplus Property
2 Common Elements:
● Property no longer necessary for agency’s purposes or use
● Requires determination by agency’s governing body to designate as surplus
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www.murphyevertz.com
650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700
How Property Becomes Surplus
• Uneconomic Remnant
• Downsized Projects
• Vacated Buildings and Land
• Tax Delinquencies
• Donation
• Abandoned Right-of-Way
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www.murphyevertz.com
650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700
Methods of Disposal
• Internal transfer within the agency
• Sale to other agency
• Public sale (auction; sealed bid; etc.)
• Direct sale to private entity/individual
• Lease
• Exchange
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www.murphyevertz.com
650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700
Risks of Holding Onto Surplus Property
• Public Discontent
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www.murphyevertz.com
650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700
“Along the way, Caltrans used eminent domain to buy thousands of homes and businesses it didn’t
need, holding onto them for decades.”
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www.murphyevertz.com
650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700
Risks of Holding Onto Surplus Property
• Public Discontent
• Management Headaches
• Quick Disposal Required
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www.murphyevertz.com
650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700
Risks of Disposing Of Surplus Property
• Public Discontent
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www.murphyevertz.com
650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700
“Three men were arrested this morning in San
Bernardino County in a $102 million bribery scheme. A fourth, former Supervisor
Paul Biane, remains a fugitive from justice.”
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www.murphyevertz.com
650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700
Risks of Disposing Of Surplus Property
• Public Discontent
• Changed Circumstances
• Required Procedures
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www.murphyevertz.com
650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700
Benefits of Disposing Of Surplus Property
• Funds to use on other projects• Facilitate a deal with the owner of property to
be acquired - - exchange• Urban renewal; Facilitate Development• Reduce headache of property management• Reduce cost of maintaining properties• Return property to the tax rolls
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www.murphyevertz.com
650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700
Adopting Surplus Property Regulations Where None
Exist● Streamlined Process For Disposition
● Uniformity & Efficiency in Agency Disposition
● Creating a Safe Harbor Against Charges of Corruption?
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www.murphyevertz.com
650 Town Center Drive, Ste. 550, Costa Mesa, CA 92626 (714) 277-1700
CONCLUSION