Barnhart v. Brinegar

362 F. Supp. 464, 1973 U.S. Dist. LEXIS 12398
CourtDistrict Court, W.D. Missouri
DecidedAugust 6, 1973
Docket73CV57-W-2
StatusPublished
Cited by42 cases

This text of 362 F. Supp. 464 (Barnhart v. Brinegar) is published on Counsel Stack Legal Research, covering District Court, W.D. Missouri primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Barnhart v. Brinegar, 362 F. Supp. 464, 1973 U.S. Dist. LEXIS 12398 (W.D. Mo. 1973).

Opinion

MEMORANDUM OPINION AND ORDER DISMISSING COMPLAINT

COLLINSON, District Judge.

This is an action by four real property owners in Jackson County, Missouri, seeking various forms of relief, including declaratory judgment, specific performance, and injunction, against the Secretary of Transportation (Secretary) and the Missouri State Highway Commission (Commission.) 1 The Commission is attempting to acquire five tracts of plaintiffs’ real property in Jackson County by condemnation for a federally assisted state highway improvement project. Plaintiffs’ complaint was filed January 31, 1973, We issued an order on February 2, 1973, temporarily restraining the Commission from prosecuting its condemnation action against plaintiffs’ property in the Jackson County Circuit Court. The Commission consented to continuing the temporary restraining order until the hearing on plaintiffs’ application for a preliminary injunction. That hearing and the trial on the merits were consolidated under Rule 65(a)(2), Fed.R.Civ.P. The consolidated hearing and trial were held April 13, 1973. The Commission again consented to continuing the temporary restraining order pending the Courts’ final judgment.

Plaintiffs’ complaint is in two counts. We will consider each count separately.

I.

The facts necessary for disposition of Count I have been stipulated. Plaintiffs are residents of Jackson County, Missouri, and are co-owners of the five tracts of land in Jackson County that are the subject of this action. These tracts abut and are approximate to U. S. Highway 24, a Federal Aid Primary System Highway, at its intersection with U. S. Highway 71 Bypass. For several years the Commission has pursued a project to improve U. S. Highway 24 by widening it from the eastern city limits of Kansas City, Missouri, to Missouri State Route 7. The federal government has been involved in this project since September 17, 1965.

In connection with the highway improvement project, the Commission has attempted to acquire plaintiffs’ five tracts of land. In December, 1970, the Commission engaged two appraisers to appraise plaintiffs’ property. The appraisals were submitted to the Commission between July and December, 1971. On January 10, 1972, the Commission made a written offer to plaintiffs in the amount of $232,510 for the purchase of their property. The Commission also provided plaintiffs with a booklet entitled “When a highway comes your way.” Plaintiffs rejected the Commission’s offer.

On March 14, 1972, the State Director of Highways gave the Federal Highway Administration written assurances pursuant to section 305 of the Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970 (the Act) 2 that the Commission would comply with the real property acquisition practices delineated in section 301 of the Act 3 as a condition to receiving any federal financial assistance in the highway improvement project. 4 These assurances *466 were approved by the Federal Highway Administration. 5

Updated appraisals of plaintiffs’ property were submitted to the Commission between June and August, 1972. On September 26, 1972, the Commission made a second written offer to plaintiffs in the increased amount of $246,050 for the purchase of their property. Plaintiffs again were provided a booklet entitled “When a highway comes your way.” Plaintiffs rejected the Commission’s offer on September 26, 1972.

On October 24, 1972, the Commission initiated an action in the Jackson County Circuit Court seeking condemnation of plaintiffs’ property. This action was authorized by a Commission resolution of January 31, 1972.

Count I alleges federal question jurisdiction under the Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970. 6 Specifically, plaintiffs allege that several of the land acquisition practices delineated in section 301 of the Act have not been observed by the Commission to the greatest extent practicable under Missouri law. Section 301 establishes nine mandatory practices for federal agencies in the acquisition of real property for federal programs. The following are the two practices delineated in section 301 relevant to this action:

(3) Before the initiation of negotiations for real property, the head of the Federal agency concerned shall establish an amount which he believes to be just compensation therefor and shall make a prompt offer to acquire the property for the full amount so established. In no event shall such amount be less than the agency’s approved appraisal of the fair market value of such property. Any decrease or increase in the fair market value of real property prior to the date of valuation caused by the public improvement for which such property is acquired, or by the likelihood that the property would be acquired for such improvement, other than that due to physical deterioration within the reasonable control of the owner, will be disregarded in determining the compensation for the property. The head of the Federal agency concerned shall provide the owner of real property to be acquired with a written statement of, and summary of the basis for, the amount he established as just compensation. Where appropriate the just compensation for the real property acquired and for damages to remaining real property shall be separately stated.
*467 (7) In no event shall the head of a Federal agency either advance the time of condemnation, or defer negotiations or condemnation and the deposit of funds in court for the use of the owner, or take any other action coercive in nature, in order to compel an agreement on the price to be paid for the property. 7

Plaintiffs allege that these provisions are applicable to the Commission by virtue of the Commission’s March 14, 1972, written assurances to the Federal Highway Administration under section 305 of the Act that it would comply with the acquisition practices of section 301. Section 305 of the Act provides the following :

Notwithstanding any other law, the head of a Federal agency shall not approve any program or project or any grant to, or contract or agreement with, a State agency under which Federal financial assistance will be available to pay all or part of the cost of any program or project which will result in the acquisition of real property on and after [January 2, 1971,] unless he receives satisfactory assurances from such State agency that—
(1) in acquiring real property it will be guided, to the greatest extent practicable under State law, by the land acquisition policies in section 301 and the provisions of section 302, and
(2) property owners will be paid or reimbursed for necessary expenses as specified in sections 303 and 304. 8

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Bluebook (online)
362 F. Supp. 464, 1973 U.S. Dist. LEXIS 12398, Counsel Stack Legal Research, https://law.counselstack.com/opinion/barnhart-v-brinegar-mowd-1973.