Kabua v. United States

546 F.2d 381, 212 Ct. Cl. 160, 1976 U.S. Ct. Cl. LEXIS 217
CourtUnited States Court of Claims
DecidedDecember 15, 1976
DocketNo. 119-75
StatusPublished
Cited by45 cases

This text of 546 F.2d 381 (Kabua v. United States) is published on Counsel Stack Legal Research, covering United States Court of Claims primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Kabua v. United States, 546 F.2d 381, 212 Ct. Cl. 160, 1976 U.S. Ct. Cl. LEXIS 217 (cc 1976).

Opinion

Nichols, Judge,

delivered the opinion of the court:

The plaintiffs have brought this action to recover for an alleged uncompensated taking of Koi-Namur Island. The parties have filed voluminously documented cross motions for summary judgment. Among other defenses, defendant sets up the jurisdictional bar of our six-year statute of limitations, 28 U.S.C. § 2501, which applies to all claims in this court. 'Since we determine that the suit is barred for that reason, we need not consider the other matters the parties have briefed and argued, and we do not do so.

Plaintiffs say they are the indigenous landowners of Koi-Namur, which is a Micronesian island, part of the Marshalls, a component of the Trust Territories of the Pacific islands, which the United States administers under its Trusteeship Agreement with the United Nations, 61 Stat. 3801. Thus, the chief executive of the government of the Trust Territory, a [163]*163TTigb Commissioner, is appointed by the President of the United States with the advice and consent of the Senate. Since 1960, the United States has been using Roi-Namur with the permission of the Trust Territory government, which consented to United States occupancy in consideration of payment of $80,000. Under this Use and Occupancy Agreement, the United States’ needs for the lands are to be reviewed by it each five years, and the land is to be returned to the Trust Territory when no longer needed.

The groups of plaintiffs, comprised of head chiefs (Iroij), lesser chiefs (alabs), and tenants (dri jerbal), or their ancestors, had inhabited Roi-Namur when Japan assumed control over the territory under a League of Nations mandate. The Japanese government at some time before 1944 built an airbase there, filling in a lagoon and joining Roi and Namur, which had hitherto been two separate islands. They expelled the natives, and the plaintiffs resided elsewhere until after World War II. There is evidence that the Japanese purported to pay compensation, but whether to the right persons and in adequate amounts, we need not determine. In February 1944, United States forces overwhelmed the Japanese garrison in a bloody battle, and thereafter used Roi-Namur as a base until hostilities ended.

In 1949 the Navy suffered a few Marshallese to return to Roi-Namur. That they were the plaintiffs or any of them is not asserted. In 1960 they were removed, leaving behind eight dwellings, a church, and some thirty other structures. Since 1960 no Marshallese person has been allowed to reside upon or use Roi-Namur. The island then became and now is part of the Kwajalein Missile Range. There are structures and improvements, of value approximately $100,000,000, added to the realty in furtherance of this use, since 1960. The Use and Occupancy Agreement does not refer to or recognize any native claims, but rather seems to visualize that on the termination of the present use, the island will revert to the Trust Territory government as part of its public domain.

On June 29, 1953, the High Commissioner had approved Office of Land Management Regulation No. 1, which announced the procedures before the Land Management Administrator for the adjudication of claims of land ownership throughout the Trust Territory. Section 3 of the Regulation [164]*164further authorized an appropriate official to release to the owner any tract of private land that was no longer needed by the United States. In November 1962, and again in March 1964, the Trust Territory government published notice that Hoi-Namur was considered public land owned by the government, but invited the submission of any private claims. The plaintiffs in this action filed claims under the Regulation in regard to the land on Roi-Namur in 1963 and 1964, objecting that the land granted to the United States was private property and not in the public domain subject to the disposition of the Trust Territory government. The Land Management Administrator determined that the “Iroij” rights in the land were in the plaintiffs. There has been no formal appeal of this determination, but the defendant does not agree with it.

Although their title to the lands occupied by the United States under the Use and Occupancy Agreement had been recognized to that extent, plaintiffs did not seek to eject the United States, but only to obtain the compensation ostensibly due them. Accordingly, by their letter to the High Commissioner dated December 1, 1965, plaintiffs said they agreed to allow the United States to retain undisturbed possession of the land, pending negotiations toward compensation. Since then they have dealt with and managed their claim as a money claim entirely. Negotiations toward plaintiffs’ conveying to the United States a long term lease for a consideration did commence, but continued without success through 1974. When plaintiffs were convinced that continuing with negotiations would be unavailing they filed suit here, April 15, 1975. The parties seem to agree that the United States will pay something, but are wide apart as to what payment would be fair and just. An appraisal was made in 1970 proposing a rental value of Roi-Namur at $7,666.67 per acre as a lump sum for a 50 year period to end February 6,1994. The Navy has rejected it.

The law is clear that to avoid the bar of § 2501, supra, the claimant must bring his suit within six years of the taking date. Hilkovsky v. United States, 205 Ct. Cl. 460, 504 F. 2d 1112 (1974); Camacho v. United States, 204 Ct. Cl. 248, 494 F. 2d 1363 (1974). We pass over any happening before 1960, but since that date the United States has been in open and [165]*165notorious possession under claim of right, and has made large improvements, under an agreement with the Trust Territory which purported to act as the owner. The Navy’s possession is indeterminate in duration, subject only to a return of the island to the Trust Territory at some time when, by the Navy’s own unilateral determination, its use is at an end. If the suit is one to try title, as plaintiffs seem to express it at times, it is cognizable in this court on a taking theory. Bourgeois v. United States, ante at 32, 545 F. 2d 727 (1976). The facts are consistent with no other view than that whatever ownership the plaintiffs have was taken long since.

The plaintiffs seek to avoid the bar by saying they were entitled to wait until the duration of the taking was announced, since it was avowedly temporary. They cite United States v. Dickinson, 331 U.S. 745, 749 (1947); and Castro v. United States, 205 Ct. Cl. 534, 500 F. 2d 436 (1974).

The former case is by United States v. Dow, 357 U.S. 17 (1958), more or less limited to the class of flooding cases to which it belonged, when the landowner must wait in asserting his claim, until he knows whether the subjection to flooding is so substantial and frequent as to constitute a taking. Dow holds the usual rule to be that the taking occurs when the United States first enters into possession, and not when it acquires title. P. 22. In Castro, the opinion outlines a temporary taking for varying and different temporary reasons, the first, the presence of an ammunition dump in the area, next the stationing of the NTTU, and finally because of the hazards of live explosives buried in the soil.

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Bluebook (online)
546 F.2d 381, 212 Ct. Cl. 160, 1976 U.S. Ct. Cl. LEXIS 217, Counsel Stack Legal Research, https://law.counselstack.com/opinion/kabua-v-united-states-cc-1976.