A backlash among voters this November against an unpopular Supreme Court decision on eminent domain could dramatically curtail the ability of officials to manage growth and development in parts of the western United States.
Libertarian activists, tapping into voter anger as well as outside money, have helped propel property rights referendums onto 12 state ballots - making it the single biggest ballot issue this November.
Most of the measures aim to overrule a 2005 US Supreme Court decision that homes can be seized and handed over to private developers. But in some Western states, the eminent domain issue is coupled with other far reaching provisions that would force governments to pay landowners when regulations harm property values.
At stake is the momentum of "smart growth" planning in recent decades that has provided public interests like open space and environmental protection at the expense of private property owners. Supporters of the changes say they want those costs made transparent, while opponents argue that individual property rights, if unfettered, will trample on the rights of neighbors and the collective good.
"Urban growth boundaries, agricultural protection ordinances, wetlands regulations, historic district rules - just about any kind of land-use rule would be more vulnerable to litigation if the [regulatory takings] measures were adopted," says John Echeverria, executive director of the Georgetown Environmental Law and Policy Institute in Washington. "[The West] would be a lot more polluted, it would be a lot more congested, and it would be a lot less green if these measures were enacted."
Prior to the high court's decision on eminent domain in Kelo v. New London last year, Oregon, in 2004, enacted Measure 37, a law requiring local and state governments to compensate landowners when regulations decreased the value of their properties. Ballot initiatives in California, Arizona, Idaho, and Washington are loosely based on Measure 37. If governments cannot pay, some measures call for granting individuals exemptions from the rules.
In Oregon, the 2,446 claims already filed with the state would cost more than $5.7 billion to reimburse, according to the Department of Land Conservation and Development. None have been paid, says Michael Morrissey with the department. "Measure 37 didn't identify any new revenue source to pay for claims. So that means for those claims we judge to be valid, the issue is only waiver of regulation."
Such waivers have created some unusual dilemmas.
In Clackamas County, a landowner used Measure 37 to get a waiver for agricultural zoning restrictions that prevented a commercial gravel pit operation. One neighbor suddenly faced the prospect of a rock crusher just a few hundred feet from his home.
Another neighbor, an elderly couple trying to sell their adjacent farm, saw a $1.3 million offer collapse on account of the proposed pit, says their son, Scott Lay. He had voted for Measure 37, but now finds himself ambivalent. He warns voters in other states to "really consider how far that measure could extend into the …