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CH^PTER ] 6 <br /> <br />!_' S. [.ions[ LJlll~Jlld 'v' <br /> <br />!60 tiS. 3o3. <br />(I 9Ill. <br /> <br />L~lc~s 1'. <br />Comm'n. 5051~S 1003. 1i2S <br />C't. 2886 ( I qgl~ <br /> <br />Penn c_'enl. 7}'tin.5' <br />o/':Vtzw Yoci, <br /> <br />3,'lc,g~mc, ;' Cio' o/' /-i,rbaulh <br />lO! NW id 153(Minn. IqSO} <br /> <br />'.?l,ve.~ r d'~/v ,o/ /roillO,*l. lOt/{ <br />V,.'I. ]790ll). CN-00-IiTI <br />t}..hnn ('L .,X. pp Apr 17, <br /> <br />In determining whether a nonconforming building or structure has been <br />destroyed to an extent of 50 pei'cent or more of its market value, a reviewing <br />authority must consider the market value of the entire nonconforming use. <br />The Minnesota Court of Appeals rejected a city's interpretation of an <br />ordinance prohibiting repair of a nonconforming sign to an extent greater <br />than 5 [ percent of its replacement cost as applying when damage to the sign <br />face alone exceeded 51 percent of the replacement cost of the sign face. <br /> <br />The state statute on nonconformities supersedes any conflicting language in a <br />aching ordinance. <br /> <br />X. The "takings" issue <br /> <br />A. The general law <br /> <br /> Both the U.S. Constitution and the Minnesota Constitution forbid the taking <br /> oF private proper~y for public use without just compensation. Regulations on <br /> property may be considered takings if the regulation goes too far. <br /> <br />In deternlining whether a regulation goes too far, the United States Supreme <br />Court has recognized two distinct c!asses of regulatory takings; <br /> <br />· Categorical takings, in which the regulation ~enies all econornically <br /> beneficial or productive use of land. <br /> <br />· Case-specific regulator~,.takings, which involve consideration of'the <br /> economic impact of the regulation, the interference with reasonable <br /> investment-backed expectations, and the character of the regulation. <br /> <br />The Minnesota Supreme Court has recognized a third ~lass oFtakings ;hat <br />may occur wi~en the government adopts a land use regulation designed to <br />benefit a specific public or goverm-nental enterprise. If'the regulation is <br />enacted for the benefit of a government enterprise (airport zoning, for <br />example), the government must compensate the landowners whose <br />property has sufi:ered a substantial and measurable decline in market <br />value as a result of'the regulations. <br /> <br />[-{AHI)I~,I)I)K i:")l,t ,".rIINNI]SOT.~ CII'IE5 <br /> <br />This chapter iasl ra,.,iscd 9/'29/20[)4 <br /> <br />93 <br /> <br /> <br />