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CITY OF LAS VEGAS v. 180 LAND CO., LLC

Nos. 84345, 84640.

140 Nev. Adv. Opn. 29

CITY OF LAS VEGAS, A POLITICAL SUBDIVISION OF THE STATE OF NEVADA, Appellant, v. 180 LAND CO., LLC, A NEVADA LIMITED LIABILITY COMPANY; AND FORE STARS, LTD., Respondents. 180 LAND CO., LLC, A NEVADA LIMITED LIABILITY COMPANY; AND FORE STARS, LTD., A NEVADA LIMITED LIABILITY COMPANY, Appellants/Cross-Respondents, v. CITY OF LAS VEGAS, A POLITICAL SUBDIVISION OF THE STATE OF NEVADA, Respondent/Cross-Appellant.

Supreme Court of Nevada.

Filed April 18, 2024.

Attorney(s) appearing for the Case

Leonard Law, PC, and Debbie A. Leonard , Reno; Jeffry M. Dorocak , City Attorney, and Jeffrey L. Galliher and Rebecca L. Wolfson , Deputy City Attorneys, Las Vegas; McDonald Carano LLP and George F. Ogilvie, III , Amanda C. Yen , and Christopher Molina , Las Vegas; Shute, Mihaly & Weinberger, LLP, and Andrew W. Schwartz and Lauren M. Tarpey , San Francisco, California, for City of Las Vegas.

Law Offices of Kermitt L. Waters and Kermitt L. Waters , James J. Leavitt , Michael A. Schneider , and Autumn L. Waters , Las Vegas; Claggett & Sykes Law Firm and Micah S. Echols , Las Vegas, for 180 Land Co., LLC, and Fore Stars, Ltd.

Davison Van Cleve, PC, and Robert D. Sweetin, Las Vegas; Matthew Leo Cahoon, Las Vegas, for Amicus Curiae Nevada League of Cities.

Goicoechea, Di Grazia, Coyle & Stanton, Ltd., and Nancy Porter and Lauren A. Landa, Elko, for Amicus Curiae City of West Wendover.

Nicholas G. Vaskov, City Attorney, and Amanda Kern and Brandon P. Kemble, Assistant City Attorneys, Henderson, for Amicus Curiae City of Henderson.

Nossaman, LLP, and Steven M. Silva, Reno; Karl Hall, City Attorney, and Jonathan Shipman, Assistant City Attorney, Reno; Micaela Moore, City Attorney, North Las Vegas, for Amici Curiae City of Reno, City of North Las Vegas, and International Municipal Lawyer's Association.

BEFORE THE SUPREME COURT, EN BANC.

OPINION

Our constitutional takings jurisprudence has long recognized that regulatory agency decisions that deprive a landowner of all economically beneficial use of their property—a per se regulatory taking— require just compensation to the landowner under both the Fifth Amendment of the United States...

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