Preliminary Objections and Brief - Lower Merion School District

IN THE COURT OF COMMON PLEAS OF MONTGOMERY COUNTY PENNSYLVANIA

LOWER MERIONSCHOOL DISTICT

vs

NO 2018-29523 BENNETT A JOHN MD

COVER SHEET OF MOVING PARTY

Date of Filing

Moving Party

February 07 2019

NANCE DI ROCCO BENNETT A JOHN MD

Counsel for Moving Party ---------------------------------shy

Document Filed (Specify) CONDEMNEES PRELIMINARY OBJECTIONS

Matter is (Check One) ~ (Appealable) D (Interlocutory)

DiscoveryNeeded ~ (Yes) D (No)

CERTIFICATIONS - Check ONLY if appropriate

Counsel certify that they have conferred in a good faith effort to resolve the subject discovery dispute (Required by Local Rule 2082(e) on motions relating to discovery)

D (Yes) D (No) ~ (NotaDiscoveryMotion)

Counsel for moving party certifies that the subject civil motion is uncontested by all parties involved in the case (If checked skip Rule to Show Cause section below)

By Counsel for Moving Party

RULE TO SHOW CAUSE - Check ONE of the Choice Listed Below

--- Respondent is directed to show cause why the moving party is not entitled to the relief requested by filing

an answer in the form of a written response at the Office of the Prothonotary on or before the ___ dayof ________ ~20

--- Respondent is directed to show cause in the form of a written response why the attached Family

Court Discovery Motion is not entitled to the relief requested Rule Returnable and Argument the ___ day of

_____________ 20 __ at 100 pm at 321 Swede Street Norristown Pa

___ Respondent is directed to file a written response in conformity with the Pennsylvania Rules of Civil Procedure

___ Rule Returnable at time of trial

By Court Administrator

---


IN RE LOWER MERION SCHOOL EMINENT DOMAIN -IN REM DISTRICT CONDEMNATION OF LAND KNOWN TO BE THE PROPERTY OF NO 2018-29523 CIVIL JOHN A BENNETT MD AND NANCE DI ROCCO KNOWN AS A PORTION OF


Date ofFiling __ __ __ _______ John Bennett and Nance Di Rocco 2 7 _2a0=19 Moving Party

Counsel for Moving Party _M_ic_h_ae_l_F__F_a_he_rtv_ __________ ID No 55860

Document Filed (Specify) Condemnees Preliminary Objections to Declaration of Taking

Matter is X (Appealable) ___ (Interlocutory)

Oral Argument X (Yes) (No) Discovery Needed _X __ (Yes) ___ (No)


___ Counsel certify that they have conferred in a good faith effort to resolve the subject discovery dispute (Required by Local Rule 2082(e) on motions relating to discovery)

___ Counsel for moving party certifies that the subject civil motion is uncontested by all parties involved in the case (If checked skip Rule to Show Cause section below)


RULE TO SHOW CAUSE - Check ONE of the Choices Listed Below

___ Respondent is directed to show cause why the moving party is not entitled to the relief requested by filing an answer in the form of a written response at the Office of the Prothonotary on or before the day of 20

___ Respondent is directed to show cause in the form of a written response why the attached Family Court Discovery Motion is not entitled to the relief requested Rule Returnable and Argument the day of 20 at 1 00 pm at 321 Swede Street Norristown Pa

_X __ Respondent is directed to file a written response in conformity with the Pennsylvania Rules of Civil Procedure

Rule Returnable at time of trial


912

IN THE COURT OF COMMON PLEAS OF MONTGOMERY COUNTY PENNSYLVANIA CIVIL DIVISION

IN RE LOWER MERION SCHOOL DISTRICT CONDEMNATION OF LAND KNOWN TO BE THE PROPERTY OF JOHN EMINENT DOMAIN - IN REM A BENNETT MD AND NANCE DI ROCCO KNOWN AS A PORTION OF TAX NO 2018-29523 CIVIL MAP PARCEL NO 40-00-12868-00-7 LOWER MERION TOWNSHIP MONTGOMERY COUNTY PENNSYLVANIA FOR SCHOOL PURPOSES

ORDER

AND NOW this day of 2019 after reviewing

Condemnees Preliminary Objections Brief in Support and any answer thereto it is hereby

ORDERED that Condernnees Preliminary Objections are SUSTAINED and the condemnation

terminated

IT IS FURTHER ORDERED that title in fee simple is hereby revested in Condernnees

John Bennett and Nance Di Rocco Condernnor shall record this order in the Montgomery County

Recorder of Deeds and said Recorder of Deeds is directed to record this Order among the land

records of Montgomery County Condemnor shall pay the costs of recording and mail a copy of

this recorded order to Condemnees attorney

IT IS FURTHER ORDERED that Condemnor shall reimburse Condemnee for all costs

and expenses including reasonable appraisal attorney and engineering fees and other costs and

expenses actually incurred because of the condemnation proceeding

BY THE COURT

J

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CONDEMNEES PRELIMINARY OBJECTIONS TO DECLARATION OF TAKING

AND NOW Condemnees John Bennett MD and Nance Di Rocco by and through their

attorney Michael F Faherty Esquire Anthony M Corby Esquire and the Faherty Law Firm

hereby file Preliminary Objections to Lower Merion School Districts Declaration of Taking filed

in this matter The preliminary objections contained herein are filed pursuant to the Pennsylvania

Eminent Domain Code 26 Pa CSA sect 306

Preliminary objections are the exclusive method for challenging a condemnation 26 Pa

CSA sect 306(a)(3) In condemnation proceedings preliminary objections serve a different purpose

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than preliminary objections in a civil action In re a Condemnation Proceeding by South Whitehall

Twp 822 A2d 142 143 (Pa Commw Ct 2003) Per Section 306(a)(3) of the Pennsylvania

Eminent Domain Code preliminary objections in condemnation proceedings are limited to

challenging the following (1) power or right of the condemnor to condemn (2) sufficiency of the

security (3) the declaration of taking or (4) any other procedure followed by the condemnor

Condemnees John Bennett MD and Nance Di Rocco by and through undersigned counsel

hereby assert the following preliminary objections to the condemnation filed in the above-docketed

matter

1 Condemnees own property commonly known as 1835 County Line Road

Villanova Pa 19085 (tax parcel no 40-00-12868-00- 7) (the Property)

2 The Property consists of approximately 106197 acres of land and contains two

buildings

3 In May or June of 2018 Villanova Universitys President Father Peter Donahue

verbally offered to have the University buy the property for $12 million dollars and agreed to have

the proper paperwork drawn-up

4 Lower Merion School District (LMSD) heard that the University was interested

in buying the Property for $12 million dollars

5 On or about June 27 2019 the Superintendent of LMSD Rober L Copeland

reached out to Father Donahue and in an attempt to reduce the purchase price of the Property told

Father Donahue that $12 million dollars is too much for the Property

6 Copeland told Father Donahue that LMSD was interested in buying the Property

from the Condemnees

7 Copeland then told Father Donahue that they valued the Property at $8 million

4

dollars

8 Father Donahue then met with members of his cabinet and trustees who directed

him to get an independent assessment of the value

9 Father Donahue relayed to Condemnees that the University was going to delay their

offer letter because the University was not interested in appearing hostile or trying to block LMSD

especially with all the flair up over Stoneleigh

10 However Father Donahue remained interested pending the assessment of value

11 On or about October 8 2018 LMSD sent Condemnees an Agreement of Sale with

many unfavorable contingencies

12 On or about November 7 2018 the University and Condemnees entered into and

executed an agreement of sale with a purchase price of $9650000 Closing was scheduled for

January 4 2019

13 The agreement was contingent upon LMSD not taking the property via eminent

domain

14 LMSD had reached an agreement with the owner of a 56-acre property on Spring

Mill Road that was to be used for fields instead of Condemnees Property

15 On or about December 18 2018 Condemnee John Bennett LMSD real estate agent

Stuart Dessner and Superintendent Robert Copeland met to discuss the status of things

16 They discussed the LMSDs agreement to buy the 56 acre Spring Mill Road

property which the LMSD already agreed to buy and which would serve their recreational needs

adequately

17 Copeland expressed the LMSDs desire to landbank Condemnees property A

landbank is a large body of land held for future development or disposal

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18 Ultimately if LMSD did not need Condemnees Property and the Spring Mill Road

property Dessner stated that LMSD could always sell it to Villanova University

19 Before ending the meeting Condemnee John Bennett gave Copeland and Dessner a

copy of his Purchase Agreement with Villanova University with the understanding that it would

remain confidential

20 Condemnee also informed Dessner and Copeland that the University would pull-

out of their Agreement of Sale if Condemnees were able to reach an agreement with LMSD

21 Unbeknownst to Condemnees on December 21 2018 (three days after Condemnee

John Bennett gave Dessner and Copeland confidential copies of the Universitys Agreement of

Sale) the School Board convened and passed a Resolution to condemn the Property

22 In a press released published that same day the School Board explained its illegal

intention as an attempt to thwart the purchase of the Property by Villanova University and to

maintain the tax base stating the condemnation will keep the property in use for the residents of

Lower Merion Township and Narbeth rather than enabling Villanova University to take the

property off the tax rolls for its private development use

23 LMSD explained further that although the sellers had indicated the District offers

were basically acceptable with minor revisions the agreements of sale were never returned to the

District

24 President of the Lower Merion Board of School Directors Dr Melissa Gilbert said

Im confident our residents would rather see the land being used by their neighbors than by

college students who dont live in Lower Merion or Narberth

25 The press release also stated that the Property would not actually be needed until

construction began in 2023

6

26 LMSD has no definite plans formulated as to the use to be made of the condemned

property No specifications as to the proposed building have yet been indicated Nor has any

definitive location of the tract been designated for the intended structures and no estimate of

construction is yet available Furthermore the Resolution was passed seemingly without any of

the following a wetlands study a final land development plan a final architectural plan a final

engineering plan zoning approval a needs assessment or any other suitable investigation leading

to an intelligent informed judgment by the Condernnor

27 The Resolution authorized the payment of $9950000 and a lease permitting

Condemnees to reside on and occupy the Property until May 2023 (ie 7pprox 5 years)

28 On December 21 2018 Villanovas Counsel informed Condernnees that LMSD

passed the condemnation Resolution and suggested the agreement of sale be terminated or that

closing be pushed back to January 21 2019 to allow the school district more time to reach an

amicable agreement with Condemnees

29 On December 21 2018 LMSD formally took title to Condemnees Property by

filing a Declaration of Taking in the Montgomery County Court of Common Pleas

30 The Declaration of Taking stated vaguely that the Property was taken for school

district purposes as provide for by the resolution specifically for the purpose of utilizing said land

in conjunction with the construction of school buildings related facilities and necessary

improvements

31 Condernnees later learned the reason for Condernnors quick condemnation

Condemnees present counsel informed them that the Public School Code denies school districts

the right to take by condemnation land belonging to any incorporated institution of learning

such as Villanova University 24 PS sect 7-721 Therefore if Villanova University had closed on

7

the deal on January 4 2019 as planned LMSD would not have been able to condemn the Property

from Villanova University

32 Thus LMSD abused its eminent domain authority by taking advantage of

Condemnee John Bennetts confidential disclosure of his Purchase Agreement with Villanova that

he disclosed in good faith Condemnee John Bennett mistakenly believed LMSD was engaging in

good faith negotiations

33 On January 7 2019 Condemnees prior attorney Josh Cohen spoke with LMSD

attorney Daniel Mita to discuss the case

34 Attorney Mita emphasized to Cohen that if Condemnees did not agree to LMSDs

Purchase Agreement than Condemnees would be left without a lease which meant they would have

to quickly move

35 Attorney Mita emphasized that if the Condemnees did not agree the Condemnees

granddaughter MB who resides with them would not be able to attend LMSD

36 This highlights the hardship eminent domain places upon individuals and their

families and underscores why the abuse of such an awesome power should not be tolerated by this

Court

37 Note that LMSD also purchased an approximately 302-acre property adjacent to

Condemnees property located at 1800 West Montgomery Avenue Lower Merion Township

Montgomery County Pennsylvania and similarly approved a 5 year lease permitting the owner to

reside on and occupy the 1800 property until May 2023

38 The 1800 West Montgomery Avenue property would provide easy access to the

Condemnees property

39 Also of note is that LMSD terminated the ill-informed Agreement of Sale for the

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Spring Mill property on January 14 2019 further evidencing the lack of suitable investigation

leading to an intelligent informed judgment by the Condemnor

40 In accordance with Section 306 of the Pennsylvania Eminent Domain Code the

Condemnees file the following preliminary objections to the Condemnors Declaration of Taking

PRELIMINARY OBJECTIONS

THE POWER AND RIGHT TO CONDEMN

41 The Condemnees object to the power or right of LMSD to condemn

42 The power of eminent domain is the power to take property for a public use without

the consent of the owner of the property interest Eminent domain is not conferred by the

constitution It is a right inherent in the state as sovereign and is limited by the constitution In re

Condemnation of 110 Washington Street~ 767 A2d 1154 (Pa Commw Ct 2001) appeal denied

788 A2d 3 79 ( emphasis added) The Pennsylvania Constitution provides nor shall private

property be taken or applied to public use without authority of law and without just compensation

being first made or secured Pa Const art I sect 10 The United States Constitution provides

nor shall private property be taken for public use without just compensation US Const

Amendment V The Fifth Amendments prohibition against the taking of private property for

public use without just compensation applies against the States through the Fourteenth

Amendment Texaco Inc v Short 454 US 516523 n 11 (1982) Webbs Fabulous Pharmacies

_Inc v Beckwith 449 US 155 160 (1908)

43 The condemnation of Condemnees property is beyond the eminent domain power

vested in the Condemnor by the Public School Codes enabling statute and because the

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Condemnors decision to condemn was the result of fraud collusion bad faith or arbitrary action

equating an abuse of discretion

Eubling Statute


vested in the Condemnor by the Public School Codes enabling statute because Condemnor and

Condemnee were still negotiating when LMSD passed the Resolution to condemn and because the

condemnation was not for a school purpose but instead was to thwart the sale of the Property to

Villanova from whom LMSD could not legally condemn

45 The legislature may delegate the right to exercise eminent domain power but the

body to which the power is entrusted has no authority beyond that which is legislatively granted

Marple Tp V Marple Newtown Sch Dist 856 A2d 225 (Pa Commw Ct 2004)

middotNegotiations

46 The Public School Code permits a school district to condemn property when it

cannot agree on the terms of its purchase with the owner or owners 24 PS sect 7-721

4 7 School directors cannot pass resolutions effecting condemnation until there has

been a failure to agree to terms of purchase with owner of realty selected for school purposes Jury

v Wiest 193 A 5 7 (Pa 1937)

48 The condemnation enabling statute does not give LMSD the right to condemn

Condemnees property because Condemnor and Condemnee did not disagree on the terms of the

purchase and were still negotiating

10

Not for School Purposes

49 The Public School Code permits LMSD to condemn for school purposes 24 PS

sect 7-721

50 The legislature has provided school district boards of directors with power to

acquire by condemnation real estate it may deem necessary to furnish school buildings or other

suitable sites for proper school purposes 24 PS sect 7-703

51 Our State Supreme Court has directed that a taking may be examined for its true

purpose and not just the purpose as stated in the declaration of taking Middletown Tp V Lands

of Stone 939 A2d 331 (Pa 2007)


Condemnees property because the condemnation was not for school purposes

Fraud Collusion Bad Faith or Arbitran Action Eguatin2 an Abuse of Discretion

53 A Condemnors decision to condemn may be overturned where the record shows

fraud collusion bad faith or arbitrary action equating an abuse of discretion Weber v City

of Philadelphia 262 A2d 297299 (1970)(emphasis added)


vested in the Condemnor by the Public School Code because the Condemnor s decision to

condemn was the result of fraud collusion bad faith or arbitrary constituting an abuse of

discretion

Suitable Investi2ation Leading to an Intelligent lnfonned Jud2111ent

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55 Unless the property is acquired after a suitable investigation leading to an

intelligent informed judgment by the condemnor the condemnation is invalid In re Scho Dist

Of Pittsburg 244 A2d 42 46 (Pa 1968) ( citing Winger v Aires 89 A2d 521 (Pa 1952)

56 The Condemnor failed to do a suitable investigation leading to an intelligent

informed judgment by the condemnor because LMSD has no definite plans formulated as to the

use to be made of the condemned property no specifications as to the proposed building have yet

been indicated nor has any definitive location of the tract been designated for the intended

structure no estimate of construction is yet available no wetlands study has been completed nor

a final development plan a final architectural plan a final engineering plan proper zoning

approval a thorough needs assessment nor any other due diligence measures

ExcessiveUnnecessary Taking

57 Condemnor may not appropriate a greater amount of property than is reasonably

required for contemplated purpose Aweal ofWaite 641 A2d 25 (Pa Commw Ct 1994)

58 A condemnation may be overturned if it is found to be excessive Estate of Rochez

by Goslin 558 A2d 605 (Pa Commw Ct 1989) amended on reconsideration 566 A2d 631 (Pa

Commw Ct 1989)

59 The taking is excessiveunnecessary because the Condemnor only asserted a need

for 56 acres for fields originally whereas the Condemnees property is 106 acres

Future Use Within a Reasonable Time

60 Land may be condemned for future expansion even if it cannot presently be used

for the purposes stated in the declaration of taking as long as the land will in good faith be necessary

12

for future use within a reasonable time Pidstawski v S Whitehall Twp 380 A2d 1322 1324

(Pa Commw Ct 1977)

61 Condemnees property is not needed for a future use within a reasonable time

because Condemnor is leasing the property back to Condemnee for 5 years and is based on

assumptions and possibilities that have not been proven by the evidence

RELIEF REQUESTED

62 Pursuant to the Pennsylvania Eminent Domain Code the court shall determine

promptly all preliminary objections and make preliminary and final orders and decrees as justice

shall require including the revesting of title 26 Pa CSA sect 306 (f)(l)

63 Moreover ifan issue of fact is raised the court shall take evidence by depositions

or otherwise 26 Pa CSA sect 306 (f)(2)

64 When preliminary objections raise an issue of fact the court must hold an

evidentiary hearing 26 Pa CSA sect 306(f)(2) Ameal ofMcKonly 618 A2d 1169 (Pa Commw

Ct 1992)

65 The Condemnees have raised issues of fact in these Preliminary Objections

66 Discovery and an evidentiary hearing are required

67 Preliminary order revesting title in the Condemnees pending a final determination

of Preliminary Objections

68 The termination of condemnation

69 Revesting of title in the name of John Bennett MD and Nance Di Rocco

70 The reimbursement of costs and expenses to Condemnee by Condemnor including

13

reasonable appraisal attorney and engineering fees and other costs and expenses actually incurred

because of the condemnation proceedings 26 Pa CSA sect 306(g)

71 Condemnees file concurrently herewith a Brief in Support per local rule 1028( c)

and incorporate it herein by reference

WHEREFORE for the reasons stated above Condemnees respectfully submit these

preliminary objections and request that the Court grant the reliefrequested above

Respectfully submitted

FAHERTY LAW FIRM

Dated February 7 2019

Michael F Faherty Esquire Atty Id 55860 mfaherty(fahertylawfirmcom Anthony M Corby Esquire Atty Id 316852 acorbyfahertylawfirmcom 75 Cedar A venue Hershey Pennsylvania 17033 Telephone (717)256-3000 Counsel for Condemnees

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CERTIFICATE OF SERVICE

I Michael F Faherty Attorney for Condemnees certify that a copy of the foregoing

document filed on February _J_ 2019 was sent to the following individuals via first class mail

on February _7_ 2019

Drew K Kapur Esq ID No 35018 Duane Morris LLP 30 South 17th Street Philadelphia PA 19103-4196 dkkapurduanemorriscom 215-979-1000 Attorney for Condemnor

Michael F Faherty Esq Bar ID 55860 Anthony M Corby Esq Bar ID 316852 75 Cedar Ave Hershey PA 17033 717-256-3000 mfahertvfahertylawfinncom acorbyfabertylawfirmco Attorney for Condemnees

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osect ~ ~ IN THE COURT OF COMMON PLEAS OF MONTGOMERY sect ~ CIVIL DIVISION s II)

- ~ ci ~ i IN RE LOWER MERION SCHOOL sect~ DISTRICT CONDEMNATION OF LAND Ii E KNOWN TO BE THE PROPERTY OF JOHN -~

pound g A BENNETT MD AND NANCE DI j ~ ROCCO KNOWN AS A PORTION OF TAX i II) Ill

~ MAP PARCEL NO 40-00-12868-00-7 ~ ~ LOWER MERION TOWNSHIP ~ ~ MONTGOMERY COUNTY ~ j PENNSYLVANIA FOR SCHOOL o ~ PURPOSES ~g ~sect II 0

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~ middot CONDEMNEES BRIEF IN SUPPORT OF PRELIMINARY OBJECTIONS TO ~ ~ DECLARATION OF TAKING O)~ -0 II)

~ 5 Condemnees John Bennett MD and Nance Di Rocco by and through their attorney ~8 ~~ o ic Michael F Faherty Esquire Anthony M Corby Esquire and the Faherty Law Firm hereby ~-g l Ill

sect ~ submit this Brief in Support of Preliminary Objections to the Declaration of Taking The SQgt e ci o~ ~ (I) Preliminary Objections are sectpound 8o ~~ CSA sect 306 (I)

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COUNTY PENNSYLVANIA

EMINENT DOMAIN - IN REM

middot NO 2018-29523 CIVIL

fi 1led pursuant to the Pennsylvania Eminent Domain Code 26 Pa

MATTER BEFORE THE COURT

~ - 1 Pleading Before the Court Condemnee s Preliminary Objections to Declaration of li ~~

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~ Taking ff ~o g E 2 Relief Requested ~Jg ClO Igt s ~~ 1 =It - Bl -a

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a Discovery and an evidentiary hearing

b Preliminary order revesting title in the Condemnees pending a final determination


c The termination of condemnation

d Revesting of title in the name of John Bennett MD and Nance Di Rocco

e The reimbursement of costs and expenses to Condemnee by Condemnor including

reasonable appraisal attorney and engineering fees and other costs and expenses

actually incurred because of the condemnation proceedings 26 Pa CSA sect 306(g)

STATEMENT OF QUESTIONS INVOLVED

Question 1 Whether Lower Merion School District has the power and right to condemn

Condemnees property when the enabling Statute does not grant Condemnor the right to use

eminent domain and when the Condemnors decision to condemn was done in bad faith and was

arbitrary action equating an abuse of discretion

Suggested Answer No

FACTS

Condemnees own property commonly known as 1835 County Line Road Villanova Pa

19085 (tax parcel no 40-00-12868-00- 7) (the Property) The Property consists of approximately

106197 acres of land and contains two buildings The main building is an approximately 20000

sq ft mansion built in 1920 The second building is approximately 3000 sq ft and built in

approximately 2015 The land is situated next to Villanova University Condemnees purchased the

2

Property in 1997 and have resided there ever since Also currently residing at the property is the

Condemnees minor granddaughter MB

During this time Condemnees became close friends with Villanovas President Father

Peter Donahue Condemnees have hosted various University events at their home over the years

During this time Father Donahue conveyed the Universitys interest in purchasing the Property

Condemnees liked the idea of their property going to the University and always felt that someday

when they were ready to sell that they would sell it to the University Sometime around May of

2018 the Condemnees were contacted by real estate agent Stuart Dessner who relayed that the

Lower Merion School District (LMSD) might be interested in buying their property and their

neighbors property Preferring to sell to the University and knowing that Father Donahue always

wanted the University to have the Property Condemnees approached him and asked if the

University would be interested in buying the Property Father Donahue verbally offered $12

million dollars for the Property on behalf of the University and agreed to have the proper

paperwork drawn-up The University intended to maintain the historic buildings utilizing it in a

way that would not involve razing the property

LMSD learned that the University was interested in buying the Property for $12 million

dollars On or about June 27 2019 the Superintendent ofLMSD Rober L Copeland reached out

to Father Donahue and in an attempt to reduce the purchase price of the Property told Father

Donahue that $12 million dollars is too much for the Property Exhibit 1 Copeland told Father

Donahue that LMSD was interested in buying the Property from the Condemnees Id He wanted

to know how interested Villanova was in purchasing the property and how much Villanova would

be willing to pay Id Copeland then told Father Donahue that they valued the Property at $8 million

dollars Id Father Donahue then met with members of his cabinet and trustees who directed him

3

to get an independent assessment of the value Id Furthermore Father Donahue relayed to

Condemnees that the University was going to delay their offer letter because the University was

not interested in appearing hostile or trying to block the school district especially with all the flair

up over Stoneleigh 1 Id However Father Donahue remained interested pending the assessment of

value See Id On or about October 8 2018 LMSD sent Condemnees an Agreement of Sale with


On or about November 7 2018 the University and Condemnees entered into and executed

an agreement of sale with a purchase price of $9650000 Closing was scheduled for January 4

2019 The University completed their due diligence inspections sometime around Thanksgiving

No issues were found Meanwhile LMSD had reached an agreement with the owner of a 56 acre

property on Spring Mill Road that was to be used for athletic fields instead of Condemnees

Property Curiously LMSD continued to express interest in acquiring Condemnees property

(Condemnees did not learn until later that the likely reason for this was that LMSD found wetlands

on the Spring Mill property that were not discovered before LMSD hastily signed the agreement

of sale without performing a suitable investigation That agreement was later terminated on

January 14 2019 after LMSD took Condemnees property) On or about December 18 2018

Condemnee John Bennett Real Estate Agent Stuart Dessner and Superintendent Robert Copeland

held a meeting They discussed the LMSDs agreement to buy the 56-acre Spring Mill Road

1 Stoneleigh is a 42-acre property adjacent to Condemnees property It is owned by Natural Lands Trust a land conservation non-profit organization founded in 1953 and headquartered in Media Pennsylvania This past spring the Lower Merion School Board announced it had targeted the 42-acre Villanova estate as a possible site for a new middle school and sports complex Despite the property being protected by a conservation easement the School Board was prepared to seize it using eminent domain The Districts threat to seize the public garden prompted Natural Lands to launch the SaveStoneleigh awareness campaign In response nearly 40000 people signed an online petition 3000 households displayed Save Stoneleigh signs in their yard and thousands sent messages of concern to the Lower Merion School Board Some 350 residents attended a May School Board meeting wearing crimson Save Stoneleigh t-shirts In late June the Pennsylvania legislature passed House Bill 2468 by wide margins and it was quickly signed it into law The new law requires that entities like school districts and local governments seek court approval before taking property by eminent domain if it is protected by a conservation easement

4

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6(1) o C g ~ property which the LMSD already agreed to buy and which would serve their recreational needs 00 0 g ii adequately Copeland expressed the LMSDs desire to landbank Condemnees property A 0 C

~g a 111 landbank is a large body ofland held for future development or disposal Ultimately if LMSD did i E 0 e ~-S

j not need Condemnees Property and the Spring Mill Road property Dessner suggested that LMSD 15 ~ ~ Q g -~ sect could always sell it to Villanova University Copeland acknowledged that LMSD is not in the s e 0

osect ~ ~ business of owning real estate Before ending the meeting Condemnee John Bennett gave sect~ s -~ t Copeland and Dessner a copy of his Purchase Agreement with Villanova University with the ci ejg

~~ understanding that it would remain confidential Condemnee also informed Dessner and Copeland secti ~ liE ~ g that the University would pull-out of their Agreement of Sale if Condemnees were able to reach ltii~ pound C

amp ~ an agreement with LMSD E g Clgt Ill

~ E The next day December 19 2019 Dessner sent Condemnees a revised Purchase ii=~ (I)

~lll 0 ~ Agreement again filled with unfavorable contingencies On December 20 2018 Dessner wrote an ~g ~sect

0 11 e-mail to Condemnee John Bennett asking for permission to send LMSD wetland inspectors to the ~ -Ii t -~ Property on December 24 2019 Christmas Eve Exhibit 2 Unbeknownst to Condemnees on CI 0-0 ~ lto-~ ~ December 21 2018 (three days after Condemnee John Bennett gave Dessner and Copeland 0 I)

~5 ~ 8 confidential copies of the Universitys Agreement of Sale) the School Board convened and passed ~~ ofc ~-g a Resolution to condemn the Property Exhibit 3 Dec of Taking Exh A In a press release l Ill g ~ ~ published that same day December 21 2018 the School Board explained its illegal intention as e ci Q~ ~(I)

sect pound an attempt to thwart the purchase of the Property by Villanova University and to maintain the tax 8o ~~ ~ 8 base Exhibit 4 In the press release the District said the condemnation will keep the property in ~~ C (I)

~ _u l3 use for the residents of Lower Merion Township and Narbeth rather than enabling Villanova

~- j ~ University to take the property off the tax rolls for its private development use Id LMSD 0~

8~ - if explained further that although the sellers had indicated the District offers were basically ~o g E ~Jg ClO Igt s ~~ 5 =It - Bl -a

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acceptable with minor revisions the agreements of sale were never returned to the District Id

President of the Lower Merion Board of School Directors Dr Melissa Gilbert said Im confident

our residents would rather see the land being used by their neighbors than by college students who

dont live in Lower Merion or Narberth Id The press release also stated that the Property would

not actually be needed until construction began in 2023 Id School Board Solicitor Kenneth Roos

at the December 21 2018 School Board Meeting stated We just found out about these agreements

of sale Its necessary that we do this Its necessary that we did this with dispatch in order to make

sure the declarations were filed prior to the closing of the properties with Villanova

LMSD had no definite plans formulated as to the use to be made of the condemned

property no specifications as to the proposed building have yet been indicated nor has any




engineering plan zoning approval a needs assessment nor any other suitable investigation leading

to an intelligent informed judgment by the Condemnor Further proof of this is evidenced by the

fact that on January 17 2019 at a town hall the Condemnor shared with the community a very

rough preliminary sketch of the future use of Condemnees property Exhibit 5 (note this is after

the Property was condemned on December 21 2018) The Resolution authorized the payment of

$9950000 and a lease permitting Condemnees to reside on and occupy the Property until May

2023 (ie approx 5 years) Exhibit 3 This is possible because the new middle school is not

scheduled to open until 2022 and construction on Condemnees property is not expected to begin

until 2023 according to Condemnors press release Exhibit 4 That same day Villanovas Counsel

informed Condemnees that LMSD had passed the condemnation Resolution and suggested the

6

agreement of sale be terminated or that closing be pushed back to January 21 2019 to allow the

school district more time to reach an amicable agreement with Condemnees

On December 21 2018 LMSD also formally took title to Condemnees Property by filing

a Declaration of Taking in the Montgomery County Court of Common Pleas Unbeknownst to

Condemnees they lost their property virtually overnight A property in which Condemnees have

resided for 21 years The same place they raised their children and grandchildren celebrated

holidays mourned the loss of loved ones and made countless memories The Declaration of

Taking stated vaguely that the Property was taken for school district purposes as provide for by

the resolution specifically for the purpose of utilizing said land in conjunction with the

construction of school buildings related facilities and necessary improvements On December

24 the School District sent an inspector to the Property to do a wetlands study Condemnees did

not receive formal notice of condemnation until January 9 2019 even though LMSD sent wetlands

inspectors to the Property on December 24th under the false pretense of continuing to negotiate a

purchase price On January 2 2019 Villanova University formally terminated its agreement of sale

with Condemnees Exhibit 6

Despite Condemnors deception and Villanovas termination of the sales agreement

Condemnees continued to engage LMSD in negotiations Condemnees later learned the reason for

Condemnors deceit Condemnees present counsel informed them that the Public School Code

denies school districts the right to take by condemnation land belonging to any incorporated

institution of learning such as Villanova University 24 PS sect 7-721 Therefore if Villanova

University had closed on the deal on January 4 2019 as planned LMSD would not have been able

to condemn the Property from Villanova University Thus LMSD abused its eminent domain

authority by taking advantage of Condemnee John Bennetts confidential disclosure of his

7

Purchase Agreement with Villanova that he disclosed in good faith Condemnee John Bennett

mistakenly believed LMSD was engaging in good faith negotiations

On January 7 2019 Condemnees prior attorney Josh Cohen spoke with LMSD attorney

Daniel Mita to discuss the case Attorney Mita emphasized to Cohen that if Condemnees did not

agree to LMSDs Purchase Agreement than Condemnees would be left without a lease which

meant they would have to move presumably out of the school district Attorney Mita emphasized

that if that happened the Condemnees granddaughter MB who resides with them would not be

able to attend LMSD Regardless of whether Attorney Mita meant this to be a threat or said it out

of a true concern for the Condemnees wellbeing it nevertheless highlights the hardship eminent

domain places upon individuals and their families and underscores why the abuse of such an

awesome power should not be tolerated by this Court

Note that LMSD also purchased an approximately 302-acre property adjacent to



reside on and occupy the 1800 West Montgomery A venue property until May 2023 Exhibit 3

Also of note is that LMSD terminated the ill-informed Agreement of Sale for the Spring

Mill property on January 14 2019 Exhibit 7 Furthermore the arbitrariness in which LMSD

selects properties for condemnation is highlighted by the fact that LMSD also failed to properly

condemn Stoneleigh and St Charles Barromeo Seminary LMSDs latest attempt to condemn

Condemnees property is just another unreasoned and arbitrary attempt at condemnation Similar

to those failed condemnation attempts LMSD in the instant case has failed to conduct a suitable

investigation leading to an intelligent informed judgment

8

ARGUMENT

The power of eminent domain is the power to take property for a public use without the

consent of the owner of the property interest Eminent domain is not conferred by the constitution

It is a right inherent in the state as sovereign and is limited by the constitution In re Condemnation

of 110 Washington Street 767 A2d 1154 (Pa Commw Ct 2001) aygtpealdenied 788 A2d 379

( emphasis added) The Pennsylvania Constitution provides nor shall private property be taken

or applied to public use without authority of law and without just compensation being first made

or secured Pa Const art I sect 10 The United States Constitution provides nor shall private

property be taken for public use without just compensation US Const Amendment V The

Fifth Amendments prohibition against the taking of private property for public use without just

compensation applies against the States through the Fourteenth Amendment Texaco Inc v Short

454 US 516 523 n 11 (1982) Webbs Fabulous Pharmacies Inc v Beckwith 449 US 155

160 ( 1908) As Justice Musmanno stated in Winger v Aires 89 A2d 521 (Pa 1952) the power

of eminent domain next to that of conscription of manpower for war is the most awesome grant

of power under the law of the land

Preliminary Objections are limited to the following (26 Pa CS sect 306(a))

1) The power or right of the condemnor to appropriate the condemned property unless it

has been previously adjudicated

2) The sufficiency of the security

3) The declaration of taking

4) Any other procedure followed by the condemnor

9

I Power or Right to Condemn - The condemnation of Condemnees property is beyond the eminent domain power vested in the Condemnor because the Condemnors decision to condemn was the result of fraud collusion bad faith or arbitrary action equating to an abuse of discretion and because it violates the Public School Codes condemnation enabling statute

a The condemnation of Condemnees property is beyond the eminent domain power vested in the Condemnor by the Public School Code because the Condemnors decision to condemn was the result of fraud collusion bad faith or arbitrary action equating to an abuse of discretion

Judicial review of the exercise of the power of eminent domain is limited in nature and is

governed by judicial respect for the doctrine of separation of powers of government Weber v City

of Philadelphia 262 A2d 297 299 (Pa 1970) There has been a longstanding policy of deference

to the legislative decision Keio v City ofNew London Conn 545 US 469480 488-89 (2005)

As a result a legal presumption has arisen that legislative bodies exercise the power in the public

interest and that their decisions have been reached properly Winger v Aires 89 A2d 521 523

(Pa 1952)

However this presumption is tempered and may be overcome when the discretion of

government violates due process See Price v Philadel12hia Parking Authority 221 A2d 138 (Pa

1966) Winger v Aires 89 A2d 521 521 (Pa 1952) The 5th Amendment of the United States

Constitutions prohibition against the taking of private property for public use without just

compensation applies against the States through the 14th Amendment which also prohibits states

from depriving any person oflife liberty or property without due process oflaw Texaco Inc v

Short 454 US 516 523 n 11 (1982) Webbs FabulousmiddotPharmacies Inc v Beckwith 449 US

155 160 (1908) Therefore the courts have permitted the presumptiondefference to be overcome

only where the record shows an abuse of discretion fraud or bad faith Pidstawski v S Whitehall

10

~ 380 A2d 1322 1324 (Pa 1977) (citing Truitt v Borough of Ambridge Water Auth 133

A2d 797 (Pa 1957)) This rule has been synthesized from the decisions of various Federal Courts

that addressed issues of governmental discretion and when such discretion may be limited by the

courts taking into account Constitutional demands such as due process and separation of powers

See Eg_ United States v Meyer 113 F 2d 3 87 392 (7th Cir 1940)

The need for judicial scrutiny cannot be overstated As the Pennsylvania Supreme Court

has opined

[There must be] a recognition of the need to subject the activities of public authorities to judicial scrutiny As public bodies they exercise public powers and must act strictly within their legislative mandates Moreover they stand in a fiduciary relationship to the public which they are created to serve and their conduct must be guided by good faith and sound judgment

Price v PhiladelphiaParking Authority 221 A2d 13 8 (Pa 1966) The Court similarly opined that

The [ condemnees] do not question and indeed cannot question that the School Board has the power by this statute and under the Constitution of the Commonwealth itself to take private property for school building purposes They do however challenge the extent of that power and properly so There is no authority under our form of government that is unlimited The genius of our democracy springs from the bedrock foundation on which rests the proposition that office is held by no one whose orders commands or directives are not subject to review The power of eminent domain next to that of conscription of man power for war is the most awesome grant of power under the law of the land

Winger v Aires 371 Pa 242 244 89 A2d 521 522 (1952) Out of these bedrock principles

Courts of this Commonwealth have struck a balance between the separation of powers doctrine

and the due process clause This balance was best summarized by the Pennsylvania Supreme Court

in Weber The Court explained

First it is to be presumed that municipal officers properly act for the public good Second courts will not sit in review of municipal actions involving discretion in the absence of proof of fraud collusion bad faith or arbitrary action equating to an abuse of discretion Third on judicial review courts absent

11

proof of fraud collusion bad faith or abuse of power do not inquire into the Wisdom of municipal actions and Judicial discretion should not be substituted for Administrative

Weber v City of Philadelphia 262 A2d 297 299 (1970) (internal citations omitted)(emphasis

added)

The United States Supreme Court defined arbitrary by stating

Arbitrary is defined by Funk amp Wagnalls New Standard Dictionary of the English Language (1944 ) as 1 without adequate determining principle and by Websters New International Dictionary 2d Ed (1945) as 2 Fixed or arrived at through an exercise of will or by caprice without consideration or adjustment with reference to principles circumstances or significance decisive but unreasoned

US v Carmack 329 US 230243 n 14 (1946)

Regarding a condemnors decision to exercise eminent domain power the courts have

recognized certain minimum standards

i Condemnors decision to condemn was the result of fraud collusion bad faith or arbitrary action equating to an abuse of discretion because Condemnees property is not needed for a future use within a reasonable time

Land may be condemned for future expansion even if it cannot presently be used for the

purposes stated in the declaration of taking as long as the land will in good faith be necessary for

future use within a reasonable time Pidstawski v S Whitehall Twp 380 A2d 1322 1324 (Pa

Commw Ct 1977) In Octorara Area School District 556 A2d 527 (Pa Commw Ct 1989) a

school board condemned an entire 102-acre farm property for school buildings projected to be

needed over the following five to twelve years even though only 30 acres were currently needed

for a new elementary school and athletic fields Id at 528 The School Boards decision was based

on (1) a severe shortage in athletic facilities (Id at 528) (2) keeping its schools on one campus

and (3) the school enrollment projections of the Superintendent based on the sudden submission

12

of subdivision plans for residential development within the District Id at 529 Additionally the

Court noted that the purpose of the condemnation was described in the declaration of taking as

being to acquire land for future expansion of educational facilities including athletic fields and

probable construction of new schools Id at 528 The Court held that the condemnation was

beyond the eminent domain power vested in the Board by the Public School Code and constitutes

an abuse of discretion Id at 531 The Court reasoned that it was clear from the record in the case

that the only immediate need of [Condemnor] for land for proper school purposes was for athletic

facilities The maximum amount felt necessary for this purpose was 15 acres The bulk of the land

condemned by the Board as indicated in its declaration of taking was for the purpose ofprobable

construction of new schools This is clearly a future necessity and is permissible only if the need

for the land will become necessary within a reasonable time Id at 529 In concluding that the

school district did not have a necessity for the condemned land within a reasonable time the Court

said it was guided by the words of the Pennsylvania Supreme Court The exercise of the right

of eminent domain whether directly by the state or its authorized grantee is necessarily in

derogation of private right and the rule in that case is that the authority is to be strictly construed

Id at 530-31 (citing Winger 89 A2d at 521) The Court reasoned further

Clearly a school district must engage in long range projections as were done here to prepare for future needs The purchase of land for such projected needs to avoid higher costs in the future and to be sure there is sufficient land is proper and commendable The necessity for purposes of supporting a condemnation though requires more to support it than emollment projections based on possible housing development Condemnation of an entire working farm for school buildings projected to be needed over the next 5 to 12 years where the probable need is based on assumptions and possibilities that have been challenged by contrary evidence is beyond the eminent domain power vested in the Board by the Public School Code and constitutes an abuse of discretion

Id at 531

13

Here like in Octorara Condemnees property will not become necessary within a

reasonable time The Condemnor cannot deny this as their own School Board Resolution directs

the Superintendent to lease the Property back to Condemnees until May 2023 (ie approx 5

years) Similar to how the Court in Octorara felt that a use 5 years in the future was not reasonable

so too is 5 years not reasonable in the instant case Therefore like in Octorara the condemnation

of Condemnees entire estate for school fields and buildings projected to be needed over the next 5

years where the probable need is based on assumptions and possibilities that have not been proven

by the evidence is beyond the eminent domain power vested in the Condemnor by the Public

School Code and constitutes an abuse of discretion If in 5 years the need for Condemnees

property is apparent than the Condemnor can condemn at that time

ii Condemnors decision to condemn was the result of fraud collusion bad faith or arbitrary action equating to an abuse of discretion because the Condemnor failed to do a suitable investigation leading to an intelligent informed judgment

Unless the property is acquired after a suitable investigation leading to an intelligent

informed judgment by the condemnor the condemnation is invalid In re Sebo Dist Of Pittsburg

244 A2d 42 46 (Pa 1968) (citing Winger v~ Aires 89 A2d 521 (Pa 1952)

In Wingerv Aires 89 A2d 521521 (Pa 1952) the Court held that the condemnation was

invalid because the condemnor s investigation was insufficient and the condemnor condemned

more property than it needed The Court examined the investigation conducted by condemnor It

found that [t]he darkness in which the [condemnor] moved in this most serious business of

condemnation rendered the condemnation invalid Id In Winger [no] definite plans had been

formulated as [to] the use to be made of the [condemned property] no specifications as to the

14

proposed building had yet been indicated [n]or had any definitive location of the tract been

designated for the intended structure Id In addition although the project was funded no

estimate of construction was yet available Id

Similar to Winger LMSD has no definite plans formulated as to the use to be made of the

condemned property no specifications as to the proposed building have yet been indicated nor

has any definitive location of the tract been designated for the intended structures and no estimate

of construction is yet available Furthermore prior to condemning the Condemnor failed to do a

wetlands study a final development plan a final architectural plan a final engineering plan obtain

proper zoning approval perform a thorough needs assessment or any other due diligence measures

or site-specific land-use calculations The Condemnor hastily condemned the property in an

arbitrary manner to thwart the purchase of the property by Villanova Also of note is that

Condemnor terminated the Agreement of Sale for the Spring Hill property on January 14 2019

further evidencing the lack of suitable investigation leading to an intelligent informed judgment

by the Condemnor as it related to the purchase of that property If the Spring Hill property was

placed under contract without suitable investigation than it stands to reason that the Condemnor

likewise failed to do a suitable investigation of Condemnees property Further evidence of this is

LMSDs failed condemnation of St Charles Borromeo Seminary Condemnor only has a very

rough preliminary sketch of the anticipated future use of Condemnees property and it was not

announced until the town hall meeting on January 17 2019 after they condemned Exhibit 5 It is

unreasonable to condemn property before having a well thought out plan for that property It is

obvious that Condemnor is arbitrarily making offers on multiple properties without discriminating

as to size or quality The law requires a more reasoned investigation tailored to the districts needs

which the Condemnor failed to do The size of the property must bare some relation to need What

15

if the school districts plans for Condemnees property never materialize like the Spring Mill Road

property This possibility underscores the arbitrariness of the school boards decision because

although decisive it is unreasoned

iii Condemnors decision to condemn was the result of fraud collusion bad faith or arbitrary action equating to an abuse of discretion because The taking was excessiveunnecessary

Condemnor may not appropriate a greater amount of property than is reasonably required

for contemplated purpose Appeal of Waite 641 A2d 25 (Pa Commw Ct 1994) A condemnation

may be overturned if it is found to be excessive Estate of Rochez by Goslin 558 A2d 605 (Pa

Commw Ct 1989) amended on reconsidetation 566 A2d 631 (Pa Commw Ct 1989) In Estate

of Rochez PennDOT condemned a fee simple interest in fifty percent of a property for the

construction of a limited access highway While PennDOT needed only a portion of the

condemnees building for its roadway it condemned the entire building so that the area could be

used as a staging area or construction facility for its contractors thereby lessening the cost of

construction The Court held that Department of Transportation abused its discretion and

condemnation of fee simple was excessive where only 20 feet of the property taken was necessary

for public use and the interest in the remaining property needed during construction was in the

nature of a temporary easement rather than a fee absolute Id at 608 The Court reasoned that (1)

once construction was completed there would be no need for the storage area (2) the only interest

PennDOT needed was in the nature of a temporary easement (3) the taking of a fee simple interest

was excessive and (4) upon completion of construction the land reverted to ownership by the

condemnee

16

Here the LMSD first attempted to purchase a 56 acre property on Spring Mill Road to

satisfy its need for athletic fields LMSD signed an agreement of sale to buy the Spring Mill Road

property This agreement of sale was signed prior to the date Condemnor condemned

Condemnees property Therefore as of the date of taking the Condemnor was under contract to

purchase the 56-acre Spring Mill Road property making this Declaration of Taking unnecessary

Furthermore the Property owned by Condemnees totals 106197 acres which is approximately 5

acres more than was necessary because if 5 6 acres was necessary before the taking then 10 6197

acres is unnecessary after the taking The Spring Mill Road property was allegedly purchased for

the same purposes alleged here use as fields The Spring Mill Road deal fell-through and was

terminated on January 14 2019 after LMSD condemned the Condemnees property Why is

LMSD going around buying properties of varying sizes and varying quality Furthermore LMSD

also purchased an approximately 302-acre property adjacent to Condemnees property adding

even more unnecessary land to the originally needed 56 acres from Spring Mill This means before

the Spring Mill propertys agreement was terminated the Condemnor held approximately 182

acres when only 56 acres was needed Therefore Condemnor has condemned more property than

is reasonably required evidencing not only the excessiveness of the taking but also the arbitrary

nature of it

b Enabling Statute - The condemnation of Condemnees property is beyond the eminent domain power vested in the Condemnor by the Public School Codes enabling statute because Condemnor and Condemnee were still negotiating when LMSD passed the Resolution to condemn and because the condemnation was not for a school purpose

Preliminary objections to the condemnors power and right to condemn are limited to

challenging the condemning authoritys grant of power from the legislature through appropriate

17

enabling statutes In re Condemnation of Real Estate by the Bor Of Ashland (Arueal of

Kenenitz) 851 A2d 992 996 (Pa Cornrow Ct 2004) The power of eminent domain over

property arises only when legislative action sets forth the occasions modes and agencies for its

exercise The legislature may delegate the right to exercise eminent domain power but the body

to which the power is entrusted has no authority beyond that which is legislatively granted Marple

Tp V Marple Newtown Sch Dist 856 A2d 225 (Pa Cornrow Ct 2004)

The power of eminent domain is limited to that which has been expressly stated Bear

Creek Tp V Riebel 37 A3d 64 (Pa Cornrow Ct 2012) The exercise of the right of eminent

domain whether directly by the state or its authorized grantee is necessarily in derogation of

private right and the rule in that case is that the authority is to be strictly construed What is not

granted is not to be exercised Winger v Aires 371 Pa 242 247 89 A2d 521 523 (1952)

(internal citations omitted)( emphasis added)

The School Code states as follows

Whenever the board of school directors of any district cannot agree on the terms of its purchase with the owner or owners of any real estate that the board has selected for school purposes such board of school directors after having decided upon the amount and location thereof may enter upon take possession of and occupy such land as it may have selected for school purposes whether vacant or occupied and designate and mark the boundary lines thereof and thereafter may use the same for school purposes according to the provisions of this act Provided That no board of school directors shall take by condemnation any burial ground or any land belonging to any incorporated institution of learning incorporated hospital association or unincorporated church incorporated or unincorporated religious association which land is actually used or held for the purpose for which such burial ground institution ofleaming hospital association church or religious association was established

24 PS sect 7-721 (emphasis added)

i Condemnee and Condemnor did not disagree on the terms of purchase because they were still engaged in negotiations

18

School directors cannot pass resolutions effecting condemnation until there has been a

failure to agree to terms of purchase with owner of realty selected for school purposes Jury v

Wiest 193 A 5 7 (Pa 1937) Spann v Joint Boards of School Directors of Darlington Tp

Darlington Borough and South Beaver Tp 113 A2d 281 (Pa 1955) (This section requires

evidence that parties cannot agree)

Here Condemnor and Condemnee were engaged in active negotiations up to and even after

the Property was taken In fact Condemnees were not even aware that they no longer owned the

property after December 21 2018 as they continued negotiating with Condemnor and Condemn or

continued negotiating with them Condemnees even permitted Condemnors wetland inspectors to

access the Property on December 24 2018 Furthermore Condemnee John Bennet told

Superintendent Copeland that the University would pull-out of their Purchase Agreement if

Condemnees reached an agreement with LMSD In fact LMSDs own press release stated that the

District offers [to Condemnees] were basically accepted with minor revisions Here the only

reason the school district condemned is because they feared that the University would close on

their deal before the school district foreclosing the possibility of condemning from Villanova due

to the restriction on condemning learning institutions found in the Public School Code cited above

The condemnation was an attempt to remove the Property from the market place in hopes of

avoiding a bidding war constituting an abuse of power and bad faith Therefore the School

directors were forbidden from passing their Resolution effecting condemnation because the

parties did not fail to agree on terms of purchase

ii The condemnation was not for school purposes because the true purpose of the condemnation was to thwart the sale to Villanova maintain the tax base and landbank the Property

19

The legislature has provided school district boards of directors with power to acquire by

condemnation real estate it may deem necessary to furnish school buildings or other suitable sites

for proper school purposes 24 PS sect 7-703 However our State Supreme Court has directed

that a taking may be examined for its true purpose and not just the purpose as stated in the

declaration of taking Middletown Tp V Lands of Stone 939 A2d 331 (Pa 2007) In Middletown

a township of the second class condemned property allegedly for recreational space In holding

that the taking should be examined for its true purpose the Court reasoned that although the

township had the right to condemn for recreational space the record showed that the actual purpose

was not for recreational space Rather it was condemned for open space which was not permitted

Here the true purpose of the LMSDs taking is to prevent Villanova from buying it and

prevent the erosion of the tax base as stated blatantly in the LMSDs press release dated December

21 2018 Furthermore Superintendent Copeland told Condemnee John Bennett that their intention

was to land bank the Property and Dessner suggested that if the land is ultimately not needed they

can always sell it to Villanova Therefore because the true purpose of the condemnation was

to thwart the sale to Villanova prevent the erosion of the tax base and landbank the

Property the enabling statute does not give LMSD the right to condemn

CONCLUSION

The condemnation of Condemnees property is beyond the eminent domain power vested

in the Condemnor because the Condemnors decision to condemn was the result of fraud

collusion bad faith or arbitrary action equating an abuse of discretion and because it violates the

Public School Codes condemnation enabling statute

20


in the Condemnor by the Public School Code because the Condemnors decision to condemn was

the result of fraud collusion bad faith or arbitrary constituting an abuse of discretion


equating to an abuse of discretion because Condemnees property is not needed for a future use

within a reasonable time because the Condemnor failed to do a suitable investigation leading to

an intelligent informed judgment and because the taking was excessiveunnecessary

Condemnees property is not needed for a future use within a reasonable time because

Condemnor is leasing the property back to Condemnee for 5 years and is based on assumptions

and possibilities that have not been proven by the evidence The Condemnor failed to do a suitable

investigation leading to an intelligent informed judgment by the condemnor because LMSD has

no definite plans formulated as to the use to be made of the condemned property no specifications

as to the proposed building have yet been indicated nor has any definitive location of the tract

been designated for the intended structure no estimate of construction is yet available no wetlands

study has been completed nor a final development plan a final architectural plan a final

engineering plan proper zoning approval a thorough needs assessment or any other due diligence

measures The taking is excessiveunnecessary because the Condemnor only possibly needed 56

acres for athletic fields As of the date of taking the Condemnor had a contract for purchase of the

56 acres making this Declaration of Taking unnecessary


m the Condemnor by the Public School Codes enabling statute because Condemnor and


condemnation was not for a school purpose Condemnee and Condemnor did not disagree on the

21

terms of purchase because they were still engaged in negotiations The condemnation was not for

school purposes because the true purpose of the condemnation was to thwart the sale to Villanova

maintain the tax base and landbank the Property


FAHERTY LAW FIRM

sf Michael F Fahertv Michael F Faherty Esquire Atty Id 55860 mfahertyfahertylawfirmcom Anthony M Corby Esquire Atty Id 316852 acorbyfahertylawfirmcom 75 Cedar A venue Hershey Pennsylvania 17033 Telephone (717)256-3000

Dated February 7 2019 Counsel for Condemnees

22

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John A Bennett Thursday December 20 2018 11 06 AM

To Stuart Dessner Subject Re 1835 Monday morning

On Dec 20 2018 at 11 04 AM Stuart Dessner ltsdu)primemainlinecomgt wrote

Hi the School Districts wetland inspector (see below) will be at your place Monday morning at 9AM Please have gate open or opened for Scott Thanks

Stuart Dessner President

Prime Realty Group inc 822 Montgomery Avenue Suite 303 Narberth PA 19072

P- 610-668-1733 ext 103 C- 6103087300

This email message and any attachments to it contain information from Prime Realty Group inc which is confidential and privileged Some information may have been obtained from sources considered to be reliable but Prime Realty Group inc makes no representations and warranties expressed or implied as to the accuracy of the information Subject to errors omissions or withdrawal without notice The information is intended for the use of the addressee(s) If you are not the intended recipient be aware that any disclosure copying distribution or use of the contents of this information is prohibited If you have received this email message in error please notify us by return email or telephone immediately and destroy all copies of this message and any attachments

Stuart

I plan to arrive at 0900 on Monday the 24th at the gate off County Line Thank you

Scott Bush PWS GHD Services Inc

1

- -Case 2018-29523-4 Docketed at Montgomery County Prothonotary on 021072019 602 PM Fee = $000 The filer certifies that this filing complies with the provisions of the Public Access Policy of the Unified Judicial System of Pennsylvania Case Records of the Appellate and Trial Courts that require filing confidential information and documents differently than non-confidential information and documents

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Resolution Adopted by the Board of Directors of

the Lower Merion Schoo] District At a Meeting Jield on December ll 2018

WHEREAS the Board of Directors (the Board) of Lower Merion School District a public school district organized and existing under the laws of the Commonwealth of Pennsylvania whose address is 301 E Montgomery Avenue Ardmore PA 19003-3399 (herein refel1ed to as the District) desires to acquire certain real properties with Lower Merion Township for the purpose of utilizing said land in co1tjunction with the construction of school buildings related facilities and necessary improvements and

WHEREAS the District is duly authorized to exercise the power of eminent domain by Section721 of the Public School Code of 1949 Act 1949-14 PL 30 sect 721 approved Mar 10 1949 eff Sept 1 1949 as amended 24 PS sect 7-721 and

WHEREAS the Board authorizes the acquisition of the property (the 1835 Property) which is owned by John A Bennett MD and Nance Dirocco (the 1835 Owner) which property is known as 1835 County Line Road Lower Merion Township Montgomery County Pennsylvania 19085 being Montgomery County Tax Identification No 40-00-12868-007 including by without limitation through the Districts power of emimmt domain and the filing of a declaration of taldng and

WHEREAS the Board of School Directors aut1iorizes the superintendent of the District (the Superintendent) to enter into an agreement in connection with the acquisition of the 1835 Property including the payment of an amount not to exceed $9950000 and as additional consideration a lease permitting the 1835 Owner to reside on and occupy the 1835 Property until May2023 and

WHEREAS the Board authorizes the acquisition of the property (the 1800 Property) _ which is owned by Acorn Cottage LLC a Pennsylvania limited liability company (the 1800

Property) which property is known as 1800 West Montgomery Avenue Lower Merion Township Montgomery County Pennsylvania being Montgomery County Tax Identification No 40-00-12872-00-3 including by without limitation through the Districts power of eminent domain and the filing of a declaration of taking and

WHEREAS the Board of School Direct01middots authorizes the Superintendent to enter into an agreement in connection with the acquisition of the 1800 Property including the payment of an amount not to exceed $2965000 and as additional consideration a lease pe1mitting the 1800 Owner to reside on and occupy on the 1800 Prope1ty until May 2023 and

WHEREAS certain documents must be delivered executed and filed by the District and certain actions are required to be taken by the District as a prerequisite of the aforementioned acquisitions respectively and

WHEREAS the District fu1ther desires to authDlize the Superintendent its Solicitor and such others permitted persons whom it may properly designate in writing (collectively the

(017694[8 )DM21~526GI0I

Authorized Officers) to talce all actions required or necessary to effect and consummate the aforementioned transactions actions and acquisitions it is

NOW THEREFORE BE IT RESOLVED THAT

RESOLVED that in accordance with the provisions hereof the District hereby aclmowledges and approves the taldng of all action and the execution delivery and filing in connection with the aforementioned transactions actions and acquisitions and any and all agreements documents and instruments that are necessary proper or desirable in connection

~- therewith (the Documents) and

FURTHER RESOLVED that the Authorized Officers of the District are each hereby authorized and directed in the name and on behalf of the District to negotiate the terms and conditions and to execute deliver and file or cause the execution delivery or filing the Documents and the execution and delivery by any of the Authorized Officers of the District of the Docume11ts is hereby authorized and approved and the execution and delivery thereof shall constitute conclusive evidence of such approval and the Secretary or Assistant Secretary of the District is hereby auth01middotized to seal and attest such Documents as necessary and

FURTHER RESOLVED that each Authorized Officer is authorized and directed to proceed promptly with the undertakings herein contemplated and such officers are authorized empowered and directed to do any and all acts and things and to execute and deliver any and all documents agreements instruments or certificates as may be necessary proper or desirable to effect and consummate the transactions contemplated by these resolutions including but not limited to the execution and delivery of such documents instruments ce1tificates agreements financing statements letters etc as may be reasonably andor requested by Counsel in connection with the aforementioned transactions actions and acquisitions and the exercise of the power of eminent domain contemplated by these resolutions and

FURTHER RESOLVED that these resolutions shall become effective immediately and in the event any provision section sentence clause or part of these resolutions shall be held to L

i be invalid such invalidity shall not affect or impair any remaining provision section sentence clause or part of these resolutions it being the intent of the District that such remainder shall be and shall remain in full force and effect and

FURTHER RESOLVED that the plOper officers of the District are hereby authorized andbull directed to take all such actions and to execute and deliver all instnunents and documents as they shall deem necessary or appropriate in order to implement the foregoing resolutions

I Denise LaPera1 ce1tify that this is a true and comct copy of the Resolution passed by the ~ower Merion School District Board of Sch9ol ~ at its duly advertised Special Meetmg on December 21 2018 ~ ~ df JJitJ

Denise LaPe1middota Secretary Lowel Merion School Board

[01769418 2 DM29526610J

Case 2018-297~4 Docketed at Montgomery County Prothonotary on 021072019 602 PM Fee = $000 The filer certifies that this filing complies with the provisions of the Public Access Policy of the Unified Judicial Systemeennsylvania Case Records of the Appellate and Trial Courts that require filing confidential information and documents differently than non-confidential information and docum)nts

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212019 Update on Priperty Acquisition I Article

UPDATE ON PROPERTY ACQUISITION

At a special meeting on Friday Dec 21 2018 the Lower Merion Board of School Directors voted

to exercise its right of Eminent Domain on two adjacent sites a 104-acre site at 1835 County Line Road and a three-acre site at 1800 W Montgomery Ave both in Villanova This vote

represents an important step in Lower Merion School Districts ongoing effort to deal with the

challenges posed by enrollment growth

Not only are these combined sites the best available choice for fields for the 21s t-century middle

school that the District is planning for 1860 Montgomery Avenue but the condemnation will

keep the property in use for the residents of Lower Merion Township and Narberth rather than

enabling Villanova University to take the property off the tax rolls for its private development

use

Background

To address the current overcrowding and continued increased enrollment the Lower Merion School District (LMSD) plans to build a new middle school for Grades 5-8 at 1860 Montgomery

https wwwlmsdorgabout-1 msdnewsroomarticle-postupdate-on-property-acqu isition-20181221 14

212019 Update on Property Acquisition I Article tJ

~ ~venue fhat site cloes not pri)V1de adequace spc1ce for all of the necessary athletic fields sect-

Therefore the Districc has been actively pursuing properties for Field space As part of those

efforts over the summer the District began negotiations to buy the properties at 1835 County

Line Road and at 1800 W Montgomery in Villanova

In the course of negotiations the District learned the owners of the properties vvere also

negotiating with Villanova University Earlier this fall although the sellers had indicated the

District offers were basically acceptable with minor revisions the agreements of sale were never

returned to the District The District later learned the sellers had egtltecuted Agreements of Sale

with Villanova University

Under the terms of the Districts proposed offer the owners of 1835 County Line would receive

$995 million and the owner of 1800 W Montgomery will would receive $2965 million Both

would be allowed to remain on their properties with construction not beginning until 2023 This

is possible because though the new middle school is scheduled to open in 2022 7 th and 8th

graders (who take part in school athletic teams and need the fields) will not be transitioned into

the new school the first year

After the vote Dr Melissa Gilbert President of the Lower Merion Board of School Directors said The Board is thrilled that we are able to acquire these properties Its a win-win for our

community The sellers are being appropriately compensated Our students get the best school

and fields that we can provide And all of the taxpayers who support our schools will reap the

benefits as well

For the District these properties have many advantages over others under consideration - such

as Spring Mill Road And Im confident our residents would rather see the land being used by

their neighbors than by college students who dont live in Lower Merion or Narberth she added

What about the properties on Spring Mill Road The Board approved purchasing them for field

In investigating those properties wetlands were discovered that will make them more expensive

and more difficult to develop for field use

What are the advantages of these properties over Spring Mill that justify paying more for them

bull The properties are closer to the middle school site which will result in reduced transportation

costs The properties have buildings on them that do not have to be torn down and can be used for academic purposes

bull They are located on a more accessible road bull They are flat while Spring Mill has a hill which will make field construction and layout easier

httpswwwImsdorga bout-I msdnewsroomarticle-postupdate-on-property-acquisition-20181221 24

212019 Update on Property Acquisition I Article

CJ1 i_d hr District l12ep borh the~ Spring Mill properties a1d these additional prnpertie_

The Board vvill reassess the need for the Sprjng MILi properties once further inspec6ons can be

performed on these latest an6cipated acquisWons

More News

LMHS POOL CLOSED ON SATURDAY FEBRUARY 2 FOR A DIVING MEET

Saturday February 2 2019

DAILY ANNOUNCEMENTS

Daily Announcements

COMMUNITY PSSA TUTORING

Hosted by Bethel Academy for students in Grades 3-8

LMSD HEALTH TOPICS PARENT EDUCATION PROGRAM 2019

Continues throughout February with Extracurricular How Much is Too Much on 25 at Penn Wynne and Mindfulness and the Elementary Child on 227 at Cynwyd

https wwwlmsdorgabout-1msdnewsroomarticle-posUupdate-on-property-acquisition-20181221 34

I 212019 Update on Property Acquisition I Article

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PAIR OF LMSD STUDENTS HONORED IN 2019 MOUTHFUL MONOLOGUE FESTIVAL Bala Cynwyds Katherine Fang and Lower Merion High Schools Mira Ghosh recently had their monologues selected by a panel of judges out of more than 600 submissions from throughout the Greater Philadelphia area

Lower Merion School District

301 East Montgomery Ave Ardmore PA 19003

P 6106451800

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httpslwwwlmsdorgabout-1msdnewsroomarticle-posUupdate-on-property-acquisition-20181221 44

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By -----~-~----__ __ Kenneth G Valosky

VILLANOVA UNIVERSITY

OFFiCE rhc ViCE PRcSIDENT mJ GENERL COUNSEL

January 2 2019

John Bennett and Nance DiRocco 1835 County Line Road Villanova Pennsylvania 19085

Re Termlpation of Agreement of Sale for 1835 Countv Linc Road

Dear Mr Bennett and Ms DiRocco

Reference is hereby made to the Standard Agreement for the Sale of Real Estate dated October 30 2018 between Villanova University in the State of Pennsylvania (Buyer) on the one hand and John Bennett and Nance Di Rocco (Sellers) on the other hand as amended (the Agreement of Sale) Capitalized terms not defined in this letter will have the meaning set forth with respect to those terms in the Agreement of Sale

As you know at a meeting of the Board of Directors of the Lower Merion School District on December 21 2018 the Board of Directors authorized the acquisition of the Property (as defined in the Agreement of Sale) by the Lower Merion School District including by eminent domain and filing a declaration of taking Pursuant to Section 32(8) of the Agreement of Sale Buyer may tenninale the agreement in the event of the exercise of any such right by the Lower Merion School District and receive a full refund of all deposit monies paid on account of the Purchase Price

Therefore this letter serves as written notice from Buyer to you as Sellers that the Agreement of Sale is hereby tenninated and is void We will notify Commonwealth Land Title Insurance Company regarding the refund of the full deposit amount of$ I 00000 Please promptly reply and execute such actions and documents as requested by Commonwealth Land Title Insurance Company regarding the release of those funds We appreciate your timely cooperation and assistance

Sincerely VILLANOVA UNIVERSITY

_ Executive Vice President

800 Lancaster Avenue I Villanova Pennsylvania I 9085 ] PHONE 610 5 I 9-i8 [ FAX 6 IO 519-7875 I villanoanu

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~g g ~ document filed on February _J_ 2019 was sent to the following individuals via first class mail 0 e ~-S 15 i on February _7_ 2019 ~ ~ Q g -~ 8 Drew K Kapur Esq [ sect ID No 35018 (I) C S c Duane Morris LLP if 30 South 17th Street -~ t Philadelphia PA 19103-4196 ci ~ ~ dkkapur(a)duanemorriscom o~ 215-979-1000 secti ~ Ii E Attorney for Condemnor - sg

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I certify that this filing complies with the provisions of the Public Access Policy of the

Unified Judicial System of Pennsylvania Case Records of the Appellate and Trial Courts that

require filing confidential information and documents differently than non-confidential

information and documents


FAHERTY LAW FIRM

Michael F Faherty Esquire Attorney Id 55860 75 Cedar A venue Hershey Pennsylvania 17033 Tel (717)256-3000 mfahertyfahertylawfirmcom Attorney for Plaintiffs


24

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IN RE LOWER MERION SCHOOL EMINENT DOMAIN -IN REM DISTRICT CONDEMNATION OF LAND KNOWN TO BE THE PROPERTY OF NO 2018-29523 CIVIL JOHN A BENNETT MD AND NANCE DI ROCCO KNOWN AS A PORTION OF


Date ofFiling __ __ __ _______ John Bennett and Nance Di Rocco 2 7 _2a0=19 Moving Party

Counsel for Moving Party _M_ic_h_ae_l_F__F_a_he_rtv_ __________ ID No 55860

Document Filed (Specify) Condemnees Preliminary Objections to Declaration of Taking

Matter is X (Appealable) ___ (Interlocutory)

Oral Argument X (Yes) (No) Discovery Needed _X __ (Yes) ___ (No)


___ Counsel certify that they have conferred in a good faith effort to resolve the subject discovery dispute (Required by Local Rule 2082(e) on motions relating to discovery)

___ Counsel for moving party certifies that the subject civil motion is uncontested by all parties involved in the case (If checked skip Rule to Show Cause section below)


RULE TO SHOW CAUSE - Check ONE of the Choices Listed Below

___ Respondent is directed to show cause why the moving party is not entitled to the relief requested by filing an answer in the form of a written response at the Office of the Prothonotary on or before the day of 20

___ Respondent is directed to show cause in the form of a written response why the attached Family Court Discovery Motion is not entitled to the relief requested Rule Returnable and Argument the day of 20 at 1 00 pm at 321 Swede Street Norristown Pa

_X __ Respondent is directed to file a written response in conformity with the Pennsylvania Rules of Civil Procedure

Rule Returnable at time of trial


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Id at 531

13





















14
























15




















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17

















18






















19

















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20
























21





FAHERTY LAW FIRM



22


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v Wiest 193 A 5 7 (Pa 1937)




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sect 7-721






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11
















Commw Ct 1989)






12


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13








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12


















Id at 531

13





















14
























15




















condemnee

16

















nature of it




17

















18






















19

















CONCLUSION





20
























21





FAHERTY LAW FIRM



22


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8



















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9



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v Wiest 193 A 5 7 (Pa 1937)




10



sect 7-721






of Stone 939 A2d 331 (Pa 2007)










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11
















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12


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13








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2
























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8

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9









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10







has opined









11



added)



US v Carmack 329 US 230243 n 14 (1946)













12


















Id at 531

13





















14
























15




















condemnee

16

















nature of it




17

















18






















19

















CONCLUSION





20
























21





FAHERTY LAW FIRM



22


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FAHERTY LAW FIRM



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20
























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FAHERTY LAW FIRM



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13





















14
























15




















condemnee

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18






















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20
























21





FAHERTY LAW FIRM



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Ct 1992)








13








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12


















Id at 531

13





















14
























15




















condemnee

16

















nature of it




17

















18






















19

















CONCLUSION





20
























21





FAHERTY LAW FIRM



22


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7























8

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(Pa 1952)










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has opined









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added)



US v Carmack 329 US 230243 n 14 (1946)













12


















Id at 531

13





















14
























15




















condemnee

16

















nature of it




17

















18






















19

















CONCLUSION





20
























21





FAHERTY LAW FIRM



22


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DAILY ANNOUNCEMENTS

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tJ




P 6106451800

EMPLOYMENT

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tc ~ f

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24

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Suggested Answer No

FACTS






2
























3




















4

tJ

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~~
























6
























7























8

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9









(Pa 1952)










10







has opined









11



added)



US v Carmack 329 US 230243 n 14 (1946)













12


















Id at 531

13





















14
























15




















condemnee

16

















nature of it




17

















18






















19

















CONCLUSION





20
























21





FAHERTY LAW FIRM



22


rn ~ ~ ~ ~

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P- 610-668-1733 ext 103 C- 6103087300


Stuart



1


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More News



DAILY ANNOUNCEMENTS

Daily Announcements







tJ




P 6106451800

EMPLOYMENT

SITE MAP

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tc ~ f

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20
























21





FAHERTY LAW FIRM



22


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18






















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20
























21





FAHERTY LAW FIRM



22


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24

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13





















14
























15




















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18






















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20
























21





FAHERTY LAW FIRM



22


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13





















14
























15




















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16

















nature of it




17

















18






















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CONCLUSION





20
























21





FAHERTY LAW FIRM



22


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13





















14
























15




















condemnee

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nature of it




17

















18






















19

















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20
























21





FAHERTY LAW FIRM



22


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13





















14
























15




















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17

















18






















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CONCLUSION





20
























21





FAHERTY LAW FIRM



22


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13





















14
























15




















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17

















18






















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CONCLUSION





20
























21





FAHERTY LAW FIRM



22


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13





















14
























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16

















nature of it




17

















18






















19

















CONCLUSION





20
























21





FAHERTY LAW FIRM



22


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13





















14
























15




















condemnee

16

















nature of it




17

















18






















19

















CONCLUSION





20
























21





FAHERTY LAW FIRM



22


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24

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10







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11



added)



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12


















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condemnee

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17

















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20
























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FAHERTY LAW FIRM



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20
























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FAHERTY LAW FIRM



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18






















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22


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nature of it




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18






















19

















CONCLUSION





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22


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18






















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CONCLUSION





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FAHERTY LAW FIRM



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24

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19

















CONCLUSION





20
























21





FAHERTY LAW FIRM



22


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FAHERTY LAW FIRM



24

Structure Bookmarks

Preliminary Objections and Brief - Lower Merion School District

Documents

Transcript of Preliminary Objections and Brief - Lower Merion School District