27 P.3d 377 (2001)

PUBLIC SERVICE COMPANY OF COLORADO, a Colorado corporation, Petitioner,
v.
Mark VAN WYK and Erica Van Wyk, on behalf of themselves and all others similarly situated, Respondents.

No. 99SC783.

Supreme Court of Colorado, En Banc.

July 2, 2001.

*381 New Century Energies, Lisa A. Lett, Elzi Gurr & Forbes, Kathryn A. Elzi, Denver, CO, Attorneys for Petitioner.

Clanahan, Tanner, Downing & Knowlton, P.C., Anthony L. Leffert, Amanda C. Barry, Denver, CO, Attorneys for Respondents.

J. Wallace Wortham, Jr., City Attorney, Nicholas Pijoan, Assistant City Attorney, Holme Roberts & Owen, LLP, Patricia C. Tisdale, Richard F. Rodriguez, Denver, CO, Attorneys for Amicus Curiae the City and County of Denver.

Justice MARTINEZ delivered the opinion of the court.

This case presents the issue of whether the Colorado Public Utilities Commission's (PUC) approval of electrical line upgrades by the Public Service Company of Colorado (PSCo) precluded claims by adjacent property owners for inverse condemnation, tres-pass, and nuisance against PSCo based on those upgrades. This case also presents the issue of whether the class-action complaint, filed by Mark and Erica Van Wyk and all others similarly situated (collectively the Van Wyks), stated claims sufficient for relief against PSCo.

In their complaint, the Van Wyks stated claims for inverse condemnation, trespass, and nuisance against PSCo.^[1] The Van Wyks allege that the upgrade of the Daniels Park Line, adjacent to their home, led to increased noise, electromagnetic fields, and radiation waves that encroached upon their property, causing mental suffering and distress, as well as the loss of use and enjoyment of that property. The trial court concluded that PUC's decision allowing PSCo to upgrade the electrical lines precluded the Van Wyks from pursuing their claims, and, further, that the Van Wyks' complaint failed to state claims upon which relief could be granted. The court of appeals reversed, holding that the PUC decision did not preclude the Van Wyks from maintaining their claims and that the complaint sufficiently stated claims for inverse condemnation, trespass, and nuisance. Van Wyk v. Pub. Serv. Co. of Colo., 996 P.2d 193, 195, 198 (Colo.Ct.App.1999).

We agree with the court of appeals that quasi-judicial PUC determinations do not preclude inverse condemnation, trespass, and nuisance claims by plaintiffs as a result of the effects of upgrades previously approved by PUC. However, we do not agree with the court of appeals with respect to the sufficiency of the complaint. Specifically, we conclude that intangible invasions do not support a claim for inverse condemnation and do not constitute trespass. Finally, we also conclude that, while a plaintiff cannot successfully assert a claim for intentional nuisance unless a defendant's conduct is both intentional and unreasonable, here the Van Wyks successfully stated a claim for intentional nuisance here that can be litigated. Accordingly, we affirm the court of appeals' decision in part and reverse in part.

I. FACTS AND PROCEDURAL POSTURE

In 1989, PUC granted PSCo's application to increase the voltage from 115 to 230 kilovolts (kV) on one of its above-ground electric lines in Douglas County (the Daniels Park Line). Douglas County appealed this grant and the Douglas County District Court reversed PUC's decision, finding the public utilities exception to the Colorado Land Use Act, § 30-28-127, 9 C.R.S. (2000)(permitting PUC to order improvements even if they modify a county's master land use plan), unconstitutional. We reversed the district court's decision, and remanded the case to the district court to rule on Douglas County's other objections to PUC's ruling. Douglas County Bd. of Comm'rs v. Pub. Utils. Comm'n, 829 P.2d 1303 (Colo.1992) (hereinafter Daniels Park I).^[2]

*382 On remand, the district court again reversed PUC's decision, this time finding that PUC did not base its approval of PSCo's line upgrade upon substantial evidence that the upgrade was needed, and thus, reasonable. On appeal, we again reversed the district court's decision, and instructed the district court to reinstate PUC's ruling. Douglas County Bd. of Comm'rs v. Pub. Utils. Comm'n, 866 P.2d 919 (Colo.1994) (hereinafter Daniels Park II). PSCo completed the upgrade in 1997.

Upon completion of the upgrade, the Van Wyks, owners and residents of property adjacent to the upgraded Daniels Park Line, sued PSCo in the district court on behalf of themselves and all owners of property adjacent to or within three hundred feet of the line.^[3] The Van Wyks' complaint asserted claims of inverse condemnation, trespass, nuisance, and negligence, all stemming from the upgrade of the line.

The Van Wyks' complaint alleged that the Daniels Park Line is noisy, particularly during times of high humidity, rain, and snow. The Van Wyks further alleged that electromagnetic fields and noise created by the line have encroached upon their property, resulting in an unlawful taking of their property pursuant to Article II, section 15 of the Colorado Constitution. Furthermore, the Van Wyks argue that the noise, radiation, and electromagnetic particles from the upgraded line have entered their property, and thus, PSCo has committed a trespass. Finally, the Van Wyks allege that PSCo acted intentionally to create a nuisance by transmitting 230kV of electricity through the line, thereby creating noise, an electromagnetic field, and radiation particles. Based on these claims, the Van Wyks sought money damages from PSCo.

In response to the Van Wyks' complaint, PSCo filed a C.R.C.P. 12(b)(5) motion to dismiss for failure to state a claim, and the district court dismissed the Van Wyks' complaint. The district court held that the Van Wyks' suit indirectly sought a reversal of PUC's ruling, which we had already twice affirmed. According to the district court's decision, allowing the Van Wyks to indirectly attempt to reverse PUC's decision would "erode if not destroy the constitutional authority of ... [PUC,] as every decision could subject the public utility to the potential of a civil damage suit regardless of ... [PUC's] approval."

The court of appeals reversed the district court decision. Van Wyk, 996 P.2d at 198. The court of appeals held that PUC's approval of the upgrade of the Daniels Park Line is not dispositive of the Van Wyks' common law tort claims. Id. at 196. Specifically, the court of appeals held that PUC's approval did not adjudicate property rights. Id. As such, the court of appeals determined that PUC's decision did not bar the Van Wyks from pursuing their claims against PSCo.

Additionally, the court of appeals concluded that the Van Wyks adequately alleged each of the torts claimed in their complaint. Id. at 196-98. Specifically, with respect to inverse condemnation, the court of appeals concluded that the Van Wyks averred material facts sufficient to withstand a C.R.C.P. 12(b)(5) motion to dismiss. The Van Wyks asserted that PSCo knew that the Daniels Park Line would produce unreasonable amounts of noise in violation of Colorado's noise abatement statute, article 12 of Title 25, 8 C.R.S. (2000), and that PSCo knew of the amount of electromagnetic radiation associated with a 230kV line. The Van Wyks further alleged that, despite this knowledge, PSCo failed to commence a condemnation action to compensate the Van Wyks properly and fairly for their damages. Thus, by concluding that the Van Wyks had averred sufficient facts to uphold their complaint, the court of appeals held that claims for intangible impacts upon property are enough to support an inverse condemnation claim. Van Wyk, 996 P.2d at 196-98.

The court of appeals next held that the Van Wyks alleged facts sufficient to withstand a C.R.C.P. 12(b)(5) motion to dismiss their claims of trespass. Id. at 197. The court of appeals noted that the Van Wyks, in *383 support of their trespass claim, alleged that PSCo's conduct in upgrading the power line and increasing the voltage resulted in noise, radiation particles, and electromagnetic fields entering upon and above the surface of their property without their permission. The court of appeals concluded that intangible intrusions, such as noise, radiation, and electromagnetic particles, are enough to support a claim for trespass. As such, the court of appeals concluded that the Van Wyks alleged facts sufficient to sustain their trespass claim. Id. at 197.

Furthermore, with respect to the nuisance claim, the court of appeals concluded that liability for nuisance may rest upon either intentional or negligent invasion of a person's property interest, or upon conduct that is so dangerous to life and property, and so abnormal or out of place in its surroundings as to fall within the scope of strict liability. Id. at 198 (citing Lowder v. Tina Marie Homes, Inc., 43 Colo.App. 225, 601 P.2d 657 (1979)). The court stated that liability predicated on intentional conduct assumes a knowing affirmative act on the part of the defendant, and that actual or constructive knowledge is integral to a finding of liability for negligent maintenance of a nuisance. Van Wyk, 996 P.2d at 198. However, the court distinguished the act of which a defendant must have knowledge. The court of appeals held that a defendant need not actually know that its acts will result in the nuisance, but merely that a defendant must have knowledge of the affirmative act itself, regardless of the result. As such, the court of appeals concluded that, because PSCo knew that it was increasing the voltage of the Daniels Park Line, it could be subject to a claim for nuisance, and, thus, that the Van Wyks had averred facts sufficient to withstand a C.R.C.P. 12(b)(5) motion to dismiss.

We granted certiorari to review these court of appeals' determinations which reversed the district court's decisions.^[4]

II. PRECLUSION

We begin our analysis of this case with the question of preclusion. PSCo argues that permitting the Van Wyks to pursue claims for damages for trespass and nuisance in the district court is inconsistent with PUC's authority to regulate utilities. PSCo claims that, under Article XXV of the Colorado Constitution and section 40-4-102, 11 C.R.S. (2000), PUC has the exclusive jurisdiction to balance various public and private interests affected by the actions of public utilities. PSCo suggests that if individuals are permitted recovery in private tort actions against utility companies for acting in a manner consistent with PUC approval, PUC's authority can essentially be overruled by a district court.

Article XXV of the Colorado Constitution vests PUC with:

[A]ll power to regulate the facilities, service and rates and charges therefor, including facilities and service and rates and charges therefor ... of every corporation, individual, or association of individuals, wheresoever situate or operating ... as a public utility, as presently or as hereafter may be defined as a public utility by the laws of the State of Colorado.

See also §§ 40-1-102(1), -103(1)(a), 2-101(1), 11 C.R.S. (2000)(vesting the power to regulate public utilities in PUC). All electrical corporations, such as PSCo, are "public utilities" subject to PUC regulation. § 40-1-103(1)(a). Such regulation includes rule-making as well as adjudication of applications for extensions, improvements, and new construction. See §§ 40-2-108(1), 40-4-101(2), 40-4-102(1), 11 C.R.S. (2000).

*384 We have upheld the rule in section 30-28-127, 9 C.R.S. (2000), that PUC regulations and adjudications generally preempt local government in decisions concerning utilities. City of Craig v. Pub. Utils. Comm'n, 656 P.2d 1313, 1317 (Colo.1983); Intermountain Rural Elec. v. Dist. Court, 160 Colo. 128, 134, 414 P.2d 911, 914 (1966). The need for such preemption stems from the fact that "the regulation of public utilities in the interest of public safety and convenience is a matter of state-wide concern." City of Craig, 656 P.2d at 1316. Because a state interest in regulation is predominant, the existence of a demonstrable local interest does not automatically bestow preemptive authority upon a city. Id. at 1317; but cf. US West Communications, Inc. v. City of Longmont, 948 P.2d 509, 520 (Colo.1997)(PUC jurisdiction limited by a municipality's exercise of its police power to regulate health, safety, and welfare of its citizens).

Furthermore, it has been established that judicial action that undermines agency authority is generally disfavored. See Marcus v. AT&T Corp., 138 F.3d 46, 60-61 (2d Cir.1998) ("If courts were licensed to enter this process ... they would unduly subvert the regulatory agencies' authority."); see also Integrated Network Servs., Inc. v. Pub. Utils. Comm'n, 875 P.2d 1373, 1377 (Colo. 1994) ("[T]he PUC is an administrative agency with considerable expertise in the area of utility regulation and, as such, its decisions should be accorded due deference."). PUC, acting as an administrative agency, has been endowed with legislative authority in public utility matters. Integrated Network Servs., 875 P.2d at 1377; Colo. Const. art. XXV. Thus, our review of a PUC decision is generally limited to whether PUC has acted within its proper authority, whether its rulings are just and reasonable, and whether its conclusions are supported by the evidence presented to it. Integrated Network Servs., 875 P.2d at 1377.

The district court's holding that the Van Wyks' claims were precluded by PUC's approval of the Daniels Park Line upgrade effectively determined that PUC's decision was an adjudication of the Van Wyks' property rights. Such a determination is contrary to our conclusion in City of Craig that PUC's valid exercise of its statutory authority leaves the issue of the property interest to the affected parties. 656 P.2d at 1317. While the pertinent PUC ruling concerns the authorization granted to PSCo to upgrade the Daniels Park Line, see Daniels Park I, 829 P.2d 1303; Daniels Park II, 866 P.2d 919, the questions presented by the Van Wyks in this case demand an adjudication of property rights which were not addressed by PUC's decision. See, e.g., Mountain View Elec. Ass'n, Inc. v. Pub. Utils. Comm'n, 686 P.2d 1336, 1341 (Colo.1984) ("The PUC's valid exercise of its statutory authority .... [is] not an adjudication of property rights."); City of Craig, 656 P.2d at 1317 ("PUC proceedings to determine the advisability of closing a railroad crossing for safety reasons are not an adjudication of property rights in the crossing but a condition precedent to such an adjudication.")

PSCo further contends that the ruling in San Diego Gas & Elec. Co. v. Superior Court, 13 Cal.4th 893, 55 Cal.Rptr.2d 724, 920 P.2d 669 (1996), is persuasive authority on the issue of preclusion of future suits based upon PUC decisions. In that case, the Supreme Court of California refused to act in such a way that would interfere with a policy of the California Public Utilities Commission (the commission) related to electric and magnetic fields emitted from powerlines. Id., 55 Cal.Rptr.2d at 724, 735-36, 920 P.2d at 669, 680-81. The Supreme Court of California relied upon sections 1759 and 2106 of the California Public Utilities Code.^[5] Unlike Article *385 XXV of the Colorado Constitution, the California statutes explicitly withhold jurisdiction from every court, except the state supreme court, to review any order or decision of the commission, or to interfere with the commission in the performance of its duties. Cal. Pub. Util.Code § 1759 (Deering 2000). To the extent that section 2106 allows an action to be brought in the superior court for damages caused by any unlawful act of a public utility, the Supreme Court of California has limited that section to "those situations in which an award of damages would not hinder or frustrate the commission's declared supervisory and regulatory policies." San Diego Gas, 55 Cal.Rptr.2d at 728, 920 P.2d at 673 (citing Waters v. Pac. Tel. Co., 12 Cal.3d 1, 114 Cal.Rptr. 753, 523 P.2d 1161 (1974)). Such a prohibition upon the power and jurisdiction of the courts related to PUC does not exist in Colorado. Accordingly, we do not find the California courts' resolution of this issue, characterized by the holding in San Diego Gas, to be persuasive authority in the case before us.

In Colorado, we have previously determined that PUC's authority over public utilities stems from its constitutional and statutory police power, and that exercise of that police power is independent of any adjudication of property rights. Mountain View, 686 P.2d at 1341. In fact, PUC does not have, and was never given, any authority to adjudicate property rights. Id.

Here, the Van Wyks seek an adjudication based on their claims of inverse condemnation, trespass, and nuisance. While inverse condemnation is a question of property rights, both nuisance and trespass are tort claims related to property rights and damages to property and property owners. Since we have held that PUC does not have the authority to adjudicate property rights, it logically follows that PUC also does not have authority to adjudicate questions related to damages stemming from property ownership and torts committed against either the property or the owner. Thus, because the Van Wyks seek a determination of property rights, via their inverse condemnation claim, and of damages related to their property and property holdings, through their trespass and nuisance tort claims, they are not seeking to re-litigate PUC's decision in another forum.^[6] Therefore, we conclude that the Van Wyks are not precluded from seeking an adjudication of their property rights and torts related to those rights with regard to the upgrade of the Daniels Park Line.

III. SUFFICIENCY OF COMPLAINT

Having determined that the Van Wyks are not precluded from bringing forth their claims against PSCo, we now turn to the C.R.C.P. 12(b)(5) motion to dismiss granted by the district court. A C.R.C.P. 12(b)(5) motion to dismiss for failure to state a claim upon which relief can be granted serves as a test of the formal sufficiency of a plaintiff's complaint. Dorman v. Petrol Aspen, 914 P.2d 909, 911 (Colo.1996). The chief function of a complaint is to give a defendant notice of the transaction or occurrence that is the subject of a plaintiff's lawsuit. Rosenthal v. Dean Witter Reynolds, Inc., 908 P.2d 1095, 1100 (Colo.1995). A C.R.C.P. 12(b)(5) motion to dismiss is looked upon with disfavor, and a complaint should not be dismissed unless it appears beyond a doubt that a plaintiff can *386 prove no set of facts in support of her claim which would entitle her to relief. Id.; Dunlap v. Colo. Springs Cablevision, Inc., 829 P.2d 1286, 1291 (Colo.1992). A complaint should not be dismissed for failure to state a claim so long as the plaintiff is entitled to some relief upon any theory of the law. Rosenthal, 908 P.2d at 1099; Dunlap, 829 P.2d at 1290.

When reviewing a motion to dismiss under C.R.C.P. 12(b)(5), all averments of material fact must be accepted as true, and all of the allegations in the complaint must be viewed in the light most favorable to the plaintiff. Dorman, 914 P.2d at 911. Furthermore, when reviewing a motion to dismiss a complaint, the court may only consider matters stated within the complaint itself, and may not consider information outside of the confines of that pleading. Rosenthal, 908 P.2d at 1099. If a court looks to information outside of the complaint, a motion to dismiss must be treated as a motion for summary judgment, and disposed of as provided in C.R.C.P. 56. C.R.C.P. 12(b)(5); Dunlap, 829 P.2d at 1290. However, if matters outside of the complaint are submitted to the trial court, but not considered in review of the 12(b)(5) motion to dismiss, the trial court need not convert the motion to dismiss into a motion for summary judgment. Dunlap, 829 P.2d at 1290. Upon review of a trial court's ruling on a motion to dismiss for failure to state a claim, an appellate court is in the same position as the trial judge. McDonald v. Lakewood Country Club, 170 Colo. 355, 360-61, 461 P.2d 437, 440 (1969).

With these principles in mind, we now set forth the relevant standards for claims of inverse condemnation, trespass, and nuisance. For each claim, we must determine whether the Van Wyks have presented facts which, if true, are sufficient to support each claim asserted in the complaint. Dorman, 914 P.2d at 911. We conclude that the material facts and allegations of the complaint fail to support the inverse condemnation and trespass claims made by the Van Wyks, and as such, the district court properly dismissed those claims pursuant to PSCo's C.R.C.P. 12(b)(5) motion to dismiss. We further conclude that the material facts and allegations of the complaint support the nuisance claim made by the Van Wyks, and therefore, the district court improperly dismissed that claim.

A. INVERSE CONDEMNATION

We first look to the Van Wyks' claim for inverse condemnation. Inverse condemnation is the "taking," without compensation, of private property for public or private use by a governmental or public entity which has refused to exercise its eminent domain power. Trinity Broad. v. City of Westminster, 848 P.2d 916, 921 (Colo.1993). Any action for inverse condemnation is based upon Article II, Section 15 of the Colorado Constitution, which provides, in relevant part, "Private Property shall not be taken or damaged, for public or private use, without just compensation." City of Northglenn v. Grynberg, 846 P.2d 175, 178 (Colo.1993). Because an inverse condemnation claim is based upon this "taken or damaged" clause of our constitution, it is to be tried as if it were an eminent domain proceeding. Id. In eminent domain proceedings, the only question decided by a jury is the amount of compensation to be awarded.^[7] § 38-1-101, 10 C.R.S. (2000). Questions of whether a "taking or damaging" has occurred are issues of law to be decided by the court. Grynberg, 846 P.2d at 178. Therefore, in this case, we review the question of whether PSCo has committed a taking or a damaging de novo. People v. Romero, 953 P.2d 550, 555 (Colo.1998) ("[T]rial court's legal conclusion is subject to our de novo review.").

Like the Fifth Amendment to the United States Constitution, Article II, Section 15 of our constitution prohibits the taking of private property for public use without just compensation. U.S. Const. amend. V; Colo. Const. art. II, § 15. The United States Supreme Court has held that governmental activities that do not physically encroach on *387 private property are not takings under the Fifth Amendment, at least with respect to non-regulatory takings. Trans. Co. v. Chicago, 99 U.S. 635, 642, 25 L.Ed. 336 (1878); Batten v. United States, 306 F.2d 580, 583 (10th Cir.1962); but see Lucas v. South Carolina Coastal Council, 505 U.S. 1003, 1019, 112 S.Ct. 2886, 120 L.Ed.2d 798 (1992)(holding in a regulatory taking context that a taking occurs when a property owner is called upon to sacrifice all economically beneficial uses of the real property); Grynberg, 846 P.2d at 179. Although the Supreme Court has been willing to find a taking "when inroads are made upon an owner's use of [property] to an extent that, as between private parties, a servitude has been acquired," United States v. Dickinson, 331 U.S. 745, 748, 67 S.Ct. 1382, 91 L.Ed. 1789 (1947), generally, "[a] `taking' may more readily be found when the interference with property can be characterized as a physical invasion by government." Penn Cent. Transp. Co. v. New York City, 438 U.S. 104, 124, 98 S.Ct. 2646, 57 L.Ed.2d 631 (1978). In Grynberg, we held that a taking is effected by a legal interference with the physical use, possession, enjoyment, or disposition of property, or by acts which translate to a governmental entity's exercise of dominion and control. 846 P.2d at 182. For PSCo to effectuate a physical taking here, it must physically occupy the Van Wyks' property. Yee v. City of Escondido, 503 U.S. 519, 527, 112 S.Ct. 1522, 118 L.Ed.2d 153 (1992) ("The government effects a physical taking only where it requires the landowner to submit to the physical occupation of his land." (emphasis in original)).

Here, the only allegation made by the Van Wyks in their complaint that even remotely addresses the requirements detailed in Grynberg, are that electromagnetic fields and radioactive "particles" encroach upon their property, and that these, coupled with the noise emitted from the line, interfere with the use and enjoyment of their land. However, while the alleged noise, electromagnetic fields, and radiation may be a disturbance to the complaining parties, we do not believe that PSCo has effected a taking of the Van Wyks' property. We agree with PSCo's assertion that the Van Wyks have alleged nothing greater than intangible invasions upon their property.

The meaning of the term "intangible" is something that is impalpable, or incapable of being felt by touch. Webster's Ninth New Collegiate Dictionary 603, 628 (1988). Many courts have held that noise is an intangible invasion. Wilson v. Interlake Steel Co., 32 Cal.3d 229, 185 Cal.Rptr. 280, 283, 649 P.2d 922, 925 (1982) ("[a]ll intangible intrusions, such as noise"); Bormann v. Bd. of Supervisors, 584 N.W.2d 309, 315 (Iowa 1998) ("intangible substances, such as noises"); State Rd. Comm'n v. Rohan, 26 Utah 2d 202, 487 P.2d 857, 858 (1971)("any such intangible factor as noise"); see also 75 Am.Jur.2d. Trespass § 35 (1991)("intangible intrusions, such as noise"). We conclude that noise, despite being perceptible through hearing, is impalpable, and thus, intangible.

Similarly, we also conclude that electromagnetic fields and radiation waves emitted by powerlines are intangible. Neither electromagnetic fields nor radiation waves produced by electric lines can be perceived by any of the senses. San Diego Gas, 55 Cal.Rptr.2d at 750, 920 P.2d at 695. Instead, they are both similar to television and radio waves, which surround us at all times, but which are completely imperceptible. Id. Electromagnetic fields are produced by every living thing, as well as by any appliance that utilizes electricity. Id., 55 Cal.Rptr.2d at 727, 920 P.2d at 673. Even the human body itself is a producer of electric fields because all cells in the body maintain, across their outer membranes, large natural electric fields at least 100 times more intense than those that can be induced by exposure to common power-frequency fields. Id. Radiation is also common in the everyday world, with gamma rays, X-rays, and high-frequency ultraviolet light (such as sunlight) pervading our homes, cars, workplaces, and natural spaces. Id., 55 Cal.Rptr.2d at 731, 920 P.2d at 676. While such waves and fields might have some sort of physical effect upon the body,^[8] electromagnetic fields *388 and radiation waves of the type at issue here are ubiquitous and our senses are incapable of perceiving them. As such, we agree with the Supreme Court of California that electromagnetic fields and radiation waves emitted by powerlines are intangible intrusions upon land. Id., 55 Cal.Rptr.2d at 750, 920 P.2d at 695 ("[E]lectric and magnetic fields arising from powerlines are wholly intangible phenomena.").

Because we have concluded that noise, electric fields, and radiation are intangible, not physical, invasions, and because PSCo has not substantially deprived the Van Wyks of the use and enjoyment of their property, we hold that a taking has not occurred. See, e.g., Krupp v. Breckenridge Sanitation Dist., 19 P.3d 687, 695 (Colo.2001) ("A taking unquestionably occurs when an entity clothed with the power of eminent domain substantially deprives a property owner of the use and enjoyment of that property.") (citing Grynberg, 846 P.2d at 178).

Having concluded that the Van Wyks cannot sustain their inverse condemnation claim on a physical takings theory, we now look to see whether the facts, as alleged in the Van Wyks complaint, support inverse condemnation upon any other theory of the law. See Rosenthal,