{"id":902784,"date":"2024-06-04T15:41:46","date_gmt":"2024-06-04T21:41:46","guid":{"rendered":"https:\/\/www.myconstructionexpert.com\/blog\/?p=902784"},"modified":"2024-06-04T15:41:52","modified_gmt":"2024-06-04T21:41:52","slug":"administrative-takings-legislative-no-distinction","status":"publish","type":"post","link":"https:\/\/www.myconstructionexpert.com\/blog\/administrative-takings-legislative-no-distinction\/","title":{"rendered":"The United States Supreme Court Determines There Is No Distinction Between Legislative and Administrative Takings"},"content":{"rendered":"\n<p>Allison Reynolds and Emily Schimelpfenig | <a href=\"https:\/\/www.aheadofschedulelaw.com\/2024\/05\/articles\/real-estate\/the-united-states-supreme-court-determines-there-is-no-distinction-between-legislative-and-administrative-takings\/\" target=\"_blank\" rel=\"noreferrer noopener nofollow\">Ahead of Schedule<\/a><\/p>\n\n\n\n<p>In a typical permitting process, the local government may place certain conditions on issuing a building permit to further a legitimate public purpose.\u00a0 While the local government has \u201csubstantial authority to regulate land use,\u201d its regulation cannot violate the U.S. Constitution\u2019s Fifth Amendment.\u00a0 The Fifth Amendment, in relevant part, states \u201cnor shall private property be taken for public use, without just compensation\u201d (the \u201cTakings Clause\u201d).\u00a0 <a href=\"https:\/\/www.myconstructionexpert.com\/blog\/liquidated-damages-provision-role-construction-contracts\/\">Past Takings Clause<\/a> cases addressed permit conditions imposed on an individual and ad hoc basis, called \u201cadministrative exactions.\u201d\u00a0 In the 2024 case\u00a0<em>Sheetz v. County of El Dorado<\/em>, 601 U.S. 267 (2024), the U.S. Supreme Court (\u201cCourt\u201d) had its first opportunity to discuss \u201clegislative exactions.\u201d\u00a0 Legislative exactions occur when the government, through a legislative code change process, imposes fees for certain public services or impacts on a generally applicable basis.\u00a0<\/p>\n\n\n\n<p>In&nbsp;<em>Sheetz<\/em>, George Sheetz, the plaintiff, sought a residential building permit to build a home on his property in El Dorado County, California (\u201cCounty\u201d).&nbsp; The County imposed a $23,420 traffic impact fee as a condition of approval.&nbsp; The traffic impact fee was part of the County\u2019s \u201cGeneral Plan\u201d for addressing increasing demand for public services.&nbsp; The fee was a legislative exaction because rather than determining the traffic impacts specifically attributable to Mr. Sheetz\u2019s proposed development, the County assessed the fee according to a rate schedule that applied generally to all actions in certain areas and categories.&nbsp; Mr. Sheetz paid the fee in protest and then brought a claim for unlawful exaction in California state court.&nbsp; The case ended in California\u2019s highest court, which decided the case on a technicality and concluded that the Takings Clause only applies to&nbsp;<em>administrative<\/em>&nbsp;exactions, not&nbsp;<em>legislative<\/em>&nbsp;exactions.&nbsp;<\/p>\n\n\n\n<p>Mr. Sheetz appealed to the U.S. Supreme Court, and in a rare unanimous decision, the Court disagreed and overturned California\u2019s decision, finding that the Takings Clause protects property owners under&nbsp;<em>both<\/em>&nbsp;legislative and administrative land use actions. &nbsp;&nbsp;<\/p>\n\n\n\n<p>Citing pre-colonial and colonial history regarding legislative takings which were common at the time the Constitution was written and its own prior decisions, the Supreme Court concluded that the U.S. Constitution \u201cdoes not limit the Takings Clause to a particular branch of government\u201d; rather, \u201cpermit conditions imposed by the legislature and other branches stand on equal footing.\u201d&nbsp;&nbsp;<em>Id.&nbsp;<\/em>at 276-77.&nbsp;<\/p>\n\n\n\n<p>Unfortunately for real estate and land use practitioners, the Supreme Court did not address the more interesting questions, including \u201cwhether the permit condition would be a compensable taking if imposed outside the permitting context,\u201d&nbsp;<em>id.<\/em>&nbsp;at 280-81 (Sotomayor, J., concurring), or whether a fee that is applied to a particular class of people or properties based on a formula (like the traffic impact fee or system development charges) is an unlawful taking,&nbsp;<em>id.&nbsp;<\/em>at 282 (Gorsuch, J., concurring).&nbsp; Finally, the Court explicitly declined to address whether an exaction on a class of properties must evaluate the impacts that a development has on the government\u2019s interest at a high level of specificity when the fee is imposed through a legislative action or if a formula is good enough in that context. &nbsp;<em>Id.<\/em>&nbsp;at 284 (Kavanaugh, J., concurring).&nbsp;<\/p>\n\n\n\n<p><em>Sheetz<\/em>\u00a0clarifies that even legislative programs that set forth fee structures can be a taking; local governments can no longer rely on this technicality to avoid analyzing if their exactions against property owners are a taking that requires compensation.\u00a0 However,\u00a0<em>Sheetz<\/em>\u00a0did not determine that the County\u2019s traffic impact fee program was unconstitutional and did not void legislative exactions generally.\u00a0 Those questions will continue to be resolved on a case-by-case basis.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<p><strong>When one of your cases is in need of a construction expert, estimates, insurance appraisal or umpire services in defect or insurance disputes &#8211; please call Advise &amp; Consult, Inc. at 888.684.8305, or email <a href=\"mailto:experts@adviseandconsult.net\">experts@adviseandconsult.net<\/a>.<\/strong><\/p>\n","protected":false},"excerpt":{"rendered":"<p>Allison Reynolds and Emily Schimelpfenig | Ahead of Schedule In a typical permitting process, the local government may place certain conditions on issuing a building permit to further a legitimate public purpose.\u00a0 While the local government has \u201csubstantial authority to regulate land use,\u201d its regulation cannot violate the U.S. Constitution\u2019s Fifth Amendment.\u00a0 The Fifth Amendment,&hellip; <a class=\"more-link\" href=\"https:\/\/www.myconstructionexpert.com\/blog\/administrative-takings-legislative-no-distinction\/\">Continue reading <span class=\"screen-reader-text\">The United States Supreme Court Determines There Is No Distinction Between Legislative and Administrative Takings<\/span><\/a><\/p>\n","protected":false},"author":1,"featured_media":0,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"jetpack_post_was_ever_published":false,"_jetpack_newsletter_access":"","_jetpack_dont_email_post_to_subs":false,"_jetpack_newsletter_tier_id":0,"_jetpack_memberships_contains_paywalled_content":false,"_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_publicize_message":"","jetpack_publicize_feature_enabled":true,"jetpack_social_post_already_shared":true,"jetpack_social_options":{"image_generator_settings":{"template":"highway","enabled":false},"version":2}},"categories":[14],"tags":[12040,9895,12,12039],"class_list":["post-902784","post","type-post","status-publish","format-standard","hentry","category-construction-2","tag-administrative-exactions","tag-advise-consult","tag-construction","tag-past-takings-clause","entry"],"jetpack_publicize_connections":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v25.0 - https:\/\/yoast.com\/wordpress\/plugins\/seo\/ -->\n<title>The United States Supreme Court Determines There Is No Distinction Between Legislative and Administrative Takings - Advise &amp; 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