Oral Argument: Sheetz v. County of El Dorado | Case No. 22-1074 | Date Argued: 1/9/24 | Date Decided: 4/12/24

Link to Docket: Here.

Background:

George Sheetz applied, to the County of El Dorado, California, for a permit to build a modest manufactured house on his property. Pursuant to legislation enacted by the County, and as the condition of obtaining the permit, Mr. Sheetz was required to pay a monetary exaction of $23,420 to help finance unrelated road improvements. The County demanded payment in spite of the fact that it made no individualized determination that the exaction-a substantial sum for Mr. Sheetz bore an "essential nexus" and "rough proportionality" to the purported impacts associated with his modest project as required in Nollan v. Cal. Coastal Comm'n, 483 U.S. 825, 837 (1987) and Dolan v. City of Tigard, 512 U.S. 374, 391 (1994). Mr. Sheetz challenged the exaction as an unconstitutional condition under Nollan and Dolan. A California trial court upheld the exaction, holding that, because it was authorized by legislation, the exaction was immune from Nollan/Dolan review. In a published decision, the California Court of Appeal affirmed, and the California Supreme Court denied review. California's judicially-created exemption from Nollan/Dolan scrutiny for legislative exactions conflicts with the decisions of other federal and state courts across the country, and is in strong tension with this Court's more recent precedents.

Question Presented: Whether a permit exaction is exempt from the unconstitutional-conditions doctrine as applied in Nollan and Dolan simply because it is authorized by legislation.

Holding: The Fifth Amendment's takings clause does not distinguish between legislative and administrative land-use permit conditions.

Result: Vacated and remanded.

Voting Breakdown: 9-0. Justice Barrett delivered the opinion for a unanimous Court. Justice Sotomayor filed a concurring opinion, in which Justice Jackson joined. Justice Gorsuch filed a concurring opinion. Justice Kavanaugh filed a concurring opinion, in which Justices Kagan and Jackson joined.

Link to Opinion: Here.

Oral Advocates:

• For Petitioner: Paul J. Beard, II, Los Angeles, Cal.
• For Respondent: Aileen M. McGrath, San Francisco, Cal.; and Erica L. Ross, Assistant to the Solicitor General, Department of Justice, Washington, D.C. (for United States, as Amicus Curiae.)