NORTHERN ILL. HOME BUILDERS ASSOCIATION v. County of Du Page

649 N.E.2d 384, 165 Ill. 2d 25, 208 Ill. Dec. 328, 1995 Ill. LEXIS 65
CourtIllinois Supreme Court
DecidedMarch 23, 1995
Docket76503
StatusPublished
Cited by66 cases

This text of 649 N.E.2d 384 (NORTHERN ILL. HOME BUILDERS ASSOCIATION v. County of Du Page) is published on Counsel Stack Legal Research, covering Illinois Supreme Court primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
NORTHERN ILL. HOME BUILDERS ASSOCIATION v. County of Du Page, 649 N.E.2d 384, 165 Ill. 2d 25, 208 Ill. Dec. 328, 1995 Ill. LEXIS 65 (Ill. 1995).

Opinion

JUSTICE HARRISON

delivered the opinion of the court:

In this case of first impression in Illinois, plaintiffs, Northern Illinois Home Builders Association, Inc., et al., challenge the constitutionality of two State enabling statutes and three Du Page County ordinances adopted pursuant thereto which impose transportation impact fees on new development. Plaintiffs filed a complaint for mandamus in the circuit court of Du Page County which in effect sought a declaratory judgment that the legislation and ordinances are unconstitutional. Following a bench trial, the circuit court denied plaintiffs’ complaint and they appealed. The appellate court, while holding that both enabling acts are constitutional, found a provision of one ordinance to be violative of due process but severable from the remainder of the ordinance (251 Ill. App. 3d 494). We granted plaintiffs’ petition for leave to appeal (145 Ill. 2d R. 315).

In this court, plaintiffs contend that the enabling legislation and/or Du Page County ordinances are unconstitutional because they: (1) violate the takings clauses of the United States and Illinois Constitutions; (2) constitute special legislation; (3) impose taxes on real property in violation of the Illinois Constitution; (4) violate the uniformity clause of the Illinois Constitution; and (5) violate the right to travel. Plaintiffs also argue that the appellate court erred in holding that the Du Page County ordinances comply with the requirements of the second enabling act, that the unconstitutional forfeiture provision of the current ordinance is severable from the rest of the ordinance and that the appeals provisions do not violate procedural due process. Finally, plaintiff Joe Keim Builders, Inc., contends it is entitled to a refund for certain impact fees previously paid.

The first transportation impact fee enabling statute passed by the Illinois legislature was former section 5 — 608(a) of the Illinois Highway Code, which became effective January 1, 1988. That act provided:

"The county board of any county of over 400,000 population but less than 1,000,000 population may establish transportation impact districts and may collect transportation impact fees from persons constructing new developments in those districts, if such developments require direct or indirect access to the county highway system or State highway system. The fees shall be in addition to any amounts otherwise required to be paid by the developer and shall be collected at the time a building permit is issued or at such other time that the county board directs. The county board shall establish by ordinance or rule the amount of such fees, which shall be based on the amount of estimated traffic generated by various land uses and the amount of improvements needed to maintain a reasonable level of service on the existing and proposed highway systems in light of expected traffic growth.” (Ill. Rev. Stat. 1987, ch. 121, par. 5 — 608(a), repealed by Pub. Act 86 — 97, § 2, eff. July 26, 1989.)

Under the first enabling act, all fees collected were to be retained in a special fund established for each district and used in the same manner as motor fuel tax monies, except that all expenditures were to be made for improvements within or immediately adjacent to the district from which the monies were collected. Ill. Rev. Stat. 1987, ch. 121, par. 5 — 608(b), repealed by Pub. Act 86 — 97, § 2, eff. July 26, 1989.

Pursuant to the first enabling act, Du Page County passed ordinance ODT — 016—88 on or about November 22, 1988. The stated purpose of this ordinance was “to ensure that new development *** pays a fair share of the costs of transportation improvements needed to serve new development.” (Du Page County Ordinance ODT — 016—88, § 2(3).) The ordinance divided the county into 11 districts, and set forth a formula for the calculation of fees to be paid, taking into consideration the cost of road construction and providing credits for taxes and developer-financed improvements. The ordinance contained fee tables for residential, commercial and other types of land use in each district. On June 27, 1989, Du Page County passed an amended ordinance, ODT— 021 — 89, which made certain textual changes and corrected computational errors made in the first ordinance, providing a new set of impact fee tables. The third Du Page County ordinance, ODT — 021A—89, passed on July 25, 1989, changed the fee tables to reflect increases in the gas tax.

On July 26, 1989, the legislature repealed the first enabling act and passed the Road Improvement Impact Fee Law (605 ILCS 5/5 — 901 et seq. (West 1992)), which provided a comprehensive scheme for the enactment of impact fee ordinances in counties with a population of over 400,000 and all home rule municipalities. This second enabling act included the requirement that "[a]n impact fee payable by a developer shall not exceed a proportionate share of costs incurred by a unit of local government which are specifically and uniquely attributable to the new development paying the fee ***.” (605 ILCS 5/5 — 904 (West 1992).) Du Page County subsequently passed ODT — 021B—89, effective January 1, 1990, which amended the fee schedules to reflect changes in the motor fuel and property tax credits. The county’s current impact fee ordinance, ODT — 021C—89, became effective July 25, 1990. This ordinance provided new fee tables which reflected the elimination of charges to developers for their impact on State roads. This change resulted in three "zero impact fee districts” where no impact fees are due because there are fewer miles of county road in those districts and the credits exceed the fees that would be owed.

We first examine plaintiffs’ claim that the enabling acts and ordinances violate the takings clauses of the fifth amendment of the United States Constitution and section 2 of article I of the Illinois Constitution of 1970 (Ill. Const. 1970, art. I, § 2). "One of the principal purposes of the Takings Clause is 'to bar Government from forcing some people alone to bear public burdens which, in all fairness and justice, should be borne by the public as a whole.’ ” (Dolan v. City of Tigard (1994), 512 U.S. 374, 384, 129 L. Ed. 2d 304, 315-16, 114 S. Ct. 2309, 2316, quoting Armstrong v. United States (1960), 364 U.S. 40, 49, 4 L. Ed. 2d 1554, 1561, 80 S. Ct. 1563, 1569.) However, a land use regulation does not effect a taking if it substantially advances legitimate State interests and does not deny an owner economically viable use of his land. (Dolan, 512 U.S. at 385, 129 L. Ed. 2d at 316, 114 S. Ct. at 2316; Agins v. Tiburon (1980), 447 U.S. 255, 260, 65 L. Ed. 2d 106, 112, 100 S. Ct. 2138, 2141.) In Nollan v. California Coastal Comm’n (1987), 483 U.S. 825, 97 L. Ed. 2d 677, 107 S. Ct. 3141, and recently in Dolan, the United States Supreme Court discussed the standards for determining what constitutes a "legitimate state interest” and the type of connection which would satisfy the requirement that the regulation "substantially advance” the State interest.

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Bluebook (online)
649 N.E.2d 384, 165 Ill. 2d 25, 208 Ill. Dec. 328, 1995 Ill. LEXIS 65, Counsel Stack Legal Research, https://law.counselstack.com/opinion/northern-ill-home-builders-association-v-county-of-du-page-ill-1995.