Epcon Homestead, LLC v. Town of Chapel Hill, No. 21-1713 (4th Cir. 2023)
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The Town of Chapel Hill, North Carolina (the “Town”) requires housing developers seeking a special use permit to set aside a portion of their developments for low-income residents or pay a fee in lieu of that condition. In 2015, Plaintiff initiated its purchase of property subject to the fee-in-lieu. Plaintiff paid the requisite fee installments, commenced the development project, and sold each parcel. After Plaintiff satisfied its final fee installment in March 2019, it brought this lawsuit under a state cause of action to recover the whole sum it had paid to the Town and alleged federal takings and due process violations. The district court never reached those claims because it determined that Plaintiff waited too long to pursue them. The district court dismissed the case under North Carolina’s three-year statute of limitations for personal injury claims. Plaintiff promptly appealed, asking the Fourth Circuit to hold that the statute of limitations on Plaintiff’s federal claims began instead when it paid the fee installments.
The Fourth Circuit affirmed the district court’s dismissal of those claims. Having disposed of Plaintiff’s federal claims, the court also affirmed the district court’s decision to decline supplemental jurisdiction over Plaintiff’s state-law claims. The court explained, Plaintiff first had reason to know of this injury no later than 2015. Thus, its claim that the permit condition violated its rights to just compensation and due process accrued at that point and extinguished three years later. By the time Plaintiff filed suit, the sun had set on its federal claims.
The court issued a subsequent related opinion or order on March 23, 2023.
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