Opinion ID: 3052818
Heading Depth: 3
Heading Rank: 1

Heading: Preemption by the Takings Clause

Text: [1] Relying on Squaw Valley Dev. Co. v. Goldberg, 375 F.3d 936 (9th Cir. 2004), and Armendariz v. Penman, 75 F.3d 1311 (9th Cir. 1996) (en banc), Spokane asserts that any claim that governmental action caused a diminution in the value of real property involves the Takings Clause, not the Due Process Clause. We have rejected this very argument. See, e.g., North Pacifica LLC v. City of Pacifica, 526 F.3d 478, 484-85 (9th Cir. 2008); Action Apartment Ass’n, Inc. v. Santa Monica Rent Control Bd., 509 F.3d 1020, 1025 (9th Cir. 2007); Crown Point, 506 F.3d at 856; Equity Lifestyle Prop., Inc. v. County of San Luis Obispo, 505 F.3d 860, 870 n.16 (9th Cir. 2007). Expressly repudiating Squaw Valley’s suggestion that a “substantive due process challenge brought in the context of regulating use of real property might not be viable,” we recently held that “the Armendariz line of cases can no longer be understood to create a blanket prohibition of all propertyrelated substantive due process claims.” Action Apartment, 509 F.3d at 1025 (internal quotation marks omitted). Accordingly, we have no difficulty concluding that the Takings Clause does not “foreclose[ ] altogether” a due process claim like Logan Neighborhood’s. See Crown Point, 506 F.3d at SHANKS v. DRESSEL 11835 857. Logan Neighborhood does not seek compensation for an otherwise proper interference amounting to a taking, but rather invalidation of a land use action that is “so arbitrary or irrational that it runs afoul of the Due Process Clause.” Lingle v. Chevron U.S.A., Inc., 544 U.S. 528, 542 (2005) (citing County of Sacramento v. Lewis, 523 U.S. 833, 846 (1998)); see also Crown Point, 506 F.3d at 855. Logan Neighborhood would have us stop there, reverse the district court’s judgment and remand for further proceedings. We decline to do so because Logan Neighborhood has not stated a viable claim on either a substantive due process or a procedural due process theory.4