Justia Civil Rights Opinion Summaries
Articles Posted in Real Estate & Property Law
Pomicter v. Luzerne County Convention Center
The Authority's Mohegan Sun Arena in Wilkes-Barre holds up to 10,000 people and hosts athletic and other commercial entertainment events. The Arena is set back and fenced apart from the public road. Patrons drive on an access road, park in an Arena parking lot, and then walk on a concrete concourse to the “East Gate” and “West Gate” entrances. “All persons are welcome to express their views” at the Arena; protesters must stand within “designated area[s]” on the concourse and “[h]andouts can only be distributed from within” those areas. The designated areas are two “rectangular enclosure[s] constructed from bike racks,” next to the Gates. The policy bans protesters from using profanity or artificial voice amplification. LCA, an animal rights group wanting to protest circus events, sued under 42 U.S.C. 1983.The trial court found that the Authority was “a public governmental entity acting under color of state law” and entered a preliminary injunction that allowed up to 20 protesters to distribute literature and talk to patrons within a circumscribed section of the concourse; protesters could not block ingress or egress. LCA protested under those terms at 2016-2017 circus performances. At a subsequent trial, LCA introduced evidence that protesters in the "designated areas" attracted little attention and videos showing nonconfrontational interactions with no abnormal congestion. The Arena expressed concerns about unruly protestors and argued that the location condition minimizes congestion and security risks. The court found all three restrictions violated the First Amendment.The Third Circuit reversed in part. The concourse’s function is to facilitate pedestrian movement; a policy sensibly designed to minimize interference with that flow is not unreasonable. The Arena did not establish that the bans on profanity and voice amplification are reasonable. View "Pomicter v. Luzerne County Convention Center" on Justia Law
Schaw v. Habitat for Humanity of Citrus County, Inc.
Plaintiff filed suit against Habitat for Humanity under the Fair Housing Amendments Act, which prohibits an entity from discriminating against a disabled individual by failing to make reasonable accommodations in policies and practices that are necessary to afford the individual an equal opportunity to use and enjoy a dwelling. Plaintiff also alleged that Habitat's minimum-income requirement has a disparate impact on disabled individuals receiving social-security-disability income.The Eleventh Circuit held that a court must first consider whether a plaintiff has shown that a requested accommodation is facially reasonable and then whether a defendant has demonstrated that the accommodation would result in an undue burden or fundamental alteration to its program or policy; a plaintiff's financial state in any particular case could be unrelated, correlated, or causally related to his disability and that, in some cases, an accommodation with a financial aspect—even one that appears to provide a preference—could be necessary to afford an equal opportunity to use or enjoy a dwelling within the meaning of the Act; and plaintiff failed to create a genuine issue of material fact as to whether Habitat's minimum-income requirement disproportionately excludes SSDI recipients. Accordingly, the court affirmed the disparate-impact claim, but vacated the failure-to-accommodate claim and remanded for further proceedings. View "Schaw v. Habitat for Humanity of Citrus County, Inc." on Justia Law
Turco v. City of Englewood
Englewood amended its ordinances to address aggressive antiabortion protests that had been regularly occurring outside of a health clinic that provided reproductive health services, including abortions. Some of the “militant activists and aggressive protestors” support violent reprisal against abortion providers. The ordinance restricted the use of public ways and sidewalks adjacent to healthcare facilities during business hours to persons entering or leaving such facility; the facility's employees and agents; law enforcement, ambulance, firefighting, construction, utilities, public works and other municipal agents within the scope of their employment; and persons using the public way solely to reach another destination. The ordinance created overlapping buffer zones at qualifying facilities. Turco, a non-aggressive “sidewalk counselor,” filed suit under 42 U.S.C. 1983, alleging violations of her First Amendment rights to freedom of speech, assembly, and association. The district court concluded that the statute was overbroad and not narrowly tailored to serve the government’s interest. The Third Circuit reversed, finding that genuine issues of material fact preclude the entry of summary judgment to either side. The buffer zones’ exact impact on the sidewalk counselors’ speech and the concomitant efficacy of their attempts to communicate is unclear. Turco admitted that she continued to speak with patients entering the clinic. The city considered and attempted to implement alternatives before creating the buffer zone. View "Turco v. City of Englewood" on Justia Law
Youkhanna v. City of Sterling Heights
American Islamic Community Center (AICC) unsuccessfully sought zoning permission to build a mosque in Sterling Heights, Michigan. AICC sued, alleging violations of the Religious Land Use and Institutionalized Persons Act and the First Amendment. The Department of Justice also investigated. The city negotiated a consent judgment that allowed AICC to build the mosque. At the City Council meeting at which the consent judgment was approved, people voiced concerns about issues such as traffic and noise; others disparaged Islam and AICC. Comments and deliberation were punctuated by audience outbursts. Eventually, Mayor Taylor cleared the chamber of all spectators, except the press. The Council voted to settle the case. A consent judgment was entered. Plaintiffs sought a judgment declaring the consent judgment invalid. The Sixth Circuit affirmed summary judgment for the defendants. The defendants fulfilled their procedural obligations; they considered and made findings on the relevant criteria, such as “parking, traffic and overall size,” before voting. The court upheld limitations on speech imposed during the meeting: the relevance rule and a rule forbidding attacks on people and institutions. The city did not “grant the use of a forum to people whose views it finds acceptable, but deny use to those wishing to express less favored or more controversial views.” View "Youkhanna v. City of Sterling Heights" on Justia Law
Brindley v. City of Memphis
Virginia Run Cove is a privately owned Memphis street that offers access to the parking lots of several businesses, including a Planned Parenthood clinic. It is described on county records as “common area” in a commercial development. Brindley sought a preliminary injunction requiring the city to let him stand near the entrance to this clinic and spread his pro-life message. He argued that Virginia Run Cove was a traditional public forum and that his exclusion from the street violated the First Amendment. The Sixth Circuit reversed the district court’s denial of his motion for a preliminary injunction. The Supreme Court has long held that public streets are traditional public fora. Even when a street is privately owned, it remains a traditional public forum if it looks and functions like a public street. Virginia Run Cove, which connects directly to a busy public thoroughfare, displays no sign of private ownership, and is used by the general public to access many nearby buildings, including the clinic, a gas station, a church, and a U.S. Immigration and Customs Enforcement office, has all the trappings of a public street. View "Brindley v. City of Memphis" on Justia Law
Young v. Board of Supervisors of Humphreys County
Plaintiff filed suit under 42 U.S.C. 1983 against the Board and its president, alleging that defendants unlawfully deprived him of the use of several of his properties. After a jury returned a verdict for plaintiff, the district court denied the Board's motion for judgment as a matter of law or a new trial.The Fifth Circuit affirmed and held that there was legally sufficient evidence for a reasonable jury to conclude that the Board ratified the unlawful initiation of condemnation proceedings. The court rejected the Board's challenges to the jury instructions and held that, even if the instructions were erroneous, they could not have affected the outcome of the case. View "Young v. Board of Supervisors of Humphreys County" on Justia Law
Great Plains Royalty Corporation v. Earl Schwartz Company, et al.
Great Plains Royalty Corp. appealed the dismissal of its complaint and deciding ownership of certain real property in favor of Earl Schwartz Co. (“ESCO”); Basin Minerals, LLC; SunBehm Gas, Inc.; and other defendants. In 1968, Great Plains’ creditors initiated a bankruptcy case by filing an involuntary petition under Chapter 11 of the Bankruptcy Code. The bankruptcy court ruled Great Plains was “a bankrupt,” and the case was converted to a liquidation proceeding under Chapter 7 of the Bankruptcy Code. The trustee received permission to sell the estate’s assets, an auction sale was held, and Earl Schwartz was the winning bidder. An order confirming sale of the assets was entered; the order stated Schwartz entered into an agreement with SunBehm to purchase certain properties in the bankruptcy estate, and title was transferred on those properties directly from the estate to SunBehm. The trustee did not collect sufficient funds from the auction to pay all creditors in full. The bankruptcy case was closed in 1974. In 2013, the bankruptcy case was reopened, and a successor trustee was appointed. The successor trustee collected funds sufficient to pay “a 100 percent dividend” to the estate’s creditors, and he attempted to disburse the funds to the unpaid creditors. While the case was open various adversary proceedings were brought, including some to determine ownership of certain properties. Some of the adversary proceedings were decided, and others were dismissed for lack of jurisdiction. The bankruptcy court discharged the trustee and closed the bankruptcy case in May 2016. In December 2016, Great Plains sued ESCO, Basin, and SunBehm to quiet title to oil, gas, and other minerals in and under three properties located in McKenzie County, North Dakota. ESCO and Basin were successors in interest to Schwartz. Great Plains argued the district court erred by finding the bankruptcy trustee intended to sell all of Great Plains’ assets, including those not listed in the auction sale notice, to Earl Schwartz. The North Dakota Supreme Court concluded the district court’s decision to quiet title in favor of the defendants was based on its misapplications of the law and findings that were not supported by the evidence. The Court considered the remaining issues and arguments and concluded they were either without merit or are unnecessary to its decision. Because the court’s findings were clearly erroneous, the Supreme Court reversed the district court’s judgment deciding ownership of certain properties and dismissing Great Plains’ complaint with prejudice. The matter was remanded for further proceedings to determine the parties’ claims and ownership of the properties. View "Great Plains Royalty Corporation v. Earl Schwartz Company, et al." on Justia Law
Cherry Knoll, LLC v. Jones
The Fifth Circuit reversed the district court's dismissal of Cherry Knoll's complaint against the City of Lakeway, the city manager, and HDR Engineering in a dispute over a plat of land that Cherry Knoll had purchased in Lakeway. Cherry Knoll asserted a claim against the City under 42 U.S.C. 1983 for violating its rights to procedural due process, substantive due process, and equal protection by filing the Subdivision Plats without its consent and over its objection. The court held that these allegations satisfied the standard for official municipal policy under Pembaur v. City of Cincinnati and the district court erred in finding otherwise.The court also held that the district court erred in determining that the city manager was entitled to the protection of qualified immunity at the Rule 12(b)(6) stage. Finally, the court held that Cherry Knoll's well-pleaded factual allegations and supporting documents make plausible its claim that HDR was a "willful participant in joint action" for purposes of section 1983. Accordingly, the court remanded the matter and reinstated Cherry Knoll's state law claims. View "Cherry Knoll, LLC v. Jones" on Justia Law
Inclusive Communities Project, Inc. v. Lincoln Property Co.
The Fifth Circuit affirmed the district court's dismissal with prejudice of Fair Housing Act claims asserted against the owners and management company of apartment complexes in the greater Dallas area that declined to participate in the federal Section 8 Housing Choice Voucher Program. The court held that the Supreme Court's language in Texas Department of Housing & Community Affairs v. Inclusive Communities Project, Inc., 135 S. Ct. 2507 (2015), was stricter than the regulation itself and thus applied the stricter version of the burden-shifting analysis.The court held that the district court did not err in determining that the allegations of ICP's complaint regarding defendants' "no vouchers" policies failed to allege facts sufficient to provide the robust causation necessary for an actionable disparate impact claim. The court also held that the vague and conclusory allegations of disparate treatment that ICP asserted collectively against defendants were legally insufficient to support a reasonable inference of intentional race discrimination; the district court did not err by dismissing the disparate treatment liability claim against Lincoln; and the district court did not err by dismissing the advertising liability claim against Lincoln. View "Inclusive Communities Project, Inc. v. Lincoln Property Co." on Justia Law
Herrera v. City of Palmdale
Plaintiffs filed a federal civil rights action against defendants, alleging numerous federal constitutional violations and a disparate impact claim under the Fair Housing Act. Almost simultaneously, the city filed a nuisance complaint in state court against plaintiffs and the city filed a motion for abstention, or in the alternative, a motion to dismiss the federal action. The county filed a nearly identical motion the next day. The district court granted both the city and the county's motions, concluding that abstention was appropriate under Younger v. Harris, 401 U.S. 37 (1971).Determining that it had jurisdiction over the appeal, the Ninth Circuit held that the district court properly abstained under Younger in every aspect, except with respect to the allegedly unreasonable search, which must be severed from the other claims. In this case, Younger abstention was appropriate as to all claims except the unreasonable search claim, because success by plaintiffs on such claims would invalidate the code enforcement proceeding. In regard to the unreasonable search claim, the district court erred in abstaining because the relief sought on alleged Fourth Amendment violations did not meet the Court's requirement that the relief have the practical effect of enjoining the state court proceeding. Accordingly, the panel affirmed in part, reversed in part, and remanded. View "Herrera v. City of Palmdale" on Justia Law