Opinion ID: 553906
Heading Depth: 2
Heading Rank: 2

Heading: Ripeness of Complaint

Text: 10 A plaintiff seeking to challenge a local government's refusal to rezone his property may bring four different causes of action. Eide v. Sarasota County, 908 F.2d 716, at 719-23 (11th Cir.1990). First, a plaintiff may claim that the zoning applied to his land constitutes a taking of his property without just compensation in contravention of the Fifth Amendment. Id. at 721 (labeling this claim a just compensation claim). 8 Second, a plaintiff may claim that the zoning applied to his property goes too far and destroys the value of his property to such an extent that it amounts to a taking by eminent domain without due process of law. Id. at 721 (labeling this claim a due process takings claim). Third, a plaintiff may argue that the regulation, either on its face or as applied, is arbitrary and capricious, does not bear a substantial relation to the public health, safety, morals, or general welfare, and therefore is an invalid exercise of the police power. Id. at 721-22 (labeling this claim as an arbitrary and capricious due process claim). 9 Finally, a plaintiff may claim that the zoning denies him equal protection of the laws, either because it treats a suspect class differently from others, because it affects a fundamental right, or because it treats a non-suspect class differently and is not rationally related to a legitimate government purpose. Id. at 722 (labeling this an equal protection claim). 10
11 The Board asserts that the plaintiffs' claims are not ripe because the plaintiffs have not proposed alternative zoning so as to reach a final determination of the nature and extent of development that the Board will permit on the plaintiffs' land. In MacDonald, Sommer & Frates v. County of Yolo, 477 U.S. 340, 106 S.Ct. 2561, 91 L.Ed.2d 285 (1986), the Supreme Court stated that [o]ur cases uniformly reflect an insistence on knowing the nature and extent of permitted development before adjudicating the constitutionality of the regulations that purport to limit it. Id. at 349, 106 S.Ct. at 2567. In MacDonald, the Court refused to hear the plaintiff's just compensation claim after its first development plan was rebuffed because the state courts had le[ft] open the possibility that some development [would] be permitted, and ... le[ft] [the Court] in doubt regarding the antecedent question whether appellant's property ha[d] been taken. Id. at 352-53, 106 S.Ct. at 2567-68. Accordingly, the Court held that the plaintiff's just compensation claim would not be ripe until the plaintiff reapplied for a permit to pursue a less ambitious development plan. Id. at 352-53 n. 9, 106 S.Ct. at 2568 n. 9. 12 Counts one and six of the plaintiffs' complaint alleged that the Board deprived the plaintiffs of property without due process of law. These claims are due process takings claims. 11 In order for these claims to be ripe for adjudication, the plaintiffs must obtain a final decision regarding the application of the zoning ordinances to their property, including denial of variance applications. 12 Eide, at 721, 720; MacDonald, 477 U.S. at 352-53, 106 S.Ct. at 2567-68. In the present case, the plaintiffs do not allege that they have sought variances or pursued alternative, less ambitious development plans. Accordingly, the plaintiffs' due process takings claims (counts one and six) are not ripe and should be dismissed.
13 Counts two and seven of plaintiffs' complaint allege that the Board's actions violated plaintiffs' equal protection rights. These claims, which are based on allegations that the Board's action had no rational basis, are not barred by MacDonald 's reapplication requirement. See Eide, at 724 n. 12. In order to establish the ripeness of their equal protection claims, the plaintiffs must show only that the Board has made a final decision denying commercial zoning. Eide, at 724 n. 12, 725 n. 16. 14 In cases involving economic regulation, the courts apply the rational basis test to regulations challenged under the Equal Protection Clause. Williamson v. Lee Optical, 348 U.S. 483, 75 S.Ct. 461, 99 L.Ed. 563 (1955); Eide, at 722. Legislation is presumed to be valid and will be sustained if the classification drawn by the statute is rationally related to a legitimate state interest. Cleburne v. Cleburne Living Center, 473 U.S. 432, 440, 105 S.Ct. 3249, 3254, 87 L.Ed.2d 313 (1985). The plaintiffs allege that the defendants treated them differently from other similarly situated landowners along Interstate 95 without any reasonable basis. Accordingly, the plaintiffs state an as applied equal protection claim. These claims (counts two and seven) should continue.
15 Counts three and eight of the plaintiffs' complaint allege that the Board's actions were arbitrary and capricious. This Court has stated that the reapplication requirement of MacDonald has no bearing on as applied arbitrary and capricious due process claims. Eide, at 725 n. 16. Accordingly, the plaintiffs' as applied arbitrary and capricious due process claims (counts three and eight) are not barred by MacDonald. 16 The test in this Circuit as to whether there has been a violation of due process in the context of section 1983 has two prongs. First, the court must determine whether there has been a deprivation of a constitutionally protected interest. Second, the court must determine whether the deprivation was the result of an abuse of governmental power sufficient to raise an ordinary tort to the stature of a constitutional violation. Greenbriar Ltd. v. City of Alabaster, 881 F.2d 1570, 1577 (11th Cir.1989). A deprivation is of constitutional stature if it is undertaken for improper motive and by means that were pretextual, arbitrary and capricious, and without rational basis. Id. In the zoning context, the issue is whether the Board's action bore any substantial relation to the public welfare. Id. 17 On the first prong, the plaintiffs allege that the value of their property has been diminished significantly by the Board's actions in denying their requests for rezoning. They also allege harm including the denial to the Plaintiff[s] of the opportunity otherwise available to [them] to sell [their] property for industrial use. If the plaintiffs prove that this diminution was more than a simple fluctuation in value incident to governmental decisionmaking, which is a noncompensable hazard of ownership, see First Lutheran Church, 482 U.S. at 320, 107 S.Ct. at 2388; Williamson County Regional Planning Comm'n v. Hamilton Bank, 473 U.S. 172, 198-99, 105 S.Ct. 3108, 3122-23, 87 L.Ed.2d 126 (1985) (citing Pennsylvania Coal Co. v. Mahon, 260 U.S. 393, 414, 43 S.Ct. 158, 67 L.Ed. 322 (1922)), then they will have shown a deprivation of a property right. On the second prong, the plaintiffs allege that the Board's actions were unrelated to the public welfare because their land is not suitable for its present zoning status. Accordingly, the plaintiffs' complaint states as applied arbitrary and capricious due process claims. These counts (three and eight) should proceed.
18 Counts four and nine of the plaintiffs' complaint allege that the Board's actions amounted to a confiscation of property. A claim that a government regulation effects a taking of property without just compensation is not ripe until the government entity charged with implementing the regulation has made a final decision regarding the application of the regulation to the property at issue. Williamson County, 473 U.S. at 186, 105 S.Ct. at 3116; Eide, at 720. Moreover, if the government has provided an adequate process for the property owner to obtain compensation, and if resort to that process yields just compensation, then the owner has no just compensation claim. Williamson County, 473 U.S. at 194-95, 105 S.Ct. at 3120-21. Reverse condemnation proceedings are one procedure for pursuing just compensation. Id. at 196-97, 105 S.Ct. at 3121-22. 19 In First Lutheran Church, the Supreme Court held that when a state regulation temporarily deprives a property owner of all use of his property, the state must provide compensation under the just compensation clause. First Lutheran Church, 482 U.S. at 315, 107 S.Ct. at 2386. The Florida courts have recognized that under First Lutheran Church property owners have the right to bring reverse condemnation proceedings seeking compensation for regulatory takings. Joint Ventures, at 622. Accordingly, under Williamson County the plaintiffs' claims that the government has confiscated property without just compensation (counts four and nine) are not ripe for adjudication because the plaintiffs have not pursued compensation through a reverse condemnation proceeding. Williamson County, 473 U.S. at 195, 105 S.Ct. at 3121 (a property owner has not suffered a violation of the just compensation clause until the owner has unsuccessfully attempted to obtain just compensation....); see also Anthony v. Franklin County, 799 F.2d 681, 684 (11th Cir.1986). 13
20 Finally, counts five and ten of the plaintiffs' complaint allege that the Board wrongfully interfered with their prospective economic advantage. Under Florida law, tortious interference with an advantageous relationship consists of the following elements: (1) the existence of an advantageous business relationship under which the plaintiff has legal rights, (2) an intentional and unjustified interference with that relationship by the defendant, and (3) damage to the plaintiff. Lake Gateway Motor Inns v Matt's Sunshine Gift Shops, Inc., 361 So.2d 769, 771 (Fla.Dist.Ct.App.1978). Plaintiffs allege that they had prospective advantageous business relationships with certain potential purchasers.... They also allege that the Board told potential purchasers of the subject property that the subject property could be used, now and in the future only for [residential (Executive) or] agricultural [ (Kings Ridge) ] purposes. Plaintiffs also allege damage. If the plaintiffs should prove that the Board intentionally and unjustifiably interfered with the plaintiffs' prospective business relationship, causing the plaintiffs damage, they will prevail on these claims. Accordingly, these claims (counts five and ten) should continue.