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Kromenhoek v. Cowpet Bay West Condominium Association

Summary: In this case, a condominium owner, who suffered from an anxiety disorder and had been prescribed use of emotional support animal, brought action against condominium association, its board, and certain association members, alleging, inter alia, imposition of a fine for owner's violation of association's “no dogs” policy violated Fair Housing Act (FHA) and Americans with Disabilities Act (ADA). The plaintiff sent information about her emotional support dog and a letter from a licensed psychologist indicating that plaintiff was diagnosed with Anxiety Disorder to defendant Association's office manager. Plaintiff alleged that the President of the Association shared the content of her documents with some of the Association members, and approximately one year later plaintiff received an e-mail stating plaintiff had violated the "no dogs" policy contained in the Associations Rules and Regulations. The defendants moved for summary judgment, On each of the counts, the could held that: 1) owner's initial request to have emotional support dog was not specific; 2) association's alleged delay in processing condominium owner's request to have emotional support dog did not constitute refusal to grant reasonable accommodation; 3) association's notice of fine did not subject owner to adverse action; 4) there was no causal link between association's implementation of “no dogs” policy and owner's request to have emotional support dog; 5) there was no causal link between alleged disclosure of owner's confidential information and owner's request to have emotional support dog; 6) neighbor's blog posts regarding owner did not rise to level of interference with owner's FHA rights; and 7) condominium building was not public accommodation under ADA. With regard to the ADA claim, the court noted that a condominium can be a place of public accommodation if it operates as a place of lodging. Here, the bylaws specifically provided that Cowpet Bay West was a place of residence and not one of public accommodation. In addition, a single advertisement for a temporary rental on a webpage by one tenant was insufficient to show that owners were likely to rent to the public. On the issue of the blog posts constituting harassment under Section 3617, the court found that they did not rise to the level of interference with plaintiff's rights under the FHA. Instead, they reflected more of a "dispute between neighbors, not unlawful discrimination." The court found that the Board, the Association, and Talkington are entitled to judgment as a matter of law on Counts One, Three, Five, and Six. The Court declined to exercise its supplemental jurisdiction over local counts, Seven through Eighteen, as against the Board, the Association, Talkington, Verdiramo, and Cockayne, as no federal counts remain as against any of said defendants; an appropriate Judgment was to follow this memorandum.

In this case, a condominium owner, who suffered from an anxiety disorder and had been prescribed use of emotional support animal, brought action against condominium association, its board, and certain association members, alleging, inter alia, imposition of a fine for owner's violation of association's “no dogs” policy violated Fair Housing Act (FHA) and Americans with Disabilities Act (ADA). The plaintiff sent information about her emotional support dog and a letter from a licensed psychologist indicating that plaintiff was diagnosed with Anxiety Disorder to defendant Association's office manager. Plaintiff alleged that the President of the Association shared the content of her documents with some of the Association members, and approximately one year later plaintiff received an e-mail stating plaintiff had violated the "no dogs" policy contained in the Associations Rules and Regulations. The defendants moved for summary judgment, On each of the counts, the could held that: 1) owner's initial request to have emotional support dog was not specific; 2) association's alleged delay in processing condominium owner's request to have emotional support dog did not constitute refusal to grant reasonable accommodation; 3) association's notice of fine did not subject owner to adverse action; 4) there was no causal link between association's implementation of “no dogs” policy and owner's request to have emotional support dog; 5) there was no causal link between alleged disclosure of owner's confidential information and owner's request to have emotional support dog; 6) neighbor's blog posts regarding owner did not rise to level of interference with owner's FHA rights; and 7) condominium building was not public accommodation under ADA. With regard to the ADA claim, the court noted that a condominium can be a place of public accommodation if it operates as a place of lodging. Here, the bylaws specifically provided that Cowpet Bay West was a place of residence and not one of public accommodation. In addition, a single advertisement for a temporary rental on a webpage by one tenant was insufficient to show that owners were likely to rent to the public. On the issue of the blog posts constituting harassment under Section 3617, the court found that they did not rise to the level of interference with plaintiff's rights under the FHA. Instead, they reflected more of a "dispute between neighbors, not unlawful discrimination." The court found that the Board, the Association, and Talkington are entitled to judgment as a matter of law on Counts One, Three, Five, and Six. The Court declined to exercise its supplemental jurisdiction over local counts, Seven through Eighteen, as against the Board, the Association, Talkington, Verdiramo, and Cockayne, as no federal counts remain as against any of said defendants; an appropriate Judgment was to follow this memorandum.

Bone v. Vill. Club, Inc.

Summary: This case dealt with a woman's request to have her emotional-support dog live with her before purchasing land in a mobile home community, known as Brookhaven. Prior to purchasing her lot, the plaintiff allegedly received permission from the president of Brookhaven's board of directors to keep her dog, even though the plaintiff was purchasing a lot in the "no pet" section of Brookhaven. The plaintiff provided the president of the board with the documentation requested, and the president told plaintiff she had been approved by the board to have her dog. Approximately one year after plaintiff purchased her lot, Brookhaven's attorney sent a letter requesting that plaintiff remove her dog, citing Brookhaven's policies disallowing her dog. After several letters sent back and forth between plaintiff's attorney and Brookhaven's attorney concerning requirements of the Fair Housing Act and the party's respective actions, both parties cross-moved for summary judgement. The court held that 1) genuine issue of material fact existed as to whether tenant had an actual disability; 2) landlord was not prejudiced by tenant's untimely disclosure of expert report; 3) genuine issue of material fact existed as to whether landlord constructively denied tenant an accommodation; and 4) genuine issue of material fact existed as to whether landlord retaliated against tenant for requesting a disability accommodation. As a result, all motions for summary judgement were denied.

This case dealt with a woman's request to have her emotional-support dog live with her before purchasing land in a mobile home community, known as Brookhaven. Prior to purchasing her lot, the plaintiff allegedly received permission from the president of Brookhaven's board of directors to keep her dog, even though the plaintiff was purchasing a lot in the "no pet" section of Brookhaven. The plaintiff provided the president of the board with the documentation requested, and the president told plaintiff she had been approved by the board to have her dog. Approximately one year after plaintiff purchased her lot, Brookhaven's attorney sent a letter requesting that plaintiff remove her dog, citing Brookhaven's policies disallowing her dog. After several letters sent back and forth between plaintiff's attorney and Brookhaven's attorney concerning requirements of the Fair Housing Act and the party's respective actions, both parties cross-moved for summary judgement. The court held that 1) genuine issue of material fact existed as to whether tenant had an actual disability; 2) landlord was not prejudiced by tenant's untimely disclosure of expert report; 3) genuine issue of material fact existed as to whether landlord constructively denied tenant an accommodation; and 4) genuine issue of material fact existed as to whether landlord retaliated against tenant for requesting a disability accommodation. As a result, all motions for summary judgement were denied.

Peklun v. Tierra Del Mar Condominium Association, Inc.

Summary: On cross-motions, Defendant Tierra Del Mar Condominium Association, Inc.'s (“TDM") and Plaintiffs, (Personal Representatives of the Estate of Sergey Peklun) seek Summary Judgment. Plaintiffs assert that denial of Sergey Peklun's request for a reasonable accommodation for his dog Julia "resulted in Peklun's increasingly despondent attitude, ultimately culminating in his decision to end his life." As such, plaintiffs’ claim Defendants are liable under theories of intentional infliction of emotional distress and violations of the Florida and Federal Fair Housing Acts. This conflict over Julia first emerged in 2011 and lasted until Peklun's death in 2015. In 2011, Peklun first acquired Julia the dog, who he claimed was being trained as a cardiac service dog. While the training as a service dog was never substantiated, the Board did approve the dog as an emotional support animal for Peklun in 2011. The composition of the Board changed in coming years and the issue arose after another tenant, Frank Speciale, demanded the dog's removal due to stated allergies. TDM warned Peklun if he did not remove Julia within the period provided, it would initiate arbitration against him in accord. Julia was never removed and, on July 16, 2013, TDM commenced arbitration against Peklun with the Florida Division of Condominiums, Timeshares, and Mobile Homes. Speciale also moved for an injunction barring Peklun from keeping Julia on the premises, which was granted on March 11, 2014. During this time, the Palm Beach County Board of County Commissioners Office of Equal Opportunity organized an extensive investigation into TDM's purported discrimination and found "reasonable grounds to believe that [TDM] discriminated against [Peklun] on the basis of his disability.” Following this, on August 11, 2014, TDM approved Peklun's request for a reasonable accommodation as an emotional support animal. Despite this, Speciale continued to seek Julia's eviction, filing a motion in state court, seeking contempt and sanctions. Plaintiffs contended that this behavior reflected "a campaign of harassment." As to TDM instant motion for summary judgment, it claims the decision was reasonable because Peklun failed to provide TDM with the requested information necessary to verify his disability and that Julia was not a trained service animal. Also, TDM asserts Peklun was not a “qualified individual” under the FHA. The District Court found that while Peklun's various cardiac and organ problems did not constitute a "handicap" under the FHA, the submissions of Peklun's treating physicians are sufficient to establish that Peklun's sleep apnea interfered with a major life activity. As a result, there was sufficient evidence that Peklun was handicapped within the meaning of the FHA. Further, the absence of any certification or training did not permit TDM to immediately deny the request for Peklun's assistance animal. In fact, the court observed that Peklun was previously granted an accommodation for Julia on the basis that she was an “emotional support animal” in 2011; that knowledge of the 2011 accommodation was imputed to TDM's current board. The court did note that Section 3604(9) states there is no obligation to honor a request that would constitute a direct threat to the health or safety of other tenants. However, the court noted that determining this threat is a question of fact, not a question of law. The issue of Speciale's allergies "is contentious and the Court declines to grant judgment based on a hotly debated factual dispute." As a result, the cross motions for summary judgment by each party were denied.

On cross-motions, Defendant Tierra Del Mar Condominium Association, Inc.'s (“TDM") and Plaintiffs, (Personal Representatives of the Estate of Sergey Peklun) seek Summary Judgment. Plaintiffs assert that denial of Sergey Peklun's request for a reasonable accommodation for his dog Julia "resulted in Peklun's increasingly despondent attitude, ultimately culminating in his decision to end his life." As such, plaintiffs’ claim Defendants are liable under theories of intentional infliction of emotional distress and violations of the Florida and Federal Fair Housing Acts. This conflict over Julia first emerged in 2011 and lasted until Peklun's death in 2015. In 2011, Peklun first acquired Julia the dog, who he claimed was being trained as a cardiac service dog. While the training as a service dog was never substantiated, the Board did approve the dog as an emotional support animal for Peklun in 2011. The composition of the Board changed in coming years and the issue arose after another tenant, Frank Speciale, demanded the dog's removal due to stated allergies. TDM warned Peklun if he did not remove Julia within the period provided, it would initiate arbitration against him in accord. Julia was never removed and, on July 16, 2013, TDM commenced arbitration against Peklun with the Florida Division of Condominiums, Timeshares, and Mobile Homes. Speciale also moved for an injunction barring Peklun from keeping Julia on the premises, which was granted on March 11, 2014. During this time, the Palm Beach County Board of County Commissioners Office of Equal Opportunity organized an extensive investigation into TDM's purported discrimination and found "reasonable grounds to believe that [TDM] discriminated against [Peklun] on the basis of his disability.” Following this, on August 11, 2014, TDM approved Peklun's request for a reasonable accommodation as an emotional support animal. Despite this, Speciale continued to seek Julia's eviction, filing a motion in state court, seeking contempt and sanctions. Plaintiffs contended that this behavior reflected "a campaign of harassment." As to TDM instant motion for summary judgment, it claims the decision was reasonable because Peklun failed to provide TDM with the requested information necessary to verify his disability and that Julia was not a trained service animal. Also, TDM asserts Peklun was not a “qualified individual” under the FHA. The District Court found that while Peklun's various cardiac and organ problems did not constitute a "handicap" under the FHA, the submissions of Peklun's treating physicians are sufficient to establish that Peklun's sleep apnea interfered with a major life activity. As a result, there was sufficient evidence that Peklun was handicapped within the meaning of the FHA. Further, the absence of any certification or training did not permit TDM to immediately deny the request for Peklun's assistance animal. In fact, the court observed that Peklun was previously granted an accommodation for Julia on the basis that she was an “emotional support animal” in 2011; that knowledge of the 2011 accommodation was imputed to TDM's current board. The court did note that Section 3604(9) states there is no obligation to honor a request that would constitute a direct threat to the health or safety of other tenants. However, the court noted that determining this threat is a question of fact, not a question of law. The issue of Speciale's allergies "is contentious and the Court declines to grant judgment based on a hotly debated factual dispute." As a result, the cross motions for summary judgment by each party were denied.

Frost v. City of Sioux City, Iowa

Summary: In this case, the City of Sioux City had adopted a local ordinance that made it "unlawful for any person to own, possess, keep, exercise control over, maintain, harbor, transport or sell within the City ... any pit bull." The ordinance goes on further to define pit bulls based on appearance and certain listed characteristics. Plaintiffs alleged that the ordinance is unconstitutional under the Due Process and Equal Protection Clauses of the Fourteenth Amendment because it: (1) is unconstitutionally vague; (2) violates their rights under the equal protection clause; and (3) violates their rights under the due process clause, both in substance and procedure. Here, the district court found that the due process and equal protection claims survived the defendant's motion to dismiss, but found that the ordinance was not facially unconstitutionally vague. As a result, defendants' Motion to Dismiss was DENIED in part and GRANTED in part. Plaintiffs' claim that the ordinance is unconstitutionally vague was DISMISSED, and plaintiffs may proceed with their remaining equal protection clause and due process clause claims.

In this case, the City of Sioux City had adopted a local ordinance that made it "unlawful for any person to own, possess, keep, exercise control over, maintain, harbor, transport or sell within the City ... any pit bull." The ordinance goes on further to define pit bulls based on appearance and certain listed characteristics. Plaintiffs alleged that the ordinance is unconstitutional under the Due Process and Equal Protection Clauses of the Fourteenth Amendment because it: (1) is unconstitutionally vague; (2) violates their rights under the equal protection clause; and (3) violates their rights under the due process clause, both in substance and procedure. Here, the district court found that the due process and equal protection claims survived the defendant's motion to dismiss, but found that the ordinance was not facially unconstitutionally vague. As a result, defendants' Motion to Dismiss was DENIED in part and GRANTED in part. Plaintiffs' claim that the ordinance is unconstitutionally vague was DISMISSED, and plaintiffs may proceed with their remaining equal protection clause and due process clause claims.

Ctr. for Biological Diversity v. Zinke

Summary: In this case, the Center for Biological Diversity and Maricopa Audubon Society (collectively “CBD”) challenged the determination of the U.S. Fish and Wildlife Service (“FWS”) that the Sonoran Desert Area bald eagle (“desert eagle”) is not a distinct population segment (“DPS”) eligible for listing under the Endangered Species Act. There are two requirements for DPS status: (1) the discreteness of the population segment in relation to the remainder of the species to which it belongs, and (2) the significance of the population segment to the species to which it belongs. Here, the parties agreed that the desert eagle population is discrete, but they disputed whether the population is significant. CBD argued that if FWS found that a population segment satisfies any of the four listed significance factors, it is required to conclude that the population segment is significant. The court held that FWS did not act arbitrarily and capriciously in concluding that the desert eagle did not satisfy significance requirement for being a DPS, even though it found that the desert eagle satisfied the persistence requirement and one significance factors. The district court's grant of summary judgment to FWS was affirmed.

In this case, the Center for Biological Diversity and Maricopa Audubon Society (collectively “CBD”) challenged the determination of the U.S. Fish and Wildlife Service (“FWS”) that the Sonoran Desert Area bald eagle (“desert eagle”) is not a distinct population segment (“DPS”) eligible for listing under the Endangered Species Act. There are two requirements for DPS status: (1) the discreteness of the population segment in relation to the remainder of the species to which it belongs, and (2) the significance of the population segment to the species to which it belongs. Here, the parties agreed that the desert eagle population is discrete, but they disputed whether the population is significant. CBD argued that if FWS found that a population segment satisfies any of the four listed significance factors, it is required to conclude that the population segment is significant. The court held that FWS did not act arbitrarily and capriciously in concluding that the desert eagle did not satisfy significance requirement for being a DPS, even though it found that the desert eagle satisfied the persistence requirement and one significance factors. The district court's grant of summary judgment to FWS was affirmed.

Sturgeon v. Frost

Summary: In this case, Sturgeon sought to use his hovercraft in a National Preserve to reach moose hunting grounds. Sturgeon brought action against the National Park Service (NPS), challenging NPS’s enforcement of a regulation banning operation of hovercrafts on a river that partially fell within a federal preservation area in Alaska. Alaskan law permits the use of hovercraft, NPS regulations do not; Sturgeon argued that Park Service regulations did not apply because the river was owned by the State of Alaska. Sturgeon sought both declaratory and injunctive relief preventing the Park Service from enforcing its hovercraft ban. On remand, the Court of Appeals held that regulation preventing use of hovercraft in federally managed conservation areas applied to the river in the National Preserve. While the hovercraft ban excludes "non-federally owned lands and waters" within National Park System boundaries, this court found that the waterways at issue in this case were within navigable public lands based on established precedent. The district court's grant of summary judgment to defendants was affirmed.

In this case, Sturgeon sought to use his hovercraft in a National Preserve to reach moose hunting grounds. Sturgeon brought action against the National Park Service (NPS), challenging NPS’s enforcement of a regulation banning operation of hovercrafts on a river that partially fell within a federal preservation area in Alaska. Alaskan law permits the use of hovercraft, NPS regulations do not; Sturgeon argued that Park Service regulations did not apply because the river was owned by the State of Alaska. Sturgeon sought both declaratory and injunctive relief preventing the Park Service from enforcing its hovercraft ban. On remand, the Court of Appeals held that regulation preventing use of hovercraft in federally managed conservation areas applied to the river in the National Preserve. While the hovercraft ban excludes "non-federally owned lands and waters" within National Park System boundaries, this court found that the waterways at issue in this case were within navigable public lands based on established precedent. The district court's grant of summary judgment to defendants was affirmed.

Animal Legal Defense Fund, Inc. v. Perdue

Summary: The Secretary of Agriculture is directed by the Animal Welfare Act to promulgate regulations governing minimum animal housing and care standards and to issue licenses for animal exhibitionists only if they adhere to these standards. The Animal Legal Defense Fund sued the Department of Agriculture for renewing Tom and Pamela Sellner's Cricket Hollow Zoo in Iowa despite multiple violations of the animal welfare requirements set forth in the Act. In fact, the USDA had filed an administrative complaint against the Sellners and commenced a formal investigation in 2015 According to the court, the USDA has established a "bifurcated" approach to licensing, where initial applicants must comply with regulations and pass an agency compliance inspection, while license renewal applicants must only pay a fee and agree to continue to comply with regulations. After the District Court's dismissal of the case, the Court of Appeals affirmed in part but remanded back to the District Court the question whether the USDA's reliance on self-certification was an arbitrary and capricious action with instructions to get further explanation from the agency. As stated by the court, "On remand, the agency must, at a minimum, explain how its reliance on the self-certification scheme in this allegedly “smoking gun” case did not constitute arbitrary and capricious action."

The Secretary of Agriculture is directed by the Animal Welfare Act to promulgate regulations governing minimum animal housing and care standards and to issue licenses for animal exhibitionists only if they adhere to these standards. The Animal Legal Defense Fund sued the Department of Agriculture for renewing Tom and Pamela Sellner's Cricket Hollow Zoo in Iowa despite multiple violations of the animal welfare requirements set forth in the Act. In fact, the USDA had filed an administrative complaint against the Sellners and commenced a formal investigation in 2015 According to the court, the USDA has established a "bifurcated" approach to licensing, where initial applicants must comply with regulations and pass an agency compliance inspection, while license renewal applicants must only pay a fee and agree to continue to comply with regulations. After the District Court's dismissal of the case, the Court of Appeals affirmed in part but remanded back to the District Court the question whether the USDA's reliance on self-certification was an arbitrary and capricious action with instructions to get further explanation from the agency. As stated by the court, "On remand, the agency must, at a minimum, explain how its reliance on the self-certification scheme in this allegedly “smoking gun” case did not constitute arbitrary and capricious action."

Park Pet Shop, Inc. v. City of Chicago

Summary: Local pet stores and breeders brought an action against the validity of a city ordinance limiting the sources from which they may obtain dogs, cats, and rabbits for resale. They stake their claim on the grounds that the ordinance goes beyond Chicago’s home-rule powers under the Illinois Constitution and violates the implied limits on the state power imposed by the Commerce Clause of the United States Constitution. Petitioners appeal the district court’s dismissal of case for failure to state a claim. The Court of Appeals affirmed, holding that the Illinois Constitution allows Chicago to regulate animal control and welfare concurrently with the state so long as no state statute specifically limits the municipality. Further, the court reject the argument that the ordinance discriminates against interstate commerce. The court of appeals affirmed the district court's dismissal of the suit for failure to state a claim.

Local pet stores and breeders brought an action against the validity of a city ordinance limiting the sources from which they may obtain dogs, cats, and rabbits for resale. They stake their claim on the grounds that the ordinance goes beyond Chicago’s home-rule powers under the Illinois Constitution and violates the implied limits on the state power imposed by the Commerce Clause of the United States Constitution. Petitioners appeal the district court’s dismissal of case for failure to state a claim. The Court of Appeals affirmed, holding that the Illinois Constitution allows Chicago to regulate animal control and welfare concurrently with the state so long as no state statute specifically limits the municipality. Further, the court reject the argument that the ordinance discriminates against interstate commerce. The court of appeals affirmed the district court's dismissal of the suit for failure to state a claim.

American Wild Horse Preservation Campaign v. Perdue

Summary: This case involves a challenge by plaintiff-wild horse preservationists under the Administrative Procedures Act (APA) to a proposed management plan issued for wild horse territory (WHT) by the Forest Service (FS). Plaintiffs argue that the revision, which changed the borders by removing a middle section so that it was not a contiguous territory, was arbitrary and capricious. After the United States District Court for the District of Columbia granted summary judgment for the Forest Service, plaintiffs appealed. On appeal, FS contends that the unified territory was based on a cartographic error in the 1980s; in essence, FS argues that the 2013 change merely corrects an "administrative error" and returns management to the correct WHT boundary from 1975. However, this Court held that FS' decision to eliminate the middle section of the WHT was arbitrary and capricious because the plan failed to explain the change in policy. Further, FS did not adequately consider whether an Environmental Impact Statement was required under NEPA regarding this change. The Court was unconvinced by the FS's attempts to "shrug off" the inclusion of the Middle Section as an "administrative error" and stated that there is no "oops" exception for federal agencies. There were decades of data that relied on the "error" along with formal published plans that supported management activities and population studies. The court was unwilling to allow the FS to correct a past error by committing a new legal error: "[I]n administrative law, as elsewhere, two wrongs do not make a right." The court noted that FS may change its policies in the future, provided it reasonably supports those changes. Additionally, the Court found the FS' "Finding of No Significant Impact" in the environmental analysis was a "head-in-the-sand" approach that ignored real consequences of the boundary changes. Accordingly, this Court reversed the district court's grant of summary judgment in part and directed the district court to remand to the Service for further consideration.

This case involves a challenge by plaintiff-wild horse preservationists under the Administrative Procedures Act (APA) to a proposed management plan issued for wild horse territory (WHT) by the Forest Service (FS). Plaintiffs argue that the revision, which changed the borders by removing a middle section so that it was not a contiguous territory, was arbitrary and capricious. After the United States District Court for the District of Columbia granted summary judgment for the Forest Service, plaintiffs appealed. On appeal, FS contends that the unified territory was based on a cartographic error in the 1980s; in essence, FS argues that the 2013 change merely corrects an "administrative error" and returns management to the correct WHT boundary from 1975. However, this Court held that FS' decision to eliminate the middle section of the WHT was arbitrary and capricious because the plan failed to explain the change in policy. Further, FS did not adequately consider whether an Environmental Impact Statement was required under NEPA regarding this change. The Court was unconvinced by the FS's attempts to "shrug off" the inclusion of the Middle Section as an "administrative error" and stated that there is no "oops" exception for federal agencies. There were decades of data that relied on the "error" along with formal published plans that supported management activities and population studies. The court was unwilling to allow the FS to correct a past error by committing a new legal error: "[I]n administrative law, as elsewhere, two wrongs do not make a right." The court noted that FS may change its policies in the future, provided it reasonably supports those changes. Additionally, the Court found the FS' "Finding of No Significant Impact" in the environmental analysis was a "head-in-the-sand" approach that ignored real consequences of the boundary changes. Accordingly, this Court reversed the district court's grant of summary judgment in part and directed the district court to remand to the Service for further consideration.
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