Justia Real Estate & Property Law Opinion Summaries

On remand from the en banc court, the Eleventh Circuit affirmed the district court's grant of summary judgment in favor of the Authority. At issue in this appeal was whether, under the Due Process Clause of the Fourteenth Amendment, some evidence supported the decision of the Authority to terminate plaintiff's housing voucher issued under Section 8 of the Housing Act of 1937.Although the court agreed with plaintiff that the Due Process Clause mandates some evidentiary support for voucher-termination decisions, this requirement does not mandate a robust substantive evaluation of the sufficiency of the evidence supporting an administrative determination. Rather, the court explained that the relevant question was whether there was any evidence in the record that could support the conclusion reached and that this decision need only have some basis in fact. In this case, the decision to terminate plaintiff's voucher satisfied the "some evidence" standard, where the evidence supported the conclusion reached by the Authority that plaintiff had engaged in drug-related criminal activity that disqualified her from the program. View "Yarbrough v. Decatur Housing Authority" on Justia Law

Planned Parenthood was the site of numerous clashes between opponents and advocates of abortion rights, including bomb threats, vandalism, and blockades. The police deployed an overtime detail to maintain order. After Pittsburgh was declared a financially distressed municipality in 2003, the detail was discontinued. Police were called as needed. The clinic reported an “obvious escalation.” The City Council held hearings on proposed legislation. Many witnesses expounded on the competing interests and expressed a desire to protect both free speech and access to healthcare, including abortions. A member of the police overtime detail attested that the criminal laws were not adequate. The Ordinance states that “[n]o person or persons shall knowingly congregate, patrol, picket or demonstrate” in a 15-foot “buffer zone” outside the entrance of any hospital or healthcare facility. Plaintiffs engage in leafletting and “peaceful . . . one-on-one conversations” conducted “at a normal conversational level and distance” intended to dissuade listeners from obtaining an abortion. The city asserted that the Ordinance applies to this “sidewalk counseling,” The Third Circuit affirmed summary judgment in favor of the city, concluding that the Ordinance does not cover sidewalk counseling and thus does not impose a significant burden on speech. The Ordinance prohibits “congregat[ing],” “patrol[ling],” “picket[ing],” and “demonstrat[ing],” saying nothing about leafletting or one-on-one conversations. Nor does it mention a particular topic or purpose. With respect to the listed activities, the Ordinance is “narrowly tailored to serve a significant governmental interest.” View "Bruni v. City of Pittsburgh" on Justia Law

Plaintiffs filed suit challenging two policies related to the provision of basic utility services from the City on the ground that the policies have a disproportionate impact on black and Hispanic residents.The Eleventh Circuit vacated the district court's dismissal of the complaint for failure to state a claim, holding that section 3604(b) of the Fair Housing Act is unambiguous and reaches certain post-acquisition conduct, including post-acquisition conduct related to the provision of services. The panel held that a service within the meaning of section 3604(b) must be a housing-related service that is directly connected to the sale or rental of a dwelling, and the water, gas, and electricity services at issue here fall within the scope of section 3604(b). Finally, the court rejected the City's argument that it is not a housing provider subject to section 3604(b), and held that section 3604(b) does not limit its applicability in such a manner and the court's case law has never held that only housing providers are subject to liability thereunder. Accordingly, the court remanded for further proceedings. View "Georgia State Conference of the NAACP v. City of LaGrange" on Justia Law

The First Circuit affirmed the district court's grant of summary judgment for Defendant's and dismissing Plaintiffs' claim that the City of Fitchburg's refusal to exempt four sober houses Plaintiffs operated for recovering addicts from a legal requirement to install sprinklers in the sober houses violated the Americans with Disabilities Act (ADA) and the Fair Housing Act, holding that the district court did not err in concluding that the requested accommodation was not reasonable.Plaintiffs brought this suit under the ADA, 42 U.S.C. 12101-12213, and the Fair Housing Act, 42 U.S.C. 3601-3631, as amended by the Fair Housing Amendments Act (FHAA). The district court dismissed the suit on summary judgment, concluding that Plaintiffs failed to show that an exemption from the sprinkler requirement was either reasonable or necessary to allow recovering addicts to live in and benefit from the sober houses. The First Circuit affirmed, holding that the district court did not err in entering summary judgment on Plaintiffs' ADA and FHAA reasonable accommodation claims. View "Summers v. City of Fitchburg" on Justia Law

A Downers Grove ordinance limits the size and location of signs. Leibundguth claimed that it violated the First Amendment because its exceptions were unjustified content discrimination. The ordinance does not require permits for holiday decorations, temporary signs for personal events such as birthdays, “[n]oncommercial flags,” or political and noncommercial signs that do not exceed 12 square feet, “[m]emorial signs and tablets.” The Seventh Circuit upheld the ordinance. Leibundguth is not affected by the exceptions. Leibundguth’s problems come from the ordinance’s size and surface limits: One is painted on a wall, which is prohibited; another is too large; a third wall has two signs that vastly exceed the limit of 159 square feet for Leibundguth’s building. The signs would fare no better if they were flags or carried a political message. A limit on the size and presentation of signs is a standard time, place, and manner rule. The Supreme Court has upheld aesthetic limits that justified without reference to the content or viewpoint of speech, serve a significant government interest, and leave open ample channels for communication. The Village gathered evidence that signs painted on walls tend to deteriorate faster than other signs. Many people believe that smaller signs are preferable. Absent content or viewpoint discrimination, that aesthetic judgment supports the legislation, which leaves open ample ways to communicate. View "Leibundguth Storage & Van Service, Inc. v. Village of Downers Grove" on Justia Law

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

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

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

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

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