Bryan v. City of Madison MS

213 F.3d 267, 2000 U.S. App. LEXIS 12822, 2000 WL 674766
CourtCourt of Appeals for the Fifth Circuit
DecidedJune 9, 2000
Docket99-60305
StatusPublished
Cited by153 cases

This text of 213 F.3d 267 (Bryan v. City of Madison MS) is published on Counsel Stack Legal Research, covering Court of Appeals for the Fifth Circuit primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Bryan v. City of Madison MS, 213 F.3d 267, 2000 U.S. App. LEXIS 12822, 2000 WL 674766 (5th Cir. 2000).

Opinion

E. GRADY JOLLY, Circuit Judge:

Steve Bryan, a developer, wanted to build some apartments in Madison, Mississippi, so he contracted to buy some land that was zoned for apartments and began the process of submitting his plan to the mayor and board of aldermen. It was approved. All he needed then was a building permit. But after some 700 residents raised serious objections, all he got was grief. In a protracted approval process, he was frustrated time and time again, principally by the mayor and her allies. Even a state circuit court, which sided with Bryan, was unable to give him any significant help. Finally, after some three years of various delays, miscues, and political maneuvers, his battle ended when all he had left was an expired contract' to purchase. That is when he came to the federal courts with this 42 U.S.C. § 1983 *270 claim, arguing that the City of Madison and its officials had violated his due process rights under the United States Constitution. He argues that the defendants deprived him of his property rights without due process of law. Unfortunately, he had no property rights and accordingly we must turn him away.

I

The saga of this plot of land began, routinely enough, in 1987, when the mayor and board of aldermen rezoned the property to allow for construction of residential apartments. 1 In 1990, the city adopted a new, comprehensive plan for development of the entire municipality. Under this plan, the property maintained its classification allowing for development of an apartment complex.

At this point, Bryan unceremoniously entered the story. He signed a contract with the owner of the plot to buy the land, with the purchase to close between March 22,1993 and September 30, 1994. In early 1991, he submitted a plan for the development of apartments on the property to the mayor and board. The plan would provide 564 units, approximately ten units per acre. The city approved the plan in March 1991 and the architectural design for the project two months later. All that remained was to obtain a building permit. And in October 1991, Madison’s Public Works Director, Denson Robinson, wrote Bryan to say that the planned development complied with all city ordinances and that Madison was prepared to issue the permit.

By December 1991, however, Bryan still had not applied for a building permit. Perhaps he should have acted more quickly. On December 17, the city adopted a comprehensive rezoning ordinance, to be effective on January 16, 1992, as part of the implementation of the 1990 comprehensive plan. This rezoning was significant for three reasons. First, it repealed all earlier and inconsistent ordinances. Second, while the property maintained its classification allowing for residential apartment development, the new zoning ordinance reduced the density restriction from ten to 7.5 units per acre. Third, the new ordinance adopted a formal site plan review procedure.

At this point, Bryan finally applied for a building permit. But according to a Madison ordinance, the builder must seek the permit within six months of approval of the site plan. Bryan had missed this deadline, so he was forced to resubmit his site plan for approval. In early July 1993, therefore, Bryan amended his site plan to accord with the new density provision and resubmitted it. The board of aldermen voted to approve the new plan in September 1993.

While Bryan was involved in that process residents became unhappy with what would have been Madison’s first apartment complex, and organized a petition drive opposing the development. They collected over 700 signatures. This expression of voters, naturally enough, provoked a response from Mayor Mary Hawkins: she vetoed the board’s September approval of Bryan’s site plan. Bryan appealed this decision to the Circuit Court of Mississippi. 2 In the meantime, the mayor and two aldermen, Timothy Johnson and Lisa Clin-gan-Smith, submitted a rezoning application to the city zoning commission that would have prohibited development of apartments. The commission rejected *271 their application, however. A group of residents calling themselves the “Madison Homeowners Association” then appealed the commission’s decision to the mayor and board of aldermen, who had authority to hear this type of appeal. After a public hearing, however, the board voted 3-2 to deny the mayor’s rezoning application.

Two days later, in early November 1993, the mayor called four of the board members for an unscheduled meeting. The mayor told them she was declaring the first vote invalid and called for another immediate vote, even though one of the board members was absent and none of the interested parties had notice of the meeting. Two members of the board objected and left the room. Undeterred, the mayor proceeded to count the two who had left as abstaining votes, thereby constituting affirmative votes. She then announced that the rezoning had passed, 4-0.

The landowner, not Bryan, appealed this decision to the circuit court. In its March 16, 1994 order, the court ruled that the rezoning had been improper and warned the mayor against using the site approval procedures to block a landowner from lawfully using his property in response to public clamor. But the judge dismissed the appeal on the assumption that the parties would be able to work out their differences. By this time, however, the dispute was beginning to develop solid traction that would not slip into compromise.

Two days later, on March 18, 1994, Bryan submitted a new site plan, which he later modified on April 7. 3 On April 25, the planning and zoning commission voted to approve Bryan’s plan subject to certain conditions. The mayor and board took up the matter of the site plan on May 3, but left the issue unresolved until the next regular meeting, May 17. At that May 17 meeting, the board again voted 3-2 to approve the plan, and directed city personnel to issue a building permit. But the mayor again vetoed the board decision.

This pattern became script. Bryan would appeal the mayor’s veto before the circuit court, which would reverse the veto. In doing so, the circuit judge would issue findings in Bryan’s favor before remanding back to the board of alderman. 4 After another favorable vote for Bryan in that forum, the mayor would announce another veto based on some new problem with Bryan’s plan. Bryan would then appeal.

This pattern was temporarily interrupted at a hearing on June 13, 1995. At that hearing, before the aldermen even had a chance to vote, the mayor withdrew the plan from consideration, ostensibly to review the transcript of another board meeting held the night before during which a portion of Bryan’s plan had been approved. But the mayor never made any attempt to obtain such a transcript.

By this point, Bryan’s window for purchasing the property had closed, but it is not clear whether the circuit judge was aware of this development. Regardless, the judge eventually tired of the mayor’s strategies. He determined that Bryan’s plan complied with all city ordinances and directed the city to issue a building permit.

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Bluebook (online)
213 F.3d 267, 2000 U.S. App. LEXIS 12822, 2000 WL 674766, Counsel Stack Legal Research, https://law.counselstack.com/opinion/bryan-v-city-of-madison-ms-ca5-2000.