Christine May v. Morgan County Georgia

CourtCourt of Appeals for the Eleventh Circuit
DecidedNovember 8, 2022
Docket22-10147
StatusUnpublished

This text of Christine May v. Morgan County Georgia (Christine May v. Morgan County Georgia) is published on Counsel Stack Legal Research, covering Court of Appeals for the Eleventh Circuit primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Christine May v. Morgan County Georgia, (11th Cir. 2022).

Opinion

USCA11 Case: 22-10147 Date Filed: 11/08/2022 Page: 1 of 19

[DO NOT PUBLISH] In the United States Court of Appeals For the Eleventh Circuit

____________________

No. 22-10147 Non-Argument Calendar ____________________

CHRISTINE MAY, Plaintiff-Appellant, versus DEPUTY JOSEPH PRITCHETT, Morgan County, Individually, et al.,

Defendants,

MORGAN COUNTY GEORGIA,

Defendant-Appellee. USCA11 Case: 22-10147 Date Filed: 11/08/2022 Page: 2 of 19

2 Opinion of the Court 22-10147

Appeal from the United States District Court for the Middle District of Georgia D.C. Docket No. 3:19-cv-00082-CDL ____________________

Before ROSENBAUM, JILL PRYOR, and BRANCH, Circuit Judges. PER CURIAM: Christine May owned a vacation home on Lake Oconee in Morgan County, Georgia, which she regularly rented to others for one-week terms. May has consistently (and, it turns out, correctly) maintained that she was within her rights to engage in short-term rentals of her property. But the County disagreed, ultimately pros- ecuting her for violating its zoning rules after they were amended to expressly prohibit such short-term rentals. May was convicted and spent two days in jail as a result. After the Georgia Supreme Court vindicated May’s position in 2019 and dismissed her convic- tion, May brought this action for malicious prosecution against the County under 42 U.S.C. § 1983. The district court granted sum- mary judgment for the County, and May appeals. After careful re- view, we conclude that the County’s mistake of law did not erase the probable cause for May’s prosecution. Because probable cause existed, May has not established a violation of her Fourth Amend- ment rights, an essential element of her § 1983 claim. We therefore affirm the judgment in favor of the County. USCA11 Case: 22-10147 Date Filed: 11/08/2022 Page: 3 of 19

22-10147 Opinion of the Court 3

I. A. Events Leading to Amendment of the County’s Zoning Ordi- nance May is a real-estate agent from New Jersey who built a tim- ber-frame vacation home on Lake Oconee in Morgan County in 2007. To offset the costs of the land and home construction, May began renting the property to vacationers beginning in 2008. Until 2016, May regularly rented the property for terms of less than 30 days, usually one week at a time. When May began renting her home, the County’s zoning ordinance listed permitted uses for properties in May’s zoning dis- trict (LR-1) and banned any uses that were not listed. There was no mention of rentals of any duration. In practice, the County took the position that the ordinance prohibited rentals of single-family dwellings for less than 30 days. A magistrate judge agreed with that interpretation in 2008, finding a homeowner guilty of engaging in illegal nightly rentals of his property. Nevertheless, the judge told County representatives that “they needed to revise the ordinance” to provide greater clarity for short-term or vacation rentals. Consistent with its interpretation of the ordinance, in July 2009, the County issued cease-and-desist letters to several home- owners, including May, after receiving complaints from neighbors. The letters advised that vacation or short-term rentals of less than 30 days violated the zoning ordinance, citing the magistrate judge’s USCA11 Case: 22-10147 Date Filed: 11/08/2022 Page: 4 of 19

4 Opinion of the Court 22-10147

ruling and Chapter 4.6 of the ordinance, which prohibited all uses not expressly permitted. An attorney for one of the homeowners responded in part that Chapter 4.6 failed to comply with due pro- cess by giving fair warning that short-term rentals were prohibited. Despite issuing the cease-and-desist letters, the County doubted whether it could enforce the zoning ordinance against short-term renting. Minutes from a July 2010 meeting of the County Planning Commission show that the County did not be- lieve it could enforce the magistrate judge’s “case-specific” ruling, that “staff and the County Attorney had concerns regarding the le- gality of enforcing” Chapter 4.6, and that “more concrete” lan- guage was needed to regulate the rapidly growing vacation rental business. Towards that end, in October 2010, the County amended the zoning ordinance to prohibit rentals for periods of less than 30 consecutive days in all zoning districts, except where specifically allowed as a conditional use. Short-term rentals were not permit- ted as conditional uses in the zoning district where May’s property was located. B. The Criminal Case Against May Because May continued to rent her home for weekly terms, the County issued her a citation in August 2011 for violating the amended zoning ordinance, thereby initiating a misdemeanor criminal proceeding against her. The criminal case was stayed for several years, however, while she and the County litigated a civil USCA11 Case: 22-10147 Date Filed: 11/08/2022 Page: 5 of 19

22-10147 Opinion of the Court 5

lawsuit May filed challenging the amended zoning ordinance’s ban on short-term renting. A state trial court initially agreed with her claim that her use of the property for short-term rentals was lawful under the old ordinance and so was “grandfathered” under the amended ordinance. But the Georgia Court of Appeals vacated that judgment and remanded the case for a ruling on two “thresh- old” procedural grounds. And on remand, the trial court con- cluded that May’s lawsuit was barred for failure to exhaust admin- istrative remedies or to timely challenge the amended ordinance. Both the Georgia Court of Appeals and the Georgia Supreme Court denied review. 1 Meanwhile, after the criminal case was revived in 2015, May filed a motion to dismiss the citation, again contending that she had a grandfathered right to engage in short-term rentals of her prop- erty. She asserted that the zoning ordinance in effect when she be- gan renting either did not prohibit such rentals or did not give con- stitutionally adequate warning that such rentals were prohibited. In November 2015, the state trial court denied the motion to dis- miss, concluding that May’s use of the property for short-term

1 After losing the state-court lawsuit, May also filed an application for rezoning and a corresponding request that the County recognize her grandfathered rights. The County denied her application and her subsequent appeal of that decision. In addition, May filed an action in federal court in May 2015 seeking essentially the same relief as her prior state-court lawsuit sought, but that case was dismissed for lack of subject-matter jurisdiction under the Rooker-Feld- man doctrine. See May v. Morgan Cnty., 878 F.3d 1001 (11th Cir. 2017). USCA11 Case: 22-10147 Date Filed: 11/08/2022 Page: 6 of 19

6 Opinion of the Court 22-10147

rentals was not lawful under the old ordinance, so it was not grand- fathered under the amended ordinance. Then, in March 2016, the state trial court found May guilty of violating the amended zoning ordinance and sentenced her to six months of probation, to serve the first 30 days in jail, and fined her $500.00. At the sentencing hearing, the court found that May’s testimony regarding her rental activity was not “an attempt to be forthright and truthful” and that nothing was “going to get her at- tention except some time in Morgan County jail.” The court or- dered her taken into custody, and she ultimately served two days and two nights in jail before being released on a supersedeas bond. As a condition of granting May’s motion for a supersedeas bond pending appeal, the trial court ordered May to remove her listings for short-term rentals and to notify the County of any renters or guests.

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Bluebook (online)
Christine May v. Morgan County Georgia, Counsel Stack Legal Research, https://law.counselstack.com/opinion/christine-may-v-morgan-county-georgia-ca11-2022.