Christine May v. Morgan County Georgia

Court of Appeals for the Eleventh Circuit·Decided November 8, 2022·No. 22-10147·Unpublished

Opinion

[DO NOT PUBLISH]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.

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 prosecuting 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 conviction , May brought this action for malicious prosecution against the County under 42 U.S.C. § 1983. The district court granted summary judgment for the County, and May appeals. After careful review , 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 Amendment rights, an essential element of her § 1983 claim. We therefore affirm the judgment in favor of the County.

22-10147 Opinion of the Court 3

I.

A. Events Leading to Amendment of the County’s Zoning Ordinance

May is a real-estate agent from New Jersey who built a timber -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 district (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 homeowners , 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 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 process 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 believe it could enforce the magistrate judge’s “case-specific” ruling, that “staff and the County Attorney had concerns regarding the legality of enforcing” Chapter 4.6, and that “more concrete” language 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 permitted 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 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 “threshold ” procedural grounds. And on remand, the trial court concluded that May’s lawsuit was barred for failure to exhaust administrative 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 property . She asserted that the zoning ordinance in effect when she began renting either did not prohibit such rentals or did not give constitutionally adequate warning that such rentals were prohibited. In November 2015, the state trial court denied the motion to dismiss , 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-Feldman doctrine. See May v. Morgan Cnty., 878 F.3d 1001 (11th Cir. 2017).

6 Opinion of the Court 22-10147

rentals was not lawful under the old ordinance, so it was not grandfathered 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 attention except some time in Morgan County jail.” The court ordered 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. In April 2016, May notified the County of her intent to sell the property. Soon after, May entered an agreement with the County to not rent her home at all in exchange for removal of a warning sign about short-term renting that the County had placed in front of her house.

On appeal, the Georgia Court of Appeals affirmed the trial court’s ruling that short-term rentals were barred under Chapter 4.6 of the old zoning ordinance. May v. Morgan Cnty. (May I), 807 S.E.2d 28 (Ga. Ct. App. 2017). Nonetheless, the court remanded for the trial court to address May’s argument that the old ordinance was void for vagueness as applied to her, though it “d[id] not envy the trial court’s task.”

22-10147 Opinion of the Court 7

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