COYNE v. HOLY FAMILY APARTMENTS

CourtDistrict Court, E.D. Pennsylvania
DecidedJuly 13, 2021
Docket5:19-cv-04583
StatusUnknown

This text of COYNE v. HOLY FAMILY APARTMENTS (COYNE v. HOLY FAMILY APARTMENTS) is published on Counsel Stack Legal Research, covering District Court, E.D. Pennsylvania primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
COYNE v. HOLY FAMILY APARTMENTS, (E.D. Pa. 2021).

Opinion

IN THE UNITED STATES DISTRICT COURT FOR THE EASTERN DISTRICT OF PENNSYLVANIA

CATHERINE COYNE : Plaintiff,

v. : CIVIL ACTION HOLY FAMILY APARTMENTS; NO. 19-4583 RANDY WADSWORTH; KAREN OHM; : and, HUD Defendants.

MEMORANDUM Jones, II J. July 13, 2021 I. Introduction Presently before the court is pro se Plaintiff Catherine Coyne’s Motion for Leave to File an Amended Complaint for Elder Abuse, and Defendants Holy Family Apartments, Karen Ohm and Randy Wadsworth’s Motion to Dismiss. For the reasons that follow, Plaintiff’s Motion shall be denied and Defendants’ Motion shall be granted. II. Background a. Facts1 At the time Plaintiff filed her initial Complaint, she was a resident at Defendant Holy Family Apartments in Bethlehem, Pennsylvania. (ECF No. NO. 2-2 at 2.) Defendant Holy Family Apartments is a mixed-use complex that serves low-income seniors and people with disabilities. (ECF No. 2-2 at 13.) The complex has fifty (50) total units, five (5) of which are fully accessible and designed for use by either seniors or people with disabilities who require

1 Citations to the Complaint and the attached exhibits correspond to the ECF page numbering found at ECF No. 2-2 (facts provided by Plaintiff in original Complaint) and ECF No. 28 (facts provided by Plaintiff in her support of her Motion for Leave to Amend). The facts contained in ECF No. 2-2 were incorporated by reference into Plaintiff’s form Complaint (ECF No. 2). handicap accessible living, and forty-five (45) of which are designated for seniors only, meaning residents must be sixty-two (62) years of age or older. (ECF No. 2-2 at 13.) Prior to the incidents which gave rise to Plaintiff’s Complaint, she lived in a handicap accessible unit. (ECF No. 2-2 at 13.) Plaintiff alleges that another resident of the apartment complex, “Ms. Gardner,” assaulted her on February 8, 2017. (ECF No. NO. 2-2 at 2.) As a result of the assault, Plaintiff claims she

sustained an injury to her rotator cuff, and now suffers from PTSD. (ECF No. NO. 2-2 at 2.) After the assault, Plaintiff asked Defendant Ohm, the property manager at Defendant Holy Family Apartments, if she could be moved to a unit in another building so that she would no longer have to interact with Ms. Gardner. (ECF No. 2-2 at 9.) Although there were no available handicap units, Plaintiff agreed to be moved to a unit that was designated for senior use until a handicap unit became free, at which point she would be moved to an accessible unit. (ECF No. 2-2 at 10-11.) Defendant Ohm sought a waiver from Defendant HUD so that Plaintiff could move into a unit that was reserved for seniors. (ECF No. 2-2 at 13.) Defendant HUD approved this waiver and processed the request under the Violence Against Women Act. (ECF No. 2-2 at

13.) On February 23, 2017, Plaintiff signed a document in which she agreed to accept placement in a senior unit until an accessible unit became available, in accordance with the arrangement reached between Defendants Ohm and HUD. (ECF No. 2-2 at 11.) Plaintiff was then moved to a second-floor unit that was designated for senior use. (ECF No. 2-2 at 2.) This unit had “polished floors” which Plaintiff did not like because they were allegedly slippery, but Defendant Ohm would not agree to replace the floors. (ECF No. 2-2 at 2.) Plaintiff subsequently slipped and fell on the kitchen floor and fractured her right foot. (ECF No. 2-2 at 2.) Plaintiff claims her broken foot, coupled with the apartment’s second-floor location, caused her to struggle in the unit, as she had to balance to go up seventeen steps. (ECF No. 2-2 at 2.) Defendant Holy Family replaced the apartment floors approximately five months after Plaintiff moved into the unit, but after she broke her foot. (ECF No. 2-2 at 2.) On June 1, 2018, a first-floor apartment became available,2 and Plaintiff “sent a letter to management reminding them as per the agreement, [she] was to be moved when a first floor, one-bedroom apartment became available.”3 (ECF No. 2-2 at 2.) This apartment was instead given to a disabled man. (ECF No. 2-2 at 2.) On June 19, 2018, Defendant

Ohm informed Plaintiff that her boss, Defendant Wadsworth, the Director of Defendant Holy Family Apartments, was not going to move Plaintiff until she was sixty-two (62) years old. (ECF No. 2- 2 at 3.) In August 2018, Plaintiff was offered a first-floor unit in her old building; she refused the apartment because Ms. Gardner, who purportedly assaulted her, still lived there. (ECF No. 2-2 at 3.) In April 2019, Plaintiff’s neighbor was allegedly offered a first floor one- bedroom unit but informed Defendant Ohm that Plaintiff was “first on the list” for the unit, to which Defendant Ohm replied Plaintiff was ineligible because she was not yet sixty-two (62) years old. (ECF No. 2-2 at 3.) Plaintiff further claims another tenant, who was not disabled, was moved to a first-floor unit at the beginning of the summer of 2019. (ECF No. 2-2 at 3.)

As a result of these actions by Defendants Ohm, Wadsworth and Holy Family Apartments, Plaintiff alleged she suffered a broken foot, Post Traumatic Stress Syndrome, and has “had some issue with [her] eyes due to the stress of [Defendants’] abuse.” (ECF No. 2-2 at 4.)

2 The Complaint does not make clear whether this unit was a designated handicap unit, or whether it was a senior unit. 3 The agreement actually provided that Plaintiff was to be moved “to a handicap unit should one become available in a building other than the one where the tenant was harassing and physical to [her].” (ECF No. 2-2 at 11) (emphasis added). The agreement did not state that Plaintiff would be moved whenever any first floor, one-bedroom apartment became available. In addition to the foregoing, Plaintiff alleges she also had issues with her unit’s heating system, as the furnace was “putting out 60% CO[2] according to Sarosky Heating and Air Conditioning[.]” (ECF No. 2-2 at 3.) Former Defendant Sarosky Heating & Air Conditioning told Plaintiff to keep her windows open to address the excess carbon monoxide, and to stop by their office for a copy of “the report.” (ECF No. 2-2 at 3.) When she did so, Plaintiff was

allegedly told her unit’s furnace had the highest carbon monoxide output of any furnace at Defendant Holy Family Apartments. (ECF No. 2-2 at 3.) In October 2018, Defendant Wadsworth informed Plaintiff that Defendant Holy Family Apartments would not replace her furnace. (ECF No. 2-2 at 3.) As a result of the furnace producing excess carbon monoxide, Plaintiff claims she has experienced “an increase in respiratory issues over the last year.” (ECF No. 2-2 at 4.) Plaintiff further alleges she has been denied the use of a handicapped parking spot, as there is “[n]o disabled parking spot in front of [her] building.” (ECF No. 2-2 at 4.) Plaintiff claims she has “to walk to the end of the building” where her assigned parking spot is, which is a

non-disabled spot. (ECF No. 2-2 at 4.) Finally, Plaintiff claims she is hard of hearing and alleges that although Defendant Holy Family Apartments is aware of the fact that she cannot hear the doorbell, said Defendant has not fixed the doorbell. (ECF No. 2-2 at 4.) In Plaintiff’s subsequently filed “Motion for Leave to File Amended Complaint for Elder Abuse Against Holy Family Apartments, Diocese of Allentown, Randy Wadsworth, Karen Ohm, Sarosky Heating and Air Conditioning and HUD, Seeking Relief Exceeding 2,000,000.00” (ECF No. 28),4 she accuses this Court of “deliberately denying [her] rights under the

4 Plaintiff originally filed this exact document on May 29, 2020 (ECF No. 23) and it was denied on June 5, 2020 (ECF No. 24). Constitution,” along several other accusations. (ECF No. 28.) Plaintiff further alleges moving Defendants’ failure to accommodate under the FHA (and presumably the ADA) without addressing the deficiencies of said claims (ECF No.

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Bluebook (online)
COYNE v. HOLY FAMILY APARTMENTS, Counsel Stack Legal Research, https://law.counselstack.com/opinion/coyne-v-holy-family-apartments-paed-2021.