David Eckles v. City of Corydon

CourtCourt of Appeals for the Eighth Circuit
DecidedSeptember 3, 2003
Docket02-2947
StatusPublished

This text of David Eckles v. City of Corydon (David Eckles v. City of Corydon) is published on Counsel Stack Legal Research, covering Court of Appeals for the Eighth Circuit primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
David Eckles v. City of Corydon, (8th Cir. 2003).

Opinion

United States Court of Appeals FOR THE EIGHTH CIRCUIT ___________

No. 02-2947 ___________

David Eckles, * * Appellant, * * Appeal from the United States v. * District Court for the * Southern District of Iowa. City of Corydon; Wayne County; * David Clayton; Richard Couchman; * Maurice Auxier; Gene Gibbs; Paul * Overton; Kay Middlebrook, * * Appellees. * ___________

Submitted: May 12, 2003 Filed: September 3, 2003 ___________

Before BOWMAN1, HEANEY and BYE, Circuit Judges. ___________

HEANEY, Circuit Judge.

David Eckles sued the City of Corydon, Iowa (City), Wayne County, Iowa (County), and various City and County officials alleging constitutional claims under the First Amendment and the Equal Protection Clause, and a state law claim of intentional infliction of emotional distress. These charges relate to property value

1 Effective August 1, 2003, the Honorable Pasco M. Bowman assumed senior status. assessments of Eckles’s residence and efforts by the City and County to force Eckles to remove signs he painted and posted on his property. The district court2 granted summary judgment in favor of the defendants on all counts, and Eckles appeals. We reverse with regard to the First Amendment claim against the City defendants and affirm the district court in all other respects.

BACKGROUND

David Eckles owns real property (including a house) in Corydon, a city located in Wayne County, Iowa. He purchased the property in 1987 for the sum of $14,000. Eckles’s companion lived in the house until his death in 1993. Eckles moved in shortly thereafter. In 1995, the assessed value of the residence was $21,591. Around this time Eckles began renovating the house. The assessed value of the property increased during the next several years, and by 1999, it had risen to $98,302.00. Eckles appealed the 1999 valuation, alleging the property had been wrongfully overvalued due to his perceived homosexuality. The appeal hearing was scheduled for a date when Eckles would be out of town and unable to attend. The Wayne County Board of Review (Board of Review) denied Eckles’s request to reschedule the hearing. As a result, Eckles’s attorney represented him at the hearing. The Board of Review upheld the assessment without viewing the property. In June 1999, Eckles appealed the Board of Review’s decision to the Iowa state court for Wayne County. In October 1999, while the appeal was pending, the State of Iowa issued a State Equalization Order for increases in the assessed value of all residential property in Wayne County. Accordingly, the Wayne County Assessor, Kay Middlebrook, increased the assessed value of Eckles’s property to $107,150.

In July 2000, Eckles posted a large sign on his house and other signs on his property. The signs expressed Eckles’s dissatisfaction with the valuation of his home, combined religious and political statements, and criticized officials of both the City

2 The Honorable Ronald E. Longstaff, United States District Judge for the Southern District of Iowa.

-2- and the County.3 On August 2, 2000, Eckles’s attorney received a letter from an

3 Since July 2000, Eckles has posted several signs on his property. The following examples are illustrative of the messages displayed:

• “You are looking at the reality of God in my life, and God’s judgment upon the wicked. - I am not a QUEER! I am not a FAGGOT! What I am is a repentant Sinner Saved by the Mercy and Grace of God. - Church Member Richard Couchman has cast the first Stone WHO WILL BE NEXT?”

• “City of Corydon and Wayne County Guilty of Prejudice, discrimination, bigotry, bias.”

• “PROPERTY TAXES in CORYDON and Wayne County. FALSE, UNFAIR, and UNJUST, A FALSE BALANCE TAXES is Abomination TO THE LORD. Proverb 11:1. CITY OF CORYDON Abomination to the Lord, and Wayne County. REPENT.”

• “The THIEF (Wayne County Assessor) commeth but to Steal. John 10:10”

• “This home Destroyed because of Wayne County ASSESSOR. I can’t afford the false unfair and unjust taxes. No Compromise.”

• “SHAME, SHAME, SHAME. This property ALSO over TAXED! By Assessor Kay Middlebrook - Church Member Richard Couchman (Board of Review) Denied me 3rd Appeal. No Compromise.”

• “Declare ye among the nations, and publish, and set up a standard; publish, and conceal not: Jer. 50:2. The whole land is made desolate, because no man layeth it to heart .. NO ONE CARES NO NOT ONE. Jer. 12:11. REPENT.”

(Appellant’s App. at 297-99; see also Supp. App. at 315-21; 324-31 (photographs of Eckles’s signs and posted messages).)

-3- attorney representing the Board of Review stating:

As I am sure you are aware, your client has erected three large signs on his property relating to the assessment of his property, and the equity of property taxes in general. Please note that his signs appear to be in violation of the zoning ordinance of the City of Corydon and Iowa Code § 306C.

The Corydon Zoning Ordinance governing signs, §16.070, clearly prohibits signs in residential districts except for those that fall into the enumerated exceptions, which your client’s signs clearly do not. In addition, on information and belief, your client has not obtained the required permit from the Department of Transportation as mandated by Iowa Code §306C.18, which regulates billboards erected adjacent to Iowa highways (Mr. Eckles’ residence is adjacent to Iowa Highway 14).

Since your client’s signs fail to comply with the Corydon Zoning Ordinances as well as the permit requirements of the Iowa Department of Transportation, you may want to advise Mr. Eckles to remove these signs as soon as possible. Failure to remove these signs could result in action from both the City of Corydon and the Iowa department of Transportation.

(Appellant’s App. at 256.)

In response to this letter, Eckles painted at least two additional signs on his property. On August 10, 2000, he replied, via letter, to the law firm representing the Board of Review, reiterating his belief that his property was wrongfully over-valued and the City and County officials were corrupt.

On August 14, 2000, the firm representing the Board of Review sent Eckles’s attorney another letter, opining that the signs were a public nuisance and their messages libelous. The letter stated that if the signs were not removed and their

-4- messages publicly retracted, the firm would advise County officials to institute private actions against Eckles.

Shortly thereafter, Eckles dropped his pending appeal of the 1999 property value assessment. He then removed his deck, garage, sunroom, and other improvements he had made to the property, and painted five additional signs on or around the house.4

On October 18, 2000, the City sent Eckles a notice to abate nuisance, requiring Eckles to remove all refuse from his residential property, as well as “all signs, lettering, statements, verses, and objects whatsoever that refer to actions taken by state, county, and city officials in the legally constituted performance of their duties.” (Appellant’s App. at 260.) The notice stated that if Eckles did not adhere to the notice or request a hearing within ten days, the City would have the items removed and charge Eckles with the cost of removal.

Eckles then filed a complaint in federal district court for damages, injunctive relief, and declaratory relief against the City, the County, David Clayton,5 Richard

4 Eckles also posted messages on commercial property he owned. The commercial property is not at issue in this action. 5 Mayor of Corydon.

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David Eckles v. City of Corydon, Counsel Stack Legal Research, https://law.counselstack.com/opinion/david-eckles-v-city-of-corydon-ca8-2003.