DeWalt v. Overland Park, Kansas, City of

CourtDistrict Court, D. Kansas
DecidedJuly 9, 2019
Docket2:18-cv-02690
StatusUnknown

This text of DeWalt v. Overland Park, Kansas, City of (DeWalt v. Overland Park, Kansas, City of) is published on Counsel Stack Legal Research, covering District Court, D. Kansas primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
DeWalt v. Overland Park, Kansas, City of, (D. Kan. 2019).

Opinion

IN THE UNITED STATES DISTRICT COURT FOR THE DISTRICT OF KANSAS

RODNEY DEWALT,

Plaintiff,

v. Case No. 18-2690-DDC-TJJ CITY OF OVERLAND PARK, KANSAS,

Defendant. ______________________________________

MEMORANDUM AND ORDER Before the court is a Motion to Dismiss and/or Motion for Judgment on the Pleadings filed by defendant City of Overland Park, Kansas (the “City”) (Doc. 10). Plaintiff Rodney DeWalt, who is African-American, alleges that the City detered the success of his entertainment establishment, an establishment he geared toward an African-American clientele. The City contends Mr. DeWalt failed to advance specific allegations supporting the elements of his claims—i.e., his Complaint does not satisfy Federal Rule of Civil Procedure 8’s pleading standard. In response, Mr. DeWalt cites the statutes under which he brings his claims and conclusory states that his claims should survive the City’s motion. Mr. DeWalt also requests leave to amend his Complaint if the court concludes his Complaint does not satisfy Rule 8. But, Mr. DeWalt has not filed a motion for leave to amend or a proposed amended complaint. The court concludes Mr. DeWalt’s Complaint fails to allege facts capable of supporting his claims but allows Mr. DeWalt 10 days to move for leave to amend. I. Factual Allegations The court derives the following factual allegations from Mr. DeWalt’s pro se Complaint (Doc. 1). And, the court construes Mr. DeWalt’s filings liberally because he proceeds pro se. Hall v. Bellmon, 935 F.2d 1106, 1110 (10th Cir. 1991) (“A pro se litigant’s pleadings are to be construed liberally and held to a less stringent standard than formal pleadings drafted by

lawyers.”). Mr. DeWalt is an African-American business owner who leased a building at 10635 Floyd Street, Overland Park, Kansas. Doc. 1 at 1–2 (Compl. ¶¶ 1, 12). Mr. DeWalt leased the building to open Gossip, a live-entertainment establishment featuring music and dancing. Id. at 1 (Compl. ¶ 2). Mr. DeWalt designed Gossip with an African-American clientele in mind. Id. The City initially rejected Mr. DeWalt’s proposed use for the building but later granted Mr. DeWalt (1) a building permit to renovate the building; and (2) a special use permit to address the absence of off-street parking controlled by the building for its occupancy capacity. Id. at 2–3 (Compl. ¶¶ 15, 18–19). Mr. DeWalt commenced construction in May 2017.

In the months thereafter, Mr. DeWalt received threats from members of the public, telling him that an African-American owned business geared toward an African-American clientele was unwanted in Overland Park, Kansas. Id. at 3 (Compl. ¶ 21); see also id. at 4 (Compl. ¶ 30) (alleging “hateful and racist calls” continuing into 2018). And, on May 29, 2017, a porta-potty in front of the building was set on fire, causing some damage to the building. Id. (Compl. ¶ 22). Mr. DeWalt completed renovations by the fall of 2017. Id. (Compl. ¶¶ 23–25). The building inspector initially refused to issue a certificate of occupancy because two staircases did not comply with code. Id. (Compl. ¶ 23). Mr. DeWalt addressed the issue with the staircases, and he received a certificate of occupancy on December 6, 2017. Id. (Compl. ¶ 25). But, Mr. DeWalt contends the building inspector, when issuing the certificate of occupancy, overlooked faulty electrical wiring that was strung together using extension cords. Id. (Compl. ¶ 24). And, Mr. DeWalt alleges that the use of extension cords resulted in an electrical fire within a week of the issuance of the certificate of occupancy and, also, caused the lights in Gossip to shut off while patrons occupied the building. Id. at 3–5 (Compl. ¶¶ 26, 28, 44).

In January 2018, Mr. DeWalt hired a different electrician who altered and/or replaced several components of the electrical system. Id. at 4 (Compl. ¶ 29). In March 2018, Mr. DeWalt sought to renew his special use permit. Id. (Compl. ¶ 32). While the City Planning Commission granted the permit, it did so with the condition that Mr. DeWalt employ five security guards during Gossip’s business hours and that Gossip’s staff undergo “active shooter” training. Id. Also, a member of the City Planning Commission questioned whether Mr. DeWalt thought about moving his business to a different location given the “parking situation” at 10635 Floyd Street. Id. (Compl. ¶ 33). In April 2018, Mr. DeWalt received a letter from one of the City’s code administrators

recommending additional repairs to the electrical system. Id. at 5 (Compl. ¶ 40). Sometime later, Mr. DeWalt decided to close Gossip. Id. (Compl. ¶¶ 44–45). Mr. DeWalt largely attributes Gossip’s closure to the building inspector approving the allegedly faulty electrical system at final inspection and contends the inspector would not have approved the electrical system if Mr. DeWalt was Caucasian and/or Gossip was geared toward a Caucasian clientele. See id. (Compl. ¶¶ 43–44). Mr. DeWalt also contends that a new business, which opened at 10635 Floyd Street, was not required to submit any drawings when conducting renovations or acquire a special use permit for parking. Id. (Compl. ¶ 45). Mr. DeWalt attributes these purported differences in treatment to his race, but he does not identify the race of the new lessee or the specific type of business currently at 10635 Floyd Street. Id. Mr. DeWalt’s Complaint presents seven claims for relief. Id. at 5–9 (Compl. ¶¶ 46–82). Count One makes a claim under 42 U.S.C. § 1981 for race discrimination, alleging “gross disparity” in the treatment of Caucasian and African-American business owners and the selective

enforcement of regulations by the City. Id. at 5–6 (Compl. ¶¶ 46–53). And, in his response to the City’s motion, Mr. DeWalt elaborates; he asserts that his Count One claim arises under § 1981’s protection for the making and enforcement of contracts, identifying his lease for the building at 10635 Floyd Street as the contract impaired by the City’s actions. Doc. 14 at 5. Count Two asserts a claim under 42 U.S.C. § 1983 for a procedural due process violation of his Fourteenth Amendment liberty interest to engage in his chosen occupation. Doc. 1 at 6–7 (Compl. ¶¶ 54–58). Count Three makes a § 1983 claim for a Fourteenth Amendment procedural due process violation in the infringement of Mr. DeWalt’s property interest in the use of the building at 10635 Floyd Street. Id. at 7 (Compl. ¶¶ 59–64). Count Four advances a § 1983 claim

for violation of Mr. DeWalt’s Fourteenth Amendment right to equal protection of the laws. Id. at 7–8 (Compl. ¶¶ 65–70). And, Count Five raises a § 1983 claim for a violation of Mr. DeWalt’s First Amendment freedom of association right, alleging that the City’s actions prevented him from associating with his African-American clientele and from operating an establishment where African-Americans could congregate for social purposes. Id. at 8 (Compl. ¶¶ 71–75). Finally, Counts Six and Seven assert state common law claims—one claiming intentional interference with economic relations and the other asserting an intentional infliction of emotional distress claim. Id. at 9 (Compl. ¶¶ 76–82). Mr. DeWalt prays for $6 million in compensatory damages and $6 million in punitive damages. Id. at 10. The City filed an Answer to Mr. DeWalt’s Complaint. Doc. 5. The City then moved to dismiss Mr. DeWalt’s Complaint or, in the alternative, for judgment on the pleadings. Doc. 10. In support of its motion, the City contends Mr. DeWalt’s Complaint fails to advance specific factual allegations supporting every element of each claim. The City also argues that Mr.

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