FOULKE v. TOWNSHIP OF CHERRY HILL

CourtDistrict Court, D. New Jersey
DecidedJuly 29, 2024
Docket1:23-cv-02543
StatusUnknown

This text of FOULKE v. TOWNSHIP OF CHERRY HILL (FOULKE v. TOWNSHIP OF CHERRY HILL) is published on Counsel Stack Legal Research, covering District Court, D. New Jersey primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
FOULKE v. TOWNSHIP OF CHERRY HILL, (D.N.J. 2024).

Opinion

IN THE UNITED STATES DISTRICT COURT FOR THE DISTRICT OF NEW JERSEY CAMDEN VICINAGE

CHARLES W. FOULKE, JR., et al.,

Plaintiffs, Case No. 23-cv-2543 (RMB/SAK)

v. MEMORANDUM OPINION & TOWNSHIP OF CHERRY HILL, ORDER et al.,

Defendants.

RENÉE MARIE BUMB, Chief United States District Judge: In this land-use dispute, Plaintiffs Charles W. Foulke, Jr. (“Mr. Foulke”), Lenny Reality, LLC, and Foulke Management Corp. (collectively, “Plaintiffs”) sue the Township of Cherry Hill (“Township”), the Cherry Hill Zoning Board of Adjustment (“Zoning Board”), and Cherry Hill Zoning Officer Kathleen Gaeta (“Officer Gaeta”) (collectively, “Defendants”) under 42 U.S.C. § 1983. Plaintiffs, who operate Cherry Hill Chrysler Dodge Jeep Ram (“Cherry Hill Dodge”), allege that, after crediting neighbors’ noise complaints, the Township improperly rescinded permits that allowed Plaintiffs to expand their parking lot. The Zoning Board denied their appeal. Having sought reissuance of the permits by filing an action in lieu of prerogative writs in state court under N.J. Ct. R. 4:69-1, Plaintiffs seek to recover damages here for violations of the Takings Clause of the Fifth Amendment and the Equal Protection and Due Process Clauses of the Fourteenth Amendment. Pending before the Court is Defendants’ Motion to Dismiss the First Amended Complaint. Plaintiffs have opposed the Motion, and the Court has considered the parties’ submissions without oral argument pursuant to Local Civil Rule 78.1(b).

Because the First Amended Complaint is an improper “shotgun” pleading, the Court must dismiss it without prejudice. Plaintiffs have inappropriately asserted their claims against “Defendants” as a collective unit, without specifying the conduct establishing each Defendant’s liability for every claim asserted. For this reason, as more fully expressed below, the Motion will be GRANTED, and Plaintiffs will be given leave to

file a second amended complaint. I. FACTUAL BACKGROUND Mr. Foulke owns a car dealership along Route 70 in Cherry Hill, New Jersey. [First Am. Compl. ¶¶ 3–4, 17.] For over 50 years, Mr. Foulke has operated Cherry

Hill Dodge (through Foulke Management Corp.) on property referred to as “Block 137.01, Lot 1” on the Township’s official tax maps (the “Dealership Property”). [Id. ¶¶ 3–4.] Lenny Reality LLC, the owner of record, leases the Dealership Property to Foulke Management Corp. [Id. ¶ 4.] Several other car dealerships neighbor Cherry Hill Dodge, including Subaru, Volvo, Mitsubishi, and Kia. [Id. ¶ 5.] All of this

property is zoned “B2,” referring to highway business. [Id. ¶ 16.] There are additional parcels adjoining the Dealership Property on the same block. [See First Am. Compl. Ex. A, Docket No. 22-1 (satellite image of property).] They include Block 137.01, Lots 2, 3, and 4 (the “Additional Property”). [Id. ¶ 6.] Lenny Reality LLC purchased Lot 3 on February 1, 2018, and Lots 2 and 4 on October 7, 2021. [Id.] The only other parcel on Block 137.01 is Lot 5, which is owned by Frank Maloney and his wife (the “Maloney Property”). [Id. ¶ 8.] There, at 1207 Chambers

Avenue, Mr. Maloney operates a tailoring business. [Id. ¶ 9.] Mr. Maloney is apparently the uncle of Michelle Samalonis, the Chief Financial Officer / Controller / Treasurer of the Township. [Id. ¶ 25.] At some point in 2020, Mr. Foulke decided to expand the Dealership Property.

[First Am. Compl. ¶ 17.] He sought to construct a parking lot on the Additional Property for 75 new employee parking spaces and to lease the parking lot to Foulke Management Corp. [Id.] Accordingly, he applied to the Township Planning Board (the “Planning Board”) to consolidate the Additional Property with the Dealership Property and to demolish the existing residential structures on the Additional

Property. [Id.] On August 3, September 8, and October 5, 2020, the Planning Board held public hearings to consider Mr. Foulke’s application. [First Am. Compl. Ex. B at 1, Docket No. 22-2.] During those hearings, Mr. Maloney and residents of the nearby Locustwood neighborhood objected to the parking lot expansion project. [First Am.

Compl. ¶¶ 21–22.] Among several concerns, they testified regarding the constant use of vehicle alarms and horns on the Dealership Property, which they believed to be causing a nuisance. [See Twp. of Cherry Hill Planning Bd. Resol. Re: Appl. No. 18- P-0020, at 9–11, First Am. Compl. Ex. B. (hereinafter, “Resolution No. 18-P-0020”) (summarizing neighbors’ public testimony).] They identified other concerns too, including the orientation of lights on the property, and several testified that Mr. Foulke has not been a good neighbor. [Id. at 13–15.] Mr. Foulke, in turn, acknowledged his

neighbors’ frustrations and advised that while he was not aware of all their concerns, he wanted to address them. [Id. at 16.] But he also testified that additional employee parking spaces were necessary to avoid “parking and circulation conflicts” and that the proposed improvements would correct these problems. [Id. at 6–7.] He further

explained that designated parking for employees would free up space for service and customer vehicles. [Id. at 18.] Ultimately, on January 19, 2021, the Planning Board approved Mr. Foulke’s application. [First Am. Comp. ¶ 29; see also Resolution No. 18-P-0020.] But the approval was subject to several conditions of use, including:

(g) No parking shall be permitted in any drive aisles on site. (h) No off-site deliveries will be permitted and there shall be no delivery parking on Fulton Avenue and no employee or delivery parking on Wynnwood Avenue or Chambers Avenue. (i) The drive aisle off of Fulton Street is to remain clear. (j) There shall be no test drives, car repairs tests or employee parking in surrounding neighborhood streets. . . . (u) [Mr. Foulke] shall put in place a car location procedure in place of car horns or car alarms to locate vehicles, the utilization of which on site shall be strictly prohibited. . . . (z) [Mr. Foulke] shall comply with all applicable County and Township Noise Ordinances. [Resolution No. 18-P-0020, at 24–26; First Am. Compl. ¶ 33.] Mr. Foulke did not challenge the conditional approval of his application. Rather, he accepted the conditions of use with the understanding that they would be enforced after the

demolition and construction projects had been completed. [First Am. Compl. ¶ 39.] Still, he alleges that no other car dealerships in the Township are required to comply with similar conditions to operate their business. [Id. ¶ 34.] In December 2022, after delays caused by the COVID-19 pandemic, Mr. Foulke applied for zoning and demolition permits to begin the parking lot expansion project.

[Id. ¶ 42.] On December 21, 2022, the Township issued to Mr. Foulke a zoning permit for the construction aspects of the project. [Id. ¶ 43.] The permit advised that “[f]ailure to comply with any and all conditions of the Planning Board approval (#18-P-0020), particularly those enumerated under #6 on pages 24 through 26 of the approving

Resolution, may result in the rescinding of this permit.” [Id. ¶ 44; see also Cherry Hill Twp. Zoning Permit No. ZP-22-1649, First Am. Compl. Ex. C, Docket No. 22-3.] On December 22, 2022, the Township issued Lenny Reality LLC two zoning permits for the demolition aspects of the project, i.e., to remove the residential structures located at 1313 and 1315 Wynnwood Avenue. [First Am. Compl. ¶ 45; see also Cherry Hill

Twp. Zoning Permit Nos. ZP-22-1668 & ZP-22-1669, First Am. Compl. Ex. D, Docket No. 22-4.] The demolition permits were approved by Officer Gaeta. [First Am. Compl. ¶ 45.] Having received the requisite approvals, Mr. Foulke engaged a firm to prepare the two residential structures for demolition. [See id.

Free access — add to your briefcase to read the full text and ask questions with AI

Related

Monell v. New York City Dept. of Social Servs.
436 U.S. 658 (Supreme Court, 1978)
City of Newport v. Fact Concerts, Inc.
453 U.S. 247 (Supreme Court, 1981)
Harlow v. Fitzgerald
457 U.S. 800 (Supreme Court, 1982)
Smith v. Wade
461 U.S. 30 (Supreme Court, 1983)
Brandon v. Holt
469 U.S. 464 (Supreme Court, 1985)
Kentucky v. Graham
473 U.S. 159 (Supreme Court, 1985)
Papasan v. Allain
478 U.S. 265 (Supreme Court, 1986)
West v. Atkins
487 U.S. 42 (Supreme Court, 1988)
Will v. Michigan Department of State Police
491 U.S. 58 (Supreme Court, 1989)
Hafer v. Melo
502 U.S. 21 (Supreme Court, 1991)
Hunter v. Bryant
502 U.S. 224 (Supreme Court, 1991)
DaimlerChrysler Corp. v. Cuno
547 U.S. 332 (Supreme Court, 2006)
Bell Atlantic Corp. v. Twombly
550 U.S. 544 (Supreme Court, 2007)
Ashcroft v. Iqbal
556 U.S. 662 (Supreme Court, 2009)
Pearson v. Callahan
555 U.S. 223 (Supreme Court, 2009)
Smith v. Borough of Dunmore
633 F.3d 176 (Third Circuit, 2011)
Scott Travaline v. US Supreme Ct
424 F. App'x 78 (Third Circuit, 2011)
Hynson v. City of Chester, Legal Department
864 F.2d 1026 (Third Circuit, 1988)
Kneipp v. Tedder
95 F.3d 1199 (Third Circuit, 1996)

Cite This Page — Counsel Stack

Bluebook (online)
FOULKE v. TOWNSHIP OF CHERRY HILL, Counsel Stack Legal Research, https://law.counselstack.com/opinion/foulke-v-township-of-cherry-hill-njd-2024.