Ghost Properties v. Borough of Starrucca

CourtDistrict Court, M.D. Pennsylvania
DecidedFebruary 28, 2020
Docket3:16-cv-01683
StatusUnknown

This text of Ghost Properties v. Borough of Starrucca (Ghost Properties v. Borough of Starrucca) is published on Counsel Stack Legal Research, covering District Court, M.D. Pennsylvania primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Ghost Properties v. Borough of Starrucca, (M.D. Pa. 2020).

Opinion

UNITED STATES DISTRICT COURT MIDDLE DISTRICT OF PENNSYLVANIA GHOST PROPERTIES, LLC,

Plaintiff, CIVIL ACTION NO. 3:16-CV-1683

v. Choose an item. (MEHALCHICK, M.J.) UNITED STATES OF AMERICA,

Defendant.

MEMORANDUM I. BACKGROUND AND PROCEDURAL HISTORY Ghost Properties, LLC (“Ghost Properties”) initiated this complaint against Borough of Starrucca, the Natural Resources Conservation Service of the United States Department of Agriculture (“NRCS”) and various John Does in the Court of Common Pleas of Wayne County, Pennsylvania on or about April 4, 2013. (Doc. 1, at 2). On August 12, 2016, Defendant NRCS removed the case to the United States District Court for the Middle District of Pennsylvania, under the provisions of Title 28 U.S.C. § 1442, (Doc. 1, at 1), and the matter was referred to the undersigned for proceedings. (Doc. 6). On October 27, 2016, Ghost Properties filed an Amended Complaint (the “Complaint”) against all Defendants, which now stands as the operative complaint in the matter. (Doc. 9). In the Complaint, Ghost Properties alleges Defendants negligently planned, designed, and constructed a wall which was purposed to reduce the hazards of flooding from a nearby river. (Doc. 9). On October 21, 2019, the Court was informed that Plaintiff and Defendant Borough of Starrucca had reached a settlement, (Doc. 52), and Borough of Starrucca was subsequently terminated from the matter. Ghost Properties specifically alleges that it owns property in the Borough of Starrucca adjacent to land and a wall (the “subject wall”) owned by the Borough of Starrucca along the river bank of Shadigee Creek. (Doc. 9, at ¶ 5). Ghost Properties submits that “NRCS provided design work, consultation, analysis, plans, design, oversight, and inspection of the construction of the subject wall.” (Doc. 9, at ¶ 9). This included review and approval of all

design and plans for the subject wall’s construction. (Doc. 9, at ¶ 7). The construction of the subject wall itself, however, was performed by Rutledge Excavating, Inc. (“Rutledge”), the services of which were retained by the Borough of Starrucca. (Doc. 9, at ¶ 11). On June 27, 2013, approximately six months after Rutledge was retained to construct the subject wall, the subject wall allegedly “gave way,” directing and allowing water to flow in, on, around, over, and about Plaintiff’s property. (Doc. 9, at ¶ 13). Ghost Properties alleges that NRCS negligently caused the damages to the property (Doc. 9, at ¶ 23) by improperly designing and constructing the subject wall; improperly selecting the location and placement of the subject wall; improperly designing, constructing, clearing, and grading of the subject

wall; improperly designing and constructing storm water management; defectively designing and constructing the subject wall; improperly taking mitigation and preventative measures; improperly monitoring the site; and improperly analyzing the site prior to construction of the subject wall. (Doc. 9, at ¶ 22). Due to NRCS’s alleged negligence, Ghost Properties alleges its property was damaged and the cost of remedying that damage was approximately $45,299.00. (Doc. 9, at ¶ 25). Additionally, Ghost Properties alleges it lost rental income in the amount of $26,000.00. (Doc. 9, at ¶ 26). Ghost Properties requests $71,299.00 in relief. (Doc. 9, at 6). Pending before the Court is a Motion to Dismiss filed by NRCS on May 2, 2019. (Doc. 43). Specifically, NRCS moves to dismiss the complaint on the grounds that this Court lacks - 2 - subject matter jurisdiction over Plaintiff’s claim because (1) the United States, rather than NRCS, is the proper defendants; (2) the discretionary function of the FTCA divests this Court of subject matter jurisdiction; and (3) Plaintiff failed to comply with the FTCA’s exhaustion requirements. Plaintiff concedes that NRCS should be substituted with the United States, and therefore that portion of Defendant’s motion is granted, and the United States is substituted

for NRCS. The remainder of Defendant’s motion has been fully briefed, (Doc. 46, Doc. 47, Doc. 51), and is now ripe for review. II. STANDARD OF REVIEW Rule 12(b)(1) of the Federal Rules of Civil Procedure authorizes a defendant to move to dismiss for “lack of subject-matter jurisdiction.” Fed. R. Civ. P. 12(b)(1). A motion to dismiss under Rule 12(b)(1) may be treated as either a facial or factual challenge to the court's subject matter jurisdiction. Gould Electronics Inc. v. United States, 220 F. 3d 169, 176 (3d Cir. 2000). In a facial challenge under Rule 12(b)(1), a defendant argues that “the complaint,

on its face, does not allege sufficient grounds to establish subject matter jurisdiction.” D.G. v. Somerset Hills School Dist., 559 F. Supp. 2d 484, 491 (D.N.J. 2008). In response to the defense's facial challenge of subject-matter jurisdiction, the Court “must consider the allegations of the complaint as true.” Mortensen v. First Fed. Savings & Loan Association, 549 F.2d 884, 891 (3d Cir. 1977). In a factual challenge under Rule 12(b)(1),“the trial court is free to weigh the evidence and satisfy itself as to the existence of its power to hear the case.” Mortensen, 549 F.2d at 891. “Evidence outside the pleadings [may be examined] to determine ... jurisdiction.” Gould Electronics Inc., 220 F. 3d at 178. “When a motion under Rule 12 is based on more than one ground, the court should consider the 12(b)(1) challenge first because if it - 3 - must dismiss the complaint for lack of subject matter jurisdiction, all other defenses and objections become moot.” In re Corestates Trust Fee Litigation, 837 F. Supp. 104, 105 (E.D. Pa. 1993), aff'd 39 F.3d 61 (3d Cir. 1994). “Rule 12(b)(1) motions may be filed at any time and repeatedly, if the movants assert new arguments warranting [the court's]

attention.” Fahnsestock v. Reeder, 223 F. Supp. 2d 618, 621 (E.D. Pa. 2002). In claiming sovereign immunity and failure to exhaust administrative remedies, NRCS now brings a factual challenge to this Court’s subject matter jurisdiction. Therefore, the Court is free to weigh the evidence and consider evidence outside the pleadings. See Gould Electronics Inc., 220 F.3d at 178; Mortensen, 549 F.2d at 891. It is within this framework that the Court will review Ghost Properties’ amended complaint and NRCS’s motion to dismiss. III. DISCUSSION A. THE FEDERAL TORT CLAIMS ACT NRCS submits that it is entitled to sovereign immunity to Plaintiff’s suit under the Federal Tort Claims Act. (Doc. 46, at 12). While the United States generally enjoys sovereign immunity from civil law tort claims, the Federal Tort Claims Act (the “FTCA”) partially

waives that right. 28 U.S.C. §§ 2671–80. The FTCA, enacted by Congress in 1946, states that the United States “shall be liable … in the same manner and to the same extent as a private individual under like circumstances,” subject to several exceptions. 28 U.S.C. § 2674. NRCS submits that it is entitled to sovereign immunity under the “discretionary function exception” of the FTCA. (Doc. 46, at 12-18).

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