Jesus Christ is the Answer v. Baltimore County, Maryland

CourtCourt of Appeals for the Fourth Circuit
DecidedFebruary 25, 2019
Docket18-1450
StatusPublished

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Bluebook
Jesus Christ is the Answer v. Baltimore County, Maryland, (4th Cir. 2019).

Opinion

PUBLISHED

UNITED STATES COURT OF APPEALS FOR THE FOURTH CIRCUIT

No. 18-1450

JESUS CHRIST IS THE ANSWER MINISTRIES, INC.; REV. LUCY WARE,

Plaintiffs − Appellants,

v.

BALTIMORE COUNTY, MARYLAND; BOARD OF APPEALS OF BALTIMORE COUNTY, MARYLAND,

Defendants – Appellees.

------------------------------

UNITED STATES OF AMERICA,

Amicus Supporting Appellants.

Appeal from the United States District Court for the District of Maryland, at Baltimore. Richard D. Bennett, District Judge. (1:17-cv-03010-RDB)

Argued: October 31, 2018 Decided: February 7, 2019 Amended: February 25, 2019

Before NIEMEYER, AGEE, and DIAZ, Circuit Judges.

Vacated and remanded by published opinion. Judge Diaz wrote the opinion, in which Judge Niemeyer and Judge Agee joined. ARGUED: Roman P. Storzer, STORZER & ASSOCIATES, P.C., Washington, D.C., for Appellants. James Joseph Nolan, Jr., Paul M. Mayhew, BALTIMORE COUNTY OFFICE OF LAW, Towson, Maryland, for Appellees. John Matthew Gore, UNITED STATES DEPARTMENT OF JUSTICE, Washington, D.C., for Amicus United States of America. ON BRIEF: Sieglinde K. Rath, STORZER & ASSOCIATES, P.C., Washington, D.C.; Lawrence E. Schmidt, SMITH GILDEA & SCHMIDT LLC, Towson, Maryland, for Appellants. Michael E. Field, County Attorney, R. Brady Locher, Assistant County Attorney, BALTIMORE COUNTY OFFICE OF LAW, Towson, Maryland, for Appellees. Tovah R. Calderon, Katherine E. Lamm, Appellate Section, Civil Rights Division, UNITED STATES DEPARTMENT OF JUSTICE, Washington, D.C., for Amicus United States of America.

2 DIAZ, Circuit Judge:

Jesus Christ Is the Answer Ministries, Inc. (the “Church”) and Reverend Lucy

Ware appeal the dismissal of their claims against Baltimore County and the Board of

Appeals of Baltimore County. The district court dismissed Plaintiffs’ suit for failure to

state a claim under the Religious Land Use and Institutionalized Persons Act

(“RLUIPA”), 42 U.S.C. § 2000cc et seq., the Free Exercise Clause, the Equal Protection

Clause, and Article 36 of the Maryland Declaration of Rights. For the reasons that

follow, we vacate and remand for further proceedings.

I.

A.

Jesus Christ is the Answer Ministries, Inc. is a nondenominational Christian

church founded in Baltimore in 1997 by Reverend Lucy Ware. 1 The Church describes

itself as evangelical and multicultural. It has associated churches in Kenya and the

Seychelles, and many of the Church’s congregants were born in Africa. Reverend Ware

was born in Kenya, where she was active in her family church until moving to the United

States.

The Church has struggled to secure an adequate house of worship, and this has

impeded its religious mission. This lawsuit arises from Ware’s unsuccessful efforts to

1 Our recitation of the facts is based on the allegations in Plaintiffs’ complaint, which we accept as true at the motion to dismiss stage. Edwards v. City of Goldsboro, 178 F.3d 231, 244 (4th Cir. 1999).

3 obtain County approval to operate a church on property that she purchased for that

purpose in 2012 (the “Property”).

The Property consists of 1.2 acres of land with a building previously used as a

dwelling. It is zoned under the Baltimore County Zoning Regulations (“BCZR”) as

“Density Residential 3.5.”

In this zone, churches are permitted as of right subject to certain conditions,

including that parking lots and structures are (1) set back 75 feet from tract boundaries,

and (2) separated from adjacent lots by a 50-foot landscaped buffer. BCZR

§§ 1B01.1.A.3, 1B01.1.B.1.e. These conditions, however, don’t apply to new churches

whose site plans have been approved after a public hearing finding that compliance with

the conditions will be maintained “to the extent possible,” and that the plan “can

otherwise be expected to be compatible with the character and general welfare of the

surrounding residential premises.” Id. § 1B01.1.B.1.g.(6).

Before Ware purchased the Property, her realtor advised her that a church was a

permitted use on the Property.

After buying the Property, Ware made improvements to the building and parking

lot and held a church service and cookout. Neighbors complained to the County, and a

County inspector notified Ware that she couldn’t use the Property as a church unless she

complied with applicable zoning requirements.

Ware filed a petition with the County to approve use of the Property as a church.

The petition proposed a buffer and setback of zero feet, seeking complete relief from the

zoning requirements. It also sought variances from parking requirements. The County

4 Director of the Department of Planning did not oppose the petition, “provided a

landscape and signage plan is submitted to the department for review and approval.” J.A.

19 ¶ 105. A hearing was held before an Administrative Law Judge (“ALJ”). Neighbors

who opposed the petition attended and participated.

At the hearing, several neighbors made comments displaying open hostility to

Ware and the Church. These comments included: (1) “dancing and hollering like they

back at their home back in Africa somewhere”; (2) “[s]he can come over here from

Africa . . . branch out from another church and put all of this in our neighborhood”; and

(3) “[t]hey were out here dancing like from Africa. We don’t have that in our block.”

J.A. 19 ¶ 108. Since the hearing, neighbors have subjected the Church and its members

to a sustained barrage of harassment, including racial slurs. The Property has also been

subject to vandalism and theft.

The ALJ recommended denying Ware’s petition. Ware appealed this

recommendation to the Board of Appeals. The Board denied the petition, finding that

“the proposed Church does not even minimally comply” with the applicable zoning

requirements and that the plan would not be compatible with “the character or general

welfare of the surrounding homes which homes are occupied by the [neighbors] who

testified.” J.A. 57. The Board’s decision was affirmed by the Circuit Court for

Baltimore County and the Court of Special Appeals of Maryland. Ware v. People’s

Counsel, 117 A.3d 628 (Md. Ct. Spec. App. 2015).

While the first petition was pending appeal, Ware filed a second petition. This

new petition included a modified site plan that (1) moved the parking lot to increase the

5 setback to 55–72.7 feet and the buffer to 50 feet, and (2) did not seek any parking

variances. The new petition also differed from its predecessor in that it sought approval

not only under the zoning provision governing new churches, but also under a separate

provision governing existing churches.

The People’s Counsel (a county official) initially sought dismissal of the new

petition, on the ground that it sought essentially the same relief as its predecessor. The

neighbors who opposed the first petition adopted the People’s Counsel’s motion to

dismiss. But the People’s Counsel subsequently withdrew his motion based on the

differences between the two petitions. Nevertheless, the neighbors continued to pursue

dismissal. The Board granted the motion to dismiss, holding that the new petition was

barred by res judicata and collateral estoppel.

B.

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