Johnson v. City of Annapolis

CourtDistrict Court, D. Maryland
DecidedMarch 30, 2022
Docket1:21-cv-01120
StatusUnknown

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

Bluebook
Johnson v. City of Annapolis, (D. Md. 2022).

Opinion

IN THE UNITED STATES DISTRICT COURT FOR THE DISTRICT OF MARYLAND

TAMARA JOHNSON, et al. Civil Action No. CCB-21-1120 V. CITY OF ANNAPOLIS

MEMORANDUM Now pending is a motion to dismiss (or, in the alternative, for summary judgment) in a class action against the City of Annapolis (“the City”).! The case concerns a longstanding City policy of not inspecting and licensing public housing in Annapolis. Johnson is a putative class action brought by Annapolis public housing residents who argue that the City’s non-inspection policy violated their civil rights and had a disparate impact on African Americans; they allege violations of the Fair Housing Act, federal civil rights laws, and state constitutional rights. The City moved to dismiss or for summary judgment in Johnson (ECF 8, response at ECF 9; reply at ECF 12; surreply at ECF 18). The matter has been fully briefed, and no oral argument is necessary. See Local Rule 105.6 (D. Md. 2021). For the reasons discussed herein, the court will deny the City’s motion. BACKGROUND In ruling on a motion to dismiss, this Court “‘accept[s] as true all well-pleaded facts in a complaint and construe[s] them in the light most favorable to the plaintiff.” Wikipedia Pound. v.

Another case before the court, Fisher v. City of Annapolis et al., CCB-21-1074, featured similar briefing and is being decided separately but with substantially similar reasoning.

Nat'l Sec. Agency, 857 F.3d 193, 208 (4th Cir. 2017) (citing SD3, LLC v. Black & Decker (U.S.) Inc., 801 F.3d 412, 422 (4th Cir. 2015)). The Johnson lawsuit follows the events of White v. City of Annapolis, No. CCB-19-1442, a 2019 case before this court in which 52 Annapolis public housing residents sued the City and the Housing Authority of the City of Annapolis (HACA) under a variety of federal and state causes of action. The White plaintiffs alleged that the City’s decision not to enforce inspection and licensing requirements on public housing disparately impacted African Americans and was discriminatory. At the case’s conclusion, the parties entered into a consent decree (ECF 98 in CCB-19-1442) enacting a number of prospective equitable remedies intended to improve public housing, as well as paying monetary damages for the plaintiffs. Public Housing Licensing and Inspections in Annapolis The Annapolis City Code requires rental units to have operating licenses. (Annapolis City Code, Chapter 17.44.010). To obtain an operating license, the rental units must be inspected and in compliance with the City's Residential Property and Maintenance Code. (/d. 17.44.030 et seq.; ECF 1 4 25-28). Landlords must pay a fee to obtain a license or a license renewal. (Annapolis City Code, Chapter 17.44.040(A); see ECF 1 § 37). For many years, however, the City did not require inspections and licensing of HACA properties; such properties were the only rental properties in Annapolis that are neither licensed nor inspected. (ECF 1 {| 29). This apparently was a longstanding arrangement, as although rental licenses have been required of landlords since approximately 1985, HACA housing units had “have never all been fully, finally, or properly inspected and licensed in accordance with the City Code.” (ECF 1 § 32). According to the plaintiffs, Annapolis has a troubled history of racism against African Americans and people of African descent, including through discriminatory residential housing policies. (ECF 1 § 22). The Johnson plaintiffs allege that the City’s policies around licensing and

inspecting Annapolis public housing is an instance of that discrimination and has a disparate impact on African Americans. (ECF 1 § 22). HACA manages about 790 units housing about 1,600 residents, spread over six public housing developments. (ECF 1 § 22). Named plaintiff

Tamara Johnson lived in Harbor House, and fellow named plaintiff Tyonna Holliday lived in Eastport Terrace. (ECF 1 {| 4, 12). Census data suggest that these developments (except for one designated for seniors and people with disabilities) house a significant-majority African- American population. (ECF 1 {| 44-49). The Annapolis City Code requires that rental units be licensed annually by the City, and units must be inspected and found compliant with the City’s maintenance code to obtain a license. (ECF 1 §§ 25-28; 35-37). When an inspector finds conditions dangerous to health or safety, the landlord must relocate the tenant, remediate the danger, request a reinspection, and provide other proof to the City inspector that the danger is no longer present. (ECF 1 § 30). Annapolis has, since the early 1980s, emphasized the-important of licenses and inspections and went so far as to obtain emergency state legislation to protect its regime from challengers who wished to evade the requirements. (ECF 1 § 24). But leading up to the White suit, HACA properties managed solely by HACA were unique among Annapolis rentals in that they were neither licensed nor inspected by the City. (ECF 1 § 29). HACA did not apply for licenses in compliance with the City Code, and the City did not act on this non-compliance. (ECF 1 § 29). State law also required that a housing authority’s housing projects are subject to the regulations applicable in that location, except that a State public body may make exceptions to those regulations for a housing authority. (ECF □ 33-34).

2016 first inspections, 2017 non-inspection regime, 2019 Shadow Policy On May 1, 2016, under Mayor Mike Pantelides, the City began an initial round of inspections of the HACA properties, revealing 2,498 City Code violations, many of which presented dangers to health and safety and should have required relocation. (ECF 1 §§ 38-40). After that summer, the City conducted some follow-up inspections, but no HACA property was fully and properly licensed. (ECF 1 § 41). In 2017, newly appointed HACA Director Beverly Wilbourn identified City inspections as a hurdle to her success in balancing the HACA budget and interpreted the City’s inspection requirements as “unfunded mandates.” (ECF 1 §§ 51-52). In summer 2017, Wilbourn advised a HACA board member that she had reached an understanding with the City Manager that the City would work out an alternative agreement on inspections, ultimately ordering a halt of all inspections starting in late August 2017. (ECF 1 § 53). Then-Mayor Pantelides, an advocate of inspecting public housing, expressed frustration at HACA’s resistance to treating public housing properties the same as private rental units. (ECF 1 { 56). But Annapolis would soon return to not inspecting public housing. Mayor Pantelides was defeated a few months later in the November 2017 city election; even before new Mayor Gavin Buckley was seated, Wilbourn had discussed the inspection issue with him, with the City and HACA agreeing to stop inspections of HACA properties. (ECF 1 § 59). The only public evidence of the December 2017—May 2019 return to a non-inspection regime came when HACA residents called the City to complain about issues in their apartments, and representatives explained that the City no longer inspected the HACA properties. (ECF 1 § 60). In mid-May 2019, HACA and the City were involved in a lawsuit against a HACA tenant, and at a hearing in the case, a city inspection worker testified that Mayor Buckley had decided to exempt HACA from the City’s licensing requirement; afterward, HACA’s attorney sent an email thanking that employee for his

testimony on HACA’s behalf and copying city officials, Mayor Buckley, and HACA Director Wilbourn. (ECF 1 § 66).

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Bluebook (online)
Johnson v. City of Annapolis, Counsel Stack Legal Research, https://law.counselstack.com/opinion/johnson-v-city-of-annapolis-mdd-2022.