Kimberly Regenesis, LLC v. Lee County

64 F.4th 1253
Court of Appeals for the Eleventh Circuit·Decided April 10, 2023·No. 21-13880·Published·Cited by 11 cases

Opinion

[PUBLISH]

In the

United States Court of Appeals For the Eleventh Circuit

No. 21-13880

KIMBERLY REGENESIS, LLC, DAMASCUS TRADING COMPANY, LLC, Plaintiffs-Appellees,

versus LEE COUNTY, a Florida political subdivision,

Defendant-Appellant.

Appeal from the United States District Court for the Middle District of Florida D.C. Docket No. 2:19-cv-00538-SPC-NPM

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Before LUCK, LAGOA, and TJOFLAT, Circuit Judges. PER CURIAM:

This case arises out of a sober home’s battle to rezone its property. When its efforts came up short, the sober home sued the county in federal court, alleging disability discrimination. As discovery got underway, the sober home served a notice of deposition in which it sought to depose one of the county commissioners who voted down its rezoning request. The county opposed the deposition , arguing that the commissioner was shielded from discovery by absolute quasi-judicial immunity. But the commissioner never objected to the deposition request or otherwise appeared before the district court. The district court found that the immunity didn’t apply. At that point, the county and the commissioner appealed. Their sole argument on appeal is that the district court erred by denying the commissioner quasi-judicial immunity.

The problem is that their appeal is not justiciable. First, the county may not appeal because it lacks appellate standing under Article III. To appeal, a party must be aggrieved by the district court’s order. But it’s the commissioner—not the county—who has the (alleged) immunity. So the county has suffered no injury and cannot challenge the district court’s denial of the immunity on appeal. Second, the commissioner may not appeal because he was not a named party to this case and did not become a party through intervention, substitution, or third-party practice. While a

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nonparty may sometimes appeal when he has participated before the district court, the commissioner didn’t participate at all. Because the county has no appellate standing, and the commissioner did not participate below, we must dismiss this appeal.

FACTUAL BACKGROUND AND PROCEDURAL HISTORY This case is about a sober home’s attempt to rezone its property . The sober home is situated on 5.15 acres in Lee County, Florida . Our plaintiffs, Kimberly ReGenesis, LLC and Damascus Trading Company, LLC, own and operate the facility. In 2014, the sober home applied to rezone the land. The goal was to rezone the property from agricultural to a special designation for treatment facilities. This would allow the sober home to expand and operate as a “treatment center and detoxification facility.”

At first, things were looking good for the sober home. It met with Lee County staff members and put together an application for rezoning. The plan called for the creation of a “holistic medicine center” that would include ninety beds, a kitchen, nine dwelling units, a place of worship, and 9,000 square feet of medical offices and retail space. The county’s staff members and a hearing officer signed off on the application, recommending approval.

Some residents of Lee County weren’t happy with the prospect of this large facility opening up in their residential neighborhood . So a number of residents formed a political action committee to support commissioners who opposed the rezoning application . The political action committee also ran ads on local radio

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stations. Some members of the community also spoke out against the sober home.

In the heat of this public opposition, the sober home faced a public hearing before Lee County’s board of county commissioners . There were five commissioners: Brian Hamman, John Manning , Frank Mann, Larry Kiker, and Cecil Pendergrass. After the hearing, the commissioners—overruling their staff members and the hearing officer—voted down the rezoning. The commissioners reasoned that the sober home’s project was “potentially destructive to the character and integrity of the residential neighborhood environment and therefore [did] not meet” the county’s land use requirements.

The sober home challenged the commission’s ruling in state court. But the Florida circuit court and district court of appeal denied the sober home’s petition. When that failed, the sober home sent a letter to the county asking for a reasonable accommodation. The sober home asked the county to “grant a reasonable accommodation administratively to treat the proposed use as a permitted use or, in the alternative, to rezone the property.” About a month and a half later, the county denied the sober home’s request, explaining that the request would result in a “fundamental alteration” of its zoning scheme.

That brings us to this case. On July 31, 2019, the sober home sued the county in federal court and brought one count under the Americans with Disabilities Act. It alleged that “[t]he county’s application of its zoning code to prevent use of the [sober home] by

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[its] patients, and the denial of its request for reasonable accommodation , constitute[d] discrimination under Title II of the [Americans with Disabilities Act].” In other words, the sober home alleged that the county “discriminate[d] against . . . persons in recovery .”

As discovery went underway, the sober home sought to depose —and get documents from—three of the county commissioners who denied the sober home’s rezoning application. To that end, the sober home served notices on the county for the depositions of those three commissioners (Commissioners Pendergrass, Mann, and Manning). The sober home also served a subpoena on Commissioner Manning. None of the commissioners were named parties to this case.

The county moved for a protective order and to quash the subpoena. Its motion sought to “preclude the depositions” of the nonparty commissioners and to “quash the subpoena to Commissioner Manning.” The county raised three arguments. First, the county argued that the nonparty commissioners were cloaked in “quasi-judicial immunity” and thus “immune from discovery.” Second, the county asserted that, even if the commissioners were not immune, they should be shielded from the depositions under the “apex doctrine.” Third, the county contended that the depositions were “not proportional to the needs of the case.” The commissioners did not appear in the case or join the motion.

The sober home opposed the county’s motion. First, the sober home argued that immunity from suit does not mean

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immunity from discovery. So, “even if the [c]ommissioners had absolute or qualified immunity, that [would] not render them immune from all discovery.” Second, the sober home asserted that the apex doctrine did not apply because the commissioners were not “high government officials . . . who had no personal knowledge of the events in question.” Third, the sober home maintained that it was “entitled to full discovery” of the commissioners ’ “private and public communications” and the “factual bases ” for their votes.

A few things happened before a ruling on the county’s motion for a protective order. First, the magistrate judge held a hearing on the motion. A lawyer appeared “on behalf of the [d]efendant ” Lee County (and another lawyer appeared for the sober home), but the nonparty commissioners did not appear. Second, both the sober home and the county later filed notices of supplemental authority to support their positions. Third, the magistrate judge then held a second hearing. Again, only the sober home and the county appeared.

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Kimberly Regenesis, LLC v. Lee County, 64 F.4th 1253 (11th Cir. 2023).

64 F.4th 1253 (Kimberly Regenesis, LLC v. Lee County) — published by Counsel Stack Legal Research, free access to 12M+ legal documents.

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