Kimberly Regenesis, LLC v. Lee County

64 F.4th 1253
CourtCourt of Appeals for the Eleventh Circuit
DecidedApril 10, 2023
Docket21-13880
StatusPublished
Cited by11 cases

This text of 64 F.4th 1253 (Kimberly Regenesis, LLC v. Lee County) is published on Counsel Stack Legal Research, covering Court of Appeals for the Eleventh Circuit primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

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

Opinion

USCA11 Case: 21-13880 Document: 50-1 Date Filed: 04/10/2023 Page: 1 of 21

[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 USCA11 Case: 21-13880 Document: 50-1 Date Filed: 04/10/2023 Page: 2 of 21

2 Opinion of the Court 21-13880

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 dis- covery 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 deposi- tion, 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 USCA11 Case: 21-13880 Document: 50-1 Date Filed: 04/10/2023 Page: 3 of 21

21-13880 Opinion of the Court 3

nonparty may sometimes appeal when he has participated before the district court, the commissioner didn’t participate at all. Be- cause 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 prop- erty. The sober home is situated on 5.15 acres in Lee County, Flor- ida. Our plaintiffs, Kimberly ReGenesis, LLC and Damascus Trad- ing Company, LLC, own and operate the facility. In 2014, the so- ber 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 pro- spect of this large facility opening up in their residential neighbor- hood. So a number of residents formed a political action commit- tee to support commissioners who opposed the rezoning applica- tion. The political action committee also ran ads on local radio USCA11 Case: 21-13880 Document: 50-1 Date Filed: 04/10/2023 Page: 4 of 21

4 Opinion of the Court 21-13880

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 commission- ers. There were five commissioners: Brian Hamman, John Man- ning, 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 commission- ers reasoned that the sober home’s project was “potentially de- structive to the character and integrity of the residential neighbor- hood 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 de- nied 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 accom- modation 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, ex- plaining 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 ap- plication of its zoning code to prevent use of the [sober home] by USCA11 Case: 21-13880 Document: 50-1 Date Filed: 04/10/2023 Page: 5 of 21

21-13880 Opinion of the Court 5

[its] patients, and the denial of its request for reasonable accommo- dation, constitute[d] discrimination under Title II of the [Ameri- cans with Disabilities Act].” In other words, the sober home al- leged that the county “discriminate[d] against . . . persons in recov- ery.” As discovery went underway, the sober home sought to de- pose—and get documents from—three of the county commission- ers who denied the sober home’s rezoning application. To that end, the sober home served notices on the county for the deposi- tions 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 Commis- sioner 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 deposi- tions were “not proportional to the needs of the case.” The com- missioners 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 USCA11 Case: 21-13880 Document: 50-1 Date Filed: 04/10/2023 Page: 6 of 21

6 Opinion of the Court 21-13880

immunity from discovery. So, “even if the [c]ommissioners had absolute or qualified immunity, that [would] not render them im- mune 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 commis- sioners’ “private and public communications” and the “factual ba- ses” for their votes. A few things happened before a ruling on the county’s mo- tion for a protective order. First, the magistrate judge held a hear- ing on the motion.

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Cite This Page — Counsel Stack

Bluebook (online)
64 F.4th 1253, Counsel Stack Legal Research, https://law.counselstack.com/opinion/kimberly-regenesis-llc-v-lee-county-ca11-2023.