Knutson v. Oklahoma City City of

CourtDistrict Court, W.D. Oklahoma
DecidedJuly 22, 2019
Docket5:14-cv-00606
StatusUnknown

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

Bluebook
Knutson v. Oklahoma City City of, (W.D. Okla. 2019).

Opinion

IN THE UNITED STATES DISTRICT COURT FOR THE WESTERN DISTRICT OF OKLAHOMA

FREDRICK BRUCE KNUTSON, ) an individual, ) ) Plaintiff, ) ) vs. ) Case No. CIV-14-606-SLP ) CITY OF OKLAHOMA CITY, ) a municipal corporation, et al., ) ) Defendants. )

ORDER

Before the Court are Defendant City of Oklahoma City’s (“City”) Motion for Summary Judgment, Defendants Charles Locke (“Locke”) and Christopher Smith’s (“Smith”) Motion for Summary Judgment, and Plaintiff’s Partial Motion for Summary Judgment. These motions are fully briefed. Based upon the parties’ submissions, the Court makes its determination. I. Background Plaintiff owns property in Oklahoma City, at 9101 S. Council Road. Plaintiff’s property is zoned agricultural, or “AA”, and has been zoned AA since Plaintiff purchased the property in 2003. Plaintiff uses his property for agricultural purposes, and his single- family rural homestead is also located on his property. Plaintiff has made multiple attempts to rezone his property to a zoning classification other than AA, but each request has been denied. Defendant City is a local municipal corporation. Defendant City creates ordinances and regulations with regard to zoning and other matters within the city limits of Oklahoma City pursuant to its powers as a municipality. Defendant Locke has been employed as the

Code Enforcement Superintendent for Oklahoma City from July 2009 to present. He is responsible for enforcing portions of the Oklahoma City Municipal Code and supervising all employees within the Code Enforcement Division, including Defendant Smith. In August 2006, Defendant Smith began his employment in the Code Enforcement Division as a Code Inspector I. Defendant Smith’s job duties as a Code Inspector I included

responding to complaints regarding certain code violations and issuing violation notices and/or citations when he observed municipal code violations. Beginning in July 2009, the Code Enforcement Division began investigating and enforcing Oklahoma City zoning violations, including but not limited to Defendant City’s sign code. In response to the denial of his applications to rezone his property, Plaintiff painted

signs on farm equipment and other objects located on his property. These signs included messages that were critical of, and derogatory toward, Plaintiff’s neighbors, the City government, and City officials, including City Councilman Lawrence McAtee and Defendant Locke. Plaintiff has posted hundreds of signs over the years and has had different signs displayed during different time periods.

Defendant City has adopted ordinances which dictate the manner in which people may display outdoor signs (the “Sign Code”). Chapter 3, section 100 of the Sign Code includes ten (10) subparagraphs which identify various types of signs that may be displayed without a permit. Chapter 3, section 100, subsection 6 of the Sign Code provides: § 3-100. – Temporary signs and display material not requiring a permit.

No permit shall be required for the following temporary signs and display materials. Said signs shall conform to the standards contained in this section, and to sight triangle regulations. All such signs shall be securely attached to a structure or to stakes or posts that are firmly embedded in the ground. They shall not be illuminated unless specifically permitted herein.

* * * (6) Noncommercial, expressive signs, residential. Noncommercial expressive signs limited to two signs per frontage with an aggregate of eight square feet of display surface area per frontage shall be permitted in residential areas.

Sign Code § 3-100(6). Over the years, Defendant City has received numerous complaints regarding various signs,1 displays, inoperable vehicles, and high grass on Plaintiff’s property, and City code inspectors went to Plaintiff’s property 50 to 100 times. Until June 2012, Plaintiff never received a citation for any violation, but had received at least one notice of violation. Prior to June 2012, Defendant Smith was told by his superiors that § 3-100(6) could not be applied to property zoned AA and had been directed by Defendant Locke in the spring of 2010 to respond specifically to an illegal signs complaint concerning Plaintiff’s property as “no violation.”

1 The number and size of the signs on Plaintiff’s property remained fairly constant between 2010 and 2012. On June 11, 2012, Defendant City received a complaint at its Action Center regarding a potential code violation at Plaintiff’s property. Defendant Smith was assigned to investigate the complaint. On June 12, 2012, Defendant Smith went to Plaintiff’s

property and observed several large, noncommercial, expressive signs on the property. Defendant Smith issued a Notice of Violation for violating the size and number restrictions set forth in § 3-100(6). A formal Notice of Violation was sent to Plaintiff on June 13, 2012. The notices of violation ordered Plaintiff to remove the signs or face criminal prosecution. It was determined by the City’s Municipal Counselor’s Office that the phrase “residential

area” as used in § 3-100(6) could include AA zoned property and because Plaintiff’s property had a residence and neighboring properties contained residences, § 3-100(6) could be applied to Plaintiff’s property.2 On June 27, 2012, Defendant City received a letter from Plaintiff requesting a hearing on the Notice of Violation. A meeting regarding the Notice of Violation was

scheduled for July 23, 2012. Defendant Locke and an assistant municipal counselor attended the meeting on behalf of Defendant City. Plaintiff was given the opportunity to present information regarding the signs on his property. Following the meeting, Plaintiff was advised that the Notice of Violation would not be reversed and that he could appeal the decision. Plaintiff chose not to appeal the decision. Sometime after the Notice of

Violation was issued, Plaintiff began to display signs directly critical of Defendant Locke.3

2 It is unclear exactly when the Municipal Counselor’s Office made this determination. 3 It appears most likely that the signs were added after Defendant Locke’s decision not to reverse the Notice of Violation. On August 27, 2012, Defendant Smith sent an e-mail to Defendant Locke attaching photographs of the signs currently displayed on Plaintiff’s property, which included the signs critical of Defendant Locke.

At the same time Plaintiff requested a hearing, Plaintiff advised the City of a property located at 12825 SW 58th Street that had a number of large signs displayed on its property. In July 2012, a City Code Inspector I was assigned to inspect the property. The property was inspected, and a notice of violation was issued. However, after further investigation, it was determined that there was no violation of the Sign Code because the

signs were determined to be “antique” or “collectable” signs.4 On September 5, 7, 10, and 12, 2012, Defendant Smith checked Plaintiff’s property and observed that Plaintiff still had noncommercial, expressive signs in excess of the limits provided for in § 3-100(6) on his property. Plaintiff was issued four municipal court citations (one for each day) for violating the ordinance and photographs of the property

were taken each day.5 The Municipal Counselor’s Office filed informations against Plaintiff, one for each day of the citations. Plaintiff contested the allegation that he was in violation of § 3-100(6), and a criminal trial was held on January 18, 2013 for all four criminal citations. At the conclusion of the trial, Plaintiff was convicted of all four citations and was fined $400 plus costs for

each case. Plaintiff appealed the decision to the Oklahoma Court of Criminal Appeals. On

4 There is nothing in the Sign Code that defines or discusses “collectable” or “antique” signs.

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Knutson v. Oklahoma City City of, Counsel Stack Legal Research, https://law.counselstack.com/opinion/knutson-v-oklahoma-city-city-of-okwd-2019.