LaVon Moore v. Hiram Twp., Ohio

988 F.3d 353
CourtCourt of Appeals for the Sixth Circuit
DecidedFebruary 19, 2021
Docket20-3259
StatusPublished
Cited by32 cases

This text of 988 F.3d 353 (LaVon Moore v. Hiram Twp., Ohio) is published on Counsel Stack Legal Research, covering Court of Appeals for the Sixth Circuit primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
LaVon Moore v. Hiram Twp., Ohio, 988 F.3d 353 (6th Cir. 2021).

Opinion

RECOMMENDED FOR PUBLICATION Pursuant to Sixth Circuit I.O.P. 32.1(b) File Name: 21a0041p.06

UNITED STATES COURT OF APPEALS FOR THE SIXTH CIRCUIT

LAVON MOORE, Successor Trustee of the Clarence M. ┐ Moore and Laura P. Moore Trust, │ Plaintiff-Appellant, │ > No. 20-3259 │ v. │ │ │ HIRAM TOWNSHIP, OHIO; JANET PANCOST; GARY │ BOTT; THOMAS FRANEK; RICHARD GANO; DOES 1–10, │ Defendants-Appellees. │ ┘

Appeal from the United States District Court for the Northern District of Ohio at Akron. No. 5:19-cv-01750—George J. Limbert, Magistrate Judge.

Decided and Filed: February 19, 2021

Before: MOORE, GILMAN, and GRIFFIN, Circuit Judges.

_________________

COUNSEL

ON BRIEF: Joel A. Holt, ICKES & HOLT, Stow, Ohio, for Appellant. Tonya J. Rogers, BAKER, DUBLIKAR, BECK, WILEY & MATHEWS, North Canton, Ohio, for Appellees.

GILMAN, J., delivered the opinion of the court in which GRIFFIN, J., joined. MOORE, J. (pp. 17–24), delivered a separate dissenting opinion. _________________

OPINION _________________

RONALD LEE GILMAN, Circuit Judge. This case involves a zoning dispute over LaVon Moore’s right to continue using his rural property in Ohio as a private airport. No. 20-3259 Moore v. Hiram Twp., Ohio Page 2

Moore filed the present suit under 42 U.S.C. § 1983, alleging that Hiram Township, members of the Township’s Board of Zoning Appeals (BZA members), and the Township’s Zoning Inspector (collectively, the defendants) violated (1) his procedural due process rights by not following the proper process for issuing a certificate of nonconforming use, (2) his substantive due process rights by unlawfully restricting the use of his property, and (3) his equal protection rights by not requiring other similarly situated landowners to apply for a certificate of nonconforming use. The district court dismissed the case based on the doctrine of res judicata. For the reasons set forth below, we AFFIRM the judgment of the district court.

I. BACKGROUND

Because we are reviewing a dismissal pursuant to Rule 12(c) of the Federal Rules of Civil Procedure, we accept as true all of the factual allegations contained in Moore’s complaint. See Kottmyer v. Maas, 436 F.3d 684, 689 (6th Cir. 2006). Moore is the successor trustee of an Ohio trust that is the record title holder of approximately 108 acres of real property located in Hiram, Ohio (the Property). Although Laureen Ruth Moore Copeland was listed as the successor trustee in the prior state-court litigation involving this zoning dispute, LaVon Moore now serves in that role. The Moore family, individually or in trust, has owned and maintained the Property since 1813. They have operated Far View Airport, a small airport located on the Property, since 1948.

Around 1951, the Township enacted a zoning resolution that zoned the Property as Rural-Residential and classified the airport as a nonconforming use. Under Ohio zoning law, a “nonconforming use” is a lawful, preexisting use of property established prior to the enactment of a land-use regulation. See Ohio Rev. Code § 519.19. A nonconforming use can continue so long as the use is not abandoned for two years or more. Id.

The airport has been active in varying degrees since its inception. But its use for ultralight aircraft and hang gliders started only recently, and that use has prompted nuisance complaints from neighboring landowners. In 2016, Township officials told Moore that he needed to acquire a certificate of nonconforming use in order to continue the airport’s operations. After two unsuccessful attempts to secure a certificate, Moore was directed to apply to the BZA. No. 20-3259 Moore v. Hiram Twp., Ohio Page 3

This prompted Moore to request a certificate from Zoning Inspector Richard Gano, who in turn referred the matter to the BZA for a hearing.

In September 2016, the BZA conducted a public hearing to determine whether to issue Moore a certificate of nonconforming use. The BZA voted to grant Moore a certificate at the end of the hearing, but imposed several conditions on the certificate. Moore timely appealed the BZA’s decision to the Portage County Common Pleas Court pursuant to Ohio Revised Code § 2506.01 et seq. (hereinafter the § 2506 Appeal), naming Hiram Township as the sole defendant. He argued that the BZA’s actions were illegal, arbitrary, capricious, unreasonable, and unconstitutional because, among other things, (1) the BZA erred by issuing Moore an improper certificate of nonconforming use, (2) the BZA exceeded its statutory authority by placing illegal conditions on Moore’s nonconforming use, (3) the BZA violated Ohio law by placing conditions on Moore’s nonconforming use that effectively barred the use from continuing if the airport was ever sold or transferred, and (4) the BZA erred by not following its regular procedures for issuing a nonconforming-use certificate.

In July 2017, the state trial court determined that the BZA had properly issued the certificate, but the court modified several of the conditions imposed by the BZA. Both Moore and the Township appealed the trial court’s judgment to the Ohio Court of Appeals. The Township argued that the trial court’s modifications to the restrictions placed on the certificate were inconsistent with both the Moore family’s prior use and the Township’s zoning resolution. Moore in turn argued that (1) the restrictions placed on the certificate were themselves unlawful, and (2) the trial court erred in holding that the BZA was authorized to decide that large-scale use of the airport for ultralight aircraft and hang gliders was a nuisance. In December 2018, the Ohio Court of Appeals affirmed the trial court’s judgment in its entirety. Neither the Township nor Moore appealed the matter to the Ohio Supreme Court.

While his appeal of the state trial-court judgment was pending in the Ohio Court of Appeals, Moore turned to the federal courts and filed a complaint in October 2018. As set forth in an authorized refiled complaint, Moore’s four claims against the defendants are for (1) a violation of his procedural due process rights under 42 U.S.C. § 1983 for allegedly not pursuing the proper process for issuing a certificate of nonconforming use, (2) a violation of his No. 20-3259 Moore v. Hiram Twp., Ohio Page 4

substantive due process rights under 42 U.S.C. § 1983 for restricting the use of his property in an allegedly unlawful manner, (3) a violation of his equal protection rights under 42 U.S.C. § 1983 for not requiring other allegedly similarly situated landowners to apply for a certificate of nonconforming use, and (4) punitive damages. The Township and the individual defendants filed a motion for judgment on the pleadings based on res judicata, qualified immunity, and the expiration of the statute of limitations. In January 2020, the district court granted the motion, concluding that Moore’s claims were barred by the doctrine of res judicata. This timely appeal followed.

II. ANALYSIS

A. Standard of review

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Bluebook (online)
988 F.3d 353, Counsel Stack Legal Research, https://law.counselstack.com/opinion/lavon-moore-v-hiram-twp-ohio-ca6-2021.