Mack Industries, Ltd. v. Village of Dolton

2015 IL App (1st) 133620
CourtAppellate Court of Illinois
DecidedMay 26, 2015
Docket1-13-3620
StatusPublished
Cited by14 cases

This text of 2015 IL App (1st) 133620 (Mack Industries, Ltd. v. Village of Dolton) is published on Counsel Stack Legal Research, covering Appellate Court of Illinois primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Mack Industries, Ltd. v. Village of Dolton, 2015 IL App (1st) 133620 (Ill. Ct. App. 2015).

Opinion

Illinois Official Reports

Appellate Court

Mack Industries, Ltd. v. Village of Dolton, 2015 IL App (1st) 133620

Appellate Court MACK INDUSTRIES, LTD., Plaintiff-Appellant, v. THE VILLAGE Caption OF DOLTON and BERT HERZOG, Defendants-Appellees.

District & No. First District, Fifth Division Docket No. 1-13-3620

Filed March 31, 2015

Decision Under Appeal from the Circuit Court of Cook County, No. 12-CH-35480; the Review Hon. Thomas B. Allen, Judge, presiding.

Judgment Affirmed.

Counsel on James R. Pittacora and Elizabeth S. Stevens, both of Pittacora Law Appeal Group, LLC, of Chicago, for appellant.

Larry S. Kowalczyk and Jason Callicoat, both of Querrey & Harrow, Ltd., and John B. Murphey, of Rosenthal, Murphey, Coblentz & Donahue, both of Chicago, for appellees.

Panel JUSTICE REYES delivered the judgment of the court, with opinion. Presiding Justice Palmer concurred in the judgment and opinion. Justice Gordon concurred in part and dissented in part, with opinion. OPINION

¶1 Plaintiff Mack Industries, Ltd. (Mack), appeals an order of the circuit court of Cook County dismissing its verified amended complaint against defendants Village of Dolton (Village) and Bert Herzog (Herzog). On appeal, Mack contends the circuit court erred in dismissing three of the four counts of the verified amended complaint: (1) seeking a declaratory judgment; (2) alleging breach of contract by the Village; and (3) alleging willful and wanton, retaliatory misconduct by Herzog as the Village’s manager. For the following reasons, the judgment of the circuit court is affirmed.

¶2 BACKGROUND ¶3 The record on appeal discloses that on September 20, 2012, Mack filed a verified complaint against the Village, containing the following allegations. Mack is the owner and manager of approximately 195 single-family homes (Mack properties) in the Village, a home rule municipality. Mack’s complaint primarily arises out of the Village’s provision of water service. ¶4 At all times relevant to the complaint, the Village exercised control over the supply of water to residential properties within the Village. A Village ordinance 1 prohibited private companies and individuals from supplying water to any building, structure or premises into which water service is introduced. A Village ordinance also provided that water meter readings were to be taken every three months. If no one was present on the premises, the water meter reader was required to leave a United States postal card for the customer to record the water usage and mail the reading to the Village clerk. If no postal card was returned to the Village clerk within 10 days of a second meter reading, premises against which charges remained outstanding “may be considered for ‘red tagging’ in preparation for ‘shut off’ of water to the premises.” After the expiration of the time for payment as specified by ordinance, a list was required to be compiled of those premises with unpaid charges and the ordinance provided such premises “shall be authorized for ‘red tagging’ and ‘shut off.’ ” The ordinance required the Village clerk to send notice by mail to the owner of premises scheduled for “red tagging,” specifying the day and time the meter would be “red tagged” and water service would be shut off. By ordinance, owners and users of water service were jointly and severally liable for water charges. The ordinance further provided that if water charges were not paid within 60 days of the issuance of a bill, the charges would be deemed delinquent and constitute a lien on the real estate to which the service was supplied. The ordinance additionally provided, however, that the Village clerk could refrain from filing sworn statements regarding these liens with the recorder of deeds in Cook County if the Village proposed to sue the owner, occupant or user of

1 Although Mack’s complaint quoted various purported Village ordinances, the pleading did not indicate when the purported ordinances were adopted. The Village’s motion to dismiss Mack’s verified amended complaint attached copies of the purported ordinances as exhibits, but also without indicating when the purported ordinances were adopted. During oral argument, the parties did not dispute the substance of the Village’s ordinances or that the purported ordinances were in effect during the period of the dispute at issue. It should be noted, however, that the provision regarding “red tagging” is denoted as a “proposed ordinance” in the materials submitted to this court.

-2- the real estate in a civil action. Mack required its lessees to be responsible for the payment of water bills. ¶5 Mack alleged that the stated practice of the Village’s water department was to flag properties for disconnection of water service once a bill was more than 30 to 60 days overdue. If a payment was not made after a notice of termination, service would be disconnected. This practice allegedly applied to unpaid water bills in excess of $150. In addition, the Village entered into payment plans with tenants relating to water service, but required the tenant or owner to make an initial payment of at least 60% of the unpaid balance. ¶6 In the late summer of 2010, the Village allegedly ceased enforcing its water service ordinances with respect to the majority of the Mack properties, thereby failing to send notices of delinquency, “red tag” properties, and disconnect water service. In several instances, water service was not disconnected until the lessee vacated the property, leaving Mack solely responsible for the unpaid charges and a fee for reconnection of service. In many cases, the unpaid water bills on a property exceeded $700. In some instances, the Village agreed to payment plans with Mack’s lessees, under which only nominal payments were tendered to the Village, without notice to or the agreement of Mack. ¶7 Mack further alleged the Village routinely ignored requests to send notices of disconnection to Mack’s delinquent properties when the bills were 60 days overdue. In September 2010, Mack commenced corresponding with the Village about the difficulties Mack experienced regarding the lack of enforcement of the Village water ordinances. In January 2012, Mack also discussed the issue with the Village counsel, who promised prompt action. From August 2010 through September 2012, Mack was forced to pay in excess of $18,000 in water charges that accrued after Mack requested disconnection of services. Mack estimated it would be forced to remit in excess of $20,000 of water charges as of the date the complaint was filed, and further charges would continue to accrue until the issue was resolved. In March 2011, the Village commenced denying rental occupancy permits to properties with unpaid water charges, thereby preventing Mack from establishing new tenancies. ¶8 In count I of the verified complaint, Mack sought a judgment declaring the Village’s pattern and practices were not in compliance with the terms of the Village ordinance relating to water service by failing to: (1) conduct a second meter reading or leave the appropriate notices; (2) “red tag” premises after notice was provided; and (3) disconnect water service at properties more than 60 days delinquent in payment. Mack also sought an award of attorney fees. In count II of the verified complaint, Mack alleged the Village breached a contract to provide water service to property owners. Mack asserted the contract was created as a matter of law by the ordinance establishing the Village as the sole provider of water service. In count III of the verified complaint, Mack sought an injunction against retaliation by the Village.

Free access — add to your briefcase to read the full text and ask questions with AI

Related

Edwards v. Commuter Rail Division of the Regional Transportation Authority
2023 IL App (2d) 220437-U (Appellate Court of Illinois, 2023)
Hooke v. Montessori School of Lake Forest
2023 IL App (2d) 230059-U (Appellate Court of Illinois, 2023)
Berry v. City of Chicago
2019 IL App (1st) 180871 (Appellate Court of Illinois, 2019)
Apex Medical Research, AMR, Inc. v. Arif
145 F. Supp. 3d 814 (N.D. Illinois, 2015)
US Bank v. Kosterman
2015 IL App (1st) 133627 (Appellate Court of Illinois, 2015)
Cohn v. Guaranteed Rate Inc.
130 F. Supp. 3d 1198 (N.D. Illinois, 2015)
People v. Minter
2015 IL App (1st) 133627 (Appellate Court of Illinois, 2015)
Mack Industries, Ltd. v. The Village of Dolton
2015 IL App (1st) 133620 (Appellate Court of Illinois, 2015)

Cite This Page — Counsel Stack

Bluebook (online)
2015 IL App (1st) 133620, Counsel Stack Legal Research, https://law.counselstack.com/opinion/mack-industries-ltd-v-village-of-dolton-illappct-2015.