MAY v. PRITCHETT

CourtDistrict Court, M.D. Georgia
DecidedDecember 16, 2021
Docket3:19-cv-00082
StatusUnknown

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

Bluebook
MAY v. PRITCHETT, (M.D. Ga. 2021).

Opinion

IN THE UNITED STATES DISTRICT COURT FOR THE MIDDLE DISTRICT OF GEORGIA ATHENS DIVISION

CHRISTINE MAY, *

Plaintiff, *

vs. * CASE NO. 3:19-CV-82 (CDL)

MORGAN COUNTY, *

Defendant. *

O R D E R Christine May was convicted of violating a Morgan County ordinance that prohibited short-term rentals of single-family residential homes. The Superior Court judge sentenced May to thirty days in jail, and she served two days. May’s conviction was eventually overturned on appeal, and she now asserts a federal malicious prosecution claim against Morgan County under 42 U.S.C. § 1983. The County contends that it is entitled to summary judgment on the issue of liability. So does May. For the reasons set forth below, the Court finds that May did not establish that Morgan County subjected her to a seizure within the meaning of the Fourth Amendment. Without a Fourth Amendment seizure, May’s § 1983 malicious prosecution claim fails. Accordingly, the county’s summary judgment motion (ECF No. 60) is granted, and May’s summary judgment motion (ECF No. 63) is denied. SUMMARY JUDGMENT STANDARD Summary judgment may be granted only “if the movant shows that there is no genuine dispute as to any material fact and the movant is entitled to judgment as a matter of law.” Fed. R. Civ. P. 56(a). In determining whether a genuine dispute of material fact exists to defeat a motion for summary judgment, the evidence is viewed in the light most favorable to the party

opposing summary judgment, drawing all justifiable inferences in the opposing party’s favor. Anderson v. Liberty Lobby, Inc., 477 U.S. 242, 255 (1986). A fact is material if it is relevant or necessary to the outcome of the suit. Id. at 248. A factual dispute is genuine if the evidence would allow a reasonable jury to return a verdict for the nonmoving party. Id. FACTUAL BACKGROUND May is a real estate agent from New Jersey. She owned a vacation home in Morgan County, Georgia. Between 2009 and 2016, May rented her home to others on a short-term basis. Her property was zoned LR-1, “Lakeshore Low Density Residential.” Def.’s Mot. for Summ. J. Ex. A, 2005 Morgan Cnty. Zoning

Ordinance, ECF No. 60-6 at 163. The zoning ordinance, promulgated in 2005 and in effect until October 2010, stated that the purpose and intent of the zoning district where May’s home was located was “to encourage the development of low density, single family residential neighborhoods, and certain uses allied to or customarily incidental to traditional residential developments while stressing the preservation of the natural beauty of the lakeshore line and surrounding land.” Id. § 11.1.1. The ordinance listed specified permitted and conditional uses and stated that uses “that are neither permitted nor conditional are not allowed, and uses not

specifically listed in the table are not allowed in this zoning district.” Id. § 11.1.2. Single-family detached dwellings were permitted under the ordinance. Id. Table 1.1, ECF No. 60-6 at 169. Bed and breakfast establishments were conditionally permitted, subject to county approval, and hotels and motels were not permitted. Id., ECF No. 60-6 at 168, 170. The ordinance did not explicitly address short-term rentals of single-family dwellings; they were neither mentioned nor permitted in the table of permitted uses. In October 2007, the Morgan County Planning and Development Department (“Planning Department”) cited homeowner Douglas Nelms

for using his residential property for “nightly rentals.” Holt Aff. ¶ 4, ECF No. 60-15. A Morgan County magistrate judge presided over the code enforcement action against Nelms and found that Nelms “was renting his residential property for periods much less than thirty days.” Id. ¶ 5. The magistrate judge concluded that because the zoning ordinance did not specifically allow short-term vacation rentals, such use was prohibited. Id. ¶¶ 7-8. The magistrate judge advised Nelms “in open court that his residential home could be used for monthly rentals, or greater, but not for rental of less than 30 days.” Id. ¶ 9. The magistrate judge found Nelms guilty of a code violation and sentenced him to a fine. Id. ¶ 10. It is undisputed that the 2005 ordinance did not specify that thirty-

day rentals were permitted. At some point, the magistrate judge told Morgan County officials that the ordinance needed to be revised and clarified. Holt Dep. 17:1-6, ECF No. 63-10. In 2009, the Planning Department began receiving complaints from members of the community, including May’s neighbors, regarding noise, crowds, and litter associated with short-term rentals. Barker Dep. 16:18-24, 23:11-18, ECF No. 63-9; see also Jarrell Dep. 73:10-74:9, ECF No. 63-4 (stating that May’s neighbor called the Planning Department to complain about the comings and goings at May’s property “[p]retty much every Monday”). An assistant planner in the Planning Department sent

“cease and desist” letters to residential property owners, including May, who were suspected of engaging in “vacation or short term rentals” of less than 30 days. See Pl.’s Dep. Pl.’s Ex. 7, Letter from D. Peck to C. May (July 9, 2009), ECF No. 63- 14 at 38. The letter stated that the Morgan County magistrate judge had ruled in 2007 “that any rental less than a 30 day time period was considered a vacation rental or short term rental and that it was a violation of the Morgan County Zoning Ordinance.” Id. The letter warned that if vacation or short-term rentals continued, a citation would be issued. It is undisputed that most property owners, upon receiving the warning, stopped renting their homes for periods of fewer than thirty days. May, who had repeatedly rented her vacation home to persons for fewer

than thirty days as part of her financial plan to pay for the property, believed that the 2005 ordinance was unconstitutionally vague and could not be applied to her. In July 2010, the Morgan County Planning Commission held a meeting to discuss amending the zoning ordinance. A Planning Department staff member stated that given the lack of specific language in the 2005 ordinance regarding short-term rentals, the staff and county attorney “felt as if the County needed something more concrete in the Zoning Ordinance so that the use could be regulated.” Pl.’s Dep. Pl.’s Ex. 9, Morgan Cnty. Planning Comm’n Minutes 7 (July 22, 2010), ECF No. 63-14 at 63;

see Jarrell Dep. 64:17-65:1 (director of Planning Department stating that he “did not feel like it was a concern” to enforce the 2005 ordinance but agreed that the ordinance needed to be drafted to “better regulate” and “better enforce any concerns”). In September 2010, Planning Department staff presented a report to the Morgan County Board of Commissioners regarding a proposed vacation rental ordinance. The report stated that language regarding vacation rentals “Does not Exist” in the 2005 ordinance and that the county attorney had advised the Planning Department staff that the 2005 ordinance had “no official regulations . . . regarding vacation rentals.” Pl.’s Dep. Pl.’s Ex. 10, Staff Report 1-2 (Sept. 9, 2010), ECF No. 63-14 at 68- 69. The report noted that the Planning Department “needed

something more concrete” in the ordinance “to be able to more strictly enforce regulations on vacation rentals.” Id. at 2. In October 2010, Morgan County amended its zoning ordinance. The amended ordinance explicitly prohibits all rentals of single-family homes for fewer than thirty consecutive days. Def.’s Mot. for Summ. J. Ex. N, 2010 Morgan Cnty. Zoning Ordinance Chapter 15.35, ECF No. 60-19.

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MAY v. PRITCHETT, Counsel Stack Legal Research, https://law.counselstack.com/opinion/may-v-pritchett-gamd-2021.