Mendes v. Wendling

CourtDistrict Court, W.D. Virginia
DecidedJuly 21, 2022
Docket5:19-cv-00072
StatusUnknown

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

Bluebook
Mendes v. Wendling, (W.D. Va. 2022).

Opinion

IN THE UNITED STATES DISTRICT COURT FOR THE WESTERN DISTRICT OF VIRGINIA HARRISONBURG DIVISION

NELSON MENDES, ) ) Plaintiff, ) ) Case No. 5:19-cv-00072 v. ) ) By: Elizabeth K. Dillon MATTHEW WENDLING, et al., ) United States District Judge ) Defendants. )

MEMORANDUM OPINION

Nelson Mendes owned property in Warren County (the Property) that was subject to zoning enforcement by Warren County employees. In the claims that remain before the court, he alleges that in enforcing the zoning ordinance defendants Matthew Wendling, Joseph Petty, and Taryn Logan (all employed by Warren County in the Planning Department) treated him differently than other property owners with similar violations (class of one), violating his rights under the Equal Protection Clause of the Fourteenth Amendment. Mendes also claims that Wendling’s unauthorized entry to his property infringed upon his Fourth Amendment rights. Defendants move for summary judgment on both claims. (Dkt. No. 42.) For the reasons stated below, the motion for summary judgment will be granted. I. BACKGROUND A. Generally On May 2, 2017, Mendes purchased the Property, a 6.667-acre parcel in Warren County. The Property is in the flood plain, is part of the Warren County Special Flood Hazard Area (SFHA), and sits on the bank of the Shenandoah River. The Property is located in the Agriculture (A) zoning district. On the Property, there are several structures: a deck, a ramp with stairs, a hoop house/greenhouse, and two garages. None of these structures is a residence. (Mendes Dep. 59, Dkt. No. 45-1.) Pursuant to County Code section 180-16F(1)(a), “All uses, activities and development occurring within any floodplain district shall be undertaken only upon the issuance of a zoning permit” and compliance with the Building Code is also required. Also,

pursuant to County Code section 180-32D(2), in the Agriculture District only one accessory building not larger than 600 square feet is allowed on the property without a primary structure if the lot is greater than 2 acres but less than 10 acres in size. Wendling, Petty, and Logan worked in the Planning Department during the enforcement action against the Property. Wendling was the Deputy Planning Director & Floodplain Manager. Petty worked as the Deputy Zoning Administrator until August 2019 when he became the Zoning Administrator. Logan served as Planning Director. B. Federal Emergency Management Agency (FEMA) and the Community Assistant Visit (CAV)

In 2016, Warren County passed a resolution to allow it to participate in the Federal Emergency Management Agency’s (FEMA) community rating system. This system allows residents who pay flood insurance to obtain discounts if the County qualifies for certain flood plain management practices. To participate, a Community Assistance Visit (CAV) is required. In December 2018, the County was advised that the CAV would occur in March 2019. Shortly thereafter, in preparation for the three-day CAV, Wendling began working on a list of communities and sites to visit. He was looking for properties in the SFHA where there were permanent structures. Wendling had been the Flood Plain Manager for eleven years, so he knew the sites in the floodplain and was also looking at public areas, such as boat landings. C. The Property Comes to the Attention of Wendling and Petty on January 11, 2019 On January 11, 2019, and in preparation for the CAV, Wendling was scrolling through the County’s aerial geographic imaging system (GIS) looking for a boat landing, belonging to someone named Simpson, that happened to be near the Property. (Wendling Dep. 27, Dkt. No.

45-4.) While doing so, Wendling observed the Property because “it just stuck out like a sore thumb.” (See GIS images of the Property, Dkt. No. 43-24.) He could see that the Property had been cleared and that there were structures in the floodplain. (See id.) “It was a complete different look than the adjacent parcels, in the way of the adjacent parcels are a combination of forestry and there are some single-family dwellings down the road.” When Wendling saw the Property, Petty was in the office and Wendling called Petty over to show him the structures on the Property. (Wendling Dep. 53.) Petty noted that there was a large area of the Property, five to six acres, that had been clearcut. (Petty Dep. 19, Dkt. No. 45-3.) In toggling between an earlier year and the current GIS, “there was quite a difference in the two” according to Petty. (Id.) In reviewing the Property site on the GIS, Petty observed three structures, a deck, and a ramp. (Id.

at 48-49.) After viewing the GIS image, Petty researched whether the structures on the Property had permits, and he accurately found that none of them had building permits. (Petty Dep. 22.) He also found that the Property had open issues with the Warren County Building Inspection department related to “land disturbing activity” and electrical permits. (Id. at 24.) That same day, a Friday, in the afternoon, Wendling was going out in the field to see some County-owned property in the SFHA. He then proceeded to Simpson’s boat landing and, without prompting from anyone, then to the Property. Wendling accessed the Property without the permission or knowledge of Mendes. Mendes had posted “No Trespassing” signs on the Property which Wendling bypassed. (Mendes Dep. 118). Wendling proceeded 500 feet onto the Property while remaining approximately 100 feet from all the structures. (Wendling Dep. 46- 47). He saw a shed at the top of the hill and two structures. He got out of the car and saw the hoop house and the two sheds and the railing of the deck. It appeared to be a combination of

recreational and agricultural land use with no observed erosion issues from the disturbed area of the land. Wendling did not mention this site visit, or his observations from the site visit, to Petty until after Mendes filed this lawsuit. (Wendling Decl. ¶ 7, Dkt. No. 43-27.) Prior to January 11, 2019, Petty and Logan had no knowledge of Mendes or the Property. (Petty Dep. 15, 20; Logan Dep. 36-39, Dkt. No. 45-2.) Wendling had no knowledge of Mendes until January 11, 2019, but he had learned of the Property in 2015 (under different ownership) when dealing with an electrical permit issue. (Wendling Dep. 24-25.) D. Petty Issues a Notice of Violation on January 16, 2019 After having observed the GIS imaging of the Property and without knowledge of Wendling’s site visit, Petty alone determined, as Deputy Zoning Administrator, that the Property

was in violation of County Code sections 180-16(F)(1) and 180-31(D)(2). (Petty Dep. 99-100; Wendling Dep. 51.) Pursuant to County Code section 180-60D, the Zoning Administrator is directed to “investigate any alleged violation, and, if it is determined that a violation does exist, the Zoning Administrator shall notify the person permitting or committing the violation to cease and/or correct such violation.” Petty issued a notice of violation (NOV) for the Property to Mendes on January 16, 2019, which notice provided for an appeal before the Board of Zoning Appeals within thirty days. (Notice of Violation, Dkt. No. 43-1.) Wendling saw the letter, but he provided no comment. (Wendling Dep. 56.) It was Petty’s general practice to issue NOVs as the first communication to a property owner for zoning violations. Indeed, between January 1, 2018, and June 30, 2019, Petty issued 109 NOVs, with only 25 of those preceded by a Notice of Inspection. (Petty Decl. ¶ 7, Dkt. No. 43-26.) Mendes’ first interaction with any of the defendants was his receipt of the NOV. On

February 8, 2019, Mendes and Petty met at the Property, making this the first time Petty had been to the property. (Petty Dep. 36). After this meeting, Mendes and Petty were unable to reach an agreement about what permits were required for the structures.

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Mendes v. Wendling, Counsel Stack Legal Research, https://law.counselstack.com/opinion/mendes-v-wendling-vawd-2022.