Santucci v. Levine

CourtDistrict Court, S.D. New York
DecidedAugust 8, 2019
Docket7:17-cv-10204
StatusUnknown

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

Bluebook
Santucci v. Levine, (S.D.N.Y. 2019).

Opinion

UNITED STATES DISTRICT COURT SOUTHERN DISTRICT OF NEW YORK

DENNIS SANTUCCI and KIMBERLEY SANTUCCI, Plaintiffs, -against- No. 17-cv-10204 (NSR)

MICHAEL LEVINE, individually, WILLIS OPINION & ORDER STEPHENS, individually, TONY HAY, individually and the TOWN OF SOUTHEAST, New York, Defendants.

NELSON S. ROMAN, United States District Judge Plaintiffs Dennis Santucci and Kimberley Santucci (“Plaintiffs”) initiated this action on December 29, 2017 by filing a federal complaint, which they amended on October 2, 2018, against Defendants Michael Levine, Willis Stephens, Tony Hay, and the Town of Southeast (the “Town”) (collectively, “Defendants”). (See Am. Compl. (“AC”), ECF No. 40.) Plaintiffs assert two claims pursuant to 42 U.S.C. § 1983, alleging that (1) Defendants Hay and the Town retaliated against them in violation of the First Amendment and (2) all Defendants violated their Fourteenth Amendment right to equal protection. Presently before the Court is Defendants’ motion to dismiss the AC pursuant to Federal Rule of Civil Procedure 12(b)(6) (the “Motion”). (See Defs. Mot. to Dismiss (“Defs. Mot.”), ECF No. 43.) For the following reasons, Defendants’ motion is GRANTED. BACKGROUND The following facts are derived from the AC and are assumed to be true for the purposes of the Motion. USDC CDNY DOCUMENT || ELECTRONICALLY FILED | | DOC A: __ NV nanp ed pn. ntcy |

I. Factual Background A. Plaintiffs’ Property Grievances Plaintiffs are the owners of a parcel of land located at 5 Shady Lane, Southeast, New York. (AC ¶ 2.) They have resided at 5 Shady Lane since July 2013. (Id.) Plaintiffs’ neighbor is Mr.

Eric Heinecke (“Heinecke”), who resides at 7 Shady Lane. (Id. ¶¶ 3, 11.) As the AC details, 5 Shady Lane and 7 Shady Lane are contiguous properties, slopping downwards from north to south. (Id. ¶ 11.) Both properties are also situated in a R-60 zoning district within the Town. (Id.) Unfortunately for Plaintiffs, Heinecke has “openly and continuously” used and developed his property in a manner that allegedly violates several provisions of the Town Code. (Id. ¶ 14.) Specifically, Heinecke has (1) expanded a “visually offensive” motorcycle racetrack (“Motocross Track”), in violation of Town Code Section 134-3; (2) created and used an access road to the Motocross Track; (3) altered his property’s grades to the north, south, and west as a result of the Motocross Track’s expansion, in violation of Town Code Section 69-8; (4) publicly advertised and operated a commercial automobile repair facility on his property, which created substantial noise

and violated Town Code Section 138-17; (5) constructed “unsightly and extremely high” berms, in violation of Town Code Section 69; (6) permitted the use of motor vehicles within 100 feet of Plaintiffs’ property, in violation of Chapter 134(E) of the Town Code; (7) removed soil from the common boundary with Plaintiffs’ property, in violation of Town Code Section 69-8; (8) added several hundred cubic yards of fill, in violation of the Town Code1; (9) constructed a “watchtower” for spectators to observer races; and (10) converted a former restaurant into a residence. (Id.) Plaintiffs have not stood silent about these issues. Rather, they have repeatedly challenged Defendants about the legality of Heinecke’s use of his property, although the AC is often not clear

1 The AC does not provide the specific Town Code provision Heinecke allegedly violated. about when Plaintiffs specifically raised their concerns. As detailed below, Defendants have generally dismissed or ignored Plaintiffs’ ten complaints. 1. Motocross Track At the heart of Plaintiffs’ allegations is the Motocross Track. Plaintiffs, for their part, have

identified to Defendants several Town Code violations related to this use of Heinecke’s property. (Id. ¶ 12.) On July 12, 2017, Defendant Levine—the Town’s Building Inspector (id. ¶ 3)— eventually addressed these Motocross Track-related complaints, but he did not resolve the issue in Plaintiffs’ favor.2 (Id. ¶ 12.) Instead, he concluded that the Motocross Track was a permissible “accessory use” under Town Code Section 138-4B. (Id.) Because the Motocross Track was an “accessory use,” Defendant Levine “refused to enforce” the Town Code against Heinecke. (Id.) In doing so, he also “singled [] Plaintiffs out” for complaining about Heinecke’s property use. (Id.) 2. Access Road to the Motocross Track At some earlier point in time, Heinecke asserted a property interest in the northern corner of Plaintiffs’ land for use as a vehicular access point. (Id. ¶ 18.) Eventually, on December 14,

2015, Defendant Levine urged Plaintiffs to allow Heinecke to use this corner, and to remove the surveyor marker delineating the northern lot line of their property. (Id. ¶ 19.) Defendant Levine explained that if they allowed Heinecke to use this northern corner, as requested, “a ‘lot’ of Plaintiffs’ problems with the [T]own would ‘go away.’” (Id. ¶ 20.) Plaintiffs did not agree, which extended their “difficulties” with the Town.3 (Id. ¶ 21.)

2 Defendant Levine’s decision appears to be included in Defendants’ Exhibit List, Exhibit D. (Defs. Mot. Exhibit List (“Defs. Ex. List”), ECF No. 46, Ex. D.) The Court has taken judicial notice of the records listed in Exhibits B-F of Defendants Exhibit List, as it is permitted to do on a motion to dismiss. Weiss v. Inc. Vill. of Sag harbor, 762 F. Supp. 2d 560, 567 (E.D.N.Y. 2011). 3 The AC does not note what those difficulties specifically entailed. 3. Alteration of Property Grades Heinecke “frequently and extensively” altered—and apparently continues to alter—the grades on his property. (Id. ¶ 22.) Despite awareness of these alterations and Plaintiffs’ “repeated objections,” Defendant Stephens—the Town Attorney and Heinecke’s personal attorney for zoning/land disputes (id. ¶ 5)—has not taken action against Heinecke.4 (Id.¶ 23.)

4. Operation of an Automobile Repair Shop on the Property In conjunction with his Motocross Track, Heinecke operated a commercial vehicle repair facility on his property, which Defendant Stephens frequently used. (Id. ¶¶ 24-25.) Plaintiffs, on an unspecified date, lodged a complaint to Defendant Levine about this issue. (Id. ¶ 26.) Defendant Levine later advised Heinecke that he would inspect the facility, allowing Heinecke to “conceal the commercial equipment that would have clearly evidenced commercial use.” (Id. ¶¶ 26-27.) Having not identified a violation, Defendant Levine took no action. (Id. ¶ 27.) 5. Construction of Berms on the Motocross Track Heinecke’s development of the Motocross Track involved constructing “very high berms.”

(Id. ¶ 28.) Plaintiffs, at an unspecified point in time, raised concerns about the berms to Defendant Levine. (Id. ¶ 29.) Defendants Stephens was also aware of them because of his “frequent presence” at 7 Shady Lane. (Id.) Neither Defendant Levine nor Defendant Stephens took enforcement action against Heinecke. (Id.) 6. Operation of Motor Vehicles Near Plaintiffs’ Property Heinecke’s operation of the Motocross Track meant that motor vehicles operated at high speeds within a few feet of the properties’ common boundary line. (Id. ¶ 30.) Plaintiffs raised

4 Plaintiffs do not indicate whether Defendant Levine had been made aware of this issue. However, according to Exhibit D, Defendant Levine did conclude that Heinecke’s alterations to the contours of his property were a violation of Chapter 69 Article II of the Town Code and, in turn, allowed Heinecke to apply for a special permit. (Defs. Ex. List, Ex. D at 3-5.) this issue with Defendant Levine, but, relying on his determination that the Motocross Track was an “accessory use,” he disregarded the complaint.5 (Id.

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