Stahelin v. Forest Preserve District

930 N.E.2d 447, 401 Ill. App. 3d 1030, 341 Ill. Dec. 237, 2010 Ill. App. LEXIS 424
CourtAppellate Court of Illinois
DecidedMay 17, 2010
Docket2-09-0249
StatusPublished
Cited by2 cases

This text of 930 N.E.2d 447 (Stahelin v. Forest Preserve District) 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
Stahelin v. Forest Preserve District, 930 N.E.2d 447, 401 Ill. App. 3d 1030, 341 Ill. Dec. 237, 2010 Ill. App. LEXIS 424 (Ill. Ct. App. 2010).

Opinion

JUSTICE BURKE

delivered the opinion of the court:

The circuit court of Du Page County awarded defendant, Morton Arboretum (Morton), $94,578 in attorney fees, pursuant to section 1988 of the Civil Rights Act of 1991 (Act) (42 U.S.C. §1988 (2000)), finding that plaintiffs, Leland Stahelin and JES Ventures, L.L.C., frivolously appealed to this court and the Illinois Supreme Court the trial court’s dismissal of their action against Morton. On appeal, plaintiffs argue that the trial court lacked the authority to award the fees, because Morton failed to seek them directly in this court pursuant to Supreme Court Rule 375(b) (155 Ill. 2d R. 375(b)), and because the trial court allowed Morton to file a supplemental motion for fees before we issued a mandate on the merits. Plaintiffs also maintain that the trial court abused its discretion (a) in determining that plaintiffs’ action against Morton was frivolous under section 1988 and (b) in determining the amount of the fees. We affirm.

BACKGROUND

The Initial Complaint

The specific facts of the history of this case are set forth in Stahelin v. Forest Preserve District, 376 Ill. App. 3d 765, 767-70 (2007). We briefly set forth those facts that are relevant to this appeal. Plaintiffs, owners of an 18-acre parcel of land bordered on three sides by Morton, desired to develop their property. Morton and the Forest Preserve District of Du Page County (hereinafter the District) both desired to preserve plaintiffs’ property in its current state, for the benefit of the public. The District entered into negotiations with plaintiffs to buy their property. The negotiations were authorized by an enabling ordinance (Phase I ordinance). However, good-faith negotiations fell apart. The District enacted another ordinance (Phase II ordinance), authorizing acquisition of the property through negotiation or condemnation. On the date the Phase II ordinance was enacted, the District filed a suit for condemnation, which it later voluntarily dismissed. The District enacted a third ordinance (Abandonment ordinance), which authorized the voluntary dismissal and stated that, although it continued “to believe the fee simple acquisition of the property is important and necessary for the furtherance of the purposes set forth in this Ordinance, the [District] has determined that at this time, it is in the best interest of the [District] to abandon the acquisition of the property and dismiss the condemnation proceedings currently pending.” The Abandonment ordinance further provided that the District “hereby expressly states that the acquisition of the property in the future would be important to furthering the statutory purposes of the [District].”

Plaintiffs did not make any improvements to the land, such as a subdivision development, “fearing” the purposes set forth in the Abandonment ordinance, and they requested that the District delete that language from the ordinance. The District refused to do so.

Subsequently, plaintiffs filed a multicount complaint against the District and Morton. Only count II of plaintiffs’ complaint, which was brought against Morton, is at issue in the present appeal. Plaintiffs alleged in count II that Morton was liable under section 1983 of the Act (42 U.S.C. §1983 (2000)) for an alleged conspiracy between Morton and the District to “take” plaintiffs’ property in violation of the fifth amendment to the United States Constitution. The other counts sought inverse condemnation and the issuance of a writ of mandamus to initiate condemnation proceedings, a declaration that certain ordinances approved by the District were ultra vires acts, and an elimination of the cloud on plaintiffs’ title to the property. The District and Morton filed motions to dismiss, pursuant to sections 2 — 615 and 2 — 619 of the Code of Civil Procedure (Code) (735 ILCS 5/2 — 615, 2 — 619 (West 2006)), and the trial court dismissed the complaint.

The Initial Appeal

We affirmed the trial court’s order in all respects. Stahelin, 376 Ill. App. 3d at 780. We held that the Abandonment ordinance did not amount to a regulatory taking of plaintiffs’ property; the language did not give the District any power to regulate, limit, or control plaintiffs’ ability to use their land or develop their property. We further held that, “[d]espite [plaintiffs’] apparent apprehension about the language, the fact remains that the ordinance provides the District no enforcement mechanism to regulate plaintiffs’ property.” Stahelin, 376 Ill. App. 3d at 774. We also pointed out that, although at some future time a municipal corporation, with powers of eminent domain, may require the land of a private owner, it is one of the conditions under which the owner holds the land, and entering a petition to condemn or passing resolutions or ordinances vests no interest in the land. Stahelin, 376 Ill. App. 3d at 775.

As to count II’s alleged constitutional deprivation of property rights, we concluded that plaintiffs alleged the type of governmental petitioning that is protected by the first amendment and that it was the District’s right to listen to Morton’s petition because it is within the District’s statutory authority to exercise eminent domain. Stahelin, 376 Ill. App. 3d at 777.

We found that the Abandonment ordinance and the Phase I ordinance were not outside the broad grant of implied powers vested with the District’s board and that, thus, neither ordinance was ultra vires. Stahelin, 376 Ill. App. 3d at 778-79. Finally, we held that the Phase I ordinance was inoperative and could not constitute a semblance of title or an adverse claim and that the Abandonment ordinance did not assert that the District had any right or claim to the property. We found that neither ordinance had the legal effect that plaintiffs ascribed to it. Stahelin, 376 Ill. App. 3d at 780. In short, we concluded that if plaintiffs obtained the proper permits, they could “begin bulldozing trees on their property at any time and the District would be powerless to stop them based on either of the ordinances.” Stahelin, 376 Ill. App. 3d at 780.

The Section 1988 Fee Award

Morton filed a motion for attorney fees pursuant to section 1988 following the trial court’s dismissal of count II but before plaintiffs filed the initial appeal. Section 1988 provides a court discretion to award a prevailing defendant in a section 1983 action its reasonable attorney fees upon a “finding that the plaintiffs action was frivolous, unreasonable, or without foundation, even though not brought in subjective bad faith.” Hughes v. Rowe, 449 U.S. 5, 14, 66 L. Ed. 2d 163, 172, 101 S. Ct. 173, 178 (1980), citing Christiansburg Garment Co. v. Equal Employment Opportunity Comm’n, 434 U.S. 412, 421, 54 L. Ed. 2d 648, 657, 98 S. Ct. 694, 700 (1978).

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Cite This Page — Counsel Stack

Bluebook (online)
930 N.E.2d 447, 401 Ill. App. 3d 1030, 341 Ill. Dec. 237, 2010 Ill. App. LEXIS 424, Counsel Stack Legal Research, https://law.counselstack.com/opinion/stahelin-v-forest-preserve-district-illappct-2010.