Waukegan Potawatomi Casino, LLC v. City of Waukegan

128 F.4th 871
Court of Appeals for the Seventh Circuit·Decided February 14, 2025·No. 24-1751·Published·Cited by 13 cases

Opinion

In the

United States Court of Appeals For the Seventh Circuit

No. 24-1751 WAUKEGAN POTAWATOMI CASINO, LLC, Plaintiff-Appellant,

v.

CITY OF WAUKEGAN, Defendant-Appellee.

Appeal from the United States District Court for the Northern District of Illinois, Eastern Division.

No. 20-cv-00750 — John F. Kness, Judge.

ARGUED OCTOBER 30, 2024 — DECIDED FEBRUARY 14, 2025

Before SCUDDER, ST. EVE, and KIRSCH, Circuit Judges. KIRSCH, Circuit Judge. Waukegan Potawatomi Casino, LLC (WPC) says its Fourteenth Amendment rights were violated when the City of Waukegan did not advance its casino proposal for licensing consideration. WPC is convinced it experienced intentional discrimination during the application process —not as a protected class, but as a class of one. The district court granted summary judgment for the City, reasoning that tribal entities like WPC are not proper plaintiffs under 2 No. 24-1751

42 U.S.C. § 1983 and, in any event, that the claim failed as a matter of law. We affirm. WPC cannot carry its heavy burden as a class-of-one plaintiff, even assuming it could maintain such an action.

I

When the Illinois legislature authorized the Illinois Gaming Board to issue a casino license in the city of Waukegan, it tasked the City with certifying qualified applicants to the Gaming Board for consideration. Waukegan Potawatomi Casino , LLC (WPC) was one hopeful contender. WPC is an Illinois limited liability company fully owned by the Forest County Potawatomi Community of Wisconsin, descended from the Potawatomi Indian Tribe (the Potawatomi). Out of four candidates, WPC was the only one the City did not certify . To hear WPC tell it, this was the result of an application process rigged against it at each step. Indeed, WPC alleges that the City’s review process was a sham designed to benefit another applicant, Lakeside Casino, LLC (Lakeside).

Because this case comes to us at the summary judgment stage, we construe the facts in the light most favorable to WPC and take all reasonable inferences in its favor. FKFJ, Inc. v. Village of Worth, 11 F.4th 574, 584 (7th Cir. 2021). This does not compel us to take “every conceivable inference” WPC suggests . Id. at 585 (quotation omitted). Nor do we vouch for the “objective truth of this account.” Brunson v. Murray, 843 F.3d 698, 701 (7th Cir. 2016).

For an applicant to be eligible for consideration by the Gaming Board, the City had to certify that it met certain statutory requirements. 230 ILCS § 10/7(e-5). To accomplish this, the City asked interested parties to submit applications laying

No. 24-1751 3

out their proposed development plans for the casino. Five companies submitted proposals. After one withdrew, the final applicants were WPC, Lakeside, CDI-RSG Waukegan, LLC (Rivers), and Full House Reports, Inc. (Full House).

The proposals varied, as did the applicants’ casino experience . One key difference related to the proposed terms for developing Fountain Square, the City-owned property earmarked for the casino. WPC offered to purchase the site for an amount equal to “+/- 15%” of the appraised value of the property. A June 2019 appraisal by the City valued Fountain Square at $5.625 million, but WPC was unaware of this appraisal and expected additional negotiations to solidify these terms. The other proposals offered anywhere from $11 million to $30 million to purchase the property, with various options for long-term leases, gaming revenues for the City, and annual guarantees for the City between $1 million and $3 million .

The proposals also differed in other respects, such as the square footage of the casinos, the number of gaming positions , and options for an entertainment complex, hotel, or temporary casino during construction. WPC’s proposed casino was almost double the size of the next largest proposal, had the most gaming positions, and did not offer an entertainment complex, hotel, or temporary casino. The applicants brought different levels of experience to the table, as well. The Potawatomi operated two tribal casinos in Wisconsin. The other applicants each operated at least four casinos across multiple states.

Central to this dispute is the relationship between the City’s then-mayor, Samuel Cunningham, and Michael Bond, a founding partner of Lakeside. Bond contributed generously 4 No. 24-1751

to Cunningham’s mayoral campaign and was influential in the election of several City Council members. Cunningham initially assembled an internal committee to review the casino proposals, but several members had ties to Bond. Before long, a reporter emailed Cunningham about Bond’s possible undue influence on the casino application process. The City began looking for an outside consultant the next day and retained C.H. Johnson Consulting soon thereafter.

As part of the review process, Johnson Consulting and City representatives met with each of the project teams. At these meetings, Johnson Consulting requested additional information from the applicants as needed. To that end, Full House was asked to provide estimated property tax information , projected revenues and expenses, and job creation fig- ures that it had failed to include in its original proposal. Johnson Consulting followed up after the meeting by email, and Full House responded with the requested information. Johnson Consulting representatives testified that they needed this information to perform an “apples to apples” comparison of the applicants’ financial data. WPC was not asked to provide any additional information or clarifications.

A public hearing was held the following week. Each applicant was given equal time to present their proposals and respond to questions and comments. In its own presentation, Johnson Consulting portrayed WPC’s proposed purchase price as $5.625 million (the appraised value). A small notation specified that WPC’s offer was +/- 15% of the appraised value, but Johnson Consulting did not provide that range.

A few weeks later, Lakeside emailed the City’s general email address for casino-related matters seeking to enter into a memorandum of understanding with the City. Under its

No. 24-1751 5

terms, Lakeside’s original offer would stand if it was the only applicant certified to the Gaming Board. But if the City certi- fied multiple applicants, Lakeside would adjust its bid to match the applicant offering less money to the City. This email was forwarded to multiple City officials, including the City’s corporation counsel Robert Long. Long did not forward the email to anyone and did not disclose it to the Gaming Board even though he was statutorily required to. Long testi- fied that he did not read the memorandum of understanding and disregarded it to avoid prejudicing the application process . He said that Lakeside was looking for a “leg up” and that he did not think that he or any other City official had authority to grant the request. WPC suggests that Long concealed this email from the City Council to benefit Lakeside.

The same day Lakeside sent its memorandum of understanding , WPC delivered a letter to the City seeking to increase its proposed purchase price to $12 million. Based on Johnson Consulting’s presentation at the hearing, WPC was concerned that the City had misconstrued its offer price. Long advised Johnson Consulting not to consider this letter in its analysis. He testified that it would have been difficult to properly compare the candidates’ original proposals and any enhanced offers, so he instructed Johnson Consulting to exclude all supplemental information that the City did not speci fically request. WPC says this directive was part of an orchestrated effort to prevent it from putting forward the best proposal possible.

The City Council met to decide which proposals to certify. Johnson Consulting presented its findings at the meeting. Per the City’s instruction, its analysis did not reflect WPC’s supplemental letter or Lakeside’s memorandum of 6 No. 24-1751

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Waukegan Potawatomi Casino, LLC v. City of Waukegan, 128 F.4th 871 (7th Cir. 2025).

128 F.4th 871 (Waukegan Potawatomi Casino, LLC v. City of Waukegan) — published by Counsel Stack Legal Research, free access to 12M+ legal documents.

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