Wirth v. The City of Rochester, New York

CourtDistrict Court, W.D. New York
DecidedSeptember 30, 2020
Docket6:17-cv-06347
StatusUnknown

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

Bluebook
Wirth v. The City of Rochester, New York, (W.D.N.Y. 2020).

Opinion

UNITED STATES DISTRICT COURT WESTERN DISTRICT OF NEW YORK

ALEX WIRTH, Individually and on behalf of Vagabond Properties, LLC,

Plaintiff, Case # 17-CV-6347-FPG v. DECISION AND ORDER

CITY OF ROCHESTER, et al.,

Defendants.

INTRODUCTION Plaintiff Alex Wirth, individually and on behalf of Vagabond Properties, LLC, brings this civil-rights action against Defendants City of Rochester and Daniel Arena, both individually and in his official capacity as Neighborhood Conservation Officer for the Neighborhood Service Center of the City of Rochester. ECF No. 1. Plaintiff’s claims arise from the process to obtain a Certificate of Occupancy for a residential rental property under the City’s property code. Before the Court are (1) Plaintiff’s motion for partial summary judgment on his third, fourth and seventh causes of action against the City; and (2) Defendants’ cross-motion for summary judgment on all claims. See ECF Nos. 37, 47. For the following reasons, the Court GRANTS summary judgment to Defendants on Count III, Count IV, Count V, and Count VII; and ORDERS Plaintiff to submit supplemental memoranda to this Court by October 30, 2020, (1) explaining whether he will maintain his Count VI claims in light of the disposition of his other causes of action, and (2) his theory with respect to those claims moving forward. Counts I and II are DISMISSED because they have been withdrawn by Plaintiff. LEGAL STANDARD Summary judgment is appropriate when the record 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); see also Celotex Corp. v. Catrett, 477 U.S. 317, 322 (1986). Disputes concerning material facts are genuine where the evidence is such that a reasonable jury could return a verdict for the

non-moving party. Anderson v. Liberty Lobby, Inc., 477 U.S. 242, 248 (1986). In deciding whether genuine issues of material fact exist, the court construes all facts in a light most favorable to the non-moving party and draws all reasonable inferences in the non-moving party’s favor. See Jeffreys v. City of New York, 426 F.3d 549, 553 (2d Cir. 2005). However, the non-moving party “may not rely on conclusory allegations or unsubstantiated speculation.” F.D.I.C. v. Great Am. Ins. Co., 607 F.3d 288, 292 (2d Cir. 2010) (quotation omitted). BACKGROUND Plaintiff Alex Wirth is the owner and managing member of Vagabond Properties, LLC (“Vagabond”), which he uses for the purpose of renting out residential properties. ECF No. 39 at

16-17. Wirth acquired a single-family house at 149 Gregory Street, in Rochester (the “Gregory Street Property”). Id. at 17. In April 2015, Wirth transferred ownership of the Gregory Street Property to Vagabond in preparation for renting it out as a residence. Id. at 16-17. The record is unclear as to the date the Gregory Street Property was leased after that transfer, but Plaintiff avers it was occupied by tenants “at all relevant times.” Id. at 19. On February 1, 2016, approximately 11 months after Wirth transferred ownership to Vagabond, the City sent a Notice (“Feb. 2016 Notice”) to Vagabond regarding the Gregory Street Property, requesting that the property owner obtain a Certificate of Occupancy as required by Section 90-16A2(e) of the City’s property code. ECF No. 46-9 at 1. Section 90-16A2 prescribes circumstances when a property owner must obtain a Certificate of Occupancy, including certain changes in ownership, changes in occupancy, or expiration or termination of a prior Certificate of Occupancy. ECF No. 47-9 at 1. In addition, the Feb. 2016 Notice requested that the owner of the Gregory Street Property complete an enclosed Certificate of Occupancy application. ECF No. 46-2. It also stated “[o]nce

your completed application is received an appointment for the necessary property inspection will be scheduled. You will receive notice of the appointment by mail, along with a checklist of the items that will be reviewed during the inspection.” Finally, the Feb. 2016 Notice included the following language: “Be advised, if the C of O application is necessary, it must be submitted within forty (40) days from the date of this letter to prevent the fee from doubling, in accordance with § 39-222 of the City Code.” Id. (emphasis in original). On March 1, 2016, Wirth submitted a Certificate of Occupancy application (the “Application”) for the Gregory Street Property, indicating that this was a “New” certificate and not a transfer of ownership or renewal of a previous Certificate of Occupancy. ECF No. 46-3. The

Application included a section titled “INSPECTION APPROVAL/DISAPPROVAL.” Id. That section has two boxes that can be checked. They state as follows: (1) I, _______, am the owner/agent of the above referenced property. I have retained legal custody and control over the property to have it inspected. I do agree and consent to allow the City to inspect the property in its entirety as part of the City requirement for a Certificate of Occupancy. Inspection permission includes the initial inspection, any and all necessary reinspection and audit inspections until such time as a Certificate of Occupancy is issued. I voluntarily and without any fear, threats, or promises consent to the inspections referenced above.

(2) I do not consent to have my property inspected by the City of Rochester**

**Please be advised that the City of Rochester may make an application for an administrative inspection warrant, which may cause a delay in processing your application for a Certificate of Occupancy. ECF No. 46-3 at 1. Wirth checked the second option, indicating that he did not consent to having his property inspected by the City. Id. Section 90-16A(1) (“90-16A(1)”) of Defendant City’s Municipal Code states the following: No person shall permit the occupancy of a one-family rental dwelling, a building containing two or more dwelling units, or a mixed-occupancy building containing one or more dwelling units unless a valid certificate of occupancy is in effect for said building. If such a building is occupied in violation of this section, a ticket may be served on the owner of the building. The violation shall be considered a high-level violation for which the penalties set forth in § 13A- 11D(1)(c) of the Municipal Code shall apply.

ECF No. 46-9 at 1. On March 14, 2016, the City sent a letter to Wirth stating “[w]e have received your Certificate of Occupancy application. An inspection of your property has been scheduled for March 29, 2016 @ 10 a.m. If this date/time is inconvenient for you, please call 428-6520 to make other arrangements.” ECF No. 46-4. Defendants contend that this letter was “mistakenly sent to the Plaintiff.” ECF No. 46 at 3. There is no indication in the record that the parties had any contact between the March 14 letter and the March 29 inspection date. On March 29, 2016, a City inspector went to the Gregory Street Property to conduct an inspection. He did not encounter Wirth or the Gregory Street Property tenants and did not access the inside of the property. He made the following notes from that visit to the property: “NO SHOW FOR SCHEDULED INSPECTION. EXTERIOR IN GOOD SHAPE . . . NOTES: 1 STORY;FRAME;SHED.” ECF No. 46-1 at 3. On March 30, 2016, the City issued Vagabond a “Notice and Order” for failure to obtain a Certificate of Occupancy under RMC 90-16A(1). ECF No. 47-5 at 1-2.

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Wirth v. The City of Rochester, New York, Counsel Stack Legal Research, https://law.counselstack.com/opinion/wirth-v-the-city-of-rochester-new-york-nywd-2020.