Mangiafico v. Town of Farmington
Mangiafico v. Town of Farmington
Opinion
**406
The principal issue in this certified appeal is whether a claim brought in state court alleging a deprivation of civil rights under
On appeal, the plaintiff contends that he was not required to exhaust his state administrative remedies. The defendants respond that the plaintiff's § 1983 claims properly were dismissed, under settled Connecticut precedent, for failure to exhaust state administrative remedies. Alternatively, the defendants contend that dismissal was required under the ripeness doctrine articulated by the United States Supreme Court in
Williamson County Regional Planning Commission
v.
Hamilton Bank
,
Our disposition is controlled largely by
Patsy
v.
Board of Regents
,
**408
Fetterman
v.
University of Connecticut
,
We conclude, in light of Patsy and its progeny, that a plaintiff is not required to exhaust administrative remedies prior to filing a § 1983 claim in state court, regardless of the type of relief sought. We therefore overrule our holdings in Pet and Laurel Park, Inc. , that exhaustion of state administrative remedies is a jurisdictional prerequisite to the filing of a § 1983 action for injunctive relief. We decline to address *1143 the defendants' unpreserved Williamson County defense and, accordingly, reverse in part the judgment of the Appellate Court.
I
It will be useful at the outset to review the statutory and regulatory scheme governing blight designations and citations in the town of Farmington. General Statutes § 7-148(c)(7)(H)(xv) provides municipalities with the power to "[m]ake and enforce regulations for the prevention and remediation of housing blight ... provided such regulations define housing blight and require such municipality to give written notice of any **409 violation to the owner and occupant of the property and provide a reasonable opportunity for the owner and occupant to remediate the blighted conditions prior to any enforcement action being taken ...." The statute further provides municipalities with the authority to "prescribe civil penalties for the violation of such regulations of not less than ten or more than one hundred dollars for each day that a violation continues and, if such civil penalties are prescribed, such municipality shall adopt a citation hearing procedure in accordance with section 7-152c...." General Statutes § 7-148(c)(7)(H)(xv).
Pursuant to § 7-148(c)(7)(H)(xv), the town adopted regulations governing "blighted premises," which are defined, in relevant part, as "[a]ny vacant building or structure" that (A) "pose[s] a serious threat to the health and safety of persons in the [t]own," (B) "is not being maintained and contributes to housing decay," (C) "[is a location at which] [i]llegal activities are conducted ... as documented in [p]olice [d]epartment records," (D) "is a fire hazard as determined by the [f]ire [m]arshall or as documented in [f]ire [d]epartment records," or (E) "is a factor creating a substantial and unreasonable interference with the use and enjoyment of other premises within the surrounding area as documented by neighborhood complaints, police reports or the cancellation of insurance on proximate properties." Farmington Town Code § 88-2(A) through (E) (2003) (town code). The regulations provide that "[n]o owner of real property, taxable or tax-exempt, within the [t]own of Farmington shall cause or allow blighted premises to be created, nor shall any owner allow the continued existence of blighted premises."
Section 7-152c(a) authorizes municipalities to "establish by ordinance a citation hearing procedure" to enforce any "assessments and judgments" imposed in the exercise of its municipal powers. Under the citation hearing procedure, the municipality must, "within twelve months from the expiration of the final period for the uncontested payment of fines, penalties, costs or fees ... send notice to the person cited," informing them "(1) [o]f the allegations against him and the amount of the fines, penalties, costs or fees due; (2) that he may contest his liability before a citation hearing officer by delivering in person or by mail written notice within ten days of *1144 the date thereof; (3) that if he does not demand such a hearing, an assessment and judgment shall be entered against him; and (4) that such judgment may issue without further notice." General Statutes § 7-152c(c). The municipality must provide any person requesting a citation hearing with "written notice of the date, time and place for the hearing" and an opportunity to "present evidence in his behalf." General Statutes § 7-152c(e). At the conclusion of the hearing, the hearing officer must "announce his decision ...." General Statutes § 7-152c(e). If the hearing officer "determines that the person is not liable" for the violation, he must dismiss the matter. General Statutes § 7-152c(e). If, however, the hearing officer "determines that the person is liable for the violation," he must "enter and assess the fines, penalties, costs or fees against such person as provided by the applicable ordinances **411 of the municipality." General Statutes § 7-152c(e).
A person subject to an assessment of fines under § 7-152c"is entitled to judicial review by way of appeal." General Statutes § 7-152c(g). The appeal must be "instituted within thirty days of the mailing of notice of such assessment by filing a petition to reopen assessment, together with an entry fee ... which shall entitle such person to a hearing in accordance with the rules of the judges of the Superior Court." General Statutes § 7-152c(g). Under the rules of the Superior Court, the hearing on the petition to reopen "shall be de novo," and "[t]here shall be no right to a hearing before a jury." Practice Book § 23-51(c). Any assessment of fines that is not overturned on appeal or paid in full "shall constitute a lien upon the real estate against which the penalty was imposed from the date of such penalty. Each such lien may be continued, recorded and released in the manner provided by the general statutes for continuing, recording and releasing property tax liens." General Statutes § 7-148aa.
II
The following facts are taken as true for purposes of this appeal. The plaintiff owns a home located at 23 Lakeview Drive in Farmington, which suffered catastrophic damage sometime prior to 2009, causing it to become uninhabitable for a lengthy period of time. The demolition and rebuilding of the home was delayed by the plaintiff's insurance company, resulting in a settlement agreement sometime in August, 2011.
In July, 2012, the defendant Kathleen Eagen, who was the town manager, received complaints about the appearance of the plaintiff's home. Chris Foryan, the town building official, verbally informed the plaintiff of these complaints on July 25, 2012. The plaintiff asked Foryan to schedule a meeting with Eagen as soon as **412 practicable, explaining that he would be away on vacation in early August. A meeting was held on July 27, 2012, but Eagen did not attend.
On August 14, 2012, without prior notice to the plaintiff or an opportunity for him to be heard, the individual defendants-Eagan, Jeffrey Hogan, Nancy Nickerson, Charles Keniston, and C.J. Thomas-convened a town council meeting at which they each voted to place the plaintiff's home on the town's blighted building list. Eight days later, on August 22, 2012, Eagen sent the plaintiff a letter informing him that his home had been placed on the blighted building list and demanding that he undertake certain improvements and construction prior to October 1, 2012. The plaintiff tried to comply with the letter's demands. Nonetheless, on September 4, 2012, without prior notice and more than three weeks before the October 1 deadline, town building officials began imposing daily *1145 punitive fines of $ 100 on the plaintiff based on the alleged blight condition.
On September 14, 2012, the plaintiff sent a letter to the defendants asking them to remove his home from the blighted building list because it did not satisfy the definition of blight in the town code. The defendants declined to remove the plaintiff's property from the list and, instead, began a citation enforcement action to recover the daily punitive fines. The plaintiff requested and was granted a hearing before a municipal hearing officer, at which he challenged the blight designation and the imposition of daily fines. At the hearing, which was conducted on October 15, 2012, the hearing officer stated that he lacked the authority to rule on the propriety of the blight designation or the procedures used to designate the plaintiff's property as blighted. The hearing officer explained, however, that he had the authority to remit some of the daily punitive fines and to amend the plaintiff's construction schedule. At the conclusion of the hearing, the hearing officer reduced **413 the total amount of fines from $ 4000 to $ 2000 and ordered the plaintiff to present a building plan to municipal officials within thirty days.
On January 4, 2013, the town citation officer again began imposing daily punitive fines of $ 100 for the plaintiff's alleged violation of the blight ordinance. On February 21, 2013, without notice to the plaintiff, a second hearing was held before a municipal hearing officer, resulting in the imposition of $ 4700 in fines for the time period between January 4 and February 19, 2013. The plaintiff did not have an opportunity to contest his liability because he was not given notice of the hearing.
The plaintiff did not pay the accumulated assessed fines; nor did he file an appeal pursuant to § 7-152c(g). As a result, Eagan, on behalf of the town, caused two municipal real estate liens to be placed on the plaintiff's property and recorded on the town's land records: (1) a lien in the amount of $ 2000 for nonpayment of the hearing officer's assessment of fines for the period between September 4 and October 15, 2012; and (2) a lien in the amount of $ 4700 for nonpayment of the hearing officer's assessment of fines for the period between January 4 and February 19, 2013.
III
The plaintiff commenced this action on September 5, 2013. The complaint contains five counts, respectively alleging that (1) the blight designation, the daily punitive fines, and the liens constituted an "unconstitutional taking of property without compensation and [a] violation of due process of law," in violation of the fourteenth amendment to the United States constitution, article first, §§ 10 and 11 of the Connecticut constitution, and
**414
pursuant to General Statutes § 52-29 and
The defendants moved to dismiss the plaintiff's complaint for lack of subject matter jurisdiction. The motion was premised on the straightforward legal theory that the plaintiff had failed to exhaust the administrative remedy provided by § 7-152c(g) because he had not filed an appeal with the Superior Court challenging the hearing officer's citation assessments. The trial court granted in part the motion to dismiss on the ground that there was "no dispute that the plaintiff did not file an appeal [with] the Superior Court from any of the decisions of the town or its hearing officer," and such an appeal "would have provided the plaintiff with a de novo hearing in which he could have contested the imposition of the fines as well as the designation of his property as blighted." The trial court's dismissal encompassed counts one (constitutional claims under § 1983 ), two (intentional infliction of emotional distress), three (declaration that town's blight ordinance is unconstitutionally vague as applied to the plaintiff), **415 and five (indemnification) of the plaintiff's complaint for lack of subject matter jurisdiction. The trial court denied the defendants' motion with respect to count four (discharge of the municipal blight liens), however, on the ground that the exhaustion doctrine did not apply to that particular claim because § 7-148aa"gives the court subject matter jurisdiction" to "release anti-blight liens in the same manner that property tax liens are released."
The plaintiff moved for reconsideration on the theory that exhaustion would have been futile "because of the ongoing and prospective nature of the daily $ 100 punitive fines," which continued to accrue unabated each day. Specifically, the plaintiff argued that "requiring [him] to engage in a protracted process whereby he would have to appeal each and every daily punitive fine imposed or to be imposed-past or future-in order to exhaust administrative remedies and obtain judicial review is a futility which is barred by federal legal precedent." The trial court granted the plaintiff's motion for reconsideration but denied the relief requested therein.
On December 11, 2014, the plaintiff filed a second motion for reconsideration, arguing that the trial court "should reconsider its ruling on the plaintiff's futility argument" in light of the defendants' position "in a new action involving blight citations issued ... after the commencement of the current action ...." (Emphasis in original.) The plaintiff explained that he had commenced a second action challenging "258 blight citations on his 23 Lakeview Drive, Farmington property, totaling $ 25,800 in fines, issued between September, 2013 through May, 2014 ...." The town had moved to dismiss the plaintiff's second action as premature because it had not commenced, and might not ever commence, a citation assessment action under § 7-152c **416 to collect the fines imposed. 4 *1147 The plaintiff argued that the town's position in the second action was contrary to its position in the present action that § 7-152c(g) provided the plaintiff with an adequate administrative remedy and was "proof that any further efforts made by the plaintiff to exhaust administrative remedies [in connection with the conduct at issue in the present lawsuit] would be, and is, both futile and/or 'useless.' " The defendants opposed the plaintiff's motion for reconsideration on the theory that the second action was in a different procedural posture than the present action, and, therefore, the town's legal arguments in the two actions were neither contrary nor inconsistent. The trial court agreed with the defendants and denied the plaintiff's second motion for reconsideration.
In the meantime, on October 1, 2014, the defendants moved for summary judgment on count four of the plaintiff's complaint on the ground that the blight assessments underlying the municipal liens were indisputably "valid and final and subject to no further challenge on the merits ...." The trial court granted the motion because the plaintiff had failed to file an appeal from the assessments underlying the liens in the Superior Court pursuant to § 7-152c(g), and, "[i]n the absence of [such] an appeal, the town's decisions are final and not reviewable." With all counts having been decided as a matter of law, the trial court rendered judgment in favor of the defendants.
**417
The plaintiff appealed to the Appellate Court, without success. See
Mangiafico
v.
Farmington , supra,
We first address the plaintiff's claim that he was not required to exhaust his state administrative remedies prior to bringing a § 1983 action. The plaintiff contends that exhaustion is not a prerequisite to an action for damages or equitable relief under § 1983 and, alternatively, that exhaustion would have been futile because the town's citation appeals process did not permit him to challenge either the inclusion of his property on the blighted buildings list, the unconstitutional vagueness of the blight ordinance as applied to his property, or the defendants' failure to follow the proper statutory and regulatory procedures. The defendants respond that the plaintiff's federal civil rights claims properly were dismissed for lack of subject matter jurisdiction because "[i]t is well established that the doctrine of exhaustion of remedies applies even if a plaintiff asserts constitutional violations." We agree with the plaintiff that he was not required to exhaust his state administrative remedies before filing his § 1983 claims in state court.
"As a preliminary matter, we set forth the applicable standard of review. The standard of review of a motion to dismiss is ... well established. In ruling upon whether a complaint survives a motion to dismiss, a court must take the facts to be those alleged in the complaint, including those facts necessarily implied from the allegations, construing them in a manner most favorable to the pleader.... A motion to dismiss tests, inter alia, whether, on the face of the record, the court is without jurisdiction.... Because the exhaustion [of administrative remedies] doctrine implicates subject matter jurisdiction, [the court] must decide as a threshold matter whether that doctrine requires dismissal of the [plaintiff's] claim.... [B]ecause [a] determination regarding a trial court's subject matter jurisdiction is a question of law, our review is plenary."
**419
(Internal quotation marks omitted.)
Neiman
v.
Yale University
,
Section 1983, aptly called the "workhorse of civil rights litigation";
Morgan
v.
District of Columbia
,
These principles dictate the proper resolution of the present case. As noted previously in this opinion, the United States Supreme Court held more than thirty-five years ago that "exhaustion is not a prerequisite to an action under § 1983...."
Patsy
v.
Board of Regents
, supra,
The
Patsy
nonexhaustion rule applies broadly, and with very limited exceptions. The United States Supreme Court has recognized only two instances in which an aggrieved party will be required to exhaust his or her administrative remedies before commencing a § 1983 lawsuit. First, exhaustion may be required by some other federal statute, such as the Prison Litigation Reform Act, 42 U.S.C. § 1997e (a), or the Individuals with Disabilities Education Act (IDEA),
*1150
(holding that "plaintiffs who bring an IDEA-based claim under
We have, unfortunately, deviated from the
Patsy
nonexhaustion rule in one particular context involving claims under § 1983 seeking
injunctive
relief. As in
Laurel Park, Inc.
, we held in
Pet
that although "exhaustion of state administrative remedies is not a prerequisite to an action for
damages
under § 1983," it is a "standard prerequisite for
injunctive relief
."
7
(Emphasis added; internal quotation marks omitted.)
Pet
v.
Dept. of Health Services
, supra,
This aspect of our holdings in
Pet
and
Laurel Park, Inc.
, is inconsistent with
Patsy
and its progeny and, therefore, must be overruled.
8
Neither the United States Supreme Court nor the federal circuit courts of appeals have recognized a distinction between claims for damages and injunctive relief for purposes of applying the
Patsy
nonexhaustion rule; the federal circuit courts that have addressed the issue uniformly have concluded that
Patsy
applies regardless of the relief sought. Thus, the
Patsy
nonexhaustion rule is applicable to "a request for injunctive relief in a § 1983 action" because to hold otherwise "would in effect ... [deny] the precedential effect of
Patsy
" by "requiring exhaustion before bringing this type of § 1983 action."
James
v.
Richman
,
**426
Slekis
v.
Thomas
,
The injunctive relief exception created in
Pet
and
Laurel Park, Inc.
, arose from an effort to observe the time-honored equitable principle that a party seeking injunctive relief must establish that he has no adequate remedy at law
9
and that irreparable harm will ensue absent injunctive
*1153
relief. See
Pet
v.
Dept. of Health Services
, supra,
Consistent with Patsy , we now hold that a § 1983 plaintiff need not exhaust state administrative remedies, regardless of the type of relief sought in the complaint. Although a plaintiff seeking injunctive relief under § 1983 must allege and prove that no adequate remedy at law exists, this burden is not part of the exhaustion requirement but, rather, a part of the plaintiff's burden of pleading and proof. 10 Therefore, a plaintiff's **428 failure to allege or establish the lack of an adequate legal remedy does not deprive the trial court of subject matter jurisdiction over a claim brought pursuant to § 1983.
To summarize, the trial court in the present case granted the defendants' motion to dismiss the plaintiff's § 1983 claims because it concluded that the plaintiff had failed to exhaust his available state administrative remedies. We hold that the plaintiff was not required to exhaust his available state administrative remedies before filing a § 1983 claim in state court. 11 The dismissal of the plaintiff's § 1983 *1154 claims for lack of jurisdiction, therefore, must be reversed. 12
The foregoing discussion also explains why we must reject the defendants' argument that the trial court properly dismissed the plaintiff's § 1983 claims on the ground that "exhaustion of remedies applies even if a plaintiff asserts constitutional violations." The defendants are correct that "[i]t is well established [as a matter of Connecticut law] that a plaintiff may not circumvent the requirement to exhaust available administrative remedies merely by asserting a constitutional claim."
St. Paul Travelers Cos.
v.
Kuehl
,
V
Lastly, we address the defendants' alternative argument that the plaintiff's claims are not ripe for judicial review under "the finality doctrine established by the United States Supreme Court in Williamson County ...." The defendants acknowledge that this finality argument is not the same as the exhaustion argument raised in and decided by the trial court and the Appellate Court. They contend, nonetheless, that this court must address their unpreserved alternative ground for affirmance because it "concerns subject matter jurisdiction," which "must be considered whenever raised." We disagree that the Williamson County finality doctrine implicates the court's subject matter jurisdiction, and, therefore, we decline to address the merits of this unpreserved claim.
"This court previously has held that [o]nly in [the] most exceptional circumstances can and will this court consider a claim, constitutional or otherwise, that has not been raised and decided in the trial court.... This rule applies equally to [alternative] grounds for affirmance." 13
*1155 (Internal quotation marks omitted.)
**430
Perez-Dickson
v.
Bridgeport
,
The respondent in
Williamson County
filed a lawsuit in federal court under § 1983, alleging that the application of various government regulations to its property constituted an unconstitutional taking without just compensation in violation of the fifth amendment to the United States constitution.
Williamson County Regional Planning Commission
v.
Hamilton Bank
, supra,
Thus, pursuant to
Williamson County
, a plaintiff's takings claim is not ripe for review until (1) the relevant administrative agency has arrived at a final, definitive decision, and (2) the plaintiff has sought just compensation through the procedures provided by the state.
15
See
Sherman
v.
Chester
,
The defendants contend that
Williamson County
established jurisdictional requirements in light of the United States Supreme Court's use of jurisdictional terminology ("finality" and "ripeness") to describe the doctrine. Indeed, this court itself has treated the
Williamson County
finality requirement as jurisdictional in nature.
16
See
*1157
Port Clinton Associates
v.
Board of Selectmen
,
It has become clear in recent years, long since the issuance of our decision in
Port Clinton Associates
, that the
Williamson County
ripeness doctrine "is not,
**435
strictly speaking, jurisdictional."
Horne
v.
Dept. of Agriculture
,
In light of this doctrinal development, we must abandon our conclusion in
Port Clinton Associates
that the
Williamson County
ripeness doctrine is a jurisdictional
**436
defect that may be raised for the first time on appeal. Because the defendants raised their
Williamson County
defense for the first time in this certified appeal, and because the defense is nonjurisdictional, the viability of that defense is not preserved for appellate review. See, e.g.,
State
v.
Darryl W.
,
The judgment of the Appellate Court is reversed with respect to the plaintiff's § 1983 claims and the case is remanded to that court with direction to remand the case to the trial court with direction to deny the defendants' motion to dismiss as to the plaintiff's § 1983 claims and for further proceedings according to law.
In this opinion the other justices concurred.
Title 42 of the United States Code, § 1983, provides a cause of action against "[e]very person who, under color of any statute, ordinance, [or] regulation ... of any State ... subjects, or causes to be subjected, any citizen ... to the deprivation of any rights, privileges, or immunities secured by the Constitution and laws ...."
The defendants are the town, Kathleen Eagen, Jeffrey Hogan, Nancy Nickerson, Charles Keniston, and C.J. Thomas. We refer hereinafter to the defendants collectively as the defendants, except when it is necessary to identify a defendant individually by name.
General Statutes § 7-152c(g) provides: "A person against whom an assessment has been entered pursuant to this section is entitled to judicial review by way of appeal. An appeal shall be instituted within thirty days of the mailing of notice of such assessment by filing a petition to reopen assessment, together with an entry fee in an amount equal to the entry fee for a small claims case pursuant to section 52-259, at a superior court facility designated by the Chief Court Administrator, which shall entitle such person to a hearing in accordance with the rules of the judges of the Superior Court."
The trial court in the second action subsequently denied the town's motion to dismiss and rendered judgment in favor of the plaintiff because the town's "position [was] inconsistent with its prior argument" in this case. See
Mangiafico
v.
Farmington
, Superior Court, judicial district of Hartford, Docket No. HHD-CV-14-5038235-S,
In his principal brief, the plaintiff also claims that the Appellate Court improperly (1) upheld the dismissal of his complaint insofar as it contained a claim for inverse condemnation, and (2) upheld the trial court's grant of summary judgment on count four of his complaint, which sought to discharge the blight liens. These issues are outside the scope of the certified question, and, therefore, we decline to address them. See, e.g.,
State
v.
Cote
,
The defendants argue that there is a third exception to the
Patsy
nonexhaustion doctrine when there are ongoing, coercive state administrative proceedings that implicate important state interests. In support of this argument, the defendants rely on
Ohio Civil Rights Commission
v.
Dayton Christian Schools, Inc.
,
Ohio Civil Rights Commission
did not create a general exception to the
Patsy
nonexhaustion doctrine in § 1983 cases; it simply held that the doctrine was not an impediment to federal abstention under
Younger
when there is an ongoing, coercive state administrative proceeding that implicates important state interests. The defendants in the present case did not seek abstention under the
Younger
doctrine; nor did they claim that a state analogue to the
Younger
abstention doctrine applies. The cases on which they rely, therefore, are inapplicable. See
Brown ex rel. Brown
v.
Day
,
The plaintiff's complaint in the present case sought both injunctive relief and monetary damages under § 1983. Because "exhaustion of state administrative remedies is not a prerequisite to an action for damages under § 1983";
Pet
v.
Dept. of Health Services
, supra,
In overruling our prior precedent, we are mindful of the principle of stare decisis, which "gives stability and continuity to our case law."
Conway
v.
Wilton
,
The required showing of "no adequate remedy at law" typically refers to the availability of alternative relief in the form of monetary damages. See
Register.com, Inc.
v.
Verio, Inc.
,
In
Laurel Park, Inc
., and
Pet
, we did not view
Patsy
"as having abrogated this fundamental requirement for injunctive relief even in the federal courts." (Internal quotation marks omitted.)
Pet
v.
Dept. of Health Services
, supra,
In light of this conclusion, we need not reach the plaintiff's claim that the exhaustion requirement should be excused under the futility exception; see
Neiman
v.
Yale University
, supra,
Our holding does not affect the disposition of the plaintiff's state law claims, which are not at issue in this certified appeal.
In the absence of a grant of special permission prior to the filing of the appellee's brief, only "those grounds [that] were raised and briefed in the Appellate Court" may be raised as alternative grounds for affirmance in a certified appeal to this court. See Practice Book § 84-11(a) ("Upon the granting of certification, the appellee may present for review alternative grounds upon which the judgment may be affirmed provided those grounds were raised and briefed in the Appellate Court.... If such alternative grounds for affirmation ... were not raised in the Appellate Court, the party seeking to raise them in the Supreme Court must move for special permission to do so prior to the filing of that party's brief. Such permission will be granted only in exceptional cases where the interests of justice so require."). The defendants neither requested nor received special permission to raise an alternative ground for affirmance in this certified appeal.
The court in Williamson County distinguished between finality and exhaustion, explaining as follows: "The question whether administrative remedies must be exhausted is conceptually distinct ... from the question whether an administrative action must be final before it is judicially reviewable.... While the policies underlying the two concepts often overlap, the finality requirement is concerned with whether the initial [decision maker] has arrived at a definitive position on the issue that inflicts an actual, concrete injury; the exhaustion requirement generally refers to administrative and judicial procedures by which an injured party may seek review of an adverse decision and obtain a remedy if the decision is found to be unlawful or otherwise inappropriate. Patsy concerned the latter, not the former.
"The difference is best illustrated by comparing the procedure for seeking a variance with the procedures that, under Patsy , [the] respondent would not be required to exhaust. While it appears that the [s]tate provides procedures by which an aggrieved property owner may seek a declaratory judgment regarding the validity of zoning and planning actions taken by county authorities ... [the] respondent would not be required to resort to those procedures before bringing its § 1983 action, because those procedures clearly are remedial. Similarly, [the] respondent would not be required to appeal the [c]ommission's rejection of the preliminary plat to the Board of Zoning Appeals, because the [b]oard was empowered, at most, to review that rejection, not to participate in the Commission's [decision making].
"Resort to those procedures would result in a judgment whether the [c]ommission's actions violated any of [the] respondent's rights. In contrast, resort to the procedure for obtaining variances would result in a conclusive determination by the [c]ommissioner whether it would allow [the] respondent to develop the subdivision in the manner [the] respondent proposed." (Citations omitted.)
Williamson County Regional Planning Commission
v.
Hamilton Bank
, supra,
The compensation prong of the
Williamson County
doctrine currently is under reconsideration by the United States Supreme Court. See
Knick
v.
Scott
, --- U.S. ----,
Prior to the United States Supreme Court's clarification of the prudential nature of the
Williamson County
ripeness doctrine, many other courts also considered one or both prongs of the doctrine to be jurisdictional. See, e.g.,
Kolton
v.
Frerichs
,
Consistent with the distinction between finality and exhaustion delineated in
Williamson County
; see footnote 14 of this opinion; we noted that "a property owner need not pursue
remedial
procedures that merely review the propriety of the initial [decision maker's] action." (Emphasis in original.)
Port Clinton Associates
v.
Board of Selectmen
, supra,
Nothing herein is intended to preclude the defendants from raising a defense based on Williamson County in the trial court, and we express no opinion regarding the merits of any such defense.
Reference
- Full Case Name
- Enrico MANGIAFICO v. TOWN OF FARMINGTON Et Al.
- Cited By
- 15 cases
- Status
- Published