Broward County v. Marigold Gardens Condominium Association, Inc.

Filing 23

ORDER denying 13 Motion to Dismiss. Signed by Judge Federico A. Moreno on 7/7/2015. (mmd)

UNI
TED STATES DI
STRI COURT FOR THE
CT
SOUTHERN DI
STRI OF FLORI
CT
DA
M im iDi s o
a
vii n
Cas Num be 14- 2176- V- O RENO
e
r: 6
CI M
BROW ARD COUNTY ,
Pli if
antf,
VS.

M ARI
GOLD GARDEN
A SSO CI TI , I C.
A ON N ,

CON DOM I I
N UM

De e nt
f nda .

ORDER DENYI M OTI TO DI I
NG
ON
SM SS
Pl i if Br r Count , brngst s c s unde t Fai Housng Ac a i tM
antf, owa d
y i hi a e
r he r
i
t gans

ai d
rgol

Gar nsCondom i um . Thec
de
ni
ompli a lge t tM a i dGa de Condomi um di
ant le s ha rgol r ns
ni
s rm i t
c i naed
ag ns uni o rW i om eM c
ai t t wne ns
Donal be us he da ht ra g a
d ca e r ug e nd r ndda e ,ami r
ught r
no , lve i
i dn
t uni.De e
he t f ndan M a i ol Condomi um As oeitonm o dt dim isa gui M c
t rg d
ni
s ai
ve o s s r ng Donal doe
d s
notquaiy asa a re pe s n unde t Ac and t t e mpton f pe s ns55 a ol
lf
n gg ived r o
r he t
hat he xe i or r o
nd der
a i t t sc
pples o hi ondom i um . TheCour fndst tt co pl nts f c e l sat a c
ni
t i ha he m ai uf i i nty t es a
us ofa ton
e ci
u rt FarHousng Ac a de e t m oton t dim i
nde he i
i
t nd ni s he i o s s
s The Cour wilr val t whehe
.
t l ee ua e
t r

Plitf c nman anaprmafcec s a s mmayj d me to af l r c r
an if a iti i a i a e t u r u g n n u l e o d

.

TH I CAU SE c m ebe or t Cour upont D e e ntsM o i
S
a
f e he
t
he f nda ' t

o oDimis( E. 13
nt s s D. NO. ).

THE COURT ha c i r t moton, t r
s onsde ed he
i he esponse a t pe tne po tons oft
ri nt ri
he
, nd he
r c d,a bengot r s f ly advie i t pr m ie i i
e or nd i
he wie ul
s d n he e s s t s
,

AD JUD G ED t tt m oton i DEN I . De e
ha he
i s
ED
f ndan s l fl a a we t t c
t ha l ie n ns r o he ompl i
ant

byno lt rt n Jul 23.201 .
a e ha
v
5
L BACKGRO UND
Br
owar Count i brngi t s Far Housng Ac ca e a ns M a i d Ga de
d
y s i ng hi i
i
t s gai t rgol
r ns
Condo i um As ociton f pur t vi atonsoft Actand s cii al f dic i nai
m ni
s a i or pored ol i
he
pe fc ly or s rmi tng
a i tW i omeM c
gans ns
Donal ont ba i off m ii l tt . M c na downe auni a t M a i d
d he ss a la sa us
Do l
d
t t he rgol
Ga de Condomi um l t a 3506N .W .49t A venue, La r l La ,Fl i .
r ns
ni ocaed t
h
ude dae kes orda
On A ug t 1 2008 a D e e ber 1 , 201 M c
us 4,
nd c m
6
0, Donal r ceve c r ponde e fom
d e i d ores
nc r

M a i d Condom i um advii t tno c l e unde t a of18co d oc
rgol
ni
sng ha
hidr n
r he ge
ul c
upyan dwe lng.
y
li
Thelte sa e t tM a i d Gar nsCondom i um ha a55 ye r a ol ra r srci a
e tr tt d ha rgol
de
ni
d
a s nd de ge e ti ton nd

t t c
ha M Donad wasvi atngi bya l nghe da e a gr nddaug e t r sdewihhe .The
l
ol i t lowi
r ught r nd a
htr o e i
t r
lte tzeae M cDona d wih l ga a ton i herda e a gr nddaughtrdi
et r lr tned
l t e l ci f
ughtr nd a
e d

notvac t t
a e he

pr m i e .
e ss

M a i ol e nt ly c menc e c i pr e ngs on Oc obe 3, 201l t r m ove
rg d ve ua l om
ed viton oc edi
t r
o e

M c nad' daug e a gr nddaug e fom t pr m ie . On M a 11 201 M c
Do l s
ht r nd a
ht r r he e s s
y , 2, Donad fld a
l ie
di c i i ton compl nt w ih t Br a d Count H u a Ri ht Sec i a i t M a i d
s rm na i
ai
t he ow r
y m n g s
ton gans
rgol

Condomi tm f isr f a t al he r a i t lvewih he and t tc pl ntal o a l ge
nil or t e us l o low r eltves o i
t r
ha om ai s le d

t M argol Condomi um di notm e tt 55 ye r a ol rager srci .
hat i d
ni
d
e he
a s nd de
e ti ton
Afe r evi M c
tr ec i ng
Dona d' compl nt t Br r Count Huma Ri ht Se ton
l s
ai , he owa d
y
n g s ci

i si t t alegai a f
nve tgaed he l tons nd ound t t M a i ol Condom i um f ied t pr de r i e
ha
rg d
ni
a l o ovi elabl
evi nc t t80 pe ce ofisocc pid dweli ha a l as one peron 55 ye r a ol er
de e ha
r nt t
u e
lngs ve t e t
s
a s nd d
r s di t r a s f rh by 42 U .S. j 3607()C)i. Br r Count alo co l
e i ng he e s et o t
C.
2 ( () owa d
y s ncuded t t
ha

M a i dCondomi um di not ovi da ae de nga55yea sa ol rdesg tondu i t
rgol
ni
d pr de t vi nci
r nd de i nai
rng he

r l va tm epe i of2008t oug 2011 Thi c pl i a l est t ofA pr l 201 M a i d
e e nt i
rod
hr h
.
s om a nt leg ha as
i4
3, rgol
,

Condom i um hadnoposi orsgnsi ntf ngt pr ryasahousngcomm uniy f per
ni
tngs i de iyi he ope t
i
t or sons
55yea sofa a ol r I a t tar vi w ofM argol Co m i um ' a i tonf a ova
r
ge nd de . t dds ha e e
i d ndo ni s pplcai or ppr l

ofas l orl s ofan a rm e l c a a ve iiaton pr es . Rent a r i e e s a s
ae ea e
pa t nt a ks n ge rfc i
oc s
al dve ts m nt l o
lc dnotc oft ager titon. Br r Count si si ton a s r vea e atlas oneot r
a ke
i e he
esrc i
owa d
y' nve tga i lo e l d e t
he
c l lvi on t pr pe t . On Augus 21 201 M a i d Condom i um e e t d t havet s
hid i ng
he o ry
t , 4, rgol
ni
lce o
hi

diput r s ve i f de alc t r t rt n t Br r Count Huma Ri sBoa d.
s e e ol d n e r our, ahe ha he owa d
y
n ght
r
The fr tc
is ountoft c
he ompl i i unde t FarHousng Ac,
ant s
r he i
i
t

42 U. C.j3604()( .
S.
a-b)

Br wa d Count al ge t tM c
o r
y le s ha
Donal i a ç ggre dpe s ' t n t m e ni of42 U
d s n s ive r on'wihi he a ng
a

S.
C.

.

j3602a t t aiol Condomi um' a tonwe eavi ai ofM c
nd ha M rg d
ni s ci r olton
Donad'rg s Thesecond
l s iht
.

c oft c ai i unde s e ton 1 %- b)oft Br wa dCo t Huma Riht Ac
ount he ompl nt s r ubs ci 6 35(
he o r uny
n g s t
.

De e ntsm otont dim isa gue t M c
f nda '
i o s s r s hat Dona ddoesnotqualf asa agg ivedpe
l
iy n re
r onunde
s
r
t Ac .
he t
l .LEG A L STAN D AR D
I
tlo s vi a m oton t di m i s pl i i f m us do m o e t n m e e y s a e l gal
i- ur ve
'
i o s s , a ntf s
t
r ha
r l tt e

co l i ,'nse pl i if mus l l es es ii f c ua ba i f t ec l i orf c
ncusons'i tad antfs t s eg om pecfc a t l ss or hos oncusons a e
al
dimis loft i cai s' Jac s v Bel h Telcomm .,
s s a her l m .
' k on . lsout e

3 2F.d 1 5 ,1 3( 1hCi. 0 4 .
7 3 2 0 26 1 t r 2 0 )

W he r i on a m oton t di m i s ac 'mus vi t c
n ulng
i o s s , oul
t t ew he ompl i i t lghtmos f vo abl t
ant n he i
ta r e o

t pli ifa ac e t pli ifswelplade f c sa tue. SeeStJos ph'Ho p.I . v Hos
he antf nd c pt he antf
l- e d a t s r
. e s s , nc . p.

Cor o
p. fAm. 795F. 948,953( 1h Ci.1986 . Thi t t how ever doesnotappl t lgal
,
2d
1t r
)
s ene,
,
y o e
co l i . Se As r .j v I ,1 S.Ct 1
ncusons
e hc o t . qbal 29
. 937,1 (
949 2009) Mor r
.
eove

,

dg hie l l
iwl l ega

c l i ns c n pr vi t fa wor of a c
onc uso a
o de he r me k
ompl i , t y m us be s
ant he
t
uppore by f c ua
td
at l

alg to s'f . t1 5 .Tho e'fa ta alg to mus b e o ht r iearg tor l f b v
l ai n . J a 9 0
e
'
s ' j cu l le ains t e n ug o as ih t ei a o e
g
e
t s c ai l velon t as u pton t ta loft c
he pe ul tve e
he s m i ha l he ompl ntsal ga i a etue.' Bel At.
ai ' le tons r r ' l l

Cor v Twombl 55 U. 5 5 (
p. .
y 0 S. 44, 45 2007) I s tt c antmus no me ey algea
. n hor, he ompli
t t r l le
m ic
s onduc,b mus de
t ut t monsr et tt plade i e ildt r lef Se I ,1 S. . t1
tat ha he e r s ntte o e i . e qbal 29 Ct a 950.
1 1 A NA LY SI
1.
S

Congr s a
e s mende t Fai Housng Ac i 1 t i ude apr hi ton a ns ho i
d he r
i
t n 988 o ncl
o bii gai t usng

dic i i ton ba e on f m ii saus 42U. C. 3604.TheAc detnesfmiilsausa d
s rm na i
sd
a lal t t .
S. j
t i a la tt s t
one

ormor i vi l ( ha notat ne t a of1 ye zl'lvi wih a paentorlga
e ndi duas who ve
tai d he ge 8 a s' i ng t
r
e l
g r a 42 U. C.j360 k) Thegoa oft slgilto wa t fcltt housngfrfmii
uadin.
S.
2( .
l hi e sain s o a iiae
i o a les
wih c lr n.M as ar v M ai andsSe ton lt J Cii s ., I .3F. 1
t hid e
s o . nl
ci
t
v cAs oc nc, 3d 472,1 ( 1hCi.
476 1 t r

1 ; nir Ci l i ri , s',nc. .
993)Se o s viL be tesAs n I v Kemp, F. 1 1 ( 1hCi.1 .Congr s
965 2d 030, 035 1 t r 992)
es
c e t da e mptont t Ac f rol rpe s nslvi i r tr mentc
r a e n xe i o he t o de r o i ng n eie
omm unii . Thee m pto
tes
xe i n
t t f m iilsa uspr son a i t housng tnt ndedf occ nc by a l a tonpe s 55
o he a la tt ovii pples o
i t e
i
or upa y
tes
ron
ye r ofageorol rperuni. 42 U. C . j3 0 ( )2 ( ()
as
de
t'
'
S.
6 7 b ( )C)i.
He e,healegai oft Compl i s fc t s yt t hee m ptondoesnota yi hi
r t l tons he
ant ufi e o a ha t xe i
ppl nt s
con e .The ea eal ga i t tM a i dCondomi um doe note gei ageve ii to ,t t
t xt
r r le tons ha rgol
ni
s
nga n
rfcai n ha
t unisa enota rie f pe s ns55ye r a ol , a t ei e de ofa l s oneo he
he t r
dve ts d or r o
a s nd der nd her s vi nce t ea t
t r
c l lvi ont pr ry.M as ar 3 F.3 a 1 ( ovi ngsxf t st g det c t i
hid i ng he ope t
s o,
d t 476 pr di i acor o ui he ours n

a yi t e
ppl ng he xempton) Theis ofwhehe M aiol Condomi um qualte f t e
i .
sue
t r rg d
ni
ii s orhe xempton
i
i o t ts dber-xa neda t s
s ne ha houl ee mi t he umma yj me sa
r udg nt tge.
Them otont dimi sf us onwhehe M c
i o s s oc es
t r Donal i a S ggre dperon'unde t Ac
d s n t i ve
a
s ' r he t
ass i ag a
he s r ndmot ra nott l ga g r a oft c l . M a i d Condom i um contnds
he nd
he e l ua din he hid
rgol
ni
e

t tM c nal mus be t pa e t qualf asan S re pe s ' The saut defnesa
ha
Do d
t he r nt o
iy
i i ved r on.
agg
'
tt e i
n

i g re e pes n'a a y n S cams t h ve b e ij r d b a ds rmiao y ho i
' g iv d ro ' s n o e s
a
who li o a e n nu e y ici n t r usng
pr cie. 42U. C.j360 ()1.
a tc '
'
S.
2 i( )
The Count ha alege t t M cDonal r c i d c r po nc f om M a i d
y s l d ha
d e e ve or es nde e r
rgol
Condom i um sa sng t ts w a i vi a i oft 55 ye r a ol rr s r c i b alow i
ni
dvi i ha he s n ol ton he
a s nd de e ti ton y l ng
he da e a gr ndda
r ught r nd a
ught rt lve w ih he . The Count a s a l esM a i ol Co m i um
e oi
t r
y l o leg
r g d ndo ni
e nt ly sa t d e c i
ve ua l t r e vi tonpr ee ngsna i M cDona d ast pa t i he a ton. Cour fnds
oc di
m ng
l he r y nt c i The
ti
t e a l ga i s fc e t s a e t tM c o l i an ta r e per o '
hes le tons uf i i nt o t t ha
D na d s i gg i ved s n'undert Fai H ous ng
he r
i

Ac . l a ton,t Cour wilnotna r y c tue t de i to of ' ggreve pe s 'a
t n ddii he
t l
rowl onsr he fnii n
ç i d ron' s
a
r quesedby M a i d Condom i um . D im i s ng t sca e by r di t de i ton ofS ggreve
e
t
r gol
ni
s s i hi s
ea ng he f nii
t i d
a

pe s 'na r y woul be c r r t t Unie St t s Supr me Cour pr e nt whih ha
r on' rowl
d
onta y o he t d a e
e
t ec de , c s
i t u t f de a cours t o gi t Fai H ous ng Act a S oad a i us ve' i e pr t i n.
ns r c ed e r l
t s ve he r
t
i
br
nd ncl i nt r e ato '
'

Sc wa t v Ci o r a u eIl d, 4 F.d1 01 1 6( 1hCi. 0 )(ii Civo mo d
h rz . t fT e s r san 5 4 3 2 , 21 1 t r 2 08 ctng t fEd n s
y
.
v Oxo dHo s, n .51 U. 7 5 7 ( 9 5 ) Th Co r wil ee mieteis eo wh t r
. f r u e l c, 4 S. 2 , 31 1 9 ). e u t l r-xa n h su f ehe
t Count ca m a a prm a f c e s i t M c o l s f r f m ii ls a usdi c i i ton
he
y n ke
i a i how ng hat D na d uf e ed a la t t
s r m na i

o amoi nfrs mmayj d me t t af l e o d.
n
to o u r u g n wi ulr c r
h
D ON E A N D O RD ERED i Cha be sa M i m i Fl i ,t s
n
m r t a , or da hi

da ofJ y,201
y ul
5.

FED ERI A .M O
O
UN I
TED STA T D I
STRI JU DG E
CT

Co e pr de t
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