ridgeland lawsuit

8/20/2019 Ridgeland Lawsuit

1/22

INTHECIRCUITCOURT OF

MADISON COUNTY ISSISSIPPI

GERALD

EMMETT

EARD

CHARLESJULESMICHEL

HAROLD

JOSEPH BYRD

NILS

KEREM

MUNGAN

GEORGE

THATCHER

SHEPARD

R.,

MATTHEWDENSON

DeSHAZO

WILLIAM M.

ADEN

MR.

THOMAS

.

RICE I I ,

and

JOEL

G.PAYNE R .

VS.

CITYOF

IDGELAND

ISSISSIPPI

l h~

~s ~

~

~

~

~

~

f

~ ~

f

~

~

•

s

PLAINTIFFS

NO.

G~.

p~OI"

Z~

~~

COMPLAINT

FOR

DECLARATORY JUDGMENT

DEFENDANT

P l a i n t i f f s

Gerald Emmett Beard, h a r l e s J u l e s Michel, Harold Joseph Byrd, i l s

K e r e m

Mungan, e orge

T h a t c h e r

Shepard, r .

Matthe w Denson

DeShazo, illiam

M.

den, Thomas .

R i c e ,

I I I , and J o e l

G .

Payne, r .

r e s i d e n t s

o f

h e Montrachet, Dinsmor, a n t e r b u r y , Windrush,

and

G r e enw o od

P l a n t a t i o n

S u b d i v i s i o n s

i n R i d g e l a n d , M i s s i s s i p p i t h e "Ridgeland

Homeowners"),

i l e t h i s Complaint f o r D e c l a r a t o r y Judgment a g a i n s t t h e C i t y

o f

R i d g e l a n d ,

M i s s i s s i p p i

("Ridgeland" o r

t h e

"City") and

r e q u e s t

t h a t

t h e Court

d e c l a r e i n v a l i d and

u n e n f o r c e a b l e

a June

2,

2015

Zoning

Ordinance

amendment d o p t e d by t h e C i t y

w i t h o u t n o t i c e

and f o r t h e

s p e c i f i c

purpose

o f b e n e f i t t i n g a

f a v o r e d

d e v e l o p e r

a t t e m p t i n g

t o

l o c a t e a

Costco

development o n Highland Col ony Parkway. A d d i t i o n a l l y , Ridgeland H om e owne rs r e q u e s t t h a t

t h e

Court d e c l a r e t h a t a May

,

2014 R e s o l u t i o n

of h e C i t y f o r t h e A p p l i c a t i o n by

R e n a i s s a n c e

a t

Col ony

Park,

LLC

o r

t h e Tourism

I n c e n t i v e

Grant Program

does

n o t

a p p l y t o

R e n a i s s a n c e

Phase

I I

which

s

t h e

s i t e

o f

h e

proposed Costco

development o n Highland

Colony

Parkway.

02207274


2/22

INTRODUCTION

1 .

On

une

2,

2015,

h e C i t y

of

Ridgeland

adopted

an

o r d i n a n c e

( Zoning

Ordinance

Amen dm e n t )

amend i ng

t h e

O f f i c i a l

Zoni ng

Ordinance

and Map

of

t h e

C i t y

of

R i d g e l a n d ,


( 2014 Zoning

Ordinance ) by

c r e a t i n g a

n e w

P e r m i s s i b l e Use

i n d i s t r i c t s

zoned

C-2

(General

Commercial).

(See

E x h i b i t

A

oni ng

Ordinance

Am en dm e n t; x h i b i t

B,

014

Zoning

Ordinance;

E x h i b i t

C,

2 0 1 4

Zo n in g

Ma p;

E x h i b i t

D une

2, 2 0 1 5

M i n u t e s ) .

The

Zoning

Ordinance

Am e n d m e n t was

i n i t i a t e d by

d e v e l o p e r

A n d r ew

M a t t i a c e

( M a t t i a c e )

who

r e q u e s t e d

t h a t

a

s p e c i f i c

p a r c e l of

p r o p e r t y

on

Highland

Colony

Parkway,

o u t h of O l d

Agen cy

Roa d ,

be

rezoned

i n

such

a

way

a s

t o

a c commod a te h i s

Costco

development

a / k / a

Renaissance

Phase

I I .

A f t e r

months

of

s e c r e t ,

c l o s e d

- d o o r

meetings

between

t h e

C i t y ,

M a t t i a c e , and

C o s t c o ,

t h e

C i t y

p a s s e d

t h e

Zoni ng

Ordinance

Am e n d m e n t

w i t h o u t

p r o v i d i n g

t h e

p u b l i c ,

i n c l u d i n g

n e i g h b o r i n g

landowners,

t h e

r e q u i r e d

n o t i c e a n d

o p p o r t u n i t y t o

be h e a r d .

Throughout

t h i s

t i m e

p e r i o d ,

Mayor

G e n e

McGee

m a d e

r e p e a t e d

r e p r e s e n t a t i o n s t o

t h e

media and

R i d g e l a n d ' s

c i t i z e n s

t h a t

Co~tco

way

u s t

a

rumor.

2.

The

Zoni ng

Ordinance

Ame n dme n t ,

which

t h e C i t y

c r e a t i v e l y

d i s g u i s e d a s

a

comprehensive

a m e n d m e n t t o

a l l C-2

(General

Commercial)

d i s t r i c t s

w i t h i n

t h e

C i t y ,

wa s

s p e c i f i c a l l y

d e s i g n e d t o

s a t i s f y

M a t t i a c e ' s

a nd

C o s t c o ' s

zoning

r e q u i r e m e n t s

f o r

t h e

p r o p o s e d

Costco

development

s i t e on

Highland

Colony

Parkway.

I n

f a c t ,

M a t t i a c e ' s

a t t o r n e y

w r o t e

c r i t i c a l

components

of t h e

Zo n in g

Ordinance

Am en dm e n t ,

i n c l u d i n g

s p e c i f i c

p r o v i s i o n s

mandated

by

C o s t c o .

3 .

By

framing t h e

. z o n i n g

amendment/variance a s

a C i t y - i n i t i a t e d

comprehensive

o r d i n a n c e

amendment,

h e C i t y

was

a t t e m p t i n g

t o

circumvent

t h e

Zo n in g

O r d i n a n c e ' s

s t r i n g e n t


f o r

approving

i n d i v i d u a l

- i n i t i a t e d

r e z o n i n g

a p p l i c a t i o n s . I n

doing s o ,

t h e

C i t y

o a a o ~ a ~ 4

2


3/22

f a i l e d

t o

c o n s i d e r ,

much

l e s s

s a t i s f y ,

numerous

requirements

under


law

and

t s

own

Zoning

Ordinance

r i o r

t o

r e z o n i n g .

4 .

The C i t y s

m a n i p u l a t i o n

of

h e

Zoning

Ordinance t o

accommodate t h e

r e z o n i n g

mandates

of

a t t i a c e

and

Costco

d i s c o n n e c t e d

t h e

c i t i z e n s of

Ridgeland

from t h e

p r o c e s s

and

ignored

t h e

p u b l i c

i n t e r e s t

f a c t o r s a


m u n i c i p a l i t y

i s

r e q u i r e d t o

t a k e

i n t o

account

p r i o r

t o

t a k i n g

such c t i o n s .

5 .

The

proposed

Costco

development

would be

l o c a t e d

on a

45

- a c r e

t r a c t

along t h e

e a s t

s i d e of

Highland

Colony

Parkway,

south

of

Old

Agency

Road,

and

would

c o n s i s t

of a

Costco

a s

t h e

anchor

s t o r e

with

a number of

d d i t i o n a l

commercial

t e n a n t s .

The

development

c a l l s f o r

over

300,000 square

e e t

of

ndoor

commercial

space

and

over

1,600

a r k i n g

spaces

t h e

Costco

Development ).

This

development

would

s i g n i f i c a n t l y

i n c r e a s e

t h e

t r a f f i c

a l r e a d y

g e n e r a t e d by

t h e

developed

phases

of The

Renaissance. The

Costco

Development

would

a l s o

n e g a t i v e l y impact

e s i d e n t i a l

p r o p e r t y

v a l u e s ,

crime, h e

h i s t o r i c and

p e a c e f u l

n a t u r e

of

h e

a r e a ,

q u a l i t y

~f i f e ,

n o i s e ,

l i t t e i

and

t h e

a b i l i t y

of

h i l d r e n and

a d u l t s t o

r i d e

t h e i r

b i k e s t o

end

from

t h e i r

neighborhoods.

Indeed,

Ridgeland

Homeowners i l l be

n e g a t i v e l y

impacted

i n

t h e s e

ways

i f t h e

Costco

Development

i s

p e r m i t t e d t o

proceed. Not

s u r p r i s i n g l y ,

over

2,400

Ridgeland

c i t i z e n s

have

s i g n e d

a e t i t i o n

opposing

h e

Costco

Development.

PARTIES

6 .

P l a i n t i f f s

Gerald

Emmett

Beard,

Charles

J u l e s

Michel,

Harold

Joseph Byrd,

i l s

Kerem Mungan,

George

Thatcher

Shepard, r .

Matthew

Denson

DeShazo,

William M

den,

Thomas

.

Rice,

I I and

J o e l G .

ayne,

r .

a r e

r e s i d e n t s

of h e

Montrachet,

Dinsmor,

a n t e r b u r y ,

Windrush,

and

Greenwood

P l a n t a t i o n

S u b d i v i s i o n s

i n

Ridgeland,


who

w i l l

be

n e g a t i v e l y

impacted

by

h e

Costco

Development.

o z z o n ~ 4 3


4/22

7.

Defendant

C i t y of

Ridgeland,


i s

a m u n i c i p a l i t y

i n c o r p o r a t e d

and

e x i s t i n g under

t h e

laws

of t h e S t a t e

of

M i s s i s s i p p i . Ridgeland's C i t y

Hall

i s

l o c a t e d

a t 304

H i g h w ay

51,

Ridgeland,

M i s s i s s i p p i 39157.

.TURISDICTION

ND

VENUE

8.

J u r i s d i c t i o n

i s

p r o p e r

i n

t h i s

Court

pursuant t o Miss.

C o d e A nn .§

- 7 - 8 1 .

9.

Venue

is

proper

i n

t h i s

Court pursuant t o Miss.

C o d e A nn .§ 1-45-25.

FACTS

10.

The


Tourism

P r o j e c t

I n c e n t i v e

Program, Miss.

Cod e A n n . §

7-26-1,

e t s e q . t h e

Tourism A c t ) ,

i s

a d m i n i s t e r e d by

t h e


Development

A u t h o r i t y

( MDA )

and p r o v i d e s

s i g n i f i c a n t

t a x i n c e n t i v e s

f o r

developments

t h a t

q u a l i f y a s

c u l t u r a l

r e t a i l

a t t r a c t i o n s ,

which a r e

p r o j e c t s (a) h a t

combine

d e s t i n a t i o n shopping

with

c u l t u r a l o r

h i s t o r i c a l

i n t e r p r e t i v e elements

s p e c i f i c

t o

M i s s i s s i p p i ;

(b)

o n t a i n a

m i n i m u m

p r i v a t e

investment of a t

l e a s t

$50,000,000.00;(c)

a r e

l o c a t e d w i t h i n

q u a l i f i e d

r e s o r t a r e a s

as t h a t

term

i s

d e f i n e d

i n

Mips.

C o d e

i n n . §

67

- 5 ;

and (d) r e

p a r t of

amaster-planned

development.

Far purposes

of

t h e

a l l e g a t i o n s

i n

t h i s

l a w s u i t ,

t h e

q u a l i f i e d

r e s o r t

s t a t u s

and

master planned

development

requirements

a r e

s i g n i f i c a n t .

11.

The


Department

of

Revenue

i s

charged

w i t h

e v a l u a t i n g

a p p l i c a t i o n s

f o r q u a l i f ie d

r e s o r t

s t a t u s ,

See

Miss.

C o d e

An n .

§ 7-5-1, while

MD as t h e s o l e

a u t h o r i t y t o

approve

p r o j e c t s

applying

f o r government b e n e f i t s

under t h e

Tourism Act

and t o

q u a l i f y p r o j e c t s

as

c u l t u r a l

r e t a i l

a t t r a c t i o n s .

See Miss.

C o d e

An n .

§

7-27-5.

12. One

of t h e major

i n c e n t i v e s

of t h e Tourism Act

w a s t o

p r o v i d e

d e v e l o p e r s of

c u l t u r a l r e t a i l

a t t r a c t i o n s

t a x r e b a t e s

equal

t o

u p

t o

30%

of

t h e

t o t a l

i n v e s t m e n t . See Miss.

C o d e

A nn . §

7-26-3. Thus,

a

c u l t u r a l

r e t a i l

a t t r a c t i o n w i t h

a

$100

m i l l i o n

t o t a l

investment

o a a o ~ ~ a

4


5/22

could recoup

$30 m i l l i o n

o f

t h a t

investment through t h e

r e b a t e

program.

By

t a t u t e ,

MDA o s t

i t s

a u t h o r i t y

t o

approve

any

p r o j e c t s or a p p l i c a t i o n s

f o r

c u l t u r a l

r e t a i l

a t t r a c t i o n

s t a t u s o n

June

30,

2014. I n

e f f e c t ,

t h e p r o gr am

d i e d

o n

t h a t

d a t e .

13.

An d r ew

Mattiace

i s t h e

d e v e l o p e r of

Th e Renaissance

a t Colony Park

o n

High land Co l o n y

Parkway.

Phases

I

o f

The Renaissance

c o n s i s t s o f what

o n e

s e e s w h e n

d r i v i n g

by Th e

Renaissance

s h o p p i n g

c e n t e r

today — t h e

C

p i r e

and

Re g i o n s B u i l d i n g s , a

p a r k i n g

garage,

and

t h e

v a r i o u s

s h o p p i n g

o u t l e t s

bo u n d e d

by High land

Colo ny Parkway,

Steed R o ad , -

55,

a n d

Ol d

Age n cy

R o a d :

, ~ _ -

. v

~

~ ~ - ~ 1

~~ ~~

..^

C~~

. r_

~

F+sCr~Yi f

frs

.

~~i

y

3

~ry

ft.~t

lnM,y. l2 i

G~

~q

~.

6LLlC3~

:~Hi..A~

t

~

L~}

t. t;

T

ed_~

i

~ ?~ ~

~~~~

~

~

KJaSBI

~, a ~`

~ ZT

x

~

._

,~ _

, .

t

. . .

14.

On

De c e m b e r 23, 2013, M a t t i a c e

s u b m i t t e d

an

a p p l i c a t i o n

( A p p l i c a t i o n )

t o t h e

MDA o r

Tourism Act

b e n e f i t s f o r t h e Renaissance

a t

Co l o n y

Park,

LLC ( RAC ). The

A p p l i c a t i o n i d e n t i f i e d t h e

P r o j e c t

Address

as

1000

High land

Co l o n y

Parkway,

Ridgeland,

M i s s i s s i p p i — w h i c h

i s

t h e

s i t e of Renaissance

Phase

I and presumably

where he

planned t o

develop

P h a s e

I I . I n t h e

A p p l i c a t i o n , M a t t i a c e

r e p r e s e n t e d

t o t h e

MDA

h a t

RAC c q u i r e d t h e

s u b j e c t

p r o p e r t y

i n

N o v e m b e r

2006.

P ha s e

I I I

which

i s t h e

s u b j e c t

of t h i s

l a w s u i t

and t h e

s i t e

f o r

t h e

proposed

Costco Development,

i s

n o t

l o c a t e d a t

1000 Highland

Colony

Parkway.

o a a o ~ a ~ a

5


6/22

I n s t e a d ,

t

i s

l o c a t e d

south

o f

Old Agency Road o n

Highland Colony —approximately

o f

a m i l e

from

Phase

T h u s , t

was

not

t h e

s u b j e c t o f

t h e

A p p l i c a t i o n .

Propo sed

s i t e

f o r

C o s t c o Wholesale

~ i

y ~`

y

y

i ~

c3

r

rn

S

15. At t h e time

M a t t i a c e ' s

A p p l i c a t i o n

was submitted

t o t h e

MDA

hase

I I I

— t h e

f u t u r e

proposed

s i t e o f t h e

Costco

Development

- was not

p a r t o f

a mast er planned development

and

t

d i d

not

have q u a l i f i e d r e s o r t

s t a t u s ,

as r e q u i r e d b y

t h e

T o u r is m

Act.

Furthermore,

t was

not p r o p e r l y

z a ~ ~ e d f o r

t h e

Castro D~velo~nient. 5 i g n i f i c a i ~ t l y ,

i t

d i d

c l o t g a i n any of t l l e s c

d e s i g n a t i o n s ,

o r o b t a i n

a

modified

zoning,

u n t i l

a f t e r

t h e e x p i r a t i o n o f t h e

c u l t u r a l

r e t a i l

a t t r a c t i o n

program

o n June

30,

2014.

16. I n

2014,

t h e C i t y ' s Mayor, Gene

McGee McGee ), a n d / o r

i t s

D i r e c t o r

of

Co m m uni ty

Development, Alan

Hart

( H a r t ) ,

began

having

s e c r e t

d i s c u s s i o n s

w i t h

M a t t i a c e

and Costco

r e p r e s e n t a t i v e s

r e g a r d i n g

t h e

p o s s i b i l i t y

o f

o c a t i n g a

Costco

i n

Ridgeland. C o s t c o ' s

r e p r e s e n t a t i v e s and

M a t t i a c e

t a r g e t e d t h e proposed Phase

I I I s i t e

( d e p i c t e d

above) o r

a

number

o f

r e a s o n s ,

i n c l u d i n g

but not

l i m i t e d

t o

i t s

a b i l i t y

t o

accommodate t h e

development

and

p o t e n t i a l l y

q u a l i f y f o r Touri sm

Act b e n e f i t s .

o a z o ~ 2 ~ a

6


7/22

17. On May

6,

2014,

t h e C i t y

approved a r e s o l u t i o n

( 2014

R e s o l u t i o n )

t o

a l l o w

s a l e s

t a x

d o l l a r s

from

t h e Renaissance P r o j e c t

t o

be d i v e r t e d t o t h e

M i s s i s s i p p i Tourism P r o j e c t

Sales

Tax

I n c e n t i v e

Fund, o r t h e

b e n e f i t

of RAC

M a t t i a c e e n t i t y ,

p u r s u a n t

t o

t h e Tourism

Act.

The

2014

R e s o l u t i o n covered

only

t h e RAC

r o p e r t y

n o r t h of Old A g e n c y R o a d

and only

property

c u r r e n t l y

own e d

by

Renaissance a t

Colony

Park, LLC. The

2014 R e s o l u t i o n d i d

n o t

cover t h e

Costco

Development

s i t e ,

Phase I I I

To h a t end,

u p o n

i n f o r m a t i o n and

b e l i e f ,

RAC

d i d not

own h e

proposed

Phase I I I

s i t e

o n

t h e

d a t e t h e 2014

R e s o l u t i o n

was

approved,

nor d i d

any

o t h e r M a t t i a c e - a f f i l i a t e d e n t i t y . Thus, t h e

2014

R e s o l u t i o n

was

not i n t e n d e d t o

nor can

i t

apply

t o

t h e

Phase

I I I ,

Costco

Development

i t e .

18. On

June 10, 2014,

t h e

MDA s s u e d

i t s

Order

of

t h e M i s s i s s i p p i

Development

A u t h o r i t y

D i r e c t i n g t h e

Issuance t o

Renaissance

a t

Colony

Park,

LLC

f M i s s i s s i p p i

Tourism

I n c e n t i v e

P rogram

C e r t i f i c a t e ( C e r t i f i c a t e ) .

C o n s i s t e n t

with M a t t i a c e ' s

A p p l i c a t i o n and t h e

C i t y ' s

2014

R e s o l u t i o n , t h e

C e r t i f i c a t e noted

t h a t t h e

E l i g i b l e

S i t e —Loca tio n was 1000

Highland

Colony P ar kway, Ridgcland,

M

9157. The C c r t i f i c a t c d i d not

covcr t h e praposcd

s i t e

of

t h e Costco

Development -Phase

I I I

Thus, t o t h e e x t e n t t h e

C i t y d i v e r t s

o r a g r e e s

t o

d i v e r t

t a x

revenues

a r i s i n g

from t h e Costco

Development,

h e C i t y

would be

a c t i n g

u n l a w f u l l y ,

u n c o n s t i t u t i o n a l l y , and u l t r a

v i r e s .

19. When McGee

nd

Hart

began having


w i t h M a t t i a c e and Costco,

t h e y

f u l l y

understood t h e p u b l i c

o u t r a g e

t h a t

would

occur i f

t h e i r p l a n s

f o r

t h e Costco

Development,

i n

such

c l o s e

proximity

t o

numerous

r e s i d e n t i a l

neighborhoods,

were

t o c o m e t o l i g h t . As

a

r e s u l t ,

C i t y

o f f i c i a l s

coined

t h e phrase

Santa

Claus

o r e f e r

t o

t h e Costco

p r o j e c t

so

a s t o s h i e l d

t h e i r d i s c u s s i o n s

from t h e p u b l i c

and keep

t h e whole

p r o c e s s a

s e c r e t .

l

C i t y o f f i c i a l s

have

i As r e d i c t e d , whe n McGee

i n a l l y

d i d r e v e a l

Project Santa

Claus t o

Ridgeland c i t i z e n s a t

Ridgeland

High

S chool

o n August 12, 2015,

he

was subjected t o boos

a n d c a t c a l l s

as

he discussed

t h e p r o j e c t .

o z z o ~ 2 ~ a

7


8/22

attempted

t o h i d e

behind

economic d e v e lop m e n t

exceptions

t o M i s s i s s i p p i ' s

O p e n Meetings

Act,

e v e n

a f t e r

t h e

C i t y ' s

own ong-time

C i t y a t t o r n e y

s t a t e d i n p u b l i c

a n d under

o a t h

t h a t t h e r e

i s

n o

economic d e v e lop m e n t

e x c e p t i o n

t o

d i s c u s s i o n s with p r i v a t e p a r t i e s . When asked

wh e t h e r


w e r e

u n d e r w a y

t o

p o s s i b l y

l o c a t e

a

Costco

i n

Ridgeland,

McGee

l a t l y

a n d

r e p e a t e d l y

s a i d

— th ro u g h A u g u s t 2015

—th at t h e s e w e r e

r u m o r s a n d

t h a t

h e

k n e w n o t h i n g

about i t

— e v e n

though

h e

k n e w

t h e


w e r e

m u c h

m o r e

t h a n m e r e

r u mor s

and he w a s

a c t i v e l y bending over

b ack w a r d s

t o

a s s i s t

[Costco] with

a l l

of

i t s ]

n e e d s . McGee

e f u s e d

t o

d i s c l o s e t h e

C i t y ' s


with Costco so

a s t o

i m m u n i z e t h e C i t y ' s a c t i o n s from

p u b l i c

s c r u t i n y .

20.

T h e

behind

- c l o s e d

-doors meetings

a n d


be t w e e n Ridgeland o f f i c i a l s ,

Costco,

a n d M a t t i a c e ,

continued

throughout 2014

a n d

i n t o

2015.

On

February

27, 2015,

a t a n

o f f i c i a l Ridgeland

r e t r e a t

w h e r e o f f i c i a l C i t y b u s i n e s s

w a s conducted

o u t s i d e of

p u b l i c

view and

without o f f i c i a l minutes

being

t a k e n

a s

r e q u i r e d

b y s t a t e

l a w ,

McGee informed

t h e Board

of

Aldcrmcn

t h a t Costca

w ould

b e

t h e

anchor t c n a n t i n t h e n e w phasc

of The

Rcnaissancc

development.

McGee

i n s t r u c t e d Ridgeland's

o f f i c i a l s

t o k e e p

t h i s

i n f o r m a t i o n

s t r i c t l y

c o n f i d e n t i a l a n d n o t t o d i v u l g e

i t

t o

anyone.

21.

As i s c u s s i o n s

developed

f u r t h e r , M a t t i a c e ,

Costco,

and Ridgeland

r e a l i z e d

t h a t

Ridgeland's

Zoning

Ordinance d i d not

permit t h e c o n s t r u c t i o n of

a Costco

and i t s

s a t e l l i t e

s t o r e s

a t

t h e d e s i r e d l o c a t i o n . In o t h e r words,

t h e c o n s t r u c t i o n of

a

Costco

a t

t h i s

l o c a t i o n

would

be

i n c o n s i s t e n t

w i t h

t h e

2014

Zon i n g

Ordinance Ridgeland h a d

j u s t

adopted

on

February

4, 2014.

2

2

C u r i o u s l y , Ridgeland

a l s o

adopted

t h e

2014

Zoning Ordinance a n d

Map w i t h o u t n o t i c e ,

although

t h e

ordinance s p e c i f i c a l l y

t a r g e t s

m u l t i f a m i l y

p r o p e r t i e s

with a n a m o r t i z a t i o n p r o v i s i o n which mandates

t h e

d e m o l i t i o n

of i x o p e r a t i n g ,

economically v i a b l e apartment

comple x e s a n d

r e q u i r e s

t h e e l i m i n a t i o n of hundreds

of t h e r

u n i t s

i n

comple x e s

t h e C i t y d e e m s u n d e s i r a b l e .

T h e C i t y

i s c u r r e n t l y

a

defendant i n

a t

l e a s t

9 e p a r a t e

l a w s u i t s

c h a l l e n g i n g

t h e 2014

Zoning Ordinance

a n d M a p .

o o ~ ~


9/22

Upon

h i s

r e a l i z a t i o n ,

Mattiace asked h a t

t h e

C i t y

g r a n t

him a zoning

change

n d / o r

v a r i a n c e so

as t o accommodate t h e Costco

Development. To m a i n t a i n t h e s e c r e c y of t h e

Costco

Development

and

avoid p u b l i c s c r u t i n y , t h e

C i t y

manipulated

t h e Zoning

Ordinance

by

c h a r a c t e r i z i n g

t h e

rezoning of h e Costco Development i t e a s comprehensive

amendment,

and

i n

doing s o , t r i e d

t o

avoid

t h e

c l e a r d i c t a t e s

of

i s s i s s i p p i

law

and

t s

own

Zoning

Ordinance

r e g a r d i n g

p u b l i c

n o t i c e

and t r i c t

p r e r e q u i s i t e s f o r

r e z o n i n g s .

A The

City

of

Ridgel and Attempted

t o

Skirt Public

Notice

and

Rezoning

Requir ements

by

A m en d in g

Permitted

Uses

i n

i t s

C-2

(Gener al

Comme r c i a l)

D i s t r i c t s .

22.

The

C i t y s

own

oning

Ordinance and M i s s i s s i p p i s s t a t u t o r y , c o n s t i t u t i o n a l , and

common

law

c o n t a i n

s p e c i f i c

p u b l i c n o t i c e

requirements f o r

r e z o n i n g s .

A d d i t i o n a l l y ,

both t h e

C i t y s

Zoning

Ordinance and


law r e q u i r e c e r t a i n

showings

and

f a c t s

b e f o r e a

rezoning

may

c c u r .

I n

a n

e f f o r t

t o m a i n t a i n t h e s e c r e c y of

r o j e c t Santa

Claus

and avoid

t h e

a n t i c i p a t e d

o p p o s i t i o n t o t h e

Costco

Development,

h e C i t y ignored

many of

h e s e r e q u i r e m e n t s

and i n a c c u r a t c l y

framcd

t h e

rczoning

a s a C i t y - i n i t i a t c d comprchensivc

Zoning

Ordinance

amendment.

23.

S p e c i f i c a l l y ,

on

Ju ne 2,

2015,

idgeland's M a yo r

and Board

of ldermen adopted

a

Zoning Ordinance

Amendment

r e a t i n g

and

d e f i n i n g

a Large

M a s t e r

Planned

Commercial

Development s :

Any

l a r g e

commerci al deve lopment c o n s i s t i n g

of

a

group of

one

(1)

r

more

c o n t i g u o u s s e p a r a t e l y

owned

o r ground l e a s e d t r a c t s o r p a r c e l s

t h a t

c o n t a i n ,

among

t h e

group

of

r a c t s

o r

p a r c e l s , a t

l e a s t

one b u i l d i n g f o r

occupancy f o r

r e t a i l / w h o l e s a l e

purposes

exceeding

100,000

square

f e e t

of

h e a t e d

and

cooled

space

f o r t h e

indoor

d i s p l a y and s a l e

of goods, a s i t e with a m inim um of 15

c o n t i g u o u s

a c r e s ,

access

t o

a n

A r t e r i a l

S t r e e t ,

and

approved

by

t h e M a yor

a nd

Board of Aldermen which may

o r may not

i n c l u d e

c o n d i t i o n s . Large

M a s t e r

Planned Commerc ia l Developments may n c l u d e any of h e uses p e r m i t t e d

i n t h e

u n d e r l y i n g Zoning

D i s t r i c t

a s

w e l l

a s

S e r v i c e

S t a t i o n s ; B a n k s , .

branch

banks,

d r i v e - t h i ~ u

A T M ' s , and

o t h e r banking

f a c i l i t i e s ;

Food

product

and c a r r y

- o u t

and

o z o ~ z ~

9


10/22

d e l i v e r y

s t o r e s ,

laundry a n d dry

c l e a n i n g

pickup

s t a t i o n s ;

F a s t

Food

R e s t a u r a n t

with

d r i v e - t h r u ;

F a s t

Casual

R e s t a u r a n t with d r i v e - t h r u ;

Pharm acy w i t h

a

d r i v e -

t h r u ; a n d

outdoor d i s p l a y of

goods

i n

d e s i g n a t e d

a r e a s

approved by

t h e

M a y o r

a n d

Board

of

Al d e rmen i n one

(1)

r

more

l o c a t i o n s

not

exceeding

a n a g g r e g a t e

of

15,000

square

f e e t .

24.

Th e

Zoning

Ordinance

A m e n d m e n t

t h e n a d d ed

L a rge Master

Planned

Commercial Developments

a s a P e r m i t t e d

U s e

i n G General

Commercial) d i s t r i c t s .

Th e

Zoning

Ordinance

A m e n d m e n t

a l s o

c h a nged

t h e

d e f i n i t i o n

of

Service

S t a t i o n t o

a c commod a t e

t h e Costco

Development.

25.

S e v e r a l t h i n g s

a r e s i g n i f i c a n t

about t h e Zoning

Ordinance

A m e n d m e n t . F i r s t , i t

w a s

adopted

d i r e c t l y

i n

response

t o

M a t t i a c e ' s r e q u e s t

t h a t

t h e C i t y

modify t h e

zoning of

t h e

Phase I I I

s i t e t o

accommodate

h i s

Costco

Development.

Indeed,

M a t t i a c e ' s

a t t o r n e y p la ye d a

c r i t i c a l

r o l e

i n

w r i t i n g

the Z o n i n g

O r d i n a n c e

mendment o t h a t

i t wo u l d

s a t i s f y C o s t c o ' s

zoning r e q u i r e m e n t s .

Second,

although t h e

Zoning Ordinance

A m e n d m e n t p u r p o r t s

t o

c h a nge

t h e P e r m i t t e d Uses

i n l l

C-2 General

Commer c i a l) i s t r i c t s ,

t s

r e a l i s t i c ,

p r a c t i c a l ,

a n d i n t e n d e d

i i i l p a c t

i s

only

on

t h e

Costco

Dcvclopmcnt

s i t e . I n f a c t ,

a

Costco

r e p r e s e n t a t i v e r e c e n t l y

s t a t e d

t h a t t h e r e

w e r e

n o

o t h e r

undeveloped

commercial

t r a c t s

i n

Ridgeland t h a t could

accommodate

Costco

Development. Third, by

changing

t h e

Permitted

Uses

i n

C-2

(General

Commercial)

d i s t r i c t s ,

Ridgeland has

accomplished

a

rezoning a n d c h a nge

t o

i t s

Zoning

Map

t h a t i s


w i t h

t h e

Ridgeland Area

Master

Plan

a n d

t h e

C i t y ' s

2009

Comp r eh en s i ve

Plan,

i n

v i o l a t i o n

of

t s

own

oning

Ordinance

a n d

M i s s i s s i p p i s t a t e

l a w.

B.

R i dgel a n d

F a i l s

t o

S a t i s f y

R e q u i r e m e n t s

for R e zoning

26.

I n

approving t h e

M a t t i a c e - i n i t i a t e d rezoning of

t h e Costco

Development

s i t e ,

t h e

C i t y

f a i l e d

t o s a t i s f y

n u mero u s

key

requirements f o r

r e z o n i n g . For

example,

under

S e c t i o n

600.10.B

of Ridgeland's

Zoning

O rdi n a nc e —

A m e n d m e n t s

o t h e

Zoning

Ordinance Text o r

t h e

o z o ~ z ~

10


11/22

O f f i c i a l

Zoning

Map

Re

-Zoning) a p p l i c a t i o n s

f o r zoning

o r d i n a n c e

amendments a r e r e q u i r e d

t o

meet

s t r i c t

s t a n d a r d s .


S e c t i o n

600.10

p r o v i d e s t h a t Re

- z o n i n g s

must

p a s s

t h r e s h o l d

s t a n d a r d s : no

proposed

zoning

amendment w i l l

r e c e i v e f a v o r a b l e

recommendation

u n l e s s

i t p a s s e s

t h e

following

t h r e s h o l d s t a n d a r d s

f o r

a v a l i d

s p o t

zoning:

(a) The p r o p o s a l

must

not

be a

small

p a r c e l

of

a n d s i n g l e d

out o r s p e c i a l an d

p r i v i l e g e d

t r e a t m e n t .

(b) The

proposed

change

must

be

i n

t h e

p u b l i c i n t e r e s t and not only

f o r

t h e

b e n e f i t

of

a

land o w n e r ( s ) .

(c) The

proposed

change i s c o n s i s t e n t with

l l

elements

of h e

comprehensive

p l a n and sound

planning p r i n c i p l e s

as o l l o w s :

1 .

I f

a

development

p r o p o s a l

f a l l s w i t h i n

one

of h e

use

a n d / o r r e s i d e n t i a l

d e n s i t y

c a t e g o r i e s

i n d i c a t e d on

t h e F u t u r e Land Use

Map,

h e

Zoning

Board and t h e

Mayor

and Board of Aldermen

s h a l l

determine

i f t h e

p r o p o s a l

i s c o n s i s t e n t with t h e p l a n .

2.

I f

a

development

p r o p o s a l

i s

not

c o n s i s t e n t

with

t h e F u t u r e

Land

Use

Map, h e Zoning

Board and t h e Mayor and

Board

of Aldermen w i l l

review

t h e

p l a n ' s

w r i t t e n

p o l i c i e s t o determine

whether

t h e

p r o p o s a l

would

undermine

o r c o n f l i c t with

them.

I f

t h e

Mayor

and Board of

Aldermen

determines t h a t t h e p r o p o s a l

would

not c o n f l i c t w i t h o r

undermine

t h e

p l a n ' s p o l i c i e s ,

they

s h a l l f i n d t h e

p r o p o s a l

c o n s i s t e n t

with

t h e

p l a n .

3. I f an

a p p l i c a n t ' s p r o p e r t y f o r r e

-zoning

f a l l s a d j a c e n t

t o a

d i s t r i c t

having

t h e d e s i r e d zoning

c l a s s i f i c a t i o n , t h e r e z o n i n g

p r o p o s a l may

e

determined

t o be c o n s i s t e n t

a s an

e x t e n s i o n

of h e a d j a c e n t

p r o p e r t y ' s

zoning l a s s i f i c a t i o n .

(d) The proposed

change

must not

c r e a t e

an

i s o l a t e d

d i s t r i c t u n r e l a t e d an d

incompatible

t o a d j a c e n t d i s t r i c t s .

(Ex.

B t §

0 0 . 1 0 . B ) .

27.

The

Zoning

Ordinance

Amendment

a i l s

l l

of t h e s e t h r e s h o l d

r e q u i r e m e n t s a s

i t

a p p l i e s only

t o

a

small

t r a c t of

a n d

and

was

e n a c t e d

t o b e n e f i t Andrew

M a t t i a c e and Costco

an d

not t h e

p u b l i c . A d d i t i o n a l l y ,

t h e Costco Development

i s

e n t i r e l y

i n c o n s i s t e n t w i t h

Ridgeland's

Comprehensive

Plan

and

Future Land

Use

Plan,

an

a n a l y s i s

t h e C i t y d i d

not

even u n d e r t a k e

p r i o r

o o ~ ~

1


12/22

t o

adopting t h e

Zo n i n g Ordin a nce Amen dmen t. Furthermore,

t h e

Costco

Development, which

w o uld

double

t h e

t r a f f i c

a l r e a d y g e n e r a t e d b y Renaissance

Phases I a n d

I I

i s

e n t i r e l y

incompatible with

t h e

numerou s


neighborhoods

l o c a t e d i n c l o s e p r o x i m i t y .

28. However,

even

i f t h e s e

t h r e s h o l d s t a n d a r d s

were s a t i s f i e d , t h e

Z o n i n g

Ordinance

Am e n d m e n t

w o uld

s t i l l

be

improper. S e c t i o n 600.10.B

o f

t h e

Zo n i n g Ordinance

p r o v i d e s

t h a t

p a s s i n g

t h e a b ov e t h r e s h o l d

s t a n d a r d s

merely determines i f t h e r e-zoning

goes

f u r t h e r : I f t h e r e -

z o n i n g

a p p l i c a t i o n does n o t . pass

t h e above t h r e s h o l d

s t a n d a r d s ,

t h e

proposed

ame n dmen t

w i l l be

c o n s i d e r e d

t o

be

a n i n v a l i d

spot

z o n i n g

a n d

w i l l

b e

denied

o n

t h a t b a s i s . I f i t does s a t i s f y

them,

t h e

B o a r d of

Aldermen a r e r e q u i r e d

t o

c o n s i d e r :

a) Whet her t h e e x i s t i n g

land use

p a t t e r n w i l l c h a n g e a n d / o r p o s s i b l y

i n c r e a s e

o r o v e r t a x t h e

load

o n p u b l i c f a c i l i t i e s

such

as

c h o o l s ,

t i l i t i e s

o r

s t r e e t s ;

b ) Whet her

e x i s t i n g

z o n i n g d i s t r i c t

boundaries

a r e i l l o g i c a l l y d ra w n i n

r e l a t i o n

t o

e x i s t i n g c o n d i t i o n s

o n

t h e p r o p e r t y

proposed f o r change;

c) Whet her

c h a n g e d

o r ch an g i n g

c o n d i t i o n s m a d e

t h e

p a s s a g e

o f t h e

proposed r e

-zoning n e c e s s a r y . Th a t i s ,

has

t h e c h a r a c t e r o f t h e

ne igh b orh o o d c h a n g e d t o such

a n

e x t e n t ~ s t o j u s t i f y r e c l ~ s s i f i c ~ t i o n, en d

i s

evidence

o f

a

PU LIC

NEED o r

t h e

r e

-zoning

i n

t h a t

l o c a t i o n ?

d ) Whet her

t h e proposed

c h a n g e

w i l l a d v e r s e l y

i n f l u e n c e

l i v i n g

c o n d i t i o n s

a n d / o r

p r o p e r t y v a l u e s

i n

t h e

neighborhood;

e)

Whet her

t h e

proposed

c h a n g e

w i l l c r e a t e o r e x c e s s i v e l y

i n c r e a s e

t r a f f i c

c o n g e s t i o n

o r

otherwise a f f e c t

p u b l i c

s a f e t y ;

f ~ Whet her

t h e r e a r e

s u b s t a n t i a l r e a s o n s why

h e

p r o p e r t y

cannot be

used i n

accordance with e x i s t i n g

zoning;

g ) Whet her

t h e r e i s

evidence of a

mistake

i n t h e

o r i g i n a l z o n i n g

d u e

t o a

c l e r i c a l e r r o r ;

h )

Whet her t h e

proposed

c h a n g e i s s p e c u l a t i v e .

roposed

ch an ge must

have

a

d e f i n i t e

z o n i n g

d i s t r i c t i n

mi n d

a s

w e l l

a s

a proposed

i n t e n t

o r

purpose

f o r

t h e

proposed

z o n i n g

d i s t r i c t .

o a a o ~ a ~ a

1 2


13/22

( i )

There

i s

convincing

demonstration t h a t a l l uses p e r m i t t e d

under

t h e

proposed d i s t r i c t

c l a s s i f i c a t i o n

would be a p p r o p r i a t e

i n

t h e a r e a

i n c l u d e d

i n

t h e

proposed change.

When

n e w d i s t r i c t

d e s i g n a t i o n

i s

a s s i g n e d ,

a n y

use

p e r m i t t e d

i n

t h e

d i s t r i c t

i s a l l o w a b l e ,

s o

long as

i t

meets

d i s t r i c t

r e q u i r e m e n t s ,

a n d not merely

t h e

uses

t h a t

a p p l i c a n t s

s t a t e

t h e y i n t e n d

t o

m a k e

of

h e p r o p e r t y

i n v o l v e d . )

( j )

There

i s

convincing

demonstration t h a t

t h e

c h a r a c t e r of

t h e neighborhood

w i l l

not be

m a t e r i a l l y

a n d

a d v e r s e l y

a f f e c t e d by

a ny use p e r m i t t e d

i n

t h e

proposed change.

Ex.B t §

00.10.B).

29.

T h e Z o n i n g Ordinance

Amendment a i l s t o s a t i s f y

t h e s e

r e q u i r e m e n t s .

t

w a s n o t

n e c e s s a r y

t o c o r r e c t

a

mistake

i n t h e o r i g i n a l

zoning, nor

w a s

t

n e c e s s a r y d ue t o

a

change i n t h e

c h a r a c t e r of t h e

neighborhood o r p u b l i c

need.

There w a s n o

d e m o n s t r a t i o n ,

m u c h

l e s s

a

convincing one,

h a t

t h e n e w uses t o be

allowed i n t h e

d i s t r i c t

were

a p p r o p r i a t e

t o

t h e a r e a , t h a t

t h e c h a r a c t e r of h e neighborhood

would

not

be

m a t e r i a l l y

a n d

a d v e r s e l y a f f e c t e d

by t h e

Zoning

Ordinance A m e n d m e n t ,

r t h a t t h e p r o p e r t y

could not

be

used

i n

accordance

w i t h t h e e x i s t i n g

zoning. To h e

c o n t r a r y ,

a l l p r e l i m i n a r y

s t u d i e s

a n d common sense

i n d i c a t e t h a t t h e

Zoning

Ordinance

A m e n d m e n t

i s

c e r t a i n t o

a d v e r s e l y

a f f e c t

l i v i n g c o n d i t i o n s

and p r o p e r t y v a l u e s ,

i n c r e a s e

t r a f f i c

c o n g e s t i o n ,

diminish

p u b l i c

s a f e t y ,

a n d

o v e r t a x

municipal

s e r v i c e s .

However,

s

r e f l e c t e d

i n i t s June

2,

2 0 1 5

Minutes, h e

M a y o r

a n d

Boa r d

of

Aldermen

f a i l e d

t o

even c o n s i d e r

a ny

of

h e s e

r e q u i r e d

f a c t o r s p r i o r t o adopting

t h e r e z o n i n g .

Ex. D) .

30.

T h e

C i t y ' s

approval o f t h e

Zoning A m e n d m e n t a l s o f a i l e d

t o

s a t i s f y t h e

requirements of

S e c t i o n

600.10.C.

That

s e c t i o n p r o v i d e s t h a t

n o

a m e n d m e n t t o

t h e

O f f i c i a l

Z o n i n g Map h a l l be

approved

u n l e s s

t h e

proposed r e-zoning meets one

of

h e

following

r i t e r i a :

a )

t h e r e

w a s

a

mistake i n t h e

o r i g i n a l

zoning; o r b )

t h e c h a r a c t e r of

t h e

neighborhood has

c ha n g ed

t o

such

a n

e x t e n t as t o

j u s t i f y

r e c l a s s i f i c a t i o n , ND

h a t

t h e r e i s

a

PUBLIC

NEED

o r

t h e

r e

- z o n i n g . Ex. B , t § 00.10.C).

These


a l s o

appear

i n


common

o z a o ~ z ~ 4

1 3


14/22

law.

Yet,

t h e r e was no

showing

of

mistake or a

change i n

t h e c h a r a c t e r

of t h e

neighborhood t o

such an e x t e n t

as

t o j u s t i f y

a rezoning

and a p u b l i c

need

f o r

t h e

r e z o n i n g .

31.


under

S e c t i o n

600.10.)

of

Ridgeland's

Zoning

Ordinance, [ n ] o

a m e n d m e n t

o

t h e

O f f i c i a l

Zoning

Map

r

t h e t e x t of

h i s

Ordinance

s h a l l

b e co m e

e f f e c t i v e u n t i l

an

Ordinance

amending

s a m e

has been

passed

b y t h e

Mayor

and

Board

of

Ald e rmen . A ny

Ordinance

amending

t h e

O f f i c i a l

Zoning

Map

h a l l

c o n t a i n

f i n d i n g s

of

f a c t

c i t i n g

evidence

demonstrating

compliance

with

t h e

c r i t e r i a s p e c i f i e d

under S e c t i o n

600.10.0 of h i s

Ordinance.

(Ex.

B

t

§

0 0 . 1 0 . ) ) .

The

Zoning

Ordinance

Amendment

a i l s

t o s a t i s f y

t h i s

requirement a s i t

does

not c o n t a i n any

f i n d i n g s

of

a c t c i t i n g

evidence

demonstrating

compliance

with

t h e

above

c r i t e r i a .

32.

Again,

t h e Zoning

Ordinance

Amendment

a i l s

t o

s a t i s f y

S e c t i o n 600.10.D,

a s

w e l l

as


s t a t u t o r y law.

S e c t i o n

600.10.D

r e q u i r e s t h a t

l l

proposed r e

- z o n i n g s

be

c o n s i s t e n t

with

Ridgeland's

Comprehensive Plan:

Section

1 7 - 1 - 9

of

t h e


C od e of

1972,

A~

A m e n d e d ,

r e q u i r e s

t h a t `zoning

r e g u l a t i o n s

s h a l l

be m a d e

i n

accordance

w i t h a

comprehensive

p l a n

— . '

Accordingly,

no a m e n d m e n t

t o t h e

O f f i c i a l Zoning

Map h a l l be

approved b y

t h e

Mayor and

Board

of

Aldermen

u n l e s s

t h e

proposed r e

-zoning

i s

c o n s i s t e n t w i t h

a l l

f o u r

elements of

t h e

adopted

Comprehensive P l an

of

he

C i t y

of

idgeland,

i n c l u d i n g

t h e

Goals

a n d O b j e c t i v e s ,

the

Generalized

Future Land

Use a n d

T r a n s p o r t a t i o n

Plan,

a n d

the

Co m m unity

F a c i l i t i e s Plan. (Ex. B t § 00.10.D).

Ridgeland

m a d e

no

e f f o r t

t o

d e t e r m i n e

whether

t h e Zoning

Ordinance

A m e n d m e n t was

c o n s i s t e n t

w i t h

t h e

Comprehensive

Plan,

which

i t

was n o t .

o z o ~ ~

1 4


15/22

C

Ridgeland

F a i l s

t o

Provide Required

Public

N o t i c e s

33.

R i d g e l a n d ' s Zoning

Ordinance,

a s

well

a s


s t a t u t o r y ,

c o n s t i t u t i o n a l ,

and common

aw,

e q u i r e t h a t

p u b l i c n o t i c e

be g i v e n of

proposed

zoning

o r d i n a n c e

amendments.

The C i t y

of

Ridgeland f a i l e d

t o

comply w i t h

m u l t i p l e

d i f f e r e n t

n o t i c e


S e c t i o n

600.10.F

of

R i d g e l a n d ' s

Zoning

Ordinance

—

N o t i f i c a t i o n

of

Adjacent

P r o p e r t y

O w n e r s —

r e q u i r e s t h a t :

The

a p p l i c a n t s h a l l n o t i f y

a l l

p r o p e r t y

owners

w i t h i n

1 6 0

f e e t i n a l l

d i r e c t i o n s

( e x c l u d i n g

t h e

r i g h t s

- o f

-way

of

s t r e e t s

o r

highways) from

t h e

l o t

l i n e s of any

p a r c e l

o r

p a r c e l s of

l a n d

proposed

f o r r e- z o n i n g .

The

a p p l i c a n t s h a l l

a l s o n o t i f y

a l l

neighborhood

o r g a n i z a t i o n s

r e g i s t e r e d

w i t h t h e

Community

Development

Department

w i t h

g e o g r a p h i c b o u n d a r i e s

w i t h i n

one

t h o u s a n d (1,000)

e e t i n

a l l

d i r e c t i o n s , from t h e

l o t

l i n e s of

any

p a r c e l

o r

p a r c e l s of l a n d

proposed f o r

r e -

z o n i n g .

N o t i f i c a t i o n

s h a l l be

by

CERTIFIED

MAIL t a t i n g

t h e d a t e ,

t i m e , l o c a t i o n

and

purpose

of

t h e

p u b l i c h e a r i n g,

i n t h e C i t y

of

Ridgeland, and

s h a l l be m a i l e d

t o

such

p r o p e r t y

owners i f t e e n

days

p r i o r

t o

t h e

p u b l i c

h e a r i n g

w i t h

n o t i f i c a t i o n

of

r e c e i p t

of

t h e l e t t e r

r e t u r n e d

t o t h e

D i r e c t o r

of

Community

Development

o r

h i s

d e s i g n e e .

The

D i r e c t o r of

Community

Development o r

h i s

d e s i g n e e

s h a l l a t t a c h

a l l

n o t i f i c a t i o n s

of

e c e i p t of

h e l e t t e r

t o t h e a p p l i c a t i o n .

(Ex.B t

§

0 0 . 1 0 . F ) .

34.

M a t t i a c e ,

Costco,

and

Ridgeland

f a i l e d

t o

n o t i f y

a l l

p r o p e r t y

owners

w i t h i n

1 6 0

f e e t

and

a l l

neighborhood

o r g a n i z a t i o n s

w i t h i n

1,000

f e e t

of t h e

r e z o n e d

t r a c t of t h e

p r o p o s e d

Zoning

Ordinance

A mendment.

I n f a c t ,

none of t h e

r e q u i r e d

n o t i c e s were e v e r

s e n t , mu ch

l e s s

by c e r t i f i e d

mail o r

a t

l e a s t

1 5 days p r i o r

t o t h e h e a r i n g

when t h e Zoning

Ordinance

A m e n d m e n t

w a s

c o n s i d e r e d

and a d o p t e d .

C o n s e q u e n t l y ,

Ridgeland

D i r e c t o r of

Com m unit y

Development

f a i l e d

t o a t t a c h

any

c e r t i f i e d

mail

r e t u r n

r e c e i p t s t o t h e

r e z o n i n g

a p p l i c a t i o n .

35.

Furthermore,

u r s u a n t

t o

S e c t i o n 600.15.A

of h e

20 1 4

Zoning

Ordinance, p u b l i c

h e a r i n g s s h a l l

be

conducted

. . .

f o r a l l . . .

amendments t o

t h e t e x t . of h e

Zoning

Ordinance o r

amendments

t o t h e O f f i c i a l

Zoning

Map

i . e . , r e

- z o n i n g ) .

Whenever

a p u b l i c h e a r i n g

i s

r e q u i r e d

. . ,

n o t i c e of

such

h e a r i n g s h a l l

be

g i v e n

by

p u b l i s h i n g

a

n o t i c e t o

a l l

i n t e r e s t e d

p e r s o n s

o 2 a o ~ z ~ a

1 5


16/22

one time

a t

l e a s t f i f t e e n

days p r i o r t o

t h e

d a t e

f i x e d f o r

s a i d

h e a r i n g , such

n o t i c e

t o

be

p u b l i s h e d

i n

an

o f f i c i a l paper

o r

newspaper

of

e n e r a l

c i r c u l a t i o n

i n

t h e C i t y

of

i d g e l a n d . . . .

(Ex.B

t §

615.15.A).

These

n o t i c e s m u s t follow

p r e s c r i b e d

f o r m a t s . For

a m e n d m e n t s t o

t h e

t e x t

of t h e

2014

Zoning Ordinance,

h e

n o t i c e m u s t t a t e :

NOTICE

OF

ONING HEARING

NOTICE

S

HEREBY GIVEN

TO THOSE

PARTIES I N

INTEREST

THAT

THERE WILL

BE

HEARING

ON Date),

AT Time),

AT THE CITY

HALL

RIDGELAND

MISSISSIPPI, FOR

THE PURPOSE

OF

DETERMINING

WHETHER OR

NOTTHE

FOLLOWING

AMENDMENTS

SHALL BE

M DE

TO

THE

ZONING

ORDINANCE

OF

THE

CITY OF

RIDGELAND

MISSISSIPPI:

( I n s e r t

Proposed

A m e n d m e n t s

o t h e Zoning

Ordinance

Here)

APPROVED:

ATTEST:

Mayor s S i g n a t u r e

C i t y

C l e r k ' s

s i g n a t u r e

36. A d d i t i o n a l l y ,

Miss. Code Ann. §§

17-1-15

and

17-1-17

r e q u i r e t h a t

n o t i c e s

of

h e a r i n g s

r e g a r d i n g zoning

ordinance

a m e n d m e n t s

c o n t a i n

t h e

f u l l t e x t

of

t h e

proposed

a m e n d m e n t r an

unambiguous e x p l a n a t i o n of

t s

s u b s t a n c e w h e n

p r i n t i n g

t h e

f u l l t e x t

would

be

i n f e a s i b l e . T he

unambiguous e x p l a n a t i o n of t h e

s u b s t a n c e of t h e

proposed

a m e n d m e n t s h o u l d

inform

i n t e r e s t e d persons

of

h e

proposed a c t i o n .

37.

Contrary

t o

t h e s e

r e q u i r e m e n t s ,

t h e

s i n g l e n o t i c e

p u b l i s h e d by

Ridgeland

on May

14,

2015

t a t e d

o n l y :

o o ~ ~

1 6


17/22

u a s ~ c ~

a~

z ~ s ~ c

tea

N6~FtCf

i ~

t o t c t r y

~1uan

i r

thane

{ r 0 r t i a s

~

r M t i t t i ~ B t

t h a t

i ~ e r a

w i V

be

a

~bttc

h a ~ r f a g

an T u s s c t , 7 y ,

June

Z,

2 ( Y i 5 . a t 8 : Q ( }

o ' d o c k . Q . M .

a t

t h e ; G i f y

.

HaH,

304

t l g h w a y 54,

t i d g e l a t t d .

h d $

3 Q 1 6 7 , f o r t h o

p t t r p o a o

o f

d e t e r m i n k ~ g

wheth$f am

merts

o

Sealan 21

~zd

3 ~ t ~ C r n 41Q

~ f t t t e

4

u n i n g

Qrdinance o f

t h e

C i t y

o f

R i U g e f a n d

a n a l {

be r a r a t s d ' .

The

~

i t

Cy

h e

MAy4r

9 c a a r c t of

A4darmen

# • i t g . t l r s t

c ~ e g u t e t

t~y ,

U95, mead

a ~ i ' A t a y

5,

E 1 ' 1 5 .

C : f T Y

~~

tCX3E D

~Y

A ' f " I ' E 8 f i

~Y '

yB. t ~ i 5

~

y

4,

( 3 1 5

38.

T h e

p u b l i s h e d

n o t i c e

f a i l e d

t o

comply

w i t h

S e c t i o n

600.15.A because

i t d i d n o t

c o n t a i n

t h e

proposed

Z o n i n g

Ordinance

A m e n d m e n t

and

was

n o t

p u b l i s h e d

i n

a l l

c a p i t a l l e t t e r s .

Moreover,

t h e p u b l i s h e d

n o t i c e f a i l e d t o

comply

w i t h

Miss.

C o d e A n n .

§

7-1-15

because

i t

c o n t a i n e d n e i t h e r

t h e

f u l l t e x t

o f h e

Z on i ng

Ordinance

A m e n d m e n t nor an

e x p l a n a t o r y

s t a t e m e n t

summarizing

t h e

s u b s t a n c e

o f h e

a m e n d m e n t

whereby

i n t e r e s t e d

c i t i z e n s

were

informed of

h e

proposed a c t i o n .

F u r t h e r ,

t h e n o t i c e

f a i l e d

t o

comport

w i t h


c o n s t i t u t i o n a l

requirements e g a r d i n g

n o t i c e

and an p p o r t u n i t y t o

be

h e a r d .

39.

On o p o f h e

d e f i c i e n t

n o t i c e

p u b l i s h e d i n t h e

newspaper, M a t t i a c e , Costco,

an d

t h e

C i t y

f a i l e d

t o p o s t s i g n s

as

r e q u i r e d by

t h e

2 0 14

Z o ning

Ordinance. W h e n e v e r

a r e z o n i n g


or

zoning

ordinance

a m e n d m e n t

s

c o n s i d e r e d

by h e

C i t y ,

signs b e a r i n g

n o t i c e s o f a

p u b l i c

h e a r i n g

s h a l l be e r e c t e d

o n

t h e

p r o p e r t y

i n v o l v e d .

Thes e

s i g n s

s h a l l

be

e r e c t e d n o t

l e s s

than f i f t e e n

days

p r i o r

t o

t h e

d a t e

of

t h e

p u b l i c

h e a r i n g .

When

m o r e

t h a n

o ne

p a r c e l

of

a n d i s

involved

i n

t h e

proposed zoning

a c t i o n o r

t h e

proposed u s e ,

e n o u g h

s i g n s

s h a l l be

p o s t e d

t o

a d e q u a t e l y

i d e n t i f y t h e

a r e a

a f f e c t e d .

T h e

n o t i c e t o

be

p o s t e d

o n

t h e

p r o p e r t y

i n v o l v e d

s h a l l

c o n s i s t

o f

a s i g n with

l e t t e r s l e g i b l e fr om t h e

n e a r e s t

s t r e e t ,

u s i n g

a t

l e a s t

o n e

(1)

i g n

f o r every

four

hundred

(400)

e e t

o f

f r o n t a g e

o n

a p u b l i c l y

d e d i c a t e d

s t r e e t u p o n

w hi c h

t h e p r o p e r t y

o a a o ~ a ~ a

1 7


18/22

a b u t s .

(Ex.

B t

§

00.15.B).

M a t t i a c e ,

Costco,

and t h e

C i t y f a i l e d

t o

comply w i t h t h e s e


COUNT :

VIOLATIONSOF

TATE

L W

40.

P l a i n t i f f s

i n c o r p o r a t e

by

r e f e r e n c e

t h e


c o n t a i n e d

i n t h e p r e c e d i n g

p a r a g r a p h s .

41.

The Zoning Ordinance

Amendment

i o l a t e s

Miss. C ode

Ann.§

7-1- 9 because

t

does not follow Ridgeland s

Comprehensive Plan.

42.

The

Zoning

Ordinance

Amendment

i o l a t e s Miss. C od e Ann.§§

17-1-15 and 1 7 -

1 - 1 7

because

Ridgeland

f a i l e d t o

provide

t h e

r e q u i r e d

n o t i c e s .

43.

The

Zoning

Ordinance Amendment

v i o l a t e s


law

because

i t w a s

e n a c t e d

i n

t h e

absence

o f

a mistake

i n t h e

o r i g i n a l zoning,

a

change i n t h e c h a r a c t e r of

t h e

neighborhood, r p u b l i c need.

44.

The

Zoning

Ordinance

Amendment

v i o l a t e s


law because

i t i s an

i n v a l i d

spot

zoning.

45. oning ordinance change

adopted

without p r o p e r n o t i c e o r

without complying

with s t a t u t o r y

procedures i s

v o i d . Likewise, a zoning

o r d i n a n c e

change i n c o n s i s t e n t w i t h

s t a t e

law

i s

v o i d .

46. Ridgeland s adoption

o f h e Zoning Ordinance

Amendment

n

v i o l a t i o n o f t s own

Zoning

Ordinance and

s t a t e

law

w a s

a r b i t r a r y ,

c a p r i c i o u s , i l l e g a l ,

unsupported by

s u b s t a n t i a l

evidence,

and

does

not

advance

a

l e g i t i m a t e governmental n t e r e s t .

47. Due

o

t h e

above and

foregoing

v i o l a t i o n s ,

P l a i n t i f f s a r e

e n t i t l e d t o a

d e c l a r a t o r y

judgment h a t

t h e Zoning Ordinance

Amendment

s i n v a l i d ,

u n c o n s t i t u t i o n a l ,

u n l a w f u l ,

v o i d , and

u n e n f o r c e a b l e .

o o ~ z ~

1 8


19/22

COUNT

I :

VIOLATIONSOF

IDGELAND SOW

ONING

ORDINANCE

48.

P l a i n t i f f s


by

r e f e r e n c e

t h e


c o n t a i n e d

i n t h e

p r e c e d i n g


49.

The Zoning

Ordinance Amendment

v i o l a t e s S e c t i o n 600.10.B

of

R i d g e l a n d s

Zoning

Ordinance

because

Ridgeland

f a i l e d t o

c o n s i d e r , much

l e s s

s a t i s f y ,

t h e

s t a n d a r d s

r e q u i r e d .


t h e Zoning

Ordinance

Amendment

a p p l i e s

o n l y

t o a s m a l l

t r a c t of a n d ,

wa s

e n a c t e d

t o b e n e f i t

a n

i n d i v i d u a l

d e v e l o p e r and

not t h e

g e n e r a l p u b l i c ,

v i o l a t e s

R i d g e l a n d s

Comprehensive Plan

and

F u t u r e

Land

Use P l a n , and

i s

i n c o m p a t i b l e w i t h

s u r r o u n d i n g

l a n d u s e s .

A d d i t i o n a l l y , t h e

Zoning

Ordinance

Amendment

wa s

n o t

n e c e s s a r y

t o

c o r r e c t

a

m i s t a k e

i n

t h e

o r i g i n a l

zoning

nor

wa s i t

n e c e s s a r y due t o a

change

i n


t h e

neighborhood

o r

p u b l i c

n e e d . There

wa s no

c o n v i n c i n g

d e m o n s t r a t i o n

t h a t

t h e new

u s e s

t o be

a l l o w e d i n

t h e

d i s t r i c t

were

a p p r o p r i a t e t o t h e

a r e a ,

t h a t t h e

c h a r a c t e r of

t h e

neighborhood

would

n o t

be

m a t e r i a l l y and

a d v e r s e l y

a f f e c t e d

by

t h e Zoning

Ordinance

Amendment o r

t h a t t h e

p r o p e r t y

c o u l d

n o t

be used i n

accordance

w i t h

t h e e x i s t i n g

z o n i n g .

50.

The Zoning

Ordinance

Amendment

v i o l a t e s S e c t i o n

600.10.0

of

R i d g e l a n d s

Zoning

Ordinance

because

t h e r e

wa s no m i s t a k e i n

t h e

o r i g i n a l z o n i n g , no

showing

of

change i n


h e

neighborhood

and no

showing

of

u b l i c n e e d .

51.

The

Zoning

Ordinance

Amendment


6 0 0 . 1 0 . )

of

R i d g e l a n d s

Zoning

Ordinance

because

i t

f a i l s t o c o n t a i n r e q u i r e d

f i n d i n g s c i t i n g e v i d e n c e

d e m o n s t r a t i n g

compliance w i t h

S e c t i o n

600.10.C.

52.

The Zoning

Ordinance Amendment


600.10.D

of

R i d g e l a n d s

Zoning

Ordinance

because t i s


w i t h

R i d g e l a n d s

Comprehensive l a n .

o o ~ ~

1 9


20/22

53. The Zoning

Ordinance

Amendment

v i o l a t e s

S e c t i o n 600.10.F

of

R i d g e l a n d s

Zoning Ordinance

because

M a t t i a c e , Costco,

and

Ridgeland

f a i l e d

t o n o t i f y

l l

p r o p e r t y

owners

w i t h i n

1 6 0

e e t and

l l

neighborhood

o r g a n i z a t i o n s w i t h i n

1,000 e e t

of h e rezoned

t r a c t a t l e a s t

1 5

days p r i o r t o

June 2,

2 0 1 5.

54.

The Zoning

Ordinance Amendment

v i o l a t e s

S e c t i o n

600.15.A

of

R i d g e l a n d s

Zoning

Ordinance

becaus e Ridgeland

f a i l e d t o provide

t h e

r e q u i r e d

n o t i c e .

55. The Zoning

Ordinance Amendment


600.15.B of

Ridgeland s

Zoning

Ordinance

because

M a t t i a c e ,

Costco,

and

Ridgeland

f a i l e d t o p o s t

t h e

r e q u i r e d

s i g n s .

56.

u n i c i p a l i t y

must

abide

b y

t s

own

r d i n a n c e s .

57. oning

ordinance change adopted

without prop er

n o t i c e or without complying

with

s t a t u t o r y

procedures i s

v o i d .

Likewise,

a zoning

ordinance

change

i n c o n s i s t e n t w i t h s t a t e

l aw

i s

v o i d .

58.

Ridgeland s adoption of

h e

Zoning

Ordinance

Amendment

n

v i o l a t i o n

of

t s own

honing

Ordinance

and

, t a t e

l aw

w a s

a r b i t r a r y ,

c a p r i c i o u s , i l l e g a l ,

unsupported

b y


evidence,

and

does

not

advance

a l e g i t i m a t e governmental

i n t e r e s t .

59. Due

o

t h e

above and

foregoing

v i o l a t i o n s , P l a i n t i f f s

a r e

e n t i t l e d t o a

d e c l a r a t o r y

judgment h a t

t h e Zoning Ordinance

Amendment s i n v a l i d ,

u n c o n s t i t u t i o n a l ,

u n l a w f u l ,

v o i d , and


COUNT I I : DUE

ROCESS

60.

P l a i n t i f f s


b y

r e f e r e n c e t h e a l l e g a t i o n s

c o n t a i n e d

i n t h e

p r e c e d i n g


61.

P l a i n t i f f s have

a

p r o t e c t e d p r o p e r t y

i n t e r e s t

t h a t

has

been

and w i l l

c o n t i n u e

t o

be

v i o l a t e d through t h e

adoption

of

h e

Zoning

Ordinance

Amendment.

o z o ~ ~

2


21/22

62.

The

Zoning

Ordinance

Amendment,

and

t h e

Costco

Development,

w i l l

s u b s t a n t i a l l y

and n e g a t i v e l y

impact


p r o p e r t y v a l u e s , crime, t h e h i s t o r i c

and

p e a c e f u l

n a t u r e of

h e

a r e a , q u a l i t y

of i f e , n o i s e ,

i t t e r

and t h e

a b i l i t y

of h i l d r e n

t o

r i d e

t h e i r

b i k e s

t o

and

from t h e i r

neighborhoods.


t h e

Zoning Ordinance Amendment

has

a l r e a d y

n e g a t i v e l y

impacted


p r o p e r t y

v a l u e s .

63.

P l a i n t i f f s

were not

provided

adequate n o t i c e

and

an

o p p o r t u n i t y

t o

be h e a r d

p r i o r

t o

t h e

adoption

of h e

Zoning

Ordinance Amendment.

64.

F u r t h e r ,

Ridgeland s

adoption of

h e Zoning

Ordinance

Amendment

i n

v i o l a t i o n

of

i t s

own

Zoning

Ordinance and

s t a t e

law

w a s

a r b i t r a r y ,

c a p r i c i o u s ,

i l l e g a l ,

unsupported

b y


e v i d e n c e ,

and

does not advance

a

l e g i t i m a t e governmental i n t e r e s t

65. As a r e s u l t ,

t h e

C i t y of

Ridgeland

has v i o l a t e d P l a i n t i f f s r i g h t s t o due p r o c e s s

under

M i s s i s s i p p i law

and t h e

c o n s t i t u t i o n .

COUNT V:

UNL WFUL

IVERSIONOF UBLIC

FUNDS

66.

P l a i n t i f f s i n c o r p o r a t e b y

r e f e r e n c e t h e a l l e g a t i o n s

c o n t a i n e d i n t h e p r e c e d i n g


67.

The May

,

2014

r e s o l u t i o n

adopted

b y

t h e C i t y

of

Ridgeland

allowing t h e s a l e s

t a x

d o l l a r s

of

Renaissance Phase I I

t o

be d i v e r t e d t o t h e

S a l e s

Tax

I n c e n t i v e Grant Program

does

not

and

cannot

apply

t o

any

a p p l i c a t i o n f o r s t a t e funding

r e l a t e d

t o

Renaissance

Phase

I I .

68.

Any

a t t e m p t e d a p p l i c a t i o n

of

t h e May

6,

2014 r e s o l u t i o n t o t h e Renaissance

Phase

I I I

s i t e

s h o u l d

be

d e c l a r e d

i n v a l i d ,

unlawful,

l l e g a l ,

v o i d ,

and

u n c o n s t i t u t i o n a l .

WHEREFORE

PREMISES

CONSIDERED

l a i n t i f f s

r e s p e c t f u l l y r e q u e s t

t h a t

t h e

Court

e n t e r

a

judgment d e c l a r i n g t h e

June 2, 2014

Zoning

Ordinance

Amendment

t o

be

i n v a l i d ,

u n c o n s t i t u t i o n a l , u n l a w f u l , v o i d ,

and


P l a i n t i f f s

a d d i t i o n a l l y

r e q u e s t

t h a t t h e

Court

o a a o ~ a ~ a

2 1


22/22

d e c l a r e t h e C i t y s

May ,

2014

r e s o l u t i o n f o r t h e

a p p l i c a t i o n by t h e

Renaissance

a t Colony

Park,

LLC f o r

Tourism Act

b e n e f i t s

t o be

i n a p p l i c a b l e t o t h e

proposed

Phase I I I

s i t e / C o s t c o

Development

a n d

t h a t any a t t e m p t e d


by

t h e

C i t y

of

h e

May

,

2014 r e s o l u t i o n

t o

t h e

Ph a s e

I I I

s i t e / C o s t c o

Development would be

unlawful,

v o i d ,

i l l e g a l ,

a n d

u n c o n s t i t u t i o n a l .

P l a i n t i f f s

r e q u e s t s

such o t h e r r e l i e f

a s t h e

Court

d e e m s

u s t

a n d

p r o p e r .

This t h e

25th

day

of Novembe r, 015.

R e s p e c t f u l l y s u b m i t t e d ,

GERALD

EMMETT

EARD,

CHARLES

JULES

MICHEL,

HAROLD

OSEPH

BYRD,

NILS

KEREM

MUNGAN,

GEORGETHATCHER

SHEPARD,

R.,

MATTHEW

DENSON

DeSHAZO,

WILLIAM

M. ADEN

THOMAS

DICE, I I ,

a n d

O ~ z E

of

OFCOUNSEL:

Benje

Bailey MSB o .

100053)

Sheldon G.

Alston

MSB

o.

9784)

William

D.

rinkwater MSB

o.

103913)

BRUNINI,

GRANTHAM,

GROWER

EWES,

LLC

Post

O f f i c e

D r a w e r

119

Jackson,

i s s i s s i p p i 39205

T h e

Pinnacle

B u i l d i n g , S u i t e 100

190

East

C a p i t o l

S t r e e t

Jackson,

i s s i s s i p p i 39201

Telephone:

601)

48-3101

T e l e c o p i e r :

601)

60-6902

b b a i l e y c r ~ , b r u n _ i n i .

com

s a l s t o n ~ ~ b r u n i n i ,com

w d r i n l c w a t e r ( ~ ~ b r u n i n i .

o

m

22

ridgeland lawsuit

Documents