The neverending lawsuit
by Mike Kroll
While
governments at all levels are struggling to pay their bills and provide
essential services, the City of Galesburg has spent nearly $175,000 defending a
decade-old ordinance that essentially prohibits most billboards within the city
limits. The case is nowhere near resolution despite a July 1, 2009 deadline and
there is no end in sight to the mounting legal fees and court costs.
The
effectiveness of billboards as a form of advertising can be debated but their
ugliness cannot. Most people with an opinion about billboards will tell you
that they are often a blight on the rural highway landscape and an ugly scar
when encountered in cities and towns. This is undoubtedly what motivated the
Galesburg City Council to pass an ordinance in 1996 that strictly regulated
billboards within the city limits and made it almost impossible to construct
new ones in town. Under this ordinance, nearly all then-existing billboards
became non-conforming uses under Galesburg zoning rules. Three years later in
1999, the city council amended that ordinance to require those non-conforming
billboards to be brought into conformance by July 1, 2009 (yesterday).
Most of
Galesburg's billboards are owned and serviced by a single sign company, Key
Outdoor, with a local office on N. Henderson St. Not surprisingly, they were
very unhappy with the original 1996 ordinance but their unhappiness grew into a
very hot anger following passage of the 1999 amendment. They hired Galesburg
attorney John Rehn and filed a lawsuit against the
City of Galesburg in June, 2001. The Key lawsuit contends that the city
ordinance, as amended, amounts to an unjust taking without any fair form of
compensation as required under both Illinois law and the state constitution.
The actual
lawsuit is detailed and complicated but it notes that all 33 of the Key Outdoor
billboards in Galesburg were non-conforming in 1996 and under the 1999 amended
ordinance 28 of those signs would be required to be either significantly altered
or removed without any compensation from the City to Key Outdoor despite
essentially destroying their Galesburg business with the stroke of a pen. Rehn has likened the new sign restrictions to a form of
eminent domain where a unit of government forces a property owner to give up
their property for the greater community good and is compensated by the
government for the loss of said property. Only in this instance, the
compensation is missing.
When this
story began, Fred Kimble was mayor of Galesburg and Gary Goddard was City Manager
(current City Manager Dane Bragg was 22 and fresh out of college). The city had
paid a high powered Chicago law firm, Holland & Knight, to draft the new
sign ordinance and there was strong support from the then-sitting city council
despite months of animated discussion prior to passage of this ordinance.
Ultimately only a single alderman (Gene Rude) dissented in the final vote.
The
ordinance was very comprehensive and created meticulous standards for the
legally permissible size, height, shape, concentration and location of
billboards within Galesburg. The ordinance prohibits construction of billboards
within 750 feet of one another; within 500 feet of any park, playground, church
or school; or within 150 feet of a residentially zoned area. Billboards cannot
reach a height exceeding 26 feet nor be more than 300 square feet in size nor
may any sign location contain more than two facings. Those two facings cannot
be double stacked either vertically or horizontally so they must be either
back-to-back or in a V-configuration. Additionally, billboards cannot be
illuminated between 1am and 6am if they are located within 500 feet of any
residentially zoned property.
Taken
together, these restrictions leave very few legal possibilities within the
Galesburg city limits to construct a billboard. Key Outdoor was unhappy with
the 1996 ordinance but since it allowed preexisting signs to be maintained as
legal non-conforming uses, the biggest impact was on their inability to install
new billboards. But the 1999 amendment changed everything for Key Outdoor. In
their legal brief, Key Outdoor states “...the city's enforcement of this
ordinance will eliminate much of Key Outdoor's property and business and fails
to compensate Key Outdoor for costs relating to lost business, removal and/or
alteration of the [billboards].”
One month
after Rehn filed the Key Outdoor lawsuit in Knox
County Circuit Court, Peter Friedman of Holland & Knight filed a motion on
behalf of the city requesting that the case be transferred to Federal Court;
U.S. District Court, Central District of Illinois in Peoria; and requesting a
summary dismissal of the Key Outdoor suit. In January 2002, Federal Magistrate
Judge John Gorman recommended that no federal action take place until the
matter was settled in the circuit court and denied the city's request for
summary dismissal.
In the
federal system this recommendation went to Federal Judge Michael Mihm who initially accepted and adopted Gorman's
recommendations in their entirety on February 8, 2003. The city’s attorneys
almost immediately objected to Mihm's action in March
2003. In an unexpected turn, Mihm later reversed
himself that August and granted the city's motion to dismiss. Key Outdoor
immediately appealed and the case was off to the races in complicated and
convoluted motions and responses that defy understanding by mere mortals. In
May 2003, the U.S. Court of Appeals overturned Mihm's
dismissal of the lawsuit and sent the lawsuit back to the Federal District
Court. Mihm once again ruled that the case be
returned to Knox County Circuit Court later that month.
The
seemingly never-ending motions, counter-motions and responses kept on at a
somewhat slower pace thereafter. In the last significant decision on the actual
points of the lawsuit, Circuit Judge Harry Bulkeley
ruled in April 2004 to dismiss some but not all of Key Outdoor’s complaint
points but a number of critical issues remain unresolved to this day. Most
recently the lawsuit has been sent back to Knox County Circuit Court once again
as that July 1, 2009 deadline
passes without resolution as to the primary issue of compensating Key Outdoor
for elimination of the non-conforming billboards.
When he was
Mayor, Bob Sheehan tried to work out a compromise that traded existing non-complying
signs in residential areas within the city for locations on city-owned property
at the fringes along Interstate-74 and U.S. Highway 34. Representatives of Key
Outdoor were reportedly amenable to the plan but the City Council rejected it in
executive session.
The Zephyr
submitted a Freedom of Information request to the City earlier this month
requesting an accounting of all expenses related to the on-going court battle
over the billboard ordinance. We asked for a total of court costs, legal fees,
consultant fees, expert fees, transportation costs, and so on from day one.
What we received was something less than requested but nonetheless revealing.
Galesburg Finance Director Gloria Osborn provided a heavily redacted printout
of what appears to be all of the related legal expenses with the Holland &
Knight law firm but nothing else. As of September, 2008 the city had paid
nearly $175,000 to these lawyers. That doesn’t include the significant fees
they were initially paid to advise in the initial drafting of the ordinance.
Most of the
Key Outdoor billboards still stand as the deadline passes. Despite repeated
attempts by Rehn to seek some kind of settlement, the
Galesburg City Council and administration apparently remain opposed to any form
of compensation for the forced removal of the company's existing billboards. So
far the only winners seem to be the lawyers; big surprise!
7/2/09