Village Water Commission's Decision to Consolidate Water Meters in Strip Mall Upheld
An Illinois Appellate Court upheld a village water commission's decision to consolidate water meters in a strip mall in a lawsuit filed by the strip mall owner claiming that the consolidation violated the owner's equal protection rights and was arbitrary and capricious. B&D Investment Group v. Justice-Willow Springs Water Commission
A strip mall had multiple tenant spaces and separate water meters for each space. The village's water commission decided to consolidate most of the water meters into one meter and informed the owner of its decision. The owner argued that the consolidation of the meters would require him to calculate water usage and charge tenants for their use. He filed a lawsuit, claiming that the decision violated his equal protection rights because the water commission had not made the same decision for similarly situated properties. The circuit court ruled in favor of the water commission and he appealed.
On appeal, the owner argued that that he was irrationally singled out for consolidation of its water meters in a "class of one" equal protection claim. To prevail on that claim, he would need to show he was intentionally treated differently from others who were similarly situated and that there was no rational basis for different treatment. The Appellate Court determined that the owner failed to meet the first prong because he could not show that there were others who were similarly situated where the water commission demonstrated that his property was different because the tenants in his strip mall had more delinquent water bills that created additional administrative costs on the village's part. The Court also rejected the owner's argument that the commission's decision was arbitrary and capricious, finding that the commission's treatment of owner was not unreasonable based on the circumstances. As a result, the Court upheld the lower court's ruling in favor of the water commission.
