Académique Documents
Professionnel Documents
Culture Documents
IV. ARGUMENT 16
A. By participating in the design and construction
of hotels that are inaccessible to or unusable by
individuals with disabilities, DIA has violated
section 303 of the ADA. 16
B. The parties responsible for complying with section
303 of the ADA are not limited to the parties
covered by section 302 of the ADA. 20
1. The scope of section 303 is broader than
the scope of section 302, in that section
303 applies to facilities not covered by
section 302. 21
2. The use of the term “design” in section 303
makes clear that section 303 is intended to
apply to parties not covered by section 302. 25
3. Limiting the coverage of section 303 to
the parties identified in section 302 would
result in the design and construction of
numerous inaccessible new facilities,
frustrating Congress' purpose in adopting
the ADA. 26
4. Although two other federal district courts
have addressed the scope of section 303’s
coverage, they have come to conflicting
conclusions. 31
C. Even if section 303 were limited to parties who
own, operate, or lease the facilities in question,
the United States is still entitled to judgment as
a matter of law, because DIA operates the Willows
Days Inn. 32
1. The Days Inn “hotel operating system” and the
“System Standards.” 33
2. Enforcement of the System Standards:
the Quality Assurance program 35
3. Other means by which DIA controls or directs
the functioning of the hotels in its system. 37
a. Control over renovations or other
physical changes to the hotel. 38
b. The Days Inn reservation system and
policies. 38
c. DIA’s mandatory marketing programs. 39
d. DIA’s mandatory training programs for
managers and employees of all Days Inn
hotels. 40
e. The Days Inn Guest Services department. 42
f. Other controls on the operations of
Days Inn hotels granted to DIA by the
license agreements. 43
D. The Court should assess civil penalties against
DIA and HFS. 44
V. CONCLUSION 48
TABLE OF AUTHORITIES
Cases: Page(s):
Anderson v. Liberty Lobby, 477 U.S. 242 (1986) 2
Bagdadi v. Nazar, 84 F.3d 1194 (9th Cir. 1996) 2
Carparts Distrib. Ctr., Inc. v. Automotive 26
Wholesaler's Ass'n, 37 F.3d 12 (1st Cir. 1994)
Celotex Corp. v. Catrett, 477 U.S. 317 (1986) 2
Covey v. Hollydale Mobile Home Estates, 116 F.3d 2
830 (9th Cir. 1997)
Crowder v. Kitagawa, 81 F.3d 1480 (9th Cir. 1996) 14
Federal Election Comm’n v. Furgatch, 869 F.2d 1256 45
(9th Cir. 1989)
Howe v. Hull, 873 F. Supp. 72 (N.D. Ohio 1994) 26
Johanson v. Huizenga Holdings, Inc., 963 F. Supp. 32
1175 (S.D. Fla. 1997)
Kinney v. Yerusalim, 9 F.3d 1067 (3d Cir. 1993), 26
cert. denied sub nom. Hoskins v. Kinney,
114 S. Ct. 1545 (1994)
Matsushita Elec. Indus. Co., Ltd. v. Zenith 2
Radio Corp., 475 U.S. 574 (1986)
Moskal v. United States, 498 U.S. 103 (1990) 24
Paralyzed Veterans of America v. Ellerbe Becket 31, 32
Architects & Engineers, P.C., 945 F. Supp. 1
(D.D.C. 1996)
Peyton v. Rowe, 391 U.S. 54 (1968) 26
Rettig v. Pension Benefit Guar. Corp., 744 F.2d 133 26
(D.C. Cir. 1984)
Tcherepnin v. Knight, 389 U.S. 332 (1967) 26
Tull v. United States, 481 U.S. 412 (1987) 44
United States v. Balistrieri, 981 F.2d 916 (7th Cir. 1992) 44
United States v. Danube Carpet Mills, Inc., 45
737 F.2d 988 (11th Cir. 1984)
United States v. ITT Continental Baking Co., 44
420 U.S. 223 (1975)
United States v. Menasche, 348 U.S. 528 (1955) 25
United States v. Reader's Digest Ass'n, Inc., 44, 45
662 F.2d 955 (3d Cir. 1981)
Statutes:
42 U.S.C. § 3604(f)(3)(C) 30
42 U.S.C. §§ 12101 et seq. 14
42 U.S.C. § 12101(a)(5) 15
42 U.S.C. § 12101(b)(1) 14
42 U.S.C. § 12101(b)(4) 15
42 U.S.C. §§ 12111 through 12117 22
42 U.S.C. §§ 12181 through 12189 1
42 U.S.C. § 12181(2) 21
42 U.S.C. § 12181(7) 21, 22
42 U.S.C. § 12181(9) 15
42 U.S.C. § 12182(a) 20
42 U.S.C. § 12182(b) 15, 20, 21, 28
42 U.S.C. § 12183(a) 1, 15, 16, 17, 21, 24
42 U.S.C. § 12186(b) 16
42 U.S.C. § 12188(b)(2) 44
42 U.S.C. § 12188(b)(5) 45
Regulations:
28 C.F.R. § 36.401 3
28 C.F.R. Part 36 16
28 C.F.R. Part 36, Appendix A (the Standards 3, 16
for Accessible Design)
28 C.F.R. Part 36, Appendix A, § 7.2(2) 4
28 C.F.R. Part 36, Appendix A, § 9.1.4 4
28 C.F.R. Part 36, Appendix A, § 9.4 5
Rules:
Fed. R. Civ. P. 56(c) 2
Legislative history:
H.R. Rep. 485, Part 2, 101st Cong., 2d Sess. (1990) 22, 23
H.R. Rep. 485, Part 3, 101st Cong., 2d Sess. (1990) 16, 24, 28
Other:
Robert G. Schwemm, Housing Discrimination Law and 29
Litigation § 12.3(1) (1990 and Supp. 1995)
Webster’s II New Riverside University Dictionary (1988) 33
Black’s Law Dictionary (5th ed. 1979) 33
I. INTRODUCTION
alleges that the actions or omissions of DIA and HFS with respect
not deny that at least 13 other new Days Inn hotels, in ten other
other new Days Inn hotels. Thus, the only questions that remain
facts, DIA and HFS are liable under title III of the ADA for the
The hotel has several rooms with two beds, and at least one room
rooms, the security latches on the doors, and the controls for
the heating and air conditioning units are either too high to be
accessible rooms.8
the hotel’s front entrance, providing access from the parking lot
that route may be closed off. U.S. Facts ¶ 85.c. While the
hotel has both fire alarms and smoke detectors serving the lobby
and guest rooms, those alarms have only audible warnings; they
o. Finally, the hot water and drain pipes under the lavatories
their legs, they would not know that they were being burned or
The United States’ expert, Mr. Hecker, has surveyed 13 other new
each. U.S. Facts ¶¶ 86-90. As with the Willows Days Inn, the
into the same three categories. For instance, new Days Inn
hotels in Wall, South Dakota (the “Wall Days Inn” or the “Wall
“Champaign hotel”) all have rooms with two beds, or larger rooms
only bed and none of the other amenities. U.S. Facts ¶¶ 87.i,
88.m, 89.m.
While none of these three hotels has a swimming pool, the Wall
hotel has a spa and sauna, but they are located in the facility’s
counter that is too high. U.S. Facts ¶¶ 87.f, 88.f, 89.e. Each
has controls for the heating and air conditioning units in their
guest rooms, and the Hazard and Champaign Days Inns have lamps or
U.S. Facts ¶¶ 87.d, 88.g, 89.f, k. And all three hotels have
lavatories with hot water and drain pipes that are not insulated
the Willows Days Inn comes from the United States’ inspections of
expert are undisputed. See Kiewel Dep., Exh. 21, at 9-11, 61.
As the undisputed facts show, DIA and HFS had both a high
rooms and parking spaces the hotel would have. U.S. Facts ¶ 65.
¶¶ 63.a, b, g.
architectural plans for the hotel that conform to the Days Inn
and reports on the progress of construction, and that DIA has the
Patels’ architect (and had done so prior to the time the Patels
hired Iyer). U.S. Facts ¶¶ 55, 68. Iyer had designed other Days
Inn hotels previously, and was generally familiar with the Days
Inn design requirements. U.S. Facts ¶¶ 56, 57. Iyer also had a
project). U.S. Facts ¶¶ 69, 70. Iyer forwarded the plans for
when the Patels wanted to reduce the size of the swimming pool
showing the new pool. U.S. Facts ¶ 77. Due to heavy rainfall in
the spring of 1993, the Patels were unable to begin construction
of the project by the date set out in the agreement, and were
that construction had begun, and sent the Patels a camera for the
purpose of taking the pictures. U.S. Facts ¶¶ 80-82. As the
phone calls to the Patels. U.S. Facts ¶ 83. As the hotel neared
Since the completion of the hotel, DIA has inspected the facility
several times. The first visit was made by the DIA representa-
159.10 Since that time, DIA has inspected the property at least
Assurance (QA) inspections check for compliance with the Days Inn
that DIA has the same level of control over the design and
construction of all new Days Inn hotels, and the same kind of
¶¶ 21, 22. And while DIA will alter some specific provisions of
U.S. Facts ¶¶ 23, 24. These include the provisions that require
agreements the provisions which fix the number of guest rooms for
the hotel, and which set dates by which the construction of the
to comply with both when preparing the plans for their hotels,
chain from DIAF, and created its wholly-owned subsidiary DIA, the
DIAF PDSM was re-issued with DIA’s name and address. U.S. Facts
¶ 32.a.
showing guest room and guest room bathroom layouts, and drawings
of previously constructed Days Inn hotels. U.S. Facts ¶ 36.
Facts ¶¶ 49.g, h, i.
As it did for the Willows Days Inn, the DIA Design and
of construction for other new Days Inn hotels the way it did in
added).
ments which apply to all areas of the facility, from parking and
IV. ARGUMENT
Days Inn and numerous other new Days Inn hotels are not readily
some portion of the facility that fails to comply with the ADA’s
Willows Days Inn and several other new Days Inns, and that DIA
rooms and parking spaces the hotel would have, set dates for the
prepare plans for the hotel that conformed to the Days Inn
Planning and Design Standards Manual, required the Patels to
obtain DIA’s approval of their plans for the hotel, reviewed and
the design of the Willows and other new Days Inn hotels: as
all areas of new Days Inn hotels, and includes sketches showing
entities (1) whose operations affect commerce, and (2) that fall
goods or services.
section 303 to mean that only those who have obligations under
people who could be held liable for design and construction vio-
H.R. Rep. 485, Part 2, 101st Cong., 2d Sess. 116 (1990) (emphasis
in original).
Committee noted,
Id.
using the word "design," addressing itself only to the end result
addition to examining the text of the statute the Court must also
must apply not only to the parties who own, operate, or lease the
inaccessible buildings — are held liable for doing so, the level
disabilities and the courts, but the rest of our society as well,
that architect can be held liable for violating section 303. And
even if the owner can find an architect who will design it, any
and the statute is far more likely to achieve the goals set by
Congress.
approach has been the same. Congress has not placed responsibil-
12-22 (1990 and Supp. 1995) (Fair Housing Act provisions “simply
specifically exempted).
specify or limit the parties that may be held liable under that
has not qualified that prohibition to allow some parties, but not
Congress had chosen not to draft section 303 so broadly, but only
42 U.S.C. § 3604(f)(3)(C).
4. Although two other federal district courts have
addressed the scope of section 303’s coverage, they
have come to conflicting conclusions.
central flaw is that it does not explain why section 303, which
commercial facilities.
lessors and lessees would mean that the aims of section 303 would
another title III action alleging that a new arena was being
dismiss the claims against them on grounds that they did not own,
22
The Johanson case is still pending in the United States
District Court for the Southern District of Florida.
States is still entitled to judgment as a matter of law. Given
Willows Days Inn, DIA “operates” the Willows Days Inn, and other
enter into give DIA several additional means of control over the
and the Patels pertaining to the Willows Days Inn typifies the
ways in which DIA can and does control the day to day operations
policies for all Days Inn hotels — operating policies which “must
23
The term “operates” is not defined in the statute. One
common dictionary defines the term to mean “to control or direct
the functioning of,” “to conduct the affairs of,” or “to bring
about or effect.” Webster’s II New Riverside University
Dictionary 823 (1988). Similarly, Black’s Law Dictionary defines
“operate” as “to perform a function, or operation, or produce an
effect.” Black’s Law Dictionary 984 (5th ed. 1979).
U.S. Facts ¶ 95. DIA has the right to change the System
Facts ¶¶ 27, 94.a. The operating policies that Days Inn hotels
must follow are set forth in the Days Inn Operating Policies
Days Inn hotels around the country, explained that the OPM
ments for the daily operation of all Days Inn hotels, including
the Willows Days Inn. U.S. Facts ¶¶ 98, 99. Among other things,
the OPM sets requirements for grooming and attire for hotel
coffee, baby cribs, and the like), the forms of payment the hotel
room. These include requirements for the provision of, and often
three hand towels, three wash cloths, and one bath mat), and the
Willows Days Inn, at least three times per year. U.S. Facts ¶¶
94.d, 101. These inspections are known as “Quality Assurance”
the system. U.S. Facts ¶ 113. Even for hotels with better
ratings for all Days Inn hotels are published in the Days Inn
items, both inside and outside the facility. U.S. Facts ¶ 106.
QA inspectors arrive at the property unannounced, posing as
questions about the hotel and the local area, to assess their
24
The inspections are mandatory; if a hotel refuses an
inspection, it receives a score of zero. U.S. Facts ¶ 114.
operating standards, marketing programs, and reservations
inside the dressers), and also checked the quality of bed linens,
the wattage of the light bulbs in guest room lamps, and the
extinguishers and first aid kit, and inspecting the swimming pool
correct items for which deductions were taken. U.S. Facts ¶ 112.
Those commitments often include commitments to take certain
Days Inn.
a. Control over renovations or other
physical changes to the hotel.
control over the initial design and construction of new Days Inn
written consent. U.S. Facts ¶ 94.r. DIA also has the authority
example, the September Days Club for senior citizens, and the
least one marketing program, the Simple Super Saver program, DIA
Days Inn hotel. U.S. Facts ¶ 135. The hotel’s management, front
sessions of the training, which lasts about three days. See Fox
Letter, Exh. 28.25 As the agenda for the program reveals, the
1993. Id.
25
Mr. Keeble testified that the letter sent by Ms. Fox
setting the agenda for initial property training was a form
letter sent to all hotels. Keeble Dep., Exh. 14, at 945-46.
training manuals provide detailed instruction on how to
for cleaning, how to clean the bathroom and make the beds, and
how to vacuum the carpet). U.S. Facts ¶ 138.a. The same manual
which addresses how to answer the phone at a Days Inn hotel, and
a “Guest Services Participants’ Manual,” which addresses the
127, 130, 131. In particular, HMT covers the Days Inn System
Facts ¶ 131.
DIA also controls the way its licensees deal with guest
itself, the DIA Guest Services department will resolve the matter
question for the amount of the refund. U.S. Facts ¶¶ 140, 141.
DIA to audit their books at any time. U.S. Facts ¶ 94.f, 147.j.
and requiring the licensees to get DIA’s approval for any outside
147.g, k.
subsequent violation.26
conduct, Tull v. United States, 481 U.S. 412, 422 n.7 (1987);
United States v. Balistrieri, 981 F.2d 916, 936 (7th Cir. 1992),
Continental Baking Co., 420 U.S. 223, 231, 232-33 (1975); United
States v. Reader's Digest Ass'n, Inc., 662 F.2d 955, 966-67 (3d
Election Comm'n v. Furgatch, 869 F.2d 1256, 1258 (9th Cir. 1989)
26
Similar cases brought by the United States, each alleging
violations of section 303 of the ADA, are pending against DIA and
HFS in four other United States District Courts. Accordingly,
this case may or may not be the first in which DIA and HFS are
held to have violated title III of the ADA.
F.2d at 967 (same); United States v. Danube Carpet Mills, Inc.,
737 F.2d 988, 993 (11th Cir. 1984) (same). In addition, under
court must give consideration to whether the entity made any good
12188(b)(5).
HFS took control of the Days Inn chain in January 1992, just as
title III of the ADA was going into effect, it re-issued the DIAF
but HFS did specifically include mention of the ADA as one of the
there can be no question that HFS was fully aware of the ADA when
it re-issued the manual, but it made no effort to check the
hotels. Id.
not check those plans for compliance with the ADA, and does not
even make careful checks to see if the plans complied with the
other new Days Inn hotels. Kiewel Dep. Exh. 21, at 205-16.
including the ADA, DIA and HFS have routinely admitted hotels
into the Days Inn system which they knew or should have known
in every part of the facility, and the same is true of all of the
the hotels regularly. DIA and HFS have nonetheless accepted the
Willows and other new hotels into its system without hesitation.
Indeed, DIA and HFS exhibit no concern at all over the fact that
the Days Inn hotel chain includes numerous new hotels that are
problem.
the royalties collected by DIA and HFS from the Willows hotel,
Given that the hotel opened nearly four years ago, DIA and HFS
have collected well over $150,000 from the Willows hotel. The
requests that the Court enter judgment in its favor, and grant
Respectfully submitted,
___________________________
MARGARITA M. PRIETO
JEANINE M. WORDEN
THOMAS M. CONTOIS
ROBERTA STINAR KIRKENDALL
Attorneys
Disability Rights Section
Civil Rights Division
U.S. Department of Justice
Post Office Box 66738
Washington, D.C. 20035-6738
(202) 514-0196