Burwell v. Hardesty Village Home Owners Assn.

2020 Ohio 1466
CourtOhio Court of Appeals
DecidedApril 14, 2020
Docket19AP-151
StatusPublished
Cited by1 cases

This text of 2020 Ohio 1466 (Burwell v. Hardesty Village Home Owners Assn.) is published on Counsel Stack Legal Research, covering Ohio Court of Appeals primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Burwell v. Hardesty Village Home Owners Assn., 2020 Ohio 1466 (Ohio Ct. App. 2020).

Opinion

[Cite as Burwell v. Hardesty Village Home Owners Assn., 2020-Ohio-1466.]

IN THE COURT OF APPEALS OF OHIO

TENTH APPELLATE DISTRICT

David K. Burwell, :

Plaintiff-Appellant, : No. 19AP-151 v. : (M.C. No. 2016 CVH 017434)

Hardesty Village Home Owners : (REGULAR CALENDAR) Association, : Defendant-Appellee. :

D E C I S I O N

Rendered on April 14, 2020

On brief: Law Offices of Donald Wiggins, Jr., LLC, and Donald Wiggins, Jr., for appellant. Argued: Donald Wiggins, Jr.

On brief: Vargo Law LLC, and James G. Vargo, for appellee. Argued: James G. Vargo.

APPEAL from the Franklin County Municipal Court

BRUNNER, J. {¶ 1} Plaintiff-appellant, David K. Burwell, appeals from a judgment of the Franklin County Municipal Court entered on February 13, 2019, that awarded defendant- appellee, Hardesty Village Home Owners Association ("HVHOA"), an assessment against Burwell for attorney fees in the amount of $17,583.50 under the Frivolous Conduct statute, R.C. 2323.51. For the reasons that follow, we affirm. I. FACTS AND PROCEDURAL HISTORY {¶ 2} We note at the outset that the history of the underlying litigation is knotty and with an unfortunate result for appellant. The underlying matter arose from a disputed $122.50 vehicular towing charge that HVHOA assessed against Burwell in 2016 for parking his car allegedly in violation of HVHOA parking rules. The record, however, indicates that No. 19AP-151 2

the disputed charge was part of a series of ongoing conflict between the parties and that ongoing tensions between Burwell and HVHOA has been an obstacle to terminating the litigation and appeal through settlement. The record indicates that this matter, which began as a home owner's association parking infraction, has drastically escalated to the point that HVHOA has claimed it had incurred through the trial court process $17,583.50 in legal fees in defending against Burwell's $122.50 claim and in further prosecuting its claim for sanctions against Burwell for frivolous conduct under R.C. 2323.51. To understand how the current situation came to be, a comprehensive review of the record is helpful here. {¶ 3} HVHOA is an Ohio not-for-profit corporation that serves as the governing body of Hardesty Village, a condominium community located in Franklin County, Ohio. Burwell has owned or occupied a residence in Hardesty Village since December 2012. {¶ 4} The underlying litigation commenced nearly four years ago, on June 14, 2016, when Burwell, pro se, filed a complaint in the Small Claims Division of the Franklin County Municipal Court seeking to recover from HVHOA $122.50, plus court costs and interest. Burwell's complaint set forth his cause of action in two sentences: On May 30, 2016 at 9:08 P.M. Hardesty Village Home Owners Association had my vehicle, a 2006 Chrysler Pacifica Lic# FOJ 1376, towed from the Handicap parking space nearest my home and impounded without cause or provocation and without prior notice of offense. My vehicle bore the proper Handicap Parking Placard and was legally parked in this spot.

(June 14, 2016 Compl. at 1.) {¶ 5} On July 8, 2016, just 24 days after Burwell had filed his complaint, HVHOA filed a five-page answer and counterclaim. HVHOA's answer denied the allegations set forth in the complaint and raised several affirmative defenses. HVHOA's counterclaim alleged that HVHOA had established a private tow-away zone pursuant to R.C. 4513.601 and had published its parking rules and regulations to residents of Hardesty Village on multiple occasions. HVHOA further alleged Burwell had parked one of his vehicles in a public space for longer than the 72 consecutive hours allowed under the parking regulations. HVHOA stated that, at 9:30 a.m. on May 28, 2016, it had caused a ticket to be placed on Burwell's vehicle, notifying him of the violation and advising that, if the vehicle was not moved, it would be towed at Burwell's expense on May 30, 2016. Burwell did not No. 19AP-151 3

move his vehicle and, on May 30, 2016, HVHOA caused it to be towed from the premises. Burwell recovered his vehicle on or about May 31, 2016. HVHOA's counterclaim alleges in significant part as follows: 12. Despite having a private carport to keep his vehicles, [Burwell] chose to park this Vehicle for weeks on end in a handicap spot in violation of the Parking Regulations as part of his on-ongoing efforts to disturb the peace of Hardesty Village.

13. [Burwell] has now filed this civil action merely to harass HVHOA as his claim is knowingly unwarranted under existing law, cannot be supported by a good faith argument, consists of allegations that have no evidentiary support, and otherwise constitutes actionable frivolous conduct pursuant to R.C. 2323.51.

14. As a result of [Burwell's] conduct, HVHOA has been damaged and this Court should award HVHOA damages including, but not limited to, its court costs, attorneys' fees and other reasonable expenses incurred in connection with this action in excess of $3,000.00.

WHEREFORE, having fully set forth its claim for relief, Defendant Hardesty Village Home Owners Association requests that the Court enter judgment or sanctions as appropriate in favor of Defendant Hardesty Village Home Owners Association, and against Plaintiff in an amount to be determined at trial but in excess of $3,000.00, plus punitive damages, court costs, attorneys' fees, any other reasonable expenses incurred, and any other relief the Court deems equitable and just.

(Emphasis sic.) (July 8, 2016 HVHOA Answer and Counterclaim at 4.) {¶ 6} Burwell filed an answer to HVHOA's counterclaim on August 1, 2016 and an amended answer to the counterclaim on August 15, 2016. In addition to generally denying HVHOA's counterclaim, Burwell raised as affirmative defenses HVHOA's violation of the Fair Housing Act, commission of fraud, and failure to abide by the provisions of the Americans with Disabilities Act. Burwell further invoked the doctrine of unclean hands, alleging that HVHOA "clearly filed a frivolous counterclaim in an attempt to silence [Burwell] as to other irrelevant matter involving policies involving condominium rules and their interpretation." (Aug. 15, 2016 Am. Reply to Def.'s Counterclaim at ¶ 10.) No. 19AP-151 4

{¶ 7} The trial court set the matter for mediation, which proved unsuccessful. The trial court referred the matter to a magistrate for trial. On March 27, 2017, the magistrate conducted a trial at which Burwell appeared pro se, and the HVHOA was represented by counsel. As a preliminary matter, the magistrate granted HVHOA's motion to bifurcate the frivolous conduct claim and the award claim for the reasonableness and necessity of the fees. The magistrate then asked HVHOA's counsel if the award to be sought was $3,000. HVHOA's counsel advised the magistrate that the amount would probably be well over $10,000. In response to the magistrate's question as to how HVHOA's counsel arrived at that figure, HVHOA's counsel stated in part as follows: It's a very troubling scenario for our client. Mr. Burwell – which you will hear evidence on this today – has been kind of engaged in a long term harassment of [HVHOA] and its board members. So part of what you will hear today is (unintelligible) and it seemed very simple on a $122 towing charge. You will hear evidence today about how it was attempted to be resolved early. Then in interacting with Mr.

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Bluebook (online)
2020 Ohio 1466, Counsel Stack Legal Research, https://law.counselstack.com/opinion/burwell-v-hardesty-village-home-owners-assn-ohioctapp-2020.