Com. v. Null, C.

Superior Court of Pennsylvania·Decided December 30, 2015·No. 2054 WDA 2014·Unpublished

Opinion

NON-PRECEDENTIAL DECISION - SEE SUPERIOR COURT I.O.P. 65.37

COMMONWEALTH OF PENNSYLVANIA IN THE SUPERIOR COURT OF PENNSYLVANIA

Appellee

v.

CLIFFORD NULL Appellant No. 2054 WDA 2014

Appeal from the Order November 18, 2014 In the Court of Common Pleas of Jefferson County Criminal Division at No(s): CP-33-SA-0000015-2014

BEFORE: SHOGAN, J., OTT, J., and STABILE, J. MEMORANDUM BY OTT, J.: FILED DECEMBER 30, 2015 Clifford Null appeals from the order entered on November 18, 2014, in the Court of Common Pleas of Jefferson County. Following a summary appeal, the trial judge conducted a de novo hearing, found Null guilty of two summary offenses under the Pennsylvania Construction Code Act (Act), 1 and

ordered him to pay an aggregate fine of $267,268.00.2, 3 Null contends (1)

1 See 35 P.S. §§ 7210.101–7210.1103.

2 See 35 P.S. § 7210.903 (“Penalties”).

3 We note this case involves a local government criminal matter arising under an ordinance, specifically, an ordinance of McCalmont Township adopting the Pennsylvania Construction Code Act, 35 P.S. § 7210.101 et seq. As such, this appeal properly comes within the jurisdiction of the Commonwealth Court. See 42 Pa.C.S. § 762(a)(4)(i). The Commonwealth, however, has not objected to our jurisdiction.

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the fine for the summary offenses is unconstitutional as the fine is grossly disproportional to the gravity of the offenses; (2) the trial court erred in refusing to allow him to present his defenses by relying on the doctrine of exhaustion of administrative remedies; (3) the fine violated due process because the private criminal complaints did not adequately appraise Null of the charges against him; and (4) the conviction was tainted by open religious discrimination by the building inspector and the court’s failure to adhere to Pa.R.Crim.P. 462. See Null’s Brief at 8. Based upon the following, we vacate the court’s order and remand this matter to the court to consider whether the fine is excessive, to decide whether additional evidence is necessary, and to enter a new order.

This case arises from new construction performed by Null at his property. On April 29, 2013, Rodney Smay, a building inspector for McCalmont Township, employed by Bureau Veritas,4 visited Null’s property

and posted a stop work order on the door of the porch because “there was

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In a similar situation, this Court explained: “[B]ecause appellee failed to object to this court’s lack of jurisdiction, our jurisdiction has perfected, and it is within our discretion to decide the case on its merits. Township of Eldred v. County of Monroe, 330 Pa.Super. 74, 478 A.2d 1357 (1984); Pa.R.A.P. 741(a). In order to best serve the interests of judicial economy, we will resolve the present matter in this forum.” Commonwealth v. Joki, 479 A.2d 616, 616 n.1 (Pa. Super. 1984). Therefore, we proceed with this appeal. 4 Bureau Veritas is the building code enforcer for McCalmont Township, Jefferson County. See N.T., 11/17/2014, at 4.

work going on at the porch” without a permit. N.T., 11/17/2014, at 5. See also id. at 6. On June 11, 2013, Smay sent Null a letter stating that “On April 29, 2013 Bureau Veritas put a Stop Work Order on your addition. On that very same date … you said you were going to get the proper permits. It has been over 40 days.” Letter, 6/11/2013; Commonwealth Exhibit 2. Smay advised Null to get a permit by June 28, 2013, or face fines. See id.

In August, 2013, Null obtained Township approval to construct a 30’ x 32’ detached garage, and also a second floor addition and porch. N.T., 11/17/2014, at 12. Township approval was the first step in the permit process. Id. Null did not need a permit for a detached garage under 1,000 square feet. Id. at 13.

On September 16, 2013, Smay sent Null a letter, stating that on April 29, 2013, a stop work order had been posted on his addition, that Null had still not submitted the proper paper work for a permit, and that he had until September 24, 2013, to comply or “Section 7210.903 of UCCS 35 P.S. will be enforced.” Letter, 9/16/2013; Commonwealth Exhibit 6. See also N.T., 11/17/2014, at 19.

On November 14, 2013, Null obtained a permit for a second floor addition and porch. N.T., 11/17/2014, at 14. However, the check for the permit was later returned to the Township for insufficient funds. Id. at 23, 29.

On November 22, 2013, Smay visited the property and found Null was actually proceeding to build an attached garage greater than 1,000 square

feet — which required a permit that Null had not obtained. Id. at 13, 15. He also discovered Null was using rough cut lumber — not graded lumber — on the garage and addition. Smay advised Null that using rough cut lumber was a code violation and that he had to use graded lumber. Id. at 14–15, 18. Because Null was building an attached garage in excess of 1,000 square feet without a permit, Smay posted a second stop work order.5 Id. at 15– 18.

Smay visited the property again on November 25, 2013, and found Null was continuing construction, using rough cut lumber on the front porch and still working on the garage. Id. at 18. Smay would have posted a third stop work order, but was told to leave the property. Id. at 22. On November 25, 2013, Null faxed Smay a religious exemption affidavit. 6 Id. at 27; see also Commonwealth Exhibit 10. On November 26, 2013, Null submitted an agricultural building affidavit.7 Id. at 27; see also Commonwealth Exhibit 11.

Thereafter, Smay mailed Null two letters by certified and registered mail, dated December 2, 2013, ordering him to stop work on the projects

5 The second stop work order should have been dated November 22, 2013, but was incorrectly dated November 21, 2013. See N.T., 11/17/2013, at 16. 6 See 35 P.S. § 7210.901(b).

7 See 35 P.S. §§ 7210.104(b)(4) and 7210.103.

until he obtained the proper permits or exemptions. Id. at 20–23. In one letter, Smay explained: “The attached garage did not have the proper permits Per Section 403.62 of Act 45.” Letter, December 2, 2013; Commonwealth Exhibit 7. In the other letter, Smay advised Null that “According to the 2009 IRC Section 502 & 602, Act 45 you cannot use rough cut lumber. You must Stop Work on Permit #JCB 347-13 Per Section 403.81 of Act 45 until this matter gets resolved.” Letter, December 2, 2013; Commonwealth Exhibit 8.

On January 6, 2014, Smay notified Null that his check for the permit had been returned for insufficient funds and “Per Section 403.62 of Act 45 you do not have a valid permit.” Letter, 1/6/2014; Commonwealth Exhibit 12. Null repaid for the permit in January. N.T., 11/17/2014, at 23. The stop work orders were never lifted. N.T., 11/17/2014, at 28.

On January 16, 2014, Smay filed two private criminal complaints against Null, which were approved by the magisterial district judge on

January 20, 2014.8 In the magisterial district court, Null was adjudged

8 At Docket No. NT-18-14, the private complaint stated, in part:

Under Section 7210.101 to 7210.1103 of PA Construction Code 35 P.S. 7210 PA Act 45 Section 403.81.

On November 22nd 2013 Bureau Veritas put a stop work on the Garage Addition Mr. Null put up without the proper permits.

Mr. Null has & was notified that day & by letters. Mr. Null hasn’t got the proper permits & keep[s] working on this project after the stop work order was issued!

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guilty at both dockets on March 12, 2014. Thereafter, Null filed a de novo appeal to the trial court on April 11, 2014, and a hearing was held on November 17, 2014. At the hearing, Smay testified that Null had a permit for the second floor addition, but “to this day” there was “green lumber” that was illegal, and “to this day, without a permit,” Null’s garage was illegal. N.T., 11/17/2014, at 30–31.

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