Commonwealth of PA v. B. Goncalves

CourtCommonwealth Court of Pennsylvania
DecidedSeptember 20, 2024
Docket260 C.D. 2023
StatusUnpublished

This text of Commonwealth of PA v. B. Goncalves (Commonwealth of PA v. B. Goncalves) is published on Counsel Stack Legal Research, covering Commonwealth Court of Pennsylvania primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Commonwealth of PA v. B. Goncalves, (Pa. Ct. App. 2024).

Opinion

IN THE COMMONWEALTH COURT OF PENNSYLVANIA

Commonwealth of Pennsylvania : : v. : : Barbara Cristina Goncalves, : No. 260 C.D. 2023 Appellant : Submitted: July 5, 2024

BEFORE: HONORABLE PATRICIA A. McCULLOUGH, Judge HONORABLE ANNE E. COVEY, Judge HONORABLE LORI A. DUMAS, Judge

OPINION NOT REPORTED

MEMORANDUM OPINION BY JUDGE COVEY FILED: September 20, 2024

Barbara Cristina Goncalves (Goncalves) appeals, pro se, from the Carbon County Common Pleas Court’s (trial court) November 1, 2022 order finding her guilty of violating the 2006 International Property Maintenance Code (IPMC) which the Borough of Lansford, Pennsylvania (Borough), adopted in 2007.1 Essentially, Goncalves presents six issues for this Court’s review: (1) whether Goncalves is liable for IPMC violations at 340 West Snyder Avenue, Lansford, Pennsylvania (Property), despite that she was not the Property’s record owner at the time of the violations;2 (2) whether the trial court erred by relying on neighbors’

1 Borough Ordinance No. 2007-02, adopted January 3, 2007. On December 14, 2022, the Borough amended Section 320-1 of the Borough’s Ordinances to adopt the 2021 International Property Maintenance Code. Because the relevant facts herein occurred before the Borough adopted the 2021 International Property Maintenance Code, this Court considers the matter in accordance with the 2006 IPMC. 2 The record evidence contains no information regarding Goncalves’ ownership of the Property. Goncalves attached to her brief a copy of a December 12, 2017 deed reflecting her purchase of the Property. See Goncalves Br., App. I. She also attached a copy of a May 4, 2018 testimony where the neighbors exhibited animosity towards Goncalves; (3) whether the Borough’s duplicate service of the citations on the Property’s record owner relieves Goncalves of liability for the violations;3 (4) whether the IPMC requires that vacant properties be connected to water; (5) whether Goncalves timely addressed an alleged violation pertaining to buckets collecting water in the Property’s back yard; and (6) whether the trial court exhibited bias against Goncalves.4 After review, this Court affirms.

deed, purportedly reflecting her sale of the Property to Ronald Spiegel LLC. See Goncalves Br., App. J. The deeds are mentioned here only to provide context, as they are not a part of the record. An appellate court is limited to considering only those facts that have been duly certified in the record on appeal. City of Pittsburgh Comm[’n] on Hum[.] Rel[s.] v. DeFelice, 782 A.2d 586, 593 n. 10 (Pa. Cmwlth. 2001). For purposes of appellate review, that which is not part of the [original] record does not exist. Id. Documents attached to a brief as an appendix or reproduced record may not be considered by an appellate court when they are not part of the [original] record. B.K. v. Dep’t of Pub. Welfare, 36 A.3d 649, 657 (Pa. Cmwlth. 2012). Thus, this Court is prohibited from considering the deeds. 3 Goncalves incorrectly characterizes her issue as one involving double jeopardy. 4 This Court has restated Goncalves’ Statement of Questions Presented (Statement of Questions) for brevity and clarity. Goncalves’ Statement of Questions provides: 1. Is [Goncalves] the current owner of record stipulated on the deed of the [P]roperty . . . ? .... 2. Has the real owner been served with the citations? .... 3. Does this cause double jeopardy since the monies for the same citations are being collected twice from two different sources? .... 4. Does [Goncalves] have any responsibilities towards said [P]roperty because she was the previous owner? ....

2 On July 22, 2020, Borough Zoning and Code Enforcement Officer, James Dean (Dean), visited the Property and, the next day, issued a Notice of Violation to Ronald Spiegel, LLC,5 the Property’s record owner, declaring the Property condemned for violations of the IPMC that Dean observed.6 The July 23,

5. Are properties obligated to connect water if they are vacant and/or there is a condemn [sic] sign on the [P]roperty? .... 6. Was the allege [sic] violation of “buckets placed in a backyard collecting water” amended within 20 days? .... 7. Should the testimonies of James and Dorothy Gulla alone (without evidence) be deemed credible and sufficient against [Goncalves] since they confessed their hatred towards her and therefore reasons [sic] to personally attack her and avenge themselves? .... 8. Did the [trial c]ourt show bias against [Goncalves] by erring in preventing [Goncalves] from proving the full extent of the [w]itnesses[’] biases against [Goncalves,] thus[,] denying her of her rights under the Constitutional Sixth Amendment[, U.S. CONST. amend. VI]? Goncalves Br. at 9-10. 5 This Court notes that according to the deed Goncalves attached to her brief, Dean incorrectly identified the record owner Ronald Spiegel, LLC as Ronald Speigel, LLC. For clarity, this Court shall hereafter refer to the record owner as Ronald Spiegel, LLC. 6 The Notice of Violation identified the following violations: IPMC SECTION 302.4 Weeds. All premises and exterior property shall be maintained free from weeds or plant growth in excess of [t]en (10) inches. All noxious weeds shall be prohibited. Weeds are defined as all grasses, annual plants and vegetation, other than tree or shrubs provided; however, this term shall not include cultivated flowers or gardens. IPMC SECTION 304.1 General. The exterior of a structure shall be maintained in good repair, structurally sound and sanitary so as not to pose a threat to the public health, safety or welfare.

3 IPMC SECTION 304.2 Protective treatment. All exterior surfaces, including but not limited to, doors, door and window frames, cornices, porches, trim, balconies, decks and fences shall be maintained in good condition. Exterior wood surfaces, other than decay resistant woods, shall be protected from the elements and decay by painting or other protective covering or treatment. Peeling, flaking and chipped paint shall be eliminated and surfaces repainted. All siding and masonry joints as well as those between the building envelope and perimeter of windows, doors, and skylight shall be maintained weather resistant and water-tight. All metal surfaces subject to rust or corrosion shall be coated to inhibit such rust and corrosion and all surfaces with rust or corrosion shall be stabilized and coated to inhibit future rust and corrosion. Oxidation stains shall be removed from exterior surfaces. Surfaces designed for stabilization by oxidation are exempt from this requirement. IPMC SECTION 302.2 Grading and drainage. All premises shall be graded and maintained to prevent the erosion of soil and to prevent the accumulation of stagnant water thereon, or within any structure located thereon. IPMC SECTION 108.1.3 Structure unfit for human occupancy. A structure is unfit for human occupancy whenever the code official finds that such structure is unsafe, unlawful or, because of the degree to which the structure is in disrepair or lacks maintenance, is insanitary, vermin or rat infested, contains filth and contamination, o[r] lacks ventilation, illumination, sanitary or heating facilities or other essential equipment required by this code, or because the location of the structure constitutes a hazard to the occupants of the structure or to the public. IPMC SECTION 108.5 Prohibited occupancy. Any occupied structure condemned and placarded by the code official shall be vacated as ordered by the code official.

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Bluebook (online)
Commonwealth of PA v. B. Goncalves, Counsel Stack Legal Research, https://law.counselstack.com/opinion/commonwealth-of-pa-v-b-goncalves-pacommwct-2024.