Condon v. Vickery

606 S.E.2d 336, 270 Ga. App. 322
CourtCourt of Appeals of Georgia
DecidedNovember 3, 2004
DocketA04A1338, A04A1339, A04A1340
StatusPublished
Cited by22 cases

This text of 606 S.E.2d 336 (Condon v. Vickery) is published on Counsel Stack Legal Research, covering Court of Appeals of Georgia primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Condon v. Vickery, 606 S.E.2d 336, 270 Ga. App. 322 (Ga. Ct. App. 2004).

Opinion

Mikell, Judge.

These appeals arise from a longstanding dispute between adjoining property owners in McDonough. John J. Condon was cited for maintaining a nuisance by Henry County Code Enforcement Officer Arthur Weems based on complaints made by Condon’s neighbor, James Charles Vickery. Condon was found guilty after a hearing in magistrate court, but his conviction was overturned on appeal by the superior court. Condon and his wife, Rebeccajean Condon, then filed a malicious prosecution action against Vickery, Weems, and Charlie Tomlinson, the director of the Code Enforcement Department (the “Department”). In three orders, the trial court granted summary judgment to all defendants and awarded attorney fees to Vickery. In Case No. A04A1338, the Condons appeal the summary judgment granted to Vickery, and in Case No. A04A1340, they appeal the summary judgment granted to Weems and Tomlinson. We consolidate those appeals for disposition in a single opinion and affirm the judgments. In Case No. A04A1339, the Condons appeal the attorney fee award. Because Vickery’s motion was untimely, that judgment is reversed. The relevant facts follow.

The record shows that Mrs. Condon bought 27 acres of land, including a house, in 1992, and that at the time of the hearing, she and her husband raised approximately 14 head of cattle there. Vickery and his wife, Terry, built a home on an adjoining 10.7 acres in 1997. The Condons claimed that during construction, Vickery dumped debris on the Condons’ property and changed the slope of the land, causing flooding. Mrs. Condon, the owner of record, sued Vickery as a result.

Vickery then claimed that Condon relocated a hay ring used to feed his cows directly across from Vickery’s front door. Alleging that the odiferous patties deposited by the milling bovines created a nuisance, Vickery contacted the Department. Officer Weems was dispatched to investigate the complaint on December 3, 1998. Although the wind was blowing in the direction of Vickery’s home, Weems detected no foul odor. Weems explained to Vickery that local zoning ordinances permitted Condon to raise livestock, and that although a pen or corral had to be placed at least 100 feet inside the fence, a hay ring did not. According to Weems’s measurements, the hay ring was 75 to 80 feet inside the common fence, which was 107 feet from Vickery’s front door. However, Weems did tell Vickery that he could pursue a nuisance complaint. Five days later, Vickery *323 contacted the office again to press ahead. Based on Vickery’s complaint, Weems issued Condon a citation for maintaining a nuisance. A hearing was held on the citation in the Magistrate Court of Henry County. When asked at the hearing why he cited Condon, Weems testified that to constitute a nuisance, the conditions did not have to bother him; they just “had to bother somebody.”

Vickery testified at the hearing that the odor, and the swarming flies, were worse on warm days, and that his children and their friends complained about the odor and the flies. Molly Willis, whose children play with the Vickerys’ children, testified that “it smells like nasty baby diapers out there.” Debbie West, who works with Mrs. Vickery at the Henry County Board of Education and has visited the Vickery home three or four times, testified that the odor was especially strong around the Vickerys’ lake.

Condon testified that he relocated the hay ring so that he could observe the cattle from virtually every room in his house, especially his upstairs desk. Condon told the magistrate judge that he counts his cows “probably ten times a day.” He also claimed that the property was an agricultural facility pursuant to OCGA§ 41-1-7 and therefore exempt from the county nuisance ordinance. OCGA § 41-1-7 (c) states, in pertinent part, that “[n]o agricultural facility... shall be or shall become a nuisance, either public or private, as a result of changed conditions in or around the locality of such facility or operation if the facility or operation has been in operation for one year or more.”

Based on evidence that the Condons’ cattle breeding business had operated at a loss year after year, and that the couple earn a combined annual salary of approximately $194,000 as airline pilots, the magistrate court rejected Condon’s reliance on the agricultural exemption and denied his motion to dismiss the citation. The court found Condon guilty of maintaining a nuisance and fined him $500 plus court costs. However, the court offered to reduce the fine to $100 if Condon moved the hay ring 500 feet away from Vickery’s house within 48 hours. Condon appealed. The superior court reversed the magistrate court’s judgment, holding that Condon’s farm satisfied the criteria set forth in OCGA § 41-1-7 so that he was exempt from prosecution under the local nuisance ordinance. The court concluded that Condon’s farm was an “agricultural facility” and that the nuisance action resulted from “urban sprawl,” or a change in residential patterns around the facility. 1 Almost two years later, the Condons filed a malicious prosecution action.

*324 Case Nos. A04A1338 and A04A1340

1. Due to the similarity of the enumerations of error asserted by the Condons in their appeals from the orders granting summary judgment to all three defendants on the malicious prosecution claim, we address those appeals together.

In order to prevail on a claim for malicious prosecution, a plaintiff must demonstrate that: (1) the prosecution was instituted maliciously, (2) without probable cause, and (3) has terminated favorably to the plaintiff. 2 In granting summary judgment to the defendants, the trial court ruled that Condon’s conviction, although overturned on appeal, conclusively established probable cause. We agree.

“Want of probable cause is the gravamen of an action for malicious prosecution; and there can be no recovery by the plaintiff where there was any probable cause for the prosecution, even though it may appear that the prosecutor was actuated by improper motives.” 3

The general rule is, that if there be a judgment of conviction in the criminal prosecution, or a judgment in favor of the plaintiff in the civil proceeding, in a court having jurisdiction of the parties and the subject-matter, such judgment, although subsequently reversed by an appellate tribunal, is conclusive evidence of probable cause for the prosecution or the civil proceeding complained of. Cases in which the judgment in the original action is obtained by fraud, perjury, or subornation are excepted from the operation of this general rule. 4

Here, Condon alleges that the judgment in magistrate court was obtained by fraud or “an intentional corruption” of the judicial process, citing Akins v. Warren. 5

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Bluebook (online)
606 S.E.2d 336, 270 Ga. App. 322, Counsel Stack Legal Research, https://law.counselstack.com/opinion/condon-v-vickery-gactapp-2004.