Deborah Ostafi v. Gary Gabbard

Court of Appeals of Kentucky·Decided September 9, 2021·No. 2020 CA 001040·Unknown

Opinion

RENDERED: SEPTEMBER 10, 2021; 10:00 A.M.

NOT TO BE PUBLISHED

Commonwealth of Kentucky

Court of Appeals

NO. 2020-CA-1040-MR

DEBORAH OSTAFI AND ROBERT APPELLANTS OSTAFI

APPEAL FROM GALLATIN CIRCUIT COURT v. HONORABLE JAMES R. SCHRAND, JUDGE ACTION NO. 18-CI-00074

GARY GABBARD AND JODIE GABBARD APPELLEES

OPINION

AFFIRMING

** ** ** ** **

BEFORE: ACREE, CALDWELL, AND K. THOMPSON, JUDGES. CALDWELL, JUDGE: Deborah and Robert Ostafi appeal from a Gallatin Circuit Court judgment on a jury verdict regarding trespass and malicious prosecutions claims arising from their disputes with neighboring landowners Gary and Jodie Gabbard. We affirm.

FACTS AND PROCEDURAL HISTORY The Ostafis and the Gabbards own adjoining waterfront properties in Gallatin County. The Gabbards placed a manufactured or mobile home on their property. The Ostafis claimed that the home was placed in a manner violating setback and other requirements in local zoning rules, invading their privacy and creating a nuisance.

In fall 2016, Deborah Ostafi (“Deborah”) planted several evergreen trees near the boundary between the Ostafis’ and the Gabbards’ properties. Shortly afterward, she requested that a surveyor mark the boundary between the two properties. She found out that some of the newly planted trees were actually on the Gabbards’ property.

Gary Gabbard (“Gary”) contacted the Ostafis several times over the next several months, asking them to move trees from the Gabbards’ property. He said his wife, Jodie Gabbard (“Jodie”), did not want them there. In July 2017, the Ostafis saw that some of the trees which Deborah planted had been removed. However, the Ostafis did not actually witness anyone removing the trees.

Deborah reported the trees’ removal to the sheriff. According to the sheriff’s written report, Deborah contacted the sheriff about someone stealing trees she planted on the property line and Deborah thought Gary was responsible for the

trees’ disappearance. The report states there were holes in the ground where something had been planted close to the property line.

Deborah next consulted the County Attorney. The County Attorney set up a mediation between the Ostafis and Gabbards in late July 2017 to try to resolve their disputes. The mediation was unsuccessful.

At some point, some stakes marking the property line boundary had been removed or disappeared. The Ostafis spent about $1,000 for a private surveyor to re-survey and re-mark the boundary lines. Also, the Ostafis believed that some of their trees on their property appeared to be poisoned. And they perceived their underground dog fence was damaged by the Gabbards’ construction of a seawall – in which stones were placed on the Ostafis’ property and then later removed.

Deborah signed a criminal complaint in late August 2017 against Gary which the County Attorney prepared after consulting with her. She averred that Gary had “unlawfully removed trees that been planted by affiant; unlawfully poisoned tree or trees planted by affiant, unlawfully placed new double wide mobile home within 6 feet of the property line in violation of the local planning and zoning sideline set back of 10 feet. . . .” (Plaintiff’s Trial Exhibit 3 in Record on Appeal). Deborah also averred that Gary had unlawfully removed survey stakes marking the property line, in violation of Kentucky Revised Statutes (KRS)

433.770,1 and that it cost her $1,000 to have the property line re-surveyed and re- marked.

The County Attorney filed proceedings against Gary in district court, alleging inter alia that Gary willfully removed and/or damaged boundary markers and committed third-degree criminal mischief.2 Gary obtained representation of counsel for the district court proceeding.

Several months after the criminal charges were filed, Gary, through counsel, filed a motion to dismiss the criminal charges. In this motion, he stated “[t]he Commonwealth and Defendant [Gary] have agreed that the felony case for removal of the boundary marker would be pursued as a misdemeanor and

1 KRS 433.770 (titled as “Willfully removing or damaging boundary marker”) provides:

(1) Any person who fraudulently and willfully removes, defaces, cuts down, or destroys a cornertree, post, cornerstone, or any monument erected to designate the boundary of this state, or of any county or city, or the boundary of any tract or lot of land, shall be guilty of a Class D felony and shall cause the marker, at his or her own expense, to be reestablished by a professional land surveyor.

(2) Any person who willfully and knowingly, but without a felonious intent, removes, defaces, cuts down, or destroys a tree, post, stone, or any monument erected to designate the boundaries of this state or of any county or city, or the boundaries of any tract or lot of land, shall cause the marker, at his or her own expense, to be reestablished by a professional land surveyor.

2 Willfully and fraudulently removing a boundary marker is a Class D felony. KRS 433.770(1). Third-degree criminal mischief is a Class B misdemeanor. KRS 512.040(2). The complaint filed in district court also alleged violation of local zoning ordinances.

recognize a civil remedy is available under KRS 433.770(2).” He requested that the district court dismiss the criminal case for the dispute to be resolved as a civil matter. The district court entered an order granting the motion to dismiss, stating that the case was civil rather than criminal on docket notations.

After the criminal case against Gary was dismissed, the Ostafis filed a civil complaint against the Gabbards in Gallatin Circuit Court. They asserted claims including trespass and violation of zoning laws. The Gabbards answered and asserted counterclaims including trespass against the Ostafis. Gary also asserted a counterclaim for malicious prosecution against Deborah.

The case proceeded to a jury trial. The sheriff testified that Deborah had contacted him to file a police report after noticing the removal of the trees and that she suspected Gary was involved based on his communications with her and her family. But he did not remember her saying that she had actually seen someone remove the trees. He also testified that Deborah did not tell him that the trees removed had actually been planted on the Gabbards’ property. He testified about wanting to verify where the property lines were, but he found that some markers were missing when he went to the scene.

Similarly, the County Attorney testified that Deborah consulted him about such problems as the missing trees and an apparently poisoned tree. He also did not remember her saying she actually witnessed removal of trees or survey

markers, or the poisoning of trees. He testified to taking her at her word and drawing up the complaint based on what she told him. He testified she had not expressed a desire to have Gary convicted of a particular crime or thrown in jail but simply sought his help in finding a solution to her problems.

Gary testified to telling the Ostafis that Jodie did not want the trees on their property on several occasions, but that the Ostafis really did not respond to his statements. He also testified to telling his wife to remove stones from the Ostafis’ property when he became aware that the Ostafis were not happy about his building a seawall and that the Gabbards’ contractor had placed stones on the Ostafis’ property when building the seawall.

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