Gritzbaugh Main Street Properties, LLC v. Greyhound Lines, Inc.

135 P.3d 345, 205 Or. App. 640, 2006 Ore. App. LEXIS 610
CourtCourt of Appeals of Oregon
DecidedMay 10, 2006
Docket9912-13455; A112213 (Control), A114212
StatusPublished
Cited by9 cases

This text of 135 P.3d 345 (Gritzbaugh Main Street Properties, LLC v. Greyhound Lines, Inc.) is published on Counsel Stack Legal Research, covering Court of Appeals of Oregon primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Gritzbaugh Main Street Properties, LLC v. Greyhound Lines, Inc., 135 P.3d 345, 205 Or. App. 640, 2006 Ore. App. LEXIS 610 (Or. Ct. App. 2006).

Opinions

[643]*643DEITS, J. pro tempore

This is a consolidated appeal from a contempt order, in which defendant Greyhound Lines, Inc., was found in contempt of a preliminary injunction, and from a general judgment, in which defendants Greyhound and Steven Brown were found liable for trespass. Defendants appeal from the order and judgment. Plaintiffs cross-appeal from the general judgment. We reverse on the contempt order, and reverse and remand on the general judgment.

Plaintiffs are the owners of commercial property on Main Street in downtown Tigard, Oregon. A small building is located on the property. It is separated from the public sidewalk by an asphalt strip that provides access to and away from the building and also provides parking spaces for the building. Two driveways provide ingress and egress to the asphalt strip. At the time that plaintiffs purchased the property in November 1998, the asphalt strip was owned by the City of Tigard. The city eventually agreed to vacate the asphalt strip in October 1999. Plaintiffs’ ownership then included the building and all of the area in front of the building, up to the public sidewalk.

At the time that plaintiffs purchased the property, it was leased to Michael and Colleen Leach, who used the property to operate a locksmith business, a sports card and comic shop, and a U-Haul sales office. From 1994 until June 30, 1999, when the lease terminated, the Leaches were also the local ticketing agents for defendant Greyhound Lines, Inc. Greyhound had been providing bus service to Tigard for 25 years and, rather than have a permanent bus stop, it had used a variety of agents and bus stops along and near Main Street. While the Leaches were Greyhound’s ticketing agents, their business property was essentially Greyhound’s local bus station. Passengers bought tickets inside the building and were given general information from the Leaches regarding the buses, and an area was provided inside the building for passengers to sit while awaiting buses. Passengers received assistance from the Leaches in tagging their luggage and boarded buses in front of the Leaches’ property. Shortly after the Leaches became Greyhound’s ticketing [644]*644agents, the City of Tigard redesigned Main Street and provided a “cut out” in front of the leased property, so that a bus could pull off the street to load and unload passengers and freight onto the sidewalk without backing up traffic. Greyhound’s buses loaded and unloaded passengers and freight at the “cut out” and on the asphalt strip between the public sidewalk and the Leaches’ building.

When plaintiffs took possession of their property in July 1999, they intended to turn the property into an antique store. However, they discovered that, despite the termination of the Leaches’ lease, Greyhound was still using the public areas directly in front of their building as bus stops. Buses stopped at the “cut out” or drove onto the asphalt strip nine to ten times a day, loading and unloading passengers, luggage, and freight. Passengers loitered on the asphalt strip or on the sidewalk in front of plaintiffs property, leaving garbage on the ground. Greyhound customers and people picking up or dropping off bus customers parked their cars in the parking spaces on the asphalt strip in front of plaintiffs’ building. Buses and cars blocked the driveways to the asphalt strip.

Plaintiffs complained to Bodie Lyon, the area manager for Greyhound, and he agreed to move the bus stop to a gas station off Main Street. For a few weeks, the buses used the gas station as a bus stop, but eventually returned to the front of plaintiffs’ property because Greyhound’s new ticket agent, defendant Steven Brown, had a business a few doors down from plaintiffs’ property. Brown placed a sign in front of plaintiffs’ property stating: “For tickets and freight, see the In Neon Sign store down the street.” The buses continued to use the “cut out” and the asphalt strip in front of plaintiffs’ property as a bus stop, and sometimes blocked access to plaintiffs’ driveways. When plaintiffs placed a barrier in front of their driveways, some buses drove onto the sidewalk in front of plaintiffs’ property. Bus customers parked on the asphalt strip, sat on the stoop of plaintiffs’ building waiting for buses, and blocked the driveways with their luggage. In January 2000, the City of Tigard moved the bus stop approximately 19 feet from the edge of plaintiffs’ property. Nevertheless, buses continued to block plaintiffs’ driveway and bus customers continued to park in front of the driveways and on the asphalt strip that was, by then, owned by plaintiffs.

[645]*645Plaintiffs filed their lawsuit against Greyhound, Laidlaw, Inc., Greyhound’s head corporation, and Steven Brown in December 1999, claiming trespass and nuisance, and requesting a preliminary and permanent injunction “restraining defendants from all further use of plaintiffs’ premises and adjacent property as a bus station and compelling defendants to relocate its bus station activities to an area that will not interfere with plaintiffs’ use and enjoyment of the premises.” Plaintiffs also filed a separate motion for an order to show cause why a preliminary injunction, as requested in their complaint, should not be issued.

In March 2000, after hearing testimony and viewing videotapes and pictures of Greyhound’s buses and customers on and adjacent to plaintiffs’ property, the trial court granted plaintiffs’ request for a preliminary injunction. The injunction enjoined defendants “from any and all further use of plaintiffs’ premises and adjacent property as a bus station” and compelled Greyhound “to relocate its bus station activities to an area that will not interfere with plaintiffs’ use and enjoyment of the premises until and through trial of this action.”

Five months later, plaintiffs brought a motion for an order of contempt, alleging that defendants had failed to comply with the preliminary injunction order, in that they continued to use plaintiffs’ premises and adjacent property for bus activities. At the contempt hearing, Mrs. Gritzbaugh testified that, although the amount of bus activity had lessened, bus customers continued to park in her driveway and on the asphalt strip, and continued loitering and leaving garbage on her property while waiting for buses. She testified that buses also continued to park in front of their driveway. At the contempt hearing, defendants presented evidence that most buses stopped at the new bus stop several feet from plaintiffs’ property, and argued that they were therefore in compliance with the preliminary injunction. The trial court disagreed with defendants’ -understanding of the requirements of the injunction, finding that the order enjoined bus activities “adjacent to” plaintiffs’ property, and the new bus stop adjacent to plaintiffs’ property. The trial court found Greyhound to be in willful contempt of its order, but did not [646]*646find Brown in contempt. Within 10 days of the trial court’s order of contempt, Greyhound, with the City of Tigard’s direction, moved its bus stop 200 feet away from plaintiffs’ property.

After the contempt order issued, and prior to trial, plaintiffs amended their complaint to include in their prayer for relief a request for punitive damages. Defendants Greyhound and Brown were ultimately found liable, by a jury, for both trespass and nuisance, and were required to pay economic, noneconomic, and punitive damages to plaintiffs on each claim.

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Gritzbaugh Main Street Properties, LLC v. Greyhound Lines, Inc.
135 P.3d 345 (Court of Appeals of Oregon, 2006)

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Bluebook (online)
135 P.3d 345, 205 Or. App. 640, 2006 Ore. App. LEXIS 610, Counsel Stack Legal Research, https://law.counselstack.com/opinion/gritzbaugh-main-street-properties-llc-v-greyhound-lines-inc-orctapp-2006.