Guerrero Ex Rel. Guerrero v. Alaska Housing Finance Corp.

123 P.3d 966, 2005 Alas. LEXIS 157, 2005 WL 2901360
CourtAlaska Supreme Court
DecidedNovember 4, 2005
DocketS-11024
StatusPublished
Cited by25 cases

This text of 123 P.3d 966 (Guerrero Ex Rel. Guerrero v. Alaska Housing Finance Corp.) is published on Counsel Stack Legal Research, covering Alaska Supreme Court primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Guerrero Ex Rel. Guerrero v. Alaska Housing Finance Corp., 123 P.3d 966, 2005 Alas. LEXIS 157, 2005 WL 2901360 (Ala. 2005).

Opinion

OPINION

BRYNER, Chief Justice.

I. INTRODUCTION

Alexander Guerrero was hit by a car as he crossed a busy street near a public housing complex where he and his family were living. His parents sued the Alaska Department of Transportation and Public Facilities (the department), which built and maintained the street, and the Alaska Housing Finance Corporation (the corporation), which owned and operated the housing complex. The Guerre-ros alleged negligent design, construction, maintenance, and failure to warn. The superior court dismissed the Guerreros’ complaint for failing to state a viable claim, ruling that the department was immune and the corporation owed no duty to protect tenants from injury off-premises. We reversed and remanded for further proceedings, finding the complaint sufficient on its face to allege potentially viable claims against both defendants. 1

On remand, the superior court allowed discovery to proceed but eventually granted summary judgment to both defendants, finding that the record revealed no grounds for requiring the corporation to protect Guerrero from off-premises danger, and no grounds for a viable claim against the department. We affirm as to the corporation, but reverse in part as to the department, holding that the record contains evidence that is at least minimally sufficient to show that the department might have owed and breached an operational duty to post adequate warning signs.

II. FACTS AND PROCEEDINGS

This is the second time this case has come before us. We summarized the relevant facts in the first appeal, Guerrero v. Alaska Housing Finance Corporation, State of Alaska, Department of Public Transportation (Guerrero I):

Five-year-old Alexander Guerrero was hit by a car and severely injured as he attempted to cross C Street near its intersection with 22nd Avenue in Anchorage.[ 2 ] The section of C Street where the accident occurred is part of a traffic couplet on A and C Streets (the A/C Couplet) 1 that was built by the Alaska Department of Transportation and Public Facilities (the department). At the time of the accident, Alexander and his family lived at the Loussac Family Housing Complex (the Loussac Complex), a low-income housing project sponsored by the Alaska Housing Finance Corporation (the corporation), a public corporation within the Alaska Department of Revenue. 2 The Loussac Complex is directly adjacent to the accident scene, situated between A Street on the east, C Street on the west, 20th Avenue on the north, and 22nd Avenue on the' south.
The Guerreros sued the department and the corporation, alleging negligence in the design, construction, and maintenance of the A/C Couplet and related pedestrian systems in the vicinity of C Street and 22nd Avenue as they relate to the occupants of the Loussac Complex. They also alleged that the corporation had a duty as a landlord to ensure
*970 that conditions on its property did not subject tenants to hazards on C Street.
The department and the corporation moved to dismiss under Alaska Civil Rule 12(b)(6). The department claimed discretionary function immunity under AS 09.50.250(1). The corporation argued, first, that its duty as a landlord did not extend beyond its property and, second, that it, too, was immune under the discretionary function statute.
[T]he superior court granted the defendants’ motions and dismissed the case under Alaska Civil Rule 12(b)(6), concluding that the amended complaint failed to state a claim upon which relief could be granted against the department or the corporation. The court ruled that the department was entitled to discretionary function immunity under AS 09.50.250(1) because “installing or not installing safety features in specific areas is precisely the type of decision the doctrine of sovereign immunity for discretionary acts is meant to protect.” The court also ruled that the corporation had no duty to protect the Guerreros from traffic hazards, finding it “firmly established that the duty of safeguarding children against obvious dangers off a landlord’s property does not fall on the landowner.”[ 3 ]

The Guerreros appealed, and we reversed. We first determined that neither the department nor the corporation, had shown beyond doubt that they owed Guerrero no duty of due care. We held that the department owed a generalized duty of due care to pedestrians, and that this duty does not vanish simply because “the crossing alleged in the complaint was unlawful.” 4 We also observed that a dismissal against the corporation on the duty issue would not have been proper unless the only reasonable inference was that the corporation owed the Guerreros no duty whatsoever or owed a duty that was “clearly and vastly narrower in scope” than the duty the Guerreros asserted. 5 We noted that we had never ruled “that a landlord’s duty cannot extend off-premises under certain circumstances” and that “the corporation acknowledge[d] that it owe[d] a general duty to protect its tenants from danger.” 6 And we found that a determination of the scope of the corporation’s duty would depend on, among other things, whether the corporation had “obstructed] access to a safe pedestrian underpass at 19th Avenue and C Street,” had “funneled pedestrians ... toward the intersection at 22nd Avenue and C Street,” and whether the corporation had “undertake[n] off-site responsibilities,” had “influenced the project’s design or plans” or “retained a measure of influence or control over the adjoining roadway.” 7 Because these questions could not be resolved on the basis of the complaint alone, we held the corporation had failed to establish that the scope of its duty to the Guerreros was “vastly narrower” than the duty the Guerreros asserted. 8

We further held that the defendants had not established that the claims against them were barred by discretionary function immunity. We emphasized that “what qualifies [for discretionary function immunity] often depends more on the factual circumstances surrounding an agency’s actions than it does on the actions’ inherent nature.” 9 And we pointed to the fact that where we have upheld orders of dismissal, “we based our ruling on an extensive factual record.” 10 We observed that the superior court had dismissed the case at an early stage in the proceedings, when “the Guerreros [had] had no opportunity to present evidence establishing the specific facts of their case.” 11 We concluded that the ease should not have been *971 dismissed without discovery.

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Bluebook (online)
123 P.3d 966, 2005 Alas. LEXIS 157, 2005 WL 2901360, Counsel Stack Legal Research, https://law.counselstack.com/opinion/guerrero-ex-rel-guerrero-v-alaska-housing-finance-corp-alaska-2005.