Jones v. Gateway Realty, Inc.

550 So. 2d 388, 1989 WL 116257
CourtLouisiana Court of Appeal
DecidedOctober 4, 1989
Docket88-573
StatusPublished
Cited by5 cases

This text of 550 So. 2d 388 (Jones v. Gateway Realty, Inc.) is published on Counsel Stack Legal Research, covering Louisiana Court of Appeal primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Jones v. Gateway Realty, Inc., 550 So. 2d 388, 1989 WL 116257 (La. Ct. App. 1989).

Opinion

550 So.2d 388 (1989)

Christel JONES, Plaintiff-Appellant,
v.
GATEWAY REALTY, INC., Five Star Builders, Inc., Deborah Booksh Smith, Bayless Larry Morton, Elaine Allen Morton, Raymond Keith Ferrell, Jan Alison Smith Ferrell, State Farm Mutual Fire Insurance Company and Allstate Insurance Company, Defendants-Appellees,
Don J. O'Rourke & Associates, Ltd. and Continental Casualty Company, Defendants-Appellants.

No. 88-573.

Court of Appeal of Louisiana, Third Circuit.

October 4, 1989.
Rehearing Denied November 7, 1989.
Writs Denied January 5, 1990.

*390 David W. Robinson, Baton Rouge, for plaintiff-appellant.

Guglielmo, Lopez & Tuttle, James T. Guglielmo, Opelousas, for defendant-appellee O'Rourke.

Randall L. Guidry, Lafayette, for defendant-appellee Smith.

Roy, Forrest & Lopresto, L. Albert Forrest, New Iberia, for defendant-appellee State Farm.

Voorhies & Laabe, Greg Voorhies, Lafayette, for defendant-appellee City of Lafayette.

Before STOKER, DOUCET and YELVERTON, JJ.

STOKER, Judge.

The plaintiff, Christel Jones, attempted to ride her bicycle at night through a shortcut from one street to another by crossing through the rear of private property. In so doing, her bicycle struck a curbing in the parking lot of a commercial building. She was injured and sued the building owners, the builder of the property and the architect. The trial court found all parties at fault including plaintiff whose fault was fixed at 50%. There are only two parties to this appeal, the plaintiff and the architect. The two non-appealing defendants neither appealed nor answered the appeal and their liability as such is not at issue. As we decide the case, an issue arises as to their proportionate share of the fault.

The plaintiff-appellant raises the following issues: (1) plaintiff claims she was not at fault at all and she should have full recovery unreduced under comparative negligence principles, (2) alternatively, the trial court failed to follow the proper mode of allocating comparable fault because it should have weighed the fault of each defendant separately against the plaintiff, (3) the trial court erred in not granting her a solidary judgment against the defendants, and (4) the award of $114,100 was inadequate.

The defendant-appellant architect, Don J. O'Rourke & Associates, Ltd., contends it was not at fault, is not liable to plaintiff and should be dismissed from the case.

The defendants are Gateway Realty, Inc. (Gateway) and Jack Vincent Smith, Bernadine Hooper Smith, Jay Vincent Smith, Deborah Booksh Smith, Bayless Morton, Elaine Allen Morton, Raymond Keith Ferrell and Jan Alison Smith Ferrell (hereinafter referred to as the owners). Plaintiff alleged that the curb constituted an unreasonably dangerous condition and additionally joined in the suit the builder, Five Star Builders, Inc. (Five Star), the architect, Don J. O'Rourke & Associates, Ltd. (O'Rourke) and its insurer, Continental Casualty Company.[1] Plaintiff also filed suit against the City of Lafayette, which action was dismissed on a motion for a directed verdict made by the City.

After trial on the merits, the trial court found plaintiff to be 50% at fault, Gateway and the owners 17% at fault, O'Rourke 17% at fault and Five Star 16% at fault. Plaintiff's damages were fixed at $114,100, which amount was to be reduced by plaintiff's 50% allocation of fault.

Plaintiff has appealed the judgment of the trial court. Defendants, O'Rourke and Continental Casualty Company, have answered the appeal seeking reversal of the trial court's finding of liability as it concerns them. None of the other defendants either filed an appeal or answered plaintiff's appeal.

FACTS

On October 27, 1984, at approximately 9:30 p.m., plaintiff and her son were returning home from the Acadiana Mall in Lafayette on their bicycles. They were traveling on West Congress Avenue, a main thoroughfare in Lafayette, planning to turn right onto Guilbeau Road. Located at the intersection of West Congress and Guilbeau, on one corner, is a "Katie Anna" *391 automated teller machine and the Gateway Realty office building. Both properties are owned by the individual owners named in the suit. Exhibit I is a diagram of the site as observed by the plaintiff's expert, Louis Faxon, in March of 1985. [See Appendix.]

As depicted in the diagram, there is a driveway which joins the Gateway parking lot and the bank teller driveway. This opening measures approximately 26 feet in width between the barrier curbs on each side. These barrier curbs are located on the outside of the last parking places on each side of the lot and adjacent to the bank teller driveway. The distance from the top of the curb to the surface of the bank driveway is approximately 11½ inches.

On the evening in question, as the plaintiff approached the intersection of West Congress and Guilbeau, she decided to take a shortcut through the Gateway parking lot and bank drive exiting on Guilbeau. The Gateway Realty office was closed for business at the time. As plaintiff rode through the Gateway parking lot she struck the barrier curb which caused her to be thrown forward over the handlebars of her bicycle onto the bank driveway surface. Plaintiff was unable to move after the accident and was assisted by a passerby who transported her to the University Medical Center emergency room. She was seriously injured.

ACTION OF THE TRIAL COURT

After trial on the merits, the trial court found that:

"After considering the law, evidence and arguments of counsel, the Court finds that the curb did constitute a barrier to travel which was difficult to see at night, and was especially hazardous at such a busy intersection where traffic would foreseeably cut across. The Court does find that the curb presented an unreasonable risk of injury so as to be a `defect.'
"The Court also finds that the architect was negligent for failing to at least minimally supervise the construction and permitting a deviating from his original plan. The Court notes that there was only a verbal agreement with Gateway Realty and, in fact, the architect did have a limited function in the construction of this property. However, the Court does not feel that they met their minimum duty to supervise and/or certify and/or assure that their plans were carried out.
"Finally, the Court also finds that the contractor, Brian Pettijean, failed in his duty, in that he deviated from the architectural plans and created a hazardous condition.
"The Court also considers that the plaintiff was guilty of fault for not using reasonable care under the circumstances. She testified that she lived within the area where the accident occurred and had traveled it many times on her bicycle. However, in recent months preceding the accident, she had avoided using that area because she knew it was under construction. Further, plaintiff did not have a light on her bicycle and left the relatively well-lit sidewalks on the thoroughfares to cut through a less well-lit private parking lot."

The trial court apportioned fault among the parties as follows:

Plaintiff .......................... 50%
O'Rourke ........................... 17%
Gateway and its owners ............. 17%
Five Star .......................... 16%

The plaintiff was awarded special damages in the amount of $39,100 and general damages in the amount of $75,000.

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Bluebook (online)
550 So. 2d 388, 1989 WL 116257, Counsel Stack Legal Research, https://law.counselstack.com/opinion/jones-v-gateway-realty-inc-lactapp-1989.