K.L.S. v. Union Pacific Railroad and Timothy Espy

CourtMissouri Court of Appeals
DecidedFebruary 19, 2019
DocketWD81728
StatusPublished

This text of K.L.S. v. Union Pacific Railroad and Timothy Espy (K.L.S. v. Union Pacific Railroad and Timothy Espy) is published on Counsel Stack Legal Research, covering Missouri Court of Appeals primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
K.L.S. v. Union Pacific Railroad and Timothy Espy, (Mo. Ct. App. 2019).

Opinion

In the Missouri Court of Appeals Western District K.L.S., ) ) Appellant, ) WD81728 ) v. ) OPINION FILED: ) February 19, 2019 UNION PACIFIC RAILROAD AND ) TIMOTHY ESPY, ) ) Respondents. )

Appeal from the Circuit Court of Jackson County, Missouri The Honorable S. Margene Burnett, Judge

Before Special Division: Zel M. Fischer, Special Judge, Presiding, Cynthia L. Martin, Judge and Gary D. Witt, Judge

K.L.S. appeals from the Jackson County Circuit Court's grant of summary judgment

in favor of Union Pacific Railroad and Timothy Espy (collectively "Union Pacific") on

claims of negligence and negligence per se. K.L.S. argues that the trial court erred in

granting summary judgment in favor of Union Pacific because it was error to rule as a

matter of law that Union Pacific did not have a duty to K.L.S. K.L.S. further argues that

the trial court erred in failing to strike two affidavits submitted by Union Pacific on its Motion for Summary Judgment because they did not comply with Rule 74.04 as they were

false or misleading. We affirm.

Factual and Procedural History1

Gary Tauvar ("Tauvar") owns three properties located in close proximity to one

another within Kansas City at the following addresses: 413 N. Park, 410 N. Olive Street,

and 2325 Guinotte Ave. The properties were primarily used for storage of items, much of

which was not located within a building or structure and included several inoperable school

buses. The southern two properties of land consist of 413 N. Park and 410 Olive Street

and adjoin each other. Union Pacific has an easement for its railroad right-of-way running

along the south side of these two properties. There is a public alleyway along the north

side of these two properties, controlled by the City of Kansas City, Missouri ("City"),

which intersects Park Street on the west and Olive Street on the east. The third property,

2325 Guinotte, is located north of the other two properties, separated from them by the

public alleyway. There are no railroad right-of-ways or tracks that run adjacent to the

property located at 2325 Guinotte, nor does that property abut any property owned or

controlled by Union Pacific.

Tauvar's properties were in violation of certain fencing requirements of Chapter 80

of the City's Code ("Zoning Code") as well as other code violations. The Zoning Code

required that since the property was used for storage, a cyclone-type fence at least eight

feet in height is required to enclose the property to keep it from public access and view. A

1 In reviewing the grant of summary judgment we review the record in the light most favorable to the party against whom judgment is entered. ITT Commercial Fin. Corp. v. Mid-America Marine Supply Corp., 854 S.W.2d 371, 376 (Mo. banc 1993).

2 dispute arose between Tauvar and Union Pacific regarding the exact property line between

Union Pacific's easement and Tauvar's two properties abutting the easement. Tauvar

alleged that he had installed fencing to comply with the Zoning Code but Union Pacific

had repeatedly removed portions of the fence in the area that abutted the railroad easement.

The City notified Tauvar multiple times over many years, starting in 1995, of the

requirement to fence the property because it was being used for the exterior storage of

materials and alleging that he was in violation of the Zoning Code. Tauvar notified the

City of the boundary line dispute between he and Union Pacific and his allegation that

Union Pacific had been removing his fence. K.L.S. was an employee of the City who

worked in the zoning compliance area and was the main person with the City attempting

to obtain compliance for these properties.

These properties were in a high crime area. In 2009 an inspection found that at least

one homeless person was living in one of the busses stored on the property and a

methamphetamine lab was being operated out of one of the unused buildings on the

property. From 2008 through the incident in 2012 there were continuing correspondence

and conversations between K.L.S. on behalf of the City, Tauvar, and Union Pacific

regarding the zoning violations, the boundary line dispute, and the required fencing of the

properties.

During e-mail correspondence between Union Pacific and Tauvar regarding the

ongoing property dispute, Tauvar asked Union Pacific to "keep[] an eye out" for an

identified male who used to help Tauvar but had recently been seen by neighbors parking

on the railroad tracks and going into the east side of Tauvar's building. Tauvar believed he

3 was stealing or otherwise committing criminal offenses on the property. The message was

forwarded by Espy, a Union Pacific Police Officer, to others who worked for Union Pacific,

asking if Union Pacific could help Tauvar by increasing patrols near his property.

K.L.S. had visited Tauvar's property approximately 30 times to check on zoning

compliance. On January 26, 2012, around 11:30 a.m., K.L.S. drove to the area of Tauvar's

properties to photograph zoning violations on the property. K.L.S. parked and exited her

vehicle on Olive Street. K.L.S. was in the public alleyway, preparing to take a photograph,

when she was hit with a blunt object in the back of the head by an unknown assailant and

knocked unconscious. The attacker then proceeded to beat K.L.S., sexually assault her at

knifepoint, and steal items of personal property belonging to her and to the City. K.L.S.

was then again knocked unconscious. She regained consciousness around 1:30 p.m. and

called the police. The assailant was never identified or prosecuted.

In January 2015, K.L.S. filed suit alleging negligence and negligence per se against

Tauvar2 and negligence and negligence per se against Union Pacific and certain of its

employees and "liability for unlawful acts"3 against Union Pacific.

Union Pacific filed a Motion for Summary Judgment on March 21, 2017. K.L.S.

filed a Response and Suggestions in Opposition on May 22, 2017. On July 13, 2017, K.L.S

filed a Motion to Strike Defendants Summary Judgment Affidavits, which included

affidavits from Roger Poteet ("Poteet") and Steven Whitaker ("Whitaker"), which were

2 The claims against Tauvar were dismissed by K.L.S. below and are not part of this appeal. 3 The "unlawful acts" included, stealing of the fence constructed by Tauvar, trespass on the property owned by Tauvar for the removal or destruction of the fence, and violation of the City Zoning Code by removing the fence which had been constructed on the property.

4 among the exhibits submitted in support of Union Pacific's Motion for Summary Judgment.

K.L.S. argued that Poteet's affidavit was untrue, or at best incompetent, because he gave

sworn statements in the affidavit regarding the location of Union Pacific's northern ballast

line between 1992 and 2011, but testified at a later deposition that the location was merely

his assumption and he does not know the dimensions of the right-of-way. K.L.S. argued

that Whitaker's affidavit was false and misleading because in the affidavit Whitaker

testified that his opinion was based upon a Commissioners' Report from a case where land

was condemned for a railroad right-of-way, but testified at a later deposition he actually

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