Marabello v. Boston Bark Corp.

974 N.E.2d 636, 463 Mass. 394, 2012 WL 3854660, 2012 Mass. LEXIS 832
CourtMassachusetts Supreme Judicial Court
DecidedSeptember 7, 2012
StatusPublished
Cited by28 cases

This text of 974 N.E.2d 636 (Marabello v. Boston Bark Corp.) is published on Counsel Stack Legal Research, covering Massachusetts Supreme Judicial Court primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Marabello v. Boston Bark Corp., 974 N.E.2d 636, 463 Mass. 394, 2012 WL 3854660, 2012 Mass. LEXIS 832 (Mass. 2012).

Opinion

Gants, J.

The plaintiff, A. John Marabello, Sr. (Marabello), filed a complaint in the Superior Court alleging that the defend[395]*395ant, Boston Bark Corporation (Boston Bark), committed a breach of a settlement agreement with the town of Concord (town) by failing to remove mulch from property owned by Marabello. Boston Bark filed a special motion to dismiss under G. L. c. 231, § 59H, popularly known as the “anti-SLAPP” (Strategic Lawsuit Against Public Participation) statute, see Duracraft Corp. v. Holmes Prods. Corp., 427 Mass. 156, 159-160 & n.7 (1998), contending that this claim was “intended to retaliate, deter and punish [Boston Bark] solely for engaging in the constitutionally protected activity of petitioning” the town. The motion was denied and Boston Bark filed an interlocutory appeal from the denial of the motion. See Fabre v. Walton, 436 Mass. 517, 521-522 (2002), S.C., 441 Mass. 9 (2004) (“we hold that there is a right to interlocutory appellate review from the denial of a special motion to dismiss”). We transferred the appeal to this court on our own motion. We conclude that the claim that Boston Bark committed a breach of an agreement with the town is not based on Boston Bark’s “exercise of its right of petition under the constitution of the United States or of the commonwealth,” G. L. c. 231, § 59H, and therefore affirm the judge’s denial of the special motion.

Background. We summarize the facts from the pleadings and affidavits in the record.2 Boston Bark purchased Marabello’s composting and mulch business in March, 2006, and at the same time leased from Marabello the parcel of land in Concord where the business was located.

On July 8, 2008, the town’s building commissioner, acting as its zoning enforcement officer, sent Marabello and Boston Bark an enforcement letter stating that the activities conducted on the property violated the town zoning bylaw and ordering the activities to cease. Boston Bark appealed from the order to the town’s zoning board of appeals on August 7, 2008, and also commenced informal discussions with representatives of the town to resolve the zoning violations. On August 16, 2008, Boston Bark [396]*396withdrew its formal appeal. As a result of the informal discussions, on October 31, 2008, Boston Bark and the town entered into a settlement agreement that provided, “Boston Bark will use diligent efforts to remove the [m]ulch and [equipment at the [property as soon as possible and shall complete the removal of all the [m]ulch and [equipment from the [property no later than July 1, 2009.”

Meanwhile, on July 10, 2008, the director of the town’s natural resources commission (commission) wrote to Marabello informing him that “mulch piles” had been observed on the property he had leased to Boston Bark on land designated as “Bordering Vegetated Wetlands,” in violation of the Wetlands Protection Act, G. L. c. 131, § 40. The commission ordered Marabello “to cease all unauthorized activities in wetlands and within 100 feet of wetlands, with the exception of installing erosion and sediment controls [to prevent] further degradation.” On September 3, the commission issued an enforcement order to Marabello and the president of Boston Bark that ordered them to cease and desist from any activity within and near the wetlands area and to file a restoration plan. On October 2, the commission amended the enforcement order, at Marabello’s request, to delineate violations that had to be addressed immediately, and to provide for a second phase of site restoration to occur later.

On October 21, 2008, Marabello initiated a summary process action in the Concord Division of the District Court Department to evict Boston Bark for nonpayment of rent. Boston Bark told the District Court judge that the settlement agreement with the town did not require Boston Bark to finish removing mulch from the property until July 1, 2009. The judge stayed eviction proceedings against Boston Bark until June 26, 2009; the order of eviction was executed on July 22, 2009.3

Boston Bark did not meet the settlement deadline to remove the mulch from Marabello’s property. In a letter dated August 13, 2009, Boston Bark continued to assert ownership of “85,000 yards of unscreened compost material” that remained on the property at the time of its eviction.

[397]*397On December 29, 2009, the commission issued a notice of violation and an amended enforcement order to Marabello, stating that, if initial remedial steps were not taken by January 29, 2010, the commission would begin to impose fines of $500 per day against Marabello for violations of the town’s wetlands bylaw. On January 28, 2010, Marabello filed an action in the Superior Court against Boston Bark, claiming that it had committed a breach of its settlement agreement with the town by failing to remove mulch from Marabello’s property, and that the breach prevented Marabello from complying with the commission’s enforcement order.

On April 1, 2010, Boston Bark filed a special motion to dismiss under G. L. c. 231, § 59H. On January 7, 2011, a judge in the Superior Court denied the motion, finding that Boston Bark failed to meet its burden of showing that Marabello’s claim was based on “petitioning activity.” The judge concluded that the purpose of “petitioning activity” must be to seek redress from a governmental entity and that Boston Bark did not “affirmatively seek redress” where it acted in response to an enforcement order.

Discussion. We review the judge’s decision denying the special motion to dismiss to determine whether there was an abuse of discretion or other error of law. Baker v. Parsons, 434 Mass. 543, 550 (2001). “General Laws c. 231, § 59H, ‘protects the “exercise of [the] right of petition under the constitution of the United States or of the commonwealth,” by creating a procedural mechanism, in the form of a special motion to dismiss, for the expedient resolution’ of suits designed to deter or retaliate against individuals who seek to exercise their right of petition.”4 Wenger [398]*398v. Aceto, 451 Mass. 1, 4 (2008), quoting Office One, Inc. v. Lopez, 437 Mass. 113, 121 (2002). See Duracraft Corp. v. Holmes Prods. Corp., 427 Mass. 156, 161-162 (1998). If a moving party (here, Boston Bark) meets its threshold burden of showing that a claim against it is “based on [the] party’s exercise of its right of petition,” the burden shifts to the party making the claim (here, Marabello) to show that the “moving party’s exercise of its right to petition was devoid of any reasonable factual support or any arguable basis in law,” and caused actual injury.5 G. L. c. 231, § 59H.

We conclude that Boston Bark failed to meet its threshold burden of showing that Marabello’s claim against it was based on Boston Bark’s exercise of its right of petition and had no substantial basis other than its exercise of its right of petition. See Duracraft Corp. v. Holmes Prods. Corp., supra at 167-168 (moving party in anti-SLAPP motion must “make a threshold showing . . . that the claims against it are ‘based on’ the petitioning activities alone and have no substantial basis other than or in addition to the petitioning activities”). Having failed to satisfy its threshold burden, Boston Bark cannot prevail on its special motion to dismiss.

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Cite This Page — Counsel Stack

Bluebook (online)
974 N.E.2d 636, 463 Mass. 394, 2012 WL 3854660, 2012 Mass. LEXIS 832, Counsel Stack Legal Research, https://law.counselstack.com/opinion/marabello-v-boston-bark-corp-mass-2012.