Michaud v. Raceway Gov't Realty

CourtSuperior Court of Maine
DecidedAugust 4, 2008
DocketANDcv-07-115
StatusUnpublished

This text of Michaud v. Raceway Gov't Realty (Michaud v. Raceway Gov't Realty) is published on Counsel Stack Legal Research, covering Superior Court of Maine primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Michaud v. Raceway Gov't Realty, (Me. Super. Ct. 2008).

Opinion

STATE OF MAINE SUPERIOR COURT ANDROSCOGGIN, ss. CIVIL ACTION DOCKET NO. CV-07-115 ,) 1 .. 1 ­

ROGER MICHAUD

Plaintiff

v. ORDER & DECISION

RACEWAY GOVERNMENT REALTY, LLC AND L P POIRIER & SONS, INC.

Defendants

BEFORE THE COURT

This matter is before the court on defendant Poirier's motions for

summary judgment brought against the plaintiff and Raceway on all counts

contained in the complaint and third-party complaint.

BACKGROUND AND PROCEDURAL HISTORY

On December 19, 2005, Michaud was injured when he slipped on ice and

fell while he was crossing a parking lot after conducting business at the

Department of Motor Vehicles in a building located at 36 Mollison Way on

December 19, 2005. Raceway owns the building located at 36 Mollison Way but

leases the building to agencies of the State of Maine, including the DMV.

Raceway, as the landlord, retained responsibility for snowplowing, handwork

and sanding at the property. Raceway contracted with Poirier to provide

snowplowing, handwork and sanding at the parking lot adjacent to 36 Mollison

Way.

Michaud filed a two-count complaint against Raceway and the State of

Maine on June I, 2007. Michaud claimed that Raceway negligently failed to maintain the property in a reasonably safe condition. Raceway filed an answer

and third-party complaint against L. P. Poirier. Raceway alleges in its third­

party complaint that Poirier breached its duty to Raceway and that it is

responsible for contribution if Raceway is liable to the plaintiff. Poirier filed a

cross-claim against Raceway for indemnification.

On December 10, 2007, Michaud filed his first amended complaint

containing four counts, in which he alleged in count I that Raceway was

negligent in maintaining the property, in count II that the State of Maine was

negligent in maintaining the property, in count III that Poirier was negligent in

maintaining the property and in count IV that Poirier breached its snow and ice

removal contract of which plaintiff claims he was a beneficiary. The defendants

filed answers, denying all claims. The State of Maine filed cross-claims against

Raceway and Poirier. All claims with respect to the State of Maine, including

any claims filed against the State and any claims filed by the State, were

dismissed pursuant to a Stipulation of Dismissal on March 10, 2008.

On April 3, 2008, Poirier filed the present motions for summary judgment

on all claims made against it, including the complaint filed by plaintiff and the

third-party complaint filed by Raceway. Poirier's motion contends that with

respect to the plaintiff, Poirier owed no duty to Michaud and Michaud was not

the intended beneficiary of the contract entered into by Poirier. Poirier's second

motion contends that with respect to Raceway, Raceway is unable to present any

evidence that Poirier breached its contract and, under the terms of the contract,

any claim for contribution has been waived. As discussed below, Poirier's

motion for summary judgment against the plaintiff is granted in part and denied

in part and its motion against Raceway is denied in its entirety.

2 DISCUSSION

I. Standard of Review

Summary judgment is proper where there exist no genuine issues of

material fact such that the moving party is entitled to judgment as a matter of

law. M.R. Civ. P. 56(c); see also Levine v. R.B.K. Caly Corp., 2001 ME 77,

A.2d 653, 655. A genuine issue is raised "when sufficient evidence requires a

fact-finder to choose between competing versions of the truth at trial." Parrish v.

Wright, 2003 ME 90,

potential to affect the outcome of the suit." Burdzel v. Sobus, 2000 ME 84,

A.2d 573,575. ''It material facts are disputed, the dispute must be resolved

through fact-finding." Curtis v. Porter, 2001 ME 158,

However, a party wishing to avoid summary judgment must present a prima

facie case for the claim or defense that is asserted. Reliance National Indemnity v.

Knowles Industrial Services, 2005 ME 29,

the facts are reviewed "in the light most favorable to the nonmoving party."

Lightfoot v. Sch. Admin. Dist. No. 35, 2003 ME 24,

II. Negligence

The burden is on the plaintiff to establish a prima facie case for each

element of negligence, including that a duty existed and that the duty was

breached, proximately causing damages. Dunham v. HTH Corp., 2005 ME 53,

870 A.2d 577, 579 (citations omitted). A party has a duty of care when he or she

"is under an obligation for the benefit of a particular plaintiff." Quadrino v. Bar

Harbor Banking & Trust Co., 588 A.2d 303, 304 (Me. 1991). Whether a duty of care

exists is a legal question. Pelletier v. Fort Ken Golf Club, 662 A.2d 220, 222 (Me.

1995). "A defendant is entitled to judgment as a matter of law on a negligence

3 claim if that defendant owes no duty to the plaintiff." Budzko v. One City Ctr.

Assocs. Ltd. Partn., 2001 ME 37,

A. Duty and Breach of Duty

Possession and control are generally required to establish that an occupier

of land owes a duty of care to those present on the premises. See Quadrino, 588

A.2d 303 (Me. 1991). For example, in Quadrino, the plaintiff was walking from a

motel and restaurant towards the downtown of MiIlbridge, and as he crossed the

defendant bank's driveway, he tripped on a curb on a curb constructed and

maintained by the Department of Transportation on the motel's property. 588

A.2d at 304. Although he landed on the bank's property, the Law Court held that

the bank did not control the particular area where the plaintiff fell and thus owed

him no duty of care. Id. at 305. The relevant inquiry was whether "the defendant

was, in fact, the possessor of the land at the time of the injury." Id.

However, mere ownership of the land is not a necessary prerequisite to a

finding of possession and control. See Pelletier, 666 A.2d 220 (Me. 1995); Quadrino,

588 A.2d 303, 304 (Me. 1991). In Pelletier, a woman was injured at a golf club

when a golf ball she hit ricocheted off the railroad tracks crossing a fairway and

struck her nose. 662 A.2d at 221. The golf club argued that it owned no duty to

plaintiff because the railroad tracks were not located on its property. Id. The Law

Court disagreed, holding that the club did have a duty to the plaintiff because it

"possesse[d]" the land by "manifest[ing] an intention to have control over" it. Id.

at 222. Furthermore, the club had "invited golfers to use" the land by

incorporating the tracks into the course. Id.

While possession and control are generally required to establish a duty of

4 care for occupiers of land, business invitees are also entitled to reasonably safe

means of ingress and egress. Libby v. Perry, 311 A.2d 527, 535 (Me. 1973). In Libby,

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Curtis v. Porter
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Alexander v. Mitchell
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Lightfoot v. School Administrative District No. 35
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Libby v. Perry
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