No. 02-1271

372 F.3d 281
CourtCourt of Appeals for the Fourth Circuit
DecidedJune 16, 2004
Docket281
StatusPublished

This text of 372 F.3d 281 (No. 02-1271) is published on Counsel Stack Legal Research, covering Court of Appeals for the Fourth Circuit primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
No. 02-1271, 372 F.3d 281 (4th Cir. 2004).

Opinion

372 F.3d 281

Kaney F. O'NEILL, Plaintiff-Appellant,
v.
WINDSHIRE-COPELAND ASSOCIATES, LP; Robert Copeland; Hercules Real Estate Services, Incorporated, Defendants-Appellees, and
Autumn Lakes Associates, Limited Partnership; SC Diamond Corporation; John Does 1 through 20, Defendants.

No. 02-1271.

United States Court of Appeals, Fourth Circuit.

Argued: April 1, 2003.

Decided: June 16, 2004.

ARGUED: Earle Duncan Getchell, Jr., McGuirewoods, L.L.P., Richmond, Virginia, for Appellant. Steven Walter Bancroft, Trichilo, Bancroft, McGavin, Horvath & Judkins, P.C., Fairfax, Virginia, for Appellees. ON BRIEF: Amy M. Burden, McGuirewoods, L.L.P., Richmond, Virginia; Irwin M. Zalkin, Michael Zimmer, Zalkin & Zimmer, L.L.P., San Diego, California, for Appellant. Melissa H. Katz, Michael J. Carita, Trichilo, Bancroft, McGavin, Horvath & Judkins, P.C., Fairfax, Virginia; Frank K. Friedman, Woods, Rogers & Hazlegrove, P.L.C., Roanoke, Virginia, for Appellees.

Before MICHAEL and KING, Circuit Judges, and Terry L. WOOTEN, United States District Judge for the District of South Carolina, sitting by designation.

Affirmed by published per curiam opinion.

PER CURIAM:

Based on the jury's finding of contributory negligence, the district court entered judgment against Kaney F. O'Neill in her action to recover for debilitating injuries suffered in a fall at an apartment complex. O'Neill appeals, arguing first that the district court erred in submitting the contributory negligence issue to the jury. She also argues that the court erred in excluding the testimony of an expert in biomechanics and in admitting a toxicology report of her blood alcohol content. The Supreme Court of Virginia's answer to our certified question on the contributory negligence issue, see O'Neill v. Windshire-Copeland Associates, L.P., 267 Va. 605, 595 S.E.2d 281 (2004), establishes that the district court properly submitted that issue to the jury. In addition, the district court did not abuse its discretion in making the challenged evidentiary rulings. We therefore affirm.

I.

Kaney O'Neill was rendered a quadriplegic on September 15, 1999, when she fell backward over a second-story balcony railing at an apartment complex in Newport News, Virginia. The apartment complex was owned by Windshire-Copeland Associates, L.P., whose general partner was Robert Copeland; Hercules Real Estate Services, Inc. managed the complex (these three parties are referred to collectively as "Windshire"). Invoking diversity jurisdiction, see 28 U.S.C. § 1332, O'Neill sued Windshire in the U.S. District Court for the Eastern District of Virginia to recover for her injuries. She alleged that Windshire was negligent because the thirty-two-inch balcony railing was sixteen inches lower than the Newport News Building Code required at the time the apartment complex was built. The case was tried before a jury.

The evidence at trial included the following. O'Neill arrived at Mike Seehusen's apartment in the Windshire complex around 4:30 p.m. on September 15, 1999. Seehusen was O'Neill's former boyfriend, but the two were still on good terms. A hurricane was on the way, so they decided to invite two of their friends to Seehusen's apartment for the evening "to hang out, have dinner, and enjoy the weather." J.A. 444. Seehusen's second-floor apartment had a balcony. The balcony was fenced in with a metal grating that was topped with a railing thirty-two inches high. Although it was windy and rainy that evening, O'Neill went out on the balcony several times. On those occasions, she would lean backward against the railing to catch the rain on her face. Shortly before 9:00 p.m., O'Neill went onto the balcony the final time. She leaned against the railing with her buttocks resting on top and "was tilting back a little bit." J.A. 453. According to O'Neill, she was deep in thought and was startled by a sharp slap of rain in her face. When the rain hit her face, she "fl[u]ng [her] head," lost her balance, and fell backward over the railing. J.A. 555. She landed on the concrete patio fifteen to twenty feet below. As a result of her fall, O'Neill is a quadriplegic.

The emergency medical technician who attended O'Neill right after the accident testified that O'Neill was awake, oriented, and able to make clear and appropriate responses to his questions. O'Neill's emergency room records at the Riverside Medical Center reveal that her speech was clear and her vision normal. O'Neill told hospital personnel at the emergency room that she had consumed alcohol that evening. Blood for a toxicology screen was then drawn by a hospital staffer who used an alcohol swab. The lab report indicated that O'Neill's blood alcohol content was .18.

At the close of the evidence, the district court granted in part O'Neill's motion for judgment as a matter of law, concluding that Windshire was negligent per se because its low balcony guardrail violated the height requirement of the Newport News Building Code. The court determined, however, that Windshire's negligence did not bar the defense of contributory negligence, and the question of contributory negligence was submitted to the jury. The jury found that O'Neill was contributorily negligent, and on the basis of that finding the district court entered judgment for Windshire.

O'Neill appealed the judgment to this court, arguing that the district court erred in submitting the issue of contributory negligence to the jury. Specifically, O'Neill argued that under the Restatement (Second) of Torts § 483 the defense of contributory negligence was not available here because it would defeat the purpose of the railing height requirement in the building code.1 O'Neill also appealed two evidentiary rulings made by the district court.

We were uncertain whether Virginia law would treat O'Neill's contributory negligence as a complete defense in this case. We therefore certified the following question to the Supreme Court of Virginia pursuant to its Rule 5:42:

If the defendant-owner of an apartment building is negligent per se because the protective railing on its apartment balcony does not comply with the height requirements of a municipal building code, and if that negligence is a proximate cause of the plaintiff's fall from the balcony and her resulting injuries, is the plaintiff's contributory negligence available to the defendant as a complete defense?

The Supreme Court of Virginia answered our question in the affirmative, holding that " § 483 of the Restatement (Second) has not been adopted in [Virginia] and ... the defense of contributory negligence is available when the defendant's violation of a municipal building code is negligence per se and a proximate cause of the plaintiff's injuries." O'Neill v. Windshire-Copeland Associates, L.P., 267 Va. 605, 595 S.E.2d 281, 284 (2004).

Free access — add to your briefcase to read the full text and ask questions with AI

Related

General Electric Co. v. Joiner
522 U.S. 136 (Supreme Court, 1997)
O'Neill v. Windshire-Copeland Associates, L.P.
595 S.E.2d 281 (Supreme Court of Virginia, 2004)
Cooper v. Smith & Nephew, Inc.
259 F.3d 194 (Fourth Circuit, 2001)
Cornell v. Prescott
2 Barb. 16 (New York Supreme Court, 1847)
O'neill v. Windshire-Copeland Associates, LP
372 F.3d 281 (Fourth Circuit, 2004)

Cite This Page — Counsel Stack

Bluebook (online)
372 F.3d 281, Counsel Stack Legal Research, https://law.counselstack.com/opinion/no-02-1271-ca4-2004.