State ex rel. DeWine v. 333 Joseph, L.L.C.

2014 Ohio 5090
CourtOhio Court of Appeals
DecidedNovember 17, 2014
Docket9-13-71
StatusPublished
Cited by4 cases

This text of 2014 Ohio 5090 (State ex rel. DeWine v. 333 Joseph, L.L.C.) is published on Counsel Stack Legal Research, covering Ohio Court of Appeals primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
State ex rel. DeWine v. 333 Joseph, L.L.C., 2014 Ohio 5090 (Ohio Ct. App. 2014).

Opinion

[Cite as State ex rel. DeWine v. 333 Joseph, L.L.C., 2014-Ohio-5090.]

IN THE COURT OF APPEALS OF OHIO THIRD APPELLATE DISTRICT MARION COUNTY

STATE OF OHIO EX REL. MICHAEL DEWINE, OHIO ATTORNEY GENERAL,

PLAINTIFF-APPELLEE, CASE NO. 9-13-71

v.

333 JOSEPH, LLC, ET AL.,

DEFENDANTS-APPELLANTS, OPINION -and-

ROBERT CENDOL, ET AL.,

DEFENDANTS-APPELLEES.

Appeal from Marion County Common Pleas Court Trial Court No. 13-CV-0453

Judgment Reversed and Cause Remanded

Date of Decision: November 17, 2014

APPEARANCES:

Colin G. Skinner for Appellants

Clint R. White for Appellee, Michael DeWine, Ohio Attorney General Case No. 9-13-71

WILLAMOWSKI, P.J.

{¶1} Defendants-appellants, a company known as 333 Joseph, LLC and its

member, Stanley Rosenfeld (collectively referred to as “333 Joseph”), bring this

appeal from the judgment of the Marion County Court of Common Pleas granting

a preliminary injunction1 in favor of Plaintiff-appellee, State of Ohio ex rel.

Michael DeWine, Ohio Attorney General (“the State”). For the reasons that

follow, we reverse the trial court’s judgment.

{¶2} The facts relevant to this appeal are as follows. On July 24, 2013, the

State filed a Complaint for Injunctive Relief and Civil Penalties with the Marion

County Court of Common Pleas (“the Complaint”). (R. at 2.) The Complaint

alleged that 333 Joseph conducted illegal demolition activities at a construction

site at 333 Joseph Street in Marion, Ohio. (Id.) The eight counts of the Complaint

included: air nuisance, statutory nuisance, failure to notify the Ohio Environmental

Protection Agency (“Ohio EPA”) of a demolition operation, failure to remove

asbestos-containing materials, shipping or removing asbestos-containing material

without an authorized representative present at the operation, failure to keep all

regulated asbestos-containing material adequately wet, failure to properly dispose

1 Although the trial court granted a preliminary injunction, we recognized that due to the nature of the trial court’s order, which would result in a permanent solution (i.e., clean up and removal of debris from the site), 333 Joseph would not have an adequate remedy after the conclusion of the proceedings. Therefore, we issued an order allowing for the immediate appeal of the trial court’s preliminary injunction as a final appealable order. (See J. Entry Feb. 14, 2014.)

-2- Case No. 9-13-71

of asbestos-containing waste material, and failure to comply with the final orders

of the Director of the Ohio EPA. (Id.)

{¶3} Count Eight of the Complaint specifically alleged that on October 31,

2012, the Director of the Ohio EPA issued Director’s Final Findings and Orders

(“Director’s Orders”) pursuant to R.C. 3704.03(R) (authorizing the Ohio EPA

Director to “issue, modify, or revoke orders requiring abatement of or prohibiting

emissions that violate applicable emission standards or other requirements of this

chapter and rules adopted thereunder, or requiring emission control devices or

measures in order to comply with applicable emission standards or other

requirements of this chapter and rules adopted thereunder”). The Director’s

Orders allegedly required 333 Joseph to “remove all regulated asbestos containing

material from the Joseph Street site, prevent public access to the site during

removal through use of temporary fencing, and properly dispose of all regulated

asbestos containing material in a properly licensed landfill by December 31,

2012.” (Id.) The State claimed that 333 Joseph had failed to comply with the

Director’s Orders, violating R.C. 3704.05(G) (prohibiting violation of an order of

the Ohio EPA director), and entitling the State to injunctive relief under R.C.

3704.06(B) (authorizing the attorney general to “bring an action for an injunction,

a civil penalty, or any other appropriate proceedings in any court of competent

jurisdiction against any person violating or threatening to violate section 3704.05

or 3704.16 of the Revised Code”). -3- Case No. 9-13-71

{¶4} Together with the Complaint, the State filed a motion for a

preliminary injunction, pursuant to R.C. 3704.06, 3767.03 (“Abatement of

nuisance”), and Civ.R. 64 (“Injunctions”). (R. at 3.) In this motion, the State

alleged that 333 Joseph created and maintained nuisance; “violated statutes and

rules designed to protect public health, safety, and the environment”; and “refused

to comply with orders from the Director of Ohio EPA to clean up the blighted

property at 333 Joseph St.” (Id.) The State further alleged that 333 Joseph “did

not appeal the issuance of the Director’s Orders as was its prerogative per R.C.

3745.04.” (Id.)

{¶5} 333 Joseph filed an answer denying allegations in all counts of the

Complaint. It then filed a brief in opposition to the State’s motion, arguing that

there was no evidence that the construction site posed any risks, that other parties

were responsible for any potential violations, that 333 Joseph could not comply

with the Director’s Orders due to its limited means, and that no exigent

circumstances existed to require a preliminary injunction, in place of the “normal

litigation process.” (R. at 10.) 333 Joseph further alleged that the State must

prove its right to the injunction by clear and convincing evidence.

{¶6} The trial court held a hearing on the State’s motion. The hearing was

largely focused on resolving the issue of whether 333 Joseph was in violation of

the Director’s Orders, but the trial court also heard arguments and reviewed other

evidence of statutory violations that would warrant an injunction under R.C. -4- Case No. 9-13-71

3704.06. (See Tr. at 5:6-7, 9:19-10:2.) 333 Joseph argued that the Director’s

Orders did not sufficiently establish violations of the Ohio Administrative Code

and that the testimony presented at the hearing did not prove that there was any

asbestos on the site or that it was hazardous. (Tr. at 226.) It argued that the site

was not dangerous and all the required cleanup procedures were thus, unnecessary

and too burdensome. (Id.) 333 Joseph further contended that a preliminary

injunction was not proper at this point in the proceedings, asking for an

opportunity to have a full trial on the merits. (Tr. at 226-228.) 333 Joseph

attempted to challenge findings made by the Ohio EPA Director in the Director’s

Orders, as well as the specificity of the orders, but it did not dispute its failure to

appeal the Director’s Orders. (See Tr. at 7:23-24, 14:16-22, 15:1-5.) 333 Joseph

also objected to the admission into evidence of Exhibit 6, which appears to be a

photocopy of a certified photocopy of the purported Director’s Orders. (See Tr.

Ex. P-6.) 333 Joseph argued that the document was not properly authenticated.

(Tr. at 165.) The trial court admitted Exhibit 6 over 333 Joseph’s objections. (Tr.

at 167.) The parties also presented arguments concerning the standard of proof

applicable to the preliminary injunction action at issue.

{¶7} After the hearing and additional briefing, the trial court determined

that the applicable standard of proof was the preponderance of the evidence. The

trial court found that this standard was satisfied in this case and issued its

judgment entry granting the preliminary injunction. The trial court’s findings and -5- Case No. 9-13-71

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2014 Ohio 5090, Counsel Stack Legal Research, https://law.counselstack.com/opinion/state-ex-rel-dewine-v-333-joseph-llc-ohioctapp-2014.