Taylor v. Ivie CA2/3

CourtCalifornia Court of Appeal
DecidedFebruary 13, 2014
DocketB239275
StatusUnpublished

This text of Taylor v. Ivie CA2/3 (Taylor v. Ivie CA2/3) is published on Counsel Stack Legal Research, covering California Court of Appeal primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Taylor v. Ivie CA2/3, (Cal. Ct. App. 2014).

Opinion

Filed 2/13/14 Taylor v. Ivie CA2/3 NOT TO BE PUBLISHED IN THE OFFICIAL REPORTS California Rules of Court, rule 8.1115(a), prohibits courts and parties from citing or relying on opinions not certified for publication or ordered published, except as specified by rule 8.1115(b). This opinion has not been certified for publication or ordered published for purposes of rule 8.1115.

IN THE COURT OF APPEAL OF THE STATE OF CALIFORNIA

SECOND APPELLATE DISTRICT

DIVISION THREE

THRIS VAN TAYLOR, B239275

Plaintiff and Appellant, (Los Angeles County Super. Ct. No. BC408629) v.

RICKEY IVIE et al.,

Defendants and Respondents.

APPEAL from judgments of the Superior Court of Los Angeles County, Mel Red Recana and Daniel J. Buckley, Judges. Affirmed. Thris Van Taylor, in pro. per.; Law Offices of Raven C. Viltz and Raven C. Viltz for Plaintiff and Appellant. Richardson, Fair & Cohen and Manuel Dominguez for Defendant and Respondent Rickey Ivie. LeClairRyan, Gary P. Simonian, Robert G. Harrison and Charles H. Horn for Defendant and Respondent Guy Stivers. Ivie, McNeill & Wyatt and Wendy Y. Wu for Defendant and Respondent

W. Keith Wyatt.

_______________________________________ A backyard fence has spawned a series of lawsuits between next door neighbors

Thris Van Taylor and Rickey Ivie (Ivie). This case arises from a court-ordered

inspection of the fence in a prior action. Van Taylor alleges that Ivie and Ivie’s law

partner, W. Keith Wyatt, assaulted him during the inspection and that Ivie’s arborist,

Guy Stivers, invaded his privacy by photographing the inside of Van Taylor’s garage

and his enclosed backyard.

The trial court ordered a directed verdict against Van Taylor’s counts for

invasion of privacy and intentional and negligent infliction of emotional distress, and

the jury returned a defense verdict on his assault count. Van Taylor challenges the

denial of his motion to consolidate this action with other actions, the directed verdict in

favor of Stivers and partial directed verdict in favor of Ivie and Wyatt, the denial of his

motion for a directed verdict on his assault count, the sufficiency of the evidence to

support the verdict, and the special verdict form.

We conclude that Van Taylor has shown no error and therefore will affirm the

defense judgments.

FACTUAL AND PROCEDURAL BACKGROUND

1. Factual Background

Van Taylor owns and resides on the property immediately south of the property

where Rickey and Eloise Ivie reside in the Ladera Heights community of

unincorporated Los Angeles County. Wyatt is Ivie’s law partner and was counsel for

the Ivies at the March 2007 site inspection. Stivers is an arborist and was present at the

inspection on behalf of the Ivies.

2 A cement block fence runs parallel to the line dividing the Van Taylor and Ivie

properties. The upright stem of the fence stands completely within Van Taylor’s

property approximately 3 to 4 inches south of the property line. The Ivies and their

predecessors for many years assumed that they owned the land immediately north of the

fence and used and maintained that land as part of their backyard.

A dispute first arose in March 2001 when Van Taylor made a written demand

that the Ivies vacate the thin strip of land north of the fence. The Ivies hired a surveyor

at that time and learned that the property line was north of the fence.

2. Action Commenced by Van Taylor and First Trial

Van Taylor filed a complaint against the Ivies in February 2002 (Super. Ct.

L.A. County, No. BC268576) alleging that a pear tree and shrubs on the Ivies’ property

encroached on Van Taylor’s property, causing damage and interfering with the use and

enjoyment of his property. He also alleged that the fence lies completely within his

property, and that the Ivies have attached various items to the fence and have refused to

remove those items. Van Taylor alleged counts for (1) intentional infliction of

emotional distress; (2) trespass; (3) negligent trespass; (4) nuisance; (5) quiet title; and

(6) an injunction.

The Ivies filed a cross-complaint against Van Taylor in April 2002 alleging that

they and their predecessors have used and maintained the thin strip of Van Taylor’s land

north of the fence openly, continuously, exclusively and adversely for many years.

They alleged counts for (1) an equitable easement and (2) a prescriptive easement.

3 The trial court (Hon. Malcolm Mackey) bifurcated the trial and heard the

equitable issues first, without a jury. The court entered a judgment in March 2003

declaring the fence a party wall and granting the Ivies an easement to use and maintain

the north side of the fence and the thin strip of Van Taylor’s land north of the fence.

The judgment also declared the pear tree to be owned in common by Van Taylor and the

Ivies as coterminous owners. The court found in favor of the Ivies on Van Taylor’s

counts for nuisance, quiet title and an injunction, and found in favor of the Ivies on their

count for an equitable easement. The court concluded that the other counts were moot.

Van Taylor appealed the judgment.

3. Action Commenced by the Ivies

The Ivies filed a complaint against Van Taylor in June 2004 (Super. Ct.

L.A. County, No. BC317765) and filed a first amended complaint in October 2004 and

a second amended complaint in August 2006. They alleged in their second amended

complaint that Van Taylor poisoned the pear tree and other plants north of the fence in

or about November 2003. They also alleged that he harassed them by complaining to

local government agencies about a barking dog and electrical equipment on the Ivies’

property and by threatening to file another lawsuit. The Ivies alleged counts for

(1) trespass; (2) negligent destruction of personal property; (3) intentional destruction of

personal property; (4) negligent infliction of emotional distress; (5) intentional infliction

of emotional distress; (6) assault; and (7) invasion of privacy.

Van Taylor filed a cross-complaint against the Ivies in October 2004 and filed

a first amended cross-complaint in January 2006. Van Taylor alleged that the Ivies

4 attached a wooden lattice to the fence in March 2003 and that the pear tree, shrubs and

other items encroached on his property, causing damage and interfering with the use and

enjoyment of his property. Van Taylor also alleged that the Ivies had caused their

agents to enter his enclosed yard on several occasions in 2005 and that Rickey Ivie

verbally threatened him from the public sidewalk in August 2005. Van Taylor alleged

counts for (1) intentional infliction of emotional distress; (2) assault; (3) trespass;

(4) negligent trespass; (5) nuisance; and (6) an injunction.

4. Reversal in Part and Affirmance in Part of the March 2003 Judgment

On appeal from the March 2003 judgment declaring the fence a party wall and

granting an easement in favor of the Ivies, we concluded as a matter of law based on

undisputed facts that the fence was not a party wall. We concluded that the trial court’s

declaration of an easement in favor of the Ivies, its decision in favor of the Ivies on

Van Taylor’s counts for nuisance, quiet title, and an injunction, and its determination

that the other counts were moot all were based on the erroneous finding that the fence

was a party wall.

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