Town of Swanzey v. Liebeler, 94-743

• Decision Date: 09 April 1996
• Docket Number: No. 94-743,94-743
• Parties: TOWN OF SWANZEY v. Wesley J. LIEBELER.
• Court: New Hampshire Supreme Court

Page 968

674 A.2d 968

140 N.H. 760

TOWN OF SWANZEY v. Wesley J. LIEBELER.

No. 94-743.

Supreme Court of New Hampshire.

April 9, 1996.

Bradley, Burnett & Kinyon, P.A., Keene (Beth R. Fernald, on the brief and orally), for plaintiff.

Michael P. Bentley, on the brief, Keene (Wesley J. Liebeler, Newfane, Vermont, pro se, on the reply brief and orally), for defendant.

JOHNSON, Justice.

The defendant, Wesley J. Liebeler, appeals the ruling of the Superior Court (Brennan, J.) that the Town of Swanzey (town) is entitled to injunctive relief under RSA 676:15 (Supp.1995) for a violation of RSA chapter 310-A (1995) and section 108.1 of the BOCA National Building Code (1984) (BOCA code), as adopted by the town, see RSA 674:52 (Supp.1995), and ordering the defendant to pay a civil fine of $5,500. See RSA 676:17, I(b) (Supp.1995). The town filed a cross-appeal, arguing that the superior court erred in refusing to award attorney's fees and costs of the litigation pursuant to RSA 676:17, II (1986). We affirm in part and reverse in part.

The defendant purchased the Denman Thompson House in Swanzey in December 1993, intending to renovate the house and an adjacent building into residential apartments. The defendant prepared the plans for the renovation himself and obtained a conditional site plan approval from the town. The site plan was subject to final approval by the Swanzey Fire Department after satisfaction of seven conditions imposed by the fire department. After renovations began, the defendant and town fire officials disagreed over the reasonableness of some of the conditions, and the defendant asked the State Fire Bureau to intervene in the dispute. The State Fire Bureau informed the town that the defendant was in violation of RSA chapter 310-A, which, according to the Bureau, required that the defendant have plans and specifications for his project prepared by a licensed architect.

The defendant informed the town that he did not believe that RSA chapter 310-A was applicable and therefore he was not required to have plans drawn up by a licensed architect. The town issued a cease and desist order on January 21, 1994, stating that all renovation work "may not resume until [the defendant is] in compliance with the provisions of [RSA chapter 310-A]." The defendant initially refused to comply with the order. At the urging of his bank, the defendant finally did have plans prepared by a licensed architect on approximately March 8, 1994. He did not, however, inform the town that the plans had been prepared. The town filed a petition for injunctive relief with the superior court on March 10, 1994, asking the court to enjoin the ongoing renovation, award attorneys fees, and fine the defendant for ignoring the cease and desist order. The court granted injunctive relief and imposed a $100 per day fine for each day that the cease and desist order had been outstanding, but denied the town's request for attorney's fees.

When the town later discovered that the defendant had obtained plans from a licensed architect prior to its petition for injunctive relief, it petitioned the superior court to reconsider awarding attorney's fees, claiming that the defendant had acted in bad faith and unnecessarily prolonged the litigation. The superior court denied the town's motion, and this appeal and cross-appeal followed.

The defendant argues that it was error for the trial court to impose civil penalties for his refusal to obtain architectural plans. He states that it was improper for the trial court to impose civil penalties because the order failed to comply with the notice requirements of RSA 676:17-a, I (Supp.1995), which governs cease and desist orders. We need not address the defendant's claim, however, because the town concedes that the cease and desist order was deficient, but argues instead that civil penalties were appropriate under RSA 676:17, I, which provides in part:

Any person who violates any of the provisions of this title, or any local ordinance code, or regulation adopted under this title, ... (b) [s]hall be subject to a civil penalty not to exceed $100 for each day that such violation is found to continue ... after the date on which the violator receives written notice from the municipality that he is in violation....

The town states that the cease and desist order, which informed the defendant of an alleged violation of RSA chapter 310-A, served as notice of a violation of the BOCA code, which is a "local ordinance, code or regulation" under RSA 676:17, I(b). RSA chapter 310-A is the licensing statute applicable to architects, engineers, and land surveyors. The relevant sections require a licensed architect to prepare the drawings and specifications for a building over 4,000 square feet. See RSA 310-A:50, I(e), :52, IV. The Denman Thompson House is over 4,000 square feet. Section 108.1 of the BOCA code was incorporated into the town's zoning ordinance in 1992, see RSA 674:52, and states:

All design for new construction work, alteration, repair, expansion, addition or modification work involving the practice of professional architecture or engineering, as defined by the statutory requirements of the professional registration laws of the state in which the construction is to be undertaken, shall be prepared by registered professional architects....

(Emphasis added). The town argues that by giving notice of the alleged violation of RSA chapter 310-A, it alerted the defendant to the fact that he was also in violation of the BOCA code and therefore subject to civil penalties under RSA 676:17, I(b).

We have held that adequate notice is notice that is reasonably calculated to give the defendant actual notice of the issue to be decided at the hearing. See Duclos v. Duclos, 134 N.H. 42, 44-45, 587 A.2d 612, 613-14 (1991); cf. Petition of Smith, 139 N.H. 299, 305, 652 A.2d 154, 158-59 (1994) (due process requires a reasonably complete statement of the information upon which the action is based). The question is, therefore, whether the cease and desist order notifying the defendant of a violation of RSA chapter 310-A can reasonably be found to have given notice of a BOCA code violation. We hold that it can not. While we agree that the defendant may not be excused for lack of knowledge of local building codes, he may not be fined with civil penalties under RSA 676:17 unless given reasonable "written notice" that he is in fact in violation of a town ordinance. There is no evidence in the record that the defendant was notified that he was in violation of the BOCA code until the town filed its petition for injunction. Mere reference to RSA chapter 310-A in the cease and desist order is not sufficient notice. Therefore, we reverse the trial court's award of civil penalties.

The defendant also argues that the injunction was improper because he did not violate RSA chapter 310-A and further that the town has no authority to seek an injunction...