Scotty VanHawk and The 27 Group, Inc. v. Town of Culver, Indiana and Culver Building Commissioner

FILED
Nov 26 2019, 6:09 am

CLERK
Indiana Supreme Court
Court of Appeals
and Tax Court

ATTORNEYS FOR APPELLANTS ATTORNEYS FOR APPELLEES
A. Richard M. Blaiklock Janette E. Surrisi
Ryan J. Vershay James N. Clevenger
Derek G. Raymond Wyland, Humphrey, Clevenger &
Lewis Wagner, LLP Surrisi, LLP
Indianapolis, Indiana Plymouth, Indiana

IN THE
COURT OF APPEALS OF INDIANA

Scotty VanHawk and November 26, 2019
The 27 Group, Inc., Court of Appeals Case No.
Appellants-Defendants, 19A-CC-408
Appeal from the Marshall Circuit
v. Court
The Honorable Curtis D. Palmer,
Town of Culver, Indiana and Judge
Culver Building Commissioner, Trial Court Cause No.
Appellees-Plaintiffs, 50C01-1808-CC-381

Robb, Judge.

Court of Appeals of Indiana | Opinion 19A-CC-408 | November 26, 2019 Page 1 of 24
 Case Summary and Issues
[1] Following an inspection, the Town of Culver’s (“Culver”) Building

Commissioner sought to designate a building located at 415 Lakeshore Drive,

Culver, Indiana (the “Property”), an unsafe building pursuant to Culver’s

Unsafe Building Ordinance (“UBO”). The 27 Group, Inc., a dissolved

corporation, owned the Property. Scotty VanHawk was the corporation’s

officer and Katie Delacruz was the corporation’s registered agent. No action

was taken to repair the Property. The Marshall County Unsafe Building

Committee convened and determined the Property was an unsafe building and

ordered it to be demolished. Three weeks later, Culver filed a Complaint to

Public Nuisance and Unsafe Building and Request for Preliminary Relief, as

well as an Application for an Injunction, with the trial court. Following a

hearing on Culver’s complaint and application for injunction, the trial court

issued an order determining the Property was a public nuisance and an unsafe

building and ordering it to be demolished. The 27 Group, Inc. appeals and

raises numerous issues which we consolidate and restate as: (1) whether the

trial court’s demolition order was clearly erroneous; and (2) whether Culver

should be awarded appellate attorney fees. We conclude the trial court’s

demolition order was not clearly erroneous under a common law public

nuisance theory and decline to award Culver appellate damages. Accordingly,

we affirm.

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 Facts and Procedural History 1

[2] After Culver received a report that there was a “broken door wide open” on the

Property, it notified Chuck Dewitt, the town’s Building Commissioner.2

Transcript, Volume II at 10. On June 27, 2018, Dewitt inspected the Property

“to make sure that no one was there . . . and no one was injured at that time.”

Id. Dewitt took numerous photos of the condition of the Property and then

contacted The 27 Group,3 who subsequently boarded up the door. Culver had

previously adopted Ordinance 2015.007, which included Indiana Code sections

36-7-9-1 through -28, which govern unsafe buildings. Pursuant to this

authority, Dewitt took steps to designate the Property an unsafe building. On

July 24, 2018, the Marshall County Unsafe Building Committee (hereafter

“Hearing Authority”), of which Dewitt is a member, convened to determine the

status of the Property. The Hearing Authority determined that The 27 Group,

Inc. owned the Property, with Scotty VanHawk being an officer and Katie

Delacruz the resident agent of the corporation. However, The 27 Group, Inc.

had been administratively dissolved prior to the Hearing Authority’s meeting.4

1
We held oral argument on this case on October 28, 2019, at the Indiana Historical Society in Indianapolis,
Indiana. We thank the Indianapolis Scientech Club for hosting this oral argument, the Indianapolis
Historical Society for their efforts in coordinating this event, and counsel for their advocacy.
2
Dewitt also serves as the Building Commissioner for Marshall County and the Town of Argos.
3
It is unclear how Dewitt contacted The 27 Group, Inc.
4
Throughout its brief, Culver collectively refers to The 27 Group, Inc., Scotty VanHawk, and Katie Delacruz
as “VanHawk.” Because the corporation owns the Property at issue in this case and, as discussed in Section
II.A., Culver concedes that this is an in rem action and has not attempted to pierce the corporate veil or

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[3] The Hearing Authority determined that the Property was unsafe and needed to

be demolished.5 At some point, notice was sent to The 27 Group, Inc. to repair

the Property; however, no action was taken. On August 15, 2018, following the

Hearing Authority’s determination, Culver filed in the trial court its Complaint

to Public Nuisance and Unsafe Building and Request for Preliminary Relief

against The 27 Group, Inc. Culver alleged that the Property was unsafe and a

public nuisance:

6. [Culver] and the [Hearing Authority] met on July 24, 2018
and made a determination under Indiana Code 36-7-9-5, that the
property at 415 Lakeshore Drive, Culver[,] Indiana 46511, is an
unsafe building and a public nuisance.

7. The Subject Property is unsafe for the following reasons:

a. The structure on the Subject Property is unoccupied
and has been unoccupied for years. It has broken windows,
unlocked doors, holes at various locations, all of which allow
children and pests to enter the structure. Ceiling tiles have fallen
and are hanging.

b. Constitutes a fire hazard.

sought a personal judgment against Mr. VanHawk, we will refer to the appellant as The 27 Group, Inc. or
“the Corporation.” Similarly, where applicable, Mr. VanHawk refers to Scotty VanHawk alone.
5
In its order, the trial court did not enter a finding as to what the Hearing Authority specifically ordered;
however, Dewitt testified that the Hearing Authority recommended demolition of the unsafe building.

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 c. Hazardous to public health in that the interior is full
of mold. An odor emits from the structure.

d. Unfit for human habitation with mold, excessive
trash and no utilities.

e. A public nuisance located in the middle of a
residential area.

8. [Culver] has sent certified letters to [The 27 Group, Inc.]
that the Subject Property constitutes an Unsafe Building.

9. [The 27 Group, Inc.] ha[s] not remedied the conditions of
the Subject Property.

10. The condition of the Subject Property continues to
deteriorate and as such is a public nuisance and a hazard to the
public, unsafe building and/or unsafe premise. [The 27 Group,
Inc.] has failed to: repair, rehabilitate, demolish, or remove the
portions of the Subject Property so as to bring the property into
compliance with Town and State rules and regulations and to
eliminate the nuisance thereon.

11. The Subject Property has a negative effect on the property
values and the quality of life in the surrounding area.

12. Marshall County Ordinance 2015-12, Indiana Code 36-7-
9, and Culver Town Ordinance 2015-17 provide the authority to
the Court to enter a continuous enforcement order so as to
require the Subject Property be remediated at owner’s expense.

13. [Culver] and, in particular, Town citizens and neighbors in
[Culver], will continue to suffer immediate and irreparable harm
unless the Court issues an Order to allow [Culver] to demolish
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 the [S]ubject [P]roperty and order [The 27 Group, Inc.] to pay
the cost incurred by [Culver] for said demolition.

Appendix to Appellants’ Brief, Volume II at 12-13. Culver requested that the

trial court order The 27 Group, Inc. to repair the Property or issue an order

authorizing Culver to demolish it, and order The 27 Group, Inc. to pay a civil

penalty and reasonable attorney fees. The same day, Culver also filed an

Application for Injunction, in which it requested that the trial court hold a

hearing and issue an injunction ordering the Corporation to repair the Property.

In its motion, Culver asserted that the Property was determined to be unsafe by

the Hearing Authority pursuant to Indiana Code section 36-7-9-5. Service of

the complaint and summons was made on the three defendants by publication

and Mr. VanHawk was also personally served.

[4] On December 18, 2018, the trial court held a hearing on Culver’s Motion for a

Preliminary Injunction. Mr. VanHawk appeared and notified the trial court

that he suffers from a hearing disability and was unable to hear the proceedings.

The trial court continued the hearing to allow Mr. VanHawk time to obtain

counsel and for the court to arrange real time transcription service. The trial

court asked Mr. VanHawk if he understood that the case involved the condition

of the 415 Lakeshore Drive property to which Mr. VanHawk responded, “I do

now.” Tr., Vol. I at 5.

[5] One month later, the trial court held the continued hearing and provided real

time transcription for Mr. VanHawk. At the outset of the hearing, Mr.

VanHawk informed the trial court that he had not hired an attorney. Instead,
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 he explained that he had been unaware of the subject of the previous hearing.

He stated,

When you gave the information to me and I see what it’s about, I
have no connection. I . . . would like a motion to dismiss, there
is no reason to tie me to this entire ordeal. . . . I’ve never owned
property in Culver, I don’t own property in Culver, yet I’ve been
drug into this, numerous times.

Tr., Vol. II at 4-5. The trial court responded, “If you feel you have no

connection to this case[,] you are not required to stay here today, you may leave

if that’s your preference.” Id. at 5. After realizing the case would not be

dismissed, Mr. VanHawk indicated he “absolutely [did] need time [to obtain]

legal representation.” Id. at 6. The trial court denied Mr. VanHawk’s request

for additional delay to obtain representation, explaining that it “gave [Mr.

VanHawk] time to get representation at the last hearing and that has not

happened[.]” Id. at 8. The trial court then stated, “[Counsel for Culver], you

may go ahead, Mr. VanHawk is free to stay if he wishes or leave if he wishes.”

Id. The record reveals that Mr. VanHawk then exited the courtroom. 6

[6] Culver called its first witness and the hearing proceeded without Mr. VanHawk.

Culver offered sixty-five photos that Dewitt took during his inspection to

demonstrate the condition of the Property and 2009 through 2017 tax

6
“[F]or the record, Mr. VanHawk has exited the Courtroom and I presume exited the building.” Id. at 9.
The trial court stopped the real time transcription and stated that if Mr. VanHawk returned and requested an
official transcript of the hearing, the court reporter would provide him with a copy.

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 assessments and payments on the Property, all of which were admitted. 7

However, the Hearing Authority’s determination was not offered or entered

into evidence at the hearing. Dewitt testified that the process “involve[d] going

before the [Hearing Authority], presenting the case there and getting a reading

and ruling back from them.” Id. at 11. He further testified that the Hearing

Authority met on July 24, 2018, and determined the Property was “definitely

unsafe and we needed to proceed with tearing the building down.” Id.

Specifically, he stated that the Hearing Authority determined it was unsafe

“because of the deteriorated condition of the building . . . the roof coming apart

falling in. The outside coming apart, it’s open to animals . . . cats, raccoons,

. . . there are bats and that sort of thing that are in and around there all the

time.” Id. at 12. He also stated the building was a fire hazard and filled with

mold.

[7] When asked what Culver would like to happen, Jonathan Leist, Culver’s Town

Manager, testified: “[W]e’d like to see the findings of the [Hearing Authority]

upheld, and we’ve asked for demolition . . . on the property. Give the property

owner an opportunity to demolish it, and if he won’t then we would move in

and do it ourselves.” Id. at 49. At the conclusion of the hearing, the trial court

determined that the Property was a public nuisance and an unsafe building,

granted judgment in favor of Culver, and ordered The 27 Group, Inc. to

7
Although the photos included a stamped date of June 27 and November 27, 2019, Dewitt testified that he
took the photos on June 27 and November 27, 2018, not 2019. He testified that his camera had the wrong
date. See id. at 15.

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demolish the building. The trial court subsequently issued a written order,

finding in relevant part:

3. [Culver] determined that the deeded owner of [the
Property] was The 27 Group, Inc. Said Subject Property was
alleged to be a public nuisance and an unsafe building and was
reviewed by the [Hearing Authority] on July 24, 2018. Said
committee made a determination at its meeting that under I.C.
36-7-9-5 and the Town ordinance that the Subject Property was
an unsafe building and a public nuisance. Notice was sent to
[The 27 Group, Inc.] to repair the Subject Property.

4. The Subject Property was not repaired. There was no
action taken by [The 27 Group, Inc.] to bring the Subject
Property into compliance.

5. Thereafter, service of process was issued to the registered
agent of the corporation but was returned by the Sheriff of
Kosciusko County that the resident agent did not reside at the
address. Service of process thereafter issued on all three (3)
Defendants by publication in accordance with the Indiana Trial
Rules and Summons was posted at the structure at 415
Lakeshore Drive, Culver, Indiana premises. Further, Scotty
VanHawk was personally served summons on September 28,
2018.

6. Evidence was presented concerning the condition of the
Subject Property which included as follows:

a. The structure at 415 Lakeshore Drive has been
unoccupied for over four (4) years.

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 b. The roof has numerous holes causing significant
leaking of water into the interior of the building. The roofing
substance is delaminating.

c. There are numerous holes in the walls.

d. The structure has broken windows.

e. Doors and windows are not securely covered.

f. There was evidence of vandals and pests entering
the structure. Animal feces was found in the building.

g. The foundation of the structure is cracked and
crumbling so as to put at risk that portions of the building could
collapse.

h. Interior ceiling has fallen in. Trusses are shown to
be compromised.

i. There is evidence of significant water damage to the
interior of the building. White and black mold is prevalent
throughout the interior walls.

j. The structure emits an offensive odor.

7. The Subject Property has a negative effect on property
values and the quality of life to the surrounding neighbors and to
many Culver citizens who pass by the Subject Property which is
located on the main street connecting the public park to the main
commercial area of the Town.

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 8. The building on the Subject Property is unrepairable and
cannot be brought into compliance with the Unsafe Building
Law. The only remedy is demolition.

9. [T]he structure . . . is an unsafe building due to its
impaired structure, a fire hazard, hazard to public health, public
nuisance, vacant and blighted and maintained in such a [manner]
that it is unfit for human habitation.

Appealed Order at 2-3. The trial court specifically stated that, if The 27 Group,

Inc. fails to demolish the building, Culver may demolish the building and

recoup expenses from the Corporation. The 27 Group, Inc. now appeals.

Discussion and Decision
I. Standard of Review
[8] Where, as here, issues are tried upon the facts by the trial court without a jury,

and the trial court enters specific findings sua sponte, we apply a two-tiered

standard and determine whether the evidence supports the findings, and then

whether the findings support the judgment. Abrell v. Delaware Cty. Reg’l

Wastewater Dist., 131 N.E.3d 725, 728 (Ind. Ct. App. 2019). Findings and

conclusions will be set aside only if they are clearly erroneous, that is, when the

record contains no facts or inferences to support them. Id. A judgment is

clearly erroneous when our review of the record leaves us with a firm

conviction that a mistake has been made. Id. We defer substantially to findings

of fact but not to conclusions of law. Id. The purpose of specific findings and

conclusions is to provide the parties and reviewing courts with the legal theory

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 upon which the trial court relied in reaching its decision. Estate of Kappel v.

Kappel, 979 N.E.2d 642, 652 (Ind. Ct. App. 2012). We may affirm a judgment

on any legal theory, whether or not relied upon by the trial court, as long as the

trial court’s findings are not clearly erroneous and support the theory adopted.

RCM Phoenix Partners, LLC v. 2007 East Meadows, LP, 118 N.E.3d 756, 760 (Ind.

Ct. App. 2019). “Where trial court findings on one legal theory are adequate,

findings on another legal theory amount to mere surplusage and cannot

constitute a basis for reversal even if erroneous.” Borth v. Borth, 806 N.E.2d

866, 870 (Ind. Ct. App. 2004).

II. Demolition Order
A. In Rem Proceeding
[9] Before addressing the merits of this appeal, we pause to clarify the effect of any

order issued by the trial court in this matter. Here, Culver filed its complaint

listing The 27 Group, Inc., Mr. VanHawk, and Katie Delacruz as defendants

and each defendant was served. See App. to Appellant’s Br., Vol. II at 12.8

However, The 27 Group, Inc., not Mr. VanHawk or Delacruz, is the owner of

the record title to the Property and it has been administratively dissolved.

Pursuant to Indiana Code section 23-1-45-7(d), claims against a dissolved

8
The record reveals that service of Culver’s complaint was sent to The 27 Group, Inc., Katie Delacruz, and
Mr. VanHawk. However, for each, the Chronological Case Summary indicates “Service Returned Not
Served” on September 18, 2018. App. to Appellant’s Br., Vol. II at 4. Culver subsequently filed a request for
service by publication, which was granted and executed on September 20, 2018. See id. at 5. Mr. VanHawk
was personally served on September 28, 2018.

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 corporation may be enforced against the dissolved corporation, to the extent of

its undistributed assets, or if the assets have been distributed in liquidation,

against a shareholder of the dissolved corporation to the extent of the

shareholder’s pro rata share of the claim or the corporate assets distributed to

the shareholder in liquidation, whichever is less. However, a shareholder’s total

liability for all claims may not exceed the total amount of assets distributed to

the shareholder. Id.

[10] At oral argument, Culver conceded that its complaint was an in rem action.

Causes of action filed against property rather than against a person are actions

in rem. $100 v. State, 822 N.E.2d 1001, 1008 (Ind. Ct. App. 2005), trans. denied.

Culver never proved or attempted to prove that Mr. VanHawk was a

shareholder of the dissolved corporation, potentially subjecting him to liability

to the extent that corporate assets had been transferred to him, nor did Culver

pierce or attempt to pierce the corporate veil or seek a personal judgment

against Mr. VanHawk. As such, despite Mr. VanHawk being named a

defendant in this action, any order issued by the trial court binds only The 27

Group, Inc. and does not constitute a personal judgment against Mr.

VanHawk.

B. Statutory Framework
[11] The crux of the dispute between the parties is the validity of the trial court’s

demolition order – with each party’s argument premised on a different statutory

framework. In essence, The 27 Group, Inc. argues that Culver’s Unsafe

Building Ordinance violates Indiana’s Unsafe Building Law because Dewitt
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 served in a dual capacity as Culver’s enforcement authority, in which he is

charged with the duty of enforcing Culver’s Unsafe Building Ordinance, and as

a member of the Hearing Authority, which deprived it of its due process right to

a fair and impartial hearing. The 27 Group, Inc. argues that the trial court was

engaged in judicial review of the Hearing Authority’s order and the deprivation

of his due process rights renders the Hearing Authority’s order and the trial

court’s demolition order void. Culver maintains that the trial court was not

reviewing the Hearing Authority’s order because it filed an independent civil

action pursuant to Indiana Code section 36-7-9-17, in which the underlying

administrative order and proceeding is immaterial. We first address this dispute

among the parties.

[12] Indiana’s Unsafe Building Law provides that an action by the hearing authority

is subject to judicial review upon the request of any person with a substantial

property interest in the unsafe premises or any person to whom the order or

finding was issued. Ind. Code § 36-7-9-8(a). The person seeking judicial review

must file a verified complaint which includes the findings of fact and action

taken by the hearing authority. Ind. Code § 36-7-9-8(b). The complaint must

be filed within ten days after the issuance of the hearing authority’s order. Id.

The trial court reviews the appeal de novo and may affirm, modify, or reverse

the action taken by the hearing authority. Ind. Code § 36-7-9-8(c). We

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 conclude that, because The 27 Group, Inc. did not file a petition for judicial

review, the trial court could not engage in judicial review.9

[13] On the other hand, pursuant to Indiana Code section 36-7-9-17(a), the

department,10 acting through its enforcement authority, may file a civil action

regarding unsafe premises with the trial court, and the trial court may grant one

or more kinds of the following relief authorized by sections 18 through 22 of chapter

36-7-9: issuing an injunction, requiring posting of a performance bond,

imposing civil penalties, appointing a receiver, permitting rehabilitation of the

premises, enforcing an order by authorizing a contractor to perform the action

required by the order, or allowing the enforcement authority to make the

premises safe in an emergency situation. The statute specifically limits the relief

the trial court may grant in an independent civil action under this section to

those options described by sections 18 through 22. And contrary to Culver’s

assertions, none of these sections authorize the trial court to order demolition.

Therefore, if Culver filed an independent civil action as it maintains, the trial

court exceeded its statutory authority by ordering relief not authorized by

9
Since no judicial review was sought and the Hearing Authority order became final, any question regarding
the dual role of Dewitt is moot. Accordingly, the propriety of the underlying administrative hearing and
order are immaterial to the resolution of this dispute.
10
“Department” “refers to the executive department authorized by ordinance to administer this chapter. In a
consolidated city, this department is the department of code enforcement authority, subject to IC 36-3-4-23.”
Ind. Code § 36-7-9-2. Section 150.068 of Culver’s UBO provides, “The Town of Culver Building
Commissioner shall be authorized to administer and to proceed under the provisions of said law in ordering
the repair or removal of any buildings or materials found to be unsafe[.]” App. to Appellant’s Br., Vol. II at
28.

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 statute, and this court could reverse the judgment and remand to the trial court

to order relief authorized by statute.

[14] Having concluded the trial court could not have been engaged in judicial review

of the Hearing Authority’s order or have granted relief not authorized by the

Unsafe Building Law, we now evaluate the validity of the trial court’s

demolition order on different grounds.

C. Common Law Public Nuisance
[15] A public nuisance claim may be brought under Indiana Code section 32-30-6-6,

which provides: “Whatever is injurious to health; indecent; offensive to the

senses; or an obstruction to the free use of property; so as essentially to interfere

with the comfortable enjoyment of life or property, is a nuisance, and the

subject of an action.” There is no dispute that Culver did not cite to this statute

in its complaint. In fact, at oral argument, Culver conceded that it did not cite

to or rely on Indiana’s Public Nuisance statute in its complaint and therefore

did not plead statutory public nuisance. Nonetheless, we affirm the trial court’s

demolition under the theory of common law public nuisance.

[16] Although Indiana has specifically declared that the conduct prescribed in the

statute constitutes a public nuisance, “the common law tort of public nuisance

exists[.]” Restatement (Second) of Torts § 821B, cmt. b (1977). As the

Supreme Court of Illinois has explained, “the codification of certain common

law nuisances in the Criminal Code and the legislative declaration that certain

other conditions constitute nuisances does not exclude common law nuisances

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not codified therein from being classed as public nuisances.” City of Chicago v.

Beretta U.S.A. Corp., 821 N.E.2d 1099, 1120 (Ill. 2004). Our supreme court also

recognizes this principle and has held that “a public nuisance may exist without

an underlying independent tort, although some elements of the two may be

indistinguishable in practical terms[.]” City of Gary ex. rel. King v. Smith &

Wesson Corp., 801 N.E.2d 1222, 1233-34 (Ind. 2003) (where city filed public

nuisance claim against firearm manufacturers alleging (among other things)

negligence and foreseeable injury). The Restatement (Second) of Torts § 821B

provides the common law action for a public nuisance and states:

(1) A public nuisance is an unreasonable interference with a right
common to the general public.

(2) Circumstances that may sustain a holding that an interference
with a public right is unreasonable include the following:

(a) Whether the conduct involves a significant interference
with the public health, the public safety, the public
peace, the public comfort or the public convenience, or

(b) whether the conduct is proscribed by a statute,
ordinance or administrative regulation, or

(c) whether the conduct is of a continuing nature or has
produced a permanent or long-lasting effect, and, as the
actor knows or has reason to know, has a significant
effect upon the public right.

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 A public right is one that is common to all members of the general public, but it

is not “necessary that the entire community be affected by a public nuisance, so

long as the nuisance will interfere with those who come in contact with it in the

exercise of a public right or it otherwise affects the interests of the community at

large.” Id. at cmt. g. The remedies available under the common law tort of

public nuisance include the recovery of damages or injunctive relief to abate the

nuisance.11 Restatement (Second) of Torts § 821C. To recover in a suit to

enjoin to abate a public nuisance, one must have the authority as a public

official or public agency to represent the state or a political subdivision in the

matter or have standing to sue as a representative of the general public. Id. at

(2)(b)-(c).

[17] Here, Culver, through its Building Commissioner, sufficiently pleaded a

common law public nuisance claim in its complaint by alleging that the

Property is hazardous to public health, emits an odor, is a public nuisance

located in the middle of a residential area, and has a negative effect on property

values and the quality of life of those in the surrounding area. Culver also

alleged that the Property will continue to harm the Town, its citizens, and

neighbors unless the nuisance is removed. See App. to Appellants’ Br., Vol. II

at 12-13; see also Cincinnati v. Beretta U.S.A. Corp., 768 N.E.2d 1136, 1141-43

(Ohio 2002) (city sufficiently pleaded common law public nuisance claim when

it alleged that the defendants created and maintained a public nuisance by

11
Abatement is defined as the “act of eliminating or nullifying[.]” Black’s Law Dictionary (11th ed. 2019).

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 manufacturing, marketing, distributing, and selling firearms in ways that

unreasonably interfere with the public health, welfare, and safety in the city and

the residents of the city have a common right to be free from such conduct). In

essence, Culver sought to enjoin the Corporation from continuing to neglect the

Property by obtaining an order to repair or abate the public nuisance altogether.

[18] The trial court held a hearing on Culver’s complaint during which Culver

presented over sixty-five photos depicting the condition of the Property, and

offered testimony from two Culver residents who own property near the

Property, the Building Commissioner, Town Manager, member of the Town

Council, and the President of the Culver Redevelopment Commission. Leist,

the Town Manager, testified that Lakeshore Drive is Culver’s “busiest street”

and is “at the edge of one commercial district that then connects over to our

schools on the other end of town[.]” Tr., Vol. II at 48. Leist visited the

Property and testified that “immediately upon getting out of [his] car on

Lakeshore Drive[, the odor] was noticeable, you know a warm day in June, and

with that window broken or the door broken, it was unmistakable.” Id. Leist

further explained the extent of pedestrian and vehicle traffic, stating that the

Property is right next to Culver Park on Lake Maxinkuckee and

[w]e’ve got people walking to the beach all summer, we’ve got
Culver Boys and Girls Club who we provide free access to the
park and beach all summer walking back and forth there . . .
daily. . . . [S]ixty (60) to eighty (80) kids daily walking by there,
and yeah, we’ve had incidents of broken glass, the door being
open, windows being broken. Condoms and beer cans being
found in the alcoves there as well.

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 Id. at 48-49. At the end of the hearing, the trial court found the Property to be a

public nuisance that should be demolished. The trial court subsequently

entered a written demolition order, in which it found that the Property is

located on the main street connecting the public park to the main commercial

area of Town, is a public health hazard and emits an offensive odor, and has a

negative effect on property values and the quality of life to the surrounding

neighbors and many town citizens who pass by. See Appealed Order at 2-4.

[19] Although not the theory relied upon by the trial court, these findings support a

conclusion that the Property constitutes a common law public nuisance and

should be abated, namely that the Property’s deteriorating condition

substantially interferes with the Town and its citizens’ right to be free from

public health hazards. RCM Phoenix Partners, LLC, 118 N.E.3d at 760; see also

Restatement (Second) of Torts § 821B(1). These findings also demonstrate that

the Property affects the peace, safety, and comfort of those who walk along

Lakeshore Drive to go to the beach or the commercial district as they are

subjected to the offensive odor emitted by the Property. Restatement (Second)

of Torts § 821B(2)(a). In sum, the trial court’s demolition order was not clearly

erroneous under a common law public nuisance claim.

III. Appellate Attorney Fees
[20] Culver requests an award of appellate damages pursuant to Indiana Appellate

Rule 66(E), which provides for the assessment of damages “if an appeal,

petition, or motion, or response, is frivolous or in bad faith.” Our discretion to

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 award attorney fees under Rule 66(E) is limited, however, to instances when an

appeal is permeated with meritlessness, bad faith, frivolity, harassment,

vexatiousness, or purpose of delay. Thacker v. Wentzel, 797 N.E.2d 342, 346

(Ind. Ct. App. 2003). And although our authority to award damages on appeal

is discretionary, “we must use extreme restraint when exercising this power

because of the potential chilling effect upon the exercise of the right to appeal.”

Townsend v. Townsend, 20 N.E.3d 877, 880 (Ind. Ct. App. 2014), trans. denied. A

strong showing is required to justify an award of appellate damages, and the

sanction is not imposed to punish mere lack of merit, but something more

egregious. Harness v. Schmitt, 924 N.E.2d 162, 168 (Ind. Ct. App. 2010).

[21] Indiana appellate courts group claims for appellate damages into two categories

– substantive bad faith or procedural bad faith. Id. Substantive bad faith

implies conscious wrongdoing due to “dishonest purpose or moral obliquity”

whereas procedural bad faith exists when a party flagrantly disregards the form

and content requirement of our rules, omits and misstates relevant facts

appearing in the record, and files briefs that appear to have been written in a

manner calculated to require the maximum expenditure of time both by the

opposing party and the reviewing court. Id. To prevail on a substantive bad

faith claim, the party must show that the appellant’s contentions and argument

are utterly devoid of all plausibility. Id. at 169. Even when an appellant’s

conduct falls short of that which is “deliberate or by design,” procedural bad

faith can still be found. Manous, LLC v. Manousogianakis, 824 N.E.2d 756, 768

(Ind. Ct. App. 2005).

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[22] Culver asserts that, because Mr. VanHawk failed to participate in the

proceedings before the trial court by disclaiming any interest in the Property

and voluntarily leaving the hearing, The 27 Group, Inc. should be estopped

from challenging any issues on appeal. See Appellees’ Brief at 35.

Furthermore, Culver takes issue with the Corporation’s recitation of the facts in

its appellate brief, stating that it does not mention that Mr. VanHawk

disclaimed all interest in the Property and chose not to participate in the

hearing. Culver claims that The 27 Group Inc.’s omission of this important fact

constitutes procedural bad faith.

[23] Culver also claims that the Corporation demonstrated a “pattern of delay and

harassment” throughout its interactions with Culver. Id. at 37. To demonstrate

this delay, Culver argues that, at the initial hearing, Mr. VanHawk stated that

he understood what the case was about, he required assistive technology for his

hearing disability, and he needed to obtain counsel. The trial court accordingly

granted a continuance to allow Mr. VanHawk time to hire counsel and for the

trial court to accommodate Mr. VanHawk’s disability by obtaining the

technology to allow real time transcription. However, at the continued hearing,

Mr. VanHawk appeared without counsel, disclaimed all interest in the

Property, and voluntarily chose not to participate in the proceedings. Culver

maintains that Mr. VanHawk did not truly understand what the case was about

until after the first hearing and then decided it did not pertain to him and

“[n]evertheless, he didn’t call the trial court and tell them to cancel the real time

transcription and go on without him. [Instead], he left everyone to continue to

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 incur expenses and he dragged out the proceedings.” Id. at 39. Culver’s

argument here is problematic. Culver never attempted to pierce the corporate

veil, nor did it allege that Mr. VanHawk had corporate assets. Therefore, there

was never any basis for personal liability, yet Culver sporadically argues that

Mr. VanHawk is subject to liability despite conceding that this is just an in rem

action.

[24] Furthermore, following the Hearing Authority’s order, The 27 Group, Inc. had

ten days to petition for judicial review and did not do so. Ind. Code. § 36-7-9-

8(b). Therefore, the Hearing Authority’s order was a final administrative order,

which provided Culver with the remedy it initially wanted and later sought

from the trial court – demolition. Culver’s decision to file an independent civil

action to obtain an order to demolish the Property was unnecessary and, at oral

argument, Culver acknowledged that it was taking a “belt and suspenders”

approach. For this sole reason, we decline to award appellate damages to

Culver.

Conclusion
[25] For the reasons set forth above, we conclude the trial court’s demolition order

was not clearly erroneous under the theory of common law public nuisance. To

the extent that The 27 Group, Inc. has corporate assets, any liability resulting

from the trial court’s demolition order binds the Corporation, not Mr.

VanHawk. Because the Hearing Authority’s order was a final administrative

order which had already granted the relief Culver later sought by filing its

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 complaint with the trial court, this litigation was unnecessary, and we decline to

award Culver appellate damages from The 27 Group, Inc. Accordingly, the

judgment of the trial court is affirmed.

[26] Affirmed.

Najam, J., and Bradford, J., concur.

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