Court Opinion

ID: 9957421
Source: CourtListenerOpinion
Date Created: 2024-04-04 15:10:48.572179+00
Date Added: 2024-06-11T08:18:19.439103
License: Public Domain

[Cite as Cleveland v. S.W. Invests., L.L.C., 2024-Ohio-1271.]

                               COURT OF APPEALS OF OHIO

                              EIGHTH APPELLATE DISTRICT
                                 COUNTY OF CUYAHOGA

CITY OF CLEVELAND,                                      :

                 Plaintiff-Appellee,                    :       Nos. 112485, 112486,
                                                                and 112683
                 v.                                     :

SOUTHWEST INVESTMENTS LLC,                              :

                 Defendant-Appellant.                   :

                                JOURNAL ENTRY AND OPINION

                 JUDGMENT: AFFIRMED
                 RELEASED AND JOURNALIZED: April 4, 2024

                      Criminal Appeal from the Cleveland Municipal Court
                                 Case No. 2021-CRB-004651

                                             Appearances:

                 Mark Griffin, Director of Law, and William H. Armstrong,
                 Jr., Assistant Director of Law, for appellee.

                 Cavitch, Familo & Durkin Co. LPA and Bradley Hull IV,
                 for appellant.

FRANK DANIEL CELEBREZZE, III, J.:

                Defendant-appellant, Southwest Investments LLC (“Southwest”),

appeals from several judgments of the Cleveland Municipal Court following the

court’s finding that Southwest violated its community-control sanctions. After a

thorough review of the record and law, this court affirms.
                      I. Factual and Procedural History

            On May 10, 2021, the city of Cleveland (“Cleveland”) filed a complaint

against Southwest alleging violations of Cleveland Codified Ordinances

(“C.C.O.”) 3103.25(e), failure to comply with an order of the city’s department of

building & housing (“DBH”).       Southwest’s statutory agent and sole member,

Anthony Dattilo (“Dattilo”), appeared as the representative for Southwest

throughout the pendency of this matter.

            The failure-to-comply complaint stems from a notice generated on

August 7, 2019, by DBH, providing that the property owned by Southwest located at

6215 Gertrude Avenue in Cleveland was in violation of C.C.O. 3105.01(a) and

3105.25 for installing a porch roof without a permit. C.C.O. 3103.99(a) provides that

each separate day out of compliance is a separate first-degree misdemeanor.

            Southwest did not appeal an earlier building code case filed against

Southwest, 2019-CRB-010919, but it is discussed briefly to the extent it is discussed

in the record of the instant matter. It appears that due to a clerical error by

Cleveland, Southwest was named as the defendant in a building code violation

complaint associated with a property that Southwest and Dattilo did not own, and

indeed had never owned. Southwest allegedly never received notice of this action

and never appeared. As a result, Southwest was fined a significant sum that was

eventually reduced to a judgment lien. Only after this judgment lien was filed did

Southwest and Dattilo discover the pending case. Southwest and Dattilo underwent
a lengthy process attempting to get the 2019 case dismissed and the associated lien

released and removed.

             Turning back to the case from which this appeal was taken, the trial

court held a plea hearing on July 13, 2022, at which Southwest entered a no-contest

plea to ten counts of violating C.C.O. 3103.25(e). The court found it guilty and nolled

the remaining 156 counts. Sentencing was continued pending the preparation of a

presentence-investigation report and the order pertinently noted that “[Southwest]

is ordered to not sale [sic], order [sic] or gift property while [the] case is pending.”

             The trial court sentenced Southwest on October 12, 2022. It was noted

during this hearing that the work was complete, and the permits had been requested,

meaning Southwest had remedied all violations that led to the complaint. The court

advised defendant that his total penalty could have been a fine of $50,000, five years

of community-control sanctions, and court costs. Relevant to this appeal, the court

suspended the $50,000 fine pending successful completion of two-years of

community-control sanctions and specifically ordered that Southwest was not to

“sale, gift or transfer the properties it owns within the City of Cleveland while on

community control without approval of the Court.” The court advised numerous

times that “all of your properties owned in the City of Cleveland [are] under the

jurisdiction of this court. That is so that you don’t get any more violations.”

(Tr. 10/12/2022, 34.)       The accompanying journal entry provided that “No

Prohibition Order will be filed at this time provided Defendant remains in

compliance with the orders of the Court.”         The journal entry also referenced
Exhibit A, which designated the six properties that Southwest owned in Cleveland.

The entry also noted that if Southwest was found in violation of community control,

the court may (1) impose further community-control sanctions up to five years and;

(2) impose more restrictive community-control sanctions, including increased

financial sanctions up to $50,000.

             On November 15, 2022, the court held a community control status

hearing and reviewed Southwest’s compliance with community control. At the end

of the hearing, Southwest’s counsel asked if the order not to sell, gift, or transfer any

of the properties could be lifted for the five properties that were not the subject of

the initial violation, which the court declined. The accompanying journal entry

again provided that “[Southwest and counsel] were again informed on

November 15, 2022, not to sale, gift or transfer the properties it owns within the

City of Cleveland while on community control without approval of the Court. No

Prohibition Order will be filed at this time provided Defendant remains in

compliance with the orders of this Court.” The entry again referenced Exhibit A,

enumerating the six properties that Southwest owned in Cleveland.

             On December 8, 2022, Southwest sold one of the properties referenced

in Exhibit A, located at 3636 East 65th Street. The housing court specialist assigned

to this matter, Antonio McMullen (“McMullen”), wrote in his report that this

property had been sold “without notifying Deputy Chief housing court Specialist

McMullen, and/or approval from the Cleveland Housing Court.” The report further
noted that another one of Southwest’s properties located at 3691 East 63rd Street

was transferred to another LLC that was allegedly associated with Dattilo.

             On January 31, 2023, the court held an in-person status hearing at the

request of Southwest’s counsel. During this hearing, McMullen testified regarding

the sold and transferred properties. Dattilo was sworn in to testify on Southwest’s

behalf and indicated that he was the sole member of Southwest. Dattilo admitted

that he sold and transferred the two properties at issue. Dattilo indicated that he

understood that Southwest was not to sell, gift, or transfer any of the properties and

admitted that he had received all prior orders forbidding Southwest from doing so.

The court found Southwest in violation of community control based on the two

properties that were sold and transferred in violation of the court’s order. The court

ordered that Southwest pay $25,000 with the remaining $25,000 stayed so long as

Southwest remained in compliance with all community-control sanctions and did

not sell, gift, or transfer any of the other properties unless approved by the court.

The court ordered that Southwest pay $2,000 monthly beginning on February 20,

2023, until the $25,000 fine was paid, and noted that failure to make these

payments would potentially subject Southwest to additional community-control

sanctions violations. The court also advised that a prohibition order would be filed

with the Cuyahoga County Office of Fiscal Officer and that Southwest was

responsible for all filing costs of the order. A copy of the prohibition order was filed

in the trial court on February 8, 2023.
              Southwest filed two notices of appeal on March 8, 2023, attaching

both the order finding Southwest in violation of community control and the

prohibition order dated February 8, 2023.

              While the first two appeals were pending, yet another community-

control sanctions violation hearing was held on April 5, 2023, because Southwest

had not made any payments towards the $25,000 fine imposed at the prior hearing.

Counsel for Southwest explained that Southwest had not made any payments

because Southwest was exercising its right to appeal the fine and noted that paying

the fine in full would render the instant appeal moot. Southwest made an oral

motion to stay the fine, which the trial court denied. The court did not find

Southwest in violation of community control, but warned that it would generate a

new payment schedule for the $25,000 fine. The journal entry following this

hearing provided that “[a]ll prior orders to remain in full force and effect.

[Southwest’s] motion to stay fine denied. Defendant ordered to pay $6,000 by

April 20, 2023, and to resume $2,000 per mo[nth] p[a]ym[en]t May 20, 2023.”

Southwest filed its third notice of appeal from this journal entry.

              This court consolidated all three of Southwest’s appeals into the

instant matter for briefing, and Southwest assigned the following three errors for

our review:

      I. The trial court committed an abuse of discretion in imposing
      community control sanctions upon defendant-appellant including
      prohibiting defendant-appellant from selling, conveying, gifting and
      transferring any properties it owned in the City of Cleveland, Ohio, and
      then imposing a prohibition order.
      II. The trial court imposed an unlawful fine on defendant-appellant
      when it found that defendant-appellant had violated its order.

      III. The trial court wrongfully refused to impose a suspension of
      execution of sentence after a judgment of conviction upon defendant-
      appellant.

                              II. Law and Analysis

              A. Imposition of Community-Control Sanctions

              In its first assignment of error, Southwest argues that the trial court

erred in imposing a community-control sanction forbidding Southwest from selling,

conveying, gifting, or transferring any properties that it owned and then imposing a

prohibition order. Southwest advances two arguments: 1) that the court abused its

discretion in fashioning a community-control sanction that was overly broad and

impinged upon Southwest’s liberty and 2) that Southwest’s due process rights under

the United States and Ohio Constitutions were violated by the trial court’s

community-control sanctions including the directive to not sell, gift, or transfer the

property and that the property be kept in a neat and clean condition.

              Res judicata bars a defendant from appealing a final judgment of

conviction when the defendant, who was represented by counsel, failed to raise or

litigate “any defense or claimed lack of due process that was raised or could have

been raised by the defendant at the trial, * * * or on appeal from that judgment.”

State v. Szefcyk, 77 Ohio St.3d 93, 96, 671 N.E.2d 233 (1996), citing State v. Perry,

10 Ohio St.2d 175, 226 N.E.2d 104 (1967), paragraph nine of the syllabus. The Ohio

Supreme Court recently clarified its position on res judicata as it applies to any
party’s failure to directly appeal a sentence in State v. Henderson, 161 Ohio St.3d

285, 2020-Ohio-4784, 162 N.E.3d 776. “[S]entences based on an error are voidable,

if the court imposing the sentence has jurisdiction over the case and the defendant[.]

A sentence is void only if the sentencing court lacks jurisdiction over the subject

matter of the case or personal jurisdiction over the accused.” Id. at ¶ 27. “[U]nless

it is vacated on appeal, a voidable judgment has the force of a valid legal judgment,

regardless of whether it is right or wrong.” Id. at ¶ 17. “The failure to timely — at

the earliest available opportunity — assert an error in a voidable judgment, even if

that error is constitutional in nature, amounts to the forfeiture of any objection.” Id.

              The journal entry setting forth the terms of Southwest’s community-

control sanctions was a final, appealable order from which Southwest could have,

and did not, directly appeal. A judgment of conviction is final when the order sets

forth (1) the fact of the conviction; (2) the sentence; (3) the signature of the judge;

and (4) entry on the journal by the clerk of court. State v. Baker, 119 Ohio St.3d 197,

893 N.E.2d 163, syllabus, as modified by State v. Lester, 130 Ohio St.3d 303, 2011-

Ohio-5204, 958 N.E.2d 142, syllabus. Southwest did not file a direct appeal from

the trial court’s final, appealable order setting forth the conditions of community

control, including the sanction barring Southwest from selling, gifting, or

transferring its properties and the warning that a prohibition order would not be

filed unless and until a violation of this order occurred. See, e.g., Cleveland v.

Durham Properties Ltd., 8th Dist. Cuyahoga No. 100754, 2014-Ohio-4378, ¶ 10,

citing Cleveland Mun. Court Criminal Div. v. Anthony, 8th Dist. Cuyahoga No.
97786, 2012-Ohio-4055, ¶ 21. Southwest did not raise any arguments or objections

to the community-control sanctions in the trial court. Even now, Southwest does

not advance any arguments indicating that the trial court’s judgment was void rather

than voidable, which would allow this court to review the trial court’s judgment

despite Southwest’s failure to directly appeal the sentence. Nonetheless, upon

review, the sentencing court did not lack subject matter or personal jurisdiction over

Southwest at the time that the sentence was issued; the judgment is not void.

              Southwest’s first assignment of error is barred by res judicata; it is

overruled.

                              B. The $25,000 Fine

             Southwest’s second assignment of error contends that the $25,000

fine imposed because of Southwest’s community-control violation was excessive

under the Eighth Amendment to the U.S. Constitution’s prohibition against

excessive fines. Southwest argues that “at worst, one conveyance did not put

[Southwest’s] half-interest beyond the control of [Southwest], and the other

conveyance was to a legitimate homeowner, not an absentee [l]andlord as the

[c]ourt assumed[.]” Southwest further argues that the $25,000 fine “exceeded the

value of a number of [Southwest’s] rental houses in Cleveland, Ohio, [and] started

off at 50% of the maximum fine for the underlying conviction on all counts (despite

this being, at worst, a single violation of one — thus, fewer than 10%, of all

community control conditions.)” Southwest argues that because of all of the above,

the $25,000 fine was punitive in nature.
              In a community-control violation proceeding, the prosecution is only

required to present “substantial proof” that the defendant has violated the terms of

community control. Cleveland v. ProTerra, Inc., 8th Dist. Cuyahoga No. 109696,

2021-Ohio-1086, ¶ 50. Once a violation of community control is proven, the

decision to impose a portion of the suspended sentence is reviewed for an abuse of

discretion. Id., citing State v. Walton, 9th Dist. Lorain No. 09CA009588, 2009-

Ohio-6703, ¶ 13. A court has wide latitude in sentencing defendants for community-

control violations. State v. Brooks, 103 Ohio St.3d 134, 2004-Ohio-4746, 814

N.E.2d 837, ¶ 20. Southwest does not dispute the trial court’s finding that it violated

community control. Instead, Southwest disputes the portion of the suspended

sentence that the trial court imposed as excessive and punitive.

              R.C. 2929.25(A)(1)(a) allows a sentencing court to “directly impose a

sentence that consists of one or more community control sanctions authorized by

section * * * 2929.28 (financial sanctions) of the Revised Code.” Since Southwest is

an organization, R.C. 2929.31(A)(8) provides for an increased financial penalty of

$5,000 for each first-degree         misdemeanor.        The notice provision       of

R.C. 2929.25(A)(3) requires that notice of the possible consequences of a

community-control-sanctions violation be given to the defendant at the sentencing

where community control was imposed. State v. Jordan, 8th Dist. Cuyahoga

No. 80851, 2002-Ohio-5086, ¶ 38. After pleading no contest, Southwest was found

guilty of ten first-degree misdemeanors and duly advised that it was subject to a fine

of $50,000 that would be suspended so long as Southwest did not violate
community control. Based on R.C. 2929.31(A)(8), this fine was within the statutory

range and the trial court was empowered to impose this fine directly at sentencing,

but instead chose to suspend it and reserve all or some of the fine in the event that

Southwest violated community control.

              Southwest argues that the fine was inappropriate because “in cases

involving building, housing, or health code violations, the primary goal is to bring

the property into compliance, rather than punish the defendant for the misconduct.”

Cleveland v. Schornstein Holdings, L.L.C., 2016-Ohio-7479, 73 N.E.3d 889, ¶ 19

(8th Dist.), citing Cleveland v. Go Invest Wisely, L.L.C., 8th Dist. Cuyahoga Nos.

95172, 95173, 95174, 95175, 95176, and 95177, 2011-Ohio-3047, citing Lakewood v.

Krebs, 150 Ohio Misc.2d 1, 2008-Ohio-7083, 901 N.E.2d 885, ¶ 19 (M.C.).

Nonetheless, Schornstein recognizes that

      the housing court is vested with broad authority to fashion appropriate
      punishment to bring about compliance. Unlike an individual
      defendant, who could be confined as a punishment for a lack of
      compliance, an organization defendant, such as the landlord here,
      cannot be incarcerated. The housing court is empowered to tailor the
      amount of financial sanctions to compel compliance from an
      organizational entity.

Schornstein at id.

             In Schornstein, this court reversed the imposition of a $230,000 fine

for a community-control violation in a housing code violation case where the entry

of conviction placed the organizational defendant on community control and

imposed a fine of $2,000 with $1,800 suspended. Id. at ¶ 5. The instant matter is

distinguishable because the Schornstein Court found that while the trial court
checked the box indicating that community-control warnings were given, “there was

no enumeration of the terms of the community control, or the consequences of a

violation of the terms. There was also no warning of a potential maximum fine of

$5,000 per count for a business entity, which would total $230,000[.]” Id. at ¶ 17.

Here, the transcript and entry of conviction both make the possible fine abundantly

clear to Southwest, and Southwest acknowledged as much during the community-

control-violation hearing.

              “For a building code violation, other than for a minor misdemeanor,

the penalties set forth by statute or ordinance may include fines, jail time, and

community control sanctions for a maximum of five years.” Cleveland v. Pentagon

Realty, L.L.C., 2019-Ohio-3775, 133 N.E.3d 580, ¶ 10 (8th Dist.), citing N. Olmsted

v. Rock, 8th Dist. Cuyahoga No. 105566, 2018-Ohio-1084, ¶ 32; R.C. 2929.25(A)(1).

“The court may impose one or more sanctions, and it may suspend all or some of a

sanction.” Id., citing Krebs at ¶ 14, 15; R.C. 2929.25. Further, if the court finds a

defendant in violation of community-control sanctions, it may impose one or more

of the following penalties: (1) a longer time under the same community-control

sanction so long as the total time does not exceed five years; (2) a more restrictive

community-control sanction and/or (3) a combination of community-control

sanctions, including a jail term. R.C. 2929.25(D)(2). A financial sanction is clearly

authorized as a community-control sanction pursuant to R.C. 2929.25(A)(1)(a), so

the court was empowered to order the $25,000 fine.
              Southwest has not pointed to any statutes or case law indicating that

the trial court abused its discretion in imposing half of the suspended fine after

finding that Southwest violated community control by transferring two properties.

Southwest is unable to point to any authority that would allow us to conclude that

imposing half of a suspended fine that was within the statutory range, and indeed,

below the maximum that could have been imposed, was an abuse of discretion. Also

recognized is Southwest’s position that the nature of the violation and conviction

itself did not warrant a fine of over $25,000, nor should the fine have exceeded the

value of the sold house; but, again, Southwest does not point to any case law

suggesting that the weight of the fine, even when it is within the statutory range, may

be second-guessed by an appeals court.

              At bottom, Southwest was properly informed as to the sanction

several times and, indeed, at the hearing, Dattilo admitted that he had received the

notice setting forth the sanction. Southwest violated the court’s order and is subject

to the sanctions that the trial court imposed.          Southwest’s arguments are

acknowledged regarding the value of the home, Southwest and Dattilo’s historical

lack of building code violations, Southwest’s efforts to quickly rectify all the trial

court’s issues with the property, and the financial losses incurred as a result of the

erroneous 2019 case. Unfortunately, none of these negate the fact that Southwest

violated the court’s community-control order, selling and transferring two of the six

properties that Southwest was specifically ordered not to sell or transfer.
               Based on the foregoing, Southwest’s second assignment of error is

overruled.

                           C. Motion to Stay Execution

               In its final assignment of error, Southwest argues that the trial court

erred in denying his motion to stay payment of the $25,000 fine so that he could

appeal the matter to this court.

               Even though the trial court denied Southwest’s motion requesting as

much, this court granted the stay of execution on July 12, 2023, pending the

resolution of these appeals. Accordingly, there is no further relief that can be offered

to Southwest as it relates to this assignment of error, and therefore it is rendered

moot.

               Southwest’s final assignment of error is overruled as moot.

                                   III. Conclusion

               Southwest’s attempt to contest the specific sanctions of its community

control are barred by res judicata. Southwest did not demonstrate that the trial

court abused its discretion in imposing half of the suspended financial sanction after

finding that Southwest violated its community control, especially when the potential

financial sanction was repeated to defendant on numerous occasions before the

violation hearing occurred. Finally, Southwest’s final assignment of error is moot

because no further relief can be afforded to Southwest relief as requested.

               Judgment affirmed.

        It is ordered that appellee recover from appellant costs herein taxed.
      The court finds there were reasonable grounds for this appeal.

      It is ordered that a special mandate issue out of this court directing the

municipal court to carry this judgment into execution.

      A certified copy of this entry shall constitute the mandate pursuant to Rule 27

of the Rules of Appellate Procedure.

FRANK DANIEL CELEBREZZE, III, JUDGE

EILEEN T. GALLAGHER, P.J., CONCURS IN JUDGMENT ONLY (WITH
SEPARATE OPINION)
MARY J. BOYLE, J., CONCURS WITH THE SEPARATE CONCURRING IN
JUDGMENT ONLY OPINION

EILEEN T. GALLAGHER, P.J., CONCURRING IN JUDGMENT ONLY:

              Respectfully, I concur in judgment only with the lead opinion’s

application of the doctrine of res judicata and its determination that Southwest is

barred from challenging aspects of the community-control sanctions that were

imposed in October 2022.

              As noted by the majority, “It is well settled that the doctrine of res

judicata bars claims that were raised or could have been raised on direct appeal.”

State v. Brooks, 8th Dist. Cuyahoga No. 108919, 2020-Ohio-3286, ¶ 10.

Traditionally, however, Ohio courts have recognized that res judicata is not to be so

rigidly applied “when fairness and justice would not support it.” State ex rel. Estate

of Miles v. Piketon, 121 Ohio St.3d 231, 2009-Ohio-786, 903 N.E.2d 311, ¶ 30, citing

Davis v. Wal-Mart Stores, Inc., 93 Ohio St.3d 488, 491, 756 N.E.2d 657 (2001) (res
judicata is not to be so rigidly applied as to defeat the ends of justice or to create an

injustice), and Lucas v. Porter, 2008 ND 160, 755 N.W.2d 88, 2008 N.D. LEXIS

160, ¶ 22; see also Grava v. Parkman Twp., 73 Ohio St.3d 379, 386, 653 N.E.2d 226

(1995) (Douglas, J., dissenting), quoting 46 American Jurisprudence 2d,

Judgments, Section 522, at 786-787 (1994) (Res judicata “‘is not to be applied so

rigidly as to defeat the ends of justice or so as to work an injustice.’”). “The doctrine

should be qualified or rejected when its application would contravene an overriding

public policy or result in a manifest injustice.” Jacobs v. Teledyne, Inc., 39 Ohio

St.3d 168, 171, 529 N.E.2d 1255 (1988), citing Tipler v. E. I. Du Pont de Nemours &

Co., 443 F.2d 125, 128 (6th Cir.1971).

               The exceptions to res judicata are limited to exceptional

circumstances, however. As recently explained by the Ohio Supreme Court in AJZ’s

Hauling, L.L.C. v. Trunorth Warranty Programs of N. Am., Slip Opinion No. 2023-

Ohio-3097:

       An exception to the res judicata doctrine will not apply when the parties
       had a full and fair opportunity to be heard on an issue, the trial court
       issued a final, appealable order determining that issue, the parties
       failed to pursue a direct appeal or other available remedies to challenge
       that court’s order, and the parties did not commit bad-faith acts during
       the course of that litigation. * * * As the United States Supreme Court
       has recognized, simply having a final, unappealed judgment that rests
       on a wrong or incorrect legal principle is not enough to overcome res
       judicata — such an exception would swallow the rule. * * * Therefore,
       we hold that res judicata bars parties from raising claims based on
       unreasonable or unjust results when the parties had a full and fair
       opportunity to litigate the issue in the first instance.

Id. at ¶ 19.
              In this case, there is no dispute that the trial court had personal and

subject-matter jurisdiction over Southwest and the criminal case. In addition, there

is no dispute that Southwest (1) had a full and fair opportunity to be heard at the

original sentencing hearing, (2) the trial court issued a final, appealable sentencing

order, (3) Southwest failed to pursue a direct appeal or other available remedies to

challenge that court’s order, and (4) the parties did not commit bad-faith acts during

the course of the criminal proceedings. Thus, I reluctantly agree with the lead

opinion’s conclusion that Southwest is procedurally barred from challenging the

underlying conditions of its community-control sanctions.

              With that stated, however, I write separately to express my significant

concerns with the pattern employed in the housing court, including its use and

implementation of overly punitive conditions of community-control sanctions in

cases involving corporations or limited liability companies.        But for the Ohio

Supreme Court’s controlling discussion in AJZ’s Hauling, I would have concluded

that this is the exceptional case where the application of res judicata is inconsistent

with the principles of fundamental fairness and results in a manifest injustice.

              Under R.C. 2929.21, a trial court enjoys broad discretion in fashioning

a sentence for misdemeanors. Cleveland v. Meehan, 8th Dist. Cuyahoga No.

100202, 2014-Ohio-2265, ¶ 7. In fashioning a misdemeanor sentence, a trial court

must consider the overriding purposes of misdemeanor sentencing “to protect the

public from future crime by the offender and others and to punish the offender.”

R.C. 2929.21(A). To achieve these purposes, “‘the sentencing court shall consider
the impact of the offense on the victim, the need to change the offender’s behavior,

the need to rehabilitate the offender, and the desire to make restitution to the victim

and/or the public.’” Cleveland v. Go Invest Wisely, L.L.C., 8th Dist. Cuyahoga Nos.

95172, 95173, 95174, 95175, 95176, and 95177, 2011-Ohio-3047, ¶ 8, quoting State v.

Downie, 183 Ohio App.3d 665, 2009-Ohio-4643, 918 N.E.2d 218, ¶ 45 (7th Dist.),

citing In re Slusser, 140 Ohio App.3d 480, 487, 748 N.E.2d 105 (3d Dist.2000).

              R.C. 2929.25 governs misdemeanor community-control sanctions.

The statute provides a trial court with two options when sentencing a misdemeanor

offender: (1) directly impose a sentence that consists of one or more community-

control sanctions authorized by R.C. 2929.26, 2929.27, or 2929.28; or (2) impose a

jail sentence, suspend some or all of that sentence, and place the offender under a

community-control sanction or combination of community-control sanctions

authorized under R.C. 2929.26, 2929.27, or 2929.28. R.C. 2929.25(A)(1)(a)-(b).

              Ordinarily, we review the trial court’s imposition of community-

control sanctions for an abuse of discretion. Cleveland v. Pentagon Realty, L.L.C.,

2019-Ohio-3775, 133 N.E.3d 580 (8th Dist.), citing State v. Cooper, 2016-Ohio-

8048, 75 N.E.3d 805, ¶ 31 (8th Dist.), citing State v. Talty, 103 Ohio St.3d 177, 2004-

Ohio-4888, 814 N.E.2d 1201, ¶ 10. An abuse of discretion connotes a decision that

is unreasonable, arbitrary, or unconscionable. State v. Adams, 62 Ohio St.2d 151,

157, 404 N.E.2d 144 (1980).

              Relevant to this appeal, R.C. 2929.27(C) permits the court to “impose

any other sanction that is intended to discourage the offender or other persons from
committing a similar offense if the sanction is reasonably related to the overriding

purposes and principles of misdemeanor sentencing.” However, in cases involving

building or housing code violations, “the primary goal of the court is to correct the

violation and bring the property into compliance with all building codes, rather than

punish the defendant for misconduct.” Pentagon Realty at ¶ 9; Cleveland v.

Schornstein Holdings, L.L.C., 2016-Ohio-7479, 73 N.E.3d 889, ¶ 19 (8th Dist.). To

achieve that goal, the housing court has broad discretion in “fashioning a sentence

to determine the most effective way to bring about compliance.” Id. at ¶ 10; R.C.

2929.22(A), 2929.25, and 2929.27. And yet, that discretion is not limitless. As

stated, community-control conditions must not be overbroad and must be

reasonably related to the goals of community control, e.g., rehabilitation of the

defendant, administering justice, protection of the community, and ensuring good

behavior. See, e.g., Pentagon Realty at ¶ 13; N. Olmsted v. Rock, 8th Dist. Cuyahoga

No. 105566, 2018-Ohio-1084, ¶ 32, 34.

              To determine whether a condition of community control is reasonably

related to these goals, “courts should consider whether the condition (1) is

reasonably related to rehabilitating the offender, (2) has some relationship to the

crime of which the offender was convicted, and (3) relates to conduct which is

criminal or reasonably related to future criminality and serves the statutory ends of

[community control].” State v. Jones, 49 Ohio St.3d 51, 53, 550 N.E.2d 469 (1990).

All three prongs of the Jones test must be satisfied for the reviewing court to find
that the trial court did not abuse its discretion. Solon v. Broderick, 8th Dist.

Cuyahoga No. 107043, 2018-Ohio-4900, ¶ 8.

                Applying the foregoing to the circumstances presented in this case, I

begin by emphasizing that at the time of sentencing, the violation underlying the

failure-to-comply offenses had been corrected at 6215 Gertrude Avenue. (See tr. 5-6,

July 13, 2022; tr. 23, Jan. 31, 2023.) Thus, the primary goal of misdemeanor

sentencing in the housing court was satisfied in this matter.          Turning to the

conditions implemented in this case, I recognize that the court is afforded broad

discretion under R.C. 2929.27(C). After careful consideration, however, I am

unpersuaded by any suggestion that the order prohibiting Southwest from selling or

transferring its other properties, which have not been cited by the city, is reasonably

related to the goals of community control.

                First, Southwest’s sales practices in the city of Cleveland do not share

a relationship with the underlying citation or the failure-to-comply offenses charged

in this case.     Southwest was charged and convicted for failing to remedy a

remodeling project that was completed without obtaining a necessary permit in

2019. While the court was permitted to restrict Southwest’s actions at 6215 Gertrude

Avenue during the term of community control, there is no causal or correlative

connection between the facts supporting Southwest’s convictions and the significant

ban placed on the L.L.C.’s ability to operate its other properties in Cleveland. Nor

has the prosecution or the court demonstrated how the lawful sale or transfer of

Southwest’s other property is reasonably related to the risk of future criminality. In
my view, an order prohibiting an entity from selling or transferring unrelated

property that is lawfully owned and in compliance with all pertinent statutes and

ordinances boarders on an unlawful taking and is unreasonable under the test

implemented in Jones.

              Lastly, and perhaps most importantly, the sale and transfer

prohibition on Southwest’s other properties serves no rehabilitative purpose.

Webster’s Third New International Dictionary defines “rehabilitation” as “the

process of restoring an individual (as a convict, mental patient, or disaster victim)

to a useful and constructive place in society through some form of vocational,

correctional, or therapeutic retraining or through relief, financial aid, or other

reconstructive measure.” Webster’s Third New International Dictionary (1961).

Similarly, Black’s Law Dictionary, defines “rehabilitation” as “[t]he process of

seeking to improve a criminal’s character and outlook so that he or she can function

in society without committing other crimes.” Black’s Law Dictionary (11th Ed.

2019). I find no articulable basis to conclude that a restriction on Southwest’s ability

to lawfully sell and transfer property is reasonably related to restoring or otherwise

improving Southwest’s functionality in the city of Cleveland. The prohibition is not

remedial and only served to restrict Southwest’s common business practices for an

extensive period.

              Beyond the blanket restriction on selling or transferring properties, I

am equally concerned with the scope of the court’s additional restrictions on the

other properties owned by Southwest. In this case, the bulk of the conditions
outlined in the sentencing order did not directly relate to the 6215 Gertrude Avenue

property. Rather, they set forth broad restrictions of each of Southwest’s properties,

including the following obligations:

      e. Defendant is ordered to provide Housing Specialist McMullen with
      proof of all rental registrations for all rental properties owned within
      the city of Cleveland.

      f. Defendant is ordered to provide Housing Specialist McMullen with
      proof of its lead safe certifications for all rental properties owned within
      the city of Cleveland.

      g. Defendant is ordered to make all necessary repairs on all properties
      it owns within the city of Cleveland.

      h. Defendant is ordered to ensure that all properties it owns within the
      city of Cleveland are properly maintained, clean and free of all junk and
      debris.

      i. Defendant is ordered to properly cut and maintain the grass and
      shrubbery on all of the properties it owns within the city of Cleveland.

      j. Defendant is ordered to permit a Housing and Building Inspector
      access to the property located at 3609 Gertrude Avenue, Cleveland,
      Ohio 44105 for an exterior inspection of the property including the
      front porch.

      k. Defendant is ordered to repair the window of the property located at
      6910 Lansing, Cleveland, Ohio 44105.

              I recognize that Housing Div. Loc.R. 2.18 requires offenders to keep

all of its properties in good repair, which

      includes the obligation to regularly inspect and maintain the property
      and the obligation to keep each property clean of debris, secure from
      entry and free of graffiti. This requirement is in addition to compliance
      with city or state code requirements for real property.

Based on the express terms of this provision, I cannot say the trial court abused its

discretion by subjecting Southwest’s other properties to the conditions of its
community-control sanctions. These conditions are supported by the court’s local

rules. Nevertheless, it is my belief that the local rule and the restrictions imposed

against Southwest’s other properties are not rehabilitative and serve to preemptively

circumvent the procedures and policies in place in the building and housing

department for ensuring compliance with the applicable statutes and ordinances. If

another property owned by Southwest was in violation of a local building or housing

code, the city was entitled to issue a citation and, if necessary, initiate criminal

proceedings after affording Southwest due process. Instead, the court held a

$50,ooo sanction over Southwest’s head to monitor properties that were not

formally cited or directly related to the failure-to-comply convictions.

              Based on the foregoing, I can only conclude that the conditions relied

on at the violation hearing constitute overly broad sanctions that merely serve to

punish Southwest by restricting its control and ownership of properties that are in

good condition.     While I understand the trial court’s efforts to protect the

community, I do not believe the record suggests that Southwest’s statutory agent

and sole member, Anthony Dattilo, is the type of landlord the trial court routinely

raised concerns about during the pendency of the criminal proceedings. Dattilo is

not an out-of-state representative, and there is no evidence to suggest that he had a

history of regularly failing to monitor Southwest’s properties in Cleveland. To the

contrary, the record demonstrates that Dattilo has direct ties to the local community

and has one prior citation in the past 20 years. It is worth reiterating that this

criminal case did not arise from Southwest’s failure to complete necessary repairs at
its property, but from its failure to obtain a permit before it completed a necessary

repair.   This is a distinction with a significant difference.           Under these

circumstances, I believe the conditions imposed in this case are unreasonable and

may result in unintended consequences in the future.

              Accordingly, had this panel not been precluded from reviewing the

contents of the trial court’s sentencing order based on Southwest’s failure to pursue

a direct appeal, I would have found an abuse of discretion and vacated the

restrictions pertaining to Southwest’s other properties. While I believe a manifest

injustice has occurred, I am constrained by the holding in AJZ’s Hauling.

              Finally, although distinct from the relevant considerations under R.C.

2929.25, I find it necessary to note that the only reason Southwest was previously

unable to sell or transfer the properties that are now subject to the court’s sentencing

order was because the city failed to serve Southwest in accordance with the Ohio

Rules of Civil Procedure. The city’s clerical error resulted in a judicial lien that

prevented Southwest from selling properties before the no contest pleas were

entered and the sentencing order was rendered. The disputed lien hampered

Southwest’s ability to engage in its business practices in the years preceding the

failure-to-comply convictions. As defense counsel explained:

      My client has attempted to sell all five properties he owns in Cleveland
      * * *. The only reason these properties are still in his name at all is
      because of the inappropriately filed and maintained lien. If that lien
      would not have been here, he would have been out of Cleveland
      entirely.

(Tr. 25, Oct. 12, 2022.)
              These uncited properties, which would have been sold prior to

October 2022, are now subject to community-control sanctions that once again

restrict Southwest’s business practices in the city of Cleveland. Based on the current

condition of the 6215 Gertrude Avenue property, there is no evidence in this record

to suggest that a violation of Southwest’s community-control sanctions would have

occurred but for the sales restriction on the unrelated properties.          And yet,

Southwest’s decision to exercise its otherwise lawful right to sell and/or transfer its

property has been used against it to invoke a suspended sanction that derives from

a violation that has long been corrected. The fine, while permissible under the Ohio

Revised Code, is substantial and exceeds the value of the property sold in this matter.

While I am prohibited from substituting my judgment under the abuse-of-discretion

standard, I believe that, at the very most, an extension of Southwest’s community-

control sanctions would have been more appropriate based on the various factors

acknowledged by the lead opinion at paragraph 24.