Alexander v. Market Street Apartments CA4/1

California Court of Appeal·Decided May 19, 2015·No. D066382·Unpublished

Opinion

Filed 5/19/15 Alexander v. Market Street Apartments CA4/1 NOT TO BE PUBLISHED IN OFFICIAL REPORTS California Rules of Court, rule 8.1115(a), prohibits courts and parties from citing or relying on opinions not certified for publication or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 This opinion has not been certified for publication or ordered published for purposes of rule 8.1115.

COURT OF APPEAL, FOURTH APPELLATE DISTRICT DIVISION ONE

STATE OF CALIFORNIA

LILLIAN ALEXANDER et al., D066382 Plaintiffs and Respondents,

v. (Super. Ct. No. 37-2013-00074063-

CU-OE-CTL)

MARKET STREET APARTMENTS, LLC,

Defendant and Appellant.

APPEAL from an order of the Superior Court of San Diego County, Joel R.

Wohlfeil, Judge. Affirmed.

Kimball, Tirey & St. John, Karl P. Schlecht and Michaelene H. Dody for Defendant and Appellant.

Kevin C. Young for Plaintiffs and Respondents.

Lillian and Robert Alexander (together the Alexanders) sued Market Street Apartments, LLC (Market Street), among others, in San Diego Superior Court. Market Street answered the complaint and included an affirmative defense that the Alexanders'

claims were subject to an arbitration provision contained in an employment agreement signed by the Alexanders but not Market Street.

Five months prior to trial, Market Street brought a petition to compel arbitration and did so only after engaging in extensive discovery over several months. The superior court denied Market Street's petition, finding the arbitration agreement was not enforceable, Labor Code section 229 prohibited arbitration of the Alexanders' claims, and Market Street waived its right to arbitrate.

Market Street appeals, contending the arbitration agreement is enforceable, the Federal Arbitration Act (FAA; 9 U.S.C. § 1 et seq.) preempts the Labor Code, and substantial evidence does not support the court's finding that it waived its right to arbitrate.

We conclude that Market Street forfeited its arguments that the arbitration agreement is enforceable and the FAA preempts the Labor Code because it failed to raise them in superior court. In addition, by failing to provide us with a reporter's transcript of the hearing on its petition, we have an incomplete record on which to analyze Market Street's claims. This absence of a reporter's transcript undermines Market Street's substantial evidence challenge to the court's finding of wavier. In any event, we are satisfied based on the limited record before us that substantial evidence supports the court's order. Therefore, we affirm.

FACTUAL AND PROCEDURAL BACKGROUND Market Street hired the Alexanders as resident managers of its apartments. Prior to beginning their employment, Market Street informed the Alexanders they needed to

sign a document entitled "On-Site Employee Agreement" (Agreement). The Agreement consisted of 11 preprinted pages1 with blanks. Some of the blanks were completed with handwritten words or numbers while others were left blank.

The Alexanders were not told they could change or negotiate any of the Agreement's terms. The Alexanders believed they had to sign the Agreement or they would be terminated. As such, they signed it. Market Street did not sign the Agreement.

The Agreement contained an arbitration provision that provided in part:

"Arbitration of Disputes: Any controversy of [sic] claim arising out of or related to this Agreement, or the breach thereof, except for unlawful detainer actions or any dispute that arises from Employer's action to regain possession of the premises, or actions brought for wages before the California Labor Commissioner or related to workers' compensation, shall be settled by Arbitration in accordance with the rules of the American Arbitration Association. The Employer will pay the costs for the arbitrator and hearing room.

Any arbitration award rendered must be in writing, setting forth the reasons for the decision and may be entered as a judgment in any court of competent jurisdiction. Arbitration decisions/awards issued pursuant to this judgment are final and binding."

Subsequently, multiple disputes arose between the Alexanders and Market Street regarding compensation and working hours. After the Alexanders requested their tax statements from Market Street, Market Street terminated their employment.

After being terminated, Robert Alexander applied for unemployment insurance benefits. He was denied because Market Street had never reported him as an employee to the Employment Development Department and did not provide for unemployment insurance.

1 Only 10 of the 11 pages of the Agreement are included in the record.

On November 1, 2013, the Alexanders filed suit in San Diego Superior Court, alleging causes of action for failure to pay wages; failure to pay overtime wages; waiting time penalties; tortious termination in violation of public policy; violation of Labor Code section 1182.8; and violation of Labor Code section 226. On December 16, 2013, Market Street filed an answer, which included an affirmative defense that the claims were subject to arbitration.

Three days later, the Alexanders served form interrogatories on Market Street. On January 9, 2014, Market Street served 10 sets of written discovery on the Alexanders, including form interrogatories, employment litigation form interrogatories, 162 special interrogatories, 30 requests for admissions, and 70 requests for production of documents. Almost a month later, Market Street noticed the videotaped depositions of the Alexanders, which were accompanied by additional requests for documents.

The Alexanders responded to the written discovery and produced 698 pages of documents.

Market Street's counsel sent a letter dated March 5, 2014 to the Alexanders demanding that the Alexanders dismiss their complaint and pursue any claims against Market Street through arbitration with the American Arbitration Association per the Agreement. On March 16, 2014, the Alexanders' counsel responded to the March 5 letter, refusing to dismiss the complaint. In addition, the Alexanders' counsel asserted that there was no valid agreement to arbitrate, Market Street had waived arbitration, and the Agreement was procedurally and substantively unconscionable.

On March 18 and 19, 2014, Market Street took the depositions of the Alexanders.

In response to the additional document demands, the Alexanders produced 91 pages of documents at their depositions.

On March 20, 2014, the Alexanders served Market Street with employment litigation form interrogatories and 26 requests for production of documents. At its request, Market Street was granted extensions of over a month to respond.

In March, the parties filed case management conference statements. At the case management conference on April 4, 2014, the court set the trial date of November 21, 2014.

On May 29, 2014, Market Street served its responses to the written discovery propounded by the Alexanders. Market Street did not object on the grounds that the matter should be arbitrated. Nor did Market Street produce any documents.

On June 5, 2014, Market Street filed a petition to compel arbitration. In the petition, Market Street argued that the Alexanders' claims were subject to a valid arbitration provision in the Agreement. It also argued that it had not waived arbitration. A declaration from Market Street's counsel accompanied the petition. In that declaration, Market Street's counsel implied she delayed demanding arbitration in the hope that the parties would mediate the dispute.

The Alexanders filed an opposition to the petition to compel arbitration. In that opposition, they asserted: (1) the Agreement was not valid because of a lack of mutuality; (2) the Agreement was void; (3) Market Street waived the right to seek arbitration; and (4) the Agreement was unconscionable. In support of the opposition, the

Alexanders submitted their declarations as well as the declaration of their counsel. They also objected to portions of Market Street's counsel's declaration filed in support of the petition.

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