Andrews Farms v. Calcot, Ltd.

693 F. Supp. 2d 1154, 2010 U.S. Dist. LEXIS 20887, 2010 WL 596178
CourtDistrict Court, E.D. California
DecidedFebruary 16, 2010
DocketCase CV-F-07-0464 LJO DLB
StatusPublished
Cited by6 cases

This text of 693 F. Supp. 2d 1154 (Andrews Farms v. Calcot, Ltd.) is published on Counsel Stack Legal Research, covering District Court, E.D. California primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Andrews Farms v. Calcot, Ltd., 693 F. Supp. 2d 1154, 2010 U.S. Dist. LEXIS 20887, 2010 WL 596178 (E.D. Cal. 2010).

Opinion

ORDER ON PLAINTIFFS’ PARTIAL SUMMARY JUDGMENT MOTION (Doc. 170)

LAWRENCE J. O’NEILL, District Judge.

Introduction

Plaintiffs Andrews Farms and Greg Pal-la and members of a class certified as described below (collectively “Plaintiffs”) move for partial summary judgment and summary adjudication against defendant Calcot, Ltd. (“Calcot”) for constructive fraud and deceit based on fiduciary relationship (third cause of action); (2) accounting (fourth cause of action); and (3) breach of contract (fifth cause of action). In addition, Plaintiffs move for summary adjudication in their favor on thirty (30) of Calcot’s affirmative defenses. Plaintiffs argue that this Court’s prior orders — to deny a motion to dismiss and to deny summary judgment — establish factual elements of their claims based on the “law of the case” doctrine. Plaintiffs’ argument demonstrates a lack of understanding of the Federal Rules of Civil Procedure and *1156 well-settled case law regarding federal law and motion practice. In addition, Plaintiffs fails to bear their burden to establish why judgment should be entered in their favor on their causes of action and Calcot’s 30 affirmative defenses. For the following reasons, this Court GRANTS summary adjudication on two facts, as identified in this order below, and denied all other requested relief.

Background 1

Relationship of Parties

Calcot is a cotton marketing cooperative, organized under Chapter 1, Division 20 of the California Food and Agriculture Code. Currently, Calcot markets cotton in California, Arizona, New Mexico, and Texas. Plaintiffs are a certified class defined as follows:

All persons or entities who, as of May 21, 2009, were former members of Cal-cot, who marketed their cotton in the Calcot Seasonal Pool, who have taken Advances from Calcot upon delivering their cotton to Calcot and have had interest deducted from their payments for such cotton and/or deductions and or charges for such secret losses for the costs of operating and maintaining Cal-cot from the proceeds of their cotton sales at any and all times since January 1,1983 or otherwise had interest costs of the Palm Bluff Development deducted from their settlements for the sale of cotton. Specifically excluded from this definition are persons or entities who, as of May 21, 2009, were then presently marketing their cotton with Calcot.

Order on Plaintiffs’ Renewed Class Certification Motion, p. 1-2. (Doc. 159).

Members of Calcot enter into a Seasonal Marketing Pool by executing a Marketing Agreement. Paragraph 6 of the Marketing Agreement entered between Calcot and its members provides:

CALCOT shall market cotton delivered by GROWER and there shall be deducted from the proceeds of sales thereof the cost of freight, insurance, storage, and any other expense incurred in handling, cotton, including all costs of operating and maintaining CALCOT, together with retains for the Cotton Revolving Fund and other fund or funds as provided for in the Bylaws concerning cotton.

Pursuant to the Marketing Agreement, Calcot advances the grower/members money when the grower delivers his or her cotton to Calcot’s warehouse. The grower is paid an advance against the expected sales price of each bale of cotton (“Initial Advance”). As sales of the member’s cotton are “booked” and receivables collected, a series of additional payments are made (“Progress Payments”), through the end of the fiscal year. At the end of the fiscal year, a final settlement is made, to pay the grower/member the remainder of any sums not paid previously.

Calcot also employs a seasonal per unit qualified retains system. In each crop year in which a grower participates as a member of Calcot, the grower/member pays qualified retains of $4.00 per bale of cotton delivered. This amount is reached by a “primary retain” of $3.00 per bale and a “secondary retain” of $1.00 per bale. The funds Calcot retains from its members are returned five years later. When returning the seasonal per unit retains, Cal-cot sends this message to its members: “Your investment in Calcot, represented by these retains, has been used for working capital and for facilities as warehouses, offices, and cotton classing equipment. These vital elements of our total market *1157 ing program continue to work for your benefit.”

Pinedale/Palm Bluffs Development

This action arises from Calcot’s development of real estate formerly used to warehouse cotton. Since 1951, Calcot has owned land in Pinedale, an unincorporated county island located in northern Fresno, California. Calcot originally used the Pinedale location for cotton storage and warehousing. In 1979, Calcot sought to relocate its warehouse facilities to the west of the Central Valley in response to the shift of cotton acreage to areas west of Pinedale. In addition, the City of Fresno was expending north, close to the Pinedale. Thus, Calcot’s Board of Directors unanimously passed a resolution to authorize Calcot management to sell or exchange the Pinedale plant and to build the necessary replacement warehouses.

Calcot began expanding its Pinedale property by acquiring adjacent properties. In August and September 1979, Calcot’s Board of Directors approved the purchase of a telephone company property, steel structure property and thirteen houses with frontage on Herndon Avenue. In 1980, Calcot reacquired parcels it has previously sold to control the frontage of the property along Herndon Avenue. Calcot acquired these properties with the belief that doing so would make the property more sellable, and would put Calcot in a better position to negotiate the sale of the Pinedale property.

In the 1980’s, Calcot discovered that Pinedale’s soil and groundwater was contaminated with an industrial solvent known as trichloroethylene (TCE). The discovery of the environmental contamination caused an abrupt halt and lengthy delay in Cal-cot’s efforts to sell the property. Calcot spent nearly ten years investigating, monitoring, and litigating the environmental contamination. Calcot recovered $4.3 million from Vendo Company, the source of the contamination, with an agreement that Vendo Company would be responsible for further remediation of the area and underground aquifer. Calcot also settled with its former insurers for $4.5 million.

In 1997, Calcot renewed its efforts to sell the Pinedale property. Calcot rejected offers made on the property, as they were considered too low. To add value, and with the intention to make the property more profitable, Calcot’s Board of Directors determined that Calcot would develop the land into a commercial development. The development in Pinedale became known as the Palm Bluffs Development. Calcot entered into an agreement with the City of Fresno that allowed the City to reimburse Calcot $7.5 million for improvements made to the property. The City issued Mello-Roos bonds to fund the infrastructure costs. Those infrastructure costs not covered by the Mello-Roos bonds were treated as expenses to the cooperative.

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693 F. Supp. 2d 1154, 2010 U.S. Dist. LEXIS 20887, 2010 WL 596178, Counsel Stack Legal Research, https://law.counselstack.com/opinion/andrews-farms-v-calcot-ltd-caed-2010.