Bullock v. Maryland Casualty Co.

102 Cal. Rptr. 2d 804, 85 Cal. App. 4th 1435, 2001 Cal. Daily Op. Serv. 233, 2001 Daily Journal DAR 279, 2001 Cal. App. LEXIS 10
CourtCalifornia Court of Appeal
DecidedJanuary 8, 2001
DocketA080499, A081283, A081878
StatusPublished
Cited by2 cases

This text of 102 Cal. Rptr. 2d 804 (Bullock v. Maryland Casualty Co.) is published on Counsel Stack Legal Research, covering California Court of Appeal primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Bullock v. Maryland Casualty Co., 102 Cal. Rptr. 2d 804, 85 Cal. App. 4th 1435, 2001 Cal. Daily Op. Serv. 233, 2001 Daily Journal DAR 279, 2001 Cal. App. LEXIS 10 (Cal. Ct. App. 2001).

Opinion

Opinion

SEPULVEDA, J.

These cases represent another chapter in, or more precisely a sequel to, the protracted dispute between the City and County of San Francisco (City) and plaintiffs Peter Bullock and Elke Schlosser, concerning Bullock’s efforts to convert the Abigail Hotel, formerly a residential hotel, into a hotel for tourists and city visitors. Plaintiffs brought this action to require certain liability insurers to absorb costs plaintiffs incurred in defending an action the City brought against them in 1988. The trial court entered judgments on demurrer in favor of defendants Liberty National Fire Insurance Company and Maryland Casualty Company, and granted judgment on the pleadings in favor of defendants American Guaranty & Liability Insurance Company, Fireman’s Fund Insurance Company, and Western Heritage Insurance Company. We will affirm the judgments.

Background

Related matters have been before us on at least three prior occasions. In Bullock v. City and County of San Francisco (1990) 221 Cal.App.3d 1072 [271 Cal.Rptr. 44] (Bullock I), we reviewed certain orders made in an action brought by Bullock against the City, as well as orders made in an action brought by the City against Bullock in October 1988 (the underlying action here, discussed in more detail below). We referred to an earlier, unpublished decision setting aside the dismissal of yet another action by plaintiffs, or persons associated with them, against the City. (Id. at p. 1092, fn. 10.) However, in City and County of San Francisco v. Bullock (Nov. 10, 1996, A068409), review denied and opinion ordered nonpublished February 19, 1990, we affirmed the ultimate dismissal of plaintiffs’ claims.

In this action plaintiffs seek to recover costs of defense they incurred in the City’s 1988 action against them, parts of which were before us in Bullock I. In its complaint in that action, a copy of which was incorporated by reference in the complaint here, the City alleged as follows: The Abigail Hotel contained 20 “tourist units” and 42 “residential units” regulated by the City’s Residential Hotel Conversion and Demolition Ordinance (see San Francisco Ord. No. 400-83, added in 1983; San Francisco Ord. No. 217.85, added in 1985) (the Ordinance). The Ordinance imposed restrictions on the rental of residential units to persons other than permanent residents. For at *1439 least six years preceding the filing of the complaint, plaintiffs violated these restrictions, renting too many residential units to persons other than permanent residents. From late 1984 to mid-1988, plaintiffs acted under a preliminary injunction that “permitted [plaintiffs] to rent all of the hotel’s vacant rooms to tourists.” However, on July 6, 1988, the superior court dissolved the injunction and denied plaintiffs any exemption from the terms of the Ordinance.

Based on these allegations the City asserted five causes of action: (1) that by the conduct described above, and also by failing to post certain required notices and reports and maintain certain daily logs, plaintiffs were violating the Ordinance; (2) that by offering (advertising) the premises for use as a “tourist hotel,” plaintiffs were violating the City Planning Code (Planning Code); (3) that plaintiffs’ violations of the Planning Code and the Ordinance were a public nuisance, abatement of which was authorized by state and municipal laws; (4) that plaintiffs’ conduct constituted unfair and unlawful business practices under Business and Professions Code section 17200 et seq.; and (5) that plaintiffs’ conduct warranted the imposition of various “civil penalties” under the Planning Code, the Ordinance, and Business and Professions Code section 17206.

The City prayed for (1) preliminary and permanent injunctions prohibiting plaintiffs from renting residential units to nonresidential renters in violation of the Ordinance; (2) injunctions against violating the posting and log-keeping provisions of the Ordinance; (3) injunctions against violating the Planning Code restrictions on tourist hotels; (4) injunctions against, and abatement of, “the public nuisances presented by the premises”; (5) appointment of a receiver under Business and Professions Code section 17203 “to take over management and control of the premises” in order to prevent continuing unfair practices; (6) civil penalties of $500 per day under the Planning Code; (7) civil penalties of $250 per day per violation of the Ordinance; (8) civil penalties of $2,500 per violation under the Business and Professions Code; (9) costs and attorneys’ fees; and (10) “such further and other relief as the court deems just.”

The City apparently dismissed its 1988 complaint on or about October 6, 1994. Two years later—eight years after the City filed its complaint— plaintiffs brought this action against 10 insurance companies they alleged had sold them liability insurance during the period of “at least 1980 to 1993.” Plaintiffs alleged that they had “tendered the defense of [the City’s] action separately to each defendant, but each defendant refused to defend the action and denied coverage,” and that each defendant repeated that refusal when plaintiffs asked them to reconsider. Plaintiffs further alleged that defendants failed to fully and fairly investigate the renewed tender of defense, and that “[s]ome” defendants failed to respond in a timely manner.

*1440 Based on these allegations, plaintiffs asserted claims for breach of contract, bad faith, and fraud. The five defendants now before us challenged the complaint by general demurrer or motion for judgment on the pleadings. The trial court sustained each of these challenges, reciting in all but one case that the orders were made “without leave to amend.” The one exception was silent as to leave to amend, but the court thereafter entered judgment on that order, as on the others. Plaintiffs filed three timely appeals.

Discussion

I.

The Duty to Defend. *

II.

Compliance Costs.

A. Introduction.

Plaintiffs contend that the City’s complaint exposed them to potential liability for “damages” because it implicitly sought to compel their compliance with provisions of the Ordinance requiring them to incur or pay what plaintiffs refer to as “mitigation” costs. In particular they cite former section 41.10 of the Ordinance (section 41.10), which requires that any owner seeking to convert a hotel to nonresidential use must, as a condition of the required “conversion permit,” provide or pay for housing to replace the units that will be removed from the residential market. (Ibid.) 1 Plaintiffs also cite provisions making it unlawful to change the use of a unit, or eliminate or *1441 convert a unit, without a conversion permit, and empowering the superintendent of building inspection to “institute a civil proceeding for injunctive relief’ in response to “any action unlawful under this Chapter.” (Ord. § 41.16, subds. (a)(1) & (e).)

Free access — add to your briefcase to read the full text and ask questions with AI

Related

Great Am. E&S Ins. Co. v. Theos Med. Sys., Inc.
357 F. Supp. 3d 953 (N.D. California, 2019)
Big 5 Sporting Goods Corp. v. Zurich American Insurance
957 F. Supp. 2d 1135 (D. California, 2013)

Cite This Page — Counsel Stack

Bluebook (online)
102 Cal. Rptr. 2d 804, 85 Cal. App. 4th 1435, 2001 Cal. Daily Op. Serv. 233, 2001 Daily Journal DAR 279, 2001 Cal. App. LEXIS 10, Counsel Stack Legal Research, https://law.counselstack.com/opinion/bullock-v-maryland-casualty-co-calctapp-2001.