Casa Nido Partnership v. Kwon

District Court, N.D. California·Decided November 21, 2022·No. 3:20-cv-07923·Unknown

Opinion

CASA NIDO PARTNERSHIP, Case No. 20-cv-07923-EMC

Plaintiff, ORDER DENYING PLAINTIFF’S v. MOTION FOR LEAVE TO FILE THIRD AMENDED AND JAE KWON, et al., SUPPLEMENTAL COMPLAINT Defendants. Docket No. 130

I. INTRODUCTION This is an environmental cleanup case brought by Plaintiff Casa Nido Partnership (“Casa Nido”) against several defendants, including Defendants Catherine O’Hanks (“O’Hanks”) and Sentry Insurance Company (“Sentry”). Casa Nido is the owner of the building in which O’Hanks operated a dry-cleaning business from 1960 to 1992. See Docket No. 88 (“SAC”). Sentry issued an insurance policy to O’Hanks with Casa Nido listed as an “Additional Insured.” Id. Casa Nido alleges O’Hanks, while operating the facility, released Tetrachloroethylene (“PCE”) onto the floor and into the groundwater below the facility, for which Casa Nido spent hundreds of thousands of dollars remediating. Id. Casa Nido alleges it is entitled to indemnification and contribution from O’Hanks under the federal Comprehensive Environmental Response, Compensation, and Liability Act (“CERCLA”). Id. O’Hanks counter-claimed against Casa Nido. See Docket No. 51 (“CC”). In response, Casa Nido sent a Tender of Defense and Indemnity to Sentry, claiming Sentry has a duty to defend Casa Nido against O’Hanks’s counter-claim. SAC ¶¶ 34–40. In a letter sent to Casa Nido on March 25, 2021, Sentry informed Casa Nido that it determined it has no duty to defend or indemnify. Id.; see also Docket No. 64, Ex. E (“Denial Letter”). Casa Nido claims that Sentry’s denial of coverage constitutes breach of contract and a breach of the covenant of good faith and fair dealing. SAC ¶¶ 97–100, 103–14. Sentry filed a motion to dismiss Casa Nido’s breach of contract claim, which the Court denied. See Docket No. 104 (“MTD Order”). Now pending is Casa Nido’s motion for leave to file a third amended and supplemental complaint. See Docket No. 130 (“TAC Mot.”); Docket No. 130-1 Ex. A (“Proposed TAC”). Casa Nido seeks to add allegations that Sentry breached the covenant of good faith and fair dealing. Sentry argues the proposed amendments are futile because the allegations are legally and factually incorrect. See Docket No. 131 (“Opp.”). Sentry further argues the proposed supplemental allegations are prejudicial because they involve activity protected by California’s anti-SLAPP statute. See id. The Court does not analyze Sentry’s anti-SLAPP argument as each of Casa Nido’s disputed amendments and supplements are denied as futile.1 A. Sentry’s Motion to Dismiss Previously, Sentry moved to dismiss Casa Nido’s first amended complaint (“FAC”), arguing its policy did not apply to the pollution at issue. See Docket No. 71 (“FAC Reply”). The basic Sentry policy excludes coverage of property damage caused by pollution. See Docket No. 74-1 (“Sentry Policy”) § (B)(1)(f). However, Casa Nido has additional coverage through a Dry Cleaners Endorsement (“DCE”). See id. § (II)(M). The DCE provides an exception to the pollution exclusion:

1. The pollution liability exclusion (B.1.f.) does not apply to “bodily injury” or “property damage” covered by the following paragraph. 2. This insurance applies to “bodily injury” or “property damage” arising from the actual, alleged or threatened discharge, dispersal, release or escape of pollutants.

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