Casa Nido Partnership v. Kwon

CourtDistrict Court, N.D. California
DecidedNovember 21, 2022
Docket3:20-cv-07923
StatusUnknown

This text of Casa Nido Partnership v. Kwon (Casa Nido Partnership v. Kwon) is published on Counsel Stack Legal Research, covering District Court, N.D. California primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Casa Nido Partnership v. Kwon, (N.D. Cal. 2022).

Opinion

1 2 3 4 UNITED STATES DISTRICT COURT 5 NORTHERN DISTRICT OF CALIFORNIA 6 7 CASA NIDO PARTNERSHIP, Case No. 20-cv-07923-EMC

8 Plaintiff, ORDER DENYING PLAINTIFF’S 9 v. MOTION FOR LEAVE TO FILE THIRD AMENDED AND 10 JAE KWON, et al., SUPPLEMENTAL COMPLAINT 11 Defendants. Docket No. 130

13 I. INTRODUCTION 14 This is an environmental cleanup case brought by Plaintiff Casa Nido Partnership (“Casa 15 Nido”) against several defendants, including Defendants Catherine O’Hanks (“O’Hanks”) and 16 Sentry Insurance Company (“Sentry”). Casa Nido is the owner of the building in which O’Hanks 17 operated a dry-cleaning business from 1960 to 1992. See Docket No. 88 (“SAC”). Sentry issued 18 an insurance policy to O’Hanks with Casa Nido listed as an “Additional Insured.” Id. Casa Nido 19 alleges O’Hanks, while operating the facility, released Tetrachloroethylene (“PCE”) onto the floor 20 and into the groundwater below the facility, for which Casa Nido spent hundreds of thousands of 21 dollars remediating. Id. Casa Nido alleges it is entitled to indemnification and contribution from 22 O’Hanks under the federal Comprehensive Environmental Response, Compensation, and Liability 23 Act (“CERCLA”). Id. 24 O’Hanks counter-claimed against Casa Nido. See Docket No. 51 (“CC”). In response, 25 Casa Nido sent a Tender of Defense and Indemnity to Sentry, claiming Sentry has a duty to defend 26 Casa Nido against O’Hanks’s counter-claim. SAC ¶¶ 34–40. In a letter sent to Casa Nido on 27 March 25, 2021, Sentry informed Casa Nido that it determined it has no duty to defend or 1 indemnify. Id.; see also Docket No. 64, Ex. E (“Denial Letter”). Casa Nido claims that Sentry’s 2 denial of coverage constitutes breach of contract and a breach of the covenant of good faith and 3 fair dealing. SAC ¶¶ 97–100, 103–14. Sentry filed a motion to dismiss Casa Nido’s breach of 4 contract claim, which the Court denied. See Docket No. 104 (“MTD Order”). 5 Now pending is Casa Nido’s motion for leave to file a third amended and supplemental 6 complaint. See Docket No. 130 (“TAC Mot.”); Docket No. 130-1 Ex. A (“Proposed TAC”). Casa 7 Nido seeks to add allegations that Sentry breached the covenant of good faith and fair dealing. 8 Sentry argues the proposed amendments are futile because the allegations are legally and factually 9 incorrect. See Docket No. 131 (“Opp.”). Sentry further argues the proposed supplemental 10 allegations are prejudicial because they involve activity protected by California’s anti-SLAPP 11 statute. See id. The Court does not analyze Sentry’s anti-SLAPP argument as each of Casa 12 Nido’s disputed amendments and supplements are denied as futile.1 13 II. RELEVANT BACKGROUND 14 A. Sentry’s Motion to Dismiss 15 Previously, Sentry moved to dismiss Casa Nido’s first amended complaint (“FAC”), 16 arguing its policy did not apply to the pollution at issue. See Docket No. 71 (“FAC Reply”). The 17 basic Sentry policy excludes coverage of property damage caused by pollution. See Docket No. 18 74-1 (“Sentry Policy”) § (B)(1)(f). However, Casa Nido has additional coverage through a Dry 19 Cleaners Endorsement (“DCE”). See id. § (II)(M). The DCE provides an exception to the 20 pollution exclusion:

21 1. The pollution liability exclusion (B.1.f.) does not apply to “bodily injury” or “property damage” covered by the following paragraph. 22 2. This insurance applies to “bodily injury” or “property damage” 23 arising from the actual, alleged or threatened discharge, dispersal, release or escape of pollutants. 24

25 1 Though it does not address the merits, the Court notes its concern with the use of an anti-SLAPP claim in this context. The Ninth Circuit has decided numerous conflicts between California’s anti- 26 SLAPP statute and the Federal Rules of Civil Procedure. See, e.g., CoreCivic, Inc. v. Candide Grp., LLC, 46 F.4th 1136, 1140–41 (9th Cir. 2022). In each, the Ninth Circuit has opted to apply 27 the anti-SLAPP statute. See id. However, Sentry seeks to invoke the anti-SLAPP statute in 1 Id. §§ (II)(M)(1) –(2). 2 Even so, the Sentry policy only covers pollution-based property damage “[t]hat occurs 3 during the policy period,” id. § (A)(1), and the DCE explains that “[f]or purposes of pollution 4 liability…” property damage “occurs” when it “first manifests itself.” Id. §§ (II)(M)(1)-(2). In 5 denying coverage, Sentry asserted that the California Supreme Court, in Montrose Chem. Corp. v. 6 Admiral Ins. Co., 10 Cal.4th 645, 674 (1995), defined “manifest” as “that point in time when 7 appreciable damage occurs and is or should be known to the insured, such that a reasonable 8 insured would be aware that his notification duty under the policy has been triggered.” MTD 9 Order at 2. Thus, because Casa Nido’s FAC alleged the property damage was not and should not 10 have been known to Plaintiff prior to 2016—twenty-six years after the Policy expired on August 11 15, 1990—Sentry determined that the pollution did not manifest in the policy period, and therefore 12 the policy did not apply to Casa Nido. See FAC Reply at 8; see also Docket No. 108 at 8–10 13 (“Hr’g Tr.”). 14 Casa Nido opposed dismissal of the FAC on three grounds. First, Casa Nido argued that 15 Sentry misinterpreted Montrose because the Montrose court specifically rejected the 16 “manifestation” standard in favor of the alternative “continuous injury trigger” theory. MTD 17 Order at 1. Second, Casa Nido argued Montrose was in the first party context, and therefore 18 inapplicable to its tender for defense in the third-party context. See Hr’g Tr. at 8–10. Third, Casa 19 Nido argued that the Montrose definition of the manifestation trigger did not apply because the 20 Sentry policy predates Montrose, and a “plain reading of the DCE makes clear that manifestation 21 occurs at the time of discharge or release of pollutants, not at the time pollution was discovered.” 22 MTD Order at 2. 23 While the Court denied Sentry’s motion to dismiss, it did not do so because it agreed with 24 Casa Nido’s legal arguments. See MTD Order. Instead, the Court concluded that “Montrose is 25 inapposite because the California Supreme Court specifically noted that the insurance policy in 26 Montrose did not have language requiring manifestation. In contrast, the DCE explicitly states: 27 ‘For purposes of pollution liability…occurrence is the date on which…property damage first 1 whether that definition would be affected by a third-party or first-party insurance context. Id. at 2, 2 n.2. Rather, the Court denied dismissal because the FAC plausibly alleged breach of contract 3 under either definition. Id. at 2 (“These facts are sufficient for a plausible claim that there was 4 actual release within the policy period, as well as a plausible inference of appreciable damage 5 under Montrose’s known or should have known standard.”). 6 B. Casa Nido’s Proposed TAC 7 1. Proposed Amendments 8 Casa Nido seeks to amend its complaint by adding three arguments to its claim that Sentry 9 breached the covenant of good faith and fair dealing: (1) Sentry consciously misrepresented the 10 applicability of Montrose by claiming it “applied to third party claims…even though Montrose 11 specifically held that it only applied to first party claims”; (2) Sentry “critically and fundamentally 12 misrepresented the terms of its own policies” by denying coverage based on the extent of 13 pollution; and (3), Sentry interpreted the term “expenses” in the DCE as including “legal costs 14 incurred by Sentry pursuant to its duty to defend,” (thereby diminishing the sum available for 15 indemnification) despite the contrary holding in Okada v. MGIG Indemnity Corporation, 823 F.2d 16 276 (9th Cir. 1986). See Proposed TAC ¶¶ 111–15. 17 2.

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