EAST BATON ROUGE PARISH SEWERAGE COMMISSION v. Banks

34 So. 3d 1166, 2010 WL 2104254
CourtLouisiana Court of Appeal
DecidedApril 1, 2010
Docket2009 CA 0107
StatusPublished

This text of 34 So. 3d 1166 (EAST BATON ROUGE PARISH SEWERAGE COMMISSION v. Banks) is published on Counsel Stack Legal Research, covering Louisiana Court of Appeal primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
EAST BATON ROUGE PARISH SEWERAGE COMMISSION v. Banks, 34 So. 3d 1166, 2010 WL 2104254 (La. Ct. App. 2010).

Opinion

EAST BATON ROUGE PARISH SEWERAGE COMMISSION AND THE PARISH OF EAST BATON ROUGE,
v.
JOCK BANKS, CHARRON BANKS, LON E. ROBERSON AND DOUG WELBORN, EAST BATON ROUGE PARISH CLERK OF COURT.

No. 2009 CA 0107.

Court of Appeals of Louisiana, First Circuit.

April 1, 2010.
Not Designated for Publication

MARY ROPER, LEO J. D'AUBIN, ROBERT H. ABBOTT, GWENDOLYN K. BROWN, Baton Rouge, Louisiana, Counsel for Plaintiffs-Appellees, East Baton Rouge Parish Sewerage, Commission and East Baton, Rouge Parish.

MILTON OSBORNE, Jr., JENARD M. YOUNG, Baton Rouge, Louisiana, Counsel for Defendant-Appellant, Lon E. Roberson.

V. CHARLES CUSIMANO, BARON M. ROBERSON, Baton Rouge, Louisiana, Counsel for Defendants-Appellees, Jock Banks and Charron Banks.

CYRUS J. GRECO, KARI A. BERGERON, CYNTHIA MORGAN AEDEE, Baton Rouge, Louisiana, Counsel for Defendant-Appellee, Doug Welborn, East Baton Rouge Parish, Clerk of Court.

Before: PARRO, KUHN, and McDONALD, JJ.

KUHN, J.

Plaintiffs-appellants, the East Baton Rouge Parish Sewerage Commission and the Parish of East Baton Rouge (collectively, "the Parish"), filed this suit against defendants, Jock Banks and his wife, Charron Banks ("the Bankses"); their attorney, Lon E. Roberson; and. Doug Welborn, in his capacity as East Baton Rouge Parish Clerk of Court ("the Clerk"). Charron Banks and her mother-in-law, Daisy M. Banks, were the record owners of property, which was the subject of an expropriation suit previously filed by the Parish. Roberson negotiated a settlement of the expropriation suit on behalf of the Bankses.

In the instant suit, the Parish seeks to recover a significant portion of funds that it had deposited in the registry of the Nineteenth Judicial District Court in conjunction with the expropriation suit. The Clerk disbursed the funds in question to Roberson, who then distributed the funds. After the Parish demanded the return of the funds to no avail, it filed this suit.[1] The trial court found all parties to be negligent, assessed comparative fault, and recognized a bankruptcy discharge in favor of the Bankses, absolving them from payment of their liability in these proceedings. Based on these findings, the trial court rendered judgment in favor of the Parish and against Roberson and the Clerk. Roberson appealed, and the Clerk answered the appeal. We reverse in part, amend in part, and as amended, affirm in part.

I. PROCEDURAL AND FACTUAL BACKGROUND

To accomplish the expansion of a wastewater treatment plant, the Parish and one of its contractors, Bob Brothers Construction Co., L.L.C. ("Boh Bros."), began negotiations with the Bankses to relocate the house in which they resided, which was located at 10035 Avenue M in Baton Rouge, Louisiana.[2] The Parish planned to acquire the property by either purchasing it or by expropriating it. The highest appraisal obtained for the property and improvements was $50,000.00.

Aubrey McCleary, counsel for Boh Bros., testified that the first meeting with the Bankses to discuss acquisition of the property was held in Roberson's office in June 1997. According to the testimony of McCleary and Jacques Saucier, a Boh Bros. employee and the project manager for the expansion project, Bob Bros. needed the Bankses' house moved quickly so its project with the Parish would not be delayed, and it offered $45,000.00 in funds to facilitate the purchase of another lot on which the Bankses' house could be relocated.[3] McCleary testified that Roberson represented the Bankses in a heated negotiation regarding this proposal. Saucier testified that Roberson did most of the talking at this meeting.

On June 25, 1997, Roberson made a counter offer on the Bankses' behalf, wherein they sought to have Boh Bros. bear the cost of purchasing a "new lot," moving the house to the new lot, "[paying] the remaining mortgage on the property [sought to be expropriated] ... which is approximately $70,866.00," and paying for other improvements, with a total cost to Boh Bros. of $102,296.00. Bah Bros. responded by letter, instructing Roberson to direct his correspondence to the Parish.

In a July 14, 1997 letter from Larry D. Book, Special Assistant Parish Attorney, addressed to Daisy Banks and Charron Banks, but sent to the care of Roberson, the Parish advised that it intended to expropriate the Avenue M property, and it set forth the appraisal information pertaining to the land and all improvements. The letter further advised that if all improvements were removed by August 5, 1997, the Parish would expropriate only the land. On July 28, 1997, the Parish filed a petition to expropriate the Avenue M property and deposited $50,000.00 in the court registry.

Subsequent negotiations were held at McCleary's office, with Roberson representing the Bankses. Book testified that the Bankses were ultimately presented with two options: 1) receive $50,000.00 in compensation for the land and improvements located thereon; or 2) relocate the house and retain ownership, with Boh Bros. agreeing to pay to relocate the house on another lot purchased in the name of the Bankses and to make other improvements, such as lot clearing, landscaping, and installation of a driveway.[4] If the latter option were chosen, the Parish would expropriate the land only, which was valued at $13,500.00.

On August 12, 1997, the Bankses, Daisy Banks, and a Boh Bros. representative signed an agreement regarding the relocation of the house in question, which provided that Boh Bros. would: 1) advance $15,000.00, plus closing costs to permit the Bankses to buy two lots in Monteray Subdivision; 2) advance moving costs in the amount of $11,000.00, plus start-up and living expenses; 3) provide the legal work to obtain the release of the mortgage on the Avenue M property and to substitute security on the Monteray property; and 4) pay a balance of $45,000.00 less all itemized expenses and all attorneys' fees and costs. In return, the Bankses and Daisy Banks agreed they would complete the sale of the Avenue M property to the Parish and execute other related legal documents.

On August 21, 1997, Book sent a letter to Celestine Jemison, an employee of the Clerk's office, who handled matters pertaining to the Clerk's registry account. The letter advised Jemison that "no money should be released [in the expropriation suit] unless a Joint Petition with [the Office of the Parish Attorney] has been filed." The letter further advised:

Mrs. Daisy Banks has filed Chapter 7 Bankruptcy and the trustee [of the Estate of Daisy Banks], Ms. Samera Abide, should now be considered the owner of all of [Daisy Banks'] interest in the money."... Mrs. Banks has moved the improvements off of the lot and we will shortly be filing an Amended Petition to reduce the amount of compensation to which she is entitled to not more than ... [$13,500.00] and will ask that any sums in excess of that amount be released from the Registry of the Court back to the Parish ....

On October 24, 1997, Jock, Charron, and Daisy Banks signed a "Receipt and Release" document, which acknowledged: 1) their agreement with Boh Bros.; 2) Boh Bros. either paid to them or paid on their behalf $45,000.00; and 3) they were obligated to complete the sale of the Avenue M property and related legal documents. Roberson witnessed their signatures on this document.

Thereafter, the Parish filed an amended petition in the expropriation suit, which named as additional defendants, Jock Banks and Abide, in her capacity as bankruptcy trustee.

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Bluebook (online)
34 So. 3d 1166, 2010 WL 2104254, Counsel Stack Legal Research, https://law.counselstack.com/opinion/east-baton-rouge-parish-sewerage-commission-v-bank-lactapp-2010.