Eden Isle Marina, Inc. v. United States

89 Fed. Cl. 480, 80 Fed. R. Serv. 717, 2009 U.S. Claims LEXIS 297, 2009 WL 2783031
CourtUnited States Court of Federal Claims
DecidedAugust 28, 2009
DocketNo. 07-127C
StatusPublished
Cited by45 cases

This text of 89 Fed. Cl. 480 (Eden Isle Marina, Inc. v. United States) is published on Counsel Stack Legal Research, covering United States Court of Federal Claims primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Eden Isle Marina, Inc. v. United States, 89 Fed. Cl. 480, 80 Fed. R. Serv. 717, 2009 U.S. Claims LEXIS 297, 2009 WL 2783031 (uscfc 2009).

Opinion

RULING ON PLAINTIFF’S AMENDED MOTION TO COMPEL

SWEENEY, Judge.

Before the court in the above-captioned case is plaintiffs amended motion to compel. Plaintiff contends that defendant has not sufficiently responded to its discovery requests in a number of ways. For the reasons set forth below, the court grants in part and denies in part plaintiffs motion.

I. BACKGROUND

A. Factual History1

On June 15, 1995, plaintiff assumed an existing lease offered by the United States Army Corps of Engineers (“Corps”) to operate a marina on the Eden Isle Peninsula of Greers Ferry Lake, Arkansas. Am. Compl. ¶¶ 5, 10; Am. Compl. Ex. A. Plaintiff assumed the lease with the expectation of adding additional boat slips to the undeveloped portion of the leasehold, as permitted by the lease. Am. Compl. ¶¶ 13, 15. It had discussed its plans for improving and expanding the marina with the Corps prior to assuming the lease, and the Corps voiced no objections to its plans. Id. ¶¶ 17-18, 23. However, when plaintiff submitted its plans to the Corps after assuming the lease, it faced resistance from, among others, residents of the Eden Isle community. Id. ¶36. None of those opposed to plaintiffs plans was a party to the lease. Id. ¶¶ 38-40. Nevertheless, the Corps communicated with these individuals about plaintiffs plans, which, according to plaintiff, resulted in the interference with its right to develop its leasehold. Id. Specifically, plaintiff contends that the Corps predicated plaintiffs development plans upon the resolution of the nonparties’ concerns. Id. ¶¶46, 64. Ultimately, the Corps issued a cease-and-desist order to plaintiff directing that it halt all further development. Id. ¶¶ 57, 75.

Plaintiff was unable to develop its leasehold through 1999. Id. ¶¶ 60, 66. It appears that sometime in late 1998 or early 1999, the Corps claimed that plaintiff had breached the lease by placing docks in an unauthorized location. Id. ¶ 72. Plaintiff contends that the Corps used this allegation as leverage to force plaintiff to agree to a modification of the lease that required plaintiff to relinquish most of the undeveloped portion of the leasehold in exchange for (1) the lifting of the three-year-old cease-and-desist order; (2) a leasehold at Cove Creek comparable to the relinquished leasehold; (3) the Corps’ construction of an access road and marina infrastructure at Cove Creek; (4) an extension of [489]*489the term of the 1995 lease to 2023; and (5) allowing plaintiff to add a maximum of 192 boat slips at Eden Isle Marina. Id. ¶¶ 74-75. Plaintiff felt that it had no option but to accept the Corps’ offer. Id. ¶¶ 76-77, 83, 86. Accordingly, plaintiff and the Corps memorialized their agreement in a February 2, 1999 Memorandum of Understanding and, on April 22, 1999, executed (1) an agreement to cancel the 1995 lease and (2) a lease “[modification.” Id. ¶ 84; see Am. Compl. Exs. B, c.

For the next eight years, despite the Corps’ representations in the Memorandum of Understanding, the Corps did not construct an access road to Cove Creek. Am. Compl. ¶¶ 90 to 92-A, 95, 103-S(a) to (b). It was the position of the Corps that the Memorandum of Understanding required construction of the road only when Congress funded the project. Id. ¶ 91-A The Corps also advised that plaintiff alone bore the burden to procure funding for the project from its congressional representative. Id. ¶ 94. On three occasions — sometime around 2001 and again in 2003 and 2004 — plaintiff contacted the Engineer Inspector General concerning the Corps’ failure to construct an access road to Cove Creek as promised in the Memorandum of Understanding. Id. ¶¶ 101-02. The Engineer Inspector General did not respond to plaintiffs inquiries. Id. Subsequently, in or around August 2008, the Corps constructed a gravel access road to Cove Creek. Id. ¶ 103-S(h). More recently, plaintiff discovered that it would not be feasible to construct a marina at Cove Creek. Id. ¶¶ 103-S(e), - S(x).

B. Procedural History

Prior to instituting suit against the Corps, plaintiffs counsel performed due diligence by making “multiple” Freedom of Information Act (“FOIA”) requests to the Corps. Pl.’s Am. Mot. Compel & Br. Supp. (“Mot. Compel”) 6. Pursuant to these requests, in July 2006, plaintiffs counsel and a paralegal reviewed documents provided by the Corps at the Corps’ Little Rock District Office to select the pertinent documents for reproduction. Def.’s Opp’n Pl.’s Am. Mot. Compel Attach. (“Opp’n Compel Attach.”) A (affidavit of James R. Fisher) ¶ 3. Prior to making the documents available to plaintiffs counsel, the Corps’ Assistant District Counsel/FOIA officer, James R. Fisher, “reviewed documents from the Real Estate Branch, the Greers Ferry [Lake] Project Office, and documents related to an environmental assessment within the Greers Ferry Lake Project Office’s area.” Id. ¶¶ 1-3. Then, in October 2006, plaintiffs counsel and a paralegal reviewed documents at the Greers Ferry Lake Project Office, where they were met by Mr. Fisher and Sue Stone.2 Id. ¶ 3. In total, plaintiffs counsel requested photocopies amounting to “15 file boxes” worth of material. Id. Mr. Fisher required “several weeks” to review the photocopied documents and compile a record of the withheld materials before he provided them to plaintiffs counsel.3 Id. Mr. Fisher did not make a record of the photocopies that he provided to plaintiffs counsel. Id.

In addition to the FOIA requests, plaintiff obtained documents provided by the Corps to ATOKA, Inc., an environmental consulting firm engaged by plaintiff “to perform an environmental assessment at Eden Isle Marina.”4 Mot. Compel 25. Paula Boyd, an employee of ATOKA, Inc., visited both the Little Rock District Office and the Greers Ferry Lake Project Office, where the Corps provided her with the relevant files. Reply Compel Ex. A ¶¶ 4-5. Ms. Boyd selected the [490]*490pertinent documents, photocopied those documents, and removed the photocopies from the premises. Id. Ms. Boyd indicates that she “was not supervised during [her] review and copying of the documents at either office” and that “[n]o one from either office requested to review or indicated that they desired to review the documents [she] selected and copied before they could be released to [her].” Id. ¶ 6.

Plaintiff filed a complaint in this court on February 26, 2007, which it amended and supplemented on April 16, 2009, setting forth three claims for relief. First, plaintiff seeks rescission of the Memorandum of Understanding and the lease “[m]odification” due to (1) the Corps’ fraud, misrepresentations, and concealment; (2) the lack, failure, or inadequacy of consideration; (3) duress; and (4) mistake of fact. Am. Compl. ¶¶ 117-54. Second, plaintiff asserts a claim for breach of contract (in lieu of rescission), identifying the contract at issue as the combination of the 1995 lease assumption, the Memorandum of Understanding, and the 1999 lease “[m]odifi-cation.” Id. ¶¶ 155-59. In particular, plaintiff alleges an anticipatory breach, violation of implied duties, misrepresentation, and negligence. Id. ¶¶ 160-82. Third, plaintiff alleges a taking in violation of the Fifth Amendment and seeks compensation in an amount exceeding $18,000,000. Id.

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89 Fed. Cl. 480, 80 Fed. R. Serv. 717, 2009 U.S. Claims LEXIS 297, 2009 WL 2783031, Counsel Stack Legal Research, https://law.counselstack.com/opinion/eden-isle-marina-inc-v-united-states-uscfc-2009.