GRAYMOR PROPERTIES LLC v. BATTERY PROPERTIES, INC.

CourtDistrict Court, S.D. Indiana
DecidedSeptember 29, 2023
Docket1:23-cv-00754
StatusUnknown

This text of GRAYMOR PROPERTIES LLC v. BATTERY PROPERTIES, INC. (GRAYMOR PROPERTIES LLC v. BATTERY PROPERTIES, INC.) is published on Counsel Stack Legal Research, covering District Court, S.D. Indiana primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
GRAYMOR PROPERTIES LLC v. BATTERY PROPERTIES, INC., (S.D. Ind. 2023).

Opinion

UNITED STATES DISTRICT COURT SOUTHERN DISTRICT OF INDIANA INDIANAPOLIS DIVISION

GRAYMOR PROPERTIES LLC, ) ) Plaintiff, ) ) v. ) No. 1:23-cv-00754-JMS-TAB ) BATTERY PROPERTIES, INC. and ) CMW INTERNATIONAL, LLC, ) ) Defendants. ) ORDER Hazardous waste has contaminated certain real property located at 70 South Gray Street in Indianapolis, Indiana ("the Site"). This case concerns concurrent federal and state proceedings relating to who is liable for costs associated with cleaning up the Site. The Site's current owner, Plaintiff Graymor Properties LLC ("Graymor"), initiated this lawsuit ("the Federal Action") against Defendants Battery Properties, Inc. ("Battery Properties") and CMW International, LLC ("CMW") (collectively, "the Defendants"). Battery Properties is the legal successor to certain liabilities at the Site; CMW is a prior owner of the Site. Although Battery Properties and CMW are co-defendants in the Federal Action, they are adverse parties in concurrent state proceedings initiated several years ago in Marion Superior Court. Battery Properties, Inc. v. CMW Int'l, LLC, Case No. 49D13-1706-PL-022673 (Marion Super. Ct. 2017) ("the State Action"). In the State Action, Battery Properties initiated a lawsuit against CMW to determine who is liable for costs associated with cleaning up hazardous waste that has contaminated the Site. The Indiana Department of Environmental Management ("IDEM") has intervened in the State Action to protect the interests of Indiana. Alleging that the State Action and the Federal Action (collectively, "the Concurrent Actions") are parallel, Battery Properties has filed a Motion to Stay Under Colorado River. [Filing No. 25.] CMW joined in the Motion. [Filing No. 37.] The Motion is now ripe for the Court's review. I. BACKGROUND The following facts are set forth in record of the Federal Action and the public records of the State Action, of which the Court takes judicial notice. J.B. v. Woodard, 997 F.3d 714, 717 (7th Cir. 2021) (the Court can take "judicial notice of matters of public record, including court filings and documents from the ongoing state court proceedings incorporated into the federal complaint.") (citation omitted). Prior proceedings in this case span several years, so the Court recounts the background most relevant to deciding the Motion to Stay.

A. Industrial Operations Contaminate the Site For several decades in the 1900s, the Site was owned and operated by an entity called P.R. Mallory, which manufactured "batteries, electrical power devices, and solid-state components." [Filing No. 1 at 2-7.] The Site became contaminated with hazardous waste produced in the industrial operation. [Filing No. 1 at 2-7.] In the 1970s and 80s, some of P.R. Mallory's liabilities were transferred to Battery Properties, and the Site's ownership and operation were transferred to CMW. [Filing No. 1 at 13; Filing No. 26-1 at 4.] CMW continued industrial operations at the Site until approximately 2013. [Filing No. 26-1 at 4.] B. The State Action In 2014, Battery Properties discovered environmental contamination at the Site. [Filing No. 26-1 at 4.] In 2015, Battery Properties demanded contribution for costs associated with clean-

up. [Filing No. 26-1 at 4-5.] That same year, IDEM issued to CMW a Special Notice of Liability Letter and demanded an investigation and potential remediation. [Filing No. 26-1 at 4.] Meanwhile, CMW was allegedly engaging in efforts to settle with its insurance carriers "for less than [their insurance policies] were worth." [Filing No. 26-1 at 7-9.] Lacking sufficient insurance proceeds—and facing remediation costs worth potentially tens of millions of dollars—CMW risked falling short of covering its potential liability. [Filing No. 26-1 at 7-8.] To avoid being left "with no recourse," in 2017, Battery Properties initiated the State Action

against CMW and its member LLC in Marion Superior Court. [Filing No. 26-1 at 3, 8-9.] In the State Action, Battery Properties alleged that CMW caused or contributed to the "release of hazardous substances . . . into the subsurface soil and/or groundwater at and emanating from the Site," for which it is liable under Indiana's Environmental Legal Action Statute, Ind. Code § 13- 30-9-1, et seq. ("ELA") [Filing No. 26-1 at 10.] Alleging that CMW is largely "defunct," Battery Properties requested a restraining order and a receiver to prevent CMW from transferring its insurance-related assets. [Filing No. 26-1 at 1, 11, 14.] Later, IDEM intervened, joining Battery Properties in requesting a restraining order and a receiver. See IDEM's Motion to Intervene at 18- 20 (Sept. 20, 2017), in the State Action. CMW entered into a confidential Escrow Agreement with Battery Properties and agreed to stipulated permanent injunctive relief in favor of Battery

Properties and IDEM; to memorialize those agreements, the parties requested an order, which the court in the State Action granted. Stipulated Permanent Injunction Order at 1-2 (May 1, 2018), in the State Action. The Stipulated Permanent Injunction Order permanently enjoins CMW from dissipating any settlement proceeds from certain insurers and from engaging in settlement with certain other insurers, subject to conditions outlined in the Stipulated Permanent Injunction Order and the Escrow Agreement. Id. at 3-6. Eventually, CMW counterclaimed against Battery Properties, alleging a claim under ELA. [Filing No. 26-2 at 15.] C. The Federal Action In January 2023, CMW signed a purchase agreement to sell the Site to Graymor. [Filing No. 49-1 at 1-11.] A few months later, in May 2023, Graymor initiated this litigation against both CMW and Battery Properties. [Filing No. 1.] Graymor alleges multiple claims under multiple theories, including violations of ELA; violations of the Comprehensive Environmental Response, Compensation, and Liability Act ("CERCLA"); negligence; and negligence per se under ELA, CERCLA, and the Resource Conservation and Recovery Act ("RCRA") [Filing No. 1 at 16-20.]

Alleging that Graymor is potentially liable for cleanup costs, Battery Properties and CMW have each counterclaimed under CERCLA. [Filing No. 27 at 35-36 (Battery Properties); Filing No. 49 at 38-39 (CMW).] CMW adds a further counterclaim for breach of contract, alleging that Graymor's lawsuit is itself a violation of the terms of the Site's purchase agreement. [Filing No. 49 at 39-41.] Because the Federal Action and the State Action are concurrent proceedings, Battery Properties and CMW have moved to stay this Federal Action under the abstention doctrine of Colorado River. [Filing No. 25; Filing No. 37.]; Colorado River Water Conservation District v. United States, 424 U.S. 800 (1976). The Motion is ripe for the Court's consideration. II. LEGAL STANDARD "[T]he mere fact that an action is pending in state court ordinarily is no bar to parallel federal proceedings," "[b]ecause federal courts have a 'virtually unflagging obligation . . . to exercise the jurisdiction given them.'" LaDuke v. Burlington N. R.R. Co., 879 F.2d 1556, 1558 (7th Cir. 1989) (quoting Colorado River, 424 U.S. at 817)). Resting on principles of "wise judicial administration," Colorado River, 424 U.S. at 818, the Court's "task in cases such as this is not to

find some substantial reason for the exercise of federal jurisdiction"; rather, the Court's task is to "ascertain whether there exist 'exceptional' circumstances . . .

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GRAYMOR PROPERTIES LLC v. BATTERY PROPERTIES, INC., Counsel Stack Legal Research, https://law.counselstack.com/opinion/graymor-properties-llc-v-battery-properties-inc-insd-2023.