Hollywood Garden v. Li CA2/1

CourtCalifornia Court of Appeal
DecidedMarch 25, 2024
DocketB322003
StatusUnpublished

This text of Hollywood Garden v. Li CA2/1 (Hollywood Garden v. Li CA2/1) is published on Counsel Stack Legal Research, covering California Court of Appeal primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Hollywood Garden v. Li CA2/1, (Cal. Ct. App. 2024).

Opinion

Filed 3/25/24 Hollywood Garden v. Li CA2/1 NOT TO BE PUBLISHED IN THE OFFICIAL REPORTS California Rules of Court, rule 8.1115(a), prohibits courts and parties from citing or relying on opinions not certified for publication or ordered published, except as specified by rule 8.1115(b). This opinion has not been certified for publication or ordered published for purposes of rule 8.1115.

IN THE COURT OF APPEAL OF THE STATE OF CALIFORNIA

SECOND APPELLATE DISTRICT

DIVISION ONE

HOLLYWOOD GARDEN, LLC, B322003

Plaintiff and Respondent, (Los Angeles County v. Super. Ct. No. BC723015)

JI LI,

Defendant and Appellant.

APPEAL from a judgment of the Superior Court of Los Angeles County, Michael P. Linfield, Judge. Affirmed. InHouse Co. Law Firm, Alexander Chen and Katja M. Grosch for Defendant and Appellant. Fisher, Klein & Wolfe, David R. Fisher; Greines, Martin, Stein & Richland and Jeffrey Gurrola for Plaintiff and Respondent. _________________________ INTRODUCTION Hollywood Garden, LLC (Hollywood Garden or the LLC) sued its former managing member, Ji Li, for forging corporate documents to secretly encumber its sole asset, real property located on Hollywood Boulevard in Los Angeles (the Property), with a $4 million hard money loan. The loan’s onerous terms meant that after the LLC defaulted it eventually came to owe the lender more than $12 million in principal, interest, and late fees. Nearly three years into the case, Li’s counsel withdrew. Li then failed to appear for his deposition three times, including twice after being specifically ordered by the court to do so. The LLC moved for terminating sanctions, which the trial court granted, finding Li willfully and repeatedly failed to appear for deposition. After a prove-up hearing, the court entered a default judgment against Li, awarding the LLC $4 million plus prejudgment interest, costs, and attorney’s fees. Li appeals, contending that the court erred in granting terminating sanctions for various reasons, including that Li was not represented by counsel during the relevant period and made an 11th hour offer before terminating sanctions issued to appear for deposition. We conclude substantial evidence supports the trial court’s finding that Li purposefully failed to comply with multiple orders that he appear for deposition, and that the court acted within its discretion in imposing terminating sanctions. Li also contends we should reverse the default judgment because it resulted in a duplicative recovery for another LLC member, Kai Hou Liang, who had recovered his own judgment against Li in a prior lawsuit. We find no merit in Li’s claim of duplicative recovery, and therefore affirm.

2 FACTUAL AND PROCEDURAL BACKGROUND A. The Agreement to Fund the LLC and the Unauthorized $4 Million Loan In March 2016, Li, Liang, and a third individual, Yong Bai, agreed to invest in the LLC for the purpose of purchasing and developing the Property. The Property’s purchase price was $9.5 million. The parties executed two agreements—a “Framework Agreement” and an LLC “Operating Agreement.” Both agreements provided that Liang would invest $7.3 million, Li would invest $4.7 million, and Bai would invest $1.3 million, and based on these investments Liang would own 51 percent of the LLC, Li would own 40.3 percent, and Bai would own 8.7 percent. The parties agreed the LLC would use the invested funds to purchase the Property free and clear of any liens, and then to develop it. Liang made his initial $5.48 million investment.1 However, neither Li nor Bai made their promised investments. Instead, in March and April 2016, Li used Liang’s investment to make two non-refundable deposits on the Property totaling $4.8 million. Then, in May 2016, Li secretly obtained a $4 million hard money loan from Lone Oak Fund, LLC (Lone Oak), secured by the Property, to complete the purchase along with additional money diverted from Liang’s investment. Li obtained the loan in the LLC’s name without Liang’s knowledge or consent, and forged Liang’s signature on a corporate resolution authorizing the loan.

1 The Framework Agreement provided that the funding would be made in phases, with Liang contributing $5.48 million as his first “installment.”

3 The loan required the LLC to make monthly interest payments calculated at an annual rate of 7.9 percent, and to repay the principal and pay all accrued interest by the “[m]aturity [d]ate” of April 30, 2017. In the event of default, the interest rate increased to 24 percent. In addition, the loan provided for a late charge of 10 percent on any amount of interest or principal not paid within 10 days of the applicable due date. The purchase transaction closed in May 2016. As part of the transaction, Li caused the LLC to pay $120,035 in origination fees and points to Lone Oak and a loan broker. Li then caused the LLC to make interest payments on the loan. The LLC did not have sufficient funds to pay off the loan by the maturity date, so in April 2017 Li agreed with Lone Oak to extend the loan’s maturity date for one year, to April 30, 2018, with a modified interest rate of 8.1 percent. Li caused the LLC to pay Lone Oak $50,000 for the modification. In July 2017, having discovered what Li had done, the other LLC members voted to remove him as manager. When the loan came due in May 2018,2 the LLC defaulted. As a result, the 24 percent interest rate became applicable and late payment fees began to be imposed. B. Liang Sues Li and Bai On June 15, 2018, Liang filed the Liang v. Li lawsuit against Li and Bai for fraud and related claims. After trial, a jury found in Liang’s favor. The trial court imposed a constructive trust on Li’s ownership interest in the LLC as a remedy for his unjust enrichment in owning a share of the LLC

2 Another company, BCP, Inc., purchased the loan from Lone Oak on April 2, 2018, prior to the extended maturity date.

4 despite not contributing his promised investment. Following an appeal, Liang ultimately was awarded $2 million in compensatory damages and $200,000 in punitive damages; we also affirmed the constructive trust transferring Li’s LLC membership interest to Liang. (Liang v. Li (Nov 10, 2022, B305549) [nonpub. opn.].) The $2 million amount compensated Liang for being fraudulently induced to invest $5.48 million in the LLC and, as a result, losing the opportunity to invest that money elsewhere and obtain a profit; the award compensated Liang for the loss of use of his investment money through the time of trial, which took place in August 2019. C. The LLC Sues Li The LLC filed a separate lawsuit against Li and Bai on September 24, 2018. It asserted claims for breach of the Operating Agreement, breach of the covenant of good faith and fair dealing, breach of fiduciary duty, and declaratory relief. The LLC alleged that it was still in default on the loan and had incurred damages of “at least” $7,019,000. As the constructive trust remedy had not yet been imposed, the LLC also sought a declaration that Li and Bai held no membership interest in the LLC because they had failed to make their promised capital contributions. Li filed an answer on February 19, 2019.3

3 Bai did not respond to the complaint and the court entered his default on April 9, 2019. The LLC’s claims against Bai are not at issue in this appeal.

5 D. Li Repeatedly Fails to Appear for His Deposition On August 10, 2021, Li’s attorneys, Park & Lim, filed a motion to be relieved as counsel in the LLC’s lawsuit. The motion was set for hearing on September 10, 2021. At that point, trial was scheduled for February 14, 2022. On August 24, 2021, the LLC served Li, through his counsel, with a notice of his deposition for September 14, 2021.4 Li did not object to the notice. On September 10, 2021, the trial court granted Park & Lim’s motion to be relieved.

Free access — add to your briefcase to read the full text and ask questions with AI

Related

Crocker National Bank v. City & County of San Francisco
782 P.2d 278 (California Supreme Court, 1989)
Mangini v. Aerojet-General Corp.
230 Cal. App. 3d 1125 (California Court of Appeal, 1991)
Crummer v. Beeler
185 Cal. App. 2d 851 (California Court of Appeal, 1960)
Caryl Richards, Inc. v. Superior Court
188 Cal. App. 2d 300 (California Court of Appeal, 1961)
Barton v. New United Motor Manufacturing, Inc.
43 Cal. App. 4th 1200 (California Court of Appeal, 1996)
Miranda v. 21st Century Insurance
12 Cal. Rptr. 3d 159 (California Court of Appeal, 2004)
Doppes v. Bentley Motors, Inc.
174 Cal. App. 4th 967 (California Court of Appeal, 2009)
Collisson & Kaplan v. Hartunian
21 Cal. App. 4th 1611 (California Court of Appeal, 1994)
Nguyen v. Calhoun
129 Cal. Rptr. 2d 436 (California Court of Appeal, 2003)
Newland v. Superior Court
40 Cal. App. 4th 608 (California Court of Appeal, 1995)
Rappleyea v. Campbell
884 P.2d 126 (California Supreme Court, 1994)
Tavaglione v. Billings
847 P.2d 574 (California Supreme Court, 1993)
Lopez v. Watchtower Bible & Tract Society of New York, Inc.
246 Cal. App. 4th 566 (California Court of Appeal, 2016)
Osborne v. Todd Farm Service
247 Cal. App. 4th 43 (California Court of Appeal, 2016)
Creed-21 v. City of Wildomar
226 Cal. Rptr. 3d 532 (California Court of Appeals, 5th District, 2017)
Fierro v. Landry's Rest. Inc.
244 Cal. Rptr. 3d 1 (California Court of Appeals, 5th District, 2019)

Cite This Page — Counsel Stack

Bluebook (online)
Hollywood Garden v. Li CA2/1, Counsel Stack Legal Research, https://law.counselstack.com/opinion/hollywood-garden-v-li-ca21-calctapp-2024.