Housing Authority of Monterey County v. Jones

30 Cal. Rptr. 3d 676, 130 Cal. App. 4th 1029, 2005 Daily Journal DAR 7978, 2005 Cal. App. LEXIS 1036
CourtCalifornia Court of Appeal
DecidedJune 29, 2005
DocketH027830
StatusPublished
Cited by2 cases

This text of 30 Cal. Rptr. 3d 676 (Housing Authority of Monterey County v. Jones) 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
Housing Authority of Monterey County v. Jones, 30 Cal. Rptr. 3d 676, 130 Cal. App. 4th 1029, 2005 Daily Journal DAR 7978, 2005 Cal. App. LEXIS 1036 (Cal. Ct. App. 2005).

Opinion

*1031 Opinion

WALSH, J. *

A defendant in a limited-jurisdiction commercial unlawful detainer case made a pretrial motion for a trial continuance and resisted a discovery protective order in order to pursue his defense that he was the victim of a governmental talcing without compensation. After rulings against him, defendant proceeded to trial before a different judge, where he again lost. Defendant appealed the judgment to the superior court appellate division. Over defendant’s objection, the judge who decided the pretrial motions against him sat on the appellate division panel and joined in the decision affirming the judgment for the plaintiff.

In a partially published opinion, the appellate division concluded that Code of Civil Procedure sections 170.1, subdivision (b) (section 170.1(b)) and 170.5, subdivision (f), * 1 did not require the judge’s disqualification from the panel because, under these sections, the pretrial proceeding heard by the judge was not the same “proceeding” that was the subject of the appeal. The opinion cited concerns of small counties in maintaining the capacity to adequately fill assignments on both limited-jurisdiction calendars and the superior court’s appellate division, and it noted the particular judge’s unqualified expression of her ability to be fair and impartial in this case.

We conclude that, while this limited analysis of one aspect of section 170.1 was legally correct on this record, it stopped short of applying this controlling statute in its entirety. The judge’s disqualification from the appellate division panel was compelled, not by application of subdivision (b) of this section, nor as the result of an actual conflict nor any doubts about her integrity, but rather because of the proscriptions of subdivision (a)(6)(C), which are aimed at the need to avoid even the appearance of impropriety—-specifically, that a person aware of the judge’s prior involvement in the case “might reasonably entertain a doubt that the judge would be able to be impartial.” We therefore reverse the appellate division’s decision.

Background

1. Proceedings in the Superior Court

In 1992, plaintiff Housing Authority of the County of Monterey (Housing) leased kitchen space on a month-to-month basis to a commercial, for-profit caterer, defendant Michael Jones, doing business as A Moveable Feast *1032 (Jones). Though Jones himself was an ordinary commercial tenant, the leased space was located within Rippling River, a residential facility for Monterey County seniors and low-income and disabled residents, which was owned and operated by Housing.

The parties entered into an addendum to the lease in 2000. That same year, the county’s department of health contacted Housing by letter. The letter was a notice of zoning violation, which stated that commercial uses were not permitted on the property, and that Jones’s kitchen operation violated the local zoning ordinance and the conditional use permit issued for the property. It is not clear from the record whether Housing immediately did anything in response to the letter, but the department of health sent Housing another letter in 2003 regarding the same zoning violation. This letter referenced a prior period of voluntary compliance which had not been achieved, and it set a 90-day deadline by which Jones’s commercial kitchen had to be removed from the premises.

Housing, as a public agency, apparently did not have the resources to seek appropriate variances to address the zoning violation. It decided at that point that it would be more economical to close Rippling River, which was by then at the end of its useful life, and build a new residential senior complex. Housing then made informal attempts with Jones to end the tenancy prior to the 90-day deadline imposed by the health department.

When informal efforts failed, Housing initiated an unlawful detainer action. Because the amount in controversy was less than $25,000 and all the other statutory criteria were met, the matter was classified and filed as a superior court limited-jurisdiction case under sections 85 and 86, subdivision (a)(4).

Within eight days of the filing of the complaint, Jones answered. His answer alleged an affirmative defense of “inverse condemnation.” He contended that Housing had not made any effort to cure the zoning violation, that it could have done so easily, and that Housing had intentionally refused to do so in order to evict him on a pretext and sell the property, without paying him statutory relocation expenses under Government Code section 7260 and the value of his goodwill—all of which, he alleged, amounted to a governmental taking without compensation.

Two days later, Housing requested that the matter be immediately set for trial. Jones countered that request by asking for a later trial date to allow him to complete discovery that he had propounded on a range of topics. Those topics included the applicability of Government Code sections 7261 and *1033 7262, which concern entitlement to relocation benefits for persons and businesses displaced “as a direct result of programs or projects undertaken by a public entity.” (Gov. Code, § 7260.5, subd. (b).) Despite Jones’s request, a short-cause court trial was set to take place exactly one month from the date the complaint was filed.

A few days after the setting of the trial date, Jones moved for a continuance based on the asserted complexity of the issues and his need to complete discovery, including with respect to his “affirmative defense” of inverse condemnation and his right to government relocation benefits. Housing .opposed the motion, noting that unlawful detainer is an expedited summary form of proceeding under section 1159 et seq. to enable a property owner to quickly recover possession of a premises wrongfully held. Housing also countered with its own motion for a protective order to prevent Jones from conducting discovery that it considered irrelevant to and legally beyond the scope of the circumscribed unlawful detainer issues that center on the right to possession of the subject premises. As part of its motion, Housing specifically sought to limit any discovery with respect to the application of Government Code sections 7261 and 7262, part of Jones’s “inverse condemnation” defense.

Judge Kay T. Kingsley concurrently heard both pretrial motions. The minute order from the hearing recorded that Judge Kingsley “state[d] for the record [her] understanding of the facts for trial.” The minute order further reflected that Judge Kingsley denied Jones’s motion to continue the trial and granted, in part, Housing’s motion for a protective order as to issues that included conversations as to “zoning,” among other things. The minute order finally related that the court had “not made any ruling as to plaintiff’s case in chief or defendant’s affirmative defenses.” But central to the grant of the discovery protective order was Judge Kingsley’s implicit legal judgment on the permitted scope of the unlawful detainer action and Housing’s right to eliminate Jones’s affirmative defenses from the matters in issue.

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Cite This Page — Counsel Stack

Bluebook (online)
30 Cal. Rptr. 3d 676, 130 Cal. App. 4th 1029, 2005 Daily Journal DAR 7978, 2005 Cal. App. LEXIS 1036, Counsel Stack Legal Research, https://law.counselstack.com/opinion/housing-authority-of-monterey-county-v-jones-calctapp-2005.