Hupp v. Solera Oak Valley Greens Assn.

California Court of Appeal·Decided June 23, 2017·No. E065766·Published

Opinion

Filed 6/23/17 CERTIFIED FOR PUBLICATION

IN THE COURT OF APPEAL OF THE STATE OF CALIFORNIA FOURTH APPELLATE DISTRICT DIVISION TWO

ARISTEA HUPP, Plaintiff and Appellant, E065766 v. (Super.Ct.No. RIC1512779)

SOLERA OAK VALLEY GREENS OPINION ASSOCIATION et al.,

Defendants and Respondents.

APPEAL from the Superior Court of Riverside County. John D. Molloy, Judge.

Affirmed in part; reversed in part with directions.

Aristea Hupp, in pro. per., for Plaintiff and Appellant.

Richardson Harman Ober, Kelly G. Richardson, Theodore H. Dokko, Jonathan R.

Davis; Lewis Brisbois Bisgaard & Smith, Arthur K. Cunningham, Stephanie J. Tanada and Amy Wong for Defendants and Respondents.

I

INTRODUCTION

Plaintiff Aristea Hupp (Aristea) appeals judgment entered after the trial court granted defendants Solera Oak Valley Greens Association and City of Beaumont Animal Control Officer Jack Huntsman’s1 ex parte application to dismiss Aristea’s first amended complaint (FAC) under the vexatious litigant provision, Code of Civil Procedure section 391.7.2 Aristea contends the trial court’s order granting Solera’s ex parte application to dismiss deprived her of her due process rights to notice and an opportunity to be heard. Aristea also argues Solera waived its vexatious litigant defense by not raising it in its first responsive pleading. In addition, Aristea argues that under the Davis-Stirling Common Interest Development Act (Davis-Stirling Act),3 she is authorized to seek recovery of

1 The defendants named in Aristea’s first amended complaint, collectively referred to in this decision as “Solera,” include Solera Oak Valley Greens Association and its management company, board of directors, various employees, and contracted vendors, and City of Beaumont Animal Control Officer Jack Huntsman. The vexatious litigant proceedings in this action were brought by Solera Oak Valley Greens Association and Huntsman. Use of the name “Solera” in this regard refers to both of these defendants.

2Unless otherwise noted, all statutory references are to the Code of Civil Procedure. Section 397.1, subdivision (c), is referred to herein as section 397.1(c).

3 Civil Code sections 4000-6150, formerly Civil Code section 1350 et seq.

damages sustained by her son, Paul Hupp (Paul),4 from violations of Solera’s Covenants, Conditions and Restrictions (CC&Rs).

Before oral argument, this court requested the parties to provide supplemental briefing addressing the issue of whether the vexatious litigant statues, particularly section 391.7, can be applied to a complaint brought by a party who has not been declared a vexatious litigant, such as Aristea. As requested, both Aristea and Solera provided this court with supplemental briefing.5 We affirm the judgment of dismissal as to all claims alleged in the FAC which were brought by or for the benefit of Paul, on the ground he has been declared a vexatious litigant. Because Aristea has not been declared a vexatious litigant, the judgment of dismissal is reversed as to all claims in the FAC that are solely personal to Aristea. The trial court is directed on remand to order stricken from the FAC all allegations mentioning Paul and all claims benefiting or seeking recovery on behalf of Paul.

4Paul “graduated from law school but is not a practicing attorney.” (Hupp v. City of Walnut Creek (N.D. Cal. 2005) 389 F. Supp. 2d 1229, 1232, fn. 5.) This fact was disclosed at the hearing on Aristea’s motion for reconsideration on April 4, 2016, when Paul attempted to appear on behalf of Aristea.

5Aristea also filed a request for judicial notice of page 5 of the reporter’s transcript of the ex parte hearing on February 10, 2016. The language on page 5 is quoted in Aristea’s supplemental brief. Neither Aristea nor Solera included in the original record on appeal a reporter’s transcript of any of the relevant proceedings in this matter. Aristea’s request for judicial notice of page 5 of the hearing on February 10, 2016, is granted (Evid. Code, §§ 452, 459).

II

FACTS AND PROCEDURAL BACKGROUND On January 7, 2014, in an unrelated case, the Riverside County Superior Court entered an order declaring Paul Hupp a vexatious litigant under section 391. The court further ordered that Paul is required to “acquire a prefiling order from the supervising judge with each and every future filing of any complaint or petition as an In Pro Per Plaintiff, against any party, in any Court in California, upon a showing of evidence supporting claims as the judge may require.” Paul and Aristea’s Complaint Filed in the Federal District Court In August 2015, Aristea and her son, Paul, (the Hupps) filed a complaint, in propria persona, in the federal district court against Solera (case No. EDCV15-01693- VAP-SP). Defendant Solera Oak Valley Greens Association oversees a planned, gated, development in the City of Beaumont (the Solera property). The association is a California corporation that operates through a board of directors on behalf of its shareholders, which include all Solera property owners.

The Hupps alleged in their federal complaint the following facts. The Solera property has five entrances and six entry gates. Five of the gates are for residents and one entry gate is for guests. The resident gates are activated by remote control. The guest entry gate is not controlled by remote control and may require waiting in line for entry onto the Solera premises. Aristea owns two Solera properties.

At the end of 2014, Solera adopted a new rule added to Solera’s CC&Rs, which required pit bulls to be muzzled when walked on the common areas of the Solera

property. In November 2014, the Hupps notified Solera that they objected to the muzzle rule because the rule incorrectly stated pit bulls are a dog breed designated by the Centers for Disease Control and Prevention as “the most ‘dangerous’ dog” and therefore must be muzzled when on the Solera streets or common areas. The Hupps further asserted the muzzle rule failed to state how to determine if a dog was a pit bull, who would make that determination, and how the rule would be applied.

The Hupps’s federal complaint alleged that in December 2014, the Hupps, Solera board members, and management company employees met regarding enforcement of the muzzle rule against the Hupps. The Hupps stated Solera could not impose any rule, such as the muzzle rule, that singled out dogs by breed. Thereafter the Hupps continued to walk their dogs on the Solera property without a muzzle. Solera notified the Hupps that they were violating the muzzle rule. The Hupps responded by letter, objecting to the muzzle rule. In April 2015, Solera imposed a $200 fine on Aristea for walking her dogs in violation of the muzzle rule. The Hupps informed Solera they objected to the fine and refused to pay it. Two hours before a discipline hearing on August 5, 2015, the Hupps emailed a letter to three Solera board members, stating that the muzzle rule was unlawful and that the Hupps were going to take legal action.

Five days after the hearing, Solera deactivated the Hupps’s entrance gate remote controls, preventing the Hupps from entering the Solera property through the five gates operated by remote control. The Hupps refer to this action by Solera as the “lock out.” As a consequence of the lock out, the Hupps were required to enter the Solera property through the gate used by guests. This required the Hupps to wait in line to enter.

The Hupps’s federal complaint included causes of action for violation of their civil rights and due process rights under the constitution and the Civil Rights Act (42 U.S.C. § 1983). The Hupps requested declaratory and injunctive relief regarding the “lock out” and against the “muzzle rule.” The complaint also included causes of action for defamation of the Hupps and their dogs, and intentional infliction of emotional distress.

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