Jarvis v. Jarvis

CourtCalifornia Court of Appeal
DecidedMarch 19, 2019
DocketH044930
StatusPublished

This text of Jarvis v. Jarvis (Jarvis v. Jarvis) 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
Jarvis v. Jarvis, (Cal. Ct. App. 2019).

Opinion

Filed 3/19/19 CERTIFIED FOR PUBLICATION

IN THE COURT OF APPEAL OF THE STATE OF CALIFORNIA

SIXTH APPELLATE DISTRICT

JAMES ALVIN JARVIS, Individually and H044930 as Trustee, etc., (Monterey County Super. Ct. No. 16CV002928) Plaintiff and Respondent,

v.

TODD HENRY JARVIS et al.,

Defendants and Appellants.

Appellant Jarvis Properties is a limited partnership that owns a two-acre parcel of land. Its two general partners—appellant Todd Henry Jarvis and respondent James Alvin Jarvis (brothers)—each own a 50 percent interest in the partnership, which is less than the majority consent required to act on behalf of the partnership (Corp. Code, § 15904.06, subd. (a)). The general partners cannot agree on what to do about the two-acre parcel and their partnership agreement does not address the question of what occurs in the event of a decision-making deadlock. They have, therefore, turned to the courts. James Jarvis filed an action for partition by sale, naming Todd Jarvis and Jarvis Properties as defendants.1 Todd hired a lawyer to represent him in the partition action; he also hired a separate lawyer, William Roscoe, III, to represent the partnership. Both Todd and the partnership filed demurrers. James objected to having Roscoe represent the partnership and filed a motion to disqualify Roscoe on the ground that Roscoe was not authorized to act by the requisite majority of the general partners. James was concerned that Roscoe—who took the position that he was not subject to the direction of either

1 For ease of reference, we will refer to the brothers by their first names. partner and was being paid by Todd—was not acting in the best interests of the partnership and would run up unnecessary litigation costs and deplete the partnership’s limited assets, to the detriment of the partnership. The trial court granted the motion to disqualify Roscoe, dismissed the partnership’s demurrer, and overruled Todd’s demurrer. Both Todd and the partnership appeal the order disqualifying Roscoe and dismissing the partnership’s demurrer.2 We conclude the trial court did not err as a matter of law when it granted the motion to disqualify Roscoe in the circumstances of this case. Finding no abuse of discretion, we will affirm the order disqualifying Roscoe.

I. FACTS AND PROCEDURAL HISTORY

A. Description of Property at Issue and Litigation Involving the Property The parties and the property at issue are well known to this court. After their father’s death in 1996, Todd and James were the beneficiaries of certain family trusts. Litigation ensued in Monterey County, and the brothers entered into an agreement in 1998 as part of a court-supervised settlement of their dispute concerning the family trusts. In 2004, Todd and James amended the trust and named John McDonnell (a trust attorney) as the court-appointed trustee. The trust’s primary assets consisted of real property in Salinas: the Jarvis Ranch (333.5 acres of farmland on the west side of Highway 101) and two parcels that are adjacent to one another (three acres in a residential area on the east side of Highway 101). One of the two smaller parcels is the subject of this appeal. The trust allowed either beneficiary to object to certain proposed actions by the trustee, followed by court authorization. Todd filed several such proceedings in Monterey County Superior Court. Between 2010 and 2018, the trust litigation resulted in the filing

Todd has not appealed the order overruling his demurrer. “An order overruling a 2

demurrer is not directly appealable, but may be reviewed on appeal from the final judgment. [Citation.]” (Casterson v. Superior Court (2002) 101 Cal.App.4th 177, 182.)

2 of three appeals and four writ petitions in this court.3 The trust litigation was resolved by confidential settlement in late 2018. This appeal arises out one of two partition actions that were filed in 2016 involving the two parcels on the east side of Highway 101. The first parcel, which is “just over [one] acre” in size, is located at 2357 North Main Street in Salinas in an area that is predominantly residential. According to James, this parcel “has an irregular shape which hampers its development prospects unless coupled with” the adjacent parcel. The first parcel is currently improved with three older houses, a garage, and a water tower, all of which “suffer from a great deal of deferred maintenance.” The parties refer to this parcel as the “Improved Property,” and we adopt that designation. Todd and James (individually and as trustee of two trusts) own the Improved Property as tenants in common. The second parcel is located immediately adjacent to the Improved Property on North Main Street. The parties refer to this parcel as the “Adjacent Property,” and we shall do the same. The Adjacent Property is two acres in size; it is vacant land and allegedly provides no income. James alleges it is “more rectangular in shape which helps to make the two properties as a whole far more developable.” For ease of reference, we shall refer to the Improved Property and the Adjacent Property combined as the “Two Parcels.”

3 The three appeals arising out of the trust litigation (Monterey County Superior Court case No. P31598) are McDonnell v. Jarvis (Feb. 24, 2012, H035553) [nonpub. opn.]; McDonnell v. Jarvis (Oct. 23, 2013, H036490) [nonpub. opn.]; and McDonnell v. Jarvis (June 30, 2014, H037704) [nonpub. opn.]. On our own motion, we take judicial notice of this court’s opinions in the prior appeals. (Evid. Code, § 452, subd. (d)(1).) Our summary of the factual and procedural background includes some information that we have taken from those opinions. The writ petitions arising out of the trust litigation are case numbers H037406, H043655, H043728, and H045993. Todd was the petitioner in each case, and in each case, the petition was denied.

3 The Two Parcels were once owned by James and Todd’s parents, James A.P. Jarvis (Father) and Marjorie Todd Jarvis (Mother). In December 1986, Father, Mother, and James formed a limited partnership known as Jarvis Properties (hereafter sometimes “the Partnership”). Father was the general partner and Father, Mother, and James were the limited partners. The purpose of the limited partnership was to “engage in the investment in real property” and its primary asset was the Adjacent Property. Ownership of the Partnership changed over time. At all times relevant to this dispute, Todd and James each owned 50 percent of the general and limited partnership interests in Jarvis Properties.4 The Partnership owns the Adjacent Property. During much of the trust litigation, the Two Parcels were “wholly controlled” by the trustee, McDonnell. In September 2015, the trustee relinquished control of the Two Parcels to Todd and James. Todd and James were also parties to three consolidated eminent domain actions in Monterey County Superior Court (case Nos. M98919, M98920, and M98921), which were filed by the California Department of Transportation to acquire portions of the Jarvis Ranch and the Two Parcels for improvements along Highway 101. During the pendency of those actions, the Jarvis Ranch was sold to a third party, who settled the eminent domain action as to Jarvis Ranch. The eminent domain actions as to the Two Parcels went to trial in April 2016. Todd has appealed the judgment rendered in that trial in case No. H043737, which is pending before this court. Thus, the Two Parcels have been the subject of the trust litigation, the eminent domain actions, and the partition actions.

4 James holds his 50 percent interest in the Partnership in his individual capacity and as trustee of three trusts: (1) the 1987 James A.P.

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