Laura Blevins-Clark v. Beacon Communities, LLC, et al.

CourtDistrict Court, E.D. Kentucky
DecidedNovember 7, 2025
Docket5:22-cv-00281
StatusUnknown

This text of Laura Blevins-Clark v. Beacon Communities, LLC, et al. (Laura Blevins-Clark v. Beacon Communities, LLC, et al.) is published on Counsel Stack Legal Research, covering District Court, E.D. Kentucky primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Laura Blevins-Clark v. Beacon Communities, LLC, et al., (E.D. Ky. 2025).

Opinion

UNITED STATES DISTRICT COURT EASTERN DISTRICT OF KENTUCKY CENTRAL DIVISION LEXINGTON

LAURA BLEVINS-CLARK, ) ) ) Plaintiff, ) ) v. ) NO. 5:22-CV-00281-GFVT-MAS ) BEACON COMMUNITIES, LLC, et ) al., ) ) ) Defendants. )

MEMORANDUM OPINION & ORDER The Court has spent the past several months grappling with a dispute between the parties concerning the Beacon Defendants’1 privilege log. [DE 98, 115, 124, 150]. Currently, the Beacon Defendants have produced a privilege log listing 687 documents which they claim are protected by the attorney-client privilege and/or work product doctrine. The Beacon Defendants, after further review, have produced many of the 687 documents. For the remaining documents, Plaintiff Laura Blevins-Clark and the NIDC Defendants2 challenged the Beacon Defendants’ claim of privilege on several grounds.

1 Defendants Beacon Communities LLC (“Beacon Communities”), The Beacon Companies, Inc. (“Beacon Companies”), Keystone Values LLC (“Keystone”), NDC Realty Investments LLC (“NDCRI”), and NDC Real Estate Management LLC (“NDCREM”) are collectively defined as the “Beacon Defendants.” 2 Defendants NIDC Housing Corp. (“NIDC”) and Malvern Service Corp. (“Malvern”) are collectively defined as the “NIDC Defendants.” [DE 133, 136, 145, 148]. In its prior opinion, the Court granted the NIDC Defendants’ request to conduct an in camera review of all documents listed in the Beacon Defendants’ privilege log. The Court has now completed its review. The findings are

detailed below. I. LEGAL STANDARDS A. ATTORNEY-CLIENT PRIVILEGE In this diversity case, Kentucky law governs the application of the attorney- client privilege. FED. R. EVID. R. 501 (“[I]n a civil case, state law governs privilege regarding a claim or defense for which state law supplies the rule of decision.”); see In re Powerhouse Licensing, LLC, 441 F.3d 467, 472 (6th Cir. 2006) (“In a diversity case, the court applies . . . state law to resolve attorney-client claims.”); South Fifth

Towers, LLC v. Aspen Ins. UK, Ltd., 763 Fed. App’x 401 (6th Cir. 2019) (applying Kentucky attorney-client privilege law in a diversity case). Kentucky Rule of Evidence (“KRE”) 503 provides the Commonwealth’s equivalent of the attorney-client privilege. It safeguards a client’s ability “to refuse to disclose and to prevent any other person from disclosing a confidential communication made for the purpose of facilitating the rendition of professional legal services to the client[.]” KY. R. EVID.

503(b). KRE 503 extends to communications: Between the client or a representative of the client and the client’s lawyer or a representative of the lawyer; Between the lawyer and a representative of the lawyer; By the client or a representative of the client or the client’s lawyer or a representative of the lawyer representing another party in a pending action and concerning a matter of common interest therein; Between representatives of the client or between the client and a representative of the client; or Among lawyers and their representatives representing the same client. Id. “[T]he burden is on the party claiming the privilege to prove that it exists as to the communications so claimed.” The St. Luke Hosps., Inc. v. Kopowski, 160 S.W.3d 771, 775 (Ky. 2005) (footnote omitted); accord In re Grand Jury Investigation No. 83- 2-35, 723 F.2d 447, 454 (6th Cir. 1983). “[I]t is the proponent’s duty to offer sufficient

detail to each supposedly privileged document to persuade the court that the information in question is not discoverable.” Reynolds v. Wells, No. 16-SC-134, 2016 WL 7330067, at *3 (Ky. 2016). B. WORK-PRODUCT DOCTRINE In contrast to the attorney-client privilege, the protection afforded by the work- product doctrine is governed by federal law. “In a diversity case, the court applies federal law to resolve work product claims and state law to resolve attorney-client

claims.” In re Powerhouse Licensing, LLC, 441 F.3d 467, 472 (6th Cir. 2006). “The current doctrine, as set forth in Federal Rule of Civil Procedure 26(b)(3), protects from discovery documents and tangible things prepared in anticipation of litigation by or for a party or by or for that party’s representative.” United States v. Roxworthy, 457 F.3d 590, 593 (6th Cir. 2006). “The doctrine is designed to allow an attorney to ‘assemble information, sift what he considers to be the relevant from the irrelevant

facts, prepare his legal theories and plan his strategy without undue and needless interference . . . to promote justice and to protect [his] clients’ interests.’” In re Columbia/HCA Healthcare Corp. Billing Practices Litigation, 293 F.3d 289, 294 (6th Cir. 2002) (quoting Hickman v. Taylor, 329 U.S. 495, 510 (1947)). “The ‘written or oral information transmitted to the attorney and recorded as conveyed by the client,’

. . . may be obtained upon a showing of substantial need and inability to otherwise obtain without material hardship.” Id. (quoting In re Antitrust Grand Jury, 805 F.2d 155, 163 (6th Cir. 1986). “A party asserting the work product privilege bears the burden of establishing that the documents he or she seeks to protect were prepared ‘in anticipation of litigation.’” Roxworthy, 457 F.3d at 593 (quoting In re Powerhouse Licensing, LLC, 441 F.3d 467, 473 (6th Cir. 2006)).

II. ANALYSIS The Court conducts its analysis beginning with the larger issues and moving to the granular. Namely, the NIDC Defendants have advanced two different arguments that would, in many regards, vitiate the Beacon Defendants’ claim of privilege. The Court will examine those arguments first. If those arguments fail, the Court will then turn to the document-by-document, in camera analysis of the Beacon Defendants’ privilege log.

A. FIDUCIARY EXCEPTION TO THE ATTORNEY-CLIENT PRIVILEGE The attorney-client privilege is certainly one of the most valued legal principles in our jurisprudence. “The attorney-client privilege is not ‘ironclad,’ however, and is subject to exceptions.” Thies v. Life Ins. Co. of North America, 768 F. Supp. 2d 908, 911 (W.D. Ky. 2011) (internal citations omitted). “One such exception is the fiduciary exception, which requires that ‘when an attorney gives advice to a client who is acting as a fiduciary for third-party beneficiaries, that attorney owes the beneficiaries a duty of full disclosure.’” Id. (quoting Parker v. Stone, No. 3:07-cv- 00271 (VLB), 2009 WL 1097914, at *2 (D. Conn. Apr. 21, 2009) (citing In re Long Island Lighting Co., 129 F.3d 268 (2d Cir. 1997)). Although broadly defined, courts

have repeatedly cabined the exception and the scope of its application. For example, one context in which the fiduciary exception often arises is disputes under Employee Retirement Income Security Act of 1974, 29 U.S.C. § 1001 et seq. (“ERISA”). “Under ERISA, an employer may perform both fiduciary functions and non-fiduciary functions. In line with other circuits, we have held that an employer acts as an ERISA fiduciary only in plan management or administration, not

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

Related

Hickman v. Taylor
329 U.S. 495 (Supreme Court, 1947)
United States v. Zolin
491 U.S. 554 (Supreme Court, 1989)
Swidler & Berlin v. United States
524 U.S. 399 (Supreme Court, 1998)
In Re GRAND JURY INVESTIGATION
723 F.2d 447 (Sixth Circuit, 1983)
In Re Antitrust Grand Jury
805 F.2d 155 (Sixth Circuit, 1986)
Thomas A.J. Fausek v. Robert E. White, Selox, Inc.
965 F.2d 126 (Sixth Circuit, 1992)
United States v. Ronald Collis
128 F.3d 313 (Sixth Circuit, 1997)
Alphonse Rainer v. Union Carbide Corporation
402 F.3d 608 (Sixth Circuit, 2005)
Stidham v. Clark
74 S.W.3d 719 (Kentucky Supreme Court, 2002)
Lexington Public Library v. Clark
90 S.W.3d 53 (Kentucky Supreme Court, 2002)
The St. Luke Hospitals, Inc. v. Kopowski
160 S.W.3d 771 (Kentucky Supreme Court, 2005)
Thies v. Life Insurance Company of North America
768 F. Supp. 2d 908 (W.D. Kentucky, 2011)
United States v. Roxworthy
457 F.3d 590 (Sixth Circuit, 2006)
Collins v. Braden
384 S.W.3d 154 (Kentucky Supreme Court, 2012)
Univ. of Ky. v. Lexington H-L Servs., Inc.
579 S.W.3d 858 (Court of Appeals of Kentucky, 2018)
In re Grand Jury Proceedings October 12, 1995
78 F.3d 251 (Sixth Circuit, 1996)
United States v. Mett
178 F.3d 1058 (Ninth Circuit, 1999)
Durand v. Hanover Insurance Group, Inc.
244 F. Supp. 3d 594 (W.D. Kentucky, 2016)
Durand v. Hanover Ins. Grp., Inc.
294 F. Supp. 3d 659 (W.D. Kentucky, 2018)

Cite This Page — Counsel Stack

Bluebook (online)
Laura Blevins-Clark v. Beacon Communities, LLC, et al., Counsel Stack Legal Research, https://law.counselstack.com/opinion/laura-blevins-clark-v-beacon-communities-llc-et-al-kyed-2025.