LBG Ogden Five Points v. Ridley's Family Markets

CourtDistrict Court, D. Utah
DecidedJanuary 12, 2022
Docket1:21-cv-00125
StatusUnknown

This text of LBG Ogden Five Points v. Ridley's Family Markets (LBG Ogden Five Points v. Ridley's Family Markets) is published on Counsel Stack Legal Research, covering District Court, D. Utah primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
LBG Ogden Five Points v. Ridley's Family Markets, (D. Utah 2022).

Opinion

IN THE UNITED STATES DISTRICT COURT FOR THE DISTRICT OF UTAH CENTRAL DIVISION

LBG OGDEN FIVE POINTS d/b/a WESTERRA REALTY & MEMORANDUM DECISION AND MANAGEMENT and CINCINNATI ORDER GRANTING DEFENDANTS’ INSURANCE COMPANY, MOTION TO DISMISS

Plaintiffs,

v. Case No. 1:21-CV-125-TS-DBP

RIDLEY’S FAMILY MARKETS and Judge Ted Stewart LIBERTY MUTUAL FIRE INSURANCE COMPANY,

Defendants.

Plaintiffs seek declaratory and other relief regarding Defendants’ duty to defend and indemnify them in a state-court personal injury action. Defendants move to dismiss on the basis that the claims are non-justiciable. For the reasons below, the motion will be granted. I. BACKGROUND Plaintiff LBG Ogden Five Points LLC d/b/a Westerra Realty & Management (“Westerra”) owns a commercial property in Ogden, Utah (the “property”). Defendant Ridley’s Family Markets, Inc. (“Ridley’s”) leased the property from Westerra at all relevant times. The lease required Ridley’s to maintain the property.1 It also required Ridley’s to indemnify Westerra against claims arising from Ridley’s use of the property and waive all claims against Westerra, except those that

1 Lease ¶ 5, Docket No. 2-1 at 21. might result from Westerra’s negligence.2 The lease required Ridley’s to obtain insurance covering Westerra with a limit of insurance for bodily injury of at least $100,000.3 Ridley’s procured a policy with Defendant Liberty Mutual Fire Insurance (“Liberty”) in its own name.4 Liberty later acknowledged that the policy covered Westerra as a lessor.5 As of April 2017, the policy declarations showed a limit of insurance for personal injury of $1,000,000.6

In August 2020, a Ms. Linford filed a state-court action alleging that she was injured in the property’s parking lot in June 2017 when she tripped over an unpainted speedbump.7 Linford sued the property’s owner (Westerra) and its lessee (Ridley’s), among others. Westerra tendered its defense to Ridley’s in November 2020 and to Liberty a few months later, in March 2021.8 On May 26, 2021, Liberty sent a letter accepting the tender and the duty to defend subject to a reservation of rights.9 The letter acknowledged provisions of Liberty’s commercial liability policy requiring it to “pay those sums that the insured becomes legally obligated to pay as damages because of [an injury] . . . to which this insurance applies,” up to the policy’s limits of insurance.10 It also acknowledged that Liberty had “the right and duty to defend

the insured against any ‘suit’ seeking those damages,” which duty would end when it had paid covered judgments or settlements up to the applicable limits of insurance.11

2 Lease ¶ 16, Docket No. 2-1 at 23. 3 Lease ¶ 16, Docket No. 2-1 at 24. 4 Docket No. 2-1 at 41. 5 Id. at 45–50. 6 Id. at 41. 7 Civil No. 200904767, Second Judicial District Court, Ogden, Utah. 8 Compl. ¶¶ 24–25, Docket No. 2-1 at 9. 9 Docket No. 2-1 at 45–50. 10 Id. at 46. 11 Id. The letter then listed aspects of the lawsuit that the policy might not cover. As relevant here, the letter asserted that the limit of insurance available to Westerra was $100,000.12 The letter pointed to one of the policy endorsements stating that coverage for additional insureds “shall conform to” the written agreement obligating the named insured to procure coverage for the additional insured.13 The letter asserted that because the lease required Ridley’s to procure

insurance for Westerra with a limit of at least $100,000, Westerra was entitled to only that amount in coverage.14 The letter also stated that coverage was subject to a $25,000 deductible.15 Westerra and its insurer, Cincinnati Insurance Co. (collectively “Plaintiffs”), disagree with the $100,000 limit of insurance stated in Liberty’s letter, believing Westerra is entitled to the policy declarations’ stated limit of $1,000,000.16 They also disagree about the $25,000 deductible.17 Westerra appears to have refused to accept Liberty’s defense on these terms18 and instead filed an action in state court on August 6, 2021 seeking declaratory relief.19 Plaintiffs also claimed damages arising from Liberty’s alleged “bad faith insurance practices.”20 Ridley’s and Liberty (collectively “Defendants”) removed the case to federal court, where they filed this motion to dismiss for lack of justiciability.21

12 Id. at 49. 13 Id. at 48–49. 14 Id. at 49. 15 Id. 16 Compl. ¶ 28, Docket No. 2-1 at 10. 17 Compl. ¶ 29, Docket No. 2-1 at 10. 18 Compl. ¶ 35, Docket No. 2-1 at 11 (“Cincinnati is currently paying the costs of the defense of Westerra.”); see also Resp. at 5 n.1, Docket No. 22 (“Westerra refused the defense on [Liberty’s] terms.”). 19 Compl., Notice of Removal Ex. A, Docket No. 2-1; Notice of Removal, Docket No. 2 at 2 ¶ 1. 20 Compl. ¶¶ 45–51, Docket No. 2-1 at 13–14. 21 Notice of Removal, Docket No. 2; Mot., Docket No. 21. II. LEGAL STANDARD Justiciability challenges are challenges to subject-matter jurisdiction properly analyzed under Federal Rule of Civil Procedure 12(b)(1).22 A Rule 12(b)(1) motion may take one of two forms. First, a party may bring a facial attack, which “looks only to the factual allegations of the complaint in challenging the court’s jurisdiction.”23 Alternatively, a party may bring a factual

attack, which “goes beyond the factual allegations of the complaint and presents evidence in the form of affidavits or otherwise to challenge the court’s jurisdiction.”24 Where, as here, Defendants present a facial challenge, the court applies the standard applicable to motions under 12(b)(6).25 When evaluating a complaint under Rule 12(b)(6), the court accepts all well-pleaded factual allegations, as distinguished from conclusory allegations, as true and views them in the light most favorable to the non-moving party.26 The plaintiff must provide “enough facts to state a claim to relief that is plausible on its face,”27 which requires “more than an unadorned, the- defendant-unlawfully-harmed-me accusation.”28 “A pleading that offers ‘labels and conclusions’ or ‘a formulaic recitation of the elements of a cause of action will not do.’ Nor does a complaint suffice if it tenders ‘naked assertion[s]’ devoid of ‘further factual enhancement.’”29

22 See Morgan v. McCotter, 365 F.3d 882, 887 (10th Cir. 2004) (“[J]usticiability implicates this court’s jurisdiction.”). 23 Muscogee (Creek) Nation v. Okla. Tax Comm’n, 611 F.3d 1222, 1227 n. 1 (10th Cir. 2010). 24 Id. 25 Id. 26 GFF Corp. v. Associated Wholesale Grocers, Inc., 130 F.3d 1381, 1384 (10th Cir. 1997). 27 Bell Atl. Corp. v. Twombly, 550 U.S. 544, 570 (2007). 28 Ashcroft v. Iqbal, 556 U.S. 662, 678 (2009). 29 Id. (quoting Twombly, 550 U.S. at 555, 557) (alteration in original). In considering a motion to dismiss, a district court considers the complaint, any attached exhibits,30 the “documents incorporated into the complaint by reference, and matters of which a court may take judicial notice.”31 The court may also consider other documents “referred to in the complaint if the documents are central to the plaintiff’s claim and the parties do not dispute the documents’ authenticity.”32

III. DISCUSSION Defendants move to dismiss for lack of justiciability arguing that Plaintiffs’ claims are unripe.33 Defendants point out that the state-court action has not established Westerra’s liability and might never do so.

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LBG Ogden Five Points v. Ridley's Family Markets, Counsel Stack Legal Research, https://law.counselstack.com/opinion/lbg-ogden-five-points-v-ridleys-family-markets-utd-2022.