LeVanger v. HIGHLAND ESTATES PROPERTIES OWNERS ASSOCIATION

2003 UT App 377, 80 P.3d 569, 486 Utah Adv. Rep. 20, 2003 Utah App. LEXIS 108, 2003 WL 22508914
CourtCourt of Appeals of Utah
DecidedNovember 6, 2003
Docket20020090-CA
StatusPublished
Cited by12 cases

This text of 2003 UT App 377 (LeVanger v. HIGHLAND ESTATES PROPERTIES OWNERS ASSOCIATION) is published on Counsel Stack Legal Research, covering Court of Appeals of Utah primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
LeVanger v. HIGHLAND ESTATES PROPERTIES OWNERS ASSOCIATION, 2003 UT App 377, 80 P.3d 569, 486 Utah Adv. Rep. 20, 2003 Utah App. LEXIS 108, 2003 WL 22508914 (Utah Ct. App. 2003).

Opinions

OPINION

DAVIS, Judge:

¶ 1 Highland Estates Properties Owners Association, Inc. (Highland Estates) appeals a trial court order granting Jean and Rebecca LeVanger (the LeVangers) attorney fees and costs. We reverse and remand.

BACKGROUND

¶ 2 The LeVangers are homeowners and members of Highland Estates. On January 21, 1997, the LeVangers filed a derivative action under rule 23.1 of the Utah Rules of Civil Procedure against Highland Estates and members of its Board of Trustees. The LeVangers’ verified complaint alleged that the Board of Trustees had breached its fiduciary duty to Highland Estates and the members of Highland Estates by improperly amending Highland Estates’s covenants, conditions, and restrictions (CC & Rs). The LeVangers’ action sought damages, attorney fees, and rescission of the improper amendments to Highland Estates’s CC & Rs.

¶ 3 Prior to the scheduled trial date, Highland Estates filed a motion for summary judgment on several grounds. The trial court held a hearing on this motion and made its ruling from the bench. On May 28, 1998, the trial court entered a written order, memorializing this ruling. The court granted the motion on the issue of the voting and approval process used in amending Highland Estates’s CC & Rs, concluding that the actions taken by the Board of Trustees in amending the CC & Rs were “proper” and that the mail-in ballot voting procedure “substantially complied with [Highland Estates’s] Bylaws and [CC & Rs] in place.” The trial court denied the motion on the other grounds, including the LeVangers’ lack of standing under rule 23.1.1 After making its ruling from the bench at the summary judgment hearing, the trial court and the parties discussed the LeVangers’ intention to seek certification of the trial court’s decision as final and appealable under rule 54(b) of the Utah Rules of Civil Procedure.2

¶ 4 On March 3, 1999, the trial court entered an order and rule 54(b) certification. Although most of the order focused on a motion to reconsider filed by the LeVangers, it also contained the rule 54(b) certification, which stated that the trial court’s May 28, [572]*5721998 order was certified as final and appeal-able under rule 54(b).

¶ 5 Pursuant to the trial court’s rule 54(b) certification, the LeVangers filed a notice of appeal. This court considered the LeVan-gers’ appeal and issued a written opinion on April 13, 2000. See Levanger v. Vincent, 2000 UT App 103, 3 P.3d 187 (LeVanger I). In LeVanger I, we held that the actions taken by the Board of Trustees in amending Highland Estates’s CC & Rs, including the use of mail-in ballots, were improper. See id. at ¶¶ 12-19. Accordingly, we reversed the trial court’s grant of Highland Estates’s motion for summary judgment on the issue of the voting and approval process used in amending Highland Estates’s CC & Rs. See id. at ¶ 23.

¶ 6 Based upon this court’s decision in LeVanger I, the LeVangers filed a motion for summary judgment on remand. Among other things, this motion sought an award of attorney fees and costs incurred by the Le-Vangers in bringing the derivative action. Highland Estates then filed a motion for an evidentiary hearing on several issues, including: (1) whether the LeVangers had standing under rule 23.1; (2) whether the LeVangers’ derivative action had conferred a substantial benefit upon Highland Estates; and (3) whether the LeVangers’ attorney fees were reasonable.3 The trial court conducted a hearing on both motions on June 26, 2001. After this hearing, a trial was scheduled for September 19, 2001, to address the unresolved issues in the case. At trial, both parties presented evidence to the trial court and, at the conclusion of trial, were instructed by the trial court to submit written closing arguments.

¶ 7 In a written ruling dated November 27, 2001, and an order entered on December 10, 2001, the trial court ruled on the unresolved issues in the case. The trial court determined that the LeVangers had standing as derivative plaintiffs under rule 23.1 because: (1) the issue of the LeVangers’ standing “was effectively, if not expressly, decided by” an earlier trial court order which denied Highland Estates’s motion for summary judgment on that issue; (2) Highland Estates did not raise and the LeVanger I court did not address the issue in LeVanger I, and when the LeVanger I court reached the merits of the appeal, its “acceptance of [the LeVangers’] standing to bring the action [was] implicit in” its decision; and (3) Highland Estates did not “raise the issue at the Court of Appeals, or ... file an appropriate motion on remand, both [of which] support a conclusion that [Highland Estates] did, in fact, waive the standing issue.” The trial court also determined that the LeVangers’ derivative action conferred a substantial benefit upon Highland Estates and, therefore, that the LeVan-gers were entitled to $41,327.15 in attorney fees and costs to be paid by Highland Estates. Highland Estates appeals.

ISSUES AND STANDARDS OF REVIEW

¶ 8 First, Highland Estates argues that the trial court erred in concluding that the LeVangers had standing as derivative plaintiffs under rule 23.1 of the Utah Rules of Civil Procedure.

[T]he question of whether a given individual or association has standing to request a particular relief is primarily a question of law, although there may be factual findings that bear on the issue. We will review such factual determinations made by a trial court with deference. State v. Pena, 869 P.2d 932, 935-36 (Utah 1994). Because of the important policy considerations involved in granting or denying standing, we will closely review trial court determinations of whether a given set of facts fits the legal requirements for standing, granting minimal discretion to the trial court. Id. at 938, 939.

Kearns-Tribune Corp. v. Wilkinson, 946 P.2d 372, 373-74 (Utah 1997).

¶ 9 Second, Highland Estates argues that the trial court erred in concluding that the LeVangers’ derivative action conferred a substantial benefit on similarly situated members of Highland Estates. The [573]*573trial court’s conclusion on this issue was the basis for its award of attorney fees and costs to the LeVangers. The determination of whether a substantial benefit is conferred in the context of a derivative action is a mixed question of law and fact, which requires a trial court to determine “whether a given set of facts comes within the reach of a given rule of law.” State v. Pena, 869 P.2d 932, 936 (Utah 1994). “Although we review legal questions for correctness, we may still grant a trial court discretion in its application of the law to a given fact situation.” Jeffs v. Stubbs, 970 P.2d 1234, 1244 (Utah 1998).

ANALYSIS

I. Standing

¶ 10 Highland Estates argues that the trial court erred in concluding that the LeVangers had standing as derivative plaintiffs under rule 23.1 of the Utah Rules of Civil Procedure.

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LeVanger v. HIGHLAND ESTATES PROPERTIES OWNERS ASSOCIATION
2003 UT App 377 (Court of Appeals of Utah, 2003)

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Bluebook (online)
2003 UT App 377, 80 P.3d 569, 486 Utah Adv. Rep. 20, 2003 Utah App. LEXIS 108, 2003 WL 22508914, Counsel Stack Legal Research, https://law.counselstack.com/opinion/levanger-v-highland-estates-properties-owners-association-utahctapp-2003.