Louisville Galleria, LLC v. Philadelphia Indemnity Insurance Company

CourtDistrict Court, W.D. Kentucky
DecidedMarch 25, 2022
Docket3:20-cv-00733
StatusUnknown

This text of Louisville Galleria, LLC v. Philadelphia Indemnity Insurance Company (Louisville Galleria, LLC v. Philadelphia Indemnity Insurance Company) is published on Counsel Stack Legal Research, covering District Court, W.D. Kentucky primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Louisville Galleria, LLC v. Philadelphia Indemnity Insurance Company, (W.D. Ky. 2022).

Opinion

UNITED STATES DISTRICT COURT WESTERN DISTRICT OF KENTUCKY (At Louisville)

LOUISVILLE GALLERIA, LLC, et al., ) ) Civil Action No. 3:20-CV-733-CHB Plaintiffs, ) ) v. ) MEMORANDUM OPINION AND ) ORDER PHILADELPHIA INDEMNITY ) INSURANCE COMPANY, ) ) Defendant. *** *** *** *** This matter is before the Court on Plaintiffs Louisville Galleria, LLC, Louisville Galleria Services, LLC, Louisville Galleria Garage, LLC, Cordish Operating Ventures, LLC, and the Cordish Companies, Inc’s Motion for Summary Judgement, [R. 18]. Defendant Philadelphia Indemnity Insurance Company (“Philadelphia”) filed a Response, [R. 22]. Plaintiffs filed a Reply, [R. 23], and Philadelphia filed a Sur–Reply, [R. 26]. This matter is now ripe for review. For the reasons stated below, the Court will grant Plaintiffs’ Motion for Summary Judgment. I. Background In April 2013, Louisville Galleria Services, LLC (“LGS”), entered into a Protective Service Agreement (“the Agreement”) with American Service Industries, Inc. (“ASI”).1 [R. 18, p. 5]. The Agreement provided that ASI would provide security and “protective services” for LGS, including for the Fourth Street Live! entertainment area in downtown Louisville. Id. at 6. The Agreement

1 Two other entities, Federal Building Services, Inc. and CDA Incorporated DBA MaxSent., entered the Agreement at the same time as ASI. However, those entities are not relevant to this action because for all periods relevant to this suit, ASI was the only entity providing security services for Fourth Street Live!. [R. 18, pp. 5–6 n. 3; R. 18–5, Ex. E, pp. 14–15, 124:5–11, 127:6–19]. also contained insurance and indemnity provisions, requiring ASI to procure insurance and to name certain Plaintiffs as additional insureds: Contractor shall be liable for all conduct, of any kind, of its personnel while such personnel are performing any duties under this Agreement, or any other such related work for Client under this Agreement. In this regard, Contractor agrees to maintain the following polices of insurance, to the extent commercially available, in its own name, and in the names of Client, Entertainment Consulting International, LLC, Entertainment Concepts Investors Management Company, LLC; Entertainment Concepts Investors, LLC; Entertainment Consulting Services, LLC; The Cordish Company; The Cordish Companies Inc.; Four Street Realty Holdings, LLC; Fourth Street Realty Holdings Investors, LLC; Louisville Galleria, LLC; Louisville Galleria Investors, LLC; Louisville Saloons, LLC; ARB KY, LLC; Hotel Louisville, LLC; FSL Management, LLC; FSH Management, LLC; FSL Entertainment, LLC; Downtown Sports, LLC; Fourth Street EDC, LLC; Hogan Holdings 3, LLC as additional insureds …

a. Comprehensive General Liability on an occurrence form … with limits of not less than $4,000,000 combined single limit per occurrence, covering acts and omissions of Contractor, bodily injury and property damage …

Contractor shall indemnify and hold harmless and defend Client and Client’s parent company or companies, subsidiaries, related entities, shareholders, directors, officers, affiliates, employees, agents, and successors or assigns … from all suits, actions, complaints, or claims of any character, type or description, brought or made on accounts of or resulting from any injuries, libel, false imprisonment or damages howsoever caused, received or sustained by any person or persons or property arising out of, or occasioned by, the acts of Contractor or its director, officers, employees, personnel, agents, and successors or assigns while performing any duties on the Client’s premises or elsewhere under this Agreement[.]2

[R. 18–4, Ex. D, pp. 4–5, ¶¶ 8–9] (emphasis added). In accordance with the Agreement, from January 1, 2015, to February 15, 2016, Philadelphia insured ASI under a commercial liability policy––policy number PHPK1274034 (“Policy”). [R. 18, p. 3; R. 22, p. 3]. Importantly, the Policy contained a blanket additional insureds

2 LGS, Louisville Galleria, LLC, and The Cordish Companies, Inc. are all expressly mentioned as being covered in the Agreement as additional insureds while Louisville Galleria Garage, LLC and The Cordish Operating Ventures, LLC are not. See [R. 18–4, Ex. D, p. 4, ¶ 8]. Plaintiffs state the latter two LLCs are related entities within the terms of the Agreement. [R. 18, p. 21]. Philadelphia concedes this point. See [R. 22, p. 2 n. 1]. Thus, the Court will consider the matter undisputed and treat Louisville Galleria Garage, LLC and The Cordish Operating Ventures, LLC as related entities under the terms of the Agreement. endorsement (the “AI Endorsement”) that, among other things, addressed who was granted additional–insured status under the Policy: Blanket Additional Insureds by Contract – Any person or organization for whom you are performing operations when you and such person or organization have agreed in writing in a contract or agreement that such person or organization be added as an additional insured on your policy. Such person or organization is an additional insured only with respect to liability for “bodily injury,” “property damage” or “personal advertising injury” caused, in whole or in part, by:

(1) Your acts or omissions; or (2) The acts or omissions of those acting on your behalf;

in the performance of your ongoing operations for the additional insured.

[R. 18–1, Ex. A, p. 88; R. 18, p. 4; R. 22, p. 5]. On January 26, 2016, Kristen McMains (“McMains”) was attacked by a third–party assailant in a parking garage owned and operated by the Plaintiffs and sustained serious injuries. [R. 18, p. 5; R. 22, pp. 1–2]. As a result, on January 23, 2017, McMains filed suit in Jefferson Circuit Court (the “McMains Suit”) against the Plaintiffs and Towne Park, LLC, alleging that the Plaintiffs breached their duty to provide security and protect her from harm. [R. 18, p. 5; R. 18–2, Ex. B]. On the day of the incident, two ASI security personnel were actively patrolling the Fourth Street Live! area, which included the parking garage where McMains was attacked. [R. 18, p. 9]. However, McMains did not name ASI as a defendant in her state court action.3 [R. 22, p. 2]; see also [R. 18–2, Ex. B]. Shortly after McMains filed her suit, Plaintiffs’ representative, Dana Gausepohl (“Gausepohl”), tendered the defense and indemnity to ASI based on the terms and provisions of

3 Plaintiffs allege McMains failed to name ASI as a defendant because, at the time she filed her suit, she operated under the mistaken belief that Towne Park, LLC, not ASI, provided security for the garage. [R. 18, p. 2]. They also claim that McMains did not correct her error because by the time she realized it, the statute of limitations had lapsed. [R. 23, p. 8]. the Agreement, attaching both the Agreement and the complaint filed by McMains in state court (the “Underlying Complaint”). [R. 18, pp. 7–8; R. 18–6, Ex. F]. The email requested that the message be forwarded to ASI’s insurer, Philadelphia. [R. 18–6, Ex. F]. On April 25, 2017, Rick Hartman (“Hartman”), a senior claims specialist at Philadelphia, denied Gausepohl’s request for defense and indemnity on the mistaken ground that ASI personnel were not working the day of

McMains’ attack. [R. 18, p. 8; R. 18–7, Ex. G]. In response, on May 5, 2017, Gausepohl sent Hartman ASI’s billing records, which confirmed that two ASI employees were patrolling on January 26, 2016, during the time of the attack. [R. 18, p. 9; R. 18–8, Ex. H; R. 18–9, Ex. I]. Nevertheless, Philadelphia refused Plaintiffs’ request for defense and indemnity. [R. 18, p. 9]. On February 27, 2018, Plaintiffs filed a Third–Party Complaint against ASI in the McMains Suit, alleging (1) indemnity, apportionment, and contribution, and (2) breach of contract. [R. 18–10, Ex. J]. In January 2021, via mediation, Plaintiffs and McMains entered into a settlement agreement, which expressly excluded ASI. [R. 22, p.

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Louisville Galleria, LLC v. Philadelphia Indemnity Insurance Company, Counsel Stack Legal Research, https://law.counselstack.com/opinion/louisville-galleria-llc-v-philadelphia-indemnity-insurance-company-kywd-2022.