Mobasser v. Yermian CA2/7

CourtCalifornia Court of Appeal
DecidedApril 22, 2014
DocketB247269
StatusUnpublished

This text of Mobasser v. Yermian CA2/7 (Mobasser v. Yermian CA2/7) 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
Mobasser v. Yermian CA2/7, (Cal. Ct. App. 2014).

Opinion

Filed 4/22/14 Mobasser v. Yermian CA2/7 NOT TO BE PUBLISHED IN THE OFFICIAL REPORTS California Rules of Court, rule 8.1115(a), prohibits courts and parties from citing or relying on opinions not certified for publication or ordered published, except as specified by rule 8.1115(b). This opinion has not been certified for publication or ordered published for purposes of rule 8.1115.

IN THE COURT OF APPEAL OF THE STATE OF CALIFORNIA

SECOND APPELLATE DISTRICT

DIVISION SEVEN

AMIR HOUSHANG MOBASSER, B247269

Plaintiff and Respondent, (Los Angeles County Super. Ct. No. BC448253) v.

JOHN PAUL YERMIAN,

Defendant and Appellant.

APPEAL from a judgment of the Superior Court of Los Angeles County, Gregory W. Alarcon, Judge. Reversed and remanded.

Horvitz & Levy, Daniel J. Gonzalez and Curt Cutting; Robinson DiLando, Michael C. Robinson and Joshua A. Najemy for Defendant and Appellant.

The Ehrlich Law Firm and Jeffery Isaac Ehrlich for Plaintiff and Respondent.

______________________________________ John Paul Yermian appeals from the judgment entered upon jury verdicts in favor of respondent Amir Houshang Mobasser on his complaint against appellant alleging causes of action for breach of contract, fraud and breach of fiduciary duty arising out of an oral partnership agreement to remodel and sell a convenience store. In addition, appellant also appeals from the post-judgment order denying him fees and costs. Appellant asserts several errors on appeal. Specifically he claims that (1) the evidence presented in support of the emotional distress and punitive damages was legally insufficient and the awards were excessive; (2) the court erred in denying his cross- complaint for an accounting; and (3) the court erred in denying his post-judgment motion for fees under Code of Civil Procedure section 2033.420 (allowing for costs incurred in proving a matter not admitted by opposing party in request for admission). As we shall explain, sufficient evidence did not support the award of emotional distress damages. In addition, appellant’s argument on the punitive damage award has merit; respondent failed to present sufficient evidence of appellant’s ability to pay the award. Appellant has also demonstrated that he was entitled to an accounting. Finally, the matter must be remanded for the trial court to determine whether appellant is entitled to fees under Code of Civil Procedure section 2033.420. Accordingly, we reverse and remand for further proceedings. FACTUAL AND PROCEDURAL BACKGROUND1 1. The Parties Appellant and respondent both emigrated from Iran. They are also close relatives—respondent is appellant’s uncle.2 Respondent testified that since appellant was a child, respondent cared for and treated appellant like a son. Respondent was a successful businessman in Iran. He supported appellant’s family when appellant’s

1 The Factual and Procedural Background describes only those facts and circumstances that are relevant to the issues on appeal. 2 Both parties are also in poor health. Appellant is 60 years old and is terminally ill with bladder cancer. Respondent is in his eighties and has a cardiac condition.

2 mother struggled financially. Eventually appellant moved to the United States with his mother, while respondent stayed in Iran. Appellant attended UCLA and in the mid-1980s he obtained his M.D. from UC Irvine. Appellant went into private practice as a cosmetic surgeon in Van Nuys, California. Appellant opened an outpatient-surgery center called Plaza Medical Clinic located in a multi-tenant commercial building. A 7-Eleven market was one of the building’s tenants. In 1989, respondent immigrated to the United States and opened a clothing business. He renewed his relationship with appellant, helping appellant when he underwent a divorce in the mid-1990s.3 In 2002, respondent retired from the clothing business and became financially dependent on his children. 2. The Property The commercial building where appellant’s medical practice was located was owned by MacJay, a partnership between appellant and his father-in-law. Appellant testified at trial that he owned a 25 percent interest in MacJay. When the 7-Eleven’s lease was about to end, appellant consulted with respondent about whether the lease should be renewed. Appellant wanted to increase 7-Eleven’s rent for the new lease term, but the store’s owners had threatened to vacate the premises at the end of the term if the rent were significantly increased. At trial the parties told different versions of the advice respondent gave to appellant about the situation. According to respondent, he urged appellant to renew the lease even if that meant collecting less rent than appellant wanted because the store attracted walk-in customers for the other tenants and was therefore important to the property’s overall value. Respondent testified that he warned his nephew that if 7-Eleven left, the other businesses in the building would also vacate. According to appellant, respondent urged him to reject the offer from 7- Eleven so they could start their own convenience store in the same location. Ultimately, 7-

3 Respondent testified that when appellant was seeking a divorce respondent helped him conceal his acquisition of a residential property. Appellant apparently sought to hide the transaction from any potential creditors, so he purchased the property in respondent’s name.

3 Eleven and MacJay could not agree on the lease terms, and as a result 7-Eleven closed the store and vacated the premises. 3. The Partnership The space that the 7-Eleven had occupied in the building was left in poor condition; it required repairs and remodeling before it could be leased to a new tenant. Appellant consulted respondent for advice about the situation and they agreed that it would be easier to attract a new tenant if they remodeled the space and proved that a replacement convenience store could operate there. They planned to open the store after a few months of set-up and then sell it as soon as possible. They consulted with a real estate broker who advised them that they could sell a convenience store for about $600,000. Appellant and respondent orally agreed to form a partnership4 to open and thereafter sell the convenience store. Appellant had the funds to execute the plan, but he was too busy to carry them out because of his medical practice. Respondent agreed to oversee the remodel and manage the convenience store until it could be sold. Appellant told the jury that he and respondent had a “garden-variety” partnership – a 50/50 partnership, in which appellant would pay the expenses, respondent would act as manager, and they would share the net proceeds from the sale, which he projected at a total of $400,000, so they could each receive $200,000 from the sale.5 According to respondent, however, the agreement was not a “garden variety” 50/50 partnership. As respondent described the partnership, appellant agreed to provide the capital

4 In his initial complaint and throughout the trial respondent claimed he was an employee with no ownership interest in the partnership. However, shortly before closing arguments at the end of the first phase of the trial, respondent stipulated that he and appellant were partners. He also amended his complaint to delete all allegations that he was an employee as well as his causes of action alleging Labor Code violations based on his status as an employee. 5 Appellant testified that he agreed, on behalf of MacJay, not to charge the store for rent during the initial startup period, and that he and respondent agreed the store would start paying rent to MacJay if they could not sell the market within four or five months.

4 and respondent would perform all management functions.

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Mobasser v. Yermian CA2/7, Counsel Stack Legal Research, https://law.counselstack.com/opinion/mobasser-v-yermian-ca27-calctapp-2014.