Palafox Street Associates, L.P. v. United States

114 Fed. Cl. 773, 2014 U.S. Claims LEXIS 293, 2014 WL 717891
CourtUnited States Court of Federal Claims
DecidedFebruary 12, 2014
Docket1:13-cv-00247
StatusPublished
Cited by17 cases

This text of 114 Fed. Cl. 773 (Palafox Street Associates, L.P. v. United States) is published on Counsel Stack Legal Research, covering United States Court of Federal Claims primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Palafox Street Associates, L.P. v. United States, 114 Fed. Cl. 773, 2014 U.S. Claims LEXIS 293, 2014 WL 717891 (uscfc 2014).

Opinion

OPINION and ORDER

CAMPBELL-SMITH, Chief Judge

This case involves a contract dispute between Palafox Street Associates, L.P. (Palafox or plaintiff) and the General Services Administration (GSA, government, or defendant). See Compl., Dkt. No. 1, ¶¶ 1-2, 4. Palafox is the successor in interest to Keating Development Company (Keating) under a lease between Keating and GSA “for the construction and subsequent lease of a federal courthouse” (the Lease). Id. ¶ 3. The parties dispute the interpretation of a tax adjustment clause in the Lease. See id. ¶¶ 7, 19, 22-23.

Currently before the court is the Complaint, filed April 8, 2013; Defendant’s Motion to Dismiss for Lack of Jurisdiction and for Failure to State a Claim Upon Which Relief Can Be Granted (defendant’s Motion or Def.’s Mot.), Dkt. No. 7, attached to which is an appendix (Def.’s App.), filed July 22, 2013; Plaintiffs Opposition to Defendant’s Motion to Dismiss (PL’s Resp.), Dkt. No. 12, filed September 23, 2013; and Defendant’s Reply to Plaintiffs Response to Defendant’s Motion to Dismiss for Lack of Jurisdiction and for Failure to State a Claim Upon Which Relief Can Be Granted (Def.’s Reply), Dkt. No. 17, filed October 29,2013.

For the reasons stated below, defendant’s Motion is GRANTED-IN-PART, STAYED-IN-PART, and DENIED-IN-PART.

*777 I. Background 1

A. The Lease and the Circumstances Giving Rise to the Dispute

On October 3, 1995, Keating and GSA entered into the Lease, under which “Keating agreed to construct the federal courthouse and lease it back to GSA for a term of twenty years beginning June 1, 1997 (later amended to August 1, 1997).” Compl. ¶ 12. The Lease included a tax adjustment clause, which provided that GSA would pay real estate taxes separately from the rent. See id. ¶¶ 6-7. The tax adjustment clause, as amended, states:

The Government shall make an annual lump sum adjustment, as additional payment to or deduction from, its share of any increase or decrease in real estate taxes that are assessed over the agreed upon base year or negotiated dollar amount____ In accordance with this paragraph, the base year- real estate taxes for purposes of adjustments are hereby established as $250,000.

Def.’s App. A84 ¶ 1.4, A86 ¶ B (the Lease); see also Compl. ¶¶ 7-8. In December of 1996, “Keating assigned its interest under the Lease to Palafox, a special purpose entity with ownership similar to Keating.” Compl. ¶ 13. The Bank of New York was subsequently designated the trustee under the Lease. See id. ¶¶ 14,17.

From August 1997 through December 2011, in addition to paying the monthly rent due under the Lease, GSA also paid Palafox “1/12 of the negotiated $250,000 baseline amount for real estate taxes each month.” Id. ¶ 15. In 2011, GSA conducted an audit of the rent and real estate taxes associated with the Lease. See id. ¶ 17; Def.’s Mot. 3. The audit revealed that the real estate taxes actually paid by Palafox each year “were substantially less than the $250,000 amount.” Compl. ¶ 17; see id. ¶ 15 (conceding that, from 1997 through 2011, the annual assessed real estate taxes on the property were less than $250,000). On June 8, 2011, the contracting officer sent a letter to the Bank of New York, which stated that the discrepancy between the annual real estate taxes paid by Palafox and the annual $250,000 paid by GSA to Palafox “created an excessive obligation due the government in the amount of $824,416.01.” Def.’s App. Al (June 8, 2011 letter); see also Compl. ¶ 17. The contracting officer requested that the Bank of New York conduct its own analysis of the amount owed to the government and respond within thirty days. Def.’s App. Al (June 8, 2011 letter). It is not clear from the record whether the Bank of New York responded to the contracting officer’s June 8, 2011 letter.

On September 29, 2011, Keating (on behalf of Palafox) sent a letter to the contracting officer, stating its position that “the $250,000 is an allowance and that [the contracting officer’s] analysis of the lease language does not reflect the matter correctly.” Def.’s App. A3 (Sept. 29, 2011 letter); see also Compl. ¶ 19. On October 19, 2011, the contracting officer responded to the September 29, 2011 letter by e-mail. Def.’s App. A4 (Oct. 19, 2011 e-mail). The contracting officer responded that GSA would likely withhold from future rental payment the amount allegedly owed to the government ($824,416.01), id. at A5, and, from December 1, 2011 through May 1, 2012, GSA attempted to offset the $824,416.01 by sending the Bank of New York half of the monthly rent payments, Compl. ¶20. However, the Bank of New York refused to accept partial rent payments, the effect of which “was a setoff of six full monthly rent payments” or $831,858. Id. ¶¶ 20, 25; cf. Def.’s Mot. 4 (conceding that the $831,858 in withheld rental payments is $7,441.99 above the $824,416.01 amount identified by the contracting officer as being owed to the government).

In a letter to the contracting officer dated February 7, 2012, Palafox reiterated its disagreement with the government’s position and requested that the parties meet in an “attempt to resolve th[e] matter without great conflict.” Def.’s App. A7 (Feb. 7, 2012 letter); see Compl. ¶22. On April 9, 2012, the contracting officer issued a final decision *778 on the matter. Def.’s App. A9-10 (Apr. 9, 2012 final decision); see also Compl. ¶ 23. The contracting officer determined that, “[b]ecause the amount of taxes paid [was] consistently less than what [was] negotiated and executed in the lease, the government [was] entitled to a reimbursement for the difference in what was paid and what is provided as part of annual and monthly rent.” Def.’s App. A9 (Apr. 9, 2012 final decision). The contracting officer concluded that “the excess obligation due [to] GSA is confirmed as $824,416.01.” Id. The letter advised that “[t]his [was] the final decision of the Contracting Officer,” and that, pursuant to the Contract Disputes Act of 1978 (the CDA), Palafox could appeal the decision either to the Civilian Board of Contract Appeals (CBCA or Board) or the United States Court of Federal Claims (Court of Federal Claims). Id. at A10 (emphasis omitted).

B. Procedural History

Palafox appealed the contracting officer’s April 9, 2012 final decision to the CBCA on July 2, 2012. Compl. ¶26; see Def.’s App. All (CBCA Notice of Docketing). Palafox argued before the CBCA that the tax adjustment clause “require[d] GSA to pay no less than the baseline $250,000 each year for real estate taxes,” and that GSA’s $831,858 withholding constituted a breach of contract. Def.’s App. A19-20 (CBCA Compl.). On September 7, 2012, the government filed a motion to dismiss for lack of jurisdiction, arguing that the CBCA lacked jurisdiction over Palafox’s appeal because Palafox failed to submit a certified claim to the contracting officer for a final decision. Def.’s App. A26 (Def.’s CBCA Mot. to Dismiss);

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Bluebook (online)
114 Fed. Cl. 773, 2014 U.S. Claims LEXIS 293, 2014 WL 717891, Counsel Stack Legal Research, https://law.counselstack.com/opinion/palafox-street-associates-lp-v-united-states-uscfc-2014.