PNGI Charles Town Gaming, LLC v. Hot Spot CT Real Estate, LLC

CourtDistrict Court, N.D. West Virginia
DecidedDecember 16, 2019
Docket3:18-cv-00038
StatusUnknown

This text of PNGI Charles Town Gaming, LLC v. Hot Spot CT Real Estate, LLC (PNGI Charles Town Gaming, LLC v. Hot Spot CT Real Estate, LLC) is published on Counsel Stack Legal Research, covering District Court, N.D. West Virginia primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
PNGI Charles Town Gaming, LLC v. Hot Spot CT Real Estate, LLC, (N.D.W. Va. 2019).

Opinion

IN THE UNITED STATES DISTRICT COURT FOR THE NORTHERN DISTRICT OF WEST VIRGINIA MARTINSBURG

PNGI CHARLES TOWN GAMING, LLC, and HOLLYWOOD CASINOS, LLC,

Plaintiffs,

v. CIVIL ACTION NO.: 3:18-CV-38 (GROH)

HOT SPOT CT REAL ESTATE, LLC, doing business as CASINO PAWN, BRENT JACKSON, CASINO PAWN, LLC, LYNN PERKINS, and CHRISTOPHER PERKINS,

Defendants.

MEMORANDUM OPINION AND ORDER DENYING DEFENDANTS HOT SPOT CT REAL ESTATE LLC’S AND BRENT JACKSON’S MOTION FOR PARTIAL SUMMARY JUDGMENT

Now before the Court is Defendants Hot Spot CT Real Estate, LLC’s and Brent Jackson’s Motion for Partial Summary Judgment [ECF No. 176], filed on August 5, 2019. Plaintiffs filed a response in opposition on August 26, 2019. ECF No. 182. Accordingly, this matter has been fully briefed and is now ripe for review. For the following reasons, Defendants’ Motion for Partial Summary Judgment is denied. I. Factual and Procedural Background This action arises from Defendants’ ownership of two pawn shops: (1) the Berkeley Plaza Pawn Shop, located in Martinsburg, WV and (2) the Charles Town Pawn Shop, located across the street from Plaintiff’s Hollywood Casino in Charles Town, WV. On July 12, 2007, Defendant Brent Jackson (“Defendant Jackson”), through his company Hot Spot Real Estate LLC (“Defendant Hot Spot”), purchased property across the street from Plaintiffs’ Hollywood Casino. See ECF No. 177-1 & ECF No. 177-3. Ten years later, in September 2017, Defendant Jackson opened a pawn shop (“Charles Town Pawn Shop”) at this property, displaying a sign reading “Hollywood Pawn.” See ECF No. 182-13 at 2; see also ECF No. 182-12 at 4. Two months later, Defendant

Jackson removed the “Hollywood Pawn” sign from Charles Town Pawn Shop after receiving a letter from Plaintiffs’ counsel alleging that his proposed use of the Hollywood mark “constitute[d] intentional and willful trademark infringement.” See ECF No. 182-12 at 4; see also ECF No. 177-5 at 1. During the two months that the “Hollywood Pawn” sign was erected at Charles Town Pawn Shop, a shuttle van for Lust Gentleman’s Club in nearby Martinsburg, WV was parked in the pawn shop’s parking lot. See ECF No. 182-17. Defendants Brent Jackson helped manage the club while his wife, Defendant Lynn Perkins, was the owner. See ECF No. 182-6 at 22; see also ECF No. 182-26. On December 8, 2017, Defendant Jackson replaced the “Hollywood Pawn” sign

at Charles Town Pawn Shop with a sign reading “Casino Pawn.” See ECF No. 182-15 at 2; see also ECF No. 182-6 at 11. The “Casino Pawn” sign remained displayed at this location until December 8, 2018. See ECF No. 182-12 at 4. Since its establishment, Charles Town Pawn Shop has remained vacant and has never been open to the public. See ECF No. 182-6 at 4. In December 2018, Defendants Lynn Perkins, Christopher Perkins, and Casino Pawn, LLC opened a second pawn shop in Martinsburg, WV (“Berkeley Plaza Pawn Shop”). See ECF No. 182-5 at 10; see also ECF No. 182-10 at 8. The Berkeley Plaza Pawn Shop uses the same “Casino Pawn” logo as the Charles Town Pawn Shop. See ECF No. 178-17 at 2; ECF No. 178-10 at 9; ECF No. 178-5 at 9. To date, the Berkeley Plaza Pawn Shop does not have regular business hours and is only open a few days per week. See ECF No. 178-10 at 12. Additionally, this location has no active website, no signage readily visible from the street, and has only made one sale worth twenty-five dollars. See Id; see also ECF No. 178-5 at 12–13.

In terms of marketing efforts, Defendants purchased two roadside billboards. ECF No. 182-6 at 14–15. On their face, both billboards refer exclusively to the Charles Town location, stating that Casino Pawn is located “across from the casino,” in capital letters. ECF No. 182-18; ECF No. 182-19. Both billboards also featured the slogan, “We Pay the Most!” Id. The billboard near the Charles Town Pawn Shop remains displayed, whereas the other billboard near the Berkeley Plaza Pawn Shop was removed in early 2019. ECF No. 177-18 at 3–4. Plaintiffs filed their initial complaint [ECF No. 1] on March 19, 2018 and later filed an amended complaint [ECF No. 132] on March 18, 2019. In their amended complaint,

Plaintiffs assert three claims for relief against Defendants concerning the Charles Town location.1 Plaintiffs claim that the Defendants’ use of the “Casino Pawn” mark at Charles Town Pawn Shop creates a false association with Plaintiffs’ Hollywood Casino gaming facility in violation of 15 U.S.C. § 1125(a) and common law unfair competition under West Virginia law. See ECF No. 132 at 15–16, & 19. Plaintiffs also assert a federal trademark infringement claim under 15 U.S.C § 1114(a) regarding Defendants’ use of the “Hollywood Pawn” mark at Charles Town Pawn Shop. ECF No. 132 at 17–

1Plaintiffs assert two claims for relief (false association, 15 U.S.C. § 1125(a), and common law unfair competition) against Defendants concerning the Berkeley Plaza Pawn Shop. Defendants’ Motion for Summary Judgment or Partial Summary Judgment [ECF No. 170] on these two claims is addressed in a separate order. 18. Defendants move for summary judgment on all three counts. II. Standard of Review Summary judgment is appropriate “if the pleadings, depositions, answers to interrogatories, and admissions on file, together with the affidavits, if any, show that there is no genuine issue as to any material fact and that the moving party is entitled to a

judgment as a matter of law.” Celotex Corp. v. Catrett, 477 U.S. 317, 322 (1986). A genuine issue exists “if the evidence is such that a reasonable jury could return a verdict for the non-moving party.” Anderson v. Liberty Lobby, Inc., 477 U.S. 242, 248 (1986). Thus, the Court must conduct “the threshold inquiry of determining whether there is the need for a trial–whether, in other words, there are any genuine factual issues that properly can be resolved only by a finder of fact because they may reasonably be resolved in favor of either party.” Id. at 250. The party opposing summary judgment “must do more than simply show that there is some metaphysical doubt as to the material facts.” Matsushita Elec. Indus. Co., 475

U.S. at 586. That is, once the movant has met its burden to show an absence of material fact, the party opposing summary judgment must then come forward with affidavits or other evidence establishing there is indeed a genuine issue for trial. Fed. R. Civ. P. 56; Celotex Corp., 477 U.S. at 323-25; Anderson, 477 U.S. at 248. “If the evidence is merely colorable, or is not significantly probative, summary judgment may be granted.” Anderson, 477 U.S. at 249 (citations omitted). A motion for summary judgment should be denied “if the evidence is such that conflicting inferences may be drawn therefrom, or if reasonable men might reach different conclusions.” Phoenix Savs. & Loan, Inc. v. Aetna Cas. & Sur. Co., 381 F.2d 245, 249 (4th Cir. 1967); see also id. at 253 (noting that “[c]redibility determinations, the weighing of the evidence, and the drawing of legitimate inferences from the facts are jury functions, not those of a judge”). III. Applicable Legal Standard Under 15 U.S.C.

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PNGI Charles Town Gaming, LLC v. Hot Spot CT Real Estate, LLC, Counsel Stack Legal Research, https://law.counselstack.com/opinion/pngi-charles-town-gaming-llc-v-hot-spot-ct-real-estate-llc-wvnd-2019.