Richter v. CC-Palo Alto, Inc.

CourtDistrict Court, N.D. California
DecidedAugust 3, 2021
Docket5:14-cv-00750
StatusUnknown

This text of Richter v. CC-Palo Alto, Inc. (Richter v. CC-Palo Alto, Inc.) is published on Counsel Stack Legal Research, covering District Court, N.D. California primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Richter v. CC-Palo Alto, Inc., (N.D. Cal. 2021).

Opinion

1 2 3 4 5 UNITED STATES DISTRICT COURT 6 NORTHERN DISTRICT OF CALIFORNIA 7 SAN JOSE DIVISION 8 LINDA COLLINS CORK, et al., 9 Case No. 5:14-cv-00750-EJD Plaintiffs, 10 ORDER GRANTING MOTION FOR v. CLASS CERTIFICATION 11 CC-PALO ALTO, INC., et al., Re: Dkt. No. 306 12 Defendants. 13

14 Plaintiffs Linda Collins Cork, Georgia L. May, Thomas Merigan, and Janice R. Anderson 15 (collectively, “Plaintiffs”) bring this suit individually, and on behalf of a proposed class, against 16 CC-Palo Alto, Inc. (“CC-PA”), CC-Development Group, Inc. (“CC-DG”), and Classic Residence 17 Management Limited Partnership (“CRMLP”), collectively referred to as “Defendants.” Pending 18 before the Court is Plaintiffs’ motion for class certification (“Mot.”) pursuant to Federal Rules of 19 Civil Procedure 23(a)(2), 23(b)(2) and 23(b)(3). Dkt. No. 306. Defendants filed an opposition 20 (Dkt. No. 312), and Plaintiffs filed a reply (Dkt. No. 313). The motion was heard on July 29, 21 2021. For the reasons stated below, Plaintiffs’ motion for class certification is GRANTED. 22 I. BACKGROUND1 23 Plaintiffs are residents of a Continuing Care Retirement Community (“CCRC”) known as 24 the Vi at Palo Alto (hereinafter “the Vi”). To live at the Vi, residents enter into a nonnegotiable 25

26 1 The Background is a brief summary of the allegations in the Third Amended Complaint. 27 Case No.: 5:14-cv-00750-EJD ORDER GRANTING MOTION FOR CLASS CERTIFICATION 1 continuing care contract with CC-PA referred to as a “Refundable Residency Contract” 2 (hereinafter “Residency Contract”). Pursuant to the Residency Contract, residents agree to “loan” 3 CC-PA money in the form of an “Entrance Fee,” the terms of which are stated in a nonnegotiable 4 “Entrance Fee Note.” The Entrance Fees made to CC-PA can range from several hundred 5 thousand to several million dollars. 6 CC-PA requires a percentage of the loan to be “forfeited” to CC-PA over the first 10 7 months of the resident’s occupancy. The remainder of the loan is repayable or refundable to 8 residents. The Vi regularly used the term “refundable” and “refund” when explaining to 9 prospective residents and residents that they would be repaid most of their Entrance Fees, and 10 portrayed the Entrance Fees as secure. In addition to the one-time Entrance Fee, each resident is 11 required to pay monthly fees. 12 A Residency Contract terminates upon the resident’s decision to leave the Vi Community 13 or at death. CC-PA unconditionally agreed that upon termination of the Residency Contract, it 14 will repay the Entrance Fee at the earlier of (a) fourteen days after resale of the resident’s unit or 15 (b) ten years after termination. 16 Plaintiffs allege that the Residency Contract and Entrance Fee Note together constitute a 17 “refundable contract” within the meaning of California law governing CCRCs (the “CCRC Law”), 18 specifically Health and Safety Code Section 1771(r)(2), and therefore CC-PA, a statutorily defined 19 “provider,” was required to maintain a refund reserve pursuant to Sections 1792.6(a) and 1793(a).2 20 Section 1771(r)(2) provides as follows:

21 [A] continuing care contract that includes a promise, expressed or implied, by the provider to pay an entrance fee refund or to repurchase 22 the transferor’s unit, membership, stock, or other interest in the continuing care retirement community when the promise to refund 23 some or all of the initial entrance fee extends beyond the resident’s sixth year of residency. Providers that enter into refundable contracts 24 shall be subject to the refund reserve requirements of Section 1792.6. A continuing care contract that includes a promise to repay all or a 25

26 2 All statutory references are to California law. 27 Case No.: 5:14-cv-00750-EJD ORDER GRANTING MOTION FOR CLASS CERTIFICATION portion of an entrance fee that is conditioned upon reoccupancy or 1 resale of the unit previously occupied by the resident shall not be considered a refundable contract for purposes of the refund reserve 2 requirements of Section 1792.6, provided that this conditional promise of repayment is not referred to by the applicant or provider 3 as a “refund.” 4 Cal. Health & Safety Code § 1771(r)(2). 5 Defendants acknowledged a reserve requirement in their marketing materials. 6 Nevertheless, CC-PA failed to maintain reserves and instead, transferred funds to CC-DG without 7 ever informing Plaintiffs of its intention to do so. CC-PA never disclosed to Plaintiffs that it did 8 not maintain reserves in trust, and this failure to disclose allegedly constitutes a violation of Health 9 & Safety Code § 1793(f). As a result of the upstreaming, CC-PA is financially incapable of 10 honoring all debts to Plaintiffs. CC-DG denies any responsibility to repay Entrance Fees or return 11 upstreamed money to CC-PA. 12 Plaintiffs seek certification of four claims for relief: (1) financial abuse of elders under 13 Welfare & Institutions Code § 15610.30; (2) unlawful and unfair business practices in violation of 14 Business and Professions Code § 17200; (3) declaratory relief with respect to compliance with 15 Health and Safety Code §§ 1771(r)(2), 1792.6 and 1793(f); and (4) fraudulent transfer of assets in 16 violation of the Uniform Fraudulent Transfer Act as codified by Delaware Code, Title 6, § 1304(a) 17 and Civil Code § 3439.04.3 Mot. at 7-8. Plaintiffs seek to represent the following class of 18 similarly situated individuals:

19 All current and former residents of the Vi at Palo Alto who entered into a residency contract which states that some portion of the 20 entrance fee is repayable at the earlier of resale of the unit or ten (10) years after termination of the contract; and where the repayable 21 portion of the entrance fee has not yet been repaid. 22 Mot. at 9. 23 II. LEGAL STANDARDS 24 Under Federal Rule of Civil Procedure 23(a), a court may certify a class only where “(1) 25

26 3 Plaintiffs also allege that Defendants entered into a conspiracy in furtherance of the acts alleged and that each Defendant aided and abetted the other Defendants. 27 Case No.: 5:14-cv-00750-EJD ORDER GRANTING MOTION FOR CLASS CERTIFICATION 1 the class is so numerous that joinder of all members is impracticable; (2) there are questions of law 2 or fact common to the class; (3) the claims or defenses of the representative parties are typical of 3 the claims or defenses of the class; and (4) the representative parties will fairly and adequately 4 protect the interests of the class.” Fed. R. Civ. P. 23(a). Courts refer to these four requirements as 5 “numerosity, commonality, typicality[,] and adequacy of representation.” Mazza v. Am. Honda 6 Motor Co., 666 F.3d 581, 588 (9th Cir. 2012); Young v. Cree Inc., 2021 WL 292549, at *4 (N.D. 7 Cal. Jan. 28, 2021). 8 Once the threshold requirements of Rule 23(a) are met, plaintiffs must then show “through 9 evidentiary proof” that a class is appropriate for certification under one of the provisions in Rule 10 23(b). Comcast Corp. v. Behrend, 569 U.S. 27, 33 (2013). Here, Plaintiffs seek certification 11 under Rule 23(b)(2) and Rule 23(b)(3). Rule 23(b)(2) provides for the maintenance of a class 12 action if “the party opposing the class has acted or refused to act on grounds that apply generally 13 to the class, so that final injunctive relief or corresponding declaratory relief is appropriate 14 respecting the class as a whole.” Fed. R. Civ. P. 23(b)(2).

Free access — add to your briefcase to read the full text and ask questions with AI

Related

Amchem Products, Inc. v. Windsor
521 U.S. 591 (Supreme Court, 1997)
Bateman v. American Multi-Cinema, Inc.
623 F.3d 708 (Ninth Circuit, 2010)
Wal-Mart Stores, Inc. v. Dukes
131 S. Ct. 2541 (Supreme Court, 2011)
Ellis v. Costco Wholesale Corp.
657 F.3d 970 (Ninth Circuit, 2011)
Mazza v. American Honda Motor Co., Inc.
666 F.3d 581 (Ninth Circuit, 2012)
Elgin v. Department of the Treasury
132 S. Ct. 2126 (Supreme Court, 2012)
Comcast Corp. v. Behrend
133 S. Ct. 1426 (Supreme Court, 2013)
Juanita Stockwell v. City and County of San Francis
749 F.3d 1107 (Ninth Circuit, 2014)
Hanlon v. Chrysler Corp.
150 F.3d 1011 (Ninth Circuit, 1998)
Otsuka v. Polo Ralph Lauren Corp.
251 F.R.D. 439 (N.D. California, 2008)
Santomenno v. Transamerica Life Insurance
310 F.R.D. 451 (C.D. California, 2015)
Ambrosia v. Cogent Communications, Inc.
312 F.R.D. 544 (N.D. California, 2016)

Cite This Page — Counsel Stack

Bluebook (online)
Richter v. CC-Palo Alto, Inc., Counsel Stack Legal Research, https://law.counselstack.com/opinion/richter-v-cc-palo-alto-inc-cand-2021.