Russo v. Andrews CA1/5

CourtCalifornia Court of Appeal
DecidedSeptember 28, 2022
DocketA155999
StatusUnpublished

This text of Russo v. Andrews CA1/5 (Russo v. Andrews CA1/5) 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
Russo v. Andrews CA1/5, (Cal. Ct. App. 2022).

Opinion

Filed 9/28/22 Russo v. Andrews CA1/5 NOT TO BE PUBLISHED IN OFFICIAL REPORTS California Rules of Court, rule 8.1115(a), prohibits courts and parties from citing or relying on opinions not certified for publication or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 This opinion has not been certified for publication or ordered published for purposes of rule 8.1115.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

FIRST APPELLATE DISTRICT

DIVISION FIVE

DEBRA YARBROUGH RUSSO, A155999 Individually and as Trustee, etc. et al., (Solano County Plaintiffs, Cross-defendants Super. Ct. No. FCS043552) and Appellants, v. FRANK J. ANDREWS, JR. et al., Defendants, Cross- complainants and Appellants.

DEBRA YARBROUGH RUSSO, Individually and as Trustee, etc. et al., A156610 Plaintiffs, Cross-defendants and Appellants, (Solano County v. Super. Ct. No. FCS043552) FRANK J. ANDREWS, JR. et al., Defendants, Cross- complainants and Appellants.

DEBRA YARBROUGH RUSSO, Individually and as Trustee, etc. et al., A156710 Plaintiffs, Cross-defendants and Respondents, (Solano County v. Super. Ct. No. FCS043552) FRANK J. ANDREWS, JR. et al., Defendants, Cross- complainants and Appellants.

1 Frank J. Andrews, Jr. and David O. Stroud (collectively, defendants) formed two limited liability companies with Billy Yarbrough. The companies — ASB Southport I (ASB I) and ASB Southport II (ASB II, collectively, companies) — developed residential real estate in West Sacramento. The business relationship was amicable and lucrative. As Yarbrough’s health declined, his daughter, Debra Yarbrough Russo, became involved. Thereafter, the parties’ business relationship unraveled, stalling completion of an ASB II development project. This lawsuit followed. Russo and B&L Properties, II, LLC (collectively, Russo) filed a lawsuit against defendants seeking declaratory relief under the companies’ operating agreements. Defendants cross-complained. After a lengthy bench trial, the trial court determined Russo misrepresented the amount of her investment in the companies in an effort to divest defendants of control and ownership. It found Russo liable for fraud, breach of fiduciary duty, and breach of contract, and it awarded defendants damages and equitable relief. It entered judgment for defendants on all but one cause of action in their cross-complaint, then deemed defendants prevailing parties on the contract claims and awarded them attorney fees and costs. The parties appeal from the judgment and from the orders awarding attorney fees and costs. We reverse the portion of the costs order disallowing costs incurred by defendants to maintain an electronic document management database for documents produced in discovery (electronic discovery costs) and remand with directions. In all other respects, we affirm.1

1 This matter was set for oral argument on September 30, 2021. Shortly before oral argument, the parties moved for a continuance on the grounds that they had agreed on essential terms for a settlement and needed time to document and implement the settlement. We denied the motion. Thereafter, the parties waived oral argument. Due to the parties’ numerous

2 BACKGROUND We provide an overview here, and additional detail as germane to the discussion of the parties’ claims. We recite the evidence in the light most favorable to the judgment. (Cassim v. Allstate Ins. Co. (2004) 33 Cal.4th 780, 787.) Yarbrough began a real estate development venture with Andrews in the 1990s. Later, Stroud joined their team. The three men had an informal and collaborative relationship, and a “prosperous track record.” In 2001, Yarbrough and defendants formed ASB I. Shortly thereafter, they formed ASB II. In 2002, Yarbrough and defendants were sole members and managers of the companies. The companies’ goal was to purchase land, entitle it for residential development, and sell lots to home builders. Operating agreements governed the companies. Under those agreements, Yarbrough contributed the necessary capital up to a specified cap. He owned 50 percent of the companies. Defendants — experienced real estate developers — provided the “sweat equity.” They were responsible for the companies’ day-to-day operations. Defendants shared ownership of the remaining 50 percent of the companies. Yarbrough received profit distributions — comprised of a return of his capital plus interest (preferred return) — before defendants. Defendants received distributions only after Yarbrough received his preferred return. This approach — capital contributions from Yarbrough and real estate

requests — and supported by a showing of extraordinary good cause — we repeatedly deferred submission of the matter to enable the parties to settle the matter and dismiss the appeals. On September 15, 2022, however, the parties advised the court they were “unable to consummate a business transaction that would have resulted in dismissal of these appeals” and requested we “submit the appeals and issue [an] opinion.”

3 development expertise provided by defendants — resulted in several successful deals. In early 2003, ASB I was poised to distribute profits of $29 million. Yarbrough wanted to minimize his tax liability from his share of the profit distribution and to invest in additional real estate deals in West Sacramento. The three men believed ASB II had the potential to expand its development portfolio “if additional capital could be committed.” In April 2003, Yarbrough and defendants entered a memorandum of understanding (MOU) addressing these considerations. Yarbrough’s controller, Brian Voss, prepared the MOU. Under the MOU, Yarbrough agreed to make additional capital contributions in the companies, provided “that after September 2003, his collective net investment at any time shall not exceed Twelve Million Dollars.” The MOU defined collective net investment (CNI) as “the sum of all capital contributed without regard to specific partnerships, less any proceeds received.” The MOU also provided that an “informal ledger will be maintained to reflect [Yarbrough’s] net outstanding capital balance.” Before signing the MOU, Yarbrough and defendants discussed Yarbrough’s “1031 exchanges” (exchange transactions), which allowed Yarbrough to defer tax liability on distributions from ASB I by using those distributions to acquire properties that would be transferred to ASB II. Exchange transactions were available to Yarbrough because ASB I held options to purchase land needed for ASB II development. Yarbrough and defendants agreed the exchange transactions would increase Yarbrough’s capital in ASB II but, critically, would not affect the CNI. Voss prepared a spreadsheet “confirming the parties’ discussion regarding the effect [of exchange transactions] on CNI.” The spreadsheet treated Yarbrough’s profits from the sale of an ASB I property as

4 “distributions” even though a portion of the profits was earmarked for use in exchange transactions. Voss shared the spreadsheet with defendants shortly before they signed the MOU. Other documents prepared around this time period treated exchange transactions as “a distribution of profits from ASB I.” In 2004 and 2005, Yarbrough completed exchange transactions: ASB I purchased five properties for $8,129,629 and transferred them directly into ASB II. Yarbrough received a credit to his ASB II capital account for $8,129,629, with interest accruing on the purchase price of each property from the date of purchase. The exchange transactions enabled Yarbrough to defer income taxes of approximately $1.7 million. Voss sent defendants informal ledgers stating the CNI. Consistent with the parties’ agreement, the CNI did not include the value of the exchange transactions. In 2005, Russo became involved with the companies.2 Voss continued to send informal ledgers to defendants.

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