Schnitzer Investment Corp. v. Certain Underwriters at Lloyd's of London

104 P.3d 1162, 197 Or. App. 147, 2005 Ore. App. LEXIS 61
CourtCourt of Appeals of Oregon
DecidedJanuary 26, 2005
Docket9902-02004; A116662
StatusPublished
Cited by19 cases

This text of 104 P.3d 1162 (Schnitzer Investment Corp. v. Certain Underwriters at Lloyd's of London) is published on Counsel Stack Legal Research, covering Court of Appeals of Oregon primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Schnitzer Investment Corp. v. Certain Underwriters at Lloyd's of London, 104 P.3d 1162, 197 Or. App. 147, 2005 Ore. App. LEXIS 61 (Or. Ct. App. 2005).

Opinion

*150 EDMONDS, P. J.

Plaintiff Schnitzer Investment Corporation owns land in Portland on which it, its predecessors, and previous owners conducted a variety of industrial activities over many decades, resulting in contamination of the land. The Department of Environmental Quality (DEQ) required plaintiff to remedy the contamination at significant expense to plaintiff. 1 Defendants are insurance companies that issued policies to plaintiff and its predecessors. Plaintiff asserts that defendants are liable under those policies for all or part of the cost of the cleanup and for defending against DEQ’s demands. The trial court granted summary judgment to defendants on all of plaintiffs claims. ORCP 47 C. It also denied Certain Underwriters at Lloyd’s of London’s and Certain London Market Insurance Companies’ (collectively Lloyd’s) requests for attorney fees. Plaintiff appeals, and Lloyd’s cross-appeals. On plaintiffs appeal, we reverse as to the claim against defendants Transportation Insurance Company and Continental Casualty Company (collectively CNA) on the duty to defend claim and otherwise affirm. On the cross-appeal, we affirm.

We state the facts most favorably to plaintiff as the nonmoving party on the summary judgment motions, drawing all inferences in its favor. Robinson v. Lamb’s Wilsonville Thriftway, 332 Or 453, 455, 31 P3d 421 (2001). Plaintiffs land is located on the west side of the Willamette River, directly south of the Marquam Bridge. The extreme northeastern portion of the land fronts directly on the river, but a third party’s land separates the rest of the eastern border from the river. Plaintiff used the property for a number of industrial activities, including metal salvaging, that resulted in environmental contamination. Previous owners had used it for other activities, including the manufacture of pesticides and other agricultural chemicals, that also resulted in environmental contamination. Most of the contamination was in the soil, but the groundwater at various locations on the property also contains a variety of hazardous chemicals. At some locations, there is groundwater only 10 feet below the *151 surface. Contaminated soil is in contact with the groundwater, at least during part of the year, in many sections of the property.

In 1988, plaintiff, as part of its plans to develop the property, contracted with an engineering firm to conduct an investigation. That investigation revealed the contamination. Plaintiff voluntarily reported the contamination to DEQ, which, in turn, notified plaintiff that it would place the property on a list of confirmed contaminated sites unless plaintiff appealed its decision. Plaintiff appealed. On August 1, 1989, DEQ and plaintiff entered into a consent order that required plaintiff to determine the “nature and extent of releases of hazardous substances on or from plaintiffs [p]roperty * * * and to develop, evaluate, and select appropriate removal and/or remedial measures” that would comply with Oregon law. The order divided the property into three units, A, B, and C, for purposes of the evaluation. Shortly thereafter, the engineering firm began a study to develop, evaluate, and select the appropriate remedial measures. The studies for units A and C were completed on September 27 and October 1,1991. Those studies recommended substantial remedial actions concerning the soil in those units. The studies also recommended monitoring the groundwater under the units for five years. Any further actions concerning the groundwater would depend on what the monitoring revealed. 2

During the course of the studies, plaintiff continued to be in contact with DEQ. On September 4,1990, DEQ notified plaintiff that it proposed to include the property both on its list of confirmed contaminated sites and on its inventory of sites that required further investigation or cleanup. The letter did not specifically describe the problems on plaintiffs property; however, it did invite plaintiff’s comments on the proposed listings. On June 7,1991, DEQ sent a second letter notifying plaintiff that it was including units A and C on both listings. The June 7 letter indicated that the property could be removed from the listings “after all necessary cleanup is completed, including continuing environmental controls such *152 as groundwater monitoring and special land use restrictions.” DEQ enclosed with the letter its response to plaintiffs comments on the proposed listing and a summary of the contamination on the property. The summary showed the concentration of each contaminant in the soil but did not indicate that there was contamination in the groundwater or any medium other than the soil. The description of the environmental and public health threats resulting from the contamination in the summary stated: “Exposure to contaminated soil/sediments.”

Before describing further events, we first discuss the insurance polices that are at issue in this case. Beginning in 1958, defendants issued a number of insurance policies insuring plaintiff or its predecessors against claims for property damage. Some of the policies were primary, while others were umbrella or excess policies; the umbrella and excess policies generally followed the coverage of the primary policies. Although the language varied in some respects, the 1977-83 CNA policies that are the subject of plaintiffs duty to defend claim are typical. Under them, CNA promised to pay all sums that plaintiff became “legally obligated to pay as damages” because of “property damage.” CNA had “the right and duty to defend any suit against the insured seeking damages on account of such * * * property damage”; it also agreed to pay the costs of defense in addition to the face amount of the policies.

The policies defined “property damage” to mean

“(1) physical injury to or destruction of tangible property which occurs during the policy period including the loss of use thereof at any time resulting therefrom, or (2) loss of use of tangible property which has not been physically injured or destroyed provided such loss of use is caused by an occurrence during the policy period [.]”

They also defined an “occurrence” as “an accident, including continuous or repeated exposure to conditions, which results in * * * property damage neither expected nor intended from the standpoint of the insured.” Finally, and most importantly to this case, the policies contained a number of exclusions from coverage, including an exclusion for property damage to “property owned or occupied by or rented to the insured [.]” *153 Plaintiff concedes that, although the excess policies that various defendants issued use different wording, they also effectively exclude coverage for property that the insured owns.

On September 26, 1991, plaintiff sent CNA a letter notifying it of DEQ’s action listing the property and requesting that CNA “immediately defend, indemnify, hold harmless and otherwise protect Schnitzer’s interests in this matter” pursuant to its obligations under the CNA primary policies. Plaintiffs letter briefly described the circumstances on the property and the steps that it had previously taken. It also enclosed a copy of DEQ’s June 7, 1991, letter, including DEQ’s enclosures.

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Bluebook (online)
104 P.3d 1162, 197 Or. App. 147, 2005 Ore. App. LEXIS 61, Counsel Stack Legal Research, https://law.counselstack.com/opinion/schnitzer-investment-corp-v-certain-underwriters-at-lloyds-of-london-orctapp-2005.