Siry Investment, L.People v. Farkhondehpour

CourtCalifornia Supreme Court
DecidedJuly 21, 2022
DocketS262081
StatusPublished

This text of Siry Investment, L.People v. Farkhondehpour (Siry Investment, L.People v. Farkhondehpour) is published on Counsel Stack Legal Research, covering California Supreme Court primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Siry Investment, L.People v. Farkhondehpour, (Cal. 2022).

Opinion

IN THE SUPREME COURT OF CALIFORNIA

SIRY INVESTMENT, L.P., Plaintiff and Appellant, v. SAEED FARKHONDEHPOUR et al., Defendants and Appellants.

S262081

Second Appellate District, Division Two B277750, B279009 and B285904

Los Angeles County Superior Court BC372362

July 21, 2022

Chief Justice Cantil-Sakauye authored the opinion of the Court, in which Justices Corrigan, Liu, Kruger, Groban, Jenkins, and Guerrero concurred.

Justice Groban filed a concurring opinion, in which Justice Kruger concurred. SIRY INVESTMENT, L.P. v. FARKHONDEHPOUR S262081

Opinion of the Court by Cantil-Sakauye, C. J.

We granted review to address apparent conflicts in the Courts of Appeal concerning (1) whether a party in default has standing to file a motion for a “new trial” asserting legal error relating to calculation of damages and (2) whether a trial court may award treble damages and attorney’s fees under Penal Code section 496, subdivision (c)1 in a case involving, not trafficking of stolen goods, but instead, fraudulent diversion of a partnership’s cash distributions. The Court of Appeal below answered “yes,” and “no,” respectively. We answer yes to both questions — and hence affirm the appellate court’s judgment in the first respect, and reverse it in the second. As we will explain, the standing conclusion is supported by the statutory scheme as construed by well- reasoned prior appellate decisions and considerations of judicial economy. Likewise, the second conclusion — that treble damages and attorney’s fees are available under section 496(c) when, as here, property “has been obtained in any manner constituting theft” — is compelled by the statute’s unambiguous words and our obligation to honor them. If, as the Court of Appeal below determined, such remedies are problematic as a

1 Hereinafter section 496(c). Future undesignated statutory citations are to the Penal Code unless otherwise indicated.

1 SIRY INVESTMENT, L.P. v. FARKHONDEHPOUR Opinion of the Court by Cantil-Sakauye, C. J.

matter of policy, the Legislature can be expected to amend the statute accordingly. I. FACTS AND PROCEDURE We set forth the facts and procedural background, as recited in the Court of Appeal’s decision below (Siry v. Farkhondehpour (2020) 45 Cal.App.5th 1098, 1109–1113 (Siry)), with minor adjustments. In 1998, Moe Siry, Saeed Farkhondehpour (Farkhondehpour), and Morad Neman (Neman) formed the “241 E. 5th Street Partnership” to renovate and lease space in a mixed-use building in downtown Los Angeles. The partnership agreement named one general partner — 416 South Wall Street, Inc. (of which Farkhondehpour was president) — and four limited partners — Siry Investment, L.P. (hereinafter plaintiff), the 1993 Farkhondehpour Family Trust (of which Farkhondehpour was trustee), the Neman Family Irrevocable Trust (of which Neman was trustee), and the Yedidia Investment Defined Benefit Plan Trust (of which Neman was also trustee). The agreement divided the partnership’s cash distributions as follows: Plaintiff was to receive 39.60 percent; the Farkhondehpour Family Trust, 29.70 percent; the Neman Family Irrevocable Trust, 19.80 percent; and the Yedidia Defined Benefit Plan Trust, 9.90 percent. A separate entity, Investment Consultants, LLC (hereinafter Investment Consultants), was responsible for acting as property manager, making the required cash distributions, and overseeing the renovations. In 2003, Farkhondehpour, 416 South Wall Street, and Neman (hereinafter defendants) created an entity named DTLA and required the building’s tenants to pay their rent to DTLA.

2 SIRY INVESTMENT, L.P. v. FARKHONDEHPOUR Opinion of the Court by Cantil-Sakauye, C. J.

Defendants then began to improperly divert rental income away from the limited partnership and into DTLA. Farkhondehpour and Neman also commenced charging personal and other non- partnership expenses to the partnership. The net effect of these actions was to direct Investment Consultants to underpay plaintiff its cash distributions. Farkhondehpour and Neman ensured that plaintiff remained unaware of the underpayments by misrepresenting to plaintiff the building’s rental income and the partnership’s expenses, effectively lying to plaintiff about what its cash distributions should have been. A. Plaintiff’s Lawsuit, First Trial, and Reversal In June 2007, plaintiff sued defendants and the entities over which they were trustees for underpaying plaintiff and improperly diverting the partnership’s rental income to their own coffers.2 The matter proceeded to a jury trial in October 2009. At that time, plaintiff’s operative second amended complaint sought (1) dissolution and winding up of the limited partnership; (2) an accounting; (3) damages for breach of the agreement; and (4) damages for breach of fiduciary duty. The jury found for plaintiff, awarding actual damages of $242,975 and punitive

2 As the Court of Appeal below mentioned, “this was the second lawsuit arising out of the partnership. In 2003, Farkhondehpour and Neman sued [plaintiff] for breach of a different agreement” — and plaintiff “cross-claimed for underpayment of cash distributions from the partnership. After an arbitrator rejected Farkhondehpour’s and Neman’s claims, [plaintiff] settled its remaining cross-claims in 2007, with the requirement that Farkhondehpour and Neman provide an accounting (and, if warranted, a redistribution) of the partnership’s profits.” (Siry, supra, 45 Cal.App.5th at p. 1110, fn. 2.)

3 SIRY INVESTMENT, L.P. v. FARKHONDEHPOUR Opinion of the Court by Cantil-Sakauye, C. J.

damages of $1.1 million against Farkhondehpour and $2 million against Neman. The trial court denied a subsequent motion for a new trial, but reduced the punitive damages awards to $728,925 against each Farkhondehpour and Neman. In late 2012, the Court of Appeal reversed the judgment because the special verdict form submitted to the jury did not require the jury to specify whether Farkhondehpour and Neman were liable to plaintiff individually or as trustees of the various trusts. (Siry Investment, L.P. v. Farkhondehpour (Dec. 12, 2012, B223100, B234655) [nonpub. opn.].) The court explained that this defect rendered the verdict “hopelessly ambiguous” because “who is liable [was] key” — and hence remanded the matter for retrial. (Ibid.) B. Issuance of Terminating Sanctions on Remand On remand, plaintiff propounded two rounds of discovery on defendants — in late 2013, and again in early 2014. Defendants failed to adequately respond to the discovery or to the trial court’s subsequent orders directing them to do so without objection. In 2015, plaintiff served defendants with notices that it was seeking $4 million in punitive damages against each of them. Plaintiff subsequently moved for terminating sanctions based on defendants’ steadfast refusal to respond to plaintiff’s discovery requests or to obey the trial court’s multiple orders compelling responses. At that time, plaintiff’s operative fifth amended complaint sought (1) compensatory damages for breach of the partnership agreement, breach of an oral contract, breach of fiduciary duty, aiding and abetting breach of fiduciary

4 SIRY INVESTMENT, L.P. v. FARKHONDEHPOUR Opinion of the Court by Cantil-Sakauye, C. J.

duty, and fraud;3 (2) punitive damages; (3) treble damages pursuant to section 496(c); and (4) attorney’s fees under that same statute. Plaintiff’s demands for treble damages and attorney’s fees were new — those remedies had not been sought in connection with the first trial. Defendants opposed the motion with extensive briefing and nearly 1,700 pages of exhibits. The court held two hearings and eventually issued a written order striking defendants’ answers and entering their default. C.

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