Stewart v. Extra Space Storage

District Court, W.D. Washington·Decided June 13, 2025·No. 3:23-cv-05786·Unknown

Opinion

1 2

5 UNITED STATES DISTRICT COURT 6 WESTERN DISTRICT OF WASHINGTON AT TACOMA 7 AARON STEWART and TIERRA CASE NO. C23-5786 BHS 8 HARVEST, LLC, ORDER 9 Plaintiffs, v. 10 CITY OF TACOMA, 11 Defendant. 12

13 This matter is before the Court on defendant City of Tacoma’s motion for 14 summary judgment, Dkt. 85. Because Stewart does not establish all the elements essential 15 to his four claims, the motion is granted. 16 I. BACKGROUND 17 In December 2019, Stewart contracted with Extra Space Storage1 to rent a storage 18 unit. Dkt. 41-1. Stewart agreed not to use the unit for any unlawful purpose. Id. at 1, 5. 19 The agreement included several provisions relating to default and termination. First, 20 21 1 Stewart also sued Extra Space for breach of contract. The Court dismissed that claim on 22 summary judgment, Dkt. 49. 1 Stewart agreed that if he failed to pay the monthly rent, Extra Space would have a lien on 2 his stored property. Id. at 6, ¶ 22. After 14 days of nonpayment, Extra Space was

3 authorized to sell the property so long as Stewart received reasonable notice. Id. Stewart, 4 or anyone else with a right to the property, could stop the sale if they paid the pending 5 balance in full. Id., ¶ 23. If Stewart defaulted, Extra Space could terminate the agreement 6 after providing Stewart 15 days’ written notice. Id. at 6, ¶ 28. Stewart also agreed to 7 “move out and completely vacate” his storage unit “prior to the anticipated termination 8 date.” Id. at 6, ¶ 29. Property in the storage unit would be considered “conclusively

9 abandoned” after termination of the agreement, upon default of the agreement, or when 10 Extra Space reasonably concluded Stewart had abandoned the property and unit. Id. Extra 11 Space could “dispose of such in a manner that” it saw fit. Id. Extra Space employees and 12 government agents were authorized to access the unit, examine its contents, and “comply 13 with the law” upon default of the agreement. Id. at 5, ¶ 10. This included “the right to

14 relocate” the contents of the storage unit “if necessary.” Id. 15 Stewart’s last monthly payment to Extra Space was in January 2021. Dkt. 29-1 at 16 2. He failed to make payments in February, March, and April, because, he claims, a credit 17 card expired. Id. Extra Space sent him lien and foreclosure notices on March 2 and March 18 23, 2021. Id. at 2, 9. Stewart denies receiving these notices. Dkt. 29-2 at 2.

19 The March 23 notice informed Stewart that his property would be auctioned on 20 April 20, 2021. Dkt. 95 at 12. Extra Space gave Stewart the option to “pay [his] account 21 current prior to auction,” in which case he would be responsible for securing his unit 22 again. Id. The letter stated, “[i]f you have abandoned the unit and do not wish to recover 1 the contents, you must complete the abandonment section below and return this letter.” 2 Id.

3 Extra Space employee Cynthia Alvarez Garman testified that on April 7, 2021, a 4 woman named Jennifer Jordan—Stewart’s employee—called Extra Space and asked how 5 much Stewart owed on the storage unit. Dkt. 95 at 10, 27; Dkt. 94 at 2. Jordan indicated 6 she may come pay the balance herself, but she did not do so. Dkt. 95 at 10; Dkt. 29-2. 7 On April 14, 2021, Extra Space employees entered Stewart’s storage unit and 8 found 106 27-gallon plastic totes—roughly 1900 pounds—of what they believed to be

9 marijuana. Dkt. 95 at 10; Dkt. 27-1; Dkt. 116 at 8. They called the Tacoma Police, who 10 took custody of the totes. Id. at 21. 11 That afternoon, Jordan stated in her declaration, Stewart told her that the Tacoma 12 Police Department had seized the storage unit’s contents. Dkt. 29-2 at 2. 13 The next day, Tacoma Police Sergeant Kenneth Smith authorized the property’s

14 destruction. Dkt. 95 at 98; Dkt. 41. The police report identified the property as “Drugs – 15 Marijuana” based on “[t]he smell and the way it looked.” Dkt. 95 at 51. Tacoma Police 16 Officer Hannah Bush testified that even after the police department seized Stewart’s 17 property, he retained the right to claim it. Dkt. 95 at 57, 74. 18 On April 20, Jordan called the Tacoma Police Department on Stewart’s behalf and

19 explained the property was hemp, not marijuana. Dkt. 29-2. She declared that a detective, 20 whose name she could not recall, told her the seized material “would be destroyed.” Id. 21 She relayed this conversation to Stewart. Id. Stewart’s own expert states that Jordan 22 spoke with Sergeant Smith: 1 [W]hile Smith denies some of Ms. Jordan’s statements regarding their conversation, he also does not recall what they discussed. However, 2 the irrefutable fact is that even though Sergeant Smith authorized the destruction of 1910 pounds of Hemp on April 15, 2021, this property was 3 not physically destroyed in Spokane, WA until June 24, 2021 – more than 60 days later.” 4 Dkt. 95 at 154. 5 Stewart claims that the storage unit held—and that Tacoma eventually 6 destroyed—several million dollars’ worth2 of legal industrial hemp flower, not 7 marijuana. Dkt. 114. Stewart was licensed by Washington State Department of 8 Agriculture (WSDA) to grow and harvest the hemp.3 Dkt 29-1. He registered a 9 warehouse in Chelan Falls as the storage location for his hemp and received certification 10 from the WSDA that his hemp contained less than 0.3% concentration of delta-9 11 tetrahydrocannabinol (THC). Dkt. 87 at 10; Dkt. 95 at 238–40. Stewart did not include 12 these WSDA documents in the storage unit. Dkt. 86 at 12, 35. The legal owner of the 13 property in the storage unit was Tierra Harvest, LLC.4 Dkt. 82 at 58. Stewart is the LLC’s 14 sole member. Dkt. 73 at 1. 15 16

17 2 Stewart’s claimed value of the storage unit’s contents has varied greatly throughout litigation. He told Extra Space the contents were worth $2,000 when he rented the unit. Dkt. 41- 18 1. In 2022, he demanded Tacoma reimburse him for “losses of approximately $400,000 in business property.” Dkt. 71 at 9. He testified in September 2024 that the unit contained over $12.9 million worth of hemp. Dkt. 86 at 6–7. His third amended complaint, filed April 2025, 19 alleges the hemp was worth approximately $2.75 million. Dkt. 114 at 2. Similarly, his estimates of the weight of the hemp have varied from 1,378 pounds to 865,000 grams (roughly 1,907 20 pounds). Dkt. 29-1 at 2; Dkt. 86 at 6–7. 21 3 RCW 15.140.060 authorizes the Department of Agriculture to issue hemp producer licenses to qualified applicants. 22 4 Tierra Harvest is now a plaintiff in this case. Dkt. 114. 1 In November 2022, Stewart sent a letter to the Tacoma City Manager demanding 2 Tacoma reimburse him for his business property losses “due to the Tacoma Police

3 Department’s gross negligence for the illegal destruction of [his] property.” Dkt. 71, Ex. 4 A. Tacoma Deputy City Attorney Michelle Yotter denied Stewart’s tort claim in a letter, 5 informing him that she was “unable to find any cause of action against the City for the 6 asserted damages.” Id., Ex. C. 7 In April 2023, Stewart sued Tacoma in Pierce County Superior Court. Dkt. 1-2. He 8 asserted conversion, negligence, and 42 U.S.C. § 1983 Monell claims for violations of his

9 due process and Fourth Amendment rights. Dkt. 1-2. Tacoma removed the matter here 10 based on the § 1983 claims. Dkt. 1 at 1–2. 11 WSDA’s Cannabis Programs Manager, Patricia Ehrlich testified about WSDA’s 12 regulation of Stewart’s hemp. She testified that there were no “registered land areas” 13 other than the Chelan Falls property associated with Stewart’s license in the WSDA

14 records. Dkt. 87 at 2. She also testified that WSDA has “no oversight of producers who 15 are no longer licensed,” and “previously . .

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