Whitaker Farms, LLC v. Fitzgerald Fruit Farms, LLC

908 S.E.2d 531, 320 Ga. 208
CourtSupreme Court of Georgia
DecidedOctober 31, 2024
DocketS23G1162
StatusPublished
Cited by3 cases

This text of 908 S.E.2d 531 (Whitaker Farms, LLC v. Fitzgerald Fruit Farms, LLC) is published on Counsel Stack Legal Research, covering Supreme Court of Georgia primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Whitaker Farms, LLC v. Fitzgerald Fruit Farms, LLC, 908 S.E.2d 531, 320 Ga. 208 (Ga. 2024).

Opinion

320 Ga. 208 FINAL COPY

S23G1162 . WHITAKER FARMS, LLC v. FITZGERALD FRUIT FARMS, LLC.

BOGGS, Chief Justice.

Fitzgerald Fruit Farms, LLC, which leased land owned by

Whitaker Farms, LLC, for a peach orchard, sued Whitaker Farms

for damages after being locked out of the leased premises. A jury

awarded Fitzgerald Farms compensatory damages. In the first

appearance of this case before the Court of Appeals, that court

affirmed in part, but reversed the trial court’s ruling that Fitzgerald

Farms could not seek punitive damages. See Whitaker Farms, LLC

v. Fitzgerald Fruit Farms, LLC, 347 Ga. App. 381 (819 SE2d 666)

(2018) (“Whitaker I”). On remand at a trial focused on punitive

damages, a second jury awarded punitive damages to Fitzgerald

Farms. The Court of Appeals again affirmed and held, in relevant

part, that statements made during a settlement negotiation by

Curtis Whitaker, Whitaker Farms’s Chief Operating Officer, to Sean Lennon, Fitzgerald Farms’s owner, were properly admitted under

OCGA § 24-4-408 (“Rule 408”), which governs the admissibility of

settlement offers and statements made in settlement negotiations.

See Whitaker Farms, LLC v. Fitzgerald Fruit Farms, LLC, 368 Ga.

App. 563 (890 SE2d 454) (2023) (“Whitaker II”). We granted

certiorari to review that ruling. We now vacate the Court of

Appeals’s judgment, and as explained further below, determine that

the statements at issue were inadmissible. Furthermore, we remand

the case to the Court of Appeals for a determination as to whether

the admission of the statements was harmful such that a new trial

on punitive damages is required.

1. The relevant facts and procedural background, as set forth

in Whitaker I and II, are as follows. In 2015, Whitaker Farms

purchased a 290-acre peach farm from Carroll Farms. At the time of

the sale, Fitzgerald Farms grew peaches on a 20-acre tract leased

from Carroll Farms. Carroll Farms did not disclose the existence of

the lease to Whitaker Farms prior to the sale. After Whitaker Farms

purchased the farm, it hired Hynes Barnes, one of the owners of

2 Carroll Farms, to manage the property. Neither Barnes nor Carroll

Farms informed Lennon or Fitzgerald Farms that the property had

been sold.

In April 2016, Whitaker learned that Lennon had “pushed up”

some trees on Whitaker Farms’s property, and Whitaker reported

the incident to the local sheriff. A sheriff’s deputy told Whitaker that

the issue was a civil matter, explaining the deputy’s understanding

that Lennon had an ownership interest in the damaged trees. On

August 4, 2016, Fitzgerald Farms’s workers were harvesting

peaches, and as one of the workers left the orchard with a load of

peaches, he saw Barnes driving away from one of the gates and

discovered that the access gates had been locked. When the

employee realized that the workers were locked inside the orchard,

he texted Lennon, who texted Barnes and asked him to unlock the

gate. Barnes responded that Lennon needed to call Whitaker

because Whitaker owned the property now. Lennon called and left a

voicemail for Whitaker, but Whitaker did not return the call. After

getting permission from a superior court judge, the sheriff cut the

3 lock, allowing the workers to depart. The following day, Barnes

relocked the gates, preventing Fitzgerald Farms’s workers from

accessing the property to harvest its peaches.

On August 5, 2016, Fitzgerald Farms sought a temporary

restraining order (“TRO”) against Barnes to gain access to the

orchard so that it could complete the peach harvest. Four days later,

Whitaker executed an application for a criminal arrest warrant for

Lennon, seeking to keep Lennon off the property by having him

arrested. A judge granted the TRO a week after it had been filed,

but by that time, the crop was ruined. Shortly thereafter, Fitzgerald

Farms brought the underlying action for trespass against Whitaker

Farms, seeking compensatory and punitive damages, as well as

attorney fees under OCGA § 13-6-11. Whitaker Farms filed a

counterclaim seeking damages for conversion. A jury found in favor

of Fitzgerald Farms, awarding $150,000 in actual damages for

trespass and lost profits and $400,000 in attorney fees. The jury also

rendered a verdict in favor of Fitzgerald Farms on Whitaker Farms’s

counterclaims.

4 Both parties appealed, and the Court of Appeals affirmed in

part and reversed in part, holding that the trial court erred in not

submitting the issue of punitive damages to the jury. See Whitaker

I, 347 Ga. App. at 389. On remand, the trial court conducted a second

jury trial on the issue of punitive damages. Prior to the first phase

of that punitive-damages trial,1 Whitaker Farms filed a motion in

limine to exclude certain statements Whitaker made to Lennon at a

settlement conference that occurred prior to the first trial. Whitaker

Farms argued that the statements were inadmissible under Rule

408 (b) because the discussion was not relevant to Whitaker’s intent

at the time the gates were locked and were unduly prejudicial.2 The

trial court denied the motion, and at the first phase, Lennon testified

as follows about the discussion with Whitaker at the settlement

1 See OCGA § 51-12-5.1 (d) (providing that in the first phase of a trial on

punitive damages, a factfinder decides whether to award punitive damages, and if the factfinder decides to do so, a second phase of the trial begins on the amount of punitive damages). 2 Whitaker Farms also argued that the trial court should have excluded

the statements under OCGA § 24-4-403, but the trial court declined to do so. The Court of Appeals determined the trial court did not abuse its discretion with respect to this ruling, see Whitaker II, 368 Ga. App. at 567-568, and Whitaker Farms has not challenged that aspect of the Court of Appeals’s opinion. 5 conference:

You know, the conversation started cordial and it turned to — it turned to being told that — you know, we talked about the criminal arrest warrant, that it’s all within [Whitaker’s] right to bring that up again, that I had family to think about. He told me that he thrived off this type of litigation. He had told me that he had been in something like this before and that person went bankrupt, that I needed to consider all of this. . . . And he also made the comment that I had pissed him off, that he was going to make an example out of me. I don’t know if “pissed off” was the exact terminology. I had made him very angry and he was going to make an example out of me for what I had done.

Whitaker, on the other hand, testified that Lennon’s account of the

conversation was “unequivocally not true” and that they had

reached a tentative agreement for Lennon to pay him annually for

the orchard, but the deal never came to fruition. The jury

determined that Fitzgerald Farms was entitled to punitive damages,

and in the second phase, the jury set the amount of punitive

damages at $500,000.

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Bluebook (online)
908 S.E.2d 531, 320 Ga. 208, Counsel Stack Legal Research, https://law.counselstack.com/opinion/whitaker-farms-llc-v-fitzgerald-fruit-farms-llc-ga-2024.