Three Rivers Landing of Gulfport, LP et al v. Three Rivers Landing, LLC et al, No. 7:2011cv00025 - Document 53 (W.D. Va. 2013)
Court Description: MEMORANDUM OPINION. Signed by Judge James C. Turk on 3/4/13. (med)
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; ' e - : OFFI t : rf eŠe d CE ) *eA , * '. . . AR T OANOKJk, I. s .* 'f A FfED L I TH E UN I N TED STA TES D I STR I T CO U R T C FO R TH E W ESTER N D I STR I T O F V I G I I C R N A R O A N O K E D I SI N VI O TH R EE RW ER S LA ND I G O F N G U LFPO R T ,LP,and APOLLO TAX CREDI FUND T X3 LI I M TED PARTNERSH I P MA2 2i 2 1 23 ; J BK . . 7 , CLERK u tl s Cas N o.7: 1- ve 1 c 00025 Pl ntf s ai if , M EM O R AND U M O PI I N N O V. TH REE l l R s LAN D I G ,LL C, t vE N H G DEV ELO PE R , N c . I , UNLI I M TED CONSTRUCTI ON,I , NC. M A R K D .K I SER , N and HO RI ZON M ANAG EM ENT l , NC. By:H on.Jam esC .Tur k Se or Uni e St e D i t i tJudge ni t d at s s r c Dee f ndant . s Thi matri pr e l beor t Cou ton t rltd moi :( )t Dee nt' s te s esnty f e he r wo eae tons 1 he fnda s M oton f Lea t Fie a Countrli ECF No.48;a ( Pli if'M oi t Sti i or ve o l ecam, nd 2) antfs ton o rke Cot t r l i ,ECF N o.44.Bo h m o i ar f ly bref d a t Cour he r or lar um e on m e c am t tons e u l i e nd he t a d a g nt t motons on Fe ua y 27,201 ma ng t he i br r 3, ki hem rpe f diposto Fo t r as s tf t i or s ii n. r he e ons e orh be o ,heM o i f Le vei DENI andt M oto t Sti i GR ANTED. lw t ton or a s ED, he i n o rke s 1 . BA CK G R O UN D The f c ua a pr dur ba kgr und r l nt t t t m oto i f il a t l nd oce al c o eeva o he wo i ns s ary sr i htor d. On J m' 21 2011 Pl i if fl d a Compli a ns De e nt ,a ta g f wr mm y , , antfs ie ant gai t f nda s nd de e nt f l a M oton t D i m i s The l y r r pr e i D e e nt a t t tm e w e e J f nda s ied i o s s. aw e s e es ntng f nda s t ha i r . Sco t Se t a M u w e l H . W i ga d, of Ge r Loc Rake & M oo e LLP. W hie t t t x on nd l e r nt y ke s r, l ha m oton waspe ng,t pa te a tmpt d a s tlm e conf r nce wih J i ndi he ri s te e e te nt ee t udge Ur ns oft s ba ki hi Cour i Aug t2011 whih wa a r nty uns c s ul ECF Nos 23,25,26. t hol ng a tn us , c s ppa e l uc es f . . Afer di s a us c e e e,t s Co tdeni d t m oton t dim i s on M a 4,201 ECF N os 31 32. t t onf r nc hi ur e he i o s s y 2. . , De e f ndan s s e nty fl a a we on M a 29,201 The Ans r di not con a n a t ubs que l ied n ns r y 2. we d ti c e c am . ount r l i Appr ma e y sx wee ltr on J y 1 201 oxi t l i ks ae , ul 7, 2,Defnda s a tr ys move t e nt ' to ne d o wihdr w a t sa pr ee ngs The Co t gr nt t moton t wihdr w a ga t a nd o t y oc di . ur a ed he i o t a nd ve Def nda suntlSe e r4,201 t ob ai s tm t c e nt i pt mbe 2 o t n ubsi e ouns l On t tde dlne,De e nt ' e. ha a i f nda s ne c el Thom a Stel e e e hi a ar nce Al os t e m o hsl t ,on N o mbe w ouns , s r ka, nt r d s ppe a . m t hr e nt aer ve r 27,201 De e 2, f ndan s fl d,wihoutla oft Cour,a Co e cli a ns Pli if ECF t ie t e ve he t unt r am gai t a ntfs. No.42.lhe Co t r i c ans f c s tte by De e nt a :Tori us l e i l ' un e dam ont i our ount , il d f nda s s to ntntona M irpr enai ( se es tton Count1,Conve so ( unt1) Br c ofFi ay Dut t unt11,a ) rin Co 1, ea h ducir y co 1) nd Br c ofConsnzton Loa Agre nt( untI . No. ea h t ci n e me Co V) ECF 42. Pl ntfsfl a m o i t srket Count r l i ,ECF No.44,a gui bot t ti was ai if ed ton o ti he e c am r ng h ha t i ope be us De e nt had nots htl ve ofc tt fl i,i vi ai n ofFe R.Ci mpr r ca e f nda s oug ea our o ie t n ol to d. v. P. 3 a a dt a, v nha t y s ug tla e i s o l no b g a tda t i sa ei t c s . n 1 () n h t e e d he o h e v ,t h u d t e rne t h s tg n he a e l pariulr t a gue t tDe e nt cn te tbls good ca e f rf ii t tm ey fl t tc a , hey r d ha f nda s nno sa ih us o alng o i l ie he Count r l i ,a t tt y ha f ie t a l e,1 taone s w,t tf me c e c am nd ha he ve al d o leg e l ho ha or r ouns lsf iur t e' al e o fl t Co e cli wa t r ul ofi dve tnce o r i ,o e us bl ne e t The as ie he unt r am s he es t na re , ve sght r xc a e glc . y lo ag e t tla es o l b d nid i a y e e tb c u ea1f u camsa es be tt d s sa r u d ha e v h ud e e e n n v n e a s l o r li r u j c o imisl a t a e e twoul be f ie. eECF No. nd hus m ndm n d utl Se 44. I r s ns De e nt r s n e po e, f nda s e ponded t t M oto t Sti and a s fld a s pa ae o he i n o rke l o ie e rt M o i f r Le ve t Fie t i Co t r am .l t rr pons ,De e nt postt tPl i if ton o a o l her un e cli n hei es e f nda s i ha antfs wil no s f r a prj c s fce t dialow t ûlng of t Counecli The l t ufe ny eudie ufiint o s l he i he tr am. y e mphasz t t alhough t c s has be n pe ng f mor t t yea s t c e ha not ie ha , t he a e e ndi or e han wo r , he as s 2 pr e d ve y f ri t r soft ltg ton pr s .ECF No.47 a 3.l pa tc a ,çve y ltl oc ede r a n e m he ii a i oce s t n ri ulr û r ite f r lds o ey h sb e a c mpih d , . . od po iinsh veo c re ln n n )h v . . o ma ic v r a e n c o ls e l) . n e sto a c u r d a d o e a e . b e s h d e ' I a 4.Th ,te c n e d ta a y p eu ie t Pli tfsa a r s l,i i e n c e uld. d. t ' us h y o tn h t n rj d c o anif s eut f t e s s a a l i mi mal The a s pr s nt a pl e s as t why t y beleve t y ha xit t l, s ni . y lo e e r m nt o he i he ve s fci nty pl d t f rcount i t i Count r l i . uf i e l e he ou s n he r e c am Pl i if ha lkewi efld a opposto t t M oton f Le ve.l i,Pli tfsag n antfs ve i s ie n ii n o he i or a n t a n if ai emphaszet i a gumentt ts tt ton ofc ms lwih adif r nto ni n a t t me isof i her r ha ubsiu i ot e t fe e pi o s o he rt ac ount r l i doe not c tt e s t c en r s n f alow i a l t a e m e .M or ove , e c am s ons iut ufi i t ea o or l ng a e m nd nt e r t y e p an a an wh t e b l ve e c o t cams i te Comtrli i s b e tt he x li g i y h y ei a h f he li n h t ecam s u j c o e dim is land t why al ng a e s sa hus lowi m ndme woul be f tl Fi l t y noto y a s r t t nt d u ie. naly, he nl s e t ha alwig a n me th r wo l b p eu iilt Plitfs b tas s g e tta t efln wa l n me d n ee ud e rj dca o anif, u lo u g s h t h ii g s o i bad f ih. n at A s t f e ng m a s c ea ,a t he or goi ke l r lhough t r a e t o m o i pe ng be o e t Cour, he e r w tons ndi f r he t t r i onl oner alis whe he De e nt 'Co t r am s ul bealowe he e s y e sue: t r f nda s un e cli ho d l d. I. I D I U SSI N SC O A . LegalSt andards Asa i ta ma t ,t Co tnot t tt c e cli he e i c n niil ter he ur es ha he ount r am r s ompulor unde Rul s y r e 1 b c u e ft aie o to te ta s cin o o c re e t t i t e s be tma tr o t 3 e a s % rs s u f h rn a to r c u rnc ha s h u j c t f he i e opposng pary' cam.'Fe R.Ci P.1 a( )A) As s h,Defnda s we e r uie t i t s li ' d. v. 3()1( . uc e nt r eq rd o i l i a t tmet y fld a sr dt i ans r SeeFe R.Ci P.1 a ( c ncude t t he i he ie nd e ve her we . d. v. 3() a ompulo y sr c erl m t t'besaedi apa t spl di ) He e ofco s Defnda sddno i ude ount cai i ' tt n ry' ea ng . r , ure, e nt i t ncl mus t Count r l i i t i A ns e ,nor di t y s he e c a m n he r w r d he ugges i t r M o i t D i m i s t t t t n hei ton o s s ha hey pl nnned t f l one. o ie W heh rt eComtr li s o l b alwe a ti j n t r i t ec s i g v me b te h t e cam h ud e l d t h s u cu e n h a e s o e d y o Fe R.Ci P.1 ()2 ,whih r q ie te Co r' la e t fl a a n e pe dn i t s d. v. 5 a( ) c e ur s h u ts e v o ie n me d d la ig n hi CC ITSa e a d sae t a teE o r s o l fe l gv la wh nj sies rq ie .l t iCIItnc , n tt s h t h s u t h ud r ey i e e ve e u tc o e u rs' Bo h I c ' pa te a knowl dge t s i a lbe als-nda d f a ndm e ;none hees ,i i notwihou is ris c e hi s i r t r or me q nt t l s ts t tt lmis Ast FourhCic tha e ane whietl eedea i se ngla t n nd i no i t. he t r ui s xpli d, l smqr ly n e ki e ve o me s t a s fce bass' f de a ,l ve t a e m a be de ed ç s d o a balncng of t ufi int i' or ni l ea o m nd y ni t e n ba a i he e ute , icudn wh t e t e n n mo i p ry wil be p eu ie , wh t e a dto l q iis n l ig eh r h o - vng a t l rj dc d eh r d i na i dicove y wilbe r quie a whe he t c tsdoc twilbe sr i d.'Ba ne Gr s r l e r d, nd t r he our' ke l tane ' r s oup.I . nc v.C & C Pr . I ,71 F. 1 ods. nc. 6 2d 023,1 n. (t Ci.1 )( ttonsomitd) s e as 035 35 4h r 983 ciai te ; e lo Equa Ri sCt. Nie BolonAsoc,60 F. 597,604n. (< eha rpeaedl atr l ght r v. ls t s . 2 3d 3t W ve e t y fimed de a s of motons t a e whi c nge t cha a t r of t ltgai n l t i t ni l i o m nd ch ha he rce he ii to ae n he p o e dn s' (iainso te ) Lo eSa Stn b u e& S l o l . Alh o Va. n .4 r c e ig .) ctto mitd ; n tr e k o s ' ao nsnc v. p a f .I c, 3 F.d 9 2 9 0 41( t Ci.1 9 )(fimig d src c u tsd n a o moi nf rla et a n 3 2 , 4 - 4h r 9 5 afr n itit o r' e il f to o e v o me d t a d c u tr li t e Ru e1 ()wheed fn a t s ug tla et n n o t els d yo o d o ne cam md r l 5a r e e d n s o h e v o me d n h a t a f dico r bec us i woul ha riedne is a rquiedne dic r ;Ne tNe s vey a e t d ve as w sues nd e r w s ovey) wpor ws Hol ngs Cor v.Vit Ciy Vii l . 650 F. 423,440 ( h Ci.2011 (ç fc t t di p. rual t son, nc, 3d 4t r )d The a t ha a l ng t co t r ai woul pr bl ha ne s ia e ad tona dic r s lowi he un e cl m d oba y ve ce st t d dii l s ove y uppors our t c n l so ta ted src c u tsfndn o p eu iewa n t na u eo d srto ' . o cu in h t h itit o r' i ig f rj dc s o a b s f ic ein.)2 ' 1 Be e t Cour had not pr ousy ent r a s hedulng or s ti a deadj e s r caus he t evi l e ed c i der e tng u a endi pl ngs i i notneces ar f t Def ndant t m ee t hi m ng eadi , t s s y or he e so t he ghersanda of s ng çgood t rd howi s c us ' f t e a n n .S e Fe R.Ci P.1 b)4 (lowig mo t ai o a s h d ig or r a e' or h me dme t e d. v. 6( () al n di ton f c e uln de k ( y f rg odc us ' t o o a e' onl ) 2 D ef ndant cor ecty not t t t f ct of N e por News Hol nns Corp. i ved mor s r l e ha he a s w t di e nvol e e r mep eudc t a t fc si t p e e tc s .n pa t ulr tea nd n te ewa s g me ey xte rj ie h n he a t n he r s n a e l ri a, h me me t h r s ou ht r l c one mont bef e ti ,des i by t dit i cour as dt elvent hour' 650 F. at440.Her by h or ral crbed he srct t the e h .' 3d e, c r t di cover hasnotyetcl ed a a ti dat has notye been s t Admit y,t f or al ontas , s y os nd ral e t e. tedl hat act one di nihe t poe ta p eudc t Plitls Butt Cou tno t ls c cud s a dic sd h r i, mi s s he tn il rj ie o an i . he r nehee s on l e , s suse e en t t balnce ofequii i t scas r r de aloft l vet amend. hat he a tes n hi e equies ni he ea o 4 B. D e e f ndant 'Pr s opos C ount r a m ed ed i Appl ng t f e ng s a r he e t r a e a numberoff ct st tl a t Co t yi he or goi t nda ds r , he e r a or ha e d he ur t bei vet tla t n e woul notbepr r W hie dea aone i nota s t intba i f o le ha e ve o m nd d ope . l ly l s ufk e ss or t de a ,i i af t t be c nsde e The Cour i c he ni l t s acor o o i r d. t s once ne a r d boutt f c t tt c eha he a t ha he as s be n pe ng f m or t n t ye s a t tt Cot e c am wa fl d a oxi ae y s ve e ndi or e ha wo ar , nd ha he mt r l i s ie ppr m tl e n m on hs afe t Ans r wa orgi ly fld. Addii nal lhough dic r i no ye t tr he we s i na l ie to ly,at s ove y s t t co plt s t nta efo t ha ar a be n e nde by t pa te t a ncet r ti l m e e, ubsa il f rs ve le dy e xpe d he ris o dva owa d ra . I e t pa tes e ha d lm ie di c r pror t t uns ce s ul m e a i a t y nde d, he r i xc nge i t d s ove y i o he uc s f di ton, nd he ha c a t t i dicove y r que t s f rbas on t cli s ar dy i t c e.W hie i i ve r fed her s r e ss o a ed he am lea n he as l ts tu t tatild t h sn ty tb e s t t eCo r c n ld st a s mep eudc t Plitfs r e ha ra ae a o e e n e, h u t o cu e h t o rj ie o anif woul oc ur i i we e t al t lt n e e t The c e i now pr e sng a a l ng d c f t r o low he ae m ndm n . as s ogr s i nd lowi t a e m e now woul c us undue de a i g tng t sc e r a f ti land tid.The he m nd nt d a e l y n eti hi as e dy or ra re Cour doesno ful ne c ms f t deay,nordoe i r tis de ii on dely al t t a t w ot el or he l s t es t c son a one.l t sm pl c l i y oncudes t t l ng a t c e as a whol t alow t dea ha , ooki t he as e, o l he lyed n mendme a nt nd s be tPlitfst te p si lt o d fndn f u n w cams i t a e a t i j n t r u j c an if o h o sbi y f ee ig o r e li n hec s t hs u cu e i wo l wo kap eu iea an t h m a du d l d lytilo t ematr ud r rj dc g is t e n n uy ea ra f h te. W hie t cai si t Count r l m a i eoutoft s m e ge r loc ure esa t e l he l m n he e cai rs he n ne a c r nc s hos i t Compli ,t y a e i f c ne cai s t t a mos c rai y woul r quie ne and n he ant he r n a t w l m ha l t e t nl d e r w a tonala nue ofdic r t be e or d a woul lke y pr ve t ca e fom movi ddii ve s s ove y o xpl e nd d i l e nt he s r ng f war a beng r s ved i a tmel f s o I s t t pr e c e cli woul or d nd i e ol n i y a hi n. n hor, he opos d ountr am d c ranl t hange t c r t roft ltga i 'and i i i e $a e i t pr ee ngs' Se e ti y t c he ha ac e he ii ton' t s nde d t t n he oc di .' e l Eq lRi ht Ct . 602 F. a 604 n. Fort e r a o ,t Cour w ilno gr nt Def nda s ua a s r, 3d t 3. hes e s ns he t l t a e nt ' 1a t a e ve o mend t rAns rt a t Co e cli . hei we o dd he unt r a m 3 11 1. CO N C LU SI N O For t f e ng r as ,De e he or goi e ons f ndan s M oton f Le ve t Ame ECF No.48,i t' i or a o nd, s DENI a Pli if 'M oton t Sti ,ECF No.44,i GRANTED.An a oprae or r ED nd antf s i o rke s ppr it de s l is t sda hal s ue hi y. Addii ly,t pa te a ehe e ORDERED t s i t t Co t notlt rt n tn tonal he ri s r r by o ubm t o he ur, a e ha e d y a trte e r o t i Or e ,aj itp o o e she ui o d rs ti f rh a ds o e y a s fe h nty f hs d r on r p s d c d l r e et o t ic v r ng ng dea i ,adipostvem o i nsdea i ,a atildae. dlne s ii to dlne nd ra t ENTER:Thi s ' * da ofM a c , 201 y rh 3. --h -- z c . . ,' z ' , y . ' / y# /' . X L X 1 C TW k ' Se orUnie St esDititJ ni t d at src udge 3 I lght of t Courts r i , i i unneces ar f i t addr s t Pl ntfs' aler tve n i he ' ulng t s s y or t o es he ai if t na i a gum e t alowi am e r nt hat l ng ndment woul be f tl The Court not , howe , t is pr i i y d u ie. es ver hat t elm nar a ay i idctsta a lats me o tepo o e c u t i te Co necam wo l b s be tt n lss n iae h t t e s o f h r p sd o ns n h u trli ud e u jc o di ss . sml al 6
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