Johnson v. Truckee River Highlands HOA, LLC et al

Filing 176

ORDER DISMISSING CASE. IT IS ORDERED that Defendants' 13 , 16 , 30 , 116 , and 131 Motions to Dismiss are GRANTED. This case is dismissed for lack of subject matter jurisdiction. FURTHER ORDERED, Bank of America's 65 Motio n to Set Aside Lis Pendens is GRANTED. FURTHER ORDERED, all other pending motions are DENIED as moot. The Clerk shall enter Judgment accordingly. Signed by Judge Robert C. Jones on 11/29/2010. (Copies have been distributed pursuant to the NEF - KO)

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Johnson v. Truckee River Highlands HOA, LLC et al Doc. 176

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The Cour hear or l gum enton t ese isues on June 11,201 . t d a ar h s 0
BAC K G R O U N D

2 2 Plit Nel J hn o (plitf) ur h s dah m eIc t da 8 8 Hihln Flme an i iM. o s n ' a ni 'p c a e o o a e t O 0 g a d u c ' f 23 Cice,Reno,Nevada (ef red t her i ast e ' r pery' on June30, rl r e r o en h P o t ' ) 2005.The Pr pedy o
24 was I cat d i t e Tr ck e RierHi hl nds Homeowner Associton i a subdi ii n cal d o e nh u e v ga s ai n v so l e

25 Bel Ri. Def ndantComf r ResientalParner t' omf d' devel ped t ehomes i te lo a e ot d i t s' c o' l o h nh
26 subdiii n. vs o
27 O n Novem ber 11, 2007, Pl i t f c nveyed hi i t r st i t e Pr pedy t C hoi e a ni o f s ne e n h o o c

2 Ener r e , C (ch ie Ener r e n.Ch ie En er r e i n ta pa yt t i acin 8 t p i s LL d oc t p i s ) oc t p i s s o s d s s d o hs t . o
A t som e poi t i 2008 or 2009,C hoi e Ent r rses st pped payi g is hom eow ner nn c epi o nt

Dockets.Justia.com

1 associton assessment t t e Tr ck e Rier Hihlnds Homeowner Associton (he ai so h u e v ga s ai t 2 ' s oca in ) Att et e,Ga l A. r (Ker ' an Ga l A. r , t . e r s n e te A s it '. h i o m ye Ke n a n ) d ye Ke n Ld r p e e t d h
3 Associ ton. AferChoi e Ent r rses s opped payi g assessm ent ,Ker ,on behal oft e ai t c epi t n s n fh
4 Associ ton,notfed Choi e En er rses t ati paym entofquarery as es m en s w er pas ai ii c t pi h t s tl s s t e t

5 due, Despi t i not iaton,t e assessm ent due t t e Associton r m ai ed unpai . t h s ic i h e f s oh ai e n d
6 Because t e as es m ent had notbeen pai ,Phi Frnk & Ass ci t s fl d a Notce ofDef ul h ss s d li o ae i e i at

7 and El c i n t Selwi t e W ashoe Count Rec r ers Ofie on Jul 10,2009. As oft at e to o l t h h y o d ' fc y h

8 dat ,t e amountdue t t e Associton was $3, 34. 2. eh oh ai 12
9 Alhough ifl d a notce ofdef ul and el cton t sel t e Associ ton di notf r cl se t ti e i at e i o lh , ai d oe o

1 on t e pr pedy.Rat er concurenty, 0 ho h, r l Choi e Ent r rseswas al o si niiantyi arear on c ep i s g fc l n r s 11 i m odgage paym en s. Thus, Ocober1 ,2009,ReconstustCompany, he benefci r t s t on t 5 r t i ay
1 undert e deed oftust caus d t e f r cl sur sal on t e Pr pery. Bank ofA m erca now 2 h r, e h oe o e e h ot i 1 ow ns t e Pr pery. 3 h o tl

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OnNovember , z 2009, aitffldaComplit( 8)i t i actonagaisthef l wig Pl n i i fe an # n hs i n t ol n o

1 def ndant : t e Assoc aton, l cl e Pr pedy M anagem ent LLC , Don G l nn, Janet 5 e sh ii ni n o e 1 Kr ut t unk, ii m Fr y, an Cl r , 6 a sr W la l e Al a k Com f d Res dental o i i Padner , s Dave Stom qui t M ari r s , tn 1 Hudf r Chares M ar l y,Jef Ri har s,W i i m Thal ,M at Ber er n,G ayl A .Ker ,Lt . 7 e, l ke fc d la l e t go e n d,

1 Gayl A.Ker ,Phi Frnk & Ass citons,Phi Frnk,Li da Frnk,Chrstne McBrde,and 8 e n li o ai li n i ii i
1 Pr et i erHol i gs,I c. Not bl ,Pl i t fdi notnam e Bank of m erca orany ot erent y 9 a go dn n2 a y ani d f A i h i t

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2 chal ngi g t e i posii n of cedai ass ssm ent and f es by t e Associ ton and t at 2 l nhm e to n e s e h ai h 23 Pl i t i cl i i ganyf r clsur ont e Pr peryf rf i r t payt e assessmentI nwoul an i s am n l o e o e h o t o al e o u h i e d
24

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A ss ci ton, o ai 2

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1 cl i s ass red. 4 am et 3

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3 ef l wigm oin t ds is o lc o s be t atru idcinae rsnl b fr te Th ol n to s o im s f ra k fu j c m t j rs ito r p ee t eo e h o e y
Cour:Doc.#13,Doc.# 1 ,Doc./30,Doc./131. t 6 / /

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1 orgial v riyj rs it n overte ente acton. Abrqo v.Dow Chem.Co.443 F.d 3 i n die st u idci o h i r i' e ' , 3

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1 Def ndant ar fom Nevada. I hi Com pl i t Pl i t fs at s t athe i a Sesi entof 6 e s er ns an , an i t e h f s'd r

1 W ashoe Count,Nevada. ( om plit(/ )at4) The Complitf dherI t t ef l wig 7 y 'C ' an /8 . an u i s h ol n s o
1 Def ndant as r sdent ofNevada:Comf r Resi entalParner ,I cl e Pr pery 8 e s ei s ot di t sni not 1 M anagem ent and Phi Frnkand As ocat s. I . 4, Because t er i notc m pl t 9 , li s i e 4 d at h es o ee

2 die st bewe nt e p ris,h Cour c nn te e cs j r dit n un er2 U. . , 0 v r i t e h a t te y e t a o x r ie u i ci s o d 8 SC j
21 1332( ) a.
22 2. Feder lQ ueston Jursdi ton a i i ci

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y f der lor m may ent rai wihoutdit r i g any c ngr ssinal - ppr v d bal nc of e af u et n t su bn o e o la oe y ae

j f der l d sa ejdiil e p n iite . .. ( u t g Gr be& Son Meal o .I c v. y e a an tt u ca r s o sblis' !a q o i i '# n al s t Prd ,n . 9 Dare Enn' & Mf .545 U. .308, 125 S. t 2363,162 L. d. 257 ( 005).Sucha u c n, S 314, C. E 2d 2)
1 f der lisue m ustbe ' subs an i l 0 e as ' a t ta one,idiatng a serousf der lit r s i cl i i g nci i e a n e e tn am n

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1 P l i t fs Com pl i t The cl i s aleged i Pl i tf' Com pl i tappeart st m f om 3 an i ' f an. am l n an i s f an oe r

1 al ged wr ngf lassessm entf es i posed by t e Associton and a I n t e Associ ton 4l e ou em h ai ih e ai
1 fl d agai stt e Pr pery prort i f r cl sur by Bank ofAm erca. The causes ofact n 5i e nh o t i o t oe o e s i i o

1 i Pl itf' Com pl i tar aI based on st t Iw :faud t r ugh om isi n,quittte ac i n, 6 n an i s f an e l ae a r ho so e il to
1 i t ntonali fi ton ofem otonal stes , ori us br ach oft e i pl d du y ofgood f ih 7 ne i nl i c i di r s t t o e hmi e t at

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1 c nspiacy t c m m ifaud, r ud by iducem ent and vil tons ofNRS 116 comm on9o r oo tr fa n , oa i

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21 num er us al ged vi l tons o Nevada l w . o l e oai f a

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Because Pl i tf hasf i d t show t athi Com pl i tr ies a f der l a n if al o e hs an as e a queston, he it

2 Cour cannotexer iej rsditon under28 U. . ,j 1331,Thus,based ont ef rgoig, 3 t cs u i ci SC h oe n 2 t e Cour Ick subectmaterj rsditonovert i case and t e motonst dimisar 4h ta s j t u i ci hs h i oss e
25 gr nt d, ae 26 11 M ot on f r Leave t Fie A m ended Com pl i t 1. io ol an

27

Pl it; fld a brefmoton t fl an am ended com pl itst tng t att e ' as has an i i e i i oi e an a i h h d e c

28 t i bl i sues i vol i g,am ong ot ert i gs, r udul ntf r cl s r , ra e s n vn h h n fa e o e o u e and wil l succ ed l easi y e
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2 Pl itf s mot n shoul be denid becaus i i ' as l ss and defci nt bot pr cedur l a n ir i o d e e ts b ee ie , h o al y

3 an s bsa t el i t a a e d en wo l b f tedu t t e Ic o su j c mat r d u t n i y n h t m n m t ud e u i e o h a k f be t te v l 4 j rsditon and because plitf hasf i d t compl wi te r quiem ent ofLR 1 - . ui ci an i f al o e y th e r h s 5 1' 5 ( p o iont Mo inf rL a e(/2) 1 .Ac or igt De e d ns, an i f i t O p st o t o e v /4 at ) c d n o f n a t Plitf al o i o fs
6 descrbe how he seeks t am end and Pl i tf has negl ct d t atach a pr pos d i o a n if ee o t oe

7 am ended pl adi g. en

8 Fed.R, v.P.15( )sat st ata parymayamend ispladigswi t ecour' Ci a te h t ten th h t s 9 Iave:' he coud shoul feel gie Iavewhenj sie s r quies. The Nit Cicui e ' T dr y v e u tc o e r ' ' nh r t
1 appl s t i pol y l er l '' utl ave t am end wi notbe gr n ed wher an am endm ent 0 i hs i i al,b e e cb y' o l l at e

11 woul be f tl , Theme Pr mot ns,Ic, NewsAm.Mkt .FSI546 F.d 991,1010 ( t d ui ' e' o i n v. o q , 3 9h 1 Ci. 2 r 2008) I addiin,Iavet amend wi n tbegr nt d wher t eamended complit , n to e o lo l ae eh an 1 ' oul be subectt dim isal'Saul U. .928 F.d 829,843 (t Ci.1991) 3' d w j oss . ' v. S , 2 9h r .
1 4 l t i m ater t e Cour denis Pl i tf' m oton f rI ave t am end hi compl i t n hs t ,h t e a n ifs i oe o s an. 1 Fis ,Pl itf f i d t atach a copy oft e pr posed am ended com pl itas r quied by 5 r t a n if a l o t e ho an er

1 LocalRul 15- ( ) Thatr l r quiest ata movigpary' tach te pr posed amended 6 e 1a . ue e r h n t at h o
17

pl adi g t any m oton t am end so t ati wi be com pl t i i el w i outr f r nc t t e eno io htl l ee n t f t s h e ee e o h

18 super edi g pl adi g. Second,am endm entwoul be f tl i t i cas becaus Pl itf s n e n' ' d u i n hs e e e a n if

1 seek t add addionalstt Iw cli sand t e amendedcomplitwoul be subjctt 9 so t i a e a am h an d eo

20 dimis lbas don Ickofsubectmaterjrsditon.Speciial ,Plitf i atemptngt s sa e a j t u i ci fc l a nifs t i o y
2l asser s ver laddii nal ai sf rvil ton oft e Nevada Revied St t t s. Such an te a to cl m o o a i h s au e

2 a en m e twoudf it gie te Coudf d r l e t nj r dit n 2mdn l alo v h e e a qu s i u i c i . oso
23 Because am endm entwoul be f tl ,t e Cour deni s Pl itf s moton. d ui h e t e an i r i 24 I . Moton t Expunqe Li Pendens V io s

25

It ren rBan of rc fld a Mo int Exp n e LsPe d n ( 65)i t i ne v e k Ame ia i e t o u g i n e s # n hs o

26 ac i n. Bank ofAmerca st t st ati f r cl sed on t e Pr pery on Oct ber2,2009, to i ae h t oe o h ot o

2 dv sig Plit forCh ie En e pr es o a yowne s i it r s i t e Pr pe t. 7 ie tn an i ( f oc t r i ) f n s r hp n e e t n h o ry 28 ( ot n t Expunge Li Pendens( 65)at2) Despi hi Ickofowner hi,Plitffld a Mio o s # . t sa e s p a ni i fe
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1 l pendens on t e Pr pedy when he fld t e pr sentl w sui agai stt e Def ndant . i s ho ihe e a t nh e s 2 Bank ofAmerca not st ati i nota named pary i t e acton. l addii n,Bank of i e h ts t nh i n to 3 A m erca st t s t ata notce ofI pendens i iappr prat i t i ac i n because t e case i ae h i i s sn o i e n h s to h
4 does noti v l e tte orpossessi n ofr alpr pery.Rat er i i c ncer ed onl w i t e n o v il o e ot h ,t s o n y th h 5 val iy ofhom eow nerassoci t n assessm ent and f es, Acc r i g t Bank ofAm erc , it d ai o s e odn o ia

6 'nl ne oft e named Def ndant (nt i Iwsui had anyhigt dowiht e ( ankof lo h e s i hs a t ) tn o thB

7 Am e ia f r cos r s l , n n n o t em h l tl t t e p op r . .. a 6,Asa rc ) o e l u e ae a d o e f h od ie o h r e t ' !a t t y ' #.
8 r sul,Bank ofAmerca ar ues t att e l pendensfld on t e Pr pedy shoul be et i g hhi s i e ho d
9 expunged, s

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N RS 1 . 1 st t s t at'n an ac i n f rt e f r clsur ofa m orgage upon r al 40 0 ae h i to o h o e o e t e

11 pr pery, afectng t e tte or possess on of r alpr pedyj t e pl i tf,' tt e tm e of o t or f i h il i e o ' h an i ' h i ' fa

l fl g t e com pl it'shalr cor a ' otce oft e pendenc oft e acton, ai ig t e 2 in h i an j ' le d n i h yh i cont n n h

l nam esoft e paris,t eobectofte acton and adescrpin ofte pr pery'a fct d 3 h te h j h i ito h o t fe e

l t er b .NRS 1 . 1 ( ) NRS 1 .1 ( )sa e t a a d o ieofa a t n af cigr al 4 h ey 40 01. 40 02 tts h t ' t nc n ci fe t e o n
1 pr pedy, ch i pendi g i any Unied St t s DititCour f rt e DititofNevada m ay 5o whi s nn t a e s rc t o h s rc
1 be r cor ed and i dexed i t e sam e m annerand i t e s m e pl ce as pr vi ed w i 6 ed n nh nh a a od t h 1 r spec t actons pendi g i c urs oft i st t . The pur ose oft i notc i t pr vi e 7e to i n no t hs a e ' ' p h s ie s o o d

1 d onstuctve notce't a pur has rorencumbr nceroft e pr pery t att e pr pedy i 8d c ri i 'o ce a h o th h o s
1 i vol ed i a I w sui. 9nv na t

20

I or ert j styt eflngofa l pendensunderNevada Iw,apady mustpr vie n d ou i h i f i i s a od

21 e ien et at ( )t eacin i f r or cos r o a mo t a e oraf cst e tl or vd c h :a h t s o f e l u e f o rg g fe t h ie t 22 possessinoft e r alpr perydes rbedi t e notce'( )t e acinwasnotbr ughti o h e o t ci n h i , b h to o n
23 bad f ihorf rani pr permot e'()t eparywho r cor edt e notcewi beabl t at o mo i ,c h v t edh il l eo 24 peror anycondiinspr cedentt te r l fs ughti t eacin'and ( )t eparywh fm to e o h ei o e n h to , dh to

2 r c r edt e n tc woud b ij r d b a ytan f ro an it r s i t epr p dyb f r 5 e o d h o ie l e nu e y n r se f ne e tn h o e e o e
26

27

5Pl it f dn t i a op o io t Ba kof an i di o fl n p st n o n Ameia, moin.Unde Loc l e72()te f e i rc s to r a Rul - d,h cons ntt t e gr ntng oft e m oton. e oh a i h i

2 Salr o a o p sn p ryt fi p ,it a da t oiisi rs o s t a ymoins al o si t a 8 t i e f n p o ig at o i kns n uh rte n ep n e o n to h lc n tue fu e t
7

1 t eacini c n lde .NRS 1 .1 ( )a -d) l a dion,h pa t wh r c r e t e h t s o cu d o 4 0 5 2 ( )( . n d t t e ry o e o d d h i 2 notc d ustesabl h (hajt e parywho r cor ed t eacin i Ik l t pr vaii t e ie ' m tit h s t e d h to s iey o e ln h
3 actoni ort at'he parywho r cor ed t e notce has a f i chanc ofsuccess on t e i' h' ' t t edh i ar e h

4 mert'and t e ij r woul be sufcintyseroust at i t e eventofatansf r t e is' h nu y d fi e l i h ,n h r e ,h
5 har shi on t e r c r i g pary woul be gr at rt an t e har shi on t e def ndant NRS dp h e o dn t d eeh h dp h e .

6 1 .154 ) lt e c udfndst atte parywhor c r edt e notc ofpendenc oft e 40 3. f h o i h h t e od h ie yh
7 ac i n has f i d t est bl h any oft e f r goi g r quiem ent ,' he cour shal or ert e to al o a i e s h oe n e r s' t t ld h

8 c ncel ton oft e notce ofpendency and s alor ert e pary who r c r ed t e notce t a li a h i hld h t e od h io

9 r cor wiht e r cor eroft ecount a copyofte or erofc ncelaton, NRS 14. 154 ) e d th e d h y hd a li ' ' 0 5.
1 0 I t i m ater t e Cour gr nt Bank ofAm erca' m oton t expunge t e 1 n hs t ,h tas is io hi s

11 pendensfld ont e Pr pery.Bec use t eCoudfndst atiIckssubec mater i e hot a h i h ta jt t 1 j rsditon,te case i dim ised and Plitf c nnotshow t athe i lk l t prvaii t e 2 u i ci h sss anif a h s iey o e ln h
1 ac i n. M or i podanty, 3 to em l becaus t e c se i di m i s d t er i no I ngeran ac i n eh a s s se h es o to

l pendi g afectng t e tt orpossessi n oft e pr pedy. Thus,Pl itf i or er d t canc l 4 n f i h ie l o ho a n if s d e o e
1 t e notce of pendency fl d agai s t e Pr pedy. 5h i i e n th o 1 V . Rem ai i g M oto ns 6 nn i

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