Bank Of New York Mellon v. Highland Ranch Homeowners Association et al
Filing
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ORDER denying ECF No. 47 Motion to Reconsider. Signed by Judge Robert C. Jones on 5/23/2017. (Copies have been distributed pursuant to the NEF - KR)
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UNITED STATES DISTRICT COURT
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DISTRICT OF NEVADA
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BANK OF NEW YORK MELLON,
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Plaintiff,
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3:16-cv-00436-RCJ-WGC
vs.
ORDER
HIGHLAND RANCH HOMEOWNERS
ASSOCIATION et al.,
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Defendants.
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This case arises from a residential foreclosure by the Highland Ranch Homeowners
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Association (“Highland Ranch” or “HOA”) for failure to pay HOA assessments. Now pending
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before the Court is a Motion to Reconsider the prior grant of summary judgment in favor of
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Plaintiff Bank of New York Mellon (“Plaintiff”). (Mot. Recon., ECF No. 47.) For the reasons
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given herein, the Court denies the motion.
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I.
FACTS AND PROCEDURAL BACKGROUND
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In 2004, non-party homeowners obtained a $250,000 mortgage loan to purchase property
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located at 6411 Samish Court, Sun Valley, Nevada 89433 (the “Property”). Plaintiff acquired the
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note and Deed of Trust (“DOT”) by Corporate Assignment of Deed of Trust recorded October 7,
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2009. (Compl. ¶¶ 15–16, ECF No. 1.)
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On November 1, 2011, as a result of the homeowners’ failure to pay HOA fees, the HOA
recorded a notice of delinquent assessment. (Id. at ¶ 17.) On June 20, 2014, Defendant Kern &
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Associates Ltd. (“Kern”) conducted a foreclosure sale on behalf of the HOA, at which time
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Defendant TBR I, LLC (“TBR”) purchased the Property for $31,100. (Compl. ¶¶ 27–28; Mot.
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Dismiss 4, ECF No. 8.) The deed of sale was recorded on July 8, 2014. (Compl. ¶ 27.)
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Subsequently, TBR transferred its interest in the Property to Defendant Airmotive Investments,
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LLC (“Airmotive”) by way of quitclaim deed recorded February 29, 2016. (Id. at ¶ 29.)
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On July 22, 2016, Plaintiff brought this action for quiet title and declaratory relief,
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violation of NRS 116.1113, wrongful foreclosure, injunctive relief, and deceptive trade practices.
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On August 15, 2016, Kern moved to dismiss Plaintiff’s claims against it. (ECF No. 8.) On
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August 29, 2016, the HOA also moved to dismiss Plaintiff’s fifth cause of action for deceptive
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trade practices. (ECF No. 18.) On September 1, 2016, Plaintiff filed an opposition to the motions
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to dismiss and a countermotion for summary judgment. (ECF No. 21.) On October 5, 2016, Kern
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moved for sanctions against Plaintiff under Federal Rule of Civil Procedure 11 arising from the
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filing of the Complaint. (ECF No. 39.)
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On December 6, 2016, the Court granted summary judgment for Plaintiff on the claim of
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quiet title and dismissed the remaining claims as moot. (Order, ECF No. 45.) The Court held that
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the HOA’s foreclosure sale could not have extinguished the DOT because the sale was
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conducted pursuant to NRS 116.3116, and the Ninth Circuit had recently ruled in Bourne Valley
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Court Trust v. Wells Fargo Bank, NA, 832 F.3d 1154 (9th Cir. 2016), that the statute’s opt-in
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notice provisions are facially unconstitutional. Airmotive now argues that the Court committed
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error in granting summary judgment on this basis, and asks the Court to reconsider its ruling.
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(Mot. Recon., ECF No. 47.)
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II.
LEGAL STANDARD
Granting a motion to reconsider is an “extraordinary remedy, to be used sparingly in the
interests of finality and conservation of judicial resources.” Carroll v. Nakatani, 342 F.3d 934,
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945 (9th Cir. 2003) (quoting 12 James Wm. Moore et al., Moore’s Federal Practice § 59.30[4]
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(3d ed. 2000)). “Reconsideration is appropriate if the district court (1) is presented with newly
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discovered evidence, (2) committed clear error or the initial decision was manifestly unjust, or
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(3) if there is an intervening change in controlling law.” Sch. Dist. No. 1J, Multnomah Cnty., Or.
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v. ACandS, Inc., 5 F.3d 1255, 1263 (9th Cir. 1993). In some cases, “other, highly unusual,
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circumstances” may also warrant reconsideration. Id.
However, a motion to reconsider “may not be used to raise arguments or present evidence
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for the first time when they could reasonably have been raised earlier in the litigation.” Carroll,
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342 F.3d at 945; see also United States v. Lopez-Cruz, 730 F.3d 803, 811–12 (9th Cir. 2013).
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Moreover, “[a] motion to reconsider is not a second chance for the losing party to make its
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strongest case or to dress up arguments that previously failed.” United States v. Huff, 782 F.3d
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1221, 1224 (10th Cir.), cert. denied, 136 S. Ct. 537 (2015).
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III.
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ANALYSIS
a. The Scope and Effect of Bourne Valley
In Bourne Valley, the Ninth Circuit held that the “opt-in notice scheme” of NRS
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116.3116—included in the statute until its amendment in October 2015—was facially
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unconstitutional because it violated the procedural due process rights of mortgage lenders. In its
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ruling, the Court of Appeals found the state action requirement of the petitioner’s Fourteenth
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Amendment challenge was met, because “where the mortgage lender and the homeowners’
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association had no preexisting relationship, the Nevada Legislature’s enactment of the Statute is
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a ‘state action.’” Bourne Valley, 832 F.3d at 1160. In other words, because a mortgage lender
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and HOA generally have no contractual relationship, it is only by virtue of NRS 116.3116 that
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the mortgage lender’s interest is “degraded” by the HOA’s right to foreclose its lien. Id.
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Accordingly, by enacting the statute, the Legislature acted to adversely affect the property
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interests of mortgage lenders, and was thus required to provide “notice reasonably calculated,
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under all circumstances, to apprise interested parties of the pendency of the action and afford
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them an opportunity to present their objections.” Id. at 1159 (quoting Mennonite Bd. of Missions
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v. Adams, 462 U.S. 791, 795 (1983)). The statute’s opt-in notice provisions therefore violated the
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Fourteenth Amendment’s Due Process Clause because they impermissibly “shifted the burden of
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ensuring adequate notice from the foreclosing homeowners’ association to a mortgage lender.”
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Id. at 1159.
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The necessary implication of the Ninth Circuit’s opinion in Bourne Valley is that the
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petitioner succeeded in showing that no set of circumstances exists under which the opt-in notice
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provisions of NRS 116.3116 would pass constitutional muster. See United States v. Salerno, 481
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U.S. 739, 745 (1987) (“A facial challenge to a legislative Act is, of course, the most difficult
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challenge to mount successfully, since the challenger must establish that no set of circumstances
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exists under which the Act would be valid.”); see also William Jefferson & Co. v. Bd. of
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Assessment & Appeals No. 3 ex rel. Orange Cty., 695 F.3d 960, 963 (9th Cir. 2012) (applying
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Salerno to facial procedural due process challenge under the Fourteenth Amendment); Lopez-
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Valenzuela v. Arpaio, 770 F.3d 772, 789 (9th Cir. 2014) (applying Salerno to facial substantive
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due process challenge under the Fifth and Fourteenth Amendments). The fact that a statute
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“might operate unconstitutionally under some conceivable set of circumstances is insufficient to
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render it wholly invalid.” Id. To put it slightly differently, if there were any conceivable set of
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circumstances where the application of a statute would not violate the constitution, then a facial
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challenge to the statute would necessarily fail. See William Jefferson & Co., 695 F.3d at 963 (“If
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William Jefferson’s as-applied challenge fails, then William Jefferson’s facial challenge
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necessarily fails as well because there is at least one set of circumstances where application of
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§ 31000.7 does not violate a taxpayer’s procedural due process rights.”); United States v.
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Inzunza, 638 F.3d 1006, 1019 (9th Cir. 2011) (holding that a facial challenge to a statute
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necessarily fails if an as-applied challenge has failed because the plaintiff must “establish that no
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set of circumstances exists under which the [statute] would be valid”).
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Here, the Ninth Circuit expressly invalidated the “opt-in notice scheme” of NRS
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116.3116, which it pinpointed in NRS 116.31163(2). Bourne Valley, 832 F.3d at 1158; see also
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Bank of Am., N.A. v. SFR Investments Pool 1 LLC, No. 2:15-cv-691, 2017 WL 1043286, at *9
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(D. Nev. Mar. 17, 2017) (Mahan, J.) (“The facially unconstitutional provision, as identified in
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Bourne Valley, is present in NRS 116.31163(2).”). In addition, this Court understands Bourne
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Valley also to invalidate NRS 116.311635(1)(b)(2), which also provides for opt-in notice to
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interested third parties. According to the Ninth Circuit, therefore, these provisions are
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unconstitutional in each and every application; no conceivable set of circumstances exists under
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which the provisions would be valid. The factual particularities surrounding the foreclosure
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notices in this case—which would be of paramount importance in an as-applied challenge—
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cannot save the facially unconstitutional statutory provisions. In fact, it bears noting that in
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Bourne Valley, the Ninth Circuit indicated that the petitioner had not shown that it did not
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receive notice of the impending foreclosure sale. Thus, the Ninth Circuit declared the statute’s
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provisions facially unconstitutional notwithstanding the possibility that the petitioner may have
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had actual notice of the sale.
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Accordingly, the HOA foreclosed under a facially unconstitutional notice scheme, and
thus the HOA foreclosure cannot have extinguished the DOT.
a. Airmotive’s Motion to Reconsider (ECF No. 47)
Airmotive has not presented a basis for the Court to reconsider its order. There is no
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newly discovered evidence, the Court did not commit clear error, and there has been no
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intervening change in controlling law. The Court notes that the Nevada Supreme Court recently
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ruled contrary to Bourne Valley. See Saticoy Bay LLC Series 350 Durango 104 v. Wells Fargo
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Home Mortg., 388 P.3d 970, 974 (Nev. 2017). But state court rulings on federal issues (i.e., the
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constitutionality of NRS Chapter 116 under the U.S. Constitution) are only potentially persuasive
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authority. The Ninth Circuit’s rulings are binding on this Court. Moreover, to the extent
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Airmotive now raises arguments it failed to raise in response to the motion to dismiss, the Court
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declines to consider them. A motion to reconsider “may not be used to raise arguments or present
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evidence for the first time when they could reasonably have been raised earlier in the litigation.”
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Carroll, 342 F.3d at 945; see also United States v. Lopez-Cruz, 730 F.3d 803, 811–12 (9th Cir.
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2013).
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CONCLUSION
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IT IS HEREBY ORDERED that the Motion to Reconsider (ECF No. 47) is DENIED.
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IT IS SO ORDERED.
DATED: This 23rd day of May, 2017.
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_____________________________________
ROBERT C. JONES
United States District Judge
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