People v. Pacific LandmarkPeople v. Pacific Landmark
Opinion
INTRODUCTION
Thе City of Los Angeles and the People of the State of California (collectively, the City) brought a red light abatement action (
FACTUAL AND PROCEDURAL BACKGROUND
1. The City’s application for temporary restraining order and preliminary injunction.
In June 2003, the City commenced the instant action to enjoin and abate a public nuisance. (
The City sought to permanently enjoin appellants and defendants from maintaining or occupying the premises for purposes of prostitution or operating a massage parlor. The City also requested a civil penalty. (
The City then filed its application for a temporary restraining order and an order to show cause for a preliminary injunction. The City argued (1) it was likely to prevail at trial on the merits because traditional law enforcement and abatement efforts had failed to eliminate the illegal activity; and (2) harm to the public was presumed from defendants’ maintenance of a nuisance pеr se
as declared by Penal Code
In support of its application, the City submitted 17 declarations and 47 exhibits demonstrating the following:
(A) In July 2001, Pacific leased the premises to Melikyan for three years with an option for a five-year extension. Mavaddat signed the lease on behalf of Pacific. Thereunder, the tenant was to obtain Pacific’s written approval for all signs. Pacific retained the right to enter the premises to inspect its condition and the tenant’s compliance with laws, ordinances, permit requirements, and the lease. The
(B) Victoria’s Health Care has a well-established reputation as a location where illicit activity, notably prostitution, occurs on an open and systematic basis. Defendant Spencer, whose chiropractic license was displayed on the wall in the reception area, was “known to the law enforcement community as a chiropractor engaged in several illegal massаge parlor and prostitution operations in the City . . . .”
(C) Posing as customers, plainclothes Los Angeles police officers entered the premises and found a massage therapy business in violation of the permit and zoning requirements. Once the officers were inside the massage rooms, the therapists offered to perform acts of prostitution for an additional fee. The police found new and used condoms hidden in each room of the premises. Between February 2002 and May 2003, the police made 36 arrests at Victoria’s Health Care for prostitution (
(D) Despite repeated and continuous law enforcement efforts, including meetings with the owners’ counsel, the police, and the city attorney’s office, defendants continued to do business as usual. The city building and safety inspector investigated the premises in May 2002 and determined that it was being used to operate an unlawful massage parlor within 500 feet of a residential zone. The inspector issued an order to comply, notifying Pacific of the violations. The order gave Pacific until May 23, 2002, to discontinue the illegal use of the premises. Victoria’s Health Care was still operating an unlawful massage business on the premises in January 2003.
(E) In a meeting held in January 2003 with counsel for Pacific, the deputy city attorney summarized the massage parlor and prostitution activity at the premises, and gave an overview of the City’s nuisance abatement program and the Red Light Abatement Law. Counsel for Pacific thereаfter instructed his client to serve defendants with a notice to perform covenant or surrender possession of the premises. Later that month, Pacific’s attorney sent by facsimile a letter indicating that the tenant had requested a change in use from medical offices to business offices for a publication called “the Weekly Press,” and promised that the tenants would comply with the lease and conduct a valid business on the site. Nonetheless, the illegal activity continued to occur at the premises as reflected by the arrest reports through May 2003.
2. The temporary restraining order.
Appellants opposed the issuance of a temporary restraining order. They argued that as lessor, and as manager of the lessor, neither Pacific nor Mavaddat respectively, operated or had an interest in Victoria’s Health Care or the Weekly Press, nor engaged in or condoned the conduct associated with those businesses.
In his supporting declaration, Mavaddat averred that he was responsible for leasing the premises to Melikyan. Once informed of the activities occurring at Victoria’s Health Care, appellants fully cooperated with law enforcement to remedy the situation. Mavaddat served a notice to quit on Melikyan on January 8, 2003. Appellants did not thereafter institute unlawful detainer
On July 15, 2003, the trial court issued a temporary restraining order pending hearing on the injunction request. The court restrained appellants and defendants and their agents from owning, possessing, controlling, leasing, or operating a business which permits prostitution, a disorderly house, or a massage business without a valid permit.
3. The preliminary injunction.
In opposing the request for preliminary injunction, appellants argued that it was moot because, after the restraining order was issued, the illegal activity ceased and no longer posed a thrеat of harm. Declarations showed that Victoria’s Health Care and the Weekly Press had vacated the premises the same day the restraining order was issued. Mavaddat changed the locks on the door and removed all signs. In September 2003, the district attorney and a police detective inspected the premises to verify that they were empty. Appellants asserted, “it is not now nor has it ever been the intent of Pacific, the owner of the subject property, [to] allow the subject premises to be used for any criminal and illegal activity.”
The City replied that the issue was far from moot. The City’s supporting evidence showed that signs advertising Victoria’s Health Care and its “services” remained posted at the strip mall in September 2003. Although it appeared that the tenants had vacated, the status of the premises remained “in limbo.” The original term of the lease did not expire for a year, after which the tenant had an option for five more years. Appellants had never provided the City with a lease termination. There had been no guarantees, evidencе, or allegations that the property would not be leased to someone with ties to Spencer and Melikyan, or that appellants would disallow establishments like Victoria’s Health Care or other such enterprises to operate at the premises. The City wanted relief to prevent appellants from allowing defendants or others like them from setting up an unlawful business at the property.
Following a hearing, the court issued the preliminary injunction on September 30, 2003. In so doing, the court stated that by “permitting their premises to be used as a house of prostitution for an extended period of time, [appellants] have shown that they are likely to continue to do so unless a preliminary injunction is issued by this court.”
The preliminary injunction enjoins Pacific and Mavaddat and their agents from owning, leasing, maintaining, or managing Pacific’s property in a manner that permits prostitution, or the performance of massage therapy thereon. The injunction orders appellants to cooperate with all law enforcement investigations and to comply with all laws and Lоs Angeles Municipal Code regulations. Appellants’ notice of appeal was timely filed.
CONTENTIONS
Appellants contend that (1) the trial court abused its discretion in issuing a preliminary injunction because, as the premises had been vacated, there is no
threat of future harm; and (2) as manager of a limited liability company, Mavaddat is immune from judgment. (
I. The Preliminary Injunction. *
II. The Liability of Limited Liability Company Managers.
“Courts repeatedly construed the injunctive relief provided by the [Red Light Abatement Law] as in personam in nature. [Citations.]”
(People ex rel. Gwinn v. Kothari
(2000)
Mavaddat contends however, that as manager of a limited liability company, he is immune from personal liability for any judgment of a court against the company he manages. We disagree.
The Legislature enacted the Beverly-Killea Limited Liability Company Act (the Act) in 1994. (
The limited liability company “ ‘consists] of at least two “members” [citation] who own membership interests [citation]. The company has a legal existence separate from its members . . . but ... the members . . . actively participate in the management and control of the company [citation]’ [citation]”
(PacLink Communications Internat., Inc. v. Superior Court, supra,
The company’s articles of organization may, but need not, provide that the business and affairs of the company are tо be managed by one or more managers. (
While generally
members
of a limited liability company are not personally liable for judgments, debts, obligations, or liabilities of the company “solely by reason of being a member” (
Mavaddat focuses on Corporations Code
Corporations Code
Although research has revealed no California case to address this issue, we hold that whereas managers of limited liability companies may not bе held liable for the wrongful conduct of the companies
merely
because of the managers’ status, they may nonetheless be held accountable under Corporations Code
In interpreting a statute, we apply long-established principles: “ ‘The fundamental rule ... is to ascertain the intent of the Legislature in order to effectuate the purpose of the law. ... In doing so, we first look to the words of the statute аnd try to give effect to the usual, ordinary import of the language, at the same time not rendering any language mere surplusage. The words must be construed in context and in light of the nature and obvious purpose of the statute where they appear. . . . The statute “ ‘must be given a reasonable and commonsense interpretation consistent with the apparent purpose and intention of the Legislature, practical rather than technical in nature, and which, when applied, will result in wise policy rather than mischief or absurdity. . . ’ [Citations.]”
(Klajic v. Castaic Lake Water Agency
(2001)
The plain language of Corporations Code
Our construction is consistent with Corporations Code section 17155. Section 17155 allows a limited liability company to provide for
indemnification for its managers against judgments, settlements, penalties, fines, or expenses, “incurred as a result of acting in that capacity” (§ 17155, subd. (a)), and to purchase and maintain insurance for its managers against liability asserted against or incurred by the manager “in that cаpacity or arising out of the person’s status as a manager.” (§ 17155, subd. (b).) If, as Mavaddat contends,
We disagree with Mavaddat that Corporations Code
Although the statute is clear on its face, we find support for our conclusion in other statutes and principles. Managers of limited liability companies may be held responsible under Penal Code section 387. Section 387
4
shields managers of limited liability companies from liability “solely by reason of being a manager,” but then makes those managers guilty of a public offense for conduct in which they have “manаgement authority” and “significant responsibility . . . that includes actual authority” for the wrongful conduct. (§ 387, subds. (b)(1) & (d).) Given that the Legislature exposed limited liability company managers to liability under section 387 for
A similar conclusion was reached by the Iowa Supreme Court based on a compаrable statutory scheme for limited liability companies. In Iowa, “[except as otherwise provided in this chapter or by written agreement of a member, a member or manager of a limited liability company is not personally liable
solely by reason of being a member or manager
of the limited liability company under any judgment, or in any other manner, for any debt, obligation, or liability of the limited liability company, whether that liability or obligation arises in contract, tort, or otherwise.” (
We agree with this reasoning. In California, Corporations Code
By way of analogy
(PacLink Communications Internal, Inc.
v.
Superior Court, supra,
It is fair to assume that the Legislature was aware of the prior cases concerning corporate officer and director liability when it enacted
Turning to Mavaddat, the preliminary injunction was not imposed on him solely because of his
status
as manager of Pacific, but because of his personal involvement in allowing the nuisance to persist. By his own admission, Mavaddat occupied a prominent and influential position at Pacific. Mаvaddat declared he had extensive knowledge and control over Pacific’s affairs, is “thoroughly familiar with all of its operations and business . . . .” He selected and authorized counsel to appear at the meeting with the City’s attorney. Mavaddat had full responsibility for and authority over the property where the nuisance occurred. He leased the premises to Melikyan, and his name appears on the lease as the agent of Pacific. He retained the right under the lease to inspect the premises to determine its compliance with the lease and all laws and ordinances. It was Mavaddat who served the notice to perform covenant and yet failed thereafter to inspect the premises to ascertain whether defendants had complied with the notice. Mavaddat served the notice to quit, arranged to have the locks changed and signs removed after defendants moved out, and intended to arrange for another tenant to lease the
premises. Yet the sign for Victoria’s Health Care remained on the strip mall’s main pylon sign in September 2003. Mavaddat had the knowledge and the responsibility to prevent the nuisance. He is not insulated from liability by virtue of Corporations Code
DISPOSITION
The order is affirmed.
Klein, P. J., and Croskey, J., concurred.
Notes
Defendants are not parties to this appeal.
The complaint also alleged in the third cause of action that defendants were engaged in unlawful and unfair competition under Business and Professions Code section 17200. The аppeal, however, does not raise any issues concerning the third cause of action.
Los Angeles Municipal Code section 11.00, subdivision (/) reads in relevant part: “In addition to any other remedy or penalty provided by this Code, any violation of any provision of this Code is declared to be a public nuisance and may be abated by the City as a nuisance by means of a restraining order, injunction or any other order or judgment in law or equity issued by a court of competent jurisdiction. The City may seek injunctive relief to enjoin violations оf, or to compel compliance with, the provisions of this Code or seek any other relief or remedy available at law or equity.”
See footnote, ante, page 1203.
Penal Code section 387, subdivision (a) provides that a limited liability company, “or person who is a manager with respect to a product, facility, equipment, process, place of employment, or business practice, is guilty of a public offense ...” if that company or manager has “actual knowledge of a serious concealed danger” that is subject to regulation, and fails immеdiately, to inform the regulatory authorities and warn affected employees. (§ 387, subd. (a)(1).) Subdivision (d) then states: “No person who is a manager of a limited liability company shall be personally liable for acts or omissions for which the limited liability company is liable under subdivision (a)
solely by reason of being a manager
of a limited liability company. A person who is a manager of a limited liability company may be held liable under subdivision (a) if that person is also a ‘manager’ within the meaning of paragraph (1) of subdivision (b).” (Italics added.) Such a manager is one who has “management authority” and “[significant responsibility . . . that includes actual authority” for the safety of the product, practice or research. (