Allen Davis v. United States , 811 F.3d 335 ( 2016 )


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  •                 FOR PUBLICATION
    UNITED STATES COURT OF APPEALS
    FOR THE NINTH CIRCUIT
    ALLEN DAVIS; CAROL DAVIS,                 No. 13-16458
    Plaintiffs-Appellees,
    D.C. No.
    v.                       3:11-cv-04316-
    EDL
    UNITED STATES OF AMERICA,
    Defendant-Appellant.          OPINION
    Appeal from the United States District Court
    for the Northern District of California
    Elizabeth D. Laporte, Magistrate Judge, Presiding
    Argued and Submitted
    November 17, 2015—San Francisco, California
    Filed January 25, 2016
    Before: Sidney R. Thomas, Chief Judge and Sandra S.
    Ikuta and Andrew D. Hurwitz, Circuit Judges.
    Opinion by Judge Hurwitz
    2                   DAVIS V. UNITED STATES
    SUMMARY*
    Tax
    Reversing a judgment of the district court in an income
    tax refund action brought by Al Davis, former principal
    owner of the Oakland (and Los Angeles) Raiders, and his
    wife Carol Davis, the panel held that a breach of a Closing
    Agreement between the Internal Revenue Service (IRS) and
    the partnership that formally owned the Raiders did not
    invalidate the tax assessments, which were properly assessed
    within the statute of limitations.
    Davis and his wife were partners in a partnership that
    entered into a settlement with the IRS in which the partners
    had a designated amount of time to review and comment on
    the IRS’s proposed tax liability calculations before any
    assessments were made. The IRS admittedly breached the
    Closing Agreement by making certain assessments without
    giving Davis a second opportunity to review its calculations.
    The panel held that the IRS’s breach of contract entitled
    Davis to a contractual remedy but did not invalidate the
    assessments. The panel noted that the breach did not prevent
    Davis from challenging the assessed amounts and seeking
    consequential damages in an administrative refund claim or
    a refund action, which he did not do.
    The panel also held that the assessments were timely.
    Applying the plain language of I.R.C. § 6231(b)(1)(C), the
    *
    This summary constitutes no part of the opinion of the court. It has
    been prepared by court staff for the convenience of the reader.
    DAVIS V. UNITED STATES                    3
    panel held that the IRS does not “enter into a settlement
    agreement with the partner” when it enters into a settlement
    agreement with the tax matters partner, and the individual
    partner is bound merely by operation of the tax court’s
    decision to which the partner is a party. Because the Closing
    Agreement and stipulations were not a “settlement agreement
    with” Davis within the scope of I.R.C. § 6231(b), the panel
    held that the tax assessments were timely, as they occurred
    within one year after the Tax Court decision became final.
    COUNSEL
    Kathryn Keneally, Assistant Attorney General, Richard
    Farber, Andrew M. Weiner (argued), Attorneys, Tax
    Division, Department of Justice, Washington, D.C., for
    Defendant-Appellant.
    Steven L. Mayer (argued), Kenneth G. Hausman, Stuart S.
    Lipton, Julian Y. Waldo, Arnold & Porter LLP, San
    Francisco, California, for Plaintiffs-Appellees.
    4                    DAVIS V. UNITED STATES
    OPINION
    HURWITZ, Circuit Judge:
    The late Al Davis is a gridiron icon, deservedly inducted
    into the Pro Football Hall of Fame in 1992. He served as
    coach, then general manager, and finally as the “principal
    owner” of the Oakland (and Los Angeles) Raiders over some
    fifty years. During the Davis years, the Raiders appeared in
    five Super Bowls, winning three.
    The case before us arises from a complaint filed in 2011
    by Davis and his wife, Carol, against the United States,
    seeking a refund of income taxes.1 Davis2 argues that the
    1
    By 2011, Davis and the Raiders were hardly strangers to the courts. In
    1978, the Los Angeles Coliseum, with the Raiders as cross-claimants,
    successfully sued the National Football League (NFL) for violation of the
    antitrust laws for the NFL’s refusal to allow the Raiders to move to Los
    Angeles. L.A. Mem’l Coliseum Comm’n v. Nat’l Football League,
    
    791 F.2d 1356
    (9th Cir. 1986); L.A. Mem’l Coliseum Comm’n v. Nat’l
    Football League, 
    726 F.2d 1381
    (9th Cir. 1984). In 1980, after the
    Raiders announced their intention to move to Los Angeles, the City of
    Oakland brought an action to acquire the Raiders’ property by eminent
    domain; the Raiders prevailed after five appeals and eight years of
    litigation. City of Oakland v. Oakland Raiders, 
    646 P.2d 835
    (Cal. 1982)
    (in bank); City of Oakland v. Oakland Raiders, 
    249 Cal. Rptr. 606
    (Ct.
    App. 1988); City of Oakland v. Oakland Raiders, 
    220 Cal. Rptr. 153
    (Ct.
    App. 1985); City of Oakland v. Superior Court, 
    197 Cal. Rptr. 729
    (Ct.
    App. 1983); City of Oakland v. Superior Court, 
    186 Cal. Rptr. 326
    (Ct.
    App. 1982). In 1984, the Oakland Coliseum successfully sued the Raiders
    and Davis for unpaid rent. Oakland-Alameda Cty. Coliseum, Inc. v.
    Oakland Raiders, Ltd., 
    243 Cal. Rptr. 300
    (Ct. App. 1988). In 1997, the
    Raiders unsuccessfully sued the Oakland Coliseum for negligently
    misrepresenting the success of advance season ticket sales to induce the
    team to move back to Oakland. Oakland Raiders v. Oakland-Alameda
    Cty. Coliseum, Inc., 
    51 Cal. Rptr. 3d 144
    (Ct. App. 2006). In 1999, the
    DAVIS V. UNITED STATES                               5
    Internal Revenue Service (IRS) assessed the taxes outside the
    statute of limitations and in breach of a Closing Agreement
    between the IRS and the partnership that formally owned the
    Raiders. The district court held that the breach of contract
    invalidated the assessments and entered judgment for Davis.
    We reverse, finding the assessments valid.
    I. Background
    Davis had the largest interest in the Oakland Raiders, a
    California limited partnership (the “Partnership”), which
    owned and operated the professional football team. Davis
    was also the president of A.D. Football, Inc., the sole general
    partner and tax matters partner (“TMP”) of the Partnership.
    See 26 U.S.C. (“I.R.C.”) § 6231(a)(7).
    The Partnership and the IRS were involved in long-
    running Tax Court litigation. See Milenbach v. Comm’r,
    
    318 F.3d 924
    (9th Cir. 2003). In 2005, the Partnership and
    the IRS reached a settlement over tax years 1988 through
    1994. The Closing Agreement, which concluded the
    litigation, was signed by Davis, as President of the TMP.
    Raiders unsuccessfully sued the NFL, seeking (1) compensation for the
    “opportunity” the Raiders gave the NFL by moving back to Oakland and
    thereby opening up a spot for a team in Los Angeles, and (2) damages for
    the NFL’s failure to offer the Raiders more support to develop a stadium
    in Southern California. Oakland Raiders v. Nat’l Football League,
    
    161 P.3d 151
    (Cal. 2007).
    2
    Al Davis died on October 8, 2011, a few months after this case was
    filed. Carol Davis is the executrix of his estate and the sole trustee of the
    Allen and Carol Davis Revocable Trust, which succeeded to Al’s interest
    in this litigation. For convenience, we refer to the plaintiffs collectively
    as “Davis.”
    6                 DAVIS V. UNITED STATES
    Under the Agreement, the IRS was required to make
    “computational adjustments” to determine the effect of the
    settlement on each partner’s tax liability. I.R.C. § 6231(a)(6).
    Paragraph Q of the Closing Agreement gave the partners the
    following procedural rights related to those computations:
    [E]ach partner of the [Raiders] will be
    permitted at least 90 days to review and
    comment on computational adjustments
    proposed by the IRS with respect to the
    implementation of this settlement (and at least
    60 days to review any revised computational
    adjustments) prior to the IRS assessing such
    amounts.
    The Closing Agreement was implemented through three
    stipulations filed in the Tax Court, one each for tax years
    1990, 1991, and 1992. Each stipulation included a Form
    4605-A, showing the agreed-upon adjustments to the
    Partnership’s informational tax return; a Form 886-Z,
    showing each partner’s share of the corrected income for that
    tax year; and a corresponding decision to be entered by the
    Tax Court. The stipulations recited that they were in
    agreement with and subject to the Closing Agreement. They
    were signed by Stuart Lipton, identified as counsel for
    “Petitioner”—the Partnership and its TMP, A.D. Football.
    On June 6, 2006, the Tax Court approved and entered the
    stipulated decisions.
    The IRS did not distribute its calculations of each
    partner’s computational adjustments until June 2007. Davis
    responded a few weeks later, but by the time the IRS sent
    revised calculations on August 27, 2007, it had no time to
    wait 60 days for Davis to review these calculations (as
    DAVIS V. UNITED STATES                            7
    provided for by Paragraph Q of the Closing Agreement)
    because the statute of limitations to make assessments was
    about to expire. On September 4, 2007, the IRS issued
    assessments against Davis in the amounts of $501,661 for
    1990, $1,820,400 for 1992, and $159,287 for 1995.3 The IRS
    applied a portion of refunds otherwise due to Davis for earlier
    years to satisfy those assessments.
    In November 2007, Davis filed an administrative refund
    claim for tax years 1990 and 1992, arguing that the
    September 2007 assessments were invalid because the IRS
    had breached Paragraph Q of the Closing Agreement. The
    IRS never responded to this claim. In February 2009, Davis
    filed an administrative refund claim for tax year 1995,
    claiming that the IRS had breached Paragraph Q, made the
    September 2007 assessments outside the statute of
    limitations, and miscalculated interest. The IRS disallowed
    the claim in large part, adjusting only the calculation of
    interest.
    In 2011, Davis brought this action in the United States
    District Court for the Northern District of California, seeking
    refunds for tax years 1990, 1992, and 1995, based on the
    IRS’s breach of Paragraph Q. Before the district court, the
    IRS argued that it did not breach the Closing Agreement, and
    that even if it did, the breach did not invalidate the
    assessments. The district court granted Davis’s motion for
    summary judgment, holding that the IRS’s breach of the
    Closing Agreement invalidated the assessments. The
    government timely appealed.
    3
    The IRS issued an assessment for tax year 1995 because, although the
    Closing Agreement did not expressly govern that tax year, it changed the
    Net Operating Loss Carryover applicable to that year.
    8                        DAVIS V. UNITED STATES
    II. Discussion
    A. Breach of the Closing Agreement
    The IRS now admits that it breached Paragraph Q of the
    Closing Agreement by making the September 2007
    assessments without giving Davis a second opportunity to
    review its calculations. The issue is whether, as the district
    court concluded, that breach of contract invalidates the
    subsequent assessments.
    Closing agreements are contracts, States S.S. Co. v.
    Comm’r, 
    683 F.2d 1282
    , 1284 (9th Cir. 1982), governed by
    federal common law, United States v. Nat’l Steel Corp.,
    
    75 F.3d 1146
    , 1150 (7th Cir. 1996). “[F]or most purposes
    closing agreements are just like other contracts.” 
    Id. And, “damages
    are always the default remedy for breach of
    contract.” United States v. Winstar Corp., 
    518 U.S. 839
    , 885
    (1996) (plurality opinion) (citing Restatement (Second) of
    Contracts § 346, cmt. a (Am. Law. Inst. 1981)).
    But Davis does not seek damages; instead, he argues that
    any assessments made in breach of the Closing Agreement
    are invalid.4 Davis relies primarily on I.R.C. § 7121(b)(2),
    which provides that closing agreements are “final and
    conclusive.” He notes that the Tax Court incorporated the
    Closing Agreement into its decision, making it enforceable as
    a court order. But, the “final and conclusive” nature of
    closing agreements simply means that they “settle an existing
    dispute with finality,” Nat’l 
    Steel, 75 F.3d at 1150
    , and may
    not be modified or disregarded “except upon a showing of
    fraud or malfeasance, or misrepresentation of a material fact,”
    4
    Davis does not seek rescission of the Closing Agreement.
    DAVIS V. UNITED STATES                       9
    I.R.C. § 7121(b); see also In re Hopkins, 
    146 F.3d 729
    , 732
    (9th Cir. 1998) (“In applying § 7121, courts unanimously
    have held that closing agreements are meant to determine
    finally and conclusively a taxpayer’s liability for a particular
    tax year or years.”). That a contract is “final” does not dictate
    the remedy for its breach. Cf. Jeff D. v. Andrus, 
    899 F.2d 753
    , 759 (9th Cir. 1989) (noting that even after court
    approval, “[a]n agreement to settle a legal dispute is a
    contract and its enforceability is governed by familiar
    principles of contract law”). And, Davis offers no support for
    the unlikely proposition that, because a settlement with the
    IRS is “final” and court-approved, the remedy for any breach,
    however small, is to free the taxpayer from his pre-existing
    obligation to pay taxes. If this were the case, the IRS
    justifiably would be reluctant to enter into closing
    agreements, for fear that a minor error could have major
    consequences.
    Davis argues that Philadelphia & Reading Corp. v.
    United States, 
    944 F.2d 1063
    (3d Cir. 1991), establishes that
    the remedy for the breach of a closing agreement is
    invalidation of subsequent assessments. In that case, a
    settlement waived the statutory requirement that the IRS mail
    a notice of deficiency prior to making assessments. 
    Id. at 1066–67.
    The settlement agreement expressly conditioned
    that waiver on the IRS delaying the assessments until after it
    had approved a schedule of overpayments, so that the
    taxpayer, which had overpaid taxes in certain years and
    underpaid in others, could pay only the net balance owed. 
    Id. at 1067.
    The IRS, however, assessed taxes before the
    overpayments had been approved and, more importantly,
    without sending the statutorily mandated notice of deficiency.
    
    Id. at 1068.
    The Third Circuit held that the assessments were
    invalid. 
    Id. at 1072.
    10                   DAVIS V. UNITED STATES
    However, Philadelphia & Reading is of no aid to Davis.
    Because the IRS had failed to approve the schedule of
    overpayments, the Third Circuit found that the taxpayer’s
    contractual waiver of its statutory right to receive a notice of
    deficiency never came into effect. 
    Id. The assessments
    were
    therefore not authorized by statute. 
    Id. at 1072–73.
    Here, by
    contrast, the IRS violated no law in making the assessments.
    At bottom, the problem with Davis’s argument is that his
    obligation to pay taxes validly and accurately assessed comes
    from the Internal Revenue Code, not the Closing Agreement,
    which only specified the treatment of certain Partnership
    income as inputs to the calculation of his taxes. The IRS’s
    failure to perform its contract with the Partnership cannot
    relieve Davis of his statutory obligation to pay taxes; nothing
    in the Closing Agreement provided that any taxes assessed on
    the partners pursuant to statute would be rendered invalid if
    the government failed to perform.
    The IRS breached its contract. That entitled Davis to a
    remedy, but only one in contract.5 Moreover, although the
    breach denied Davis an opportunity to comment on the
    amounts of the assessments before they were made, it did not
    prevent him from challenging the assessed amounts; Davis
    could have sought to challenge those amounts in an
    administrative refund claim or a refund action. See I.R.C.
    § 6230(c)(1)(A). He did not. And, had he done so, Davis
    5
    Contrary to Davis’s argument, the government preserved this argument
    in its motion for summary judgment, which argued that “A ‘Breach’ Does
    Not Entitle Plaintiffs to a Tax Refund.” Because the government does not
    contest Davis’s ability to raise a contractual claim, we assume for present
    purposes that although not personally a party to the Closing Agreement,
    Davis was a third-party beneficiary of that contract.
    DAVIS V. UNITED STATES                          11
    might have sought consequential damages resulting from his
    having to challenge the assessments in a more expensive
    manner than that provided for by Paragraph Q. Again, he did
    not. Instead, he threw a Hail Mary and sought a full refund.
    That pass falls incomplete. We hold that the IRS’s breach of
    Paragraph Q did not invalidate the assessments.6
    B. Statute of Limitations
    Because we find that the district court erred in holding
    that the breach of the Closing Agreement invalidated the
    assessments, we must address an issue that the court
    pretermitted—whether the assessments were untimely.
    We begin with general principles of partnership tax law.
    A partnership is not liable as an entity for income taxes.
    I.R.C. § 701. Rather, income is allocated among the partners.
    
    Id. § 702.
    Until tax year 1982, partnership tax disputes were
    conducted at the individual partner level. See Crnkovich v.
    United States, 
    202 F.3d 1325
    , 1328 (Fed. Cir. 2000) (per
    curiam). The IRS was therefore required to conduct separate
    investigations for each partner, and enter into “separate
    settlement agreements with each.” 
    Id. Congress responded
    to this situation in the Tax Equity and Fiscal Responsibility
    Act (TEFRA), I.R.C. §§ 6221–6233, which provided for the
    6
    We express no opinion as to what contractual remedies remain
    available to Davis, if any, or the appropriate forum in which to pursue
    them.
    12                  DAVIS V. UNITED STATES
    resolution of partnership tax disputes at the partnership level.7
    
    Id. § 6221;
    Crnkovich, 202 F.3d at 1328
    .
    TEFRA requires each partnership to designate a TMP
    with primary responsibility over tax disputes. See, e.g.,
    I.R.C. §§ 6223(g) (TMP must keep partners informed of
    proceedings), 6224(c)(3) (TMP may bind certain other
    partners), 6226(a)–(b) (TMP has first opportunity to
    challenge administrative partnership tax rulings in court, and
    may intervene in a challenge brought by another partner),
    6231(a)(7) (defining TMP); see also Comput. Programs
    Lambda, Ltd. v. Comm’r, 
    89 T.C. 198
    , 205 (1987). Other
    partners retain the right to participate in tax disputes, and any
    partner whose taxes may be affected by a partnership tax case
    in district or tax court is statutorily a party to that case, bound
    by the judgment. I.R.C. §§ 6224(a), 6226(c); 
    Crnkovich, 202 F.3d at 1328
    .
    Although TEFRA generally provides that the tax
    treatment of partnership items will be determined at the
    partnership level, the IRS still can enter into settlement
    agreements with individual partners. I.R.C. § 6224. The
    settling partner’s partnership items then convert to
    “nonpartnership items,” 
    id. § 6231(b)(1),
    and the partner can
    be dismissed from the partnership-level proceeding, 
    id. § 6226(d)(1)(A);
    Mathia v. Comm’r, 
    669 F.3d 1080
    , 1085–86
    (10th Cir. 2012) (Section 6231(b) recognizes that “individual
    partners may opt out of a partnership-level proceeding by
    entering into a settlement agreement with the IRS with
    respect to the determination of their individual partnership
    7
    The Bipartisan Budget Act of 2015, Pub. L. No. 114-74, § 1101, 129
    Stat 584, 625–638, repealed TEFRA, effective for partnership tax years
    beginning after December 31, 2017.
    DAVIS V. UNITED STATES                     13
    items.”); Olson v. United States, 
    37 Fed. Cl. 727
    , 733 (1997)
    aff’d, 
    172 F.3d 1311
    (Fed. Cir. 1999) (“[T]he settling partner
    essentially has become a free agent to whom the collective
    approach of TEFRA no longer applies.”).
    If the IRS “enters into a settlement agreement with the
    partner” under I.R.C. § 6231(b)(1)(c), the partner’s
    partnership items convert to nonpartnership items, 
    id. § 6231(b)(1),
    which triggers a one-year statute of limitations
    under I.R.C. § 6229(f)(1). If the IRS does not enter “into a
    settlement agreement with the partner,” then the one-year
    statute of limitations under I.R.C. § 6229(d) begins to run
    when the tax court decision becomes final, which occurred
    here 90 days after the tax court entered the decision
    documents. See 26 U.S.C. § 7481(a)(1); Tax Ct. R. 190(a).
    The Tax Court approved the stipulated decision
    documents in this case on June 6, 2006. Davis argues that
    these documents were each a “settlement agreement with the
    partner,” I.R.C. § 6231(b)(1)(C), so that the statute of
    limitations expired on June 6, 2007, one year after their entry.
    Davis relies on the prefatory language of the stipulated
    decisions, which provide that the adjustment to the
    Partnership’s returns is made “[p]ursuant to the agreement of
    the parties in this case.” Davis argues that, under I.R.C.
    § 6226, all partners were parties to the Tax Court proceeding,
    so each stipulation was “a settlement agreement with the
    partner” under I.R.C. § 6231(b)(1)(c). Because the one-year
    statute of limitations under I.R.C. § 6229(f) ended on June 6,
    2007, Davis claims that the government’s September 4, 2007
    assessments were too late.
    The government argues that the individual partners did
    not enter into a settlement agreement with the government on
    14                  DAVIS V. UNITED STATES
    June 6, 2006. Rather, they were bound by force of law when
    the tax court entered the stipulated decision documents,
    because the individual partners were parties to the tax court
    proceeding under I.R.C. § 6226(c), and a decision by the tax
    court in a partnership action is binding on all parties, Tax Ct.
    R. 251. Because the individual partners did not “enter into a
    settlement agreement with” the IRS for purposes of
    § 6231(b)(1)(C), the applicable statute of limitations, see
    I.R.C. § 6229(d), expired on September 4, 2007, one year and
    90 days after the stipulated decisions were entered.
    Accordingly, the government argues, its September 4, 2007
    assessments were timely.
    Under the plain language of I.R.C. § 6231(b)(1)(C), we
    conclude that the IRS does not “enter into a settlement
    agreement with the partner” when it enters into a settlement
    agreement with the TMP and the individual partner is bound
    merely by operation of the tax court’s decision to which the
    partner is a party. Here, the stipulations were not agreements
    with Davis individually. He did not sign them, nor did
    anyone purporting to represent him in his individual capacity.
    Instead, each stipulation was signed only by an attorney for
    the IRS and Stuart Lipton, in his capacity as “Counsel for
    Petitioner.”8 The “Petitioner” in the Tax Court proceeding
    was the Partnership and its TMP, A.D. Football. Thus, the
    stipulations, like the Closing Agreement, were agreements
    only between the IRS and the Partnership. To be sure, these
    documents had consequences for Davis, but they were not
    agreements “with” him under I.R.C. § 6231(b). Nothing in
    TEFRA indicates that Congress meant the word “partner” in
    § 6231(b) to mean “tax matters partner;” to the contrary,
    8
    Davis does not argue that Lipton signed in his capacity as Davis’s
    personal lawyer.
    DAVIS V. UNITED STATES                   15
    Congress appears to have chosen its wording carefully
    throughout the statute, differentiating between partners in
    general and the tax matters partner repeatedly. See, e.g.,
    I.R.C. §§ 6223, 6224(c), 6226(a)-(b), 6226(g), 6227, 6228(a),
    6229(b).
    Because the Closing Agreement and stipulations were not
    a “settlement agreement with” Davis within the scope of
    I.R.C. § 6231(b), the assessments made on September 4, 2007
    were timely, as they occurred within one year after the Tax
    Court decision became final. I.R.C. § 6229(d).
    III. Conclusion
    We reverse the judgment of the district court and remand
    for further proceedings consistent with this opinion.
    

Document Info

Docket Number: 13-16458

Citation Numbers: 811 F.3d 335, 117 A.F.T.R.2d (RIA) 517, 2016 U.S. App. LEXIS 1167, 2016 WL 304077

Judges: Thomas, Ikuta, Hurwitz

Filed Date: 1/25/2016

Precedential Status: Precedential

Modified Date: 10/19/2024

Authorities (19)

los-angeles-memorial-coliseum-commission-v-national-football-league-an , 791 F.2d 1356 ( 1986 )

States Steamship Company v. Internal Revenue Service , 683 F.2d 1282 ( 1982 )

United States v. Winstar Corp. , 116 S. Ct. 2432 ( 1996 )

Mathia v. Commissioner , 669 F.3d 1080 ( 2012 )

Oakland-Alameda County Coliseum, Inc. v. Oakland Raiders, ... , 243 Cal. Rptr. 300 ( 1988 )

City of Oakland v. Oakland Raiders , 220 Cal. Rptr. 153 ( 1985 )

City of Oakland v. Oakland Raiders , 249 Cal. Rptr. 606 ( 1988 )

United States v. National Steel Corporation , 75 F.3d 1146 ( 1996 )

Philadelphia & Reading Corporation v. United States , 115 A.L.R. Fed. 693 ( 1991 )

City of Oakland v. Oakland Raiders , 32 Cal. 3d 60 ( 1982 )

In Re Marianne Hopkins, Debtor. Marianne Hopkins v. United ... , 146 F.3d 729 ( 1998 )

los-angeles-memorial-coliseum-commission-v-national-football-league-an , 726 F.2d 1381 ( 1984 )

Oakland Raiders v. National Football League , 61 Cal. Rptr. 3d 634 ( 2007 )

City of Oakland v. Superior Court , 186 Cal. Rptr. 326 ( 1982 )

City of Oakland v. Superior Court , 197 Cal. Rptr. 729 ( 1983 )

Oakland Raiders v. Oakland-Alameda County Coliseum, Inc. , 144 Cal. App. 4th 1175 ( 2006 )

stephen-s-olson-and-henrietta-olson-and-peter-s-cahoon-and-katherine-l , 172 F.3d 1311 ( 1999 )

sheldon-r-milenbach-phyllis-milenbach-los-angeles-raiders-a-california , 318 F.3d 924 ( 2003 )

lawrence-p-crnkovich-naola-a-crnkovich-william-n-lattin-susan-lattin , 202 F.3d 1325 ( 2000 )

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