Brass Mill Center, LLC v. Subway Real Estate Corp. ( 2022 )


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    BRASS MILL CENTER, LLC v. SUBWAY
    REAL ESTATE CORP. ET AL.
    (AC 44436)
    Suarez, Clark and Sheldon, Js.
    Syllabus
    The plaintiff shopping mall sought indemnification from the defendant A
    Co., a security company it contracted with to provide security services to
    the mall property, including crime prevention. The plaintiff had incurred
    economic losses as a result of a separate wrongful death action brought
    against it by the administrator of the estate of a pedestrian who had
    been struck and killed while crossing the roadway surrounding the mall
    while on her way to work in the mall. The wrongful death action alleged
    that the plaintiff’s negligence caused the collision by, inter alia, its design
    of the mall’s parking lots and roads and its failure to implement various
    traffic calming measures. The plaintiff demanded defense and indemnifi-
    cation from A Co. in connection with the wrongful death action; A Co.
    denied the plaintiff’s demand, explaining that A Co. was not responsible
    for the design of the roadway or the absence of traffic calming measures.
    The plaintiff filed a motion for summary judgment in the indemnification
    action, asserting that, inter alia, A Co. had a contractual duty to defend
    and indemnify the plaintiff in connection with the wrongful death action,
    and A Co. filed a cross motion for summary judgment. The trial court
    denied A Co.’s motion, granted the plaintiff’s motion as to liability and
    awarded damages to the plaintiff. On A Co.’s appeal to this court, held
    that the trial court erred in granting the plaintiff’s motion for summary
    judgment and denying A Co.’s motion for summary judgment, as A Co.
    was entitled to judgment in its favor as a matter of law: A Co.’s obligation
    to defend the plaintiff was not triggered by the wrongful death action,
    as the wrongful death action did not contain allegations of negligence
    or other conduct that even arguably fell within the scope of A Co.’s
    contractual responsibilities to provide security services, and the court
    erroneously conflated the allegations in the wrongful death action
    regarding traffic control with A Co.’s contractual obligations for crime
    prevention as the security contractor for the property; moreover, as A Co.
    did not have a duty to defend the plaintiff pursuant to the indemnification
    provision of the security contract, A Co. did not have a duty to indemnify
    the plaintiff.
    Argued March 2—officially released August 9, 2022
    Procedural History
    Action for, inter alia, indemnification for economic
    losses allegedly incurred by the plaintiff, and for other
    relief, brought to the Superior Court in the judicial dis-
    trict of Waterbury, where the action was withdrawn as
    against the named defendant et al.; thereafter, the court,
    Roraback, J., denied in part the motion for summary
    judgment filed by the defendant AlliedBarton Security
    Services, LLC, and granted the plaintiff’s motion for
    summary judgment as to liability; subsequently, after a
    hearing in damages, the court, Roraback, J., rendered
    judgment for the plaintiff, from which the defendant
    AlliedBarton Security Services, LLC, appealed to this
    court. Reversed; judgment directed.
    Ashley A. Noel, with whom was Cassandra Pilczak,
    for the appellant (defendant AlliedBarton Security Ser-
    vices, LLC).
    Michael Smith, for the appellee (plaintiff).
    Opinion
    CLARK, J. The defendant AlliedBarton Security Ser-
    vices, LLC,1 appeals from the judgment rendered by the
    trial court in favor of the plaintiff, Brass Mill Center,
    LLC, granting summary judgment as to liability and
    awarding damages. The defendant argues that the trial
    court improperly concluded that it had a contractual
    duty (1) to defend the plaintiff in an underlying wrongful
    death action brought against the plaintiff and (2) to
    indemnify the plaintiff in that same wrongful death
    action, including for attorney’s fees and costs that the
    plaintiff incurred in pursuing claims against third par-
    ties. We agree and, accordingly, reverse the judgment
    of the trial court.
    The following facts and procedural history are rele-
    vant to this appeal. The plaintiff, the owner of the Brass
    Mill Center & Commons shopping mall in Waterbury
    (mall), and the defendant, a security company, are par-
    ties to a security agreement, which sets forth the secu-
    rity services that the defendant is obligated to provide
    the plaintiff. The security agreement states that ‘‘[The
    defendant’s] personnel assigned to the Property2 shall
    be responsible for promoting a pleasant shopping atmo-
    sphere and crime prevention efforts through patrol of
    the Property; seeking out and providing appropriate
    customer service to patrons; reasonable inspection of
    the Property for safety hazards and enforcement of the
    Property’s rules and regulations; appropriate response
    to incidents and emergencies; preliminary investigation
    and appropriate disposition of incidents; access con-
    trol/physical security as appropriate during operating
    and non-operating hours; official reporting of activities,
    incidents, and inspection logs; and any special assign-
    ments and/or events related to the security/safety func-
    tion of the Property as agreed upon by the parties.’’
    (Footnote added.)
    The security agreement also contains an indemnifica-
    tion provision that provides in relevant part that ‘‘[the
    defendant] agrees that [i]t shall defend, indemnify, and
    hold harmless [the plaintiff] . . . from and against any
    claims, liabilities, losses, damages, actions, causes of
    action, or suits to the extent caused by (A) any actual
    or alleged negligent or grossly negligent act or omission
    or willful misconduct of [the defendant] or its agents
    or employees at the Property or in connection with this
    Agreement or breach thereof in any way . . . .’’3
    At approximately 8:20 a.m. on December 21, 2012,
    Yaneli Nava Perez, who was a pedestrian crossing the
    travel lane of the mall on her way to work in the mall’s
    food court, was struck by a vehicle driven by a seven-
    teen year old unlicensed driver. The weather conditions
    at the time of the accident were poor, with heavy to
    torrential rains and high wind gusts. The windows of the
    vehicle were obscured by ‘‘fog,’’ preventing the young
    driver from seeing Perez at the time of the collision.
    After the Waterbury police and emergency responders
    arrived at the scene, Perez was transported by ambu-
    lance to St. Mary’s Hospital for emergency treatment,
    where she later succumbed to her injuries.
    In 2014, Gabriel Avendano, the administrator of the
    estate of Yaneli Nava Perez, filed a four count complaint
    (Avendano complaint) against the plaintiff, General
    Growth Services, Inc., General Growth Management,
    Inc., and Anthony Guerriero (Avendano action).4 As
    we discuss in greater detail later in this opinion, the
    Avendano complaint alleged eight separate allegations
    of negligence against the plaintiff, including, inter alia,
    that the plaintiff failed to install or use any traffic calm-
    ing measures on the roadway within the mall premises
    that ran parallel to Union Street and designed the prem-
    ises in such a way so as to allow motorists to easily
    travel at unsafe rates of speed through areas routinely
    filled with pedestrians. The Avendano complaint did
    not name the defendant as a defendant.
    On October 5, 2015, pursuant to the security agree-
    ment, the plaintiff demanded defense and indemnifica-
    tion from the defendant with respect to the Avendano
    action. By letter dated October 23, 2015, the defendant
    denied the plaintiff’s tender, explaining, inter alia, that
    the Avendano complaint did not allege that the plaintiff
    ‘‘failed to do something that was required of [the defen-
    dant] under the [security] [a]greement. [The defendant]
    was clearly not responsible for the design of the road-
    way or the absence of traffic calming measures.’’
    On August 25, 2016, the plaintiff filed the present
    action against the defendant, Subway Real Estate Corp.
    (Subway), and Foot Locker Retail, Inc. (Foot Locker).
    The complaint asserts two causes of action against the
    defendant: count VI alleges that the defendant had a
    contractual duty to defend and indemnify the plaintiff
    in connection with the Avendano complaint, and count
    VII alleges a common-law indemnification claim.
    On October 28, 2019, the parties filed cross motions
    for summary judgment. In a memorandum of decision
    dated June 11, 2020, the court, Roraback, J., granted
    the plaintiff’s motion as to liability on the contractual
    indemnification claim but denied its motion with
    respect to the common-law indemnification claim. In
    so doing, the court concluded, as a matter of law, that
    the Avendano complaint could ‘‘fairly [be] read to allege
    negligent acts or omissions for which [the defendant]
    was responsible under its contractual duties to inspect,
    monitor and secure the property . . . .’’ Accordingly,
    it held that the defendant had a duty to defend the
    plaintiff. The court also held that the defendant had a
    duty to indemnify the plaintiff.5 The court also denied
    the defendant’s motion for summary judgment in its
    entirety.
    On July 1, 2020, the defendant filed a motion to rear-
    gue/reconsider the court’s June 11, 2020 decision
    arguing, inter alia, that, because the court had denied
    the plaintiff’s motion for summary judgment with
    respect to the common-law indemnification claim on
    the basis that the plaintiff was unable to satisfy two of
    the four elements required to prevail on its claim, the
    court should have granted the defendant’s motion for
    summary judgment with respect to that claim. On July
    17, 2020, the court issued a decision granting the defen-
    dant’s motion for summary judgment as to the plaintiff’s
    common-law indemnification claim.6
    On September 9, 2020, the court held a hearing in
    damages. In a memorandum of decision dated Decem-
    ber 3, 2020, the trial court awarded the plaintiff damages
    totaling $426,807.97,7 plus offer of compromise interest
    on that amount at a rate of 8 percent per annum from
    May 24, 2019, until the date that judgment entered, and
    postjudgment interest at a rate of 5 percent per annum
    from the date that judgment entered until the date the
    judgment is satisfied. This appeal followed.
    We begin by setting forth our standard of review.
    ‘‘Summary judgment rulings present questions of law;
    accordingly, [o]ur review of the . . . decision to grant
    [a] . . . motion for summary judgment is plenary.’’
    (Internal quotation marks omitted.) Farrell v. Twenty-
    First Century Ins. Co., 
    301 Conn. 657
    , 661, 
    21 A.3d 816
    (2011); see also Practice Book § 17-49. In addition, the
    interpretation of definitive contract language presents
    a question of law, over which our review also is plenary.
    See, e.g., CCT Communications, Inc. v. Zone Telecom,
    Inc., 
    327 Conn. 114
    , 133, 
    172 A.3d 1228
     (2017); see also
    Misiti, LLC v. Travelers Property Casualty Co. of
    America, 
    308 Conn. 146
    , 154, 
    61 A.3d 485
     (2013).
    We must also determine the appropriate standard of
    review and analysis to employ when deciding whether
    one sophisticated business party to a contract has a
    contractual duty to defend a claim brought against
    another sophisticated business party to that contract.
    The duty to defend most commonly arises in the context
    of a contract of insurance; see, e.g., DaCruz v. State
    Farm Fire & Casualty Co., 
    268 Conn. 675
    , 687, 
    846 A.2d 849
     (2004); and our courts have made clear that
    ‘‘whether an insurer has a duty to defend its insured is
    purely a question of law . . . .’’ (Internal quotation
    marks omitted.) Lift-Up, Inc. v. Colony Ins. Co., 
    206 Conn. App. 855
    , 866, 
    261 A.3d 825
     (2021). Our appellate
    courts have not previously addressed whether our stan-
    dard of review and analysis regarding a duty to defend
    in the context of insurance contracts should apply to
    contracts between sophisticated business entities that
    contain similar provisions. See, e.g., Henderson v. Bis-
    mark Construction Co., Superior Court, judicial district
    of Fairfield, Docket No. CV-XX-XXXXXXX-S (July 10, 2019)
    (
    68 Conn. L. Rptr. 852
    , 853) (‘‘[a]lthough research did
    not reveal any appellate authority, and the parties have
    not provided any appellate authority, a few Superior
    Court decisions have discussed whether the law on an
    insurer owing a duty to defend applies to the analysis
    of whether one of two commercial parties owes a duty
    to defend to the other based on a contract for indem-
    nity’’). In reviewing our case law, we discern no reason
    to apply a different analysis in such cases.8 Accordingly,
    we hold that ‘‘[t]he question of whether [one sophisti-
    cated business party] has a [contractual] duty to defend
    [another sophisticated business party] is purely a ques-
    tion of law, which is to be determined by comparing
    the allegations of [the] complaint with the terms of the
    [parties’ agreement].’’ (Internal quotation marks omit-
    ted.) Misiti, LLC v. Travelers Property Casualty Co.
    of America, supra, 
    308 Conn. 154
    .
    With this standard of review in mind, we next turn to
    the legal principles that inform our analysis. ‘‘A contract
    must be construed to effectuate the intent of the parties,
    which is determined from the language used interpreted
    in the light of the situation of the parties and the circum-
    stances connected with the transaction. . . . [T]he
    intent of the parties is to be ascertained by a fair and
    reasonable construction of the written words and . . .
    the language used must be accorded its common, natu-
    ral, and ordinary meaning and usage where it can be
    sensibly applied to the subject matter of the contract.
    . . . Where the language of the contract is clear and
    unambiguous, the contract is to be given effect
    according to its terms. A court will not torture words
    to import ambiguity where the ordinary meaning leaves
    no room for ambiguity . . . . Similarly, any ambiguity
    in a contract must emanate from the language used in
    the contract rather than from one party’s subjective
    perception of the terms.’’ (Internal quotation marks
    omitted.) Tallmadge Bros., Inc. v. Iroquois Gas Trans-
    mission System, L.P., 
    252 Conn. 479
    , 498, 
    746 A.2d 1277
     (2000).
    Moreover, as noted, we conclude that a duty to defend
    in the context of insurance contracts applies equally to
    contracts between sophisticated business parties that
    contain similar defense and indemnification provisions.
    To that end, it is well settled that an insurer’s duty to
    defend ‘‘is determined by reference to the allegations
    contained in the [underlying] complaint.’’ (Internal quo-
    tation marks omitted.) DaCruz v. State Farm Fire &
    Casualty Co., 
    supra,
     
    268 Conn. 687
    . The duty to defend
    ‘‘does not depend on whether the injured party will
    successfully maintain a cause of action against the
    insured but on whether [the complaint] stated facts
    which bring the injury within the coverage.’’ (Internal
    quotation marks omitted.) Security Ins. Co. of Hartford
    v. Lumbermens Mutual Casualty Co., 
    264 Conn. 688
    ,
    712, 
    826 A.2d 107
     (2003). ‘‘If an allegation of the com-
    plaint falls even possibly within the coverage, then the
    insurance company must defend the insured.’’ (Internal
    quotation marks omitted.) Moore v. Continental Casu-
    alty Co., 
    252 Conn. 405
    , 409, 
    746 A.2d 1252
     (2000).
    However, an insurer ‘‘has a duty to defend only if the
    underlying complaint reasonably alleges an injury that
    is covered by the policy.’’ (Emphasis in original.) Misiti,
    LLC v. Travelers Property Casualty Co. of America,
    supra, 
    308 Conn. 156
    . ‘‘[W]e will not predicate the duty
    to defend on a reading of the complaint that is . . .
    conceivable but tortured and unreasonable.’’ (Internal
    quotation marks omitted.) 
    Id.
    ‘‘In contrast to the duty to defend, the duty to indem-
    nify is narrower: while the duty to defend depends only
    on the allegations made against the insured, the duty
    to indemnify depends upon the facts established at trial
    and the theory under which judgment is actually entered
    in the case.’’ (Internal quotation marks omitted.) Board
    of Education v. St. Paul Fire & Marine Ins. Co., 
    261 Conn. 37
    , 48–49, 
    801 A.2d 752
     (2002). ‘‘[W]here there
    is no duty to defend, there is no duty to indemnify,
    given the fact that the duty to defend is broader than
    the duty to indemnify.’’ QSP, Inc. v. Aetna Casualty &
    Surety Co., 
    256 Conn. 343
    , 382, 
    773 A.2d 906
     (2001).
    With these principles in mind, we turn our attention
    to the language of the indemnification provision in the
    parties’ security agreement. By its terms, ‘‘[The defen-
    dant] agrees that [i]t shall defend, indemnify, and hold
    harmless [the plaintiff], GGP Limited Partnership and
    General Growth Properties, Inc. (‘Indemnitees’) and the
    agents, officers and employees of all of the Indemnitees
    from and against any claims, liabilities, losses, damages,
    actions, causes of action, or suits to the extent caused
    by (A) any actual or alleged negligent or grossly negli-
    gent act or omission or willful misconduct of [the defen-
    dant] or its agents or employees at the Property or in
    connection with this Agreement or breach thereof in
    any way . . . .’’ It further provides that ‘‘[i]t is intended
    that all claims and demands, legal proceedings and law-
    suits in which any party to this Agreement or additional
    insured under this Agreement is named or described
    as a defendant which alleges or describes any claim in
    which [the defendant] or a security officer has done or
    has failed to do any act or thing required pursuant to
    this Agreement or failed to provide the Services at the
    Property shall be a claim tendered to, accepted by or
    defended by [the defendant].’’ See footnote 3 of this
    opinion.
    As the language of the indemnification provision
    makes clear, the defendant agreed to defend the plain-
    tiff against claims brought against the plaintiff alleging
    conduct falling within the scope of the defendant’s obli-
    gations under the security agreement. With respect to
    the scope of the defendant’s obligations under the con-
    tract, section 3 of the security agreement sets forth the
    ‘‘On-Site Contracted Services.’’ In particular, subsection
    B of section 3, titled ‘‘Security Functions,’’ provides:
    ‘‘[The defendant’s] personnel assigned to the Property
    shall be responsible for promoting a pleasant shopping
    atmosphere and crime prevention efforts through patrol
    of the Property; seeking out and providing appropriate
    customer service to patrons; reasonable inspection of
    the Property for safety hazards and enforcement of the
    Property’s rule and regulations; appropriate response
    to incidents and emergencies; preliminary investigation
    and appropriate disposition of incidents; access con-
    trol/physical security as appropriate during operating
    and non-operating hours; official reporting of activities,
    incident, and inspection logs; and any special assign-
    ments and/or events related to the security/safety func-
    tion of the Property as agreed upon by the parties.’’
    Additionally, section 3 of the security agreement
    addresses ‘‘Duties/Responsibilities.’’ Specifically, sub-
    section H of section 3 of the security agreement states
    that the defendant ‘‘shall provide a comprehensive secu-
    rity policy and procedures manual for the Property
    (‘Manual’). The Manual shall consist of [the defendant’s]
    mall security guidelines and site-specific ‘security
    orders’. Site-specific ‘security orders’ shall include, but
    not be limited to, mall organizational structure, radio
    call signs and procedures, code of conduct, tenant rules,
    commonly encountered state laws, banning guideline,
    shift procedures to include opening and closing proce-
    dures, and site specific inspections. The Property Man-
    ager9 shall have the right to approve any site-specific
    ‘security orders’ related to the operation of the Prop-
    erty. [The defendant’s] Security Staff shall be familiar
    with, understand and adhere to the requirements of The
    Manual at all times. The Manual shall be developed
    within thirty (30) days following the Effective Date and
    shall be updated during the Term at the request of [the
    defendant], the Property Manager, or the GGP Corpo-
    rate Security Director.’’ (Footnote added.)
    At this point, we must determine whether the Aven-
    dano complaint triggered the defendant’s duty to defend
    the plaintiff under the terms of the security agreement.
    The defendant argues that the allegations in the Aven-
    dano complaint did not fall within its contractual obliga-
    tions under the security agreement because the com-
    plaint did not contain any allegations of negligence, or
    other conduct, that even arguably falls within the scope
    of the defendant’s contractual responsibilities under
    the security agreement. The plaintiff disagrees. In its
    view, the security agreement ‘‘is notably broad and cer-
    tainly encompasses the mall parking lot/roadway safety
    claims asserted in the [Avendano complaint].’’ On the
    basis of our review of the security agreement and the
    allegations in the Avendano complaint, we conclude
    that the defendant’s obligation to defend the plaintiff
    was not triggered by the Avendano complaint.
    The Avendano complaint alleged that the plaintiff
    negligently caused the subject collision because it
    ‘‘failed to install or use any traffic calming measure on
    the roadway within the mall premises that ran parallel
    to Union Street’’; ‘‘failed to install or use sufficient traffic
    calming measures on the roadway within the mall prem-
    ises that ran parallel to Union Street’’; ‘‘knew that
    numerous accidents occurred on the roadway within
    the mall that ran parallel to Union Street but failed to
    make any measures to slow traffic down’’; ‘‘failed to
    properly inspect the traffic, accidents, parking areas
    and internal roadways’’; ‘‘designed the premises in such
    a way so as [to] allow motorists to easily travel at
    unsafe rates of speed through areas routinely filled with
    pedestrians’’; ‘‘knew or should have known that motor-
    ists sped through the mall property, yet took no steps to
    slow them down’’; ‘‘ignored the need for traffic calming
    measures at the Brass Mill Center for economic rea-
    sons’’; and/or ‘‘knew that other mall properties within
    the General Growth Properties company installed and
    used traffic calming measures to protect pedestrians,
    yet failed to implement any such procedures at the
    Brass Mill Center.’’
    It is clear from these allegations that the theory of
    liability against the plaintiff was premised on the layout
    and design of the mall’s internal roadways and parking
    lots and the plaintiff’s alleged failure to monitor and
    implement traffic calming measures on the property to
    prevent motor vehicles from operating at excessive
    rates of speed. We have found nothing in the security
    agreement or the procedures manual that suggests that
    the defendant had any obligation to monitor or control
    traffic, to design or redesign the layout of the parking
    lots or roads, or otherwise to implement traffic calming
    measures.10
    Upon our review of the Avendano complaint and the
    security agreement, we agree with the defendant that
    the court erroneously conflated the allegations of the
    Avendano complaint regarding traffic control and
    design with the defendant’s responsibility for crime pre-
    vention as the security contractor for the property. The
    defendant’s obligations under the security agreement
    to respond to ‘‘incidents and emergencies’’; to notify
    law enforcement; to make ‘‘reasonable inspection of
    the Property for safety hazards’’; to prepare incident
    reports and inspection logs after those occurrences;
    and to ‘‘track statistical trending for the Property’’ do
    not include or impose upon the defendant any obliga-
    tion to control the traffic on the property, install traffic
    calming measures, or design or redesign the mall’s park-
    ing lots or thoroughfares.
    Although the plaintiff points to the allegation in the
    Avendano complaint that the plaintiff ‘‘failed to properly
    inspect the traffic, accidents, parking areas and internal
    roadways’’ as the basis for its contention that the Aven-
    dano complaint triggered the defendant’s duty to
    defend, we are not persuaded that this allegation falls
    within the defendant’s obligation under the security
    agreement to make ‘‘reasonable inspection of the Prop-
    erty for safety hazards.’’ Rather, that allegation, read
    within the context of the entire Avendano complaint,
    clearly pertains to the plaintiff’s alleged failure to prop-
    erly design the mall’s parking lots and roads and imple-
    ment traffic calming measures—obligations not coming
    within the defendant’s contractual obligations. Indeed,
    it is difficult to conjure a contrary interpretation in
    light of the nature of the claims made in the Avendano
    complaint. We decline to ‘‘predicate the duty to defend
    on a reading of the complaint that is . . . conceivable
    but tortured and unreasonable.’’ (Internal quotation
    marks omitted.) R.T. Vanderbilt Co. v. Hartford Acci-
    dent & Indemnity Co., 
    171 Conn. App. 61
    , 91, 
    156 A.3d 539
     (2017), aff’d, 
    333 Conn. 343
    , 
    216 A.3d 629
     (2019).
    As such, we cannot conclude that the Avendano ‘‘com-
    plaint reasonably alleges an injury that is covered by
    the [indemnification provision].’’ (Emphasis in original;
    internal quotation marks omitted.) Kling v. Hartford
    Casualty Ins. Co., 
    211 Conn. App. 708
    , 714, 
    273 A.3d 717
    , cert. denied, 
    343 Conn. 926
    , 
    275 A.3d 627
     (2022).
    Because we conclude that, as a matter of law, the
    defendant did not have a duty to defend the plaintiff
    pursuant to the indemnification provision of the secu-
    rity agreement, it inexorably follows that the defendant
    did not have a duty to indemnify the plaintiff either.
    See, e.g., QSP, Inc. v. Aetna Casualty & Surety Co.,
    
    supra,
     
    256 Conn. 382
     (‘‘where there is no duty to defend,
    there is no duty to indemnify, given the fact that the
    duty to defend is broader than the duty to indemnify’’).
    We therefore conclude that the trial court improperly
    granted summary judgment in favor of the plaintiff. In
    light of the absence of any genuine issue of material
    fact as well as our conclusion that the defendant did
    not owe the plaintiff a duty to defend or indemnify, the
    defendant is entitled to judgment in its favor as a matter
    of law.
    The judgment is reversed and the case is remanded
    with direction to deny the plaintiff’s motion for sum-
    mary judgment and to grant the defendant’s motion for
    summary judgment and to render judgment thereon for
    the defendant.
    In this opinion the other judges concurred.
    1
    Subway Real Estate Corp. (Subway) and Foot Locker Retail, Inc. (Foot
    Locker), were also named as defendants in the present action. The plaintiff’s
    claims for defense and indemnity against Subway and Foot Locker were
    eventually settled leaving AlliedBarton Security Services, LLC, as the sole
    defendant in this case. Accordingly, we refer to AlliedBarton Security Ser-
    vices, LLC, as the defendant in this opinion.
    2
    The security agreement defines ‘‘ ‘Property’ ’’ as the ‘‘Brass Mill Center &
    Commons located at 495 Union Street, Waterbury, CT 06706.’’
    3
    Section 8 (e) of the security agreement provides in its entirety: ‘‘[The
    defendant] agrees that [i]t shall defend, indemnify, and hold harmless [the
    plaintiff], GGP Limited Partnership and General Growth Properties, Inc.
    (‘Indemnitees’) and the agents, officers and employees of all of the Indemni-
    tees from and against any claims, liabilities, losses, damages, actions, causes
    of action, or suits to the extent caused by (A) any actual or alleged negligent
    or grossly negligent act or omission or willful misconduct of [the defendant]
    or its agents or employees at the Property or in connection with this Agree-
    ment or breach thereof in any way, (B) [the defendant’s] failure to purchase
    and maintain all insurance required by this Agreement and (C) negligence
    or willful misconduct of [the defendant] or its agents or employees in any
    operation of a Security Vehicle under this Agreement. It is intended that all
    claims and demands, legal proceedings and lawsuits in which any party to
    this Agreement or additional insured under this Agreement is named or
    described as a defendant which alleges or describes any claim in which [the
    defendant] or a security officer has done or has failed to do any act or thing
    required pursuant to this Agreement or failed to provide the Services at the
    Property shall be a claim tendered to, accepted by or defended by [the
    defendant]. [The plaintiff] shall within thirty (30) days after notice of any
    incident, potential claim or suit, or service of legal process, provide [the
    defendant], at AlliedBarton Security Services LLC, Eight Tower Bridge, 161
    Washington Street, Suite 600, Conshohocken, PA 19428 to the attention of
    Michael A. Meehan, Vice President/Deputy General Counsel with written
    notice that an action has been brought and shall require [the defendant],
    at its own expense, to employ such attorneys as [the defendant] may see
    fit to employ, and as reasonably approved by [the plaintiff’s] Director of Risk
    Management, to defend such claim or action on behalf of the Indemnitees.
    If a tender of defense and/or indemnity is refused by [the defendant] or its
    insurer, or if a defense is provided under any reservation of rights and [the
    plaintiff] does not consent to such refusal or reservation of rights, [the
    defendant] shall pay liquidated damages in the sum of $2,000.00 to [the
    plaintiff] for the amount of the added internal expense incurred by the
    Indemnitees in dealing with the claim or action for which tender was refused
    or rights reserved. This liquidated damages provision shall be in addition
    to the Indemnitees’ actual costs of defense, investigation, litigation, litigation
    management expenses for in-house counsel, costs of trial and/or settlement
    of the claim which are incurred by the Indemnitees which shall be billed
    to [the defendant] as incurred until the tender is accepted without reserva-
    tion. The provisions of this paragraph shall survive the termination or expira-
    tion of this Agreement and shall not be construed to provide for any indemni-
    fication which would, as a result thereof, make the provisions of this
    paragraph void or to reduce or eliminate any other indemnification or right
    which the indemnified parties have be law.’’
    4
    The complaint alleged that the plaintiff, General Growth Services, Inc.,
    and General Growth Management, Inc., were owners and operators of the
    mall and its parking lots and internal roadways and that Guerriero was the
    manager of the mall on the day of the accident.
    5
    In the defendant’s motion for summary judgment, the defendant also
    argued that it was entitled to summary judgment because the plaintiff failed
    to provide the defendant with the requisite thirty day written notice set
    forth in the indemnification provision of the security agreement. The court
    rejected that argument, stating, inter alia, that the defendant failed ‘‘to
    plead lack of proper notice as a special defense,’’ which ‘‘precludes it from
    prevailing on this ground in the context of either winning its motion for
    summary judgment or defeating [the plaintiff’s] motion for summary judg-
    ment.’’ The defendant does not challenge this portion of the court’s judgment
    on appeal.
    6
    The plaintiff has not appealed from that decision.
    7
    The court found that the plaintiff paid the sum of $500,000 to settle the
    Avendano action, and received contributions from three third parties in the
    aggregate amount of $255,000 toward the settlement. Accordingly, the court
    found that the plaintiff’s damages were the unpaid portion of the Avenado
    settlement—$245,000. The court also found that the legal fees expended by
    the plaintiff were reasonable, including the legal fees expended by the
    plaintiff in obtaining contributions from Subway, Foot Locker, and the plain-
    tiff’s prior counsel, reasoning that the contributions the plaintiff received
    inured to the benefit of the defendant. In total, the court awarded legal fees
    and expenses in the amount of $179,807.97. Last, the court held that the
    plaintiff was entitled to $2000 in liquidated damages pursuant to the security
    agreement.
    8
    We note that numerous Superior Court decisions also have held that
    that our jurisprudence regarding a duty to defend in the context of insurance
    contracts applies equally to contracts between sophisticated business parties
    that contain similar defense and indemnification provisions. See, e.g., Hen-
    derson v. Bismark Construction Co., 
    supra,
     
    68 Conn. L. Rptr. 853
    –54 (collect-
    ing cases); Gemma Power Systems, LLC v. Smedley Co., Superior Court,
    judicial district of Hartford, Docket No. CV-XX-XXXXXXX (July 26, 2017)
    (same).
    9
    ‘‘Property Manager’’ is defined as ‘‘[the plaintiff’s] property manager.’’
    10
    To the extent there is any ambiguity with respect to the defendant’s
    obligations under the security agreement, undisputed evidence in the record
    resolves that ambiguity in favor of the defendant. The plaintiff’s own repre-
    sentative, Guerriero, the general manager of the mall, testified at a deposition
    that traffic calming measures, including implementing signage on the mall’s
    roadways to slow vehicular traffic down, fell within the plaintiff’s purview
    and was not the defendant’s contractual obligation. Similarly, Steven Crum-
    rine, the corporate security director for General Growth Properties, Inc., who
    oversees the defendant’s compliance with the security agreement, testified
    at a deposition that the defendant was not responsible for installation,
    implementation, and/or design of the roadway within the mall property and
    testified that there was no language within the security agreement that
    required the defendant to employ, install, and/or use traffic calming measures
    or slow down traffic on the roadway. When asked whether there was an
    expectation for a security officer of the defendant to attempt to stop a
    speeding motorist if the officer observed one, Crumrine testified, ‘‘No.’’ He
    indicated that ‘‘[t]hey’re not trained nor do they have the legal authority to
    do that. Their own policies and procedures manual would prohibit them
    from pulling over a vehicle, and we wouldn’t expect them to do that either
    because it presents an elevated risk. It’s not what they’re trained to do.’’
    Tawana Perry, the defendant’s national account portfolio manager for Gen-
    eral Growth Properties, Inc., similarly confirmed in her deposition testimony
    that the defendant was not responsible for traffic calming measures.
    

Document Info

Docket Number: AC44436

Filed Date: 8/9/2022

Precedential Status: Precedential

Modified Date: 8/8/2022