Double Diamond-Delaware, Inc., Double Diamond, Inc., White Bluff Club Corporation, National Resort Management Company, R. Michael Ward, Fred Curran, and White Bluff Property Owners Association, Inc. v. Jeanette Alfonso, Eugenio Corpus, Fe Huevos, Elezar Nuique, Editha and Reynaldo Pepito, Simonette and Julito Pepito, Cherry Somosot, and Nelia Vicente ( 2015 )


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  •                                                                                          ACCEPTED
    13-14-00324-CV
    THIRTEENTH COURT OF APPEALS
    CORPUS CHRISTI, TEXAS
    7/31/2015 11:48:37 AM
    CECILE FOY GSANGER
    CLERK
    No. 13-14-00324-CV
    FILED IN
    In the Thirteenth Court ofCORPUS
    Appeals
    13th COURT OF APPEALS
    CHRISTI/EDINBURG, TEXAS
    Corpus Christi, Texas7/31/2015 11:48:37 AM
    CECILE FOY GSANGER
    Clerk
    DOUBLE DIAMOND-DELAWARE, INC., DOUBLE DIAMOND, INC., WHITE BLUFF
    CLUB CORP., NATIONAL RESORT MANAGEMENT CO., R. MICHAEL WARD, FRED
    CURRAN, WHITE BLUFF PROPERTY OWNERS ASSOCIATION,
    Appellants
    V.
    JEANETTE ALFONSO, EUGENIO CORPUS, FE HUEVOS, EDITH PEPITO, REYNALDO
    PEPITO, SIMONETTE PEPITO, JULITO PEPITO, ELEZAR NUIQUE, CHERRY
    SOMOSOT, NELIA VINCENTE,
    Appellees
    APPEAL FROM CAUSE NO. C-2259-11-F(1)
    332ND DISTRICT COURT OF HIDALGO COUNTY, TEXAS
    HON. MARIO EFRAIN RAMIREZ, JR. PRESIDING
    APPELLANTS’ REPLY BRIEF
    Brandy Wingate Voss                    Richard A. Sayles
    State Bar No. 24037046               State Bar No. 17697500
    D. Todd Smith                         Shawn Long
    State Bar No. 00797451               State Bar No. 24047859
    SMITH LAW GROUP, P.C.                   SAYLES WERBNER
    820 E. Hackberry Ave.               4400 Renaissance Tower
    McAllen, Texas 78501                    1201 Elm Street
    (956) 683-6330 (Telephone)               Dallas, Texas 75270
    (956) 225-0406 (Fax)             (214) 939-8700 (Telephone)
    brandy@appealsplus.com                 (214) 939-8787 (Fax)
    dsayles@swtriallaw.com
    Counsel for Appellants
    Double Diamond-Delaware, Inc., et al.
    TABLE OF CONTENTS
    Index of Authorities .................................................................................................. ii
    Argument....................................................................................................................1
    I.        The Governing Documents for White Bluff authorized the fees
    and assessments Appellees challenge, and all on point Texas
    case law validates the WBPOA’s actions imposing and
    spending such assessments. ...................................................................1
    A.       Texas case law overwhelmingly shows that the
    Governing Documents authorized the maintenance fees
    and assessments...........................................................................1
    B.       The Court should reject Appellees’ unsupported assertion
    that the WBPOA’s expenditures were improper under
    Article II Section 9 of the Declaration. .......................................6
    C.       Neither Texas case law nor the Governing Documents
    support Appellees’ reliance on the definition of
    “Common Properties” to support their claims. ...........................8
    II.       Appellees’ disgorgement remedy fails on several grounds. ...............11
    III.      The venue evidence submitted by Appellees remains
    incompetent, and Appellees have not established that Hidalgo
    County was even the proper venue for this action. .............................14
    A.       Appellants properly challenged all venue facts. .......................14
    B.       Appellees’ venue evidence was woefully deficient. .................16
    C.       Even considering Appellees’ evidence, they failed to
    establish venue in Hidalgo County. ..........................................18
    Conclusion and Prayer .............................................................................................23
    Certificate of Compliance ........................................................................................25
    Certificate of Service ...............................................................................................26
    i
    INDEX OF AUTHORITIES
    Cases                                                                                                         Page(s)
    American Golf Corp. d/b/a Walden on Lake Houston Golf and Country
    Club v. Colburn,
    
    65 S.W.3d 277
    , 278-79 (Tex. App.—Houston [14th Dist.] 2001,
    pet. denied) ........................................................................................... 7, 8, 10
    Beadles v. Lago Vista Owners Ass’n, Inc.,
    No. 03-02-00228-CV, 
    2002 WL 31476657
    (Tex. App.—Austin
    Nov. 7, 2002, pet. denied) (not designated for publication) ............................5
    Bleeker v. Villarreal,
    
    941 S.W.2d 163
    (Tex. App.—Corpus Christi 1996, writ dism’d by
    agreem’t) ........................................................................................................16
    Burrow v. Arce,
    
    997 S.W.2d 229
    (Tex. 1999) .........................................................................13
    Candlelight Hills Civic Ass’n, Inc. v. Goodwin,
    
    763 S.W.2d 474
    (Tex. App.—Houston [14th Dist.] 1988, writ
    denied) .........................................................................................................4, 5
    Creative Thinking Sources, Inc. v. Creative Thinking, Inc.,
    
    74 S.W.3d 504
    (Tex. App.—Corpus Christi 2002, no pet.) ..........................12
    Crooks v. Moses,
    
    138 S.W.3d 629
    (Tex. App.—Dallas 2004, no pet.) .....................................16
    DiGrazia v. Old,
    
    900 S.W.2d 499
    (Tex. App.—Texarkana 1995, no writ) ..............................
    22 Head v
    . U.S. Inspect DFW, Inc.,
    
    159 S.W.3d 731
    (Tex. App.—Fort Worth 2005, no pet.) .............................21
    Hsin-Chi-Su v. Vantage Drilling Co.,
    No. 14-14-00461-CV, 
    2015 WL 4249265
    (Tex. App.—Houston
    [14th Dist.] July 14, 2015, no pet. h.) ............................................................13
    ii
    In re Socorro Ind. Sch. Dist.,
    No. 13-09-00500-CV, 
    2010 WL 1138451
    (Tex. App.—Corpus
    Christi-Edinburg March 22, 2010, no pet.) ............................................ 15, 20
    Lavaca Bay Autoworld, L.L.C. v. Marshall Pontiac Buick Oldsmobile,
    
    103 S.W.3d 650
    (Tex. App.—Corpus Christi 2003, no pet.,
    judgm’t withdrawn by agr.) ...........................................................................12
    Lucke v. Kimball,
    No. 13-01-362-CV, 
    2004 WL 102830
    (Tex. App.—Corpus Christi
    2004, pet. denied) (mem. op.) ........................................................................12
    Newman Oil Co. v. Alkek,
    
    585 S.W.2d 340
    (Tex. App.—Dallas 1979, no writ).....................................17
    Swinnea v. ERI Consulting Eng’rs, Inc.,
    
    236 S.W.3d 825
    (Tex. App.—Tyler 2007), aff’d in part, rev’d in
    part, 
    318 S.W.3d 967
    (Tex. 2010).................................................................11
    Wilchester West Concerned Homeowners LDEF, Inc. v. Wilchester West
    Fund, Inc.,
    
    177 S.W.3d 552
    (Tex. App.—Houston [1st Dist.] 2005, pet.
    denied) .................................................................................................. 2, 3, 10
    Yalamanchili v. Mousa,
    
    316 S.W.3d 33
    (Tex. App.—Houston 2010, pet. denied) .............................14
    Statutes                                                                                                     Page(s)
    TEX. CIV. PRAC. & REM. CODE § 15.006........................................................... 20, 21
    Rules                                                                                                        Page(s)
    TEX. R. CIV. P. 87(3)(a)............................................................................................18
    TEX. R. CIV. P. 88 .............................................................................................. 16, 17
    TEX. R. CIV. P. 197.3 ......................................................................................... 16, 17
    TEX. R. CIV. P. 198.3 ......................................................................................... 16, 17
    iii
    ARGUMENT
    I.    The Governing Documents for White Bluff authorized the fees and
    assessments Appellees challenge, and all on point Texas case law
    validates the WBPOA’s actions imposing and spending such
    assessments.
    Buried on page 50 of Appellees’ Brief is their response to the central issue in
    the present dispute—were the actions undertaken by Appellant White Bluff
    Property Owners’ Association, Inc. (the “WBPOA”) authorized under the
    Declaration Regarding the Establishment of White Bluff Property Owners’
    Association, Inc. (the “Declaration”), among other Governing Documents for the
    White Bluff community? Texas case law establishes that the answer to this critical
    question is “yes.” Thus, the challenged golf course maintenance fees and food and
    beverage assessments are wholly valid and enforceable.
    A.    Texas case law overwhelmingly shows that the Governing
    Documents authorized the maintenance fees and assessments.
    In Article II of the Declaration (its “Purposes and Powers”), this document
    contains not one but two grants of authority to the WBPOA that establish its power
    to impose the challenged fees and assessments. First, pursuant to Section 9 of
    Article II, the WBPOA may “do any other thing that, in the opinion of the Board of
    Directors of the Association, will promote the common benefit and enjoyment of
    the Owners and residents of the Property . . . .” (4RR1876). Likewise, Section 2 of
    Article II authorizes the WBPOA “to promote the health, safety and welfare of the
    1
    Owners and residents of the Property.” (Id.). While Appellees attempt to castigate
    these provisions as giving the WBPOA “unbridled authority” (a rather hyperbolic
    assertion), all Texas courts addressing similar actions by property owners’
    associations possessing similar grants of authority in the governing documents
    have determined that the “common benefit” language absolutely authorizes the
    imposition of fees such as those being challenged in the present lawsuit.
    In Wilchester West Concerned Homeowners LDEF, Inc. v. Wilchester West
    Fund, Inc., the appellate court addressed and evaluated pre-amendment deed
    restrictions almost identical to the current restrictions at issue. 
    177 S.W.3d 552
    ,
    564 (Tex. App.—Houston [1st Dist.] 2005, pet. denied). There, the court upheld
    the Wilchester West HOA’s decision to increase yearly assessments by $160
    through a “Use Agreement” designed to fund a nearby tennis and swimming club
    owned by a third party. The First Court of Appeals is clear about the nature of its
    analysis and in no way characterizes any of its holding about the deed restrictions
    at issue as dictum. 
    Id. at 564-66.
    In fact, the court specifically held the assessments
    were authorized by language that was nearly identical to those in the WBPOA’s
    Declaration:
    The association’s decision to enter into the Use Agreement is
    supported by both the pre-amended and amended restrictions. The
    pre-amended restrictions stated that maintenance charges should be
    used to “promote the health, safety, welfare, and common benefit of
    the residents” and for “other things necessary or desirable, in the
    2
    opinion of the Corporation, to maintain or improve the Property or
    which is considered of benefit to the Owners.”
    
    Id. at 564.
    Again, the Declaration indisputably allows the WBPOA “do any other
    thing that, in the opinion of the Board of Directors of the Association, will promote
    the common benefit and enjoyment of the Owners and residents of the Property”
    and “to promote the health, safety and welfare of the Owners and residents of the
    Property.” (4RR1876).
    Appellees attempt to downplay this broad grant of authority by arguing that,
    in Wilchester West, the expenditures of maintenance fees for the homeowners’
    “common benefit” were specifically authorized by the deed restrictions. However,
    the same is true with respect to the White Bluff community—Section 7 of Article
    II in the Declaration details the wide scope by which the WBPOA can spend the
    proceeds it receives from assessments.
    Specifically, the WBPOA is granted the authority “[t]o fix, levy, collect and
    enforce payment by any lawful means, all charges, fees or assessments provided
    for by the terms of the Covenants and to pay all expenses in connection therewith
    and all office and other expenses incident to the conduct of the business of the
    Association . . . .” (4RR1876) (emphasis added). Likewise, Section 2 of Article III
    of the Declaration authorizes the WBPOA to increase or decrease maintenance fees
    provided such changes in fees are “deemed reasonably necessary by the Board of
    3
    Directors of the Association to adequately maintain the Property or to perform the
    Association’s functions.” (4RR1877) (emphasis added).
    In effect, Appellees’ argument that the WBPOA’s power to act for the
    “common benefit” of White Bluff residents does not apply to the expenditure of
    maintenance fees is nothing more than a contention that promoting the common
    benefit and enjoyment of WBPOA residents (or their health, safety, and welfare)
    does not constitute the WBPOA conducting its business or its functions. Such an
    argument strains credulity, as the Governing Documents specifically state that the
    “Purpose and Powers” of the WBPOA include promoting items such as the
    common benefit, enjoyment, health, safety, and welfare of the residents at White
    Bluff. Frankly, the Declaration could not be clearer—such actions are absolutely
    the business and function of the WBPOA. Appellees’ argument is nothing more
    than an effort to deny the plain meaning of the Declaration (and related governing
    documents) in an attempt to manipulate a favorable result in this litigation.
    Other cases involving a homeowners’ association’s expenditure of its funds
    in connection with recreational facilities are also instructive. In Candlelight Hills
    Civic Ass’n, Inc. v. Goodwin, the Fourteenth Court of Appeals upheld the
    homeowners’ association’s purchase of a recreational facility on the basis that its
    funds could be spent “doing any other thing necessary or desirable in the opinion
    of the Trustees of the Association to keep the property in the Subdivision neat and
    4
    in good order, or which they consider of general benefit to the owners or occupants
    of the Subdivision.” 
    763 S.W.2d 474
    , 477-79 (Tex. App.—Houston [14th Dist.]
    1988, writ denied). The court made clear that purchasing a recreational facility
    benefitted the welfare of the community: “The purchase of real property is
    consistent with the promotion of social and recreational activities and with taking
    concerted action on matters affecting the welfare of the community.” 
    Id. at 479.
    Similarly, in Beadles v. Lago Vista Owners Ass’n, Inc., the Austin Court of
    Appeals held that spending maintenance fees on the purchase and upkeep of
    certain common-area facilities (such waterfront parks, boat launches, a marina, and
    an activity center) was authorized by language in the restrictive covenants giving
    the homeowners’ association the authority to use them on anything the association
    found “necessary or desirable.” No. 03-02-00228-CV, 
    2002 WL 31476657
    , at *5-7
    (Tex. App.—Austin Nov. 7, 2002, pet. denied) (not designated for publication).
    Again, all of the cases evaluating similar situations to the WBPOA’s assessment of
    golf course maintenance and food and beverage fees have been decided fully in
    favor of giving a property owners’ association broad discretion by which to
    promote the common benefit, enjoyment, health, safety, and welfare of its owners
    and residents.
    5
    B.     The Court should reject Appellees’ unsupported assertion that the
    WBPOA’s expenditures were improper under Article II Section 9
    of the Declaration.
    Moreover, Appellees’ argument that Section 9 of Article II of the
    Declaration1 establishes improper expenditures by the WBPOA is baseless. See
    Appellees’ Br. at 52. First, Appellees asserted no such challenge at the court
    below. Second, there has been no proof offered that the expenditures were paid to a
    “Member, director or officer of the Association, or any private individual,” as not
    all Appellants fit these categories, and Appellees’ lack of a record cite for this
    claim evidences the same. See Appellees’ Br. at 53. Third, such a challenge is
    inherently a fact issue because the Declaration specifically allows an exception to
    any limitations for “reasonable compensation [to] be paid for service rendered to or
    for the Association related or pertaining to one or more of its purposes.”
    (4RR1876) (emphasis added). To the extent that Appellees assert improper
    1
    The entirety of section 9 grants the WBPOA power to:
    Insofar as permitted by law, to do any other thing that, in the opinion of the Board
    of Directors of the Association, will promote the common benefit and enjoyment
    of the Owners and residents of the Property; provided, however, that no part of
    the net earnings of the Association shall inure to the benefit of or be distributable
    to any Member, director, or officer of the Association, or any private Individual
    (expect [sic] that reasonable compensation may be paid for service rendered to or
    for the Association related or pertaining to one or more of its purposes); and
    provided further that no part of the activities of the Association shall include
    carrying on propaganda, or otherwise attempting to influence legislation, or
    participating in, or intervening in (including the publication or distribution or
    statements) any political campaign on behalf of any candidate for public office.
    (4RR1876) (emphasis added).
    6
    inurement by an Appellant, they must establish that such compensation paid to that
    Appellant was unreasonable in light of the service rendered. (See id.). Before this
    briefing, Appellees have neither made such an argument nor provided such
    evidence (which, again, would have constituted a fact issue for a jury).
    In fact, the only case cited by Appellees in connection with the crucial issue
    of the WBPOA’s authority to impose and spend the golf course maintenance and
    food and beverage fees and assessments is also supportive of Appellants’ position
    in this case. In American Golf Corp. d/b/a Walden on Lake Houston Golf and
    Country Club v. Colburn, a third-party (as opposed to a POA or HOA board)
    attempted to use the Declaration of Covenants, Conditions and Restrictions for
    Walden on Lake Houston to impose a “Minimum Dining Fee” on members of the
    Walden on Lake Houston Golf and Country Club. 
    65 S.W.3d 277
    , 278-79 (Tex.
    App.—Houston [14th Dist.] 2001, pet. denied). More specifically, the owners of
    lots in this community were charged, pursuant to the Declaration, both General
    Assessments owed to the homeowners’ association and membership dues in
    connection with their mandatory membership at the Country Club. 
    Id. at 279.
    The
    Fourteenth Court of Appeals found that American Golf Corporation lacked the
    authority to impose a “Minimum Dining Fee” on the members of the Country Club
    through the Declaration because the only permissible charges were “dues.” 
    Id. at 279-80.
    Therefore, although it was appropriate for the governing documents to
    7
    require every property owner to be a dues-paying member of the Country Club,
    these dues were the only charges that could be levied by the Country Club under
    the Declaration. 
    Id. Assessing the
    Colburn decision, this Court should note that the Fourteenth
    Court of Appeals took absolutely no issue with a deed restriction compelling
    property owners to pay mandatory dues to an entity owned by a third party to the
    homeowners’ association. Here, Appellees challenge exactly that type of payment,
    objecting to the imposition of golf course maintenance fees and food and beverage
    assessments ultimately paid to third parties. Ostensibly, Appellees’ best case is
    supportive of exactly the sort of mandatory payment they attack in the present
    lawsuit.
    C.     Neither Texas case law nor the Governing Documents support
    Appellees’ reliance on the definition of “Common Properties” to
    support their claims.
    Similarly, the Texas case law applicable to the present action disposes of
    another oft-repeated but effectively irrelevant argument continually advanced by
    Appellees herein—that regarding the definition of “Common Properties” contained
    in the various Governing Documents for White Bluff. Appellees have asserted,
    without any real support, that somehow the WBPOA’s expenditures are limited to
    maintaining “Common Properties,” “common facilities,” and “Association
    Property.” Appellees’ Br. at 36-39. Appellees then cite to the Articles of
    8
    Incorporation for White Bluff to contend that the definition of “Common
    Properties” does not specifically include “golf courses” that are outside that
    recorded plat for the White Bluff community.2 
    Id. at 38-39.
    First, as previously addressed in Appellant’s Brief on pages 44-45, this
    argument ignores the fact that the 1990 Bylaws do include the term “golf courses”
    within the definition of “Common Properties.” (5CR1937). Likewise, the amended
    Bylaws in 2010 also explicitly state that the WBPOA had the obligation to “fund
    the maintenance of the golf courses.”3 (5CR1957).
    More importantly, however, there is nothing in the Governing Documents
    limiting the WBPOA’s authority to expend its funds on matters that are not
    “Common Properties” (however that definition is construed). Appellees’ entire
    argument rests on the fallacy that their interpretation of “Common Properties” and
    related terms imposes a specific limitation on how WBPOA funds can be spent. As
    2
    Though unrelated to the legal issues in play, Appellees’ characterization of the
    WBPOA’s alleged lack of involvement with the golf courses is insupportable. See Appellees’ Br.
    at 43. For example, the Greens Committee of the WBPOA is responsible for “handl[ing] overall
    maintenance of the golf courses.” (7CR3824).
    3
    Moreover, despite the Appellees’ claim in the footnote of page 7 of their Brief,
    Appellants have absolutely challenged the finding by the trial court that the 2010 Bylaws were
    not lawfully enacted. See, e.g., Appellants’ Br. at 4, 44-45. To reiterate this challenge to that
    finding, the Bylaws allowed for amendment by a vote of the membership or by a vote of the
    membership to delegate that authority to the Board of Directors. (5CR1950). In 1990, the sole
    member of the WBPOA delegated the power to amend the Bylaws to the Board of Directors.
    (8CR3971). Accordingly, there was nothing improper about the Board of Directors later
    amending the Bylaws to expressly allow maintenance of golf courses, as the Board had been
    appropriately delegated this power some time before. (Id.).
    9
    set forth above, this argument cannot withstand logical scrutiny. First, should the
    Governing Documents of the WBPOA have been intended to impose specific
    limitations on the expenditure of WBPOA funds, such documents could have
    specifically stated them. They do not. Second, the Declaration itself indisputably
    states that the WBPOA is obligated “to pay all expenses . . . incident to the conduct
    of the business of the Association . . . .” (4CR1876). It also states that the WBPOA
    can increase or decrease maintenance fees as necessary “to perform the
    Association’s functions.” (4CR1877). This business and these functions—by the
    very terms of the Declaration—include providing for the common benefit,
    enjoyment, health, safety, and welfare of the owners and residents in White Bluff.
    And all Texas case law, even the sole case cited by Appellees on the issue, fully
    supports the WBPOA’s payment of these funds to a third-party owner of
    recreational facilities being used to benefit the WBPOA’s members. See Wilchester
    
    West, 177 S.W.3d at 564-66
    ; see also 
    Colburn, 65 S.W.3d at 279-80
    .
    In summary, Appellees’ various challenges to the validity of the golf course
    maintenance fees and food and beverage assessments fail both under the terms of
    the WBPOA’s governing documents and the Texas jurisprudence on the relevant
    issues.
    10
    II.   Appellees’ disgorgement remedy fails on several grounds.
    Appellees continue to lack a legal basis for the disgorgement remedy they
    seek against all Appellants. In their Brief, Appellees barely address the fact that the
    Final Judgment awards a blanket disgorgement remedy against all Appellants,
    regardless of whether it was established that a particular Appellant even received
    any funds paid by WBPOA members. See Appellees’ Br. at 64 n.28. Appellees
    somehow try to justify this blanket remedy by stating that Appellees themselves
    will not obtain a double or triple recovery. 
    Id. That argument
    is irrelevant—the
    issue raised by Appellants relates to the potential obligation of a non-WBPOA
    Appellant to pay disgorgement damages for funds it never received (or potentially
    had involvement). In fact, Appellees’ own Brief cites Swinnea v. ERI Consulting
    Eng’rs, Inc., for the proposition that “disgorgement is an equitable remedy by
    which the wrongdoer is divested of ill gotten gains.” 
    236 S.W.3d 825
    , 841 (Tex.
    App.—Tyler 2007), aff’d in part, rev’d in part, 
    318 S.W.3d 967
    (Tex. 2010).
    When making this assertion of law, Appellees apparently miss the irony of the
    disgorgement remedy they seek to uphold herein being applied against Appellants
    other than the WBPOA, as the fees and assessments they challenge were instituted
    and collected by the WBPOA. And, Appellees have made no effort whatsoever to
    show what, if anything, was received by the other Appellants. How can an
    Appellant legally be “divested of ill-gotten gains” it never even received? Put
    11
    simply, Appellees lack an answer as to how a blanket disgorgement remedy can be
    justified in this case.
    Moreover, Appellants reiterate that disgorgement is simply not a remedy
    available to be piled on top of declaratory judgment, which is itself a remedy. See
    Creative Thinking Sources, Inc. v. Creative Thinking, Inc., 
    74 S.W.3d 504
    , 513
    (Tex. App.—Corpus Christi 2002, no pet.) (holding that a declaratory judgment is
    an additional and cumulative remedy that does not supplant any existing remedies).
    Appellees do not even dispute that disgorgement is a remedy utilized in breach of
    fiduciary duty cases, and fail to cite one case in the entire state of Texas in which
    the disgorgement of allegedly ill-gotten gains was ordered pursuant to declaratory
    relief (or for that matter, a cause of action other than breach of fiduciary duty).4 In
    fact, in a case recently decided by the Fourteenth Court of Appeals, the remedy of
    disgorgement is again clearly spelled out: “Disgorgement of profits is an equitable
    remedy appropriate when a party has breached his fiduciary duty; its purpose is to
    4
    The cases cited in Appellees’ Brief regarding the award of monetary damages are not
    disgorgement cases and are thus distinguishable from the relief sought by and awarded to
    Appellees. In Lavaca Bay Autoworld, L.L.C. v. Marshall Pontiac Buick Oldsmobile, the plaintiff
    therein brought a declaratory judgment claim asserting that it was not the recipient of overpaid
    funds and was contractually entitled to funds previously paid to it. 
    103 S.W.3d 650
    , 652 (Tex.
    App.—Corpus Christi 2003, no pet., judgm’t withdrawn by agr.). The defendant then
    counterclaimed for declaratory judgment, breach of contract, and other causes of action in
    connection with the same sum of funds the plaintiff alleged it was entitled to retain. 
    Id. When the
    appellate court determined the defendant’s contractual interpretation was proper, repayment of
    the agreed-upon amount in dispute was ordered. 
    Id. at 660.
    Likewise, the Lucke v. Kimball
    decision involved a jury finding of the value of a partnership interest at dissolution and possesses
    no relation whatsoever to a disgorgement remedy. No. 13-01-362-CV, 
    2004 WL 102830
    , at *8
    (Tex. App.—Corpus Christi 2004, pet. denied) (mem. op.).
    12
    protect relationships of trust by discouraging disloyalty.” Hsin-Chi-Su v. Vantage
    Drilling Co., No. 14-14-00461-CV, 
    2015 WL 4249265
    , at *10 (Tex. App.—
    Houston [14th Dist.] July 14, 2015, no pet. h.). While Appellees had at one time
    asserted breach of fiduciary duty causes of action against various defendants in this
    case (most of whom are no longer parties herein), Appellees non-suited their
    fiduciary duty cause action while the parties’ competing motions for summary
    judgment were pending. (8CR3940-43, 4236-39). Thus, Appellees eliminated the
    one claim pursuant to which disgorgement was an available remedy. Without a
    favorable finding on the merits regarding the claim that gives rise to a
    disgorgement remedy, Appellees cannot be awarded this relief. See Burrow v.
    Arce, 
    997 S.W.2d 229
    , 239-40 (Tex. 1999) (determination of “clear and serious
    violation of [fiduciary] duty” necessary for disgorgement of fees paid to attorney).
    Moreover, disgorgement is designed to “protect relationships of trust from an
    agent’s disloyalty or other misconduct”—a consideration not present in this case.5
    See 
    id. Finally, Appellees’
    contention regarding the alleged waiver of the
    disgorgement appeal issue cannot stand, as a trial court cannot properly grant
    5
    Likewise, in the present case, the benefit received by Appellees, both specific to the fees
    themselves (such as the 36 free rounds of golf available each year for WBPOA members and
    Appellees’ use of credits provided in connection with the food and beverage assessments) and
    general to the White Bluff community, in connection with the amounts paid to the WBPOA is a
    material consideration that is no way addressed by the proposed blanket disgorgement remedy.
    (7CR3773, 3781-82).
    13
    summary judgment on a legally insufficient ground (such as disgorgement remedy
    unavailable in a declaratory judgment action). See Yalamanchili v. Mousa, 
    316 S.W.3d 33
    , 40 (Tex. App.—Houston 2010, pet. denied). Moreover, Appellees fail
    to mention that they did not even put the sums to be disgorged at issue until after
    their summary judgment motion had been granted—an issue that was raised in and
    addressed by Appellants’ summary judgment response. (8CR3963). At that point
    the disgorgement issue was briefed by both sides.
    III.   The venue evidence submitted by Appellees remains incompetent, and
    Appellees have not established that Hidalgo County was even the proper
    venue for this action.
    Despite Appellees’ best efforts, they cannot overcome the deficiencies in
    their venue proof. Appellees’ contention that Appellants somehow failed to
    specifically deny venue facts is not supported by the record. But even considering
    the evidence Appellees presented, they failed their burden to establish venue in
    Hidalgo County.
    A.    Appellants properly challenged all venue facts.
    In their Brief, Appellees first attack Appellant’s venue argument by
    contending that Appellants failed to specifically deny the claim that prospective
    property purchasers were contacted via phone calls from Double Diamond.
    Appellees’ Br. at 21. Appellants then contend that the failure to deny a specifically
    alleged venue fact relieves them of providing prima facie proof of that venue fact
    14
    and establishes venue in Hidalgo County. 
    Id. However, in
    paragraph 3 of the
    Affidavit of Stephen Miller attached to Defendants’ Reply in Support of Motion to
    Transfer Venue, Miller specifically states that “Double Diamond has never
    directed marketing efforts at Hidalgo County for the purpose of soliciting new
    property owners from Hidalgo County.” (3CR1654).
    Likewise, the venue reply briefing points out that Appellees offer no
    evidence of being the recipients of any false statements via mailers, phone calls, or
    presentations in connection with their decision to purchase property at White Bluff.
    (3CR1637-41). Because the Court can consider the totality—including reply
    briefing—of the “allegations regarding venue in determining whether or not [the
    defendant] has specifically denied the venue facts,” Appellants’ denial of the
    claims about pre-purchase contacts with Hidalgo County residents requires
    Appellees to provide prima facie proof of these alleged contacts. See In re Socorro
    Ind. Sch. Dist., No. 13-09-00500-CV, 
    2010 WL 1138451
    , at *4 (Tex. App.—
    Corpus Christi-Edinburg March 22, 2010, no pet.) (considering the denial of venue
    facts contained in reply briefing when determining whether the defendant had
    made a specific denial of the venue facts pled by the plaintiff and ultimately
    granting mandamus on the basis of the plaintiff’s failure to establish venue).
    15
    B.     Appellees’ venue evidence was woefully deficient.
    As set forth in careful detail in Appellants’ Brief, Appellees utterly failed to
    offer admissible evidence providing prima facie proof that venue is proper in
    Hidalgo County. See Appellants’ Br. at 19-30. The only evidence Appellees put
    before the court was their own self-serving answers to interrogatories and
    responses to requests for admissions, supposedly “proved up” by their attorney
    Lynda Weaver. (2CR161-1567). But neither plaintiffs’ answers to interrogatories
    nor their responses to admissions served on them constitute admissible evidence.
    Under Texas Rule of Civil Procedure 197.3, “answers to interrogatories may
    be used only against the responding party”—not by the responding party. See also
    Crooks v. Moses, 
    138 S.W.3d 629
    , 641 (Tex. App.—Dallas 2004, no pet.) (holding
    that it was improper for a party to utilize its own interrogatory responses to defeat
    summary judgment, even if the other side did not object to such use). Similarly,
    requests for admissions are to be utilized against, not for, the specific party
    responding to the requests. See TEX. R. CIV. P. 198.3 (“A matter admitted under
    this rule is conclusively established as to the party making the admission . . . .”);
    see also Bleeker v. Villarreal, 
    941 S.W.2d 163
    , 168 (Tex. App.—Corpus Christi
    1996, writ dism’d by agreem’t).
    Appellees cite to Texas Rule of Civil Procedure 88 in an effort to undermine
    the limitations on the use of interrogatories and requests for admissions set forth in
    16
    Rules 197.3 and 198.3 and Texas case law. See Appellees’ Br. at 23-24. However,
    as Appellees’ Brief hints and a review of the case law associated with this Rule
    establishes, there is nothing that indicates Rule 88 in any way authorizes the use of
    otherwise incompetent evidence in connection with a venue dispute or in any way
    trumps Rules 197.3 and 198.3. Moreover, the purpose of this Rule “is to enable the
    parties to proceed with preparation for trial on the merits, promptly and
    unhampered, so that the plea of privilege will not delay final disposition of the
    suit.” Newman Oil Co. v. Alkek, 
    585 S.W.2d 340
    , 341 (Tex. App.—Dallas 1979, no
    writ). There is simply no support for the proposition that the intent of this rule is to
    allow the Court to consider otherwise inadmissible evidence when making a venue
    determination.
    In addition to Appellees’ illegitimate effort to rely upon their own written
    discovery responses to establish venue, this purported evidence from Appellees is
    also inadmissible. In her Affidavit seeking to “prove up” plaintiffs’ venue
    evidence, Lynda Weaver in no way testifies that she possesses personal knowledge
    of the alleged facts stated in her clients’ discovery responses, only noting that she
    is attaching true and correct copies of her clients’ responses. (2CR1566). More
    importantly, her own clients’ verifications note that the “facts set forth” in their
    discovery answers—the only prima facie venue “evidence” offered by Appellees—
    “are within my personal knowledge or based on information and belief . . . .” (See,
    17
    e.g., 2CR171; see also 3CR1689-1711). There is no delineation which alleged
    venue facts are within the personal knowledge of Appellees and which are
    apparently based upon information and belief. (Id.). This, coupled with Appellees’
    improper attempt to rely on their own written discovery answers as venue
    evidence, can in no way satisfy the requirement that “[a]ffidavits shall be made on
    personal knowledge, [and] shall set forth specific facts as would be admissible in
    evidence.” See TEX. R. CIV. P. 87(3)(a).
    C.    Even considering Appellees’ evidence, they failed to establish
    venue in Hidalgo County.
    Even when the incompetent evidence on which Appellees attempt to rely is
    considered, venue has not been established in Hidalgo County. The causes of
    action at issue in this case arise from Appellees’ decision to purchase lots in the
    White Bluff community, the alleged misrepresentations made to them (or
    disclosures withheld from them) in the context of that purchase decision, and the
    effect of making that purchase decision (such as the fees and assessments
    associated with owning a lot). Looking at the discovery answers submitted by the
    Appellees in this case (which have previously been detailed on pages 28 and 29 of
    Appellant’s Brief), not one of the Appellees makes a specific factual claim
    providing a nexus between his or her own purchase decision and representations or
    actions directed by defendants to Hidalgo County. Despite this reality, in their own
    Brief, Appellees claim that “Double Diamond unquestionably targeted” plaintiffs
    18
    in Hidalgo County and “actively recruited the Plaintiffs in Hidalgo County.”
    Appellees’ Br. at 25-26.
    In fact, what Appellees’ purported evidence shows is that they were
    contacted by Appellants after the purchase decision giving rise to the claims made
    herein and asked to solicit other potential buyers. See Appellants’ Br. at 27-29.
    Even if true, such a fact has absolutely no nexus to the property purchase
    transaction presently in dispute and seems to potentially relate more to the
    purchase decisions of unknown third parties. This is the reason Appellees literally
    offer no case law support in connection with this venue argument centered upon
    post-purchase contact between themselves and defendants.
    Somewhat amusingly, on page 27 of their Brief, Appellees even cite to
    Appellants’ own venue evidence showing that the Hidalgo County-based contact
    between plaintiffs and defendants occurred after their purchase decision.
    Appellees’ Br. at 27. Here, Appellees mischaracterize the minor pre-purchase
    contact between the parties in Hidalgo County, omitting the statement from
    Stephen Miller’s affidavit that the letters sent to prospective purchasers who had
    already agreed to tour White Bluff “simply confirm[ed] the time and date of the
    scheduled tour.” (3CR1654). Again, such evidence completely fails to establish a
    connection between the property purchase decision and related events giving rise
    to the causes of action and Hidalgo County.
    19
    Appellees move forward to contend that the damages were “felt” in Hidalgo
    County when Appellees were required to pay the challenged fees and assessments
    from their homes there. Appellees’ Br. at 28. While Appellees again cite no case
    law for this proposition, the reality is that Appellees undertook the obligation to
    pay such fees and assessments upon purchasing a lot while in Hill County, not
    upon any actions undertaken in Hidalgo County. See TEX. CIV. PRAC. & REM.
    CODE § 15.006 (“A court shall determine the venue of a suit based on the facts
    existing at the time the cause of action that is the basis of the suit accrued.”); see
    also In re Socorro, 
    2010 WL 1138451
    , at *2. Particularly where Appellees are
    seeking to uphold a declaratory judgment finding that the fees and assessments
    were per se invalid (in addition to their other misrepresentation and transaction-
    based claims), the present causes of action accrued at the point of purchase, not at
    some later time. Again, prima facie evidence supporting Hidalgo County as the
    proper venue is lacking.
    Finally, again without citing any case law, Appellees make an extensive
    argument that defendants’ alleged “failures to disclose” various matters related to
    the purchase transaction establishes venue in Hidalgo County. Appellees’ Br. at
    30-34. Among other non-disclosure allegations, Appellees claim that defendants
    did not disclose the “assessment scheme,” did not disclose that lot owners pay
    assessments to maintain property not owned by the WBPOA, did not disclose the
    20
    amounts of fees and assessments, and made conflicting statements about the
    assessments and that Appellees were handed a large stack of paperwork at the time
    of sale and were subject to high pressure sales tactics. (Id.). However, to the extent
    such wrongdoing occurred (and Appellants entirely deny it did), it occurred in Hill
    County during the sales presentations or at the point of sale. Inherently, a failure to
    disclose argument is premised upon non-disclosures and inaction that took place
    prior to the plaintiffs’ decision to purchase at White Bluff—made in Hill County—
    and upon which plaintiffs relied when making their purchase decision. See TEX.
    CIV. PRAC. & REM. CODE § 15.006; see also Head v. U.S. Inspect DFW, Inc., 
    159 S.W.3d 731
    , 744 (Tex. App.—Fort Worth 2005, no pet.) (the elements of a failure
    to disclose under the DTPA include a failure to disclose information, the
    information being known at the time of the transaction, the failure to disclose being
    intended to induce the purchaser into a transaction, and the purchaser would not
    have entered into the transaction had the disclosure been made). Had no purchase
    been made in Hill County, there cannot be a failure to disclose allegation.
    In fact, plaintiffs’ own live pleading at the time of the venue hearing
    specifically identifies the issue to which Appellees’ later “discovery” of the alleged
    failures to disclose is relevant. In paragraph 46 of Plaintiffs’ Third Amended
    Petition, plaintiffs allege that “fraudulent concealment” by defendants tolled the
    running of the statutes of limitations against plaintiffs’ claims. (1Supp.CR70.)
    21
    However, fraudulent concealment is itself a defense to a statute of limitations
    affirmative defense, and is not an affirmative cause of action relevant to a venue
    analysis. See DiGrazia v. Old, 
    900 S.W.2d 499
    , 502-04 (Tex. App.—Texarkana
    1995, no writ) (detailing the nature of a fraudulent concealment defense).
    Finally, Appellees argue that, because they possessed seven days with which
    to back out of the lot purchase transaction in White Bluff, venue is appropriate in
    Hidalgo County (as the residence of plaintiffs). Appellees’ Br. at 33. That said,
    Appellees have cited to no evidence that any of them considered backing out of the
    purchase transaction in this seven-day period (while located in Hidalgo County or
    elsewhere). 
    Id. Appellees likewise
    offer no evidence that they were even in
    Hidalgo County at this time. 
    Id. This evidence
    is lacking because Appellees have
    raised this argument for the first time on appeal, and it has thus been waived.
    In summary, defendants specifically denied the venue facts pleaded by
    plaintiffs, and have demonstrated here and in their prior Brief that Hidalgo County
    is not a proper venue for this dispute and Dallas County is. Appellees not only rely
    entirely on inadmissible and incompetent evidence in this venue dispute, but their
    own arguments also establish that their causes of action did not accrue based on
    conduct occurring in Hidalgo County. As such, from its beginning, this case should
    have been heard in Dallas County (alongside the larger action already pending
    there).
    22
    CONCLUSION AND PRAYER
    For the foregoing reasons, the trial court erred when granting summary
    judgment against Appellants declaring that the WBPOA lacked the authority to
    impose and collect golf course maintenance fees and food and beverage
    assessments from Appellees, as well as ordering the disgorgement of any such fees
    collected by the WBPOA. Likewise, the trial court erred by denying Appellants’
    motion to transfer venue, and as such the judgment must be reversed. Appellants
    request that the Court reverse the final judgment in favor of Appellees and render
    the judgment that the trial court should have rendered—granting Appellants’
    motion for summary judgment and/or transferring this action to Dallas County.
    Alternatively, Appellants request that the Court remand this matter to the trial court
    on any outstanding issues yet to be heard. Finally, Appellants request that costs of
    this appeal be assessed against Appellees and that the Court grant Appellants any
    other and further relief to which they are justly entitled.
    Respectfully submitted,
    /s/ Brandy Wingate Voss
    Brandy Wingate Voss
    State Bar No. 24037046
    SMITH LAW GROUP, P.C.
    820 E. Hackberry Ave.
    McAllen, TX 78501
    (956) 683-6330 (Telephone)
    (956) 225-0406 (Facsimile)
    brandy@appealsplus.com
    23
    John D. Sloan, Jr.
    State Bar No. 00792080
    Douglas W. Lukasik
    State Bar No. 24046326
    Abigail Mathews
    State Bar No. 24013114
    SLOAN MATNEY, LLP
    3838 Oak Lawn, Suite 1200
    Dallas, Texas 75219
    Sloan Telephone: (214) 253-0101
    Lukasik Telephone: (214) 253-0103
    Mathews Telephone: (213) 253-0105
    Facsimile: (214) 237-5474
    jsloan@sloanmatney.com
    dlukasik@sloanmatney.com
    amathews@sloanmatney.com
    Chris Franz
    State Bar No. 00792514
    Gil Peralez
    State Bar No. 00791426
    PERALEZ FRANZ LAW
    1416 Dove Avenue
    McAllen, Texas 78504
    Telephone: (956) 682-3660
    Facsimile: (956) 682-3848
    ccf@peralezfranzlaw.com
    gpp@peralezfranzlaw.com
    Counsel for Appellants Double Diamond
    Delaware, Inc., Double Diamond, Inc.,
    White Bluff Club Corp., National Resort
    Management Co., R. Michael Ward, and
    Fred Curran
    /s/ Shawn Long with permission by Brandy
    Wingate Voss
    Richard A. Sayles
    State Bar. No. 17697500
    Shawn Long
    24
    State Bar No. 24047859
    Darren Nicholson
    State Bar No. 24032789
    SAYLES WERBNER
    4400 Renaissance Tower
    1201 Elm Street
    Dallas, Texas 75270
    Telephone: (214) 939-8700
    Facsimile: (214) 939-8787
    dsayles@swtriallaw.com
    slong@swtriallaw.com
    dnicholson@swtriallaw.com
    Mike Mills
    ATLAS & HALL, L.L.P.
    818 Pecan Blvd.
    P.O. Box 3725
    McAllen, Texas 78502-3725
    Telephone: (956) 682-5501
    Facsimile: (956) 686-6109
    mkmills@atlashall.com
    Counsel for Appellant White Bluff Property
    Owners Association, Inc.
    CERTIFICATE OF COMPLIANCE
    This document complies with the typeface requirements of Texas Rule of
    Appellate Procedure 9.4(e) because it has been prepared in a conventional typeface
    no smaller than 14-point for text and 12-point for footnotes. This document also
    complies with the word-count limitations of Rule 9.4(i), if applicable, because it
    contains 5,643 words, excluding any parts exempted by Rule 9.4(i)(1).
    /s/ Brandy Wingate Voss
    Brandy Wingate Voss
    25
    CERTIFICATE OF SERVICE
    On July 31, 2015, in compliance with Texas Rule of Appellate Procedure 9.5
    or Local Rule 3(c), I served this document on the following counsel of record by e-
    service, e-mail, and/or first-class United States mail:
    Thad D. Spalding                               Lynda Lee Weaver
    F. Leighton Durham                             LAW OFFICES OF LYNDA LEE WEAVER
    KELLY, DURHAM & PITTARD, LLP                   3500 Maple Avenue, Suite 900
    P.O. Box 224626                                Dallas, Texas 75219
    Dallas, Texas 75222                            Email: llw@llweaverlaw.com
    Email: tspalding@texasappeals.com
    Martin E. Rose                                 Barbara T. Hale
    Christopher M. McDowell                        BLANSCET, HOOPER & HALE, LLP
    ROSE WALKER, LLP                               14285 Midway Road, Suite 400
    3500 Maple Avenue, Suite 900                   Addison, Texas 75001
    Dallas, Texas 75219                            Email: bhale@metrocrestlaw.com
    Email: cmcdowell@rosewalker.com
    Preston Henrichson
    LAW OFFICES OF PRESTON
    HENRICHSON, P.C.
    222 West Cano
    Edinburg, Texas 78539
    Email: preston@henrichsonlaw.com
    /s/ Brandy Wingate Voss
    Brandy Wingate Voss
    26