Tammy M. J. Hong

Experience

Real Estate Transactions

• Los Angeles Int’l Airport (LAX) World Class Common Use Lounges– Represented the Los Angeles World Airports (LAWA), a department of the City of Los Angeles, in connection with a concession agreement for DBFOM (design, build finance operate maintain) of two world-class common use lounges.
• LAX Consolidated Rent-A-Car(ConRAC) – Represented the LAWA in connection with a complex, long-term, multi-party concessionaire agreements for operation at the ConRAC, consisting of approx. 5.3 million sq. ft. facility. The transaction was made more complex by the fact that the development was only in the planning stage.
• Ontario Int’l Airport (ONT) Transfer– Represented LAWA in connection with the transfer of the ONT from the City of Los Angeles to Ontario International Airport Authority, which involved 150+ parcels and related property interests, including, but not limited to, leases, easements, and water production rights.
• Beverly Boulevard, Los Angeles– Represented the property owner/lessor in a long-term ground lease of a retail property with 51,000 sq. ft. leasable area, encumbered with other leasehold interests.
• Office/Warehouse, Cerritos– Represented the buyer in acquisition of an appx. 43,000 sq. ft. multi-tenant, office/industrial use property, subject to pending entitlement process.
• Park One Acquisition– Represented LAWA in its acquisition of the current Park One parking facility located at LAX. This property was a former aerospace manufacturing facility operated by a Honeywell predecessor and was subject to RWQCB oversight in connection with the on-going investigation and clean-up. Purchase price was negotiated to reflect the environmental impact and ongoing remediation work. LAWA obtained Honeywell assurances in connection with the on-going remediation work, and a comfort letter from RWQCB to limit potential liability.

Real Estate Litigations

• Cypress-Southbay, LLC v. American Racing Equipment Company, Inc.– Represented the property owner/landlord in a breach of contract and cost recovery claims against the tenant who operated a plating shop and caused soil and groundwater contamination. The DTSC issued a no further action letter. The landlord achieved the complete clean-up of the property to “unrestricted future use” and recovered 100% of the incurred costs and fees (including attorney fees).
• Fredericks v. The Santa Rosa Cove Association– Represented a property owner whose access easement was interfered with by a homeowner association. This case involved an extensive research on the subject properties’ chain of title, originating from 1919, substantiated by a collection of historical documents, maps, and aerial photographs.
• Hummer Construction, Inc. v. Aidlin General Trust – Represented the property owner in quiet title, breach of contract, and fraud actions against contractors who fraudulently recorded mechanics’ liens on 31 parcels of land and sought to foreclose on such liens, while defending against a related action for breach of contract and fraud involving sale of 184 lots.
• Crown Enterprises, Inc. v. Bar V Bar, LLC – Represented a property owner in a trespass, nuisance, and quiet title action against a neighboring property owner, who claimed prescriptive easement.  Gained a significant advantage by securing a temporary restraining order against the trespasser.  Negotiated a settlement with a full indemnity.  Client also recovered past response costs and attorney’s fees and costs.  

Environmental Litigations

• Arconic, Inc. v. APC Investment Co. (Omega Chemical Superfund Site) – Representing a property owner and former operator against a CERCLA Sec. 113 contribution action involving a 4.5 mile long groundwater plume. The property owner/operator prevailed in a summary judgment motion. Plaintiffs appealed the judgment and this matter is currently before the Court of Appeal.
• Orange County Water District v. Sabic Innovative Plastics US, LLC – Represent a former property operator against HSAA, OCWD Act, and common law tort claims in this multi-party action. Resolved most of the claims through a series of dispositive motions. The Court of Appeal reversed the judgment as to a single cause of action with only a limited liability.
• ABW, LLC v. Ideal Uniform Rental Services, Inc.– Represented the new property owner in its action to recover response costs including the costs of investigation and cleaning up the environmental contamination caused by a former operator.

California Environmental Quality Act (“CEQA”) & Eminent Domain

• Save Our La Quinta Neighborhood v. City of La Quinta.– Represented an association of homeowners in a CEQA challenge against the proposed development of a water park project in a 4.7 acre area surrounded by residential neighborhoods.
• LAUSD v. Coochie, LLC – Represented LAUSD in an eminent domain action against a commercial property owner, who fraudulently transferred the subject property pending a third party sale.
• LACMTA – Crenshaw/LAX Transit Corridor Project– Represented the MTA in connection with the acquisition of approximately 12 acres of properties necessary for the Westside Maintenance Facility. The properties acquired were occupied by Dollar-Thrifty Rent a Car and a cold storage/food packaging business. This matter was marked by significant disparities in appraised real estate value and the loss of goodwill claims and added complexity of release form an underground storage tank.
• Alameda Corridor-East – Gateway to America Project – Represented the condemning agency for a large-scale railroad/roadway grade separation and grade crossing improvement project.
• LAUSD – South Region Elementary School No. 7– Represented LAUSD in acquisition of various residential and commercial properties and delivered clean title.

Employment Law/Director & Officer Defense

• Defends client employers and their directors and officers in connection with employment related actions.  Advise and counsel employers in a variety of employment law matters including, but not limited to, discrimination, disability accommodation, harassment, leaves of absences, unsafe workplace, wrongful termination, wage and hour claims, workers compensation, and employee handbook.   

Miscellaneous

• Brookside Investments, Ltd. v. City of El Monte– Represented the City of El Monte against an action by a mobilehome park owner, challenging the City’s enactment of rent control ordinance. The court granted the City’s motion for summary judgment. Plaintiff appealed the judgment, which was affirmed by the Court of Appeal.
• Environmental Investigation and Clean-up– Advise clients and guide consultants in investigation and clean up of contaminated properties under the oversight of regulatory agencies, such as RWQCB, and attain clean up goals.
• SCAP Funding – Obtained almost $900,000 State funding for a property owner and operator to remediate the harm or threat of harm to human health, safety, and the environment caused by existing or threatened surface or groundwater contamination.
• UST Cleanup Fund – Obtained reimbursements for property owners for cleanup of leaking USTs.
• Insurance Coverage– Obtained insurance coverages for losses and claims related to environmental contamination and property damage and secured defense and indemnity for cost recovery and contribution actions.

Honors & Recognition

• Super Lawyers, Rising Star 2013-2015