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3/5/2020 5:11 PM
Steven D. Grierson
CLERK OF THE COURT
1 ACOM
Cami M. Perkins (#7612)
2 Ryan T. O’Malley (#12461)
HOWARD & HOWARD ATTORNEYS PLLC
3 3800 Howard Hughes Pkwy., Ste. 1000
Las Vegas, NV 89169
4 Telephone: (702) 257-1483
Facsimile: (702) 567-1568
5 E-Mail: cmp@h2law.com; rto@h2law.com
7 DISTRICT COURT
CLARK COUNTY, NEVADA
8
BFE, LLC, a Nevada limited liability company; Case No.: A-19-805287-B
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Plaintiff, Dept. No.: XVI
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HOWARD & HOWARD ATTORNEYS PLLC
v.
11 CITY OF BOULDER CITY, a Nevada municipal FIRST AMENDED COMPLAINT
17 Plaintiff BFE, LLC, a Nevada limited liability company (“Plaintiff”), by and through its
18 undersigned counsel of record, hereby allege and complain against Defendant CITY OF
20 BOULDER CITY FIRE DEPARTMENT, a political subdivision of the State of Nevada (“BCFD”
23 1. Plaintiff is a Nevada limited liability company duly formed and validly existing in
24 the State of Nevada.
2 BUSINESS ENTITIES I through X. Plaintiff will request leave of this Court to amend this
3 Complaint to allege the true names and capacities of each fictitious defendant when Plaintiff
5 5. Plaintiff is informed and believes, and on that basis allege, that Defendants, and
6 each of them, in committing the acts and omissions alleged in this Complaint, acted as agents and
7 servants of the other Defendants, and acted within the scope of their authority as agents and
8 servants of the other Defendants, or, in the alternative, approved and ratified the acts and
10 6. This Court has jurisdiction over the instant dispute, and venue is proper in this
HOWARD & HOWARD ATTORNEYS PLLC
11 Court, because the dispute involves the interpretation of Nevada law as applied to a Nevada
12 business.
13 7. In addition, this Court has jurisdiction because Boulder City is a Nevada municipal
14 corporation and BCFD is a political subdivision of the State of Nevada. Defendants are also
15 conducting business in Nevada, has entered into contracts regarding business being conducted in
16 Nevada, and have availed itself of the benefit of Nevada’s laws and regulations.
17 GENERAL ALLEGATIONS
2 12. Section 7(c) of the Sublease provides that Plaintiff “may obtain aircraft fuel from
3 the Boulder City Airport fuel farm at the fuel farm’s cost, or from any other provider of aircraft
4 fuel at the lowest cost available, without any payment of any fee or surcharge to Sublandlord or
5 BFE, LLC.”
6 13. Prior to entering into the Sublease with Plaintiff, the Sublandlord had entered into
7 a lease with Defendant on April 1, 2016 for the Premises and additional property located at the
9 14. Exhibit C to the Master Lease provided “Permitted and Authorized Uses.” Section
10 II(C)(1) of Exhibit C authorizes Plaintiff to provide fuel dispensing services from mobile tenders
HOWARD & HOWARD ATTORNEYS PLLC
11 for dispensing fuel at aircraft parking/tie down locations. Section II(C)(4) of Exhibit C authorizes
12 Plaintiff to obtain fuel from Plaintiff’s fuel tanks so long as Plaintiff pays additional charges as
15 15. In accordance with Section II(C) of Exhibit C to the Master Lease, Plaintiff been
16 engaged in fueling and refueling services at its leased Premises for more than a decade, including
17 through the use of certain mobile fuel tankers, similar to countless other tenants at the Boulder
18 City Airport.
19 16. Around September of 2019, Plaintiff, in reliance upon its authorization to conduct
20 fueling and refueling activities under the Lease, purchased a new 10,000-gallon capacity fuel
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C. Defendants Arbitrarily Decided Plaintiff’s Tanker Violated
23 IFC Chapter 57 Section 5704.2.2
25 Fahnestock”), received a Warning Notice issued by BCFD and delivered by Brad Stasik (“Mr.
26 Stasik”), alleging non-compliance with certain codes, including inapplicable codes from third-
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1 party UL Standards, that pertain to the “permanent” storage and dispensing of Class 1 flammable
3 18. Upon delivery of the Notice, Mr. Stasik told Mr. Fahnestock that Plaintiff was
4 improperly storing fuel at the Property by using the Tanker as a “permanent” storage tank, in part
5 because it purportedly had no containment system (the “Meeting”). Mr. Fahnestock explained to
6 Mr. Stasik, the Tanker is state of the art and it is double walled and equipped with a complete
7 containment system as part of its safety features. Out of the approximately 10 other fuel trucks
8 at Boulder City Airport, no other mobile refueler has any secondary containment. Mr. Fahnestock
9 also explained the Tanker was not built for compliance with UL Standards’ codes and did not
10 need to comply with UL Standards’ codes because the Tanker is driven on roadways and complies
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12 19. Additionally, at the Meeting Mr. Stasik asserted that the Tanker was incapable of
13 fueling aircraft, to which Mr. Fahnestock replied that it is capable of refueling helicopters and
14 turbine powered aircraft and that the Tanker was specifically constructed for this purpose, is legal
15 in all of the United States and Canada for such purpose, and is legal and certified by the
17 20. Mr. Fahnestock also told Mr. Stasik at the Meeting that the Tanker is driven four
18 to five times per month into Las Vegas, Nevada where it is refueled at McCarran International
19 Airport in compliance with all of McCarran International Airport’s rules and regulations.
20 21. Mr. Stasik next stated that a containment system was required for fuel transfers
21 from the Tanker to trucks and Mr. Fahnestock then showed Mr. Stasik the portable curb system
23 22. All fuel deliveries that Boulder City and Boulder City Airport receive at the
24 Boulder City Airport fuel farm currently fail to meet the standards which Mr. Stasik was
25 referencing during the Meeting, all of which Plaintiff is already meeting, including the lack of a
26 fire suppression and containment system, double walled tanks, and the Airport does not currently
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1 23. Moreover, Boulder City’s fuel farm is woefully inadequate and fails to meet
3 24. On September 10, 2019, without any prior notice, Steve Walton, in his capacity as
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4 the acting Fire Chief for BCFD (“Mr. Walton”), entered onto the Property to conduct an
5 inspection of the Tanker without any of Plaintiff’s personnel present (the “Inspection”). Plaintiff
6 has no records of any inspections having been conducted at the Property for any of Plaintiff’s
8 25. The Notice demanded that Plaintiff remove the Tanker from the Property no later
9 than September 12, 2019. It originally referred to Chapter 57 of the 2012 International Fire Code
10 (“IFC”) and National Fire Protection Association 30-2012, each of which are extensive and
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11 voluminous codes, without citations to any specific provisions purported to be violated by the
12 presence of the Tanker at the Airport. Plaintiff made numerous requests to Mr. Walton and to the
13 Boulder City Attorney’s Office as well requesting clarification regarding the alleged violations.
14 26. Not until September 13, 2019 did Mr. Stasik finally made specific reference to
15 Chapter 57 Section 5704.2.2 of the IFC, which reads, “Tank cars and tank vehicles shall not be
19 27. On September 13, 2019, Mr. Stasik also required Plaintiff to apply for a
20 construction permit to use the Tanker pursuant to IFC Chapter 1 Section 105, which requires
21 construction permits “To install, construct or alter tank vehicles, equipment, tanks, plants,
22 terminals, wells, fuel dispensing stations, refineries, distilleries and similar facilities where
23 flammable and combustible liquids are produced, processed, transported, stored, dispensed and
24 used.”
25 28. Plaintiff purchased the Tanker fully constructed and did not alter it in any way so
26 it was unclear to Plaintiff how or why Defendant was requiring Plaintiff to apply for this
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Mr. Walton has also worked as a flight instructor for one of Plaintiff’s subtenants in Plaintiff’s hangar.
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1 “construction” permit. The construction permit was not designed for a fuel trailer permit and the
2 fee schedule listed permit price should be $3,500, but Boulder City reduced it to $325 without
3 reason.
4 29. Nevertheless, to appease Defendants and continue its business operations without
5 delay and without the need for court intervention, Plaintiff submitted the construction permit
8 application (although this decision was withheld from Plaintiff until October 17, 2019).
11 31. Plaintiff’s ability to provide fuel to itself, its subtenants, and others puts Plaintiff
13 32. Based upon information and belief, Defendants are arbitrarily, selectively, and
14 improperly enforcing fire codes against Plaintiff for improper financial gain.
15 33. Plaintiff has used mobile fuel tankers similar to the Tanker for decades at Boulder
16 City Airport without Defendants attempting to prevent such use pursuant to IFC Chapter 57
18 34. Other tenants at the Boulder City Airport continue to use mobile fuel tankers
19 similar to the Tanker without Defendants attempting to prevent such use pursuant to IFC Chapter
21 35. Exhibit C to the Master Lease expressly authorizes Plaintiff to use the Tanker.
22 36. Defendants arbitrarily decided Plaintiff’s Tanker violated IFC Chapter 57 Section
23 5704.2.2 in order to force Plaintiff to purchase fuel from Boulder City’s fuel farm and prevent
25 37. Defendants arbitrarily required Plaintiff to apply for a construction permit to use
26 the Tanker that Plaintiff purchased fully constructed pursuant to IFC Chapter 1 Section 105, and
27 then denied Plaintiff’s application for the construction permit, in order to force Plaintiff to
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1 purchase fuel from Boulder City’s fuel farm and prevent Plaintiff from providing fuel to any other
3 38. Plaintiff’s right to self-fuel is further protected by 49 USC 47101, which provides
4 that airport sponsors that have accepted federal funds under the Airport Improvement Plan are
5 contractually obligated to take certain actions in running the airport (“Grant Assurances”),
6 including allowing an aircraft owner to provide fuel for his or her own airplane and not imposing
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of this Complaint as though fully set forth herein.
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40. There is a justiciable controversy between Plaintiff and Defendants relating to
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whether Plaintiff’s Tanker is a “storage tank” pursuant to Boulder City Fire Code Chapter 57
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Section 5704.2.2.
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41. A declaration of the rights, responsibilities, and obligations of Plaintiff and
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Defendants is essential to determine their respective obligations in connection with the above-
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mentioned issue.
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42. Plaintiff requests the Court to declare that Plaintiff’s Tanker is not a “storage tank”
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pursuant to IFC Chapter 57 Section 5704.2.2 because:
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a. The Tanker is mobile and is moved on approximately a weekly basis;
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b. The Tanker will remain mobile at all times and will remain in compliance with
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all highway standards and standards imposed by McCarran International
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Airport for refueling at their stations;
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c. The Tanker is not parked permanently on the Property in lieu of properly
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constructing a permanent storage tank;
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d. The Tanker is a portable/mobile tender comparable to all other refueling
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equipment without any requirement for inspections, special permits, or other
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1 special qualification;
2 e. Exhibit C to the Master Lease expressly authorizes Plaintiff to use the Tanker;
3 f. Defendants cannot impose rules that are so onerous as to effectively deny self-
7 43. As a direct result of the aforementioned conduct on the part of Defendants, Plaintiff
8 has been forced to retain the services of the undersigned counsel to pursue this matter and are thus
9 entitled to an award of their reasonable attorneys’ fees and costs associated herewith.
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1 THIRD CLAIM FOR RELIEF
2 (Permanent Injunctive)
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48. Plaintiff repeats, realleges, and incorporates by reference the preceding paragraphs
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of this Complaint as though fully set forth herein.
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49. As set forth above, Defendants’ application of IFC Chapter 57 Section 5704.2.2
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and IFC Chapter 1 Section 105 to Plaintiff’s Tanker was unlawful, clearly erroneous, arbitrary,
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and capricious.
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50. As a result of Defendants’ unlawful, clearly erroneous, arbitrary, and capricious
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application of IFC Chapter 57 Section 5704.2.2 and IFC Chapter 1 Section 105 to Plaintiff’s
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Tanker, Plaintiff has suffered and continues to suffer irreparable harm with no adequate remedy
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at law.
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51. Defendants will suffer no harm by allowing Plaintiff to use the Tanker to engage
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in fueling and refueling services at its leased Premises as it has for more than a decade with similar
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mobile fuel tankers and as countless other tenants at the Boulder City Airport continue to do.
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52. Plaintiff is likely to succeed on the merits in this litigation.
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53. The public interest favors Plaintiff because the actions and decisions of the
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government should comply with Nevada laws and regulations, should be free of any corruption,
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and should not be arbitrary and capricious.
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54. Plaintiff is entitled to permanent injunctive relief prohibiting and restraining
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Defendants from:
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a. Using IFC Chapter 57 Section 5704.2.2 as a pretext to prevent Plaintiff from
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using the Tanker to self-fuel;
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b. Using IFC Chapter 1 Section 105 as a pretext to require Plaintiff to obtain a
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construction permit for the Tanker despite the fact that Plaintiff purchased the
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Tanker fully constructed and has not made any alterations to the Tanker.
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55. As a direct result of the aforementioned conduct on the part of Defendants, Plaintiff
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has been forced to retain the services of the undersigned counsel to pursue this matter and are thus
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1 entitled to an award of their reasonable attorneys’ fees and costs associated herewith.
6 57. Defendants have failed to perform an act which the law compels them to perform:
7 allow Plaintiff to use the Tanker for self-fueling.
8 58. There is no plain, speedy, and adequate remedy in the ordinary course of law to
9 correct Defendants’ failure to perform the acts required by law.
10 59. Plaintiff therefore petitions this Court to issue a writ of mandamus to Defendants
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16 61. At all times relevant herein, Defendants were aware of IFC Chapter 57 Section
17 5704.2.2 and IFC Chapter 1 Section 105.
18 62. At all times relevant herein, Defendants were aware that Plaintiff, in accordance
19 with Section II(C) of Exhibit C to the Master Lease, had been engaged in fueling and refueling
20 services at its leased Premises for more than a decade, including through the use of certain mobile
21 fuel tankers, similar to countless other tenants at the Boulder City Airport.
22 63. At no time prior to prior to Plaintiff’s purchase and use of the Tanker did
23 Defendants attempt to restrict Plaintiff’s fueling and refueling services at its leased Premises,
24 including through the use of certain mobile fuel tankers similar to the Tanker.
25 64. Based on Defendants allowing Plaintiff to engage in fueling and refueling services
26 at its leased Premises for decades, including through the use of certain mobile fuel tankers similar
27 to the Tanker, and Defendants allowing countless other tenants at the Boulder City Airport to do
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1 the same, Plaintiff had a right to believe Defendants intended to allow Plaintiff to engage in
2 fueling and refueling services at its leased Premises, including through the use of the Tanker.
3 65. Plaintiff did not know that IFC Chapter 57 Section 5704.2.2 or IFC Chapter 1
4 Section 105 could prevent Plaintiff’s use of the Tanker to engage in fueling and refueling services
10 has been damaged in a substantial sum in excess of $15,000.00, the exact amount of which will
HOWARD & HOWARD ATTORNEYS PLLC
12 69. As a direct result of the aforementioned conduct on the part of Defendants, Plaintiff
13 has been forced to retain the services of the undersigned counsel to defend and prosecute this
14 matter and is thus entitled to an award of their reasonable attorneys’ fees and costs associated
20 71. Prospective contractual relationships exist between Plaintiff and its subtenants for
21 Plaintiff to provide fueling services to its subtenants using the Tanker.
22 72. Defendants knew of the prospective contractual relationships between Plaintiff and
23 its subtenants.
27 74. Defendants had no justification to prevent Plaintiff from using the Tanker to
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1 provide fuel to its subtenants.
6 has been damaged in a substantial sum in excess of $15,000.00, the exact amount of which will
8 78. As a direct result of the aforementioned conduct on the part of Defendants, Plaintiff
9 has been forced to retain the services of the undersigned counsel to defend and prosecute this
10 matter and is thus entitled to an award of their reasonable attorneys’ fees and costs associated
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16 80. Plaintiff and Boulder City are parties to the Master Lease because Plaintiff entered
17 into the Sublease and Boulder City entered into the Consent for Sublease which provides that
18 Plaintiff “shall use the Premises…for any use allowed by the Master Lease and governing
19 laws…”.
20 81. Exhibit C to the Master Lease authorizes Plaintiff to provide fuel dispensing
21 services from mobile tenders.
22 82. Plaintiff entering into the Sublease and agreeing to use the Premises for any use
23 allowed by the Master Lease and governing laws which was supported by valuable consideration
25 83. Plaintiff performed all conditions, covenants and promises required of it under the
26 Sublease and Master Lease, except to the extent that such performance was prevented, excused,
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1 84. Defendant Boulder City breached its obligations under the Sublease and Master
2 Lease by, inter alia, preventing Plaintiff from using the Tanker to provide fuel dispensing services
5 has been damaged in a substantial sum in excess of $15,000.00, the exact amount of which will
7 86. As a direct result of the aforementioned conduct on the part of Defendants, Plaintiff
8 has been forced to retain the services of the undersigned counsel to defend and prosecute this
9 matter and is thus entitled to an award of their reasonable attorneys’ fees and costs associated
11 PRAYER
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th
1 Dated this 5 day of March, 2020.
3 /s/Cami M. Perkins
By: ___________________________________
4 Cami M. Perkins (#7612)
Ryan T. O’Malley (#12461)
5 3800 Howard Hughes Pkwy., Ste. 1000
Las Vegas, NV 89169
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Attorneys for Plaintiff
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4841-9555-5510, v. 1
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