1443 Chapin Street, Lp v. Pnc Bank, National Association

CourtDistrict Court, District of Columbia
DecidedJune 21, 2010
DocketCivil Action No. 2008-1532
StatusPublished

This text of 1443 Chapin Street, Lp v. Pnc Bank, National Association (1443 Chapin Street, Lp v. Pnc Bank, National Association) is published on Counsel Stack Legal Research, covering District Court, District of Columbia primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

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1443 Chapin Street, Lp v. Pnc Bank, National Association, (D.D.C. 2010).

Opinion

UNITED STATES DISTRICT COURT FOR THE DISTRICT OF COLUMBIA

1443 CHAPIN STREET, LP,

Plaintiff/Counter-Defendant

v.

PNC BANK, NATIONAL ASSOCIATION, Civil Action No. 08-1532 (CKK) Defendant/Counter- and Third-Party Plaintiff

STEVEN F. SCHWAT,

Third-Party Defendant.

MEMORANDUM OPINION (June 21, 2010)

Plaintiff, 1443 Chapin Street, LP, (“Chapin Street”), the owner and developer of a

condominium project in the District of Columbia, brings this case against Defendant, PNC Bank,

National Association (“PNC”). As set forth in the Complaint, Chapin Street alleges that it

entered into a construction loan agreement with PNC to provide construction financing for its

condominium project. According to Chapin Street, PNC breached the parties’ agreement when it

wrongfully stopped funding the project in the middle of construction. PNC disputes these claims,

arguing that Chapin Street was in default of the loan and that PNC properly withheld funding

under the terms of the parties’ agreement. PNC has filed a Counterclaim against Chapin Street

on the basis of Chapin Street’s alleged breach and seeks all monies allegedly owed by Chapin

Street under the parties’ contract. In addition, PNC has filed a Third-Party Complaint against Third-Party Defendant Steven F. Schwat, whom PNC asserts executed an absolute and

unconditional guaranty of payment for Chapin Street’s debts in connection with the loan

agreement, seeking to enforce the terms of Schwat’s guaranty.

Presently before the Court are two motions, both of which relate to PNC’s Third-Party

Complaint against Schwat. First, Third-Party Defendant Schwat has filed a [29] Motion to

Dismiss for Improper Venue or, in the Alternative, to Abstain Under the Colorado River Doctrine

(“Motion to Abstain”). Schwat’s Motion focuses solely on PNC’s Third-Party Complaint against

him; it does not address either Chapin Street’s Complaint or PNC’s Counterclaim against Chapin

Street. In response, PNC filed a [43] Motion for Sanctions Pursuant to Fed. R. Civ. P. 11 against

Schwat and his attorneys, which is also now pending before the Court. PNC asserts that Schwat

and his attorney should be sanctioned for filing the Motion to Abstain, which PNC contends is

frivolous, unsupported by law, and was filed for an improper purpose. The Court has throughly

considered the parties’ Motions and supporting briefing, applicable case law, and the entire

record of the case herein. For the reasons set forth below, the Court shall DENY WITHOUT

PREJUDICE Schwat’s [29] Motion to Dismiss for Improper Venue or, in the Alternative, to

Abstain Under the Colorado River Doctrine and shall DENY PNC’s [43] Motion for Sanctions

Pursuant to Fed. R. Civ. P. 11.

I. BACKGROUND

As discussed above, the above-captioned matter stems from a loan agreement entered into

between Chapin Street and PNC and which was guaranteed by Third-Party Defendant Schwat.

Chapin Street alleges that PNC breached the parties’ agreement when it wrongfully stopped

funding the project in the middle of construction. PNC counters that it rightfully withheld further

2 funding under the terms of the parties’ agreement and that Chapin Street had defaulted on the

loan. This dispute has fostered two separate civil actions — one in federal court and one in state

court. The first action was filed by PNC against Schwat on June 13, 2008, in the Circuit Court

for Baltimore County (the “Baltimore County Lawsuit”). The second is the instant action, filed

by Chapin Street against PNC on August 5, 2008. The Court briefly discusses both below.

A. The Baltimore County Lawsuit

PNC filed the Baltimore County Lawsuit on June 13, 2008. Schwat’s Mot. to Abstain,

Docket No. [29], at 2; PNC’s Mem. in Opp’n, Docket No. [32], at 3 & Ex. 2 (Baltimore County

Lawsuit docket sheet). On December 3, 2008, PNC filed a motion for summary judgment

arguing that it was entitled to payment on the guaranty. Schwat’s Mot. to Abstain at 2; PNC’s

Mem. in Opp’n at 4-5 & Ex. 6. PNC’s motion was denied by the Circuit Court on February 11,

2009. Schwat’s Mot. to Abstain at 2; PNC’s Mem. in Opp’n at 4-5 & Ex. 8. By that time, the

instant action had been filed and was pending before this Court. Given the pendency of this

litigation, PNC approached Schwat about the possibility of jointly stipulating to dismissal of the

Baltimore County Lawsuit without prejudice so that PNC’s claims against Schwat could be re-

brought as a third-party complaint in this Court. See PNC’s Mem. in Opp’n at 5 & Ex. 9. The

parties were unable to reach agreement on the issue, however, and PNC proceeded to file a

Motion to Dismiss its claims against Schwat without prejudice, which Motion was opposed by

Schwat. See Schwat’s Mot. to Abstain at 2-3; PNC’s Mem. in Opp’n at 5-6 & Exs. 10-11.

PNC’s Motion to Dismiss was also denied by the Circuit Court. PNC’s Mem. in Opp’n, Ex. 12.

A bench trial was subsequently held in February 2010, and the Court has been advised that the

post-trial briefs have been submitted and closing arguments have been (or will soon be)

3 completed. See Notice, Docket No. [47]. No final decision has yet been issued.

B. The Instant Lawsuit

Chapin Street initially filed this action in the Superior Court for the District of Columbia

on August 5, 2008. The case was subsequently removed to this Court by PNC on the basis of

diversity jurisdiction on September 3, 2008. See Notice of Removal, Docket No. [1]. As

discussed above, Chapin Street’s Complaint in this action alleges that it entered into a

construction loan agreement with PNC to provide construction financing for a condominium

project and that PNC breached that agreement when it wrongfully stopped funding the project in

the middle of construction. See id., Ex. A (“Complaint”). Shortly after the case was removed

and before discovery had yet commenced, PNC filed a Motion to Dismiss or for Summary

Judgment. See Docket No. [3]. Chapin Street opposed the Motion, arguing in relevant part that

it was entitled to discovery pursuant to Federal Rule of Civil Procedure 56(f). See Docket No.

[12]. By Memorandum Opinion and Order dated July 31, 2009, the Court granted Chapin

Street’s request for discovery and denied without prejudice PNC’s motion for summary

judgment. See Chapin Street v. PNC Bank, 258 F.R.D. 186 (D.D.C. 2009).

As required, PNC then filed its Answer to the Complaint. In addition, PNC

simultaneously filed a Counterclaim against Chapin Street for monies allegedly owed under the

parties’ contract and also filed a Third-Party Complaint against Schwat. See [24] Answer,

Counterclaim, and Third-Party Complaint. PNC asserts that Schwat executed an absolute and

unconditional guaranty of payment for Chapin Street’s debts in connection with the loan. See id.

The parties agree that the allegations at issue in PNC’s Third-Party Complaint are identical to

those at issue in the Baltimore County Lawsuit. See Am. Jt. Fed. R. Civ. P. 26(f) and LCvR

4 16.3(d) Report, Docket No. [25], at p.

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