A. Perry Designs & Builds, P.C. v. J. Paul Builders, LLC

CourtDistrict Court, D. Maryland
DecidedNovember 25, 2024
Docket1:23-cv-00828
StatusUnknown

This text of A. Perry Designs & Builds, P.C. v. J. Paul Builders, LLC (A. Perry Designs & Builds, P.C. v. J. Paul Builders, LLC) is published on Counsel Stack Legal Research, covering District Court, D. Maryland primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
A. Perry Designs & Builds, P.C. v. J. Paul Builders, LLC, (D. Md. 2024).

Opinion

IN THE UNITED STATES DISTRICT COURT FOR THE DISTRICT OF MARYLAND A. PERRY DESIGNS & BUILDS, P.C., Plaintiff, v. No. 23-cv-828-ABA

J. PAUL BUILDERS, LLC; LEVIN/BROWN ASSOCIATES, INC.; and CTLC, LLC trading as CTLC, INC., Defendants

MEMORANDUM OPINION This case arises out of a copyright dispute between Plaintiff A. Perry Designs & Builds, P.C. (“Perry” or “Plaintiff’), an architecture company that designs luxury homes, and Defendants J. Paul Builders, LLC (“J. Paul”), Levin/Brown Associates, Inc. (“Levin/Brown”), and CTLC, LLC trading as CTLC, Inc. (““CTLC”) (collectively, “Defendants”). Plaintiff asserts that, after providing architectural design services to Sandra and Michael Grier (the “Griers”) and registering the copyright in the proposed designs, Defendants infringed Perry’s copyright and unlawfully prepared infringing derivative works based on Perry’s protected designs. Defendants Levin/Brown and J. Paul have moved to dismiss Plaintiff’s Second Amended Complaint. For the reasons stated below, the motions are denied. 1. FACTUAL BACKGROUND At this stage, the Court “must accept as true all of the factual allegations contained in the complaint and draw all reasonable inferences in favor of the plaintiff.” King v. Rubenstein, 825 F.3d 206, 212 (4th Cir. 2016). Perry alleges as follows. Perry is an Illinois corporation “engaged in the business of designing luxury homes.” Second Am. Compl., ECF No. 62 (“Compl.”) ¥ 1. Around July 2, 2014, the Griers entered into a

contract (the “Arrisbrook/Griers Contract”) with Arrisbrook, LLC (“Arrisbrook”), a Maryland homebuilder. Id. ¶ 7. Neither the Griers nor Arrisbrook, LLC are parties in this case. In the contract, Arrisbrook agreed to provide design/build services to the Griers for their new home in Glenelg, Maryland, to be built on an approximately 38-acre lot (the “Grier Residence”). Id.; ECF No. 62-2 at 2. The Arrisbrook/Griers Contract identifies Perry as the “licensed architectural

firm” providing “architectural services” for the Grier Residence and defined Perry’s scope of work to include creating construction documents, drawings, and designs of the potential Grier Residence. Compl.¶ 8; ECF No. 62-2 at 2. Section 2.2 of the Arrisbrook/Griers Contract provides that Plaintiff’s fees for its architectural services were “5% of total actual fair market construction costs for all the work as included on the drawings (including options and alternates) including site work on the lot.” Compl. ¶ 11; ECF No. 62-2 at 3. Section 2.5 of the Arrisbrook/Griers Contract provides that Plaintiff would be “deemed the author and shall retain all common law, statutory and other reserved rights, including copyright,” and further specified that the Griers would “have no

license to use any of [Plaintiff]’s Documents.” ECF No. 62-2 at 3. It also provided that Plaintiffs’ “Documents (plans, designs, sketches, notes, all work product, etc.)” would not “convey” to the Griers until “payment of fees for [Plaintiff]’s services.” Id. Section 2.7 governs the dispute resolution procedure for any conflicts arising between Plaintiff and the Griers arising from the work covered by the Arrisbrook/Griers Contract, specifically providing that the parties must first attempt informal resolution, then mediation, then binding arbitration in Maryland under American Arbitration Association rules with fee shifting. Id. at 3-4. It further provided that “in the event litigation is initiated by either party, the sole and exclusive venue for litigation of any matter shall be the Circuit Court for Howard County, Maryland.” Id. Plaintiff, Arrisbrook, and the Griers executed the Arrisbrook/Griers Contract on July 3, 2014. Compl. ¶ 9; ECF No. 62-2 at 13. Plaintiff began its design services, and created an original design for the Grier Residence titled “Proposed Residence 15125 Devlin Drive, Glenelg,

Maryland 21737.” Compl. ¶ 13; ECF No. 62-3 at 3. Plaintiff registered the original design with the U.S. Register of Copyrights. Compl. ¶ 15; ECF No. 62-4 at 2-3 (application); ECF No. 62-3 (registration certificate). Sometime after the Arrisbrook/Griers Contract was executed, the Griers formed CTLC, allegedly “for the purpose of holding title to the property and to manage the development of the Cattail Overlook subdivision.” Compl. ¶ 17. In January 2019, after the Griers (and their entity, CTLC) allegedly failed to pay Perry’s fees, Perry “terminated its agreement with CTLC and the Griers.” Id. ¶¶ 18-19. The Griers then connected with another builder, J. Paul, and another architecture firm, Levin/Brown, to continue with the project. Id. ¶ 20. Contemporary correspondence indicates that the idea was that

Levin/Brown would “trac[e] the original plans, sections and elevations,” correct any “errors” in those documents, prepare some “alternative designs” in response to “numerous changes that the Grier’s [sic] wished to incorporate,” and otherwise serve as the architect for the project going forward. ECF No. 62-6 at 2. But apparently recognizing that it was being asked to pick up with the project using Perry’s designs, Levin/Brown insisted that it “receive a document from the Grier’s [sic] indicating that they will hold Levin/Brown harmless, indemnify and defend against any actions taken by [Plaintiff].” Id. at 3. Sandra Grier, as CEO of CTLC, signed a document entitled Agreement and Release (“Release Agreement”). ECF No. 62-8. That document purported to be entered “by and between” Perry and Levin/Brown. Id. at 2. But Perry did not sign the agreement, was not a party to it, and alleges it did not draft or have any knowledge of it, or authorize Ms. Grier to act on its behalf. Compl. ¶¶ 30-34. In the agreement, Ms. Grier (on behalf of CTLC, and purportedly on behalf of Perry) “authorize[d]” Levin/Brown to “use” Perry’s drawings, and “grant[ed] a one-time license to use [Perry’s] Drawings to create . . . Revised Drawings.” ECF No. 62-8 at 2. The agreement

also purports to release Levin/Brown from “any claims of intellectual property rights,” including any copyright that Perry “has to its Drawings relative to [Levin/Brown’s] use of the Drawings.” Id.1 In January 2020, CTLC entered into a contract for J. Paul to serve as general contractor to “complete the construction of the Grier Residence.” Compl. ¶ 20; ECF No. 62-5. In an addendum, Levin/Brown was officially hired as the new architect for the project. ECF No. 62-5 at 40. The addendum lists Perry as the “Initial Architect.” Id. CTLC also agreed to “indemnify and hold harmless [J. Paul] from any claim, damage or experience . . . arising out of a claim by [Perry]” that “use of” Perry’s drawings, including “as originally prepared” by Perry or

“modified” by J. Paul, would “violate[] any intellectual property rights of [Perry].” Id. at 64-65 (section 33 of agreement). Eventually, construction began on the Griers’ residence. See Compl. ¶¶ 40-41 & ECF No. 62-9 (satellite image showing a house that Perry alleges “embodies and/or incorporates, and therefore is copied from and substantially similar to Plaintiff’s copyrighted design”). Perry

1 The precise chronology with respect to the Release Agreement is not clear from the present record. Jay Brown of Levin/Brown wrote on November 19, 2019, stating that Levin/Brown would need a release from the Griers. ECF No. 62-6. The release that Perry has attached to the operative complaint bears an electronic signature from Sandra Grier dated October 17, 2019. ECF No. 62-8. The question of whether the release was executed before Mr. Brown’s email is not material to any of the present issues, however. alleges that in preparing the final plans for construction, Levin/Brown in fact “trace[d] Plaintiff’s copyrighted plans,” and that Levin/Brown and J. Paul (along with CTLC) made unauthorized “copies” of them. Compl. ¶¶ 22-24.

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A. Perry Designs & Builds, P.C. v. J. Paul Builders, LLC, Counsel Stack Legal Research, https://law.counselstack.com/opinion/a-perry-designs-builds-pc-v-j-paul-builders-llc-mdd-2024.