Albritton v. Albritton Prop. Assocs., Ltd. P'ship

2021 NCBC 34
North Carolina Business Court·Decided June 7, 2021·No. 19-CVS-47·Published

Opinion

Albritton v. Albritton Prop. Assocs., Ltd. P’ship, 2021 NCBC 34.

STATE OF NORTH CAROLINA IN THE GENERAL COURT OF JUSTICE GREENE COUNTY SUPERIOR COURT DIVISION 19 CVS 47

CHARLES BRADFORD ALBRITTON and RYAN BATCHELOR ALBRITTON, CO- EXECUTORS OF THE ESTATE OF CHARLES HOPKINS ALBRITTON, III,

Plaintiffs,

v.

ALBRITTON PROPERTY ASSOCIATES, LIMITED PARTNERSHIP; BILLE J. ORDER AND OPINION ON BILLE ALBRITTON; WILLIAM DAVID AND BILLE ENTITIES’ MOTION FOR ALBRITTON; and DEBORAH A. PARTIAL SUMMARY JUDGMENT AS KATKAVECK, TO (I) CLAIMS BY BILLE AND BILLE Defendants. ENTITIES AGAINST DAVID, DEBORAH, AND ARG AND (II)

TAG, INC., CARE CENTER OF CERTAIN AFFIRMATIVE DEFENSES TENNESSEE, INC., THE RAISED BY DAVID, DEBORAH, AND ALBRITTON COMPANY, INC. and EASTERN RETIREMENT ARG CENTERS, INC.

Additional Defendants,

v.

WILLIAM DAVID ALBRITTON, DEBORAH A. KATKAVECK, and ALBRITTON REALTY GROUP, L.L.C., Cross-Claim Defendants.

THIS MATTER comes before the Court on Defendants Bille J. Albritton (“Bille”), Care Center of Tennessee, Inc. (“Care Center”), The Albritton Company, Inc. (“TAC”), and Eastern Retirement Centers, Inc.’s (“ERC”) (collectively referred to as the “Movants”) Motion for Partial Summary Judgment as to (I) Claims by Bille and

Bille Entities1 against William David Albritton (“David”), Deborah A. Katkaveck (“Deborah”), and Albritton Realty Group, L.L.C. (“ARG”), and (II) Certain Affirmative Defenses of David, Deborah, and ARG. (“Motion,” ECF No. 129.) Movants filed evidentiary materials in support of the Motion (“Movants’ Evidence,” ECF No. 130.1– .33), and a Memorandum in Support of the Motion (“Mem. in Supp.,” ECF No. 131). David, Deborah, and ARG 2 (collectively, for purposes of deciding this Motion, these parties are referred to as “Defendants”) filed a Response in Opposition to the motion for summary judgment (“Response in Opposition,” ECF No. 140), and certain evidentiary materials in opposition to the Motion. (“Defendants’ Evidence,” ECF No. 140.1–.3.) Movants subsequently filed a reply in support of the Motion. (ECF No. 148.)

THE COURT has thoroughly reviewed the Motion, Movants’ Evidence, Defendants’ Evidence, the briefs in support of and in opposition to the Motion, the applicable law, and other appropriate matters of record and CONCLUDES that the Motion should be GRANTED, in part, and DENIED, in part, as set forth below. I. INTRODUCTION 1. This case arises out of disputes between Bille and her children, David and Deborah, over the operations and management of Defendant Albritton Property

1 Collectively, Movants and Defendant Tag, Inc. (“Tag”) are referred to as the “Bille Entities.”

However, Bille and the Bille Entities represent that they do not seek summary judgment as to any claims involving Tag.

2 ARG is a North Carolina limited liability company organized on or about October 1998. ARG is owned by its member managers, David and Deborah. (ECF No. 38, at ¶ 13.)

Associates Limited Partnership (“APALP”) and the Bille Entities. Bille, David, and Deborah are partners in APALP. APALP has operated Care Center, TAC, ERC, and Tag since the mid-1990s.

2. From 1996 until October 2018, Bille, David, Deborah, and Bille’s deceased son, Charles Bradford Albritton (“Charles”), acted as a management board for APALP. However, in or around 2004, Bille turned over the day-to-day management of APALP to David, Deborah, and Charles, and then to David and Deborah after Charles passed away. Bille subsequently stopped attending meetings of the management board and became significantly less involved in APALP’s operation of the Bille Entities. However, Bille, David, and Deborah sharply dispute whether, and when, Bille ceased active participation in the overall management of APALP and the Bille Entities. Movants claim that over a number of years up to and including 2018, and without her knowledge, David and Deborah breached their fiduciary duties to Bille and the Bille Entities by engaging in self-dealing and other mismanagement of the Bille Entities (the “Challenged Transactions”) and by making a transfer of $700,000 from TAC to Charles’s individually owned horse and saddle business (the “Saddle Transaction”).

3. On the other hand, David and Deborah contend, variously: that Bille participated in or approved of some of the Challenged Transactions and the Saddle Transaction; that Bille ceded complete authority and autonomy to David and Deborah to manage the Bille Entities; and that Bille told David and Deborah that she did not want to be informed about the details of the companies’ transactions because it was a source of stress to her. David and Deborah also claim that it was Bille’s intent, through the creation of APALP, to turn over ownership of the Bille Entities to David and Deborah, and that Bille was aware of and condoned the Challenged Transactions and the Saddle Transaction. II. FACTS A. Bille and the Bille Entities 4. Bille is over 90 years old. Bille is the mother of David, Deborah, and Charles. Charles passed away in January 2018.

5. It is undisputed that Bille is the 100% and sole owner of the Bille Entities. Since the 1990s, David has been the Chief Financial Officer and General Manager of the Care Center and ERC, the Chief Financial Officer of TAC, and the General Manager of Tag. (David Dep. (I), ECF No. 130.5, at pp. 12–13.) Deborah’s roles in the Bille Entities are less well-defined, and she played a much more limited part in managing APALP and the Bille Entities than David. (ECF No. 103.4, passim.)

6. Bille was also the owner of three pieces of commercial real property: (i)

the Belhaven Building, a commercial building which is rented to ERC; (ii) the Lowell Building, a commercial building which is rented to an independent operator; and (iii) the Hookerton Campus (collectively the “Three Properties”). (Verified Cross-Claim, ECF No. 11, at ¶¶ 16–17.)

B. APALP 7. In 1996, Bille formed APALP and contributed the Three Properties to the partnership. (Id.) Since that time, APALP has been the owner of the Three Properties. (Id. at ¶ 17.)

8. On or around August 1, 1996, Bille, David, Deborah, and Charles entered into an Agreement of Limited Partnership for APALP (“Partnership Agreement”). (ECF No. 11, at ¶ 19; Partnership Agreement, ECF No. 1, at Ex. B, .pdf pp. 15–49.) Bille disputes the authenticity of the written Partnership Agreement currently in this Court’s record, which was produced by David and Deborah during discovery. (EFC No. 11, at ¶ 21.) Nevertheless, the Partnership Agreement provides, in relevant part, as follows:

“General Partners” mean BILLE J. ALBRITTON, WILLIAM DAVID ALBRITTON, CHARLES H.

ALBRITTON, III, and DEBORAH A. KATKAVECK, and the persons who may be admitted to the Partnership as General Partners from time to time. The Partnership shall be managed by BILLE J. ALBRITTON during her lifetime or until she resigns or is unable or unwilling to serve (referred to hereinafter as the “Managing General Partner”).

When BILLE J. ALBRITTON is no longer serving as the Managing General Partner, the duties and obligations of the Managing General Partner shall be performed by the majority vote of the General Partners (with each General Partner having one vote), except as otherwise set forth in this Agreement.

...

When Bille J. Albritton is no longer serving as Managing General Partner, the General Partners may exercise all of the rights and powers of general partners as more particularly provided in the Act and in this Agreement, except the rights and powers set forth below, which shall only be performed by General Partners with the unanimous consent of all Partners:

...

Without obtaining the consent of all of the General and Limited Partners, the Managing General Partner shall not do any act in contravention of the Act. The Managing General Partners, and all General Partners, shall manage the Partnership always keeping in mind their fiduciary duties to all partners.

(ECF No. 1, at Ex. B, .pdf pp. 17–18, 31–32.)

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