American Master Lease v. Idanta Partners CA2/7

CourtCalifornia Court of Appeal
DecidedFebruary 25, 2014
DocketB244689
StatusUnpublished

This text of American Master Lease v. Idanta Partners CA2/7 (American Master Lease v. Idanta Partners CA2/7) is published on Counsel Stack Legal Research, covering California Court of Appeal primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
American Master Lease v. Idanta Partners CA2/7, (Cal. Ct. App. 2014).

Opinion

Filed 2/25/14 American Master Lease v. Idanta Partners CA2/7 NOT TO BE PUBLISHED IN THE OFFICIAL REPORTS California Rules of Court, rule 8.1115(a), prohibits courts and parties from citing or relying on opinions not certified for publication or ordered published, except as specified by rule 8.1115(b). This opinion has not been certified for publication or ordered published for purposes of rule 8.1115.

IN THE COURT OF APPEAL OF THE STATE OF CALIFORNIA

SECOND APPELLATE DISTRICT

DIVISION SEVEN

AMERICAN MASTER LEASE LLC, B244689

Plaintiff and Respondent, (Los Angeles County Super. Ct. No. BC367987) v.

IDANTA PARTNERS, LTD. et al.,

Defendants and Appellants.

APPEAL from a judgment and an order of the Superior Court of Los Angeles County, Ramona G. See, Judge. Affirmed in part and reversed in part with directions. Lathrop & Gage, John Shaeffer, Jeffrey Grant and Emily Birdwhistell for Defendants and Appellants. Mayer Brown, Donald Falk; Mayer Brown, Neil M. Soltman and Germain D. Labat for Plaintiff and Respondent.

____________________ INTRODUCTION

Defendants Idanta Partners, Ltd., David J. Dunn, Steven B. Dunn, and the Dunn Family Trust appeal from a judgment on a jury verdict in favor of plaintiff American Master Lease LLC and from an order denying their motion for judgment notwithstanding the verdict. The jury found defendants liable for aiding and abetting breach of fiduciary duty and awarded restitution in the amount of approximately $5.8 million. Defendants argue that the judgment must be reversed because they cannot be liable for aiding and abetting breach of fiduciary duty in the absence of a duty owed directly to the plaintiff, and because the aiding and abetting claim is barred by the applicable statute limitations. We find no merit in these contentions, but we do conclude that defendants are entitled to a new trial on the amount of defendants’ unjust enrichment. We therefore affirm in part and reverse in part for a new trial on the amount of restitution.

FACTUAL AND PROCEDURAL BACKGROUND1

A. American Master Lease LLC (AML) Neal Roberts formed AML in 1998 for the purpose of investing in real estate. He observed that there were people his age who owned real property but were reaching a point in their lives where they wanted to retire and did not want to continue actively managing their real estate investments. Roberts’ idea was to allow these investors to sell their real estate to a larger entity and then buy interests in the larger entity as tenants in common, which would allow them to avoid adverse tax consequences associated with the sale of the real estate. This investment vehicle became known as a 1031 FORT, where

1 “We state the facts in the light most favorable to the jury’s verdict, resolving all conflicts and indulging all reasonable inferences to support the judgment.” (Green Wood Industrial Co. v. Forceman Internat. Development Group, Inc. (2007) 156 Cal.App.4th 766, 770, fn. 2.)

2 1031 referred to the section of the Internal Revenue Code applicable to real estate exchanges and FORT stood for Fractionalized Ownership in Real estate Tax deferred. AML initially had seven members. Roberts and three trusts that he set up for his wife, his son, and his daughter owned 75 percent of AML. Jim Andrews, the Roberts family lawyer, Charles “Duke” Runnels (Runnels), and Michael Franklin owned the remaining 25 percent. Andrews, Runnels, and Franklin had participated in a company Roberts formed prior to AML, and Roberts wanted them involved in AML. Roberts was the managing member of AML. The AML Operating Agreement included an agreement not to compete. Paragraph 3.9 provided: “The Members agree that the business of the LLC, either to sell AML Products[2] . . . directly to purchasers or to sell AML Products indirectly through an accommodator as part of a tax-exempt transaction, is unique. . . . No Member, Principal of a Member or holder of an Economic Interest of a Member, may have any interest, directly or indirectly, in any business that offers to sell or exchange AML Products or is otherwise competitive with [AML], nor may any such Member, Principal or Economic Interest holder be employed by, or act as a consultant to, any such competitive business without the approval of a Majority In Interest of the Class A and Class B Members, voting as a Class. . . .”

B. The Dunns and Idanta Partners, Ltd. (Idanta) David J. Dunn was the founder and managing general partner of Idanta, a venture capital firm that for over 40 years had specialized in helping entrepreneurs create and finance new companies. David Dunn was also the sole trustee of the Dunn Family Trust, which held the bulk of his assets. David Dunn’s son, Steven, worked for Idanta for about two-and-a-half years and was a partner in Idanta for some of that time. Steven left Idanta in 1987 or 1988.

2 Paragraph 1.4 of the Operating Agreement defines “AML Products” as “direct or indirect tenancy-in-common interests in real property.”

3 David Dunn and the other active partners owned about 20 percent of Idanta. Members of the Bass family, a wealthy Texas family engaged in the oil business, owned the other 80 percent as limited partners. The Bass family invested $7 or $8 million in Idanta.

C. AML Seeks Investment Partners AML needed an investment partner to provide funding to purchase commercial properties. The first partner, in the late 1990’s, was Ethan Penner and an entity he created for that purpose, T-Rex. Roberts knew about and approved the joint venture with T-Rex. The joint venture was supposed to pay the salaries of Runnels and Franklin, and Roberts contributed money to the joint venture to help pay for their compensation. Before the joint venture could complete any transactions, however, Penner withdrew for financial reasons, and the joint venture was dissolved in 1999. In January 2000 Roberts, Andrews, Runnels, and Franklin entered into a management agreement with AML. While Roberts remained the managing member and Chairman of the Board, Andrews, Runnels, and Franklin agreed to function as the operational management of AML (collectively the Operating Group). In addition, their interests in AML increased to 13-1/3 percent each, while Roberts’ interests decreased to 60 percent. The management agreement also required Runnels and Franklin to use their best efforts to find a new investment partner. In July 2000 the Operating Group identified CB Richard Ellis as a potential investment partner. Again with Roberts’ knowledge and approval, AML entered into a relationship with the newly formed CB Richard Ellis Investors 1031 (CBREI). In December 2001 AML entered into an exclusive license agreement with CBREI for FORT transactions. During the course of the relationship CBREI grossed $86 million and paid AML $500,000. In the summer of 2003 CBREI lost its financing after its funding source refused to fund the transactions. That fall, Roberts told the Operating Group that they should

4 consider terminating AML’s relationship with CBREI and searching for a new investment partner.3 At a November 7, 2003 AML board meeting, the Operating Group suggested two possibilities for a new investment partner: Idanta and Warburg-Pincus. A dispute arose at the meeting, however, between the Operating Group and Roberts. Roberts was concerned about protecting AML’s business method, while the Operating Group wanted to proceed with finding a new investment partner. Roberts vetoed the Operating Group’s proposal to pursue a new investment partner. Roberts then presented the Operating Group with an amendment to AML’s Operating Agreement, signed by him and the trustee of the three trusts. The purpose of the amendment was to make it “absolutely clear that no deal could get done without the approval of the majority interest in the company.”

D.

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Bluebook (online)
American Master Lease v. Idanta Partners CA2/7, Counsel Stack Legal Research, https://law.counselstack.com/opinion/american-master-lease-v-idanta-partners-ca27-calctapp-2014.