Apollo Real Estate Investment Fund v. Gelber

CourtAppellate Court of Illinois
DecidedDecember 31, 2009
Docket1-09-1538 Rel
StatusPublished

This text of Apollo Real Estate Investment Fund v. Gelber (Apollo Real Estate Investment Fund v. Gelber) is published on Counsel Stack Legal Research, covering Appellate Court of Illinois primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Apollo Real Estate Investment Fund v. Gelber, (Ill. Ct. App. 2009).

Opinion

FIFTH DIVISION December 31, 2009

No. 1-09-1538

APOLLO REAL ESTATE INVESTMENT ) FUND, IV, L.P., a Delaware Limited Partnership, ) ) Plaintiff-Appellees, ) ) Appeal from the v. ) Circuit Court of ) Cook County. BRIAN GELBER, GELBER SECURITIES, LLC, ) an Illinois Limited Liability Company, ICE, LLC, an ) 07 L 5194 Illinois Limited Liability Company, GO, LLC, an ) Illinois Limited Liability Company, JOSEPH ) The Honorable NICIFORO, ANNE M. NICIFORO, H. ROBERT ) Bill Taylor, HOLMES, LAURENCE WOZNICKI, and GARY ) Judge Presiding. SCHEIER, ) ) Defendants-Appellants. )

JUSTICE TOOMIN delivered the opinion of the court:

This matter is before us on interlocutory appeal pursuant to the provisions of Supreme

Court Rule 308 (155 Ill. 2d R. 308) to consider three questions certified by the trial court.

Plaintiff, Apollo Real Estate Investment Fund IV, L.P. (Apollo), was assigned an Ohio judgment

obtained by its assignor in 2004 against several corporate entities. In 2005, plaintiff brought an

action in the circuit court of Cook County against defendants to collect money it claims was

wrongfully transferred to them in 2001 by the judgment debtor corporation to avoid paying for

the underlying work performed for the debt. Following dismissal of the complaint, plaintiff

voluntarily dismissed the case. Then, in 2007, plaintiff refiled a new action, against these same

defendants, again seeking to recover money on the judgment. All counts were dismissed except a 1-09-1538

claim for unjust enrichment. Pursuant to the parties request, the circuit court then certified the

following questions for our review:

“1. Whether an assignment, which expressly distinguishes between claims and

judgments, confers standing on the assignee to enforce the monetary judgment by

asserting new claims unrelated to the judgment against parties not named in the underlying

litigation.

2. Whether, under the standard articulated by the Illinois Supreme Court in Porter

v. Decatur Memorial Hospital, 227 Ill. 2d 343 (Ill. 2008), a cause of action for unjust

enrichment relating to construction work performed in 2000 that is asserted for the first

time as part of a re-filed action, is sufficiently close in character and nature of injury to an

original case that focused upon a funds transfer that occurred in 2001 such that it can be

considered to ‘relate back’ for purposes of the statute of limitations.

3. Whether Apollo, Divine’s assignee, and therefore, a de facto creditor of the

debtor company, may maintain a cause of action for unjust enrichment against another co-

creditor of the same debtor company when the defendant co-debtor is alleged to have

received nothing more than the re-payment of a valid and enforceable pre-existing debt.”

For the following reasons, we answer all three certified questions in the affirmative.

BACKGROUND

In 1994, David Lasier founded TWS, Inc., a holding company, and Telecom Wireless

Solutions, Inc., an Atlanta-based telecommunications company. Under the umbrella of TWS,

Lasier also formed other affiliates and subsidiaries to acquire, develop, and operate wireless

2 1-09-1538

networks, which included: TWS International, Inc. (TWS International); OPM Auction Co.

(OPM); Blue Sky Communications, Inc.; Blue Sky Communications, L.L.C.; and Blue Sky

International. We will refer to these seven corporate entities collectively as the “TWS

Companies.”

On December 1, 1997, Gelber Securities, Inc., and Telecom Wireless Solutions, Inc.

(Telecom), executed a working capital line of credit agreement, pursuant to which Gelber

Securities agreed to establish a $2,400,000 line of credit for Telecom. The credit line was secured

by assets of Telecom but did not include assets of OPM. TWS, Inc., was not a party to this loan.

However, Gelber Securities was a shareholder of TWS. One of Gelber Securities’ principals was

Brian Gelber, who was a member of the board of directors of TWS.

On December 31, 1997, Gelber Securities assigned all of its rights and obligations under

the working capital line of credit agreement, including its right to repayment of any principal and

interest, to Ice, LLC. The members of Ice, LLC, included Go, LLC, whose members in turn

included Brian Gelber and his sons. Telecom subsequently drew almost the full balance of the

$2.4 million credit line.

In 1999, the TWS companies purchased licenses, at a cost of less than $4 million, to

operate wireless networks in West Virginia. OPM did not conduct any business operations,

except to hold any licenses. The TWS companies hired an outside company, Divine Tower

International Corporation (Divine), to design, develop, and construct the network. In May 1999,

Divine and the TWS companies executed a letter of intent providing that Divine was to fund,

develop, construct, and lease operating assets to the Blue Sky Companies in specific geographic

3 1-09-1538

regions in West Virginia. OPM was awarded the West Virginia licenses, and subsequently the

TWS Companies provided Divine with the authority to negotiate with the area

telecommunications carriers. TWS International identified each area where it wanted Divine to

place the TWS antennas by issuing geographical radiuses where wireless towers were to be

located, called search area rings (SARs). The TWS companies gave Divine written approval of

129 primary sites. According to Apollo, the TWS companies and Divine orally agreed that Divine

would receive a specific amount for its work on each SAR.

However, on July 21, 2000, the TWS Companies informed Divine that they were ceasing

all operations relating to the West Virginia network, and instructed Divine to stop all work. On

September 13, 2000, OPM submitted an invoice to Blue Sky Communications for $2,978,500 for

the work performed by Divine in designing and engineering the West Virginia network, with 1.5%

monthly interest after 30 days. On November 20, 2000, the maturity date of the working capital

line of credit agreement, Telecom owed Ice, LLC, as Gelber Securities’ assignee, $2.378 million

in principal and accrued interest. Telecom and Ice, LLC, subsequently agreed to extend the

maturity date to July 31, 2001. On June 29, 2001, OPM sold the West Virginia licenses to Key

Communications, Inc., for approximately $14 million. OPM sent the majority of the proceeds of

the sale to TWS, and wired $2,385,240 to Ice, LLC, in full repayment of the loan. Shortly

thereafter, OPM dissolved. Neither OPM nor any of the other TWS companies paid Divine.

In 2002, Divine filed suit against the TWS companies in the United States District Court

for the Southern District of Ohio, Eastern Division, captioned DTIC International Corp. v. Blue

Sky Communications, Inc., et al., Case No. 2:02-CV-00905. On April 13, 2004, the district court

4 1-09-1538

granted Divine’s uncontested summary judgment motion and entered judgment in favor of Divine

and against all the TWS Companies in the amount of $4,968,351, plus prejudgment interest in the

amount of $1,763,019, for a total judgment of $6,641,376.

The TWS companies did not pay Divine on the judgment, and Divine subsequently filed a

chapter 11 bankruptcy petition. 11 U.S.C. 1101 et seq. (2006). Apollo was one of Divine’s

secured creditors. On December 12, 2004, the bankruptcy court approved Divine’s plan of

liquidation.

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