A&W X-Press, Inc. v. FCA US, LLC

CourtDistrict Court, E.D. Michigan
DecidedOctober 20, 2022
Docket2:21-cv-12209
StatusUnknown

This text of A&W X-Press, Inc. v. FCA US, LLC (A&W X-Press, Inc. v. FCA US, LLC) is published on Counsel Stack Legal Research, covering District Court, E.D. Michigan primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
A&W X-Press, Inc. v. FCA US, LLC, (E.D. Mich. 2022).

Opinion

UNITED STATES DISTRICT COURT EASTERN DISTRICT OF MICHIGAN SOUTHERN DIVISION

A&W X-PRESS, INC.,

Plaintiff, Case No. 2:21-cv-12209 District Judge George Caram Steeh v. Magistrate Judge Kimberly G. Altman

FCA US, LLC,

Defendant. _________________________________/

ORDER GRANTING DEFENDANT’S MOTION TO COMPEL (ECF No. 49) AND DENYING PLAINTIFF’S MOTION FOR PROTECTIVE ORDER AND/OR TO QUASH SUBPOENA DIRECTED TO CHASE BANK (ECF No. 50)

I. Introduction This is a commercial dispute. Plaintiff A&W X-Press, Inc. (A&W) is suing Defendant FCA US, LLC (FCA) seeking specific performance and declaratory relief relating to the renewal of a lease on commercial property owned by FCA and leased to A&W. See ECF No. 1. FCA says that A&W failed to comply with the “Option to Renew” provision in the lease and is seeking to evict A&W in a parallel state court proceeding. According to the complaint, “[t]he central issues in this case are: (a) whether the parties’ Lease Agreement has been extended for another 5-year term (i.e., through 9/30/26); and (b) what the ‘fair market [rental] rate’ for the Subject Property is.” (Id., PageID.5).1 Before the Court are two discovery motions—one filed by FCA, (ECF No.

49), and another filed by A&W, (ECF No. 50). The district court has referred all pretrial matters excluding dispositive motions to the undersigned. (ECF No. 32). In its motion to compel, FCA seeks an order requiring A&W to produce

“discoverable documents, electronically stored information, and tangible things responsive [to] FCA’s First Set of Discovery Requests.” (ECF No. 49, PageID.1271). The motion is fully briefed. (ECF Nos. 52, 54). Additionally, A&W has moved for a protective order and/or to quash the subpoena directed to

Chase Bank. (ECF No. 50). FCA responded to this motion, (ECF No. 53), and A&W did not file a reply. A telephonic status conference addressing outstanding discovery matters in

this case was held on September 28, 2022, (ECF No. 56), and an in-person hearing on the two pending motions was held on October 5, 2022, (ECF No. 55). Additionally, the parties filed a joint statement of resolved/unresolved issues on September 28, 2022. (ECF No. 57).

For the reasons set forth below, FCA’s motion to compel will be

1 A&W moved for injunctive relief soon after filing suit. (ECF No. 5). The district court denied the motion, primarily because it found that A&W had failed to demonstrate a strong likelihood of success on the merits. (ECF No. 13). A&W appealed the district court’s decision, (ECF No. 17), and the Sixth Circuit affirmed, (ECF No. 46). GRANTED, (ECF No. 49), and A&W’s motion for a protective order and/or to quash the subpoena directed to Chase Bank, (ECF No. 50), will be DENIED.

II. Background A. The Complaint A&W is a trucking/transportation company that leases a commercial

property located in Warren, Michigan from FCA. (ECF No. 1, PageID.3, 5). The principal of A&W is Ray Mosawi (Mosawi).2 (Id., PageID.6). A&W employs approximately 85 employees/contractors and typically has between 100 and 125 trucks and more than 135 trailers at the property.3 (Id.). “A&W uses its large fleet

of vehicles to deliver supplies including fresh produce, auto parts and medical supplies to 700+ customers throughout the United States and Canada.” (Id.). If FCA succeeds in evicting A&W, then A&W will be put out of business due to its

inability to find another suitable commercial property to lease. (Id., PageID.4-5). The lease between A&W and FCA “provides A&W with a contractual right to renew its tenancy for two additional 5-year terms” with the monthly rent for the first renewal period set at $9,750 and the monthly rent for the second renewal

2 Mosawi is also referred to in the parties’ papers as Ray Almoosawi.

3 Notably, however, in a June 21, 2022 affidavit submitted in the parallel state court proceedings, Mosawi said that he “exclusively owned and operated” several companies in addition to A&W. (ECF No. 49-5, PageID.1353). One of those companies, Ray’s Transport, Inc. (Ray’s Transport), “own[ed] the majority of the trucks/trailers that A&W dispatches to various jobs/locations.” (Id.). period to be determined by ascertaining “ ‘a fair market rate.’ ” (Id., PageID.5). A&W exercised its contractual right to renew its tenancy for the first 5-year term,

meaning that its lease was extended until September 30, 2021. (Id.). On or about January 1, 2021, A&W and FCA began to discuss the possibility of A&W extending its lease for the second 5-year term. (Id., PageID.6).

On April 21, 2021, FCA’s Real Estate Director, Ed O’Neil (O’Neil), emailed Mosawi noting that the parties agreed on the lease extension and that the only outstanding issue was the determination of the monthly fair market rate. (Id.). Then, on May 21, 2021, A&W’s corporate counsel, George Contis (Contis),

emailed O’Neil reaffirming the parties’ agreement on the extension and proposing a comprehensive appraisal process so the monthly fair market rate could be determined. (Id., PageID.6-7). On May 27, 2021, FCA’s Real Estate Counsel,

Sara Von Bernthal (Von Bernthal), responded to Contis’ email wherein she confirmed the lease extension and asked several questions about the suggested appraisal process. (Id., PageID.7). From May 27, 2021 through June 21, 2021, Contis and Von Bernthal continued to exchange emails regarding the

determination of the monthly fair market rate. (Id., PageID.7-8). Despite the ongoing discussions between Contis and Von Bernthal, on June 24, 2021, FCA’s Treasury Director, Gretchen Sonego (Sonego), sent Mosawi a

letter addressing issues previously raised by Contis and proposing an “ ‘Appraisal Mechanism’ ” that could be used to determine the monthly fair market rate. (Id., PageID.8). The same day, Contis sent a response letter to Sonego wherein he

provided redline-edits to the proposed “ ‘Appraisal Mechanism.’ ” (Id., PageID.8- 9). On July 20, 2021, FCA’s outside counsel, Monica Labe (Labe), sent a letter

to A&W stating that A&W had failed to properly extend the lease under its written terms and would need to vacate the commercial property by September 30, 2021. (Id., PageID.9). Contis responded to Labe’s letter via both a July 20, 2021 email and a July 26, 2021 letter expressing confusion and raising the prospect of

litigation if FCA refused to extend the lease. (Id., PageID.9-10). On August 3, 2021, Labe replied to Contis’ letter, reiterating that A&W had failed to properly extend the lease. (Id., PageID.10).

B. The Lease Relevant portions of the lease include § 9 and § 39. Section 9 forbids assignment of the lease by the tenant without the landlord’s written consent: The Tenant covenants not to assign or transfer this Lease or hypothecate or mortgage the same or sublet said premises or any part thereof without the written consent of the Landlord. Any assignment, transfer, hypothecation, mortgage or subletting without said written consent shall give the Landlord the right to terminate his Lease and to re-enter and repossess the leased premises. Notwithstanding the foregoing, Landlord acknowledges that Tenant may sublease certain areas of the vacant parcel to customers for the purpose of truck & trailer storage. In no event, shall Tenant sublease any part of the Premises to a Subtenant, or Subtenants, for an amount, whether it is individually or collectively, greater than what Tenant is paying under the terms and conditions of this Lease. In the event that this occurs, Tenant shall forward these additional funds to Landlord along with its monthly rental.

(Id., PageID.21-22).

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Bluebook (online)
A&W X-Press, Inc. v. FCA US, LLC, Counsel Stack Legal Research, https://law.counselstack.com/opinion/aw-x-press-inc-v-fca-us-llc-mied-2022.