Boley v. Pineloch Associates, Ltd.

700 F. Supp. 673, 1988 WL 115798
CourtDistrict Court, S.D. New York
DecidedJuly 15, 1988
Docket87 Civ. 5124 (JMW)
StatusPublished
Cited by29 cases

This text of 700 F. Supp. 673 (Boley v. Pineloch Associates, Ltd.) is published on Counsel Stack Legal Research, covering District Court, S.D. New York primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Boley v. Pineloch Associates, Ltd., 700 F. Supp. 673, 1988 WL 115798 (S.D.N.Y. 1988).

Opinion

MEMORANDUM AND ORDER

WALKER, District Judge:

I. INTRODUCTION

This matter is currently before the Court on defendants’ motions to dismiss the amended complaint under Fed.R.Civ.P. 9(b) and 12(b)(6). The action involves allegations of fraud in the solicitation of investors in a real estate partnership. For the reasons stated below, the Court grants the motions in part and denies them in part.

*675 Plaintiffs are investors in limited partnership interests relating to the construction and maintenance of an apartment complex in Texas. The amended complaint alleges seven counts: (1) violations of § 12(2) of the Securities Act of 1933 (the “Act”), (2) violations of § 17(a)(2) and (3) of the Act, (3) violations of § 10(b) of the Securities Exchange Act of 1934 (the “Exchange Act”) and Rule 10b-5 promulgated thereunder, (4) violations of the Racketeer Influenced and Corrupt Organizations Act (“RICO”), (5) breach of common law fiduciary duty, (6) common law fraud and deceit, and (7) negligence and negligent misrepresentation.

Among the defendants named, PaineW-ebber Inc. (“PaineWebber”), Borod & Company (“Borod”) and Cornerstone Investors, Inc., CCL-Associates Limited Partnership, CCL-Cornerstone, Inc., Cornerstone Capital Limited, Peter H. Leach and Stephen C. Kratovil (collectively referred to as “Cornerstone Defendants”) move to dismiss the claims against them asserting that (1) the § 12 claim is barred by the applicable statute of limitations; (2) there is no private right of action under § 17(a) of the Act; (3) the requirements of Fed.R.Civ.P. 9(b) are not met with respect to those claims of the amended complaint alleging fraud; (4) the 10(b), 10b-5, RICO, and aider/abettor claims fail to state causes of action; (5) the state law claims should be dismissed under United Mine Workers v. Gibbs, 383 U.S. 715, 726, 86 S.Ct. 1130, 1139, 16 L.Ed.2d 218 (1966); and (6) the elements establishing a fiduciary relationship have not been pleaded. 1

II. BACKGROUND

For the purposes of this motion, the Court, as it must, assumes the facts to be as alleged in the amended complaint. The plaintiffs are purchasers of 28V2 limited partnership units in Pineloch, Ltd. (“Pine-loch”). Defendants Ivor B. Clark (“Clark”) and John J. Moran (“Moran”) formed Pine-loch, and were the general partners of Pi-neloch Associates, Ltd. (“Pineloch Associates”), which served as the general partner of Pineloch. In December 1983, Pineloch purchased undeveloped land in Harris County, Texas on which it planned to construct, own, operate, and hold for investment a 440 unit apartment building (the “Project”). Clark and Moran also arranged for Pineloch to obtain a $13,900,000 construction loan and contracted for construction of the building, which commenced in January 1984.

Sometime in mid-1984, Clark and Moran obtained a commitment for permanent mortgage financing of the $13,900,000 loan from California Federal Mortgage Company, which was subsequently assigned to California Federal Savings & Loan Association (“Cal Fed”). Under the terms of this commitment, the construction loan would not close or be funded unless 75 percent of the apartment units were leased and the borrower provided a letter of credit or certificate of deposit equal to 150 percent of the projected cash flow for one year. Aware of these terms, Clark and Moran began to lease the units prior to completion of the building with the aid of substantial discounts to achieve the required 75 percent occupancy rate.

On or about September 28, 1984, Cal Fed entered into the $13,900,000 loan with Pine-loch even though the project had not been 75 percent leased and the appropriate letter of credit or certificate of deposit had not been provided. Not only was the project unable to maintain the 88 percent occupancy levels necessary to make the mortgage payments and pay the operating expenses, but the average rental rate after the discounts given to lure lessees was $.44 per square foot instead of the average rate of $.68 projected. In addition, proceeds from the sale of limited partnership units were largely used to pay fees to the various defendants. Consequently, Pineloch was unable to make its mortgage payments. Cal Fed sent a notice of default to the *676 General Partners sometime in mid-1986, and on October 6, 1986, Pineloch filed for voluntary protection under Chapter 11 of the U.S. Bankruptcy Code.

III. DISCUSSION

The amended complaint alleges that on or about August 1984, all the defendants participated in the preparation of the Placement Memorandum and/or other written and oral solicitations concerning the Project. PaineWebber, acting as the broker for the Pineloch shares, allegedly contacted numerous plaintiffs and induced them to purchase the partnership units. Borod & Co. (“Borod”), acting as certified public accountants for Pineloch and the general partners, allegedly prepared a document entitled “Projections of Tax and Economic Consequences” (“Economic Projections”) which was included within the Placement Memorandum. The Cornerstone defendants, acting as the placement agent, administrative service entity of Pine-loch, and administrative general partner of Pineloch allegedly reviewed the accuracy of the statements made in the Placement Memorandum regarding Pineloch and the financial viability of Clark and Moran.

According to the amended complaint, the Placement Memorandum contained numerous misrepresentations and omissions of material facts. For example, the Economic Projections allegedly overestimated the 1986 occupancy levels, rent levels, and income. Amended Complaint at If 46. Plaintiffs contend that these projections were materially misleading, inaccurate and false and prepared without reasonable basis in fact. Plaintiffs contend that they relied on the Placement Memorandum and the oral representations in making their decision to invest. The amended complaint further argues that the proceeds from the sale of the partnership units were improperly used to pay certain fees to several of the defendants. It is the contention of plaintiffs that Pineloch was unable to sustain operations or repay the loan as a direct result of the misrepresentations, omissions, and fees paid to defendants.

A. § 12(2) Claims

The first count of the amended complaint alleges violations of § 12(2) of the Act. The defendants move to dismiss this claim on the ground that § 13 of the Act, 15 U.S.C. § 77m, renders the claim time barred. 2 For the reasons stated below, the Court grants defendants’ motion.

This action was commenced on July 17, 1987. Under § 13, the plaintiffs claims would be untimely unless they can show that they did not and could not have discovered the existence of the untrue statements or omissions prior to July 17, 1986.

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Bluebook (online)
700 F. Supp. 673, 1988 WL 115798, Counsel Stack Legal Research, https://law.counselstack.com/opinion/boley-v-pineloch-associates-ltd-nysd-1988.