Brockman v. Salt Lake Farm Partnership

768 So. 2d 836, 2000 WL 1468581
CourtLouisiana Court of Appeal
DecidedOctober 4, 2000
Docket33,938-CA
StatusPublished
Cited by23 cases

This text of 768 So. 2d 836 (Brockman v. Salt Lake Farm Partnership) is published on Counsel Stack Legal Research, covering Louisiana Court of Appeal primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Brockman v. Salt Lake Farm Partnership, 768 So. 2d 836, 2000 WL 1468581 (La. Ct. App. 2000).

Opinion

768 So.2d 836 (2000)

William G. BROCKMAN, Trustee for the Benefit of the Trusts of Ralph Wesley Brockman, III and Alan West Brockman, Plaintiffs-Appellants,
v.
SALT LAKE FARM PARTNERSHIP, Travis Oliver, III, Managing Partner, Travis Oliver, III, Benjamin M. Peters, and Hardeman Cordell, Defendant-Appellees.

No. 33,938-CA.

Court of Appeal of Louisiana, Second Circuit.

October 4, 2000.

*838 William D. Brown, III, Monroe, Walter M. Caldwell, IV, West Monroe, Gregory G. Elias, Monroe, Counsel for Appellants.

Crawford & Anzelmo by Brian E. Crawford and K. Douglas Wheeler, Monroe, Counsel for Appellees.

Before NORRIS, C.J., and GASKINS and PEATROSS, JJ.

NORRIS, Chief Judge.

A trust, formerly a member of a partnership, contested its expulsion from the partnership and sought alternative relief. At the close of evidence in a jury trial, the District Court sustained four motions for directed verdict and rendered judgment dismissing the trust's case. The trust now appeals. For the reasons expressed, we affirm in part, reverse in part and remand.

Factual background

The defendant, Salt Lake Farm Partnership, was a hunting club. According to testimony, the club was formed as a corporation in the late 1970s when one of the individual defendants, Travis Oliver, purchased a 3,200-acre tract of land in Caldwell and Richland Parishes. He assembled 10 other men, all avid hunters, to acquire this land and develop it for hunting. Each of the original members, including defendant Benjamin Peters and the plaintiff's brother, Ralph Brockman, put up $20,000; the club financed the balance of the $1.8 million purchase price. Sometime prior to 1982 Ralph transferred his share to trusts (hereinafter, "the Brockman Trust") on behalf of his two sons and named his brother, William Brockman, trustee.

*839 In 1982 the corporation dissolved and reformed as a partnership (hereinafter, "Salt Lake"). The Brockman Trust was an original partner, although Ralph Brockman retained hunting privileges, attended all partnership meetings and cast votes on behalf of the trust. Oliver and Peters were also partners; Oliver later converted his interest to a trust, but continued to serve as a managing partner. In addition to paying annual hunting dues, each partner was liable to make an annual capital contribution ("capital call") of up to $20,000; however, upon unanimous vote of all partners, a capital call of more than $20,000 could be required. The Articles of Partnership further provided that if any partner failed to pay a capital call, "the Partnership shall liquidate that Partner's interest." Upon liquidation a partner was entitled to receive 70% of his capital account, with the balance being forfeited to the partnership.

Salt Lake refinanced its debt in 1986 with a five-year loan from Premier Bank; Ralph Brockman made the motion in favor of this loan and voted for it. Ralph admitted that until early 1990, he attended all partnership meetings, cast votes for the Brockman Trust and signed the meeting minutes, which were normally mailed to members within a few days of each meeting. Ralph testified, however, that the trustee, William, actually signed documents on the trust's behalf. It is undisputed that neither the partnership, any partner, nor William Brockman ever challenged Ralph's authority to act on behalf of the trust at meetings.

In addition to hunting, much of Salt Lake's business in the 1980s involved building a levee along the south and east boundaries to flood the property. At some point, Oliver purchased 80 acres of land ("the Oliver tract") to the north of the Salt Lake tract. This provided the most convenient access from the road to the Salt Lake tract; some four or five acres of the Oliver tract were cleared to build a boat landing and a ditch. Oliver testified that he and another partner, Joe Montgomery, paid for these improvements; Ralph Brockman testified that the improvements were made with his construction equipment. Although Oliver did not grant a lease or right-of-way to the club, he testified that he always allowed members free use of the Oliver tract for ingress and egress. Witnesses described one incident in which Oliver ejected an unauthorized person from the Oliver tract; this turned out to be an employee of Ralph Brockman's. Ralph testified that incidents in other business dealings with Oliver were straining their relationship by the late 1980s. The testimony also shows that by 1991, some partners had withdrawn from Salt Lake, reducing the number of partners to seven.

For many years Salt Lake assessed capital calls of a few thousand dollars a year. By 1991, however, the Premier loan was due to expire and partners wished to refinance on an in rem basis, without personal liability. Salt Lake's treasurer, Ben Peters, an attorney and contractor who also served on Premier's state board, advised members that in order to obtain such financing, Salt Lake would have to increase its equity in the property. According to meeting minutes of May 20, 1991— with William Brockman in attendance— Peters estimated that a $28,500 capital call would be needed. However, after receiving a bid from a lender, Peters advised members that a $60,000 capital call was necessary. The minutes reflect not only that William Brockman was present for this meeting, but that the partners voted unanimously to proceed with the loan proposal. Final vote on the matter was set for a meeting to be held September 30, 1991.

Prior to the vote, however, Ralph Brockman initiated phone calls and sent written memos to partners, expressing his dissatisfaction with the direction Salt Lake was taking. Ralph was concerned that club members might lose access to the Oliver tract, and thus access to the Salt *840 Lake tract; he testified that he demanded, orally and in writing, a permanent right of way across the Oliver tract as a precondition to voting for the refinancing. He testified that he took this position because Oliver told him a lease of the Oliver tract would be "prohibitively expensive." Oliver denied saying this, and testified— along with Peters and another member, Hardeman Cordell—they understood the Brockmans were asking for "satisfactory" ingress and egress, not a permanent servitude. Ralph's written memo of July 11, 1991, specifically instructed William to request a "10 year lease for the property located at our boat landing." Ralph's letter to Peters on July 18 demanded that the club lease the whole 80 acres; if this proved too expensive, he would request "permanent ingress and egress for the entire gravel landing and the spoil bank."

Ralph testified that he was also dissatisfied with the $60,000 capital call, especially since more affluent partners (like himself) were required to guarantee payment for less affluent ones. He felt this would put a strain on some members. In fact, Ralph discussed with Peters in late July the possibility of selling his interest; a memo from Peters dated July 24 shows they estimated the Brockman Trust's capital account at $164,166. Ralph testified, however, that after talking with Travis Oliver, he felt sure the ingress/egress issue was resolved and he was prepared to vote for the capital call. Oliver testified that prior to the meeting, he agreed to grant a 10-year lease over the shell road and landing for vehicular and boat access; Peters and Cordell corroborated that Oliver promised to provide ingress and egress, and they all felt Ralph Brockman's demands had been satisfied.

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Cite This Page — Counsel Stack

Bluebook (online)
768 So. 2d 836, 2000 WL 1468581, Counsel Stack Legal Research, https://law.counselstack.com/opinion/brockman-v-salt-lake-farm-partnership-lactapp-2000.