CANYON CREEK DEVELOPMENT, LLC v. Fox

263 P.3d 799, 46 Kan. App. 2d 370, 2011 Kan. App. LEXIS 128
CourtCourt of Appeals of Kansas
DecidedSeptember 2, 2011
Docket103,190
StatusPublished
Cited by4 cases

This text of 263 P.3d 799 (CANYON CREEK DEVELOPMENT, LLC v. Fox) is published on Counsel Stack Legal Research, covering Court of Appeals of Kansas primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
CANYON CREEK DEVELOPMENT, LLC v. Fox, 263 P.3d 799, 46 Kan. App. 2d 370, 2011 Kan. App. LEXIS 128 (kanctapp 2011).

Opinion

*371 McAnany, J.:

In a display of entrepreneurial optimism, Mike A. Fox, Don and Linda Julian, and Jeff Horn formed Canyon Creek Development, LLC, and American Land Investments, LLC, in 2004 for the purpose of developing residential real estate in Johnson County. Fox held a 50% position in both LLCs. The remaining half interest in Canyon Creek was shared equally by Don Julian and Jeff Horn. The remaining half interest in American Land Development was similarly shared, but with the Julian 25% interest split between Don and Linda.

As we all know, by 2008, residential real estate values and sales had taken a decided move in a southerly direction. At that time Don Julian wrote letters on behalf of the LLCs to Fox demanding that he contribute additional capital to the ventures to pay outstanding obligations on loans for the projects. Fox failed to meet these capital calls.

Julian and Horn covered by making minimal additional capital contributions to the firms and by making loans to the firms to cover their current debt-service obligations. These additional capital contributions gave Julian and Horn a majority position in each firm. They exercised their new majority by removing Fox from any management of the firms and electing themselves in his stead.

They informed Fox of these changes and demanded that he contribute $26,662.32 to satisfy the former capital call for Canyon Creek and additional capital of $228,804.10 to cover his share Canyon Creek’s debt service, taxes, and other operating expenses for the current year. They made a similar demand on Fox for $22,965.23 to satisfy the former capital call for American Land and additional capital of $143,289.53 to cover his share of American Land’s debt service, taxes, and other operating expenses for the current year.

The Suit

When Fox failed to satisfy these demands, the LLCs filed this action. Counts I and II were for breach of the operating agreements for the two LLCs. Counts III and IV were for breach of fiduciary duties to the two LLCs. Finally, Counts V and VI were for unjust enrichment at the expense of the two LLCs.

*372 Once the issues were joined, the LLCs filed a motion for partial summary judgment on Counts I and II. After the matter was briefed and argued, the district court granted summary judgment on Counts I and II but did not specify a dollar-amount of the judgment.

The LLCs then moved pursuant to K.S.A. 60-259(f) to alter or amend the judgment in tire following respects: (1) “to specify that the partial judgment granted in the Order renders moot the relief sought in Counts III, IV, V and VI, thereby disposing of all claims and making the Order a final judgment”; (2) to enter judgment in favor of the LLCs in tire specific amounts of $255,426.42 for Canyon Creek and $166,254.76 for American Land; (3) to award prejudgment interest from August 3, 2009; and (4) to award attorney fees of $3,979 for each of the LLCs.

In his posttrial motion Fox moved tire court to reconsider its summary judgment ruling or grant an interlocutory appeal. The district court sustained the LLCs’ motions and denied Fox’s motion. Fox appeals.

Our analysis, set forth in the remainder of this opinion, leads us to conclude that the district court properly determined that Julian had authority on behalf of the LLCs to demand additional capital from Fox and that Fox failed to honor these demands. However, we conclude that an award of damages is not the proper remedy for Fox’s failure to contribute additional capital. Accordingly, we reverse and remand for further proceedings.

Review Standards

While Fox asserts 12 different claims of error on appeal, in reality the sole issue before us is whether the district court erred in granting summary judgment on the LLCs’ breach of contract claims.

The standards for granting summary judgment are well known to the parties and are set forth in K.S.A. 2010 Supp. 60-256. The district court is required to resolve all facts and inferences which may reasonably be drawn from the evidence in favor of the party against whom the judgment is sought. When opposing a motion for summary judgment, an adverse party may not simply rely on *373 conclusory allegations in the pleadings but must point to evidence in the record that establishes a dispute regarding a material fact which precludes summary judgment. Further, any claimed disputed facts must be material to the conclusive issues in the case. Osterhaus v. Toth, 291 Kan. 759, 768, 249 P.3d 888 (2011).

In this appeal we stand in the shoes of the district judge and apply de novo these rules. See Supreme Court Rule 141 (2010 Kan Ct. R. Annot. 228); Shamberg Johnson & Bergman, Chtd. v. Oliver, 289 Kan. 891, 900, 220 P.3d 333 (2009); Adams v. Board of Sedgwick County Comm'rs, 289 Kan. 577, 584, 214 P.3d 1173 (2009). In the present context this requires us to interpret the operating agreements of the two LLCs to determine the parties’ intent. “If the terms of the contract are clear, the intent of the parties is to be determined from the contract language without applying rules of construction. [Citation omitted.]” Carrothers Constr. Co. v. City of South Hutchinson, 288 Kan. 743, 751, 207 P.3d 231 (2009). In this effort we do not focus on any particular sentence or provision of the operating agreements, but rather consider the contracts as a whole. See City of Arkansas v. Bruton, 284 Kan. 815, 832-33, 166 P.3d 992 (2007). “ ‘The law favors reasonable interpretations, and results which vitiate the purpose of the terms of the agreement to an absurdity should be avoided. [Citation omitted.]’ ” Wichita Clinic v. Louis, 39 Kan. App. 2d 848, 853, 185 P.3d 946, rev. denied 287 Kan. 769 (2008).

With regard to these standards, we note that there is nothing in the statement of uncontroverted facts regarding whether the LLC members gave guaranties to the LLCs’ lenders which exposed them to personal liability notwithstanding the shelter of the LLCs. While we view the evidence in the light more favoring the non-moving party, here there are no facts whatsoever on this issue upon which to shine a light favoring Fox. Accordingly, we do not speculate about the existence, motivating influence, or possible consequence of any such guaranties.

The same holds true regarding the capital calls after Julian and Horn made loans to the LLCs. They demanded that Fox make capital contributions for expenses for the then-current year, 2009.

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Cite This Page — Counsel Stack

Bluebook (online)
263 P.3d 799, 46 Kan. App. 2d 370, 2011 Kan. App. LEXIS 128, Counsel Stack Legal Research, https://law.counselstack.com/opinion/canyon-creek-development-llc-v-fox-kanctapp-2011.