CapStack Nashville 3 LLC v. MACC Venture Partners

CourtCourt of Chancery of Delaware
DecidedAugust 16, 2018
DocketCA 2018-0552-SG
StatusPublished

This text of CapStack Nashville 3 LLC v. MACC Venture Partners (CapStack Nashville 3 LLC v. MACC Venture Partners) is published on Counsel Stack Legal Research, covering Court of Chancery of Delaware primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
CapStack Nashville 3 LLC v. MACC Venture Partners, (Del. Ct. App. 2018).

Opinion

COURT OF CHANCERY OF THE SAM GLASSCOCK III STATE OF DELAWARE COURT OF CHANCERY COURTHOUSE VICE CHANCELLOR 34 THE CIRCLE GEORGETOWN, DELAWARE 19947

Date Submitted: August 15, 2018 Date Decided: August 16, 2018

Thad J. Bracegirdle, Esquire Philip Trainer, Jr., Esquire Julie M. O’Dell, Esquire Randall J. Teti, Esquire Wilks, Lukoff & Bracegirdle, LLC Ashby & Geddes 4250 Lancaster Pike, Suite 200 500 Delaware Avenue, 8th Floor Wilmington, Delaware 19805 Wilmington, Delaware 19899

Re: CapStack Nashville 3 LLC et al. v. MACC Venture Partners et al., Civil Action No. 2018-0552-SG

Dear Counsel:

The road to a temporary restraining order (“TRO”) is well-worn; it typically

requires only that a movant show a non-frivolous claim of wrongdoing, and resulting

threatened imminent irreparable harm, to trigger equity’s solicitude. If a weighing

of the equites then demonstrates that injunctive relief to maintain the status quo

pending a final hearing is appropriate, Chancery will, typically, enter a TRO,

limiting the freedom of action of the responding party.

Preventing harm is a public good, but it is not the only public good. In certain

cases, other values trump maintenance of the status quo. In the Anglo-American

judicial system, freedom of speech is a jealously guarded right. Historically, equity denied itself jurisdiction over restraints on speech,1 leaving determinations of the

actionability of potentially slanderous speech to a jury of the speaker’s peers at an

action at law. Both the Delaware and Federal Constitutions have enshrined the right

to speak, casting further doubt on the ability of Chancery to place prior restraints on

speech, particularly before a determination of whether the speech is entitled to

constitutional protection following a hearing on the merits.2

This TRO request illustrates this tension. Essentially, the movants contend

that the respondents, the movants’ business partners, have made false statements

about the movants’ conduct of the business, and threaten to make further such

statements to investors and regulatory authorities, in an attempt to extort a business

advantage. The respondents assert that the statements, and pending statements, are

true. The movants’ claims are colorable. For a number of reasons, however, I must

decline to employ equity in prior restraint of the respondents’ speech. I explain

below.

1 The interested reader is referred to Vice Chancellor Laster’s scholarly and thoughtful examination of the development of the law in this area, in Organovo Holdings, Inc. v. Dimitrov, 162 A.3d 102 (Del. Ch. 2017). 2 See, e.g., Hill v. Petrotech Res. Corp., 325 S.W.3d 302, 309 (Ky. 2010) (adopting “the modern rule that defamatory speech may be enjoined only after the trial court’s final determination by a preponderance of the evidence that the speech at issue is, in fact, false, and only then upon the condition that the injunction be narrowly tailored to limit the prohibited speech to that which has been judicially determined to be false”). 2 I. BACKGROUND

The following facts are those alleged in the Complaint and in the Motion for

a Temporary Restraining Order. This case stems from a joint venture to invest in

and manage three apartment complexes in Nashville, Tennessee.3 The joint venture

has a rather baroque organizational structure. Nominal Defendant CSP Nashville 3

LLC (“CSP”), a Delaware limited liability company, is the entity that owns the

properties.4 Nominal Defendant CapStack MACC LLC (“CSM”), another Delaware

limited liability company, serves as CSP’s managing member. 5 CSM, for its part,

has two 50% members: Plaintiff CapStack Nashville 3 LLC (“CapStack”) and

Defendant MACC Venture Partners LLC (“MACC”).6 Like CSP and CSM,

CapStack and MACC are Delaware limited liability companies.7 CSM has two

managers: Plaintiff David Blatt (appointed by CapStack) and Defendant S. Anthony

Azar (appointed by MACC).8 The properties themselves are managed by Defendant

Capstone Multifamily Group, LLC, a North Carolina limited liability company

affiliated with Azar and MACC.9

3 Compl. ¶ 1. 4 Id. ¶ 5. 5 Id. ¶ 6. 6 Id. ¶ 7. 7 Id. 8 Id. ¶¶ 8–10. 9 Id. ¶ 11. 3 The Plaintiffs purchased the apartment complexes in August 2017.10 Several

months before the investment, the Plaintiffs had been introduced to the Defendants.11

At that time, Azar told the Plaintiffs that he and the other Defendants had experience

in managing apartment complexes, hiring appropriate staff, and negotiating with

contractors.12 Based on these representations, the Plaintiffs decided in the fall of

2017 to offer the Defendants the opportunity to participate in a joint venture to

manage the properties.13 The parties then executed an operating agreement and put

in place the ownership structure described above.14

According to the Plaintiffs, it soon emerged that the Defendants’

representations about their experience and capabilities were false.15 Although the

Defendants claimed to have expertise in property management, they “severely

overestimated the [p]roperties’ capital expenditures budget.”16 Worse, the

Defendants allegedly breached several provisions of the operating agreement.17 For

example, the Defendants violated the operating agreement’s unanimity requirement

by making important decisions for CSM and CSP without obtaining the Plaintiffs’

10 Id. ¶ 13. 11 Id. 12 Id. 13 Id. ¶ 14. 14 Id. 15 Id. ¶ 15. 16 Id. 17 Id. ¶¶ 17–19. 4 consent.18 The Defendants also breached the operating agreement by refusing to

keep the Plaintiffs reasonably informed about developments at CSM and CSP.19

The Plaintiffs complained to the Defendants about this alleged misconduct.

According to the Plaintiffs, the Defendants struck back, via a letter they sent on July

2, 2018, to counsel for Blatt and NH Cohen Capital LLC, the placement agent for

the CSP investment.20 The letter accused Blatt of misconduct, including making

several misrepresentations about his experience and qualifications in the CSP private

placement memorandum (“PPM”).21 For instance, according to the letter, the PPM

falsely claimed that Blatt “was involved in turning around a list of multifamily

developments, none of which appear to have been associated with Blatt, and several

of which were actually demolished.”22 The letter also asserted that the PPM

misrepresented the fees Blatt received from the investment.23 Further, the letter

quoted one of Blatt’s former associates, who accused Blatt of “circulat[ing] an

unofficial version of the PPM with markedly different terms, in an effort to defraud

investors and others.”24 The letter ended with a demand that Blatt and CapStack

withdraw as a manager and member of CSM.25

18 Id. ¶¶ 17–18. 19 Id. ¶ 19. 20 Id. ¶ 20. 21 Compl. Ex. F. 22 Id. at 1. 23 Id. 24 Id. at 2. 25 Id. at 3. 5 The Plaintiffs rejected the demand.26 Approximately two weeks later, the

Defendants sent a second letter to counsel for Blatt and NH Cohen.27 The

Defendants reiterated their demand that the Plaintiffs withdraw from the joint

venture.28 The Defendants also stated that they intended to “notify investors of the

facts and circumstances relating to the CSP . . . private placement memorandum and

closing.”29 The Defendants then said, “We believe that investors, and the [Securities

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Bluebook (online)
CapStack Nashville 3 LLC v. MACC Venture Partners, Counsel Stack Legal Research, https://law.counselstack.com/opinion/capstack-nashville-3-llc-v-macc-venture-partners-delch-2018.