Coster v. UIP Companies, Inc.

CourtSupreme Court of Delaware
DecidedJune 28, 2021
Docket49, 2020
StatusPublished

This text of Coster v. UIP Companies, Inc. (Coster v. UIP Companies, Inc.) is published on Counsel Stack Legal Research, covering Supreme Court of Delaware primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Coster v. UIP Companies, Inc., (Del. 2021).

Opinion

IN THE SUPREME COURT OF THE STATE OF DELAWARE

MARION COSTER, § § No. 49, 2020 Plaintiff Below, § Appellant, § Court Below – Court of Chancery § of the State of Delaware v. § § Consolidated UIP COMPANIES, INC., STEVEN § C.A. No. 2018-0440 SCHWAT, and SCHWAT REALTY § LLC, § § Defendants Below, § Appellees. §

Submitted: April 7, 2021 Decided: June 28, 2021

Before SEITZ, Chief Justice; VALIHURA, VAUGHN, TRAYNOR, and MONTGOMERY-REEVES, Justices, constituting the Court en Banc.

Upon appeal from the Court of Chancery. REVERSED and REMANDED.

Max B. Walton, Esquire (argued), Kyle Evans Gay, Esquire, CONNOLLY GALLAGHER LLP, Wilmington, Delaware; Michael K. Ross, Esquire, Thomas Shakow, Esquire, Serine Consolino, Esquire, Sean Roberts, Esquire, AEGIS LAW GROUP LLP, Washington, D.C.; Attorneys for Plaintiff-Appellant Marion Coster.

Stephen B. Brauerman, Esquire, Elizabeth A. Powers, Esquire, BAYARD, P.A., Wilmington, Delaware; Deborah B. Baum, Esquire (argued), PILLSBURY WINTHROP SHAW PITTMAN LLP, Washington, D.C.; Attorneys for Defendants- Appellees UIP Companies, Inc., Steven Schwat, and Schwat Realty, LLC.

SEITZ, Chief Justice: The two equal stockholders of UIP Companies, Inc. were deadlocked and

could not elect new directors. One of the stockholders, Marion Coster, filed suit in

the Court of Chancery and requested appointment of a custodian for UIP under 8

Del. C. § 226(a)(1) (the “Custodian Action”). In response, the three-person UIP

board of directors—composed of the other equal stockholder and board chairman,

Steven Schwat, and the two other directors aligned with him—voted to issue a one-

third interest in UIP stock to their fellow director, Peter Bonnell, who is also a friend

of Schwat and long-time UIP employee (the “Stock Sale”). It is not seriously

disputed that the defendants issued the stock to Bonnell to dilute Coster’s UIP

ownership interest below 50%, block her attempts to elect directors, and avoid a

possible court-appointed custodian.

Coster filed a second action in the Court of Chancery, claiming that the board

breached its fiduciary duties by approving the Stock Sale. She asked the court to

cancel the Stock Sale. After consolidating the two actions, the Court of Chancery

found what was apparent given the timing of the Stock Sale—the conflicted UIP

board issued stock to Bonnell to dilute Coster’s UIP interest below 50%, break the

stockholder deadlock for electing directors, and end the Custodian Action.

Ultimately, however, the court decided not to cancel the Stock Sale. According to

the court, the UIP board approved the Stock Sale at a fair price and set that price

through a fair process. It declined to consider any other aspects of the transaction,

2 reasoning that it was unnecessary to review the Stock Sale under any less rigorous

standard of review if the stock issuance passed the most rigorous entire fairness

review. Having satisfied entire fairness, the court held that the board did not breach

any fiduciary duty owed to Coster.

In this decision, we reverse the Court of Chancery on the conclusive effect of

its entire fairness review and remand for the court to consider the board’s

motivations and purpose for the Stock Sale. In a vacuum, it might be that the price

at which the board agreed to sell the one-third UIP equity interest to Bonnell was

entirely fair, as was the process to set the price for the stock. But “inequitable action

does not become permissible simply because it is legally possible.”1 If the board

approved the Stock Sale for inequitable reasons, the Court of Chancery should have

cancelled the Stock Sale.2 And if the board, acting in good faith, approved the Stock

Sale for the “primary purpose of thwarting” Coster’s vote to elect directors or reduce

her leverage as an equal stockholder, it must “demonstrat[e] a compelling

justification for such action” to withstand judicial scrutiny.3

After remand, if the court decides that the board acted for inequitable purposes

or in good faith but for the primary purpose of disenfranchisement without a

1 Schnell v. Chris-Craft Indus., Inc., 285 A.2d 437, 439 (Del. 1971). 2 Id. 3 Blasius Indus., Inc. v. Atlas Corp., 564 A.2d 651, 661–62 (Del. Ch. 1988). 3 compelling justification, it should cancel the Stock Sale and decide whether a

custodian should be appointed for UIP.

I.

A.

We rely on the facts as found at trial.4 Wout Coster,5 Cornelius Bruggen, and

Schwat formed UIP Companies, Inc. (“UIP” or the “Company”) in 2007. UIP is a

Delaware real estate investment services company composed of three subsidiaries:

UIP Asset Management, Inc., UIP General Contracting, Inc., and UIP Property

Management, Inc. Part of UIP’s business involves the principals and third-party

equity sponsors investing their own capital into the real estate investments of special

purpose entities (“SPEs”).6 SPEs are high-risk, high-reward investments that

sometimes require prolonged tie-ups of capital and UIP’s principals’ personal

guarantees to lenders. To mitigate risk, UIP’s principals created UIP and its

subsidiaries to control management and develop SPE properties. During trial, the

Court of Chancery heard expert testimony that “[t]he reality behind [UIP’s structure]

is if for some reason [the principals] stopped providing opportunities, the three

4 Unless otherwise stated, facts are drawn from the Court of Chancery’s January 28, 2020 opinion, Coster v. UIP Cos., Inc., 2020 WL 429906 (Del. Ch. Jan. 28, 2020). 5 This decision refers to Mr. Coster as “Wout” and Marion Coster as “Coster” to avoid name confusion. 6 SPEs are sometimes referred to a “promotes.” 4 operating companies down below would ultimately run out of business and actually

not be able to continue.”7

At formation, Wout, Bruggen, and Schwat each received one-third of the

stock. Bruggen ultimately left UIP and tendered his stock to UIP, leaving Wout and

Schwat each with a one-half interest in UIP. UIP had a five-member board of

directors composed of Wout, Bruggen, and Schwat plus two UIP employees,

Bonnell and Stephen Cox. Bonnell, under the tutelage of UIP’s principals, rose

through UIP’s ranks to become the principal of UIP Asset Management. Cox also

rose through the ranks to become chief financial officer at UIP Asset Management.

In late 2013, Wout told the other UIP principals that he had been diagnosed

with leukemia. The UIP principals began succession planning, which included de-

equitizing Wout. By early 2014, Wout began negotiations with Schwat for a buyout

of his UIP stake by Bonnell and Heath Wilkinson, then-president of UIP General

Contracting.8 Emails at the time show that Schwat expressed concerns about a lack

of liquidity to repurchase Wout’s stock. Schwat was also concerned that the

operating companies were only valuable to UIP executives, such as Bonnell and

Wilkinson.

7 Coster, 2020 WL 429906, at *2 (second alteration in original). 8 Around the time of Wout’s diagnosis, Wilkinson threatened to leave UIP. 5 On April 11, 2014, Wout, Schwat, Bonnell, and Wilkinson signed a term sheet

(the “Term Sheet”) whereby Wout would wind down his role at UIP with a decreased

salary. The Term Sheet valued UIP at $4,250,000. The Term Sheet memorialized

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