De Fontaine v. Passalino

584 N.E.2d 933, 222 Ill. App. 3d 1018, 165 Ill. Dec. 499
CourtAppellate Court of Illinois
DecidedDecember 24, 1991
Docket2-90-1279
StatusPublished
Cited by44 cases

This text of 584 N.E.2d 933 (De Fontaine v. Passalino) is published on Counsel Stack Legal Research, covering Appellate Court of Illinois primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
De Fontaine v. Passalino, 584 N.E.2d 933, 222 Ill. App. 3d 1018, 165 Ill. Dec. 499 (Ill. Ct. App. 1991).

Opinion

JUSTICE NICKELS

delivered the opinion of the court:

This appeal arises from an accounting action filed by plaintiff, Glance De Fontaine, against defendant, Joseph Passalino (defendant) and Lake Forest Chateau, Inc. (Chateau), as a nominal defendant. The circuit court of Lake County made certain findings and ordered an accounting in an order filed on December 11, 1987. It subsequently amended that order for clarification reasons in another order filed February 10, 1988. Following an accounting proceeding, a judgment was entered on August 8, 1990, for $658,908.66 compensatory damages in favor of plaintiff for the use and benefit of Chateau and against defendant. Defendant was also assessed $20,000 in punitive damages. A subsequent order provided that plaintiff be reimbursed for attorney fees and costs under a “common-fund theory.” Both parties’ petitions for attorney fees were denied. (134 Ill. 2d R. 137.) Defendant appealed, and plaintiff filed a cross-appeal. Several issues are raised with respect to these orders.

Plaintiff filed a complaint for an injunction and other relief (accounting) against defendant and Chateau on July 30, 1985. It was alleged that defendant was a 70% shareholder, officer and director of Chateau and plaintiff was a 30% shareholder. Plaintiff claimed that defendant defrauded plaintiff, breached their agreement, and breached fiduciary duties. It was alleged that defendant diverted Chateau funds for his own use and refused to allow plaintiff access to Chateau’s books and records.

Defendant initially denied diverting any funds to his own use in his answer. He filed a counterclaim. It was defendant’s contention that plaintiff breached their agreement when plaintiff failed to pay $1 million of a $1.25 million equity or capital contribution. He claimed that plaintiff’s share in the corporation was reduced to 6% due to his failure to pay the full amount.

During the trial on plaintiff’s complaint, the evidence showed that plaintiff and defendant entered into an oral agreement in 1981 for the construction of a townhouse development in Lake Forest, Illinois, known as Lake Forest Chateau. Defendant was involved in the construction industry in the area. Plaintiff was a member of the Chicago Board of Trade and engaged in the trading of commodities. After entering into the joint venture agreement, the parties formed a corporation, which they then designated as a subchapter S corporation under the Internal Revenue Code. Defendant owned 70% of the shares and was the president, while plaintiff owned 30% and was the secretary-treasurer.

According to plaintiff he met with defendant in the fall of 1981 to discuss the joint venture. Defendant was the contract purchaser for 10½ acres of property in Lake Forest owned by the DeMaries. The sale price was $530,000 with a $180,000 credit toward the purchase of a townhouse for the DeMaries. The development would consist of 36 townhouses or units to be built in phases of six units. After selling the first six units, plaintiff would receive one-half of his investment back and the other one-half of his contribution after the next six units were sold. The project would be self-sustaining out of the profits of each unit and no bank financing would be necessary.

Defendant was carrying over $800,000 in debt, and interest rates were very high. He needed an investor but had been unable to locate one. It was eventually agreed that plaintiff would make a capital contribution of about $1.2 million. However, plaintiff explained that the exact dollar amount was not set during the meeting. Plaintiff admitted that $1.25 million could have been the amount. Defendant testified that the amount to be contributed by plaintiff was $1.25 million. Defendant was to receive 20% more than plaintiff as his share of the profits for his management services and his long involvement with the project over prior years. Defendant testified that he was also to be paid 15% for his services in addition to his 70% share and before any profits were paid.

Plaintiff made a contribution of $200,000 in December 1981. According to plaintiff he suffered financial losses in the grain market soon thereafter which made it necessary to pull out of the parties’ agreement. He still had other assets and was not financially ruined. He met with defendant in January 1982 to explain the situation. He felt badly over the position in which he put defendant. Plaintiff told defendant that he would provide $330,000 to complete the property purchase. Then defendant could sell the property, and defendant could retain any profit. Defendant misstates this testimony by claiming that plaintiff offered to split the profit. Plaintiff would absorb any loss. Plaintiff also told defendant that he could look for other investors while the property was being sold and go ahead with the project.

Defendant asked plaintiff to coguarantee a construction loan with defendant for $1.6 million. If plaintiff• would coguarantee such a loan, plaintiff would no longer have to contribute the remaining part of his capital contribution. Plaintiff and defendant agreed to this modification according to plaintiff. Plaintiff later paid $50,000 to Chateau in March 1982 as capital contribution. The parties coguaranteed a construction loan for $1.6 million with Lyons Savings and Loan in June 1983 (Lyons loan), after other attempts to obtain financing. Lyons required a guarantee from both parties to obtain the funds.

Defendant testified as an adverse witness that plaintiff was to contribute $1.25 million and would act like a silent partner. Defendant would be in complete charge of the project. Plaintiff paid $200,000 in December 1981 but kept making excuses about paying more money. Plaintiff paid $50,000 in March 1982. After plaintiff paid this money, he told defendant that he had a lot of positions on the market in an attempt to make a large profit. Plaintiff could not pay defendant any more money because of these positions. Plaintiff never told defendant about reverses on the grain market.

Plaintiff, defendant and Ralph Peters testified about a meeting among them in the summer of 1982. Peters was a business associate of plaintiff. The meeting was initially for the purpose of securing Peters as an investor. Plaintiff and Peters testified that Peters did not invest and advised plaintiff to get out of the deal with defendant because it was a bad investment. Defendant testified that Peters told defendant that plaintiff had severe financial problems. Plaintiff’s wife also advised defendant of plaintiff’s poor financial condition according to defendant.

Prior to going to Lyons in 1983, defendant testified that he asked plaintiff for his $1 million contribution. Plaintiff could not pay it but wanted to stay involved in the project. He asked for more time to get the money. Defendant agreed to an 18-month extension for plaintiff to pay the $1 million balance. They would obtain a construction loan from Lyons for the interim which would be paid off when plaintiff had the money. The loan was then obtained by defendant and both parties coguaranteed it. Defendant testified that he repeatedly asked plaintiff for $1 million over the following months while plaintiff testified that defendant did not ask for the money.

Construction began in April 1983 with a townhouse.

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Cite This Page — Counsel Stack

Bluebook (online)
584 N.E.2d 933, 222 Ill. App. 3d 1018, 165 Ill. Dec. 499, Counsel Stack Legal Research, https://law.counselstack.com/opinion/de-fontaine-v-passalino-illappct-1991.