Doherty v. Country Faire Conversion, LLC

2020 IL App (1st) 192385
Appellate Court of Illinois·Decided November 2, 2020·No. 1-19-2385·Published·Cited by 6 cases

Opinion

2020 IL App (1st) 192385 No. 1-19-2385 Opinion filed November 2, 2020 First Division

______________________________________________________________________________

IN THE APPELLATE COURT OF ILLINOIS FIRST DISTRICT ______________________________________________________________________________ MARY DOHERTY, ) ) Plaintiff-Appellant, ) Appeal from the ) Circuit Court of v. ) Cook County. COUNTRY FAIRE CONVERSION, LLC, an Illinois ) Limited Liability Company; GRAYSLAKE ) No. 16 CH 2805 INVESTMENTS, LLC, an Illinois Limited Liability ) Company; JOHN FARANO; PATRICK DOHERTY; ) Honorable JOHN R. KELLY; JOHN MCGLYNN REVOCABLE ) Caroline Kate Moreland, TRUST, Dated June 23, 2005, an Illinois Trust; ) Judge, presiding. STANLEY A. SMAGALA; STANLEY A. SMAGALA REVOCABLE TRUST, Dated June 2, 2005, ) ) Defendants-Appellees. )

JUSTICE HYMAN delivered the judgment of the court, with opinion. Justices Pierce and Coghlan concurred in the judgment and opinion.

OPINION

¶1 At a UCC sale, plaintiff Mary Doherty purchased the interest of Grayslake Investments

LLC (Grayslake) in Country Faire Conversion LLC (CFC), a real estate development company,

from The Private Bank and Trust Company, after the bank foreclosed on Grayslake’s loan. CFC

then sold its sole asset for a profit of more than $4 million. The manager of CFC, Stanley Smagala No. 1-19-2385

in his capacity as trustee of the Stanley A. Smagala Revocable Trust (Smagala), questioned the

validity of the UCC sale and refused to distribute Doherty’s share of the proceeds. Doherty filed a

complaint, seeking (i) a declaration that she was a member of CFC, (ii) a right to inspect CFC’s

books, (iii) a 25% distribution because Grayslake had made a 25% capital contribution to CFC,

(iv) an accounting, and (v) a claim of breach of Smagala’s fiduciary duty to her as a CFC member.

¶2 The trial court entered summary judgment, concluding that Doherty owned an economic

interest in CFC’s profits and losses and not a membership interest because Private Bank had not

followed the necessary procedures to become a member of CFC and Doherty had purchased the

bank’s interest. The trial court entered a separate summary judgment, finding that, as Doherty was

not a member of CFC, she did not have a right to inspect CFC’s books and lacked standing to seek

an accounting or to raise the breach of fiduciary duty claim. After a bench trial, the court held that

(i) under CFC’s amended operating agreement, Doherty, as holder of an economic interest, was

entitled to a 13.75% interest in the proceeds of the sale or $600,477.42, after deducting CFC’s

attorney’s fees and costs and (ii) Doherty was responsible for her own attorney’s fees.

¶3 Doherty contends (i) Smagala is liable to her, as an economic interest holder, for a breach

of fiduciary duty and duties of loyalty and care and good faith and fair dealing, for an accounting,

and for inspection of the books and records, (ii) the trial court erred in determining her

distributional interest, and (iii) the trial court erred in denying her attorney’s fees and costs and

deducting Smagala’s attorney’s fees and costs before calculating her distribution.

¶4 We affirm. Doherty was not a member of CFC and lacked standing to (i) bring claims for

breach of fiduciary duty or breach of good faith and fair dealing against Smagala, (ii) obtain an

accounting, and (iii) challenge CFC’s indemnification of Smagala for attorney’s fees and costs.

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Further, the trial court’s finding that Doherty was entitled to a 13.75% interest in the proceeds of

the sale was not against the manifest weight of the evidence and the court did not abuse its

discretion in denying Doherty’s request for attorney’s fees and costs.

¶5 Background

¶6 CFC is an Illinois limited liability corporation created to manage, convert, and sell an

apartment complex in Grayslake. The original members of CFC were the Stanley A. Smagala

Revocable Trust dated June 2, 2005 (Smagala Trust), the John McGlynn Revocable Trust dated

June 23, 2005 (McGlynn Trust), Grayslake Investments, LLC, and John R. Kelly. The original

members of CFC executed an operating agreement (original operating agreement), which provided

that each member’s ownership interest depended on their capital contributions, with Smagala Trust

contributing $3,465,000 and owning a 45% interest, the McGlynn Trust and Grayslake each

contributing $1,925,000 and owning a 25% interest, and Kelly contributing $385,000 and owning

a 5% interest.

¶7 Smagala, in his capacity as trustee of the Smagala Trust, was the manager of CFC. Article

V of the amended operating agreement defined the rights and duties of the manager. Of relevance

here, under section 5.01, Smagala, as manager, had full authority to “direct, manage, and control

the business of [CFC]” and, under section 5.03(h), had the authority to “employ accountants, legal

counsel, managing agents or other experts to perform services for [CFC].” Section 5.07 provided

the company “shall, to the maximum extent permitted under Section 15-10 of the [Limited

Liability Company] Act [(805 ILCS 180/10-10 (West 2018))], indemnify and make advances for

expenses to Manager, its employees, officers, directors, shareholders and other agents.”

-3- No. 1-19-2385

¶8 Amended Operating Agreement

¶9 At the end of 2006, the members signed an Amended Operating Agreement of Country

Faire Conversion, LLC (“amended operating agreement”), retroactive to July 6, 2005. The

amended operating agreement changed the members’ interest from a capital contribution interest

to an “economic interest” in the company’s profits and losses as follows: the Smagala Trust-

69.75%; the McGlynn Trust-13.75%; Grayslake-13.75%; and Kelly-2.75%. The amended

operating agreement defined an “economic interest” as “a Member’s or Economic Interest

Owner’s share of one or more of the Company’s Profits, Losses and distributions of the Company’s

assets pursuant to this Operating Agreement and the Act, but shall not include any right to

participate in the management or affairs of the Company, including the right to vote on, consent

to or otherwise participate in any decision of the Members or Manager.”

¶ 10 Section 6.05 of the original and amended operating agreements provided that “[u]pon

reasonable written request, each Member shall have the right, at a time during ordinary business

hours, as reasonably determined by the Manager, to inspect and copy, at the requesting Member’s

expense, the Company documents. *** For the avoidance of doubt, Economic Interest Holders

shall not have the right to inspect or copy company records.”

¶ 11 As to transferring membership in CFC, section 10.03(a) of the original and amended

operating agreements stated, “Notwithstanding anything contained herein to the contrary if all of

the remaining Members do not approve by unanimous written consent of the proposed sale *** of

the Transferring Member’s Membership Interest or Economic Interest to a transferee *** which is

not a Member immediately prior to the sale ***, then the proposed transferee *** shall have no

-4- No. 1-19-2385

right to participate in the management of the business and affairs of the Company or to become a

Member. The transferee *** shall be merely an Economic interest-Owner.”

¶ 12 Regarding distributions, section 9.03 of the original and amended operating agreements,

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Doherty v. Country Faire Conversion, LLC
2020 IL App (1st) 192385 (Appellate Court of Illinois, 2020)