Dopp v. HTP Corp.

Court of Appeals for the First Circuit·Decided October 28, 1994·No. 93-2373·Published

Opinion

November 25, 1994 UNITED STATES COURT OF APPEALS

FOR THE FIRST CIRCUIT

No. 93-2373

PAUL S. DOPP, Plaintiff, Appellant,

v.

JAY PRITZKER, Defendant, Appellee.

Nos. 94-1130 94-1131

PAUL S. DOPP, Plaintiff, Appellee,

v.

JAY PRITZKER, Defendant, Appellant.

ERRATA SHEET ERRATA SHEET

The opinion of the court issued on October 28, 1994, is corrected as follows:

1. On page 25, line 13 delete signal for footnote 12, and add the following at the end of the sentence (after "$600,000."): Under the SSA, Pritzker could have exercised the buy-out option as late as 10 years after the formation of the contract (withholding any payment until then). There is evidence in the record, through an expert witness presented by Pritzker, that the prospect of so long a delay would justify a somewhat lower figure, reflective of a time-related discount. The expert testified that this reduction to present value could have brought the present value of the redemption price as of December 3, 1984, as low as $114,638.

2. Delete footnote 12 in its entirety and renumber all subsequent footnotes accordingly.

3. On page 26, line 3 change "the . . . price" to "$114,638."

4. On page 26, line 4, page 27, line 10, page 29, line 7, and page 29, line 12 change "$13,686,600" to "$14,171,962."

5. On page 29, line 10 change "$3,313,400" to

"$2,828,038."

UNITED STATES COURT OF APPEALS FOR THE FIRST CIRCUIT

No. 93-2373

PAUL S. DOPP, Plaintiff, Appellant,

v.

JAY PRITZKER, Defendant, Appellee.

Nos. 94-1130 94-1131

PAUL S. DOPP, Plaintiff, Appellee,

v.

JAY PRITZKER, Defendant, Appellant.

APPEALS FROM THE UNITED STATES DISTRICT COURT FOR THE DISTRICT OF PUERTO RICO

[Hon. Jaime Pieras, Jr., U.S. District Judge]

Before

Selya and Cyr, Circuit Judges,

and Zobel,* District Judge.

Ruben T. Nigaglioni, with whom Diana Mendez-Ondina and

Ledesma, Palcu & Miranda were on brief, for plaintiff.

Gael Mahony, with whom Frances S. Cohen, David A. Hoffman,

Joshua M. Davis, Hill & Barlow, Salvador Antonetti-Zequeira,

Ricardo Ortiz-Colon, and Fiddler, Gonzalez & Rodriguez were on

brief, for defendant.

October 28, 1994

*Of the District of Massachusetts, sitting by designation.

SELYA, Circuit Judge. In these appeals, we revisit the SELYA, Circuit Judge.

remedial phase of a protracted dispute in which the main

protagonists are a pair of erstwhile partners, Paul S. Dopp and

Jay A. Pritzker. The litigation stems from an oral contract

between the two men concerning the purchase of the Dorado Beach

Hotel Corporation (DBHC), a company that controlled a complex of

hotels and golf courses situated on 1,000 beachfront acres along

the north shore of Puerto Rico.

In an earlier opinion we upheld a jury verdict finding

Pritzker liable to Dopp, but vacated both the jury's damage award

and the trial court's rulings in connection with equitable

relief. See Dopp v. HTP Corp., 947 F.2d 506 (1st Cir. 1991)

(Dopp II). On remand, the district court held a second trial to

determine Dopp's entitlement to various forms of relief. After a

jury returned a series of special findings, see Fed. R. Civ. P.

49(a), the district court entered a revised judgment.

Both sides now appeal.1 Their appeals require that we

examine: (1) whether the district court lawfully denied Dopp

resolution (a form of rescission) as a remedy for contractual

breach; (2) whether the jury's assessment of full damages,

$17,000,000, was either excessive, as Pritzker claims, or too

1The three appeals with which we are concerned today were consolidated for oral argument with three other appeals arising out of the same case. Since the latter appeals (Nos. 93-2374, 94-1128, and 94-1129, respectively) involve segregable issues they focus on a series of financing agreements entered into between Dopp and three financiers, Robert Yari, Lincoln Realty, Inc., and Baird Patrick & Co., for the apparent purpose of funding Dopp's litigatory efforts we will address them in a separate and subsequent opinion.

niggardly, as Dopp asserts; and (3) whether the district court

appropriately awarded Dopp attorneys' fees and prejudgment

interest, based on its determination that Pritzker displayed

obstinacy in conducting the litigation. After a careful

examination of the record and the applicable law, we affirm in

part, reverse in part, and remand.

I. BACKGROUND I. BACKGROUND

We divide this segment of our opinion into two

subparts, treating the facts and the travel of the case

separately. In doing so, we write somewhat sparingly because the

background of the litigation is already well-documented. See,

e.g., id. at 508-09; Dopp v. HTP Corp., 831 F. Supp. 939, 941-42

(D.P.R. 1993) (Dopp III); Dopp v. HTP Corp., 755 F. Supp. 491,

492-94 (D.P.R. 1991) (Dopp I).

A. The Facts. A. The Facts.

In May of 1984, Dopp wangled an option to acquire DBHC

for the approximate price of $40,500,000. He secured the option

with a $2,000,000 letter of credit supplied with the assistance

of Island Resorts, S.A. (IRSA), a Panamanian corporation. The

option agreement specified that the underlying purchase-and-sale

transaction would be consummated no later than December 3, 1984.

Though playing for high stakes, Dopp had relatively few

chips of his own. Thus, he immediately set out in search of

financial backing. He encountered heavy seas. With time running

out, Dopp turned to Pritzker. The parties reached an oral

agreement on November 30, 1984. Under its terms, Pritzker agreed

to provide the funds needed to seal the purchase and reimburse

Dopp's and IRSA's costs. In exchange, Dopp agreed that Pritzker

would receive an 80% equity interest in a holding company that

would be formed to acquire DBHC's stock, and, as a sweetener,

that a Pritzker affiliate would be given a long-term contract to

manage the hotels coincident with the closing.

The parties formed HTP Corporation (HTP) to serve as

the holding company. Dopp controlled 20% of HTP's stock in the

first instance, but ceded some shares to IRSA in accordance with

a prior arrangement. In the end, Dopp retained a 12% interest in

HTP. Meanwhile, Pritzker, through a nominee, held an 80%

interest.2

On December 3, 1984, Pritzker presented two documents

to Dopp that supposedly embodied their oral agreement. Pritzker

injected into one of these documents the stock subscription

agreement (SSA) a clause granting the majority shareholder

(Pritzker) an option to retire the stock held by the two minority

shareholders (Dopp and IRSA) for $50,000 per share, or $1,000,000

in the aggregate, at any time within 10 years. With the purchase

option due to expire, the move put Dopp at a huge disadvantage.

He signed the documents.

After HTP obtained a one-day extension from the seller,

it closed the underlying transaction on December 4, 1984. HTP

bought DBHC's stock for $36,846,000, net of adjustments; the

2For ease in reference, we ignore the nominee, a shell corporation, and treat Pritzker as if he, himself, were the majority shareholder.

seller canceled the letter of credit; Pritzker reimbursed Dopp

and IRSA for expenses advanced ($710,000); and Dopp received a

prearranged $200,000 "consulting fee."

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