Double Oak Construction L.L.C. v. Cornerstone Development International, L.L.C.

97 P.3d 140, 2003 Colo. App. LEXIS 1502
CourtColorado Court of Appeals
DecidedSeptember 25, 2003
Docket3:19-cv-07027
StatusPublished
Cited by52 cases

This text of 97 P.3d 140 (Double Oak Construction L.L.C. v. Cornerstone Development International, L.L.C.) is published on Counsel Stack Legal Research, covering Colorado Court of Appeals primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Double Oak Construction L.L.C. v. Cornerstone Development International, L.L.C., 97 P.3d 140, 2003 Colo. App. LEXIS 1502 (Colo. Ct. App. 2003).

Opinion

Opinion by

Judge GRAHAM.

Defendants, Cornerstone Development International, L.L.C., Bongil Ho, Inhyung “Brian” Yoo, and Muscanto, L.L.C., appeal the trial court’s judgment in favor of plaintiff, Double Oak Construction, L.L.C. We affirm.

The facts underlying this controversy are undisputed. Plaintiff entered into a contract with Cornerstone, Ho’s alter ego, to construct, and later expand, a shopping plaza for $710,202. Ho named Yoo the owner of Cornerstone because Ho could not conduct business under his name because of outstanding and unsatisfied civil money judgments against him. Plaintiff was not paid fully for *145 this work, and it served Cornerstone its demand for arbitration in January 1997.

In August 1997, plaintiff obtained an arbitration award against Cornerstone of $47,293.61, plus interest, for work performed by plaintiff in the construction of the shopping plaza. The arbitration award was reduced to judgment in December 1997.

Meanwhile, in February 1997, one month after Cornerstone was served the demand for arbitration, Cornerstone sold the shopping plaza for $1.4 million to a California corporation, owned and managed by a business associate of Ho’s brother, who was also involved with the corporation. The shopping plaza was Cornerstone’s only asset. The corporation did not obtain a license to conduct business in Colorado until after its purchase of the shopping plaza. The money that Cornerstone received from the corporation was transferred to an individual in Hong Kong. In July 1998, the corporation conveyed the property to that individual in exchange for a promissory note in the amount of $1,389 million, and for $10, executed a covenant not to sue for nonpayment of the note. The individual then conveyed the property to Muscanto, an entity controlled by Ho, for $10.

Plaintiff filed an action against defendants for civil conspiracy and for fraudulent conveyance in violation of the Colorado Uniform Fraudulent Transfer Act (CUFTA), § 38-8-101, C.R.S.2002. Plaintiff also asserted a claim for breach of a special duty against Ho and Yoo and an alternative claim for fraudulent misrepresentation against Ho. Plaintiff sought exemplary damages related to the civil conspiracy claim as well as attorney fees.

At the bench trial, Ho admitted that the reason for the transfers was to avoid execution on the property and frustrate creditors. The court entered judgment for plaintiff on its fraudulent transfer claim. However, because the parties stipulated that title to the property would remain with Muscanto, the trial court, in lieu of voiding the conveyances, entered judgment for plaintiff in the amount of $62,484.35, which represented plaintiffs original judgment against Cornerstone, less a garnishment obtained, plus interest. The court found that Cornerstone was the alter ego of Ho and Yoo and held them both personally liable for the amount of the judgment.

The trial court also found in favor of plaintiff on its civil conspiracy claim and held defendants jointly and severally liable for actual damages consisting of attorney fees and costs, which were exacerbated by defendants’ “false filings and forgery.” The court awarded plaintiff exemplary damages in the amount of $100,000 against Ho and $25,000 against Yoo on the civil conspiracy claim. The court, however, found against plaintiff on its claims for breach of a special duty and fraudulent misrepresentation. This appeal followed.

I.

Defendants contend, on several grounds, that the trial court erred in finding in favor of plaintiff on its claim for civil conspiracy. We address, and reject, each assertion in turn.

Defendants’ arguments challenge the trial court’s application of law, but do not challenge the trial court’s findings that defendants engaged in a conspiracy to defeat, hinder, and delay plaintiffs rights as a creditor by fraudulently transferring property. There is abundant evidence to support those findings and other special circumstances, such as forgery, which were employed to frustrate plaintiffs attempts to satisfy its judgment.

Because the controlling facts are undisputed, the legal effect of those facts is a question of law. We are not bound by the trial court’s conclusions of law, and hence our review is de novo. Ocmulgee Props. Inc. v. Jeffery, 53 P.3d 665 (Colo.App.2001).

A.

Defendants argue that, because plaintiffs tort claims for fraudulent representation and breach of special duty were dismissed, there was no underlying “tort” basis for the civil conspiracy claim. We disagree.

We first note that the trial court based the civil conspiracy only on the fraudulent conveyances, determining that those convey- *146 anees were the legal wrong to which defendants conspired.

To establish a claim for civil conspiracy, a plaintiff must show by a preponderance of the evidence that there exists: (1) an object to be accomplished; (2) an agreement by two or more persons on a course of action to accomplish that object; (3) in furtherance of that course of action, one or more unlawful acts which were performed to accomplish a lawful or unlawful goal, or one or more lawful acts which were performed to accomplish an unlawful goal; and (4) damages to the plaintiff as a proximate result. Magin v. DVCO Fuel Sys., Inc., 981 P.2d 673 (Colo.App.1999); see also Nelson v. Elway, 908 P.2d 102 (Colo.1995).

In a civil action, conspiracy is a derivative cause of action that is not actionable per se. Morrison v. Goodspeed, 100 Colo. 470, 68 P.2d 458 (1937); Pullen v. Headberg, 53 Colo. 502, 127 P. 954 (1912). “[T]he essence of a civil conspiracy claim is not the conspiracy itself, but the actual damages resulting from the acts done in furtherance of the conspiracy.” Resolution Trust Corp. v. Heiserman, 898 P.2d 1049, 1055 (Colo.1995). If the acts alleged to constitute the underlying wrong provide no cause of action, then there is no cause of action for the conspiracy itself. See Jet Courier Serv., Inc. v. Mulei 771 P.2d 486 (Colo.1989)(there must be an unlawful act).

There is no requirement of an underlying garden variety “tort” to establish a claim for civil conspiracy. Rather, the elements for a civil conspiracy claim require that the underlying acts be unlawful and create an independent cause of action. McElhanon v. Hing, 151 Ariz. 386, 728 P.2d 256 (Ct.App.1985)(a legal wrong will support a conspiracy claim), ajfd in part and vacated in part on other grounds, 151 Ariz. 403, 728 P.2d 273 (1986).

Defendants argue that a fraudulent conveyance is not a legal wrong which will support conspiracy, unless and until the creditor obtains a lien against the property transferred.

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