J. K. Social Club v. J. K. Realty Corp

448 A.2d 130, 1982 R.I. LEXIS 950
CourtSupreme Court of Rhode Island
DecidedJuly 9, 1982
Docket80-12-Appeal
StatusPublished
Cited by16 cases

This text of 448 A.2d 130 (J. K. Social Club v. J. K. Realty Corp) is published on Counsel Stack Legal Research, covering Supreme Court of Rhode Island primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
J. K. Social Club v. J. K. Realty Corp, 448 A.2d 130, 1982 R.I. LEXIS 950 (R.I. 1982).

Opinion

OPINION

SHEA, Justice.

The plaintiff, J. K. Social Club (the club), appeals from the dismissal of its prayer for equitable relief pursuant to Rule 41 of the Superior Court Rules of Civil Procedure by a trial justice of the Superior Court. We sustain the dismissal of the equitable claims but remand for a limited determination concerning an alleged debt owed to the club.

The case was tried on an amended complaint containing three counts, each of which requested equitable relief against defendant J. K. Realty Corporation (the corporation). The case involves the legal and beneficial ownership of a building located at 621 Main Street in Pawtucket, Rhode Island. The club uses the building for its gatherings. Legal title to the building is in the corporation. The corporation is considering a sale of the building, and the club claims it is entitled to the proceeds of any sale.

In the first count of the amended complaint the club seeks to impose upon the corporation a resulting trust in favor of the club with the building to become the trust property. In the second count the club alleges that it is entitled to an equitable lien or equitable mortgage upon the real estate for improvements and renovations made to the interior of the building and paid for with club funds. The third count requests imposition of a constructive trust upon the building in favor of the club.

The club is a Rhode Island nonbusiness corporation that was established in 1933 for the expressed purpose of “assisting each [member] to act in a just, equitable manner to one another; aiding and assisting one another in sickness and adversity; encouraging the highest standard of morality among our members, and avoiding all that is disreputable or liable to demean the members or lower the dignity of this club.” Its quarters have been and are presently located at 621 Main *132 Street in Pawtucket, Rhode Island. The club itself never owned this property. Instead, it has always leased space from the owner. The question of ownership of the property gives rise to this controversy.

Records of the organization which were in evidence indicate that in 1947, the club officers and members learned that their then landlord intended to sell the property. The club entered into negotiations with the landlord for the purchase of the property. On March 24, 1947, the club appointed a committee to deal with the landlord and authorized it to offer him $15,500. Apparently, the committee reached a satisfactory agreement with the landlord, and on April 7, 1947, the club decided to “place a substantial binder” with a real estate broker.

The club itself, however, did not make the purchase. Instead, at a special meeting on April 21, 1947, the members decided to form the corporation for the purpose of buying the property. All persons who were then members of the club were to be incor-porators.

Nothing in the record indicates exactly why the club members decided that the club itself would not or should not purchase the property in its own name. The corporation was duly formed, and the sale was consummated. The corporation received title to the property on May 15, 1947. The total outlay of funds was $16,475, including $15,-700 as the purchase price and $775 as a brokerage commission. The real estate agent, Herbert I. Mathewson, retained a mortgage on the property in the amount of $12,000. The balance of the price was paid with the club’s funds.

The club contributed money toward the purchase of the property by means of a capital contribution to the corporation. On May 5, 1947, the corporation had issued 90 shares of stock to the club in exchange for the capital contribution. Over the next two years, until July 11, 1949, the club made additional purchases of the corporation’s stock until the club owned 270 shares having a value of $13,500.

In June 1950, the club, as sole stockholder, caused all of its shares to be redeemed by the corporation. Thereafter, each club member was individually reissued one share of the corporation’s stock. At that time there were eighty-one members of the club. At the same meeting the corporation bylaws were amended to provide that each stockholder of the corporation would be entitled to one vote per share and that membership in the club was a prerequisite to exercising one’s right to vote upon corporate matters.

Since 1950 the corporation has issued no new stock, either to pre-1950 members or to members who have since joined. At the time this case was tried, twenty-three shares were held by active club members. Thirty-two shares were in the hands of the estates or heirs and beneficiaries of deceased club members. The remainder of the shares had been retired. At the time of the trial there were 139 club members. The evidence therefore suggests that 116 club members have no ownership interest in the corporation.

In the early 1950s the club undertook renovations and additions to the building owned by the corporation. The club hired an architect, solicited bids, gave out the contracts and authorized the work. The corporation acquired a bank loan in the amount of $25,000 to cover the cost. The club, however, advanced funds to the corporation to pay for the construction when the loan was exhausted.

At the trial, club members who were also stockholders of the corporation admitted that the corporation was and continues to be indebted to the club in the amount of $15,510.78. They also admitted the corporation’s plan to sell the property. The proceeds from the sale would be divided among all of the shareholders, including the twenty-three club members and the thirty-two estates and beneficiaries. Before such distribution, however, the sale proceeds would be applied to pay off the corporation’s debt to the club.

Upon completion of the club’s presentation of evidence, the corporation moved for dismissal of the suit pursuant to Super.R. *133 Civ.P. 41(b)(2). The trial justice granted the motion. He specifically found that the facts were insufficient to justify the imposition of either a resulting or a constructive trust upon the building. He also dismissed that count of the club’s amended complaint that requested relief in the form of an equitable lien upon the property. While finding that a debt was indeed owing to the club, the trial justice ruled that since there was an adequate remedy at law for its collection, equitable relief would be inappropriate.

Rule 41(b) provides for the involuntary dismissal of jury-waived cases. Rule 41(b)(2) states:

“On Motion of the Defendant. On motion of the defendant the court may, in its discretion, dismiss any action for failure of the plaintiff to comply with these rules or any order of court or for lack of prosecution as provided in paragraph (1) of this subdivision. After the plaintiff, in an action tried by the court without a jury, has completed the presentation of his evidence the defendant, without waiving his right to offer evidence in the event the motion is not granted, may move for a dismissal on the ground that upon the facts and the law the plaintiff has shown no right to relief. The court as trier of the facts may then determine them and render judgment against the plaintiff or may decline to render any judgment until the close of all the evidence.

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Cite This Page — Counsel Stack

Bluebook (online)
448 A.2d 130, 1982 R.I. LEXIS 950, Counsel Stack Legal Research, https://law.counselstack.com/opinion/j-k-social-club-v-j-k-realty-corp-ri-1982.