James H.Q. Davis Tr. v. Jhd Props., LLC

2022 NCBC 80
CourtNorth Carolina Business Court
DecidedDecember 9, 2022
Docket22-CVS-8617
StatusPublished

This text of 2022 NCBC 80 (James H.Q. Davis Tr. v. Jhd Props., LLC) is published on Counsel Stack Legal Research, covering North Carolina Business Court primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
James H.Q. Davis Tr. v. Jhd Props., LLC, 2022 NCBC 80 (N.C. Super. Ct. 2022).

Opinion

James H.Q. Davis Tr. v. JHD Props., LLC, 2022 NCBC 80.

STATE OF NORTH CAROLINA IN THE GENERAL COURT OF JUSTICE SUPERIOR COURT DIVISION WAKE COUNTY 22 CVS 8617

JAMES H. Q. DAVIS TRUST and WILLIAM R. Q. DAVIS TRUST,

Plaintiffs, ORDER AND OPINION ON v. DEFENDANT CHARLES B. Q. DAVIS TRUST’S MOTION TO DISMISS JHD PROPERTIES, LLC, BERRY HILL PROPERTIES, LLC, and CHARLES B. Q. DAVIS TRUST,

Defendants.

1. THIS MATTER is before the Court upon Defendant Intervenor Charles B.

Q. Davis Trust’s (the “Charles Trust” or “Defendant”) Motion to Dismiss Pursuant to

Rule 12(b)(6) of the North Carolina Rules of Civil Procedure (the “Motion”). (ECF No.

20.)

2. After considering the Motion, the parties’ briefs in support of and in

opposition to the Motion, the relevant pleadings, and the arguments of counsel at the

hearing held on the Motion, the Court DENIES the Motion.

Everett Gaskins Hancock LLP, by Ed Gaskins and Katherine A. King, for Plaintiffs James H. Q. Davis Trust and William R. Q. Davis Trust.

Meynardie & Nanney, PLLC, by Joseph H. Nanney, for Defendant Charles B. Q. Davis Trust.

No counsel appeared for Defendants JHD Properties, LLC and Berry Hill Properties, LLC.

Bledsoe, Chief Judge. I.

FACTUAL AND PROCEDURAL BACKGROUND

A. Factual Background

3. The Court does not make findings of fact on a motion to dismiss under Rule

12(b)(6) of the North Carolina Rules of Civil Procedure (the “Rule(s)”). Rather, the

Court recites the allegations asserted and documents referenced in Plaintiffs’

Complaint that are relevant to the Court’s determination of the Motion.

4. This action arises from disagreements over estate planning vehicles

established by James H. Davis, M.D. (“Dr. Davis”). In 2001 and 2002, Dr. Davis set

up two limited liability companies, JHD Properties LLC (“JHD”) and Berry Hill

Properties LLC (“Berry Hill”) (together, the “LLCs”). 1 Dr. Davis also established four

trusts, one for each of his sons, James H. Q. Davis (“Jim”), William R. Q. Davis

(“Tad”), Jonathon O. Q. Davis (“Jon”), and Charles B. Q. Davis (“Charles”)

(collectively, the “Davis Sons”). 2 Each son was the sole beneficiary of the trust

bearing his name. 3 Thus, Jim was the sole beneficiary of Plaintiff James H. Q. Davis

Trust (the “Jim Trust”), Charles was the sole beneficiary of the Charles Trust, and so

on. 4 The four trusts are the only members of the LLCs, and each trust holds an equal,

1 (Compl. ¶ 13, ECF No. 3.)

2 (Compl. ¶¶ 5–13.)

3 (Compl. ¶¶ 5–13.)

4 (Compl. ¶¶ 5–13.) 25% equity interest in each LLC. 5 Only two of the sons, however, Charles and Jim,

are the managers of each of the LLCs. 6

5. The LLCs own four adjacent tracts of land in Wake County, North Carolina,

which comprise approximately 68 acres (the “Property”). 7 Except for one abandoned

structure, the Property is undeveloped. 8 The Property therefore produces no income,

except from periodic timber sales, 9 the last of which occurred in 2004. 10 The Property

has therefore produced no income in the last 18 years. 11

6. Under the LLCs’ operating agreements (the “Operating Agreements”),

which are substantially identical, neither LLC may take binding action without the

consent of “a [m]ajority of the [m]anagers”. 12 Because the LLCs have two managers,

this provision in practice requires unanimous agreement between Charles and Jim

to take binding action.

5 (Compl. ¶ 5.)

6 (Compl. ¶ 16.)

7 (Compl. ¶ 17.)

8 (Compl. ¶18.)

9 (Compl. ¶ 18.)

10 (Compl. ¶ 18.)

11 (See Compl. ¶ 18.)

12 (Compl. Ex. 1, Manager-Managed Operating Agreement JHD Properties, LLC art. 3.1;

Compl. Ex. 2, Manager-Managed Operating Agreement Berry Hill Properties, LLC art 3.1.) Exhibits 1 and 2 to the Complaint shall together be referred to as the “Operating Agreements”.) 7. Beginning in early 2020, the Davis Sons have disagreed on the proper

management of the LLCs and the Property. 13 Jim, Tad, and sometimes Jon wish to

sell the Property, while Charles wishes to develop it. 14 The Davis Sons have

attempted to negotiate with each other and with outside purchasers to sell the

Property, to no avail. 15 Charles offered to purchase the Property himself in April

2022, but Jim refused Charles’s offer. 16 In addition, an external property

development company showed interest in purchasing the Property in May 2022 for

$8.5 million, but Charles exercised his authority as a manager of the LLCs to prevent

negotiations with the development company until the company’s letter of intent

lapsed. 17 Thus, the Property is not generating any active income through timber

harvesting, and any passive appreciation in its value cannot be realized through

development or sale due to deadlock between the managers.

B. Procedural History

8. Plaintiffs Jim Trust and William R. Q. Davis Trust (together, the

“Plaintiffs”) filed this action against JHD and Berry Hill on 12 July 2022, seeking

judicial dissolution of the LLCs under N.C.G.S. § 57D-6-02(2)(i). 18 Plaintiffs allege

13 (Compl. ¶ 21.)

14 (Compl. ¶ 22.)

15 (See Compl. ¶¶ 22–27.)

16 (See Compl. ¶¶ 22–23.)

17 (See Compl. ¶¶ 24–27.)

18 The Jonathan O.Q. Davis Trust (the “Jon Trust”) is not a party to this action, and no party

has sought to join the Jon Trust through Rules 19, 20, or otherwise. Mindful of the necessary joinder rules of Rule 19, the Court has considered and now concludes that the Jon Trust is that disagreement between Jim and Charles concerning the use of the Property has

rendered it “impossible and impracticable” to conduct the business of the LLCs, and

that the LLCs should therefore be judicially dissolved. 19

9. The case was designated as a mandatory complex business case under

N.C.G.S. § 7A-45.4(a)(1) and assigned to the undersigned on 15 July 2022. 20

10. The Charles Trust filed an unopposed Motion to Intervene in this action with

the Wake County Clerk of Superior Court on 11 August 2022, 21 which it amended

and re-filed on the Business Court docket on 18 August 2022. 22 The Court granted

the motion on 19 August 2022. 23 Since that time, Plaintiffs and the Charles Trust

have been the active parties in this litigation. The LLCs have not retained counsel

and thus have not appeared at any time in this litigation. 24

not a necessary party to this dissolution action, as either a plaintiff or a defendant. See N.C.G.S. § 57D-6-03(a) (providing that a dissolution action must be brought solely against the LLC itself, and that a plaintiff may not join an LLC member unless relief is sought against the member individually); N.C.G.S. § 57D-6-02(2)(i) (providing that a dissolution action may be brought by “a member.”) (emphasis added).

19 (Compl. ¶¶ 28–32.)

20 (Designation Order, ECF No. 1; Assignment Order, ECF No. 2.)

21 (Mot. Intervene, ECF No. 10.)

22 (Am. Mot. Intervene, ECF No. 7.)

23 (Order Granting Am. Mot. Intervene, ECF No. 11.)

24 The Court and the parties agree that Jim and Charles, as the LLCs’ managers, are the

primary disputants in this action. (See Am. Mot. Intervene ¶¶ 5–8.) Plaintiffs bring this action to remedy alleged deadlock in the affairs of the LLCs brought about by disagreement between Charles and Jim, which, among other things, has prevented the LLCs from agreeing to retain counsel to defend this litigation. Without counsel, the LLCs cannot appear. See LexisNexis, Div. of Reed Elsevier, Inc. v.

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