John Macsherry, Jr. v. Sparrows Point, LLC

973 F.3d 212
CourtCourt of Appeals for the Fourth Circuit
DecidedSeptember 1, 2020
Docket19-1281
StatusPublished
Cited by21 cases

This text of 973 F.3d 212 (John Macsherry, Jr. v. Sparrows Point, LLC) is published on Counsel Stack Legal Research, covering Court of Appeals for the Fourth Circuit primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
John Macsherry, Jr. v. Sparrows Point, LLC, 973 F.3d 212 (4th Cir. 2020).

Opinion

PUBLISHED

UNITED STATES COURT OF APPEALS FOR THE FOURTH CIRCUIT

No. 19-1281

JOHN H. MACSHERRY, JR.,

Plaintiff − Appellee,

v.

SPARROWS POINT, LLC; COMMERCIAL DEVELOPMENT COMPANY, INC.; MICHAEL ROBERTS,

Defendants – Appellants.

No. 19-1321

Plaintiff − Appellant,

SPARROWS POINT, LLC; COMMERCIAL DEVELOPMENT COMPANY, INC.; MICHAEL ROBERTS,

Defendants – Appellees.

Appeals from the United States District Court for the District of Maryland, at Baltimore. Frederick P. Stamp, Jr., Senior District Judge. (1:15-cv-00022-FPS)

Argued: May 27, 2020 Decided: September 1, 2020 Before MOTZ and DIAZ, Circuit Judges, and Max O. COGBURN, Jr., United States District Judge for the Western District of North Carolina, sitting by designation.

Vacated and remanded by published opinion. Judge Diaz wrote the opinion, in which Judge Motz and Judge Cogburn joined.

Joshua J. Gayfield, Megan J. McGinnis, MILES & STOCKBRIDGE P.C., Baltimore, Maryland, for Appellants/Cross-Appellees. Andrew K. O’Connell, THOMAS & LIBOWITZ, P.A., Baltimore, Maryland, for Appellee/Cross-Appellant.

2 DIAZ, Circuit Judge:

A jury awarded John Macsherry, Jr. $1 million on his claims against Sparrows Point,

LLC; Commercial Development Company, Inc.; and Michael Roberts (collectively “the

defendants”) for nonpayment of a commission on the sale of a large parcel of industrial

property located on the Sparrows Point peninsula, which juts out from Baltimore Harbor. 1

The defendants (who are based in St. Louis) employed Macsherry for approximately two

years as their local, boots-on-the-ground representative in Baltimore while they performed

environmental cleanup on the parcel, and upon its sale for $110 million, the jury found that

they were contractually obligated to pay Macsherry 0.75% of that price.

On appeal, the defendants contend that the evidence is insufficient to support the

jury’s verdict as to all claims. Alternatively, they seek a new trial on two grounds,

contending that the district court erred both in admitting evidence (under Fed. R. Evid.

408) of an alleged effort to compromise Macsherry’s claim to a commission and in granting

Macsherry a jury trial under Fed. Rs. Civ. P. 38(b) and 39(b).

As we explain, we agree that the evidence of the defendants’ effort to compromise

Macsherry’s claim wasn’t admissible for any purpose under Rule 408 and that the error

wasn’t harmless. That is, even assuming that the evidence is sufficient as a matter of law

to support the jury’s verdict, we cannot be confident that the jury was not substantially

1 Macsherry’s complaint alleges four claims: (1) Violations of the Maryland Wage Payment and Collection Law; (2) Breach of Contract, (3) Promissory Estoppel, and (4) Quantum Meruit.

3 swayed by the evidentiary error. Accordingly, the defendants are entitled to a new trial.

But as we also find that the district court enjoyed ample discretion to grant Macsherry’s

untimely request for a jury trial under Rule 39(b), the new trial may remain before a jury. 2

I.

We begin with the facts, many of which are contested, and the procedural history.

A.

1.

In the late 1980s, Michael Roberts bought his first piece of industrial real estate in

the form of a defunct brewery. Within a year, he had demolished the facility, sold the

scrap, remediated the property’s environmental liabilities, and resold it for a huge profit.

Looking to replicate the success of that venture, in 1990, Michael Roberts and his brother,

Thomas, 3 founded Commercial Development Company, Inc. (“CDC”), a Missouri-based

company, to facilitate the remediation and resale of other such ‘brownfield’ properties.

In the years since, the Roberts brothers have developed a business model whereby

they form single-purpose companies to purchase individual brownfield properties, whose

environmental liabilities are then remediated by CDC. The brothers then resell the parcels

through their respective single-purpose companies. And while the brothers share control

2 Because we remand for a new trial, we need not reach Macsherry’s challenges on cross-appeal to the district court’s amendment of the judgment. 3 We occasionally refer to the brothers by their first names.

4 of all companies involved in the process, one of them is assigned principal responsibility

for each property.

So it was that, in September 2012, the Roberts brothers formed Sparrows Point,

LLC, another Missouri-based company, for the purpose of acquiring about 3,100 acres of

highly contaminated industrial property on the Sparrows Point peninsula, where the

Bethlehem Steel mill formerly stood. Michael Roberts was assigned responsibility for the

Sparrows Point site, which was purchased in tandem with an unaffiliated, Chicago-based

liquidation firm called Hilco Global. The transaction was structured so that Hilco acquired

the site from the railroad tracks up, while Sparrows Point, LLC acquired it from the land

down, including all of the environmental liabilities. As usual, the defendants planned to

redevelop the land and then sell or lease their interest.

2.

Soon after the acquisition of the Sparrows Point site, CDC’s then Vice President of

Asset Management, Robert Schoelch, approached Michael Roberts to discuss, as Michael

later testified, “hiring a local representative to act as boots on the ground in Baltimore.”

J.A. 782. In Schoelch’s view, the defendants needed someone with a solid network in the

community to help “move the project forward” by dealing with brokers, tenants, and state

and local officials, among other responsibilities. J.A. 1421. According to Schoelch, they

also discussed the need for a “commission component” to the position’s compensation

package, J.A. 1435, though Michael testified to the contrary and that he “never authorized”

Schoelch to offer a commission component, J.A. 786.

5 Enter Macsherry, who, on September 20, 2012, sent an email to CDC’s Chief

Executive Officer, Randall Jostes, to inquire about working for “the owners of Sparrows

Point.” J.A. 440. As if reading Schoelch’s mind, Macsherry billed himself as “a Baltimore

person who ha[d] been in the real estate industry for close to 30 years,” with “excellent

experience” in “master planning” and “development,” “excellent contacts in the

community,” and valuable “knowledge” of the Baltimore Harbor. J.A. 1611.

Macsherry’s email was forwarded to Schoelch, who then called Macsherry. Over

the ensuing weeks, the two men exchanged half a dozen more calls and emails regarding

the boots-on-the-ground position—until, on December 4, 2012, Schoelch called Macsherry

to say that the defendants wanted to make him an offer.

What happened next is somewhat disputed. Macsherry testified that Schoelch sent

him an email (which, however, was never produced in discovery), along with a one-page

term sheet attached (a copy of which was produced), that same day. See J.A. 1673 (the

“Original Term Sheet”). Though it contains no date, names, or signature lines, the Original

Term Sheet lists the relevant position as Sparrows Point, LLC’s “Vice President of Leasing

and Development” and recites, among other terms, a “Salary” of $50,000 per year and a

“Commission” of “75 basis points paid on the total net value of any sales/leases or parcels.”

Id. Michael Roberts, Schoelch, and Macsherry all testified that they understood “75 basis

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