La Developers LLC v. Dept of Licensing and Regulatory Affairs

CourtMichigan Court of Appeals
DecidedMay 18, 2023
Docket358656
StatusPublished

This text of La Developers LLC v. Dept of Licensing and Regulatory Affairs (La Developers LLC v. Dept of Licensing and Regulatory Affairs) is published on Counsel Stack Legal Research, covering Michigan Court of Appeals primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
La Developers LLC v. Dept of Licensing and Regulatory Affairs, (Mich. Ct. App. 2023).

Opinion

If this opinion indicates that it is “FOR PUBLICATION,” it is subject to revision until final publication in the Michigan Appeals Reports.

STATE OF MICHIGAN

COURT OF APPEALS

LA DEVELOPERS, LLC, and DAVID BYKER, FOR PUBLICATION May 18, 2023 Petitioners-Appellees, 9:15 a.m.

v No. 358656 Kent Circuit Court DEPARTMENT OF LICENSING AND LC No. 20-002976-AA REGULATORY AFFAIRS—CORPORATIONS, SECURITIES, AND COMMERCIAL LICENSING BUREAU,

Respondent-Appellant.

Before: SHAPIRO, P.J., and LETICA and FEENEY, JJ.

FEENEY, J.

Petitioners LA Developers, LLC, and David Byker issued promissory notes to repurchase investors’ interests in petitioners’ condominium development when the project was not progressing as planned. After petitioners failed to make payments on the promissory notes, an investor filed a complaint with respondent Department of Licensing and Regulatory Affairs Corporations, Securities and Commercial Licensing Bureau. The Bureau concluded that the purchase constituted a transfer of a security and, because petitioners omitted a material fact relevant to the purchase, it violated the Michigan Uniform Securities Act (“the Securities Act”).1 Petitioners asserted that the financial instrument in question was not a security as defined by MCL 451.2102c(c). In its ruling, the Bureau adopted the multi-factor test known as the “family resemblance test” established in Reves v Ernst & Young2 as the standard for determining whether an instrument is a security. The circuit court reversed, however, holding that the Reves test conflicted with existing Michigan law and the instrument at issue was not a security. The Bureau appeals. The question posed in this case is whether the family resemblance test announced in Reves is the appropriate test to apply in Michigan when determining whether a promissory note is a

1 MCL 451.2101 et seq. 2 494 US 56, 66-67; 110 S Ct 945; 108 L Ed 2d 47 (1990).

-1- security pursuant to the Securities Act. We conclude that Reves is the appropriate test and, therefore, we reverse and remand.

THE UNDERLYING TRANSACTIONS

David Byker owned LA Developers and through it sought $6 million in capital from investors who would participate in a condominium development in Costa Rica through an entity known as Project 5 CR, LLC (Project 5). LA Developers would be the initial member for Project 5 and would serve as the project manager for the investors.

Byker sent a prospectus to potential investors, and he successfully sold the membership interests in Project 5 for $6 million. among the investors were Peggy and Edward Myaard. Peggy testified that she was a Certified Public Accountant. She worked part-time for Byker and Associates from 1995 through 2013 or 2014. She performed accounting for a few of Byker’s entities and helped with tax returns. Peggy testified that she and her husband, Edward, had the opportunity to invest in Project 5 at the end of 2005. Edward signed the Project 5 membership agreement, and Peggy wrote a check for $200,000 to cover the 3.333% interest in the $6 million project. She made the check payable to Daystar Properties (another Byker entity used as a paymaster).

Byker testified that the $6 million was used to purchase beachfront property for Project 5 and to complete Phase 1 of the development. Byker stated that there was a distinction between Project 5 and LA Developers; whereas LA Developers owned the vacant land on which Phase 2 was to be built, the members of Project 5 owned the right to participate in the development.

Byker stated that they completed the “gray work” for Project 5, which was the concrete work, site work, and water treatment plant. They also had financing approved for the construction by 2007, but then their lender “closed the window” on lending before the loan was finalized because the financial crisis struck. Byker stated that, thereafter, LA Developers became a “cash drain” because it had no income and needed cash to cover upkeep and taxes on the vacant property. Additionally, some of the investors in Project 5 were running out of patience. He bought out some investors and, in 2010, he sent a letter to the remaining investors.

On December 7, 2010, Byker handed Peggy a letter at the office. The letter was captioned “Project 5 CR, LLC Acquisition Proposal.” The author indicated that, because Project 5 had “already taken much longer than we had expected or hoped, we are presenting Preferred Investors with an opportunity to sell their membership interests back to us.” The author wrote that there were two reasons for the offer: uncertainty as to “financing” and the opportunity to take advantage of a low capital gains tax rate. The author opined that many investors would “like a financial projection to assist with this decision” but stated that the level of uncertainty prevented “meaningful financial projection.” The author then stated “Our proposal”: the author offered to purchase Peggy’s interest for her original amount of $200,000 “plus 40%,” which amounted to $280,000. They wrote that the terms would be 5% down payment and then 5% interest only payments each year. The author wrote that they would pay the remaining principal on

-2- December 31, 2015. The letter was signed Dave Byker, Pat Hundley, and Ian Phair in a different typeset from that used in the remainder of the letter.3

Peggy testified that she thought that Byker was personally offering to purchase her interest in Project 5 because of the language in the letter and the fact that there was no mention of LA Developers. She stated that Byker did not give her any information about the viability of Project 5, and she understood the offer to be take it or leave it. She decided to take the offer.

Byker stated that he sent a similar letter to each of the remaining investors because he did not want to bankrupt the project. Byker did not believe that the letter amounted to an offer to pay a 40% premium on their investment; he characterized the offer as an offer to purchase with a 40% markup. He stated that he would have provided financial records for LA Developers had anyone asked, but no one did.

On December 31, 2010, Peggy assigned her interest in Project 5 to LA Developers and Byker caused LA Developers to accept the assignment. Notably, there was no collateral pledged or offered by LA Developers, Byker, or anyone else, to ensure the payments would be made as set forth in the December 7, 2010, offer letter. Peggy also had no access to LA Developers’ financial records despite working for Byker part time. On the same day, Daystar Properties issued a check for $14,000 to cover the down payment and Byker executed a note for $266,000 on behalf of LA Developers. This is the “note” at the heart of this case.

Byker testified that he lent money to LA Developers through his Global Asset Management Holdings entity to cover the interest payments because LA Developers had no income. He eventually told the investors that he had no legal obligation to pay LA Developers’ debts. Byker stated that he felt that his investors were no worse off for taking the offer; he explained that the investors traded equity for a note, and, if the equity was worthless, then so was the note.

Peggy received interest payments of $13,300 each year through 2014. With the down payment of $14,000, she received a total of $67,200. Daystar Properties made all the payments to her. She stated that Byker did not make the balloon payment required in 2015 and she sued him for the unpaid balance. She later settled her civil dispute with Byker for $225,000.

THE REGULATORY COMPLAINT AND PROCEEDINGS

Peggy filed a complaint with the Bureau in 2016, and, on October 26, 2016, the Bureau issued orders to both Byker and LA Developers to cease and desist from omitting material facts involving the offer and sale of securities.

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Related

Reves v. Ernst & Young
494 U.S. 56 (Supreme Court, 1990)
People v. Dempster
242 N.W.2d 381 (Michigan Supreme Court, 1976)
People v. Breckenridge
263 N.W.2d 922 (Michigan Court of Appeals, 1978)
Noyd v. Claxton, Morgan, Flockhart & VanLiere
463 N.W.2d 268 (Michigan Court of Appeals, 1990)
Ansorge v. Kellogg
431 N.W.2d 402 (Michigan Court of Appeals, 1988)
Pransky v. Falcon Group, Inc
874 N.W.2d 367 (Michigan Court of Appeals, 2015)
Polania v. State Employees' Retirement System
830 N.W.2d 773 (Michigan Court of Appeals, 2013)

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La Developers LLC v. Dept of Licensing and Regulatory Affairs, Counsel Stack Legal Research, https://law.counselstack.com/opinion/la-developers-llc-v-dept-of-licensing-and-regulatory-affairs-michctapp-2023.