Lansing Parkview LLC v. K2m Group LLC

CourtMichigan Court of Appeals
DecidedOctober 23, 2018
Docket339030
StatusUnpublished

This text of Lansing Parkview LLC v. K2m Group LLC (Lansing Parkview LLC v. K2m Group LLC) 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
Lansing Parkview LLC v. K2m Group LLC, (Mich. Ct. App. 2018).

Opinion

STATE OF MICHIGAN

COURT OF APPEALS

LANSING PARKVIEW, LLC, UNPUBLISHED October 23, 2018 Plaintiff/Counterdefendant/Third- Party Defendant-Appellee,

No. 338284 Ingham Circuit Court LC No. 13-000723-CK v

K2M GROUP, LLC and DON L. KESKEY,

Defendants/Counterplaintiffs/Third- Party Plaintiffs-Appellants,

and

ROBERT REID and JOEL I. FERGUSON,

Third-Party Defendants-Appellees.

LANSING PARKVIEW, LLC,

Plaintiff/ Counterdefendant/Third- Party Defendant-Appellee,

No. 339030 Ingham Circuit Court LC No. 13-000723-CK v

Defendants/Counterplaintiffs/Third- Party Plaintiffs-Appellants,

-1- ROBERT REID and JOEL I. FERGUSON,

Third Party Defendants-Appellees,

BRIAN W. COYER,

Appellant.

Before: STEPHENS, P.J., and SHAPIRO and GADOLA, JJ.

PER CURIAM.

Defendants, K2M Group, LLC and Don L. Keskey, appeal as of right the order of the trial court awarding attorney fees and costs to plaintiff Lansing Parkview, LLC in the amount of $262,772.33. Defendants, together with appellant Brian W. Coyer, also challenge the trial court’s order imposing sanctions on Coyer. We affirm.

I. FACTS

At the times relevant to this case, plaintiff Lansing Parkview, LLC owned property at 505 N. Capitol Avenue in Lansing. The sole member of Lansing Parkview, LLC is third-party defendant Joel I. Ferguson. Defendant Keskey is an attorney and is the sole member of defendant K2M Group, LLC. Appellant Brian W. Coyer is an attorney representing defendants as co-counsel with defendant Keskey.

This case arises from defendants’ breach of a lease agreement relating to the property at 505 N. Capitol Avenue. The resulting breach of contract case was previously before this Court. The facts underlying that previous case, and also underlying this appeal, were set forth by this Court in its opinion in that case as follows:

On June 21, 2006, plaintiff and defendants entered into an 18-month lease for the entire 20,000 square foot building and 30 parking spaces on the property at a monthly lease rate of $8,600. The lease provided that defendants would pay for all of the operating expenses during the lease term including the property taxes, insurance, maintenance, and utilities. Simultaneous with entering into the lease, the parties entered into an option to purchase the property for $1,250,000 at any time during the lease period. The option provided for a payment by defendants of $250,000 as “Option Money” upon execution of the option “as a non-refundable option payment” that would be applied as a credit against the sales price if defendants exercised the option and purchased the property.

-2- Defendants exercised several extensions of both the lease and the option to purchase and, on June 30, 2008, the parties executed an addendum to the lease and to the option to purchase that extended the terms of both until June 30, 2009. On June 10, 2009, the parties executed a “Third Addendum to Lease” that extended the terms of the lease to December 31, 2010, and also executed an “Addendum to Option to Purchase” that extended the time for exercise of the option until December 31, 2010. At that time, however, defendants were in default under the terms of the lease for failing to make lease payments in accordance with the term[s] of the lease and for non-payment of property taxes. Defendants agreed to pay the amount of deferred rent and to reimburse plaintiff for unpaid property taxes on or before July 15, 2009.

On March 29, 2010, plaintiff sent defendants a letter indicating that $107,988.68 was then due and that plaintiff would consider entering into an agreement for leasing a portion of the building and five parking spaces for $4,000 per month with plaintiff having responsibility for paying all utilities, building insurance, and general maintenance. The proposal also included a requirement that defendants enter into a promissory note payable to plaintiff and a guarantee for all delinquent amounts due under the lease.

On August 6, 2010, the parties entered into a new lease and a new option to purchase, effective May 1, 2010 and terminating October 31, 2011. The new lease provided that plaintiff could cancel the lease if plaintiff sold the property or leased the property to another party. The new lease included a provision for holding over on a month to month basis for 115% of the rent charged during the period of the new lease. The new option included an amortization schedule that allowed for a credit of $250,000 at the time of closing for the initial option payment and allowed rent credits according to a formula from the time of the first lease on June 21, 2006, through the date of exercise of the option. Thus, the purchase price of $1,250,000 provided in the option would be reduced to $863,265.13 on May 1, 2010, if the option was exercised. The new option provided that the option could not be extended except by written agreement of both plaintiff and defendants, and provided that “[t]his represents the entire agreement between the Lessor and Lessee except for a Lease Agreement and Promissory Note given by Lessee to Lessor of even date, and supersedes or replaces all prior agreements, or understandings, either written or oral.”

The new lease expired on October 31, 2011. Plaintiff offered to extend the lease from November 1, 2011, until April 30, 2013, and proposed an extension of the promissory note until April 1, 2013. Plaintiff did not offer to extend the option to purchase. Defendants did not agree to execute an extension of the lease or the amended promissory note and, consequently, became a month-to-month tenant as of November 1, 2011. On August 28, 2012, plaintiff served a notice to quit to recover possession of the property because defendants were delinquent in the payment of rent under the new lease and were in default in making payments due under the promissory note. Defendants surrendered possession of the property on September 26, 2012.

-3- On January 23, 2013, plaintiff sent written notice of default under the May 1, 2010 promissory note and guarantee and provided a 15-day period to cure the default by paying the total amount due of $152,159.56. On May 29, 2013, plaintiff provided written notice of default under the May 1, 2010 lease, the May 1, 2010 promissory note, and the May 1, 2010 guarantee, and provided a 15-day period to cure the default by the payment of $159,951.69.

On July 1, 2013, plaintiff filed a complaint against defendants for breach of contract. Plaintiff sought a judgment of $130,990.26 as the unpaid principal under the promissory note and $12,000 as the unpaid rent under the lease plus interest, late payment fees, costs, and attorney fees incurred as a result of the default. Defendants filed a counter-complaint/third party complaint. . . .

***

Defendants asserted that plaintiff had orally represented from the inception of the 2006 lease and option to purchase that “the overall transaction involved a purchase of the Property but would be structured on an on-going basis as a Lease/Option to Purchase because of the existence of a Due-on-Sale clause in Lansing Parkview’s or Joel Ferguson’s mortgage on the property.” They alleged that the parties did not intend for a lease and option to purchase but, rather, a purchase of the property as demonstrated by the “down payment” and the amortization tables attached to the June 21, 2006 lease and option to purchase, the subsequent addendums to the June 21, 2006 lease, and the subsequent extensions of the June 21, 2006 option to purchase. Defendants alleged fraud in the inducement, promissory estoppel, breach of contract and warranty of good faith and fair dealing, unjust enrichment, tortious interference with contract, and breach of constructive partnership.

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Bluebook (online)
Lansing Parkview LLC v. K2m Group LLC, Counsel Stack Legal Research, https://law.counselstack.com/opinion/lansing-parkview-llc-v-k2m-group-llc-michctapp-2018.