Lu Management Investment Inc, V. Yuan's H&h Property, Llc

CourtCourt of Appeals of Washington
DecidedSeptember 8, 2025
Docket87179-0
StatusUnpublished

This text of Lu Management Investment Inc, V. Yuan's H&h Property, Llc (Lu Management Investment Inc, V. Yuan's H&h Property, Llc) is published on Counsel Stack Legal Research, covering Court of Appeals of Washington primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

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Lu Management Investment Inc, V. Yuan's H&h Property, Llc, (Wash. Ct. App. 2025).

Opinion

IN THE COURT OF APPEALS OF THE STATE OF WASHINGTON

LU MANAGEMENT INVESTMENT INC., No. 87179-0-I

Appellant, DIVISION ONE

v. UNPUBLISHED OPINION

YUAN’S H&H PROPERTY, LLC; L&Y REAL ESTATE DEVELOPMENT LLC; YUAN’S MANAGEMENT INVESTMENT, INC.; and GANG YUAN,

Respondents.

HAZELRIGG, C.J. — Lu Management Investment Inc. (LMI) appeals the trial

court’s order that confirmed an arbitration award in favor of Yuan’s Management

Investment Inc. (YMI) and its manager Gang Yuan (collectively Yuan Claimants). 1

Because none of the statutory exceptions under RCW 7.04A.230 and .240 for

vacating, correcting or modifying the arbitration award apply, we affirm the trial

court’s order that confirmed the award and grant the Yuan Claimants their attorney

fees and costs on appeal.

1 LMI brings this appeal against Yuan’s H&H Property LLC, L&Y Real Estate Development

LLC, Yuan’s Management Investment Inc., and Gang Yuan. However, the underlying arbitration was between the members of those LLCs, including Yuan and YMI, not the LLCs themselves. Furthermore, the arbitration award was issued against LMI and its co-party, Jiayi Peng. She is not named as an appellant in this appeal. In the arbitration proceedings, the arbitrator referred to Yuan and YMI collectively as the “Yuan Claimants” and Jiayi Peng and LMI as the “Lu Claimants.” For the sake of clarity, we adopt the same language in this appeal. No. 87179-0-I/2

FACTS 2

In February 2016, Gang Yuan, 3 citizen and resident of Chongqing, China,

formed Yuan’s H&H Property LLC (H&H), a Washington limited liability company

(LLC). The members of H&H are two other Washington LLCs, YMI and LMI. YMI,

which owns 45 percent of H&H, is owned by a trust established for the benefit of

Yuan’s daughter. Yuan serves as the trustee. LMI, which holds the remaining 55

percent of H&H, is owned by a trust for Jiayi Peng. Shu Lu, Jiayi’s mother, serves

as its trustee. 4

Yuan also incorporated L&Y Real Estate Development LLC (L&Y), another

Washington LLC. Yuan owns 45 percent of L&Y and Jiayi owns 55 percent. Both

H&H and L&Y operate under LLC agreements that name Yuan as the sole

manager.

Yuan’s investment strategy for H&H, which was determined in 2015, was to

acquire properties near the University of Washington (U District), demolish the

existing structures, and construct student housing (Seattle project). 5 In March

2016, acting on behalf of H&H, Yuan contracted to buy two adjoining lots in the U

District.

Shortly thereafter, Yuan returned to Chongqing and informed Jian Hua Lu,

Jiayi’s grandfather and the general manager of two Chinese real estate

2 Additional facts will be set out in each section as necessary for analysis of the various

assignments of error. 3 Yuan and Jian Hua Lu are the primary litigants. For clarity, we refer to them by their

family names throughout the opinion. Many others involved are relatives with shared family names, and we refer to them by their first names. No disrespect is intended. 4 Jiayi and Shu are also citizens and residents of Chongqing, China. 5 The arbitrator referred to the area near the University of Washington as the “U District”

and H&H’s investment as the “Seattle Project.” Again, for the sake of clarity by tracking with the record on appeal, we adopt this language.

-2- No. 87179-0-I/3

companies, Chongqing Qinglong House Industry Development Co. Ltd. (Qinglong)

and Chongqing Zhongcheng Property Development Co. Ltd. (CZPD), about the

Seattle project. Yuan’s advertising company, Dingrun Cultural Media Ltd., later re-

named Dingying Cultural Media Ltd., had previously worked with Lu in the early

2000s. Lu expressed interest in joining the venture to secure assets in the United

States for Jiayi, following the imprisonment of her father, Zhimin Peng, who had

founded Qinglong and CZPD.

Lu and Yuan agreed that Yuan would transfer Lu’s funds to the United

States and manage the daily activities of the Seattle project. Between April 2016

and November 2018, Lu transferred approximately 65.6 million RMB 6 (around

$9.46 million at the time) to Yuan for the project. Yuan also contributed about $8.5

million to the LLCs from his own financial sources.

In 2016, H&H ultimately purchased three lots near the U District, but later

abandoned development. Those properties remain H&H’s only asset. In May

2017, H&H purchased a fourth property on Rose Point Lane on the waterfront in

Kirkland (Rose Point Property) for $3.15 million. Yuan envisioned purchasing the

lot adjacent to Rose Point, demolishing the houses on both lots, and building new

homes to sell or rent. After purchasing the Rose Point Property, Yuan was unable

to persuade the adjacent owner to sell. Shu was not interested in keeping just the

Rose Point Property as an H&H investment without the adjacent land to develop.

Yuan then personally bought the Rose Point Property from H&H and transferred

the title to YMI in March 2018. As a result of the title transfer, Yuan directed the

6 Renminbi, abbreviated to “RMB,” is the official currency of the People’s Republic of China.

-3- No. 87179-0-I/4

accountant for H&H and L&Y to reduce YMI’s capital account in H&H by more than

the $3.15 million purchase price of the property.

In 2021, both the Yuan and Lu families independently decided to end their

involvement in the Seattle project. They agreed to sell H&H’s properties and

dissolve both H&H and L&Y. However, disputes arose about how to distribute

dissolution proceeds. In November 2021, LMI and Jiayi, holding a 55 percent

stake in both LLCs, notified Yuan of their intent to remove him as manager. The

parties attempted to mediate these issues, but LMI and Jiayi eventually opted to

pursue arbitration.

The LLC agreements of H&H and L&Y included binding arbitration clauses,

which provided that “[a]ll disputes among the parties arising out of or related to this

Agreement which have not been settled by mediation shall be resolved by binding

arbitration within the State of Washington.” They also included identical governing

law provisions, which stated,

This Agreement shall be governed by, construed and enforced in accordance with the internal laws of the state of Washington, without giving effect to principles and provisions thereof relating to conflict or choice of laws, irrespective of the fact that any one of the parties is now or may become a resident of a different state. Venue for any action under this Agreement shall lie in King County, Washington.

On March 23, 2022, both sides served arbitration demands on each other. They

jointly selected and agreed on the individual to serve as the sole arbitrator. The

arbitration addressed Yuan’s removal as manager, the LLCs’ accounting,

distribution, and the dissolution process. A 12-day hearing took place in January

2024. Fourteen witnesses testified, including Yuan, Lu family members,

accountants from both the United States and China, and expert witnesses. The

-4- No. 87179-0-I/5

arbitrator also considered testimony from six deposition transcripts and over 200

exhibits.

As manager, Yuan spent extended periods of time in Seattle from 2016 until

late 2021. He assembled the local project team, managed real estate acquisitions,

oversaw development efforts, and controlled H&H and L&Y’s finances. Yuan

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