Margaret Burrell Hall, successor in interest to Robert L. Hall, decedent v. Barbara Jeanne Hall f/k/a Barbara Jeanne Barry, Cottages of Vadnais Heights, LLC

Court of Appeals of Minnesota·Decided May 26, 2015·No. A14-1516·Unpublished

Opinion

This opinion will be unpublished and may not be cited except as provided by Minn. Stat. § 480A.08, subd. 3 (2014).

STATE OF MINNESOTA

IN COURT OF APPEALS

A14-1516

Margaret Burrell Hall,

successor in interest to Robert L. Hall, decedent, Respondent,

vs.

Barbara Jeanne Hall f/k/a Barbara Jeanne Barry, et al., Appellants,

Cottages of Vadnais Heights, LLC, Defendant.

Filed May 26, 2015

Affirmed in part, reversed in part, and remanded Rodenberg, Judge

Ramsey County District Court File No. 62-CV-12-8604

Joshua A. Hasko, John Harper, III, Molly R. Hamilton, Messerli & Kramer, P.A., Minneapolis, Minnesota (for respondent)

Randall J. Pattee, Daniel J. Schwartz, Lance T. Bonner, Lindquist & Vennum LLP, Minneapolis, Minnesota (for appellants)

Considered and decided by Chutich, Presiding Judge; Rodenberg, Judge; and Reyes, Judge.

UNPUBLISHED OPINION

RODENBERG, Judge Appellants challenge the district court’s grant of summary judgment determining that any transfer of uncertificated interests in a limited liability corporation (LLC) that

may have happened in 1997 was contrary to the requirements of the Minnesota Limited Liability Corporation Act (MLLCA) and therefore invalid and its award of damages for distributions made since 2006 in disregard of respondent’s ownership interest in the LLC. Appellants also challenge the district court’s determination that the defense of equitable estoppel is not available to them, and contend that their due process rights were violated. We hold that there was no due process violation but reverse and remand on the remaining issues.

FACTS

Cottages of Vadnais Heights, LLC (Cottages) owns and operates a 100-unit senior housing complex (the Complex). In 1995, Cottages was organized and two Operating Agreements were executed. The first established that transfer of membership interests was to be controlled by governing law unless a membership control agreement specified otherwise. The second listed Robert Hall1 as a 90% owner and his daughter, Barbara Hall, as a 10% owner of Cottages. These interests were, and have remained, uncertificated. See Minn. Stat. § 336.8-102(a)(18) (2014) (defining an uncertificated share as “a security that is not represented by a certificate”). Therefore, the only way of ascertaining which party owns what percentage of Cottages derives from member understanding and LLC records. See id.; see also Bains v. Piper, Jaffray & Hopwood, Inc., 497 N.W.2d 263, 267 (Minn. App. 1993) (“[a]n uncertificated security may only exist in registered form. Registration, therefore, is essential to establish ownership of the uncertificated security.” (citations omitted), review denied (Minn. Apr. 20, 1993)).

1 Robert Hall died in October 2014. Margaret Hall, his wife, represents his estate on appeal. We refer to Robert Hall by name and to his estate as “respondent.”

There is no record evidence of any membership control agreements. When Cottages filed its first tax return in 1996, Robert Hall was listed as a 51% owner and Barbara Hall was listed as a 49% owner. No writing memorializes how or when this change in ownership interests occurred, but the parties have never disputed, and agree on appeal, that Robert Hall owned a 51% interest and Barbara Hall a 49% interest as of 1996.

Shortly after Cottages was formed, Robert Hall ceded all management responsibilities to Barbara Hall. Thereafter, Robert Hall had no involvement with the day-to-day operations of Cottages or the Complex.

Steven Arendt was the accountant for Cottages. Arendt testified in a deposition that, in 1997, he had a series of conversations with Robert Hall during which Robert Hall instructed Arendt to gift Barbara Hall and her children, appellants Grace Barry and Kevin Barry, Robert Hall’s 51% interest in Cottages. In 1997, Arendt prepared the K-1 tax forms and other corporate tax forms for Cottages so as to reflect that Cottages was then owned 60% by Barbara Hall, 20% by Grace Barry, and 20% by Kevin Barry, and that Robert Hall then owned no interest in Cottages. All of the corporate tax forms from 1997 and later list this same division of ownership interests. Arendt acknowledges that he is unaware of any other legal documents having been prepared or signed formalizing any transfer in 1997. And the corporate records continue to list Robert Hall as a 90% owner and Barbara Hall as a 10% owner.

Barbara Hall continued to manage Cottages after 1997 and she claims to have done so with the understanding that she and her children owned Cottages. She and

Robert Hall had a falling-out and did not communicate for years about details related to the ownership, management, or operation of Cottages. Cottages made distributions to Barbara Hall and her children from 1997 forward and made no distributions to Robert Hall, consistent with the instructions Arendt claims to have received from Robert Hall.

During a divorce proceeding in 2010, Barbara Hall sought documentation to support her claim that her interest in Cottages was her non-marital property. Barbara Hall’s attorneys requested that Robert Hall prepare a memorandum explaining the nature of Barbara Hall’s interest in Cottages. Robert Hall prepared a memorandum explaining that he owned a 51% interest in Cottages while Barbara Hall owned a 49% interest. Robert Hall explained that his intention was to one day gift Barbara Hall his 51% interest, but that this gift “has yet to be accomplished.”

Two years later, in January of 2012, Barbara Hall’s attorneys, at her request, drafted documents that, upon execution, would assign Robert Hall’s 51% interest in Cottages to appellants in conformity with the tax documents from 1997 forward. The documents purported to retroactively transfer Robert Hall’s ownership interests to appellants effective in 1997. Robert Hall declined to sign the papers and denied that he had gifted his 51% interest to appellants in 1997.

Other than the tax forms discussed above and Barbara Hall’s Unanimous Written Action in 2013 discussed below, no documents exist demonstrating or evidencing that Robert Hall completed a gift of his 51% interest in 1997, or at any other time. Cottages records similarly contain no record of an assignment of interests. Barbara Hall admitted in her deposition testimony that Robert Hall never directly communicated to her his

intention to gift his interest in Cottages. The only evidence of a gift presented to the district court was the sworn deposition testimony of Arendt concerning Robert Hall’s instruction to him and the post-1997 tax records generated by Arendt based on that instruction.

In November of 2012, and despite the unresolved dispute over ownership interests in Cottages, Barbara Hall signed refinancing and conveyancing documents representing that she and her children were the owners of Cottages. A few days later, Robert Hall commenced this litigation. He sought a temporary restraining order to stop Barbara Hall from consummating the contemplated transaction. Further, Robert Hall sought a declaration that he never transferred his interests in 1997 and that he maintained a 51% interest in Cottages. He also sought an accounting, and claimed breach of contract, conversion, and violations of Minn. Stat. § 322B.373 and § 322B.376 (2012).2 The parties stipulated to an injunction that lasted until August 2013.

In June 2013, both parties moved the district court for summary judgment. The district court granted partial summary judgment for Robert Hall, concluding as a matter of law that he never transferred his 51% interest in 1997 and that he remained the 51% owner of Cottages. The district court denied Robert Hall’s motion for summary judgment on his breach of contract claim against Cottages (which is not a party to this appeal), his breach of contract claim seeking monetary damages equal to the distributions paid by Cottages to Barbara Hall, Grace Barry, and Kevin Barry since 1997, his conversion claims, and his claim for an accounting. The district court held that there

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Margaret Burrell Hall, successor in interest to Robert L. Hall, decedent v. Barbara Jeanne Hall f/k/a Barbara Jeanne Barry, Cottages of Vadnais Heights, LLC (Margaret Burrell Hall, successor in interest to Robert L. Hall, decedent v. Barbara Jeanne Hall f/k/a Barbara Jeanne Barry, Cottages of Vadnais Heights, LLC) — published by Counsel Stack Legal Research, free access to 12M+ legal documents.

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