Marine Club Manager, Inc. v. RB Commercial Mortgage LLC

CourtDistrict Court, W.D. North Carolina
DecidedAugust 1, 2023
Docket3:22-cv-00609
StatusUnknown

This text of Marine Club Manager, Inc. v. RB Commercial Mortgage LLC (Marine Club Manager, Inc. v. RB Commercial Mortgage LLC) is published on Counsel Stack Legal Research, covering District Court, W.D. North Carolina primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Marine Club Manager, Inc. v. RB Commercial Mortgage LLC, (W.D.N.C. 2023).

Opinion

UNITED STATES DISTRICT COURT WESTERN DISTRICT OF NORTH CAROLINA CHARLOTTE DIVISION 3:22-cv-609-MOC

MARINE CLUB MANAGER, INC., ) EBRM RESURRECTION LLC, and ) ERIC BLUMENFELD, ) ) Petitioners, ) ) vs. ) ) ) ORDER ) RB COMMERCIAL MORTGAGE, LLC,) ) ) Respondent. ) ____________________________________)

This matter is before the Court on Petitioners’ Motions to Vacate, Modify, or Correct two arbitration awards, Doc. Nos. 1, 39, and Respondent’s Motions to Confirm the same two arbitration awards, Doc. Nos. 14, 37. For the reasons stated herein, the Court CONFIRMS both arbitration awards. I. BACKGROUND a. The Operating Agreement This case concerns the breach of a commercial agreement and an arbitration proceeding that followed. There are three petitioners in this case. Petitioner Eric Blumenfeld (“Petitioner Blumenfeld”) is a real estate developer. The other two Petitioners, Marine Club Manager, Inc. (“Petitioner Manager”) and EBRM Resurrection, LLC (“Petitioner EBRM”), are commercial entities of which Blumenfeld is the sole owner or member. The one respondent, RB Commercial Mortgage, LLC, is a commercial entity. 1 In November of 2014, Respondent, Petitioner Blumenfeld, and Petitioner Manager formed a new commercial entity, Marine Club Associates, LLC (“Marine Club”). Marine Club’s intended purpose was to own and operate an apartment complex in Philadelphia, Pennsylvania (the “Property”). As part of Marine Club’s formation, Respondent, Petitioner Blumenfeld, and Petitioner Manager executed an operating agreement titled Limited Liability Company

Agreement of Marine Club Associates, LLC (the “Operating Agreement”). See (Doc. No. 1-1). Among other provisions, the Operating Agreement defined “Changeover Events,” “Full Recourse Events,” and the consequences of each of those events occurring. Section 8.1 of the Operating Agreement defines a “Changeover Event” as follows: Changeover Events. The occurrence of any of the following events or circumstances shall constitute a Changeover Event; provided however, that notwithstanding anything to the contrary contained herein, any event, omission or circumstance listed below for which a cure period is otherwise expressly provided in this Agreement shall not constitute a Changeover Event until the expiration of such cure period.

a) Failure to make a Minimum Distribution on the date due; b) Failure to pay the Required Redemption Amount on or before the Required Redemption Date; c) The Company's failure to maintain required insurance; d) The Operating Member's: (i) commission of a criminal act involving either moral turpitude or financial irregularity, or its conviction of a felonious criminal act, (ii) intentional misapplication of any funds derived from the Property, including without limiting the generality of the foregoing, security deposits, insurance proceeds and condemnation awards, (iii) fraud, intentional misrepresentation to the Capital Member, or gross negligence in the management of the Property, or (iv) liquidation or dissolution; e) Sponsor's material breach of a material representation made in connection with Capital Member's making the Capital Member’s Initial Capital Contribution; f) The claim by Senior Mortgage Lender of the occurrence of an Event of Default under the Senior Mortgage, together with Senior Mortgagee's commencement of remedial action as a result of such claimed default; g) The Company (A) files a petition in bankruptcy or (B) is the subject of an involuntary petition in bankruptcy which involuntary petition (i) is not dismissed within sixty (60) days after the effective filing date thereof, and (ii) is not caused by Capital Member; 2 h) Failure to cause the Company to cease engaging in an activity, as requested by the Capital Member, which fails the income and asset tests as described in the REIT Covenants; i) Any other breach by the Operating Member of its obligations under the Documentation that is not cured within 30 days (or, if such breach cannot be cured within 30 days, Operating Member fails to commence such cure within such 30 day period and to diligently prosecute the same to completion); j) The death, long-term disability or adjudication as incompetent of Sponsor or the failure at any time of Sponsor to control the Operating Member (each or any a “Loss of Sponsor”). Operating Member acknowledges that the individual talents of Sponsor are basic and essential to the success of the development and operation of the Company. Notwithstanding the foregoing, if within thirty (30) days of the Loss of Sponsor the Operating Member proposes a substitute person to assume control of the Operating Member, and such person is approved by Capital Member in its reasonable sole discretion, then the Changeover Event shall not be deemed to have occurred.

If a Changeover Event occurs, Section 8.3 of the Operating Agreement defines the remedies at Respondent’s disposal: Remedies. Upon the occurrence of any Changeover Event, in addition to any other rights or remedies available to the Capital Member at law or in equity, the Capital Member shall be entitled to exercise any one or more of the following remedies:

a) The Capital Member may require that the Manager of the Company replace the Property Manager with a property manager acceptable to the Capital Member; b) The Capital Member may replace the Manager of the Company with a person or entity selected by the Capital Member; c) The Capital Member Preferred Return Rate will be increased by 7.0%; d) Distributions shall be changed as set forth in paragraph 7.2(g); e) To exercise control of the Company, including without limitation the making of Major Decisions, without the joinder or consent of the Operating Member as set forth in Section 4.1 hereof.

Section 13.2 of the Operating Agreement defines a Full Recourse Event as follows: (i) Fraud, or material and intentional misrepresentation with respect to a material matter, by the Operating Member; (ii) The occurrence of a Bankruptcy Event. A “Bankruptcy Event” shall include any of the following that occurs without the consent or cooperation of the Capital Member: (i) The Company or Sponsor voluntarily files for bankruptcy under the Bankruptcy Code; (ii) Company or Sponsor voluntarily becomes subject to any reorganization, receivership, insolvency proceeding, or other similar proceeding pursuant to any other federal or state law affecting debtor and creditor rights; (iii) The Property or any part 3 of the Property becomes an asset in a voluntary bankruptcy or becomes subject to any voluntary reorganization, receivership, insolvency proceeding, or other similar voluntary proceeding pursuant to any other federal or state law affecting debtor and creditor rights; (iv) An order of relief is entered against Company or Sponsor pursuant to the Bankruptcy Code or other federal or state law affecting debtor and creditor rights in any involuntary bankruptcy proceeding initiated or joined in by, or as a result of solicitation by, the Operating Member, Sponsor or any Affiliate thereof; (v) An involuntary bankruptcy or other involuntary insolvency proceeding is commenced against Company or Guarantor but only if Company or Guarantor has failed to use commercially reasonable efforts to dismiss such proceeding or has consented to such proceeding.

Free access — add to your briefcase to read the full text and ask questions with AI

Related

Oxford Health Plans LLC v. Sutter
133 S. Ct. 2064 (Supreme Court, 2013)
Wells Fargo Advisors, LLC v. Clifford Watts
540 F. App'x 229 (Fourth Circuit, 2013)
OSI Systems, Inc. v. Instrumentarium Corp.
892 A.2d 1086 (Court of Chancery of Delaware, 2006)
Major League Baseball Players Assn. v. Garvey
532 U.S. 504 (Supreme Court, 2001)
Laverne Jones v. Bernaldo Dancel
792 F.3d 395 (Fourth Circuit, 2015)
Wachovia Securities, LLC v. Frank Brand, II
671 F.3d 472 (Fourth Circuit, 2012)
White v. Four Seasons Hotels and Resorts
244 F. Supp. 3d 1 (District of Columbia, 2017)
Williamson Farm v. Diversified Crop Ins. Servs.
917 F.3d 247 (Fourth Circuit, 2019)
James Warfield v. ICON Advisers, Inc
26 F.4th 666 (Fourth Circuit, 2022)
Wells Fargo Advisors, LLC v. Watts
858 F. Supp. 2d 591 (W.D. North Carolina, 2012)

Cite This Page — Counsel Stack

Bluebook (online)
Marine Club Manager, Inc. v. RB Commercial Mortgage LLC, Counsel Stack Legal Research, https://law.counselstack.com/opinion/marine-club-manager-inc-v-rb-commercial-mortgage-llc-ncwd-2023.