Marsh v. Billington Farms, LLC, 04-3123 (r.I.super. 2006)

CourtSuperior Court of Rhode Island
DecidedAugust 31, 2006
DocketP.B. No. 04-3123
StatusPublished

This text of Marsh v. Billington Farms, LLC, 04-3123 (r.I.super. 2006) (Marsh v. Billington Farms, LLC, 04-3123 (r.I.super. 2006)) is published on Counsel Stack Legal Research, covering Superior Court of Rhode Island primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Marsh v. Billington Farms, LLC, 04-3123 (r.I.super. 2006), (R.I. Ct. App. 2006).

Opinion

DECISION
Before this Court are cross-motions for summary judgment as to Count I of the Plaintiff's complaint. Both parties have filed timely objections thereto. Jurisdiction is pursuant to G.L. 1956 §§ 7-16-40 and 8-2-14.

FACTS AND TRAVEL
The genesis of this action is rooted in the acquisition of undeveloped property, the organization of a limited liability company, and subsequent disagreements that arose among the members of the company. At some point in early 2000, Jackson P. Despres ("Mr. Despres" or "Defendant") approached Peter Marsh ("Mr. Marsh") regarding the possibility of jointly purchasing certain undeveloped real estate located on Little Pond Road in Cumberland, Rhode Island (hereinafter the "Property"). At the time, the Property consisted of two contiguous lots that were separately owned. In September of 2000, Mr. Despres and Mr. Marsh successfully negotiated agreements to purchase the two respective lots.

Two years later, on November 15, 2002, Mr. Marsh and his wife, Anne Marsh ("Mrs. Marsh") (collectively the "Plaintiffs"), and Mr. Despres and his wife, Nanci Despres ("Mrs. Despres"), executed an Operating Agreement (hereinafter "Operating Agreement" or "Agreement") that formally organized Billington Farms, LLC ("LLC"). By the terms of the Operating Agreement, Mr. Despres was appointed the sole manager of the LLC, and each of the four members obtained a one-quarter membership interest in the LLC. On December 10, 2002, the LLC acquired the Property, and thereafter subdivided it into 29 individual lots. Today, the Property is called the "Longbrook" subdivision.

Article 5.041 of the Operating Agreement permits the LLC to contract with or enter into various other arrangements with "affiliated persons." Article 10 of the Operating Agreement defines an "affiliated person" as "any (i) Person who owns directly or indirectly 10% or more of the beneficial ownership in such Person; (ii) one or more Legal Representatives of such Person and/or any Persons referred to in the preceding clause (i); (iii) entity in which any one or more of such Person and/or the Persons referred to in the preceding clauses (i) and (ii) own directly or indirectly 10% or more of the beneficial ownership." Thus, the Operating Agreement permits the LLC to contract with Mr. and Mrs. Marsh, Mr. and Mrs. Despres, as well as any entity in which any of these individuals owns a 10% or more interest.

The LLC entered into contracts with two affiliated entities: Marsh Builders, Inc. ("MBI"), a Rhode Island corporation owned and operated by Mr. and Mrs. Marsh, and Smithfield Peat Company ("SPC"), a Rhode Island corporation owned and operated by Mr. and Mrs. Despres. On February 23, 2003, the LLC contracted with SPC to construct a road on the Property for a total fixed price of $1,240,000. On February 24, 2003, the LLC engaged MBI to construct up to 27 single family dwellings on the Property, without, however, specifying an exact price to be paid for each home. Mr. Despres engaged Michael A. Kelly, Esquire ("Mr. Kelly") to perform legal services in connection with the acquisition, subdivision, and development of the Property. Mr. Kelly acquired two of the 29 lots at this time.

On April 4, 2003, Citizens Bank issued a Land Development Loan ($1,560,000), a Revolving Construction Loan ($1,000,000), and a Standby Letter of Credit ($926,382) (collectively the "Loans" or "Citizens Loans") to the LLC. During this period of time, MBI began constructing individual homes, while SPC began the process of road work and site work. Disputes, however, arose.

In connection with the LLC's contract with SPC, the Marshes disputed certain billings made by SPC over and above the fixed contract price for site work, and alleged that Mr. Despres failed to pass on certain discounts. In particular, the Plaintiffs assert that SPC, under the direction of Mr. Despres, failed to pass on to the LLC a ten-percent discount it received from a sub-contractor who performed blasting on a ledge. Likewise, the Marshes maintain that Mr. Despres directed SPC to bill, in contravention of normal business practice, the LLC for removal of blasted rock. This rock was crushed and resold back to the LLC. In connection with the LLC's contract with MBI, the Marshes contend that Mr. Despres refused to pay MBI for individual houses that were already constructed, and that he declined to engage in good-faith negotiations as to what was an appropriate payment for on-going work. On May 3, 2004, the Marshes directed Mr. Despres to discontinue payments to SPC.

On May 5, 2004, Mr. Despres signed and recorded a "Notice of Intention to Do Work Or Furnish Materials Or Both" (hereinafter "Lien") against the Property and in favor of SPC for $1,034,846. The Marshes received notice of the Lien two weeks later. Citizens Bank ("Citizens") notified the LLC, on May 24, 2004, that the Lien caused a technical default on the Loans, and indicated that it would foreclose on the Property unless the Lien was removed within 30 days. On May 27, 2004, Mr. Despres mailed a letter to MBI instructing it to cease building homes, alleging that MBI had violated its contract with the LLC. On June 3, Mr. Kelly, on behalf of the LLC, wrote to Citizens requesting an additional ten days to resolve the dispute between SPC and the LLC. Citizens granted this request.

The Marshes filed their original Complaint on June 11, 2004. The Complaint contained four counts: Count I set forth a breach of fiduciary duty claim; Count II alleged a breach of contract between MBI and the LLC; Count III sought a declaratory judgment as to the SPC road contract; and Count IV prayed for dissolution of the LLC. Subsequent to the filing of the Complaint, Citizens swept all of the LLC's accounts of approximately $600,000, and refused to extend any further financing.

On July 16, 2004, the parties entered into a Consent Order, whereby Counts II and III were submitted to arbitration, and dissolution was to be avoided by a "buyout" of the Marshes interest in the LLC. A year later, by the terms of the Arbitrator's Award and Decision (hereinafter "Arbitrator's Award" or "Award"), MBI was awarded $692,849 — plus prejudgment interest — from the LLC, while SPC was awarded $518,827 — plus prejudgment interest — from the LLC.

On October 28, 2005, the Court entered an Order, in accordance with R.I. Super. Ct. R. Civ. P. 54(b), affirming the award and directing final judgment on Counts II and III of the Plaintiff's Complaint. The Superior Court stayed trial, however, on Counts I and IV, pending the Supreme Court's resolution of the Defendant's appeal of the judgment. On January 26, 2006, the Supreme Court entered an Order, holding the Defendant's appeal in abeyance pending the resolution of all claims, vacating the stay of trial previously issued by the Superior Court, and staying the Superior Court's earlier judgment.

On March 14, 2006, Mr. Despres, pursuant to R.I. Super. Ct. R. Civ. P. 56, moved for summary judgment as to Count I of the Plaintiff's complaint. Ten days later, the Plaintiffs filed a timely objection, and cross-moved for summary judgment as to the same Count. This decision addresses these two motions.

STANDARD OF REVIEW
It is well settled that "[s]ummary judgment is a proceeding in which the proponent must demonstrate by affidavits, depositions, pleadings and other documentary matter . . . that he or she is entitled to judgment as a matter of law and that there are no genuine issues of material fact." Palmisciano v. Burrillville

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Bluebook (online)
Marsh v. Billington Farms, LLC, 04-3123 (r.I.super. 2006), Counsel Stack Legal Research, https://law.counselstack.com/opinion/marsh-v-billington-farms-llc-04-3123-risuper-2006-risuperct-2006.