Niehaus v. Columbus Maennerchor, 07ap-1024 (8-12-2008)

2008 Ohio 4067
CourtOhio Court of Appeals
DecidedAugust 12, 2008
DocketNo. 07AP-1024.
StatusPublished
Cited by12 cases

This text of 2008 Ohio 4067 (Niehaus v. Columbus Maennerchor, 07ap-1024 (8-12-2008)) is published on Counsel Stack Legal Research, covering Ohio Court of Appeals primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Niehaus v. Columbus Maennerchor, 07ap-1024 (8-12-2008), 2008 Ohio 4067 (Ohio Ct. App. 2008).

Opinion

OPINION
{¶ 1} Defendant-appellant, Walter Reiner ("Reiner"), appeals from the judgment of the Franklin County Court of Common Pleas, which entered summary judgment in favor of plaintiff-appellee, Werner Niehaus ("Niehaus"), and defendant-appellee, The Columbus Maennerchor (the "Maennerchor"), on Niehaus' claim and Reiner's cross-claims regarding the enforceability of a real estate purchase contract.

{¶ 2} The Maennerchor is a German singing and cultural organization that was founded in Columbus, Ohio in 1848. The Maennerchor, a non-profit corporation duly incorporated under Ohio law, has approximately 400 members and owns and occupies real property located at 966 and 976 South High Street in Columbus, where it has operated for over 80 years. The Maennerchor's operations include a restaurant, banquet facilities, and rooms devoted to musical and cultural events. The Maennerchor is governed by a 16-member board of directors (the "board"). In late 2006, at the time of the events leading up to this lawsuit, defendant-appellee, Eugene C. Hinterschied ("Hinterschied"), was a member and the president of the Maennerchor, Reiner was a member and director of the Maennerchor, and Niehaus was a member of the Maennerchor. During the pendency of this lawsuit, at the conclusion of Hinterschied's term as president, Niehaus was elected to and assumed that office.

{¶ 3} At the time of the events underlying this action, the Maennerchor was in the midst of a financial crisis and had significant debt, including debt exceeding $600,000 from loans to the Maennerchor by various members. It could not discharge the debt because of its lack of cash. Much of the Maennerchor's debt was secured by *Page 3 mortgages on the Maennerchor's real property. As a result of its financial problems, the board was considering proposals to determine the future of the Maennerchor, including proposals that involved the potential sale of some or all of the Maennerchor's property.

{¶ 4} At a regular membership meeting on October 10, 2006, the Maennerchor members voted to accept a turn-around plan proposed by Reiner. The plan included hiring a new manager and kitchen staff and an additional $180,000 in loans to pay off vendors and recapitalize the Maennerchor during the turn-around period. Nevertheless, at a November 7, 2006 special board meeting, the board passed a motion to sell all or part of the Maennerchor's property. At that meeting, Reiner stated that the members who had lent money to the Maennerchor ("lender-members") are vested in the Maennerchor and should be involved in buying it. At a regular meeting of the Maennerchor members on November 14, 2006, the members passed a resolution, consistent with the board's action, to sell all or a part of the Maennerchor's land and buildings for a price equal to or greater than $1,700,000 with a target of $2,200,000, and to authorize Hinterschied to enter into a contract, subject to members' approval, to sell at or above that price and upon other commercially reasonable terms or conditions.

{¶ 5} On or about December 7, 2006, Marilyn Reiner, the wife of Reiner's cousin, mailed a one-page informational flyer to at least some Maennerchor members. The flyer encouraged members to attend a December 12, 2006 regular corporation meeting, informed members of the board's actions subsequent to the October 10, 2006 meeting regarding the turn-around plan, and described a "Survival Plan" being proposed by the lender-members. The Survival Plan included the formation of an LLC to assume the Maennerchor's debts, upgrades to the Maennerchor's property, and *Page 4 preservation of the Maennerchor's traditions and German culture. The flyer indicated that the LLC would cause the Maennerchor's debts to be paid, provide management for the Maennerchor restaurant and building, and provide Maennerchor members with restaurant and banquet discounts. Although Mrs. Reiner claims to have sent the flyer to all members, 21 Maennerchor members have executed affidavits claiming that they did not receive Mrs. Reiner's flyer prior to the December 12, 2006 meeting.

{¶ 6} On or about December 11, 2006, Reiner, acting on behalf of the unformed LLC, submitted to the board a contract (the "purchase contract") to purchase all of the Maennerchor's real property for a purchase price of "[t]he lesser of $1,100,000 or the accumulated total debt of The Columbus Maennerchor." The purchase contract identifies the buyer as an "LLC to be created," and Reiner signed the purchase contract as "Rep. for participating Lenders and Members." The purchase contract does not identify the seller. Pursuant to the terms of the purchase contract, the Maennerchor would be permitted to use the space for its activities, and the buyer would fund the operation of the restaurant and banquet hall in the amount of $24,999, to be evidenced by a cognovit note and mortgage. This lawsuit revolves around the validity of the Maennerchor's actions in response to the purchase contract.

{¶ 7} The board met on December 11, 2006, and voted against Reiner's proposal. A regular membership meeting was held on December 12, 2006, at which those members present voted (49 to 33) to approve Reiner's proposal and the purchase contract. At some time between December 17, 2006 and December 22, 2006, despite an express board resolution to postpone signing the purchase contact, Hinterschied signed the purchase contract, purportedly on behalf of the Maennerchor. On January 6, *Page 5 2007, the board voted 8 to 7, with Hinterschied casting the tie-breaking vote, to ratify Hinterschied's signing of the purchase contract.

{¶ 8} Of primary importance here is the validity of the December 12, 2006 membership vote to approve the purchase contract. While Reiner contends that the purchase contract was properly authorized by the Maennerchor board and members, Niehaus and the Maennerchor maintain that the purchase contract is invalid as a matter of law, based on non-compliance with the Maennerchor constitution and R.C. Chapter 1702.

{¶ 9} Niehaus commenced this shareholders' derivative action against the Maennerchor and Hinterschied on January 18, 2007, alleging that the Maennerchor's purported acceptance of the purchase contract violated statutory provisions, including R.C. 1702.39 and 1702.301, as well as provisions of the Maennerchor constitution. In his verified complaint, Niehaus prayed, in part, for the court to enjoin the Maennerchor and Hinterschied from closing on the purchase contract or from otherwise disposing of the Maennerchor's property in any manner inconsistent with R.C. 1702.39, 1702.301, and the Maennerchor constitution. Additionally, Niehaus prayed for a declaratory judgment that the board and member votes on the purchase contract were void for failure to comply with the statutory requirements. Along with his complaint, Niehaus filed a motion for a temporary restraining order and preliminary injunction. On January 19, 2007, the trial court issued a temporary restraining order, consistent with Niehaus' prayer for injunctive relief, enjoining the Maennerchor from closing on the purchase contract, and scheduled a hearing on Niehaus' motion for a preliminary *Page 6 injunction. The Maennerchor filed its answer to Niehaus' complaint on February 20, 2007.

{¶ 10}

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Bluebook (online)
2008 Ohio 4067, Counsel Stack Legal Research, https://law.counselstack.com/opinion/niehaus-v-columbus-maennerchor-07ap-1024-8-12-2008-ohioctapp-2008.