Norris v. Greymont Dev., LLC

2022 NCBC 4
North Carolina Business Court·Decided January 31, 2022·No. 21-CVS-12659·Published

Opinion

Norris v. Greymont Dev., LLC, 2022 NCBC 4.

STATE OF NORTH CAROLINA IN THE GENERAL COURT OF JUSTICE SUPERIOR COURT DIVISION

WAKE COUNTY 21 CVS 12659

LEE NORRIS, Plaintiff,

v.

ORDER AND OPINION ON

GREYMONT DEVELOPMENT, LLC; PLAINTIFF NORRIS’S MOTION TO and JAMES SCHAAFSMA, APPOINT RECEIVER AND Defendants. INTERVENOR-DEFENDANT SCHAAFSMA’S MOTION TO DISMISS

1. THIS MATTER is before the Court on Plaintiff Lee Norris’s (“Norris”)

Motion for Appointment of Receiver (the “Receiver Motion”), (ECF No. 6), and Intervenor-Defendant James Schaafsma’s (“Schaafsma”) Motion to Dismiss (the “Motion to Dismiss”) under Rules 12(b)(6) and 12(b)(1) of the North Carolina Rules of Civil Procedure (the “Rule(s)”), (ECF No. 26), (together, the “Motions”).

2. Norris brings this action against Defendant Greymont Development, LLC1 (“Greymont” or the “LLC”), seeking to appoint a receiver for the LLC to terminate what Norris contends is a frivolous derivative action that Schaafsma has filed on the LLC’s behalf and to oversee Greymont’s dissolution and winding up. Plaintiff’s Receiver Motion seeks the immediate appointment of that receiver. Defendant’s Motion to Dismiss seeks to dismiss Norris’s primary claim for judicial dissolution and Norris’s alternative claim for the appointment of an independent person under

1 Greymont is unrepresented in this action because Norris and Schaafsma have not authorized the LLC to have legal representation, a decision that requires a unanimous vote of the member-managers under Greymont’s operating agreement. (Verified First Am. Compl. Ex. 1 [hereinafter “Greymont’s Operating Agreement”], ECF No. 18.2.)

N.C.G.S. § 57D-8-03(f) to decide whether Schaafsma’s derivative lawsuit should be maintained.

3. Having considered the Motions, the related briefing, appropriate matters of record, and the arguments of counsel at the hearing on the Motions, the Court, in the exercise of its discretion and for the reasons set forth below, GRANTS Defendant’s Motion to Dismiss, DISMISSES Plaintiff’s claims with and without prejudice as provided herein, and DENIES Plaintiff’s Receiver Motion as moot.

Graebe Hanna & Sullivan, PLLC, by Christopher T. Graebe and John William Graebe, 2 for Plaintiff Lee Norris.

Young Moore and Henderson, P.A., by Walter E. Brock and Rachel H.

Boyd, for Defendant James Schaafsma.

Defendant Greymont Development, LLC is unrepresented and thus did not participate or appear.

Bledsoe, Chief Judge.

I.

FACTUAL AND PROCEDURAL BACKGROUND 4. Norris and Schaafsma are 50/50 member-managers of Greymont, a North Carolina limited liability company that develops real estate. (Verified First Am. Compl. ¶¶ 2, 4–5 [hereinafter “Am. Compl.”], ECF No. 18.) Greymont has no employees, and its operating agreement, requires practical unanimity on all decisions. (Am. Compl. ¶¶ 6–8; Greymont’s Operating Agreement ¶ 3.) Norris and Schaafsma are also two of four member-managers of 4Line, LLC (“4Line”), f/k/a 5 Guys Management, LLC, a North Carolina limited liability company. (Am. Compl.

2 Plaintiff’s counsel joined Morningstar Law Group after the Motions were briefed and argued. (See ECF Nos. 34, 35.)

¶ 9.) 4Line, in turn, is a member-manager of three limited liability companies that provide real estate development services on projects of the same name: 512 Gordon Street, LLC (“512 Gordon”); 522 S Harrington, LLC (“522 Harrington”) and 518 Morehead, LLC (“518 Morehead”). (Am. Compl. ¶ 9.)

5. Norris alleges that Greymont has wound down its services in connection with 512 Gordon. (Am. Compl. ¶ 12.) He also pleads that “no material work remains to be done” in connection with 522 Harrington and that the 522 Harrington project is “substantially complete” (Am. Compl. ¶¶ 13, 54). 3 6. The parties’ dispute has at its core a development agreement that Greymont entered with 518 Morehead in July 2019 (the “Development Agreement”). (Am. Compl. ¶ 20.) Norris pleads that the Development Agreement contemplated two phases and that the first, pre-construction phase was agreed upon and fully funded while the second, development phase was not. (Am. Coml. ¶¶ 21–27.) Norris alleges that 518 Morehead timely paid the full development fee of $60,000 for the first, pre- construction phase, but in February 2021, before the second, development phase could proceed, 518 Morehead sold the real estate involved because the COVID-19 pandemic made it unfeasible to complete the project. (Am. Compl. ¶¶ 29, 31–34.)

3 In opposing Norris’s Receiver Motion, Schaafsma contends by affidavit that Greymont has

“ongoing obligations” as to 522 Harrington, including an “active dispute with the [property’s] general contractor” and the disposition of “1,700 square feet of unfinished and unsold commercial space[.]” (Suppl. Aff. of Schaafsma ¶¶ 6–11, ECF No. 28.) The Court does not consider these assertions, however, in considering Schaafsma’s motion to dismiss under Rule 12(b)(6) because “[a]s a general proposition, a trial court’s consideration of a motion brought under Rule 12(b)(6) is limited to examining the legal sufficiency of the allegations contained within the four corners of the complaint.” Khaja v. Husna, 243 N.C. App. 330, 338–39 (2015) (cleaned up).

Schaafsma contends that, because the sale of the 518 Morehead project improperly terminated the Development Agreement, Greymont is therefore owed over $750,000 in development fees. (Am. Compl. ¶¶ 38–39.) Norris disagrees and contends that Greymont has been paid its full development fee for its work on the 518 Morehead project. (Am. Compl. ¶ 49.)

7. On 1 June 2021, Schaafsma, acting for Greymont and without Norris’s consent, filed a lawsuit against 518 Morehead in Wake County Superior Court seeking to recover the $750,000 in development fees Schaafsma contends 518 Morehead owes to Greymont. (Am. Compl. ¶ 38.) Schaafsma subsequently caused Greymont to dismiss that litigation, (Am. Compl. ¶ 45), and, on 9 September 2021, Schaafsma filed a derivative action on behalf of Greymont seeking the same relief. (Am Compl. ¶ 48.) Norris opposes Schaafsma’s litigation, contending that Schaafsma’s derivative action is frivolous and asserting that 518 Morehead has paid all sums due under the Development Agreement. (Am. Compl. ¶ 49.) Norris further pleads that he is powerless to terminate Schaafsma’s derivative action because he cannot take unilateral action to that effect under Greymont’s operating agreement. (Am. Compl. ¶¶ 56, 59.)

8. Based on the parties’ disagreement over the filing and maintenance of the derivative litigation, Norris alleges that he and Schaafsma are deadlocked in the management and business operations of Greymont, requiring that Greymont be dissolved. (Am. Compl. ¶¶ 56–57.) Relying on this contention, Norris filed the Verified Complaint initiating this action on 16 September 2021 containing a single claim for judicial dissolution. (Verified Compl. ¶¶ 38–42, ECF No. 3.) He filed the Receiver Motion soon thereafter and asks this Court to empower the receiver to “manage the business of [Greymont] pending the Court’s determination on Plaintiff’s claim for dissolution, including but not limited to acting on behalf of the LLC to determine whether [maintaining Schaafsma’s derivative suit] is in the best interests of Greymont under N.C.G.S. 57D-8-03.” (Pl.’s Mot. for Appointment of Receiver [hereinafter “Receiver Mot.”], ECF No. 6.)

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