Norris v. Greymont Dev., LLC

2022 NCBC 4
CourtNorth Carolina Business Court
DecidedJanuary 31, 2022
Docket21-CVS-12659
StatusPublished

This text of 2022 NCBC 4 (Norris v. Greymont Dev., LLC) is published on Counsel Stack Legal Research, covering North Carolina Business Court primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Norris v. Greymont Dev., LLC, 2022 NCBC 4 (N.C. Super. Ct. 2022).

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.)

9.

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