Opus Corp. v. IBM

CourtCourt of Appeals for the Eighth Circuit
DecidedApril 20, 1998
Docket97-3432
StatusPublished

This text of Opus Corp. v. IBM (Opus Corp. v. IBM) is published on Counsel Stack Legal Research, covering Court of Appeals for the Eighth Circuit primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Opus Corp. v. IBM, (8th Cir. 1998).

Opinion

United States Court of Appeals FOR THE EIGHTH CIRCUIT ___________

No. 97-3432 ___________

Opus Corporation, * a Minnesota corporation, * * Plaintiff - Appellant, * * Appeal from the United States v. * District Court for the * District of Minnesota. International Business Machines * Corporation, a New York corporation, * * Defendant - Appellee. * ___________

Submitted: March 12, 1998 Filed: April 20, 1998 ___________

Before BEAM and HEANEY, Circuit Judges, and KOPF,1 District Judge. ___________

KOPF, District Judge.

1 The Honorable Richard G. Kopf, United States District Judge for the District of Nebraska, sitting by designation. Opus Corporation (Opus) appeals from the district court’s2 decision to grant summary judgment in favor of International Business Machines Corporation (IBM).

2 The Honorable Michael J. Davis, United States District Judge, adopting the report and recommendation of the Honorable Raymond L. Erickson, United States Magistrate Judge.

-2- Opus presents two issues on appeal: (1) Did the district court err when it construed “all recourse obligations” to mean secondary obligations, and (2) Did the district court err in granting summary judgment on Opus’s claim that IBM breached its fiduciary duty as managing partner? After careful consideration, we conclude that the district court’s decision was correct and we affirm.

I. Background

Because we have the benefit of two thoughtful and thorough opinions by the district court,3 the background of this matter will be stated summarily. In essence, this is a breach of contract case involving a limited partnership agreement. The parties to the limited partnership agreement are Opus and IBM. It is undisputed that Minnesota law applies.

A. The Recourse Issue

The purpose of the limited partnership was to construct and rent a 50-floor office building known as “First Bank Place.” The partners intended to erect a prominent office building in downtown Minneapolis. Opus was the sole limited partner with a 10-percent partnership interest. IBM was the sole general partner with a 90- percent interest. At its inception, the partnership was thinly capitalized; that is, IBM contributed only $90,000 of capital and Opus contributed $10,000.

Both Opus and IBM agreed to do a variety of things to accomplish the goal of building and developing “First Bank Place.” For example, IBM agreed to raise the large sums of money needed to construct what was intended to be a fancy building.

3 Magistrate Judge Erickson authored a 77-page report and recommendation, and Judge Davis wrote a 24-page opinion adopting the report and recommendation.

-3- IBM also agreed to rent 275,000 square feet of space in the new building for an agreed price.

As for financing, IBM guaranteed full payment by the partnership of the principal and interest on more than $325 million to be used for construction. IBM also guaranteed that the partnership would complete construction of the building. Regarding this completion guaranty, Opus agreed to indemnify IBM to the extent of one-third of IBM’s liability if the partnership failed to complete construction and IBM was called to honor its guaranty of completion.

For its part, Opus became the general contractor and leasing agent for the project. An Opus affiliate became the property manager. Opus hoped to make millions of dollars from these separate roles. Neither IBM nor the partnership had any right to these earnings.

In a letter of intent, Opus agreed with IBM that, as consideration for the benefits Opus was deriving from the deal, Opus would take over other leases from a prospective “anchor tenant” so the tenant could move into the new building. The prospective tenant was First Bank. As a result, Opus entered separate negotiations with First Bank. In the end, Opus agreed with First Bank that Opus would take over First Bank’s other leases so First Bank could move into the new building. Opus hoped to make as much as $38 million by subleasing First Bank’s old space. Everyone agrees that neither IBM nor the partnership would have shared in that profit.

No agreement between IBM and Opus imposed upon IBM or the partnership any liability--direct or indirect--for the First Bank leases Opus took over. However, to give Opus a tax break, after Opus completed its negotiations with First Bank, some payments made by Opus to First Bank were funneled through the partnership.

-4- In their capacities as partners, IBM and Opus understood there might be a need for additional partnership capital in the future. Thus, they agreed that under certain circumstances the general partner, IBM, could “call” for the partners to contribute more money. If a partner, like Opus, failed to contribute its share of additional capital, IBM could “cram down”; that is, IBM could pay the capital Opus failed to pay, and take over Opus’s interest in the partnership.

If the “cram down” took place, the parties agreed that “the Contributing Partner shall (x) assume and indemnify the Non-Contributing Partner and its affiliate(s) against all recourse obligations of the Non-Contributing partner . . . in connection with Partnership business . . . .” (Art. 3.2(f) Amended and Restated Limited Partnership Agreement; Opus App. at 342-43.) Specifically listed as “recourse obligations” were IBM’s guaranty of construction financing, IBM’s guaranty of completion, Opus’s indemnity agreement with IBM regarding IBM’s completion guaranty, and “any other recourse obligation on third-party loans.” (Id.) Opus’s agreements with First Bank were not described as “recourse obligations.”

As the perceptive reader might predict, the real estate market in Minneapolis collapsed, IBM made a capital call,4 Opus refused to meet the call, and IBM “crammed down” on Opus. Opus then made a demand on IBM to reimburse Opus for the money it had paid First Bank regarding the leases on the old First Bank space. Noting that it had lost over $80 million on the project and that it continued to be obligated to pay rent on 275,000 square feet of space at higher than market rates, IBM refused to honor Opus’s indemnity demand. IBM asserted that Opus’s payments to First Bank were not “recourse obligations of the Non-Contributing partner in connection with Partnership business.”

B. The Fiduciary Duty Issue

4 IBM called for $4,718,600. Opus’s share was $471,868.

-5- Opus argues that IBM, in its capacity as general partner, breached its fiduciary duty to Opus. Opus’s original claim was based on a conspiracy allegation. In its amended complaint, Opus asserted that:

At some time unknown to Opus, either before or shortly after the parties entered into the Partnership Agreement, IBM conspired with the parties and its affiliated corporations and undertook a series of covert actions that were designed to eliminate Opus as a partner and damage or defeat Opus' partnership interest.

(Am. Compl. ¶ 7; Opus Addendum to Br. at 58.)

After the motion for summary judgment was filed, Opus essentially abandoned its conspiracy claim. Instead, Opus defended the motion for summary judgment by contending that various acts or omissions of IBM constituted a breach of fiduciary duty.

It is undisputed that both Opus and IBM are very sophisticated companies. IBM, of course, is well known. While not as famous as IBM, Opus is a knowledgeable real estate developer. In fact, one commentator described Opus as “on its way to becoming Minneapolis’ king of office development.” (Patrick Boulay, Opus Eyes the Crown, FREEWAY NEWS (June 15, 1988; IBM App. at 992-93.) Each company hoped to earn millions of dollars from their association.

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