Pierre Condominium Ass'n v. Lincoln Park West Associates, LLC

881 N.E.2d 588, 378 Ill. App. 3d 770
CourtAppellate Court of Illinois
DecidedDecember 31, 2007
Docket1-05-3567
StatusPublished
Cited by7 cases

This text of 881 N.E.2d 588 (Pierre Condominium Ass'n v. Lincoln Park West Associates, LLC) is published on Counsel Stack Legal Research, covering Appellate Court of Illinois primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Pierre Condominium Ass'n v. Lincoln Park West Associates, LLC, 881 N.E.2d 588, 378 Ill. App. 3d 770 (Ill. Ct. App. 2007).

Opinion

JUSTICE GARCIA

delivered the opinion of the court:

Defendants and counterplaintiffs Baker Development Corporation and Lincoln Park West Associates, LLC (LPWA), appeal from an order of the trial court finding the settlement agreement between plaintiff The Pierre Condominium Association and the counterdefendant, Case Foundation Company, to be in good faith and dismissing Baker/LPWA’s counterclaim against Case. The counterclaim and settlement arose out of the plaintiffs suit for property damage allegedly caused during the construction of a high-rise condominium building on an adjacent property. We affirm.

BACKGROUND

The plaintiff owns a building located at 2100 North Lincoln Park West in Chicago, Illinois (The Pierre). Baker owns the real property located immediately adjacent to the north side of The Pierre, at 2120 North Lincoln Park West (Adjacent Property). Baker was also the developer for the construction project on the Adjacent Property.

LPWA is an Illinois limited liability company and owner of the Adjacent Property. Baker formed LPWA to develop the Adjacent Property.

Baker/LPWA retained McCauley Construction Corporation as the general contractor for the construction of a high-rise condominium building on the Adjacent Property.

McCauley subcontracted with Case to perform excavation services to create an underground foundation for the construction project on the Adjacent Property, The subcontract between McCauley and Case, in part, provides:

“4.6.1 To the fullest extent permitted by law, the Subcontractor [Case] shall indemnify and hold harmless the Owner, Contractor, Architect, Architect’s consultants, and agents and employees of any of them from and against claims, damages, losses and expenses, including but not limited to attorney’s fees, arising out of or resulting from performance of the Subcontractor’s Work under this Subcontract, provided that any such claim, damage, loss or expense is attributable to bodily injury, sickness, disease or death, or to injury to or destruction of tangible property (other than the Work itself), but only to the extent caused by the negligent acts or omissions of the Subcontractor, the Subcontractor’s Sub-subcontractors, anyone directly or indirectly employed by them or anyone for whose acts they may be liable, regardless of whether or not such claim, damage, loss or expense is caused in part by a party indemnified hereunder. Such obligation shall not be construed to negate, abridge, or otherwise reduce other rights or obligations of indemnity which would otherwise exist as to a party or person described in this Paragraph 4.6.”

On or about November 12, 1998, during the excavation work on the Adjacent Property, the north end of The Pierre began to subside. The subsidence caused cosmetic damage to the building.

In 2000, the plaintiff filed suit against Baker, LPWA, McCauley, and Case, seeking recovery for property damage to The Pierre allegedly caused by the construction of the high-rise condominium building on the Adjacent Property. The plaintiffs complaint alleged theories of strict liability, common law negligence, and willful and wanton conduct.

On November 12, 2002, Baker/LPWA filed a counterclaim against Case seeking recovery under the Joint Tortfeasor Contribution Act (Contribution Act) (740 ILCS 100/1 et seq. (West 2002)) and pursuant to paragraph 4.6.1 of the subcontract between McCauley and Case.

On March 23, 2005, Case filed a motion for partial summary judgment on the counterclaim filed by Baker/LPWA. Case argued that paragraph 4.6.1 of the subcontract required it to indemnify Baker/ LPWA for their own negligence in violation of the Construction Contract Indemnification for Negligence Act (Indemnification Act) (740 ILCS 35/1 et seq. (West 2002)) and, thus, was void against public policy. In the alternate, Case argued that if paragraph 4.6.1 of the subcontract required contribution, rather than indemnification, Baker/ LPWA’s contractual contribution claim was duplicative of their statutory contribution counterclaim and, thus, should be stricken.

Based on the subsidence of The Pierre, the plaintiff claimed damages ranging from $5 million to $6 million. Case estimated the amount of recoverable damages to be about $3.8 million. The plaintiff and Case entered into a settlement agreement with the following relevant terms:

“a. Defendant, Case Foundation Company, will cause to be paid a sum in the amount of $4,967,350.00 to the plaintiff;
b. Plaintiff will release, acquit and forever discharge Case Foundation Company and its agents, servants, employees, successors and assigns;
c. The plaintiff will covenant not to further prosecute or again sue the aforesaid defendant, Case Foundation Company, its agents, servants, employees, successors and assigns;
d. The plaintiff will indemnify, hold harmless and satisfy any and all outstanding liens, from any source;
e. This agreement is a comprise [sz'c] of a disputed claim and does not constitute an admission of liability on the part of Case Foundation Company which expressly denied any and all such liability; and,
f. This agreement does not constitute a settlement or release of any claims the plaintiff has or may assert against any other parties to this action.”

The settlement agreement was contingent upon entry of a court order approving the settlement and a finding that it was entered into in good faith. The settlement was also contingent upon the dismissal of all counterclaims against Case.

On June 7, 2005, Case filed a motion for a good-faith finding pursuant to the settlement it reached with the plaintiff. On July 22, 2005, after hearing arguments, the trial court granted Case’s motion for partial summary judgment on Baker/LPWA’s counterclaim finding “the relevant case law supports Case’s motion and asserts that contractual contribution is invalid.” The trial court also granted Case’s motion for a good-faith finding, leading to Case’s dismissal from the lawsuit. The court found that “Baker and LPWA *** presented no concrete evidence to challenge the [good] faith of the settlement” and, thus, “they have not satisfied their burden of demonstrating that the settlement was made in bad faith.” Baker/LPWA filed a timely notice of appeal.

ANALYSIS

I

At the trial court level, Baker/LPWA and Case disputed the effect to be given paragraph 4.6.1 in the subcontract. Baker/LPWA argued the subcontract did not violate the Indemnification Act because the disputed provision provided Case would be liable for damages only to the extent of its own negligence and, thus, the provision must be read as one seeking contribution, not indemnification.

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Cite This Page — Counsel Stack

Bluebook (online)
881 N.E.2d 588, 378 Ill. App. 3d 770, Counsel Stack Legal Research, https://law.counselstack.com/opinion/pierre-condominium-assn-v-lincoln-park-west-associates-llc-illappct-2007.