Rota v. Colonial realty/usa Corp., No. Cv-92-0505840s (Jul. 16, 1996)

1996 Conn. Super. Ct. 5163-S
CourtConnecticut Superior Court
DecidedJuly 16, 1996
DocketNo. CV-92-0505840S
StatusUnpublished

This text of 1996 Conn. Super. Ct. 5163-S (Rota v. Colonial realty/usa Corp., No. Cv-92-0505840s (Jul. 16, 1996)) is published on Counsel Stack Legal Research, covering Connecticut Superior Court primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Rota v. Colonial realty/usa Corp., No. Cv-92-0505840s (Jul. 16, 1996), 1996 Conn. Super. Ct. 5163-S (Colo. Ct. App. 1996).

Opinion

[EDITOR'S NOTE: This case is unpublished as indicated by the issuing court.]MEMORANDUM OF DECISION ON MOTION TO STRIKE OF DEFENDANT UNION LABOR LIFEINSURANCE COMPANY The above-captioned action is one of nineteen class actions pending in this court against Colonial Realty Company and various related entities (Colonial Realty Company and all of its related entities are referred to collectively in this Decision as "Colonial"), the principals of Colonial, Jonathan Googel ("Googel"), Benjamin Sisti ("Sisti") and the Estate of Frank Shuch1, professionals who represented Colonial, or were involved in the sale or financing of the various Colonial limited partnerships and other defendants. The plaintiffs allegedly purchased an interest in the Colonial Constitution Limited Partnership and bring this action on behalf of themselves and all others who also purchased such interests.

The defendant Union Labor Life Insurance Company ("ULLICO") has moved to strike Count XXX of the Amended Complaint dated November 20, 1995, the only count directed to ULLICO, for the reasons that it fails to state a cause of action under § 36-498 of the Connecticut General Statutes.

PROCEDURAL HISTORY

ULLICO was first served with the complaint in this action in December, 1993 Thereafter it filed a First Request to Revise seeking, among other things, specification of the conduct of ULLICO on which the plaintiffs based their allegations of a violation of § 36-498. After the court overruled various objections to the First Request to Revise, the plaintiffs filed an Amended Complaint dated June 20, 1995. Thereafter ULLICO filed a Second Request to Revise in which it again asked the plaintiffs to revise their complaint to specify the actionable acts or omissions of ULLICO and to remove allegations in which ULLICO is alleged to have taken action through one of the other defendants, including the Colonial Principals. Thereafter, the plaintiffs filed the Amended Complaint of November 20, 1995 at issue here.

On December 11, 1995 ULLICO filed the present Motion to Strike. Thereafter this court rendered decisions on the Motions to Strike filed by defendants Cummings Lockwood (January 2, CT Page 5163-U 1996), Equitable Companies, Inc. and Equitable Life Assurance Society of the U.S. (January 5, 1996) and Deloitte Touche LLP and Robert V. Lally (February 5, 1996).

ALLEGATIONS OF THE AMENDED COMPLAINT

The Amended Complaint of November 20, 1995, which will be referred to as the "Complaint", is more than 250 pages long and contains more than 500 paragraphs. The following is a summary of the allegations of the Complaint pertinent to the Motion to Strike at issue here.

Colonial Limited Partnership Transactions

During the 1980's Googel, Sisti, and Shuch promoted a series of real estate ventures which culminated in the Colonial Realty bankruptcy collapse in 1990. Each of the ventures consisted of the same set of transactions: (1) the formation of a limited partnership to acquire real estate; (2) the sale of interests in the limited partnership to investors; and (3) the limited partnership obtaining a loan using investor notes as collateral.

During 1988 Colonial/USA Corp. purchased a parcel of real estate in Hartford, Connecticut known as Constitution Plaza. ¶ 107.1.1. Between September, 1989 and August, 1990 Colonial offered 1200 interests of limited partnership interest in Constitution at a price of $50,000. ¶ 107.1.15. Colonial marketed these interests using standard documents consisting of a "Glossy Brochure" and a "Private Placement Memorandum" ("PPM") which would purport to describe the investments. ¶ 54. Investors in Colonial Constitution were told that upon sale of the underlying property, investors would receive approximately 300% return on each unit purchased. ¶ 72. In connection with their offer and sale of limited partnership interests in Constitution Colonial collected fees aggregating more than $17 million out of total proceeds of $60 million. ¶

The PPM given to investors contained various misrepresentations including the representation that the general partners of Colonial Constitution Limited Partnership had a collective net worth in excess of $75 million. ¶ 107.5.5. In calculating the foregoing net worth figure, contingent liabilities in excess of $75 million that had been incurred by Googel, Sisti, and Shuch as guarantors of other Colonial real estate syndications were counted as zero. ¶ 107.5.9. The PPM CT Page 5163-V also failed to disclose the enormous size of the fees to be collected by Colonial and contained projections of future income for the real estate owned by the limited partnership which were based on the assumption that such income would increase at unrealistically high rates. The PPM for Constitution was more than 100 printed pages long and contained at least 100 pages of exhibits. ¶ 107.1.23. The Colonial Entities drafted the Colonial Constitution PPM in such a way that it appeared to put purchasers on notice that an investment in Constitution involved substantial risks. However, the PPM was prepared not for the purpose of making full disclosure of all material facts relating to Colonial Constitution, but instead, for the purpose of insulating Colonial and its principals from liability. ¶ 107.1.29.

Colonial sold limited partnership interests from the mid 1970's until 1990. Investors in earlier partnerships were not paid their annual cash flow guarantees from earnings generated by their investments, but rather from funds contributed by investors in later partnerships. Colonial and its principals were able to transfer monies belonging to one limited partnership to their own accounts, or the accounts of other limited partnerships because they failed to maintain the integrity of segregated bank accounts for each limited partnership. Such a "pyramid" organization (also referred to in the Complaint as a "ponzi scheme"), could only succeed as long as the later partnerships attracted new capital so older guarantees and debts owed with respect to earlier limited partnerships could be paid off.

Allegations as to ULLICO

While the Complaint does contain specific allegations as to certain defendants2, the allegations as to ULLICO are almost without exception legal conclusions based largely on the factually unsupported allegations that various other defendants were "agents, or joint-venturers, or partners" of ULLICO.

The only factually based allegations against ULLICO are contained in paragraphs 159 and 561 of the Complaint, which allege that in November 1989, Herb Canapary of ULLICO received the PPM for Constitution (¶ 159) and:

Defendant ULLICO beginning in 1990 through August of 1990 by itself and through its agents and joint venturers and partners IMC (U.S. Note Corporation) CT Page 5163-W and AFU, in ways such as those set out in paragraph 159 and its subparts above, materially assisted, by aiding and abetting the primary securities violation of the Colonial Entities who offered or sold interest in Constitution in violation of Conn. Gen. Stat. § 36-485 (in violation of Conn. Gen. Stat. § 36-498(a)(1), and Conn. Gen. Stat. § 36-498(a)(2) as set forth in this Complaint, by, among other things, providing said Colonial Entities with 3.7 million dollars of financing in approximately August of 1990.

¶ 561.

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Bluebook (online)
1996 Conn. Super. Ct. 5163-S, Counsel Stack Legal Research, https://law.counselstack.com/opinion/rota-v-colonial-realtyusa-corp-no-cv-92-0505840s-jul-16-1996-connsuperct-1996.