Simon Debartolo Group, L.P., Gordon Altman Butowsky Weitzen Shalov & Wein v. The Richard E. Jacobs Group, Inc., and New England Development, Inc.

186 F.3d 157, 44 Fed. R. Serv. 3d 959, 1999 U.S. App. LEXIS 17766
CourtCourt of Appeals for the Second Circuit
DecidedJuly 28, 1999
Docket1998
StatusPublished
Cited by158 cases

This text of 186 F.3d 157 (Simon Debartolo Group, L.P., Gordon Altman Butowsky Weitzen Shalov & Wein v. The Richard E. Jacobs Group, Inc., and New England Development, Inc.) is published on Counsel Stack Legal Research, covering Court of Appeals for the Second Circuit primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Simon Debartolo Group, L.P., Gordon Altman Butowsky Weitzen Shalov & Wein v. The Richard E. Jacobs Group, Inc., and New England Development, Inc., 186 F.3d 157, 44 Fed. R. Serv. 3d 959, 1999 U.S. App. LEXIS 17766 (2d Cir. 1999).

Opinion

SACK, Circuit Judge:

This appeal arises out of a contest for control of a real estate investment trust waged throughout the summer and fall of 1997 between plaintiff Simon DeBartolo Group, L.P., and a group including defendants The Richard E. Jacobs Group, Inc. and New England Development, Inc. The contest began with the defendants’ proposal to form a new entity that would be endowed, in exchange for ownership units, with the trust’s sole asset and some of the defendants’ assets. DeBartolo responded with a tender offer for control of the trust itself. Then, with a shareholder vote on the defendants’ proposal looming, DeBar-tolo filed suit alleging that the defendants’ attempts to ensure shareholder approval of their proposal had violated SEC Rules 10b-5 and 10b-13 and seeking to enjoin the defendants from purchasing more shares of the trust and from voting shares already acquired. The defendants responded with a successful motion to dismiss.

The United States District Court for the Southern District of New York (Pollack, J.) concluded that both DeBartolo and its counsel, Gordon Altman Butowsky Weitzen Shalov & Wein (“Gordon Altman”), had violated Federal Rule of Civil Procedure 11(b)(1) and (2), and sanctioned them jointly in the amount of $100,000. See Simon DeBartolo Group, L.P. v. The Richard E. Jacobs Group, Inc., 985 F.Supp. 427, 433-34 (S.D.N.Y.1997). DeBartolo and Gordon Altman together appeal from this conclusion and the award.

For the reasons set forth below, we affirm in part, reverse in part, and remand *162 for a redetermination of the sanctions to be awarded in accordance with this opinion.

BACKGROUND

The Real Property Trust (“RPT”) was a privately held real estate investment trust possessing a single asset: a general partnership interest in Shopping Center Associates, a major owner and developer of, not surprisingly, shopping centers. In November 1996, dissatisfied with the performance of RPT shares, RPT’s board of trustees appointed a special committee of unaffiliated trustees (the “Special Committee”) to explore options for increasing shareholder value. Toward that end, the Special Committee retained Lazard Fréres & Co. LLC as its financial advisor.

The Special Committee was not alone in testing the waters, however. At about this time, RPT chairman and CEO Jeremiah W. O’Connor, Jr., began discussions with the defendants, New England and Jacobs, concerning a potential sale or exchange of RPT’s interest in Shopping Center Associates. New England and Jacobs are, respectively, Massachusetts and Delaware corporations involved in the ownership and operation of shopping centers around the country. In December 1996, O’Connor caused RPT to enter into a series of confidentiality agreements with the defendants stating that the parties were contemplating a transaction involving a potential business combination, that “the parties’ discussions and negotiations [would] involve matters of a confidential nature which [would] require the parties to repose in one another the highest trust and confidence,” and that the defendants would use the confidential information solely for purposes of the contemplated transaction.

In accordance with these agreements, RPT provided the defendants with information concerning the assets and financial condition of RPT such as rent rolls, lease provisions, site plans, and projections for properties owned by RPT or Shopping Center Associates. This information was neither public nor otherwise available to RPT’s shareholders.

By March 1997, O’Connor’s negotiations had evolved into a specific proposal, and with the assistance of the defendants’ financial advisor, Goldman Sachs & Co., he presented “Project Grand Slam” to RPT’s board. In substance, Project Grand Slam contemplated that RPT would contribute its general partnership interest in Shopping Center Associates to a newly formed partnership in exchange for ownership units in the new partnership. Similar exchanges would take place between the new partnership and a series of other entities including the defendants, WellsPark Group Limited Partnership, Whitehall Street Real Estate Limited Partnership VII (“Whitehall”), and a group controlled by O’Connor (collectively, the “Grand Slam parties”). The new partnership would then become a real estate investment trust (the “new REIT”), with its ownership units converted into shares. RPT in turn would be liquidated, causing its remaining assets — -its shares in the new REIT — to be distributed to its shareholders. The new REIT subsequently would be taken public, and the former RPT shareholders would be entitled to sell their shares in the new REIT after a one-year holding period.

Project Grand Slam, ultimately subject to approval by RPT’s shareholders, was not immediately endorsed by RPT’s board. Instead, the board directed Lazard to evaluate the proposal, compare it to competing proposals, and conduct further negotiations with the Grand Slam parties.

In April 1997, Simon DeBartolo Group, L.P. — another large owner of shopping center properties, and also an RPT shareholder — contacted Lazard and expressed its interest in acquiring either RPT itself or its interest in Shopping Center Associates. After considering DeBartolo’s overture and others, however, Lazard endorsed Project Grand Slam as the best prospect for increasing RPT shareholder value. *163 RPT’s board subsequently signed a non-binding letter of intent with the Grand Slam parties.

That summer, the defendants took steps to ensure that RPT’s shareholders approved Project Grand Slam. In July 1997, defendants and Whitehall quietly executed an agreement setting forth what they dubbed “Project Triple Play,” in which they pledged (1) to commit a total of $250,-000,000 for the purchase of RPT shares, (2) to vote their RPT shares in favor of Project Grand Slam, and (3) not to transfer their RPT shares to DeBartolo.

In short order, Whitehall acquired approximately three million shares of RPT in a pair of purchases. 1 Subsequently, on August 20, the defendants purchased 1,314,406 RPT shares at $16.50 per share from the Howard Hughes Medical Institute, and on August 25, the defendants purchased 880,267 RPT shares at $16.54 per share from the Board of Administration of the City Employees Retirement System of the City of Los Angeles. 2 Each of the purchase agreements memorializing these transactions contained a provision acknowledging that the purchaser was engaged in negotiations with RPT and as a consequence was or may have been in possession of material inside information regarding RPT at the time of the transaction.

DeBartolo, meanwhile, was not idle. It, too, began to increase its position in RPT, acquiring on July 15, 1997, 470,000 RPT shares at $14.50 per share from RJR Nabisco, Inc.’s Defined Master Trust and 1,175,000 RPT shares at $14.75 per share from The Board of Pensions of The Presbyterian Church (U.S.A.). A few weeks later, DeBartolo acquired 362,562 RPT shares at $14.50 per share from Lend Lease Corporation Ltd. and Lend Lease Securities and Investments PTY Ltd.

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186 F.3d 157, 44 Fed. R. Serv. 3d 959, 1999 U.S. App. LEXIS 17766, Counsel Stack Legal Research, https://law.counselstack.com/opinion/simon-debartolo-group-lp-gordon-altman-butowsky-weitzen-shalov-wein-ca2-1999.