St. Bernard Optical Corp. v. Schoenberger

925 So. 2d 604, 2006 WL 711075
CourtLouisiana Court of Appeal
DecidedJanuary 25, 2006
Docket2005-CA-0548
StatusPublished
Cited by9 cases

This text of 925 So. 2d 604 (St. Bernard Optical Corp. v. Schoenberger) is published on Counsel Stack Legal Research, covering Louisiana Court of Appeal primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
St. Bernard Optical Corp. v. Schoenberger, 925 So. 2d 604, 2006 WL 711075 (La. Ct. App. 2006).

Opinion

925 So.2d 604 (2006)

ST. BERNARD OPTICAL CORPORATION d/b/a St. Bernard Optical, J. Curtis Pollet, Zelma Enriques, Wife of/and Arthur J. Enriques, Jr.
v.
Martin J. SCHOENBERGER, Eye Center Optical, L.L.C. and The Eye Center of St. Bernard (A Professional Medical Corporation).

No. 2005-CA-0548.

Court of Appeal of Louisiana, Fourth Circuit.

January 25, 2006.

Stephen M. Chouest, Stephen M. Chouest & Associates, APLC, Metairie, LA, for Plaintiff/Appellant.

*605 Kevin C. Schoenberger, Kevin C. Schoenberger, APLC, New Orleans, LA, for Defendant/Appellee.

(Court composed of Judge CHARLES R. JONES, Judge DENNIS R. BAGNERIS SR., and Judge EDWIN A. LOMBARD).

DENNIS R. BAGNERIS, SR., Judge.

Plaintiffs, J. Curtis Pollet, Arthur Enriques, Jr., and his wife Zelma Enriques[1], appeal from a trial court judgment, which granted defendants', Dr. Martin J. Schoenberger, Eye Center Optical, L.L.C., and The Eye Center of St. Bernard's, exception of no right of action. For the following reasons, we affirm.

FACTS

J. Curtis Pollet and Arthur Enriques coown St. Bernard Optical Corporation, a company that dispenses eyeglasses. On April 1, 1992, St. Bernard Optical entered into a five year lease with two five year renewal options with Dr. Martin Schoenberger for approximately 800 square feet of retail space in the building, The Eye Center of St. Bernard, located at 901 W. Judge Perez Drive in Chalmette, Louisiana.[2] Dr. Martin Schoenberger was the sole owner of The Eye Center of St. Bernard, and he also utilized the building for his medical practice as an ophthalmologist. In April 2004, Dr. Schoenberger and his partner, Keith Sehon, formed Eye Center Optical, L.L.C., which is now operating as an optical retailer in another portion of the building.

On May 13, 2004, St. Bernard Optical Corporation, J. Curtis Pollet, Arthur Enriques, Jr., and Zelma Enriques filed the instant suit against Dr. Martin Schoenberger, The Eye Center of St. Bernard, and Eye Center Optical. In their petition, plaintiffs allege, among other things, that Defendants violated the Louisiana Unfair Trade Practices and Consumer Protection Law, and that Defendants violated the terms of the lease. Specifically, the petition states, in pertinent part:

19.
The extreme and outrageous conduct of Schoenberger, including methodically seeking to take Plaintiffs' business, to cancel their lease without cause, and even to deny them the use of the bathrooms, hallways, or parking spaces, caused plaintiffs, Pollet and Enriques, to sustain severe emotional distress, which Schoenberger either desired to inflict or which he knew would be certain or substantially certain to result from his conduct.
20.
Schoenberger has attempted to hire St. Bernard Optical's employees and he intentionally walks or sends his medical patients to Eye Center Optical, L.L.C., a new competing dispensary formally formed by Schoenberger on April 23, 2004, but operating through Schoenberger and misappropriating Plaintiffs' business, customers and good will for several months prior thereto. Schoenberger serves as a member and registered agent of Eye Center Optical, L.L.C., which is also located at 901 West Judge Perez Drive. Schoenberger's employee, Sehon, is the only other listed member of Eye Center Optical, L.L.C. Individually, and through and by Eye *606 Center Optical, L.L.C. and The Eye Center of St. Bernard, which are under his ownership and control, Schoenberger has unfairly and illegally misappropriated and acquired St. Bernard Optical's trade secrets, customers, business, and good-will by improper means, and he has since opened a competing dispensary within the building in his own offices, all in clear violation of the agreements, warranties, and representations he has made to the Plaintiffs over the years, which enticed the Plaintiffs to work for nearly twelve years to build the dispensary business in the Eye Care Building.
21.
The wrongful actions of Schoenberger, individually and on behalf of his LLC, Eye Center Optical, L.L.C., and his corporation, The Eye Center of St. Bernard, constitute unfair trade practices, entitling Plaintiffs to all right and remedies afforded to them by the Louisiana Unfair Trade Practices and Consumer Protection Law including damages, penalties, and attorney's fees. Plaintiffs further aver that said Defendants have improperly damaged Plaintiffs' business through improper means, including a course of calculated misconduct over a considerable period of time that was calculated and intended to injure Plaintiffs' business and to wrongfully benefit Defendants' competing business.
22.
The actions of Schoenberger, individually and on behalf of his LLC, Eye Center Optical, L.L.C., and his corporation, the Eye Center of St. Bernard, constructively constitute wrongful eviction from the premises and have destroyed the principal cause for which the entire transaction and lease were undertaken. Plaintiffs are entitled to all damages resulting from the Defendants' conduct, while specifically reserving the right to terminate the Dispensary Lease for failure of the principal cause (i.e., being the dispensary in the building), the legal cause for which the Dispensary Lease was originally proposed and executed.
23.
The actions of Schoenberger, individually and on behalf of his LLC, Eye Center Optical, L.L.C., and his corporation, The Eye Center of St. Bernard, breach and violate the contractual agreements and understanding reached between the parties in 1992, upon which the Plaintiffs have changed their previous plans and justifiable and reasonably relied to their detriment in the conduct of their business for over eleven (11) years, causing irreparable damage to Plaintiffs' business and their long standing business plans.
24.
The actions of Schoenberger, individually and on behalf of his LLC, Eye Center Optical, L.L.C., and his corporation, The Eye Center of St. Bernard, constitute either intentional or negligent misrepresentations, upon which the Plaintiffs have relied to their detriment and what have caused Plaintiffs great harm. The individual Plaintiffs are entitled to damages for past, present and future mental pain and suffering, medical expenses, as applicable, and for such monetary damages as are reasonable in the premises of this action due to the general and special damages they have sustained.
25.
The Defendants are liable to Plaintiffs herein, jointly, severally, and in solido, *607 for the breach of the agreements, and/or for the wrongful, negligent or intentional acts and/or omissions stated herein,
* * *
27.
Both Enriques and Pollet have sustained keen mental anguish and emotional distress. At all material time herein, plaintiff Arthur J. Enriques was married to plaintiff Zelma Enriques, thereby giving her a fifty percent (50) interest in his share of the business and its profits as community property. Further, Zelma Enriques has sustained her own individual damages in the form of loss of consortium, support and society due to the damages tortuously inflicted upon her husband, Arthur J. Enriques, for which the Defendant are liable herein.

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925 So. 2d 604, 2006 WL 711075, Counsel Stack Legal Research, https://law.counselstack.com/opinion/st-bernard-optical-corp-v-schoenberger-lactapp-2006.