St. Clair-Hibbard v. American Finance Trust, Inc.

CourtDistrict Court, S.D. New York
DecidedSeptember 23, 2019
Docket1:18-cv-01148
StatusUnknown

This text of St. Clair-Hibbard v. American Finance Trust, Inc. (St. Clair-Hibbard v. American Finance Trust, Inc.) is published on Counsel Stack Legal Research, covering District Court, S.D. New York primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
St. Clair-Hibbard v. American Finance Trust, Inc., (S.D.N.Y. 2019).

Opinion

USDC SDNY DOCUMENT UNITED STATES DISTRICT COURT ELECTRONICALLY FILED SOUTHERN DISTRICT OF NEW YORK DOC #: □□□□□□□□□□□□□□□□□□□□□□□□□□□□□□□□□□□□□□□□□□□□□□□□□□□□□□□□□□□□ X DATE FILED: 9/23/2019 CAROLYN ST. CLAIR-HIBBARD, : Plaintiff, : : 18 Civ. 1148 (LGS) (KNF) -against- : : OPINION AND ORDER AMERICAN FINANCE TRUST, INC. et al., : Defendants. :

panne X LORNA G. SCHOFIELD, District Judge: Plaintiff Carolyn St. Clair-Hibbard brings this action against Defendants American Financial Trust, Inc. (“AFIN”), American Finance Advisors, LLC (“AF Advisors”), AR Global Investments, LLC (“AR Global”), Nicholas S. Schorsch and William D. Kahane. She alleges that AFIN violated § 14(a) of the Securities and Exchange Act of 1934 (the “Exchange Act”) and Rule 14a-9 promulgated thereunder. She alleges that AF Advisors, AR Global, Schorsch and Kahane violated § 20(a) of the Exchange Act. Plaintiff also asserts state law breach of fiduciary duty claims on behalf of herself and a class of AFIN’s public shareholders. Defendants move to dismiss the Second Amended Complaint (the “Complaint” or “SAC”) pursuant to Federal Rule of Civil Procedure 12(b)(6). For the reasons below, the motions are granted and the Complaint is dismissed. 1. BACKGROUND! The facts below are taken from the Complaint, documents incorporated in the Complaint by reference, and matters of which judicial notice may be taken. See TCA Television Corp. v.

' After the parties submitted their respective briefs, Plaintiff filed a letter on March 13, 2019, withdrawing certain allegations of misrepresentations and omissions from the Complaint. They are SAC □□ 4(d), (e), (f); 76; 77; 82(a), (b), (c), (d), (e); 88 and 89.

McCollum, 839 F.3d 168, 172 (2d Cir. 2016). These facts are assumed to be true only for purposes of this motion. See Doe v. Columbia Univ., 831 F.3d 46, 48 (2d Cir. 2016). The Parties AFIN is a real estate investment trust (REIT) incorporated in Maryland. When the SAC was filed, AFIN was publicly registered but its shares were not publicly traded. On July 18,

2018, almost three months after the SAC was filed, AFIN’s stock commenced public trading on the NASDAQ.2 AFIN has no employees. Instead, since its formation, AFIN has been “externally managed” by AF Advisors pursuant to an advisory contract. AFIN relies on AF Advisors for all of its operational, managerial and financial activities. AF Advisors is a Delaware limited liability company with its principal place of business in New York. AF Advisors is an indirect wholly owned subsidiary of AR Global. During the relevant time period, AFIN and AF Advisors shared legal counsel. AR Global sponsors REITs, including AFIN. Schorsch is AR Global’s chairman and

majority shareholder. Kahane also owns a substantial number of AR Global shares. Plaintiff is an Oregon resident who has owned shares in AFIN since at least 2015. The Complaint alleges that as of October 2017, AFIN had hundreds of public shareholders who make up the putative class.

2 The Court is entitled to take judicial notice of this fact. See Barilli v. Sky Solar Holdings, Ltd., 389 F. Supp. 3d 232, 248 n. 11 (“[A] district court may take judicial notice of well-publicized stock prices without converting the motion to dismiss into a motion for summary judgment”) (citing Ganino v. Citizens Utils. Co., 228 F.3d 154, 166 n. 8 (2d Cir. 2000)). Actions Preceding the Third Advisory Agreement AFIN was organized in January 2013. It initially had a one-year advisory agreement with AF Advisors that was renewable for an unlimited number of successive one-year periods. Under the agreement, AFIN would have to pay a fee to terminate or not renew the agreement with AF Advisors only if AFIN was profitable to investors. The agreement did not permit AFIN to pay

fees to AF Advisors for “internalization transactions,” by which AFIN would take on management functions from AF Advisors to become self-managed. This provision was later eliminated by AR Global and AF Advisors. In a Form S-11, dated September 19, 2013, AFIN acknowledged that the external management structure created conflicts of interest on the part of AF Advisors that “could result in decisions that are not in the best interests of our stockholders.” In 2014, AR Global began to experience a decline in revenues and financial difficulties. To bolster its financial position, Schorsch, Kahane and AR Global embarked on a scheme to modify and extend AR Global’s advisory contracts across its portfolio of REITs. These Defendants sought to secure steady long-term revenue by consolidating the REITs under two

entities subject to lucrative twenty-year advisory contracts that were difficult to break because of onerous internalization/termination fees. One of these entities was AFIN.3

3 Plaintiff’s Opposition to Defendants’ Motions to Dismiss alleges that Schorsch and Kahane failed to express their “self-interested motivation” in violation of § 14(a). This is not pleaded in the Complaint. It would be futile to allow Plaintiff to amend the Complaint to plead this allegation because proxy materials need not disclose hidden intentions if all material facts are disclosed. See DoubleLine Capital LP v. Odebrecht Finance, Ltd., 323 F. Supp. 3d 393, 441 (S.D.N.Y. 2018) (“[I]n the absence of an express prior disclosure, a corporation has no affirmative duty to disclose uncharged, unadjudicated wrongdoing”); see also Mendell v. Greenberg, 927 F.2d 667, 674 (2d Cir. 1990), modified 938 F.2d 1528 (2d Cir. 1991) (“A proxy statement need not disclose the underlying motivations of a director or major shareholder so long as all objective material facts relating to the transaction are disclosed”) (emphasis in original). In April 2015, AFIN’s Board of Directors approved amendments to the advisory agreement with AF Advisors. Three new provisions in the Second Amended and Restated Advisory Agreement (“Second Agreement”) are relevant here. First, the Second Agreement established a twenty-year contract between AFIN and AF Advisors that would automatically renew for another twenty years except for cause. Second, the Second Agreement changed the

primary basis for calculating an annual fee for AF Advisors from asset performance to asset acquisition. Third, the Second Agreement approved an annual base management fee of $18 million per year plus a portion of equity raised. The Second Agreement took effect after a shareholder vote on July 20, 2015. The Third Advisory Agreement In mid-2016, AFIN began merger discussions with Retail Centers of America (RCA), a REIT that also has ties to Schorsch. Changes to the Second Agreement between AFIN and AF Advisors were proposed as consideration for the merger. The Third Amended and Restated Advisory Agreement (“Third Agreement”) became effective when the merger was approved and

made two changes to the contract between AFIN and AF Advisors that are relevant here. First, the Third Agreement increased the annual fixed and variable fees AFIN pays AF Advisors. The fixed fee increased to over $20 million annually. New variable fees were based on the amount of consideration paid for acquisitions, the amount of equity raised after a public listing, and the amount of quarterly earnings. Second, the Third Agreement included an option for AFIN’s Board to elect to internalize management.

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