Superior Federal Bank v. MacKey

129 S.W.3d 324, 84 Ark. App. 1, 2003 Ark. App. LEXIS 848
CourtCourt of Appeals of Arkansas
DecidedNovember 19, 2003
DocketCA 02-1119
StatusPublished
Cited by29 cases

This text of 129 S.W.3d 324 (Superior Federal Bank v. MacKey) is published on Counsel Stack Legal Research, covering Court of Appeals of Arkansas primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Superior Federal Bank v. MacKey, 129 S.W.3d 324, 84 Ark. App. 1, 2003 Ark. App. LEXIS 848 (Ark. Ct. App. 2003).

Opinion

Josephine Linker Hart, Judge.

This appeal arises from a lawsuit filed by appellees George Mackey and Jones & Mackey Construction Co., LLC, against appellant Superior Federal Bank for breach of contract, promissory estoppel, intentional interference with contractual relations, defamation, and punitive damages. Following a nine-day trial, the jury returned a verdict by interrogatories and awarded the following damages to the LLC; $411,000 for breach of contract, $210,000 for promissory estoppel, $175,000 for defamation, and $5,000,000 in punitive damages. 1 The trial court set aside the promissory-estoppel verdict and awarded the LLC postjudgment interest of 10% on the breach-of-contract count and 6.25% on the remaining counts.

Appellant makes five arguments on appeal: 1) the trial court should have granted a directed verdict on the defamation count; 2) the trial court should have remitted the punitive-damage award; 3) the trial court should have granted a directed verdict on the breach-of-contract count; 4) the trial court erred in allowing jury-members to question witnesses; 5) the trial court erred in instructing the jury on spoliation of evidence. The LLC makes two arguments on cross-appeal: 1) the trial court erred in awarding postjudgment interest at a rate of less than 10%; 2) the trial court erred in setting aside the promissory-estoppel award. On direct appeal, we affirm the compensatory damages for defamation, reverse the breach-of-contract award, and remand to the trial court for further consideration of the punitive-damage award. On cross-appeal, we affirm the award of postjudgment interest and reinstate the promissory-estoppel verdict.

Background Facts

George Mackeyis the sole owner of Jones & Mackey Construction Co., LLC. His background is in accounting and banking, and he is a former vice president of the Arkansas Development Finance Authority. Testimony at trial showed that, prior to the incidents that led to this lawsuit, Mackey enjoyed a stellar reputation. Witnesses testified that his credibility was without question and that he had been successful in his endeavors. In early 1998, Mackey decided to pursue a career in the construction business. While still with the ADFA, he joined forces with Mr. Robert Jones, who had twenty-five years of building experience, and together they completed several residential building projects.

In late 1998, Jones and Mackey began to do business in Faulkner County. They constructed a home in Conway, which was financed by a construction loan through First Community Bank. Shortly thereafter, Mackey received a phone call from Rick Baney, one of appellant’s loan officers. Baney told Mackey that appellant was trying to establish a greater presence in the Conway lending market and would like an opportunity to finance Mackey’s next project. As a result, in early 1999, appellant financed appel-lees’ purchase of two residential lots for approximately $122,000 and financed construction of a home for $316,000. At about this same time, Mackey became sole owner of the LLC.

In early .1999, Mackey developed a plan to purchase a piece of property near the hospital in Conway and to construct a medical-office building. In April 1999, the LLC obtained a $270,000 loan from appellant to purchase the land Mackey had selected. Mackey then began to develop the .property and incur expenses, including demolition of a building on the property, hiring an architect, and hiring a project manager. However, on May 10, 1999, the University of Central Arkansas, which owned property adjacent to the LLC parcel, filed a petition in Faulkner County Circuit Court to prevent all work on the property, pending negotiations for it to acquire the property through eminent domain. Mackey resisted UCA’s petition and called upon appellant’s representatives to attend the hearing and testify that the LLC had received financing for a viable project on the property. Steve Bryan and Rick Baney attended the hearing on behalf of appellant but were never called to testify. Following a May 17, 1999 hearing, the circuit judge denied UCA’s petition.

The next day, May 18, 1999, Rick Baney sent a letter to George Mackey. The letter stated that it served as “a conditional commitment for approval of a $1,800,000 construction financing” and set forth several conditions that the LLC would have to meet to obtain the loan. As we will discuss in greater detail infra, the LLC contends that this letter created a contract whereby appellant promised to provide construction financing for the medical-office building. Upon receiving this letter, Mackey tendered his resignation to the ADFA and began work on the building. However, on June 7, 1999, Mackey received a fax from Rick Baney. The fax implied that the construction financing had not yet been approved, and it included several conditions that had not been set out in the May 18 letter.

In an attempt to settle the matter and obtain his funding, Mackey met with Tom Wetzel, appellant’s regional manager of commercial loans. He and Wetzel clashed immediately, and their relationship deteriorated to the point of outright hostility. Wetzel ultimately sent Mackey the following letter on August 24, 1999, declining appellees’ request for construction financing:

Please be advised that as of this date Superior Federal Bank is declining the above referenced loan request for $1,600,000 [sic] due to lack of capital injection on your part. Current financial statements both personal and business indicate an inability to fund your portion of the cash required.

According to appellees, this letter from appellant refusing to finance the construction on the medical-office building constituted a breach of the May 18 commitment letter.

In addition to the construction financing controversy, which would become the basis for the LLC’s breach-of-contract and promissory-estoppel claims, five incidents took place between June and October of 1999 that would become the basis for appellees’ defamation claims. We will set these incidences out in greater detail later in the opinion, but they generally involved: 1) appellant returning a series of checks drawn on the LLC account marked insufficient funds; 2) appellant’s representation to the Gospel Temple church, which had hired the LLC to construct a sanctuary, that the LLC was not on appellant’s approved contractors list; 3) Wetzel’s statement to a Mr. Frank Waite, an officer at another bank, that appellant was no longer doing business with Mr. Mackey; 4) Wetzel’s statement to a Mr. Bernard Veasley, who was trying to help Mackey secure financing, that Mackey was “f|s**ing up”; 5) Wetzel’s statement to Veasley that Mackey was a “big, fat slob” and a “big, black gorilla.” When the construction financing on the medical office building fell through, the LLC began to lose money rapidly and was unable to pay its bills or continue construction on other projects. Ultimately, numerous lawsuits would be filed against the LLC, and the company would lose a great deal of money. Further, Mackey’s and the LLC’s once excellent reputations were eroded to the point that Mackey was referred to by one witness as a pariah.

Free access — add to your briefcase to read the full text and ask questions with AI

Related

Lindy "bud" Bostic v. Richard Stanley
2020 Ark. App. 365 (Court of Appeals of Arkansas, 2020)
First Gov't Lease Co. v. Nw. Scott Cnty. Volunteer Fire Dep't
560 S.W.3d 471 (Court of Appeals of Arkansas, 2018)
Roberts v. Riege
550 S.W.3d 400 (Court of Appeals of Arkansas, 2018)
Patrick v. Tyson Foods, Inc.
2016 Ark. App. 221 (Court of Appeals of Arkansas, 2016)
Sawada v. Walmart Stores, Inc.
2015 Ark. App. 549 (Court of Appeals of Arkansas, 2015)
Phillippy v. ANB Financial Services, LLC
386 S.W.3d 553 (Court of Appeals of Arkansas, 2011)
Holiday Inn Franchising, Inc. v. Hotel Associates, Inc.
2011 Ark. App. 147 (Court of Appeals of Arkansas, 2011)
In Re Pilgrim's Pride Corp.
442 B.R. 522 (N.D. Texas, 2010)
Bronakowski v. Lindhurst
324 S.W.3d 719 (Court of Appeals of Arkansas, 2009)
Prendergast v. Craft
284 S.W.3d 104 (Court of Appeals of Arkansas, 2008)
Jim Ray, Inc. v. Williams
260 S.W.3d 307 (Court of Appeals of Arkansas, 2007)
Ken's Discount Building Materials, Inc. v. Meeks
233 S.W.3d 176 (Court of Appeals of Arkansas, 2006)
MacKool v. State
231 S.W.3d 676 (Supreme Court of Arkansas, 2006)
Superior Federal Bank v. Jones & MacKey Construction Co.
219 S.W.3d 643 (Court of Appeals of Arkansas, 2005)
Cinnamon Valley Resort v. EMAC Enterprises, Inc.
202 S.W.3d 1 (Court of Appeals of Arkansas, 2005)
Community Bank of North Arkansas v. Tri-State Propane
203 S.W.3d 124 (Court of Appeals of Arkansas, 2005)
Pighee v. L'OREAL USA [PRODUCTS], INC.
351 F. Supp. 2d 885 (E.D. Arkansas, 2005)

Cite This Page — Counsel Stack

Bluebook (online)
129 S.W.3d 324, 84 Ark. App. 1, 2003 Ark. App. LEXIS 848, Counsel Stack Legal Research, https://law.counselstack.com/opinion/superior-federal-bank-v-mackey-arkctapp-2003.