The Howard Carr Companies, Inc. v. Cumberland Farms, Inc.

CourtDistrict Court, N.D. New York
DecidedApril 21, 2020
Docket1:19-cv-00622
StatusUnknown

This text of The Howard Carr Companies, Inc. v. Cumberland Farms, Inc. (The Howard Carr Companies, Inc. v. Cumberland Farms, Inc.) is published on Counsel Stack Legal Research, covering District Court, N.D. New York primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
The Howard Carr Companies, Inc. v. Cumberland Farms, Inc., (N.D.N.Y. 2020).

Opinion

UNITED STATES DISTRICT COURT NORTHERN DISTRICT OF NEW YORK - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - THE HOWARD CARR COMPANIES, INC., Plaintiff, -v- 1:19-CV-622 CUMBERLAND FARMS, INC., and FIRST HARTFORD REALTY CORPORATION, Defendants. - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - APPEARANCES: OF COUNSEL: LAW OFFICE OF MURRAY S. CARR JEFFREY L. ZIMRING, ESQ. Attorneys for Plaintiff 1735 Central Avenue Albany, New York 12205 GIRVIN, FERLAZZO LAW FIRM PATRICK J. FITZGERALD, III, ESQ. Attorneys for Defendants DANIEL RUBIN, ESQ. 20 Corporate Woods Boulevard Albany, NY 12211 DAVID N. HURD United States District Judge MEMORANDUM–DECISION and ORDER I. INTRODUCTION On April 26, 2019, plaintiff Howard Carr Companies, Inc. ("the Howard Group" or "plaintiff") filed this action in Supreme Court, Albany County, against defendants Cumberland Farms, Inc. ("Cumberland") and First Hartford Realty Corporation ("First Hartford") seeking real estate commissions valued at just over $1 million. On May 24, 2019, Cumberland and First Hartford (collectively "defendants") removed the suit to federal court. After plaintiff amended its pleading, defendants moved under Federal Rule of Civil Procedure ("Rule") 12(b)(6) to dismiss the operative complaint. The motion has been fully briefed and will be considered on the basis of the submissions without oral argument.

II. BACKGROUND1 The Howard Group is a New York corporation that operates a real estate brokerage in Albany, New York. Am. Compl. ¶¶ 1-4. Cumberland is a Delaware corporation that manages a chain of convenience stores out of its headquarters in Massachusetts. Id. ¶¶ 5-8. And First Hartford is a Delaware corporation that runs a commercial real estate development business from its main office in Connecticut. Id. ¶¶ 10, 12. According to plaintiff, First Hartford enjoys an "exclusive development agreement" with Cumberland for the purpose of developing sites for new stores in Upstate New York. See id. ¶ 14. On June 12, 2013, defendants "engaged" the Howard Group "for the purpose of

locating potential sites" on which Cumberland could build some new convenience stores. Am. Compl. ¶¶ 15-16. Defendants provided plaintiff with "siting and other locational criteria required for the development" of these stores. Id. ¶ 17. Thereafter, plaintiff identified "at least 116 sites that satisfied the criteria." Id. ¶ 18; see also id. ¶ 19 (listing street addresses). Plaintiff alleges that it "escorted personnel employed by" defendants to each one of these locations and "informed the defendants of the acquisition cost for each of the aforementioned sites." Id. ¶¶ 20-21.

1 The following facts are taken from the Howard Group's First Amended Complaint, Dkt. No. 21, and are assumed true for the purpose of resolving defendants' motion to dismiss. - 2 - The Howard Group alleges that defendants have acquired control of, and built or intend to build new stores on, at least 11 of these 116 sites. Am. Compl. ¶¶ 22 (listing street addresses). Plaintiff alleges that it expected compensation in the amount of $1,116,446.00, but has only been paid $71,625.00. Id. ¶¶ 23-28. According to plaintiff, it is therefore entitled to judgment in the amount of $1,044,820.00. Id. ¶ 29.

III. LEGAL STANDARD "To survive a Rule 12(b)(6) motion to dismiss, the '[f]actual allegations must be enough to raise a right to relief above the speculative level.'" Forjone v. Dep't of Motor Vehicles, 414 F. Supp. 3d 292, 298 (N.D.N.Y. 2019) (quoting Ginsburg v. City of Ithaca, 839 F. Supp. 2d 537, 540 (N.D.N.Y. 2012)). "Dismissal is appropriate only where plaintiff has failed to provide some basis for the allegations that support the elements of his claims." Id. "When ruling on a motion to dismiss, the court must accept as true all of the factual allegations contained in the complaint and draw all reasonable inferences in the non-movant's favor." United States v. Bedi, 318 F. Supp. 3d 561, 564-65 (N.D.N.Y. 2018)

(citation omitted). "In making this determination, a court generally confines itself to the facts stated on the face of the complaint, . . . documents appended to the complaint or incorporated in the complaint by reference, and . . . matters of which judicial notice may be taken." Forjone, 414 F. Supp. 3d at 298 (citation and internal quotation marks omitted). IV. DISCUSSION This is actually the second time the Howard Group has come to court trying to collect on these unpaid real estate commissions. Both times, plaintiff's suit began in Supreme Court, Albany County. Both times, Cumberland and First Hartford removed the case to this federal judicial district. And both times, the parties' dispute landed in this Court.

- 3 - A. The First Litigation is Filed The Howard Group's first lawsuit arrived in December of 2018, assigned to this Court after defendants removed it on the basis of complete diversity of citizenship. Howard Carr Cos., Inc. v. Cumberland Farms, Inc. et al., 1:18-CV-1414-DNH-CFH (the "First Litigation") at

Dkt. No. 1. Defendants immediately moved to dismiss under Rule 12(b)(6). Id. at Dkt. No. 6. According to defendants' motion, the Howard Group's pleading ran afoul of New York Real Property Law ("RPL") § 442-d, which requires a plaintiff that wants to sue for unpaid real estate commissions to plead and prove that it is a duly licensed real estate broker. First Litig. at Dkt. No. 6. Beyond that threshold defect, defendants argued the complaint also failed to identify the terms of the alleged brokerage agreement between the parties. Id. In opposition to dismissal, the Howard Group expressly disavowed the notion that its claim was based on any written agreement. First Litig. at Dkt. No. 10. Instead, plaintiff explained, it was merely seeking equitable relief in quantum meruit for the reasonable value of the services it had rendered on defendants' behalf. Id. According to plaintiff, it was not

looking to recover any real estate commissions per se, just monetary compensation for the fair value of its work. See id. B. The First Litigation is Dismissed On February 15, 2019, the Court rejected those arguments and granted defendants' motion to dismiss. Howard Carr Cos., Inc. v. Cumberland Farms, Inc. ("Howard Carr I"), 359 F. Supp. 3d 188 (N.D.N.Y. 2019). Although it acknowledged that quantum meruit could

- 4 - theoretically provide relief under the slightly unusual factual scenario2 presented in the complaint, Howard Carr I rejected plaintiff's attempt to evade the pleading requirement imposed by RPL § 442-d by characterizing its services as that of a "finder" rather than a "broker." Id. at 193-95. And because plaintiff had failed to allege that it was a duly licensed

real estate broker in accordance with § 442-d, the complaint had to be dismissed. Id. at 195. Importantly for present purposes, Howard Carr I refused to grant the Howard Group's conditional request to amend the pleading. 359 F. Supp. 3d at 195. The reasoning was twofold: first, plaintiff had not bothered to follow Local Rule 7.1(a)(4), which requires a party to submit a proposed amended complaint; and second, plaintiff had not given any indication that it actually was a duly licensed broker during the time period in question. Id. As to that latter bit of rationale, Howard Carr I found it noteworthy that the Howard Group had not once represented to the Court that it possessed a real estate license despite the issue of its licensure status having been squarely presented in defendants' initial moving papers. See Howard Carr I, 359 F. Supp. 3d at 195.

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