Westbrook v. Swiatek

2012 Ohio 2451
Ohio Court of Appeals·Decided May 30, 2012·No. 11-CAE-09-0080·Published

Opinion

COURT OF APPEALS

DELAWARE COUNTY, OHIO

FIFTH APPELLATE DISTRICT

WILLIAM WESTBROOK : JUDGES:

:

: Hon. Patricia A. Delaney, P.J.

Plaintiff-Appellee : Hon. William B. Hoffman, J.

: Hon. Sheila G. Farmer, J.

-vs- :

: Case No. 11-CAE-09-0080 VALERIE SWIATEK, ET AL., :

:

:

Defendants-Appellants : OPINION

CHARACTER OF PROCEEDING: Appeal from the Delaware County Court of Common Pleas, Case No. 06 CV H 08 0683

JUDGMENT: AFFIRMED

DATE OF JUDGMENT ENTRY: May 30, 2012

APPEARANCES: For Appellants: For Appellee:

QUINTIN F. LINDSMITH O. JUDSON SCHEAF, III NATALIE T. FURNISS 10 W. Broad St., Suite 700 JAMES P. SCHUCK Columbus, OH 43215 100 S. Third St. Columbus, OH 43215 ANTHONY M. HEALD 125 N. Sandusky St.

Delaware, OH 43015

Delaney, P.J.

{¶1} Defendants-Appellants Alum Creek, Inc., Rennob, Inc., and Whittington, Inc. appeal the August 18, 2011 and September 15, 2011 judgment entries of the Delaware County Court of Common Pleas granting indemnification of fees and expenses to Plaintiff-Appellee William Westbrook.

FACTS AND PROCEDURAL HISTORY

{¶2} This matter was originally filed on August 1, 2006 by Westbrook as an action, for among other things, an accounting and dissolution of a “joint venture/partnership agreement” between himself and Valerie Swiatek, Victoria Bonner, Deborah Bonner (“Bonner Daughters”), ABL Group, Ltd., Alum Creek, Inc., Cobbleton Bachman LLC, Cobbleton II LLC, Rennob, Inc., SR 37 at Old State LLC, and Whittington, Inc. (“Bonner Companies”). Westbrook alleged a written “Memo of Understanding” (“MOU”) memorialized the joint venture/partnership agreement. The MOU was between Westbrook and Charles Bonner. The MOU was signed by Westbrook and Bonner in their individual capacities on June 24, 1999.

{¶3} The general terms of the MOU were such that Mr. Bonner, either individually or through one of several Bonner Companies (referred to as Bonner Interests in the MOU), would provide the financing for the purchase of property found by and to be developed by Westbrook. The pertinent terms of the MOU were as follows: Pursuant to the “Standard Deal,” wherein Westbrook would receive 30% of the profits, the Bonner Companies would receive 65% and Michael Suhovecky (Mr. Bonner's accountant) would receive 5%. A losing transaction would result in zero gain or loss to Westbrook. On “Sour Deals” where there was money fronted but no deal made, the

Bonner Companies would take 100% of the loss. Mr. Bonner could continue to do deals on his own, with or without Westbrook. Mr. Bonner provided Westbrook with administrative support such as office space and accounting services. Westbrook was considered an employee of one of the Bonner Companies to the extent necessary to qualify Westbrook under the corporation's health coverage plan. “The remainder of his status will be an independent contractor, associate, officer and/or partner depending on the particulars of each deal.” (MOU, Working Relationship.) Westbrook also served as an officer of various Bonner Companies. Westbrook was the president of Alum Creek, Inc., vice president of Whittington, Inc., and vice president of Rennob, Inc. (Bonner Companies Amended Counterclaim, August 8, 2007.)

{¶4} Westbrook and Mr. Bonner operated under the terms of the MOU until Mr.

Bonner's death in September 2003. Before his death, Mr. Bonner reorganized the Bonner Companies' boards of directors and appointed the Bonner Daughters to the boards in addition to three outside directors. Westbrook continued working on the pending real estate projects after Mr. Bonner died. According to the complaint, these projects include the Cobbleton Property, the Hummel Property, Woods at Cumberland, McCammon Chase Property, Lithopolis Property, Huntley Property, and Noble Property.

{¶5} In mid-2005, the relationship between the parties deteriorated. On June 25, 2005, Westbrook was informed that the Bonner Daughters intended to downsize the active real estate development operations of the Bonner Companies and the MOU was terminated with respect to the current projects, except the Cobbleton and Huntley properties. In September 2006, Westbrook was informed he was no longer authorized to act in any representative capacity on either the Cobbleton or Huntley properties.

{¶6} Shortly thereafter, this litigation ensued in the Delaware County Court of Common Pleas. After the filing of the original complaint, Westbrook sought the appointment of a receiver. The trial court appointed a receiver in June 2007. However, the appointment was vacated by this Court on December 10, 2008, in Westbrook v. Swiatek, 5th Dist. Nos. 07 CAE 09 0046, 07 CAE 11 0058, 2008-Ohio-6477 (“Westbrook I”). The Ohio Supreme Court declined jurisdiction to hear the case on April 22, 2009.

{¶7} In the meantime, the litigation continued between the parties. In 2007, the Bonner Companies asserted counterclaims against Westbrook. ABL Group, Alum Creek, Cobbleton I and II, Whittington, and Rennob asserted the following claims: (1) slander of title for Westbrook’s initiation of the lawsuit claiming an ownership right in the real estate parcels comprising the Cobbleton property; (2) declaratory judgment that the Bonner Companies are the owners to the exclusion of Westbrook of the real estate parcels comprising the Cobbleton property; and (3) negligence of the Westbrook in performing his task of preparing the real estate parcels comprising the Cobbleton property for development and/or sale. On July 2, 2007, the trial court granted Westbrook’s motion to dismiss count one of the Bobber Companies’ counterclaims. On August 8, 2007, the Bonner Companies filed amended counterclaims asserting the following claims: (1) declaratory judgment that the corporate defendants are the owners to the exclusion of Westbrook of the Cobbleton property; (2) breach of fiduciary duty by Westbrook to the Bonner Companies by concealing his positions; (3) breach of contract as to sour deals by failing to allow the defendants to treat Cobbleton as a sour deal and allow the defendants to sell the property to recover expenses; and (4) breach of fiduciary duty by Westbrook by failing to perform his obligations as project manager to assure that the contingencies in the Dominion contract would be met.

{¶8} On August 9, 2007, Westbrook filed an amended complaint adding claims for indemnification and advancement of legal expenses for defense of the counterclaims. The corporate regulations of Alum Creek, Rennob, and Whittington provided for indemnification and advancement of attorney’s fees and expenses as follows:

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

Westbrook v. Swiatek, 2012 Ohio 2451 (Ohio Ct. App. 2012).

2012 Ohio 2451 (Westbrook v. Swiatek) — published by Counsel Stack Legal Research, free access to 12M+ legal documents.

Related

Westbrook v. Swiatek, 07 Cae 09 0046 (12-10-2008)
2008 Ohio 6477 (Ohio Court of Appeals, 2008)
Knight, Exr. v. Shutz
47 N.E.2d 886 (Ohio Supreme Court, 1943)
State Ex Rel. Schwab v. Price
167 N.E. 366 (Ohio Supreme Court, 1929)
State ex rel. Potain v. Mathews
391 N.E.2d 343 (Ohio Supreme Court, 1979)
Nolan v. Nolan
462 N.E.2d 410 (Ohio Supreme Court, 1984)
Hopkins v. Dyer
820 N.E.2d 329 (Ohio Supreme Court, 2004)