Whitney v. Citibank, N.A.

782 F.2d 1106, 1986 U.S. App. LEXIS 21884
CourtCourt of Appeals for the Second Circuit
DecidedJanuary 23, 1986
DocketNos. 369, 488, Docket 84-9037, 85-7013
StatusPublished
Cited by85 cases

This text of 782 F.2d 1106 (Whitney v. Citibank, N.A.) is published on Counsel Stack Legal Research, covering Court of Appeals for the Second Circuit primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Whitney v. Citibank, N.A., 782 F.2d 1106, 1986 U.S. App. LEXIS 21884 (2d Cir. 1986).

Opinion

MANSFIELD, Circuit Judge:

Citibank, N.A. appeals from a judgment of the Southern District of New York, entered after a bench trial before Chief Judge Constance Baker Motley, awarding compensatory and punitive damages against it in this diversity action based on its inducement of and knowing participation in a breach of fiduciary duty on the part of co-defendants Carl Berger and Richard Timpone. The amended complaint also asserted claims of fraud, civil conspiracy, commercial bribery and negligent misrepresentation against Citibank, based on the [1108]*1108same core of facts as that forming the basis of the breach of fiduciary duty claim. Having found in plaintiff’s favor on the breach of fiduciary duty claim and that the defendants had acted pursuant to a common understanding between them, Judge Motley declined to consider the other claims, from which holding plaintiff cross-appeals. We affirm.

The material facts are either undisputed or embodied in findings of the district court supported by substantial record evidence. On October 20, 1977, plaintiff Robert B. Whitney, a real estate entrepreneur residing in California, formed a New York general partnership known as Urban Recycle One Associates (URO) with Carl Berger, an architect, and Richard Timpone, a. carpenter, both of whom are residents of New Jersey. The purpose of the partnership was to purchase and develop for residential apartment use approximately 11 acres of land with an abandoned factory, located in Edgewater, New Jersey, and known as the Alcoa property. The three partners initially made the following capital contributions to the partnership:

(1) Whitney: $183,700, in the form of an option to purchase the property from its then owner, Tri-Terminal Corporation (Tri-Terminal), and investments made by him in a site analysis, architectural drawings, work product of legal counsel and consultants, zoning applications and a land survey.
(2) Berger: $5,000 in architectural-services.
(3) Timpone: $50,000 in the form of part ownership of the option to purchase thé property from Tri-Terminal and $11,-871 in legal work product.

Under the partnership agreement Whitney and Timpone committed themselves to make additional capital contributions of $11,300 and $13,128 respectively.1 Profits and distributions of assets of the partnership other than return of capital contributions were to be allocated 40% to Whitney, 40% to Berger and 20% to Timpone. The parties’ written partnership agreement (§ 2.01) provided that all “Major Decisions” of the partnership (which are defined2) should be made by a majority vote of the partners. The agreement also established the position of Manager of the Venture, whose function would be to implement those decisions and to conduct the ordinary and usual business of the partnership. Whitney was designated as Manager. By letter dated April 11, 1979, the partners agreed that each would inform the others of “matters relating to URO action pursuant to the URO partnership agreement.”

In December 1977 URO’s option to acquire the Alcoa property expired. In June 1978 Tri-Terminal, having defaulted on its mortgage of the property to Citibank, conveyed the property by deed in lieu of foreclosure to 700 River Road Realty, Inc. (RRR), a paper entity formed by Citibank to hold title to the property. URO then obtained a mortgage commitment in the sum of $2,065,000 from Citibank with a view to buying the property once Citibank acquired title. A limited partnership, Edgewater Associates (Edgewater), was then formed for the purpose of acquiring the Alcoa property. It consisted of URO as the sole Limited Partner with a 25% [1109]*1109interest and Kenneth Gladstone as the General Partner. Edgewater purchased the property on October 4, 1978, from RRR for $2,090,000, $25,000 in cash and $2,065,000 by notes from Edgewater to Citibank, secured by two mortgages to Citibank. Pursuant to extensions the notes became due on April 1, 1980.

On April 1,1980, Edgewater defaulted on the mortgage loan, which by that date had been reduced to $2 million. Citibank thereupon began foreclosure proceedings against Edgewater and URO. However, Citibank preferred to obtain from Edge-water a deed in lieu of foreclosure, which would enable the bank, upon sale of the Alcoa property to a third party, to avoid lengthy foreclosure proceedings and to pocket for itself any proceeds over the mortgage debt. Gladstone was willing to give such a deed and toward that end sought URO’s written consent as a limited partner because Citibank was concerned that without URO’s consent Gladstone might not be able to convey clear title. Art. X, Par. 10.2 of the Edgewater limited partnership agreement provided that, although the General Partner (Gladstone) had broad powers with respect to the management of the Edgewater partnership, including sale of Partnership property, the limited partner (URO) could object in writing to a proposed sale on the ground that it was not fair and equitable. An officer of the Pioneer Title Insurance Company testified at trial that when substantially the entire assets of a limited partnership are sold (which was the case here), the limited partner’s consent is required for title insurance. Cf. N.Y. Partnership Law, § 98.3 Since the consent of URO partners to a sale of the Alcoa property in lieu of foreclosure would amount to a “Major Decision” as defined in § 2.01 of the URO partnership agreement, for which a majority vote of the three partners was required, each partner was entitled, after being informed of the essential facts, to cast his vote on the question of whether the URO consent should be given.

Whitney, still the manager of URO in June 1980, believed that its residual 25% interest in the Alcoa property after satisfaction of the mortgage debt was worth as much as $900,000. However, rather than refuse to give URO’s consent, a course which would probably have led to a foreclosure sale, he was agreeable to a sale by Citibank in lieu of foreclosure provided he could obtain from Citibank a commitment that would enable him to refinance the $2 million debt to it or, in the event of a sale in lieu of foreclosure to a third party, to share in the proceeds over and above the $2 million debt. Accordingly, he and his URO partner Berger negotiated with Randall G. Frisk, Vice-President in Citibank’s Real Estate Industries Division, for such a “proceeds-sharing” arrangement.

In August 1980 Frisk told Whitney that Citibank was unwilling to provide URO with a written agreement for such a “proceeds-sharing” agreement during the pend-ency of the foreclosure proceedings but that the bank would offer the property for sale at $5 million in lieu of foreclosure, which Frisk characterized as a “cheap” price, and distribute to Edgewater any proceeds in excess of the mortgage debt.4 Re[1110]*1110lying on this oral representation Whitney had URO’s attorney, Donald G. Glascoff of Cadwalader, Wickersham and Taft, prepare a URO consent, which Whitney executed, and turned over to Edgewater’s counsel to be held in escrow pending receipt of consents from URO partners Berger and Tim-pone. However, Berger and Timpone were unwilling to rely on Frisk’s oral word and wanted either prompt payment by the bank to URO of an agreed sum or a written commitment from Citibank before turning over URO’s consent. The consent signed by Whitney was then retrieved from Edge-water’s counsel by URO’s lawyer Glascoff.

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Cite This Page — Counsel Stack

Bluebook (online)
782 F.2d 1106, 1986 U.S. App. LEXIS 21884, Counsel Stack Legal Research, https://law.counselstack.com/opinion/whitney-v-citibank-na-ca2-1986.