Youngman v. Schiavone

CourtConnecticut Appellate Court
DecidedMay 5, 2015
DocketAC36207
StatusPublished

This text of Youngman v. Schiavone (Youngman v. Schiavone) is published on Counsel Stack Legal Research, covering Connecticut Appellate Court primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Youngman v. Schiavone, (Colo. Ct. App. 2015).

Opinion

****************************************************** The ‘‘officially released’’ date that appears near the beginning of each opinion is the date the opinion will be published in the Connecticut Law Journal or the date it was released as a slip opinion. The operative date for the beginning of all time periods for filing postopinion motions and petitions for certification is the ‘‘officially released’’ date appearing in the opinion. In no event will any such motions be accepted before the ‘‘officially released’’ date. All opinions are subject to modification and technical correction prior to official publication in the Connecti- cut Reports and Connecticut Appellate Reports. In the event of discrepancies between the electronic version of an opinion and the print version appearing in the Connecticut Law Journal and subsequently in the Con- necticut Reports or Connecticut Appellate Reports, the latest print version is to be considered authoritative. The syllabus and procedural history accompanying the opinion as it appears on the Commission on Official Legal Publications Electronic Bulletin Board Service and in the Connecticut Law Journal and bound volumes of official reports are copyrighted by the Secretary of the State, State of Connecticut, and may not be repro- duced and distributed without the express written per- mission of the Commission on Official Legal Publications, Judicial Branch, State of Connecticut. ****************************************************** CARL YOUNGMAN ET AL. v. JOEL SCHIAVONE ET AL. (AC 36207) Gruendel, Lavine and Mullins, Js. Argued December 8, 2014—officially released May 5, 2015

(Appeal from Superior Court, judicial district of New Haven, A. Robinson, J.) Irving H. Perlmutter, with whom, on the brief, was Andrew M. Ullman, for the appellants (plaintiffs). Stephen P. Wright, with whom, on the brief, was Nicole L. Barber, for the appellees (named defendant et al.). Opinion

MULLINS, J. In this case, the plaintiffs, Carl Young- man and Leslie Charm, doing business as Restoration Associates (Restoration),1 initiated this action in their individual capacities rather than in the name of the proper party, Quinnipiac Riverview Properties, LLC (Riverview), a limited liability company in which they and the defendant Joel Schiavone2 are members. That mistake was deemed by the trial court to be a mistake that precluded the plaintiffs from substituting the proper party as the plaintiff and, consequently, deprived the court of subject matter jurisdiction. As a result, the court denied the plaintiffs’ motion to substitute Riverview as the proper plaintiff and dismissed this action for lack of subject matter jurisdiction on the ground that the plaintiffs lacked standing. On appeal, the plaintiffs claim that the court abused its discretion in denying their motion to substitute and in granting the defendants’ motion to dismiss. In light of our Supreme Court’s controlling interpretation of the word ‘‘mistake’’ in DiLieto v. County Obstetrics & Gynecology Group, P.C., 297 Conn. 105, 151, 998 A.2d 730 (2010), we affirm the judgment of the trial court. The following facts and procedural history inform our review. On December 14, 2010, the plaintiffs filed a complaint against Schiavone, Gary Bello and Fair Haven Heights Realty, LLC (Fair Haven). On May 6, 2011, the defendant Fair Haven filed a notice of bank- ruptcy, and the plaintiffs, in turn, withdrew the com- plaint as to Fair Haven. On February 7, 2013, the plaintiffs filed an amended complaint, alleging, in relevant part, the following:3 Youngman and Charm are partners doing business under the trade name of Restoration Associates. ‘‘On or about August 30, 2010, and for more than five years prior thereto, the plaintiffs, as copartners doing busi- ness as Restoration, were the owners of a 66 2/3 percent ownership in [Riverview], a Connecticut limited liability company formerly known as the Missy 2, LLC (‘Missy 2’) the name of which was changed on December 14, 2006. . . . Throughout that period . . . Schiavone was the owner of the remaining 33 1/3 [percent] owner- ship interest in Missy 2 . . . . Between April 17, 2002, and August 22, 2005 . . . Schiavone represented to the plaintiffs that he owned or controlled the ownership of [five] properites in New Haven . . . [to wit] 22 Front Street, 621 Quinnipiac Avenue, 710 Quinnipiac Avenue, 714 Quinnipiac Avenue, and 715 Quinnipiac Avenue. . . . ‘‘Between April 17, 2002, and November 28, 2005 . . . Schiavone offered to the plaintiffs a 50 percent owner- ship interest in Missy 2 for the sum of $250,000. . . . At the time of the offer, the other 50 percent ownership interest in Missy 2 was [held] by Alyxx Schiavone and Josie Schiavone, the daughters of . . . Schiavone. . . . The plaintiffs accepted the offer4 . . . and paid to Missy 2 the sums of money required to receive owner- ship of the 50 percent [interest] . . . from Schiavone. . . . [After] Schiavone had a disagreement with his daughters . . . the plaintiffs acquired, for consider- ation, an additional 16 2/3 percent ownership of Missy 2, [giving] the plaintiffs [an ownership interest of] 66 2/3 percent of Missy 25 . . . . ‘‘On November 28, 2005, Missy 2 . . . purchased the real property located at . . . 740 Quinnipiac Avenue . . . with funds received from the plaintiffs and Missy 2, with title being taken in the name of Missy 2 . . . . [It was discovered, however, that] Schiavone, instead of taking title to the [other five properties] . . . in the name of Missy 2, took title to [those] properties in his own name and, until August 30, 2010, held [those] properties in his own name.’’ (Footnotes added.) On December 14, 2006, Missy 2 changed its name to Riv- erview. ‘‘Until August 30, 2010, despite representing to the plaintiffs that the properties would be transferred and conveyed to Missy 2 or [Riverview], [Schiavone] failed, refused and neglected to transfer the properties to Missy 2 or its successor [Riverview]. . . . From 2002 through 2006, the properties were always reported to the Internal Revenue Service . . . as being owned by Missy 2. . . . At all times from and after 2007, the prop- erties were always reported to the Internal Revenue Service . . . as being owned by [Riverview]. . . . The operating agreement of Missy 2 [and, subsequently, Riv- erview] provided that no properties owned by the lim- ited liability company could be sold or transferred in the absence of approval by a ‘super majority’ of the members of the limited liability company, as defined in the operating agreement, or in breach of the agreement of the plaintiffs and . . . Schiavone or in violation of the operating agreement of Missy 2 . . . . The plaintiffs owned 66 2/3 percent of the ownership of [Riverview], and this percentage constituted a ‘super majority’ of the ownership . . . as defined in the operating agreement. ‘‘On August 30, 2010 . . . Schiavone transferred and conveyed, for no consideration, the properties at 22 Front Street, 621 Quinnipiac Avenue, 710 Quinnipiac Avenue, 714 Quinnipiac Avenue, 715 Quinnipiac Avenue and 740 Quinnipiac Avenue to [Fair Haven] . . . [whose members include] Schiavone . . . Bello . . . and James Byrne, the attorney for . . . Schiavone (who has since resigned from membership in [Fair Haven]). . . . [Also] on August 30, 2010 . . . Bello communicated with all of the tenants of the properties described . . . alleging that he was ‘the manager- owner of [Fair Haven], the new owner of the . . . apartment,’ making demand upon each of the tenants to send him their monthly rent checks, directing them not to send the rent checks to the building manager employed by [Riverview], thereby disrupting the contin- ued operation of the residential properties. . . .

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Bluebook (online)
Youngman v. Schiavone, Counsel Stack Legal Research, https://law.counselstack.com/opinion/youngman-v-schiavone-connappct-2015.