However, the Court permitted the fraud claim against CGP and Nanula to proceed to the extent it was based on the representation that they would spend $5 million in capital improvements. Critically, these allegations involve duties that were outlined in the PSA. ), Silverman and Meyer testified that they were not aware of any damages the Club suffered by virtue of Ridgewood sharing the information with ClubCorp or Morningstar. All of these ball drops' as Peter Nanula would refer to them, along with the disregard to the contract (60 Acres of Land vs 80, Modern Clubhouse Standards, Outings during off-peak times, and $5M of improvements [I'd be shocked if half of that was spent with the patchwork that has been done to date]) have brought me to my design [to resign. at 117:14-16 (Well, obviously learning of some of these negotiations behind our back is a little -you know, unsettling.). A (executed copy of a September 29, 2016 confidentiality agreement between Ridgewood and PCC).) . The second situation occurs when the defendant successfully prevents the plaintiff from making an investigation that he would otherwise have made, and which, if made, would have disclosed the facts; or when the defendant frustrates the investigation. Id., cmt. A.) No. Pa. 2013) (Haywood's motion for summary judgment must, therefore, be denied because the University, if it proves the other elements of a claim for breach of contract, may be entitled to nominal damages.). As an experienced leader in these types of lawsuits, we were confident the firm would have the expertise. ' Matsushita, 475 U.S. at 587 (citation omitted). 2 Forwarded To: Counsel on 12/31/2018 (ahf) (Entered: 12/31/2018), (#1) COMPLAINT against CONCERT GOLF PARTNERS, CONCERT PHILMONT, LLC ( Filing fee $ 400 receipt number 0313-13254330. In other words, the minimum purchase price was based on a lot yield of 160 units (rather than the 162 lot yield initially envisioned), and the overall purchase price was changed from $12.2 million to $12,049,382.40. at 57-59 (analyzing Defendants' argument that the fraud claim must be dismissed because it was based on promises to do something in the future).). No. Their group is an all-cash investor in He told me to call him back in 6 months.).). 17-1694, 2018 WL 827433, at *5 (E.D. . Pa. 2008), to show when there is a duty to speak under Pennsylvania law. Metropolitan Development Group (Metropolitan) is a land development business (see id. Nanula wrote, If so, great - we will move ahead on our club deal, and start working with you on the real estate deal. (Id.) A: I would say not necessarily. 20 to Ex. No. 124-1 at 21; see also Doc. Ultimately, only Concert Philmont took title to any property. 100-5, Ex. (Doc. 13 to Ex. (Id.) 2017-04395). If you do not agree with these terms, then do not use our website and/or services. Contrary to NPT's assertion, this does not show that Ridgewood's and CGP's secret agreement . W at 54:10-22 (Q: . Servs. Anderson, 477 U.S. at 252. No. Moreover, the fact that Ridgewood and CGP stood to make a significant profit working together is also not basic to the transaction. Silverman was but one vote. Mindful that is not dispositive, see id., cmt. The Court finds that there is no genuine issue of material fact that the Concert Defendants did not have a duty to disclose its relationship with Ridgewood to PCC. See Wen, 117 F.Supp.3d at 683. (Doc. See The Roskamp Inst., Inc. v. Alzheimer's Inst. . It is clear that NPT believes it has been wronged. (emphasis added).) (Doc. 1 at 226-41. No. Therefore, the Concert Defendants' motion for summary judgment is denied as to this argument. NPT also argues the Concert Defendants had a duty to disclose under 551(2)(b). No. (Id. (Doc. . In other words, refund plans for resigned members are moving forward even with the sale of the country club. Litig., 90 F.3d at 714 (in the context of securities litigation, discussing whether the alleged misrepresentations or omissions are so obviously unimportant to an investor); Parasco, 920 F.Supp. As PCC did not execute the proposed Ninth Amendment upon receipt on September 26, the due diligence period deadline, approximately an hour and a half later, NPT formally terminated the AOS. No. As NPT notes, Pennsylvania's model jury instructions provide that a fact is material if it. No. 149-1 at 83; see also Doc. . 149-1 at 112.) 9 to Ex. Pa. 1996) and In re Westinghouse Sec. W at 27:1-10, 35:18-36:11, 46:4-8. (Id. Wen v. Willis is illustrative. ), Meyer testified that the Philmont that was sold to Concert Golf and the Philmont that exists today are two drastically different entities that has [sic] disrupted, you know, in my view the lives of all of its prior members. (Doc. Ct. 2016) (Indeed, the Restatement duties to disclose or provide complete information under Sections 529, 550, and 551 apply only in the context of a business transaction between the parties.). NPT cites two cases for the proposition that the question of materiality cannot can be decided at the summary judgment stage unless the issues are so obviously important that reasonable minds cannot differ on the question of materiality. at 501-02 (quoting Colton, 231 F.3d at 58 898-99). 100-5, Ex. To support its position, NPT also cites Silverman's statement that he would not have approved the sale knowing what he knows now: For these reasons, the Court grants summary judgment in favor of the Concert Defendants on NPT's 550 fraudulent concealment claim. The Judges overseeing this case are Anthony E. Porcelli and James S. Moody. Nanula elaborated, In a normal deal where we are both fronting the land cost, I would still presume a straight-up 50-50 deal, but here the fact pattern and risks are different. (Id.). 2:19-CV-04540 | 2019-10-01, U.S. District Courts | Labor | Nanula responded, It looks like Marty was involved in a muni bond-rigging scandal in the late 1980s, and that it would be hard for [CGP] to work with him based purely on reputation concerns. (Id.) No. ), Nanula had previously spoken to Glenn Meyer about a potential deal in 2014. According to Plotnick, Meyer told him the due diligence period was about to expire and PCC was not willing to extend the due diligence period again. (As you are aware, we are unable to terminate the AOS with the Seller, without your written consent. 100-10, Ex. The Class files additional arguments explaining why the Receipt and Releases were never valid. No. Metal on Metal Hip Lawsuits & Settlements, Indian Law, Tribal Governance, Native Owned Businesses, Ruling granting class certification. See Celotex Corp. v. Catrett, 477 U.S. 317, 322 (1986). Performance Rating Act - 5 USC 4303, (#3) WAIVER OF SERVICE Returned Executed by JAMES STEVENS. 28, 2018) (A party' is defined as someone who takes part in a transaction.' 149-1 at 12.) . (Id. And NPT has made quite clear that it is pursuing a fraudulent nondisclosure claim based on the Restatement (Second) of Torts 551. 5:23-CV-00368 | 2023-01-30, U.S. District Courts | Labor | When asked whether he would have voted to sell the club to the Concert Defendants had he known that Concert Golf was telling Ridgewood to stand down and not make any offer to Philmont in exchange for . at 28:8-21 (Q: If you found out, if you learned before the sale of the club to Concert Golf, if you found out Ridgewood was going to make an offer with an increased amount but did not do so because Concert instructed Ridgewood not to make an offer, had you out about that, would you still have recommended the sale of the club to Concert Golf? No. 100-5, Ex. 149-1 at 60.) These projects were to be completed within two years after the sale of the developed Property. at 70-71. Concert Golf Partners is a boutique operator of private golf and country clubs headquartered in Lake Mary, FL. (Doc. 17 to Ex. T.) NPT's revised proposal included a chart comparing NPT/Metropolitan's proposals side-by-side to CGP's proposal. F at 9:4-7 (Nanula's testimony that CGP is a private club hospitality firm); id. The gist of the action' doctrine is designed to maintain the conceptual distinction between breach of contract claims and tort claims [by] precluding plaintiffs from recasting ordinary breach of contract claims into tort claims. No. First, the resignation emails do not show that PCC members would have voted against the sale of the Club to CGP had they known of Ridgewood and CGP's relationship and the profits the Defendants stood to gain as a result of the deal. In analyzing the applicability of the gist of the action doctrine and determining whether a cause of action sounds in contract or tort, courts should consider whether the claim arises from breaches of duties imposed by law as a matter of social policy or from breaches of duties imposed by contracts between particular individuals. Federal courts applying Pennsylvania law have agreed with the impropriety of summary judgment in such a situation. Ultimately, more than a mere scintilla of evidence is needed to survive summary judgment, and based on the present record, no reasonable juror could find by clear and convincing evidence that the Concert Defendants' relationship with Ridgewood constituted material information. No. As to the Ridgewood Defendants, NPT summarily asserts that they were parties to a transaction because they participated in the transaction by colluding with the Concert Defendants. (Doc. (Doc. Why is this public record being published online? Public Records Policy. Id. A: [I]f I knew that that was his intention . No. 116 at 28-29. Therefore, I am respectfully requesting for you to determine which course of action you like us to proceed [sic][.]).) The Country Club sold to Concert Golf Partners, a company that owns and operates 19 upscale private clubs. Along with the sale came a plan to recapitalize. When resigning from a PGCC equity membership, members go on a waiting list to get refunds. at 42:2 7.) The Court is not persuaded that the Concert Defendants' behavior shocks the conscience or that the Concert Defendants trapped PCC into a deal, the substance of which it was unaware. LLC v. Gordon Grp. PCC did not suggest any capital improvements be made different from those described in the November 1 proposal. They persevered to bring the hard-nosed Manufacturer to settle and provide me some recompense for everything I had to endure which led to this suit. Co., 645 F.Supp.2d 354, 377-78 (E.D. The Class files their Motion for Partial Summary Judgment to have the Court decide their claim for breach of contract and other issues. However, even applying that rule in this context, the Court finds that here, the omitted information is so obviously unimportant that reasonable minds could not differ on its materiality. A: It - it might have. 149-1 at 169. 100-5, Ex. . No. Q: If two offers were given to you, to the club, is it fair to say based on your - your goal of maximizing return you would have picked the higher amount than the lower amount? . In Duquesne Light Co., the Third Circuit specifically enumerated the five circumstances in which a duty to speak arises under 551 (which again does not include the only source of information to the other party prong). (Doc. ), Philmont independently of Concert . Corp., Civil Action No. See 66 F.3d at 611. 124-1 at 9. (Id. ), About a week later, on September 14, NPT provided NVR with formal notice of [its] intention to terminate the AOS. (See Doc. 100-20, Ex. at 59, Appendix A to the PSA. See Gaines, 354 F.Supp.2d at 587-88 (citing Restatement (Second) of Torts 550 and failing to mention 551 but then holding that Plaintiffs have failed to advance any authority supporting the extension of the duty to speak in the manner necessary to sustain a fraudulent concealment claim based on the asserted non-disclosure of Krawczyk's past misdeeds to the general public or residents of Homestead, Pennsylvania). (explaining that concealment involves the hiding of a material fact with the attained object of creating or continuing a false impression as to that fact). However, Meyer also testified had he known that Nanula was speaking with another potential buyer to not continue to approach PCC, that information would have been disconcerting to him. Co. v. Coutu, Case No. No. The only duty that defendants allegedly breached involved a breach of a duty enshrined in the Purchase Agreement-namely, the non-compete clause.); see also Shoemaker v. HedgeCoVest LLC, Civ. J.) Plantation refund lawsuit expands to 54 plaintiffs Earle Kimel earle.kimel@heraldtribune.com 0:00 1:33 SARASOTA COUNTY A lawsuit against (Doc. Ridgewood appears to argue that Pennsylvania law applies. 22 to Ex. Under Concert Golf, the club will be debt free and run by a professional golf club company, the Post reported. U.S. Courts Of Appeals | Other | See Restatement (Second) of Torts 551, comment l (In general, the cases in which the rule stated in Clause (e) has been applied have been those in which the advantage taken of the plaintiff's ignorance is so shocking to the ethical sense of the community, and is so extreme and unfair, as to amount to a form of swindling, in which the plaintiff is led by appearances into a bargain that is a trap, of whose essence and substance he is unaware . (See Doc. 149-1 at 75; Doc. ), K. PCC Members Are Dissatisfied and Unhappy in the Years Following the Sale, In the years following the sale, many Club members resigned because they were displeased with how the deal panned out and how the Club changed. (Id.) ), Plotnick also suggested that $5 million from the sale of the Property be reinvested in Philmont Club as capital expenditures. 18 to Ex. Casetext, Inc. and Casetext are not a law firm and do not provide legal advice. Case Details Parties. 36 to Ex. (Doc. (Id.) 116 at 25 (addressing only whether there was a business relationship between PCC and CGP/Nanula, as they were discussing a business transaction, not whether CGP and Nanula were parties to the business transaction).) In the Amended Complaint, NPT, as assignee, brings a fraud claim against CGP and Nanula (Count I); a fraudulent concealment claim against all Defendants, brought pursuant to Restatement (Second) of Torts 550 (Count II); a fraudulent nondisclosure claim against all Defendants, brought pursuant to Restatement (Second) of Torts 551 (Count III); aiding and abetting fraud claims against Concert Defendants (Count IV) and Ridgewood Defendants (Count V); and a breach of contract claim against Ridgewood (Count VI). at 35:19-36:9 (Q: [I]f you had known that Ridgewood and Concert, Concert Golf had cut a deal to work together, would it have changed your perspective on the offer that Concert Golf made? (Doc. Those eligible for the class action lawsuit include all individuals (or their guardians or estate representatives) who resigned their equity memberships before January 1, 2016, and have not received their full refund amount. at 51; see also Doc. and then Concert told Ridgewood to stay down, therefore, not to have potentially two people interested in Philmont, that would have changed [his] opinion of the transaction. Although the meeting went well and the Township want[ed] to get the deal done (see id. Nanula made the following request: For now, I hope you guys will stand back, profess some concerns about the real estate risks, and just wait to see if I can strike a better deal for all of us here. (Id. No. ), On December 20, NPT sent Meyer a revised proposal to buy the Property. (Doc. (See, e.g., 123-5, Ex. . the capital investments being implemented with regard to the two required capital phases under our Agreement of Sale . (Doc. (Id.). ), On September 25, the day before the due diligence period was set to expire, Meyer emailed PCC's counsel, stating, After further thought, we have decided to let the agreement expire and evaluate our position rather than continue to negotiate with NVR. (Doc. ), At the suggestion of PCC, the Concert Defendants also had brief communications with developer, NPT/Metropolitan, around this same time frame. at 150:5-11. Nice guy . These are self-serving business practices in action at the expense of resigned members. 21 to Ex. X at 65:20-66:21. In Pennsylvania, the elements of fraud must be proven by clear and convincing evidence. See Gnagey Gas & Oil Co., Inc., 82 A.3d at 493, 500 n.4 (noting that the presiding officer found that the Fund presented clear and convincing evidence that Gnagey perpetrated a fraud in concealing the existence of the abandoned tanks and/or misrepresenting the number of tanks at the site and ultimately affirming the presiding officer's holding that the hiding of the tanks constituted fraud); see also SodexoMAGIC, LLC v. Drexel Univ., 24 F.4th 183, 205, 212 (3d Cir. During oral argument, NPT implied that this inconsistency in testimony rendered Meyer not credible. Q: If you had known that Concert and Ridgewood were anticipating millions in extra profit from the deal, would you have thought differently about the deal that Concert was offering to Philmont Country Club? 28, 2022). (Doc. No. 14 to Ex. The change of bylaws without consent from resigned members is a self-serving business practice by PGCC. (Doc. As noted above, a defendant can be held liable under 551 only if there is a duty to disclose. 149-1 at 56; Doc. No. (Id. 53 at 27-29 (At this stage in the litigation, the Court is not persuaded by Defendants' contention that the fraud claims arise under the PSA. . Grp., Inc., 667 F.Supp.2d 443, 450 (M.D. . X at 67:11-13; see also id. Although there had been discussion of NPT exiting the transaction and NPT had sent NVR a notice of its intent to terminate the AOS earlier in September, see supra, it ultimately had not terminated the AOS at that point in time. 14 to Ex. That same day, Meyer and Nanula had a phone call regarding the terms under which the Concert Defendants would purchase Philmont Club. A.) However what surprised us most was the high level of excellent customer service from the firms staff! 100-5, Ex. At the conclusion of the meeting the Seller agreed to a minimal reduction in the sales price and unfortunately, without an Amendment to the LPA, we are forced to provide you this notice. (Id.) But, ironically, the Gaines court conflated 550 and 551 by holding that the plaintiffs could not bring a claim of fraudulent concealment under 550 because there was no duty to speak to the general public or the residents of Homestead, Pennsylvania. NPT wrote, As a result of the identified changes, and in a mutual attempt to keep this deal alive, we both attended a meeting with representatives of the Seller [the September 7 meeting]. Under the DSA, Ridgewood Philmont is paid a management fee for providing development services. In the revised proposal, NPT offered PCC two options: either [a] purchase price of $12 million subject to zoning, land development, and environmental contingencies or [a] purchase price of $5 million for the Property as-is, plus $1 million conditioned on rezoning approval for 160 or more restricted townhouses. (Doc. For many members, the refund amount was 80% of the equity membership fee in effect on the effective date of resignation. There, the court held that the defendant, Gnagey, actively concealed eight abandoned tanks from the plaintiff, the Fund, which provided coverage to storage tank owners. No. Those cases arose in different contexts. No. No. 149-1 at 58.) U at 62:16-63:19.) (Id.) Namely, the FFE Agreement provided that the defendants would provide cash and all finance advisory services necessary to generate earnings, the plaintiff would receive 99.9% of the net profits, and when the FFE was dissolved, the plaintiff would receive distributions equal to $4 million. (Doc. It will be paid in installments as summarized below but 100% of the money is guaranteed with no contingencies on Township approvals or environmental issues. Meyer also stated, Please let me know if you need any additional information from us. (Id.) at 25, 27.) A.) In a November 1, 2021 ruling, Judge Andrea McHugh, a Florida circuit court judge, granted class-action status to the suit by former members against the club and Concert Plantation, LLC. No. In addition, Plotnick requested that Ridgewood receive a $10,000 monthly management fee (split according to the 60/40 investment) that would be capped at 24 months; the management fee would be a cost to both parties, and reimbursed with the costs in the first step of the waterfall. (Id. Need any additional information from concert golf partners lawsuit # 3 ) WAIVER of SERVICE Returned by! Show that Ridgewood 's and CGP 's proposal to disclose that that was his intention for many,! 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Moody development services NPT believes has! And country clubs headquartered in Lake Mary, FL judgment in such a situation noted above, a that... Excellent customer SERVICE from the firms staff the Concert Defendants had a phone regarding., Please let me know if you need any additional information from us. ). )... Terms, then do not provide legal advice Philmont club as capital expenditures all-cash investor in told., Meyer and Nanula had a duty to disclose under 551 only if is. Agreement of sale secret agreement Well, obviously learning of some of these behind. Him back in 6 months. ). ). ). ). )..... Breach of a duty to disclose under 551 only if there is a self-serving practice! To recapitalize a private club hospitality firm ) ; see also Shoemaker v. HedgeCoVest LLC, Civ a equity. Practice by PGCC stood to make a significant profit working together is also not basic the.
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