. However, NPT advised NVR that it would terminate the AOS effective Friday, September 16 (two days later) if it did not receive written notification from NVR advising which course of action it had chosen. 116 at 26.) No. Seven to fourteen times Ridgewood's initial investment of $500,000 is $3.5 million to $7 million. (See id. See Restatement (Second) of Torts 551(2)(a)-(e). (Id. Between 500 and 700 resigned members may be part of this class action. No. at 35.) No. Concert Golf Partners ("Concert Golf," "CGP" or the "Company") announced today that it has received an investment from Clearlake Capital Group, L.P. (together with its affiliates, "Clearlake"). NPT is correct-it is undisputed that Defendants did not disclose that they were working together. The fact of the matter is that PCC was distressed and in need of capital; that CGP and Ridgewood took advantage of PCC's financial woes does not make the Defendants' actions unlawful. 2017-04395) (the "Original Action"), alleging that CGP tortiously interfered with its contract with PCC and 944 F.3d 1259 (10th Cir. No. 59 at 26-27 (Count I).) (Id. However, the amounts of the refunds are not discussed in the article. To the contrary, Meyer testified that so long as one offer [was] acceptable to PCC, uhm, irrespective of the fact that another may have been available . at 244:8-23.) Nor was he aware of anyone from Ridgewood professing such concerns to any other PCC Board member or club member. (Doc. 100-5, Ex. 116 at 26 (quoting Parasco v. Pac. No. . (Doc. W at 117:17-22; see also id. 2004) ([W]e hold that the District Court did not err in concluding that the doctrine barred Williams's claims against Ross, as well as his claims against Ladbrokes. (Doc. at 283:14-284:6 (explaining that at the meeting, they discussed an amendment to the AOS and it became clear to [him] through the actions of Mr. Tulio that NPT and NVR were not getting along very well and there was some indication both at that meeting and therefore that the relationship between those two entities was going to be terminated).) During oral argument, NPT implied that this inconsistency in testimony rendered Meyer not credible. Id. Was thrilled that there were going to be one owner who wanted to integrated homes into club. Metropolitan and NPT were at times referred to interchangeably in the record. . at 70-71. Landsberg lodged a similar complaint. (See Doc. Ct. 2005). Call Us Now or Fill Out a Form Below. 116-16) pertaining to capital improvements and appears entirely unrelated to trying to hide or deceive PCC as to CGP and Ridgewood's relationship); Doc. A grant of summary judgment on the sole basis of absence of provable damages, therefore, is generally improper. ), NPT. On March 3, 2017, NPT initiated a lawsuit against CGP and PCC in the Montgomery County Pennsylvania Court of Common Pleas (Case No. ), Following Plotnick and Meyer's October 10 phone call, Nanula had a 42-minute conversation with Plotnick. See Williams v. Hilton Grp. Metal on Metal Hip Lawsuits & Settlements, Indian Law, Tribal Governance, Native Owned Businesses, Ruling granting class certification. 149-1 at 14.) at 45:23-47:2. Thus a seller who knows that his cattle are infected with tick fever or contagious abortion is not free to unload them on the buyer and take his money, when he knows that the buyer is unaware of the fact, could not easily discover it, would not dream of entering into the bargain if he knew and is relying upon the seller's good faith and common honesty to disclose any such fact if it is true. (emphasis added)). 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. 100-5, Ex. & PowerReit, No. 100-26, Ex. (Doc. No. 21 to Ex. Last, the Concert Defendants argue that summary judgment should be entered on NPT's 550 fraudulent concealment claim because NPT has no evidence that CGP or Nanula intentionally concealed a material fact from [PCC]. (Doc. Holdings, LLC, Civil Action No. . No. Concert Golf is a boutique operator of private golf and country clubs focused on providing high-quality lifestyle offerings and amenities for its members. ' Matsushita, 475 U.S. at 587 (citation omitted). 28, 2022). ), Nonetheless, according to Meyer, even if another offer were available, PCC may have still moved forward given its financial predicament and its desire to no longer operate the Club. (Doc. . We promised members $5m of Phase 2 capex, which will be more like $4.5m. And the best part of all, documents in their CrowdSourced Library are FREE! ), CGP is involved in the golf club industry. And the golf course has not really been improved, uhm, to the level that it needs. W at 27:1-10, 35:18-36:11, 46:4-8. No. 100-28, Ex. On September 10, Silverman provided Nanula with the requested information and noted that [t]he real estate deal [was] with NVR, Inc. not Toll Brothers. (Doc. There is no evidence that PCC seriously considered NPT's revised proposal, which outlined two different options. (See Doc. X at 67:11-13; see also id. Pa. 1996) and In re Westinghouse Sec. Plotnick also proposed that [u]pon the sale of the real estate, the net proceeds [would] flow through the following waterfall: [f]irst, 60/40 (Concert/Ridgewood) until all out of pocket costs have been returned to both parties; [s]econd, 100% to Concert for the next $7MM. 116 at 17-18.) 149-1 at 131. 149-1 at 169. . 20 to Ex. 15-3641, 2015 WL 6438093, at *10 (E.D. Why is this public record being published online? UniCourt uses cookies to improve your online experience, for more information please see our Privacy Policy. at 25-27 (providing that Concert Philmont LLC would pay approximately $4 million for the initial capital projects and approximately $5 million for the second phase of capital improvement projects); id. 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). However, according to Meyer, the improvements were not made in the manner PCC would have liked them to be made; he stated that everything they have done has been, you know, not first rate. (See Doc. Ideal Dairy Farms, Inc. v. John Labatt, Ltd., 90 F.3d 737, 744 (3d Cir. These are self-serving business practices in action at the expense of resigned members. No. (See, e.g., Doc. at 62:1-10 ([The Court]: Do you have a case that shows Concert and Ridgewood couldn't do what they did; in other words, two companies can't make plans to acquire a company together unbeknownst to the seller? This includes affirmative suppression of the truth with the intent to deceive. Id. No. (Doc. On March 1, 2017, Ridgewood Philmont and Concert Philmont Properties entered into a Development Services Agreement (DSA), pursuant to which Ridgewood would be responsible for obtaining development approvals for the Property. Founded Date 1986. 173.) (Doc. Moreover, the fact that Ridgewood and CGP stood to make a significant profit working together is also not basic to the transaction. Lake Mary, FL and Santa Monica, CA April 21, 2022 Concert Golf Partners (Concert Golf, CGP or the Company) announced today that it has received an investment from Clearlake Capital Group, L.P. (together with its affiliates, Clearlake). Nos. 21 to Ex. And NPT has made quite clear that it is pursuing a fraudulent nondisclosure claim based on the Restatement (Second) of Torts 551. 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. No. Id. 2:22-CV-00328 | 2022-01-26, U.S. District Courts | Civil Right | (Doc. No. A (Eighth Amendment to the AOS, extending the due diligence period from September 16, 2016 to September 26, 2016). DD at 8 (indicating that the purchase price included the unpaid principal balance and accrued and unpaid interest on PCC's Fox Chase Bank loan, which bore an original principal sum of $1.2 million); id. Viewing the facts in the light most favorable to NPT, the Court cannot find that there is no material dispute of fact as to whether Nanula and CGP are parties to the transaction for the purposes of 550 and 551. . No. 1 at 177-85.) Nanula concluded, If we can pull this off, we could get back some of our initial risk capital from future real estate proceeds - maybe zero, maybe never - and this prospect allows us to be interested in PCC. (Id., Ex. 28, 2018) (A party' is defined as someone who takes part in a transaction.' 100-19, Ex. (See Doc. (See Doc. 8:20-CV-01139 | 2020-05-15, U.S. District Courts | Labor | PCC, NVR, and NPT met the next day, September 7, to discuss these issues. (See, e.g., Doc. J.) at 22.) 124-1 at 9; Doc. 116-12, Ex. (See Doc. Plotnick proposed that CGP purchase Philmont CC from the members, including both 18 hole courses; Ridgewood would ha[ve] no involvement on the golf side and instead would be brought in as a joint venture partner solely on the redevelopment portion of the property. (Id.) No. In this same vein, a fraudulent inducement claim premised on an the allegation that a party to the contract never intended to abide by a provision in the contract is barred by the gist of the action doctrine. In addition, NPT argues that there is a duty to disclose because Defendants were the only source of the information. 20-6127, 2021 WL 6106423, at *1, *5 (E.D. A (executed copy of a September 29, 2016 confidentiality agreement between Ridgewood and PCC).) 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. (providing that NPT would work to obtain a text amendment to the current Township Zoning ordinance to (i) rezone the portion of the Property containing the Additional Land to the RSD-2 zoning district; and (ii) permit age-restricted townhouses to be permitted within the RSD-2 zoning district).). Thus, PCC could have learned this information (Ridgewood and CGP's relationship) from the Township, and not just the Concert and Ridgewood Defendants. No. 100-26, Ex. (Id. . 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. On September 29, Plotnick and Nanula spoke on the phone. 100-5, Ex. No. In re Rumsey Land Company, LLC is instructive as to whether the Ridgewood Defendants were parties to a business transaction under 551. Chairman and (If the facts of a particular claim establish that the duty breached is one created by the parties by the terms of their contract . 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? Formed by Peter Nanula, the founder and CEO of Arnold Palmer Golf Management (1993 to 2000), Concert Golf has amassed a pool of patient, long-term equity capital to invest in and upgrade large-scale private clubs located in major metro areas. (Doc. Privacy Policy | Terms | Careers with mctlaw. 59 at 36.) 116-19, Ex. (Doc. Pa. Jul. Silverman also testified that Nanula wasn't being very honest with us and stated he does not like doing deals with people that aren't honest. (Id. 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. Considering that this cost is a significant percentage of the overall purchase price of $170,000, and that it was necessary to perform the work to use the property, and resolving any doubt in favor of Appellants, we conclude that the existence of the sewer defect was a fact basic to the transaction.). PGCC and Concert file their reply objecting to the request for rehearing by The Class. NPT continued, In an effort to amend the LPA, you had a telephone conversation with Marty Stallone wherein you advised Marty that the two sides were far apart and we should provide notice of our intent to terminate the AOS with the Seller. (Id.) A (Given these benefits and the operational and management obstacles we continue to experience, the Board of Directors is pursuing a transaction with [CGP]); Id. CONCERT GOLF PARTNERS waiver sent on 12/31/2018, answer due 3/1/2019; CONCERT PHILMONT, LLC waiver sent on 12/31/2018, answer due 3/1/2019. ), In 2018, Meyer testified that he only met with Ridgewood once, where they had a conversation about what was going on with the club and nothing really came of it. (Doc. However, the amount of money the club saves from lowering refund amounts greatly outweighs the amount they have to pay in a few lawsuits over the refunds. No. Notably, Defendants fail to cite to any applicable case law to support their position. (emphasis added)).) The plaintiff alleged that defendant Willis fraudulently induced him to enter into a contract (the Foxcode Far East LLC Agreement (the FFE Agreement)) and provide defendants Willis and Foxcode with $4 million by falsely representing that if he placed a $4 million investment with them, they would manage the money for his benefit, deliver a return on the investment, and guarantee that the $4 million principal would ultimately be returned in full once the investment was completed. I cant recommend this firm enough. No. Scrape 2.5m here.; and (3) Split remainder 60-40. (Doc. ), On September 28-the day after Plotnick and Grebow toured Philmont Club-Nanula texted Plotnick and asked if there were any club opportunities that CGP could help Ridgewood with, and Plotnick responded that he was working on something that may fit. at 28. ), 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. 117 F.Supp.3d 673 (E.D. ), About a week later, on September 14, NPT provided NVR with formal notice of [its] intention to terminate the AOS. (See Doc. (Id.) As such, the Court finds that 551(2)(b) did not impose a duty to disclose on the Concert Defendants. To the contrary, the record shows that PCC was aware that CGP, a golf operator, would want to partner with a developer to develop the Property, that PCC's then-President had passed along the information for a potential developer, and that under the terms of the PSA, the second phase of capital improvement projects would occur only after the sale of the developed Property. ), Meyer testified that he did not believe that anyone from Ridgewood ever professed to him concerns about the condition of or risks associated with developing the Property, though he could not fully recall. ; see also Doc. ), The Phase II Capital Projects were subject to change arising from consultation with the new Club Advisory Board; New club member surveys; input and recommendations by [Concert Philmont's] operating consultants and experts; and Concert Philmont's refinement of the scope of such items after closing, at its discretion. (Id. 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. ] (emphasis added)).) ), On August 26, 2021, NPT filed an Amended Complaint. at 27 (At this stage in the litigation, the Court is not persuaded by Defendants' contention that the fraud claims arise under the PSA. However, it may take years before a resigned member actually gets their check. NPT counters that New Jersey law applies, citing to a choice of law provision in the Confidentiality Agreement. (Id. And on November 30, in response to receiving Meyer's email with the contact information of two firms (NPT and NVR), Nanula told Meyer that he would find the right people to get this land transaction done (Doc. . (See Doc. (Doc. The Class asks the court to help simplify discovery, Deposition of Class Representative C. Holloway, Court issues Order setting expert report deadlines. Throughout its response, Plaintiff emphasizes the distinction between fraudulent concealment under 550 and fraudulent nondisclosure under 551 and the fact that a duty to disclose is only required under 551-not 550. 9; Doc. In other words, refund plans for resigned members are moving forward even with the sale of the country club. No. Warner Bros. (Id. ), A few hours later, Nanula sent a follow up email, stating that CGP continue[d] to be intrigued here, with the caveat that we still have to get comfortable with the Club in the event that no real estate proceeds are ever realized (enviro, Town, intersection, buyers). A). No. . at 177-79.) Next, we dismissed the antitrust claims because NPT failed to establish an unreasonable restraint of trade. Pa. Oct. 11, 2017) ([I]t is generally inappropriate for a court to grant summary judgment based solely on a failure to prove damages flowing from a demonstrated breach of contract.); see also Interlink Grp. A.) In the Notice, NPT explained that it was notified that any rezoning would require that the property be age restricted and require that the community include a clubhouse and a pool and that it had determined these mandated changes to the scope of the project constituted a material change under the terms of the LPA. 14 to Ex. 16 to Ex. No. By continuing to use this website, you agree to UniCourts General Disclaimer, Terms of Service, 1996) (citation omitted). In other words, CGP would not be purchasing Philmont Club directly. Nanula predicted that he would be in front of [PCC's] Board or at least Executive Committee by midNovember and will see if a consensus can be reached on our proposal. (Id.) Equal Employment Opportunity Act (EEOA) - 42 USC 2000e 149-1 at 54; Doc. 53 at 26-30; see also id. Here, NPT alleges that the Concert Defendants fraudulently induced PCC to enter into the PSA by falsely representing to PCC during negotiations that it would engage in certain capital improvement projects and that it would make $4 million in initial capital improvements upon acquiring PCC and another $5 million in capital improvements upon the sale of the Property. Silverman testified that there was such minimal communication with Ridgewood and that he never spoke with anyone from Ridgewood. Id. (See Doc. No. No. No. No. ), 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. No. Concert Plantation & PGCC file a Motion to Continue/Delay the hearing on the Motion for Partial Summary Judgment as well as the Trial. Headquarters Regions East Coast, Southern US. W at 117:17-118:9.). 100-28, Ex. (See Doc. No. ; see also id. In response, Nanula explained that PCC had two choices: (1) they could either get the full proceeds of the sale of the Property, if a sale ever even occurred, and bear all the risks and costs during the process or (2) allow CGP to rescue and fix the club now without taking any risk or bearing any cost at all. (Id.) Corp. USA, Inc. v. Am. A.) ), Restatement (Second) of Torts 551, cmt. I don't know the answer to that question.).) A: It - it might have. The Court concludes that no reasonable juror would find Ridgewood and CGP's relationship-and the profits they would garner from their separate and independent transaction-was material. Specifically: Restatement (Second) of Torts 551(2); see also Schutter v. Herskowitz, Civil Action No. ), Meyer testified that PCC hired Brown Golf Management as a consultant to help [it] run and operate the club, hopefully more efficiently than PCC had been running it. Meyer was also a Certified Public Accountant and a Certified Financial Planner. 149-1 at 60.) (Doc. No. Benjamin Christian practices in the Firms appellate law group. at 10), and it had a relationship with NPT. 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? The illustrations to the comment make clear that a fact can be important and still not go to the essence of the transaction-and therefore would not constitute a basic fact giving rise to a duty to disclose. . A: . So, the country club chose profit over people. Defendants file a Motion for Summary Judgment requesting that the Court decide the entire case based on the evidence without the need for trial. Anderson, 477 U.S. at 252. No. This case was filed in at 117:14-16 (Well, obviously learning of some of these negotiations behind our back is a little -you know, unsettling.). 100-29, Ex. Meyer also stated, Please let me know if you need any additional information from us. (Id.) 100-5, Ex. ), Silverman testified that his opinion of the agreement would have changed and he would have changed his vote if he had known that Concert told Ridgewood to stay down. (See Doc. A (Sent Glenn a proposal yesterday . 100-20, Ex. . 1. Hearing on PGCCs motion that the Court decide the entire case (all claims by the The Class) without a trial. , please let me know if you need any additional information from Us Hip Lawsuits Settlements. Disclose that they were working together is also not basic to the,! 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