(Id. No. 100-10, Ex. Pa. 2014 (collecting cases); CRS Auto Parts, Inc. v. Nat'l Grange Mut. No. 100-5, Ex. . However, the Court dismissed the only cause of action asserted against those entities-civil conspiracy, so they are no longer Defendants in this action. 1 to Ex. Also, on September 27, Meyer met with Plotnick and Grebow, the President and CEO of Ridgewood, at Philmont Club to discuss Ridgewood's interest in the Property. Undoubtedly, the record shows that Nanula and CGP were heavily involved in the negotiations for the transaction. 22-2596 | 2022-08-29, Palm Beach County 15th Judicial Circuit Courts | Civil Right | Pennsylvania has adopted the Restatement (Second) of Torts 550, which imposes liability for intentional concealment of material information regardless of a duty to disclose.). No. . No. at 30. 100-18, Ex. 6:21-CV-00134 | 2021-04-08. (See Doc. No. 2:22-CV-00358 | 2022-01-27, U.S. District Courts | Civil Right | at 682-83. 2 to Ex. 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.) Summary judgment is appropriate if the movant shows that there is no genuine dispute as to any material fact and the movant is entitled to judgment as a matter of law. Fed.R.Civ.P. 13 (September 27, 2016 email from Plotnick to Meyer, stating, Thanks again for taking the time to speak with and tour Jonathan and I today. (Id.) A.) at 42:2 7.) No. We need active, independent management expertise and an immediate infusion of operating and capital support.). A: I would say not necessarily. No. Corp., 66 F.3d 604 (3d Cir. (Doc. 116 at 29 (citing Ex. No. (Id.) 100-5, Ex. No. Nanula reasoned that CGP would get a little more of the total proceeds because (1) we have to deal with member pressures and capex vagaries 3-5 years down the road, and (2) we upfronted the capital to buy all 300+ acres of land so that Ridgewood does not have to do this. (Id.) at 99.) (See Doc. at 30:16-31:10 (stating that Meyer's 2018 and 2021 deposition testimonies were contradictory and that in 2021, Meyer was mistaken).) 100-35, Ex. M, with Doc. Ins. Shortly after the visit, Plotnick emailed Meyer, stating, Thanks again for taking the time to speak with and tour Jonathan and I [sic] today. (See id. 20 to Ex. Financial terms of the transaction were not disclosed. Board members and staff made the decision to change the bylaws, knowing it would harm the resigned members. Nanula stated, My ops team was there on Friday, and we see a path to making this work at least marginally, even if the real estate deal falls apart after much effort. (Id.) at 188:2-12. A.) (Doc. No. A does not disclose to B the fact that no highway is actually planned. ), The record reflects that what was basic to the transaction was the fact that the Concert entities would pay off PCC's debt, ensure capital funding, make approximately $4 million in initial capital expenditures, an additional approximately $5 million in capital expenditures upon the sale of the Property, and take over all operations of the Club. . See Restatement (Second) of Torts 551(2)(a)-(e). Theyre suing both PGCC and Concert Plantation LLC, a subsidiary of Concert Golf Partners that purchased PGCC in 2019. 22 to Ex. Imposition of liability for fraudulent concealment is commonly applied in two types of situations, although it is not limited to them. Restatement (Second) of Torts 550, cmt. Pennsylvania. See LEM 2Q, LLC, 144 A.3d at 182 (Here, Guaranty was a party only to the escrow and thus had no duties toward LEM in the mezzanine loan transaction. The Court reasoned: Here, RLH was not a party to a business transaction with Rumsey. Final Judgment entered in favor of PGCC and Concert Plantation. Those cases arose in different contexts. 100-5, Ex. (Doc. 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. Those who do decide to join with be charged lower club fees, such as $12,550 per couple for golf, roughly half the amount now charged. And, even to the extent that a statement about the mere intent to make an offer (i.e., a promise to make a promise) is a partial or ambiguous statement, as NPT posits, the Ridgewood Defendants are the ones who purportedly made this statement to PCC-not the Concert Defendants. (Id. Units and lots are referred to interchangeably. 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. . (Id.) at 5357.) 5354.) 6.) (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 17.) As noted above, there is a difference between passive concealment, which involves mere nondisclosure or silence, and active concealment. Id. No. Concert Golf offers a personalized and curated approach to partnership and operates 27 private golf and country clubs nationally, including former developer-owned clubs and longtime member-owned clubs. 117 at 13-16.) MM at 187:23-188:1.) (Doc. 100-5, Ex. (Id. It is undisputed that PCC was in a distressed financial situation. See The Roskamp Inst., Inc. v. Alzheimer's Inst. This underscores the fact that Meyer and PCC understood CGP, a golf hospitality firm, would be working with a developer. Cancellation and Refund Policy, Privacy Policy, and Pennsylvania. Ultimately, NPT is upset that CGP may have gotten the better end of this business deal, which was based on real estate. (See Doc. 14 to Ex. No. 464, 476 (10th Cir. 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. Ridgewood appears to argue that Pennsylvania law applies. During oral argument, NPT implied that this inconsistency in testimony rendered Meyer not credible. They have an outstanding team that truly care for their clientsI have been awarded a fair six figure settlement. No. The new amount is a fraction of the refund resigned members are entitled to at the time of resignation. Co., 106 A.3d 48, 68 (Pa. 2014) (explaining that the nature of the duty alleged to have been breached . almost needs to be all redone again. at *3-4 (finding that the defendant-insurance adjuster was a party to the transaction for purposes of 551 despite the fact that the adjuster was not named in the insurance policy or any other contract). 6:18-CV-01685 | 2018-10-09, U.S. District Courts | Other | No. Co. v. Zenith Radio Corp., 475 U.S. 574, 587 (1986) (citation omitted). Viewing the facts in the light most favorable to NPT, the Court will not consider whether there was a $5 million informal offer for the nine-hole Property, as NPT contends the Court must infer that Meyer did not make an offer since he failed to mention it in 2018. UniCourt uses cookies to improve your online experience, for more information please see our Privacy Policy. No. 100-5, Ex. Under either New Jersey or Pennsylvania law, actual damages need not be established to survive summary judgment on a contract claim. When I say they went to bat for methis Law Firm literally did just that. Mr. Christian was a legal advisor for the Special Operations Aviation Command and served as a legal assistance attorney for the XVIII Airborne Corps in Fort Bragg, NC, where he also served as the Chief of the Federal Litigation Division. 173.) North Penn Towns LP v. Concert Golf Partners LLC, et al, PIERRE, BELLANDE V CONCERT INDIAN SPRING LLC, NORTH PENN TOWNS, LP v. CONCERT GOLF PARTNERS, LLC et al, Golladay v. Ryman Construction, Inc. et al, Acosta v. Texas Department of Criminal Justice. 13 to Ex. And, the Court is even less persuaded by NPT's contention that Meyer's testimony that the Defendants' relationship was disconcerting shows that relationship went to the essence of the transaction. Why is this public record being published online? This portion of Silverman's testimony largely goes to his dissatisfaction with the Concert Defendants not doing what they promised to do under the terms of the PSA (i.e., that they did not intend to follow through with the PSA, even before the PSA was executed) and Nanula's lack of honesty: This portion of Meyer's testimony relates to the capital expenditures CGP promised to make (i.e., its contractual obligations). (Id.) Deposition of Corporate Representative for Concert Golf Partners, LLC, Deposition of Corporate Representative for Concert Plantation, LLC, Deposition of Corporate Representative for Concert Golf Partners Holdco, LLC, Deposition of Corporate Representative for Golf GP II, LLC, Deposition of Corporate Representative for PGCC. at 117:22-23, 119:3-5 (Meyer's estimate that 90 plus percent of prior PCC members are no longer members of the club and his testimony that [t]he membership changed drastically because of, you know, the way Concert ran the club).) A (said email exchange).) No. WebAbout Concert Golf Partners. 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.). ), Cicero agreed that the return Ridgewood would receive under the proposal seems awfully high instead of just some set fee that is relatively nominal. (Id.) ), This is consistent with Meyer's 2021 testimony that Ridgewood informally offered $5 million for the Property. (Id.) No. 100-28, Ex. Plotnick testified that he spoke with Meyer that same day and that Meyer told him PCC was under contract to sell the Property. (Id.) PCC's property included two 18-hole golf courses (the North Course and the South Course), which spanned approximately 296 acres of land. We promised members $5m of Phase 2 capex, which will be more like $4.5m. (Doc. Nos. (Doc. ; see also id. No. 14 to Ex. (See Doc. (ii) to honor its commitment to retain 9 holes of the South Course (or to at least offer an acceptable alternative in light of its refusal to comply with the terms of our Agreement of Sale regarding the South Course), (iii) to provide evidence of the capital it has spent to date, (iv) to provide evidence of its retention of the capital reserves generated as a percentage of Member revenues as required under our Agreement of Sale, and (v) to create and implement a business plan that honors its obligations under our Agreement of Sale to return Philmont to an elite' country club status.).) No. PCC, NVR, and NPT met the next day, September 7, to discuss these issues. (See Doc. A. (Doc. 149-1 at 120, 123. . 9 to Ex. But the allegations in the initial Complaint are fundamentally different from those alleged in the Amended Complaint, which was filed after the Court ruled on Defendants' motion to dismiss and is the current operative complaint. 53 at 53 (Because CGP and Nanula were not parties to the PSA, the integration clause does not apply to them and NPT's fraud claims against them survive the motion to dismiss.)), courts have stated that an individual can be a party to a transaction for purposes of 550 and 551 liability even if they were not a party to the contract itself. 3 to Ex. (Id. Plotnick also emailed Meyer in 2015 and 2016. (Id. Two days later, on November 4, Plotnick responded, I completely understand what you are trying to do and I think your proposal is pretty close; he believed they had the basis for a deal, with just a few minor tweaks. In fact, during oral argument, NPT could not identify a case providing that two companies cannot make plans to acquire a company together, unbeknownst to the seller. Plotnick testified that at the time, Ridgewood was interested in potentially purchasing either the entire Club or just a portion of it for land development. No. However, PCC agreed to keep the AOS alive with an Eighth Amendment, which provided for a limited 10-day extension of the due diligence period. (Id. Concert Golf Partners is a boutique operator of private golf and country clubs headquartered in Lake Mary, FL. Credibility determinations, the weighing of evidence, and the drawing of legitimate inferences from those facts are matters left to the jury. (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). In so arguing, NPT misconstrues the Court's prior ruling at the motion to dismiss stage. No. No. 149-1 at 136-37. ), In May 2015, PCC agreed to sell the Property to NVR, Inc., a homebuilder. 21 to Ex. (Id. 11-5676, 2015 WL 4597970, at *11 (E.D. 100-24, Ex. at 27.) The proposed Seventh Amendment was not executed. No. No. A: . 100-28, Ex. No. (Id.) (See Doc. No. (See Doc. 116-13, Ex. (Id. W, 54:10-22).) M.) The proposed Ninth Amendment had the same purchase price adjustment provisions as the proposed Seventh Amendment (which was not executed). 2018) (rejecting the plaintiff's argument that the need for chloride-free insulation to reduce the risk of corrosion was basic to the plaintiff's agreement to purchase crystallizer tanks from the defendant and finding that although the facts were important, they were not necessarily basic). B. No. ), filed by JAMES STEVENS. 100-5, Ex. ' Matsushita, 475 U.S. at 587 (citation omitted). On 12/31/2018 STEVENS filed a Civil Right - Employment Discrimination lawsuit against CONCERT GOLF PARTNERS. 2:23-CV-00344 | 2023-01-27. 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. He served 4 years of active duty service in the Army as a Judge Advocate with the rank of Captain. No. No. ), On September 23, 2016, Plotnick emailed Meyer to discuss a potential relationship at Philmont. (Doc. NPT counters that New Jersey law applies, citing to a choice of law provision in the Confidentiality Agreement. Moreover, the fact that Ridgewood and CGP stood to make a significant profit working together is also not basic to the transaction. Ideal Dairy Farms, Inc. v. John Labatt, Ltd., 90 F.3d 737, 744 (3d Cir. 100-19, Ex. ), The agreed-upon Initial Capital Projects consisted of: renovating the men's and women's locker rooms so that they met a modern country club standard; improving the North Course bunker, cart path, greens, and drainage and removing trees; renovating the pool and pool area; and upgrading the HVAC infrastructure. 149-1 at 14.) ), filed by JAMES STEVENS. Aug. 14, 2012) ([C]ommon-law fraud includes acts taken to conceal, create a false impression, mislead, or otherwise deceive in order to prevent the other party from acquiring material information. Pa. 1996) and In re Westinghouse Sec. 3 to Ex. ), 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. After CGP Submits Its Proposal to PCC, CGP and Ridgewood Continue to Discuss Working Together and a Potential Deal, On November 2, Nanula emailed Plotnick to bring him up to date on PCC's reaction to CGP's proposal to purchase Philmont Club. ), CGP. ), The next day, on September 26, NPT sent PCC a proposed Ninth Amendment to the AOS. However, the amounts of the refunds are not discussed in the article. Contrary to NPT's assertion, this does not show that Ridgewood's and CGP's secret agreement . ), The Initial Capital Projects and Phase II Capital Projects delineated in the PSA's exhibits are identical to the capital improvement projects outlined in CGP's November 1, 2016 proposal to PCC, with one exception: moving and constructing a new maintenance facility was not part of the original proposal. the law ordinarily infers that damage ensued, and, in the absence of actual damages, the law vindicates that right by awarding nominal damages.' 173)-notwithstanding the fact that he had told Ridgewood that he was ready to paper [their] deal the week prior (Doc. . No. They are not putting up any real capital at all here, and asked Cicero for his thoughts. 1:21-CV-00455 | 2021-05-21, U.S. District Courts | Civil Right | Finally, one place to get all the court documents we need. The Class is defined as: All individuals (or their guardians or representatives) who had an effective resigned equity membership before April 1, 2016, and who have not received their full refund amount., Written Order granting Class Certification issued. But it did not. A: Possibly. (emphases added)).) Company Type For Profit. He alleges only the failure to disclose. (quoting Colton, 231 F.3d at 898)). We promised members $5m of Phase 2 capex, which will be more like $4.5m. at 40:16-42:21 (Q: So given that, given your goal of maximizing return, if two potential bidders are - if they are talking with one another about their offers, would you agree that by doing that they are interfering with your goal to maximize the return for the members? 100-28, Ex. Public Records Policy. Meyer also testified that he did not believe the Concert Defendants necessarily acted in accordance with what they said they were going to do. (Id. Because each of the Defendants' misrepresentations [the plaintiff] claim[ed] induced him to enter into the FFE Agreement [were] incorporated into the FFE agreement, the court held that the gist of the action doctrine barred the fraudulent inducement claims. 16 to Ex. W at 111:19-112:7. (Doc. 100-29, Ex. Co., 920 F.Supp. . Even viewing the evidence in the light most favorable to Plaintiff, the Court cannot find evidence from which a reasonable juror could infer that knowledge of CGP and Ridgewood's relationship would have changed PCC's course of action or the result (i.e., no reasonable juror could find that disclosure of their relationship would have led to a bidding war and, therefore, increased profits on PCC's behalf). at 25, 27.) However,board members changed the redemption formula in the bylaws against attorney advice. N.), D. CGP Expresses Interest in a Potential Transaction with PCC, Meanwhile, on August 30, 2016, Philmont Club member David Fields had a phone call with Nanula, the sole member of CGP. (Id. (See Doc. 124-1 at 44.) U at 62:16-63:19.) (See Doc. Thus, the Court grants the Ridgewood Defendants' motion for summary judgment as to the 550 claim. That Meyer and PCC never inquired further as to whether or not CGP had found the right developer after learning that CGP would likely not be moving forward with NPT/Metropolitan, coupled with the fact that Meyer recognized that it was CGP's call as to which developer to use, illustrate that CGP and Ridgewood's relationship was not a fact basic to the transaction. Sections 5.5(h) and 5.5(k) of the PSA provide (1) Concert Philmont LLC will cause to be completed, and pay the costs of completion of, the [Initial Capital Projects] currently estimated by the Parties to cost approximately FOUR MILLION AND NO/100 DOLLARS and (2) Concert Philmont LLC will cause to be completed, and pay the costs of completion of, the Phase II Capital Projects currently estimated by the parties to cost approximately FIVE MILLION AND NO/00 DOLLARS. (Doc. In so holding, the Court emphasizes that NPT asserts this claim-and all other claims-as assignee. If PCC wanted to drive a harder bargain, it could have gotten an appraisal and tried to negotiate further and/or tried to attract other buyers. A.) No. 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.) 100-23, Ex. . No. Accordingly, the Court grants summary judgment to the Concert Defendants on Count I. Under Concert Golf, the club will be debt free and run by a professional golf club company, the Post reported. 100-10, Ex. (Doc. (The Board unanimously believes that this is our best option towards securing Philmont's success in the years ahead. Nos. 20 to Ex. Under the DSA, Ridgewood Philmont is paid a management fee for providing development services. 116 at 26.) No. No. On September 29, Plotnick and Nanula spoke on the phone. (So it seemed to me that this wasn't something that we might want to continue on down the road with.). 125-14, 173.) 100-5, Ex. ), At the suggestion of PCC, the Concert Defendants also had brief communications with developer, NPT/Metropolitan, around this same time frame. ), Ridgewood and CGP continued to keep in touch as things moved ahead with CGP and PCC. 3:21-CV-00816 | 2021-04-08, U.S. District Courts | Other | The initial burden of demonstrating that there are no genuine issues of material fact falls on the moving party. ), Restatement (Second) of Torts 551, cmt. No. at 88) and that Concert Philmont was not incorporated until January 23, 2017 (id. at 37; see also Doc. 124-1 at 46.) Agreed Order is entered by the Court to simplify the discovery process. The Court denies summary judgment to Ridgewood on Count VI (breach of contract). (Id. 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