Old Town Utility & Technology Park, LLC v. MFGR, LLC
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STATE OF MAINE CUMBERLAND, ss. SUPERIOR COURT BUSINESS AND CONSUMER COURT LOCATION: PORTLAND DOCKET NO . BCD-RE-17-11 ,/ OLD TOWN UTILITY & TECHNOLOGY PARK, LLC, et al. Plaintiffs, v. MFGR, LLC, et al. ) ) ) ) ) ) ) ) OIIDER ON PLAINTIFFS' MOTION '\ FOR PRELIMINARY INJUNCTION ) . Defendants. This matter is before the Court on Plaintiffs Old Town Utility and Technology Park, LLC' s ("OTU"); Relentless Capital Company, LLC's (''Relentless"); and Samuel Eakin's ("Eakin") motion for preliminary injunction brought pursuant to M.R. Civ. P. 65(b). Plaintiffs seek to enjoin Defendants MFGR, LLC ("MFGR") and William Firestone ("Firestone") from directly or indirectly affecting transfer of any real property, improvements, fixtures, or equipment, or other property and rights associated with the Expera Mill Facility (the "Facility"). Defendants oppose the motion. 1 The Court heard oral argument on January 5, 2018 at the Capital Judicial Center in Augusta, Maine. Clifford Ginn, Esq., appeared for Plaintiffs and Daniel Mitchell, Esq. appeared on behalf of Defendants. FACTUAL BACKGROUND The Court incorporates by reference the Factual Background section on pages 1-5 of its Combined Order on Defendants' Motions to Dismiss (the "Combined Order") filed this same 1 Plaintiffs do not seek to enjoin Defendants Old Town Holdings II, LLC, and Joseph Everett Deschenes (the "OTH Defendants") from affecting transfer of the Facility. The 0TH Defendants nonetheless filed an opposition to Plaintiffs' motion for the purpose ofjoining the objection filed by MFGR and Firestone. Julia Pitney, Esq., appeared for the 0TH Defendants at the oral argu_ment. day, January 31, 2018, in this action. STANDARD OF REVIEW In order to prevail on a motion for a preliminary injunction, the plaintiff has the burden of provmg: (1) that plaintiff will suffer ineparable injury if the injunction is not granted, (2) that such injury outweighs any harm which granting the injunctive relief would inflict on the defendant, (3) that plaintiff has exhibited a likelihood of success on the merits (at most, a probability; at least, a substantial possibility), ( 4) that the public interest will not be adversely affected by granting the injunction. Ingraham v. Univ. of Me., 441 A.2d 691, 693 (Me. 1982). These criteria "are not to be applied woodenly or in isolation from each other; rather, the court of equity should weigh all of these factors together in determining whether injunctive relief is proper." Dep 't of Envt 'l Prof. v. Emerson, 563 A.2d 762, 768 (Me. I 989). Because injunctive relief is an equitable remedy, this Court's grant of injunctive relief is reviewed on appeal for an abuse of discretion. Bangor Historic Track, Inc. v. Dep't ofAgric., Food & Rural Res., 2003 ME 140, ,i 11,837 A.2d 129. DISCUSSION I. PLAINTIFFS HA VE FAILED TO DEMONSTRATE A LIKELIHOOD OF SUCCE ON THE MERlTS A. Only Count I is Relevant to the Analysis of Plaintiffs' Lil elihood of uccess on the Merits. Plaintiffs seek injunctive relief in Count I, Count II, and Count VII. The remaining counts seek only damages, and not injtu1ctive relief. Defendants posit that only those counts which explicitly seek injunctive relief inay serve as the basis for a preliminary injunction. Bar Harbor Bank 'g & Trust Co. v. Alexander, 411 A.2d 74, 79 (Me. 1980); (Def s Opp'n 5.) This presupposition goes unchallenged in Plaintiffs' reply. The Court thus narrows its focus on Plaintiffs' likelihood of success on the merits -to only those counts -which seek an injunction in 2 their prayer for relief for purposes of deciding this motion. Count I states a claim for breach of contract, alleging that MFGR breached a binding agreement between OTU and MFGR whereby MFGR would transfer the Facility, or ce1iain Facility assets, to some combination of OTU and the City of Old Town. (Pl's Comp!. 1122, 96 101.) Count II seeks specific performance of that agreement. (Id. 11 102-109.) Specific performance is an equitable remedy, not a cause of action. The Court therefore treats Count II as a prayer for relief for MFGR's breach of contract pied in Count I. No independent analysis of this count is required, as Plaintiffs' entitlement to specific performance is entirely dependent on · their success in Count I. Count VII likewise is irrelevant to Plaintiffs' instant motion. Although Plaintiffs seek injunctive r~lief for the violation of Maine's antitrust statutes 2 alleged in Count VII (Id. 11 127 13 9), only the attorney general of the State of Maine may seek injunctive relief pursuant to those statutes. State v. MaineHealth, 2011 ME 115, 18, 31 A.3d 911. B. Plaintiffs Have Failed to Demonstrate A Likelihood of Success on the Merits on Count I As noted above, Count I alleges that MFGR breached a purported agreement to sell the Facility to OTU and the City. Because Count I is brought only by Plaintiff OTU against solely Defendant MFGR, in the interest of clarity, the Court will refer to these parties by name for the balance of this Order. In its motion to dismiss and again here in opposition, MFGR argues that OTU's breach of contract claim cannot succeed, because the pmported contract fails to satisfy Maine's statute of frauds, which requires that any contract for the sale of land be in writing and signed by the party to be charged therewith. 33 M.R. S.A. § 51(4 ). OTU counters that an offer letter 2 10 M.R.S.A. §§ 1101-1108. 3 dated April 28, 2016 from the City to MFGR, which was countersigned by Firestone, is an enforceable contract for the sale of the Facility which satisfies the statute of frauds. 3 OTU thus stylizes this letter the "4/28/16 Agreement," and the Court will refer to it as such in this Order. In the alternative, OTU argues that the doctrine of part performance applies here as an exception to the statute of frauds. 4 As discussed in the Combined Order,5 the 4/28/16 Agreement does not expressly include OTU. OTU has nonetheless claimed that it has standing to enforce the 4/28/16 Agreement as the City's "assign;" or, in the alternative, as the third party beneficiary of the contract. Although these theories were sufficient to survive a motion to dismiss, the Court finds that OTU has failed to demonstrate there is a substantial possibility that it will prevail under either theory. At the outset, MFGR has challenged the enforceability of the 4/28/16 Agreement. (Def' s Reply Mot. Dismiss at 1 n. 1.) On its face, the letter in "general terms" outlines a transaction structure "with the intent to convert [the letter] into a mutually agreeable binding contract .... " MFGR' s principal argument for purposes of its motion to dismiss and in opposition to the instant motion has been that OTU Jacks standing to enforce the 4/28/16 Agreement to the extent that it is a binding instrument between MFGR and the City. However, it has not waived the argument that the 4/28/16 Agreement is a mere proposal that is not enforceable by any party. 3 Plaintiffs attached as "Appendix l" to their motion a 23-page unexecl)ted agreement for the sale of ce1tai11 land and assets associated with the Facility that is dated "_ day of July 2016." In the Factual Background section of Plaintiffs' motion, it is described as a "draft" resulting from negotiations between OTU, MFGR, and the City; and Plaintiffs allege that MFGR "verbally agreed to all [its] material terms," (Mot. 11.) Appendix 1 goes unmentioned in the Argument section of the motion, whereas the 4/28/16 Agreement is discussed extensively there and in Plaintiffs' opposition to the MFGR Defendants' motion to dismiss. See note 4 infra. 4 These arguments were not raised by Plaintiffs in their motion for preliminary injunction. However, in their reply brief, Plaintiffs incorporate by reference the material in their opposition to the MFGR Defendants' motion to dismiss. (Pl's Reply 1.) , 5 The Cou,t incorporates by reference Pait LA., pp. 5-8, of the Combined Order. 4 OTU claims that "the City in fact assigned its rights [under the 4/28/16 Agreement) to OTU" and that there was "clear mutual acknowledgement of the validity of the assignment" amongst OTU, MFGR, and the City. (Pl's Opp'n to Defs Mot. Dismiss 4.) "For an assignment to be enforceable there must be an act or manifestation by the assignor indicating the intent to transfer the right to the assignee." Sturtevant v. Town of Winthrop, 1999 ME 84, ,r 11, 732 A.2d 264. Our Law Court has suggested that circumstantial evidence is insufficient to satisfy this requirement of an "act or manifestation." Id. ("no evidence of a manifestation of ... intent to transfer the contract rights" in the absence of direct evidence of such an assignment). Beyond a course of dealing between OTU, MFGR, and the City, OTU has not alleged any "act or manifestation" on the part of the City which indicates its intent to transfer its rights under the 4/28/16 Agreement to OTU. In F. 0. Bailey Co. v. Ledgewood, Inc., 603 A.2d 466, 468 (Me. 1992), Maine adopted the Restatement (Second) of Contracts § 302 test for whether a third party beneficiary is an intended beneficiary with a right to enforce the agr~ement: "A beneficiary of a promise is an intended beneficiary if recognition of a right to perf01mance in the beneficiary is appropriate to effectuate the intention of the parties and ... the circumstances indicate that the promisee intends to give the beneficiary the benefit of the promised performance." The F. 0. Bailey Comt cautioned that an intent to create an enforceable benefit in a third party must be "clear and definite." Id. In F. 0. Bailey, a commercial condominium tenant purported to be a third-party beneficiary of a construction contract between the condominium and a contractor. Id. at 467. Despite evidence that the tenant had negotiated with the contractor's architect for the completion of certain work, that the contract required that the contractor complete the work in such a way as to allow the tenant's business to remafn open, that some of the work benefitted the tenant exclusively, and that the tenant showed great interest in the work and spent time following its progress, the Law Court held that 5 these circumstances could not generate a factual issue as to whether the tenant was an intended third-party beneficiary with a right to enforce the contract. Id. at 467-68. Subsequent Law Court authority has eni.phasized the high bar OTU must clear in order to prevail as a third-party beneficiary. See Denman v. Peoples Heritage Bank, 1998 ME 12, ~18-9, 704 A.2d 411; Devine v. Roche Biomedical Labs., 659 A.2d 868, 870 (Me. 1995) ("In the absence of contract language, there must be circumstances that indicate with clarity and definiteness that [the promisee] intended to give [the putative third-party beneficiary] art enforceable benefit under the contract."). See also Thompson v. Miles, 741 F. Supp. 2d 296, 307 (D. Me. 2010) . Finally, it is unlikely that the doctrine of part perfo1mance will operate here as an exception to the statute of frauds. "After having induced or knowingly permitted another to perform in part an agreement, on the faith of its full perfo1mance by both parties and for which he could not well be compensated except by specific performance, the other shall not insist that the agreement is void." Landry v. Landry, 641 A.2d 182, 183 (Me. 1994). OTU has alleged that it and the other Plaintiffs undertook a significant amount of work on various projects related to getting the Facility sold and operational, but has not explained why an award of money damages is an inadequate remedy. As discussed in Part II.A. in,fi'a, this was a business venture for profit. Money damages should be adequate. Furthermore, OTU is suggesting a novel application of the doctrine of part performance. The prototypical application of the doctrine would be partial payment. See id. Under a promissory estoppel theory, substantial physical improvements to land have also been held adequate to except a contract for the sale of land from the dictates of the statute of frauds. See Harvey v. Dow, 2008 ME 192, ~ 13, 962 A.2d 322 (purchaser built house on lot); Tozier v. Tozier, 437 A.2d 645, 648-49 (Me. 1981) (donee built house and outbuildings on lot). OTU analogizes "the web of future tenants, public financing, and business modeling" acquired and developed by 6 Plaintiffs to partial payment for, or physical improvement to, the Facility. (Pl's Opp'n to Def s Mot. Dismiss 3.). The Court is not convinced that there is a substantial possibility that this novel application could be adopted under Maine law. Because OTU has failed to demonstrate a substantial possibility that it will prevail on Count I, the Court thus finds that this factor weighs against granting Plaintiffs' motion. II. PLAINTIFFS HAVE FAILED TO MAKE A SUFFICIENT SHOWING AS TO THE REMAINING FACTORS A. lrreparable Harm Plaintiffs claim that they will be irreparably harmed if the Facility is sold to another buyer because their business model could only be executed there, and that "there is not a single other site in the world" where it could be. (Mot. 18.). Defendants counter that whatever harm Plaintiffs have suffered can be quantified and remedied through an award of damages. Defendants also attach affidavits from Mr. Firestone, Mr. Mayo (City Manager of Old Town), and Mr. Deschenes (principal of 0TH) suggesting that OTU's claim of ineparable harm lacks merit because OTU lacks the resources to purchase the Facility. In their reply brief, Plaintiffs urge the Court to disregard Defendants' affidavits as not credible and counter the attack on Plaintiff's capacity to purchase the Facility, but have no retort for the Defendants' argument that Plaintiffs' harm is strictly economical. The Court is thus satisfied that Plaintiffs' harm, if any, is financial in nature and can be remedied by an awru.'d of money damages. In sum, the Court finds that this factor weighs against granting Plaintiffs' motion, as Plaintiffs have not demonstrated that the sale of the Facility to another buyer will result in irreparable harm to Plaintiffs. B. Balance of Harms and the Public Interest The Court has carefully considered the arguments presented by both sides as to these 7 factors, but decides that they weigh neither for nor against granting Plaintiffs' motion. The balance of hanns essentially boils down to a credibility determination: OTU claims they remain willing to buy the Facility; MFGR claims that OTU lacks the resources, and that CVG is ready to purchase the Facility. Based on the record now before it, the Cou1t is unable to determine whose position is more credible, The Court is convinced that an operational Facility will serve the public interest a point rafaed by both sides-but determines that the public interest would be well~served by an operational Facility regardless of who owns or operates it. CONCLUSION By reason of the foregoing it is hereby ORDERED: That Plaintiffs' motion for preliminary injunction is DENIED. Pursuant to M.R. Civ. P. 79(a), the Clerk is hereby directed to incorpornte this Order by rderenc!;l in the docket. S~J~ DATE BUSINESS AND CONSUMER COURT Entered on the Docket: /" 31 ~I$ Copies sent viil Mail_Electronically.:::::.. 8 BCD-RE-2017-11 Old Town Utility & Technology Park, LLC Relentless Capital Company, LLC., and Samuel Eakin v. MFGR, LLC., William Firestone, Old Town Holdings, II., LLC., & Joseph Everett Deschenes Old Town Utility & Technology Park, LLC Relentless Capital Company, LLC., and Samuel Eakin Counsel: Gin Clifford, Esq. 62 Marion Jordan Rd Scarborough, ME 04074 Old Town Holdings, II., LLC. Counsel: Julia Pitney, Esq. Emily Howe, Esq. 84 Marginal Way Suite 600 Portland, ME 04101-2480 MFGR, LLC., and William Firestone Counsel: Meredith Eilers, Esq. Daniel Mitchell, Esq. PO Box 9729 100 Middle Street Portland, ME 04104-5029· I I STATE OF MAINE CUMBERLAND, ss. SUPERIOR COURT BUSINESS AND CONSUMER COURT LOCATION; PORTLAND ./ DOCKETNO. BCD-RE~l 7-11 OLD TOWN UTILITY & TECHNOLOGY PARK, LLC, et al. Plaintiffs, v. MFGR, LLC, et al. ) ) ) ) ) ) ) ) ) COMBINED ORDER ON DEFENDANTS' MOTIONS TO DISMISS Defendants. This matter is before the Collrt on Defendants f'v1FGR, LLC's (11 MFGR») and William Firestone's ("Firestone") (collectively the "MFGR Defendants") motion to dismiss all counts against them and Defendants Old Town Holdings II, LLC's ("OTI-I") and Joseph Everett Deschenes's ("Deschenes") (collectively the "OTH Defendants") motion to dismiss all counts against them. Plaintiffs Old Town Utility and Technology Park, LLC ("OTU"); Relentless Capital Company, LLC ('<Relentless"); and Samuel Eakin (''Eakin") oppose the motion, Oral argument was heard on January 5, 2018 at the Capitnl Judicial Center in Augusta, Maine. Clifford Ginn, Esq. appeared on behalf of Plaintiffs. Daniel Mitchell, Esq. appeared on behalf of the MFGR Defendants and Julia Pitney, Esq. appeared for the 0TH Defendants. FACTUAL BACKGROUND 1 This case arises out of a disputed transaction for the sale and purchase of the former Exp era Mill Facility (the "Facility") in the City of Old Town, Maine, C'Old Town,'' or the "City") which includes approximately 300 acres of land, roughly 400,000 square feet of warehouse building, a 1 The information In this section is taken in large part from Plaintiffs' First Amended Verified Complaint (the l(Coinplaint"). wastewater treatment plant, a 16MW biomass boiler, and other miscellaneous indt1strial assets. (Comp!. ~ 4.) MFGR pmchased the FacHity from its formet owner on or about January 27, 2016. (Compl. , 5.) Firestone is the principal of MFGR. (Comp!. , 3.) Relentless, acting thrnugh Eakin, and James W. Sewall Company ("SewaW'), acting through its president and CEO David Edso.n ("Edson"), formed OTU on or about December 15, 2015, for the pu!'pose of acquidng or leasing and redeveloping the Facility. (Compl. ~ 6.) 0TH later joined OTU through its pdncipal, Deschenes, the former manuge1· of fiber <1nd logistics at the Facility. (Comp!.~ 7.) When and to wh~t extent 0TH and Deschenes began working with or joined OTU is dispi1ted, but by July 15, 2016, the three members executed an operating agreement for OTU giving each member equal one-third owneJ'Ship of OTU and naming Edson, Eakin, and Deschenes its managers. (Id.) Eakin's work on acquiring or leasing and redeveloping the Facility went three directions in 2016. One project involved seclll'ing contracts for the provision of steam and power from the Facility 's power and boiler assets with the University of Maine (the "University"). (Compl. ,r,r 14 17.) Eakin undertook this work through Relentless and partnered with another entity, Consolidated Edison Solutions ("ConEd"), (Id.) This «conEd Team" was ultimately invit.ed to pa1ticipate in "Phase JI" of the University's bidding process, (Campi. 1~ 19, 68.) Sometime the1·eafter Relentless was removed from the team. (Comp!. ,r 68.) Meanwhile, OTU was negotiating wlth MFGR (the Facility's owner) and Old Town to facilitate the sale of the Facility's wastewater treatment plant and warehouses, (Comp!. il 9-10, 20.) In March 2016, MFGR and OTU executed an agreement whereby OTU would provide services for compensation (the "Advisory Agreement") to that end. (Campi. 2 ,r,r 20-21 .) Pursuant to the Advisory Agreement, OTU secured 2 financing and developed a transactional framework agreeable to all parties. (Comp!.~~ 22-29, 32.) The terms of this proposed transaction were reduced to writing in an offer letter dated April 28, 2016 from the City to MFGR which was countersigned by Firestone. (Comp!.~ 32.) This letter was a binding 3 letter of intent and is thus styled the "4/28/16 Agreement" by Plaintiffs, and will be so referenced in this Order. The letter proposes purchase of the Facility by the City "and/or its assigns;" Plaintiffs allege that MFGR, the City, and OTU understood the City's "assigns" to mean OTU. (Compl, ~ 33.) Through Relentless, Eakin was simultaneously developing a business model for the Facility. (Campi.~ 35.) As part of this process, OTU's managers met with representatives of the Carrier, Varney, and Gardner families (the "CVG families") regarding securing timber assets to fuel the facility because these three families owned substantial timberland in the State of Maine. (Comp!. ~ 37-38.) The CVG families formed CVG, Inc. ("CVG") in January 2015 to piirsue their joint interests. (Comp!.~ 38.) CVG allegedly came to view Relentless's proposal as a threat and recognized that acquiring the Facility would better serve its interests, (Campi. ~ 43.) CVG also became part of the ConEd team, as Relentless was removed from the ConEd team and i·eplaced with Penobscot Energy and Fiber, LLC, which was formed by CVG and its partners to redevelop the Facility. (Compl., 68.) Meanwhile, in Jime through October 2016, OTU continued to wol'k with the City and MFGR to close the sale of the Facility in accordance with the 4/28/16 Agreement. (Comp!.~ 51.) The Cou1t appreciates t11at whethel' l\nd to what extent OTU wus successful in securing financing for the sale of the Facility is a central issue in this litigation and disputed by the parties. The Couit uses "secured" here because Plaintiffs allege they were able to secure adequate financing for the transaction and for pu1·poses of a motion to dismiss, the Cou1t must ftccept all well-pleaded allegations as true. Bonney v. Stephens lviem. Hosp., 20 I I ME 46, ii 16, 17 A.Jd 123. 3 The MFGR Defendants challenge whether they are bound by the terms of this letter. (Defs Reply Mot. Dismiss at J n. l.) See note 2 stq;ra. 2 3 Problems arose, Changes to the State of Maine's tegulatory approach to regulation of stormwater treatment necessitated changes to the pl'Oposed ownership structure. (Comp/. ~1 52-54). On or about July 5, 2016, OTU's closing attorney circulated a draft buy-sell instrument to the parties; MFGR raised certain concerns, which OTU's closing attorney addressed. (Comp!. ~~ 54-56.) In early August 2016, OTU and the City discovered that the Facility's tissue building warehouse roof required substrmtial repairs and they began working with MFGR to address the issue, (Campi. ~ 62.) By September I, 2016, emails had been circulated among various representatives of the three parties indicating that the City was waiting only on closing documents discussed in a prior conference call. (Compl. 1 70). The City's mayor had subsequently requested those documents from Firestone and the September I emails charged MFGR with producing these "exhibits." (Id.) By early October 2016, no closing had occuned, Firestone informed OTU that a competing buyer had emerged, and on October 10, 2016, gave OTU two weeks to respond with a counter offer, (Compl. ~~ 77-78.) On October 24, 2016, Firestone raised issues with the proposed closing that OTU claims dealt with well-settled matters. (Comp!. ~il 84-86.) Shortly thereafter MFGR elected to sell the Facility to CVG. (Comp!.~ 87,) Plaintiffs filed their nine-count Complaint on September 5, 2017; although much has transpired since then regarding the sale of the Faci!Jty, as of that date and up until the entry of this Order, MFGR has not clo;ed a sale of the Facility. (Compl. ~ 95.) Supplemental briefing and letters to th~ Court, as well as assertions made at oral argument, suggest that in the time since the Complaint was filed: (1) The deal with CVG failed; (2) e4research.org, a non-profit corporation with a relationship with Sewall emerged as a potential new buyer; (3) that agreement expired by its terms at the end of20l 7; and (4) CVG has emerged resurgent in the new year as the prospective buyer. OTU maintains that it is still willing and able to purchase the Facility from MFGR; MFGR. 4 has indicated that it is L'eady to move toward a closing with CVG. OTU alone brings six counts against only MFGR in this lawsuit: Count I (Breach of Contract: 4/28/16 Agreement), Count II (Specific Performance: Sale of the Facility from MFGR to OTU), Count III (Breach of Contract: Advisory Agreement), Count IV (Promissory Estoppel: Sale of the Facility), Count V (Promissory Bstoppel: Advisory Fees), and Count VI (Unjust Enrlchment). All Plaintiffs bl'ing two coimts against 0TH and Deschenes: Count VIII (Breach of Contract: OTU Operating Agreement) and Count IX (Breach of Fiduciary Duty). One Count is brought by all Plaintiffs against all Defendants: Count VII (Restraint of Trade/ Monopoly). STANDARD OF REVIEW In reviewing a motion to dismiss 1mder M.R. Civ. P. 12(b)(6), comts 1'considel' the facts in . the complaint as if they were admitted." Bonney v. Stephens Mem. Hosp., 2011 ME 46, ,r 16, 17 A.3d 123. The complaint is viewed (lin the light most favorable to the plaintiff to determine whether it sets forth elements of a cause of action or alleges facts that wou[d entitle the plaintiff to relief pursuant to some legal theory ." Id. (quoting Saunders v. Tisher, 2006 ME 94, ,r 8, 902 A.2d 830). "Dismissal is warranted when it appears beyond a doubt that the plaintiff is not entitled to relief under any set of facts that he might prove in support of his claim." Id. DISCUSSION I. MFGR DEFENDANTS ' MOTION TO DISMISS: COUNTS I - IV The MFGR Defendants have moved this Court ta dismiss all co1..mts against them on the grounds that Plaintiffs have failed to state a claim upon which relief can be granted. M.R. Civ. P. 12(b)(6). Plaintiffs counter that they have adequately pled sufficient facts to state a cause of action as to each count. The Comt considers each count in turn. A. Count I: Breach of Contract (4/28/16 Agreement) and Count II: Specific Performance (Sale of the Facility by MFGR to OTU) 5 MFGR urges this Court to dismiss Counts I and II4 on the grounds that OTU's breach of contract claim alleged in Count I is barred by Maine's statute of frauds, which states that no action can be maintained for the sale of land u11Jess the promise, contract, or agreement is in writing and signed by the party to be charged therewith. 33 M.R.S.A. § 51(4). OTU responds that the 4/28/16 Agreement satisfies the statute of frauds, and that because OTU has standing to enforce that agreement, the statute of frauds is satisfied. In the alternative, OTU argues that the doctrine of prut performance applies, and operates as an exception to the statute of frauds. The 4/28/16 Agreement is a letter of intent from Old Town to Firestone (and countersigned by same) regarding the City's prnposed purchase of the Facility (or the "Old Town Mill Site," as it is refened to in the Jetter). 5 The 4/28/16 Agreement does not mention OTU by name. OTU alleges that where the letter refers to the "[City of Old Town] and/or its assigns,» it is referl'ing to OTU as the City's <1sslgnee in the proposed transaction. MFGR argues that even if the 4/28/16 Agreement is an enforceable written contract for the sale of the Facility, OTU lacks standing to enforce the agreement, because it is between MFGR and the City. OTU claims it has standing to enforce the agreement under two theories. First, OTU claims an independent right to enforce the agreement as the City's "assign." OTU alleges that all paities to the agreement understood that OTUwas the City's assign under the 4/2816 Agreement. (Comp!. ~ 33.) OTU further alleges that from the time the 4/28/16 Agreement was entered into, OTU acted on behalf of both OTU and the City, with the City and OTU determining which assets the City 4 As the MFGR Defendants point out in their motion, specific performance is an equitable remedy, not a cause of action. (Mot. Dismiss at 3 n. 2.) The Cmnt therefore treats Count II as n prayer for relief for MFGR's breach of the 4/28/16 Agreement plead in Count I. 5 Plaintiffs attached a copy of the 4/28/16 Agreement to the Complaint as Exhibit D, and it is central to OTU's breach of contract claim. The Court thus may consider the document without conve1ting the MFGR Defendflnts' motion to one for summary judgment. Moody v, Srate Liquor & Lottery Comm'n, 2004 ME 20, ~ I0, 843 A.2d 43 . 6 would purchase and lease to OTU and which assets OTU would pul'chase outfight. (Id) The Complaint alleges f-urther facts tending to establish that the City in fact assigned its rights under the 4/28/16 Agreement to OTU. (See Compl. ~~ 51-58, 62-66) OTU also argues that even if these facts are insufficient to establish an independent right to enforce the 4/28/16 Agreement as the referenced "assign," they at least establish a course of dealing among OTU, MFGR, and the City sufficient to establish that OTU is an intended third party beneficiary of the 4/28/16 Agl'eernent. In F. 0. Bailey Co. v. Ledgewood, Inc., 603 A.2d 466, 468 (Me, 1992), Maine adopted the Restatement (Second) of Contracts § 302 test fol' whether a third party beneficiary is an intended beneficiary with a right to enforce the agreement: "A beneficiary of a promise is an intended beneficiary ifl'ecognition of a right to performance in the beneficiary is appropriate to effectuate the intention of the parties and ... the circumstances indicate that the promisee intends to give the beneficiary the benefit of the promised performance.'' The F 0. Bailey Court cautioned that while an intent to create an enforceable benefit in third party must be "clear and definite," it is nonetheless a factual determination and such intent may be "expressed in the circumstances surrounding" the contract's execution. Id. This Court rules that OTU has alleged sufficient facts to establish its standing to enforce the 4/28/16 Agl'eement, whether as a party to the contract or as a third pruiy beneficiary thereto. 6 OTU has alleged that it is the "assign" referenced in the 4/28/16 Agreement, and corroborated that allegation with ful'ther fac_tual assertions indicating that OTU, MFGR, and the City all undel'Stood OTU to be the City's "assign'' under the 4/28/16 Agreement. The Comitberefore denies Defendant 6 Because the Court rnles that OTU has alleged sufficient facts to establish standing to enforce the signed 4/28/16 Agreement, the Cot11t declines to consider whether the doctrine of pa1t pel'formance would otherwise operate to except the purported ngreement to sell the Facility from the requirements of 33 M.R.S,A. § 51(4), The Court further expresses no opinion on whether the 4/28/16 Agreement is binding on any party, an argument that MFGR reserved but did not raise in its motion to dlsmiss, See note 3 of this Order supra. 7 MFGR's motion to dismiss as to Count I and Count TI. B. Count I1I: (Breach of Contract- Advisory Agreement) MFGR claims that OTU has inadequately pled a breach of the advisory agreement. It argues that the Advisory Agreement expired by its terms prior to OTU's performance, triggering MFGR's right to terminate the Advisory Agreement. OTU counters that it performed 1111der the agreement prior to the contract deadlines, or, in the alternative, that any deficiency in meeting those deadlines was waived by MFGR. The Advisory Agreement provides that MFGR will pay fees to OTU if OTU "facilitate[s] the sale" of two Facility assets (the wastewater treatment plant and the warehouse) to the City or "another buyer acceptable to MFGR but not previously known to MFGR. "7 The Advisory Agreement gives both parties the right to "terminate [the agreement] with respect to any (p]roperty for which there is no executed purchase agreement by the applicable Conh·act Deadline or no sale as described herein prior to the applicable Closing Deadline." Firestone signed the Advisory Agreement on behalf of MFGR. The Contract Deadline and Closing Deadlines for both assets are disputed by the patties. The Contn1ct Deadline for the wastewater treatment plant is defined as "within 60 calendar days of the Effective Date;" the Closing Dead! ine is defined as "within 90 days of the Effective Date.'i The Contract Deadline for the warehouse is defined as "within 30 days of the Effective Date" and the Closing Deadline is defined as "April 30, 2016." The Effective Date of the Advisory Agreement is defined as "March _, 2016/' Both Closing Deadlines are followed by the parenthetical "(or such later closing date, if any, to whicl1 MFGR and the applicable buyer have Plaintiffs attached a copy of the Advisory Agreement to the Complaint as Exhibit A, 11nd it is central to OTU's breach of contract claim. The Comt thus may consider the document without converting the MFGR Defendants' motion to one for S\11111na1)' judgment. Moody v. State Liquor & ioue,y Comm'n, 2004 ME 20, ~ 10, 843 A.2d 43, 7 8 agreed)." This parenthetical language renders the Closing Deadlines ambiguous on the face of the Advisory Agreement, and OTU has pled facts that suggest that MFGR and the applicable buyer (that is, the City and OTU) agreed to a later closing date. (Compl. il122-29, 32-34, 51-58, 63-64, 70.) Although MFGR points out that the Advisory Agreement includes an integration clause that states the agreement "cannot be amended, modified, or varied except by the written agreement of MFGR and [OTU)," the parenthetical language allowing for a later closing date is already a part of the integrated document. The Contract Deadline, however, is a date certain, albeit fixed in relation to the undefined Effective Date. While the Effective Date is clearly ambiguous, the plain language of the contract indicates that the parties intended that date to be some day in March of 2016. Even assuming the Effective Date was March 31, 2016, OTU does not all'ege that it succeeded in obtaining an executed purchase agreement with the City or any other buyer within the Contract Deadline for either patty. OTU first argues that its success in "securing the City as a purchaser" within the Contract Deadline was sufficient performance under the terms of the Advisory Agreement such that MFGR did not have a l'ight to tel'minate. This is inconsistent with the plain language of the applicable provision, which expressly gives either party the right to terminate the agreement in the event that no purchase agreement is executed by the Contract Deadline, and is silent about the effect of "securing" a purchser. OTU next argues that it has nonetheless stated a claim for breach of contract under the theory "that any deficiency in meeting those deadlines was waived by MFGR's conduct," Maine has long recognized the principle that one who 11 by his own act, deprived himself of · the power of fulfilment," cannot then escape his obligations under a contract. Richards v. Allen, 17 Me. 296, 299 ( 1840). The modern doctrine of waiver maintains this principle. Waiver is the 9 voluntary or intentional relinquishment of a known l'ight. Indus. Unif. Rental Svc., Inc. v. Court Pontiac, Inc., 355 A.2d 913, 919 (Me. 1976). If a party entitled to a contractual right acts inconsistent with that right, the party "is estopped form asse1ting that right if renunciation of the waiver would prejudice the party who has relied on it." Id. To bal' enforcement of a contractual right, the waiver "must have induced a belief in the party who is claiming reliance on that waiver that the waiving party intended voluntarily to relinquish his rights." Id. Waiver may be inferred from the conduct of the waiving party. Id Read in the light most favorable to OTU, OTU bas plead sufficient facts to give rise to the inference tliat MFOR waived its right to terminate the Advisory Agreement for OTU's failure to perform by the Contract Deadline. OTU has alleged tliat MFGR continued to work with OTU and the City toward the execution of a pmchase conti·act well aftel' the Contract Deadline had run. (Com pl.~~ 22-29, 32-34, 51-58, 63-64, 70.) OTU's reliance on this pl1rpmted waiver is reflected in these same allegations. OTU has stated a claim fol' breach of contract for MFGR's failure to peiform 1mder the Advisory Agreement. The Court therefore denies the MFGR Defendants' motion to dismiss as to Count III. C. Count IV: (Promissory Estorwel: Sale of the Facility) Plaintiffs plead this claim as an alternative avenue ofrnlief if the Cou1t determines that the purported contract between MFGR and OTU for the sale of the Facility is otherwise unenforceable, See Part I.A. of this Order, supra. "The doctrine of promissory estoppel applies to promises that are otherwise unenforceable, and is invoked to enforce such promises so as to avoid injustice.'' Harvey v. Dow, 2008 ME 192, ~ 11, 962 A2d 322. Maine has adopted the definition ofpromissory estoppel set out in Section 90(1) of the Restatement (Second) of Contracts: 10 A promise which the promisor should reaso11ably expect to induce action or forbearance on the part of the promisee 01· a third person and which does induce such action or forbearance is binding if injustice can be avoided only by enforcement of the promise. The remedy- granted for breach may be limited as justice requires. Id. Maine aliows prom1ssory estoppel to enforce promises to convey land that lack a signed writing as required by the statute of fnnids. See Chapman v. Bomann, 381 A.2d 1123, 1127 (Me. 1978). However, our Law Comt has since allowed the exception only where the "action induced" involves substantial, physical improvement to the real estate by the promisee. See Harvey v. Dow, 2008 ME 192, ~ 13,962 A.2d 322 (purchaser built house on lot); Tozier v. Tozier, 437 A.2d 645, 648-49 (Me. 1981) (donee bnilt house and outbuildings on lot). See also Nappi v. Nappi Distrfb., 1997 ME 54, ~ 9, 691 A.2d 1198 ("In the context of the transfer of land, when the donee has made substantial improvements to the land in 'reliance upon the p1'omise to convey the land, courts will enforce the promise to convey,"') (quoting Tozier, 437 A.2d at 648) (emphasis added). OTU does not allege that it has made any physical improvements to the land. Instead 1 OTU argues that it expended substantial time and resources enhancing the value of the Facility in intangible ways (I.e. by finding tenants, developing a business plan, and securing financing), and that this induced action is sufficient to enforce the alleged pl'omise to sell the Facility to OTU. Howevel') based on the holdings of Harvey and Tozfer, as well as the dictum from Nappi cited above, this Co1.ll't holds that under Maine law, promissory estoppel operates as an exception to the statute of frauds only where the party seeking to enforce the promise to convey has made substantial, physical improvements to the land in reasonable reliance on the promise. While the purchasers in Chapman did not make substantial improvements to land in reliance on a seller's promise to convey, that case is distinguishable from this one. There, one of the sellers made a specific promise to sign and return the written contract for the sale of property 11 in dfrect 1·esponse to an inquiry being specially made because the pul'chasers were about to undertake a substantial financial commitment in furtherance of the deal. Chapman, 381 A.2d at 1127. The Chapman Comt was exp\iclt that 1'the doctrine of promissory estoppe.l [applied] to raise issues of material fact concerning ... whether [this] separate ancillary promise became a contract binding on [the sellers.]" Id. at 1126 (emphasis in original). Here, OTU has not alleged that MFGR promised to sign a pmchase and sale agreement for the transfer of the Facility. There is thus no separate, ancillary promise by which MFGR can be bound, and the rule since propounded in Harvey, Tozier, and Nappi-that substantial improvement to the land by the promisee is a necessary element for promissory estoppel to except a contract for the sale of land from the statute of frauds' writing rnquil'ement-applies in this case. Because OTU has failed to allege that it made substantial, physical improvements to the Facility or the land on which it sits, OTU has failed to state a claim for promissory estoppel regarding the sale of the Facility by MFGR to OTU. The Court thus grants MFGR Defendants' motion to dismiss as to Count IV. D. Count V: (Promisso1• Estoppel-Advisory Fees) y The elements of promissory estoppel are recited in Part I.C, of this Order, supra. In their· Complaint, Plaintiffs allege that MFGR promised to pay OTU fees and costs in return for advisory services pursuant to the Advisory Agreement, that MFGR should have reasonably expected that promise to induce action on the part of OTU, Relentless, and Eakin, and that MFGR;s promise in foct did induce action on the part of Plaintiffs. (Comp!. ~ 120-121.) MFGR argues that this count should be dismissed for failure to state a claim because MFGR could not have reasonably expected that OTU would perform outside the terms of the Advisory Agreement (/. e. by failing to perform by the contract deadline) and still expect compensation. MFGR fmther argues that no injustice 12 would result if the purported promise to pay fees was not enforced because Plaintiffs have not performed under the Advisory Agreement, as there has not yet been a closing on the sale of the F8cility. Plaintiffs cotmter that MFGR should have reasonably expected its promise to induce action on their part because MFGR breached its promise of good faith and fair dealing pursuant to the Advisory Agreement. In other words, Plaintiffs argue that they were induced to continue performance under the Advisory Agreement in bad faith, and that as such expectation of payment was reasonable given the lo11g course of dealing that is alleged in some detail in the Complaint. (See Compl. n 22-29, 32-34, 51-58, 63-64, 70.) Viewing these facts in the light most favorable to the Plaintiffs, the inference can be drawn that it was not unreasonable for Plaintiffs to continue to perform under the Advisory Agreement in hopes offuture payment based on MFGR's cond11ct during and after the period for perfo1mance recited in the written contract. OTU has a11eged that they were induced to continue performing ,mder the Advisory Agreement by MFGR's promise to pay. That is enough to survive MFGR's motion to dismiss. The Com't therefore denies the MFGR Defendan~s' motion to dismiss CO\.mt V. E. Count Vr: (Uni.ust Enrichment) OTU pleads unjust enrichment as an alternative avenue to recovery if the Court finds the Advisory Agreement unenforceable. See June Roberts Agency, Inc. v. Venture Properties, Inc., 676 A.2d 46, 49 n. 1 (Me. 1996) (stating that the existence of a contractual agreement "precludes recovery on a theory of unjust enrichment"). "Unjust enrichment describes recovery for the value of the benefit retained when there is no contractual relationship, but when, on the grounds of fairness and jitstice the law compels performance of a legal i.ind moral duty to pay., .." Pajjhausen 13 v. Balano, 1998 ME 47, ~ 6, 708 A.2d 269. The elements that a plaintiff must prove to recover for unjust enrichment are (1) that the plaintiff confened a benefit on the other pa1iy (2) the defendant had appreciation of the benefit and (3) the acceptance or retention of the henefit was imder such circumstances as to make it inequitable for the defendant to retain the benefit without payment of its value. Forrest Assocs. v. Passamaquoddy Tribe, 2000 ME 195, i/ 14, 760 A.2d 1041. MFGR moves to dismiss Count VI on the grounds that there has been no benefit conferred on them because Plaintiffs' work related to the sale and development of the Facility amotmted to "an elaborate marketing proposal .. , that was ultimately rejected." Id. 1 15. Plaintiffs allege that their labor has enhanced the value of the Facility by millions of dollars above the auction price MFGR would have received absent the Plaintiffs' effo1ts, thereby confen'ing a significant benefit on MFGR. MFGR claims that Forrest Assocs. compels dismissal of Count VI. Although this case resembles Forrest Assocs. in some respects, the plaintiffs in that case had an opportunity to fully develop the record at a bench trial. Plaintiffs here have alleged facts which, if true, would distinguish Plaintiffs' claim from that brought by the plaintiffs in Forrest Assocs. Specifically, the Forrest Assocs. Court held that the plaintiffs could not recover under an unjust emichment theory because "[a]lthough [the plaintiff] created a ~omp1·ehensive plan and presented it to the (defendants], there [was] no evidence that the [defendants] benefitted from either the presentation or the information contained in the plan'' and the evidence demonstrated that the plan was ultimately rejected. Id. Under those facts, the evidence failed to establish that the plaintiff had conferred a benefit on the defendant. In contrast, Plaintiffs here have alleged with some particularity how MFGR benefitted from Plaintiff's plans and proposals. Specifically, Plaintiffs allege that they "laid the foundation for 14 financing from the City and others, recruited and negotiated te1ms with future tenants that incl'eased the Facility's value and creditworthiness, and played an instrumental role in the winning ConEd [bid)." (Compl. ~ 124.) Plaintiffs further allege that MFGR knew of and appreciated the value of that benefit, and that the cil'cumstances render the retention of that benefit unjust without compensation paid to Plaintiffs. (Comp!. 1il 125-126.) Plaintiffs have thus stated a claim for unjust emichment. The Court therefore denies MFGR's motion to dismiss as to Count V1. II. COUNT VII: RESTRAINT OF TRADE/MONOPOLY In Count VII, Plaintiffs allege that MFGR's plan to sell the Facility to CVG is a contract in restraint of trade or commerce in Maine and that a consummated transaction would be a combination in restraint of trade or commerce in Maine, both in violation of 10 M.R.S.A. § 11 Ot .8 Plaintiffs allege Defendants are aU liable as co-conspirators for attempting to facilitate CVG's purchase of the Facility. Id. Defendants move to dismiss on the grnunds that (1) Plaintiffs have not alleged an antitrust injury and (2) Plaintiffs have 11ot alleged that Defendants entered into a contrnct, combinatlon, or conspiracy which restrained trade or commerce in Maine, The Court considers each argim1ent in turn. A. Plaintiffs Have Not Alleged An Anti1rust Injury "Maine's antitrust act provides that a plaintiff must prove injury or damage before the plnintiff can recover." McKinnon v. Honeywell Int 'l, Inc., 2009 ME 69, 119, 977 A.2d 420. Maine comts may consider federal antitrust law as persiiasive authority when construing Maine's antitrust statute. Id. In the federal context, the U.S. District Court for the District of Maine has clarified that 8 Plainl'iffs are not entitled to the injunct ive relief they seek under this count, That remedy is available only to the Attorney General. State v. lvlctineHealth, 20 l I ME 115, ~ 8, 31 A.3 d 911. 15 a plaintiff "must prove an antitrust injwy, which is to say an injury of the type the antitn1st laws were intended to prevent, , .. ,, In re Compact Disc Min. Advertised Price Antitrust Litlg., 456 F. Supp. 2d 131, 148 (D. Me. 2006) (quoting Serpa Corp. v. Mc Wane, Inc., 199 F.3d 6, 10 (1st Cir, 1999)) (emphasis added). See also lnt'l Ass 'n ofMachn 's & Aerospace Workers, AFL-CIO, Local. L. No, 1821 v, Verso Perper Co., 80 F. Supp. 3d 247,272 (D, Me, 2015) (citing Brunswick Corp. v. Pueblo Bowl-o-.A1at, Inc., 429 U.S. 477 (1977)). This Court has previously imposed the same requirement on plaintiffs bringing an antitl'ust action. See Central Distrtbs., Inc. v. Labatt USA Opn 'g Co., No. BCD-CV~12-33, at 10 (Bus. & Consumer Ct. Oct. 15, 2012, Horton, J.). The "presumptive proper" plaintiff to a.llege an antitrust fojury His a customer who obtains services in the tlU'eatened market or a competitor who seeks to serve that market.,, In re Compact Disc, 456 F. Supp. 2d at 146 (citing SAS ofP.R. v. P.R. Tel. Co., 48 F.3d 39, 44 (1st Cir. 1995)). Plaintiffs' antitrust claim stems from the allegation that CVG's acquisition of the Facility would allow it to charge elevated prices for its forest products and prevent the rest of Maine's forest products industry from selling forestry products to another operator of the Facility. (Compl. ~ 129.) Plaintiffs do not nllege that they are consumers of forest products or competitors in the forest products industi:y who would be ha1med from this anticipated anticompetitive behavior. Plaintiffs, alleged damages resulting from CVG's proposed purchase of the Facility are rather \(deprivation of the value of purchasing the Facility, exclusion from the team implementing the [ConEd team] bid, and expenditure of time, money, and resources in pursuing the trnnsaction . , . ,"(Comp),~ 139.) Significantly, these are identical to the damages attributed to the breach· of contract count. (Comp!, ~ 101.) The U.S. District Court for the District of Maine-as well as this Court-have held that breach of contract damages are insufficient to establish an antitrnst injul'y, In re Compact Disc, 456 F. Supp. 2d at 147-48 ("[Plaintiff's] injuries flow from an alleged breach 16 of contract, unlawful tl'ansfer of proprle1ary inf01mation, and breach of fiduciary duty. These are not the type[s.1 of injury that the antitrust laws were meant to protect [against)."); Central Distribs., BCD-CV-12-3 3, at IO ("The gist of this claim is really a restatement of a breach of contract action . , . the complaint fails to state a claim for antitrust statute violations,"). This Court thus rules that Plaintiffs lack standing to bring the antitrust claim alleged in Cou~t VII. Regardless of whether CVG's purchase of the Facility could amount to a violation of Maine's antitrust statute, as alleged, Plaintiffs have failed to allege how they have been injured by this purported anticompetitive activity. B. Plaintiffs Have Not Alleged Necessaiy Action On The Prut Of The Alleged Co-Censpirntors To establish a prima facie case pursuant to 10 M.R.S.A, § 1101, a plaintiff must show: "(l) that the defendants entered into a contract, combination, or conspiracy; (2) which 1;estrained trade or commerce in Maine; and (3) that they were injured thereby for each allegation." Pease v, Jasper Wyma11 & Son 1 No, KNOSCwCV-00-015, at 18 (Me. Supel', Ct., Knox Cty., July 31, 2002). The third element is discussed above, in Part H.B . of this Order, supra. Defendants in this case further argue that Plaintiffs have failed to allege facts satisfying the first two elements, and have thus failed to state a claim for antitrnst violation on that ground. The "contract, combination, or conspiracy" alleged by Plaintiffs is the acquisition of the Facility by CVG. (Comp!. i 131.) All parties agree that that has not happened, although CVG has appare~tly resurfaced as the proposed purchaser of the Facility. (Comp!. ~ 95.) Plaintiffs nonetheless argue that MFGR's contract to· sell the Facility to CVG is itself a contract in restraint of trade or commerce in Maine. (Compl. ~ 132.) However, beyond this conclusory allegation, Plaintiffs.plead no further facts to show how the purported contract for the sale of the Facility to CVG, standing alone, restrains trade in Maine. Instead, the Plaintiffs suggest that, once 17 consummated, the transaction would "substantially lessen competition or tend to create a monopoly oflines of commerce in Maine . . ,'' (Id.) The Court rules that Plaintiffs have falled to adequately allege the existence of a «contract, combination, or conspiracy .. , which restrained trade 01· commerce in Maine." Pease, No. KNOSC~CV.QQ-015, at 18. On its face, the Complaint alleges that a "consummated transaction . , . would" result in a violation 10 M.R.S.A. § 1101-conceding that the Defendants have not yet entered into a contract that has restrained trade in Maine. Factual allegations that some future contract, once consummated, would eventuate an anticompetitive result does not state a claim for a violation of Maine's antitn1st statute. 9 By reason of the foregoing, the Court hereby gr~nts the Defendants' motions to dismiss Count VII. 10 Plaintiffs have failed to state a claim for violation of Maine's antitrust laws, 10 M.R.S.A. §§ 1101-1108. III. 0TH DEFENDANTS' M0110N TO DISMISS: COUNTS VIII AND IX Although Count VIII and Count IX recite two separate causes of action-breach of contract ancl breach of fiduciary duty, respectively-there is factual and legal overlap between the two claims. Count VIII alleges that the 0TH Defendants breached OTU's operating agreement ' as 1 well as their duty of loyalty, their duty not to exploit a business opportunity without first disclosing it to OTU, and their duty of confidentiality" by "facilitat[ing] CVG's opportunity to purclrnse the 9 Notwithstanding the issues of stirnding and ripeness on which the Cou1t decides to dismiss Cot111t VII, Plaintiffs have not alleged how this transaction would reslilt in an antitrust violation in any event. In essence, Plaintiffs allege that CVG's acquisition of the Facility would give CVG an advantage ove1· its competitors by substantially lessening competition, That alone is insufficient to allege an antitrust violation. Tri-Stale Rubbish, Inc. v. Waste Mgmt., Inc., 875 F. Supp. 8, 13 (D. Me. 1994) ("(G]aining an advantage over your competitors is not, in itself, a violation of antin·ust laws."). , 10 Beca11se the Comt rules that Plaintiffs have failed to state a claim against any defendant for violating Mnine's antitrust stE1tute, the issue of whether Firestone or Deschenes could be individually liable for the alleged violation is moot. The 0TH Defendants also argued gro\inds for dismissal tlrnt were unique to them. This argument is also moot, for the same reason. 18 \ Facility from MFGR." (Comp!. ~ 143 (emphasis added).) Count IX alleges that the 0TH Defendants '1breached their fiduciary dllty and duty of loyalty to OTU through self-dealipg, usurpation of corporate opportunity, misrepresentation and omission of material facts, inducement, disclosure and misuse of confidential inf?rmation, misuse of superior knowledge, failure to disclose, and rendering inappropriate advice," (Com pl. 1 147 (emphasis added).) As in Count VIII, Plaintiffs allege this breach was committed through the 0TH Defendants Hfacilitation'' of CVG's opportunity to purchase the Facility from MFGR. (Id.) It is unclear whether Plaintiffs are pleading a breach of OTU' s opernting agreement apart from OTH's alleged breach of its fiduciary duties in Count VIII. It is also unclear whether Plaintiffs allege that the 0TH Defendants' breached only their duty of loyalty to OTU in Count IX or whether Plaintiffs are alleging a breach of fiduciary duty beyond the expt'essly stated breach of the fiduciary duty of loyalty. See Sargentv. Buckley, 1997 ME 159, ~ 1,697 A.2d 1272 (defining duty of loyalty as a fiduciary duty). As grounds for the alleged breach of duty of loyalty, Count IX alleges "misrepresentation and omission of material facts," which sounds in fraud. See Letellier v, Small, 400 A.2d 371,376 (Me. 1979). Allegations of fraud are subject to a heightened pleading standard: "In all averments of fraud , , . the ch:cumstances cons ti tuting the fraud . , . shall be stateq with particularity,., .' 1 M.R. Civ. P. 9(b). The facts which could give rise to a fiduciary relationship must likewise be pied with particularity. Ramsey v. Baxter Title Co., 2012 ME 113, 16, 54 A.3d 710. Plaintlffs have alleged that Deschenes sought to terminate OTH's membership in OTU in August 2016, falsely promised not to act in competition with OTU, and used that false promise to procure Eakin's waiver of OTU's nondisclosure/ noncompete provisions, (Compl. ~ 59.) This is the only affirrnative fraud pled with any particularity in the Complaint. Plaintiffs allege that 19 fiduciary duties were expressly provided for in OTU's operating agreement,'' and cited to Maine statutory law that suggests Deschenes as manager (and, apparently, 0TH as a "member active in management," see Pl's Opp, Mot. D. at 5) may have owed fiduciary duties to OTU as a matter of law. See 31 M.R.S.A. §§ 1521(3)(A), 1559(3). Plaintiffs allege that Deschenes sought a report on the Facility's tissue building warehouse roof on CVG's behalf. (Comp!. ,r,r 66-67.) Plaintiffs further allege that Deschenes «facilitated" CVG's letter of intent to purchase the Facility from MFGR after Deschenes and 0TH had left OTU. (Comp!. ii 61.), Beyond this, the Complaint contains only general insinuations that the 0TH Deferidants were working against OTU's inte1·est, and in CVG's interest, while 0TH was still a member of OTU. (Compl. ,r,r 60.) The Comt rules that Plaintiffs have not met the elevated pleading regl1irements for fraud or the existence of a fiduciary relationship in their Complaint against the 0TH Defendants. Particularly, Plaintiffs have alleged nothing to suggest that the 0TH Defendants owed Plaintiffs any duty when Deschenes allegedly facilitated the letter of intent between CVG and MFGR. Together with the lack of clarity regardfog whether Count VIII alleges a breach of contract beyond the breach of fiduciary duty alleged in Count IX, the Court finds that the 0TH Defendants cannot reasonably be required to frame a responsive pleadjng to these Counts iri their current form. Because the Court finds that the allegations supporting Counts VIII and IX lack sufficient particularity under the heightened pleading standard required by M.R. Civ, P. 9(b) and Ramsey, Plaintiffs ask the Court to treat the 0TH Defendants' motion to dismiss as a motion for a more definite statement. M.R. Civ, P. 12(e), A motion for a more defin_ite statement is used to remedy pleadings that are ·i 1so vague or ambiguous that a party cannot reasonably be required to frame a responsive pleading" and must "point out the defects complained of and the details desired." Id. 11 OTU's opernting agreement was not ottacbed to the Complaint and is not currently before the Court. 20 When such a motion is granted, the pleading party must file a more definite statement within 10 days to remedy the defects highlighted in the motion. Id Although the Court rules that the causes of action pied in Counts VIII and TX are too vague or ambiguous to allow the 0TH Defendants a reasonable opportunity to respond, the Comt agrees with Plaintiffs that allowing them an oppottunity to plead these counts with the requisite level of particularity and sufficient factual support is appropriate here, Plaintiffs are thus ordered to file a more definite statement pursuant to M.R. Civ. P. 12(e). Plaintiffs' more definite statement should plead with s1..1fficient patticularity the fact1.1al basis for the alleged fiduciary relationship, and to the extent that Plaintiffs allege a breach of a fiduciary d1.1ty tlu·ough fraud, the fraudulent acts of which they accuse the 0TH Defendants. Plaintiffs should also clarify whether they are alleging a breach of contract beyond the 0TH Defendant's alleged breach of the fiduciary duty of loyalty in Count VIII. CONCLUSION Based on the foregoh1g the entry will be: 1, The MFGR Defendants' motion to dismiss is GRANTED IN PART and DENIED IN PART as follows: a. The MFGR Defendants' motion to dismiss is GRANTED as to Count JV and Count VIT. b. The MFGR Defendants' motion to dismiss is DENIED as to Count I, Co,mt II, and Count III, Count V, and Count VI. 2. The 0TH Defendants' motlon to dismiss is GRANTED IN. PART and DENIED IN PART as follows: a. The 0TH DC;.lfendants' motion to dismiss is GRANTED as to Count VII. 21 b. The 0TH Defendants 1 motion to dismiss is DENIED as to Count VIII and Count IX. As to those Counts, Plaintiffs are hereby ORDERED to file within 10 days of the entry of this Order a more definite statement pursuant M.R. Civ. P. 12(e) as described in Part III, supra, of this Order, DATE SUPERIOR COURT JUSTIC BUSINESS AND CONSUMER COURT 1:.nterecl on the Docket: / .. j ,., I~ ,·:opi,1s sent vi;1 ~M1il,, ___ Electronically_~. 22 BCD-RE-2017-11 Old Town Utility & Technology Park, LLC Relentless Capital Company, LLC., and Samuel Eakin v. MFGR, LLC., William Firestone, Old Town Holdings, II., LLC., & Joseph Everett Deschenes Old Town Utility & Technology Park, LLC Relentless Capital Company, LLC., and Samuel Eakin Counsel : Gin Clifford, Esq. 62 Marion Jordan Rd Scarborough, ME 04074 Old Town Holdings, II., LLC. Counsel: Julia Pitney, Esq. Emily Howe, Esq. 84 Marginal Way Suite 600 Portland, ME 04101-2480 MFGR, LLC., and William Firestone Counsel : Meredith Eilers, Esq. Daniel Mitchell, Esq. PO Box 9729 100 Middle Street Portland, ME 04104-5029
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