CONSTRUCTION CONTRACT: Exterior building subcontractor’s claims for compensation for additional work resulting from Project’s defective designs dismissed without prejudice under Rule 12(b)(7) for failure to join general contractor, relief may be pursued in arbitration… bond foreclosure stayed pending arbitration… Christensen.
This action arises out of the development & construction of Spanish Peaks Lodge Montage Big Sky Resort in Big Sky. Plaintiff Magleby Construction alleges that SP Hotel is the owner of the real property that is the Resort, Lone Mountain Land is SP Hotel’s agent in charge of “planning, entitlement, building, marketing, and sale” of SP Hotel’s real estate in Montana, Hart Howerton is the architect for the Project, and Does 1-50 are unknown “design professional hired by, or who performed work by, through, or under, one or more of the Defendants.” Magleby was subcontracted by Suffolk Construction to perform “exterior building scope work” such as “fabrication and installation of exterior timber wraps and timber solids” for the Project.
Magleby claims that it has not been compensated for its additional work & costs that resulted from the Project’s defective designs. It recorded a construction lien against the Resort property and provided notice to SP Hotel, which obtained from Fidelity & Deposit, Federal Ins., and Liberty Mutual Ins. a bond in the amount of $20,736,736.50 to release the lien. 18th Judicial District Court entered an order substituting the bond as security for Magleby’s lien and releasing the Resort property from the lien.
Magleby’s first cause alleges that SP Hotel “breached its duty in commencing construction work on the Project with inaccurate, unreliable, and uncoordinated Construction Drawings.” Its next cause alleges that SP Hotel was unjustly enriched as a result of Magleby’s uncompensated work that extended beyond the original scope. Its 3rd cause is against the bond that Magleby obtained. Its 4th cause alleges that Howerton and the Does “breached their duty in providing inaccurate, unreliable and uncoordinated Construction Drawings at the time of bid and commencing construction work on the Project with such drawings.”
Under its Subcontract Suffolk agreed to pay Magleby for “all work, labor, materials, equipment, taxes, fees and all other matters or amounts arising out of or to be performed or furnished by Magleby” (the “Work”).
Article 1 recognizes that the Project’s plans “may be amended from time-to-time (as defined in the Subcontract),” and Article 2 recognizes that adjustments to the work schedule may be authorized. Article 8 §8.6.1 outlines Suffolk’s right to make changes including:
(i) changes in the scope of the Work; (ii) changes in the Work (including deletions of portions of the Work) ordered by Suffolk; or (iii) changes in the Work which occur as a result of Magleby’s default in the performance of its obligations under this Subcontract.
Article 8 §8.13 further provides:
all changes to this Subcontract and all changes in the scope of the Work, except those resulting from Magleby’s default in the performance of its obligations under this Subcontract, shall be confirmed in a writing signed by Suffolk and Magleby after the ordering of such change. Should Magleby proceed with any additional work without written direction from Suffolk in accordance with the terms and conditions of this Subcontract, Magleby does so at its own risk and expense. If Suffolk and Magleby are unable to agree on Magleby’s entitlement to a time extension or an adjustment to the Subcontract Amount due to a scope change, Magleby shall nonetheless proceed immediately with performance of the scope change as provided.
Magleby may make claims for additional payment or extensions of time if provided to Suffolk “in writing within ten days after the occurrence of the event giving rise to such claim.” Art. 8 §8.12.
The Subcontract also contains an arbitration clause:
Any claims arising out of this Subcontract, including, without limitation, claims for an adjustment to the Subcontract Amount or Time of performance, which cannot be resolved by negotiation and exceed $50,000 or where injunctive relief is sought, shall be submitted to a panel of three arbitrators in accordance with the Construction Industry Arbitration Rules of the American Arbitration Association, upon Suffolk’s election. The results of any arbitration shall be binding on the parties thereto, and shall be enforceable by court order at the request of either party. (emphasis added).
Defendants argue that the Complaint should be dismissed pursuant to Rules 12(b)(6) & (7) because Magleby failed to join a necessary party — Suffolk — and the Complaint fails to allege facts upon which relief can be granted. Defendants also move to stay the bond foreclosure pending arbitration.
The only distinguishing factor between this case and Yellowstone Electric, supra, is the additional bond claim. Thus the Court will employ the same analysis as in Yellowstone.
Suffolk is a necessary party under Rule 19(a).
In Yellowstone this Court found that Suffolk was a necessary party under Rule 19(a)(1)(B)(i) because it had a substantial interest in the litigation which would be impaired if not joined. Magleby attempts to distinguish this case on the ground that Defendants would adequately represent Suffolk’s interest here. The Court rejected a similar argument in Yellowstone:
Suffolk and Defendants do not have identical interests and therefore Defendants do not serve as an adequate proxy. Even assuming that both Defendants and Suffolk are aligned in thinking that Yellowstone is not entitled to additional compensation, this is not sufficient. The claims arise out of the Subcontract between Suffolk and Yellowstone, to which Defendants are not a party; and as a non-signatory, Defendants cannot be said to have the same interest as the parties who bargained for and agreed upon terms of the contract.
Magleby has introduced additional evidence and argument relating to the relationship between Defendants and Suffolk that was not before the Court in Yellowstone — a settlement agreement between SP Hotel and Suffolk relating to claims that Suffolk brought against SP Hotel for work on the Project. Magleby points to the provision in the agreement regarding a contingency fund for resolution of claims and suits by subcontractors against Defendants: “Suffolk may access the Contingency Fund for defense and/or resolution of the Magleby Claims or Magleby Lawsuit.” Magleby also points to the provision stating that Suffolk agrees to defend, indemnify, and hold harmless various entities from and against all claims arising from or in any way related to the Project, the Magleby suit, or the Yellowstone suit and assume the defense of the Magleby and Yellowstone suits. Based on this and the fact that Defendants’ counsel also represents Suffolk, Magleby argues that Suffolk essentially controls the defense and therefore its interest is adequately represented.
Magleby’s argument fails to distinguish this case from the holding in Yellowstone: “Suffolk’s interest is substantial and would be impaired if not joined as a party because resolution of this case would (1) determine Plaintiff’s right to payment under the Subcontract without involving a signatory to the Subcontract and (2) obviate the arbitration clause that was a bargained for element of the contract.” While under the settlement agreement Suffolk must indemnify and defend Defendants in this matter, they have no obligation to defend Suffolk’s interest. Nor does anything in the settlement agreement strip Suffolk of its rights to enforce the arbitration clause in the Subcontract with Magleby. Therefore, for the same reasons discussed in Yellowstone, Suffolk is a necessary party under Rule 19(a).
It is not feasible to join Suffolk.
The Court concluded in Yellowstone that it was not feasible to join Suffolk due to the arbitration clause. Rule 19(a) requires the Court to “forecast the future course of this litigation” and respond accordingly. Hanna (4th Cir. 2014). Moreover the FAA “mandates that district courts shall direct the parties to proceed to arbitration on issues as to which an arbitration agreement has been signed.” Mortensen (9th Cir. 2013). It is not feasible to join Suffolk to this action due to the arbitration clause in the Subcontract.
Suffolk is an indispensable party.
In Yellowstone the Court held that because arbitration was available as an alternative forum for Yellowstone to seek relief there was no prejudice to Yellowstone if the matter was dismissed. It also concluded that relief “cannot be shaped to lessen prejudice nor can an adequate remedy be awarded without Suffolk because the relief sought is directly tied to the amount that Yellowstone claims it is entitled under the Subcontract. Any recovery from Defendants would be derivative of the amount that Yellowstone may pursue from Suffolk in arbitration.” The same reasoning applies here.
Magleby’s claims for negligence and unjust enrichment are dismissed without prejudice pursuant to Rule 12(b)(7). Dismissal under 12(b)(6) need not be addressed.
Motion to stay the bond action.
Defendants have made an explicit request for a stay on “Magleby’s claim to foreclose on the bond substituted for its construction lien until the arbitration process yields a decision on Magleby’s damage claim.” Magleby opposes the request on the ground that the bond claim is not subject to the arbitration clause and therefore should be allowed to proceed separately from the other claims if they are dismissed.
The bond claim is inextricably tied to Magleby’s claims for compensation. For Magleby to recover in the bond foreclosure there must be a determination that it is entitled to more compensation. Such a determination must be made through arbitration. The requested stay is granted.
Magleby Construction Sun Valley v. SP Hotel Owner, Lone Mountain Land, Hart Howerton Planning, Architecture & Landscape Architecture, Fidelity & Deposit of Maryland, Federal Ins., Liberty Mutual Ins., 44 MFR 301, 8/25/23.
Sean Morris (Worden Thane), Missoula, and Stevan Baxter & Stephen Bigham (Skoubye Nielson & Johansen), SLC, for Magleby; John Kauffman (Kasting, Kauffman & Mersen), Bozeman, for Defendants.