Salem Grain Co. v. Consolidated Grain & Barge Co. , 297 Neb. 682 ( 2017 )


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    www.nebraska.gov/apps-courts-epub/
    09/29/2017 09:11 AM CDT
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    Nebraska Supreme Court A dvance Sheets
    297 Nebraska R eports
    SALEM GRAIN CO. v. CONSOLIDATED GRAIN & BARGE CO.
    Cite as 
    297 Neb. 682
    Salem Grain Company, Inc., appellant, v.
    Consolidated Grain and Barge Co.
    et al., appellees.
    ___ N.W.2d ___
    Filed September 8, 2017.   No. S-16-995.
    1.	 Motions to Dismiss: Pleadings: Appeal and Error. A district court’s
    grant of a motion to dismiss on the pleadings is reviewed de novo,
    accepting the allegations in the complaint as true and drawing all rea-
    sonable inferences in favor of the nonmoving party.
    2.	 Statutes: Appeal and Error. Statutory interpretation presents a ques-
    tion of law, for which an appellate court has an obligation to reach
    an independent conclusion irrespective of the decision made by the
    court below.
    3.	 Federal Acts: Vendor and Vendee. Under the doctrine established by
    Eastern R. Conf. v. Noerr Motors, 
    365 U.S. 127
    , 
    81 S. Ct. 523
    , 
    5 L. Ed. 2d
    464 (1961), and Mine Workers v. Pennington, 
    381 U.S. 657
    , 
    85 S. Ct. 1585
    , 
    14 L. Ed. 2d 626
    (1965), federal antitrust laws do not regulate the
    conduct of private individuals in seeking anticompetitive action from
    the government.
    4.	 Constitutional Law: Federal Acts. The doctrine established by Eastern
    R. Conf. v. Noerr Motors, 
    365 U.S. 127
    , 
    81 S. Ct. 523
    , 
    5 L. Ed. 2d
    464
    (1961), and Mine Workers v. Pennington, 
    381 U.S. 657
    , 
    85 S. Ct. 1585
    ,
    
    14 L. Ed. 2d 626
    (1965), is based on both the First Amendment’s peti-
    tion clause and the statutory interpretation of federal antitrust laws.
    5.	 Vendor and Vendee. The application of the doctrine established by
    Eastern R. Conf. v. Noerr Motors, 
    365 U.S. 127
    , 
    81 S. Ct. 523
    , 5 L.
    Ed. 2d 464 (1961), and Mine Workers v. Pennington, 
    381 U.S. 657
    , 
    85 S. Ct. 1585
    , 
    14 L. Ed. 2d 626
    (1965), to claims under antitrust laws is
    ultimately based on the fact that antitrust laws, tailored as they are for
    the business world, are not at all appropriate for application in the politi-
    cal arena.
    6.	 Vendor and Vendee: Conspiracy. There is no “conspiracy” exception
    to the doctrine established by Eastern R. Conf. v. Noerr Motors, 365
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    SALEM GRAIN CO. v. CONSOLIDATED GRAIN & BARGE CO.
    Cite as 
    297 Neb. 682
    U.S. 127, 
    81 S. Ct. 523
    , 
    5 L. Ed. 2d
    464 (1961), and Mine Workers v.
    Pennington, 
    381 U.S. 657
    , 
    85 S. Ct. 1585
    , 
    14 L. Ed. 2d 626
    (1965),
    when applied to claims under antitrust laws.
    7.	 Constitutional Law: Vendor and Vendee: Conspiracy. The line to
    determine when the conspiracy exception applies is based not on whether
    a claim is antitrust in nature, but on which theory the application of the
    doctrine established by Eastern R. Conf. v. Noerr Motors, 
    365 U.S. 127
    ,
    
    81 S. Ct. 523
    , 
    5 L. Ed. 2d
    464 (1961), and Mine Workers v. Pennington,
    
    381 U.S. 657
    , 
    85 S. Ct. 1585
    , 
    14 L. Ed. 2d 626
    (1965), is predicated on,
    either the First Amendment or the antitrust laws.
    8.	 Consumer Protection. Neb. Rev. Stat. § 59-1602 (Reissue 2010) mir-
    rors the language of 15 U.S.C. § 45(a)(1) (2012).
    9.	 ____. Neb. Rev. Stat. § 59-1603 (Reissue 2010) is construed in accord­
    ance with 15 U.S.C. § 1 (2012).
    10.	 Consumer Protection: Intent. The Consumer Protection Act, Neb. Rev.
    Stat. §§ 59-1601 to 59-1622 (Reissue 2010 & Cum. Supp. 2012), was
    intended to be an antitrust measure to protect Nebraska consumers from
    monopolies and price-fixing conspiracies.
    11.	 Consumer Protection. The Consumer Protection Act, Neb. Rev. Stat.
    §§ 59-1601 to 59-1622 (Reissue 2010 & Cum. Supp. 2012), is tailored
    for the business world, not for the political arena.
    12.	 Pleadings. The doctrine established by Eastern R. Conf. v. Noerr
    Motors, 
    365 U.S. 127
    , 
    81 S. Ct. 523
    , 
    5 L. Ed. 2d
    464 (1961), and Mine
    Workers v. Pennington, 
    381 U.S. 657
    , 
    85 S. Ct. 1585
    , 
    14 L. Ed. 2d 626
          (1965), is an affirmative defense.
    13.	 Rules of the Supreme Court: Pleadings. An affirmative defense may
    be asserted in a motion filed pursuant to Neb. Ct. R. Pldg. § 6-1112(b)(6)
    when the defense appears on the face of the complaint.
    14.	 Appeal and Error. In the absence of plain error, an appellate court con-
    siders only claimed errors which are both assigned and discussed.
    15.	 Rules of the Supreme Court: Pleadings: Notice. The Nebraska Rules
    of Pleading in Civil Actions, like the federal rules, have a liberal plead-
    ing requirement for both causes of action and affirmative defenses, but
    the touchstone is whether fair notice was provided.
    16.	 Appeal and Error. An appellate court is not obligated to engage in an
    analysis that is not necessary to adjudicate the case and controversy
    before it.
    17.	 Conspiracy: Words and Phrases. A civil conspiracy is a combination
    of two or more persons to accomplish by concerted action an unlaw-
    ful or oppressive object, or a lawful object by unlawful or oppres-
    sive means.
    18.	 Actions: Aiding and Abetting. A claim of aiding and abetting is that
    in addition to persons who actually participate in concerted wrongful
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    SALEM GRAIN CO. v. CONSOLIDATED GRAIN & BARGE CO.
    Cite as 
    297 Neb. 682
    action, persons who aid, abet, or procure the commission thereof, are
    subject to a civil action therefor.
    19.	   Actions: Conspiracy: Aiding and Abetting: Liability. Claims of civil
    conspiracy and aiding and abetting are essentially methods for imposing
    joint and several liability on all actors who committed a tortious act or
    any wrongful acts in furtherance thereof.
    20.	   Aiding and Abetting: Torts. A claim of aiding and abetting requires the
    presence of an underlying tort.
    21.	   Conspiracy: Torts. A “conspiracy” is not a separate and independent
    tort in itself, but, rather, is dependent upon the existence of an underly-
    ing tort. Without such underlying tort, there can be no claim for relief
    for a conspiracy to commit the tort.
    22.	   Conspiracy: Aiding and Abetting. A statutory violation alone is insuf-
    ficient to sustain a claim of civil conspiracy or aiding and abetting.
    Appeal from the District Court for Richardson County:
    Daniel E. Bryan, Jr., Judge. Affirmed.
    David A. Domina and Christian T. Williams, of Domina Law
    Group, P.C., L.L.O., for appellant.
    Terry C. Dougherty, Audrey R. Svane, and Kari A.F. Scheer,
    of Woods & Aitken, L.L.P., for appellee Consolidated Grain
    and Barge Co.
    Robert S. Keith and Alexis M. Wright, of Engles, Ketcham,
    Olson & Keith, P.C., for appellees Gary Jorn, Kevin Malone,
    and Beth Sickel.
    Bonnie M. Boryca and Patrick R. Guinan, of Erickson &
    Sederstrom, P.C., for appellees Becky Cromer, Ray Joy, Bart
    Keller, and Charles Radatz.
    Heavican, C.J., Wright, Miller-Lerman, Cassel, Stacy,
    K elch, and Funke, JJ.
    Funke, J.
    I. NATURE OF CASE
    Salem Grain Company, Inc. (Salem), appeals an order
    from the district court for Richardson County dismissing its
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    SALEM GRAIN CO. v. CONSOLIDATED GRAIN & BARGE CO.
    Cite as 
    297 Neb. 682
    complaint with prejudice for failure to state a claim upon
    which relief could be granted. The court found that all appel-
    lees were entitled to immunity from Salem’s claims under
    Nebraska’s Consumer Protection Act1 (NCPA) and the Noerr-
    Pennington doctrine2 and that Salem’s claims of conspiracy
    and aiding and abetting required an underlying tort to be
    actionable. Accordingly, the court ruled that any amendments
    to the pleading would be futile. We affirm.
    II. FACTS
    Salem operates commercial grain warehouses and elevators
    and owns trading businesses throughout southeast Nebraska,
    including a location in Richardson County, Nebraska.
    Consolidated Grain and Barge Co. (CGB) also operates com-
    mercial grain warehouses. In 2012, CGB expressed an interest
    in expanding its operations to the Falls City, Nebraska, area,
    and it now owns and operates a commercial grain warehouse
    in Richardson County, which is in competition with Salem’s
    Richardson County warehouse.
    At the time of the alleged actions, the other appellees
    were involved with various organizations in Falls City: Becky
    Cromer was the executive director of the Falls City Economic
    Development and Growth Enterprise (EDGE), a private orga-
    nization; Gary Jorn, Ray Joy, and Bart Keller were members
    of EDGE; Kevin Malone was a member of EDGE, the Falls
    City Community Redevelopment Authority (CRA), the Citizen
    Advisory Review Committee (CARB), and the Falls City
    Planning and Zoning Board; Charles Radatz was a member
    of EDGE and the CRA; and Beth Sickel was a member of
    1
    Neb. Rev. Stat. §§ 59-1601 to 59-1622 (Reissue 2010 & Cum. Supp.
    2012).
    2
    See Eastern R. Conf. v. Noerr Motors, 
    365 U.S. 127
    , 
    81 S. Ct. 523
    , 5 L.
    Ed. 2d 464 (1961), and Mine Workers v. Pennington, 
    381 U.S. 657
    , 85 S.
    Ct. 1585, 
    14 L. Ed. 2d 626
    (1965).
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    SALEM GRAIN CO. v. CONSOLIDATED GRAIN & BARGE CO.
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    297 Neb. 682
    EDGE, the CRA, and the CARB. Each of these appellees were
    sued in their individual capacities.
    The remaining defendants, “John Doe I-IV and Jane Doe
    I-IV,” were members of EDGE, the CRA, or the CARB
    that may have participated in the alleged wrongful acts
    against Salem.
    Salem filed a complaint alleging that each of the individual
    appellees engaged in a pattern of behavior—through a series of
    contracts, combinations, and conspiracies—with the intent to
    deprive it of information, an opportunity to be heard, and due
    process of law, which caused Salem financial damages. More
    specifically, it alleged that its damages were a result of the
    unfair increased competition that CGB brought to the region
    through the special privileges it received from Falls City and
    that the individual appellees aided and abetted in concealing
    from Salem and the community those benefits.
    Salem asserts that the individual appellees’ pattern of
    behavior included preventing legal notice of the following
    actions from being provided to Salem: the annexation of
    land into Falls City; the rezoning of said land for commer-
    cial use; the declaration of said land as blighted, which made
    it eligible for tax increment financing; the approval of tax
    increment financing and the issuance of at least one bond to
    assist CGB; and the procurement of state and federal grants
    to assist CGB. In doing so, Salem contended that the appel-
    lees violated Nebraska’s Open Meetings Act3 (NOMA) and
    the NCPA.
    As a result of CGB’s entry into the market at the end of
    2012, Salem alleged an annual loss net profit of 10 to 20 cents
    per bushel for 2 million bushels per year of grain that it would
    have or did handle in 2013 through 2015. During that same
    period, Salem alleged an annual minimum loss of $150,000 in
    storage revenue.
    3
    Neb. Rev. Stat. §§ 84-1407 to 84-1414 (Reissue 2008 & Supp. 2011).
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    SALEM GRAIN CO. v. CONSOLIDATED GRAIN & BARGE CO.
    Cite as 
    297 Neb. 682
    CGB; Cromer, Joy, Keller, and Radatz; and Jorn, Malone,
    and Sickel separately moved to dismiss Salem’s complaint,
    arguing that it had failed to state a claim upon which relief
    could be granted, under Neb. Ct. R. Pldg. § 6-1112(b)(6).
    CGB, Jorn, Malone, and Sickel also asserted that the appel-
    lees were entitled to immunity under the Noerr-Pennington
    doctrine.
    The court ruled that Salem could not state any claim against
    the appellees pursuant to the NCPA, because the appellees
    were entitled to immunity, under the Noerr-Pennington doc-
    trine, and rejected Salem’s claim that an exception to the
    doctrine applied, because the appellees acted unlawfully by
    violating the NOMA. The court also ruled that the conspiracy
    and aiding and abetting claims required an underlying tort to
    be viable. Therefore, the court dismissed the complaint with
    prejudice, essentially finding any amendment would be futile.
    Salem appealed.
    III. ASSIGNMENTS OF ERROR
    Salem assigns, restated and reordered, that the court erred
    (1) in finding the appellees immune from suit, under the
    Noerr-Pennington doctrine or otherwise; (2) in finding that
    conspiracy and aiding and abetting claims are not indepen-
    dent claims upon which relief can be granted but, instead,
    require the allegation of an independent tort; (3) by sustain-
    ing appellees’ § 6-1112(b)(6) motions to dismiss; (4) by
    denying leave to amend; and (5) by not sustaining Salem’s
    jury demand.
    IV. STANDARD OF REVIEW
    [1] A district court’s grant of a motion to dismiss on the
    pleadings is reviewed de novo, accepting the allegations in
    the complaint as true and drawing all reasonable inferences in
    favor of the nonmoving party.4
    4
    Zapata v. McHugh, 
    296 Neb. 216
    , 
    893 N.W.2d 720
    (2017).
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    SALEM GRAIN CO. v. CONSOLIDATED GRAIN & BARGE CO.
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    [2] Statutory interpretation presents a question of law, for
    which an appellate court has an obligation to reach an inde-
    pendent conclusion irrespective of the decision made by the
    court below.5
    V. ANALYSIS
    Salem argues, summarized, that it and other grain ware-
    houses in and around southeast Nebraska were injured by
    CGB’s entry into the market in Richardson County, because
    CGB received special economic privileges. It claims that
    the special privileges provided to CGB were the result of
    the appellees’ conspiracy to prevent the public, and Salem
    specifically, from having knowledge of the economic devel-
    opment activities that the city council of Falls City was
    providing. It further claims that the appellees participated
    in violations of the NOMA in order to obtain those special
    privileges.
    As a result, it asserts that the conspiracy to provide CGB an
    unfair advantage in the marketplace by violating the NOMA
    was a violation of the NCPA under §§ 59-1602 and 59-1603,
    which damaged Salem and created a cause of action under
    § 59-1609. Further, it contends that the appellees’ conspiracy
    to engage in wrongful conduct—by violating the NOMA,
    violating the NCPA, and withholding information—is suf-
    ficient to sustain claims of conspiracy and aiding and abet-
    ting. CGB argues that Salem’s single factual allegation—
    that it expressed an interest in opening a grain warehouse
    in the Falls City area—cannot support any claims against
    it. Further, the appellees contend that, acting in their indi-
    vidual capacities, their actions were nothing more than peti-
    tioning the government to offer CGB incentives to open a
    location in Falls City to advance economic development in
    the community.
    5
    Hargesheimer v. Gale, 
    294 Neb. 123
    , 
    881 N.W.2d 589
    (2016).
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    SALEM GRAIN CO. v. CONSOLIDATED GRAIN & BARGE CO.
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    1. A ppellees A re Entitled to Immunity
    From Salem’s NCPA Claims Under
    Noerr-Pennington Doctrine
    (a) Parties’ Contentions
    Salem argues that the Noerr-Pennington doctrine is a nar-
    row defense that applies only to antitrust claims and not to its
    claims under the NCPA. It argues that §§ 59-1602 and 59-1603
    of the NCPA were modeled after the Federal Trade Commission
    Act6 (FTCA), not the Sherman Act7; that the FTCA focuses on
    consumer rather than market protection; and that the FTCA is,
    therefore, broader than merely antitrust claims.
    Further, it contends that if we do find that the Noerr-
    Pennington doctrine applies to its claims, we should adopt a
    “conspiracy” exception to the doctrine in which politicians
    or political entities are involved as conspirators with private
    actors. While the U.S. Supreme Court has specifically rejected
    such an exception to the Noerr-Pennington doctrine, Salem
    contends that the Supreme Court limited its holding to the
    Sherman Act. Accordingly, assuming that the doctrine applies
    outside the context of antitrust claims, Salem contends that
    the doctrine remains subject to the “conspiracy” exception for
    unlawful conduct in petitioning the government.
    Appellees argue that the Noerr-Pennington doctrine entitles
    them to immunity from Salem’s claims under two theories.
    First, to the extent that the Noerr-Pennington doctrine is
    limited to the Sherman Act, and extended to the FTCA,
    private citizens petitioning their government for favorable
    business conditions are entitled to immunity, because federal
    antitrust laws were tailored to regulate business, not politi-
    cal arenas. Further, they assert that the NCPA is statutorily
    required to be construed in accordance with similar federal
    antitrust laws. Second, the First Amendment right to petition
    6
    See 15 U.S.C. §§ 41 to 58 (2012).
    7
    See 15 U.S.C. §§ 1 to 7 (2012).
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    the government, which the Noerr-Pennington doctrine is also
    based on, is not limited to the antitrust context.
    Appellees also contend that there are no applicable excep-
    tions to the Noerr-Pennington doctrine regarding Salem’s
    claims. First, Jorn, Malone, and Sickel contend that the U.S.
    Supreme Court has rejected any “conspiracy” exception to
    antitrust claims. Second, all appellees argue that the “sham”
    exception does not apply.
    Alternatively, some of the appellees argue that they are
    entitled to immunity under Nebraska’s Political Subdivisions
    Tort Claims Act and the Parker doctrine.8
    (b) Principles of
    Noerr-Pennington Doctrine
    We recently considered the Noerr-Pennington doctrine in
    ACI Worldwide Corp. v. Baldwin Hackett & Meeks.9 In that
    case, we determined that the plaintiff was not entitled to
    immunity from the defendant’s counterclaims, regarding dam-
    ages from the plaintiff’s tortious interference claims and anti-
    trust activities, because the Noerr-Pennington doctrine is an
    affirmative defense that the plaintiff had waived by failing to
    timely assert it. Our decision in ACI Worldwide Corp. required
    this court to examine the development of the Noerr-Pennington
    doctrine in its application to private individual’s interactions
    with the judicial branch only.
    However, the Noerr-Pennington doctrine’s application to
    judicial proceedings came significantly later than its creation
    in the context of petitioning the legislative and executive
    ­branches.10 Accordingly, we briefly examine the principles
    8
    See Parker v. Brown, 
    317 U.S. 341
    , 
    63 S. Ct. 307
    , 
    87 L. Ed. 2d 315
          (1943).
    9
    ACI Worldwide Corp. v. Baldwin Hackett & Meeks, 
    296 Neb. 818
    , 
    896 N.W.2d 156
    (2017).
    10
    See California Transport v. Trucking Unlimited, 
    404 U.S. 508
    , 
    92 S. Ct. 609
    , 
    30 L. Ed. 2d 642
    (1972).
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    r­elevant to the Noerr-Pennington doctrine’s application to pri-
    vate citizens’ actions of petitioning the government.
    As we recognized in ACI Worldwide Corp., the Noerr-
    Pennington doctrine developed as a result of two decisions by
    the U.S. Supreme Court: Eastern R. Conf. v. Noerr Motors,11
    and Mine Workers v. Pennington.12 In Noerr Motors, a col-
    lective of truckers sued several railroad companies, alleg-
    ing that the railroads had violated the Sherman Act through
    an advertising campaign which was designed to destroy the
    trucking industry by influencing legislators and governors to
    only enact laws harmful to the trucking industry and damage
    its public image. The Supreme Court held that the Sherman
    Act did not apply to a private citizen’s conduct undertaken
    to influence government action, because the Sherman Act’s
    intended purpose was to regulate business, not political activi-
    ties.13 This was true even if the conduct by which citizens
    attempted to influence governmental regulation was under-
    taken for the sole purpose of destroying competition, involved
    unethical business practices, or was specifically intended to
    hurt competitors.14
    In Pennington, a coal company claimed antitrust viola-
    tions against the trustees of a coal miners’ union, alleging
    that it, along with large coal companies, had lobbied the
    Secretary of Labor to establish a minimum wage in a contract
    market that would drive small coal companies out of busi-
    ness. In both Noerr Motors and Pennington, the Supreme
    Court found the defendants immune from liability under the
    Sherman Act.
    The Supreme Court explained in Pennington that “Noerr
    shields from the Sherman Act a concerted effort to influence
    public officials regardless of intent or purpose” and expanded
    11
    Noerr Motors, supra note 2.
    12
    Pennington, supra note 2.
    13
    Noerr Motors, supra note 2.
    14
    
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    the application of Noerr Motors to lobbying efforts directed
    at executive agencies.15
    Since Noerr Motors and Pennington, the Supreme Court has
    extended the doctrine to petitions before administrative agen-
    cies and courts.16 Additionally, it has granted Noerr-Pennington
    immunity “to a wide range of activities in addition to tradi-
    tional lobbying, including . . . sales and marketing efforts[] and
    court litigation.”17
    [3] In Columbia v. Omni Outdoor Advertising, Inc.,18 the
    Supreme Court further refined Noerr Motors and Pennington
    to stand for the proposition that “[t]he federal antitrust laws
    . . . do not regulate the conduct of private individuals in seek-
    ing anticompetitive action from the government.” In that case,
    the Supreme Court applied these principals to lobbying efforts
    directed at a municipal government.19
    [4] The U.S. Supreme Court predicated its holding in Noerr
    Motors on the First Amendment’s petition clause and its statu-
    tory interpretation of the Sherman Act.20 It reasoned:
    In a representative democracy such as this, [the
    Legislative and Executive] branches of government act
    on behalf of the people and, to a very large extent, the
    whole concept of representation depends upon the abil-
    ity of the people to make their wishes known to their
    representatives. To hold that the government retains the
    15
    Pennington, supra note 
    2, 381 U.S. at 670
    .
    16
    See California Transport, supra note 10. See, also, Davric Maine Corp. v.
    Rancourt, 
    216 F.3d 143
    (1st Cir. 2000).
    17
    Doron Precision Systems, Inc. v. FAAC, Inc., 
    423 F. Supp. 2d 173
    , 189
    (S.D.N.Y. 2006). See, also, Columbia v. Omni Outdoor Advertising, Inc.,
    
    499 U.S. 365
    , 
    111 S. Ct. 1344
    , 
    113 L. Ed. 2d 382
    (1991).
    18
    Omni Outdoor Advertising, Inc., supra note 
    17, 499 U.S. at 379-80
    .
    19
    
    Id. 20 See
    Cardtoons v. Major League Baseball Players Ass’n, 
    208 F.3d 885
          (2000), citing Noerr Motors, supra note 2. See, also, Omni Outdoor
    Advertising, Inc., supra note 17.
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    power to act in this representative capacity and yet hold,
    at the same time, that the people cannot freely inform
    the government of their wishes would impute to the
    Sherman Act a purpose to regulate, not business activ-
    ity, but political activity, a purpose which would have
    no basis whatever in the legislative history of that Act.
    [Additionally], and of at least equal significance, such a
    construction of the Sherman Act would raise important
    constitutional questions. The right of petition is one of
    the freedoms protected by the Bill of Rights, and we
    cannot, of course, lightly impute to Congress an intent to
    invade these freedoms.21
    The Supreme Court later reconciled these two principles by
    explaining that its interpretation of the Sherman Act was “in
    the light of the First Amendment’s Petition Clause.”22
    While the U.S. Supreme Court has only explicitly applied
    immunity under the Noerr-Pennington doctrine in the antitrust
    context, many states have adopted and applied the Noerr-
    Pennington doctrine to state antitrust claims,23 as well as other
    21
    Noerr Motors, supra note 
    2, 365 U.S. at 137-38
    .
    22
    FTC v. Superior Court Trial Lawyers Assn., 
    493 U.S. 411
    , 424, 
    110 S. Ct. 768
    , 
    107 L. Ed. 2d 851
    (1990).
    23
    See, Blank v. Kirwan, 
    39 Cal. 3d 311
    , 
    703 P.2d 58
    , 
    216 Cal. Rptr. 718
          (1985); Harrah’s Vicksburg Corp. v. Pennebaker, 
    812 So. 2d 163
    (Miss.
    2001) (state antitrust and tort claims alleging restraint of trade, civil
    conspiracy, and tortious interference); Defino v. Civic Center Corp., 
    780 S.W.2d 665
    (Mo. App. 1989) (state antitrust and tort claims); Green
    Mountain Realty v. Fifth Estate Tower, 
    161 N.H. 78
    , 
    13 A.3d 123
    (2010)
    (claim asserted under New Hampshire’s Consumer Protection Act); Good
    Hope Hosp. v. Dept. of Health, 
    174 N.C. App. 266
    , 
    620 S.E.2d 873
    (2005)
    (state antitrust and tort claims); Black Hills Jewelry Mfg. Co. v. Felco
    Jewel Ind., 
    336 N.W.2d 153
    (S.D. 1983); Anderson Development Co. v.
    Tobias, 
    116 P.3d 323
    (Utah 2005) (state antitrust and tort claims). See,
    also, Astoria Entertainment, Inc. v. DeBartolo, 
    12 So. 3d 956
    (La. 2009)
    (generally applicable to state claims); Kellar v. VonHoltum, 
    568 N.W.2d 186
    (Minn. App. 1997) (suggesting Noerr-Pennington might apply, under
    Minnesota law, beyond antitrust context); Amer. Med. Transp. v. Curtis-
    Universal, 
    154 Wis. 2d 135
    , 
    452 N.W.2d 575
    (1990).
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    claims.24 Many courts have reasoned that the Noerr-Pennington
    doctrine’s reliance on the First Amendment’s petition clause
    provides justification to extend such immunity to other claims,
    because “there is no reason that the constitutional protection of
    the right to petition should be less compelling in the context
    of claims that arise outside of the scope of antitrust laws.”25 In
    fact, in ACI Worldwide Corp., we recognized the extension of
    the Noerr-Pennington doctrine to nonantitrust claims.26
    Further, the Noerr-Pennington doctrine applies in state
    court and to state-law claims because it is grounded on First
    Amendment rights to petition the government.27 The First
    Amendment to the U.S. Constitution guarantees “the right
    24
    See, Ex Parte Simpson, 
    36 So. 3d 15
    (Ala. 2009) (state tort causes of
    action); Gunderson v. University of Alaska, Fairbanks, 
    902 P.2d 323
          (Alaska 1995) (state contract claim); Zeller v. Consolini, 
    59 Conn. App. 545
    , 
    758 A.2d 376
    (2000) (state tort claim for tortious interference with
    business relationship); Sandholm v. Kuecker, 
    405 Ill. App. 3d 835
    , 
    942 N.E.2d 544
    , 
    347 Ill. Dec. 341
    (2010) (state claims), reversed on other
    grounds 
    2012 IL 111443
    , 
    962 N.E.2d 418
    , 
    356 Ill. Dec. 733
    (2012); Bond
    v. Cedar Rapids Television Co., 
    518 N.W.2d 352
    (Iowa 1994) (state tort
    claim); Grand Communities, Ltd. v. Stepner, 
    170 S.W.3d 411
    (Ky. App.
    2004) (state tort claims stemming from zoning decisions); Arim v. General
    Motors Corp., 
    206 Mich. App. 178
    , 
    520 N.W.2d 695
    (1994) (state tort
    claims); Structure Bldg. Corp. v. Abella, 
    377 N.J. Super. 467
    , 
    873 A.2d 601
    (2005) (state tort claims); Arts4All Ltd. v. Hancock, 
    25 A.D.3d 453
    ,
    
    810 N.Y.S.2d 15
    (2006) (state tort claim); Alves v. Hometown Newspapers,
    Inc., 
    857 A.2d 743
    (R.I. 2004) (common-law tort claims); RRR Farms,
    Ltd. v. American Horse Protection, 
    957 S.W.2d 121
    (Tex. App. 1997)
    (state tort claims); Titan America, LLC v. Riverton Inv. Corp., 
    264 Va. 292
    , 
    569 S.E.2d 57
    (2002) (state claims for conspiracy and business torts);
    Perrine v. E.I. du Pont de Nemours and Co., 
    225 W. Va. 482
    , 
    694 S.E.2d 815
    (2010) (noting Noerr-Pennington generally applied to state claims,
    but holding that doctrine did not apply in particular circumstances of
    this case).
    25
    Astoria Entertainment, Inc., supra note 
    23, 12 So. 3d at 964
    . See, e.g.,
    Hufsmith v. Weaver, 
    817 F.2d 455
    (8th Cir. 1987); We, Inc. v. City of
    Philadelphia, 
    174 F.3d 322
    (3d Cir. 1999); Kellar, supra note 23.
    26
    ACI Worldwide Corp., supra note 9.
    27
    Harrah’s Vicksburg Corp., supra note 23.
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    of the people . . . to petition the Government for a redress
    of grievances.”
    [5] Nevertheless, in the context of antitrust laws, Omni
    Outdoor Advertising, Inc. reiterated that the U.S. Supreme
    Court’s ultimate conclusion in Noerr Motors was based on
    the fact that “antitrust laws, ‘tailored as they are for the busi-
    ness world, are not at all appropriate for application in the
    political arena.’”28 Under this reasoning, federal and state
    courts have applied the Noerr-Pennington doctrine to FTCA
    cases,29 state unfair trade practices acts,30 and a state con-
    sumer protection act.31 The extension of the doctrine to state
    laws in this context is based on state statutory requirements
    to construe state antitrust laws in accordance with their fed-
    eral counterparts.32
    In Rodgers v. F.T.C.,33 the petitioner contended that oppo-
    nents of an “initiative measure had combined ‘in both vertical
    and horizontal agreements, to make price representations to
    the public that constituted unfair and deceptive trade prac-
    tices’” under § 5 of the FTCA, codified at 15 U.S.C. § 45,
    as well as the Sherman Act. The Federal Trade Commission
    applied the Noerr-Pennington doctrine to the claims with
    the similar reasoning that “‘[t]he proscriptions of Section 5
    of the FTC[A], as we view them, like the proscriptions of
    the Sherman Act, are tailored for the business world, not for
    28
    Omni Outdoor Advertising, Inc., supra note 
    17, 499 U.S. at 380
    , citing
    Noerr Motors, supra note 2.
    29
    See, Rodgers v. F.T.C., 
    492 F.2d 228
    (9th Cir. 1974); Union Oil Company
    of California, 138 F.T.C. 1 (2004).
    30
    See, e.g., Bayou Fleet, Inc. v. Alexander, 
    234 F.3d 852
    (5th Cir. 2000);
    People ex rel. Gallegos v. Pacific Lumber, 
    158 Cal. App. 4th 950
    , 70 Cal.
    Rptr. 3d 501 (2008). See, also, Green Mountain Realty, supra note 23.
    31
    See, Suburban Restoration Co., Inc. v. ACMAT Corp., 
    700 F.2d 98
    (2d Cir.
    1983); Green Mountain Realty, supra note 23.
    32
    See Green Mountain Realty, supra note 23.
    33
    Rodgers, supra note 
    29, 492 F.2d at 229
    .
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    the political arena.’”34 The Ninth Circuit Court of Appeals
    affirmed the Federal Trade Commission’s decision, because
    all parties interested in the outcome of an initiative measure
    had an “equal right to submit their arguments to the electorate
    at large.”35
    In Green Mountain Realty v. Fifth Estate,36 the New
    Hampshire Supreme Court considered whether the Noerr-
    Pennington doctrine applied to claims brought under its con-
    sumer protection act. The court noted that New Hampshire’s
    Consumer Protection Act was analogous to and statutorily
    required to be construed consistently with § 5(a)(1) of the
    FTCA, as amended, which states, “Unfair methods of compe-
    tition in or affecting commerce, and unfair or deceptive acts
    or practices in or affecting commerce, are hereby declared
    unlawful.”37
    Just as the Rodgers court and the Federal Trade Commission
    held that the Noerr-Pennington doctrine applied to claims
    brought under the FTCA, the court in Green Mountain Realty
    held that the Noerr-Pennington doctrine applied to claims
    brought under New Hampshire’s Consumer Protection Act.
    The court ruled that even conduct which is deemed to be an
    unfair or deceptive practice within the act would be immune
    if it occurred in a political setting. “‘Fraudulent or deceptive
    conduct can be actionable under the [Consumer Protection
    Act] only if it occurs in a business setting involving the adver-
    tising or sale of a commodity or service as part of the day-to-
    day business of the defendant.’”38 The court too recognized
    that “the proscriptions of the [FTCA], ‘like the proscriptions
    34
    
    Id. at 230.
    35
    
    Id. at 231.
    36
    Green Mountain Realty, supra note 23.
    37
    See 
    id. See, also,
    15 U.S.C. § 45.
    38
    Green Mountain Realty, supra note 
    23, 161 N.H. at 87
    , 13 A.3d at 131,
    quoting Brzica v. Trustees of Dartmouth College, 
    147 N.H. 443
    , 
    791 A.2d 990
    (2002).
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    of the Sherman Act, are tailored for the business world, not for
    the political arena.’”39
    [6] However, the Noerr-Pennington doctrine is not without
    its limitations. In Omni Outdoor Advertising, Inc., the U.S.
    Supreme Court held that there was a “‘sham’ exception” to
    private individuals’ petitioning for anticompetitive action from
    their government.40 The “sham” exception involves attempts
    to influence public officials for the sole purpose of expense or
    delay.41 Conversely, the Court has rejected any application of
    a “‘conspiracy’ exception” to the Noerr-Pennington doctrine
    specifically in the context of antitrust laws.42
    In Omni Outdoor Advertising, Inc., the defendant had argued
    for both a broad construction of the conspiracy exception,
    which applies whenever a public official and private citizen
    conspired to restrain trade, and a narrow construction, which
    applies only when the conspiracy is to accomplish action not
    in the public interest or by corrupt means.43 The Court rejected
    both constructions of the exception to the Noerr-Pennington
    doctrine:
    “It would be unlikely that any effort to influence legisla-
    tive action could succeed unless one or more members
    of the legislative body became . . . ‘co-conspirators’” in
    some sense with the private party urging such action. .
    . . And if the invalidating “conspiracy” is limited to one
    that involves some element of unlawfulness (beyond
    mere anticompetitive motivation), the invalidation
    would have nothing to do with the policies of the anti-
    trust laws.44
    39
    
    Id. at 86-87,
    13 A.3d at 129, quoting Rodgers, supra note 29.
    40
    Omni Outdoor Advertising, Inc., supra note 
    17, 499 U.S. at 380
    . Accord
    ACI Worldwide Corp., supra note 9.
    41
    
    Id. 42 Id.,
    499 U.S. at 382.
    43
    Omni Outdoor Advertising, Inc., supra note 17.
    44
    
    Id., 499 U.S.
    at 383 (emphasis in original) (citation omitted).
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    [7] Since Omni Outdoor Advertising, Inc., courts have con-
    tinued to reject a conspiracy exception to the Noerr-Pennington
    doctrine in the context of antitrust claims.45 However, courts
    have applied the conspiracy exception to the doctrine when
    claims are based solely on the First Amendment’s petition
    clause, not antitrust laws, because the First Amendment does
    not entitle individuals to absolute immunity for their speech.46
    As such, the line to determine when the conspiracy exception
    applies is based not on whether the claim is antitrust in nature,
    but on which theory the application of the Noerr-Pennington
    doctrine is predicated on, either the First Amendment or the
    antitrust laws.
    (c) Salem’s Claims Under NCPA
    Salem alleges violations of §§ 59-1602 and 59-1603. Before
    examining these statutes, however, we note Neb. Rev. Stat.
    § 59-829 (Reissue 2010) provides that when “any provision
    of Chapter 59 is the same as or similar to the language of a
    federal antitrust law, the courts of this state in construing such
    sections or chapter shall follow the construction given to the
    federal law by the federal courts.”
    [8] Section 59-1602 states that “[u]nfair methods of com-
    petition and unfair or deceptive acts or practices in the con-
    duct of any trade or commerce shall be unlawful.” We have
    stated that § 59-1602 mirrors the language of 15 U.S.C.
    § 45(a)(1).47
    [9] Section 59-1603 provides that “[a]ny contract, combina-
    tion, in the form of trust or otherwise, or conspiracy in restraint
    of trade or commerce shall be unlawful.” In State ex rel.
    45
    See, e.g., Coll v. First American Title Ins. Co., 
    642 F.3d 876
    (10th Cir.
    2011).
    46
    See, e.g., Cardtoons, supra note 20; Astoria Entertainment, Inc., supra
    note 23; Westborough Mall v. City of Cape Girardeau, MO., 
    693 F.2d 733
          (8th Cir. 1982).
    47
    Moats v. Republican Party of Neb., 
    281 Neb. 411
    , 
    796 N.W.2d 584
    (2011).
    See 15 U.S.C. § 45(a)(1).
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    Douglas v. Associated Grocers,48 we construed § 59-1603 in
    accordance with the U.S. Supreme Court’s interpretation of 15
    U.S.C. § 1, and we stated that the NCPA is “the state version
    of the Sherman Antitrust Act.”
    [10,11] The NCPA is Nebraska’s version of the Sherman
    Act, but it also encompasses portions of other federal anti-
    trust laws, including the FTCA from which § 59-1602 is
    modeled. Further, the act was intended to be an antitrust
    measure to protect Nebraska consumers from monopolies and
    price-fixing conspiracies.49 Accordingly, just as previous courts
    have asserted that the proscriptions of the FTCA and the
    Sherman Act are tailored for the business world, not for the
    political arena, we find that proscriptions of the NCPA are
    tailored for the business world, not for the political arena. As
    a result, we hold that Salem’s claim that appellees violated the
    NCPA is barred under the immunities extended by the Noerr-
    Pennington doctrine.
    While Salem’s allegations are of unlawful conduct in the
    political arena, its claimed harm is antitrust in nature under
    the NCPA. Accordingly, its theory of recovery is predicated
    not on the First Amendment but on the interpretation of anti-
    trust laws. Therefore, based on Omni Outdoor Advertising,
    Inc., there is not a viable exception for a conspiracy between
    the appellees and public officials, irrespective of any alleged
    corrupt or unlawful means which may have resulted in harm
    to Salem. As a result, the conspiracy exception to the Noerr-
    Pennington doctrine is not applicable to the appellees.
    (d) Appellees Sufficiently Raised
    Noerr-Pennington Doctrine
    [12-14] As we stated above, we recently recognized
    that “the Noerr-Pennington defense is an affirmative
    48
    State ex rel. Douglas v. Associated Grocers, 
    214 Neb. 79
    , 83, 
    332 N.W.2d 690
    , 693 (1983).
    49
    Arthur v. Microsoft Corp., 
    267 Neb. 586
    , 
    676 N.W.2d 29
    (2004).
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    defense.”50 An affirmative defense may be asserted in a
    motion filed pursuant to § 6-1112(b)(6) when the defense
    appears on the face of the complaint.51 CGB, Jorn, Malone,
    and Sickel explicitly raised the doctrine in their motion to
    dismiss. Cromer, Joy, Keller, and Radatz, however, did not
    raise the defense. Nevertheless, the court applied immunity
    under the doctrine to all appellees. Salem did not assign
    error to the court’s application of the Noerr-Pennington doc-
    trine to Cromer, Joy, Keller, and Radatz. In the absence of
    plain error, an appellate court considers only claimed errors
    which are both assigned and discussed.52 We find no plain
    error here.
    [15] The Nebraska Rules of Pleading in Civil Actions,
    like the federal rules, have a liberal pleading requirement for
    both causes of action and affirmative defenses, but the touch-
    stone is whether fair notice was provided.53 Because Salem
    received fair notice that the Noerr-Pennington defense was
    being raised by CGB, Jorn, Malone, and Sickel, which were
    similarly situated to Cromer, Joy, Keller, and Radatz, Salem
    was not prejudiced by the latter’s failure to assert the defense.
    Accordingly, the Noerr-Pennington doctrine was sufficiently
    raised regarding all appellees.
    [16] Because we find that the appellees are immune from
    Salem’s NCPA claims under the Noerr-Pennington doctrine,
    we need not address their remaining assertions of immunity
    from the NCPA claims. An appellate court is not obligated to
    engage in an analysis that is not necessary to adjudicate the
    case and controversy before it.54
    50
    ACI Worldwide Corp., supra note 
    9, 296 Neb. at 863
    , 896 N.W.2d at 188.
    51
    deNourie & Yost Homes v. Frost, 
    295 Neb. 912
    , 
    893 N.W.2d 669
    (2017).
    52
    In re Trust of Rosenberg, 
    273 Neb. 59
    , 
    727 N.W.2d 430
    (2007).
    53
    Funk v. Lincoln-Lancaster Cty. Crime Stoppers, 
    294 Neb. 715
    , 
    885 N.W.2d 1
    (2016).
    54
    Estermann v. Bose, 
    296 Neb. 228
    , 
    892 N.W.2d 857
    (2017).
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    2. Claims of A iding and A betting and Civil
    Conspiracy R equire Underlying
    Tort to Be Actionable
    Salem argues that the court erred in ruling that its claims of
    civil conspiracy and aiding and abetting required an underly-
    ing tort to be actionable. It argues that under our prior case
    law, only an underlying wrongful conduct was required, and
    that that statement of the law was inadvertently changed.
    Accordingly, Salem asserts that a party is liable for the damages
    resulting from any wrongful or tortious act that they encourage
    or assist in the performance of, even if that party itself did not
    commit any underlying wrongful acts. Essentially, it contends
    that the appellees are each liable for the city council’s and
    their own alleged violations of the NCPA and the NOMA, and
    for otherwise withholding information from the public.
    [17] A civil conspiracy is a combination of two or more
    persons to accomplish by concerted action an unlawful or
    oppressive object, or a lawful object by unlawful or oppres-
    sive means.55 A claim of civil conspiracy requires the plaintiff
    to establish that the defendants had an expressed or implied
    agreement to commit an unlawful or oppressive act that con-
    stitutes a tort against the plaintiff.56
    [18,19] Similarly, a claim of aiding and abetting is that
    “‘in addition to persons who actually participate in [concerted
    wrongful action], persons who aid, abet, or procure the com-
    mission thereof, are subject to a civil action therefor.’”57 Both
    of these claims are essentially methods for imposing joint and
    several liability on all actors who committed a tortious act or
    any wrongful acts in furtherance thereof.58
    55
    United Gen. Title Ins. Co. v. Malone, 
    289 Neb. 1006
    , 
    858 N.W.2d 196
          (2015).
    56
    deNourie & Yost Homes, supra note 51.
    57
    Bergman v. Anderson, 
    226 Neb. 333
    , 338, 
    411 N.W.2d 336
    , 340 (1987).
    58
    See, Koster v. P & P Enters., 
    248 Neb. 759
    , 
    539 N.W.2d 274
    (1995);
    Bergman, supra note 57. See, also, Malone, supra note 55.
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    [20] Salem argues that our decision in Bergman v. Anderson,59
    establishes that there does not need to be an underlying action-
    able tort, or even wrong, to sustain an aiding and abetting
    claim. Instead, it contends our holding in Bergman was that
    acts of aiding, abetting, and procuring the commission of
    wrongful conduct that causes damages are themselves the
    actionable wrongful conduct, and, therefore, aiding and abet-
    ting is an independent tort. We cannot agree with this inter-
    pretation. Instead, we held in Bergman that the plaintiff had
    “stated sufficient facts to support a theory that [the defend­
    ant] acted in concert with others and aided and abetted in
    the commission of an assault or battery [by] alleg[ing] that
    those attacking [the plaintiff] were under [the defendant’s]
    ‘direction.’”60 Accordingly, the underlying conduct was the
    actionable tort of assault and battery.
    [21,22] Further, our precedent is clear regarding claims of
    civil conspiracy: a “conspiracy” is not a separate and indepen-
    dent tort in itself, but, rather, is dependent upon the existence
    of an underlying tort.61 Without such underlying tort, there can
    be no claim for relief for a conspiracy to commit the tort.62
    We reject Salem’s assertion that a statutory violation alone
    is sufficient to sustain a claim of civil conspiracy or aiding
    and abetting.
    Salem cites Eicher v. Mid America Fin. Invest. Corp.,63 to
    argue that unlawful conduct under the NCPA, and by infer-
    ence the NOMA, could support its claims. In Eicher, we
    concluded that the appellants were guilty of civil conspiracy
    because they had committed fraudulent misrepresentation
    59
    Bergman, supra note 57.
    60
    
    Id. at 339,
    411 N.W.2d at 341.
    61
    Malone, supra note 55.
    62
    
    Id. 63 Eicher
    v. Mid America Fin. Invest. Corp., 
    275 Neb. 462
    , 
    748 N.W.2d 1
          (2008).
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    and violated the NCPA.64 Accordingly, the conspiracy to
    commit the underlying tort, fraudulent misrepresentation,
    ­
    made each defendant in that case jointly and severally liable
    for all wrongful conduct committed in furtherance thereof,
    including violations of the NCPA.65 Therefore, Salem’s reli-
    ance upon Eicher is misplaced.
    The only underlying conduct Salem asserts are violations of
    the NCPA and the NOMA. As stated above, such statutory vio-
    lations alone are not sufficient to support claims of civil con-
    spiracy or aiding and abetting. Therefore, we find that Salem
    failed to properly plead its claims of civil conspiracy or aiding
    and abetting.
    3. Salem Failed to State Claim
    Upon Which R elief Could
    Be Granted
    Salem’s complaint alleges claims under the NCPA, aid-
    ing and abetting and civil conspiracy. As we have found, the
    appellees are entitled to immunity from Salem’s NCPA claims.
    Further, Salem’s claims of aiding and abetting and civil con-
    spiracy require an underlying tort to be actionable and no such
    tort has been pled. Therefore, Salem has not stated claims
    upon which relief can be granted as a matter of law.
    4. Salem’s R emaining Assignments
    of Error A re Without M erit
    In its reply brief, Salem conceded that “[i]f dismissal is
    appropriate and Arguments 1 - 3 are not successful, there is no
    amending to be done in this case.”66 Accordingly, we do not
    address its assignment of error to the contrary.
    Additionally, because we find that Salem failed to state a
    claim upon which relief could be granted and Salem conceded
    64
    
    Id. 65 Id.
    66
    Reply brief for appellant at 17.
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    that leave to amend would be futile, we need not address
    Salem’s assignment of error that the court failed to sustain its
    jury demand.
    VI. CONCLUSION
    The Noerr-Pennington doctrine provides immunity to
    appellees for petitioning the government to take action, even
    if such resulting action violated the NCPA. Further, claims of
    civil conspiracy and aiding and abetting require an underly-
    ing tort, not merely an underlying statutory violation, to be
    actionable. Salem failed to state a claim upon which relief
    could be granted because appellees were entitled to immu-
    nity under the Noerr-Pennington doctrine, and it alleged only
    underlying statutory violations. Further, Salem conceded that
    any amendment to its petition would be futile. Therefore,
    we affirm the court’s order dismissing Salem’s complaint
    with prejudice.
    A ffirmed.
    

Document Info

Docket Number: S-16-995

Citation Numbers: 297 Neb. 682

Filed Date: 9/8/2017

Precedential Status: Precedential

Modified Date: 6/14/2019

Authorities (49)

Ex Parte Simpson , 36 So. 3d 15 ( 2009 )

Gunderson v. University of Alaska, Fairbanks , 902 P.2d 323 ( 1995 )

Davric Maine Corp. v. Rancourt , 216 F.3d 143 ( 2000 )

Suburban Restoration Co., Inc. v. Acmat Corporation, ... , 700 F.2d 98 ( 1983 )

Cardtoons, L.C., an Oklahoma Limited Liability Company v. ... , 208 F.3d 885 ( 2000 )

Coll v. First American Title Insurance , 642 F.3d 876 ( 2011 )

Blank v. Kirwan , 39 Cal. 3d 311 ( 1985 )

Bayou Fleet, Inc. v. Alexander , 234 F.3d 852 ( 2000 )

Sandholm v. Kuecker , 356 Ill. Dec. 733 ( 2012 )

William H. Rodgers, Jr. v. Federal Trade Commission , 492 F.2d 228 ( 1974 )

we-inc-ta-university-coin-laundry-william-schoepe-jr-ta-university , 174 F.3d 322 ( 1999 )

westborough-mall-inc-a-corporation-george-staples-jr-and-westborough , 693 F.2d 733 ( 1982 )

Sandholm v. Kuecker , 2012 IL 111443 ( 2012 )

george-hufsmith-razorback-ready-mix-concrete-co-inc-v-charles-t , 817 F.2d 455 ( 1987 )

Kellar v. VonHoltum , 568 N.W.2d 186 ( 1997 )

ASTORIA ENTERTAINMENT, INC. v. DeBartolo , 12 So. 3d 956 ( 2009 )

Bond v. Cedar Rapids Television Co. , 518 N.W.2d 352 ( 1994 )

Arim v. General Motors Corp. , 206 Mich. App. 178 ( 1994 )

Grand Communities, Ltd. v. Stepner , 170 S.W.3d 411 ( 2004 )

Sandholm v. Kuecker , 405 Ill. App. 3d 835 ( 2010 )

View All Authorities »