PEPPER CONST. v. PALMOLIVE TOWER CONDO'S

No. 1-14-2754.

59 N.E.3d 41 (2016)

2016 IL App (1st) 142754

PEPPER CONSTRUCTION COMPANY, Plaintiff and Counterdefendant-Appellee and Cross-Appellant, v. PALMOLIVE TOWER CONDOMINIUMS, LLC, ABN Amro Mortgage Corp., Inc., Alzenstein, Neal, Almeida, Jill F., Almeida, Richard J., American Brokers Conduit, f/k/a American Home Mortgage Co., Anning-Johnson Co., Antares Iron and Copper, Inc., Asher Brothers Co., Inc., ATG Trust Co., As Trustee of t/a # 10261 Dated 7/25/2006, Ballas, Peter G., As Trustee of the Peter G. Ballas Revocable Trust Dated 5/23/2003, Bank of America, Bank United FSB, Barrett, Marilyn E., Barry, Marcella, Barry, Robert, Barry Thomas Plumbing, Inc., Barsanti Woodwork Corp., Bergdahl, Linda J., Berglund Construction, Bernhard Woodworks, Ltd., Big Beaver and Crooks, Ltd., LLC, Birkel, Martin P., Blazer, Judith E. and Henry E. Fuldner, As Trustees of the Judith E. Blazer Living Trust, u/a/d 10/21/1996, Booth, Laurence, Booth, Patricia, Bourbon Tile and Marble, Inc., Boysen, Rowena, Break Thru Enterprises, Inc., Buckley, Mortimer, Burkard, Jeffrey, Bynoe, Linda Walker, Bynoe, Peter, Cabrera, Maria, Calkins, Catherine B., Calkins III, Russell W., Camino Modular Systems USA, Inc., Capitol Glass, Charles Schwab Bank, Chicago Bancorp Inc., Chicago Financial Services, Inc., Chicago Title and Trust, Co., Citibank, Citi Mortgage, Inc., Colco Services, Inc., Cole Taylor Bank, Column Financial, Inc., Combs, Mark E., Connaughton, James T., Connellan, John, Countrywide Home Loan, Creative Industries Terrazzo, Custom Stainless, Daw, James F., Delaney, Madeleine, Deleers Millwork Inc., Deleeuw, Debra Anne Sylvan, Deleeuw, Robert, Demirjian, Charles, Dimauro, Alexander, Douglas Iron Works, Inc., Dp 159e. Walton, LLC, R.A., Draper and Kramer Mortgage, Earhart, Barrie, As Trustee of the Barrie M. Earhart Revocable Trust Dated 2/24/2003, Elsman, Cynthia, Elsman, Jr., James L., Elsman III, James L., Elsman, Janice M., Eztech Manufacturing, Inc., Feeney, Louise, First Franklin, First Midwest Bank, Flooring Resources Corp., The Gaslight Companies, Georges, Christos, Georges, Maria, Georgis, Mary Lou, Germont, Joy, Glaros, Willis H., Glickman, Ross B., Glickman, Suzanne A., Grand Appliance and TV, Grunberg, Ted, Gurtz Electric Co., Harris NA, Hawkins, James B., Hawkins, Mary Pat, Henkel, Frances C., Henkel, Michael C., Hill Mechanical Corp., Hourihane, Kristina K., Hourihane, Patrick D., International Marble and Granite Supply, Inc., J. Kapcheck and Co., John Caretti and Co., Johnstone, Lisa A., Johnstone, Michael B., Jones, Herbert A., Jones, Kimberly M., JP Morgan Chase Bank, K7K Iron Works, Inc., Kehoe, Thomas G., Laforce Hardware and Manufacturing, Co./Wisconsin, Gregory J. Landis, As Trustee of the Gregory J. Landis Declaration of Trust Dated 9/14/1998, Lecoque, Jay K., Lilie, Harold J., Loeffler, Kelly L., Loomis, Brian S., Lyn-Den, Inc., Makam, Padmini S., Makam, Satyaprakash N., Manson, Julie N., Aria Mazer Living Trust, Dated 9/23/2005, Rick Mazer Living Trust, Dated 9/23/2005, Mazer Construction Co., McGrath, Kristina, McGrath, Michael, Menendez, Alicia S., Midwest Woodwork and Veneering, Inc., Miller, Susan H., MK Industries, Inc., Moore, Helen, Moore, Wayne, Mortgage Electronic Registration, Murad, Nadia, Mabs Investments, LLC, R.A., National City Mortgage, National Electrical Benefit Fund, Nayer, Rajeev, Nayer, Ritu, Northstar Fire Protection, Marla Nyberg Declaration of Trust, Dated 12/1/1998, Oak Brook Bank, O'Connell, Cormac, Palmolive Building Base, LLC, Park National Bank, Pappas, Nicholas J., Parenti and Raffaelli Ltd., Pedersen, Myrna E., Frank S. Perry, As Trustee of the Frank S. Perry Trust Dated 1/17/2002, Pimentel, George B. Pimentel, Zana, Poliform, Prince, Cynthia, Prochnow, Douglas L., Rampy, Resnick, Nancy, Resnick, Phillip, Rosen, Brian, Ross, Maria, Ross, Richard, Rozran, Dawn F., Rozran, Jack L., Rubenstein, Marc A., Beth S. Rubin Revocable Trust 3/7/2007, Ines Morroni Sardo, Trustee of the Ines Morroni Sardo Trust, Dated 12/17/2004, Shimer, Robert J., Showerworks, Shutter, Jennifer M., Shutter, Jon D., Marcy Simon Trust of the Marcy Simon Trust, Dated 9/19/1999, Spech, Larry, Sprecher, Jeffrey C., Stevenson, Chase, Stevenson, John, Stewart, Jay S., Stewart, Judith D., Stringfellow, James, The Northern Trust Company of Illinois, The Private Bank Mortgage Co., Tidy International, Tirapelli, Ronald, Travers, Suzanne, Trinity Roofing Services, Inc., The Vav2005 Trust, Dated 8/8/2005, Vorwaller, Ava M., Vorwaller, Gregory S., Wallack, Lewis, Washington Mutual Bank, Weaver, Amy J., Weaver, Richard G., Wells Fargo Bank, Weiner, Barbara A., Willmot, Peter S. Wittenmyer, Eric, Woodfield Planning Corp., Nonrecord Claimants, and Bourbon Marble, Inc., Defendants (Pepper Construction Co., Plaintiff and Counterdefendant-Appellee and Cross-Appellant; Bourbon Marble, Inc., Defendant and Counterplaintiff-Appellant and Cross-Appellee; Palmolive Tower Condominiums, LLC, ABN AMRO Mortgage Corp., LLC, Air Products Equipment Co., Ascher Brothers Co., Inc., Bank of America, Camino Modular Systems USA Inc., Connellan, John, Delaney, Madeleine, Deleers Millwork, Inc., Draper and Kramer Mortgage, Friend, Howard, Friend, Loren, Gold Coast Bank, Judson C. Green and Joyce T. Green, as Trustees of the Green Family Trust Dated 6/28/1993, as Restated 11/21/2005, Laforce Hardware and Manufacturing/Wisconsin, Lecoque, Jay K., Loeffler, Kelly L., Medendez, Alicia S., Midwest Woodwork and Veneering, Inc., National City Mortgage, National Electric Benefit Fund, Palmolive Building Base, LLC, Parenti and Raffaelli Ltd., Pimentel, George B., Pimentel, Zana, Private Co., Shimer, Robert J., Sprecher, Jeffrey C., The Private Bank Mortgage Co., Tirapelli, Ronald, Vorwaller, George S., Vorwaller, Ava M., Wittenmyer, Eric, Wittenmyer, Jill, Unknown Necessary, Unknown Owners, and Nonrecord Claimants, Counterdefendants).

Appellate Court of Illinois, First District, First Division.

June 20, 2016.


Attorney(s) appearing for the Case

David J. Lloyd and James T. Rohlfing , both of James T. Rohlfing & Associates, P.C., of Chicago, and Peter F. Herzog , of Naperville, for appellant and cross-appellee.

Eric A. Oesterle , of Miller Shakman & Beem LLP, of Chicago, for appellee and cross-appellant.


OPINION

¶ 1 This appeal involves a dispute between the general contractor for a construction project, Pepper Construction Company (Pepper), and one of its subcontractors, Bourbon Marble, Inc. (Bourbon). Beginning in 2004, Pepper and Bourbon worked on an interior build...

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