FI L ED U.S. COURT OF APPEAL S EL EVENTHCI RCUI T OCTOB ER 13, 2010 J OHN L EY CL ERK [DO NOT PUBLISH] IN THE U

NITED STATE S COURT OF APPEALS FOR THE ELE VENTH CIRCUIT

__ __ __ __ __ __ __ __ __ __ __ __ No. 1 0- 12 74 2 Non -Arg um en t Ca le nd ar

__ __ __ __ __ __ __ __ __ __ __ __ D.C. Dock etNo. 3 :0 8- cv -0 04 63 -WS-MD THE MICHAEL TITZE COMPANY INC., A Flo rid a Co rp or at io n,
ll ll ll ll ll ll ll ll ll ll l Pl ai nt iff - App el la nt ,

ve rs us
SIM ON PROPERTY GROUP, INC., A Delawa re Co rp or at io n, THE LA MAR COM PANIES, A Lou is ia naCo rp or at io n,
ll ll ll ll ll ll ll ll ll ll l Defen da nt s - Ap pe ll ees .

__ __ __ __ __ __ __ __ __ __ __ __ App eal fro m

th e Uni te d S ta te s Di st ric t Co urt forth e North ern Dis tri ctof F lo rid a

__ __ __ __ __ __ __ __ __ __ __ __ (Oct ob er 1 3, 2 01 0)Befo re TJ OFLAT, W ILSON an d P RYOR, Ci rcu itJu dg es .

PER CURI AM: The Mi ch ael Tit ze Co m

pany app eal s t he su m

m ary jud gm en t i n fa vo r of th e Si m on Pro pe rty Group a ndThe Lam ar Co m pa ni es . Titz e su edSim on an d Lam ar fo r br each of c on tra ctan d dut ie s o f go odfai th an d fa ir d eal in g, t orti ou s in te rfer en ce, b reac h o f fi du ci ary du ty, an d aciv il co ns pi racy to d en y Tit ze t he op po rtu ni ty to i ns ta ll a bi ll bo ardon it s p ro pe rty. W e aff irm. I. BACK GROUND W e d iv id e o urdi sc us si on of t he ba ck gr ou ndin two pa rts . Firs t, we d is cu ss th e u nd erl y in g fa ct s. Sec on d, we d is cu ss th e co m pl ai ntfil edby T it ze an d t he
su m m ary jud gm en t i n fa vo r of Sim onan d Lam ar. A. Tit ze ’s Pro pe rt y a nd Its Bus in es s Relat io ns hi

ps with Simo n a nd

La mar In19 70 , Jam es Reev es pu rch as edanou tl otof ash op pi ng m al l fr om Pen sa co laAss oc ia te s. Re ev es an d P en sa co laAss oc ia te s ex ecu te d a n o pe rat in g ag reem en t t ha t co nt ai ne d re st ric ti ve co ve na nt s t o ru n wi th th e la ndan d b in d t he pa rti es an d t he ir s uc ces so rs forfif ty y ears . Alth ou gh Reev es bo ug htth e p ro pe rty to bu il d aba nk , th e p ro pe rty lat er was rezo ne d t o b ui lda res taur an t. In19 84 , Titz e p ur ch as eda le as eh ol d i nt eres t i n ares taur an t o n t he Reev es pr op erty . In 1 98 6, Ti tz e o pe ne d adi ffer en t re st au ran t o n t he pro pe rty. L at er,
2Tit ze ex erci se d a n o pt io n t o p ur ch as e th e p ro pe rty.

Unb ekno wns t t o Ti tz e, th e p ro pe rty was s ub ject t o re st ric ti ve co ve na nt s, t wo of whi ch requi redTit ze t o o bt ai n p erm is si on fro m Sim on , th e cu rren t o wne r of th e
m al l, t o c on st ru cton or i m pr ov e th e p ro pe rty andno t t o u se th e p ro pe rty in a
m an ne r th atwou ldco nf

li ctwith t he in te res ts of o r de tra ctfro m th e sh op pi ng m al l: 2. Si te Pla n Ap pr ov al
. Pri or to co m

m en ci ng an y co ns tru ct io n or im pr ov em en ts on Parc el D, [th e pu rch as er] ag rees to cau se al l gr ad e, el ev at io n, si te an d bu il di ng pl an s, rel at in g to th e de ve lo pm en t an d im pr ov em en t of sa id Parc el D to be subm it te d to [th e own er of th e m al l], fo r . . . ap pr ov al [b y th e own er], to th e en d th at Parc el D wil l be co m pa ti b l y d e v e l op ed an d im pr ov ed wit h t he ba la nc e o f The Tot al Sh op pi ng Cen te r Si te .

. . . 7. Use of P arce l D. The pa rti es do he reb y

ag ree t ha t th e [p ur ch as er o f Parc el D] , hi s su cces s o r s o r a s si gn s, m ay m ak e an y us e of Parc el D, ex cep t th at no su ch us e m ay in an y way , co nf li ct wit h, de tra ct fro m or im pa ir, a n y of th e rig ht s, du ti es , co ve na nt s, ob li ga ti on s or li ab il it ie s of [th e o wne r of t he m al l] or it s su cces so rs . . . rel at in g in an y m an ne r to th e To t a l Sh op pi ng Cen te r si te . . . . If th e [p ur ch as e r ] e v e r o p erat es a ba nk on sa id si te an d th en ceas es to op erat e sa id ba nk fo r an y reas on , an y fu tu re us e of sa id si te sh al l be wit h th e ap pr ov al of [th e o w n e r o f t he m al l] whi ch ap pr ov al wil l n otbe un reas on ab ly w it hh el d. In20 03 , Titz e le as eda po rti onof i ts pro pe rty to Lam ar t o i ns ta ll a bi ll bo ard wit ho utob ta in in g app ro va l fr om Sim on . The l eas e al lo wedLam ar “ to m ak e

3ne ces sa ry

ap pl ic at io ns with, an d o bt ai n p erm it s fr om , go ve rn m en ta l b od ie s fo r th e
co ns tru ct io n a ndm ai nt en an ce o f [Lam ar’s] adv ert is in g s tru ctur e(s ), atth e so le di sc ret io n o f [Lam ar]” an d p ro vi de d t ha t “ [a]ll su ch pe rm it s [r em ai ne d] th e pr op erty of [ Lam ar].” Lam ar re ta in edth e ri gh t t o “ te rm in at e [the ] le as e . . . in t he
ev en t tha t . . . in[Lam ar’s] op in io n the lo cat io n b eco m es eco no m ic al ly or ot he rwis e u nd es irabl e.” Lam ar o bt ai ne d ape rm itto bu il d t he bi ll bo ard , bu t Ti tz e d el ay edth at
co ns tru ct io n t o re no va te it s re st au ran t. Whil e th e b il lb oa rdpro ject was onho ld , Si m on Bran d Ven tu res , a di vi si on of S im on , beg anne go ti at in g wi th Lam ar t o pl ace d ig it al bi ll bo ard s o n S im on -o wne d b ui ld in gs th ro ug ho utth e Uni te d S ta te s. InAug us t 2 00 4, Ti tz e to ldLam ar t o c omm en ce i ts co ns tru ct io n o f th e bi ll bo ard , bu t Lam ar h adto rem ov e tr ees fro m anad jacen t p ro pe rty tha t b lo ck eda vi ew of th e p ro po se d b il lb oa rd . On Aug us t 2 0, 2 00 4, Lam ar wro te a le tt er t o Gre g Nob le , th e g en eral m an ag er o f th e m al l, s ta ti ng th atLam ar h adreac he d “ th e fi na l st ag e o f pr ep arat io ns to in st al l a b il lb oa rdstru ctur e atth e Vil la ge Inn
. . . ad jacen t to th e m al l,” h adob ta in edpe rm it s t o re pl ace f iv e tr ees on anad

jacen t p ro pe rty
an d, b ecau se “ [t]he re [wer e] sev eral op ti on s t o a ch ie ve th e d es ire d [l an ds cap e ap pe aran ce o f th e m al l],” Lam ar wan te d t o “ so li ci t i [n ]put [] from th e m al l b efo re” rep la ci ng th e land sc ap in g.
4On Au gu st23 , 20 04 , Nob le em ai le d h is supe rv is or , Sco ttRic ha rd so n, ab ou t

th e b il lb oa rd . Nob le op in edth atth e b il lb oa rdwou ldbe a “ hu ge ey es or e —
es pe ci al ly con si de rin g t he up co m in g l ife sty le co m po ne nt ,” an d No bl e as ke d Ri ch ard so n t o “ ha ve so m eo ne ch eckth e REA’s [rec ip ro cal eas em en t ag reem en ts ]
. . . to see if t hi s i s al lo wed .” The “ li fes tyle co m po ne nt ” ref

erre d t o apro gr am

by Si m on to ren ov at e th e m al l t o c reat e ex te rio r ret ai l s ho ps an d re st au ran ts . On Au gu st30 , 20 04 , Ric ha rd so n e m ai le d ares po ns e to Nob le . Rich ard so n st at edth atth e b il lb oa rdwou ldsp oi l t he aes th et ic s o f th e m al l an d s ug ge st edth at Nob le tel l Ti tz e th atres tri ct iv e co ve na nt s b an ne d t he in st al la ti on of abi ll bo ard , ev enth ou gh Ric ha rd so n was no t ce rta in su ch co ve na nt s ex is te d: I can ’t fin d an y co rres po nd en ce rel at in g to th is ou tl ot si nc e it was do ne we l l be fo re we bo ug ht th e m al l. I wou ld su gg es t th at y ou co nt act th e Gen eral Man ag er of th e res taur an t an d in fo rm hi m th at we do n’t be li ev e th ey ha ve th e rig ht to in st al l a bi ll bo ard on th ei r pr op ert y as ou tl in ed in th ei r Co ve na nt s , C on di ti on s & Res tri ct io ns (CCR ) do cu m en t th at was si gn ed whe n th ey (o r th ei r de ve lo pe r) pu rch as ed th e pr op ert y . Thi s m ay or m ay no t be th e cas e, bu t pe rh ap s it wil l st al l lo ng en ou gh to al lo w us to fo rm ul at e a be tt er arg um en t. Unl es s y ou feel di ffer en t, we ABSOLUTELY DO NOT WANT THIS TO HAPPEN in f r o n t o f ou r m al l t ha t we ar e sp en di ng m il li on s o f do ll ars to im pr ov e. Acco rd in g t o n ot es m ad e b y Lam ar o n i ts let te r to Nob le , Nob le lef t t wo v oi ce
m es sa ge s o n Au gu st30 an d S ep te m be r 1, 2 00 4, s ta ti ng th atTit ze co ul d n otin st al l a b il lb oardun le ss itwas “ ap pr ov edby [the ] m al l.”

5On No ve m be r 2, 2 00 4, No bl e wro te Tit ze a l et te r st at in g t ha t t he pro po se d bi ll bo ardvi ol at edtwo pro vi si on s o f th e o pe rat in g a gr eem en t, a co py of wh ic h Nob le att ach edto th e le tt er. Nob le st at edth atpa rag rap h 2 ga ve Sim on th e ri gh t t o
rev ie w pl an s t o d ev el op an d i m pr ov e Tit ze’s p ro pe rty, andSim on di d “ no t ap pr ov e th e b il lb oa rdus e si nc e itis no t co m pa ti bl e wit h t he Sh op pi ng Cen te r.” Nob le st at edth atpa rag rap h 7 requi redTit ze t o o bt ai n p erm is si onfro m Sim on to ch an ge th e u se of t he pro pe rty, andth e u se of the pro pe rty as a re st au ran t “ di d n otin cl ud e ap pr ov al forth e lo cat io n a ndsal e o f bi ll bo ardadve rti si ng withi n t he pa rcel .” Nob le ask edth atTit ze co nt acthi m with “ an y

qu es ti on s.” Ti tz e d idno t ch al le ng e th e d eci si on or s ub m itpl an s fo r th e b il lb oardto Nob le or S im on . On Dec em

be r 3, 2 00 4, Lam ar o ffer edto in st al l t he bi ll bo ardbu t re qu es te d in de m ni fic at io n fr om

Tit ze i f th e b il lb oa rdha d t o b e d is m an tl ed . Titz e d ire ct ed Lam ar n otto pro ceedwith i ns ta ll at io n o f th e b il lb oa rd . In M ay 20 05 , Titz e an d Lam ar ca nc el le d t he ir a gr eem en t. Tit ze l at er s ue d i ts ti tl e co m pany for fa il in g t o di sc ov er the op erat in g a gr eem en t, an d Ti tz e se tt le d t he laws ui t fo r $3 5,0 00
. Lam ar an d S im on Bran d Ven tu res ex ecu te d an a gr eem en t fo r Lam ar t o in st al l b il lb oa rd s o n S im on ’s pro pe rti es in Jan ua ry 20 05 . Lam ar o bt ai ne d p erm it s to co ns tru ctth e b il lb oa rd s i n M arch 20 05 , andSim onan d Lam ar ex ecu te d
subl eas es forth e b il lb oa rd s i n Au gu st20 05
. 6B. Tit

ze ’s Co mpl ai nt

an d the Su mmar

y Ju dgmen t i n Fa vo r o

f Simo n a nd

La mar Tit ze fi le d aco m

pl ai ntag ai ns t Si m on an d Lam ar tha t al le ge d s ev engro un ds fo r rel ie f. Tit ze al le ge d t ha t Si m on an d Lam ar h adbre ach edth ei r co nt ract s an d th ei r du ti es of g oo d fa ith a ndfai r de al in g wi th Tit ze an d h adco ns pi redto de ny Tit ze t he op po rtu ni ty to i ns ta ll a bi ll bo ardon it s p ro pe rty. T it ze al so all eg edth at Si m on ha d i nt erfe redto rti ou sl y with t he co nt ractbe twee n Ti tz e an d Lam ar, an d Lam ar h adbre ach edit s fi du ci ary du ty to Ti tz e. Tit ze, Si m on , andLam ar m ov ed fo r su m m ary jud gm en t. The di stric t co urt g ran te d s umm ary jud gm en t i n fa vo r of Sim on an d Lam ar. The di st ric t co urt ru le d t ha t Si m on ha d n otbre ach edit s o pe rat in g a gr eem en t wi th Tit ze b ecau se Sim on ha d re as on ab le gro un ds to refu se to all ow Ti tz e to in st al l a bi ll bo ard . Titz e “ ne ve r subm it te d areque stforap pr ov al to Sim on ” o r “ sh aredit s bi ll bo ardpl an s wi th Sim on ,” whi ch de ni edSim on th e o pp ortu ni ty to as se ss th e effe ctof t he bi ll bo ardon th e m al l o r de te rm in e if th e p la nn edadve rti si ng wou ld

“ co nf li ctwith t he in te res ts of t he m al l’s t en an ts .” The d is tri ctco urt ru le d t ha t Lam ar h adno t b reac he d i ts co nt ractwith Ti tz e b y ap pl y in g fo r pe rm it s t o i ns ta ll bi ll bo ard s o n S im on pro pe rty becaus e Lam ar co ul d n otco m pl et e it s co nt ractwith Tit ze. Bec au se Sim on an d Lam ar h adno t b reac he d t he ir c on tra ct s wi th Tit ze, Tit ze co ul d n otest ab li sh th atSim on an d Lam ar h adbre ach edth ei r du ti es of g oo d
7fai th an d fa ir d eal in g. Th e d is tri ctco urt al so rul edth atTit ze h adfai le d t o

es tabl is h t ha t Si m on an d Lam ar t orti ou sl y co ns pi redto de pr iv e Tit ze o f th e op po rtu ni ty to i ns ta ll a bi ll bo ardon it s p ro pe rty. T he di st ric t co urt co nc lu de d t ha t Si m on ha d n otin te rfer edto rti ou sl y with the co nt ractbe twee n Ti tz e an d Lam ar be cau se Sim on co ul d d en y Tit ze p erm is si on to in st al l a b il lb oa rd . The d is tri ct
co urt al so rul edth atth e b us in es s d eal in gs be twee n Lam ar an d Ti tz e d idno t cr eat e a fi du ci ary rel at io ns hi p t ha t o bl ig edLam ar t o a ctin th e b es t i nt eres ts of Ti tz e.

II . STANDARDS OF REVIEW W e rev ie w a su m

m ary jud gm en t d e n ov o andvi ew th e ev id en ce i n t he li gh t
m os t fa vo rab le to th e n on m ov in g p art y . Call ah anv. Po in t Cl ear Ho ld in gs , Inc ., 57 9 F .3d12 07 , 12 12 (11 th Cir . 20 09 ). Summ ary jud gm en t s ho ul d b e en te red whe n the re i s n o g en ui ne is su e o f m at eri al factan d t he m ov in g p art y is en ti tl edto jud gm en t as a m at te r of

law. Fed . R. Civ . P. 56 (c). II I. DI SCUSSI ON Tit ze ch al le ng es th e su m

m ary jud gm en ts in fav orof S im on an d Ti tz e. Tit ze
co nt en ds th atth ere are m at eri al is su es of f actab ou t t he rel at io ns hi p b etween Si m on an d Lam ar an d the ir a ll eg edeffo rts to de ny Titze of t he op po rtu ni ty to in st al l a b il lb oa rdon it s p ro pe rty. T it ze’s arg um en ts fai l. A. Tit ze Fai le d t o Es ta bl is h tha t Simo n Br ea ch ed th e Ope ra ti ng

Agr eemen t
8Tit ze ar gu es th atSim on bre ach edth e o pe rat in g a gr eem en t b y withh ol di ng
un reas on ab ly its ap pr ov al to in st al l a b il lb oa rdon Tit ze’s p ro pe rty, butwe di sa gr ee. Und er Fl or id a la w, whi ch th e p art ie s ag ree app li es , “ th e st an da rdto be ap pl ie d t o d et erm in e whe th er co ns en t was un reas on ab ly w it hh el d i s t ha t o f th e
reas on ab ly pru de ntm anan d t ha t co ns en t i s n otto be arb it rari ly w ithh el d.” Sun Fi rs t Nat ’l Ban k o f Orla nd o v . Grin ne ll , 41 6 S o. 2 d 8 29 , 83 4 (F la . Dis t. Ct . App
. 19 82 ). Tit ze ar gu es th atSim on withh el d p erm is si on be cau se of “ it s d is da in for Tit ze” a ndto att ractLam ar’s b us in es s, b utth e rec or d s up po rts th e fi nd in g tha t Si m on was c on cern edth atth e in st al lm en t o f a b il lb oa rdon Tit ze’s p ro pe rty m ig ht

“ co nf li ctwith, d etractfro m

or i m pa ir” th e m al l an d i ts ten an ts , whi ch Sim on ha d a rig htto pro te ctun de r pa rag rap h 7 of t he op erat in g a gr eem en t. Si m on als o m ad e it s d eci si on ba se d o n g en eral in fo rm at io n abo utbi ll bo ard s af te r Tit ze fa il edto
subm itpl an s fo r th e b il lb oard . W e can no t s ay th e b us in es s d eci si on of S im on was
un reas on ab le or a rb it rary. Tit ze ar gu es th atin th e le tt er wri tt enon Aug us t 2 0, 2 00 4, Lam ar s ou gh t o n Tit ze’s b eh al f pe rm is si on fro m Sim on to in st al l t he bi ll bo ard , bu t Ti tz e fai le d t o in cl ud e th atall eg at io n i n i ts co m pl ai ntan d c ou ldno t “ am en d [i ts ] co m pl ai nt th ro ug h a rg um en t i n abri ef o pp os in g s umm ary jud gm en t.” Gi lm ou r v. Gat es , McDo na ldan d C o., 3 82 F.3d13 12 , 13 14 –1 5 (1 1t h C ir. 2 00 4) . In an y ev en t,
9Lam ar d idno t s eekap pr ov al fro m Sim on bu t i ns te adin vi te d S im on to pa rti ci pa te in de ci si on s ab ou t l an ds cap in g o n a n a djac en t l ot . The d is tri ctco urt d idno t err by gr an ti ng su m

m ary jud gm en t i n fa vo r of Sim on . B. Tit ze Fai le d t o Es ta bl is h tha t La mar Brea ch ed

Its Agr eemen t Tit ze co nt en ds th atLam ar b reac he d i ts co nt ractby neg ot ia ti ng with S im on
an d o bt ai ni ng pe rm it s t o i ns ta ll bi ll bo ard s o n i ts pro pe rty, butth is arg um en t fa il s fo r two reas on s. Fi rs t, Tit ze an d Lam ar t erm in at edth ei r co nt ractby m utua l ag reem en t. See Dadi c v . Sch ne id er, 7 22 So . 2d92 1, 9 23 (Fl a. Dis t. Ct . App
. 19 98 ) (at to rn ey

di d n otbre ach co nt ractth atwas t erm in at edby m utua l co ns en t). Seco nd , Lam ar h adcau se to term in at e th e co nt ractbe fo re i t o bt ai ne d p erm it s t o in st al l b il lb oa rd s o n S im on pro pe rty. A fte r Si m on withh el d i ts co ns en t t o t he bi ll bo ard , Titz e d ire ct edLam ar t o c eas e it s co ns tru ct io n. Ba se d o n t he li ke li ho od Lam ar n ev er wo ul d i ns ta ll or, a lt ern at iv el y , wou ldbe for cedto rem ov e th e bi ll bo ard , th atpro

ject b ecame “ eco no m ic al ly or ot he rwis e u nd es irabl e” fo r Lam ar. Lam ar was en ti tl edto su m m ary jud gm en t ag ai ns t Ti tz e. C. Ti tz e’s Co mpl ai nt

s Ab ou t Br ea ch es of

th e Imp li ed

Co ven an t o

f Go od Fai th an d Fai r Dea li ng

Fai l a s a Mat te r o

f La w Und er Fl or id a la w, th ere i s n o c au se of a ct io n fo r br each of t he im pl ie d
co ve nantof g oo d fa it h a ndfai r de al in g wi th ou t ev id en ce t ha t the de fen da nt

10br each edanex pr es s t erm of aco nt ract . Cen tu rio n Ai r Car go , Inc . v. Un it edParc el Serv . Co., 4 20 F.3d11 46 , 11 52 (11 th Cir . 20 05 ). Becaus e Tit ze’s co m pl ai nt s t ha t Si m on an d Lam ar b reac he d t he ir c on tra ct s l ackm eri t, an d abre ach of t he im pl ie d
co ve nantof g oo d fa it h a ndfai r de al in g i s n otanin de pe nd en t caus e o f act io n, i d., Tit ze’s cl ai m s fa il as am at te r of law. Th e d is tri ctco urt co rrec tl y en te redsu m

m ary jud gm en t i n fa vo r of

Sim on an d Lam ar. D. Tit ze Fai le d t o Es ta bl is h tha t Simo n a nd La mar Engag ed in a Co ns

pi ra cy Tit ze’s cl ai m

of aciv il co ns pi racy als o fa il s. To supp ort a c la im of c iv il
co ns pi racy un de r Fl or id a la w, Titz e h adto pro ve th atSim on an d Lam ar ac te d i n
co nc ertto ach ie ve a res ul t tha t, ev enif l awfu l, was ob ta in edby unl awfu l m ean s. Kee v . Nat’l Res erv e Life Ins . Co., 9 18 F.2d15 38 , 15 41 (11 th Cir . 19 90 ). “ The ba si s fo r th e co ns pi racy m us t b e ‘an i nd ep en de ntwron g o r to rt wh ic h wo ul d
co ns ti tu te a cau se of a ct io n i f th e wro ng were d on e b y on e p ers on .’ ” Id . (qu ot in g Am . Div ers ifi edIns . Serv s. v . Uni on Fid . Life In s. Co ., 43 9 S o. 2 d 9 04 , 90 6 (F la
. Dis t. Ct . App . 19 83 )). Tit ze fa il edto pro ve a to rti ou s co ns pi racy. Tit ze fa il edto pro du ce an y
ev id en ce t ha t Si m onan d Lam ar co ns pi redto th wartTit ze’s co nt ractwith Lam ar; Si m on an d Lam ar ex erci se d ri gh ts th ey po ss es se d b y

vi rtu e o f th ei r co ntract s wi th Tit ze. Alt ho ug h Ti tz e arg ue s t ha t Si m on an d Lam ar wo rk edco ll ect iv el y to
11pr ecl ud e Tit ze fr om co nt ract in g wi th a th irdpa rty, the reco rddo es no t es tabl is h th atTit ze h adan ot he r fo rm al rel at io ns hi p wi th whi ch Sim on an d Lam ar co ul d ha ve in te rfer ed . Titz e in tro du cedev id en ce t ha t i t h adrece iv eda bi d fr om Sal te r Adv ert is in g, a c om

pe ti to r of Lam ar, b utTit ze ex ecu te d aco nt ractwith Lam ar an d
was bo un d b y

th atag reem en t. The di st ric t co urt co rrec tl y en te redsu m

m ary jud gm en t ag ai ns t Ti tz e’s co m pl ai ntof c on sp ira cy . E. Si mon Did

No t In te rf

er e To rt io us lyin Tit

ze ’s Rela ti on sh ip with L ama r To p rev ai l o n i ts co m

pl ai ntof t orti ou s i nt erfe ren ce, Tit ze h adto pro ve th atit ha d aco nt ractor b us in es s re la ti on sh ip with Lam ar ab ou t wh ic h S im on kn ew an d in te rfer edwith i nt en ti on al ly or wit ho utjus ti fic at io n andda m ag edTit ze. Am
. Div ers ifi edIns ., 43 9 S o. 2 d a t 9 07 . Any in te rfer en ce i n t he rel at io ns hi p b etween Tit ze an d Lam ar b y

Sim onwas ju st ifi ed . The res tri ct iv e co ve na nt s g av e Si m on
au th or it y to ap pr ov e o r di sapp ro ve an y co ns tru ct io n o n o r us e o f Tit ze’s p ro pe rty th atwou ldaffe ctth e m al l an d i ts ten an ts . The d is tri ctco urt d idno t err by gran ti ng
su m m ary jud gm en t i n fa vo r of Sim on . F. Tit ze Fai le d t o Es ta bl is h It

ha d a Fid

uc ia ryRela ti on sh ip with L ama r Tit ze ar gu es th atth e d is tri ctco urt erredby gran ti ng su m m ary jud gm en t t o Lam ar o n Ti tz e’s co m

pl ai ntab ou t t he bre ach of afiduc ia ry du ty, bu t we d is ag ree. Tit ze co nt en ds th atLam ar “ as su m edcert ai n e xtra-c on tra ctua l dut ie s” by agree in g
12to ob ta in pe rm it s t o i ns ta ll an d m ai nt ai n abi ll bo ard , bu t t ha t dut y is a te rm of i ts
co nt ractwith Lam ar. “ Und er Fl or id a la w, a cau se of a ct io n fo r br each of f iduc ia ry du ty w il l n otli e whe re the cla im of b reac h i s d ep en de ntup on th e ex is te nc e o f a
co nt ractua l re la ti on sh ip be twee n t he pa rti es . . . . Thi s i s t ru e b ecau se th e dut y is
owe d o nl y

as ares ul t o f th e ex is te nc e o f th e co nt ract .” Detwi le r v. B an k o f Cen t. Fl a., 73 6 S o. 2 d 7 57 , 75 9 (F la . Dis t. Ct . App . 19 99 ) (ci ta ti on om it te d) . Lam ar was
en ti tl edto su m

m ary jud gm en t o n t hi s cl ai m .

IV. CONCLUSI ON The su m m ary jud gm en t i n fa vo r of Sim on an d Lam ar i s AFFIRMED
.

13