Quintero v. Urban Infraconstruction

2026 Tex. Bus. 3

The Business Court of Texas,
First Division

ESTEBAN QUINTERO and ATS§
CONCRETE SERVICES, LLC, §
Plaintiffs, §
§
v. § Cause No. 25-BC01A-0022
§
URBAN INFRACONSTRUCTION §
LLC and ANUP TAMRAKAR, §
Defendants. §
═══════════════════════════════════════
Memorandum Opinion and Order on Issues Under Rule 166
═══════════════════════════════════════
¶1 Before the Court is the parties’ Rule 166 briefing, which the Court

ordered at the pre-trial hearing held on October 20, 2025, concerning issues

“in the case [that] may be susceptible to adjudication as a matter of law.”

Order on Defs’ Mtn. for PSJ, Pls’ Mtn. for Cont., and Pres. of Issues Under R.

166 (“October 22 Order”) at ¶ 2; see also Tex. R. Civ. P. 166(g); JP Morgan

Chase Bank, N.A. v. Orca Assets G.P., L.L.C, 546 S.W.3d 648, 653 (Tex. 2018).
Having carefully examined the pleadings, timely-filed briefing and timely-

filed evidence in the summary judgment and Rule 166 record, and taking

judicial notice of the parties’ previous testimony to the Court in this matter,

the Court ORDERS partial judgment in this case as follows.

I. Rule 166, Standard of Review, and Burdens of Proof

¶2 Rule 166 allows a trial court—in its discretion—to direct the

parties and their counsel to appear before the court for a conference in order

“to assist [the Court] in the disposition of the case without undue expense or

burden to the parties.” Tex. R. Civ. P. 166. Subsection (g) allows the Court to

identify legal issues ripe for adjudication before the commencement of trial.

Tex. R. Civ. P. 166(g); JPMorgan Chase Bank, 546 S.W.3d at 653.

¶3 Aside from ruling on legal issues and disposing of claims and

defenses as a matter of law, see Walden v. Affiliated Computer Servs., Inc., 97

S.W.3d 303, 326 (Tex. App.—Houston [14th Dist.] 2003, pet. denied), Rule

166(g) also permits the Court “to decide matters that, though ordinarily fact

questions, have become questions of law because ‘reasonable minds cannot

differ on the outcome,’” JPMorgan Chase Bank, 546 S.W.3d at 653 (quoting

Walden, 97 S.W.3d at 322). A Rule 166(g) order disposing of claims in which

fact questions have become legal questions “is akin to a summary judgment

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or directed verdict.” Walden, 97 S.W.3d at 323; see also City of Keller v.

Wilson, 168 S.W.3d 802, 823 (Tex. 2005) (equating legal sufficiency test “for

summary judgments, directed verdicts, judgments notwithstanding the

verdict, and appellate no-evidence review”).

¶4 As there is no “movant” or “non-movant” in this context,

judgment in favor of a defending party is appropriate where it has shown that

“there is no genuine issue as to any material fact” and the party “is entitled

to judgment as a matter of law.” Tex. R. Civ. P. 166a(c); see Ford Motor Co. v.

Ridgway, 135 S.W.3d 598, 600 (Tex. 2004). Such a judgment may be

supported by “uncontroverted testimonial of an interested witness . . . if the

evidence is clear, positive and direct, otherwise credible and free from

contradictions and inconsistencies, and could have been readily controverted.”

Tex. R. Civ. P. 166a(c).

¶5 Judgment in favor of a defending party is not proper if the party

prosecuting the claim “brings forth more than a scintilla of probative evidence

to raise a genuine issue of material fact.” King Ranch, Inc. v. Chapman, 118

S.W.3d 742, 751 (Tex. 2003). “Judgment without or against a jury verdict is

proper at any course of the proceedings only when the law does not allow

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reasonable jurors to decide otherwise.” JPMorgan Chase Bank, 546 S.W.3d at

653 (quoting City of Keller, 168 S.W.3d at 823).

II. Plaintiffs’ Claims

A. Claims Based on Quintero’s Status as a Member of Urban LLC

¶6 Plaintiffs ask the Court to reconsider the October 22 Order

granting summary judgment on all claims predicated on Plaintiff Quintero’s

claimed status as a member in Urban Infraconstruction LLC (“Urban LLC”).

Plaintiffs argue that new evidence “prove[s] Quintero’s claims that he is a

member of Urban and contributed capital to become a member.” Pls’ New

Evid. Brief and Req. to Reconsider (unredacted) (“Pls’ R. 166 Brief”) at p. 3.

The Court finds that the new evidence proffered does not raise a fact issue on

whether Quintero is a member of Urban LLC.

¶7 There remains no question that the business Quintero refers to as

“the Urban partnership” (see Pls’ Pet. at ¶¶ 6, 10, 26) is a formally organized

Texas limited liability company. See Defs’ PSJ Mtn. Ex. 1-A. And as a matter

of law, a limited liability company cannot be a general partnership, nor can a

general partnership be a limited liability company. TEX. BUS. ORG. CODE §

152.051(c); see Super Star Int’l, LLC v. Fresh Tex Produce, LLC, 531 S.W.3d

829, 839 (Tex. App.—Corpus Christi-Edinburg 2017) (stating that LLC

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“created under the business organizations code statute governing limited

liability companies, by default is not a partnership”). Accordingly, the Court

looks solely for evidence that Quintero became a member of Urban LLC—a

limited liability company.

¶8 The Court previously ruled Quintero is not a member of Urban LLC.

See October 22 Order at ¶ 1(a). Quintero argues he is a member, but his

pleadings are unclear as to how his membership was effectuated. From the

outset, and consistently over the course of the case, Plaintiffs have presented

a multitude of irreconcilable theories.

• Plaintiffs pleaded: “To be clear, Quintero has maintained his

partnership interest with Tamrakar in both Urban and ATS at all

times. His partnerships with Tamrakar are the sole member of

Urban and ATS.” Pls’ Pet. at ¶ 26.

• Simultaneously, Plaintiffs pleaded: “Tamrakar and Quintero are

equal partners/members in Urban and ATS.” Pls’ Pet. at ¶ 37.

• At summary judgment, Plaintiffs argued, “Tamrakar had an

absolute duty of candor to inform Quintero (1) that “Urban

Infraconstruction LLC” was not the same as ‘Urban

Infraconstuction’ the partnership they formed” and “(4) that he

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executed a secret operating agreement making himself the sole

‘member’ of Urban Infraconstruction LLC.” Pls’ Resp. to PSJ Mtn.

at p. 10.

• And most recently: “The forgoing new evidence, when taken with

the evidence already gathered in this case, confirms Quintero is a

member in Urban, having invested in Urban at the outset as a

member” and “the recently produced documents confirm Plaintiff

Quintero’s claims that he and Amador’s contributions were

capital contributions to Urban, and that they were owners and

members in Urban.” Pls’ R. 166 Brief at pp. 15, 17 (emphasis in

original).

While Quintero asserts numerous claims predicated on his alleged status as a

member of Urban LLC, his pleadings and briefing are inconsistent and unclear

on how he contends he became a member.

¶9 The Court thus turns to the Texas Business Organizations Code to

determine whether Quintero has provided any evidence of any event that

would, by law, support Quintero’s claim of membership in Urban LLC. The

statue defines a “member” of a limited liability company as “a person who has

become, and has not ceased to be, a member in the limited liability company

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as provided by its governing documents or [the Texas Business Organizations

Code].” TEX. BUS. ORG. CODE § 1.002(53). In the instant case, it is undisputed

that Urban LLC’s governing documents do not identify Quintero as a member

of the company.

¶10 Section 101.103 of the Texas Business Organizations Code

provides three ways in which a person may become a member of a limited

liability company. TEX. BUS. ORG. CODE § 101.103. First, “a person becomes a

member of the company on the date the company is formed if the person is

named as an initial member in the company’s certificate of formation.” Id.

Here, again, it is undisputed that Quintero is not identified as an initial

member of Urban LLC in Urban LLC’s Certificate of Formation. See Defs’ PSJ

Mtn. Ex. 1-A.

¶11 Next, a person “not named as an initial member in the company’s

certificate of formation becomes a member” upon the latest of three events:

“(1) the date the company is formed; (2) the date stated in the company’s

records as the date the person becomes a member of the company; or (3) . . .

the date the person’s admission to the company is first reflected in the

company’s records.” TEX. BUS. ORG. CODE § 101.103(b). In this case, there is

simply no evidence in the record that any of these events ever occurred. It is

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undisputed that no company records affirmatively identify Quintero as a

member of Urban LLC.

¶12 Finally, Section 101.103 provides: “[a] person who, after the

formation of a limited liability company, acquires directly or is assigned a

membership interest in the company or is admitted as a member of the

company without acquiring a membership interest becomes a member of the

company on approval or consent of all of the company’s members.” TEX. BUS.

ORG. CODE § 101.103(c). Quintero does not contend he was admitted as a

member after Urban LLC’s formation, making this provision inapposite. In

fact, Quintero does not plead or offer proof that he ever sought or obtained

admittance as a member to a limited liability company. Rather, Quintero

unequivocally testified to having believed he and Tamrakar (with or without

Amador) were forming an oral general partnership. See Pls’ Pet. at ¶ 10;

Quintero Aff.1 at ¶ 3; TI hearing transcript at pp. 46-49. There is simply no

evidence that Quintero was admitted as a member of Urban LLC, and the

Court cannot manufacture such status in place of the consideration for which

1
References to “Quintero Aff.” refer to the affidavit attached to Plaintiffs’ response to
Defendants’ motion for partial summary judgment.

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Quintero pleaded and testified he actually bargained—an interest in an oral

general partnership.

¶13 Plaintiffs’ request for reconsideration of summary judgment cites

new evidence which consists of Urban LLC’s 2015 Balance Sheet, a document

reflecting “Owner Equity” of $40,276.26.2 See Pls’ R. 166 Brief App. at p. 2.

Plaintiffs argue that Quintero’s $10,000 deposit proves that he is a member

of Urban LLC. But Plaintiffs cite no case law for the proposition that evidence

of a deposit, standing alone, evidences admission as a member of a company—

and the Court has found none. Cf. TEX. BUS. ORG. CODE § 101.102 (stating that

capital contribution is not required to acquire membership in LLC). As a

matter of fact, Texas law is clear that a company’s distributions shall be

allocated amongst the members of the company “on the basis of the agreed

value of the contributions made by each member, as stated in the company’s

records required under Section 101.501.” Sohani v. Sunesara, 546 S.W.3d 393,

407 (Tex. App.—Houston [1st Dist.] 2018) (emphasis in original); see TEX.

BUS. ORG. CODE § 101.201. Oral testimony of a contribution to a limited

2
The parties agree that this amount includes a $10,000 deposit from Quintero. The parties
dispute whether Quintero’s $10,000 deposit was a loan—as Tamrakar contends—or a
capital contribution as a member and owner—as Quintero contends.

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liability company must be accompanied by “written evidence or records of the

[company] demonstrating his contributions.” Sohani, 546 S.W.3d at 407; see

TEX. BUS. ORG. CODE § 101.501 (listing company records, which does not

include balance sheets).

¶14 The Sohani case is similar to this one. See generally Sohani, 546

S.W.3d 393. There, three individuals—two related, and the third a friend—

having known each other for decades, went into business together. Multiple

business entities were formed, and Sunesara sought to demonstrate his

entitlement to one-third of the profits of three limited liability companies

based on his testimony of contributions to those entities. See id. at 407. But

the appellate court rejected Sunesara’s arguments, relying on the express

statutory language in Sections 101.201 and 101.501 of the Texas Business

Organizations Code. See id. The court determined that “[a]ccepting

Sunesara’s argument that his oral testimony that he made contributions to the

LLCs establishes his entitlement to [profits], in the absence of any written

evidence or records of the LLCs demonstrating his contributions, would be

contrary to the plain language of both section 101.201 and section

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101.501(a)(7).” 3 Id. The court thus held that “[b]ecause Sunesara was not

assigned a share of profits in the company agreements and presented no

evidence that he was entitled to a one-third share of profits in the LLCs, he

was not entitled to a share in profits as a matter of law.” Id. at 408. The instant

case is no different: Plaintiffs’ new evidence does not create a fact issue as to

whether Quintero is a member of Urban LLC, as it is indistinguishable from

Sunesara’s testimony of his own contributions in Sohani.

¶15 Quintero has submitted no evidence of admission as a member of

Urban LLC “as provided by its governing documents or” the Code. See TEX.

BUS. ORG. CODE §§ 1.002(53)(A); 101.103. And as demonstrated in the Code,

membership is not contingent upon—or proven by—evidence of a capital

contribution to the company. TEX. BUS. ORG. CODE § 101.102(b). There is no

evidence raising a genuine issue of material fact on whether Quintero is a

member of Urban LLC. The Court re-states its previous conclusion that, as a

matter of law, he was not.

3
Sunesara did attempt to furnish written evidence in the form of a tax return and company
records from earlier-formed entities but the appellate court held that Sunesara had not
provided any law establishing that “the records from the earlier-formed entities became
records of the new LLCs.” Sohani, 546 S.W.3d at 407. Those records thus did not establish
ownership in the LLCs at issue. Id.

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¶16 To the extent Quintero may be contending, through his various

pleadings and arguments, that a partnership was formed with Tamrakar, and

that such partnership became a member of the LLC, the same problems follow.

There is no evidence that a partnership acquired membership according to the

company’s governing documents or the Code. And importantly, even if such a

theory was supported by some evidence, it would not entitle Quintero to relief

because he has not sued on behalf of any alleged partnership; Quintero would

not be entitled to relief in his individual capacity for claims belonging to that

partnership. See Pike v. Texas EMC Mgmt., LLC, 610 S.W.3d 763, 779-80

(Tex. 2020).

¶17 Consequently, summary judgment was properly granted in favor

of Defendants on all Plaintiffs’ claims predicated on Quintero’s claim that he

is a member of Urban LLC. The Court again, on reconsideration, ORDERS

judgment in favor of Defendants on such claims, specifically: declaratory

judgment that Quintero is, among other things, a founding partner of Urban

LLC, demand for accounting and to inspect Urban LLC’s books and records,

and breach of fiduciary duties with respect to Urban LLC, as well as breach of

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contract relating to an accounting, inspection of books and records, and other

rights, including profits, from Urban LLC.4

B. Breach of Contract

¶18 Plaintiffs sued Defendants for breach of contract citing a

partnership agreement that purportedly governed the Urban partnership (“the

Urban partnership agreement”) and a second partnership agreement that

purportedly governed ATS. See Pls’ Pet. at ¶ 33. “Whether an alleged

agreement constitutes an enforceable contract is generally a question of law.”

Shin-Con Dev. Corp. v. I.P. Invs., Ltd., 270 S.W.3d 759, 765 (Tex. App.—

Dallas 2008, pet. denied). As per its October 22 Order, the parties briefed

whether the alleged Urban partnership agreement was sufficiently definite to

be enforceable. Having examined the briefing, the Court determines that the

issue must be resolved as a matter of law in favor of Defendants.

¶19 Quintero maintains that in 2015, he, Meliton Amador, and

Tamrakar entered into an “agreement to form a partnership to perform

construction services, to be equal owners in the business, and to share equally

4
The Court notes that Plaintiffs relied solely on Quintero’s alleged status as a member of
Urban LLC as the basis for contractual relief and offered no argument or evidence of any
separate contract that would entitle Quintero to an accounting, inspection of books and
records, or a share of the profits of Urban LLC.

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in the profits of the business” (“the Urban Partnership”). Pls’ Pet. at ¶ 13; see

Quintero Aff. at ¶ 3. In pursuit of this endeavor, each agreed to contribute

$20,000 cash. See Pls’ Pet. at ¶ 13; Quintero Aff. at ¶ 4. Quintero claims he

contributed $10,000 cash and $10,000 in the form of a truck and a trailer. See

id. at ¶ 5. According to Quintero, the three also agreed to quit their full-time

jobs and to work at Urban at a reduced salary for some time. See Pls’ Pet. at ¶

13; Quintero Aff. at ¶ 6.

¶20 Other terms included monies to Quintero to “build a modest house

in Mexico,” to “purchase ranch land outside of Dallas,” to “pay private school

tuition for Quintero’s children,” and to make “charitable donations to

Quintero’s church and home town in Mexico from time to time, as

opportunities presented themselves.” Pls’ Pet. at ¶ 15. The only written

evidence proffered by Quintero of these promises is a children's menu from

Hoffbrau Steak & Grill House with handwritten bullet points purporting to list

the promises made (“the Hoffbrau Kids Menu”). See Pls’ Resp. to PSJ Mtn. at

p. 111. No names or signatures appear on the Hoffbrau Kids Menu. See id.

¶21 As evident in their Petition, the failure to keep these alleged

promises formed the basis of Plaintiffs’ breach of contract claim. Specifically,

Plaintiffs pleaded:

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Tamrakar entered into a partnership agreement to form and
operate Urban. Tamrakar and Urban have breached the
partnership agreements with Quintero by, among other things: a.
failing to distribute profits to Quintero in an amount equal to
distributions made to Tamrakar or his designees; b. . . . diverting
profits by overpaying Tamrakar salary and bonuses; c. . . . paying
Tamrakar salary and bonuses far in excess of those paid to
Quintero, without Quintero’s consent or agreement; . . . f. failing
to pay school tuition for Quintero’s children; g. failing to purchase
a ranch in Texas in Quintero’s name; h. failing to pay to complete
construction of the house in Mexico; . . . k. failing to make
charitable donations to Quintero’s church.

Pls’ Pet. at ¶ 33.

¶22 Now, Plaintiffs claim that certain promises—including school

tuition, the ranch in Texas, a home in Mexico, etc.—were not a part the Urban

partnership agreement. Plaintiffs now argue: “In an attempt to characterize

the parties [sic] agreements as ‘lacking essential and definite terms’

Defendants first create a strawman, pointing the Court to the Hoffbrau Kids

Menu. Defendants then falsely assert that the Kids Menu reflects the ‘material

terms’ of Plaintiff Quintero’s oral agreement with Tamrakar to form Urban

LLC . . ..” Pls’ Resp. to Defs’ R. 166 Brief at ¶ 34 (second emphasis in original).

Plaintiffs add that “Tamrakar’s and Quintero’s emails regarding that Kids

Menu confirm the fact those ‘life goals’ were not a material part of their

original agreement, or even their recommitment to that agreement.” Id. at ¶¶

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34, 38 (emphasis in original). Litigants cannot change horses midstream.

Having pleaded that what they now characterize as “life goals” were, in fact,

promises made as part and parcel of the Urban partnership agreement, the

Court treats them as such.

¶23 “[T]o be legally binding, a contract must be sufficiently definite

in its terms so that a court can understand what the promisor undertook.” T.O.

Stanley Boot Co., Inc. v. Bank of El Paso, 847 S.W.2d 218, 221 (Tex. 1992). “If

the agreement upon which the plaintiff relies is so indefinite as to make it

impossible for the court to determine the legal obligations and liabilities of the

parties, it is not an enforceable contract.” Searcy v. DDA, Inc., 201 S.W.3d

319, 322 (Tex. App.—Dallas 2006, no pet.).

¶24 Here, the specific items are facially indefinite. Not only do the

terms lack any deadline for performance, but they are also devoid of any

reference to a verifiable size, amount, or value. A “ranch” might be fifteen

hundred acres to a native Texan, or twenty to a northern urbanite. The term

concerning school tuition is equally vague, capable of including any number

of educational pursuits. In point of fact, in an email to Tamrakar, Quintero

describes the house to be constructed in Mexico as “[n]othing too extravagant”

and the ranch in Texas to be presumably large enough for “horses, sheep, and

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some poultry.” Pls’ Resp. to PSJ Mtn. at p. 108. Moreover, one of Quintero’s

children’s tuition would include tuition for a trade school but the others “have

to earn it.” Id. No reasonable fact-finder could determine when, if ever, any

attempted performance of such promises was sufficient or complete.

Accordingly, the Court ORDERS judgment as a matter of law in favor of

Defendants on Plaintiffs’ claims for breach of contract arising out of a

purported Urban partnership agreement.

III. Defendants’ Affirmative Defense of Limitations

¶25 The October 22 Order partially granted Defendants’ motion for

partial summary judgment on Plaintiffs’ fraud claims, concluding that they

were barred by the four-year statute of limitations. See October 22 Order at ¶

1(b); see also TEX. CIV. PRAC. & REM. CODE § 16.004(a)(4); Anderson v. Cocheu,

176 S.W.3d 685, 690 (Tex. App.—Dallas 2005). By this order, the Court

clarifies its prior order as to fraud and amends the order to include Plaintiffs’

claims for unjust enrichment.

A. Fraud

¶26 As to fraud, the Court ordered that “limitations bars fraud claims

of Quintero arising from alleged misrepresentations concerning: (1) the

formation of a partnership between Quintero and Tamrakar; (2) Defendant

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Anup Tamrakar’s formation of a limited liability company; and (3) Quintero’s

ownership in the same.” October 22 Order at ¶ 1(b). That order reflected the

Court’s determinations that, as a matter of law, Plaintiffs knew or reasonably

should have known of any fraud claims predicated on misrepresentations

concerning the formation of Urban LLC no later than November 2015, and

likewise knew or reasonably should have known of any fraud claims

predicated on misrepresentations of Quintero’s status as a member, including

his rights concerning the books, records, and profits from Urban LLC, no later

than 2016. Those determinations were based on uncontroverted evidence—

primarily, the testimony of Quintero, himself—along with other undisputed

and uncontroverted facts in the record:

• In November 2015, Quintero’s purported “initial contribution” to

the alleged Urban partnership was deposited into a bank account

for Urban LLC, a bank account to which Quintero had access,

establishing as a matter of law his knowledge of that entity’s

existence as a limited liability company—and not a partnership—

as of that date. See Quintero Aff. at ¶ 13; Pls’ Resp. to PSJ Mtn.

(Ex. 1 Wells Fargo bank statement excerpts) at pp. 112-15

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(reflecting $10,000 deposit on November 2, 2015 and identifying

account holder as “Urban Infraconstruction LLC”).

• The obligations Quintero contends Tamrakar undertook as part of

their alleged partnership agreement were already failing to

materialize both before and shortly after Quintero deposited

money into the Urban LLC bank account in November 2015.

Specifically, Tamrakar did not quit his full-time job to focus on the

alleged partnership or contribute the $20,000 he allegedly

promised in the beginning. See Quintero Aff. at ¶¶ 4, 8, 12, 13; Pls’

Pet. at ¶¶ 13-15.

• According to Plaintiffs’ own pleadings, Tamrakar had already

“changed” the alleged terms of their agreement, unilaterally,

prior to Amador’s exit from the business. Pls’ Pet. at ¶ 15; see also

Pls’ Pet. at ¶ 10, n. 1 (pleading that Amador exited the business

within approximately the first six months of its existence due to

“dissatisf[action]”).

• Quintero began voicing concerns to Tamrakar as early as 2016

about not being treated as a partner, not receiving profits, and not

being given access to information about profits, losses, or specific

Page 19
project revenue. See Defs’ PSJ Mtn. (Ex. 2 Quintero Dep. at pp.

56-62).

• Quintero never—over the course of almost nine years—received

any tax documents regarding Urban LLC. See Quintero Aff. at ¶

42.

On these and other undisputed and uncontroverted facts, taking Quintero’s

testimony as true, the Court concludes that—as a matter of law—Quintero

knew or should have known of his claims no later than 2016, and certainly

before 2021 (four years before suit was filed in 2025), rendering them time-

barred.

¶27 Plaintiffs’ arguments concerning application of a discovery rule

and fraudulent concealment were, and remain, unavailing. Because Quintero

knew of, or should have discovered, the alleged fraud through reasonable

diligence no later than 2016, any alleged subsequent fraudulent concealment

is irrelevant. See Hooks v. Samson Lone Star, Ltd. P'ship, 457 S.W.3d 52, 57-

59 (Tex. 2015); Exxon Corp. v. Emerald Oil & Gas Co., L.C., 348 S.W.3d 194,

203 (Tex. 2011); see also Valdez v. Hollenbeck, 465 S.W.3d 217, 229-30 (Tex.

2015) (explaining discovery rule applies “to injuries that are both inherently

undiscoverable and objectively verifiable”). Neither theory extends

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limitations where a plaintiff knows, or through reasonable diligence should

have known, of the alleged harm from the outset. See Hooks, 457 S.W.3d at

57-59; Emerald Oil, 348 S.W.3d at 203 (declining to reach discovery rule or

fraudulent concealment based on owners’ actual knowledge of claims more

than two years before filing suit).

¶28 Here, again, the record is clear that Quintero knew Tamrakar had

not performed his alleged promises to quit his job and contribute $20,000 to

the business, knew that Urban LLC had been formed, knew that he was

depositing money into a bank account owned by Urban LLC, and knew that

Tamrakar was allegedly “changing” the terms of their partnership, prompting

Amador’s exit. See ¶ 26, supra. And he knew all of those things by 2016. His

knowledge in fact prompted him to question why he was not being treated like

a partner or receiving appropriate profit distributions. See Defs’ PSJ Mtn. (Ex.

2 Quintero Dep. at pp. 56-62). His claims, then, cannot be saved by the

discovery rule or allegations of subsequent fraudulent concealment. See Hooks,

457 S.W.3d at 59 (holding actual knowledge of harmful conduct triggers

limitations period regardless of any fraudulent concealment (citing Emerald

Oil, 348 S.W.3d at 209)).

Page 21
¶ 29 On such a record, the Court concluded, and still concludes, that

Defendants were entitled to summary judgment on limitations grounds. For

clarification of the scope of that ruling, the Court ORDERS summary

judgment in favor of Defendants on Plaintiffs’ fraud claims relating to Urban

LLC; Plaintiffs’ fraud claims concerning the business of ATS remain pending.

B. Unjust Enrichment

¶30 Plaintiffs also pleaded in the alternative that Quintero is entitled

to damages under the doctrine of unjust enrichment. While Defendants’

original summary judgment motion sought to attack all of Plaintiffs’ claims,

Defendants failed to specifically address the two-year statute applicable to

Plaintiffs’ unjust enrichment claim (see generally Defs’ PSJ Mtn.; see also

Elledge v. Friberg-Cooper Water Supply Corp., 240 S.W.3d 869, 870 (Tex.

2007) (stating that “two-year limitations period applies to unjust enrichment

claims”)); consequently, the Court asked the parties to address it under Rule

166. See Defs’ R. 166 Brief at p. 15. The Court finds this claim time-barred.

¶31 A party seeking to recover under the theory of unjust enrichment

must prove that another has “obtained a benefit . . . by fraud, duress, or the

taking of an undue advantage.” Heldenfels Brothers, Inc. v. City of Corpus

Christi, 832 S.W.2d 39, 41 (Tex. 1992). In this case, Plaintiffs’ unjust

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enrichment claims fail for the same reason that his fraud claims fail. See Part

III(A), supra.

¶32 Plaintiffs brought this claim as an alternative theory in the event

(as has occurred here) that Quintero is found not to be a member of Urban LLC.

The relevant facts are the same for this theory as for fraud; the record remains

the same concerning Quintero’s knowledge of Urban LLC’s existence,

Tamrakar’s failure to fulfill his alleged promises and his unilateral changing

of the terms of their alleged partnership, and the like. See ¶ 26, supra.

Accordingly, Plaintiffs’ alleged injuries were known, or should have been

known, to Plaintiffs more than two years before suit was filed in 2025.

Accordingly, the Court ORDERS judgment as a matter of law in favor of

Defendants on Plaintiffs’ alternative theory of unjust enrichment.

IV. Defendants’ Counterclaim for Declaratory Judgment

¶33 Defendants’ counterclaim for declaratory judgment fails as a

matter of law. “[A] defendant may not bring a declaratory-judgment

counterclaim that merely mirrors or repackages defenses to the plaintiff’s

claims.” CRS Mechanical v. Norfolk Cold Storage, 2025 Tex. Bus. 46, ¶ 9 (8th

Div. 2025) (mem. op.). That is precisely the case here. Quintero sought

declarations that he was an equal partner in the Urban partnership and related

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declarations. See Pls’ Pet. at ¶ 31. Defendants seek mirror image declarations:

that Urban LLC is a limited liability company, that Plaintiff Quintero is not a

member of Urban LLC, and related declarations. See Defs’ First Am.

Counterclaim at ¶ 21.

¶34 “A DJA counterclaim is permissible only if it has greater

ramifications than the issues already before the court. A counterclaim has

greater ramifications if it seeks affirmative relief.” CRS Mechanical, 2025

Tex. Bus. 46, at ¶ 10 (internal citation omitted). Defendants’ failure to seek

affirmative relief or to seek a declaration of rights beyond the scope of the

issues already raised by Plaintiffs’ affirmative claims renders Defendants’

counterclaim superfluous and impermissible. The Court thus ORDERS

judgment as a matter of law in favor of Plaintiffs on Defendants’ claim for

declaratory relief.

V. Order Granting Judgment as a Matter of Law

¶35 IT IS THEREFORE ORDERED, ADJUDGED, AND DECREED

that Plaintiffs take nothing by their claims for declaratory relief, for demand

for accounting and inspection of books and records of Urban LLC, for breach

of contract against Defendants concerning Urban LLC or an alleged

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partnership agreement governing Urban LLC, and for fraud and unjust

enrichment for claims relating to Urban LLC.

¶36 IT IS FURTHER ORDERED, ADJUDGED, AND DECREED that

Defendants take nothing by their claims for declaratory relief.

¶37 Plaintiffs’ claims for breach of contract, breach of fiduciary duty,

and fraud relating to the business of ATS and alternative claim for quantum

meruit and Defendants’ claim for conversion remain pending and will proceed

to jury trial as set.

____________ ____________
ANDREA K. BOURESSA
Judge of the Texas Business Court,
First Division

SIGNED ON: January 26, 2026.

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