Brown v. Douglas

CourtUnited States Bankruptcy Court, N.D. Texas
DecidedJuly 21, 2021
Docket20-04060
StatusUnknown

This text of Brown v. Douglas (Brown v. Douglas) is published on Counsel Stack Legal Research, covering United States Bankruptcy Court, N.D. Texas primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Brown v. Douglas, (Tex. 2021).

Opinion

AES BENRR CLERK, U.S. BANKRUPTCY COURT SS && & NORTHERN DISTRICT OF TEXAS fy ERD NEN SY 2 HEE 2 OD ENTERED Fi Se THE DATE OF ENTRY IS ON ey MY i THE COURT’S DOCKET NO GES fes/ ai AY The following constitutes the ruling of the court and has the force and effect therein described.

(} {. << Signed July 21, 2021 Z—tparensk United States Bankruptcy Judge

IN THE UNITED STATES BANKRUPTCY COURT FOR THE NORTHERN DISTRICT OF TEXAS FORT WORTH DIVISION In re: § § Case No. 17-44248-ELM SPECIALTY SELECT CARE CENTER § OF SAN ANTONIO, LLC, § Chapter 7 § Debtor. § § SHAWN K. BROWN, Chapter 7 Trustee § For Specialty Select Care Center of § San Antonio, LLC, § § Plaintiff, § Vv. § Adversary No. 20-04060 § LLOYD DOUGLAS, Individually, et al/., § § Defendants. § MEMORANDUM OPINION AND ORDER Before the Court for determination in this adversary proceeding is the Defendants’ Motion to Dismiss [Docket No. 8] (the “Motion”) filed by Defendants Lloyd Douglas, Individually (“Douglas”); Lloyd Douglas Enterprises, L.C. (“Douglas Enterprises”); Brownwood Care Center I, Ltd.; D-5 Development, LLC; Sunflower Park Holdings, LP; Whispering Pines Healthcare, L.C.;

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Mt. Pleasant Operators, LLC; Specialty Select Care Center, LLC; Graham Investors Group, LLC; Kemp Investor Holdings, LLC; Kerens Care Center, Inc.; and River City Life Care, Inc. (all of the foregoing Defendants with the exception of Douglas and Douglas Enterprises, the “Fee Owners,” and together with Douglas and Douglas Enterprises, the “Defendants”) in response to the Trustee’s First Amended Complaint [Docket No. 7] (the “Complaint”) filed by Plaintiff Shawn

K. Brown (the “Trustee”), in his capacity as the chapter 7 trustee for the bankruptcy estate of Specialty Select Care Center of San Antonio, LLC (the “Debtor”), the chapter 7 debtor. In support of the Motion, the Defendants have filed their Brief in Support of Motion to Dismiss [Docket No. 9] (the “Defendants’ Brief”) and Appendix in Support of Defendants’ Motion to Dismiss Complaint and Brief in Support Thereof [Docket No. 10] (the “Defendants’ Appx.”). In opposition to the Motion, the Trustee has filed his Response to Defendants’ Motion to Dismiss [Docket No. 11] (the “Response”), Brief in Response to Defendants’ Motion to Dismiss [Docket No. 12] (the “Trustee’s Brief”) and Appendix in Support of Plaintiff’s Response to Defendants’ Motion to Dismiss and Brief in Support [Docket No. 13] (the “Trustee’s Appx.”).

On December 15, 2020, the Court conducted a hearing on the Motion. Having now considered the Complaint, the Motion, the Defendants’ Brief, the Defendants’ Appx., the Response, the Trustee’s Brief, the Trustee’s Appx., and the arguments of counsel, the Court will grant the Motion in part, and deny the Motion in part, for the reasons set forth herein. JURISDICTION 1. On October 20, 2017 (the “Petition Date”), the Debtor filed its voluntary petition for relief under chapter 7 of the Bankruptcy Code, thereby initiating its bankruptcy case with this Court under Case No. 17-44248. The Trustee was appointed to serve as the chapter 7 trustee of the Debtor’s bankruptcy estate. 2. The Trustee initiated this adversary proceeding with the filing of his original complaint against the Defendants on August 14, 2020. On September 3, 2020, the Trustee filed the current live Complaint. 3. The Court has jurisdiction of this adversary proceeding pursuant to 28 U.S.C. §§ 1334 and 157 and Miscellaneous Order No. 33: Order of Reference of Bankruptcy Cases and

Proceedings Nunc Pro Tunc (N.D. Tex. Aug. 3, 1984). Venue of the proceeding in the Northern District of Texas is proper under 28 U.S.C. § 1409. The proceeding is both core and non-core in nature within the meaning of 28 U.S.C. § 157(b)(2). Pursuant to 28 U.S.C. § 157(b)(1), the Court may enter a final order or judgment on all core claims. Based upon the parties’ consent to the Court’s entry of a final order or judgment on all non-core claims and knowing and voluntary waiver of the right to the adjudication of such claims by an Article III court, the Court may also enter a final order or judgment on all non-core claims pursuant to 28 U.S.C. § 157(c)(2).1 FACTUAL BACKGROUND2 A. Relationship of the Defendants to the Debtor

4. Prior to the Petition Date, the Debtor was the operator of a 124-bed skilled nursing home known as Casa Rio Healthcare and Rehabilitation located in San Antonio, Texas (“Casa Rio”). 5. Casa Rio was part of a chain of ten skilled nursing homes (the “Nursing Home Chain”) indirectly owned by Douglas and managed by Douglas Enterprises. The organizational structure employed for the Nursing Home Chain was as follows: (a) each nursing home was owned

1 See Docket Nos. 19 and 20 (parties’ consents); see also Wellness Int’l Network, Ltd. v. Sharif, 575 U.S. 665, 674-85 (2015) (permitting final adjudication of non-core claims by bankruptcy court where there is a knowing, voluntary waiver of the right to adjudication by an Article III court). 2 The factual background set forth herein is largely taken from the factual allegations of the Complaint which, for purposes of considering dismissal pursuant to Federal Rule 12(b)(6), are accepted as true. See Bell Atl. Corp. v. Twombly, 550 U.S. 544, 555 (2007). by a separate entity – a fee owner; (b) each fee owner leased its nursing home to a separate operating entity – an operator; and (c) each operator contracted with Douglas Enterprises to obtain management services from Douglas Enterprises in connection with operating the nursing home. 6. Each of the Defendant Fee Owners was a fee owner within the above-described organizational structure. At all relevant times, Douglas both owned and controlled each of the Fee

Owners and Douglas Enterprises. B. The Casa Rio Lease 7. Specialty Select Care Center, LLC (“Specialty Select”) was the Fee Owner that owned Casa Rio. 8. Specialty Select leased Casa Rio to the Debtor under a lease, commencing November 1, 2010, having a 10-year base term (subject to the right to extend for up to an additional 10 years) and providing for monthly rent of $55,800 (subject to 1% per year annual rent increases after the initial 10-year term) (the “Specialty Select Lease”). See Defendants’ Appx. 1-86.3 9. In conjunction with consummating the sale of the Nursing Home Chain (discussed

below), the Specialty Select Lease was terminated on July 30, 2015. Prior to such termination, the Debtor made the monthly $55,800 payments to Specialty Select4 (collectively, the “Lease Payments”).

3 While the Specialty Select Lease is not attached to the Complaint, because the Specialty Select Lease and its terms are referenced in multiple places throughout the Complaint and, thus, the Specialty Select Lease is central to the Trustee’s claims, it is both permissible and appropriate for the Court to consider the Specialty Select Lease, itself, in connection with determining the Motion. See Sullivan v. Leor Energy, LLC, 600 F.3d 542, 546 (5th Cir.

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Brown v. Douglas, Counsel Stack Legal Research, https://law.counselstack.com/opinion/brown-v-douglas-txnb-2021.