Buchwald v. Di Lido Beach Resort, Ltd. (In Re McCann, Inc.)

318 B.R. 276, 60 Fed. R. Serv. 3d 579, 2004 Bankr. LEXIS 2151, 2004 WL 2988182
CourtUnited States Bankruptcy Court, S.D. New York
DecidedDecember 28, 2004
Docket18-36964
StatusPublished
Cited by8 cases

This text of 318 B.R. 276 (Buchwald v. Di Lido Beach Resort, Ltd. (In Re McCann, Inc.)) is published on Counsel Stack Legal Research, covering United States Bankruptcy Court, S.D. New York primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Buchwald v. Di Lido Beach Resort, Ltd. (In Re McCann, Inc.), 318 B.R. 276, 60 Fed. R. Serv. 3d 579, 2004 Bankr. LEXIS 2151, 2004 WL 2988182 (N.Y. 2004).

Opinion

MEMORANDUM DECISION GRANTING IN PART AND DENYING IN PART MOTIONS TO DISMISS

STUART M. BERNSTEIN, Chief Judge.

The chapter 11 trustee of McCann, Inc. brought this adversary proceeding primarily to recover a series of transfers aggregating slightly more that $1.9 million. He relied on two theories: (1) the debtor transferred its own property that he can recover for the benefit of the estate, and (2) the debtor transferred statutory trust funds that he can recover under New York *280 law for the benefit of the trust beneficiaries.

Several defendants moved to dismiss. They argued, in the main, that the trustee could not recover trust funds under any theory. Moreover, the trust fund allegations were binding judicial admissions that barred relief under separate claims that did not rely on or incorporate the trust fund allegations.

For the reasons that follow, the Third Claim for Relief is dismissed, the Ninth, Tenth and Eleventh Claims are dismissed with leave to replead, and the motions to dismiss are otherwise denied.

BACKGROUND

The background information is based upon the allegations of the First Amended Complaint, 1 dated Sept. 22, 2004, which are deemed to be true for the purpose of these motions. 2 Pertinent information was also culled from the Settlement Agreement (“Settlement Agreement”) attached to the Affidavit of Howard J. Berman in Support of the Motion of Di Lido Beach Resort, Ltd. to Dismiss the Complaint, sworn to Oct. 25, 2004, as Ex. 2. 3

At all relevant times, the debtor acted as a general contractor or construction manager on construction jobs, (¶ 43), apparently in New York. The debtor’s affiliate, the defendant, McCann of South Florida, Inc. (“McCann/Florida”), was engaged in the construction business in Florida. 4

On September 9, 1999, McCann/Florida, as general contractor, entered into a construction contract with the defendant, Di Lido Beach Resort, Ltd. (“Di Lido”), to construct a Ritz-Carlton hotel (the “Project”) in Miami Beach, Florida. (¶¶ 3, 12, 15; Settlement Agreement, at p. 2.) The defendant, Sun Trust Bank (“Sun Trust”), acted as the first mortgage lender on the Project. (Settlement Agreement, p. 2.) The Defendant, Marriott International Capital Corporation (“Marriott”), originally acted as the second mortgage lender. It subsequently assigned its interests to the defendant, Ritz-Carlton Hotel Company, LLC (“Ritz”), which, in turn, assigned *281 its interests to the defendant, Luxury Finance LLC. (“Luxury”). (Id.) The debtor, among others, executed a guaranty of completion (the “Guaranty”) in favor of Sun Trust, (¶ 13), and a guaranty of the surety bond obtained by McCann/Florida. (¶ 14.)

After disputes arose, the parties entered into the Settlement Agreement in March 2003 pursuant to which the debtor, McCann/Florida and Fahey agreed to pay Di Lido $5.5 million. (¶¶ 16-18.) The debt- or subsequently wire transferred $1,827,080.02 on April 16, 2003 into an account at Sun Trust for the benefit of Di Lido (the “Initial Payment”). (¶ 20.) The debtor also made nine payments aggregating $77,083.02 to Di Lido between May 14, 2003 and January 21, 2004 (the “Periodic Payments”). (¶ 21.) The Initial Payments and Periodic Payments are referred to, collectively, as the “Payments.”

An involuntary petition was filed against the debtor on April 15, 2004, an order for relief under chapter 11 was entered on June 25, 2004, and the plaintiff, Lee E. Buchwald, was appointed the chapter 11 trustee on July 26, 2004. (¶¶ 1-2.) His First Amended Complaint contained eleven claims for relief summarized in the following table:

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Di Lido, Marriott, Ritz and Luxury moved to dismiss for failure to state claims upon which relief could be granted. They argued that the plaintiff lacked standing to recover the statutory trust funds under the Third Claim. They also maintained that the factual allegations in the Third Claim (that the transfers were made with trust funds) constituted a judicial admission that essentially estopped the plaintiff from pursuing his alternative theory, and required the dismissal of the plaintiffs other avoidance claims. In addition, Marriott, Ritz and Luxury contended that the identical claims asserted against them in the Ninth, Tenth and Eleventh Claims, respectively, pleaded contradictory facts, to wit, that they were the initial transferees of the Payments and that Di Lido was the initial transferee of the Payments. Borrowing from the earlier argument, they contended that the contradictory allegations required the dismissal of the claims.

DISCUSSION

A. Standing to Recover Trust Funds

Under New York law, a contractor holds in trust the funds received in connection with a contract for the improvement of real property, as well as any rights of action with respect to those *282 funds. N.Y. Lien Law § 70 (McKinney-1993). The trust funds must be used to pay certain designated expenses, including subcontractors and materialmen claims, related payroll taxes, unemployment taxes, employment benefits and insurance premiums. Id., §§ 71(2), 71(4). Misuse constitutes a diversion, id., § 72(1), and the trust may be enforced through a class action brought by the beneficiaries or a representative action brought by the trustee on their behalf:

A trust arising under this article may be enforced by the holder of any trust claim ... in a representative action brought for the benefit of all beneficiaries of the trust. An action to enforce the trust may also be maintained by the trustee.

Id., § 77(1).

The Third Claim for Relief alleges that the debtor was a statutory trustee under the Lien Law, (¶ 43), and improperly diverted statutory trust funds to make the Payments. (¶ 44.) The plaintiff seeks to avoid and recover the trust funds on two theories. First, he invokes his status as statutory successor to creditors under 11 U.S.C. § 544(b), and maintains that he can recover the trust funds as fraudulent transfers. Second, he argues that he is also the statutory successor to the debtor, and may sue to recover the trust funds, to the same extent that the debtor could, under § 77(1) of the Lien Law.

1. Recovery as a Fraudulent Transfer

Section 548 of the Bankruptcy Code authorizes a trustee to avoid prepetition fraudulent transfers of the debt- or’s interest in property. 5 In addition, 11 U.S.C. § 544(b) incorporates the state fraudulent transfer laws, providing that:

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Bluebook (online)
318 B.R. 276, 60 Fed. R. Serv. 3d 579, 2004 Bankr. LEXIS 2151, 2004 WL 2988182, Counsel Stack Legal Research, https://law.counselstack.com/opinion/buchwald-v-di-lido-beach-resort-ltd-in-re-mccann-inc-nysb-2004.