California Franchise Tax Board v. Wilshire Courtyard (In Re Wilshire Courtyard)

459 B.R. 416, 2011 Bankr. LEXIS 3925, 55 Bankr. Ct. Dec. (CRR) 167, 2011 WL 5041700
CourtUnited States Bankruptcy Appellate Panel for the Ninth Circuit
DecidedSeptember 19, 2011
DocketBAP No. CC-10-1275-PaKiSa. Bankruptcy No. LA 97-10771 PC
StatusPublished
Cited by19 cases

This text of 459 B.R. 416 (California Franchise Tax Board v. Wilshire Courtyard (In Re Wilshire Courtyard)) is published on Counsel Stack Legal Research, covering United States Bankruptcy Appellate Panel for the Ninth Circuit primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
California Franchise Tax Board v. Wilshire Courtyard (In Re Wilshire Courtyard), 459 B.R. 416, 2011 Bankr. LEXIS 3925, 55 Bankr. Ct. Dec. (CRR) 167, 2011 WL 5041700 (bap9 2011).

Opinion

OPINION

PAPPAS, Bankruptcy Judge.

In this complicated dispute, the Panel is asked to review the opinions and orders of the bankruptcy court entered in a reopened chapter 11 3 real estate partnership reorganization case, and in particular, the state tax consequences of confirmation of the debtor’s plan for its former partners. While the substantive issues raised in this appeal involve interesting, complex questions about the interplay of bankruptcy and tax law, we may not comment on those issues. Instead, the Panel is compelled to reverse the bankruptcy court’s ruling that it had subject matter jurisdiction to adjudicate the issues in this contest, to vacate the orders of the bankruptcy court, and to remand this matter to the bankruptcy court with instructions that it dismiss.

*419 FACTS 4

Events Before the Reopening of the Bankruptcy Case.

Wilshire Courtyard (“Wilshire”) was a California general partnership. 5 We refer to its general partners, the appellees in this appeal, collectively as the ‘Wilshire Partners.”

Wilshire began operations in 1984. By 1987, Wilshire had developed and owned two commercial complexes on Wilshire Boulevard in Los Angeles containing almost a million square feet of rental office space (the “Property”).

In 1989, Wilshire entered into several financing agreements concerning the Property. As a result of these transactions, the secured lender holding the first position lien on the Property was Continental Bank, N.A. (“Continental”); various other entities held subordinated secured debt. Wilshire’s combined secured debt aggregated almost $350 million. Wilshire defaulted on the Continental loan in July 1996, and Continental scheduled a foreclosure sale for July 9, 1997. In response, Wilshire filed a chapter 11 bankruptcy petition on July 8,1997.

Appellant California Franchise Tax Board (“CFTB”) was listed in the creditor’s matrix filed by Wilshire. CFTB acknowledges that it received the initial notice of the commencement of the case sent out by the clerk of the bankruptcy court. However, for the reasons discussed below, CFTB did not file a proof of claim, assert any other claim, nor otherwise participate in Wilshire’s bankruptcy case.

Early in the bankruptcy case, Continental was acquired by Bank of America (“BA”). 6 BA, Wilshire, and the Wilshire Partners eventually negotiated a joint, consensual plan of reorganization. Under the terms of the joint plan, when it became effective, Wilshire would be restructured from a California general partnership to a Delaware limited liability company. It would continue to own and operate the Property. Wilshire would arrange for a new, nonrecourse loan for $100 million, secured by a first deed of trust on the Property.

For its part in the reorganization, BA agreed to contribute $28 million to the reorganized Wilshire, and to release its secured indebtedness, in exchange for its receipt of the $100 million in new loan proceeds. In consideration of its agreements, BA would receive a 99 percent ownership interest in the reorganized Wil-shire; the Wilshire Partners would receive the remaining one percent interest. For giving up almost all of their former equity in the business, the Wilshire Partners would also receive $3.5 million in cash, and a $450,000 loan.

Wilshire’s disclosure statement was approved by the bankruptcy court on February 19, 1998. The disclosure statement did not address the state tax consequences for the Wilshire Partners as a result of the transactions proposed in the reorganization plan.

*420 Notice of the confirmation hearing concerning the joint plan was sent by Wilshire to interested parties in the bankruptcy case on February 12, 1998. However, CFTB was not served with a copy of the proposed plan nor given notice of the confirmation hearing. 7

After the confirmation hearing, the bankruptcy court entered an Order Confirming the Joint Plan of Reorganization on April 14, 1998. CFTB acknowledges that it received the “Notice of Order Confirming [Wilshire’s] Chapter 11 Plan” from the clerk of the bankruptcy court, which stated in relevant part that, “Notice is hereby given of the entry of an order of this Court confirming a Plan of Reorganization. A copy of the order and the plan itself are contained in the Court file located at the address listed herein.”

A plan having been confirmed, the Wil-shire case was closed by the bankruptcy court in an order entered on October 22, 1998. Wilshire contends, and CFTB has not effectively disputed, that the confirmed plan was implemented and consummated, in that the restructure of the reorganized Wilshire, and the various transfers and transactions contemplated by the confirmed plan, were all completed.

After the plan was confirmed, the various Wilshire Partners reported approximately $208 million in aggregate cancellation of debt income (“CODI”) on their individual 1998 California state tax returns. Then, on November 15, 2002, CFTB sent Wilshire and the Wilshire Partners an “Audit Issue Presentation Sheet” (“AIPS”). The AIPS informed them that CFTB challenged the Wilshire Partners’ characterization of the tax consequences of the transactions effected by the confirmed chapter 11 plan as CODI. Rather than $208 million in CODI, CFTB argued that the Wilshire Partners should have reported approximately $231 million in capital gain income arising from the plan transactions, because the treatment of their interests under the plan constituted a disguised sale of the Property. Based on the AIPS, CFTB issued notices of proposed assessments to the Wilshire Partners on June 15, 2004, totaling approximately $13 million in unpaid income taxes.

The Wilshire Partners disputed CFTB’s position. Over the next five years, CFTB and The Wilshire Partners engaged in several rounds of administrative hearings relating to this dispute. 8

Reopening of the Bankruptcy Case.

On May 27, 2009, the contest shifted back to the bankruptcy court. Wilshire filed an ex parte motion to reopen the bankruptcy case. As cause for reopening, Wilshire argued that, through the AIPS and the continuing administrative hearings, CFTB was attempting to collaterally attack the confirmed chapter 11 plan by characterizing its terms as effecting a disguised sale of the Property while, according to the plan, Wilshire had retained ownership of the Property. The bankruptcy *421 court granted the motion and entered an order reopening the bankruptcy case on June 4, 2009.

Wilshire then filed a motion for an Order to Show Cause Re Contempt (“OSC”) on June 23, 2009. The bankruptcy court entered the OSC on August 12, 2009, directing CFTB to appear before the bankruptcy court to show why it should not be held in contempt for collaterally attacking, and by refusing to act in accordance with, the plan and confirmation order.

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459 B.R. 416, 2011 Bankr. LEXIS 3925, 55 Bankr. Ct. Dec. (CRR) 167, 2011 WL 5041700, Counsel Stack Legal Research, https://law.counselstack.com/opinion/california-franchise-tax-board-v-wilshire-courtyard-in-re-wilshire-bap9-2011.