Cibro Petroleum Products, Inc. v. City of Albany (In Re Winimo Realty Corp.)

270 B.R. 99, 2001 U.S. Dist. LEXIS 12923, 2001 WL 986865
CourtDistrict Court, S.D. New York
DecidedAugust 27, 2001
DocketBankruptcy Nos. 92-B-40026 (CB) to 92-B-40045. Civ.A. No. 01 M 47 (SAS). Adversary No. 9618730A
StatusPublished
Cited by13 cases

This text of 270 B.R. 99 (Cibro Petroleum Products, Inc. v. City of Albany (In Re Winimo Realty Corp.)) is published on Counsel Stack Legal Research, covering District 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
Cibro Petroleum Products, Inc. v. City of Albany (In Re Winimo Realty Corp.), 270 B.R. 99, 2001 U.S. Dist. LEXIS 12923, 2001 WL 986865 (S.D.N.Y. 2001).

Opinion

MEMORANDUM DECISION

SCHEINDLIN, District Judge.

Debtor Cibro Petroleum Products, Inc. (“Cibro”) and the Albany Port District Commission (“APDC”) are involved in a contract dispute that is currently before the Bankruptcy Court as an adversary proceeding (the “PILOT Adversary Proceeding”). Petitioner APDC now seeks a stay of the Bankruptcy Court’s proceedings pending appeal of that court’s refusal to compel arbitration of this matter. For the reasons stated below, the Bankruptcy Court lacks jurisdiction to try the PILOT Adversary Proceeding pending APDC’s appeal.

I. BACKGROUND

A. The Underlying Dispute

This case involves a contract dispute between Cibro and APDC. Cibro is a company formerly engaged in refining, marketing, transporting, and distributing petroleum and asphalt products; it used to operate a refinery at the Port of Albany (“Cibro Facility”). See 4/5/01 Affidavit of Defendant’s Attorney Jeremy J.O. Har-wood, (“Harwood Aff. No. 1”) ¶4. Cibro filed for Chapter 11 relief on January 3, 1992. See id. ¶ 3. It has ceased operations and remains in bankruptcy pending confirmation of a reorganization plan. See id. ¶ 4.

The Cibro Facility was leased pursuant to three written leases executed in 1978 and 1979 (“the APDC Leases”). See id. ¶ 5. Each lease contained an identical, broadly-worded arbitration provision. See id. ¶ 10.

In 1991, Cibro, the City, and APDC entered into an agreement called an “Agreement for Payments in Lieu of Taxes” (the “PILOT Agreement”). See id. ¶ 11. Under this agreement, Cibro was to make payments in lieu of City, County and School taxes. See id. ¶ 12. The PILOT Agreement makes specific reference to the APDC Leases. See id. ¶ 25. In 1994, Cibro discontinued making the payments required under the PILOT Agreement. See id. ¶ 13. APDC asserts that the payments called for by the PILOT Agreement are collateral obligations under the APDC Leases and that Cibro’s failure to make these payments constitutes a default of *102 those leases. 1 See id. ¶ 14. On July 1, 1998, APDC demanded arbitration of this dispute. See id. ¶ 16.

On June 16, 1996, Cibro filed an action against the City challenging the enforceability of the PILOT Agreement and seeking a refund of the payments made under it (the “PILOT Adversary Proceeding”). See id. ¶ 20. On March 23, 1998, APDC filed its Amended Intervening Answer to the Complaint. 2 See Mandamus Resp. Mem. ¶ 11.

On March 2, 1998, Cibro filed a motion to assume the APDC Leases pursuant to section 365 of the Bankruptcy Code (the “365 Matter”). See Harwood Aff. No. 1 T 26. The critical issue in its motion was whether there were any defaults under the Leases. APDC argued that the Leases contained a provision that required Cibro to pay all taxes and that the PILOT Agreement was a tax; Cibro argued that the PILOT Agreement was not a tax. See Mandamus Resp. Mem. ¶ 12. APDC opposed this motion and cross-moved on May 15, 1998, seeking, inter alia, a stay and an order compelling arbitration of the “issue of whether there are existing defaults under the APDC Leases ....” See id. ¶ 27. Cibro then refiled its assumption motion as a motion for partial summary judgment with respect to assumption of the APDC I/eases. APDC opposed the motion for partial summary judgment and by cross-motion dated July 6, 1998, again requested a stay and an order compelling arbitration. 3

B. The Bankruptcy Court’s Arbitration Decision

On January 27, 1999, the Bankruptcy Court issued its decision on Cibro’s motion for summary judgment and APDC’s motion to compel arbitration. See In re Winimo Realty Corp., et al., No. 92-B-420026 (Decision of Judge Cornelius Blackshear dated 1/27/99) (“Arbitration Decision”), Ex. 12 to Harwood Aff. No. 1. First, the court rejected APDC’s contention that it lacked jurisdiction to pass judgement on the underlying breach of contract issues, explaining that a bankruptcy court has “jurisdiction over a core proceeding to enforce a contractual agreement between parties that ha[ve] filed proofs of claim against the debtor’s estate.” Id. at 6 (citations omitted). Second, the court denied Cibro’s motion for partial summary judgment, finding certain terms of the APDC Leases to be ambiguous. See id. at 8-9. Third, with respect to APDC’s motion to compel arbitration and stay the proceedings, the court found that the APDC Leases indicated that “the parties have agreed to arbitrate,” and that “the breach allegation is arbitrable since it does ‘touch matters’ covered by the agreement.” 4 Id. at 11. Cib- *103 ro argued that APDC had waived any right to arbitration, but Judge Blackshear explicitly rejected this contention. See id. at 12 (“APDC has not waived its right to enforce the arbitration clause outlined in Article Twelve of the leases.”). Nevertheless, the Bankruptcy Court ordered mediation in lieu of arbitration “due to APDC’s delay in invoking the arbitration clause.” Id. at 13.

C. The Bankruptcy Court’s Initial Denial of Arbitration

After the Bankruptcy Court’s decision, mediation commenced and continued until November 2000, when APDC reported that the mediation had been unsuccessful. See Harwood Aff. No. 1 ¶ 36. At a status conference on November 16, 2000, APDC requested that the court, in line with the Arbitration Decision, now order arbitration of the issues previously subject to mediation. See id. ¶ 37. At a hearing on January 24, 2001, the court acknowledged that it had determined that the issues in the proceeding were arbitrable, but refused to enter an order compelling arbitration until after the court had tried the issues. See 1/24/01 Transcript, Ex. 15 to Harwood Aff. No. 1, at 36 (“[Y]ou can go to arbitration after I have made my ruling.”).

D. APDC’s Motion for a Writ of Mandamus

On April 6, 2001, APDC filed an application for an Order to Show Cause requesting a writ of mandamus directing the Bankruptcy Court to compel arbitration and stay the proceedings pending arbitration. See APDC’s Combined Application and Memorandum of Law in Support of Its Order to Show Cause for a Writ of Mandamus. At a hearing on April 13, 2001, this Court found that, while the Arbitration Decision had determined that the 365 Matter is arbitratable, the Bankruptcy Court had not ruled on the arbitrability of the PILOT Adversary Proceeding. See 4/13/01 Transcript, Ex. 16 to 7/01 Affidavit of Jeremy J.O. Harwood (“Harwood Aff. No. 2”), at 3-4, 19-20. 5

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270 B.R. 99, 2001 U.S. Dist. LEXIS 12923, 2001 WL 986865, Counsel Stack Legal Research, https://law.counselstack.com/opinion/cibro-petroleum-products-inc-v-city-of-albany-in-re-winimo-realty-nysd-2001.