G & J Investments v. Zell (In Re Zell)

108 B.R. 615, 1989 Bankr. LEXIS 2631, 1989 WL 147788
CourtUnited States Bankruptcy Court, S.D. Ohio
DecidedNovember 29, 1989
DocketBankruptcy No. 2-87-05441, Adv. No. 2-88-0234
StatusPublished
Cited by34 cases

This text of 108 B.R. 615 (G & J Investments v. Zell (In Re Zell)) is published on Counsel Stack Legal Research, covering United States Bankruptcy Court, S.D. Ohio primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
G & J Investments v. Zell (In Re Zell), 108 B.R. 615, 1989 Bankr. LEXIS 2631, 1989 WL 147788 (Ohio 1989).

Opinion

OPINION AND ORDER

R. GUY COLE, Jr., Bankruptcy Judge.

I.Preliminary Matters

Presently under consideration by the Court is an adversary proceeding to determine the debtor’s eligibility to receive a discharge in her Chapter 7 bankruptcy case. The debtor’s entitlement to a discharge in bankruptcy has been challenged by G & J Investments, whose complaint requests denial of debtor’s discharge pursuant to 11 U.S.C. § 727(a)(2), (3), and (5). A trial was held on October 25, 1989, after which the matter was taken under advisement.

The Court has jurisdiction over this proceeding pursuant to 28 U.S.C. § 1334(b) and the General Order of Reference entered in this district. This is a core proceeding arising under 28 U.S.C. § 157(b)(1), and (b)(2)(J). The following opinion constitutes the Court’s findings of fact and conclusions of law pursuant to Bankruptcy Rule (“Rule”) 7052.

II. Findings of Fact

1. Deborah L. Zell (“Debtor”) filed a voluntary petition for relief pursuant to Chapter 11 of the Bankruptcy Code on December 7, 1987. On May 5, 1988, she voluntarily converted her Chapter 11 case to a proceeding under Chapter 7.

2. The Complaint objecting to Debtor’s discharge was filed on August 22, 1988. After two extensions of time in which to plead, an answer was filed on October 25, 1988. On October 20, 1988, Thomas H. Grace, Debtor’s counsel, requested permission to withdraw as counsel due to Debt- or’s inability to pay attorney's fees. Grace’s request was granted by this Court’s order of August 2, 1989.

3. The Debtor was unable to secure replacement counsel and appeared pro se at trial. Although the official court file reflects proper service of the Complaint upon her, Debtor represented that she had never seen the Complaint and was not familiar with Rs allegations. The Court, sua sponte, explained the allegations of the Complaint in summary fashion and emphasized the gravity of the relief requested. The Court advised the Debtor that she could request a continuance of the trial on the grounds that she needed additional time to prepare her defense or obtain counsel for that purpose. The Debtor advised the Court of her inability to afford counsel and her desire to proceed to trial as scheduled. The Court thereupon recessed the trial for approximately one hour to give the *619 Debtor an opportunity to review the Complaint as well as proposed findings of fact and conclusions of law handed to her by Plaintiffs counsel when the Court convened.

4. In August of 1984, the Debtor formed a partnership with her sister which commenced operations in Bellefontaine, Ohio, as a retail clothing store under the name of “Captain Kid’s, Inc.” It appears that the Debtor’s sister subsequently withdrew from the partnership and Debtor continued conducting the business as a sole proprietorship. Captain Kid’s began its operations with the organizational assistance of Marle-na Fashions, a so-called “store-opening” company based in Atlanta, Georgia. Captain Kids became a wholesale supplier to other retail children stores as Debtor opened additional retail clothing businesses.

5. Gordon Zell, Debtor’s former father-in-law, and Jeffrey Zell, the Debtor’s former husband, formed G & J Investments, a general partnership, and served as its president and vice-president, respectively.

6. G & J Investments agreed to develop a retail shopping mall in Bellefontaine. Because operation of the mall would generate new jobs, the city received a grant of $150,-000 from the Ohio Department of Development to fund the initial stages of the project.

7. It was anticipated that the mall would attract 12 to 15 small retail businesses as tenants. The Debtor had committed to open one store in the mall, a retail women’s apparel store named “Baxter’s.” However, when no other tenants could be secured, the Debtor agreed to rent all of the space in the mall. Apparently, other potential tenants found the lease terms proposed by G & J Investments to be unacceptable. The Debtor’s principal, if not sole, reason for agreeing to lease the entire mall was her desire to see the mall succeed.

8. The Debtor leased all of the space in the mall, including the basement, which was used as a warehouse for children’s clothing. G & J Investments owned and managed the mall, and thus served as Debtor’s landlord.

9. After opening Baxter’s, the Debtor opened five additional retail stores in the mall. Captain Kid’s was not located in the interior mall area, but was a free-standing building situated in the mail’s parking lot. The Debtor employed an average of 20-25 employees in her various stores.

10. The Debtor understood the importance of inventory control and the necessity of maintaining accurate records in her stores. Accordingly, she purchased and had installed a computer in the stores to assist her in recording all business transactions.

11. The Debtor never paid herself a salary. At times, however, Debtor’s personal expenses were paid with proceeds from sales of the businesses. Specifically, the Debtor, on occasion, removed cash from the stores’ cash registers after the filing of the Chapter 11 bankruptcy petition to pay certain personal expenses. No sale proceeds were used, however, by the Debtor for personal obligations after the case was converted to a Chapter 7 proceeding.

12. The Debtor was solely responsible for purchasing merchandise for the stores and made frequent trips to New York City for this purpose.

18. In September of 1987, while Debtor was on a buying trip in New York, Jeffrey Zell filed a complaint for divorce against her. The Debtor’s clothing and other personal effects were removed from the couple’s house and deposited in a storage area in the rear portion of Captain Kid’s. Jeffrey Zell refused to allow Debtor back into the couple’s house for any reason after filing of the divorce complaint.

14. Thereafter, in October, 1987, Gordon Zell obtained a money judgment against the Debtor and a court order closing the stores. Apparently, the judgment arose out of an unpaid loan Gordon Zell made to Debtor which served as initial capitalization for her businesses.

15. The stores remained closed during November, 1987. During this period, Debtor’s office, located in the mall, was broken into. Business files were ransacked and the computer was damaged beyond repair. All *620 transactions occurring after this time, including the December shipment of merchandise to Atlanta, were manually documented on legal pads.

16. In late November, the Debtor granted Gordon Zell a security interest in unspecified personalty pursuant to a written security agreement. As a result, he apparently ceased, all efforts to enforce his judgment against Debtor, which enabled her to reopen the stores at the end of that month.

17.

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Cite This Page — Counsel Stack

Bluebook (online)
108 B.R. 615, 1989 Bankr. LEXIS 2631, 1989 WL 147788, Counsel Stack Legal Research, https://law.counselstack.com/opinion/g-j-investments-v-zell-in-re-zell-ohsb-1989.