In re: Alameda Investments, LLC

United States Bankruptcy Appellate Panel for the Ninth Circuit·Decided March 5, 2014·No. CC-13-1333-PaTaKu·Unpublished

Opinion

FILED

Mar 5 2014

1 2 SUSAN M. SPRAUL, CLERK U.S. BKCY. APP. PANEL OF THE NINTH CIRCUIT

3 UNITED STATES BANKRUPTCY APPELLATE PANEL 4 OF THE NINTH CIRCUIT 5 In re: ) BAP No. CC-13-1333-PaTaKu )

6 ALAMEDA INVESTMENTS, LLC, ) Bankr. No. 09-10348-PC )

7 Debtor. )

______________________________)

8 )

PHOENIX, LLC, )

9 )

Appellant, )

10 )

v. ) M E M O R A N D U M1 11 )

THE ALAMEDA LIQUIDATING TRUST;)

12 AKT INVESTMENTS, INC., )

)

13 Appellees. )

______________________________)

14 Argued and Submitted on February 20, 2014 15 at Pasadena, California 16 Filed - March 5, 2014 17 Appeal from the United States Bankruptcy Court for the Central District of California 18 Honorable Peter H. Carroll, Chief Bankruptcy Judge, Presiding 19 20 Appearances: Chris D. Kuhner of Kornfield, Nyberg, Bendes & Kuhner, PC, argued for appellant Phoenix, LLC;

21 Aaron B. Bloom argued for appellee Alameda Liquidating Trust.

22 23 Before: PAPPAS, TAYLOR and KURTZ, Bankruptcy Judges. 24 25 26 1 This disposition is not appropriate for publication.

27 Although it may be cited for whatever persuasive value it may have (see Fed. R. App. P. 32.1), it has no precedential value.

28 See 9th Cir. BAP Rule 8013-1.

1 Appellant Phoenix, LLC (“Phoenix”) appeals the order of the 2 bankruptcy court determining that appellee, the Alameda 3 Liquidating Trust (“the Trust”), succeeded to the entire interest 4 in West Lakeside, LLC (“West Lakeside”) held by chapter 112 5 debtor Alameda Investments, Inc. (“Debtor”), and that the Trust 6 enjoys the same Alameda membership interest in West Lakeside as 7 Debtor had prior to bankruptcy. We AFFIRM the bankruptcy court’s 8 order. 9 FACTS 10 The Woodside Group, LLC (“Woodside”) and its affiliates, 11 including Debtor, collectively formed one of the largest 12 privately held homebuilders in the United States. Together and 13 with its subsidiaries, Woodside engaged in homebuilding 14 operations in eight states. Woodside used Debtor as a “land 15 bank” to purchase, hold, and secure title to land that would then 16 be transferred to another subsidiary for development. 17 Debtor and Phoenix each owned a 50 percent membership 18 interest in West Lakeside, a California LLC; AKT Development Co. 19 (“AKT”), an entity apparently related to Phoenix,3 was the 20 manager of West Lakeside. 21 22

2

Unless otherwise indicated, all chapter and section 23 references are to the Bankruptcy Code, 11 U.S.C. §§ 101-1532, and 24 "Rule" references are to the Federal Rules of Bankruptcy Procedure. All “Civil Rule” references are to the Federal Rules 25 of Civil Procedure. 26 3 Angelo K. Tsakopoulos is the manager and owner of AKT, 27 and the manager and controlling member of Phoenix (58.4% of Phoenix membership interests owned by Tsakopoulos or his 28 controlled family trust).

1 In May of 2003, Debtor, Phoenix, and AKT executed an 2 “Operating Agreement” for West Lakeside, an LLC created to 3 facilitate development of a 133-acre tract of land in Sacramento 4 County, California. Of note for this appeal is ¶ 16.1.1 of the 5 Operating Agreement, entitled “Prohibition Against Transfer,” 6 which states in part: 7 Basic Prohibitions. Alameda has entered into this Agreement because of the trust and confidence it places 8 in Angelo K. Tsakopoulos, the sole owner of AKT, and AKT and Phoenix have entered into this Agreement 9 because of the trust and confidence they place in Alameda and its affiliates. . . . In light of the 10 parties’ reliance on the continuing interests of the other Members . . . none of the following sales, 11 transfers, assignments or hypothecations (individually and jointly, a “Transfer”), shall be permitted without 12 the prior written approval of a Majority of the Members, and any such attempted Transfer shall be void 13 and ineffectual: (i) a Transfer, directly or indirectly, for consideration or gratuitously, by a 14 Member or its successors or assigns, of all or any portion of its Member Interest or Economic Interest;

15 (ii) a Transfer of beneficial interest of a Member to any other individual or entity other than its 16 constituent owners as of the date of the execution of this Agreement; or (iii) a Transfer which results in a 17 change in the “Principal Owner” of the Member or Member Group, as applicable.

18 19 Article XXI of the Operating Agreement also provides two 20 pertinent definitions: 21 “Economic Interest” shall mean the right to receive distributions of the company’s assets and all 22 allocations of income, gain, loss, deduction, credit and similar items from the Company pursuant to this 23 Agreement and the Act, but shall not include any other rights of a Member, including, without limitation, the 24 right to vote or participate in the management, or, except as provided in Section 17106 of the Corporations 25 Code, any right to information concerning the business and affairs of the Company.

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