In re: Avon Townhomes Venture

CourtUnited States Bankruptcy Appellate Panel for the Ninth Circuit
DecidedMarch 29, 2012
DocketNC-11-1068-HDoD NC-11-1069-HDoD
StatusUnpublished

This text of In re: Avon Townhomes Venture (In re: Avon Townhomes Venture) 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
In re: Avon Townhomes Venture, (bap9 2012).

Opinion

FILED MAR 29 2012 1 SUSAN M SPRAUL, CLERK U.S. BKCY. APP. PANEL 2 OF THE NINTH CIRCUIT

3 UNITED STATES BANKRUPTCY APPELLATE PANEL 4 OF THE NINTH CIRCUIT 5 In re: ) BAP Nos. NC-11-1068-HDoD ) NC-11-1069-HDoD 6 AVON TOWNHOMES VENTURE, ) ) Bk. No. 11-41750 7 Debtor. ) ______________________________) 8 ) JOE GUERRA; RAYMUNDO LUJANO, ) 9 ) Appellants, ) 10 ) v. ) M E M O R A N D U M1 11 ) NANNETTE DUMAS, U.S. Trustee; ) 12 ROBERT JARAMILLO; MOHAMED ) POONJA, Chapter 7 Trustee, ) 13 ) Appellees. ) 14 ______________________________) 15 Argued and Submitted on January 20, 2012 at San Francisco, California 16 Filed - March 29, 2012 17 Appeal from the United States Bankruptcy Court 18 for the Northern District of California 19 Honorable Roger L. Efremsky, Bankruptcy Judge, Presiding 20 Appearances: Appellant Joe Guerra argued pro se. Appellant 21 Raymundo Lujano argued pro se. Scott Tate of Schnader Harrison Segal & Lewis LLP argued for 22 appellee, Mohamed Poonja, Chapter 7 Trustee. 23 Before: HOLLOWELL, DONOVAN2 and DUNN, Bankruptcy Judges. 24 25 1 26 This disposition is not appropriate for publication. Although it may be cited for whatever persuasive value it may 27 have (see Fed. R. App. P. 32.1), it has no precedential value. 28 See 9th Cir. BAP Rule 8013-1. 2 Hon. Thomas B. Donovan, United States Bankruptcy Judge for the Central District of California, sitting by designation. 1 Joe Guerra (Guerra) and Raymundo Lujano (Lujano) 2 (collectively, the Appellants) each appeal the order of the 3 bankruptcy court that imposed over $200,000 in sanctions against 4 them, jointly and severally, for concealing an insider connection 5 between the debtor and the purchaser of the debtor’s main asset.3 6 We AFFIRM. 7 I. FACTUAL BACKGROUND 8 In 2001, Luis Aguilar (Aguilar) purchased real property in 9 Lathrop, California (the Property) with two single family 10 residences, which he rented out for income. Aguilar’s ultimate 11 goal was to construct townhomes on the Property. He sought a 12 partner to assist him in developing the Property. Aguilar placed 13 an advertisement for a developer and met Guerra as a result. He 14 later entered into an agreement with Guerra to move the project 15 forward. To that end, Aguilar and Guerra formed Avon Townhomes 16 Venture (Avon). 17 Aguilar agreed to transfer the Property to Avon and to 18 continue to make mortgage payments; Guerra agreed to take sole 19 management control of Avon and was tasked with obtaining 20 financing for the project, preparing construction plans, and 21 obtaining building permits and approvals. Aguilar and Guerra 22 23 3 The bankruptcy court imposed sanctions on other individuals along with the Appellants. Indeed, there was an 24 entire cast of characters, including the officers and agents of 25 the company Metricz, as well as the attorneys for Metricz and the debtor, which was subject to the bankruptcy court’s order to show 26 cause on whether sanctions were appropriate and its ultimate 27 order imposing sanctions for misconduct. However, this memorandum decision is limited to the Appellants’ conduct and 28 responses.

-2- 1 were the sole shareholders of Avon, but Aguilar’s interest in 2 Avon was subordinated to the stock held by Guerra. 3 When Guerra made little progress in developing the Property, 4 the relationship between Aguilar and Guerra soured. Aguilar had 5 the rents from the residences paid to him directly and Guerra 6 responded by “terminating” Aguilar’s interest in Avon. Aguilar 7 sued Guerra in October 2004, alleging damages for breach of 8 contract and fraud. 9 On May 26, 2005, Guerra filed a chapter 114 bankruptcy 10 petition for Avon.5 Postpetition, Avon continued to act as the 11 debtor-in-possession with Guerra serving as Avon’s responsible 12 individual. On November 10, 2005, Avon filed a motion seeking 13 authority to sell the Property, as is, free and clear of 14 ownership interests, to an entity known as Metricz, Inc. 15 (Metricz) for $400,000 (Sale Motion).6 16 Lujano is Metricz’s Chief Financial Officer and sole 17 shareholder. Robert Jaramillo (Jaramillo) is Metricz’s 18 President. Jaramillo executed the proposed purchase contract for 19 the Property on behalf of Metricz. 20 In its Sale Motion, Avon stated that it and its equity 21 4 22 Unless otherwise indicated, all chapter and section references are to the Bankruptcy Code, 11 U.S.C. §§ 101-1532. 23 All Rule references are to the Federal Rules of Bankruptcy 24 Procedure, Rules 1001-9037. 5 25 Guerra initially filed the petition pro se on behalf of Avon, but subsequently retained Stanley Zlotoff as Avon’s 26 counsel. 27 6 Avon did not seek court approval to hire a real estate 28 broker to market the Property.

-3- 1 owners were unrelated to Metricz. Additionally, Guerra stated in 2 his declaration in support of the Sale Motion that neither he, 3 Aguilar, nor Avon had any relationship or connection with 4 Metricz. 5 Aguilar filed a limited objection to the Sale Motion. He 6 consented to the sale, but proposed a competing bid by Thomas 7 Sayles (Sayles). On December 7, 2005, the bankruptcy court 8 conducted an auction for the Property, at which Metricz and 9 Sayles participated (the Sale Hearing).7 Jaramillo made the bids 10 on behalf of Metricz. Metricz was the highest bidder at 11 $610,000. At the Sale Hearing, Sayles and the United States 12 Trustee (UST) expressed concerns that Guerra had some connection 13 with Metricz. The bankruptcy court addressed the issue: 14 If there are any connections between anybody, then that becomes a concern. . . . From my perspective the 15 absolutely most important thing is that a sale is done fairly; it’s legitimate; everybody has a fair shot at 16 buying; that there’s no shenanigans; there’s no inside deals; there’s no undisclosed relationships; there’s 17 none of this stuff. . . . There’s an integrity of the process that to me is the most important. And I’d 18 rather lose a sale than have one – one tainted by some wrongdoings. 19 20 Hr’g Tr. (Dec. 5, 2005) at 27:20-28:17. 21 The bankruptcy court offered to continue the Sale Hearing; 22 however, after a recess, the parties decided to go forward with 23 the auction. During the recess, Guerra represented to the UST 24 that there was no connection between Avon or Guerra and Metricz 25 or Metricz’s officers or agents, and that Metricz had been 26 27 7 Judge Grube presided over the Sale Hearing. The case was 28 transferred to Judge Efremsky on July 31, 2006.

-4- 1 located through a real estate broker named Jim McClenehan 2 (McClenehan) of a firm called Eagle Home Loan. The UST put that 3 representation on the record. 4 The bankruptcy court then approved the sale. However, as a 5 condition of the sale, it required Metricz to make two non- 6 refundable deposits, $25,000 and $100,000, respectively, to 7 Avon’s attorney to be held in his trust account in advance of the 8 close of escrow, or risk forfeiting its funds and losing the 9 Property to Sayles for a back-up bid of $550,000. The final 10 order authorizing the sale free and clear of interests and 11 approving the sale to Metricz was entered on December 30, 2005. 12 The sale closed on February 3, 2006. 13 In June 2006, Metricz filed an adversary proceeding against 14 Avon, claiming Avon had represented that the Property had been 15 granted valuable sewer rights from the City of Lathrop (Adversary 16 Proceeding). It turned out that prior to the sale, Aguilar had 17 the sewer rights terminated without Guerra’s knowledge.8 Metricz 18 alleged that without the sewer hook-ups it was deprived of the 19 opportunity to sell the Property for over $1 million.

Free access — add to your briefcase to read the full text and ask questions with AI

Related

United States v. White
322 U.S. 694 (Supreme Court, 1944)
In Re Ruffalo
390 U.S. 544 (Supreme Court, 1968)
Baxter v. Palmigiano
425 U.S. 308 (Supreme Court, 1976)
United States v. California
447 U.S. 1 (Supreme Court, 1980)
Anderson v. City of Bessemer City
470 U.S. 564 (Supreme Court, 1985)
Braswell v. United States
487 U.S. 99 (Supreme Court, 1988)
Chambers v. Nasco, Inc.
501 U.S. 32 (Supreme Court, 1991)
Retz v. Samson (In Re Retz)
606 F.3d 1189 (Ninth Circuit, 2010)
Cummings v. HPG International, Inc.
244 F.3d 16 (First Circuit, 2001)

Cite This Page — Counsel Stack

Bluebook (online)
In re: Avon Townhomes Venture, Counsel Stack Legal Research, https://law.counselstack.com/opinion/in-re-avon-townhomes-venture-bap9-2012.