In Re Camp Arrowhead, Ltd.

451 B.R. 678, 2011 WL 1060298
CourtUnited States Bankruptcy Court, W.D. Texas
DecidedMarch 21, 2011
Docket19-50331
StatusPublished
Cited by11 cases

This text of 451 B.R. 678 (In Re Camp Arrowhead, Ltd.) is published on Counsel Stack Legal Research, covering United States Bankruptcy Court, W.D. Texas primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
In Re Camp Arrowhead, Ltd., 451 B.R. 678, 2011 WL 1060298 (Tex. 2011).

Opinion

MEMORANDUM DECISION ON COOLWATER LLC’S MOTION FOR RECONSIDERATION OF THE ORDER CONFIRMING DEBTOR’S AMENDED CHAPTER 11 PLAN OF LIQUIDATION PURSUANT TO RULE 9023 OF THE RULES OF BANKRUPTCY PROCEDURE OR, IN THE ALTERNATIVE, FOR NEW TRIAL

LEIF M. CLARK, Bankruptcy Judge.

This decision addresses a motion by Coolwater, LLC, asking this court to reconsider its order confirming the plan of liquidation proposed by Camp Arrowhead, Ltd.’s (the “Debtor”). Most narrowly, the motion is actually one seeking to alter or amend judgment, pursuant to Rule 59 of the Federal Rules of Civil Procedure, made applicable in bankruptcy matters by Rule 9023 of the Federal Rules of Bankruptcy Procedure. More broadly, this pleading is but a continuation of Coolwa-ter’s continuing desire to litigate matters surrounding the sale of the Debtor’s real property, a large parcel of property in the Texas Hill Country long once used as a summer camp for girls. Early on in this case, over Coolwater’s strenuous objection, this court granted the Debtor’s request to sell its primary asset — approximately 650 acres of real property located in Hunt County, Texas (the “Property”). Coolwa-ter unsuccessfully appealed this court’s decision allowing the Debtor to sell the Property. Additionally, Coolwater unsuccessfully appealed this court’s ruling denying Coolwater’s motion to dismiss this bankruptcy case.

After the sale was consummated, the Debtor filed a disclosure statement and liquidating plan. Coolwater did not object to either the Disclosure Statement or the Plan, and, on May 21, 2010, the court confirmed the Debtor’s Plan. On May 28, 2010, Coolwater filed this Motion Pursuant to Federal Rule of Bankruptcy Procedure 9023 of the Federal Rules of Bankruptcy Procedure to Amend Order Confirming Debtor’s First Amended Plan of Reorganization; or, in the Alternative, for New Trial (the “Motion to Reconsider”). In the Motion to Reconsider, Coolwater asks the court to reconsider its Confirmation Order claiming that the order (and the plan) contain a third-party injunction that should be stricken, either as a matter of law or as a matter of equity. The matter was heard by the court on July 14, 2010 (the “July Hearing”), at the conclusion of which the court ordered additional briefing. After consideration of the papers filed in advance of the July Hearing, the oral arguments made at the July Hearing, and the additional briefing submitted by the Debt- or and Coolwater, and for the reasons stated below, the court now enters this Memorandum Decision.

A. Background Facts

The dispute between Coolwater and the Debtor originated well before this bankruptcy filing. The Motion to Reconsider cannot be considered in a vacuum, and, as we shall see below, is intricately related to *682 the sale of the Debtor’s Property. A somewhat detailed review of the background is necessary. The court cautions that the following summary is provided for the convenience of all concerned, and should not be construed as either binding findings of fact or conclusions of law by any court. The summary is drawn in considerable part from a Joint Statement of Undisputed Facts as stipulated by the debtor and Coolwater, submitted in conjunction with a hearing held early on in this case. 1

On April 15, 2009, the Debtor (through its agents) informed Coolwater (through its agent) that it would accept an offer by Coolwater to purchase the Property for $6.5 million. Joint Statement, at ¶ 14. However, on April 18, 2009, instead of Coolwater submitting an offer to the Debt- or, the Debtor delivered a signed offer to Coolwater titled Agricultural Land Earnest Money Contract’ (the “Coolwater Offer”). Id. at ¶ 16. Two days later, on April 20, 2009, Glenn A. Youngkin and Suzanne S. Youngkin offered to buy the Property from the Debtor for $6.75 million (the “Youngkin Offer”). Id. ¶ 17. Pursuant to the terms of Youngkin Offer, the Youngkins immediately deposited $150,000 in earnest money with an escrow agent, who acknowledged receipt of the deposit on that same day, April 20, 2009. Id. at ¶ 17. That same day, the Debtor sent notice to Coolwater that it was withdrawing and revoking the Coolwater Offer. Id. at ¶ 18. Later on in the day 2 on April 20, in compliance with the Coolwater Offer, Coolwater also deposited $20,000 in earnest money with a title company, and instructed the title company to deliver $100 of the earnest money to the Debtor. Id. ¶ 19. On April 24, 2009, Coolwater sued the Debtor in state court over the revocation of the Coolwater Offer. That litigation was still pending when the bankruptcy was filed. Id. ¶ 20.

On November 30, 2009, the Debtor filed a voluntary petition for relief under Chapter 11 of the Bankruptcy Code. Soon after, on December 8, 2009, the Debtor filed a motion to sell substantially all of its assets pursuant to 11 U.S.C. § 363 (the “Sale Motion”) [Docket No. 9]. In particular, the Sale Motion sought permission to sell the Property to the Youngkins, as well as to assume an executory contract — the Youngkin Offer. Coolwater immediately responded by filing not only an objection to the Sale Motion [Docket No. 26] but also a motion to dismiss the bankruptcy case on grounds that the case was filed in bad faith [Docket No. 11]. Needless to say, the Debtor objected to the dismissal of this case [Docket No. 28]. Ultimately, the court held a hearing on January 6, 2010, at which time the court denied Cool-water’s motion to dismiss the case and granted the Sale Motion (the “Sale Order”) [Docket No. 48]. Coolwater appealed both determinations to the District Court, and on April 20, 2010, but the District Court ruled against Coolwater on both accounts [Docket Nos. 106-107]. At this juncture, the Sale Order is a final, unappealable order.

Some discussion of the Sale Order is relevant here. The Sale Order authorized the Debtor to sell the Property for $6,575 *683 million to Glenn A. Youngkin and Suzanne S. Youngkin (together, the “Youngkins”), or their assignee, P & 0 Ranch, LLC. Sale Order, ¶ F. Additionally, the Sale Order provided:

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Cite This Page — Counsel Stack

Bluebook (online)
451 B.R. 678, 2011 WL 1060298, Counsel Stack Legal Research, https://law.counselstack.com/opinion/in-re-camp-arrowhead-ltd-txwb-2011.