In re: Dead Oak Estates, Inc.

CourtUnited States Bankruptcy Appellate Panel for the Ninth Circuit
DecidedDecember 16, 2011
DocketCC-11-1323-KiDJu
StatusUnpublished

This text of In re: Dead Oak Estates, Inc. (In re: Dead Oak Estates, Inc.) 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: Dead Oak Estates, Inc., (bap9 2011).

Opinion

FILED DEC 16 2011 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 No. CC-11-1323-KiDJu 6 ) DEAD OAK ESTATES, INC., ) Bk. No. 08-28230-MM 7 ) Debtor. ) Adv. No. 09-02730 8 ______________________________) ) 9 MICHAEL F. BURKART, Chapter 7 ) Trustee; SUSAN VINEYARD, ) 10 ) Appellants, ) 11 ) v. ) M E M O R A N D U M1 12 ) ROBERT KUPKA; CYNTHIA KUPKA, ) 13 ) Appellees. ) 14 ______________________________)

15 Argued and Submitted on November 16, 2011 at Sacramento, California 16 Filed - December 16, 2011 17 Appeal from the United States Bankruptcy Court 18 for the Eastern District of California

19 Honorable David E. Russell, Bankruptcy Judge, Presiding _____________________________________ 20 Appearances: Kristen Ditlevsen, Esq. argued for appellants, 21 Michael F. Burkart and Susan Vineyard; George C. Hollister, Esq. of the Hollister Law 22 Corporation argued for appellees, Robert Kupka and Cynthia Kupka. 23 _____________________________________

24 Before: KIRSCHER, DUNN, and JURY, Bankruptcy Judges. 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 Appellants, chapter 72 trustee Michael F. Burkart 2 (“Trustee”) and Susan Vineyard (“Vineyard”)(collectively 3 “Trustee”), appeal a bankruptcy court judgment in favor of 4 defendants, appellees Robert Kupka (“Robert”) and Cynthia Kupka 5 (“Cynthia”)(collectively “Defendants”), on Trustee’s action for 6 declaratory relief regarding debtor’s rights under an option to 7 purchase real property owned by Defendants. We AFFIRM. 8 I. FACTUAL AND PROCEDURAL BACKGROUND 9 A. Prepetition Facts. 10 Debtor, Dead Oak Estates, Inc. (“Dead Oak”), is a Delaware 11 corporation originally incorporated on June 7, 1982. Dead Oak’s 12 name was changed to Hangtown Leasing Company by amendment filed 13 on July 11, 1986 (“Hangtown”). Dead Oak’s name was changed back 14 to Dead Oak Estates, Inc. by amendment filed on April 4, 2002. 15 Phil Sheridan (“Sheridan”) owned and operated a small 16 charter airline, Galaxy Airlines (“Galaxy”), located in Fort 17 Lauderdale, Florida. In January 1985, a Galaxy flight crashed in 18 Reno, Nevada, killing 70 of the 71 persons on board. Shortly 19 after the crash, the U.S. Department of Transportation (“DOT”) 20 suspended Galaxy’s operational certificate. Sheridan’s efforts 21 to reinstate the operational certificate were unsuccessful, and 22 he decided to sell Galaxy. 23 In 1987, Sheridan entered into a Stock Purchase Agreement 24 25 2 Unless otherwise indicated, all chapter, section and rule 26 references are to the Bankruptcy Code, 11 U.S.C. §§ 101-1532, and to the Federal Rules of Bankruptcy Procedure, Rules 1001-9037. 27 The Federal Rules of Civil Procedure will be referred to as “FRCP.” The Federal Rules of Evidence will be referred to as 28 ?FRE.” - 2 - 1 (“Agreement”) transferring his 100% interest in Galaxy to John 2 Kupka (“John”) and John’s assigns, in exchange for: a promissory 3 note to Sheridan in the amount of $400,000, an agreement to pay 4 Sheridan’s debt to Cardinal Corporation in the amount of 5 $900,000, and payment of Galaxy’s 941 tax obligation to the IRS. 6 John’s “assigns” were Hangtown n/k/a Dead Oak, one of several 7 corporations controlled by John through the Kupka Family Trust, 8 and William and Tammy Tsui (collectively “buyers”). In October 9 1987, the buyers attempted to rescind the Agreement for, inter 10 alia, Sheridan’s failure to disclose the correct amount of the 11 IRS’s tax lien, and the buyer’s inability to reinstate the 12 operational certificate with the DOT.3 Sheridan rejected the 13 rescission notice. 14 In 1988, Sheridan sued the buyers in a Florida federal court 15 for specific performance of the Agreement. While the suit was 16 pending, Sheridan filed for chapter 7 bankruptcy. In August 17 1993, the Florida court entered a default judgment in favor of 18 Donna Bumgardner, Sheridan’s chapter 7 trustee, and Cardinal 19 3 20 In January 1988, the DOT issued an Order to Show Cause (“OSC”) tentatively revoking Galaxy’s operational certificate for 21 failing to comply with the continuing aviation fitness requirements. Prior to the OSC, John had submitted documentation 22 to the DOT in an effort to get Galaxy’s operational certificate reinstated, including an Option to Purchase Real Estate, dated 23 November 10, 1986 (the “Option”). Also in the DOT’s file submitted by John was a letter dated June 3, 1987, from John to 24 Richard Taylor, attorney for Galaxy on the DOT matter, in which John stated that “the family trust has first option on the 25 airport property for $1.8 [million],” and that Lodi Airport was worth “roughly $7.5 [million],” with total debt of “less than 26 $1.2 [million].” The DOT noted several reasons in the OSC for revoking 27 Galaxy’s operational certificate, including its apparent poor financial condition, John’s “overstated” value of Lodi Airport, 28 and John’s prior criminal record for false swearing under oath. - 3 - 1 Corporation (the third-party beneficiary to the Agreement) and 2 against John, Hangtown, and the Tsuis (the “Sheridan Judgment”). 3 In 1995, Marika Tolz succeeded Donna Bumgardner as trustee for 4 Sheridan’s estate. In 1996, the bankruptcy court approved 5 trustee Tolz’s employment of co-plaintiff Vineyard as collection 6 agent for the Sheridan Judgment. In 2000, Vineyard filed a 7 chapter 7 bankruptcy. John filed a chapter 7 bankruptcy in 2001. 8 In 2001, Cardinal Corporation assigned its portion of the default 9 judgment (about $1.4 million plus interest) to the trustee of 10 Vineyard’s bankruptcy estate. In 2003, the bankruptcy court 11 entered an order approving the trustee’s abandonment of 12 Vineyard’s estate’s interest in the Sheridan Judgment back to 13 Vineyard. After years of having no success in collecting on the 14 Sheridan Judgment, in May 2005, trustee Tolz filed a notice of 15 intent to abandon Sheridan’s portion of the Sheridan Judgment 16 (about $600,000 plus interest) back to Sheridan. In July 2005, 17 Sheridan affirmed and assumed the assignment agreement between 18 trustee Tolz and Vineyard for collection of the Sheridan 19 Judgment. 20 B. Postpetition Facts. 21 Vineyard filed an involuntary chapter 7 petition against 22 Dead Oak on June 20, 2008. John is the principal of Dead Oak.4 23 Upon no objection, an order for relief was entered in August 24 2008. Two proofs of claim were filed in Dead Oak’s case, 25 including a general unsecured claim by Vineyard for $5,955,000 26 27 4 John, father to Robert and Cynthia, passed away during 28 this case on October 5, 2010. - 4 - 1 based in part on the Sheridan Judgment. On August 21, 2009, the 2 bankruptcy court approved a compromise authorizing the joint 3 prosecution (at Vineyard’s expense) of the estate’s Option to 4 purchase real property owned by Defendants in Acampo, California, 5 commonly known as Lodi Airport for $1.8 million, and providing 6 for a division of any net recovery to Vineyard and the estate’s 7 other creditors. In September 2009, pursuant to an order based 8 on Dead Oak’s failure to file documents, Vineyard filed schedules 9 and a statement of financial affairs on behalf of Dead Oak. In 10 those documents, Vineyard identified the Option as property of 11 the estate.

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