In Re French Gardens, Ltd.

58 B.R. 959, 1986 Bankr. LEXIS 6394
CourtUnited States Bankruptcy Court, S.D. Texas
DecidedMarch 27, 1986
Docket19-70016
StatusPublished
Cited by29 cases

This text of 58 B.R. 959 (In Re French Gardens, Ltd.) is published on Counsel Stack Legal Research, covering United States Bankruptcy Court, S.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 French Gardens, Ltd., 58 B.R. 959, 1986 Bankr. LEXIS 6394 (Tex. 1986).

Opinion

EDWARD J. RYAN, Bankruptcy Judge.

This matter comes before the court on the motion of Manhattan Savings Bank (“Manhattan”) for an order imposing sanctions on the debtor, French Gardens, Ltd. (“French Gardens”), its attorney, Craig Cowgill, and J.M. Jayson & Company, Inc. (“Jayson”). Movant urges that French Gardens, Jayson, and Mr. Cowgill filed multiple Chapter 11 cases in bad faith causing Manhattan to have to employ counsel to obtain three separate orders for relief of stay in order to complete its foreclosure on a piece of real property located in Houston, Texas. Manhattan has requested $80,-657.80 for costs incurred because of these filings.

The Background

The Victoria Villa Apartments (“the Apartments”) in Houston, Texas, were owned by and were the principal asset of Victoria Villa Apartment Associates (“Vic *961 toria Villa”), a Utah limited partnership. Victoria Villa is a Chapter 11 debtor in a case pending before the United States Bankruptcy Court for the District of Utah, Central Division, Bankruptcy No. 82M-03011. On November 16, 1984, the Bankruptcy Court for the District of Utah confirmed Victoria Villa’s amended modification of second amended plan of reorganization.

Manhattan held a first lien on the Apartments securing a debt of $2,033,134.96 as of March 1,1985. It is uncontroverted that the Apartments were vandalized, were in a state of disrepair and deterioration, and were depreciating rapidly.

The claim of French Gardens, a Texas limited partnership, the debtor in this case to an interest in the Apartments was based on an alleged second lien which wrapped around the note held by French Gardens Wrap-Around Associates (“Wrap-Around Associates”), also a limited partnership, as successor to Gaslight Square Apartments (“Gaslight”). This second lien was the sole asset of French Gardens. The note was the sole asset of Wrap-Around Associates. French Gardens and Gaslight participated as parties in interest in the Utah case in negotiations with Manhattan and Victoria Villa with respect to the payment of the debts secured by liens on the Apartments. Both voted for the plan of reorganization which was confirmed on November 19, 1984 (the Confirmed Plan). The Confirmed Plan provided that if Manhattan were not paid by January 31, 1985, an amount in excess of $1.8 million including principal and interest on Manhattan’s debt, advances by Manhattan to pay taxes, and Manhattan’s attorney’s fees, the automatic stay in the Utah case would be terminated as to Manhattan without further notice and Manhattan could schedule and conduct a foreclosure sale of the Apartments on February 5, 1985.

The Confirmed Plan also determined the rights of French Gardens and Gaslight, who were parties to the Utah bankruptcy. It provided that the claims of French Gardens and Gaslight would be treated as one claim because they were closely affiliated entities controlled by Joseph M. Jayson; of Buffalo, New York. Jayson is the general partner of both French Gardens and Gaslight. The Confirmed Plan provided that under no circumstances would French Gardens receive a deed in lieu of foreclosure. French Gardens accepted this plan.

Victoria Villa did not make the payments to Manhattan on or before January 31, 1985, as required by the Confirmed Plan. Victoria Villa advised Manhattan that it had neither the inclination nor the ability to continue to manage the Apartments and to make payments. Therefore, pursuant to the authority granted to it by the Utah Bankruptcy Court, Manhattan gave notice of foreclosure of its lien on the Apartments for February 5, 1985.

French Gardens then had the tenerity to file a Chapter 11 Petition (the Houston Chapter 11 proceedings on February 4, 1985). The automatic stay triggered by the Houston Chapter 11 proceeding, of course, prevented Manhattan from carrying out the foreclosure authorized by the Utah Bankruptcy Courts. Manhattan thus was put to the additional requirement of filing two emergency motions for relief from stay in the Houston Chapter 11 proceeding. One was to permit posting of foreclosure and one to permit foreclosure. An order was entered permitting Manhattan to post notices of foreclosure. Subsequently the court conducted a hearing on March 1, 1985, as a result of which an order was entered authorizing foreclosure.

At the March 1, 1985 hearing, Judge Wheless found that French Gardens presented no evidence that Manhattan was adequately protected. It had shown no equity in the Apartments, nor had it demonstrated that the property was necessary for reorganization.

Foreclosure was again scheduled for March 5, 1985. On March 4, 1985, and consistent with the deliberate course of action, Wrap-Around Associates, purporting to have an interest in the Apartments, filed a Chapter 11 proceeding in Buffalo, New York (“the Buffalo Chapter 11”). Wrap *962 Around Associates was not represented in the Houston Chapter 11 proceeding. Its existence was not made known to Manhattan or the court either before or during the hearing on March 1, 1985.

Manhattan and its attorneys were then forced to file an emergency motion for relief of stay in the Buffalo Chapter 11 proceeding. An order granting relief from the stay was entered by the Bankruptcy Court in Buffalo, New York, on March 5, 1985, and Manhattan proceeded with the foreclosure sale on that day.

French Gardens filed a motion to dismiss in the Houston Chapter 11 proceedings on March 27,1985, stating that the second lien on the Apartments was its sole asset and that there were no remaining assets with which to work out a plan of arrangement with its creditors.

The respondents at this time, in effect, plead that “Hope Springs Eternal” and that they acted in good faith.

Discussion

A confirmed plan has the effect of a judgment rendered by a district court. Stoll v. Gottlieb, 305 U.S. 165, 59 S.Ct. 134, 83 L.Ed. 104 (1938); Miller v. Meinhard-Commercial Corp., 462 F.2d 358 (5th Cir.1972). Where the judgment or decree of the federal court determines a right under a federal statute, that decision is final until reversed in an appellate court, or modified or set aside in the court of its rendition. Stoll v. Gottlieb, supra. Deposit Bank v. Frankfort, 191 U.S. 499, 24 S.Ct. 154, 48 L.Ed. 276 (1903). Any attempt by the par ties or those in privity with them to reliti-gate any of the matters that were raised or could have been raised therein is barred under the doctrine of res judicata. Mein-hard, supra. Res judicata applies where there is an identity of parties and where the subject matter is the same, “not only to every matter which was offered and received to sustain or defeat the claim or demand, but also as to any other admissible matter which might have been offered for that purpose.” Id.

The court in Southmark Properties v. Charles House Corp., 742 F.2d 862

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Bluebook (online)
58 B.R. 959, 1986 Bankr. LEXIS 6394, Counsel Stack Legal Research, https://law.counselstack.com/opinion/in-re-french-gardens-ltd-txsb-1986.