In Re Garrison-Ashburn L.C.

253 B.R. 700, 2000 Bankr. LEXIS 1231, 2000 WL 1568612
CourtUnited States Bankruptcy Court, E.D. Virginia
DecidedAugust 25, 2000
Docket15-30156
StatusPublished
Cited by35 cases

This text of 253 B.R. 700 (In Re Garrison-Ashburn L.C.) is published on Counsel Stack Legal Research, covering United States Bankruptcy Court, E.D. Virginia primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
In Re Garrison-Ashburn L.C., 253 B.R. 700, 2000 Bankr. LEXIS 1231, 2000 WL 1568612 (Va. 2000).

Opinion

MEMORANDUM. OPINION

ROBERT G. MAYER, Bankruptcy Judge.

THIS CASE is before the court on the motion of Stephen H. Chapman for reconsideration of the order authorizing the sale of the debtor’s real estate. While the motion does not state which rule it is filed under, it was filed within ten days after the entry of the order and seeks a substantive alteration of the court’s ruling. It will, therefore, be treated as a.motion to alter or amend under F.R.BANKR.P. 9023 which incorporates F.R.CIV.P. 59(e). 1

*702 The sale approved by the court involved two parcels of land: one owned by the debtor and the second by a sister company, Garrison-Woods, L.C. Both are Virginia limited liability companies. The prospective purchaser submitted a contract conditioned upon acquiring both parcels. The court held an evidentiary hearing which included, inter alia, testimony on the issue of whether Garrison-Woods would enter into the contract for the second parcel.

The two principals of Garrison-Ashburn, L.C. and Garrison-Woods, L.C. are Cralle Z. Comer and Stephen H. Chapman. Each owns a fifty percent membership interest. 2 While Chapman was the initial Operating Manager for each entity, Comer was later substituted as Operating Manager of each entity. Chapman filed a voluntary petition in bankruptcy pursuant to chapter 11 of the United States Bankruptcy Code in the United States Bankruptcy Court for the Middle District of Florida on September 23, 1999. The case was transferred to this court on February 15, 2000. Chapman remains in possession in his personal case. 3 Comer and the secured creditors favored the sales; Chapman opposed them.

Chapman asserts that the court ignored the issue of whether Garrison-Woods could enter into the related contract. He asserts that, as a matter of law, Garrison-Woods cannot sell its parcel without Chapman’s consent. In particular, he argues that Article IV, Section 11 of the Operating Agreement requires all deeds and sales contracts be executed by both members of the limited liability company. Chapman will not sign the contract or the deed. The issue Chapman focuses on in his motion to reconsider is a material issue. Without a sale of the Garrison-Woods’ parcel the Garrison-Ashburn contract cannot go forward. Both Garrison-Ashburn and Garrison-Woods are manager-controlled Virginia limited liability companies. They are not member-controlled. 4 See VA. CODE ANN. § 13.1-1022. Consequently, the issue resolves to the authority of the manager of Garrison-Woods.

Comer testified that he had been substituted as the Operating Manager of both entities in the place of Chapman after their formation and that, as Operating Manager, he was fully authorized to execute the Garrison-Woods contract. There was no evidence to the contrary at the hearing. Chapman now seeks to supplement the record with two exhibits, the Operating Agreement of Garrison-Woods, L.C. and the Minutes of the First Meeting of the Members of Garrison-Woods, L.C.

A Rule 59(e) motion to alter or amend an order requires a showing that relief is appropriate to accommodate an intervening change in controlling law; account for new evidence not available at trial; correct a clear error of law; or prevent a manifest injustice. Hutchinson v. Staton, 994 F.2d 1076, 1081 (4th Cir.1993). It may not be used to present evidence that could have reasonably been presented before the entry of the judgment. Comer testified that he was authorized to bind Garrison-Woods. There was no credible evidence to the contrary at the hearing. It is, therefore, too late to supplement the record with the Minutes and the Operating Agreement. Equal Employment Opportunity Comm’n v. Lock *703 heed Martin Corp., Aero & Naval Sys., 116 F.3d 110, 112 (4th Cir.1997). See 12 MOORE’S FEDERAL PRACTICE § 59.30[5][a], at 59-103 to 59-105 (3rd ed., 1998). Notwithstanding this restriction, even if the newly proffered evidence- were considered, the court is satisfied that Comer can bind Garrison-Woods and consummate the contract without Chapman’s consent or participation.

The proffered documents do not contradict Comer’s testimony. While the Minutes and the Operating Agreement identify Chapman as the initial Operating Manager, they are not inconsistent with Comer’s testimony that he is the current Operating Manager. Chapman offers nothing to cause the court to reconsider its finding that Comer is the Operating Manager of Garrison-W oods.

The heart of Chapman’s argument, though, is Article IV, Section 6 of the Operating Agreement which addresses the powers of the Operating. Manager. This section states in part:

Operating Manager. The Operating Manager shall be the .chief executive office [sic] of the Company and shall have the general charge of the business and affairs of the Company, subject, however, to the right of the Members to confer specified powers on officers and subject generally to the direction of Members.,. The Operating Manager shall also have the sole and complete control of the management and operation of the affairs and business of the Company. Without limiting the foregoing, the Operating Manager shall have full and complete authority in his sole and exclusive discretion to execute on behalf of the company, any listing agreement, contract or other paper.

Article TV, Section 11 of the Operating Agreement states in part:

Signature Authority. Without limiting the foregoing, the signatures of both the Operating Manager and the Assistant Operating Manager shall be required for, and they shall have full and complete authority -in their sole and exclusive discretion to:
a. Execute on behalf of the Company, any bond or deed, execute or endorse promissory notes and renew the same from time to time;
b. Draw upon any bank or banks or any corporations, associations, dr individuals for any sum or sums of money that may be to the credit of the Company, or which the Company may be entitled to receive;
c. Make all necessary deeds and conveyances thereof of Company real and/or personal property, wheresoever located, with all necessary covenants, warranties, and assurances, and to sign, seal, and acknowledge and deliver the same;

The Assistant Operating Manager has no duties except in the absence of the Operating Manager. Operating Agreement, Article IV, Section 7.,

Chapman argues that pursuant to Article IV, Section 11, he “along with Comer, must also sign such a contract for it to be legally binding.” Motion for Reconsideration ¶ 4. This argument is contrary to the plain meaning of the Operating Agreement.

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Cite This Page — Counsel Stack

Bluebook (online)
253 B.R. 700, 2000 Bankr. LEXIS 1231, 2000 WL 1568612, Counsel Stack Legal Research, https://law.counselstack.com/opinion/in-re-garrison-ashburn-lc-vaeb-2000.