In re: James C. Gianulias Cameo Homes

CourtUnited States Bankruptcy Appellate Panel for the Ninth Circuit
DecidedApril 5, 2013
DocketCC-12-1194-PaDKl
StatusUnpublished

This text of In re: James C. Gianulias Cameo Homes (In re: James C. Gianulias Cameo Homes) 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: James C. Gianulias Cameo Homes, (bap9 2013).

Opinion

FILED APR 05 2013 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-12-1194-PaDKl ) 6 JAMES C. GIANULIAS; ) Bankr. No. 08-13150-CB CAMEO HOMES, ) (substantively consolidated 7 ) with No. 08-13151-CB) Debtors. ) 8 ___________________________________) ) 9 VRE ACCEPTANCE, LLC; VIRTUAL ) REALITY ENTERPRISES, LLC, ) 10 ) Appellants, ) 11 ) v. ) M E M O R A N D U M1 12 ) THOMAS SEAMAN, Trustee of the ) 13 Creditors Trust for the Reorganized) Debtors James C. Gianulias and ) 14 Cameo Homes, ) ) 15 Appellee. ) ___________________________________) 16 Argued and Submitted on February 22, 2013, 17 at Pasadena, California 18 Filed - April 5, 2013 19 Appeal from the United States Bankruptcy Court for the Central District of California 20 Honorable Catherine E. Bauer, Bankruptcy Judge, Presiding 21 22 Appearances: Bergeron H. Pierre of Squire Sanders (US) LLP argued for appellants VRE Acceptance, LLC and 23 Virtual Reality Enterprises, LLC; Elissa D. Miller of SulmeyerKupetz, APC argued for appellee Thomas 24 Seaman. 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. See 9th 28 Cir. BAP Rule 8013-1.

-1- 1 Before: PAPPAS, DUNN and KLEIN,2 Bankruptcy Judges. 2 Memorandum by Judge Pappas Concurrence by Judge Klein 3 4 Creditors VRE Acceptance, LLC (“VREA”) and Virtual Realty 5 Enterprises, LLC (“Virtual”) appeal the order of the bankruptcy 6 court denying their “Motion for Determination That Their Claims 7 Were Properly Filed.” We REVERSE. 8 FACTS 9 James C. Gianulias (“Gianulias”) was a California real estate 10 developer who developed dozens of commercial and residential real 11 estate projects over the last forty years. Gianulias’ business 12 practice was to vest the title to each new development project in 13 a separate entity, usually a limited liability company or limited 14 partnership. 15 In 1968, Gianulias founded Cameo Homes, a California 16 corporation (“Cameo”); he was its sole shareholder. For each 17 project he developed, Gianulias would install Cameo as the general 18 partner or managing member of the owner-entity, together with 19 granting it a small ownership interest in the entity. Gianulias 20 would hold the remaining ownership interests and, although Cameo 21 was usually designated as the managing entity, Gianulias 22 controlled each project. 23 One such project was a proposed multi-phase, eighty-three 24 unit condominium project in Carlsbad, California (the “Project”). 25 Gianulias organized Arenal Road, LLC (“Arenal Road”) to develop 26 the Project. On September 16, 2006, Arenal Road entered into a 27 2 The Honorable Christopher M. Klein, Chief Bankruptcy Judge 28 for the Eastern District of California, sitting by designation.

-2- 1 construction loan agreement with Bank Midwest which allowed it to 2 borrow up to $60,629,568.00 for the Project, secured by a Note and 3 Deed of Trust (the “Construction Loan”) on the Project. Gianulias 4 and Cameo both executed a single continuing guaranty agreement 5 with Bank Midwest on September 16, 2006, for the Construction 6 Loan. VREA purchased the Construction Loan from Bank Midwest on 7 June 11, 2008. At the time of purchase by VREA, the Construction 8 Loan balance was $11,754,741.98. After a default, VREA foreclosed 9 on the Project on June 13, 2008. 10 Also on September 16, 2006, Arenal Road obtained a loan from 11 Virtual for $11,590,118, secured by a Note and Deed of Trust, to 12 purchase certain real property related to the Project (the “Land 13 Loan”). Gianulias and Cameo also both signed a single guaranty of 14 the Land Loan. 15 On June 6, 2008, three creditors (not involved in this 16 appeal) filed separate involuntary bankruptcy petitions under 17 chapter 7 against Gianulias and Cameo. The Gianulias bankruptcy 18 case was assigned case number 08-13150; the Cameo case was 19 assigned case number 08-13151. Gianulias and Cameo each 20 eventually consented to the entry of an Order for Relief, and then 21 requested that the cases be converted to chapter 11 on July 1, 22 2008. The bankruptcy court granted their motions to convert the 23 two bankruptcy cases to chapter 11 on July 2, 2008. 24 On July 22, 2008, Gianulias and Cameo filed motions for 25 orders authorizing the joint administration of the two separate 26 bankruptcy cases. The bankruptcy court granted the motions in 27 part on July 25, 2008, allowing joint administration of the cases, 28 but deferring any decision regarding consolidation of the debtors’

-3- 1 accounts for a further hearing. After a final hearing on the 2 motions was conducted on August 8, 2008, the bankruptcy court 3 confirmed its order of July 25, 2008, that the cases were jointly 4 administered, but denied the requests to consolidate the two 5 debtors’ accounts.3 6 On August 27, 2008, two different attorneys associated with 7 Squire Sanders LLP (“Squire Sanders”) filed separate pleadings 8 entitled “Notice of Appearance and Request for Notice” in the 9 Cameo bankruptcy case. The notices indicate that the attorneys 10 are “an interested party”; they do not indicate that the attorneys 11 were appearing as counsel in the bankruptcy cases for any 12 particular parties. 13 On September 12, 2008, the Debtors filed and served two 14 separate notices advising interested parties of the bar date that 15 had been set by the bankruptcy court for filing proofs of claim in 16 the bankruptcy cases. A proof of claim (“POC”) form was attached 17 to each notice and, while the content of the two notices was 18 identical, the proof of claim form attached to each notice was 19 slightly different. The POC form attached to the first-filed 20 notice, in the space labeled “Name of Debtor,” contains two check 21 boxes, one each for Gianulias and Cameo, and in the space labeled 22 “Case Number,” the bankruptcy cases numbers for both bankruptcy 23 cases, 08-13150 for Gianulias, and 08-13151 for Cameo, appear. 24 The POC form attached to the later-filed notice lists only 25 Gianulias in the space labeled “Name of Debtor” and only the case 26 27 3 From this point forward in our chronology, unless otherwise necessary, we will refer to Gianulias and Cameo 28 collectively as the “Debtors.”

-4- 1 number for the Gianulias bankruptcy case in the space labeled 2 “Case Number.” Both notices provided that the last day to file a 3 POC was November 11, 2008. 4 On November 10, 2008, VREA and Virtual each filed a POC with 5 the bankruptcy court. VREA filed POC 38 in the amount of 6 $12,131,120. The filed POC listed only one debtor, Gianulias, and 7 only one of the bankruptcy case numbers, 08-13150. Attached to 8 POC 38 was, in addition to copies of all of the Construction Loan 9 documents, a copy of the continuing guaranty executed by both 10 Gianulias and Cameo. 11 Virtual filed POC 39 in the amount of $12,981,470.94. That 12 POC also lists only one debtor, Gianulias, and one case number, 13 08-13150. A copy of the guaranty of payment of the Land Loan 14 signed by both Gianulias and Cameo was attached to POC 39. 15 Both POCs were signed by Squire Sanders attorneys, and listed 16 the law firm’s address. Neither of the POCs utilized the form 17 POCs attached to the notices.4 18 Debtors had filed a motion to substantively consolidate the 19 two bankruptcy cases on November 7, 2008. Among the factors 20 21 4 The POC forms filed by Virtual and VREA through counsel were different in format from either of the two forms sent by 22 Debtors to them attached to the notices of bar date. The forms accompanying the notices of bar date had seventeen sections; the 23 POCs submitted by VRE and Virtual had twenty sections.

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

Related

Pepper v. Litton
308 U.S. 295 (Supreme Court, 1939)
Dawn M. Cochrane v. William Quattrocchi
949 F.2d 11 (First Circuit, 1991)
In Re Estrada
224 B.R. 132 (S.D. California, 1998)
Pacific Resource Credit Union v. Fish (In Re Fish)
456 B.R. 413 (Ninth Circuit, 2011)
First Avenue West Building, LLC v. James
439 F.3d 558 (Ninth Circuit, 2006)
Arthur Andersen & Co. v. Vincent
313 F.2d 631 (Second Circuit, 1963)
Perry v. Certificate Holders of Thrift Savings
320 F.2d 584 (Ninth Circuit, 1963)
Bunker v. Peyton (In re Bunker)
312 F.3d 145 (Fourth Circuit, 2002)

Cite This Page — Counsel Stack

Bluebook (online)
In re: James C. Gianulias Cameo Homes, Counsel Stack Legal Research, https://law.counselstack.com/opinion/in-re-james-c-gianulias-cameo-homes-bap9-2013.