In re Lexington Hospitality Group, LLC

577 B.R. 676
CourtUnited States Bankruptcy Court, E.D. Kentucky
DecidedSeptember 15, 2017
DocketCASE NO. 17-51568
StatusPublished
Cited by7 cases

This text of 577 B.R. 676 (In re Lexington Hospitality Group, LLC) is published on Counsel Stack Legal Research, covering United States Bankruptcy Court, E.D. Kentucky primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
In re Lexington Hospitality Group, LLC, 577 B.R. 676 (Ky. 2017).

Opinion

MEMORANDUM OPINION AND ORDER

Gregory R. Schaaf, Bankruptcy Judge

This matter is before the Court on Creditor PCG Credit Partners, LLC’s Motion to Dismiss [ECF No. 19] and supplemental briefing [ECF Nos. 47, 64, and 72] and Debtor’s Limited Response to PCG Credit Partners, LLC’s Motion to Dismiss [ECF No. 45] and supplemental briefing [ECF No. 63]. The issue is whether Janee Hotel Corporation (“Janee”), the Company Manager of Debtor Lexington Hospitality Group, LLC (“LHG”), had authority to authorize LHG to seek chapter 11 relief. The Court held hearings on August 7 and August 17, 2017. Additional briefing was requested after each hearing [ECF Nos. 33 and 52], and the matter was then taken under submission.

For the reasons stated more fully below, Janee, as Company Manager of LHG, had authority to file a chapter 11 petition on behalf of LHG.

L RELEVANT FACTS AND PROCEDURAL HISTORY.

The relevant documents are discussed below, and the following facts are undisputed.

A. The Original Operating Agreement.

LHG was organized on May 27, 2015, as a limited liability company in the Commonwealth of Kentucky. [See generally Articles of Organization available at http:// apps.sos.ky.gov/ImageWebViewer/(S (fmplag55mtkmsk453gobzibd))/OBDB Displaylmage.aspx?id=6177113 (last visited Sept. 14, 2017).]1 The Articles of Organization indicate that LHG is managed by a manager. [Id,] The Articles of Organization do not include the name of a manager, but the Secretary of State’s public records indicate that the manager is Kenneth Moore. [See Kentucky Secretary of State Online Business Records available at https://app.sos.ky.gov/ftshow/(S(beeOO qpcxyilavqb32zlwotm))/default.aspx?path =ftsearch&id=0923470&ct=06&cs= 99999 (last visited Sept. 14,2017).]

The Operating Agreement of Lexington Hospitality Group LLC, a Kentucky Limited Liability Company (the “Original Operating Agreement”), indicates that Janee was the sole Initial Member at the time of organization. [Original Operating Agreement, ECF No, 45-1, at Sec. 1.1(1), 1.9,2.2 and Exh. A.] Kenneth Moore is the President of Janee. [Id. at p. 17.]

The Original Operating Agreement vests the authority “to manage the business and affairs” of LHG in the “Company Manager,” further defined as Janee. [Id. at Sec. 1.1(i), 3.1(a).] The Original Operating Agreement also provides:

(b) Subject to the ultimate authority of the Member, the Company Manager shall have the responsibility and authority to conduct and manage the day-to-day operations and affairs of the Company. The Company Manager’s duties shall including the following matters:
(i) Contracts in the ordinary course of business including the purchase and sale of real property without limitation to price or location;
(ii) Personnel and employment matters;
(iii) Reporting on a monthly basis to the Member as to the day-to-day operations of the Company;
(iv) Borrowing up to $5,000,000.00;
(v) Purchases or sales of up to $5,000,000.00 of assets outside the ordinary course of business; and
(vi) Encumbering the Company’s assets.

[Id. at Sec. 3.1(b).]2

The Company Manager is authorized to “manage the business and affairs of LHG” and “conduct and manage the day-to-day operations,” but it must have prior approval of the Member to change LHG’s business operations, admit a new member, or conduct potential conflict of interest transactions without the prior approval of the members. [Id. at Sec. 3.1(c).] The Original Operating Agreement does not contain any provisions that expressly address the Company Manager’s and/or Member’s authority, or lack thereof, to file bankruptcy on LHG’s behalf.

B. The Amended Operating Agreement and Addendum No. 1.

In late September 2015, LHG acquired the Lexington Clarion Hotel and Conference Center at 5532 Athens Boonesboro Road, Lexington, Kentucky. PCG Credit Partners, LLC (“PCG”) provided financing through a Security Promissory Note dated September 28, 2014, in the amount of $6,150,000.00 (the “Note”). [Affidavit of Hal Johnson in Support of Motion for Appointment of Receiver and Related Relief, ECF No. 19-3, at TH3-4.] The Note is secured by a Mortgage and Security Agreement and an All-Assets Security Agreement covering the hotel and the related property. [Id. at ¶¶ 5-6.] Collectively, the Note, Mortgage and Security Agreement, and All-Assets Security Agreement are hereinafter referred to as the “Loan.”

The Amended and Restated Operating Agreement of Lexington Hospitality Group, LLC, a Kentucky Limited Liability Company (the “Amended Operating Agreement”), dated September 29, 2015, was executed contemporaneously with the Loan. The Amended Operating Agreement indicates that it was executed to reflect the admission of 5532 Athens LLC (“5532 Athens”) as a member of LHG. [Amended Operating Agreement, ECF No. 45-2, at p. 1.] PCG admits that it owns and/or controls 5532 Athens and the 30% membership interest was given to 5532 Athens “in exchange for, among other things” financing that PCG provided for the acquisition of the hotel. [PCG Credit Partners, LLC’s Supplemental Brief in Further Support of Motion to Dismiss, ECF No. 64 (“PCG Supp. Resp.”), at pp. 1-2.] The interest of 5532 Athens is referred to as an “Equity Kicker”. throughout the relevant documents.

The Amended Operating Agreement provides that 5532 Athens is admitted as a 30% member “until such point that Lexington Hospitality Group, LLC has repaid the Loan Amount, Exit Fee.. .and Equity for funds.” [Amended Operating Agreement at p. 1.] The Amended Operating Agreement also states that the membership interest of 5532 Athens cannot be diluted until the Loan is paid. [Id. at Sec. 2.5(c).] Upon payment of the Loan, 5532 Athens shall no longer have an interest in LHG. [Id. at Sec. 9.1,]

Two other parties received an ownership interest at the same time as 5532 Athens, resulting in the following ownership interests when the Amended Operating Agreement was signed:

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[Id. at Sec. 2.2 and Exh. A.]

Janee remains the defined Company-Manager under the Amended Operating Agreement, and the general provisions in Section 3.1 governing the management of the Company have not changed. [Compare Original Operating Agreement at Sec. 3.1(a)-(c) with Amended Operating Agreement at Sec. 3.1(a)-(c).] But the Amended Operating Agreement includes several new provisions that relate to and limit LHG’s ability to file bankruptcy.

The Amended Operating Agreement includes a new provision that provides: “The Company may declare Bankruptcy only so long as the Independent Manager authorizes such action.” [Amended Operating Agreement at Sec. 3.5.] The Independent Manager is defined as Julia A. McCullough. [Id. at Sec. 1.1(l).] Similar restrictions are found in Addendum No.

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Bluebook (online)
577 B.R. 676, Counsel Stack Legal Research, https://law.counselstack.com/opinion/in-re-lexington-hospitality-group-llc-kyeb-2017.