In re: Sawtelle Partners, LLC

United States Bankruptcy Appellate Panel for the Ninth Circuit·Decided July 1, 2019·No. CC-18-1032-TaLS·Unpublished

Opinion

FILED

JUL 1 2019

NOT FOR PUBLICATION

SUSAN M. SPRAUL, CLERK

U.S. BKCY. APP. PANEL

OF THE NINTH CIRCUIT

UNITED STATES BANKRUPTCY APPELLATE PANEL OF THE NINTH CIRCUIT

In re: BAP No. CC-18-1032-TaLS SAWTELLE PARTNERS, LLC, Bk. No. 2:16-bk-21234-BR Debtor.

SATELLITE CAPITAL, LLC, Appellant,

v. MEMORANDUM*

EMACIATION CAPITAL, LLC; SAWTELLE PARTNERS, LLC; ETHAN MARGALITH; PETER J. MASTAN, CHAPTER 7 TRUSTEE,

Appellee.

Argued and Submitted on May, 23, 2018 at Pasadena, California

Filed – July 1, 2019

Appeal from the United States Bankruptcy Court

*

This disposition is not appropriate for publication. 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 Cir. BAP Rule 8024-1.

for the Central District of California Honorable Barry Russell, Bankruptcy Judge, Presiding

Appearances: David Shemano of ShemanoLaw argued for appellant Satellite Capital, LLC; Ronald N. Richards of the Law Offices of Ronald Richards & Associates, APC argued for appellee Emaciation Capital, LLC.

Before: TAYLOR, LAFFERTY, and SPRAKER, Bankruptcy Judges.

INTRODUCTION

Chapter 111 Trustee Peter J. Mastan entered into a settlement (the “Settlement Agreement”) with Emaciation Capital, LLC (“Emaciation”), a party asserting a senior lien against real property owned by debtor Sawtelle Partners, LLC. The Settlement Agreement resolved all of the estate’s claims against Emaciation and all of Emaciation’s claims against its real property collateral and the bankruptcy estate. Pursuant to the Settlement Agreement, Emaciation made a payment of $108,000, the Trustee agreed to transfer title to the property to Emaciation or its assignee, and Emaciation agreed that its secured claim would be “deemed

1 Unless specified otherwise, all chapter and section references are to the Bankruptcy Code, 11 U.S.C. §§ 101–1532, all “Rule” references are to the Federal Rules of Bankruptcy Procedure, and all “Civil Rule” references are to the Federal Rules of Civil Procedure.

disallowed” or withdrawn with prejudice. The Settlement Agreement expressly provided that the agreement regarding the secured claim would not have issue preclusive effect. The bankruptcy court approved the settlement over opposition that focused on the amount of payment and the value of the property. The bankruptcy court found that the settlement was in the best interest of the estate and authorized the Trustee to consummate the transaction.

Both the Settlement Agreement and the order approving the Settlement Agreement were silent as to the continued efficacy of the Emaciation lien. As a result, once the settlement dust settled, the junior lien holder, Satellite Capital, LLC (“Satellite”), filed a state court action seeking to quiet title to the real property. The state court complaint contained three causes of action; two claimed that the Settlement Agreement rendered the Emaciation lien invalid. The third sought a declaratory judgment based on a state law theory.

Pandemonium followed. Emaciation engaged in a full-throated defense. It removed the quiet title action to the bankruptcy court and sought judgment in its favor. But it also sought relief through a Civil Rule 60 motion and requested either that the settlement order be expunged or that it be modified to make clear that lien avoidance did not result.

The Trustee opposed the Civil Rule 60 motion and focused largely on the effort to expunge the settlement. Satellite also opposed, arguing that

Civil Rule 60 relief was not appropriate. At the hearing, the bankruptcy court chose to “clarify” its prior order approving the settlement. It provided no Civil Rule 60-specific basis for its ruling.

Later, the bankruptcy court also granted relief in favor of Emaciation in the withdrawn adversary proceeding. The record suggests that it relied largely on its previous “clarification” of the order approving the Settlement Agreement.

Because the bankruptcy court failed to identify the correct legal standard and because none of Emaciation’s suggested legal bases justify reconsideration, we REVERSE.

FACTS

In April 2016, Debtor filed a chapter 11 petition. Its sole asset was real property located on Sawtelle Boulevard in Los Angeles (the “Property”) which it valued at $9,000,000. In November 2016, Peter Masten was appointed as the chapter 11 trustee.

Emaciation and Satellite entered the case postpetition. Satellite acquired an interest in a junior trust deed and claim scheduled at about $3,100,000. Emaciation acquired an interest in a senior trust deed and claim scheduled at about $9,300,000. The Emaciation debt was owed by Debtor, Starving Students (an affiliate of Debtor), and their common owner, Ethan Margalith, and apparently arose out of a refinancing.

The Trustee initially tried to sell the Property; those efforts faltered.

He eventually objected to Emaciation’s claim on various theories and argued that there was a potential fraudulent transfer claim.

Satellite joined in the attack on Emaciation. It emphasized that Emaciation refused to provide a payoff and sought disallowance of postpetition interest and fees.

Emaciation fought back; it sought stay relief, alleging that the Property was worth $12,200,000, that it had a $12,000,000 secured claim, and that relief was warranted under § 362(d)(1), (d)(2)(A), and (d)(3). After argument, the bankruptcy court continued the hearing on Emaciation’s stay relief motion so it could be heard alongside the claim objection.

The Trustee and Emaciation then agreed to settle their disputes, and the Trustee filed a motion to approve the Settlement Agreement. He described the material terms of the compromise as: Emaciation paying $108,000 to settle the fraudulent transfer claim; the Trustee assigning to Emaciation or its assignee the estate’s interest in the Property; Emaciation’s claim being deemed disallowed; and the parties providing mutual releases.

The Trustee attached the Settlement Agreement. The recitals state that the Parties “desire to fully, finally and forever settle their disputes regarding the Sawtelle Property, including the Emaciation Lien and Objection to Claim, and release any and all claims that they may have, now or in the future, against each other relating in any way to the Bankruptcy Case, Emaciation Lien, Fraudulent Transfer Claim, and allegations

contained in, or that could have been alleged in the Stay Relief Motion or Objection to Claim, except as specifically set forth in this Agreement.”

Satellite, in what it claims was an intentional decision, did not object to the settlement approval motion. But the Debtor and Mr. Margalith did; Debtor argued that the Trustee’s marketing efforts were not sufficient and that the relevant factors for approval of the settlement were not met. The Trustee, in reply, asserted that his marketing efforts were extensive, that interest in the Property was significant, but that the offers were not sufficient to cover the as-asserted secured claims.

At a hearing, the bankruptcy court approved the settlement over Debtor and Mr. Margalith’s objection; it then entered the Trustee’s proposed order (the “Settlement Order”).

The Settlement Order states, as relevant here:

1. Adequate notice of the Motion and the hearing on the Motion was provided to all interested parties;

2. All opposition to the Motion is overruled;
3. The Motion is granted in its entirety;

4. The Agreement, being in the best interests of the estate, is hereby approved and the Trustee is authorized to execute the Agreement and consummate the transactions contemplated by the Agreement;

5. The Trustee is authorized to settle the fraudulent transfer claim against Emaciation for an immediate payment of $108,000 on the terms set forth in the Agreement;

6. The Trustee is authorized to assign the Estate’s interest in the Property to Emaciation or Satellite Down, LLC,

as Emaciation’s assignee, on the terms set forth in the Agreement; [and]

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