In re: The Yucca Group, LLC

CourtUnited States Bankruptcy Appellate Panel for the Ninth Circuit
DecidedJune 8, 2012
DocketCC-11-1436-PaDH
StatusUnpublished

This text of In re: The Yucca Group, LLC (In re: The Yucca Group, LLC) 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: The Yucca Group, LLC, (bap9 2012).

Opinion

FILED JUN 08 2012 SUSAN M SPRAUL, CLERK 1 U.S. BKCY. APP. PANEL OF THE NINTH CIRCUIT

2 3 UNITED STATES BANKRUPTCY APPELLATE PANEL 4 OF THE NINTH CIRCUIT 5 In re: ) BAP No. CC-11-1436-PaDH ) 6 THE YUCCA GROUP, LLC, ) Bankr. No. 10-12079-GM ) 7 Debtor. ) ___________________________________) 8 ) FORWARD PROGRESS MANAGEMENT REAL ) 9 ESTATE, INC., ) ) 10 Appellant, ) ) 11 v. ) M E M O R A N D U M1 ) 12 THE YUCCA GROUP, LLC, ) ) 13 Appellee. ) ___________________________________) 14 Argued and Submitted on May 17, 2012 15 at Pasadena, California 16 Filed - June 8, 2012 17 Appeal from the United States Bankruptcy Court for the Central District of California 18 Honorable Geraldine Mund, Bankruptcy Judge, Presiding 19 20 Appearances: Anthony J. Rothman argued for appellant Forward Progress Management Real Estate, Inc.; Jerome 21 Bennett Friedman argued for appellee The Yucca Group, LLC. 22 23 Before: PAPPAS, DUNN and HOLLOWELL, Bankruptcy Judges. 24 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 Creditor Forward Progress Management Real Estate, Inc. 2 (“FPM”) appeals the order of the bankruptcy court disallowing 3 FPM’s proof of claim filed in The Yucca Group LLC’s ("Yucca") 4 chapter 112 bankruptcy case. The bankruptcy court relied on two 5 separate grounds for its decision: that, under the peculiar facts 6 of this case, a complaint in an adversary proceeding by FPM 7 against Yucca did not constitute an informal proof of claim; and, 8 that FPM failed to show that its failure to timely file a proof of 9 claim was the result of its excusable neglect. 10 We REVERSE that portion of the bankruptcy court’s order 11 concluding that FPM had not presented an adequate informal proof 12 of claim. We AFFIRM the bankruptcy court’s determination that 13 FPM’s failure to timely file a proof of claim was not occasioned 14 by excusable neglect. 15 FACTS 16 Yucca is a California limited liability company; its single 17 purpose is to hold unsold units of a condominium complex located 18 on Yucca Street in Los Angeles (the “Yucca Property”). Two of the 19 managers and members of Yucca, Gabriel Tauber (“Tauber”) and 20 Avishay Weinberg (“Weinberg”), are also managers and members of 21 another real estate holding company, The Whitley Investment Group, 22 LLC (“Whitley”). Whitley owned a separate property (“Whitley 23 Property”), also in Los Angeles. 24 In November 2007, Tauber and Weinberg entered into a loan 25 agreement with FPM (the “Loan Agreement”). In it, FPM agreed to 26 2 Unless otherwise indicated, all chapter, section and rule 27 references are to the Bankruptcy Code, 11 U.S.C. §§ 101-1532, and the Federal Rules of Bankruptcy Procedure, Rules 1001-9037. The 28 Federal Rules of Civil Procedure are referred to as “Civil Rules.”

-2- 1 extend credit to Whitley in the sum of $400,000. To collateralize 2 the loan, Weinberg and Tauber granted FPM a security interest in 3 50 percent of their membership interests in Yucca. The Loan 4 Agreement also provided that FPM would receive a deed of trust on 5 the Whitley Property. 6 Whitley failed to repay the loan by its maturity date of 7 February 8, 2007. After FPM declared a default under the Loan 8 Agreement, at Whitley’s request, FPM agreed to enter into a 9 Forebearance, Waiver and Modification Agreement (the “Forebearance 10 Agreement”), in which FPM agreed to forebear collection for set 11 times in exchange for payments of additional fees. After 12 continued defaults under the Forebearance Agreement, FPM caused 13 the trustee under the deed of trust to record a notice of default 14 as to the Whitley Property trust deed on June 13, 2008. The same 15 day, FPM commenced a civil action against Whitley, Weinberg and 16 Tauber in the California Superior Court.3 17 On a date not clear in the record, to avoid the foreclosure 18 sale, Whitley, Weinberg, Tauber and (for the first time) Yucca 19 entered into an amendment to the Forebearance Agreement 20 (“Amendment One”). Under Amendment One, Yucca, Whitley, Weinberg 21 and Tauber agreed that if the Whitley Property were sold at a loss 22 under the Loan Agreement, FPM could demand that the other parties 23 execute and record a deed of trust on two condominium units in the 24 Yucca Property. 25 Over the next two years, FPM alleges that there were 26 continuing defaults, a foreclosure sale of the Whitley Property, a 27 3 While the parties generally agree to the facts set forth 28 thus far, from this point on, there is little agreement.

-3- 1 failure by Whitley, Yucca, Weinberg and Tauber to honor their 2 commitments to sign and record deeds of trust on the two Yucca 3 condominium units, and a failure to pay the remaining debts owed 4 under the parties’ agreements. 5 On January 15, 2010, FPM commenced another civil action 6 against Tauber, Weinberg and, this time, Yucca, in state court. 7 The complaint sought an order awarding FPM an equity interest in 8 Yucca, and $400,000 in damages for breach of contract by Yucca and 9 the other parties under the Loan Agreement and Forebearance 10 Agreements. Forward Progress Mgmt. Real Estate, Inc. v. The Yucca 11 Group, LLC, et al., case no. BC414337 (Superior Court, County of 12 Los Angeles). In addition, on February 22, 2010, FPM filed an 13 involuntary chapter 11 bankruptcy petition against Yucca. In that 14 petition, FPM asserted it held a secured and unsecured claim 15 against Yucca of $691,016.26.4 16 Apparently in response, Yucca filed its own chapter 11 17 petition on February 24, 2010. On its Schedule F and Statement of 18 Financial Affairs, Yucca listed the contingent, unliquidated, and 19 disputed claim of FPM for the lawsuit, and it listed the amount of 20 the debt as $300,000. 21 The parties to this appeal agree that FPM was extremely 22 active in many aspects of Yucca’s bankruptcy case. Indeed, a 23 review of the docket in the bankruptcy case shows FPM filed 24 twenty-three different pleadings in connection with a variety of 25 26 4 It is not clear why this number is so much greater than the $400,000 claimed in the state court action. Based on the later 27 declaration of FPM’s president, William Ruvelson (“Ruvelson”), this higher number may have included the value of FPM’s alleged 28 50 percent equity interest in Yucca.

-4- 1 proceedings in the bankruptcy court. Among those were pleadings 2 asserting that FPM was both an owner of an equity interest in 3 Yucca, and that it was a secured creditor. In addition, on 4 March 26, 2010, Yucca caused the state court action to be removed 5 to the bankruptcy court as an adversary proceeding, and thereby, 6 the pleadings filed thus far in that suit became matters of record 7 in the bankruptcy court. 8 Although FPM filed various motions in the bankruptcy case and 9 adversary proceeding, including a request that the bankruptcy 10 court appoint a chapter 11 trustee, according to a Joint Status 11 Report filed in the adversary proceeding on November 30, 2010, “A 12 settlement agreement has been reached with The Yucca Group, LLC 13 and [FPM]. . . . Pursuant to an agreement with The Yucca Group, 14 LLC, [FPM] will be filing a stipulation dismissing The Yucca 15 Group, LLC from the adversary proceeding with prejudice.” 16 On December 8, 2010, Yucca filed a motion to set a bar date 17 for creditors to file proofs of claim in the bankruptcy case.

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In re: The Yucca Group, LLC, Counsel Stack Legal Research, https://law.counselstack.com/opinion/in-re-the-yucca-group-llc-bap9-2012.