In re: Wilshire Courtyard

CourtUnited States Bankruptcy Appellate Panel for the Ninth Circuit
DecidedSeptember 19, 2011
DocketCC-10-1275-PaKiSa
StatusPublished

This text of In re: Wilshire Courtyard (In re: Wilshire Courtyard) 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: Wilshire Courtyard, (bap9 2011).

Opinion

FILED 1 ORDERED PUBLISHED SEP 19 2011 SUSAN M SPRAUL, CLERK 2 U.S. BKCY. APP. PANEL O F TH E N IN TH C IR C U IT

3 UNITED STATES BANKRUPTCY APPELLATE PANEL 4 OF THE NINTH CIRCUIT 5 In re: ) BAP No. CC-10-1275-PaKiSa 6 ) WILSHIRE COURTYARD, ) Bk. No. LA 97-10771 PC 7 ) Debtor. ) 8 ___________________________________) ) 9 CALIFORNIA FRANCHISE TAX BOARD, ) ) 10 Appellant, ) v. ) O P I N I O N 11 ) WILSHIRE COURTYARD; JEROME H. ) 12 SNYDER GROUP I, LTD.; LEWIS P. ) GEYSER REVOCABLE TRUST; GEYSER ) 13 CHILDREN’S TRUST, FBO Jennifer ) Geyser, Lewis P. Geyser, Trustee; ) 14 WENDY K. SNYDER; JEROME H. SNYDER; ) GEYSER CHILDREN’S TRUST, FBO ) 15 Daniel Geyser, Lewis P. Geyser, ) Trustee; RUSSELL & RUTH KUBOVEC, ) 16 DECEASED, KUBOVEC FAMILY TRUST, ) Rita Farmer, Trustee; WILLIAM N. ) 17 SNYDER; JOAN SNYDER; GEYSER ) CHILDREN’S TRUST, FBO Douglas ) 18 Geiser, Lewis P. Geyser, Trustee; ) LON J. SNYDER; SNYDER CHILDREN’S ) 19 TRUST, FBO William N. Snyder, ) Lewis P. Geyser, Trustee, ) 20 ) Appellees. ) 21 ___________________________________) 22 Argued and submitted on May 13, 2011 at Pasadena, California 23 Filed - September 19, 2011 24 Appeal from the United States Bankruptcy Court 25 for the Central District of California 26 Hon. Samuel Bufford, Bankruptcy Judge and Hon. Vincent Zurzolo, Chief Bankruptcy Judge, Presiding.1 27 28 1 As explained below, Bankruptcy Judges Bufford and Zurzolo each entered orders that are implicated in these appeals. 1 Appearances: Todd M. Bailey appeared for Appellant California Franchise Tax Board. 2 Lewis P. Geyser appeared for Appellees Jerome H. 3 Snyder Group I, Ltd., Lewis P. Geyser Revocable Trust, Wendy K. Snyder, Jerome H. Snyder, Geyser 4 Children's Trust, FBO Jennifer Geyser, Lewis P. Geyser, Trustee, Geyser Children's Trust, FBO 5 Daniel Geyser, Lewis P. Geyser, Trustee, Russell & Ruth Kubovec, Deceased, Kubovec Family Trust, Rita 6 Farmer, Trustee, William N. Snyder, Joan Snyder, Geyser Children's Trust, FBO Douglas Geyser, Lewis 7 P. Geyser, Trustee, Lon J. Snyder and Snyder Children's Trust, FBO William N. Snyder, Lewis P. 8 Geyser, Trustee. 9 Lewis R. Landau appeared for Appellee Wilshire Courtyard. 10 11 Before: PAPPAS, KIRSCHER and SARGIS,2 Bankruptcy Judges. 12 PAPPAS, Bankruptcy Judge: 13 14 In this complicated dispute, the Panel is asked to review the 15 opinions and orders of the bankruptcy court entered in a reopened 16 chapter 113 real estate partnership reorganization case, and in 17 particular, the state tax consequences of confirmation of the 18 debtor’s plan for its former partners. While the substantive 19 issues raised in this appeal involve interesting, complex 20 questions about the interplay of bankruptcy and tax law, we may 21 not comment on those issues. Instead, the Panel is compelled to 22 23 2 The Honorable Ronald H. Sargis, Bankruptcy Judge for the 24 Eastern District of California, sitting by designation. 3 25 Because this bankruptcy case was filed over a decade ago, unless otherwise indicated, all chapter, section and rule 26 references are to the Bankruptcy Code, 11 U.S.C. §§ 101-1330, and to the Federal Rules of Bankruptcy Procedure, Rules 1001-9036, as 27 enacted and promulgated prior to the effective date of The Bankruptcy Abuse Prevention and Consumer Protection Act of 2005, 28 Pub. L. 109-8, 119 Stat. 23. The Federal Rules of Civil Procedure are referred to as “Civil Rules.”

-2- 1 reverse the bankruptcy court’s ruling that it had subject matter 2 jurisdiction to adjudicate the issues in this contest, to vacate 3 the orders of the bankruptcy court, and to remand this matter to 4 the bankruptcy court with instructions that it dismiss. 5 FACTS4 6 Events Before the Reopening of the Bankruptcy Case. 7 Wilshire Courtyard (“Wilshire”) was a California general 8 partnership.5 We refer to its general partners, the appellees in 9 this appeal, collectively as the “Wilshire Partners.” 10 Wilshire began operations in 1984. By 1987, Wilshire had 11 developed and owned two commercial complexes on Wilshire Boulevard 12 in Los Angeles containing almost a million square feet of rental 13 office space (the “Property”). 14 In 1989, Wilshire entered into several financing agreements 15 concerning the Property. As a result of these transactions, the 16 secured lender holding the first position lien on the Property was 17 Continental Bank, N.A. (“Continental”); various other entities 18 held subordinated secured debt. Wilshire’s combined secured debt 19 aggregated almost $350 million. Wilshire defaulted on the 20 Continental loan in July 1996, and Continental scheduled a 21 foreclosure sale for July 9, 1997. In response, Wilshire filed a 22 chapter 11 bankruptcy petition on July 8, 1997. 23 Appellant California Franchise Tax Board (“CFTB”) was listed 24 in the creditor’s matrix filed by Wilshire. CFTB acknowledges 25 4 26 The material facts in this appeal are undisputed. 5 27 Through the chapter 11 process, Wilshire was transformed from a general partnership to a limited liability company; in this 28 opinion, “Wilshire” refers to both the original partnership as well as the reorganized debtor/limited liability company.

-3- 1 that it received the initial notice of the commencement of the 2 case sent out by the clerk of the bankruptcy court. However, for 3 the reasons discussed below, CFTB did not file a proof of claim, 4 assert any other claim, nor otherwise participate in Wilshire’s 5 bankruptcy case. 6 Early in the bankruptcy case, Continental was acquired by 7 Bank of America (“BA”).6 BA, Wilshire, and the Wilshire Partners 8 eventually negotiated a joint, consensual plan of reorganization. 9 Under the terms of the joint plan, when it became effective, 10 Wilshire would be restructured from a California general 11 partnership to a Delaware limited liability company. It would 12 continue to own and operate the Property. Wilshire would arrange 13 for a new, nonrecourse loan for $100 million, secured by a first 14 deed of trust on the Property. 15 For its part in the reorganization, BA agreed to contribute 16 $23 million to the reorganized Wilshire, and to release its 17 secured indebtedness, in exchange for its receipt of the $100 18 million in new loan proceeds. In consideration of its agreements, 19 BA would receive a 99 percent ownership interest in the 20 reorganized Wilshire; the Wilshire Partners would receive the 21 remaining one percent interest. For giving up almost all of their 22 former equity in the business, the Wilshire Partners would also 23 receive $3.5 million in cash, and a $450,000 loan. 24 Wilshire’s disclosure statement was approved by the 25 26 6 According to the plan of reorganization eventually 27 approved by the bankruptcy court, BA was acting as a trustee and servicer for several secured creditors. For convenience, and 28 because it is not essential in this appeal, we will refer to all of these secured creditors collectively as “BA.”

-4- 1 bankruptcy court on February 19, 1998. The disclosure statement 2 did not address the state tax consequences for the Wilshire 3 Partners as a result of the transactions proposed in the 4 reorganization plan. 5 Notice of the confirmation hearing concerning the joint plan 6 was sent by Wilshire to interested parties in the bankruptcy case 7 on February 12, 1998. However, CFTB was not served with a copy of 8 the proposed plan nor given notice of the confirmation hearing.7 9 After the confirmation hearing, the bankruptcy court entered 10 an Order Confirming the Joint Plan of Reorganization on April 14, 11 1998.

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In re: Wilshire Courtyard, Counsel Stack Legal Research, https://law.counselstack.com/opinion/in-re-wilshire-courtyard-bap9-2011.