John Q. Hammons Fall 2006, LLC v. United States Bankruptcy Court for the District of Kansas - Kansas City

Bankruptcy Appellate Panel of the Tenth Circuit·Decided December 28, 2017·No. 16-37·Published

Opinion

FILED

U.S. Bankruptcy Appellate Panel of the Tenth Circuit

December 28, 2017

Blaine F. Bates

NOT FOR PUBLICATION Clerk

UNITED STATES BANKRUPTCY APPELLATE PANEL OF THE TENTH CIRCUIT

IN RE JOHN Q. HAMMONS FALL BAP No. KS-16-037 2006, LLC, et al.,

Debtors.

JD HOLDINGS, L.L.C., Bankr. No. 16-21142 Chapter 11

Appellant,

v. OPINION * JOHN Q. HAMMONS FALL 2006, LLC, et al., Appellee.

Appeal from the United States Bankruptcy Court for the District of Kansas

Before MICHAEL, ROMERO, and HALL, Bankruptcy Judges. MICHAEL, Bankruptcy Judge.

By and large, appellate review is a simple and straightforward process. A trial court makes its findings of fact and conclusions of law, and enters a judgment in accordance with those findings and conclusions. If there is a timely

*

This unpublished opinion may be cited for its persuasive value, but is not precedential, except under the doctrines of law of the case, claim preclusion, and issue preclusion. 10th Cir. BAP L.R. 8026-6.

appeal, an appellate court reviews those findings and conclusions using well established standards to determine whether an error has been made. Right or wrong, affirmed or reversed, the appellate process has one constant: the appeals court is reviewing an actual decision of the lower court. This appeal marks the first time in over seventeen years on the bankruptcy appellate panel that this judge has been asked to decide an issue pending—but not decided by the trial judge—when this appeal was taken; namely, whether the Chapter 11 cases that spawned this appeal should be dismissed. For the reasons set forth herein, we limit our review to the matter actually decided by the bankruptcy court. With respect to that issue, whether rejection of an executory contract was within the realm of the debtors’ proper business judgment, there is no contest, and we find no error. I. FACTUAL AND PROCEDURAL HISTORY Appellees consist of the Revocable Trust of John Q. Hammons, dated December 28, 1989 (the “Trust”) and seventy-one of its directly or indirectly wholly owned subsidiaries or affiliates (the “Affiliates”) (collectively referred to as the “Debtors”). In the 1950s, John Q. Hammons (“Hammons”) began developing hotels and continued to do business as a hotelier until his death. As part of this endeavor, Hammons formed the Trust and other subsidiaries.

In 2005, the Trust agreed to sell its majority interest in a wholly owned subsidiary, which held a portfolio of forty-three hotels, to JD Holdings L.L.C.

(“JD Holdings”) and related parties. As part of that transaction, the Trust and certain Affiliates executed a right of first refusal (the “ROFR”) on the sale of certain other hotels (the “JQH Subject Hotels”) in favor of JD Holdings. 1 The ROFR provided, in relevant part, that upon Hammons’s death, the JQH Subject Hotels would be sold within two years or upon other certain conditions. 2 The ROFR also provided that in the event of a material breach by the Trust or Affiliates, JD Holdings had the right to purchase any JQH Subject Hotels at eighty percent of the price otherwise required to be paid under the sale agreement. 3 In May 2012, JD Holdings commenced an action against the Trust and the Affiliates (the “Delaware Litigation”) in the Chancery Court of Delaware (the “Delaware Court”), alleging the Affiliates breached their obligations under the ROFR. In May 2013, while the Delaware Litigation was pending, Hammons died. In the Delaware Litigation, JD Holdings filed a motion for status quo order, requesting the entry of an order precluding the Affiliates from engaging in any

1 Sponsor Entity Right of First Refusal Agreement, in Appellant’s App. at 537. 2 Id. at 7, in Appellant’s App. at 544.

3 Id. at 10-11, in Appellant’s App. at 547-48. In 2008, the parties amended the ROFR to state that the Affiliates would provide JD Holdings with 22.5% subordinated seller financing with respect to any JQH Subject Hotel that was actually acquired by JD Holdings pursuant to the ROFR. Agreement and Amendment, Schedule 2, in Appellant’s App. at 689.

conduct related to the JQH Subject Hotels outside of the ordinary course of business. 4 On October 28, 2015, the Delaware Court granted that request. 5 On June 26, 2016 and July 5, 2016, the Debtors filed for Chapter 11 protection. Almost a month later, on July 25, 2016, JD Holdings filed its motion to dismiss, abstain, or lift the automatic stay to allow JD Holdings to renew the Delaware Litigation (the “Dismissal Motion”). 6 JD Holdings argued three separate bases for dismissal of the bankruptcy cases: (1) the Affiliates’ cases must be dismissed because the Affiliates lacked proper authorization to file for bankruptcy following the status quo order in the Delaware Litigation; (2) the Trust’s case must be dismissed because the Trust was not eligible to be a debtor; and (3) all of the bankruptcy cases should be dismissed because they served no valid bankruptcy purpose and were filed in bad faith as a means to obtain a tactical litigation advantage in the Delaware Litigation. In the Dismissal Motion, JD Holdings did not explicitly argue the bankruptcy court lacked subject matter jurisdiction to hear the cases.

On August 16, 2016, the Debtors filed their Motion for Entry of an Order

4 Plaintiff JD Holdings, L.L.C.’s Motion for Status Quo Order, in Appellant’s App. at 465. 5 Status Quo Order, in Appellant’s App. at 477.

6 JD Holdings’ Motion to Dismiss Debtors’ Chapter 11 Petitions, Abstain from these Chapter 11 Cases, or Alternatively to Lift or Modify the Automatic Stay and Memorandum of Law in Support Thereof, in Appellant’s App. at 211.

Authorizing Rejection of Sponsor Entity Right of First Refusal Agreement, Dated September 16, 2005 and Agreement and Amendment, Dated December 10, 2008 (the “Rejection Motion”), 7 arguing the ROFR was an executory contract to which the business judgment test applied, and, in the Debtors’ business judgment, retroactive rejection of the ROFR benefitted the estate. 8 On September 19, 2016, JD Holdings filed its objection to the Rejection Motion, arguing, in part, the Rejection Motion was premature because JD Holdings sought dismissal “on multiple grounds, some of which [were] jurisdictional, and all of which . . . present[ed] gateway issues that challenge[d] the existence of Debtors’ bankruptcy cases.” 9 The parties also submitted prehearing briefs. In its brief, JD Holdings noted it did not “intend to challenge the Debtors’ exercise of their business

7 Rejection Motion, in Appellant’s App. at 706.

8 The business judgment test applies to authorize rejection of an executory contract under 11 U.S.C. § 365. NLRB v. Bildisco & Bildisco, 465 U.S. 513, 523 (1984). Courts routinely approve motions to reject executory contracts upon a showing that the debtor’s decision to reject the contract is an exercise of sound business judgment. 3 Collier on Bankruptcy ¶ 365.03 (16th ed. 2016); In re Spoverlook, LLC, 560 B.R. 358, 361 (Bankr. D.N.M. 2016) (stating that under the business judgment test “[d]eference is given to the debtor’s decision, provided it demonstrates” that rejecting the contract is advantageous). 9 JD Holdings’ Objection to Debtors’ Motion for Entry of an Order Authorizing Rejection of Sponsor Entity Right of First Refusal Agreement, Dated September 16, 2005, and Agreement and Amendment, Dated December 10, 2008 at 4, in Appellant’s App. at 1042.

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John Q. Hammons Fall 2006, LLC v. United States Bankruptcy Court for the District of Kansas - Kansas City, (bap10 2017).

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