JTB Enterprises, L.C. v. D & B Venture, L.C. (In re DeLUCA)

194 B.R. 79, 1996 Bankr. LEXIS 258
CourtUnited States Bankruptcy Court, E.D. Virginia
DecidedFebruary 8, 1996
DocketBankruptcy No. 95-11924-AM; Adv. No. 95-1182
StatusPublished
Cited by2 cases

This text of 194 B.R. 79 (JTB Enterprises, L.C. v. D & B Venture, L.C. (In re DeLUCA)) is published on Counsel Stack Legal Research, covering United States Bankruptcy Court, E.D. Virginia primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
JTB Enterprises, L.C. v. D & B Venture, L.C. (In re DeLUCA), 194 B.R. 79, 1996 Bankr. LEXIS 258 (Va. 1996).

Opinion

MEMORANDUM OPINION

STEPHEN S. MITCHELL, Bankruptcy Judge.

The plaintiff in this adversary proceeding, JTB Enterprises, L.C. (“JTB”), seeks a determination that R & M Kiln Creek, L.C. (“R [82]*82& M Kiln Creek”) was properly removed as the managing member of D & B Venture, L.C. (“D & B Venture”), one of the debtors in these jointly administered cases, and that JTB was properly substituted as the managing member. A trial of the issues was held on September 22 and September 28, 1995. At the conclusion of the plaintiffs evidence, defendant R & M Kiln Creek moved under Fed.R.Bankr.P. 7053 and Fed.R.Civ.P. 53(c) for judgment as a matter of law, which the court granted with respect to one of the plaintiffs three alternate grounds for relief. The defendant then presented its evidence. At the conclusion of the evidence the court took the matter under advisement and invited the parties to submit post-trial briefs on the remaining issues. These have been filed, and the matter is ripe for determination.1

Findings of Fact

D & B Venture, the subject of this adversary proceeding, is a Virginia limited liability company. It is also the debtor in one of fourteen related chapter 11 cases filed in this court, all which are currently (at least in theory) being jointly administered.2 The other related cases are the individual chapter 11 case of real estate developers Robert and Marilyn DeLuca (“the DeLucas”) and the chapter 11 cases of various partnerships, limited partnerships, and limited liability companies which they own or control (“the DeLuca entities”).

D & B Venture has two members. One is R & M Kiln Creek, itself a limited liability company, whose sole members are the DeLu-cas. The other member of D & B Venture is JTB, also a limited liability company, whose members are Joel T. Broyhill (“Broyhill”) and Richard Houser.

D & B Venture was formed as part of a coordinated transaction in which a real estate project known as the Villages of Kiln Creek, located in Newport News and York County, Virginia, was sold by a joint venture consisting of an affiliate of Crestar Bank and a limited partnership owned by the DeLucas. Robert DeLuca had approached Broyhill in February 1993 and proposed, in effect, a joint venture between the DeLucas and Broyhill to develop and sell the property. Crestar was being asked to provide financing for the acquisition and development and apparently did not wish to malm the loan directly to an entity in which the DeLucas had an interest. The purchase transaction was accordingly accomplished in two stages, separated by approximately three days. First, D & B Venture was set up with Broyhill individually as a 50% member with an initial capital cash contribution of $497,500 and with JTB as the other 50% member with a capital contribution of $2,495,000. The Kiln Creek property was then deeded to D & B Venture, which also executed a deed of trust securing Crestar Bank.

Immediately upon the recording of the deed and deed of trust, the D & B Venture operating agreement was amended and restated, with Broyhill’s individual 50% interest being assigned to R & M Kiln Creek in exchange for $497,500 paid by the DeLucas. An Amended and Restated Operating Agreement dated “as of’ May 10, 1993 (the “amended operating agreement”) provided that JTB and R & M Kiln Creek would each have a 50% membership interest.3 In addi[83]*83tion to succeeding to Broyhill’s $497,500 capital interest, R & M Kiln Creek was obligated under the agreement to contribute up to $500,000 in additional capital.4 If the company needed funds beyond the additional $500,-000, the agreement provided that “the Company may obtain such funds through loans upon such terms as shall be approved by the Members.” ¶ 5.2(b). In the event such loans were not obtained, any member could, but was not required to, make additional capital contributions after written notice was given to all members of the opportunity to participate pro rata. If a member did not make an additional contribution within 30 days of the notice, the manager was free to make a unilateral capital contribution.5 The amended operating agreement further provided that the members had no “right or obligation to make any additional contribution to the capital of the Company except as expressly provided in this Agreement.” ¶ 5.2(d).

Under the amended operating agreement, each member of the company had a capital account. JTB began with an initial capital account balance of $2,495,000. The agreement provided that R & M Kiln Creek would succeed to Broyhill’s individual capital account of $495,000 and that its capital account would be “increased to reflect the cash capital contribution made” pursuant to the requirement to contribute the additional $500,-000. ¶5.2. The agreement further stated, “Loans by any Member to the Company shall not be considered contributions to the capital of the Company.” ¶ 5.4. Profits and losses were allocated according to a complicated formula that first equalized the capital accounts of the members; thereafter, profits and losses were to be allocated in accordance with the membership interests. Broyhill testified he understood the distribution formula to mean, in effect, that JTB would receive $3 in distributions to every $1 received by R & M Kiln Creek until R & M Kiln Creek had contributed the additional $500,000, at which point JTB would receive $2 for every $1 going to R & M Kiln Creek.

The amended operating agreement vested management of the affairs of the company in R & M Kiln Creek as the company’s manager. The agreement contained no language specifically addressing removal of a manager or appointment of a successor manager. It did provide that the company would be dissolved upon the occurrence of certain specified events, among them either R & M Kiln Creek or JTB “dissolving or becoming Bankrupt.” ¶ 11.1(c). It further specified that upon dissolution, “the Manager shall take full account of the Company assets and liabilities, shall liquidate the assets as promptly as is consistent with obtaining the fair value thereof and the proceeds from such liquidation shall be distributed ... to the Members_” ¶ 11.4.

Beginning shortly after the acquisition of the property, R & M Kiln Creek, through Marilyn DeLuea, began sending JTB statements on a monthly basis itemizing costs which R & M Kiln Creek asserted it had advanced on behalf of D & B Venture and advising that R & M Kiln Creek considered such advances as applying toward its obligation under the amended operating agreement to make the additional $500,000 capital [84]*84contribution.6 JTB did not object to either the characterization or amount of the claimed advances. After the asserted advances had reached the $500,000 level, Marilyn DeLuca continued to send JTB Enterprises notices (sometimes bi-monthly rather than monthly) which simply described the sums as “expenses paid” without stating that they were being treated as capital contributions.7 The last memo sent, on May 2, 1994, asserted that the total amount of the advances that R & M Kiln Creek had made on behalf of D & B Venture was $710,247.66.

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Related

RECP IV WG Land Investors, L.L.C. v. Capital One Bank (USA), N.A.
93 Va. Cir. 282 (Fairfax County Circuit Court, 2016)
In Re DeLuca
194 B.R. 79 (E.D. Virginia, 1996)

Cite This Page — Counsel Stack

Bluebook (online)
194 B.R. 79, 1996 Bankr. LEXIS 258, Counsel Stack Legal Research, https://law.counselstack.com/opinion/jtb-enterprises-lc-v-d-b-venture-lc-in-re-deluca-vaeb-1996.