Lennar Multifamily Builders LLC v. Saxum Stone, LLC

CourtUnited States Bankruptcy Court, D. Oregon
DecidedSeptember 29, 2023
Docket20-03109
StatusUnknown

This text of Lennar Multifamily Builders LLC v. Saxum Stone, LLC (Lennar Multifamily Builders LLC v. Saxum Stone, LLC) is published on Counsel Stack Legal Research, covering United States Bankruptcy Court, D. Oregon primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Lennar Multifamily Builders LLC v. Saxum Stone, LLC, (Or. 2023).

Opinion

VePleMmDer □□□ □□□□ Clerk, U.S. Bankruptcy Court

Below is an opinion of the court.

Dawid) Ws Horde DAVID W. HERCHER U.S. Bankruptcy Judge

UNITED STATES BANKRUPTCY COURT FOR THE DISTRICT OF OREGON In re Consolidated Estate of Former Lead Case No. 19-32600-dwh7 W2W Entities, fka Wall to Wall (Jointly administered with Case Tile & Stone LLC (Case No. 19- Nos. 19-32599-dwh7 and 19- 32600, Wall to Wall Tile & Stone — 32603-dwh7) Oregon LLC (Case No. 19-32599), and Wall to Wall Tile & Stone — Idaho LLC (Case No. 19-32603), Debtors. Saxum Stone LLC, Adv. Proc. No. 20-03085-dwh Plaintiff, MEMORANDUM DECISION DISMISSING ACTIONS FOR V. LACK OF SUBJECT-MATTER JURISDICTION! Lennar Multifamily Builders, LLC, fdba LMC Construction, LLC, Defendant.

1 This disposition is specific to these actions. It may be cited for whatever persuasive value it may have. Page 1 - MEMORANDUM DECISION DISMISSING ACTIONS FOR etc.

Lennar Multifamily Builders, Adv. Proc. No. 20-03109-dwh LLC,

Plaintiff,

v.

Saxum Stone, LLC,

Defendant.

I. Introduction This memorandum decision addresses these two adversary proceedings and will be filed in both actions. The two actions involve the same two parties: Saxum Stone LLC and Lennar Multifamily Builders, LLC. In No. 20- 03085, Saxum is plaintiff, and Lennar is defendant; in No. 20-03109, the parties are reversed. After I received briefing and heard argument on Saxum’s motions for summary judgment in both actions,2 I questioned whether the court has subject-matter jurisdiction.3 I asked for and received from both parties briefing and argument specifically on jurisdiction.4 Saxum argues that there is jurisdiction over both parties’ claims. Lennar argues that there is jurisdiction over its claims but not Saxum’s. For the reasons below, I will dismiss both actions, including counterclaims, for lack of jurisdiction, with leave to further amend.

2 No. 20-03085 ECF No. 65; No. 20-03109 ECF No. 75. 3 No. 20-03085 ECF No. 91; No. 20-03109 ECF No. 109. 4 No. 20-03085 ECF Nos. 94–98; No. 20-03109 ECF Nos. 111–14. II. Background These actions relate to the three jointly administered chapter 7 main cases of Wall to Wall Tile & Stone LLC, Wall to Wall Tile & Stone –

Oregon LLC, and Wall to Wall Tile & Stone – Idaho LLC. A. Prepetition contract between debtors and Lennar Before the petition date, debtors had contracted to install furnishings, including quartz countertops, for Lennar in a project in Oregon, called the Glisan project, and one in Washington state, called the Kirkland project. B. Chapter 11, conversion to chapter 7, and asset sale to Saxum Debtors filed their chapter 11 petitions in July 2019 and converted to chapter 7 in April 2020. The next month, the chapter 7 trustee’s sale of estate property to Saxum was approved.5 In the order, the court—

• approved the terms of a proposed asset purchase agreement6 (APA), • said that— o the sale would be “free and clear of all liens, claims, and encumbrances,”7 and o “Saxum will not have successor liability to any creditor who holds a claim as of the Closing Date except as specifically stated in the APA, and all creditors will be forever enjoined from seeking to enforce or collect any such claim from or against Saxum.”8 And

5 No. 19-32600 ECF No. 378 at 5 ¶ 3. 6 No. 19-32600 ECF No. 368 Ex. B. 7 No. 19-32600 ECF No. 378 at 5 ¶ 3. 8 No. 19-32600 ECF No. 378 at 5 ¶ 5. • “retain[ed] jurisdiction to resolve any controversy or claim arising out of or related to the implementation of this Order or the transactions contemplated thereby.”9 In the APA, the trustee agreed to sell Saxum “all of the Assets of the Estate useful in the Business, including . . . accounts receivable [and] inventory . . ..”10 The APA defines “Assets of the Estate” as all assets of the three debtors as of the conversion date.11 C. Lennar’s action 1. Lennar’s complaint; removal In July 2020, Lennar filed its action in the Clark County, Washington, Superior Court.12 In an amended complaint filed there in August 2020,

Lennar sought judgment for Saxum’s conversion of quartz materials for the Kirkland project for which Lennar had paid debtors.13 Later in August 2020, Saxum removed Lennar’s action to the bankruptcy court for the Western District of Washington.14 2. Saxum’s motion to remand In September 2020, Lennar moved to remand its action to state court on several grounds, including that there was no bankruptcy jurisdiction over

9 No. 19-32600 ECF No. 378 at 7 ¶ 11. 10 No. 19-32600 ECF No. 368 Ex. B at 1 ¶ 1.1. 11 No. 19-32600 ECF No. 368 Ex. B at 11 ¶ 16.13.1. 12 No. 20-03019 ECF No. 1-1 at PDF 72. 13 No. 20-03109 ECF No. 1-2. 14 No. 20-03109 ECF No. 1. Lennar’s action because it arose solely under Washington State law and would not affect the estate’s rights or liabilities.15 In opposition to the remand motion, Saxum argued that the bankruptcy

court has arising-under and arising-in jurisdiction under 1334(b) because resolution of Lennar’s complaint would require both (1) determining the nature and extent of the bankruptcy estate, which would be a core proceeding, and (2) interpreting the sale order, which would be a core proceeding under 28 U.S.C. § 157(b)(2)(N).16 Saxum also argued that the court has related-to jurisdiction under 1334(b) over Lennar’s action because

Lennar had filed a proof of claim, and resolution of the conversion claim would affect the allowed amount of the proof of claim.17 In a reply in support of the remand motion, Lennar argued that there is no arising-in jurisdiction, because a dispute over whether certain assets were included in a bankruptcy asset sale could arise even if the sale had not been from a bankruptcy estate.18 Lennar also argued that there is no related-to jurisdiction because resolution of the conversion claim could have no

conceivable effect on estate administration.19 The Washington bankruptcy court denied the remand motion, finding arising-under, arising-in, and related-to jurisdiction under § 1334(b).

15 No. 20-03109 ECF No. 3 at 2:10–20. 16 No. 20-03109 ECF No. 5 at 5:1 – 6:13. 17 No. 20-03109 ECF No. 5:6:14 – 7:4. 18 No. 20-03109 ECF No. 6 at 4:1–17. 19 No. 20-03109 ECF No. 6 at 4:18 – 5:2. 3. Venue change On November 16, 2020, Lennar’s action was transferred to this district.20 D. Saxum’s action

1. Saxum’s complaint In August 2020, Saxum filed its complaint in this court. The complaint included claims for declaratory judgment and for judgment on account. The requested declarations were that (1) Saxum owns the amount it claims was due from Lennar to debtors on the Glisan project, which it calls an account receivable (AR), (2) Lennar gets no reduction in the AR as a result of rejection of its executory contracts with debtors, (3) the sale order and APA, including

provisions that Saxum bought the assets free and clear of claims and enjoining Lennar from making any claims, binds Lennar, and (4) Lennar gets no reduction in the AR because of any damages Lennar allegedly incurred for in the Kirkland project.21 2. Lennar’s motion to dismiss Saxum’s action In September 2020, Lennar moved to dismiss Saxum’s complaint for lack

of subject-matter jurisdiction.22 Lennar argued that, even though Saxum bought assets from the chapter 7 trustee, Saxum’s claim against Lennar does not arise out of the Bankruptcy Code (title 11 of the U.S. Code), exist

20 No. 20-03109 ECF No. 13. 21 No. 20-03085 ECF No. 1 at 7 ¶ 25. 22 No. 20-03085 ECF No. 6. independent of the bankruptcy cases, or affect the estate’s rights or liabilities.23 The next month, I denied that motion.24 I said that resolution of Saxum’s

complaint would require that I determine the effect of 11 U.S.C.

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