Matter of Aldersgate Foundation, Inc.

10 B.R. 910, 1981 Bankr. LEXIS 3837
CourtUnited States Bankruptcy Court, M.D. Florida
DecidedApril 29, 1981
DocketBankruptcy 74-383 Orl BK P
StatusPublished
Cited by9 cases

This text of 10 B.R. 910 (Matter of Aldersgate Foundation, Inc.) is published on Counsel Stack Legal Research, covering United States Bankruptcy Court, M.D. Florida primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Matter of Aldersgate Foundation, Inc., 10 B.R. 910, 1981 Bankr. LEXIS 3837 (Fla. 1981).

Opinion

ORDER ON APPLICATIONS FOR FINAL ALLOWANCES

ALEXANDER L. PASKAY, Chief Judge.

THIS IS a pre-Code Chapter X corporate reorganization proceeding and the matters under consideration are applications for final allowances filed by the following parties: The Estate of Frank W. Reed, the original trustee, now deceased; Lee Jay Colling as attorney for Frank W. Reed and also as Successor Trustee; Don M. Stichter, attorney for the Debtor; the law firm of van den Berg, Gay & Burke, attorneys for the Indenture Trustee, Commercial Bank of Winter Park (ComBank); Johnie A. McLeod, attorney for Mr. and Mrs. Brewer and Omega Corporation, creditors; Mr. Jerome Bornstein, attorney for the Unofficial Bondholders Association (Bondholders); and, J. R. Trinkle, attorney for certain bondholders (the Coulter Group). In order to put these Applications in proper focus a brief recap of the history of this corporate reorganization is in order.

Aldersgate Foundation, Inc. (Aldersgate) is a non-profit corporation originally- organized to provide low cost rental housing, restcare, nursing care and related services to the elderly. It owned and operated two complete care and retirement facilities, one located in Kissimmee and the other in Orange City, Florida. It also owned unimproved real property in Leesburg and En-glewood and an unfinished high-rise facility located in Key West. It has no shareholders or paid-in capital. It is a church related organization and received some contributions from the members of the congregation. All of its properties were acquired with borrowed funds obtained through the issuance of bonds under a Trust Indenture entered into with ComBank who consented to act as Trustee under the Trust Indenture. The bonds were secured by first mortgages encumbering the various properties of Aldersgate. Three bond series with an aggregate principal outstanding balance of $6.6 million encumbered the Orange City center, the properties located in Key West, and the portion of the Englewood property. Three other series of bonds in an aggregate principal balance outstanding of $12.4 million encumbered different portions of the Kissimmee center. The properties in Kis-simmee were also encumbered by a purchase money mortgage held by the original owners of the property, Mr. and Mrs. Brewer (the Brewers) securing an indebtedness in the approximate principal balance of $1.3 *912 million. The Brewers’ mortgage, however, was subordinated to the first mortgages securing the various bonded indebtednesses.

Because of charges of mismanagement, the Securities Exchange Commission (SEC) commenced a receivership proceeding against Aldersgate in the United States District Court, but following an unsuccessful attempt by a court appointed management committee and later by a receiver appointed by the District Court to rehabilitate Aldersgate, Aldersgate filed a voluntary petition for relief under Chapter X. Mr. Frank W. Reed, now deceased, who was initially appointed as receiver, was appointed to serve as the reorganization trustee, and Mr. Lee J. Colling who represented Mr. Reed as receiver was appointed to represent him in the Chapter X proceeding.

During the first four years, the trustee operated both retirement centers, one in Kissimmee and one in Orange City and was generating a gross income of $15.8 million and after expenses, a total net income of $3.4 million. The trustee was also liquidating some non-income producing properties. Initially there were seven reorganization plans filed by the trustee, by the Brewers and by the Unofficial Bondholders Association and by other bondholders respectively. Each of these plans were to be funded by outside investors. Of course, each proponent vigorously opposed and challenged the plans filed by others. Initially all seven plans were rejected and the Court directed the trustee to prepare an internal plan based on the concept that Aldersgate will continue to function as a tax-exempt enterprise. The second plan submitted by the trustee contemplated that the Kissimmee center will be operated and the trustee will make a cash distribution derived from liquidation of non-income producing properties and securities and also certificates of value to the bondholders and to unsecured creditors to be serviced from future operating revenues derived from the Kissimmee facility. The trustee’s plan was subsequently amended to include an optional provision providing for the sale of the Kissimmee center. This plan was ultimately approved by the Court and was accepted by 92% of the bondholders, but was rejected by the Brewers who controlled the majority of the unsecured claims.

The Trustee thereafter embarked upon an extensive campaign of advertising the Kissimmee center for sale and with court approval, issued an invitation to submit sealed bids for the Kissimmee property. By the deadline fixed by the Court the Trustee received several bids, the highest was for $11 million. Among the bidders were two independent nursing home enterprises, Friendly Retirement Center (FRC) and the Ev. Lutheran Good Samaritan Society, Inc. (Good Samaritan). Good Samaritan was the third highest bidder with the bid of $9 million and FRC’s bid was $8.4 million. When FRC increased its offer to $11.5 million and offered to settle all claims of the Brewers, which represented a major roadblock to any reorganization effort, the Court permitted the highest bidder to withdraw its bid and authorized the sale of the Kissimmee facility to FRC.

FRC, after having obtained several extensions to close the sale, was not able to procure the necessary funds to close prior to the expiration of the last extension and its $500,000 earnest money deposit was declared by the Court forfeited. The order of forfeiture was challenged by FRC. The Order had been affirmed on appeal by the District Court. This matter is currently pending before the Fifth Circuit Court of Appeals. After a bitter contest between Good Samaritan and FRC, this Court ultimately authorized the trustee to sell the Kissimmee facility for $9.7 million to Good Samaritan. While the Brewers’ interest ultimately supported the Good Samaritan offer and so did ComBank, the successor trustee opposed it on the ground that the offer was too low.

The proceeding during the past six years produced 26 adversary proceedings; 21 appeals, 12 of which involved the sale of the Kissimmee center and all of which were unsuccessful. The funds realized from the liquidation of the assets indicate that making an allowance for the cost of administra *913 tion and applying the previously fixed surcharge formula would permit a distribution to the Kissimmee bondholders, a dividend of 67.5%; a dividend of 93.7% to the Orange City bondholders; a dividend of 46.6% to the Englewood bondholders; a 77% dividend to the Key West bondholders; and a 43.9% dividend to the unsecured creditors. The surcharge formula previously noted was fixed at 64.3% on the interest of Kis-simmee bondholders; 21.0% on the Orange City bondholders; 2.1% on the Englewood bondholders; and 6.3% on the Kissimmee bondholders and unsecured creditors. This allocation is based on the administrative expenses to be charged according to the values of the assets available and the value of the unencumbered chattel collateral of the respective bondholders.

INDIVIDUAL APPLICATIONS

Mr. Frank W. Reed, now deceased, was a retired mortgage loan officer at the time he was appointed trustee for Aldersgate on September 27, 1974.

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Bluebook (online)
10 B.R. 910, 1981 Bankr. LEXIS 3837, Counsel Stack Legal Research, https://law.counselstack.com/opinion/matter-of-aldersgate-foundation-inc-flmb-1981.