Meritage Homes of Nevada, Inc. v. JPMorgan Chase Bank, N.A. (In re South Edge LLC)

478 B.R. 403, 2012 U.S. Dist. LEXIS 111080
CourtDistrict Court, D. Nevada
DecidedAugust 8, 2012
DocketNo. 2:11-CV-01963-PMP-PAL
StatusPublished
Cited by1 cases

This text of 478 B.R. 403 (Meritage Homes of Nevada, Inc. v. JPMorgan Chase Bank, N.A. (In re South Edge LLC)) is published on Counsel Stack Legal Research, covering District Court, D. Nevada primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Meritage Homes of Nevada, Inc. v. JPMorgan Chase Bank, N.A. (In re South Edge LLC), 478 B.R. 403, 2012 U.S. Dist. LEXIS 111080 (D. Nev. 2012).

Opinion

OPINION

PHILIP M. PRO, District Judge.

Before the Court is Appellants Meritage Homes of Nevada, Inc. and Meritage Homes Corporation’s (collectively, “Meri-tage”) appeal of the bankruptcy court’s Order Confirming Joint Plan of Reorganization (“Confirmation Order”) for the Debtor, South Edge, LLC (“South Edge”). Specifically, Meritage challenges the Confirmation Order’s approval of exculpation and post-confirmation injunction provisions. Meritage also challenges language in the Confirmation Order which states a Repayment Guaranty which Meritage executed is not satisfied or released through confirmation.

Appellees JPMorgan Chase Bank, N.A. (“JPMorgan”); and KB Home, Inc.; KB Home Nevada, Inc.; Toll Brothers, Inc.; Coleman-Toll Limited Partnership; Beazer Homes USA, Inc.; Beazer Homes Holdings Corp.; Weyerhauser Real Estate Company; and Pardee Homes of Nevada, Inc. (collectively, the “Settling Builders”), move to dismiss the appeal as moot. (Ap-pellees’ Mot. for Dismissal of Appeal (Doc. # 17).) JPMorgan and the Settling Builders also oppose Meritage’s appeal on the merits.

I. BACKGROUND

The following factual background is derived largely from the statement of facts as recited by the bankruptcy court in the Confirmation Order and the Declaration of Cynthia Nelson, Chapter 11 Trustee, in Support of Confirmation of the Plan of Reorganization, as incorporated in the Confirmation Order. (AER Tabs 12, 17.) Debtor South Edge is a limited liability company that owns a real estate development known as Inspirada. (AER Tab 12 at ¶ 10.) South Edge was a joint venture by eight builders who are South Edge’s members: KB Home Nevada, Inc.; Coleman-Toll Limited Partnership; Pardee Homes of Nevada; Beazer Homes Holdings Corp.; Meritage; Focus South Group, LLC; Alameda Investments, LLC; and Kimball Hill Homes Nevada, Inc. (Id. at ¶ 12.)

To fund the Inspirada project, South Edge took out loans (“Prepetition Loans”) in the aggregate amount of $585 million pursuant to a Credit Agreement under which JPMorgan acts as Agent for the other prepetition lenders. (Id. ¶ 13.) As security for the loans, JPMorgan and the other prepetition lenders obtained liens on virtually all of South Edge’s real and personal property. (Id.) Additionally, each South Edge member and its respective parent signed guaranties in favor of JPMorgan as Agent under the Credit Agreement. Specifically, each member and its respective parent signed a guaranty of the completion of certain improvements on the Project (the “Completion Guaranty”), limited guaranties for certain fraudulent or unlawful acts (the “Limited Guaranty”), and a guaranty that the members and parents would be responsible for repaying South Edge’s obligations in the event of the voluntary or involuntary bankruptcy of South Edge (the “Repayment Guaranty”). (AER Tab 15 ¶ 12.)

In the spring of 2008, work at Inspirada came to a halt as a result of the insolvency of two of the builder members, disputes [407]*407among the builder members, disputes between the builder members and the pre-petition lenders, and South Edge’s default on its obligations under the Credit Agreement. (Id. at ¶ 15.) The result has been a slew of legal actions filed in this Court and elsewhere, including this involuntary chapter 11 bankruptcy proceeding which some of the prepetition lenders initiated against South Edge. (AER Tab 9, Tab 15 at ¶¶ 19-25.) JPMorgan, as Agent for the prepetition lenders, moved for the appointment of a bankruptcy trustee. The bankruptcy court granted the motion, and the Office of the United States Trustee designated Cynthia Nelson (the “Trustee”) to serve as South Edge’s trustee. (AER Tabs 10, 23, 24.)

After an unsuccessful appeal to this Court of the order appointing the Trustee, JPMorgan and the Settling Builders (collectively the “Plan Proponents”) entered into a Plan Support Agreement. Pursuant to the Plan Support Agreement, the Plan Proponents agreed to become joint proponents of a proposed plan of reorganization which would settle various lawsuits among the interested parties as well as provide for an exit from bankruptcy. (AER Tab 12.) More than 92% in dollar amount of the prepetition lenders consented to the Plan Support Agreement. (Id. at ¶ 40.) The Trustee also consented to the Plan Support Agreement. (Id. at ¶ 17.) The Plan Proponents thereafter filed the Joint Plan of Reorganization Proposed by JPMorgan Chase Bank, N.A., as Administrative Agent Under the Prepetition Credit Agreement, and the Settling Builders (the “Plan”). (AER Tab 2.) Every secured and unsecured creditor who returned a ballot supported the Plan, as did seven of South Edge’s eight members. (AER Tab 8 at 8-9 ¶ 1.) Only Meritage filed objections to the Plan and the proposed confirmation order. (AER Tabs 3-4, 19.) After holding a hearing on Meritage’s objections at which various witnesses testified, the bankruptcy court overruled the objections and confirmed the Plan. (AER Tabs 6-8, 22.)

The Plan generally provides for the Settling Builders to contribute approximately $330 million to pay administrative expenses, secured claims, and general unsecured claims against the estate, and to fund various expenses related to future development of Inspirada. (AER Tab 8 at 21 ¶ 14.) In exchange, the prepetition lenders agreed to release the Settling Builders for amounts owed under the Credit Agreement and various guaranties by the Settling Builders and their parents, despite the fact that this would leave a deficiency of approximately $47 million owed to the prepetition lenders under the Credit Agreement. (Id. at 10-11 ¶ 4 & n.l, 21 at ¶ 14.) Under the Plan, South Edge’s assets are transferred to an Acquirer, a new entity formed by the Settling Builders. (Id. at 13 ¶ 6.) However, the South Edge estate retained some assets following confirmation, including certain litigation claims (the “Retained Actions”). (Id. at 14 ¶ 9.) The estate is to continue only for as long as is necessary to complete the administration of the estate, and South Edge will be dissolved upon final administration of the estate. (Id. at 13 ¶ 7.)

The Plan contains a provision through which the Settling Builders, rather than the prepetition lenders, assumed the risk of collecting on Meritage’s Repayment Guaranty. Pursuant to section 3.4(f) of the Plan, the Settling Builders contributed over $12 million to be placed in an escrow account. (AER Tab 2 at 328.) The amount deposited had to be “equal to the amount of the Meritage Repayment Guaranty liability as of the ■ Effective Date.” (Id.) Thereafter,

[408]*408[a]ny Prepetition Lender ... may elect_to assign to the Settling Builders a participation in the assigning Pre-petition Lender’s pro rata interest in the Meritage Repayment Guaranty claim under the Prepetition Credit Agreement, and in exchange for the assignment of such participation, the assigning Prepetition Lender’s pro rata interest in the Meritage Repayment Guaranty Escrow shall be delivered to such Prepetition Lender on the Effective Date. To the extent that any portion of the Meri-tage Repayment Guaranty Escrow is not paid to electing Prepetition Lenders, then such amount ... shall be disbursed to the Acquirer.
By electing to assign a participation in the Meritage Repayment Guaranty claim, the electing Prepetition Lender agrees to direct (consistent with the instructions of the Settling Builders) a sub-Agent ...

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Bluebook (online)
478 B.R. 403, 2012 U.S. Dist. LEXIS 111080, Counsel Stack Legal Research, https://law.counselstack.com/opinion/meritage-homes-of-nevada-inc-v-jpmorgan-chase-bank-na-in-re-south-nvd-2012.