Pessin v. RCMP Enterprises, LLC (In Re Weeks Landing, LLC)

439 B.R. 897, 2010 WL 4023061
CourtDistrict Court, M.D. Florida
DecidedOctober 13, 2010
Docket8:09-cv-00626
StatusPublished
Cited by8 cases

This text of 439 B.R. 897 (Pessin v. RCMP Enterprises, LLC (In Re Weeks Landing, LLC)) is published on Counsel Stack Legal Research, covering District 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
Pessin v. RCMP Enterprises, LLC (In Re Weeks Landing, LLC), 439 B.R. 897, 2010 WL 4023061 (M.D. Fla. 2010).

Opinion

OPINION AND ORDER

JOHN E. STEELE, District Judge.

This matter comes before the Court on an appeal from the Bankruptcy Court’s June 29, 2009 Order Granting Motion to Dismiss With Prejudice, or in the Alternative, for Summary Judgment By RCMP Enterprises, LLC and Christopher War-tella, Individually (Doc. # 1-2) 1 issued in an adversary proceeding initiated by appellant Michele Pessin. The Court has received an initial brief of appellant (Doc. # 10) proceeding pro se, an Answer Brief of Appellees (Doc. # 11), a Reply Brief (Doc. # 12), and Supplement to Reply Brief (Doc. # 13) by appellant. After examination of the briefs and the record, the Court finds that the facts and legal arguments are adequately presented and the *901 decisional process would not be significantly aided by oral argument. For the reasons set forth below, the Court concludes that the Bankruptcy Court’s order must be reversed and the case remanded to the Bankruptcy Court for further proceedings.

I.

The United States District Court functions as an appellate court in reviewing decisions of the United States Bankruptcy Court. In re Colortex Indus., Inc., 19 F.3d 1371, 1374 (11th Cir.1994). The legal conclusions of the bankruptcy court are reviewed de novo, while findings of fact are reviewed for clear error. In re Globe Mfg. Corp., 567 F.3d 1291, 1296 (11th Cir. 2009). A finding of fact is clearly erroneous when, “although there is evidence to support it, the reviewing court on the entire record is left with a definite and firm conviction that a mistake has been committed.” Crawford v. W. Electric Co., Inc., 745 F.2d 1373, 1378 (11th Cir.1984) (citing United States v. United States Gypsum Co., 333 U.S. 364, 395, 68 S.Ct. 525, 92 L.Ed. 746 (1948)); In re Walker, 515 F.3d 1204, 1212 (11th Cir.2008). The Court liberally construes the filings of pro se litigants. In re Laurent, 149 Fed.Appx. 833, 837 (11th Cir.2005).

II.

A. Pre-Bankruptcy Events

Michele Pessin (Pessin or appellant) formed Weeks Landing, LLC (Weeks Landing), Shell Cove Marine Properties, LLC (Shell Cove), and Estero Commons, LLC (Estero), all Florida limited liability companies, and at all relevant times was the manager and sole member of each. Pessin also incorporated 131 Group, Inc. (131 Group), a Delaware corporation, and was its President. All the entities were owned and controlled by Pessin. Utilizing Weeks Landing, Pessin bought a portion of a property known as the Weeks Fish Camp in Bonita Springs, Florida with the intent to develop the property into a mixed-use marina. Additionally, Shell Cove owned four undeveloped lots totaling approximately 12 acres; Estero Commons owed approximately 28 acres of unimproved real property; and 131 Group owned approximately 170 acres of unimproved real property, all in the Bonita Springs area. (Bankr. Doc. # 57.) There came a point in time, however, when Pes-sin was unable to proceed with development of the project.

By early 2006, Christopher Wartella (Wartella) and Stanley Malinowski (Malinowski) were considering an agreement with Pessin for joint ownership and development of the property. Wartella and Malinowski formed RCMP Enterprises, LLC (RCMP), a Pennsylvania limited liability company, for that purpose.

On or about April 8, 2006, a Confidentiality and Non-Compete Agreement (the “Confidentiality Agreement”, Doc. # 4-20) was signed between Pessin individually, Weeks Landing, Shell Cove, and 131 Group as “Owner” and RCMP, Wartella, and Malinowski as “Recipient.” The Owners agreed to disclose confidential and proprietary information to the Recipients relating to the property commonly referred to as the “Weeks Fish Camp” property and adjacent parcels (the Property). The Recipients agreed not to use or disclose the information, other than for the purpose of determining the viability of entering into an agreement with the Owners for the joint ownership and development of the Property and preparing a proposal for such an agreement. The Recipients also agreed not to acquire any lands within the Property without the Owner’s consent, and not to use the confidential information for the purpose of bidding on the purchase of the Property in any subsequent bankrupt *902 cy proceeding initiated by the Owner. The Confidentiality Agreement was to be effective for three years, and was governed by and to be construed according to the laws of the United States and the State of Florida. The parties agreed' that these obligations would not be affected by bankruptcy proceedings.

B. Bankruptcy Case

On April 14, 2006, Weeks Landing, Shell Cove, Estero Commons, and 131 Group (collectively Debtors) filed Chapter 11 voluntary petitions for reorganization in the Bankruptcy Court in the Middle District of Florida. Weeks Landing estimated liabilities of approximately $15.7 million and assets of about $18 million (Bankr. Doc. # 30); Shell Cove estimated liabilities of approximately $3.9 million and assets of approximately $6.2 million (id, Doc. # 39); 131 Group estimated liabilities of $15.3 million and assets of about $11 million (id, Doc. # 38); and Estero Commons estimated liabilities of approximately $3.2 million and assets of approximately $2.1 million (id, Doc. #40). On May 2, 2006, the Bankruptcy Court ordered the four separate cases to be jointly administered under the lowest numbered case. The Debtors remained in possession of their respective properties and continued to operate their businesses.

On June 7, 2006, debtors Weeks Landing and Shell Cove filed an Emergency Motion (Bankr. Doc. # 57) requesting approval of a Term Sheet with RCMP, and post-petition financing. These debtors asserted that they had meaningful equity in their real properties, and had commenced the bankruptcy cases “in order to gain much needed breathing room from their creditors, and to identify a lender, financier, purchaser or other transaction partner to provide the Debtors the liquidity they need to restructure and emerge from these cases.” (Id,., Doc. # 57, ¶ 10.) The motion reported that these debtors had been in good faith negotiations with RCMP, which culminated in a June 2, 2006 Term Sheet between debtors Weeks Landing and Shell Cove and RCMP. These debtors summarized the main terms pursuant to which RCMP would fund Debtors’ reorganization and a reorganization plan. The Term Sheet (Bankr. Doc. # 57, Exh. A) contemplated the formation of NEW-CO, a limited liability company to be owned equally by Pessin and RCMP or its designee. The reorganization plan would provide that NEWCO acquire marketable title to the Weeks Fish Camp property, satisfy the secured claims of two entities, arrange for Exit Financing, and contribute $930,000 toward administrative expenses and priority and general unsecured claims.

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Cite This Page — Counsel Stack

Bluebook (online)
439 B.R. 897, 2010 WL 4023061, Counsel Stack Legal Research, https://law.counselstack.com/opinion/pessin-v-rcmp-enterprises-llc-in-re-weeks-landing-llc-flmd-2010.