Phar-Mor, Inc. v. Strouss Building Associates

204 B.R. 948, 1997 U.S. Dist. LEXIS 2609
CourtDistrict Court, N.D. Ohio
DecidedJanuary 13, 1997
DocketBankruptcy 4:94 CV 1698
StatusPublished
Cited by14 cases

This text of 204 B.R. 948 (Phar-Mor, Inc. v. Strouss Building Associates) is published on Counsel Stack Legal Research, covering District Court, N.D. Ohio primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Phar-Mor, Inc. v. Strouss Building Associates, 204 B.R. 948, 1997 U.S. Dist. LEXIS 2609 (N.D. Ohio 1997).

Opinion

MEMORANDUM AND ORDER

OLIVER, District Judge.

This bankruptcy appeal raises the issue of whether the debtor-in-possession in this case may reject a limited partnership agreement as. an executory contract, pursuant to 11 U.S.C. § 365. The bankruptcy court decided this question in the negative, and debtor-in-possession Phar-Mor, Inc. (together with 15 affiliated debtors) appeals. Because this court concludes the bankruptcy court erred as a matter of law, the decision of the bankruptcy court is reversed and the case is remanded to the bankruptcy court for further proceedings consistent with this opinion.

I.

The parties do not dispute the following facts. In October of 1986, Phar-Mor and several businessmen formed an Ohio limited partnership called Strouss Building Associates (“SBA-LP”). The general partner of SBA-LP was Michael Monus, then the president of Phar-Mor. Monus owned 10% of SBA-LP, Phar-Mor owned 60%, and three other limited partners unaffiliated with Phar-Mor owned 10% each. The purpose of SBA-LP was to buy a building in downtown Youngstown, Ohio, refurbish it, and rent it to tenants. The main tenant of this building was to be Phar-Mor, which would use the building for its corporate headquarters.

In 1987, Phar-Mor decided to divide and sell its limited partnership interest in SBA-LP. To do so, Phar-Mor formed a Pennsylvania limited partnership called Phar-Mor Centre Associates (“PMCA-LP”). In exchange for $315,000, Phar-Mor sold its 60% limited partnership interest in SBA-LP to PMCA-LP. Phar-Mor also became the general partner of PMCA-LP, with a 1% share, while the remaining 99% went to approximately 50 Phar-Mor directors, officers, executives, and shareholders.

As Phar-Mor grew in size, its need for office space also grew. Accordingly, an Ohio general partnership called Erie Terminal Development Company (“Erie Partnership”) was formed in 1989 for the purpose of acquiring and refurbishing a second building in Youngstown, Ohio. Again, it was expected that this building would be leased in significant part to Phar-Mor. There were two partners in the Erie Partnership, each holding a 50% share: SBA-LP and Youngstown Central Area Community Improvement Corporation (“YCACIC”), an Ohio non-profit entity. The result of all these partnerships is shown graphically below.

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The partners of SBA-LP and PMCA-LP obtained terrific profits. For example, SBA-LP’s partners achieved a 548% cash return on their investment in just over six years. *951 PMCA-LP’s partners achieved a 474% cash return on their investment in about 5% years. These figures do not include “historic building rehabilitation tax credits,” which if ultimately used could triple these returns.

In August of 1992, Phar-Mor discovered that several of its senior officers, including Monus, had fraudulently misappropriated cash from Phar-Mor and overstated Phar-Mor’s income. Monus and others have been found guilty of various financial crimes in connection with these actions. The victim of this embezzlement was Phar-Mor.

On August 17, 1992, Phar-Mor filed in bankruptcy court for relief under 11 U.S.C. § 11. On May 31, 1994, Phar-Mor filed a motion in bankruptcy court seeking to reject the PMCA-LP limited partnership agreement as an executory contract, pursuant to 11 U.S.C. § 365. This motion was opposed by Erie Partnership, SBA-LP, and Michael Monus. As may be seen from the chart above, allowing Phar-Mor to reject the PMCA-LP limited agreement would have “domino effect” repercussions affecting virtually every other entity on the chart. Specifically, if Phar-Mor left its position as general partner of PMCA-LP and was not replaced, the 50 limited partners of PMCA-LP would ■incur liability for recapture of tax benefits and PMCA-LP would dissolve. The dissolution of PMCA-LP would then cause the tax dissolution of SBA-LP, because over 50% of SBA-LP would change hands. Similarly, the dissolution of SBA-LP would in turn threaten the tax dissolution of Erie Partnership. In each case, the dissolution of the three partnerships would trigger tax credit recap-time liability for all the partners.

One of the reasons Phar-Mor sought to reject the PMCA-LP limited partnership agreement was that, after reading the report of the examiner appointed by the bankruptcy court, Phar-Mor came to believe some of the transactions undertaken earlier by PMCA-LP and SBA-LP were improper and had harmed Phar-Mor. For example, Phar-Mor became concerned that PMCA-LP’s lease of space to Phar-Mor was voidable as an interested party transaction. Similarly, Phar-Mor became concerned that the transfer of its 60% limited partnership in SBA-LP to PMCA-LP was voidable as an interested party transaction. Phar-Mor asserts, and defendants do not dispute, that as debtor-in-possession, Phar-Mor is charged with the fiduciary duty of maximizing the bankrupt estate’s assets. Thus, Phar-Mor has a fiduciary duty to pursue its possible claims against PMCA-LP and SBA-LP. Of course, this fiduciary duty conflicts with Phar-Mor’s roles as general partner of PMCA-LP and as fractional limited partner of SBA-LP.

As noted, Erie Partnership, SBA-LP, and Michael Monus all opposed Phar-Mor’s motion to reject the PMCA-LP limited partnership agreement. In its July 5, 1994 Order, the bankruptcy court overruled Monus’s objection, on the basis that Monus did not appear at the hearing. Bankruptcy Order at 4. However, the bankruptcy court found the other parties’ opposition well-taken, and denied Phar-Mor’s motion. Phar-Mor appeals that ruling.

II.

Section 365 of the Bankruptcy Code assists debtors in their efforts at reorganization by allowing them to assume favorable pre-petition executory contracts and reject unfavorable ones. Generally, if the debtor assumes a pre-petition executory contract, the contract is effectively converted into a post-petition contract, so that both the debtor and the contracting party can still compel the other to perform. If the debtor rejects the pre-petition executory contract, the contract is treated as having been terminated prior to the debtor’s filing of bankruptcy, so that the contracting party’s claim for damages (if any) has the same status as all other pre-petition claims. 1 Whether an *952 executory contract is “favorable” or “unfavorable” is left to the sound business judgment of the debtor. Lubrizol Ents., Inc. v. Richmond, Metal Finishers, Inc., 756 F.2d 1043, 1046-47 (4th Cir.1985), cert. denied, 475 U.S. 1057, 106 S.Ct. 1285, 89 L.Ed.2d 592 (1985). Courts should generally defer to a debtor’s decision whether to reject an exec-utory contract. Id. at 1047.

SBA-LP and Erie Partnership do not argue that Phar-Mor’s desire to reject the PMCA-LP limited partnership agreement is an abuse of its discretionary business judgment.

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Cite This Page — Counsel Stack

Bluebook (online)
204 B.R. 948, 1997 U.S. Dist. LEXIS 2609, Counsel Stack Legal Research, https://law.counselstack.com/opinion/phar-mor-inc-v-strouss-building-associates-ohnd-1997.