Woodstream Falls Condominium v. United States Bankruptcy Court for the District of Colorado

Bankruptcy Appellate Panel of the Tenth Circuit·Decided September 1, 2020·No. 20-6·Published

Opinion

NOT FOR PUBLICATION ∗

UNITED STATES BANKRUPTCY APPELLATE PANEL OF THE TENTH CIRCUIT

IN RE AKEEM ABDULLAH MAKEEN, BAP No. CO-20-006 BAP No. CO-20-026

Debtor.

AKEEM ABDULLAH MAKEEN, Bankr. No. 18-15794

Appellant, Adv. No. 19-01384 Chapter 7

v.

WOODSTREAM FALLS CONDOMINIUM ASSOCIATION, INC., OPINION

Appellee.

Appeal from the United States Bankruptcy Court for the District of Colorado

Submitted on the briefs. **

Before CORNISH, MICHAEL, and LOYD, Bankruptcy Judges.

This unpublished opinion may be cited for its persuasive value, but is not precedential, except under the doctrines of law of the case, claim preclusion, and issue preclusion. 10th Cir. BAP L.R. 8026-6.

**

The Appellant requested oral argument, but after examining the briefs and appellate records, the Court has determined unanimously that oral argument would not materially assist in the determination of these appeals because the facts and legal arguments are adequately presented in the briefs and record. See Fed. R. Bankr. P. 8019(b). The cases are therefore ordered submitted without oral argument.

CORNISH, Bankruptcy Judge.

Appeals CO-20-006 and CO-20-026 are before this Court based on two separate orders of the United States Bankruptcy Court for the District of Colorado, one dismissing an adversary proceeding filed by the debtor and the other striking a motion and imposing sanctions against the debtor for violating the court’s previous orders. The background and basis for both orders pertain to state court proceedings occurring prior to the bankruptcy petition. As both orders involve the same set of facts and procedural history, we consider them together on appeal.

In both cases, the pro se debtor Akeem Makeen (the “Debtor”) requested that the Bankruptcy Court sustain his objection to a proof of claim based on a state court judgment for damages and attorneys’ fees awarded to the homeowners’ association that manages the condominium development where the Debtor owns several units. Prior to the Debtor’s objection, the homeowners’ association and the chapter 7 trustee in the Debtor’s case reached a settlement on the amount of the allowed claim, which the Bankruptcy Court approved. The orders on appeal are just two of the numerous orders addressing the Debtor’s repeated attempts to have the Bankruptcy Court reconsider the allowed claim amount.

I. Factual and Procedural Background a. Prepetition Events & Source of Debt In 2007, the Debtor and a related entity, the Makeen Family Trust, purchased six units in Woodstream Falls, a condominium community of approximately 470 units

located in Denver, Colorado. Woodstream Falls Condominium Association, Inc. (“Woodstream”) managed Woodstream Falls’ homeowners’ association. The Debtor took issue with Woodstream’s management and in 2009, brought a lawsuit against Woodstream, the members of Woodstream’s board of directors, and other individuals in the Denver County District Court (the “State Court”). The Debtor alleged breaches of the duty of loyalty and fiduciary duties, breach of contract, civil rights violations, intentional and negligent misrepresentation and mismanagement of the homeowner’s association (case 2009 CV 9497). The State Court dismissed the lawsuit and entered a judgment against the Debtor for attorneys’ fees of $15,883.50 on December 8, 2010. On December 7, 2010, the parties to 2009 CV 9497 entered into a settlement agreement, which provided Woodstream would not enforce the judgment for attorneys’ fees and Woodstream would perform certain repairs to Woodstream Falls facilities. The agreement also provided that should the Debtor file any additional lawsuits against Woodstream in the next three years and Woodstream prevailed or was awarded attorneys’ fees, it could enforce the prior award of $15,883.50 for attorneys’ fees as well. The agreement contemplated additional litigation to be filed by the Debtor against Woodstream and its board, exempting the putative lawsuit from the attorneys’ fees provision.

The Debtor and the Makeen Family Trust subsequently filed a second lawsuit against Woodstream in the State Court, asserting claims for breach of contract based on the board’s failure to appoint the Debtor to a vacancy on the board (case 2010 CV 7697). The State Court dismissed case 2010 CV 7697 on a motion for summary judgment and

awarded Woodstream $65,647.78 in attorneys’ fees and costs on January 3, 2012. The Debtor appealed the dismissal to the Colorado Court of Appeals, which affirmed. The State Court awarded Woodstream $18,082.15 in attorneys’ fees and costs related to the appeal. Woodstream attempted to collect on the attorneys’ fee judgments by garnishing rents from the tenants living in the Debtor’s six Woodstream Falls condominiums. Faced with the collection attempts, the Debtor quitclaimed his interests in all six condominiums to a third party, Chu Ho Son, for little or no value. Mr. Son also owned rental units in Woodstream Falls. The transfers caused some residents to remit rental payments to Mr. Son instead of complying with the order for garnishment.

The Debtor and the Makeen Family Trust filed a third lawsuit against Woodstream in 2011 (case 2011 CV 5447), alleging Woodstream breached confidentiality provisions of the parties’ agreement to resolve case 2009 CV 9497. The State Court dismissed the 2011 lawsuit on Woodstream’s motion for summary judgment in January 2013 and set a hearing to determine Woodstream’s attorneys’ fees and costs allowable under state statute. The Debtor appealed the dismissal of the lawsuit to the Colorado Court of Appeals.

Throughout this period, the Debtor and Mr. Son formed an alliance to take control of Woodstream’s board of directors. As a result of Mr. Son’s demands for an impartial board, Woodstream agreed to hold a special election to elect a new board in June 2013. The Debtor and Mr. Son joined forces with Barry McConnell, who also owned a condominium in Woodstream Falls, to establish a majority of seats on the board of

directors. The Woodstream Falls owners elected Mr. Son and Mr. McConnell to seats on the board of directors. The Debtor also ran for a seat on the board but lost.

The Debtor informed Mr. Son that he held claims against Woodstream that would result in several million dollars in liability. The Debtor indicated he was willing to settle those claims if Woodstream would cease enforcement of the judgments obtained against him for legal fees. This included the pending hearing to determine the amount of attorneys’ fees in 2011 CV 5447. The Debtor proposed a settlement agreement, similar to the agreement entered into in the 2009 litigation, to resolve his claims against Woodstream and the outstanding judgments and claims for attorneys’ fees against him (the “2013 Settlement Agreement”). Instead of allowing Woodstream to collect on any foregone attorneys’ fees, the proposed agreement provided that if the Debtor and Woodstream had any disagreement within three years, the parties would mediate the disagreement. Failure to pursue mediation prior to filing litigation entitled either party to $25,000 in liquidated damages. With the help of Mr. Son, the Debtor presented the 2013 Settlement Agreement to Woodstream’s new board of directors at its first meeting in June 2013. At this same meeting, the board of directors appointed the Debtor as secretary of Woodstream. Woodstream’s board of directors voted in favor of executing the 2013 Settlement Agreement at the June 2013 meeting.

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Woodstream Falls Condominium v. United States Bankruptcy Court for the District of Colorado, (bap10 2020).

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