UNITED STATES OF AMERICA v. ANY AND ALL JOINT VENTURE UNITS OF MORGAN INTEREST HOLDERS HELD IN THE MORGAN KING OF PRUSSIA JOINT VENTURE, TRACEABLE TO THE FOLLOWING REAL PROPERTIES WHICH WERE CONTRIBUTED TO SUCH JOINT VENTURE: 5111 BALL ROAD, SYRACUSE, NEW YORK, KNOWN AS HIGH ACRES APARTMENTS; 2161 CAMELOT DRIVE, HARRISBURG, PENNSYLVANIA, KNOWN AS KING‘S MANOR APARTMENTS; 140 WESTBROOK HILLS DRIVE, SYRACUSE, NEW YORK, KNOWN AS MORGAN MEADOWS APARTMENTS; 1 OAKMONTE BOULEVARD, WEBSTER, NEW YORK, KNOWN AS OAKMONTE APARTMENT HOMES; 825 RIDGEWOOD DRIVE, FORT WAYNE, INDIANA, KNOWN AS THE SUMMIT AT RIDGEWOOD; 40 WEBSTER MANOR DRIVE, WEBSTER, NEW YORK, KNOWN AS WEBSTER MANOR APARTMENTS; and 137 RINGNECK DRIVE, HARRISBURG, PENNSYLVANIA, KNOWN AS THE VILLAGE OF LAUREL RIDGE I
1:20-CV-00334 EAW
UNITED STATES DISTRICT COURT WESTERN DISTRICT OF NEW YORK
April 9, 2021
ELIZABETH A. WOLFORD
Plaintiff the United States of America (hereinafter “the government“) commenced the above-referenced civil forfeiture action on March 20, 2020. (Dkt. 1). The government seeks forfeiture of the Joint Venture Units (“JV Units“) of “the Morgan Interest Holders”1 in the Morgan Properties King of Prussia Joint Venture LLC (“MP KofP JV LLC“) that are traceable to the properties listed in the above caption. (Id. at ¶ 1). The complaint alleges that MP KofP JV LLC acquired the real properties listed in the above caption on or about October 24, 2019, and in exchange for the contributed properties, “Class A and Class B JV Units were issued to those individuals and entities with ownership interests in the contributed properties which were equivalent in value to net equity in the properties.” (Id. at ¶ 2).
Contemporaneously with the filing of the complaint, the government obtained an arrest warrant in rem that was signed by the Clerk of Court and states that it was witnessed by the undersigned. (See Dkt. 10 at 2-3; Dkt. 1-1). The government arranged to serve the arrest warrant in rem on several entitles and individuals. (Dkt. 4; Dkt. 5; Dkt. 6; Dkt. 7; Dkt. 8; Dkt. 10). The undersigned neither witnessed nor authorized the issuance of the arrest warrant in rem.
Briefing on the Moving Parties’ motions for return of property occurred during October and November 2020 (See Dkt. 106-108 & Dkt. 121 (submissions on behalf of Robert and Todd Morgan); Dkt. 114 & Dkt. 122 (submissions on behalf of the Oakmonte Claimants); Dkt. 116 & Dkt. 120 (submissions on behalf of Lacey Morgan Katz and Robyn
On December 21, 2020, the Court issued a Text Order directing the government to explain the basis for its position that the arrest warrant in rem was properly issued by the Clerk in this case, in view of the fact that Supplemental Admiralty and Maritime Claims Rule G(3)(b)(ii), requires a court—not a clerk—to issue an arrest warrant in rem on a finding of probable cause where property is not in the possession, custody or control of the government (as is the case with the JV Units and any distributions). (Dkt. 139). The government responded on December 28, 2020, indicating that “[i]n hindsight” the arrest warrant in rem was “not necessary” but it nonetheless served “a useful purpose, as it operated to inform the MP KofP JV LLC and all parties that the action had been filed and informed the parties [of] certain filing deadlines.” (Dkt. 142 at 5 n.1).
The Court thereafter held a status conference on January 6, 2021, at which time it raised a number of questions with respect to the pending motions for return of property and the status of the matter, including the issuance of the arrest warrant in rem, and requested supplemental briefing from the parties. (Dkt. 152; Dkt. 154). The Court asked the parties to directly answer the questions raised with their supplemental briefing. (See Dkt. 154 at
In compliance with the Court‘s requests, the Moving Parties filed their submissions on February 12, 2021, addressing the questions raised by the Court. (Dkt. 162; Dkt 163; Dkt. 164). On the other hand, the government only answered some of the questions as requested by the Court. An affidavit filed by Assistant United States Attorney (“AUSA“) Joseph J. Karaszewski, Chief of the Asset Recovery Division in the United States Attorney‘s Office for the Western District of New York, outlined certain steps that his office had taken that he claimed rendered moot the pending motions for return of property. (Dkt. 160). In that affidavit, AUSA Karaszewski stated that the government “notified MP KofP JV LLC in writing that it does not object to the release to the movants of all net ordinary proceeds paid and payable to the movants based on their ownership interests in the JV Units named” in the above-captioned matter. (Id. at ¶ 4). Thus, according to the government, the pending motions for return of property were moot. At the same time that it filed AUSA Karaszewski‘s affidavit, the government also filed its motion for a restraining order. (Dkt. 161).
In accordance with the schedule set by the Court, each party filed a response to the opposing party‘s supplemental submission on February 26, 2021. (Dkt. 168; Dkt. 170; Dkt. 171; Dkt. 173). On that same date, the Moving Parties filed opposition papers to the government‘s motion for a restraining order. (Dkt. 169; Dkt. 171; Dkt. 172).
The Moving Parties each acknowledge that based on the government‘s communication to MP KofP JV LLC that it does not object to the release of all net ordinary proceeds “paid and payable” based on their ownership interests in the JV Units named in the above-referenced litigation, they have obtained all of the relief they sought with their pending motions so long as the government means that this also applies to any future distributions. (Dkt. 168 at 4; Dkt. 171 at 2; Dkt. 173 at 2).
The Court interprets the government‘s communication to MP KofP JV LLC as indicating that it is no longer seeking to restrain the distributions of net ordinary proceeds on the JV Units. In the event that in the future the government attempts to restrain these distributions in one way or another, the dispute may be brought to the Court‘s attention to resolve, but the pending motions are not the appropriate forum in which to litigate hypothetical possibilities as to potential future efforts by the government to restrain property. To be clear, though, so long as the current status remains the same and the distributions are not within the government‘s possession, custody or control, the Court would expect the government to first seek an order from the undersigned before attempting to restrain the Moving Parties’ distributions of net ordinary proceeds on the JV Units at issue in this litigation.
Accordingly, the Court denies the motions for return of property (Dkt. 106; Dkt. 114; Dkt. 116) as moot.
The government seeks a restraining order pursuant to
Upon application of the United States, the court may enter a restraining order or injunction, . . . or take any other action to seize, secure, maintain, or preserve the availability of property subject to civil forfeiture . . . upon the filing of a civil forfeiture complaint alleging that the property with respect to which the order is sought is subject to civil forfeiture. . . .
Specifically, the government seeks a restraining order for the following property:
the defendants in rem in the above captioned case: Any and All Joint Venture Units (“JV Units“) of Morgan Interest Holders held in the Morgan King of Prussia Joint Venture, traceable to the following real properties which were contributed to such Joint Venture:
5111 Ball Road, Syracuse, New York, known as High Acres Apartments [10,031,739 JV Units];
2161 Camelot Drive, Harrisburg, Pennsylvania, known as King‘s Manor Apartments [9,715,315 JV Units];
140 Westbrook Hills Drive, Syracuse, New York, known as Morgan Meadows Apartments [14,129,173 JV Units];
1 Oakmonte Boulevard, Webster, New York, known as Oakmonte Apartment Homes [11,804,286 JV Units];
825 Ridgewood Drive, Fort Wayne, Indiana, known as The Summit At Ridgewood [10,106,176 JV Units];
40 Webster Manor Drive, Webster, New York, known as Webster Manor Apartments [11,722,169 JV Units]; and
137 Ringneck Drive, Harrisburg, Pennsylvania, known as The Village of Laurel Ridge I [8,384,991 JV Units].
(Dkt. 161 at 2). The government contends that its request for a restraining order in this regard is “consistent with the express agreement of the United States, claimants Robert
Upon the Closing, the United States of America confirms and agrees that it will not seek civil, criminal or administrative forfeiture of any of the eighty-six real properties . . . and that it will instead bring any future civil forfeiture action against JV Units equivalent in value on the Closing Date to the agreed-upon equity value of the entity which operated and owned the relevant Joint Venture Property or some lesser amount. Whereas the Parties agree that, after filing a civil forfeiture action against JV Units equal to the agreed-upon equity value of the entity which operated and owned the Joint Venture Property, the United States of America shall provide the Joint Venture, all Parties, and any member holding JV Units from the Joint Venture Property with a copy of the civil forfeiture complaint or amended complaint at issue. Upon receipt of the civil forfeiture complaint or amended
complaint at issue, the Joint Venture shall provide the United States of America and all Parties a copy of the breakdown of the number of Class A and Class B Units (and the equivalent number of Class A Units with a value equal to such JV Units) each individual member received at Closing in exchange for the interest contributor‘s contribution of the entity which operated and owned the relevant Joint Venture Property. Thereafter, the Joint Venture shall prohibit the transfer of any such identified JV Units during the pendency of the related civil forfeiture action unless otherwise permitted by court order or stipulation between the United States of America and the relevant individual member or as set forth in Paragraphs 29-31 hereof. . . . The Joint Venture hereby agrees that, in the event of any future forfeiture actions, it shall, within 90 days of the receipt of a notice from the United States of America that a final order of forfeiture of any of such additional retained JV Units has been ordered by the Court, purchase up to $39,227,898 of such additional retained JV Units . . . from the United States of America with cash at a value equal to the value of such JV Unit on the day the initial set of contributions occurred to the Joint Venture (i.e., at closing each Class A Unit will have a value of $1.00 per Class A Unit).
(Dkt. 161-1 at ¶ 45 (emphasis added)).
Robert and Todd Morgan oppose the motion for a restraining order, arguing that it goes beyond the terms of the Stipulated Order by also seeking to restrict the Class B JV Units associated with the properties that are the subject of the pending litigation. (Dkt. 169 at 4). They cite to provisions of the Stipulated Order that plainly contemplate that the equivalent value of Class A JV Units would be substituted for the property named as defendants in the 7405 Morgan Road Action. (Id. at 5-6 (citing Stipulated Order ¶ 37 (requiring the government “to dismiss the relevant Civil Forfeiture Property as Defendant” in 7405 Morgan Road Action and allowing it to “add as Defendant in its stead the relevant Civil Forfeiture Property‘s Retained Units“) and Stipulated Order ¶¶ 19-26 (defining “Retained Units” for the properties subject to the 7405 Morgan Road Action as “Class A Units equal in value of the Class A and Class B Units“))). They also cite to paragraph 45
imposed transfer restrictions on the number of Class A Units held by Claimants, which in the aggregate are equivalent in value to the Claimants’ pro rata interests in the net equity value of the properties at the time they were contributed to [MP KofP JV LLC]. Those restrained Class A Units—the Class A Units issued for the properties at issue, and an additional number of Class A Units issued for unrelated properties—remain subject to transfer restrictions. None of the Claimants’ Class B Units is subject to restraint.
(Id. at 8).
Lacey Morgan Katz and Robyn Morgan have opposed the motion for a restraining order as currently presented on the same grounds as Robert and Todd Morgan. (Dkt. 172). They also argue that the Stipulated Order does not represent an agreement to a restraining order being entered on the basis of the stipulation alone. (Id. at 3). The Oakmonte Claimants have submitted a memorandum in opposition to the motion, also arguing that the relief sought by the government is inconsistent with the terms of the Stipulated Order because the government seeks to restrain Class B Units (Dkt. 171 at 2-3), but further raising the issue that they were not signatories to the Stipulated Order (id. at 3).
The Morgan Moving Parties indicate in their opposition papers that they would not object to the entry of a properly tailored order that adopts only the restrictions on Class A
The burden of proof to establish that property is subject to forfeiture is on the government.
Here, the sole basis for the government‘s motion is the Stipulated Order—and yet, at the very least, there are questions as to whether the scope of the restraining order sought by the government is consistent with the terms of the Stipulated Order. The government failed to initially request an opportunity to submit reply papers in support of its motion, and it did not request an opportunity to submit a reply after various objections were raised in opposition to the motion. On the present record, the Court cannot conclude that the government has established that the Stipulated Order supports the scope of the restraining order it requests. And while at least insofar as the Morgan Moving Parties are concerned, they would not object to a more limited restraining order that only applies to the Class A JV Units, the Oakmonte Claimants do not similarly consent, and in any event, it is not the
ARREST WARRANT IN REM
As noted above, the government obtained an arrest warrant in rem from the Clerk of Court which it was not authorized to obtain. The government then arranged for service of the arrest warrant in rem on a number of entities and parties. (Dkt. 4; Dkt. 5; Dkt. 6; Dkt. 7; Dkt. 8; Dkt. 10). Although the government now concedes that it was not proper for it to obtain the arrest warrant in rem in this manner, as the Moving Parties point out, it has taken no steps to withdraw the document or communicate with the parties to whom it served the arrest warrant in rem that it was an invalid document. While this may not be within the scope of the parties’ motions for return of property, the Court has an independent obligation to ensure that legal process issued by the Clerk of Court with the undersigned‘s name is not used in an improper or invalid manner. In other words, to allow the status quo to persist would be to permit the incorrect perception that the arrest warrant in rem was a valid legal document approved by this Court.
Accordingly, the Court hereby sua sponte vacates the arrest warrant in rem issued in the above-captioned matter. The Court further directs the government to communicate in writing with all entities and individuals who were served with the arrest warrant in rem in the above-captioned matter that it has been vacated and is a legal nullity; that the government was not authorized to serve the arrest warrant in rem; and that it should be disregarded. The government must effectuate said communications and file proof of service of the same on or before April 16, 2021.
For the foregoing reasons, the motions for return of property (Dkt. 106; Dkt. 114; Dkt. 116) are denied as moot, and the motion for a restraining order (Dkt. 161) is denied without prejudice. In addition, the Court sua sponte orders that the arrest warrant in rem that was issued in this matter is vacated, and it directs the government to communicate in writing with all entities and individuals who were served with the arrest warrant in rem in the above-captioned matter that it has been vacated and is a legal nullity; that the government was not authorized to serve the arrest warrant in rem; and that it should be disregarded. The government must effectuate said communications and file proof of service of the same on or before April 16, 2021.
SO ORDERED.
ELIZABETH A. WOLFORD
United States District Judge
Dated: April 9, 2021
Rochester, New York