In re NH Development Co.

• Decision Date: 27 June 1945
• Docket Number: No. 10414.,10414.
• Citation: 61 F. Supp. 352
• Parties: In re N. H. DEVELOPMENT CO.
• Court: U.S. District Court — Northern District of California

61 F. Supp. 352

In re N. H. DEVELOPMENT CO.

No. 10414.

District Court, N. D. California, N. D.

June 27, 1945.

Charles A. Christin, of San Francisco, Cal., and Joseph D. Taylor, of Los Angeles, Cal., for N. H. Development Co., debtor.

G. D. Schilling and S. J. Tosi, both of San Francisco, Cal., for Bank of America National Trust & Savings Ass'n, creditor.

WELSH, District Judge.

N. H. Development Company, a Corporation, hereinafter called the "Company," filed its petition herein under Section 75 of the Bankruptcy Act 11 U.S.C.A. § 203, on the 16th day of June, 1943. Listed as an asset in its schedules was real property in the County of Butte, State of California, consisting of approximately 130 acres. Said property was known as the Rancho Golden Grove, which will be referred to hereinafter as the "Ranch."

Said petition was executed on behalf of said Company by Noel Newton as President and as Attorney in Fact for John R. Newton, Secretary.

Bank of America National Trust and Savings Association, hereinafter referred to as the "Bank", filed a petition for dismissal of the above entitled proceeding on the 9th day of October, 1943. It alleged that it is the holder of a first deed of trust on the Ranch. It refers to an Operating Agreement executed by said Company under date of October 5, 1940, whereby it was requested to take over the supervision and management of said Ranch.

Said petition raised the issue that neither Robert W. Hodgson, Jr. (one of the incorporators of said Company), nor Noel Newton is a farmer as defined by Section 75 of the Bankruptcy Act; that the Company is not a farming corporation and that the stock therein is not owned by farmers as defined by subsection r of Section 75 at paragraph (4) of subsection s of Section 75.

Said petition was referred to the Conciliation Commissioner for Butte County for hearing. Coyle E. Bybee, as such Commissioner, filed a report herein on the 23rd day of September, 1943, wherein he found:

"While it is true that Noel Newton occupied the dwelling on the property and raised garden produce and berries for his own use, the evidence does not show that he was carrying on any farming operations or had any farm income after said date.

"Hodgson himself was not a farmer at any time and apparently had no specific occupation. Neither of these persons can be classed as being a farmer on June 16, 1943, as defined by Section 75 sub. r of the National Bankruptcy Act."

Said Commissioner recommended that the petition of the Bank for dismissal of the above entitled proceeding be granted.

Objections and exceptions were filed by the debtor on November 17, 1943. Various continuances were had at the request of the parties, testimony was taken by the above entitled court, and the matter submitted on briefs.

Two inter-related questions are presented: (1) Is the Company a farming corporation as defined by Section 75, and (21 was Noel Newton a farmer on the date of filing the petition?

Section 75, subdivision s, paragraph (4), of the Bankruptcy Act provides: "The provisions of this Act shall be held to apply also to * * * farming corporations where at least 75 per centum of the stock is owned by actual farmers * * *."

The burden of proving that it was a farming corporation was on the Company

"Appellee's petition alleged that appellant was not a farming corporation, and that, therefore, the court had no jurisdiction. * * * Hence the burden of proving this alleged fact rested on appellant." McLaughlin Land & Livestock Co. v. Bank of America, 9 Cir., 122 F.2d 193, 194.

The Articles of Incorporation of the Company do not include the usual general purposes clauses used in incorporating companies whose business is principally farming. They do, however, include: "* * * c. * * * operate and work * * * and generally to deal in real estate, buildings and improvements." The Commissioner concluded that farming was embraced within this language.

Mr. Newton testified at the hearing before the Commissioner that no stock was ever issued by the corporation; "It was not issued at all. At that time Mr. Hodgson and I owned the ranch in equal shares, and we just run it under an agreement."

Not to foreclose the debtor on this ground alone, it will be assumed that Newton acquired a substantial interest in the Company. Even then, can the Company qualify under the provisions of Section 75?

Mr. Hodgson was admittedly not a farmer. Newton's testimony on this was:

"Q. And Mr. Hodgson was not a farmer? A. That is right."

Subsection r of Section 75 defines a farmer: "includes not only an individual who is primarily bona fide personally engaged in producing products of the soil, but also any individual who is primarily bona fide personally engaged in dairy farming, * * * or the principal part of whose income is derived from any one or more of the foregoing operations * * *."

No claim is made that the principal part of Newton's income was derived from farming operations.

Was he "primarily bona fide personally engaged in producing products of the soil"?

Testimony showed that his activities were primarily in fields other than "producing products of the soil." In 1914 he engaged in the occupation of a building contractor for one and one-half years. Thereafter his principal occupation was "buying, operating, developing and selling real estate." His application for a real estate license filed July 31, 1937, specified that he had twenty-four years' experience in this line.

While in Buenos Aires, he carried on correspondence with Henry Meiser former owner of Rancho Golden Grove. He stated therein that he was interested in land promotion deals, and that "opportunity ads" in newspapers were "right down my alley."

It was through such an advertisement that Newton contacted Robert W. Hodgson, Jr. He obtained an option on the Ranch and negotiated an agreement for its purchase by Hodgson as trustee under the will of Olive M. Williams, deceased.

Newton himself testified that all he did while on the Ranch from June, 1939, to July, 1940, was some work in the vegetable garden.

He wrote Meiser on October 3, 1940, that he and Hodgson were then interested in a mining venture;...