2012.

Kudos to Valeria Maltoni.

http://www.conversationagent.com/

To start the New Year, Valeria comments on Czikszentmihalyi’s question of what makes a life worth living. Pursuing ‘the flow’ as Czikszentmihalyi puts it, is completely absorbing and existence is temporarily suspended. Czikszentmihalyi says that creation at that level happens after 10,000 hours (i.e. Ericsson’s work on expertise).

Csikszentmihalyi contrasts pleasure with enjoyment. Pleasure is conservative-it feels good but simply maintains the status quo. Enjoyment however, is happiness in action, which leads to greater skills. Enjoyment creates psychological capital (eudaemonia Ancient Greek: εὐδαιμονία) and triumphs over the forces of entropy.

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Learning to love Linda Bentley

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What really happened.

What really happened.
For the last ten years, I have been in dispute with the Town of Cave Creek and its Official Newspaper, the Sonoran News published by Don Sorchych. On numerous occasions, I have attempted to redress the grievances created by Sorchych and Abujbarah to no avail.
It’s a simple matter really. Cordwell told me to split my property with a series of lot splits. It was bad advice as Cordwell later admitted. I corrected Sorchych at a Town Council meeting regarding the development of a Town Center and became persona non grata.
The Town Manager and Sorchych along with a few others have a junta that runs the town. Sorchych even admitted his fondness of the Town Manager in an editorial, on January 19, 2011

http://www.sonorannews.com/archives/2011/110119/myview.html

In 2001, I split parcel 211-10-010 into three lots. Technically, it was four lots. The Town requested an exaction from my engineer and the engineer created a fourth lot, lot D which I refused to gift to the Town as it was an exaction.
One of these lots was too small for a septic system, so I requested to extend the sewer to serve my lots. The Town agreed and I drafted 11 reimbursement agreements to address an orderly way of allowing the sewer to be transferred to the town, none of which were ever executed. I built the sewer and terminated it between lot 211-10-010A and B.
In 2002, the town denied a lot split to The Cybernetics Group for parcel 211-10-003 because I owned a minority share in The Cybernetics Group and had already split my adjacent land, parcel 211-10-010 into three lots, A, B & C.
Cybernetics sold 211-10-003 to Keith Vertes conditional upon Vertes obtaining a lot split from the Town. Vertes was granted a lot split for three lots based conditional upon all three lots hooking up to my sewer.
Oops. The Town has no authority to require a hook up to a private sewer. It’s ultra vires.
The Town also categorized all three lots as hillside. See the Town Council Minutes for April, 2003. http://cavecreek.fileprosite.com/Documents/DocumentList.aspx?ID=9221
To extend all utilities to the 003 lots, and to avoid having 2 driveways, I drafted a reciprocal easement agreement, recorded with the Coutny #2003-1472588.
Oops. Vertes forgot to tell me that he SOLD lot 211-10-003A the day before he signed the agreement.
In 2004, when the Town failed to enter an agreement to reimburse the cost of the sewer, I billed the town for extending their infrastructure. The Town placed me under criminal investigation for an illegal subdivision and the Sonoran News ran it on the front page.
In 2005, Lot A disavowed the reciprocal easement agreement, so I rescinded the agreement. See Maricopa Recorded document #2010-070186.
Oops. Seems the Town issued building permits to Vertes to extend my sewer but Vertes is not licensed as a sewer contractor…the Town also issued building permits to Vertes to build houses on lots 211-10-003 B & C using my driveway.
In 2006, Kremer started building a house on their 211-10-003A lot and even though they disavowed the driveway agreement, they hooked up to all its utilities and even used my driveway to mobilize their construction.
In 2008, attempting to avoid damage to my driveway, I restricted the southern access. Vertes built an excessively elevated driveway using uncompacted fill on the 003 lots which was classified as a construction access. It violated the Town’s Zoning Ordinance. In fact, all of the houses constructed on the 003 lots violate the Town’s Zoning Ordinance.
In 2009, I filed a complaint with the town on the violations of the Zoning Ordinance. The Town did nothing.
In 2010, the Town violated numerous state statutes and granted the 003 B & C lots ultra vires variances as the excessive lot coverage was self imposed. Since the Town failed to enforce their zoning ordinance, I since my engineers indicated that the 003 driveway was unsafe, I removed rocks on my property adjacent to the 003 driveway to avoid any kind of comparative negligence.
In December, I filed a complaint with the Attorney General’s office regarding the Towns’ fraudulent scheme to take my property and other crimes. Their response was to file a criminal charge against me for removing rocks on my property.
The rocks were removed to elevate my land to support the unstable condition created by the driveway constructed on the 003 lots in violation of the Town’s Zoning Ordinance.
At any time, the 003 lot owners could have mitigated their damages by reforming the reciprocal easement agreement and instead chose to vilify me.
Unbeknownst to me, Jay Powell, my Bankruptcy attorney was a good friend of counsel for the owners of lot 003C. My attorney delayed the filing of my Bankruptcy such that the foreclosure occurred prior to the filing of my petition. Lot 003C sold their lot for $550,000 but is building the $75,000 retaining wall. They asked to access my property, and I allowed them to rip up the asphalt and dump dirt on my property to return the land to its native state.
I’ve filed bar complaints against the Town’s prosecutor, and my Bankruptcy attorney.
On December 1, 1955 Rosa Parks refused to obey a bus driver’s order that she give up her seat for a white passenger which turned into the Montgomery Bus Boycott. My circumstances pail in comparison to the prejudice and hatred imposed upon African Americans but there is a similarity.
Civil Rights. The Fifth and Fourteenth Amendment protect my use and enjoyment of property which have been denied. Thus I continue. Not for me, but for the good of our community, our country, that we protect these inalienable rights regardless of the hardship imposed upon us. If I give up, then little by little, our rights to property, liberty and pursuit of happiness erode. I have no angst, only compassion and tenacity.

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The Four Way Test

Gandhi, Mandella, King and others have all shown extraordinary character in the face of false light and adversity. I claim no such virtue, but will for sake of repetition, repeat as I have done numerous times before, the Rotary International Four Way Test:
Is it the TRUTH?
Is it FAIR to All Concerned?
Will it Build GOODWILL and Better Friendships?
Will it Be BENEFICIAL to All Concerned?

http://www.4waytest.org/

When I was in high school 45 years ago, I was introduced through the 4 Way Test with Rotary International. It changed my life forever.

Best wishes to you.

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What really happened, #2011-0102034

STATUS OF THE DRIVEWAY EASEMENT AND MAINTENANCE AGREEMENT

Properties to the reciprocal easement agreement:
211-10-003 A, 211-10-003 B, 211-10-003 C, 211-10-010 A, 211-10-010 B, 211-10-010 C

Pursuant to Article 9 of the Driveway Easement and Maintenance Agreement (hereinafter “DEMA” or “DMA”) officially recorded in Maricopa County on October 22, 2003, Records # 2003-1472588, and updated as of 2010-0708186 on 08/18/10, and 2010-1004770 on 11/17/10, Caretaker/Declarant Arek Fressadi (“Declarant”) hereby makes the following declaration regarding the above properties:

BACKGROUND
In 2001, Ian Cordwell, Cave Creek’s Zoning Administrator and Director of Land Planning suggested down zoning parcels 211-10-003 and 211-10-010 through a series of lot splits as the most efficient method of entitling the development of these two parcels. Cordwell approved the split of parcel 211-10-010 into three building lots (A, B & C) on December 31, 2001 . Parcels 211-10-003 and 211-10-010 A, B & C could address sanitation by onsite/ septic tanks, connecting to an existing private system, or annexing into the Town’s sewer district. In consideration of a development agreement pursuant to ARS §9-500.05, Declarant agreed to annexation and to extend the sewer. After numerous drafts of a development agreement, the Town Manager wrote Declarant a letter on June 28, 2002 stating,

“…the developer /subdivider is responsible for building the infrastructure to convey the wastewater from the development to the nearest connection point to the Town’s sewer system. Applicable excerpts from the Town Code of Ordinances are enclosed, (50.014 and 50.031). As we discussed, there are no designated charges or assessments that would be available from subsequent customers hooking to your line extension to provide for payback of some of your costs. For this reason it does not appear that any form of development agreement is viable.”

The Town and the Declarant continued to exchange development agreement drafts after the letter on June 28, 2002, because the Town intended to enact a sewer reimbursement ordinance. According to the Town Manager, the Town lacked the authority to enter into an agreement because the Town Council had not authorized an ordinance for reimbursement. Declarant submitted another draft on July 31, 2002 which the Town responded to with revisions on August 8, 2002. It should be noted that during the Town Council Meeting on August 5, 2002, the Town denied a lot split to parcel 211-10-003 based upon the perception that the lot split violated the Town’s subdivision ordinance but the Town continued to negotiate development agreements AFTER the 211-10-003 lot split was denied. Additional revisions and submissions of the reimbursement agreement were made on and after August 8, 2002.

Declarant applied to extend the sewer to lots 211-10-010 A, B & C on July 3, 2002. Permits #02-256, #02-260, and #02-263 were issued on October 30, 2002 and the work was finalized on April 21, 2003 as a private system. The Town as part of the permitting process requested the grant of additional land for easement for purposes of maintenance of the sewer to lots #211-10-010 A, B & C only. No other grant of easement was conferred or intended. The grant of easement for maintenance did not confer ownership of the sewer extension to the Town.

Keith Vertes bought parcel 211-10-003 as bare land (#20030317665) and applied for a split of three lots. On April 21, 2003, the Cave Creek imposed a requirement that the lots connect to Declarant’s sewer as a condition of the lot splits. On July 21, 2003, the Town Council granted the split of parcel 211-10-003 into three lots, A, B & C but did not acquire Declarant’s sewer extension in toto or enter into a development agreement with Declarant. Absent acquisition of Declarant’s sewer extension, or a Development Agreement to address subsequent customers hooking up to Declarant’s line extension, the Town is estopped from extending Declarant’s sewer extension, and the grant of lot split was ultra vires and void.

The Town issued three permits to Building Group Inc. as Owner/Builder to extend Declarant’s sewer onto the 003 lots. Pursuant to the Registrar of Contractor’s rules and regulations, Building Group is not licensed to install sewer lines and is not entitled to Owner/ Builder exemption . See, ARS §32-1121. Pursuant to the Town’s Building Code: R105.3: “The building official shall examine … applications for permits and … [i]f the application or the construction documents do not conform to the requirements of pertinent laws, the building official shall reject such application…” (Emphasis added). Pursuant to R105.4: “The issuance or granting of a permit shall not be construed to be a permit for, or an approval of, any violation of any of the provisions of this code or of any code or of any other ordinance of the jurisdiction. Permits presuming to give authority to violate or cancel the provisions of this code or other ordinances of the jurisdiction shall not be valid.” (Emphasis added).

Building Group, Inc. and Golec sold parcel 211-10-003A with utilities to James and Jocelyn Kremer on October 15, 2003, recording #20031438387 and Kremer agreed to be bound by a driveway maintenance agreement in the purchase contract but Kremer disavowed the reciprocal easement agreement, recording #2010-0708186. Vertes executed the reciprocal easement agreement as manager of GV Group LLC purporting to own 211-10-003 A, B & C, on October 16, 2003, but GV Group did not exist, recording # 2003-1472588.

In December of 2003, Town Council authorized Reimbursement Ordinance 50.016 for sewer line extensions, but the Town did not execute an Agreement to ratify the extension of sewer service to the 003 lots. Accordingly, Declarant submitted an invoice for the entire sewer extension on February 21, 2004. See, Exhibit A, to include an update as of February 1, 2011. In response, The Town issued a letter to Declarant on February 27, 2004 placing lots 211-10-003 and 211-10-010 under investigation for violation of ARS § 9.463.01. The Town stated in its letter: “…while the division on the above referenced parcels is under investigation, no new building permits shall be issued for the construction of any building or structure located on a lot or parcel created by the original lot division, which may be in violation of these regulations. In the event a building permit has been issued and it is later learned that the lot or parcel was created in violation of these regulations, the Town may declare a moratorium on construction and require compliance with these regulations and may take whatever steps necessary to insure compliance. In addition, a stop shall be in place on the further division of the remaining parcels created by the original lot splits.” The Town continues to claim a façade of subdivision even though it issued building permits on the 003 lots in direct contravention to its subdivision ordinance :

Lot # Permit Date issued Final C of O Remarks
#211-10-003A #06-225 12/13/06 6/3/08 Permit erroneously issued based on non-hillside status.
All utilities via DMA, disavowed by Kremer in 2005.
#211-10-003B #04-269 6/20/05 Expired
#211-10-003C #04-655 8/17/05 Permit transferred to Real Estate Equity Limited, Inc. on 7/8/08.

Pursuant to recording #2010-0708186, Declarant rescinded the reciprocal easement agreement as to the 003 lots (the GV Group Lots) on or about October, 2005 based upon Kremer’s disavowal of the DMA, recording 2010-0708186. Permit #04-269 for Lot 003B, and permit #04-655 for Lot 003C were issued based upon physical access from Declarant’s driveway. Legal access to lots 003 B & C are via an easement recorded over lots 003A and B pursuant to the Town’s ultra vires lot split of July, 2003. Section 5.1(C) (3) of the Town’s Zoning Ordinance requires that legal and physical access shall be the same. If the reciprocal easement agreement is found to be a covenant that runs with the land and still in force and effect, then the monies are due and payable to the Declarant pursuant to Exhibit B.

In 2008, an unpermitted driveway was constructed in the 003 easement built on uncompacted fill in violation of Section 5.11(G) (2) of the Town’s Zoning Ordinance. Prior to the Town reinstalling the sewer extension to the 003 lots, Declarant removed the decorative rock wall on Lots 211-10-010 A & B adjacent to Declarant’s driveway as these walls were not engineered or intended to be used as retaining walls. Sometime between October 2010, and January 3, 2011 a portion of the 003 driveway collapsed and fell onto Declarant’s property exposing uncompacted fill and a natural gas line. Fortunately, the natural gas line was not punctured. See Footnote 12 below. The driveway as built on the 003 property is in violation of the Town’s Zoning Ordinance, and if the reciprocal easement agreement is determined to be in force and effect, the driveway is in violation of the easement agreement.

The permitted construction drawings for Lot C depict over 70% lot disturbance regardless of access, Lot B is 36%, and Lot A is over 70%. As all of the 003 lots are hillside lots pursuant to the Town’s grant of the 211-10-003 lot split in 2003, all of the 003 lots contain excessive disturbance, which is evident and permitted in their construction documents. Allowed is 25%.

Pursuant to Section 1.4(A) of the Town of Cave Creek’s Zoning Ordinance: “This Ordinance shall govern the development and or the use of land and structures within the corporate limits of the Town of Cave Creek. All departments, officials and employees charged with the duty or authority to issue permits or licenses shall refuse to issue permits or licenses for uses or purposes where the same would conflict with any applicable provision of this ordinance. Any permit issued in conflict with the terms or provisions of this Ordinance shall be void.”

Section 5.11(E)(4) of the Town’s Zoning Ordinance states that if the grading is not in conformance with the town’s ordinance within 24 months from the date of issuance of the grading permit, then all authorized permits shall be revoked and become void and the construction site shall be restored to its original condition. None of the 003 lots are in conformance with the Town’s grading requirements. Parcel 211-10-010 was improved prior to the incorporation of the Town.

Pursuant to Section 2.3(D) (1), the Zoning Administrator may not make any changes in the terms of the Zoning Ordinance. “[t]he Zoning Administrator’s authority is statutorily limited to “enforcement of the zoning ordinance.” A.R.S. § 9-462(A)(4); see also, Aegis of Arizona, L.L.C. v. Town of Marana, 206 Ariz. 557, ¶ 32, 81 P.3d 1016, 1024 (App.2003). Any decision made by a [zoning administrator] beyond these restrictive powers is “ultra vires and void.” Applestein v. Osborne, 143 A. 666, 669 (Md. 1928)(finding decision a nullity and of no force and effect); see also, Kaufman v. City of Glen Cove, 45 N.Y.S.2d 53, 180 Misc. 349 (1943); Noonan v. Zoning Board of Review of Town of Barrington, 90 R.I. 466, 159 A.2d 606 (1960); DiPalma v. Zoning Board of Review of Town of Bristol, 72 R.I. 286, 50 A.2d 779 (1947)(holding decision was “legally meaningless”); Westbury Hebrew Congregation, Inc. v. Downer, 302 N.Y.S.2d 923, 926, 59 Misc.2d 387 (1969).

Rather than void the lot splits or the permits, in violation of ARS §13-2310 and 2311, the Town conspired with the 003 lot owners to defraud and knowingly obtain benefit by false or fraudulent pretenses, representations, promises or material omissions. Contrary to the 4-21-03 hillside determination, the Town issued a building permit to lot 211-10-003A as non-hillside, and granted variances to Lots 003 B & C based upon the false pretense that restricted access from the Declarant’s driveway was a special circumstance creating excessive lot disturbance when the permitted construction drawings caused the excessive, self-imposed lot disturbance.

Pursuant to Section 2.3(E) (1): “…the Zoning Administrator shall transmit to the Board of Adjustment all records related to the appeal.” (Emphasis added). In violation of ARS §13-2407, the construction drawings and other documents were fraudulently concealed in the variance hearing of 1-12-10 on Lot C. The Lot C variance was used as the basis for a variance on Lot B. Pursuant to Section 1.7(B),

“[i]t shall be unlawful for any person to erect, construct, enlarge, alter, repair, move, improve, remove, convert or demolish, equip, use, occupy or maintain any building or land or cause or permit the same to be done in violation of this Ordinance. It shall also be unlawful for any person to violate any provision designated as a condition of approval either by the plan review process or through an amendment, conditional use permit, temporary use permit, variance, site plan, or appeal by an office board, commission, or the Town Council as established by this Ordinance.”

Unlawful variances cannot cure void permits. “…a violation of the law does not attain legality by lapse of time.” State Bar of Arizona v. Arizona Land Title & Trust Co., 366 P. 2d 1 – Ariz: Supreme Court 1961.

“Under the provisions of A.R.S. § 12-902(B), an appeal from an administrative agency may be heard even though untimely to question the agency’s personal or subject matter jurisdiction in a particular case. Arkules v. Board of Adjustment of Town of Paradise Valley, 151 Ariz. 438, 440, 728 P.2d 657, 659 (Ariz. Ct. App. 1986).” “[T]he effect of the void decision by the Board of Adjustment [or zoning administrator] is the same as that of any void decision by a court: “the mere lapse of time does not bar an attack on a void judgment.” Wells v. Valley National Bank of Arizona, 109 Ariz. 345, 347, 509 P.2d 615, 617 (1973). Per the Arizona Court of Appeals a void judgment does not acquire validity because of laches. See, International Glass & Mirror, Inc. v. Banco Gan. Y Agr. S.A., 25 Ariz.App. 604, 545 P.2d 452 (1976). Statutes of limitation or rules of court are not applicable to void judgments. See, Preston v. Denkins, 94 Ariz. 214, 382 P.2d 686 (1963). Arkules v. Board of Adjustment of Town of Paradise Valley, 151 Ariz. 438, 440, 728 P.2d 657, 659 (Ariz. Ct. App. 1986).

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False light and defamation- you decide

False Light

False light is one of the four categories of “privacy torts” (the others being misappropriation, intrusion, and publication of private facts). While the nature of false light claims vary by state, they generally protect people from offensive and false facts stated about them to the public.

Not all states recognize claims for false light. In the states that do recognize a cause of action for false light, the specific requirements to raise a claim vary. Accordingly, you should review your individual state section listed at the bottom of this page for specific information about your state.

Generally speaking, a false light claim requires the following:

The defendant published the information widely (i.e., not to just a single person, as in defamation);

the publication identifies the plaintiff;

it places the plaintiff in a “false light” that would be highly offensive to a reasonable person; and

the defendant was at fault in publishing the information.

See Restatement (Second) of Torts § 652E.

Distinguishing Between False Light and Defamation Claims

False light is similar to defamation. Most states that allow false light claims recognize some differences between false light and defamation, but there is still a great deal of overlap. In fact, a number of states do not recognize false light claims at all because of the overlap with defamation and because the vague nature of the tort might chill free speech.

Several states that allow both false light claims and defamation claims differentiate the two by saying they protect people against different harms flowing from false statements. These states indicate that defamation protects a person’s public reputation while false light remedies the victim of a false statement for his or her emotional distress.
For example, California holds that unlike defamation, false light concerns untrue implications rather than directly false statements. For instance, an article about sex offenders illustrated with a stock photograph of an individual who is not, in fact, a sex offender could give rise to a false light claim, even if the article and photo caption never make the explicit false statement (i.e., identifying the person in the photo as a sex offender) that would support a defamation claim.

Several states view false light as more narrow than defamation in certain respects — that is, someone might be able to sue for defamation but not false light. For instance, false light requires broad publication to many people, while a defamatory statement could be made to only a few people. Some states note that false light requires the statement in question to be highly offensive to a reasonable person, while defamation does not require offensiveness so long as the statement actually harmed the reputation of the plaintiff. Finally, a number of states require the plaintiff to make a stronger showing that the defendant is at fault for false light than for defamation.

Avoiding False Light Claims

False light lawsuits often arise on the margins of stories, rather then at their core. For example, one might use a stock photo of a particular street to illustrate a story on local prostitution, and inadvertently create the impression that a person caught at random in the photo was frequenting the prostitutes. Be careful in what you use to illustrate your work.

Always be careful to check all your facts. Document the support you have for all of the information you publish. Statements that seem innocuous or harmless to you may offend a reader and could give rise to a lawsuit if they are also false.

When working online, be particularly mindful of the formatting of your site. Be sure that your website doesn’t get reformatted in such a way as to create an unwitting juxtaposition of images and stories that creates a connotation that you had not intended.

While you can’t reduce your risks entirely, we provide a number of helpful suggestions in the section on Practical Tips for Avoiding Liability Associated with Harms to Reputation.

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The ongoing saga of the Sonoran News

December 13, 2010
Arizona Attorney General Terry Goddard
Office of the Attorney General Phoenix Office
1275 West Washington Street
Phoenix, AZ 85007
602.542.5025
**800.352.8431
Fax 602.542.4085

Re: Town of Cave Creek, violation of A.R.S. §13-2310, A.R.S. §13-1802.
Dear Mr. Goddard:
The purpose of this letter is file a formal complaint against the Town Council of Cave Creek and its State Actors, agents and employees for committing fraud and obtaining my land and having me pay for improvements based on false pretenses prior to the expiration of 7 years as required by ARS 13-107.
Brief synopses of the crimes are as follows:
1. In or about February 2002, I inquired about extending the sewer district to serve my property and that of a neighbor by means of a development agreement.
2. The Town verbally agreed and requested that I retain an attorney to draft a reimbursement agreement.
3. After the 5-6 drafts, the Town Manager on June 28, 2002 claimed the Town did not have an enabling ordinance to reimburse me in the event others connected to my sewer line.
4. Nonetheless, negotiations on the reimbursement agreement continued as the Town Manager indicated that a reimbursement ordinance was imminent.
5. A sewer line was permitted and constructed to serve my property based upon the town’s promises.
6. In December 2003, the Town passed a reimbursement ordinance.
7. When the Town did not enter into an agreement with me, I billed them on February 21, 2004 for the cost of the sewer. I have since modified this billing to include the cost of the land exacted from me as an easement for the sewer.
8. on February 27, 2004, as response to my invoice, the Town claimed I was under criminal investigation for an illegal subdivision and up until this month, has maintained and claimed to the Superior Court of Maricopa County that the property (parcel #211-10-010E) was a subdivision.
9. This matter is currently before the Court as CV2009-050821. As I delved into the fact pattern of the matter, and assisted by a paralegal with criminal law experience, we discovered that the facts supported a criminal complaint pursuant to A.R.S.§13-2310 (A through E), and A.R.S.§13-1802, as I have been deprived of honest services, land, time and money which exceeds $100,000. See attached invoice.

There was no intention of a gift; nor did Superior Court approve the transfer/ transaction.
I am prepared to provide all documentation surrounding this matter to assist the AG’s office in assessing a the merits of a claim against the Town Manager, the Town’s Director of Planning, the Town’s Engineer, the Town’s attorneys, The Mayor and members of Town Council.

This is not a frivolous claim. I have in good faith attempted to resolve this matter through negotiation, civil litigation, and other means to no avail. The time has come to call it what it is—stealing by false pretense and allow the State to address the wrongdoings of a municipality who bent the law for their own ulterior motives. I reserve all rights and claims.

Respectfully submitted,

/s/ Arek Fressadi
Arek Fressadi

Enclosures:
CV2009-050821 documentation.

NB: on CV2009-050821 documentation:
The CD-ROM contains all the documentation current in the civil matter.
A former public defender emailed me 13-2310. Fraudulent schemes and artifices; classification; definition, and 13-1802. Theft; classification; definitions
And it occurred to me that the Town of Cave Creek had committed a crime by a fraudulent scheme- to offer to reimburse me for expending over a $100,000 in real and personal property and then renege on their promise by claiming that two separate properties became a subdivision only to reverse their opinion in summary judgment.
Accordingly, the most salient items are my Response to the Town’s motion, the attendant Notice. But to be safe, I have given you all my files.

If you have any questions, feel free to contact me.

Cc; to file.

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Abujbarah’s kid

ILENE J. LASHINSKY (#003073)

United States Trustee

District of Arizona

RICHARD J. CUELLAR (#WI 01006631)

230 North First Avenue, Suite 204

Phoenix, Arizona 85003-1706

602.682.2600

EDWARD J. MANEY, Esq. (#012256)

Chapter 13 trustee

P.O. Box 10434

Phoenix, AZ 85064

(602) 277-3776 Ext. 213

ejm@maney13trustee.com

IN THE UNITED STATES BANKRUPTCY COURT

FOR THE DISTRICT OF ARIZONA

In re: ) CHAPTER 11

)

LARRY E. SMITH and ) Case No. 2-09-bk-21133-RTB

JOHNETTE E. SMITH )

) Adv. No. 2-10-ap-00988-RTB

Debtors. )

)

UNITED STATES TRUSTEE and )

EDWARD J. MANEY, )

Chapter 13, trustee, )

Plaintiffs, ) AMENDED COMPLAINT FOR SANCTIONS

v. ) AGAINST NASSER U. ABUJBARAH

)

NASSER U. ABUJBARAH )

)

Defendant. )

The United States Trustee, by and through her counsel, Richard J. Cuellar, and Edward

J. Maney, chapter 13 trustee, Plaintiffs, for their Complaint, respectfully allege the following:

I. JURISDICTION AND PARTIES

1. This is a proceeding over which this Court has jurisdiction pursuant to 28 U.S.C.

§§ 157(b)(1) and 1334.

2. Venue is proper pursuant to 28 U.S.C. § 1409.

3. This Court has authority to grant the relief requested pursuant to Rule 9011,

Federal Rules of Bankruptcy Procedure, Rule 9011-1, Local Rules of Bankruptcy Procedure adopted by General Order No. 67, 11 U.S.C. § 105 and the Court’s inherent authority to regulate the attorneys who practice before it.

4. The United States Trustee, plaintiff herein, has the statutory responsibility, pursuant to 28 U.S.C. § 586, among other things, to supervise the administration of cases filed in the United States Bankruptcy Court and, pursuant to 11 U.S.C. § 307, may raise and may appear and be heard on any issue in any case or proceeding under title 11, United States Code.

5. Edward J. Maney, chapter 13 trustee, plaintiff herein, (hereinafter referred to as “Maney”) is a duly appointed and now serving standing trustee with the responsibility of administering chapter 13 cases assigned to him. Maney filed an application for Order to Show Cause requesting, among other things, sanctions against Nasser U. Abujbarah. At the initial hearing on the Order to Show Cause, the parties hereto, for purposes of judicial economy and to limit costs and expenses, agreed to have the allegations in the Application for Order to Show Cause incorporated into this adversary proceeding and to join Maney as a plaintiff herein. The Court approved the stipulation of the parties.

6. Nasser U. Abujbarah (hereinafter referred to as “Abujbarah”) is a resident of the State of Arizona and practices bankruptcy law in the United States Bankruptcy Court for the District of Arizona.

7. Abujbarah is, and at all times relevant hereto, was a member of the State Bar of Arizona, having been admitted to practice law in Arizona on October 21, 2008.

8. Abujbarah is, and at all times relevant hereto, was a member of the federal bar having been admitted to practice before the United States District Court for the District of Arizona on May 18, 2009.

II. GENERAL

9. On May 21, 2009, Abujbarah filed his first petition in bankruptcy in In re Rundle, case no. 2-09-bk-11111-SSC, a chapter 11 proceeding.

10. Abujbarah’s first chapter 13 case, In re Almanza, case no. 2-09-bk-11882-SSC, was filed May 29, 2009. The case was dismissed for numerous deficiencies on October 7, 2009.

11. Abujbarah’s first chapter 7 case, In re Pisanelli, case no. 2-09-bk-20363-RJH was filed August 23, 2009.

12. From May 21, 2009 through April 19, 2010, Abujbarah has filed 258 bankruptcy cases of which 57 are chapter 11 cases, 15 are 7 cases and the remainder are chapter 13 cases. Some of the chapter 11 cases originally were filed as chapter 13 cases and some of the chapter 7 cases originally were filed as chapter 13 cases.

13. On information and belief, none of the chapter 13 plans filed by Abujbarah has been approved nor have any chapter 11 plans of reorganization been confirmed.

14. Prior to filing his first bankruptcy case in Rundle, Abujbarah participated in 9 chapter 13 cases that were filed on a pro se basis. The debtors in the 9 cases had retained Sellectricon, LLC (hereinafter referred to as “Sellectricon”) to seek modification of their mortgages and were advised by Sellectricon to file chapter 13. At the time, Abujbarah was under contract to provide legal services to Sellectricon. When motions to lift the automatic stays were filed in the 9 cases, Abujbarah filed responses and, on information and belief, billed Sellectricon for such services.

15. Over the short course of his bankruptcy practice, Abujbarah has exhibited a pattern of:

A. incompetence, negligence and failure to diligently represent clients;

B. asserting claims, defenses and other legal contentions not warranted or supported either by existing law or by a nonfrivolous argument for the extension, modification, or reversal of existing law or the establishment of new law;

C. presenting or denying factual allegations and other factual contentions that have no evidentiary support;

D. violations of bankruptcy code provisions prohibiting fee sharing;

E. assisting non-lawyers in the practice of law in bankruptcy cases;

F. filing false claims;

G. conflicts of interest.

III. INCOMPETENCE, NEGLIGENCE AND FAILURE TO DILIGENTLY REPRESENT CLIENTS

16. In virtually every case filed by Abujbarah, schedules and statements are not properly completed and numerous errors, omissions and misstatements exist. For example, in the case of In re Mejia, case no. 2-09-bk-9223-GBN, the debtor’s name is spelled incorrectly on the petition, a prior ch. 13 case, filed by Abujbarah for the debtor, is not listed on the petition, life insurance is not reported on schedule B and rental income is not included on schedule I. In the case of In re Graham, case no. 2-10-bk-9614-RTB, absolutely no assets are listed on schedule B including wearing apparel, no income is listed at item 1 of the Statement of Financial Affairs (hereinafter referred to as the “SOFA”) even though schedule I shows the debtor is employed, item 9 of the SOFA indicates no payments were made to Abujbarah for representation in the case and the statement of intention indicates both that the debtor intends to retain her residence by reaffirming the debt and to surrender her residence.

17. In a response to a motion to convert or dismiss a chapter 11 case, Abujbarah stated, “Inaccurate information occurs in a substantial number of bankruptcy schedules, or certain information is omitted, thus corrections are made there is no intent to miss lead the Court and/or creditors.” (sic) See In re Neiswender, case no. 2-09-bk-18916-CGC, docket no. 69 at page 2.

18. A meeting of creditors was scheduled in Tucson for March 11, 2010 in the case

of In re Ventura, case no. 4-09-bk-32134-JMM. The meeting was properly noticed to all interested parties including Abujbarah who is attorney for the debtors therein. Debtors, traveling from their home in Casa Grande, appeared but Abujbarah did not appear. The meeting was continued to March 25, 2010 requiring the debtors to make another journey to Tucson.

19. On information and belief, Abujbarah has advised his clients to cease payment of mortgages and vehicle purchase agreements upon the filing of the petition resulting in stay relief being granted and loss of real and personal property to the secured creditors.

20. On information and belief, Abujbarah did not know he was required to seek

approval to be appointed as attorney for debtors in chapter 11 cases. Although Abujbarah had 10 pending chapter 11 cases by the end of August, 2009, he did not file any applications until after several direct demands by staff of the Office of the United States Trustee.

21. Abujbarah admitted in open Court that he was unaware that he is required to seek approval of compensation in chapter 11 cases and asserted that it was his understanding that a statement filed pursuant to F.R.B.P. 2016(b) justified application of retainer funds to his compensation. On information and belief, Abujbarah applied the retainers received in all chapter 11 cases to his fees without Court authority.

22. The United States Trustee conducts an Initial Debtor Interview (hereinafter referred

to as the “IDI”) in every chapter 11 case. Prior to the IDI, correspondence is sent to debtor’s attorney concerning issues to be discussed and documents to be produced at the IDI. Abujbarah inevitably fails to produce all the requested documents in a timely fashion, has failed to appear for scheduled IDIs, has appeared and been unfamiliar with the case, and, on numerous occasions, requested rescheduling on very short notice.

23. Local Rule 9011-1 makes the Rules of Professional Conduct as set forth in Rule

42 of the Rules of the Supreme Court of the State of Arizona (hereinafter referred to as the “Bar Rules”) applicable to attorneys who file any pleading or document or who are heard in any matter before the Bankruptcy Court.

24. Bar Rules provide that an attorney has an ethical duty to provide competent representation which requires the legal knowledge, skill, thoroughness and preparation reasonably necessary for the representation. [E.R 1.1] The very first petition in bankruptcy filed on behalf of a client of Abujbarah was in a chapter 11 case. Abujbarah had no experience in chapter 11 proceedings at the time although the application to employ attorney eventually filed by him provides that Abujbarah “is experienced in Bankruptcy practice and Chapter 11 proceedings.” Abujbarah has failed in every instance to exhibit the level of legal knowledge and skill reasonably necessary for the representation of a chapter 11 debtor.

The preparation of schedules and statements has been considerably less than thorough. In chapter 11 cases, Abujbarah consistently failed to schedule hearings when appropriate and he failed to properly notice hearings when set.

25. Virtually all of Abujbarah’s bankruptcy cases, whether chapter 11 or chapter 13, involve similar issues, i.e., individuals seeking to retain real estate. Despite the seemingly clear Bankruptcy Code prohibitions against modifying the rights of holders of claims secured only by the debtors’ principal residence, on information and belief, Abujbarah has informed his clients that he will be able to modify the rights of such holders.

26. Bar Rules provide that an attorney has an ethical duty to render candid advice. E.R.

2.1 Abujbarah may have misinformed his clients leading them to believe that he would be able to modify the rights of holders of claims secured by a first mortgage on their residences. It appears Abujbarah may have instructed his clients, possibly to their detriment, to cease making post-petition payments on such mortgages. Abujbarah did not fully inform his clients that he intended to seek a change to or modification of the current law, the likely process for the challenge and the ramifications thereof. Testimony of Abujbarah’s clients at meetings of creditors indicates that they do not understand the process or what is at stake.

27. Further evidence of incompetence is the fact that Abujbarah contacted the United States Trustee in In re Jonas, d/b/a Alba Investment Group, LLC, case no. 2-09-bk-31285-GBN, requesting the United States Trustee to “aid the estate in essentially rescinding the receivership in bankruptcy court.” Clearly, Abujbarah did not have the legal knowledge or skill reasonably necessary to provide representation to the Debtor in Possession.

IV. ASSERTING CLAIMS, DEFENSES AND OTHER LEGAL CONTENTIONS NOT WARRANTED BY EXISTING LAW OR BY A NONFRIVOLOUS ARGUMENT FOR THE EXTENSION, MODIFICATION, OR REVERSAL OF EXISTING LAW OR THE ESTABLISHMENT OF NEW LAW

28. As mentioned, virtually all of Abujbarah’s bankruptcy cases, whether chapter 11 or chapter 13, involve similar issues, i.e., individuals seeking to retain real estate. The Bankruptcy Code prohibitions against modifying the rights of holders of claims secured only by the debtors’ principal residence is clear. Regardless of the clarity of the law, Abujbarah has repeatedly filed pleadings asserting that the Bankruptcy Court has the authority to modify the rights of holders of claims secured only by the debtors’ principal residence.

29. The first pleading of any kind filed by Abujbarah in a bankruptcy case was filed on May 22, 2009 in In re Hernandez, case no. 2-09-bk-03247-SSC. The pleading, an objection to a motion for relief from stay, asserts, among other things, that “In a Chapter 13 reorganization there is an irrefutable presumption created that the debtor’s home is necessary to effectively reorganize where the debtor’s primary purpose in filing the Chapter 13 petition is to save debtor’s home.” Such assertion is not supported by existing law and, in fact, Abujbarah cites no authority for his assertion. In a Motion for Rule 3012 Valuation of Real Property filed in Hernandez, Abujbarah cites United Savings Association of Texas v. Timbers of Inwood Forest Associates Ltd., 108 S.Ct. 626, 484 U.S. 365, 98 L. Ed. 2d 740, for the proposition that “there would be no reason for a Chapter 13 reorganization without the residence.” Nowhere does the Timbers case refer to chapter 13 reorganization or a residence in that context. The “Valuation” motion goes on to argue that the Court should apply 11 U.S.C. § 506 to bifurcate the secured creditor’s claim even though the claim is secured only by the debtors’ principal residence which 11 U.S.C. § 1322(b)(2) excludes from such modification.

30. In the second pleading filed by Abujbarah, he made a frivolous argument for new law in an Objection to Motion for Relief from the Automatic Stay filed in the case of In re Khamis, case no. 2-09-bk-02344-RTB. In Khamis, Abujbarah argues the following in seeking to have the Court ignore 11 U.S.C. § 1322(b)(2): Law is the benchmark of society and now society comes before the Court with an urgent need for the Court to make new law. The current economic occurrence, the real estate market having collapsed has caused a great burden upon the “wage earner” to find a means of keeping the primary real property. The American judicial system has always protected the “castle.” The judicial system, while separate in power from Congress is still part of the government which the people may petition.

. . .

Historically, the law has allowed one to protect his home by reasonable force. But the application of Section 1322(2) now allows predatory practices and bad faith actions by undersecured mortgage holders to take the “castle.”

(sic).

31. Time and again in every bankruptcy case in which Abujbarah provides representation and a motion for relief from stay on a claim secured only by the residence of the debtor has been filed, Abujbarah has argued that the Court may ignore the specific language of 11 U.S.C. §§ 1123(b)(5) or 1322(b)(2) and modify the rights of such claim holders. Abujbarah continues to make the same argument even after being informed by various parties, chapter 13 trustees and the United States Trustee that the arguments are invalid, unwarranted or wrong.

32. Abujbarah has asserted in a pleading filed in In re Neiswender, case no. 2-09-bk-

18916-CGC, that, “ . . . the U.S. Trustee duties and powers is to help the Debtor-in-Possession to reorganize his business and personal financial status.” (sic). See Debtors’ Objection to United States Trustee’s Motion to Dismiss or Convert. There is no basis in law for such assertion.

V. PRESENTING OR DENYING FACTUAL ALLEGATIONS AND OTHER FACTUAL CONTENTIONS THAT HAVE NO EVIDENTIARY SUPPORT

33. Many of Abujbarah’s responses to motions for relief of the automatic stay on real property allege that the movant lacks standing based on the fact that the movant is not the holder in due course of the note. For example, in In re Slikker, case no. 2-09-bk-30245-CGC, two motions for relief from stay were filed. The first (at Docket No. 32) is a motion concerning the debtor’s residence. Abujbarah’s response (at Docket No. 39) alleges lack of standing and asserts that the movant did not comply with local rule 4001-1(b) and that the debtor has been making post-petition payments to the trustee. The allegation of lack of standing has no evidentiary support and Abujbarah did not make reasonable inquiry into the facts prior to making such allegation. The movant did, in fact, comply with local rule 4001-1(b) and filed a certification of such compliance (at Docket No. 34) prior to the submission of Abujbarah’s response. Finally, the debtor could not have been making post-petition payments to the trustee because the debtor is a debtor-in-possession. The second motion for relief was filed by a creditor asserting that it is the holder of the note and the beneficiary under the deed of trust (at docket no. 41). Abujbarah, without making reasonable inquiry into the facts to determine whether the movant is the holder in due course, filed a response (at docket no. 43) asserting the creditor is not the true holder of the note, that the movant did not comply with local rule 4001-1(b) and that the debtor was making post-petition payments to the trustee: the response is exactly the same as the response to the other motion for relief with only the secured creditors’ name and the common address of the property in the caption being changed. Because the subject property is not the residence of the debtor, local rule 4001-1(b) does not apply and there has been no trustee appointed in the case. In all similar situations in his cases, whether chapter 11 or chapter 13, Abujbarah has filed the same response and, as it has turned out in every instance to date, the movant is the proper party.

34. In In re Rundle, Abujbarah included in his response to a motion to lift stay on a vehicle that the creditor did not comply with local rule 400-1(b). The local rule is not applicable.

35. Abujbarah has filed disclosures of compensation in chapter 11 cases. Each and every disclosure filed provides: “Prior to the filing of this statement I have received [specified amount]” and, “The source of the compensation paid to me was the Debtor.” In In re Callahan, case no. 2-09-bk-19765-CGC, Abujbarah disclosed that he had received $1,500 from the debtor. In response to an inquiry from the United States Trustee, Abujbarah stated in a letter dated October 6, 2009, and in reference to the Callahan case, the “Amount remaining as a retainer for post-petition services – $3500.” In the letter referenced in the following paragraph, Abujbarah informed the United States Trustee that he received $836 in the Callahan case. The United States Trustee suspected that Abujbarah had applied pre-petition retainers in chapter 11 cases to his fees without first applying for court approval. This suspicion was confirmed in open court when Abujbarah admitted to doing so (it was at this time that Abujbarah informed the court that he believed the 2016(b) statement was sufficient to apply retainers to his fees – see paragraph 21 above). The Court, in In re Neiswender, case no. 2-09-bk-18916-CGC, ordered Abujbarah to reimburse the retainer and place it in an IOLTA account. To ensure conformity with the order, the United States Trustee sent a letter to Abujbarah requesting, among other things, an accounting of funds received as retainers and verification that such funds have been placed in an IOLTA account. Abujbarah responded by letter on April 30, 2010 that the amounts disclosed as received by him from the debtors in all the chapter 11 cases were not actually received by him and that the amounts received were paid by Sellectricon, LLC or Executive Real Estate Solutions, LLC. So, in the Callahan case referenced above, even though Abujbarah filed a document with the Court asserting he had received $1,500 from the debtor, and even though Abujbarah wrote in a letter to the United States Trustee that he had received $3,500 from the debtor, Abujbarah now says he only received $836, not from the debtor, but from a third party. Likewise, in In re Zaia, 2-09-bk-20214-CGC, Abujbarah disclosed to the Court that he received $4,995 from the debtor. In his April 30, 2010 letter to the United States Trustee, Abujbarah says he received $924 from a third party. In fact, Abujbarah now asserts that every disclosure of compensation statement filed in his chapter 11 cases is false. And Abujbarah has provide absolutely no evidence that money received for chapter 11 retainers has been deposited into an IOLTA account.

VI. VIOLATION OF BANKRUPTCY CODE PROVISIONS PROHIBITING FEE SHARING

36. On information and belief, in or around March, 2009, Abujbarah entered into an

agreement with Sellectricon to provide legal representation to and for Sellectricon in a capacity that the parties to the agreement referred to as “in-house counsel.”

37. Sellectricon is a Canadian corporation registered with the Arizona Corporation Commission on or about January 28, 2009 and is owned and operated by Terry Daley, “hereinafter referred to as “Daley”), a Canadian citizen residing in the State of Arizona.

38. Sellectricon’s business involves promises of loan modification and/or debt reduction; customers were solicited by Daley and associated entities and individuals when the customers’ homes were subject to foreclosure and they were promised that the principal mortgage on their homes would be reduced to the current value of the home.

39. The entities and individuals feeding clients to Sellectricon include No BS Mortgage Solutions, Sterling Loan Modification, Start Again, LLC, CramDown Resources of America,

Executive Real Estate Solutions, Nexus Home Solutions, LLC, Home Retention, Lydia Renteria, Vincent Abramo, Juan Espinoza and Kent Axtell.

40. Most of Sellectricon’s clients, after paying exorbitant fees, some in excess of $8,000, and failing to obtain a modification of their loans or reduction of debts, are steered into bankruptcy with the promise that the principal mortgage on their homes would be reduced to the current value of the home.

41. Based on a review of solicitations for clients and procedures, it appears that shuttling clients into bankruptcy is the main goal of Sellectricon.

42. Sellectricon’s business included pre-bankruptcy planning and it required all new customers to fill out a bankruptcy worksheet providing information for the petition, schedules and statements to be filed in bankruptcy.

43. In the early stages of Sellectricon’s business, its customers filed bankruptcy without counsel and, in all cases, under chapter 13. From February 11, 2009 through May 20, 2009, 9 Sellectricon customers filed pro se petitions under chapter 13.

44. When legal issues such as motions for relief or objections to plans were filed, Abujbarah, as Sellectricon’s in-house counsel, would provide legal representation to the debtors and bill Sellectricon on an hourly rate for the services provided to the debtors. For example, in In re Khamis, Case no. 2-09-bk-03247-RTB, Abujbarah billed Sellectricon as follows:

6/4/2009 Notice of filing objection 0.6

Objection 1.7

Proposed order maintaining stay 0.7

6/7/2009 Review Bev’s motion and make edits 4.2

6/8/2009 Amended motion 0.5

8/11/2009 Trial prep 3.9

8/12/2009 Prelim. Hearing 1

9/16/2009 Telephone conference with trustee 1

& motion for extension

9/28/2009 Discussion with opposing counsel 0.4

5/20/2009 Draft motion 0.6

10/14/2009 Preliminary hearing 1.1

Moratorium 1.3

45. Abujbarah did not file a disclosure of compensation in the Khamis case nor did

he, at any time, disclose that he was providing the debtor representation as in-house counsel to Sellectricon. Instead, Abujbarah filed a Notice of Appearance indicating that he “has been retained by the debtor” when in fact he was retained by Sellectricon.

46. Abujbarah billed Sellectricon in many other bankruptcy cases including in chapter 11 cases. Purportedly, Sellectricon paid Abujbarah with the funds received from its customers prior to the bankruptcy filing. Through April 19, 2010, every retainer received by Abujbarah in chapter 11 cases came from Sellectricon. The process is that the entity or individual associated with Sellectricon solicits customers and charges a fee. A portion of the fee is transferred to Sellectricon who provides the prebankruptcy planning and gathers information necessary to file a bankruptcy petition. Sellectricon then pays Abujbarah a portion of its share for representation of the debtor in bankruptcy proceedings.

VII. ASSISTING NON-LAWYERS IN THE PRACTICE OF LAW IN BANKRUPTCY CASES

47. Through his association with Sellectricon and the various associated entities and individuals, none of whom are attorneys admitted to practice law, Abujbarah assisted those entities and individuals in the practice of law.

48. In addition, Abujbarah assisted Beverly Hall (hereinafter referred to as “Hall”), a de-certified legal document preparer, in the practice of law.

49. In some cases, Sellectricon referred its customers to Hall to prepare the petition, schedules and statements as well as chapter 13 plans to be filed in bankruptcy. Hall had access to the worksheets completed by Sellectricon’s customers to accomplish the tasks. In the 9 bankruptcy cases filed by Sellectricon customers on a pro se basis, Hall assisted the debtors in doing so even though she did not properly disclose her role as a bankruptcy petition preparer in all those cases.

50. Once Abujbarah began representation of the debtors in the 9 pro se cases, both Hall and Sellectricon continued providing legal services to the debtors with Abujbarah’s knowledge, consent and assistance. For example, in the Khamis case, the notice of appearance filed by Abujbarah says, “Please also be advised that Beverly Hall is an agent of the above mentioned attorney.”

51. Abujbarah assisted in drafting the forms and bankruptcy worksheets provided by his client, Sellectricon, to its new customers.

52. Sellectricon informed its customers that use of their “in-house counsel,” i.e., Abujbarah, was a matter of convenience for the customers because documents could then be filed under Abujbarah’s electronic case filing password and the customers would not have go to the courthouse to file documents.

53. After a petition was filed by Abujbarah as attorney for the debtor, whether in chapter 11 or chapter 13 cases, Sellectricon would continue to provide services to the debtors. Postpetition, Sellectricon would negotiate with creditors, monitor for violations of the automatic stay and review correspondence from creditors to debtors. Sellectricon also acted under Abujbarah’s direction to inform creditors to cease and desist collection efforts and instructions to debtors of what to expect after the petition is filed.

54. By assisting non-lawyers as detailed above, Abujbarah has violated E.R. 5.5 which

provides, “A lawyer shall not assist another in the unauthorized practice of law.”

VII. FALSE CLAIMS AND CONFLICTS

55. In many chapter 13 cases, Abujbarah would include Sellectricon in the proposed plan as an administrative claimant.

56. Sellectricon’s fee agreement with its customers included, among other things, a provision for continuing administrative fees generally in the amount of $99 per month.

57. Sellectricon’s post-petition fees do not fall within any category under 11 U.S.C. § 503.

58. By including Sellectricon’s putative post-petition claims as administrative claims, Abujbarah essentially filed false claims on behalf of his client, Sellectricon, against his client, the debtor.

59. Bar Rules provide that an attorney has an ethical duty not to represent a client if the representation involves a concurrent conflict of interest. A concurrent conflict of interest exists if: (1) the representation of one client will be directly adverse to another client; or (2) there is a significant risk that the representation of one or more clients will be materially limited by the lawyer’s responsibilities to another client, a former client or a third person or by a personal interest of the lawyer. E.R. 1.7 Abujbarah was retained by Sellectricon to represent it as “in-house counsel.” Abujbarah then undertook representation of Sellectricon’s customers and included in their chapter 13 plans what he classified as administrative claims of Sellectricon which claims are neither administrative in nature nor legitimate claims. Such actions were directly adverse to the bankruptcy debtors. In addition, Abujbarah took legal direction from Sellectricon in his representation of bankruptcy clients by deferring to the advice given to them by Sellectricon, to wit: that the Bankruptcy Code would allow the cram down of the first mortgages on their homes to the current value of the homes and to discontinue making mortgage payments and/or payments on vehicles.

60. Abujbarah’s involvement with Sellectricon and with other entities brings into question his associations with non-lawyers relative to ensuring that the non-lawyers’ conduct is compatible with the professional obligations of the lawyer and may be in violation of E.R. 5.3.

61. Further, because Abujbarah was aware of and consented to Sellectricon’s assertions to its customers that Abujbarah was part of Sellectricon’s legal team, as well as agreeing to the sharing of fees, Abujbarah entered into a de-facto partnership with Sellectricon the activities of which included the practice of law.

62. The association of Abujbarah and Sellectricon was so entwined that Sellectricon developed a case management system for tracking actions taken in bankruptcy cases in which Abujbarah is or was attorney of record. The system is located at www.principalreductionportal.com and is accessible only with a password. Copies of numerous documents obtained from the case management system will be produced as evidence herein.

63. A lawyer shall not form a partnership with a non-lawyer if any of the activities of the

partnership include the practice of law. A lawyer shall not permit a person who recommends, employs, or pays the lawyer to render legal services for another to direct or regulate the lawyer’s professional judgment in rendering such legal services. A lawyer shall not practice with or in the form of a professional corporation or association authorized to practice law for a profit, if: (1) a nonlawyer owns any interest therein, except that a fiduciary representative of the estate of a lawyer may hold the stock or interest of the lawyer for a reasonable time during administration; (2) a nonlawyer is a corporate director or officer thereof or occupies the position of similar responsibility in any form of association other than a corporation; or (3) a nonlawyer has the right to direct or control the professional judgment of a lawyer. E.R. 5.4

64. By his association with Sellectricon, Abujbarah violated E.R. 5.4.

65. By letter dated March 10, 2010, the United States Trustee expressed concerns to

Abujbarah relative to possible ethical violations, Abujbarah’s knowledge and competence as well as his case load, which, at the time was approximately 157 chapter 13 cases and approximately 41 chapter 11 cases. It was suggested that it may be appropriate for Abujbarah to focus on the then pending cases and gain further experience rather than continuing to increase his case load. Abujbarah responded on March 12, 2010 indicating he would scale back to accepting 4-5 new chapter 13 cases and 1-2 chapter 11 cases per month. By April 19, 2010, however, Abujbarah had filed 60 new bankruptcy cases.

66. Abujbarah has been provided numerous opportunities to develop the skills and knowledge reasonably necessary to provide adequate and competent representation to his bankruptcy clients. His failure to do so is manifested by, among other things, the fact that, in his cases, not one chapter 13 plan has been approved, not one chapter 11 plan has been confirmed, not one motion for relief has been successfully contested and as a result, people have lost their homes even though Abujbarah and Sellectricon had promised they would be able to cram down the loans on them under bankruptcy law.

VIII. FALSE OATH, FALSE CERTIFICATION, FALSIFICATION OF DOCUMENTS AND

VIOLATIONS OF 11 U.S.C. §§ 526, 527 AND 528

67. On March 16, 2010, a voluntary petition was filed by Abujbarah commencing the

bankruptcy case of Addison and Sherri White, case no. 2-10-bk-07150-RTB.

68. Exhibit B on the petition provides the following:

I, the attorney for the petitioner named in the foregoing petition, declare that I have

informed the petitioner that [he or she] may proceed under chapter 7, 11, 12, or 13 of title

11, United States Code, and have explained the relief available under each such chapter.

I further certify that I delivered to the debtor the notice required by 11 U.S.C. § 342(b).

69. Exhibit B to the said petition has the signature of Abujbarah and Abujbarah also signed the petition as attorney for the debtors.

70. The said petition indicates that it has been signed under penalty of perjury by Addison and Sherri White.

71. Various exhibits, schedules and statements accompanying the petition and other documents filed in the case also indicate that Addison and Sherri White signed the documents under penalty of perjury.

72. The petition indicates that the Whites have not filed a bankruptcy case within the last 8 years. In fact, the Whites had a pending bankruptcy case at the time that Abujbarah filed a petition without their knowledge. The case is In re Addison and Sherri White, case no. 2-09-bk-33035-RTB filed on December 22, 2009.

73. The statement of financial affairs filed by Abujbarah in the White case, at item 9, discloses that the Whites paid Abujbarah for representation in bankruptcy $1,250 on October 9, 2009, $1,000 on November 1, 2009 and $2,000 on December 1, 2009. Information at the said item Abujbarah failed to disclose is $6,500 paid to Kent Axtell and/or Executive Real Estate Solutions, a non-attorney bankruptcy petition preparer, for consultation concerning debt consolidation or relief under the bankruptcy law.

74. Abujbarah filed a disclosure of compensation statement in the White case certifying that he is the attorney for the Whites and that they paid him $4,000 for services rendered or to be rendered in the bankruptcy case.

75. Prior to the filing of the petition in the White case, Abujbarah had never met, spoken

to or consulted with Addison or Sherri White.

76. The Whites never signed any of the documents filed by Abujbarah.

77. The Whites never paid Abujbarah any money.

78. The Whites never authorized Abujbarah to file a petition in bankruptcy on their behalf.

79. The Whites never retained Abujbarah to represent them in any capacity.

80. Information used to complete all the documents filed by Abujbarah in the White case

was provided to Abujbarah by Kent Axtell.

81. The $4,000 paid as disclosed by Abujbarah was paid to Abujbarah by Kent Axtell.

82. The Whites were unaware of the filing of the petition in bankruptcy by Abujbarah.

83. The petition filed by Abujbarah while another case was pending caused City of Mesa and Salt River Project to demand additional deposits which the Whites had to pay. Additionally, the Whites’ bank account was closed and they did not receive pension funds which were to be deposited directly into the account that was closed.

84. Abujbarah is a debt relief agency as that term is defined at 11 U.S.C. § 101(12A).

85. Abujbarah has failed to perform a service that he informed assisted persons or

prospective assisted persons that he would provide in connection with a bankruptcy case.

86. Abujbarah has made statements in documents filed in bankruptcy cases that are untrue and misleading, or that upon the exercise of reasonable care, should have been known by Abujbarah to be untrue or misleading.

87. Abujbarah misrepresented to assisted persons or prospective assisted persons the benefits and risks that may result if such person becomes a debtor in a bankruptcy case.

88. Abujbarah’s errors, omissions, misrepresentations and other defalcations were, at best, negligent and, at worst, intentional.

89. Abujbarah has provided bankruptcy assistance to an assisted person in a bankruptcy case that was dismissed because of his intentional or negligent failure to file required documents.

90. Abujbarah failed to provide the Whites with any pre-bankruptcy disclosures as required pursuant to 11 U.S.C. § 527.

91. Abujbarah failed to obtain a written fee agreement with the Whites as required pursuant to 11 U.S.C. § 528.

WHEREFORE, the United States Trustee and Edward J. Maney, chapter 13 trustee, Plaintiffs herein, respectfully request that the court grant the following relief:

1. Issue an injunction prohibiting Nasser U. Abujbarah from practicing law in the United States Bankruptcy Court for the District of Arizona.

2. Disgorgement of fees.

3. Payment of a penalty to the Court.

4. For whatever other relief the Court deems just, appropriate or necessary.

RESPECTFULLY SUBMITTED THIS 15th day of June. 2010.

ILENE J. LASHINSKY

United States Trustee EDWARD J. MANEY

District of Arizona Chapter 13 trustee

/s/ RJC (#WI 01006631) EJM #012256

RICHARD J. CUELLAR EDWARD J. MANEY

Chapter 13 trustee

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Motion for Declaratory Judgment

Arek Fressadi, pro se
10780 S. Fullerton Rd.
Tucson, AZ 85736
520.822.1013
520.822.1029 Fax
arek@fressadi.com

IN THE SUPERIOR COURT OF THE STATE OF ARIZONA
IN AND FOR THE COUNTY OF MARICOPA

AREK FRESSADI, an unmarried man,
Plaintiff,
-vs-
GV GROUP, L.L.C., an Arizona limited liability company; MG DWELLINGS, INC., an Arizona corporation; BUILDING GROUP, INC., an Arizona corporation; MICHAEL T. GOLEC, an unmarried man; and KEITH VERTES and KAY VERTES, husband and wife; REAL ESTATE EQUITY LENDING, INC., an Arizona corporation; and SALVATORE DEVINCENZO and SUSAN DEVINCENZO, husband and wife,
Defendants.
_________________________________________
GV GROUP, LLC, an Arizona limited liability company; DESERT EDGE DEVELOPMENT, LLC, An Arizona limited liability company, MG DWELLINGS, INC., and Arizona corporation; BUILDING GROUP INC., an Arizona Corporation; MICHAEL T. GOLEC, an unmarried man; and KEITH VERTES AND KAY VERTES, husband and wife,
Counterclaimants,
-vs-
AREK FRESSADI, an unmarried man,
Counterdefendant,
_________________________________________
SALVATORE DEVINCENZO and SUSAN DEVINCENZO, husband and wife,
Counterclaimants,
-vs-
AREK FRESSADI, an unmarried man.
Counterdefendant.
No. CV2006-014822

MOTION FOR DECLARATORY JUDGMENT

(Assigned to the Hon. Eileen S. Willett)

E-file

COMES NOW, Plaintiff, AREK FRESSADI, (“Plaintiff” or “Fressadi”), and herby moves this court, pursuant to Rule 57 and Rule 56(c), Ariz.R.Civ.Proc., and the provisions of the Arizona Uniform Declaratory Judgments Act (“UDJA”), A.R.S. § 12-1831 et seq., for the issuance of a Declaratory Judgment which declares the rights, status, and other legal relations between and amongst the parties to this action with respect to the Declaration of Easement and Maintenance Agreement (“DEMA”), Maricopa County Recorder Office instrument No. 20031472588.
This Motion for Declaratory Judgment is supported by the following Memorandum of Points and Authorities and the Separate Statement of Facts (“SSOF”) submitted concurrently herewith.
DATED this 30th day of December, 2010.
/s/ Arek Fressadi
Arek Fressadi, Pro Se

MEMORANDUM OF POINTS AND AUTHORITIES
Pursuant to Ariz. R. Evid. 201(b) and Bade v. Drachman, 417 P.2d 689, 702 (Ariz. Ct. App. 1966) (“courts may take judicial notice of any fact that is ‘so notoriously true as not to be subject to reasonable dispute or must be capable of immediate accurate demonstration”), Plaintiff requests that the Court take judicial notice of the following:
I. BACKGROUND:
A justiciable controversy has simmered for seven years on the origination and enforceability of the Declaration of Easement and Maintenance Agreement (“DEMA”), a reciprocal easement agreement. SSOF, Exhibit A. Plaintiff as the owner of Lots 211-10 A, B & C (the “010 Lots”) and Defendant GV Group as the purported owner of Lots 211-10-003 A, B & C (the “003 Lots) agreed to reciprocate easements for access and related utilities. Keith Vertes, (“Vertes”) signed the agreement as Manager of GV Group LLC which did not exist at the time of execution. See, SSOF Exhibit B. the true owners of the 003 lots were Building Group Inc., Michael Golec and MG Residential via Warranty Deed on September 19, 2003, Instrument # 20031320770, after the Town of Cave Creek approved the 003 lot splits. Exhibit C, instrument 2003-1312578.
Jocelyn Kremer acquired Lot 211-10-003A on October 9, 2003, which was recorded on October 15, 2003, Instrument # 20031438387.
On October 22, 2003, the DeVincenzo’s bought Lot 211-10-010C based upon the concurrently recorded DEMA, Instrument # 20031472590, Instrument #20031472588.
On October 30,, 2003, Golec admitted selling Lot A to Kremer prior to the execution of the DEMA (SSOF Exhibit C) and later admitted in his deposition that they never intended reciprocity. See Exhibit 4, Verified Second Amended Complaint.
Pursuant to Article 5 of the Declaration of the DEMA, “Each of the Lot Owners shall contribute such Owner’s share of the maintenance costs within ten (10) days written notice from any other Owner. If any Owner shall fail to pay such Owner’s share within 30 days after billing, such amount shall become a lien against said owner’s property and shall bear interest from the due date at the rate of twelve percent (12%) per annum.
Pursuant to Article 6 of the DEMA, “In the event of damage to the Driveway because of negligence of any Owner, or such Owner’s agents, invitees or contractors, or due to construction or repair work performed on behalf of any owner, such owner shall be solely responsible for repairing the damage.”
Pursuant to Article 7 of the DEMA, the Owner of each Lot shall forever defend, indemnify and hold the other harmless from any claim, loss or liability arising out of or in any way connected with that Owner’s use of the easements created by this Declaration. [Emphasis added].
Pursuant to Article 8 of the Declaration of Driveway Easement and Maintenance Agreement, “The benefits and burdens of the easements and covenants contained in this Declaration shall run with the lot so benefited or burdened. Such easements are also for the benefit of any present or future mortgages or holders of trust deeds on any portion of the Lots and many not be amended, repealed or modified without the written consent of each such mortgagee or beneficiary.”
On June 20, 2005, the Town of Cave Creek issued building permit #04-269 for lot 211-10-003B based upon the DEMA. SSOF Exhibit D.
On July 6, 2005, Golec borrowed $600,000 to build a spec house on lot 211-10-003B from M&I Bank, Instrument #2005-0929695.
On August 17, 2005, the Town of Cave Creek issued building permit #04-655 for lot 211-10-003C based upon the DEMA. SSOF at ¶¶xx-xx. The construction documents upon which the building permit was issued evidenced over 70% lot disturbance in violation of the Town’s Zoning Ordinance. SSOF Exhibit E.
On August 26, 2005 Kremer disavowed the DEMA. Plaintiff revoked the DEMA on September 3, 2005 (Maricopa County Recorder Instrument #2010-0708186) and clarified as to the 010 lots only on October 27, 2005.
The Town was placed on notice that the DEMA was rescinded as of February 9, 2006 but aided and abetted the trespass by not revoking the permits. SSOF Exhibit F.
On or about May 28, 2008, REEL became the owner of lot 211-10-003C, Maricopa County Recorder Instrument #20080469193, and became a JV partner of GV Group. SSOF Exhibit G.
On July 8, 2008 REEL requested the transfer of building permit #04-655. SSOF Exhibit H.
On or about November 12, 2009, M&I Bank became the owner of lot #211-10-003B, Instrument #20091042215.
On or about January 12, 2010, The Town of Cave Creek granted REEL a variance for excessive lot disturbance. SSOF Exhibit I.
On or about November 16, 2010, The Town of Cave Creek granted M&I Bank a variance for excessive lot disturbance. SSOF Exhibit J.
On December 7, 2010, this Court filed an Under Advisement Ruling that the DEMA was not in effect when REEL became owner of Lot C. On December 20, 2012 the Court ruled Nunc Pro Tunc that the DEMA was rescinded by Plaintiff on October 27, 2005.
Based upon the above rulings, Plaintiff revised the DMA budget and calculation of damages. SSOF Exhibit K.
II. LEGAL STANDARDS
A. Issuance of Declaratory Relief.
The issuance of declaratory judgments is governed by the Uniform Declaratory Judgments Act (“UDJA”), A.R.S. §12-1831 et seq. which provides that any courts of record within their respective jurisdictions shall have the power to “…declare rights, status, and other legal relations”. The UDJA is to be liberally interpreted to accomplish its remedial purposes. Keggi v. Northbrook Property and Cas. Ins. Co., 199 Ariz. 43, 13 P.3d 785 (App. 2000). Moreover, A.R.S. § 12-1482 expressly provides that: “[t]his article is declared to be remedial; its purpose is to settle and to afford relief from uncertainty and insecurity with respect to the rights, status and other legal relations; and is to be liberally construed and administered.” Since the DEMA was a contract, A.R.S. § 12-1832 provides that:
[a]ny person interested under a deed, will, written contract or other writings constituting a contract, or whose rights, status or other legal relations are affected by a statute, municipal ordinance, contract or franchise, may have determined any question of construction or validity arising under the instrument, statute, ordinance, contract, or franchise and obtain a declaration of rights, status or other legal relations thereunder.
Declaratory relief encompasses all rights inherent in a contract. Bowen v. Watz, 5 Ariz.App. 519, 428 P.2d 694 (1967). Declaratory judgments are appropriate in construing and determining property rights, conveyances, and encumbrances on real property. Podol v. Jacobs, 65 Ariz. 50, 173 P.2d 758 (1946). To vest the court with jurisdiction to hear and render declaratory judgment, the complaint must set forth sufficient facts to establish there is a justiciable controversy. Planned Parenthood Center of Tucson, Inc. v. Marks, 17 Ariz.App. 308, 497 P.2d 534 (1972). Plaintiff’s Second Amended Complaint set forth sufficient facts to establish numerous justiciable controversies as to the validity and enforcement of the DEMA and to which parties, and/or their successors.
For purposes of declaratory judgment, the requirements of a justiciable controversy are that there exists an actual controversy ripe for adjudication and that there are parties with real interest in questions to be resolved. Board of Supervisors of Maricopa County v. Woodall, 120 Ariz. 379, 586 P.2d 628 (1978). A justiciable controversy exists if there is an assertion of right, status, or legal relation in which the Plaintiff has a definite interest and his interest is opposed by others.
The existence of “another adequate remedy does not preclude a judgment for declaratory relief in cases where it is appropriate”. See, Rule 57, Ariz.R.Civ.Proc. [Emphasis supplied]. The fact that the party seeking declaratory relief may have another adequate remedy available is not a bar to action, and it is not uncommon for a claim for declaratory relief to be combined with other causes of action. 2B Ariz.Prac., Civil Rules Handbook R 57 (2010). The manifest intent of the UDJA is to open up avenues of relief rather than to close avenues previously established. Schwamm v. Superior Court in and For Pima County, 4 Ariz.App. 480, 421 P.2d 913 (1966).
The rule applicable to declaratory judgments states that: “[t]he procedure for obtaining a declaratory judgment shall be in accordance with these Rules…” Rule 57, Ariz.R.Civ.Proc. Thus, Plaintiff submits that this request for declaratory judgment be treated as a motion for summary judgment, as provided for in Rule 56(a), Ariz.R.Civ.P and submits a separate statement of facts (“SSOF”) in support of this motion, as would otherwise be required by Rule 56(c)(2).
B. Voidable Contracts
“According to the Restatement (Second) of Contracts § 7 (1979), “[a] voidable contract is one where one or more parties have the power, by a manifestation of election to do so, to avoid the legal relations created by the contract, or by ratification of the contract to extinguish the power of avoidance.” A party to a voidable contract must either seek avoidance of it through rescission or affirm the contract.” Yank v. Juhrend, 729 P. 2d 941 – Ariz: Court of Appeals, 2nd Div., Dept. A 1986. When Kremer finally disavowed participation in the DEMA, Plaintiff immediately rescinded. See Maricopa County Recorder Instrument #2010-0708186.
C. Enforceability of Reciprocal Easements
The rule generally recognized is set forth in 4 Pomeroy’s Equity Jurisprudence, 5th Ed., § 1295 without differentiation between covenants personal and real:
“* * * When the owner of land enters into a covenant concerning it, * * * and the land is afterwards conveyed, or sold, or passes to one who has actual or constructive notice of the 305*305 covenant, the grantee or purchaser will take the premises bound by the covenant, and will be compelled in equity either to specifically execute it, or will be restrained from violating it, at the suit of the original covenantee * *. It makes no difference whatever, with respect to this equitable liability, and this right to enforce the covenant in equity, whether the covenant is or is not one which in law ‘runs with the land.”’
Murphey v. Gray, 327 P. 2d 751 – Ariz: Supreme Court 1958
“A restrictive covenant which runs with the land is a property right in the nature of an easement and is controlling when it comes into conflict with a license granted by an administrative officer of the state. [Emphasis added] Cuneo v. Chicago Title & Trust Co., supra. This is so fundamentally sound that authorities are unnecessary to sustain it.” Condos v. Home Development Co., 267 P. 2d 1069 – Ariz: Supreme Court 1954.
But for GV Group’s misrepresentations and Kremer’s subsequent disavowal, the DEMA was in effect, and would have run with the land as a property right as to all signatory lots. Plaintiff’s written rescission as of October 27, 2005 was only to the 003 Lots. The DEMA remains operational and runs with the land as to lots 211-10-010 A, B & C.
D. Trespass
As of October 27, 2005, GV Group et al (including the Town of Cave Creek, REEL and M&I Bank) no longer had any right to use Plaintiff’s driveway. Pursuant to ARS §13-1802 and ARS §13-1502, the GV Group et al committed criminal trespass by using and claiming right to Plaintiff’s property without lawful authority for access and building permits. This trespass and theft continues to this day as both permits for lot 003 B &C are based and continue to be based on Plaintiff’s driveway.
E. Void contracts, permits, judgments, decisions, etc.
Section 5.1(C)3 of Cave Creek’s Zoning Ordinance requires that legal and physical access shall be the same. The legal and physical access for the 003 B & C lots is via their recorded easement—not Plaintiff’s driveway. Section 1.4(A) specifically states that “…Any permit issued in conflict with the terms or provisions of this Ordinance shall be void.” Since the building permits for lots 211-10-003 B & C are based upon access from Plaintiff’s driveway in violation of Section 5.1(C)3, the permits are void.
Pursuant to Section 1.7 (A), any person who violates any provision of this Ordinance, and any amendments thereto, shall be guilty of a Class One misdemeanor punishable as provided in the Cave Creek Town Code and state law; and each and every day of continued violation shall be a separate offense, punishable as described.
Rather than void the permits, the Town of Cave Creek conspired with the current owners of the 003 B & C lots in an abuse of process to grant variances based upon the false and fraudulent pretense that the property owners access had been blocked and that the blockage caused excessive lot disturbance. In view of ARS §13-2310, the benefit to the variance applicants exceeded $100,000 and it appears as though the attorneys for the Town of Cave Creek and the applicants were complicit.
Pursuant to Section 1.7(B),”it shall be unlawful for any person to erect, construct, enlarge, alter, repair, move, improve, remove, convert or demolish, equip, use, occupy or maintain any building or land or cause or permit the same to be done in violation of this Ordinance. It shall also be unlawful for any person to violate any provision designated as a condition of approval either by the plan review process or through an amendment, conditional use permit, temporary use permit, variance, site plan, or appeal by an office board, commission, or the Town Council as established by this Ordinance.” [Emphasis added]. Any person in this instance is the current property owners, GV Group, REEL, the Zoning Administrator who is designated by the Town Manager, and Board of Adjustment Members who grant variances in violation of state statute and Town Ordinances.
Both variances violate Section 1.7(A) and (B) as the permits are illegally based off of access from Plaintiff’s property and the Town and the applicants have unlawfully circumvented a condition of approval in the plan review process (proper access) through the application and grant of variance.
In addition to the issues of access, Lot C is out of compliance as the permitted construction drawings depict over 70% lot disturbance regardless of access. All of the 003 lots were classified as hillside by the Town’s Zoning Administrator as part of the lot split process in 2003. See SSOF, Exhibit C. Therefore, the allowable amount of lot disturbance is 25% but the Town issued a permit based on 70%.
Pursuant to state statute, “[T]he Zoning Administrator’s authority is statutorily limited to “enforcement of the zoning ordinance.” A.R.S. § 9-462(A)(4); Aegis of Arizona, L.L.C. v. Town of Marana, 206 Ariz. 557, ¶ 32, 81 P.3d 1016, 1024 (App.2003). Any decision made by a [zoning administrator] beyond these restrictive powers is “ultra vires and void,” Applestein v. Osborne, 143 A. at 669, a nullity and of no force and effect, Kaufman v. City of Glen Cove, 45 N.Y.S.2d 53, 180 Misc. 349 (1943); Noonan v. Zoning Board of Review of Town of Barrington, 90 R.I. 466, 159 A.2d 606 (1960); DiPalma v. Zoning Board of Review of Town of Bristol, 72 R.I. 286, 50 A.2d 779 (1947), and “legally meaningless,” Westbury Hebrew Congregation, Inc. v. Downer, 302 N.Y.S.2d 923, 926, 59 Misc.2d 387 (1969).
The Town and REEL claimed that the excessive lot disturbance was the result of blocked access from Plaintiff’s driveway when the excessive lot disturbance was inherent in the permitted construction documents. Pursuant to Section 2.3(E)1…”the Zoning Administrator shall transmit to the Board of Adjustment all records related to the appeal.” [Emphasis added]. Not only did the Zoning Administrator fail to transmit the construction documents, but the Zoning Administrator failed to submit Plaintiff’s documentation objecting to the variance which included a detailed description of how the lot disturbance was inherent in the 003C lot improvements and thus self imposed. By failing to abide by Section 2.3(E)1, and tampering with a public record pursuant to ARS §13-2407, the Town prevented any evidence being introduced in LC 2010-000109-001DT. By concealing the true nature of the problem, and failing to void the permits, the Town granted variances in violation of state statutes . GV Group LLC et al designed, permitted and constructed the improvements on Lots B & C based upon the DEMA. They misrepresented their right to use Plaintiff’s driveway in the permitting process and designed and built homes that violated the Town’s zoning ordinances. Neither lapse of time, abatement, inconsistent and/ or void or voidable decisions validates the self-imposed hardship which inures to GV Group’s successors.
“Under the provisions of A.R.S. § 12-902(B), an appeal from an administrative agency may be heard even though untimely to question the agency’s personal or subject matter jurisdiction in a particular case. Arkules v. Board of Adjustment of Town of Paradise Valley, 151 Ariz. 438, 440, 728 P.2d 657, 659 (Ariz. Ct. App. 1986).” “[T]he effect of the void decision by the Board of Adjustment [or zoning administrator] is the same as that of any void decision by a court: “the mere lapse of time does not bar an attack on a void judgment.” Wells v. Valley National Bank of Arizona, 109 Ariz. 345, 347, 509 P.2d 615, 617 (1973). We have held that a void judgment does not acquire validity because of laches. International Glass & Mirror, Inc. v. Banco Gan. Y Agr. S.A., 25 Ariz.App. 604, 545 P.2d 452 (1976). Statutes of limitation or rules of court are not applicable to void judgments.” Preston v. Denkins, 94 Ariz. 214, 382 P.2d 686 (1963). Arkules v. Board of Adjustment of Town of Paradise Valley, 151 Ariz. 438, 440, 728 P.2d 657, 659 (Ariz. Ct. App. 1986).
Garibaldi v. Zoning Bd. of Appeals of City of Norwalk, 303 A.2d 743, 745 (Conn. 1972). Thus, “where the applicant or his predecessor creates nonconformity, the board lacks power to grant a variance.” Johnny Cake, Inc. v. Zoning Bd. of Appeals of Town of Burlington, 429 A.2d 883, 885 (Conn., 1980) (emphasis added).
F. Estoppel
“Arizona courts have moved away from rules based on the notion that “the king can do no wrong,” and toward balancing the “injustice that might result from the application of the rule … against the effect that non-application would have on the state’s effective exercise of its sovereignty and any resulting damage to the public interest.” Tucson Electric Power Co. v. Arizona Department of Revenue, 174 Ariz. 507, 516, 851 P.2d 132, 141 (App. 1992). See also Freightways, Inc. v. Arizona Corporation Commission, 129 Ariz. 245, 248, 630 P.2d 541, 544 (1981) (“where the application of estoppel will not affect the exercise by the state of its governmental powers and sovereignty, … estoppel will, when justice dictates, be applied to the state”). Contrary to appellants’ assertion that egregious conduct is required, the state may be estopped “even `when the government conduct complained of was in the form of inaction or silence ‘” State ex rel. Corbin v. Superior Court In and For Maricopa County, 138 Ariz. 500, 503, 675 P.2d 1319, 1322 (1984), quoting Note, Equitable Estoppel of the Government, 79 Colum. L.Rev. 551, 560 (1979).”
State v. Garcia, 931 P. 2d 427 – Ariz: Court of Appeals, 2nd Div., Dept. B 1996
The Town of Cave Creek violated its own Zoning Ordinance and state statutes by permitting the construction on lots 211-10-003 B & C and then granting variances for the violations.
F. Negligent Misrepresentation
Arizona recognizes the tort of negligent misrepresentation. See St. Joseph’s Hosp. v. Reserve Life Ins., 742 P. 2d 808 – Ariz: Supreme Court 1987. The tort is defined by Restatement (Second) of Torts § 552, which provides, in relevant part:
552. Information Negligently Supplied for the Guidance of Others
(1) One who, in the course of his business, profession or employment, or in any other transaction in which he has a pecuniary interest, supplies false information for the guidance of others in their business transactions, is subject to liability for pecuniary loss caused to them by their justifiable reliance upon the information, if he fails to exercise reasonable care or competence in obtaining or communicating the information.
(2) Except as stated in Subsection (3), the liability stated in Subsection (1) is limited to loss suffered
(a) by the person or one of a limited group of persons for whose benefit and guidance he intends to supply the information or knows that the recipient intends to supply it; and
(b) through reliance upon it in a transaction that he intends the information to influence or knows that the recipient so intends or in a substantially similar transaction.
Vertes is a general contractor. He knows the requirements for a business entity to be in good standing as it is part of license process. Exhibit L. As such, he knew that GV Group LLC was not in existence at the time he executed the DEMA. Vertes is also a licensed real estate agent. Vertes has had issues with misrepresentation in other transactions as evidenced by the consent order entered against him by the Department of Real Estate. See disciplinary actions file #06F-LI-583, http://services.azre.gov/publicdatabase/DetailOrder.aspx?Id=2702. A quick search on the County Recorder’s database will bring up numerous real estate transactions in the name of Building Group, Exhibit M. Clearly he knew that he had sold lot 211-10-003A before ‘warranting and representing’ ownership of all the 003 lots when he executed the DEMA. Pursuant to Restatement (Second) of Torts § 552, (2)(a) and (b), Plaintiff is a member of a limited group of persons that Vertes intended to influence and induce Plaintiff into parting with property rights based upon bad faith and a false promise of reciprocity which frustrated Plaintiff’s purpose in entering the DEMA and clouded Plaintiff’s title to his property causing enormous confusion and cost. But for the actions of GV Group, Plaintiff could have sold his property and at the peak of the market earning millions. Instead, Plaintiff has spent hundreds of thousands of dollars and seven years attempting to extricate his property and himself from a labyrinth of lies.
G. Fraud
Actionable fraud requires a concurrence of all nine elements of fraud. Nielson v. Flashberg, 101 Ariz. 335, 419 P.2d 514 (1966). The requisite elements are:
(1) A representation; (2) its falsity; (3) its materiality; (4) the speaker’s knowledge of its falsity or ignorance of its truth; (5) his intent that it should be acted upon by and in the manner reasonably contemplated; (6) the hearer’s ignorance of its falsity; (7) his reliance on its truth; (8) his right to rely thereon; and (9) his consequent and proximate injury.
In this instance: (1) Vertes and Golec made a representation that GV Group LLC was legally in existence and that GV Group LLC owned Lots 211-10-003 A, B & C; (2) both representations were false; (3) both representations were material to the operation of the DEMA; (4) Vertes and Golec knew they sold Lot A as of October 9th, (recorded on October 15th) and that GV Group LLC had not received authorization from the State of Arizona to do business; (5) Golec indicated in his deposition that they never intended reciprocity. Executing the DEMA in the name of a business entity that did not exist AFTER selling the cornerstone lot upon which reciprocity is dependant is in keeping with Golec’s expressed intent. Golec and Vertes never demanded or filed suit enjoining Kremer to join the DEMA even though it was their right to do so under the purchase contract is additional evidence that they never intended the DEMA to operate as recorded. (6) at the time of execution, Plaintiff did not know GV Group LLC was not formed. Golec claimed their documentation was reviewed by their attorney creating an air of authority and professionalism for their false statements. Plaintiff immediately requested reassurance that the agreement was valid upon being told Lot A had been sold to Kremer. Golec waited 9 days before acknowledging the 003A sale. When Kremer formally disavowed, Plaintiff immediately rescinded the DEMA. (7) Plaintiff relied upon the fraud from 2003 until Kremer’s disavowal in 2005; (8) Plaintiff had a right to rely the speaker’s representations based upon the higher professional standards imposed on Vertes as a contractor and real estate agent; (9) Plaintiff has spent the last 7 years attempting to extricate his property from a labyrinth of lies; his purpose for an efficient, ethical and aesthetic land development was frustrated; his ability to sell his property during the peak of the market was rendered naught due to the cloud on his title costing Plaintiff millions. “Fraud vitiates the most solemn contracts, documents and even judgments.” U.S. v. Throckmorton, 98 US 61.
H. Joint Venture Liability
Traditionally, a joint venture involved commercial or business pursuits. This court has described a joint venture as a “special combination of two or more persons where in some special venture a profit is jointly sought.” Arizona Public Service Co. v. Lamb, 84 Ariz. 314, 317, 327 P.2d 998, 1000 (1958); Ruby v. United Sugar Cos., S.A., 56 Ariz. 535, 546, 109 P.2d 845, 850 (1941). The elements of a business joint venture generally include: (1) an agreement, (2) a common purpose, (3) a community of interest, (4) an equal right of control, and (5) participation in profits and losses. Tanner Companies v. Superior Court, 144 Ariz. 141, 143, 696 P.2d 693, 695 (1985). In a joint venture, each venturer is jointly and severally liable. Paragon Building Corp. v. Bankers Trust Co., 116 Ariz. 87, 567 P.2d 1216 (App. 1977). Exhibit G clearly meets all of the requirements of a Joint Venture as identified above, and as such REEL is jointly and severally liable for the actions of GV Group.
J. Frustration of Purpose
Plaintiff’s purpose in the DEMA was to create an aesthetically pleasing and efficient development that would allow him to sell off his property for a substantial profit. Instead he has spent the last seven years unraveling the damage caused by GV Group and their JV partner. Whether a party to a contract is entitled to relief under the doctrine of frustration of purpose is generally treated as a question of law. Restatement ch. 11 introductory note, at 310. As noted above, frustration of purpose is essentially an equitable doctrine, and the power to grant relief under that doctrine is reserved to the court. Arizona courts have frequently followed this general rule. See Mohave County, 120 Ariz. at 422-23, 586 P.2d at 983-84; Matheny, 147 Ariz. at 360, 710 P.2d at 470; Korman v. Kieckhefer, 114 Ariz. 127, 129-30, 559 P.2d 683, 685-86 (App. 1976); Garner, 18 Ariz. App. at 183, 501 P.2d at 24. Plaintiff hereby prays for relief as a matter of law.
I. Attorney’s Fees.
Plaintiff can be awarded attorneys’ fees and costs based upon A.R.S. 12-341.01(c) “…arising from contract,” and A.R.S. § 12-1840 which provides that in any proceeding under the UDJA, the court may make such award of costs “as may seem equitable and just”. Award of attorney fees to DeVincenzo from Plaintiff is inappropriate as the DEMA is operational as to DeVincenzo’s lot 211-10-010C but may be appropriate from GV Group. REEL is not entitled to attorney fees as REEL was a JV partner of GV Group creating vicarious liability. See Prosser, Law of Torts, 4th Ed. § 46 (1971).
III. CONCLUSION
Plaintiff moves this Court to declare the following rights, status, and other legal relations as between Plaintiff and Defendants:
1. That the DEMA was rescinded as to the 003 lots as of October 27, 2005 due to the breach of contract, negligent misrepresentation and fraud on the part of GV Group et al, and that said breach, misrepresentation and fraud frustrated Plaintiff’s purpose for entering the DEMA.
2. That the DEMA remains in force by and between lots 211-10-010 A, B, & C, or alternatively, the sale of 211-10-010C is rescinded.
3. That “related utilities” as expressed in the DEMA means all utilities necessary to construct single family residences on the intended lots governed by the DEMA, and as such the 003 lots have been unjustly enriched.
4. That all costs (including damages) of operating the DEMA prior to rescission and all costs to adjudicate after rescission to restore Plaintiff and Plaintiff’s property to his position prior to rescission shall inure to the Owner who caused the damage and said amount shall be a lien against the Owner’s lots commencing October 27, 2005 pursuant to Article 5, 6, & 9 as evidenced in the DEMA and the yearly budget, SSOF Exhibit K.
5. That any permits or extensions of utilities or certificates of occupancy for the 003 lots based upon the DEMA are void as of October 27, 2005 and constitute a trespass and / or a Takings in violation of Due Process.
6. That the variances granted to Lots 211-10-003 B & C are ultra vires, void and an abuse of process.
7. That Plaintiff is entitled to recover attorneys’ fees and costs in pursuing this action for declaratory relief and that the attorney’s fees previously awarded Defendant REEL and DeVincenzo are reversed.
8. That Plaintiff is entitled to such further relief as the Court may deem equitable and just.
9. That CV2010-0259559 is consolidated into this action and dismissed Nunc Pro Tunc Sua Sponte.
RESPECTFULLY SUBMITTED this 30th day of December, 2010.
/s/Arek Fressadi
Arek Fressadi, Pro Se
ORIGINAL and copies E-mailed this
30th day of December, 2010

Scott Humble, Esq.
TURLEY SWAN CHILDERS & TORRENS, P.C.
3101 N. Central Avenue
Suite 1300
Phoenix, Arizona 85012-2656
Attorneys for Defendants Real Estate Equity Lending, Inc.

Kyle Israel, Esq.
ISRAEL & GERITY, PLLC
3300 Central Ave, Ste. 2000
Phoenix, AZ 85012
Attorneys for GV Group Defendants

Richard Righi, Esq.
RIGHI HERNANDEZ, PLLC
2111 E Highland Ave
Suite B440
Phoenix, AZ 85016
Attorneys for Defendants DeVincenzos

DECLARATION

I, Arek Fressadi, Plaintiff pro se in the above-captioned action, have read the foregoing Motion and declare that the allegations therein are true in substance and in fact, except the allegations stated upon information and belief, and as to such allegations, I believe them to be true.

I declare under penalty of perjury that the foregoing is true and correct.

EXECUTED this 24th day of December, 2010.

/s/Arek Fressadi
Arek Fressadi, Pro Se

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