Source: s3://data.kl3m.ai/documents/govinfo/USCOURTS/USCOURTS-ca4-19-02306/USCOURTS-ca4-19-02306-0/pdf.json

Nature of Suit Code: 890
Nature of Suit: Other Statutory Actions
Cause of Action: 

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UNPUBLISHED

UNITED STATES COURT OF APPEALS

FOR THE FOURTH CIRCUIT

No. 19-2204

FEDERAL TRADE COMMISSION,

 Plaintiff - Appellee,

v.

ANDRIS PUKKE, a/k/a Marc Romeo, a/k/a Andy Storm, individually and as an 

officer or owner of Global Property Alliance, Inc. (also doing business as Sanctuary 

Bay, Sanctuary Belize, The Reserve, Kanantik, Laguna Palms, Bamboo Springs, 

Eco Futures, Eco Futures Development, Eco Futures Belize),

 Defendant - Appellant,

and

ECOLOGICAL FOX, LLC, a Maryland limited liability company; LUKE 

CHADWICK, individually and as an officer or owner of Global Property Alliance, 

Inc. (also doing business as Sanctuary Bay, Sanctuary Belize, The Reserve, 

Kanantik, Laguna Palms, Bamboo Springs, Eco Futures, Eco Futures Development, 

Eco Futures Belize; PETER BAKER, individually and as an officer or owner of 

Global Property Alliance, Inc. (also doing business as Sanctuary Bay, Sanctuary 

Belize, The Reserve, Kanantik, Laguna Palms, Bamboo Springs, Eco Futures, Eco 

Futures Development, Eco Futures Belize); GLOBAL PROPERTY ALLIANCE, 

INC., a California corporation, also doing business as Sanctuary Bay, Sanctuary 

Belize, The Reserve, Kanantik, Laguna Palms, Bamboo Springs, Eco Futures, Eco 

Futures Development, Eco Futures Belize, Sittee River Wildlife Reserve, Buy 

Belize, Buy International; SITTEE RIVER WILDLIFE RESERVE, d/b/a Sanctuary 

Bay, d/b/a Sanctuary Belize, d/b/a The Reserve, an entity organized under the laws 

of Belize; BUY BELIZE, LLC, d/b/a Sanctuary Bay, d/b/a Sanctuary Belize, d/b/a 

The Reserve, d/b/a Kanantik, d/b/a Laguna Palms, d/b/a Bamboo Springs, a 

California limited liability company; BUY INTERNATIONAL, INC., d/b/a 

Sanctuary Bay, d/b/a Sanctuary Belize, d/b/a The Reserve, d/b/a Kanantik, d/b/a 

Laguna Palms, d/b/a Bamboo Springs, a California corporation; FOUNDATION 

DEVELOPMENT MANAGEMENT INC., a California corporation; ECO 

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FUTURES DEVELOPMENT, d/b/a Sanctuary Bay, d/b/a Sanctuary Belize, d/b/a 

The Reserve, a company organized under the laws of Belize; POWER HAUS 

MARKETING, a California corporation; BRANDI GREENFIELD, individually 

and as an officer or owner of Global Property Alliance, Inc. (also doing business as 

Sanctuary Bay, Sanctuary Belize, The Reserve, Kanantik, Laguna Palms, Bamboo 

Springs, Eco Futures, Eco Futures Development, Eco Futures Belize); BG 

MARKETING, LLC, an Oklahoma limited liability company; PRODIGY 

MANAGEMENT GROUP, LLC, a Wyoming limited liability company; JOHN 

USHER, individually and as an officer or owner of Sittee River Wildlife Reserve 

(also doing business as Sanctuary Bay, Sanctuary Belize, and The Reserve) and 

Eco-Futures Belize Limited (also doing business as Sanctuary Bay, Sanctuary 

Belize, and The Reserve); ROD KAZAZI, individually and as an officer or owner 

of Global Property Alliance, Inc. (also doing business as Sanctuary Bay, Sanctuary 

Belize, The Reserve, Kanantik, Laguna Palms, Bamboo Springs, Eco Futures, Eco 

Futures Development, Eco Futures Belize); FOUNDATION PARTNERS, f/k/a Red 

Crane Advisors, Inc., a California corporation; FRANK COSTANZO, a/k/a Frank 

Green, a/k/a Frank Peerless Green, a/k/a Frank Connelly, a/k/a Frank ConnellyCostanzo, individually and as officer or owner of Ecological Fox, LLC, Buy 

International, Inc. (also doing business as Sanctuary Bay, Sanctuary Belize, The 

Reserve, Kanantik, Laguna Palms, and Bamboo Springs), and Foundation 

Development Management, Inc.); BELIZE REAL ESTATE AFFILIATES, LLC, 

d/b/a Coldwell Banker Belize, d/b/a Coldwell Banker Southern Belize, a limited 

liability company organized under the laws of St. Kitts and Nevis; EXOTIC 

INVESTOR, LLC, d/b/a Coldwell Banker Belize, d/b/a Coldwell Banker Southern 

Belize, a limited liability company organized under the laws of St. Kitts and Nevis; 

SANCTUARY BELIZE PROPERTY OWNERS’ ASSOCIATION, d/b/a The 

Reserve Property Owners’ Association, a Texas non-profit corporation; ANGELA 

CHITTENDEN; BEACH BUNNY HOLDINGS, LLC, a California limited liability 

company; THE ESTATE OF JOHN PUKKE, a/k/a The Estate of Janis Pukke, a/k/a 

The Estate of John Andris Pukke; JOHN VIPULIS; DEBORAH CONNELLY; 

NEWPORT LAND GROUP, LLC, a/k/a Laguna Palms, a/k/a Sanctuary Belize, 

a/k/a Bamboo Springs, a/k/a The Reserve, a Wyoming limited liability company; 

MICHAEL SANTOS, a/k/a Sanctuary Bay, a/k/a Sanctuary Belize, a/k/a The 

Reserve, a/k/a Kanantik, a/k/a Laguna Palms, a/k/a Bamboo Springs, a/k/a Eco 

Futures, a/k/a Eco Futures Development, a/k/a Eco Future Belize, a/k/a Sittee River 

Wildlife Reserve, a/k/a Buy Belize, a/k/a Buy International, a/k/a Buy Belize, LLC, 

(also doing business as Sanctuary Bay, Sanctuary Belize, The Reserve, Kanantik, 

Laguna Palms, and Bamboo Springs), a/k/a Buy International, Inc., (also doing 

business as Sanctuary Bay, Sanctuary Belize, The Reserve, Kanantik, Lagunal 

Palms, and Bamboo Springs), Individually and as an officer or owner of Global 

Property Alliance, Inc; AMERIDEBT, INCORPORATED; DEBTWORKS, 

INCORPORATED; PAMELA PUKKE, a/k/a Pamela Shuster; ATLANTIC 

INTERNATIONAL BANK, LTD, a company organized under the laws of Belize; 

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ECO-FUTURES BELIZE LIMITED, d/b/a Sanctuary Bay, d/b/a Sanctuary Belize, 

d/b/a The Reserve, a California Corporation; SOUTHERN BLAZE REALTY, LLC, 

a limited liability company organized under the laws of Belize,

 Defendants,

CROSS-FREDERICK ASSOCIATES, LLC; FOLEY & LARDNER LLP,

 Respondents,

UNITED STATES OF AMERICA,

 Creditor,

JERRY BROWN; STEPHANIE BROWN; DELANEY CARLSON; THERESA 

EDELEN; BILL EWING; CHERYL EWING; CRAIG HIBBERT; TRISHA 

HIBBERT; LISA MULVANIA; RICHARD MULVANIA; CINDY REEVES; 

DAVID REEVES; PENNY SCRUTCHIN; THOM SCRUTCHIN; CLIFF SMITH; 

TERRI SMITH; PHILLIP WATFORD; ANGELA WATFORD; THE 

HAMPSHIRE GENERATIONAL FUND LLC; DAVID PORTMAN; HARVEY 

SCHULTZ; STEVEN M. SCHULTZ; JONATHAN B. SCHULTZ; JOHN A. 

SARACENO; STEPHANIE BROWN,

 Intervenors,

CHAPTER 11 TRUSTEE,

 Trustee,

ROBB EVANS & ASSOCIATES, LLC,

 Receiver.

No. 19-2306

FEDERAL TRADE COMMISSION,

 Plaintiff - Appellee,

v.

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PETER BAKER, individually and as an officer or owner of Global Property 

Alliance, Inc. (also doing business as Sanctuary Bay, Sanctuary Belize, The 

Reserve, Kanantik, Laguna Palms, Bamboo Springs, Eco Futures, Eco Futures 

Development, Eco Futures Belize),

 Defendant - Appellant,

and

ANDRIS PUKKE, a/k/a Marc Romeo, a/k/a Andy Storm, individually and as an 

officer or owner of Global Property Alliance, Inc. (also doing business as Sanctuary 

Bay, Sanctuary Belize, The Reserve, Kanantik, Laguna Palms, Bamboo Springs, 

Eco Futures, Eco Futures Development, Eco Futures Belize); ECOLOGICAL FOX, 

LLC, a Maryland limited liability company; LUKE CHADWICK, individually and 

as an officer or owner of Global Property Alliance, Inc. (also doing business as 

Sanctuary Bay, Sanctuary Belize, The Reserve, Kanantik, Laguna Palms, Bamboo 

Springs, Eco Futures, Eco Futures Development, Eco Futures Belize; GLOBAL 

PROPERTY ALLIANCE, INC., a California corporation, also doing business as 

Sanctuary Bay, Sanctuary Belize, The Reserve, Kanantik, Laguna Palms, Bamboo 

Springs, Eco Futures, Eco Futures Development, Eco Futures Belize, Sittee River 

Wildlife Reserve, Buy Belize, Buy International; SITTEE RIVER WILDLIFE 

RESERVE, d/b/a Sanctuary Bay, d/b/a Sanctuary Belize, d/b/a The Reserve, an 

entity organized under the laws of Belize; BUY BELIZE, LLC, d/b/a Sanctuary 

Bay, d/b/a Sanctuary Belize, d/b/a The Reserve, d/b/a Kanantik, d/b/a Laguna 

Palms, d/b/a Bamboo Springs, a California limited liability company; BUY 

INTERNATIONAL, INC., d/b/a Sanctuary Bay, d/b/a Sanctuary Belize, d/b/a The 

Reserve, d/b/a Kanantik, d/b/a Laguna Palms, d/b/a Bamboo Springs, a California 

corporation; FOUNDATION DEVELOPMENT MANAGEMENT INC., a

California corporation; ECO FUTURES DEVELOPMENT, d/b/a Sanctuary Bay, 

d/b/a Sanctuary Belize, d/b/a The Reserve, a company organized under the laws of 

Belize; POWER HAUS MARKETING, a California corporation; BRANDI 

GREENFIELD, individually and as an officer or owner of Global Property Alliance, 

Inc. (also doing business as Sanctuary Bay, Sanctuary Belize, The Reserve, 

Kanantik, Laguna Palms, Bamboo Springs, Eco Futures, Eco Futures Development, 

Eco Futures Belize); BG MARKETING, LLC, an Oklahoma limited liability 

company; PRODIGY MANAGEMENT GROUP, LLC, a Wyoming limited 

liability company; JOHN USHER, individually and as an officer or owner of Sittee 

River Wildlife Reserve (also doing business as Sanctuary Bay, Sanctuary Belize, 

and The Reserve) and Eco-Futures Belize Limited (also doing business as Sanctuary 

Bay, Sanctuary Belize, and The Reserve); ROD KAZAZI, individually and as an 

officer or owner of Global Property Alliance, Inc. (also doing business as Sanctuary 

Bay, Sanctuary Belize, The Reserve, Kanantik, Laguna Palms, Bamboo Springs, 

USCA4 Appeal: 19-2306 Doc: 23 Filed: 02/24/2020 Pg: 4 of 8
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Eco Futures, Eco Futures Development, Eco Futures Belize); FOUNDATION 

PARTNERS, f/k/a Red Crane Advisors, Inc., a California corporation; FRANK 

COSTANZO, a/k/a Frank Green, a/k/a Frank Peerless Green, a/k/a Frank Connelly, 

a/k/a Frank Connelly-Costanzo, individually and as officer or owner of Ecological 

Fox, LLC, Buy International, Inc. (also doing business as Sanctuary Bay, Sanctuary 

Belize, The Reserve, Kanantik, Laguna Palms, and Bamboo Springs), and 

Foundation Development Management, Inc.); BELIZE REAL ESTATE 

AFFILIATES, LLC, d/b/a Coldwell Banker Belize, d/b/a Coldwell Banker Southern 

Belize, a limited liability company organized under the laws of St. Kitts and Nevis; 

EXOTIC INVESTOR, LLC, d/b/a Coldwell Banker Belize, d/b/a Coldwell Banker 

Southern Belize, a limited liability company organized under the laws of St. Kitts 

and Nevis; SANCTUARY BELIZE PROPERTY OWNERS’ ASSOCIATION, 

d/b/a The Reserve Property Owners’ Association, a Texas non-profit corporation; 

ANGELA CHITTENDEN; BEACH BUNNY HOLDINGS, LLC, a California 

limited liability company; THE ESTATE OF JOHN PUKKE, a/k/a The Estate of 

Janis Pukke, a/k/a The Estate of John Andris Pukke; JOHN VIPULIS; DEBORAH 

CONNELLY; NEWPORT LAND GROUP, LLC, a/k/a Laguna Palms, a/k/a 

Sanctuary Belize, a/k/a Bamboo Springs, a/k/a The Reserve, a Wyoming limited 

liability company; MICHAEL SANTOS, a/k/a Sanctuary Bay, a/k/a Sanctuary 

Belize, a/k/a The Reserve, a/k/a Kanantik, a/k/a Laguna Palms, a/k/a Bamboo 

Springs, a/k/a Eco Futures, a/k/a Eco Futures Development, a/k/a Eco Future Belize, 

a/k/a Sittee River Wildlife Reserve, a/k/a Buy Belize, a/k/a Buy International, a/k/a 

Buy Belize, LLC, (also doing business as Sanctuary Bay, Sanctuary Belize, The 

Reserve, Kanantik, Laguna Palms, and Bamboo Springs), a/k/a Buy International, 

Inc., (also doing business as Sanctuary Bay, Sanctuary Belize, The Reserve, 

Kanantik, Lagunal Palms, and Bamboo Springs), Individually and as an officer or 

owner of Global Property Alliance, Inc; AMERIDEBT, INCORPORATED; 

DEBTWORKS, INCORPORATED; PAMELA PUKKE, a/k/a Pamela Shuster; 

ATLANTIC INTERNATIONAL BANK, LTD, a company organized under the 

laws of Belize; ECO-FUTURES BELIZE LIMITED, d/b/a Sanctuary Bay, d/b/a 

Sanctuary Belize, d/b/a The Reserve, a California Corporation; SOUTHERN 

BLAZE REALTY, LLC, a limited liability company organized under the laws of 

Belize,

 Defendants,

CROSS-FREDERICK ASSOCIATES, LLC; FOLEY & LARDNER LLP,

 Respondents,

UNITED STATES OF AMERICA,

 Creditor,

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JERRY BROWN; STEPHANIE BROWN; DELANEY CARLSON; THERESA 

EDELEN; BILL EWING; CHERYL EWING; CRAIG HIBBERT; TRISHA 

HIBBERT; LISA MULVANIA; RICHARD MULVANIA; CINDY REEVES; 

DAVID REEVES; PENNY SCRUTCHIN; THOM SCRUTCHIN; CLIFF SMITH; 

TERRI SMITH; PHILLIP WATFORD; ANGELA WATFORD; THE 

HAMPSHIRE GENERATIONAL FUND LLC; DAVID PORTMAN; HARVEY 

SCHULTZ; STEVEN M. SCHULTZ; JONATHAN B. SCHULTZ; JOHN A. 

SARACENO; STEPHANIE BROWN,

 Intervenors,

CHAPTER 11 TRUSTEE,

 Trustee,

ROBB EVANS & ASSOCIATES, LLC,

 Receiver.

Appeals from the United States District Court for the District of Maryland, at Baltimore. 

Peter J. Messitte, Senior District Judge. (1:18-cv-03309-PJM)

Submitted: February 11, 2020 Decided: February 24, 2020

Before GREGORY, Chief Judge, and WYNN and RUSHING, Circuit Judges.

Affirmed by unpublished per curiam opinion.

Andris Pukke, Peter Baker, Appellants Pro Se. Theodore Jack Metzler, FEDERAL 

TRADE COMMISSION, Washington, D.C., for Appellee.

Unpublished opinions are not binding precedent in this circuit.

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PER CURIAM:

The Federal Trade Commission (“FTC”) filed a complaint under § 13(b) of the

Federal Trade Commission Act (“FTCA”), 15 U.S.C. § 53(b) (2018), and the

Telemarketing and Consumer Fraud Abuse and Prevention Act (“TCFAPA”), 15 U.S.C.

§ 6101-6108 (2018), against Andris Pukke, Peter Baker, and a number of other Defendants, 

both individuals and entities, alleging a massive telemarketing scheme based on the sale of 

real estate development lots in Belize, in violation of § 5 of the FTCA, 15 U.S.C. § 45(a) 

(2018), and the Telemarketing Sales Rule, 16 C.F.R. § 310 (2019), which prohibit 

deceptive trade practices. The FTC alleged that Pukke and Baker directed, owned, or 

participated in the business entities perpetrating the alleged scheme as a common 

enterprise, which the FTC refer to collectively as the Sanctuary Belize Enterprise

(“Sanctuary Belize”). The district court granted a preliminary injunction halting Sanctuary 

Belize’s operation and freezing the Defendants’ assets to prevent their dissipation. Pukke 

and Baker appeal the preliminary injunction, and Pukke moves for an emergency stay of 

the trial that began on January 21, 2020.

“We review the decision to grant or deny a preliminary injunction for an abuse of 

discretion.” Mountain Valley Pipeline, LLC v. 6.56 Acres of Land, 915 F.3d 197, 213 (4th 

Cir.), cert. denied, 140 S. Ct. 300 (2019). “[A]buse of discretion is a deferential standard,” 

and we will not reverse “so long as the district court’s account of the evidence is plausible 

in light of the record viewed in its entirety.” Id. (internal quotation marks omitted). “A 

clear error in factual findings or a mistake of law is grounds for reversal.” Id. The purpose 

of a preliminary injunction is “to preserve the relative positions of the parties until a trial 

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on the merits can be held” and “to protect the status quo and to prevent irreparable harm 

during the pendency of a lawsuit ultimately to preserve the court’s ability to render a 

meaningful judgment on the merits.” United States v. South Carolina, 720 F.3d 518, 524 

(4th Cir. 2013). 

District courts can enter preliminary injunctions under § 13(b) “[u]pon a proper 

showing that, weighing the equities and considering the Commission’s likelihood of 

ultimate success, such action would be in the public interest.” 15 U.S.C. § 53(b)(2). We 

have reviewed the record and find no abuse of discretion. Accordingly, we affirm the 

district court’s order granting the preliminary injunction, deny Pukke’s motion for a stay 

of the district court proceedings, and deny as moot his motion to expedite. We have 

considered Pukke and Baker’s remaining arguments and find them meritless. We dispense 

with oral argument because the facts and legal contentions are adequately presented in the 

materials before this court and argument would not aid the decisional process.

AFFIRMED

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