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IN THE UNITED STATES DISTRICT COURT 

FOR THE DISTRICT OF MARYLAND 

SOUTHERN DIVISION 

In re SANCTUARY BELIZE LITIGATION No: 18-cv-3309-PJM 

STIPULATED ORDER FOR FINAL JUDGMENT AGAINST RELIEF DEFENDANTS 

ANGELA CHITTENDEN AND BEACH BUNNY HOLDINGS LLC 

Plaintiff the Federal Trade Commission ("Commission" or "FTC"), filed its Complaint 

for Permanent Injunction and Other Equitable Relief ("Complaint"), pursuant to Section 13(b) of 

the Federal Trade Commission Act ("FTC Act"), 15 U.S.C. § 53(b), and the Telemarketing and 

Consumer Fraud and Abuse Prevention Act ("Telemarketing Act"), 15 U.S.C. §§ 6101-6108. 

On January 11, 2018, the Court granted the FTC's motion to amend, substituting the Amended 

Complaint for Permanent Injunction and Other Equitable Relief ("Amended Complaint") for the 

Complaint. Relief Defendants Angel Chittenden and Beach Bunny Holdings LLC were served 

with the Complaint and summons, and then subsequently served with the Amended Complaint. 

The Commission and Relief Defendants Angela Chittenden and Beach Bunny Holdings LLC 

stipulate to the entry of this Stipulated Order for Final Judgment Against Relief Defendants 

Angela Chittenden and Beach Bunny Holdings LLC ("Order") to resolve all matters in dispute 

between them in this action and the related FTC v. AmeriDebt Inc., No. 03-cv-3317 (D. Md.) 

("AmeriDebt"). 

IT IS THEREFORE ORDERED: 

FINDINGS 

1. This Court has jurisdiction over this matter. 

2. The Amended Complaint charges that Relief Defendants Angela Chittenden and 

Beach Bunny Holdings LLC received funds and other Assets obtained from consumers as a 
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result of the Individual and Corporate Defendants' deceptive acts or practices in violation of 

Section 5 of the FTC Act, 15 U.S.C. § 45, as well as violations of the Telemarketing Sales Rule, 

16 C.F .R. Part 310, in connection with the sale of lots in a development in Belize known 

variously as Sanctuary Bay, Sanctuary Belize, and The Reserve (for ease, "Sanctuary Belize"). 

3. Relief Defendants Angela Chittenden and Beach Bunny Holdings LLC neither 

admit nor deny any of the allegations in the Amended Complaint, except as specifically stated in 

this Order. Only for purposes of this action, Relief Defendants Angela Chittenden and Beach 

Bunny Holdings LLC admit the facts necessary to establish jurisdiction. 

4. Relief Defendants Angela Chittenden and Beach Bunny Holdings LLC waive any 

claims they may have under the Equal Access to Justice Act, 28 U.S.C. § 2412, concerning the 

prosecution of this action through the date of this Order, and agree to bear their own costs and 

attorney fees. 

5. Relief Defendants Angela Chittenden and Beach Bunny Holdings LLC waive all 

rights to appeal or otherwise challenge or contest the validity of this Order. 

6. Relief Defendant Angela Chittenden has previously transferred one hundred fifty 

thousand dollars ($150,000) to the Receiver in this case, Robb Evans & Associates LLC. 

7. Relief Defendant Beach Bunny Holdings LLC has also previously transferred one 

hundred fifteen thousand dollars ($ 1 15,000) to the Receiver in this case, Robb Evans & 

Associates LLC. 

DEFINITIONS 

A. "Asset" means any legal or equitable interest in, right to, or claim to, any 

property, wherever located and by whomever held, whether tangible, intangible, digital, or 

otherwise, including, but not limited to, digital currencies, virtual currencies, digital tokens, and 

cryptocurrencies. 

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B. "Corporate Defendant(s)" means Global Property Alliance, Inc., Sittee River 

Wildlife Reserve, Buy Belize, LLC, Buy International, Inc., Foundation Development 

Management, Inc., Eco-Futures Development, Eco-Futures Belize Limited, Power Haus 

Marketing, Sanctuary Belize Property Owners' Association, Prodigy Management Group LLC, 

Foundation Partners, BG Marketing, LLC, Ecological Fox, LLC, Belize Real Estate Affiliates 

LLC, Exotic Investor LLC, Southern Belize Realty LLC, Newport Land Group LLC, and 

Atlantic International Bank Ltd. and each of their subsidiaries, affiliates, successors, and assigns. 

C. "Defendant(s)" means the Corporate Defendants, Individual Defendants, and 

Relief Defendants, individually, collectively, or in any combination. 

D. "Individual Defendant(s)" means Andris Pukke, Peter Baker, Luke Chadwick, 

John Usher, Rod Kazazi, Brandi Greenfield, Frank Costanzo, and Michael Santos, individually, 

collectively, or in any combination. 

E. "Receiver" means the Receiver appointed in Section II of this Order and any 

deputy receivers who shall be named by the Receiver. 

F. "Receivership Asset" means any and all Assets ordered to be turned over to the 

Receiver pursuant to this Order. 

G. "Receivership Entities" means the Corporate Defendants (except Atlantic 

International Bank, Ltd.), 2729 Bristol LLC, and 3905 Marcus LLC, as well as any other entity 

that: (1) is located at, registered to, or operated from 3333 Michelson Drive, Suite 500, Irvine, 

California, and assists, facilitates, or otherwise conducts business related to the sale of real estate 

in Belize; (2) assists, facilitates, or otherwise conducts business related to the acts identified in 

the Findings of Fact in this Order, and is owned or controlled by any Defendant; or (3) Assets 

that are otherwise in the Receivership and that are corporations or other legal entities. 

H. "Relief Defendant(s)" means Angela Chittenden, Beach Bunny Holdings LLC, 

the Estate of John Pukke, John Vipulis, and Deborah Connelly. 

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I. "Settling Relief Defendant(s)" means Angela Chittenden and Beach Bunny 

Holdings LLC, individually, collectively, or in any combination, and any subsidiaries, affiliates, 

successors, and assigns. 

J. "Telemarketing" means any plan, program, or campaign which is conducted to 

induce the purchase of goods or services by use of one or more telephones, and which involves a 

telephone call, whether or not covered by the Telemarketing Sales Rule. 

ORDER 

I. MONET ARY PROVISIONS 

IT IS ORDERED that: 

A. Settling Relief Defendants shall relinquish any rights to the funds they have 

already transferred to the Receiver. This includes: (1) the one hundred fifty thousand dollars 

($150,000) that Settling Relief Defendant Angela Chittenden has previously transferred to the 

Receiver and (2) the one hundred fifteen thousand dollars ($115,000) that Settling Relief 

Defendant Beach Bunny Holdings LLC has previously transferred to the Receiver. 

B. Settling Relief Defendants and the AAC Family HYCET Trust shall, if they have 

not already, within fourteen ( 14) days of entry of this Order tum over or otherwise relinquish to 

the Receiver any and all rights they may have in, including investments in or related to, or rights 

to payment from: 

a. The real estate located at 104 Kings Place, Newport Beach, CA 92663. 

b. The real estate located at 1833 Port Barmouth Place, Newport Beach, CA 

92660. This real estate has been previously sold by the Receiver, with 

the Court's approval. See, e.g., DE 464 (order approving sale). Nothing 

in this Order modifies or affects those prior orders. Rather, this Order 

clarifies that neither the Settling Relief Defendants nor the AAC Family 

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HYCET Trust have any continuing rights or claims, of any sort, to or 

against this real estate. 

c. Any Individual Defendant. 

d. Any Receivership Entity. 

e. Pandora Marketing, including d/b/a Timeshare Compliance. 

f. Chivalry Inc. 

g. Outsource.com. 

h. Attorney .com. 

i. Remote.com. 

j. Attorney .com. 

C. In addition to the forgoing transfers and relinquishments, the Settling Relief 

Defendants shall tum over to either the Receiver or the FTC (the recipient to be chosen by the 

FTC) any Asset derived from the Individual Defendants', Corporate Defendants', or 

Receivership Entities' conduct in any way related to the sale of real estate prior to November 7, 

2018. Additionally, if the Settling Relief Defendants come into possession, custody, or control 

of Asset(s) in the name of, or otherwise derived from the conduct of, any other Defendant in this 

litigation who has, now or in the future, a monetary judgement or order to tum over Asset(s) to 

the Receiver or the FTC, they shall tum over such Asset(s) to the Receiver or the FTC. The 

Settling Relief Defendants shall tum over such Assets pursuant to this paragraph immediately 

upon identifying such Assets. If the Receiver or FTC identify such Assets and provide a written 

request for those Assets to be turned over either to the Receiver or the FTC, the Settling Relief 

Defendants shall tum over such Assets within fourteen (14) days of the written request from 

either the Receiver or the FTC. Nothing in this paragraph prevents the Settling Relief 

Defendants from seeking clarification from the Court after receiving such notice or objecting to 

the transfer of such additional Assets. However, if the Settling Relief Defendants desire such 

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clarification or object to such a transfer, they must file a motion with the Court seeking 

clarification of or objecting to the transfer of the Asset(s) within fourteen (14) days of the written 

notice from the Receiver or FTC. 

D. Settling Relief Defendants and AAC Family HYCET Trust relinquish dominion 

and all legal and equitable right, title, and interest in all Assets paid, transferred, assigned, or 

relinquished pursuant to this Order and may not seek the return of any Assets. 

E. The Settling Relief Defendants and AAC Family HYCET Trust shall cooperate 

with the Receiver and the FTC to complete such transfers of Assets. The Settling Relief 

Defendants and AAC Family HYCET Trust shall take such additional steps to cooperate with the 

Receiver or FTC within fourteen ( 14) days of a written request for such cooperation made by a 

representative of either the Receiver or the FTC. 

F. For purposes of the foregoing paragraphs, and otherwise in this Order, the AAC 

Family HYCET Trust is joining in the stipulation of this Order notwithstanding that it is not a 

formal party to this litigation. The AAC Family HYCET Trust is stipulating to this Order 

through the authorized signatures of its trustee and counsel. The AAC Family HYCET Trust, 

through its stipulation and signatures, represents to the parties, the Receiver, and to the Court 

that it has the authority to enter into this stipulation and that the trustees signing this Order have 

the authority to sign this order and so bind the AAC Family HYCET Trust. 

G. The facts alleged in the Amended Complaint will be taken as true, without further 

proof, in any subsequent civil litigation by or on behalf of the Commission, including in a 

proceeding to enforce its rights to any payment or transfer of Assets pursuant to this Order, such 

as a nondischargeability complaint in any bankruptcy case. 

H. The facts alleged in the Complaint establish all elements necessary to sustain an 

action by the Commission pursuant to Section 523(a)(2)(A) of the Bankruptcy Code, 11 U.S.C. § 

523(a)(2)(A), and this Order will have collateral estoppel effect for such purposes. 

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I. Settling Relief Defendants acknowledge that their Taxpayer Identification 

Numbers (Social Security Numbers or Employer Identification Numbers), which Settling Relief 

Defendants previously submitted to the Commission, may be used for collecting and reporting 

on any delinquent amounts arising out of this Order, in accordance with 31 U.S.C. §7701. 

J. All money paid to the Commission pursuant to this Order may be deposited into a 

fund administered by the Commission or its designee to be used for equitable relief, including 

consumer redress and any attendant expenses for the administration of any redress fund. If a 

representative of the Commission decides that direct redress to consumers is wholly or partially 

impracticable or money remains after redress is completed, the Commission may apply any 

remaining money for such other equitable relief (including consumer information remedies) as it 

determines to be reasonably related to Defendants' practices alleged in the Complaint. Any 

money not used for such equitable relief is to be deposited to the U.S. Treasury as disgorgement. 

Defendants have no right to challenge any actions the Commission or its representatives may 

take pursuant to this Subsection. 

II. RECEIVER 

IT IS FURTHER ORDERED that Robb Evans & Associates LLC is appointed as 

Receiver for all Assets ordered to be turned over to the Receiver pursuant to this Order. It shall 

have full powers of an equity receiver. The Receiver shall be solely the agent of this Court in 

acting as Receiver under this Order. 

III. DUTIES AND AUTHORITY OF RECEIVER 

IT IS FURTHER ORDERED that the Receiver is directed and authorized to accomplish 

the following: 

A. 

B. 

Take exclusive control, custody, and possession of all Receivership Assets. 

Conserve, hold, manage, and prevent the loss of all Receivership Assets, and 

perform all acts necessary or advisable to preserve the value of those Assets. The Receiver shall 

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assume control over the income and profits therefrom and all sums of money now or hereafter 

due or owing to the Settling Relief Defendants as a result of the Receivership Assets. The 

Receiver shall have full power to sue for, collect, and receive, all Receivership Assets. 

Provided, however, that the Receiver shall not attempt to collect any amount from a consumer if 

the Receiver believes the consumer's debt has resulted from deceptive acts or practices or other 

violations oflaw, without prior Court approval; 

C. Liquidate, through fair market sales or similar transactions, all Receivership 

Assets, following a motion and order from the Court approving the sale or liquidation. The 

Receiver shall take steps to ensure that the full fair market value of any Asset is obtained by the 

receivership estate in any sale or liquidation. 

D. The Receiver shall make periodic disbursements to the Commission of any 

liquidated Assets and, upon the liquidation of all Receivership Assets, disburse all proceeds to 

the Commission, less its Court-approved fees and expenses. 

E. Choose, engage, and employ attorneys, accountants, appraisers, and other 

independent contractors and technical specialists, as the Receiver deems advisable or necessary 

in the performance of duties and responsibilities under the authority granted by this Order; 

F. Make payments and disbursements from the receivership estate that are necessary 

or advisable for carrying out the directions of, or exercising the authority granted by, this Order, 

and to incur, or authorize the making of, such agreements as may be necessary and advisable in 

discharging his or her duties as Receiver. The Receiver shall apply to the Court for prior 

approval of any payment of any debt or obligation incurred, except payments that the Receiver 

deems necessary or advisable to secure Receivership Assets, such as rental payments; 

G. Enter into and cancel contracts and purchase insurance as advisable or necessary; 

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H. Prevent the inequitable distribution of Assets and determine, adjust, and protect 

the interests of consumers who have transacted business with Settling Relief Defendants and the 

Receivership Entities; 

I. Make an accounting, as soon as practicable, of the Receivership Assets and 

financial condition of the receivership and file the accounting with the Court and deliver copies 

thereof to an parties; 

J. Institute, compromise, adjust, appear in, intervene in, defend, dispose of, or 

otherwise. become party to any legal action in state, federal, or foreign courts, or arbitration 

proceedings as the Receiver deems necessary and advisable to preserve or recover the 

Receivership Assets, or to carry out the Receiver's mandate under this Order, including but not 

limited to, actions chanenging fraudulent or voidable transfers; 

K. Demand from any person or entity documents and records pertaining to the 

Receivership Assets within three (3) days after delivery of the Order by mail, courier, email, or 

other method by which the recipient receives a copy of this Order, in addition to obtaining 

discovery pursuant to the Federal Rules of Civil Procedure, including subpoenas seeking 

documents and/or testimony under Rule 45; 

L. Open one or more bank accounts at designated depositories for funds of the 

receivership estate. The Receiver shan deposit an funds of the receivership estate in such 

designated accounts and shan make an payments and disbursements from the receivership estate 

from such accounts. The Receiver shan serve copies of monthly account statements on all 

parties; 

M. Maintain accurate records of all receipts and expenditures incurred as Receiver; 

N. Cooperate with reasonable requests for information or assistance from any state or 

federal civil or criminal law enforcement agency; 

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O. Suspend business operations of any entity that is a Receivership Asset if in the 

judgment of the Receiver such operations cannot be continued legally and profitably; and 

P. If in the Receiver's judgment the business operations of any Receivership Asset 

cannot be continued legally and profitably, take all steps necessary to ensure that any of the web 

pages or websites relating to the activities of the Receivership Asset cannot be accessed by the 

public, or are modified for consumer education and/or informational purposes, and take all steps 

necessary to ensure that any telephone numbers associated with the Receivership Asset cannot 

be accessed by the public, or are answered solely to provide consumer education or information 

regarding the status of operations. 

IV. STAY OF ACTIONS 

IT IS FURTHER ORDERED that, except by leave of this Court, during the pendency of 

the receivership ordered herein, Defendants and Relief Defendants and their officers, agents, 

employees, attorneys, and all other persons in active concert or participation with any of them, 

who receive actual notice of this Order, and their corporations, subsidiaries, divisions, or 

affiliates, and all investors, creditors, stockholders, lessors, customers and other persons seeking 

to establish or enforce any claim, right, or interest against or on behalf of Defendants, and all 

others acting for or on behalf of such persons, are hereby enjoined from taking any action that 

would interfere with the exclusive jurisdiction of this Court over the Assets within the 

receivership, including, but not limited to: 

A. Filing or assisting in the filing of a petition for relief under the Bankruptcy Code, 

11 U .S.C. § 101 et seq., or of any similar insolvency proceeding on behalf of any entity that is a 

Receivership Asset; 

B. Commencing, prosecuting, or continuing a judicial, administrative, or other action 

or proceeding against any of the Receivership Assets or otherwise seeking an interest in any of 

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the Receivership Assets, including the issuance or employment of process, except that such 

actions may be commenced if necessary to toll any applicable statute of limitations; 

C. Filing or enforcing any lien on any Receivership Asset, taking or attempting to 

take possession, custody, or control of any Receivership Asset; or attempting to foreclose, 

forfeit, alter, or terminate any interest in any Receivership Asset, whether such acts are part of a 

judicial proceeding, are acts of self-help, or otherwise. 

Provided, however, that this Order does not stay: (1) the commencement or 

continuation of a criminal action or proceeding; (2) the commencement or continuation of an 

action or proceeding by a governmental unit to enforce such governmental unit's police or 

regulatory power; or (3) the enforcement of a judgment, other than a money judgment, obtained 

in an action or proceeding by a governmental unit to enforce such governmental unit's police or 

regulatory power. 

V. COMPENSATION OF RECEIVER 

IT IS FURTHER ORDERED that the Receiver and all personnel hired by the Receiver as 

herein authorized, including counsel to the Receiver and accountants, are entitled to reasonable 

compensation for the performance of duties pursuant to this Order and for the cost of actual 

out-of-pocket expenses incurred by them, from the Assets now held by, in the possession or 

control of, or which may be received by, the receivership estate. The Receiver shall file with 

the Court and serve on the parties periodic requests for the payment of such reasonable 

compensation, with the first such request filed no more than sixty (60) days after the date of 

entry of this Order. The Receiver shall not increase the hourly rates used as the bases for such 

fee applications without prior approval of the Court. 

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VI. RECEIVERSHIP TERMINATION 

IT IS FURTHER ORDERED that the Receiver must complete all duties within 270 days 

after entry of this Order, but any party or the Receiver may request that the Court extend that 

Receiver's term for good cause. 

VII. COOPERATION 

IT IS FURTHER ORDERED that Settling Relief Defendants must fully cooperate with 

representatives of the Commission in this case and in any investigation related to or associated 

with the transactions or the occurrences that are the subject of the Complaint. Settling Relief 

Defendants must provide truthful and complete information, evidence, and testimony. Settling 

Relief Defendants must appear for interviews, discovery, hearings, trials, and any other 

proceedings that a Commission representative may reasonably request upon 5 days written 

notice, or other reasonable notice, at such places and times as a Commission representative may 

designate, without the service of a subpoena. 

VIII. ORDER ACKNOWLEDGMENT 

IT IS FURTHER ORDERED that each Settling Relief Defendant, within seven (7) days 

of entry of this Order, must submit to the Commission an acknowledgment of receipt of this 

Order sworn under penalty of perjury. 

IX. COMPLIANCE MONITORING 

IT IS FURTHER ORDERED that, for the purpose of monitoring each Settling Relief 

Defendant's compliance with this Order, including any failure to transfer any Assets as required 

by this Order or otherwise to collect on the judgment entered in this Order: 

A. Within 14 days of receipt of a written request from a representative of the 

Commission each Settling Relief Defendant must: submit compliance reports or other requested 

information, which must be sworn under penalty of perjury; appear for depositions; and produce 

documents for inspection and copying. The Commission is also authorized to obtain discovery, 

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without further leave of court, using any of the procedures prescribed by Federal Rules of Civil 

Procedure 29, 30 (including telephonic depositions), 31, 33, 34, 36, 45, and 69. 

B. For matters concerning this Order, the Commission is authorized to communicate 

directly with each Settling Relief Defendant. Each Settling Relief Defendant must permit 

representatives of the Commission to interview any employee or other person affiliated with any 

entity either Settling Relief Defendant owns or controls, directly or indirectly, who has agreed to 

such an interview. The person interviewed may have counsel present. 

C. The Commission may use all other lawful means, including posing, through its 

representatives as consumers, suppliers, or other individuals or entities, to communicate with 

Settling Relief Defendants or any individual or entity affiliated with Settling Relief Defendants, 

without the necessity of identification or prior notice. Nothing in this Order limits the 

Commission's lawful use of compulsory process, pursuant to Sections 9 and 20 of the FTC Act, 

15 U.S.C. §§ 49, 57b-l. 

D. Upon written request from a representative of the Commission, any consumer 

reporting agency must furnish consumer reports concerning Settling Relief Defendant Angela 

Chittenden pursuant to Section 604(1) of the Fair Credit Reporting Act, 15 U.S.C. § 1681b(a)(l) 

X. RETENTION OF JURISDICTION 

IT IS FURTHER ORDERED that this Court retains jurisdiction of this matter for 

purposes of construction, modification, and enforcement of this Order. 

SO ORDERED, this f '~ of A rJ , 2020. 

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Case 1:18-cv-03309-PJM Document 819 Filed 01/14/20 Page 15 of 15

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FOR THE AAC FAMILY HYCET TRUST: 

// / .// 

President 

~~ of Alliance Trust Company 

12/7-o/201q 

Date ·1 

Authorized Trustee for The AAC Family HYCET Trust 

_}.~ 

Josliua M. Robbins, pro hac vice 

Greenberg Gross LLP 

650 Town Center Drive, Suite 1700 

Costa Mesa, CA 92626 

Counsel/or The AAC Family HYCET Trust 

12/19/2019 

Date 

15