Arena Ltd. SPV v Chalets LLC

2024 NY Slip Op 31952(U)

June 4, 2024

Supreme Court, New York County

Docket Number: Index No. 655311/2023

Judge: Suzanne J. Adams

Cases posted with a "30000" identifier, i.e., 2013 NY Slip

Op 30001(U), are republished from various New York

State and local government sources, including the New

York State Unified Court System's eCourts Service.

This opinion is uncorrected and not selected for official

publication.
[FILED: NEW YORK COUNTY CLERK 06/05/2024 03:33 P~ 

NYSCEF DOC. NO. 336 

· INDEX NO. 655311/20231 

RECEIVED NYSCEF: 06/05/2024 

PRESENT: 

SUPREME COURT OF THE STATE OF NEW YORK 

NEW YORK COUNTY 

HON.SUZANNEJ.ADAMS PART 

Justice 

39M 

---------------------------------------------------X INDEX NO. 

MOTION DATE 

655311 /2023 

ARENA LIMITED SPV, LLC,SPARKS CHALETS FUNDING, 

LLC, 

Plaintiff, 

- V -

THE CHALETS LLC,FACTORY HOUSING GROUP, 

LLC,INTERNATIONAL HOUSING CONCEPTS, 

INC.,TIMOTHY A WILKENS, THE WILKENS 2019 

IRREVOCABLE TRUST 

Defendant. 

----------------------------X 

N/A 

MOTION SEQ. NO. ___ 0_0_1 __ 

DECISION + ORDER ON 

MOTION 

The following e-filed documents, listed by NYSCEF document number (Motion 001) 176, 177, 178, 179, 

180,181,182,183,184,185,186,187,188,189,190,191,192,193, 194, 195,196,197,198,199,200, 

201,202,203,204,205,206,207,208,209,210,211,212,213,214,215,216,217,218,219,226,227, 

228,229,230,231,232,233,234,235,242,243,244,245,246,247,248,249,250,251,264 

were read on this motion to/for INJUNCTION/RESTRAINING ORDER 

Upon the foregoing documents, and oral argument before the court on November 29, 2023, 

it is ordered that plaintiffs' motion is granted. In October 2021 and June 2022, plaintiffs, as lender 

and junior lender, agreed to loan monies toward the development of a residential real estate project 

in Nevada, and advanced approximately $2.3 million sums to be used for the construction of 

manufactured houses which, inter alia, were to serve as collateral for plaintiffs' loans. Defendant 

The Chalets LLC (the "Borrower") is alleged to own the real property that is the site of the project. 

Defendant The Wilkens 2019 Irrevocable Trust (the "Trust") owns the Borrower, together with 

several non-parties. Defendant Timothy A. Wilkens ("Wilkens") is a trustee of the Trust and is 

alleged to manage and control the Borrower as well as defendants Factory Housing Group, LLC 

(the "Dealer") and International Housing Concepts, Inc. (the "Manufacturer"). Plaintiff 

655311/2023 ARENA LIMITED SPV, LLC ET AL vs. THE CHALETS LLC ET AL 

Motion No. 001 

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commenced this action in October 2023 asserting causes of action for, inter alia, fraud and breach 

of contract, and alleging in sum that Wilkens induced plaintiffs to make loans to the Borrower by 

means of various lies and misrepresentations, and that even if the loans are not void, the Borrower 

has breached certain of the loan documents. In November 2023, plaintiffs brought the instant 

motion by order to show cause for a preliminary injunction enjoining Borrower and anyone acting 

on Borrower's behalf from using, distributing, etc., plaintiffs collateral, including any building 

materials and the like held by the Manufacturer, and ordering that plaintiffs collateral be made 

available for plaintiffs to move to a secure location and the cash or cash equivalents of the collateral 

be transferred to a bank account directed by plaintiffs. Defendants Borrower and Wilkens oppose 

the motion. The order of this court dated November 9, 2023, granted a TRO ordering said relief, 

which has remained in effect pending a determination of the instant motion. 

Entitlement to a preliminary injunction under CPLR § 6301 is established by a showing of: 

"(l) a likelihood of ultimate success on the merits; (2) the prospect of irreparable injury if the 

provisional relief is withheld; and (3) a balance of equities tipping in the moving party's favor." 

Doe v. Axelrod, 73 N. Y.2d 748, 750 ( 1988). The purpose of a preliminary injunction is to maintain 

the status quo pending a trial. See Terrell v. Terrell, 279 A.D.2d 301,304 (1 st Dep't 2001); Sau 

Thi Ma v. Xuan T. Lien, 198 A.D.2d 186, 187 (1 st Dep't 1993). 

The record before this court contains ample evidence that justifies the issuance of a 

preliminary injunction. First, plaintiffs are likely to succeed on the merits of their claims. In short, 

they have proffered documentation that, at the very least, they advanced approximately $2.3 

million to the Borrower; that they relied on documentation that purported to show that the $2.3 

million, considered a down payment, was paid to the Dealer, who credited the monies to the 

Manufacturer for the purpose of manufacturing homes for the development and which was to also 

655311/2023 ARENA LIMITED SPV, LLC ET AL vs. THE CHALETS LLC ET AL 

Motion No. 001 

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RECEIVED NYSCEF: 06/05/2024 

constitute a form of collateral on plaintiffs' loans; and that the purported forwarding of monies 

and/or credit to the Manufacturer was contradicted by further communication from the 

Manufacturer that it received only $66,000. The balance of the monies appears to be unaccounted 

for. Defendants in opposing the motion fail to persuasively refute these contentions and do not 

document the whereabouts of the balance of the disputed funds other than by a screen shot attached 

to defendants' counsel's opposing affirmation, written in Spanish, that is intended to show that the 

monies are in an account controlled by the Dealer at a bank in Panama. Second, the prospect of 

irreparable injury to plaintiffs is apparent from the fact that the monies at issue were to be used to 

purchase materials, etc., to construct manufactured houses, which were to serve as collateral and I, 

security for plaintiffs under the loan agreements. As such, a finding of irreparable harm is 

warranted. Genger v. Genger, 2010 NY Slip Op. 33929 (Sup. Ct. N.Y. County July 2, 2010). 

Finally, the balance of the equities lies with plaintiffs; defendants have not stated the nature of any 

harm they would suffer if an injunction was put in place. 

Accordingly, it is hereby 

ORDERED that plaintiffs motion is granted; and it is further 

ORDERED that defendants The Chalets LLC ("Borrower)", Factory Housing Group, LLC 

("Dealer"), and Timothy A. Wilkens ("Guarantor", and collectively the "Borrower Defendants") 

are enjoined from using, distributing, dissipating, removing, transferring, pledging, or otherwise 

disposing of any of Plaintiffs' collateral, including any materials, components, and parts of 

manufactured homes being held by International Housing Concepts, Inc. ("Manufacturer") for the 

benefit of plaintiffs and all remaining amounts of the down payment of $2,333,396.00 transferred 

or represented to have been transferred by Borrower to Dealer to Manufacturer in accordance with 

the Amended and Restated Construction Loan Agreement dated June 30, 2022 (the "Loan 

655311/2023 ARENA LIMITED SPV, LLC ET AL vs. THE CHALETS LLC ET AL 

Motion No. 001 

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Agreement") and related assignments of interests for the benefit of Plaintiffs (collectively, 

"Plaintiffs' Collateral"); and it is further 

ORDERED that anyone acting or purporting to act on behalf of Borrower Defendants or 

anyone who has notice of this Order are enjoined from using, distributing, dissipating, removing, 

transferring, pledging, or otherwise disposing of any of Plaintiffs' Collateral; and it is further 

ORDERED that all of Plaintiffs' Collateral shall be made available for plaintiffs to move 

to a secure location and, to the extent that any portion of Plaintiffs' Collateral remains in cash or 

cash equivalents, such funds are to be transferred to a bank account directed by plaintiffs; and it is 

further 

ORDERED that the undertaking is fixed in the sum of $5,000.00 conditioned that plaintiffs, 

if it is finally determined that they were not entitled to an injunction, will pay to the defendants all 

damages and costs which may be sustained by reason of this injunction. 

This constitutes the decision and order of the court. 

6/4/2024 

DATE SUZANNE J. ADAMS, J.S.C. 

CHECK ONE: 

APPLICATION: 

CHECK IF APPROPRIATE: 

CASE DISPOSED 

GRANTED □ DENIED 

SETTLE ORDER 

INCLUDES TRANSFER/REASSIGN 8 NON-FINAL DISPOSITION 

GRANTED IN PART 

SUBMIT ORDER 

FIDUCIARY APPOINTMENT 

655311/2023 ARENA LIMITED SPV, LLC ET AL vs. THE CHALETS LLC ET AL 

Motion No. 001 

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□ OTHER 

□ REFERENCE 

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