IN THE UNITED STATES BANKRUPTCY COURT FOR THE …€¦ · Encino, California 91436 Telephone: (314)...

_____________________________________________ Augustus C. Epps, Jr., Esquire (VSB No. 13254) Michael D. Mueller, Esquire (VSB No. 38216) Jennifer M. McLemore, Esquire (VSB No. 47164) Bennett T. W. Eastham, Esquire (VSB No. 93484) WILLIAMS MULLEN 200 South 10th Street, Suite 1600 Richmond, Virginia 23219 Telephone: (804) 420-6000 Facsimile: (804) 420-6507 Email: [email protected]

[email protected] [email protected] [email protected]

-and-

_____________________________________________ Allan D. Sarver, Esquire Law Offices of Allan D. Sarver 16000 Ventura Boulevard, Suite 1000 Encino, California 91436 Telephone: (314) 651-1601 Email: [email protected] Counsel to Douglas L. Brown and Jean K. Brown, Trustees of the Douglas L. Brown and Jean K. Brown Revocable Living Trust, and Leslie Elaine Brown Shiffman, Trustee of The Leslie Brown Shiffman Revocable Trust

IN THE UNITED STATES BANKRUPTCY COURT FOR THE EASTERN DISTRICT OF VIRGINIA

RICHMOND DIVISION

) In re: ) Chapter 11 ) CHINOS HOLDINGS, INC., et al.,1 ) Case No. 20-32181 (KLP) ) Debtors, ) (Jointly Administered) )

CONDITIONAL OBJECTION AND RESERVATION OF RIGHTS OF DOUGLAS L. BROWN AND JEAN K. BROWN, TRUSTEES OF THE

DOUGLAS L. BROWN AND JEAN K. BROWN REVOCABLE LIVING TRUST, AND LESLIE ELAINE BROWN SHIFFMAN, TRUSTEE OF THE LESLIE

BROWN SHIFFMAN REVOCABLE TRUST TO THE DEBTORS’ NOTICE OF ASSUMPTION OR ASSIGNMENT AND CURE COSTS

RELATING TO EXECUTORY CONTRACTS AND UNEXPIRED LEASES

COMES NOW, Douglas L. Brown and Jean K. Brown, Trustees of the Douglas L. Brown

and Jean K. Brown Revocable Living Trust, and Leslie Elaine Brown Shiffman, Trustee of the

1 The Debtors in these chapter 11 cases, along with the last four digits of each Debtor’s federal tax identification number, as applicable, are Chinos Holdings, Inc. (3834); Chinos Intermediate Holdings A, Inc. (3301); Chinos Intermediate, Inc. (3871); Chinos Intermediate Holdings B, Inc. (3244); J. Crew Group, Inc. (4486); J. Crew Operating Corp. (0930); Grace Holmes, Inc. (1409); H.F.D. No. 55, Inc. (9438); J. Crew Inc. (6360); J. Crew International, Inc. (2712); J. Crew Virginia, Inc. (5626); Madewell Inc. (8609); J. Crew Brand Holdings, LLC (7625); J. Crew Brand Intermediate, LLC (3860); J. Crew Brand, LLC (1647); J. Crew Brand Corp. (1616); J. Crew Domestic Brand, LLC (8962); and J. Crew International Brand, LLC (7471). The Debtors’ corporate headquarters and service address is 225 Liberty St., New York, NY 10281.

Case 20-32181-KLP Doc 718 Filed 08/11/20 Entered 08/11/20 15:15:14 Desc MainDocument Page 1 of 18

mailto:[email protected]




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Leslie Brown Shiffman Revocable Trust (collectively, the “Landlord”), by and through the

undersigned counsel, and objects (the “Objection”) to the proposed cure amounts as set forth in

the Debtors’ (as above-captioned) to the Debtors’ Notice of Assumption and Assignment and Cure

Costs Relating to Executory Contracts and Unexpired Leases (the “Cure Notice”) [Docket No.

667] with respect to the property described below, and in support thereof, the Landlord respectfully

represents and states as follows:

A. STATEMENT OF FACTS 1. Chinois Holdings, LLC filed for relief in the United States Bankruptcy Court for

the Eastern District of Virginia, Richmond Division (the “Bankruptcy Court”), Case No. 20-32181

(KLP) (the “Chapter 11 Cases”). The Chapter 11 Cases were filed on May 4, 2020 (the “Petition

Date”).

2. One of the Debtors included in the Chapter 11 Cases is Madewell, Inc. (the

“Debtor”) [Case No. 20-32191], which, prior to the Petition Date, entered into a lease agreement

with the Landlord dated January 31, 2018, for the real property commonly known as 12202

Ventura Boulevard, Studio City, CA (the “Premises”).

3. Landlord timely filed their proof of claim on July 13, 2020.

4. On June 26, 2020, the Bankruptcy Court entered an Order (I) Approving the

Disclosure Statement and the Form and Manner of the Notice of the Disclosure Statement Hearing,

(II) Establishing Solicitation and Voting Procedures, (III) Scheduling Confirmation Hearing, (IV)

Establishing Notice and Objection Procedures for Confirmation of the Debtors’ Plan, and (V)

Granting Related Relief [Docket No. 559] (the “Disclosure Statement Order”), which approved a

proposed form of Notice of Assumption or Assignment and Cure Costs Relating to Executory

Contracts and Unexpired Leases of the Debtors. See Disclosure Statement Order, pp. 94–98


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5. While a tentative agreement (the “Agreement”) for lease assumption versus

assumption and assignment had been reached with the Debtor, to date, same has not countersigned

by the Debtor and returned. The proposed Agreement, a true and correct copy of which is Exhibit

“A” is attached hereto as executed by the Landlord.

6. On July 31, 2020, the Debtor filed the Cure Notice. Exhibit A of the Cure Notice

contains a statement that lists certain executory contracts and unexpired leases, identifies contract

counterparties, and provides proposed cure costs that must be paid before each executory contract

or unexpired lease may be assumed and assigned. The Lease was NOT listed in the Cure Notice

but has a cure cost of $17,664.64.

B. CONDITIONAL OBJECTION AND RESERVATION OF RIGHTS

7. Landlord has executed Exhibit “A” in furtherance of an Agreement pursuant to

which the subject Lease for the Premises will be assumed as of the Effective Date of the Plan.

However, the failure by Debtor to countersign said Agreement necessitates within Conditional

Opposition and Reservation of Rights.

8. Debtor is current postpetition (through August, 2020), however, by this Conditional

Opposition and Reservation of Rights, Landlord reserves its right to assert any and all claims for

unpaid rent, pre and postpetition as a condition to assumption (absent agreement to the contrary)

and further, reserves all objections to any attempt by Debtor to seek assumption and assignment

of said Lease absent Debtor’s compliance with 11 U.S.C. § 365(b)(1)(A)-(b)(1)(C) as well as all

other rights and remedies, should Debtor seek to reject the underlying Lease, inconsistent with

the terms of Exhibit “A” hereto.

9. Absent Debtor’s execution of the Agreement, then prior to any assumption or

assignment of unexpired leases in these bankruptcy cases, the Debtors are required by section


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365(b)(1) of the Bankruptcy Code to provide adequate assurance (a) that the Debtors will promptly

cure all defaults under the unexpired lease to be assumed.

10. Nothing contained herein should be construed as an agreement to approve any

assumption and assignment to a third party without compliance with Section 365 of the Code.

11. As of the date of this filing, the Debtors owe $17,664.64 in prepetition unpaid base

rent and property taxes under the Lease. Thus, before Debtors may seek to assume and potentially

assign said lease, if applicable, they must provide adequate assurance that they will pay this

amount (absent contrary agreement) and demonstrate that any proposed assignee will be able to

perform under the Lease in the future. Furthermore, the amount needed to effectuate a cure of the

Lease shall automatically be deemed increased to include the amount of any check or other

payment received to date that is hereafter dishonored, returned for insufficient funds or is requested

by any person or entity at any time to be returned or disgorged for any reason.

12. In addition, the Debtors remain responsible for all accrued or accruing charges

under the Lease and must pay such charges when they come due under the Lease. The Debtors

must assume the Lease subject to its terms, and must assume all obligations owing under the Lease,

including obligations that have accrued but may not yet have been billed under the Lease. Any

final assumption or confirmation order should clearly state that the Debtors will assume these lease

obligations and pay them when due, regardless of whether they relate to the period prior to, or

after, the assumption. Furthermore, any provision in an assumption or confirmation order that

purports to release the Debtors of further liability based upon a payment of cure amounts, must

specify that such release does not apply to obligations to pay accrued or accruing, but unbilled,

charges that come due under the Lease.


5

13. The Lease requires the Debtors to indemnify and hold the Landlord harmless with

respect to any claims resulting from injury or damages to persons or property occurring in or about

the Leased Premises. Any assumption of the Lease must be subject to the terms of the Lease,

including the continuation of all indemnification obligations per section 365(b)&(f), when any

claim arose. Nothing in any assumption or confirmation order should preclude the Landlord from

pursuing the Debtors, their insurance, or any other party that may be liable under the Lease, and

the Landlord specifically reserves its right to pursue such rights irrespective of any amounts

claimed herein.

14. Section 365(b)(1)(A) requires that the Debtors promptly cure outstanding balances

due under the Lease upon assumption. Absent an Agreement approved by this Court to the

contrary, to the extent there is a dispute over the total cure obligation for the subject Lease, all

undisputed cure amounts should be paid upon the effective date of the Plan, consistent with the

payment of other administrative claims. The Debtors should escrow disputed amounts, and the

Court should set a status conference within thirty (30) days of the assumption of the Leases to deal

with any disputes that remain unresolved after such period.

WHEREFORE, the Landlord respectfully requests that this Court enter an Order

sustaining this Objection or granting relief consistent with this Objection, and granting the

Landlord such other and further relief as it deems just and proper.

Dated: August 11, 2020 /s/ Michael D. Mueller Augustus C. Epps, Jr. Esquire Michael D. Mueller, Esquire Jennifer M. McLemore, Esquire

Bennett T. W. Eastham, Esquire WILLIAMS MULLEN 200 South 10th Street, Suite 1600 Richmond, Virginia 23219 Telephone: (804) 420-6000 Facsimile: (804) 420-6507


6

Email: [email protected] [email protected] [email protected] [email protected]

-and- Allan D. Sarver, Esquire Law Offices of Allan D. Sarver 16000 Ventura Boulevard, Suite 1000 Encino, California 91436 Telephone: (314) 651-1601 Email: [email protected]

Counsel to Douglas L. Brown and Jean K. Brown, Trustees of the Douglas L. Brown and Jean K. Brown Revocable Living Trust, and Leslie Elaine Brown Shiffman, Trustee of The Leslie Brown Shiffman Revocable Trust

CERTIFICATE OF SERVICE

The undersigned hereby certifies that on this 11th day August 2020, I caused a copy of the foregoing to be served through the Court’s EM/ECF system on all parties receiving notices in these cases. I also caused a copy of the foregoing to be served by email on the Core/2002 List, in the form attached hereto as Exhibit B, where an email address is indicated, and to be mailed by U.S. First Class Mail to the recipients where only a mailing address is indicated.

/s/ Michael D. Mueller Michael D. Mueller

43148757_1





7


Exhibit A


Store No. 1257 – Ventura Blvd.

1

Agreement

This Agreement (this “Agreement”) is dated ___________, 2020 by and between Douglas L. Brown and Jean K. Douglas, Trustees of the Douglas L. Brown and Jean K. Brown Revocable Living Trust and Leslie Elaine Brown Shiffman, Trustee of the Leslie Brown Shiffman Revocable Trust (the “Landlord”) and MADEWELL INC., a Delaware corporation (“Tenant” and, together with Landlord, the “Parties”) under the lease for the premises (the “Premises”) located at the Store Number and address described on Exhibit A attached hereto (as may have been previously amended, the “Original Lease” and as further amended hereby, the “Lease”). The undersigned agree to amend the Original Lease in accordance with this Agreement. Initially capitalized terms not otherwise defined herein shall have the meaning provided for such terms in the Original Lease.

Tenant and certain of its affiliates are debtors-in-possession in a proceeding pending under chapter 11 of title 11 of the United States Code (the “Bankruptcy Code”) in the United States Bankruptcy Court for the Eastern District of Virginia, Richmond Division (the “Bankruptcy Court”), Case No. 20-32181 (KLP) (the “Chapter 11 Cases”). The Chapter 11 Cases were filed on May 4, 2020 (the “Petition Date”).

Landlord and Tenant agree as follows, notwithstanding anything in the Lease to the contrary:

Modified Terms The Original Lease is hereby modified to replace only specific existing terms of the Original Lease with the terms as set forth on Exhibit A (the “Modified Terms”). Except as provided in this Agreement and Exhibit A, no other terms of the Original Lease shall be modified or amended pursuant to the execution of this Agreement. The Parties acknowledge that this Agreement may be signed via electronic signature and delivered in electronic or PDF format.

Effective Date of Modified Terms

As set forth in this Agreement, this Agreement is a continuation of the Original Lease with respect to the lease of the Premises by Tenant. This Agreement shall become effective upon (the “Effective Date”) (i) execution of this Agreement by both parties, and (ii) the date on which Tenant’s chapter 11 plan, which approves Tenant’s assumption of the Lease, is effective (the “Plan Effective Date”). Notwithstanding the date on which the Parties execute this Agreement, for all purposes the Lease shall be deemed to be an unexpired lease of nonresidential real property entered into before the commencement of Tenant’s chapter 11 case currently pending in the Chapter 11 Cases. Without limiting the foregoing, the Parties agree to abide by the terms of this Agreement to the extent inconsistent with the Original Lease, immediately upon execution hereof, pending the occurrence of the Plan Effective Date.

Waiver of Default Subject to the occurrence of the Effective Date, Landlord agrees to waive any prepetition Tenant default or event of default under the Lease existing as of the date of this Agreement. Subject to the occurrence of the Effective Date, Landlord further agrees to waive any right to Lease Payment Obligations arising or accruing prior to the Petition Date with the exception of that portion of real property taxes and insurance which overlap into the postpetition period, if any For purposes of specificity as to said waiver, the Parties acknowledge as per Exhibit “A” that the extent of Landlord’s conditional waiver is limited to the one month of rent due for March, 2020 through and including the Petition Date. Landlord agrees that no such default or event of default shall be deemed to have caused or cause the loss of any options or rights of Tenant under the Original Lease the exercise by Tenant of which may be contingent upon no prior defaults by Tenant, such as, rights to renew or extend the term of the Original Lease, rights


2

Modified Terms The Original Lease is hereby modified to replace only specific existing terms of the Original Lease with the terms as set forth on Exhibit A (the “Modified Terms”). Except as provided in this Agreement and Exhibit A, no other terms of the Original Lease shall be modified or amended pursuant to the execution of this Agreement. The Parties acknowledge that this Agreement may be signed via electronic signature and delivered in electronic or PDF format. to expand or reduce the Premises covered by the Lease, rights of termination, rights for tenant improvement allowance for the Premises covered by the Lease, rights of first offer or rights of first refusal.

Failure of Co-Tenancy Requirement

If the Lease contains a provision that reduces the rent, percentage rent and/or other components of rent payable under such Lease as a result of (i) a failure of any co-tenancy requirement contained in the Lease applicable to the mall, shopping center or project in which the Premises covered by the Lease is located, or (ii) pursuant to any other provision contained in the Lease, and if the effect of any such provision reduces the rent payable below the rent payable pursuant to the modified terms hereof, then for the period of such reduction, such provision shall control with respect to rent until the expiration of such period.

Right to Reject For the avoidance of doubt, this Agreement is deemed to be an assumption of the Lease as modified upon entry of a final order confirming Tenant’s chapter 11 plan, and the Lease shall continue to be subject to all rights, remedies and claims of Landlord as well as Landlord’s right to object and assert rights and remedies afforded by the Bankruptcy Code in the event of Tenant’s non-performance hereunder. If the Agreement is not approved by the Bankruptcy Court and said Lease is thereafter rejected in the Chapter 11 Cases, Landlord shall have an allowed administrative claim for all undisputed post-petition obligations under the Original Lease without regard to this Agreement, but which claim shall be reduced by any payments made by Tenant post-petition under this Agreement,or the Original Lease for rent paid in the month and for the amounts then due, and Landlord’s rejection damages claim shall be calculated as if the date of the entry of an order rejecting said Lease, If the Lease is rejected in the chapter 11 case, Landlord shall also retain the right to assert its unsecured claim for prepetition Rent as defined by the Lease, together with any applicable Stub Rent which Tenant acknowledges would otherwise be due and owing as evidenced by Landlord’s Proof of Claim filed July 13, 2020, objection to which claim is expressly waived by Tenant, its successors, or assigns.

Brokers Tenant or its affiliate shall be solely responsible for the payment of any commission to Hilco Real Estate, LLC (the “Broker”). Tenant and Landlord each warrant and represent to the other that (other than the Broker) neither has had any dealings with any broker, agent, or finder relating to this Agreement, and each agrees to indemnify and hold the other harmless against any claim for brokerage commissions, compensation or fees by any broker, agent, or finder in connection with this Agreement resulting from the acts of the indemnifying party.

Transfer and Assignment

No transfer or assignment restrictions shall apply with respect to (i) the issuance or transfer of any publicly traded stock of or indirectly in any Tenant or (ii) (a) J. Crew Group, Inc. or any successor entity, including a transferee of J. Crew Group Inc.’s assets pursuant to the Tenant’s chapter 11 plan, or (b) any entity that directly or indirectly holds, or previously held, all of the equity in an entity described in (a) (as applicable, “TopCo”) so long as such TopCo remains a parent company of the J. Crew (or, if Tenant is Madewell Inc., Madewell) enterprise. In


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Modified Terms The Original Lease is hereby modified to replace only specific existing terms of the Original Lease with the terms as set forth on Exhibit A (the “Modified Terms”). Except as provided in this Agreement and Exhibit A, no other terms of the Original Lease shall be modified or amended pursuant to the execution of this Agreement. The Parties acknowledge that this Agreement may be signed via electronic signature and delivered in electronic or PDF format. no event shall any of the foregoing be more restrictive on Tenant than what is already provided in the applicable Lease.

Consent Landlord shall promptly seek any required consents from any lenders, ground lessors or mortgagees related to entering into this Agreement.

[remainder of page intentionally left blank]


The undersigned has executed and delivered this Agreement as of the date first written above.

LANDLORD: Douglas L. Brown and Jean K. Douglas, Trustees of the Douglas L. Brown and Jean K. Brown Revocable Living Trust, and

Leslie Elaine Brown Shiffman, Trustee of the Leslie Brown Shiffman Revocable Trust By: Name: Title:

TENANT: MADEWELL INC., a Delaware corporation By: Name: Title:


Store No. 1257 – Ventura Blvd.

1

AGREEMENT – EXHIBIT A

STORE INFORMATION:

Store Number 1257 Shopping Center/Mall Ventura Blvd

Address Studio City, CA

RENEGOTIATED RENT TERMS

Lease Payment Obligations Abatement Period

Prior to Petition Date

ADDITIONAL DEAL NOTES

1. “Lease Payment Obligations” as used herein shall mean all payment obligations of Tenant under the Original Lease, including without limitation fixed rent, base rent, minimum rent, real estate taxes, taxes, insurance, common area maintenance, and additional rent. The term Lease Payment Obligations is intended to be broad enough to cover all terminology variations that may exist with respect to the foregoing.

2. Notwithstanding the foregoing, Tenant agrees to pay costs related to its use of utilities in the Premises.

3. “Plan Effective Date” as used herein shall mean the date on which Tenant’s chapter 11 plan is effective.

4. Notwithstanding anything to the contrary contained in this Agreement, any Lease Payment Obligations arising or accruing prior to the Petition Date that are required to be paid pursuant to this Agreement shall be paid on the Plan Effective Date or such later date as provided herein.


The undersigned has executed and delivered this Agreement as of the date first written above.

LANDLORD:

Douglas L. Brown and Jean K. Douglas, Trustees of the Douglas L. Brown and Jean K. Brown Revocable Living Trust, and

Leslie Elaine Brown Shiffman, Trustee of the Leslie Brown Shiffman Revocable Trust

TENANT:

MADEWELL INC., a Delaware corporation

By.: _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ Nam_e:._ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ -'-- Tit le

:._ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _


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