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Steven N. Serajeddini, P.C. (admitted pro hac vice) Michael A. Condyles (VA 27807) KIRKLAND & ELLIS LLP Peter J. Barrett (VA 46179) KIRKLAND & ELLIS INTERNATIONAL LLP Jeremy S. Williams (VA 77469) 601 Lexington Avenue Brian H. Richardson (VA 92477) New York, New York 10022 KUTAK ROCK LLP Telephone: (212) 446-4800 901 East Byrd Street, Suite 1000 Facsimile: (212) 446-4900 Richmond, Virginia 23219-4071 Telephone: (804) 644-1700 -and- Facsimile: (804) 783-6192
David L. Eaton (admitted pro hac vice) Jaimie Fedell (admitted pro hac vice) KIRKLAND & ELLIS LLP KIRKLAND & ELLIS INTERNATIONAL LLP 300 North La Salle Street Chicago, Illinois 60654 Telephone: (312) 862-2000 Facsimile: (312) 862-2200
Co-Counsel to the Debtors and Debtors in Possession
IN THE UNITED STATES BANKRUPTCY COURT FOR THE EASTERN DISTRICT OF VIRGINIA RICHMOND DIVISION
) In re: ) Chapter 11 ) LE TOTE, INC., et al.,1 ) Case No. 20-33332 (KLP) ) Debtors. ) (Jointly Administered) )
NOTICE OF FILING OF REVISED PROPOSED ORDER APPROVING THE ASSUMPTION AND ASSIGNMENT OF CERTAIN UNEXPIRED LEASE
PLEASE TAKE NOTICE that on December 11, 2020, the above-captioned debtors and debtors in possession (collectively, the “Debtors”) filed the Notice of Assumption and Assignment of Unexpired Lease [Docket No. 662] (the “Notice”) with the United States Bankruptcy Court for the Eastern District of Virginia (the “Court”), which Notice includes a proposed form of order.
PLEASE TAKE FURTHER NOTICE that the Debtors are hereby filing a revised proposed Order Approving the Assumption and Assignment of Certain Unexpired Lease (the “Revised Proposed Order”), which is attached hereto as Exhibit A.
1 The Debtors in these chapter 11 cases, along with the last four digits of each Debtor’s federal tax identification number, are set forth in the Debtors’ Motion for Entry of an Order (I) Directing Joint Administration of Chapter 11 Cases and (II) Granting Related Relief entered August 3, 2020 [Docket No. 72]. The location of the Debtors’ service address is 250 Vesey Street, 22nd Floor, New York, New York 10281.
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PLEASE TAKE FURTHER NOTICE that attached hereto as Exhibit B is a redline of the Revised Proposed Order as compared to the original proposed form of order.
PLEASE TAKE FURTHER NOTICE that the Debtors will appear by remote video on January 28, 2021, at 2:00 p.m. (prevailing Eastern Time) or as soon thereafter as counsel may be heard, before the Honorable Keith L. Phillips, Courtroom 5100, in the United States Bankruptcy Court, 701 East Broad Street, Richmond, Virginia 23219, to seek entry of the Revised Proposed Order.
PLEASE TAKE FURTHER NOTICE that copies of the Notice, the Revised Proposed Order, and all other documents filed in these chapter 11 cases are available free of charge by: (a) visiting the Debtors’ restructuring website at https://cases.stretto.com/letote and/or (b) by calling (866) 977-0883 (toll free) or, for international callers, (503) 520-4412 (international). You may also obtain copies of any pleadings filed in these chapter 11 cases for a fee via PACER at: http://www.vaeb.uscourts.gov in accordance with the procedures and fees set forth therein.
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2
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Richmond, Virginia Dated: January 28, 2021
/s/ Jeremy S. Williams KUTAK ROCK LLP KIRKLAND & ELLIS LLP Michael A. Condyles (VA 27807) KIRKLAND & ELLIS INTERNATIONAL LLP Peter J. Barrett (VA 46179) Steven N. Serajeddini, P.C. (admitted pro hac vice) Jeremy S. Williams (VA 77469) 601 Lexington Avenue Brian H. Richardson (VA 92477) New York, New York 10022 901 East Byrd Street, Suite 1000 Telephone: (212) 446-4800 Richmond, Virginia 23219-4071 Facsimile: (212) 446-4900 Telephone: (804) 644-1700 Email: [email protected] Facsimile: (804) 783-6192 Email: [email protected] -and- [email protected] [email protected] KIRKLAND & ELLIS LLP [email protected] KIRKLAND & ELLIS INTERNATIONAL LLP David L. Eaton (admitted pro hac vice) Co-Counsel to the Debtors Jaimie Fedell (admitted pro hac vice) and Debtors in Possession 300 North La Salle Street Chicago, Illinois 60654 Telephone: (312) 862-2000 Facsimile: (312) 862-2200 Email: [email protected] [email protected]
Co-Counsel to the Debtors and Debtors in Possession
3
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Exhibit A
Revised Proposed Order
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Exhibit B
Redline of Order
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Exhibit A
Revised Proposed Order
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Steven N. Serajeddini, P.C. (admitted pro hac vice) Michael A. Condyles (VA 27807) KIRKLAND & ELLIS LLP Peter J. Barrett (VA 46179) KIRKLAND & ELLIS INTERNATIONAL LLP Jeremy S. Williams (VA 77469) 601 Lexington Avenue Brian H. Richardson (VA 92477) New York, New York 10022 KUTAK ROCK LLP Telephone: (212) 446-4800 901 East Byrd Street, Suite 1000 Facsimile: (212) 446-4900 Richmond, Virginia 23219-4071 Telephone: (804) 644-1700 -and- Facsimile: (804) 783-6192
David L. Eaton (admitted pro hac vice) Jaimie Fedell (admitted pro hac vice) KIRKLAND & ELLIS LLP KIRKLAND & ELLIS INTERNATIONAL LLP 300 North La Salle Street Chicago, Illinois 60654 Telephone: (312) 862-2000 Facsimile: (312) 862-2200
Co-Counsel to the Debtors and Debtors in Possession
IN THE UNITED STATES BANKRUPTCY COURT FOR THE EASTERN DISTRICT OF VIRGINIA RICHMOND DIVISION
) In re: ) Chapter 11 ) LE TOTE, INC., et al.,1 ) Case No. 20-33332 (KLP) ) Debtors. ) (Jointly Administered) )
ORDER APPROVING THE ASSUMPTION AND ASSIGNMENT OF CERTAIN UNEXPIRED LEASE
Pursuant to and in accordance with the Order (I) Authorizing and Approving Procedures
to Reject or Assume Executory Contracts and Unexpired Leases and (II) Granting Related Relief
[Docket No. 267] (the “Procedures Order”)2 entered in these chapter 11 cases of the
above-captioned debtors and debtors in possession (collectively, the “Debtors”); and the Debtors
1 A complete list of each of the Debtors in these chapter 11 cases may be obtained on the website of the Debtors’ claims and noticing agent at https://cases.stretto.com/letote/. The location of the Debtors’ service address is 250 Vesey Street, 22nd Floor, New York, New York 10281.
2 Capitalized terms used but not defined herein shall have their meanings ascribed to them in the Procedures Order or the Assumption Notice (as defined herein), as applicable.
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having properly filed with this Court a notice (the “Assumption Notice”) [Doc. No. 662] of their
intent to assume and assign the Lease (defined below); and this Court having jurisdiction over this
matter pursuant to 28 U.S.C. §§ 157 and 1334 and the Standing Order of Reference from the
United States District Court for the Eastern District of Virginia, dated August 15, 1984; and the
Debtors having served the Assumption Notice on the parties identified on the Certificate of Service
thereof [Doc. No. 673 Ex. A-D] and the Supplemental Affidavit of Service [Docket No. 807]; and
this Court having found that it may enter a final order consistent with Article III of the United
States Constitution; and this Court having found that venue in this district is proper pursuant to 28
U.S.C. §§ 1408 and 1409; and this Court having found that the Debtors’ notice of the Assumption
Notice and opportunity for a hearing on the Assumption Notice were appropriate under the
circumstances and no other notice need be provided; and this Court having determined that the
legal and factual bases establish just cause for the relief granted herein; and upon all of the
proceedings had before this Court; and after due deliberation and sufficient cause appearing
therefor, it is HEREBY ORDERED THAT:
1. Subject to the terms of this order (this “Order”), the Debtors are authorized under
section 365 of the Bankruptcy Code to assume and assign that certain Master Lease dated
July 22, 2015 (the “Master Lease”), by and among Lord & Taylor LLC, as tenant, and certain
affiliates of HBS Global Properties LLC, as landlords (collectively, the “Landlords”), related to
those certain twenty-four store locations set forth on Schedule 1 attached hereto, together with all
amendments and agreements appurtenant to the Master Lease (together with the Master Lease, the
“Lease”),3 to LT Propco LLC or its designee (the “Assignee”).
3 For the avoidance of doubt, the (a) Subordination, Non-Disturbance and Attornment Agreement between JPMorgan Chase Bank, National Association, Column Financial, Inc., and Bank of America, N.A., collectively, as Lender, and Lord & Taylor LLC, as Tenant, and (b) letter agreement between Lord & Taylor LLC and 2
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2. As adequate assurance of the prompt cure and in full and final satisfaction of the
Debtors’ defaults under the Lease pursuant to section 365(b)(1) of the Bankruptcy Code, the
Debtors shall be deemed to have assigned to the Landlords their right, pursuant to that certain
Asset Purchase Agreement, dated August 27, 2019, by and among HBC US Holdings LLC and
HBC US Propco Holdings LLC, as sellers, and Le Tote, Inc., as purchaser, as amended
(the “APA”), for Seller (as defined in the APA) to fund certain rent payments with respect to the
Lease; provided that nothing in this Order shall release, satisfy, or otherwise impact any
obligations of HBC L.P. and Hudson’s Bay Company ULC (collectively, Guarantor”) under that
certain Guaranty of the Lease dated as of July 22, 2015 (the “Guaranty”), whether presently
existing or arising in the future, including but not limited to any claims against Guarantor for
payment of amounts due under the Lease and/or the Guaranty prior to the assumption and
assignment of the Lease.
3. The Lease shall be assumed and assigned as of the applicable Assumption Date set
forth on Schedule 1 attached hereto.
4. The Debtors and the Assignee shall negotiate in good faith to determine the delivery
date of possession of each property contained in the Lease, which delivery date shall be no later
than February 28, 2021 (the “Outside Date”). The Outside Date may be extended upon mutual
agreement of the Debtors and the Assignee without need for a further court order. Either the
Debtors or the Assignee may decline to extend the Outside Date for any reason or no reason. With
respect to each property under the Lease, the Debtors shall timely pay common area maintenance
Saks & Company LLC, on the one hand, and the landlords identified on Schedule 1 thereto, on the other hand, each dated as of July 22, 2015, are included in the definition of Lease.
3
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and real estate taxes to the Landlords or the relevant beneficiary, as applicable, until the respective
Delivery Date.
5. Notwithstanding any provision in the Lease, any underlying ground lease, contract,
or reciprocal easement agreement (collectively, “Underlying Agreement(s)”), or of applicable law,
the Assignee is authorized to allow the properties to remain dark for up to one hundred eighty
(180) days after the effective date of assignment, i.e., the date of delivery with respect to each
relevant property (unless the Underlying Agreements and local law, as applicable, would allow the
properties to remain dark for a period in excess of one hundred eighty (180) days, in which case
such longer period shall apply).
6. The Assignee is authorized to perform alterations and remodeling to the extent
necessary to conduct operations and to replace and modify existing signage, notwithstanding any
provision in the Lease or any Underlying Agreement to the contrary.
7. Provisions contained in the Lease or any Underlying Agreement to the contrary
affecting the properties which are or could have the effect of restricting “going dark,” alteration,
purchase and recapture provisions contained in the Lease or any Underlying Agreement, or clauses
which impose a fee or a penalty or a profit sharing upon assignment or limit or condition extension
or renewal options, clauses which seek to reduce or increase the rent or impose a penalty or to
modify, cancel or terminate the Lease or any Underlying Agreement, as a result of going dark or
upon assignment, provisions which directly or indirectly limit or condition or prohibit assignment,
continuous operating covenants, covenants that any user of the Debtors’ premises operate under
the name of “Lord & Taylor,” and/or operate with a use similar to a “Lord & Taylor,” including
any covenants that any user of the Debtors’ premises operate a retail specialty or department store,
and similar provisions contained in any other documents with respect to the properties or the
4
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affected shopping center, or relating or referring to the shopping center shall not restrict, limit, or
prohibit the sale or assumption and assignment of the properties to the Assignee and such clauses
(collectively, the “Unenforceable Clauses”) are hereby deemed and found to be unenforceable anti-
assignment clauses within the meaning of 11 U.S.C. § 365(f) and shall not be enforced.
8. Notwithstanding anything to the contrary in this Order, the relief set forth in
paragraphs 5, 6, 7, 9, 10, 11, and 12 of this Order (a) also inures to the benefit of the Landlords
and their mortgagees, successors-in-interest, and assigns and (b) does not apply to or otherwise
impact any rights or obligations under the Loan Documents (as defined in footnote 8 to
Doc. No. 747). Except to the extent expressly modified by this Order, all other provisions of the
Lease and Underlying Agreements shall remain in effect.
9. The preceding paragraphs 5, 6, and 7 of this order shall not apply with respect to
the lease dated as of December 8, 1994, by and between LT Garden State Leasehold LLC and
Westland Garden State Plaza Limited Partnership, and the lease dated as of March 1, 1998, by and
between LT Bay Shore Leasehold LLC and Westland South Shore Mall L.P., as each may have
been amended, modified, and supplemented from time to time, (the “Excluded Ground Leases”)
other than with respect to any provision of the Excluded Ground Leases which directly limits or
prohibits assumption and assignment of the Lease to the Assignee, which clauses are hereby
suspended so as to allow the assumption and assignment of the Lease to the Assignee.
Notwithstanding the foregoing, the restrictions set forth in Section 26.5 of each of the Excluded
Ground Leases shall continue to apply to the Assignee (with this order constituting any and all
notices required thereunder) following the above-described assignment and assumption; provided
that nothing therein or herein shall require Assignee to open for business within twelve (12) months
after the date of such assignment and assumption.
5
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10. The preceding paragraphs 5, 6, and 7 of this order shall not apply with respect to
any Underlying Agreement related to or affecting the properties or shopping center that are the
subject of the lease by and among LT Walden Galleria LLC, Pyramid Walden Company, L.P., and
the other parties thereto, as amended from time to time (the “Buffalo Agreements”), and any
Underlying Agreement by and among LT Freehold Raceway LLC, Freemall Associates, LLC, and
the other parties thereto, as amended from time to time (the “Freehold Agreements” and together
with the Buffalo Agreements, the “Excluded Agreements”), other than with respect to any
provision of the Excluded Agreements which directly limit or prohibit assumption and assignment
of the Lease to the Assignee, which clauses are hereby suspended so as to allow the Debtors’
assumption and assignment of the Lease to the Assignee in connection with the assignment of the
Lease pursuant to this order only.
11. Nothing in this order shall modify the terms of any Underlying Agreement or any
other agreements by and between Brookfield Properties Retail Inc. and any of its affiliates
(collectively “Brookfield”) and (a) LT Willowbrook LLC, with respect to the property commonly
known as Willowbrook Mall, located in Wayne, New Jersey, (b) LT Columbia LLC, with respect
to the property commonly known as The Mall in Columbia, located in Columbia, Maryland, (c)
LT Natick Leasehold LLC, with respect to the property commonly known as Natick Mall, located
in Natick, Massachusetts, and (d) LT Northbrook Leasehold LLC, with respect to the property
commonly known as Northbrook Court, located in Northbrook, Illinois, and their respective parent
or affiliated Hudson Bay Company entities and their respective successors and assigns
(collectively “HBC”), relating to the applicable premises (collectively, the “Governing
Documents”); provided however that the Debtors’ assignment of the Lease and the premises going
dark for a limited and reasonable period of time not to exceed 180 days (or such longer period as
6
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may be permitted by the Governing Documents) solely in connection with the assignment of the
Lease as contemplated by this order shall not be grounds to exercise any termination, recapture or
purchase provision in such Governing Documents which are unenforceable anti-assignment
provisions pursuant to sections 365(f)(1) and (3) of the Bankruptcy Code; provided further,
however, that all terms, conditions and obligations set forth in the Governing Documents shall
otherwise remain enforceable and unmodified. Except as set forth in the immediately preceding
sentence, in the event of any conflict between this order and the terms of any Governing Document
by and between Brookfield and HBC, the terms of the relevant Governing Document shall control.
12. Nothing in this Order shall modify the terms of any Underlying Agreement or other
agreement existing as of the date of the entry of this Order (the “Simon Agreements”) by and
between Hudson’s Bay Company ULC and any of its affiliates, and/or the Landlords, on the one
hand, and any of M.S. Management Associates, Inc., King of Prussia Associates, Walt Whitman
Mall, LLC, Livingston Mall Venture, Quaker Bridge Mall, LLC, Woodfield Mall LLC, Bellwether
Properties of Massachusetts, L.P., Braintree Property Associates, L.P., and/or Rockaway Center
Associates (collectively, the “Simon Parties”), on the other hand, with respect to the properties
commonly known as: (a) King of Prussia Mall, located in King of Prussia, Pennsylvania; (b) Walt
Whitman Shops, located in South Huntington, New York; (c) Livingston Mall, located in
Livingston, New Jersey; (d) Quaker Bridge Mall, located in Lawrence Township, New Jersey;
(e) Woodfield Mall, located in Schaumburg, Illinois; (f) Burlington Mall, located in Burlington,
Massachusetts; (g) South Shore Plaza, located in Braintree, Massachusetts (“South Shore Plaza”);
or (h) Rockaway Townsquare, located in Morris County, New Jersey (the “Simon Properties”),
other than with respect to any provision of the Simon Agreements which directly limits or prohibits
assumption and assignment of the Lease to the Assignee which clauses are hereby suspended so
7
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as to allow the Debtors’ assumption and assignment of the Lease to the Assignee in connection
with the assignment of the Lease pursuant to this Order; provided, however that, for a period of
one hundred eighty (180) days after the effective date of assignment, i.e., the date of delivery with
respect to each relevant property (unless the Simon Agreements and local law, as applicable, would
allow the properties to remain dark for a period in excess of one hundred eighty (180) days, in
which case such longer period shall apply), the Simon Parties agree that they will not exercise any
remedies, including, without limitation, any termination, recapture or repurchase option, triggered
by cessation of operations at any of the Simon Properties; provided, further that the Simon Parties
agree not to enforce any provisions contained in the Simon Agreements for South Shore Plaza that
require any user of the Debtors’ premises to operate under the name of “Lord & Taylor” or prohibit
Assignee from performing alterations or replacing existing signage at the premises to the extent
necessary to allow any user thereof to change the name under which such premises are operated
from “Lord & Taylor” to a new name in connection with the assumption and assignment of the
Lease to the Assignee; provided, further that all terms, conditions, and obligations set forth in the
Simon Agreements shall otherwise remain enforceable and unmodified; provided, further that this
Order shall not otherwise relieve the Assignee of any obligations under the Lease and/or the Simon
Agreements existing as of the effective date of the such assignment, including any obligations to
make payments thereunder to the Landlords.
13. Notwithstanding the relief granted herein and any actions taken pursuant to such
relief, nothing in this order or the Procedures Order shall constitute, nor is it intended to constitute:
(a) an admission as to the validity, priority, or amount of any particular claim against a Debtor
entity; (b) a waiver of the Debtors’ right to dispute any particular claim or any grounds;
(c) a promise or requirement to pay any particular claim; (d) an implication or admission that any
8
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particular claim is of a type specified or defined in this order or the Procedures Order; (e) a waiver
or limitation of the Debtors’ rights under the Bankruptcy Code or any other applicable law; or
(f) a concession by the Debtors or any other party in interest that any liens (contractual, common
law, statutory, or otherwise) satisfied pursuant to this order are valid and the Debtors and all other
parties in interest expressly reserve their rights to contest the extent, validity, or perfection, or to
seek avoidance of all such liens. Any payment made pursuant to this order should not be construed
as an admission as to the validity, priority, or amount of any particular claim or waiver of the
Debtors’ or any other party in interest’s rights to subsequently dispute such claim.
14. The Debtors are authorized to take all actions necessary to effectuate the relief
granted in this order.
15. This Court retains exclusive jurisdiction with respect to all matters arising from or
related to the implementation, interpretation, and enforcement of this order.
Dated: ______Richmond, Virginia The Honorable Keith L. Phillips United States Bankruptcy Judge
9
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WE ASK FOR THIS:
/s/ Jeremy S. Williams Michael A. Condyles (VA 27807) Peter J. Barrett (VA 46179) Jeremy S. Williams (VA 77469) Brian H. Richardson (VA 92477) KUTAK ROCK LLP 901 East Byrd Street, Suite 1000 Richmond, Virginia 23219-4071 Telephone: (804) 644-1700 Facsimile: (804) 783-6192
- and -
Steven N. Serajeddini, P.C. (admitted pro hac vice) KIRKLAND & ELLIS LLP KIRKLAND & ELLIS INTERNATIONAL LLP 601 Lexington Avenue New York, New York 10022 Telephone: (212) 446-4800 Facsimile: (212) 446-4900
- and -
David L. Eaton (admitted pro hac vice) Jaimie Fedell (admitted pro hac vice) KIRKLAND & ELLIS LLP KIRKLAND & ELLIS INTERNATIONAL LLP 300 North La Salle Street Chicago, Illinois 60654 Telephone: (212) 446-4800 Facsimile: (212) 446-4900
Co-Counsel to the Debtors and Debtors in Possession
CERTIFICATION OF ENDORSEMENT UNDER LOCAL BANKRUPTCY RULE 9022-1(C)
Pursuant to Local Bankruptcy Rule 9022-1(C), I hereby certify that the foregoing proposed order has been endorsed by or served upon all necessary parties.
/s/ Jeremy S. Williams
10
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Schedule 1
Assumed Leases1
Debtor Counterparty Description of Lease Assumption Date Assignee Cure Counterparty LT Eastchester LLC Lord & Taylor LLC Master Lease, dated July 22, 2015, December 31, 2020 LT Propco LLC or Resolved as set LT Ridgewood LLC related to 24 store locations, as may such other entity as forth in LT Stamford LLC be amended from time to time. it may designate paragraph 2 of LT Westfield LLC prior to the the Order LT Garden City LLC Assumption Date LT Bridgewater LLC LT King of Prussia LLC LT Fair Oaks LLC LT Freehold Raceway LLC LT Rockaway Town LLC LT Willowbrook LLC LT Woodfield LLC LT Twelve Oaks LLC LT Columbia LLC LT Walden Galleria LLC LT Quakerbridge Leasehold LLC LT Garden State Leasehold LLC LT Walt Whitman Leasehold LLC LT Burlington Leasehold LLC LT Livingston Leasehold LLC LT Braintree Leasehold LLC LT Natick Leasehold LLC LT Bay Shore Leasehold LLC LT Northbrook Leasehold LLC
1 The inclusion of a Lease on this list does not constitute an admission as to the executory, non-executory, expired, or non-expired nature of the Lease, or as to the existence or validity of any claims held by the counterparty or counterparties to such Lease.
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Exhibit B
Redline of Order
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Steven N. Serajeddini, P.C. (admitted pro hac vice) Michael A. Condyles (VA 27807) KIRKLAND & ELLIS LLP Peter J. Barrett (VA 46179) KIRKLAND & ELLIS INTERNATIONAL LLP Jeremy S. Williams (VA 77469) 601 Lexington Avenue Brian H. Richardson (VA 92477) New York, New York 10022 KUTAK ROCK LLP Telephone: (212) 446-4800 901 East Byrd Street, Suite 1000 Facsimile: (212) 446-4900 Richmond, Virginia 23219-4071 Telephone: (804) 644-1700 -and- Facsimile: (804) 783-6192
David L. Eaton (admitted pro hac vice) Jaimie Fedell (admitted pro hac vice) KIRKLAND & ELLIS LLP KIRKLAND & ELLIS INTERNATIONAL LLP 300 North La Salle Street Chicago, Illinois 60654 Telephone: (312) 862-2000 Facsimile: (312) 862-2200
Co-Counsel to the Debtors and Debtors in Possession
IN THE UNITED STATES BANKRUPTCY COURT FOR THE EASTERN DISTRICT OF VIRGINIA RICHMOND DIVISION
) In re: ) Chapter 11 ) LE TOTE, INC., et al.,1 ) Case No. 20-33332 (KLP) ) Debtors. ) (Jointly Administered) )
ORDER APPROVING THE ASSUMPTION AND ASSIGNMENT OF CERTAIN UNEXPIRED LEASE
Pursuant to and in accordance with the Order (I) Authorizing and Approving Procedures
to Reject or Assume Executory Contracts and Unexpired Leases and (II) Granting Related Relief
[Docket No. 267] (the “Procedures Order”)2 entered in these chapter 11 cases of the
above-captioned debtors and debtors in possession (collectively, the “Debtors”); and the Debtors
1 A complete list of each of the Debtors in these chapter 11 cases may be obtained on the website of the Debtors’ claims and noticing agent at https://cases.stretto.com/letote/. The location of the Debtors’ service address is 250 Vesey Street, 22nd Floor, New York, New York 10281.
2 Capitalized terms used but not defined herein shall have their meanings ascribed to them in the Procedures Order or the Assumption Notice (as defined herein), as applicable. Case 20-33332-KLP Doc 857 Filed 01/28/21 Entered 01/28/21 13:49:59 Desc Main Document Page 20 of 29
having properly filed with this Court a notice (the “Assumption Notice”) [DocketDoc. No. 662]
of their intent to assume and assign the Lease (as defined below); and this Court having
jurisdiction over this matter pursuant to 28 U.S.C. §§ 157 and 1334 and the Standing Order of
Reference from the United States District Court for the Eastern District of Virginia, dated
August 15, 1984; and the Debtors having served the Assumption Notice on the parties identified
on the AffidavitCertificate of Service thereof [DocketDoc. No. 673, Ex. A-D] and the
Supplemental Affidavit of Service [Docket No. 807]; and this Court having found that it may
enter a final order consistent with Article III of the United States Constitution; and this Court
having found that venue in this district is proper pursuant to 28 U.S.C. §§ 1408 and 1409; and
this Court having found that the Debtors’ notice of the Assumption Notice and opportunity for a
hearing on the Assumption Notice were appropriate under the circumstances and no other notice
need be provided; and this Court having determined that the legal and factual bases establish just
cause for the relief granted herein; and upon all of the proceedings had before this Court; and
after due deliberation and sufficient cause appearing therefor, it is HEREBY ORDERED THAT:
1. Subject to the terms of this order (this “Order”), the Debtors are authorized under
section 365 of the Bankruptcy Code to assume and assign that certain Master Lease dated
July 22, 2015 (the “Master Lease”), by and among Lord & Taylor LLC, as tenant, and certain
affiliates of HBS Global Properties LLC, as landlords (collectively, the “Landlords”), related to
those certain twenty-four store locations set forth on Schedule 1 attached hereto, together with
all amendments and agreements appurtenant to the Master Lease (together with the Master
Lease, the “Lease”),3 to LT Propco LLC or its designee (the “Assignee”).
3 For the avoidance of doubt, the (a) Subordination, Non-Disturbance and Attornment Agreement between JPMorgan Chase Bank, National Association, Column Financial, Inc., and Bank of America, N.A., collectively, as Lender, and Lord & Taylor LLC, as Tenant, and (b) letter agreement between Lord & Taylor LLC and Saks & Company LLC, on the one hand, and the landlords identified on Schedule 1 thereto, on the other hand, each dated as of July 22, 2015, are included in the definition of Lease.
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2. As adequate assurance of the prompt cure and in full and final satisfaction of the
Debtors’ defaults under the Lease (the “Cure Costs”) pursuant to section 365(b)(1) of the
Bankruptcy Code, the Debtors shall be deemed to have assigned to the Landlords their right,
pursuant to that certain Asset Purchase Agreement, dated August 27, 2019, by and among HBC
US Holdings LLC and HBC US Propco Holdings LLC, as sellers, and Le Tote, Inc., as
purchaser, as amended (the “APA”), for Seller (as defined in the APA) to fund certain rent
payments with respect to the Lease.; provided that nothing in this Order shall release, satisfy, or
otherwise impact any obligations of HBC L.P. and Hudson’s Bay Company ULC (collectively,
Guarantor”) under that certain Guaranty of the Lease dated as of July 22, 2015 (the “Guaranty”),
whether presently existing or arising in the future, including but not limited to any claims against
Guarantor for payment of amounts due under the Lease and/or the Guaranty prior to the
assumption and assignment of the Lease.
3. The Lease shall be assumed and assigned as of the applicable Assumption Date
set forth on Schedule 1 attached hereto.
4. The Debtors and the Assignee shall negotiate in good faith to determine the
delivery date of possession of each property contained in the Lease, which delivery date shall be
no later than February 28, 2021 (the “Outside Date”). The Outside Date may be extended upon
mutual agreement of the Debtors and the Assignee without need for a further court order. Either
the Debtors or the Assignee may decline to extend the Outside Date for any reason or no reason.
With respect to each property under the Lease, the Debtors shall timely pay common area
maintenance and real estate taxes to the lLandlords or the relevant beneficiary, as applicable,
until the respective Delivery Date.
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5. Notwithstanding any provision in the Lease, any underlying ground lease,
contract, or reciprocal easement agreement (collectively, “Underlying Agreement(s)”), or of
applicable law, the Assignee is authorized to allow the properties to remain dark for up to one
hundred eighty (180) days after the effective date of assignment, i.e., the date of delivery with
respect to each relevant property (unless the Underlying Agreements and local law, as applicable,
would allow the properties to remain dark for a period in excess of one hundred eighty (180)
days, in which case such longer period shall apply).
6. The Assignee is authorized to perform alterations and remodeling to the extent
necessary to conduct operations and to replace and modify existing signage, notwithstanding any
provision in the Lease or any Underlying Agreement to the contrary.
7. Provisions contained in the Lease or any Underlying Agreement to the contrary
affecting the properties which are or could have the effect of restricting “going dark,” alteration,
purchase and recapture provisions contained in the Lease or any Underlying Agreement, or
clauses which impose a fee or a penalty or a profit sharing upon assignment or limit or condition
extension or renewal options, clauses which seek to reduce or increase the rent or impose a
penalty or to modify, cancel or terminate the Lease or any Underlying Agreement, as a result of
going dark or upon assignment, provisions which directly or indirectly limit or condition or
prohibit assignment, continuous operating covenants, covenants that any user of the Debtors’
premises operate under the name of “Lord & Taylor,” and/or operate with a use similar to a
“Lord & Taylor,” including any covenants that any user of the Debtors’ premises operate a retail
specialty or department store, and similar provisions contained in any other documents with
respect to the properties or the affected shopping center, or relating or referring to the shopping
center shall not restrict, limit, or prohibit the sale or assumption and assignment of the properties
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to the Assignee and such clauses (collectively, the “Unenforceable Clauses”) are hereby deemed
and found to be unenforceable anti-assignment clauses within the meaning of 11 U.S.C. § 365(f)
and shall not be enforced.
8. Notwithstanding anything to the contrary in this oOrder, the relief set forth in
paragraphs 5, 6, and 7, 9, 10, 11, and 12 of this oOrder (a) also inures to the benefit of the
Landlords and their mortgagees, successors-in-interest, and assigns (collectively, the “Landlord
Parties”) and (b) does not apply to or otherwise impact any rights or obligations under the Loan
Documents (as defined in Docket No. 747, footnote 8) or Article XXXV of the Master
Leasefootnote 8 to Doc. No. 747). Except to the extent expressly modified by this Order, all
other provisions of the Lease and Underlying Agreements shall remain in effect.
9. The preceding paragraphs 5, 6, and 7 of this order shall not apply with respect to
the Llease dated as of December 8, 1994, by and between LT Garden State Leasehold LLC and
Westland Garden State Plaza Limited Partnership, and the Llease dated as of March 1, 1998, by
and between LT Bay Shore Leasehold LLC and Westland South Shore Mall L.P., as each may
have been amended, modified, and supplemented from time to time, (the “Excluded Ground
Leases”) other than with respect to any provision of the Excluded Ground Leases which directly
limits or prohibits assumption and assignment of the Leases to the Assignee, which clauses are
hereby suspended so as to allow the assumption and assignment of the Leases to the Assignee.
Notwithstanding the foregoing, the restrictions set forth in Section 26.5 of each of the Excluded
Ground Leases shall continue to apply to the Assignee (with this order constituting any and all
notices required thereunder) following the above-described assignment and assumption;
provided that nothing therein or herein shall require Assignee to open for business within twelve
(12) months after the date of such assignment and assumption.
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10. The preceding paragraphs 5, 6, and 7 of this order shall not apply with respect to
any Underlying Agreement related to or affecting the properties or shopping center that are the
subject of the lease by and among LT Walden Galleria LLC, Pyramid Walden Company, L.P., and
the other parties thereto, as amended from time to time (the “Buffalo Agreements”), and any
Underlying Agreement by and among LT Freehold Raceway LLC, Freemall Associates, LLC, and
the other parties thereto, as amended from time to time (the “Freehold Agreements” and together
with the Buffalo Agreements, the “Excluded Agreements”), other than with respect to any
provision of the Excluded Agreements which directly limit or prohibit assumption and
assignment of the Lease to the Assignee, which clauses are hereby suspended so as to allow the
Debtors’ assumption and assignment of the Lease to the Assignee in connection with the
assignment of the Lease pursuant to this order only.
11. Nothing in this order shall modify the terms of any Underlying Agreement or any
other agreements by and between Brookfield Properties Retail Inc. and any of its affiliates
(collectively “Brookfield”) and (a) LT Willowbrook LLC, with respect to the property commonly
known as Willowbrook Mall, located in Wayne, New Jersey, (b) LT Columbia LLC, with respect
to the property commonly known as The Mall in Columbia, located in Columbia, Maryland, (c)
LT Natick Leasehold LLC, with respect to the property commonly known as Natick Mall,
located in Natick, Massachusetts, and (d) LT Northbrook Leasehold LLC, with respect to the
property commonly known as Northbrook Court, located in Northbrook, Illinois, and their
respective parent or affiliated Hudson Bay Company entities and their respective successors and
assigns (collectively “HBC”), relating to the applicable premises (collectively, the “Governing
Documents”); provided however that the Debtors’ assignment of the Lease and the premises
going dark for a limited and reasonable period of time not to exceed 180 days (or such longer
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period as may be permitted by the Governing Documents) solely in connection with the
assignment of the Lease as contemplated by this order shall not be grounds to exercise any
termination, recapture or purchase provision in such Governing Documents which are
unenforceable anti-assignment provisions pursuant to sections 365(f)(1) and (3) of the
Bankruptcy Code; provided further, however, that all terms, conditions and obligations set forth
in the Governing Documents shall otherwise remain enforceable and unmodified. Except as set
forth in the immediately preceding sentence, in the event of any conflict between this order and
the terms of any Governing Document by and between Brookfield and HBC, the terms of the
relevant Governing Document shall control.
12. Nothing in this Order shall modify the terms of any Underlying Agreement or
other agreement existing as of the date of the entry of this Order (the “Simon Agreements”) by
and between Hudson’s Bay Company ULC and any of its affiliates, and/or the Landlords, on the
one hand, and any of M.S. Management Associates, Inc., King of Prussia Associates, Walt
Whitman Mall, LLC, Livingston Mall Venture, Quaker Bridge Mall, LLC, Woodfield Mall LLC,
Bellwether Properties of Massachusetts, L.P., Braintree Property Associates, L.P., and/or
Rockaway Center Associates (collectively, the “Simon Parties”), on the other hand, with respect
to the properties commonly known as: (a) King of Prussia Mall, located in King of Prussia,
Pennsylvania; (b) Walt Whitman Shops, located in South Huntington, New York; (c) Livingston
Mall, located in Livingston, New Jersey; (d) Quaker Bridge Mall, located in Lawrence
Township, New Jersey; (e) Woodfield Mall, located in Schaumburg, Illinois; (f) Burlington Mall,
located in Burlington, Massachusetts; (g) South Shore Plaza, located in Braintree, Massachusetts
(“South Shore Plaza”); or (h) Rockaway Townsquare, located in Morris County, New Jersey
(the “Simon Properties”), other than with respect to any provision of the Simon Agreements
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which directly limits or prohibits assumption and assignment of the Lease to the Assignee which
clauses are hereby suspended so as to allow the Debtors’ assumption and assignment of the
Lease to the Assignee in connection with the assignment of the Lease pursuant to this Order;
provided, however that, for a period of one hundred eighty (180) days after the effective date of
assignment, i.e., the date of delivery with respect to each relevant property (unless the Simon
Agreements and local law, as applicable, would allow the properties to remain dark for a period
in excess of one hundred eighty (180) days, in which case such longer period shall apply), the
Simon Parties agree that they will not exercise any remedies, including, without limitation, any
termination, recapture or repurchase option, triggered by cessation of operations at any of the
Simon Properties; provided, further that the Simon Parties agree not to enforce any provisions
contained in the Simon Agreements for South Shore Plaza that require any user of the Debtors’
premises to operate under the name of “Lord & Taylor” or prohibit Assignee from performing
alterations or replacing existing signage at the premises to the extent necessary to allow any user
thereof to change the name under which such premises are operated from “Lord & Taylor” to a
new name in connection with the assumption and assignment of the Lease to the Assignee;
provided, further that all terms, conditions, and obligations set forth in the Simon Agreements
shall otherwise remain enforceable and unmodified; provided, further that this Order shall not
otherwise relieve the Assignee of any obligations under the Lease and/or the Simon Agreements
existing as of the effective date of the such assignment, including any obligations to make
payments thereunder to the Landlords.
13. 12. Notwithstanding the relief granted herein and any actions taken pursuant to
such relief, nothing in this order or the Procedures Order shall constitute, nor is it intended to
constitute: (a) an admission as to the validity, priority, or amount of any particular claim against
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a Debtor entity; (b) a waiver of the Debtors’ right to dispute any particular claim or any grounds;
(c) a promise or requirement to pay any particular claim; (d) an implication or admission that any
particular claim is of a type specified or defined in this order or the Procedures Order; (e) a
waiver or limitation of the Debtors’ rights under the Bankruptcy Code or any other applicable
law; or (f) a concession by the Debtors or any other party in interest that any liens (contractual,
common law, statutory, or otherwise) satisfied pursuant to this order are valid and the Debtors
and all other parties in interest expressly reserve their rights to contest the extent, validity, or
perfection, or to seek avoidance of all such liens. Any payment made pursuant to this order
should not be construed as an admission as to the validity, priority, or amount of any particular
claim or waiver of the Debtors’ or any other party in interest’s rights to subsequently dispute
such claim.
14. 13. The Debtors are authorized to take all actions necessary to effectuate the relief
granted in this order.
15. 14. This Court retains exclusive jurisdiction with respect to all matters arising
from or related to the implementation, interpretation, and enforcement of this order.
Dated: ______Richmond, Virginia The Honorable Keith L. Phillips United States Bankruptcy Judge
9 Case 20-33332-KLP Doc 857 Filed 01/28/21 Entered 01/28/21 13:49:59 Desc Main Document Page 28 of 29 [Link-to-previous setting changed from off in original to on in modified.]
WE ASK FOR THIS:
/s/ Jeremy S. Williams Michael A. Condyles (VA 27807) Peter J. Barrett (VA 46179) Jeremy S. Williams (VA 77469) Brian H. Richardson (VA 92477) KUTAK ROCK LLP 901 East Byrd Street, Suite 1000 Richmond, Virginia 23219-4071 Telephone: (804) 644-1700 Facsimile: (804) 783-6192
- and -
Steven N. Serajeddini, P.C. (admitted pro hac vice) KIRKLAND & ELLIS LLP KIRKLAND & ELLIS INTERNATIONAL LLP 601 Lexington Avenue New York, New York 10022 Telephone: (212) 446-4800 Facsimile: (212) 446-4900
- and -
David L. Eaton (admitted pro hac vice) Jaimie Fedell (admitted pro hac vice) KIRKLAND & ELLIS LLP KIRKLAND & ELLIS INTERNATIONAL LLP 300 North La Salle Street Chicago, Illinois 60654 Telephone: (212) 446-4800 Facsimile: (212) 446-4900
Co-Counsel to the Debtors and Debtors in Possession
CERTIFICATION OF ENDORSEMENT UNDER LOCAL BANKRUPTCY RULE 9022-1(C)
Pursuant to Local Bankruptcy Rule 9022-1(C), I hereby certify that the foregoing proposed order has been endorsed by or served upon all necessary parties.
/s/ Jeremy S. Williams
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Schedule 1
Assumed Leases1
Debtor Counterparty Description of Lease Assumption Date Assignee Counterparty Cure LT Eastchester LLC Lord & Taylor LLC Master Lease, dated July 22, 2015, December 31, 2020 LT Propco LLC or Resolved as set LT Ridgewood LLC related to 24 store locations, as may such other entity as forth in LT Stamford LLC be amended from time to time. it may designate paragraph 2 of LT Westfield LLC prior to the the Order LT Garden City LLC Assumption Date LT Bridgewater LLC LT King of Prussia LLC LT Fair Oaks LLC LT Freehold Raceway LLC LT Rockaway Town LLC LT Willowbrook LLC LT Woodfield LLC LT Twelve Oaks LLC LT Columbia LLC LT Walden Galleria LLC LT Quakerbridge Leasehold LLC LT Garden State Leasehold LLC LT Walt Whitman Leasehold LLC LT Burlington Leasehold LLC LT Livingston Leasehold LLC LT Braintree Leasehold LLC LT Natick Leasehold LLC LT Bay Shore Leasehold LLC LT Northbrook Leasehold LLC
1 The inclusion of a Lease on this list does not constitute an admission as to the executory, non-executory, expired, or non-expired nature of the Lease, or as to the existence or validity of any claims held by the counterparty or counterparties to such Lease.
11