Seven Stars on the Hudson Corp v. MDG Powerline Holdings, LLC

CourtUnited States Bankruptcy Court, S.D. Florida.
DecidedJanuary 28, 2022
Docket19-01230
StatusUnknown

This text of Seven Stars on the Hudson Corp v. MDG Powerline Holdings, LLC (Seven Stars on the Hudson Corp v. MDG Powerline Holdings, LLC) is published on Counsel Stack Legal Research, covering United States Bankruptcy Court, S.D. Florida. primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Seven Stars on the Hudson Corp v. MDG Powerline Holdings, LLC, (Fla. 2022).

Opinion

TAGGED OPINION

Poe Oy, Vx * OS aR’ if * □ iD 8 Ss eA □□□ a Ways A swillikg & o \ Ai og / — <3 a8 ORDERED in the Southern District of Florida on January 28, 2022.

Scott M. Grossman, Judge United States Bankruptcy Court

UNITED STATES BANKRUPTCY COURT SOUTHERN DISTRICT OF FLORIDA FORT LAUDERDALE DIVISION In re: Chapter 11 Seven Stars on the Hudson Corp., Case No. 19-17544-SMG Debtor. Seven Stars on the Hudson Corp., Plaintiff, Adv. No. 19-1230-SMG MDG Powerline Holdings, LLC and XBK Management, LLC, Defendants. ee MEMORANDUM OPINION When a plaintiff's case will rely upon an expert witness to prove damages, but the plaintiff fails to timely disclose any expert witness or expert report, the

consequences can be devastating. Such is the case here. The plaintiff failed to timely make its expert disclosures required by Federal Rule of Civil Procedure 26(a)(2). Without these disclosures, the plaintiff may not present any expert testimony. And

with no expert testimony – and no other competent evidence of damages in the record – the defendants moved for summary judgment, arguing there is no genuine issue of material fact and they are entitled to judgment as a matter of law. For this and other reasons discussed in detail below, the Court agrees and will grant the defendants’ motions for summary judgment. I. BACKGROUND. Plaintiff Seven Stars on the Hudson Corp. (“Seven Stars”) operates a

trampoline park and “family fun center” inside a larger indoor entertainment complex called Xtreme Action Park. Xtreme Action Park – which is operated by XBK Management, LLC d/b/a Xtreme Action Park (“Xtreme”) – also has a go-cart track, bowling alley, roller rink, escape rooms, and arcade games, among other attractions. MDG Powerline Holdings, LLC (“MDG”) – which is allegedly owned and controlled by the same principals who own and control Xtreme – owns the facility and leases the space to Seven Stars, Xtreme, and a few other tenants (some of which may also be

affiliated with MDG and Xtreme).1 Although MDG is its landlord, Seven Stars alleges that its co-tenant Xtreme effectively serves as the property manager.2

1 Mary Bertoni Dep., 11:2-15:23; 27:5-10 (ECF No. 203, Daly Decl. Ex. 1). Seven Stars occupies only about ten percent of the space in Xtreme Action Park. See ECF No. 138, ¶¶ 11, 21. Xtreme and other affiliates of Xtreme and MDG occupy most of the rest of the space. Bertoni Dep., 11:2-15:23; 27:5-10. 2 Xtreme was not a party to the lease, but the lease acknowledges that Xtreme is a third-party beneficiary thereof. See Nov. 23, 2015 Commercial Lease (the “Lease”), § 20.28 (ECF No. 138, Ex. 1). Nothing in the record, however, evidences any separate contract between Seven Stars and Xtreme delineating the parties’ respective rights against and obligations to each other. Jens Berding (“Mr. Berding”) and Eddy Manzo-Berding (“Ms. Manzo-Berding”) are the principals and owners of Seven Stars. They claim to have initially capitalized Seven Stars with $1,963,110, consisting of a $553,532 equity investment from their

retirement savings, and $1,409,578 in financing from Wells Fargo Bank, N.A. (“Wells Fargo”).3 Seven Stars began operating its trampoline park in November 2016,4 as a franchisee of Rockin’ Jump, LLC (“Rockin’ Jump”). About a year later, the relationship between Seven Stars and its co-tenant Xtreme began to deteriorate.5 Seven Stars alleges that Xtreme and MDG essentially colluded to squeeze out Seven Stars, by taking actions designed to deprive it of revenue and customers, while interfering with Seven Stars’ rights under its Lease. And there is certainly some

evidence to support these claims, including an email from a representative of Xtreme who stated that Mr. Berding “doesn’t want to work with us. He won’t listen to reason so it appears we will just need to beat him into default.”6 Specifically, Seven Stars alleges that Xtreme, acting as MDG’s agent, removed signs for Seven Stars’ business, shut off power to and then dismantled Seven Stars’ registration desk, blocked views of Seven Stars’ logo, and limited access to its

premises. Seven Stars also alleges that Xtreme refused to engage in cross-marketing

3 Decl. of Eddy Manzo-Berding, ¶ 5 (ECF No. 203). 4 ECF No. 138, ¶ 47. 5 Id., ¶ 52. 6 ECF No. 203, Daly Decl. Ex. 3. with Seven Stars,7 delayed delivery of food orders to Seven Stars’ customers,8 held “lock-out” events that served to block access to Seven Stars’ trampoline park,9 intentionally confused Seven Stars’ customers about liability waivers, misled its

customers in advertisements,10 and impermissibly installed video cameras in Seven Stars’ premises.11 Seven Stars also alleges that MDG painted over Seven Stars’ signature green color in its entrance hallway and blocked access to its loading dock.12 As a result, Seven Stars alleges that it saw an approximately 40% decrease in revenue compared to its performance in 2017.13 A. Seven Stars I and Seven Stars II. On June 5, 2019, Seven Stars filed a chapter 11 bankruptcy case (“Seven

Stars I”)14 to address these disputes with MDG and Xtreme, as well as disputes it had with its now-former franchisor, Rockin’ Jump, and its secured creditor, Wells Fargo. Seven Stars then commenced this adversary proceeding against MDG and Xtreme on July 19, 2019.15 In the Seven Stars I main bankruptcy case, Seven Stars quickly sought16 – and then obtained – authority to use Wells Fargo’s cash collateral.17 As for

7 The Lease required Seven Stars to reimburse Xtreme for half of any costs Xtreme advanced for joint marketing with Seven Stars. Lease § 14.05(c)(i). But nothing in the Lease actually required Xtreme to engage in any joint marketing with Seven Stars. 8 The Lease prohibited Seven Stars from selling food, so its customers would have to order food from Xtreme. ECF No. 138, ¶84. But the Lease did provide for Seven Stars to receive a 15% discount on any food or beverages purchased from Xtreme. Lease § 20.15(a). 9 ECF No. 138, ¶¶ 88-93. 10 Id., ¶¶ 94-100. 11 Id., ¶ 105. 12 Id., ¶¶ 101-104 13 Id., ¶ 107. 14 Case No. 19-17544-SMG. 15 ECF No. 1. 16 Seven Stars I, ECF No. 5. 17 Seven Stars I, ECF No. 65. Rockin’ Jump, it sought relief from the automatic stay to terminate Seven Stars’ franchise agreement.18 Meanwhile, Seven Stars filed a motion to assume its Lease with MDG.19 But based on Seven Stars’ ongoing dispute with Rockin’ Jump, MDG

and Seven Stars agreed to defer resolution of the assumption motion until after the franchise issues were resolved.20 Ultimately Seven Stars and Rockin’ Jump entered into a settlement agreement on March 18, 2020,21 which resulted in termination of the franchise agreement.22 This was just as the COVID-19 pandemic was hitting the United States. Only a few days later, all nonessential retail and commercial businesses in Broward County, Florida – including Xtreme Action Park and Seven Stars’ trampoline park – were shut down

by government order,23 and remained closed well into June 2020.24 Against this backdrop, Seven Stars and MDG continued to litigate whether Seven Stars could assume its Lease with MDG.25 MDG argued that Seven Stars could not assume the Lease because termination of the Rockin’ Jump franchise agreement violated the Lease’s use clause, and because Seven Stars owed post-petition rent that it had not paid for April and May 2020, when

it was prohibited by law from operating. After extensive briefing and argument, on June 1, 2020, the Court granted Seven Stars’ motion to assume the Lease, ruling that

18 Seven Stars I, ECF No. 39. 19 Seven Stars I, ECF No. 80. 20 Seven Stars I, ECF Nos. 89, 105, 127, 140. 21 Seven Stars I, ECF No. 152. 22 Seven Stars I, ECF No. 161.

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