UNITED STATES BANKRUPTCY COURT 

SOUTHERN DISTRICT OF FLORIDA 

MIAMI-DADE DIVISION

In Re: 

A & S ENTERTAINMENT, LLC Case Number 21-14020-RAM 

dba The Office Chapter 11 

 Debtor. 

_________________________/ 

MOTION TO COMPROMISE CONTROVERSY

The Debtor-in-Possession, by and through its undersigned attorney requests that the 

Honorable Court enter an Order Granting this Motion to Compromise Controversy and approve 

the terms and conditions of the Settlement Agreement, with its attachment pursuant to 11 U.S.C. 

§ 365, and Rule 9019, Fed.R.Bankr.P., moves (the “Motion”) for the entry of an Order 

approving the compromise with the Landlord, CRSJ, Inc. (Landlord) attached hereto as (the 

“Agreement”). 

 In support of this Motion the Debtor-in-Possession (Debtor) states: 

JURISDICTION, VENUE, STATUTORY AND PROCEDURAL BASIS 

1. This Court has jurisdiction over the parties and subject matter pursuant to 

28 U.S.C. §§ 157 and 1334. Venue is proper pursuant to sections 28 U.S.C §§ 1408 and 1409. 

This is a core proceeding pursuant to 28 U.S.C. §157(b)(2)(A, B & L). 

2. The statutory basis for this Motion is 11 U.S.C. § 365(d)(2). The procedural 

predicate for the requested relief is Rule 9019 of the Federal Rules of Bankruptcy Procedure. 

BACKGROUND 

3. On April 27, 2021, the Debtor filed a Voluntary Petition under Chapter 11 of the 

Bankruptcy Code and elected to have this case administered under Subchapter V of Chapter 11 of 

Title 11 U.S.C. 

Case 21-14020-RAM Doc 181 Filed 02/04/22 Page 1 of 21
4. The Debtor operates a gentlemen/s club located in a shopping center unit leased by 

the Debtor from the Landlord. 

5. The main issue in the case was a claim by the Florida Department of Revenue which 

the Debtor was unable to pay in the time demanded by this creditor and the Debtor’s bank account 

was frozen pending an order of a court of competent jurisdiction.. 

6. Prior to the filing of this case, the Landlord commenced eviction proceeding in 

which it asserted the right to evict for the failure of the Debtor to indemnify the Landlord for 

certain legal expenses. 

7. Additionally, the Landlord submitted a Proof of Claim in the amount of $215,510 

which was the monetary “cure” amount the Landlord asserted. In addition, the Landlord asserted 

non-monetary defaults in the Commercial Lease. 

8. On October 7, 2021, the Debtor filed a Motion to Assume Lease of Non-Residential 

Real Property regarding the Landlord’s Commercial Lease with the Debtor. The Debtor asserted 

it could promptly cure the alleged monetary default. 

9. The Landlord objected to the assumption of the Commercial Lease and, thereafter 

filed a Motion to Dismiss and Objections to a proposed management agreement and to 

Confirmation of the Debtor’s Plan of Reorganization. 

10. As of December 2, 2021, the Debtor and the Landlord had been unable to reach an 

appropriate settlement and announced that to the Court and both parties agreed to have the dispute 

heard at a Judicial Settlement Conference, which was held on January 6, 2022. 

11. At the Judicial Settlement Conference, the parties were able to agree to the general 

terms of an agreement between the parties 

Case 21-14020-RAM Doc 181 Filed 02/04/22 Page 2 of 21
12. On February 2, 2022, this Court heard that the parties were able to memorialize 

the terms and condition of the general terms including additional detail which was agreed by the 

Parties. 

13. The salient terms of the Agreement between the parties are as follows1: [1] the 

debtor will establish a trust fund of $75,000.00, on or before February 7, 2022, which will be held 

by the Landlord’s attorney and may be used to reimburse attorneys’ fees and costs incurred in 

litigation falling under the terms of the indemnification provisions of the Commercial Lease; [2] 

the Debtor will agree to pay the amount of $250,000 to the Landlord with$190,000.00 to be paid 

by March 7, 2022 and the balance paid in 24 equal monthly payments of $2,500.00, without 

interest. 

14. In consideration for the payment of monies and the other terms contained in the 

Agreement, the claims, objections and motions filed by the Landlord would be amicably resolved 

without the expense of litigation to the parties. 

15. The Debtor believes that resolving the disputes with the Landlord in the manner set 

forth in the Agreement will result in a substantial economic benefit to the Debtor and the creditors 

of this bankruptcy estate, in that the Debtor cured various claims against the Estate for an amount 

which could have been higher and for terms which the Debtor believes are sustainable by the 

Debtor. 

16. The Debtors submits that approval of the Settlement Agreement is in the best 

interests of all creditors of this estate and gives the Debtor and the Landlord more rights, with less 

expense of taking the various disputed issues to evidentiary hearings to resolve and the legal 

1 The entire Agreement is attached and should be referenced if you have any additional questions.

Case 21-14020-RAM Doc 181 Filed 02/04/22 Page 3 of 21
expenses incurred in a situation which always involves the inherent risk associated with trials on 

the various issues. 

BASIS FOR THE REQUESTED RELIEF 

A. Applicable legal standard for approval by this Court 

14. “It is generally recognized that the law favors settlement of disputes over 

litigation for litigation sake.” In re Bicoastal Corp., 164 B.R. 1009, 1016 (Bankr. M.D. 

Fla. 1993). Fed. R. Bankr. P. 9019(a) grants the bankruptcy court the power to approve settlements 

and compromises. GMGRSST, Ltd. v. Menotte (In re Air Safety Int’l, L.C.), 336 B.R. 843, 852 

(S.D. Fla. 2005). Specifically, Fed. R. Bank. P. 9019 states: (a) “Compromise. On motion by the 

trustee and after notice and a hearing, the court may approve a compromise or settlement. Notice 

shall be given to creditors, the United States trustee, the debtor, and indenture trustees as provided 

in Rule 2002 and to any other entity as the court may direct.” Accordingly, it is within the scope 

of this Court’s authority to grant the Motion. 

15. “It is generally recognized that the law favors settlement of disputes over 

litigation for litigation sake.” In re Bicoastal Corp., 164 B.R. When considering compromises 

or settlements for approval, the bankruptcy court is to “determine whether the proposed 

settlement is fair and equitable.” In re Air Safety Int’l, L.C., 336 B.R. at 852. The United 

States Court of Appeals for the Eleventh Circuit has set forth factors to assist bankruptcy courts 

in determining whether a settlement proposal meets the appropriate standard. Id. These 

factors are as follows: (a) the probability of success in the litigation; (b) the difficulties, if 

any, to be encountered in the matter of collection; (c) the complexity of the litigation 

involved, and the expense, inconvenience and delay necessarily attending it; and (d) the 

paramount interest of the creditors and a proper deference to their reasonable views in the 

Case 21-14020-RAM Doc 181 Filed 02/04/22 Page 4 of 21
premises (“Justice Oaks Factors”). See Wallis v. Justice Oaks II, Ltd. (In re Justice Oaks II, Ltd.),

898 F.2d 1544, 1549 (11th Cir. 1990). See also Romagosa v. Thomas (In re Van Diepen, P.A.), 

236 Fed. Appx. 498, 504 (11th Cir. 2007) (setting forth Justice Oaks Factors and affirming 

bankruptcy court’s approval of settlement agreement). 

16. Appellate courts review a bankruptcy court’s approval of a settlement 

or compromise to determine whether there is a clear showing that the bankruptcy court abused its 

discretion. In re Van Diepen, P.A., 236 Fed. Appx. at 504; In re Bicoastal Corp., 164 B.R. at 1016 

(stating “the Bankruptcy Court has broad discretion to approve a Compromise.”). 

Moreover, “[t]he bankruptcy court is not required to rule on the merits, and must look only to the 

probabilities.” Id. Settlements or compromises should be approved unless they “fall below the 

lowest point in the range of reasonableness.” In re Bicoastal Corp., 164 B.R. at 1016. 

B. The Terms of the Compromise Meet the Justice Oaks Factors 

17. As applied to the circumstances presented by this case, the Debtor submits 

that the Justice Oaks Factors weigh in favor of approval of the Agreement as most contested matter 

in the bankruptcy case have now been resolved and the Plan is in a position to be confirmed with 

minor non-monetary changes. 

The Probability of Success in Litigation. The Debtor believes that the claims it asserted 

in the case could be considered well-founded and that there is a high probability that he would 

succeed after a trial of those claims on the merits. However, no litigation is free of risk. And, at 

bottom, the claims asserted by the Landlord seek to recover monies it believes is due and owning 

under the terms of the Commercial Lease. Therefore, the Debtor believes that this factor weighs 

in favor of the Agreement. 

Case 21-14020-RAM Doc 181 Filed 02/04/22 Page 5 of 21
The collection factor favors settlement approval. There are general market based 

valuation/collection risks present under either scenario (litigation or settlement). However, 

the Debtor submits that the Agreement removes the risk of further waste or deterioration of 

Debtor’s financial position which is attendant to protracted litigation between the parties. In 

that sense, the “collection risk” weighs in favor of approving the Agreement. 

Complexity of Litigation. The complexity, inconvenience, and delay necessarily 

attendant to litigating the Adversary Proceeding to conclusion also favors approval of the 

Agreement. The Landlord has raised a host of procedural and legal issues concerning the 

claims asserted by the Landlord and the counter positions asserted by the Debtor. The Debtor 

submits that the “complexity” factor weighs in favor of approving the Agreement. 

Paramount interests of Creditors. The Agreement is in the paramount interest of 

creditors and the Debtor believes that creditors of the Bankruptcy Estates will support approval of 

this Motion, in part, because the Debtor would need to find a new location to lease if the court we 

not to allow the assumption and cure of the Commercial Lease. While the Debtor cannot remove 

general market based risks associated with a loss of business lease through by a pandemic or 

other issues out of the Debtor’s control, the Agreement unquestionably provides the best possible 

chance that claims in the Plan will be paid without interruption. 

For all of the foregoing reasons, The Debtor submits that the proposed Agreement 

is well within the range of reasonable outcomes from continued litigation and should be approved.

CONCLUSION 

18, Based upon the totality of circumstances presented, the Debtor respectfully 

submits that the proposed Agreement is fair and reasonable, represents a benefit to the 

Case 21-14020-RAM Doc 181 Filed 02/04/22 Page 6 of 21
bankruptcy estate and its creditors, reflects the exercise of prudent business judgment, and 

satisfies the Justice Oaks Factors. 

WHEREFORE, the Debtor requests that this Honorable Court Grant this Motion and 

approve the Settlement Agreement attached hereto, along with its Exhibit and for such additional 

relief as the Court deems appropriate.. 

CERTIFICATE OF SERVICE 

 I HEREBY CERTIFY I am admitted to the Bar of the United States District Court of the 

Southern District of Florida, I am in compliance with the additional qualifications to practice in 

this Court set forth in Local Rule 2090-1(A), I have ensured this document is in 12-point Times 

New Roman and is double spaced, and that a true and correct copy of the foregoing was served 

via NEF on February 4, 2021 to all those who are registered thereon. 

Submitted by: 

Moffa & Bierman 

Attorneys for the Debtor 

3081 E Commercial Blvd., Suite 204 

Fort Lauderdale, Florida 33308 

Telephone: 954-634-4733 

Facsimile: 954-337-0637 

E-Mail: john@moffa.law 

By: /s/ John A. Moffa 

John A. Moffa 

FBN 0932760 

Case 21-14020-RAM Doc 181 Filed 02/04/22 Page 7 of 21
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Ciara Jones for A&S Entertainment, LLC

Case 21-14020-RAM Doc 181 Filed 02/04/22 Page 17 of 21
EXHIBIT 1

[FORM AFFIDAVIT] 

MARY O. TAIWO, in her capacity as personal 

representative for the estate of Emmanuel Olussola 

(deceased)

Plaintiff,

v.

IN THE CIRCUIT COURT OF THE 

17TH JUDICIAL CIRCUIT IN AND 

FOR BROWARD COUNTY, FLORIDA

CIRCUIT CIVIL DIVISION

CASE NO.: CACE15-016190 (25)

A&S ENTERTAINMENT, LLC., d/b/a THE OFFICE, a Florida 

Limited Liability Company; CLAUDETTE M. PIERRE, an 

individual; GREGORY PIERRE, an individual; ALIX 

BEAUBRUN, an individual; SIGENSTZ MOREAU, an individual; 

CRSJ, INC., a Florida for-profit corporation; JAMES D. FULFORD, 

an individual; PINNACLE PROTECTIVE SERVICES, INC., a 

Florida for-profit corporation; JOSEPH BOYD, JR., an individual; 

DIPLOMAT INTERNATIONAL, LLC, a Florida for-profit 

corporation; MICHAEL A. VENABLE, an individual; and 

WORLDWIDE TACTICAL PROTECTION, LLC, a Florida forprofit corporation,

Defendants.

 /

AFFIDAVIT ON BEHALF OF DEFENDANT A&S ENTERTAINMENT, LLC

IN SUPPORT OF MOTION FOR SUMMARY FINAL JUDGMENT

BEFORE ME, the undersigned authority, personally appeared Ciara Jones who, after being 

duly sworn, did depose and state as follows: 

1. I am over the age of twenty-one (21) and otherwise competent to make this 

Affidavit. 

2. I am presently the General Manager of A&S ENTERTAINMENT, LLC (“A&S”), 

a Defendant in the above-styled lawsuit, and, in such capacity, I am authorized to make all 

statements contained in this Affidavit. 

Case 21-14020-RAM Doc 181 Filed 02/04/22 Page 18 of 21
2

3. This Affidavit is made upon my personal knowledge and upon the books of records 

of A&S made and kept in the regular and ordinary course of its business and under my supervision 

and control.

4. I have personally reviewed the [insert Incident: Ex ___ Complaint filed in the 

above-styled lawsuit by Plaintiff ____________________. In the Complaint, __________ alleges 

that __________________________________________ concerning the Premises, including all 

property adjacent thereto used in the business and/or operation of A&S (the “Subject Premises”)

on or about ________ ___, _____ (the “Subject Incident”). 

5. On or about March I, 2012 - CRSJ, INC. (“CRSJ”) as Lessor, and A&S, as Lessee, 

entered into a long-term triple-net Commercial Lease whereby A&S leased the Subject Premises 

from CRSJ. A true and correct copy of the triple-net Commercial Lease (the “Lease”) is attached 

to Defendants’ Motion for Summary Final Judgment as Exhibit “A.” The 15-year term of the Lease 

commenced on March 1, 2012 and ends on the last day of March, 2027. 

6. A&S, as Lessee, was solely responsible for procuring, maintaining, managing, 

supervising and/or paying for all security staff and personnel at the Subject Premises. CRSJ had 

no such responsibility under the Lease or otherwise, nor did any affiliate of CRSJ or an affiliate of 

the Principal of CRSJ.

7. At the time of the Subject Incident, A&S had the responsibility to operate, and 

control the Subject Premises. CRSJ had no such responsibility under the Lease or otherwise, nor 

did any affiliate of CRSJ or an affiliate of the Principal of CRSJ.

Case 21-14020-RAM Doc 181 Filed 02/04/22 Page 19 of 21
3

8. Under the terms of the Lease, CRSJ had no responsibility for maintenance, 

inspection, or oversight of any aspect of A&S’s business or operations at the Subject Premises all 

of which was within A&S’s authority and control.

9. At the time of the Subject Incident, A&S did, in fact, have in place security staff 

and personnel to monitor and control A&S’s nightclub business at the Subject Premises.

10. At the time of the Subject Incident, A&S had a contract with ________________ 

to provide security at the Subject Premises. This contract was in effect on the date of the Subject 

Incident. 

11. At the time of the Subject Incident, A&S and/or ___________________________ 

controlled all security and supervised all security staff and personnel at the Subject Premises.

12. At the time of the Subject Incident, CRSJ had no right or responsibility under the 

Lease or otherwise to control security or to supervise security staff and personnel at the Subject 

Premises. 

13. At no point in time after CRSJ entered into the Lease with A&S on or about March 

1, 2012, including on the date of the Subject Incident, has CRSJ had possession and/or custody 

and/or control over any portion of the Subject Premises or over any aspect of A&S’s business 

operations at the Subject Premises including, without limitation, A&S’s use and management of 

security personnel at its nightclub.

14. At no time since CRSJ and A&S entered into the Lease has A&S been the agent of 

CRSJ or authorized to act as the agent of CRSJ. At all times since they entered the Lease, the sole 

Case 21-14020-RAM Doc 181 Filed 02/04/22 Page 20 of 21
4

and exclusive relationship between CRSJ and A&S with regard to the Subject Premises has been 

that of landlord and tenant.

FURTHER AFFIANT SAYETH NOT 

PURSUANT TO 28 U.S.C, § 1746. I DECLARE (OR UNDER PENALTY OF PERJURY 

THAT THE FOREGOING IS TRUE AND CORRECT. 

Executed on: ____________________

Ciara Jones 

STATE OF FLORIDA 

COUNTY OF __________________

The foregoing instrument was sworn to and subscribed before me this _____ day of 

February, 2022 by Ciara Jones, who [ ] is personally known to me or [ ] produced a driver’s 

license as identification. 

 Notary Public, State of Florida

My commission expires: 

Case 21-14020-RAM Doc 181 Filed 02/04/22 Page 21 of 21