Leases | 2. LEASES Effective February 4, 2019, the Company adopted ASC 842, which resulted in a recognition of ROU assets and lease liabilities related to leases on the Company’s consolidated balance sheets. The Company determines if an arrangement is, or contains, a lease at inception. ROU assets represent the right to use an underlying asset for the lease term and lease liabilities reflect the obligation to make lease payments arising from the lease. At any given time during the lease term, the lease liability represents the present value of the remaining lease payments and the ROU asset is measured at the amount of the lease liability, adjusted for pre-paid rent, unamortized initial direct costs and the remaining balance of lease incentives received. Both the lease ROU asset and liability are reduced to zero at the end of the lease. The Company leases retail space under non-cancelable lease agreements, which expire on various dates through 2036 . Substantially all of these arrangements are store leases. Store leases generally have initial lease terms ranging from five to fifteen years with renewal options and rent escalation provisions. The Company does not record leases with a lease term of 12 months or less on the Company’s consolidated balance sheets. When calculating the lease liability on a discounted basis, the Company applies its estimated Discount. The Company bases this Discount on a collateralized interest rate as well as publicly available data for instruments with similar characteristics. In addition to rent payments, leases for retail space contain payments for real estate taxes, insurance costs, common area maintenance, and utilities that are not fixed. The Company accounts for these costs as variable payments and does not include such costs as a lease component. The expense components of the Company’s leases reflected on the Company’s consolidated statement of operations were as follows: Three Months Ended Consolidated Statement of Operations May 5, 2019 (in thousands) Finance lease Amortization of right-of-use assets Selling, general and administrative expenses $ 78 Interest on lease liabilities Interest expense 59 Total finance lease expense $ 137 Operating lease expense Selling, general and administrative expenses $ 3,678 Amortization of build-to-suit leases capital contribution Selling, general and administrative expenses 214 Variable lease expense Selling, general and administrative expenses 1,612 Total lease expense $ 5,641 Other information related to leases were as follows: Three Months Ended May 5, 2019 (in thousands) Cash paid for amounts included in the measurement of lease liabilities: Financing cash flows from finance leases 40 Operating cash flows from finance leases 59 Operating cash flows from operating leases 3,408 Right-of-use assets obtained in exchange for lease liabilities: Finance leases 3,985 Operating leases 24,992 Weighted-average remaining lease term (in years): Finance leases 16 Operating leases 11 Weighted-average discount rate: Finance leases 4.5% Operating leases 4.3% Future minimum lease payments under the non-cancellable leases are as follows as of May 5, 2019 : Fiscal year Finance Operating (in thousands) 2019 (remainder of fiscal year) $ 533 $ 11,446 2020 710 15,015 2021 710 14,169 2022 710 14,295 2023 732 14,461 Thereafter 9,450 95,321 Total future minimum lease payments $ 12,845 $ 164,707 Less – Discount 3,860 36,129 Lease liability $ 8,985 $ 128,578 Prior to the adoption of ASC 842, the minimum lease payments under non-cancellable operating leases were as follows as of February 3, 2019: Operating Leases Related Fiscal year party Other Total (in thousands) 2019 $ 147 $ 15,598 $ 15,745 2020 144 16,013 16,157 2021 147 15,327 15,474 2022 149 15,444 15,593 2023 136 15,648 15,784 Thereafter — 112,098 112,098 Total future minimum lease payments $ 723 $ 190,128 $ 190,851 |