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GATEWAY SQUARE
ASSOCIATES, L.L.C,
Plaintiff
IN THE COURT OF COMMON PLEAS
CUMBERLAND COUNTY,
PENNSYLVANIA
vs.
TODD LIPPI and
STEVEN F. PENNINGTON,
t/a GAME CLUB OF AMERICA,
Defendant
NO. CIVIL l!l
t;~ 3/03 Ca..J .-,;.........
COMPLAINT
AND NOW,
</1/ ).7(.
, comes the Plaintiff by its
attorneys, GEISENBERGER & COOPER, P.C., and files this Complaint
against the Defend~nt, TODD LIPPI and STEVEN F. PENNINGTON, t/a
GAME CLUB OF AMERICA, as follows:
1. Plaintiff is GATEWAY SQUARE ASSOCIATES, L.L.C., a
limited liability corporation (hereinafter referred to as
"Lessor") having a place of business at Suite 140, III
Preaidential BlVd" Bala Cynwyd, PA 19004.
2. Defendant is TODD LIPPI and STEVEN F, PENNINGTON, t/a
GAME CLUB OF AMERICA, (hereinafter referred to as "Lessee") a
partnership, having an address at Suite 800, One Penn Center at
Suburban Station, 1617 J,F.K. Blvd., Philadelphia, PA 19103.
3. On or about March 18, 1994, Leseor leased space to
Defendant located in the Gateway Square Shopping Center,
Mechanicsburg, Pennsylvania under a commercial lease agreement, a
copy of which is attached hereto, marked for identification as
Exhibit "A" and fully incorporated herein by reference.
72J9'.CCP/3
4. The lease provided for a term of 3 years, with a fixed
annual minimum rent of $12,000.00 payable in monthly installments
of $1,000.00 p~r month with such monthly installments payable on
or before the first day of each month in advance, with rent
commencing on August 1, 1994.
5, In addition to the fixed minimum annual rent, Lessee was
to pay as additional rent as follows:
a. Real Estate Taxes: Under Paragraph 26 of the
Lease, Lessee was obligated to pay to Lessor the sum of $58.54
monthly representing Lessee's proportionate share of Real Estate
Taxes for the premises~
b. Common Area Maintenance: Under Paragraph 9 of the
Lease, Lessee was obligated to P3Y Lessor a proportionate share
of the expenses for operating and maintaining the common areas of
the shopping center in the amount of $125.00 per month.
c. U~ilities: Under Paragraph 8 of the Lease, Lessee
was obligated to pay for all utilities. Under Paragraph 23 of
the Lease, utility charges are deemed to become additional rent.
6. Lessee entered into possession of the leased premises on
or about June 1, 1994 in accordance with the terms of the lease.
7. After December 1, 1994, Lessee stopped making payment on
some of the rents due under the lease and as of October 26, 1995,
Lessee ceased making any of the rents due under the lease, A
statemen~ of the charges rr,ade under the terms of the lease ie
72395.CCP/4
attached hereto, marked for identification as Exhibit "B" .and
fully incorporated herein by refeLence,
8. Lessee subsequently vacated the leased premises in
violatior. of the lease on a date unknown to Lessor, but which
Leseor believes to have been on or about December 6, 1995,
9, Under the terms of Paragraph 24 of the lease, Lessee
agreed to pay legal costs and attorney's fees incurred by Lesnor
in enforcing the terms of the lease. Plaintiff believes and
therefore avers that $4,500.00 is a reasonable attorney's fee in
this case.
10. There became due and owing to Lessor the sum of
$28,078.77 representing the minimum annual rent and additional
rents owed as of the date Lessee wrongfully vacated the premises
and the accelerated balance of the aforesaid rents due under
Paragraph 24 of the lease,
11. Lessor has made demand upon Lessee for payment of the
sum of $32,578,77, but Lessee has failed and refused and still
refuses to pay the same or any part thereof,
WHEREFORE, Plaintiff,GATEWAY SQUARE ASSOCIATES, L,L,C.,
demanda judgment against Defendant, TODD LIPPI and STEVEN F.
PENNINGTON, t/a GAME CLUB OF AMERICA, in the amount of $28,078.77
12395.CCP/5
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5. Admitted.
6. Admitted.
7. Denied. The averments are dunied because Exhibit "B" is not
attached to the complaint served upon the answering Defendant.
8. Denied. Wh~le it is admitted that the above-captioned
Defendants vacated the premise on or about December 6, 1995, it is
denied that this was in violation of the lease. To the contrary,
the above-captioned Defendantr. vacated the premises as a result of
che loss of business due to Plaintiff's acts or failures to act
more fully set out below in answering Defendant's New Matter and
Counterclaims.
9. Denied. It is denied that $4,500.00 is a reasonable attorney's
fee. To the contrary, Plaintiff will be unjustly enriched by an
award in this amount.
10. Denied. It is denied that $28,078.77 is due and owing. To the
contrary, Plaintiff's right to accelerate rent has not accrued
because the lease has not been terminated in accordance with the
terms and conditions of the lease.
11. Denied. It is denied that Plaintiff has made a demand upon
answering Defendant and strict proof is demanded at time of trial,
if relevant.
WHEREFORE, answ~ring Defendant, Stephen S. Pennington, demands
judgment in his favor.
NEW MATI'ER
12. Plaintiff's claims fail to state a claim upon which relief can
be granted.
13. Plaintiff has not mitigated its damages.
14. Dan~ges, if any, sustained by the Plaintiff were the result of
actions of third parties over whom the answering Defendant
exercised no control.
15. Damages, if any, sustained by the Plaintiff were the result of
its own action, including, but not limited to breach of the ~ease
agreement.
16. Answering Defendant's performance of the lease was rendered
impossible when access to the shopping center was substantially
limited due to road construction.
17. Plaintiff breached its duty to act in good faith in the
negotiation of the lease agreement with answering Defendant.
18. Plaintiff, intending to deceive and defraud the answering
Defendant, falsely and fraudulently represented to answering
Defendant that patrons of Game Club America would have access to
the shopping c~nter throughout the term of the lease and that the
premises would remain fit for the partnership's intended purposes.
19. Plaintiff negligently misrepresented to answering Defendant
that patrons of Game Club America would have access to the shopping
center throughout the term of the lease and that the premises would
remain fit for the partnership's intended purposes.
20. Plaintiff breached its duty to disclose facts basic to the
lease negotiation to answering Defendant.
21. Plaintiff has not terminated Defendant's lease and, therefore,
cannot seek damages based upon an acceleration of rent for the
balance of the term fran the ent~J of an award.
22. AIlswering Defendant is entitled to a setoff and/or recoupment
against whatever damages answering Defendant may owe.
23. Plaintiff agreed to an abatement of rent during the period of
road construction and is not entitled to the damages it is seeking
in this matter.
24. Plaintiff will be unjustly enriched if an award is entered for
damages and attorney fees set out in its complaint.
25. Plaintiff breached ita duty to act in good faith when
negotiating the terms and conditions of the leaEle with ansllering
Defendant.
26. Plaintiff is estopped from seeking damages from answering
Defendant because of its failure to negotiat~ the lease agreement
with answering defendant in good faith.
27. Answering Defendant was constructively evicted from the
premises because of the Plaintiff's failure to provide reasonable
access to the shopping center from January 1, 1995 to present.
28. Answering Defendant entered into lease agreement in reliance
upon its patrons having access to the shopping center throughout
the term of the lease and would not have leased the premises if the
Plaintiff had not misrepresented and/or conceal~j facts basic to
the transaction.
29. Plaintiff waived all rights to recover on this cause of action
when it agreed to abate and release answering Defendant from all
rent due and owing during the period of road conatruction.
COUNTERCLAIMS
COUNT I - FRAUDULENT MISREPRESENTATION
30. This party incorporates herein by reference all of its previous
allegations contained in this Anewer to Complaint, New Matter and
Counterclaims.
31. At the time the lease was negotiated in 1994, Plaintiff, with
knowledge of the falsity of its statements and with intent to
deceive and defraud the answering Defendant, represented to
answering Defendant that the shopping center would remain fit for
the partnership's intended purposes and that patrons of Game Club
America would have uninterrupted access to the shopping center
throughout the term of the leasehold.
32 The answering Defendant, relying on these statement, entered
into the lease agreement referred to above.
33. On or about January, 1995, access to the shopping center was
severly limited due to major planned road construction and patron's
of Game Club America experienced significant delays getting to and
from the store.
34. As a result of Plaintiff's misrepresentations, answering
Defendant has sustained pecuniary and non-pecuniary damages in
excess of $100,000.00.
WHEREFORE, answering Defendant demands judgment in his favor
in an amount in excess of $100,00.00.
COUNT II - NEGLIGENT MISREPRESENTATION
35. This party incorporates herein by reference all of its previous
allegations contained in this Answer to Complaint, New Matter and
Counterclaims.
36. At the time the lease was negotiated in 1994, Plaintiff
negligently represented to answering Defendant that the shopping
center would remain fit for the partnership's intended purposes and
that patrona of Game Club America would have uninterrupted access
to the shopping center throughout the term oi thp- leaseholrl,
37 The answering Defendant, relying on these statement, entered
into the lease agreement referred to above.
38. On or about January, 1995, access to the shopping center was
severly limited due to major planned road construction and patron's
of Game Club America experienced significant delays getting to and
from the store.
39. As a result of Plaintiff's negligent misrepresentation,
answering Defendant has sustained pecuniary and non-pecuniary
damages in excess of $100,000.00.
WHEREFORE, answering Defendant demands judgment in his favor
in an amount in excess of $100,00.00.
COUNT III - FRAUDULENT CONCEALMENT
40. This party incorporates herein by reference all of its previous
allegations contained in this Answer to Complaint, New Matter and
Counterclaims.
41. At the time the lease was negotiated in 1994, Plaintiff
concealed from answering Defendant that access to the shopping
center would be severly limited for a substantial part of the
leasehold due to planned road construction and that the patrons of
Game Club America would experience s~.gnificant delays getting to
and from the store.
42. Due to Plaintiff's fraudulent concealment, answering Defendant
has sustained pecuniary and non-pecuniary damages in excess of
$100,000.00.
WHEREFORE, Defendant demand a judgment in his favor in an
amount in excess of $100,00.00.
COUNT 1V - BREACH OF DUTY TO DISCLOSE
43. This party incorporates herein by reference all of its previous
allegations contained in this Answer to Complaint, New Matter and
Counterclaims.
44. Plaintiff had knowledge and sole access to such knowledge
superior to that of answering Defendant of the planned road
construction, and so had a duty to advise answering Defendant of
this fact, which was basic to the lease negotiation.
45. Answering Defendant would not have entered into the lease
agreement with Plaintiff had he been advised of the planned road
construction and resulting impact upon access to the shopping
center.
46. Because Plaintiff did not disclose the aforesaid facts,
answering Defendant has sustained pecuniary and non-pecuniary
losses in excess of $100,000.00.
WHEREFORE, Defendant demands judgment in his favor in an
amount in excess of $100,00.00.
'H.IlI"'''''' Il.TUIlN - .UMMON./COMPL.AIN'r
iit1PwIV .~ f/yP<1
j/ilt1J '{"HdIiJII:tn. ~ ·
6Itme duLf of /hJ!ff/t1j}
SERVED AND MADE: KNOWN TO /!IJ:;/~
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fl~ JIIJJ TERM, 1.
NO. t~ '105#-- Ii
~endant
o Defendant Campany
true and attested capy d the within Summons/Complaint, issued in :he above captioned malter
1"';1 ,~; / tP /J
on J ,19 /E> _, at /1} o'clock, ~M., E.S.T.lD.S.T.
at /6/7' ,:7;1f/ - Jft;-;t ~) , in the County of Philadelphia,
State of Pennsylvania, ta :J7&/rU/ :1' j$4q4 r'l'
~ the aforesaid defendant, personally;
o (2) an adult member of the family of said defendant, With whom said defendant resides, who stated that
his/her relationship to said defendant is that of
o (3) an adult person in charge of defendant's residence; the said adult person having refused, upon reo
quest, to give his/her name and relationship to said dei"ndant;
o (4) the managed clerk of the place of lodging in which said defendant resides;
o (5) agent or person for the lime being in charge of defendant's office or usual place of business.
o (6) the and officer of said defendant Company;
So Answers,
JOHN C. GREEN. Sheriff
{I
12,381R", lJ.1I7)
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In I n~ Court CT C.:mmo~ t =::S OT \..:.J:".::::,;):'I::n- "-:;W';;~'YI . anr.sy '1cni::
Gateway Square Associates, L.L.C.
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Todd Lippi t/a Game Club of America
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96-3103 Ciyi1 Term
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Gateway Square Associates, L.L.C.
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Steven F, Pennington tip Game Club of America
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GATEWAY SQUARE
ASSOCIATES, L,L.C.
Plaintiff
IN THE COURT OF COMMON l'I.EAS
CUMBERLAND COUNTY,
PENNSYLVANIA
vs,
NO, CIVIL 19
TODD L1PPI and
STEVEN F. PENNINGTON,
t/a GAME CLUB OF AMERICA,
Defendant
AND NOW,
.< /11/'7[,
COMPLAINT
, comes the Plaintiff by its
attorneys, GEISENBERGER & COOPER, P,C., and files this Complaint
against the Defendant, TODD LIPPI and STEVEN F, PENNINGTON, tla
GAME CLUB OF AMERICA, as follows:
1. Plaintiff ie GATEWAY SQUARE ASSOCIATES, L.L.C., a
limited liability corporation (hereinafter referred to as
"Lessor") having a place of business at Suite 140, 111
Presidential Blvd., Bala Cynwyd, PA 19004.
2. Defendant is TODD LIPPI and STEVEN F. PENNINGTON, tla
GAME CLUB OF AMERICA, (hereinafter referred to as "Lessee") a
partnership, having an address at Suite 800, One Penn Center at
Suburban Station, 1617 J.F.K, Blvd" Philadelphia, PA 19103,
3. On or ~bout March 18, 1994, Lessor leased space to
Defendant located in the Gateway Square Shopping Center,
Mechanicsburg, Pennsylvania under a commercial lease agreement, a
copy of which is attached hereto, marked for identification as
Exhibit "A" ar.d fully incorporated herein by reference.
12395.ccp/J
4. The leaee provided for", term of 3 years, with a fixed
annual minimum rent of $12,000.00 payable in monthly installments
of $1,000.00 per month with such monthly installments payable on
or before the first day of each month in advance, with rent
commencing on August 1, 1994,
5, In addition to the fixed minimum annual rent, Lessee was
to pay as additional rent as follows:
a. Real Estate Taxes: Under Paragraph 26 of the
Lease, Lessee was obligated to pay to Lessor the sum of $58.54
monthly representing Lessee's proportionate share of Real Estate
Taxes for the premises;
b. Common Area Maintenance: Under paragraph 9 of the
Lease, Lessee was obligated to pay Lessor a proportionate share
of the expenses for operating and maintaining the common areas of
the shopping center in the amount of $125.00 per month.
c. Utilities: Under paragraph 8 of the Lease, Lessee
was obligated to pay for all utilities. Under Paragraph 23 of
the Lease, utility charges are deemed to become additional rent,
6. Lessee entered into possession of the leased premises on
or about June 1, 1994 in accordance with the terms of the lease.
7. After December 1, 1994, Lessee stopped making payment un
some of the rents due under the lease and as of October 26, 1995,
Lessee ceased making any of the rents due under the lease, A
statement of the charges made under the terms of the lease is
12395.CCP/"
attached hereto, marked for identification as Exhibit "B" and
fully in~orporated herein by reference.
8, Lessee subsequently vacated the leased premises in
violation of the lease on a date unknown to Lessor, but which
Lessor believes to have been on or about December 6, 1995.
9, Under the terms of Paragraph 24 of the lease, Lessee
agreed to pay legal costs and attorney's fees incurred by Lessor
in enforcing the terms of the lease. Plaintiff believes and
therefore avers that $4,500.00 is a reasonable attorney's fee in
this case.
10. There became due and owing to Lessor the sum of
$28,078.77 representing the minimum annual rent and additional
rents owed as of the date Lessee wrongfully vacated the premises
and the accelerated balance of the aforesaid rents due under
Paragraph 24 of the leaee.
11. Lessor has made demand upon Lessee for payment of the
sum of $32,518.77, but Lessee has failed and refused and still
refuses to pay tho same or any part thereof.
WHEREFORE, Plaintiff,GATEWAY SQUARE ASSOCIATES, L,L.C.,
demands judgment against Defendant, TODD LIPPI and STEVEN F.
PENNINGTON, tla GAME CLUB OF AMERICA, in the amount of $28,078.77
12J9!5.CCP/5
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GATEWAY SQUARE
ASSOCIATES, L.L.C.
Plaintiff
IN THE COURT OF COMMON PLEAS
CUMBERLAND COUNTY,
PENNSYLVANIA
vs.
TODD LIPPI and
STEPHEN S. PENNINGTON,
t/a GAME CLUB AMERICA,
Defendant
NO. 96-3103 CIVIL
AMENDED COMPl.AINT
AND NOW, July 19, 1996, comes the Plaintiff by its
attorneys, GEISENBERGER & COOPER, P,C., and files this Amended
Complaint against the Defendant, TODD LIPPI and STEPHEN S.
PENNINGTON, t/a GAME CLUB AMERICA, as follows I
1. Plaintiff is GATEWAY SQUARE ASSOCIATES, L.L,C., a
limited liability corporation (hereinafter referred to as
"Lessor") having a place of business at Suite 140, 111
Presidential Blvd., Bala Cynwyd, PA 19004.
2. Defendant is TODD LIPPI and STEPHEN S. PENNINGTON, t/a
GAME CLUB AMERICA, (hereinafter referred to as "Leasee") a
partnerehip, having an address at Suite 800, One Penn Center at
Suburban Station, 1617 J,F.K. Blvd., Philadelphia, PA 19103.
3. On or about March 18, 1994, Lessor leased space to
Defendant located in the Gateway Square Shopping Center,
Mechanicsburg, Pennsylvania under a commercial lease agreement, a
copy of which is attached hereto, marked for identification as
Exhibit "A" and fully incorporated herein by reference.
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4. The lease provided for a term of 3 years, with a fixed
annual minimum rent of $12,000,00 payable in monthly installments
of $1,000.00 per month with such monthly installments payable on
or before the first day of each month in advance, with rent
commencing on August 1, 1994.
5. In addition to the fixed minimum annual rent, Lessee was
to pay as additional rent aa follows:
a. Real Estate Taxes: Under Paragraph 26 of the
Lease, Lessee was obligated to pay to Lessor the sum of $58.54
monthly representing Lessee's proportionate share of Real Estate
Taxes for the premises;
b. Common Area Maintenance: Under Paragraph 9 of the
Lease, Lessee was obligated to pay Lessor a proportionate share
of the expenses for operating and maintaining the common areas of
the shopping center in the amount of $125.00 per month.
c. utilities I Under Paragraph 8 of the Lease, Lessee
was obligated to pay for all utilities. Under Paragraph 23 of
the Lease, utility charges are deemed to become additional rent.
6. Lessee entered into possession of the leased premises on
or about June 1, 1994 in accordance with the terms of the lease,
7. After December 1, 1994, Lessee stopped making payment on
some of the rents due under the lease and as of October 26, 1995,
Leaeee ceased making any of the rents due under the lease. A
statement of the charges made under the terms of the lease is
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attached hereto, marked for identification as Exhibit "B" and
fully incorporated herein by reference.
8. Lessee subsequently vacated the leased premises in
violation of the le~se on a date unknown to Leseor, but which
Lessor believes to have been on or about De~ember 6, 1995.
9. Under the terms of Paragraph 24 of the lease, Lessee
agreed to pay legal costs and attorney's fees incurred by Lessor
in enforcing the terms of the lease. Plaintiff believes and
therefore avers that $4,500.00 is a reasonable attorney's fee in
this case.
10. There became due and owing to Lessor the sum of
$28,078.77 representing the minimum annual rent and additional
rents owed as of the date Lessee wrongfully vacated the premises
and the accelerated balance of the aforesaid rente duo un~~r
Paragraph 24 of the lease.
11. Lessor has made demand upon Leasee for payment of the
sum of $32,578.77, but Lessee has failed and refused and still
refuses to pay the same or any part thereof.
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Tho landlord dOdO boroby 10810 and domllo latho Tooant, and \ho Tooaul dou boroby accopl
aud 10110 !rom tho Landlord, upon tho tonn., covooanll, coodlUon., and UmJlIUoo. beralnallor .ellorlb, \ho Domlaod Pnmlau
II let forlb DO Pale DOl ol \hll lAuo Alfoemool For \ho UII and occupancy of laid Demlaod Premlltl durlnl\ho lerm ollbll
IAUI, Tloanl Iball PlY lo Landlord a lUaranlood Jlllnlmum reutal In tho amounll .poelnod 00 Palol 000 and Two boreal; a
proporUoDlIl Iban olthl IIjlOOIU 01 oporlUnltho COIMIOO aroa. 01 and a proporUool1ll Ibarl of Ibl roal ullle laJoa
lrom U1n1 lo UnlI lmPOlad IlllIDlltho Shopplni Conler, and lucb other cbui" II may bo required lo bo paid by Tooanl borluoder,
all II blralnllllr more plrUcullrly IIllorth. Thl parUol boralo.lnlondln" 10 bo 10lally bouod boroby, further covooanl wllb nob
othar II 10Uow.:
ONE. COMMENCEMENT DATE, Tho lenn Ihlll1 COIMIOOCI 00 Ibo IIjllrlUOn 01 3Q dlYI Illor
ooUal la Tlnanllblllbl Demllld Promllel Ira rndy lor aaaupanay by Tooant, or tho dall wben Ton anI cammonc.. bUllnul
aporlUool, wblahevor II ooooll(barolnlltor called "CalMloocemeol Dalo"), and thllllrm Iball IIlIlrl on tho 1811 dlY ollbl clloodu
maolb In whlab lboro Iblll1 blvo ellllled tho Unlo IIllarlb on PalO Ono beroof II the Torm, litho COJI\IDeooemenl Dill II Dol
00 thl nlll day at I ...Iooder maoth, raol for tho porlod botwoeo COOlmenaemool Dato and thl nlll dlY 01 tho laUowlnl moolb
Ib,U bl IPllorUanod Ilthl anoulI role berolnlbove provided (bued 00 I 360 dlY annuli bull)and .ball bl duo and paYlble 00
lbl Commoooemool nllll. AI lOaD u CalMlooaemool dalll bll bllo dOlllrmlned, memarandl In lbo lorm IPpoodld borolo~
marked Elhlbll 'C', Iball bo II road by Landlord and Tonanl conllrmlnltho 011111I11 theroln III forlb. vf J.'v~ t7~
within five(5) days~' I~~,
TViO. PAYMENT OF U!ASE. lUuanlood Jlllnlmum reoll, and lIeepl II OIlY b oreln
O\herwllO provldod, all perconllll ranll, IddlUonll reolland y athor leuo cbulu due berounder Iball bo plyablft In equll
maolbly Inllallmeoll, In advanco wlthoul lel.oll or dedueUan 0 any kind, ullon lbo nlll dlY of oaeb clloodar monlb 01 tho tonn
Illbe olnco at lbe LtoDdlord,ar II lucb alber pllco u lbo L dlord may !rom Ume lo Umo dlllroalll, all wllbaul reuer !rom
vllulUoo Ind apprllnulonlll"I, Tho parUII covooanl an Ilfoo thll any paymenl 01 reol or addlUontl reot mldo borounder
OIlY, at tho opUon allbe L;.Adlard,bo Iccepled and IppUed plymenl on Iccounl of tho reol or addlUontl reot looiolt overduo
under lbll lAue, oolWllhltanl!ln1 any IlIlemenl to tho co ary ondolled 00 or accompanyln" eacb paymool Sbould any paymenl
or InllallmOOt of oucb root or addltJootl reol Dol bo mado 0 tho dalo wboo II oball bavo becomo duo and plyablo, Landlord oblll
bo eoUUed 10 coUoel a lalll cbarlo lberoon oqual to 000 and ono.ball porconl (1,5~) per mooth.or tho bllbllllelal ralll perm1ll1ld
by law, or a !racUoo lbereol of lbo amaunl or amounla ovorduo,the oamo 10 bo doomed IddlUonal rool boroundor.
Excepl 81 bereln OthOrwllO opoelncally provided, 1111 tho Intenl ol tho parUu thlt tho rent,
addlUonal renll and other eljlon.u whlcb OIlY become due and payablo by Tenanl bereunder .ball bo ablolulllly not of any and
all cbullI, ulollmonll, lmpo.IUoo., COlli, eljlen.u or deducUons 01 every kind or oature IppUcablo to tho Demllad Pnmlaes,
or lbo un and occupancy thorool, tho Tonanllo bo .ololy ruponllblo there lor and the Landlord to bave absolulllly DO UabWly or
rllpoollbWly wbalever In COnDoeUon therewith.
THREE. REPAIRS, ORDINANCES, AND VIOLATIONS. The Tonanl coveoanla lbal no waalll or
damale shall bo commllted wllbln, upon or to the Demised Premises; thaI the .ame sball bo used for only tho purposo berslnabove
IlIled..ball nol be uled for any unlawrut purpo" and thaI no vlolaUons ollaw or ordlnancs or duly coosUtullld authorlly .ball
bo commlllad thonon. Throullboul tho lenn benol Tenant Iball take good can 01 the domlsed Premlaes,lncludlnl wlthoul
UmJtaUons, tho eloelrlcal and plumblng.YllelDJ !rom thslr polnla of entry therein: the besUng,veoW,
aUnI and alr condlUonlnl.yslllm and tho eleclrlcal.yslem servicing Demllod Premlsu and IilIY and all doors, molding, lr\m,
window !ramu, door !ramu, closure dovlns, door bardwaro, door binges andlor windows U well U lUturll and appurlenanc..
Md all alloraUoos, addlUon. and lmprovemeoll 10 .ame; and Tenanl sball malle all repairs and replacemeota lo and aboulthe
nme, In part and In lbelr eoUre\}', u may bo oecessary 10 preserve them In good ardor and COOdlUOD. AU repalll and replaco,
meota . ehall be equal In quallly 10 lbe orlg\DaI work and Tenanl shall prompUy pay tho elpeo.o of aucb repalrs and
replacemenll, sullor no wute or Injury to Demlsod Premls.., gtve prompt nollce 10 Ute Landlord at auy damage thaI may
occur,Oloeule aud comply wlth all laws, rules, ardor., ordinances and regulaUoDs at any Umo Issued or In loree, appUcable to the
Demised Premises or to tho Tenanl's use and occupancy Ulereol, 01 the Landlord andlor lbe Munlclpal,Clty Couoly.Sl:lIa.Fadaral
Governmoots and 01 eacb and every deparbneo~ bureau and olnclal thereol, and of lbe Board of Fire Underwrtlell
bam!: JurlSdlCUOD Iboroof.
Landlord wW keep In rapalr tho structural elemsulI, OIlerlor, rool and.eommoD areU of lbe
Shopplnl Cenler, provided lbe Tenanl ahalllllve Landlord wrIUen noUce 01 the necesslly lor any aucb repalrs lberelo, and provided
lUrther lbalthe damago 10 the sarno .hall nol bavo beeD coused by Ute ncgllgsDce or care Ie sa acl of Tenant, In whlcb evenl
Tenant .hall be responalblo there lor. Landlord'. obllgaUon wllb reapecl to rspaln lo the Demised Premlaes .aball be only u
OIpre881y Bltlorth In this Paragrapb Three, and all cO'lIlncurred In connecUon Uterewl\h sball be Included IS part ollbe eljleDSII
Incurred by Landlord under and pursuanllo the provisions 01 Paragrapb Nino bereol.
Al the "plraUon 01 Ute larm Tanant shall poacelUUy surrendor tho Demised Premlees lo the
Landlord In lood ordsr and repllr, and broom cloan.
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FOUR, INCREASED FI!lB INSURANCB RATES, Tananl.hall Dol do, .uller to bo dono, or keep,
or lurrer 10 bo kepi an)'lblnlln, upon or aboultho DomllOd Preml... or take any acUon wblcb would void, malle voidable, arrecl
tho eDforceabWly alar Increuo Ibo promlum for any of Landlord'l Inaurance pollclll In.urlng agalnllloll or damlge by nn
or other buard..lneludlnl bul nOI Umlled 10 publlo UabWty, 01 which wUl preveol landlord Irom procuring aucb pollelll In
cOlUpanl1l laceptabll lo Landlord, II Tenanl allOWI tho demised premlsea 10 remain Vlcaul or anything be dODO, omlllod to bl
done or lullered to bl doni by Tonan~ or kapl or .ullerad by Tonanllo be kaplin, upon or aboul tho Domllod Premlluthlllball
caulo lbo ralo of nn or olbor Inlurance malnllllDed thonon by Ibe Landlord In companlel accopleblo 10 Landlord 10 bo lncrouod
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b.yood Ibe inJolmum rallllrom 11m. 10 11m. appUcabl. to lb. Demllld Premla.. wb.o Iully occupl.d by 1.0101 or 10 111I Die for
lb. PUrpOIl p.noIll11d UDdu lhla I.ue or 10 lb. u.e of IUcb olbu prop.rty of T.olOl u mlY hi kepI or malolllDod lbu.1D,
T.oul wW p,y u 10 addlUooal reol bar'UDd.r lb. amouol of .ucb lDcreu. prompUy upoo Laoillord'. d.mud. Ilbould uy DI,
or .llllllDr ollbe D.mllld PralDla.. by T.oul opeulll lD IOY maDDar 10 .old or make .oldabl. uy IUch IoaUluoe poUoy or
olberwll. Irretlllll 1010rceabWly by Laoillord Ib.o Laoillord .baU bave Ibe rlibl{\D addlUoo 10 all olbu rem.dl.. Ivallable to
LaodlordJto IIIrmlDallllhla Laue upoo 1b1rly(30) day. wrI11en ooUc. 10 T.ouL
FIV!. ASSIGNIIEHT OR SUBLETTING. T.oulnprmly oOVlo101IIIbalII wW 001 u.lp,mo",'e'
or ,oo'llllbu lhla Lau. oor uodu.I.1 or .ubl.1 or .ullar or p.rmIllb. Daml.ed PrelDlau or IOY pm Iberaof, wb.lber by UClO..,
oooc...loo, or olb.rwII., 10 be ulld by olbar. wllboullb. prior wrlllln cOOllol 01 Laodlord lD eaob IoallOce. 10 lb. n'Ollbl
Tlollll ber'Wlder .ball hi a corporaUoo, any lI'uII.r, III., pl.dee, or olbar d1Jpo.IUoo 01 lb. corporalll .Iock or ,ollDe IlcurlU..
01 lb. Tloul .ball bl d..m.d an u.lpmlOl 01 Ibl. Laue and Ib.rllon problbll.d wllboul lb. npra.. wrIll10 000..01 or
Laodlord. AI all 11m.. dUMe lb. IIrm of Ibla Lau. and any reDlwallberaol, Ill. banby l!I'nd Ibll all p.raoo. .lplDr 00
blbalf 01 lb. T.oUI oorpor.Uoo Iball ~I olnolfl and dlreclor. 01 IIld T.nant corporauoo ud Ib.y wW coUIOUnly own .11.ul
7G'lI or OIor. of all.tookl,lqulU..,ud lIoUrlU.. 01 uld T.oanL
IIlbl. Lau. be u.lped or II lb. D.mllld PrelDla.. or any pm lbulOI be lublll UDder.lll
or ooouplld by anyool olber Iban Tloanl wllboullbl npre.. wrIlllo conllnl 01 Laodlord lIlIl bid and oblllDld, Laoillord m.y
ooUIOI reol tram Ibl u.lp.., uoderlloanL u.ar or oocupanl and Ipply lb. n.lamouol ooU,cled 10 all rlol bu.lD r...ned, bul
00 luob uIlllDlD.OL uoderl.llIDe, occupancy or c~U.cUon .ball h deem.d I walv.r ollbll cov.nanl or Ibl Ico.pllOol ollbl
u.lpee, UDd.rllloanL ullr or oocupanl II T.nanL or I waiver or rel.u. of lb. p.rlormanc. by T.oul'l perl 10 bl b.rlln
obllned and perlormed.
In Ibe eVlol Ibe Landlord'l wrIll1n con..nl 10 any u.lpmlOl or .ubl.11ID1 II cranlld
bU'UDder,1b1 T.oanl.baJl, oIY.rtb.I..., remalJl lllbl.1o p.rlorm all cOVlnanllland coodlUoDl by Ibe 1II0ullo be obllned and/or
p.rlonDod bareuod.r, and 10 ruaranll. IUcb parlofDllIlC' by lb. u'lllDlI or .ub.lloanL and IUcb coo..ol.balllD 00 .venl bl '
dllm.d coollDulDr lor lb. PUrpOIl 01 any .ubllqU.ol u.ll11m.nlll and/or .ubl.llIDr, each 01 wblcb .ball r.qulr. lItl IIparall
wrIll110 coouol 01 Laodlord nrll bid and oblalD.d lor whlcb Landlord OIlY, 11111 opUoo, requltelltl plym.ol 0110 IdmlnI.lraUve
'.1 01 1250,00 lD IIcb lDllaDce.
SIX. BAHIlRUPTCY OR INSOLVENCY.
,\. Leue Rel.cdoo lD BaoIlruplcy.
10 lb. IY.ollbo Teoanl.ball b.come I D.blor UDdor Cblplor 7 ollbe BaoIlruplcy Code, and Ibe Truelll tr Teoanl
.ball 0100110 lI.ume lbl. Lau.lor lb. PUrpOIl 01 u.I(I\1DIlIb. eam. or olb.rwllI, bucb elocUoo and u.lllDlDlOI mlY b.
made ollly II all 1Inn1 and coodldool 01 Parlgrlpb Six boreollre ud.n.d, " 1U0b TruMlle Iball fall 10 el.cllo ueume Ibla
La..e wllbln IIDy (60) day. IlIfIr lb. IIl1Dr ollbe p.Udon, Ibla Leu..hall be deem.d 10 bave bo.o rel.olld, Wllee. lor CIUII
.bown, Ibe Bukruplcy Court.ball, prtor 10 nplrlUoo of .ald .lxl)' (60) day., bave nllDd.d lb. lime lor u.umpUoo of lhla
Laue. Laodlord .ball bo thor.upon Imm.dllllly 'DdUod 10 pOIIOl.loo ollbe Demised Pr.ml.OI wllboul lurlbar obllCIUOD 10
T.oul or Ibe Trullll, and lhla Lau. .ball b. canc.ll.d, bul Landlord'. rlllhllo b. comp'Dllled for damlCII lD lucb
llquldadoo proOl.dlnc.ball .urvlve.
B, CoodldoDl lor AalumpUOD 01 Lau..
I. 10 Ibe .veollbal a PedUoo lor reorcanludoo or adluslmenl 01 debllla nJed CODcemlne Teoanl UDder Cbapllr
\I or 13 ollbe Bankruplcy Cod., or a procoodlng Is nJod UDder Chaplllr 7 01 lb. Bankruplcy Code and Ia
" coo~erted In Cbapler lIar 13, Ibe TruSl1l or TouanL u D.btor IOd D.btor,ID.PoSsOIsloo. musl elecllo u.um.
lbll Leue wllbbl IlIly (60) day. tram Ibe date ollll1Dg ollbe PeUdoo uodu Cbapler \I or 13, or Ibe Tru.lle or
Debtor IOd D.btor.lo,ProOl" sball be deemed 10 blve reJecled Ibl. Laue, uol... lor cause sbown, lb.
Bankruploy Court.ball have prtor 10 lb. nplraUoo 01 sald .1xty(60) day. blve exleoded Ibe l1me for
usumpUoD ollhla Laue. No elecdoo by Ibe Tru.lfle or Debtor and Debtor.ln,Po.....lon 10 allume Ibla Laue,
wbelber UDder Cbsplflr 7, II, or 13, .ball be ellecUve unleas eacb ollbe lollowlng condldcDs, wblch Laodlord
and TeDanllclmowl.dee are commercially raaeoDsble In Ibe CODleII 011 bankruplcy proceedlne of TenanL
blve been nUen.d, and Landlord boa .0 ackDowledged lD wrIl1Dr:
(a) The Tru.lle or Ibe Debtor and Debtor.ln.Po.....lon boa cured, or bu prOvided Landlord IdequlII
oa.nrance (oa denned below)lblt
(I) WllblD len (10) dlye trom lbe dsle 01 .ncb u.umpUoo, Ibe Tru.lflo wW cure all mooelary
. delaulla UDder ibIs Lease: and
. (U) WlthlD lblrly (3G) dlYs lrom Ibe dalfl 01 sncb a..umpUoD, Ibe Tru.lee wW cuie- all noo.moDelary
delaulls UDder ibis Lease,
(b) The Tru.lfle or Ibe Deblor and Doblor.ln.Po....doo bas comgenaalfld, or bu prOvided 10 Landlord
Idequlle assurance (oa denned below) Ibal wllblD (10) day. trom Ibe dalfl 01 u.umpdoo Laodlord wW
be compoDaated lor IDY pecuniary Iou lDcurred by Laodlord wIDe trom Ibe dellull 01 TenanL Ibe
Tru.tee. or Ibo Oebtor and Debtor.ln.Po.....lon 18 reclled lD Landlord'. wrI11eo ~~lemeol 01
pecunIary 10.. sODIlo lbe Tru.l.. or Debtor and Deblor.ln.Possosslon.
(c) The Truslee or Ibe Debtor IOd Debtor.lo.Po.ses.loD bu provIded LlDdlord wllb adequllll ...urance 01
lbe !ulure performance 01 each 01 Tenanl'., Ibe Trusllle or Debtor IDd Debtor,In.Poes..sloo's
obUcadon. UDder Ibl. Laue, provided however, Iblt
(I) The Truelle or Debtor and Debtor.ln'POI..eslon shall also depo.1l wllb Ibe Laodlo~d. u securtly
lor lbe Urnely p.ymeDL an amounl equal 10 CWo (2) monlb. reDI (u IdJualed charcn puraulDI
10 BIxB(IXcXUI}below) and other monetary cbarcn accrulne under ibis Laue lD IddlUoo 10 IOY
puvlously depollted ascurtly uoder pararrapb Twenly.n.. bereo~ and
(U) II nOI otherwise required by Ibe lflnns 01 this Lelll, Ibe Tru.t.. or Doblor and D.btor.lo,
POllellloo .ball "'0 PlY lD IdvlDce on Ibe date mlnlmum reDlla plYlble 11I21b 01 TeolDl'.
annual obUglUon. under ibis Leue lor added cbarg.s.
(UI) From IDd Iner Ibe dlle ollllumpUon 01 this Laue, the Tru.t.. or Debtor and Debtor.lo'
POllelllon ollbe mlnlmum renl olberwlse p.yable bereuuder.plu I the lverace llUoUDI ollbe
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annual porceulalo paid by Tooant 10 Landlord wllhln lbe nve (5) year period prior 10 Us. date
01 Tenant'. peUuon under lb. Bankruplty Code, which amount .hlll b. paid In advanc. In
equal monlhly In.laIlmente on lbo dall mIn1mum renlla payable.
(Iv) Th. nbUlaUon. Impo..d upnn lbe Tru.tee or Deblllr and Deblllr.ln,Po..e..lon .hlll conUOu,
wllb re.pect III Tenant or any uolgnee ollhll Leue altor compleUon 01 bankruplty
procoodlDla.
(d) ThO u.umpUon ollblJ Lou~ will not
(I) Bruch any provlolon In any olber loue, morli.le, lInanclnl al1'eement or alber al1'nment by
wblch Landlord I. bound relaUnI to lbe Shopplnl Ceuter; Or
(II) Dlalllpt lbo tenant balance, lbo tenant mIX or lbo ShopplnS Center or any alber lU4mpl by
Landlord III provld. a apeclnc tenant balance (or tenanl mil) 01 relaU alOre. In Shapplnl Center
wblch would bo mo.t benonclallO III al the lInanla In Ibe Shopplnl Center and wauld enhance
lb. Imll., reputaUon, and prontabWty 01 the .happlnl cuter.
Z. Par lb. purpo.. alllll. S.aUon DIl B, Landlard and T.nant acknowledl' thaI. In Ibe aantelt 011
banlllllPIOY proandlDl of T.nanl. at I nllnlmum 'ad.quala u.uranc.' .hlll mUlIlblt lb. Tru.te.
ar D.blllr IlId D.blllr.ln.Pa.....lan hu and will conllnu. to have .ulnclent unoo:umh.rad u..1a
.ltor lb. paJlll.nl allllncured obUlaUan. and admlnl.lraUve np.nn. to u.ur. Landlard Ibat tho
Truat.. or Deblllr and D.btar.ln.Po.....lon wW h.ve .ulnelent lUnda to lUlnD th. abUlaUan. 01
T.nanl und.r ibID IA..., and to kuP lIla Deml..d Pre mi... .Illcked wllb merchandla. IlId properlY
.talled wllb .ulnelont .mploye.. to conduat I lUUy aporaUonal, acUvely pramalad bu.lneu on the
D.mlXod pramln..
O. LllIdlar~'a 8111I110 Tonrllnalo.
In th. .venllblt mil Leue II Ulumld by I Tru.loe appalnled lor Tenanl or by Tenlllt u Deblllr and Debtor.ln.
Puanulan under lb. prav\alona al 800Uon 811 B hmolllld Ibm alter Tenllllll Uquldated or Nil Ilubllquent
poUUan lor raarllllllaUall orldjullmenta 01 debla under Chapter II or 13 allbe BanllruplDy Code, Iben, and In
.llIler 01 auch n.nta, Landlord m.y, II Ita apUon. tenrllnate Ible Leue IlId III r1lhta al Tenant hereunder, by IIvIDl
Tenlllt wrIU4n naUco allla elecUon 10 .0 tenrllnalo, within Iblrly (30) day. alter Ibe acoumnco nl .uoh nenla.
por Ibe pUrpole alibi. SecUoD Sll C, Landlord IlId Tenlllt acllllowlodle Ibll. In Ibe contelt 01 bankrupIDY
praooodlDl' 01 Tenllll. It a minimum ' l~oqulll u.urlllee oflUlure perlormlllce' .hlll mean Iblt each allbe
laUowtnl candlUnn. have b..n nU.ned, IlId Landlord h.. .0 acllllowlodled In wrIl1nc:
I. The ullgnee hu .ubmltted a current cerUned llnlllclal .tatemonl prepared by I CerUned Publlo Aocountant
wblch IhoWI I net worlb and warldnl oapllalln Use amounLs determined to be .ulnclent by Landlord to u.ure
lb. lUhlre perlanulllco by .ueh u.lgnee 01 Tenant'. abUlaUon. under lhII Leue;
%, The ullgnee hu aubmlUed In wrIUOI .vldence, nU.'aclllry 10 LllIdlord, 01 .ub.tanUaI reta1llnl npertenc. In
Ihopplnl o.ntert 01 oomparabl. al%O 10 lb. Shopplnl Center and In Ibe .al. 01 merchandla. and .enlcII
permitted under Ibl>> L.ue; IlId
3. Th. Landlord hu obtalned III canaenta ur WalVDrs Irom any IhIrd party required under illY leu., morteale,
lInanclal arranlement or olber al1'ooment by which Landlord la bound to perm!1 Landlord 10 oonnnt 10 euch
ualgnmenL
D. U.I IlId OccuPlllcy In BankruPtcy,
When, punuant 10 Ibe Bankruptcy Code, the Tru.tee or Debtor and Deblllr,ln,Po.IlIslon Ihlll bl obUlllDd 10 pay
reuonable U.I and occuPlllcy cblrlod lor the use nl Demlled Premlen nr illY porUon thereol, .uch charlll ahlll
not be lell Iban the mlDlmum renl u de lined In lhIs Leue and other monetary obUlaUone 01 Tenanllor added
charlu.
B. Stall Law.
Nellblr Tenant'l Inllrut In 1hI. Leue, nor any leoser Interut 01 Tenant bereln, nor any Estate 01 Tlnant hereby
created, Iblll PUI 10 any \rU.tn, recllver, u.lgnoo lor the bonent 01 crel!ltor., or any olber person or enUIy, or
by operaUon or law or olllenvlse under the law. or any .tall hlvlnl JurladlcUon or Ibe person or properlY 01 Tenant
(berelnaltor rellrred 10 o..J the '.tale IIW") unle.. Ibe Landlord .hlll conunt to .uch Iranller In wrIl1nl. No
Icceptanco by Landlord 01 rent or any other paymenll from any .uch \rUslle, receiver, u.lgnoo, plrtOll or other
InUIy .hlll be deemld 10 bl waived, nor Ihllllt waive Ibe DOed to abtaln Landlord'. rllht to tenrllnlll 1hI. Leue
lor any Ilaneler 01 Tenanl'I Interllt under thl. Leue wllbout .uch consenL
: :: F. The provision. ollhls SecUon SIl Ihlll It the elecUon ollbe landlord aleo apply to and bind any Guarantor
. '. ., oflllLs Llue,
t II, ,ii' 'i
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SEVEN, UTIGATION. In Ibe event the Landlord or 118 Ilenll, wllboutlaull on Ita or Uselr
parI. become Involved, lhroulh or on Iccounl ollbl tenus 01 thLs Leue. or through or on account alibI occupancy ollbe
Demised Premises by tho Tenanl. or the conduct 01 Tenanrs buelnees upon .ald Demlaed Promlsel, In any conlroveroy or
UUgauon, thl Tenant ehlll upon noUce !rom Landlord or ILs alenta, Immedlately lIlIe III necessorJ slips lD remove eald
Landlord'. connecUon wllb or Uabilll}' under such conlroversy or UUlaUon, parUcularly 1I1uch conlloverty or UUlaUon throw.
any cloud or encumbrance upon Ibe tlUe .1 eald Lanellord In and \0 Ibe Demleed Premlaes or Ute Shopplnll Cenllr provided
nevertheless lIlat IIIIlI Tenant bell eve. It hu lood and vllld delense. or claim, wblch tenant deslrO! 10 user! and malntaln
t1troulhout ~uch conlroveroy, or UUllaUon, the Tenant ehlll have Ibe nghlto do so provided Illlrot eleculU and deUvers III t1td
Landlord an Indemnllylnl bond wllb suroly soUslactory to Landlord, IlDj dlsch.rles any and IIIllnal Judlemln18. Uens, coeLs,
damales, IspensOl and obUlaUons 01 Landlord whaLsoever, In, or Irtelnl out ollbl conlNvlroy or IlUlaUon Involvlnllbl
Landlord or III Ilenll, Includlnllll cos\.1. espensOl and Illome,.. 1100 Incurred by Landlord or Ita Iglnta prollollnl theIr
Inleru18 or delendlnl themul.o. In .uch cont.-overlY or UUIIUon.
l.OI
; EIGHT, UT1UTIES. Tenant .hlll be .olely rupon.lble lor and .hell prompUy pay UpOD Ibe
bill. belnl rendlred Iberelor by Ibe .'JppHer Ibereol, and bllore Ibl some become dellnquenl. any and aIlseparall mete rod or
meseured (or In the case 011 muler meIer, pronted) .h.rlu lur Ule uee and cODlumpUon by Ibe lunanta 01 tha Shopplnl
Cenler 01 heal. air eondlUonlnl. sewer. water, las. eleeu Icily, and any olber uUlIly eervlce uUlllOd In thl u.e and occupanoy 01
G
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;,
t I' 1111
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1":\ f r': ,
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t/:~ Domlsed Promlsol b, tho Ton.lJ\L Tho Tonanl sball usa reasonoblo dllltsnco oll~o consorvlUon oltholo uWlUu, and
larou thllll will nol wtthoultho prior wrllllln Ipproval 01 Lanlllord. couso or pormlltho usa or conoumpUon thoreolto occur
durlnr an, porlolla thll Uto Sbopplnr Contor 10 nol upon lor bUllnOIl to Uto lonoral publlo, nor WUI TonanllnalaU any
oqulpmonl wblch WUI ncood or ovorlold thl copoclly 01 any uWlty 10cWUII, II bolnl undonwod thll Ihould any oquJpmoal
InslaUod by Tonanl requlro IddJUonal uWlty IICWUII, tho IIIDO shall bo InllaUed II Tonanl'l olponlo conlllUonod upon tho
prior wrlllon Ipprovalthorool by Lanlllord.
NINB. COMMON ARIWI. In IdlllUon to Uto Domllod hOmllU, tho Lanlllord Ihall mako
Ivalllblo to tho 'l'onanl luch Common aroas within or IdJlconllo tho bulllllnr 01 wblch tho Domlsod Premlsollo I pll1and
olsowhoro upon Uto Shopplnr Centor, 1010Utor wtlb any Common Arou provtded by moanl 01 crOll or roclprocal ouomonl
Ilreomonta (horeln 'REA') u Lanlllord Ihall, /rom Urno III Urno. dllm to bo Ipproprlllo lor lbo Shopplntr Centor, and Landlord
Iball Oporlto and malntaln luch Common Aroas lorlbolr Inlondod purpom, lubJocl II all UrnOI to, and ruorvtnt unto tho
Lanlllord lbl rlib~ norclllblo In Ita 1010 lIlacroUon, bul nol moro IrequonUy thlll onl (I) dlJ In IIch calondu JOu, to cloll
ol/tho Common Arou and donJ ICOIII thorelo In ordor 10 prevenll public dolllclUon thotool bJ oporlUon olllw and 10
ulun Utllthllaml wtU remaln prlvalo property. Tonllll Ihlll hive nonnolullvo rlibl durlnltho lonn to uso (lor tholr
Inllnded PUrpOIU) tho Common Arou lor ltaol', III omployolI, Itonll, cullomm, and Invtllll, lubjocl bowever, 10 tho
provtllonl olthll Parllllph Nlnl. Lanlllord Ihall blve Uti rlth~ IlanJ Urnl and /rom Urno to Urno, to chllllo thl Ibo anll/or
100lUon anll/or IllnUon and/or nllur. c1lbl Common ArIU, or any plrlthOllol, Inclulllnl, wlthoul UmlIlUon, tho rllhl \0
10011. thmon IlIolk. anll/or other .UUo!Urll 01 any lJpl. AU Common Arll. ehall be lubJocl \0 tho nclullvo control and
manlllmoal 01 Lanlllord, and Lanlllord Ihall hive Uto rlib~ Illny Urnl Ind Irom Urnl 10 Urno, to .llIbUlh, mOlllly, amoad
and Inloro. unllonn rulll and nllUlluon. with IIIpaollo 111. Common Anll and ullth.reol. TIOanllar.1I to Ibid. by IlId
to oonlorm to IUcb rul.. IlId 1I1\111UOnl upon nollcl lI1erool, to CIUII Ita bUllnOIl ItOnta, Invlllu, IICOOSOII, omployolland
Ilonll, 10 to Ibid I and oonlorm, Lanlllord ruorv.. Uto rlth~ Irom Umo to Umo, to UWllO porUon. 0/ 1110 Common Ar.u lor
luch 10UvlUu u In th.judlomlnl 01 Lanlllord wtU promolo 1110 bUIIn.1I ,cUvlUu 011110 Bbopplnl Conlor to Ut, lonoral
pubUo. Th. Lanlllord Iball malnll1D or OIUSO 10 bo malnlllnld tho IIld Common Arias In I nOl~ cloan, ordlrly and oplrlbll
conlllUon, proporly Ulblln.d, hOllld, and air oonlllUonld (1Iapproprlllo), bullU nponlu In connocUon thorewlth Ihall bs
cbarrod IlId prorlled In tho mllloor borolnlllerIII lorth, Ills undonlood and laroed !blltho 10m 'olplnlu' In tho
Immollllloly prscllllnlllnlonco, Iball bo conlUUld 10 Inolude bUI nol be IImllod to, allluml olponded or Incurred by Lanlllord
In ooonscUon with tho Bbopplnl ArOland/or tho Common ArOIl lor all lonoral malollnanco and !opaln, (lnclulllnlthoso mldo
In porlormanco 01 Lanlllord'l obllllUon undor and purluanllo PUlarlph Throe horooQ. ruurllclnl, palnUnl, Itrlplnl.
cloanlnl, Iwsoplnl, and provtlllnr jlllllorlal SOMCOI: manltromonlsoMcu malotonanco and ropall' ollldowallt, curbs,
3hoPPlr.1 Conllr 11111I, Iprlnklor Iysloml, planUnland landlcoplnr. provtlllnr IItrhUnland othor UWlUOI; lIlrocUonal IltrnS and
othor markerl and bumplll; tho oporlUon, malollnanco and ropalr 01 any nre prollcUon (lnclull1nr Ipr\nklOr) sysloma, alorm
dralnllo IYlloml and other uWlty IYlloma; tho cosl 01 all poraonnollo Implomonl such sorvlcu Inclull1nr. 1/ Landlord dooml
000011111, tho COil 01 provllllntr ISCUrlty pard 10MCO; any lUId all personal proporty lUOI and l.IIulmonll on tho
Improvemonll and IlIId comprlllnl laid Common Aroas, as woU as any 10vorumonll!lmpoIIUon or lurcbarlo Impolod upon
Lanlllord or aslOlled Italolltho Common Aroas orlllJ porUon thoreot, tho Iou, cooll, or nponlol, I/any, roqulrod lor tho
malntooanco and prelOlYlUon olanJ rltbll wlnr undor any REA; tho costa or npensol, I/any, 01 provtll1nr and malntalnlnr
anJ leourlty allrm Iysllm lor tho bononl 01 tho Tonanta 01 tho Shopplnl Contor; deprocllUon 01 any mlchlnory and oqulpmsnl
usod In tho malntonance and tho oporlUon 01 tho Common Arcas (II ownod) and/or tho ronll! plld lor luch mlchlnory and
oqulpmonl (1/ renlod~ promluml lor Insuranco covorlro lor tho Shopplnr Cenler (lnclulllnr tho bulllllnr 01 wblcb tho Demlsod
promllu II a part) under ou~b pollclol with lucb compllllol and In lucb Umlll as Lanlllord may In III judromonl dolormlno to
1010CI (lnclull1nr bul nol IImIled to nro Insuranco wtth ollonded covorlto, IIlbWty Inluranco covorlng poraonallnjury, death,
and proporly damlto wtth a pmonallnjury ondoraemenl covering lalso arral~ dolonUon or Imprlsonmon~ mallcloul
prolocuUon, IIbol and slllldor, IUd wrong/UI ontry or ovlcUon, workmon'l componl8Uon In~uranco. plllo rllu Insuranco, ranI
Inluranco, ccnlllclDal UlbWty Inluranco, and ndeUly bonds); tho COil 01 removing snow, Ico, rubbllb and dobrll /rom tho
Shopplnr Conlor, u weU as tho cosl 01 InspocUnI tho lamo and repllUng llllRo thoroon; tho coal 01 hl8t1ug, vonWIUn~ and
alr conlllUonlng oncloaad Common Aroos; tho cosl 01 provllllng and rapllclng unl/orml lor, as woll as lor tho aross
'componnUon 01 all paraonnolraqulred 10 IUPOMIO and accompUsh tho loregolnr. tho ronll! paid lor any muslo sorvlco
programl and/or 10Udlpoakor IYlloma provldod lor tho Shopping Contor genorally, Inclullln" tho COil 01 /Urulablng tho
olectrlclty thorrlor; plulan amounl oqual to nlloon (15\\) porcenl 01 tho loll! 01 all sucb olponaOl, whothor bereln Ipeclncally
monUoned or OthOrwllO conlomplaled by tho Inlenl boreol, 10 relmburso Landlord lor III IllmInlltraUvo and ovorboad costa In
provtlllnr tho ICCOunUng, bookkooplng and collocUon /UncUonl raqulred In connocUon thorewtth,
In consldorlUon 01 Lanlllord'l Igroemenllo operalo and malnlaln tho Common Aroas,
Tonanl covonanta and IgrOOI 10 pay I proporUonllo sblra 01 tho nponses Idvanced and/or Incurrad by Lanlllord lIlerelorln
nch LoOIO yoar or PlrUal Loaso YOIr (as tholO lorml aro donned In Paragrapb 19 boraoq during tho lonn olthll Loaso, as
boreln belore provldod. WhUo tho Tonanl'l proporUonllo Ibaro olluch npensel Iball nol ncood alum oqualto tho producl
oblalned by mulUplylng (I) tho loll! 01 all olpenses advanced or Incurred In ncb LOBllo You by (U) a IracUon tho numerllor 0/
whlcb Iball bo tho numbor ollquaro leol 01 no or u011n tho Demised Pronrtles and donomlnllor 01 wblch Iball bo tho numbor
01 squaro '.01 olloasable noor UI8 In tho Shopping Conl.r, tho Lanlllord shall annually osUrnllo tho toll! COil 01 sucb
elpenses lor lI1a Sbopplng conler on tho basis 01 Ita olperlonco and roasonlbly anUclpalod OlponlOI thoro lor, and tho Tenllll
.hall pay 10 UIO Landlord. on tho nrsl day 01 oach calendar month, logother wtth Ita monlbly Insllllmonl 01 minimum renl duo
hereunder. an amounl equal 10 1112 or II. proporUonalo ohara th.roor, Aa loon as prlcUcoblo 10Uowlng 1Il0 clolO 01 eacb Loaso
You, tho Lanlllord Iball lubmlllo Tooanl a IlalemonllndlclUng Uto acluolamounl or tha nponloo Idvancad and/or Incurrod
by Landlord In perlormlng III obUtlUons boreuoder lor tho Immedlaloly pracolllng Loaso Yoar, tho Iclualamounl 01 Tonllll's
proporUonallblre thoreol, tho amounl 01 tho Landlord'l aaUrnlto thoreollor sucb Immalllllely procolllng Loaso Yoar, and tho
amounl 01 tho ruulUnI balancs due thoreon, or overplymonl thereol, II tho cOlle mlY boo Approprlalo adJullmonl Iball
Uloreupon bo mldo bolwoon tho plrUu, on do mind, on tho baals 01 ouch slllemonL Eacb ltalomonl Ihall bo blnlllnr upon
Tonan~ Ita IUCCOIIOIl and Ulltrnl, II 10 UIO mlllerl sollorth thoro In, II no obJocUon II raised with rOlpocltherelo nlnely (90)
dlYI Iller lubmllllon 01 each IlIlomenllo TanlllL Tonlnllhall havo the rlthl 10 ollmlno Lanlllord'l booka and records II
the olncn 01 Lanlllord durlnr ordlnlry bUllnus hours nOI moro Ulln once In elcb Loaso Year lor tho purposo 01 vorllylnt tho
mllllrl aallorth In thl IlIlImonllor tho Immellllloly pracolllng Lean Valr. For and during UIO nrsl Leaso Year (or PlrUal
7
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Leu. y.1l) u tha cu. m.y b., th. T.nenl'. .Illmll.d proporUonll. Ibu. olth. np.nl'l lor op.rltlnz end mllDlalnInr th.
Common Areu alth. Sboppln:r C.nter .blll b. pIYlbl. monthly In th. 1I00unll I'llorlb u "InlUIl Common Arll Cbur'" on
Plr' On. b.r,ol, th. 1101. 10 b. d..m.d IddlUonll renl b.reund.r end IUbJIClth. lIIDull adJullm.nl ber.llllore provld.d.
T.nenl connenll end Irr..lthllllth. L.u. Iltermlnlted by rluon 01 dlllull on III pert, or llllllllllllllll. pon,"lon 01
th. D.mlIld PremlJu or 9ICatel th. D.mlI.d Premllll prior III the 'JplrlUon olth~ Ilrm b.reol, Illblll remll4 Ulbl. III PlY
III proporUonl!e Ibar. olluch 'lJl.nl". T.nenl Irrael thllthll II nollll bl conlltuld u a penlllJ, Lul rath.r u a porUon
o~ th. prop.r mluure 01 Landlord'l dlOllr" In thl ".nl olthl brllch of lhII Lei" by T.nenl u Ilor..lld.
TI!H, STORE APPI!AIlANCE OUTSIDE, T.nlllllhlll mll4ta1n IIlI Ihow wlndoWl, II eny, In I
nlll end cllen condlllon, Ihlll kaep th. Ild.wl1lll end Common Ar.u IdJlc.nllo thl D.mlI.d Pr.mlJ.. cllen end tr.. trom
rubbllh, Ihlll Illlrl lII11uh end rublr' within lb. DlmlJed PremlJ.. or wllhIn IdJlc.nl clo..d conl&ln.re nOI v11lbl. to thl
.Inerll pubUo. end Ihlllerrenre lor th. rerulu plcll up ollluh end rub 1111. T.nenl Iblll not burn llub of illY kind In or
Iboulthl D.mlIld Premllll, nor Iblll T.nenl p.rmll rubbllh, relu.. or rUblrl 10 Iccumullte or lire buerd 10 Inll aboul
thl 1110'.
ELEVEN, SIGNS Th. Tl01l11 Ihlll r.OI dllpllY enYllm, plclUr., IdverU..m.o~ awulni,
mmhlDdJu, or noUc. on th. oullld. olth. buUdln, 01 which Ill. Deml..d Preml... II a PIn. nor on th. interior or ..1Ir1or 01
illY plalll l1uI 01 lb. D.mlled Premlln, wlthoulth. prior wrIu.n con..nl 01 Landlord IIrll bid IIId oblalnld In lIob In.WCl.
II Iblll b. th. obU,IUoO olth. T.nenllo InllaD, dllpla, end therellllr mllDlaln on th.
Iroolllcedl olthl D.mI..d Preml..., a p.rmen.nl ouldoor, Wumlnll.d 11m, Id.nUIy\n,11lI bUIIn.1I op.rlUon In accordll1C1
with end lubJ.cllo a plll1 or lkelch thlreof III b. pr.per.d by T.nll1ll11d lubmUted 10 Landlord lor IIlI prior approvll wblch
Ipproval Iblll nol b. unreuonlbly wlIbheld, To nlllbUlb ruldlUnIl lor lb. Ilml, lyp., color end d.llm of luch 11m,
Landlord bu pr,plred T.nenl Slm Slandlrdl, th. IIDl. b.In, Illllch.d h.relll, mad. I part her.ol end mukld ~bll "D", II
blln, 10 Intendld Ibll Tanenl'l plen or Ikllch 01 IlId 11m Ihlll b. In pureuenc. 01 IplclllcaUonl end r.qulrlmlnlll Ibereln ..I
lorth.
In addlUon 10 thlloulloln" Tlnenllhlll hav. th. lurlb.r obUrlUon 10 InlllU, dlJpllY end
therealllr mll4l&1n luch undlr,cenopy 11m Id.nUly\nrllll bUlIn..1 op.rlUoo, u Landlord may requlr. In lb. .Vlnllb.r. II
Includ.d In th. onrlll d.llm 01 lb. Shopplnr C.nl.r luch I cenoPY IltuClure, In thll ".n~ th. 111., IlJl', coior, end d..lm 01
th. T.nllll'l und.r.cenoPY 11m Ihlll h. .ubJ.cllo end In Iccordanc. with th. llandudl, Ip.clllcaUon., end requlr.m.nlll
rellllnr 10 lOch 11m. u promulrlted by th. Landlord,
All work r.qulr.d lor th. 1n81Ill.Uon and malnl.nenc. olth. II0rem.nllon.d Ilml, or
.Ith.r 01 th.m, Iblll bo p.rlorm.d by T.nenlln I ,ood end workmenUk. mano.r, In Iccordenc. with th. rul.., rerullUon.,
cod.1 and ordlnancn olth. luthorlU.s blvlnr JUrlsdlcUon th.r.ol, II lb. soil cosl end 'IJllns. olth. T.nenl with no
np.ndllUr. wbltever requlrld 01 Landlord In conn.cUon thlr.wlUt.
TWELVE, OUTSIDE DISPLAYS. Th. T.nanllhlll not dlJplay eny m.rchendlae, pllc, vendlnr
mlcbln.1 or .how cu.. or oth.r obsltucUons or eny oth.r obJ,cl on th. oullld. olth. D.mlsed PremlJ.s or lb. buUdlnr 01
whIch lb. D.mlI.d Pr.mI.n Is a pin. upon th. Common Ar.IS IdJlc.nl 10 th. D.mlI.d Pr.mIa...
THIRTEEN. INTERIOR ALTERATIONS. Tlnenl mlY, 11111 'Jp.nl., mlk. .uch alterlUona
end Improv.m.nlll to th. Inllrlor, non..ltuclUrll porUons olth. DlmIa.d Premls.s end InslAlllnterlor puUUons .. II mlY
r.qulr., provided thllth. wrllten Ipprovll olth. landlord b. llrel obtaln.d end Ibll luch Improvemenll end IIl1rlUons Ire
don. In a workmenUll. mlllDer In keeplnr with III buUdlnr codll end r.gallllons end In DO wlY hlrDllb. sltuctura olth.
D.mlsed Premises, provld.d lithe eJplrlUon 01 this Leue or eny ell.nslon Ibereol, T.nenl, II r.qullted 10 do so by Lendlord,
allts 'Jpens., Ihlll r.Slllr. th. within D.mlsed Pr.mlses to III orli\D1I condlUoo end r.palr eny dlOllr' 10 lb. D.mlI.d /'2/J'/)
Premls.. r..ultlnr trom th. InllalJlUon or r.moval 01 such plrUUonl, I\Jturel, or .qulpm.nl u may hav. b..u InslaDld bYp8-lY.\' _
T.nenL '. . . rt- ~jV
" Tb_Landloro-rI"FV.i-lbHlgh~-b"or.-approvlnf'tD)'-tllcb-i:banres..ddlUons;-or -.) III "-
lI18ra11oor1oYOlYlnt-c..Lt-eD4..Jp.ndlturl8.In-e....1Hl....5000,OO.16.requlr.-th.-'l'.nanl-to 'lurn1ah 'It-a' rood -end' sulllcl.nl'bond
lo'uluflt'thal-th., Landlord,ls Ind.mnIl1.d -end' h.ld 'harmlll8-lrom'th'-plym.nl-oI-eDY-i:laIma;-bf"oVay-ol,.lth.r dllOllI's' or.
ltemI. All 01 luch chenr's, addlUons, or alterlUonl .hlll b. mid. sol.ly 11th. 'Ip.n.. 01 lb. T.nen~ end th. T.nenl Irr..1
III prol'c~ Ind.mnlfy end SIV. harml... lb. Lendlord 00 Iccounl 01 eny Injury to eny p.rlons or prop.rlJ, bY'r.uon 01 any
lOch chenrll, IddlUonl, or III.rIUon., end 10 prol.ct, Indomnlly end live harml.ss Landlord !rom th. plym.nl 01 any claim
oleny kind or chlracler on accounl 01 bWa lor labor or mllerllllumllh.d In conn.cUon Ib.r.wlIb.
FOURTllEN, FIRE. "th. O.mll.d rr.mlJ.. u. dBIDlg.d by 1Ir. or oth.r Inlur.d cuulllJ,
nol occurrtnr Ibrougb eny a.1 or IllIur. 10 Icl on th. pUI 01 T.nen~ Ita Igonll, 1."enlA, .mployolI, I"d lucb dBIDIII' cen b.
ropllr.d wllbln IZO day. 01 lb. dale or .uch o.cumn.... Ibll L.a,o ,hili romBln In IuU lorc. end ,",cl, and th. Landlord
Iblll prompUy repair luch dBIDlr' 1IIlIIIPOOIO, end In th. OVlol, thoro .hlll b. I proporUonlte Ibalom.nl 01 r.nllor 10
mucb at th. D.mll.d Premllll .. mlY b. unllnenlabl. durlni lb. p.rlod III repllr or r'llorlllon. "In lb. opinion 01 a
r'lIIller.d Archll.et or Enrtr; I.r appolnl.d by th. LaIldlord th. D.m1I.d Prem1l'l u. dBIDlr.d by 1Ir. or oth.r ouuallJ 10 lucb
10 III.nlthllth. dBIDsr' ClOnal b. r.pllr.d or r.llor.d Ibln IZO dlYI trom lb. dll. ollucb occurr.nc., or thlllucb
dllllar' II dUI 10 eny Icl or IlIIur. to acl on lb. pUI 01 . Tenan~ ILl ag,oIB. I."enll, or .mploY"I, 1bI1 Leua Iblll
I.rmlnll. alth. opUon olth. Landlord upon wrltt.n noU I I1v.n wlthbl Iblrly (30) daYI Iller lucb occurr.nc., IIlh11 opUon II
nOI...rcll.d by Landlord, then thll L.... .hlll conUnu In lulllorc. end .".cL " Z5~ or mar. 01 lb. bUUdlu, 01 wblch lb.
O.mleed Pr.ndlll Is I plrlll dlOllll.d by lira or othor clIUallJ 10 lucb en nl.nlthlllb. 11m. cll1nol b. r..lllred wllhln IZO
dlYI 01 lb. dll' olluch occurrenc., Ibll L.... mly b cllllc.U.d II lb. opUoo olth. Landlord upon IblrlJ (3D) dlYI wrltt.n
noUel Irom Ule dal. 01 lucb occurr.nce. ev.n thourh .. Demll.d Prendlll hlV' not b.com. unl.nlllllabld, end th.r. .hlll bl
a proporUonlla IdlullmlDI 01 renllo th. dll. 011. InIUon, In IddlUon, ther. .hlll bo no obllrlUon on lb. pill olth.
LaIldlord 10 repair or rebuild durlnrlb. I..llbrll (3) eare 01 lb. linn 01 UII. Leua unl... T.nlOl wIthin 1I1teln (I~) dlyl
allar .uch occurrenc., Ihlll hlvellorclud Iny opU I 10 nl.nd lb. l.nn olUtl1 L.... ibM may b. allord.d to T.nenl undlr
lb. I.nnl hmol. Landlord'l obll,"Uon 10 repair or abulld pureuenllo Utll rlrlrrlpb Fourlllo Ihall b. Um!1.d III a bulo
illld '!'"llnIl30r
/--V' (If)
,
buUiIlDland Iba replaeemenl 01 any Int.rlor work wbleb may bava or1glnally b..n In.laIJ.d Ib.reln II Landlord'. CO.L bcapl
AI b.reln provld.d, Iber. .ball ba no obUllUon on Ibl part 01 Landlord to r.palr or r.buUd In cu. 01 ara or Olb.r .uually,
FlFTEEII, HOLDOV~R. II Uta T.nIDI .ball occupy D.mII.d Preml... wllboullba wrItlln
oon.anl ollba landlord Illar lb. IIplrlUon 01 lb. linn ollhil Lau., IDd renlllllcc.plld /rom ..ld T.nllll~ aucb occuPlDcy
and Plym.nl .ball Ila conalru.d u an O1I101lon ollbLt Lau. lor lb. :arm 01 on. monlb only !rom lb. dill or .ucb IIplraUon,
and occuplUon and plym.nllb.rellt.r .ball op.rata to IIlInd Ibe IIrm ollbll L.ue lor bUI on. monlb II a lIm. unl... olb.r
1Inn1 01 .ucb IIlIn.lon u. reduced to and IIpre...d In wrI11111 and .1(Ded by lb. puU.. boreto. In .ucb .,onlll allb.r
Landlord or IInllll doslroslo IIrmlnlll .ald oecupanoy II lb. .nd 01 any monlb Illar lb. IIrmlnlUon 01 ~ Lau., lb. pUIJ
.0 d..lrlnllo I.rmlnall Ib, ..m. .ball ClYl lb. olb.r pUIJ II loullW.nly (20) d.YI wrItlln noUe. 10 1b.1 allacL rauun 00
lb. Plrt 01 Tlnlollo ClYl .ucb ooU.. .ball obUll1I 1110 PlY rlnllor ID IddlUonal cal.ndu monlb, 10UowlDclba monlb III
wblo~ Iba ...ananl bu vaoalld lba Dlmlled Premllll. IIIU0h occupancy conllllu.. wllboullb. con.onl ollba Landlord, Iba
T.nlDI .ball PlY 10 Landlord, u Uquldllld damll", doubla lb. amounl 01 r.nland all olber cbul" Illba hlp..1 rill
.p.cln.d III Ibla Laua lor Iba lima Tlnanl relalDa pUl....lon ollbo DlmI..d Pr.mII.. or any part lb.r.ol Illar lInn1naUen 01
lb. linn by lip.. 01111I. I or olbarwl...
,
SIXTI!I!N, INSPECTiON. landlord npr...'y m.n.. lba 10Uowlnl rtpll allar: (1)10 .nllr
lb. Dlrul..d Pr.mllaa II any lIm. 10 lIamIJI. or to mil", lucb repalre, addlUon. or alllrlUon. as It may d..m o.e....ry lor
Iba "'.ly, lmprovomln~ or pr...nIUon Ib.r.ol, or 01 Ib I buUdlnl 01 which lb. D.mI..d Premia.. I. a put, bul Landlord
...um.. no obUllUon to mall. any .ucb repalrl olb.r Iban u uprmly .lalOd In Ibl. Lou.: and (h) 10 .nllr lb. D.mII.d
Premll.. and dI.pllY and malnla1ll a noUc. or .Ien 'FOR RElIT" andior 'FOR SALE' at any lIm. wllb1n .Ix man lb. boloro lb.
nplraUon or on lb. .ooner IIrm1DIUon alibi. Lou.; and (c) durlnl or 111.r lb. lIm. T.oant Ibandon. or Vlcall. lb. Damla.d
Preml... or olb.rwl.. dolaulla b.r.und.r, to enter and d.corate, r.model, repalr, alllr or olberwt.. prepu. lb. .ama lor
reoccupancy, Th. n.rcl.. 01 any r..erv.d r1gbl by Landlord .ball noy.r be d..med an .vlcUon or dlllurbanc. 01 T.nanl'. u..
and po.....IOD ollba D.mlled Pr.mI... nor .ballll r.nd.r Landlord Uabl. In any manD.r 10 TeDanl or to any olber pereon.
SBVENTBEII, UABIUTY. Landlord .hall Dol b. und.r lDY rllpoDllbWty or UabWty In any
way wballo.,.r lor Ibe quality, quanUty, Impalnn.D~ Int.mpUoD, .toppag. or olbor Interl.r.Dc. wllb .Imc. In,olvlnl waler,
..w.r, b..~ air cODdlUoDlDl, IU, eleclrlc currenllor Ugbland pow.r, III.pboDe, or any olber ..me..
Landlord Iball Dol b. Ulble lor any damaa:. to prop.rty ollenlDl or 01 olb.rI 10Cllld DC
lb. D.mlIed pr.mII.., Dor lor lb. 10.. 01 or damage to any prop.rly 01 T.nanl or 01 olb.rs by Ib.n or olb.rwlae. Landlord
.ball DOl b. Uabl. lor any Injury or damll. to any prop.rty rllul1llla: /rom (but Dol UmIlld to) Dr., .xplo.loD, lalUnC plut.r,
or c.WnI W... lleam, laI, .l.olrlclly, wallr, rain, .now, or I.aka /rom any part 01 D.mll.d Pr.mls.1 or /rom Ib, pip..,
appUanc.I, or plumblna: work. or /rom lb. rool, Itre.1 or lub-surlac. or /rom any Olber plac. or by dampD.II or by any olb.r
CIU.. 01 wbllao.v.r natur.. Landlord .ball Dol b. Uabl. lor any luch damage cauI.d by olb.r leD1D1a 01 lb. buUdlnl 01 whlob
Ut. D.mI..d Pr.mllo. II a part or p.rsODI In Ute D.mII.d Premla.I, occupanla 01 Idj.C.DI prop.rty, 01 lb. SbopplnC C.ol.r, or
lb. pubUc, or cauI.d by operaUoDa III CODllrucUOD 01 any prlvall, pubUe or quasl-pubUo work. All prop.rty 01 T.nanl k.pl or
ltored aD lb. D.mII.d Promllll .ball b. .0 k.pl allb. rllk 01 T.DIII\I only and T.Danl Iball bold Landlord barml.11 Irom any
clalm8 art.lnl oul 01 damnl. 10 lb. lam., including lubroglUoD claims by T.DIII\I'I wurane. cllll1.rI.
B1GUTI!I!N, UABIUTY FOR DAMAGES AlID PLATE GLASS . TENAlIT. Th. T.nlll\l acr.os 10 b.
r.spoDllbl. lor any damlg. to lb. prop.rty 01 lb. LlII\dlord wblcb mlY rosull/rom any u.. 01 u., D.mII.d Premla.1 . or any
leI don. lberloD by lb. TeDanl nr any p.rlOD cnmlDg or b.lnllb.roon by lb. Ue.nl. or p.rmlalloD 01 lb. T.Dan~ .lJlro.1 or
lmpU.d; to "YO lb. Landlord barmll.. /rom III\Y UabWly to III\Y p.rlon or Ealalo, lor damage to p.rlOD or prop.rly, r..uI1lll1
/rom any IUcb CIUI.., and to prot.cl lucb UlbWly wllb comprob.Dllve pubUc UlbWty and prop.rty damlg. IIlluranc., bavlnl
a Ilnet. UmII UabWty 01 all.ul $1,000,000 lor damlg. 10 IU prop.rty and lor all occurr.DC. r..ul1III1 III bodUy andior
p.rlODallnjUry to or lb. d.alb 01 ODe or more p.rlon. and con80qu.nUal domlg.. r.luI1llla: Ib.rolrom, III\d 10 /Umlab
Landlord OD lb. Comm.nc.m.DI Dlt. a c.rUncat. IIlu.d by lb. Inlurlll\c. carrl.r .vld.Dclnllucb Inlurlll\c. III lorc., wllb
Landlord IIJId III AI.DIa cov.rod Ib.r.by. T.nlll\l Igre.1 to r.plae. all gluI brok.n, damaa:.d, or d.ltroy.d In any mlll\D.r
wbalev.r. lb. T.nanl UlumJnl all r.spoD.lbWty lor any plato etallln th. D.mII.d Premll.l. and to cause lucb UabWty 10 b.
proloolld b1 plat. gluI Inlurlll\c. al T.nant'l ..p.n.e, and !urlb.r to d.polll lucb pial. CluI Insuranc. poUcy or urUnoale
sbowlnl lucb Insuranc. III lorco wllb LlII\dlord allb. Comm.ncom.n( Olt. ollbo linn 01 ibis Lau..
. . ID lb. .v.nlthll T.nant dool DOL procur. lueb Inluranc. sa alor.lald, LaDdlord may, al
III opUon, purebas. Ibo 10m. III lb. Dam. 01 T.nant and/or may allls OpUOD Includ. lucb co,. rail. III any mullr poUey
earrl.d by Landlord. II Landlord ...rel.os III r1gbla ber.und.r lb. T.Danl .ball, UpOD d.mlll\d. pay all ooels Ib.rool to Landlord
10g.lb.r wllb an admlnlatraUv. cbarll. 01 1100.00 lor ..cb sucb coverlll_ mid. by Landlord aD b.ball 01 T.DanL
NINETEEN. PERCENTAGE RENT, T.nanl acr... to pay Landlord as ron~ III IddlUon to Ibo
lorololnl mlDlmum ren~ a .um oqualtn th. amounl by wblch th. minimum rontta b. pald lor any Iou. ~.ar ( u b.I.lnlll.r
dollnod) I. I.u Iban lb. pore.nlll. R.ol Flclor Urn.. or mulUpU.d b, th. crau .al.. (u b.rolnalllr d.lIn.d) 01 lb. D.mII.d
Pnmll.., lor said Lou. V.ar, and .um. bellll b.rolnlllor .0m.I1m.. rl/.lT.d to sa 'porunlal. nnl..
OD or b.lor. lb. \lnlb (101b) da, Ill.r lb. uplraUoD 01 ..cb monlb Tsnanl .ball lubmllln
Landlord a 11I1.msnl sbowlnr, III rluonlbl. d.lall, lb. amounl or pOlS 11141 01 lb. D.mIa.d Prarulul dUrlnllb. prlCldlnc
moo lb. IIthl perceotag. Ronl 'Iclor Urnll or mulUpUI1 by th. crou .alu mad. durlnr thl pr.ced!lll monlb sball b. In
olcnl olth. minimum nnl plYlbl. wlth rup.allo ..Id pr.c.dlnr month than th. anlounl 01 .uch IIC'U .ball b. paid oVlr
10 Landlord 11th. ..ma Urn. u tho rendlUon 01 said monthl, llal.meoL II lb. Comm.n..nllnl D.1I .hlll b. other Ibln th.
nrol dlY 01 a cal.ndar monlb, Ib.n lb. nrot month'. 11'0U ul.. Ilsl.m.nl aud pHc.nlall. renl dU., pureulullo thl.
plrapaph, .halllnclud. tha porUon 01 th. month Irom th. COlUm.n..m.nl Uata \0 lb. nrot ds, 01 UI. nlll 11..e..dlur
.al.ndar month.
Eseh 1.8... Vur durlnrth. l.nu h.reol ahlll b. ",nald.red .. In ludlplnd.nt l"ounUnr
plrtod lor th. purpo..s .1 c.mpuUn( Ind d.lsl1ulnlnll th. ,nwulll 01 p,rClnl.ll. reuL II IU,. p',lbl. b.reund,r. Ind lb.
amount 01 (r... ..I.. In III' ...... Vur .hsllnot bl .1111,,1 our Inlo all' .Ihlr I.... Yelr 11111. IUlllllllld nllulmulII Ind
~
.
~erClnla" renlll paid ~, the TenaDI wtth rllp.ello aDY Leu. Y.ar Iball nceed th. P.rc.nla.. a.nl Plclor lImll or
mllldpUed by th. T.naDI'1 ifllllallI lor lucb LIlu. Y.ar, th. amounl 01 .uch nC'1I porc.nla" renll lowally paid Ihall b.
oradllld I.alnll th. n.n lecrulDllnllallm.nl or InJlallm.nll 01 minimum aDd/or percenlll' reDI duo ber.und.r.
Th. Iorm 'crall lalli' Iball m'aD 1II. .ndr. amounl ollll. Ictual .aI.. prlc" wb.ther
wboUy or parUy lor oub or 00 cr.dI~ 01 all 11111 01 mercbaDdll' and IInlclI, an~ all olb.r rec.lpll 01 all bu.ln.n eonduelod
In or INm th. n.mllld Premlall, Includlnl cIWoI, .I.cllonlo and lel.pbon. lalli, and Includlnl all d.pollll Dol refund.d 10
purchu.ra, ord.rala1l.n In or Irom th. n.m1I.d Premllll althouKh IIld ord.ra mlY b. nu.d .llIwb.re; and lain by aDY
lublouoo, conc'llloDW' or Uconllo In or Irom th. n.mlaod Premlm Iball b. lrellod u 11th. IIln wer. mldo by T.nanl
wtth the propor nolldon u 10 the lource olauch lilli, and all wtlheul credlllo Ton anI lor uncoUoclld or uncoUocdblo credll
locounll, Th.re Iball be nclud.d Irom 'crall laI.I' and luml coUeclod and plld oullor any 11111 lU or lU buod upon th.
1110 or 111.1 01 merchandlll aDd requlred by II., wb.ther no. or b.rullor In lorco, 10 b. plld by Tooanl or coUoclod Irom III
cUllllm.ra, III the ononlthllaucb lUll are 10 b. cbarlll and coU.eled IIparllely aDd III bo remlllod by TontJIllo th. lulal
luthorldll. 'I'lle Iorm 'crOll lilli' Iblll nollnclud. tho ncbanll 01 m.rc.~aDdlll bolWloo thl Illlrel 01 T.nln~ II any, wblre
luch nobanl' 01 merohandlJ. II mid. 101.ly lor tho convenient op.raUon olthl T.naDland nollor th. PUrpOIl 01
oDnlUDIDIlllo, I 111. wblch hu th.rel",oro blln mid. I~ In, Irom or upon llIe n.mllld Premlll~ or lor lbl PUrpOIl 01
d.prlvIDl Landlord of tho b.D.nl 01 I IlIu wblob would olherwll. bo mlde I~ In, Irom or UpOD the n.m1Ild Premia..; nor Iblll
laid IIrm Includllbl amounl retum.d to Iblppm or manullcturlll, nor llIe Imounl of aDY cub or cradll nlund mlde upon
any 1111 whir. morchandlJl oold, or lame parttherool, IIlbllllllor relumld by Ill. purcbu.r 10 and ICClplod by Ill. TaaanL
Eacb Ill. upon Inllallmlnl or mdll Iblll bl Illllod U I Ill. lor lbl ruu prlo. In lbl month dUrin, wblob luob III. Iball b.
mid. Irnlplcdve of th. limo wbln Tlnanl Iblll noolve plymlnl (whllb.r IuU or parUII) from III oUltomarl.
TODlnl Ihllland bmby Icrllllll kllp In 1111 Oem1lld Pnmla.., durlnlthl IIrm blnol,
for I plrlod of thru (3) conlloudve Ylarl fOUowln, 1111 Ind 01 IIch LoUI Y.u, I p.rmanln~ complllland loourllo raoord 01
all If 011 111.. and rovlnul dlrlved Irom bUllnll1 oonduolld In lbl O.mllld Premlall lor luch LIlIII y..r. T.nanllurlbar
life.. 10 kllP, relaID aDd pr..."e for 111.ullwo !Z) yura Inor lb. nplrlUon 01 uob LIlue Year, III orlrtnlllllu raoordl
and IlIel eUpl or 11111 cbeckl and other perUoenl Orlrtnlllllll recordl, Accurllo nou,,'Ulble cub re(1llorl Dr olbar
modem IYlllma Iblll be Inllallld and k.p~ or cluud 10 be Inllallld and kop~ by lbe TenllDI wtlhln lbl Oemllld Pnmla..,
whleb Iball Ihow, ncord and pr..."., In compl.lI d.laII IIlIt.ml maklnl up crall Ill.., II berelnlbofl denned, AU lucb
raoordl, Inoludlnl IlIn lU nportland bUllnel1 and oceuplUon W recordl and III olblr recordland bookl kepI by Tenantln
ralldon 10 th. bUlln.1I conduclod on lb. n.m1I.d Premllll Iblll b. op.n 10 th. Inlp.cUoa and ludll 01 Landlord and III
raprellnlldveu or II.all II all rlllOnlbl. Umll durlal .udlnary bUlln.1I boura. Tonanl Ihlll alID lubmlllO Landlord on or
h.for. 111. thlrd.lb (30Ul) dlY foUowlnllll. .nd of IIcb Leue Y.ar Itth. pllc, th.a nlld for 1110 plymonl 01 ren~ I compl.lI
ludllod IlIlIm.nl mad. and cerllnod by I CerUn.d PubUo AccounlaDl and alIo c.rlIn.d by I dilly authorUod ornc.r of TuanL
Ihowtnl Iccural.ly In reuoDlbl. dolalllll. amounl or crall .1111 mid. by T.nanl aDd III lubl......, coac...lonalr'I, or
Uc.allll, II aDY, upon and wtUlln th. O.mlaod Premllll durlalth. pr.c.dIn, LIlu. Yllr or ParUaI L.u. Y.ar, If any, and
Iballlubmll 00 or b.lor. th. lhIrdolll (30111) dlY foUowln,lIIo nplraUoa or Iormlnldoa ollllo Iorm a Uko IlIlomoal cov.rIa,
tho procodln, LIlu. Yoar or hrdal LIluo Yoar, 11 any,
la tho ovoalthallllo Tonanl or plrdol llnullod wtth Toaanl coaduel ono or moro
op.radoal or IlOre, olthor wtthln 1II0 Sboppl:1, Conlor or oloowbore, lb. Landlord II boraby IlIvon tho rlllbllO Includo In III
ludllan InSpOcdOD of all bDOkl and recorda of lucb other Ilorel or cbaln.wtd. oporlUon In order 10 IIl1sly 111011 U 10 tho
propor alloclUoa aDd InclusloDl of crOBS 01101 10 1II0 n.lI11Jed Premlsll,
PlIluro 01 tho Toallllllo mool I Icbodulod ludll dllo 11th. Umo III.d by th. Landlord
Iball bo deem.d a d.flult und.r this LIlu. and Landlord, In Iddldoa 10 aD oth.r remodlol IIIorded ID II under this Leu., Iblll
b. prompUy relmburaod by ToaaDl for III coo II of oucb Icb.dlllod ludlllogothor wtth aD 1dm1nlalladv. lee DI 1100,00
PaDur. 01 T.nanlID prompUy .upply Landlord with tho monlhly and/or annual r.porll
r.qulred b.reuador Iball b. deem.d I dollull uador lilts LIlu. and, In IddlUoa 10 III olllor remodlol Illorded 10 11 und.r thla
Leu., Landlord IbaD b. .nUUod, wlthoul aode. 10 tho TlDaD~ 10 eoaducl aD ludll 01 Tonanl'l bookl for lucb porlod or p.rloda
durla, wblcb Teaanl hu laDod t.1lupply Landlord with th. reportllllll. co. I and IIp.au of lb. T.nanl DI ToaanllDs.llIor
wtth an Idmlalalrldv. f.. of 1100.00
Th. rec.lpl by Landlord 01 any llalom.ul or Plym.al 01 p.rconla,. real lor any porlod or
th. flllur. or Landlurd 10 make an ludll for laid porlod IbaD neither bind Landlord u 10 corr'ClDOII of tho llalomoal Dr th.
paym.aL nor bar Landlord Irom coUoeUo,l1 aDY Um. thor'lller p.rcenlalo renl duo lor laid porlod. If any ludll by Landlord
Dr III ~,oall of TonlDl'l recordllbaD rovoll I doncleacy 01 any plym.nl 01 perc.nlag. renl Toaanl .blll forthwtth PlY 10
Landlord th. amounl of donel.n"y IoS.thor with aD Inlmll II I rllo oltwolve porc.nl (IZ") por annum Irom 1II0 dllo wbea
laid paymoallbould hav. b.en mid., Iogother wtth reuoDlblo COil ollucb audlL
ilia Icreed thll noUlln, coalala.d In U,. Lou. IbaD b. deemod or coa.truod u crOlUog a parlnenblp or Jolnl ventur.
b.tweea Lan \lord and T.aan~ or botwo.a Landlord and any olll.r perty, or eluu Landlord 10 b. re.ponllbl. In aDY way lor
1II. dobla or otUSIUonl of r.aanL or any ou..r party,
Par 1II. purpolOl 011111. Leuo. lb. 'nrol Lou. Yoar' Iblll m.an I p.rlod boalnaln,
Janulry 1IIIoUo\'fIa, 1II0 CODIDI.neomonl 011. ber.oI and oXlondlng lwolv. (12) ollondar mODthl thorOln.r, .ndln, necomb.r
311~ and neb IU~lIqUIDI Louo Y.ar IhaD bo lIIatw.lve conllcuUve calondlr month porlod thernllor (Janulry I.IID
nocembor 3111). Th. porlod from tho Comm.acomoal nllO ollllll LIlli. 10 1II0 aoxllucceed.1n, nocomber 311L and from th.
JIIIUary lit nnt prOl\Odlnii. aDd nloadlnllo th. lormlnldon dllo olthll Lou., IbaD bo cODsld.nd u 'ParUII LIlul Yllro',
IIId InY chin an undlr lhll Lello which ... computod on II..IU Yur bulllhaD b. Ipproprlltely prontod 10 U 10 b.
oomputod II 10p1UI. aDd dlaUoel leeouuUna perlud. ~I Iccurd&llc. willi U" lann. &lId cundlUonl Ilor..ald,
TWENTY, BU31N1!S8 OPERATION. TenaDllblll, during Ill. Iorm of lbll LIlu., eonUDuoully
UII thl n.mlud Premll" lor th. purpou IlIlod on PII' On. ollhl. 1.0111, earryln, on IlImln Tenanl'l bu.In... undertakln.
dWleaUy, IIllduoUlly and lalrr.Uellly uad.r 1IIllrld. nlllll .1I1.d on PI I' Onl. T.nanl ,bill malnlala on thl pre:nll" I
IUbllanUslllock ol,oodl, warll, and m.rcbandlll and equlpm.n~ Id.qult. 10 u.uroluccu.1ul op.rldon of Tonant'l
bUlln..., T.nanllball kllp l~1 prlmllll opon Ind avllllblo lor bu.lnlll ICI'.1ty lbereln durlali 111 usull dlYI and houulI
In ul by th. LaDdlord ne.pt wben prevenlod by .1rIkll, nr.., ellullty or olll.r ClUIII beyond T.nanl'l rellonlblo conllol.
T.nanllball nol dlvan III.wbl'IIIIY Illd.. commerce ~r bu.lno.. which ordlnlrlly would be Illallclad by Tenanlln or Irom
10
.
.
iii. D.mlaed Premia...
Tenanl .ball not conduct.'oy 'lIrl 1111'. 'dLolrlll .a1I'. 'bankruptcy nIl'. '1IIllI ont 01
bU.1ll111 nIl'. or any olbor nIl d..lilIld 10 convlY 10 lbl pubu. lb.tlbl bu.lllell oplradoDl arl to bl dLoconUnued and
T.oant .ball not apply lor or oaulI 10 bl appUld !rom any munlclpll. .tall. 10011, or Ildlrll UClnll or plrmlt appUoabl1 10
.uoll .11...
TWENTY.ONE. WAIVERS. Th. lallnrl 01 Landlord 10 Inala~ In any onl or more Inatanoa.
upon I .trlot porlormanc. or ob..nancl by Tlnant 01 any ollbe coveoanu ollbla LoUI. or 10 norcla. any opllon blreln
contained. .ball not be cOOllrUed .. I wllv,r or reUoqulabmlntlor lbl !ulUre 01 .ncll covenant or opllon. butlbellme .hall
conUnue and remaln In 1ulI10rce and elllcL The reoelpt by lbl Landlord 01 ren~ wllb knowledle ollbl broach by Tlnant 01
any coven anI horlol. .ball not bl d..mld a wllver 01 ftuch breacb and no wllver by lbl Landlord 01 any provlalon berool .ball
be d..med to bave b.en mad. unI... npr....d In WTlUor and .lilIed by lb. Landlord. Even lbourb lb. Landlord .ball con..nt
10 an 1..I~ent andlor .nbletUnr bereol DO !u:lber ..elmment andlor .nbletUor .blll be made wllboutnpre.. COD"Dtln
WTlUoI by lh. Landlord nut bid and obtained In ncb In.tance.
TWENTY.TWO. SUBORDINATION. This LI..e, atlbe OpllOD 01 Landlord. .ball besubJeot and
.nbordlnltelt all 11III", to lhe Uen 01 lb. mortlar" now or bernlter made UpOD lhe IIcurlty ollh. shopplnC C.ntar or lb.
D.mIa.d Pnml.... and 10 all Id,anoll mid' or bernlter 10 b. m.d. upon lbe IIcurlly lber.ol. and ,ubJ.ot and lubordlnlllto
lb. U.n 01 any morlla,. or morll'r.. wblcb It any 11III. may b. mad. I Uen upon lbe lam.. and subj..t and lubordlnall 10
any I.... or oilier arranrsment or rI,btto pos....lon und.r which Landlord II In conlro\ 01 D.mllld Premll" andlor lbe
Bhopplll, C.nlor and to lb. rI,bll ollbe owner or ownera IIImol. andlor III. rlrhu. prlvu.r'l. and burdeDa arlJlnllrOID IDY
REA all.oUor lIIe Bhopplll, Cenllr. Th. T.nant Iball .uout. and deUver sncb !urlber Inltrum.nt or Inltrumanll lublllnllally
In ilia lorm oll!llllblt 'E' attaobed b.relo .ubordln.l1n, lhl. La... 10 III. Uan 01 any ancb mort,a,. or morlllll". I.... or
I....., .. Iball bo dellred by any mort,ar", pro po lid morlllr". leuor or propo..d lallor. TII. Tanant b.reby Ippolllll lb.
Landlord lba altom.,.IM.ct ollba tenan~ 10 n.cute and deUvar any .uch 1n.IrUr.lant or IIIstrum.nll lor lb. TananL
TIle Tenant .ball blve no pow.r to do any Ict or mue any coolrlct whlcll lOa, crllte or
b. lb. loundlllon lor any Uen. morl,l,e or olber eocumbranc. upon lb. ..tate ollbe Landlord or 01 any Inllre.t ollba
Landlord In lbe Deml..d Premlael. or upon or In lb. buUdln, 01 wblcb lb. demlled Premia.. II I part or olb.rwla. wllbln or
upon lbe Bbopplnr C.nllr. It bllll, a,reed lblt .bould lb. Tenant Clun any Inclllmprovemenll. IIl1rllloDl or repllr. to be
m~de or mile rill !urullbed or I.bor perlormed lbmlll or lbereon. nellber III. Landlord nor lb. Deml..d Premlan Dor an,
olber pUrllon ollbe Sbopplll, Cenler .ball under I1IY olrcum.tanc.. be Uenabl. lor lIIe purpo.. 01 enlorcln, plyment 01 an, 01
lb. np.nl..lDcurred or lor lbe vllue 01 any work done or male rial !umlebed lIIerelo or any parllbereol. lbe parllel
Clpreul, IIIlendln, lbat bmby all ImprovemenLl. IIl1rallool, repalra. mllerllll and Ilbor Iball be perlormed allbe Tenant'l
IDle co'1 and expenlel and the Tenant .lIall bo lolel, and wboUy relpon.lbla to coolraclora, laborera and materialmen
!umlsbln, labor and mlllrlllln connecllon lIIerewllb, all IUcb laborera, malerlalmen and conlractora baln, Illreby cbar,ad
wllb nollce lIIatlbey must look 1011ly and whoUy 10 lbe Tanant and lIIe Ten anI'. Inlera.tlD UIO Demleed Premlaa.. 10 .acure N
lbe paymantol any bWI lor any IUcb work perlonned and malerllla !umlebed. If if teen ( 15)S;; f ~
TWENTY.TURES. DEFAULT. (a): (I) Il Tenant .ball delaultJ.!i~a payment 01 any rent or W
olber paymenu required 01 Tenan~ or any part lbmof and Ilsucb delault ahall conUnue lor IIft-(fi) daya IllIr the payment
.ball be due, or (2) I! Tenant aball delaullln \he perlonnance or observance 01 any olber agreement or condlUon OD lu part 10
be perlonned or obsened and I! Tenant sballlall 10 cure .lId dolault wllbln IIn (10) daya alter noUce 01 slid delaultlrom
Landlord, or (3)11 any person Iball levy upon. lUe, or altemptlo tolke lbls leuebold IDter..t or any part thereol upon
ClecuUoo. attacluneot or oilier process 01 law. or (4) II Teoant or any alnuale 01 Teoant eball make delault wlth r..peclto any
olber Leue or agrsemeot beewesD It or Landlord or any alnuale 01 Landlord, or (5) lIthe premlles sllall be d..erted, vacated,
abandoned. or buslDell operllloDs sball Dot be cODducled lberelD lor I period olewo (2) or more days. or (6) Illbla Loue or
any other Inlerest UlerelD eball by operalloD by law devolve upon or pus 10 any peraon or peraoDs olllar than Tanan~ or flll!
Tanant sball lalIto move 11I10 and lUe possa..lon 01 the Demised Premls.. and opan lor busln..s wllhln thirty (30) daye aller
Landlord'e livID, nollcelo lIDant\hatthe Demised Premlase are rndy lor occupancy by Tenan~ theD lbe Landlord may trnt
lIIe occurreDce 01 anyone or more 01 tile 10re,olD, lIenu u a broach ollllls Leue, and lD addlUon 10 any or all other rlll1ls
or remedies ollbe Landlord bereunder and by the law provided, II sball be, atlbe opllon 01 the Landlord, wllbout!urlber noUce
or demand 01 any IUnd to Tenant or any other penon:
(a) lbe rlrbt ollbe Landlord 10 declare lbe term hmolended and 10 rllnler lbe
premises and lUe posseulon lIIereol and remove all persons therelrom. and the
Tenant ahall bave no !urlber claim lbereon or bereunder; anellor
~ . (h) \he rI,ht ollbe Landlord wlUlout declaring lhls Leue IInnlnlted to reenllr lIIe
premlsCl and, occupy the whole or aDY part thereol, remove aIIpereone and
property lberelrom ellber by summary dlsposaess proceea!np or by a Iullllble
acUon or proceedlnr at law or lD equity, or by lorce. or olberwllC. wlthout belli,
Usble lor any dlDla,es lIIerelor. no aucll rllntry by the Landlord to be de~mad or
otherwllC construed II an ecceptance 011 lurrender ollbla Lo..e; andlor
(c) lbl rlghl ollbe Landlord, even 1II0u,h II may bave reenllred the premlaCl, to
Ulere.ltor 10 elocllO 10n1lloale Ulla LOlle and aU \he rlrbll 01 the Tenant In or to
lIIe premllCa.
. Sbould \he Landlord have nentered \he premlln under the provlalonl 01 lub.paragraph (b)
abov., III. Landlord aball Dot be deemed to hays lInn1naLld \hll LClIC, or rele..ad lbe Tenantlrom III UabWty to pay lb,
ranll and addlUonll ranllthen owln, and due andlor lberuller 10 accrue her.undar, lIuruller to accrue, or III UabWly lor
dllDa,.. undu an, ollila provlalonl bereol, by any lucll reentry or by any acUDn In unlawlul del&lnu. or olllerwl.., to obl&ln
pOllllllon 01 \he dlmllld PramllCl, unlell the Landlord Ihall have noUned lIIe Tenanl In WTlUn,lbatlt b.. *" aleclld 10
lennlnal. 11I11 Leue. and lI1e Tenanl!urlller covenanlllllatllle ICrvlce by Landlord 01 any noUce purauantlo \he unlaw!ul
del&lner IlalUlCI ollba Sllte where lIIe Shoppln, Cenler II IUualed and lIIe lurrender 01 ponssllon punuant to luch noUce
Iblll not (unlen lIIe Landlord eleclllo \he conlrary alll1e Ume 01 or al any Ume lublequentlo 11I1 ICrvln, 01 luch noUcCl
II
..--...-......-..
,
and lOch elscllon II evIdenced by a WTlllen noUce 10 lbe Teoant) be deomed 10 be I lermJnaUoo 01 Utls Leuo. 10 lbe even I 01
any entry or lakln, possession 01 \he premises as eloreslld, Ute Landlord sball have \ho rlgb~ but notlbe obU,aUoD, 10
remove lberelrom all or any part ollbe personal properly locsted lberelD and may placo \he same In eloro,e at a public
warebouse atlbs expense and risk ollbe owner or owners lbereol.
Should lbe Landlord elecllo lormJnato IIlls Leue undor \he provisions 01 lub.paragroph (a)
or (c) above, lIIe Landlord may recover lrom Ute Teoanl as damares:
(I) \he worlb at \he lbue 01 award 01 any unpaid renu and adtllUonll reoLl wblcll had
been earned atllle lbue 01 lucllllrmJnaUon; pll'l
(U) \he wor\h at \he lbue 01 award ollbe amount 01 Ule unplld renLl and addlUonll
renLl whlcb would bave been earned alllr lennlnaUoD unW Ute lbue 01 award,
plul;
(W) lIIe worUt at 11I0 lbue 01 award 01 Ute amount 01 \he unplld renll and addlUonll
reoLllor lbe balance 01 Ute lenn allor Ute lbue 01 award. plul
(Iv) any olber amounl necellary to compensall Landlord lor all lbe detriment
pror.lmllel.. oauled by Tenanl'l laUure to petlono III obll,allonl under Ibll Laue
or In which lIIe ordinary couru 01 Utlnrl would be Ukely 10 rcIulllberelrom,
lncludln" but not Umltod to any cosll or Clpensu by Landlord In malntalnln, or
preservlnc lIIe premises Iller lucll delaul~ prepartn, lIIe premllu lor releUln, to a
new lenan~ any repllrl or IIteraUo'lI 10 lbe premlscI lor lucb roloWn" leuln,
commlsslonl, or any oUter cosLl necessary or Ipproprllte I~ reletllle premllill; and
(v) at Landlord's elecUoD. such olher amounLl In addlUon 10 or lD Ueu 01 \he IDrCroln~
as may be permllled Irom lbue to 1Inle by \he laws 01 \he Stall where lbe Shoppln,
Cenler Is IUusled.
As used III sub.peragrspbs (I) and (U) above, lIIe "worlll atllle Ume 01 award" Is compu!~d
by allowlnr lnllrcat atllle roll 01 elrhleen percent (1811) por annum. As used Is sub.parograpb (W) above, \he 'worlb at Ute
lbue ollward' Is compuUn, by tIlscounlln, sucll amount at Ute lesser 01 ellber lbe discount roll 01 Ule Fedoral Reserve Bank
lltualed neareltlo thelocaUon 01 the Sboppln, renllr In ellecl atlbe lbue ollbe award, or elgbt percent (811).
Por all purposes 01 Utls Paragraph 23 11I0 lenn 'renl' sball be deemed to be the mlnlmum
annuli rental, percentage renlal and all oilier sums whlcll by Ute tenns hereol arc deemed addlUonll rent or are oUterwlee
required 10 be paid by Tenant pureuantto \he lenns ollllls Lesse. AU sucb sums, olber Utan Ute mlnlmum annuad rental, Ihall
be computed on lb. buls ollbe avere,e monUtly amount Utereol accruing durtng Ute immediately precedlng sll<ty (60) monlb
period, ,except lbat II It becomCl necessary 10 compute sucll rental belore sucb a sll<ty (60) mODUt porlod au occurred \hen
sucll re~ta1 srall be compulld on \he basis 01 Ute average monUtly amounl hereof accrutn, dUrio, sucll sllorter period.
'I. ' In \he event 01 delaul~ all 01 Ute Tenanl'e 1I11ures, !urnllUre, equlpmen~ Improvemento,
adtllUons, IIl1raUona, and olber pereonll property Ihall remllo on Ute Domlsed Premises and In lbateven~ and conllnuln,
durtn, Ule length 01 elld delaul~ Landlord shallllave \he r1gbtlo lake \he exclusive poesesslon 01 same and 10 use same, rent
or cbu,e lree, unW all delaulLl are cured, or atlu opUon, el any lIIIIe dUrio, lbe lenn 01 \hIs Loue, 10 require Tenant 10
lorthwllh remove same, laUIn, wblch Ute Landlord may ellecl such removal at \he sole cost and risk 01 TonanL
I .' NotwllbslaDdln, any oilier prOVisions 01 \he Paragrepb 23, lbe Landlord agrees lbatl!lbe
delault oomplllocd 01, olber than lor lbe payment 01 monies, Is 01 sucll a nalUre lbatlbe same cannot be recUned or cured
wllhln the pertod requlrlo, sucb recllncallon or CUrtng u speclned In \ho WTltten nollce relalln, thereto, then sucb delault
sball be deemed to be reclined or cured lIthe Tenant wllllln sucll period shall have commenced lbe reCUnCDUOn and curio,
\hereol and sball cDnllnue lberuller wllb all due dW,ence 10 cause sucll recUncaUon and curtn, lIIereol and does so
dW,enUy complele the same.
, , ,
The remedies allorded lbe Landlord In Utls Paragrepb 23 shall be ID IddlUon and
lupplementallD all olber r1gbu or remedies whlcb lIIe Landlord may have under the laws then In lorce.
I
,,' The waiver by Landlord 01 any brucb 01 any linn, covenant or condlUoD hereln conlalned
Iball Dot be ~eemed to be I wllver 01 sucb term, covenant or condlUon ehould \here occur any subsequent broach 01 the lams
or any oilier linn, cnvenlOt or condlllon berelD conlalned. The subsequent acceplaDce 01 rent bereunder by Landlord Iball not
be doomed to be a waive. 01 any preceding breacb by Tenant 01 any linn, coveuant or condlUon .01 this Laue, oilier Ulan \he
lallure 01 Tenant 10 plylbe parUcular rental so Iccepled, re,ardless 01 Landlord'l knowledge 01 such precedln, ,broacb atlbe
lbue or' acceptance 01 lucb renL No covenan~ lenn, or condlUon 01 \his LeISe shall be deemed to bave beln'wllved by
Landlord unle.. lOch wllver belD wrtlln, limed by Landlord.
AU sums o\her \han mlnlmum rent due and payable by Tenantllereunder. luoh as, by way
oleulDple and not In UmIlallon, percenta,e renLl, common area mllolenan:~ npenl", uUUty char,.., realellall IIICI,
cooperallve adverlllln, and promollooll cbar,CI, altorneY'1 Ie.., coUecUon leCl and court cOlto Iball be doomed 10 be and
.han become addlUonal rent boreunder whelller or not Ute lame be dCllmaled &I luob, and Ihall be lDeluded In \hI linn
'rcnl" wberever uud In Uti. L...e (nolwlUIStandlJlg lI1alll1o words "addlUonal rent" are ueed In Ipeclnc e...., but not uud In
oilier C"II~ and Ihall, unlcal olberwlu Ipeclncllly provided horeln, be due and payable on demand or logelller wllb 11I0 nul
luocllll1n, lDllaUmeDI 01 mlnlmum ren~ whlchcver Ihall nrel occur, and Landlord Ihall bave lIIe lame remedlu lor IlIlurl to
pay lbl laml u lor a DOD.paym.nt 01 mlnlmum renL
, The parU.. berelo tIllllncUy covcnanl and agree that any payment 01 rent or addlUonll
reDt m~de hlreundu lOllY, at 11I1 opUon DIllie Landlor,I, be accepled and applied In payment on acoounl olthl rant or
addlUonll rent,lon,ut overduI under Utll LOIse, nOlwllbstandln, any atalementlo the cODlrary .ndoflld on or Iccompanyln,
ncb p~ymenL
, TWENTY. FOUR. ATTORNEY'S FEES. T.nanl agreol Utalln lIIe evonllllat any delault by It
III perlormance 01 any ollbe IInnl, condlUons or covenanu ol\hll Leue r~qulrCl lIIe Landlord, In Ute nerclu 01111 101.
dllcreUon, to enga,o Ute lervlcCl 01 any atlorney, wheUler or nOI an employee 01 \he Landlord, to enlorce compllano. by lIIe
Tenant wllb lennl, condlUoDI and covenanLl b.reol, lbe Tenanl wW relmbuue Landlord lor any and all npenses IIIcurred In
III use lor luch altorney and III any acUon wblcb slid atlorney may pureue. Such npensel shill Include, but are Dol UmIl1d
to: le'a1leca, court cOIlS, COIU 01 n!ln, and servlu, lumDlons andJor complllou, olc. Tho tenn 'delault" IUI used In Utll
12
,. ,
.
puagreph IhaU mean, bul Iball Dol bo oonslrUed as belDr IImlled In meanlllr to nonpayment ot mlnbnUID ren~ percentage
reo~ uWllY bWI, lues, promo lion and IdverUsln, chures, and common area expense contrlbuUon."
Tenanllurther agreu thaI should It commll any delault or delaulta under \hIs Lease,
Landlord may, allt.s elecUon, Immedlalol, or at any lIIIIe \herCllter, wllbout walvln, any claim lor brllcb 01 agreemon~ and
wllbout nolloelo TeDan~ cure sucb delaull or dulaulle lor \he accounl 01 TenanL It lbe Landlord Iball lnsUlull an IcUon or
lummary procudlng arallllt lbe Teoant buod upon luch delaul~ or II \he Landlord aball cure lucb delaull or delaull.. lor U.e
account 01 Tenan~ then lbe Tenant wW reimburse lbe Landlord lor \he npense 01 allomey'1 leel and dlsbursemanll thereby
Incurred b, the Landlord, 10 lu u lbe same ars reuonabla In amouo~ The COlt 10 lbe Landlord lbereol Ihall bo due and
payable on demand, sball be deemed 10 be addlUonll rent bereunder and Ihall be added to lbe lnslallmsnt 01 ranI DOlI
accruln, or 10 Iny lublCquentlDslallmenl 01 rent dus and payable barenndar, at the elacUon 01 Landlord. Landlord sh.ul not bo
rllponllble 10 Tenant lor any lOll or damGre reaullln, ID any manner by reSlon 0111.0 undertakIn, and pursuIng any 01 the
r111bla and reU1edlel wblch by \he IIrms bereol are relerved 10 and lor lIIe benent 01 Landlord.
TWENTY.FIVE. SECURI'rY DEPOSIT. ConcurrenUy wllb \he necuUon olthll Loue, Tsnant
Ihall depollt wllb Landlord lbe aUlD ICtlor\h on Plre One be reo 1 U SeourllY Depo.l~ lbe lame 10 bo held by Landlord wlthout
UabWty lor Inlarel~ U lecurlty lor lIIe lull and IlIlblul perlonnance bJ Tenanl 01 the lennl and condlUonl by 1110 be
oblCrvod and perlormed bereunder. II any 01 the unla bereln rclervad, or any other lum PlY able bJ Tenant to Landlord
become o,erduI and remllD unplld, or ahould Landlord make any paymenla on beblll 01 Tenan~ or IlIould TSDanllaU 10
perlorm anJ 01 the lInnl and eondlUonl ol\hll Loue, \hen Landlord, It ILl opUon, and wllbout prejudice la any olber remedy
to IIbleb Landlord may bin on Iccountthereol, Iball spproprlale and Ipply aald depoll~ or 00 muclllllercol aJ may be
required to compenllll or relmbune Landlord, II lIIe clle may be, loward ll1e plymsnt 01 rent or addlUonll ren~ or 1011 or
dama,e auslalned by Landlord due 10 \he brCloh or lallure 10 perlonn on Ule parI 01 Tenan~ and upon demand, lenanllhall
rcstcreauch lecurlty 10 lIIe orl&lD1I lum deposlled.
CondlUoned upon lIIe ruu compUance by Tenanl 01 all 01 lhelInns of\hll Leue, and lIIe
prompt psymenl 01 all renLl and olber aums due hereunder as and when Uley laU due slid deposll shall be relurned In luU 10
Tonant wllbln lblrty (30) daYI aller the end olllleleml hcrcol.
In lIIe even I 01 a slle ollbe Shopping Conler or leue 01 tho land on wblcb ItalaJlds,
lubjeclla \his Lelle, lbe Landlord ahall bavolbe rlllhlto Iransler lbesecurlly 10 11I0 vendee or lusoe and the Landlord shall
be conlldered rclelled by the Tenant !rom all UabWty lor \he relum 01 sucb lecurlly and the Tenant sballlook solely 10 lIIe
new Landlord lor the relUm of \he said security, II belD, agreed lbatlbls sball apply 10 every transler or uslillment made 01
lbe security 10 I Dew Landlord. The securlly deposllld uoder lbls Leue shall Dol be morlls,ed, uslgned or encumbered by tho
Tenant wlthoutlbe wrtllen coneent ollbe Landlord and any alllmptto do so shall be "Jold. In the event of any rlgbllul and
pennllted ullmment ollblll Leue, the slid securlly deposltlhall be deomed 10 be hcld by lbo Landlord as a deposIt made by
\he usllDse and Landlord sball bsve no lurlber UabWty wllb the res,octto lbe relUm olllld security deposit In lbe uslgnor.
"
TWENTY.SIX. RUL ESTATE TAXES. As usod bereln, \he IIrm 'Taxes' shall mean and
Include all rell sslale taxCl, useumenu, Ucense and rennltless, ehar,es lor any euemen~ Includln, an REA ( u
herelDelsewhere donned), mllDtalned lor \he benenl ollba Demlsod Premises and olber ,ovemmenlal levlu and cllar,es 01
overy kind and nature whatsoever, ,enerll and specllI, eltraordlnary u weU ao ordlnary, loreaeen and unlorsseen, and eacb
and every InstaUmeDt thereol whlcb sball or mey during the lenn ollbls Leue be levied, assessed, bnposed, become due and
pa,able or Uons UPOD, or arise In connecUon wllb lbe use, occupancy or poussslon 01, or grow due and payable out 01, or lor,
the enllre Shoppln, Cenllr or any partlbereol, or any rent or Income received therefrom, or any land, buUdlD,s or olber
ImprovemeDLltherelD, lIIeludlDg lDlIrsst on IllstaUment paymenu and all cosLl and Ices (lDcludlD, reasonable allam"YI' leu)
: IIIcurr',d by Landlord ID eonllsUn, Taxes, assessmenLl andlor nelloUallng with pubUe aulborlUss with rsspecllo lIIe same. II
", at anY:,~e during thelerm oflhls Leue \he melbods andlor bues ollallUon prevalUn, at the Commencemenl Dall sball be
,i IIl1red: 10 that In addlUon 10, or III Uen 01 or as I subsUlUlI lor ths whole or any part 01 \he Taxel now levied, asssssed or
, ImPOled, 'OD rell lltall II lucb, lbera sball be lovled, IIssssed, or Imposed (I) a tax on the renta received from lucb rellestall,
.
or (U)I UceDu loa meuured by lbe renll recelvlble by Landlord !rom \he ShopplD, Cenllr or any porUon lberool, or (W) a tax
or Ucenle loa Impoeed upon Landlord wblch Is otherwlse meuured by or bued ID wllole or In part upon renLl derived from \he
wbole 6bopplng CeDlIr or any pnrllon lbereol, then and In any of lucb evenLl, the same Iball be Included ID lhe computaUon
be.feun.der of Taxel.
Tenantlball pay lD IIcb Tax YClr dUrin, \he term ollbls Leue as addlUonal ren~ a
proporllooalo Ibare 01 all luch Tuee, at\ho lImu and In \he manner berelnalllr prOVided. WhUe \he Tenanl'l proporUonate
Ibue 01 luoh Taxnlball not nceed I lum equllto lbe producl obtained by mulUplyln, (l)lbelL'11l 01 all Taxel alluled or
Imposed acalnltthe SbOppln, Cenllr In e, b Tal year by (U) IlracUon ollbe numeralor 01 whloh sball be the Dumber 01
Iquarelnt 01 noor USIIn the Domlled Premlsll and lbe denomlnalor 01 whlcll shall be the nnmber 01 Iquue Int olleuable
noor arll In lbe Shoppllll Arll, lbe Landlord Iball annually eallmall lhe toW amount olaucb Talel lor the Sbopplll, CeDlIr
on \he bull 01111 nperlenCl and relloDably anUclpalld ohar,lIlIIerclor, and lbe Tenantahall PIJ to the tindlord, on ll1e
nut calendlr ~IY 01 nch month, locelllor wllb III monlllly IIIll1dbnenll 01 minimum rent due hereunder, an amount equal 10
1112 01111 proporllonall abarethercol. As loon u pracUcable 10UowlD, \he cIon 0111011 Tal Yeu, Landlord Ihall oubmltlo
Tlnant a IlIlement lndlolllnlth. lelUaI amount ollbe TallI uluaed or bnpond a,IIDII UII SbopplDl Cenler lor th.
lnuuadlallly precodlnr Tal Yllr, and Ill. amount ol\hs ruullln, bllance due thercoD, or overpaymentthercol, U ,lbl CUI
may be, wIth In appropriate adlulUnenlto be thereupon made betwun lba parUu, on demand, on the bull 01 lOch
.talemenL Eacb alllemont Iball bo binding upun Ta"an~ \LI succ....n end a..IIlTI", II 10 the malllrl ntlorllllllorelll, II no
objaolloD II rwed wllb rllpeotther.lo wllbln nlnelY (60) daya aller IUbllllulon 01 ClCh slalemontlo TenanL The IIrm 'Taxu'
ahall Dol Include any lDlIrut or olber ehlr,e Impond by an, tu1n, aulllorlly u I penallY or delinquency char,e, bued upon
1111 plymeDI 01 any tax obU,lUon by ll1e Landlord.
TIle lallure 01 Landlord to provide such IlIlImeDtlo Tenant u required Ibove Ihall nol
reUeve Tenanl ollla obUlllUonl bereunder or lor lIIe .peolno Tal Yllr In wblcll any luch lallure oecurl, nor Iball luclllallure
ID any way rcUevo lbe Landlord from lla obUrlUon 10 provide lucllltalam.nL
As used herelll, the lenn 'Tax Year' Ihall be deemed 10 mean Clcb twelvs (12) monlll
period (deemed, lor lbe purpolel ollhll Parsgraph 26 10 have 365 days) elllbllsbed u lbe rell cstall Tax You by lbe tu1n,
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aulborlUes bavlni lawluI jurtsdlcUon over lhe property comprlsln, lbe Shop pin, Center. For lIDd durlnr Ute nut Tu Year (or
ParUlI Tax Year, U lbe oue may bo) occurrln, durlng Ibe linn ollbls Leue, Ute Ten anI's oallJDate proporUonall Ibare 01 the
TaxCl appUcable 10 lbe SbopplD, Cenllr IlIaII be payable monUlly ID the amounu sellor\h on Page One bereol U 'InlUII Tax
Sbare", payable monlbly u above provided, lIIe lame 10 be deemed addlUonal rent bereunder and subjeotlnthe annuli
adJuatmenl borelDbelore provided. Tenant covenanLt and agrees lIIat II this Lease Is IIrmlnated by reuon 01 dolaull on IU
par~ or Illtlalll 10 lake poullsloD 01 Demised Premises or leavoa lbo Demised Premlles prior 10 \he ClplraUon 01 the IIrm
bereol, II sball remDln Ulble to pay III proporUonall Ihare 01 sucb Tues. Tenant agreel tnat\hllls not III be construed u a
penalty, but ralbsr u a portion 01 the proper meuure 01 Landlord'l damarCl In the event 011 brClcb ollbla Leue by Tenant
u Ilorellld.
II It an, lime durlnr the linn ollbll Leue, or any Cllensloli or renewll Utereol, lbe Ilwa
of anyone or more ollbe jurtsdloUona ID whlcb the Sbopplll, cenllr Is localed ImpolCl, char,C1, assesses or levlel upon or
a,IIo11 lbe reDU (wbether CUlranleed minimum, percenLlge rent or sddlUonll ron~ or any rr III 01 the loregolnll, or any
oilier conllderaUon ID Ueu 01 \he rent plYlble bereunder, a lax. ImpOlIUon, cbarge, Issoasmen~ levy, Clclu Ice or Ucenu Ice,
lhen In the abllnce 01 an, provtllon 10 lbe contrary epeclncaUy conlllned \n lucllllWS, the lame sllall be paid In luU by lbe
TeDanl and lucb obU,allon lOa, h enlorced by Landlord In lbe lame way and manner u provided lor \he enlorcement ollbe
payment 01 mlolmum ren~ percanll,e rentllld IddlUonal renl bereunder.
TWENTY-SEVEN. EMINENT DOMAIN. 1110' or more ollbe buUdlnr 01 wblch lbe Demlsed
Premlael II a parlor 15' or morl 01 \he Sbopplll, Cenler Iball be Icqulred or condemned by rlglll 01 eminent domaln lor any
pubUo or quul.pubUc UII or purpolI, lIIen Landlord 1IIlIelecUon Dlay IIrmlnalllllll Laue by livID, noUcelo Teoant 01111
elscUon .10 do IQ, and III IUcb event renWs sball be apporUoned and adJusled u ollbe dale oltermlnaUon. II Utellrm 01 \hIs
Leue Iball not be Itlrmlnllld u alorsslld, lben the lame Iball conllnue In luU lorce and ellec~ lIIe Landlord Iball wllllln I
reuonlble lime alter pouesslon 10 physically takeD (subJeollo dellYs duo 10 Ihortare 01 labor, mllerllla or equlpmen~ labor
dllnculUel, breakdowo 01 equlpmen~ rovemmenl restrlcUons, nres, other cuuolllss or other ceusCl beyond \he reuonable
conlrol 01 Landlord) repllr or rebuild what may remain 01 \he Shopplnr Cenler, enrUD, Iu boat elloru 10 preserve \he Demlsed
Premlsea lor \he occupancy 01 the TenanL Should any sucll acqulstUolI or condeJ1UlsUon lnclude Uto Demised Premlses or an,
porllon lbereol and Landlord Iball nol elect 10 IIrmlnalo \hlo Leue as aloresald, lIIen and In sucll event I just proporUon 01
the minimum rent ehall be a~aled, accordln, 10 lbe nature and ClIent ollbe Injury 01 \he Demised Premise I, unUJ what msy
remaln 01 the Demlaed Premlses sball be repllred and rebuilt u aloreslld: and \horcalllr a just proporllon 01 the minimum
renl sball be pennanenlly abaled, accordlng 10 lIIe n~lure and ClIent 0111I0 porUon 01 the Demlsed PremlaCl acquired or
condemned lur lbe balance ollbe tenn 01 thIs Leue.
Landlord rescnes 10 Iuell, and Tenant aeslgnl 10 Landlord, all rlglILl 10 daml,es accrulng
on account 01 any lucb tallInr or condemnsUon or b1 reason 01 any act 01 any pubUc or quul.publlc authority lor wblcb
dama,es are peyable. Tenant agrees 10 Cleculo luclllnstrulnenu or uslgnment u may be required by Landlord, 10 jolll wllb
Landlord In any pellllon lor \he recovery 01 damages, I! requeslod by Landlord, and 10 turn ovcr 10 Landlord any such daml,es
\hll may be recovered III any sucb proceedlng. II Tenanl sballlaU 10 execule suclllnstrumenLl II mlY be required by
Landlord, or 10 undertake lucb other steps as may be requesled u beretn staled, then and In any sucll even~ Landlord Ihall
be deemed tho duly aulborlzed IrrovoClble agent and aUorney.IHacl 01 Tenant to execute sucb lnslrUmenLl and undertake sucll
IlIpI u lIereln slllld ID ODd 00 belllll ollba TenanL Ills agreed and underslllod. however, \hat Landlord does not reserve 10
Illlell, and Tenant docs not uslilllo Landlord any dams,es payable lor trede nxlUres Installed by Tenant atiLt own cost and
expenll whlcb ara not part 01 the rellty.
TWENTY.EICDT. INTERPRETATION. Ills agreed \hat I! any provlllon ollbla Loue Iball be
determined 10 be void by any court 01 compo lint jurtsdlcllon then sucb delermlnaUon Iball notlllect any olber provlalon 01
lbla Loue, all 01 wblcb olber provtllonl Ihall remllD In luU lorce and elleo~ and It Ie \he InllnUon 01 the parlles bereto IIIltll
any provlaloD ollbll Loue II oapable olewo coostrucUons, 000 01 whloll would render lbe provtlloo void and \he othsr 01
wbloh would render lbe prevlelon valld, \heo the provlalon sball bavo \h~ meanlnC wblcb renderl It vllld.
'III"Y' 1;/.:' I . :.
, I' ;,\ , . i' . TWENTY.NINE. MISCSIJ.ANEOUS PROVISIONS. II II Igrcsd thlt Delther Landlord nor anyooe
ICUnC on \Il1i~eball bill made anJ IlI1Imen~ promlae or agresmen~ or taken upon ILlel! an, enla,ement whlllvor, verbally
er In wTtUnr;1n conlUct wlth thltennl 01 this Loue, or \hIt In any wlY modlnCl, VarlCl, Ill1ra, .nlarrera or Invalldalll any
01 ,~'prov\o!do" and lhatDo obU,aUonl of the Landlord aball be appUed In IddlUon to lbe ObU,llIool bmln nprClud,
"i' ':.' I' " " Wllblll ten dlYI alllr requClllllerelor by Landlord, cr In the I"nt that II be required UpOD
an, alii, uII~.ol cr bypothlolUon ollbll Loue andlor clthe Demlled Premll" andlor lbl land \hersuDder b, Landlord,
Teoanl alflll to dlUver In rlcordlbll lorm I c.rIIncall to an, pro POled mCrlll,1I or purahuer, or 10 Landlord, eerllly\D1(11
lucb b. thl uu)thatlbll Lou. II In lull lorce and ellectand \hallbere ar. no dlleol.. or ollulllberelob, TlOan~or
1lI1In, thOIl claimed b, Ten anI), and eucb olllar rele,ant Ilcll al mlY be\hlrelD requCllld.
Thl UUa cl\ha nrloul ArUclel 01 thll Loue are lor rllerencl and IDdu purpolu only,
and DOdl 0111I110 Ihall hllUeD lDlo conllderaUoD or liven IllY ellect wbllover In dellnnlnlnl\h. m.anlDl or leope 0111I1
ArUoII 10 wblch any 01 them apply. Th. uu 01 any pronoun relorrln, 10 either 0111I1 perUCI olthll LoUI Ihall be COOllrUld 10
Includ. any or no ,.nder or any Dumbll.
, 1111 ulld.lllootl UIII Ute Tomtl.andlord and Tenant ulld berelll, Iball b. conatrued to
me.. Landlordl and TlOanll wblrl lbere II more Olin une, antlllecclury .,'I/III11IUeal chll1Kc, rsqnlred 10 make an,
pravlalool bmollppl, Illber 10 corporaUoo. or lDdlvldull., mucuUoe or lemlnlne, Ihall In all cu.. be ulumed II Ulou,b
luUJ IJpr.I~ld.
" The word 'Landlord" II uled In \hIs Loue meanl only Ute owoer lor lbl Ulnl belli, 01
Landlord'. InllrCltln IhIJ Llue. 10 \helVsnt 01 any uIlgnment 01 Landlord'l lolercatln 11I11 Leue, \he ulliller Ihall no
lon,er be Ulble lor lbl perlormance or oburvance 01 any allTeemenLl or condlUool on the part ollbe Landlord to be
performed or obllned.
In \he ovenl\he Tenant bercunder Ihall be a corporaUon, lIIe psrUel cxecullnr thll Leue
bercby COVeDDnt and Vlarrant\hat: lIIe Tenanlls a dul, quallned corporaUon and all Ilopl have been lUen prior 10 lbe dele
be~eollo qualify Tenanllo do bUllneu In lIIe ltale whercln lIIe Deutlsed Premises are localed; all Iranchlse and corporlle
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perlo,fD!e~:ID, ~~c~ ~ r~~, 10 ~ nolto b1l1rlere with \ho conduct 01 \he Tenant's ordinary buslDess at the Demlled PremlJlCs.
;1:,',;-: 1\':1:11, " " . TUIRTY.POUR. SUBMISSION OP LIlAllE. The submlsllon 01 \hIs Leuelor eumlolUon doss
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not coqslltute an oller 10 Leue, and lhls Laue becomes ellecUve only upon lbe ClecuUon lboreol by Landlord and TenanL
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Upon the uecuUon ollbll Leue by lbe Tenan~ lbe Lsndlord III granlld by Tenant an opUon on lbe part ollbe Landlord lor
lb1rty (30) da,l 10 eucull and complell \hll Loue. Slid opUon may nol be wl\hdrawo dUrin, IlId lb1rty day period. II
Landlord Iball not Ulcull lbla Loue wlthbl IIld period and \nuuedlallly U,erealllr reluro a luU, lXeculld copy 10 Tenan~ \he
Tooantml,wllbdra.ILlollerbereunder. and the monies paid on deposit shall be retl1.l"Qed
to the Tenant. .~~ ~~
TlIIRTY.P1VE. DEUVERIES. Tenant Iballload or unload ll1I mercbandLoe. IUPP'1lVI, lI1l1lrIl,
equIpment and lurDIlUrl and cauu lbe coUecUon 01 rubbllh only \hrougb lbe rear ICrvlce door or doorl ollbe DemllCd
Premllu. No deUvedll 01 an, klDd shall bs made throurb the Irontenlrance. No deUvery veblcle Iball park lion, the curb 01
\h. BbopplD, Cenllr bslWeen lbe bours 0110:00 a.m. and 9:30 p.m. or ID AllY area marked 'No LaAdln,'. No deUvery IrUckl or
olllar vcblcles unlclll, lbe DemllCd Premlm Ihall park or olllerwlso remllo upon lbe Plrkln' lacWUol olllle Shoppbl,
Cenllr alllr 10:00 A.M. 01 eaob dey. The Landlord reserves the right 10 lurlller relUlsle Ule acUvlUes 01 the Tenant In re,ard to
deU,erles and lenlctn, ollbe Demised Premises; and Tananl all'ees 10 abide by luch lurlber relUlaUonl 01 Landlord.
TUIRTY-SIX. RBCORDING OP LIlAllB BY LANOLORO. Landlord, may wbenevcr Landlord desml
It ndcelnry, record lbll Laue and abslracll and memorlUlda lbereol, whethar required or perrnlllld by la., In wballver
Stalll or lurlldlcUonl ID whlcb lbe nme Is recordlble, at Tenanl'l sole coal and aspenlC (Illcludln" but not Umlled to, the
reoordln, lell, taxes and all olber COlli and expenlOI 01 recordallon), wblcb Tenant Ihall PI' 10 Landlord Immedlallly upon
luoh recorda lion; and lurlber, Landlord sball bavc IUcll rlgbt 01 recordaUon notwllbltandlnr any recor'allon, II any, 01 UIII
Leue or an, abllracll or memoranda lIIereol by Tenan~ or any oUter acl 01 TenanL
TUlRTY.SEVEN. POSSESSION. II Landlord Is uneble to lender Tenant possessIon 01 the
Demlled Premlsel U berebl provided, by reuon ollbe holtlin,.over 01 a preVious occupant or by reason 01 any olber cause
beyond the conlrol 01 Landlord, Landlord sball not be Uablo 10 tho Tenanllberelor and durin, \he parlod that Landlord Is
uoable 10 live pouelllon, all rtgbLl, remedlu and obUraUons 01 bo\h psrUes bereunder shill be luspended.
Sbould lbe Commencement Date not bave occurred In accordance wllll lIIe .ppUcable
provlalonl oflhle Laue wllbln IIIree (3) years Irom UII dale harcol, lIIe Leue shall be deemed Ipso laclo, null and void, 01 no
lorce and elloct bolWeen lbe parlles, and boUt Landlord and Tenant shalllllereupon be relieved and releued Irom all
obUrallona and UlbWly bereunder, 11 beln, the lole IntenUon GIllie parUes bereby to prevent \hIs Loue lrom becomlng void or
voldablo by v1rlUe 01 any rule arllosl perpetulllas prevllUng In the jurlsdlcUon wllereln lIIe Demised Premises Ire Iltuate,
DOlblng bereln contained to be deemed or construed 10 olllerwlse parmlt or jusUly lor any reuon lbe poslponement 01 said
Commencement Date.
II Ten anI sball enlar lIIe Demlsod Premlses prior to lbe tarm bereol, Tenant sball be liable
u boreln let out and lucll oocupanoy sball be upon \he lenns and condlUons bereof elcepl\hat reat sllall be due atllle Ume
IItlorth ID Paragrepb One bereol. Sucb prior occupancy sball be at the lole risk 01 TenanL
TUIRTY.EIGUT. AGENCY. In ne,oUelln, and elecullnr lbll Laue, A,entll aClln, u Agent
only, and Iball In no event be beld liable to Landlord or to Tenanl or 10 any olber party lor lbe IInns, condlUonl, lulnDment or
DODlulnDment 01 an, ollbe terma, covenanll andlor condlUonl ollhls Lease, or lor any aeUon or procesdln, lbat ml, be
lUen by Landlord Irlloll Tenant or by Tenanl a,lIost Landlord or be or on beblll or \hrou,b ellber 01 \hem or an, third
pllllJ. 'I ..SIUI BELOW
TUIRTY.NINE. UMITATlON OP UABIUTY.LANDLORD. JD thl mntlllat\he Landlord may be
or Ileot to bl or 10 Idopllllelorm 01 a UmIl1d or ,enerll parlnersblp or 01 a Rell Ealate InvlllmeDt Trul~ lInant Ill'ell \hIt
lbl TeDant .ball (wbllher ,enerll or Umllld) or a,lIolt any truslle thereol b, reuon 01 an, malllr IrIIln, under lIIe terml 01
11I11 LoUI or Irtaln, In conneeUon wllb the use or occupancy ollbe Demlud Premllel, look lolel, to \he Halala and proporty
0111I1 Landlord In \hI. Shoppln, Cenlllf u 'lated III Parlgrapb 29. No personal ulet or any plrlOer (,eneral or UmIl1d) In
.ucb partn.rablp or of an, trullll 01 lucb Real Ealale Invulment Trull Ihall be lubleot to IIVY, .1IcuUon. atlaehmcol or olber
IDlorcam'Dt procadurn b, T.nant or any lueoes.or Dr UllilI 01 Teuant Dn Iccounl 01 an, maUar wballoner rellllD, 10 thll
Leu. or to thl UII or oeDuplDDY ollh. DemIaed Premllll.
Conallllnt wllb lIIelntenUon asprmed In lIIelmmedJ.lIly precedln, parlgraph, and
Dnlwllhillndlng anylbln, to lbe Donlrary In lbll Laue eluwbcrc latlorlb, ellber upremd Dr ImpUed, TeD&D1 agree. IIIltln
all nlnlllt Ihall look lolel, to the Illate and prDperty of \he Landlord (re,ardleu 01 whelber the InUty II a corporaUon,
parlllsuhlp, trul~ Indlfldual or Dlberwlle) III lbe Ihoppln, Cenler lor lbe cDUecUon 01 an, jUd,ement (or o\her Judicial proem)
requlrln, paymsnt 01 mone, b, Landlord In lbe evcnt 011 delaull or breacb by Landlord wllb relpectlo an, olthelenn.,
OOVln~lIlDd cnndlUonl ollbla Leueto be Dhoned andlor perlormed by Landlord, and no other property or uull 01
Landlord Iball bocome lublect to levy, uecuUDn, Illacbment or o\her enlorcemeDt procedures IDr the nUllacUDn 01 Tenanl'l
remedl... lithe bUlllllnC II lranelerrcd or conveyed, I.andlord Ihall be reUeved 01 all coveoanlllDd ObU,llIonl under lbla
41111/ther./altCf DGourrln, and Tananl Iballlbercaller look 10 eucb lranderea ror the perlomlanoe and observancelbereol.
T 111"'1 I I ". . , .
1..~~~~P~l~A~!Le.~ee ackoD.lodge CO""ZRCIAL REALTY CROUP, InC. P.O. Boa
, .~,~"~I; ~,,..~Hf.Jll, PlIoo.rl"aoJ. 17001, ae the eDllI real olltato broker
:. l'!l,IIiaJ,,",." ,~o effectoating thio Loaoe. LoeeDr uhall" par in fD11' aor
cD".J.,,,iQ!,, a.Dnntu dae to COIIIIERCIAL RBAI.Tl' GROUP, InC. in con"ectiDa
ber.with. paruoaat to the applicable co..iulIioa/liuting agree.ont.
Le.Boc, and Lessoe Butuall, represent and warrant, 'ODC to another, that
neitber bau dealt with any other brokor or floder 10 reupect of the
sabJect ..tter of this Leano. LonDor and LOBBce agree to lnde.airy
aDd hold each other har.leoo fro. any etal. for a brokerago co..iuulrn
Dr fioder'. foe au a reuult of allegedl, ef..,ctuatlag this Lease
...erted by aar other peruon Dr eotltr clal.log to bawe heea eogaged
br tbll iade.Difriog pa~ty~ ~
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Pori purposcl olUIII SecUon Porly ol\hll Wase, lbe 10Uowln, dennlUons Ihall apply:
A. '~vlr9nm.utal Releue': The linn EnvIronmental RelClse Ihall mean lIIe releulo" spWln" lealllo" pumplll"
pourtn" emlll1!l', emptylnr, dlscbar&lo', IIIJeclln" escaplll" IClCblD" dlsposlllr. abandonln" dlscnrdln, or dumpln, 01 any
Toxic Subsllnce IrolU, on, Inlo or Ibout\he Demised Premlsel or \he eboppln, CeUler.
B. 'Shopplnr Cenler': The IIrm Shopploll Cenler Ihall mean Ihelarrer preml.es 01 wblcb lbe Demised Premll.1 u Ihown
on I!IIllbll 'A' and attacbed bereto la I parL
C. 'Munlclpll Wule': The lIrm Muolclpll Wule Iball have \ho meanln, scllor\h In \he PennaYlvanla SoUd Wule
Mana,ement Ae~ 35 P.S. 16018.103.
D. 'RemedlaUon': AcllvlUel III conoecUon wllb \he clean.up 0110 Environmental Release, Includln, but nol U.rulld 10
eampUo" analysll, 8lcavallon, removlI, dlsposll and replscement 01 10US, ground waler andlor o\her mallrllll, In acoordance
wllb Ihe provision I 01 all appUcable lawI, ordlnances and reCUlaUonl, now or bernlter enaclld.
B. 'RemedlaUon Plan': The lIrm RemedlaUon Plan Ihall mean a WTlllIn plIO 10 eller.t\he RemedlaUon 01 the
Environmental Releue whlcb Iball be prepared by an environmental en&loeer acceptablo 10 Landlord.
P. 'Toxlo Subltanc.': TIIellrm Toxic Subltance Ihall mean I 'huardous lubstance,' 'poUutanL' or 'contamlnan~' u
lueb lInnl arc nOlf or berClller dellned In III appUcable lederll, ltale, and locllllWI, ordlnancoo or reculaUonl now or
berCllllr en,clod or amended, and anJ and all oilier IInnl wblch are or lOa, be used In :lilY or all appUcabla environmental
lawI now or berCllllr enaclld 10 dellne prolllbUed or reculaled subltances.
2. Tenant Ihall Dot USI lbe Demlsed Premlsel or any part lIIereol, or \he Shopplnr Cenler, or any pert thereof, lor \he
purpole ollrCllln" produclDr, band1ln" Iranslerr\o" proceeslD" Iransporllnr, dlsposln" uslll, or slortn, I Tollo Substance.
3. Tenanl and ILl arenLl, employees, oonlrulors, Uceusces and lovUles shall not cause or pennltlo exls~ as \he result 01
lnllnllonll or unlDlInllonlllcUon or omlulon bJ one or more ~Ithem, an Envlronmenlal Releue.
4. Notwllbstandln, lIIe lore,olllr, Tenant may ule nonnll amounll 01 cleaolll, malerllll and olnce suppUoo In Ihe
ordinary course 01 Tenant'l bUIlDeuln reuonable quanUUea and provided lIIe lame are uled, Ilored and d1spoled olin
compUance wllb all appUcable laws, ordlnances and reculsUonl, u now or berealler enacled.
5. Teoant Ihall d1spole, remove andlor man,e lor \he disposal andlor removal ollu Muolclpll Wule by I licensed
MunIcipal Wull Iransporllr or Munlclpll Wule d1sposll company approved by Landlord, and wblcb Ihall be operllld III
accordance wllb appUcable lawI, ordlnancCl and recu1allons. Tenant and III a,enll, employees, conlraclore, lIcenleel and
IDvllICI IlIall not pllce or pennlt\he placement 01 anJ Toxlo Substance In any wasil receptacle I~calld In \he Demised
Premises or lIIe ShopplD, Cenllr, or \he plumbln, or scwer Iysllms olllle Demlsed Premlsel or Ihe Sboppln, Cenllr.
6. II an Envlronmenlal Release II causcd by Tenant u stalld In lubparsgrsph 3 above:
A. Tenant Iball prompUy noUlJ Landlord and all an, ,ovemmenlal a,enclel required by law 10 be noUned; and
B. Tenant Iball prompU, lubmlt 10 Landlord lbe Remedlallon Plan lor Landlord'l approvll. The RemedlaUon Plan ~JalI
dllclooe I Ichedule and delaUed descrlpllon 01 RemedlaUon aoUvlUCI wlllcb Ihall lnclude InlonnaUon as Landlord may requII~
Includlnc. (I) I piau lor aemedlallon wblcb Iball Include all courscs olacUon as maJ be neceuary 10 obtain I cerUncaUon
!rom the CODlDlonwellth 01 Peool,lvanJa, DepartmeDt 01 Environmental Resourcu and lIIe Federal EovlronmeDtaI ProllcUon
A,eDo~, and IOY other Ipproprlall locll a,ency, \hat the Demlscd Premlles andlor Shopping: Cenllr bave bOOD lemedlaled In
locordance wllb all applloable 11"1, ordinances and reculaUoDl, and to \he nUslacUon olthesc IleDclu; (II) rcuonlble
nlely meuures; (W)I plan to 1Y0ld IIIl1rlereDce wllb lbe operaUou ollhe Sboppllll Cenllr, or 101 parlthercol, and the
cODducl 01 bUllllen therein, and; (Iv) I plan to rutorethe Demlud PremluI andlor SbopplnC CaDlIr to lba oODdlUOD exlllln,
prior to \he EnvlroDmeDtaI aeleue, lDcludlnllbe repllcln, 01 1011I, landloaplll" regrldln" replvlnl and repalrtnl\hl
ImprovemeDII. Tenant Iball modify thl aemedlalloD Plan u requeslld by Landlord,
O. Landlord may, In III lole dLocrelloD, (I) uDderlak' all or plrt olllle Remedllllon, It TlDant'l loleeol~ or (U) r.qulre
that TeDlOtlake all lIepl D.Clllary to prompUJ rem.dlale all or part 01 lb. EnvlronmeDtaI Releue, In lecordanco wlllllbe
almldlalloD PlIO, whlob Iblll be porlonned bJ environmental prolellloolll apprond bJ Landlord. TeDant aball, upon lIIe
r.quelt 01 the Landlord, depolll wllb Landlord 1251 01 \h. OOlt 01 perlormance 01 \he RemDdlaUoD Piau, u reuoDabl,
ulllllalld bJ Landlord. PorlloDI 01 \he amount depolllld wllb Landlord may, !rom dmeto lime, be releued bJ Landlord to be
IppUed to \be DOlt 01 perlormancl ollbe RemDdlaUon Plan.
D. Upon recelp~ TeDanl Iball Immedlallly lubmltto Landlord lrUe and complell coplel 01 any correlpoDdeDce between
TlDanl and any reCUlatory l,eDoJ, concemlD, malllrl arlslll, out 01 or relaUoC 10 an Environmental Relnoo, In IddlUon,
Tenantaball keep Landlord luIIJ III10rmed 01111 progrell lD complyln, wlllllll obU,aUonl under 1bI1 SecUon l'orly ollbll
Loue.
B. Landlord Iball blvethe opporlUnlty to plrUclpall wIlli Tenant In De,oUaUonl wlth any ,ovemmental luthorlUel
Involved In \ho RemedlaUon, lCldln, to lIIe obtalnln, by Tenant 011 cerllnoaUon Irom IUcb ,ovemmenlal a,eDcy that Tenant
bu remedlalld lbe EnvlronlDenlal aelelle \0 \he ..UllacUon 01 luch agency.
p, Tenant Iball obtain a ce:llncaUon Irom the COlUmonweal\h 01 Penn.ylvanla Deparuuenl 01 Environmental Resources
and lbe Pederll EnvlronmeDtaI Prollcllon A,ency, and any approprlall locll arency, cerll!yln, thaI Tenant hu perlonned and
IIl11laclomJ complelld the Remedllllon In accordance wlth all appUcable laws, ordlnancel and rcllUlaUonl, a copy 01 which
Ib-l' be prOIDPUy deUvered to Landlord.
. O. Teq,.nt Iball be responlJble lor the cost of repllr or replecement 01 any part ~Ithe Demlled Premlln or the Sboppln,
Center, and q.e l\l\ilrel, equlpmen~ perlonllty, and InslaUsUons \hereon and lIIereln, neceslUated by reuon 01 the
Remedl,Uon'.'! . I, . .
I r!r:r"enljllsball'oomplj wllb all appUcable laws, ordlnances and reculaUons 01 all ,ovemmenlal aulborlllel, u now or
ber~al~r ~aele""and Iball be lolely rOlponslble lor an, necDSury IIl1raUous or renovaUonl 10 \he Demised PremlsOl,
" IDc\ud!jll1~~\ POI,UmIl1d to Remedlalloo, ItruClnrll renovaUons, or ccslIUon olacUvlUOI necesllry 10 oomply wllb sucb laws,
." or~~"",.~ reculaUoDs'I '
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IIECTIOH FOITI. ElmiOIfllEHTAL CONSlDllII.lnONS
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. . )~ID~R to be annexed to and made part of the Lease
A~r~'llme.nt by and between Gateway Square Associates and Todd
'Uipiji. ~ ~te~hen S, Pennington, trading as Game Club America
for oertain premises known snd desi~nated as Store' 11-109
lool\ted in GATEWAY SQUARE SIIOPPING CENTER.
lot
" 1. It is understood and aireed that the Lease and the
term thereof are continllent upon the Tenant 'obtaining all
munioipal and state permits, including a Use and Oooupancy
Certificate, for the operation of a Video Game store, and
finanoing in the amount of $35,000,00 from Pennsylvania
National Bank for renovations.
RIDER
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I. 2, Lessor agrees to provide the IIVAC system in I;ood
working order and warrants its operation for one season for
air oonditioning and heatinll from the start of lease,
3, Lessor agrees to
the interior alterations
written submission.
provide Tenant written approval of
and signalle within 5 days of
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, I: TENANT II required In IdenlllJ III prcmlau bJ a IlilI, wblcb It sball lurnllb and IDslall at III own IIpense. stilll Ihall
mutthe SlilI CrllIrla U ouWoed berclD and Iball be Ipproved by locll aulllorlUu, wlllcb approval Iball be obtained
by TENANT and at III eljlenlC. Any Ilill whlcb dou Dot conlorm or II bnproperly mannl.clUrcd andlor IDllaUed, Iball
bl removed at TENAN'1'S expeole.
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SIGN CRITERIA.
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2. All IlilIl Ihall belndlvlduallJ lellered and lDlemally Wumlnaled U ouUlned In UlI1 ElblblL SIIOI Iball bave
UnderWTIler'1 LaboralOrlu' label 01 approvll on all parll Ind complelld display.
B. 8IGN CRITERIA. EXTERIOR
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1.1 Tho olen Iball be localld on lIIe Clllrlor lacl.. u dellrmlned by lbe J.E8S0R.
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2. 81il1 wordl,e Ihall be UmIl1d 10 lIIe ltore name only, on a Iln,le lloe.
3, TIle Ult 0110'01 or lDIlllJIla (wblcb Iball not mud \he avara,e bel,hl 01 11m lellln) ma, be permllLld, lubleetlO
LESSOR'8 approvll.
4. TIle ml1lmum bllpt 01 IlilIlelllrl or com pone nil IlIall not e'cud 36 IDcbll. Thl length 01 lb. 11m Ihall DotllClld
10 paruDt 01 the .lOr. lroDL TIle lenClh ollbe 11m Iball be ccnllrcd our the llorc !ronL
8, LlSBOR Ihall provld. wtrIDllor one (1)120,volt cIrcuit onl, 10 bulldlll, laolL Cut and 1ll1\a11111on ollddlUonll clreulll
wIU b. th. r.lpcDllbWty 01 TENANT.
I, 4 delaUad dllcrlpllon 01 dulp IlIndlldl II .ltachsd bmlo U C.A.
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81GN APPROVAL
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I. No IlilI Ihall be ereclld unW WTltten Ipeclnoallonl and drawln,l lor slid 11m are .pproved In wrIl1nl by LE8S0R.
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2r i TENANT Iball lubmltlO LE8S0R Ibm (3) lell 01 all lien drlwln,l and IpeclncaUonl wblcb Iball Ibow \he IneeUon 01
the lien on the buUdlnp, the 1111, oonslrUclloD mallrllll, colorl, ICrlp~ IllIchment de\a1ll, electrlollload
requlrlmeDlI, brlpbluI, In.lootlamberll and name, Iddrcu and pbone number olllill manullclUrer/lnslaUer.
3. LESSOR Ihall ralUm 10 TENANT one ICt olaucb IlilIl planl wllblD nlllou (15) dlYl, wlth IU'ieslld mocl1nclllonl or
IpprovaL
D. INDBMNIFICAnON BY TENANT
TENANT Iball, at III own rlIk and elJlensa, erect IlId ellfll and mllntaln slilllD a ,ood ltall 01 repllr. TENANT boreby agreu
10 lndemnllJ IJlS.SOR a,lInlt aDd lave LESSOR barrnlelC Irom an, lou, cost or d&IDalle r1l8ullln, !rom the erecllon,
mllnllDlllloe, IIl1l1nco or removll 01 IlId still and lurther agreel 10 rcpllr, at III sole expenle, any dama,e whlob may bl
caUlpl1 by. ,\he creollon, !'IaIollnance, IIlallnco or rcmovll 01 suob IlilI. Upon Vloallnl\he promllCl, TENANT .groos, at III
I 10InlJle~'r' 10 rcll\OVl all IlilIl and rcpllr any and all dama,e clused bJ sucll removll. wllbln UlIrty (30) da,1 01 vacalln,
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lIumloum 1313 Dull DroDle Duranodlo 1Inllb wllb rnln1mum onullhlb (1/&') leryUc piulle lacel, wllb Irlp cap ed&ln' 10
/1Ialcb lIu,wnum. Tbellllllora III to be mounlld d1mUy 10 lbe Iront canopy wl\h non. corrosive luunerl. All allacbment
1~,YlCIIlball be concelled IDllde lbelelllr cum,.
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3. SlID lellarl notllelldln, 1\10 and lbruqulrler Incb (2 314') Itrokl Ihall contain nol monlllan two (2) roWI, nor len lIIan
ODI (I) row, 01 12 IIllII. DlOD IUblll"
4. SlID '1lurl not IlGIedln' lour Inch (4') Itrolll Ihall contain Dol morl Ihan lour (4) roWI, but nolllll than two (2) roWI, 01
II DII1l. Dlon IUblll,.
a. TIll color nndlUoD 01 DUD lUbin, Iball bl eoordlnlud wllIIlbl color 0111I1 tranlluunt pluUc laol olllle l'ilIllll1r, No
IIpOlld IUblD, or IIIDPI wW bl Plrrnlllld.
a, All II 10m, mucury.nued nloD IUblllC Iball bl controUsd by 1C1l.00nlalned U.S. approved 60 IlIA. II.P.P. 120,volt tranalormera
(u mlDY u mlJ bl requlrld). 30 IIA. tranllormerl 101' be uled wl\h oran,e, copper or red IUblll, only.
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7, 'l:en.~tl ,.JilI ooolraclOr Iball connect 11m 10 wlrlnl proYlded It I dellIDalld 10oaUon behlnd Illlrlor laolL
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II. AIlIe\lIre wllhln the l!ilI aball be ODe (I) color wben slID II Urhled. Clear, Imoked or lIn\cd acryUc lacel wblcb allow lor
neon 10 be IlIn wW Dol be permlUOd.
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Cillew.lV Sou.,,, TenMJf L1Jf
5'0'" NumJH.r TenMl' 51.n{SlFJ OlmenMOIII
A 101.103 Dn.. BJm 3,600 60'dO'
A 10+5 Houteho/d FlnMlw "400 40'dQl
A 106 W./.h, W.,chell 1,200 20'l/60'
A 107-108 II II "400 40'dQl
A 1090"0 A vi/lib/. 3,000 SO' dOl
A UI.U2 M.,th.w. Hi//"..,k 3,000 SO' dO'
AU3 COJ' CuIt'1I 'HU'Y s./on 1,200 " :l0'x60'
AU4 Sln..n Ath/.Ilr: 1,200 :lO'dO'
A US.U6 t..dyOfAm.riu 3,000 :l0'l/6O'
BIOI A villibl. 3,000 30'dOO'
B lO:l M.It,... l.dory 3,000 30'dOO'
B 103 Avillibl. ;lISOO . :l5'dOO'
B 1040105 Silk ,lm,.l1on. f/orla' 5,000 SO'dOO'
D 101 w.l. M.,kell 45,561 :l00'J1229'
E 101 ,h., Mor 45,900 :l04'x226'
FlOI DunhiIfJ'. Ol.count Spotlln, Good. 24,370 IU'x216'
FlO:l 0(11(#1 MiX 28,491 144'x216'
,,03 T./, MiJtX 25,394 U2'l/216'
G 101 Jo-Ann ,.bria 9,100 10'd3Q1
H JOJ.'02 Cfln-Tel "400 ;fO'l/60'
H '03 H I fuhlon Foo,wNl' ',200 :l0'x60'
H '1040'105 Bm KoIc WoIc :z,.400 4O'x60' .
H'I06 Am,rlcm Gen,r..t llnmw '1,2(10 20'x60'
"H'I01 A villibl. ' 'I,:lOO 20'x6O'
H'I08 ,Izz. Hut O#1/iV'ry , '1,200 :l0'x60'
H 109 Avillibl. :'1,200 :l0'l/60'
HUO Clem Sc:enff Dry ONnen '1,200 :l0'l/60'
I '101 Blodtbw'", Video 6,500 Ou'-#'m:tl
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< Last OIly for Servicel AUaurt 21. 1996
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Associates, L.L, C.
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TcxJd Lippi
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96-3103
Civil
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July 23
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GATEWAY SQUARE
ASSOCIATES, L,L.C.
Plaintiff
va.
IN THE COURT OF COMMON PLEAS
CUMBERLAND COUNTY,
PENNSYLVANIA
NO. 96-3103 CIVIL
TODD LIPPI and
STEPHEN S. PENNINGTON,
tla GAME CLUB AMERICA,
Defendant
AMENDED COMPLAINT
AND NOW, July 19, 1996, cornea the Plaintiff by .i~8
atto~neys, GEISENBERGER & COOPER, P,C., and files this Amended
Complaint agailillt the Defendant, TODD LIPPI and STEPHEN S.
PENNINGTON, tla GAME CLUB AMERICA, as follows I
1. Plaintiff is GATEWAY SQUARE ASSOCIATES, L.L.C., a
limited liability corporation (hereinafter referred to as
'Lessor") having a place of business at Suite 140, 111
Presidential Blvd., Bala Cynwyd, PA 19004.
2. Defendant is TODD LIPPI and STEPHEN S. PENNINGTON, tla
GAME CLUE AMERICA, (hereinafter referred to as "Lessee") a
partnership, having an address at Suite 800, One Penn Center at
Suburban Station, 1617 J.F.K. Blvd., Philadelphia, PA 19103,
3. On or about March 18, 1994, Lessor leased space to
Defendant located in the Gateway Square Shopping Center,
Mechanicsburg, Pennsylvania under a commercial lease agreement, a
copy of which is attached hereto, marked for identification 8S
Exhibit "A" and fully incorporated herein by reference,
72395.CCP/l0
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4, The lease provided for a term of 3 years, with a fixed
annual minimum rent of $12,000.00 payable in monthly installments
of $1,000,00 per month with such monthly installments payable on
or before the first day of each month in advance, with rent
commencing on August 1, 1994.
5, In addition to the fixed minimum annual rent, Lessee was
to pay as additional rent as follows:
a. Real Estate Taxes: Under Paragraph 26 of the
Lease, Lessee was obligated to pay to Lessor the sum of $58.54
monthly representing Lessee's proportionate share of Real Estate
Taxes for the premises;
b. Common Area Maintenance: Under Paragraph 9 of the
Lease, Lessee was obligated to pay Lessor a proportionate share
of the expenses for operating and maintaining the common areas of
the shopping center in the amount of $125.00 per month.
c. Utilities: Under Paragraph 8 of the Lease, Lessee
was obligated to pay for all utilities. Under Paragraph 23 of
the Lease, utility charges are deemed to become additional rent.
6, Lessee entered into possession of the leased premises on
or about June 1, 1994 in accordance with the terms of the lease,
7, After December 1, 1994, Lessee stopped making payment on
some of the rents due under the lease and as of October 26, 1995,
Lessee ceased making any of the rents due under the lease, A
statement of the charges made under the terms of the lease is
7alf5.CCP/l1
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attached hereto, marked for identification as Exhibit "S" and
fully incorporated herein by reference.
8, Lessee subsequently vacated the leased premises in
violation of the lease on a date unknown to Les~or, but which
Lessor believes to have been on or about December 6, 1995,
9. Under the terms of Paragraph 24 of the lease, Lessee
agreed to pay legal costs and attorney's fees incurred by Lessor
in enforcing the terms of the lease. Plaintiff believes and
therefore avers that $4,500,00 is a reasonable attorney's fee in
this case,
10, There became due and owing to Lessor the sum of
$28,078,77 representing the minimum annual rent and additional
rents owed as of the date Lessee wrongfully vacated the premises
and the accelerated balance of the aforesaid rftnts due under
paragraph 24 of the lease,
11, Lessor has made demand upon Lessee for payment of the
sum of $32,578,77, but Lessee has failed and refused and still
refuses to pay the same or any part thereof,
7231S.CCP/12
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Lease
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GATEWAY SQ.UARE
SHOPPING llENTER
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llmP/AY SQ.UARE ASSOlllATES
LANDLORD
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".",TODD' L1P~1 & STEVE PENNINGTON TIA GAME llLUB AMERICA
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Date:MARCH 18. 1994
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Rent For Tile Demised Premise Is As Follows:
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IlIHIII1III UNT raDII 811/84 TUBD 7/31195 IS 11,000.00 PER MONTH.
II1HIMJIIIIl!NT nOli 8/1195 mBD 7/31/98 IS 11,030.00 PER MONTH.
1IIN1111lM BENT FROM 8/1198 TUBD 7/31/97 IS 11,080.60 PER MONTU.
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Rent:For The Demised Premise For The Option Pllrlod Is As Follows:
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MIHIIIUIIIlBIl! FROII 8/1/97 TUBD 7/31198 IS 11,092.73 PER MONTH,
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1IIN1111111 JlIlIl'I' raDII 8/1/98 TUBD 7/31199 IS 11,125.lil PER MONTH.
IlIHIII1IIIIl!NT nOM 8/1/99 TURD 7/31/0D IS 1I,159Z1 PER MONTIi.
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. NOTICR TO BlECUTB OPTION PBBlOD MUST BB RECEIVED NO LATER Tl/AN MAY 31, 1997 BY CERTIFIED MAIL.
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Landl4rd anII 'l'IDlllt blrio, lbeloUovr!l1, Dollee addre.so. on the d.lI ofthla La....: .
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I.AIlllLORD
lLl'l'lI\"'1 BllUAIlB ASSOClATI!S
Copy 10: Pbone Number:
SUITB 140 (ZI~ 668.8820
III PRESIDENTIAL BLVD.
BALA CYNWYD, PA 180114
mwa
TODD UPPI .. STEVE PENNINllTON
Copy 10: Phone Number:
suite 2310 (215) 977-7676
1650 Arch St.
philadelphia, PA 19103
TbIo Laue Agreement conslall 01 40 par.riapbs, a plan 01 \he SbopplDl Center marked elhlblt'A', 3lore CODllrUelloD
speolllcalloDl marked \lJhIblt 'B', SlilI CrllIrtl marked \lJhIbll 'c'.. a sot 01 Teoanl Slill 8tandardllDUked \lDIblt 'C.A', all nl
which arelncorporalld bereln and by releNnce made I part bcrcol u I! set lorth .tlenl1h: all 01 which are IUaCbed bereto.
IN WITNESS WBEREOP, lbIa Loue bu beeD duly enculed by the parllca here\ll, IntendlDl
to be le,allY bound lbareby, under lell U ollbe dall and ye3r nrat wrtlteo above.
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TODD UPPI, GAME CLUB AMERICA
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:Wlmesseth;
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TIle landlord don bereby leue and demise 10 lbe Tenan~ and \he Te~anl doee hereby accept
and leue !rom \he Landlord, upon \helenns, cOVlnanLl, oondlUon., and UmItallool berelnaller Jlllorlb, \he Domlaed PremllCI
u letlorlb OD Pa,e One ol\hll Loue ArreemenL For lbe use and oc:upancy 01 IlId Demised Premtael d~rtnl\hl IIrm ollbla
Laue, Tenant Ihall pay 10 Landlord a cuuanleed minimum renlalln \he amounLl speolQed on Pa,el One L1d Two bereo~ I
proporlloD&1I lban 01 \he npeoses 01 operallDr \he common uees 01 and a proporllonall sbue ollbe rail utall \Un
from lIIIIelo tlmelmpnsed Irllnallbo Shop pin, Center, and luch o\her cbargn U may be required 10 be plld by Tenant bereunder,
all u berelDaller more parllcularly setlorlb. The PlrUes berelo,lntondlnr 10 be lerally bOUDd bore by, lur\her covenant wl\h nch
o\her u 10Uows:
ONB. COMMENCEMENT DATE. TIle tenn sllall commence on \he nplrallon 01 3D daYI Iller
Dolloe to Tenant \hat lbe Demised Premlses are reedy lor occupanoy by Tenan~ or \ho dall wben TeDanl commeDces buallle..
operalloDl, wlllcbover II soooer{berelnaltor called 'Commoncement Dall'), and \hellrm Iball expire on lIIe Jut day ollbo cllendar
month In whIch lbere sball bue elapsed \he time 1C110r\h on Pare Ono bereof u \he Term. lithe Commoncement Dall II Dot
on \he nrst day 01 a cllendar mooth, rent lor \ho period between Commencement Dall and lbe nret day ollbe 10Uowlnl month
IhlIll be apporlloned at \he annusl rale berolnabove provided (based on a 360 day annuli hula)and sball be due and pa,able on
lbe Commencement Dill. As loon u Commencement dsle bu be on dollnn!lled, memoranda In \he lorm appended berelo{Jan
marked I!IIllblt 'C', Iball be slcued by Landlord and Tenant conQrmJn, the mallera \herein sellor\h. '\rf [v ~ t?~
within five(5) daYB~' I~~,
TWO. PAYMENT O~ LEASE. cuaranleod mlnlmum renLl, and except u may b borcln
o\herwlle provided, all percentare rents, addlUonll reou and y olber lease cbar,el due bereunder Iball be payable III equal
monlbly lnslllllllenLl, In advance wl\hout set.orl or deducUon 0 any klnd, upon lIIe nut day oleecb calendar month 01 lbe IIrm
It lbe olnce 01 lbe Landlord,or at sucb other place u lbe L dlord !Day Irom lIIIIe to lIIIIe deslrnall, all wllbout reUel!rom
vlluallon and IpprllsementlaWI. TIle parlles covenant an egree lIIat any payment 01 rent or addlllonal raDt made boreunder
may, at \he opUon 01 \he Landlord.be accepted and applied payment on account ofllle rent or iddlllonll rcntlon,est overdue
UDder lbls Loue, notwllbsllndln, any llalementlo lbe co ary endorsed on or accompanying ucb paymeDL Should any paJlllent
or lnslllllllent 01 sucb rent or IddlUonsl rent not be msde n lIIe dale when Iteball bave become due and payable, Landlord Iball
be enllUed \0 coUectl lall cbarre \hereon equlllo one and one.hlll percent (1.5') per monlb,or \he bllhestle,aI rate permlllld
by law, or a fraollon \hereol ollbe amount or amounls overdue,the slIDe 10 be deemed addlllonal rent bereunder.
llxcepl u berelD olberwlse speclncallY provIded, Itla \helnllnt 01 the parUel \hat \he reD~
Iddlllonll ronLs and o\her expense I whlcb may become due and payable by Tenanl hereunder sbaU be absolullly Det 01 any and
all obu,es, usessmenLl, Imposlllonl, cosLl, npenles or deducUons 01 every klDd or nalUre appUcable 10 \he Demlaed Premlael,
or lbe ule and occupancy lbereol, \he Tenant 10 be solely responsible lberelor and \he Landlord 10 bave absolullly DO UabWty or
responslbWty wbllover In coonecllon tharewllb.
.. TUREB. REPAIRS, ORDINANCES, AND VIOLATIONS. The Tenant coveDanLl \hat no Wull or
dama,eehall be commlllld w1lblll, upon or 10 the Demised Premises; thaI the slIDe sball be used lor only \he purpose berelnabove
ltalld,sball not be used lor anJ unlawlul purpose and lbat no vlolaUonl 01 law or ordlnanco or duly coosUlulld aulborlty Ihall
be commllled \hereon. Througboul lbe lerm bereol Tenant sball take ,ODd cere of lbe demised Prembles,lncludln, wllbout
UmItallons, \he electrloll and plumblD, sYlllms !rom their pOlnLs 01 entry \herein; \he bealln"veDW,
aUn, and IIr condlUonlD, sysllm IIJ\d lIIe electrloll syslem servicing Demised Premloes and any and all dooro, moldlnr, trim,
window frames, door frame,v, closure devises, door bardware, door bln,es andJor windows u well II nxlures and appurlenancea
and all IIlerallons, IddlUonl and lmprovemenLl 10 same; and Tenant shall make aU repllrs and replacemenl, 10 and about \he
lame, In parI and In \heir enllrely, u lOaf be necessary 10 presene\hem In ,ODd order and condlllon. All repalro and replace-
menu . Iball' be equll In quality 10 lbe ortrtnll work and Tenant shall prompUy pay \he npeDSI 01 aucb .epllrl and
replacemenu, luller no WUIl or lnJury 10 Demised Premises, live prompt noUce 10 \he Landlord of any dama,e \hat may
'occur,necule and oomply wllb all laws, rulcs, ordera, ordinances and regulaUons at any time IIsued or In lorce, apPUclble 10 the
DemllCd Premises or to the Tenlllll's use and occUPllllCY thcrcol, 01 \he Landlord andlor \he Munlclpll,C\ly COUUty,Btall,Federal
Oovemmenu and 01 each and every deparlmen~ bureau and olQcl1l \hercol, Ind oflbe Board 01 Plre Underwrtllra
bavlng jurlsdlcllon \horool. .
Landlord will keep ID repllr \he struclUrllelemenLs, nlertor, rool and.eommon areu ollbe
Sboppllll Cenler, provided the Teoanl shall give Landlord wrtllen noUce 01 the necessity lor any sucb repalrl \hereto, and provided
lurlber lblt\he damage 10 \he same shall not have been caused by Ule negligence or careless acl 01 Tenan~ In wlllcb ovent
Tenant sball be responsible there lor. Landlord's obUraUon wllll respectlo repllra 10 lbe Domlsed Premlsos .ehall be only u
nprcssly let forth ID lbIa Paragrlpb Three, and all cosu IDcurred In connecUon lIIerewllb shall be Included u part ol\heexpensel
Incurred by Landlord under sod pursuant 10 \he prOvisions 01 Parslll'epll Nlne bereol.
Al the nplraUon 01 thelonn T,nonl ,hoU poocoluUy ,urronoor \he n.ml.oO Proml.o.to the
La.n111ord In gool1 order &Jut repair, and hroom claan.
FOIIIl. INCREASED FIRE INSURANCE RATES. Tenant elllU Dot do, eulrer 10 be done, or keop,
or suller \0 bo kepI anylblnr In, upon or aboul tho Oomlsod Proml,es or lake any acUon wblcb would void, make voldablo, allect
\he enrorceabWty 01 or Increue the premium lor any of Landlord'e Insurance poUcles lnsurlnr allllnetlou or damalle by nre
or olber buards,lDcludlnr bul not Umlled 10 pubUc UebWly, or which will prevent Landlord Irom procurtnr sucb poUclu ID
. companle4 acceptable \0 Landlord. II Tenanl allows the demised premises 10 remlln vacant or anylhlng be done, omlllld 10 be
done or lullered 10 be done by Tenan~ or kepI or ,sullered by Tenant 10 be kepI In, upon or aboutlbe Demised Promtaea lb.t sball
cause \he rall 01 nre or oilier Insurance mllnllloed lIIereon by \he Landlord In companies acceptable 10 Landlord to be lncreued
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beJond \he intntmum nil !rom lIIIIe 10 lIIIIe appUoable 10 \he Demlud PrcmllCl wbem luUJ ocoupled by Iomanl or \0 III Dla for
lba pUrpOCl permlll.ad under \hI. leue or 10 lbe uu 01 .ucb oilier property of Teoant u may be kepI or malntalned \h.nlD,
Tenanl wID paJ u an addllloDII rent bereunder lbe amount oflUcb lncreue prompUJ upon Landlord'l demand. Should any DIG
or Vlcado, olll'e Demlaed PremlsCl b, Tenant operale In anJ manner 10 void or mue voIdable any lucl1lDaurance poUcy or
o\herwlse allectlll enlorcClbWty by Landlord \hen Landlord sball bave lbe rlrbl(lD addllloD to all other remedies Ivallable to
LandlordJlll IIrmlnlll ibis Loue upon thlrty(30) daYI WTlllon Dollce 10 TenanL
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FIVE. ASSIONMF.NT OR SUBLETTING. Tooant exprmly covcnanLl\hatll wW Dot uSlm.mOr!llge
or encumber lbla Laue Dor under.let or lublet or .uller or permltlbe Demlsed PremlsCl or any parl\hereol, wbelber by Uceale,
concelSlon, or ~lberwlse, 10 be used bJ olbers wllboul \he prior wrI11en conlSnt 01 Landlord In Clcb IDalance. In \he "eDtlbe
Tenant bereunder .ball be a corporallon, any Iranslor, 1110, pledge, or o\her dlsposlUon 01 \he corporall Illlck or volin, lGeurtllCl
01 \hI Tenant sball be deemed an uslmment 01 \hIs Loue and \here lore problbllld wllbout \he expreCl wrttlln CODIGDt 01
Landlord. AI all IImCl durinr \hellrm ollbls Laue and any renewll\hereol, It II bueby Igreed lblt all penonl IlilIlII, OD
beball ol'ho Tenant corporaUon Iball be olncers and dlreclors 01 slid Tenant corporaUon and lbey wID coUecllvelJ own atleut
75'; or more 01 all stccks,equllles,and securlUes 01 IlId TenanL
IIlbls Leue be lIulmed or I!lbe Demlsed Premises or any part \hereol be lublet under.let
or occupIed bJ anJoDe olber than Tenant wllboutlbe exprcss wrtllen conscnt 01 Landlord lIrst bad and obtained, Landlord mlY
oollect rent !rom lbe ullillee, underlenan~ uscr or oocupant and spply the net amount coUeoled 10 all rent bereln rcuned, but
nm luch usll!DJ11en~ underlellln" occupancy or coUecUon Iball ~e deemed a wllver 01 ibis covenant or \he accepllnce of the
asslcoee, underllnan~ user or occupant ss Tenan~ or a wllvor or releue 01 \he perlonnance by Tenanl's part 10 be bereln
obsened and perlonned.
In lhe ovent the Landlord's WTlllln coneont to any uslllDmont or lublelUn, Is rranlld
hereunder, \he Tenant sbaU, noverlllelcss, remlln Uable 10 perlonn all covenanu and condlUons by \hellnantto be obsened andlor
perlonned here uDder, and 10 cuaranlle sucb perlom,ance by \he ssslgnee or suMonan~ and sutb consent Iball In DO ovent be
deemed conllnulD, lor lbe purpou 01 any subsequent aulllDmenu andlor subletlln" Clcb 01 wblch Ihall requIre \he separall
wrtlllD consent 01 Landlord nret bad and obWned lor wlllcll Ll1Ildlord may, allta opUon, requlrelbe payment 01 an admJolslraUvc
100 011250.00 lD Clcb Insllnce.
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SIL BAIlKRUPTCY OR INSOLVENCY.
/.. Leue Re)ecUon In Baokruptcy.
In lbe evcnt\he Tenantlhall become a Debtor under Chapter 7 01 \he Bankruptcy Code, and lbe Truslle or Tenant
aball eleotlo auume ibis Leue lor lbe purpou 01 uslrntn' the limo or otherwise, IUcb elecllon and usllDlDent may be
made only II alIl1rme and condlUons 01 Parsrrspb Six bereol arc sallsned. II sucb Truslle sballlalllo elect to usume lbls
Leue w1lhln IlxtJ (60) days alter \he nung ollbe Pellllon, ibis Leue ~ball be deemed 10 bave been rcjeelld, unless lor ClUU
Ibown, lbe Bankruptcy Court sball, prior 10 explraUon 01 slid sixty (60) dsys, have exlended \he lime lor usumpUon ollbla
Lesso. Landlord sball be \hereupon immediately enUUed 10 p~uecslon ollbe Demised Premlsea wllbout lur\her obU,aUon III
Tenant or \he 'fTUstee, and \hla Loue sball be canceUed, bul L'Uldlord's rlgbtto be componsated lor damages In eucl1
Uquldallon proceedln, sball sunlve.
B. CondlUoDS lor Assumpllon 01 Leue.
I. In lIIe ovent\hal a PellUon lor roor,anluUon or ad)usbnent 01 debllls DIed concemlng Tenant under Cbapllr
. II or 13 of \he Bankru~lcy Code, or a proceedlng Is nled under Chlpler 7 ollbe Bankruptcy Code and Is
i' converted 10 Cbapler II or 13, lbe Truslee or Tenan~ u Deblllr and Deblor.ln.Possesslon, must elect to usume
i lbls Laue wl\h1D sixty (60) dOYI Irom the dole 01 nung ollbe PeUUon under Cbapllr II or 13. or \he Truslle or
Deblor and Deblor.ln.Procoes shall be deemed 10 bave rejecled \hll Loue, unless lor cause shown, the
Bankruptcy Court shall have prior 10 lIIe explrallon 01 sald slxty(60) days bave extended lbe lime lor
'.' sssumpllon 01 ibis Loue. No elecllon hy \he 'fTUslee or Deblor and Deblor.ln.Posseulon 10 assume \h1x'Leue,
. " wbe\her UDder Cbapllr 7, II, or 13, eh..U be ellecUve unless each 01 \he 10Uowlng condlllona, wblcb Landlord
\ '. and Tenant acknowledge are commercially reasonable In lbe conlClt 01 a bankruptcy prpcndlng 01 Tenan~
/ :. bave bOOD sallsned, and Landlord bu 10 acknowledged lD wrtllng:
. (a) The Trustn or the Deblor and Deblor.ln.Posseulon bu cured, or bill provtded Landlord adequato
, assurance (as denned below) thac
(I) WllblD len (10) days Irom the date 01 such auumpUon, \he Trusloo wID cure all mODelary
, delaulu under Ulls Loase; and
(U) Wlthln \hlrty (30) days Irom lIIe dsll 01 euch mumpUon, \he Trusloo wID cure-all Don.monetary
. delaulu under lbls Leue.
(b) The Trusteo or the Deblor and Debtor.ln.Possesslou hu compensolod, or bas provtded 10 Landlord
edequele assurance (as denned below) that wlthln (10) deys Irom \he dele 01 usumpUon Landlord wlU
be compensslod lor any pecunlery loss IDcurred by Landlord artslng !rom \he delaUII 01 Tonan~ the
Truslee, or lbe Debtor and Debtor.ln.Posscsslon u recited lD Landlord's wrtllen stalemenl 01
pncunlary 10S8 Bent to tile TrusteD or Debtor and Dllbtor.lll,PolUlualon.
(c) Tho TrusteD or UUf Dabtor and Dobtof.ln'Po:l8Ilsslon hIlS provldad Landlord wttb adequate usurance or
the lulUro perlonnante 01 oacll 01 Tenanl's, lIIe Trusleo or Deblor and Debtor.In,PosslSslon's ,
obUrallons under \hIs Lease, provided however, UlaC '.,.
(Q The Truslee or Deblor and Debtor.ln.Possesslon sball also deposit wll 'he Landlord, u security
lor lbe lImely paymen~ an amount equal to two (2) monlbs rent (u.. .,.lId cbar,ee purauant
10 SlxIl(IXcXW)below) and oilier monelary charges scorulng under \hIs L.: 'e In addlUon to any
previously deposllod securtty uoder psragraph Tweoty.nve bereo~ and
(II) II nol othorwlse required by lbe lenns 01 Ulls Lesee, \he Truslee or Debtor and Doblor.ln.
Possession shlllllso pay In advance on Ule dale minimum reul!a payable 11I2\h 01 Te~anl'l
annual obllgeUons under IIIls Leue lor added cbsrges.
(III) Prom and aller lIIe dsle 01 ossumpUon ollllls Lease, the Truslee or Deblor and Debtor.ln.
Possession ollbe minimum rent olllorwlse paysble bereunder,plus lbe averllge amount 01 \he
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,annual percentare plld by TeD1ntlo Landlord wllhln Ibellu (I\) yiar period prior to \he dall
,.' 01 Tenant's peUllon under \he Bankruptcy Code, which amount Iball be plld In advance 1:1
equll monthly IDstallments on \he dale minimum rent IJ payable.
(Iv) TIle obUgaUons Impcsed upon \he Trustee or Debtor and Deblor.ln.Poueulon Iball conUnue
wl\h respect 10 Tenant or an, aselroee 01 \hIs Leue Iller complellon 01 bankrUptcy
proceedings.
(d) The ulumpllon ol\hIJ Laase wU1 nol:
(I) Breach any provision In any oilier leue, morlga,e, nnaocln, agreement or n\her agr~sment by
whlcb Landlord Is bound rellllng 10 \he Shopplol Center; Or
(U) Dlsruptlbe lInanl bllance, lIle lInant mIX or \he Sbopplnl Cenllr or any o\her'lllImpt by
Landlord to provide I speclnc tenant bllance (or IInanl mI%) 01 retaU lloru In Sboppln, Cenllr
which would be most benencllllo all 01 \he tenlllLl In \he SbopplD, Cenllr and would enhancl
\helmare, reputallon, and prontabWty 01 \he sbopplo, Cenllr.
Z. Por \he purpose 01 \hIe Secllon Six B, Landlord and Tenant ackDowledre \hl~ In \he COD lilt 011
bankruPtcy proceeding 01 Tenan~ at ~ minimum 'adequate usurance' sball mean \hltlbe TrullIe
or Debtor and Deblor.ln.Possesslon lias and wU1 conllnue 10 baVl lulnclent uDeDcumberod uuLl
aller lbe payment 01 all secured obUraUons and edmlnletraUve expensel 10 ulure Landlord lblt \he
Truslle or Debtor and Deblor.ln.Possesslon wU1 bave sulnclent lunds 10 lulnu \he ~bUpUonl o!
Tenant under this Lease, and 10 keep lIle Demised Prelulsu ltocked wI\h mercbandlle and properly
stalled wl\h lulnclent employees 10 conduct a lully operallonll, acllvely. promolld bnslDuI on \he
Demlaed Premlsu. .
C. Landlord'. Rlrbllo Tennlnall.
In lbe oventlbktlbla Lease Is assumed b11 Trustee appolnted lor Tenant or by Tenant u Debtor and Debtor.ln.
POSSSSSIOD under \he provlalons 01 SecUon Six B hereol and \heree!lIr Ter.\Ilt II Uquldalld or mel I lublequent
PellUon lor reor,anluUon or adjuslmenLl 01 debLl under Cbapler II or 13 01 \he Bankruptcy Code, lben, and In
el\her 01 sucb events, Landlord may, at Its opUon, lennlnale ibis Lease and all r1rbLl 01 TenlJit bereunder, by livID'
Tenant wrIllln nollce 01111 elecllon to so lenulnale, wlthln \hlrty (3D) days II1Ir \he occurrence 01 sucb nenll.
Por \he purpose 01 \hIe SecUon Six C, Landlord IIId Tenant ackDowledre \ha~ ID \he con lilt 01 blllkruptoy
proceedlngl 01 Tenan~ at I mJn1roum ' adequale assurance ollulUre perlormance' sball mean lbat eacb ollbe
10Uowln, condlUons bave been salls ned, and Landlord bu so aCknowled,ed In wrIl1nc:
I. The uslgnee bU submllled a current cerUned nnanclll stallmeDt prepared by a Cerllned PubUc Accountant
wblcb sbowl I net wor\h and workln, csplWIn \he amounu delennlned to be sulncleDt by Landlord 10 ulure
\he lulUre perlonnanue by sucb uslIDse 01 Tenanl'e obUraUons under lbIa Laue;
Z. TIle uslillse bu lubmllled In WTllIn, evidence, eaUslaclory 10 Landlord, 01 substanUaI relalUnl experlencelD
IboPPlo, centers 01 comparable Il1e 10 the Shoppln, Cenler and In \be aile 01 mercbandlae and servlcea
permlllld under lbls Lease; and
3. TIle Landlord bas oblalned III consenLl or waivers Irom any third PartY required under any leue, mortra,e,
nnanclal arranrement or olber egreement by wblch Landlord Is bound to permit Landlord to consent to lucb
uslilllDenL
D. Use and Occupancy In Bankruplcy.
WIleD, pursuant to \he Bankruptcy Code, \he Truslee or Dsbtor and Deblor.ln.Posseaslon sball be obUralld 10 pay
reasonable use and occupancy cbarred lor lbe use 01 Demised Premlsos or any poroon \hereol, Iucb char,el Iball
, not be Ius \han \he minimum rent u denned ID ibis Laue and olber monetary obUgallonl 01 Tenant lor Iddod
chu,os.
B. Stall Llw.
Nel\her Tenant'l Inlerostln ibis Leue, nor any Icsser Interest 01 Tenant bereln, nor any Eatall 01 Tenant berebl
crealld. shall pue 10 any truslee, receiver, assignee lor \he benent 01 credltors, or any o\her person or eDUty, er
by operallon 01 law or o\herwlse under lbelaws 01 any stall havln, JurladlcllOn or lbe person or property 01 TODant
(herelnaner relerred to II \he 'slalelaw') unless \he Landlord sball consent to aucb transler In wtIUn,. No
acceptance by Landlord 01 rent or any allier paymenLl lrom any such truslle, receIver, ullilIee, person er other
I, enllty Iball be deemed to be waived, nor sball II wllvelbe Deed to oblaln Landlord's rlrbllO tennlnate \hla Laue
" lor any Irepsler 01 Tenanl'e In.lercsl under IIIls Laabe wllbout sucb consenL
\ (F. The provisions 01 \hIe SecUou Six shall at \he clecUon 01 \he Landlord IIso Ipply to and bind any Guuantor
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SEVEN. UTIGATIDN. In IDe eventIDe Landlord or ILl agenLl, wllbout laull on ILl or \heir
pu~ become Involved, IDrougb or on account 01 tbe ter.ns 01 Ulls Lea.e, or IDrou,b or on account 01 \he occupanol ollbl
Demised Premises by IDe Tenan~ or \he conduct 01 Tenanl'e business upon slid Dem\JIed Premlscs, In any conlroveray or
UUraUon, \he Tenant eball upon noUce Irom Landlord or ILl sgenLl, immediately lake III necessarY allps 10 remove laid
Landlord's connacUon wllb or UabWty under sucb conlrovorsy or UUgaUon, puUcularly II sucb conlrovcray nr UII,IUOD throw.
any cloud Of encumbrance upon Uta UUo Df ujd, Landlord tn and to lbe Demised Pramutll or tho Shopplnlt Centor prov1ded
noverlheles5 that It lha Tenant beU8VIHI tl has gootl and valid defense. or clahn. which telOan~ daslru to &laort and malnt&ln
UIfOlgboul such conlroversy, or UUgaUon, IDe TenllDI shall have \he rlgbtto do so provided It lIretnecul.1 and deUvera 10 Ute
Landlord an Indemnllylng bood wlUt surety ssUslactory 10 Landlord, and dlschar,es any and all nnal JUd,emenLl, UeDI, COlLI,
damagcs, expenses and obUgaUons 01 Landlord wbauoover, In, or arlslllg out 01 \he controversy or IIlIraUon InvolvIDC III.
Landlord or Its a,ents, Includlng all cost:J, expenses and allomey's lecs lncurred by Landlord or ILl a,enll prollcllnl lbolr
IIIteresu or delendlng \hemselvlS In euch conlroveray or UUgaUon.
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I EIGIlT. UTIUTlES. Tenant shall he solely rClponslble lor and oball prompUy pay upon lbl
bW. being rcndered \here lor by Ule supplier lIIercol, and belore Oil same become dellDquenl, any and all IOparlle mellrsd or
measured (or In \he case 01 a ma.sler meIer, pro.reled) cherges lor \he use end consumpUon by \he tenanLl ollbo Bhoppllll
Cenler 01 heal, IIr condlUonlor, sewsr, waler, gu, electricity, and any oilier uUUty service ull\lled lD\he UII and occupanel el
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lItl Dlmlaed'Premlses by \he TenanL The Tenant sball use reasonable dlU"eoce 01 \he conunallon ollllese UdUUlI, and:
alflll lb',tlt Ww not wl\houtthe prior wrtllln epprova! 01 Landlord, csuse or perrnltlbe un or eODsumpllDD \hereat to DCIUl
durlnl any pertods thst the Shoppln, Center Is not open lor business 10 \he ,enersl pubUe, nor wtU TID,ntlnltaU any
Iqulpment wblcb wW Ilceed or overload \he cspsclty 01 any uUllty lecWUCI, It bela, undsratood lbat Ibould any equlpmeDt
InllaUld by Tenant require sddllloDII udUty lacWUes, \he same sllall be InslaUed at Tenant'l expenll condllloned upon \he
prior wrtueD approvll thereol by Landlord.
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. ' NINI!. COrdMON AREAS. In sddlllon 10 lIIe Demised fremlsoe, lbe Landlord Iball make
available 10 \he Tenant sucb CommOD arlls within or sdjscenllo \he buUdlng 01 wblcb the Demised Premlalllll parland
elsowhere UpOD \he Sboppln, Center, together wlth allY COOUDOD Areso provided by maans 01 oroll or reclprcclleuemenl
IgrsomenLl (berclD 'REA') u Landlord sball, !rom llme to llme, deam to be Ipproprlall lor \he Sbopplll, Cenllr, and Landlord
Iball operall and mllolllD lucb Cu=on Areas lor their lnllnaed purposes, subJect at all lIIIIes 10, and rllsnln, unto \he
Landlord \he rtrb~ Clerclsoble ID Iu lols dlscreUon, bul not more IrequenUy \han one (I) da,ln ucb ollendar ,car, to clDIO
DIl\he CODUDon Areu and deny access lberelo In order 10 prevent a pubUc dedlclUon thereol by operalloD ofla. and 10
usurc \hat \he lame wlU rcmllo prlvato property. Tonant shaU bave nonexclusive rI,ul durln, the lIrm to uso (lor \heir
Inllnded purposes) the CODUDon Aress lor luelt, lu employees, sgeDu, cuelomers, and InvlleCl, IUbJect ~ow"er, 10 Ihe
provllloDl 01 \hIs Parsgrapb Nine. LllDdlord sball bave the rlgb~ at any lime and Irom llme 10 liliie, 10 cban,e \he Il%e andlor
100aUon andlor el"IUon andlor nslUre 01 the COOUDOII Areas, or any partthereQI, IIIcludln" wl\hout UmltaUoD, \he rlrbtto
loclte \hereDn'll.Ioekl andlor o\her slrUolUres 01 any type. AR Common Areas shall be subjeotlo lbe exclusive cODlrol and
mans,omeDI 01 Landlord, and Landlord sllall have lIIe rtrll~ st any lbne and Irom lime to lime, 10 eslabUsb, modify, amend
and enlorce uniform rules and regulsUons wtlb respect 10 \he Common Aress nnd use thereol. Tenanl agreCl 10 abide by and
10 conlorm 10 lucb rulCl and reculallons upon noUcs thereot, 10 cause It.! business sgenLl, Invllles, UcenseCl, empluyeel and
a,enll, so 10 abide and conlonn. Landlord reservcs ule rtgh~ Irorn Ume 10 Urne, 10 uUJIze porUons olllle Common AreSl lor
lucb acUvlUes II ID \he Judgement 01 Landlord wW promole the business scUvlUes 0111I0 Sboppln, Center to Ule ,enerll
pubUe. TIle Landlord sball mllota1o or ceuse 10 be mlloWned Ule sold Common Areu In a nea~ clean, orderly and operlble
condlllon, properly Urblened, huted, eDd IIr eondlUuned (II spproprlalc), but all exponseeln connacllon \herewlth sball be
cbar,ed and prorated ID lbe manner berelnslter setlorth. Ills undcretood and sgreed lbat\he lenn 'expenses' In the
Inuoedlalely precedlnr aenllnce, shall be construed 10 lnclud. but not be limited to, all sums expended or IDcurred by Landlord
In connecUon wl\h the SbopplD, Area andIor the Common MeSl lor all generlllllllolenance and repllrs, (including those mode
In perlonnance 01 Landlord's obUgsUon under and pursuant 10 Paragrsph Three bereo~, rllurlaclllg, pllollng, strlplll"
cleanlll" Iweepln" and provldln, Janllorl.l servlccs; mansgement servlcCl mllotenance and repllr ol.ldewllk, curbs,
SlIoppln, Cenllr signs, sprlnkler systems, planllng and landscsplng; providing Ugbllng and o\her udUues; dlrecUonal slID. and
o\her markere and bumpers; lIIe opera lion, mllolenlDce and repair 01 any nre prolecUon (including sprlnlllerj sysleme, llorm
drllosre Iyslems and o\her udUty syslems; \he cost 01 all personnello Implement sucb uervlces IIIcludlog, I! Landlord deeml
neceasary, \he cost 01 provldlng lecurlty gusrd servlce; any and all personsl property taxes and usessmenLl on \he
Improvemenla and land comprlsln, slid Conunon Areu, ss weU II any governmenll!lmposlllon or surcbu,elmposed upon
Landlord or uSlIsed e,lInst\hs Common Areas or any porUon thereo~ \he lees, coets, or expenses, II any, requlred lor \he
mllollnance and preservauon 01 any rtgbu arIslllr under any REA; the cosLl or cxpensee, I! any, of provldlo( and mllotalnlll(
an, ..curtly alarm s,sllm lor \he benent olllle Tenanu 01 Ute SlIopplng Cenllr; depreclallon 01 any macblnery and equipment
used In \he mllDtenance and the operailon 01 the Common Aress (II owned) andlor lbe renll! plld lor sucb macblnery and
equipment (II rented~ premiums lor lnsurance covera,e lor \he Shopplng Cenler (lncludln( \he buUdln( 01 whlcb \he Demised
Premlalllo I part) under lucb poUcles wlth sucb companies and In such UmIts II Landlord may In ILl JUd,ement delerrnlneto
lelect (lnclUdln( but not Umllld 10 nre Insurance wl\h Cllended coverage, UabWty Insurance covering pcrsoDlllnJury, dea\h,
and property dams,e wl\h a personsllnjury endorsement coverln( Islu errll~ delenUoD or Impr\soDlDen~ malicious
prosee~lIon, Ubel and alander, and wronglUl enlry or evlcUon, workmen's compenullon Insurance, plall lIus Insurance, rent
In.uranoe, conlraolUlI UabWty Insurance, and ndeUty bonda): lbe cosl 01 removing snow, Ice, rubblsb and debrle !rom the
SlIopplll, Cenllr, u weU u \he cost oflnspeclln, the same and regulaUn, trarnc \hereon; \he cost 01 baalln" venWaUn, and
air condlUonlD, eDclosed Common Ateu; lIIe eost 01 provIding and replaclll( unllonns lor, II weU u lor the groas
. eompenullon 01 all pereonnel required 10 supervlse and accompUsllllle loregolllr. the renll! plld lor any muelc servlce
programs andlor loudspeaker syslelDS provided lor \he Shopping Cenllr generally, including \he cost ollumlobln, \he
electricIty \herolor; plu. an amount equlllo nlteen (15'1\) percent 01 the toll! of all sucb expenses, whether bereln speclncall,
mcnUoned or o\herwlse conlemplsted by the Intent bereol, 10 reimburse Landlord lor ILl admlnlolrallve and overhud cost.! 10
provldln, \he aocounUn(, bookkeeping and coUecllon luneUons required In conneeUon \herewl\h.
In conslderaUon 01 Landlord'. sgreamentlo operale and mllotaln \he Common Areu,
Tenant covenants and Agrees 10 pay a proporUonate sbare 01 the expenses advanced andlor Incurred by Landlord lIIerolor In
eacb Leue year or ParUII Leue Year (II those lermB are donned In Paragraph 19 bereo~ durlnr\he lenn 01 \hIs Laue, u
bereln belor. provided. WbUe \he Tenant's proporUonale shere 01 suellllpene.s sball not exceed a sum equll \0 \he product
obWned by mulUplylng (1\, the 10\11 01111 expenses advancBd or Incurred In' eacb Leue Year by (U) a lracUon \he Dumeralor of
wblcb shall be \he numbor 01 square leet 01 noor area ID \he Demised Premlscs and denomlnator 01 wblcb sball be the number
01 square leet olleasabls noor area In the Shopping C.nter, lb. Lsndlord shall annually esllmate lIIe 10\11 coet oleueh
expenses lor the Sbopplng cenler on tho basis 01 Ita exportenee and reasonehly anUelpal.d expens.s \h.r.lor, and \he T.nant
sball pay to \h. Landlord, on the nrsl day 01 eaell ealendar mon\h, log.\her with Ita monlbly Inslalllll.nt 01 nllnlmum rent due
hereunder, an amountequlllo 1112 ollu proporUonale ebare \h.r.ol. As soon as praeUeabl. rollowlnf the eloe. 01 oaeh La...
Year, the Landlord sholl 8ubmit to Tenant a slatcmont IndlcaUll1e Ula aotua.1 amouDl:ot lho axpensoa advancoIId and/or incurred
by Landlord in pertomllng It.'l obllgaUons horeunder tur UIO Immodlately precadlng L,Gasc Year. the aCluaJ BnlOunl at Tenant',
proporUonll share thereol, the amount 01 the Landlord's BsUmat. thcrcollor suc~ Inuoedlal.ly precedlnr L.ue Y.ar, and lbe
amounl 01 \he rcsulllng bllance due \hereon, or overpeymenlthereol, ao the case msy be. Approprlal. adjuelmenl .ball
Ulereupon be made betw.en \he psrUes, on demsnd, on III. basis 01 such slalemenL Etcb statement shall be bIDding upon
T.nan~ lu successors and assigns, ao \0 lIIe mailers setlorlb \hcreln, I! no objecUon Is rllsed wllll rcspect\hereto ninety (9D)
day. aller submission 01 escb slalementto TenanL Tenant shall have \he r1ghlto examine Landlord's books and records I"
lbe ornccs 01 Landlord during ordlnary buslness hours not more \han once In each L.ase Year lor Ute purpose 01 vertlyln( U1~
.mallBrs letlorlb In \he slatcmenllor lhelnunedlalely preceding Lease Year. For and during the lIrsl Leue Year (or Parllll
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Common Aleu Dlthe Sbopplll, Center shall be payable monthly In the amounu sellorlb u 'lolUII Common Area Cbar,e' on
PalO One 'bcrccil, \he same to be deem.d addlUoncd renl ber.und.r and subject \he annuli sdjuslment herelolore provld.d.
Tenant rbvenanLl and agrees \hsll!\he L.uels lIrmlnal.d by reUJn 01 dolsull on Ju part, or I!ltlallo to lake possessloll 01
Ibe Demised Premlsel or vacalls the Demlsed Premise. prior 10 \he nplrallon ofll1e lerm hereol, It Iball remllo Uable to pay
III proporllonlll sbare 01 sucb exp.nses. Tenantegreas lbat Ulls II nollo be cODslrUed u a penalty, but rath.r u a porUon
01 \he proper m.uure of Landlord'. dameres ID \he event ollbe brcocb ollbla Lou. by T~oant u aloroslld.
TEN. STORE AfPEARANCE OtmlJOE. Tenantehall mllollln Its .bow windows, II any, In a
neat and clean condlUon, sball keep the sidewalks and Common Al.u adjacent 10 the Dernloed Premlaea clean and !r.e !rom
rubbllb, sball .tore all trub and ,arbsle wllblll\he Demloed Pr.mlaes or wllhln adjacenl closed conlalnen Dot vlIlble 10 \he
,enerll pubUe, and sball arranlle lor the regnlar pick up oltrub and ,arbe,s. Tenant sball not bum \ruh 01 any kind In or
about the Demised Pr.mlses, Dor sball Tenanl permit rubbl3b, relUse or ,arba,e 10 accumulete or lire buard to nlstlbout
the aame. I
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ELEVEN. SIGNS The Tenant sllall not display any slill, plclUre, Idverlllemen~ awnln"
mercbandlse, or notice on the oulllde ollbe buDdlng 01 wblcb \he Demised Premises II a part, nor on \helnllrlor or nllrlor of
any plete glus ollbe Dcmls.d Premlaes, wlthout \he prior wrIl1en consent 01 Landlord nul bad and obtained In IIcb IDIlance,
. II eball be the obU,aUon 01 \he Tenant 10 lnstall, dlspllY and therealllr mllotaln on \he
!ronllacade ollila Demised Premlsos, I penn anent ouldoor, Wumlnsted sign, IdenUly\nc III busllless operallon In Iccordanee
w1\h and .ub,~ctlo a plan or skelcb \hereollo be prepared by Tenant and submllted 10 Landlord lor III prlor Ipproval wlllcb
Ipprovll .ball 'nol be unreuonably wlthheld. To ostabUslI guld.lIna. lor \he .Igns, type, color and desl.. 01 such IlilI,
Landlord bas prapsred Tanant SlID Slondards, lIIe same beln, altacbed bereto, msde a part bereol and marked ~blt 'D', II
being so Inlended lblt Tenanl'l plan or eketcb 01 .lId sign shall be In pureuance olspeclncaUons and requlremenLl\herelD lit
lor\h. .
In IddlUon 10 Ibe loregolng, T.nant sball hava the lurther obU,aUon to InllaU, cIIIplay and
there Iller mllollln sucb under.canopy sign IdenUly\nr ILl business operaUon, II Landlord may requlre III \he oveDtlllere II
Included In the overall deslill 01 the Sbopplllg Cenler sucb a canopy slrUclUre. In \hsteven~ lbe size, styl., color, and dosl.. 01
lIIe Tenant'l under-canopy IlilI .ball be subjecllo and In accordance wllll lIIe standards, speclncsllonl, and requlremenll
relalln, 10 sucb .Ims u promul,sled by the Landlord.
All work requlr.d lor lbe Inslallallon und malnlenance 01 \h. aloremenUoaed llCOl, or
ellber ollbem, eball be perlormed by Tenant In a good and workmanUlle manner, III accordance wlth \he rulca, regnl.Uonl,
cod.. and ordlnances olllle authorlUos bevin, jurlsdlcUon \hereof, at the sole cost and expense 01 \he T.Dant wl\h DO
expendllUre wbalover required 01 Landlord In connecUon lI1erewllll.
TWELVE. OUTSIDE DISPLAYS. TII. Tenanl sball aot display any merchandise, place vendlnl
maobln.a or Ihow cues or oilier obslrUcUons or any oUler obJ.ct on lIIe ouuld. olllle Demls.d Premleos or \h. buUdlnC 01
wblcb lbe Demised Pr.mI.es Is a par~ upon lIIe Common Areas adjacent 10 lbe Demised Premises.
TUIRTEEN. INTERIOR ALTERATIONS. Tenant mlY, etlLlexpense, mue lucb IIl1raUoDl
and Improvement" to \helnlerlcr, non.slrUClurll porUons 01 lb. Denllsed Premls.s and Install lnlerlor plrUllons u II may
reqult., provldeli that \he wrIl1en approval 01 the landlord be nrat oblllned and \hIt sucb ImprovemenLl and a1l1rlllono In
dono In I workmanUlle manner III keepln, wlth all buUdlng codee and reglllaUons and In no way bum \he llrUc\Ura 011111
Demised Premlses, provided a. lIIe explrallon 01 \hIs Lease or any ntenslon thereol, Tanan~ II requosI.d 10 do so by Landlord,
allt" expenle, shall restore \he w11111n Demised Premises to lu ortglnll condlUon and repllr any dame,e to lIIe Demlald '?/J ^
premlsel,rOSUllln' !rom \he InstallaUon or removll 01 such parUllons, nxlUros, or e:qulpment u may hive been InllaU.d bYp&cr..<.I.
T.nanL ' . . . , rt- W}V
;' ' , Tb..Landlord-lemvlS-tbHlgb~.lJolore-approvlnr-any-tUch-thanllll"ddlUeDI"or ..) III "
IIll1ratloita-tn,oIv1nf'1:oel5-4Dd.oxpendlluree-ID-OlCeSIHl1-l6000.00.10.requlre.\he.J1'.aanl'lo'lurnllh 'It'I',ood 'and' lulnel.Dt. beD.
to-usurlt-\hal'\he'Landlord-le Indemnlned 'and' beld .b.rmI....lrom-III..p.yment.Of-any-tlalme;-b\"Wly.ol.ellh.r dam.'.., or'
1tcmI. All 01 sucb cbanges, addlUons, or IIl1raUons shall be made SOlely at \h. npenlC 01 the Tenant; and lbe TenlOllgrell
10 prolec~ indemnify and save harmless U,e Landlord on account 01 any lnJury to any per. on. or properly, by-rauoa el Ifty
.uch cbanges, .ddlUons, or 1I1er.Uons, and 10 prolec~ lndemnlfy and save hannless Landlord Irom \he payment 01 lOy claim
01 any klnd or cheracter on account 01 bWs lor I.bor or mal.r111 lurnlshed In connecUon therewlth,
FOURTEEN. PIRE. lI\ha DemIsed Premises arc damlred b, nre or e\her Inlured ,,"ually,
not occurring througb any ..1 or lallure 10 acl on \he p.rt 01 Tanan~ II. agenla, servanll, employ.u, and luch dlllll~1 ..n III
repaired wlthln 120 days 01 the dsle 01 sucll occurrences, Illls Lease shaU remain In lUlllorce and ol/o,~ an.llho 1.1.llIonl
ahall promptly ropalr such damal{o at Its upcnllo, and 1n tho avant. UU!fo Ihlll bo a propnrUunato ab..emant 01 nlll tdr 10
much or tho Domlaad Premises u may bo untonantable during UIlJ porlod or repair Dr rutorlUon. It In UUt lllllnlult 01 I
reglslered Arcbltect Dr Engineer .ppolnled by the Landlord \h. Demised Premises Ire daml,.d by nro or o\h,r OIIUllty to lueh
an OIlentlhallbe damage cannol ba repaired or reslorc~ J\hln 120 days Irom III. dal. 01 .uch occurreDce, or \hatlucll
dllllla,els duo 10 any act or IlIlure to .cl on the pari 01 a Tenan~ lu agenLl, servanLl, or employ.u, lbl. Lau. .ball
termlnale alllle opUon 01 \he Landlord upon wrllten noU e given wlthln \hlrty (3D) daYI alt.r .ucb oacurr.nOl. Illldl opllon I.
nOIOlerclsed by Landlord, \han IIIls Leue shall conllnu In luU lorce and ellacL II 26" or more 01 \hI buUdln, 01 Wblcb \h.
D~mlaed Premlses 11 a partl. damsged by lire or othn .aaualty 10 sucb an exlenlthllllle lame canDot bl, mlllnd wllllln 120
daYI:ollhe dslo ollucb occurrence, this Lease may b canceUed allll. opUon 01 the Landlord PpOD lblrly (30) d.yl WTlU.D
DoUce Irom lbe dale 01 sucb occurrence, even thougb Ie llemlsed Premlses bave not become untenantabl., and IIl1fllhall hi
I proporllonel. adjustment 01 renllo the date olte lnallon. In addlUon, \hero eball be no obUrlUon OD lbl pul 01 lb.
Landlord to rapllr or rebuUd during lIIe lastthre. (3) care 01 the lenn 01 \hI. Leue unleu T.nant wllhln nrliell (ID} d.y.
slter sucb occurreace, ehall hove exercised any opU 10 exlcnd \he lenn 01 \hIs Luse Ibll may be allorded to Tenanl UDder
the lanns hereof. Landlord's obUg.Uon to ropalr or ebulld pursuant 10 \hIs Poragrlpb Pourteen .hall be 1I111lted 10 a bule
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. , buUdlo, and \he repllcemenl 01 any Intertor work wblcb mey bave or1&lually been InslaUed therein II Landlord'e coeL Except
u berelD provided, there sball be DO obUgallon on ~e part 01 Landlord 10 repllr or rebuild In cue 01 lire or other cuually.
FIFTEEN. HOLDOVER. lithe Tenant ehall occupy Demised Premlaes wI\hout\he wrItlln
consent 01 \he Landlord aller \he eljllraUon 01 \he lIrm ol\hlB Leue, and rent Is accepled !rom eald Tenan~ luch occupaney
and plyment sball be conslrUed u an esllnslon ol\hlB Lease lor \he lenn 01 one monlb 001, !rom \he dill or such explrllloD,
Ind occupalloQ and paymeDtlberealler sball operale 10 eslend \he lenn olthll Lease lor but one month IllUme uoJIII other
lunna 01 suclll1tenslon are reduced 10 and expressed In WTllIng and Slilled by lIIe parlles berelo. ID luch oveDtllellber
Landlord or IInant desires 10 lInn10all slid occupancy stlbe end ~I any monlll aller \he lInn1oaUon ollbla Loue, \he party
10 deslrln, lllllnnloate \he lame sball live the other psrty atleuttwenly (20) da,s wrtlllu noUce to lbal ellecL Pallare on
\he Plrt 01 Tenant to g1velucb Dollce shall obUgate It to pay rent lor an addlUonal cllendar mon\h, (oUowln, lbe month In
wblcb uie Tenant bu vac,led \he Demised Premises. II sucll occupancy conllnucs wlthoutlbe coneent 01 \he Landlord, lbe
Tenanl sball pay 10 Landlord, u Uquldalld damegcs, double lbe amount 01 renl and all other cbar,es It \he highest rail
epeclned ID \hIs Lease lor the Ume Tenanl retains possceslon 01 the Demised Premlaes or any part \hereal aller termloallon 01
\he IIrm by Ispse olllllle or otherwlse.
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SIXTEEN, INSPECTION, Landlord expressly reserves \he 10Uowlnr rllIibta alllr: (a) to enllr
\he Demised Premlscs at any Ume 10 ctamloe or 10 make sucb replln, addlUons or IIleralloDl u II may doom neoesury lor
\he ulety, Improvemen~ or prcsenaUon L~ereol, or 01 the buUdlng 01 which the Demised Premlsel Is a p~ but Landlord
assumes no obU,allon to make any sucb repllre oilier Ulan as eljlressly slated In \hIe Leue; and (b) 10 enler \he Demlaed
Premlscs and display and mllolaln a noUce or sign 'POR RENT" andlor 'POR SALE' at any lbne wllhln six mon\hl before \he
ejplrlUo~ or on \he sooner lennloaUon 01 \hIs Lease; and (e) dUrin, or alter Ule lIIIIe Tenant abandons or vlcalle \he Demlaed
Premlscs or o\herwlse delaullB bereunder, 10 enler and decorate, remodel, repolr, Iller or otherwlse prepare lbe same lor
reoceupancy, TIle cterclse 01 any reserved r1gbl by Landlord ellall never be deemed an evlcUon or dlelUrbance 01 Tenant', use
and passesslon ollbe Demised Premlscs nor shall It render Landlord Uable In any manner 10 Tcnant or to any olber peraon.
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SEVENTEEII. UABIUTY. Landlord shllll nol be under any rosponelbWty or UabWty In any
way whaLloever lor tho quality, quanUty, Impllnnen~ IntllTUpllon, stoppage or o\her Inlerlerenca wI\h IIrvlce InvolvIDl w'lIr,
sewer, bea~ IIr condlUonln" ,as, eleclrtc current lor Ught and power, lelephone, or any oilier servlce,
Landlord shall not be Uable lor any dams,e 10 property 01 tenant or 01 o\herl localld on
\he Demised Premises, nor lor \he loss 01 or damsge 10 any property 01 Teoant or 01 o\hera by then or o\herwlse. Landlord
sball not be Uable lor any Injury or dsmsge 10 any properly resullln, !rom (but nOl IImIled 10) Dre, explosloD, lalIlnr plullr,
or ceWn, Wes, sleam, ,ao, eleclrtclty, waler, rllo, enow, or leaks Irom any part 01 Demllld Premises or !rom \he pIpes,
appUances, or plumbln, worka or Irom \he rool, slreel or sub'lurlace or Irom any o\her place or by dampDecs or by any other
ClUCS or wbeLloever nelUre, Landlord shall nol be Ueble lor any sucb dame lie caused by olber lenanll ollbe bulldID, 01 whlcll
\he Demlsed Premises Is a part or persons In \he Demised Premises, occupanu 01 adjacent property, 01 \he SlIopplnr Cenllr, or
the pubUc, or caused by ope"lIons In construcUon 01 any prlvale, pubUo or quasl.pubUc work. AU property 01 Ten anI kept or
stored on \he Demised Premises ehall be so I:ept at \he risk 01 Ten;JDt only and Tenant sball bold Landlord barm1en Irom any
claims arIslllg oul 01 damage to \he same, Includlng subrogaUon claims by Tenanl's Insurance carriers.
EIGHTEEN. UABIUTY POR DAMAGES AND PLATE GLAllS . TENANT. TIle Tenant agreeeto be
rcspooelble lor any dama,e 10 \lie property 01 \he Landlord wblell mey rcsulllrom any UII 01 \he Demised Premlsll , or illY
act done lbereon by lbe TeDant or any person coming or belnr \hereon by lIIe Ucense or permission olll1e Tenan~ exprese or
ImpUed; 10 savolbe Landlord barm1ess Irom any UabWty 10 any person or Estale, lor damage 10 person or properly, rcsulUo,
nom any sucb causes, and to protect sucb UabWty wlth compreheoslve pubUo UabWty and properlY dama,e Insurance, bavln,
a slnrle limit UabWty 01 st least $1,000,000 lor damage to all properly and lor all occurrence rcsulUnr In bodily and/or
personal Injury to or \he death 01 one or more persons and consequenUII damsgcs rcsulUng \herelrom, and to lumlBb
Landlord on I)te CODUDencement Dale a cerllncale Issued by \he Insurance carrier evldencln, such Insurance In lorce, wl\h
Landlord and Ita Agenll covered \hereby. Tenant agrees 10 replace all glass broken, damallied, or dealroyed In any manner
wbslever, lIIe Tenant usumlng all rcsponslbWty lor any plale ,Ius In \he Demised Premlscs, and to caulleuch UabWty to be
prolecled by: plate glus IDsurance at Teoanl's upense, and lurlller 10 deposit eucb plale lIus Insurance poUcy or cerUnol1l
IlIowln, euch Insurance In lorce wlth Landlord at \he COOUDeneement Dale orthq lIrm ol\hll Loaae. '
'I . '. __
. In \he event Ulat Tenant docs nOI procure eucb Insurance as aloreeald, Landlora may, at
tu opllon, purcbase\he same In'lbe name 01 Tenant andlor may atlls opUon Include eucb coverage In any muler poUcy
carried by Landlord. II Landlord uerclses Ita rlghta bereundor Ule Tenanl shllll, upon demand, pay all cosLl\hereolto Landlord
10geUler wlUl an edmJolstraUve cherge 01 $100.00 lor each euch coverlge made by Landlord on beball 01 TenanL
NINETEEN. PERCENTAGE RENT. Tenanl sl1l'ees 10 pay Landlord u renL ID addJUon \ll1l1.
loregolng minimum ren~ a sum equal to \he amount by which Ule minimum rollll. b. paid lor allY tea.. roor ( as her.tolller
donned) Is lell than the Parcllnlago Itanl. Factor Urnes or lIIulUpllCld by UIO grOIl. laIU (u horeinafter danned) of tho DemJJCld
Premlsco, lor elld L.ase Year, and eums helog ber.lnalter somelllll.s relerred 10 u 'percenLl,e rent'.
. , On or belore Ule lenlll (IDUl) dsy &leer Ule explraUon 01 eacll month Tenant Ihall lubmltlo
Landlord a stalement ebowlng, In reuonable delldl, lIIe amount 01 grOIl sales 01 \he Demised Premllcs dUMe lI1eprecedln,
monlb. IllIIe Percentage Rent Factor lbnes or mulUpUed by lIIe grOIl Iales msde durlnr \he precedID, mOU\h ebaU be In
excess olllle minimum rent payable wllll rcspect to elld precedlng monlll lIIan lbe amount 01 lucb neeu shall be plld over
10 Landlord at \he same lbne u lIIe rendlUon 01 slid monlllly statemenL IllIIe Coounencement Dall sball be o\her \ban lbe
nrat dsy 01 a calendar month, \hen Ihe nrat monlll's gross sales stalemenl and percentage rent due, purluantto "'II
paragrapb. sballlnclude lIIe porUon olllle month !rom the Commencemenl Dete 10 lbe nrat dsy 01 \he Dnl succeqdln,
cllendsr monUl.
Each I.ease Year during \he lerm hereol shall be conoldered III an IndepdndentlecounUo,
period lor the purposcs 01 compuUng and determining the amouol 01 percentsge ren~ II any, psyable lIenunder, and \he
amount 01 gross slles In any Lease Yelr shall not be carried over Ineo any other Leue Year. II Ule guaranleed minimum and
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porcl4tare rentIJ plld by the Tenant wlth respect 10 any Leue Year Iball ncood the PerceDtale Rent 'Icier t1mel or
mulllpUed by \he Tenant'l gran Illes lor sucb Loa.. Year, \he amount of such ncesl pereenta,e renlllCtnally plld .baD bl
credllld .,lIDltlbe nell 100ruln,lDIlalIment or InllallmenL1 01 minimum andlor perceDlI,e flint due blnunder., . .
'I1Ie lerm 'grOIl Iales' Iball melD \he enllre amounl 01 Die IClDlI IlIel prtOl, wbe\hu
whoUy or parlly tor cub or en credl~ 01 all Illes 01 mercbandlso and ..rvlcel, and all o\her recelpll 01 all bUlllle'l cODduclld
In or !rom \he DemIJed Premlaes, Inoludln, c.lIIo" eleelroole and telephene 11101, and Inoludln, all depolllI Dot relUDded 10
purchuera, orden lakeD In or !rom \he Demlaed Premllll a1thou,b .lId ordera may be Med el..wbere; and nlll by IOY
IUblenoo, cODcellloul1ro or UceDleeln or !rom !he Demlaed Premllll Ihall be lrulld u 11 !he 11111 .sre made by TeDanl
wlth lbe proper Dollllon as to \he lource of lucb lilli, and all wlthout crcdltto Teuanl tor uncoUeolld or 1IDooUeollbl. oredll
1C00unLl. TIler. Iball be ncluded from 'grOIl IlIel' and luma coUeelld and plld out lor anf Ialel laX If laX bued upeD \hI
IlIe or Ialel 01 mercbandlll and requlred by la., wbether nOIf or berellter In lorce, 10 be plld by TeDant or coUeelld !rom III
cU.lomcra, 10 \hee:rllntlbltlUob lUCI uelo be cbar,C1 and coUeelld lepuallly aod 10 b. remllled b1 T.nantlO the \ulnl
. luthorlllel. TIIellrm 'lfon IlIel' Ihall notlllclude lIIe ncban,e 01 merchandLoe betwOOD the .lerel 01 TeDan~ II any, wben
lucb ncban,e 01 merebandlll IJ mlde lolely lor the convenient operallon olllle TeD ant and Dot lor lbe purpo.. 01
conluD1IDllID, a 1110 wblcb ~u \heretolore been mlde I~ In, !rom or upon III. Dsmlaed PremIJCI or lor !he purpo.. 01
deprlvID, Landlord 01 \he bene lit 011 IlIe wblcb would o\herwlse be made a~ In, !rom or UpOD \he Demlaed Preml...; nor Iball
slid lerm IDclude \he amount returned 10 Iblppera or manulaclUrefl, nor lIIeamount 01 an1 cub or credit reluDd made upon
an, Ill. where mercbandls. lold, or 10m. part \horsol, IJ \herulllr relUrned by \he purcbu.r 10 and Icceplld b1\he TeDIOL
Eaoh IlIe upon lDelallment or credit Ihall belrulld U I IlIe lor lbe :UU price In lIIe mODth durin, which lucb IlIe Iball be
mldelrrespecllve Dlthe lIIIIe .ben Tenanl sball receive plymenl (lfbe\her luU or parllll) !rom III cUllemera.
." Tenantlhall and bereby Igres. 10 keep In !he DemIJed Premllll, dUrin, lbe lIrm bered,
lor I' period ol\hroo (3) conlecullve yearl 10Uowln, lIIe end 01 uch Lease Year, I permanen~ complete and Icourall recerd 01
allgron IlIel and rcveDue derived !rom buslnesl conduclld III lIIe Demised PremlaCllor lOch Loua Year. Tenanllurtber
Igree. 10 keep, retain and prelCnelor atlr,uttwo (2)1earl aller lIIe IJpIrIUO;; 01 ucb Loue Ylar, all ort&lnll IlIel recorda
and 11111 cUps or Illes obecks and other perllnent orl&lnll IlIel recor~l. Accuflle Don.relClIable eub re&lsllrl or olller
modern sYlllma Iball be IDllaUed and kep~ or elulCd 10 be In.laUe~ and kcp~ by \he Tenant within \he Demlaed Premlall,
whIch Iball sbow, reoord and pr.lerve, In complele delaU all Ileml mulne up If 011 lilli, U berelnabove denned. AU lucb
recordl, Inclul\ID, laiC. laX reporll SlId bu.laell and occupaUoa lU records and all other recorda and booln kept by Tenant In
relaUon 10 \he buslnell oanducted on \he Demllld PremllCs .hall be open 10 Ulelnlpeellon and ludlt 01 Landlord and III
represc"nllllvel or a,enta at all reuonable IImCl durin, ordlnlry buslneu boure. Tenanl Ihall aLu lubmltto Landlord on or
belore \he \hlrUe\h (3011I) day 10Uowln, lbe end olllch LeISe Year II \he plaoelben lIud lor lbe paymeDt 01 reDL I complell
audllld III1Imerl mlde and cerllned by I CerUlIed PubUo AccounllDt and 11'0 cerUned by I duly lu\horlled otnoer of TeDan~
Ibowlnlr accuraloly III reuonable delaU the LDount 01 groll IlIel made by Tenant and III lublellCel, concllllonllrCl, or
Uceneees,lI any, upon and wllhln \he Demlaed PremllCl dUrin, lbe precedln, Loue Year or ParlllI Leue Year, II any, and
Iball submit an or belora lbe\hlrllelll (30th) day 10Uowln, \he crplrsUon or tennlnaUon olllle lIrm I UIle ltalement coverln,
\he precedlnr Loue Year or ParUII Lease Year, II any.
, " In \he eveatthatllle Tenant or porUes alnualld wl\h Tenant conduct one or more
operallons or store~ either wlthln \he Sbopplll, Cenllr or elsewhere, lIIe Landlord II bereby liven \he rtlbtlo IIIcludeln III
audit an IDspecUon 01 all bookl and records 01 .ucb allier slorel or cbaln'wlde operlUoD ID order 10 ullllJ ILlell u to \he
proper allocaUon and inclusions 01 gross slles 10 \he Demised Premlall.
PalIure 01 \he Tenant 10 meet I ICbedul~d audll dall at \he lime !Iud by \hq Landlord
sball be deemed ;1 delaull under \hIs Leue and Landlord, In sddlUo~ to all olber remedlll a!lorded to It under \hIe Loue, Ihall
be prompUy relmbuued by TeDantlor all cosu oleuch scbeduled eudltlore\her wl\h an IdmIoIslrallve 100 01 1100.00
. PaUure 01 Tenant 10 prompUy supply Landlord wlth \he mODlbIy andlor annuli repoN
required bereunder shall be deemed I deleult UDder \hla LOlli and, In addlUon 10 all olber remedlea Illorded to II under lbIa
Leue, Landlord sball be enUUed, wllllcut nollce 10 the Tenan~ to conduct an ludlt 01 Tenanl's bookl lor luoh period or perloda
durlnlr wblch Tenant bu lalIed 10 supply Landlord wlth \he reporll al \he cost and expense 01 \he Tenanl 01 Tenantlo,e\her
wl\h an admlnlstrative 100 01 1100.00
The receipt by Landlord 01 any ltatement or peymenl 01 percenta,e rent lor any period or
\be lallure ot Landlord 10 make an audit lor slid periOd IlIall neither bind Landlord u to correclDCla 01 \he IlI1Iment or \hI
paymen~ nor bar Landlord !rom ooUecllnlr at any lIIIIe therulter percenllre reDt due lor slid period. 11 any ludlt by Landlord
or Iu Icenll 01 Tenant'l recorda sball rIVe II a dcnclency 01 any plyment 01 peroenll,e rent Tcnanl Iball lortbwl\h PlY to
Landlord \he amount 01 denclency lo,e\her wlth an Interest at a file 01 twelve percent (12") per annum !rom !he dall wbeD
slid paymenl Ihould have been made, tocether wl\h reasonable cost 01 sucb audlL
Itla agrood \hat DOlbln, contained In \he Loase Ihall be deemed or construed u crullnll partnenblp or Joint veD\Ure
between Landlord and TeDan~ or betwOlD Landlord and any other party, or cause Landlnrd to be rllponllbleln any wlY lor
\he debu or obUcallool 01 TeDan~ or any other porty. _
For the purposel ollllls Leue, \ho 'nrst Lease Year' shall mean I period be&lnDIn,
January tstloUowln, \he Coouneacemenl Dlte hereol and IJlendln, twelve (12) calendar moaths lberOllter, endlnl DeceDlber
311~ and uch lubsequent Leue YOIr Iholl be \he twelve consecuUve cllendar mon\h perlod tllerOllter (Janulry 1st to
Decembor 3Iel). TIle period !rom \he ColUntencement Oete 01 this: '.se 10 the nest .uccOldlnr Deoember 311~ and Irom the
January ISI nlJt precedln" and nlendln, to \he ternllnaUon dele 01 IIlls Leaoe, ehall be consIdered u 'ParUII LolUe Ycare',
and any chances under lbls Leue whlcb arc computed on a LOIse Yoar basis .hall be approprtalely pronted so al 10 be
computed I' leparate and dJaUnct accounUnr porlods In accordance wllh U1D t"nll' and .condlUonl .tQruald.
, TWENTY. BUSINESS OPERATION. Tenanl sball, durin!: the linn olthll Lease, conllnuoully
use lIIe Demised Premlsll lor \he purpose ltalld on Pate One ollllll Lease, carrylnr on lbmln Tenanl'l business underlUlnr
dlUreuUy, uslduously and ener,eUcally under the Irsde Dame staled on Pore One. Tenant .h.u malntaln on \he premlsel I
substanUII Slock 01 ,oods, wares, and merchandise and equlpmen~ adequsle 10 assure lucceselul operaUQn 01 Tenanl'l
buslnesi. Teuanteball keep \he premises open and Ivallsble lor buslDess acUvlty \herel\l dUrin, all usull dlYI and boun u
Ire let b, lbe Landlor~ IIcepl when prevenled by Itrlkes, nres, cssullty or oilier causel beyond TeDant'1 reuoDlble conlroL
. Tenan,t uball nol divert elsewbere any Irade, conuner~. or busllloss which ordlnarUy would be tranaactad by Tenllltlll or IroD1
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Ille DlmlIed PremlsCl.
Tonantlball not conduct any 'lire III.', 'dLolrUI .lIe', 'bankruploy III.', 'lelD, outel
bu.lnell .a1e', er IDJ ouier 1111 dClllll'ed 10 oonveJ 10 \he pubUo \hatllle buslDIII operalloDl are 10 be .IIIoonlloued and
TIDlDtlhall nolapplv lor or GlUIO 10 be appUed !rom anJ munlolpll, IL\le, looal, or lederll UceDle or permit .ppUcable 10
IUcb .a1el. J' " ,
I TWENTY.ONB. WAIVERS. TIle lallure 01 Landlord 10 Inlll~ In anJ ODe er morelnsLlDcel
upon IllrIct perlormance or oblCnance by Tenant 01 any 01 the covenanlo ollbla Loue, or to uerclle anJ epllon bcraln
contained, Iball not be conatrued u a wllvsr or reUoqullbmentlor \helulUre 01 lucb covenanl or opllon, but the IlIDe >>ball
cODlIoue and remaln In lull lorce and elleCL The receipt b, lIIe Landlord 01 ren~ wlth knowledre 41lbe brllcb bJ Tenanl 01
any cotenant bcreot, Iball not be deemed I wllvcr ollUcb breacb lDd no wllver by \he Landlord 01 any provIJloD bcraol .baU
be dllmed to bile been mlds uoIen expraalCd In WTlUII, and IllDed by \he Landlord. EveD thourb \he Landlor~ Iball cODlent
to an .ullDDleDtandlor lublelllo, bcraol no lur\her uslmment andlor sublelUn, Iball be made wlthout exprcCl cODleDtln
WTllIn, by \hI Landlord lIrlt bad and obtained In eaclllnslance.
TWENTY.TWO. SUBORDIN.\TI0N. TbIs Loue, alllle opllon 01 Landlord, Iball be lublect and
lubordloata at all lIIIIel, 10 \he Uco 01 \he mort,srCl now or here alter mad. upon lbe securtty olllle Iboppln, Cenllr or lbe
Domlud PremllCl, an~ to all advancCl made or be realtor 10 be made upon lbe ICCUrlly \hereol, and lubjeot and lubordlnllo to
\he Uen 01 any mortla,e or mort,a,CI whlcb at anJ lIIIIe may be made a Uon upon \he lame, and lubleol and lubordlnllo 10
any leue or oilier arraneement or rtihtlo pOilU lion under IIiblcb Landlord IJ ID cODllol 01 Demlled premlsu andlor \he
Sbopplll, Cenler and to \he rlrbll 01 \he owner or owoere lIIereol, andlor \he rI,bll, prtvUe,el, and burdeD' arlalnl!rom any
REA allecUn, the Ehcpplnl Ceollr. The Tenantlball eUCUle and deUver sucb lurther Inltrument or In.trumenll luballnllallJ
ID \helorm oll!llllblt 'E' alllcbod berele aubordlnalln, 1I11s Leue to Ille Uen 01 any luch mort,a,e or mortlarll, leue or
leuel, 10 Iball be dealred b, any mort,a,ee, propoaed mort,a,ca, iessor or propolCd lellor. The Tenanl bereby Ippolllll \he
Landlord \he altome,.III.llel ollllellnM~ to lie cull and deUver any luch Inetrument or lnalrumenLl lor \he TenanL
The Tenant Iball bave no power 10 do any Ict or make any conlractlllhlch may ere lIe or
be lb. 10undaUon lor any Ueo, morlre,e or other encumbrance upon tho estate 01 tile Landlord or of any Inllreat 01 \he
Landlord In lI1e Demlaed PremlaCl, or upon or ID \he buUdln, 01 wblcb the demllod Premlael IJ a part or o\herwlae wllbln or
upon'thi Sboppln, Cenllr, II beln, agreed \hatabould lbe Tenant cause any sucb Improvcmenll, 1I11rllloDl or repalra to be
mlde or male rill lumllbed er labor perlonned \herein or thereon, nelll1er \he Landlord Dor \he Demlael1 Premlaca nor anJ
other P~rII0D, oi \he Shoppln, CeDter ahall under I!ly clrcumstancca be Uenable lor lIIe purpoes oleDlorclDr paymeDt 01 &IIY 01
the IlpenSlI IIIcurred or lor \he vllue 01 any work dODe or malerlll lurnished \herelo or any part \hereol, lbe parllll
IlprCIIly Inlendln' \hat bereby all ImprovemenLl, a1l1raUooa, repllrl, malerllls and labor aball be porlormed at \he Tenanl'l
aole cual and expenoCl and \he Tonant sball be solely and wboUy rllponelble 10 conlractore, labororl and mallrlalmen
lumlahlnr labor and male rill In oonuecUon lIIerewlll1, all sucb Isborers, malertalmen and conlractors belllr bereby cbarged
wllb DoUce \hat \hey must look lolely and whoUy to the Tenant and lIIe Tenanra Interest In the Dernlaed PremlsCl, to ICcure N
the payment :OIIDY bWI lor any such work perlonned and male rills lurnlsbed. Ififteen (15)S$f ~
, TWENTY.TUREB. DEPAULT. (s): (1)11 Teoantsball d.lauuf...lbe paymenl 01 any rent or ~
other paymenll r.qulred 01 Tenan~ or any partlllcraol and II sucb delault sllall conUnue lor IIft-(fi) daYI .ller \he payment
Iball be due, or (2) II TeDant sball delaultln lbe perlonnance or observance 01 any oilier .greement or cODdlUon OD ILl part to
be'pcrlormed or oblCrved and II Tenantaballlall 10 cure slid delault wl\hln lIn (10) days alter noUce olaald delaulllrom
Landlord, or (3) II any person sball levy upon, lUe, or allempt to taIle 1I11s leasehold Inllrest or any part lbereol npoD
ueouUoD, .ttacbment or other procell 01 law, or (4) II Tenant or any alnuate 01 Tenant Iball mue delault wllll fespeolto anJ
olber LIlue or acreement b.tween It or Landlord or any alnuale 01 Lan,nord, or (5) II \he premlsee Iball be dClerted, nealld,
.bandoned, or buslnell oper.llon. sball not be conducled therelD lor a pertod at two (2) or 1II0re days, or (8) IIlb1a Loue or
any other Inllraat\hcraln .ball by op.r.llon by Ilw d.volve upon or pus to any pcraOD or persons other \han Tenan~ or flll!
T.nant Iballlall to move Inlo and taIle poscaoslon 01 \he Demised Premises and open lor buelnesa v.1lhln lhlrty (30) daYI .llIr
,Landlord'. IIvln, nodeelO lInant\hat\he Demised Pr.mlslI arc ready lor occupancy by Tenan~ UteD \he Landl~rd maJ treat
\he occurrence 01 anyone or more 01 Ute loregoln, lVento 10 I brelcll 01 \hIs Leue, and ID addlllon 10 any or all other rtrbll
or remedlea 01 tho Landlord bereunder and by \he law provlded, It sball be, at \he opllon 01 \he Landlord, wlthout lurther nollce
or demand 01 any kind 10 Tenant or any other persen:
(a) lIIe rt,hl 01 \he Landlord to de clerc \he lerm bereolended and 10 reenter \he
premlsca and taIle pOllllelon \her.ol and remove all peraOD' lberelrom, and \he
Tenant allall bave no lurUter claim \hereon or bereunder; andlor
~.. (b) lIIe rtght 01 \he Landlord wtthout declarln, lhle Leue tennlnaled 10 reenllr \he
premises and, occupy the whole or ariy part\hereol, remo"e all persone and
~roperty \herelroDl either by summary dlspossess proceeillnp or b, I lullIble
scUon or proc.edlng ellaw or In equity, or by lorce, or otherwise, wl\hout beln,
Uable lor any dsmeges Ut.relor, no sucll reentry by th. Landlord to b. deemed or
otherwlse construed ss an acccpLlDce 01 a lurrender ollbta Louel andJ.r
(c) the rtght 01 \he Landlord, even \hougb II may bave recolored lbe premises, to
therealter 10 cicCI 10 lennlnsto this Leue and all tho rtllhlS or tho Tel'anlln or 10
thll pUlulIlOS.
5hould U.o Landlord havo roentorod UIO promises undor the provisions 01 sub.paragraph (h)
above, lbe undlord .ball Dot be deemed 10 havellrmJnalld IIIls Lease, or releued \he Tenant !rom ILl UabWty 10 pay \he
renll and addlUonll renlo \hen owln, and due andlor lberealter 10 Iccrue hereunder, lberealllr to accrue, or 111I UabWty lor
dllDa," under anJ of \he provlalonl bereol, by any oucll reentry or by any acUon In unIawluJ detainer, or otherwllC, to oblaln
pOIlCIIloD 01 the demllCd Premlall, unless \he Landlord shall bave noUned lhe Tenaotln wrtllo, \hallt bu '0 eleoted 10
term1nale \hll Leue, and \he Tenaotlurther covenanu thaI \he lervlce by Landlord 01 any nollce pursuant 10 \he unlawlul
detainer llanjlll 01 \he Stall wbore lIIe Shoppln, Cenlor Is sllUated and \he surrender 01 pOIlSSlloD purluanlto lucb no lice
Iball not (unlOIl \he Landlord elecLlto lbe conlr.ry atllle lime 01 or at any lime subsequontlo \he lervlDr 01 aucb noUco'
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and luob elecllon IJ nldenced by a written noUce 10 lIIe Tenant) be deemed 10 be I lInu1naUon 01 Utll Loue. In \he .,ent of
an, entry or laIlID, pOllCulon olllle premlsel u aloreaald, \he Landlord shall hIVe \he rlrb~ bul notlbe obU,aUoD, to
nmove \here!rom all or an, parI 01 \he personal proporly localed \herein and may place Ute ume In llora,e at I public
warehouu II \he npenu and risk 01 the owner or owners t:lereol.
ShOdld Ute Landlord elect 10 lenulnale UlIs Leue under \he provision I ot lub.puagrapll (a)
. or (e)aboVl, lbe Landlord may recover !rom lIIe Tenant u damares:
(Il lIIe worth atllle lbne ollward 01 any unplld rents and IddlUonll reDII wblcll had
been earned el\he Ume 01 suclllenulnlUon; plul
(U) lIIe worUt at Ute lbne 01 award ollbe amouot DIllie unplld renu and addlUonll
ronLl whlcll would have been earned alllr lennlnaUon unW \he lime 01 award,
plus;
(UI) lIIe worUt slllle lbne 01 award 01 Ute amount 01 Ute unplld renLl and addlUonll
renu lor Ute bllance olllle lenn alter Ute lbne ollward, plus
(Iv) any oilier amount necesssry 10 compensale Landlord I,r all Ute delrlnlent
prollmstely caused by Tena.,I's laUure 10 perlorm lu obUgaUons under \hIs Laue
or III whIch lhe ordinary course 01 Utlngs would be likely 10 resulllbere!rom,
Includln" bul not UmIted 10 any cosll or elpenses by Landlord In malolalnln, or
preservln, lbe premIses alter sucll delaul~ prepsrlo, Ute pt'1lmlses lor relellln, 10 a
new lenan~ any repalrs or IItorsUons 10 lbe premises lor such rolelllng, leuln,
commissions, or any oUler cosu necesury or spproprlsle 10 reletllle premises; and
(vl al Landlord's elecUon, such oUter amounts In addlUon 10 or In lieu 01 Ute lore,oln,
as msy be permllled Irom lbne 10 lime by \he lews 01 Ule Stale where the Sboppln,
Center II sllusted.
As used In sub.parsgraphs (I) and (U) above, the 'worth at Ule Ume ot award' Is compuled
b, allowln, Inleresl at \he rale olelrhleen percent (IBlI) per annum. As used Is sub.parsgrsph (W) above, \he 'worth atllle
lbno 01 award' Is compulln, by dlscounllng auch amounl at \he lesser 01 elUler Ule discount rell 01 the Federll Resene Bank
sllUsled nearest 10 lbelocaUon olllle Shopping Cenllr In elleCI at Ule lime 01 \he award, or elghl percent (811).
For all purposes 01 Utls Paragreph 23 Ute lenn 'renl' sball be deemed 10 be lbe minimum
annual renLld, percenlSre renlll and aU oUter sums whlcll by Ute lenns be reo I arc deemed addlUonll rent or are o\herwlse
required to be plld by Tenant pursuanllo \he lenns or Utls Lease AIIsucb sums, oUter than Ute minimum annuli renLld, IlIalI
be computed on tho bula 01 the averege monUtly amount Utereol accruln, during Ute lmmedlalely precedln, elxly (60) U1on\h
period, ,elcept \hat lIlt becomes uecesssry 10 com pule such renlll belore sucb a sixty (60) m.nth p.rlod bu occurred \hen
sucll re~LId sl.all be com puled on Ute buls .Ilbe average moulbly am.unlllereol accruing durlog such sll.rler period.
. .1, I. ' In Ute event 01 delaul~ all olllle Tenant's 1Ixlures, lurnllUre, equlpmen~ ImprovemenLl,
addlUons, a1lerallons, and oilier personll pr.perty shall remaln .u Ute Dcmlsed Premises and In \heteven~ and c.nllnuln,
dUrio, Ule lenllh 01 slid delaul~ Landl.rd shall have Ute rtgllt 10 lake Ule Clcluslve p.ssessl.n 01 sam. and 10 use same, rent
or char,e Iree, unW all delaulu are curod, or allu opUon, at any Ume durlog Ule lenn 01 Utls Lease, 10 require Tenant 10
lorthwllh remove lame, llIUng which \he Landlord may ellect such removal atllle sole cost and risk ot TenanL
I' ,,' Notwlthstandlng any oUter provisions olllle Paragraph 23, the Landlord agrees \hat II Ute
delault oomplalned 01, other \h'lD lor lIIe psymenl 01 monies, Is .1 such a nalure lIIat\he same cannol be recUned .r cured
wlUtIn It.', period requlrlo, suc:! recUncaUon or curio, as speclned In the written noUce relalln, \herelo, Uten sucb delaull
Iball be doomed 10 be recUned or cured lithe TenllDt wlUtIn sucll periOd shall have commenced lbe recUncaU.n and CUrio,
lbereol and ehall conllnue \herealter wlth aU due dlUgence to cause such recUncaU.n and CUrio, Utere11 and docs so
dlU,enUy complele \he same.
, (:' ' I , , ; The remedies ftllorded \he Landlord In Utls Paragrspll 23 sball be In addlUon and
supplemenW to all other rI,bts or remedies wblcb \he Landlord mey have under tho lews then In lorce.
, i;';,:',. .;:. 'The wllver by Landlord 01 any bresch 01 any linn, covenant or cODdlUon herein contained
SballDot be 4eemed to Le I wllver 01 sucb lerm, covenant or condlUon should \here occur ar.y subsequent broacb 01 \he lame
or any o\herlorm, covenanl or condlUon berelll contained. The subsequent acceptance 01 renl hereunder by Landlord Iball not
be dee,l11ed to be I wllver 01 any precedlng breacb by Tenant 01 any lenn, covenant or condlUon .01 Utts Laue, oilier lIIan \he
lallure 01 Tenanllo pay \he parUcular rental s. accepted, regardless 01 Landlord'a knowledge of such precedln, ,broacb at \he
lbne or' acceptance 01 sucb renL No c.vonan~ lenn, or c.ndlUon 01 UlIs Leue sbaU be deemed I. bave been"wllved by
Landlord unless such waiver be In wrllIng signed by Landl.rd.
All sums .Uter \h1lD minimum rent due and payable b, Tenantllerounder, such as, by wey
olelample and not In UmItall.n, percenlage renu, common area malnlenance npeuses, uUllty cllarges, real estale tales,
cooperallvo adverUslDg and prom.Uonll charges, att.rney's Ice., collecUon I.es and c.url cosu shill be deemed 10 be and
sball bec.me addlUonll rent bereunder whelller .r n.1 Ute sllDle be deslgnaled as such, and shall be IDcluded In Ute lernl
'rent' wherever used ID Utls Leue (nolwlUtslandln, that Ute w.rds 'addlU.nll renl' arB used In .peclnc c...., bul n.1 ussd In
other Duaa): and shall, unless olherwlse spoclncally provldad horoln. bo duo and payable on demand or tOiraUlor willi tho nOlt
lucceadlnu .JIslallmenl ot mInimum ranI., whlchavor ahall nrat occur, and Landlord 8hllll have tho same remedlol ror ra!lura to
pey Ute same u lor a n.n.peyment .1 minimum renL
I The parUes bereto dlsUncUy coven anI and egreo lhal any payment 01 rent or addlUonll
rent m~de hereunder may, at \hI opUon 01 \he Landl.rd, be accepted and applied In paymenl on accouDt ollbe rent or
addlUoqal rent,lonreBt overdue under IIIls Lease, notwllllstandln, any slatomenllo \he conlr~ry endoraed on o~ accompany!n,
~acb p~fIIlenL : ' ,
TWENTY.FDUR. ATTORNEY'S FEES. Tenant agrees lIIatln \he event\hal any delaull b, II
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In perlormlllce oflJl' ollbe IIrL1l, condlUons or covenants ollllls Leue requires \he Landlord, In lIIe olerclse 01 ILl lole
dllcreUoD, IJ en,s,e lIIe lervlces 01 any attorney, wbeUler or not an employee olllle Landlord, to enlorce compllllDce by lIIe
Tenant wl\h lermB, condlUons and covenanu hereol, lIIe Tenant wlll reImburse Landlord lor any and all elpenses Incurred In
III use lor such attorney and In any acUon which slid attorney may pursue. Sucb elpenses shslllnclude, but are not UmIl1d
10: lerll leIS, courl COIU, cosu 01 :\lln, and servin, summons andlor ccmplalou, elc. The lerm 'delault' as used In \hIs
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paragrapb IlIall mean, but Iball Dot be construed as belnr limited In meanln, 10 Donpayment 01: mlJ1lmum ren~ percenla,e
ran~ ulWly bWI, lUCI, promo lion and adverUsln, char,cs, and common lrel expenso coutrlbuUon.
Tenantlurther agraCllhat allould It commit any delault or dolaulll andar lbIa'LaUI,
Landlord may, atlu alscUon, immediately or at any lIIIIe lIIercaller, wlthout wllvIDl any clllm lor brcacb ollgreamenl. and
wl\hout nolloe to Tenan~ cure lueb delaull or delaulll lor lIIe aocount 01 TonanL II \he Landlord Iball InIUlUlI an aoUon or
IUDUDlry proceadln, a,lInst\he Tenant based upon IUcll delaul~ or II \he Landlord Iball oure lucb delaull or dolaulll lor \hI
account 01 Tenan~ \hen \he Tenant wW relmburlC the Landlord lor \he IlpenlC 01 allomey'1 Ices and d1lburaemenll \hereby
IIIcurrcd by \he Landlord, 10 lar U the nme are reasonable In amounL TIle cost to lIIe Landlord \hereol Ihall be due and
payable on demand, I~all be deemed 10 ba addlUonll rent bercunder and shall be added to the Installment of rent nelt
aoerulllr or 10 anJ lublCqueDtlnllaUment 01 renl due and payable bareunder, althe eleoUon 01 Landlord. Landlord Iball not be
ralponllble to Tenant lor anJ 1011 or dama,e relullln, In any manner by reason 01 ILl underlUln, and purlulnl any 01 \he
rllbll and remedlCl wblcb by ilia lerms be reo I are rClened to and lor \he benenl 01 Landl~rd.
TWENTY.PIVB. SECl'lllTY DEPOSIT. ConcurrenUy wl\h \he necuUon ollhla Loua, Tanant
Iball deposit wlth Landlord tha lum letlorlh on Pare One hereol U Security Oeposl~ \he lame 10 be beld by Landlord wlthout
UabWty lor Inllres~ as lecurlty lor lIIe luU and lalllllul perlonnanca by Tehanl olllle lenns and condlUonl by 1110 be
oblCnad and perlonned bereunder. II any 01 \he renll be rein rascrvad, or any olber sum payable b, Tanantlo Landlord
become overdue and remlln unplld, or Ihould Landlord make any payments pn behlll 01 Tenan~ or rhould Tenantlall 10
perlorm any ol\hetennl and coodlUona 01 this Lease, \hen Landlord, allu opUon, and wlthout prejudice to any oilier remedy
to wblcb Landlord may ha" on acoounl\hereol, aball approprlale and apply laid deposl~ or 10 mucll\hcrcol IS maJ be
required to compennll or relmbuua Landlord, II \he clle mey be, lowsrd lIIe payment ollenl or addlUonll ren~ or loCI or
dlllDa,e luatalned bJ Landlord due to \he breach or IlIlure 10 parlonn on DIe part 01 Tanan~ and upon demand, lInant Ihall
rCllore lucb lecurlty 10 lIIe orl&lnal lum deposited.
, CondlUoned upon Ule luD compltance by Tenant 01 all ol\ho tenns 01 \hIs Leua, and lIIe
prompt payment 01 all renLl and o\her lums due hereunder os and when UIlY lall due slid deposit sllall be relumed In iuD to
Tenant wl\hln IIIlrty (30) daYI aller \he end ollhe lenn hcrcol.
In Ule evanl 01 a slle olllle Shoppln, Canler or leue 01 \he land on whlcb 1\ stands,
lubJect to \hll Leue, \he Landlord shall have \he rlghllo Iraneler \he securllY to lIIe vendae or leClee and \he l,andiord sball
be cODlldered releued by \he Tanantlrom aU DsbWly lor Ihe return 01 sucllsecurllY and lbe Tenanl sball look solely 10 \ha
new Landlord lor the relUm ofllle slid lecurllY, It belnr agreed lIIat UIls sball apply 10 IVery transler Jr aaslillment msde 01
lbe lecurlly 10 I new Landlord. The lecurlly deposllld under \hll Lease sllall nol be morllla,ed, uslllDed or eDcumberad by lbe
Tenant wl\hout\he WTlllen conscnt ol\ha Landlord and any allampt 10 do 10 shall be void. In lbe avant 01 any rt,htlul and
pennllled uslmment ollllls Laue, \he sold sccurlly deposll ehall be deamed 10 be hald by \he Landlord u a deposit made by
lIIe ullilIee and Landlord shill bave no lurlller UabWty wllll\he respect 10 the return 01 slid sacurlly deposit 10 \he asllillor.
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TWENTY.SIX. REAL ESTATE TAXES. A.s used lIereln. the linn 'Taxes.' Iball mean and
IIIclude all rell Clllle lUCI, usessments, Ucense and rermltleCl, charras lor any euaman~ Includlnlf an REA ( II
herelnelsewhere denoed), mllntalned lor \he benent 01 \he Damlsed Premises and olher rovommenllllevles and cllu,CI 01
IVery kind and nalUre whallocver, ,ener'" and speclll, Illraordlnary as weD II ordlnary, loresaen and unloreseaD, and eacb
and IVory Installmantthereol whlcb sball or may dUrin, lIIe lenn 01 this LeISe be levied, uscased, Impoled, become due and
paJlble or Denl UPOD, or arllelll c&nnecUon wlth tha usa, occupancy or possession 01, or grow due and payahle OUl 01, or lor.
theenUra SlIoppln, Cenler or an, part\hereol, or any rent or Incoma receIved \herelrom, or any land, buUdlnll or o\har
Improvemenll\hereln, Includln, Inlerast on In~tallment paymants and all COIU and Ices (lDcludln, reuonable allome,I' leCl)
I Incurr,~ by Landlord In conllslln, Taxes, uscssmenls and/or ne,oUallng wllll pubDc aulhortllos wl\h respeotlo Ihe same. II
! '. It an1,'\lme dUrin, \he lerm olthll Lalla \he methods andlor bUll ollauUon prevaUln, at \he CommencemeDt Dall eball be
: i' IIl1red~.1D \hllln addlUon to, or In Uau 01 Dr u a SubsUlUII lor \he wllole or any part 01 \he Taxcs now IlVlad, IIleased or
.', ImpolC~' on rell elllll II IUcb, there sllall be levied, usecsad, or Imposed (I) a lU on \he rente recelnd Irom luch rell eallll,
, or (U) . DoenlC I.emeuured b, \he renu receivable by Landlord Irom \he Sboppln, Center or any porllon \hereol, or (W) a lU
or Doanle III Imposed upon Landlord wblcllle otl1erwlae meuured by or bued In wllole or In part UpOD rents derllld !rom lbe
wbole Sboppln, Cenllr or any porllon \heraol, then and In any 01 sucb eveuu, the SlIDe shall belncludcd ID the compulIUon
be.feun.~er o!. ~axcs.
. " Tenant shall pay In ear.h Tax Year durin, Ulllenn 01 \hIs Leue u addlllonal ren~ I
proporllonall Ibare 01 all sucb Taxcs, at \he limes and In Ihe manner berelnelter provided. WhDe \he Tenant'e proporUonall
Ibare 01 luch Tues sball not C1ceed a sum equal 10 \ha product obtained by mulUplylng (I) \he 10111 01 all Tues uscssed or
Impoled 1,IInstlba Sboppln, Center In each Tax year by (U) a IracUon olllle numerator 01 wlllch sball be \he number 01
Iquare leat ~I noor area In lbe Demlaed Premises and \he denominator 01 whIch sbaU belbe number 01 square leat ollellable
noor Ifea lIl.the Sbopplll, Area, \he Landlord sball annually esllmale \he total amount 01 euch Tuas lor \he Sboppln, Cenllr
on lhe'~1I1~ olllll1perleDca and reasonublJ onUclpsled cbarges \heralor, and \he Tenant sllall pay 10 \haLandlord, on lbe
nut cllendar day 01 eacb mor.Ih, lo,alller wlllllls monlbly Installmenls 01 minimum renl due IIcrcunder, an amount aquallo
1112 onts proporDonala sbare\hereof. A.s econ es pracUcablo 10Dowlng \he close 01 eacll Tu Year, Landlord shall lubmltlo
Tenant: a ltalementlndlcaUnr the aclull amounl 01 the TlI10s assassed or Imposed arllnst Dlo ShopplD, Cenlar lor \he
lmmedlalely pracedln, Tax year, and \he amounl 01 the resulUng bolance due \hare on, or ovorpaymant\hareol, u \he case
may ba, wl\h an approprlale adjuslmentto be lbereupon made batween \he parDes, on demancl, on \he bosle 01 sucll
stalemenL Eacb ltalemeot Iball be binding upon Tenan~ Its succecsors and assigns, u 10 \he mallare setlorth tharolD, Ir no
obJecUoD Is raised with rUpDet UUlreta wlUIln nll'IIIY (00) days aUnt submlulon or aach .IIUemanl to TananL Tho tenn "Tuea"
ahall noL lncludll .ny lnterast Cor OUUlf chargo Impollotl by any taxtng auUlor1IY all a pcnalty or dollnquoncy charia, based upon
late payment 01 any lax obllileUou by \ho Landlord. "
The lalIurc 01 Landlord 10 provIde such Slalomentlo Tenant as required above sball nol
reUlVe Teuant ollis obD,aUonl bercunder or lor \he speclno Till: Yesr In wblch any lucb Il\IIure occurcl nor sball euch lallure
In IOJ way reDevo lbe Landlord !rom Its obUilaUon 10 provide euch slalemenL! .
. A.s usod herein, the lenn 'Tu Yoar' shall be deemod :0 mean ncb, twelve (12) monlll .
. pertod (deomSd, .Ior ~e purposes ollhls Parsgreph 26 10 have 365 days) established U \he ro~ lllall Tax,Year by \he la1In,
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lulbortUel bavlr., .awlul jurlldlcllon over lIIe properly comprtslnl( the 5110pplll, Cenllr. For an~ durin, the lIrll Tu Yur (or
Parllll Tu Year, al the oue maJ be) occurrln, durin, \he lenn 01 \hIs Leue, \he Tenanl'l esUmall proporllonlll Ihare ollbl
TuCl applicable to the Sboppln, Cenler Ihall be payable monlbly In the amounLl ICtlor\h on Pa,e One bereol u 'InlUII Tu
Share', payable moothlJ u above provided, \he lame 10 bs deemed addlUonll rent bereund4r and lubJectto \he annuli
aajustment hcrclDbelore provtded. Tenanl coveoanll and Igrees lbltll UIII Laase Is lIrmlnalld by reuon 01 delault CD ILl
par~ or I! It lalll to take pOllClllon 01 DemllCd PremlsCl or leavCl lbe Demised PremlsCl prior 10 lIIe nplraUoD 01 \he IIrm
hereof, II Iball remain IIlble 10 pay ILl proporUonale Ibare 01 lucb TuCI. Tenant agreu lIIalthls Is Dot 10 be cODllrUed u I
penally, but rather u I porlloD ollbe proper meuure 01 Landlord'l dama,CI In \he event 01 I brucb ollbl. Leue bJ Teoant
u alorlllld.
II at any Ume durin, lIIe linn ollbls Leue, or any ntenllon or renewallllereol, \helawl
01 any ons or more 01 \he jllrlsdlcUonl LD wlllcb lbe Sbopplll, cenler ~ localed ImpOSCl, ch.r,CI, ISICICCI or Icvlll upon or
Icalnslthe renu (whelller lUaranleed minimum, percental(e renl or sddlUonll ren~ or anJ or all 01 \he 10re,olnl1, or any
o\her conslderlllon ID lieu 01 \he rent payable hereundor, a tal, ImposlUon, charlie, ulCssmen~ levy, nellC Ice or lIcenle Ice,
\hen In \hs Ibaence 01 anJ provtslon to the oonlrary Ipeclncllly contalned In luch laws, \he nme sball be plld In lull by \he
Tenant and luch obUraUon may be enlorced by Landlord In \he same way and manner u provided lor lbe enlorcement olllle
payment 01 minimum ren~ percentalle rent and addlUonll renl hereunder.
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TWENTY.SEVEN. EMINENT DOMAIN. 1110" or more 01 the buUdlnl 01 wblch \he Demised
PremlsCl ~ I part or 15" or more 01 \he Shopping Cenler shall be acquired or condemned by rI,hl 01 eminent domain lor any
pubUo or quul.publle ule or purpoce, \hen Landlord allLl elocUon msy 1Inn1n11l \hIs Leue by IIv1n, noUoe 10 Tenant 01111
elecUon.lo do 10, and In sucb ovenl rentals shall be apporUoned and adjusted u 01 the dale ollennlnaUon. lI\hellrDI 01 lbll
Leue sball not be lennlnaled II alorllald, \hen \he nmo shall conllnue In lull lorce and ellec~ lbe Landlord IlIall w1lbln I
reuoDlble lIIIIe alter pOlCelClon Is pllyslcally taken (oubJectlo delays due 10 shorlare 01 labor; male rials or equlpmen~ labor
,lllnculUes, breakdown 01 equlpmen~ ,ovemmenl restrlcUons, nres, othor casullUCI or olber causCl beyond lbe rellonable
conlrol 01 Landlord) repllr or rebuUd whst may remain 01 \he Shop pin, Center, nerUn, Ju best ellorla 10 prllerve\he DemllCd
PremllCl lor lIIe occupancy olllle TenanL SlIould any such acqulslUon or condemnaUon Include lbe Demised PremlsCl or anJ
porUon thereol and Landlord sball not e~ectto lIrmJnale this Leue u aloresald, \hen and In sucllevenl a Jull proporUoD 01
\he minimum rent shall be Ibaled, accordln, 10 \he nalUre and ellenl olllle Injury 01 \he Demised Premise., unUl what may
remain 01 \he Demlaed Premises sball be repllred and rebulll .. alorcslldl and therealllr I jusl proporUon 01 \he minimum
rent Iball be pennanenUy lbaled, according 10 \he nalure and ClIent 01 \he porUon olllle Demised PremlscI acquired or
condemned lor \he bllance 01 \he lerDI 01 \hIs Leue.
Landlord reservClIo lueU, and Tenant asslllDs :0 Landlord, all rI,LIa to damal(el ICcruln,
on Icoount 01 any lucb lakin, or condemnaUon or by reason 01 any sct 01 any public or quasl.pubUc IUthOrlly lor wblcb
daml,lI are payable. Tenant agree. 10 elCcute such InslrUmenu or ISslmment II may be required by Landlord, 10 Join wlth
Landlord In any peUllon lor the recovery 01 damages. II requested by Landlord, and 10 lum over 10 Landlord any euc~ dlma,CI
\hst mey be recovered In any lucll proceeding. II Tenant shaU laU 10 elecule suclllns trumenla es may be required bJ
Landlord, or to underlUe aucb other sleps as may be requested u herein slalod, \hen and In any sllcll ;,ven~ Landlord Ihall
be deemed \he duly au\horl1ed Irrcvocable agent and aUomey.IHact 01 Tonanl 10 necule sucb InstrumenLl and underlake sucb
sleps as berelD staled ID and on belllll 01 the TenanL Ills egreed and underslood, 1I0wover, that Landlord doss not reaervelo
IlIeU, and Tenant doc I not asslillto Landlord any dama,es payeble lor trsde nxlUrCl InslaJ1ed by Tenant at ILl own cost and
expense wlllcb are not part 01 \he rellly.
TWENTY.EIODT. INTERPRETATION. !lIs agreed lIIatJI any provIsion ol\h~ Laue Iball be
dellrmlned 10 be void by any court 01 competent jurlsdlcllon lIIen such delermJnaUon sball not allect any o\her provlalon 01
lbla Laue, all 01 wblcb o\her provtslons shall remain In lull lorce and elleo~ and It Is \he LDlInUon 01 \he parlin berelo lbatll
any provlalon ollbls Laue ~ oapeble 01 two conslrUcllonl, one 01 which would render \he provlllon void and the olber 01
Wbl~b. wOuldleD,der \he provlalon valld, Wen \he prOvision ellall bave \he meanlng whlcb renders It valld.
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, dll\; ,.' Ii" '.:' . I TWEI/TY.NINB. MISCELLANEOUS PROVISIONS. !l ~ agrlld \hat neither Landlord nor anyoDe
acllnC'Rn J14;\~ebll.1 bu made any llallmen~ promise or agreemen~ or taken upon ltael! anyen,allement wballver, verbally
er In wTtllng; In conmct wl\h \he torms ol\hll Leue, or lIIatln any way modlnes, vartes, a11erl, enlarllerl or Invalldalll any
01 J~ 'p'rovlf\~os, and lbat ,DO obU,sllonl olllle Landlord shall be applied In addlUon 10 \he obll,aUoDs bereln npressed,
, "1+' .111)1': lit :.:' : . . ,~ Wllbln len daYI aller request Ulerelor by Landlord, or In lbe evenr.lbatlt be required upon
any IlIe, ISsl~ent or bypothecaUon 01 UtIs Lease andlor 01 \he Demised Premises andlor \he land \hereunder by Landlord,
. TeDan11 ~grees to deliver In recordable lorm a cerUncale 10 any proposed mort,aree or purcbuer, or 10 Landlord, cerllly\n1{1!
such' b, \he oue)\hatlbls Leue Is In lull lorco and ellect and \hal lbere are DO' de lenses or ollcell \hereloay Tenanqor
ltaUn, lbosc claimed by Tenanl), and sucb oilier relevanllacta as may be therelD I'Cqucslld.
\ The UUo 01 \he various ArUcles ollhls Lease are lor relorence and Indel purposes only,
and Done ollllem shall belUen 1D10 consldoraUon or given any ellect whatever In delonnlnlnll lbe meanln, or scope olllle
ArUcle 10 wblcll any 01 \hem epply. The use 01 any proooun relerrlng 10 ellber ol\ho perUes olthle i.oue shall be construed 10
IDclude any or no ,ender or any number.
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, ' . Ills understood thaI \he Torm Landlord and Tenant used heroin, shill he construed to
maan LandlordJ and T'Joanta where there Is more than one, and noeessary JITanlluaLJca1 cbangu requlrod to make any
proYl"tont horeof apply eltbar to corporaUon. or ludl\lhlual.lf, mucuUna or tomtnlno. shall In all CaleI be a.uumad .1 tJlougb
. fully "prcs~~d. , '
::: " ,:..1" .. The word 'Landlord' ao used In lbls Lease means only \he owner lor the lime boln, 01
. Landlord'l Inllrcstln lbIa Lease. In \he evonl 01 any uslcnment 01 Landlord's IDlercstln lbls Leue, lIIe ullilIor sball DQ
10DKer be liable lor lbe perlormance or obsprvance 01 any agreemenu or condlUons on lbe p~t 01 the Landlord 10 b~
performed or obscnod..
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In lbe eventllle Tenllll bueunder shall be a corporaUon, lbe parllel necuUn,\hIJ Loue
bereby covenant and wmantlllet \he Tenaqlls a duly quaUned corporsUon and all slops bave been lUen prior 10 \he dall
hereof to qualify Tenant 10 do business In lIIe etale wbercln lIIe Demlsed Premises an localld; all Iranchlso and corporall
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\&Us have b.en plld 10 date: all lulUre lorms, reporu, Ices and allier documenu necessary to comply wl\h appUcabl. l.wI wW
betaken or lU~d whn due.
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In addlUon to \he minimum and percenlare renll bereln provlded, all o\her paymenll lD be
made bJ TeDan'~ ellber 10 Landlord or Merchanu AlsoclaUon, sball be deemed lD be and .hall become addlllonll rent
bereunder wbelller or DOt the .ame be deslillated II sucb, and .hall be Includ'd In \he lenn 'reol' w~erever In thll
Lou.(nolwlthllaJ:d1a, \halthe wordl 'addlUonal renL' are used In speclne cues, but Dol ussd In other cues~ and .hall,
Uol.1I otherwlu Ipeclncall, provlded herein, be due and peyable upon demand or lorether wl\h the DOlt sueceedln,
Inslallmenl 01 minimum ren~ wblcbcvsr shall nut occur, and Landlord shall have \he nme remedies lor lallure 10 pay the
nm. II lor I ,0D.paymenl 01 mJoImulII renL
Anylhln, contained In this Loue 10 lbe coolrary Dolwlthsllndlne. Tenant agrlCl lIIalll
sbould look lolely to \he Eltalo and properly 01 \he Landlord In this Shoppln, Cenllr lor \he coUecUon 01 anJ JUd,emen~or
other Judicial procm) requ1rlnlllle payment 01 mone, by Landlord In lIIe event 011 delaull or brelcb by Landlord wllb lIIe
respeotto any 01 \he lorms, covcoanll and coodlUon. 01 this Leue 10 be oblersed andlor perlomed by Landlord, and DO other
properly or uull 01 Landlord sball become .ubjecllo levy, ClecuUon, attachment or o\her enlorcemeut procedurel lor III.
nUslacUon 01 TenanL'1 remedies. lithe buUdln, Is Iranslerred or conveyed, Landlord .hall be reUeved 01 all covenaoll and
obUraUonl under Ibls Leue \herealler occurrln, and Tenanl sball lIIerealter look 10 sucb Irlllsleree lor \he perlonnance and
obssnanee Ibereol.
TlltRTY. MERCUANTS" ASSOCIATION. Tenanl agreCl that II .oon II lllercbanl's
AlloclaUon IJ or,anllld, conlroUed and operated by and amonK lIIe lenanLl olllle Shoppln, Cenler. II .hall prompU, become a
member 01, and dUrin, \he lem 01 \hIs Lease and any Cllenslons or renewlls thereol, \I .hall abide by \he reculaUons 01 and
remllo ID ,ood .tandlnr In such AlsoclsUon, u weU u parUclpsle lully In lu acUvlUes and promoUonll programs.
Tenanl sgreCllo pay dues LO the MerchanLl' usocleUon In amount IIsessed per annum,
such lUlU 10 be used ,olely lor adverUslnK and promoUonal purposCl, and 10 be paysble upon receipt b, Tenant 01 sLllemenll
or bUlt belll, rendered \here lor by the AuoclsUon. Said duCl shall be subJecllo annual adjUslmenLl approved by a majority
vole ollbe nlembers 01 \he AlsoclaUon Increuln, the same 10 lIIe Cllenl required by Increues In lbe cosLl 01 promoUonll,
pUbUc relaUonl and advcrdslll, services.
Tenant aill'ees 10 adverUse In any and all special Mercbants' Alsoclallon newspspor
ucllonl or advcrdsemenu and agreCllo cooperall III lIIe Merchanu' AssoclsUon Ipeclll Illes and promoUon..
\lIs exprmly agr.ed and undcrslood \hst nolblll, contained In Ule by.laws or any oilier
reculaUonl, estabUsbed or promul,aled by lIIe Mercbants' AssoclsUon ahlllln any waJ allecl Tenant'l obUrallonl undor \hll
Leue. The lallure 01 any oilier lenanl or \he owner, occupant or tenanl 01 an, deparlmenl slDre, variety llore or supennarket
wlthlll lIIe Sh',ppln, CODler or adjolnln,lo contrlbull 10, psrllclpale In or be a member 01 \he MercbanLl' AlsocleUon shill In
no way ,Ilect Tananl'. obUrallonl bereunder. Memberslllp, contr1buUon and psrUcll,aUon therelll belD, a mallrlal covenant 01
the Tenl1lt und~r this Laue.
The prOVisions 01 UlIs ArUcle 30 may be enlorced by the Mercbanu' AlsoclaUon, tho
Landlord, or bolll 01 \hem, by InjuncUon or allier approprtale equlleble remedy, or by an acUon at law or olberwlse.
TUlRTY.ONB. NOTICES. Wherever In \hIs Leue \I shall be required or pennlLlId lIIat noUce
or demand b. liven or served b, eIther party 10 thIs Lease 10 or on Ule oUter, such DoUce or demand ahall not be deemed duly
11V1n or lerved unleu In wrtlln" and el\her personally deUvered or lorwarded by rellslered or cerllned mall, posLlre preplld,
addresud U letlor\h on Pa,e Two bcrool. NoUce lime perlod be(lns upon slmed receipt by ellller party.
TIIIRTY.TWO. IIAVE AND 1I0LO. TIle Landlord covenanLl\hsl\he TeDan~ upon payln, the
reoLl berelD resoned, and perlonnln, lIIe covenanll and agreemenLl bereolshall peaceably and quleUy bave, bold and enjoy
\he Demlaod Premises ..ad all rlrhLl, case menu, appurlanancel and prlvUe,e. belon&lD' or In anywlu apperlalnln, Iberolo lor
the uses and purposes letlor\h lIercln, dUrin, \he luU lenn 0111I1. Leue and any nllnslon or renewll\hereol, subjecl
nevertbelan to \helerml ollbls Leue and Ie any morlKage, deed ollrUst or other lecurlty Instrument 10 whlcllthe lame IJ
lubordlnalld. .
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, '., " The covenanll and agreemenu contained In the lore,oln, Laue are blDdln, upon \he
par~esi~erc~, ~d their respecUve belrs, neculore, admlnlslralor., succeseors, le,lI represenlaUvos and usl..s.
. '" 'lIi' 'i"" ':', TlIIRTY.TUREB. REMODEUNO. Tenant underltands thatllle Landlord may, buteball not be
.. ob.U~a!l\~ 1~1'~lect.to,,~onslfUctlmprovemenu 10 \he ShopplnK Center, sucll u canopies, sldewllks, parklnl .1..1, Urhlln"
! pylo~ ~ts,l"d.capln" Sbrubbery, Irsrnc control devices, striping, and oilier caplllllmprovemenLl In ILl me dlscreUon. In
, :'. \hp i~v,11 fb~1 Lant\lord .bauld underloke \his type 01 Improvement 10 Ibe Shoppln, Cenler, lbe TeDanl agrees lD pay Landlord
i ',dUrln'! , ~'lprm 0' /1111 Laase AilI'eement a sum wlllch .hall bo nud al an amount equll 10 nve cenu (S.05) per square loot lor
I," \he Dell!1scd rrenrlsel per month, commencing on Ibe lIrsl day olllle month lollowln, the compleUon 01 any or all sucb
ImPfPU'1'pnll. Slid auma iball be due and payable In equal monlllly Inslalbnonla In advance In \he weyand manner .peclned,
but auc)l adjUllonll payment aball nol be deemed to bo a part 01 the 'cuaranleod minimum renl' or 'percentage renlll' II
Ibesc lenna may be used and sctlorth elsewhere In this Lelle, nor shall lucb paytnenll be dccmed part 01 any .ums duo
puraua.nt to ParalP'lph Nlne. Nlneteen. or Twanly.Slx lumlor. Tonant undarllAnda that u a rOlull. 01 lucb lmprovamenLl at
renovaUonl,' It may bo ~llcesUry to aUmlnata or uloe_tlS Ule DuWoar Jlgn of TonanL Tanant l(raOI Utat, tr requulad. It .hall
remove, relocale aodlor replace slid allP' ellLl own cost and Clponso 10 lIIe 10caUon deslllDalod by Landlord upon Landlord's
requelL Landlord may requCltthat Tenant supply and pay lor at III own npense a new olllrlor slill. Sucll new silO .hall ba
dul..ed, labrloaled and Inatalled In accordanoe willi criteria and ape.lnoaUonl 10 be luppUed by Landlord and .ball be
, lubJectlD lbe prtor wrI114n Ipprovll 01 Landlord u boreln roqulred. In llie event \he overall deslp ado plod by Landlord
Ineorporalla .1... or IdenUncaUon panels lor lbelndlvldual Tcnan~ lIIe Tenant alfees II allall pay 10 \he Landlord III Ibar. 01
luch II.. 10 be ereclld, bued on a pro rata share lIIereol. '
, ,,' ", \lIs expressly uoderctcad and agreed b, Tenan~ bowever, lbal nalhln, In 11I11 arUcle sball
. In anJ maDDer be deemed or conslrUed to be an obUreUon 01 Londlord 10 underlUe any or illlucll work.
i" .t, Landlord agrecs\hat upon III olecUOD Ie perlonn any 01, Ibe work herein, It sball be
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perlormed Jo'Ii.oh '.. WAf 10 as not to Inllrlero wllb UII conducl 01 \he Tenanl'l ordinary bUllllell at \he Demllld PrsrnlaCl.
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,; !!~I!l'! 1(~It.' ',/ '::' I TUlRTY-POUR. SUBMISSION OP UlASB. 11lelubmlallon ollbll Leue lor anmtnlUoD doCl
Dot coq.~\ut..pn oller 10 Leus, and Ibll Leue beeomel e!lecUve only upon thellecuUon \hereol by Landlord and TenanL
Upon \hI llecuUon olthll Lau. by \he Tenan~ lIIe Landlord II granlld by Teoant an opUon on the part 01 \he Landlord lor
Iblrly (30) 'dl'~ to Ilecull and com~lele 11I11 Lolle. Elld opUon may not be wlthdrlwn dUrio, IlId lbIrly day pertod. II
Landlord Iball not noculllbla Loue wllbln IlId period and 1II11Dodlallly IIImalllr relum IluUy Ilooulld copy \0 Tenan~ lbl
Tenant may w!\hdrllllll oller bmunder. and the monies paid on deposit shall be ret'-\.rl)ed
to the Tenant, ,,\\11' /, \J
T1IlRTY.F\VB. DEUVERll!S. Tonant Ihall load or unload all mercbandlll, luPp'llk'I, l\%\1Itn,
equipment and lurnllUre and OIUII \he coUecUon 01 rubbllb only IIIroullI Ibe rear IIrvloe door or doora 01 the DemJaed
Prsmllll. No deU90rlCI 01 any kind Iball be made Ibroullllllle Ironl enlrance. No deUvery vehicle IlIall park 1I0nlthe curb 01
lbe Sboppln, Canllr bllWlCn \he boure 0110:00 a.m. and 8:30 p.m. or ID any area marked 'No Laadln,'. No deU90ry truckl or
other veblclClllrvtcln, the Demllld PremluI Ihall park or olberwlll remllD upon \he parklD, IlcWUes 01 \he 8hopplnl
Conlor Iller 10:00 A.M. ofllcb day. The Landlord rellrves Ibe rI,htto lurlller relDlale l!Ie IcUvlUCI ol\ho TeDantln re,ard to
deUnrlea and lervtclll, of \he Demllld Premlsel; and TenantlgreCl 10 Iblde b, lucb further reIDlllloDI 01 Landlerd.
TUIRTY.SIX. RECORDINO OP UlASB BY LAllDLORD. Landlord, may wbene90r Landlord dClmu
II Deeollary, record \hll Leue and abllrlCIl and memoranda \hereol, whether required or permlllld by lilli, In wblll90r
8111n or JurlldlcUonl III wblch tho lame II recordlble, II Tenanl'l IDle COil and npenle (:ncludlnf, bul Dot Umllsd 10, \he
recordln, leCl, luu and all other COlli and IlpenlCl 01 rocordaUon), whlcb Tenant IlIall pay to Landlord Immedllloly UpOD
ncb recordlUon: lIld lurther, Landlord Ihall have lucll rI,hl 01 recordaUon nolwlthltandlnl any recordlUon, II an" ol\hll
Lolli or an, IbllrleLl or memoranda \hereol by Tenan~ or r.ny oilier act 01 TananL
TlIJRTY.SEVEN. POSSI!SSION. II Landlord II.unabla to lender Tenant ponelllon 01 \he
Demlled PremllCl u boreln provided, by rellon ollbe holdln,,090r 011 puvloul occupant or b, reuon 01 any oilier CIOII
beyond lbo conlrol of Landlord, Landlord Ihall nol be Uable 10 the Tenanllllmlor and dUrio, Ule period that Landlord II
unable 10 live pOClelllon, all rI,bLl, remedlel and obU,aUonl 01 bolll porUCI lIereunder Iblll be iUlpended.
Should lIIe Commencement Dale nol have occurred In accordance wlth \he IppUcable
provlalonl ol\hIJ Loue wllbln lbree (3) ,call Irom \he dalo 1I0reol, lIIe Loue ehall bo deemod Ipao lac to, nuU and void, 01 no
lorce and ellect between \he parUca, and bolll Landlord and Tenant shall IIImupon be reUand and releued Irom all
ObU,llIODI and UabWty bsraunder,ll belllf 11I0 1010 InlenUon 01 \he parUel bsraby to prevenllllll Laue Irom bocomlnf void or
voldlble b, virtue 01 an, rule 1,I!nlt perpelulUCI provllUnr In Ule JurlsdlcUon whsraln \ho Demlsed Premllu au Illuale,
nothln' boreln conlllDsd to be deamed or conslrUod 10 o\herwlse permlt or JUIUly lor any reuon \he poslponement 01 IlId
Commencement Dale.
II Tenant Ihall enlor \he Demllld Pumlsel prior 10 lIIe tarm bereol, Tenant shall be liable
u bareln let oul and luch occupancy IhlU be upon lbe lenns and condlUons boreof elcepl\hal rent ellall be due at \he Ume
lellor\h In Poregrapb One hereof, Sucb prior occupancy shall be atllle sole risk 01 TenanL
'lllJRTY.EIGUT. AGENCY. In neroUalln, and neculln, \hIs Loue, A,entll aclln, u A,ent
only, and Ihall In no ovcot be beld Ulble to Landlord or 10 Tenant or 10 any o\her parly lor \he lerms, condlUonl, luIn1lment or
nonlullWment 01 an, of \he terma, covenanLl andlor condlUonl ollllll laue, or lor any acUon or proceedluf \hal may be
laken by Landlord a,l!nlt Tenant or by Tenant a,lIDst Landlord or be or on behlll or IIIrou,b ellller ollllam or any lblrd
parly. 'I . .SEE BELOit
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THIRTY,NINB. UMITATION OP UABIUTY,LANDLORD. In lIIeovent lIIat \he Landlord may be
or elootto be or 10 Idopt\he lorm ofl Umlled or ,enerll parlnerehlp or 011 Rel~ Estalllnvcalment Trus~ lonant agreca \hat
\he Tenant Iball (whether lenerll or UmI1ed) or a,lIDst any truslee lbereol b, reuon 01 any malllr arlsln, under \hellnnl 01
lbll Laue or artlln, In conDecUon wlth the UII or occupancy olllle Demised Prcmlsca, look lolely 10 the EolAlI and properly
01 \hI Landlord In \hll Sboppln, Cenler U IlIled In Plragrapb 28. No personll uset or any parlner (,eneral or UmIl1d) In
luob partnershIp or of any trullee 01 sucb Rell Eotale InvesbDent Trust Ihall be IUbJeotto levy, Ilecullon, attachmont or other
colorcemeDt procedural by Tenant or any luccellor or ullcn 01 Tenant on accouat 01 any malllr wbl!l Dever relaUnf to \hI.
Laue or to \he use or occupanc, olllle Demllld Premlsee.
Conslslent wlth \he InlenUon Ilprcssed In \he lmmodJalol, precedln, paragrepll, and
notwHhitandln, anylblnllo lbe contrary In \hIs Lilli ellewbare letlor\h, ellller Ilprelled or ImpUed, Tenant Igreu \hat In
. all e90nlllt .ball look 10lel, 10 \he callie and property olllle Landlord (re,ardlell of whether \he enUty II I corporaUon,
parlnershlp, trul~ individual or o\herwtse)In lIIe shopplnr Cenlar lor \he coUecUon 01 any judrement (or o\her JudicIal procclI)
raqulrln, plyment 01 money hy Landlord In lIIe ovent of a delault or braacll by Landlord wlth respect 10 any 01 \he lerms,
covan~LI and condlUons 01 \hIs Laue 10 ba obsened andlor perlonned by Landlord, and no other properly or useLt 01
LaI1d1ord I~&!I become lublectlo levy, ClecuUon, 1.llIcbmenl or allier enlorcemenl procedures lor \he IIUslacUon 01 Tenant'.
r.medlu. I! lhq,bulldln, Is Iranslerred or conveyed, Landlord elllll be reUeved 01 all covenanLl and obU,aUons under lbIs
! ~'~?:I~!~'Nle~~~O,urrID~ and Tanantsballlberoalter look 10 euclllransloree lor \he perl~nn.nca and qb.arvanca thoroor.
I- .Ir~~"r'~\ "'n:f1" Lou!lce iIocknnv lud!J~ COtlt.Yollel AI. UHAI.TT CIlOII.'. IUC. 1'.0. Doll'
:.. :~,.:H\~, j:,,~~;I.~I,lll, Peoourlvaolu 11001, au the Bole real eotate broker
It. ~,\lll\'~).,l'!..,.,,l'l',.Offe<:taatlog this Leaue. Leuuor 'ohall' par 10 roll' aaJ'
, co..",;hljll.I~~I.a.ooots doe to COIIIIEIICIAL IIEALTY CIIOUP,' I1IC. 10 coopectloa
ber~~Jth. paruaaat to the applicable co..luuloo/llotlog auree.eat.
, La...ori and Le'saee .utuallr reprosent nnd, varrant, ;ORe to aDotber. that
oalthor bas dealt with aor other hroker or flodor 10 reupoct of the
sobject .atter of thlu Leaue. Loouor aod Leuoee agree to lade.alfr
aod hold each othar har.lenu fro. aoy clal. for a brokerage co..lo0100
or rloder'u fee aD a reoult of allegedly uffectuatlog thlu Lease
aQBer~Qd by ~Dr other poraOD or ontlty clal.lng'to Ilave bUOD engaged
.br the 10de.nlfrlog partrl 16 , .
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Fo~ purpo.1I 0111I1. SecUoD Farly 0111I1. Loue, lIIe 10Uowln, dennlUonl .hall .pply:
A!. '~vtr9nm.1\1a\ Releue': TIle lerm EnvlronmeDW Releall .lIall mean lIIe relsulll" IpWln" leakln" pumplllg,
poUrln" ~mlllIlII, .mptyln" dLoohar&lD', IDjeclln" uc.plll" leacblll" dlsposlll" Abandonln" dlseardID, or dumplll, 01 any
Tollc Sub. lance IrolD, on, Inlo or Iboutlhe DemIsed Premlsll or lbe .bopplll, Cenllr,
B. '8hoppln, Cenler': TIle lIrm Shoppln, Cenler .hall mean the lar,er premise. 01 whlcb the D.mI.ed Premlsel u IbOWD
OD I!IIllblt 'A' and altacbed berellll. a parL
C. 'MUDlolpll Wule': Th. term Municipal Wule .ball hnellle IDeanlnr utlorth In th. Penn.ylvanla 80Ud Wule
M".,lment Ao~ 35 P.B. 1601a.J03.
D. 'RemedlaUoD': AcllvtUII In connecUon wl\h \he clean.up 01 an EnvtronmenW Releue, lIIc\udln, but not UmllId 10
lampUog, anllyslJ, lI.natlon, removlI, dlspollJ and replacement 01 soUs, ground waler andlor other male rials, In accordance
wI\h thl provt.lonl 01 all Ippllcable law., ordlnanclI and reculaUons, now or berealler .0aClld.
B. 'RemedlaUon Plan': The lIrm RemedlaUon Plan Ihall mean a WTlllen pi.. 10 elllct\he RemedlaUon 01 \he
BovtronmeDW Releul wlllcb Iball be prepared by an envlronmenW en&lDocr aeceptahle Ie Landlord.
F, 'Tollo Subltance': TIle term Tolle Suhltance .hall mean a 'huardoul lub.tance,' 'poUulanL' or 'contamloan~' II
1U0h lerml Ifl now or bllre.ller denned In all appUcable lederll, .tale, and 10clllawI, ordloancCl or recullUoDa DOW or
berlllter .nloled or amended, and any and all o\her lennl wblcll are or may be used In any or all IppUclble envtroomenW
IAWI now or berulllr enlolld to denne prohibited or reculaled sub.lancCl.
Z. Tenant .ball not ule \he Demised Premlsel or any pert\hcrcol, or the Shop pin, Cenler, or any part Utcrcol, lor lIIe
purpou ollrealln" producln" band1ln" tranllerrln" proceCllD" lranlpOrUnr, d1sposln" uslllr or llerln, I Tollc Substanoe.
3. Tenant and Ua arenta, employeel, contrsclors, licensees and invitee. shall nol caule or pennltto ells~ II \he relull 01
Intanllonal or unlnllDUonll IcUon or omlselon b, one or moro 01 them, an EnvlronmenW Heleue.
4. Nolwl\hltandln, \he lore,oln" TeDanl maJ use nonnllamounu 01 cleaolnl malorlall and olnce luppUel In \he
ordinary coune 01 Tenant'li bUllneuln reuonable quanUUII and provIded \ho lame are used, .lored and dllpoled of In
compliance wl\h all .ppllcable lawI, ordlnancCl and recul.Uonl, u Dbw or horoaller en.cled.
G. Tenant Iball dlepou, remove andlor arran,o lor \ho disposal andlor removll 01 ILl Munlclpll Wule by I licensed
Munlclpll Wull tranlporllr or Munlelpll Wule dlsposll company approved by Landlord, and whlcb Ihall be oper.lld In
Icnordance wl\h appUc.ble lawI, ordlnancCl and reculallons. Tenant and Ita sren..., omployeCl, conlraclore, IIcenseel and
Invtllel Ihall Dot place or permit the placement of any Tollc Subslanr.e In any wull recepllclel~oalld In Ute Demised
Premllel or \he Shoppln, Cenllr, or \he plumblll, or lewer .ysllma ollbe Uemlud Premlsel or the Sboppln, Cenl.r.
S. II an BovlronmenW Releuell c.ulod by Tonant u slated III subparsll1'apll 3 above:
A. Tenant sball prompUy DolIlJ Landlord and all any ,overnmenlal a,encloe required by law 10 bo noUned; and
B. TeDant .ball prompUy lubmltlo Landlord \he RemedlaUon Plan lor Landlord's approvll. TIle Remedlallon PIIIl sball
d1.01011 a lohedule and delaUod dClcrlpUon 01 RenedlaUon .cUvlUee whlcb shall Include IDl0nnaUon II Landlord may requlI~
IDcludlnr. (1)1 plan lor Remedlallon which .ball IIIclud. all course. 01 acUon u may be Decllsery to obtain I cerUnc.Uon
IrolO lbe Commonwealth 01 PenDlylvanl., Department 01 EnvlronmenW Rcsourcse and \he Federll EnvtroomenW ProlloUoD
AllenlJ' and any olber approprlall locll a,ency, lIIat\he Demised Premises andlor Shoppln, Cenler bave boen remedlated In
accord..ce wlth all applicable IIWI, ordlnancCl and reculallons, and Ie the IIUslacllon ol\hese a,en.loe; (II) reuooable
IIlety IDeuurll; (W) a plan Ie avoid Inlerlcrcnce wl\h lbe operaUon 01 \h. Shop pin, Conler, or anT p.rt\hcrcol, and \he
conduct 01 bUllllell\hereln, and; (Iv) I plan to restore \he Demised Premlsll and/or Shoppln, Cenllr Ie \he condlllon IIlalln,
prior to lbe EovtroDmenlal Releue, IDcludlng lIIe repllcln, 01 1011I, landscapln" regradlng, repavtn, and repllrlnl\he
tmprovementa. Tenant .ball modllJ \he RemedlaUon Plan u requCllld by Landlord.
C;'Landlord IDaJ, In Ita lole dLoorollon, (I) underla!le all or part 01 \he Romedlallon, at T.nanl'l lole co.~ or (U) require
\hIt T.nantlUe all IlIpI Deocnary to prompUy romedlall all or part ol\ho EnvtronmenW Releue, In accordance wl\h \he
Remedlallon Plan, wlllcb Ihall be porlormed by eDvtronmenW p.olllslonlls approved bJ Landlord. Ten..t aball, upon the
reque.t ollbe Landlord, depo.lt with Landlord 125" olllle cost 01 perlormance 01 \he RemedlaUon Plan, u reuonably
ollllllalld by Landlord. PorlloDI 01 \he amount dopolllod wlth Landlord may, Irom lime 10 limo, be rolellled by Landlord to be
IppUed. to \he COlt 01 perlormance 01 \he RemedlaUon Plan. .
D. UpOD recelp~ Tenant Ihall lnunedlallly submit 10 Landlord true and complell copies 01 any corr.lpondence between
Tenant and lilY reculalory a,.ncy, concernln, mailers arlslnr out 01 or relalln, 10 an EnvtronmonW Relelle. In addlUon,
T.nant Iball ksep Landlord fuUy Inlonned 01 U. progress ID complying wlllllta obUgaUons under Ibll 3.cllon Forly 01 \hIe
Loue.
B. Landlord Iball bave tho opportunlly 10 parUclpale wIth Tanontln negoUaUon. with any rovernm.nW authortU.s
Involved In \he R.medlaUon, Illdln, 10 \he oblalnlnr by Tenanl 01 a cerUncaUon IrolD .ucb ,ovemmeolal a,ency lbat Tenant
hu remedlated \he Envtronmenlal Releue 10 \he uUslacUon olsucllegency.
P. Tenant eball obta1D a cerllncaUon Irom \ho Commonwealth 01 Pennsylvania noparln'O'" or Envlronnlo,,1AI Ruanreu
and the 'Foderal En-vlrcnmootal ProlacUon Alil:ency. and an)' .pproprlala tocal agency. carlJtytng that T~mant has performed and
uUllaclorlly compleled the HemedlaUon In accordarlce with all appUcable laws, ordlnnDcu and rorulaUans, a copy of whlcb
. , I':,' Ib~ b. prolllPUy dsUvered to Landlord.
'I :;. . . ... f1~ Te9~t .ball. be r.IIPonslble lor \he cost 01 repllr or replacement 01 any part 01 the Demlled Pr.mlsCl or the Sboppln,
.1, ;,::: ' Ce~ler"and:J1l"'f\llJ1rll, .qulpmen~ pcrconallY, and InslaUaUon. th.reon and lIIerslD, neceultaled by reuon ollbe
"j U/': I .. Remodl~qolf.lf," /,1 .:
, 1.;i~I'I;I' ,., "1'11ir"~Dap,t ~~all'compIJ wl\h all appUcable laws, ordinances and rcculaUons 01 all,overnmenlal au\horlllel, u now or
I; :Hf' .' . " . b.rp~I'1r'iI\I'9Ie'1-'and Iball belolely responsible lor anJ necessary IIleraUons or renovaUonllo the Demised Premlael,
:, .,I: :If ",:; Inf\~d/ilI1~~<P'Q\.'IUmllId 10 R~medlaUon, slrUclUrll reuovaUons, or cessaUon 01 acUvlUcs necssnry 10 .o~mpIY wlth such law.,
II' ,II :. :' o~i!J..?~oeil !f1VellUlaUqnl'l ".
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.. 1111I' cerllnCllloD requlr.d In 8.cllon Forly Iball Dot be oblllned prior to lIIeexplraUQD or earlier ltrm1DaUon ol\hIJ
Laue, \hID unW lUeb carUncallcD II obtained, TenDt l~aU be rllpoDllble lor and Iball pa, 10 Landlord an amcunt, lor eacb
diY, Iqualto one.\hree bundrld IUty.nl\h ollbe a,gre,< 01 \he blrbllt amount 01 MlJJlmnm Annual aanl and AddllloDaI
Rlnl pa,lbll by TenllltlD an, Laue lIar dUrin, \ha nn (5) Jear period Immedlalll, prccldlnl, dlmlnlab.d by anJ raDt or
other rneDnCl rocllnd bJ Landlcrd bJ roucn el\he occupanoy ollbe Dlmllcd Preml.u durtnllUob Plrlod.
e. raDlllt reprnenlt and warranll\hat\he plana and Ipeolnoallon. to be .ubmlllld 10 and/or ber.tolore lubmlw4 and
apprond bJ Landlcr4 lor \hI cenllrUclloD, decorlllon, Improvemcot andlor rcn09l1l0n 01 \he demlaed prcmlael Ifl In
conlormanee wI\h all IppUclbl. IIWI, ordlnanclI and rcllu!llIonl 01 all ,onmmenllllu\horlllCl. Tenant IbaU, prior Ie
eOlDlDanllm.Dt 01 con.wollon, obtain all Ue.D..., permJlt and approvlll nece.lary lor eODllrUcUon 01 \hI Dsmlled PremllCl
purauantlO \hI plana and Ip.a1nCllloDI apprond by l.andlord, an4 lo~ 11I1 operaUon 01 \hI Demlaed PremlaCl u eonllmplall4
bJ 1bIlLaue. Ineludln' all land dn.lopmeot raqulremenll. AU eOD.trucUOD work p.rlormed b, T.nant or III conlraclerl Iball
bl In ~e~ordano. wllb .ppUeabll lawl, ordlnancCl and reiUlaUonl 01 \h. ,onm:n.olll au\hortllll bl'lln,lurladlOIlOD \henol.
10. Wept ~I olllerw\le allowed or provtded h.roln, Tenant Iball Dot UCI an, Tollc SublllDce on \h. Demlacd premlau or
\h. SbCpplne ~enler, o\her lban \holl IUb.tanCCl UIlId below, wblcb .hall be .tored In approprtall ..1.1y or prolecUn
oonlllne'l ani! dlaPoll4 011D lbe loUowln, &mounta and lrcquenclu ID accordance 1lo1th all appUcable IIWI, ordlnlDoU and
roiUlallqnl (II no UIlIn, IJ \11cludcd b.rcundar, no Iucb uee .hall be pennlllld or allowed under any olrcUl1lllallclI):
,: ~~l\O ~~J$T:":CE USED, STORAGE ME'lUOD DISPOSAL METlIOD
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Al&GUNT DISPOSED
PER MGNTlI
EPAIDER
GENERATOR t.D. NUMBER (I! appUcable)
Tenant .ball live prior wrltlln Dollc. 10 Landlord 01 any proposed cbangClIn \he above lebedule, an4 wI\h1D lb1r1y (30)
dlJI Iller Landlord'l receipt 01 lucb Dollca, Landlor4 may approve or rolectlUcb proposed chan,., 10 Ita IDle dlIcroUol\.
II, TIle coveoanll, roprllSDlallonl an4 Wlrfanllel provided beroln sball .urvlve the explrallon or earUer 1Irm1DllloD ol\hla
Laue. '
12. Tcoant Iball pay, del.nd, IndeDlDlly, and bold barmlCla Landlord !rom and arlln3t any and all claIm8, 101101, cO.II,
damalel and UabWIIII arlJlII, !rom or rclallnlto Envtronmenlll ReleulI, Remedlallon, or \he lallure 01 Tenant, or III
I,enta, emploJOIs, conlraclers, Ucensce. or 1IIv11111 to comply wl\h \he provlllone 01 \hIe SeeUoD Forty.
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, ':" milt Ut. SlilI CrllIrll U ouWned boreln and Iball be approved by locll au\horlllu, whlcb approval Iball ~. obllln.d
by TENANT and at III .xpenn. Any .lilI whlob doCl Dot cOLlom or la Improperly manulaclllred and/or InllaUed, Iball
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SIGN CRITERIA.
Z. AU 1110' .ball bl IndlYlduall, lelllred and Inlemall, Wumlnalad II ouWoed In \hi. E:IhIblL SlpI Iball bl..
UDd.rwrller'1 Labor.lorlCl' label 01 approvll on all pull and complelld display.
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, 'I,' ,'I'b~~I(II Iball be looaled on lbenlerlor lacl.. II dellrmlned by lIIe LESSOR.
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8. LESSOR Iball proYlde w1rlnr lor one (I) 12G.volt circuli only to buDdin, laclL Cost and InllaUaUcll ollddlUonllelrculll
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6, A delaUed delcrlpllon 01 dellill ltandarda II altacbed berelo U C.A,
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3. LESSOR Iball ralUm to TRNANT oDe lit 01 lucb elilll plan. wlthln nlllen (15) dlYS, wl\h IUlleslld modlDoaUoDl or
approval.
D. INDEMNIFICATION SY TENANT
TENANT Iball, at ILl own rtlk and expenle, erect lald slID and maintain IlilIlD I ,ood .1111 01 repllr, TRNANT bereby agrlll
10 Indemnlly LESSOR arlloat and lIVe LESSOR barmJell Irom any lou, cost or damare rlSulUnI!rom \he erecllon,
mllolenllloe, nllllnce or ramovll 01 IlId 11m and :Ur\her llIfUI 10 repllr, allll .ole erpenll, any dama,e wblob may be
"Ulp~ bY.,\he orecUon, ptllotenance, OIlllence or romovll 01 luch llllO. Upon veoaUDr lbe prell"J.II, TENANT agreCl, at III
i SO'.'PIPOII.rf' 10, r~.,:,\ovc.all Ilms and repllr any and III dam.ge caused by luch removal, wllhln thirty (3D) day. 01 VlosUn,
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a1~mlnum,'313 Dan Brow DurlDodlo nollb wllb mIoIIIIum olle.ellll\h (1/I')leryUc plUIlO 11001, wI\h trip liP .dlln' to
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premises as a result of the loss of business due to Plaintiff's
acts or failures to act more fully set out below in answering
Defendant's New Matter and Counterclaims.
9. Denied. It is denied that $4,500.00 is a reasonable attorney's
fee, To the contrary, Plaintiff will be unjustly enriched by an
award in this amount.
10. Denied, It is denied that $28,078.77 is due and owing. To the
contrary, Plaintiff's right to accelerate rent has not accrued
because the lease has not been terminated in accordance with the
terms and conditions of the leas~.
11. Denied. It is denied that Plaintiff has made a demand upon
answering Defendant and strict proof is demanded at time of trial,
if relevant.
WHEREFORE, answering Defendant, Stephen S. Pennington, demands
judgment in his favor.
NEW MA'M'ER
12. Plaintiff's claims fail to state a claim upon which relief can
be granted.
13. Plaintiff has not mitigated its damages.
14. Damages, if any, sustained by the Plaintiff were the result of
actions of third parties over whom the answering Defendant
exercised no control.
15. Damages, if any, sustained by the Plaintiff were the result of
its own action, including, but not limited to breach of the lease
agreement.
16. Answering Defendant's performance of the lease was rendered
impossible when access to the shopping center was substantially
limited due to road construction.
:1 7. Plal.ntiff breached its duty to act in good faith in the
negotiation of the lease agreement with answering Defendant.
18. Plaintiff, intending to deceive and defraud the answering
Defendant, falsely and fraudulently represented to answering
Defendant that patrons of Game Club America would have access to
the shopping center throughout the term of the lease and that the
premises would remain fit for the partnership's intended purposes.
19. Plaintiff negligently misrepresented to answering Defendant
that patrons of Game Club America would have access to the shopping
center throughout the term of the lease and that the premiseD would
remain fit for the partnership's intended purposes.
20. Plaint.iff breached its duty to disclose facts basic to the
lease negotiation to answering Defendant.
21. Plaintiff has not terminated Defendant's lease and, therefore,
cannot seek damages based upon an acceleration of rent for the
balance of the term from the entry of an award.
22. Answering Defendant is entitled to a setoff and/or recoupment
against whatever damages answering Defendant may owe.
23. Plaintiff agreed to an abatement of rent during the period of
road construction and is not entitled to the damages it is seeking
in this matter.
24. Plaintiff will be unjustly enriched if an award is entered for
damages and attorney fees set out in its complaint.
25. Plaintiff breached its duty co act in good faith when
negotiating the terms and c?nditions of the lease with answering
Defendant.
26, Plaintiff is estopped from seeking damages from answering
Defendant because of its failure to negotiate the lease agreement
with answering defendant in good faith.
27. Answering Defendant was constructively evicted from the
premises because of the Plaintiff's failure to provide reasonable
access to the shopping center from January 1, 1995 to present.
28. Answering Defendant entered into lease agreement in reliance
upon its patrons having access to the shopping center throughout
the term of the lease and would not have leased the premises if the
Plaintiff had not misrepresented and/or concealed facts basic to
the transaction,
29. Plaintiff waived all rights to recover on this cause of action
when it agreed to abate and release answering Defendant from all
rent due and owing during the periOd of road construction.
COUNTERCLAIMS
COUNT I - FRAUDULENT MISREPRESENTATION
30. This party incorporates herein by reference all of its previous
allegations contained in this Answer to Complaint, New Matter and
Counterclaims.
31, At the time the lease was negotiated in 1994, Plaintiff, with
knowledge of the falsity of its statements and with intent to
deceive and defraud the answering Defendant, represented to
answering Defendant that the shopping center would remain fit for
the partnership's intended purposes and that patrons of Game Club
America would have uninterrupted access to the shopping center
throughout the term of the leasehold.
32. The answering Defendant, relying on these statement, entered
into the lease agreement referred to above.
33, On or about January, 1995, acceSB to the Bhopping center waB
severely limited due to major planned road construction and
patron's of Game Club America experienced Bignificant delaYB
getting to and from the store.
34. As a result of Plaintiff' B miBrepresentationB, anBwering
Defendant has sUBtained pecuniary and non-pecuniary damages in
excess of $100,000.00.
WHEREFORE, answering Defendant demands judgment in his favor in
an amount in exceBS of $100,00.00.
COUNT II - NEGLIGENT MISREPRESENTATION
35. ThiB party incorporateB herein by reference all of its previouB
allegationB contained in this AnBwer to Complaint, New Matter and
CounterclaimB,
36. At the time the lease waB n,agotiated in 1994, Plaintiff
negligently represented to anBwering Defendant that the shopping
center would remain fit for the partnership's intended purpoBes and
that patrons of Game Club America would have uninterrupted acceBB
to the Bhopping center throughout the term of the leasehold.
37 The answering Defendant, relying on these Btatement, entered
into the leaBe agreement referred to above.
38. On or about January, 1995, acceSB to the shopping center waB
Beverely limited due to major planned road construction and
patron's of Game Club America experienced Bignificant delays
getting to and from the store.
39. As a reBult of Plaintiff's negligent misrepreBentation,
answering Defendant has sustained pecuniary and non-pecuniary
damages in excess uf $100,000.00.
WHEREFORE, answering Defendant demands judgment in his favor in
an amount in excess of $100,00.00.
COUNT III - FRAUDULENT CONCEALMENT
40. This party incorporates herein by reference all of its previous
allegations contained in this Answer to Complaint, New Matter and
Counterclaims.
41. At the time t.he lease was negotiated in 1994, Plaintiff
concealed from answering Defendant that access to the shopping
center would be severely limited for a substantial part of the
leasehold due to plarmed road construction and that the patrons of
Game Club America would experience significant delays getting to
and from the store.
42, Due to Plaintiff's fraudulent concealment, answering Defendant
has sustained pecuniary and non-pecuniary damages in excess of
$100,000.00.
WHEREFORE, Defendant demands judgment in his favor in an amount
in excess of $100,00.00.
COUNT lV - BREACH OF DUTY TO DISCLOSE
43. This party incorporates herein by reference all of its previous
allegations contained in this An~wer to Complaint, New Matter and
Counterclaims.
44. Plaintiff had knowledge and sole access to such knowledge
superior to that of answering Defendant of the planned road
construction, and so had a duty to advise answering Defendant of
this fact, which was basic to the lease negotiation.
45. JUltlwering Defendant would not have enterfld into the lease
agreement with Plaintiff had he been advised of the planned road
construction and resulting impact UpC.l access to the shopping
center.
46. Because Plaintiff did not disclose the aforesaid facts,
answering Defendant has sustained pecuniary and non-pecuniary
losses in excess of $100,000.00,
WHEREFORE, Defendant demands judgment in his favor in an amount
in excess of $100,00.00.
COUNT V - MtrrUAI, MISTAKE
47. This party incorporates herein by reference all of its previous
allegations contained in this Answer to Complaint, New matter and
Counterclaims,
48. Plaintiff and answering Defendant entered into the aforesaid
lease agreement under the mutual mistake of fact that patrons of
Game Club America would have uninterrupted access to the shopping
center throughout the term of the leasehold.
49. The lease should be reformed to reflect a six month term
through December 31, 1994 in order to conform to the original
intent of the parties that, among other things, patrons of Game
Club America would have reasonable access to the shopping center
throughout the term of the lease.
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WHEREFORE, Defendantdemantls judgment in his favor.
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J9seph L. DiTomo, Jr., Esquire
1\t;;tcirney for Defendant/ /'
Stephen S. Pennington~
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GATEWAY SQUARE
ASSOCIATES, L.L.C.
Plaintiff
IN THE COURT OF COMMON PLEAS
CUMBERLAND COllliTY, PENNSYLVANIA
vs,
NO.
96-3103 Civil
TODD LIPPI and
STEVEN S. PENNINGTON,
t/a GAME CLUB OF AMERICA,
Defendant
PLAINTIFF'S REPLY TO DEFENDANT STEVEN S,
PENNINGTON'S NEW MATTER AND ANSWER TO COUNTERCLAIMS
AND NOW, November 25, 1996, comes the Plaintiff by its
attorneys, GEISENBERGER & COOPER, P.C., and files this Reply to
Defendant, Stephen S. Pennington's New Matter and Answer to
Councerclaim as follows:
12, Plaintiff believes and therefore avers that the
allegations of this paragraph are conclusions of law which
require no responsive pleading,
13. Plaintiff believes and therefore avers that the
allegations of this paragraph are conclusions of law which
require no responsive pleading,
14. Denied, After reasonable investigation, Plaintiff is
unable to responsively plead to the allegations in this paragraph
as the facts are in the exclusive control of the Defendant. If
relevant, Plaintiff demands strict proof of those facts aC trial.
15. Plaintiff believes and therefore avers that the
allegations of this paragraph are conclusions of law which
require no responsive pleading. If a response is deemed
necessary, the allegations are denied for reasons more fully set
forth in the Complaint,
12395.CCP/ll
16. Plaintiff believes and therefore avers that the
allegations of this paragraph are conclusions of law which
require no responsive pleading. As a further defense, Plaintiff
avers that any road construction did not render Defendants
performance under the lease impossible.
17. Denied. Plaintiff believes and therefore avers that the
allegations of this paragraph are conclusions of law which
require no responsive pleading. As a further defense, Plaintj,ff
avers that it negotiated the lease agreement in good faith with
Defendants with full disclosure of any and all facts known to
Plaintiff at the time the Lease was executed with Defendants.
18. Denied. Plaintiff believes and therefore avers that the
I
allegations of this paragraph are conclusions of law which
require no responsive pleading. As a further defense, Plaintiff
avers that it did not deceive, defraud, falsely or fraudulently
represent anything concerning access to the shopping center, or
the fitness of the premises for Defendants purposes.
19, Denied, The allegations set forth in this paragraph are
denied for reasons more fully hereinbefore set forth in Paragraph
18 which paragraph is incorporated herein by reference as though
specifically set forth verbatim in this paragraph.
20, Denied. The allegations set forth in this paragraph are
denied for reasons more fully hereinbefore set forth in
Paragraphs 17 and 18 which paragraphs are incorporated herein by
reference as though specifically set forth verbatim in this
paragraph.
1~J95.CCP/18
21. Plaintiff believes and therefore avers that the
allegations of this paragraph are conclusions of law which
require no responsive pleading.
22. Plaintiff believes and therefore avers that the
allegations of this paragraph are conclusions of law which
require no responsive pleading.
23, Plaintiff believes and therefore avers that the
allegations of this paragraph are conclusions of law which
require no responsive pleading.
24. Plaintiff believes and therefore avers that the
allegations of this p~ragraph are conclusions of law which
require no responsive pleading.
25. Denied, The allegations set forth in this paragraph are
denied for reasons more fully hereinbefore set forth in Paragraph
17 which paragraph is incorporated herein by reference as though
specifically set forth verbatim in this paragraph.
26. Denied. Plaintiff believes and therefore avers that the
allegations of this paragraph are conclusions of law which
require no responsive pleading. As a further defense, the
allegations set forth in this paragraph are denied for reasons
more fully hereinbefore set forth in Paragraph 17 which paragraph
is incorporated herein by reference as though specifically set
forth verbatim in this paragraph.
12J95.CCP/19
27, Denied. Plaintiff believes and therefore avers that
Defendants ~rere not evicted, constructively or other wise, from
the premises and further avers that there has been reasonable
access to the shopping center since January 1, 1995 to the
present time.
28. Denied. After reasonable investigation, Plaintiff is
unable to responsively plead to the allegations in this paragraph
as the facts are in the exclusive control of the Defendant. If
relevant, Plaintiff demands strict proof of those facts at trial.
*****29. Plaintiff believes and therefore avers that the
allegations of this paragraph are conclusions of law which
require no responsive pleading.
30. The allegations set forth in Paragraphs 1 through 11 of
the Complaint and Paragraphs 12 through 29 of this pleading are
incorporated herein by reference as though specifically set forth
verbatim in this paragraph.
31. Denied. The allegations set forth in this paragraph are
denied for reasons more fully hereinbefore set forth in
Paragraphs 16, 17 and 18 which paragraphs are incorporated herein
by reference as though specifically set forth verbatim in this
paragraph.
32. Denied. After reasonable investigation, Plaintiff is
unable to responsively plead to the allegations in this paragraph
as the facts are in the exclusive control of the Defendant, If
relevant, Plaintiff demands strict proof of those facts at trial.
72395.CCP/20
33, Denied. After reasonable investigation, Plaintiff is
unable to responsively plead to the allegations in this paragraph
as the facts are in the exclusive control of the Defendant. If
relevant, Plaintiff demands strict proof of those facts at trial.
34. Denied. After reasonable investigation, Plaintiff is
unable to responsively plead to the allegations in this paragraph
as the facts are in the exclusive control of the Defendant. If
relevant, Plaintiff demands strict proof of those facts at trial,
35. The allegations set forth in Paragraphs 1 through 11 of
the Complaint, Paragraphs 12 through 29, and 31 through 34 of
this pleading are incorporated herein by reference as though
specifically set forth verbatim in this paragraph.
36. Denied. The allegations set forth in this paragraph are
denied for reasons more fully hereinbefore set forth in
Paragraphs 16, 17 and 18 which paragraphs are incorporated herein
by reference as though specifically set forth verbatim in this
paragraph.
37. Denied. After reasonable investigation, Plaintiff is
unable to responsively plead to the allegations in this paragraph
as the facts are in the exclusive control of the Defendant. If
relevant, Plaintiff demands strict proof of those facts at trial.
38, Denied. After reasonable investigation, Plaintiff is
unable to responsively plead to the allegations in this paragraph
as the facts are in the exclusive control of the Defendant. If
relevant, Plaintiff demands strict proof of those facts at trial,
12395.CCP/21
39. Denied. After reasonable investigation, Plaintiff is
unable to responsively plead to the allegations in this paragraph
as the facts are in the exclusive control of the Defendant. If
relevant, Plaintiff demands strict proof of those facts at trial.
40, The allegations set forth in Paragraphs 1 through 11 of
the Complaint, Paragraphs 12 through 29, 31 through 34 and 36
through 39 of this pleading are incorporated herein by reference
as though specifically set forth verbatim in this paragraph.
41. Denied. The allegations set forth in this paragraph are
denied for reasons more fully hereinbefore set forth in
Paragraphs 16, 17 and 18 which paragraphs are incorporated herein
by reference as though specifically set forth verbatim in this
paragraph.
42. Denied. Plaintiff specifically denies any concealment,
fraudulent or otherwise. As to the balance of the facts alleged
after reasonable investigation, Plaintiff js unable to
responsively plead to same as those facts are in the exclusive
control of the Defendant, If relevant, Plaintiff demands strict
proof of those facts at trial.
43. The allegations set forth in Paragraphs 1 through 11 of
the Complaint, Paragraphs 12 through 29, 31 through 34, 36
through 39, 41 and 42 of this pleading are incorporated herein by
reference as though specifically set forth verbatim in this
paragr~ph.
72395.CCP/22
44, Denied. The allegations set forth in this paragraph are
denied for ~easons more fully hereinbefore set forth in
Paragraphs 16, 17 and 18 which paragraphs are incorporated herein
bi reference as though specifically set forth verbatim in this
parag~aph,
45. Denied. The allegations set forth in this paragraph are
denied for reasons more fully hereinbefore set forth in
Paragraphs 16, 17 and 18 which paragraphs are incorporated herein
by reference as though specifically set forth verbatim in this
paragraph. As to the balance of the facts alleged after
reasonable investigation, Plaintiff is unable to responsively
plead to same as those facts are in the exclusive control of the
Defendant. If relevant, Plaintiff demands strict proof of those
facts at trial.
46. Denied, The allegations set forth in this paragraph are
denied for reasons more fully hereinbefore set forth in
Paragraphs 16, 17 and 18 which paragraphs are incorporated herein
by reference as though specifically set forth verbatim in this
paragraph. As to the balance of the facts alleged after
reasonable investigation, Plaintiff is unable to responsively
plead to same as those facts are in the exclusive control of the
Defendant. If relevant, Plaintiff demands strict proof of those
facts at trial.
72395.CCP/2J
47. The allegations set forth in Paragraphs 1 through 11 of
the Complaint, Paragraphs 12 through 29, 31 through 34, 36
through 39, 41, 42, and 44 through 46 of this pleading are
incorporated herein by reference as though specifically set forth
verbatim in this paragraph.
48. Denied. Plaintiff denies any mistake on its part in
entering into said lease. As to the balance of the allegations
Plaintiff believes and therefore avers them to be allegations of
this paragraph are conclusions of law which require no responsive
pleading.
49. Denied, Plaintiff denies any mistake on its part in
entering into said lease. As to the balance of the allegations
Plaintiff believes and therefore avers them to be allegations of
this paragraph are conclusions of law which require no responsive
pleading.
WHEREFORE, Plaintiff, GATEWAY SQUARE ASSOCIATES, a
registered Pennsylvania General Partnership, assignee of GATEWAY
SQUARE ASSOCIATES, L.L.C., erroneously described in prior
pleadings, demands jUdgment against Defendants, TODD LIPPI and
STEVEN F, PENNINGTON, t/a GAME CLUB OF AMERICA, in the amount of
$28,078.77 plus costs, and attorney's fees in the amount of
$4,500.00, on the Complaint and in its favor and against
Defendant, Stephen S. Pennington, on his Counterclaims. _____----
~---
GEISENB~RGER &~~~
By: t---/....
Jac es H. Geisenberger, Jr.
At orney for Plaintiff
wer Level
45 East Orange Street
Lancaster, PA 17602-2846
(717) 397-3500
I.D. No. 06947
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JOSEPH L. DITOMO, JR., ESQUIRE
SUITE 100
1026 WINTER STREET
PHILADBL,PHIA, PA 19107-1808
(215)238-8090
10, NO. 09984
ATTORNEY FOR DBFENDANT
TODD LIPPI
GATEWAY SQUARE
ASSOCIATION, L.L,C.,
plaintiff
vs.
IN THE COURT OF COMMON PLEAS
CUMBERLAND COUNTY,
PENNSYLVANIA
TODD LIPPI and
STEPHEN S. PENNINGTON,
tla GAME CLUB OF AMERICA,
Defendant
NO. 96-3103 CIVIL
JURY TRIAL DEMANDED
ANSWER TO COMPLAINT
1. Admitted.
2. Denied. It is dneied that defendant, Todd Lippi, has an address
at Suite 800, One Penn Center at Suburban Station, 1617 J.F.K.
Blvd., Philadelphia, PA 19103. It is further denied that he is
trading as Game Club America. To the contrary, the partnership tla
Game Club America ceased business operations on or about December
31, 1995 and has been dissolved.
3. Admitted.
4. Admitted.
5, Admitted,
6. Admitted.
7, and 8. Admitted in part, denied in part. While it is admitted
that the above-captioned Defendants vacated the premise on or about
December 6, 1995, it is denied that this was in violation of the
lease, To the contrary, the above-captioned Defendants vacated the
premises as a result of the 10ss of business due to Plaintiff's
acts or failures to act more fully set out below in answering
Defendant's New Matter and Counterclaims.
9, Denied. It is denied that $4,500,00 1S a reasonable attorney's
fee. To the contrary, Plaintiff will be unjustly enriched by an
award in this amount.
10. Denied. It is denied that $28,078.77 is due and owing. To the
contrary, Plaintiff's right to accelerate rent has not accrued
because the lease has not been terminated in accordance with the
terms and conditions of the lease.
11. D~nied. It is denied that Plaintiff has made a demand upon
answering Defendant and strict proof is demanded at time of trial,
if relevant.
WHBRBFORB, answering Defendant, Stephen S. Pennington, demands
judgment in his favor.
NEW MATTBR
12. Plaintiff's claims fail to state a claim upon which relief can
be granted.
13. Plaintiff has not mitigated its damages,
14, Damages, if any, sustained by the Plaintiff were the result of
actions of third parties over whom the answering Defendant
exercised no control.
lS. Damages, if any, suetained by the Plaintiff were the result of
its own action, including, but not limited to breach of ehe lease
agl'eement ,
16, Answering Defendant's performance of the lease was rendered
impossible when access to the shopping center was substantially
limited due to road construction.
17. Plaintiff breached its duty to act in good faith in the
negotiation of the lease agreement with answering Defendant.
18, Plaintitf, intending to deceive and defraud the answering
Defendant, falsely and fraudulently represented to answering
Defendant that patrons of Game Club America would have access to
the shopping center throughout the term of the lease and that the
premises would remain fit for the partnership's intended purposes.
19. Plaintiff negligently misrepresented to answering Defendant
that patrons of Game Club America would have access to the shopping
center throughout the term of the lease and that the premises would
remain fit for the partnership's intended purposes.
20. Plaintiff breached its duty to disclose facts basic to the
lease negotiation to answering Defendant.
21. Plaintiff has not terminated Defendant's lease and, therefore,
cannot seek damages based upon an acceleration of rent for the
balance of the term from the entry of an award.
22. Answering Defendant is entitled to a setoff and/or recoupment
against whatever damages ~nswering Defendant may owe,
23. Plaintiff agreed to an abatement of rent during the periOd of
road construction and is not entitled to the damag B it is seeking
in this matter,
24, Plaintiff will be unjustly enriched if an award is entered for
damages and attorney fees set out in its complaint.
25. Plaintitf breached its duty to act in good faith when
negotiating the terms and conditions of the lease with answering
Defendant.
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26. plaintiff is estopped from seeking damages from answering
Defendant because of its failure to negotiate the lease agreement
with answering defendant in good faith.
27. Answering Defendant was constructively evicted from the
premises because of the Plaintiff's failure to provide reasonable
access to the shopping center from January 1, 1995 to present.
28. Answering Defendant entered into lease agreement in reliance
upon its patrons having access to the shopping center throughout
the term of the lease and would not have leased the premises if the
plaintiff had not misrepresented and/or concealed facts basic to
the transaction.
29. plaintiff waived all rights to recover on this cause of action
when it agreed to abate and release answering Defendant from all
rent due and owing during the period of road construction.
COIIN'l'ERCI..A IMS
COIIN'l' I _ FRAlIDULENT MISREPRESBNTATION
30. This party incorporates herein by reference all of its previous
allegations contained in this Answer to Complaint, New Matter and
Counterclaims,
31. At the time the lease was negotiated in J.994, plaintiff, with
knowledge of the falsity of its statements and with intent to
deceive and defraud the answering Defendant, represented to
answering Defendant that the shopping center would remain fit for
the partnership'S intended purposes and that patrons of Game Club
America would have uninterrupted access to the ehopping center
throughout the term of the leasehold.
32. The answering Defendant, relying on these statement, entered
damages in excess of $100,000.00.
WHEREFORE. answering Defendant demands judgment in his favor in
an amount in excess of $100,00.00.
COUNT III - FRAUDULENT CONCRALMENI
40. This party incorporates herein by reference all of its previous
allegations contained in this Answer to Complaint, New Matter and
Counterclaims.
41. At the time the lease was negotiated in 1994. Plaintiff
concealed from answering Defendant that access to the shopping
center would be severely limited for a substantial part of the
leasehold due to planned road construction and that the patrons of
Game Club America would experience significant delays getting to
and from the store.
42. Due to Plaintiff's fraudulent concealment, answering Defendant
has sustained pecuniary and non-pecuniary damages in excess of
$100,000.00.
WHEREFORE, Defendant demands judgment in his favor in an amount
in excess of $100,00,00,
COUNT 1V - BREACH OF DUTY TO DISCLOSE
43, This party incorporates herein by reference all of its previous
allegations contained in this Answer to Complaint, New Matter and
Counterclaims.
44. Plaintiff had knowledge and sole access to such knowledge
superior to that of answering Defendant of the planned road
construction, and so had a duty to advise answering Defendant of
this fact, which was basic to the lease negotiation.
45, Answering Defendant would not have entered into the lease
agreement with Plaintiff had he been advised of the planned road
construction and resulting impact upon access to the shopping
center.
46. Because Plaintiff did not disclose the aforesaid facts,
answering Defendant has sustained pecuniary and non-pecuniary
losses in excess of $100,000.00.
WHEREFORE, Defendant demands judgment in his favor in an amount
in excess of $100,00.00,
COUNT V - MUTUAL MISTAKE
47, This party incorporates herein by reference all of its previous
allegations contained in this Answer to Complaint, New matter and
Counterclaims,
48, Plaintiff and answering Defendant entered into the aforesaid
lease agreement under the mutu~ll mistake of fact that patrons of
Game Club America would have uninterrupted access to the shopping
center throughout the term of the leasehold.
49. The lease should be reformed to reflect a six month term
through December 31, 1994 in order to conform to the original
intent of the parties that, among other things, patrons of Game
Club America would have reasonable access to the shopping center
throughout the term of the lease.
WHEREFORE,
judgment in his favor,
i
DiTomo, Jr.,
ey for Defendant
Lippi
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15. Plaintiff believes and therefore avers that the
allegations of this paragraph are conclusions of law which
require no responsive pleading. If a response is deemed
necessary, the allegations are denied for reasons more fully set
forth in the Complaint.
16, Plaintiff believes and therefore avers that the
allegations of this paragraph arc conclusions of law which
require no responsivn ploading, As a further defense, Plaintiff
avers that any road construction did not render Defendants
performance under the lease impossible.
17, Denied, Plaintiff believes and therefore avers that the
allegations of this paragraph are conclusions of law which
require no responsive pleading. As a further defense, Plaintiff
avers that it negotiated the lease agreement in good faith with
Defendants with full disclosure of any and all facts known to
Plaintiff at the time the Lease was executed with Defendants,
18. Denied. Plaintiff believes and therefore avers that the
allegations of this paragraph are conclusions of law which
require no responsive pleading. As a further defense, Plaintiff
avers that it did not deceive, defraud, falsely or fraudulently
represent anything concerning access to the shopping center, or
the fitness of the premises for Defendants purposes.
19. Denied. The allegations set forth in this paragraph are
denied for reasons more fully hereinbefore set forth in Paragraph
18 which paragraph is incorporated herein by reference as though
specifically set forth verbatim in this paragraph.
72395.CCP/J8
20. Denied, The allegations set forth in this paragraph are
denied for reasons more fully hereinbefore set forth in
Paragraphs 17 and 18 which paragraphs are incorporated herein by
reference as though specifically set forth verbatim in this
paragraph,
21, Plaintiff believes and therefore avers that the
allegations of this paragraph are conclusions of law which
require no responsive pleading,
22, Plaintiff believes and therefore bvers that the
allegations of this paragraph are conclusions of law which
require no responsive pleading,
23, Plaintiff believes and therefore avers that the
allegations of this paragraph are conclusions of law which
require no responsive pleading.
24. Plaintiff believes and therefore avers that the
allegations of this paragraph are conclusions of law which
require no responsive pleading.
25. Denied, The allegations set forth in this paragraph are
denied for reasons more fully hereinbefore set forth in Paragraph
17 which paragraph is incorporated herein by reference as though
specifically set forth verbatim in this paragraph.
12395.ccp/J9
26. Denied. Plaintiff believes and therefore avers that the
allegations of this paragraph are conclusions of law which
require no responsive pleading. As a further defense, the
allegations set lorth in this paragraph are denied for reasons
more fully hereinbefore set forth in Paragraph 17 which paragraph
is incorporated herein by reference as though specifically set
forth verbatim in this paragraph.
27. Denied. Plaintiff believes and therefore avers that
Defendants were noe evicted, constructively or other wise, from
the premises and further avers that there has been reasonable
access to the shopping center since January 1, 1995 to the
present time.
2B. Denied. After reasonable investigation, Plaintiff is
unable to responsively plead to the allegations in this paragraph
as the facts are in the exclusive control of the Defendant. If
relevant, Plaintiff demands strict proof of those facts at trial.
29. Plaintiff believes and therefore avers that the
allegations of this paragraph are conclusions of law which
require no responsive pleading.
30. The allegations set forth in Paragraphs 1 through 11 of
the Complaint and Paragraphs 12 through 29 of this pleading are
incorporated herein by reference as though specifically set forth
verbatim in this paragraph.
72J9~.CCP/40
31. Denied. The allegations set forth in this paragraph are
denied for reasons more fully hereinbefore set forth in
Paragraphs l6, l7 and lB which paragraphs are incorpo~ated herein
by reference as though specifically set forth verbatim in this
paragraph.
32. Denied. After reasonable investigation, Plaintiff is
unable to responsively plead to the allegations in this paragraph
as the fact~ are in the exclusive control of the Defendant. If
relevant, Plaintiff demands strict proof of those facts at trial.
33. Denied. After reasonable investigation, Plaintiff is
unable to responsively plead to the allegations in this paragraph
as the facts are in the exclusive control of the Defendant. If
relevant, Plaintiff demands strict proof of those facts at trial.
34. Denied. After reasonable investigation, Plain:iff is
unable to responsively plead to the allegations in this paragraph
as the facts are in the exclusive control of the Defendant. If
relevant, Plaintiff demands strict proof of those facts at trial.
35. The allegations set forth in Paragraphs 1 through II of
the Complaint, Paragraphs 12 through 29, and 3l through 34 of
this pleading are incorporated herein by reference as though
specifically set forth verbatim in this paragraph.
36. Denied. The allegations set forth in this paragraph are
denied for reasons more fully hereinbefore set forth in
Paragraphs 16, 17 and lB which paragraphs are incorporated herein
by reference as though specifically set forth verbatim in this
paragraph.
72J95.CCP/41
37. Denied. After reasonable investigation, Plaintiff is
unable to responsively plead to the allegations in this paragraph
as the facts are in the exclusive control of the Defendant. If
relevant, Plaintiff demands strict proof of those facts at trial.
3B. Denied. After reasonable investigation, Plainciff is
unable to responsively plead to the allegations in this paragraph
as the facts are in the exclusive control of the Defendant. If
relevant, Plaintiff demands strict proof of those facts at trial.
39. Denied. After reasonable investigation, Plai~tiff is
unable to responsively plead to the allegations in this paragraph
as the facts are in the exclusive control of the Defendant. If
relevant, Plaintiff demands strict proof of those facts at trial.
40. The allegations set forth in Paragraphs 1 through 11 of
the Complaint, Paragraphs 12 through 29, 31 through 34 and 36
through 39 of this pleading are incorporated herein by reference
as though specifically set forth verbatim in this paragraph.
4l. Denied. The allegations set forth in this paragraph are
denied for reasons more fully hereinbefore set forth in
Paragraphs 16, 17 and 1B which paragraphs are incorporated herein
by reference as though specifically set forth verbatim in this
paragraph.
12)95.CCP/42
42. Denied. Plaintiff specifically denies any concealment,
fraudulent or otherwise. As to the balance of the facts alleged
after reasonable investigation, Plaintiff is unable to
responsively plead to same as those facts are in the exclusive
control of the Defendant. If relevant, Plaintiff demands strict
proof of those facts at trial.
43. The allegations set forth in Paragraphs 1 through 11 of
the Complaint, Paragraphs 12 through 29, 31 through 34, 36
thro~gh 39, 41 and 42 of this pleading are incorporated herein by
reference as though specifically set forth verbatim in this
paragraph.
44. Denied. The allegations set forth in this paragraph are
denied for reasons more fully hereinbefore set forth in
Paragraphs 16, 17 and lB which paragraphs are incorporated herein
by reference as though specifically set forth verbatim in this
paragraph.
45. Denied. The allegations set forth in this paragraph are
denied for reasons more fully hereinbefore set forth in
Faragraphs 16, 17 and lB which paragraphs are incorporated herein
by reference as though specifically set forth verbatim in this
paragraph. As to the balance of the facts alleged after
reasonable investigation, Plaintiff is unable to responsively
plead to same as those facts are in the exclusive control of the
Defendant. If relevant, Plaintiff demands strict proof of those
facts at trial.
12J95.CCP/4J
46. Denied. The allegations set forth in this paragraph are
denied for reason~ more fully hereinbefore set forth in
Paragraphs 16, 17 and lB which paragraphs are incorporated herein
by reference as though specifically set forth verbatim in this
paragraph. As to the balance of the facts alleged after
reasonable investigation, Plaintiff is unable to responsively
plead to same as those facts are in the exclusive control of the
Defendant. If relevant, Plaintiff demands strict proof of those
facts at trial.
47. The allegations set forth in Paragraphs 1 through 11 of
the Complaint, Paragraphs 12 through 29, 31 through 34, 36
through 39, 41, 42, and 44 through 46 of this pleading are
incorporated herein by reference as though specifically set forth
verbatim in this paragraph.
4B. Denied. Plaintiff denies any mistake on its part in
entering into said lease. As to the balance of the allegations
Plaintiff believes and therefore avers them to be allegations of
this paragraph are conclusions of law which require no responsive
pleading.
49. Denied. Plaintiff denies any mistake on its part in
entering into said lease. As to the balance of the allegations
Plaintiff believes and therefore avers them to be alleg~L~uns of
this paragraph are conclusions of law which require no responsive
pleading.
12395.CCP/44
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WILMA SHAPIRO, JUDITH
BECKER, ERIC J. BECKER,
MARK M. BECKER, LEONARD
BECKER and, SIDNEY BECKER,
Partners, t/a GATEWAY
SQUARE ASSOCIATES
Plaintiffs
IN THE COURT OF COMMON PLEAS
CUMBERLAND COUNTY, PENNSYLVANIA
vs.
NO.
96-3103 Civil
TODD LIPPI and
STEPHEN S. PENNINGTON,
t/a GAME CLUB OF AMERICA,
Defendants
MOTION TO COMPEL COMPLIANCE
Plaintiffs, by their counsel, Geisenberger & Cooper, P.C.,
hereby move this Court to enter an Order pursuant to Pa. R.C.P.
4019 compelling Defendants to answer certain Discovery propounded
to Defendants by Plaintiffs in this matter, and in support of
this Motion, aver the following:
1. Plaintiffs commenced this civil action by filing an
Amended Complaint on July 22, 1996.
2. On August 12, 1996, Defendant, Stephen S.
Pennington filed an Answer to Complaint, New Matter, and
Counterclaims.
3. Plaintiffs, on December 2, 1996, filed a Reply to
Defendant, Stephen S. Pennington's New Matter and Answer to
Counterclaims.
4. On March 14, 1997, Defendant, Todd Lippi, filed an
Answer to Complaint, New Matter, and Counterclaims.
5. Plaintiffs, on April 7, 1997, filed a Reply to
Defendant, Todd Lippi's New Matter and Answer to Counterclaims.
123".CC'/.'
6. On September 1B, 1997, counsel for Plaintiffs sent
to counsel for Defendants Plaintiff's First Set of
Interrogatoriss and Request for Production of Documents. A copy
of Plaintiffs' counsel's letter of transmittal is attached hereto
4S Exhibit "A."
7. Pursuant to Pa. R.C.P. No. 4006(a)(2) Defendants'
Answers and Objections, if any, to said Interrogatories were due
on or before October 20, 1997.
B. Pursuant to Pa. R.C.P. 4009.12(a), Defendants'
Answers and Objections, if any, to said Request for Production of
Documents, were due on or before October 20, 1997.
9. Although a period of over 100 days ~as now elapsed
since Plaintiffs served their Discovery requests upon counsel for
Defendants, no response has been received to date, nor has any
request for extension of time been requested.
WHEREFORE, Plaintiffs respectfully request this Court to
enter an Order compelling Defendants to file full and complate
Answers to Plaintiffs' First Set of Interrogatories Addressed to
Defendants and Request for Production of Documents.
Respectfully submitted,
GEISENBERGER &
By:
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Victoria S. Lee
Attorney for Plaintiffs
Lower Level, 45 East Orange
Lancaster, PA 17602-2B46
(717) 397-3500
I.D. No. 64637
COOPER, P.C.
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72lt5,CCP/U
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WILMA SHAPIRO, JUDITH
BBCKER, ERIC J. BECKER,
HARK M. BECKER, LBONARD
BECKER and, SIDNEY BECKER,
Partners, t/a GATEWAY
SQUARB ASSOCIATES
Plaintlfh
IN THE COURT OF COMMON PLEAS
CUMBERLAND COUNTY, PENNSYLVANIA
vs.
NO.
96-3103 Civil
TODD LIPPI and
STEPHEN 8. PENNINGTON,
t/a GAME CLUB OF AMERICA,
Defonuants
PLAINTIFFS' MOTION TO MAKE RULE ABSOLUTE
AND NOW, this Ii fiL'day of February, 199B, come the
Plaintiffs, Wilma Shapiro, Judith Becker, Eric J. Becker, Mark M.
Becker, Leonard Becker, and Sidney Becker, Partners, t/a Gateway
Square ASDociates, by their attorneys, Geisenberger & Cooper,
P.C., and move this Court to make absolute the rule which was
issued on DefendantD on January 12, 199B, to show cause why
Plaintiffs Hotion to Compel Compliance should not be granted, and
in support thereof, aver the following:
1. On September 1B, 1997, counsel for Plaintiffs sent
to counsel for Defendants Plaintiffs' First Set of
Interrogatories and Request for Production of Documents.
2. Defendants failed to respond to Plaintiffs'
Discovery within the time limitations set forth in the
Pennsylvania Rules of Civil Procedure, therefore, Plaintiffs, on
January 6, 199B filed and served a Motion to Compel Compliance.
3. On January 12, 199B, this Court issued a Rule upon
Defendants to Show Cause why the relief requested in Plaintiffs'
72U5.CCP/5:1
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WILMA SHAPIRO, JUDITH
BECKER, ERIC J. BECKER,
MARK M. BECKER, LEONARD
BECKER and, SIDNEY BECKER,
Partners, t/a GATEWAY
SQUARE ASSOCIATES, Plaintiffs
IN THE COURT OF COMMON PLEAS
CUMBERLAND COUNTY, PENNSYLVANIA
vs.
TODD LIPPI and No. 96-310~ Civil
STEPHEN S. PENNINGTON,
t/a GAME CLUB OF AMERICA,
Defendants
CERTIFICATE OF SERVICE
I hereby certify that I am this day serving a true and
correct copy of the Court Order dated February 16, 199B attached
hereto upon the person and in the manner indicated below, which
service satisfies the requirement of Pa. R.C.P. 440:
Service by First-Class Mail
Addressed as Follows:
Joseph L. Di Tomo, Jr, Esquire
1026 Winter Street
Suite 100
philadelphia, PA 19l07-180B
Dated: 02/23/98
GEISENBERGER & COOPER, P C.
r
By: ';j " l
Victoria S. Lee
Attorney for Plaintiffs
Lower Level, 45 East Orange Street
Lancaster, PA l7602-2B46
(717) 397-3500
I.D. No. 64637
Corcm1.~VSL/17