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nllplllallon. wllh Derendant Red Role hI an CrrorllO cnablll Red Ro~ 10 rllllOlvllllI OlIlalA/ldllli
debl, whlllllllhlllllUnll time continue 10 NlIlhllLanc.llllr rClJIllllllJlbll.hmcnland Improvlllhll
mlUlaplllcnt 8nd pcrfor/ll8ncc of thll operallon.
17. Oellplle Lellloyne Sleeper's efforla 10 IIIslst Red RolC In complylni wlOlthe lerml
of the DelIler Agreemcnl, DefenWult I~d Itolle's outslJlndlng bulancc for hlVcnlOry ordered lUld
delivered II' of May 23, 1996, c6Clllated 10 One lIundred Thirty-Pour ThouSRnd One Hundred
Sevcnty-Nlne Dollars wId Twenty-Six Cenlll ($134,179.26) wllh all a~dltlollal Nlnclfcnl1loullUld
Elaht Hundred Dollars ($19.800.00) owed for advertising expensc producing anlndeblfdneu
under tile DenIer Agreemenl of One Hundred Plfty-Three Thousllnd Nine Hundred Seventy-Nine
Dollars and Twenty-Six Cents ($153,979.26).
18. In addllJon to tile oUllllJlndlng balallce for InvenlOry delivered, Red Rosc Will 8110
causing hmn 10 umoyne Sletper's business reputation and good will by failing to properly lONe
cuslOmers' orders.
19. l>tJrsuBnlto the Dealer Agreement, If Red Rose falls to pay wlY amount due Wld
owing for Inventory wltllln ninety (90) days of delivery, Plaintiff Lemoyne Sleeper h.. the right
10 declare Red RoIC In default under the agreement. S= Exhibit · A., '9(b).
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3~, AI Iho 1111I0 of rellnqulahlnll /lo8liculol1 of Ihe Klorc In MBY, 1996, 1.0 1'/oll1l1f(
lAllloyne Slecpcr, Defendlllll 'tcd ROlle hlld IIn IIrrcllrllllc of Twelve Thlluflllnd I!Illhl Hundred
Ilolty-alahl Dolllln nnd NhlCly-EIIlIII CelllS ($12,H4H.9H) cllnslHllnllllf relll for April (1IlIrllnl) and
Mny, UI wollnD COnUn'lIIl1rClIlIlllhllCllnnce ("CAM ") chllrllcs.
40. M.er InklnlllJllSllessloll of Ihc I'clull SpllCC from Dcfendllll' Red Rose, P/ahlllff
Lellloyne Sleeper /llIld I/Ie IIlIlllUIIIOf Twclve ThouHlllld ElgllI Hundred Forly-Eight Dollnrs and
Ninety-Eight CenlS ($12,848.9H) III (tcd RolIC's IlIndlol'd SllllS 10 preclude evlcllon nnd ellmlnatc
nny furlher business InlCrnlpllon ClIUl\Cd hy J)cfcndunc's fnllure 10llhlde by Ihe Penler Allreemelll
nnd Ihe A/lrll I, 1994 lense and GuunllllY.
41. Pununnt 10 Ihe Deuler Agrccmcnl, Dcfcndnlll Rcd RoliC agreed to nssume Ihe
performance of 011 of thc lem1K nnd provisions of the leollC nnd 10 further Indelllnlfy Lemoyne
Sleeper from nil dnlllllges, chllrges. nnd cxpenliCs, Including ottonleys' fees. thnt Lemoyne Sleeper
would Incur by rellllOn of Red Rose's failure 1.0 perforlll les obligations under the lense, fu
Exhibit" A., '2(n).
42. Lemoyne Sleeper's pnymcllI of the Twclve Thousund Eight Hundred Forly-Elaht
Pollors nnd Ninety-Eight Cellls ($12,848.98) wns n dlrecl result of Defendant Red Rose's failure
to perform Its obllgotloll5 under the Pcoler Agreement and leoliC.
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55. UpOll hlYClllllAlloll o( Ihe dllarulltled cUllomer'. cOlllphlllll, It Wa. dlllllOvered
Defelldallt Red RollO had IYllllmallclllly failed 10 addrell cUllomer.' cOllcernl alld breRllhed h.
obllllAlIolI of fIOrvlcllla tile aoodl IIUld all" II0ra III dlrecl \/Iolallon of the Deal",r Aarcclllcnl. S=
Blthlbll · A., 18.
56. for .everal monlh5 proceeding hi aballdonll1elll of Ihe Lalllll\llllr relAlI llOro,
Defendant Red RollO failed 10 properly ICl'\llcc tile cuslOlllClrl Inlhe l..anc:aIUlr area alld III addllloll
repeatedly failed 10 properly deliver goods llurchased,
57. Defendant Red Rose fnlled 10 mnhualn complele and l1C(luralC l1nallclal record., In
direct \/Iolallon of the Dealer Agrcemelll (EKhlbll . A., 110) further frustrollnB Jllalllllff lAmoyne
Sleeper's efforta for asmootll Iransltlonalld exacerbollnB the damaBes ClIulled by Ihe Defendallt
Red Rolle.
58. Defendant Red Rose's follure 10 coopenlle In a 511100tll DIld orderly Iralllltion of the
opemllon of Ihe Lancaater relllll store hOll ClIused Lemoyne Sleeper 10 Incur oddltlonal COlta In tile
fonn of additional manpower In order II) IIIllsfy Ihe con5ull11ng public and mltlgalll the dama&c.
caulled by Defendant'sabondonmenl of Ihe relllll spoce.
59. Defendanl Red Rose's failure 10 properly operate Ihe Lancaater relllll .lOre In
complloncc wllh Ihe term. and conditions of the Dealer Agreement has lleverely damaged the
. 15 .
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.,y .nd betw.en. l~ S '11\ CO., INO., e IlerintrlVlnia
ClO~Oll:ation, witt!. ,t. prinCIJrl ottie. dt,uate It Th rcl and
10.1.2:' Av.~u..,' lAiIIoyn., OmberlBnd ~unty, Pennly1vllnia
(bere1natter oal1ed "Leaofne Slooper"), In4 RID ROS!
liDDING, INC., a ~ratiOb orc.Janbed and ellilUng under
th, laWI of the . omlea1th or hnnlJ'lV1U1ia, vU:h it:.
princIpal ottice. .It 101 Chll_ford Drive, Klchllniclburv,
CU~erland co~nt~, Pan~.11.lInill (hereinart.r called
"Dealer") . .;:, . ' . .'
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WITNI!BSE'1'KI~)i ' f ," .
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WKElUlIUl, ~. shabvl. the l1anut'acturer ot a. 11ne
of bedd1ng p~dU~~', In~luc11nq ~ut .not limitad to,
.attre...., ~ox .~~1hg., .ott-.idld watlr beds end el.otrio
bad'i .nd 1, II d1"l:l'liilltor tur 1tl OWII IInd otbu' J:a1atad Ilnd
.i1l1 ar produot"" "l1d' .
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trn1l1U3AlJ, ~t~U1"d II ~hU;' outlet at: .~cs-z,
I'la.. 8oU1avllrdt-~~~.tart f..lmeutn CoUnty, l'.nnlylvlln1a
17601 (th. preml.llU) I' ind
'lfJfJ:RBAS, ~1'f b d"~'1 of .oquidnv the riqht and
p.rmission to *11, at tlle . Prem1soB, .aattresBes, box
.prinQ., lIoft-.ldIl4Wl1ier beds, electric bed. and other
~eddlng prOducts manuteotutt4'and/or di.tributed by ~01ne
81eeper, IInd IAm.Oyn. ~1a.per b avneable to 9rant:inq the
dqht. to Boll aa1d p:toduch at the Prollbe8, all in striot
aooordance with the t.ems and oondltions' contained henln,
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WH!RBAS, ~~~I~ie c1oiii~t!., of obtaining tho right to
Use the trade nam.. W~oyne'Sl..pern, and LeDoyn. Sleeper i.
aqreeabl. to qrentinq such right to o.allr, in atriot
aOcoX'l2ance with ~t.hG terms InO condle1ons containeCl herein,
and "
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tnlEREAS I Nia~.~~~\)\1lIS n.Uated a 1.... tor a rel:aU
outlet loeatodllt 8i!>-' Plua Boulavsrd, lAncastor,
Lanoaster county, .PonnRYlvanla 17601, herelnatter referred
to eo the nprold...ll".
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NOIf, THERBFORB, in eOlll1deration of. tho pr01l1s138 and
llI\lt.uel COV(lI'lant.1Il bflrein oont.ainE'd, and intC\ndinq to b.
1eqa111 bound hUeby, the perti.. covenant IInd agr.. aa
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aft'l: it: bill g1~\f~d u ~l.red b'~llnder, DIIltr
....11 a>. noUri'" or~i JI\ wdtLnv an4 "Ul hot 101lllill"
In)' aacU,tional of llUeb ~1rOIt1.lOt. OJ: ~"n4a tb.~..tt""l
pll'Ovided, Deaba: ur ..11 at: otbervi.. tll'an.fn lUly of 1U0Il
It... ll'ecelVe4 on ~I preai.e. prior to ~e~lpt or notiOl.
6. mUI It 11 aoknowledVld that lA.oyne Bl..ptIr
...t.ntdn. ita .t:cra in Vood a.bd prollntable oondlt1on, with
.tltlrllotivo dbp1a:ttl an<< ...t:l"eotory .ainunenoA that. i.
oondlloivl to .tt:ftc.~ oWltla......, and I.t '9I'M' to oont:1nlll
t:c do .0. It b I t.d that Dealer .hlll aaintain ator..
Whioh in ar.., . i'~Ut: and' d!lpley I cC)nfon to thl
l:'ltqu1r...nl:e en~ .t.an4lrda, JI" r.eaoyn. Sle.par a. 'lIployed
froll ti.. to t'" In the. uLn .tora of' fAIIoyn. Sl...ptIl'
located in LeIlOyn., Pennll;lveni.. sptloltical1y, DoaleX'
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.. ~;" of"'I\Sa; .qull'$ t..tot .ach tltall
.tor. .olely to .. '. - . . l~~.;l:-' otion end .!llo of prodllot.
..nutactllhd or _ ".~ .-oyne Sl..,.I:',
b. Havi:'~!; 'ill7:0rl;'>"119bted elvn tor oute1de
identifioation ~(I('.st .. ot a profe881onal quality end
approved by LeJD01D. 81eopn, .
0. It..p'tbe ahOWZ'OOll at all tiIDGS n.att al.1U\ and
attraath. in ~ce, bdqhtly lit, ana properly
aal.ntaine4, ino1.lAdin'l. ),lIt I\at U.ito~ to t.e.pln'1 paint.a
surtaa.s IU\d flOD": c1.n .nCl rr..h-lookingr .
, . . .
d. Dl~~, ,.11 ;LaPyn.. sl..per Praduatll and
~lat.d aerchlndl.. .. epprdY" by teIDOyn. sl..p.r pursuant
to Paraqraph !l ~I .0 ...to lUlbanc. the .alabllity of the
1P"D4uat:. and ..i~ln . unifot'D pr...n~tion e.ong the
varlou. .tor.. Whe~ Le~oyn. Sl.sp.r Produot. ar. 101d, and
.. xnl\ll'l( tb.at ttl. lartiol.. cD>>,pO.lng th. floor
cU.pley w111 aolUlUi>t er the ....e item. lid quantity II are
.tallerlY elllPlof4!<l' In othar JAlDoyne Sloeper bunoh store.,
whlch intomllUon .hall be aade known to Dealer trOll t1a. to
tillle.
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l.eIIoyne Bl"'OP~~~iI~ll~~i"i::ut;, .~~t8i~thl~~::
dlnllted and .QIIj1\ht.~ by LellOyne 81eepu, on .&.n
contrlbllte a .f.nSa. of 'l'VO t'houllInd In' ;00/100 Dollln
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U:a,OOO.OO) p. ;" 0 ,oth.r Qat.U\t .. La!))'ne
.l..per MY d ' ! to u..., to be t.b: and
l'I.o....1I:Y noil < ii<<'" 'lind~-<l t.n ptIl"04Int (UO') of
the ..ount cant. ' . I ~or ti. 'pdol' clhna... Yl'ar.
f' , .~. . .' '. ' '. ..
b. ~. j~~ii\tIbat it IJbeiU. opn.ult: with
lA.oyne 81..p.r-~~~ h.pabto, '" aU Id4itlo. Ital al!vntJ..inljJ/
both "dttln and ~a.l, GUd: by hill, in ord.r to prollOte
un1tonity in .uOb. il,dvnd,Id,1l9 to thll .xbnt l"lIIonablf
po..lbl.. De.~.~ ~q~1 n6~.to pllc' any edv.rtl.lnq with
I:o.peot to the 'procluote 00Vti'tl~ hereund.1' '.unle'lI IIUO 18
fir.t approv.d lri '.d.an08 biJAAloyn. 81..ppl'; vhloh epproval
.b.U not be' ~.onab withheld. 'It 11 furthn
undentood tbat' $" d.,.rtiil ' , pertain!.n; to Le.oyno Sl..pel'
I'I'0ductl will be inad . tal edvart!Bellentll for any non-
h1at'dJrodU~ ..old by 1?e61e:r, nor with any producl:l not
purobaa frail LaQyna 81eeper. .
o. 1t~'~. ~e:r'~O,*f"thot Pealer ,ill pay IInd be
r..pondb1. to ~,.I~'olmlila,yIft . tilling co.ttI, end "Ul .Pend
at1e..t tour pe o~t (U) . of tro.. .ale. per. year le.. the
..ount paid ~n4.~'.r.~~~1 7(8) .~ov. on it. own
adverthinq. ....,.. ... . . .'.
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,. m1STO.~ifilnOR" Doal(l~ D911'''' that: i.t: .holl be
.01.ly r:ell~ CUlt olDer service, ,d.llv.~, piok-
ups tor rlpair, or hpllcam.nt, and tor Iny otb.r adju.tm.nt
with r..p.at tD. tlll. ft'OdUOU cov.l'4l4 ber-under, JU1
cu.tolll.r complaint 'flhlll "adju,hd and' ~lIolved keepinq
witb the vritte~wa~antl88 ot Lemoyne Sl.~r and the over-
all Lemoyne Sl~ polley on lIalntaining .atistlotory
customer ).'e1aU~' bY bdn'iJ .. relSonab1e and re.pandva a.
poldbl. in .uc:ll. b1~III1t.il~B. Dealer undentand. that
there hid been a '~Yne Sl~.r l5aal.1' in ~nc..ter who liaS
rec.ntly tel'lllinatel5. Deal~ aljJu,. that the provbions of
thl. .eotion shall be ~11y applioablo to product.
purchaled prior;~o the data bareof rro. ..il5 dealer, except
that, in .eeorGene:. with an aqreollent between IAIIIoyne
Sle,per and .ei4 tuainat.elS l1ealer, wananty olall1l. tor
products Bold, by' laid .t.rmlnated d..1er which were
~nutautured bt ~uyn. sle~ are to be proc....d by .aid
tel'llllnltad doa1eruntil March 31, 1994.
t. PRlcmS ..~~,mMfJi.
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a. D.l'i.'Y!,'t~'L coa."4i. .of ..rohandi.. .uppl1ed
hUlIlulld.r b~ tAaOyn.81..p'~ '1:,0 0-1... .b~U b. pald IiIf
l.aIoyna Sleeper'" · ,'", . .
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II. '\1. to~; ~~. 1IIIrohandi.. purcha.ad by
1I>...h.. bDa ' ,:'81'~',.ub..lJUentl . to the data ol
..ttloent he" "iihal1\~ I\8de in full within thirty
(30) day. or del~ tV-' ~er' .hall be entithd to Il two
pe~ent ut) d1.,o~ U Il~t: in full b aDde "U:.hiD ten
(lO) da,. ot 1'I.1l~.1 ,UpayJlont b not JUde within
thirty (301 dllY~ '>t:~~", '.' late ObUIII. of one and one-
half P8r-oant (1, .':' f:il or ror ..oh part. of e aOl'ltb
therlot durinljJ;dl' 1a dlUnquent lIhall be Ilaid by
D.aler. In th.,.',.' , Ooa:t" fail. to pay,' any allount due
b'l:'ellndar withut.' 'y C9111iay. troll dat;e of delivery,
LalllOyne Sl"plr"a.w 1 havI '. riqht to dlclare Ooaln ln
default under t:ble I/fhltmlnt., ".nr.t .h1l11 hll'" the option to
take whatever l~al' ,nllQdiGll "arl available to U:, which
.bal1 lnclude tt~t1on 91 ell rivht. of beallr hlreunder,
lnoludin9/ 'plO tLatl1y, tltD1nation of all, tivhtl of D61l11r
purauant to para9~ 30f th1. Agreement. .
o. Iii' ,." i!Mnt~r' I Slllplt!:' inst1tute. any
1e'11 ProallB[Un9*.';...."'.', re"li~t'o:. dlfault by Ooalar, Dtaler
ahDll b. reapen.tb1. ~ep.y alloo.t. and e.KDen... lncurre4
by teDoynl Bl.ell.r; 1noludinq rea.onable attorney. tee..
OOlDP1~~~ u~~~~~J::~ '~r~~bmlt ~~~lIl~~~:~i~.~~:
accurate finanOlal, and Id... statement. re.pactil19 ita
entire bu.il'l.RR'O~~Lal'l at tha P~~i... on. .ol'lthly ba.i.
within tan (101 ~ att.r thl end of each IIOnth. LeIIOynl
Sleeper inhnd. \X) .Ubmit, to Dealer tOl:'1ls upon Vbloh
.intonation b'~o ~ .uP~Ue4. and Dealer aqne8 to u..
a..e, and to ~~. .1IIccU'rate anll rllevant infol:llaUon
conoernin~ its opbtat1on.. Lamoyne Blleplt may inspeot all
.uch recordll and. .Ufport1n9 documents ,upon rlasonable
not 'ce ' , , ,
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11. ' 't ,t' , ': Dealerlhall advla. in
wrlting, from t e~ 1: me" 1 new creditors tbat 1t alone
will be and r.....ln, 1I0111y, Z'.wJponsibla tor all ita debt.
incurred in the tU~, and ~.t Lellloynl Sloeper nlither ha.
a..umed nor e...uit.. ~pon.'.u,Uity thIJrIJfo/:,. Deallr BhIU
deU.ver to Lemoyl)e B1Mper ..1:11 Donth a schedull of trade
payableB end hereby ~oree. that LallOyne Slllper _y give
8\lcb neUo. .., eol\~l11te4. bare in to cl:'edltorll Mould
Dealer tail to ~o.o.., ~~~' agr... that ~or all chacu
stationery, inv-,.: oont'rict., lease., .to., it wid.
rat] Act ita own. ,'" ." te nJiM.: to which Ilay beadd~ wor4.
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to the Ur.atl "CUdilll bul~' ... IAIlIOrna ,11..pell:. The
"0.... XAlaO~1I .1~p""\' alone w1.11 not ~. U'M tor .\,lob
purpo.... ""'I~.'" .
U, DJ!IjI ,.'ti~>~it1l1 ~ at this A9~...nt .hlll be
ten (10) y..n, "i~ .It.bftr 5::: b.r'Oto bavln'l the d9b~ to
ll'.qul.t &"On.vd of tbb ..nl: for up to four (4'
IUOO8ldv. five (15) yMr pe 100.' provic1eel, however, til.\;
thb AlJ1t..lIlont: .ball urainllt. aerner than ,the eXpirlltion
at th* bale per101l. or any utAl'I8ion. thlnof in the event
that Pealer'. t.e... or the 'Z'OIIbe. (Dr. .uoo...or 1...1
thereof) i. dtolar.e4 to b. 1n default and not ourld, .~irl'
or urainat.. prior 1,;0 .)(pb'atlon Dt the t4inl Dr r.nowal
tera hereunder. ' ft<oV1d.d, bonver, if Dealer intlndl to
enter into a lea.. (Or a nlV .1ocaUon, and eallle ie approved
b1 Lnoyne SlMpftI' billial.1~t ~nnor II is IIppl1ceblt under
pen9rapb :I hereof for the 1,.... for thl 'rOllh.., thin the
t.ra or un.w1.' tIn eht11 conUnua aUbject to any
..endnants hereto' require by LQloynl Sleepe~ related to th.
100&1:10n .nd nat~ gf tlllll." Prellia... In tho ev.n\: t:h.t:
either party de.u.. ~ nn.;tt!his Aqre.llOnt in acccrdlnc,
vith th_ terms of'tb:l_ px-otJl.icm, uicS party _hall provi\Je
"dUen noUnn t..o \:ha other l;I&rty not 1... than I1x (6)
aonth. prior to ~ expirstiOh of this Aqrlement, ithicb
notic. .hall ~i, ,IlWft' by~Ui..s lIlait, ,rat:urn rlCllipt
:requ..tael, It thO pdl1clpal &'laol of bUdnlls of tho party
be1nq notUlld. ':xt b un4..ntood, how.v..r, that !)Galer
.h.ll forfeit al'iy J:'19ht to ~.wal if, at the tilll of the
proViding notic. thereof, it bllS blln, or is in dotaull:
undn anll af the teras and provbions of thi_ Agroollllnt.
,
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13. TllnH:tNAW~. Not!V&:tbotanllin(J IIInyth1no contain.d
hanin to the Ocmtt'lry, th1s Aqa:luont lIay be teminated by
LGlIoyna Sleoper '11: Dee.l.r b in ddault unll.!: th. ter:'llll Dr
IProvidona ot tbe ,....., vhleb Clefault rudn. uncured, OJ:'
if DIaler tails to l)IY 1t. 1.0000unt wien t.ellloyna neepu ~hlllll
duo. 01' if Deder tall. to co/IPlv "itl\ any other te1"lUl and
oonditione her.of) proVided. that, in thtt cas. of Deal.r'.
nonoDllpl !ana. vl'th a:l.1 t.nlll IInd. aonlHtlonl of this
Agr.ellent (but !Shall provic1e notioe to Dealer at leut
thlrty (~O) dllY' ~~lor to th. .ffectiv. date of t.raination,
duri.nq nicS thirty (30) c1ay period, De.ale:r:. mllY ruedy the
default. In the .vent thl..l A~lllIont b tenqlnatecl, Dealer
~.ll eucutll e~, am aU dOCUllonts neco..ary to au1911 tl\l
ex1aUng luli. for It.8 retail outlet to Leoyne Slllpar anel
hll:"Oby authorh.. .lJId ~DWlN Lolloyn. Bl..por to .iqn such
...ipsnt as 1 ta attorney-in"Uct 1n the ewnt. eXICl\lUon by
Dealer is not x.ce1ve<l witbin ten (10) day. of D l:tquelllt: by
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budn... fOIr II H ' of fJ1tMh (15) dlya, Ulil .\9.....IIl.nt
,hall t:.n1nete." : ," ~, ' ,
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14. nfI.'l'TArJ:~IftlORt .J.lrl.ac1JA.u1 De.hl' .h.n PlY to
Le.oyn. Ilaapar ~ au. .,-~ Thou.an4 an4 00/100
Do~~.~. ('50,OOO.OUJ. ..1d ,aym.nt to b. ..d. in th.
'oUowl~ lIIaMe~1 ' I
I. 8~:' ,.' ,,1'/l.QuJ..~ aile Hunlh:04,' Sbl\:Y Bb: and
"/100 Dollaro' . ~411U5.G7) ~ith Ufh.... (US) day. of
opan1n, it. l'nllli_. ,
b. lit' ~i''l'hO~~~ 'Six lfundAd Sixty 8ill and
.1/100 DoUan, '_~;t~G.61) "iflth forty fivb (45) daY1l of
oSlin in., ita PrOI" ij", ,
o. S~~;'Th~j~~ :8ix Ill.lnl1n4'; sixty Bix and
11/100 DoHan tl$~~~~.67) "'ll'itll oovQnty rive (7&) day. of
op.ninll its pnJli"~' ' , ,
r...oyne 11eopclr" ~~. to" '*ed11: t1l18' ptlYJI.nt tl\ll1nat
initial pl.lrcha.. of 900dl vhlcb Dealer .hallnlke hornunder.
'aYJIant for fur.'tb".f p).Il:'oh..... .hall be ill 'coord.nol wU:lI
the p~v1.!onD at ~...ropb 1(0) h.~aof.
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15. .x"j).~ION 'JUtD' :INSURANCE I Dellor agrel. to
.indemnity and ~r;.lM' ~byn. Sl..per l'l'o. Iny ~ 811
011111I1, whither 1\\ 'OQntract: of .in tol't,alsor.tld again.t
woyn. 1I1ool'lel" ,1n1Cl~dent to or ABscoiatll1 in Ilny way with
thb oontract anli:t. 6, ope.1'ation. pursulnt' hereto, .llnepl:
only tor tho.. ala oiiii Ide1ng out of d.tact.. in It'oduot:.a
.upplied by LeIl~YnOI1e.p.rJ Vhich dofoota, exist. It the
UIl. of dolivery,;&Y IAmo:ro.81eopor. General liability
(.inDlu<l1ng prcx1I;lc;:.1>odily cov..ueqe) inluranc. utilraotoJ:Y
to Lellloyn. 6le'll~ alld nlll1nq it 81 co-inaul'ld shall b.
provid.d by D.al"i:; it1 this Agard, with Hllih or Ihbility
or It lealt On. Hi111Oh'Ind 00/100 Dolllr. ($1,000,000.00)
'. j .
elee~:' I""~~l; co~~~~~, Il~:al:;thr~: lr:-~~~:
Allr"lIl.nt shall IClN~ any a..\lciatlon. partneruhip, joint
v.nture, ot' the t?'d'll,ticn.h~ of pdncipll Dr aqent, or
..ployn and 'lIlp~~ ~t"Hij. ~a1er ana x.e.\J)'no 518lper.
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17. SECUR~~ ":~~i" Doaler h.reby Ip'Int8 lAlIIoyn.
'l..pe~ I ."o\lrlt~ lntnallt: in fayor of IAabyna Bhlper in
a1~ of Dlaler'._. ~~toJ:Y of Lemoyne ne.per Produot.
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4.Uvend to ~~~ ~ ~. neeper, now exl.t:1ng 01'
ber.atter acqul~ anen!oaatt4 at the pr.ai... of Dealer 01'
el.ewbu.. ';l'biI ~!\:lr' ~er..t anate4 hereby .IUl11
"oul='e all o~' p'~r'.:~4.bt.dn..., G))l1gat1on. end
11ab1l1t1.. to' ,. me 81' . l' ot Iny nature wbatec.ver,
dl~at or aont ~4 Fr.~~t tuture, an<< Ql~ eNt.n.lan.
Ind renewal. ~.~Qf Ind all Coat Ind expen... inaurred by
Lelloyne lll..peZ'. ill the oolhotion ther.of. Deahl'
o~)Venanta end .oW 'to Uliver to JAlIoyn. "1 ""PiliI' .uch
Unanolng .t:at-..n . a. ax. nae...ny to par foot Luloyne
B1..per" .eaul'rt ' !ritart.t . ln .uoh lnvontory. 'ald
..audty lntorest 1ha11 be lupedor to III othn Hen.
except that bolli bit ~hr" bank lnoidon.'!: to advanelnq of
fund. appliod to' pUt'dh81H ot ..14 inv.ntory~ .
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11. Bl:TTl.1ltI1Mlt oattl...ht shall ba held on or before
"arch 31, 1994, at a place and tiJna ..heted by LcuIIoyne
Sle.per. , . ' . :
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111. t'Ul'l'TbJtk\'f,', ',' Thel. captions of the
oontained ~.~" 'tor iaonvonience onlY and
canual or .tt'~t../ '.'D. '.nih9 or conllt.rllot1ou ot
provisions ot tbia ant.
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20. co~..:aw. 'l'b.... ^\JI'OOlllont, hiving be.n .ad.
ancS execut~onwMlth ot l'annsYlyania, .hall be
qov.rnld by, con.t.~.. 'under all4 enforCl4ld 1n acoordanoe with
the lav. at R~id j'urlaSletLon. '
21. ,INDIlfm ':,~ncrl:n.iiJ A9reliJllent .hall be binding
upon and nun to ~ boneUt of the part i.. hereto who
intNld to be l-.qIUy bolinS bereby, and their orucer.,
e~ploy..s, ,uc~...ors and ..elgn..
:22. ASSIGlftft:rt.'r<1>YI . till. Ag.....m.nt . .hall not be
.sslgnabl. by e Dealer without the e~re.s, written
oon..nt of LolI.oyna Sl.apU, . 'Which consent lIhal1 not be
unreasonably w1W4ald. It.1JI utldoratood and eqre.d that one
of the conditionS for Iny Us1\iMent or trail. fer by !)eeler
ehell be payment in full of ell 1ID0unt owinq to LeJaoyn.
81eef:'~' .nd 1',1...0 ot Lamoyn. Sl..p.r trol any
Uab litl... . "
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:13. l'IC'l'Iorl'c9iis"NMm' Du1er .hall iimledhtely tile
rlotitious Neme bg1att'8tiona for the loeation, and win
file s1111lar reqi.trations tor any additlonal store. opened
pur.uant h.rota. ~oyne 'l.8f.r chall cxcoU\:o any con..nt.
requirecS for the 11.~n Aq\l1:r.d riling.. Dealer herlt;ly
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paraljJ:reph.
.hall not
any of the
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Ivn.. to WLthl1~',~JJ4 ""t,;.lc. Lon 111l1l.1111'..ly upon d...nd
froll lMIoyn. l1.lltplll'llu.litl \o.'lu\ilr.ph 1 hn.or.
14. IJDARl~l".';' ..aiiit'f.'t~ for bllII1.r',.- fdthtlll .nd
t1..1y Plrtorm.noe of III it. obll\illtion. to LtlIOynl
1110por, both Wld..JI:' tlbi. A,ltauent ana othnvi.., Deller
.blll providl LelaoyU U....,u, It: ,.t:U..ent, vU:h thl
wrLtt.n Gu.r.nty 1n ~ tora Itt.oh6d her.to.
211. ~t ..thh A\ilreUent aontaln. th.
full In4 iin~ bltt:vAAn thlA ~rUIII her. to aM
ther. ar. no otbP: ,a\lnqMite, onl or ttrltt.n. Tbb
AfJl:'I.-ant ohal1 bl ~rpri~~ fairly b.tv-.n the pelL'ti..,
not 1n favor of .no~~~ln.t .1lb1 of the partl!l' or thl author
blrlOr en4 lIhaU.., ,QQ~.d unIler l:hii lawl of 1:h1
Clouonw..1th !;If ',' /)11.y1 .. J;~. . In lnterpntlnq thl,
AgrleIHnt, tbl"l~. It lib l:~fncludl thl plural, .n4 the
plu....l .bllll inql . the I iflvtb. Ir , ..elouline IIIhea inolud.
rllli-nul, Ind f~l .. 8hall' JI\OlUdl 1lI1110uUnl.
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Df WITNESS ;~, th~, ~~ti811 horeto, 'inl:en4in\l to b.
lev.lly bound t1,fiby;--t1IVO IIdt .the1r hend. atJd ..all on 1:he
clay and yell' fii\llt~v. writ...
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'l'll:l:a' cru~"I(:~t~I;~S.VOri' '~i~ J~l.Y or\"('.,.rLL-l.}.'~_4.1..
bY aMEI T. o' ,(berre.lftatter Gua~an~~OJ1fll
sUlna co., 'XNCl'iJ~lj~~~Lnaf~ : a Lemoyn. B~".per.).
lUlCl'l'ALS I !,,:/:;:k~?~:~!' " " "" 'I, ' :,
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i't the X'eq1iUft.':cl th.GU.lrantor, J..olllOyn, Blo'per baa
.ntend into a o_ttil1'i). Ll.c.mae lI.9reellont un&er date 01: "aroll
:11, UIo4, with 1\44 no..' lledoSlngiXne. (h.r.ll~ft.r .0..1:111"
"1e4 !to.."). ~.~~on ,tlh.G~arantor, "int.odinl) to be
1e'la11y bound, a~~~.. fo110'1I&1 ,
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1. ~IP'll' '.01' IlDRR~r GUIITllnt:Or h" reedve" "
oopy of thGlLlconso A\lTonmont and undorstand ita terms. .
2. G\ll\,~lt'l GUulUltor ter 1I1m..lt lind hill legal
repre.entatives, absolutely, unoonditl.onallY and
irrevooably, quarentees the JlroJllpt payJ!ent. whon dUO, or
whenever paY1lont lIlay beCOID" due under the ten. ot the
x.ioense A\lreollel'1t of all payJ!ent.. cha&"ile., exp.ne.s and
COlt. of every kind and nature, which ara ~r ~Y be due now
or in the future under tho torms of tho Ll.censo flgroelllont,
any a'ln.lnonts or documents related to the Ll.cen.e
A\lTeolDont, lnoludlng the LeaSO Agreement betwll.n R.d RO.'
and Anthony A. p.trarca, or MY other transaotion between
~moyn. Sleeper a~d Rod Rose dl.reotlY or indirectlY r.lated
to the License, 1\gt"C!AlDentl and the cOlDplate Bnd timdy
perforr.Janoo, sad'lltaetlon' and ob.ervat1on of the term. and
oonditiono or ttil( pG,~ornQnoe, IIothfoetion and observation
of the tems and: ~on4itl.OnB of the I.icen.. Agreoment and
related obligations eri.inl) by rORsonof the Ll.c.ns.
A9nem.nt, requirM to be potfoX'J\\ed, lIatlsUed or ol:lserved
by Red Rose.,. , ',. ,; .. '
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:). S:OVF.RAGif(6F ~ARANn I 'l'biB guannty e)(t.nds to any
and all liabill'ty which Red Jl,oBe has or may have to Lellloyne
Sleepel: by matterll ooow:rlng durill':! UIO te.rv. of t.he lie.nDS
A9n8IDent (inc:t~ding. any renewal terlllS) or by lIatterl
occurrin'l after tho expiration of the te~,(ot renewal teX'll)
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'llbl1 9'lannty .~ "ito anyl .UOCUl.lor or ,...iqnl. of RDd
, b.., .n~ to ani "~I.on,il .s~ ....n.wal.' af thl Lioln..
a.vn..ent. It &1G~ '.xt.ndrJ ~tl 'any and .11 Uability vIIich
lAaoy.,_ Sleeper aay, 1hCl.lr a. . A8ult or telatelS in any vay
U ita vuarante. 16~ any IAIIII entend int'o by Red 1\0"
lna1cSent to the Aftt'Mwnt. '
4 . RlRlORNiM&t:.Qr onA~lll 1 n the avent that Red
I\o.e faU. to ~t'tQ~, .at""y. o~ obnrv- the ten. and
condition. of the AUrMDont en4 related obliqaUonl required
to be pertoJ."1l\lld, .aU,*Ued or ob.erv.d by it, Ouarlntor vill
p...oapt.1y and 'fully porfoX1l IIlti.ty end obsorvl the
ob119atlon or obli~atLons in it. place Yithin ten (10) dlY.
01 "...itten not:1oo to curnba"lno been blued by LllIloyne
81eeper. Guaran~r lIhall paYt rebnbur.e and indllllllUy
1A1IIoyno 1l1ctlp.r for en~ and all d.~'iJ.., coate, e)(p.nses
(Lncludinll attoimey.' f..I), lOISOI end other lillbil1t1e.
.~b.Lng or roalUtl1fl9 trOD th. 'l11ul."o of R.d 110.. to
pe~fo",. utillfy of Ob..rv6 eny I;)f the teJ."Jll and condit:1ons .
of the tioon.. A~t. "
5. lfAlYllR 1(:;/. ~'ICBSI' Without noUee to or further
..sent trom Guarantor, Le~oyn. Sl..por may wftivQ any ot tho
tera~ or oondition. of the License Aqreement or rolated Red
Ro.e obl1getloni I or OOlJlp rOlJl ill. . ~(jtl:le Dt:' e"tend the tillo
or pIl)nllont ot any anount dult frolO Red Roso or the tilll of
performancll ot any ollliqoticns of Red ROI.. Thuo action.
..y b. taken by lPJIloYnn Sleoper without dillchetqinll or
otheX'Yi8o aftlloting' the obl1qa'tlonl or Guarllntor. In tho
ev.nt. liuarnnl:or 18 no longer . aharohold.r, otficGr.
cQn.Ult\nt, or' 8IIployoG of Jted Ro.. et tho tiIDo Llaloynl
Ileeper take. '.ny' 'ot tho Ikotlcn. ..t fortb in thb
paregraph, the Guenl'ltor shall have tho right to con..nt to
the aforesaid .b~ 111'\4 .uoh consent: shell nllt b.
\In....QIIon.bly wi~o14.,
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Il. l&h.~! ll'i:e01!.t'i'll 'l'hb :CJUaranty GhaU r"",lIin in full
forcs and lluee\:, and the Guarantor shall be fully
re.ponsiblo, wl.thoUt;~nrd to. any securil:y dopo.it of othe...
col lateral for the tllI1'forml!lIeo ot the ten., and conditions
of any lAne A~e~t if qu.arent'8d by LolIIoynO slllpar ,<lr
the nooipt, d,h~ltion, 8PIllication or relonl of any
.acurlty 4epolli~ 0% other obllateral, now or hereafte... held
by or: for t.erooynatJl.elllr. ' , ' ,
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7. um ,. I The. .1hbUit:y ot
Guarantor h, ~IIO '" lIIliel1 .h, elJloluh, uonUnu!n.,.,
unoonditional and unltm1ted. Le~oyno Slo.~~ .hall not b.
r.quilred to pur.ue any rem.dl.. it may have against ~.d ~O..
or lI,aln.~ any ..Clurl.t:y d.po..lI: or other col1atolral a. .
oon4ition to IInfordeaent or thil guaranty. Kor _hall
OUarantor bo dluch.'1rqod or rolll8nd by uuon or the
dboha~e 01:' l:'ol~*,'o .ot. Pof1 llnlD. tOl." Ilny nlll"n, inolluHn'1 ..
dl.oha~le 1n Ua~~, rOQGlyQrehip ot othlr proceedin,.,
a dhaU1t'111a\:ion':o~t r~lDctioh of tho ~9rQ/illlont by II trusho,
au.tadian, or oth.r'r.~res.ntat1ve in nunkruptcy, a .tay or
other enforcoment. re.triotion, or any other lreduotlon,
modir10ltion, 1npai~ent of , limitations or tho liability or
"ed RD.. or IIny 'te'lIl~Y of: lAlIoyn. 5leeper. Guarantor
e.IIUl1lee all. re8ponlsS))Uity ~or beinq IInd keepinll hlID80lr
infonod ot Rod JWIJO'd fine'no1al (Jondition and 8II0l.\tlJ/ and
of all other cl~~tonoel bearing upon the ri.k of
nonperformance by Red Rosl under the ticene. AllreelDont.
aUarantor agre.. that Lemuyne Sleep.r .hall have no duty to-
advl.e Guarentor of information known to it r81lllrdin, .uoh
olrcUlDstance or rilks.
8. stJlloRoiilM-10if OF '$'uti~nml Guarantor
BUbordlnlltes MY al:\d., 11ll. clab.----wilT~llntol: hu or 1IlllY
hava agalnst R.~ '~~~ by r~.on ot BUbrogation tor peymente
or performances u~.t thin quaranty or olalms for any othor
ra..on or oaUDO. eliarantar a9l'OOll not to eooerl:. any ola111
Which ho has or maY. bave against Red ROBe, ihcludin, olai~s
by re..on of aubord.il:\lltion undar this qUllrllnty, untH SUch
tIDI .. the pllytlilln\:. and nt'JIlllr ohli'1Atinnl;l of Il!:'d lla.. to
LeDoyne Sleeper ara tully sat1sfied and diYcharqed. In the
event Lo~oyne Sle.par ba. waived or revoked Ahy provinion of
th1s Guaranty, then the remllining provisions of thi.
A9reement .hall remain 1n tull force and effect.
, '
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9. PE~TII '~~EMJlI This ^grooment nhlll! net be
Nvoked or IIlpa ndW the duth or CUarantor or by any
prior revocation or roluaGo ot any specific obligotion
h.reunder by or a9ainst Guarantor, and ,the remaininq
obligationa ahall remain in fUll torea and et~ect.
10. NOTICJlS: 'All notiCQD rcquil."t!<:! or permitted
h.reunder IIb/)l1 bo 1n lIIrl.tin9 IIlld penonaUy dellvered or
made by addressing the Barno to thQ party to When directed by
r.giat:end or CU~i.f~ed., lIail, t'Clturn receipt r.que.t:ed. Any
p~rty Day Clhani_ t~l e4arODD to Which noticell ere to b. .en~
~y a writ:lnq d1r.b~G'~o all parti.. in a Dann.r afor8s114.
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United .t&t.. .~ ~ ,orrioo, 'or atUcial ..11 4opoaitory,
.nolo..1S in I,.' ,1..t.,l:'ec2. or certl.t1ad pupa1c2 wr.pp'lr
addr....4 .1 ab~~!i~i4.4~..~C.Pt any notio. or chln;e of
addn.. .ball be)~~~ .'r.:-~.n J:1(Je1ve4.
:~~,~,~. s~~ ~7' Ino.
';f,~h~oyn~_,,~A;: 170n
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n. VIlNUEI.:: "dU.r6nt:or,: .~a:l.e. that venue of eny .uit
an:ouvht heraund8k 'imall bo proporly laid in th. Court of
COJIIIIon Pl.aB ot ':eumbarland County, l'ennsylvlhil, &IS woll ..
an, other count.yauthlOrizOd by the Penn.ylvanJ.a RUle. of
civ.l1 Procedure.: '
12. ~: 'i'hh qUllJ."anl:y 18 bindinq upon
auanntor;---hIiI-~epreaentaHv8B and aniCJn., end 11
binding UpOIl and .eheU inul:e to the banefit of LelIIoyne
Sleeperl its QU~80re end aBBiqns. No a..iglUllent or
delegatlon by GuarantOr Bhlll release Guarantor of hi.
0):,1.19.l:1on8 und~ t:Jtie' 9\I.rih~. The tem -Red Ro..- u...s
in thi. Guaranty in~lud.. ai~ the first and any lucoelBiv.
aSlignee or nubIalSQB or Red No...
13. MOOIFId'i'~!h' 'I'll!:" guaranty l1lay ~ot be Jloditied
orally, but on~ .'~..'" wdt.1nq B1qned by Guarant:oE' IInd
Lellloyn. 8le.per.:......~d~1fir:atl.0ri. include lIny waiver. change,
discbarg., lIoditl'c:!.dtSion or ten1nation. '
IN WITNESS "~, GUl(nntor hu duly 1Ii9nld thb
9\laranty on the 4I~,lII~t.d .abo"..
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WI'l'NEIIS:
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IIcnllN 14, QUIlT INJOVMINT
IICTlQN n, U/IIIILITY O~ L/IINDLC
IIcnON II, MIICILL/IINIOUI ~IIC
Will..,
.u"....... , Holdln
T'lnd.. .1 ~""'.,
L.....,.'d'. U.n
C.nlum.. ~n.. lno
II.k... C.mm1..1c
",pll.n I. 10......
Iu........ , /11..1
J.lnl , "v..1lI UI
Wllv.,
Ind.. /II1,..m.nl
An..n.y'. ,...
In"",,"d.n
AUlh.nry .1 T.n..
GUII.nry
LANDLOIID" .nd n
IXHIIIT 'A'
IXHIIIT 'l'UNTlN
IXHIIIT 'C'
IXHIIIT 'D'
'"DIll
IICflON I, LIAIID ~II.MI.II
.ICTION I, TlIIM
IIcnON I. "INT/IIL COMM.NC.M.NT DATI
IICTION 4. L.A" VIA"
IIcTION I, ".NT
Minlmum lI.nl
'....nlll. ".nl
LII. ~.\,",.nl.
"CTlON., /IIDDlflONAL CH/IIIII311
".11 ...... T.... , AI....m.n..
MoI""'p"', C.unry. ....... ,.d.,,,, T....
lI.nl'" T....
Inll.u.nae
CamlnA" A,.. bpln...
M.n.y.m.nt or Ih.ppln. C.nt..
IICTION 7, UTILITIU.. TII/IISH IIIMOVAL
.ICTlON I. CON5TIIUCTION
L.ndl.,d'. W.rk
D.llv.1y .1 L....d ,,.mI...
Tlnlnt', Con'INGlIan
U..n.. t. Inl" L....d P..mll..
IIOTlON., COMMON /11111/111
.ICTlON '0, TlNANT'S US! O~ LIASID '1IIMII15
IICTION 1', TlN/IINT'. COIIIN/IINTI WITH II..'ICT TO OOCU'ANGV
lIonON 12, 1I1~/IIIIIS, /ilL TlII/II TIONS , MECHANIC" UEN'
IICTlON U. INDEMNITY" INIUII/IINC.
Ind.mlllll.ld.n by Tln.nt
Ind.m",II...l.n by ~ndl.1d
Publl. U.blllty In,ulI"'"
L.ndl.,d'. Ulblllry
~I' .. b..ndld In,uII""
MoINIlI Wllv" .r SublOl.d.n
"
IICTlON 14. UNI~OIlM COMMEIICI/IIL CODI
IICTlON II. AI/IINDONMENT
IIcnON II, D/IIMAOE AND DUTlIucnON
IICTlON 17. AIIIONING.. SU8LlTT1NO
...;noN II. IMINENT DOM/IIIN
1ICT10N II. DI~/IIUL T IV TlN/IINT
IICTlON ~O, IICUIIITY DIPOIIT
IICTlON ~1. NOTlC.... 'AVMINTI
IICTlON n, MOIITO/llOE IUIOIIOINATlON,
UCTlON U. CIIITI~IC/IITU O~ Lr/llIlIN'0IlMAT10N
, '
LEAliE rOR RETAIL SPACE
THIS LIAS., '~'culld II "klon, Ohio, Ihll J~ dlY 01 ..11", III , 1884, by 'nd bllw..n
"NTHONV A, PIiTA"ACA Ihmlnlh.r r.,.".d 10 II 'L.ndlo,d'I, wllh ollie.. II 171111 M.r,lmln AOld, A"'on, OH
44313, Ind RED ROlli BIDDING, INC. Ihmlnlllll II/m.d 10 u 'Tlnll"'I, wllh attic.. IIINl-UoaJu,..LemoyM,-f>A
\.M44I, !:l/ lll,.lil> 11(1/11 ()"I,J, I.Af<'l'l)(f/n/llH'j If A 1?'Ol5" V\-
-WITNEIISETIl.
IIECTION 1, LEASEO PREMISES
Llndlold h.r.by lu... 10 T.n.nllnd Tln.nll..... 'rom L.ndlord, on Ih. I.rml, cov.n.nll Ind condll/on. "I
lorth hillin, Ih. .L....d Pr.ml...' II.hown on E~hlbll 'A', Iltlchld h.rllO Ind m.d. . plrt hellol, .uch 'PIC' h.lng
wllhln . on'-llory unll Iwllhoul b...m.nl. b.lcony or muunln"lnd b.lng Ippro.lmllely 120 1..1 In wldlh Ind 70
1..1 In d.plh II m...urad I,om Ih. uI.,lor I.c. 01 .ny ullrlor w.lI. .nd 10 Ih. c.nllr IIn. 01 common w.II.. b.lng .
10111 01 8,400 .qu." '''1,
Llndlord r..llv.. 10 him.." Ih. roo' .nd ulltlor w.lI. 01 Ih. building 01 building. comprl.lng Ih. Porkvl.w PI.u
Shopping Cen"r 01 which Ihe L....d Praml...I. . pm 1I11101".lIer rl'err.d 10 IIlhe .Shopplng C.IIII1.I, .nd lu"hll
lI..rVII Il1e IIghllo pl.ce. m.IIll.ln, repulr, .nd "pllc, ullllty 11/1". pip.., dUCIl, condulu, wlrn. lunn.llng and Ih.llk.
In, OVII. undll. upon .nd Il1rough Ih. Lund Pre min. II m.y b. rouon.bly n,c,uBry or .dvlsobl. 'ollhe ..rvlclng
01 Ihe L....d P"ml... or 01 olher portion. 01 Ih. Shopping C.lllu,ln loclllon. which will nOI m.l.rl.lly Inl.riere wllh
T.nllll'. u.. 01 Ih. L....d Praml"l,
IlECTlON 2. TERM
The 111m 01 11111 Lu.. Ih.1I b. lor. plllod 01 f1v. 151 Li.n Vu,. comm.nclng on Ih. dlle L.ndlo,d d.llvlI. Ih'
Lund P"ml"l 10 Ten.nl II1."ln.h" r"""d 10.. Ih' .L.... Comm.nc.m.nt 0.11.1, unl... looner I.,mln'"d undll
Ih. condlllonl hll.ln.hor III lortl1.
Upon dllllmln'llon 01 Ih. A.nt.1 Comm.nc.m'lII O'le, L.ndlo,d .nd T.n.nl .h.lI, upon tll' IIqUIII 01 .Ilhll
PII1Y, uecule . Memorandum 01 L.... In lorm lor "cording, d..cr/blng Ih. L"led Pr.mllel, ..nlng lonh Ihe
commenc.menl Ind III",/nlllon dllll 01 Ihe 111m 01 Ihll L..n, with "new.I rlghu, If InV, .nd luch olhll lerml '1
Ih. plnl.. mutullly .gr... Thll L..lo Ihlll nOI be IIcorded, bUllh. M.morandum 01 L.ue may be,
SECTION 3. AENTAL COMMENCEMENT DATE
The dlle upon which T.nln! Ihlll be obllgll.d 10 eomm.nc. Ih. paym.nt 01 Aenl .h.1I b. known II Ih. 'A.nll'
Comm.ne.m'n! Oall" .nd .hall oceu, on Ih. urller oIl
1.1 Th. d.1I which I. 10n.y-f1v. 1461 dlYI 11111 me L..n Comm.nclm.nl OUIOI 01
Ibl Th. dall on which Tenant open I Ih. L....d P"mlll' lor bUllnlll.
L.ndlord Ind T.nenl hll.by Igr.. mil T.nlnl .hlll PlY ani (11 monm Minimum R.nlln Idvlnel on ml ,a.eutlon
of mi. L.... by T.nlnl.
SECTION 4. LEASE VEAR
.L.... v..," Ihlll mean. period 01 IWllv.1121 eonlleullvl lull e,'.ndlrmonlh.. Th. flral Lilli V..r .hlll blgln
on Ihe L.... Comm.nc.mlnl DI", IIlhl dl" oceu,. on m. n,.t d.y 01 I Clllnd., monlh: OlhllWlse. Ih. nrll LI...
V..r Ihall b.gln on Ihl 1111I dlV 01 Ihl IIrll cllendlr month alter lhl L.... Commlne.mlnl 081e. Each Iuec..dlng
LII.. Vu, Ihlll begin on Ih. InnlverSlry 01 Ihe Ilrll L..II V..r,
SI!CTION II, RI!NT
III Minimum R'1J11 hnlnt Ihlll plV L.ndlord, .1 P.,kvl.w A.nlllAccOlml, HUnllnlllOIl Nlllon.1 B.nk, Acco~nl
'01119.11111-8991, p, 0, Bo. 7220A, CI.v.l.nd, Ohio AAI92,020A, or I~eh olhl/ pl.o. .. L.ndlord m.v.
Irom 11m. 10 11m. d..lgn." .. 'Mlnlm~m R.nl' 'o,lh. L....d P,eml..1 d~rlng Ih. II/m 01 !hI. L....,
whho~1 .nv d.d~ellon, .bll.m.nl 0' ..10111
LEASE VEARS I AND 2; The I~m 0' Nln.ly-Two Tho~und Fo~r H~nd,.d .nd NolIOO Dollm
1.92,400,001 pur Lllu Vllr poy.ble IIl'Q~11 mOlllhlv IIlIIIII"'I"tl 0' S.v.n Thouund 5'1"11 Hundred .nd
NolIOO 00111,. '.7,700,001, In Idvlnee, Olllh. IIrll doV of IIch cllendar month,
LI!ASE VEARS 3 AND 41 The I~m 0' On. H~nd,.d Tho~und Elghl ftund"d .nd NolIOO Dollm
It 100,800,001, pe, Llln V..r ply.bl,'n .qu.1 munlhly Inmllmenl' 01 Elghl Thouund Four Hundr.d .nd
NolIOO Dollm 1$8,400,001. In .dvlnee, on Ih. firll dlY 0' ..eh cII.nd., monlh,
LEASE VEAR III The 1';/11 alOne Hlmdred Nine Thoullnd Two Hundlld end NolIOO 0011.111. 109,200,001
"Iv.ble In 'QI;II monlhly Illlllllm.nll 01 NIn. Thoullnd Oil. Hundlld and NolIOO DolI.r.ltO. 100,001, III
edvanc., on the 'Irll dey 01 ..eh eol,ndar month,
Mlnlm~m Renl Ind the l/11o~nll 10 be plld by Tenonl p~rl~ontto Secllpnl Send 6 hareol Ihell be prollled
on a par diem bull fa, Iny pal1101 month, prec.dlng Ihe 1111I LUll Vllr,
Ibl p.,c.nllol Renll Tenant Ihallallo pay 10 L.ndlord el 'Percenllge Rent' during lech L.... Vur, whhoul
.ny deducllon, obllement or 6eloll, Flv. PI/ceIlIIS"'1 of Oroll Sa lee In uceu 01 e nllurel br..kpolnlllhe
'minimum bull 01 lalu"" "Ihe Mlnlm~m Renl fo, Iny L.... Vur II IId~ced or Iblled lor .nv lIuon,
Ihe minimum bull of 11101 Ihall be reduced proportlon"ely, 0'011 Sllu lor any pertJ., monlh pllcedlng
Ih. IIrll L.... Vear Iholl be added 10 Oroll Solu la, Ihe llrot L.... Vllr, Th. n.Mel brllkpolnl II
Clleulelld by dividing Ih. .nn~el Minimum nenlln ellecl for I plnlc~Iar L.... Vllr by ,os. By WIV 01
IIlullrlllon, no PI/cenlage Rlnl .hall bl du. Ind poyabll In LUll Vur I until Groll 511.. rlleh..
. I ,848,000.
III On or belore Ihe 20lh day following Ih. end 0' IIch Q~aner 01 the Luu Vllr, T.nanl Ihall I~rnllh
10 Landlord a IlIlemenl of Grou Solu made d~rlng the Q~artar, vl/llled bV !he ehlel IInlnelel
ollleer 01 T.nlnl,
1111 On or belore Ihe lOll d'1Y 01 the monlh following Ihe .nd 01 ueh Leue Vur. Tononl .holl I~rnl.h
10 Landlord 0 Italement"f Orou SIIu made during the Luu Vur, vl/llled by the ehlel IIn.nelel
oHlel/ 01 Tenlnl, .nd Ihlll pav 10 undlord Iny dallclency d~e Landlord. Any l~rpl~1 paid by
renanl Ihell be credhed Igalnll enl~lng plymenll.
11111 Llndlord may elecl 10 change Ihe ,.portlng 01 Groll 511.. and Ihe plymenl 0' PI/eenllge Rlnl
Irom . Leau Velr 10 I Cllendlr Vur bull, In I~ch evenl, Ihe provlllonl 0' Secllon !llbl Ihlll
IImaln appllclble, ucept Ihlt Ihe lerm 'Cllendlr Vnr' ahlll be IUbllll~lId lor 'Leue V..r",
Grall 511.. lor Inv Iracllonll Yllrlal ru~ltlnu from I~ch elecllon aholl be peYlble on the bula 01
luch III.. ulnn~ollzed,
III') The term "Orou 511..' aholl mun !he agg,eg31e grou amount 01 III 11181 made Ind all chlrgu
lOllervlcu perlo,med In or Irom the Lund Premlnl In the ordinary co~r.. 0' b~alnlla, leu only
euh ,.'~ndl or credit lor merchlndln ret~rned II Ihe price 01 a~ch merchlndlao wu orlglnllly
Inel~d.d In G,oia SIIel, and !he Imo~r.t 01 101.. Ind e.clao IUeo 10 Ihe extent Incl~ded In IIlu.
II'I Tenanllgreu 10 preplre, for Llndlord'llnlpectlon, Icc~rallleco~nllng recordllO enable Landlo,d
10 conllrm Tenlnl' e alllemenl 01 Grall SIleo, All ,ecorda Ihlll be kepI for Ihe lerm of Ihla L"ue
and one 111 yeor Iherlllter,
2
tvll Flllu" 10 kll., .ecUIIII In~ condul 'Ieollll In~/ol 10 promplly pay Ihl full ImOUnl 01 "llclnllgl
R.nI dUI conllllullI 1 d.llullln~ llndlold mlY IlImmlll Ihll llln whhoul lurth" IIlblllly, In
Iddlllon to pUllulng III olhll ,.ml~llI, In thl IVIllIln 1.lmlnlllon 01 Tlnlnl'l ,.eo'~1 dllCloll1
I d.llcllncy In reporting which "clldl On. Pllclnl 11 %1 01 (3'011 51111 ICIU.lly ml~I, Tlnlnl
.hlll PlY, In Iddlllon to 1111 Pllelnllgl AlnI dUI, III of Lll1dlOld', COlli 01 dllllmlnlng Ind
coli. cling Ih. Iddlllonll PII"nllgl Rim,
lct ~U. Plvm.,,1I1 "Iny portion of Ihl 1110nlll1y Minimum RIIlI Ind Addhlonll Chllg.. II nOI plld by Ihl
unlh 1101 diY 01 lilY monlh, Ihan 111110 Iholl ba an Iddlllonol dolly ,unl 01 Tan Oollall ($' 0,001 for each
day unlll .uch monlhly A.llIlnd dally addlllonol,olll arQ pol~ In hili,
SECTION 8, ADDITIONAL CHARGES
Commlnclng with Ih. L.... Comm.ncamlnl 0111, rln.nt .hlll 1110 PlY Ih. lOllowlng chargn lhllelnlhlr
r.lerr.d 10 I' . Addlllonll Chllgll'l, which .hlll be conlldllod IIlddlllonll renl lor purpo.1I 01 dlllUll,
(II flu' Eltlll Te.1I 110 "'IUUDl.JJ!J1 For IIch cll.ndlr YII, or pIn Ih".ol dUllng Ih. tarm of Ihll Llall,
Ten.nt Ihlll PlY III proPOrtlonll1 Iho,a 01 III r..lllloteIO~" Ind lllOl4m.nll I.vl.d Ind ..Inlld Igllnll
Ihi lind, building I Ind III olh" hnprovlmlnll wllhln Ihl Shopping Clntar, Tln.nt'l proportion I" Ihlre
.hall b. Ih. toullmounl 0' .ueh lun IIlIl IIUllmanll mulllpl'ad by,1 'rlcllon, Ihl numa'llO' of which
.hall b. Ihe numb" of IQUIIO 'oat 01 11001 Ir.. whhln IhellDled P,amllal Ind Iha denomlnllo, of which
.hall be the numbar 01 IQuora 1001 01 rOlmble 1I00r oreo wllhln Olllhl building I I" Iha Shopping Canrlr It
th. time luch toxn ware levlod or IIlaued,
Said rill utlla tun Ind Ollelll11el1l1 Iholl bl paid by Tlnonl 10 I.lndlold In IQUO' monrhly Inltlllmlnll
on the IIrlt day 01 elch calendar mOnlh during Iha Ie 1m 0' IhllllllO, Sold chorgn .hall be b..ld upon
Llndlord'. ullmlted COlli 'or Iho real 111011 la.el Ind ..numlnll lor the cllendlr yelr. Thllmounl
due lor III plrtlal collndo, yeo" 111011 be promed on I per diem bull,
Wllhln lorty-lIve 1451 ~oYI Ifter Ihl In~ 0' IDch cllendlr year, llndlo,d Ihlll fUll1llh Tlnant wllh I
1IIIImenl 01 Ihe ICIUII .,11IlUI1l 01 Tenlnl'l proportlonale Ihlre of luch relllllllllln. Ind ..1I..mlnll
lor the preceding cllandar year, Wllhln fIItlln 1151 dlYII'ter /lcelpt 01 IIld Illtemenl by Tenlnt, Tlnlnl
Ihlll PlY to landlord Iny deficiency due llndlo,d, Any lurplul plid by Tlnlnt Ihlll be credlled Igllnll
the not enlulng Inllllll11el1l 01 llndlord'l ..Ihnlle 'or Tenlnl" proportlOnl1l Ihlre 01 luch r..1 IIl1le
tlXDI .nd 1IllIlmlnll,
Ibt ~unlclDII. Countv. SUII or Fadoro' Ta~ea: Tenant Ihall PlY III lUes IIlelled Igllnll .ny I....hold
Interest 01 Tenol1l on Iny flxlurel, lurnllhingl, equip men I, Itock.in-trlde. or olher perlonll proplny 01 any
kind owned, Inllalled or ulDd In or on Ihe lelled Premllll.
leI Rentll Toes: Shoul~ Iny governmenlll la.'ng IUlhorllY levy, IIleu, or ImpolI Iny tlX. Uelll or
IlIellmenl (olher than Income 0' IlInchl.. la.1 upon or Igllnlllhe renllll paYlble by T.nlntlo llndlold,
.Ither by way 0' IUb5111Ullon lor or In Iddlllon 10 Iny ullllng 10. on Ilnd .nd bulldlngl or olholWlll,
T.nlnllhlll pay Iny luch tu. e.clle or ISlellmenl thereol,
(dl Insullnce: Tenantag'lIllo relmburll landlord III p,oportlonlle ahare IcomplJted In th. IIml mannlr U
In SIC lion 61al Ibov'l 01 Ihe tolal Call 01 p/lmluml lor Llndlord'. Insuranc. coverlgu (ucludlng Ihe
amountthereol Inrlbutable 10 In luring Ihe Comma" Ar"l, lor which provlllon hll been mIdI In 5ecllon
6(.1 belowl.
Said Inlurlncl relmburllmlnll Ihall be plld by Tlnlntlo Llndlord In equal monthly Inlllllmenll on Ihl
IIrat dlY 01 .Ich clllndl' mOnlh during Ihetllm 01 thllllUI, S.ld chlrges Ihall bl balld upon llndlord'l
Dltlm.ted COlli lor Ihl Inlullnc. p/lmluml lor the cllendar Yllr. rhe amount dUI lor III plrtlal cllendar
yearl Ihall be pro,otld on I per diem bull.
3
Wllhln lOrly.llv, I~~, d'YI .I..r Ih. .nd 01 ..ch c.lendll y..r, l.ndlord Ih.1I Ill",'lh T.n.m wllh .
III1.n"nl 01 Ih. .clll.1 ""o11nl 01 Tun'I1I'1 prop'l,,'onlle 111111 01 Illch Inlllr.nc. pllll1l111l11 lor Ih.
Pllcedlng c.l.ndur Yllr, Wllhln IIhun 1161 d'YI.her "c.ipl 01 r.'ll 11I11I11.nl by T.n'l1l, Tlnollllh.1I
p,y 10 L.nlllord .ny deficiency dlle L.nlllord, Any IlJIpllll p.ld by hn'l1Ilhull be cI.llllld .gull1l1lhe n,.1
,n'lllng Inll.I"t1lnl of L.nlllorll'l 15111ll.te lor Tun.Ill'lprOpolllon.lIlh.re ul "Jch Insllrance pllmlllml,
III !:.ommIlOJ\fJlJJ;l!lJIIlIIJi Tun.1I1 .grullo PlY '0 L.ndlord III propolllonlle shu/elcompulld Inlhe lAme
mlnn" .. In liecllon 6101 .bov,1 01 .11 cosU .nd "P"'IOS 01 ,very kin" .nd n'IllII p.ld or Inclmed by
Llndlo"lln upU/lllng, equipping, policing ond plolecllng, IIghllng, providing IOnlllllon, IIWI' ""',)\h,,
aervlcea for, "Ifill/lng, "pulrlng, reploclng ond l11ulrllolnlng Ihl C0ll11110n Arl.. 101 d,lInud hurllno",,' .nd
.11 olh" loclIlIll5 llud In tlllll11olnllnoncu or oPU'UIlOII 01 I'" Shopping Clnler, Such COlli .nd "PllllIl
sh.lllncllldu, bllllhollnol bu IIl11l1ud 10, Ihl COil 01: IIlulnlnullon und 11101r,llnuncl of signs; "fulI,lIlpolIl
lor Ihl Commun Areul; WUler, gll, ..wuge, eleclrlcllY .nd olh.r ullllllea Iwllhoulllmhullonl, Including Iny
Ind IlIllUge, aurvlcl, hook up, conneclion, Iv.llubllllY .nd/or sundby IllS or chargu plllllnlng 10 uml;
InOW remov.l, m.lnlel1ance .nd op,,"lon 01 .ny ',,"por.ry or "..mlllll1l ulllllYI mUI,.gtll1em leu:
compllunc. wllh rulli, reglllullons .nd orders 0' gove",l11ul1lDI ,ulhor'lle. perlDlnlng 10 .Ir POIlUlloI' control,
Including Ihe cosl 01 1110nllorlng .Ir QU.lIly; c1unlng, IIghllng, striping .nd/o,londsclplng p.vem.nl, curbs,
gun..., .Id.w.lks, d,,'nuge .nd Irrlgullon dllChu, condulIs, .nd "Ipu loclled on or .dlucunl 10 Ihe
Shopping Cemer; prell1lUlI11 for 1I0bllllY, clluullY, .nd p,opul1Y Inlullnce; plIson.1 prop"IY 1"11' licensing
I..s .nd In.lI; .udll feel .nd ..penUII lupplles; dlpreclollon 01 mulnlen.nce eOIJlpll"nl Ulld In Ihl
opellllon or mulnlln.Ilce of Ihe Coml11on AIIII; 10101 cOl11plnsollon 1I1d blnellu IIncludlng premium I for
wo,kmen'l compenlollon .nd olher Inluroncll pold \0 or on behalf 01 employens Involved In Ihe
perlo,m.nce 01 Ihe work specified In Ihll Secllon,
Slid Common Alea I.penann sholl be p.ld In monlhly In510llmenu on Ihe flm doy 0' eoch colendlr mOl1lh,
In Idvlnce, In .n 01110ul1l ..I"nolld by Londlord from lime 10 lime, Sllb5equenllo Ihe end 01 lOch culend"
Yllr, L.ndlord 5holl furnl5h rellOnl whh . 1I0lel11011l of Ihe ICluol omoul1l 01 Tenol1l'l proportlon"e shure
01 such eOlu and "pIns.. for such period, II tho loul omounl pnld by Tenol1lund" Ihls SubBlcllon lor
Iny luch Yllr Ihnll be leu Ihon tho uClUol omounl due Irom Tenonl for such Yllr II shown on such
SIO"",el1l, Tenonlsholl pay '0 Landlord the difference between.he OrnOl/nl paid by Tenonl and Iho oetlJol
ImOllnl due, luch dOflelency 10 be paid wllhln len 1101 d.ya ofter Iho furnishing of each such sutemel1l,
Ind If the totol O",OUIll pold by Tenunl hlrellnder la, .ny luch yuur Iholl ucued lueh .ctu.1 omount due
I,om Ten.1ll for lueh yeor, auch ucen sholl be credited ogoln'llhe nUl ",aloll",111I due from Tenal1l10
Llndlord undor Ihll Section,
T.nenl sgreu 10 pey .h. DC'llal amounl 01 Com",on Alia hpenBlI due hereund" lor the IIrSI L..u Vear,
Llndlord hereby leP'UlIlIl thellhe Common Ar.. hplltBl for calend" y..r 1993 wu . ,87 pur .quore
1001. The,ultar, Tenenl'. prolell Ihore 01 Common A..e hpensel Ihnll nollncreue by male then Ten
P"cenlll0%1 p" LUll V.er,
III Maneo.",enl of ShoDDlno Cen1lr: Landlord agren 10 manage the Shopping Cent" In a proluslonal end
bu.lnenllke manner, and.. economically n ponlble for th. benellt 01 Ihe Shopping C.nl.. 81 . whole,
SECTION 7. UTILITIES AND TRASH REMOVAL
(II L.ndlord Iholl p,ovlde II pan of .he orlgln.1 InllOllollon Ihe necen.ry Wiler IInll. unllory IIwer servlcij
Ind electric conductor. Ilubbed InlO Ihe La85ed P..mllu,
(bl Tenunl Ih.1I provldo, '1 In own COil, .11 necllury I.clllllu wllhln Ihe Lllsed Premlsll, "cepl 18
or.herwlu p,ovlded In Exhlbll '8'. E~cepl 85 oth..wlu provided In Ihll Secllon or Exhlbll "8' h"eo/.
Landlord shull nOI be ruponllble lor providing .ny mel..1 or olher devlclI lor Iha mllsuremenl 01 ullllllll
supplied 10 Ihe Lened Pfll11lael. Where necII..ry, Tenunl 5h.1I m.ke Ippllclllon lor and .".nge for Ihe
Inslllllllon 01 III such moters or olher devlcea,
(cl L.ndlord sh.1I nOI bo liable 10 Tenant In d.magu or otherwise II .ny one or more 0' uld ullllly IIrvlctl or
obligations hereunder II Inlerrupled or termlnllld bec.uu 01 neceuory repolll. Inll.lll1lon., conlroctlon
Ind e.p.nslon, renOl1l'1 non'plymenl 01 utility chorgll due, or .ny olh.. ceuae beyond L.ndlord's
4
"..on.bl. control, ..CIIJI .ny 01 Ihl 'o'loolno r..ullll1g !rom LlndhHd'. n.gllOlncl or L.ndlord'. non.
plym.nl lor IIld ..rvl~.., No luch hllerruPllon or lelmll1l1lon of ulHlIY ..rvlee .holl relllvl Tel1lf11 I,om
Iny 0' '" obllgollollll1l1do, Ihl. LUll,
Idl Commlnchlg wllh Ihe d~11 on which I..,,,jlold dollvo'llhe LUlld r,omleulo rOnOnl, Tlnol1l .hell p,y 'or
0". It Ihl ",111 II .velloblu 10 Ihl l.ulld i'Ioml~ol, eloclllc clI"onl."d ell olh., ullllllu ,.qullld lor Ih.
proper oporellon 01 flnel1l" bUllnou,
III rlnonl .holl poy III willi 101111, III ,;hnrglll IUIIIIlII111 IW/II I"y Ip'l"kl., ~Ylllm 111101 ~uwur ChOl1l11 charood
.golnlllhe Lould 1'11/111101,
(II Commentlno on Iho dllo on which L~ndlo/ll dlllvu'l Ih. Luud I'lOmlul 10 Tenonl, Tlnlnt ,hili pey 'or
III COlli relollng 10,.1111" removolre1luhld for Ih, plOpl/ opl/1l1011 0' Tononl'l bUllnl", Tlnef1l ,hili
contracl directly wllh I Ilpuloble, Len,jlord'ollprovlll ,.IlIu removal conlreclor opprovld by Landlold Ind
Iholl 'lcllllOIl ..,d 1.11110 removol pUlluonl 10 '~Oulollon' Ind procldur"1 p,o,"ulgelod by Llndlord. Thl
I/ollmlmloned OPP'OVO'I, reoulollon~ end procodurlllholl be IUlonoble wllhln Ihl COnll)1 0' I 11m clnl
Ihopplng cemer OPI/DIOd In 0 pro'eulonalmannor.
SECTION 8, CONSTRUCTION
lei I.iJJJllillJJ.:J..wmJ!: LOl1dlold Iholl dollvl' and Tenonl 111.11 1~~lpllho Lloud Plomllll In "1111" COli dillon,
uelpl Ihll LI"dlord Ihlll upg,.de onl 111 IlItroom 10 ADA lI.ndlluli pull" rl1all 1111 end IInoVIII
rntroomi Ind IIpol, Ixlltlng ,"lIhlg ond 11111011 lilli, Llndlo,d'l Work .h.1I bl dona I"or dlllvlry rt tll.
Leolld 1'11,"111110 Tlnolll Ind h, con/unCI Ion wllh TI"'''I'I ~o"lIIl1cllonlJl,der Subucllon Blcl h"lo/,
Ibl Qaili.JLY...2L!.QllWhJ11li!y{: Londlord ~Il011 dollver ,hll.lDlld Pllmllll on or hofore April " 1994, lubJecl
10 delaYI cauud by ICllO' God, govell1l11elll or public el1emy, labor dl~puleG, Inablllly 10 obtoll1 mallrlal
or labl1r on reolonehlllermG, lallure of Tenlll1110 perlolm Tel1a"I'1 obllgotlol1G wllh rupecI to conllructlon,
or any olher couso beyol1d Ihe conllol of Landlord, Ul1der 110 CI,eUI11610ncel ~"olllal1d'ord hi 1I0ble lor Iny
dela'( or 'allura 101lmely deliver the LlOud Pre 111 151 I ,
Icl Tenant'l COI15~lJ.!lU: Tenenl ~holl, 01 III 011'I11 upenu, perform 011 work ol1d oupply III Installation
deGcrlbed In Tel1alll'S plal1s Ind Ipeclllcatlo"s os lubmlned per Secllon O(cl h"eo/, Including, but nOI
IImhed 10, tumllure, lurnlGhll1Qs, Ipecle' equipment Ind olher lIerl1l necuury lor Ihe complellon 0' Ihe
Lund Premlns Ind Ihe proper operallon 0' Tenant's bUllnen, Alllleml lumllhed by Tel1antlhlll be nlw
and, II Iftl)ed 10 Ihe Leaaed Premlus, shall be lree Ind cleer 0' eny lien or securlly Intereat, Ten.nllhall
nOI undertake Iny cOI1~lrucllon, nor Ihell Tenant InGlall el1Y equipment olhor Ihan trode 1I)IUrl5 Ind
pellonal property, wllhoul Ilrll obtai nino LOl1dlord'l written approvII 01 planl end speclllcellonl thereto"
Therea/ler, no changu shell be mode In Tenant's plans and Ipeclllcatlol1l wlthoullhe COll51nt 01 Landlord,
Tho Ipprovol by Llndlord 01 such planG Ind ~peclllcollons Ihall nOI conllllule Ihe anumpllon 01 any liability
on Ihe part 01 Lal,dlord for Iholr aCClJ'oCY 0' their conlormlty wllh all requirement I 01 any llalUlI, law,
ordinance, rule, requlGltlol1, or olhor governmental promulgation, and Tonant sholl be oolely responslbll lor
Ihe IIml, Tenenl ,hall pay III Landlord, upon demand, IllY addlllonel cootlncutrod by Landlord as a rl5ull
of changos ,equl5led by Tenanl and eppro\led by Landlord, Tel10nl ~holl nOI commence Dny work until
Tlnanl delivers 10 Llndlo,d a pollcyllul 01 publlr. lIabllllY Ind property damage Insurance naming Landlord
15 In Insured, In limits Ind wllh tompanlOl accepuble 10 Llnulord, I building perm II 'rom Ihe Ippllcable
governing IUlhorlty regarding nld work and a consl/ucllon Ichedule Identllylng when key elemenll 01 Ihe
work will be completed, Includll1g IInal complellon. Tel1ant'l conlllucllon ShDII be completed lItlrty (301
cllendar deys efte, delivery 01 Ihe Leased Preml5ls, subJecl only III delays enumerated In Secllon Blbl
obovl,
Idl ~Icenoe 10 Enter LeU!l.d PremlsoG: Landlord may, prlo'lO III delivery 01 Ihe LeaGed PremluG, make Ihe
Lund Premlul DVlllable to Tenant 'or III work and Il1mllatlonl, 01 Tenant's Gole rlGk, and so long BDsuch
work and InslallallonG do not Interfere Wllh the con~lructlon of tho Loued Premlsos or olher building
Improvements by Landlord, Tenant sholl perform 011 of 11$ obligations under Ihls Laose le~cept 115
obligations 10 pay rem Ind olher chal'gell from Ihe dale Ihe Leoled PremlGeG ore GO mode available 10
Tenant.
5
IECTION 8. COMMON ARIAS
Landlord grlnll .. I rl~oclbll IIc",.. 10 Tlnlnl Ind T.nlnl'. CUIIOml,. Ind In~II'" \h. pri~lI.g1 10 u.. Ih.
Com,non Ar... Illcllld wllhln Ihl Shopping Clnllr, In cllmmon wllh .11 olh.,. III whllm Llndlllrd hu grlnlld 10' mlV
hlr..hlr grlnll .uch prl~lIlg... Thl IIrm 'Commlln Ar.... .. u..d In \hI. L.... .hlll m..n Ih. plrklng Ir...,
rllldwlve, pld..lrlln .Idewllke, lo.dlng dllcke. d.lI~ery "..e, Ilndlclped 1/111, Ind IlIlllhlr Ir.., Ilr Impro~'mlnll
which mlV be p'o~lded bV Lendlll,d lor Ihe CIl/11mlln UIB 01 Ilnlnll of Ihe Shllpplng C.nler. L,ndlord he/lbv re..r~..
Ih. lollowlng ,Ighll Wllh r..pecI III Ihe Commlln Ar'lI:
III 10 III.blllh r..lonlble ,ul.. Ind ,egullllonl lor Ihe u.. lh"eol,
Ibl 10 UII Ilr plrmll the u.. bV Ihl,d Plrtl.., which do nol unr..lllnlbly Inllrllrl wlU, T.n.nl'l u.. 01 111.
L....d p,.mll"l
Icl 10 clo"llr r"lrlCllhe UIB III .11 or Inv pllrtlon 01 Ihl Common Ar"l II L,ndlllrd mlV dum n.c....rv,
which do nlll unre..onlblv Inlerlere wllh !he Tenlnl'l u.. 01 \he L....d Prlml,ul Ind
Idl 10 ch.ng. Ih. IIvo1JlllI luch Cllmmon Arne, Including Ihl rlghllll'..lllnlbly Idd 10 or ,ublrlcl Irllm Ihllr
IhlP' Ind 1111, whether bV Ihe Iddllllln 01 building Imp'o~lm.nl' or Olhl,wllB. which do not unr...onlbly
Inlerllre wllh Tenlnl" u.. 01 th. L....d Preml..e.
SECTION '0. TENANT'S USE OF LEASED PREMISES
T.nlnl, Ind no one 1151, .hlll use the Lnud Pr.mllu, Ind luch IIUlh.1I b. IImll.d 10 Ih. Illllowlngl
Rllllllil. III lurnllUre, mime.... .nd '11111d b.ddlng lI.ml.
So long I' Tenlnl I. operlllng III bUllne.. In !hI Lu..d p,.ml..., Llndlord .hlll not operel.. I.... or permll 10
bl I....d or operlted In the Shopping C.ntlr Inv othlr 1I0re lor lI1e principII purpo.. 01 \he rlt.II..11 01 mll1,......
Ind bedroom.rll.tld lumllUre Ind rlllted bedding Ilem.. Thll oclull~e Ihlll opre..lv nOI IpplV 10 Inv Im.llt1nlnl
pr..enUv occupVlng Inv Ipece In lI1e Shllpplng Cenler, nor Ihlllll epply 10 Iny bUllnl.. which II occupied or will
occupy Inv Inch or locetlon In the Shopping Clnllr. nor Ihl1l11 IpplV 10 Iny pr..enl or lulu,. lenlnt who ..III Iny heml
.. contlmplllld bV !hll oclull~e which I,. In Incldenlll plrt 01 III bUIIn..I. For PU'POIII 01 \hll plrlgrlph,
"Incldlnlel" Ihlll be dlflnld .. Iny 110,. which hlllwlnty plrcenll2.0%) or II" III lu1I00r 11111 I'" dedlcllld 10
the ..I. 01 Iuch producl.
Tenlnt Igrle. 10 Ilpen III ltore lor buslnen, lullV IIxtured, stocked end IIIHed, end Iher..her to contlnuoullv
keep the Lnsld Premlus lully Ih<1ured, Itllcked Ind Itllfed, Ind to continuously conducl buslnul In '00% 01 Ih.
Luud Premllu during normal bUllnen hllura. Tenent recognlullt.. I mltlrill conelderllion to Llndlord Ih.t Ten.nt
prllduc. the mulmum aron 511el ponlble I,om the Lened Premlus during the term hereol. Ten.ntlhlll rlmeln Ilpen
Illr bUllnll~ Iln Ihe 'ollowlng days end hllurs:
A.M. P.M.
SUNDAY '2.100 6100
MONDAV '0:00 8:00
TUESDA V '0:00 8:00
WEDNESDA V '0:00 9:00
THURSDA V '0:00 8:00
FRIDA V '0100 9:00
SATURDAV '0:00 9:00
6
NOlwlllul.ndlnll Ih. fOl.golng, T.n.nl Ih.llnol b. /lQull.d 10 I.In.Y' op.n dUllnll .nv of II,. 'ol.golng haul.
whlQh f.1I on 11111 01 f.d.,.1 holld'VI 01 wh.n w..II1., do.. nOI IlIllnll T.n.nl 10 apI/II' III bu.II,... ~, 111. l.....d
I'I.lnl... ,
1'.n.nl Ih.1I nOI .ndol.., .ponlor, ..II, ottlr tor 1111, prOln'lll, .1I0w, pllmlt 0' olhlrwll. p.nlclplll 0' .nll.g.
In Inv plogllm 01 'cll~lty, whllhl/ promollon.1 0' Olhllwln, whIrl In prolPICII~1 or .cluol CUllomlrl, pmonl, or Inv
third porll.., Ih.1I un Ihl Shopping Clnllr 01 Inv ponlon Ihlrlo', Including Ihl parking IIIDI, fllr .ctl~lIlu which II.
not conduclld on thl LUlld Prlmllll or 1\ Iho Shopping Clnler .nd/or bl In~ol~ld In Iho I/onlponollon of .clu.1 01
prolplcll~1 CUllomOll, pmonl, or .nv Ihlld pOl1lO1 Iromlhl Shopping Clnllllo.nv olhuI location, Thll prohlblllon Ih.1I
bl dumld to Ipucltlcully Includo, but Ihollnol bo IImllod 10, 'cll~lllol commonly lotollod In PI 'gombling junkoll' or
IS Ihl limo orl Olholwln donomlnalud, In~ol~lng Ih. UI' ot tho porklng 01001 on a lomporory ond/or pOlmononl bull,
SECTION 11, TENANT'S COVENANTS WITH RESPECT TO OCCUPANCY
T.nonl .gl... 101
(.1 occupy Iho Leaud Premllol In u ..to .nd caroful monnor and In compllanco wilh ull oppllcol1lo 10wI, rulu,
brdlnuncu, regul.tlon. .nd oldo, of any go~ernmonlol bodlol, ond Wllhoul commlltlng o'poll11lnlng WUII:
Ibl n.lthor do nor luttlr .nythlng to bo donI or kopt In or .bout Iho LI'olld Proml50' which conl/o~onOI
L.ndlord'. lnaurunco pollclll or Incrusel Ihl prlmlum. Illorltor:
Icl kup III.how or dllpluy wlndowl, clnopv und Ilucl/lc Ilgnlllghlod unlll 9:30 p,M" locllllmo, of IDch d.v
or ullll1 . limo thlny 1301 mlnutol .hor Iho clan of ouch bUlln... d.y, whlchl~ur I. IUIOI:
(dl permll no loproductlon at lound which I. Itldlblo oUllldl Ihl LID5ld Plumllol, nor pormll odorl 10 b.
unr.Blon.bly dllpolled from Iho LlDud Premllu,
III comply wllh tho pro~lllonl of E~hlblt 'CO, unucl10d helelo and 111udo . pon horoof, ploco no Ilgnl or
lonerlng on Iho I~terlol of Iho Shopping Cenlor 0' on Iho Intorlor lurfaco of .ny wlndowl of Ihe Luud
PrOln1101 lexc.pt Ihot Tenlnt Iholl bl pl/mlllld 10 pllce profe..lonllly pllplred Ilgn. Idvenlllng III.. 01
plnlculor Itlml for nil on tho Interlol of the wlndowl In the L....d Pllmlll.l, without tho prior wrlnln
conlenl of L.ndlord, which conllntlh.1I not bl unreuon.blv withheld, .nd maintain In good rep.lr .nd
plomplly removo .nd lop.lr .ny damage CDU50d by any luch permllted Ilgns:
(II pl. co no morchlndlau, Ilgn or olhor thing In the ~eSllbulo or entry of Iho Leaud Prlmlul or on the
.Idowalks or other Common Aroas .dlacenl IholOtO or Illowhere on the o~torlo, 0' Ihe I.ulod premlsol;
Igt park Tonant' I ~ehlclOl and IIQullO .11 emplovolS to pOlk vehlclOl only In luch plocOl II m.y bo dOllgnlted
flam time to limo by Landlord for Ihe UIO of Ten.nt .nd III employeOl:
(hI keop any rafuae In proper conlDlnorl In 1110 Intollo, of Ihe Lealod Promises until tho limo Is removed, and
permit no lofuIO to .ccumulote around the e~terlor of Ihe LeDlod Plomlses;
Ul plomptly load .nd unload only from Iho rear of tho Leaaed PromllOl:
OJ conduct no eucllon, flro or going out of bUllneul IIle without Ih. prior wrll10n conlent of Landlord:
lkl pormll L.ndlOld froo ac~o51 10 the LU50d PllmllOl II .11 IIlIon.blo tllnol for tho purpou of e~amlnlng
tho lame or making alterations or repalrl to Ihe Leaaed Premis.1 that Landlold may doem nocossary fOl the
IIfoty or preservation theroof;
III .doQuBlelv hoat and coollhe Loosed Proml.~ea:
(m) caule or permit no lion upon Ihe Leased Premlsos 111d luffer no maner 01 thing whoroby tho estate, right,
and Interest of LDndlord In tho Leasod Promllos 0' .ny pan theroof mlghl bo Impal,ed;
7
(nl .ollcll no bv.ln,"ln Ihl Common Ar..., nor dl..,lbvl. h.ndblll. or olh., .d~.rtl.lng m.l1or 10 cv.lomlr.
nor pl.c. 11m. In or on .vlomobll.. In Ihl Commun Aru'l
101 p.nlclp," wllh Ind 1..111 Llndlord .nd olhl"",l.. ~omply wllh .11 ul Ih. IIrm., condlllon., r,,"h:lionl,
ragvllllon. .nd raqvl'lmln.. ul Iny gov"nmll11.' ,vlhorllY II Ih. 11m. ralll' 10 1111 Shopping C.nllr, or
Ih. VII 01 Ih. Shopping Clnllr 0' Iny p0l110nlhlllol, Inclvdhlg, bVI nOlllmllld 10, .11 p.,mll. now IlIvld
or .. .ra h.,..It., IIIVld, .m.ndad or modlllldl
(pI comply wllh all raolonoble rvlollnd ,ogulollonl which Landlord mlY hom lima 10 11m I nllblllh '0' Ihe vn
.nd clra 0' Iha LeOlod I'remlloa, Ihe Cummun A'UOI, Ind olher 'Icllltln .nd bvlldlng. Inclvded In Ihe
Shopping Cento"
SECTION 12, REPAIRS, ALTERATIONS, MECHANIC'S LIENS
1.1 T.nlnt .hlll kllp Ih. Intlra L..nd Praml... Ind 'V'1y p.n Ih"ool (UClpl roof .nd .trIMVro, which
L.ndlord hlllby .g,... 10 ropllr .nd m.lnt.ln, provld.d Ih.1 T.n.nl .h.1I nOllly L.ndlord 01 thl nlld lor
.ny .vch rop.lr. .nd Ihll Llndlord .hlll h.v. . I.lIonlbll 11m. .It" b.lng .0 notlll.d In which to pll10rm
Ih. ..m'lln good condlllon .nd rep.I" Inclvdlng, bVI I10llImllld 10, 1I00r, ceiling, Willi, Ind oil II~llJln,
Ilcllllles or .qulpmlnl cOl1\llned Iherlln, Including bUlnolllmhed 10, Iho hUllng, Ilr condlllonlng, eloclllcll,
plvmblnglnd IIWIlIYIIlI11I, Ihe IXlarlo, doorl, window "011111, .nd .011 ponlonl 0' Iho II0re 'ronl Irea,
.nd sh.1I mok.ony repl.csl11onlllhereo', ond 0' oil brokonlnd crockod gloOl which may become necaUDIy
dvrlng Iha 111m 01 Ihll Lenll, P,lor 10 vndlruklng Ihl "oremenlloned repairs 10 IIoora or machonlcel
sYltems, Tenel1l Iholl nOllly Londlord 0' laid repol'l Ind the methodology 10 be vsed In a"ecllng Iha
rapelra, Lendlord Iholl hove Iha rlghl 10 .pprove uld methodology and luch epprovol Iholl nOI be
vnreuonably wllhheld, condlllonod or delayad, II renonl IIIuSII or n.glec.. to commencs or complale
rap.lre p,omplly and adeqvallly, L.ndlo,d may moka 0' completa uld ,apolllond Tanant IhDII pay tha COlt
Iha,ool to L.ndlo,d,
(bl Tanent Iholl nOI, wllhoul Londlord'l prior wrlnon conlOI1\, moke nor pormll 10 bo mode any Dllerotlonl,
addlllonl, or Improvemen.. 10 Ihe Lund Premises,
Icl Alllmp,ovemenll by Tonont sholl become Ihe propeny 0' Llndlo,d Ind shill not be removed Irom the
L.ned Premlus, All IIlde II~lVrll, 'urnIIVII, Ivrnllhlngs Ind signs Insulled In Ihe Lealld Premlsu by
Tenant end paid lor by Tenol1l, vnleulhey hove been 10 alflxed Ihlt they ha~e become part 01 the Lealld
Premlsu, ahall remain Ihe property ot Tenal1llnd may bo "moved vpon the expiration 01 Iho lerm at this
Le.... pro~lded, however, that:
111 any 01 such Iteml may be ,emoved only II Tenant rlpolrl any damage ceund by svch ,emovall
12) Tenant shall hove Iully perlormed 11101 the covenlnu and agllementl 10 be p.rlormed by Tenlnt
end no paymenl5 are due 0' will Iherealter become dve Irom Tenlnt 10 Lendlord vndl/ the
provisions 01 this Leaso,
" T.nont lolls to remove Ivch Itoms Irom Ihe Loned Premises p,lor 10 Ihe e~plratlon or earlier tlrmlnallon
01 Ihls Lene, ell ,vch trode fI~wrel, Iv,nlwre, IUlfIlshlngland slans sholl b.come the property 01 Llndlo,d
vnlus Landlord electl to reqvlre Ihel, removll, In which cOle Tenent sholl promptly remove eeme and
rei lore Ihe Lelled Premises to Its prior condition.
SECTION 13, INDEMNITY AND INSURANCE
(e) Indemnification bv Tenant: Tenant Ih." Indemnity and hold Landlo,d harmlen from .nd again II .111010,
cost, open.. end liabilitY whauoever (Including Landlord's Call 01 defending Igalnst Ihe loregolng, Ivch
call to Include alto,ney toel) relulllng or occurring by reOlon 01 Tenant's conltructlon, usa, or occupancy
01 the Leoled Pre mil II. ucept eny 01 the foregoing IIIUltll1g I,om Lendlord', n.gllgenee 0' wllltul
mllconducl.
B
Ibl lml.mnJJJ1iJIJJllILbvJ..nfJluuj: tlndlord Ihalllndln1l111y Ind hold hnllll hlrmll.. 'rom nnd Igllllll 11110",
COil, uplnll Ind IIlblllly Whlnolvlr IIncludlng hnlnl'l COlli 0' de'lndlng Iglln" thl lorlgolng, IUch
coUlo Includl Ino"'ly 11..1 '..ulllllg 0' occulllng by ,ulon 01 Llndlo,d', operlllon or mlnlglmllll 01
Ihl Shopping CI",er Ind Common AlII', UClpl Iny of Ihl 'orlgolng ,..ulllng from TlnOlll'1 nlgllglncl
or wlllul mllconducl,
(c;1 fllbJu;J.J.IIllJlJIVJIl'~/JIl'II: Tanonl, II lIu own uplnlB, 111111 IlIovlila In<1 koup In 'mcI wllh comlllnll8
ICClp1ab11 II' L~Illllor", puhllc lIablllly IilulJrancl covering Ihl LUBld PrlmllUl In" Tlnll1l'l ulllhlrlo',
wllh I cllmblnl", Ilnglo-lImll Iml!rl'/lnj'IIY In" ,"Opo"y damlgl minimum 01 $1,000,000, .nd 10 d'POIII
..Id pollcyllall lor call1llcllOl1 wllh l,andlord print 10 Ihl dalo 01 Iny uu 0' occup~ncy 01 Ih. Lund
Prlmluul by Tlnll1\, Such policy or pollclou 111allnlma l.ndlord .nd hnol1l II 1r1lU'Idl .nd Ihlll bur
.ndolllmlnll 10 Iha ulllcl Iha 1r1lurl' .grall 10 nOII'y tlndlord nOI II" Ihln Ihllly 1301 dlyl In .dvlnco
01 .ny clncllllllon or modlflclllon Ihollol.
(dt L.I1JgJm:Jj~J,JJIJlIJjW: Nlllwllhlllndlng Iny olhlr provlllon conluln.d Inlhll L.... 10 Ih. COlml,.", Undlord
.hlll nOI bllllbll 'or Iny:
III dlmlgo '0 Tonon!'~ proplrly locllld In Iho llllod Premllll or petlonll Injury 10 Tenlnl, III
employ III or IgOnll, or any third ponlul, roglrdll.. 0' Iha COUll 0' luch damago, uC'PI luch
dlmlgl II ruulll 'rom Llndlord'l nogllglncl or ~llIlIul mllcollducl; IIor
(21 ICII or omllllonB 01 olhor Ilnan18 0' Ihu Shopping Clnlor; nor
131 condlllon ot Iho Loa80d Prumllel whalloovCl, unllBII.andlord IB r08ponBlblo tor Ihl ropllr Ihorlol
Ind hlB tlll.d 10 mako luch repllr liter nOllco 'rom T.nan! 0' Iho nood Ihoro'or, Ind uplrlllon 0'
I ralBonlbl1 limo tor Iho making 01 luch ropalr,
(el Fir. l!o El<luruJ.D.d.J:9veraga InMJ!lllK!l: landlord IgreoB 10 carry pollcleB InBurlng Iho Imp,ovemenu on Ihe
Shopplnu Centor agolnBI 'Ir~ and luch olher pe,IIB BB Ire normally covered by extendad coverage
endorBemellls In Il1e cOUllIy whero Ill' Shopping Celller IB locI led, In an amoulll equal 10 II leBBt ElghlY
Percanl 180%1 01 Iho Insurablo valul 01 Buch Improv.manll, logolher wllh InBurlnco agaln81 such olher
rlBI<s Uncludlng loss 0' rellll and In luch amountl BB llndlord dBOmB Ipproprllla, landlord ogren 10 pay
Ihe lire and extended COverago Insuranco Bubjecllo flecllon 6 01 IhlB luau,
III Mulual Walvcr 01 Subroantloa: Land/ord ond Tenant oach Igreo 10 cause 10 be Indudod In thal"elpecllve
pollcl08 01 liro and .xtended covorag. Insurance the Ig/oemanl 01 Ihe l8Iuar Iharlol lholllld pollcln Ihall
nOI bo I,.valldotod by a walvor at claim by Ihe In8urad Igalnullha Landlord or Tenanl, BB Ihe cne mlY be,
and oadl will furnish evldonco Ihereot 10 Iho other. In Iddlllon 10 Iny olher walvor herein, Landlord and
Tenln! each heroby walvl any claim Igalnsl Iho olhar lor Iny loss rasulllng from any CIUBe, Including Ihe
negligence 01 the olher, 10 Ihe OXlent 0' Ihe Inlurance proceads IVlllable Iherelor,
SECTION 14, UNIFORM COMMERCIAL CODE
IINTENTIONALL Y OMITTEDI
SECTION 15, ABANDONMENT
Tenlnl Ihall nol Vlcalo nor abandon the Lelled Promises BI any lime during Iha lerm 01 IhlB Luau, nor permll
Ihe Lel8ed Premlus 10 remain unoc~upled '0'1 period longer Ihan lony.llve (451 consecullve daYI during Ihe lerm 01
Ihla LeIU, II Tenanl shalllbandon, vacale or Burrender Ihe laaBod Premlsel, or be dlBpo55e8led by procen 01 Ilw or
olherwlse, Iny pe'Bonal propelly belonging 10 Tanant and left on Iha Lea led PremlBeB shall, Bllhe opllon of Llndlo,d,
be deemed abandoned and available 10 landlord 10 uso or lelllo ollBel renlal amounu due and paYlble, Should Ihe
leas.d PramlBes be presumed 10 bo vacaled or abandoned, llnd/ord hal Iha righI, Wllhoul being held B8 lrespl8slng,
10 eMer Ihe LUled Promllel, NOlwlthstandlng Ihl lorlgolng, renenl shill nOI be de.med 10 havI veceled or Ibendonld
lI1e Le"ld Prlmlses In eny Inllanca where such vecstlon or aberldonmlnl occurred n I rllull 01 cl,cumlloncu Cluud
by the negllgencl 01 Landlord,
9
SECTION 10, DAMAClE I. DESTRUCTION
It Ih. LII~ud Pr.mlns .r. dOl11ag.d by .ny plrll cov.r.d by Bllndald pollclus 0' IIr. .nd ollnd.d cov'l.g.
Insuranc. 10 .n '~IIf1\ which Is I.u Ih.n TW'llIy,llv. PIIC.1lI 125%1 at Ih. COBl 0' tlplac.m.nl In d.lIrmln.d by
L.ndlo,d'. Insur.rlo' Ih. L.HIl' Pr'l11lau, Ih. d.magu Ihall, ,"C.pl u h.rllnahlr provldld, IHomplly bl r.palr.d by
Llndlord, 1\ L.ndlord's "II'"U, bUlln no .v.nllh.1I LalHUOld b. IIQulled 10 rlp.lr 0' IIllllC.1 Tln.IlI'. .Iock In Ir.d.,
!radu II_lUlU, 'uml""., "Jlnlahlngs, II11Jlpm.nl, Il'Isonal'llopIIlY, or Inuhoh! IrnprOVll11lnll, II
101 Iho l.uDs.d PI.l11laaa srI dsnllJgud by sny COUI. In 1111/ O~1111l101 Tlwnly,llvo I'Dlco1ll12U%1 or mor. ollhs
COBl ot r.placumenl ot Iho l.ealod PrUI11III1S, or
Ibl Ihu bUildings In Ih. Sha/lplng CUlllar aru dSl1laQud by any causu .0 Iho U~I'1lI 0' flhy P.rconl 150%1 or
more 0' Ih. COBl 01 replac.m.nl,
L.ndlord I11I1Y .lucl .llher 10 rupalr or r.bulld Iho Lund Prul11lua or .hu buildings In .he 5hopplng CUIlIur, II Ih.
CIIBU moy b., or 10 IIrmlnll. Ihla LOlli. upon glvllIg nOlle. 0' auch ".Clion III wrlllng '0 TUI1DI1l wilhln sl~.y 1601 d.ys
.tllt .h. .V.f1\ c.uslng Ih. demeg.,
It Ih. clBuallY, IIpulrlng, or rabulldlng shall IIndur Ih. Lenlud Pramllu ul1lunDllIable, In whulu or In parI, .
proponlonal. aballl11'llI 0' Minimum R.nt shall bu allow.d unlillhu daiS Landlord complllus Ih. r.polrs or I.bulldlng,
" Landlord Is req'Jlred or el.cls 10 IIpalr Iho Leaud Pr.mlul, Tananl Ihall repal,' or roplacu III alack In !lade, !rllde
II.IUII., turnllur., 'urnlshlngs, '"UIPIllUIll and personal property In a manner snd 10 al luss. . cOlldlllull .qu.llo Ihal
prior to lIB damage or dumucllon, and Ihu proc.uds 0' .lIlnsurancu carrlud by T.nDnl shall b. held In \run by T.n.nt
tor Ihu PU'POSD at such repslr or replacumunl.
5ECTION 17, A551GNING AND SUllLETTlNG
T.nanl sholl nol volullIarlly or IrlVoluf1\arlly aulgn, COllV..y, '110tlgsg., enCUll1har or olherwln !ran~tar .hls Luu
or .ny Imureat her.under, nor shIll T.nant allow any !ran61ar heruol or sny lI.n upon T.nant's Il1lereB\ her.under by
operation 01 lew or olhllwln, nor ehall Tenonl eublul .he LeBled Promisee or any parI ther.o', or p.rmlt Iho un or
occup.ncy 01 Ih. L.ned Premises or any parI thol.ot by any purson or .ntlly other than T.nent, wllhout .h. prior
wrll1ln conunt 0' Lendlo,d, which consent shall nOl b. unrUD60nsbly wllhheld, It Landlord conunu .0 any 0' Ihe
lor.golng, Ihe 11m. shall nOI b. binding upon Landlord ul1ll1 T.nsnl execules a documum agr..lng 10 remain lI.bl. under
Ih. IIrml 0' Ihls Leas., and Tens nt' s aulgn.e, lublOnel1l or olher occuponl .XUCUIIS an agrument .cc.pllbl. 10
L.ndlord whereby such .ulgn.., sublenont or other occupal1l agrees 10 comply wllh .11 the ..rms, provlslone .nd
condlllonl ot Ihll Leu. .nd 10 be bound 10 Lsndlord lor .he perlormanc. Ihereol allt luch aulgn.., sublensnt or olher
occuplnt originally oecutud this L.aSl, In Ihl .v.nl Tenanl d.laulls under Ih. lerms of \hIs L.n. Ind dealru 10 eulgn
\hIs LUll 10 Gue,enlor, II her.lneller delln.d, or In Ih. ev.nl thet T.n.nt end Guerenlor shlll.grll \hel T.n.nl shell
1..lgn Ihll Lilli 10 Gu.renlo, lor .ny other ruson, Llndlord hereby conums 10 such IIslgn,".nl WI Idvlnc. provld.d,
how.ver. \hal Gu.renlor curu Iny "ld .11 d.laulls comml".d by T.nanl b.tore aueh .ulgnm.nl b.comu el,.c.lv.,
No .uch .lIlgnm.nl will be '''Icllve end binding .gelnar Landlord, however, unlll luch Ilml U Landlord Is nOlI/led In
wrlllng Ih.lluch elllgnmlnl hu been consummalld,
Prior 10 any requ.sI tor conum by Tunantlo do any ot the abov.,m.ntlonod rego,dlng any pan or Iha whol. 0'
Ih. Lellod Premises, Tenant shall, by wrln.n no lice and Wllhoul chsrg. 01 any kind, 0/111 Ih. return 01 Ih. L.ned
PremlnB 10 L.ndlord, Landlord, wllhln II~IY 1601 dsys 0' recelpl ot said wrlnen nOllco, shall have the option to rejlcI
IIld otfer or to aCC'PI Ih. relurn at the L.asud Premlne without lunher liability upon T.nanl n 10 .h. !lrme at Ihls
LIIU,
A"y cons.m by Landlord &hall nOI conetltulI a w.lver at Ihe necRlelly lor such conl.nt 10 any aubsequent
.ulgnm.m, sublealU, conv.yance, mortgog., .ncumblBnca or othll Irsnller at Ihls LeBs, o,.ny Intereut hereundll,
or DB .1I0wlng any !raneler hlleot or any lI.n upon T.nant'6 Interesl hereunder by opllarlon 0' law or olherwls., or
permlnlng th. uu or occupancy of Ih. Lused Pr.mlsos or any pan Ihereof by allY parson or entity olher than Tenant,
no, dou It cone.llulI s waiver 01 Lendlord'e rlghllo sccepllhe Leased Premls.s as sut forth hereinabove,
10
SECTION IS, EMINENT OOMAIN
111 Iho OVlnl Ihl 5hopplng CollllI or Iny PI" IhlllOl Ihlll bo 11~'11 or condlmnld .llhll plrmonlnlly or
IImpo,.rlly, lor Iny public or Qunl'publlc un 0' pu'pou by Iny IUlhollly In IPPloprllllon procludlngl or by Iny rlghl
01 Imlnll1l dOl11ol,., Ihl 11ll11I cOll1plnllllon award IhllUfo" Including, bUI nOlllmllld 10, III dell1lU" II COl11plnlOllon
lor dlmlnullon In vBlul 01 Ihl IlUllhold, IIverllon Ind fll, Iholl bllong 10 Llndl?rd WllhoUI Iny d.dUCllon Ihlrllloll1 for
Iny PIIUnt or fUlu" 111111 01 Tlnlnl, .nd Tlnolll hlllby .lllunl 10 llndlord .11111 rlUhl, 1111, Bnd Inlll'''1 III such
.ward, HOWIVII, Tlnlnl sholl hlVI Ihl rluhllo IIcove, hOIl1 1111 conoemnlng aUlhorllY, bUlnol hom llndlor,I, ouch
compenllllon II muy blllpDlulely .worded 10 Tln8nl on accelJllI of IIll.rlupllon 01 Ton"rll'l bUllnosl Ind for moving
.nd reloclllolI upenlu, Inlhu ovonl of 0 loklng undor Ihl pow.r 01 ImlnUI1I domain 01 mor. Ihon Twol1ly,lIvo Porclnt
125%1 of Iho Luoud Promlu. or I luffld.l1Illorllon of tho Shopping Clnl.r 10 Ihol oltor IllCh loklng IU'1 thon Fifty
Pllcunt 150%1 of Iho floor IrlU wllhln III building I oru occuplod by 10nOI1l. (n cOllllllulud prior 10 Iuch liking), Ilthor
Landlord or Tonollllhall hlVI Ihl rlghllo II"nlnolo thl. leall by nollel In wrlllng given wllh/n nlnllY (001 dOYI ohll
Ihl condlmnlng DuthorllY 10kUl pOllel,'on, In which lVunt DII rellll Dnd 01 her churguI Ihlll be plO rUled II 01 Ihl dOle
01 luch lermlnollon,
In IhllVlI1l 0' I laking 01 ony portion 01 Ihl Looud Prlmll" nul rllulllng In I lermlnlllon 01 Ihll Leau, Llndlord
Ihlll Uu 10 much of Ihl proceldl o. Llndlord'l sword lor Ihe Lloud P"mlul I1I1 rlQul,od Iherufor 10 'Ulolll11e
leu lid Pllmllu 10 I complele IIchll,CIUIII unit, ond Ihll leau Ih.1I continuo In efflcl wllh rllplct 10 thl boloncu ?I
Ihl Luud Premlul wllh 0 redUCllon 0' Minimum Rel1lln proporl/on 10 Ihu portion 01 Ihl lluod Premllol loken,
SECTION la, OEMULT BY TENANT
It TonOIll folll 10 poy Mlnlmllm Rel1l, Po,cll1loge Renl or AddlllonDI ChRrgel wllhln Iln (101 dOYI I,om Ihl due
dOle or fllla to remedy Iny defoull olher Ihon Ihe poyment 01 rel1l 0' chorgua whhln flllnn I I 51 dOYI oher wrlnen notice
Irom lDndlord (unlen such deloult ClnnOI bl remedied wllhln the I 5'doy period Dnd Tenont commlnCII 10 nmedy luch
dohult within the 15,doy period Dnd dlllgel1lly PUrIU85 corructlon Ihereol, In which evenl Ihe IIrnady Ilrne aholl be
e~lended 10 Ihe lime ,ealonobly required thereforl: or II 0 ,ecelver 01 any property 01 Tenont on thl LlDled Prernlul
II Ippolnled or Tononl'l Imerellln the leaud Premlsel Is levied upon by legel procell und Te'1unl lolla within II1Irty
(301 dOYI 10 cauae Ihe vocntlon 0' Iuch appointment, levy or odjudlcallon; or If Tenont IIlel I volul1lary petlllon In
bankruplcy, dllpoles 01 all or subllontlolly III 01 III Ollell In bulk, or makel an olllgnrnent lor the benefll 01 Ita
credllora, Ihen and In uny luch Inllance, wllhoullurther no lice to Tenlnl, l~ndlord may ente, upon Ihll....d P,emll81
and lerrnlnate Ihle Llole, In the lVenl of such te'l11lnollon, tho ohllgatlonl 01 landlord hereunder Iholl cease wlthoUI
prejudice, howevlr, 10 the rlghl of londlord 10 recover Irom Tenonl ony luml duu Londlord 101 renl or olherwlle 10 Ihe
dale 01 luch enlry, ond Dlso IIQuldoted dernogel eQuol 10 any deflcllncy between Ihe true renlol volue 01 Ihl LeBled
Premlul lor Ihe une~plred portion 01 the term ond tho ,ent provided for Ihol portJon 01 Ihe lerm, dllcounted al Four
Perclnl (4%) per Innum 10 prelel11 net worth, In Iddlllon, Landlord may enter upon Ihe Leoled Premllel Wllhoul
lermlnlllng Ihll Llole ond moy rllellhern In hll own nome for the Iccounl 01 Tenant lor Ihe remolnder 01 Ihe term II
thl highest rent Ihen oblolnable Ind Immedlolely recover from Tenanl any deficiency lor Ihl bolDnce 01 Ihe lerm
belween Ihe amount lor which Ihl Lllled Prornll" were relet, 100a expenle of rllenlng lIncludlng broker Ind anorney
leOll, and Ihl renl provided hereunder, II Londlord lubmelerl eleclrlc current, gBl, or waler 10 the Leoaed PrlmllOl,
Ihen lilt Iny Ilml Tenont 10111 to PlY rlnl or other chorgOl wllhln len (101 dOYI alter Ihey are due, Landlord may, DI
hll option, In addition to Ihe loregolng ..mldlol Bnd wlthoul Iurther nOllce 10 Tenanl, CUBle lurnllhlng luch Ileculc
currenl, gas, or WOler, No lollurl of l.ndlo,d to enlorce ,/ghtl or remedl81 upon deloult 01 Tenont Iholl prejudice or
IlIecllhe ,Ighll 01 llndlord upon Iny lubuQuenl or Ilmllo, dafoull,
II Tenonlll any lime Ihollloll to poy ony tU8I, Ollessmenll, or lIen5, or foil I 10 moke any poymenl or perlorm
any ICI required by Ihll LeDle to be made or perlormed by II, la'1dlord, wllhout wllvlng or IIleoslng Tlnant Irom ony
obllgotlon or deloull llllder Ihll Leou, mlY (buI Iholl be under no obllgotlon 101 1\ ony Ilml thereelte, moke luch
paymenl or perlorm luch aCI lor Ihe'lccoum 01 ond 01 Ihe e~penle 01 Tenont, All lums 50 pold by I.ondlord Bnd DII
COlli ond expenles ao Incurred Ihall accrue InlerellII Ihe prOlenl prime rale. Irom Ihelr due dOle umll pold, lold Inlerell
to be III much Dddlllon~1 rent under Ihll leuse and Iholl be pold 10 LDndlord by Tenonl upon demond,
All rlghll ond remedlel of landlord herein enumeraled ahall be cumulallve, ond none Iholl exclude ony other
rem en I.. IlIowed It law or In equity,
11
Anv noll~1 IIqUI'ld 10 bl glvln bV Llndlo,d 10 Tlnllll undl' Itlll Se~llon Ihlll 1110 bl glvtn 10 Querlnlor 11111
OO'POIIII officII In Ihl lime mlnn., Ind Illtle ..ml Ifml .. .nv Iud, nOlle. 10 T.n.nl,
SECTION 20, SECURITY DEPOSIT
IINTENTIONALL V OMlnEP)
SECTION 21. NOTICES & PAYMENT8
Any nOllce or conllnl IIqullld 10 be given bV or on beh.1I 0' ellher p.ny 10 th. olh., Ih.1I b. dum.d given when
melled bV IIglllllld or clnlll.d mill, rllurn IICllpl requ,,"d, .dd'....d 10 Llndlord or T.nlnt, ., th, CUI m,y be,
Illhl Iddlll5l1 herelnlbove Ipeclllld, or IIluch olher ,dd,... .. m,v bl Ipeclllld 'rom llml to 11m. bV nOllcl In Ihe
mlnner herein 1Q110nh, Minimum Rlnl, Perclnl,ge Rlnl, Ind Addll/on,' Chergl' Ihlll be conllde,.d dlllv.,ld on Ihl
dllg ICIUllly received,
SECTION 22, MORTQAGE SUBOROINATION
Upon wlllten lequIII 01 nOllce bv Llndlo,d, concu"ld In bv Inv monglg.. 01 ItUIIOe 0' Ihe Shopping ClnlOI 01
bV Inv perlon, IIrm or COlporollon ""ondlng 10 be coma Iuch e monglgu or trUIIU, Tononl ogrell 10 Iubordlnolu 111
rlphll under Ihll Lvou 10 'he 1I0nl of ony mOrlgogVl 0' doodl 0' truat Ihll may hOlulte, be plocod upo" 'he Shoppl"g
Cenlll Ind Iho Luud Promlul Ind 10 any end III IdvlnCOlIO bo mlde Iherounder, Ind '0 Ih. Il11erelllhereon I"d ell
IInewell, IIplacomonu Ind o~lenllona IhuIoof, plovldod ,ho mortglgee or trullee namod InlOld mongogu 0' deedl
01 trulllhlll Igloe 10 ror.ounlzalholoOlo 0' ToninI In ,he even! of foreclolulI II Tenonlll nOlln deloull. Tenonl ell 0
egleulhol uny mortgogee or trullee may elocllo hove Ihll Louo prior 10 Iho lien vf III morlgouo or daed 0' trUll, end
upon nOllllcellon by Iuch morlgoguo or trUlIlIIO Tonon!lo Ihu offecl, Ihll Loolo Ihall be doomed pllor In lion 10 Iho
IBid motlgogo or dood of trUll, whether Ihll Leallla dated prior 10 or lubleQUenl to Iho dole of IBid mortgoge or truat
deed. Tenlnl egrees Ihll, upon Iho requesl 0' Landlord, Iny mortgagee or trullOe named In luch monUlgel or trUIl
doedl, Illhlllo~oculI Ind dallvur whotevor Inllrumul11lmoy bo requlrod for luch purpoaes Ind 10 clrry oUllhe IniOn!
of Ihll Soctlon. L.ndlord Iholl un hi. bUI effone 10 obuln ham hie Llndl' I Non.Plllurboncl Ind Anommlnl
Agrelmlnt wllhln lhlny 1301 dlY' of Ihl ulcullon 01 thl. LUll. In 1111 .Vlnl Llndlord II unlbll 10 abuln thl IIml,
Llndlard Ihlll dlllver 10 Tlnlnl, upon Tenant'. reQu",. a wrlnon reprennllllonond waltonI)' Ihlllhl Llndlord II nal
In dellull und., Ihl monglgl oglllmonl with hll Linder, Ind !lIe! no ICllon to for,c1011 on thl Shopping Clnler II
Immlnlnl or thrllunld bV L.nder.
SECTION 23. CERTIFICATES OF LEASE INFORMA nON
Al Iny lime Ind Irom lime 10 lime, Tlnan! Igrell 10 l~ecuU anrl deliver 10 Landlord, for the benelll of luch
perlonl as Llndlord ,eQUIIII, I Ilallmenlln wrlllng, lllllloclory 10 Llndlord clrtllylng any Inlormlllon pertaining 10,
or arlllng OUI 0' Ihla Laue, provided luch 'acu are trUI Ind rellanlblv uClnalnabll. Flllure to promplly comply Ihall
conllllulI I defaull.
SECTION 24. QUIET ENJOYMENT
Llndlo,d hire by covlnanu I,nd lore II Ihlt If Tlnenl Ihell plrform III Ihl cov.nanll Ind Igrumlnll herlln
Illpulalad to be performed on Tenant'l pin, Tlnant Ihallll IlIllmll during Ihl conllnu.ncl herlof have Ihe PIICllbl1
end quiet Inlo~menl end pOlunlan of Ihe Lllnd p,.mlnl Wllhoul Inv m,nner 01111 or hlndrence Irom L,ndlord or
Iny peraon or perlonl lawfully claiming Ihe L....d Premll",
, 2
UCTION :ZB. LIABILITY OF LANDLORO
II L"l<1"~,d Ihlll 111110 perlorl1llny COVlnll1l, I"m or cOl1dlllon 0' 11111 L.... upon L.ndlord'l Pllllo b. p.I1Ol,".<1
Ind, II . conStQulnc. 01 luch <1"lull, T.,111ll Ihlll ,.COV" . 11l0n.y ludgll1.nl 'Ulln..I.'l1dlord, luch judgm.l1llhlll
b. ..llltI.l! only OUI 01 Ihl PIOCI.dl 01 IDllrlcllvld upon '~Icullon 01 luch ludumllll Ind I.vy Ih"lon Igllnlllh.
righI, 1111. .nd Il1l1rlll 0' LlIlIJlord In Ihl 5hoppll1U Clnl" II Ih. 11111. m.y Ih.n bl Incumblred, In~ nlllh" l.n~lord,
nor II L.ndlord bl a plrtnlrahlll, .IlY 01 Ih. plrlnlra comprlull1g luch pllllllrahlp, Ihlll bu IIlbl. lor Iny dollcl.ncy, II
II Ul1dllllood Ihllln no lvul1llh.1I T.nlnl hive any "ghllo levy 1~lcullon .gllnll Iny prOPOrlY 01 Llndlold olhll Ihln
III Inlurlll In Iho Shnpplnu CUllllr Db hurelnbul"/I o~/lrullly Illovldud. 111 Iho .vunl 01 Ihe nlu 01 olhll trunller 01
L'l1dlord'. rluhl, 1111. ulld InluIUII In Ihu LII..d Prumll" 0' Iho 5ho/lplng CII\I II , L.nd"Jrd Iholl bl relllnd Irom .11
1I0l,IIIIY .rld obllgollol1' huruu,,~ur, Thll S,cllol1 Ihall nol b. c~nllluld 10 IImll Iny rlcovlry 101 which Imullllcl
cov".g. I. ", pl'CI,
SECTION :ZO. MISCELLANEOUS PROVISIONS
1.1 WalY.vr: No Wllv" 0' .ny condlllol1 or IlglI rlghl 0' "mldy Ihlll bl Il11pll.d by Ihl '1lIure 01 L.ndlold 10
dllCll1l I lorllllUIt, or lor .ny olher rlllon, .l1d no w,'vII 01 lilY condlllol1 or COVlnl1ll Ihlll bl v.lld
unllll II blln wrlllng Ilgnlld by L'l1dlord. No WllvlI by 1.lndlord wllh rllplcllo ani or mall IIIn1ll11 0'
occuponll 01 Ihl Shopping Clnler Iholl conllllull I wolvlI at 0' . b,uoch 01 .ny condlllol1 nor bll (1llmld
or pluded II '" e)CI.lO 01 I IUlurl brllch 01 Ihe lime condlllon or covenenl,
Ibl ~lllm1.aUJ:mJ.dJnJLQJJr: Tlnonl Iholl dlllvlI Ulllnd lurrender h, Llndlo,d pouolllon 01 Ih. Lu..d
Prlmll.. upon 1110 oplrlllon 01 Ihe Ilrm of Ihll Lilli, o"lIllrmln.lIon In Iny WIY, In II good condition
Ind IIp,'r U Ihe anme 111011 bl al the COl11rnftn~.mlnl 01 laid lorm Id.mage by II,. .nd Olh., plrlls covI"d
by Ilondord 111'1 .nd I)ldndld coveraoe InlurlnCI and Wll' .nd d.clY only uClpltd), 5hoIJld T1nalll
rllmaln In poullllon of Ihe llllld P,omllll Iltor Iny IIrmln.llon 0' Ihll LIIIII, no "nln~y or Inlt/ollln
the Luud Promllol ~holl relvlllher.from bUlluch holding oVlr Ihlll b. IvbJer.t 10 Irnmadllllllvlcllon .nd
removll, .nd Tlnol1l Iholl, upon dumond, PlY 10 Landlo'd, nallquldoled dlmlOIl, Ilum eqvll 10 doubl.
Ihl Minimum RII1l nalpe~llIod h%l/1 for Iny purlod during which Tenonl Il1ell hold Ihe Luud P"rnllu'
Iher Iho Illpuloted IEllll 0' Ihl5 LeOla 1110Y hovo 1l/l11lnoled,
(cl Tranllor ..2LJ.J!l'fu1!!i:JJnlV!lll: Llndlord Ihlll bo 1I0blo under Ihll LouII only whlla Iho owner 01 Ihe
Shopping Conlor, Ind 1/ L.ndlord Ihould ..II or olhl/wlu tllnlle, Landlord' 1II1llrell h\ Ihe Shopping C.nler
upon an ul1denoklng by Ihe IllJr~huor 0' Irlnlferee 10 bo 'lIponllble 10' .11 of tho COVllnlnlJ .nd
undenlklngl 01 llndlord, Tenenl .grln Ihol Landlord Iholl Ihlrllltlr hove no IIlblllty 10 Tanant under this
l.ue or .ny modlllcotlon or Imendmentlhl"ol, UClPI fO'luch IIlblllllu which mlghl hlVI accruld prior
to Ihe dlle 01 euch IDle or lron~IIIr of L.ndlold'llnlerlll.
Idl landlord'l llJO: Tonont, 1/ permllled by Ihe IIWI 01 Ihe 1l0IU govemlng Ihls Lelll, granu 10 Landlo,d .nd
landlord .h.1I hove. lI11n Indlor volld ..curlly Interull upon lInol1l'l IIxlurll, mochlnery, IIqulpm.nl,
goods, Wiles, merchondlse, and olhor perlonll property lor Ihl perlorm.nce 01 Ih. obllgollons 01 T.n.nl
under Ihll LulU. Landlord, In .ddltlon 10 .ny olho, remodles plrmlllld by law, Ihall have tho righI, upon
IIhuen (15) daYI prior wrlllen nOllcl 10 Tenal1l, 10 enter Ihe Lenled Premlsee 10 enlorce nld ncurlly
Inllresu, Tenonl hereby agrall 10 e)ecullluch IInanclllg Ilotlmenu and olhll Inll/umenl& nlclIlDry or
dulllble In Londlord'l dlecrlllon 10 porlect Ihe IIcurlly Intlroll horeby created, Any Itllulory lien lor IInl
II nOI horlby wolved, Ihe e~pruea ~onlrOClUII IIln heroin granted bllng In .ddlllon and lupplementary
Iherelo.
1.1 Coneumer Price In.d.u: 1/ pro vi dId In Ihll leu.lI, .n Incrlen In rlnt Ihlll be baud on Ihe 'All 111m I
Componenl 01 Ihll Cons,!mlr Price Indl~ U,S, CllY AVlrage lor Urb.n W.ge E.rnllland Clerlcol Workll"
11982.84 . 1001", 85 publllhed by Iho Bureau of 51alllllcI 01 Ihe United Slalel Departmenl 01 Labor. The
'B.IU Period" Ihlll bo Ihe monll1 In which Ihe Rlnlll Commencemlnl 0010 occvra, The B..I Period
IIm.lns Iho ume throughoul the Lea.. and .11 O)lll1llonl, The 'Currlnl Plrlod' Ihall bl Ihe filii monlh
of Ihll period lor Which an Increase Ie provided, Sold ,ent 0' chorgl Ihlll Ihln belncreued (buI never
dlcreaud) by Ihl perclnlage Increoll Irom Ihe Bale Purlod 10 Ihe Currenl Period, 1/ luch Indu Is
dllconllnuld, . comparable Index, 1/ publllhed by 0 realonable IInonclol aUlho,lly and opproved by L.ndlord,
Ihall be ulld lor making luch a cOmpUlatlon,
'3
III llLllIlJUJ:JlmmJuJIlDJI T"I.11I I.p,...,,1I I"~ ",.".nlllhll Ih.,. .,. no cl.lfna 'u, hl')~I/.UI cumml..lo"l
or IIn~.rl I... In con"",IO'1 ",llh Ih. .,"collon 01 Ihll l.... olh., Ih.n Po'ln.1I WIIII.ml wholl
comml..lon Lln~lo'~ Igr... III PlY. ""~ IU'." 11l1"~.rn"IIy LI"dlol~ .glhlll I"d hlll~ hl/11 hl,ml"l from
11I1I1blll1l.. IIlal"g '",m I"y aoch clolm, 1"c1o~I"g Ihl cOil 01 IIlO//l.y '"..,
(ul ~JJ..1ll...JJl.J'JW.I" TI"."I hal 'olly cO'"pll.~ wl1h III plovlllO"1 d. Ihll L...., rl"a,,1 mlY ".,""d Ihl.
L.... 'or onl (1 I Iddl1lo""I,"",, 01 IIvI 161 L.... VIlli, by glvl"g Wlllll" ,,011r.1 II) LI"l!lo,d 1111111 1 00
dlyl prlo, 10 'hI ..pllllloll 01 Ihl 1"111.III,,n 01 Ihll L...., 0110" Ihl 111\11 1111\11 ."d plovlllO"1 h"lo'.
"cIJlI II 10 MI"lmum Re"t. Mllllmum n'"1 .holl he ,:ulIIlllJled .""lJnlly ollhe hlgl"nl"g 01 lOch LUll V..,
II lollowl i
OPTION VEAR 11 Thl IlJm 0' O"e 'IIJ"~"~ Thl".." Tholjllllld fllIJI t!undllrl I"I! NIl/l00 0011.'1
1$ 113,400,001. pOYlhl. I" IquII mO"lhly h1l1.lIm.,,11 01 NI". ThoulOnrl four Hund,.d fifty I"I! No/l00
0011.,1 (UI,450,001, I" advI"c., 0" Ih. "'II day 01 IIch cII.ndl' month.
OPTION VEAR 21 Thl lum 01 ani Hu"dl.d a.v.nllln n,oullnd 51. HUndl.d I"d No/lOa 00111,.
($117,600,001 plYlhl. In Iquel monthly Ioaullm."" 01 NI"I Thoullnd Elghl Hundl.d .nd No/lOa 001111I
1$9.BOO,001. In Idvlncl. on Ill. ",al dlY 01 IIch col."dl' mO"lh,
OPTION VEAR 3: Th. aum of O"e HUlld'ld TWlnly.On. Thoullnl! Eight Hund,.d Inl! No/l00 001111I
1$121,000,001. payobl. I" Iqual monlllly 1"lIIl1mlnll 01 T.n Thouund Onl Hundled FitlY anI! No/l00
001111I('10,150,001. In Idvonce, on II,. ""1 doy of ..~h elllndll mOlllh.
OPTION VEAR 41 Thl Ium 0' 0"1 Hundltd T"'lnly,SIM Thnullnd and Noll00 Dollarl 1$126,000,001
PlYlbl1 In Iqual monlhly Inl"llm.n.. 0' TIn Thoulllld Flv. Hundlld Ind No/l00 00111,. U 10,1500.001.
h, Idvanel, on thl 11111 doy 01 ..ch callndol monlh,
OPTION VEAR 151 Till lum a. On. Hundltd Thirty T!1oullnd Two Hund/ld .nd No/loa 0011111
1$130,200.001. PIYlbl1 In Iqull monlhly Inlllllmlnll 01 T.n Thouund Elghl Hund,.d Flhy Ind No/l00
Doll.,. ($10,BOO,001, In adv.ncl. 0" 11111111I day 01 IIch eoll"dll monlh,
(hI 5UCCIISOIS to ASAillnJ: This Aglumanllnuru to Iha bani III 01 and .hall be binding upon Ihe portln. Ihell
heirs. succeuols. IIllgns ond legalllpllulllatlvu, lubject only 10 Ih. plovlslonsllllllcl/ng lulgnmelll
Ind sublelllng,
m Joint IIr SIVllal LlabllllVl The plrtlea to II1ls Luu. u shown on Ihe luce plllo Ind Plge 1, 110 jol"lly .nd
"vl/.lly lI.ble under .lIl1rms. condlllons. Ind covenanll 01 Ihll L.....
UI WiJm: The panlu hellby wllve .ny Ilqulllment 01 the PennlylVlnl. Llndlold Ind Tenlnl ACllo plovlde
renanl wllh e no lice 10 qui I within slaMo,lIy prucrlbld time period I upon Ihe bluch 01 anv plovlslon
hereof. IIII upllulV Igrlld thaI Ihe plovlalons 01 Secllon 1 B 01 Ihll Leau Iholl conllol Ihe notlcl
IIqulrlmenls upon blllch by Tenant.
(k) Enll,a Aoreemenl: This Lease contains Ihe anllll agllemenl of Ihe ponies ond cannOI be Amended 01
modltled ucepl by written agllemenl, renollllxpreuly acknowlldgu thaI no Ilpllsenllllonl have been
made bV Llndlord or .nyone 'Ip,asanllng Landlo,d or acting on III blha" to Tenont Ihu havI nOI been
IIduced to WIlling Ind Insened Inlo this Lun. Tenanl herlby aMpllasly walvea the rlghl 10 I5l1n Ihat
Iny sllch o,alllpreu"lIIlon "'II modi by Landlord or on his beholf.
m Atto",ev's Fus: Except 15 upreasly sel lonh In Ihlo LlOu. lOch pony oholl beer Ihe COSI 01 III own
ello",ey'l II" In the Iv'ent 01 IlIlgotlon between Iho partlll, NOlwllhotondlng the loregolng, howevl/. In
Ihe evenl ellher pony Instlluln IItlgotlon Igolnlt Ihe othar. and such IlIlgatlon ,uullsln ejudgmenlIn lovor
01 Ihe pany nOI InltllUtl"g the lame, the porty Instituting tho IItlgotlon oholl relmburu the party nol
Inltllullng tho IItlgotlon lor all atto",ey's fall. C05\5. ond upen.1I Incurred In such IIllglllon. Thll
pa,ograph sholl nol opply In any aCllon commenced by Landlo,d ogaln5t Tenant under Section 19 01 this
Leasa. In ",hlch coso Tanant 10 responsible for Landlord'l OtIOrneY5 Iou.
14
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SIGN CRITERIA
P.rkvl.w "''''' Lanc..'", P.nn.ylv.nl.
I. GENEML
A. III. Itlllnd.d Ihlllh. .Ignlng III th. 1I0ru .h.II b. d.v.lop.d In .n Im.glnlllv. .nd vlrl.d m.nner, 10
.chl.v. . vlrllly 01 Illmullllng, IIIumlnll.d 1I0r.lrOI1l .Ion. .nd grAphic., IhDraby giving .mph..l. 10 Ih.
I.n.nl .nd Ih.lr m.,chandl.. II w.II II compllinlnllno IhD ch.racID' 01 Ih. Shopping C.nlar, '
T.n.nl will provld., .11111010 Call .nd '~pln.., I lion proponl .nd Ilgn drAwing which mU'1 rac.lv. Ih.
wrln.n .pprov.1 or landlord .nd III dulon conlullanllo con'orm 10 111. crllori. har.ln. Upon r.c.lpl 01
wrln.n .pprov.1 'rom landlord, Tin ani mUlt .pply .nd hav. .pprov.d, .1 Ihu .01. COli 01 T.n.nl, .11
n.Cllllry parmlll requlrad by Ih. oov.rnlng ,ulhorlll.. pllor 10 Inllollallon,
B. T.n.ntl. raqulr.d 10 lUrrlllh and Inmll In .pprovod Idol1llllcallon Ilgn uponlh. c.nopy I..cl. I.cll1gll1.
p.rklng Ireu., In the urn dulgnmd by L.ndlord, PRIOR TO TENANT'S OPENING FOR BUSINESS WITH
THF. PUBLIC.
C. T.nanl Ih.1I lurnllh .nd Inllalllll lion, Includlno prompt malnlonanc. .nd ,cpalr, .11 01 which .hall b. th.
.01. rnponllblllty 01 renant,
e, Sign dulgn, sin, IOClllon and conlltUcll.,n .hall bs compllled In cOll1pllonc. wllh Ih. Inlltucllons,
limitations .nd crllarla contnln.d h.raln.
E. T.n.nlsh.1I nOI pOll any porm.n.nlslgn. oth., than II' own canopy sign,
II. SIGN CRITERIA
A. The m.jorlty of the copy of T.n.nt'. .Ign .h.1I b.llmlt.d 10 Ih. 1I0ra n.me, which n.me Ihall be m.d. up
of Indlvldu.lly IIghlld channell.n.,s, Copy lor luch IlDm. or IIrvlclI II .,slold th.,.ln m.y b. parmln.d
bUI, only II minor portions of Ih. copy, provld.d thatluch minor portion. 01 111. .Ign copy .ra physically
InllgrAlId with Ih. 1I0ra n.m..
B. Th. use of corporall shl.lds, cralll. logo.. or In sign I. shall b. p.,mln.d (subl.cl to Landlord'. .pprov.1I
provld.d .uch corporall shl.ldl, cram, logos or Inllgnl. Ihall not ..caed thlt 'Vlr.g. h.lghl lor sign
t.nera,
C. All .Igns and Idontlfylng marks sh.1I b. wtlf1ln th. IImllallons of th. Ilgn f.scl. p.n.1 II III forth
heroln.ftar.
O. Th. maximum helghll1f Ilgn lenors or componenll on 1I0,U Ihall not exceed thlrty.slx Inchee (36"1.
E. The aMtram. outer IImlll of Ilgn len"l, componenll, or Inslgnlo shall fall wllhln . ractangle, which
ractangl. Ihall be cenllred above on the canopy In accordance wllh th. Ironllg. of 111. Le'lId Pramllls.
Th. maximum height 01 Ih. reClBngl. Ih.1I not8Xceed Ihlrty'llx Inchos (30"1. Th. maximum wldlh 01 Ih.
roctangl. Ihall nOI aMclld s.venty-f]ve percenl (76%1 01 111. Irontag. of the L.u.d Premllls. Th.
minimum wldlh 01 Ih. rectangle Ihall nOI be leu than flIty percent (50%1 01 Ihe Ironlag. 01 Ih. Lund
Premllll or t.n 'eel (1 (i'!. whichever II grealer. l'11e IWO (2110nglldes 01 Iho ractllngl. Ihall nOI fall cloler
Ihln Ilx Inches 16"1 to the lOP Ind bonom 01 the canopy fucla panel.
F. Individual Ilgn lenll relurns Ihell project belwuen 3" end 6" and must b. flush-mounted egeln51 Ihe
cenopy, Roturn 01 allleners or componenll mUll be palnud dark duranodlc bronn.
G. The lollowlng deelgn slandards must be adhlred 10:
III 51gl1 htn.".t... n'Vll1l1l1l .,d.. IlIllIllIl dll~ dllll/HlllIe t" "/I, pllllle 0' .crylle "~II, ltim ~.p.
.nd mOUl11 dl,.clly Ol1ltt. C.,lIIPYI
121 No IIlumlnllld bo~ .Ignl will bl p.,mlllllll
131 AIII.lto'l Ihlll h.v. conc..I.1l 'l1Ichm.nl d.vlm, clip., wl,ln\l .nd 1III1.formll, No ..poud
lublng or ',m pi .h,1I b. IJlrllllll.dl
141 Sign 111111I .h,1I bl bllwlll1 3' .111' 0" '"O~' .lId ~on,.111 lOW' ul 16 M,M. n.on lublno Iqlllllo
on. 111 'ow po, 3" 0' '"o~ul
1111 Thl color 11l1llhloll 0' nllll111JhlllU .h.1I hu CIIIl/1l11111'" whh "ll color 01 Ihl Hlll.luclnl plullc 'ICI
." Ih. Ilun ,.1111:
(Ill Alll!l M,M, n.on IlIblng Ih.1I bl clll11101l1l1 by I 1I11'~onllln.d 30 "r eo M,A" H.P,E" 1 200,277
Vollll'.n,'ormll II m.y bl 'IQlllred, Q/ 111.cld b.hllld Ih. clnollVI
(71 II I. recolllmlndld Ind pre/,,"d Ihll un. ..,11 lIyll """' bl undl IIrl', ornl" or d.corlllv.
..viII Ih.1I bl .vold'll. 11.111:11111 111111I II. p,ohllllt.d,
H. Tho lollowlnu "I p,ohlbllld IVp" 01 .lullllll .Iun CIJIltlHlItlnll:
(11 Movll1g, ""'l1ll1dII1U, lOI.1I11g, /I"'JI1IlII, blc~'IIIIJ/I1II1'lolf 0' IlllUrlor wall Ilunl, or boo or clblnel'
IYPI .Ignl IIllployll1U "'I1.pll'I1I, II.I1.hll:.'" II' 1Illlllr1llUI plllllle blr.~g'ound p.nelll
121 Sign I Imploylng 11011l'''1I~ll1u Ihvk.. 1I111 Clll11ll1l11l11U, movll1U or f1lshlng IIghl', ..pond
IIC.WIYI, b.llul 1)l)~II, 1I111111l1111"", pllnllll .nd/o, nnn.llliJl11lnulld Illtl/l, lumllloul,vlcuum
lorm.d typ. plllllc IIIIU/I, 1I11111U.d 0' UllI:lpp.,1 111..lIC 11110,. or 11111,. wllh no relums and
upond ,..Ienlngsi
131 Signs l~hlblll"U Ihl nllnun, '"l1lfl' III Ilo,:all III Iho .Iun mlnutlclLlrll or In61allarl
(41 CI~lh, woo~, POPII 0' caldhOlJd .IUn., IIlckm, 1111111, Iymbllll, docals, palmod Ilgns 0'
Idlnllllclllon 01 Iny nllUIU, IIou,,,l or on 1~1.,lor ml.c.. le~cludlnlllnlarlor and utollor lurflell
0' III doo/t .ndlor wlndow.lot Ihl l...." r,.mlllll
I, Th. following I. Ih. ploCldu,. 10 b. u..d "ll "ul1 dllwlngll
111 APP,ovII 01 11011 ""Iun dllwlrlg. or wOlklng d/twlr1g1 .nd Ipeelllclllonl lor rlnanl'l l..sed
Premlsll do.. nOI conlllltJlI 'JJII'Ov.' 01 .nV "Iln wo,k, Tenlnl Ihall .ubmll 10 landlord, onl III
/lprorluclbl. IIpll dllwlng 0' "a propulld .Ign d/twlng. Ind specifications IIncludlng ..mpllI 01
mllerl.l. Ind cololl or . clllmld prll1ll, wUhl1l IhlrtY 1301 dOYI Irom thl lal1er 01 Ihe following
dltlll
iii RICIIIII 01 spar.1 laVllul drawings tromlandlord: 0'
(II) E.lcullolI 0' Ih. lilli,
All drlwll1ll' .hlll c1u,'y .how lac III on ot Ilgnl, graphic I, color, conllrucllon and IlIlchment
dellill, Co",plelllnto,rnlllonIlUlrdlng IllClrlellload requlr""lllIs Ind brlghlnellln 'oollamberts
.h.1I .1.0 b. Inclu"ld.
121 A. Inon II pOlllbl1 .l1er recslpI 0' Ihl Ilgn drawings, landlord shall relurn 10 Tlnanl onllll Sll
01 IIJch Ilun d'lwlng. wllh III sugglltad modlllculons ondlor approval. If, upon recelpl 0'
IJlJlIOVIllllun drawlnu. bearing Landlord'l comments, Tenant wlshel 10 uke uceptlon Ihereto,
T.nIJlI "'IY Ihl '0 In wrlllng, by clnllled 0' reglmred mall, oddrelsad 10 Landlord within len (' 01
dlY' I'llllllh. dill 01 /lCnlpl at such sign drawings, Unllls such aCllon 15 laken, II will ba dlemed
11111 .11 cn",,,,.nll mlde by landlord on Ihl sign drawings ore acceplable to and approved by
Tenant
2
aUARANTY
THIS OUARANTY Is made lII1d enlered Inlo Ihls 1. day of April, 1994, by ANTHONY A.
PETRARCA lU1d LEMOYNE SLEEPER CO., INC. Olcrelnarter collectively referred 10 as 'OUARANTOR ').
WIT N E SSE T III
WHEREAS, ANTHONY A. PETRAJ~CA, asundlord (herelnafler referred 10 as 'LANDLORD'), and
RED ROSE BEDDING, INC., a5 Tenlll1t (herelnafler referred In as 'TENANT"), have enLertd Inlo a Lea.le
Agreement (herelnarter 'Lea.le') daled ~ day of April, 1994, to which Lease this Guarant.y Is allnched as
Exhibit '0" and
WHEREAS, as lUllnducel11ent for LANDLORD 10 enter Into Ihe Lease, GUARANTOR has agreed 10
guaranty the full performance of all obligations of TENANT under Ihe Lease.
NOW, THEREFORE, In consideration of the eXf(;ution and delivery of the Lease by LANDLORD and
other valuable conslderalion, lile receipt Blld sufficiency of which are hereby acknowledged, GUARANTOR
hereby guaJ'l1lltees the full and prompt payment of rent and otller leasehold charges required to be paid by
TENANT pursuant to lile Lease, togelller with the full perfOrnll1J1Ce and observance of all :Covenan15 Blld
agreements conlaJr.ed In tile Le.1se and 10 be performed on the part of TENANT. This GUDrJnty shall be null
and void and of no further force and elT&t at the end of the fifth Lease Yeu, lIS the S3111e 15 defined In the
Lease, provided however. tllal Tenant under tile Lease has not been In default under tile lenns of lile I.n.se and
such default has not been cured within firteen (\5) days. more tlllUl five (5) times during such five (5) year
period. If TenBllt defaul1.5 lUld falls to timely cure more tllBll five (5) limes during such period, this Gul1l1U1ty
shall remain In full force lUld elTect for an addilionalllve (:S) Lease Years, or until luch lime as TENANT
assigns tile Lease to GUARANTOR under the provisions of Section 17 tllereof.
This Guaranty is uncondllionallll1d shall be a continuing one, without In any way being affected by tile
bankruptcy or Insolvency of Tenant, lIS successors or assigns or by the dlsa1llrmlll1ce or abandonment by a
trustee or receiver of Tenlll1t, Its successors or assigns.
The undersigned aclmowledges!hat LANDLORD may, from lime 10 time at his dlscrelion, without prior
notice to or consent of the undersigned and without in any way Impairing or affecling GUARANTOR's liability
created hereby:
(a) Change the mlll1ner, place or lime of !he payment or performance under the I.n.se or extend the
lime of payment or perfonTIllI1ce, subject to TENANT'S consent;
(b) Settle or compromise with TENANT lII1Y lIabllilies arising under the Lea'le to such exlenlll.5 II
may detennine without alTecting the liability of GUARANTOR.
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. JORDAN D, CUNNINCHAM
RotllllT I, CHIRNICO"
DUOIIAH l.. rAclO/1I
rAIO. MAcDONALD-MATtHES
M""C W, WITiljO
CUNNINGHAM &: CHERNICOJ1J1, P,C.
AliORNEYS AT LAW
2320 NORTH SECOND STREET
p,o, BOX 60457
HARRISBURG, PENNSYLVANIA 17106.0457
-
Hlllllm'TlLlf'HONE
(711) UN.))
111I NO, U.U741J5
'AH
11m m~
l1LlrHoNI
(111) 1J8.1lS71I
Hay 10 I 1911I5
R.d Ro.. Beddin9, Inc.
1101 ch.l..ford Driv.
H.chanic.bur9, PA 170155
ATTENTION I Hr. O'Leary
~e Lemoyn. Sle.p.r company Lea.. A9r....nt
~
D.ar Hr" O'Learye
A. you krIOW, th18 ofric. r.pres.nt. the int.r..e. of Le.oyn.
Sl..p.r Co.psny. Purauant to Paragraph 9(b) or the Agr..m.nt ot
March 31, 1994 (the "Agreement"), all .erchandi.. purcha.ed rrom
IAllDoyn. Sleeper 18 requir.d to be paid within thirty (30) dara rro.
date or deliv6ry. Furthermore, it amounts due for .erchand ae are
not paid within ninety (90) days trom date of delivery, Lemoyne
Sleeper haa the right to declare Red Rose Bedding, 1110" in de raul t
or the Agreement.
I have been advised by Hartin Lewy, Comptroll.r for Lamoyne
Sleeper, that as or this date, the sum ot Eighty Five Thousand Two
Hundred Forty six and 20/100 Dolllln ($85,246.20) tor lIerohandbe
purohased by Red Rose Bedding is thirty (30) days or greater in
arr.ars and that the SUIIl or Thirty Eight Thousand Fiv. Iiundred
Fourt.en and 35/100 Dollare ($30,514.35) is over ninety (90) day.
in arrears" Th. purpose ot this l.tter is to advise you that
Le.oyne Sl.eper is notifying you that you are in default of the
Aqr.em.nt" Pursuant to Paragraph 13 of the Agreement, Lamoyne
Sleep.r is required to give you notioe of its intent to deolare a
default and aeek termination ot the Agreement. This letter
oonstitutes such notice that you are in derault by railinq to pay
the sums set rorth herein. Acoordingly, you have ten (10) day. to
oure the d.rault. It the default is not cured within ten (10) day.
fro. the date h.reor, Lamoyne Sleep.r will consider the Agr....nt
in derault and br.ached, and will .xpeot rou to r.Unqu18h to
Lemoyne Sleeper all inventory in your posae88 on, tog.th.r with the
premis.. in Lancast.r, Pennsylvania"
>,
),
CUNNINGHAM &c CHI!RNICOPP, P.C.
,\TTOIlNlys,\r L,\W
Red Ro.. BaddinlJ, :rno.
May 10, 1115
Pave 'No
Plea.e adv1.e Hr. Lowy of your intent to PlY the out.tandlnlJ
oblivat10n referred to above,
Thl. not lee 1. be1nIJ forwarded t~ you by certified and fir.t
cia.. ..11"
JDC/b_
eCI Lemoyne Sleeper company
CI!RTrPIED MArL. RI!TURlf
~Cl!rPT REOUEBTI!D
NOa Z-349-!03-523
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