HomeMy WebLinkAbout00-01140
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HAMPDEN CENTER, INC.,
PLAINTIFF
IN THE COURT OF COMMON PLEAS OF
CUMBERLAND COUNTY, PENNSYLVANIA
V.
LANCASTER MATTRESS
COMPANY,
DEFENDANT
. 00-1140 CIVIL TERM
IN RE: PETITION OF DEFENDANT TO STRIKE CONFESSED JUDGMENT
ORDER OF COURT
AND NOW, this -t\,sr day of September, 2000, IT IS ORDERED:
(1) The petition of defendant to strike the judgment entered against it for
$113,668.24, IS GRANTED. The judgment IS STRICKEN.
(2) The petition of defendant to strike the judgment entered against it for
possession of real property, IS DENIED.
By t~Co ,
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Edgar B, Bayley, .
Mark W. Allshouse, Esquire
For Plaintiff
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Donald H. Hess, Esquire
For Defendant
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CUMBERLAND COUN1Y
PENNSYLVftJ\JlA
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HAMPDEN CENTER, INC"
PLAINTIFF
: IN THE COURT OF COMMON PLEAS OF
: CUMBERLAND COUNTY, PENNSYLVANIA
V.
LANCASTER MATTRESS
COMPANY,
DEFENDANT
: 00-1140 CIVIL TERM
IN RE: PETITION OF DEFENDANT TO STRIKE CONFESSED JUDGMENT
OPINION AND ORDER OF COURT
BEFORE BAYLEY. J.
Bayley, J., September 21,2000:--
On March 10, 1992, plaintiff, Hampden Center, Inc., leased a commercial
properly to defendant, Lancaster Mattress Company. Section 20 of the lease titled
LANDLORD'S REMEDIES UPON DEFAULT, provided in subsection (iii)(d):
WHEN THIS LEASE AND ITS TERM SHALL HAVE BEEN
TERMINATED ON ACCOUNT OF ANY DEFAULT HEREUNDER AND
ALSO WHEN THE TERM HEREBY CREATED SHALL HAVE EXPIRED,
IT SHALL BE LAWFUL FOR ANY ATTORNEY OF ANY COURT OF
RECORD TO APPEAR AS ATTORNEY FOR TENANT AS WELL AS
FOR ALL PERSONS CLAIMING BY, THROUGH OR UNDER TENANT
AND TO SIGN AN AGREEMENT FOR ENTERING IN ANY
COMPETENT COURT AN AMICABLE ACTION IN EJECTMENT
AGAINST TENANT AND ALL PERSONS CLAIMING BY, THROUGH OR
UNDER TENANT AND TO THEREIN CONFESS JUDGMENT FOR THE
RECOVER [sic] BY LANDLORD OF POSSESSION OF THE DEMISED
PREMISES, FOR WHICH THIS LEASE SHALL BE SUFFICIENT
WARRANT: THEREUPON, IF LANDLORD SO DESIRES, AN
APPROPRIATE WRIT OF POSSESSION MAY ISSUE FORTHWITH,
WITHOUT ANY PRIOR WRIT OR PROCEEDING WHATSOEVER,
PROVIDED THAT IF FOR ANY REASON AFTER SUCH ACTION SHALL
HAVE BEEN COMMENCED IT SHALL BE DETERMINED THAT
POSSESSION OF THE DEMISED PREMISES SHOULD REMAIN IN OR
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99-2840 EQUITY
BE RESTORED TO TENANT, LANDLORD SHALL HAVE THE RIGHT
FOR THE SAME DEFAULT AND UPON ANY SUBSEQUENT DEFAULT
OR DEFAULTS, OR UPON THE TERMINATION OF THIS LEASE OR OF
TENANT'S RIGHT OF POSSESSION AS HEREINBEFORE SET FORTH,
TO BRING ONE OR MORE FURTHER AMICABLE ACTION OR
ACTIONS AS HEREINBEFORE SET FORTH, TO RECOVER
POSSESSION OF THE DEMISED PREMISES AND TO CONFESS
JUDGEMENT FOR THE RECOVERY OF POSSESSION OF THE
DEMISED PREMISES AS HEREINBEFORE PROVIDED,
NOTWITHSTANDING ANYTHING CONTAINED IN THIS LEASE TO THE
CONTRARY, THE RIGHT OF LANDLORD TO INITIATE AN AMICABLE
ACTION OF EJECTMENT AS SPECIFIED ABOVE SHALL NOT
PRECLUDE OR LIMIT LANDLORD'S RIGHT TO INITIATE AN
AMICABLE ACTION FOR RENT. (Emphasis added.)
The lease consisted of thirteen pages with an additional nineteen pages of
exhibits. On December 5, 1996, the parties entered into a three page LEASE
MODIFICATION AGREEMENT, The modification extended the original lease through
January 31, 1997, then as of February 1, 1997, the square footage was changed and
the term extended for five additional years through January 31, 2002. The minimum
rent was increased during each of those years with a change in the calculation of a
percentage rent on defendant's gross annual sales. The modification further provided:
All other terms and conditions of the Lease Agreement not in
conflict with the terms hereof shall remain in full force and effect.
On February 29,2000, plaintiff filed a COMPLAINT FOR CONFESSION OF
JUDGMENT against defendant. The complaint contained two counts, The first count is
a CONFESSION OF JUDGMENT FOR MONEY for $113,668.24. Count II is for
CONFESSION FOR JUDGMENT FOR POSSESSION OF REAL PROPERTY. On
March 28, 2000, defendant filed a PETITION TO STRIKE OR OPEN JUDGMENT. On
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99-2840 EQUITY
April 3, 2000, a Rule was entered against Hampden Center, Inc" to show cause why
the relief should not be granted. The order provided that the parties would proceed
under Pa. Rule of Civil Procedure 206.7. No depositions were taken. The petition was,
briefed and argued on September 6, 2000. Defendant withdrew the motion to open the
judgment relying solely on his petition to strike the judgment. A petition to strike a
judgment by confession will be granted where there is an apparent defect on the face of
the record on which the judgment was entered. Franklin Interiors v. Wall of Frame
Management Co., 510 Pa. 597 (1986).
I. Defendant maintains that there is no cognovit clause in the lease that
empowered plaintiff to confess judgment. The language defendant cites is:
When this lease and its term shall have been terminated on
account of any default. . . it shall be lawful for any attorney. . . to
appear as attorney for tenant as well as for all persons claiming by,
through or under tenant and to sign an agreement for entering in any
competent court an amicable action in ejectment against tenant and all
persons claiming by, through or under the tenant and to therein confess
judgment for the recover [sic] by landlord of possession of the
demised premises for which this lease shall be sufficient warrant.
(Emphasis added.)
Defendant correctly notes that prior to 1992 an action at law could be
commenced by filing an amicable action. Pa. Rule of Civil Procedure 1007, relating to
commencement of actions, was amended, effective January 1, 1992, to delete any
reference to an agreement for an amicable action. See Pa. Rule of Civil Procedure
1007, Explanatory Comment-1991. The within lease which was entered into on March
10, 1992, shortly after the change in procedure, does contain a provision for the entry of
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99-2840 EQUITY
an amicable action in ejectment. However, plaintiff did not file its complaint pursuant to
that provision. Rather, it filed the complaint pursuant to the second provision in
paragraph 20 which provides, that upon a default, it may "confess judgment for the
recover [sic] by landlord of possession of the demised premises, for which this lease
shall be sufficient warrant." Thus, there is a cognovit clause in the lease that
empowered plaintiff to confess judgment upon default. The judgment is not defective
on the face of the record.
II. Defendant maintains that the judgments must be stricken because, where a
judgment in ejectment for possession of real property is entered by confession, a
separate action must be brought for mesne profits. Pa. Rule of Civil Procedure 2970
provides for judgment in ejectment for possession of real property by confession
pursuant to an instrument other than a residential lease, Rule 2971 authorizes
commencement of the action by filing a complaint with a confession of judgment
substantially in the form provided by Rule 2974. When proceeding under Rule 2971,
Rule 2974 provides only for a confession of judgment in ejectment for possession of
real property, not a collateral judgment by confession for money. The Note to Rule
2971 states that "if the plaintiff seeks mesne profits in ejectment a separate action must
be brought for the mesne profits." Accordingly, the judgment entered against defendant
for $113,668.24 must be stricken. However, the count in the complaint filed for
judgment in ejectment for possession of real property by confession, and the judgment
entered thereon, was in conformity with Pa. Rules of Civil Procedure 2970, 2971 and
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99-2840 EQUITY
2974, and thus is not defective on the face of the record.
III. Lastly, defendant maintains that the cognovit clause in the lease dated March
10, 1992, did not retain its validity when it was not repeated in the modification of the
lease dated December 5, 1996. In support of its position defendant cites Egyptian
Sands Real Estate, Inc. v. Polony, 222 Pa. Super. 315 (1972), and Solazo v. Boyle,
365 Pa. 586 (1950). The issue in Egyptian Sands was whether the lessees of a
cocktail lounge had met Pennsylvania's requirement of a clear manifestation of consent
to sustain the warrant of attorney to confess judgment contained in their lease. The
Superior Court of Pennsylvania, reversing a trial court, held that the confessed
judgment should be opened because "[w]e do not feel that the circumstances of the
case suggest the clear consent necessary to sustain a confession of judgment." In
reviewing the law applicable to confess judgments, the Superior Court stated in dicta:
[w]ith respect to a cognovit provision, Pennsylvania will not presume an
intent of parties to a modified contract to perpetuate a warrant of attorney.
So/azo v. Boyle, 365 Pa. 586, 76 A.2d 179 (1950),
In Solazo v. Boyle, supra, defendants entered into a written lease of a property
from plaintiffs on which defendants agreed to mine coal and pay plaintiff seventy-five
percent of the net sale price of the coal. Upon the failure of defendants to make the
payments in the manner specified, plaintiff was authorized to confess judgment for the
amount due. Thereafter, plaintiff and defendants orally agreed that plaintiff would
remove coal from another tract, the Ed Ward farm, under the same terms and
conditions contained in the written lease for the first tract. Plaintiff later entered a
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judgment by confession for $5,023.99 that it claimed defendants were in default for coal
mined under the terms of the oral lease for the Ed Ward farm. The Supreme Court of
Pennsylvania upheld an order of the trial court striking the confessed judgment. The
Court stated:
Certainly no argument is necessary to show the abuses that would arise if
a creditor could confess judgment merely on his own allegation that his
debtor had orally granted him that power.
Plaintiff argues, however, that the agreement to mine the Ed Ward
Farm was not an independent contract but merely a modification of the
original written agreement and since an oral modification of a written
contract is permitted, the power to confess judgment must necessarily
apply to that modification, That conclusion cannot be supported in logic or
in law. It is true that a written contract may be modified by parol but it
does not follow that the warrant of attorney attaches to that modification,
***
Plaintiff will have every opportunity to prove the existence of the
oral agreement by suing in assumpsit but the mere fact that it is essential
to his claim to prove that such an agreement did in fact exist makes it
clear why the judgment by confession cannot stand.
Thus, the holding of the Supreme Court was that a confession of judgment
clause in a written lease could not be used to confess judgment for a default occurring
in the subsequent oral lease. The significant fact was that there was a second oral
lease. There was no written modification of a written lease. Accordingly, the Supreme
Court did not hold, as was stated by the Superior Court in dicta in Egyptian Sands,
when it cited Solazo, that "[w]ith respect to a cognovit provision, Pennsylvania will not
presume an intent of the parties to a modified contract to perpetuate a warrant of
attomey."
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In Windsor Park Shopping Center v. Lee, 49 Cumberland L.J, 215 (2000), we
recently held that for a landlord to confess judgment for nonpayment of rent against an
assignee of a lease, the assignee must have signed a separate warrant of attorney to
confess judgment upon default. Language in an assignment incorporating all of the
provisions of the lease will not satisfy the requirement. We relied on Ahern v.
Standlard Realty Co" 267 Pa. 404 (1920), in which the Supreme Court of Pennsylvania
stated:
The appellee is the assignee of a lease containing a warrant for the
confession of judgment against the lessee for breach of its covenants.
The assignment of it was accepted by the appellee 'according to its fully
tenor and effect.' In view of these words appellants claim the right to
enter judgment against the appellee; but this overlooks the fact that it
signed no warrant for the confession of judgment. The warrant to
confess judgment given by the original lessee is not the warrant of
the appellee, his successor, and the judgment entered against it was
properly stricken off as not being self-sustaining: Stewart v. Jackson
et aI., 181 Pa, 549. (Emphasis added.)
In Stewart v. Jackson, 181 Pa, 549 (1897), plaintiff leased a hotel to W.P.
, Jackson. The lease contained a provision for entering an amicable action of ejectment,
with a power of attorney to confess judgment in favor of the lessor and against the
lessee or any subtenant, in the event of the nonpayment of the rent as it fell due. J.G.
Lawson later entered into exclusive possession of the hotel, with the knowledge and
consent of the lessor, but whether under an agreement with him or as a subtenant of
Jackson was in dispute. Subsequently, the lessor entered an amicable action of
ejectment against Jackson and Lawson. Judgment was confessed by the warrant of
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99-2840 EQUITY
attorney contained in the lease, which was signed by Jackson, not Lawson. Lawson
petitioned to strike the judgment. Plaintiff argued that the confessed judgment against
Lawson was proper in that he was a subtenant and bound by the terms of the lease.
The Supreme Court of Pennsylvania concluded:
[w]e find no authority for entering a judgment against Lawson. He had
not signed the warrant of attorney, and his coming in as a subtenant
gave no one authority to confess judgment against him. Judgment by
confession must be self-sustaining on the record, and as there is nothing
on this record to sustain a judgment against Lawson the rule to strike it off
should have been made absolute. (Emphasis added.)
Citing these cases, the Supreme Court of Pennsylvania stated in Frantz Tractor
Company, Inc. v. Wyoming Valley Nursery, 384 Pa. 213 (1956), that:
The rule to be deduced from the decisions is that a warrant of
attorney to confess judgment must be self-sustaining; to be self-
sustaining, the warrant must be in writing and signed by the person to
be bound by it; and the requisite signature must bear a direct relation to
the warrant and may not be implied extrinsically nor imputed from
assignment of the instrument containing the warrant. (Emphasis added.)
That reasoning does not apply to a modification of a lease, as in the case sub
judice, where the judgment confessed is against the party who signed the warrant of
attorney in the lease, and the modification provided that "All other terms and conditions
of the Lease Agreement not in conflict with the terms hereof shall remain in full force
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99-2840 EQUITY
and effect."1 We find no support for defendant's position, nor does it make any sense
on the facts of this case, that the three page modification it signed on December 5,
1996, relating only to the square footage leased, the term and the amount of r~nt,
would delete the warrant of attorney to confess judgment upon default that it signed in
the comprehensive lease dated March 10, 1992. The judgment is not defective on the
face of the record.
For the foregoing reasons, the following order is entered.
ORDER OF COURT
AND NOW, this -2\1 r day of September, 2000, IT IS ORDERED:
(1) The petition of defendant to strike the judgment entered against it for
$113,668.24, IS GRANTED. The judgment IS STRICKEN.
(2) The petition of defendant to strike the judgment entered against it for
possession of real property, IS DENIED.
/
By th~C'ourt,
G
Edgar B. Bayley, J.
I
1 Contrast the facts in Scott v. 1523 Walnut Corporation, 301 Pa. Super. 248
(1982), where the Superior Court concluded that it could "[n]ot treat the cognovit clause
in [a] 1950 lease as a binding part of [a fourth 1972 extension] agreement, as it was
only in an appended document, and thus bore no direct relation to the signature [of the
lessee] on the 1972 document." Scott does cite the dicta in Egyptian Sands regarding
modification contracts as has the United States Court of Appeals for the Third Circuit in
Jordan v. Fox Rothschild, O'Brian & Frankel, 20 F.3d 1250 (3"' Cir. 1994).
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Mark W. Allshouse, Esquire
For Plaintiff
Donald H. Hess, Esquire
For Defendant
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HAMPDEN CENTER, INC"
PLAINTIFF/RESPONDENT
IN THE COURT OF COMMON PLEAS OF
CUMBERLAND COUNTY, PENNSYLVANIA
V.
LANCASTER MATTRESS
COMPANY,
DEFENDANT/PETITIONER
00-1140 CIVIL TERM
ORDER OF COURT
AND NOW, this 3cd day of April, 2000, upon consideration of the foregoing
petition, IT IS ORDERED:
(1) A Rule is issued against respondent, Hampden Center, Inc., to show cause
why the petition to strike or open judgment should not be granted.
(2) Respondent shall file an answer to the petition within fifteen (15) days of
service.
(3) The petition shall be decided under Pa. Rule of Civil Procedure 206.7,
(4) Any depositions shall be completed within thirty-five (35) days of service,
(5) Briefs shall be filed in chambers and argument shall be held on Thursday,
June 8,2000, at 8:45 a.m" in Courtroom No, II of the Cumberland County Courthouse.
(6) Notice of the entry of this order shall be provided to all parties by petitioner.
(7) All proceedings shall stay pending further 0
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Mark W. Allshouse, Esquire
For Plaintiff/Respondent
Donald H, Hess, Esquire
For Defendant/Petitioner
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IN THE COURT OF COMMON PLEAS OF CUMBERLAND COUNTY, PENNSYLVANIA
CIVIL ACTION - LAW
HAl\.1PDEN CENTER, INC.,
Plaintiff
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No, 2000-1140
LANCASTER MATTRESS COMPANY,
Defendant
CONFESSION OF JUDGMENT FOR MONEY
AND POSSESSION OF REAL PROPERTY
DEFENDANT'S PETITION TO STRIKE OR OPEN JUDGMENT
I, Plaintiff caused judgment to be entered by confession on a lease (the Instrument) in the Court of
Common Pleas of Cumberland County, Pennsylvania, on or about February 29, 2000 docketed to 2000-
1140. A true and correct copy of the Instrument is included in the complaint in confession of judgment.
2. Upon examination of documents served upon defendant, it appears that the Prothonotary entered
two judgments to the same docket number; one being a confessed judgment for money, and the second
being a confessed judgment for possession of real property.
3. Any judgment by confession in the Commonwealth of Pennsylvania, is exclusively governed by
the Pennsylvania Rules of Civil Procedure.
4. Plaintiff's judgment is defective in that there is no Rule of Civil Procedure authorizing entry of
two confessed judgments to a single docket number,
5, The only cognovit in the instrument upon which plaintiff sues relating to confession of judgment
is Subparagraph 20(d) of the Lease (Exhibit A of plaintiff's complaint), which reads in its entirety as
follows:
WHEN THIS LEASE AND ITS TERM SHALL HA VB BEEN
TERMJNATED ON ACCOUNT OF ANY DEFAULT HEREUNDER
AND ALSO WHEN THE TERM HEREBY CREATED SHALL HAVE
EXPIRED, IT SHALL BE LAWFUL FOR ANY ATTORNEY OF ANY
COURT OF RECORD TO APPEAR AS ATTORNEY FOR TENANT
AS WELL AS FOR ALL PERSONS CLAIMING BY, THROUGH OR
UNDER TENANT AND TO SIGN AN AGREEMENT FOR ENTERING
IN ANY COMPETENT COURT AN AMICABLE ACTION IN
EJECTMENT AGAINST TENANT AND ALL PERSONS CLAIMING
BY, THROUGH OR UNDER TENANT AND TO THEREIN CONFESS
JUDGEMENT FOR THE RECOVER [Sic.] BY LANDLORD OF
POSSESSION OF THE DEMISED PREMISES, FOR WHICH THIS
LEASE SHALL BE SUFFICIENT WARRANT: THEREUPON, IF
LANDLORD SO DESIRES, AN APPROPRIATE WRIT OF
POSSESSION MAY ISSUE FORTHWITH, WITHOUT ANY PRlOR
WRIT OR PROCEEDING WHATSOEVER, PROVIDED THAT IF FOR
ANY REASON AFTER SUCH ACTION SHALL HAVE BEEN
COMMENCED IT SHALL BE DETERJ\IIINED THAT POSSESSION
OF THE DEMISED PREMISES SHOULD REMAIN IN OR BE
RESTORED TO TENANT, LANDLORD SHALL HAVE THE RlGHT
FOR THE SAME DEFAULT AND UPON ANY SUBSEQUENT
DEFAULT ORDEF AULTS, OR UPON THE TERMINATION OF THIS
LEASE OR OF TENANT'S RlGHT OF POSSESSION AS
HEREINBEFORE SET FORTH, TO BRING ONE OR MORE
FURTHER AMICABLE ACTION OR ACTIONS AS HEREINBEFORE
SET FORTH, TO RECOVER POSSESSION OF THE DEMISED
PREMISES AND TO CONFESS JUDGEMENT FOR THE RECOVERY
OF POSSESSION OF THE DEMISED PREMISES AS
HEREINBEFORE PROVIDED. NOTWITHSTANDING ANYTHING
CONTAINED IN THIS LEASE TO THE CONTRARY, THE RlGHT
OF LANDLORD TO INITIATE AN AMICABLE ACTION OF
EJECTMENT AS SPECIFIED ABOVE SHALL NOT PRECLUDE OR
LIMIT LANDLORD'S RlGHT TO INITIATE AN AMICABLE
ACTION FOR RENT.
6. As plaintiff indicates in its complaint, the Lease was modified by instrument attached as Exhibit
B to the complaint (the Modification Agreement),
7, There is no cognovit in the Modification Agreement.
8. Assuming, arguendo, that the Lease granted plaintiff the power to confess judment of any type,
plaintiff's right was extinguished when the Modification Agreement (without any cognovit) became
effective.
2
9. Plaintiff's confessed judgment for money is defective for the reason that there is no authority in
any document produced by plaintiff authorizing the confession of judgment for money,
10. Plaintiff's confessed judgment for possession ofreal property is defective for the reason that the
cognovit does not authorize confession of judgment. Rather, the cognovit, at mos~ authorizes an attorney
to sign an agreement to enter an amicable action in ejectment. Plaintiff's documents do not contain any
such agreement to enter an amicable action. Even if such agreement existed, the procedure of entIy of
confessed judgment by way of amicable action no longer exists in Pennsylvania,
11. Subsequent to the Modification Agreement, plaintiff and defendant agreed to further modification
of the Lease and Modification ~bgreement. Plaintiff's claim of damages and calculation of late fees is in
error.
12. Defendant does not owe the amount of rent claimed by plaintiff; the rent was reduced by
agreement effective December 1999, Plaintiff has imporperly calculated late charges.
)3, The judgment should be stricken as a matter of law.
14. In the alternative, the judgment should be opened for calculation of damages.
PETITION TO STRIKE
15, Paragraphs 1 through 14 are incorporated herein and made a part hereof by reference.
16. The confessed judgment is defective upon its face as a matter of law.
17, The only appropriate remedy is to strike the confessed judgment.
WHEREFORE, Petitioner based on all of the allegations contained herein, moves this Court to
strike the confessed judgment and to grant further relief pursuant to the proposed order attached hereto,
PETITION TO OPEN
18. Paragraphs 1 through 17 are incorporated herein and made a part hereof by reference,
19, The amount of the confessed money judgment is incorrect.
3
20. The appropriate remedy is to open the confessed money judgment for calculation of damages.
WHEREFORE, Petitioner based on all of the allegations contained herein, moves this Court to
open judgment to permit Petitioner to assert defenses and challenge the amount confessed and to grant
further relief pursuant to the proposed order attached hereto.
Respectfully submitted,
GIBBEL, KRA YBILL & HESS
By:
Donid! ;/ 4=-
Attorneys for Defendant
41 East Orange Street
Lancaster, P A 17602
(717) 291-1700
Sup, Ct. Atty, JD, #52067
4
CERTIFICATE OF SERVICE
I HEREBY CERTIFY that on the date indicated below, I served a copy of the foregoing document
upon the person and in the manner indicated below, which service satisfies the requirements of
Pa, R.C.P. 440.
Service by First Class Mail, addressed as follows:
Mark W. Allshouse, Esquire
219 Pine Street
Harrisburg, PAl 71 0 I
GIEBEL, KRA YBILL & HESS
By: .(4/NL
Donald H, Hess
Attorneys for Defendant
41 East Orange Street
Lancaster, P A 17602
(717) 291-1700
Sup. Ct, Atty. I.D. #52067
Date: :3 /2-;> /t? <>
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VERIFfCATION
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I verify tbat tbe $talcm~nts mad<> ill tIIo fOIOl:cilll: Petition 10 Open and/or Strike Judgment are true
and correct. T unden.-tand thal fa!"" Slalements herein erc made subject to tile pQl:llllties of 18 Pa.C.S.A.
Section 4904, relating to """,",om falsification to &11lhorlties.
Lancaster MalIr<:ss Company
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HAMPDEN CENTER, INC.,
IN THE COURT OF COMMON PLEAS
CUMBERLAND COUNTY, PA
Plaintiff
NO. 2000-1140
v.
CIVIL ACTION - LAW
LANCASTER MATTRESS COMPANY,
Defendant
CONFESSION OF JUDGMENT FOR MONEY
AND POSSESSION OF REAL PROPERTY
ANSWER TO DEFENDANT'S PETITION TO STRIKE OR OPEN JUDGMENT
1. Admitted.
2. Admitted.
3. Denied. Judgments by confession in the Commonwealth of
Pennsylvania are governed by both pennsylvania Rules of Civil
Procedure and Pennsylvania Appellate Court case law.
4. Denied. Paragraph 4 contains a conclusion of law to
which no responsive pleading is required.
5. Denied. The document speaks for itself. Paragraph 5
contains a conclusion of law to which ,no responsive pleading is
required.
6. Admitted.
7. Denied. Paragraph 7 contains a conclusion of law to
which no responsive pleading is required.
8. Denied. Paragraph 8 contains a conclusion of law to
which no responsive pleading is required,
9. Denied. Paragraph 9 contains a conclusion of law to
which no responsive pleading is required.
10. Denied. Paragraph 10 contains a conclusion of law to
which no responsive pleading is required.
11. Denied. Plaintiff and Defendant did not further modify
the Lease. Plaintiff's claims for damages are calculated
properly.
~.1.::.,
l2. Denied. There was no. agreement fo.r rent reductian. By
way af further respanse, Plaintiff's claims far damages are
calculated praperly.
l3. Denied. Paragraph l3 cantains a canclusian af law to.
which no. respansive pleading is required.
l4. Denied. Paragraph l4 cantains a canclusian af law to.
which no respansive pleading is required.
l5. Plaintiff's answers to. paragraphs l thraugh l4 are
inco.rparated herein by reference as if set forth at length.
l6. Denied. Paragraph l6 cantains a canclusian of law to.
which no. respansive pleading is required.
l7. Denied. Paragraph l7 contains a canclusian af law to.
which no. respansive pleading is required.
WHEREFORE, Plaintiff respectfully requests this Hanarable
Court to dismiss Defendant's petition to. Strike or Open Judgment
and deny the Prapased Order attached hereto.
l8. Plaintiff's answers to. paragraphs l through l7 are
inco.rporated herein by reference as if set farth at length.
19. Denied. Paragraph 19 cantains a co.nclusian of law to.
which no. respansive pleading is required. By way of further
response, the Plaintiff's answers in Paragraphs II and l2 are
inco.rporated herein by reference as if set farth at length.
20. Denied. Paragraph 20 cantains a canclusion of law to.
which no. respansive pleading is required.
WHEREFORE, Respondent requests this Honorable Court to
dismiss Defendant's petition to Strike or Open Judgment and deny
the Proposed Order attached hereto.
Respectfully submitted,
LAW OFFICES OF STEPHEN C. NUDEL, PC
Lf(17/tJO
S ephen C. Nudel, Esquire
A torney ID #41 03
rk W. Allshou e, Esquire
Attorney ID #780 4
219 pine Street
Harrisburg, PA 17101
(717) 236-5000
Attorneys for Plaintiffs
VERIFICATION
I, David F. Lavipour, Vice President for Hampden Center,
Inc., being authorized to do so, verify that the statements in
the foregoing document are true and correct to the best of my
knowledge, information and belief.
I understand that any false statements herein ar~made
subject to the penalties of 18 Pa,C.S.A. Section 4904, relating
to unsworn falsification to authorities.
Date: IlnlCD
:T CENrn]f1
Vice President
HAMPDEN CENTER, INC.,
Plaintiff
IN THE COURT OF COMMON PLEAS
CUMBERLAND COUNTY, PA
NO. 2000-1140
v.
CIVIL ACTION - LAW
LANCASTER MATTRESS COMPANY,
Defendant
CONFESSION OF JUDGMENT FOR MONEY
AND POSSESSION OF REAL PROPERTY
CERTIFICATE_OF SERVICE
I hereby certify that a copy of the foregoing has been duly
served upon the following, by depositing a copy of the same in
the United States Mail, first-class, postage prepaid, at
Harrisburg, Pennsylvania, as followS:
Donald H. Hess, Esquire
Gibbel, Kraybill & Hess
41 East Orange Street
Lancaster, PA 17602
Date: 1/11/ffD
M rk W. Allshous , Esquire
9 Pine Street
arrisburg, PA 7101
(717) 236-5000
Attorney ID #78014
Attorney for Plaintiffs
...
HAMPDEN CENTER, INC.,
IN THE COURT OF COMMON PLEAS
CUMBERLAND COUNTY, PA
Plaintiff
NO. 2000-1140
v.
CIVIL ACTION - LAW
LANCASTER MATTRESS COMPANY,
Defendant
CONFESSION OF JUDGMENT FOR MONEY
AND POSSESSION OF REAL PROPERTY
PRAECIPE TO WITHDRAWAL JUDGMENT
TO THE PROTHONOTARY:
Please withdraw the Confession of Judgment for Money entered
on February 29, 2000, in the above captioned matter in the amount
of $113,668.24.
The Confession of Judgment for Possession entered therewith,
should not be withdrawn and shall remain as a Confessed Judgment
for Possession.
LAW OFFICES STEPHEN C. NUDEL, PC
Date: J-j1~(g(\)D
Ste hen C. Nudel, Es
Att ney ID #41703
Mark W. Allshouse, Esquire
Attorney ID #78014
219 Pine Street
Harrisburg, PA 17101
(717) 236-5000
Attorneys for Plaintiff
v
HAMPDEN CENTER, INC.,
IN THE COURT OF COMMON PLEAS
CUMBERLAND COUNTY, PA
Plaintiff
NO. 2000-1140
v.
CIVIL ACTION - LAW
LANCASTER MATTRESS COMPANY,
Defendant
CONFESSION OF JUDGMENT FOR MONEY
AND POSSESSION OF REAL PROPERTY
CERTIFICATE OF SERVICE
I hereby certify that a copy of the foregoing has been duly
served upon the following, by depositing a copy of the same in
the United States Mail,first-class, postage prepaid, at
Harrisburg, Pennsylvania, as follows,
Donald Hess, Esquire
41 East Orange Street
Lancaster, PA 17602
Date, L{f~~GO
W. Allshouse,
219 ine Street
Harrisburg, PA17101
(717) 236-5000
Attorney ID #78014
Attorney for Plaintiff
JUN-06-2000 14:00
STEPHEN C. NUDEL, PC
P.02/02
t.A.W OFFICES
STEPHEN C. NUDEL, PC
219 Piae Saeot
Hamsbllll:. PelUlSylvll1lin 17101
STEPHEN C. Nl.1DEL
MARK W, ALLSHOUSE
(7I7) 236-5000
PAX (J17) 2J&SOSO
VIA OVERNIGHT COURIER
June 6, 2000
Honorable Judge Edgar B, Bayley
Cumberland County Courthouse
l Courthouse Square
Carlisle, PA l70l3-3387
Re: Hampden Center, Inc.
v. Lancaster Mattress Company
No, 2000-ll40; Cumberland county
Dear Judge Bayley;
This letter is to inform you that counsel for Plaintiff and
Defendant have reached a mutually agreeable stipulation in an
attempt to resolve the issues currently before this court.
This letter will serve as a mutual request by counsel for
both Plaintiff and Defendant to continue the Hearing previously
scheduled for June l5, 2000, for a period of 90 days. If the
provisions of the stipulation are met by both parties, this
matter will be resolved without the need for further hearing. As
part of this request for con~inuance the parties would likewise
require a revised briefing schedule.
I am providing Donald Hess, Esquire, counsel for Defendant,
notice of this communication by copy of this letter and represent
to the court his concurrence in this request.
MWA/kb
cc: Donald Hess, Esquire
yours,
e
TOTAL P.02
JUN-06-2000 13:59
STEPHEN C. NUDEL, PC
P.01/02
LAW OFFICES
STEPHEN C. NUDEL, PC
219 Pine S~
&crisbllrg, P""",ylv.uli.17101
(711) 236-5000
FM'(1I'1'):u6-'soSO
STI!:PHl'lN C. N'Vl>IlL
MAJU:: W. ALLSHOVSIl
TO:
:]Ud.6e: fd3o.r ~. M!j I~.')
24 'Lc,Lf( <> L..
NO:
PROM,
Steohen C. Nudel. Esauire
RETURN FAX NO, (7~7) 236-5080
RE , J..h..-vYl p~ r o.nJ---er y. Lo.-n c..a s.J.e....r m CCJd..L f 5.s
2-
NUMBER OF PAGES;
(includin~ this page)
CC M~ l4<.'ss, Fsqu.d-Ii. 5o'f-C 1l..{0
HAMPDEN CENTER, INC"
PLAINTIFF/RESPONDENT
IN THE COURT OF COMMON PLEAS OF
CUMBERLAND COUNTY, PENNSYLVANIA
V.
LANCASTER MATTRESS
COMPANY,
DEFENDANT/PETITIONER
00-1140 CIVIL TERM
ORDER OF COURT
AND NOW, this 6th day of June, 2000, upon the request of counsel for both
parties, briefs shall be filed in chambers and argument shall be held on Wednesday,
September 6, 2000, at 8:45 a,m., in Courtroom Number 2. If the case is not settled the
parties shall take any depositions necessary to resolve the issues in time for the oral
argument.
Donald H, Hess, Esquire
For Defendant/Petitioner
Edgar B. Bayl ,J.
&iw 10 . J
b' 7-00
'RK!)
Mark W. Allshouse, Esquire
For Plaintiff/Respondent
:saa
FLED-Of Fie::
OF Tt-:;:. r'2t;'r:~ln~:OTARY
00 JUH - '7 Ai'] 9: 5 I
CUMBERLAHD COUNTY
PENNSYlVANLt>.
-,
LAW OFFICES
STEPHEN C. NUDEL, PC
219 Pine Street
Harrisburg, Pennsylvania 17101
STEPHEN C. NUDEL
MARK W, ALLSHOUSE
(717) 236-5000
FAX (7l7)236-5080
VIA OVERNIGHT COURIER
June 6, 2000
~
Honorable Judge Edgar B. Bayley
Cumberland County Courthouse
1 Courthouse Square
Carlisle, PA 17013-3387
vJ1
/v,[\
Dear Judge Bayley:
This letter is to inform you that counsel for Plaintiff and
Defendant have reached a mutually agreeable stipulation in an
attempt to resolve the issues currently before this Court.
Hampden Center, Inc.
v. Lancaster Mattress Company
No. 2000-1140; Cumberland County
This letter will serve as a mutual request by counsel for
both Plaintiff and Defendant to continue the Hearing previously
scheduled for June 15, 2000, for a period of 90 days. If the
provisions of the stipulation are met by both parties, this
matter will be resolved without the need for further hearing. As
part of this request for continuance the parties would likewise
require a revised briefing schedule.
I am providing Donald Hess, Esquire, counsel for Defendant,
notice of this communication by copy of this letter and represent
to the Court his concurrence in this request.
MWA!kb
cc: Donald Hess, Esquire
yours,
e
'c
i
,..
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.
I'-
HAMPDEN CENTER, INC.,
. IN THE COURT OF COMMON PLEAS
CUMBERLAND COUNTY, PA
Plaintiff
NO. dC:C:O - \ \ 40 CwJ2 T€JtfYl
v.
CIVIL ACTION - LAW
LANCASTER MATTRESS COMPANY,
Defendant
CONFESSION OF JUDGMENT FOR MONEY
AND POSSESSION OF REAL PROPERTY
NOTICE OF JgpGMENT BY CONF~SSION
To: Lancaster Mattress Company, Defendant
You are hereby notified that on I="ib. 8-q.\-n , :2000,
the following judgment was entered against you in the above
captioned case. .
Judgment by Confession in the amount $113,668.24 and for
possession of the real property located at Space E3 in the
Hampden Centre Shopping Center, Hampden Centre Shopping Center,
4920 Carlisle Pike, Mechanicspurg, Hampden Township, Cumberland
county, pennsylvania.
/s/ C\f\-t-~~o~h~a~
YOU SHOULD TAKE THIS PAPER TO YOUR LAWYER AT ONCE. IF YOU
DO NOT HAVE A LAWYER OR CANNOT AFFORD ONE, GO TO OR TELEPHONE THE
OFFICE SET FORTH BELOW TO FIND OUT WHERE YOU CAN GET LEGAL HELP,
Date: \='00. aq~h,~OOO
CUMBERLAND COUNTY LAWYER REFERRAL SERVICE
CUMBERLAND COUNTY LAWYER REFERRAL SERVICE
P.O. BOX 186
100 SOUTH STREET
HARRISBURG, PA 17101
(800) 692-7375
I hereby certify that the following is the address of the
defendant:
Lancaster Mattress Company
431 HarriSburg Pike
Lancaster, PA 17603
Date: ,013)'2:>\0'0
Mar W. Allshouse,
Att rney ID #78014
219 \Pine Street
\
Harr:tsburg, PA 17101 \
(717) 236-5000 '.
Attorney for Plaintiff
-
~
,
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.
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HAMPDEN CENTER, INC.,
IN THE COURT OF COMMON PLEAS
CUMBERLAND COUNTY, PA
Plaintiff
NO. c;cco.-)) 4-0
v.
CIVIL ACTION - LAW
LANCASTER MATTRESS COMPANY,
Defendant
CONFESSION OF JUDGMENT FOR MONEY
AND POSSESSION OF REAL PROPERTY
COMPLAINT FOR CONFESSION O:&: JUDGMENT
AND NOW, comes Plaintiff, Hampden Center, Inc., by and
through its attorneys, the Law Offices Stephen C. Nudel, PC, and
respectfully files this ~omplaint for Judgment by Confession as
follows.
1. Plaintiff, Hampden Center, Inc., is a Pennsylvania
corporation, with an address of 444 Park Avenue South, Suite 302,
New York, New york 10016 ("HAMPDEN CENTER") .
2. Plaintiff is the owner of real property known as
Hampden Centre Shopping Center, 4920 Carlisle Pike,
Mechanicsburg, Hampden Township, Cumberland County, Pennsylvania
("SHOPPING CENTER") .
3. Defendant, Lancaster Mattress Company, has an address
of 431 Harrisburg Pike, Lancaster, Pennsylvania 17603.
4. On or about March 10, 1992, Lancaster Mattress Company,
as Tenant, and Hampden Center, Inc., as Landlord, executed an
Agreement of I.,ease and ("LEASE") for 2,400 square feet
of commercial space known as _Space A-I located in the Shopping
Center. A copy of the Lease is attached hereto and is
incorporated herein as "Exhibit A" as if set forth at length.
,
}
r
.
j
5. On or about December 5, 1996, Lancaster Mattress
Company, as Tenant, and Hampden Center, Inc., as Landlord,
executed a Lease Modification Agreement ("MODIFICATION
AGREEMENT") extending the term of the Lease and changing the
location of the original space to 3,280 square feet of commercial
space known as Space E3 ("PREMISES"). A copy of the Modification
Agreement is, attached hereto and is incorporated herein as
"Exhibit B" as if set forth at length.
6. The term of the Lease and Modification Agreement was to
expire on January 31, 2002.
7. Defendant is in default under the terms of the Lease as
hereinafter set forth and the Lease has been terminated..
8. Notice ofae~ault is not required by the terms of the
Lease.
t
~
,
.
13. Defendant is in default under the terms and conditions
of the Lease in that Defendant has failed to pay Rent and
Additional Rent when due and owing for the months of November,
1999, through February, 2000. The amount past due and owing by
Defendant is $10,667.79.. A true and correct copy of a Tenant
Ledger attached here.to and made a part hereof as "Exhibit C" more
fully sets forth the debt of Defendant.
14. The Lease provides, inter alia, that all amounts unpaid
by Defendant shall bear interest at the rate of 18~ percent per
annum, but not in excess of the maximum legal rate.
15. The Lease provides, inter alia, that in the event of a
default by Defendant, Plaintiff may accelerate the Rent and
Additional Rent through the end of the Lease Term.
16. The Lease provides, inter alia, that, in the event of a
default by Defendant, Plaintiff may confess j~dgment against
Lancaster Mattress Company including reasonable attorneys fees.
17. Defendant has paid to Plaintiff a security deposit in
the amount of $3,200.00.
18. Based upon the foregoing, Defendant is liable to
Plaintiff as followS:
Amount Past Due
Unpaid Balance of Instrument
Attorneys Fees Estimated
Less Security Deposit
$ 10,667.79
$~04,700.45
$ 1,500.00
($ u3,200.00)
TOTAL
$113,668.24
,
.
WHEREFORE, Plaintiff demands judgment in the amount of
$113,668.24 in accordance with the terms of the Lease as
authorized by the Warrant appearing in the attached Lease plus
interest, costs of suit and attorneys fees.
COUNT II: CONFESSION OF JUDGMENT FOR
---------
POSSESSION OF REAL PROPERTY
19. The averments set forth in paragraphs 1 through 18 are
incorporated herein by reference as if set forth at length.
20. Defendant has defaulted under the terms and conditions
of the Lease by failing to pay rent and other charges as set
forth in Count I of this Complaint.
21. The Lease provides, inter alia, that in the event of a
default by Defendant, Plaintiff may confess judgment against
Defendant for possession of the Premises.
22. The Lease provides, inter alia, that in the event of a
default by Defendant, Defendant is liable for Plaintiff's
attorneys fees incurred to regain possession of the Premises.
WHEREFORE, Plaintiff demands judgment for possession of real
property in accordance with the terms of ther.,ease authorized by
the Warrant appearing in the attached Lease plus interest, costs
of suit and attorneys feeS.
,
.
Respectfully submitted,
Law Offices Stephen C. Nudel, PC
Date: .9.\'d,~\O\()
~. ~~
St phen C. Nudel
Att rney ID #41703
Mar W. Allshouse,
Atto ney ID #78014
219 Pine Street
Harrisburg, PA17101
(717) 236-5000
Attorney for Plaintiff
~
EXHIBIT A
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~QB.Erl.rr::!a OF J.g!.!~g
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fJAl-1PDEN CEl'JTER, INC.
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LANCASTER m\TTRESS COMPANY
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Section
Sec~ion
.;. Section
..,' Section
"
. '!r Sect ~on
..... Secpon
Sec~ion
.' Secpon
Sectioo
Section
Section
Section
Section
Section
Section
Section
Section
Section
Section
Section
Section
Section
Section
Section
Section
Section
Section
Section
Section
.: Section
Section
Section
Section
Section
Section
Section
See t ion
Section
See tlan
Section
Sect ion
Section
Section
Exhibits
"A"
"nil
"e"
"D"
"E"
"F"
"G"
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AGREEM~NT OF LEASE
INDEX
1 premises
2 Term'
3 f:\.xeq Rent
1, _ Percentage Rent'
5 Gross' Sales'Def1~e4
6 Addt~~onat ~er~'
7 Comman Areas .
a Constiuction of rre~ises
. '. t, , .
9 Use ~ 1 ~
10 - Ut~l~ties .. .
It Rules and Regulations
12 Change o~ Improvements by T~nant
13 Repairs and Ma~ntenance
14 Waiv~r of Liability ~y Tenant
15 Indemnification and Insurance
16 Signs .
17 Assignment and Sublett~ng
18 Repair After Casual ty .
19 - Condemnation
20 Landlordis Remedies Upon Default
21 pischarge of Liens
22 Liability of Landlord
23 Rights of Landlord
24 Subordination to Mortgage
25 No Waiver by 'Landlo~d
26 Vacation of fremises
27 Memorandum of Lease
28 - Rent Demand
29 - Notices
30 - ,Applicable Law and Construction
31 Force Majeure
32 Landlord's Lien
33 Quiet Enjoyment
34 Holding Over
35 Brokers
36 Captions
37 Variation in Pronouns
38 Lenders' Approval
39 Sec).lJ;:.i.tS _Deposit
llO - No Income Particlpatjon
',I Hazardous Substances
42 Binding Ef~ect
l,2 Acquisition of Shopping Center py Landlord
Page No.
1
1
2
3
4
6
7
8
8
9
10
10
11
12
12
12
13
JI,
IS
16
18
.~ 1 9
19
20
20
20
21
21
21
21
21
22
22
22 ,:
22
23
23
, '23
23
23
21,
21,
24
"
Legal.Description of Shopping Center
Description of ~rem~ses
Landlord's Worle
Tenant's Wo:x:k
Rules and Regulations
Signage
,Lease Guaranty
, ,~,
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LAND=,
LANDLORD I S ADDRESS:
TENAN'l' ,
~IS ADDRESS:
TENANT'S TRADE NAME:
PREMISES:
USS,
CCMID'lCEMEm' DATS:
RENTAL CCM<SNCEMENT
DATE:
TERMINATION DATE:
TERM OF LEASE:
ANNUAL FI= RENT,
M:JNTHLY INSTAr.U1ENTS
OF FIXED RENT:
, FE:RCE:NTAGS RENT,
INITIAL 1lNNllAL
PROM:lTIONAL FUND COST:
TENANT I S PRORATA SHARE:
SECURITY DEPOSIT:
REAL ESTATS BROKER
DUE. COM'1!SSION:
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REFERENCE: PAGE
PREPARED Februarv _28. 19S2
HAMPDEN CllNTRE:
Hampden Center.. Inc.
c/o CenterPoint Properties, Inc.
5881 Glenridge Drive, SUite 140
Atlanta, GA 30328
LANCASTER MATTRESS CCMPANY
431 Harrisburq Pike
Lancaste;I:'. FA 17e03
Lancaster Mattre$$_ColTlP?llV
2.400 _square teet (see Ex'hipit :liB" for outline of Premises)
aka S;:ace ....k:.L. _ (30 I frontage x 80 I depth)
,
For the sale of the following described merch.2lndise and
services and no ather:
Reta!l _ _ sale at: mat.tresses, bed frames, headboard$ and
directly related acoes$o~ies.
11a.rell 1. 10:)2
"L 0 If.";
Ou.rt: of' j~;rd' apt=>v6v4} tlt1d ..slgn.a.TtJr~~ .
'l'hirtv (:30) days after Commencement Date
~
a,jI{.'lf1'
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--1.... :'"9:U"? '3:84 -!2..... m~ beginning on the/tCommencement Datell
and ending on the Terndnation Date (unless sooner terminated
pursuant to this Lease).
Lease Year 1. ..$ 9,600 per veal ($ a.OO/sf)
Lease Year 2:.. .$2:4.000 'Per vear ($lD.DO/sf)
Lease Year 3...$26.400 per veal:' ($11.00/sf)
Decem~l;" _31, 1994
[4/1/92-12/31/92]~'
[1993)
[1994]
Lease Year 1.... .$1 ,600.00 per month
Lease Year 2.....$2,00Q.00 per month
Lease Year 3.... .~OO.oo. per month
5 % of Annual Gross Sales in excess of:
$495.000 (Lease Year 1)
5495,000 (Lease Year 2)
$495,000 (Lease Year 3)
..1i&...
1.0517% (Premises/228,192 square feet)
53.-200;00
M::Intaomerv Recaltv Ccmrenv
* or fr.o("Q.fel -Cl"'A.:n l'tte.nta.l LamMc.t\.c.e.mc.nf Dated Tb
aJJI'{.
IZ/.1I/9Z.
'/'.f- or 'f?e..h+.1 C. om"'Hn",e '"l'\ <\1t Date-" TO 1Z/31/92. a..!J,ItI.
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Reference Page - 1 of 2
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RENEWAL OPTIONS:
-L- option for ..3..- years.
J\NNUAL FIXED REI;T:
tease Year 4.....$28.800 per Veal' ($12.00fsf) [1995]
tease Year 5.....$31,200 per vear ($13.00/sf) [1996]
MJNTHLY INSTALIMENTS
OF FIXED RENT:
Lease Year 4-.... .$2,400.00 per month
tease Year 5.....$2,600.00 pe~ month
I'ERCENTAGE RENT:
5 % of Annual Gross Sales in excess ot:
$495.000 (Lease Ye~~ 4)
$495,000 (Lease Year 5)
0TlIER ITEMS:
1. Tenant shall not be required to pay Fixed Rent or
Additional Rent for the first 30 davs of the Lease Term
for the purpose of fixturing p;emises ( "Fixturjng
Period") . H~ver, should Tenant open for business
before the end of t:he 30-day Fixturing Period., Tenant
shall commence paying Fixed Rent, Additional Rent, and
accruing Percentage' Rent as of the date of opening.
2. Tenant shall pay one-half (1/2) Fi}{ed Rent for six (6)
months follCMing the earlier of ta) the end of the 30-day
Fixtllring Period, or (b) the date of opening, as
determined above in Paragraph 1 ("Ral f Fixed Rent
:Periodll) . Tenant shall pay all Additional Rent and
accrue Percentage Rent during said Half Fi~ Rent
:Period.
The Reference Page information is incorporated into and made a part of that certain
Lease (the "Lease" ) made and entered into 'Py and betw'een Hammen Center. rnc. , as
Landlord, and Lancaster J1a.t;tress CQtnPanv, as Tenant. ln the event of any conflict
be~n any Reference Page information and the Lease, this Reference Page $hall
control. The Lease includes Exhibits "All through "GIl, 011 ot which are made a part
hereof. Unless otherwise provided herein, all capitalized terms contained in this:
Reference Page shall l1ave the meaning ascribed to them in the Lease.
IJOO)IDl"ID, ,
TENANT :
HAMi?DEN CENTER, INC.
LAliiC"...ASTER MATTRESS cr.MPANY
BY:
Inc..
By:
Title: .....9 esident
Dated; -3 -\ f)...-
190").--
TitltJ~;!~~
Dated, ~dtG '1 ' 192L
"
Reference Page - 2 of 2
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TiffS r.E:ASE' illaJe!'.ao4 entefetl. into bet\/een
Uf'.MP~EU "CEN'~''ZR', (Il-1C. as I.AOlnol'4 afHI
'T,1\Nr.1\!,;'PRR M1t.rTRR,,"~ '{,('l"MP~~. as Teoant eviderlce$ the:
folloulog unc1c!=,stanJlngs and'llgreemciots. The Reference rage attache,!
pereco, inclutl1pg 'an ~erms" q~r~neq' t\~ereon! 15 incorporated ll.!1 part of
tIlLs Lease. ' .
"
WtTNESSE.'Itt, l:-\\!lt Cor 8:004 anll valuahle c.onsidet'lltian; cnc\\
the other in )lnfl4' paill, 1:I\e receipt: \thereof Is herehy llc](noldedged,
r~rttes a8~ee ~5 follOWS':
to'
tile
. . !:!ill:!r~gg
Sectlon 1. (eo) I.nndlofu lea.!les to Tenant t\nQ Tenant:. t"e.ol:s f,olll LJlndl~n~
~;;mrses havIng the ft'ontase 'ood depth ind$coted 00 llle Reference
l'tlge (all' t.I imer-.s ions herel~ IHe mea~l\lt'et.l f)'oll) c;et)ter of lhe Hall to
~eoter of the vall for aq part'y \;.111105 afHl ft'om tile outsi,le f<lce of aq
el,tedot' I/nll.!! no'l store' Fronts), locate,1 10 the llll!ldioG (the
"llulltllns,") commonly 1':[10\10 as Hampden Centre ("Sho[lping Cl;ln~c.1"").
TIle Shopping Center Is more p~rt;icll~tLdy desc~iLeJ by metes nod bounds on
~Q.~~ attac.hetl \lcreta lInd made a pnrl.; !leeeof by re.[exenc.e,
(h} The Premises lll'e cut lined in red en g:.:hll!.~~ attached
I\ereto and lUade' A part ll~reof lly reference, "Tenant's Pfoportionate
Share" as used 1n thls tease SlHlll ~lenn II traction, the n"llIerllto~" of
~dlich is the gross leasllble aeen of the PremIses nod t.he denominator at
llldch is the gross leas.ol.lle' are'a of the Shopping Center. rrcml~es are
cross-hatelled o~ ,E)dd lq t "ll" ~ t t.acllcq hc r~ to. I.tlnd la-'r;'J' s ea i ell I Ll t IDn of
Tenant' 05 Pt"oportionat.e. Slul.l;e Ls as, l"dlcate..! on' Che ltcfcrenc.e rage:
Gross leasable area of ~he Shopping: Center me:nfls all grollnd floor Area
contained in q)e Shopping Cetlter :de:sigflntcl\ far ten<lnts' exc1usi"e
occupancy.
(c) I.nndlord ,expressly reset'ves (1) the Ilse of the cxtcxJor
rear IInd side \",1l1s aod 'Coo[' of the ~)rend~cs and the cl(clll!iive use of ally
Sf>I1C~ het\/een the. ceiling of the. ?rel1\is~s anll th~ (!oor ....I>ave or the reof
of the llllildlog, (Ii) tile ~'isll~ Lo install, maintain, U!:t.':, rep<lf1", IlIH]
replace the pipes, ducts, COll<lu1ts, 'UTHj vires leadJng- LilLo or, ,.I:unnirig
throllgh'tlie Prcmi::;es Un 10cL\~lons '\I!dch \/~ll not 1I1;Hcdnlly interfere
\lith 'renant's llse tJlereoI')! qiO the dllllt.: in its sole lIod aUSOlllte
discretion to expand, enlarse. 1l1alce alterations or DddilJoTls la, ilnd to
huild illjditIonnl storIes. an, Hle Shopping: Center lInd to build other
\Hd.ld!(\gs or improvements on tlH~. CnmtllOI\ At'e...s (as hel::'th,afte.r ue.f,il\ed),
to trtlOsfer <<nJ. remov;:: Tenant. from lhe ~i~llll.ses to aLher ",) e tenAnt'
. ,
space of e'lual. .llrea and eCJulvaleot re ,Ie Shopping Center.
(r,lIotllord shall hear the expensf' < ( tl"ollsfec or rcmovol as IIell os
tile eupe:nse' of on ons oc'alteculLans necessary to muke tile nau
llpace c u stentIully In nq;-ang:erneot nnel layout \dtlL tile l'l'clIlJses
The \..~tblf1 r'e:,secvotlcns in Eavoc of t<lndlorJ ACC
in addition to tile rigl1ts ~rontec[ to tondlord un(ler Section 23 tlereaf.
.:rJilltl
~~l!.Q!"\-.l. (<I) The tease ,'Term s)lall lle us .indicated on lhro: fleferencc
'. rage. The term "Commellce:ment Dale" iUe!lna the day .nftel."' I-nndJocd's \lark
an the: PcemJse,'.I, '.es speclQeally set forLl\ In ~!:ct!9f!_Q hereof, lilll he
'completed to the e~(~ent rcns'onal11y reglllrcd Eor the {JI~Lalli\tJ01) by
'Tenant ot Tenant's fl)(tu~-e.s, fLlt"nl.3hlos:s and C'IllipmCIIl: o:J.r if 110 \/odc is
to be performed' lJY l,andlonJ 'Vlir'slHlnt ~o :1.!:.~n....Q hCt'co[, 011 the Ilnte
keys Dl:"C del1vereq ta,Tenant lJy J,anulorJ. Lunulo!:'..! shull notjfy Tenant
in Yc~tlng o't ,t,.he date on uhic.h Landlont's \lad.: on the rt:"elldses has bee.n
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I, ot' <will be. cOlllplete4 af!4 ""o~ ~l1e Comm~nceme~t
endorse ~hts 1..ease:. to il:1e~tify ,the day.
Commepcernen~.Date actually o~curs:
. . .
Date.
mOl1th
The parties ngree to
and ....year thaI: the
(p) Ie Wl.ndlor4 'is. req~iiced to flerfoLll\
~ect1on a hereof. wilen the "a'ctu.cl COll1me(1cemeot Date
parties will promptly eot'ar ',into a Su'ppLement to
LandLord, stipulatiog the Commencement" Dale and the
the Term.
l~ork p\lrsullnt
is es tabl billed.
Lease, [?repared
EJtpiratiol1 Date
to
the
by
of
(c) Tile term "Lease Year" ps used herein shall m~'.uJ\
calendar year' ft:om January 1 to December:- 31, except tjle f1rst: J.eflse
soall begin' on t}le Commeocemen.t Oat:e and end on December:" 31 of the
the Lease commences, anQ the ~ast' Lease' Yeat' shall begin on Jaoll!lry
the last year o~ tl)e Term anq end on the Explrfltion Pa\:.e.
the
'lear
year
~ of
.:~ (.J) LnndlolC.J he;:-eby grants th Tefill'flt the rtglic lll\<! arUon to'
e1!tel\d the Term of this Lease fo~< the o(>lion perIOds Ind1ctltcJ in the,
Renewal Opt~oi'! Section of ~he Heference" Page (each a "Renel"al TCl::"m").
Ten8nt shcll~ ooqt'y Landlord In ......r~t!n~ of its election to cl(tend tlds
:J:..ease fOl::" each p'encI"a~ Term not less than 1 (6 )/lmonths oar more than
twelve (12) mOnths pdol: to the expiratIol1 Jate of the then e}(lstiflg
term. l!:ach Reneual Term shall' be upon: all 'of lbe terms, covenllnls, and
condltJons of tl\1s ~ease except t!lat tIle Anoual Fixed Rent and Percentage
Rent: l).(\YLlble tlLlt:'l11& Bucll \lC:llcwnl "l'~nrl sllu il lle !I~ se L f ,I L"t II 1 n
Sections 3(d) and ~ nez:eofl 1:espect~vc:l.y. Tenant:. shalt have. no right
to extend oc t:'enew l:hLs l.ease iE it is, in defauLt here.l1\,dCl< at LlIe time.
'af giving its notice of rene\;al. oor sllC:dI Clny renellCll lloLice ue
e~fect.ive it Tenant !s iJ1. default h~l:e'under as of tIle fIrst d.oy of the
extended term whIch was the supjec~ of such notIce.
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FIXED RE:NT
.,
Section 3. (a) Tenant agrees, \d~hollt notice or demilfl,i" t1nd wllltout any
deduction or setoff, to ray to Li:HI'!1orcl, at: J..undlorll's Address :>1101>'11 on
:! ~he Reference Page, or at suc!i o~her lll~ce as l.llndlor;u may desJgn.utc, as
.a fl}(ed mi"lmllm rent for qle Pr'el!li,Ses per Lense Year, the Annual Fixeu
p.ent IndIcated on the fl.eference rage for:, ,!l"uch l.ease Yellr jn f{xt:d eqllal
monthly Installments during each I,ease Year equal to th(: l'lontl~lIY
Jnstallments of fb,ed '/lent ilhHcated on ~he Reference Page fOl:" such l.ease
Year, each t10nthly Installment of fixed Rent to he paYilble in [L,lvnnce on
the. first day 01: each IlIonth duci'l'og the Tet:'m. Tenant. agrees LO i'ay to.
~andlord, I( assessed by t.he jur~lldlctlon I.n v1l1ch the ShorpIng Cent",r ls'
loc:a~ed, itny sales Or' excise ta.ll: imposed, <:assesseJ o~. levle,I In
connection Idth Tenant's payment of the Annual Fixed Hent"
(b) Upon elcecution a~ qds l-ease. TeHan t sha 11 depos i t Id th
Landlord (1) the Security Deposit as indicated on the nt!Et!l"CnCe l'age to
be held py Landlord dllr"ing the Term pursunnt \.0 the provi!>i<:Jll!l of
Sectiol1. :39 he.rcofj a"flu (ti) the first NOllLhly rnstnilmcnt of Fixed Rent,
and one month's worLh of AJdjl.;io~al Rent. (as hereil1ufLer J~fin.."). The.
eunds so deposited pu~supnt !;o Item' (ll) of till:; SulJparagl"llph (b) shall
pe applIed to the Manthly lnstallment of Fixed [tent and the Additional
ltent due for the first full month of Lhe Term.
(c) Teollnt's obLIgation to pay rent (us defi\\ed in
Subpartlgraph 6(c)) shall begJn or ~he earlIer to OCCIII." of Lhe daLe (.!:AId
date is hereifltlfte~< referred to lI.S t..he "Rental Co",mencement Dat.::") upon.
whIch Te(lll.nt !lhall open fat' business in the Prl2loise.;; o~" the day Clfter the
expIratIon oe lhe "F'ixtur;:lJ"lg ~'el:":lo<l". rhe fllrcurl11g Period shall lleglll
on tlle Coultl'lencemcnl;. Date aod continue EDt' the number o.f duys spec J f l.ed Of)
the Refel:"ence Page. Rent Que for ony pedod which is less thall a
calendor monthl~ \/hethe.r prior to the Rentat COllllnencc:ment Dale l)r Ilfte\.'"
the expiration Dllte, shell. be. pt:'orat.eJ em a. t1tlily basts and s!I{l.ll be
cOnlputed on the basis of Te.nant's 1110ntllly rental puymenls(ul:Ill:<;Ing (\
t:hlrty (30) day month for: p\lrpases ~f such cornptltat.lon). Tenant J.ilio.l~
pay to Landl.or'<l ~...the relit for each such day (i) concurrently Idth the
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.:, prsl:.'Nonnl1y Installmen~ of Fbc.e4 Jl,ent due,her-eundeq Oi) upon vacal:.ing
,~, ~he rrern(ses as >~~~e!~ ,?~~Videdi" at" (qi) upon ~emanu ~r,,~;nl\ L:~nQlot'ul as
tll6 'case rimy ~e.
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, '(d)';' In ~rf7, 'event 'Tena'nt exerdse~ its right to extend the Term
for' a p:ene'~~l T~rrnl t:!le Anll'ua1 hxed Jl.en't payable dltFing the Rene.....al Term
shap "be equal to the amou!]t'inqicate'l in the Rene.....al Option section of
the Reference. Page for such 'ftene.....al Term in fixed equal monthly
installments equal. to l:h~ 1'1onthlY Insta:~lment of Fixetl !tent indlcatet.l if\
the F.enewal Option section of ~~le Refer-ence Page for such Renel~al Term
each to be payable in advance on Flle f.J.r-st day of each month d\ld~lB such
flenel.,al Tenn.' ,
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(e) Tenant recoGnizes that fate payment of any rent or other
sum due hereurtder will result in adminJstrative expense to Landlonl, Lhe
e~~tent of which' addi\:lonel e~'pcnse is eletremely diffi<:ulL: and
economically impractical to ascert.uln". Tenant therefore agrees that if
rent or any other sum is due and' unpujd ten (10) days <lfLet" sal<l t'lI\oun~
Is due, such amount shall \Ie increased by a late chat"{;e in un .amount
equal to the gt:'eater of: (a) Fifty Dollars ($50.00) or (]I) a Slllll eC]t1al
to five [Iercenl: (51.) of the unpa+d tlffiOllIlt. The amoullt oE Llle late charge
shall be reas~esse:d e.nd auJed to 'l'ennl~t's ohlignLion for each S\lcccsslve
monthly perioi! until paid. The provis~ons of this Sect Jon shull not in
any way affect landlord's remell!e~ pursuant to Section 20 of this Lease.
PERCI!:NTAGE RENT
gection ll. (n) In addition to Annual fixed Rent, and as a rnaLedal
inducement for'Landlor(j to lease ql13 Pt"emises to Tt:!nant, Tenant aGrees to
pay, to Landlord during each LeDse Year the Percentt\ge Rent indlcaLet.l on
the Reference Page for sucll J-ease Year. DurJng each Rene\wl Term,
peccentage Rent shall pe equal to tile Percentage Rent indicated In the
Rene1ull Option secti.o!,! of tt,e Reference ,Pi'lge for: such R~r~il\lal Term.
(b) In any Lease Year in wiLicb (i) Tl!llont:. sha! 1 cease
c-ooJuctJng business in the rceudses. . (ii) tll(~ Term oil> terudnt\ted, or
(iil) there slinl1 be an abatement of AnnuD.l l"il,:ed Rent, sa Lhat the l.ease
Yeat." is less than twelve q2) calell~ar ~onLhs, Tenant shull puy to
J,.ancllord, p.roratett j:"ercentage Rent equal to Lhe amOllot Ly \~Id ell qle
percentage of Tenant's Gross Sale~ set forth on tile Reference (lag:e for
such lesser pedod exceeds tlle Annual fIxed Rent paid Juring the prJor or
subsequent I,ease Year nmltirlied py qH~ numLet' of 1\IOI\ths i\\ lhe shurtened
Lease Year dlvLded by tllelve (12).
(c) 00 or before the twentieth (20til) day of each calendar
month Juring the Term, Tenant shall delIver to LanJlo~"d it complete and
accurate statement, sJgned and cel.tifled by Tenallt, _aiLo,dng in detail
Gross Sales (1l.S hereina.fter def~ned) for the previol\~ monLh U1H\ Or059
Sales for each prior month Juring the current Lease Year.
(d) (i) Ourins: the first I,ease Year, rcrcentll[;e Rent shull he
payable 'in one lump sum ]'\0 later' qlal1 thirty (30) days llfter lhe clhl of "
the first Lease Year. (ii) Commencing ......ith tile second J.ense Year and,
contInuing throughout the t"erm o~ ~lds tease, Percen~age Rent shull pc
payable on a monthly basis as fo]lovs: No later thon lldrty (0) Jays
pefore tjle fi~st dny of eac1~ I.e:1l:'le Year, Landlord shall send 1't:nant an
estimate of aTlf'\unl '?ercent.r.ge Uent Que for sai<.l l.ease Yea~' based on tlle
amount"of Percentage Rent pai<.l ]Jy Tenant in tilt.: pt'lor consecut.lve twelve
(12) months. The estimate shall he adjusted to eqllal l1Jelve (12) times
~11e average monthly Percentng.:: Rell~ <.lue, Jf thu Tenant has not heen in
possession of the premises for twelve (12) months. On or' Lefore the
first of each lIlonth of saiJ Lease Year, Tt:!tlant shall pay to Landlord
one-twelfth (Itl2) of' tbe esU.ma\:ed annunl. PercenLage 1lent dlH~ for the
said Lense Year. '(UI) HLtldn tldrty (30) dJ1YS nfter Lhe end of ench
lease Year, Tenant shall deliver ~o I.andlonJ a complete and accurate
Btatelllent, signed and certIfied by Tenant, sho\~iTlS: (a) Gras a Sales fo~'
such Lease YeaX"~~. and (b) the computation of E'ercentllge Rent: for such
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:':Lea:le Yea)\ J'n the.'.;i'~vent'" su:cI~: statement reflects that" Tenant aves
t~ndlord fer~.eritag'e ~enj:::. ~f1 a44~qol1 ~o tlH~ sum of mont,:,hly Percentage
lte"1~ "rayme,,:,\~~ Pte"~~\.ls~y '~\a~e .,d~F}(',g such Lease Yearj 1'eflal~t shaH pt1}"
the' anl.Ount: of such addiq6na~ ?e!="centage Rent to. l.alHllo'['d nt the time.
IlLlen statement is deUvered' to l--anqloJ;d. In the event such stateluent
reflects tha~ the sUrlJ OF rnof1thly .l?E;rcentllge B-ent payments previously made
dur~ng 5UC!~' Lease: YeAr exceeds ~l1e Percentage Rent actually due for Sllcl\
',Lease Year, tile !Imount o~ sue!) excess shull Ile credited against the oe)(t
"que monthly payments; at rercen~llge ~ent hereunder. If such excess should
. occur in ~he ~ast Lease Year 'of Fhe "fe"ml 1,andlor-4 shall pay the.: amount
't' '?F ,s;uch e1{cess to, Tenant:. ",i~ld!l' thirty (3Q) days aElcr rec.eipt 'of such
s~.al:ement. '
i.,
(e~ Pudng the Tc rfl1 I Ter'!llnt shall not directly or indirectly
engage in any simi~ar or compet~ng jJus~l\ess w1thin Lllrce (3) mIles of the
"! Shopping Centef. This restncqop shall not apply to Tenant's stt)I'esl if
any't presently ope,! and if) O?eplpOn \dtb1n suet\ area. As \.\sed il\ thLs
;' Section 4, tile. word "TeI1ant" shall incluue: CO if Tenant: is A.
corporation. all' of Tenant's officers, directors, employees, or
shareholders. jo~ntly an4 severally, nn<l al~ entJties in \..l1iell Ti.lnant or
" p:s officers, <I~rectors, eniployees, at' shareholc..lct"s. joinny lInd
severally. sllD.lf )ltlVe tlny Intecesl:f tlnt,] (Ii) if Tenant consist~ of one
q) ot' f'L\ore partners I ind~viduals, a-cH~/cr \\nincoq}crated enLl t i~s, each
pa.t'tner, the respec.t~ve spouses and c!li!<lren of snell pal:LI\C~"S aud
~nd..tvidualil~ 'joIntly aod seve:.;ally, and all corroratJons ilod/or' other
': entities in' Hldeh' sucfl pertllers, individuals, entities, or any member of
such unincorporated entitJes. . jointly and sevecal1y. shall hnve any
interest. .'
ef) If Tenant s~all engage in any similQ~ or comretiug b~lslne~s
in violation of Section II (e) tlereof, in ad<.liUon to tlny JH1<.l .all other
remedies available to l.andlord at 1aw and 1/\ e'lllity, Lllt!. <Ullount of Gl:'OSS
Sales, made by such competing or similar business sh~l! pe ir'lClllt.!cd in
Gross Sates for tt"le Pr~mises: ~\) ~he computation of t'erccntage ~el1l;,
:GRD~S SA1.ES DEFIN!i:n
Section 5. (a) The t'erm "Gross SaleG" as used herein shall be <:ol\struetl
to include t)le entire amount of tile act~al sale& price of all goods a~d
services pravitied at, in, on, or feom the l'remiscs, Including, HIlbcil\t
limitation, mail or telephone ocdet's received or tilled at the. l'l'(!nd.ses,
all deposits not refunded to purchasers, order'S tnlu.:':n at Ot" frnrn tile
prendses (alLbough said orders may be tilled elscl~here), anJ sales anJ'
receipts by ony sl\bJessee, concess:!onuire, 11cen~cc or other [HU.ty Iri the
Premises, Each Installlllcill: or credit sale shall lJe trci:ll.ed as a sale for
the full price in the mon!:.h t.!urifiI; \Ibid) such instll.lllllcl\1:. 01: crellit sale
shall be madi.l, icrespective of the tll111::. ~d\el\ Tenant: shalt receive. payment
(whether full or pal'tInl) from its customC:l", I.;JYll\~6Y silles, ,;o-culled,
sl\ul1 be inclUlJecl 111 the Gross Sales to the exter)t of the JOI.'Il payment:
and any f<lrther payments thereupon durIng each <.:alellda~' mOlltlL, Gross
Sales shall not include the follo\1ing: (i) StlmS collected. (1.11<.1 pnlll oul:.
DY TenanC for .nny sales or excise tax imposeu by any duly coostitutcd
governmental llulhoritYi Cii) tILe exchange at merclLandise uctuecn the
stores ot Tenant, if aoy, l/here such exchanges of goods or mcrcllulldise
are made solely for' the convenient. operation of 1:.11(: IHIsiness of Tenant
and not for \:he purpose of consmnll\~ti~g a sale. \Ildch has Lheretofot'e be.en.
made at, in, on, or teom the Premises, and/or fot:' ttle {\llrpOSe of
dej?dvLng l.ancliord oE the ui:!nefIt o! .u sale vldl::h olhCr\dse would be 1lI1.1.t1<.:
at'. in. on, Erom. or upon the !.'remises; (iiI.) the amount of relurns to
shippers 01:" flIunufacturer'si (iv) ~be amount of <Iny cash or credit refund
made upon any sale \~here l:he /llGrc~Ul.ndIse sold. or- SOllie: pnt'!.: thereof. is
thereafter retu'J."I)cd by the purche.se'r and ncc.eptetl by 1't!f>anl:.; (v} sales of
~i.){ttlres:; or (vi) rtll sums .a(l~ c:;"~dlts receiveJ j(l set:tlcment of clair EI
fOf lo,Ss or dama.ge: t~ merchandfse.'
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serially numbered sales race pts~
(b) All sald shail tie re'cot"dcd by means of
which display to the' ctLstomet'" the amount: of the transac~l.on. cAsh
registers shall be e9uippe4 with :>ales tot~lizer: counte r all sales
categoJ:ies, 'and a sequefll:.ial It!ansaction to er COlmter, which
counter:s are:' 10c.1ccd inj constantly accu 'ng, and Iltdch' cannot De
J:'eset. Sai4 registers shan fllr , contain tapes upon "ldcll sales
details and seqllentLat tcan on pUffiuers are imprinted, Beginning nnl$
ending sales total1z endings shall be made a matter of daD}' record.
In tIle event miss fOR cllarges or relltals, Tenant s~al1 issue seria~ly
n,umbe eleets for each adud.ss~on:> or rental' and shall keep an a~equB.te
t..nndlo~'d llIay requl.e
1'enant to pr-ovhle l,.indlonl by noon of tile next business dny a
recap!t:ulat!on of Gcoss Sales to be set fortll upon. forms provIded oy
randlorcl. Fatlut'e to make ava~lable a proper receipt to each customer
upon his request of the same upon payment shall constitute a bt'cnch of
this Lease.
TeOBllt shalt lceep on ttla Premises, or at its pdncipnl office,
~rue and complete recorqs f1l1d accounts of all Gross' Sales, inchll1111g
oaUy uan\e deposits, li\, l!lt, tlnu from the premiseso Such hDoks And
records shalt ~nclude' such sale '~e;ords as \lOtLld normally bc extllllined lJY
a~ accounta!"l~ pursuant to geflera~ly accepted auditing: standards ill
rerforming an audit of Tenan~'s' s~+es or the sales of iLs subtenants ac
COncessionaires.
On or before the t\"entieth (20tjl) clay of each month, Tena.nt
shall furnish to J,.anqlor4 a tt'ue and accurate staLement {or each
preceding mOI1~h of all Gross Sales dudng said preceding month (sholling
ple refunds .and returns deducl:eJ .in computing the amount of such Gcoss
SaJc::~), I"hich ;;tat~ment' she'll' be certieieJ by an .authorized
representative of 'l'eflant to pe correct, Tenllnt agrees to give Landlord
access during business hours' ~o' suc;h books and recorJs. Tenant agrees
~hat it Hill feep ./.lnd preserve fo~ at least thicty-sI,X (}6) months after
ple end of ench Lease Year aq sales slips, cash reglster lure r-eadings,
saJes books, pank !:lOOks, Of clupUcate deposit slips, and other eviJence
,::of Gross Sale~ for sucl~ year.' l,andJ.ol:"'d shall have tht:;; right at /loy time
oand from time to ~ime to eud.\.t e.l~ of the. hockz 'of 1.'.ccO\mt., \Hmk
statements, documents, records returnst papers, and fIles of T~nanl:
~elating to Grass Sales ancl Tenant on req'lJest by Landlord shall make all
~uch maners ava~lable for 'SllC!; examination' at the premises Ol- at ~t:S
principal office, It J:.antllord -:;hould have such an audit made fo~' any
year .and the Gross Sa~es sho~m by Tenant's statement for sHch yenr shall
be found to be understat:e4 py mOFe than three per-cent (:r.t). then, In'
addition 1:.0 immediately p.aying I.andlo['(~ ~lle full !I1110unt of .... the
understated Percentage Rent,' Tenant shall pay to I.alld 10 1."1.1 the cost of
such audit. Landlord's riglit to \Lave S~IC!\ an audit made with respect to
nflY ye<lt' shall expire thir:ty-siK (36) montlls after Tenant's statement for
such year shall have bee(l. delivered to LanJloJ:d, Landlord I.>l1all have the
right to terminate this l.eas~ upon rotice to 1'enant 1f there sllOllld be
more thnn t\~O (2) al~dits du,!=,ing the Lease. Term \~\d.ch ceveEll
understtltements of s-ross sales by Tenant. by more than ~hr-ee percent. (3'1).
(c) All statements of Gcoss Sales
Lo.ndlord's Address or to such other place as
time direct b}' \ldtten notice 1;0 Tenllnt.
shall be delivered to
J.andlord may fcom t illle to
(1.1) Computation of the Percentage Rent specified IH:rein shall
be made separntely vith cegaLou to each calendar month onu c.p.ch l.ease Year
of the Term hereof, 11:. Dt!:lng understood and agt'eell that' tile Gross Sides
of tiny I.ease Year ant.l the J,>crcentas;e Itent. due thcceon shall hnve no
bearing on or connection vilh tlle Gross Sales of Clny Olher Lease. Yeat'o
(e) It is understood Dnd agreed thut. LundlorJ shed 1 in no llveot
bo <:onlltrue<l ol:"~lield tD be tt pl.lrtncr, co-vent\lrer 01: llnsocJlltc of T<::nOllt
in the conduct of 'J.'enant's hllsiness, nor 511.1111 LUlldlol-d be ll.uble fOt' any
debts Incurred by 1"enant In t\le conduct of Tencmt.'s husinesso It is
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;,,:pode,rs,tood, '~11'~ 'agl:"eeq l:.ll8t ~Il~')"elat'jo?~hir is and a~ all times sllall
';,"Irema~~ . that'.' o~ r.~ndlord anq' Tenl,in~.' I.andlord and Tenao't ~cl(Oowledge And 'I
" :,;';f's'ref; '.'thaei'petthel:": shall pe 'su1~jei:.t to any' implied o\Jligetions to tile '1
: l otr.er. by reason Q~ ~~H~ f~ct ,~~u~t this Lease provides for the payment of
'<,.'"f~rcentage Ren~. ,,'
'ADDITIONAL RE:NT
/
Section 6.
. (IOAdditionaJ
amounts;
(a-) Te'nant
Rent")' for
agrees t~ pay to Landlord, as addi t lona 1 rent
~~e ffem+ses, throughout the Term, the following
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(1) Tenan~'s rt:'opot:'nona~e Share of the cosl: of operating and
maintaining the Cornman Areas, llh~ch areLHI lllo"e clefined in f~.!:...!Q!L2, (qle
"Common Area Cost"), ~nc\udiflg-.' Hlthout limitntioo. t1l(~ cost of the
follolling: lighting, utilities, c~eaning, snoli and trash rellloval, line
painting, security (If provided), man<lsement fees, maintenancfi,
materials 1 labor costs1 equipment, (Including, Idthout lilllltntlol), tlle
cost of service a"l:"eements on equipment), tools, genc..al l"e~Hlll"S.\
employee benefits and payroll tal(eS, accounting fe~s, legal fees,
permits, license and inspecdon fees, sales, use and service taxes, !lod
the repai[" or replacement of paving, cllrbs, stations, first aid slations,
comfort stations, stainmys, truel.: \,'ays, loading docks, package plek-llp
statJons. sidel~alksl ramps, tile parking lot, t.ldveHays,' flny garage,
landscaping, draInage faciLities, and lighLlng filciiitj~s, incllluing
traffic, llshta, as may be necessary frolll tillle to tIme, nnd /lIly otlier cost
of ol?et:'ution of the ~nlPFOVell1Cnts on ~he COUllllon Al"eas. Tile Common Area
Costs shall include depreciation of equipment acquired for use 11\ Common
Area maintenance, but: shall n.ol;. include the original cost thereof.
. (ii) Tenant's Proportionate Share of any real estate and ad
valocem taxes and assessment4 (~) 0hIch shaLL or llIay become a lien upon,
or be assessed, impose4, or levied jJy laldul taxing auth'orities agi.dtlst
the land upoo ,~hieh' tIle Shopping Center is located, llie Illlildlllg-, and
othe.r improvemen.ts Of! the Sl\Oppin.g Center fCll: Lhe tux Y~tlrS (Lh<~ yent's
.:Eor wldch a lien is imposed) ~i:d~ing .....hollY 0[" pa~'L!al)y willdn tbe Terll\
'o~ ~his Leasej (2) ,,[lie!l ar~se ~n connection \-d~LI the use, occup<lncy. oc
possession of the Shopping', CenteF or any 'part thet'eof or ilny Illnd,
~utlcllngs, 01:" other improvements tliere6nj (3) Illdch become due an,u
payable out of or for tIle Sllopping Cente~, any part ~Ilereof, or any land;
buildings, or ather' improvements l:bereonj or (It) .....hich are illlposed,
assessed, or levied in lIeu of, In sullstltul10n for, or in aJdiLiOfl t()
any ac all of the foregoing (c!>lle~tlvely lhe "Tn)! Cost"). The Tax Cost
shall incliHl.e any fees, ,expenses. or casts (including attorneys' fees,
expert fees and appraIsal fees) i!lcurred by Landlord in protesling i.wy
assessments, levies or the ~ax rate, but shall nol: Include any charge
(such as a water meter cllarge') wldeh Is measured by nctual user
CQ(1s~U{\ptloC\. A real estate tax bill' oc copy tllereot sllhmiLt~J. llY
l.andlord to Tenant shall be conclusive evidence of the (lmount of /.IllY real
estate ta:.:es, assessments, oc iostallmeiH: Lhereof. In addtljon, Tenant
shall pay all taxes levIed aga'inst personal property, fixtllres <Iud
Tenan!:'s improvements in the Pcemises. If such taxes fcc wblch Tenant Is
t~ahle are levied against: l.andlorQ or: I.fll)(.llord's properLy anJ if LIl111110nl
elects to pay the same or if tIle assessed value of Landlord's property is
increAsed by ~nclusion oj: .any sucll p:CrlI!i nod l.alHllol'J elects to pay the
:~a.xe5 based 011 such :increase, Tenant: shall pay to LandLord upon cJemanJ
t(lat pact of such tal(eS for \~hich Tenant is liable hercllndct'.
(ili) l'cnant's ?roportionate Share of 011 prcllIhlffis fOt" pllOlic
Itebility, f!.~"e. an<.( e)(tendc.<\ coverage or all \:is~, l,}\\sll\ess inten:upLlon,
and/or reot loss, and/Qr al1Y oqler, insurance policy \~hich 1IlOY reasot'lably
lle cllrr'led hy Lan410r'd it'lsu:r;ing: tl\~ Premises, the Building, the COrnman
Areas, the ShoppIng Cen~er, OJ;" any !lllprovelllcnts thex-ein (the "Insurance
Cost") .
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r . Ov) A rroror~ioflate s!\!l.r~ 'of at! utUities services not
'rnea'sured by a separate meter for ~he Pcemises and provided, to Tenant and
,:f1t}ler tenar~s of" t~le ShapPlng LCenter (t)le ,"Utility Cost"). Tenant's
,>~lla!=,e of thC?l ptilil:y po~~ :S!ll\~l :pe i!etermined on ~he Dasis. of tile total ~."
~~'lua"e' feet.] pf El,?or:'. a~~a.. o~: ~ll~, rremises as D. percentage of lhe I:otlll'
s'Ju~re ~eet. of floor p.rell. lell.se~ by all I:eflant:s provided such se1."vices.
+enan~ shan. pay its share o~ SUCI! cost, together lI!th an amount equal to
f+~teel1 percent qS:O' thereof as raynient. of aJministratlve costs oE
Landlord, within ten (0) days after demanq t\l8r'efor. Landlord shaD not
~!q Tenant ror: such cost more' pr~er:' thaT} monthly. tn the event:. l.[lI~dl~rd'
detet'mines tha~ ~I: ts not appropriate to base the utility bIlls on
'fenar.t:'!l pJ::'opol:'tional:e :share' due, 1:0 llle natnre of l"enant':; lhlsiness
activ~ties, ~andlord may use ~ts cl.j:scret:ion S!I allocating sllch bills.
,
t;.he Annual Promotional FUfl~ Cost indicated all the
Tenant's Initial a(lOual payment Ear Tenant:',s share of
("Pt"ornotion'at Fllnq Costs") of ~ PFom~tiooal fund ("Promotional uoJ")
pc used to f'ay lll~ costs anq 'elcpenses incurretl in conncc on \dLh
formullltlon and e~,ecullon of 'pubHclty pn)grtlnlS fOL" tIle rOnlotion of
SI)opping: Center. Such programs, 'I-lhic\l, at I.alldlor option, slwll
determined PY llfl ad.....ertisi.ng agency or firm or oluntecr committee of
.." j:enants I may inc~ucle, VJtllout qmitat:ion special events, sllo\Js 1
4~splays, adverti.sements, seasonal events and promot 101lal Ii tcrutU1.'e i
pt'ovldeu. however, 1:.\1(\1: I.afldlo;-d CJutslcle advet'tising af!;ency
approved by l-andlor~ shal~ have tl right:. to rev!el., and aprrove slIch
rub~icity programs, the !.tems the Promotional fund IHHlget fOt" each
year, Ilnd any amendments to pudget. A portJon of Lhe Promot.lonal
Fun4 may be ~prlied to costs of administering the Pl"omotJ/.loal FunJ.
Tenant's initial payme ~he rromotional Fund shall be incrCflsed in
SU~ll . Lease Years, any, thaI: the Annual fixed Rent is increased
pursuant to Sec 'o.!l.-d hereof llY trle percentage increase in the Annuul
fIxed Rent. Tenant agrees to advertise in any arid all spedal
Promotioi'\ Fund newspaper sec~ionsl 'tabloids er oLhe\: advertisementsl'
{inch ng auJio and/or visua~ media) and agrees to cooperate and
~pa cipate fulty in 'all special sales a1ld prolOotiorl$ sponsol'cd 1J}' ~he
JRIl"'jQII:l.1-~~ '
(1)) Tenant's Propot"tionate Share oE the COUlmon Area Cost, the
Tax Cos t, clnd the Insurance Cas t. s)la11 he es t lUlU Led by ]..o.odlonl Ill) 1 a Lel.'
than thirty" (30) days prior to the first duy of eacll Lease Year'.
Landlord shall notify Tenant of such estImates which shall be paJd,
together 1I1th a(l amount equal to fifteen percent (151.) thereof as payment.:.
of administratIve costs of Landlo~J. by Tenant in advance, an Lhe th'st
day of each and every. calendar month thl"OIlf;hol\1: such I.ellse YellJ', At; the
end of the l.ease Yea!', .....llen 1.andlord has calculated the e~'act LllIIOllnt of
Tenant's Proportionate Share of such CO!lt$, T.andlord shall floUfy Tenant
of such exact amoLlnt. Any clef~ciencies in ~he payments I:l\en:tofore
Oncludlnc saId administrative cosl:s) made by Tenl.lllt shall be palJ \Jy
Tenant to Landlord .....ithin ten (10) days of receipt of sajd notice. Any
surplus pald by Tenant dUl:ing the precedIng Lease Year shall Il(~ f1pplled
against the next due monthly installments of sllc1i costs dlle from Tenant"
During any part of the 1'erm IIhid\ shall be less than a full caltlndar
year, any and all such costs shull be prot'al:ed on a daily basis so ~hat
Tenant slul.ll only pay Tenant'd PropeL,tionate Share of such costa
nttrilmtable to tIle portion of the calendar year occurl"lng ",lthin the
Term.
(c) The term "L"eot" as f,erein used sillJ.II:include AnlHI!\l Fb'f~d
~entl Percentage Rent nnd Additional Rent.
COMMON A!!~~
Section 7. SubJec.t to the Rules nn<l Regulations
pe;e;'f-;;;'d La'f!dlortl',9 :ights undet: 2,ecti.Q!L.!...1.s.2
grants to Tenant und Tenant's employees, ilgents,
speciEI!::<{ in Section 11
hE.:.t'eof, - I.lllldI;;;-J-I~~y
customers, and Jnvltees.
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p~e none:){clusIve right, during the Term, to use, subject to the.rights of
80v.et'nlllenta~ autllorities, easements.' p\lwl1c highll(lYs tlllU othe!'
restrlctions of reco~qt 1n commor'!- uith others granted the LIse thereof,
the Cammon Areas loca~ed \"~q!in t[le Shoppi!1g Center. The term "Conunon
Aree.s" as used in t\li~ l..ease shall mean the entIre Shopping Center less
the'gross ~easable area ot tile Sllopping'C!,!oter and, shall include, without
limitatloo, the paddng:' areas, FO/ldwllYs, pedestrian sLuC:\lall(S, loadIng
docks, eJelivery areas, landscaped areas, and all other areas or
jmprovement~ wh.j.ch may be provideq lJy ~,andlord ft!!," the gener:.Il use of
tenants of the B4i1r.1Ing and the Shopping Center and their .agents,
employees, and customers. 'LanQlord 'slLall be responsible for the
ope'atlon I management, anQ malnt!=nance of the Common Areas. The manner
in whicll qle Cammon Areas. shall be uluintaineu and the e'l-::fleuJ.L\:ures
thereEor shall be at the sole dIscretion of Landlord. I.an<llonl may
temporadlY close parts of the ~ComJ1lon Arens for: such pC:lriocls of time a9
may be nece.s.so.J:'Y for (i) temporary use. as a work area in connect Lan \lLLh
tile construction of build,f.ng:s oi; ather improvements within the ShoprInS-'
Center or contiguous prol'ertYi (I.j.) re.paIJ:'s or alterations In al- (:0 tha
Cammon Areas Or:;' to any utility-type facilit:.iest (Ui) l)J:'event[ng the
public {r'om obtaining prescriptive rights in or to Lhe COlllmon Arensi (Iv)
emergency or aJde(} safety reasons f or (v) doing Clnd performing snell othcl."
acts as 10 tlLe use of goad business judgment 1.andlord shall detenl\lne to
~e appropriate for tile Shopping Centeq provld~, !~, that l.al\dlOl."d
~hall use reasonable effort!t p.ot to unduly Interfere \l1tll Ot- disrupt
f"ene.nt:.'s uI1s~fless:
CONSTRUCTION Of_~~~MJSE~
Section 8: (a) Prior to the Corrunencement Date, LlIndlord shall cOJl\plete
the. :f-cnprovements to ~he rfemi~~s descr,f,be/.! in fu!hib~ attache/.! llel."eto
nnd made a part hel."eo~ DY re. 'Brenee. Tenant hereby approves ,g~h.!.!.!i~
anQ all of the improvements, plans' and specifications described therein.
ft Is understood an~ agreed by Tenant tllPt cllllnges in s~cl\ Impr'ovements,
p~ans and specificaqons llhicll III 11 !lot materially' intedct'c with
'fenant's use of the fremisel:! a-nd which may he necC:>S/lt"y Judng
....construction at the Premises shall not affect, invalidate, or chaoge thIs
~ease or any of ~t~ term~ and provisions.
(ll) Landlord's \lOrk in accordance vith g?i!U..ki.t "C~ sllal t ,\~e
deemed approved by t"enant jn all I."espec~s lhirty (0) days after the
Commencement Date, unless prioF' tllereto l,.andlord receives IJdLlcn notIce
from Tenal\t of any' defect i.. S\lC~\ WO!\(. Any dtsagreemcnt ,~hid\ may arIse
petween Landlord and Tenant concer.ning the \-lark to \)e performed by
f-andlord sflaq be reso~ve4 Py the tlecisions of LandlorJ's lll"chitect. '-
(c) Tenant shal~ complete tile improvements to the Pl"emises
described in E"hibit "D" attacjled hereto and Ill<lde a pal"t hCl-eoE lJy
refe-rence. 1.8I)1.11o'l:'d antI Tenant herebY approve ExhiQit "tY' ono all of the.
improvements, plans' and specifications described thecein, provided that
Tenant's \lark Jescribed in" Exhibit "D" shall ))e performed in tlccordal)ce
w!l:h the provisions of Sectro;:;-l.z.(a)(l) hereof; and provided funhL!l" that
any change In the improvements. plans and specifIcatIons descrIbed in
~~ shall pe approved by J,.ondlord In Hritll~g In accor'tlance with
the provisions of ~ectlon 12{Ulll2 hereof.
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~ection 9. (a) 'fhe Premlnes shall IJe occupjecl and used e}(c:lu!lively fOl-
the purposes described on the Ileference Page alld for no othel' use, wlless
Tenant 11a$ obtained LalldlDrd's rrlor Hril:.te!l consent, \Jfdch consent lIIay
be withheld in I.and~ord's sole discreUon fa, any reason or 110 l'eason
wbatsoever. Tenant. shull commence busjncs:!l 1n l:1lt::: Premises on or befon~
forty-five (liS) days after tile ,Commencement Date. shtlll operaLe. one
hundred percent (1001..) of the rremIses Juring the eotlrc Term. ond shall
keep t!le PremIses flllly stocked witlL rnercllDllUisc anll slnffed wItll
personnel so as to mll)(irn~ze Gross Sales at the Pl'.:mlses at all tImes.
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":.:!: "Tenant 'sha:p conduct its puslpess in the Premises on all business days
:', dudng all 110urs as from time' ~o time may ]Je reasooflbly detennined by
'; '~L;lndlord to 11~ consistent \~~ql' ~he dD.Ys and hours of other tenants in the
;'1' Shopping Center, but lq po event:. less, thal1 eight (8) hours in a busllless
-,':tlay, ,six' (~~ days './1 ~e~f':~~9 's~~ty (60) hOll~S a ....e~k. Tenant Il\(lY clofie
",.t t~e rr:eml~E1's dudng .r~a.9onabl'7 'periods for repal~ing. clelllling OF
. decorating ~he Premi~es'! ~ftl~ l:t~e pdot" 1#r+tten consent of Landlord.
(b) Tenant ag~'ees to conduct its '\Justness in the fremises under
. Te.nant t s Trade Name e.s in<qc~:e~\ o~ ~he R.:terellce rage. 'j
(c) Tenant s1;a11 use ,anu occupy the Premises in accorJo1ll'ce lIith
all governmental 1a"'5, orilitlances, rules, ant.! reg\llat~ons /lnd shall !{cep
t11e P1"emi.ses in .a c~ean. cAreful I 'safe, and proper manner. Tenant ShAll
pot u::;:e, or alloh' the rrem!::;:es to be used, for Llny purpose olllC~r than as
specified hereIn and shal~ not use or permit the PremIses to ht.! used for
any unla.....ful. disreputable, or :I mmot"aI put"pose or in any lIay t1li.lt HUI
injut"e the reputation ot the Shoppil)g Centet". Tenant shall not pennit
80Y activit~e.s in the rrem~ses liJiich may creute or cause noIse levels
whIch are audIlJle' outside the f"l'cmises and dIstul'bing to neiShhorlng
residences, other tenants or their customers or employees. Tenant shall
not pendt the Pt:"cmises to he occupIed in ~..hole or in part hy nllY other
person DC entity. Tenant shall rot ca~lse Dr permi\: Lhe use or occu(lancy
of the Premises to be or remain a nuisance or dJsLurLol\ce, I1S dt.!terllll~ed
by 1.andlon\ in its sole discretion, to neighLJodng rcsL.lenccs, other
tenants, occupants, or user;:; of the Shoppin'g: Center.
UTILITIES
Section 10. (a) (1) Landloru sJiall prov!lle, up to Lhe lease line of the
Premises, the necessary mains and condllits to pt:"ovide Iwter, se\~er, gns
(if avail.!lble by pub}.ic utilities) and elcctdc service to the Pt'cmlses.
Tenant sha.ll cluly !l0d promptly ray to the suppliet" therJof at! bi lIs for
utilitIes consumed io qle rrern1ses nleas\Jt"eq by a separ'ate fIIeter fat" the
fremtses.
(ii) If Tenant shan LLse any ut.llity servIce for !lny purpose In
the Premises uh!ch ~s or can be measur,e<l by A separllte meter foe' the
~rem~s.es ancl l,andlord shall elect to supply SllCh servIce, Tenant sh8,11
accept and use the same as l:elldereq lly Landlord ancl pay J.n[\dlon.l thet'efoe
at the npplicable rates charged by 1.llndlonl, In no event shall l'en<lClt
pay to Landlord for any such service more than I/ould 1ie cllarget.l!l1e to
Tenant by the utI.li~y company rrovi<linS such service. t'aYlnent for. any
and all ",ater. gas, s~~.,er! and electt:lclty servic~ used by l'e(wnt, if
furnished by LanJlord. shall be made mCfithly as .i'.Jdil:.lcne.l Rent ~dt\\in
'ten (10) days of the presen~aHo~ by Landlord to Tenant of hills thceefor.
(!ii) Notl/ltllstanding anything to the contrary provided in this
Section lQ or in Suhsection 6(iI.)(Iv), Tenant acknowle.dges tlu.\l: \.,at.er
service to the Shopping Genter shall be supplied hy Landlord, and Tenant
agJ:"ees to. purchase same from Lanr.llord and to pny the: cll/H.ges therefor
wn.en bills are rendel-ed at the applicahle rates. Such \~ater service
shall be measured by <\ me.s\:.e'l:' mete;- afHt Tenal)\;"s shure of Lhe c.harges fet:"
BUC.~ service shall be allocated IJY I,nnulord, at l.andlord's opliun, either
(8.) on the pas.is o.f the ~ota.l square ~eet. oE fleo1." a.rea at 1..\1<,:' ['n~lI\tses
as a percentage of the total square feel:. of floot' !It"ca leased by all
tenants in ~he Shopping Center provided such IH\,tec secvlce; at" (1.J) oased
j-Ipon reauings tal(en from a Inlter sub-mel:er fo~' the rreulises, if l.anJlot'U
elects to install such a sub-nleteL All such charges shall be paie!
mOrlthly to Landlord a~ Audlqol"\l\~ Rent: vlUdll ten (0) tluys of 'the
~resentation jJY Landlord to Tenant of pills tlLerefor.
(ll) In. Lile event La}Jdlord sllpplies llOy sardlat'y sCllcr
.facilil:les ta the Pl.'"cllllses, 1'~'H\-nt shall pay tIS AJJIti()nal Rent Tenant's
f'roport:!onate Share' 0(: the cos~ of operat (ng and Ilw:intailling; sllch
facilitIes, inclucling, \flthaut +~mItaLionl \;he rentul cost and/ol;'
~mo~t!~atlon of ~.uch EacPitles.
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(c) !.antllopl shall !l"!-ve ,'tbe ';:lght to cut off BI)J dlscolltinue,
\whhout ooq~e to Tenont; any uti~lty or olher servlcll, whenever and
during ,any., period fOf ~~1cl\ bills fOf the same, r~nt, or other
,o~ppa~ions llereuodel:' -!ire .\~t .r.r~,lnrtly p"l-:d Q1' performed by Tenant.
'Cd)> ,The ~bligaqo~s oE Tenan~ to pay for utility service as
. her-ein provided shall corn.rnence on the" Commencement Date. Landlonl sllV.ll
not be liahle '1n damages OF othendse should the furnishing of snch
seF'vices to t.he l'~enlises be; interrllr~ed by fire, v.ccidel1t, dot, strllfe,
act of Coo:.l, the making of necessary t'"epalrs or jmp['ovements, or other
~auses beyond the con~rol or 1.80I.oor4.
(e) ~.andlor::q 511811 nol: be Uab]e In ~he cVeo~ of any
:j:oterruptlon ~n qle supply of any ut:.ll1t1es. Tenant aglees tllIlt it will ".
not Install any eqllipment ~~!\ich will exceel[ or ovcdoad the cilllal:ity of
~ny utility facilities $erv~ns: t!le PFcmises and that if any e'Jtdpment
~'Ostal.led P1 Te-nal1t shap re9u.tre additional utility facilities,
~pstallation aE the ~ame should pe at Te!,unt's e)(peose, Lut only after., ..
~.an41o~d' s w~.j.t ten approval oE same.
RULES AND REGULATIONS'
Section 11. Tenant., agrees that !,-andlord lH1S the right, at !l.l1Y Lime. an.:!
from time to time, for the general ~eJfare of the Shopping Center .and ils
occupants, to impose reasona]lle .~ules and regttlatioos of gelleral
applica,tion governing the (::onJucl: of OCCll[)ants of 'the Sl10ppIng Center anJ
ttleIr use of the Common Areas. 'fenant agrees to comply wilh <:Ioy and all
such rules antl regulatiops imposed by LO'nQlonl, inchll..\ing, \~ithout
:J.lrnitation. t!lose rules al"!q reg~ljJ.qons set:. forth 1(1 Ex!!ft.d t "E:".
CHANGE: Of. U1PIlOIJE\1J:;NTS_ BY TE:NAN';t
Section 11:. (n) (n 'UpOI) pr~ar written approval of r:andlord, Tenant
shall have the riSht. dueln&" the Term ta make such inte'rior altertltions.
changes jnd Jmp~oveme(1ts to ftie' Premises (except structltral alterulions,
.:cl1anges, or improvements). as may be proper <:IOU necess<:Icy for ~he conullct
of Tenunt's lHlslness and fot"' the ftlll heneficiaL ltSe of the (lremlse::>,
provided Tenal1t shall' (A) pay all costs ,.and 'expenses lhet:"eofi (II) make
such alterations, cbanges, and improvements in a good and Hor!<rual)IJke
manner. Hith new materials of ficst-class quaLity, and tn 8ccarUUllC.:e with
all applicable la\-ls and buili.llng regtlla~jonsi and (C) provide L1.lndlord
reasonullle assurances, priOr" to corfllnenc1ng sHch all..eratiocls, ChOIlUCS, anw
improvements, that paymcllt for the ssme will be m!\ue \.ly Tenarlt. Tenant>
sh'all not m~ke any structurat .alterations, chang-es or improvements to', the
fremLses. -
(11) ]n order to obtain 1.1ll1Jlord's <:Ipprov.ul for such
alterations, clulllge.s. and improvements, Ten.nnl; ~h<:l]l sul>llIit lo L<lfHllot'u
plans and specifical.;ions describing tJle uesign. m.ateriills. style, anJ
appearuflce of such alterations, changes, and improvements wiLh t'enscnable
particularity. HitldC! tllin.y (30) days after l'eccipt: of sllch plalls and
speclflcations, J.an41orJ shall na~Hy T~nant 'of any ohjecLions of
Landlord. 1'enant shall cure the cause for $llch olJjec~ion \dthln Lldl-ty
(30) days after ceceip'c of .:HICh noqce and shall. resubmit such lllulls and
specIfications for I,andlord's ~evlew and approvul. t,l.lndl(lrJ lllay charge
Tenant a reasonable charge to cove.:: 1.<:InJlord':; overhe<'H\ .\l.S it relnL(::!1 La
such proposed liQrk. prior to constrllc~i,oll, Tenant shall provIul.! ,!llH:h
financial nSSllrances as I.andlord shall require lo assure pa.yment of lhe
costs thereof and to pro~ect: I,aHdlol:'u against any loss ft:'olll aoy
mechanic's, materialmen's, at:' ottler liens. Ten<:lnt S11<:111 not: b~ pcrluItted
to enter t.\PO!1 the ropf of any builtling \~it\IOllt the. pl'lor cons.ent of
Landlord.
OJ) Exce(?t as otherwise provided h~lo\ll', all signs"
furnishIngs, nonpermanent Impl'ovements, !lnu trade fi)(~ul:'es
fremises, 111stalleu in qle l'remises by 1'eflllot! entl pal.' for
equipment.
vilhin the
by Tenent,
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.shall relnsl!, the property o~ Tenant and shall be removed llY Tenant upon
the termination of "this I.ease,' PFovided tilaC <lny of such.as ace affixed
to the Peemises and, requ.j.re' severance shall be r-cmoved", by Tenant and
Tenant .shal~ repa+l:" any cl.smage",caused by such removal.. Dy written notice
to renant pdor tq expiral:io'n o~ . termInation of the Term, 1.andlord sLudl
. have the right to requir~, :renan~ to leave 10 the Premises cCjuipment,
'improvements, or fixtures' attacpe.d to the Premises or the ]luUding.
Anything contained hereirl to the' contrary notwithstandinS. the lllJAC
Facilities, and t'elated systems shall at all times remain the property of
Landlord tInd shall not be removed ry Tenant.
REPAIRS AND MAINTENANCE
Section 13, (a) La_nd1o-cd shall maintain the foundation, the e.xte.dor
structural Imlls, an<l the roof of the nuildi-ng i-n good repair, except
that Tenant shall reimburse Landlord for ~he cost of any t"cpait"
occasioned by the act o.r negtigence of Tenant, its. agents, etllployees,
invit:.ees or licensees. J,andlord shall not be ~'e'luired to make any other
improvements Or' t:cpait:s of any ldnd upon the Premises and applll:tcnances'
~hereto, exeef.t as othendse l't'ovided in Lhis Lease, If the I.'remi.ses
shou~d become in need of repalrs requil"ed to lle nwde uy LmH!lord
l1ereunder, Tenant. shall g-lve. illlmedillt.e Hril:ten notice thereof to
Landlord, anl.1 Landlord S~18ll not pe responsihle in I.\ny 'alY for failure to
~\8ke any such repairs until a reasonahle time shall have elapsed after
~he giving of .such written not+cc. ~,llndlord'$ sole liabilIly slhlll he
lLm1t:ccl to the cost ~f the repair. . Landlord s1la11 not be I iallle to
Tenant for any interruption' of Tej1ant's bllsiness at" inconvenience caused
Tenant or Tej1nnt's assigns, sublessees, customers, invitees, employees,
l icef\sees ot' concess lanai t:es in tile Premises on account: of l.ltnd! ()rd' s
performance of any' repairl m~intenlwce or replacement in the Pt"clIlises,
any other "ork tllereIn or in tbe Shoppi(lg Cen~er pursuant to Landlord's
rights Or' obligations under thIs lease so long as Sllch \"'o~'k is t>eing
conducted by Landlot:'d in accordance llith the tet:nlS oC the Lease Elnd
Y1ithout gross negl. igence or gross disregard foe TC'lIunt' s bH!l iness
operations. Unless otl1endse pl'ovided het"ein, there Shilll he no
,abatement of rent and no liability of Landlol"u by reaSOl) of any illjlll"y to
'?r it\l:ecfercnce. \i~th Tenalll: 's pusiness arising Cram [he. ll\akillg of Il11Y
repairs, alteratiolls or improvements in or to 'any portion of th~ Shopping
Center or the Premises or in or to fixtLires, appurtenances and equipment
therein.. ,~
(h) At the sole cost nnd expense of Tentlllt and L!lro\lghollt the
'term. Tenant 5ho.\l )teep nnd maintain the Premises in goou Drtler,'
condItion, .and repair, ~il a clean. sanitary, aod s1:lfe conditio\! in
accordance '\dth the llll/S of tile Sta~e ih 111licll the l'remises are locDted,
and in accordance l/fth l1l~ ,tirectlons, rules, anl.1 regulations of the
llealth officer, fire marshal, buildIng inspector, or any oLher proper
offIcer of the governmental' agencies having j\Jrisd1cLion ()ve~' tile
fremlses. Hlthout llmitlog qH~ fores:o~og, 1'e(tant: shall be re!ipollslhle
for maintenance, repaIr, and, \-11th l.anlllord's consent, replacewel't as
needed of nIL electi:"ical, pltllllbing, heoting. ventllat:ins, air
conclitionirlg, l'I.tH.l utility systems located 00 llle rrclUIscs. nIl plD.te
glass !lod Idndovs, ~dndo\-l filtings allu sash(::s, nn<l Interior nnJ el(let'!or'
doors, all L'h.ctures IdtlLin the l'rcmi:>es, !lll !.,lterior Imlls, [loon. and
ceilings, 1~ater heaters, t.ermite Otlu pest exterminl.'ltlon, 1111 oC Tenant's
improvements and trade fIxtures. 'TenatlJ: sllllll 1(1,;: 0:: P anJ lllaIntuin the
Premises in accordance lIitlL alt t-e(JI,llL'emen~s of la\" concel'oillS llle
ffionnet:, U!iage, anQ condItion of the l'remises und appurLcrlillLccs tber'cta,
as the surne shall be in ef~l!ct from time to Ullll::. Tenalll ~h..\ll i'c~'Il1!t no
wast.e, danwge, ot: injury to the Pr!,=m1.;,es. If at allY lime and f~om time
to time during the ,Term, ,no,I any' renCI1al Lhcn:loE, Tenant shall fa.i l Lo
make any maintenance, t:epalrs or rep~acemcnt.::; jn and to tile Premises as
required jn this I.ense, l.aodlor~ s.ha~l have lhe rJght, bllt not Lhe
obligation, to eoteI:" the I.'remises and to mal;:e L\\C san\c for' (mtl on bchulf
of Tenant:, and all sums so expen(!ed by Landlo~-d sLlall be olcemeJ to l1e
Additioonl Rent. hereunder and payable to Landlonl upon delllnnd, l\:-oo.ot
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shaq keep !O' force tllrougbout
~~)e ,heat5.ng, fve~tilatin? a~~
r~t:Lsfactory to I.af!d.~o~q,~ ':
~he Lease Term maintenance contracts for
air' condit.ioning systems reaso~ably
, '.
~IAIVER OF
UAnrtIT'Y B'( TENANi':"
," i'l: I '.,
" ..Section 1l!_ f.andlorcl' an(j t.af'ld16r(j's agents and e.rnr1ayees shall not be
':', pa~le for t anq Teran!: un,coi,q I q oril.111y and a4so1ute 1 y \18 i ves any and all
'causes oE ~cqCl). .ights, and c1a1ms against Landlord and its agents and
';1 .~ ~mp}oyees arising .f~OO1, ..llny damilge or fnjury to person or property,
'regardless of cause, susbdne{\ by Tenant or any person claiming throllgl\
or under Tenant, t"es~lting fp\m nny acciJeot or occl~~rence in or upon the
fremises o"!=, any ot/,er pan of file [luildins: or the Shopping Center, unless
~he' same shall be 'due ~o tpe f',rr:>ss t1egligence of Landlord and/oc
Landlonl's agents and employees.' This provision shall survive the
fermination or expiration at fhis Lease.
IND'EMNIFICAT10N AND INSIlRANCE_
Section 15. Ui,) Tenant Hill defend, indemnify, and save I.ilndlonl
harmless from and against any'and all claims, actions, la\~suits, damages,
liability, and expense (includIng. Idthout lilllitaliol', atto~'neys' fees)
arising from loss, damage, or i~jl;ry to persons or property occ\lrring in,
on, or about the rremises, .arising out of the Premises, 01" occasioned
wholly Or in part by any act ~or omission of TenanL,' TcnalH's 'LJ~ents,
contractors, customers or employees.
(b) At all ti(lle~ ft:'om the COffim8.fic:ement Date antI duri.ng the Term
or any ReneHal Tern;, Tenant shalL at i~s eJcpensc, keep in {ull force nnd
eff.ect the folloldng'insurance po'licies insut:'ing Tenant, l.andJot'd, ana
Landlora's lllortgagee: (i) public liability insurance in companies
acceptable to Landlord \~ith rnirli~ium limits of (a) One Million Dollars
($1,000,000.00) on account of bOdily injuries to or ,~\eaLh of one (1)
person, and One Hillion Dol!at-s (:p,OOO,OOO.OO) on account of bodily
injuries to or death of mOt"e than O1"le (I) person as the result of 11ny one
(1) accident or disaster, and 'One Million Dollars '($1,000,000.00) on
account of damage to propertYi or (I>) One Million Dollars (,$1,000,000)
todDy Injury Liabi+ity anI.! Property Damage l.iability Comhine,l Single
limi t Coverage j and (i i) [ll1-r r sk haz'ard :i nsurtlnce cover ing Tt:1Hlll L.' s
improvements to the Premises and all equipment and conLents Hilhin the
Premises for ~he full replacement value DnJ business inLcL'rltption
insurance far a minimum of six (6) months. Pt:'io1" Lo the COnllllCr\cclOent
pate and wron e'ach rene\~al, Te!1unt shall derosit IdLl\ Landlol',] lhe
policies of such insurance I or certificates thereof, sholling ],andlord 1.l1)(1
its mortgZlgee as a(}(litional insureds, and shall update the SDme pt'ior to'
expirat ion thereof. Teflan t' s ~nsurance slwll not he C<lnce 11 all 1 e \Ii thout
~~irty (30) days prior written notice to LOlldlord.
(c) TenDnt Sl1811 not carry any sLock of goods 01" do 811yLlling in
or about the Premises 1~hich \~j.ll In any 1~ay inc('ease tiLe insurance rales
011 the Premises, the' Building an<l/ar t}le Shorpillg Center. Any SHeil
;ncrease shall be paid l,>y Tenant to Landlot:'u ldl!Lin ten (10) days afler
wr!tten demand therefor.
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(d) All casualty coverage insurance carricJ by Landl('rJ or
Tenant shall pt:'ovLJe for \~aivcL- of 5uln'ogntlon ag..inst I,nn,lloed, Tenant
.and other tenants in tjle Shopping CentcL' on the part of tile insucancc
ce.rrier. Evidence' of "t\,e e}:.i~tence of Sl\C.\I 'o'lIdvel:" shall' \.':e 'f"urnishe:u by
eHI\er party to tl1e otheF party o~ ;;'equest.
,".".
lli!:ill
"Section 16. Pl."'ior
identification sign'
shall comply' \d th
other signs e)(c~l't
,
,
<:
_to opening for. 'business, 'rcnant ~lLall illslall an
for the !;'refl!ises at :i.t,. cast C1nd expense, 1flliclL sIgn
E:xhib:l.t "["". 'Tenant shall not ere.ct. Qr iu!:tul1. IJ.ny
as e:-cpressly '[Jermittc~ hy !.Ilndlot.u. All..pennltted
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a!gn~; shall complyi~itt\ 't:h~' ~eplls and provisions: of gxld-bit "[0''' I,l.nd all
requir'efllents . of' aprroprlate; I gov~rr1mental authorities. " All necessary
permits or. ~!censes sllall be : obtained by Tenant. Tenant shall mailltaln
aq permll:t'ed signs ,in go04 c'9nditiol1 and repair at all times and shall
save Landlord har,mle~s from ~t~Y injuL-y to per.SOll or property &ris lng from
the erection and malnl::enance of said sigl1s _ VP01\ vacating the Premises.
Tenant sha:q remoye aq sign~ and repair all dam.oge caused by such
,removal. ' ,
I
",:t
ASSIGNMENT AND SUDL~TTING
',"
Section 17. (a) NeIther tbis :r.ease nor any or all interest hereIn shall
'pe sold, mortgaged,' p~edge(I, encumbered, assigned, transferred, DC'
Dthendse dispose~' o~' ~o 'al1Y manner hy Tenant, voluntarily or
.:j.nvo~untarny, py operation of ~awl or othendse, nor shall Lhe Premises
or any pact tllereof ~e sub1ct, used, or occupied for tIle conduct of eny
pus+fJess by any n1!nl pecson, firm, or corporaUofl or fat' any purpose
other lhan IleC'cin auttlocizec:!. except Hilh the prior \lritl:en consent of.
~endlord, 1lhlcl1 consent 1.M\dlord lOey grant or Id tllh01d In its sole
dlsccetion. ' A sale or sales of fifty percent (501) or f\lOl:'e of ~hc:
~epll:al stock of Tenant (H Tenant is a C01-pOC<ltion) or of th!.l intcl:'est
:i.n capital" profits, or losses of 1'enant: (If, TenDll\.: is II ptHtncr'ship)
shall lle deemeJ to be a pro]1Hlitcd assignment of tlds Lease wi Lhin the
mcanJng of qlis Ses..t!2..!L.ll. In the event Tenant desires to sublet LllC:
fremises, or any poC'tion theceof, or assign this lease, Tentlnt shall give
uritten notice thereof 1:0 1.andlord at le.ast ninety (90) dnys but flat more
than one Iwndred eighty (180) days pdor to the proposed c()nllnenc.:CllIcnt
date of such suhletting 01:" assignment, whIch notice shall set FOrl]l tht.!
name of the pC'oposed subtenant 01:" assignee, tbe relevant terms of any
sublease or as'signment and copies of financial repons and other relevant
financial information or the proposed slllJtenant or aGSigllee,
NotwithstandIng any permitted assi'gnment or subletting, ToZntlll~ sliilll at
an times remain tllt-ectly and I?rimarily l1ub~e for tile pllYlllent. at the
rent herein sl?ccltled !lnd for compl$ance Idth ail of its otheC'
obligatJons under this ):.ease. Upoo the OCC\lrrence of a default under'
..:SectIon 20 of this Lease,. \'Ihidl is not cured Ilitllin the flppl1cable' grace
pet'iod-;-if! the Premises or any part thereof .<\t'e then sld.lll2!tl Landlord, in
addition to any other rl2!medies pcovided, hereill or hy L.I\l, may collect
directly from such suuteoant <lll rents dlle and becoming: due to Tenant
under such sublease' and 'apply such rent against ally SUInS due to I.andlo'~~d
from Tellant hereunder. No such collection directly from nn lIssignce oc
subtenant shall he const~.ued to constitute a novation or a rcleil~e of
Tenant frolll the furthet:' perforllwnce of Tenant's obllgaLlons 1Il.:I'ellnder.'
Any guarant'y of Tenant's pct-fonnance excr.:nteJ tiS considernti01l for'" tllis
Lease shall relllilin In full fo~-ce l,Hh] effect lH.::fot'c and afLel' tllly !l\lch
ass ignmcnt or sllLl~t ti ns:, 1.<lod lord 1IlOY L'C'llli rc Tenan t. an.} 'I'ellUIl thereby
agrees, to execute a guaranty of tltis Le;:Jsc before J.aodlonl consenLs !:o
any such assIgnment at:' su\.l~eas.e and 1:0 calise the guar(lntor of TCllont'f1
Lease to eX"ecute an acknowledgment of the assignment or sublease.
(b) III adJition to Landlonl's right to con!lent La uly SLlbtcntlnt
or !'Issignee, Landlord shall have tht: opLion, io its s.ole d1.sct't:tion, in
the event of Cloy propose~ suL~ettins: at:' assig:olllenC, to Lennlnate this
I.ellse. or in the edse oE il proposell sublcttlng of less than the ell!:!re
Pcemi!les, to recaptuce ~he portion of tile Pr<.!fll]ses. to be suhlet, as of
the date the suuletting oc "assignment is. to be effective, The O(lt!OIl
shall be c),ercLsed llY Landlord's giving Teni.wt Wt'leten notic.l:l theceoE
within sixty (60) days follO\dng I.andlord's receipt of TellanL'S \/rlLl:en
notice as reqlliced allove. If this Lease shall Le terminated Idth re5pect
to the entire Premises, the 1'erm slla11 end on the di.lce stnted in TClwnt1s
notice as tile effective date of tile sul;lease or lIssignment tIS j f that
date had been originally fIxed In qlis lease for LlH;! exriration of th~
Term. If Landlord recDptures only a portion of the PL'elfli!les, tile Annual
Fixed [lent and "Additional Rent during the unellpiccd Term sholl al>at~,
proportionately, hased on the Annual Fb'ed [lent and Additional Rent Qlle
as of the date immed~ately prio,: to such recaptut:'e lInu I'ercelltage !lent
:~,
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'~hall be catcul.ated usi-flg tIle' adjusted Allnu~l Fbeed Rent. TlOlllant shall,
at Tenant's o~m cost, f1:od ,~:lCfle:~se, discha.rge in Eull any outstanding
comm16s1on opligatlon .\dth respect: to tlq..s Lease and any commissIons
,;i 'Which may b'7,o,dog .as ~ t='esu1"t o~ aoy pr:-oposed Assignmellt or subletting.
whether OJ;' n!lt the fremises a~e F'eqteq by Landlord to t\!e pI'oposcd tenant
or aoy other tenant.
"
(c) Coosent by Landlord to allY Ilsdgnmel1t or sublelting shall
nat include consef\t em a suusequent llssig(\l\\e~lt 01: suhletting of the
?rem'lses by Tenant or its Dssignee or sublessee or th~ consent _,to the
assignment or transferring of' llny Lease ~ellel-lal opt ion righls ,. space
option dghts or ather'specfll.l privileges granteJ to Tennnt hCrel(CHler
(~nd suell options, rlg\lts or privilcccs shall terllllllate Ilron suell
assignment o~'sublettini), unless Landlord specifically grants in writing
such options, rights or privileges to assignee or subtenant. Any sate
assignment t mortgage. ~ransfer of this Lease or subletting \~Idcll Joe:;: nol:
comply ...d,U\ the pl.""ovisions of this Section shall be 'Ioil..\.
Cd) Notldtl1standing Lanulord's consent. in the event lhat
Tenaot sells, sul.llets, Qssigns, or transfers this tense and at <lny time
receives periodi.c rent and/or other cOllsilleration 1,.Il!ch excecun that
'h'hich Teoanl: HO\lld at that ~ifne be obligated to pay to Landlord. Tcn<lnt
shall pay to Lanulord 100% of the gt"OS.i il\cretlse 1n such I'ent an such
rent is received by Tenant and lOOt of any other considertltion received
by Tenant from such subtenant Ot; such assignee,
(e) Should Landlord CClnsent to all assignment or sublease of
this Lease, Tenant, its proposed i!.!.signee. or subtellunt and t~\T\(\lor,\ sllall.
execute an agreement prcpan~d by or acceptable to Lmdlord "herein lhe
proposed assIgnee or subtenant agrecn to be lJow\d hy the terms nnd
conditions oe thIs Lease, and Tenant will pay to Landlord all demand a sulll
eqLull to all of Landlord's costs, 'including reasonable attorneys' fees,
!ncun::ed in cor.nect.i~n with such assignment. sl\ulease qr. t:~ansfer.
ItE.I'A!R AfTER CASUALTY
'.,
Section 18. (8) (1) Tenant Sb<lH immeclLately give vdtten notice to
~an~of any damages caused to the llrelllises by fire ar other
casualty. It the Premises shall be destroyed or 50 illjllred, clue to any
cause, as to we unfit, in l~hole or in pal."t, for occlIp<.lncy, find sLlc'h
destl."ucLlon or injury could reaso-r-alJly !Je ~epairetl \dthln nil\(;! (9) months
trom the receipt. of inSut"ance pt"oceeus coverIng: such uestrucl..ioll or
injury, then Tenant shalL nol: be entil:led to surt:ender possession of the'
l'rem1.ses, npr, e:.c.cept. -0.5' he-cehH~fter pl.'"o'lil.\eu. shall Tenant's liu\lLlity
to pay rent unc.le'-r tl)is Lea:se cease wi thout ~he mutual consent of the
parties hereto. III the case of Any such c.le:;trllction Ol.'" injury, Landlord
shall cepair all structtlral port~ons of tile PremJses vit!1 all reasonable
speed and sholl complet~ sucl1 repairs wllhin nlne (9) lUot"lth~ from the
receipt of such insurance proceeds. NOlwilh:::tanJing: Lhe foregoing,
Landlord shall not be required to expend Any amount in e),ceS$ of the net
insurance proceeds fOJ: sllch 'Cepairs. Uilless sllch unnlZl.ge is the res'lll\:. of
the negligence or Hillful misconduct of Tenant or its agents, employees
or invitees, if during such period Tenan!: shal I he (Ieprived of the IISC of
all or any portion of the Premises, a proportjonate lh!jtiS tlllcnt in Lha
Annual Fixed Rent and Adcl+tlonal Rent:. slll:l1l be Ilwde correspothlhlg to the
tlme during \o'hleh, BnJ. \:1)e po"Ct.iot'1 of the Prell~ises of \~hich, 'l'el1l.llll:. :;.118.11
~e so deprived uo(1 P~reeotage Rent 5ll!!.ll lle cuI Ciliated IISillg: tIle adjllstc<l
~nnllal Fixed Hent. Tenant ShA1Il ~dth1n slxty (60) days after completion
of Landlord's vorle, complete all \~ork to tile Premises (Idtllout any
alloutl.nce from I.andlord) necessary to restore the PF"emises to the!1:'
condition on the Jate ~en.o.nt opened for business to the publ ic.
(li ) if such destructiDn or injury to the ?l'emiscs c.onl)Dt.
reasonably be l.'epaireJ \o'1th1n nine (?) mon' 'Hl fr-olll the ~'ecei pt of
ins.uranc.e {It:oc:eeds covering such destrllc~ion or injury, or if tile net
insurance prc,ceeus aVAilable for such repa irs are not suf f ic i ell ~ in
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Landlord's ~easonllble '4ete'rrninal:ion, Landlord shall notify Tenant .....11:h10
1'\inety (90)' days a,'fter the occ~~rence of such destruc'tioil or injury
'whet!H~t:' or: 1101: Landl.o~.<\ will 'F~pl1ic or rebuild. H I.andlorJ elects oot
to 'Fepai'C 'ci~ t"ebu~ld,: this ,~ea.s~ ;:;\\0.11 he terluinated. If t.BI\d1o-cd shat!
elect: to ,;-epair pr "r~bu~lt!;" J..an110rd shull notify Tenant of the tillle
within -w\1ich.suc~\ repairs or feconstructto11 -will be completed. and. TehAnt
shall have qle option,' wf~!lin thh.ty (30) days after ~he receipt of s\lch
not-icej tq elect py \~dtteg noqce ~o l.andlorq to either terminate this
Lease ant! any further l~abp!ty ,!,eFeunder, or to extend the Term by a
period of time ,equiv,qent to ~he time from the occurrence of such
'destruct!ol":! or injllry until the rremlses are restored to llleit" fO~'iller
'conditIon. In !:.tIe 'event: l'enan't elects to extent! the Term, l.andlor<t sh~ll
restore the ~tructura~ por~!ons '''~r t!\e' ~~ernlses to thdr tO~'lBer condi tion
':JIq\in the time sf>eci~~;;.d il'} S8t4 potice, Tef'.Bnt 5\lal1 comp.le.te \:lIe \tork
required of Tenant pursuant to para~raph (1) above \'Iithin sixly (60) UilYS
a.ner completion at Lllndlorq's work. <11\d TenDO!: shan not DC liat>le to
pay the Annual fhced Rent and AdJlt1011ijl Rent fat' the period from the
occurrence of sucll destruction or injury until tIle stillctural portions of
the Premises lIre ::;0 l;"esto~eJ by 'I.andlo~'d aou rercentage Rent. shail be'
calculated ustng tile adjusted Annual Fbccd neot.
(b) In addition to all'rights to cancel or l:erlldllatoS! tllis Lease
given to the parties in gction 18(!!lllereof I (all) if fifty pen:ent (501.)
or more of the gross leasalde area of the Sllo!~ping Center is destroyed or
dam.o.ged, res:ardless of l~Llet:her or j'Iot tile Pt-eulises shall be ",ffe<..:led by
:such damnge or destruc~ioo, Landlord slHlq Iwve the riGht to cclll<..:el tll\d
tet"minat:e ttds Lease as oE the d<lte of such damage or destl."llction by
giving notice thereof to Tenant v~Lldn ninety (90) clays after tlle date of
such danlLlge or destruction and (bb) if the Premises <Iff! dCSl['oyed or
damage,\ during the last tHO (2) years or the Term to the. extent of f itty
percent (SO%) or more of the total square feet of floor area of Lhe
PremIses, then eIther Landlord or 'Tenarlt shall !I<lve the dght to cancel
and terminate tIlls Lease as of tIle date of SllCJ\ damage 6r destruction by
giving notIce tllereo( !dt!dn thIrt'y (30) days after 'tile dote of said
damage or destruction. l!o~...ever, if su])sl?;ction (aa) above does not apply
. and Tenant sllatl. ,~ith1l1 llllt:ty (3D) days following receipt of I.ilndlorJ's
'~notice of cancellation pIlrsuClnt to (bb) [lllove, give I.1.111dlord Jlotice of
its intention to renew the Lease for "flY add'itional option PCriOI\S then
available to it under lhe terms of tlds J.eo..!l~, then the nOLice of
J.,andlorJ to terminaLe the 1.e8se sll811 be of no force: and cffe:cL a'i"fd
~ctio!Ll[{illll Or illa}(ii) hereof, a!l the cas~ llIay be, sh<111 apply,
If no a,lditional ~ptiori periodS a~e tllen avaIlable to Tenant, lllis I.ease
shall terminat.e on tt\e date recited in s\\ch notice (rom l.andlonl.
(c) Notwithstanding anything to tbe contrary cont;.line..J in
~!!L!.Q.~, iliillill. and 18(b) liereof, l.alldlo~'d may cancel thIs
~ease with no further liability to 'flownnC whatsoever in tlle event thut
folloldng any damage, destplctlon, or injury ~o tIle Premises o~. the
Duildlng, I.andloI'd's mo~.tgasee elects to rt:!quire I.andlorJ to (lIt1ke nJVD.nce
f'aymeots uPOf'\ or' for any indebteJnes$ secured by a mortgnge art the
ShoppIng Center or lIj'1Y (lortion thereof.
(1l) In the eV"eat of a.ny insut'll:C\ce claim
I.alldlonl's insurance policies, I.an<.llord shull bave the
from Tenant Tenant' s Proportionate Shl.\re of the alllount
0;- other 10s5 not reimbursed to L.fl.hd!ord hy proceeds of
ngnilHit i.11'y a.f
right Lo t'ecover
of any Jeductible
insllnlllce.
CONDEMNATION
Sect-Lo(\' 1<). (n) In the evel\!:. t.he. enlire. pl."cu\is.es shnll be. tuIU..:l1 by
condemnation or right'of eminent domni", thls Le.ase sh.:dl lenllill<lt~ as of
the day pc~se.$siQn shall be ~...ken \,y \..he. taking l\utho'l:ily <.llh\ L,.lHllunl
and Tenant shalJ be relea~e<.l from .:lilY fltctl\..,.... ] il.luJlity Jll:!~'C\IlHI(.~'. III
the event only a portion of tlle Premises shzlll ilC tl.ll",~n by condemll,Jtloll
or r:l.ght of eminent clornalt1 EUld tlle. portion. so Ltll(c.1 ~.cn<.ler.!l tlte bulun<::c
unsuitable for the pllrpose of thIs Lease, either l.'::lI\dlo~'<.1 or '1"ellant !.:hall
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'pe entitled to termina'te this I,ease, such terminattof~ to become effective
as of the d<l;Y pos~esslo:1 o~ t1~e rre:mises s11!\ll be taken, 'provided notice
of such termination is given within thirty (30) days' after' the date' of
notice of SUCll taki'ps;':', If. in. ~uch CB;~, this Lease is not termInated,
. Landlord agrees to resto~e t}le rremises Id.th reasonnble speed to an
architectural unit as nearly ,like .j.ts condition prior to SHch taking as
sha,~l be practicable. rf during .an~/C!r a~ter the wo1"1' of restoration,
Tenanl=- shan be Jepdved of tIle use at all Or any portion of the
Premises, a propor'tiona~e adj~strnent in tIle Annual Fixe,l Rel\t Dlld
Additional j1eot shall be made corresponding LO the time <luring Hhich and
the portion at ~he Pfemise~ of IJhieh Tenant Ls so depdved and l'eL;centllge
Ren!:: shall be calcylated us;ng the adjusted Annual Fixed fieot 'in the
formula specified ~n Section if. heFeo.E.
(I)) All damages 'nwanled in connection uith the taking of the
Premises. wbe'ther al]'ol~ed as cOlllpensation for dlnllnution in value to' the
leasehold, to tlle reversion and Eee of the Premises I to T(,!l\anl's
leasehold impt:'ovements or otherllise, shall belong: to LlLndlo~'J.
l'Jot....lthstarldlng the foregoing, Tenant sbull be cnti neJ to rtlnke a'
separate claIm to the condemnIng authority for (IMnage Lo mel'clltlndise 1l.1)d
~ixtllres. remova~ and reinstnllntion cost~, and mavins: €:>:penses.
(c) Notl.:ithstandlns a~ytldn8 Lo the contrary conL1irlcd In
Sections j2{a) and .l.2i!U. heteoE, ~,andl.on! may cancel this I,C:llse \~iLh no
further liability to Tenant \~h.atsoever in Lhe event Lillie (n) fitLy
percent (50%) or more of the gross leasable area of Lile Shoppillg CenteL'
is talcen by condemnation or rIght of eminent domain. or (lJ) foUolling I.wy
~aldng of the PremIses or the Building by conu(!JJ\natloll or right of
eminent dOllJalo. Landlord's mo~tgagee elects to r'equire Lan~lon.l ~.:::. nwl,€:
advance payme()ts upon or for aoy Indel.lled()ess secured ~y a mortgtlg:e on
~he Shopping Center or any por~ion tpercof.
'LANDLORO'S REMEDIES UFON DEFAULr
C;d !f I at any time aE~er tjle COnlll1CnCement Date:
Section 20"
.":
(i) Tenant sball be io default in ~lLe paymenL of r~IlL or othel'
6um.!l of money required. to pe pnid 'py 1'c"(\aT't, or in the perEo,(lIlunc.e cf any
of the covenants, terms, conditions. provisions, rules <111.1 reguli.lI.ions ,of
this I.ease, anll Tenaot shaH fall to remedy snch default uit-hin (ivl.: (5)
days of Ll)e dAte vben que 1.n ~he event tile dt!fauL t is as ~o pnYllIt!nt of
any SlUns of money, or. ejtcept llS provided in sub.$cction (ii) below.
within thIrty (30) dAYS after- l:"ecelpt; of In;-ltten notic.e thereof if the.
defou1.t rcl'at.e.s to matters othe'r' thlln the puY11'lcnt cf lI\Qne)'i Dr
(ii) Lundloru shal~ have an
accordallce Idth Sec'tion 5(1..;) above and
statement of Cross Sales for such year
by more than ten percent (lOX) i or
auJ.lt maue for any ye:iH in
the Gross Sales sllo......'ll uy Tl:fHlllt '5
shall be fQund to he unlleC"state:d
(Ii!) Tenflnt uecomes insolvent or mal(es an assignJllent for the
benefit of creditors. ot:' if any glll.lr'untoI'" of Tt.:nant shall vccolr.e
insolvetlt or "lUke an as.!Iignment for tIle benefit of c....l:lditors. or If .!l
receiver shu1.l be appointed, or ~f proceedings Undel" lite ni."lI,l(l'\l[HCy Code
shall be instItuted Dr' or against 'rennnt Dr any gllariJnlor of this l.eo!le
and the same shall not:. be dismissed by the Conrt \oIi Lilin ni'lety (90) clays
after being: filed. or if any event shall happen I/hich, asIde [rOIl1 L1d.!i
provision, \~ould cause any assignmel1t or devolHtion of Tenaflt's llllerest
or occupancy hereunder by operation of In\ol; Ulcn if any of the
circumstances described in (i" (:ii) or (:ili) above should ,"ccur,
Landlor:J may. in addition to all o~ller reltlellles given to 1.andlol"<\ in la\~
or in equity, by written notice to l'ena1lt, Let"lllInate this Lc:a:Je O~"
without termin.uting tIds l.el.se ~'eei~ter the Premises hy sllll:n:.:\ry
proceedinu;s or otllendse .and, in any event, \Iisponscss the Tenant, it
being the und~rst:lIrlJIng and agreement: of th~ partIes that llrldet' no
ci!-""cumstaJlces is lids Letlse to be an asset for' Tenllnt's cl"eJltot-s by
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,'op~ral:.ioi\ 'o~ la~~ or '(>tl\l~,r",ise." In tt\e event of such reentry Landlcrd
"may, put, need nOtt r~!e'~ tIle f7"emi.ses o~ any pat't thereo{ for such rent
and upon' s~~h terms as LandloF~, in its sole discretion, sllall determine
<.tncluding, the Fig~t. :~a, re~et' ~h~ !.'remise.s fal: a greater or lesser term
than tha~' remaining undel=' this Lense, the dght to l:"elet t:he Pl:"emises as
A fl~rt: of ~ 'larger a~ea; Bod' tIle riglLt to chaflge the Clllll:"acter Ol:" use
made of the' Premises). . If I.nndlord dc:cides to relet the ?rem\ses or a
duty to relet is Imposed upon Laodlal:"d by la,.., l.andlar'd and Tenant agree
that Landlo~d shal~ only b~ Fequi!-",ed to use the same effat.ts Landlord
1:hen uses to lease otller prorej:t:ies Lan(l1ord alms or manages (or if the
Premises is then manageq for j:.an4lard, then Landlord \1111 iilstl.ilct .sUC!l
1. manager to use tne !lame effoF\:.s such manager then uses to lease other
5(?ac:e or prorerqes which it owns ot;' manages); flrovid~c1, !lQ~r,' that
l.andlord (or its manager) shall not he ~equlred to give any prefeL"enCC or
priority to the shoH~ng or leasing of the Premises over; any other space
that Landlord (or its managed may be leasing or have availallle and, may
place 8 suit:able prospective tenant in any SI1Cll availallle space
regardless of \~hen such alterna'!:ive space becomes availa~)lei Q!.'~ili2\
~~, that Landlord S\lE111 no~ l)e reqllit.'ed to observe any lnSLt"llction
given by 1'erHlllt about st!ch J:'ele~ting or accept any tenant o(fC:t'"ed hy
Tenant unless such qfferetl tenant lias a creditHot'"thiness acceptaule to
Landlord, teases qva ent:.'ire Pt:emlses, agrees to use the Preml.ses in 0.
manner consistent l-dtJl t~lis Lease and leases the Pr'emises at Llle same
re~tl for no more thao the Term and on the same ather l~rllls and
conditicns as in this Lea~e W;t}\CH\t the e,^pendl.tl\re hy l.arll\lon! for
~enanl;. Jmprovements or bt'"oke!-",ls 'coriu111ss~ans. In any such case, Landlord
may, hut shall not be requi.p~(J LOI make nqwJr~, alter-aLIons and
additions in or to' the Premises and redeccrElte lhe same to the extent
Landlord deems necessary or desirable. .and Tentlnt 5 h.!l. 1 I , upon demand, [lay
the. cost. thereof, together uilll LanJlonl's elcpensc5 of releLt.l.ng.
including, \dLhoul: UruiLat.ion, any brola~r'... comnds!:ion ll\cul'red by
Landlord. In tl\e. event. of a. re'le.tllng, t.aodlcnl 1\I<lY appty Lhe relit
therefrom first to. ~he payment of Landlord's e){p~nses, including
attorneys I fees incu'n:ed by retlson of Tenant's default uciu the expense of
relettlng (including, without lim!.t.ation, repairs, rel\ovu.tio\\ ot'
alteration of the Pt:"emises) and Lhen La the LHllolmt of rent ilnd .al [ oLhe!'
Gums due from Tenaot' hereunder, Ten'bnt ~ l'erllaining llilble fur: UllY
deficiency. Any and !\ll deficiei"lc.ies shal.l be pny.able by T~nant mont-lIly
on the date hereIn provideu tar the payment of Nontllly Installments of
Fixed Refit. III tlel:ermloing the deficiencies .anti t'~Ilt 1/1I1ch l~ollld 'he
payatJle by 'Tenant hereundet' sullse'!uent to uef<Hll t. lhc nnnll[Jl l'{lnl far
each Lease Year Pt: the une~cplrecl portion of the Term 5])..11 he e1lual Lo
the avet'age Annual Fbted !lellt.:' anu ?ercenLage Rent paid by Tt:lnt\lIt ft'onl the
commencement of Ule Term to the \:-izne of defnul t, or during tbe: prec\~u:h)S
three (3) full calendar years, \~ldchever is shorter.
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(b) No termination of t)l1s l.ease 01." any taking or ['ccovcry of
possession of Llle Pceoliscs shall devrlve [~ncllor,l of ~ny of its rel"c:dles
or t"ighl:s of tlctlor1 agaInst 'ren!1nt, Dnd Tenant shall l'elllldn llll/lIe for:
all past or future ,rc'nt, including al~ Additional. !lent, taxes, 1.1suraocc
premluHls, and "ther charSes and rent payahle by 1'ellallL under llds Lease,
during t.he 'term. In no' evei"!t shal~ the bringing' of any action for rent
or ather defaul.t /.)e construed as a l~aiver' of tile rig}lt to obtain
poasess ion of the P~emises.
(c) rf suit shall lle bt'ousht tOl:" recovcr'y of [lo:.;,!;es.!llon ()f the
rremisl;:s. for tILe recovery 01' ren.t, or fOI" flllY other !\Jllount due U'II<l~r Lhe
terms Dnd provisions of this Lense, or because ()f tbe l;rcuch of !"lily othel'
covenant hel:'ein contaIned on the part aE Tenant, <1110 n hreadl shnll he
established, Tenant sball pay to Landlord till (:)((lenses il)CIU-rcJ therefort
ioclud!ng reasonable attorneys' fees.
(r.!) wrEN TUIS LEAS!! AND ITS TERI'I SHALl.. [[AVE orrEN TEHNIN^TI~D OU
ACCOlJNT 0[0' ANY DEFAULT HJw'/WNDER' AND ALSO t.JIlI~N T[[J~ TEJ\M JJlmEOY' CIU~^TEIJ
SHALL !lAVE J!Xl't!lE.D; IT SlIAI,L nE LM,H"Ul. FOil AN'! ATTORNEY OF AN'! COUltT or-
RECORD TO APPIZAR AS ATTORNEY FOil TEN/',HT AS HEl.l. AS fOR AU. peRSONS
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CLAnnNG DY. THROUGH, OR' illID!::!!' TENANT AND TO SIGN 11.11 AGREE1'lENT FOR
ENTERING PL ANY COMPETENT COURT M{ M-tlCADLE ACT~ON IN EJE.CTI'lEHT AGAINST
TIWAHT ANU I AU. PERSONS CI.AHIINC BY. THROUGH OR UNDER" TENANT AND TO
THEReIN CONF~SS JUPCtiE.N'l' ~o~ 1'UIl: aE.cO\1'i~a ~'i L~HnLoaD OF i'OSSE.SS ION Of TilE
DEMISED Pjl,~MISES I FO~ i'lll ten ,TlIIS LEASE SUAJ.L J)E SUFfICIENT \./ARRANT:
TllERIWPON, IF I.AND~O!lD SO pESIJl,ES, AN APrROPRIATE HUIT OF POSSESSION NAY
ISSUE FORTIIWITU, WITHOUT A!f( PRIOR I"RIT OR !'ROCI;:IWrNG b'lIATSOEVER,
?flOVIDEO 1'IIAT If FOR ANY RE'ASOi-{ AFTER SUClI ACTION SIIAI.I. !rAVE: DE EN
CONHENCEO n SHALL BE: DETER1'iINED TlIAT l'QSSESSlON 0[" THE PE{'lISIW PRENISES
SI/OULO REMAIN"IN 'on DE RESTO_Rf::D TO TENANT. LANDLORD SHALL IIAVE: TilE RIGUT
fOR THE SAME 15~FAUL+ A}{D urOl~ ANY SUBSEqUENT DEFAULT OR DEFAULTS':' OR UPON
TlI~ TEIUHNArION Of THIS LEASE OR O,F TENANT'S RIGHT OF POSSESSION AS
ffEREINBEFORE SEl' FORTj[, TO nRn"c 'ONE OR ~IORI! FUR1'[[ER At-lICAlll.E ACTION on
AcrrONS AS IlEREINDEFOR8 SET' FOR'PI, 1'0 RECOVER rOSSE.SSJON OF TilE DEMISED
PREMISES AND TO CONFESS JUDGMENT FOR TilE RECOVERY OF POSSESSION OF TilE
DEi-lIS ED PIlE!1ISES AS lmnt::INUEFORE PROVIDED. NOTWITIlSTANDING ANYTHING
CONTAINED TN THIS LEASE TO tUE- CONTRARY I TilE RIGlIT Of LANDLORn TO
INITIATE AN N11CABLE ACTION OF EJECTl-lEN'l' AS SPECIFIED A1WIlE SIIALL NOT
l'RECLUDl?. art', LIMIT LANDLORD'S lUGHT 'TO INITIATE: I\N I\MICI\ULE ACTION FOR
RENT. ", '
(e) In any D.mical.:>le act;f.oq of ejectment or fOI:" I:"ent lllltl othel:"
sums I Landlord shall first cause ~o be filed in such action an affidavit
made by I.andlol:"d or someone acting fOI:" Landlonl, setting forth the racts
nec~ssary to ~l1thorl:z;e the entry of judgment alld if a true copy of llLis
tease" (and of the truth of ~he CO[lY such affidavit shall ue 'suffIcient
evidence) shall De fi'leq in such suit, action 01:" actions, it shall not ue
necessal:"Y to file the oriBina~ as n Wlll:"l:"llnt oE attorney, any rule of
~OU("tl custom or practice ~o qle contfal:"Y notldthstanding.
(t), Tenant expressly waives:
may be levied upon to collect' <my Onlount l~lLic!l lIIay \h" ue \llldel:"
t'H~ tet'Il'lS and ccnJl.ticms of' this 1--ease at)c g \t. lO \\uv\.!. lhe. ~al1le.
appndscd_ Te(lant authori2:es . 10001.:1:Il"Y or, Cled~ to elllel:" a
writ of el[ecution process upon Tenant's voluntal:"Y \Ii\lve~' and
furthe thaI.: ,saiq reat estate iuay be sold an a \~d t or
(ii) All rights undel:" the Pennsylvania Lafldlol:"d i.llld Tenant
Act of 1951 and all supplements and amendments thel:"eto_
,(ill.) The right to i:.Lree ,{3) monlhs and, fH\.een (1.5,) or
tllIrty (30) days' notice required llndel:" certain Cil:"CIIMstallccs by tlle
Pennsylvania Landlord tlnd Tenant Act of 1951, Tenant hereby lIg,l:"eeing
that the respective notice periods !?I:"ovlded for in this l.ease shall
be sufficient in either or any such case.
(g) The pal:"ties Ilereto shall, and Lhey 11crehy do, \/aivc trial
py jury in nny action, proceeding, or counterclaim la"olls-lLt by eiLher of
the pal:"ties agoinst the Ol:ll~1:" on ony mattel:"s I;'ltatsoevel:" arising out of.
or in any way connected 1;'1 tl1 , this Lease, the relationship of I..o.ndlol:"d
and Tenant, Tenl1nt's use or occupancy o~ the Premises. anu/ol:" any claizll
of injul:"Y or damag.e ar~s:1J1g out of the 'Pl"emises, the Duildin!;, or' the
Shopping: Center. ' , '
(h) All rights and remedies pl:"ovide,l
exl:it:ing at law 01:" in equity are clIllIulatJV'e, and
more dghts or remedl~s by eil;heJ;" party shall not
ri~ht to tlle exercise of any or all of tIle ol/Iers.
hen::: in or
the exel:"cise
preclllde or
oLhcndse
or aIle or
lI<live its
DISCIIMl.G~ or LIENS
Section
fremises,
21. (a) The
Dui~dlng, or
Tenant shnll no I: cause, suffer, or pel-mil: the
the Shopping Center to toe el\Clllllhel:"ec.1 toy any liens
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'of me:chanic.' PI labore~sl' or 'ma~c.rialll\en, an~ sec.urity intere:sts. or eny
ottler lien.!!. Tenant .shaH. whenever and tiS ofleo as any,. such lIens are.
fUel\. against the y'!:cmisesl,the Building, or the Shoppi1\& C~nter antl ~re
purported to be for labor or lllatedal furnished or to be furnished to
Tenant. discharge without' deman!1 by Landlord the Slime oE cecaed \/it)lln
ten (10) days after' the tj/lt~ o~, filing: by payinent, Londing: or- otherwise,
as provitlet1 bY' law. TeT"!ant. slla11; upon reasonable notice and rC{luest in
wril:ing hom Landlord, also 'qeEend against Landlordl at Tenant's sole
COGI: and expel'lse. any action: suit, or proceeding Hhlch may be hrollght on
or for the enforcement of Bny such lien and SIHlll pay any damages and
satisfy and discharge any judgments enl:ered in such ac~Ion, ~ult:, or
proceecling an(\ shaH save ~)at'mless L.anlllor4 from ;}.ny HElbilitYI cl~im, or
damages resulting t\lerefr~m. I~ defEllllt of Tenan~ rrocurirlg tile
discharge of any such lIen, LaodlorJ maYI Idthout furtllei" notlco2;. procure
the discharge thereof by bondlog or payment or otberwIse, and all costs
and expenses uhich T.andlor<l may incur In obt<lining such discharge slwll
Ile paid by Tenant as AdJil;:j:.ona! Rent uHhln ten (10) {lays of any demand
therefor.
(b) Nothfng: if! this I.ease, nor any appr'oval by I.andloru of any
of Tenant's al~erations or contractors I shall ue deemed or construccl in
any way as const.ltutlng cons'ent py Landlord for tIle lIl<lldng of ;;lily
alterations or llddit~ons by Tenant, or constitlttinr; a r'~'llLest hy
~andlord, eJ'pressell at' implIed, to any contractor, subcontractot". l<lllOrer
or materialman for ~!'e performance of any labor or the furnisllillg of any
materials for the use or benefit o~ LanqlorJ.
LrADILITY OF L.eNDLQRP
Section 22. _'U: Landlord sh.all fall to perform any covenant, term, or
condition of this Lease, an(\ if Tenant' shall recover a moncy jlldClIlent
agatnst Landlord, such jltd~ment shall be. aatisfied on.ty out at the.
proceeds of sale received upon execution of such jlidgment ilnd levy
tl\e.reon against the. 1='ig.ht, title, and interest at LaC\Jlo~'d in the
Shopping Center as ,the same may'tjien pe encumbered Lind neithet' Landlord
.;:nar any of ~ts partf\.et:s Sl\811 he liable for any defjc.ienc.y. It is
understood that in no event shall Tenant hav~ /lny right to levy execlltlon
against any property of Landlord o~her t.han its intc~.e.st in the Shop\,{ng
Center. Such right of e:ll:ecut.l.orl shall be subordinate and sllLj~ct to any
mort-gage or othe.r enCllmbrance upon the Shopping Ce{l.ter. '"
RIGHTS OF 1 MID.LORD
Section 23: (a} Landlord shall 1\8'\1e the 'l,'ight, hut not the duty, at. all.
reasonnl.lle Urnes, by itse~f or through its dldy autlLOrL:eu agenlsl to go
opon anti inspect al.l or any part of L11e Premises rU'H\, tit ],andlDru's
option. to make repai!-",s,. alterations, 8ud additions to the Pt.cndses, the
Builtiin~, or any part tht'!-t"eof, at: to 5110.11 the. 'Premises or the Bu1.1,\ing to
lenders or to prospective purchasers or tenants.
(b) If Tenant shall fulL to fulfill [\ny of its ollligDlions
hereunder. Landlord shall have tile :;-ight to fulfill Sllell obllg.\lion and
.any amounts so paid by I.cll\<llord are .agreed anll dcclarcll t.o lJ~ "AddlLional
Rent" due and payable to Landlord from Tcn.lI\t \~ith the next ill!ilHlllllent
of I'lonlhly Installment of Fixed Rel\t. due tlle~.eaftcr 1l1\l1cr lhi~ l.ease.
Any !iuch o.mol1nts Ilhlch .!:liall be p.uil( by T.<lnJlord on bchtllf of Tenant
shall 1)ear Int.eres~ f:roll\ tlle daLe. so pui,\ by L,lndl{ll',\ nt Lin; rale of
elg11teen percent (18%) per annuln or at tIle prime raLc oC Interest tllcn
peing charged by Chase t-lun\\f.l.tl:.an ~an~ M.A., a nnl:.iO'HI.1 banlting
~ssociatlon, ~hlchever is hichee pr,jvld':Hl that in no event sl\all suell.
rate to be charged Te.nant eXc.eelt the rate otber\.dse ['<erm\tteu by 1a\i'.
(c) A!.,1 rl&hts of La.nilloril h~r.elHl<.lc.r st\1.\ll be <.leel\\eil to D,cc\.-ue
to the heneflt of Landlord's lnortga~eel :if .;;lny,
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, SUBORDINATION TQ MORTGAGE ..
. Sect ion 24.' i,; (~) T:epaJl~' unde~s ta,nds, ac~oowleclges and .a~rees tha t this
Lease is a~a shal~'be subo~dinate to any mortgage, ground lease or ctller
. lien' ar t"eSl:r;i'cqol'\ of: ~eco;4 now' existing QC he.reaftec placed on ac
affecting tile Premises, ~he Buqdjog, or the Shopping Center, or any part
thereof', and to 'any ;-ene....als. f,Hlnancing or extensions thereof and to
a~l al.!vances made or Ilereafter to be made uron the security thereof.
1'his subordinat.ion provision. shall be selE-operative and no further'
instrument of subor<-lination sh~ll be requiced by any mortgagee or
lender. lTo\~ever. Landlord is here~y .irrevocably vested \1il:h full power
and authoi'lty to s~,bonUnal:c thi~ Lease 'to any lIlor-tgage or other lien now
existing or hereafter place<1 uron tlie Premises, tile nuiidillg, or' Lhe
Shopp.ing Cente.c as a.' '~hole.. 'fuL"thet:, Tenant agrees, upon the de{\\and Qr
request of any party in ~nterest, to execute promptly sucl, further
instruments or certificates as may be ne.cessary to carry out the intent
of this SectIon.
(b) NOl:Hithstanding the provi!li~ns of Ses.!.i~E.l het"l~of, nny'
mortgagee may at any Uma subordInate tile lien of its mortgage to Lhe
opc.J:atian aT1(l effect of this Lease .....i.thout all.taining Tenat1t's conSetlt
thereto, by giving the Tenant \~riti:en not~ce tlLereof, in \~lIich even this
Lease shall be deemed to be senior to suell mortgage Hithollt reg-ned to
their respective dates of ex:~cut+Ol\, deUvery, and/or recordiJtion iJlflong-
the land "ecarJs of the county in \~hlch the Shopping Center is 10cateJ,
ant! th!'lreafter such m~ng~gee shall have the same rights as to this Lease
as it would have had, I-Iere this l:ease executed and delivered before the
execution of fuch mo~tga~e.
(c) Tenant .sha~ J, wi qlin t~n (10) d<lYs ft'orn t'eC]uc$ t by
Landlord, exe~llte and delive~'to such persons as Landlord ~ill[lll specify a
statement in't'ecordall.le form certIfying that tILts Lease is unlllodiflll:d alld
in full force and effect (orl if litere have heen 1ll0Llificatio(ls, tllat the
same is in fuLL force and ef~ect as so modified), sta(ing tile Ililtes to
which rent anr! other charges payat;.le under Lhis Lease have been pnid,
.stating that. Landlord Is not in default hereunder (or" jf Tenant all~ges
-:a default. stating the nature of such alleged defiJulL) and further
st:ating s~lclt other matt~rs as Land~onl or ~ts mat:tgagee(s) or proposed
purehaser(s) shall reasonably re'll1ire.
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(d) fn the event any proceedings tire lH"O\lJ~ht for fal'cclosure,
or in Lhe event of the cJ<crcj,se of the pOHer of sale UllJCL" <lny llIot'tgage
or deed of trust:, 1'enant shall attorn to the purchaser in any such,
foreclosure. or sale and ~ecogni2;e such purchaser as lanulord under"this
Lease.
NO WAIVEft DY LANDLORD
Section 25. No \-Ialver of any of the tOrtllS, covenants, provisions,
conditions-: rules, and reg-\ll,d:ions imposell by this Lease, tlrHl no "alver
oE any les:al or eC]uitable: relief or reme,ly, .t;J,(l11 l.le implied by the
failure of l~ndlord to assert any rig/Its, declar~ any forfeitllt"c, o~ fat"
;ny other reason. No waiver o~ any of safJ terlllS, provisions, covcnants.
conditIons, t'ules, and reg-Illations Sl1811 ~e vaLid ltllless it sllull be in
writing- sIgned by Landlord. No wLliver by l.andlorJ OL" fOt'giveness of
performance by Landlord In respect to one or mot"e tenants of the llui1JinS
shall cOl\stitute tl waiver o!=, forgiveness of pet'formance in respect to
Tenant.
VACATION of rREMIS[~
Section 26. Tenant shall deliver and surrender lo !,iJnJlot"ll pOSsl::sslon of
tii.eP;"emi;e.s -(including all of Tenant's pennanc.'t \;,orlt upon alld to the
'remIses, all r~placelllents tllereof, and all fiJ<tllres pcrlllallently DLL~ched
to the PremIses du~ing the Torm) fllltllc.di.utely ~lrO(1 thc eJ<pi t"ation of the
Term or Lhe terminatiol"1 of this Lease in llny ot!lef." \;,oy in as good
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condition nnd repeir as the sallie \~e;re on tile COU1nlCOccmcnt Dntc (toss by
any insured casualty and onJinnry IJear and tear only 'excepted) end
deliver the I~eys at the office o~ ,Lo.ndlolou or LaIH.llord's arle';lti' provided,
however, that :\Jpon Landlord's request lllnde at: least tbirty' (JO) days
prior to the end of tbe Term, or the date Tenant 1s othel-wise r'c'lllircd to
vacate tLlc Premises, Tf'.nant, shall rCl110Ve al~ fllctures and equipment
affixed to the Premises' DY Ten:)n~. and resl:ore tile Premises to their
condition on'the Commencement Date (lo!:!} by any insured Cr1!lll,llty Ilnd
onllnary wear and tear only eltcepted); Elt Te1lant's sole expenseo SUcll
removal shall be peeformed prlor to the earlier of the end of the Term or
tIle date Tenant is cequired to vacate the Premises.
t1EI'IOnANOlJ/"t OF LEASE:
Section 27, Upon request by Lnudlor:d, Tenant bereby ngrees to execute
'jar recontatlon a mcmoral1uulll of tL\1::; Lense.
RENT DEl'IANH
~=ctlon 2(1. Every demAnd for reLIt wherevet: onu whencvec 1l1.)de sl)(1] I lll\.ve
the llDUla effect:. 1I,!l If lIlfldo 1,"11:. ~ha Lime it [(Ills "ue !1nu ('It lhe plnce of
payment. <\f~er Lhe service of any notice or COllllllenCCUlcnt of any Slllt, 01:"
f111nl juu(;ll1enl; tloet:eJ.n, Landlord lllClY receIve lInd collect any relit ch'e,
and such collection OJ::'" I;"cceipt slHllt neither opecotf; as n \~nivcr of lIOC
affect such 1101:.1ce, sul~1 or judgment.
NOTICES
Sectio!!...-~2, Any notices, re'1uests, oe consents rccjllireu to be given by
or'riq bebllIf of Landlord at" Tell~\ll.t !lholl be in ,',riting find stHIIt be .sent
by rel;lsteJ:'ed ot' certi[ied United States mall, return receipt t"r.'111csted,
postage pl-epnlcl, atlJresseu La th~. parties hereto at the re$pect[ve
Ilddresses set forLh ,on tile ncference Pa(;e, Ol~ at. such ,otller <JJdre::;s flS
may be ::;pecified from time to tillie, in writ!ng. Such'l1otlcc shall he
deemeJ [:ivclI' NlLen it is deposited in an o(flei(\l Uuiled States Post
Office, post<Jge prepaid. CopIes of all nol.:.lces to LaJlcpord shilll be sent
t'o:
UampcJen center,Inc. '.,
jOOl GICllcldge D~ive
Atlanta, Georgia 30320
Attention: Ch<l~lcs Ni.lle~
with n copy t,o:
r~avipour & Co., I~c':',
417 Fifth Avenue, Suite 1118
New Xork, N~ 10016
Attention: David Lav~pour
ArrLrCAUJ,E I.AH At-ln CONSTRUCTION
Section 3D, The ,lal,ffl of the Cowlnonllcalth of pcnnsylvnni.1. shall govern
~~Jlty, pcrfo-;:ll1ancc, intel""pretotlon, and enf<'HcclHcllt of this
Leaseo The invaiidity or uflenforc~abJ.lity of any provIsion of tIlls Lease
ljhall ',not IIffcct or irnpaiL' allY other provisiono <\11 negotinLions,
consiJeti"ations, rcpl:csenl:nl:Jons, IlnJ unjc'rstarHlirq:;:s hcl\~ccll the plt~tlcs
are incorporated herein. This Le~se may be ,",odJfJed or 1I1l:et"eu only by
agreement,in l/loiting bet1tccn tile partlcs. TerHlIll: 'shall have 1I0 right to
,quit the Pt:"emises or cancel or 'rr-scillcl. this Lease except as clcpressly
'grantcd herein, This Leo.sc has been nc[:otlatcd by Lanulord and T~IlIlUl:
find this Lease, togethce \:ltll all of, lha tcrms and provIsions hercof,
s\Lall not I.te deciw:;u to !Hlve been 'pt"cplll:cd by either J..'loIHllorcl or Tenant,
but by Loth eC]ually, If ony Pl-bvi:.:3on of lid::; Lea!le is \leld to I.te
invo.lid or l,nenforcelll.t!e, the' valiJity ant! ell[ot'ceallillty of llle
remaInder or llLi~, I.~ase shall. not ohe' nffccted thereby.
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Section 31. Jo the' event, th.c.t eHher:: pady hereto shall be delayed,
~-;eJ"if\. cr preve!'ted ~'Ccn: pedcrmiJlg any act ret"juirel.\ hereunder DY
r::eason of ,s~rikes. lO,ckouts, in:ahility to procure matedals, failure of
'power, rest~ictlve governmcn~al laws or regulations, riots I 3osllrrection,
war, or:- Bny other:: rensoq of a li1<:e l\atur~ oat the fault of the party
delayed In r"erforming such act', then perfot'mance of such act 511311 be
excused for the period of the delay nnd th~ period aU,m/Cll fer the
performance oE sue)\ act sball be e~,tenJcd for a perla\.! equivalent to the
period of such delay. NDt\~lthstandlng anytl.lng' contained here:lll to the
contrary, Te(Hml:. sha~1 no~ pc excusecl f['om ~he payment of rent ai" other
s.ums of money '<<hlct\ may become due under the te!'=t\\s of thLs Lease.
,
LANOl.OllO'S urN
Section 32. (a) Tenant herebY grants to Landlol:'J a lien anJ secIld ty
in~~t on- all prope.rty of Tenant {la\1 ac h.eceafte.t" "placed in ot: upon th.:;
Premises, an.:! such pt:opet:ty shLlII De an..} n~l1lnin subject to sllcb lien D1nl
security intct:est of Landlord for payment af all l"ent .rind othl.ll' sums
l1gt:eed to be paid by Tenant herein. I.alHllocd's lien, \lO\~evel', shall not
be StlpCl.'"iOl" to a lien ft:olll a lellding institution, !>llPpller 01" Jtlllslng
compao:l.y, iE S~tch lending instltttLioo, !>\lpplier or leasint; COlll\lany has a.
perfected secudty Interest:. In the equIpment, furrliture or pliler tao~jble
personal propel:'ty 'IIhich ciriginated 1(1 a tn:lI1sactjon I/hereby Tenant
acquir.ed same.
(ll) The provisions .of this: Sectiatl relating to such lien uod
security interest shall constitute a securily agt"ccmcot under tin.! subject
to" the Ul\iform CommercIal eocle of the sl:ate. vhe.t"cin the Shapping Cenlcr
is loc;t;ecl, s~---that 1.anJlorJ shall ]lave and may CnfOl"CC II sccllrity
.interest on till property of Tenutlt 00\" or hereaftel" placed in Ot' on t[(e
Prel1li~es, in addition to and CtUnlllat1ve .of l.andlord's,'llcns and t"jghts
providecl by law 0'" by the other l:Crl~S and provisions of this l.cn.sc.
(c)' Tenant agcce.s to. execute as Jc.hto.'C such fil\l:\(\cing
or stateUlcnts and such olhec doc1llne1'lts as ].<1lldlon[ lIl!iy 1\0\/ or
request in onjer to protect or further pel"fect l.andlorJ's
iotecest. Notldthstan.diog the abovel 'Landlonl shall neIther
withhold from Ten<lnt Tenal\t'~ business records"
slaLernenl:.
hcreafter-
security
sell oar
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Q!!!ET ENJOY!'lENT
Section 33. I.l!.ndlord Ilerehy covenants and agrees that iE Tenant ""shall
perfar~l of the covefl!lots Bud agreement!:: herein stiplllld,l!d to he
performed b1" Tenl.'ol\t, Te.ol.'oot 'shall a.t all times d\Jxillg Llle cant itnUH\Ce
hereof have peaceaLfe aOq quiet ~njoYll\c'nt anJ p05!::essioj\ of tbe: t'l'emlses
without any manner- "of let "or hinclr.ance from I.rmdlorJ ac !lilY pet"son or
persons claillling: llY, "t:l!rough. or uqJer LnndlorLl, sul.ject, alu<tys, to the
tern1S .and provisions of tl!lS Lease.
HOLDING OVER
Section ]tl. IE at the l:x[>iratior,! or the l'erm or any
Te~;:;t - contirltleS to occupy tile rl"em1scs, such holdlllg
const.itute tL rene\~tll of tilLs '~en!::e, hut Tenant shall be
lllontll to month upon al~ of the terms, pl"ovisiol1!l,
llgreemcn~s hereoE, except that I....ndlord !nay. 11\ its
increase the amollnt of the Annual Fbted Rent the~enfter
an f\Rtount equal to 20070 of the Annual fi:N:cd Rent l.leI(lg
prior to SUCII expIrations"
l."el\e.\H'Il lhercof
OVCt- sll..l t not
a tellnnt from
coven<tl1L~, uoJ
solc dincrction,
dl.lc hen;luncler to
paId jllllllcdlately
BnQ[(EllS
Secili~, 1"eoal1t represents ond UtlCrt\llls LlIot it hd:.: not dcnlt vith
any real estate broker otller lllsn tlte reol es~tlte broker(s) 11~teLl on tllc
Reference l'a:;Q tn COl'1.necti.al~ .~ith tllLs L<:.t\se" I.lHHltonl sbnll pay tlnY
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commission 'o!=, fee due such brolter(s) a~ a result of this tease. Tenant
agre.es to ~ndemnify. t,and\ord, ~gah\stt lan4 hol<.1 it harmless f::-ow., aq
Ual:dl!ties' arisi1,g. f;.-om any c~~~f11 resulting from its having dealt with
any ather, broker in ~o'(}necq~.n ~H\) t1)is Lease.
CAP'TIONS
Section 36. &1+ pa~agrap~ titles or captions
~onve;;lence only an4 shall aot he deemed
Lease.
eontained in this Lease Bre
part of the context of tllis
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'VARJATIOW IN PRO~OUNS
Sectioo 37. A].l of the f;cel:ms and \fords used in this I,ease, regardless of
the number- and gender ip. ,,,hicl) they are used, shall be UL:CUlCt\ and
construed to include any other number or gender, as the cont:t:xt or sepse
of this l.ease or ~ny pan!l.graph or clause herein may require, as if such
terms and \{ords bad j)een fully and pt'oper.ly ,,rrItten in the appr::-opriate'
numper and gen,ler.
LENDERS' APPROVAL
~ection 38. Not\1i_th_sta.nding anything contained herein to the contrary,
Landlord's obligatioos and Tenant's rights under::- this Lease are
conditioned upon its approval by Landlord's construction le(\(l~r and
permanent lendet'. In the event: Landlord is unable to obtain such
approval8 t Landlord shal~ notify. Taflant of the basis therefor and Tenant
shall have thirty (30) da~rs in which to agree to any changes reC]uested by
such lender in ot'Jer to ma]'e tIle \dtldn Lease accepti.lble to it. Tn the
event Tenant fails to agree to bny such changes \dLldn said LId rty (30)
day period, J.andlo.rd may termi(Hlte tlds Lease within thir::-ty (30) days
thereafter. In such event, both parties Shilll be released ft'Olll any
further liabIlity under this Lease~
."g~!lrry DE.PO.SIT
Section 39. The Security Del?os.i~ shall be held hy I.andlot'd \~iLhOl1t
liability for .interest and as secul.+ty fOr the perfonnance lJy Tenant of
Tenant's c.ovent11'\ts and oblIgations m'.de.c tbi.~ Lease, i.t hei\\g e.x\\re.ss:t'y
understOOd Lhat the Secut'ity Deposit slwll not be co(\si(jercll i:tl) advance
payment of rental or a measure 'of Tenant's <ialllages i1) case of lI~fi:l\dt by
Tenant. The Securlty Depos.!.!: shall }le paid to I.andlot'J upon ~xecllLio.)n of,
thls. Lease.. 1,andlo'Cu may, in ~ts sole 13iscn:!tion, f'Com time 1:6.,time
\dthoul: prejudice to ilny other remedy, \lse tile Secud ty Del}o.:;j t to t.he
extent. l\eCes.S,H.Y te me.\<;e geod any default \mdar 1:1\is L~use Ot' U) satisfy
o!lny other covenant or::- oblig:at:ion of Tepant hcrf,;u(\det"; Erovi~~!!. !!.2~~~,
that !lO por::-tlon of the. Se.c\\city DeposIt shnl.1. lle uf'plie..\ tO~liH.I\::; payment
of the last OIofllh's r::-e.f1t hereunder withollt the pdor vritt(:I' con!1e.nt of
the l.a.ndlc.'Cd's mot'tgegee. Following any sllch nflf>l ication of the Sec\\rity
DerosIt, Tenant shall ray to J.andlonl on demand the nrnouot so applied in
order 1:0 r::-es tore the Secud ty Depos..i t:. to its or j g: j na 1 t1mounc. J f Tenant:.
is not .in de-fault at the tennjnatiofl 01.' this Lease, the \.Hllance of LllC
Security Deposit remaining: aftel' any such applicc.Lion shall be relut'netl
by Landlord to Tenant afte-c deducting thelcfrom any unpald obll,siltion of
the Tenant to the Landlord as may arise under LId:: Lease, iflcltldin~,
without limitation, tt!e oblilitltion to restore Lhe l'l'ernises pursuant to
Section 26 hereof. If I.clndlor::-d transfers its Interest in Lh~ ['r'cmise:s
during t~le term of thl!! l.ease, I..!lndlord \llay assign tile Security Deposit
to the transferee and thereafter Laodlonl shall !lave: 00 furtlrt:r liability
to Tenant for the retu:t'u of such Secllrit.y Deposit, and Tenant shall look
solely to the transferee for return of such Security DeposIt.
NO INCP~lr;: PAnTICIPATION
SectIon J.O. Neither Te.nal1t f10r any otller person ili.lvil1g nn inter-est in
the possession, \lse, c.c.cul1a.ncy or utilioz;:>.tion DC the rrellilses sh<.\ll ~ntel'
into any lease, 3hl!ileasc, Ilcens~. cOl1ces!llon or other:" agreement for::- Ilse,
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occupancy or ~tL1i~e.~~on of' l:he. E't'emises which pro\lit.les for rental or
ct\1er payment ~cr suc\\ use, occupancy or uti1.izaticn based in whole or in
part on the net :income or profits deri.ved by any person from \::he Premises
or port ion thereof leased; lts'ed, occ\lpi ed Dr- uti 1 b.ed (other than an
amount based on a fi~ed percenta3e or percentages of receipts or sales)l
ano:l that any. such purported lease I sublease, license, coocesslol1 or otllel:"
agreement sllall be absolutely voiij <l(lu ineffective as a conveyance of any
right or interest in the po~session, use, occupancy or utilization of any
f1art of the mortgaged rrem~ses.
HAZARDOUS SUnSTAt1CES
"
Section lll. Tn addition to, and flat in limItation of any other provision
of this I,ea.se, Tenant as;rees. not ~o gen~rate> store. use treat:. at" dlspose
of. nor to allo\-!. sutfer or permi!.:. Lhe generation. stor<i~e. use.,
treatment or disposal of, any "hazardous vaste" or "hazarclOLlS ::>ll/Jstance."
(as those. terms are deEioed i.t~ the Resource Conversation and (te.covery
Act, 1,2 U.S.C. Sections 69Q~ ~h ~~g,., as amended ("RCRA") or the.
COffi{lrehensive. Environ<<l~ntu} Response., CautpensatLQn, ~\t\<l I.,ie.ltility Act, l~Z.
U.S.C Sections 9601 et ~., as amendeJ ("CERCLA"), anJ [lO)!' rulBS anL.!
regtllaticms nCH or hereafter pt'oroulga~eJ. unclet' eit.he.r of such ac.l:s) 01"'
a-oy pollutant at' other contamio<l.\1t on, in from 01:' about t\H~ Pl"emises or
the Shcppi-og Center, \~hich hazardous materiill is prohil>i\::ed Or cOl~t:.rollt:d
P1 any federal, state or local- tawl onFnance, rule Or regulation liO\,> or
hereafter in effect.. 'fenant sha1.l and he"CeliY does inJemnify un(\ hold
Landlonl harmless ~rom Clnd Clgalnst. any nnd all loss, damages, e){pcnses,
'fees, cl.!lims, co~ts and liabilities (lnc:hHlitlg, 1mt not 1 imiLbl to,
attorneys' fees anti costs of litigation) arisi11g Dllt of Or in .!.lilY nW.nnct
related to the "releastl" or "threflteqeJ release" of, and fur any c'leao-up
responsibilil:y imposed "upon Landlord under any federnl, state or local
law, ordinance I rule or regula~ion nOl'" or hereafter in effect, Idth
respect to a.ny "hazarqous \....aste" or "ll/l<::i\rdotls suustance" (as those terms
are defi(leJ in RCRA aod CERCLA, and ally nlles aod regulations nou or
hereafte~ promlllsated t]lereunJer)~ or any pollutarlt, or allIer conCalninant
on, fl11 from or about the Premises or qle Shopping Center or any portion
.'or portions thereof, which release or threatened r...de.ase tlrises out of or
.. is in any manner rel.a~ed to renantls use or occllpancy of the freuti::>es.
BINIHNG EF'FECT
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Section /11. The pravision:9 of tills Lease shull bind .and inul:e to the
benefit of tandlorJ and Tenant, anJ their respective successors, leg:al
representatives .and perrltit:teq assigns, sul.lject to llle pJ."'ovisiol1;S of'
Section 17.lIel:elnabove. Tellant shall be bounJ by l1ny succeeding l)ilr'cy of
Land lot.u fOl: !Ill the teJ."'llls, covenants and cood j clans hereof, pcov iuad
that such succeeding party comr1ies Id!.h its ollligatJon:> as Landlord
~lereunde r. .
~lIrsrTroN OF SHapP_ING CfWTEft BY 1.AND1.0RD.
,Seelle '') Tf, fll' 'I') l~ll 'Ii]l~
LandI/H'u ~as not yei:. c.onsummated i~s aC'l\li~iti(H\ of Lhe fH:cpe1"\" \~hic.h
t\\~ S\\o[\ping eantet:: is to ve cc.nst'l:ucteu, Lhen I.n.~~ soLI igatlans
he'Ceunder 5\\al1. be subject t.o and ca~tin!;ent ~'!\e"" acquisition of suc.h
property. If Landlonl (a," -;.ts sl~>>~\\Idc'C this Lease) has not
a.cquil':ed such pro?ert:y 'W!th~~(12) tIIonl\\!l. after 'l'el'l!l.nt's ~Kec\\tion
of this 1.ea.se, 1'en~, at: any time aftet' the e\<p.iration of saLd
twelve (12) m "~iod but pelot::' to the dat.e on vhich L<).(J.<l1ord acq\lil:-es
such rty, elect to tel.-ndn-?te t.hjs Lease by delivery of wdtten
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,-\.t.... IN \H1:NE.SSJ"l~pIlEJ1EOF. the rArt~e.!i hereto have set th.:::lL' hnnds this
~ day Df tv..o:r~ I }9">v . as to l.nnd1crd. aT'lt\ u,is )~ Qay of
~ l 19~V"-\ !IS lc '/.'enant. .
p~ese~
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LAN'QLQ!Hl t
HAMPDEN CENTER, INC.
~Dy: CenterPoint Propertie~, Inc., as
I, managing agent
"~.
ny;
Cl cs n. l"1i 1 ] e r
lru:!~trr :
LANCASTER MATTRESS COM~ANY
Thy, ()~A, I}1t1L-_(Sml
Its: {);<.'''' py
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STATE OF GEORGIA
$8,
COUNTY OF roJ:.TON
BEFORE ME, a notary public jn and for said county and state,
personally appeared the Charles B. Miller, President of CenterPoint
Properties, Inc., as managing agent for Hamp:::len Center, Inc., who
ackno:.dedged that. with due authority. he executed the foregolng instrument
on behalf of' said Hamp:ien Center, Inc. and that the same is the free act and
deed of said flamp1en Center, Inc.. and his free act and deed jooividnally and
as such Managing Agent.
{J-:ll TESTIMONY
at!1L t1~ ,
19 . _
~OFf I.have hereunto ~my hand and offici<tl seal
cQ.....l...L"- I this J _ day ot vf}1t:A.-f e."--' I
~1N- ~. &Jh<A
/ Notary F\lblic
l GeorgIa
G.'1lllnoctt Coun '1. 993.
Not::!ry Pub\\C, 8\plres Apnl 6, 1
WI'} commISsIon
STATE OF r,'nn'1)Jon,,,)
) $8,
COUNTY OF La. }..I(I (1.'&+". R. )
BEFORE MR. a tl,Rtary public in and. for said county and state.
personal 1 y appeared f-l nr.j ~ i' L0 C::J. n 1 i / I (" K.
~~ ~
kr:u:Mn to me to be the person whose name is subscribed to the wi thin
instrument, who ackru:wledged that. with Clue authority, he executed the same
on behalf of said LOJ./(I(l,.<,1e, f\'1({-JI!.r?~f,(I(,. for the purposes tbeI'ein
contained, and that the same js the free act and deed of said
(ll:d..()Pnq....' _and his free act and deed ~~Jy1d\lally and as
such {)lu /0-1 e Jl
IN TESTIMONY
at _l.O'!.It1(\~t.rtt ,
19~"
~OF, I have hereunto
I;? n:?-.11~O'{\I'(' , this
set mv nand and offic1al seal
C)..t-J,- day or mUJ<.<!.h
~((-lLl,lI ,/ "/.f 'ILJ))\."?I,di16tc~11
Notary Public
NOTARIAL SEAL
KATHLEEN H. H!MM~~5BACIl, Nol~ry Pu!llic
Lllnc",h:r, Lanca~rer County, P",.
My C~nlmi~sion Expires JanudfY 30, 1995
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Ji:)l]lIllIT 1l.
.l\.LL 'l'1t.J\1' C'2!)~1\IH tract. of g\:ounQ. 'in Ha~t1pd(.';n 't'own~ld:t'), cmn'oer-l~n~
county, P~n.\\sylvania~ more pa:rtioulZlrly boqnd.ed ~l\d de:ecri).)e:d ~fl
fellolls, to ,liit: '
l;IJ:;<D:mlIlIG a~ ;:\ point, s3;i:.d pDint being thQ inb:n:ke:ction of 'the I
E~~tet'li l::'i9l)t:. of way l.tnli\; or Spo:r:ting Hill Road ~nd the lIo~therh
rl~ht o~ w.'1 line of pennsYlv'f\iu l\O\lh 70;' thQnc~ /\1011<] tho
East..rl1 rigljt of way lin" of S\>ol'ting Hin Road,' Uorth, ()5 degrees
30 tn!I\utes 30$ seconda Ne.st, a. dietal'\ce of 2~1.4B. fe.12tj t;.he.r\c~
alon9' hnd tjow 01:" fo~"'.rly of llMdy Harkcte, 1"0" Horth 83
deg1:aes 04 II}inl.\te.s O~ S~COt1ds. E:<tat, a d!ste.noe. o~ 12L:6~ tel(:.t to
<\ point:.; th€incQ along lands: now or fo'tlllerly at C?genha.v~, r, HQrlh
BG degr0e~ j,j :minutes 1.7 secopd,s c:a$tl ll. dlst~(l.c? oe 4.41.20 tc~t
to b. polo!::; 'thenca along tl1e salfl~ lZ1nd~ l1o~"'" ot' tprmorly of.
'. Copenhaver, ,Not"t::h 03 degre0s 1,\ )llinut<~$ 4.4 socondo. He~t, a
~i9tance of '415.08 feet to a PQirit, s~id point be~_ng n tha
southern r!:,iht 01: vay li.ne ot: tJ.S. Route lit oth~l""Wltit known a.'i
cllrlislil .Pi)~a; thence alo1tq U.S, nout:\!! .tl, HOl:'th: 815 dqgr~c~ Je:
minutes, ~7 deconds East, a distance oe 1082,'7 teat: tQ a point;
thence Ilon; lands now or form.~ly of Edward3 Ho~s. oC Furniture
al1d Cl.o~viGW F.r... South 05 d.gree. 45 minuted 89 .qopndu E.~t.
a distl.nce <it 1113.92 feet co a poillt, Baid poin,t boing on tho
Northern right of wuy line of pennsylvania Rout~ 767, thonc.
a 1 on\)" said ~ight of. w~y 11"", tlorth 83 d~\)'t'coa 59 lJ1in~toD 24
~econds W~S~I ~ dist~nc~ of 54~.43 teat to a poi~t; th~nCB
oQ"tinui"" '}lo,,'1 s~id rLght oC way 11"" along a 'curve to thq ,
riQht havin1 a radius of 3079_3& feet, en arc 1~n9lh Of 1237.05 "
het, to .. l/oint, sa,id point l:Hail>g the >,oinl of llEQIH\lIIW.
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SUO Pate"l oonlail\i"9" 31.9&3 aCj~.". .
llEIll<l p.rce~ Ho. iO-H-0279-052.
UHOER N1D S~BJEOT to m.tler$ of R.cord,
J).'EtN<J the ~f..mG r>re:mioe!<$ .....hioh Sporting H~ 11 :propet'tt~hJ t\
Penn$ylva.ni~ Litt\.ttod partner6hip1 Py P~ed d~tod..Scl?t.:.~in_bo't' 7', 19$9
an<:1 rooo~d.1I AUg\lot 24. H90 in t.h" oCcic~ Cor ~ho l\.col;J.lt\'1 of :
Dcodl1 in an.;! i!ot' the CQunty of. Ct.Ltnhl1r1 t\lld, Comm<;>li.Wo.<:tl,th o~ ~
J'eI1rl~y1 van lit, in Deed Dook S-J4 paq" 1061 g~..nted and conv.yod I
unto Provldent tI.tional Bank, its $uo"esaor~ an<). l\Oaignd, in feo.
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EXHIBIT "B"
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OE:SCRJ: P'l'IOl{ Of' PREMISES
The boundari,es apd location of the Pt"qmises. utilities, Daved i:ngress, egress, etc..
~s--showrr-orr-t:.]d:s--'site pl.m' 'sets' forth tUe' gemerar'-ra:y'6iil:.'"'Q-f~'l.:.Tle--shoppin9' ce.n.ter"a.'nd
shall not be a warranty'or representation or a9'reen\(~nt on the part. of Landlord that
said shoppinq center will be exact:l~ as indicated on this s~.t:.e plan. \,
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DRUGS
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FRAl'Il<'LlI-l
STOI\ES
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EXHIBIT "e"
LANDLORD'S WORK
PREMISES WILL DE DELIVERED IN
AN "AS IS" CONDITION.
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~{IEIT "DIl
TENAN'l' I $ w:JRK
!. IDRK BY TENANT
A.
GIWERAL REOUIREMImTS:
"
1. APPRDV'AIS: The Tenant shall elUl:mit to the Landlord and obtain
full appro<Jal of all plans, gpec1t!cat!ona and \.l'Ork including
all roof openings, signs, etc. Any damage done by Tenant ahall
be paid for py the Tenant.
Landlord. must approve any and
f jKt.urea whjch Decone ~ permanent
all materials, cquip.lIent and.
part of the structure.
Tenant shall furnish Landlord wU..h a list of all contractors
Tenant intende: to Use to work in his pt.'e.n.lses. 'Car41ord
reserves 'the right to approve or disapprove of any and. all of
Tenantrs contractQra~' All contractors engaaed by 'l'en..nnt aa
-permitted Py LancUord elall De 'Dondablc, llcel')$e contractors,
f>OSsessing good labor relations. C<:lpable of perfonnlt11;J ql1aUty
WOt"lonanship and ~:ddng in harmony wjth Landlord I s and other
tenants' contractors on the job. All ~rk shall be coordinated
'With the aeneral pr'oject \~rk.
The design of all ~rk and. J.nstallaUon under''talcen l-.ry 'fen.o.nt
shall be approved W the Landlord. All ~rk unde:t.taken shall
be at ,the Tenant's c1q>ense and shall not dall\Clae or '\Il'6<(l.ken t:.he,
etruchtral strength. of the buiJdlng or any part t !lCr(.'Ot" ~nd
shall be done 1n a fjrst-c]ass wot'la'{lanIJlce manncr an>j ill accord
wlth all applicable Federal, Stale, County and local mtlnlclpal
statutes, ordinances, regulations, lavl$ and codes. All tenant
const.ructjon shall Pe nan-combtlGtible, and no cantxlstible
materials of. any nature ~~1l1 be penn!tted above the tinl!5hcd
celling .
PLANS: The Tenant shall C1ellver
(20) days after the eJtecutlon
speclf1~tlons for 'WOrk within .the
to the Latll.BOrd wi thIn t...lCl'lt.y
ot thln rease, jts pl~ns and
leased s}?ace.
PERMITS, INSPECTIQNS, FEES, ETC....:..: An \';ork jnstallc(] by Tenant
ehall be coordinated with and completed so a$ not to interfere
\'~l'lh Landlord1s cOnS'lrn.ctlon schedule nor any ot~~e't' tenant's
aGtivitJe:sr. Tenant shall secure and p3.y fOl" any neceB;sary
building permits, inspectJona and fees. PrlOt' to start of
~rk, Tenant shaJJ ;forward a copy of aU required pennl ta to
the LaMloro.
2. STOREFRONTS: Should Tenant desire an .indlvldl.:tallzed storefront
other than. l.and.lord1a atanClard, tl1e ad,,:llUonal cost of
designing and constru.ctirg €lame shall be done. at the. Tenant I 0.
eJcpense. The following criteria e}).-").ll apply tot" i:l'ame.
a.
Materiala,
to the
archItect.
designs ana. color seJ.ect1o:ns shaH be subject
prior approval ot f.<-mdlord and Landlord's
b. 'No ]?Ortian of the storefron.t ma.y protrnde bt...-..yon.O. the front
J ine of the leased premises nor encroach in any manner
into the covered slo;."\e..;rallc.
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~o unfjn~sheq ~11
storefront.
Storef~t material shall ~ selected for durability and
freedc:t1,. from maintenance.
area will be permitt~ on the
Temporary storefront: If a Tenant's w:>rk is not completed
within the time required py this Lease (or, in any event,
~s nOt; cOnpleted On the grana oPening date). rancHoro. may,
at Tenant I S eJtpenae, $.nstall a tenq:>orary storefront: or
parrkade.
3. nlSURANCES: TE:narit: shall seCure, pay for and maintain, or
cause its contract?r(8~ to secure, pay for an4 mainta1ri, as the
case may Pe. QLlt'ing the contjnu.ance of constrnctjon and
fixtur1ng w:::>rk within the leased premises, 'rbrlonan Conpensation
~nployer6 LiabiHtY Insurance; Ccrnprehensive General Liability
Insurance (including Contractors \?rctec-t1ve Liability); Owner1s
Protective Liabll.1 ty Insurance, insuring Tenant against any and
all liability to thtrd parties for damage due to bodily inju~
ana property damage . ~.1abjlity; and Tenant's Bunder's F:isi,
Insuroance; ~ sta1:utory Autanob1.1e Insurance.
All of. the foregoing jnsurance poHc1es sl1all be with an
insurance ccmpany awroved by Landlord and the itlS\1rance limits
contained therein shall be acceptable to Landlord. In
add.ttlon, the ?tfores:aiq. Tenant's .insurance policies shu,ll name
Landlord, its Lender, its Architect and. its General Contractor
as an adil1tional insured aUd Tenant's contractor shan del1ve:t'
necessary" evidence of all of the :foregojng policies to
Lan::Uord .
NO "'RI{ SHALL BEam lJNTIL ALL INSlJRANCE CERTIFICATES ARE IN
POSSESSION OF LANDLORD.
Each tenant shail be responsible for the cost at delivery and
arranging aU receipt and unloading of all l'(laterlala and
equlpnent ~rtajpjng to ~is work.
5. CLEANING Ol,1 PREMISES.. The T~nt Bhall, at a 11 t!lflee, keep the
premises free .frcm apoumulatians of 'Waste materIals and/or
ruLblsh caused W his elllJ?loyees, w:::.rk.ers, or contractors.
Tenant Bbal1 maintain the premlses in a cleon and ol."rler.1y
condition during constructjon and merchandlsing. Tenant shall
pronptly remove al~ unused construction materials. eclll;l.p:nent,
shipping containeh"s, packaging, debris, and flarnmabJ'e waste
frcm tne Shopping 'Center. Tenant shall contain all
constI"UCtion materials, equipnent, fixtm:'es, merchandise,
shipping conta1ners and debris 'ltlithln the premises. The CCITIffiOI'\.
eJ[terlar areas ot: the Shopping Center shall be clear ot
Tenant's equipnent, merchandise, tlJtt..ures, refuse and debrie at
all times. Trash storage within the premises Ghall be confined
to CClVered metal contains. Tenant is responsible for the
removal of all trash and. debris fran Tenant'g premises.
o.
6. G1!RTIl?'ICA.TE OF OCCUPANCY: The Tenant shall seCllre a
Certificate of Occupancy f:rcm the jnrisdictional authorities in
sufficient time to allCM Tenant to open the premises jn
accOrdance with the apening :r::cquirements of this Lease. A COP';!
of the Certificate of 'Occupancy shall Pe fo:t"\.'.larded to the
Landlord.
7. VIOLATIONS: In the event the Tenant is notjfjed of any
violations of codes, ordinance regnlat1on.s, requ1rer.enta or
guidel.:l:nes eitlwr Py the jurisdictional authorities or by the
Landlord, Tenant shall, at its eJtpense, con..ect such vlo)C:l,tlons
within seven (7) calendar days after such notiflcationo
8. ROOF',OPENTNGS: Any roof openiO!'] reqnjred by the Tenant will be
perfdrmed by Landlord's roof.loa contructor at the 'l't::nant' 0
e:v.pense. SUch ope:ninga will include snppa....t1no strncturt:6,
angle$, curbs, flashlI"ll]'s, ducta, vents: and grilJes. Landlord
may refuse to approve any open.1ngs wh,1ch, :in Landlord's
judgement. e:ltceed the capability of the structural system.
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LIENS: Tenant sh8.1:j. not p.:2.pn1t: imy mechanic's Hens to attach
to the leasee( premises or the Shopping Genter developnent in
~lch' the',l premises are lQcatect on account of any labor or
materials ,'furniB~ 01:' auppl1eq. to the demised premises in
connectiop j''''fH:li. r~tls \^brIe. +n the event tha:t such a Hen
is attached. Tenant shall fortllW'ith 'cause the same to be
dischargecl , or in ljeu thereof furnish a Pond fDl:' t.he. be:nefj t af
LanCl.lord . issued py a'dl1ly Jjcensed surety company authorized to
do pusinesa IJ1.' the state the project is located, which by .its
terms looerilll:j:fiea anq holds ti"..e r..andlord nannless from the
effects' of sUc\"l ,lien. In addition.. Tenant shall provIde
Landlord with. final waivers of l.ien, materialman certlficatea,
affidav+ts 'anq 'swor.n' statements frcm all tenant1e oontractoL~
and 6UP!:..ll,ferf:l ~lthlp. thirty days: of completion of warle.
LANDLORD'S R!GllT__ OE' ACCESS TO PREMISES: Landlord, Landlord's
agent, an independent contractor, or an al.lthCl:r.'ized utility
ccmpany, as the case may be, shall have the right, aubject to
Larrllord's written aW't"oval, to run utilit:y lines, condll.its. or
duct wor~, where p.ece5sa:t"Y' or des.,lrable, tluoou{]h ceiling space,
column apace or other parte of the dem1acd pre.n1$es and to
repair, alter, replace or remove the same, all in a manner
'Which does not interfere unnecessarily with Tenant I a use
thereof. '
10.
B. GENlmAL Vl)~K~
'!'he Tenant will, furnish and .ins:tal1 the follC/lt.ling items of work. at
its sole cost a.nq e:upense:
1. Interior part'ltiona within the leased al:'eaJ3, except for tha
toilet room wa+Js.
2. Floor-coverings.
3. Interior t'1nlahing of wall surfaces incl\\d~no' pr1ming,
painting, staining an4 ~~11 coverings.
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Display window backs,
ceiUngs, and display
the same.
display windcw floor, display Wi~l
wlnc.lcw 1;lghting fi)(t1.lrea and power for
5,
Install eel ling tiles.
Premises.
Landlord will stoCkpile tiles in
6.
pr,lIMBDlG w::!RK: !my plumbing facillties jn elCCe$El of that
p):'OVided by the ):.andlord, such as increase in size of service,
drinking fountains, additional "toilet facilities, janitot.te:
sink, hose bibbs, lab sinks, special fixturing and outlets,
will be prO\1ided, .installed and connected at Tenant's expense.
Tenant wll1 also pay for any increases in water and sewer'
cap! tal charges or any other related charges jmposed by the
municipality or Landlord above the Imln1c1pal1ty's or Landlord's
standard charge for a retail store due to the Tenant1s use of
the premises, i.e. restaurants, beau1.Y salon, etc. Tenant will
provide fire extinguishers as required by building code and
insurance underwriters.
7,
HEATING. VENTTLATING AN1) AIR CONDITIONING: Added capacities to
roof top IfVAr.: units, if necessary, shall be fu:tnished and
installed by' the Tenant. E:Xl!:.";';"S. HVAc.. Un{f..s jhall bQ'I'M .g<16.J WO(kt'll~ order
a.rl"Rental L.~rnml!..n<.eme:l,t 'Oa.t"." LAnd lot'J ~araes to rha..lfe. 4h!/ r1e~~lJr:J h2.pail'.5
gPRINKLER mm:: Cost of additional pipe and. heads re::r:l.ired as 1II1fJl.
a result at interior store partltloru:l, mezzanine areas, unu.sual U.I/'
use of pr~ises or t~t fi)ltures will be charged to Tenant.
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9.
ELECTRlGAr.~~~.m1'lK: T=nt
electrical ~rk other
including )Jut not limited
shall 'furnish, :Install and pay far all
than itena fmnlehed by Landlord,
to:
a. IncreaseQ sjze of incoming electric service and panel.
p. Telephone anq ca:olUunicatlon system.
c. Burglar alarms aM/or warning systems.
d. Emergency generator'.
e. Tenant's'store signs ani\. controlling time clocks.
f. 111gb voltage outlets.
g. Floar outlets.
n. Music systems.
1. Additional ""it signs and emergency llghti~ unite
necessitated l:ry Tenant's fixtures and interior partitions.
10. MISCELT..ANEi)US mER";
a. All trade f~xtures. cabinets, ahelv1ng, counters,
appliances, :fUt'fL1 ture , fu,rnislllngs, etc., signs (interior
,an4 exterior) an4 other personal property shall 00 new and
of' f.1rst quaUty and shall be turnja~ and installed by
Tenant.
b. Tajlet paper holders, soap dispensers. mirrors, shelves.
towe~ d1spetwera. etc. shall De provIded. by the Tenant.
11.
c. Tenant at his e:lvense shall sound. .insulate, to extent
required py tlte nature of its business, the demisina walla
so ~. nOt to permit sound to emanate outside the premises.
SIGNS: The Tenant shall f1.lrn1sh, iru3tall and connect
~ifjcatlon signs at locations prOV'lded at canopy fascia at
Tenant IS eJtpense.
Canopy fascia sign, design, light1na
be subject to Landlorcf1s approval.
conformance t"ith the detailed sign
Landlordts Architect.
and sign copy calor ahall
Canopy signs shall be in
criteria, as prel~red by
prJor to fabrication, sign plal'lS
suonltteQ "for Landlord's approval.
and specifications l'lll.lat be
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EX1IIDI-r \lE"
ROLES At.lD REGU(.AT!ONS
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. Landlord :re.se:rves the right ~o ch.aI'\ge from t:1me to time. the fOl,.,lIa\: of l:h.e
sians or, le'tter.:1ng cn the 81gns, ahq to reqnire replacement of: any S1gl.1S
previously appJ,'6ve~' );ltrrS~1an\:' '~o S~c''l;:ion:1q to confonn to f.2lndlm:d'S1 nC:\'l
standard sign criteda estabJlshea p\ll:'5l.lant.: to. any l'ell1o.:.'l(d.lna of the
Shopping Cen~el.~. H.Awe..,ver'. 'L4I'lJ.7~...J 'a61"e.e.r n4i to mdTe. an'u c:...ha.n.ae...
'(e..q,:ui"~rh':Vl-f.s wdJ,ln' the ..fil'"r+ ,3'year'..:S' o-f i-en ahf::S OCc..U/Jd.IU:.y 'ti..k.4o-'.
Tenant shall not, wHhout the prjor t-.rrJtten consent ot r.andJol~d (f) paint,
decorate or make any changes' to Hie sl;ore front of the Prelni::;e::). or (11)
install any e.l{terjor llflhl.:il'L1J, a(,mltltJ'or l.'n.'otr-l\sions. s!.an~, atlvet'tis1na
matter. decoration at' palnUnQ v.1s.!l)le frOln the e1tter.1or of the E'1.'emises
or' any coverings oT!- eJtter;to"'r YJ.~nQCMS and doors, e)tcept.1ng on1y dlgnlf.!ed
displays' at cusl:ornaIY type In stot'e w.indo\<IS. l.t Landlord objects jn
Hritina to any of the toregojng, Tenant shall jmmedlate]y dlscontlnllC such
lLSe. ' ,
2.
4,
Tenant shall not (1) COl1.t.lUCt ot. pennl t any fj re, banlc.t'tlptcy ot' anct Ion.
sale (\tlhether real ot'" f!cl:ltJ.ous) \mless d.lrecl;ed 1.JY orde.r of a COllrt of
ccmpetent jnrisQ1ct.ion, 01:' conduct or pel,ln1 t i:lny 1{~D1 Um'::'::lte O't' fjcU UOllS
I'Golng OLlt of DLlS.lness" sale not' pepresenli: Qt. adverUse that ;t t: l'eau1at'ly
OL~ C\.lStomarl1y 6el~s mercJI':l-ndJse at "mani;fac turerl (:1" , "dJstrlj)\llot.,s" , aI'
"II/hole-sale", "wal'ehouse", or slmllar prJces or other than at "offpt'jc.:" 01.'
at "l'el:al11l prlce:iJ;' (lJ} llSI2l, ol,'!;""><::!rmlt:: to ~}e llsed, the malls Ol' (lJJeo.-r.:ll\.:.s
adjacent to such. rreln!ees. bl' any ethel' area outside llll;: Pre:m($es tOt'
$f)l1cHatlon or for the. sale or d.!splay at any mcn'chandlse at' for a(\y
bthet' bns:1ness, OCC\lpa~jon 01.~ \.li'!l-~er~aJdnfJ; or tot' outd,)or l)U\'):l1c ll1.eeUng9,
cIrcus or othel' entertainment' (e"chpt for pl'omoUon~11 Elct:ivHle~ 1n
coopet'aUon with. the marlZlgement ot U!e Shapplna Cent:er or an Cl$Soc:Jat:1on
of merchants \'dth.:ln' the SlloppIna Center); (iJJ) llse'or pennlt La be 11scd
any sOllnd broadcasting or alrQ?llfyJna devjce h'llich can be hcal'd OtllsJde of
the Pt'em1ses or any fl1c\cedng ~iDhts; (Jvj ol1el'al"e Ol' c~ltltJe to I-x;:
operated any "eleph.ont tl."aIns" 01' ~ill\L1~fl:.' tl'anspol'lel:1on devlces; 01' (vI
use or permi t to pe used any po-r:Uon ot the PremlsE:s for any unl<:l.\1ful
purpose or use or Permi t the use at any porl.:Jon of the PL""ernlses <<:3 l'f!oulat"
living quartera, sJeep1na aparbnents or lo:.'igjng roomc or [01' 1.1lC Condllcl;
of any manufacturing pttslness.
Tenant shall at all tImes Keep Lhe Pl"emises at a tempCl~atll't'C sue f.lc_Ienl.:ly'
h5f1b to. tn'e.vent f}."ee.zJng of "'latel.~ 'pipes E.w..d_ f1Jttures. T<:::nanL: ~iI.1.11 not,
no'!;' shall Tenant at any t;tme, i~'l."lI\1t any cccnr:ont ot Lhe Pl'emiseo to: (1)
Use, operate ol.~. ma3ntaln th.-:= t't"l2:ml!i<es in such manner tbi.lt any :t'i:lb::lS foe
sny jnsm'ance carr1ed by I..andlord, or llle Dccnpant: ot any ['lrclllj$t:::1 1.,llh.ln
the Sllopplng Center, shall tllct..::};Jy be ji1crcGl::;m~i Ol' (.1.1) COlllln.!t Haste,
pertonn any acts or carryon any pracLLces \.lldch may In.111ce lhe SllOL1phlg
Center or pe a nuJ$ance or menace to other tenants In lhe Silo(lplll{t Cenler. ';
5;
s\lall net obst"L'"\lct any sidewalks, passaCes. cld ts, entt'ance,;;, It'uck
loadIng docks" ~c;kag(:! plClC....\IP statIons, t")<.~d8SI:l:'!"-tt sl,1'::\.'l<3.11<:. and
f1).""~,t a1d ar.d ccmfCl:\: 'stations, ct" s\:.ah.,Rt.y$ of lh~ Shopping
110 t.e:na:t~t and no employee. or- .invitee of any tenant shall go \lpol)
of the Shopping Cenl::et" ~'11thOtlt noUfylna the Lcm81ccd.'
Tenant
~-re.ys,
ramps,
Ceo b:r.
the roo E
6,
Lan.dlor,J wl1.1 tnl"nlflh Tenant tree oL' Ch<=ll'De \'11th l\.JO keys 1:0 <::<::&ch door
Jock .(n the PreJfdses. l'.ant:llord lnay. lllGlke a reasonahle charge fat' any
acldI-t:jona1 key~. 'l"enant, tlpaq_ tile l.:ermjnaUol"l of jt::l I:LlllCll1CY, :shall
deJlvel' to Landloril '1.:11e l<::.eys at all door\Oi \.il'IJcll have been l'lll'nIlolll"::..J to.
Tenant, and jn th~ even~ at Joss of. an~' l<:o:::!ys tl0 {llt'llJslled, l:l11i:ll1 p~~y
I.aodlord therefor"
7.
re 'renal"!.\:: r-eqLtl"L'cs telo:::!gt~aDll1c. 1:e.lepllonJc, l:'\I\'nJt.r <J.]Ut"1ll 01.' ulmlJ.;u.'
sel-vIces, jl.: shall flt'51.: obtaIn and cOllrplV \'llll\ f.o.l"u.i].')l"d,'s Jl\$tl'IlCtJClll:l In
tI"~eir installal.:ion.
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The toilet rooms,' tonets, ~j~]s~ wash 'Pawls end ot:her apparatns shall
" pot be U9~ for, any' '~rpose ~ 'other' than that for which they were
'! constructeq, l1q ~orei911 ,';:mPS1=af1ce of any 1dnq. whatsoever sl1<:lll }..:Ie tht'ol'lrl
" therein, anq tJ1e ~cpenS~ 'of '?my pr~akage, stoppage or damage resulting
" ,i,; ~' f;-c:m the violaq.on of this rule spal~ pe borne Py the tenant Hho, or ~./hose
i . employees or 1nvi tees, 'shall' have' caused it. '
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10.' Tenant shall not ~nstan any Fadio O~ teleQislon antenna, loudspeaker or
other device on the roof or, elcterlor ~.ralls of Tenant's $tore. Tenant
shall not' interfere f11 th' ~aq~o or i:e~evi:slon bt'oadcasting or reception
~ran or iIt ~he Shoppl11f{ ge~te~ ~r ~lseNhe'7e.
Except as 'approved Pv I~ndlQ~d, Tenant shall not dan~e partitions,
~lOrlc. or plas:ter or in ~ny' "iay de'f'ace Llle :{."remise.s. Tenant shaH not
cut or bore holes for wires. 'Tenant shall no-t aft!JC any f~oot' covering to
the floor of the' Premises in any manner eJrcept as approved by Landlord.
Tenant shall rePair' any d~ei resulting from nonccmpliance with this
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Te!13nt 8hall ~t' v~ace C!o loa~ upon. any poor which eJcceeds the designed
load per square foot o~ 1=11e ~~q permi ~ted Py law. Landlord shall have
] ,,' the right, ",to p~escf~~ tpe, ,Y~T~ght~ 'S1z~ and pos.i tion of all eqlliprnent~
.. materials, ,:furn~ ture ::o~ o~l1er 'proper!=y, prO\.lght j~to the Premises. Heavy
objects shall st?.n.d.', on such: platfOl:ws as determined by Landlord to Pe
, necessal:"';{ ,to Fr';"'l.el.:ly 'distri~te , tlLe .r weight. Bl..lSiness ll'lachines ar14
mechanlc::al Ilequip-nent':! pel~,rig-ir;q-.' (,"Fa ~7naBt which cause noise or vlbratlGl)
: ~hat ~y ~.trans1l'!ttteq tq ~~~ ~~f11ctur~ o~ ~'enantts store or to any othe;-
s~ce to such a degree" as 1;0: Pe. bbjectionaple to Landlord or to any'
tenants' sPall r }:Hi p.1aceq ~nd ~~ntajne4 by Tenant, at TenantJs e}tpe~e, on
vJpration eliminators or): pther' si1nila~ qevices. 'l11e person."J employe4 to
move equipment ~'P- eX' >~t, p~ ,':renaryt!s store m\"1st be accE::ptab3.e to
f-.ancqord. . I.andlo:;:,q PP-l rot pe f~sponsjble for Joss of, or dalll8.[le to, any
equipnent or other pro~r,!-Y, 'fl'om any' cause, anti all damage done to tl1e
Shopping c~~ter py pajRt'1~pjPf!' ?r ni.ov~ng sUch equipnent or other' property,
shall be. repaired at 1~1e e~rpense ?F Tenant. '
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Tenant shall not jnstalL ma;lnta~n ol.~ operate upon the Premises or in any
Carnnon Areas under the eJCCll~sjve' conti~ol of Tenant any vending machine or
video game without I.andlord's prlor wriP:e,!- consent.
13. Tenant shall store all its trash and garbage in containers nltldn its
Prem:lses and/or in the port1~lli of the COJrullon Areas des.ian.ated. by
Landlord. Tenant shan pot pJace in any trash box or receplacJd any
material which cannot be disposed of in the ordinary and customary manner
of trash and garbage d1spD:S8l.' All garbage and refuse disposal sba.l1 be
made in accordance t-slth dlrecUons isstle<i from tJme to tJme by Landlord,
12.
14. No coelting shall be done or permitted !:lY Tenant on the Prl1:Jnlses without
I.andlord1s prior ~'itten consent, mtcept tor brewina coffee and similar
beverages and use of a single micrOvJa,ve oven by employees only and in any
event will not permit odors to emanate from the f'rell\iGes provJded that'
such use i~ in accordance w:i-tl~ aJl appJjcab.1e federal, stelte and cl ty"
lasllS, codes, ordinances, rules 8l"l4 r89';!lations.
15. Tenant shall not use i1) any space any lmnil trucks e}ccept those equipped
with rubber tires and side guards or $Uch other mater1al-handling
equipment as Landlord lnay app"Cove. Tenant shall not bdr\l] any othel," '
vehicles of any kind into 'renant1s' store.
16 ~ Employees of Landlor~ shall ~t ~r~orm any \'Iork or do anything outside of
their reguJar duties unless undet- special ~nstructjons from Landlord.
17.
All loa.dit-\g of goods shan be done only at m~ch times, .in the areas,
through the entrances, desi9nated for sneh pm"poses by [.and. lord,
delivery or shipping of merchandjse, supplies anCl fi}ctures to and fl-on
leased 9rem:i~e$. shall be subje.ct to S\lch rules and l.~e9'...l:atJon$ as :in
judgment of the Landlord, are necessary fOl~ the propel:' operaUon of
leased premises or the Shopping certer.
.nd
The
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18.
Tenant and Tenan.tf~ ernvloyee~ .;shal~ pa~k. "1;:11e1r cars only in snch portiot).'
. of the parkjJ1fi area des.:l:gnateq. fpr those purposes by the Landlord. Tenant
shall furnish Landlord \"ltll state autcvlloblle license numbers assigned to
Tenant's elTl];iloyees \'>1ithln' five (5) days after tald.ng possession of 'the.
premises and shall' tp.ereafter '.notify the LandlOl-Q of any changes Ni thin
flve (5) days after changes occur. In thk event that the Tenant or its
employees faU to'1 ~r~c tbei~' cars 'in designated pa:rking areas as
aforesaid, then the. . Lan41ord, . at jts option, shall charge the Tenant Ten
'.pollars {$-1-0.00). per day pr 'Partial day Per car parked. in any area 'Qtbe~ ,'.)'
. t~ that designated. :" ! ,';' . ,i
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Landlord may waive anyone or'more at these Rules and Regulations for the
benefi t of any particulal" te~t or: tenants, 'put no such waiver by'
: Landlord 5hal~ pe construeq a~ a l'la1vr:F of such Rules and Regu)atlons j~
favot' of any othel:' tenant or tenants I not' prevent Landlord fl.'om thereafter
enforcing any such fhlJes aOd 'Ne9ulatJons' agajnst any at' all of the tenants
of the Shoppjng Cent~f; ":."." . .
These Rules anq Regulat.ions are ~n add~ t~oq to. and shall not be construe~
to 1n any way 'modify '01:' c:imeDq~ j)1 'Vn"l.ole or jn part. the ternls, covenants,
agreements anq cOl1.dl1:ionS. o~ anY.1ease of fll,'elnlses jl~ the Slwprdng Centex:-.
19.
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Tenant sl)all be :responsible'
:: 'rules by, Tena~t's employees;
guests,
tor the observance of all of the foregoing
aaents, 'c:Bents, customers, jnvitees and
22.
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23.
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Tenant shall use, at Tenant's
Landlord may direct a~ at 6'Uch
cost, such pest eJcterm.1nation contractor
interva:is' as r.andlord may requlrt:::.
'!
as
TraHers or truclcs' shad pot \3e permitted to remajn parked ovcrn.iaht In
any area of the' Slwpplng Cel1te:r, I'ihether )oaCled, unloaa~d or pa:!:tialJy
loaded. No parlcina shall pe permitteo. of any traDer. t1:'llck or other
vel1.1cle .:f,n any area' of,. the' Shopping Center at any time for purposes of
ad~ertjsing'or promotjo~ wltpout ~ndJofqrs'written permission.
Tenant agrees to comply
~egulations upon ~otjce c~
wi th al i i; add! tl onal
same' 'tram the I.andlorq.
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rules
and
supplemental
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EXHIBIT uFII
TENANT SIGN CRITn:RIA
G1!NERAL,
This eJth.ibit is meant to outline the tenant algn criter1a fo'J." the Retail Shops
at Hampden Centre Shopping Center, HechanicslJurq., Pe:mnsylvan!a. It is dl'afted
as a guide to provide a coru.detent gl'aphic technique and may be arn.ended or.
altered only with the l'1ritten consent of Landlord. Tenants will be req1.lh"eQ to
sul:mit detalled. and dimensioned drm...ings indicating gral?hJc content, co 10l.'s ,
scrjpt, construction and fastening detaUs and electrical reqnlrenenta to
LandlorQ for review and approval prior to fabrication and installation of any
signs,
A. '!'he advert1sinq content of aU sians shall be l!lllHed to letters deslanat:Jng
the stot.'e name, or the 'lype of store. Tenants ",1111 not lx: penultted to
indicate oped fIe merchandise sold (i.e. Drana names, etc.). specific
services rendered (1.e. "free gift wrapplng" etc.), or indlcate any
advertising slogans (i.e., ":i.'he We Care People", etc.).
B. Crests and cOrp:lrate shield designs may be pennltted. but, tmlSt be subnitted
to the Landlord for approval for compatib1l1 ty of design intent wI th the
sIgn criteria.
c.
TOe location,
subject to the
to signs used
elsevnere.
character, des1gn, color
approval of the f.andlor;:1.
by oCCllpants for the
and. layout of all signs flll.all 'De
Proper conulderatlon will be given
fl"a:me or eilol1ar retail opel'atiens
D. No sign. shall be placed in fInal position without written approval of the
Landlord.
E. All signs are to be tabricatt..'d and jnstalled b';{ a llcen.sed sign lnetaller
and shall be in compliance with all local. state a:nd n..atlonal cod.eo.
governing sign. installation and shall bear a U.T.. label. '.'
F. Tenant may install one identily sign on its service door wilh ffiaxJlmun 2"
high. lette~s. Identity s:lan sPall lIst place of ~inesa as :Indicated on
the tenant sign lQ{'..ated on the sign Pand and shall be "HelvetJca r-~~iUlfl" all
capital letters.
G. Ie any or all of the sign standanl Ijmitat.1on9 as descrJbed herc,in are found:
to be invalid under local sign and/or zonl't'.g o'rd~nances, l.'t..~ulaUona 0'1' lU\~.-
to the e:1ctent that such l.:1mltat.:1ons and restr!ctjona. or any olllel'
ordinances, regulations or law, is jnvaljd as. de.scrJlx.--ct, UU'";n Ul.d' Landlord
~y m::xUfy sa.:1d ]lml'tatlons or reBtr'ic.tlQ.Jl.$ to comply \'lith such local
ordinance. regulation or law. In no event shall the .:1nva1.:1dlly of anyone
of the limitations or restr1ct+ons be dee~ to invalidate th~ sign atal1(~
scheme as outlined.
SIffil _REOUIREMENTS:
A. All o.:1gnage shall not eJtceed 60% of slr.:>ref:t-ont length {see attached
Elevation DraNing - Appendb:: A).
B. M:udmum letter height is 36".
C. No sign shall,eJcceed rnax.!muln brlgiltness of 100 foot lamL1el"ta.
D. No fluorescent tubing'. lncandescent lamps or exposed raceways, ballast
boxes, electrical transfonners. crossovers, Condllit or f!IJgn. cabinets shall
'be permi t ted, "
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E. No flashing. moving, flickering, or bUnking illumInat10n eh<;t.l1 'be
permitted.
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P.
No an:l:mation, moving l~ghta, or ~Jood}jght jl~uminat1on $hall be pennitted.
G.
The name aoo/O'l' stamp of the sign con~ractor or sign cctnpany, or both, stlall
not: Pe eJtposed to v!e)~.
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H. Signs, symbols, and/or 'trademarks must have a prel1mltlary approval by
!andlo:t:"Cl Defore shop drawings are e:lcecuted.
r. One 'sign, or o1:her graphic treatment, is allowed per etorefront elevation.
Stores wit.h two storefront elevations may have a second sign w.1 th the
written approval df the Landlord. Such second aign.s should maintain the
same. sign mess.age, graphic tecnntcr..te. and design intent as the first sign,
J. Signing 10 limited to trading name or logo on~y.
K. All signing must occur on trle t:::dgn band unless otherwise approved.
L. Calor of raceway t1lUSt match sign PancI color.
PROHIBITED SIGNS:
A. Paper sif1JlB; cardboard and hanglna ajgna a.rii/or stickers utiJ :l.zed as signs.
B. Signs of a temporary character or purpose, :lrresr:rective. of the composition
af the sign or material used therefor.
C. W::nring a1gna.
D. Pictures or pa1ntings.
R. Box type signa or signs with formed plastic letters.
F. Advertising devicee. sloganS, merchand.ise or several listings.
. G. ~!l'Ig or rotating objects,
H. Sack 1111.lmlnated .signs, "halo" effect letters.
I: Moving or flashing .lights.
J. Painted on or luminous letters.
K. Cloth. 'WOOd. paper or cardboard.
L. Free atandi:ng sigaa or sandwich. boards.
M. Noise maldng devices.
N. l3OJres. cabinets. frames. transparer"t or translucent pane Is.
O. Rooftop signs or bannera:. e!Jwept tor those -peneath canopy. as approved 'by
the tandlord.
P. Names of designer, manufacturer or installer.
Q. Any other signa, graphics or canponyntB 'which the Landlord detennlncg to
distract frcm the overall center theme. .
R. Individual dimensional wood, metal or plastic letters.
s. Formed plastic or injected molded plastic slgne.
'.f. Projecting signs and l:anners.
U. EJtpOSed neon b..1blng.
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ILUJHTNATeD SIGNS:
A. All sign bancl identification slans to be internally channelled letters Nlth
opaque metal sides and translucent acrylic face. Letters shall be no more
than 6\1 in depth and not less than fin hIgh, with concealed Pallasts.
B. E:lcposed neon tubes forming letters 01:' logos ahal':\. be used only jn decorative
fashion and. shall be all~Jed at the discretion of the t.andlord on an
individual basis.
SIGN SPECIFICATIONS:
These specif.1cations are meant to serye as: perfonnance standaM~ for tenant
signage at ~J~!fIpden Centre shopping Centel,~, 11echan1cshurg, PA. .
Acceptsble manufacturers are:
1. Victory Sign Ind. Ltd.
P.O. Box 104.7
Ringgold, G~ 30136
1-800-868-74.18
2. Plastic Arts
300 N. Pennsylvania Ave.
Wl11<es-f!.arre, PA 18.102
(717) 824-7977
scranton, FA offlce:
(711) 346-5861
Wall llClmted. internally ill~unlnated sicrn: CUstcm fabdcated alnmlm:un plastic
face, interior neon illumination, and. individual letters.
Depth of' letters: Overall sign depth is 6".
Plastic:: face: M selected frcm stock colon) connected to letters by continuous
aluminum reta1ner. Retainer ring size to be 3/B" Jt 1/2u.
Letter stroke: l'oHnimum 3".
".l'vOocn:-aDhv: All. standard Jetter styles are permitted per attadu..>d sheet (Dee
lILetter Styles" - AppendiJe "B").
cOlor: Permitted colors tal:' illuminated signs are as foll~l1S:
1. Lettering to De standard colors as approved by Landlord.
2. Ahnnlnum frames to match lettering color as approved by Landlord.
Illumination: By two ('2) neon t."Ubes with standard ratings of 118 volts:.
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Cusiom f",~)flcD.\cq Ahimlnllm
Fr~rtl6 face
Inlll'rio( Neon IlluminatIon
1l\1.,\{,IlInhh.<.lw.wh\\o It>< ."."~\lh\
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N..o<\.I\d'l'ut...sc'p(>ll.<,\.u,.q..,~,,<t
AJ"l1lln"n, A.I~I"afRlnO POIln,olM
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, Eli~.d ~ulI\.1 flnllh 5 yOt
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tl.llul; W.kl~u Con.hVGilon
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CUll tom FlI.btlclIlod' ~[~;ml~tJ'"rl tIJLJmlf\~led Lall<lf
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plastic Fqce S\vles
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EmIIBIT "G"
LEASE GUARANIY
In consideration of the making of the lease agreement by and betw'een
Harm:rlen Center, Inc. as Landlord, and r..ancaster" Mattress Company , as
Tenant, dated for the premises commonly described as
Space #A-l (2,400 square teet) (hereinafter referred to as the "Lease") and for
the purpose of inducing Landlord to enter into and make the Lease, the
undersigned hereb-".l unconditionally guarantees the full and prompt payment of
rent and all other sums required to be paid by Tenant under the Lease
("Guaranteed Payments") and the full and faithful performance of all terms,
conditions, covenants, obligations and agreements contained in the Lease on the
Tenant's part to De performed ("Guaranteed Obligations") and the undersigned
fu.tother promises to pay all of Landlord 1:3 costs and expenses (inclurl1ng
reasonable attorney's fees) incurred in endeavoring to collect the Guaranteed
Payments or to enforce the Guaranteed Obligations or incut'red in enforing this
guaranty as well as all damages which Landlord may suffer in consequence of any
defaul t or breach under the Lease or this guaranty.
1.
Landlord may
undersigned,
at fecting or
undersigned on
at any time ap.d fron time to time, without notice to the
take any or all of the fqllowing actions without
impairing the Hab1l! ty and obligations of the
this guaranty:
a.
grant an
GUaranteed
Obligation;
e:lct:ension
f'ayment
extensions of time
time for perform.a.nce
of payment o'f any
of any Guaranteed
or
or
b.
an indulgence
performan.~~~ of
or indulgences in any Guaranteed Payment or
any Guaranteed Obligation:
grant
in the
c,
modify or amend the Lease or any term thereof, or any obligation
of Tenant ,arising thereunder:
d,
" ~
conseni to any assigrunent or assignments, sublease or subleases
and ~ccessive assi~ts Or sublessees or a change or different
use of the leased premises;
ccinsent to an ex.tension or extensions of the term of the Lease;
e.
f,
accept other guarantors; and/or
g.
release any person primarily or secondarily liable.
Tl."le liability of the undersigned under this guaranty shall in no way
be affected or impaired by any failure or delay in enforc.tng any
Guaranteed Payment or Guaranteed. Obligation or this guaranty or any
security therefor or in e-x.ercising any right or poNer in respect
thereto, or by any ccrnpranise, waiver, settlement, change,
subordination, modification or disposition of any Guaranteed Payment
or Gua:ranteeCI Obligation or of any secnrity therefor. 'Ibis is a
guaranty of payment and performance and :not of collection. The
liability of the undersigned uru-Jer this gnaranty shall 'be direct and
immediate and not conditional or contingent upon the pursui t of any
remedies against Tenant or any other party or security.
2. The undersigned waives all diligence in collection or in protection of
any security, presentment, protest, demand, notice ot di~honor or
default, notice of acceptance of this guaranty, no'lice of any
extensions granted or other action tal:::.en in reliance hereon and all
demands ~ and notices of any kind in connection wi th this guaranty or
any Gaaranteed Payment or Guaranteed Obligation.
3.
The undersigned hereby
kncwledge of all of the
agreement:::- ot the !.ease.
aclcnowledges full and complete notice al~
terms, conditions, covenants, obligations and
.
r
.
4. The. paYlIlent by the undersigned of any amount pursuant to this guaranty
shall not in any way entitle the undersigned to any righ"t, title or
interest (whether by subrogation or otherwisu) of the Tenant under the
Lease or to any secu:d ty being held for any Guaranteed Payment or
Guaranteed Obligation.
5. Provided that during the then elapsed term of the Lease Tenant has
made all payments of rent or other sums of money du~ under the Lease
within five (5) days after the Que date of such rent or $U.m of money,
this guaranty shall terminate on December 31. 1994 If Tenant
fails to rnalce such payments as provided a1x>ve. or if Tenant is
otherwise in default under the Lease on said termination date, this
guaranty shall not terminate and shall be continuina, absolute and
unconditional :and remain in fu.ll force end effect un.t11 all Guaranteed
Payments are ]TIade, all Guaranteed Obligations are perfOI.1ned, and all
obligations of the undersigned under this guaran1;y are fulfilled.
6. This guaranty :shall also bind the personal representatlves and assigns
of the unders;igned and inure to the Penef i t of Lessor, Its successors
and assigns. This guaranty 51-:...9.11 be construed according to the laws
ot the State of Pennsylvania, in which state it shall be performed
by' the und.ersigned.
7. If this guaranty is executed. by more than one person, all singular
nouns and ver1:::s herein relating to the Ul1dersjgned shall include the
plUral number and the obUgation of the several guarantors shall be
joint and several.
8. The Landlord and the undersigned intend and believe tha teach
provision of 'this guaranty ccmports with all applicable .law. However,
jf any provision of this guaranty is founD. by a court to be invalid
for any reason. the parties intend that the remainder of this guaranty
shall continue in full force ~~ effect and the inVQlld provisions
shall be constn1ed ~_Jf it were not contained herein.
IN
day of
the undersigned has executed thlS guaranty this
194J.. and delivered it to Landlord in
~ Wl~OF,
r h '1 .
ANDREW MILLER
!7&L. .4, .:1//~
,
,
EXHIBIT B
'.
,
. >..
r
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(
AGREEMENT
LEASE MODIFICATION AGREEMENT
,.---1Pf ' D~~
made this ~ day of l-!",_l!~6.,
and
by
between..Hil.MPDEN CENTER, INC., as. Landlord, and LA.J.\1CASTER MATTRESS
COMPANY, as Tenant, regarding the premises located at and known
as Hampden Centre, 4920 Carlisle Pike, A-l, Mechanicsburg,
Cumberland County, Pennsylvania, ("THE BUSINESS PREMISES"),
hereinafter jointly referred to as the Parties.
WITNESSETH:
R-l. HAMPDEN CENTER, INC. as Landlord and LANC.ll,STER
MATTRESS COMPANY as Tenant executed a Lease Agreement dated March
lO, 1992, for The Business Premises ("LEASE AGREEMENT") .
R-2. The current term under the Lease Agreement will expire
December 31, 1996.
R-3. The Parties agree to modify the terms and conditions
of the Lease Agreement under the terms and conditions set forth
herein.
NOW THEREFORE, in consideration of the foregoing, and in
consideration ofthe,promises',covenants and conditions contained
herein, the Parties agree as follows.
~. The recitals s~t forth" above a~a i~corpdrated herein by
reference.
2. The current term shall be extended through January 31,
1997, under the existing terms and conditions.
3. On February 1, 1997, the Lease Premises shall be
changed to the 3280 Square feet known as Space E3. Tenant shall
relocate at its expense:
4. The term shall be extended for a five (5) year term
~
r
~
( ,
"
beginning February 1, 1997, and terminating January 31, 20,02,
5. The annual minimum rent for each lease year shall be as
- follows:
LEASE YEILP.
ANNUAL MINIMUM RENT
MONTEL Y RENT
1
2
3
4
5
$34,440,00
$36,080.00
$37,720.00
$39,360.00
$41,000.00
$2,870.00
$3,006,67
$3,143,33
$3,280.00
$3,416.67
6. Tenant shall be granted one option to renew the Lease
for a five, (5) -year term as follows:
OPTION LEASE YEAR
lI..NNUAL MINIMUM RENT
MON"THLY RENT
1
2
3
4
5
$44,280.00
$45,920.00
$47,560.00
$49,200.00
$50,840.00
$3,690,00
$3,826.67
$3,963.33
$4,100.00
$4,236,67
7 .
Percentage rent of fiveR~rcent (5~) of annual gross
r61{Sj (Jot) (l.~.Ijf\, g(V
excess of $1S~,OOO shall be paid by Tenant.
sales
in
8. There are no defaults by Landlord under the Lease
Agreement or events which, with the giving of notice or passage
of time, or both, could become-defaults and as of the date
hereof, Tenant is entitled tD no credit, offset or deduction in
,
rents due under Qr -defen~e to en=orcement cf the LeaQ~ Ag~eeme~t.
9. Tenant has not assigned in any way its interest in the
Lease Agreement .or ~he Business Premises in wholeQr in part,
10. All other terms and conditions of the Lease Agreern~nt
not in conflict with.the terms hereof shall remain in full force
and effect:,
IN WITNESS WHEREOF, intending to be legally bound
2
<
.
r
I,
(
"
hereby, the Parties set their hands ~nd seals the day and year
first above written.
HAMPDEN CENTER,. INC.
~~
Witness
w+L
By:
Vice President
LANCASTER MATTRESS
COMPANY
Witness
By:a~4 ~d
, President .
I consent to and reaffirm the Lease
Guaranty.,
Ana~ffr~ 1J(~
/"J.. -2 -?C
~x. 7J~{LJ
3
,
.
EXHIBIT C
,
Statement
Account:
HAMPDE-EOJ-LANMAT
Date:
02/23/00
LANCASTER MATTRESS CO.
431 Harrisburg Pike
Lancaster, PA 17603
Attn: Andrew Miller,
Payment:
Date Description Charges Payments Balance
Balance Forward ,0.00
11/01/99 Rent 928.39 928.39
11/01/99 CAM1 Estimate (11/99) 444.45 1 .372,84
11/01/99 Insurance Estimate (11/99) 39,52 1,412.36
11101/99 R.E. Tax Estimate (11/99) 153.97 1 ,566.33
12/01/99 Rent 165.39 1,731.72
12/01/99 CAM1 Estimate (12/99) 444.45 2,176.17
12/01/99 Insurance Estimate (12199) 39,52 2,215.69
12/01/99 R.E. Tax Estimate (12/99) 153.97 2,369,66
01/01/00 Rent 3,203.33 5,572.99
01/01/00 CAM1 Estimate (01/00{ 444.45 6,017.44
01/01/00 Insurance Estimate (0 /00) 39.52 6,056.96
01/01/00 R.E. Tax Estimate (01/00) 153.97 6,210,93
02/01/00 Rent 3,340,00 9,550:93
02/01/00 CAM1 Estimate (02100) 444.45 ' 9,995.38
02/01/00 Insurance Estimate (02100) 39.52 10,034,90
02/01/00 R,E. Tax Estimate (02/00) 153.97 10,188.87
02/01/00 1999 CAM Reconciiiation 478.92 10,667,79
4,456,86
803,33
90 Days
1,56$:33
Amount Due
Current
30 Days
60 Days
3.841 .27
10,667.79
,
.
VERIFICATION
I, David F. Lavipour, Vice President, for Hampden Center,
Inc., being authorized to do so, verify that the statements in
the foregoing document are true and ~orrect to the best of my
knowledge, information and belief.
I understand that any false statements herein are made
subject to the penalties of 18 Pa.C.S.A. Section 4904, ~elating
to unsworn falsification to authorities.
HAMPDEN CENTE , INC,
Date: 2-/ "Z..e/ at::,
By:
Vice President
.
,
.
HAMPDEN CENTER, INC.,
IN THE COURT OF COMMON PLEAS
CUMBERLAND COUNTY, PA
Plaintiff
NO.
v.
CIVIL ACTION - LAW
LANCASTER MATTRESS COMPANY,
Defendant
CONFESSION OF JUDGMENT FOR MONEY
AND POSSESSION OF REAL PROPERTY
CONFESSION OF JUDGMENT
Pursuant to the authority contained in the Warrant of
Attorney, the original or a copy of which is attached to the
Complaint filed in this action, r'appear for Defendant, Lancaster
Mattress Company, and confess judgment in favor of Plaintiff and
against Defendant as follows:
Amount Past Due
Unpaid Balance of Instrument
Attorneys Fees
Less Security Deposit
$ 10,667.79
$104,700.45
$ 1,500,00
($ 3,200.00)
TOTAL
$113,668.24
Date: :f,1~'6\t)J
(\1 .
Mar* W. Allshouse, Esquire
Att~rney ID #78014
219\Pine Street
HarD~sburg, PA 17101
(717) 236-5000
Attorney for Defendant
.
,
< ..
.
Plaintiff
IN THE COURT OF COMMON PLEAS
CUMBERLAND COUNTY, PA
NO.
HAMPDEN CENTER, INC.,
v,
CIVIL ACTION - LAW
LANCASTER MATTRESS COMPANY,
Defendant
CONFESSION OF JUDGMENT FOR MONEY
AND POSSESSION OF REAL PROPERTY
CONFESSION, OF JUDGMENT
Pursuant to the authority contained in the Warrant of
Attorney, the original or a copy of which is attached to the
Complaint filed in this action, I appear for the Defendant and
confess judgment in favor of Plaintiff and against Defendant for
the possession of real property as follows:
Space E3
Hampden Centre Shopping
4920 Carlisle Pike
Mechanicsburg
Hampden Township
Cumberland County
pennsylvania
Center
Date: Q(~o IOD
UV11
Mark W. Allshouse,
Attorney ID #78014
I,
219 li'lne Street
Harr~sburg, PA 17101
(717) 236-5000 \
Attorney for Defendant'
.
~
"i . r ,
.
CERTIFICATE OF RESIDENCE
I, Mark W. Allshouse, Esquire, hereby certify that the business
address of the Plaintiff is:
Hampden Center, Inc.
C/o Lavipour"'& Company, LLC
444 Park Avenue South
Suite 302
New York, NY 10016
I, Mark W. Allshouse, Esquire, hereby certify that the last known
address of the Defendant is:
Lancaster Mattress Company
431 Harrisburg Pike
Lancaster,HPA 17603
Date:
;;zl~o\\)\)
\
Mark Allshouse,
Attorn y ID #78014
219 Pi e Street
Harrisbrg, PA 17101
(717) 236-5000
\