HomeMy WebLinkAbout98-02240
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Al Vinny Palumbo tiEl Palumbo's plzza, Oefendant
POl' eate media sea avisado que en el dia de de
1998, un faUo ha sido allot ado en contra suy en-caso mencioniicto Elil el
epigrafe,
Feeha: el dill
de
de 1998,
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protonotario
l,LEVE ESTA DEMANDA A UN ABODAGO IMMEDIATAMENTE. 81 NO 'rIENE
ABOGADO 0 SI NO TIENE EL DINERO SUFICIENTE DE PAGAR TAL SERVICIO, VAYA
EN PERSONA 0 LLAME POR TELEFONO A LA OFICINA CUYA DIRECCION SE
ENCUENTRA BSCRITA ABAJO PARA AVERIGUAR DONDE SE PUEDE CONSEGUIF
ASISTENCIA LEGAL,
CUMBERLAND COUNTY LAWYER REFERRAL SERVICE
One Courthouse Square
Carlisle, PA 17013
(717) 240-6200
POl' este medio certifieo que 10 siguiente es III direeeion del
demandado dieho en el eertitieado de residencia:
Vinny Palumbo tla Palumbo's Pizza
4930 Carlisle Pike
Meehanicsburg, PA 17055
Steph udel, Esquire
219 Pine treet
harrisburg, PA 17101
(717) 236-5000
~ttorney ID #41703
Abogado del Demandante
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HAMPD~N C~NT~R, INC"
Plaintiff
IN THE COURT OF COMMON PLEAS,
CUMBERLAND COUNTY, PENNSYLVANIA
v,
NO, 9,1'. ,,(' J '10 C L'v..l rt---
Defendant
CIVIL ACTION - LAW
CONFESSION OF JUDGMENT
FOR MONEY AND FOR POSSESSION OF
REAL PROPERTY
QQNFESSION OI<' JUDGMENT
VINNY PALUMBO t/a PALUMBO'S
PIZZA
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 as follows,
(a) Possession of the real property located at,
Hampden Center
Space Numbers C-6 and C-7
4830 Carlisle Pike
Mechanicsburg, PA 17055
(b) Attorneys Fees
$1,000,00,
/5~/;
..t/)
~~;h~ , del, Esqulre
Attorney ID #41703
219 Pine Street
Harrisburg, PA 17101
(717) 236-5000
Attorney for Defendant
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HAMPDSN CeNTER, INC"
Plaintiff
IN THE COURT OJ? COMMON PLEAS
CUMBERLAND COUNTY, PENNSYLVANIA
v,
VINNy PALUMBO tla PALUMBO'S
PIZZA
NO, 9 J', ,).;; 'I (,) (~10.:) T.f <.'.
CIVIL ACTION _ LAW
CONFESSION OF JUDGMENT
FOR MONEY AND FOR POSSESSION OJ?
REAL PROPERTY
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""" NOW, ">'" Pl"or'ff, ""'Pd", C'or or , lor" by 'n,
tbroog" it. '''orn,y., tb, Low Of Ii". at Stephen
C, NUdel, and
reep""""y IiI.. tble C""""int tor JOd"'nt by COnt,,,,on ..
Defendant
fOllows:
1.
Plaintiff, Hampden Center, Inc., J.'s a
PennsYlvania
corporation, "tb 'n 'ddre.e ot 444 P'rk AO'no, SOotb, SOlt.
o 302,
New York, New York 10016,
2, Plaintiff is the oWner of rea'
~ property known as
Hampden Center lOcated t C 1i
a. ar sle Pike, MeChaniCSburg,
COmborland COont y, Penn,y) o'ni. l7a55 (" ,"OPP IN{, CEI'",,") ,
J, Det'Od.nt, V1noy PalOmbo, is.o 'dolt iOdloldo" "tb
.n 'ddr'es ot 4'Ja C.rlls1e Pike, .eCb.nicSborg, COmb'rlao,
Cooory, PenoSYlo.nl. 170" (" PAL"",O" ) ,
bUSiness as PalUmbo,s PiZza,
PalUmbo trades and dOes
5, Do or 'boot OCtOb'r 18, "'5, Palu~ho,
""-' as Tenant, and
Pl"0t'tt, a, L'ndlord, e.eCot'd'n Agree~ent
'" Of Lease for 2,700
sgu're teet ot commerclal sP'co koo," .s Sp.c, Nos, C'6 'nd C'7
1 ocs t'd 10 tb, SbOPPlng "'oror ("PElf.",,"),
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7, The Lease Agreement. is hereinafter referred teJ as
"LEASE" , A true and correct copy of the Lease is attached hereto
and made a part hereof as "Exhibit A",
8. The Lease has not been assigned,
9. The initial term of the Lease expires on or about
September 30, 2000,
10, Palumbo is in default under the terms of the Lease as
hereinafter set forth and the Lease has been terminated,
11, No judgment has been entered on the Lease in any
jurisdiction prior to this action,
12. Judgment is not being entered by confession against a
natural person in connection with a residential lease,
COUNT I: CONFESSION OF JUDGMENT FOR MONEY
HAMPDEN CENTER. INC. V, VINNY PALUMBO t/a PALUMBO'S PIZZA
13 , The averments set forth in paragraphs 1 through 12 are
incorporated herein by reference as if set forth at length,
14, The Lease provides, inter alia, for the payment of
fixed rent, a pro rata share of real estate taxes, common area
maintenance charges ("CAW') and premiums for insurance and, in
the event of a default, costs of suit and attorney's fees,
15, Palumbo is in default under the terms and conditions of
the Lease in that Palumbo has failed to pay in full rent for the
months of January through April 1998, accrued late fees and other
charges when due as required under the Lease. The amount past
due and owing by Palumbo is $8,421,52,
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16, The Lease provides, inter alia, that, in the event of a
default by Palumbo Plaintiff may confess judgment against Palumbo
including attorneys fees in the amount of five percent (5\) of
the amount claimed,
17, The Lease provides, inter Mli\, that in the event of a
default by Palumbo, Plaintiff may accelerate the monthly rent
through the end of the Lease Term and confess judgment against
Palumbo including attorneys fees in the amount of five percent
(5\) of the amount claimed,
18, Based upon the foregoing, Palumbo is liable to
plaintiff as follows:
Amount Past Due
Unpaid Balance of Instrument
Attorneys Fees
$ 8,421,52
$107,068,40
$ 5,774,49
TOTAL
$121,264,41
WHEREFORE, Plaintiff demands jUdgment in the amount of
$121,264,41 in accordance with the terms of the Lease as
authorized by the Warrant appearing in the attached Lease plus
interest, costs of suit and attorneys fees,
COUNT II, CONFESSION OF JUDGMENT FOR
~____POSSESSION-OF REAL PROPERTY
19, The averments set forth in paragraph 1 through 18 are
incorporated herein by reference as if set forth at length,
20, Palumbo has defaulted under the terms and conditions of
their Lease by failing to pay rent and other charges as set forth
.
I,IINUWIW,
""NOt,ORO'1/ IIUlJIllWS,
11'Jo:NAN'('1
'J'I~N^N'l" fJ MJlJfUW8,
'I'l'lN^N'l" S 'I'H^Ofo~ NAM ~ J
I'REMISE9,
USf~ I
l.BASE
COMMh1NCEMNN'l' D1\'I'R 1
HI.ilN'l'
C()MMENCt~MEN'I' DII'I'E,
1'llRMINIITION DNl'F.,
TERM OF Lllll9E,
IINNUIIL FIlum RENT,
MON'J'IIL,Y INS1'IILI,MEN1'9
OF ~'IXED RENT,
...
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W,II:l;'r~r{F.NC~: l'l\OB
ptnpllrnd H("Iptemhnr :w, 1995
""MI'IJU:N CU:N'I'RE
II^MI'IJBN Cl;:N't'l~H I INC,
11'/ 1,'I[th IIvellue
Sldte Ill!!
New York, NY 10016
VINNY PAI.UMlIG
1930 C"J:'l1s1a PIke
Meclw,nicflbUl'g, PA 17055
llalumbo' a Pizza
'li'/oo s'1u<II:e feet (Bee Exhibit "B" for
outl.lIlP of Premises) aka Space C6 alld C7.
SUbject to exialing Leases, Tenant may
opet:ato a roataurant serving hot and cold
Ol\lldw.ictheu, pizza and dJ.nners subject to
[.amll 0 I.'d '9 consent,
October I, 1995
Octouer 1, 1995
geptember 30, 2000
5 yearn, be5,lnning on the Commencement
Date alld ending on the Termination fJato
{unleen SaDlier termiuated pursuant to this
Lease l ,
This I,ease ahall be a groBS lease subject
to the terms hel'sof.
l,eaflp' Year 1.....$ 37,!!00.00
Lease Year 2.....$ 39,690.00
LeaBe Year 3.....$ 41,671.50
Leaes Year 1..,..$ 43,75U.OO
Leae8 Year 5.....$ 45/946.00
Leaee Year 1.....$
llease Year 2,. . . , $
LoaBe Year 3.,.. ,$
Lease Year 4...,.$
lleaee Year 5., . . . $
3,150.00
3,307.50
3,472.88
3,646.50
3,R26.83
PERCENTIIGE RENT, N/II
INI'I'lI\!, IINNUIII,
PROMO'I'IONIIL FUND C09T, $0. 30/sF annually payable at the
begiuuing of each leaae year.
'1'~~NIIN'I" 9 FRORII1'/\ SIIIIRE, N/II
SECURITY DEPOSIT, N/II
RU:IIL E:ST.vm llROKER
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I,L';AHH
'1'1I1S I-"~M,g miHle alld f.mLol.'m} tuto between IlAMPDI!:N CBN'l'I!:R,
INC. I an lullldlCH'd ctllt1 VINNY PAI,UMBO, iHl 'l'ol1ant oVldeltuoH t.he
fo1.l owlnq lIIH.le t:flt: and lllqfl and n~lrenl1lnlltfJ, Tho Refermwo Page
i1ttachod hO!:l'JL(I, IncludJllq (Ill tenmJ dnfllh3d tiltlri:10ll, i8
1,11(!(H'l1C1l'lllnd clfl part. ot: tldH (,(lauo.
WI'I'NIWSJi:'I'lI,
Dneh to Ilw othf'l III
iWklll1wlEld~Jf]d, tho (InrI:
that (01: goud <<ud valuaul~ com:1deri'ltioll,
IWlld prdd, Ulf'J r.eceipt wllfJroo( in hereby
Jon ayr'Oo EIEI (OLtoWA:
1'1WHlJi.,f.!
S..fLGtl.QIL1.. (a) l.andlord lerwfl[1 to '('enant and Tenant renta f.rom
l,alldlonl the PromlfloFl havj nq lhe frontage rmd depth indicated on
Lhe Ueff:'!rol1cn Pa9n (rill. dl111f'JlEIJoIIH het:o.1n /:Ir.o 1ll8Clnured from (!euter
of Lho will.l to cellter of:' Lito wnlI [or (\11 party walla ilnd [r'om the
outHide flleo of all oXLotior wal.lfl and f1l:0l.'fl [1'OlitA) I lOCill:od ill
the hl.l.ildillg (the "Hlli ,1,diIl9"' commonly known il9 lIampdoll Cencre
(1i8hopp:lIlCJ Cellterlf), Tile !HlOpp:l.l1q Centor If! moro particularly
dOfl(,l'ibfld by 111010[1 illl<1 bOlllldn (Ill l';t:.hJ,.uj,t.:..~~b_1I al:l:achod 1101.'01.:0 alld
Inade ':1 pn!'!. lIen'lof by l'efen:1IJcP,
(h) The Premises are out.1..I.lIed in r:ed 011 .K..xhJ..lJ.tL..~
at.tached hereto ami made a part heroof by reference. lI'I'enant' 8
Pn)portiollillO nhiH'(~H ilEl \HJml 1n th:lfJ l.,oas8 ahall menU a r nH.:t lOll,
l:Iw 1Il111lcr:ator of whIch in thE'! qroBfl hwsi1ble at:ea of the PrsmiEl8s
and l:ho dOllom.i Iwlor: of whIch -18 t.he gros8 Ieaflab.l.e at'oa of tho
Shopping COllter, l'I'('lIll,\,fH:W ill'P' croB8~hatched 011 gxhiblt liB" attached
he['(~t.o, Iti'lIHl.lonl'f.! cnlcllJiltioll of 'L'EHHlllt'S Proport:lollate Share is
ilA indicat.ed 011 1_lw l~efEH'AIlCP. Page, GrOAS leasahle area of the
fjhopp i IIq COlllfn lllflflllll elll 9rouIHl U oar area cOHtal lied 1n the
ShoPP.in9 Conter: df!fJi.~lllated for: tellantFJ' excluEI:ive OCC\lpcuwy.
(c) L,mcllonl expreoaly reserves (1) the uae of the
ext.erJor rear and v:lde WillIs and roof of the Prem:lseEl and the
exclus.tve llse of allY Apace between the ceiling of the Prem:l,ses and
thE'! Lioor above or the roof o[ the Uuilding, (ii) the right to
:lnatal1, nlllinta.i.n, lwe, r:epa.i.r, and replace Lhe p:l.pest ducts,
condultu, and wires Ieatl.tng into or runnIng through the llremis8s
(1n locations which w:lll not ITlaterially interfet'e with 'l'enant's use
thoreof), (iii) tho right in its 801e and abnolute dIscretion to
expand, enlarge, make alter-at:l.olls or auditions to, and to bulld
addit I.onal Atories Oil, the Shopping Center and to build other
huildinSlfJ or Impt'ovements all the Common f\reas (as hereinafter
de[ill~d), mul (iv) the r.i.ght, upon sIxty (60) days prior: written
Ilotice to 'L'eIlHnt, to tralwft)l' (\11(1 romove Tenant from the Promises
to ot.her aVldlable tenant space of equal area and equivalent rent
.in tho Shopping Center, (l,alldlord shall bear the expense of said
trllllSfet" or removal as well as the expense of any renovations or
allerat.lons necessary to make the new space conform Bubstantially
in i'\r.rnngement alld layout with the Promises covered by this Lease),
The within reservat.ions in fhvor of Landlord are in addition to the
1'1ght8 granted to [Iandlurd under Section 23 hereof,
TIlli.M
l.I~iQU. (a) 'I'he Lease 'l'erm shall be as indicated on the
Hefel'ence Page. 1'he term "Commencement Date" means the day after
Itilndlord'rJ work all the Premises, aa specifically oet forth in
S~~,kh)!L_U hereof:, will be completed to the extent reasonably
requited [or the installation by Tenant of Tenant's fixtures,
Clli"lIiah.i.ngn and equipment or if no work is to be performed by
l,andlord pursuant to :ie...c.kWL.o. hereof, on the date keys are
delivered to 'l'enllllt by Landlord, l,andlord shall notif:y 'l'eaant in
writing of the dat.e on which I.,zmdlorc.1' 8 work on the PCremilles has
been 01:' will be completed and of tho Commencement Date, 'fhe parties
agree to endQrse this Lease to identify the day, month and year
that the Commencement Date actually OCCUrs,
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(lJ) If Il;lwll,onl 1" t'tl(JuJ.nld to porfol'm work purDuRIIL to
.fJ_.Q.Qt~J.~w..u. herBof: I wholl Iho lH!t\wl C0l111l181Wement Dnte 19 euLnbl.tnhed,
Lho parLlon w,i II prompt'_I}' OllLnr Illto H HIlpplol1\011t to' l,nl.lnn,
(ll'nprll'lld I.y ""lldl(Jnl, 1I1111l11<lt lllq I 110 C(ltWl\(lIH~omn"l 1M\:o alld t.ho
(i;KI'If'i:'ILJulI 1.1"'-0 of tho'I'Hllll.
(0) Tho 1,01.'111 tll-Jonuo YOi\r" au uflod 116ro111 nllol1 muan thfl
caJoudilr yonI.' [,:om lIflllUtll'Y 1 to Df:-llJomIJO[, 31, OKonpt the rinil [,eane
'Yvnr filial I lJf)(J III Oil tho ('0Il1111ollcolllnIlL HaLt,) fHHl ood 011 Ih:H.!Olllbot, 11 or
tll.. ~'''''lt.' I.lm l,nr'IFln (!fmUllPII(,f'fl, ,llld I lip l.lfIt. "ntlrH~ Yeil)" nllill t lmqiu
Oil .Je'lIll1r1IY J of till.! Lilli ,'('i\1 ul' tho '1'orlll ilud Ollt! 011 lho EKplf'llllUlI
Dale.
(d) Laud lord hOl'oby grant" to '['enant t.he riyht and
opt ion to extond tho '1'(.'11:01 of thin [lelUlA for tho option per'lode
ilHllCOt nd 111 I ho HOllOWc1l Opt jon Soelloll of tho RofArence Page (s/.\ch
fI "Hrmewnl Tf!l:mll), 'l'flll~lllt f1hi\.Ll notify l,(lll(llot:d 1n wl'\.l".ll1q of ita
olcwt.lon Lo ext.eud Ullfl I.oilEle fO'f f!acll nClllflwaJ. Term lIot lonH thilll
fllx (6) UlOlIl:lHl lIor more than twolvl'l (12) IT\ollthfJ pr.ior Lu tho
oxpl,l'fll.Joll dnt.o of tho then ox.iuti.llq ter!ll, HiWh Ronewal '1'1:11.'111 fJhall
he upon nl.! o[ tit(! tOl'lIIfl, COvOllillltn, and (!olldJLlollfl o( Lti.lfl llGiIHO
oxcept I'.IwL t.ho ^lllltlill. 1".lxmJ J{nllt rind Pon~nllLnge Relit payable
dur.lll<J f1l1ch RE!llnWid '1'p'1.'11I fliti'll I lJfJ an set: forth 1.11 QJ.}~.UJ~lHoLJ..tYl fllld
1J,{\1. iWL'eoL reflpectl.vnly. 'l'flllilllt nlw.ll have lID d.ght t.o cxtolld OJ'
l'Ollew LIllA I,o;wn If it. in ,ill dofiudl: hElt'Aullder at. thfJ LilliE? of
q.ivJllq itA HoLien or t'(!llHWlll, not nhllll allY l.'';:'Jllo\'Jl\l notIce ho
ofl:twi:Jvn .U 'I'(nlilllt .lH ill dOfilu.lt ho['oulltlor cHi or tIll-'l fJrot L1i\Y oC;
thr,~ nXl.olldod Lonn whlch wan the H\lbJect of mlCh IlOllcH~.
!'.!.1\JoilLRt:NT
B..e..QtlQu_J.. (a) 'J'eIH\lIt <l.g1:oeo, wJ.thout: Hotiue or demilnd and
w,lthout lIllY deduction OJ.' RetnEf, to pay to '-,andlord, at (,andlord's
!Hlth'-')nn fJhoWII nil the RefHI:nllco PllQA, OJ' at: f.1\wh other pli.H!O all
I,ilmllonl WilY <IPfJl~Jllilte, 1'1(1 il I'lxed m.lllImllm l.'ollL [ot: tho PrAI1Ii.flH8
pt1r l,oiHH' Year, the AflllllilI J,'J.xed RfJUf". indicated 011 the Rufe,:ellce
1''''98 for nllcli (,DllaO YAcU' 11\ (.1X8<', equal monthly .installITlE!ntu dur:lng
oneh !.teilfl('! YOu).' oqllfll to tho ~lollth.ly In!ltalllOentfl of Ij'i.xed Relit
ill<Hcfll'fHI Oil lhp RnferellcH Pllt]e (or FHH.:h (,e,:wo Yocu:, oilch Monthly
IIH-Itilllmollt. of FixEHl Rent t.o lJO prlrablf! .ill ndvmwo 011 the flnJt: dny
of each month d\lI'.l1l9 t.he Term. Tenant t\YTel-:El to pay to Landlord, .if
HflfJfJflfJed hy the jUl.'tf:ld:l.cl'. LOll In whl.ch the Shopping COllter 1.9
lbCi'ltfHl, (tHY fli'l18fj or exe.1 fl(1 tax ImJ)(Hlf.:Hl, flllnefHlfH] or lov.led 111
COllllocl:loll with ')'em'llll','H pnYllllJllt o( tile ^Illlual ["ixed Ruut,
(h) Upon executioll o[ this Lease. '1'el1flllL ahal.l depos-lL
witll Landlord (.I.) tll0 Secur.l.l.y lJopoflil an indicated on t.he
Ro[orence pago to hfJ held hy I,i:1lHllord dUI'Juq the '('erm pursuant to
I.he provlniollH o( :JJ1{.ltJ.,QlL..l2 he,:eo( J (lud (Ii.) the CIr:ut Monthly
1111:talllllAut at" l"ixed Rent, and olle monLh'f1 worth of Additional Rent
(cHI herol11a[Ler defiued), The funds [10 dApOEJ.lted pUl'uual\t to Item
(1.1.) of t.hl.n SUbparagraph (D) shall be applied to the Monthly
InflLa.111ll01lL of Fi.xed Relit alld the "u(11t101l01 Relit due fOl'the flrnt
fu.q mouth of the Tenl\,
(c) Tenant I fI ohl igat iOll to pCly rAnt (aa def 1ued .in
Subparagraph 6 (c)) ohall begin on the earlier to occur of the date
(Aald dflLe J8 .hendll8fter referred to afl the IIRental Commencem€!nt
IJl\Le") lIP()Il which '('81Ian1: flhall opon [or bun:lneoo in the PrAm.I.Bell or
the day (lfter the expirelLIoll of the lI11Jx,turing Poriod", 'I'he
Fixturillg Period shall begin on the Commenoement: Date and continue
for the numbsr of claYfl apec.if1ert on the Referellce PaHB, Rent due
Cor any poriod which 19 lSfHl than a calendar month, whether prior
to the RelltnJ. Commencement DaLe (lr nfter the explrl-lt.l.oll Date, llhall
bo prol'1:\tod 01\ n da1.ly DilEllo and Ellwli b{l (:omputed 01\ tho basia of
'I"<'nallt' B monthly I:ental pilymentB (utH lzing a t.hirty (3D) <lilY month
(or. purpooeA of fHWh computation). 'I'emallt nhall pay to l!amllonl t.he
rAlIt for oEwh nuch day (1) cOllcun<ently w:l.th Lho fIrA\: Monthly
IIlDtallment of Fixed RAnt dUB horoundf'H'j (11,) upon vaclltlng the
Premioefl lta here:l1l provf.dod, or (11.1) upon demand from Landlordl an
2
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theCltU8 U1l1Y be,
(Il) 111 UtA oven!: 'l'Ollalll: exort: 1000 .i La ri.ght to nxtelld
Lito '1'01"111 fOI' <1 HOllflwilJ 'l'nnn, tho AlIl\Urtl J"l.xod ROllt pllylthlo dllJ;'ill~J
Lho ROllew;l-l 'l'onl nllClJllm fl1luill to tho i'11l101ll1t J.llu.l.calFH) .In tho
Rl'lllownl. Opt..Ioll floctloll of' tho RO(PI'f!lwn ll(l(JF! fot' nUllh l~onownJ. 'I'erm
1.11 I: J,xod equa.! lHollthl y IllrlUd llW1I1Ln AqUA L to tllo MUllthly
lnstallmenl. of I;'lxm'l Relit tlltll.cfltod .ill t.hft ROllowa.!. Ol-'li.oll []octloll
of tho Rc(el:fHlcn Pfl~,n [or rnlf~1l Rrmow<'Il Term each to be payable In
iHlviUH:H 011 tho fJr[lt: <lilY of nilch month dut:1ll~l HUtl, RellOw,,], Term,
(0) TellllllL recogll.lzen that late pllymonl of any relit or
olhnr flllIll duo her'Olllldet' will t'f1E1ult ill adminiatratlvtf exponne to
l,fllldlord, t:ho Bxtelll: of wIdell Rr1dlt lOllal expense ls extremely
<II CFi(!1l1 t alld nCOllondca.l.1y lmpl'iwt!Ctll t.o a~lcertil.ln, Tenant
tllor0.ffn'f! a~ll'OnH t11i1t lf rOIlt: Ot' r:my othor sum 1s due and 1Illpal(1
flftooll (15) dtlYfJ nfter: llald (lmount ifl due, uunh <<1I1ount shall be
I.llCt:"fHHlOd hy a Into c~harCJO 111 an umount oqunJ l:o the greater of:
(il) f'.l.r'tV I1fJJlnnJ (~5(},OO) or (I>) it uwn equal to Fiv!':) percenl: IS')
of the 1I1lpa lei (lmount, '1'110 i1rnO\llIl: of tho llitfl chut:9f! ahall be
l:oaUfl8flHed tlnd fld~18d to 'J'eIHlllt.' 9 ohlJyatioll for each successive
mOllt:llly period llllt.ll pald, TIle pt'ovlFJlollR of till" Sect.ion allull not
111 illlV WilY affect LrllldJ.unl'fl r811ledlefl pllrRlIant to ~iQIL_2& of
tide L.e;we,
1'l.illl.:illITi\!:lUlJlliI
S_fH.llJ.QIL..4.. (a) In aeldi t ion t.o Allnual Fixed Rent, Rlld as a
material inducement for Lalldlord to .lease the Premises to 'fenant,
'I'onant agrees to pelY to Lu:lIldloI'd during each lleas8 Year t.he
Poreeulilun ROllt ill<11cC'lLed 011 the Referenco Page for fltlch II(H1ElO
Yoar:, lIurl1lg oadl Uellowa t 'l'sr:lll, Por:cf!l'ltage I~ellt: ghall he eqllCll to
tho Pen!OIlUH10 Rf.mt indicated 1n thEl" Renewal Option H8Ctloll or: the
Hc[orel\ce Pa~Je for Eluch Renewal Term,
(11) In allY l,Bilaa Year in which (,l) 'J'euant shall cease
conductillg bUElille9f.1 in the Premises, (ii) the Term ia terminuted,
or (:lll) then:'! shall he nil abatement of Annun1 P.lXAd Hent, 80 that:
the 118HRe Year is ll'sfl than twelvB (D) ci\lendal.' mouths, Tenant
Hllal J JlrlY to f...lIHllon] prc.>I:atnd PeI"ccnt:(lge ROllt equal to the amount
hy whle" the P~t:cE!1l1a9B of 'I'f:lIl(lIll:'fl OrocH:I S;:.llfH:l net f.'ol:th 011 the
UOrf:l1:onf,:o Pllqe for fHwh lefHlfJ1.' per10d exeomlfl tile ^llllual Ii'.txed ROllt
prlld <.hu:iIHJ lhp. [H"ior or 0\IlHJoqu8nl". IlflaR8 Year multiplied by the
number: oC Illonthn in the shortenod l.eal-lfl Year div.lded by twelve
(12) ,
(c) On 01' before the twentieth (20th) Ilay of e,ch
calendar month during the Te1'l\1, Tenant shall del.iver to llalldlord a
Clllllrfl et.a and aUClu:at:e l::ltatemfmt, 9.lqned and certIfied by Tenant,
flllOWil\~J .ill dotaL!. (h"ono SnlcH! (aR 11f;'!rei.llaf'l:A[' defined) (01' the
prf!vlO\lu mouth and Grou6 Sales for each prior month durJ.1l9 the
current lleaao Yf'!ar.,
(cJ) (:l) During the first LIBaee Year, Percentage Rent
'Jl1a11 bf't paYf\ble 1n one lump Rum no latE'lr than thirty (30) days
after the eml of the (h:at IIt"!f1Re Yt:1ar. (;li) Commencing with the
f18cond LOewe Yt':1ar and contilluing throuqhollt the term of thia llaaue,
Pf'n:conl.a9n Halll: ahall be payable on a monthly oaaiA as follows: No
.later thelll thirty (30) dRyn hef.ore the flrst day of each llease
VElRt'. LElmllOl:d shall send Tenant an estimat.e of an11\1a1 Pel'Cenl;nge
Rent due Cor aaid Leaoe Year baEl~d 011 the amoUllt ofPerc8ntage ROIlt.
pa1d by Tenant in the prio.... aonsoclItive twelve (12) months, The
ostlll1ate flhall be adjusted to oqual twelve (12) t.tmes the average
II1C)Ht:h.ly I'er:cent<<qe Rellt: due if the 'l'enallt hila not been in
pOAseflAion of the prftllllfH:1l1 [or twelve (1?) months, On or before the
first of Elach lIlollth of naid LeaRe Year. 'l'ouant ahall pay to
J,'Ol"llord "Ole, twelfth 11/i2) of 1:1", eSUIlI.ted .nnual Percentage Rent
dOle f,nt' the s.ld [,e."" Ye.r, IUi) Within (30) d.ys lifter the end
of each l,e{H:lB Year, 'l'enHllt shall deliver to llalldlord a complete and
lWClII'tlt:e fltl'ltemelll, nigned and certified by Tenant, fJho~.dng (a)
J
.
",
l1ru"S ~.len for "lI<1h Len"e Ye'H', .",] (b) lhe OUlllpulAtiOIl of
l'el'''''III:."" nellt fur ''''''h I'''an" Year, III the eve"t l,uCJh "t:.t:elllellt:
r"rI"",,, 111111. '1'''"''11' OWun l,illl<1 I 0)'(1 /""'On/II:;"IU nellt ill ,,,Iult: [UII t:u
Iho ""'" "I '''''"'hll' """'''''''''1'' 1/''''1 1Ic'I'''''''''" IlIevloII"I\' 1ll1"le dllrlll"
"",'h I,,,,,,,,, y"", , '1'""",,, III iii I J pill' II,,, il"'Oll"l 01 """h 1"ldil,tolllll
/'r1l'c"III./I'11I fl,,", '" I"'",I/o/(I III Ihe I'"", "''':h "I ill '''''''"I: I" dllll Vet'e<l
10 1,'11,,11 III d , III ",,, "VrJlII 1I11"h 1IIIIIlIlll""' rOlloCI" IIl1,t UI(! ""01 01'
"""'I.hly 1"""0111 ,101" 110111. 1'''1''''''''''' Iltflvl"""ly Illotlo tllll'i,,'1 '""'h 1,0,,,,,
1'0111' eX'''''I<I" U,,, 1'''1'<1''111 iI'I" n"", ""'''illly rhlO ro,. "''''h 1''''''10 Year,
II", ""'''""1 01 """I, '''''',''" "h,,11 ho """<lIled a'lU tlllll Ih" lIexL dlle
"'Olllh I I' /'''1''''''"111 01 I'1I1'C""1,1I11" n""1 h"""'"'dl11'. II' IIlICh exce,,"
uholllll oe",,", III U,,, liI"l. I,ou"o '("n, or Ih" 'I'erlll, l,all'llonl "hn11 puy
t:h" """'""1: ur C1ueh ""ooru. to '1'01l111It wltt'!1I LhIrty (30) dayo artor
nwo.lpt of nueh Ht:~ltnmellt,
(0) [J'H'III'1 the T'H III , '1'ennnt shall not dIrectly or
Illdlmol.ly on'1a,lo III any ElllIIlIilt' Dr CDlllpeting buolneos wIthin l./lt'OS
(I) lII11u~ or tho S"ol'I'll", COlltO)', ThIs ro~tl:lotion "hall not apply
to 'I'enoll"'II IIlou'lI, if itlll', ""'"lelll!y Op"" nlld In up"rnUoII withlll
nllc:h n,o;l. ^n ''''''<I III Ullo ~fL(:UQ!L.,1, I."" won/ "'I'Ollllnt" "hall
IIICIII<lo, (I) Ie 'I'o"""t !EI 11 co)'por,'t.ioll, 1IU of '1'ellont's oUlcors,
d I )'ooto)'", elllplol'oo", Dt' Elho"oholdora, :loIIIl.ly and severally, alld
0.11 e," Hh", .ill Wille" 'I'ollant or It" oeUeo"", diroc:tors, employoe",
0)' "hnJ'eho.irlol''', :lollllly and ""VO"0 II1', "hall hove any itlterost;
1Iml : III Jr: 'I'''tlallt C:OII" [DID of otle III 0)' more pnt'/:nafIJ,
""11 v, d""),,, aml/o,' II11I,worpOrlllod etltitJns, oach [>1\['ttlor, Lhe
"!Opocllvo "POlllI'''' ami ohUeholl of ""oh P1lrl.tlor" al\(] I11dlvl<lllal",
jo.iIlILy alld 'HWe ':0 ) II', ntld all ')[Jl'poraUOH" "',d/or oUlet' alll:lUe"
In W"i,," O""h (J1lnllors, incUv.i'IIIalfl, elltiUolI, or u,ly 1118111bo[' or
'HI"" 1I11111C:or(J0t'iltod "1I11tlflf/, jo.illl:ly nlld savo"al.ly, ""uU hav8 any
inl:eroul.
: f) If 'I'OIl,\I,t "hall ellgngo ill allY s lmUar or CO'IIPOl.lng
""111110110 I" v.iol aU Oil or !lr',eU.OJ.Li..I'll lwrnor, III ar/dILlolI to .IIY
illld ".II Ol.hol mllledl"" nViI; lilble Lo [,n,,,Uord ill: I"w alld III eqll.lty,
Lho '''''D'"IL Dr GruSII Hnlos, lIIaile by IIIIch compel ill" or S:IIIIllilr
buslllellll "IlOJ I be .illdmletl ill GrOSH 8alell fo(' I:he P"eIllIsOII III tho
computation of Percelltage Relit,
UllQW-l!l\L.ll(UJ.E.k~lNjm
lIe,\LLlCJIJ 5, (a) The term "Gro"" SaleB" n" IlfJoil hereill shall be
COI18truOlI to illclutle the allt!.'e umoullt or the aCl',al Rale" price of
111 I '1oodn alld nerd"e" provided at, .ill, all, or Cram t:he PremIses,
Ill"ludlll~l, wJt:hollt lllllitaL:lolI, lIIail or telepholle order" receIved or
UI led aL Lhe Prelllln08, all depemit8 1I0t. ,,"(III1Clod to purchanera,
ordol''' Laken at or frolll the PreIllI"e" (<<!thou'1h "a.id ord1n3 may be
f.Jllod ol"owh81'el, and 11<<,1"" and receipts by allY suhleasee,
c:CII""'''810llalm, I [cellneo 01' uth"r pany 111 the Pt-€'misos. Bach
111lJ/:al1l11ellt Dr credit sil10 "hall be t:reat"d iIR il !lale ror the (ull
pr.ioo ill 1:1," month durJII'1 whlCJh lIuch .ill"talllllent 01' credit sale
sh.Ll be m1lcle, In:e''poctlv~ or Lhe tilllO whon 'fellallt ah1lll receive
pIlYIII""L (wh"t:her (II1.L 0[' partial I rmm ILa clln,:olller, 1,IlYllwIlY B"loB,
'""""I'''d, "hall bo IIIcluded III tJm (11'0"" Sale" t:o Lho extollt oC
Lhe [lowlI paYlllellt alld any rIlHIH": paymollts Lherollpon clllt'iIl'1 aach
Cillr'llldill' "(""th. G1'''I'" Sulen ahall 1I0t illClu<lo the {ol1owIlIg, (I)
IIlIlIIe ,,"llecLed allU paid Ollt by 'I'oll1lllt for allY ealea or excIse tax
Imp"""d by .ny dilly cOIIstltllLod goverlllnellt.I '"thodty, (H) Lhe
excllIIlI'1e o( mec'challrUse botweell the atol'ell or '1'ellallt:, HallY, where
""ch exch"'''los of good" Or merchalldlae are maue "ololy for the
C""velllellt operation o( the blleine"" of Tenallt and not ror the
P"l'poBe or COnsllmmilUIIg a "ale whIch hilS thoretofore beell made at,
:lll, on, or from t:il" I'romi"en, al1ll/or fat: the purpose of clepdvillg
1,'II,dlonl o[ the helle I' it: of 11 "ale whI"h ol:hot'wI"e would b" made "t,
Ill, Oil, fmm, or upon the Premia",,; :llO I:ilo amouIII: of rutu"", to
nhlppers 01' mallllf"cturorn; (.:lv) tho ,1",ounl: or any """h Dr "redit
refund IMelo Upon iln}' sa.ie whore tho merchandise "old, or "['Ille part
UIIH'''OI', I" therelll'ter retun",cl by lhe purchuBer and ""copt"eI ily
'I'orlilnt; (v) Bale" of rhI:IIl'e"; or (v:l) illl sum" aile] cwdit:s
receivod In "ett] orne II I: of claims ror loae or dRma'1e 1:0 mel'Cililndlse.
:1
4
(h) ^ll F1flJnn flit... 11 br.~ rfH!ot:ded by mnilllfl o[ (lluJh
t'n~llntf!"f\ Ot' (~{Inlpllt()I'n (IIRoqtrlt_r:tf,'t1I1) whtdl (HFlpll\'y' to tho cuutomot'
t.ho i:l1l10tllll'. of' Illn tli\lUliWl'lClII. ^Il roqlfltnnl nllilll hn (lflUlppml 'fll.th
mdNI IOlilll,',pl' COllllt!'l!! lor <III 11illOfl (~iltnq(Jl'inf1 fllld il f1nq\IPIltlnl
tt'itllflilc:lloll lutill ii',l't COIIIl!.!!'-, which ()(Jlll\!.Pl"lI n!-,n .lucl..od ill,
CflllflU.lIItly iH~elllJlulill'lllq, iUld whl(~1I Cilllllot. 1m rOf\o!:. tlald J'nqJfltOl'fJ
nlwlt fUl'tllnr r:ol!t,al.n t.,lIIOI1I1POll whldl f!f1 1 f-HI dotaj,ln and IJfHlllfJlltiH,1
t.l-illIfIiWLlOII IIIIIUIJol'f1 111'0 1IIlI'I'il1!.ml. IInnJllullll,l i\l1d onrlllln nalatl
tuLilj izer n"(HIlII~lfJ 011111 L br! mado r'I Illelllnl' ()f di,'-ly l"tlcol'd, 111 tllo
evenl. or wlndniilulI ch':n'qoH 111- rOIlt-flllI. 'reliant". nlw,U .lflllUO Hor.till1y
Ilumhorml t l.c>"nt.f1 fot' ondt admlnrJl.oltfl or ronto1 <<lid lllW.l. t keop CHI
tldf1t!U[lLo n:'(~onl ()( flnl d llcl{l~t fll lIntll If.lflllEld i1IH] 1I1\1fJflUml. JIHIHUul'd
lIIay I'flqlll t',. 'J'(H\il II I L(' plOV tllf" I,rllldl.ol'(l l)y !lotlll or: 1110 1I0K!. hur-II IIOflfl
dny a nH~i:lpll,lllnLi()1I of (.lnlfW ~;fllnll lo!ln flP\: forLh upon [01'l1\[J
pJ'ovhlnd by lu1llCllunl. Fid,.111n~ Lo IImke aval.lablo a propnr l'oeeJpt to
('tiwh (!lIfltulllnt.' 1I11011 hl,tJ l'nqUf"!flt: of the flame upon paymont shull
oOlluti 1,IItn a brAnch of' tlllo I.I;HHJO,
TellAnt HhflU keop 01\ the Pl'ominBs, 01' at ita pl'ind.pal
o[flce, t.nlA lHld complote reC'otdfl and accountn of All Groso Salea.
illcludlng daJty hank depnaltf-l, 11\, fit, anH frolll the Premlaoa. HlIch
bookn alld I.'ecol.'dn nhnU l.nclude flueh nale n:won]u llfJ would normally
be OKallll110d by all accoul\UlIIL plll'rllIanL to ~,el\fJ1:'ally ncoopted
<<\!CHt il19 flLl\lldr.u:ds ill pet'ral'mll1~J an audit ol~ Tenant' A sales 01' the
oahw of itn Elllblonallt.fJ Ol~ eoncouflionai.reu,
011 or: Iln[ol'e the t.wI'Hlt:leLh (20th) day of ench month.
Tenant ohatl furnish to l,antl.lord a Lt:ue and accurate fltatement fur
em:h prEwr:~l1:in~J montlt of all GronA Sales during f:Hdd pt.'flcecHng month
(f1how.l.WJ the rn(ul\(lH ml(l t'otunw dm:1ueLed in eomputi Il~J Lhe amount
of Bueh Gronn Salef!), whleh EltaLolllouL shall be cel'tlLlf::ld by all
authorized ropreflonlatlve o[ Tenant to be correct, '{'enant agrees to
~JJvo l..i'lluJl.ol'd aC()el1fl Ul1l'.lll~1 l>ll/JJnf.HIA hOllnJ to nueh books a'iut
l'oconto. 'I'ollant a~p:oflfl that it w:Ul keep and pr:erwrve [or ilt least
tJd r:t.y--nix D()) llIontllfJ aClor the end of each I.ease Year: all sales
ollpn, r~aflh register tape readIngs, fHtles bonkEl, bank books, or
duplicate clp.pos.lt 811}>11, alld ot.her evidence of Grom:: Sales for ollch
}'eilr, 1.,<<II(11ol.'u flhall havo th8 r:lght at any time and from tJm8 to
tlme to audlt all of the book a o( account, bRnk statements,
doclIl1lenLo, recordR r.eLurns, papers, and files of 1'enanl relating to
GroRE Sales and '.t'rmant on r'sqtlt:!Bt by l,andlord sholl make all sllch
mattern avallnule for fltlCh examlllntioll at the premirHHI or at its
pl'lncipCl.l. of [lee ' If l,~ntllord Bhould have such all audit made {'or
allY y{~ar. oml the Gt'DEW SaleH Flhown by 'fenant' G statement for such
}-'€lox nhalt be fOllnd to be Undel'Bt:atfld by more than Lhree percent
(n), then, in addiLion to immediately paying Landlord the Cull
fllllount of Lhe underEltated Percentage Rent, Tenant. ahall pay to
l.amUont the coot of mlCh audit, l.andlord'u r1ght 1:.0 have ouch an
audit made with respect to any yea.r shall exp.i.re t.hir:ty~sj,x (36)
mOlltho after Tenant's statement for Bueh year sh~ll have been
delivered to I,andlord, l,andlo-r:d ahall have the right to ter:mil'iate
this L.ease upon notice to Tenant if there should be more than two
(2) audits during the t,eaSD Term which reveal understatements of
graEls flales by Tenant by more Lhan three percent (3\),
(c) 1\11 statemenLE' oC Gross Sales shall be delivered to
l,andlord' 8 Addt'eso or to Bueh other place as Landlord may from time
to time direct by written notice t.o Tenant.,
(d) Computatlon of the Percentage Rent speclfled herein
shall be made separately with regard to each calendar month and
each l.enee Year of the 1'erm hereof, it bAing underotood and a9reed
Lhat the Groos Sitles of allY f.,ollse Year and the Percentage Rent due
Lhereol1 shall have no bearing 011 OJ: conl1ection with the Gross Sales
of any other IJease Year.
(e) It. is understood and agreed that Landlord shall in
no event be conetrued or held to be a partner, ao~vel\turer or
associate of Tenant 111 the conduct of Tenant' B business, nor ahall
Landlord be llable Cor any debts incurred by Tenant in the conduct
5
.
.
of 'l'Olllllll'n hUll I IIOfHI , a III llllclt:H'f1tood Rlld (\~Jn~ed Ulllt. the
rolnUolluhlp lEI r11HI ill: H11 t lmofl nh(l.l L I'BlIlllin that (It: lllllldlonllUl<.J
'l'OllilUI:, 1.i1lldlul'd nud '1'f!11t11l1 i:wklluwlndqn HIle! ilqt:t~f! that Ileither
flhilll llf! !llliJJfl(~1 10 !lilY llilpllnd ohllqil!lollll to (11n ol:hnr, hY!'{MUOn
'"~ III" / ",,' '"i11 '" I" I"'i"".' I""V I 01,," /"" I II" I'''YIl1''"t 0/ (>'l/"OlllaHO
I~l':!l! t. ,
l\!!J)J:l'WNAl, ,H~Il'l'
S.e.UtJUH___6., (11) 'I'ollr.1l1t H!rt'OOfl 1:0 pity to J..l\mllord, an additional
1'(-1l1t ("Acid.!!' IOIle'II Hl1llt") fOI.' the Pt'omJ.flofl, t:lU.'o1l5Jholll tho '1'(11'111, t.he
follnwlll<J iUIlOlIIIl:n:
(J) _ 'l'fJllilllt' Cl l'l'opoU: lOtlflto Bllill:O of tho (lorlt' of
oPot'nLill~' Fllld ma.llll.nlld_IIY !'-II(! COmnIOIl^roa.n, wlll(~h areflH (H'9 definod
III [JfW~J<m__'!, {I h~ "('0111111011 ^I'on COAt") I I.lIcludillq, without:
Jlndl:o, jOll, II," <'''''I or Llln rOlluwlllCl' IIqlltlllfl, Ill:lIlLIO["
(~l8ClIlllJU, rllloW Ellld t.l'ilf1h 'T'Ill(Jv~l, Line pllintJWl, rH.!ClII.'Jl.y or
p,.'ov lr]fH.1), IlUlIWYfJl1Iflllt f.fmn not to OXCf1E:1d ~i\ of elll ~.'elll (UnJ
midI LJollllJ. J;oIlL t'llill-'~,ml for Llle Shnpp.iIlSJ C'Ollt~r, lllll.i lit. elll1l1t18 I
lI1iH:et'.lElln, lahor (!Ofltu, fHlul.pmollt, (iIlCludJ.nq, without: limJtaLloll,
thn r~Of:lj' () r f1~)I"V J (~fJ <l~J l'fJEHllOflt H on flqu.lpmElnt:), tool fl, gen8J.'1l1
rflpnJrfl, omplnyp.f'> hr!l1ofltn t'lIHI !)ilyroll tilKP.F1, clC!(,'ounU.llg feoA,
Lnqrd (eon, por11\1I.n, lJ.COllfl8 <<lid inapection feeD, nalon, \,tue and
AfJ["V.l.C9 taxon, ilIld the t.epal L" 0:' replacement of. pavlll~l, curbs,
flLiltlolln, f irut <lId Al:nl.Jolll:1, comfort f1tt'lt:lOllB, Rt<1:lrwil~'n, t'''uck
wilya, l,oadiwJ dockrJ, pilckiI9(~ pick-up Btat.ioHn, f11clewalkfJ, rcUllpS,
Iho pilrkl.llcJ 101:, (Il'ivowilyn, illlY garaHo,lalldscaplllH, d,:aIllage
rac.lltt ,leo, l\!ld .Ilqllt.lllq [rlcll.il:.lef1, inelucJJII9 t:raffi.<.! IJ~Jhtfl, Ml
lIIilY be ''''''''''''o'll'Y rtolll UIII" 10 !.lllle, illlrl allY olher: COOl. or oporaUoll
or, tho .Lmpl.oVnl11fWLfl Oil tllf! COI1I1I\OI\ ^roafl, '1'ho CommolJ AJ:oa Costs
AhaJ.!. IIlCludo dep'.'f!c.I<1L.1.on of. Ol)Uipm8nt acquired (or use in Cummon
^"Oil nvtilltQWlIH:n, Iml: fJllilll 1101: ilwlurlE1 th8 01.':\91.11[11 CORt theteof,
(.1..1) 'l'ell.;lIIt:'ll hopol't.lollitte Share DC <<IlY l'eal oBtate and
ad valorem taxes and aSflessments (1) which shall or may become a
Uell "1'0", 0'.' bo ""sessed, imposod, or 10vIod by lawful tadllg
llutilorJ.t:iefJ fl9ell.11F.1L Lhe .land upon which the Shopplll~l Center 113
10oalAd, tho /lulldIIlH, ",It I otbe,: illlpmVetnellto 011 I:Ile Shoppillg
COllter fOI~ tho t.:iX yeilt.'fl (the yea:r.'s Cor which a lien in imposed)
falling Wholly or partially withJn the Term of this l,ease; (:?)
which ariA€! in COllllection w:lth the use, OCCUpancy, or pOsfless.ioll of
I hf! 8110pp1119 Center Ot" allY part thereof or any land, bUildings, or
oLher. .impt'ovemSlllEJ therOOll1 (3) which become due and payable out of
01' for Lhe 8hoppJ IIg Cf!nter, allY part thereof, or tiny land,
bulldIIlH'" or alohAI' improvemenle theroonl or 14) whIch are 1ll1pO"od,
lHlUf;'WHlCl, 01.' J.ev.l.od JII Lieu of, JII EJubstitutioll for, or in addition
to fWY 01.' i.t.ll of tile foregoiWJ (collecU,vely the uTax CORt"), The
Tax Cont "hall Include any foes, oxpon"oe or Ooste (lnoludin9
attorneys' toefl, export feos and appraIsal feos) incurrod by
I,tllldlor:"d in protesting allY iH1EleA8n1entB, levies or the tay rate, but
[llial! Hot inelude allY charge (such as a water meter charge) which
.lo llIeaElured by aetu".l User COIlRljmpt,ioll, A real estaU~ tax bill or
(JOPY thereof flubmltt:ed by l,cmdlord to 'J'enC'1nt: Bhal! be conclusive
8v.ldence of Lhe amoullt of any real BRtate taxes, aseossments, or
installment thereot, In add:ltioll, Tenant ahall pay a!! taxes levied
.galnr'L p"rsona1 pl'operly, f:lxluree and 'l'enanl' s improvemonts in
the ['r.ellliElou, If Bllch taxes for whIch Tenant io liable Al"e levied
againElt L,aIHUord Ot l,ancllord'B property and if L,andlord elects to
pay the flAme 01' if the <<Guessed value of Landlord'8 p!'operty is
Inol'eaeed by .1nolu[don of any ouch iteme and [,and10rd "lecIs to pay
tho taxos based 011 IIuch .1noroalle, 'l'onant 8ha11 pay to l,and10rd upon
dem~nd that part of Bueh taxes for: which Tenant: is liable
hereunder,
(Hi I Tellant' e Proportionate Share of all premIums Cor
public UabUiloy, fire and extended Ooverage 01' all riSk, businsss
,lnlenupUon, and/or ront loss, and/or any othsr Insurance Polley
whIch may reaeoMbly be carrlod by Landlord Insuring the Promlees,
the AuUding, the Common Area.., the ShoppIng Center, or an}'
6
.
IlllprOVOll1(!lItr~ th(H'oln (tile ul11fllll'flll0l1 ('(lnt!.).
(lv) ^ proportioll/lto nharn of: nIl utU.l.tlnn'l<nvJop.1J IIOl:
1ll(l(UHII:od IJY H f10pl\l'fll.n mohu ror I:ho Pr:f:'-1lI1 Ullt! Hod prov.ldfJd to
'l'Ol1/lllt lHU) 01.1\01' LOlliUI!.:l DI' I.ho flllnppl,lUl C'fJIILf;U' (UIH tlllt III t. Y
('Of1tU), 'l'nlliHII'fl lIhalo of tlln IItlllly ('out flho'll,] bo df;ll'.nnnlllod olt
thn tHlfll1l of t)w lot:nl (\(111111'0 font oj' (,LooI' ;n'P.f!. o( tho {ll'01ll1flen an
;\ fH".t'olltll~J(J or Lhn toUll. rHlllan.! [not of floOl' iH"Oit leClnAC1 hy all
l:011l\lIt,H pt'ovldp(l nlldl flOI'vll~flfl, 'l'rmalll. flhull p"y .Ltn flhflro of Rtlell
(!(Hlt, toqnlhol' Wllh tlll i'mOlll\l nqll'-ll 1.0 [I.(U-I(-HI pnn.'rml: (15\)
t.IIPI'{~{Jr iHl pilyml'lIt or' itdmlnlIlLnlt.lvf1 f:Ofltt-J of Jltlll(llonl, wlLldll tOil
(IO) dr1YEI ilft.fH' df'lll<lIHI 1.1101'0"01'. l.illidlonl flhall Iiot; bill 'l'onulIl: Cor
rHlcll f!Ofll' 11l0l"fJ 011 ell U\illl mOlll II J y, 11\ IlIn nvnlll. If.:lIld"J o I'd dntonnlll<:H)
thilt II in lIot rlPfJlopl'liIlfl to h<'lflo thn lltiJ It.y blllfl 011 'l'ollilllt'f-J
pr'Cl(Hnll olldl.n flh"n~ duo t.o !.Ilo ll<tlUn.1 or. 'l'Ollilut' fl bllf111l~nFl
net; 1 v,ll:leH, l.illHllunJ IIPl~' two .lLEJ dlRcreL I 011 111 a.l.l.O(~allllg mwh
hilln,
(v) 'l'l:lIIilnt [1111'111 pay to L,alldlord prior to the
CommOIICfJIIlCIlt' Dat.E' the Allllllcll PI'omot!onal Fund Coat indJ.cRted on the
Rnfol'en(l(! JlilqO I rW '1'8I1alll' fI ilLl tla 1. illlllllal payment for Tellallt' [J
HIIi'lre' of llw conLn (UPI:oll1olioll(\,1 Fund ContH") of a promotl,olltll (uud
(UI'I'Ollloliull;__d Fund!!) to bf~ llHml to ('IflY E\.I,] costA c\lld OKlJOIlBfW
ilH'lllTfHl .ill COllllflet.loll wHh Uw forlllulatioll alld l1KOclIl.lolI of
publicity pl'()Y~'rtlllfl [or: tho pr:olllotioll of the Shoppll1g Ceuter. Buell
proqrillllfl, which, nl- I,i:lIHl1(Jrd'n opt lOll, nhr111 1m deLtlnllluod by (111
adv0.l'l.lnJllq aq(mc:y Ill' f II'IIl tit: VOll.llltfW'i: COllllrliLtoo of t:flllrlllt:fll lllilY
I.IH~luLlo, wit.hout l..lmit:flU,oll, npec11l1 evelltH, o!lnwFl, dlflplayn,
i1dVfll.'LlnllmOIlUI, (WflflOllal eVOIIl'.fl, and proll1<JL1onai"1 ltel'ature;
provlt'lfld, hOWr~Vfll', Ihnl, Li'llldlonl OJ' fill Olltflide rHlv(!rtjfl1n~1 ilyrmcy
;Ipprovfld by Ilandlord nhall hay!:! LIlA 1':1<]111'. to review i\lld i\ppt'OVG
flllCh puhlic.il:y pru~Jl'iUnfJl tho itolllfJ on the Prolllot1oll,d 1.'ullu budgot'.
ffl!:' fJ,l('h ynru:, illld allY l\lIlf'lndmoIlLfI to f1c:dd hudYf'lL. 1\ portion of the
Promo!. iOIl,'11 FUlld may hp. rlppl1")(.1 to pay eonUI of' aum:llllfiLOI.1I1n the
PnmlnLlollflJ FlHld, Tellillll.'fl .l.n11.1a.1. pflymellt to the Promotlonal Fund
flllall, hA il\cl'eaflud JI\ f1lwil I..eanH YeaL's, 1( r\llY, that Lhe ^nllual
Pixod Rout: 1.(1 j IH,,'nUtFlnd punHlant to SsL~t..i91L-.J. hereof by the
pm:(!elltr\~Je I.ncreaoe in the Annual Fixed Hent, Tenant ltgl:'ees to
fldvoet:lne in an~' fwd flU npecJal Promotional (?und nownpaper
Hnct.loll!1, lllhloJdfl or other advortiuomelltFJ, (.ll\cllldi.ll~l <<litHo and/or
VlflllilI1ll0d:l(1) and .:t~lrnnA to C'ooperrtte and part.lc.ipate fully .III all
npocial FlrdoD and pt:Olllot tOIlH FlpDllAored hy the Pl'omotlonal FllllU,
(hI 'l'ellrtllt' 8 PropOt:tlollllte Share of the C'01lHllOn Area
COO!:, the '('ax CaRt, and tile InfHu:auce Coot shall be 8atimnted by
l,amllord 110 later: thitll thirty (3D) dayn prior to the [irat. clay of
oach l.nilflA Ye<<I:, I.mltlionl nila I J. notHy '{'fmalll of sueh ef1t::l.mates
widell u1\(111 ue paid, t0gethar with an amount equal to [!fteen
percent (l!>\) thereof afl payment oC adminlstt:ative costs of
1.cUldlonl, by '('ennut 1n advance, Oil the f.lrat day of each and every
calendar mouth thro\1~Jh()ut mwh Lloaae Yoar, At the end of the Lease
Year, whon l.andlord linn calculated the exact amount of 'l't'lllant' 9
Pt'oportJonate Shnre o( Buch (Jonta, 1.allcUord ahall notlry Tenant of
mwh AX<iWt itmOunt. Any deUclollcloa .in the payments ther:eto(ore
(lllelud.lII~1 fHt.id ,;Hlm:ln:I,f1tr:ntlve cOAla) made by Tenant fjhall be paid
by 'I'ellant to lti:lIl{.1lont w.lthll1 tOil (10) days of recei,pt of fJaid
IlotJef.l, ^IIY fJur:plufl paid by Tenant during the preceding I~eafle Year
Hllall hB itppl.l.ed wJainat: the next due monthly installments of such
eOfltfl due [rom 'J'ellf.lllt, lJurllv~ allY part of the Ten" which E1hnll he
lonn tlWII a fllll (~il]end;n' year, any and all stich COSUI ahall be
pl'oraLod nil it daily basia no that Tellant ahall only pay 'l'ellant's
Propol't ionnt:e Share of lillCh COAts attributable to the portion of
the calendar: yoar occurring within the 'I'erm.
(c) 'rhe term ItrslIt" aD herein used "hall include Annual
Fixed Rent, Percentage Rent ~nd Additional Rent,
CQMI1QHJ\R~.M
~,tl.QIL1, SUbject to tho Rules and Regulations specified In
7
"
.sJJtt~J..QH...ll_ lIOr-OO[ 1I11l! l,nlllUonl t f:l l'lgllLn under: 'uil-U.U.QJL.LLcl horeof,
r"'H1dlol'd 110 n~by gu:ml: U 1:0 'l'ellfUlt illld 'I'ollllnt. n emp] OYOOA. ngonlfJ I
(!1I11Llllllnl'/I, alld illvlLnofl '-lIn IlOIlOX(~llllltVfl rl~lhL, dlll'.l.Il~1 tile 'I'flL'lIl, to
llfln, flllhlfH~I_ to LIIP J'lqhlll of qovn/'lllllOlll'nl ilUl.horltlAH, OtlfH.llllfHIl.fl,
pllbll,(! hlqhwnYII lllld (Jlhn,. l,fHltric:tlollfl of: l'oconl, ill (!ommoll w:lth
01.1101'11 ~"l'ill1l.od 1,lIn linn UH~nHl[, tho COlllmon ^r'oas localed w.l.th.lll lhf!
SlIopp.lllq Cnllt:or. 'l'liB '-(~1'111 "Comllloll ^1'Oilfl" cHI unedl,1I UdfJ [,oane
ohnl.1 mnnll 1110 ollt:Jn:'! nhoppJI1~J CfJlltol' J.OtlfJ the 9l'0l1El .I,oarlaul(~ area
of: I lie .'i1l()pplll~J C'nnLfH: ollll nlw.L.l I.lIclude, without limitation, the
Pitl'kill~' iU'Oilfl, rOi\dwaYfI, POd(,fll.l'lol1 nlc1owalko, loadillg uu<:knj
d~llvOt.y nn'HUI, Inmlnccl(Jod lU'AlItl, ilnd nIl olhet' arelHl or
Improvo11l0llln widell "lilY bo pnlVJdod by l."lJ(llo1'd for tho gOllornl UEle
of' t:(lIlfllltfl of thn BulllUllg land tho Shoppillg C'untor alld their
nqolll:n, omp]oyorHl, fllld cuntOIl\ElI'f1, [,f)IIlUotd Ahall he l'eupollnl.ble for
tl10 operrlt: 1.011, l1l.:lnaqoment:, rtlld maintonance of the Common ^r:e3f1, The
I1lcllII If!1' .ill \'1hJdl the COlllUlon ^rO<19 nhall be maiula.llled alld the
oxpelldJUu'oEl t.hnl'ArOI' Elhel11 he ilt t:h~ t'oaeonahle rl.ifwrotion of
l.iIIlCllord. 1.<ll1rllonl l1lilY tomporaril,y C10flC pal'te of the COlllmon ^rean
for fJuch poriodn of t:JIlID Hf1 may he llE'!()eUsary fot' (1) tempot'ary uae
"HI a work iH'Oi1 In COllllf"lctioll with tho oOllstruction of buildings or
othor lmprovemelll'_f! wJth1.n thl"! Shopping Center or: contiguouEI
property; (1.1) rnpil1l'El Ot' n.lteriltlolln iJ~ or to the COlllmon Areaa 01
t.o allY lit-ill ly~type EaciliUefl; liii) preventing the public frol;i
obtalJd.n9 prencr,l.pt.!vA 1;'.lHhta 111 or to the Common AreafJJ (iv)
P.1ll01:qolley or added fHlfety t:AafIOl\n; or (v) d01n9 and pArfol:ming ouch
other ar:l'.n flS :111 the \lno or 900d bUfliufHHJ jUdgment [,andlord shall
detonnl.110 to lm appropl'.l ate rOt' the Shopping Center J V_t:QV,tg~.ct,
hvw.QYQr, that: I,i\lld tni'll CllIa:!.I. lWe reilRollilOlo efforts "9t to uoduly
tllterferB w.lth or dlsrupt 'l'mlflnl:'EJ buaineo8.
~QlliITRUkn,QlLQI'..J'RW:il\s.
Section 0._ (ill 1'rior to tho Commencement Date, [landlord flhal,l
complote the improvementR to tho Premises described in ExbjJ:,Jj...t-'.I.r~
ilt:tlwlled hAI'Ot.o lUld lIIade Cl part hereof hy referenee. 'J'enilnt het'eby
approves ,KKillb.iLn_~'~, i1l1d all of the improvemellt", plann alld
f1peciflcatiol19 dnscri.bsd thore.!lI. It in lInderatood and Cl9reed by
'J'el1ilnt that. changen ill f1uch improvell1olltfJ, planfJ and epee,j [tcRtiollS
which will not materially lnter[ere with Tellant'a lISe or the
['l'f-1m! BE111 and ....'111cll Illay be 1l8CefHhH'y during C/')IlAtl'UctJon of tile
Pt-em.!.ElofJ nhal.! 110t i\[[eet, 1IlVillJdfttC', ot' chcHlye LhJa IJEHlf1A 01: llny
o( llfl Let'nUl ilI1d pr:OV1A!OIHl.
(b) [landlord' B work in accordance with B.KW.~~~ ahall
be deemed approved by Tenallt: ill all reEJpoct.a thirty (30) daya after
the CommellcemslIt nat.e. ulllmw pt:.!or thereto Landlord receivea
wr:lt:LolI !lotics (rom 'I'ellilllt of allY defect: .in fJuch work, ^ny
d.lllagrofJ1l1fJnt which l1If1Y aciafl l)E!tweoll Landlord alld 'l'snaut concerning
the work to bo per[onned by l,cllldlord ahall ue resolved by the
dec:inlu:w oC l.andl()I'(]' fI fll.'(~hitect:,
(c) Tenant shall complete tho improvements to the
Pn"ll11.1 amI d09cribed .in Exui.bJ...l;.,__~!1.'~ at:tached hereto and made a part
hereoC by refel'oncJFJ, llandlonl and Tenallt hereby approve JU;hJ.b.it._'~~~
<1l1d all of till'! impl'OVOIllBntn, planEl RIlt! f1pec.lf.lcatloIlS descrlbod
t.hol'cdll, provJded L1wt 'J'1:'!IlElllt'fl wOl'k deflcr.lbm-i ill ,KKhll}l,k~~~ nllflJ..l
be perf,'ormo<1 ill acconlEl1we W.lUI tho provla.lolln of it~U.Q_IL,l7Js.1LU.l
heroof; allcl provided further that any change .in the improvements,
plflllEl illHI Apec i f ieaL :lotH! dmlC:rJho(] .lit '~,KlliJJ.1L_~~P'!~, ohal1 be approved
hy 'Jandlord in wr.i.l:ing in acc~)J:danoe with the pl:uv.l.niolls of Q.e.Q.tJ..ml
!iLlil.LllJJ hen)()[,
1Ull.l
Se.QUQ1L'!. (a) The Premises shll11 be occupied II lid used
eXClusively for the purpofJen described on the Reference Page and
for no other use, ulllesa Tonant haa obtained I.and.lonl' G prior
wr.ltll:m (~()IlfIAnt, widell (!0I1110Ilt may be withhold .ill l,lUltHord'o Rol(t
dillCl'etloll fot:allY rHafloll or no reilfJOIl ,...hat[loever. Tenant Ohllll
COnUllellCO tHlflinsna in the Premisee on or lm[ol's ni.Kty (60) days
o
nrt.Ol' t,h" COlllIllOIWOlllf.)llt. IIHI.l-l, fllla) I Illlnl'i1tO cOIIl:ln\IlH\f1ly on(lt h\llldl'ne,\
Ilfll'C~nljt (100\) of 1.IHI 1'l'omlfl"/1 dUl'lllq 1,1\n ollt ll'n ')'nllll, nlul nlll,l.l
la10p II1f1 l'l'('lllllll'fl flllly lItllt~I;f'd wit II 11ll'1'(~hillllllfl(l flwl 1Ilid rnd with
pf!rfllll\llUI fill i\ll III ll1iIXllIIL',p (;101111 !:all!f1 ill lilt. I'rolllltll!lI nl nil
I: IUHlfI, '1'('IIf1111 1111;,\ I I ('UII<\l1f'1 It!l IHW IIWIIII III I hn l'l'omlllPU 011 i1ll
'JunlUPllll clnYIl tlllllllq ,\11 IIt'lll'lI ,HI [1'011I lImn 10 Limo muy lm
1'(lilll()lIi1l"~' df\lflnllllll'd llY IIOlIltll\11'1I \0 lip ClJllfllntrlll willi LllP tlil~'fl
am' hlllltH (If (ltl~fll I !!lIillll II III (IH' r:tltlppillq ('PIIl-OI', bul III 110 oVf.ml'.
lrollll Ilhlll olqhl (Ill 1I01ll'fI III il 1,llllilWllfl <li\)', flVll (Iii dayn (\ W(1ok
IIIHI rOil y (,\01 htl\l\ll ,\ ....1",,1: (110\ Idi.lYfI r!x(~"plfH\). 'I'mvlIlt. lIIilY clone
tho I'I'Ollllflt1n dllrlllq \'I~iHl()IIi\IJIf! ppr.!{)(lfI rill' 1'01'1111'11\'1, t:lni\lIill~1 or
dm'ol'i\lIIlQ tho I'n'llllfln/l, with (!In prior wrlttoll (~()IHlOl1t or
ItrIIllUOUI.
(1I) 'I'Hllal\!" il~ll'fmf1 1.0 conduct itu hurdnBflEJ ll\ the
I'rfllnlfl(Jll Ullclol.' 'l'nll;\lIL' fI TrEH'o Name lHl lndicated on the UeferonCle
Pn~Jo .
(el Tenant nllilll linn lHul oucupr thf! tJnmllnofl 11\
l\~(!tll.'(litll(~e w,lth aLl qOVOI'UIllf!lttlll lHwf1. ol'd IIRn~eg, lulen, and
rnqulnl.iollfl ;Hltl nhiltl l:onp l'hf! PI'OmlflAfI in ~, ulnan. careful. uafe,
fl11l1 propnl' lIliHlllC!l'. 'I'0.IH\I\t. Hila!.l 1I0t. IWe, 01.' allow the pr:cmlueu to
lIe \HInd, fot' rillY pllrpo(lo olhor thi\1l (HI npecll'lml lwrni.n illld fllmll
1\01 IIIIf! or porlllll t IH.l l'r.emlunu to ho llf1fH' fot: l\I\Y ulltaw[ul.
<lill\.'flll\ILnhlo, or llllmoral lJl1qltHlO or in an;, way that w.lll tl\']\\1'O the
l'Opllli\llo1\ tlf 'hn nllopplnq Cf"nt.flr. 'l'fl It i\\\ I', nhall llot pAt:mlt C\I\)'
iwllvllllltl III 1110 l'l'nmlflOIl which lIlilY ClfJf\U! or CiJ\lno I\ul!\l) hlvelu
whl.ch t\rf'! i\udlh.Jn oltlulde tlln Premlsofl ;111<1 dloturbiny to
l\ol.9hbul"Jll9 ntAl.dollcefl, nt.lIar I.nlli\nU-j of' Lheh cuotomero or
omploYf:!f1fl. Tonan!'. nllilll 1101'. pormit'. t.ho PremiAnu 1.0 1m occllplOl) i.n
wholo 01' j,1t pl\rt llY i1I\Y oLhor l'ornoll or entity, '['OIli1nt Hhall nut
r~mlne or: parmi!; tho \tun or ()c~lIp(\I\ey of tho Prem[aoo to be or
l'fllllilll1 i\ IlU1HillWO or tllflt\lI'lli'lH~e. [lEI dotot'l1\laml by hcUldlon) 111 itn
nolo <l1nel'flLlnn, l:o IIfllqhhnr:\nq t:enideI\COEI, othOl: LenantEJ,
OCf!tllHllllll, fjr IHIfH'U of tlm BhoppJllfJ Cnntf!l',
l.!'l'1J.tl't\~"
S.!l!.:.klQlLlQ,. lal Ii) J"andlonl shall pt'OvIde, up to the leaee line of
the Preml.aen, tho neeeaF.lary Illnll\H and C!onduitR to providfl water,
Hewer, 9C\H (Jf availC\ble by pllhllc ut.llltlefl) ilnd electric sm'vice
to tho Prp.mlaen, 'l'Hnllnt f-IhElll duly (\IHl pt:ompt.ly pay to t.ho flupplier
thflren( all h,lllfl [ot" l.lttlltiflfl CClIHlul\\f?!d in the PromiAes measured
hy it o(!pa1.'nUI IllE!ter for t,hl1 Prf1lllt[lCn,
(ii) If Tenant flllall \tnB any util1t.y fJervictJ (or any
purpofJo in the Premises which io or can be mSiHJUre1d by a Beparate
lIlotP.t: COJ: l he Pn:mllfw~1 al1d Id\lHllord Ahall elcet to supply Buch
[lurvlcot 'I'nllftlll: r~lll\ll neeflpt "lid \lEle the flill1l~' H9 tel1denul by
1.(\1\<11 on' iHl(t pay l,amHonl thorfJ[ot' fit the C1ppl1(~flule ratee charged
hy Itnncllonl. III 110 event shall Tel1flut pay to l,andlord [or any such
Uf'l'vieo more than would lJ(" chargeable to Tenant by the utility
compnny pt"oviding "\luh aervi.lJc. 11.;\yl1\p.nt for any and all wate1:, gaB,
f1owet', lIUll electd.clty service lined by Tenant, i[ f\lrniAhed by
[,l\mUord. AhaIl Ud mado monthly as I'uJdltional Rent wJ.thin thirty
(.10) dllYU o[ tho preflentatlon by Land.lcll"d to Tenant o( billo
therefor,
lilll Notwithstanding anything to the contrary provIded In
thifl Section 10 or 1.0 SuboBction 6 (il) (iv), 'l'enant acknowledges that
waLet: EIflr.vlee to the Shopping Center ahall be nupplied by l,andlord,
and 'I'enant C\qreBu to PUt:ChlHW flf.\lllf'l from l.C\mllonl and to pay the
eharyeo thsro(Ol: when blUu arB rendered at the applicable rates,
such wnter service shall be meiHlured by a master meter and Tenant' a
flharo o[ the charqoR for uuch oel:'vilJe nha11 be allocated by
liCwulord, C\t [.andlord'R opl::Ion. either (8) on the baaia of the
toLal f1ljuClre [eet of floor area at the PremiElOB as a pet'centa~e o[
t.hs tot.nl IIquare feet of floor area leased hy all tenants ill the
ShoPpin9 ~enter provided Bueh water aervic81 or (b) based upon
rfH\<.Hnyn taken from R water Bub-metel' for the Premises, if l,andlord
9
.
.
e.Leot.fI to JII"tillJ fl''''h a flUb'lIl<H.er, ~Il """h "hargeB Bhall he paid
1II0llthLy to ['",l<llol'll fI" Arl<lltlolllll RHIII: wlt.hlll thI,'t.y DO) daYB of
thllIJl'O"Ollt"t.loll "\' 1""ldlll'<I to '1'011""1: of hi U" I.hol,ofor,
(b) [/1 I.ho fJVnlt1 j,ilfullord EllIPVl JOR "lllY Allllllnt.'V ElOWel'
f''''lLll.l,," to th" 1"""lll,,,,,,, 'I'ollallt flhllJ.! pllY a" AdrUtJ.ollal Relit
'I'nllallt'" 1'1'01''')'[ I 01111 t. 0 IlIlill'" or I he "Ofl' of OPOl'lIllllg alld
1lIlIllItilllllll~1 llllOh rllol I 111011, 1110111<1111'1, WI.l.l1011t I llll I I.llll.oll, 1.1'0
lOl1t~lL eOflL iI/Idiot" illllO,.tIZl'Il:ioll o[ lltl(~h [llcU.l.lleo,
(0) 1'"l1dlonl flhill I hllVo the dght to ""t. off all"
"I flOOIlIlIl"" , Wll.I,ollt iloilo" to 'I'onalll, II11Y llUl.lty 0" othor Borv10e
whot",v,!!' IIIHI d'"II'1 IlIlY 1'0,10" fo,' WI1lel, IdUo ror I.he Ollllle, r8l1t:,
0' 011"'1 old 1'1111.1,,,,,, 1"""'"1<1", IIl'l, 1I0t. pnJ,I<p'ly plltd 0" POl'[orlllo,1
by 'l'oll(lllt,
(d) Tho obHIIIIUon" of 'I'ellollt to (lilY for IlI.J.Ji ty Rel'v111e
flfl horolll provl<lnd "haU eOIll"'''"e" Oil the Comlllelleelllellt Date,
I."'''I! 0'" "hllll 1101. 'm I I III!! 0 III dalllll'lofl or othorw1 '18 "'''>ILl d tile
rlll'lI 1,," I "'I of [""'h nn"vle..n 10 Llln I'l'0mlfle" ho l"IOl'lllplod by Urn,
1",,:lde"l, doL, IHTII", , Ilet of (Iod, Llle OIakl,,'I of II"eefl"",y rep",II's
or 1'"P"ovo",,,,,t,,, or Olllf1l' ell'"'oe bOYO"d the l1olltrol of I."'I<llord,
(0) /'''"d!ol'd ehal L "ot b" liable i" tile evont or al1Y
111tenupUo" i" U,,, ellppJy or any utilJUeb '1'81I1111t agreoa thllt it
wILl "01'. In,,I.,,)] IIIIY equJpII,oll1 whtch will oxceed or ovet'Jolld tlls
capllelty of i1"Y "tUlLy facUJU,," servlllg 1.110 PI"emlse" ""a th"t if
ill'y oqulpII'0l11 lllnt"llorJ by 'I'OI1""t "h"ll r:e'lu1ro acldJt1plla.L lItJllty
1111'111110", 1'I/":allllt,ol1 or 1110 SII"'" "hOllld be at '1'0"""1'.'8 OXPel"'O,
hul oll.ly ilfLor LillJdlonJ'H written approval of same,
Rl!1iliJLlINP -RW.lli.ld\'j~lJ.)t{$
/JOIJU<mu, Ten""t "'1,'e"" thllt Lm"Uonl has the 1'19111:, lit IIr.y tillle
""" fro", 11.11'0 to tillie, for the ge"erol welf"re of the S11O(lpl"g
Ce"lor IIrl<' Jt" OCCllPII"ls, to 111I1'0"0 reasonablo rulee and
""'111111I1',,1/, oJ' gellel'al IIppLlcaLioll goverl1log the OOl1dllot o[
oeellplllltn of tile Shoppillg C,mtor IIl1d their lIBe o[ the COIIIOlOI1 Areas.
'I'81l11l1t agrees to comply wi th ""y 1111,1 a11 BUeh "lIles and regUllltio"R
1mposod by """<.11 anI , i""11llHl1g, "lLhollt 11mll.at1011, thoB" rules a"d
regulat.iollCJ flet i'orth ill ~...K.w.lli~,
!.:IlllOO.!L.Qf' IMpIWVEM~J3Y TENANT
SJI\LU,QlLJJ,. (a) (ii lIpon prior written IIpproval o[ Landlord,
'I'sllllnt shill! have the d"ht dllring the Term to make RlICh Interlor
altCt'lItJonB, changeR and Improvements to the PrellliaeB (except
"Lruet''''lIl III terlltlonR, chan"e", or improvementR', "" Illay be proper
IIn,l nelle",,",y ror the Il0ndllct of Tenlln!.' s bUBlness and [or the fllJ.l
b''''eUcllll Use of the Prem1BeR, ProvIded 'renant shall (A) paY.ll
costa alii' expenBes thereof I (8) make sllch alteraUons, changeB, and
[mprovementR in a gOod and workmanHke manner, with new lIIatedal"
of Urn!>Il1.ss quality, and 1.n a"cor:danoe wlth all applieab.Le lows
nnd buUcHn'l regulationB I and (e) provIde Landlord rsaRollable
"""Ut'llwe", I'd or to cOmmerll11l1g such alteraLLone, ChangeB, and
improvement", that PIIYlllent [or tho Balllo will be made by Tenant,
'I'enant Bhllll not make any Rtructurnl alterationR, chan"e" 01'
improvements to the Premiseo,
(H) In order to obtain Landlord' B approval for BllCh
alterat10ne, changeB, alld improvement., Tenant Bhall Bllbllllt to
J,andlord pllln" IInd spsclfications describing the de"ign, mllterIals,
style, ""d appearance of SUch alteraLion", Changes, and
improvemente with reasonllble parUculllrity, Within thirty (30) daYB
after relleipt o[ Such plans and RpecificationR, I,ilnaloI'd Bholl
noUfy 'I'''nant of any objectlonR of Landlord. 'I'enant shall CUre the
CIltIRe for SlIIlh objecUon w.!th1n tldrty (0) dllYs after receIpt o[
Sllch nol;1"e IInd ehall reBlIbmlt Such plan" and BpeclricaUons for
t,ondIord'R rovIow amI approval, [,andlord may charge 'I'onant a
roaBo,mble Charge to Cover Lfllldlord' B overhead aB j,t relateB to
I
'!
10
sllch proponsd work. Prior to COBntrllotlul1, 'l'enant ghall provide
Eluch (lll/'llwial lHHIlII.'i\lW8(1 au [,andlord f1hall reql'lr8 to aOBure
pnYlllollt of' tho (~{J/11'fl UlCnm[ mtd to pl'otnct: ltitl\dtonl i\U",lIHlt allY
IOllfl 1'10111 .IIlY lI\fH'Il,-.l1lc'n, millol ""lmnll't1, or olllnr 11ollrl. '!'Lmnllt
f1hall noL bo l'(lIIllU.tod to f:llltOI' upon t1m nJof of allY building
wl.tholll tho pr10r (lOlHlnllL of 1,[lIldl.ol'd,
(h) l~)(cnpt tHl othel'wJAA provided below, all al.gns,
eqlllpmf!llt, rur'lIlflhJlI~Jn, Ilonpennallont impnlV€melltR, lUte) trade
flxt.ul'ofl wltllln t:lm 11)'f!lnl nOfl I 11lfltul1o(1 ill the prnm1.oon hy 'I'onaut,
amI 1-'<11,<1 [01' hy 'l'Ollallt, nllilll l:omaIu tho properLy of TellallL and
(lltHll ho l'fIIllOVml bV TelH\IIt. UpOIl tile tOl'mlllfltioll of th.lfl 1,f-JaUA,
provjdp.u thaI; allY o[ UlIcl! an lu.'lJ affixed to the l'rem:l.aes and
requ.lro f10VO)';llwe f1!lflll ue removed by 'l'f:Hlilnt: alld Tellant ahall
l"flpid [' €lilY dilmil~'f! r~allfled by HlICh romoval. ny wr.ltLell Ilothl8 to
'1'00':1111: prior 1.0 flXpl.l'ut.Joll 01' l.ct:m:inaLioll of the '1'e rl1l , [,ilndlonl
AIIlll.!. Iwvo tll!' t,',lqllt to HH111lre Tenant to .leave 111 the Pnmi.lsBs
OqlllplIlollt, Jmpl'oVnl11ent:.B1 or r I,XtllJ:E1f:I attached to the Prem.ls8fJ or
thE! H\lJldillq, ^I\ytllill~l rlont€l.lnp.d IHH'O:l.II to the contrary
lIoLwltIHlL(llldlll~I, tho IIV^C ,.'nei l.It.lo(l, ilIH.l 'r-'nlated nystel1u-J uhall at
nIl tl.m(Hl I,"entail! the pro[lort:y of Landlord <<lid nhal.! nol he removed
hy 'l'onfllll:,
lill.l'lIlRS....1\N1LMlillITJ::tlliliQl
,Se.J~J.;j.QJLJ.J., fn) l,ol1r]lonl flhall maintain the foundation, the
(JKtodur' ntl'uctul'nl will,ln, and the roof of the Bui.ldlng .ill good
l'OllaJr, oxcept tllilt Tellunl: Allfl.l..t J:elmhul'n8 l.fllHllord (or the cost nf
rlllY ropail' ()(l(~i\f1lol\(>d by tho act ot" neql.i.qollco of "'I'P.llf\lIt, ltf1
i\qolltfl, 0111ployonnl LlIvl.tonfl or I.teoIWf!f-Jfl. L,cHld.lord Hlla11 not he
n'!(jull'nd to mako i-lIlY Ol.h(ll' improvumentfl or. r:epa:iuJ of nny lelmJ upon
the PrflllllHfH! alld Clppllr:tellc1nceB thereto, OKeJOpt a9 othst'w.iso
pl:ovldpd III I hin I,narln, If t.Iw Prf1111lnfln nllould herlome JII lIon<l of
IT'Pilll.'H t'f~qll i nHI l (I 1.10 llliUlo by I,Clll!llonl lie l'f)l1l1dpr, '('eIlHllt filial 1.
~I.l.V(l Jnlll~odliltQ written IloLlee tlwl'eof to l'ilJl(llord, and [,andlord
ullrd..l not be reupollulbJe in fillY way fot" fn,llllJ:e to make flny slIch
repflll.'f1 lUlL i.l a reafloni\ule L:l.mc ohall havo elr1p(leu aftel: the gIving
of fHlt:!h wrltteu notice, l,amllord'f1 oole liab:ili,ty Ehall be limited
to t1H-j cost of tile repaIr, l..111cllont E1hall not be lJable to Tenant
for any Jntet:t'lI[)LloH of Tenant' 8 lnwineos or inconvenience caused
Tenallt 01: 'l't;!I1ElllL' H aSf:lJ.gllD, riubler:lfleefl, Cllfltomera, inv!l€l8a.
employeefl, .J. :lcoIHHH:1S OJ" cOllcefJsionairos in the Premises 011 account
of 11i.1lldlonl's performance of any repair, maiUl:enAnce or replacement
111 the PromineR, allY other work thon-dn or .-lll the Sh~lpping Center
(lUrfHlilllt to t,andlol'd'n rightEl or ou1:lgations under this lease 80
,10119 an nuch work ia lmill'] conducted by [.andlord in accorde,nce with
Lhe tnnml of the l.eRAe and without gross negligence or. gron9
d l.afp.qC\nl for. Tellallt' s bua:1.neaEl operat.ions, Unless otherwise
provJ9od l1ereln, there ohall be no abatement of rent and no
llab1J.-lty of LandIoi'll u), reaAon of any injury to or interference
with Tenant' B business arising from the making of any repairo,
altElI.'atioTlfJ or Improvements in or to any portion of the Shopping
Center or the Premises or in or to fixtures, appurtenances and
eqll.l.pl1lellt therein,
(b) At the sole cost and expense of Tenant and
throughout the Term, Tenant shall keep and maintain the Premises in
good order, condition, and repair, in a clean, sanitary, and safe
cfmdltlon in accordance wIth the laws of tlm State in which tha
Prem.ls8a are .Located. and in aCeDI"dance with all directions, rules,
lll1e1 regulations of the health officer, fire m~\I-ohal, building
ll1Rpector, or any other proper officer of the 'Iovernmental agenoies
having jllr..lodictJ,on over the Premises. W thollt limIting the
fOJ:Bgo:l.ng, Tenant ahall b(.) responsible for maintenance, repair,
illld, w:l. t h l,l:lndlol'd' a GOIHHmt, replacement aD needed of all
olectrlcnl. plumbing, heating, ve-ntilatin9, air oonditioning. and
utillty nystems located on the Premises, all plate glaDS and
wlndows, window fittings and sashes. and interior and exteri.or
doors, all f; ixtures within the Premises, all interior walls, floors
aud callings. water heatero, termite and peat extern.!nation, a11 of
11
.
'l'(lIIHnl' fli mpr:OVOtlltlllt II aOd tr,':Hln (lxt\lran. 'I'ellant ohnll koep alld
1I1"ll\l:a.l1l Utn PI'f-ll\lIl1nll In 1H!{!onlnIlOO with all l'oqlllt'al1lontfl of law
C()IH~f-1I-lIlllq thn miHlllnl, lIf1nqf', Hlld (~(JlHlllloll 0' U1I1 Pt'OUllfIOfl "lHl
ilpptll'tf\llillll~flll thnlnl.lI, <'HI lilt! f.lillllO nllllll 110 III nffm!!". [l.'l.Illll.lmo 1:0
lh'll!, 'I'nll.:lIll. flhllll \h1HlliL 1I11 wnutfl, d"llllitlJn, 01' JII:ltlI'Y to tho
l'nllnl.rhHI. If i1t nllY 1.11\0 Hilt! l:nllll tilllf} to 1-111\0 d\1"(lI~ll-hll 'l'nun, tmd
~lIlY rnllnwal l-hnl'flo[, 'l'nIlHIll. HI\all !'nll to Illnko nny lTlllillt.OIlUIWo,
r(lpall'H 01" roplrWomollLfl ,lll illld to UlO 1'1.'P.l1llfHHI an I.'ml'dn~d 111 thin
I,Ol1lln, 111llldloul Ilhilll hnvf' tho l'lqhL, bul' 1101. Lho obI. 1:lll\.loll, Lo
olllor II\(! PrPlIllllOrl (11Hl 1,0 IIvllen tho f1lUIIO f.ot.' al\(l Oil hohal[ o(
'I'A1Hmt I alld nll lI11mfl no u)cpHmlnd by l.alldl{Jnl nholl bE:! dAGIllOU to be
^dd i t 1UII.11 }{ol1l hOl'olllldnt il1ul puynhln 1'0 I.lwdlord upon dnmnnd,
'I'ellanl' flhilll knop 11\ fOU~8 UlflJllqhouL tho 1.~HHlO 'I'orln lllldntenntwo
cOIlLnICl-1I 1"01' thn hOilt:ll1~', vt~IlLIlaLlnq alld nlr l!ondl.L.ioIlJllq 11yuLemn
reaflonahJ y IIntl nrnotol'Y tu Iii-HId lord,
\'!AI.'illJLQLltlAD,lllU'LIL'L.:J'lllilIN'X
S_eW,j,9JL.J.1.. l,andlonl and I.amllord' H a~Jollto anu employeea ahAll not
be 1111ule [01.", <<lIll 'I'OI\Hllt ulIcondltlonally ami ubnolutely waiven allY
i.\IU) nIl eilllfwfl of {let-loll, !'lqhUI, (HH.I clailllH F\~la-J.llnt h:wdlol'd llnd
JUI n~IPIIU.1 Hnd nmploYf!f.~n ilrlldWI fl'OIll, c:U1Y cli\lIlH~Je ot. illjul.'Y to
pAl< 1101 I 01.' properLy, roq.=\nllAflu o[ l!(lUflfJ, rJuntalned by Tellaut or allY
parnoll clnlmlny through 01' under 'I'~lllallt, reBultillg (l'OIll any
accldellL or oeCU1Tf'''(!f! lit or UpOll the Pl:omlEHHJ or allY other part of
thfl Hul1dlllq 01.' LIlA ,:ll0ppill~J Centor, uulas" Um f1allle ahall Uf.l due
to the ~JI'Ul1fi nnqllqollce or L.and turd aud/o,-" 1.,11\<1 lord ' [I aYAIlLR and
oll\ployoao, 'l'hiEI pr:ovln.loll shall uurvlve the termLllatloll or
expl.r:lltlou or t1dfl l,eiHle,
llIUOOJiU'lc.fi.nQf:UllilU,J:jillll~
S~_t;lj,QB,J~,. (it) Tenant wIll dflfem.C indemlliCy, Anu uave Landlor.d
lHum.lOfIB fr:om alld Hyninat any and all clallllfl, action6, lawfJuits,
dilllli\<;jefl, l:lahi I :ILy, mid exp~mle (i1\cllldill~J, without limitation,
atl.orJwyn' teen) arifling (1'011\ IOBu, damage, 01' lnjury to pet-'sons or.
property occlIu:il\lj 111, 011. 01.' about the Pr.emlReo, ad,fling uut uf
t1w PI'OmlHp.n, ot.' occcuJ.iollp.d ~/holly ot: I,ll part hy flny a(!t or
oml nfllon or 'L'eIlHlll, 'l'ollflnt' II ilgentu, contraclol:fJ, ClHJl:.omerB or
empJoyeen.
(lJ) At all 1:111180 from the Commencement Date and during
the Term 0[' any Renewal Term, Tenant shall, at i.tA expenae, k.eep 1n
full fOJ'(~e nnd Affect tit(! followln9 1I\EIUrCUlCf.! polici.es insuring
Tellant, 1,f1lldhn'd, and l..al1dlonJ'fJ lllort~Jag8e: (1) publi.c 11ah:l1it.y
il\nlll'{\IIC(~ 111 cOlllpalliefl accevLo'lble to Li\lIulord with minimum limits
of (al Olle MillIon llollarf1 ($1,000,000.00) on account of bodlly
in:)ul:lco to or death oC one (1) perRon, am) One Million Dollars
($1,000,000.00) on nccount of bodily .injurieo to or dAath of more
than one (:I.) pex'soll no Lhe rooult of anyone (1) accident or
dhHlRter, amI 0110 Million 0011<<1'0 ($1,000,000,001 on account of
damage 1:0 propertYI or (b) Olle Ml11ion DollarFl ($l,OOO,OOO~ Bodily
Injury 1,labU.lly i\I\Cl Pr'opm:ty Dall1age LinblU,ty Combined 9i.n91e
1.IInlt Cover'lt~lnJ ntHl (il,) i\ll..riak haznrd .ln9urance covering
'1'0 1l1.l 11 t ' n j,mprovomontB to the premlses and all equipment and
contentfl withln the Premises (or the f.ull replacement value and
huulllefW iulon:uptioll lnSUl-ElIICe for a minimum of nix (6) months,
Pl.'lor to the Commoncement Date ilod upon each renewal, 'I'enant aha11
dopoait with Landlord the polJ,ciefl of auch inBurance, or
CBl't.i (\,ci,\LeO thereof, showing t.landlord and its mortgagee as
adtl1tJonal insureuR, and ahall update the Barne prior to expiration
thSUIOf, Tenlln!:' 11 inElurance flhall not be cancelable without thirty
(3D) daye prior written notice to [,andlord,
(e) 'I'enant shall not carry any stock of good. or do
anything I,n or about the PremiseD which will ill allY way increa.e
the insurance rates on the Premises, the Building and/or the
Shoppi.ng Center, 1\ny Bueh incrnaoe oha11 be paid by Tenant to
l,flmllonl wi thin thirty (30) days after written demaudtherefor,
12
(r\) ^ll ollnuull'.y enverUHfl 'lIlfHIl'al\(le oarriod by balldlord
of' '('nllrml' 1'11",,11 1)l'ovidA rOL' wnlver of nuht'o~'itt'.i()l\ ugl\luut l.andlord,
'l'tllHlllt. illld ollw r tOI\I1I11. fI III I hn Hh()ppl Hq Cnllt or oil tho pi! 1'1'. of the
IllfHll'illlf'f! (!i\ll'lnt., 1':vldnl\l!f1 of I hn OX.llll,oIlCfl {I[ E1uch wn.lvoJ' lIlwIt
bn fUl'llluhfld hy {lll.lll-~I' pall-y 1.11 I.ho ot,i1m: lHlI'ty on 1'(JlJIHHlL.
P~ll.lNU
VJ~Ql iQILJ,{~, lit' 101' to opf:Hdnq rot' hUH lnsflo, 'l'ellant: Rholl illata] 1 (\11
J.dol\t.lfJc;\t..loll nl.qn [Ol' tho l't:{-m\lnen at J.tfJ coot and expenoo, whiuh
u I CJIl nlw II (lompl y w l t. II .li;,.,;hJl.dt:. .,~lytl, 'l'fHlHllt nhall not el'etlt or
i un Iii II ;lIlY lIt.ho!' "l!jlltl ,-'xl:npl: an nxpl.'roflfll Y ponult I,oel by Idlll<ll ord,
f\11 j1fll'1ll11,lml f1lqlHl [lllnLl (:olllply w,I,l'h Lllf! tfJrtllfl lllld pruvl.fll0llFJ or
f~xILlblt. II l"'~ flud a II rfHpd 1'f;lll\enl".El or: l1~lprOpl'latfl qovE:Hllmenll1l
Huthor! t I eu, f\1.I II(-H~ef.lEla)'y pOl'lnl.tn ur ll,cenflf!f1 "hall be obtallled by
'l'Ollitllt., '1'(tORIII". 1IIInl1 lUidlit Il1.11 all pot:ml.l.Lml ulqun In ~Jood cOl1dJtioll
HIHl re'lllJr <<L ;111 Limon Hud flllHlJ nHve l.,al\<110nl hl\l'mlef.lH. from i'IIY
.Injury to pAr:fJOll or PI'OI)(lt:Ly Hr:iHI.II~1 [L'om the Ol'Oct:.l.0I1 And
lllitllltAllfllHlf! of flnJd lllqlln, Upon v<wHl'.lnq Uw Pl'E:lml f10A J 'l'mlallt nhllll
I'fllIIOVO H.ll n I.~JJ1I1 alld r:f!pilll' ill I. dama~Je ()tllHlecl by ouch l'oll\uvol,
b.(llilill1M~N'j~, MIll ....U.lliI,LE'I.i'.U!\l
s.e~t!QJL12, tal Neither ttds Lease nor any at" all intet'BBt here.tn
shall he "old, mortgaged, pledged, ol\oumbflred, aflfll~lnEld,
trtlllfl(erred, or othorwiao dl.npo9od of .-1,11 allY manner. hy 'l'enll.I1t,
v(llulllill'll.j' 01' illvolulltat'Jly, L)y Cll'Clrflt:_lon of Ii'w, ot' othofw1f1e,
lIor fllla1.1 tho (lremlHen at' tiny part that'eof he fJlIhlet, lIued, O.l'
occt1pioc] for- the cOIlc1uet of flny bunln€lBB by any third 11anWIl, firm,
or corpon\t 1.011 or for allY pUl'pone othel:' than herein ButhorJzedj
f!xcnpt w1th tIle pd,or: wt:ltuJI\ COURont o[ 11(\1I(11or<1, which eOll[JOllt
llCllld.l.on] may ql'Clnt or wlt.hhold ill Un Bole dlncrotlon. ^ Bale m~
flH I f.H1 or rl fly I'H'lt'Cflllt' (~O\) 0[' mol'Fl of the cllpl,tnl "to(!k or 'I'enrmt
(If 'l'OIli:l II I III il corp01:atl,on) 01.' ot: Ule I.nterAflt in (~i\pltl\l,
(>ro[1lo, ot' IOElDen of 'l'ellflut. (If 'l't:1Jlilnt :Ln a pat.tllol.'BhJp) ahall be
deomed to bo il prohi.hJ.tod llfJolgnmont of this t,eaae wlthlu the
!Hf!i.lIIlng of thiH Q,t!.Q.tJQ.U-_U, III ttw event 'I'ennlll:. dcsirefl to Aublet
the PrAmI.REw, Ot" allY portion thereof, or amdYIl ttd,/J lease I Tenant
ohall 91ve wrH.tell Hot ice thl:!l'AOf to L.andlord at letlAt ninety (90)
dayn hut not more th(11\ nilE! hundrod ol~Jht:y (11)0) daYfJ prior to tho
pro(loued COl\II\\8I\CeIllHllt uate of fIlwh uublett ln~, ur: ilBn.lgnment I which
I\ol.lce sholl Bet forth the name of the propoued Bubtenant or:
;.lRfl1~,Jne(J, t.ho r.'elevEllIt tel.'lllfl of anr flUblAElSB or C1BAlgnmont alld
coplp.f1 of (lnflltcli\l l'epot:l'.u and othet' relevant financial
lnformnl- 101\ Oil the l,n:opooed fluhtenilllt or C1Aslgllee, N6twll:hstandlng
any permi tl.od aflBhJlullflnt. (H' fJuhlettin9, Tenant nhnl.l at atl timen
J:onlllll1 d,lr'H(!tly and prlmar:.lly liable for the payment of the lent
her:eln f~pocif.ied flI\d [or compliance with all of Jt8 other
llhll.qnUol1f1 under tills tloafla, Upon the occun:ellce of a default
under' S.e,~:..l,j,QlL7!....Q of tills tleane, whIch 1a not cured within the
flppl1cahhJ gr.ace pet-lad, 1 f the premise" or any part thereof are
t1Hm fmblet, t,al\cUonl, in addition to any other remerliea provided
here!.n aI' by law, mCiY collect directly from 8\1ch subtenant all
nmLn due clnd llflcomJng due to Tenant undel' aueh aublenae nnd npply
Hueh n;ut a~,a.in8t. allY 9Uffifl due t.o Landlord from 'reliant hel'sunder,
Ne, fHwh colle(.!t.ioll directly (rom an i1sflignee 01.' EJubt.ellEUll ahall be
COlll1tr:ued to eonfltltut.e a novation (ll' a reletlse of Tenant from the
furthor performance of Tenant's obl1gations hereunder, ^ny guaranty
or 'I'fi'}llant I n per[onllance executed lIB cOHaideratlon for thls Leaoe
shall remalll in full forC's and effect: b~r.oro and after any such
afloignmetlt or sublett 111g. Landlord may require 'l'enant, and 'l'enillll'
hereby agrees, to execute II 911aranty of thia l,oaae before l,alldlord
001l0811t9 to any Bueh af.lo1gnment or Bublease and to caUBe the
gUarantor of Tenant' fI t.emle to execule an acknowledgment of the
a081g11l1\ent or 8ubleaue,
Ib) 111 additioll to Landlord'" right to cOII"ent to any
nulJtenant or assignee, Landlor:d shall have the option, in its Bole
dlAdrfltion, .in the event of any proposed Rllbletting or aSBignlllent,
to Lermllwto thin IJflano, 01'11\ the cane o( CI propofled SUbletting of
13
Jmlfl thou thn OIlt:JI'fl l'I.'{'JllIlflflll, tn "fI(!llpl.lIl."(l tho pot'tlol1 of t:hA
Pram.lE/oEl to he flllhlot, nil 0(' Llm dlHt! Uw UlllllattlllH or IUlrligllmeHt
If! to llf:l p[fnct,l.vP, '1'110 opt lOll 1111illl, \'0 oKflj'(~lfI(ld hy f,IHlfllonJ1fI
cJlvlnCf 'l'O!t'-l II I wl"lJlnll Il(llll'!] 111F!I.'f1CJI wll'llill thirty (HI) d"yu
'-oll()~.IIl~III<'11l(1lold'IJ /"pculpL III 'l'rnIHIII'1I wlIUf!1l wll.h!o tlU l"uq'drotJ
l1hovn, I[ tllill 1,IIiHlO Illlill! In"! LfHmluHtml WILh rOflpoot lo tho (;)Ut.lto
PromllwH, tho "'or", nllllll nlld 011 1110 dHI-n Ullltod -Ill 'J'ollalll:'EI lIotlol'1
ml 1.I!n n[[o('ll.vo dat.n or tho flllldniHlI;tlJl' llIlEl!tJlIlIlOIII: flU I[ thnt unto
IIml luwlI o,iqJllllJ Iy f.1Kodin I.lllt! Inann ['or: tlla oxp.ll"lItloll of tha
'1'(HIll, Ir 1,;\lIdlonl I.'fH~"pturnll ouly fl portion fir. tho Pt'olllLHflll, the
AllIlllitl i"IKod F!lJllL fill/I ^ddJtJolHll R(Hlt <hlJ'.I.llq thl! ullox:plrnd 'l'(HIl\
flIHlI! nhntf!, Pl'OPOI:t.Jountnly, hafHJd 011 tho AlIllunl IrlxHtI Heut and
^ddlt..lc.Jlllll I~nlll; dun an of ll\l~ <Into 11l1lIlodlflL''!ly 1II'lot, to Rlwh
rncnpl.t1I.'o {lIltl 1'j)t:cnllt.i.'~JlJ Rnlll: flI1111J bo GfllClllatod lIU111q tho
ml:!unLf1d ^llIIlIiil [i',J Ked ROIlt., 'I'nllallt flilflll, nt 'I'Ol1i1llt' n OW" CUff!: alld
1:, X110lHW , diuchlll:go .111 (u11 allY OuUJl:itlld l.nq (.'omml,ouJolI obll,gl\t ion
.....i l.h rOflpoct to Lh I,EJ {,f'!<H1f;! nlld flllY commlunJollu whtdl Illl\Y hn owing
MI fl reFJult of <my propofJnd iwnJqllmont. CH' tHlhlel:!:tnH, whothor ur
1I0t: Lhn PI.'ollllnNJ iln'! ronl.ml hy ";)I1<1Jol'<l to the JH'oponod lOlHlIlt or
nllY 01 h~H' LOllilllt,
(e) COIlSOIlt'. by l,andlord to allY iuwignment or FJublettil1g
nllal! not illclude COll[l011t 011 i'\ fJubnequont annJ.gnmellt or HUbhltting
01.' thn Pt:el1l1l1HfI by TfJllant ol'i,tfl iHlfli.~llee or EJublosnee or the
{~OIH1(l1l1 to t.iln <1flfll~IIHllOllt (II' tl'illlflCfllTI,ng o[ illIY IIOCHIO l:'ollew(ll
optl.oll r.iqhtB, flpacn opL:ioll l'JSllltfl 01: ott!o!' Apoclill. pl.'l.vll~~JeEl
gUllll.eu to Tenant: horounder (nud EJUcll uptl01l[J, l:i~Jhto or privilegos
HIHl.ll terminate upon slIch Mlo:lgmnent Ot' sublett.ing) I unless
1"flll<llonJ ripoc:lfJ(~nJly ~p:alltfl In wrJt:ill9 611~h opt JOllfl, J:.i.ghlfJ or
pr:ivJI.8~Jell to ftflEJi.~Jllee or EJlIhtBllanl:, AllY rlala ass.igIl1ll8I1t, llIort9ayt:J,
l'rElIlBf.'EH' of.' LillA l,eaoa 01.' fJuh1ettill~1 wh:l.ch daSH not ~o11lply with the
provlHJ.ollfl of thls SecliOIl shall he vo:ld,
(<I) Notwithfll:aI',dlny LalltUonl's consent, ill tllO event
Lhat TOllilllt nella, sublets, assigns, or tral1fJ(onJ this Leaso and at
llllY t.Ime n'!celves periodic l'ont alld/oz' other considorat.ion which
OKt!OAds lIwt: which Tenallt would at that t,tme bEe) obligated t.o pay to
1,1l1lt1lon1. Tellant Bhall [lilY to llandlonl 100\ of the gros9 increase
ill ollch l'fmt afl I?llch rent in rf!ceived by Tonant llltd 100\ of any
other corH:1idHratioll rece.ived by Tenant from Buch Bubtenant or such
llflfJlgneo,
(e) Should Landlonl consent to an assignment or sublease
of Uda Lease, Tenant, its proposed llssignee or suhtenant and
[,andlord Ghall frxecute an agreement prepared by or acoeptable to
l,an<.110['(1 wht1['ei.n the propoflcd ClElE:;ignee or Bubtenallt a9r.'eeo tc be
bound by the termA and conditionEl of. this [,ease, and 'l'ellcHlt will
pay to hfllldl0t'd on demand a Sllll\ equal. to all of [,andlord' EI costs,
inc.1ud:lng i'EHHlOllflble att:ot'lleyn' feea, incurred in cOllnection with
such fls[Jiglllllent, sublease or: transret',
REPAIR AFL~
llil..Qt,lQIL~,e., (a) (i) Tenant ehall immediately give writteJl notice
to (,rmdlonl of any damages cfl\wed to the Premises by fire or other
casual.ty, If. the Premises shall be destroyed or 80 .injured, due to
allY cllllse, itS to be unfit, ill whole 01' in part, [or occupatlcy, and
slIell derJtt'uction or injury could reasonably be repaired within nine
(9) mouthn [rom the l:eceipt of .insurance pro~eedo covering such
<ImJtl<ljGL,ion or injury, th811 'l'olllHlt ullall not; be entitled to
Hlll'l'SlIller IlOtH18EWloll or the Pt'emises, nor, 8)(C8pt aD here.lnafter
provided, ahall 'J'enant'g l:lability to pay rent under thiA l,ease
cease without the mutual consent of the parties hereto, III the case
of any Stich destruct.ion or injury, [,andlord shall repair all
strllctural por:t:ions of lhe Prem:lsl"s \'lith all n:mson8ule spfled am]
shall complete such repairs within 1l1ne (9) months from the roceipt
o[ sllch lllotlnmce proceeds, Notwithstanding the (0r.eyoiIl9, [,andlord
[Jh(\,ll not be l'equi red to oKpend any amount in eXC6S9 of Lhe net
i,lIfHlrfllwe proceeds for BlI~h repai r:e, Unle9A Buch dalllflge if] the
r:eault of the Ilsgligellce or willful ndeconduct. of 'I'enant or J.ts
14
/1"0111,,,, """'/")'''011 01 /IIVII
bo rJII,"'/VO'/ of I"" ,'''''', II ,it",/"" """" ''''''1'>1 "
Ei:: ::i::~!;: ": ;::,.:;::,::: ;;~i~,: :;\,:;: i :::;" :'::i~: '7; ~::: i;:, ~:;;, '::,~:' ~:,~it"i~::'!
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~:,:: j" ;:::' ::"~" ;"'" :' : :', ,; i::' :::;: ;" i:~ \"",,~ ~:: ": Z""' ,,:; ~,::: i,:, :"~, :::;;
"" ".",,,,,, '"'' , ""'" "'" "" ,,". '" "," " "' '''..",,,, '''' '"
"""'IlI/,;" 0" :'I,:;'I:~',::~I~:.i "'I("",,,,,I'Y II} /'''"i("."I:/~';:'I'~I''~:''I(W_11.1101lt. ltlly
, """'" "1"'1111'/ f,,,, '" J "'Jr, 10 11,1111'
(Ii I, ) " """" 10 I'", 1'''''/1",
If ""l'I, dUIII-. i
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' "'''''"" "" ,,,, ",""\,, ,::,~, "; """ '" "" '" .."" ,," ,:'::, '(, "',' i'"'' """,'"
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,,, """ ,'. "'" "" , '" ",'." """ "," '"'''''' ~ '" '"'' "..
I'P-Illlo ,,,,,j lI"y ft/J:I/'~I":';:I/(/'" to 1'''"'U01d 10 "il,!,,;, '; ''''Jl!I' HOl.loo,
" """" '" , " ," ", nO"",,,,,,,, '.,,, ''''"'hi"
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,,,,,~" ,;.""" '", ' \'" \ ,''''''' "," """'''' "" ;:""i" ""'.' ,,' "",,',
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fAI,liI"/:, flJli:II,J l!nmlJJ.otf)' l~-,~.lJ~~~"k"/IH. tiw/e. l/l>fJn.lfJf!d 111 ~Ja/(~~:~le.JtJ to
'"'' ""',W, , " ", '..," '''' '" " . <',
,,"",' i",,,,,, .",," ~"e ,~" "'" "'''' ""' ;", " '''''''', ""'0..", "
.. '''' .. '" '"'' .. I:':', ,: ...." ""." '"'' '." .r "," :";' ''"'',' .",,,, '"
'" '''''., <,,,,,, ",,'" '.' .':" ",,'" , ", "," ,..,', '. ,. " ",". "," ,,,,.'"
"'~' ".. "'" "" ,.,,'" ," J" <, '"'''' "'" .. e"", ",::" ' ~. "eo,,, '"''''
Cillcul"led ltS,ilJ<] 1".;Ol'~(1 I,y 1'11"'110"<1 M'd Pel'CelJl",,~)ORJ:t.l?t1tJ Uf tllQ
. ill. Ueller] 1'I1ItJUl!1 F'lX8d" I C:J elH. illJall be
I,e" .
lh1.l1 l,eaaa (OJ rll, adtlllJolJ 10 all. "J'hl ' .
" '" ,., ..:, ";:... "'" ~'"'' '" ,;:.,':. '" ''',eo,,,, '" m, "'"
""" .", ". ."'"'' ,.':, 'I' .",,, '" "'" "'''':-1:.,:;,:",.."" ,,'" "
"'" "'", "'~,... "" "," "." "" """"'" '.'''''',"",' .. ., '" ''''
',,,,, ,".. """ "'" ,:' ".""."'...., ","', ,'.... ," .,,~ ",,,. ".
., "" '"" '" , .. """ ,,, .."", '''' '0< <'", """',"''',,',
,,, """" ",j" :"", "~., '" '" "" .,," '" "" " ., """ '''' '''''' o,
,." '"'' '"'' "," :',~; 'v'o! ,,'.. "".. ",,,' ,,":':: :"'/ " "''''''',
,," '''' "'," "".." ' "'" ,. '"'' ".. '" ""'" "., ""~" '"
~;;;;;" ,";I~".:,:;,~~';: [,~;~,~\ ::::';:';,:~ ;;,;;:Z,:." "t'm!!
'''''''' ..", "'" '"'' "'....,, '," '" "''''''' ...." '''' ;"...., ".
"'''''''' '"'''' " '~. '.... .. '" "" "'" '" """ "
"," """ ,,' .!,!, '"'' """ '" "0 "'" . ""'" "" .,'" "'" '...... ""
",,". ",... "," '"'''''' "'" '''' """ ""'" .' , '''' "'" .., '"
,,," "" "" <e"., ,,''''!' "" "''''''' ."" ." ;,;' , \ ;"'...."." ,..,
""" "",C.' ., '"'''''''', . """.. 0,,, " " """ '''' ,."
,,,,'.. '" .;'.. I;: ,,';:'''' "'" '.".. ., ". :;~':; I:: 'm, ""'''''''' ,,,
<>. '.... '" "'" i., "" "'''"" ". '''' ",." ".".:, ,,, '..." "'''
<>, ,'.... "'''''.. ',"' , "." "',. '.." eo '" '. " . ,,, " .....
"~LWo ,".... ~.. f. '" '''ro, '"'' "'"'' "..; ""!!, ':. ~.,,' ,,,,.
'."-, ""... " ,. " eo" '" ", """" , -~L1" ",
'"'' "'" "" "",''', ",,,,, .." "'" " "'" ,p " \' .. "'''' "'",
'a a recited 111 IIUe" IIOlJC8 {~I J S IleiWe Bhall
( , "0", l,alldJ O,.d
C) N. .
1" '~.l1.QU..QU~ ~I,~i.thatalldJII" aIlYl:"J"" 10 /l'e
.''''"' "'''' ,...:~, "1<L"", , .", "~l h.;"""", ~""'"
"," "",,, ",'", '''' "" '"'''''' """" ,,,,,"', '"''''''''''
'" ""'" ", "" ':i,',~:,\ '. "'" "".."", .." ,'"",, ;,;",,,, ."" ,,,,,,, '"
""'U .,', '" ..,,, , '" , ""'" """. .", ..,. ',." "J"" '" ""
'""'''''' " , .. "," """'" ."""" "~,, "" ,,;,' ''''' ,. """'"'
~g"g" Oil t/", Shol>l>illg C'. 'I . ally jlldebledllallll
011 .fJ1 01 any PO!'I J
. OIJ
}
,
A
,
t"
'0
thel'lwf,
(d) III tho nvolll of' UIlY IIHHlI:a1we [)loim l\~IU.i not nliY of
hllnd lurd' II 1'"Hll';lIWO poll ej 011 I !dwetlord nh"ll huvetho rl~lllt to
1'f'C'oVnr from 'POl\llllt- 'l'OIhlllt:'1I l'rupot.Ll.ollato !-lhnre of' Lha ElIllOllllt or:
(lilY dodtll'l 1111(1 Of' tit hnt' IOl1l1l\ol: I'nlllllJIIl'(lfJd to 1';Htd1onllJY proeOOUFJ
of lI1fHII'all(~p,
c,;V.NWlMNATWN
a!UJ.t..l!JILA~~,' (it) 11\ l hu f:WWll the Bllll ro lll'fJl1\.hlfJFJ oha 11 he tnkflll
hy (!Oll(hlllll\i\tlon Of" I-Iqhl. or ondll(!ltt <1ollln.lll, thin [,0(,"0 oha11
tOt.'lI\lllflLo <'HI o[ Lho tiny l'OfJUPllfll(J1l Ullllll hQ taknll hy lhe takln~1
{luthorlly ",,\(1 IlillHlloul illld Tallallt filial I hn I'oleaned from allY
fur-thO!' I.lilblllt.y hntTllliHlol' III tll(l evont: Dilly II pOl'Linn (If the
1'1'OIllJ.llfHl tllla!.! hn Lilkoll hy cOlldflllUWUOII 01' r lqllt: of ellllllolll'. dUnlillll
ilnd tho pOI:l"-lull (10 takoll l'fHldol'n t.llo hnlalJ('{J lllUlIlltnhlH for tho
(1Ilqmllo or thin I,pafH:l, Hltlinr L,illKllW:d ot: TfJllilllt flhi\ll ho ont.ltlml
to tnl'lnlllilln \,hln 1,F'!c'lllP, nll{~1I tOl.'lllllWLloll to lH1col\lo fclr[ncUve clfl of
tho tiny J!<lflflOHlll(l1l o[ tho PI.'CI1lI.IIE-HI flllall lm tahlll, pl'ovi.dmlll{lLI(~n
of Elucll tf"!Ludllill:lolI in qlvott wJthln Lhlt'l.y (:\0) dayn afL(lrLh(! doLo
o[ Ilollef' o[ f111l~il LIIl{!IlQ, If, 1.11 Buell CHne, tldn I,OiHlO 111 1I0t.
LCl.'mll1lltf:,<I, 1,<1lldlu)'d ilql'oefl to nnltol.'O tho PJ:f'mlnOH wjth t'OllfJ~'JIIl\h]o
flpend LeI fill ill:ch II.H(~I'_llI'al unJ t ,HI lIell r.L y 1 Jke J l: n coull 1 t.I,oll pf'lor:
to fIlH,~h t.ukillCj an flhrll! be (ll'a.etlmlblo, If dllt'.inq flIH_l/ot' flU.Ot' the
wOl."k of rnutl)raLlnll, 'I'Al\rlnl. uhrdl ho dOP)<:I.V8d of L1H] llfW of all 01'
Bl1Y )lo}'1.1(J1I of Lho 1'l"f!llIlflOf-l, a [It:opol't:iollaLn ndjuElLlllollt 111 tho
^lIlHltl L F i. KP.tJ Relit Hlld ^ddllloll€l 1 Relit llhall bn mnue co['rerlpom) j II~J
Lo 1.11'.' I I.mf'! dtlrJllq t!Jhlch Hnd Uw pOl.'t.lon of Lhf! Prf!lll1tJoH 01 wh,lch
'l'Ollilllt I f1 fH) deprived ,-Hid l'en:enti\qn ROTlt filial!. he cl1l<~1I1atDd ufdllH
tho ndjllul:ed ^lIl\unI Flxud l~ollL 1n tho [onl\uli:1 HpFJclt::lnd in ~Q,<';,t;J.Qn
!t heroo(,
(b) ^.I.1 dnllla~Jou awanlod JI1 ccmnocti,ou w:lth the tnk:l.uq of
tho proml.nen, whether ullowod n[l compenautioll fo[' dJmlnution in
vnluA to the leaueholcl, to t.ho revm:olon awl fee of the Pl'em.lfJee,
to 'I'~llallL' n lEcliHlnhold Illlpr:OVotnHlttn or otherwiofJ, Hhall .ueloll~' Lo
Il~lIIrllord, Notwil:hntlll\dil1~J the fore~I(l~l1n, Tellant ElhaJ.l be ent.ltlod
t.o nmko a nepal.'atH clfl.lm to the condemnlnq aulhorll:y for <lalllflge to
lllor:dliWc11f18 alld flJl..luren, remova.l C:lIld relnul.al.latiol1 cORtEl, and
I1l()V 1n9 expellfloa.
(t:) Notwit.hstanding anything to the contrary cont.ained
ill S!lfld&mLl,2lII1, and l2-lbl, hereof, Landlord may cancel this Lease
wIth 110 further liahilit.y to Tenant whatnoever in the event that
(a) I: I. (t Y percont (50\:) at' 1lI0l'O of the grans 1 sasoble area of the
Hhupp ln~J Center .i 8 taken by eandomnat.1on or r iyht of eminent
domai.n, or (b) following any taking of the premioen or the Duilding
by condenmal.lOn or right. of emlnent domain, l,andlord' 9 mortgagee
e.1 o('to to require I.ancllord tD make adVi:l1lCO paymentFJ upon or fat' any
llJ{lehLmtllnrHl Elecured by a mortgage 01\ the Shoppillg Center or allY
pot'tion thereof.
LAll~S REMED1ES UPON D~I
l.lJl..QJJ,Q.J.lJQ .
(a)
If, at any t.ime after the Commencement Datel
1 i) Tenant shall be in default in the payment of rent
or other sums of money required to be paid u}r Tenant, or in the
performance of any of the covenantA, t.erms, condit.iono, provi8i.oU8,
1'u10n and regulati.onA of this (leaSB, and Tenant 8ha11fa11 to
remedy rmell default within ten (10) days of the date when clue .in
the event the default is as to payment of any OUln~ of money I or,
except: as provided ill subsection (ii) below, within twenty 120)
day a after recBipt of wr:Ltten notice thereof if t.he default relates
to matters other than the payment of moneYI or
(ii) 1,andlol'd shall have an audit made for any year in
accordallce with section 5 (b) above and the Gross sales shown by
Tellant' a atatement of Gross Sales for such year ahall be found to
16
he UlldOl'CILi1tod by 1II0l'fJ thAn UU:'AG pOL't!DI1t. (J\) I ot:
(i L II 'l\lIInllt. hmJUl1lou Il1flnlvont or lI1ukf.l(l i\ll EHHllYllllltlnt
tOt.'- Ulfl boof! [J t nr {~I'(ul U~IlI'fI, or' J f nll~1 ~"tH\tnlll:ot: of 'l'onallt flhld 1
IW(lOIlVI Itltltllvollt (II Illdkn [Ill lUlfll,qlllllOllt [lH' tlto hOIlQr.lt: or
iH'nditnl'u, or if' a J'OC(1Jver tllHI11 110 flppolIlt:nd, 01' If prot]OmHllqn
uudur tho llilllkrupt.c'Y Codn flhnll 11(\ lllfll.lLul.od hy DI: f,,~ji:ltIlHt: 'l'oUnllL
01' imy qUllUUll.OI' or: tllln I,OMlfl HUrl Ual fHIIlIH flllitl! lint liB Ll.llJlllluflnd
by tltlj' Conrt wit-llllI t1iufJty ((Hl) dityn n[L,IcJI' bflltl~-' rlll)d, or II' lHlY
ovntlL nhllll hapJlf.lll wlildl, nnldo from t11111 I'l.'ovl f1i 011, woulcl C:HlIlHl
llllY ll!tIJI.Ullmnl\l 01' dovoluLiull 01 'l'flllilllL'1\ JlltonHlI OJ' ()('cHlHUlCY
Itm,'fHlIl()Ot' IIY OJlOl:iltJml of lawl tJlOn .If lIllY or tho CII'C\lIIHltctlWfHl
deuol.'lllA<1 III (i), (I i.) (IJ.' (Jil) ahOVA Alloulll utJC\lr, I,illldlon.t may,
III mhlltlOlI 1.0 all ol.hnl' romodlofl qlvolI Lo Ifrtndlot-dln lc1w 0)'111
fJfllllty, by ""Tltlell not,lfle too 'l'Oll/lllt'. termlmltA UII,f1 1.0ll1IO 01:
wl,thoul t(HIlII.IWI:lllq L.hlfl [,OilfJH l'f10nhH: t)1tI i"l'f1llllnsn by HlIll1mary
\Jt.'tlflOEld 1l\SJfl OJ' ot.lH-lu11 fHl cHId, 1n ltllY eV~lUt, d IHpOElllOEIEl UIA 'I'ollnnt:,
:t: bol1l9 tlte \IIHhnfltl1lldJllq \'11)('1 clqremllmH: o[ LIlA put'l',Jen thnt ulld~l'
110 C I U~lIl1llll,ilIWf'!fl ir; Lid fI 1.!~nflO 10 be all annnl' for 'I'mwlll' FI
(]['odltrH'fl h~1 OPOl'(,lLloll of lflw nt.' oLhOl'willP.. lit llu'J OVflllt or mwh
l.'AOllt ry l,t1IHHonl nmy, but IIAml not, u;jlet l.he Prom1 flUft 01: mlY part
L!lf'c_T-nOr for nueh "flllL nod UpOIl fIlwll tnrtllfl cHI IlcHH1!.ord, 111 Un uo1(1
dlncrotlon, f1llil11 tleLf~I.'Il\IIW (lncJ,\IdIWI the rl~Jhl' to r'oleL Lhe
pl.'fJlIIluN:I tOl' it ~ln'itto1' 01' lnrHlp.J' lO1.1ll tlli\lI U\c1t )'olllnl.lIl.ng lIlIdnl.'
Utln l..tHHIH, LhA J:"iqlit to n~.lf]t tho Pl'nm.luou lH1 a part. of (l Int'ger
nnw., [1m) Uw 1'.lqht to dV\1lqe the CIlIlI'..\Ct.Ot' or UHA made of tho
PI'fH11if:lf.lH) I [ I,Hlldlord th-lCidon to ro101". t..lw [lr:onl1flen 01' a duty to
Ip.lf!l If! llllponml '11'011 1,(\I1<11.0I'd hy law, J.1o~\lldl{lnl alld Tonfllll aqrofl
lllal: Iralldl(lnl nllaJI. (lllly 1101'0(:1111'0<1 t.o linn Lhf' "illllO offOl.'tu
lliHldlol'd l:hHlI Ut1rHl to lmwn other propertiflH I,El lHU 0 1.'(1 OWIlR or
llhlll(l~lml (0[' If t.)w I'l'I:'!l1ltl1rw 1u tllFJIl 1I1.11l<1qf!d fur 1.1\lId.lol.'(l, tholl
l.ill1dlor:d \0/111 Jnfltl.'lIct Elut:h IIIcllHlger to uno thn samo Olror-La 8lwh
/lItll1flqnr !.I101l lIfH,H1 to Jeaflo olhor Elpncn or PI"opf>J'L.len which 11'. UWIIB
ot. m.:1llflqnfl); l't,tJVltlr!t), h,owt~VJ~J.:, t1h1t: l,i'llldl.onl (nl' Ill! mnIHIUOI')
1111,111 nol l)(~ n'quil'ud to ~IJvn ;'\/IY pl'ofot'flllCP (II: priori!:." to tlw
Hl1uWI.WJ or.' le.;H1jll~J of tho PI.'Om.1.flnfl (JV8t. BIIY oLhol.' ll}JilUe that:
l,i':'tlldlonl (or j,t.fl mHllaqer) may 1.10 lenu.l.n~J 01.' havo ilvall..,ble Clud nmy
pliwn i'l f1u.l.l'nblrl pl:CH1(.'octJ.VB l.olli\llt III allY mwh aV[1Uah.ln nplt(:e
"oqil.nll nOfl of ~llwl\ rwdl fl.ll'nl'llill..lvo npacn hQ(~UllIOfl ilv(iU;:\h.1 A i
V-LUY tdQ(\, .(ll J,'tJ.LQ1:, I.lwt l.i'lncll.onl Elllal..1. IH)t be n~q'l'l rod to obol9rve
any lllfH..t.'uet1ol1 uJvell by Telli\n!: alJrHlt 911<.:11 n~lf1Lt.:illg or ~1f:cept any
tenant orrerod by 'l'ennlll: IIl\le[Hl Duch ot:(fH'ed tenant hua i1
crol1.l.t:worth lnenfl acceptable to l,arH.llonl, loaneR tho entJra
PI.'E'!mlUf.lA, Bgreeo to \180 tho PnHlIl ANI :I,n n manlier cOllnll-Jl:eltt wIth
thin J,fHUlB and loaneR the PremiAfHJ nt the RaUle rent, (ot' no more
UWI1 tho Tenn ami 011 t.he Dame other LA[l1ln and cOIHJltlono as in this
l.eano wl.Lhout: the expendlture hy l,alldlonl fot' lenallt improvem8ltte
01.' lJn>kFH"n COlllllliElfLlmw, III (lilY such CCHlfl, l.nndlou] may, hut Bhall
llot 1)11 roqtdl:"€Jd to, m&ke repall'A, altm:atioltEl and addtti.ol1n In or
to t.ho l't:emiaea clltd redet!ol"ate the lIi\mfl to tilt' extOllt 1..811(110nt
deoms llQCeSHary or desirable, and Tenant Almll, upon demand, pay
t.he Coot th01'eo[, logE:1thAr with [.andlord' n axpenHeA of reletling,
lnGJll(1:lIl~l, without l.i.mi.tat.i.on, any broker'n cummlord.oll lncurrod hy
l.nlldlonl, .In the ovent of. a l'olettll19, Landlord may apply the rent
therefrom first to the payment: of IJall<llord's expenEleA, ilwluding
at torneYfJ' (eoa J I\cur1'ed by 1'8a9011 or 'l'emmt:' fl default: and the
expellse of; reletU,ng (inCluding, without limitatioll, repai.ra.
roltovi'ltion or alteration of. the Premises) and thon to the a11l0llnt ot
ront and all otlwr Elums due from Tenant hereunder, Tenant: l'emai.llillg
Hable [Ol' any "nUciency, !lny alld all deUdende. IIh.ll he
pflyab.l~ by 'l'enallt monthly on the date herein provided (or the
pa\lnent o[ Monthly Inlltallmenta o[ F'lxed Rent, In determining the
def.iciencies and rent whleh would be payable by Tenant: hereunder
EIItbflequont to default, t1w clllltual rent for each l,ease Year of the
tlllexph"A{1 portion of the 'I'm:m ahal1 be equal to the aver'age Annual
l~lxed Rent and Percentage Rent poid by Tenant f.r:om the commencement
of the Term to the t11118 of default, or du.till9 the prfwedi,ng three
(3) (ull calendar years, whichever is shorter,
(b) No termination of thie [,eaae or any taking or
I"
l'OfJovorr 01' pntlflfHWlnll of t.1lt) ll['omiflAII "hull dapt'i.ve l,audlol'd of
nllyor 1.11 rOnlmllf.lfl 01' t'lqltUI 0" ttt!\',lon ,\qnLllflt. '('nnnllt, nlHl'I'nllunt
"hull 1'1l1l1l\11l 11i'IIlI,! rot' ill 1 IHUlI, Ill' I"\ltlll'n 1'111\1, IlwllHlllI~' "I,]
^ddllllllltll 1111111, I ilX-fOfl, IIIlIUlllli('P pl'l1l1\l 1111111 , 111 \(1 01:1101' dl(1J'(Jon nnd
n~II'- IIilYillllp hy 'l'flllillll undol' '-hln I,Ofllltl, dUIJllfj Lllo '1'0 till , to no
OVOtlL 1I11/11J tho hrlllllllHI Ill' 111IY iH~tJoH fur rOIlL or ulltoJ.' th.I'.tlUlt. be
Cilllllll'llf.'d illl il \'lillvlIl' of tho t'iqltt: tll lllltnlll !JtHIUOflflLOIl 01' the
l'l'omlnoll,
((:) If nulL nllllll 110 bl'oU~fllt'. [or l'o(Jover:y of p(Waan01011
of llw l'lom IIUlfl/ for I hn 1.'(1{!ovoI'Y of rout I nt' I'or illlY other: amount
dun IIlIdHI' t.ho Inrmn ilIld pl'ClVlflJotHI or thin l,n:Hl~, 01: bnni\tHlA of tJIO
11I'n,Idl 01 illlY f1lllnl' ('flVIlIli'l1l1 111.'11'('111 {'Ollt,illl'lnd Oil tho plll''- of'
'I'Pllfllll, dlUI II hl'Ililf'h fllli,ll I/o oFll.ilbllllhod, 'I'AIUtllL flhilll PilY to
11i\lldloHI all flxpOllllnf.l 11\t!ul'l'nd l.!lf.It:olor:, IIW1U(Ullej l'OElflulWule
flttUl.'llfIYU' ffH'IU,
((1) WIW:N 'l'fllfl l,I':1\8Li: I\NlI l'l'El 'l'~:J~M HlIAI,I, HJ\V[i: D1U':N
'1'lmM1NI\'I'I.:n nN ACCOUNT <W ANV 1Jf':r~l\lll/l' Iu.:RIWNlIlilR AND AI,80 WIll~N '('liE
'I'LmM IllmlHl'{ CRI{A'I'IW HIII\"I, IlAVI': 1':XPIIU:n, IT Hlll\t,t. nI~ LAWl~LJ1, FOR ANY
II'I"I'OHNI':V OF IINV COIIII'I' OF IW('()1I1l TO 111'1'1,:1111 IIfl II'I"I'ORNHV ForI 'n:NIINT liS
WI':!,I, M: FOR 1\ lA, PIW!j{)NH Cl,l\lMINO BY, 'l'IIRUlJWI tWo UNlJlm 'l'l;;NI\N'l' ^NU TO
RION Ml /\CIIUmMUN'I' FOH I':N'I'lm INO 1 N IINY COMPB'I'I':N'I' COIJR'I' IIN IIMICIIUJ.B
IIC'I'ION IN I':,II':C'I'MI\N'I' 1I01l1NII'I' 'I'I':NIIN'I' IINll At,I, p~aWONS cr,1I JtoIINO BY,
'1'1111011<111 OH UNlllm 'n:NIINT Mill '1'0 'I'IIJo:1un N CDNFIWS ,1lJlldMHN'l' FOH '1'111':
PI.;('(IVlmV IIV 1,l\NIJI,OIHJ Of? PUnnl,:mlToN OF '1'111': ImMlnli:/1 PIH~MI~m~ 'l'OtlL.;'I'lIlm
W I 'I'll l'{J!I'l'n (lit' ~:t1I'L' ANI) RI':M~utll\I\I,1!: 1\'I''I'ORNI':VS L"I';LW Ol" N()'!' I,WW 'I'IU\N
ONf.: '1'lIom:M'11J IJOid,ARS, FOR WlIlell 'I'll HI 1.,1':1\f1g SIl1\f,l. rm RlWI"l('IBN'I'
WIIIOIIIIH, 'I'll F:I/Io: II I'ON , [fo' I,^NIIWRI> no nIWIHIW, IIN IIPI'IIOI'H'III'1'E WR 1'1' OF
p~ln[lI.:nfJIUN r/l^Y l!JRUg I;'OH'I'IIWl't'II, Wl'I'IIOUT ANY PH, lOR WI? J'l\ OR
l'IHlC[':I':Il1Nli WII^'I'HOIWJo:I<, I'IIOVII>I':I> '1'1111'1' IF ','OR IINV IU:llnuN 1I1;"l'Im SlICII
M~'I'ION !lII1\I.I, "^\m 11l':I':H C()MMlj:N(~lm 1'1' ~a1^I", IH~ Dli:'l'I~RMINlm TIlI\'l'
P(),(lflWI!IION of '1'1110: I>I':M I !--:IW l'IU:M I R1W S1IOtIl,\) IH:MI\IN IN OR IH~ nBS'I'OnF:O
'1'0 'l'I-:NMfl', 1,^Nllf,OIW fillAI"l IIl\VI.l, 'I',Ii': RlOll'1' I"OR '1'111': ri M., I,: IJ.lU'MII,'L' AND
l/l'ON I\NY nlHlm':QtmNT PIU'MJI..'I' OR DEF1\IJl,'I'8, OR UPON TIll!: '1'!':HM,1 N1\'I'[ON O(~
'1'11 LS I.,lj:M~I;: OR o Ii' 'I'fl;N^N'l', n R 1011'1' OF l'OSf:Ho:SSION l\f; 1lfi:IW INHl'; FOIU': SB1'
FOR'I'II, To IIIHNG ONI': OR 110l<1~ 1"UR'I'lmR ^MlCIIIlI,E /If"],[ON OR IIC'I'IUNS IIn
1l1~1\1': I NIII':FORI': SIo:'I' 1;'OU'I'Il, '1'0 Imcovr.;R l'OSfa:SH 1 ON (W 'I'1Il~ fmMI HED
PIH:M HlI':!: I\NO '1'0 CONlo'IW.s dllIJClt41.;:~1'1' [0'01\ 'I'J(Io; rUWOVlmy OE~ POSHF'~SSlON OF
'1''''': IJI':~II Him l'IU~141 SJo:S IIn IIIHH~ INIlI~FORI': l'ROV lI)"n, NO'C'W l'I'IIS'I'ilNDINd
IINV'I'III N<J (,ON'I'1I1NJi:1l [II '1'1I1f1 [,I':/lfm '1'0 TilE CONTHIIRV, TilE RI(1II'1' 01'
I,IINIJI.OIW'I'O IN['I'III'I'I': IIN ^MICIIIII,I': /\C"I'ION OF EJI':C'I'MI':N'I' liS 8l'1':C1FJi-:D
IIBOVI': H11^1,1" NO'I' I'nl~(,I,[JlJlo: OR 1.1141'1' [,IINIlI,ORD'S RWII'j' TO INI'J'IIlTE IIN
IIMIt'IIBI.!': IIC'I'ION [lOR IWN'I',
.IN Tim IWI':NT OF l>f1FlIlIlil' 1I1~IHO:UNDEll IIND III,fiO WilEN Till': TERM IIEREBY
CHF:II'I'lm SIIIII,I, III1VE F:XPlRED, 1'1' SIIIII,I, BE 1,r.WFlIl, FOR IINV 1I'l"l'ORNBY OF
IINV ('(lOWI' OF RECORD '1'0 IIPPI~IIR IIn lI'I"I'OltNl':Y FOR 'I'fo:NIIN'1' I\fl WEI,l, ilS I'OR
111,1, i'1':IWIlNS "I,II1141NU BV, 'I'HHOOGII 01< HNllIm 'i'I':NIIN'I' IIND TO SWN IIN
/IlIIU,:I,:r4I,:N'I' FOR 1':N'!'lm ING IN IINV Cor4PF:'I'EN'I' COllll'1' IIN IIM1CIIBI.I~ IICTION
IIUlIlNfl'1' 'i'I':NIIN'I' IIND 111,1, I'lmflONfl CI,II IMINtl IW, '1'1II100dll OR UNDI':R 'I'I':NIINT
IINIl '1'0 TIIF:HEIN CONFERS ,JUDGMENT I'OH DllMildB8 FOR hMOllN'I'S UUB
m:IU10NlmR 'j'OCm'1'IIER mTII COSTS Of' SUIT IIND lI'j"J'ORNI':VS I'EES OF nvl':
PlmCllNT OF Tim IIMOUNT CI,IIJMf1D, FOR WlIICII 'I'IIIS l,I':^SE SIIIII,L BE
RUFF ICIENT WIIRR^N'1', TIIERF.lII'ON, IF' 1,IINDl.ORD SO U1WIR;~S, IIN
IIPPROl'llllI'l'B WRIT 01' E:XF.CU'1'ION MIIY lSSUB I'ORTIIWI'1'II, WI'I'II0U'1' AllY
PHJOR WRIT OR I'llOCEEDINO WIIII'I'SOEVF.R, I'ROVIDlm '1'1111'1' IF ('OR IINY
RllllnON IIF'I'llH SUCII AC'I'ION SHALL III1VE BEEN COMMENCED I,IINUL,ORD SHill/I,
III1VE Tim It WilT I'OR TilE: RIIMfo: I1II,FIIUlil' IINIl UPON IINV SURSEQUI;:NT DI':FIIUUf
OR IW:Ff\lIl/I'H, on UPON TIIF. '1'lmMINf\'I'ION Ol" '1'1118 1.l~ASI<~ on or 'nWAN'l" S
H ((JilTS ^8 III':HI,:INRlo:FORH SWI' !"OWI'II, '1'0 BRING ONE OR MOR~ ,'uRTIIER
IIC'1'ION OR lIe'l'IONS liS IIImBINIlE~'OilE SET FOR'I'II, IIND '.0 CONFHRS
.1l1l1ClMllN'1' liS IIImlnNllfo:FORH PHOVllmn, NO'I'WI'('IIS'1'IINDINd ANV'I'IIING
CON'1'ilINIW IN TillS 1.lI,IISI" '1'0 'I'III~ CON'1'Il^HV, Tim Rlllll'1' OF I,IINDIoORU '1'0
INI'l'll\'I'I~ 1\N I\C'L'lON AU !It'I':CIFH:n ABOVIl, Hllhl,l.. NOT PRF.CL.UDE OR [lIMIT
(,IINUIoORIJ'S R 1011'1' '1'0 INI'I'III'1'E IINV O'1'lIER IIC'I'WN,
(e) In any amIoable action of ejectment or for rent and
other auma, l,andlot'd shall firElt cause to be filed in such action
an affidavi.t made by f.,andlord or' nOl1\BOtlEl acting for Landlord.
10
.....-
.
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~ 0 \,(:\1. \\),,\ ..'ot. (.\\\.. a C \.
o aU \'-- \'"-, a t\
\\\ \. '11 \'0'\ a,,\t ~t\'l
\V~\\ .~e\\ a"'l
ot. \'\
",,~ ,eO.
ot e\..f.\
co\\
"
.'
mllk,lll" "r fIllY Ii II nnH Illllfl 01' ndtll,LJ.OlUl by 'l'enll.nt, or conl1titutiHg
II l'fHIWIIII by '/{lIldIIHdl (l)(pl'oflllod tH' 1I1lp.Li.ed, La any contractor,
fHll Il'llll I I i!1'I,IIl, 1,;llhllo/' Ill' lIliltnl'lilllllilll for thn ver-[or:lllau(Je of any
1..IHII'ill I Ill! Illllllllhlllq ul illl~' 111alnrli-ltn 1:01.' Lhe Uue or uenefIt ot:
'!fllldl III d
l,lAIi!l,I'I'Y Iii" I,AtIliJ.VIW
UtJullUII_~!t:, If Il/ul(llol(l IIlInll [nil to perform any covenant, term,
of f~f1l1dll lllll III' Ullfl I'~-Hlrl", find If 'I'OIlt\1I1; nlia!l r.ecover a money
jWll.JlIlfillt {HI/II 11111 1!".1l1l10I'd, H\wh ,lu(IcJment ahall be lIatisfied only
11\11 {II I hI! PI'(J(!f,Hnl" of f1i-llf. roeo.J. vnd UpOIl execution of Buch
IIIIIIIIIIHIII 111111 IflVY Illt!I'fHlII iI("lImlt' tho 1.'191\'-.:, t1tle, and intereElt of
l.illH,loul ill lito Hhopp'-1I9 C!1IlLBI.' illl the f1illl1e l1l<'lY then be encumbered
IlIld llfllthilr r,illld I 01'(1 lIor (lilY o[ JUI plll'tll(H"n Ahall be lIable foI'
I-'Il~' df!III~If!llq', It In 1IIHh~I'fJt{!{J() Lhilt: :lu Ill> OVellt Ellioll. 'I'eililllt have
fillY "Iqllt lolfiVY IlxICwutioll nqallltlt ltllY pJ:opel't'.y of Iu:U1(Uonl other
tltllll till IIILIH'f!l1tl,ll LilA 8hopplJl~J CantfJr, Duch ri.ght of execution
1111/111 hn nuhonlllliltf.'l and f1l1bject to allY mortga9A or other
fll\(!t1mlnfllW(! IIIH)U the Shoppll1~J Center,
IU(U l'1'U JJJ:'.L,l\W!ltQlill
lICUC!VU"U, 10) [,a,ldlonl "hall hove the right, but 1I0t the duty,
nl. All J'oiulollah1.o !:i_mes, by .it.oolf Ot' through itH duly i'lllthor:lzed
IIqnlll,fI, to qo Ilpon fltlu :l.IlApoct al.l. Dl" any part of tho PremiAICw aod,
ill kllldlonl'll opt.lOIl, t.o mako rnplllrs, alUn'atlollU, and ~lddlLi(JIHJ
lu lilt! 11l'omlnen, the Du.i.!ding, or any purt: thereof., or to fJhow the
fll'nmLflf1!1 or: the Building to lenders or to prospective purchasero ot'
t,Olllllltn,
Ibl I[ Tenallt Ahall [ail to fulfill any of ita
ntJll~FIU.olln hereunder, l,andlord shall have t.he right t.o fulfill
1111011 ohl.i~ltltJol1 and allY amotll1ta ao pnid by r,andlord are aCp:eed and
dfJutfll'od to bo U^ddltional Relit" due and payable to Landlord from
Tf1llillll w,; t'h the Ilext i.lwttlllment of Monthly Installment of Fixed
HBIlt. lItle thercafter uoder thin lleal:l8, Any such amounts which ahall
bo pl\ld by llandlord on behalf of Tenant shall bear interost from
tho dilLs At) pilid by Landlord at the rate of eighteen percent (18\)
per annufI\ or at the prime fate of lnterest then being charged by
C'llilflf! Manlwt:tan Bank N,1\., , a national bank1ng association,
will chevel' .lS higher provided that in no event shall RlWh rate to be
chiH'q~d Tenant exceed the rate otherwise p~rmit.ted by law,
(e) All rIghts of Landlord hereunder shall be deemed to
lHlCl'1I0 to the benefit of llandlord'D mortgagee, if any,
S\!/JQHIJJ.~lI'l~tQlLT(L 110R'I'GI,GE
1Lll.\tl.J..QIL~1, la) Tenant understAnds, acknowledges and agrees that
thin I,OaEJe is and shall be subordinate to any mortgage, ground
If/iH1D or other 11en or rest:r!ot.lOI1 of record now existing or
hOl.onftOJ.' pliwEl() on or affect:i.nq the Pr.'em.lRoB, t.he Building, or the
!Jh{JJ.lplll~1 Cout.er, 01.' allY parI: ther:eof, i:1nd to any renawale,
101' 11lf.11I(~Jllg 01.' eXLensionn thereof and to all advatlcee made or
hnronft_fH: t.o be made upon the security thereof, This subordination
Pl'OV,IUJflll nlmll be nelf-operiltl.ve and no further instrument of
lIul){)I.'tlI.IHll:ioll shall be r.equired by any mortgagee or lendet',
UnWOV(1!', lritlldlord if] hereby .irrevocably vested with full power alld
llllt'hot-Jty to f1ubordinilte this llease to any mortgage or other lien
1I0w oxJnt lll~l or hereafter plclced upon the Premises, the Building,
OJ' lhoShopp:illg Conter as a whole, Furt.her, 1'f:mant agrees, upon the
dOlllillld OJ' l'eqllent of any party in interest r to execute promptly
flU ell f'uI'tlwI.' inAtl'uments or certif.lcates as may be necessary to
Oilrry nllt tile intent o( thia Section,
(bl Not:wJUlAtanding the rroviaiollS of ~tion 24 ta)
hOJ'AOf, allY mort.~Jagee may at any time aubordinate the lien of ita
lllor:L9n90 1'.0 the open'tion and effect of this Lease without
nht:i'lI.Il.l119 'I'em\llt'n CO!loent therf:lto, by giving the 'I'enant writt.en
20
lIotice thornoC, ,III wltldl nvnul: t.hlf1 J,OlHW "ball be deemed to be
nAllior: to mwh lIIoI'Lqi<lq(l wl.l:llnut 1.'f.1~Jlln.t 1'_0 t:hA.ir I'Bnpective dalos of
nxoclltloll, dollvf1I'Y, 'IlHI/t1r J"(tf~cl/'dal.l()1l Hl\lllllq tho 1(11\(1 roconJs of
lllfl {'UtilIty ill wll I f'l1 IIIP 1:lI(I'lpI1l1l ('('lllp!" in 1(H~(II:Nl, flIHI thm:ea(lol'
nllch ll1orlfJillJPO flltrlll 1l,-lvP IlIn f1W110 rl~lhl:fl !HI to tIlJ!-1 I,eana an .it
WOllld IWVf, IliId, Wlnn t1lln l.flulln nx.(t{~IIt.fld Gild delivered betore the
oXocut 1011 o[ mwh 1ll01_-q'''~lf!,
(el 'l'ellClllt flllal1, w.ll:hln lon (10) daYEl from request by
',(llullord, flKnCIILo (Iud dfl.1.l.vor to nuoh peraOIl" An Llandlord shall
upeclfy il HUltOI\lPIlI' ill I'neonlah.ln for:1lI cert:lfy!ng that this Lease
ItJ tllll110dl fled ""\() I,ll (11.1 J fon:o ami effect (Ol', if there have besll
l1lodif leal'. IOlln, that tho llamn .in 111 full (ol:'(!e and ef:fect as 90
lnodlfletl), otatln9 tho daLofl to whlch rent' i\lld othor: charges
payablo lllHlor,' thi.o L.f:!fHIEl hilve beon Vai.d, ~lt.:1tll1g that Landlord i9
not in dofault ImJ:oulIdel' (tn", iF 'I'ommt allegen a default, stating
the l1ilt:un~ or mlCh aUes,~'d do(ault) and fut'thol' Hl:ating such other
llIatt.eUI iW ItillHUord 0[' ltn 1lI0I.'t~F19of-.1(n) or propcH'Ied purchaser(o)
flliall t.TlilSC)Ili:lbly l'oqull'8,
(d) III Lhe event any procoedingA are brought for
foreclosut'e or. in the event of the exercise of t.he power or sale
ullder any mortgage or deed of trust., Tenant. shall attorn to the
pun:hc\Eler: in ally Buch furecloflure or sale and '.'ecognize such
purchftse,; as ltlndlord under thia '-,ease,
WU1l\ I VER..J11-LlIl.lill&!ill
Sect-i.Qt\~_2_2' No waiver of any of the terms, covenants,~ provisions I
comHtlons, rules, and regulations imposed by this Llease, and no
waiver of 2!.IlY legal or equitnble relief or r81t1edy, shall be implied
by the fallure of l,alldlonJ to ll8sert any rights, declare any
[ol'CE-dtul.'o, or for allY othel:' l'OaflOn, No waiver of any of fJaid
terms, [H"ovlfl:Lonf.l, covenantA, conditiollFJ, rules, and regulati.olls
Bhal.t lJl.'! valld ullleflfl l.t llhall be in writing signed by IJandlord, No
WolveI' by l,andlord or forgiveness of performance by l.andlord in
respect to on8 or Rlore tenants of the nuilding shall constitute a
WltiV8r or forgivenes8 of: performance in respect: to Tenant,
JU\!.:K!:IillLQLJ>Illtl1l!ilill
.Q...e~..!Ll.Y., Tenant EJhall deliver and surrender to l.andlord
possessIon of the Promises (including all of Tenant' 8 permanent
work upon and to t.he Premises, all replacements thereof, and all
[lxtureR pennanelltly attached to the Premises during the 'I'erm)
111l1lled.liltely UpDU the explx.'at.ion of the Term or the termination of
thls L,ense in any other Wi'lY in as good condition and ,t'epair as the
same were on the Commencement Date (lOB8 by any lnsured casual ty
anti ordInary wear and tear only excepteel) and deliver the keys at
the offIce o[ Landlord or Landlord's agont; nrovidecl, ~'liU:, that
UpOll t,allcllorc)' 0 request made at least thi.rty (30) days prior to the
end of the Term, or the date Tenant is otherwise requiI"~d to vacate
the prem:lues, Tenant shall remove all fixtures and equipment
affixod to the Premises by Tenant, and restore t:18 Premises to
their condition on the Commencement Date (1088 by any insured
casual ty and ordinary wear and tear only excepted) I at 1'enant' s
sole expellse, Such removal shall be performed prior to the eat'liet'
of the end of the Term or the date Tenant is required to vacate the
Premises,
MEMORANDUM OF LEASE
SeQtiQ!L.lI. Upon request by [,andlord, Tenant hereby agrees to
execute for recordation a memorandum of this Lease,
lUlli:LJ.lJ1Mb1lQ
S.1tC.llilL1Jl, Every demand for rent Whet'8Ver and whenever made ahall
IHlve t.hf.l same effect as if made at the time it falls due and at the
plnce of -pf\yment:, After the E1el.~vice of any notice or commencement
21
of (lilY lilt.! l, or: r llla1 :Judgment there:in, llandlord may receive and
c01 J nc!l fillY rAnt: duo, mid such colI eet :ion or receipt shall nei ther
()l'ornlo ;111 it wnlvol' of' IlO!' i\[(oct: illiCit noLlen, Bui!:, or :iudgment,
NU'l' t\:~;~
QftV.:.t;.LOJ1, (UJ, AllY nol; leefl, reque9ts, ot' r~Oll8ento r.equi red to be
ql Vfln hy Dr 011 hohalr of f.1<:\lIdlord OL' Tenant oha11 be .in writing and
!lh;lll tJn flOllt ovorn.i.9hL c.'OtlI.'Jf.H' elf.' by regj,stsroc1 at' certified
tllIltnd fH,/ltOU lIlill I, rfltlll'lI receJpt l'oqUfloted, pOElLflgO prepaJd,
llddl'fHlllf'd to 1,110 p,:ntJeu hE!I:eLo at the respecl:Jve addresses Bet
IOI'L11 011 t.ho l{o(Ol.'E'llwe Payn, OJ' at BlICh other addreoEl aEJ lIlay be
np()(~lflnd from UIllO to t: illlo , 1n writillg, Sueh notJce shall be
df1(1I110d qlvnll wholl 1'- ill lIr-~porl.lted ill ell1 orl:'ici.al Unltod fitateu Post
(If f'l ()P.. . pOfll:ilqe pt.'f:~paJ.d, Cop.i.f.Hl of all not.ices to Landlol'd shall be
IIfHlt l.o:
MI~, David F, J.favipou.t.'
41.1 Piftll AVOlllto, Suite 1118
New YOI'k, NY 10016
IWP .I.li:lIUkLLlI!LllliP-SQllS'l'RUCT I ON
S"t;l.QkLlliLJQ" The lawn of the Commonwealth of Pennsylvania ahall
govorn lho val.h1ity, performance, interpretation, EIIlU enf.orcement
or tills Le;;wE!, The lnvi'l.tidlty 0[' uneltforceability of any provls,i.on
of thin Ilease shall not affect or impair allY other provisioJl, All
lJ[~qot {al.i OilS, COllA i de['(1tloIlS, J:epresel1tat ions, alld llnUerstandings
betwoen the pnt'tlr-Hl are incol'poratE'!d herein, 'l'hiA Lease may be
modified or illtered Dilly by agreement in writing betweell the
pal:'llos, 'I'f1uanL llhall have 110 right to qult the Premises or cancel
()I' rOllcJml Llde 1.0;1[10 except as expressly granted herein, This
j,oilflO IIMl Imoll np.9ol:Jntod by l,i1I1Ulol'd and Tenant <<lid thin '-,8as8,
LO~JFJLhlH' wi Lit aLl oC the tonns alld provisiolls hereof, shall not be
deemed to have be~~1l prepared by either Landlord or Tenant, but by
both equfI.I.ly, If fillY provi.El:ion of this l.lease If! held to be illvalld
OJ' unellforeeab1e, the validity alld enforceability of the remainder
uf Lhin floRAe Elhfl.ll not be af (ected thereby,
~lLJ1&lliliR!l
S\lillQl]_U. III the event that either party hereto shall be
delayed, hindered in, or prevellted from performing any act required
hereunder by reaEJon of strikes, lockouts, inability to procure
mal€'lrJalFl, fallure of power, restrictive governmental laws or
l.'O~JlIlatlollfl, LlotfJ, insurrectJon, war, or any other reason of a
.like IIfttllre not the fault of the party delayed 10 performing BUGh
act, thfm performance of such act shall be excllsed for the period
of t.ho delay and the period allowed for the performance of Buch act
flhall be extended (OL' a period equivalent to the period of such
delay, Notwi thatandlng anything contained herein to the contt\3.ry,
Tenant', shall not be excused from the payment of rent 01' other Bums
of mane.\-' which may become due under the terms of t.his Leass,
Ld\tlQL&RP.clL.Llltl
fJ..ection 32, (a) 'fenant hereby grants to Landlord a lien and
security intArest on all property of Tenant no", or hereafter placed
:1,no1' upon the Premises, and such property shall be and remain
Bub:Ject to such lien and security interest of J.Jandlord for payment".
of: all rent and other Bums agreed to be 'paid by Tenant herein,
Llandlord' B lien, however, shall not be superior to a lien fr"'lrn a
lellding J.llstitution, supplier or leasing company, if such lending
institution, supplier or leasing company has a perfected security
interest ill the equipment, furniture at' other tangible personal
property whic" originated in a transaction Whereby Tenant acquinid
same,
Ib) 'fhe provisions o[ this Section relating to Such lien
22
and [I8clIrity .lnlorent E1hnll cOlluLltULo tl HrH~ur1Ly n~lL'eQl1\ellt UlUJeJ:
and subja"L Lo Lhe IJJ1HQXIlU.:WI!1lQn~ll.\t Gm.la o[ l.ho fltate whendn I;he
ShoppIng COIlLer hi lO'::i\l:od, flO LIlli!. 1.Hndlf)l'd, nlwll lInvo ami ll\lty
nllforcn fl lln(!\Irlty illtnl'f'lll, Oil ill I pl'opnrl.y 01 '['PlIilllt now or
h~L'oaf,Lel' placed III 01" 011 l.lin l'u.11l1luOfl, III mldltloll Lo aud
cumuLatlvE'! or l,rHH)1onl' n UOIlfl I\m) rl':JIiLfI pl'ov.ltlml hy lnw or by the
olher tennA and pl'ovl~lol\fJ of thin I,eouo,
(e) '1'011allt agl'oeEl 1.0 exocuLEJ all dobtot' UUGh financing
nt.atoOlont 01' FJtatomentfl amI nudl othel.' (\OClllllonl'.U au IllHldlord may
noW or hel'f!(\[tflr l-eqUf!f1t ill order to protoct or [ul"lher por(ect
[,Cll\(}lord' fI necudty i utorNI!., Nutw,l,thnLandlllq tl18 i1bovo, (..'lIHHurd
nhal,1 nell.hol" noll II()I' withllo.ld [r.-om 'l'ollrlnt TOIHHlt'EI b\lfll116fJEl
J:econht,
OJ.!lJIT_JlllifOYMEN'l'
.&..ftG.U..uu_J.J., Landlord hereby covenants i:-lnd agrees that 1 r Tenant
shall perform all of the covellnntn and aqroemel\tA herein stipulated
to be performed by Tenant., Tenall!: utllill at till timefJ during the
cOlltlmml1ce heJ'f!of have IIp.rweable fUl<.1 qui.et'. onJoi'fll811t and
pOBflcflnloll of:' the proml[1(Jf1 without allY manllel.' of lot ur hllHlrance
from [landlord or allY peraoll or pl?,J:ElOIHl cli\lm.lIlCj by. through, or
ullder Lr'llHU0 rc1, HubJeet, alwaYR, to thE! torlllEI and pfovJniolls o[
t1dH lIP-cWo.
1l0L1J!NG...QVER
QsLc..t.tQ.!.L.-l1, I f at. the expiration of the Term or 'allY renewal
thereof Tenallt contillues Lo occupy the pr.emises, 13uch holding over
shall not cOllElt.illlte a renewal of tllia l,eanD, but Tellant Elhall be
a tell1J.l\t f rom month to month upon all of the terms, proviuionS,
cov8nalllfl, alld agref'lmentfl hereof, excopt that llandlot-d may, in ilB
Bole d:l.ucr.et ion, inCl.-ease the amount of the Annual l"ixed Rent
ther:ea[t'.ol" dllO hereunder to <<1\ amount fJCjllfll to 200\ of l.he Anllual
Flx.ed Ront bei.ng paid imlllodialely prior to Elueh expirations,
!lltQK)lliS
s'e.-e...tiorus.. Tenant represents and warrant.s that it has not dealt
with any real estate broker other than the real eetate broker (8)
l.i.sted 011 t.he Reference Page ln connection with this [,ease,
[,fllldl,ord shall pay any commission or fee due such broker(El) as a
result of thla Lemle, Tenant agt'ees to indenmlfy l,andlord against,
und hold it harmless horn, all llabilitien arising from any claim
rooultlnt] f"r:onl its having dealt wit.h any other broker .1n (lonnection
with thin LeaBe,
\:'lU'J:lQ!lJ2
lli\ill~, All paragraph titles or captions contained in this
Lease are for convenience only and shall not be deemed part of the
context of thls Lease,
VARIA'l'1Ql1. IN PRONOUNS
Section D., All of the Lerms and words used in this Lease,
regardless nf the number and gender in which they are used, shall
be deemed and construed t.o include any other number or gender, as
the context 01' nenea of this Lease or any paragraph or claUDe
herein may require, as if such terms and words had been fully and
properly written in the appropriate number and gender,
.w:~NDERS' AITR-QYAI.,
Section lll, Notwithstanding anything contained herein to the
contt'ary, Landlord's obligat.ions and 'renant'e right.s under this
tleaSB are conditioned upon its approval by Landlord' 9 construction
lender and pennanent lender, In the event Landlord ie unable to
obLain su,," approvals, Landlord shall notify Tenant of the basis
23
tllm'Arol' nlld 'l'nWHlt lIltn II haV(l I.Id" Iy (_to) dnyu I H wit '-<lh tu RHl'(lO
to (my dll\ll~JI1I1 I'fUllWn!:ntl by IIHnh 1011<101' lo onllll: to lIli6kn Uw wlthlll
11l:'1iHlo iH!l'opl Ilhl n I {I It, III t 110 f'vnll! 'l'nlllllll filii ~I to nqnm tn nHY
1lI1l''' dlilllqnll wit hili flilld !lIlft Y (Hll dilY I'pt 1(111, IJillltllflld 'lU,~1
Lnludoiltl! !1I111 I,flilll!! wll-ldll thirty (HI) tli'tY" thiJl'WIltol, III lIlwh
tlVtltlt, hOUI PiH-t 10f! ulln 11 lH1 1'010i1ll0<1 f '-'Olll i'lIlY l U J:-LtIUl' 11 <<1;111 ty
tllldnr Udfl l,el1U('t,
!~l
I
L
~.
t
il_..
ijli(;lJIUTYJ,Jl':~UijJT
fle~,UQLLJ)1. 'I'ho f1""ul'lty (J"ponl,t nhnll ho hol<l by l,II",Hon] wlLhout
llnbl1:1ty for lnLnroflt and iHl rWI(!urlty frn.' the pnrfOl'tllilIHl9 by
'j'enElllt or 'I'nl\illlt.'o ('OVElllillll'-f1 (lml ohllqatJolln \IIHlor tlllo 1,00110, 'it'
hcdllq oX[ll'nnoly 1Il1dnt'lIt,ood that tho ~~fWUI.'ity I>opouit ullaLl not be
enHul <lorod ,111 advi\llCu payment o[ ronted or a moaoure or '!'OIllWL' Ft
di\1llft9tlfl III cmlO of do [i\1I.1 L by 'I'mhlllt, Tho fier~llrily DOl'oull'. Hhu!l bo
paid to tfCllllllord UpOII execution of th1n Lonoo, L1ClndloJ.'(1I1lclY, ill It"
nolo diflCl'eLloll, f)'om L1.mo t,o 1'.111\0 Wlt.tlCHlt prejudice to allY othor:'
l'olltedy, line tho SeCllJ: I,Ly lJepoo1l to tha HKtenl'. lIee8f1F1ary to make
qood allY default \Imler th.iFJ [,altRa or. to satisfy any other. covmwnt
Ol' ob.L .i.~Ji'lLlnll of Tellant'. hereunder j V.r_QyJued, hQ.w'ev_e.J.:, that 110
POI't.loll of the security 118[loHlt Elhf\ll be applied towanJfI payrllEmt t,l(
tile .I ("Hit month' B t:cnt hermlllder without tho pr:lor: wr:ll:toll eutwenl
or Lho I,nncll on]' A mortgagee, Following €lny Fltwh appl icatiol\ of the
!lAC\,ll' i ty L19pool t, 'l'onElIlt. uha 11 pElY to I.flodJonl on demalld the allloHnt
no al-'pl iml il\ order to restore t118 Security Deponlt to itA original
amount, rr Tenant if:! 1I0t in default at the termination of th:ia
beaoe, the balallce of the Secut'ity DepoElit remaining after any ouch
applJcnt.lon flliall be retuuwd by IJEwdlord to 'I'mlill1t after deduct lOll
l'I1OI.'e[I'0111 f\l\Y unpa.id ob.liqnlioll of llll'=1 Tenant to the I,ellldlonl aa
may [trifle ulILlp.r Lh:i.n 1,L1aEW, including, without: lilllltEltioll, lhe
obU gat i.oll to restore the prem:i.Eles PU:r:9Uill1l to ~..Q.Li"QlL..~_6. horeof,
If l,nndlot:d tt'ullsferfl itA interest: in tho Premises dut:.i.Tl~l the term
of 1'lIift IfE!iHJA, l,"1I(1.Ionl IHi'lY i'lRnigll the SAt'lU:;.ty Uepoflit to thE'!
trnl1f.1ferne and 1.llcn2i:lfl.er Il,lmUon) vital!. have 110 [Ul'lhcl- liilvility
to Tenanl [01:" the i:eturn of ouch Seeut'J.t}' Deposit, aud Tenant Hhall
look flolely to t.he tt:ano(el'ee (or ret.ut'll of fJuch Security Deposit,
l'I.QJ,W;;QMLPl\!r1' lC U'bTJillJ
g.l;l.Qt!'Qu.__1Q, Nel titer Tenant liar any other: penlOll havi.ng an interest
In the pOfllJeflsJon, use, occupancy or utilization of the Premises
flhall enter luto allY lemle, sublease, license, conce9sion or other
a9rfWm8nt (or use, occupancy ot' utilization oC the Premises whlch
pl'ovideB [or rental ot' other payment for such use, occupancy or
ut.i.lizfltion based 1n whole or in part on the net income or profits
derived hy nUY p01'00l1 from the Premises or portion thereof leasedf
used, occupied or utillzed (other than an amount based on a fixed
percentage or percentages of receipts or sales), and that any such
purported le~8e, sublease, 1 icense, concession or other agreement
shall be absolutely void and i,nof fecti ve as a conveyance of any
right or inter8At ill t.he possession, use, occupancy or utilization
of any part of the mortgaged Premises,
llMlIRDOUB SUIlli1'Al'l~JJli
~~lL1..L In addItion to, and not in limitation of any other
provision of this Lease, Tenant agrees not to generate, store, use
treat or dispose of, nor to allow, suffer or permit the gener:ation,
fltorage, use, treat.ment 01' di.sporlal of, any "hazardous waste" or
"haZal"dous substance" (as those terms are defined in the Resource
Conversation and Recovery Act, 42 U,S,C Sections 6901 .e.t. ~JJ." as
amended (lIl{CRAIf) or the Comprehensive Environmental Response,
Compensation, and L,lauility Act, 42 U,S,C, Seetions 9601 .e1 e,g"
an nmended ("C~RCL1\"), antI any rules and regulations now or.
hereafter promulgated under either of such acts) or any pollutant
or other contaminant on, in ['com or about the Premises or the
Shopping Center, which hazardous material is pr.ohibited or
controlled by any federal, ~tate or local law, ordinance, rule or
i'egulatl.on now or het'safter in effect, Tenant shall and hereby does
24
lmtOllUlll'y flllt! hu.ld IIlHullonl Itllnnl,fHHI from alld agalllHt any and n11
l,nfluj dllmu~Jofl, f.1xpmHlflfl, rOOflj cUlllllfl, noutfl and l1abilitlen
(JIlI'ludlllq, 11111 1101 llmllnd 1:0, ilt.t.tH'IWYU' Coon llnd GouLs of
1lllqnllllll) ;lIlfllllq (Jul III (II III ;IIlY UIHlIllnt' l'ollltod to tho
"..-olnllllfl" (It tlUllOillntlnd IfllfHlfltJ" of, lHtcl ('ur: ntly eleall~up
l'orlJlOIHllld Ill.y IIll(lonnd IIpon (,(llHllun1 tinder.' allY fedor....l, Illate 01"
IfH!1I1 Iltw, ()f'(lillilll(~n, nllH 01' l'fl~llI.Lltlon HOW 01' heroAfter ill
{')[(O('I, wi III rnnflont 10 [lilY uhnl.iH'doUfI ",'cwto" OJ: uhfHHU:doUfl
(1111)(1 t lllWO!l (an L1HHlfl 1,1) t.'lllfl ilrn (In f J lwd I It RCHA and CI~RCl.,^, (111d any
nllofl utld I'nqullltlollfl flOW 01' hnl'oafl.flr pr'omu,I~Ji:ltod thel'OIHldfll:), ot'
<lilY pollutant, 01' OI,IHtl' (:0111'1111111\,1111: Oil, 'in, from or nhoul: the
I'n1mlllntl (II.' l,ho !lhoppJII~' COIII,(H' Ol' lHlY 1'Ol.'tJ.OII or porl:,lollu l.horeof,
which I'fllnafln Ot' Ihl'fHllnllfld l'olfH\flo ilrluflfl out 0" OJ.' 1ft ill allY
IIUlIIlH.H' I'll I Hind 10 'I'0I1i1lll:' fj linn lll' occupallcy of tho Pl'omlnOfl,
N()twILhfllntldl.lI~' ittlythlll9 cOlltalllEld Itnro,lll to l:hn COllt1.'f1ry, (Jtllldlul'd
filial! I'ntllilin J'(!flpollflJhlu fol.', ilnd nhr1l1 .llHlnmll,J,fy llnd lIilVO 'J'ollnUL
Iw t'llll Of HI from oml a~Jaillflt i1IlY nlld aLL 11abil:1.t.y, damfl9EHl, lOfHlan,
e I 1111l1F1, fJultn "lid othnr coutn (.l.l\clud.l,lIg r8Elnonable Ell torney' B
loo[J) llr.l,f1lll~' out of, or GOllnocted w:lth the pJ.'OEH'!lwe 011, 111, or
\1I1der t.ho Bulldll1q of prominen, of fillY rtabefllofl, PCBs, or (lilY other
haUll'UOUfl flubnt.allce UL' Iwzi.Il.'ucl\W waste existing {Jt'lor to the
CUl1lmellcemenl of thin l,oano, 01:' n~HHtl.tillg from any caune other than
'i'otli1nL' A oecll(Jftllcy ill, or Ufle of, the Premises.
!UNDING ,:FFEC1:
ii!l-\L\;J.QlL-tf' The prov:laio"s of this Lease ahall billd and illllre to
the benefit of I"audIord and Tenant, and their respective
811CCf?!fH,IOI"S, legal repceselltat.ives and perm.i.tted assigns, subject to
1.110 provirdnllR of Section 1" IWt'f:dllabovA, Tenant shall be bound by
allY Rlle(~oodiIl9 p[lrty of 1.,(\IldJ.ol.'d (01.' all the tel.'lllS, covellanlfJ and
cOlldiU,ons hereof, provided that Buch succeeding part.y complies
with :lLn ohligatiolls REI l,amUord hereunder,
IN WI'1'Nfi:SS WIIF.RJ!:OF, illtendillg to be 1~al1y bOUI~}--lhP~'
the parties henJto have set their;))Clltds this -.t..~ .~ of 1.4 . _,
1995, au to (landlord, and this -Ll:J- day of _cIili. _' 1995, as to
Tenant,
J..Allil1&&l:! ,
Wit~~
HAMPDEN CENTER, INC,
By. ~-J ~ t-
Ital'VTce President
TENkN1' ,
VINNY PALUMBO
bU4t1k
11v//f~
25
gKIIIIII'J' 11
AIIf.1 '1'1l^'I' CBR'I'^lN t nwl ur ql'otHld 1n lIlUllpdell 't'owtlilhlpl CUIl\IJE.l'r1 ruuJ
C(lllllt:y, l'ollllllylvtlllln, llKH'(J IH1l'l'.lc:ulnrly houndod ltm1 dABcrlbod as
fO.lluwCl, to wi!.;
IW:OlNNlNO nt it [J01III, f1illd polnt bolllU the J,nterl1eatJon or tlle
Ni\flt:erll rJqhl: of WHY Lilli] of Spol't:.lng llill Road l1nd tho Northern
tlqllt of wny UHf:" of Pnllllflylvilllla RoutH '/(i"/ thAIlUO /\10119 lltn
li:",nl(ll"ll Il.qht of" W,"IY IllIn of ['1'(11'1'1.11'1 11111 ROHd, North O~j dO~It:ean
lO IIII111ilo/l\(i r1qf~llr\fhl WfHIL, n dlnlalll!(! o[ ;17.1.10 rOf.ll.J thnn<Jo 11lo11g
lUlld !lOW D1' [nnIHH'ly of lIalldy t111rkotfl/ rile" North 0] tJegrerHJ 04
mlll\lLf:lEI O? rIOf!olldu I~itrlt:, il dlfltflll('(f of: 1~,I.lj9 fnnt to II polut,
t:holwP nltlllq l.iHHln 1I0W 01' t:tJnUE!r.ly or Cupenltilvel', North 0(, df:l9t:08f1
_n mllllllPH I" flo('olldn li:ant, II dJflLfln~o 01' 44l,20 feet tu H poInt;
t.IIOIH:e alollq tho fltllllfl JHlldu now 0[' (ol'luel'Jy of; C'OPOIII\flvOI'/ NOI.'th (lJ
dogl~oefl 14 milllttuu 44 Clocl1lldu Weflt:, n d.lfJti1llcO of 4,15,00 [eol to a
pOiIH" nold polnt hrdW;:J {III the Southerll right of way 11118 of H.S,
Route 11, Ol:hfH-wlfl(~ JmowlI lHl C'<'-lrl.lfJh~ l'.l.ko/ thonr:€! aloll~J V,S, Rout.a
II, NUI'lll !Hi dogroml \6 mlllllt:eH ]'1 neCOlldn li:aflt:, n dl.lOlLtlllce o[
JOU?, '17 [OOL to i\ poJllt,' 1,I\f!lI(:e al(J1I~' JandA 1I0W or fOJ.'Ill0.r Iy of
r':dWill:dH 1I0UFJfJ or !i'lInJitllre fHld CleEH'vlew Fal.'lllB, SOllth OS UeSJl.'At:HI 45
Illlllllten fj!J ElOCOWlfl !':EHll, fl d lnl'.fuwf:i of J 1'1],97. (oOl' to a poInt:,
fMid 1'01.111, hrd_IIU on Lhn NOI'L1lfH'1! 1:lqht of why lille of PRIlIlHy.lvalll,il
Roul:n '16" I t.honcA i1101l~J Bald Light: of way 1Jlle/ North 8] dogrees 59
ml.lHlt',P.H ?oil Hocolldfl Wflflt:, fl dlnulIlCo of S4f.i,13 foeI'. ''1.:0 a poin!./
t1I0.IHJP. conI' 111l1ill~J illnWI f.la i.eI l.'.I.qht of WRY HilA a10119 a CUl'vo Lo tile
l.'i9ht hflvl.llq (1 r:a11111fl o[ 30'/9,.1(; roetl ~1I1 [In.: lOll~'It.h of 123'/,06
foet., to it polll~;,f1aJd point: boing the point of nF.GINNING,
S^LD Pan:nl cOlltillll.l.ll(j Jl,96J tlCl'8H,
BRING l)i\l.'cel No, lO-21~0279~OS2,
lJNDfi:R ^NlJ SUBJBC'I' to matteI'D of Record,
RF.ING the same premises which Sporting lIill Propel'tieEl a
Penneyl vmlia [l.imited Partnorship, by Deed dated September 7, 198~
and recorded Augllfll: 24, 1990 tll the Office tor the Recot'din9 of
Deeds lit lUlU COJ.' the County of Cumberlaud, Commonwealth of
Pf'lllllsylvanJrJ/ .in Deed Rook 8-31 page 1061 granted and conveyed unt.o
I?rovidollt National Dank, ita Succesoors and AH8.igua, in fee.
27
, ,
L~XlllU1'l' IIN"
IHII,IW MlU IWGlIloNl'IONS
J, l,all~Hnnl roUorvofl tho rJ~Jhl to <.1111\1190 r: .rom Lime Lo timo the
tDtl1lat of thE! fll~JIlH 01' lotter!ng 011 tho a1gllA, 8m1 to roquJ.re
l'ep,llHJoment of lH1Y fl t~JIIII pl'flVJollfll y l1l'provm) IllU:SU81ll: to
[loc!t-.loll :16 to (!OIlfoun to J,illl<llon)'n 1I0W flt.l1IHlard A 911 GI.'i.tarJu
Ol-lL"lhl..lflllf)d punllHll1t to <lilY l.'elllotlul1n~J f,)[ L110 ShopplnSJ ConteI.'.
2, 'l'ollEtIlt 9hl\J1 lIot. j wJ.thout thfl pl'lor: written (!OIlF.lent bf
1"ntltUonl (I) pnlllt., um:ol'Hte nl' make any changos to the store
(l'Olll of the PI.'onlinen} 01: (tJ) lllfJtall any oKterJ.or I1ghting,
awnill~J OtO l'l'otnwiOllfl, nlqlHJ, ndvert:lf)illg matler, deCof3tion
01.' paJ,ntill9 vi,tJ1LJle from the ()xterJor of the Pl'en1.lfJefl or a,ny
cover.illgn 011 flxtol'ioJ.' wi.lldowfJ am) eloors, excepting Dilly
dignlCied dlnplayn of clIflt.omary typo 1n sLore windows, If
l!illldlord ohJnctn .III wl"Jtlllq to illlY or: the f.oreg()ln~J, Tenant
lIhallillllllfHllatE:)ly dlfleonL lIH18 EHwh une,
3, 'l'enEtllt shall not (i) cOllduet or: permit any 1:1t'o, bankruptcy or
a\lction aale (whether: roal 01' rlcUUouel unles" directed by
order of a COllrt of compf.ltent jurisdiction, or cOl1duet or
pormlt any lBglt1.mato or r letJtiouB 1I00ing Out of Uua.tnsssll
B~le 110r reprenellt or advertiR8 tt1at it regularly or
c:usI;omarI1y uelln nW:!I:chHltuis8 at "Olanuf.actul'fH." a" I
"distrihutor' all, or I1wholeaale", IIwarohouse", or e.lmilar
pl.'.icoe or: other than at ltoff:pr:ice" Dr at "retail" prices I (11)
URe, 01.' pann:i\: tD be lined, the malls or: Aidewalks adjacent: to
9lwh Prsm1FIClfl, or allY other area outside the Premises for
eol.l.citation or: for the sale 01' d:IAplay of any merchandise or
(CH' oilY ot.her buainsMl, rJcclIpation or undertaking, or for
outdoor Pllbllc mSf!t.JII9a1 circllfl or othei:entert.alllment (except
fOJ:' promotional activities in cooperation with the mnnagement
of; the ShoppIng Ceuter or an aSflociation of merc:hi\lItB within
the 8hopp;lug Center) I (.ii.l) use or permit to be used allY sound
broadcasting or amplifying device which can be heard outs.ide
of the Premises or any flickering lights; (:lv) operate or
(~lmBe to be operated auy "elephant trainflll or similar
transportation devices I or (v) use or permit to be used any
portion of the Promisee for allY unlawful purpose or use 01'
permi.t the use of any portioll of tllA Premia8s as regular
1.iving quarterEl, sleeplng apartments or lodging rooms or for
the conduct of any manUfacturing business.
4, 'I'enant shall at all times keep the Premin8s at a temperature
surficlently hIgh to prevent freezing of water pipes and
f.1xtures, Tenant shall not, nor shall Tenant. at any time,
permIt any occupant of. the pr~mlEles to: (1) use, operate or
mailltain the Premises in such manner that (lilY rates for any
.insurance ccu:ried by bandlcrd, or the occupant of any prE!lIl!scs
wlthln the Shopping Center, ahall thereby be inc!reaaedl or
(iJl cOlllmit wO,stel perfol'll\ any actf) or carryon allY pl'itcJtic8a
which may Injure the Shopping Center or be a nuisance or
menace to other tenants .in the Shopping Center,
5, Tenant shall not obstruct any sidewalks, passages, exits,
entrances I truck ways, loading docks, package pick-up
stations, pedestrian sidewalk and raml's, first aid and comfort
stations, or Rtairwl\ye of the Shoppjng CenLer, No tenant and
no employee or invitee Df any tenant shall go upon the roof of
the Shopping Center: without notUy.lng the Landlord.
6. I,andlord will furnish 'l'enant free of charge with two key" to
each door lock :in the Premises, l,andlord may make a reasonable
Charge [or any additional keyo, 'J'enant, upon the terminat.ion
of its tenancy, ahall deliver to Landlord the keys of all
ooors which have been furnished to Tenant, and in the event of
10s8 of any keys 90 f:ut:lliGhed, Elhall pay Landlord therefor.
35
, .
, ,
'I; lr 'l'OllfUlt: rnqltlrnu to I wP'ilflltll!, tnlophoHI(!, buql-lnt' nl.(Hm or
fdull 1i'1I' Ilo/'vlcf!f1, II IIhall f.lnll: ohtnln nlld oomply wllh
11l1llHIlold'lI llllll HIfHlollfl III Ihfl\I' JllUt'.ill lill:lou ,
II. '('nllanl !lhlll I /lIlt pl,lI'l' il IflrltlUpfJlI {lilY I'!OOl: which flX(JQodu lohe
dOfllqllod loml pOl' fJ(llH\I'O fool: 01' I'.ho ,10m! pAJ'llllt.tTHI by li1w,
I,nlldlnld Hltilll hnvll 111/1 1'1<1"1 to pf'onC:I'llJn Uw \~nJ91tl'.1 iU7.0
illul rlllrll.tloll {II' rll~l lHlllipmolll, II1i1LorlltJII, fllnlJI.lll'O UJ,' other
pl(lpt'lly hrollqlll 11110 fohn Pu)mlnoll, IInavy 1"lb:loctEl lIlt..1.l1 ULand
(Ill f1lwll plill 1'01'11111 il(l (il'l (ll'lulllnd hy l.illHlLclI:d Lo be !ICWfHlflilL-Y to
11Iupl!I'Iy dllllt'llllll'l! I hn wnlqhl HunJllnnB m<lcltI IIfHl and
11l(!(!lIi1l1lcdl oqll1111ll01l1 I!plOlHllllq 1-0 'I'CHlrllll. wllleh (li'lllfJo 1l0iflO 01'
vlhrnl.lull IhillllldY t,,, I rilllrllllittod 1:0 LhH fltnl<!t:lll"f! of: 'l'OlliIllL'a
tltorn 01' 1-0 <lilY nUll!!" flpneo to flueh n deSjI."t;w flU to bn
ollJnotl(lIlllllln 1.0 Ilflllfll.onl OJ. lCI allY 1',Ollalltn ullalJ he plaeed
(Iud lIlaJIlI:ilJnod by 'l'Ullrlllt., at'. 'l'ellillltl n Axpellue, Oil vlbrcltloll
01, Imillilton:1 [ll: ot.hor.' t1111111nr dovicen, ThA perflolln employed to
lIlovn oqldlJIllRllttll 01' oul: of. TOllallt' [I EJton~ 1ll1lFlt: ho aecept;{~ble
to '-,r1l1dlord, IriHHllord wlll .not bo l:onporlfJiblo for 10s8 of, Uf.'
drullll9fl to, (lilY Hqu.ipmollt or: otlwt' prOporly from [lilY eilltfJ8, and
ill! di:llllilge dOllo to tho fillOpp.tllg Celllor by milllltilillill~J or
movJllq fltlch flqlllplllollt OJ' oLhlH' proporty fllml1 be l'('lpaj rHe! at
th(~ eXpf!lHl8 of '1'OllclJlt,
9, 'I'he to.Hat J'oonw, toJletfl.. uJ:.i.nals, waah bowls and other
apparatllA ahall not be used for allY pllrpone other than that
for which they were. eOllst J.'llC I: ed , No foreiqll f1ubs.LarWE! of allY
kind WIl(11:E10f.:Wel.' flhilll bo tlU:OWll lhf:!l'ol.ll, itnd tha expnllne of.'
illlY ht.'(~rlki\90, Cll:oppllgt:! nt' d(lllla~Je r8f1ullJWI ft.'CJIll tho v:l.olnt 1011
of tlLlfl ruLo nhall be bOl.'lIfl by the Lenant: who, or wltofle
E!lllploye8s or illvltee~1 ullall 'lave caused it,
10, 'l'owl/lt uhllll IIU!: JmJl:aJ.J. allY nHHo or television lllll.eulla,
lowhlpsl\ker: 01.' other dl'lviCH 011 tho roof 01' AXl:erJor: WH.L.ls of
'J'SlIi'lIlt' H f.ltOl'fl. Tenant aha] 1 1I0t interfere w1 Lh rad.l.o Or
l.el ov lrJJoll btoildeculUnq Ol: ro(:epLlon (1'011\ or j n the Shopp.ing
Cflllter 01' elllBwltere,
11, Exoept as approved by Landlord, Tenant shall not damage
partJtiona, woodwork 01' plaster or in any way deface the
f'remJseEI, Tena!lt: f1hrr.ll not Cllt or borE! h01 ef.! for wi res, 'J'ellant
ahall not affix all}' [laoI' covering to the (lool' of the
Promises in allY nmnnal' except aa approved by LancUord, 'l'enilnt
shall repair any damage reBultin~JfrolTl noncoll1pl:lance with this
rule,
12. Tenant sh<\11 tlot install, maintain ot' operate Upon the
Premises or in nny Common Areas under the exclusive control of
Tenant: any vonding machlnB or video game w.ithout Landlol'd' S
prior written COnElOllt,
1], '('euant shall atora all ita trash and garbnge in containers
within ita Prem:l,aea atlll/or in the portion of the Common Areas
deAlguctted by Landlord, Tenallt: shall not place in any traah
uox or receptacle any material which canllol be diapoRed of in
the ordilllu'y and clIstomary manner of trash and garbage
diepoeal. All garbage and refuee diepoeal shall be made in
ac(!ordance with tHl'ectiona issued from time to timB by
llllltdlord,
14. No Cooking ehall be done or permitted by 'l'enant on the
Premieee without [,andlord' e prior written consent, except for
brew.ing Cuffee and nimilar beverages and UBe of a Bingle
microwave oven by employeoo ollly and .in allY event will not
permit. odors to emanate from the Premises pr.ovided that Such
uee is ill accordance with all epplicable fedel'al, atate and
city laws, codes, or.dinances, rules and regulations.
36