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HARRY A. ALEXANDERIAN and
H&D MANAGEMENT CORP.,
Plaintiffs
: IN THE COURT OF COMMON PLEAS
: OF CUMBERLAND COUNTY,
: PENNSYLVANIA
v.
~ NO. 98- .]~.II 8c(~,~/ 1'l."'Lhl
CARLISLE SPORTS EMPORIUM
and IMBERHA VEN GOLF
COMPANY, INC.,
Defendants
: CIVIL ACTION - TRESPASS
: IN EQUITY - INJUNCTION
NOTICE
You have been sued in court. If you wish to defend against the claims set forth
in the following pages, you must take action within twenty (20) days after this
complaint and notice are served, by entering a written appearance personally or by
attorney and filing in writing with the court your defenses or objections to the claims
set forth against you. You are warned that if you fail to do so the case may proceed
without you and a judgment may be entered against you by the court without further
notice for any money claimed in the complaint or for any other claim or relief
requested by the plaintiff. You may lose money or property or other rights important
to you.
YOU SHOULD TAKE THIS PAPER TO YOUR lAWYER AT ONCE. lFYOU DO
NOT HAVE A lAWYER OR CANNOT AFFORD ONE, GO TO OR TELEPHONE THE
OFFICE SET FORTH BELOW TO FIND OUT WHERE YOU CAN GET lEGAL HELP.
Cumberland County Bar Association
2 Liberty Avenue
Carlisle, Pennsylvania 17013
Telephone: (717) 249-3166
1-800-990-9108
AMERICANS WITH DISABILITIES
ACT OF 1990
The Court of Common Pleas of Cumberland County is required by law to
comply with the Americans with Disabilities Act of 1990. For information about
accessible facilities and reasonable accommodations available to disabled
individuals having business before the court, please contact our office. All
arrangements must be made at least 72 hours prior to any hearing or business before
the court. You must attend the scheduled conference or hearing.
HARRY A. ALEXANDERIAN and
H&D MANAGEMENT CORP.,
Plaintiffs
: IN THE COURT OF COMMON PLEAS
: OF CUMBERLAND COUNTY,
: PENNSYlVANIA
v.
: ,() '--,.-::-
: NO. 98- 3101/ e.C{u'\.J'( (<;12 V)
.
CARLISLE SPORTS EMPORIUM
and IMBERHAVEN GOLF
COMPANY, INC.,
: CIVIL ACTION - TRESPASS
: IN EaUITY - INJUNCTION
Defendants
COMPLAINT
AND NOW, comes the Plaintiffs, Harry A. Alexanderian and H&D Management
Company, Inc., and files this Complaint of which the following is a statement.
1. Plaintiff, Harry A. Alexanderian, is an adult individual residing at 1010
Susquehanna Avenue, West Pittston, Pennsylvania 18643.
2. Plaintiff, H&D Management Corp., is a Pennsylvania corporation having its
principal offices at 1010 Susquehanna Avenue, West Pittston, Pennsylvania 18643.
3. Defendant, Carlisle Sports Emporium, Inc. is a business entity having its
principal place of business at 29 South Middlesex Road, Carlisle, Pennsylvania
17013.
4. Defendant, 1mberhaven Golf Company, Inc., is a corporation having its
offices at 345 Sherman Avenue, Waynesburg, Pennsylvania 15370, and having a
place of business at 29 South Middlesex Road, Carlisle, Pennsylvania 17013.
5. Plaintiff, Harry A. Alexanderian, is the owner of certain real estate situate in
Middlesex Township, Cumberland County, Pennsylvania, at the Southwestern corner
of the intersection of U.S. Route 11 and 1-81 pursuant to a deed dated January 3,
1989, and recorded December 27, 1989, in the Office of the Recorder of Deeds in
and for Cumberland County, at Carlisle, Pennsylvania, in Deed Book "I", Volume 34,
Page 555, having erected thereon a restaurant building and a motel building formerly
operated as a Howard Johnson's Motor lodge, now operated as the Quality Inn
Carlisle.
6. Plaintiff, H&D Management Corp., is the lessee of said real estate and
operates the Quality Inn (former Howard Johnson's Motor Lodge), thereon.
7. Defendants own and operate the real estate abutting Plaintiffs to the south
and a golf driving range thereon.
8. Since the golf driving range opened, numerous golf balls have been driven
onto Plaintiffs' property causing damage and a hazard to the owners, employees, and
guests at Plaintiffs' property.
9. Plaintiffs have made repeated demands to Defendants to create such
barriers as may be necessary to prevent golf balls from being driven onto Plaintiffs'
property.
10. One of the notices from Plaintiffs to Defendants consisted of a letter dated
August 1, 1997 from Plaintiffs' counsel to Defendants, a copy of which is attached
hereto, marked Exhibit "A" and is incorporated herein by reference thereto as if fully
set forth herein.
11. After the August 1, 1997 notice, Defendant, Carlisle Sports Emporium, Inc.
made numerous promises to erect additional fences or netting or change operations
in order to eliminate the problem, but no such additional fences, netting or changes in
operations were ever implemented and the problem continues to persist.
12. An employee of the motel has been hit by a golf ball and several guests
have complained to the motel that they have had vehicle damage from golf balls
hitting their parked cars.
13. While dining at a neighboring restaurant, the manager of the motel, John R.
Hertzler, Jr., overheard a table of several former guests discussing that they would not
stay at the motel again because their vehicles had been hit by golf balls.
14. Balls have been driven so far onto Plaintiffs' property as to hit the motel
building.
15. By way of example, on January 26, 1998, the motel management picked up
350 golf balls from Plaintiffs' property and this was only approximately three weeks
after Plaintiffs' property had been previously cleared by motel employees, and this
occurred in what would normally be considered the slow season for a golf driving
range.
16. Plaintiffs have suffered damage to their business as a result of Defendants
continuing to allow golf balls to be driven onto Plaintiffs' property.
WHEREFORE, Plaintiffs pray Your Honorable Court:
a. That an injunction be issued against Defendants restraining and
enjOining the Defendants, their agents, servants and employees
from operating Defendants' driving range until such time as suitable
fencing or netting has been installed to prevent golf balls from
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entering Plaintiffs' property;
b. For unliquidated damages in excess of $100,000 for past
trespasses;
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c. For damages for any trespasses continuing after the date of the
filing of this Complaint in the amount of $10 per ball driven onto
Plaintiffs' property;
d. For exemplary damages in the amount of three times the gross
amount of the above sums;
e. For Plaintiffs' costs incurred in this action, including reasonable
attorney's fees; and
f. For such other general relief as the Court may deem just and
proper.
Co<
Dated:
,/1n'c'c..::?6 J
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S~n D. Tiley, Esquire
Frey & Tiley
Attorneys for Plaintiffs
5 South Hanover Street
Carlisle, PA 17013
(717) 243.5838
Supreme Court !.D. No.: 32318
VERIFICATION
I, Dr. Harry A. Alexanderian, depose and say that I am one of the Defendants in
the above matter; and that the facts set forth in the foregoing Complaint are true and
correct based partly upon personal knowledge and the remainder upon information
and belief; I understand that this Verification is made subject to the penalties of 18
Pa.C.S. 94904, relating to unsworn falsification to authorities.
Dated: rj;a<.c, ,,,.--""?/ ;'/'';';?
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Frey & litey
Mr. Koith Plastoror
Mr. Goorgo K. Slonnoll
Mr. Goorgo K. Stonnoll
Ae: Doliant Trospass NOlico
Quality Inn (formor Howard Johnson Inn)
1255 Harrisburg Piko, Carlislo, Ponnsylvania
August 1, 1 997
Page 2
You are further notified that any further trespass by persons, golf balls or other
personal property or projectiles, will be regarded as a criminal act of defiant trespass
and you are hereby given notice pursuant to 18 P.S.S3503.
I hope that this letter concludes this problem.
Sincerely yours,
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Stephen D. Tiley
SDT/kk
cc: Middlesex Township Police
350 North Middlesex Road
Carlisle, Pennsyivania 17013
Dr. Harry A. Alexandrian
1010 Susquehanna Avenue
West Pittston, Pennsylvania 18643
John R. Hertzler, Jr., Manager
Quality Inn
1255 Harrisburg Pike
Carlisle, Pennsylvania 17013
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IN THE COURT OF COMMON PLEAS OF
CUMBERLAND COUNTY, PENNSYLVANIA
HARRY A. ALEXANDER IAN and
H & D MANAGEMENT CORP,
No. 98-3611 Equity Term
v.
CARLISLE SPORTS EMPORIUM and
IMBERHAVEN GOLF COMPANY, INC,
Civil Action - Trespass
In Equity - Injunction
ANSWER AND CRQSSCLAIM
AND NOW, comes the Defendant Carlisle Sports Emporium by and
through counsel, Barley, Snyder, Senft & Cohen, and answers the
Complaint as follows:
1. Admitted upon belief.
2. Admitted upon belief.
3 . Admitted.
4. Admitted upon belief.
5. After reasonable investigation, Defendant does not have
sufficient knowledge to answer the averments of paragraph 5 and strict
proof thereof is demanded.
6. After reasonable investigation, Defendant does not have
sufficient knowledge to answer the averments of paragraph 6 and strict
proof thereof is demanded.
7 .
Denied as stated.
Defendant Carlisle Sports Emporium
owns said premises and Defendant Imberhaven enjoyed a leasehold interest
in the portion of the premises containing the golf driving range from
April 24, 1994 until March 31, 1998. A true and correct copy of the
Agreement of Lease ("Lease") is attached as Exhibit "A."
Defendant
Imberhaven operated the golf driving range from the commencement of its
leasehold interest until the end of May 1998.
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8. After reasonable investigation, Defendant does not have
sufficient knowledge to answer the averments of paragraph 8 and strict
proof thereof is demanded. By way of further answer, any damage is the
responsibility of Defendant Imberhaven Golf Company, Inc.
9. Denied as stated. It is admitted that Plaintiff has
requested that more barriers be put in place to prevent golf balls from
entering Plaintiff's property.
10. Denied as stated. Exhibit A to the Complaint is a
written document which speaks for itself.
11, Denied as stated. To the contrary, in Summer 1996
Defendant Imberhaven installed a net to address the alleged problem.
Defendant Carlisle Sports Emporium, Inc., while not assuming any
responsibility or liability, then agreed to erect additional barriers to
address the alleged problem. Due to circumstances beyond Defendants'
control, and with notice and agreement of extensions of time from
Plaintiff, Defendant Carlisle Sports Emporium erected additional
barriers in August 1998 which completely prevent golf balls from
entering Plaintiff's property.
12. After reasonable investigation, Defendant does not have
sufficient knowledge to answer the averments of paragraph 12 and strict
proof thereof is demanded.
13. After reasonable investigation, Defendant does not have
sufficient knowledge to answer the averments of paragraph 13 and strict
proof thereof is demanded.
2
14. After reasonable investigation, Defendant does not have
sufficient knowledge to answer the averments of paragraph 14 and strict
proof thereof is demanded.
15. After reasonable investigation, Defendant does not have
sufficient knowledge to answer the averments of paragraph 15 and strict
proof thereof is demanded.
16. After reasonable investigation, Defendant does not have
sufficient knowledge to answer the averments of paragraph 16 and strict
proof thereof is demanded.
WHEREFORE, Defendants prayer your Honorable Court find in
favor of Defendants and dismiss the Complaint with prejudice.
CROSSCLAIM
CARLISLE SPORTS EMPORIUM v. IMBERHAVEN GOLF COMPANY. INC.
17. The foregOing paragraphs are included herein by
reference.
18. The allegations contained in Plaintiff's Complaint,
insofar as they are directed to Defendant Imberhaven are incorporated
here by reference for purposes of this crossclaim.
19. If Plaintiff is entitled to recovery from any party,
which recovery is expressly denied, then Defendant Imberhaven alone is
liable to Plaintiff, or liable over to Carlisle Sports Emporium by way
of contribution and/or indemnity; or Imberhaven is jointly and/or
severally liable to Carlisle Sports Emporium pursuant to a lease between
Imberhaven and Carlisle Sports Emporium which is attached hereto as
Exhibi t A.
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20. Article 9 of the Lease provides, inter alia, that
Imberhaven shall indemnify and hold harmless Carlisle Sports Emporium
from any claims arising out of Imberhaven's operation of the driving
range. See Exhibit A, page 6.
21. If Carlisle Sports Emporium is found liable to Plaintiff,
which liability is expressly denied, its liability is secondary to and
passive to the liability of Imberhaven, which liability is primary and
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active.
WHEREFORE, Carlisle Sports Emporium demands judgment in its
favor and against Defendant Imberhaven for all sums that may be adjudged
against it in favor of the Plaintiff, or, in the alternative, demands
judgment against Imberhaven for contribution and/or indemnity for the
appropriate part of the amount of damages and costs awarded to the
Plaintiff, if any.
BARLEY, SNYDER, SENFT & COHEN, LLC
Schefter
. 78746
for Defendant
Sports Emporium
Market Street
15012
69305. ]
4
AUG. 7.1998 11:04AM
BARLEY SNYDEf~ SEI'FT
P.6
NO. 90S
- ,
VEIUD'ICATION
I, Keith PlastereJ.", C.lrlisle Sports Emporium, being duly
authorized to do so, hereby verify that the facts set forth in the
foregoing Answer are true Glnd Correct to the beat of my knowledge,
information and belief. I understand that false statements herein
are made subject to the penalties of 18 Pa.C.s.A. ~4904 relating to
unsworn falsification to authorities.
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Dated:
1;/"111 ,,'
"~J~-=: -ftP ~
~J.cl:;:Plasterer
68608.1
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KLP EHTERPRISES
rAX NO. 7lT19S6\41
P.02
AUG-II-9B TUE 15:4\
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entered into this Z ~ day
~li5le SpQ~,E:porium,
Im.I:lerl:L:1Vliln Call <:cmpany,
AGR~ OF LUSE
'I'~S Agreement of Lease is made and
g:;e.rI I 1192:t..., by and betlo-een
(l:lcreinafte:: called nLe.sSQ::D) and.
(he::Qinafter: called..nLessee~)-
AR'I'tcLE l.
DEMISe:. 01l:SC!l!FI:'ION'. l1SE:. ~ lWO REN't'
Lessor hereby leases to tassee, and Lessee hereby leasas UCl1l1
Lessor, t:hat c:e.::bin portion of property, herei.l:ta.r:ter called nt:l:te.
leased premises", sit:uated in carl.isle, pennsylvlUda, and described
more !ull.y as :!!ollovs: . ..
l.1 premises, sh= in red on print, Attac:hJnent nAIf I locatad. at: 29
Soutil Ml.dcUesax Road, carlisle, pe=sylvarlia on whicl1 tb.e..~'is
presently loc:ated a qolf drivL~q ranqe to consist of three.
lOa' lenS' ccn=eta tee boxes and seven overhead light
standards and that additional area as sho<<m on Attac:hm.ent "A"
an vhic:.!:l. the:~ is shown, but not aetually c:.:nst:'UC'"'...ed, a.
cb.ippinq <;:J:'esn, a .5Iut:inS' g:t'e.en and a Gand 1:rap, said =qe
and additional area to be used by Lessee as a dl:i'l'iac;t range
and such ::elatad ~alfinq practice and teaChing- faciliei~$ as
Lessee may const::::"..:.c-:: al.l of which ccns-:r-.1ction to be accrovad
~1 Lessor. - .
1.2 This lease shall be deE!llled to have hee..'1 cOlllllleIlcad en Ifa?:ch 1-
1994. and end on .ebruaJ:"1 28, l.9.~7. The fallcW':i.n<; are !:.he
::,,,,nta1. 1:e=5:
aJ Ou::inq ee i.n.i.tial te.."':lI., rental paymenl:S
will amOWlt: te SSO, 000 per calendar year,
payable on a pl;'O rata monthly basisi provided,
hoO/eU'er, 1:h.at in tha calendar year 1.994, rent
will begin en ~AY 1, 1994 and will aJllo'mt: te
ss,zoa.:!4 per ;<Cl[lth.. Beg-inninq on JanuaJ:y 1,
1995 and c:antint.linq for Che balane:e ot: the
initial. t:e..-:II, the l:'ant will amou.nt to
$4,:7.66.70 per menth.
~) curinS' the first J:'enelotal term, ::<:.n1:al
paymen'!::s vill alllClTUl1: to $5S,OOO pe:!:' calenda::
year, payable on. a pro =1:4 monthl.y basis
C) Curinq the second l;"~l 1:=, rentu
payments will amount to S60,500 pe:: ca.l.endar
Ylllar, payable en a pro rata lllOot:hly basis.
1..:1 I.essllle a<;:J:'ees to and sh",1.1. pay said rent: to t.eo:so:: "t:29 s.
Middlesex Rd., <:aJ:'lisle, P~lvan:i... 1.701..3, or at :sw;b,' Cltha=
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Exhibit "A"
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AUG-II-98 TUE 15:41
KLP ENTERPRISES
FAX NO. "1177956141
p, 03
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loI2:'it:ing.
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the Lessor sha 11 ell...: tT'::tr"... t'!:'",:: i:!:~ .~~ ~.:..::~ ___
aent sl14~~ .be pai~ in adVance, vi~out dl!:land.
Renewal CottO!}
1..4 Prcv1de~ that:: (1) this lease Ghall tb.en be in .full foree aIld
e,f.tcct:, and (2) ~e L4Ssee sl:lall not: t:l:1en be in dQJ!ault
ll.~$W'ld~, both at the tillla o:! exercise ot: the renewal optiol1
and at: the co=enO!!lient: o.f the l:'enewal term, Lessee llUly l:'enew
tho t:e.."'ll1 hGreby grantee! .for two (2.) adcUtional terms o~ J!our
( 4 ) years, eOllZlllencing on t:l:1e e.:cpira t:,ion oJ! tb.e o1;'iginu t:e=
or S1.1b$eqttent: reneWal term, as the case lllay be.
E:,'(e.1;'eise of any J:;'enewal option l:Iereunc!.e:c- sha.ll be e.t'.f'ec:t:ed by
Lessee's deliv41:y to .tessor, not less tha.a t:h:r:ee (3) 1lI0nt:hs
prior to the last: day at: the Clr1ginal term or renewal tenz, as
the ease may be, of a 'N1:"it:-eim notice tnat Les-sell elec"...s to
e.lC~o::ise the 'l:ll.e.ll ava.1la.b~e renewal Option.
E:l<;cept:..as otheroJise herein Speci.f'ically proVided, ill1Y renewal
of this tease shall be UOon t:l:te te=.s and cOnditions as the
arigi:1a.!. term he.1;'eof. -
ofnancial 5t:at:ements
:r..S CSii; lI1ay re<;:uest: and. tessee will Provide, b141: no1: more orten
than 'mO::e in any cale1'ld~ year, 1'ina.neia~ G~teJIenes at
Lessee's ol:le~a1:ions. SaLe! ei~<lllcial seateme.'1ts shall 1:Ie
prapared by' a CFA acool:'ail'lS' to standard. aeC:OWltins- pri!lciple",.
A..-t:icle 2
gee~~ oe Oe~auLt in Rene a~~ Other Pa~ents
2.2 1;J: r.essee ae~aults in 1:1Ie pa1'lllen1: of any installlllem: 01' rem:
lIereunde.1;'. lii'Uclx :installment: snall bear interest: at the rate of:
ten percent (la~) per annl.llll J:rcm the ~1:e 11: is dtle until
aC'tt.la~ly Paid. J:n like lllanne.1;', all ot:l:ter. o.bligations,
l::e1'lef"l.t:s and 1II0nies (all. of" which :lhal!. bQ c:onsidered
"ac:dit:ional rent" tor all Plttposes oJ: this ag'l:'eement:) \IlLi~
llIay become due t:o LesSOr .erolll I.esse<! under the t:ea!s hereot:,
or ;;b.ic;b, are pai<;f by LesGor because oJ: Lessee's cle.f'au~t
hereunder, sl1al~ bear interest at the rate 01: I:en percent
(la%) pe:t" aruJl.llIl f"rom 1:l1e. due date until paid, ot", in the case
oJ: s=s paic:l. by I.essc;rr, becaUSe at: I.essee's det'ault: b.ereW'lCfer,
%'l:"om the da!:e SUc:h payn:en1:s are made by Lessor unt:i.t t:he ttat:e
LeSsor is reL=b~sed by Lessee.
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FAX NO. 7177956141
P.04
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C~nduct o~ Businp.ss
3.:1.
Lcs.::ee :!hall operate the leaseq premises far t:he use and
pu..""1:lQse tor ToIhic:h it is let:, i.e., a golf driving rang's and
rel.ated g<:lll practice and teaching area, cant:inuollsly during'
the terms of this le.a.sa a9'='eement.
ARneLl!: 4
Main~e"ance and Recai~
Lessee agree::: t:hat it:, at: its sQle cost and expense, loIill
maintain 1n geod conc:!.itiol1 and repair all and every part: at
the leased pre.misas and a.t t:.!:l.e end Qr GOQner expira.tiCl.D. Ql:'
te..-.uina1::ion of ~is I.ease.~' shall deliver up t:l:!e leaSed
premise;:;, and at tl1e tillle of .su~ del.iver'.l", t:l:.a leased
preiitises shall be in reasonably g'<:Iod orcfer and .;onCl.i.1:.f:cl:1,
damaS'e" by .eire, e.l.emenes and raascnal:lle vear and tear
ellce:;:l'ted. Xhis sec':;!cn does nQt prlicll.lda t:l:1e 2:'elttoval of ana
Lesselll specifically ;c"e.serJ'e5 t:he right to remove, personal
prooerty', fw:nitu:'e, mac:h.ine..-y, eqtlipment and trade fixtures.
~l!'. dCUltags c;ausac: to 1:he l<:!!asec. ;re.mise.s by I.e.sse<a's remQva..l,
. a.""1c. ::tot: repairec by Lessee, shall be paid im:llec!ial:aly ta
Lasso:!:' \:pal'! re.,ai:: of such d<ullage l:ly r.~ssor.
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4..2 J:.essee sl1all not pa:!:'::'o= any ac':;s Qr c.:a.!.~jI' on any practices
wh.:!.c~ lI1ay injure ~e leased pl:'emises or be a nttisiUlca or
ll:enaCa to tessor or t::. Lessee, =.stomers or invitees, ane!
sha1.1. !ceep the pr~ises Wlc.ar its control, clean ant! free frolll
r-.ll::l:lisl':. and c.ir.:: at: aU. times. ~. ..essee shall maintain t:.he
' lease~ pre=ises at i~ SQ1<:!! expense in a clean, orderly and
sanit:ar.t C:Qnd.!.Cion and snall 5-::0re aLl tx"asll and 9'a.!:'l:lage Ln or
at: a.r: outside si:orao;-e ~<!c;:ili:::y appraved by r.essor. .
4.:3 The cost at any ~.u:qQS, i:lIprovements, al~erations, or li1c:e
mat:t:e;!;', within the leased premises required CQ be made by any
qover=ent:. or <;'QVernment!l.l. aqanC".l or inst:=entaliq,
il1cl~di.ng any authority or commission, shall. be paid l:ly
Lessee, at: ics sole cost: and. expense. ShotUd Lessee fail to
pay such costs, Lessor may pay t:h.e same, and t:b.e CllllOwtts Chus
paid shall. be charl1~a.!:ll.e, to I.eSSEllll and. colled:i.ble. as '
ad.ditiQnal rent.
A..~TrCLE S
au~iness Coqvenience Facili~ies
5.1
Lesso%:' .,ill allJay:: Pl:'<:Ivide l:"ac:il.ities $TJ:c:h as ShClom on ..,..fot;"hf.t:
~A" 1:Qr:: Lessee's tlsa and. t:l:r.e convenience o~ Ll!$sea's .business,
";!.l'tcludJ.ng but net limit:eCf to, employees' pa.rkin..r areas as well
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t~....
AUG-11-98 rUE 15:43
.
KLP ENTERPR ISES
FAX NO. 7177956141
P.05
as ad.aq.....'C<l poilaoas=J.a.n =orQug-hJ:'a.re.. ana parxUl9' raci-:-i::ies
locate.c:l. llIit:!tin l:'c:asonabl.e range at! Lessee's $paco. A 1ILl.I:IJ.mWl:
of :l:'ow:: parking spaces will be llIade available t.0l:' Lessee.'s
empl.oyees .
1i'aintnnanc::e and U!;a of Cammon Areas
5.2
Lessor' "':1.1.1 l!laintai.n continUously all the tl1crcl:!;tb..!ares t.Ol:'
vehicular and pedestr.ian traffic and <!Ill CCllllllQO areas and
.pa.J:'king areas in .funC:1::ionin9' Cll:'de.J:', inc:ludi.tz9' adeqtL1\te
repai.rs, lighting, pa.i.nt.Lag, bUi!1:ering, drainage, supervision
and '!:he lilee. tessee and a1.1. those: having business with it
..ill:., in C;cllIlllon w:!..t:l1 t:he Clt.h:.e.J:' tenants and: tb.eir invit:aes,
aava the right: to use =<:1 enjoy suc:h. ~ac:i.u.ties ror their
in.tencl.ed purposes, exc:eot t:b.a.t no ad:ve.rl:i.si.ng or solit:itat:iol'!
Cl~ any sol:'i: "ill be Pe=it:t:ed w:!..thOqt ~e=dss:l.OII of ~e
LessQr. 0 Lessee. agrees to honor =leo5 and reqtt.lations %:alat:U19'
t:Q suc:b:: areas as adopted or amended by Lesso!:,.
.$.3
P~rkina Facilities
~arking areas as shown on t:b.e site plan at1:acl:led as Ex!1ibit
"A" Shall not be d.i..min.iSl1ed in size. E:o'WeveJ:', Lessor rel5ervlaS
'!:he right to rea...~9'El or relocate the ,parJd..n9' and co=o
areas.
'0'
~'OloV'ea Park;r!C"
5.4 Lessee will make all. reasonable eefoz:;t:s tc have employees !.IlI.o
!?a..rk autcIIlobiles at l:...'le ~eased prE!.!!lises usa the ~lolee
parking- area. !.asso.!:' 'Wi1.~ ac-::ively discctttaqe the ltSlJ I:y any
o~ its emt:l~yees, s~..ic:e persormel, a.!:' suppliEll:'s, "f !:he
gene.z:al pa:k.-:.ng a:eas.
L~ssor's Co"~~ol of Non Cea~p-d Ar~as
5.5 Lesso:z;o will :z;oetain exclusive manage:llent and control Of all
=eas surrounding I.es~ee's S;:lac:e, as t.rel.l. as all otttel: C:O=cl1
areas and pa:Z;Oking ;!:z;oeas for the leased. pJ:"emises..
Les~or's Res~r.ct 0
and Me; te/'lance of t.e -ed So c
5.. I; l:.assor "'ill l!laintain aLl. space. acd ~rQVements not
sFecit'i.=1.1.y leased to Lessee at .its own exp<mse, keeping it:
at all times in ti.ne cond.i.tion and le"Ol:'kU1g crdeJ;". ~ee v.I.~.l
not interJ:'ere le"il:h l:he st=J.C'!:ures encl=in9' or s=,,",,;"9' t:t1e
space, and viDa IIQt at'l:empt to =nduct: bU$iness or tel displa.y
si<;;n:; in suc:l% places wit:.b.ou1:: the p=i,ssion 0/ Lessa:r;.
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AUG-11-98 TUE 15:44
KLP ENTERPR ISES
FAX NO. 7177956141
P. 06
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i\.ll,.r-Z..::u; t)
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Al.teratf.c:lnS
Lassee shall make no a~te.rat;ions, additions or illlpt'cvement:s in
or .s:ln l:l1e leased prcm.is1!!3 at llny tillle during t:l:1e term hereol:'
wi tl:tout fU:~t Qbtain.ing !:be written com:ent: of the Lessor
after submission to Lessor of !:he plans and specit'ications ~=
each intended alteratioc, adaition or ilIlprcvellle'nt. It is
intended t:l1at tl:1.is apcroval raqu.irement be cOlllprel1ensive in
every' 'Jay, to inclt.:de any c::onst:t'1.letion, recoLls-"..ruetion,
alteration, illlprovement or c:.b.angE!. '
Should $1Jch approval. be o.beained, said altaratiolIS, .tc:lditiollS
or btoroveJIlent:S shall l:e =de at: tl1e sole cost and expense ot:
Lessee. A,U S1.lcl.t altera.t:i~n.s, acfditio= and iJIlpravements
s1:1a11 comply l.1i1:h l:l.te requ:U-ements oe all Pul:llic autb.orities
!:laving' '. jurisdiC1:ion thereat', Such approval :a.hall not be
ulu:easonably lW'ithlualc:l. by Lessor. All al,t=ations, ac:!d:itions
or i.!m:lt'OVe!llel1ts to l:l.te leased Pt'e!!lI.!.ses Which are lIot: it:E!IIIS ot
personal prope.t1:y or tra<;Ie fi.-.:tw::as, Mall rl1!llai17. tlIe property
o~ !.essoJ;' u.pon te=.inll.t~Ort of tlIe lease ta= or any renewl
te..-..:t
1S.2 !.essee a~lles not to do noJ;'" pe=it; to Ile done !U'ly act or thing'
to create any lIle<::b.anics' lien or claim for lien against l:l.te
leased prE!J!tises Qr any pa--t ~e=eof ~d i:.assee, for i~elf" its
St;c:::essors and assigns, its an&:! l:::eir con1:rll.c'l:ors,
s\U:ccnt:-ac-::ors, materia.l.:rlen and all ot:1le.:- persons ;;h<:lllleve::',
hereby wai...es anc:l d.!.scla.i!= any and all ClaUs and !Ill right
t:o any mec1l4nics' lien J:Ol:" worle, lai::lor 0:: lllaterial for t.I:l.e
t:'u:nisr.J.nCj or doing of any lIlal:~at' or 'to'"' :19' pe=ie1:ed or
regqirec! by any la....s, ot'dinancas or t'egulations (now or
l:l~eafeer in force), o~ by the ter.ns of this Lease or
o~'1e=-...i:le (done 'lIitit Qr ....:!.t:hou:e the kl'lo"-lec:l9'e or consent: Q'f
r.assor). Lessee hel:"e.by agrees to defend and i.nc:le.'lU'lit'y Lessor
as'ainst any and all suc;l:l liens, ami all costs, ~enses anc:!
at:t:o=eys' feas in conneet:ioI't t:berelW'itb., and if any Such l.ien
shall attach, LessQe, t.:pon reques'l:, shall promptly qive such
secur.i.l:y as shall be sa.t:i.50t'ac::tory to LeSsor in cr<::!er to hald
Lessor .safe and !:l=~ess against any SUcll cla.im and al.l
da::zac;es, casts, a1:to=..ys' fee:; and expensQS, am:! any jUdg'lllent;
or- cha=ee wllich might .be rlllndered against Lasser, or said
Quilc:ling, ar tile leased. premises, Or Lasso.z:':; interest .i.n 1:he
l.eased premises an aC:C;Qun.1:: o~ such claim.
e.:!.
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6.3 ~essor hereby I!greas that all alt:e.z:ation.s, additions and
L.mpr""ements made by the LeSsee prioJ:' to t::l1e exectttiolT. o~ tlti.s
Lease hall'e been IlIade with. 1:.I1e appro",..l Of the Lessor.
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7.3.
~ ;...c;.':;::;;.:U; 7
ti~l:d.l ~ f-v 1:"M'CH_;:IIM,....a.
Less 6, at its ::010. expense, sha:a ~ro=e and }(;eap in dt'ect
during the te= of tb.:i.s Lease cOlllprel:te.1'lSiVe public 1.i.a.bility
.in$t.tranca in the amount ot; not les$ t:.l:1an ss,aac,CQo. Lessee
s1=1.1. furnish Lessor with a. cert:i.l:icate of sueb. in.sT.1r3.lIce
and such other evidenCE! as L=sor llIZly, .from t:i:me to time
request, to ascerta.i.n that: Such insurance :Ls currently in
force.
Lessor anci Lessee ag1:'ee tb.at in the event ot loss clue to y
ot: 'the pe:-ils .t.'or ToIhich they have aqraed to Pt'l:IVide insurance,
eac:b. PaJ:'"ty shal.l lock so!.ely to its ins=anc:e for rec:oveq.
Lessor and I.essea he.:c'~ gi.y~. to eaeb. other, on behal.! of ury
.ll1SUl:'e.:c' prOVidi!1g :i.ns=ance 1:0 eithe: ot: t:b.em Wi.t:.I:1 raspec;:t: tl.:I
the de:ised prem.f.!1eS, a waiVer of anl:" riqht ot: :s~gatio.a
w!lic:h <my wurQ.!:' ot.' one party Illay ac:qu.ira agaiDst: the ot:.l:1er
1:1y vi..rt:'..zEl of paY1llent: 0:1: any loss unde.:c' such :i.n=anca. '.
AR2'ICI.!: S
{"
. ~;:.f
s .3. r.essor a~ees to a.."ld shall secure ancl llIaintain 'l:hroug'hcut 'the
t:e= of this tease! fire a.!"Id ~er:ded <:ove:agE! insurance on the
entire pr€!lllises:, ir:cluC:.!.nq t:!1ose so let un~ t:!1is a~ee.!llent.
!.essee agre~s to anc!. .sha.l~ seCO..l:l"a <Il'lcl mai.'ltai.'1 ~ot:9'b.ot:t the
t:e= of the lease, fire and e=enc:!.ed: C'overaqe il'lS\.lrance on
I:.esse.e.'s fu"''"nit:ure, fu..-ni.shinc;;s, ec;:uiplIlant:, Vehicles ar.d Q E!J;'
ta!tqil:lle it:elltS USee in cOlU'le=ion. lo'ith bttsine.ss a~ or on
leas pr=ise.s.
F'i~" and. ~e"ded cov>;!ra"'!iI
A-~:::C"...E: 9
I"demni~ icatio1'7 of! T,esS'ol-
r." se.e loIill in~e=i:y LeSser and: save him h=less f:r:o!llanc'!
asra.:!.nst an:! and all i.njt.lries, Claims, actions, damages,
lia.bUil:y and expenSe in l;QnneC1:io/t wi.th less Qf 1i~e,
perscnal il\j~ ancf/cl:' damaqe tc prcl?en;y a..r.1..sirJ:g trom O'r ou;t
0': any oCcurrence in, Upon, or at the leasQa pre:ises or any
part thereo:, I\Ihet:ner oc:casiO'r:..<;f wholly or in Part: bY
c:ont:=~r$. emplO'y-alaS, :servants, lesslloe.s, licensees,
c:c:mc::essianail:'es, CUS1:cmE!.l::'$, quests and business Visil:ors and
in....icees_ Lesse.e a=umes tu.ll responsibility 1:or all Sl.1C!:.
~j=i=. C:laill1s, actions, damage, liahil.i.t:y, and expense,
Utc::I.uding ~9"a caUSed :by f.i.xtu.res, llladti.nery, apparatus CD:'
appliances :I.l'l elJ;' .t:pon t:!%e ~eased premises. Lessee sl:lall not
.be req;r.;Uzed 1:0' in~eIltnUy the Lessor 1:0'1: any c!amag-es <:aused .by'
tl:te rIe;-ligence at.' the Lesso::.
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AU~-11-9B TUE 15:45
KLP ENTERPRISES
FAX NO. 1177956141
P.OB
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:......1 ~,,;._......__.... .......__ ..:.' - "''''. _..__
LQs.so.... ~~~ll b~~:, P;:,:'" _0_ ....___..__:11_ ..._.-. :..-::_ a..:J ",","t;;;; ~"",-.o;
become due an"- paya.l:llll, all judgments an"- laWful cla1llls ~or
damaaes or otherwise ac:ra1nst tessCl1:' or hi~ lu'oaerty ariS1.na
from -injury 01:' damage to t.!:Ie person or property at Lassee. or
i:hat Q~ any clerk, agent, ccmt:ract:or, employee, servant,
les::ee, concessicmalre. invitee.. c::ustomer, gul1St, Qus1ness
"'1si.tor or licen.sille, upon the leased premises, .including
injury and dama<]e caused .by i:he operation oJ! Lessee's business
or by lessee's :f!:ctUJ:es, mac!1inezy, apparatus or appliances in
or UpCIn the J.eased prelll.ises r and wi.ll assume tlle bU4'l1el1 and
expense o:J:' defending all suits, wether or not the sua arc
l:Il:'oug-llt 1:le;fore the expiration of! thLs Lease, and rill protect,
indemni:l:'y and save h;u;mless Lessor, its agents, se..""v.1lfl:.s,
eJIIPloyees, and the publi.c at; large. .by reason of 01:' = account:
of the. use or mi=e of the pre.Jllises hereby J.eased or an.y part:
t:llereof.
.
ARrrCLE 10
Total Cond~m"ation
:I.O.:I. In t:.h.e eve."l.t t:ha whole of th~ leased pl:'em.i.ses dw:ino;; l:l:le t:e..'"lII
hereof be t:aJcen fo::, any pr..:bli<:: Qr quasi-public use uncl!r ;my
stat:u.t:e or by rignt al! e!lIil'lent domain, 0::' I=y private purCI14Sl!
in li91.1. there<:lt' by a pa...~ e.ll1powe:c'ed with eminent: domain, a.ll
rentals shall be paid tCl t:..'te date possessicln is required to be
de1.ive::-ed to the cOnde.ll1ning aut.'1Clrity.
AR'l'!CL.E 1.1
P~~i~l Cc"demn~tiOM
.
1.1..1. I~ any p~ ot; the leased pr=ises sha,ll be t:aken for =y
public or quasi-puI:llic use un<;ler any statute or by right: 0:1:'
eJIlinent doma.i..n. or.by private pW:chase .i..n li61.1. t:llereof hy a
par1:y empClWered wil:h elllinent: domain, and in the event that:
sl.tcn pa:rtial taking' or condemnation sl:talJ. render the leased
premises unsui.table for t:..'1e business o~ the !.essee, in tbe
reasonable opinion c~ the LessQr, t!:len the term Qf this Lease
shall cease and ee=inat:e as of! the elate of wl1ic::ll. ,l;IClsse.ssion
of the leased p1:'eJIl.Lses is re<;;u.l.red to be =enclered t:<:I tile,
condemning authol:'iey, 1:I1e :t.assee shall bave no cla!Jn against
Lessor fQr the value of any unexpired t:e:t:1ll: of! this t..ease. In
the ev=t of part:ial t:aJcing or condemnation ~hiel1 is not
....:-=ensive c:nouqn tQ rendel:' the prem.ise.s I.tl1.SUitabla for tile
l:lu.s incss of! !:.essee, t:!1e Lessor ,.hall. P1:QIlIpt:1.y restore t:I:lc
leased P1:em.ises to a condi.t::iol'l COlllpaJ:'a.b1.e. to .1:.l:1elr condition
at the til:e o~ SUCh C:Onc;!elIll'lat::ion less the. portion lei$\: in t:he
t2king-, and t:.I:Us Lease sh.a1.1 cont:imte; p=Vicled, however, thea
.::o:e=l, t:e=s af! this Lease shall then I::e 1:e:te:;;ot;ia.t:ad..
7
AUG-11-98 rUE 15:46
KLP ENTERPRISES
FAX NO. 7177856141
P.09
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1.2.1
JUl.TrCLE 1.2
CSE agrees that in the event: a llona :-ide offer to p~chillOo.t:b.a
land and improvl!llIQnts at: 29 S. Middlesex Road is received by
CSE and in the event. that t:I:1e third party purc:hase.r visnes to
"buyout" J:m1:lerhavcn's lease, CSE o'lg7:'ees that: the nlmy Clutn
amClunt: sllall be:
a) durin<] the' .i:1iti<ll term equal to ~2S~ Ole
the actual C::l$t of capital improvements lI1ac:la by
J:.ttti::erb.aven.
b) durin<] t:b.e 1:i::;-st renewal term equal to
1.1.0% of t:.l:lc actual cost of capLea.l impr.ove.tllents
:nac:!e hy l'illl:a:::haven.
c) durin9' the secQnd' 'renewal t:e...-m. e~l to
1.00% ot t:b.e ac::euaJ. cost 01: capital. improvements
lIIa,Cl.e by tm.Cerhaven.
12.2
l~
CS'E reserves tll.e ric;b.t: tQ "buy out" ~erhaven for an amount
equal tQ 1.00% of t:b.e actual C:::Ist o:f! capi.tal improvel:Ienes made
by Ill1l:le.!:l:laven it: at any time du.rin<] the 1::er.n or altY re.nelo'al
t:erm, :tMl:le.!:haven Ghoul<:1 be sixty (60) clays in an"Ul:'S in :he
paY1lllilnt of rant, prClvided., hOToTave:, t.t:lat tlle amount of rent in
arreers saall 1=e deduc::1::ad 1:::0m. the "buy ou.t" =unt: and,
prQvidec., t'Ul::t:l:c-, t.!1at t:.he amount ot liquidated d::!lllage.s
dei:a=;i.nad l!!.S set: for-;:.'1 in fal:'ao;;.rapa 1.4. J Qf Ar..i.ele 14 o~
this Lease shall he deducts!:!, i.n addition, fr= the "buv out"
amount. X: 1:.'1e amount: of li'iULdat:ed damages and rent in
arrears exceeds the buyout: amount, Lessee SM~~, upon Wl:'it:.t:en
demanc!., 1:a c.bliqated to i=ediaee1.Y pay such e.:.:ce.ss amount: t:o
!.es.sor.
.I..2. J CS;;: rese::'Ves tl:le rig-ht 1:0 "l:uy 01.11:" :tMl:lerhaven at any t:ime
c!.=ing the tar.:! ar any raneW'a~ term t:o:r an at!lounl;. ~al to
15Q% of the ac:t:ual cost of ca~ital .impl;'ovemen1:S Illade. by
Illtbarhaven. Said nJ::uv cue" lIlay :be :or any reaSQn not eovered
'in items ~2.1 and 22:2 above.
12.4 The ri<;'ht of Lessor to "bu.y OU1;." J:.essee under paragrapll 1Z.:Z
or 22. J shall be elCarcisad by Lessor prQvidinq I.essee \lith'
t.n:'itt:an noeice of its elec:t:ion to exercise sucl1 right: oJ: Dl.l.Y .
Qut. rn tb.c&t: event, the. "l:m.y out" saall boa consummated vit:1ti.n
thirty (JO} days troll! the date. ot! mailing' SUCh notice a:z
pro;ridec. in Artiele 21. "flrit;t;en communications" c~ t:1Iis tease.
Aa'r:tr:r.E 1,3
1:1.1. t.eSse,e shall, at its sale cost and expe.=a:
.'
Ca) Repair arrc:l rcplac.. a.l.l. c1a=q= :l!acilit:ie..o
~ a
AUG-11-98 TlIE \5:48
KLP ENTERPR I SES
FAX !lO. 7177956141
P.12
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.r.l!-~r:ae'!3 Ria-ht: to Ctlr~
Det'.:tult: and L~~~n't-'~ "RF.!Cled:f.es
c:.
1.4 .2 In tb.Q Qvent any c!et'aLt~ t: enumerated in para~aph 14.1 shall
continue !or a period ot more than thirty (30) da.ys after
notice tltereof given in writing to LtlOssaa by Lessor (pJ;'o~rided,
hc:lWlil.ver, tl:1at U tl1e car.:.se for giving such Clotice involves t:l:1e
making ot rC!,'lairs or ether matt~.::: J;'ea,sonably .requiring a
lonqer period at time than the perJ.Qd. ot such notice, Lessee
sha.ll be deellled 1:0 lla'Je Complied with such notice so long as
he has C=encea tQ comply with sai.:t notice ....itl:1in tl:1e ~eriod
set: :fort:!1 in t:!la not:ica and is diligently pro:ieC:U1:ing
c:ol:1plianc:e with said notice. or has taken pl:'oper steps or
croc:eec:tings under the ci..t'c;'..llIlst:ances to pl:'avent t:he sai=e,
deSt::/:tLc;t;iol:l, a.lt:eration or other int=~et'enc.. wi1:l:1 ::aicf leased
prem.ise5 by reason of nonc:cm!;l.lianc:e with the requi:9O:!nts ot'
a.oy .law or ol:'olinanee wit:h the J:'U.lC:l, reqnlatiorLS, ~
d.ire<;i;ians o-t any 9'ove=enta~ autl1ot'i 1:y a.s the case may be)
then an<1 in any of suc!1 event::; Lessor, at; ita option, may
declare t.b.a.1:: this [jease and. the t:hen une:<;lireQ. te~ hazoeof
shall cease a.I1c1 ax=i=e lU'Id becollle absolutelv void. on a. date
speeifi.ec1 in suc:.'1. nai:ioe, to be not less t:.':an-t:.!:lirt:y PO} days
afte;:;- t:.b.e date of s~c.!l r:tCltiee, and t:.:1areunon, Unon the
e.lC:lirat.iol1 o:f ehe tae luit: in :ruol::: noeice. t:h.1s r.iasa and
t:...~e t:2::"!%ttr l1erei." ~a."1-=aci, as ';.Iell as i:11.l ct the riC;ht:, t:if:le
anc!. ini:el:'est of t.::e t.assee hereunr:!e;:;-, shall loIhQLly cease and
e~iz-e and .t:eo<:lllle veLd .i..n ~e s=e ;]l.!\=e~ and liitll t.ee same
force and e;ffec; (except: as to Lessee's Liability) as if the
date fixed in sucl1 notice Were t:.!:le da.ee herein Q:;i9'inl!~ly
soeci:ied fol:' the e.'Qiration or: t:he te= l:terain demisar:!; and:
r.essee shall t:hen i.::li:1eeiat:elV' cuit and. sUr.;'a.>tc!.er b' r.essor'S
the leasec! prOCll.:.sas, i!tcludlng ~ny anc. all builc!ing's and
i;xEJ:"c'Ve::enes t:...~erec", a!:c r..=s..sc~s may ent:e~ into and .t'apcsses~
t:..':e leased p!:'l!..!llises by summary procee.d1.nqs, c.at:a1ner,
eje.=ent: or ot:!le.:-..ise and l::e.1llQve all oc=~an1;.S !:hereof anc1,
at: Lessors' opt:i,,", a.ny pr:ope.rt',( t:c.el:'eQn ~it:..'1.out Qei.r.<;t ~ia..cle
to indic=ent, p!:'osac~tion or da=ge t:he;:;-efor.
c"
Ae~el~-atian o~ ~ene
14.3 A. On the. oecU-o-rence o~ any of the e.vanes of d:Elt'alU.t:
en=e:.-at:ed in !;Ia.ra~aSlh 14-.1 ana. after such default Qr
~iolation of covananc Qr eQnc.ition continues for a periOd af
thi:-t:y (30) days StWsElq'Uent: to not:ice of default, Lessee
"graes th"lt: t:hareupo/t lI.!ld in suoh event Lesso!:" shall be
entit:l..a. to li~idat:ec:!. da=ao;es in an amount: d..ta=ined by
multiplying' l:ha acoultt of Lessee's lIlortt:hly rem:a! obligat1.on,
.at !::he time this P<U:''l9'l::'aptl. 14.:1 ,"ould hecon:e e.ft'e=ive, by a
t'aC;Cor: ot: six (G). The parties ac:know-lecfqa and agree t:hal: the
a:nount: d"'te=inec:!. by !:he t'c;I=ula ::at t'orth above. .i:s a. taiJ:' and:
reasonable aJIlCunt considerinq all. relevant: tal;t:Qrs, including
the difficulty of clet:ernzinirlq t:..~e ElX<lC1:. l!JItQunt: ot' damag-e5 to
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AUG-It-9a rUE 15:53
KLP ENTERPR I SES
FriX NO. 717795614 t
1'.20
('
;:."',;."..'" .i.n cae evene or:: cleJ;'au.~t:. unc:l~ t:.l1e terms ot: th.. Lease.
'l'he Le~sec agrees that the amount C1al:anU.ned to be. liqu.i.clll,l:ed
~~-~g~~ !: ~=: ~~~ =~=~~ h~~, :;: ~~y ~~~=;;, ~q =~~~~~~a~
a. penalty, nor sha1~ Lessee lL5~e.rt a def'ense based upon a
"pendlty" in any le9'a1 proceeding-.
'1'he amount determined and I1qreed by t:b.e parties to be
liquidated dilJlla9'GS shall !::Ie in lieu at! all other d=ages
(eJc:cept fQr arrears in rant (not to QJ(ceed sixty (60) days
rent) or ot:her c:hll-.""ges due I.essoJ:' under the t:e=:: of' the Lease
up t:.o the time t:lUs paragraph ~4. J becomes e.e::ective] wl't1.c!t
m.i.qht otharwi.se .be recoverable by !:essor in the event: at:
Lessee's non-pay::lQl1t ot: rent. und.er the t= of' this Lease.
LassQr shall have no du.ty to m.i.tigata the amount oj! liquidat:ed
or ot:.ller d.:l.m.al1cs st:i!,ulated hereunder.
Irrespec:t:ivc 0:( the p:t::'ece&q paraCIJ:'apl:I.'s of Sectian .1.4.:1, the
liquicia.ted damaqes wlti.ch. Lessor is ent.f.t:.led hereunder ma.y orUy
be =ll...ctlild by L4:lsor in t:!1e event Lessor elects to e:<=c:ise
its riS'ht:, unc1er para.<;raph 1.2.2 ot! A..-t:iC:le 12 to "b~y out'"
I!:I.i::e::-ha.ven's leaseb.cld in1:=es't:. 1:n l:lUl.t event, Sttc;h
liquid.a.t:ed damaqas shall be c:1ee.uc--ed ftam the. "buy aut" price
in additiQl'l eo u~ to t'110 months l:'ent which llIay then be in
a-~ears.
-.
,~"'"
~.~r
E. C"oc;m t.!I<! occu:=enc:e <:;f any of! ~e eve:tt:.s or- clefault: listed
i.., pai:-a.;rapa 14.1 a!:ove, and- afte:!:' sue;" c.e.faldt or viOlation
at a<:lvenl!.Xl~S or:: eer.dlt:;:.';ms conl:inues ~cr a [:le:ieci of thirty
(30) days Stlbsequent l;Q noeice of det!aule, tllen, and in eac;h
anc eVer$ SUch ease, Lessee hareby empowers any attorney at:
any c:ow::-t o! record, ae t:.~e request <:If Lessor, and, as tl:I.e
agent Ol:' the a1:1::ll;':1ey ot: L=sae,~ l;.::l sign an agree1llent t:er
e::1:=y in a cOl:lpe!:ent c:::=-t an alldc:ablc ac:-::i,clI of ejec:t::!lEU'lt and
c:onfess juc91llent in ejeC1:::lIent tlleraon far: the said. premises tQ
a..!ty te=, past or presen.t:, aqa.inst Lessee, and all personS
c::lai2lling' uncle. l.assQe, ~it:hou1: stay of execution, o.r: "P51eal,
ant:! for so deI-rll;, t!t.is shall be a sufficient: warrant; and,"
l:he:eupon, a writ of possession may i=adiatelyissue on said
j <l.dq:nent:, all e..>-rors an~ de~ect:.s in entering s~eh action and
j u~go:Ient:, OJ: in the issuing of such writ, or in any
proceedinqs tl:ereon, or c::oncerning t:l1e same, being hereby
e~l:'e5.s1y \ora.i,ved ~y r.essee, and by any person. or pe.r:son.s'
whatsoever claiming tl1:rough, l:ry or under Lessee. and a. copy o:e
tl:I.Ls t.ease, with any modi,;i;ic:aeion.s theJ:'eof, being' fil.ed in l:l1e
sai.d a=ion. it shal.l not: be ne<:essary to t!il.e t:l1e orig'inal as
a wa=ant of attorney, anY' l.ao;.r or rule of Cgw:1: to '!::he
contra~f nct~iths~andinq_
ARxJ:a..5: 1..5
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~odi~ication. otscharae.cr Termination
(l..
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KI.P ENTERPR ISES
FAX NO. 7177956141
P.21
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:1.5..1.
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'.l:h.Ls aqrcement: 1IIa~ not: l:lc mocli.fied., di.sc;hargQc:l OJ: t:a=inat:cd
oJ:al~y or in any other mann~ than by writ:t:en Ilc;rcement: si\l'llcd
D"t ~.:,~ pc!l.c::.LIC::J Uc:!..Cc=L:u LJ& :.:1J.....i..c J:'..&.:i~",~tLvCl a~UDD";'J:1i d.a.lc,.;
assigns. Lessor and r.es:ree furtl1er aq.r:ee that a sixty (60)
day notice prior t;g te=inat::ign d.1t:e :;l1.'111 he. pravided.
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t.
ARrICL.E: .1.6
Surrander
:1.5.1. L"::;::;ce aqrcas to and sb..al.~ on expiration or sooner ter.llinat:ion
o~ 'l:l1GO taJ:1ll (or any e.x'-...=ded. 1:= hereo:e], p1:'cmpt::l.ysunender
and d.eliver the leas'ld premises to Lessor withOllt: d,.",,,nrl
t:herel:'or in c;roed c:ondit:ion, ordinary wear and teilJ:' (a.cd Camac;rll
by 'l:l1e e.lements, fire or act: of God or by other cause .blllyoad
t:l::te reasonable CQm:rCl1 o:e Lessee] elo:c:e.ptad.. .
ARZICLE .1.7
,.
Assianment. Suble~in~
..~
1. 7 ..1. Le.s.sel!: shall not have the rig-ht to assign this Lease or sublet
all or any part. of the leased premises 'il'it:hou.t: tha llJ:'i'/:t:en
co=ent: o~ L~sQr. Sw::.!1 as$iqnment: or st1blet: ",I.,.U not:
release LeSSee frcllI any of its obligations under this !.ease.
AlU'Xo:.E 1.3
Covenants ~tndina
113..1. The covanants and a<n"eement:s herein c:ont::ained ..ball in=a to
the benefit of. and be bindi!!9' \.I:l;:cn', the parties h<!.l:eto, t:hei.r
hei.J:'s, ~=tcrs, SUccessors and. assiqru;; as apcrocriat:e
heretmder. - -
ART:::CLE: ~9
rl'lt:e?"F!st
1.9.1. Lessee COVenants thaI: a~~ rent and addit:ional rent to be. paid
under this Lease. iJ! It<=lt: paid 'il'hen d.ue sha~~ l::ear interest: Clrl
tlte rem<t.f.n~9' Wtpaid portion t:.b:ereot: at the rata of ten..
percent: (1.0%) per ann= J!l::"ClI1 the elate due W1ti~ paid.
ARXIo:.E .z a
N'on-c~!!met:it:ion
:za . 1. ~se~ sl:za~~ J'lot: d..i.rec:tly ot' ;f.nd.ire<:;l:~y .m.:.g'aIJe in cf.irec::t
~~e~ti.on in a business in vb.i.c:l% a goU: dJ:'i.v:x.nq range :is t:l::t.e
pr=zy Clperation either as an tndi.vidua1. Cr:z h:f.s ~ hm:' ~ en;'
as a P<!rt::::er 0:' joint: ventm:'er. 0:' as an empI.oyee or Ilg'ettl: 1:=
:L.3
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AUG-II-9a rUE 15:54
KI.P ENTERPRISES
F t'1:\ ~jQ. 7177956141
P.22
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(',
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l1.tly per"on, or l:i:i an o~r.1.c~, cU..l;"QCCor or sltaral1oLoCir or
otherwise t:or <1 pflriod ot: 1:.l1ree (:I, years :t:rom the. date ot
'. _f__..l_,..... ..- .....1_ -.--- ..--..___.... .......""'_ _ _.__....... , "",., , _I,...
L.cJ.........u::I.~.......,.. ""_ ~....... ..04.... ....'='....0...0.......' ......__... _ .....-..-.1 ,ao~J ____
radius ot thQ leased premises. This CoVenant shall bEl
cOn.:ltrued i:l:i an. agreement indep=dent of! any other provision
at: .this Lease Agreement; and the existence ot 11IIY cl<1a or
cause ot action, wl1ether predicated on this Agreame.nt: or
othC:rl/ise, :l:h.:111 not: con.st:itute 11 defense to the .enforcement
of this covenant.
During' the te.= at thi.s lease and while this lease .is in :euu
force and. effect, Le.:5sor har~ <;ri.nt:s to Le$se.. the exclusive
:r.i!jht to el1!1'l9'e in the goU drivinq range .business, as lterein
defined, at 2~ South Mic:!tUesex Road, ~lisle, Pennsylvania.
F'W:"l:her, duri.o9' the. t:e.."": ot t:l:l.is lease iUld witil.e Ch.!.s lease .u
in :ful.l forc<!: and e.tte<:i:,.. !Assor Will tlot: <Urect:ly Or
ind.irac:i:J.y, nor sl1all he pe=i t 11 th.u:-a parey to, engage in
any sucl1 oS'erations on pJ:"emises IoIh.icl1 he llliqht concol r.ri.t:I:lin
a t"Je.nt,y (20) Illi.le radius Qf the leased prem.i.ses.
ARTICLZ 2.1
20.2
Written Communieations
i";;'
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21..1. Al.l notices, er approvals in lr.:"itin9' prQvided for under 1:I1.is
I.e~se will be 5=t by eit:.:::er part:y by certified. mall, ratu=
receipt reques-::ed to tb.~ ot::1er part;( as t'ol.lovs: to the
r.essee at J<:'S Shel":lan Avenue, Wa~esl:Jw:g, Pennsylva.nia. ISJ10;
to !.essol:' at: 36 Kelly Oz:oive, ca:lisle, Pe.nnsylvania 1701.:t.
.\dditienal =pi..s may OQ sent by any post to any otl:le::- add1:~s
~b.ere such part:ie.s also may be reac:ed. Suctt a.dcU:e5ses may lie
c.'la.."lg'ed by ;n:it:'l:811 na'l:ice of t.."l.e a.<!dre.5see.
~ers
21..2: No rwaiver of any terlll, conditicm or covenant of tllis tease llJay
be pr<!S~ed. bU1: mU$t be made in li1:'it:in9' by the party so
~iving to the ether party _ 110 acceptance by toessee to Lessor
ot: any amOllrtt: paid for any reason under this !Aasa loIill
C0l'15t11:ute a co"'promise, sel:t:lement, accorc:l and satisfac:t:ion,
rQlease, OJ;' other finaL disposition of! the amount: elol1rtq 1'n the
absence at' a wri t:in.. t'J;'011: L=sar to the contraJ:y.
rnea~a~~ on ~bli~~ions
21..3
Any pa:flllents z:o~larly sc:l::1edul.ed under th.is :r.c.ase as daily,
IlIcnt:hly, or antl..:al C:l1arg-es, wl1etl:ter CQnst:ruoad. as rent:: ell:'
atl:te::'"'",ise, (,(i~L .be due Pl:'olllptly and will. bear interest ~om
.the dU,e date at: ten per=n1: (10'1") per annum W1til i1.c:t:ual.ly
paid.
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