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RT~rH~N ~, FARINA, PR~rHONOTARY
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, STRAWBERRY SQUARE DEVELOPMENT CORPORATION
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DEFENDANT' '
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Seotion" 3,01 U\.NPLoRP's WORK
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Seotion ';4..Q,;I. GROSS STILES . . . . . , . . , . . . . ,
Seqtion I 4.04 ' 'l'ENANT' a l\NTJ:CJ:Pl\Tli1P ANNUAl! ClROSS
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Section ,,4;06,"';. AUDIT Of' TIi1NANT I S aUSINESS AFFAJ:RS !\NP ,
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AATIOLIlI V. J\DVEln'l'iJ:lfX~a A1iP P1\oHolJ.'XON
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Seotion 5.0~ PJ\l~TICIPh'.l'ION IN PRoMOTIoN OF
LANDLORD'a RETAIL PROJECT .. , . . , ,
Seotion 5.03 MEMBERSHIP IN MlilRCIlJ\NT'S ORqANIZATIONS .
Seotion 6.04 TENANTS' ADVISORY COMMITTE III . . . . . .
"
'"
i
IS,
Ii
Ii
7
7
9
9
lQ
11
11
U
13
14
14
14
14
15
lei
lei
17
11
17
18
1B
19
.
'I
\m~I'M~~ l1mm ~,P4fl"1
" ,
~m~g~ V~, PW~~~W~~A
Atic~iQn lI,Ol \,I'))l!LU't HINl1:Il'i~ND S)!;tWIo'!11fl I , , , "I I t\1
Aqp~iqn 6tO~ aURTAJ.LMEN~ OR IN~!11RRUPTION OF ~E~VIQm, 19
~~~p~a V~~, ~~AP~~O~ ~p ~NP~~IW~
Aec~iqn 7,03. ~NPHORp/~ PROPERT~ INsU~Nam , I , I I ao
A8Cltion 7 I o~ TlilNMlT' II PROPER',1.1Y INfilutl4\NO!i1 " , " I ao
S8c~iCIO 7, O~ TE1I'1AN'll/1l T..IMIJ;I.,I'l''l II'IAURMOlil . , , , " ae
, Aection 7, 04 ~IilNMlIj.1 / S INIlU~Otll PlJ1UNQ OOI'lA't'tWC'l'ION
~NP INPE~IFloATxaN I , , I . . I I " a1
AflUJ~ion 7,06 ElVXPE;NOlil OF INAURMlOlil 'I' , I, , I ., al
sect.l,qn 7,011 W(\IVlilR OF PI\MMIi1~ MlP SUl'lROQMJ;ON .. I aa
SeIJtion 7, Q7 RE1LEMl~ MID INPlilMNnIOI\~IOI'I " I . ., U
~WIO~~ VI~I, OQ~Q~ ~WP ppn~Io ~~S
AeIJticn B,O~ OPlil~TION ANP ~XNTIilN~OE OF GaMMON MID
JilUI'ILXO MtlJAS . , . . , . , . , I I . " aa
I'l~ction a, o~ UStil OF Q0l'll10N AND PUBLIO MIi1M . I I " a~
~WXOLQ xx. ~Dtonn/s ~PPXTIQN~r.. QQVlilN~T
section 9,01 ~NPr..ORP/s r..IABILIT~ . , , . , ,
, , , ,
a4
"
"
~TXOr..lil X. WlilN~/S ADPXTIQN~r.. OOVlilN~TS
section 10,01 PERFO~NqE OF OJ:lLIGI\TIONS , , , , , '. 1\4
section 3.0,02 'l'Ii1N1\.NT'SOtlN'{QE;S'. ,'t , , . , . . , '. 014
Aection 10.03 TlilN1\.NT/(:l RIilPAIR AND ~INTIilN1\.Ncm ..., all
secUon 3.0,04 NO PIMINOI.l'ION FOR LANDI.,ORD'S REP1\.J;l~S . . a7
section la, 06 COMPl!I~qlil NITtI LANS , ,', , , . I . " :\7
section 10 i 06 RULlilS MID R!J:GULl\'I'IONS .. I , . , . ,. a'o
secj:ion 10.07 St.1RRENDm~ OF PRlilMJ;SmS ,. . , . . . . .' 26
section 10.00 L1\.NPLORD'S R;I:O!iT OF Ii1NT~'.l . . , . . .. aa
Section 10,09 SIliNS . . . . , . . . .. . , . . . . , . :a9
Section 10,3.0 i\SSIGNMENT N'{D SUBLIilTIj.1ING . , . . " . OIl}
section 10.11 SUBO~DIN.l't,T;I:ON . . , . . . . , . . . .. 30
section 3.0. l<l NONPISCRIMINAT;I:ON ,'. . . . . . . , . . 3 a
ARmXOL~. X~. rIRD OR CAsUALTY
Section 11; 01 ' USE oli' INSUR1\.NCIil Pl~oalillilDS 1\ND AB1\.TEMlDWJ)
o!)' t'tEN'J.1 , , . . . , , . . ., . . . .. 30
Section 11.oa Tli1nMIN1\TION OR 1\.B1\TEMIilNT AFTER
DESTRUCTION , . . . . . . , . . . t .. 31
section 11.0J NO DA~AGES ~OR IN~mrrRUPTION ;. , , t . 31
" AR'J1:tOI.lil XII. EM:t1PUfT DOMAX:W
Seot.l:ol1 12,01 TOTAL CONDEMN.l't,TION , . , . II' , . . . . .
Seotlen 12,oa PARTIX4 CONDEMN1\.TJ;ON . . . . . . . .' . .
Section 12,03 REP1\.XR AFTli1n CONDEMN1\.TION , . . . . . .
Section 12,04 PARTIAL OONDEMNATION OF LANDI.,ORD'S
RET1\.U ,PROJECT i'.
. . . . . . . . . . . . .
Section la.06 LAMPl,ORD'S D1\M1\.GE8 , . ~ . '; . . . . . . . .
Section la,OIi TEM1I.NT'S DAMAGES . .' , . t '. . . . . . .
I.,
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3;1
32
32
3;)
3~
33
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\QQP~\I.,r.1 111~al~' 1140rrn
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, 'l'1i:J;13 )"..E~I3E., mac1~ ~h~~b'I\Y Q~~I...~_ .' 19 f-r;--
p~ l\n~ p~tW~el1 a~~~~RR~ QQu~ p~~~o~~~~ QPR~O~W~PN, l\ '
~Bl1n~~lv~l1tA CP~~~~l\1:t~n, having it~ ~rin~ipl\t o~~toa a~ II W~rtll
l~hil1c1 ~t!;'ItlBt, liar;-:l.ElP\.ll'g, ,~ennElylvaniA lHal (he;'B1Ml!t~;-
t'afltlr;-Bq to l\~ "+<anI11Q1;ql) AM OAlVill \1, ~M Qll~~qll Iil. \l'q~lllllq",
~~~119 p\.l~inB!Jfl \,mc1er l:llli 1:ra!:lI~ nAl11e 'If QqA"'l{i~Q ~ip,:I.11J1\11i1
(11, erlil,in, A, ~tar rElferr~"c1 to ,A~ ",'1'ItlI1Ant, ") , "With I\n o~l!toe A\:. ~QIS
' ~;l.\1htllP"I'" pt'iv., HItlPllan;l.cIlP"t'lil, P1\ ~711!.!5, ' ,
~w~o~~ ~, ~RE~II3~a, W~RM ~~ ua~
~Qqtton ,,:t ,Ol T.Jll1\I3IilP Pl~EMI::l!l:13
J:n OPIHlic\ltlra t::I.Qno~ the liEll1t!'l, ooVenant!'l flnc1 A9l;'eement!'f
~\:lIltatMc1 in thh ~aalile, LAIH;jlo!:tI laAl'les' t.o 'l'eMnt AIlc1 'l'anO\nt
laAIilB!J frol11 ~Anc1101;c1, premiElBEI (her.einAfter. referred to alil thB
"Laf:\sac1 PrEl\l1:1.IIes") l,oof:\teq in Phillie I of The ::lho~1l At ,stlil\W\Jerry
SI;\\.lar.a, tlar.riElb\.\1;CJ, PannElyl vania (hel;'a1na fte!: ra fl!l 1;'1; ec1 tl;l aEl
"~ancllo1;'c1'!l Retai], proj eot") " The LaaEleq Prell\isall oondst of
aPPlio~;l.mf:\tely 6,7li1$ ElCjuara I:ee~, 011 the El$CPlll\ leVEl:!. whtoh i/il
~pa~e *~~~ 01: Landlo1;'c1//il Retail projao~, aEl more pa1;tioU],ArJ.y
:!'nc1:!,oateq 011 E~liI13:CT 1\ att/loheq oer.eto anc1 maqe part \1eraof, "
Ppon complation Of opnEltrl.lotion oJ: ):,anqlor.d' f! Wor~ /I/il!:equi1;'eq by
l!l)\hiIJit a, the ar.ea of the LaaElsq Prem:l.Eles of the Elpaoe or "'Pacea
h/lsec1 to Ten/lnt hare\.\nc1e!: shall be oertJ.fieq \Jy /In Arohi1;eo1:,
dUlY re9iElterEld in ~enn/ilY1Vania;' designate, d,PY ~a, ndlord" l3aiq
A1;ol1,iteot I3haJ.l also oert1~Y the Total Rentable ~etai:t 1\1;'ea in
~andlo1;c1 / El Ratail I?roj eotand I'lhall Ool11p\.\te and oartify 'l'enant' s
Share, ~1l oharge!'! \1aaad on the LeaEleq P1;'emiEles shall pe
dElterm;!.neq upon thEl fina], /I 1;'" a certifit1q by IIdel Arqhi1;eot, '.Vile
~eased ,Premil'lesex1;and to the' exterior, faces of au exterior
wallEl al1d the centerline of Walla bet"'een the. LeaEled I?rembl'la and
the 0011\11\011 Areaa anc1 P~\blioAreaEl, or to any Una Elhown on '
l!l~IIBIT ^ where there, is no waU, or to the cente1;':line of thO"'8
Wa]'lEl or prolongationathereof asparating the LeaEled Prel1\iaea
from other hased pramises or Coml1\on or Pub],ioAraas ill the
Lanqlord / a Retai], l>roj eot alid 1110l\.\c1in9a11 oOl\.\mna and oore
areBEl within the peril11etere of the Leased Pl'emiaell/ together. with
the apPu1;tenanoss speoifio~llY granteq in this Laaael inoluding
the usa in oommon with others of the Common ahc1 Pl.lbl 0 AreM as .
hereinafter mora fully proViqad, but reElsrv1n9 and exoeptingto
Lantl],o1;q the tolloWil1c;/l .
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\!~Pf.\",r~\ 11(~OI~5 11'O~
,
1\,
The \lBa aC I
, I
1, ~he e~t~F:!.o~ Capes pC ~hB ~~tsriaF wallpt
~, the roof, and
~, thB,liPaoe p$twB~n the ~pweF ~"rfadB of the f~oor
~~a~ pC an~ h~9her f~oor and ~Bnant'~ 1!iniBhe4 oBilin;""
p, Whe right to inliltaU, maintdn, "BI'l, t'BPail:' ant:l !;'Bp].r:\PB
Pipeq, q"q~li, oanq"it~ and wirBB leading through the ~ea~eq
Vremilifill .tn lOCl/;\tipnlJ wMoh' wiU opt. AnPElt;antia:tlyo intet'~B1;'ta witl~
T, en,an,t;IEI uAe therBof,' and E11'l~~iij; other Parte of ~and, l,ardlEl
Retail V~ojeotanq, tne p"ildin9(s) pantainin; ths eAme,
aeoUcm
1,0;1 T1!;lU\
The tlirm al! thil'1 ):,eaeB I'Iha~:\, PB fillVlIn (7) OanBB9Ut;!Ve fu].l
lea",e Y'tal!\t' (B), The term sllaU oomm@noe <In the e'iu~J,h;l1 at 1:.1\1'
4Ate Tenant openEl far b"E1i~eqEl or tnll ~irElt ~I!\Y of N~~qh, 1~96,
(herBif\l~ftlir referl;'ecl to as the "CommenoE\ment Datil"), and BhaU
terminate <In ,the la",t qay of rabruA~, aooa, (hereinafter
refarrecl to al'l thE\ "Tarminat,j,on Datil"), "nlElI'lB I'loonel;' ttarminateq
ae hel;'einafter pl;'ov:l.clec\ I The tElrm ":\'jeal'le Year" B!laU maan a ..
parioc\ of: tWBlya (1;1) OOneeol.\t:!.ya ,1:1.111 o/:l;l.anc:'tat> mon1:hl1pli1qinnin;
the ~.trl'lt ctay,of ~~~aht anct anc\ing the laBt clay of ~lI~~~~1
"
I
seotion 1,03 HOLPI~G ovmn
S\1,o"lc\ Tanant holc\ ove~ in pOElBeasiqn after axpiratiqn of
the tarm of tlli", Leuew:l. tht..anctlorc\ I", oonl'lent, Buall hOlcting oYElr
shall not bEl dElemed to el('cem\ the term of at' l;'ElnElW thia Lf;\al'le,
Putt\letenanoY,ahall oontinue frqm month to mOhth ~pon tile
aqvananta ancl oonq:!.tions Ilenein Bat 1!orth'at the rental in effaot
ctur.l.ng the last m<lnth of the prBOE\c\:I.ng torm, until tet11\inated by
either party by at ,least thil;'tY' (30) ctayl'l' written notioe. '
SooUon
1,04 PIiiRMITTED USE
, h,' T1!;NhNT'S usm OF THE L~ASEJP PRE~IaEJat Lancll<lrd an~
Tanant agree that the teased ~t'emiQElI'l may pe usec\ and oooupiect IS
I nilliard naIl containing tba ~ollowi~g component a an4
I r~stdotionB I ' '
"
I.
1. "turn! 1.:urell billhrd hblos whioh shall no1.: be
co!n..operatad.
a. no mo~e than threashU1!1!leboat'd tablesan4 thr..
nncaitables wbicb shall net be eleotronioally or aoin"op.rabed
2
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,\m~\n,"II1/IDm \l~O""
I 'I
~~~ ~~~~~ ~~ ~~~~~~~. i~ ~~~~~I ~~~ pR~~~p~~r ~Q ~nQ aMA~~~ ~~~
~li'li''-A:I;''MA Q~ 1:h" ~;\.:I.+h;~ ~i\P. l!~ I
~ I ~ l:I.v.~"'Il' !:II'/: ~t'qlll, wl\tf,l~ mm... alQQhl='Ug ~t':I.R~II,
III~:!.A~!II, ", ~t'. \\ " Q!II"VI;"" . AQ"lillll, llm\ fIIJlllalC1II qn:!. y 1I1l'Y,,', l:It!l 1II1!".~'p '\.,
"Qt, aM ~Q+~ IIftll :Lah..., bQ:\.w~:l.nq l\Qt dQll'" llIay \:I.. 11I11I"'" ,~.. rt
1:h. ~.n!!!\l. 1:I1l~ .' " 1. U, """,. .IAHr'" u...~ ...lII'!' ...., '
^n.--~~ffQt' QQ III p~iQn on li't'..1lI1111." ilia Alii ~QU 1:Q QQllIp.~. wib~~ '
--1:)\. Inb.~R,,1::I.a'\I'l rPQ~ WQt'.IC11 ;!.QQa1:.4 811111"1\817" 1fii;l\~n ~.n""J,Qd'. '
Ji11;...h..~.' .:l.llcudQ III~Uhufi .nll /II~ll\ila:r: a8viQIIA ~hdl Rat. b. ,I Ed
, p.~i1:~.4 nQU ')\1':\.1 "n~ gQQ~in9 4.vipe whigh aQ1:~Vllt.. blla f~'
l:I":I.;l.4in; f:l.~1I ~lIt'Q~:I.an .y~u.ll\I A4~:I.tiQn.l hpu llI_n" it_Ill' _hal:!.
~. p.~:I.t.1:_4 l:IY ~.n41at'4 in wr:l.t.i~ll, ~f fll~fiib~8 in ~~n41Qt'~"
Qp:l.nian, fQl1Qw:l.nll 48":l.lln pf ~rllll\~"_'" In all Q.~all, .n~ hQt
fQQ4 /II.:I;V.-~maY Qn1y \:18 QQnfi~1I4 an thll li'r.llIi~1I1111
4, ~.t.a:l.l ..1_ Qf l:I:l.l1:1.At'4 l:I.~lA, a~8 ~t.:l.Qk~, QhA~~
.n4 UJI;fI A~~"II~al?hll all "a1;l. "II tal? Utili MllpJ,ay Qt: lJ1U;l.a:l;~
t~:!..1I far IIA1- l:Iy ~"nAn~. Q"ot\ lIat811 Q~ t~ll1l1 IIhAt~ 1:1.- '
"n4a~~aJl;8n b~ /IIPflQ:l.Al Qr~er t.Q ~lInAnt'lI QUPpl:l._~ W;\.~tI no
~.liv.riell ~a~M to th_ ~lIa~lI~ Ji1:1;lIm1111111 or At .n~ Q~IlIl~ lQQai;;\.Q~
in ~an~lat'~'1I Prell\ill-II, ~:!.t lIalelll ot l:I1~11a~4 AQo.1l110~1eQ an~
b;L;1.;I.:I.ut1 tllib;LslII bY, TAllant or itll Illl\ArQtlQt~_:I1s 1111IaU lJQ inl:llu4111"
.. , all ~8nAntl'" 9rollllll 1111;1.-11 on w1li01l the annuAt PllrpentlaQII RlInt. 1It1.;Ll
~8 oamp~ulI~ ,all lIet torth in Qllou!,on a,Q~ 1III:I1e11\"ttar;
6. _1el;1t:ron;\.oa:!.l~ apII:ralle4 amUQemflnt 4_vha", v;\."-o !
9~aB "~ pi"nba"ll llIAot\,1nefi ,11111'1;1. be pllrmillt_1t tQ be plAaed and
ap.rat81t in the ~ealla" P;8millaBI . '
n01:' 1:,,01:' any 'ot\lel.' PU~Jil,Ol'le(lI) w:l.tlwut Lancllorcl'l3 w1:':l.tten,OCl11,13en~I'
Tenant Qhall oonJ:orm ~ts U!ilB of. the Leal'led premil'le!il to bl)at UBe
authortzecl ancl permitted under thi!il Le~lIe within thirty (ao) q~ys
after 1:'eoeiV1n9 wr:l.tt~n notioe f1:'om 1..and~o1:'d that Tenant i!il
'engaged in a U!ile not permittecl under ttliQ 1..eal3e, If Tenant dQea
not QC'.mfol:11l its Use of the LeaQecl Premisel3 to that U!ile authOl;'i~ed
l:Iy thh J.,eal3e w1tnin Qaid thirty (30) dl\YI3, Temme l3\1a11 );lay a,
penalty of On8.po11ar ($1.00) per sqUare J:oot per day until l3aid
unauthorized uae is oured. Aqditionall~, L~nQlord re!ilerve$ the
ri,ght to tet1tlin~te th.\s Lease if l3a!cl unauthot'1zed use is not
disoontinued within sal,g thil-ty PO) daYIl after Landlord prov:l.del;l
written notioe ~o ~enant.
B. opm~~XoNsAND opm~TING HOURS, During tha term' of
this Lea~e, Tenant shall oontinuously and w:l.thout interruption
U138, ocoupy and operata the 8ntireLea13ed premil3es for the .
Purpoaas lIet fot'th aboVe, except fb~ such mine:!;' portions t\1ers(')I%
as ara reasonablY reCjuired for stOliage",servioe and/or offioe "
pUrpol3ea as are shown on lill<HIElIT ,1\, Tenal1t shall Ul3e suoh
storage, servioe and/or offioe spaoe only in oonneoeion, with the
purposes l3et fot'th above. In operEltinr;l the I,anl3ed I?remisel3,
inolud:l.ng sto~age, serv:l.oe and/or offioe areasl Tenant agrees to
3
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\'6PP\q~lr', 1,/30/9S ,,~P~
, ,
~ptq~ ~~ ~~nqlorq'~ R4l~~ ~nq ~P94l!\tion~ A~ App@!\r on ~~~I~+~
P,
''I'li\nAnt A9rllllEl ~p oPfi1t'!\~fi1 ~~EI \J4~tneElEl t\"r~,l1g thfi1 ent~;t'a \:1IJ.11l
q~ 1:hh t-IlIt<\IUI, Ant\ to qbllEll;'VlI ~l\ph t'li\g\llAr Anc\ 041lt9mAl<Y hc:n.\r~ q~
,!Hll1t'l\tion l\EI llhAl,l Pili a~\:.f\\Jlillhllt\ trom MllIll ~.p 1:.~!1Ie 1:ly r,~nR~qr,t\,
lI:nR tp qp8rA~f;l itEl 1:1\.ll'linlllll'l in lI\.\on CI mAnnll!;' 1:l1l\t ~AmUorq will
AU A;l.l' t111\f.lEl rllPdve the l1\A~:l.rn\ll1l A1I1o\.\nt ot rllntAl, Anq in f.\\.lpll l\"
Il1f\nn~r AIi to prod\.\oe the 11Il\~~m\ll11 vol\.\Il1E1 of: QrOf.\El Sl\~,lill'l I
" ,
Q IW:~X'l\I\'I'J:oN~ ON UBlil I 13\11:11 eo\; to 'I'emmt' iii di;tllt tP l\lilf4
tM t,f.lAlilf.ld Jilrlill1lilillllil tor tllo PII1:IlQIilf.lEI ElPElIJit!~E1ct :1.1'1 slIotion J. I P4 IAr
'rllnlm1:. liIhA;l.l Mt liI\ltfel;' pr pimil~j:. the '~'IlAlleq li'remtlilelilqr' Iln~ pArt:.
tlllilrllot ,to ):Ill \11311ld in An~ mAnnllt', pr An~th.imJ to be c\onfi1 tl1at'EI.tn,
Cll,' El\.\:l!1!er or pet'l\1it l\nY\:.h~ng tQ pe bro\l9nt :l.nto ell,' ~ept tnllt'e;!.n,
wl1;!.ph WP\.1lq in J.iamUOI;'t\'liI op:l.nton c.\o Any of tOa, 1l011qw:l.nc:U
J., v~,olate Any 1e9111 or inEl\lrAllClll raq\l~rllment'
~, O~\1~lI at~\lQt\1t'a~ inj\lr~ \:.0 L~nqlo~t\'a RlItAi~'
I;Ir01 aQ~ ot' any pal;'t toarllo,f,. ,
" :3. Qon~t~'t:\.I\:.fi1' a pu~l:I.o or pdvAtii O\l:l.!lanqe,
4,
impair the appaal;'ElIlOIl 011 Land;l.ort\' a Retail
Projli\ot,
, El I materiAlly impail;' or interhrll w:l.th tOll propll!;' anI!
lIQonomio Qlaan:l.nq, heating, vant:l.ht:l.ngor ail;' qond~tj,on:l.1l9 oj!
I;anl!J..ol;'d'liI RlItaU Prpj lIot or thll proper And IIQonomio t\lnotionin~,
oll any other oommon aarvioe facility or .oommon I.\ti;1.:l.ty of
. Landlord' 1'1.. RetaU Pt'oj lIo\:. J
6; il11pair or lnterfllrll with the phYl'lioAl oonven;l.ano!il
of an~ pI! thE! othel;' tan~ntl'l ana ooo\lpantl'l of LC\nt\lord' 1'1 Rata1:L
Projeot, or
7. v:l.o~ata any of Temant' 11, qtl)er op~i9At:l.on$ 1.1l1d.er
thia'r.,easa.
. D. GOVERNMENT~L ~PPROVhLS, If Any governmental lioenee or
perm;l.t ,or ragUlAtion ;\.nc~l.\dinlJ but not limited to prov:l.aiona of "
the AU\er:!.OAna w:l.th D~.sabil,it.le$ Aot,(APA) And lIooeal'llbility "
GUidelines, (IIDMlJ) ahAll be required .for the tlroper, and lawtul
ooncluot of Tenant's bl\eineas in the LeAsed Prem:!.ae$, or any part
therli\ofl and if 1!Aill\re to oonform with suoh requ:l.rllmllnts anq
rElgulat10ne relating to l.toanse or permit WOl\l,d in anY Way
advlIrea;l.y ,affeot Landl,ol'd, Tenant I a\:. :l.ts sole a~penl'le, shl.\ll.
duly oonform wi\:.h suoh raquh'entents Ilnd ngulat!ons and prooure
and ma.tntAin 1J0m);llianoa and li9l1naura, and SUbmit evidenoe of the
Ilame to inspaotion by I;andlord, Tenanu ~ha;l.l At all timesoom~ly
4
"
'Gipa\~p,rQ\ llml~~ lI~aP1l '
" II
wi~h t:h~ t:al:"rnll ~nq oonQ1\;ion'" qll aAoll l:a941i:\i:.ion <w\ 11+0, eMf'!
P~t'1l\1 t:,
,
I3Bpticm, 1,0& '.IJli1t1l\NT' 13 I?~Q R.l\Tl\ I3t1MtJ:
WAal;'avat' \:Ila t:al:"rn "TanAnt 11'1 I?rQ RI\t:A 1311111;'11" il'l \.\11111.\ ,i,n t:h;!.",
t.'ll\I'IEI it: f4IlA~,l PIil II,.!! PIil:t:'?liln'\l. Tha 'l!anAIlt:II'I I?rc ~1\t:/3. I3hAl;'ti\
QhA~~ PI1 r.\stEl:t:'minaq P~r.\~V~qin~ t:hlil TanAnt:'I'I qamil'lar.\ I'Iq4Al;'a
toPt:A~B, A~ I'I0\: tot'\;h in l3aot:ipn t,Ol hal;'acf, I:l~ the TotAl
RlilntAI:!~B R6\tAil ~raA A'" \!Iat eorth in l3aQt:ion It\ ,17, P !laraon Wllion
X,21nr.\:!.qrq l;'epl;'sl'IOnt:I'I to I:l~, 1\11 pf tha ql\ta Aa~aqf, :\.Q4,1)4(;1 Aq1.\A;re
taElt, ' '\1), en, An,t:'a l?l;'q, RAtA I3h, A1;'6\ IIhl\l"l ba f:l4p1ao, t: \:q ChAm1a U t:ha.
aq1.\Al;'a foqt,AQI1 qt tha RI1t:l\i:!. ~rBI\ sAAll pa !loral\I'Iaq 01;'
r.\a, ~~aAII~c\, ,fJ.1,a,n, A,nt' a Pro ~At:A Bhl\l,'a, al,la11, pe APP,1iaq in A1:I. cu",a",
After the Al~ocat:iqn qf OOl'ltll in ACCQl:'qanca wit:1l ganal;'A11y
, AOoBptac\ Aocq"nt:in~ princiPllila amonq the oomponentl'l qBBori!:leq in
, ~arAqt'aphl'l ;1.4,17,1\ ,1 Anq M I 17 ,11,4 am\ \:Ietwean thEl l:'EltAll IIpMla
,( in,olu, c\in~ l;'Elol'Elatiq,na~., 0\.\1 tm:'al, eq\.lO,ati,' on, Al l\nc\ fqcC\ Bar,vice
sJilacElI'I) an, d thEl, offica IiIpaoa in Lancllo,l:'(:\" s RElt:l:\1l Pl:'cj aot Whiqh
QcmdEl1:1'1 o~ poth t:he rat~il, ~ncl ofUoe \.Il:1el'l.
/3eo'1:10n :t., 06 Ii1:XHI !'3 I '1'13 ,
!
Tne li1~h,i,l:lit!:1 l.i!:1teet in t:hil'l /3action ~nd~tta.ohed t.o t:hi!:1
X,E\AI'IEl' Ara harep~ ,i.ncorpora ted inAnq mA(:\e ApArt t'lf tn1l'l LaaE\E\ I
li1~lIIBIT 1\1
1i1~I"lIBIT a 1
El~lU:nIT 01
ElXHIBIT PI
EllQt:taIT III I
li1:KllIBIT ~'I
Leal!eet premi!:1eEl
Land~orc\'EI Wor~ and TanAnt:'EI Wol;'~
" /3tt'awl:lerry /3qqare pesign Oriterh
RuJ,f.lEl ancl RegulationE\ '
IllmployeEl /3tatement
,I\etc\itional Provil'lionEl
, " PJr
An'l'J:OLE :n. RElll'l' JUfD O'l'll1i1R OllARQlil/3" .
~,.atian. . . 01 ",'ME'_ OF RIO'T ""0 OTIIER OHM .~~"'6 ~
, Tenant'/3 opJ,iga.tion t:o pEW ren net all othat'-alllol.l~ ~ ()J'~JJ "
paya.ble by Tenant to Lanc\lord here der, exoept aEl otherwil'le ~~~
);ll:'ovietElc\, shall begin \lpOn aither he date on which Tan ant eh V - r,
first open the 'x,ease(:\ premieeseor budnel'll! to the pUblio or ha ' I
Oommancement: PAtal Whiohevar date!:1nall ooo\.\r fit'at. Howevet', I'
Tanant shall be 9 ven Elole pOElseEl/3ion of the LaasEld pramises on 'I (
as Of, the date L,andlOl1d' B work iP sUbll\:ant:iallY ,aOlllPlel18 without /.
rant or other payments to Lanc\lorc\ up to the Oommenoament Date cr
tha date Tenant firl'lt opens for businel'll'l, whioheVer ooours fit'!:1t.
If Tanant: opal1B ,the Laased premisas for business pdo!:' to tha
Oommenoemant Pate, then the rant: fot that I?eriod ahall be pro
"
5
ii
\~fiP,~\~M'~ "mmd ,,~afXll ,
.,
,,"a~~q ~a~ly PA~etl em A t:t\.\.!:'t.y (30) qAY Ol\lElnqf\r month, IJ.'hta.
Anm\f~lM~n~lll\.\\lI R13nt Anq All other I'Illloimtl\l PaYapl!\1 py lJ.'enant 1;p
~an41o~q ha~a\.\nqar ~hAll PEl ~ayaPla inaqVanoa in e~al montt\lY
i"'~tl\lll\\~ntq em tl)!! firqt qay of each !11onth qnrinq toe term 1:111
tll.\.fiI Haallli, e~oalilt 1\1'1 otharwi!la prov.\.(.\aq hare\\114ar, ~\.\ol1 IIIl:1ntMY
p~ymentll alii well 1\!iI othar' amo\mt.1l payapla py 'l)anant. to t..an41I:1lit\ '
h~~Q\.\l1q.r, all Q~ which !ilhAll pa qaamaq to pe aqqit..\.onal ~Elnt. ~or
5l1U;P,O"IlI,llI o~ oolleotion onlY,l1ara\.\nd.ar I, "'hal,' 1, PEl paiq p!iomp,t:l:Y ,
wt\_n ~"a witho"t. notioe ~ot' any realllen what.eoaver anq witno"~
al:lI!\tfillllent Pt' allY pdo!:' d.emAIl4there1!Clt.. a~oapt all llare.\.n~f~e11'
ProVid.et\, All amo\.\Ilt,!iI PayaPl13 "\lqar tll.\.!iI hr.tipla, afil well alii al+
other amp"nt~ jill\YAPle ~Y Wallan\: to t..Allqlorq \.\Ilqar the termll of!
l1hif.l r..eal'lfl / IiIhal:\. P13 paiq ill laWl!\.\l mOllay of tile pn,~teql'ltatfl",
IltI.ant\lol:'q I", "qqre"" !'lat. fo!:'tli llPova / 0;' at anon oth",!:, pJ,~Q~ a"
f.an~lpl;'q may 1!rom time 1:,0 j:.ima 4alilirimatlil Iw' Ilotica to 'l)emm~, ' "
sepuian .:a ,Oia MINtMUM RE:N'l)
Woe allll\.\Al Millimnm Rent Iilhall pe oomprilile~ of \;ha allllnal
l3alileRl!n~ anli t\llil "nnni!\;t. Ut'I~AIl l\mlilni tY ahAt'qa I eaph ogmpl\tBli on A
sq\.\a~e~1!oot pa~ilil, Any l;'eferenoe hereinafter to the annnAl
Minimum ~Bllt shall l;'eflil:r to t.hl,1 \:,oti:\l of th", annud nAl3a RE\nt And.
tOlil AI'II'I"al UrbAn hmenity ahArqa alii Iilat forth pe],oWI
A. The Annual nalilaRBnt par l3~are foot of LBamaq Pramililes
IilOa,J,l pa ."."..".".,."..", ~ ,..0.. '
a.
The annual Urba,1l l\menity Charge per liIquare fOClt Clf
LaAlile~ p!:'emililelil liIhAll be ",....., ~ ;a,oo
, ,
"
C, ~'ha annuF\l Minimnm Rent PElr I3quara foot of LeAl'led
premililBIiI I3hall be ".,...'",..", ~ a.oo
, ',l!he afll'l~al Minimum Rent during 'the ter.m of thilil t..Sl:\liIe I3nall
pe ~13.l'530/ which I3hl\ll be payable Py the Tt;inant in eqUl!\l
.conf3ecutiva monthl.y instaJ.lmantll of ,1?1.1.27.50 ISea EXhibit F),
Sli\ction .2,03 I?lilRQlilNIJ.'AG!l1 IUi1N'1'
In addition to the Annual Minimum Rent/ the Tenant liIhall pay
to the Landlord during eaah Lease Year, al3 Annual PercentAge
Rent 1 'a $\lm' eqUd to .f.2.l.U: parclilnt (,i %) of all QrosliI Sdefil ..
reaUJ. ting from pus1netls C10nduCltmd in / on, or .from t.he Leased
Premises during euoh year in exoess of ~33oJa50.00 (h~reinafte:r
:referred to alii It13t'eak: pointll) , ' '
'rhe annual Peroantaqa Rent Ilhall ba paid in quarterlY
inetallments oClmput.ed on all GrosF.! Sales d\U;,ing eaoh qUa1;'te:r of
each Leaaa Year in a~ceea of one..fou:rth (1/4) of the annual 13realt
point. suoh quat'tet'ly illF.!tt\llments soalt. be payablll on 01:' befen:a
6
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\~'D~\,~,r~1 \113~1~~ ,,~Dpm
"
"
"
"
tna tn~r~i~th (Qoth) q~y fo+~.qWing ~h~ qlq~~ of ~Aoh ~a~t~r Pf
tn~ ~~A~~ ~~ar, In th~ ~v~nt that tn~ total ~art~rlY ,
in~talJ,lIIlln\;'" of 1?llrol'lntMIl ~~nt, fqr '\ny L~ll.~~'f~I\r. qp npt ~ffilll.;I,
t,\lA anm.\a~ 1?al:'Olmt1'.l:fl'l ll.I'lnt I th~n \;\ta ~'Qnant, at tn~ \:.im~ it:.
fa\\pmi\;~ \loa annl.\al ~t,D,t~lIIant o~ q);'OElII ~a:\.a~ r~'1Ilir~q I.\nqal:'
~ept:.ipn 4, Q~ \lal;'apf ( !ilMn 1;1a':( f.lanq:\.ol1t\ anY t\afi,pillI\PY I A!='
f.!l\f\qlorq fI\lal:\. orag;\. \:. any oVarpaym~nt \;0 tha na~t il\"'ta+:\.m~nt pf
iercanta~a ~Qnt ql.\a ~rolll ~anan\:., a~ tnA cal'lll mAyPa, tn I\p.
eVent I ooWaVal:'r 8\lall tna rant tP PIl paid py ~anant Anq rstainEld
Py r..an~lol1t\ for any LSa~a 'l!ear ):Ie laaa t\lll.1\ t\le ll.nnI.\A+ Miniml.lm
nant, '
"
~Action a ,04 ~1iltlI\llT' flliEATItlQ MP 1\1ll. CONPIT10NINq
I
Tenll.nt "hAll ~ll.Y ll. monthlY ahal/ga, al'l detat'minaA PY ,
I.ant\;l.Ol;'t\, ,fen;, providing an ade~Ate a\.lPP:t,y Of hot Anc\ co;l.d
air/watel1 fqr \leating and cooling tha tlaa!!!Eld p);'QlniaEll!l, Lanc.\lord
aha;l.;l. oolllPl.\ta (pr OAUE\1l to ):Ie oom~l.\tet\) !!!I.\oh qhll.rgEl'paaad on the
aqual:'e foqtagll of the Hall.aedP~emi!!!e~ ~nq m~Y alao ~Aa~ ~40~ '
ahli:t'g~ on tl1a I\ct.ua;l. oj: a",timl\tad Oost~ !lor p17ovit\ing tlla
ma.~ntenafloe I I.\ti,11t.y, hell.ting ant\ ail;' condit.ioning aervioes," ,
i.!ant\;l.ord ~hf\J.;I. adjUat jlrom time to time any a~timat.eq (Joat!!! ',:Iaad
t,p oompl.lta tha ohll.rge ~o aa t.o 17afllaot t.he actua;l. co",t.!!! incurred.
M1Y oharge due !lrom 'l'an",nt. ala a res~,lt of auoh li\djnatment ",naU
~e pait\ ~y Tenant. within thirt.y (30) d",ysafte17 !'!upmiaaion ~y ,
Lant\lord to 'l'enant. of a ",t.",tamant tnare1lOI1, whion aMP, conta.in
t.he l:la.ai~ for sU9h.cMJ:ge, ltant\;l.ort\ al1a1;\. oradit. any pvarJ;layment
of t.he oharge to t.na na~t ch",rge dl.\e. 11\ no event, howave17r
~hal;l. the mont.h;l.y ol1ar,ge due from Tenant be ;tess than the aot,l.\al
COl'lt!'! inourrad,
,
,section ;11015 II cOMMON ANP PU13LIO A~El\ l>l1\nl'l'EN1\NCE1 COSTS" DmF~mlP
'IIOommOn and Pupl,io Area MalntananOEl costa" mean!'! any 2\nt\ aU
ooat~ and expensea inourt'ad by Lant\lort\ with respeot. t.o the
oommon and puplio Areal'l, inoludinci/, without limitatiolll
'A." oosta and expenaes of operating, managing, malnt.aiflin~,
repairing, lighting, aigning, oleaning, paintinca, atriplnq, , ..
contt'o;l.ling of traffio, cont.rolling of r,Odents, and p,C;l.icin9 and
seouring t.he common ant\ 1?ublio Areas (inolUding, without "
limitation, tha ooats of uniforms, equipmel)t ",nt\ auppl1e"') I
, 'B. oosts and expenaes of purchaain9 and malnt.a~rilngin '.
,fu;\.:I.force insuranoe QOve:dng tne Lan<;Uordls ~atail,,1?rojeot and ,
the common and pUblio Araaa inaoooruanl'.le with aaoHon 2.12. '
, I' '
o. oosta anc\ a~pal1sea of removing anoW, ioe,' and c.\aDris,
'1
I,
\~GPC\p~ir'~ '1(3D(?' 11~D~
"
.' P CpG I:.li\ f.\nA lil?l:pl'lnf<la~ O~ OPIU'l\l:im11 mj\~nl:f.\ining, "
~!lPf.\i;oLnq, ;oaplaping f.\n~ leA~~ng RH\chinl'lry !lnA affilipml!lnt "~aA ill
to!l op!lr/ltipn f.\l1A mllil1\:ammIJa qf! thfi\ Oc;lI1HlIol1 f.\ml fl"p~ip 1\l;'I'lI\~, 11114
j:1'\1iI . pa;"!!ICml\:I. pl;'opa!;'ty tf.\~l'll'l anq 0, tha\1 ,Cnl', rlillil!!l iO\:Jm:;of!t\. in
ponnlilPtion With !!I"cn mAchinaryanq ~~ipmant/
~l ' Col'ltl'l I'nA e~pen~e!!l of! mf.\intl\ininlil, r.apf.\il;'109 f.\11c\
r,epl!\c 119 pllVin9( c"rp!!I, Wf.\l~Wf.\Y!!lt c\rainl'91i1, p1p!!ll'lr ,c\"ptf<ll
PPI1c\'~!l1,fi1 Mlc\ dm;\,:t,At' l\:13mlO, IWl l:\,ghl:inQ' f!KI:\.\;liBl'l 1ilh;\:'o~lJhp"t the
~nqlCJl;'q'!!I Trf.\pt/
F, CO&!t!!l Ant\ ~~penlOefil ofmf.\lnl:dnil191 J;!:I.l\ntin91 ;r,'lilplAI1'I:!nljf
!\l1cl rli1J:l~,aoin9 flPW!ill;'fiI, I'IhnlPPf'lr;( I t:l:'BliIIO, lJrf.\fiIE1 f.\nc\ p~,f.\I1\:er!!l I
G, gPl'ltEl f.\nc\ a~pani!le!!l !M"r\1Bq ill the PUrchAfilliI ~\I1A/ol;'
" J;'ant:/ll, Clf! m"!!I;l.p prClc:p;'llm ElB:rviclilf<l /lOA lCl\.\c\f<lpeal~Gt' ~y"'tem!!l al1d I\U
l;'liIl,Ataq fl'll'lfil phl\rejet\ Py \,mionlil I'mcn /l1'l ,Mlql\P or I'lMI j,n PClnl1eption
w~,th fiI\~ph l1\U!!I;l.c \:l1;'ogrAm f<le:rviq!le l\nql,O\.\c\I'lPBAl\:er ayfiltlll1\a I
n, IJo~tf<la.nc\ B)l:panfilea oj! provic\inq RVM anc;l energy
management to the Oommon ~nq Pu~lic ^~e~~ ~riq ope~~t;l.n9, ,
mdnt~inin~, J;'l3pairinq ~nq repl~oin9 (l:J\.\t only to thEl e~tent cf
the ~nn~Al a.moJ;'ti~ation/qapJ;'eoiAtion ohArge "nc\aJ;' geneJ;'~llY
aCQeptaq RIJco\.\ntinq pJ;'inoiplee) any equipment 4aec\ in c9nneoticn
tnl'lJ;'ewithl' ' .
+, oOet~ o~ wateJ;' ~nc\ aeWer pe~ices ~l1qotneJ;' ae~toes,
;I.f! AnYi f4n1iaheq to tne Oommon f.\nc\ puP:J.io l\.raaefor the '
nonexc "sive uae o~ tenanta/
"
.. J, costs anc\ e)l:pen",es of pal'oEll pioltup and delive;t:y
,., ,,,,ervioes J
"
~. co",ta anq expen",es of anforcinq any ope~at:ing or
easement /lgraementa pe~taininq to the common anc\ public Areas or
a.JlY portion", thereof, o~ ~ny arpitr/lt:l,on or j"dicial act;l.ona
unc\ertaken with raapect to the eamsl. '
, l!. ooets anq e)l:penSea of maintaininq and repai:dng (but:
not J;'eplaoinq) the Landlorc\'a Retail P~ojeot atl'uot"re,inolu~inq
floors, oailin9, ~oofe ,l'Iltylighta anq winc\ows I '
t
M. coets anq eX~enses ~f monitoring, maintaintng,
~epairih9 anc\ replacing the sprinkler anc\ other fire protaotion
I'IYl'lteme perving the Landlord's Retail Project,
N. costs anc\ expenees of Payroll, payroll taxes anc\
empl:oyae benefitl1 of aU j;leraonnel', includinq without limitation
Elecuri ty and, maintenanOE! pel;'aonnal,. l'IeC~Btariea, )Joolt1teepf;lrs, a.'
mall manager anc\ any assistantl3 of the mall manager I '
"
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"
B
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\GS~C\,~.rQ\ "ll01~G 1\~Opm
,\"
"
0, if Li\nc\lorc\ ~o ele\Jtq, tOil CO!1tu l\nq ~)(lJellElI3El p~ All
Annual a"~it o~ thG qommon allc\ P~plio ^raa~ MaintananOG CO~~El'
p. an 1\~I~ini~t1;'A tiva otll1rC.Je ~ll an amol1\1t a$1l11 to twalltV
~aroant (~O~) of the total aggregatfl qQ~t of ope~~ting,
11\"'~n~Ain;ng !\Il~ rePAiring the Common anc~ p\.\plio Arel'\ll, inol\.\lUl1g
b~~ l10t limitac\ to tho II a thingEl listeq in ElUPEleotionll ~.OU.A
turougn ~,05,0 of toiEl ~eotion a,05,
Oommon anel P\.\Pl!q Areal1 Maintenanoe aoeta Elnall not inoluae
~apraoiation Or the oost of 1;'eOonl1tr\.\otlon ~l1rElUant to Lanq+Qrd'~
QI:lHgat~,onlil \,melar ,\;'ticle ~I.
~Gotiqn ~.Q6 PA~M~N~ OF UTILIT~ CHlU~QES
Tenant agreaa to PaY tor utility Elervioe Uaaq Or oonlilU\11acl in
or upont.ha Lal\Eleq PremisaE\, inoluc\il1g Pl.\ t not limi tac\ tQ,
bai\ting, ",iroonc\itioning, aleQtrioity, gas, water, traElh~io~up,
anel !;e\11oVi.\l I\nel aawage aarviQaEl, To the extflnt that suoh ohat'ges
Alia l1eparatoly meaal.\rllc\, Tenant agreeEl \'.0 pay the aot.ual COI11:.
thElreof. To the extant. tnl\t 131.\00 cnargea are .not Eleparately
\11eaI3Ur8c\, 'renant agt'eeEl to PAY Tenant' II Elhare thereof, TenAnt' '"
ahare for a,\.\ol1 aervioes shall PB compUtec\ py ,mUltiPlying TenAnt'", '
Pro Ratt\ 13ha3;'B Py the tpt~l chal."ge for the aervice attriputalJle
tc Lancllorc\'s ~etail Project, For servicos or utilities not \.\ea~
P:( 'or proviqec\ to ~ll tenants of Lanc\l.orc\' e Retail Pt'oj Elct,
Tenant' s Elh~re IIhaU pe c\eterminec\ by c\ivic\ing the charges E\Il1Qnq
tlloae tenants "dng the utility or 'service on the bl\liia of the
ralat~ve area Of their ~eaBec\Premi~es, excluc\ing any storage or
Elewioe ana llhown on li:XIiJ:l3IT 1\. These charges are payable on
the f~t'st c\ayof the month fcllowing Tenant' II repai~t of ~
at~tement from Lanc\lorc\. .
, Seotion 2.07 TENiUlT' S COMMON AREA M1\INTEN1\NCm CI~GI:l '
In sach Calenc\ar '{ear, Partil\l Galentlar ~~ar or cther pericd.
designatec\ bY Landlord, in its sole C\isoretion"that oco\.\rs
dl.\ring the Tel."11\ of this Lease, Tanant shall pay to Lanc\lord, as
1\c\c\itional nent, a proportionate shara of the Com\11on and pUblio
1\3;'eas MaintonAl1oe Coats, which share ("Tenant's common L\nd pUblic
1\reas Maintenanoe Charge") ahall pe comp"tec\ Py l~u1tiplying the
oO\1ll11on anc\ pUblic I\reas Maintenanoe Coete for t<he period in i'
qUeetion bY 'renant'El Pr,o Rata Share. Sunh prc;\portionate share
sllall bo.ipaicl by Tenant in monthly installments in such amounts
as are, estimated and pillec\ Py Landlcrdat the peginning of eL\oh
L\pplioable billing period, eaoh inetallment being c\ue ~n the
first (1st) day of each oalendar month. At anytime c\uring eaoh
such billing pericd, Landlord may revise its estimate of Tenant's
00\1111101'1 anll Publ io Areas ~la intenance Chal."ljJe' and ad:l ust Tenant's
monllhly installments payable thereafter during suoh pericd to
9
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\~~~C\ .9, r9! 11(]Pm 1I4~r-m
"
:Pi!~:J.IiP~ l1\.\oh t"ev~!J.aq eEl~,tml\tlil, Within C,"1i tmnqt"eq twen1:.:( (;1,;1.0 1
qlWIl (q:p J;n.\phi\qc:\i tion~:J. 1:.~rne ~Il tp :peAliRnI1P:J.11 \.\nQB:p t:nl1
p~~p"mll1:.l1noelll l1~tet" the enc:\ o~ Q~Hh cl1:J.lilnql1t' yeAr, ~Anq:J.Ct"q
!lhA:!.l qel.iVer t:P ~enl1nt a I1tl11:.ement,p"f.,t:he, oom,~cn Anq, ~\.\Plip
h;l;'Q1\1l Ml\intlSnllnOEl CO!lltl'l for ~\.\qh plidoq, I1nq the mcmthl.Y
inlltAUmlintll ~aic:\ ,q:p t:l1\:(A~l.lS ahlll:!. pa i\qj\.\l1tlic:\ plitween ~Am\lprd
Ilnq ~enAnt, ~he pa;l;'tiel1 herepy a~~eein~ 1:.hl1t Tenl1nt IlhA:J.l ~~~
t.l\nq;Lo:pq PI'.' ~mUqrct Iln""ll. o:Peqi~ ~lm/1nt' 11 I1qqo\.\n~, p:p (~f ll\.\pll
l\!:\j"lltll1snt b Ilt the enc:\ of tn!:i ~al;1l\l ~I\Y TElnl1nt. 111'1 t:h!:i Ollila may
. ):je, Iflthin thirty PO) I:\~Y!J PI: liapeipt of l1"ph Elt~temEll1t, ImpI,
AlI1P"ntll All 11I1\,1;/, pe nepal3l1lU;'V to ll,tteC:l't 1\1:\'\, \.\Il~ment. t.P, t, hlil i\~r, aed
PrO!ilP;l;'tionAte Elh~re for l1"ph pil~ing perlol:\. The fa.il.\.\:pa Of
~l1nql.prc:l to pt"pv1c:\e auph I1tl1teman~ within tha tima prel1PriP!:ld
~PQVII IlhA:J.:J. npt re:!.j,eve~enAnt elf 1tA QpHgl1t:.ipnl1 ~l3nl1rAUy Qr
f~lt' l1"oh ~!:idoq in whioh '~ny El~ph fl'il\.\t'e Qoo\.\rll, Upon At ,hl'll1;
1;en (:t;O) ~I\Y""):.lriln' wt'it.t.ennollioE! to LE\nc:\:J.oli~, Lan~;l.ot"~ $oa;l.:I.
pSl;'!1\it:. ~~nan~ to inl'lp!:iot, at Lan~lorq'~ Ml1n"gE!mE!nt ^g!:lnt'll p~fio~
d~l;'in~ nOl;'!1\al. p~$~nlill$ ho~rs/ Ll\nd;l.orq'~ l;'eoolid~ in ragE\rd tp
QommQn l'nq Pup;l.io ^rea$ MAin~enl\noa COlit~ fot' a\.\oh praca~inq
):j11linq pel;'io,,", provic:lBct, howavsl:, ~MtU ':J.'E!nE\nt aMH not llav~
~e~e,steq, a~oh inspection w1toin,elne (1) yaar fQll, oWing receipt.
o~ l'Ia;ld ~t:.at!:lll\ent of Common I1ncl V"pl,ia ~reM Maintan~noe Oc;lI'lt.S
for l'I400 pi1.l.1n9 peliiod, ~Sn&nt shall be oono:J.u~ively eleemed t:.o
have aoqelJt:.edl3\.\po $t.C\tell1ent and \:0 \lowe waiV!lq any f\.\t"t:.llar 1;'i~h1;
~Q insp!:lction t:.\lE!reof. ~ny e~psn~e in~urreq bY Lanql.ord PY
1'ea$I':1I1 of' Iil\.\oh int:lpection !loal.l pe pdq Py TenElnt.
..
Sa\',I'Uon :a. 00 I?RQMO'l;'IONAL FUND MID j\PVE~TISING
Lan(U~rcl may ,lI,t 1t.t:l optionl Gl3tabliah anq main'uain an
advert.iaing anel promotional E!el;V~oe' (hereaftet' oalleq toe
Il~rpmotional Fundll) to o1;'eate and implem!lnt plio,fessioMl '
malt'k.eting and I\elvet"thing programs f9r toe penefit of t:.oe' oelltE\r.
Such programs In!\Y' inol,\.\ele, bllt w111 not neoesE!ar, ilY' ,be :J.illlited
to, IJpeoiaJ. anel $eE\l3onal events, shoWe, diE!plaYE!, E!ignE!, deoor
pl.\o)tagea, oommuni tY ,relat1on$ llefortEl,' llelvelit.ieing1.' promotionAl.
Ute:rat\'\l:'e, researoh/tenant eduoati9n IInd motivat"on lI,nd othll:r
1\0tivitieE! deaigned to attraot oUE!tomarE! to'the centet".
"
Tenant Iilhall pay an annu~l Promotional. ~'\.\nl;\ charge of on,.
Oo11a~ ~nd Tbi~ty 'o~r o~nt~ (q~134) per sq~are foot of the ,
Lell,seq I?remj.SeS for purposes of promoting toe Leaset'\ Premises Il,l'ld
Landlorc1 /13 RetaH p1,'oj ect. "
The Promotional Funcl ohar9s shall pe aeljuated ann\.\1:\11y bU!:Id"
upon the 'change if any, from bhe base periOd in the Oons\.\mer
I?rice Index - Ail Ul:'QAn cons\.\lnBl:1I (CI?I-U) for the United states,
Il:t:l. itemlil, (1~02-1'J4"100) publiahed by the BU1,'eaU of Labor " .
stathltics { U. S. Department of Labor ( Or a generAllY reoo<;Jnhed.
suooessor lncle)(. , '.vhe tel;'!1\ "baas perloc\1l as uuc\ herein ahall.
t'efer to the May 1995 CPI, with an inclo)( of ua.a, anq a oharge
10
\66PC\~M'\ 111~OI~5 \ I~Op1l
I
, '
" 't'
O,',f! $, ;!',H p,ar, ~'l\.\~rl3 f!,oPt,. ~l1a Ann\.\~l f\l:\iuptl1\\lnt, e',',flq, ~a, P,',A!lI,tiI~
on Ghla ~nm~f\l MAY otlI t In Any eYl3nt f \lhl3 m~nil1l\.lm amp\"mt EHWAP:\'Gi
Pia!;," IlCffi, Are f,. oPt \:IV 'l)anAnt ~hAll not P"I l"l!'l!'1 thl1n th,a Amp\1I1t. o~
1:ha pf.iae Pl3riPA t
,. "
Thl3 fAil"t'l3 pf! Any qthl3l:' tenAnt at' Any t\BPAl:'t111An~ IlM1;'lll to
pA~tiqipf\tB in tll:'ol1lotipnAl funt\ ~ppn!lorat\ at\Yartiain9 ahf\:t.+ not
A~fllPt 'l)aI1Ant'a PP;t.iqAtionll har~unqal:',~:\.:\. At\va~ti!linq ahA+l (A)
inql\.\t\fd uhf' nA\1\e of! tIle pantllll:' All aet l:ol.'\:h in tlte (:leQtipl1 1.,Q1. .
ant\ th~ lPqP All t\eve:\.op,at\ f!l:'om tima UP \lima \:IV the ~Anq:\.Ol:'~1 (\:I)
anqpmpA!lA q1; pe t\i/:'ltd\:l\.\ta~ :l.n the t~Ade areA,of ,tho centft1;'1 AnCl.
(0) "AIll TenAnt'a trAqe \lAm'" a/:'l At the p!'lCJinninCJ qf thb l"e!'.aa.
SaPtiqn a,09 QU(:lTOM~R ~~~~Nq
" TenAnt ahA;!.:\. Pf\Y f\ O\.\ato\1\er ,l?l'\l:'~ing Oha.rqa \:l11:t.f!lq in aq1.tA:!.
\1\pnthlY inatAllmentAf All detarminaq PY~f\ncllprq, PAaed on
. 'l)enAn\:"1 A aq\.\Arl3 I!pqtage, pf the Leal<\et\ tlra\1\i~ae, Theinitif\t
O\.\l<\tqmer ~ar~inCJ Oharge ia $Q,~O ~er e'l\.\l'\ra fopt ol! ~aAae~
j.'Iremi!'lelil, ' "
TIlI3 C\.\atomer tl!'lr~in9 Charge ahAll pear;\jueted ann\.\I1;t,;l.y pl:\!'Ia4
upon the ClhAngei ill,' any, from \lhe pase p,eriPd ';I;n the aonlilumar
Price Inqex ~ ^ ;t, ~rpan oon~umera (a~I~U) for tha Un~ted atat~~,
all items, (19ElIl...B~"J,OO) pul;llil1hed l~y the !l\.\reau pf ~apot;'
I3t,Ati, !'It, ige! U. (:l, pepart11\~nt of ~!'IPpr ( ot;'A 9anaral;t.y reoo,9nj,i!:ed
'I;IUPCeaeor. lm'lex. The term "\Jl'\ae perlo~1l aa I.\ael'\ het;'ein lioal;L
refst;' tq the Hl\:.' :LilliS on, with An inl'\ex of :LIH\ ,II, and A ohAt;'''fe
of (II), IIQ pet;' llq\.\Ar.e foot. The AnnUAl ac'\j\.\etment ahf\U pe'l:lf\!'IE\d.
qn the AnnUal MAY aPI. In Any aven~, the minimum l'\mount Pl'\ya~le
per sq1.tape foot \:ly 'rElnant shall not Pe, hSathan the amount 01:
tile \:laae ,period. ' '
,.
Inconl<\idaration of Tenant'a c\.\etomer Par~ing ahl'\rqe,
Landlord a~peea tOl'\rrE\nge for: PAr~ing for a maximum of two (2)
hours for TenAnt' a oustbmers. The par:~in9 will ps provided.
wi thin the ltarristown UrPAn Renewal l\r:ea.' Park.in9 will be made
AV'ailal:lle only ,to oUl'lto\1\ers of' Tenant at, the Leaeed premil9ll\s,
\.\pon f\.\rniahing a parldnci tic~et, Vl'\liclated pyTenant ina ml:\nneJ:'
designAted py Ll'\ndlord, Tenl'\nt agrees to complY with all rUles
and're9ulAtions~rom\11gated by Landlord, f!rom time to time, fClJ:'
the operation elf the custo1l\er Par~ing pr09ram. LancU~r.d reservaEl
the riqht to diacontinue the, customer}?f:\rll'.ing progJ:'111n upcn thirty-
(30) clays' wrItten notioe to Tenant, in whioh event~ Tenant shall
thereafter" no longer PAY the c\.\stomer Parking Charge.
..
section 2.10 smCURIT~ DEP08I~
SUbj ect to the provis ions of sootion 13.08, LandlClrd 2l'iJrBEUI
to waive the reCleiptfrom TenAnt of a eecuriuy deposit in
II
,,'
" It
\~&Op\ a" ro! I1(JoIR 1149fl1l
,
'I 'I
~1':1I1"i~harl'\t~cm qf Wanf\llt.'EI a~eo4tio.n ofi the ~ar!lqnl'\+ Q\.lArl'\n1:l3e
A~1HIChllC\ hll/.'.'Ilt.O I'\np mf.\qe A PAr.t. het"aof,'
l'l~I:lt.~on ;! ,1J. ~El\.~i El'lTM'lli 'l'1\XE::l & O'l'liE~ QOVE:lml1\l:N'r.l\.L Ml::l!ilI'll'l!'mNTf;i
l\., TenAnt IiIh!,\ll \il!'\~ in fill'\ph 'l'l\~ 'leAr I PP tlQ;'t~on \:hal:'Bqtf
OqI:lWI;'l,"~,n,CJ ~\.lr1n", th~ f;B:J:I1\ her.eo,tl a.,~"l!.q,,(Ut,~Cml'\,l r, ~ntf TlinAn,t',A
Pro RAta I3ha.ra Cl~ Al;L ralSl !iElt.!'\t.li t,alUlB, AQ VAlprE!m Ul\:f1E1, aTld
AElBflEI!!lmflntE\, q~Mrnl MQ I!llileoil\la~HHlBE\m~ntll, tf.\~E!EI Cln r.81'\;).
!i~~At,8 r.BntAl r.lioa~\iltBr qr An~ Pt.har t.AX: imliloaet! \.lpon Clr l8via~
A~a.~nl!lt. r.liA;). lililt.~t.e or CJroae rllQfilipt.A or inoama tAx:aa
""QE\eqMentl~ ena.ot.et! Anti impo~eq on ,~I'\nqlor.q ~n Parti!'\l qr
aampht.a 1iI"j)lltit\.lt~an pf ral'\J, e!lt!\ta t!\l(:El~ thl'\t.ll,rEl que AM
PA~a.~lfl with reQpapt ,to or,a.llqpl\ple to Lanq;Lort!'e ~Elt.!'\iJ,
Pr.o~apt, t.1\l(:f1E\ on ~antllqrtl'E\ qr,OE\E\ repa1ptB, Qr, any other tA~
impPElaq \.\pon pr lev~ad ACJl\inat rBi'll eatl\tEl or, t.he rente raaeived
tharafr,pm or upon ownllr~ ot rel\l eE\tAte rat.her. than perRqn~
CJenera~ly, paYAPle wt~~ reap~qt. tp or alloaabla to LI\Oq~ortl'~
Rf;lt,a,!J, proj a!J\::, t.oqeth~l;' ,'!ith the l;'ealOonAj)lB OOat.s (inQl\.lqinr;r l:lut
not. Umited t.ol tsQI'I o~ atuor.nElYIO, aOI1t1\.\l.hnt.1iI Anq appraieeX'Ji) oe
a, ny nl:l,CJ01:i" ~tion, oont~s, t or. AP, peal ,p\.\,r, ",\.\oq by t:.a,ncUol;', q, /, ,Whether '
incliv~cl\.ll.'11;ty Or ~,n oon:l\.\ootion w~th others,' in an ElUort'to
ra,tI"oe any s\.loh ta~, ~E\E\e,"'''',mont or ah,al;'qe (allot the fOl;'eCJoing
pe~ng CJol,le'ctively ref~rred .to hqfra1n aE\ "TaXeE\"),
n. NotwithE\tanqing anyt.hing oontdnetl herein to t.ha
oont,rary / in, thesvent t.hAt any governmental entity mL'\ltas, any
il11provl:l\lient a.ncl aaseSl3, any portion of t.he Ilhoppin'i1 Oel'ltel;' '\,
therefor, 'Vlanant, shaU pay to Li\ndlorcl Tenant.' s pl;'o I;'l\ta sha:l;'a 01:
t.he annu!ll I\morti1llat.:\.on of, thQ,ool3t of E\UOn improvemQnt in e~:oll
YSA:!;, clur1ng the term of thb leaE\'" cl\.ldnCJ whioh' suoh amqrtil!lat,ion
oOOUI;'IiI. 6\.\oh amort.ization anall pe oa;toulateel over the usef"l
lille of /iluch improvement j,n eL'\oh. year elurinq t.he term of th,b
J,eue durinq whiQn s"ClhamofthaHon OOO\.lI;'R. S\.\oh amot'tilll~t..ion
IiIhall be caloulated OVQr the UElsful ltfe of liI\.1oh improvement. '
Whether or not Landlorel IiIhall \.\ti111lle the benefit of the,
pt'ovieionl3 Of an~ /iltatute or or,tli,nanoe permitting MY lI.",sa/ilsml!!nt
for puj)l1o bet,t,erment", I;1r improvsmentsto be patel ovsr II. pl:lriod
o~ tims. '
!\'. Ii 1"
c, Tenant IiIhall pay Taxee in twelve (12) equal monthly
installments in advanoe in s\.\oh amounts as are e/iltJ.mated I\nd
billael for eaah Appli~able Ta~ Year by Lanqlor~ 'at the
oommenoement Oats and atthl:l beginninCJ of eaoh s\.Iooes",ive Tax '
lIear eludng the tsrm hereof / e'~oh suoh installment l:lail'\li1 due ~nd
paYable ont.he fir",t, (let) elay of eaoh aAlQndar month. At,l1ny
time(s) during any TaX Year, La~qlo~d may revise its estimate 01:
Texes and aeljust the amount of 'l.'enant's monthly in",tl'\llmenta,
payable therel\fte~ to I;'efleot sUohrevised ast~ml\te. '
'.j.
12
". ,
,I
\~~oC\",r'l \'11QI~' 'I~Q~
't
" 't
p" Whfl tfl:!.11I IIrI)A~ ':lef.lrll E!nf.ll:l mflllll f.I\1Y twelya (l~)month
l:lll\!1~p4 (t\\iflm~t\ ~pp thB l?4;'pOl'lfl pI! thiE! provi\i1ion tp hlWB :l6fi
t\~y~) eEltA~liBhBt\ f.lEI the fi~of.l~ yaf.lr py' Bf.loh tf.l~j,nq a4th~rity
Mvinc;, Jm:'i~diotion !:lYe);' ):,f.\nt\lorcl' B ~e\:f.lil ~rpjact I c\4rinq which
~nY Ta~Bl'l E!hall pflOomfl q4e Ant\ owin~, In thfl eyent \:h~ \:A~in~
~4thpritieB At\qpt t\i~ferBnt tWBlve~montn periot\a for thflir
rMBp~~tive ~A~~ ~earEl, eAch E14ch pflr10q BhAll pe d~flmet\ f.I sepArAte
~A~ YeAr for p"~OBe~ Pf the Adju~tmflnt Bflt forth f.I~oye in
l3eotion'~t:\.+,1\,
~, In ac\t\ition to TenAnt'~ ~ro RAtf.l ~hA!1e of WA~flB' TenAnt
lI,hf.l,U "promPtly l?f.lY Wh,lln d4e dire, c, t1y to t, he ApprO!?r, ill.tfl t.A~l,n~
""tho, d t,''I ,A,IW ant\ AU, !Of.l1BIl, l?erElonf.ll propel;, ty I .. e~oiEla, , food,
enta:l;'\:alnmflnt, Hoen~e, inoome I IW\ Any other \;A~eE! (no,,"
inol,ut\in91. l'\OWBVflr" Any pro ratA ~hf.lre' of ):,a,nqlo+, q'~ inoqme,'
tA~eB) wh ,ch a!1a or may l~e leviedj impoEled or AeeflBeec\ py the
f(l1elerA], gOVBrnmflnt! \lhe commonwE\A+th Of PflnnE!ylvan~A, or any
,PolitioA~ ~Upqivi~~on ~hs~Aof, or Any otne~ t~~ing ~uthprity,
upon ~ny rent p~YAbll1 hereunqer, upcn Any proper~y p~ Wen~nt,
ariel/or upon Tenant' ~ BaleEl, Tho definition o~ Ta~ee ~hAJ.:t. I'\\:lt
lnoluc\a grpeE! reoeiptllta~es, fr~nQhi~e t~~ee, inheritanQe,tA~e~
or e~t~te or gift tal(es impolileq on r,ancllord, el(cept Ml prov~,dad, in
l'laQtion ~.l:Lt^t
~action ~,l~ ~PLORP'~ IW~URANoE
~n aqc\ition to Tenanl::' II Anc\ Lanc\lor.cl' II inIilUI'~nClS obligation~
!'let ~o1;'~h ~n l'wt.iole VII, quring the \:erm of thi.1iI Lease, to the
extant cleemed reasonable or neceElsary in Lancllorcl'lI sole
~iecretiQn, LElnc\;torel ehall maintAin "la) inl'luranoe on the
structure of the ~hoppin9 Qenter aga nst losl'l o~ damage by fir$
and all of. the haf',ardlll inoluc\ed in an e~tendeel ooverage
enelorE!ement, in an Amount deemeq real'lonable py"Lanellorcl1. (p)
cOll'l,JI;'I;\,henaive Ua\:liJ.ity E\nc\ property ,damage, insura, n,cs, 'II 1:\1
respeot to'the common anc\ l?uhliQ Ar,eal'l, againet claims for
perBonell injury or cleath, or property elamage li\uffereel py othere
occurring in, em or aPout the MncllcI'cl'.S 'I)rE\ot, such publio ..
liapi],ity inl'lurance tb afforc\ protection in limits deemed
reaE!onal:lle Py Lanc\lorc\, anc\(c) any other inauranC'le, in suo\) form
and in such amounts ae are deemed reE\E!onable py Landlord,
inoluding, without limitE\tion, fidelityl:londs,' ineurance against
lia):lility for defamation and ola.ime off,alse arreet, plate glass
insuranoe" rent ineuranoe, and theft ineuranoe. The coste and
expanses of any anc\ all insurance carried Py Landlord pureuAnt to
the provil\tions of this aection 2,:L2 e\1a11 be deemed a pt\r~ of,
Oo\1lll\on Anq pUblio M:,eae.Maintenanoe coste. '
'"
13
"
, ,
"
\~$~~\",rQI '113QI~~ 1140f>'1"
m, ~ettlement report ~heat~ of tr~n~Rct~ona with
~~btan~nt~, ooncs~sion~irsa Rnq lioan~ea~1
" Ii', raoort\!3 ~hoWillg that \1\l1rohAnq~~e ret\.\rnat\ P:( Q~l~tom"'l:l'4
W~!iI 1:1I.1rohR!'IaQ P:( !3\.\qn ou~tomali'~ J ' ,
(h;tlaPI11P\:.s or othl1l:' l:epor.t\!'I of mel:'an~nqi~a tAI~an out on
li'PJ:ll:'PVA;!./
n. ~npoml1 Anti !'IA;\.a~ tA~ ret\.\rnsl
~. regi~tar reopnoiliAtiqn~ to \:lanK t\epcsital
~, pan~ ~aposit slips/ and
IIi. s"On otl'lal',", 1:'llIoQrt\s wMo,h would normRUy pe a~AmiI1El~ And.
req1.\iratl tP pe ret,ainat\'py ~n int\epent\ent oertit:iat\ ~ubl,io
Ml::lp~ntant p\.\rsl~(:mt tp gener~U:( Elc;:lOaptatl aut\itiml (:ltantl~rtll'! ~ll
parformin~ ~n Eludit o~ Tenant/s Gross aAles,
Tenant shall raoortl at the tima Of (:lale e~oh reoeipt ~rom
"'alas or qthar tranaElat~oml, whether. for oMh or on,oredit/ in a
'1I1i1Aletl Cla",h regiater(~) hAving E\ o\.\mulative total E\ntl E\' ,
IlOn",va;\.atile \1\emp~. At Elll times, dur~\1Iir the te,rm o~ thil'1 Le~IiI!:I,
Lantllo1:'d shElll have the right to approve the malts anti mode;\. 01:
',I.lsn~nt/", oali\h'i;egili\ter(a), '
Lllncllol:'d / a acoeptE\nae of Rnnua:\. p,eJ;oentage Rent or re'filo~-t1iS
thereon ",hall be withol1t preJudioe and shall in no ol\l'1e
oon(:ltitute a wllivar of }4a.ndlord/s 1',":\.ght to examination of "
'l'anE\nt./ s book", E\ntl :reoorda of ite Grolls 'sales and 'in"entoriel'1' of
merohandbe.
seotion 4.02 ~ENANT/S CE~TIFIOATION OF SALEa
Tenant shall submit to Landlord on'orbefore the fifteenth
(~6th) clay following the snd of each month during the tet~ af '
this 14~Mle and on 01,' bellol's \:,he fifteenth (16th) d~y qf the mont.h
follo\<t1,ng the exptrat:lon or ea:rUer terminationol! thl1 term
hereOf I a written statement / l1igned bY Tenant an"l;\ certitiet\ by, it
to be true and oor);"eot, 'showing 'ehs amount of Grosa Salsa durinq
the pl',"eoeding month. 'ral1llnt shal;!. submit to Landlord on \')1'
before the aixtieth (GOth) day following the en!;l of sach t,eaSG
Year an Annual \'I1.'1ttel1 ~tatement, ,aignedbY Tenant and, oertified
~y" it to be tl'\\e and OOl'reo1:., settlnt;l ~orth the amount af Gross
Sales dur.ing the preoeding Lease Year, which statement 01'la1l alpa
be,dulyoertif.ied by an independent Certified publio Aooountant.
The, statement referred to herein shall be in I!J\.\Clh form and style
and oontain s\.\ch detaila. and breakdoWns' as Landlord may " ,",
reasonably determine. Notwithstanditll;l anything to th~ C1olltrll!:'Y'
contained in this Lease, if more than onoe during any LeallEl Year, "
, 15
"
\lSOP\QQ,ra\ I1(WY~ 11~QRll
f
!'lBPtiQn ~ ,06 1il~M1+/ilvr~ON or '~EI'1Ml'!." ~ 13001<f.\ I\t1P RECPRPf.l
,
!'l"l:lh RQo~1'1 ~nc\ rBQQL'q", ~I'I f.\r,~ naQa~lilAry \:.0 qaUerntna Ill.a
amp,"n\: Q#" f.\ny peroan,t:Age Rant pf.\Yf.\Rla to ~f.\n~,lo, rq,~hf.\ll ~a
,.ilhj BOt tel 1I~jl.rn.i,nf.\t.l.cm Py ~f.\nt\lOl:'q' or .l. tl'l f.\"thqrhet\
raPrBaBntat.l.VIII'1 at: ~f.\nt\lel~t\/e a~pBnaB' hll .l.nfqrnation Q~t.a.l.nB~
~y ~ant\;l.ort\ Q11 .l. \:1'1 lI"thQr hf.lc\ reprB!lantl.A t.l.VBI'1 frQm '1,1el1f.\nt / II pool~~
aM rBQo!:'t\e liIll~J,l PII ~lIpt ppnf~,t\JlntiA;I. PY lJf.\mUQrt\ Am\ f.\l,l ImClo.
:1;',' ~,P"II,II, Bntf.\t.l.V,llEl t\,", l."in,9 the t:Jl"l,1\\ 0, fthtl'1 f..l.l, Al'1e, B~oaPt ~,n
opnnaation with any mort.9Aga elr A~I'Iignment of the ~e"'ea fQr
u,nanc.l.J1t:1 p"~QaB'h ", '
"
f.laPtion 4,0& hUPIT OF TIilNMlT/a aU!'lINEf.\a AFpAIRa ~p ~cqRPf.l
L~nt\:\.ort\ IiIOAP hf.\ve the right, \.\pon fiVa (6) t\aYIiI/ W:I;'i\:ten
nqtipe to ~enAnt. tocf.\"",e A complete a\.\t\it to pe mat\e Py An
intl.epeMent Ger,t1.f.l.aq p\\l:lao hcco\.\nta.n,\: of All" TeliMt /1iI ~acord!i&
, ~pe, oif.l;eq in aeotion 4,01 Am\, f.\ny otl"er IiBCol;'c\e oontA,i"ni, ng ,
aimilAr infoL1Uation. '1,1anf.\nt ahall, mAke f.\1l, liI\.\oh reoorc\s '
AVA1J,aple for aAit\ e~Amlnat.ion At the Leaset\ premi~ea o~ at ~oma
,o,\:het' ;LooAt.l.on t\eeigl1Atec\ l:ly L~nd],ord. :tI! ~\.\ch ~\.\qj,t reVQA1~
that Tanant/a ~t~tement pf qroe~ ~f.\le~ for any pariot\ hA~ peen
"nelerat~tet\, l.'eMnt shAll pay LanCllort\ the amO"nt ellie, If auoh
"nt\er,~tatement" ~a pne J,Jeroent (1%), or morEl1. TE1nf.\nt ~,lw,l;L promp1;3.:r
pay L~ndlCJrc\, the QO,lat of Il"ch AUg~t ~n At\q tion t, 0 any t\e, fiCl~ency "
payment t;'eq"i~eli, pl\.\!'I ten (Jeroent (10%) Of Any such Cle1!io.l.ency/
all of wh.l.ch ~hA;l.l pe colleotiple! hei.'e\.\nt\er aa rElnt. ~ l."eport CJ~
the fingin~~ of aaic\ ~coountant shallpe b.l.nc\in9 anc\ oonolu~ivB
"pon Landlol;'li Am:l Tenant, 'l'he f"rn.l.~hing l:ly 'l'enant I;1f any
unt\erat~tement of ,one peroent (1%) Ol." mCJre Bh~ll conatit"ta a
d~fA"lt Of this Lease, whioh qef~Ult shall entitle Lanc\lorli to
ts1,1\Iinate th.l.s Leaaa p"l."e"an\: to aeot;.ion 1:1.02, ~ny information
obta,tned by Land;Lorcl AS a l."eaUl t of ~"oh aut\it ahall Pe helt\ in
Budct conf.l.t\enca Py Landlordr;iuring the term of th.l.a r..eaae/
exoept in any prooeeding or aotion to oollect the coa~ of such
aur;iit or t\eficiE\noy / or exoept in oonneo\:ion with any mo~tgac:le ar
assignment of this Lease forfinAnoing~urpoeee, ,
An'l'IOL~ V. ADVER'l'~aING AND ~nOMQ'l'IO~
s~otion 5.01 'l'ENhNT/S AOVERTISING
In at\t\.l.t.l.on to Tenant's Promo\:.l.on~l Fund oh.rge, 'l'enanu
shall spend for eaoh Calendar ~ear an amount equal to at leAst
, two peroent, (2%) of 'l'enant/s Gross aales from the ,Lel\eed Premi!i&es
fol." !laid C/llendar, 'lear for advert.l.sing d.l.reotly penefioiAl to '
Tanant / s operation in the Lel\set\ prem,ises I and spall include tha
logo developed from time to t.l.me by Landlord for ident.l.fioation
and promotion of Landlord/s Retail,Projeot in a:LJ."l\BWspapel." or
17
,"
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t,
\UG~~\..,r,! \\(IOm 'I~OW1
\ "
qth~;, ~qVIi\j:'t;i~ing, !lt~tionf,lry { or o1:l1l1r pl;'in1:Bq ml\1:iaF~,i1l, allq ~;tl,
Q1:It~r rlll!~;'li\nl'~!l' j:p 1:1,\3 loo~tlon of 1:1113 t.e<l!le!:\ rl:"Om~flelil, , 'l'..,n~n1:.
~hAU ~nolW;IEl 1:h~ ~qq;,alile, iq\3n\;~ty <lnq t~l\3pl1on\3 n\lmbal:" PI! itlil
P\lAin@e!l Aot~vity in tna Ha~flli\q ~rami!la!l in 1\11 ~qVBrti!ll1mallt!l in
AllY l\1Annf,lr in AllY mt3q~ml1 inol,\.Ir,Un!J, '~Iitho"t Hmitl\t~on the'
p;,a, !lA, 1:'al:\1,' 0,' t~lavi!lion, o<ltl\log"~!l, ha.,llt\~illlil{ anr:l, t,f,Iiaph,ona
lill\:.ing!l, l\1aqa PV 'l'a!1allt in Whiq" tl1\3 Ar;\QrIlQt3/ It\a!1tity l\nr;\
j:.llllilPhQ!11il n\lll\PI1}7 ol! allY Qtllar Im!lint3!l!l a,ctiviw Ql! l,i~1il oll""raQtal;'
QPnr;\\.lptt3cl PY '.l1IilI1Ant ill tht3 mlltropplitan nlwri!!p\.\rg A;t'fi!a Elhall \:la
mt3nt.ionllcl" I, ancl, , tQ, "!la, in !l\lCn l\r;\vBr1:~!ling only T!l,nant'A, t;a,r;\\iI
nam~ f,lpt3o+fiac\ in thi!l Hal\!llil, \lnlaA!l Pthal:"W!!l1l pal:"mittac\ \:Iy .
):,l\lll:\;!.qrt\ il1wl:'i1:ing, ., 'l'anAl1t !lhl\ll l\l,li\o \.\!la it!'! trAc\a Ml\1El 0\1 11;!.;t.
!ltll'tipnt3t1', \:Iillhaa,Q!l, invciclla ancl allvel,opElEl, 'Tlilnal1t !l1'All
~\.\rl1hll to LAllqlortl lInn\lAlly, within 1:h~rtV (30) t\AYEI Aftar tha
Iilnq o~ Ilaoll Qa;tant\Ar Yt3l\r. t\\.\ring toe t~~ Q~ ~hi~ ~a~~a, proQf, pe
~h~ ~~penc\~t"~a ol! ~unq~ ~eq"iraq to \:Ie ml\c\e harapy, ~n tlla
event th~t Wenant'!l a~pent\it"re~ here\.\nqar ~ra le~~ than toa
Amo\.\nt l:"a~iraq ~Or the c~lan~~r Year, ~an~!1t ~Il<ll,l p~y to
Hanr;\l,orq~ll l1l\lo\lnt equ~l, to the c\.j.f~erence petwaen ~Qt"l\l
l\t\var1:iEling em;len~it\.\re~ I\nc\ ~he minimum I\dvel;'tieing a~panqit\.\re~
,rQ~~ract Ml:"aunclal:", ~llCh pa.ymant: to pa colleotiblll \:Iy L~nC\l,ord a!i
aqq,~tio, nal rant, J!'~il\.\re to, !lupm, it w, i1:\1,in forty"f!Va (~6) t\,ayl'l '"
procf ofaXPal,dit:\.\r.as Elhl.\ll blil oonaic\arsCl M even~ of c.\afaul,t '
\.\nClar ~ection ~~.oa cf this lel1se, ~enant ~hall not ang~ga in
AllY, o\:ljectio, napla I1qverti~ing I1nCl Elhall.. 1'1, ub,m,ir ~ll,aClVel:',t, :I.l3,incor to
Land;J,.ol:"t\ I!or apPrt1V~l. L~nc\lorc\ reElervsSthe l'igll'q to pro\1.i\:lit.
any ~e\vertidng whioh in J.,andJ,ore\' a opinloll tenClIil to impdr the
reputation qf Lancllorcl'lil ~ataiJ, Project or its cleai~~b~litY ~!l a
location for !ltorB!l or Qfl: ioas, ~nt\ \.Ipon Lant\l,orq' ~ l;'eq\~e~t.,
'l'enant ~hall imm~c\iatel,y t\iscontinue such at\vertiain~.,
aact.~on
Ii ,Q:a p~r.f.':[C:tPl\TION 1\'1 P~OMOTION OF LANPLO~D' a REl'l'AI:t:.
1?1\OJE:C'l' ' . .
"
TElnant. ehall partioipata in aU adver,t!liling pooltlats,
brocn\.\re!l or nawap~per at\vartiaamanta promoting Lanc\lcrCl'a ~ata;\'l.
projaot praparad for general oirculfltion within tn,;.; gaographic
araa in whioh Lanc\l,ord's ~etl1il Project i!llooatet\. 'l'haooElt Of
printing and distribution of elloh ~t\vBrtiEling Iilhall be paicl for
,out of tha Promot,l,onal Funtl. In the evant 'rBnant w:l:ehEla to .'
include ac\nitionaJ, advertisements in said promotiona, 'renant.
ahall pay the aq\.\itabJ,e cost oha.rgec\ to Tenant for SUch '
ae\vertisingJ however, such charge anall PB oraditec\ a~ainst the
raquired advertising axpense under saction B. 01, "
aaotion B. 03 MEMBERSHIP IN MERCHAN'l" S q~Gl\NIZl\TIONa'
If it iEl deemed by Landlord to be .tn toa beElt intaras'lt 'of
tha tenants of LanC\lord's ~etail projact for ~enant to ba a
mambar ~f any aasociation or organi~ation of marohante or
buElinelils personlil whioh has the purpose of prol1\otil1q tha oant:rlll
businesa district of Har.dsburg I t.anc\lorc\ shi\ll enJ;'oll Tenant,
16
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"
\Q'~~\'M~1 l1i1a'~Q 114ol"'!
"
Anq An~ Cli\fi qhl.\rgl1~IPY ~qoh Clt'gllnizl.\\:.~on !!or mfimPIH'~\1iF! (N!i~, Pl;'
~Qr proqli\~~ing ~n I.\fpl~CA\:.ion Cor mli\mpli\rli\hlp Wil~ ~11 F~~q hV .,
J,l.\n44.orQ Q\~1: qll thli\ l'lrCJl1Io\:..\.onl\l func\, In ,~1111 eVli\nt: \:.Mt J.anc\:!.or~
c\E!t.lu7/1l.l.nI1A t.ha1: "1limpfI,rlOoip ~n ~qllO or~Ani~A\:.ion .t~ no lPnge1;'
;Ii\~.l.r~q, ~E!nan\:. Mha:!.l havli tha right. to cpntinqe llli\ a ffili\mbar Q~
1i\"llh prgani~atiCln h~t ~anc\lprc\ li\hall no longer PIi opL19ate4 to
PAY, oute!: tha ~romotionl.\l fqnc\ 'or nthli\rwili\a, any OOIi\1:1i1 relating
tq llIE1l1\PerllhiJ,J in li\uoh prc;fl.\nii'<atiqn, .
~aotion ~,o4 ~~NhN~S' ^PVtSOR~ qoMMITTmm
, '.IlElmmt may pe aJ,JpqintlOc\ a mlilwer of Tem~nt",! Mvi",p!;'y
CemmJ.1:1:!iEl, whioh ClPlal1\ittlila Ii\hAll fqnqtion alii the l:'li\prEl",en1:At~,va
PI!, to!! tl1nl\nt'" of! J.,ancUot'c\'''' Reta1:!. ~'t;'ojE\ot \:.0 :r..anc\lo1;'d with
,l:'af4p60t \;,0 advertili\ iMl promot;.i,cm anc\, Clt.her OClmmon i"''''l.\eli\,
~enAntli\' MVil!loq cpmm~ttE\e Elha:tL Elet"Ve li\p:!.ely in an I\dvifiJQq
l:'016, Anc\ LancllQt'c\ retainli\ thli\ righ\:' \:.0 mal~e all c\flo~l!Iion!O w1t\1.
l'.'1iI!Opeat to !Ouoh common i"li\qE\EI ~mcl with l'.'el!lpeot to ac\minili\t!.lilrtns
the p~omotionAl f"ncl,
, ,
~Rm~o~~ v~.' Qm~~Im~~~
"
~eotiQn 6,Ot U~I~~~~ ~IN~a ^NP amRVICES
,
~ancllot'cl ehal:!. \",1el.\li\e all neOel1el\X'Y "t1lity lineI') and.
",ervioe!3/ aEl anc\ to the e~tantset forth all Lef\c\lord'lll I'Iorll; in
IilXnI13I~ II, to \)e \)ro"ght to designatec\ locations alii I!Ihown on
li1XllJ:BJ;~ ^ attachec\ hel:'ato oX' on Landlord' I') planll (het'einafter
l:'efal;'t'ec\ to aEl ":Lancllord'e pOl;'tion of the util.l.ty :tinell"), exoept ,
aEl m~yba epecifioalLy prClvided herein, Landlorn ahall not be
responli\ip~e for extending ancl/or conneoting euoh LinsEI to
~enant:'1i\ equipment ancl fixturee (the "Tenant/e portion of the
"tility line, 11" ),W, hio, h Ilhall be aooClmpliehed in aooorclalloe with
Tenant' a werle. ,in EXHIBIT B, Tenant ehaU not pla"e Any '.
unaoaeptap:!.e :!.nud or purden on the oapaoity of the,applioabla
puildinq I3Y!3tli\l1\e ancl utility Hnes of Landlord/a Retail projeot ",
a~ determin~d e!l;her Py the pUblio l\tility pl'.'ovic11n9 such l!IervioB
or by Landlor.c.\! EI Arohiteot or mng1l1eerin tl' e e)(Bt'oi",e of "
reasonable judgm~~t,
..
.' Seat-ion 6.02 CURTMt..'1I!1NT (Jr~ :':N'l'ElmUPTION OF sml\VTom
, 1'\
Mllndlord t'saerves the right to interrupt, o\\t'tail or sUElpend.
the pt'ovieion of. any utility servioe to whioh Tenant may be
entitlecl haraul1del: when naoesaary PYl."eason of Moidel1t 01;'
omer'ilel1OY or fot' l'.'epait'a I altoX'ationa I oX' improvement-a whioh in'
Landlord' ajud'ilmrmt. aX'e deait'able or neoaasary to be made I or dUG
to diffioulty in QPtainil1g suppliee or labor or ,fol." any othe1;' "
oause beyoncl thereasonabla oontt'olof Landlord, suoh ,repairs,
19,
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'.
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\~~PP\,~,r'l '1,SOI?Q 1,4o~
t ,
~~~~~~\:~(mlil,' lJ"" im1?1;'oyal1l, llnl:.!il ~hl\ll PB BXllPHtta!:\ wi,t,ll ,qi1.1,CJ,l1l'1Ptll, '"
II'I l'Il=l !:'11~\?BQt liIO~1+ LAI'I!:\llJrq Pll lil\Phl ~pr lIny ~ai;l,\.1rll of tllll "
4~:t~:t~y PlJl1I1?l\n:ta!il 'pr govarnman~l\~ l\4toopitialil ~o A41?1?+y \.1tilit.y
!ilB1=V,ic:llllil t.P, ~al'll\I'I~"o!:' foP ArW ;\.irn, i I:.I\~icm 0, C,1I41?P1Y l;'BI'!\.1:\,tinCJ, f:!=o\ll.
gQVernll\lIn~l\;\. p!:'!:\lilrll pr t\irept,l,velil. 'l1enl\nt. 1l11l\;\':\' not, 0~l\1,m /.\ny
d.:trn:tl'lut.iqn Pit !l1:ll"t.l!mal'lt. qf rent. Plj' qt.ool;' plw,!:'galilr l\ne\ nd~llli\li"
\:.h.\.", J.,aAliIB Ilqr nny Pf ,~al'lallt:' II qp+igl\t.:tol'llil Ollra\,ln!:\al;' !10l\U \:l
l\ffBc:lt.Ild. pr !:'ad,"q~t\ t.oarapy \.1n~alillil ~anl\nt'lil no~l\l p\.11'!inll!il!1 ilil
l\f#llc:lt.llt\ Py t.Oll fail\.1ra pf t.Oa Ll\nt\lprt\ t.o proYi~e Iila~ioalil t.hat.
t.hE! I'l!\Ilt\~oPc\ ill pp11r;rl\t.ac\ t.o prov1,l\a!:\, III \:.hAt. avel'lt, wharl1 '
r.And,J,o!:'t\'liI fAi~\.1ra llalil imflaire!:\ pr int.lll;'fllral\ wito t.ha Wal'll\I'It.'f;l
I'Iprmlt,l p\,l!ilinl1!ll'l, thl1 M.\.nim\.1m ~ant l\nd, ot,ho:l:' ohat'<:lE\!l aft,er nPtiq~
t.o the J.,l\lld,lprc\ !lhA],l APAt.a \.1nt.il ~anAnt. ilil ap~a ~p ppllrAte its
p"",inalil!l AI'! "!l\.1a~ Imlalillil Ime\ 11.0 the extent ~hE\ Minlm"m l',ant. Ami
C1~h~;t:' pharC]ll!l areopyerE\d, P:i ~ ~r~~nd~rd, lNlI1ne!!!!'I Inter,r\.11?t.t.PI'l
;J:nfilU:t'~nOIil wM~her or not TllnAnt h inlil\.lr.eq Imd,e:t' 1'I"!:lh OQVet'I\g'6,
A~~IO~~ V~I, I~~Q~O~ A~P I~P~UNITY
"
~eqtion 7.01 ~NPLO~P/~ V~O~~~TY IN~U~Nqm
t.~ncu.orc\ Agree!l to keep the building (s) in wh.\.oh T"allq],p!:'d.' III
Ratai~ pt'qjeat il'l lqoated! eXC1Ul'live o~ Ten~nt.'~ impr.ovamen~fiI,
bet.ta~e,nt!'l or. oonten,t.lill ~nfilured agAin"'t ~Ofilfil 0:1:' d,~maglil by fir.a
o~ otller oasl.\alty, under an "aU l;'ililkfil" polioy in IiIn al1l0\.1nt,not
~al3s than' ninety' peroent (90%) of tha oos\:. of ljepl~oement. as ".\.1'1.
U the Leafil$d. Pl;'emiaafil"Or. Tenant'fiI PP$rationfil OI.\\.lEle an
ino:t'eaee in the "1\11 ril'll~1I prem.\.um oharge on ~hEl pu.\.ld,ing (fiI) in.'
wh.\.ch L~ndlprd/a Retail projeot is 100atEld" or if lEluoh l?remil'lea
pr, opllr.~tionl'l of the Tenant would rElsUJ,t in inl'luranoe oompaniea
of goot\ atanc\ing ref"",in9 to inl'l"re the, PUildil'lg(l'I) ( Tenan,t, I'Ihall
reimbl\r.ae Landlord on demand for the .\.nqr.eal'led pr.em~um/ Wh.\.oh
i~orel.\sec\ premium shall be deemed ad~itional r.ent for. purpose", of
oolleotion only.
". ,
"
seotion 7 . O~ TENANT'S PROPl1:RTY INSURANCm
Irenanl:. Agrees to keep' itlilproperty located, in tile Lealiled
Pramililefil/ inclUding all '\'enant al terationl'l, addj,tionfil and .
improvement.sr and content.s, inau:I:'ec\ againl'lt. loss or qamage by
fire ot' ptharoasUalty I under 'an "all' rililka" polioy in i:\n I\lt\o"nt
auffioient ,to prevent Tenlilnt from becoming a oo~ine\.lrer under tllB
policy, . The amO\.1nt of inaur.anoe ul'\der such polioy shall eq\lal at.
least ninety peroent. (90%) of. the ~ull replaoement oost of '
Tenant'e propert.y.
"
,,,
20
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\&sDU\ao,rot 1113019' 1,~0p"
, ,
~~ot~pn 7,03 TEN~~~/P ~I~~I~IW~ I~pUR~~Om
. p\.\v~nq \:ne tam q~ 1:\11.. L~~"'B / TenAnt shlln 1.JurOlhaflls /lnll
~ain\:ain porn1.Jrehan..ive qensral liaPili\:y in..url\noe ooverage Q~
\:oa ~ellElad ~rerni~as with ~ minirn\.\111 cpml:lineq sinqla limit to~
l:loqi~y inj\.\t'Y, perElOnA~ injury ancl 1.Jt'operty qarnAge /ls mAY PB
l;'lilaElonaply reqj.\eElteq Py Lllndlorq fl10m \:,1ml1 to Urne / p\.\t nct.l8El/l
than, $l,OOOIOQO,OO, p\.\oh ins4rllnoe El"n,all inol\.\da, Lanqlorq as an
aqqitipnal tnEl\.\red and shall r.e~it'a A\: least t.hirty (30) dAYS'
adVAnCe written notioe of oanoellation or non~renaWal \:0 ps ~~VB"
1;c ~I\ndlcrll,
lJeQtion
7 I 04 'l'mNi\ll'J)' S It\IJUlU\Ncm PlJRINQ COtHl'liRlJCTION l\.NP
INPmMt\IF~C^TION '
, Whon ocoupy!.ng tlla Leasecl \lremi!:lea and cludng com'ltructicn
anc.\ rsnovation wor~ there\:o/ or during any r;lther such W01:')t.,Py 0);'
on pellalf of 'l'emmt in the buillUnCj (e) in whioh ~andlorcl'l'1 Rat.l'-il
Pl;'ojeot is located/ Tenant shAll purchaee And maintAin the
following tYj?eEl of insuranpe I '
1\, worlterll' compensAtion, incll\ding employers' l!apility,
;n stat\.\tcry limitlll
. n,' oompr.ehendve gener.al l.!.apility, inoluding pCIUly
injul:'Y, perElonal injur.y, property dl\loaCje, oontrao.tual liapility,
proad form p1:'operty damage, ancloclnpleted operationElI the limit
of lia~ility for this policy shall npt be leas than a oombined
sin91e limit for podily injury, personal injury And p1:'qperty
t'lamage of $2,000,000.00 pel; ooourrenoet with il1lll\rerll lioensed to
do business in Pennllylvallia and ctherw1ae sathfaotory tc
I,ancllord J Landlord shall pe an IIddi tioOlll inl!lured under thifA
pol ioy I
If Tenant usee a oontraotor or Ilubcontractor for any portion
of wor~ on the I,eal3ed Premises, Tenant ehall be res).'lonsible fo):
onst\:t;'1ng that such oontraotor cr subool1tuotor puro\lases the same
inll\lranOe required above of Tenant." '
Election 7 . 06 r.:VIDENCE .oF INSURANCE
,puril\g oonstruotion or renovation work to the Le,ilsed
Premises ..,r." during any other such work by or on "behalf of Tenant
in the bUilding(s) in whioh Landlord's Retail projaot ill looatsd,
and after such WO):k. is completed, Tenant shall "deliver to
Landlord the polioies or,oertif!oates evidancing the above
required coverages either at the commencement Date, or p1:'10r to
the commenoement of the work.! as the cass may ba. New po1101es
or oertificates shall pe delivered tc Landlord at least tan 110)
days l;lrior tc the expiration of eaoh suoh l;lolicy, The polio as
2l
"
It
\55~~\.0,r~\ \,,~O'~~ ',4o~
,
or q~~tiCiQAtaa ahQ"~G aviQanoa tn~t LAnq~orq ia An AdqiGion~l
insured where reqM~~eq AnQ anall ~laQ indioAte tnAt L~nGlord
.4~~1 raceive tn~rt~ (30) Q~Va' A~V~nQQ written not~oe of
0, An,cel~~tiO\l or non..,renl1, W!\l of eAch """01) pOlicy. ,My ofthlll
APoVe inlilUranqe poliQ~,es raquirad of Tenant m~y pe proviqec\ a~
part of plan~filt poUohe pl1rchaaeq py TenAnt.
, all(:lUll:\ Temmt fail to proo\~rQ ant:\ LJhoe euph liapiu'ty,
inlilUr!\nOfil alii deacripad APOVB, LAnl:\~ord may, put ahall not ps
opligatal:\ to prooure anq plAce Bucll ooveraga for LAndlord'a
prot.llqticn, :en I1llia event, \:hll pl:'Elmium "hal~pe pdq Py ths
~anant as al:\ditional rent I1pon demAnd.
aection
7. o~ \~l\IVl!1R Oli' PM1i\QES 1\NP aQUROQl\TJ;oN
Nd\:ller Lanc\lol,'d nor TaMnt Ilhal;\. pe lbpla to llhe o\:llar tor
any puaineaa interruption, El~tra axpense, rental inooma or 10es
orc\amage to property of the other par.ty oocur.ring in the Leased
Prem1lJaEI Or o\:harwil'le on the Landlord's property wllether or not.
qaU!iQd Py tha negligenoe of LAndJ,orl:\ or Tenant or the;l.r'
respective agents, employees, tenants, tioenaees or ass~gnees.
TOis ~eloase shall apply regardless of the e~tent of insurance
ooverage, Any property insQrance polioies carrieq py Landlor~ ot'
Tenant shall oontain waivers of sup rogation rights pet,wesn
Landlol,'d' a\ld Tenant. ' "
aecUon
7.07 ~ELEA~E ANn INPEMNIFICATION
Tenant agree$ '1:.0 indemnify and save harn\lsSfl Landl,orc\ from
and against any and all liabilities, obligations, damages!
penalties! olaims, costs, oharl;Jes and expenses in conn!,!ct on with
any defau~t of Tenant under this Lea~~, with meohanics or
materialmen's liens asserted by persons clairnin~ tc have dealt.
with Tenant, and with podilV injury inclUding death, personal
inj ury or propertY damage, exoept as provided for in aection '
7.0G,occurring in or aboQt the Leased Premises and caused in
whole or in part Py the nagl igonce of 'renant, its agents,
employees, sUbtenants, invitees, licensees or assigneea.
,
~TIOLE VIII. OOMMO~,ANO PUBLIO AREAS
section
0.01 OPERATION ANP MAINTENANCE OF ooMMON AND PUBLIO
MEAS
,
Landlord shall make evailaple, in Landlord'S ~etai~ ptojoob
and the buildiny(s) oontaining Landlord'S Retail Projeot, such '
areas and facil ties (I:efsl'red tc in thls ,):.ease as "common and
pUblic Areas") as Landlord shall deem appropriate, incilUdinr;r bub
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\IIPQln,m 1113a(?~1,4P,", '
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n, ,P~ +~r'I~~f1,q,' 't,\O, ~r, \.10, ~':',JCl~, q.~n9 I\!,a~!'l, ,r,,~l1ltl~, ,W~n~W\Wil, ~m~ Bl'\p,l.OE\ll!:\
op\.\r~EI~p~A~aE\J mAllEI, elav~tOl;'l!( e~oa~qtwrq, vllE\ti~"leE\, "
~tA~~a:(E\, 111\1.\.101, ~alo1E\agel!, oorrlt1orlo1,+anqIo1P!\~eq anl:\ J;lhnt:fll:\
'A;"BAEI, Mlq ~\.Iplio relil~ l:'POmlo1, f..Mqlorq ahall p~"'l;'a ~B, maIlA9f11'
, fllrt\~P, ~O, liP.B(d, 1~,9h,~' ,l.-,apAir An!:\ 11\AintAi, n tllfl Qp1111110n a,nq l?,\.\P:\. 0,
I\rlilAfI tor ~IlBlr intenl:\f1c\ J;l\.\rpol'le!'l in lo1\.1ch m~nnfll:' I\!'l f.,anl:\lQl;'ct in
,l.t.fI "ole qi~orlltion Io1hall t'1l~!'lon~P1Y t\ot:ermil1f1', Wel1lmt, a9rfilillo1
tllat: ~ane\lore\ may, at any timfl Anti ~ro11\ time to timfl! inot'eaE\e,
l:'ec\"oa ot' ollanq~ thfl'n\.\mper, t:(Pe, l'li~e, lClqa~iqn, e.\.evation,
naU\\rlil ane\ \.IEle ot: An:( tiC the qpmmon aM t'l\.l\:l:!.iq All'lilaE\, I1Ia~a
inE\tAl1Aj:~onEl thel;'ein, move Anct remove the 'lo1amQ, Vot' p"t'PoE\eE\ a:
e\Btarmin!ng j:hfl ooE\tlo1 oC operating ant\ maintaininq tha Qommon and
t'l\.lbUo I\raalo1, Oommon ,l\l;'eaE\ anq l."\IPtJ,O l\:l;'aC\!'I "'hall PlOI e\a:l!ined'l1,a
Cq;I.;i.oWl'l1 ,
A. "Qommonl\rt:\aa" 'mean'" t\)Ol3e po:rtion", qt: the }:luiltl~nc:JI5I
ane\, flt~, otUr"lilQ 00,nta1,ni,',ng Lan,e\;I.orq,'Q Re~a~+ Projeo~ Whi,oh ~re not
inol\.\qee\ wi\;hin thEl LE!al:led I?:t1Ell11il'lflQ OJ;' wi\;hin the flQor QllaQIB
aUocH~tee\ pr :Lll1al'lli1cl to other' ttanan1:.I:l,' put whioh oonta~n OOl1lmon
e!luipmEln~ qr any other I:lPM'" wP,ioh may PEl Ul3eq w~tho\.\t. Pre:!:erenqa
Or pl,"iority py 0:1." fqr more than one tenant qt: thf.! puill:\inq Or
l:l~ruoturEl oontainin~ Lancllord'e ~etail Projeot, e~qlucling l?uP~ic
Areal3 ancl Parking Araal3. . '.
, 13. ,IlPUP1,io ^l,",eal3ll mean, I:l PUbU,o, Wd~W, a,YQ, llll\:llio hall!i, ~nl:\
p"blio rOO1l\Q whloh arEl inel"l:leq in thE! bllUdinge IInd I3tmlet:uree
ocmtdning Lllnqlord' s Retai:L Proj eot IIntl wh1oh1l\lI:{ be ,Ul:lee\ by
memberl:l ot: thE! pUblio M wel.l all tenant", of the puilclingl3 or
I:ltruoturas oontaining Lancllord'", Retail Projeot, '
"
Seotion 6.02 USE OF,OOMMOl'l !\NO 1?11nf..lc ME,i\/3
Tenant and itl3 oanoesaionairel:l, Quble~see"" offioer""
Elmployeel3, aqantl:l, ous1:.omerl:l and inviteel:l shell have the right,
in OCl1l\mOn with LancllorCl ancl all others to whom LantlJ,ord ha!i
qrantecl or 1I\ay hereafter grant rights or who I3ha11 otherwiea have
Quoh rights to UQB the common and puplio Areal:l, Qupjeot to suoh
ruJ,efl ancl regulatione al3 Landlord may fl;'om time to time impose.
Tenant aqrEleS," aCter notioe. thereof /" to abiqe by I:luoh rules and
regulations~ncl to Ul3e its \:lest efforts to oaUl3e its "
oonoessionaires, off ieers, l3el:"V!,\nts I elnployees, agentl:l, ,
OUI31:.01110rs, licenl:leesl quastl:l andinvitees to oonform thereto.
Landlord mil:.' at any time tempo:t1at'ily" olose any Oommon and pUblic
'Al:'ea to ma~B t'epairf!br ohanges therein, or to effeot
oonl:ltruQtion, l:'epail:'1:l Ol:' ohaMel:l, or tal' prevent the aoqUiEl itio":
ot: PUblic l:'ights in I:luoh Area, and may do suoh othel:' actl:l in 1l~1d
to the common anti pu\:lllo Areas as in ~,ts judgml;lnt may l:l~
doElirl\ple to improve the oonvenienoe thereof. /,l'enl\nt ot' its
oonoessionaires, offioel:'s, employees, customers, servants,
aqents, quests, lioensees or inviteBB shall not o\:lstruo~ or
enounWer the Oommorr and pUblio Areas ancl sidElwalkl'l and entranoee
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w,m_,,19\ \1mm 'I4QP'I
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Rn ~~n~~q~~'~ R~~~1~ prqj~qt or ~~~ th~m COr ~nY p"rpo~~ o~he;
~"An 11I:!r ing~el'l'" M'1\m\ f1Ic:JrQ~!I Crom \:.hll f'll~~llq VrQmi~Il~, I1~OI1P\:
~~ ~1\n~lorq m~y o\:.harwi~o q.!.roqt, LAnqlor.c\ shall hAya ~n$ rig~~
\:.0 :t..\.mi\:., en; qthlilti'/il'l11 ~ohoq"la I qoliyal;'iall to' 'I1eMnl: it:, i\'l .
J,.~nc\,;1"q;rd' II j\.lcl,9"II1I1n~, liIAid 1111\1, t~tion il'l, naOal'll'lllrY eop \,;h"', prqpe~
Qpar~tiQno~ Lllnc\~qrc\'a Rotail v;rojao\:. 1n tho p"ildingl'l or'
1I\:.t110t.\.\rIt!l oontA~,nlnCJ l<anc\:J,ord'!l Ratll,j.:t. vro:j aO\:.,
A~~~Q~~ ~x, ~PLORU'~ ~OO~WIO"~~ .OOV~"~
, '!lsotion ~,01, IJ\NPLClRP' Il l.!;tI\!UL;I:T'l
In t.he even\:. of ~ I'Ia111 q!:' t;al\!lCllr of Ltm(Uorc\' ~ R",t~il,
Vr:olac\:. or any llPrtion ~hQraqf Whi" oh 1nPlw:\, E\!l, i:ha ,Haallaq pt;'am, i,Ellll,I:I,
en,' 1'1 t.ha ..went of tne mal~in'3 of 1\ 111Al'le pf ~l1e Landlord' 1'1 j;'\atai.l.
Projeot or of any s"On po;rtion, or in the eyent. ol! a ~ala or
traMfal;' or, tll$ leal'lahold '$lItllte \.IndEl!:' anY 1'1\.10\1 1\nIiElr;t.ying :\.eal:l$,
tha granto;r, tranl'lferor or lllnc\lord, al'l thl1 cal'la m~y pe, I'IhAll
tl\eraAftar P$ Emt1relY relieved Ol! all te!:11\~, oovene,ntl'l anc\
0, p;t.i, ga\:.,~,onl1l 'tl\arflAftert, 0 be perf 0, rned, PY, t:..l:\nd,~ord, \.Inc\,er tl1LI'I
Laue to tha ol(tant of the interellt or ,.portion "0 ",old
tranMlerred, or laAl1lec.\, anc\ i\:. shaH \:Ie d,eemeq and oonllb;'uali,
without fUrther Agreemant pe\:.waen the Partie" find the purqhal'le~
Or tranlllfaree on Any ",\.loll I'IAle or t:ran",fel:', or the tenant \.Ind,lil~
!\nY "\.1014 ;t.eA"e I ,MI the ca",F.l may pe, tl)A.t the IIllid, puronl1l3ar"
tl;'an",farea or ~enant, e,1'I the case may pe,l1al'l 1:113"\.I11\el1 and, agreed
to Cl\rry out any and all covenant/.1 of LAndlord hel;'eund,er.
Aa~XO~E X. WE"~T'~ ~OPIT~OW~LCOV~~~Ta
l3eotion "10.01
'PERFORMANCE OF Oa~IGATIONa
Tenant covenant$' at all ti11\BS d,~rin", the term of tl)i!:1 Lease
to perfoL"llI promptly All of the obligations of, Tenant set forth, in,
thia Lea",eand in the Exhibit", ~ttached hereto,
Saotion 10,02
TENANT'S CHANGES
A. CONPI'rIONS FOR MlIl<ING CI~NGE:S, Aftal:' th~' commenc,,~~~nt
Pate, and, laO lr,mg as such ohanges are in conformity wi,th' "
, ~and.lord'a oritel;'ia and aupjeot to app!:'ova1 of Landl,orc\ in
writing, \~hich approval Lan~lord, in its c\iscration may waiVe, .
Tenant may at any, time and from time to time durin~ the tarm ot
this ~eaae, nt, Tenant's eltpense!, maka such other al tarat ions ,
aC\d,itlonl'l, installations, Subetitutions, improvemants f.\nd
deoorations (hel'dnafte!." Qoll.aotively ,oalled, lIohanc;tesll and" all
applied ,to' ohaMes proVided in this Artiole, lI'1'enant's chant,tefill) t
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\8~DC\'M"1 110QI~8 h~OP'l
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~nIW~ to th~ j'..~IlRQq Pr.amitHUIt Il11Pl\.\t\1mJ Rt:r\.lo\:\lr~:!. chlln91lf.\, A!if
~Ilnllnt raAf.\onA~ly mAyqonQidll~ nBOBf.\f.\A~Y .o~ thQ opnd"o~ 01 1~~
~\.lf.\inBf.\f.\ 1n the ~eAf.lB~ p;Bmif.\Bf.I, on thB Cpl:j.ow1ng conqit~qnf.\1
~, the R\.ltf.\ide A~pBArAnOIl or f.\tr\.\p\:\.lre:!. 1n~ll~rity q~
~an(UCH;'d'f.\ IWtAn pro:!BQt Ilh~U nPt \:le III!'al1ter~1 ,,', .
a, no part p l: l4/lndJ,ol;'d' Il RBtl:\il J,'lrPJ BClt not: inCl:i.u~1I11
within thf.\ l4el:\lllld J,'lrem1IlBf.\ f.\h~+l he phYlllcallY IIlleotllql
,
., '~, tha pr.oJ;lar l!\.lnetl,pnimJ pC Any of thll ma!:lhaniqlS.:i.,
8:i.f.\QtrloAl, f:lanitAn' Am\ othat' llet"ViClB f.\YIiI'\;amf.l IIhall oPt pa
AdVBrlleJ,y A.laetadl ,
~, in peX'lol;1\\in'i1 thB work. invo:i.ved in mf\l~ing auell
qhangBf.I, ~Bnant Ilhl\J,l \:le pO\.lnd Py And opf.\e!:'Ve aJ,l 01 the
Qpnditipnf.\ And QRVf.\nant.f.\ oonta~,ned in the tolJ,owim/ 13 "lot 101'\'" p~
thif.l 1\1lt1clB And. mlrn:tnJ;~13 n ~l1q q I\tta,Phlld hel;'etP I ' .'
13,' U\1lellEl wdved PY \'..l\nIUot'd in wt'itin9, . at. the
~xpiratipn or Any ell,rliBr tel;1\\inatipn ol! thill Leaf.\B, ~Bnant
f.lhall, on LAndlord'f.I written, re~\.leat, relltore the j'..eaaed Premi~e'"
to thf.\ir opnq~tion prior to the mak.ihg of ~ny oh~nge ~e+m~tted py
to;!.$, I\~ttole, l,"e~",onAPlfl Weal;' nnQ teAr ~lone ellOapteq,
t.~Mlorc\'m\.\at review AnA give pdcl:' ~Ppl;'oval \:,0 ~nY c\ef.\ign
ollal'lgea, "improvementlilPr mOl;\!' io!\uionll to the e~tal:'ior oJ: the
Lealiled Premililelil deairec\ by ~anant.
B. ~PPROVI\La ~OR cH~Nama, COST ANP INsURANcm. ~enant, at
itlil e~penlile, I3haU obtain ~ll neoesaary governmentfl:1, PB1;'T\1,itB Ilnc\
oBt:t!fiontsa for the oommehQement of ~enflnt' iii chflnge", and fo:!;'
, final.apPl:'ovaJ. thereof ul?on eomPleUon, flnc\ shall. oa.Uae T,\ln~n, t' II
Oh~nges to pe pel"l!ot1\1ed .in oomplianoe therewith, find with all
appliollPla It\wll and req\.\iX'ements of pUblio authorities, ,Md witll
all applicable !:equiraments of iMurflnoe Cjflrriel;'s, anc\ in good
anc\ workmanlike mAnne:!;'l \.\aing mflterials flnc\ equipment at least
equal in ~\.\aliuy ~nc\ elaaa to the original installAtion of '
Lanc\lord's Ratail ~l:'oJe~t. Tenant'a Ohang~B shal.l be performed,
so a.s to.. not \\m:easonablY intel,"fere with Landlo1lc\ or any other
ooo'~pant of the Ll:\ndlordl s Retail Pro:! eot, and so as to Mt
impoBe ~nyadditional e~penBe \.\pon Landlord. ~hroughout the
perfol;1\\anoe of Tenant's changea, Tenant: I3hall oarry, 0);' o~\.\se to
be Oal"r ied I inlJuranoe as aet forth in seotiol\7. 04 .. tJnlElElf.l
t.andJ.orc\ shall otherwise exprei!sly OOMent in writing, ,if anl/'of
Tenant's ohanges shall. invo1vetha relnoval of any fixtures I
l'Iquipment or other propel;'ty, f3uoh J;lroperty shall be promptlly
replaoed,at Tenant'a expenae, witll fixturea, equipment or other
property of like utility ~nd at leaf3t equal valuEl. ,,:
C, 'VIOL!\TIONS I LIENS, ANP SECURIT\! XNTERES'l'S. 'l'en~nt;t . ~t
ita expense, and with diligenoe and clispatoh, shall ~rooure the
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CAnA~~lAtton pr ~i~chArge qf Al~ np~icia~ aU vtp],Atton Ari~in9
:;,pm or o1:harwtA~ qonno\Jt~~ wtth TanMt'!1 Oh/WJa~ iI'lA\.lIilc\. I:ly AllY
'I.:n~~~io A\.lthodtYl1iwing ot' A!'IElerttng j\.lril'\c\.tctic:m, TenAnt- ",11AU
1',\~4,~n~1 t,f\(;\E1, m, ni~y, ,AM "'I\V~ hArml, a",~ f."an~+Ol:'t\, ,QQAiMt AllY Anc~ AU
m~qhan q",1 ane\. qthal:' ~ian'" fi~eq in connection with TIII1AI1t-'1I
OIlAngo!l il1Ql\.lelinr;r any 11 en 1'\ ol.' ~eCl\rtty intf!rf!"'t~ in or I.\tJ!:m any
ma1:,f!!iiAi"",f.h,: 1:\.I,r8'" c,r Arttol,e"" PO iMj;Al 1"e, elin, Anq C,cn"'t,i.t\.\tin\i
Part 0, f the t..eA",~q Prllmi~eE\ an~ a9Ail1,~t All O,o"'t~i,EI~"anl'le!l AOc\.
;l,,ia\:liU;\;!1l1il inq\.l1;';,oll in apnoection witlh any l1\.loh ,bnlll 01;'
lIoo\.ll;'1ty int~~e~~", ql;' any aation or ~r.oceec\.inQ \:lro\.lr;rht th~reon.
~anAl1t,at itl'l e~pAn",e'",hAll prOcUre th~ ~att~~action pr
c\.bcl1a;l;"ga Qf All. "',\.ICI11i,ena Within, thirty PO)' l1ayl'l after
I.anell.prq ma~~e", W#ttan lleml\nd thal;'lIfqr., '
~eotiqn :t.Q,O~
'l'mN~T'~ Rmp~I~'^NP ~INTmN~Qm
TenAnt, At it!'! e~penae, ahall maka pl:'om~tly the fOl.lowlnQ;
A, all repaira, or~inary or e~traorqinary, interior or '
e~ts:dot', I3tructllt'al or qtheml!l:1s, in and about the Leaf'lsC\
l;'l;'smif3ee and f.,anqlorel's Retail Pl;'o~ ect: as ehall pe requil:'eC\' l:1y
l:'eaeon offl ,
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, :J" the pfi\rforml'lnca \:l~ '.Penant, of any Worlt on the
LeaaElq Pt"emif.\ee' .' ' ,
2, the inl3talla1:ion, "se oroparation
propet'ty or Tenant's pardon of the ut:ili toy lineI'!,
Preml1'1,ee J .
01: Tenant's'
,
in the ,. Leaeed
:3 . 'the moving of Tenant' s ~ropsrt,y into or out 01: the
Lanellord's Retail Pro~ectl 01;'
4. , the ul'!e, milluse or neglect of the f.,ealleq, Prell\il'leB
or Landlord'e Retail Pro~eot by Tenant or any of itl'l employees,
agents or oontraotors, incluC\ing the failure ,or neglect of '.Penant
to ma~e,the repairs re~iraC\ by tha IlUcoeeding sllbaeotion hereof'
6,. the'removal firom the Leased Premises of trash,
refuse or garbage,
(; . the regular and rou'l:il'1a inspection' of and
el(termination of' pests from the Leased Premises. '
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D, Buch repairs, other than those reqUired to be made by
LanC\lord unC\er sections 11,01 and :t.~,o~, as may be neoessary to
l1\a!ntain the Leased Pl:emises al1d Tenant's p,ropElrty in as good
ardor, oonC\ition and repair as they 'are at the Oommencement Date,
inolUdinc;r the'filttures, equipl1Illnt, windoWS and plate glus
therein, except for l:'easonable Wear and tear and damage by fire
or, other casualty.
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\U~PQ\",rwl "11al~~ 114a~
In de~~41 tof! li\\.Ioh l1f>1l.:/I\irlil py 'VBnl~n\" \'.i\l1rnp~'~ ml\Y mll~e t!ll1m, 1111~
TenAnt, ' i\lilresl'\ to pl\Y \:h!,!oQlilt thpl1eo l! to ~l\nIUQ~'q P, rom, lilt,:J,y Qn
glillll\l1Q, )'..a!1ct:J,Qr.Q IQI\Y treAt Q\.Ip\1 OPf;1t Q~ Q~qittonf.\l l1ant fol;'
lil\.lnloQ&i\l uf! pcllsotion \)I1rB\.mqtu', l\ll l.'apl\il11l Ilh~ll Pf>I ml.\qe only
aQpprqlnq to planli\ Qnq APQoil!ioQtionli\ anq py pel1li\onlil appl;'ov~~ p~
~anct~orq.
"
~ef;ltion :\.0. 114 NO OIM:ttlU'l'tQtl fOR t.t\tlPr..ORP~ Il ~F.1P~IRIl
,
~Xq&Pt All R:J,NQwhera MPA~itioAlly ProViq\ild in thi~ Lallss,
1:hara Qhlllt pa nP AUOwllnOIl tq ~llnAnt tat' a qj,mim.,tion pI! I;'lIn1:;l\;I.
n:t.\.Ia And no Ul\p,tUt;y on uhll pArt. of the x,amllqrc\\:Iy I;'el\i\lon of'
.tn, o~mvenianollf annoyanoll Ot' in, 1:al:'flll;'eno, 11, whh 'L1en!\nt"l F.I pUeinaeA
aJ:'ililinqCI1Qm ,amUol;'rl ll1Qld.nq anY I;'spl\irll, J;'epll.\oementEl"
a:t.t.&l1at.\.onll/ decql;'ationp, 1\~c\itiQnlil 01;' improvementA in or to any
por.tic," of ~hQ r....aa." t'1~llmhu, Hl\ncUorcl' e I\etd;L J?rcd eo'\;. o~ tn.til
P\lUcttOIJ(A) Qonul\,lninlJ r,lInqlr~l:'dl" Heu/.\il projeot, ol1 ~n or tq
tilltUr.t!Ili1, aPPUJ,'t.lllU\I1Q8I\ Qr. a'1tl ipment t.h~rBQ l!' prq,v~c\er.l ""uoh wol;'~,
exoept in I\n em.rq_nny nnq to tho e~tent pr~Qt~oal, does not.
\.Inroa!ionqb~y inb~rnllrq with Tanant/a \lae oC the tal\Aer.l premiatils.
~QoUon :J,O,ou
OOM11f4II\tlClll WITH T..t\Wa
Tanantlll\lQl,l g iVB prompt notlee to J..a.nc\lorc\ Ol! I\ny not.ice
'TIlMnt rllolJivoa at tho violl.\tion of I\ny law or rBc.tull;'emElnt. oe
'),')\.\\:I1.\.0 authorityI' anti 'J.1annnt, At Temlnt'a own aXpen!ile, Ahall
oomplY with ,,11 lelJl\l raq\l.lreml1nts whioh shall, w~,th l;'eApaClt t.o '.
,tha Leafi1l1d PremiaeB or thfl uaa nncl oooupl\tion thareof, or tll.l'I
al:lat.BllIent ot: nny nuhanca, impoae any violation, Qrdar or clUty 01;\
Lnncllord pr Tanant ariGinQ I!rom the followinQI
"
(1.'\) Tanant'a \laa of the Leaaed PrElmisaal
,
(\:I) thB mannor of Clonc\uot'oc TeMnt'a buainBCls oroparat.ioll
of ita inatallationa I E1q\lipmant or other pr.operty that"ein,
(0) any ClaUGI.\ or cOI\c\ltion created by qr at the instf;\nca of
'hnAnt J or
"(d) , brMoh of any of Tennnt'G obligatiohe,hereundar.
, '
In this l:IIQI1t'd, "l'anant. I\Ql~ali\lll to promptly comply with all law~"
ord.lnAncalll, ,ol1tlal;'G I1nel t,",I1r,/uJ.ationa t\ffeotinq the Lel\sed Pl;'emielas
and tho alBnnlinQQAI PReety, oooupntionahd Usa thareofl,
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\~~Pf.\~"rQ~ 1113n(?~ 1,~P~
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~eq~ion 10,Qa ~~LE~ ANP REqU~TIO~~
TIll1f\nt a91:'\lIl~ to I\pit\e PY I\nt\ o~mfprm ~o RnleEl ant\
R\l9"~~t~on~ p1:'om"19~tet\ ~rom time to time PY Ll\nt\lol:'t\, Tll~
9"t'rent ~"h", I\nt\ Rag'4ll\tionEl al;e llttllohet\ hare\;o a!'l lil~IiI~:!:T P
Ant\ 1II1\t\I'1 a Part l1a1:'aof. Hl\nqlqrt\ lIIaY mocH1iy 0):' I\ment\ E1uqll Ru:t.es '
anA E\agUll\1:.~onEl j!r01\l t~ma to tima a,nt\, IIpon. t\oinCJ ElO I I\lhall
P1:'OlllP\:lY t\el;Ver 1\ ooPY of the !'lAme to Tanl\nt, In the svant o~ a
tlon:lll,i,qt. l:l~t.wll\ln tl1.l.EI t.eaEle Al1A the R"le~ anA R!'lg~l:t.at.l.ol1~, tM!I
~aa~~~hall 0011\:1:'01,
~ept.,iqn
:1.0,07
~PRRENPER o~ ~~M~~E~
~t the e~pi1:'/.rt:ion Q1:' eAr:t.hli tl1l,'l1\.l.na,\:ion 01) the term 01: th$.s
~ea~e, Tanant. Elha:t.l peaoeaPly E1'41:'1:'ent\e1:' the.t.el\E1at\ ~rem,i~es in A~
goot\ oont\it.l.on a~ tOll Lel\Elat\ premiEll1E1 were on the Commenpement
01\\:8, ort\inarY weal; ant\ tear I\nt\ t\amllge PY oondemnatiQn fir,e or
qtlle:l;' Cla",uaJ, ty atone el(oe~tet\. TenAnt E1nl\ll t\eliVer ad !\:.ey&\ $lcn;
the t.teaElet\l?:I;'em.l.E1elJ to Lllnt\lorq 11M ehall no\:.ifY \'..lInt\lcn:C\ ~.n
writing of a,ll oompination~ of lOOks, ~I\fes and VI\'41tEl, i1) a,ny,
;1.1'1 tl\e Leal'!eq I?t'emil'!el'!, ort\in~r:( wel'\l:' ~nd teAt' !'IhaU pf;\ deellled
not tCl inO~l.\qe qAmMJe 01: ~njuJ;'Y O~l.\l3et\, PY moving Tl!lnl'\nt',I'I
proPerty OJ;' tJ;'l\qe tix1:.l.\ra!'l Into or out of the ~ea!'laq Prf;\mil3sl3.
~enant'a obliq~~ion to oPlJerve and perform the OOvenl'\nta set
t01:th in thia ~eotion IJhl'\ll ~u~iVe the el(pi~l'\tion .ot' earlier
t.~rmin~t1on pf the term of thiEf Leal3e.
~eotion 10,OB ~PLORD'~ RIGH~ OF ~NTR~
.. LancU'o;t'qanl\ll have the right to enter llpon tl\e r.eaaed
PJ;'f;\miaeEl at all real30naple timsa, whstner Or not durin9 nQ~at
bUI3 inells hO\.1rs, to examine Ilame I'\nd to m~ka such repaiI:'E1, "
alterationa, replaoemsntll or improvementa in the Lea$ed premise$
as Landlord d$eme neoessary, but Landlord asaumes no opligation
to ma~erepairs in the Leased Premisss other than those expressly
p1;'ovided for in this ~,ease, Landlorcl I\grees, however I that. any ,
I'luoh repairs, al teratio\1f.'l, replaOe1\lents or improvementa shall pEl
mads with the minimum amount of inoonvenienoe to Ten~nt and that.
LancUort\w;\'ll t\iligently proceed therewith to oompletion.
LancUord' or Landlord's agsnts f.'lhall also have the right to, enter
UPOI, the Leaaed Premises at real30nable timen to show them to '
aotual or [IiOSP, eotive lnort9'l'\g~es 01;' tenants, Of the Lanc\lord,' s
RotailPro eot. During the OM hundred eighty (lBO) day period
prior to t e expiration ot the term 'of this Lease, Landlord may
show the Laa~ad pramiees to ~roapaotive tsnants, ~f d\.1rinq the
hst ninety (90) d~Ye of the term of this LEjl'\se, Tenant sh~J.l '
have removEld al~ or subata\1tially all of Tenant I e PI:Operty
therefrom, Lanqlprt\ may immediately enter alter, renovate and
redeoor,mtlil the Lel\sed Premises wi tho~\t elimination ot' abat.emant.
28
"
I
II
" ,
\mr.\!Q,rO\ l'(3QI~~ 1 I~Op~
,
I'J~ ~BIli: 1'Jr. n\:hl.'lJ: QOl11f1l.1n~~t:~OIl, IIm\ llHCh Aotioll ll\)aH h~VB IlP
~~IBqU uppn thi~ ~Bns~, ' ' " '
I \"' . h ... "'I~ I~ ~'1' \./-J.,tJ ~I~f-l"~
~.oUirJn 10 I Oil I3IQlm ~1\~~~~\~i1 ~"I~~~WI ~;~~ IJ-f"".-9 ,~I ' , ,
t.l\n~~pr.(' wiU ~"l:'nh\1 two nBOn t:{j;l'" iii iran", , AU itll ClQlltl fop:!;' .
'1).n",nl:'.an, Ur.ll,"Q" Ilnr.\ the Wllllt w~m'ow 01 ,I'lP"IlQB ;aaa" ,~he n,,~u.x.6,
t\"dl1n, qUAlity, .ha, !Shape Ilnt\ inliltllllll\',ipn 01 '1lBnant'll '
~"Ain.~. .~qnA, a"oorationll, notioa~ or othBr letter!n; , ,
'(har.ainllttar ~aeBr.ra~,to Illl IIQi~n"~e"l within the t.eaIilB~ ~remiQB~
or in, on pr. Il~'j Ilollnt tp Ll\nqlprtl' iii l\lltail. l?r.oj "lot Il):'1l liIu~j eot tc\
tha llllPr.QVI\1. Q( HllmU0 rt\ , mUllt Clontpt'TII to f.,llnc\lorq' 13 orltllt'ia,
lln~ mlu~~ lJa llP,tlllQvac\ IW all. '10Vllllnmen,tll], llut,'hpritiell hAvin'!
1\\rht\iQtlpn tll\WilOt!, 'All. flUC)) pir;/Ml;Ja ",hill,;\. PB pr.oQU!:1et\ in a
prp~.lUIio""l mllnnal:'t Unlaafl othand,Be I\U\:ho1:'111"Q ~y T.lllnt\lort\,
'llunIlnt mllY pr,8~ant tl'l lIi~nll'ile pnlV within the L!ilAliled, l?rliimlr3BB'
:tn the .vantol 1\ violAtion! LAntllord mAY ltElmOva tha BtcJnAga ,
wtthollt ~nollr'dnl'J Any l.I.i.'\piJ.i~y I\nq mAY oharge the a~~Jen13a pf
t'8movlll to 'l'enAnt., 'l'enant will ml\inuain ita 'Ilic;ma'ill:\ in r;rooc\
Clont\ition lit AU timas c\\,u;otng the tat'TII 01: thia La/l13a'. "
flaot.ion 10,lQ
~flflIGN~mN~ ANP flua~m~TINQ
TRnllnt $hl\l1. not. have th!il ~ight to al'l13ign thia Le/ll'le, 13ublau
th~ Lall13Qq ~remi13a13, or IllSlSign or aubleaaa any 13torage, l'Iervioa
01.' otl!ioe 13\?t\Oe, oranter into a oOn0013siOIl ac;Jreamont, without ,
tho pr.iot'\ W,l:'ittan approval of f.,anc\lprcl, AnY a1313i~nm~nt 01;,'
$llb.taa13ing 01:' Clonoaadon agreement ShAll not raJ,j,eve TElnant fr01l\
ita lbpility undQI:' tha torml'l and (Joncli\:.iom~ ot thi!:l T.lElAl'le, anc\
Any I\I'I$iranee of TenAnt !:lhall pe bound unoonditionally by anc\ '
perform 1\11 of the opl.l.gll\:..\.Ona of Tenant. hereUnder, Any .
aaaignment by oparation of laW, attaohment or a,l313ignment for tha,
'PGnefit of or,editClr13, ahAll, at. Landlorc\'13 option, be
inoperative, An IUIElignmElnt within the meaning of thh aaotipll'
allall pe t\l\Iemed to inolude one or more aale13 or tranl'lfer13, b:f
operation of laW or otherwise, or oreat.!.on'of new atool\:, or
transfer oC partnor13hip intereat13 by which /In aglflregate of llIore ..I,
than fifty peroent (50%) of 'l'anAnt'a 13toolt or partne;r13hip
interaat13 13hall PB veated in ,a party 01.' par\:..\.e13 Who are "
non-lItookholderlS or partnara alS of the elate hereof, Nothing to
the oontrary in thia aao\:..\.on withatanding I Llmdlord ahall not
Un1:'aUOMblY ref\\Be, or c;\~~ay Tehant I a l;'equelSt to a13si9n or sublat.
the Leaae 01:' sublet the premises, nor 13\)a11 Lllndlol:'d' 1'1 oonSent., ~e. '
requi1:'ed relative to an assignment o~ s~blet to II pa~en\:.,
l3~bl'ltdillJ:Y or afHliate, no~ shall II sale of all or sUbstant!.a],lY' '
allot! the stook or assets be oonsidered II t~ansaotion raqui1:'inQ
~Ilndlord's consent.
29
, 'QS~~\",rA~ .11/lPm ,,~OP1l
,t .t
Sepjlion lOt~l 13l1\3PRP:):NA.Tlotf
Thill ~~A!i\e ilil AM !i\t\All pe Q4pqr\iinA\;e jlo <lIlV mpJ;"l;c;rAge wh~pt!.
t.AmUQ1;'q hAt'! PI;' mAY llereA.f:'tel:' giye <I<;/Ainflt the ~eAl'leq ~l;'el1\i~etl.
l\.:l,t;I4P49hll\.\pll !i\4pprq,\.n<ltion i", A4t;0"'At:~,P, Wenl\nt; Aql:'eOf4 l;Q ,
e:l(tlP\.I'(:.1l Any inlltr\lmantf,1 whipt\ f-ancllorq Qr !i\UPl1 IOQrt,qagea ma:, ~1lf)1l1
nePlilJeat)' Pl;' a~pro~riate \;0 oonfirm tllt:l!l\.1QQl;'(\in<\l;ipn, '
~eql;iQn ~Q,~~ NONPIsaRI~IN^TION
,
TenAnt ancl l])enAnt'1J emplpyeell anq aqente ehall not
aitlPriminatt:l ageinf.1t Any incl!viq\.\Al 01;' gro"p fol;' re<\tlonf.1 0' raPe,
rel, iqionl ",e:l(, A,ga, pt\YEiiOAl hAM:\.,oap 0, I: Mtj,QnAl oX'!gin Ana
!illa],l cQmply witll AU . APP:!.ica.b],ill li'eelerAl, St<\ta Ancl cit.y la.Wf4,
o1;'ci01;'e, rnlef4 a.m~ rag\.\lat!onf4 with reepect tc nonq:\.ecn~'iminaticl\l.
~m;tQII~ XI, FIRE! on OflSlH\t.WY
section lJ.,Ql
"
US~ OF INSURANC~ PRoQEEDS ANP ^\3~TEMENT O~
llENT '
." ~xcept. ae provielaq in l3eotion 11. Q:1, i1! the f-eAl'lael V1;'em,t!;Ja!J
endl pe'qama.ged Py fire o!;' a.ny other oqs\.\alty inl'1\.\!;'abla unc'\e1;'
tile f-A,", cilord' I'l infilurAnpe P01,iOY, T.!!\nd, lord I'IhaJ,l, \.\J;lOIl rece~l.=lt. of
t.M l.l1suranoa prooeadlil, l;'epair 1:he l3ame, and the minimum rent. And
Ot.hl11,' oharges collec~ible alii toen\: tor the Leafiled premhea Anc\ an:! ,
~t.o1;'age or Ssryl.ce AreA I3hAl], be AQat.ed pendin~ completl,on of
suph rapal,rl3, \.Inlsl3l3 TenAnt oan reasonably oontinue in pusl.nes~
duriJlI:J l'1uph repairs! 1'n whiCh eyent. the X'snt anel other charqaEi
$nAll,ana1:e pl;'oport. onately, ,However, Landlorci'shAll noj: pe
requireci to repaj,r or reb\.\!lcl any of TenAnt's impX'ovemants or
change!3 1\1'1 l3et, ;forth in 1\rticle XX Anq EXliIJ;lI'l,1 B ,hel.-eo1!,
Ll:'\I'\dlo1;'d ShAll e:l(pM;l.tioUliIlY mAl~e such repaiX'A requireq of it.,
l:lI.\t i\.f f-andlorq fallli1 t.o maKe l3uch repairs w~t:hin seven (7)
1I\0nj:hs !\ft.er t.he eI!\te of the tire 01;' other oalilua,1.ty anci'l3ucll
additional t.ime as mAY be ,caUsed by unAvoida.ble qelays, 'then
. Tenant. mAY, al'1 ~tl'1 1iI01e remec\y therefor, t.erm,inAte t.his IJeaseon
t.hirty (30) daYIiI' written notice to LandJ,ord, and if the Lease is
terminateci, be relieved, in case the T.!eased Premises waX'e wholl:!
unUlilablEl and unused by Tenant,. of all oblic;satiolllil uncler this
Lease e:l(capt sUch aa aooFUed prior to the qata of the, firE! CJ;'
other oaaUal ty 0);' I if tht! Leased P'."emiaes'wers l\sable anci us sa in..
'part by t.he Tenant. after the fire or ol;her oaaualty, be relieved.
of all obligaUona under this Lellse eXoept sUch M acoruaci prior
t.c the effectiVe date of the notice. Tenant ahall repair and
refixture the int.erior of the Lenaed Prel\1isea in a manner and. to
at least a oondition equal t.o that eXisting prior to it.s
dastruotlon or casUalty and the pl;'ooeElda of all insurance (larried
by Tenant on its property and improvements ahall be held in trust
30
"
"
\11~~\8"r,\ \1/1~(9$ ,,49p~
I f
RV 'l'l3nAnt. ~or \:hl3 p~rf'o~a ot! ~A~r.\ rflPAir or raplAoaffil3nt.. U t.h~
r.\Arn~qe i~ oA~~ar.\ by t.he nag~iganoa oC Wan~nt. or its amployel3~,
Aqant.ll, invitf,ll1~ Anr.\ oonoeallionAire~1 tharll ~hAll Pfl np AQ~t;l3mlilll1;
oj! J:'en~. .
~eQt.lon ~+.O~ 'l'~RM~Nh'l'~ON OR ^~h'l'EM~N'l' hW'l'ER P~~'l'RUC'l'IOij
Ie the ItI3AllE\~ l?l..emillfl~, py reA~on QC !mCn Qcpm;'renol3 oC ei;1i
or ot.hlilr OA~"A+ty in~"rAPll3 ~nr.\liIr LAnr.\lorr.\'ll lnll~J:'Ance PQ1loy,
~:t;'el
~, ,renQI3:t;'l3q' wnp~lY ~ntenAntAPle, OJ:'
U. llho"lq,Pa r.\amAqeq A~ A ree~lt oC a rill~ whloh ill no~
o9veraq Py LAnr.\~orql~ ln~"rAnOe, or
o. ~houlq l:le C\AI11Ageq in WhqlE\ or in PA:r;t Ql\rlmJ tile 11!.El1;
YElAl:' qe the tal:'l1l of thh LeAl'Ia, or ,
p, LAnQlorC\'~ RetAil P:r;qject Or the puilr.\ing(l'I) Qontain!n~
t.AnQlol:'Q' al'etdl P:r;oj ept, wheuher the J.,1311'~eq Pl;'am.l.sa~ Ara " .
C\Al11ac;leQ or not, Sh, Quld pe t\AI11Ageq to. the el(t,ent of ,fillty parcan~
(6Q%) or more of the then monetAry VE\lue the!;'eoc, ot' '
E, 'the CQmmOn Anq l?uplio ~t'eaa Qf LAndlq:r;r.\'13 Rf,lt~il
l?l;'ojacj:, At'e qAmagat\, whet\)e:r; 0);' not the LeAl3ed,l?reml.l3ea A:!;'e
C\Al11aqad" to s"ch An extent tl1E\t LanC\lo:r;q' s RetAll pro:! ect cannot,
in toe SQle juqqment of the L~nQlord, pa operated as ~n ~nt~gra~
oommeroiAl unl.t, then cr in any of ~"ch eventA, Lanalo~q may
eithar elect 'to l;'epair the aaml\ge or may hrminate this Laase
upon giVing tha Tanant thirty (:l 0) c\aya' notioB and upon ~ha
II, expil;'ation CJf saic\ thirty PO) daY13' notioEl perlor.\, toill ~ea!'le
13hall tel'111in~te as; l.f s"ch tel111inatiQn qate we):'e the el(piratioll
of tha term. In the event of the terminaUon of thh LeI'S\;!
p"rS"Ant to Any of the proviaiona of this aaction, this LaAsa
shall, expl.reE\13 f~ll~ anc\completely on the affeotive data sat
,fol;'th in the nctice of termination A13 if that were tne.expit'atioll
of tha, termi'~ut uha fil(edrent, pel;'centage rent, ahc\ ~ll oUha:!;'
charges 001 eotible a13 t'ent, shall ~e prorated to anc\ adj"atad as
of ths c\~te of s"oh damage or Qastruotion. ,
FJ,action 11,03 NO PAl>\AGES FOR IN'l'ERRUPTION,
.. '
" ,
, PUl;'S"ant to this ArtiCle, no r.\Amagee/ compenSAtion or olaim
ehalJ. ~e payable by Lanqlord for inter~\\ption, inconveniance,
1013s of btli3iness or annoyanoe ari13il19 from any repair ot'
restorE\tion cf any portion of thEl Leaser.\ Premiaee,of Lahdl,ol;'d's
netail projeot or of the builc\ing or Iltruotures oontaining
Landlorc\'s Retail projeot.
31
.J
',.,'
\~~OC\I"lq~ "1301?~ ,,40Pw
!
l'\~'.VIOMI:\ ~n. ~U~;tlll1li']) po~:m ,
llIlPt!on' 1~. 01 WVl\1'.t COl'lPJl:MNNl"tOH
U thl! wllP~o pC tllll ~a~!llet\ P);,llmtRe!l Illldl pe \:f.\I~en PY Any
PUP,lt,O or quAil, t~pupl,tP AUthot'i\:,~ un, tie);' tllll ~o,war OC, eminllnt '
!.\pmdn,opnt\emnA~~on Q);' lI~p);'opr~l\~tqn or in tha IlV\!Int. 011 A
ol=llWeyanqll ~n Ueu \:oe);'eoC, thlln t,hi!l I.1ll!\aa ah~ll. \:e:rmtnAtll on
the !.\A\:e whan ~OnAnt ia rB~trat\ to ~iolt\ poaaee!lion t.hereoC,
~eMnt RhllL:\. hllvliI no oJ,Aim Agdnlllt ~Antl1ort\ or thll Clpnt\llmn,i!l~
Aut.hority tor the V~J.ue of the unll~pirllt\ tll:rm of thlll1 LeARo;
Ilml
l'laCltion U , Q;\
P~'])Il'\I. cOHP~I~l'\TIOH
"It Any };lArt elf the I.eMot\ Prom11i1alll 1iI01\11 PIl IiIP t1\lt$1l 01;'
OOnV$~Bt\ Ant\ tf lluohPA1:'tiAl tAKing 01;' oonveynnO$ shell rllnt\ar
t.1l1! I.eAaet\ pr$mililOe UnauitAPle fo1;' the PUeinaell oC the ~llnAnt./
toen thete:rm 0:( tlltll I.eA$e /ilha11 OBalile AI1c\ t.erminatll 11$ of t.he
t\ate on whioh pOlillleSllIion,Of till! I.eAllet\ p1;'l!mtlileS ill re~iret\ tope
1iI"1:'rant\erllc\ to thll ognc\Elmning Authority, And Tenant Ilhall have nQ
olaim A9Ainlllt Lant\lort\ or. the oont\emning authority for the Vf.\lUe
of any unel~pirlld term of thilil I'.tllal'le. In thEl ElVElnt llIuph partiAL
tAlttnr;r Pt' qonVElyanqEl illl not el(hne.tve e\1ol.\gh \:.Q rEl\'lc\er ~lle I.aal'lal1
~rElmi~e~lu,nIlUttAP~e for the pU$ineaa of ~ao~ntl ,t,h~a I.ea,$e sha~,~
oontinl.\e in fu:Ll foroe ~nq effaot al(oapt that thEl Minimum Rent
an!:\ thEl rElntfor any storagEl or ~Elrvtoe arEla$ ~hall pEl rEld,ucEld :1,"
tha l'IamEl'p1;'oPQrtion that the floor arEla oC the 4ea~Eld Pr,emil'lel'l so
tal\:en or oonveYEld pElara to ~I.\oh fJ,oor area immElt\iat!'!ly pdor tq
l'Iuoh tald.ng or oonveYAl10El, $uo\1 requotion oommenoing all of tlla
datEl Wllnant iEl reql\i1;'Eld to 'o'l\.u:rElnder posseaf'l1on of l'Iuoh port,i.on..,..
seotion 12.03
RE~A~R AFTmR OONPmMNAT~ON,
" Ie
In thEl I;WElnt of l\ pal:tial oont\emnation, I.andlorq shal;l,.,
promptly rElstor!'! the LEla$ed pUlOisEls, to the a)(tent of
oonqeml'te\t, ion prooEled,B aVl\ilap],e for Buoh pUrpoliIEl / as nee,rly alll
prl\otioab~~ to a oondition oomparablEl to their oondition at the
time of st.wh conc\emnat1on less thEl portion lost in the \:.aKin.;, or
oonVElyanoe. ,In suoh nn ElvElnt 'l'enantshall promptly malt~' e.l;j.'
neoElssary repairs, restoration andalterl\tions of Tenant's
fi)(tU1;'es, equipmElnt and furnishings and shall promptlY,reanter
thEl LeasElq PrElmisEls and OOmmenCEl qoing businElss :1,1\ aooordanoe '
with thEl provisions of this Lease, For pUrPOSEl!l of determining
the amount of funds aVailablEl for rElstoration of theLea~ed
'~rmmises from tho oondemnation aWard, said amount wilJ. be deeme.d. "
to bEl that part of thEl award whioh remaine after payment of
Lanc.t~ord' s rElasonable Ell(penses inour,L'od in reoovEl:dnq aa)JIe. and.
wh:l,oh repl.'ElElonts a portion of thEl total sum 1'10 available I
"
'f
,
32
\GGo~\~p.rpl 11(~QI~' \I'IaI'"!
"
Il~Ql\\f\~nt;l AllY l\WArc\ t,p Qther pO\11\.:Bn~A\:ion ~or ~lmq, whi911 if'!
ll~i\:l\Rly nl1poaple to the ~aA~Bq Pre~i~Il~.
"
I'i eo\: icm
p~~I~~ CqNP~MN~~+ON Of ~NP~O~P'~ ~~~I~
p~q,n:CT
"
It: mpr" than onll,..\:hirc\ (J./3) pI! the UpoV nreA oJla dnt;flli\
p"U~~nC'J c:m p"Uc\j.nl,l1l oon\:Il\~,ninl,l r..aricU.opq'!I Rlltl\i;L !?rooj IlP\: or
oT\Il,..\:hl1;'!:! (V:$) ol! t.llll oamman An<l ",upliq ~t'el\!I ~Mll !:Ie tila tl'\l~o"
01;' o~nv.yal\, then in any ot'.all ~11Clh eventlil, nCltwi.th~\:IlT\c\int;l the
lIaC1t \:hat,thll :r..llIa, ',tile!:! Prell, ,Ii, "elil 1\ 17 e, not ,IiIO \;,a,I~"1n at' oa,nveyed, ,
:r..anQ10t'q !lhall hava \:h~ t'i~ht and powep, at'itQ option to P$
.~Q~oiQec\ py wt'i\:tlln notlC1"1 to TenAnt, ~o te~inAte tlli!! r..ea!lB
el!tsptive sither the <lAte title,VaetQ ,in the oanc\emninC'J authority
or the qAta :r..ancllorc\. ill re~uired to c\elivor POQQetil!!lon pt the
pat'\: !Ie t~~sn or PPT\vayec\, And WenAnt nsithe~ "hall have oll'lim
~~dn!lt IlAncllolld not' \:he ponp,amning Authority I!or the Vl\lue ql:
any \.\ne~pired tll+m oJ: tt\ii:l ~elu,at '
lil,P4
seotion l~,OIl
LANDLORD'S p~Qm~
In the evant of I1n~ OClnde11\T1~tj.on qr tal'>inc.1 alii he1:'ein\:lefot'Gl
}.It'ovlded, whetlhllt' whole or pal;'ti~l, 1;.he Ten~nt ElhaU not \:Ie
endtl.ec\ 'to allY l=l~t't of the aWard f\tiI Qa11\At;lE\1'I or otherwil'le :t:at:
EI~oh oonqemnation and Lf\nd~pr~ il'l to t'Boeive the fUll a11\OUnt of
l'IuQh aWl\r.d I TeMnt herepy IiIxprEli:lI'llY WaiVes any right or claim tl'J
a,n,~ part thereol! and l1E\signEl, tq Il,andlord any l'IuC~ right 01;' oll1Un
tq which Tenant 11\iC'Jht \Jeoome ent.itled, '
Seotion l2. 06
TmNANT'sp~QEa
Although all c\a11\agei:l in the event of any condemnau!oll jl-t'e 1:0
\:le~onC'J to the Landlord as herein\Jefore provided, whether Eluoh "
dal1\l\gee are I\warded as full c011\penElat~on for diminution in value
of uha leaElehold or UP the fee of t~e Ileal'led Premises, Tenant
,!!hall hava tile right,. to I:he extant that same shall not diminish
the Landlord'eaward, to olaim and reoover from the oondemninq ,
authority" but' not from' LAndlord/suoll oompena~;\lion ai:l may \:la
Ileparate~y awardec\ or reoovera\Jle by Tenant', pursuant to thl\l .
Eminant I)omain Cod13 in Tenant I a 0\11'\ right for I or on acoount of,
and limit~ed fi]olel.y t6, any cost wl1ich T,liInant migllt incur in
removing Tenant's metahandise, furniture, fllttureo/ leasah,cld
improvemBnts anr1 eq1.\ipment. El(oept as provided" in Sections
3.2.01, 3,2.02" l~. 03 or 12.04, Tenant shall 1'101: be entitlatl,ta anY'
dim!nution or abatement of renl: ot' othercompenElation' due
Landlord i,n any event Whatsoever under this l\rtiol,e.
"
33
I,
W~pc\,~,r'l \1(30/95 1 I~Of'li
t,
'"
I '
"
"
~"W~Q~~ ~~II, P~~~PHW~ ~p REI~pI~~
/:1ept:,iqn' ),Q, 01 l'Ioncji1 MID Q%OE) ~E)ll:tOP
J;1! Tellant. 11Af.! 1!l\.l.hq ~q "1I3r1!q~ q~ hilt:! viotat.eq any Clf'*-.. .
'~e~"', qqven~nt.A, oqnq~t.l.qnA PI:' l1~re8mentA opntllineq in t.hie
H~U\"8 em 't'11 1'\11 nt '!J J;ll!,rt. t.P \18 p8r1!P~811, LIW~lOl:q Bhalt sq IlClt.il;y
'l1~mant. in wt'.l. t.ing I T\l8rl1\.l~pn 'Vl:lnl\nt; 1iI111l\11 ei t.l1l1r pqrr.ept t.ll",
~11t."t.,l1rfJ, oQmptl1in,eq pf in A",On notiqe wit.h~n ten, (10) qaYt:l, , after
qel.l.Y~;Y o1!s"oh notioe/ pr if mOrS t.hAn ","ph tlln (tol ~l1y", at'e
t'e!';tl\.I.reCl tP 'ClPl:'t'sot dt.h ,l:'IlAIiIOnl1l:lte q~:t.igBnqe the lIIl1tt\e.rlll
. qomJ;llAineq PI! in "'"oh notlQ8, ",hall Oqmmlll'\Cle to pprr80t them
w~tllin ,,"oil tsl'\ (10) daYfJ IInet p\.lrfJ\.le 8\.\P\1 QOrr8o\:.l.VII aot..I.on with, .,
rBAsoMl:l:t.S t\iliCJsno,,! t.llel:'el\fter I '
TM notioe and '1raoe lleriqCl proyit:liol'\lJ Of t\lit:l !'Ieot..l.cm !lM:t.:J.o
npt apply w\;lan an eyent of default. M lIet forth in !'Ieotiem l~. Q:a '
pop\.\r8.
!'IBClt.ion. 13. Q~
li1VENT~ OF Pli1VAU1{J)
lilaoh Clf the following "'hall oOmltit\.\ta an ayent of Tenant's
qefault hereunder I
,
, 1\, J:ailure ot: TenAnt to J,JElY r,ant or other ohargs!3 q"e "Y
l'enant to Landlor.d \lereunc\er whenr:\u~, ,
,. i'
a.fa~lure ot: Tenant to pay ta~es anq any other legit!matB
and unetisputedohargeS o~ any gover.nmentEll agenoy, author.ity,
auPdiv.l.s.l.on or instrumentAlity when due,
, C. failure of Tenant to obaerve or perform any of the
te~a, ooyenanta ,01:' clonc\itiona of Art.iole IV and Artiole 'V
hereof, inolud.l.ng any unc\eratateroant of Gros'" Sales of one
peroent, (1%) or more for Any period ancl failure to spend and
report the required Tenant' a Adverti!3ing, " ,
D. failure of TenAnt to open for businas~ within the time
pariod speoified bY Landlord I .
E', " qisoont:~nuanoe by Tenant: of the oonduot ot: its buaineu
in the Leased Promises without Lanqlord's oonsentl
, F. Tenant' s yaoa~ing 0 f or desertlon oJ: the' Leased
'ppemises or permitting.tne sarna to be empty or unocoupie~, either
in wl)ole or in part, "or any attempt t.o assj,gn this Lease or
sublet t.he same, or grAnt a oonoos!3ion agreement t.heret.o or
otherwise transfer Tenant's il'\terest in thb Lease, exoept as "
otherwisepermitt.ed hereunder, ,
.
3<\
\,&pP\~g,r~llll~~m 'I~Of'11
, t
,
q T~nAn~'Q r~rnpv~1, ~tt~rnpt tq r~mova or rn~ni~a~ting ~n
intantlon to l;'arnOVa ~anAnt'Q gOQq~ or pro~~r,ty ~rorn or q~t gf. t~B
j'..aMIic\ ill;'lirn~l'llll'l otlla~ th~n in tho ot'c\inAt'Y Anc\ \l1O\.\A:\. op\.\rQa q~
~tl'l p\'\I'I10llll11 witl1p\.\t \'lAving I:irst p~ic\ ~nd fl~til'll:iaq' j'..Anc\lorP: fo1:'
AP, E!\.\\I\E! wlllon rn~y paoprna c\\~a cI\.\r~ng thl'l entire t\!ll;1l\. of. \:.\1i",
'I"$AIIII' ,
H, fdlUra or pmil'll'lipn Qf 'l1al1~nt, Afit:,Ell;' nqtiqo of p-al!A\.\l.\:
llAI'l paen givan py J'..Anc\lprc\ A'" provic\Elc\ in ~aqtiqn 1~,011 tP tA~B
qqr~act~va Aotipn w~thin tho timel'l I'lPooif~ac\ in thEl nqtlOI'l'
~t inl'lpWl;1npy 01: TenAnt I pr
it,il: TanAnt ",hAll h.we filac\ agdnl'lt it a pill. in ell\-l;!,ty
gJ;' if proo, 0\1"C\1n9,1I A:lie qthElrwilOe ini\l.iAtec\ I:pr th~ ,a"pppintmant pe
. A ropeivar Of itl'l,afi1l'let.1'l 0:1;' proQel'lc\in91'l in Any qpU;I:'t fior a
l:lompolOiticm with 1tlO orac\itqlil'l or ,for rell!'!1: in any mllnner f1:'PII\
the pa~ent oj! it'" c\!,!ptl'l when clue \.\nc\ar any atata 0;1:' 1!1'lc\et'al. laW,
wnioh,alla,11 not pe c\il'lm1l'll'leel w~thin I'lixty (ao) c\AYI'l l!rom the elate
01 filing theraq~, ' '
l3eotion l:l, 03
TE:lU>IIN1\TIOt! It! THE1 EVI!!t!TOF pmF1\.UI,T
'If afl avant oJ: Tanant.' I'l defiAl.\l t I'l11OI1l OOI:n~r at. !l.nY time,
I.anq1o~d may give Tanant a notio,~ of intention to t.erminate thi,',~
I.~a,fila, apeoj,l:yiM a day not lesa than t:iva (6) clAYfil no):' more tha,n
ninety (90) daya after the gj,ving of fil~Oh notioe When the term
I'lha;tl end and ~pon t.ne elay ao I'lPEloiJ:ied in 8\.\00. notioe the t.El~
filha1l eXP1):'e and Tenant I'lhall then quit And I'lur~ende;l:' the I.sal'led
pramiasl'l t.o I.!l.nc\lo):'q I pl.\t Tenant I3hall )'.'emAin liab1f,l al'l P1iOVid~d
in l3action 1:1,06, and Landl(~rd, without prejUdice to any othSl:'
r.ight or remec\y oJ: I.l.\ndlot'1:\ hal;'e\.\hdGir or by lawancl
notwithl3t,anc\ing any, waiVel;' oJ: any, priQr preAoh ofor.ll"\l:\ition qr
event of TenAnt's defal.\lt hareunc\er, may re~enta)'.' the I.eal'leq
pr,emiaea aithe)'.' py foroe 0)'.' otherwiaa, or t\ispOfill'lBal'l Tenant. or
any' lElg~l rl\prel'lantat,ive .of Tenant pr other ocoupa,nt of th~ ' ,
Leasec\ J;l)'.'emil'lel'l by a I'lummary p)'.'ooeeelin9 or, othal:'W ise, a,nc\ l;'OmOve
tlle!r e~feoh and hold tile. Leaseel Premiaal'l /;\I'l if thifil I.eal3e had
not peen maqe, ' " "
Ii'
"
seotion
:1.3.0'1
tJ\NPLORO' a RIGHT OF TE:lU>IItlATION FOR PElFIC!li1N'I!
SALES VOLUME:
In t.he evant tll/;\t;, Tenant' 13 Grosl'l Sales for any Lease Year '
after the J:irl'lt full Laase ~ear( are lel'll'l than seventy~five
peroent (76%) of Tenant's l\ntiolpated J\nnual Orosl'l Sales all ast.
fox-th in seotion 4.0'1/ Lanellord shall ,have, the right t.o terminate
1:)1iEl 1..ease on sixty (60) da:is' written notioe,
"
:16
I
"
"
Imaln.r" l1(5al~S 1l~~p1l
, ' \
~apt!on ~~,OB PE~fO~M~NcE ~~ ~NP~o~P
I~ ~,anAnt fq,~lP to ~arform any Of una prqvi"i~np, COVanAn~Q,
I\C,H'lllilm'nta, ar cpnqitionEl Of tniEI It!laaEl on ita pl\rt; t,p pa '
p.rfp~,d, ~andlorq m"Vi P"t onlY aftar una OCC"rrllnCa of an '
lilvant of Wanant'adafA" t aa dafinaq in ~ecuion l~,O~, parfP~ ~~
Qr thlil1l\ (:In l.1ahal1! pI! 'j)anAn\:.. TaMn\:. IIl1a~;l pay tp I.aMlpl;'d, I\IlI
additipnal rant ~or P"rpPIIIlEl Of cPllaction onlYr the cOllt of ll"ch
perf!:lt'l1\ance,
l3ecUqn 13.QG
~pLO~D/a ~EMmPIE~
In the ayent of Tenant'EI defa";lt aEl l1ereinbafore pl;'pYided/
in addition to all otl1er rightEl and remedieEl availaple in law or
8r:1"i j:.y, or qrAnted elsewnere in t\1i,EI Lealie,' Lanl:\lol;'d f.Illa:\.l a:1.sp ,
hElVe tne ~ight to do onca or more of tan any one or more o~ tile
follp~(inC.J I
1\.. qaclare d\\e and payable anc\ sue to l;'eooyer \\I1pdd rent;
and all other charges due and payable Py Tsnant to Landlord
i,noluding rent fol," the unexpired te, t'l1\ of \;.his Lf.!M1Q and all oOIOt;a
and commisEl!ona provided or permitted Py laWI
B. ,anter thf.! Laaaed prel1)iaes anll diatrdn upon and lOell
p,ny propet'ty therein Nh.toh may bf.! hwfully eu\Jj eot tq distra.tnt;
c, leaae all or any part of the Leased premiae's to any
othar peraon with or w!thol.\t firl3t altering the Sam .
D. oonfess jUdgment on behalf of 'l'enant ~n faVol," of
r..andlot'ct for dl an\ol.\nts dlte het'eltncter wit.h interel3t, ~oata anct .'
attol;'neya/ commisaion of ten pet'oent (10%) using thia teaae or a
copy hel;'aof aa authodty for suoh aationl and .' ,
E. enter an amioable action and jUdgment in ejectment
againl3t Tenant,qs!ng thb Lease or a oopy hereof aa al\thority
and oausing a writ of poasesaion to be il3aued.
~enAnt hereby empowers any attorney of any cOl.\rt of reoot'd to
appear fat' it one or mOt'e timea and,to take on ite behalf any or
all of the actions desoribed in subseotions ~3.06,D anQ ~3.06.E
~nall.\ding the entl;'y of jUdgment by confession, agreement or
otherwise. ' '
,F. impoae a penalty of $~5.00 per day for each day that
(i) Tenant fai~s to obaen'e the t'equit'ed operating houra J,n
r..anctlol;'d'a Retail pt'o1eot, (ii) oreatea 01,' permits objedt;l.~mabla
noise levels / flashing or otherwise objeotionable lighta1 or
nOl(ious odora to emanate from the Leased premJ,ses 01:' (J.i ), fails
to remove qarbage and traah fr.om the Leased Pt'emJ:see, whereUpOI\
36
\~Upp\",rn l1mI9~\ 114Pfl'l
llf.\ch ~I,lph plinf.\l\:y ~h!\l+ pa imI1\1lc\l.f\l:ill1y cO++fJol:ibl~ A~ f.\qq.1.\:;CmAl
;'ill1;,
f:leQt..1.c:m t~ , 07 NO W1\;tV~R qr n;tQII'l' 'l'O ll:NFPRCI:1
, ' 'l)llil!Wf.\iVe;' py ~f.\nqlcrq of any P'li'ilAPh ,pf Any ,\:f;\l.1l1, ClPVI1I11101:
Pl:' p(:lnc:W;iCln llel;'dn opnt."l.net\ QhAll np\: pe qllemad \:0 p~ II waive!:'
Pt: "ugh \1Ell.1l1, ooVemmt QI;' pcnril.\\l.on Cll;' Any I!II,lPIlIlr.,mllnt 1J!:,811Ph ot! .
t.he \!lame o~Any O;hlll;' ~e;~1 oovenant. 01;' conq!\:ion here.1.n
pl=lntdnlic:l" 'l)hli! \!II,lI:l\!lecnu1n\: llClPl1pl1anpe of 1;'en11 hera\~MElr pr
:J:.aI1Q;l.Qrc:l, \!Ihf.\;l.l, not, I:le deamaq t,p he II wdVIll;' Of any J;ll;'epMnc;J
pt;Ill11Ph PY 'lIenAn1: ot! lllly tllt"lTI, ClOVlIllf.\nt, pr' Qcnc:U1:icHl Pt! t,llh
:J:.ell~e Qth8l;' thAn the fAil"re Qf '!Ianan\: \:0 J;lAY the PAl;'tiOl,llllt;'
t;'en~ai eo llPoeJ;l1:ec:l" l;'B9al;'Ala\!leot ~Andlord'e ~nowleqge of ll"ph
[It;8p8qin9 pl;'ellClh ll~t.~lll time at! aOOl1p\:IW;lfil ot Il"ph t;lInt., No
QOVellllnti te1;'11l Ol'.' ooncliUon 011 I1hi~ l..lla~ll I1hall PEl t\ilemeq tc! haVe
peen wdVecl l:ly L!\ndlol'.'t\, "nleaa ~"ph waive1;' PEl in writ.inl!!' t;!y "
Lant\lord, nor, ahAll t.herEl pa any aooort\ and Qar,iQfaotionl,lnle~.
~~);l:l;'es!'le~ in wri UnCJ am' siCJnel:\ Py }.Jot,h \'..andlor~ !\nt\ Tsmmt..
l'l~o1:ipn 13,00
usm 1\~p ~mTURN Of SEGURIT~ DEPOSIT
"XntftnUonL\ll:( OGletsc:\"
h~TIC~a XXV, HI~Cm~~mou~
"
seotion :1.4.91
,ME1Cw\'I'/IQS'LIENI3
I;
_I;. I
At leut. te" 110) Claya, bl!lfora commonoin9 !\ny W01;'lt ell;'
ordElrinq, any mater als anl:\ at ll!as,t wit:hin fiV, e (6) c:\aye of tQa
El~eq"tion of any oont.raot. for tha same, Wenant I'lhaH have its
qElneral oontractor, or if no qenara1 co"t1;'aot:or, all peX'liIonal, ,!
with whom ,111 dil;'eotlY oontrao1:(s) for labor"sel."Vioel'l, ma1;edalllf,
aupplies, equj,pment or othel:' i tams to be suppUad in oonnect.ion
wi\:h the r..eaSe~ p:x:emiaea,' elCeouta a Stipulation AqaiMt'Liens, i,n
aoborClanoe with the PennsYlvania Maohanios Lien Law of 196;1, 49:
P./3, seoUon 140;1 ahq 1403, as amenCled, and deliVIl1;')llo'l!Ia~. ,tQ
Landlord to be f!ledby t:.aMlol;l:\ in the offioe of thEl Pauphi~, ,,!'
. OOl,lnty Prothonotary, 'rhis StipUlation shall proviCle!a waiv,:t' Of
any, right tc fUe a meohanics lien,' olaim or" notic8 of inhn11to
,file a cla,tl1l by the oontr!\ctOl:' I or any of its auhocntrl,\ct,pl;'S o~ '
materialmen or anyone elSEI aotin9 through or under" it. . ,Wo. an, "~r.,:"
oomplianoe with the foreqoing 'l)enant. $hall IjJive Landlo!:'l:\ooph.
of all elCaouted oontracts for labor,' services! matedalS,',
supplios/ Elquipment or other items to ba sUPPJ.ieCl in oonneClulorf
w,ith the ~easel:\ Premisss within fiVe (6) Clays of, theit; ex.o\1tilm~
Neither Landlord, nor Tanant shall permit any mechanios' C)~, !e '
mate~ialman's liens to be filed at: any time against the tea.ad
37
"
..
..
,; .
"
\Q~nc\~"r'l \1/30IY~, 'I40P"l,
1?:t'El\11~~El'" or i\n~ Pi\~t thEl~ap~ in opnn~pt~on with any Wot')~ qpn'" 1:11'
~~nRto~4 or Wani\nt 91:' oi\4~El4 to PEl qona py ~andlot'd or Tanant.:.
U ~ny ""oh lien "'ho\.\lq pe ~Heqf the pat't~ whioh hAP qonEl tllfi
Wqt'~ PI;' '1i\"fllilq thElWol;'X \:0 PEl qgnEl fqt' wh~oh the lbn hall PIiIEln
I!i.hd, " FlhAll prqmpUly 9a\.\l1fil th,El, lian, ,t.q' Pia ,4i"Elo, hal;'c;rElt\ QI! J;'EI!Jqr(!
P~ Payment, daPPl'lit, pqnd( order; ol! a oo\.\rt., or othElt'w~a"', ~~+
oontra'1ta I!ol;' lapot', "Ell;'V~oElI1, \11atElt'~al~1 I1"PPlie~, 8~ipmEln~ '1r
ot,h~t' it.:"llm~ to,PIi,!l,"PPlier~ in oonneo1:icm, wttll' the l'~8al<1Eld \il:t'"llmi!!\~1iI
allall conta~n a waivElr pI! any right t.o f~lEl a mElchani~", l~Eln,
Qldlq 01<' npUPII ofl intElnt tq fl!lEl a Q:J,aim Pv the QPntraCltPt' ot'
any Qfl it." Elupcontr!\ot.orEl PI'.' m~t.Elt'hlmen P1,' anyc,"a Ellall aot.tmr
tlll;'QUlJh pr "ndlll{ it. anti a rel;l"trement tQ el(;eCl\\tl1i\ I:ltiP\.\:t.At,tqn
Aqainl<1tMeohaniop ~ienp ~n a fO~ i\ooeptaple to Landlord I!pt'
I!,ilin",in the ol!l!icEl pf thEi Dauphin Oo\.\nty prothonotary I
I'lElClt!On :14 I 0;\ mnLl\TIONl:mIPO~ ~~\l'l;Jill'l
Wile p~l{ties intenq ~o 0l.'ea1:9 j:he rehtir.msh.ip of r.al1dlort\
~ncl Ten~nti and" n, Q other rehtions,hip wh~t,l3oeVet' / Ilnq nClthinq
ha:t:'ein I1hl\ 1. I:la ClCln",t:t;\.\ed to oreate a partnership or jClint.
vent\.\re, or to l{enqer either pa:t;t;y heret.o lial:l1a ~or l\n~ o~ t~s
qeptp or opl!gl.'\tionp o~ the ptllel;' pa:t;'t~. '
Section 14 I 03
JilNTIRE AGREJilMmWT
Thb I.eaee with the El~hil:d 1:1'l ancl any Mclenql\, a1:taoheq
hel;'eto, contains the entire agl.'eement petween 'I,E\nc\:t.orq and
Tenant, ar)l:\ !ln~ Agreement hereaf,tel;', made between LanlUt3rd al\d
Tl.lnant !Shal:1 be ine~~ec1:ive tCl changf.l, mQdify / waive, ralea"'a,
qil3oharge,te,1."11\iMte or ef~eot a l1urrender 01.' aPMdonment.cf this
~ease in whole 01.' in part / \.\n1.el'ls puoh agreement ill in w:r:l.tinCJ
and slgneq Pi' poth parties, Tenant agreell that neither I.andlol{d,
a'ny bro)cel;', Landlcl.'d' 13 agent / empl,oyee or repl;'esentative of
I,anqlcl;'d 1101;', any othel;' l,JC\r1:y has made, and Tenant qUe!S not relY'
on, any l;'epreaent.ation~, warranties or pl:'ami!Ses with respeot; ,to ,
Lanc\lord'a Retai:t. Prcject, the Leased Premi",esor thi", Lease,
eXCle, 1;11: M herein e~prel!!aly aetforth,' Tenant I:ul;'ther a, ,9l{ees that:
it h/i'" not. aCll;lu:lred any right"" eMement/3 or lioenae/3by
implicl.'\tion at' otherwi/3e, e~cel;1t aa,exp1;'eaaly set fOl;'th inths
pl;'ovi",ions o~ this Lease,
seotion 14.04
':,
JilFFECT OF UN~VOIDABLm DmLA~S
. If \1i1:her party hereto shall be c\elayed or hindered in" or
pl."evented tl:'Om the perfot'111ance of any aot reql.\irec\ hereunder bY'
reason ,af unaVoidable delays/then pel'fot'111anoe of r:luoh aot shall
,be 8)CoUseq for the, periOd of delay, and thEl period of the, ',',
p~rfo:rmanoe of any sUch aot aha11 be e)Ctended for a period
I"
"
3D
,
"
,',
, '
\S~~Q\.~,r~~ "'~~'~" '140~
~qM~v~l~nt to the p~riod of such del~y. rol;' P4~oafta of t"i~
Seption, 4n~void~~la delays ~hall he defined ~s followSI
A, at~i~as, loc~o4ta, or la~or diaP1.\tesl o~
~, ina~tl~ty to o~tain labor, materials, qOal' oil qr
!:It.hsrq"itaple l!1.\al pr rBaaonapla sublilUt1.\tes therefo~ or th~
~ail"~e of the l:l1.\pply of any thereofl or
0, aota Qf Qod, government~l restriotions, regulation~ or
con1irol!il, enlinlyor !lostHe C]overnmental aotion, I'ivil oommat.ion,
f ,iX'''' al:' otlllil~ calilllal ty I or, .' ' ,
p int~rr1.\ption, o1.\rtailmentliltoppaC]a or suspension ~"S
to aocLdanta Or to ~epai~s, alterations or improvemanta in'ths
j1.\d~mant of Lan~lord desira~le or neoeasa~ to pe madsl or
1l1, Qtne!<, matters \:leyond tne reMonable oont~Cll Qf the'
party obligated to perfo~t
~he provieions Of this aeotion shall not ope~ate tp e~cU~Q
"Tenant from the p~ompt payment qf rent or any otherpaymenta
r.e~ired by tha terms qf thia Leass.
, seotion
14,06
PLACE OF NO').'ICE:
My notice o~ demand from TeMnt to Landlord o~ fl;'om
Landlord to ~enant shall be in writing and shall be deemed du11
SQ~ed if mailed by registered or oertified mail, Postage .
p~epai~I' add~eased to Landlord at the addreaa first set forth
abovB, or to ~enant at the address first set fOl;'th above!. or to
~uch other address' as eithet' pal'ty may dElaignate in ,writ ng.
Seotion
\IEADINGS AND IHDE}(
14.06
'I.'1\e f!eaclings and Index appearing in this Lease al;'e inserted
only as a matter Of oonvenience and in no way define/ limit,
OOl'lstrue or describe the soope or intent of such se'ctions Or
artic~es of thie Lease nor in any way affeot this Lease.
I'
seotion
:1.4.07
EXHlaITS AND ADDENDA PAn~ OF LEASE
All Exhibits and Addenda attaohed hereto shall be a part af
thls Lease in all reepects as if thesignatU~es of the pa~tiaB
appeal'ed thereon.
, ,', , ~
'i.
!j
1"1'
i,':
'i";
\:1'
39
;,1' '
"
"
"
\~'Dq\~.,r'l "I~gl~U 1,~g~
, ,
~Q~~~pn ~4,14 cON~~nUC~!ON oN ADJAcENT ~~EM~~E~
It Any al\lJAva\:.icm or e\:.her PIlncUng QPI1"f\\:.~on Elhll:J.~ PI1 apQ\11;
t,P PI' IDIlc\1" qn Any prl1m~ElElEl at\jQ1n.\.nq PI:' Ilpi:lV13 PJj P~:J.pw \lh$
p~,t~c;\ing (EI) in whioh ehe ~ell~tae\ ~re\l\iElel' Are ~poa tec\ or on anY'
other prami!ilell in f.Ane\lorc\ 'Ei Rtata 11 t'lroj eo\:., l~enAnt IlIH'lU. Iillu~m;l. ~
~anc\lorc\, or tile ~eljoin~ng owner, anc\ \loe!.r reElpeqtive Agent~!
"lI1J;l~Clyee!l\, lipl1nlllilfHI Anc\ lJqntrAo~or", tp en\llill:' the,IiliaElec\' l?;e\ll:LE\IIS
Ilnel to IlIhora thli Cp\1nt\f.\\;iQn anel/o!:, Wa:J,l", j:.hereCl1f I Anc\ \;p eralJt:.
fllJa1f1fqlc\:!,l1liJ Anc\/Clr pro\;eotj,V\.l ParriOac\fiEl alio~nc\ Anc\ IlPO\1t:. t.hll '
XI'!I\I'I,ac\ l,)l;'emi!l,ae, I:l\~t nqt ",o,aa tp preo].Wle entq, t\leret.o'"ancl t"Q
c\o Ilny act PI:' thing ,neQell~Aq 1fpr the I'Ia1fety pr. prl"I'el:'Va~ion of
liI\1qll IlItr\1lJtm.'e t (Venan\; I I' o\JUga1:iClnEl "nclllr tlllEl f.e~HI13 llI11aU nQu
pe a1f1f~otllqpy any !iI~ch C0I1E1t!:,\.\cu10n or lll(qllvat1cn wor~, '
l;fho:J;'inliJ"'\.\p I Elcalf1foMlng pr PA/il.'J,CIlt\inliJ' l'AncUprcl I5IhaJ.l not. Pe
,lillple in any B~oh OIl~B 1fQ~ Any incpnven!eno~,q!~t"~PllnQB, ~p~~
pt pula1nel5lli1 l;lP ~ny othE!~ annoyance' "'l;'i.I5Iini.J f:t:'ClI\I Ilny liI"oh '
Qonfit~"Qti.on, e~pavation, Elhp~!ng"ul?, fiClaCf91,c\ing Qr pal;'riOa~B~,
p\.\t tJan~:J.Clrq ElllAU Ul'le itl' bef3t er,fortlil I'lCl that ElI.\Cll wpr~ Wi;J.J.PB
f1xPf1q~tio~IElly ppmpletac:l ,11111;1 wil.l Qau!3e alii U:t:tle ,inQPnveni~noa,
annoyanQB Ilnel c\illt"rbanos tpTenant lHl pPlldble PPT\l5Iil5l~~Bnt ~Iith.
acce~tec\ cpnlltruction practice !n the vipinity, ,
Seqt~on ,14,16 AocORP ~NP SA~XSFAo~toN
,No payment \Jy ~~nant or reoeipt py Lanc\lor~ ofa laElEla:t'
amo\.\n1; than /lny payme1rt of rent ,or ac\c\itlpnal' r,ent he:t'ein'
Illtip\.\latec:\ shaUpe c:\eemac:\ ep l:le pther than on I\coounl: of the
eal:'li,elilt Eltipullltec\ ~ent or ac\cUti,pnal r,ent than c\\.\e Ilnc:\, paial:ller
nor l'l\1all /lny ent\orl3Sment ell;' Eltatem,ent on any ohecl<: 01;' any attar
Aoopmpanying any oheok 01;' P/lyment /III rent pe deeme~ an aoco:t'd and
Elatil5llfaotl,pn, anc\ I1<\ndlorc\ m<\y accept II1.\0h chepk or payment '
withpl.\t prejuc\ice to I1anC\lprd'l5I ,right to recpver the t.lalance of
such rent or p\.\reue any otherremac:\y prpvidedln this LeaEle, at
law or in eq\.\ity~
.'
allct-ion 14 . 16
smCURIT~ tN~roRmsT
, ,
'l'o secl.\l:'e ehe payment of all rent Pl;' pther charges
cpJ,leotiple as rent, dUe ,and to become d\.\e hereunc:\er, and the
faithful performanoe of the Tenant Tenant hereby gives to
Lanc:\lorc:\ a security lnt-.erest: in,/;,\d. propeL'ty and equipment ot3
'l'e!lllnt( whether pr not~ aff1)(ec:\ to real,eseate/ i!loluc\ing .
aooesSlonEl1 i~Vento~1 aooounts reoeivable( opntraat rights and
general intangiblaEl now in the Leasec:\ Premlses or whioh may l:Ie
acquireq by Tenant, anel all prooeeds Qf any insul;'ance whioh ma~
acarue to Tenant \Jy reason pf damage to or destruction elf any
Eluch,p:J;'pJ;lerty, '1'his l3ecul;'ity interest 1s given in addition t.o
the LanC:\lprc:l's ~tatutory liens and shall be cumulative thereto.
upon requeet (J~ Lar\dlorc:\, Tenant shall.eXBcute Uniform Cpmme~a;l.al
41
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\1B9ol,Q""1 11(JOIYS 1140p1l
, .
Clocle I!.inAnoi'1g stl\t:E1l11entll reli\tinCJ to tl18 Aforl111lliq al1ol,p:'it:y
inhrlult, l\nc\ any qther c.\PP\lln\lnta nBOBaaAryt:p parfeot \\I\cl
OpntinRa the perfection thpreqf, '
I'lept.!on
14,17
pElF:j:tiI~Iotla
t
, \'Illeneyer \UHlc\ in thia LI1i'oaa the tBt111a lhtetj palpw Ellla;l.l
hAve the lnc\iPAtar.\ meAnin~al
~, ~t1PLO~p'a ~El~1\IL PRO~ElO~1 Ll\nr.\lcrr.\ is qeValopar
!\l\c\/oJ;' lelillcr of Vi'oriO\.l1i !;'etail projeotEl within the HAr,ri, atpwn
Urpan ~eneWAl projeot 1\rea (lIt1Arl.'btownll), in the oent1;'a;\.
p\.ldnells c:\1!ltriot of the oity of ni'oliriliPl.\rr.l, PannBylVl\niA,
Inol\.lc\eq amon9 the retail ane! oommaroial oomponents o~ Mai~
daYlilopment l\rli tile fol.lowing 1 .
1, 't'nl1l aHOPi:1 1\T a'l,'W\\~n\!imW !3QUI\REl, ill the first. phase
of the Ll\nc\lolicl's RetAil projeot, comprising of re1:l\il AnQ
oommliroif\J. components of l\, oOlnple~ lqoatec\ upon the paroBl of"
;l.l\nc\ PO\.lnc\ec\ Py Waln\.lll.1. Sltrawperry, Th.l.rc\ aM fourth !3trBets "
The oomple~ Aleo oonta nB tWo offiCe towerB, lel\llec\ by Lanc\lorc\
to the CO\1lmonWealth of Penn!'1Y1Yllnia IInc\ the l3e,ll 'l'elephone
compAny of PennliylYania, oert~in Qommpn l\nc\ P\.lplic 1\raAa, and
paaliment 'AreA'" inolucling 'atoliAge, "'el;'Vide anc\ parlting faCli,1ities.
:.1, aT~WI3Ii;R~'l SQU1\R1ll PHMlil II, iEI the lieOonc\ phall~ Q1!
the LAnRlord'B Retail Proje~t oomprising the ret~il and
QOlnmel;'oial component", of ~ mil\ecl use c\eveloPment Projeot c1ellll:Jnec\
to renovate anc\ impl;'ove Approximately 1.B acres of lanq partiall~
bO\.lnc\ec\ b:( l1arlest, Tl1ircl, aM aurnwberry streets1. anQ oontainj,ng
tan hia'\:prically carti f ied struot\.\ree" The lieta 1 oamponent of
tne shops all. strawberry 13CJ\.lare have been Iretrofitted to t.his new
c\evelopmsnt ph~sa, th\.ls exp~nc\ing the pUblic open spaue and
oommon area improvements, anc\ oreating a natural flow int.o ~nc1
through the ,entire joinder of c\!1velopment-. bounded by Walnut,
Marleau, Thilid, anc\ Fourth streets. " '
3. THE 333 MARRET aT~EETSHOPS/ retail and
oommarcial components of a oomplex located upon the pl.\roel of
land bO\\nc\ed by Market / Dewberry, Blaolcberry and a 1 ins mare or
'lass then fifty (llO) feet wset of Fourth Sureet; The oO\1lple)C
also oont.aine an offioe toWel." lea",ed by Lanc\lClrd to t.he
oommonwealth of Pennaylv!\nia, ancl certain Oomman and publio A1:eas
serving the compleX.
13, LANOLQRD'S TRACT' The tlinot of lanc\ inoluding ,
sidewalk aliea upon whioh Landlord's Retail Project is sitUat.ed.
0, PERsoN, A natural person, Urn, assooiation,
cO!:'poration Oli joint venture, as the case may be.
41l
\m~\ ntlQ~ llmm 11~OP1l
f, t.
~XH+aIT a ~ ~PL9RP'S WQR~~NP ~~N~T'S WOR~
:J;, .'~P+.oRP'fl WORl~
H~l'lqlo1;'q llh~l~,At. ita aala lJoat:, ~l'lq lixpllll'laB, pli!:'fpr'!l\ the
:Hil.l1qlOlicl'll WPt'~ witll rallPl10t to \1hl'l ~BAaBq,~rB\1Iial'lll ~nq
14/1,nt\;\'ord'll ~litAil!?;'ojlilot in liI\.Icll \1\l\nnl'llil\ll \!o oomp;\.y with the
~B~ira\1\lintll o~ t.hia 2XflInITt Not.witnlltAndin9 tllsfors90in9, the
J,ocAtion, tYPIi/ llhApli, height l\nq n\lm~Br of: IiIt(lt'iBll of any
}:miJ,t\Inq .of thB f.,A\1lUort\ I th$ 1ool11;;ion oj! tl+s L/iAallt\ l.'ll:'llmillBIiI Al'l~
!,.l\I1c\lpl:'c\' a Wl;ll;'I~, And the nAtl.\r$ ~nq iqantity of th$ Ot:lq\.lJ;l~l1tll pf:
tll!l, Adj qininq prami" !ilaS ahl\l, 1 .pe S\\pj a,ct t.O, lil\.lO, Il qhl\n9111i1, whCilt:llB:l;"
Q1;'diol\l;'y or B~tt'~orqinnl;'y/ fOl;'B!illlen Pt' "nfol:'Bseen, All LAnqlord "
Ellu\U, at AnY ti\1lli AI1c\ frP\1I time to tima, qeB\1\ to l:l11 c\adrAl:Ile
to~ f.,Ant\lol;'c\/lil Ret~il Prl;ljeot/ prQviqad howevar/ thAt. the
rasl\ltln9 f.,eAll!ld Pr!lmiaBll ahAll pe lil\.lPliltAntially aq\.\iVAll1l1~ in
\lA$fl\J.nBllA fqr 'J)enAnt / iii p\.lrp9aBS 1\!iI priot' to f;moh chl\l1qea, And
prpvid$d fl\rthf:1t', thAt no "'\.Ioh chl\nqe!il with l:'Bapf:1ct tl:l thB !,.BAAl'ld
Pr!lmi"'BQ maY l:Ia mada After Tan Ant halil entered thereon pl\rlill\llnt
to Part :u of thilil IilXIiIBIlJ.1, Np !ill\9h OhAn9all ol.' Any ot: thli\m,
~hAll invalic\~te o~ Affect thi~ ~eA~~, e~cept ~hAt LAI1c\J.O~q al1~
TenAnt 13ha11/ on t'aq\.\!!st Py eit\1e);',moe\ify IilXIlII3;tT hand \111.11:1
IilXlua;J;T to 1l~\(Jh e~t!!nt M L~ndlorq daem!3 to l:Ie pT.'i;JP!'l~ to reUeQt
suoh chAnges. My qi$aqreEl\1\el1twhioh may Ads!! l:IetW!3en Lan(Uo~d
and '1)\ilnant with ~efe~Bl1ce to theworlt to ):lel;1al.'fot11\E!d ):ly either,
tane\;\'ord or lJ.1enAnt pl\r~\lant to thie IilXUIBI'l' anqlil>lIU1U'l.' 0 $hal;).
be 1;'e$olvec\ Py the deoil'lion of an arohite'lt dilly t'e9bt\ilred J.n
!?enl1lllylvania, deaignAt:aq l:Iy Ilandll1rd, tne oo~t of Whose l!e:rviQea
snAll, l:le porna equally l:Iy LAncUorq and Tenant . .
Landlord agree!! to provie\e, at itS expense, thefq;l.lowin~
items! ' A "'J1uJ:nlcay" pl;'elllisl<la of tile BI\ll\I,l lavel of t:l,nhllal!l '
Tenant'lI prev:l.oulI sJ;lace 1I01l. ~lIoUlc1there):le A c1:1.tference of
opin:l.on, X,anc110:uc1' II :lUc1qament alll\ll prevail. ltanct;!.or'" Will,
turnillb two neon type al9na/ at ltandlarct/I! aOllt/ for tenant/s ,. "
entranoe anc1 tbe west windOW of I3paae 1I11S. l".,.",JI\l1) "".~(. fY,.,.,i~1, :J ~*"tf.."
'. tl-,t'p'~j"l 'r~"'" h;kl'((b'f ".J/"""'t./l!"
, fn 4-'1/1 '~, , I'D"W/).~,I\}, .,
IIt TIilN~T'S WO~K 0 Uv ~ ~ 4 ~q'
" ,
, All worle / other than Landlo):q' s Work, shall be aooomplished
l:ly Tenant at Tsnant's sole expense and in aC9brdanoe with the
, plans anc\ speoU:ioations. hel..ein~ftet' referred to in this Seotion
n, prepared by Tenant/s at'ohiteot in oonformity ,dththe
daElo1;'iptlon of' 'ren~nt I IS Worlt anq Tenant'l'1 Design or:Ltst:'ia, "
inoluding l:lut not limited to l?rovidons of the J\met!oans with
Disal:lilities Aot" (ADA), ,and Aooessil:lility Guidalinas" (ADA^G),
,t:harefor set forth rllspeotively in this EXHIBXtr and ,lilXH:i:BITO.
The time for submi!!sion of lJ.1enanbls preliminary and final plans
"and I'lpeoifioations atiel the tirns for Landlord'll t'Svisw and
46
,
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"
I"
. \QQPC\~',m nmm 1I40P\1
" t;
~pprqv~i ~f ~A~~ ptAn~ An~ ~P~R~fiR~t~P"~ ~hAll ~~ ~~ fRliow~1
~$mHlt ~1'All "I1*iVli\r to ~i.m~+QPc\ w;l,\:\l~n t:.I1" (:\.0) P\.\~~"I1"'l'I c\AYEl
f\ft:.I1p \:hl1 &X~R\.\t:.io" of \:hl1 L"'R~S, ~"'nAnt:.'q plAn~ ~nq
~peq~f~eAt:.iqn"'i ~f\n~lorq "'OAll APproVli\ R~ qi~APprqVI1 ~$nAnt'~
phn" f\n\.\ ~Pli\P t1iqAt~on" wi\:hin \;1111 (10) ~A~~ qfl ~enAnt'~,
~ElUVli\rr, :\:1: l";(;mqlqrq qiElA\;ll;lI:tlVElQ th13 plAml ancl "P"'ciJ!~qAt:..tqnEl,
Il1.r\l~nt:. 'l\l.aU hAva whAt:.aVI1r til1l~ 1:1111 PAl;UI1'" Clhoq~a to rSl'I\.\PllIit;
t:.hlil\ll tR ~f\Il~Uqt'l:\ whp f.\hAU hAYs t;I!n (10) qa~EI f1;011\ tolll1 ~~te at
;&IjI\.tbm~!lEI~qn tq d\:hf>Uj APP1:'Qva ar C\i~appl;qV!l them, WIl!lreAft:.li11;"
'mYra","pmhdon IiIha;t1 fP1;Lpw thE\ !lame QPheq~\;te, WaIlAIl\:' Q WPl;k
, IiIhA:\i;t 1:18 plilljl!ormeq tn AC!QOrqAnalil with the aPPl;QVaq WPt'~iIl9 plan'"
Anq APIi\Qit:iQAtion13 am\ thh Ii1lm:ca:cw ant\ Jll?rn~a:CT 0 ~n!:\ "hll],l be '
,QCllnmenPliIcl am\' cpmple\:aq witllin \:ha t;~llIa ppapifililt\ Py the pa1:'t,i,lil'l
\'\I1t'&to, TenAnt,IiIhAll emPlo~ ancl 13hAll re~it'I1 it~ contl;actot'El
Anq ~"I:IQPntr~ctor13 to smp~PY Qn~y ~"Qh ~~pnr A13 wi~l wprK ~n
h~1;"Il\pn~ An~ w~tho"t qA\.\13ing Any lAPOr qi~P"te with A~~ cthsl;'
, ;l.APQt' thEIn, WOl;~iog ~An~lprt\' I! Rata,. i1, lilt', oj e, qt:. 01;' t.lhe', ,p"ilr.\ing or
I5It:n\Ot"~BP qpntA.tning f.,e\l1qlOI1c\'p Rlltdl Projeot PI;' any Pa1;'t
the1;'eOf il1l:l~\.\I:Ung, b\.\t not limiteq to,' the t:.eMElt\ Pl1em:\.l:leil\,
F\.\rthermol1el PIl~Y tllo~e QPntr~otot'1'I ant\ l3\.\peont:raotol113 al5l havli
pellO ~":t,~ 1 qen~ect p~ the a\.\thority hewing jl\rht\ietipll over the
appr,oPdl\ta );II:'Ofl1"',l'Iion a,nct whiah C\11~ a\ilPI:'Ove~, py LC\Mlorct ma, Y "
parl1ot11\ C\r1Y );Iortion of TanC\nt'a WOrl~ for, .TenC\nt in or "pOn the
l";eAl5led Pl:'emil'lElI5I,
^llfixt\.\rsl3/ oal;'peting, lighting intariol:' walll51Wl\ll
finil5lhfUlll5lt,orafront II1gnl5l, anc\ pthElr lteml'l n,ot ~);I,epi:ld.eQ, spove
aa wot'~ too be pe:t:'fol,'11\ect PY thEl L<\nc\lort\ are the reElponElipi~;I,ty ot
,the Tenant.
III, RlilMEPUS FOR '.l,'ENMI'l" S fllII.URE OR pmLA.~ TO StlI3MI'l'Pl'..lUl'S OR
PIi1~FOm-t WORl~
;J:f TenAnt fails at' omit~ to make timely slIPm~l'I~ion to
Lanctlorct of any pInna or speoif~cations, ctel<\y~ in sl\pmittin~ or
s"pplying information! ctelaYI! in giv~ng authori~ati'onl'l, cte1a~a in
performing 01:' complet1ng TenAnt'", Wot'~/ o,r ill any manner c1e1aYlil
at' intarferel'l with the performl\llPe of Lanc1lort\' 13 Work" Or hUla
to,cpen for bl\l'Iiness on the commenoement:. Pate, Landlol;'ct, in
actt\iti911 to anyothar right at' remec\y it ma~ have at laW or in
aq\.\1ty or Wllieh may be prov ic\ec.t elsewhere in thil'l Leal'le, lIIay
puraue either of the folloWing l,'emec\iel3l
A. until 'l'ena:nt shC\ll hav$ oommenced Tanant'lI WorK,
Landlord may qive Tenant at least ten (10) c\ayl'l' written noticB
tnat if a specified failUre! omil3sion o~ cteJ,y is not e\.\1:'ed by
ene ctate shtsl:\ in' sl\oh not10e! this LeC\se I'Iha11 be qancelet\ and
terminated, as of sl\oh ctate,W1thol\t prejUdice to Landlo~t\'s
~ighta hereunder that if a speoified failure, omission or delay
is not o,ureel by the elate sta,tec\ in such notice / this Lsl1ae shall.,
,
46
... I
\SSDC \ a~, ral 11 (3919' , \, 4ofl1l
" "
P14 qam:llllaq an!:\ \:~rm~nllt:llq, 111'1 011 I'Illph QIlI:IlI, wi\;h~H~t prl3~Hqiqll tq
f.,anl:l:tqrq'l'I l,"ight~ hlllrellm:\er I
~l ~~nq:torq may, aftlllr writtlln nqtipll pf it~ intl3n\:~on to
~'o ~o, at 'llllnant'll OPIlI: I\nl:\ a~t:ll1nl'le, inq:t4q~n9, withpllt
:U!1l~tl\t~on, a~penlla tPr ,Illloh qVartiml1 111'1 r..anl:\lQJ:q'll a1;'ohhept mf!.Y
qellm napl!~~A~, propaeq wnh the oompht!qn ot: any. IiIlloh I:1bl1li1 oJ."
IiIPePl1!ipationlil Or Wlilnant'll Wq1;'lI'., M thlil Calile may l:1e, am~ IiIIlPh
pe3;nOrnanPIll hy Lanqlorl:l Ilha.;Ll hava the IiIl\m", et:fllPt hE\rlu~n!:\liIr a.~
i~ till! 1:\"'lli1;'1I1:\ planlil, IiIPliloifioat;!qnll, in1!Qrnation, a~p!;,ova:t,
allthq!;'i~atiqn, WO!;'!\: or oth"'r aotion py 'llanant ha!:\ bean qqnlil alii
herdn rsql.\irat\ I fOI,' ,,\~qh p\.lt'po iii iii , f.,aM;Lot'!:\ mAY antlilr\.lpon tllQ
J:tlll,alil,a"" p,:t;'li!mi,liIe"fil an,'" tall'.e POIlI!, efill'l~O, n therlilPII an, q ot: a:t.l mAt"'ria:!'JiJ,
AtHi1J.!ancelil and aqui\.=ll1lant tllel;'aon am\ amploy liI\.loh othal;'
QCmtt'l\otorl'l IInq Iilubopntl,"aotorl'l, !\II J,lInqlorq !1lI\Y aleo1\, to "
complete Tenl\ht'liI Worll'., an!:\ 'llenant aha~l in!:\liImn!lIy an~ 0014
14an41Qr~ harmle~~ fro\l\ any lil:\pi:J.i1\y that \l\ay pa ~n04rreq tllere~y
to ',rE\nl\nt' ~ oontra,otorlil Or liIuboontt'aotQl.'~ I La,n4lorc\ may :t;'eqllira
',reMnt to pay tq I.I\ nl:\ 1 0 l;'q " alii aq4itional rent hBr~4nq$r, the 001'11;
to LAh!:\:t.orq ot oomp+et~n~ tha Lealile~ ~rBm~ae~ in aOOOrqanoe with,
the term", ant\ prr,lvia!ona qf thb ltaase over aM apove wll,~t wou;l,d
hava peen /.1\.\011 oo~thac:l tl1era peen I1P I'I\ll:1h failure, omisdon o~
c\E!lay,
'I;
:tv. Olrnlil"SII;I:P OF, IMJ?ROVEME\'lTf,l
Upon the e~pil;'l\tion oj;' earlier tarmination of thil'l Lea~e for:
any reAson, al:t fil(tl.lre~, e~uipment improvementEl anc\ ' ,
apPl.lrtananOeEl attaohec\ to or built. 1nto the Lealilac\ Premisee in
lIuoh a \IIanner all to beoome par.t ot \lha, IIreeholt\, whether Or not
lJy 01:' at the expense of'1,'eoant I shall beoome anc\ remain a Part of
and pe IIqrl;'anc\ered with the T.easeq Premhe~, el(oept that ltandloJ;'d
may eleot to require 'llenanu,at Tenant's el(penae, to remove any
ot' allot: auoh tixturesl equipment, improvementa anc:l
appl.\l:tenanoes aoc\ Tenant Iilha.ll t'Ell3tora'the Leaaec\ Pt'emiaes to as
900d oonlUtioo aa existed at the Cqmmenoement Date, normal, wear
and taar exo~ptec\. Any f\.lrniture, furnishings and other al:'ticlea
of movable PE!r~onalpropet'ty ownec\ bY'lleMnt: lI.nq looated in the
Leaseq Premisee, ",hall be, anc\ shall remdn the property of Tan,ant.
and may be removed by it any time c\u~ing' the ten" of this Lealia
so long as 'llenant is not indellault of any of its obligations "
unc\er thie Lease, and the sams have not beoome a Part of the
freeholc:l, and so long as suoh removal sh,a.ll noll mate\:,ially af;Caat.
Tenant's ability to Use the Leased Pl;'emlseEl anc\ oonc:luot its
business as provided herein, providec:l that if any of Tenant's
property is removec:l/ Tenant shall repair or pay the ooat of, '
, repairinc;J any c:la~\age to, the LeaaedPremises reSUlting from suoh.
relnoval.
47
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,~XHI~I~ P ~ RUL~S ANP REQU~T+qNS
, '1,1linAnt W~U APiglil py ,A++ p~ovi~ionEl o~ thl'l I.IiIAfl(il An~ in ~hB
8Ven~ of! Any oonf:\.ic1; \.:ll!tween I:he 1:1iIt'111El of! t.hlilElIiI R4:\.l'l1l <lnr:\
RIiI~":\.AtionEl <lng tne ~IiIAIlIiI, the provi~ionEl of the LIiI~Ele Elh~+l
1:11:mtrp:\.,
,
:I., LAng+p~g t'BIH\rveB thli l;'~9h1: 1:0 l!l(c:\.\.\41i1 f!t'om LAnq;tc~g'l'I
~f1tAU :Prc1 ect At Any t~mli 1 PPl\Il\IencimJ one ho\.\J;' Af!t,eJ;' 'J)lin~nt
q:t.01l81l ot' b rB~irer:\ to q:\'Oj3e itll I'.IIAl'le4 Ii'rem~,~eB fell: ImIlJ,nIilB!1
with the P\.\Pl,ic, Ang en4in9, one, h04t' befo,t'e TliI,nAnt o~en~ ol;' ill
re~it'El4 tq open itll LeAEleQ Ii'rlilmiBB~ fOt' b"~inlilllll with the
PUblio, Any perllqn Who qqeEl no\: pl;'t!!Il!!nt A p<ll'llliElEl\.\",4py
t.aIl4;J.ol;'l\, ~m~li"'El Tenant at' iUIl, A\.\thor.her:\ l(epJ;'Blilent:aj;ivB i,.,
pJ;'liIllent At LAn4:\'orr:\'El RatA!:\. li'J;'oject an4 Elpec~fioA;tlY~IiI~liIlltll
the Ellilq"rit~ perllonnlil to Ac\mit Any 1l4ch pel;'I'lon, TenAnt wi:\. 1 he
J;'eIlPOnll!ple fOr ulll! 00nr:\40t of Any perElon A4rnitte4 to the
t.an4lot'q'El Retail :Project 4\.\rin9 1l4cll hQ4rll f,or whioh Tenant
l;'l!$lelltec\ a PaElIl or l;'Dq\.1el'ltec\ tll!'! Ileo\.\rity per!olQnnal 1:,0 aQmit
allo\l );lli1:'130h uo. LAm:\lo~I=\' a Rlilta.il Pl'.'oj ect, '
a. Lan4lol;'c\ t'ElaBrvellthe right toolol'1e a!1c\ l~eep lCCl~eQ
any a:n4 aU entranoel'l anq exi \1 4001;'!,! of LaI\Q;tOl;'Q' /3 Retail Pro:) eet:
an4 ga\1ea' or400ra of any parxing areAa \1hElreof c\4t'ing Eluell llout'~
A'" Ij<m4lor4 may cleem to be aclvisablE! llcr the a4eq\.1ate protl1qtion.
of" r,an4lorc\' 13 Reudl pro:) ect aM aU tenan1:1l therein i
3. Landlo:rcl rUservell the t'iglrl: to eXol\.1c1s or ~l(pel fl:'Clm
the Lan4lord's Retai:\. Pl;'ojeot any person Who, in the j4dgmentcf
the t.an41r.ll:c\, !Ill intodcateg Qr uncler the infl\lenoe of ;tiq\\or ot'
dru,ga, or who Elhall in any manner cia any act in v iol,a1;ion of the
, ruJ.ea And reg\.\lationa of t.anc\10r4'a Retail prq~eot:,.
, I'.. '
" '4. . r,anc\lol'.'cI~eElervea the right tQ waiVEl ~ny rUle in any
partidular in,Eltal\oe 01." as t,o any pal:t!cular perli\on cr ooc\.\rrence. '
Lant\lord further rel'lel;'Ves uhe I;'ight to amel1Q or l:eacinq any of ,"
theEle rules or make1 all\en4 an4 resoind neW ru:\.es to uhe extent
La!l4lor4, ~n its so:\.e :)u49111ent, deems suitable for thE! aafety,
care anc\ oh/ll1linesa of Landlot'd's I\eta!! Projeotan4 the oon4uct.
of hiCj1h atanc\al:'c\1!I ofmerchanc\isir\l;l and sel;'VioeEl uherein. Tenant
a9reeB to oonformto such new or am!!ndeQ rules upon receiving
written no1:ioe of them. "
6. WheneVEll;' any notio,e I appl:'oval, oonsent / reque!3l:, at'
81eo1:iol' i/3 given .or ma4e pure4ant UO theae Rule/3 and
RegUlatione, it ahAl:\. be,.!n writing, No oonl3ent or Wdvet',
expressed or implied, by Lanc\lord or Tenant to or of any preaoh
of any rule or regUlation shall be oonstrusc\ as a Udnsent cr
waivElr of any other breach of the same or any other rule or
rBgulatit:1I1. Whenever any appl,'ove.l 01:' COhsant by Tenaht il3
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fiI~'E11:'QQQ1~ rl1\'.lllireq py ~heQEI ~\q,QQ i1mt 1"{s9\.l~i1t:\.qnQ I ths Al'!:lrqv~+
qr oonPfilnt ~hA~l not pa withnQlq \.lnrSilfilOnAP~y,
fI, :t:n qpf;lr!\'tinCJ thQ l-<QllfilElq ~~fiIm;\.QQB I inc~\.lqinCJ Qtqr,aCJB, '
"Q~icfil ~nct/cn:' qftlicfol AreI'll, 'j)anAnt ~9raaEl to APicte IW thta '.,
t!cl.lowinCJ ,
a, aonctllct ;\.tQ p\.lfil;\.n~BfiI At Al~ timefil in APCpr~~ijqa
wi~h th1E! LfilAfile, ;\.n A rsP\.ltaplfil mannfilr oonfililltsnt with th~
hi~h_Bt mfilrchaoq;\.QinCJ, Anct lIe~~ica filt.anclarqp, Anq liP All to hOlq,
filfi1tAP:t,iIlIlI\nc\ maint"in A h;\.CJhl;'ap\.ltat1on fqr LAncU,Qrc\' II RIlt.dl
hqj~t.' , " ,
p, conduct. itll ~ufilinBafil only "nctar 'J)enant.'p t.rad~
nl\mfil All list tlQrth I\pqVE\ "nlf.lQfiI o1:hol;'Wille I\CJreact to Py LAl'Iqlorc\,
al not /ile1:ll\it,allClI'i o~ oA\.llle any P"Pl;\.a or pr:l.vlltl!l
a~Qt.ion or any firE\, Qmo~a, "90in9 O\.lt. PI! PUdnElIIQII, paI11~r\.lJ;lt.q:f,
Qhari~f or reqe;\.ver QalQQ witho\.lt LAnct10rct'fiI pr;\.qr writ.ta~
oOijaentl
ct, f\.lrniah anc\ inata1l All trA~e fixturaa anq,
perm;\.ttec\ a~'CJnE\ I
e,
llIE1roIlAnc\iseJ
f' mdntA,i.n ac'\e~f.\te trainec\ anc\ well"grooll1Qq
peuonnel for ElfllioiQnt QeryicEI to c\.lstomera anct preSEln~i~liIalf
anc\ !luQh pe):,l3onnal tq oUQ1;omQrs anc\ thQ gsnElral pubUo in aUClh
mannEl):' as to be a orec\it,to ~Elnant anc\ ~anctlClrd'a'Retail ProjeQtv
cflrry a ful), f\nc\ oom):lletEl, IItocl' of sea~onal:l;l.e
, '
9. neitner uae the common or PupJ,ic AreaA "fot'
p\.lsiness purposos without Lanc\lorct/s p):'io):' w~ittBn Qonsent ncr '
Ci\I'\Vass/ soJ,icit. o:r pec\q1e pusiness or distd)J\.ltQ an:.' handbU;J.s "
or ouher llctvertiaing or wdtten 0):' pdntElct matter in !luch Areas,"
or USQ orpEu:mitthe use Of ac\verUising It\ec\ia s\.lcll all lilJht.s,
10uc\speakQrs / phonoc:1raphs, pUblic addrl1ss SYliltEl11\S / sound , ,
amplifierlil, ;al:\io, or pl:'oac\oasts within suoh Arealil o~ the Leaso~
:pr.emJ,aQs SO as to pe visiblEl or auctible in sllcn lU:aas, at:' malte,
PQ1:ll\itor sUffer to be made with.!.n thQ Leased Pl:Qmises any
unrQl\sonablQ, unusUal, objectionable or dietul:'bing noilil8s,
vi)Jrations or odors, of any type, or interfen witll the, QOOuPan.tlit
of any other pal:'t of Lanc\lord/s REltail Projeot and the building
" or structUt'es oontaining such projeot, or with t:hdr guest.s, or
invitQes or persons using the Common andPul:l1io A:reasl
h. conform to Landlord / s or;\. teda for IIterQ window
c\!splays 1 ohangQ. displays monthl:.' and l'Elsp suah ,c\isplays ant'l '
signs frllly illUminated for at least thEl minimum hOUrs of.'ddly
operation of Landlorc\/s Retai! Project aa Well as on all dll~fi
when suoh Project is opEln anct/or\(.Elpt illuminated I ' ,,'
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~" "~e ~+"~ing ~~~t4ra~ only ~or p"rpo~~~ t!or woian
tn~y w~~a qe~~gnaq, "nq all q~m~ge~ ra~"+ting ~rorn Any rni~4~a qf
A40n ~~~t4ra~ py ~enAnt or it~ ~e~~nt~/ am~+oyaa~, agant~,
g4e~t~/ liq~n~e~a o~ invitaaa ~nall pa ~~iq ~or pv TenAnt;
" :I. lleitl1f~~ lllf1rlt, ~I\int! c\l'iU into Or, in any way
qe~llq" An'.( PArt of t.;M L!lp,eec\ ~rem.l.~Il~ or T-anc\lorc\' Jil Retlli;l.
~rp:leqt nor pq~e, o4t, atrin~ or alipe wires tnevllln Il~O~P~ with
lAnt\:\.ort\ / A pqn~8nt" '
~, not \:lring into Q):' l~eap in Qr a\:l04V, '*e ):,ea",ea
"'remi$lls 01;' the p\.Wlio or Common AreAl'! p,ny pi,oyqllls, veniol,81'$ or
an~1lI1l1" ot! any ~ina qr pO!;1l\i t 'l)enallt' iii ~lJent:."" l\el;'Vantli ar
employaa~ to c\o "'0' , .
,
, 11 n!litller oooK, nor pami\;. oqo1\'.in9 tel pccu!;, Qn \:nIB
t.Baaec\ p1;'Bm ,ael'! with04~ Lanc\lor~'a prior written oon~en~'
, 11\. ' neither, pring ~ntq nor K,eep upon Lanc\lord/I'$ Retail
Prola, pt or,' the La a I'!, ad ,J.'ll:emiElea any t!lalnlllaple 1 00, 1I\PUl=Iti,Ple / h, ;\.r.:lll,l:{
tq~ 0, oqrrof.\iVe or e~loai,va f;t4ir.\, chemioal or IIUPl'Itl1l'loa t:Ol;'
~a~~l~ p~~of.\a~ witlleut H~nc\lor~'~ ~rierWr.ittan ~~~rov~~ no~
~hal~ 111.\011 m~ta:da;tll \:le ~ep~ in the He~sec\ l"r.erni~es e~oept tq ton.e
, extlllnt. pa:rmittec\ ~y law anc\ t.l\en only with Lanc\ler~' f.\ ~riOl:
wdttl1n aonSElnt J' .
I'l' wilen p10sing t:.he Lea~ed I?rl1mhes;!olof.\f.I and loclc
allwinc\owf.\ and door~ so, aeto prevent aPoeSi:I PY un!1utho~i~ed
pereollf.\' ~nc\ "
o. u\?on tl1ldng posaesf.\ion of the Leasec\ \?ramif.\e/3, "
fl.\rnil'!ll Lllnc\lorr;'l wlth "at!ter"hourelt emergenoy \:elephone n\U1ll:ler.l=I.
7. .. Landlor.d r.eset'Vef.\ the right to remove from tha Lease~
Prernif.\es any \1Iaohine, instrumeni;., or a\?pl hnoe requiring the U!ie
of gaa or elElotrio ot\rrent that Tenant; may have had inllltalled,
attaohedl or ~rought j.nto the Leaeed I?rerniaea without Landlol:d'S
prior apPl:oval, ,Lanr;'llord may oharge the ooat of Auahrellloval and
any c\amage eustainer;'l therePY as ac\c\itional rent, at Land;tor~'f.\ '
option, ';\.mmet\'iataly or wit:.l\ the ne~t. mClnth I a l;'ent payable uncleTo'
this Leaee. ' "
"
0, Lallr;'llord may lil1lit:. the weight, sh~ and paddon of all
$at!es, 1!i\ttures l\nd otheraqulpment UBed in the Leased premil1es.
It: Tenant requires e\ttra heavy equipment, Tenant Bh~l.l 'notify
La,ndlordot! Buell faot and shall pay the daBt; of str40turaJ.
bt:aoing tti aooommodl1\ta same. l\ll damage done to the Leased
premiaes or l,andlot'dls Ratail ProJaot Py i\1l:ltal.linl;t, remClvinq, a:r:
mainnaining l1)ttra heavy equipment ahall }:le rspairec\ at Tenant" s '
expense.
.
"
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9, AH ~Pl\A~m, ~ml \HlJ.ql.\q~n\1 of '1ooqf'l ilh~H tJl1 4Cmfl on,~Y'
l\~ iI\~cll ~:Lml1i11 in \1hfl A!;"IlIHI, ~M thrqllt;lll thl1 I1nj:rAl1cfl!'l 4I1dc;JnAt.Iilf:\
tqr fl\.lch p~~of'll1i1 p~ ~Anqlppq, P111~Vllry Or ilh~pping of
'llllilroIlAllq~ill1, fi\lpplil1i1 Ami f~~~'\:\.lrElI1 UQ AmI from \:1111 j:.flMed,
Pr.lI1~!'I.iI ilh~J,l ~11 iI\.l~jeot to q401l ~lflil Anq rl1'1\.llAt:Lon!'l Alii ~n
~" ,m\J,cn;'q/, ", 1~d911\on1; 1\,1:',11 nI!PI1I'lf'lf4:ty ~ol;' the ,flrCPBt', cPI1,!l'a, tion ot, tha "
:J:.lilAAIIQ Jilrlillll~li(ali Imq l.1anq~Prd, / f'l Rl1jlf4~~ JilrClj aot, !:.am\lorg flh!l,ll
'not ):!Iil rfl!!gqnli:LpJ,1l l!ClI:' wa~qh1nl'.1 qr ElAflll~IU)pinr:1 My ij:a\1lEl
qlilUVIl:\:,aq PY' PI'.' on pellalt! pC Wenan~,
, 10, 'fht'q\\c;Jho4~ the tarn of tll1" Lealie, r.f.1l1nAnt wiJ,~ ~IUlp / at.
h" ilolu qPl=1't; Anq El~H~enl3l1, the LI1At1eq Premi"'l1lil 1no],\l41m1
1Illl,rOhl\Milile ,an, q !IIflt'o,llanqillfi1 clbpll\Y'El and, any, Iiltot'a, 96 ot', lIel::V, , :Lalli
al:'l1l\a oOP\.lpieq PY' TlilnanU, plean And in '100d,00n4it1ol1 and, Orqflt',
anq Ct'fl~ Of inlilBotil, verrn:Lol roql1ntQ And othar pl1!lt!l, Tenant.
IIhl\:t.:I. ""',B, I\,t it,!! ", olE! CQAt ~nC\ 8~P8n, lila, ,,"oh pe, Iil,t 8~t,e, rrninAticm
QQntt'Ac:ltor alil,T.AnC\lo!:,q mAY d~raQt and at l=1\1oh i!)t:l1rvi\lEl I!I=1
:t.AM,1.o:l;'q mAY r8gJ\~r8. .',
11, No raf\l",e I trMh oX' '1i\rpl\lJE\ Iilh/lU ramain in t:M j:,eal=1ed
Pram~$elil ~fter normAl oparAtinl'.1 h04r~, Raf"se, tr81il~ anq q8t'~A\1a
$ha;t.l not PI1 vhHl1e to ~he pl\blio ct\\r~nl;J the operAting 1l0UX'$ o~ '
Lal1t\],ot'd I Q RetAil Proj eot AnQ nothing "'hall pe thrown Qt' 1il''I'l1pt
04t of the l.1118Ql1ct Prl1m1Rell. :t,Anctlprd relilel:'VeElthl1 r~qht to '
~IilQI1IilIll 1\ Cine of $25.PO fOr E\/3.oll~noideht Whel;'e' TI1Mnt, in
Lanq],Ol:d l'lil op,l.nionl ilUPropel1."ly ClillJ;lOelelil of tralilh Q~' plao&ls
uMooeptable matlilr aJ.11 in oommon And PUblio "realil, lOI\CI!nq Clooll:l:1
and Clump",terl'l. '.t'he Cine 111\1111 be ClUE! Ancl pl1yable \'Iith~n ~1l1t'tY'
(30) QI1YIil Aftl1r TI1nant11il rElae~pt of notice thet'eof. The AmQUnt
011 the l!j,ne lI1AY' pe chan'1ed \J~r LandlorCl from time to 1:111111 anC\
notipe thl1reof Iilent to '.t'anl\nt;. .
"
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~~~~IW ~ ~ ~M~LO~E~ ~T^W~M~N~
'l!l\.1.,A ~~~t:"Am.n,t:, ~A prOVil1,'liq tq qpc4!1\l1n\: ,lOW anq 111~H~lira,,\:11 .tnpOll\B ,
all\P~qYB.A WnoAe joPA wera, creataq in W~ole or ~n ~art ap tha '
~m~4~t: q~ prpan peVl110pml1n~ ~qt:iqn qran~ appi~\:anpa prOViqliA ~~ '
t:h~ ctt:y q$l Ilarr.tql:mrg !4nq thf4 IJl1it:l1q ~\:at:aP pepartmant qf
Rc411.tng anA t1rPAI1 pBva~,qpmant:1
~~BaAA ha~~ "II Py Provi~in9 the fo~lowing .tnforma\:.tOnl
J;
Ilm' amp;l,oyef:t Pi(
qq ,qerepy cert:i~y thllt: I
~
company Nllma
, '
cJ"ol\ljilal1y , Add,reAA
M:f :loP t:~t:~e iA
cit:y St1:\t:a
" :t peglln employment: Ilt: thh location on (t\ate)
~ach employee Poo41f:t ind,ic~ta then4mbar of par~onp living in
't.hai;li hO"l1eqolcl Ilmi Whet\1er total houpeholf:t ,inoome Ii~Cleed,a pr
fallf:l pSlaw t.hlll l!.at:sd, figure for the dlle O,?4$eholt\I "
chec~ onel liOl.\ae\1plf:t aha oheclt onel Inccme Lavel.
l, per$l;m T,ot!\1 Income ill A\:love B$lcw ~M,tlOO
--..,. -
2 per$cnl!l Wctal. Income ia AIJove !:Ialow ~lai~BO ,
-.,. -.
:I pel;'aonl!l Total Income ia i\Pove Belcw ~2~.,35a
-. _.
..
4 pet'lilonl'l Total, Inoome ia A\:love Below ~2:1,700
-,.... -
6 perlilOnl!l Total Income ia _ l\bove __ !:Ielow ~25,;!OO
6 persona 'Total Income is Above Balow $26, alSO,
- ..-
7 persons Total Income is l\bOVEl .' Balow ~2B,1.5(J "
-... -
,
.. 0 o~ more Total Income is Above BaloW ~29,fS50
-' -
pel;'sonS ,,'
I oertif~ tnat t\1is infcrmation is true and correct;
, city.
StAte
\1,ip Code
Addres~'
(...:-)
Telephone Nc.
lllmployee's Signature
Pate
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:r.~n~:\.Qd, at. ~t.~ qq~l'\ QPt~pn, fil1'I111~ clllt.lll;11\il'\~wl1lltl1ll:t' '
W.l'\l1n~'- pAymlll'ltfil qt ~~nim"m ~ant. Ancl pllfilll ~n~Q"9n ap~t~
.l'Illl:\. ~. ~~cl. PO a ffiPOtl11Y Q~ WG8~ly ~l1~;q,
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!ilJl\Ri\N'I1Y 01 LB1\f1a
WlI~R.1i11\1l, Ilt:Z:f\WRB;o1;'1 Ilcmf\):'~ peVII1IJP1l\IInt PIJl;llor.!lt,LQI'l, 11
vann,IlY1Vf\n,Lf\ QOl;llol;'f\t,LOI'l ("t..l1nQlol;'d." I, I\n(;\ Q~~,v~n ~. ~n!\ IillllJ:Qn l!l~
lTollnJll=ll\ at! ;I.!HI ~~gl:\t~l=l"~1Il ,P:z:;l.V.-/ ".Qtllln;l.Q"R~P;'.f/ 11~ 1.7QIU/ "
,( "'J)6nA,nt','), \?110POIlB to, ~l'lt6:l;' into, !l', Lell,lle (the, ",t..SAfile") t Wi, tll
J:"aa",p"BP~ to, pe~,tl1in, ~J:B1I\illell looated. with~n stl;'awpel;'l;'Y ~~!l;a/
Hl\r'!;'hp\.\rq, l?enm,y~van.j,a" !lnp. .'
W"mR.E~Il, the ~l\n~~Ol;'d. h!1s,l1e~ueBq to enter into the fiI!l,Ld
t..el1e8 "n~eee the unqareiqned Qual;'antol;'e quarl1nty the t..e!lpe, in
'the manner hereinl1ft.er Ilet torth. '
, NQW. '1)\ililR.li1iORlil, to incluo~ the i..amUorq to enter i\lto tlle
t..eafile, the I.\ndet'I:\iliJnecl", herEliM~ter rafel;'rat\ to I\e tlle
",G,\.\I\J:l\nt, ,orf.ll1, :!:ol1'i!oocl a,nd VI\;l.UI\Pl,e ooneid.alZl1tion" tile, a,d,eQ"aoy
of whion ie het'eRY aOKnowledged, and. with intent to pe ;l.aqally
pQund, d.oea herepy Aqrael '
,']" (a,) The Ci!uara,ntorl:\ unoont\itionally qUf\:r;anty to thll
,~andlorcl and. the suopefilfilora andl\ae!gne oJ! the Landlqrd the,fUl~
anc:\ PIma, t\lal pet',' fq~llnoa !\nq oPee);'Vanpe I Py ,the 'I!ena,nt! of al;L.
tlle terms, oovenant~ and oondition~ in tne Le~~e Qontalne~ on
Wenant/s pa,!;'t to Plil keJ;lt, J;llilrformeq or o\Jse);'Vecl. ' .
(b) If, at any time, cleJ!al.\;l.t ~nall be mAde Py the
TenAnt in the performanoe or. oPaervanoe oJ! ,anY of the te~~
Qovenantfilor oonqition~ in tne t..e&se oonta~ned on the Tenant'~
lla,rt to ):le l~ept, perfo"rme~ or opse);'Ved, the GlUarantorL;J "U,l l~eep,
perform a,nd op~arve the ~a,me, aa tna oa,~a may \Je, in plaoa~nd
~tead of the TenantI anq upon failUre to dO, in acldition to all
o1:;\1er remeqieP, ava,ila\Jle at law a,nd equity, Landlord ahall l1~ve
the riqht to Qontes~ :Iudqment on \Jeha~f of and aqed.nst the " .
Guarantors in favor of Lanqlord for all amounts qUe hereunder "
with intat,"ast, oo~tlJ and attorney' ~ 001l\mission of ten peroant ,
(~o') using this Quaranty oJ! Lease or aoopy hereof a~ authority
forsuoh aotion. "
" 2,. MY aot of the Land~ot,"d l or the suooaasorEl or asl31qnll" 01:
the Landlord, oon~iating of a walvar of any of the terms or
oonditiona of the Lea~e, ot," the giving of any consent to any
mattar or thing ralatinq to the Lease or the granting of any
indulgenoes or extenl3, ions ot time to he TenantI lnay be done
without notice to the Guarantors and without releasing the
op;l.igations of the Guarantors hereunder.
,
,. j' . '
3. The obligations of the (juarantora her.$undj;lt' shall not be
relea~ed py Landlord's reoeipt, applioation or release Of
seouritygivell for the perfol:1nahda and o\J~ervanoe of oovenantll
and oonditiona in th~ Lea~e oontained on Tenant's part to be
performed or obserVed' nor Py any modifioation of the Lease, bUt.
in oaee of any Buoh modifioation the liability of, tlhe GUarant.ors
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. .
'~I~C\'Mn 11I~~m Ii~of>ll. ,
,
!lhaU R~ t\~Pl11~t\ mot\illiat\ in "c\Jord~l1ca with \:hll \:prlnl'l c1: AI'l'{ IHlch,
~ot\~~ioation cf. th~ ~eaQa,
4, Thp lil\pili\:y of\:ne Q~~ral1\:Qr!l hpra~l1t\a~ !lha+l in 11~
Wa:( \:lli\ I\ff~c\:Pcl P:( (a) \:hll relpAlla oll t\~!loharga o~ tll~ '~'lInant .\.11
"ny pr8t\i,t, or"',,' rlloaivarQ\1.iP" pan, kr,\.\\ltoy or, othe, r pr,oPlil,a,d, ingl1$/
(\:l)tlla impd;r;ment, :\,imi\:ation or mot\i~icl\tion o~ '*a l!a\:lilit..'{
of tlla Tenant or tha 81'!tata of tha Tanant in pan~~ptcY, or q~
an~ ~Bl118~y ~or the Bnforcement of the Tenant'" llait\ liapilit'{
un~er tha ~aa"e, rallultil1g from thll operation of any prllaent or
;'~tura ~rov:l.siqn Qf tha National I3lln~r\.lptoy 1\Ot. or other I!ltatut.a
~r from tha deoision in any court, (c) the rejeoticn or
diaaffirmance of the Lea,lle in any !l"ch Prcceet\ingll/ (t\) the
a~lI.ign\1\ent or tranllf\ilr of tOil Le~lIe Ryt\)e Tanant/ (e) /!Iny ,
~il1$a\:lility or other t\efE\nlle of the 'l'enant, or (f) the qelilllatian
from any qa,\~lie WhatliOeVer of the liapility of the Tenant, '
a, unti;\. all the cOVfilnantll ant\ cont\ition!l in the Le"!le an
the Tenant'li part to be performed ant\oP!lervecl are full'{
perllormat\ ant\ obI3Bl:'Vet\, tha Q"ar~ntorel (1\) I3hall ha.ve nod9ht
of !!lUprcgation again!lt toe Tenant ~y re~llcn .of any payment~ or
~ot~ c~ perf.ormance by tne Quarantorli in compliance witn the
obligationa of tha QUal;'fintOr!l OereUnder, find (p) a\.\bo1;'t\inate!!l ~nY
li~pi~ity or int\eptedne!ls of the Tenant now or nerefifter ne~d by
t\la Quar!1nt01i!l tp the opligationp, of the Tenant tc the LancUord '
\.Inder toe Lea!le. .
a, Thili GU!1rl\nty ahaU apply to tne LeaSB! any e~tenl3ion or '
1ienewal thereof ~nd to any holdover term fo~;\.oWlng the term
the1;'epy grantet\ or anY el!,tension cr renawlll tha1."eof.
..
, 7. Tl1i!l Qua1."anty shall cClnstitute an Agreement of
SUt'etya\lip ~ll wal;\. as of. Guaranty and, except ae herein !!l01.:.
forth, ~hall oonstitute an absolute and unconditional undertaking
by the ul'lderliigned I\!lr:luraty \~ith respeot to pfiyment and '
per.-fQrltIfinCe Py the Il'enant. 'The liability of the Quarantorll
heraunllei;' !lhall be direct' and may be enfcrcet\ wi'chout :Landlord
peing rec;{l.\ired tc l;'e\llcrt to any other right, remedy or seourity,
find th:l.l3 Quaranty shall l:le enforoeable againl3t t1\e Guar~ntorll,
their heira and asl!iCjln!l, without the necessity of any \lotice. of'
a.cceptance cf this Guaranty or of the Landlord's ;\.ntenticn to act
in reliance hereon, all of wnich the Guarantors herePY expresslY
waive, and the Quarantors agree that the validity of this
Guaranty shall in no way be terminated, affected ot' impaired,bY ,
reason of the al3set'tion or, tho failure to I\!lsert by the Landlord
~gainatthe Il'enant, or any of the rights or remedies 'i;'elilet'Ved ,
pursuant to the Lease or any cther dccuments securing the Leal!le,
it being eltpresBlY a'greed tnut Landlord is not requi:r:edto . ,
exercise allY of its 1.'i9hts or l:emat\lcal3 under the Lease ot' under
any other dccument securing the Lease before Landlord ma.y pur.Us
its rights hereunder aqainl3t the Guarantcrs. .
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(3'l'Hl\\,/1l1~RHY SQUl\R!!J lJIiJVmWPMl!J!'i'l'
CDlU'OHl\',I':rON,
IN 'l'lm COUIn' oP' COMMoN P!,'!ill\,9
ClJMl3lillHd\ND COUN'l'Y, P'~NN13Y!Nl\N:rl\
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Cl\l,yIN ,JOllNIJON clnel 81!lIHON dOllNfJON, I
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DIJWI~NPl\N'l'S I
PLI/IIN'l'II"I"
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NO, 90-391a CIVIL
CIVIl, AO'l'ION
IN CONII)jJ/313ION Ole fJUPCilMIllN'l' '
pm~~~~o~ ~O Opm~ JUPQMm~~
1'10\,/ COl>llil. the J)of'onr.lanl:/:i, C'cilvin lJohmlCln <1nc\ ShElron Johnflol1' ~/b/E\
.,
CUa-Niqu~ Billiards, by and through tlwirattorneys, $migel"
J\nLierElon & FJi\Clks, i\nd pad t.:lon the Oourt Ell' fOllows, pUrl3Uflnt to
PEl,R,C,p, ~o, ~9691
"
1., Def'endi\nl:f.l Oalvin Johnson tlnd Sharon Johnson lire IIdult
Incjj.Vi~uallJ l:osid:l.ntj <It 105 I.,j,~:JhtholHle Drl,ve, Meahaniasburg,
Cumbe~'lc\lld COUI'1ty, l'ennsylYcllliil, "
2 i On or abol\t JIllle ;:l3, 1990, PlaIntiff Stl.'Clwberry 13QUllre
'Development COl:pOl.-at.1on entered j ud<:;lment by aonfession IIgednst the,
Defel1dants ,in'the <\11\ounl, of $51,6'71,20 PUl:SUEIl\t to t:he Complaint,
,
mllhib.i.t "A" hereto, Cal:tHioElto of RosIdenoe, I~xhibit""h" he~:etol'
' , ,
Confession of JUdgment, ,mxh.l.bit "c" hereto, and Notiae of Dll1tl:y of
JUdgment by Oonfel3s:lon, 8xhibit "0" hereto, filed to No, 1460-N-1990
.in. the Court of Common PleEl~l of' DtlllphIn, County, Pennsyl vllnia.,
3, On c)r <lbout ,Jllly 13, 1990, 1'1aintJff. transfel.'l.;ed' the
afol.'ementioned jUdgmont [:0 tld.rJ COUrl: pUl:auElnt to t'he Uniform
CJnforoement of l~ol:eig\1 ,Jud~lmontf] Act, lllld docketed l3a1l16 co the allpt.iOI1,
,\
01: \:h.if.1 l'et:l\:lol1, CnplU1J 01' tho PJ:i.1I3olpu 'Inr\ Nol:lP8s Qre nt\',nahed
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11l'lt"SI:O /11\ liJ>\hlbH, "W',
'1, '1'110 j\\Clglllol1l', :In rjueul:l.on wan ontm:IJd for Dofondtlnl:s' f<lU,ure
\;0 pay II l'flnl'. ilnd otl\lll: chi\rHofJ II owed l\l1clm: tho L,eaFJs,
6, Dol'ol\c\ilnl:u' fiallllro to l~i\Y the Chi\raOU rl3forrs~ topy.
Plflint:l.ff ,11.'0 cine to Plil.i.nt.i.ff'lJ W1.l,l!iI\l find oont.i.nuoul3 intsl:fet"enae
of Dsfsndnnts' bus.i.nolJPoperations which conutftuto a mntsri<ll bre<loh
of tho I,OE\IJO by tho plE\.i.nt:\.f:f, 'l'he spoo.i.f:ioIJ of this Elllegt1t~on <Ire
flS l:ollowl3 I
(>, Del:onc\anta own Cll1d operal:e II. pi 1 l.imx\13 room thCjt inolu~€lI3.
pilliar~p, shuffleboClrd tE\bl08, bocci tables, 8E11e13 of beverE\gel3 and
.snE\cl\fJ, IIa1813 of bHl.i/ll.'c\s equ.i.plnent E\nd video arau~e games,
7, 'l'ho L,OafH3 in rjllBstion in thiu mattot' i8~ateli Deoember 4,
1!l!J5 ,
U, AI; the t im(J tho 1,eas8 was signed, Defendants had already
beentenante of the Plainl',iff for'ovel: four (4) years unc:1er two (2)
prior l,easos,
9, In tho fall of: 1995, pli\intHf approE\ched Defendants find
requ~lstecl tlwt I:hey move the.i.r blwiness to an 'interior looation in
/3trawberry Square,
10, Defendants' prior location was 011 Eln' outside Wt111 ht1ving
windows whioh fElced WEllnut Street,
11, Customers approaching, StrElwbEllTY Square could see tht1t
Defendants' business, in .i.ts prior 10catiol1, WElS oporating by looking
through the windows.
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;L~, Det:l'lnd<mtf; hild r:1fJtaIJ];[Il!lpd rr"9ulm: oHenl:o:\.e r~"ior to itp
\\Ioye in I\pdl 01: 19%!
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;p, .M' pIOn:\: oj' the 1ncl\lrJemr'nt for De1:qnC\ilntfJ to \\Ioye their
~Ueineae, plaintiff pro\\lised to provide adequa~e ei9n~ge to ~lert
pefend~nt8' Cuatr?\\Ifll:P th/1t they 11<\c\ moved to <In in\:ed6i: 100/,\tiol1,
14, In ppHe nf \:\11 e promilllJ I Plaint iU ~id very' 1:l t tle in the
WAY of P1<101n9 f.Ii<:1l113 to <l1m:t Dof:ondanl:fJ' OlI~ltomBl:13 of the '\\love,
:1,5, 1\13 i\ l'e!3ull: 01: the 1ni\t\OC)1\i1te e,1gnClge, De1:enc\~ntl3l bU13111el313
dSQHned drf.\at:lcJCllly, ,thereby dOOl:e<lfJ1n9 l:h81r revenue a Eln~ AblHty to
PEly'LeAl3e ohClrges,
:\,6, Defend<lntl3' prior Lei\llo looatlon w1th PlaIntiff w~a ~dj~oent
to ~ heAlth clUb Wh10h oper<ltoc1 iI'waphlng machine AS a part of ita
businel3l3,
17, 'l'lw washing maohine cro/lted a greilt deal o'e noiae c\lld
vibrEltion whioh interfered with the USB of Defendanta' bil1i~rdl3
"
"
t~blea,
la.
In apite of l:opeatoc\ oomplai,ntlJ to Plaintil:1; ~pout the noiae
I'\nd vibr~tlon, it t:ailed to taka any ml'laBUrea to correot th~ p~oble\\\
,until q1:~er Def:endantf.l had moved and the new tenL~nt in that s[:lElOEl
,
oomplainod,
19,' 'l'he noi30 <\\lcl vi,bn1ti.on inter1:ered wlth Defendants'
businesl'l, cUaooUJ:ilged austoll1orn. f:rom using its faoilit:lea, /lnd
required jje(enclanl:o to ohange tho:!.r operation to, n\J.h:Ll~he the effeots
I
of the dJ.'t!Jl:\lpl::lon, all to thei.r Unanaial detrIment,
20,
: Ii
Strawberry Square is iI "mall" type Clper.atlon with numeroua'
I'ltores and ohopa fJharing a large' (Joml11on area 011 tV/o (2) flo01:l3 ,
I
- 3 -
2~" P01'Olldl\l1l:u' OpC:!l.'il\::l.on 01' " b:l.ll:l.ill:de) 1:'0011\ on ~ho lJaaoncl
OSlor rqll 111to Int:,(} \;ho ovon:l:nn, i1nd Wllp oftl'ln tho only p~,lfJ:l.nl~f'lP .
OP<:1l:I\t.i.n9 latD ,'Il: \doht!
2.2, Dlll::l.nr1' 1:I\lJ fInJt noyol'ill Y01In! of 1:IIDIr 1:~HlAna:tef.l, Pll\:l.ntiff
prov:l.~Gd opoulutor 1I0l'ViUB botwoon tho 1'irllt and tho aeoond floorp for'
PefendQn\:13' 0IWl',o1\10l'1.l1
;'1:3, l\ftl'l1: 1;IXPlldonoJl\\J nOml'l IlIeoh/lnIoal problel1\s f 1'11d,ntiff
tl\I:'netl off the e~J0111\lt:onl, thersl)y 011mInl\t:l.ng One means pf <\ooesp 1;0
PeJ:fJndClntfJ 'bl\U.lnefJIJ,
24, Per,i,olUaally d\ld,ng Do 1'8 n(1<1I1 t 0 , tenl\l1q:!.eEJ, appl:oxilnq\;ely f'lix
(6) t.i.1\1ep p~r year, Plaintiff would look all qutQI~e doorp to
Stri\wben'y Square '.In the even.i.ng, lioJ:endantf3' prime bl\pinef.lp hOl\rp,
thareby ~eriyIng all aooepo by Defendanto' oust01\1erp ~o their bl\sinsf.lf.lf .
Elnd OaLIEJ.i.lWl a total lOflf.1 of reVOl1lloa (luring those t.i.mes,
25, PrIor to Defendants' n~ve to its present 10oCltion, Pl<\intiff
. aSPUred DoJ:endants that It would no~ b8 in ita bost interoptf.l to allow
another P90l hall-aroade oporat~Qn to d~on in Strawbcirry Square,
;.16, In s(1lto of PlaIntIffs' nSl3lll:lInOaEJ, wfth.i.n 'a few monthf.l of
DefendClnta' Ino'Va; I'lc1int.i.J: J: .loc1flocl spnoa \:0 II aompot.i.ng pool '
hall-alcoacll:l, ollusing 1\11 immOclil,ll:e and draa\: Io deoU,no in Dof.on~antEl'
l'8VenUGS,
27, On 11umoroua ooclIfJiol1a Plaintiff' f.l fad,lity has axporiendo~
Water leclltEl whioh havo ro'sui ted in Wator aoaUIl\Ulat,i.ng on the floor
'i Ii
jl\st: oLlt:a.i.do Defendants' buainofJf.l,
,
, 20, '1'h8 water problema l:ol3ult In \:110 pllloomenl: of f.ll\fety
barriers by Pla.lntit:f which el<l:emlJ.voly bloak the entral10e to
-, <l -
'"
, 'i
P(Jf~lpc1i1nt:p' blHlinolow nnd cl:l.r.ICO\\J:iI\JlJ pUJ:(JI\diln\~i1' C!\1l1t:Ol\\l31:fJ f1:ol\\ \\p1.ng'
t:hoir [1\0111t:lop,
:19, OVl'I1: n1<3 YiJm:p P1cd.nt:l f (\1nlJ /JponnoJ:m1 iI 1\\ 11\\be I: of spfjoit\l
eyont:(J in 1;1111 UCll\\l\\OI'I ill:l~nfJ, (1\10\1 iH.l t:ho IIC\\OP01i,li:e l"rHlt II, reqqj +'1.ng
pt\rt:i01pnn\:/J to puroh[\f.lo i,\ \::101,1'11: 1:0 ill:tond,
30, l)uJ:onc1EIl\I:rJ' bUf.tl,nofJfJ io 1ooi\t:orl :l:n iln ilr\'3t\ thC\t l:eql-\h"o(3 :\'\;13
o\lfJtol\\ero to pL\fJs thro\lgh f)t:1:ilWbflJ:'J:Y BClIliq:O' IJ 001\\1\\0n t\retl,
3:L, 1)\\]:1n9 thupa flpoo,j,ljl. UVUl\tIJ, 1)0 f:ondilntp' 9\\p\;01\\I3r(3 oO\ll~ not
enter Dofonc1E\ntl3' b\lfJineClp wHhollt: puroh[\sing t\ dokElt for the I'lpeo:\.tll
evont', t:hOl:r1by rJE\l.ls:i.ng r:J\\fJtol\\snJ 1:0 J,envo illId not utU'izEl pefepQf\l1tl3'
P\II'l1.nOI3s,
,
3:1. pvon when tho speoial eventp ~:i.c1 Pot require the purohtl(3e of
a . tiol,e\; ,mnny. timecl l:he events blool,oc1 ilooess to Defen~E\nts', bqfilipef.l13
<lncl/or coverec1 l:hei1' windo\~(I faaing't:he oommon E\rea,
33, 1\1(10, during BOplEl spealn1 event:fJ, tilblea ap~/or ohairl3 WOl-\lr.l
be (3et up outs1.c1e DGfen~ilnt:s' bupiness, blooking'uooes8 for their
al\atomera,
"
34, . Plaintiff's oonduct in causing o~ allowing the
f.\foj.'ementioned events and aondi tions to ex:lst conat:1tutea C\ material
breach of it:a LBa~e 0~t:h Defendant:s an~ hal3' reaulted J~ 1'1 ~ignifioaPt
loss of J:,evenue (;0 Defendants, thereby 1\1(1)d.ng :It .i.mpba(ili):lle to PC\Y the
ohnrgea PIClint:.i. f!: 011,i1\1s to be due, \1,\
36. 'l'he hl1\O\Hit dus to PlaintIff: , it: any, should be offset by \;he
df.\1\1agea 'callaed to Del;endanta by PlalndfJ:' a obnc1uot aa aet ..forth
. hEll"ein,
- t3 ..
'~
'~
flTI\A WIlI1RI\Y &QlJi\I\I~ PllVIIl-olltvlllNT
cOnrOI\t\TION,
IN Tl III CO\)ln of coMMoN I1I.IW:i
PAIJPlIlN CD\JNTY,I'IlNNHY1N^NIA
1'1I11n\II'I'
v,
NIl, ) (', I ((~ ~.' !L
CIVil, AcTION
IN CONFBSHIPN OF J\)PClMIlNT
I,) ( , \'1
( ..1
P^I.vIN JOIIN~PNnml SllAllON JOIINSON,
,lIh/n c\lfl.NIQIJIl \I11.I"I^HPH,
Ppl~ll\h\nls
COMl'l4^lNT
1. 'Plllln\lfPHl'owhuny 81111111'u puvolopl1lPlIl GOl'pol'l\llol1 ("I'IIIII1IIr1") Is II POIH1S)'lvlIl1ll1 I1lln-
111'001 oorporollpl1 hnvll1~ lis 111'II1plpIII ol'l1ous III II Nonh Thll'lI Slrool, 1',0, !lox l22'h lllmlshni'!l,
PI\\ll1hll1 CPIIIlI)', 1'01111RylvI\nlll 1'/1 OR,
7, pcfol\llll111 CIIII'II1 Johl1Rol1ls 1111 lIilllllll1dlvhhllll willi 1\ hllslnoss Pl'I1oo ",hlross of 10~
"
L,IUhlhollRo Drlvo, MOl1hllnlosh\ll'll, C\lIllllorllll1l' CPIII1I)',l'ol1i,Rylvllnlll 170S5,
. ~, Pol\Jmll\nl Shlll'ol1 JpllI1sPl1ls 1\111\111111111\111'11111111 wllh II hllSlllOSH omoolll\lll'oss of 1\15
l..ll:\hthollRO Drlvc, Mochl\nloshlll'll, Cllmhcl'll\lI11 COllllly. 1'011I1s)'lvllnlll 1705~,
4. f)ofol1l1l\lIls Shnl'ol1l1nd Cnll'll1 Johl1son ("()urol1dnnls") pl'usol1Hr 110 hllsllwss liS Cllc-
1'lIqllo 1lIlIlIlI'<I,j,
S," on or IIholll I)ocumhcl' 4, 1995, lJuful1dnllls oxoclllod 1\ hllsll1m prpporly 10llso wllh
,
Stmwhorry Sqlll\l'o l)uvolol1l11cl11 Corp01'll11011 ("SSI)C") Ihl' Ihcll' hllSll10ss knowl\ .IIA C\lc,Nlqllo Bllllllr<ls,
10llAh1ll II AI1I1CU IpolllolI III Sll'nwhcm' Sq\II1I'C, SccolIII LOI'cl, SpllCO No, 225, 333 tvlllrkol Slrool Sholls,
lImrlshllrll, 1'.011I1s)'11'1I11111 1710 I. 1\IIIIOhud 1101'010 IIIl1.'.xhll'lt "^" III 1111'110 1\1111 oorrucl OOP)' of Iho odlll!,1I1
hUsll10sA ptoporl)' 10llac ("1.011110") ror IhlA prom Iso!!,
6, Tho LUIIIIO provl<los IhllllJofcl1dlllllA,lIH TOIlIlI1IA, shl\ll PIlY ",olllhl~ rOllt 111111 l)ofol1<1l1llls'
lIto 1'11111 shlltc of'lnxos I\l1d opul'lIlhlll cllslA, liS wullll" othol' SIIIlIA IdQ11I1110<l hllhu LCllsu liS IIl1dltlollllll'olll
, cillo IInd 111I~lIhlo 011 01' hofoto Iho I Al dllY or olloh I1IOlllh with 111111111111111 potoOllllll\o rnlc plllll III qUllrlcrly
InRllllhnollls uomplllollolll\lIllroAR Rlllos durll1g ollch qllllrlul' of olloh 10llSO YOllt <1\10 I1l1d plI~lIblo Oil 01:
,
bofore tho 30lh <III)' followll111lho OIORO of olloh qUIII'lor of tho IUIIAO yelll,
"
'"
7, The ',e'l~e I\Ir1hel' liplllle~ TVllIllIl~1 pervplllllHV rplllln HVPllun 2,03 of Ihp l,pllflP IIN 1\1111'
pVIWIlI (4%)111'1111 "rll~~ >>lIlvfl r~'~1I111111l lI'OIl1!III:IIr'IVHH Ilolllhlvlvllln, Oil or lI'ollllhv IplIHPl1 prpmlflP~,
II, . Spvllillll:l,Ofi,,1 ul'lllIIl,vl\HU 1\lIlhl\(I~u~ 1'111111111'1', II~ 1.1\1111101'11, 1\1 VOIII~~H.llllillnlllllnln
hphlllf of Tpl1l1l1\!lll1liwur oj' 1,lIllIllunlll)l' IIIIIIIIIUIII\I>> IIIIP Il1l1lpr Ihv I,PI\flV.wllh IlIlul'Pfll, vu~l~ 111111
" IIIIUrllP)'fl' Pl1l1l1n\s~I\l11 uflOIl pprpPIII (I (l%), IIfllllU Ihe I.UllflP or IIPUpy IIwrvol'of IIfllllllhlll'hy for ~IIPh
lIellllll,
9, SpvllOII 13 ,(l(l,v uf Ihv LplIso 1I1111\(lrl~cH 1'111111111'1' 10 PilipI' iin lIinlVllhlo IIVIlOIIIII ,hlllunwn!
III e.loctllwnlllUII\llfll Tel1lll1l, lI~hl8 Ihp I,PIIHC or II unp)' Ihorunl'lIs Illllhurll)' 1I1l1\ Iherph)' ell\lshlllll wrll uf
pusseHSll111 \0 he 18S\lell,
10, floptlull13,Ofi uflhe l.ellSu 1\1I'lhul' pruvldos Ihlll"Tul1l1l1l lIorohy Vll1pnwors IIn)' '\11111'110)' of
1111)' oourl ofl'ucorli 10 IIppUllr Ibl' II UI1\l Ul' 1l10l'u 1I1I1IIH 11111110 IlIkc ulIll>> holllllf' 1111)' or 1111 ufllloll01l0118
lie~ol'llw" 111 nllllaoollulI~ 13,(lfi,d IImI13,Ofi,u Il1ulIlIlIl1l1l1w pl1ll'YPf'.Il1ll11ll1ol1l hy OOl1f'oa~loll ur olhorwlap,"
II, Thc COllfo~~loll uf JIIlIIJI1Icl11 0111118U suI f'ol'lhll1 floOlloll 13,Ofi,d uflllo l.ulIso provlllps for
II11uI'I\oY8' foos oflull poroollt (10%) uflho lulllllll110lllll of'lillll\lI110S, phl~ pOHI~pl'sllll,
12, Allof'lluy~' fCOH of 1011 pUrolll11 (10%) Ill' Iho IIlI~11I1111111111 of'dnmollcs Is IhlO h)' Iho tormfl of
Iho IIl1lhorlzl1llol1 till' 00111cflsl011 0l'.I11dgmol11 whloh 1IIHIllll11sln Iho 611m of FOI1I' ThulIsnml Six 1'11111111'0"
. Nll1ol)' Sovonl)pllnrslll1d Thlrly-olghl C0l1ls($<I,(i97,JH),
13. f)01'ol1dIl111S; n~ 'I'Ol1nl1lS \I\ldol' Iho LUll so, nro 111 dof'lI1I1I1IlIdol' sl\ld l.ol1so fur 1'1111111'0 10 ~o)'
1'0111 nnd olhor ohnrgns owll1g hy ()olcndnnlfl tu Plnhlllffwl,clI'<llIc, AoourdhllllY III"lul' Iho Lonso,
f)ulcl1dlllllS nro ohllllnlcd 10 pOl'rOrlH 01' ohsol'l'o Iholl' ohlllllllllll1s 11I11101' tho l.ol1so hlll hllvo follod to liD so.
14.1'111111111'1'111 nil tlmos hns hool1lhunwl1ol' IIl1d holdol' uflhls LOllso,
15, 011 OI"l1hOIlI Dooomhcr 4, 1995, 1J01'ondlll1t~ uxoolllod 1I11l1 dollvorod 10 PIIIII1t1.f'f n Gllaml1ly
of Loase ("011l1rl1l1lt) whorohy Iho lJul'ol1dnlllfl nor80nnlly gllnrlllltooll tho IlInolY pOl'f'orl11nlloo ol'all thp
lorms nlld "u11lIltll1nfl.nl'lhll LOl1so, AlIllohod hOrolll1l8 I!xhlhll "II" Is 11 truo 1111" flortor! 11011V oflho orllllllnl
(1I11I1'I\nlY,
,I,)
I,
.2.
,;.,;
I fI, ~~pli\l11 1(\1) 111' Ihp lIIlIlfIIlllY IIl1lhl1rl?-ll~ 1'1111111111', II~ 1,lIIlIlInrll, III PI1III~~1I Jllllu\11pm 1111
llphnll' Ill' IM~IIII1II1IH, IIli Ih1111'l1l1l0rH, III 11113 UWlIlllr '1',11111111 t~IIP.NlilllllllllllllrlIH' lIulilllll, t\11' 1I1111111111I1lIH
lhlP 11I1IIur Ihp I ,UIIHP 11111131\ PUIIUl1IilPI' ,I, I'JIJf" IOllPI1\U1' wilh illlurUHI, UllHIH 1II1IInllnI'lIllY'~ ul1\11\11\flflIOIl or
. 1011 poruulIl (10%) whleh 1IIIIl111l11H III Fnllr 'l'hOIIHIIIIII Sl~ 1.IIIIIIII'ul\ Nllluly ~uVull Pollllr~ IIml Thlrly.nluhl ,
Celllfl ($4,697,3ft)llfiIIlU Ihu OIlIIl'III1\Y or II UOIl)' nl' II lis 1lI111\1lrll~ 1'01' ~lIuh lIullolI,
17, '1'011111\1 Cllo.NIIl\10.111I111II'dH Is III dul'IlIlll Il11dul' Iho I ,0IlHO till' lilllmu In IlIlY 1'011\11111111111\11'
phllruPfl \lWIIlB hy TUIIIIII\ In PlllilllllTwhulllhlu, ,\ooor,lIl1l1ly, 1111IIuI' \1113 (\lIlIrllllly, Pllrumllllllflllro
oblllllllud In Iwrrnrm PI' o\1~urvo TOIIIIIII'~ 1111111l1l11\lIlH IIl1dul' Ihp LOII~o \1111 poliJlldlll1l~ hllVP IilllelllP'dp Ho.
1 ft, JlIIlllll1uIIlllIIH 1101 houII elllurull olllhe'l,oIlHU 1III1I1Y ,1\lrIHlllollolI,
19, The 1\111111111\ dllU olllhp 1,01lHU Is unmPIIIud IIfllhlloWHI
"
II, I'rllwiplIl nl\\Illil11 d\lu ':,:""""""""""" $"fI,97J,"~
h, TUII pUrOul1l (I 0%) IIIIPI'l\UY~' oOl11miSHlolI """" $ '1,697,38
II, J'O\1I111111\111111 1'01' which JlldBII1QlIllH uollfQSHud "" :RiL671 ,20+
1\'111; HIII\lIloI'Y hllurQHI frol11lJooombul' 3, 1997 I1nd ools of Hull,
20, Tho l.ol1so IVIIH ul\Uollluclllnd dullvorud 10 Plllln\lrfby POfQIl,dlllltn 111 UunllQollon wllh 11
001111\\01'01111 tl'l1I1HIIClloll, .JlldgI\\OI1II~ Ilul bolnll ulllorucl hy 001,I,1ilHsllln IIllnlnHllllHllllrl11 pursPllln
oOllllQollull wllh II oUIlHlll1WI' orodlllrl1nHllullun, "
~ I, DQsplto l'cpol1lod nIlI\\Utl1I1H roqlloHls for ront, Dolbndllllts hllVo 1V11lf\llIy fnllod tu pny bllsu
runl, pOroQIltll1l0 1'0111, IIdrllllol1nll'l'l1t, I!IIQ pllYll1unt ohlll'llos 01' III1Y olhur ohlll'lIoS pllYllhlo \0 Pllllnllffll11dol'
Iho I~ooso for lhu s\lb,luul pl'ol11lsus,
22.
\)Qfondlll1\s' f\lllllru to PIlY I'UI11118 pol' \hu 101'I11S of thu l.olIso oOllstltll\OH 11I1111101'Inl brolloh
, . ,;
1<"
of Iho LOIIHu,
23, Du'fondllllls' f\11I1I1'0 lu poy bllsu runl, pOl'conlllgo rQllt, 1\(ldl\lolllllrenl, 111\0 ohllrlloH nnd IIlIY
olherolWlles pnl'~hlu hI I'lnlntlffllndol' this LUllau pl'uvldosl'llIlntlt'fwllh Ihu 1I\llhnrl\v (01110 thlH
COl\\pllllm,
2.1. POfUI\dllllts 111'(\ IIdllll Illdlvhlllllls holll1\21 YOlIl'Hof 1I1l0 or uldQr,
.3.
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Ssqticm hlU, LEJ./\S1i1P lO~E:MI,9EI'l " "" I " 1
I'lsption ,j,ill) 'l.'1l:RM , , . , I , , , ,.",.. a
I'lsCltion t dl.~ J;to~PINQ oVJj;~ , , , I I I , I , , ., ., ' 2
I'lSPtion -,L.C4 PIllRMI'l''J,'EP U,9!l1 ,I , , I I . , , . . , " 2
I'lsPtion ;L, Q!3 '1'ENl\N'1" 13 lORO M.'l.'./\ 13UMEl . , I , , , ., !i
I3spt!on l,OG EXHlaI'1'13 . I , , , , , , , , I , , , .. 6
UIJ,'XOI.El n,' R.1!IWl! llm, OI1'lI~~ Om\l\Qll/:l
l3E\ptipn ~ 10:1. l'lI\YMF1NT OF nJi:Wl' MP QTmm CIl~Qli)13 ". 5
I3sCltion il ,.,Qil M:J:NIMUM ,.RE;N'lI '.' " , I , , I I , , I . .Ii
ssctipn 2;0~ PIil.R01i1N'l.'AQE; ~ENT "i",. I I , " G
l3E\pt!cm -';r;-O";{ 'l'IilNAN'l." S HEAT:r.NG1\NP M.R CONPJ;'1'IONINQ, 7
I'IsClt,ion il, 013 "OOMMON l\NP J;luar.Ic MEJ~ M1\:J;Wl'FlNi\NOIil
OOI'l~,9" PIilFJ;N1i1P , , , , , , I I I , , . I 7
Septien il,OG PI\YMENT OF liT:J;Ll:TY C!il\.\~QEI3 , , , , , " 9
/3eClt~on 2,07 '1'EN./\NT/13 COMMON AREA M1\:J;NTENi\NOIil
CtlJ\.RQ1i1 , , I , , , I , , , , , , I . .. 9
l3ec1:~.en il. 08 P.ROMO'1'IONlI~ flJNP ANP J\DVER'1'IS:J;NQ , I . I 10
Seqtien il , 09 CUSTOMliln PMl~:J;NG I , . , ." , , . . ,. 11
/3ectien 2,10 /3IilCt1!UT'l PIilI?O/3IT I , " ,', , , , , I I I ],;L
Seption 2,11 RElIL1i1/3Ti\TE TJ\~~S & OTHIil.R QOVERffMEN'1'AL
ASI3IilI3/3MIilNTS , . ,,' ",' I , I . I 12
aeotion :a , 1~ LANDLORD 1,9 INI3U~cE , I , . ',' . . 13
/3ect10n :a, ],3 IJ\.TIil PmNALTY I , , " ". I , . 't 14
A1\T;tOI.E IU,
Section
ssotion
OONIJTROOTION
3 , 01 IJ\.NDLORD / S NORl<
3.0:a TENANT/13 NORl<
. ,
. t ~
, I
I ,
, I .
. ,; .
. t . . .
t . , . ,
A1\IJ1IOLEl XV, 'l'~NANW"! S. IJALElIJ
aeotion' q" 9.10} '1'IilNANT/ /3 /3ALES .RI:1CORDS , , , . , . I . . "14
section 1\ ,Q.~,~ TIl1NANT / 13 CER'l'IFJ;C1\TION' OF Sl\LIl1S . . . I 15
.: Section ',4 .,Q,3. GROI3S I3l\LES . . , , . . , . , . , . .. 16
Section ,4.04 I TENANTIS l\NTICJ;p1\TmO 1\NNUl\L G~OI3S
' ,-'-', I3ALES , I , , . , , . ..., . , , . . . . 16
Seotion ,1\ , 06' 1ilXJ\.M:tNl\TION OF TENl\NT / S 13001(13 AND
,.,-:-., REcoRPa .., . , , . . , . . . , I I. 17
section ,4,'06,-:' AUOIT OF TENANT I a aUSINEas l\FFl\IRS AND
., , , RECORDS",..,.."...... 17
An'l';J:OLIil 'v. AOVElnT:J:lltNG AND PROMOTION
. s6c1:ion JhQJ. 'J.'ENANT I 13 l\OVERTJ;SING . . I . . . . I .. 17
Section 6,a:a PARTICIPl\TION IN PROMOTION OF
'LANDLORD/S RETAIL PROJECT . . . . I I. 18
section 6. OJ M,EMBE~'1HTl? TJ.! MB.RC1IANT f S ORGANIZATIONS. 10
Section 5 I 04 TENANTS I AOV:tSOR'i COMt>!J;T'l'EE . . . . .., 19
i
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l1f;lqtiqn q, O~c\.IR'l'!\fLl1EtI'~ OR IIIT!l:M\.IPTIOt'l qF S!l:IWIOIll I +9
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~llq~.ton
~fillJt:~On
~eptirm
~llPt:iqn
:UfI:UflWfQl!I /HiP :umal'f,liI'l,''i.
7,0+ r.MlPf.ORP'l1PROP~RT'i IN~Ulll'tNcE , , , , ,
7,0:1 TENA.NT I S PROPER'.I"{ INI3\1Il1\NOEl. , , , j' , ,
7, 9~ TE;N/WT' ~ 4IMILI'~'l INI3UT~aEl , " , , ,
7,04 TElNANT'13 ~N~u~NaE PURINCl QpNI3TRI)CTION
IWP :r.NDEMNIFIQl\TIOt/ t , . ,., , , , , .
7,06 EV:COENoE; Of IN~UMNaEl , i , , , "', . ,
7 ,Oq \'/I\IVE:R Of PMU\QEI3. MID ~unRoQI\TJ:Ot'l , . ,
7,07 .RELEI\SE l\IIP INDEMNIFICI\TION , , . , , .
~W:r.qLQ VJ;J:I,. QOmloN Mm j.1UllLIO MEl7l1l
l3ept:ion 8,Ol qrE;RI\TIoII l\NP Ml'\INTmNI\NCE OF OoMMON ANP
pUnLIC I\REl\s , , , , , , , , , , , , , .
~llPt:~On !l,on U~E OF C0f1l1011 l\ND PUl'lLIC METIS I , , "
~BPt~on
I'leqtiqn
l3eptlon
~WXQLH XX. ~LOnnll3 7IDOI'l,'ION7IL QO~N~T
l3eot:ion 9,01 LANDLORD'a ):,I1\aILIT'i , , ,
t , ,
, , . .
Al\W:tqLEl X. TElNlUf.ll1 Ii 7IPPXTJ;ON2\L OO~Nl\liTI3
seotion lO,Ol PERFORMl\NcE OF OaLIGATIONa , t , , I .. 24
Seotion 10,02 TE1NI\W1HS CIL\NClEI1 , , ,t I , , . , , . . . 24
/3ection 10,03 TENANTI/3 REPI\IR AND ~INTENl\Ncm , , ., 2q
seqtion 10,04 110 DIMINUTION FOR LANDLoRD/a RmPAIRS .. 27
section 10,06 COM1)LIMCE WITH Lll.WS , , , t , '.' , .. 27
/3ection lO.OG RULES AND REClULll.TIONI3 . , , , . , , .. 28
section 10.07 SURRENDER OF PREMISES , , . . , , , ., 26
!'lection 10,08 ~DLO~D'S RJ:ClH'l' OF ElNTR~ " , , . .. 28
Section 10,09 /3j,ClNS """ . , . . , . , , . . . ~9
Section 10,10 i\Sf3IClNME:!fT MD aUBLETTING , . , , . . . 29
/3ection 10.11 SUBORDINI\TIOll , . . , . . . , . , . .. 30
~~otion . 10 .12 NONDISCRIMI~Nl':):ON . . . . , , , . . .'. 30
ilQ
;tQ
:ao
:ill
:al
:a:a
2:a
a:a
23
24
AaTXCLEl XI. FIRa OR 01\SU2\L~Y "
,
Seqtion 11. 01 USE OF I!fSUWUlCE) PROCE:IilDS AND i\BI\TEME1NT
OF RENT " 30
, , . . t . , . . . . I . . . .
Section 1l.02 TE;RMINATION OR ABA~EMENT AFTER
DmST~UC'l'ION . , . . , . . . , . , . .' . 31
/3ection 11.03 NO Dl\MMEa FOR INTERRUPTION . . . . . . 31
AR'l':tOL!1 XII. !1M:r.ID1liT DOM1l:r.N . )1
Section l2.01 TQTAL CONDEMNATION . . . . . , . . . . . 32
/3eotiqn ].2.02 PARTIAL CONDEMNATION , 3:.t
. . . . , . . . . .
Section 12 .OJ REPAIR AFTER CONDEMNATION , , . . . . . 32
Seotion 1;t,04 PARTli\L CONPEMNI\TXON OF r..ANDLoRD'S
RETi\IL PI\OJECT , . .. , . . . , . . . . . . 33
section 12.06 LANDLORD' a DAMAGES . " . .11. . . . . . . 33
Seotion :1;2.015 'l'ENi\NT.' S ~'M~.f11~'1 , 33
. . . . . . . . . . .
Ii
"
'mp~\'O,rOI I1/~OIYB 'l~ofX1l
..Jr:-. 'A '/
T!i:l;11 LEMllil, mi\c\a thh L clAY oC .2--1....t..-.,.+,"- 19 fS:
py I\n~ p~I:Wl!el1 ~'1lm\\fIlJ;lJmy IlQlllu.ll1 p~'nlHP\1I1lUfW qpnpO!mItlIQN, i\ .
Penl1fily:\'Vl\nil\ oorporll1:,ton, hl\ving ~t~ prinoipi\l qf~ioe 1\1: :1,:1. "or1:l\
.Tllirq I1trl!e1:, Ul\rril>lmrg, l?enn~ylYD.nil\ 17101 (\)ereinA4tar
refert'aq to M "L,mqlqrcl") ,wI q!lolV:l.1l (i, "'l\~ 11M-roll ~. <Tol1llIl0l\,
clpinc:{ p\.\l>inl'llnl \.\ncler I:hGl l;r!\cla nllme pC Q"II"'N:I.~fol RiJ.J.br~1J
..(hardni!.ftlir ref13rrac:l \10. 1\1> "'l:'enlll1t;II), with 1\11 qf,fioE\ lit ;\.Q/I
l:f:l.qll1<l1o\.\1I1 p:J;':\.n, I1l1ollllll:l:oll\)"rq, P4\ 17!lllll, .. .
"
~It'XQ~~ I, \1~I1J:/llil~, T~RM ~NP U~~
"
$1301:iol1 1,01 LE4\Smp p~mMXl1m~
Xnoonl'liqeri\tion of the r13nl;~, oovani\nte tlncl agreemente
oontl\ina~ in tlll1'1 Lel\se, Ll\ncllorcl leAl'lea to TenAnt !\ncl Tenant:
J.Eli\aefil f1;'O\1\ LI\I1(:U.oj;'~, Premi!aell (h~reinaftel;' referreq to lIa the
"LI3i\l>ed PrBmise!,!lI) 100a tecl ~n pll!\ee I of The Shop!'! at /3tr!\wperry
Sq1.\at'e I Ill\rr i!,!p\.\t'g" Pennsyl y.mia (tie reina fter re ferrt;lcl .to~e .
".L1\ncllorq'l> ~etail Proj13otll) I 'l:'he Leallecl Premhee oonsist of .
I:\pproximi\tely. li,765 sq1.\a,re ~aeti on the Ileoont\ :\,eveJ, whioh h
Space ~Ull Of :j:.ancl:\,orq/Sl'\etailProject, ae mare P!\rticI~lar:\'Y
inclicateq on li1XliIl3I'll A atta,oheq hareto ancl ma.qe Pi\.I;'thereof,
Upon oompletion of con~truct!on of Landlord1f.l WOli~ a.s 1;'e~irecl by
lilxhibit S, tile. a1;'ea of the ,.Laaaecl pl;'emi~ea of the "'paoa Or *"PMea
leaaecl to T~ni'\nt hel;'eunclel;'. ahall Pia oertifiecl Py an 1\1;'ooiteot,
duly r.egiatered in pennf.lylvania., clef.lignated by Liancllorcl. ~aid
Arohiteot f.lhal:\' also oertify the Total ~entable ~eti\il 1\l;'ea1n
L!\ndlord'a Riat!\il Pl;'o:leot ancl shalloompute !\nc\ oertifY Tenant'a
Sha.l:e. All charc;res pasec\ on ths Leaaed premisea f.lh!\ll pe '
detet"lllinecl upon the final !\raa oertHiacl by said 4\l;'chlteC1:, The
Le!\aecl Pramif.lea extend totha exter101;' faoeeof al:\' exterior
walls and the oenterline. of wallS betwaen tile Leased Premises and
the cO\lllTlon AreAS and IJublio Areas, or to any. line shown on
lilXU1BIT 1\ where there,is no wall, or to thecentarline of those
Walls or prOlongations tharaof separating tha Leasec\ Premises
frcm other leasecl premises or common or pUblic Areas in the
LanC\lor.cl's Ret!\il Project and inoluding all columns And oore
areas within the perimeters of the Leaaed premiSeS/ together with
th~ appurtenanoes speoifioally 9rantecl in th1e Leasel inolUc\ing
the use in oommon with othera of the Common and Publ1c Areas as
hereinafter mora fully pr\lvi.ded, b\.\t rElsBrving and excepting to .
Lancllord the foUowing I
1
,
,,'
I ' .
\'I~~l.~,m 11(39(91 1 ,~O~
A, ThB 'U~e pfl
I
1, tnll Q~tl3rior fqol3$ o.f thl3 aXtBr~OI.' wa ,1.1. 13 ,
;l, ,t:he roof, amI
:I I . thlil apao8. bl3twBEln thEl lOWl3r EI\.U;-faqq 0 f the flqot'
al~~ of Any higher floor An~ TElnant'a finiahe~ oa11,in913/
'1'\, The ri9ht to inElt~lll ma.j.nta1nl 1.\~1l1 repair aM replao,",
pipe~, ~I.\Pt~l oqn~~it~ an~ Wire~ llilaqing thrqugh ~he ~aaseq .
Prerniae~ in lqcations which will notaubatantially interfere w~tn
Tllnant I s use thereof I Am~ l3erving 'lth",r pal.'tl:l of. Lanqlorq I '"
~etail project: an~ tha builqing(a) pqntaining thll aame,
,
~eq1:ion 1.,0;! TERM
'line \;erm of th1a Lease ahall be aeven(7) qOnaeout!ye f"ll
1.11a~e yea;l;'(I3),' The terml3hall oommenoe on the .""r1.h:t' Of t~e
~.h Wenan\:. olilenlil fo; b\\l'Iinel!l~ o~ th" Ur~1'1: ~aY pf "A:t'Qh, 1.911'1$,
(hel:'einafter I:'eferl:'ed to al3 thl3 I'C'lmmuncell1ent Patall) I aM ahall
termimste on the 1.aa1: ~ay of li'lIQl;'uaI;'Y/ 110031 (hl3l;'BinaftBt'
'I:'efal;'rect to as thl3 lI'l"ermination Patl311) I unlel3l3 I3ClpnIU' terminateq
a~ heJ;'einafter prcviclacl, Thl3 tl3tm "I.eaae Year" !'Ohall ml3an a
pedCl~ 'of tWl3lve (12) ocnlOeoutive full oillenqaJ;' lnonth$ PElginnin9
thEl first qilY of "1\1;'01\, ilM 13nqing the last <;lilY Qf li'ebw".l:l'. .
Seotion
1,03 /iOLPING oVER
ShcUld Tel'lilnt Ilolcl oyer ill pOl3aession ilfte:t;' expirat.ton of
the term cf thil3 Lease with LC\ndlordls consent I suoh holding over
/3halJ. 'lot bel qeemed tc I;\xtend the tel:lI1 of 01:' renew thi$ I,ealile,
put the teMnoY$llal:j. ocntinue from 1I10l'lthto mcnth, upon tile
covenant/!' and cCllctitions herein set forth at the l;'ental in effsClt
~urinq the lalOt month of the preoeding tel:'111l un.t.il tl3rminatsd by
either paJ;'ty by at least thirty (30) daysl written notioe.
Saction" 1.04 PERMITTED USE
A. TENANT'S U/3E OF ~HE LEA/3ED PREMISE/3, Landlord and
Tenant agl:'ee that the Leased prembea may be usad and oCClupied _Iil
· Dillial;'d Hall ~ontaining the CollowingQomponen_s and
restriotionsl . ,
1. "furniture" billiard tableQ whioh shaU not be
ooin"oper~te~. .
:I. no more than three shutt' "bM,"'c'J. tables and three
u~ca:l. tables 'll'h!oh shall. not: be ehotl;'on10a,I..Ly 01;' co!n..opel;'ated
2
Li
II q
"
\1ip~\,~,r'11113QI?1 'I~Q~
~~~ ~"Al+ ~q q;~;+.~r:l. i~ qH~~;~r ~na an~r~p~~r ;p ~"~ ~Aq~~.~4
.. lllli'li'lIllU:'~P" p~ 1111__ ~ ,UiAt'~ I:ap f;Hl,
~, III ~"V.rAq" ~~~ ~rQm Whipn ~pn~!\+cQhQ1ip 4r;R~~,
q~1~4M,h~;. ~'Q."Vt'.~, MO"~A/ .~~ A~AckA pp*y may ~. ~.rv.~, "
RCi;~... a ~P1,.,a..Im....,&:l.P h.",..' :l.M,.),"lt., ;n.~. .".at It. qq. !If /.11I. AY I:l..... rv. 'It. ~.:l:C.' JJJX ~
1.:11.. :I:I.V\lraqq R.1l',...".'....-. ~4l~l!, a,llw L"I.II\. ..~.~llo' 1,1;,.1\ ""I 1St.. ,;
"" .....__...J liiltct' co .. . t"1;:I.cm all P:l18Il1:1.q8!1 IIIQ A" na1; 111=1 Colllp.l:. w. 1;1\:1, , .
j:h~ Xnj:';R~l::I.QR.l rCQltWc:t'k11 10c/II\:.a 1II1..8wI\8:1:" w:l.th:l.n ~1m4~Qrlt"1I 1 .
i:J:'IlI:1.llItl" ." ~l.Q1;dQ IIIki;U.lHl aM 1l:lIllU!\1l' a"V:l.Q,," Ilhl'.),;I. Re\: Pill .I E;tJ,
P.~:I.j:hlt RPt' Illl,,:!.;I. a~y cqak:l.nq 4Qv:l.qq WMPR I'Qt;:l.Vl'\:"" till" . .:7
~.":l.;L4:lnl1.. Urll.alll.:8c\::I..on IIYIII\:elll, M4iUonal ha\: IIIlIn" :I.\:eUl. II. ""l'U
Pill 1i'.~:I.j:l.:8a RY ~Ana+era i~ wr:l.~:l.nql i~ t..II:1.~;l.e in ~.n41Qt'4'1II
opin:l.on/ ~~;I.+cwin9 all..:I.qn ef, ~rQ~:l.1l.8, In A+1 call811, any ho\:
~colt 118~.~ may on+y ~. apnll~.lt Qn ~h8 preMill"",
4. :t:8h:l.;\. ..Ah at: 1J:l.1UArlt ~~lJ,II, C\\~ Il\::l.l'llC/I, phllol~
laM U~II ACe~lIflQ~hll I'll we1;1, i 1\11 ~or ~hll ~iIlpli\:( pt ~il:l.bt't\
tab:!.~/I ~o~ 1111I111 by ~lInAnt. ~l\ah /1"'+1111 o~ tAb;l.1I1I phllo],l RII
l\nt\lI~ta~lIn R:( /I~lIc:l.1Io1 O~ltll~ to ~8nant//I /ll\pp+:I.er with no
ael:l.v.r:l.e/l llIa~1I to \:h" ~1I1\/llIlt ~remipe/l Or lat Any ather lecAt:l.on
In LAndlord'/I 'rem:l./l8S, all lII"'lellot bi11:l.lIrd IlciQ/lIII/lor:l.e/l IInd
b:l.U:t.r.J:d tAblllll b:( ~el\Ant QJ: itll /llll\:t'/lholltllrs 1I1l1\;\.l b. :l.ool,"dlld
.~ hnant/IJ qro/lIJ IIA;Lell on Whioh tllf1 .nn"l\l ~eraGnj:aqll RlIl\t/lllall,
be gOmpl\t:ed 1\11 /lilt _ortll' in ~lIo\:ion a.Q3 hS~BinAfter.'
1
5. 81/1otran:l.oal1~ OPQ~atBlt am""ement deV:l.lle/l, V:l.deo
qame/l or P:l.nb.A. 11 macnine/l /I.hal.1 b8 pe~ittGIt to be p+Aoet\ and
operatelt in the L~a/le/l Prsmi/lss/'
"
"
nor t:or any other purpose(!3) ''1ithout Landlorc\lswritt/ln ponsent.
'l'ene\l\t I>hall oonform :l.ts'l\Sl:1 of; the Lea!3ec\ Premises to thllt Ulle .
a\,\thorhec\ llnc\, permi t tec\ Unclel;' thi!3 LeC\se within thil;'ty (30) c\llYI3
C\ftsr receiving written notice f;rom LC\n~lord that Tenant ia
engagec\ in 11 U!3e not .parmittsc\ Underthia LellaEl, .', J;f .'!lenant c\oea
notcont:orm its Use of the Leased Pl;'emil3eJ;! to that Uae authorhsd,
by this Leas/I within saic\ thirty (30) days,. Tenant; ~haJ,l.pay a
'penalty of Ons Dollar ($1.90) per S'qual:'e foot per clay until ..aaid
'unauthodzec\ l\se ia cllred, Additionally, I,a,nd,lorc!' resarves. the
. dqht to termiMte this LellSl3 if aaic! un<\uthorhed Uae ia not
disoontinued within aaj,c\ thiL-ty (JO)c\aye aftel,' Lanc\lorr.l. proviqea
written notice ~o Tenant, .'
a. OPE:RJ\TIONS AND Ol'ClRl\lnNQ nOURS. DUring the term of
this Lease,'enant shall continuously and without interruption
Use, ocoupy anc\ operate the entire Leased premises for the
purposes set f.orth above, e~cept for such minor portions thereof
as are reasonably requirecl for storage, F.IerVioe andlor office
pU1;'PQselil as are shown on E:XHtBITA.Tenant shC\ll use such'
storage, servioe anq/or offioe space only in cQnneotionwith the'
tJ\\';'por.'''''' f.I(,lt forth above, In operating l"b,\ T (""'filI'1 premises,
inolUding stot'agfill servioe. and/qr office areas, Tenant ag1;'ees to
3
'\I,'
\RGpp\,..r'l "1301?5 I,4o~'
, .
" "
A~iq~ PV !'AM:!.orql~ R\.Illl~ <lnd Rl3q\\l1\tion~ A~ l\Pp~Ar on !iiolunIT
p,
, 'I'llnAnt Ag~sq~ to operAte it~ p\.ll3ino~~ q\.l~in9 the entire term
Q~ ~htl3 ~ef\ae/ And to qRl3e~a ~\.Ioh reg\.llA~ And O\.ll3tPmA~~ hO\.lrl3 o~
op~rAtion Aa ahAll PB e~tAPlil3hod f~om tim~ to tim~ py !,qndlord,
An~ tp opa~,qte it~ p\.ll3i,nl3~"I3, inQ40h A mAnn,er thAt Lqndlo~d wi,:!."l
AI: All \:i\l1I113 rl'lPl'llva ,the m!\~j.m\.ll1l amp\.Int of rantAl, and in !ll~p,h A
mAnner fla toprod\.l~a tha mA~im\.lm vol\.lma q~ ~rol3~aAlaa, '
0" ~IWI~~~IONa ON uam, a4pjaot to 'I'an!\nt'~ right to \.laB
the t.~Aaat\ 1?ramililel1 for tha p\.\t'Posal1 IlIpaoifieli ,in I'leoti\?n t, Q41~,
'I'enllnt ~h!\llnot sUffer or permit the LaA~et\ Premi~aa or' any part
thereof tQ pe \.\at:1d in any mAnner, or anything to pe dqnlil thlirlilin,
o~ fJ\.I1:far. Or per.mit anYthing to pa Pt'o\.lght. into or k:ap~ therein I
whioh WO\.\ld in Landlord/fJ opinion t\a any of the following,
, ,
1, violate Any legAl or inl3\.1~anoa r.aq\.\i~emlintl
;a, OIH\l3e I3tr.uoturAl inj ury to LAnt\;I.ord I III Rat!\iJ,'
I?roj eot or. Any part t:he1;'Bof I " "
3. oonl3titute a p\.lplioor. pr.ivate n\.liaAnoel
4,' impair the appe!lr!\noa of. L!lnd;l.01;'d 113 RetAil
.. I?t'oj eot I
I'
5. mAteri!\llY impair ot' intUl:'fehe with the propel:' ana
QOOnom!o olaaning, heAting, ventilating orllir oonditioning of
r.!lndlord I a RetAil proj eot 01;' the propei' and eoonomio funotioninq
of any other oOl1lmOn l3ervioe faoility or oommon utility of ..
L!lndlord'l3 Retail projeotl
6,
of any of t.he
projeotl at'
i'
impair or inte1;'feu:B W!Il\l the phyaioal oonven~,enoe
other ten!lnts' and oooupanta of Landlord's Retail '
.. .7.
this Let\se..
violate any of Tenant'~ other opligations unqer
"
,
..0, <.lOVti:RNMEN11'AL APPROVALS, If any gtlvernm~ntal lioenseor
pel;'l1l.tt or1regulation ino1uding put not limited to provisiona of
the Al1\,edoAna with Disabilities Aot,. (ADA) and Aooeaslbility
GUidelinee, (lIDj\AG) shall be required for the proper and laWfUl
oonc;\uot of Tenant' 13 pusinees in the Leased Premises, or any p!lt't. ,
thereof( !lndif failure to oonform with suoh requirements and
l:'egUlahons relating to lioense or permit would in any way
adVElrsely affeot Lanalot"t\, Tenant, !It its sola e)(pense, shan
, dUly oonform with suoh requirements and regulations and prooure
and maintain,'oomplianoe and lioensure and s\lpl1\it evidenoe of,th13
samo hI l,n\l1.w~t.ton Py Landlord I ,Tenant eha)' 1\1" ~ 1.1. tJ.mes oomply
"
1\
'f"
\Sj9~\lo.r.~ 11(~a(?5 1I4a~
w:\.\:llthu tarml'l ~n\',\ aoncli1:,ton!:l of el\oh ):'e91111.\\:ion I\nc\ Ho~n~~
p~rni t,
~eqtion 1,06 'I)E;NI\Wl" (l 1?RO. Rl\':\.'l\ SMRE
Wheraver the term Illl'an~nt' a pro RI\t:~ ahl\rall i1l "!'leG :\.11 thil'!
):.el\1Ie it Ilha,l.l PB 11.411 Pl'lrOant, The 'lianl\l1t / II Pro R~t;l'\ shl'\:t'e
shal,l. peqeta~ined PY dividing the Tanant/s damil'!ed !'I~l'\re
fQotagel All Aet forth in ~eotiqn llql hureof, py the Tq~A,l. .
~antab,l.a Rata!l AreA AI'! I'!eu forth n ~~atipn 14,17,Pharopf whioh
):.l\mUort\ lillPl'o'el'lent!'l to Po, al'! qf tile qatEl hereqf, 194 I 94 a l'!!Wllre
fast, . T~Mn. 1:,/ a l?ro RAta ah1\re I'Ihall. pe a\.1~j E10t to ohll. nga if une
Sq\.IAre. foo\:age of the HetAil AI."lllfl I'!haU PU lnot'et\!'!ect Ot'
t\eorElAaed, ~enant/!'I l?ro RatA shat'e shall P8 applied in a,l.l oases
after th~ AllooAtion of aql'ltS in acoordl\noe with genera+ly
aooepted 1\000\.1nting prinoiples I\rnong the components deeoripet\ in
Paragraph!'! 14,17,1\.1 ~nd 14,17,1\,4 and between tha ratail I'lpace
(inoluding reoral\t,ional, 0\.\1 tur.d, edl\Oationl\.1. and fOo!:\ ",el;'Vioa
spaolil.s.) I\nd the. off ioe spaOEj in J:,a. nc\lortF B Rliltaj,l l?roj act Wll:l,ch
oon$ist$ of poth the retail and offioe u~e~,
SElction 1.06 ~XH~BIT/3
.. The Exllibitl3 ~ i~\:ec\ in this seotion and qttaohec\. to thi~
t.e1\",a are Ilel:epy inoorpol.'C\ted in anc\ mac\a a pa1;'t of thia I,sC\llel
IilXliIl3IT 1\1
IilXllIllIT III
IilXltIBI'l' a I
IilXliI13IT D I
IilXll:r.BIT III I
Il1lUIIU;J:T F I
LeOll3ed l?remise13
Landlord/a ,Wor~ anc\ TenC\ntls Wor~
Strawber.ry Square Design Cl.'iter11\
1\\.11e$' and 1\egulations
Employee statement .
Ac\c\itional Provisionl3
U'l'IOLE II. 1Ul:t{'l'J\:t{D OTHElR OIU\RGEI3 .
. --
"Sectioh 2.01 PA'iMENT O'F RENT /\NO OTHER ;~ARgp~I'S C\t6 ~.. , ;
'l\~nant /13 obliqa tion to pay rent nd all othl31:-'<\lUOU~ > "d .~~.>
payable by Tenant to Lanc\lord here der, exoept as otherwise p.tf.!.1
provided, 'shall begin upon either he date on WllichTenaht sh V'.~
fil.'st open the Leased Premises for business to the pUblio or he
commenoement Pate, whichever date shall ooour first. Howavet'/
Tenant shall be given sole possession of the Lealiled Premises on
as 011 the date LandJ,ord/Q wor~ 10 Qubstanthlly complete without
t'ent or other payments to Landlord up to the commenoement Pate or
the date'Tenant first .opens fol." businesa, whichsVeJ;' oocurlil firlilt.
If Tanl'\l1t. opflns the Leased pram.tses for businefl/\ pdol.' to the
commenOlllUGl\t ua'C;a, then tbe rent fol.' that per:i,uu llhUJ.l be pro
5
" I
'H9CI~t.r~1 \1130m 11~ofilll
"
~~t~~ q~i+y PA~~q on~ thirty (30) qay cAt~nqA~ m~nth,Th~
~\Ofm~t l1in!!1I\llll R~nt 11111=1 <\tJ. other !\!1l0IHltl1l rAy~pl~ PY ',t'emm1= to
L~nq+~~q h~~~\lnq~r ShAll p~ P!\y!\Pt~ in ~qVAnoe in e~~Al mpnth+~
i!1.,....~tl!1l!lnts on thf:l ~irl1lt q~y of eAch J1Icmth d\.lr:Lnq the \:lJrn Pf!
11M.,. LiJ!\l1le, exp~pt ~'" oth~rwi!!~, provit\ed hBra\.\I1r.l~r, El\.\oh mpnth:W
IiIlwm~nts ~s wall 'H,othe~ amo\.\nj:s 1il11'(!\ple PY 't'enAnU to r..anq+o~q
ha~e"nqap,~tl of Which sha~l he qeeme~ to pe adqition.l rent fO~
P\l;'pP!1e'" of. 9ol.1e.cMr.m. only herB\.\nqll~,. !1hall. .pe paiq flr~mflt;ly ..
wllan d\.\l! withol\t nouiclil for !lny reA!1on wMt!>oeve~ !lM W!tho\lt
~1:l~"'IlI1\!!nt Or any Prior qamand thllre~or, e~911flt !\11l hllt'eiO!\ftar. . .
p~ov;La~q, Ml l\lI\olll1Ufl paYAble \W~er \:lli!> At1::l.P~,Il, AI'I ,walt al'! aU
other 4mollntA payabla py ~anan\:,to Ll1nqlqrd \.\nqe~ tile terns of
tl1il'l L~a~e, I1lhall pe J;lAic\ ;l.n 111Wf\.\1 money of the Un~t!llq ~tatlis,
at LAndlordl", ac\drli!>fl !>et forth. Above, or at !>uch other pl!\Qa a!1
Land~ord may fromj:ima to time ~eeignAte py notlce to Tellant. .
Eleotion. ~.Q~ MI~IMUM R~NT
The annual Minimum R13nt,: Iilhall be oomprbef\ 01: toe ann\lal
~AEla Rani; and the ann\.\al Ul;'ban Mani ty Cha1:'ge, each cpmpu1;ed cm a
QqQare"'foot balili!> , Any l;'et;erence heL'einAfter to tha a.nn\.\a~. ,
Minimum Rent flhaJ,l l;'efer to the total of thf'! annl\aJ. l3afle Rent. and
the AnnllaJ. Urb<\n Amenity Cnarglol a(> ae\: forth PelloW i .
1\. lJ.'ne anl1\~al ~<\Ele Rf'!n:t1 per IilllUarf'! foot. of LeaEled Prellli",ef3
ahal.l be t t t , t , t t t ~- t t , t t , t , t t t , , ~ ""0""
~. The annual uL"ban Amenity ChArge P~r "'CJU!\re foot of
. Lea!>ed Premi",ea ahall be ",...." , 2.00
c. The annual Minimum Rant per f3quare foou of Lealilsd
premieef3 shall be ..",........... '2.00
'l'he annual Minlmum Rent cluring the t.erm of this Lealie, !>hal.l
be ,13,Sil.ll, Whicll $hall be payable by thB Tenant in equal
. Conlileollt.iVe monthly lnstall.ments of ~L.127 .110 I See Elxhi~it. Fl.
Section a. OJ PE1\CmNTJ\Glil RElWl'
In aclclition to the aMllal M.tnlmul1\ Rent, the Tenant ehall pay
to the LAncllol;'cl cludng Bach Lease 'taal;'/ aa annUal Peroent!\qe
Rent, a 13Um equal. to ~ percent: (j,%) qf all GrOSe Sales '
l;'e13u~ting from busine!>e conducted in, on, or from the L~aeed,
Pl;'emiaos cluring 13uoh year in eNcess of $J3n.2S0.0~ (herlolinafter
l;'sfer.red to as "13reak Point".) . .
The <\nnual Peroentage Rent loIhall. be paid in quarterly
installments oomputec\ Ort. a.1.lGt'OEle Salelol qUring each ~aL't:er of
each Lease '{eat' in excesa of one"'fourth (1/4) of the annual Break
Point. suoh ~ua~~Brly !nstal.lments shAll. be payabl~ un OM b~fbl;'e
"
.0
'SiD~\SM~1 '1i~P(9S 1140f!1l
\:he tl1irtillth path). cli'\Y fql~o\lJ,.!1g th~ oloElIl Of eaoh 'l\.l"'r.tI3:r Pf
the f..1l~lle '(liAr, In \:Oe I3Vl'lnt thi'\ t the totAl CJ1.1f\l;'tl3rly ..
~netallmllntEl pf Pe~Oentage Rent for any LeARe '(ear clq np~ e~~+
tOe C\nm~~l pel;'Pl3ntagl3 Rent, tlwn tOI3 'renilnt, i'\ t the t.i.me it.
1I\.II:lIl\il:l'l I:l~e anm-lill ElI:i'\'\l3ment of Ql:'OIlEl l3C\leEl req\~irecl \,mcler
l3eption 4,P~ oaneof1 IIhall fay ~An~lord any cle#ioienoy, or ..
f..anc\:!.ol:'cl. Elha,!,l.or.EI!:!t. a. ny ovel.'pi:\'{l1I.l3nt. to the ne~tinl>ta+1me. nt Pf
Peroentaqe Rl3nt cl\.llil frpm Tenanll, AEI the OaEle may bEl, In no
eVl!illt, ,hoWeVsl,", !ilhaJ,l the' renl: \:0 !:Ie paid by Tenant '1M ratdneC\
by Lancl:!.orcl for any LeaEle ~ear pe J,eElE\ than the ann"a:!. Minirn\.lm
Rl1nt. '
I'leption iI ,P4 TE;NMlT'13 IiEl\',rIWl /\.NP MR COt/PITIOt/It/Q
,. .' TenAnt IIh<\+1 pay a l1\onthly ohal;'\1e, 1:\13 cleterrn.i.nel;\ \:Iy
~aMlorcl,. fql;' J;lrovicting an I:\cleqUi'\te EltlPply of hot ancl oglet
l\!r/Watel," t!or hl.'\ating ancl oooling the I,eMeq l?remhee I Li'\mIlQI,"cl,
Elhal:!. oomp~'ta (or oa\1l'le to be CCmp\.ltec\) e"oh oharge baeecl on the
Elt:{\.la:t;'e footage of the I,eaeecl l?l.'emisee 11M m!\Y'I\:\,I:1Q paeljl s"ClIl
cl'l<ll,"ge on the !\ot\.lal or estimlltecl oOst!'! for proyicUnc;r bll!'!
mdntenll!1Qa, uUlity, hellUng An!:! dl: oonditioning !'Iel,"V~ceEl.
~~nQlcrcl 1:11l1:\:\'~ ~cljuet from time bo time any el:1tim<ltecl pqetl:1 "Elecl
to cqmp\.Ite the o\1<1r9'e 1:10 Ole to t'ef:j,eot the. aotul\1 cOl:1te ino\.ll,"recl.
l\ny Oh~I,"CJe 'clue fl;'om TeMnt ae a ree\11t. of l:1\.1oh ~cljl\l:1tmlilnt 1:10<111
,pep~icl by Tenant within thirty (30) c\aYI:1 after submil:1E1ion by .
r..alicl:\'o:t'cl to Ten<\l1t of 1\ etatement ,therefor, which I'Iha;Ll oontain
the PMi", for $\.Ioh cMl:ge, t!\nc\J orcl shill:!. lJl:'E\clit any lJv!'!rpllymen'l:
of the oharge to, tl1e ne~t oharge clue I In no event, howevet',
"'h~;Ll the monthlY ohargEl cllle frcm Ten!\nt be lese tha" the aotual,
coats inourred,
$ection 2, oe "COMMON IUfO PU13LIC liMA Ml\INTE:Ni\NGE: dOSTal' DE:FIN1i1P
,
"Common ancl PllbUc I\:r$a M!linbennnca Costl'l" 'me!\n1:1 any ancl all
OOl'lts ~ncl e~penses incurred by Lancllord with respect to tho
Common anclpublJ,o I\reas, inoluC\ing, withcut Umi tation I
,
. "
i\. oosta ancl expensee of oper!\ting, managing, maintaining,
repairing, light.i.ng, signing, cleaning, painting, striping,
contrOlling of traffio I oontrolling of rodents , . Md POlicing and
seouring tl~e common and PUblio Areas (inolucling, without
,limitation, the ooets of uniforme, equipment ancl SUpplies) 1
, ,
B. oosts and expenses of purchasing ancl maintaining .i.n
full fOl;'oe insUl-anoe OovElr ing the Lancllorcl' s Retail P:roj eot and
the. Common and PUblic I\l;'eas in aooordanoe wit:h. seCltion :1 .l~.
c. coet13 andexpenaes of removing snow, ica, anet cleb:dl:1 1
7
.iJ
.."
\~SP~I~MQ~ 11/30m "4DfI1I
,
, '
. '
P I CO!il~!iI am~ lil(~.n!illlll oj! cp.!:'ating, maintaining,"
ra~~iring, raplaoing anq lqall~ngmqcn~na~ Anq a~ipmanu ~Ilaq in
tt!1il op\ilr"tlon llnq mdntaMnof:l of t~1l OqJlUl\pn anq PIll:llic A;'llafl, Ilncl
t;\le parlionAl propel1ty \:aXl3fl Anq o1;ller; onargefil incl1rraq in
oonnllct;.l.on \~i t.t\ smoll machinery amI 1l11"~p11Iant I
~, Cc!iltfil anq Bx:nell!ile!il of maintAining, repairinq anq
l1aplAcing PAVingi. o\lrl:lfil, wal~WAYa( qrainaga, pipaa, qUO~fil,
conct\.\itll /mQ !ili!1\. ,~al;' i\:llmfil, anc\ 11ghtiml ~il(t\.\rll!il r..nro\.\gt\r.mt till!
14.mqlorct' Ii ~rllot / .
F, C~!iltfil anct axpenlle!il of mAintaining I planting, replAnting
aM repboil1g f;).owar!il, filh,t1.ll:lpe~ /. t1:'ellll, . r;{1:'Afil!1l AM P;).antarfil/ .
.. . G, oO!!ltfil Anet eX\JEln/ile!1l inol11:'rElq In the PU1:'ohA/ile ~nq/Qr
rentAl of mUfilio P1:'ogl;'am !ile~iOall Anct 10u~llpeAI~er IlYlltemfil anc\ all
ralAtac\ faall chArga~ Py uniOnfil filuon A!iI A/3QA,ll Or aMI in connacMon
with filuoh mUllic progrAm Ile~ioes Anq louctsPeakel;' sY!iltamfil/
" ,
I'l, oOf:lts anq ex:pansea of pt'cviqing IWAC llnet anergy
management to the Oommon anq pUblio Area!il anq oPerating,
maintain~ng, ~epa~ring Anet replaoing (P4t only to the e~tent of
the AnnUal amQrti~~t~on/depreolation oharge un~er generally
aocepted aIJoount:ing pt'inoiplalO) Any at:.\uipment Ul3ect in connaotioll
tQ!i!rawi ttH
':t I OOt:I'l:e of wateJ;' I:\net lOeWer aery ioee Anq other eeryioeE!,
~f any, furn~l3hec\to the Commonl\l1et Pul:llio ^~eae for the
none~o;).UeiVe uee of tenante/. .
if I ooats I:\nq. expenses of parcel pioltup and etelivery
ee.rvioes I
K. ooats~nd expenses of enforcing any ope);'ating or
eaaement agreements pertl:\ining to the Oommon and PUbliQ AreaE! or
any portions thereof, or any Arp,ttrl\tion 01;'. j4etioialAotiona
.. unetel:'ta~Bn with respect to the same / .. ..
~. oosts t\nct eXpeneee of mdntaining and repddng' (but
notraplt\Cing)' the Lanc\;!.ol::d's RetaU projeotetruoture, inoluding
floors I oeiling ,roofs I skylights IInq windowll / "
,
H, coste'and expenses of monitoring, mAin~ainin~,
:t'epddng and replacing the sprinltlBr anet other fire proteotion
systems sel:'Vil19 the Lanetlord'll Ratail l?roj ect / '
. N. oosts and e)(penSeS of payroll! payroll taxes and
empl~yeB benefits of all personnel) inoluding without limitat~on
security anet maintenanoe personnel, seorett\rias, bQo~teepersl II
mall ml:\nt\gBr anet any aasistants of the mall manager/ .
0,
\G!~O\u,rQt 11(39m , 149Pil
,
,I ,."
0, if ~~n~~or~ s~ ~l,pt~, th~ cpqtG ~n~QKP~~~Q.'a~ ~n
~nn\ll~l i1\.\c:\it Q~ \:.h!a common ",nc:\ Pqj:Jl'io i\l:aAG ~IAintananpE! CPEltlil'
,
\'I. An Aqm~ni~trAtiva ol1a,rga in An i.\11I0\.lnt a~Al. 1:0 tWE\nty.
perc~nt 1~O%)0~ to~ \:.ot<\l <\ggragat~ coat of operAting,
maini:ain ng Anq repAiring 1:0e cpmmon AncI Publ!a i\!!"aAII, ino~\.Ic:\ifl9'
b4t not limited to tho~a th1ngE\ l1E\taq in aUbaaot10na a,o~,i\
thro"gha,O~,o of t01. peation a.oB,
.. Oommon and \'I\.Ib:!.io i\rai'\!'l M~int!anAnca CqE\ta ahaH not inQtl,Il:~e
q~prap.iAticn or. ,th!a. po!'lt of r!aqcnlltr\.lotion p\.lr!'lUant tP ~anqtprq/t:I'
cbUg~tipn!'l \.Indlilr Artiel", XI, ... ....
l'Iaqt1on ;J, oil Pi\'ll'lEtlT OF UTIt,:tT'l CHMQES
Tenant agreaa to f,JI\Y. for \.Itilit;y Ilarvica \.I~"'~ cli' OonlilUmaq ill
or ,~pon tOe, f..ealleq l.'1:'emil;\el;\, inolu(Unlil P\.It not Umit;eq to,
hQating, air aonqitioning/ eleotrioity, gas, wat~r, trl\eh piokup
11l1q l;'emoval An~ !3aWMe lIervioes, To the extentco/;'\t lluoh qhargQs
are t:leparl.\t.elY.. mQaa\.\req, T.enant agr~ea to Pi.\Y thm /;'\ot\.\alqollt.
thE\reof. TO th~ extent th/;'\t suqh ChArges ~re not separately
1I\el.\"'\.Iraq, TeMnt agl:"eel3 to pe,y Tenilnt I!!I lIhe,re thEll:eof, Tenl.\nt' III
~hare fqr I;\lloh f1e:t;'ViqeEl sh/;'\~l be oQmp\.ltad by mult~plying TEmant/1ll
\'Iro Rata ~hA1:'e PY the total oharge fqr tho aerviae/;'\tt~i~ut.a~le
t.o ~/;'\l1cllordl a Retdl l,'1:'oj eat. For servioe",. or \.\t;Uitiee not: \.\t:lee\'
~y or pravicleq to /;'\11 ten/;'\ntl;\ of ~anqlord's Retail projeqt,
Tenant.ls f.lOl'lre'ahe,U pe detel;111ined.bY"diviq~ng tl1li1 aharges /;'\1110119
,\;h013e tenant!'l I.\dnq the udUty,ot" liIar.vloe on the pads of the
,.. relative arlla of.,tl1e1r ,~el.\lIli1q Premiaea, eXol\.lding I.\ny stQrl.\ge or
I'Iervioe are/;'\'shown on /lJXl'lIBIT At Thalle ql\argas ara payable 00
the "fir",t d/;'\y of th'" month 1!oll.owing Tenantllil reoeipt of e,
statement from LAn~lorq.
Seotion 4.07 'r/lJNANT' 13 COMNoN M/lJi\ Ml\XNT/lJNJ\tfC/lJ CliMGEl
In e/;,\Ol\ Calend/;'\r 'iear, Parti/;'\l CA1enqar.'lear or other Pa~iocl
cledgnAtec:l. by Landlord, in its sl.lle cHlilcration, ,thElt o.Qourl3 .
QUl:'ih9 the.Term Of thiEi Lease, Tenant IIh/;'\l1 pay to Lancllorcl, ar:l
Adqitiol1l.\l ~ent,a propot'tiClnate shD.re of the common ancl PUblio
AreaaMaintenanoa COfiltl3, whioh share (IITenant's Common and PUblio
Areaa MaintenD.noe Charge") ahal! pe oomputed by 1I\Ultiplying th",
common And pUblio i\3:eall Mdntenanaa Costs ,fol;' lohe par,ioc\ in .
question by Tenant's Pro RatJ,a Share. Such proportionate share
shl.\ll be p/;'\idPY Tenant in monthly inllt/;'\llments in auah amounts
. as ate estimated and ~illed by Landlord at the beginning of eaoh
.applioable ~illing period, eaoh installment being dua on the
tirst 11st) day of Baah oalendar. month. i\t any time durin9 eaoh .."
SUi;lh b !ling period, Landlord m/lY revbe ita eat.tluat:e of Tenant.' s
Common and Publio Areas. M.aintBnanoe cl\/;'\r90 and e,qj Ufilt TElne,nt' s
monthly installments pai~~l~ ~ha~eafter duting suoh period to
9
" .'
';,
\'SDD\~9,r9\ 11ml9' 114Pl'!1l.
,
.
,
r~~lagt ~~gh V~vi~~~ ~~~;m~t~, . Within qn~ h\.lnQre4 twenty (1~0)
~AY~ (ov ~\.Igh ~HditiqnA~ tim~ A~ i~ ~eA~pnA~~e "n~~r th~
Qi~Cum~tAnqeS) ~fte~ the end of eAch o~lenC\~r ye~r, ~Anq+oVq
ShA~l qeliver~o ~enAnt ~ ~tAternent Of theOommon and Puplic
Are~~ MAintenAnce CQet~ for e\.lch perioH, And thernonthly
in~t~l+!I1ent!l PAid PJ;' pAyaple ~hAll pta aHj \.l~taq PetWlaen t;anC\;t'prq
and.TltnAnll, thepartie~ havep'( Agvedng th~t ~lanAnt E\hall pl\Y
~ndlPrC\ or :f,.lm410rel ~hl\ll creelit '.(!en~nt'l'l I\ooq\.lnt, Or (ill such
aqj"~tment i~ at tl1la en4 Of the Term) pay Tanant, As. the case may
PIi, within thit"ty (!to). HAY~ ofrec",ip\l of suph statelllent, ~"Qh,
I!Irno\Ul1:" M mlW pe nepelllill\t"( ~o effac~ adl\.1l1tmen~ to th'" agrlulq .
prcportiona...te ~hare for.B\.Ich.Pilli.nq per PH, Th.e fail\.lre O.f
La\1l=\lcl1;'q to pvodele eu.oh etatamlant. within .tne time prellcrip~d
I\PoVe shall not relieve '.(!~nant Of itEloPligatiqnEl gsnerallY or
for lI\.Ioh pla~ioqin whioh Anys\.loh failUre occurs, Upon ,at ~ea~t
ten 110) dAYS' prior written nqtice tq LancllC)rc\, Lanello:t;c\ ",hal~
~E!rmt TenAnt tQ im'lpect, At Lanc\lorq'~ MAnagement Ment'lI ClffiCle
~\.Irinq ncrmal p~",ine",s hours, Lanc\lqr~rs re~ord~ in :t;eqard to '
Gommon anl:\ PUp,l,iCl At'lalUI Maintenanoe GPl!lts 1:or sUClh p\:,eCl~elinq
pil~ing period I p:t;oviellael, however, that if ~enant shall not have
l;'eCX\.lel'lteel su.Clh inl'lpecUon wi1;hin one (1) ~~al;' follqdng rElCl~ipt.
Clf "'aiq ",tatemen~ of oornmon and pUblic "'rea~ MaintenAnce OOlltl'l
fOt' suoAPilling period, ~enant. sha~l be oonclusivelY .eleem.B.d to
have aQc",p..te.q "'U.oh statement a. nc\ t.o have Waiveq any. 1:u.rth8l;' right
to inspection the:t;'.eof; l\n~expi4nse inourreel by Ll\nqlClrq Py ..
:t;'eason o~ suoh inspeotion shall be paic\ b~ Tenant,
~ection 2,OQ l'~OMOTloNAL FUND AND ~DVE~TISINQ
Lanc\lorc\ may, at its oPtion( e!'1tablish anq maintain an .
advert,i.$ing anel p'romotional aerv10e (hereafter called the
"promotionlll Fund") to create Anel implement profeSlliot\B,l
mal:'lteting anq advertising programs for the pSI)efit of the oenter.
suah program'" may inolude, put will notnecassadlY be limiteq
to, I'Ipeoial anq seasonal events, shOWS, displa~"" signl'l, qeoo1,"
packaqes ,oommuni ty rellltiqnl'l effol;'ts , Mlverti$ing ( prQmotionf\],
liteX'aturs, :r..esearoh, tenant eduaation and.' mctivat10n anel otller
aotivities desj,gned 1;;9 attraot oustomers to the oenhr.
'l)enant shall pay an annu",1. Pl.'omotionalF~nd charge ofl:ln.
Dollar and 'l'hh'llY li'ou:!: Oents (~1.34) per square foot of th$
Leased Premises for purposes of promoting the, Leaseel Premises and
I,andlol:'d' s ~etail Pt'Clj eot.
"
The Pl;'omotional' fund cha.l:'ge shall pe aqjusted annually based
upon the change! if an~1 fl:om the base padod in the consumer
ql?rice Index H All Urban conSUmerla (Cl>IHU) for the United States,
all items, (1902-G4-100) pu.blished Py the nUl;'eau of ' La bot'
'stati$tica l U. S, Dapartment I.)f Labol: ( o. r a generally t'eooqnized
sucoessor 1nde)C, The term "base per1od" as used hel;'ein shal],
:refer to the Hay 1911!! 01,)1,,1':'1..11 ,I.\n lnde)( of 182,2, and a cbarqe
10
\IS~C\a~,r~1 l1/3a/~1 \i4Q~
oJ! ~,;, H pit, r !'lq\l~rlil foot t ~'\113 f.\I\nI.\Al Aqi"f!t,Jl1liln'~" El\1, i\t:\.,' P,I3 P, Al'I,f!~
em tIll! Ilnn"Al MAV CPI, In 1\IW eVBn\:., \:.llamini!11\.1!11 A!110"n\:. ~f3,YIlI-1:\'1il
Eer Elql,1ll:r~ foot py 'l'anAnt alli\:\.l no\:. \:la la",q thAn till! Ilmo"n'\:. a~
':ha l:H~"'1! pEj:rio~ t
~hl3 ~A~l\.1ra Of Ilnv qt\1ar tenAnt or Anv qapA~tman\:. atara \:.a
pArt~o~PAta ~n promotipnlll '"nd eponaoraq A~vart~aing ahAll not
AtfBot ~\3nllnt'''' opliglltion", hars\.1ndar. A:\'l <\dvartiaing ahi\:\':\' (Il)
ino1\.\qE! tOil nllma at! tlw osnt.l'lr 0\1'1 !'let forotll in \:.ha f;lect,ipn 1.91
And tOE! :\'Ogo IHI !:\\3velppad fr.-om timl3 tCl t:\.ma PV th\3 Llln~:\'orql (\))
1I\10l;lmpaaa gr pe dililtdl:mtad ~n \:.0\3 trAqa IU'SA 0 ~ the p\3ntsr, And.'
(0) "al! TanAnt'a trAda nllme AS a\:. the~sginnin~ of th:\.I'I Lef3,al3.
~
l3eot;\.on ;\ . Q9 cl1a'l'OMl1:R pi\.l'1~INQ
'l'enAnt ",hAll pay a, cUato1l\er PArK.~ng cllal:'ga piJ,lElq in eguAl
monthly ~natllllmenta, aedetermined PV LAndlord, paaed on
'l'enant'a aqt\f.\l;'a footage of t.he LeAae~ Premiaeat 'l'hl3 ~nitia:\,
cuatomer ParK.ing charge ia ~Q,9Q paraqua,re foot of LElaaed
~rem:\.aeat . .
, 'l'he QUatomar par~ing Charge shall pe a~juatBd ann\.1a:\,ly pased,
upon tile ohAnge if any, from the. pal3e period in tIle (Jonaum",r
pl;':\.oe Indel( ~ IIh l:lr\:lan conl3umrars (CPI...U) fol;' the unit.ed atAt.ell,
al~ it.~ma, (19U2M84=lOO) pub~il3nedpy thra au~eAU o~ Lapor '
atatiEltioll, U.a.pepArtment of Lapor, or a,generaUY l;'ecogni14E1d
aUooeaElo~index. ''l'he term IIpalOe pedodll ae Ufiled Mr.-ein ahal;!.
refel;' to tone Kay ~995 01'3;, with an index of 15111,:3, and a Q\1Arge
Qf ~Q.?Qper l3q\lare foot, The annual Adjustment s\1l\l;!. pe pased
on th", annual May CPI, In any event, the minimum amount payapl'"
pel;' eq\lare foot by 'l'en~nt shf\ll not. pe lesE!, than ,the amount of
the Paae period.
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In oonl3ideration of Tenant's cUatomar l?al;'~ing'C\large,
Landlol;dagr.eea to Al,"range !lor parK.ing fot' a maximum of two (2)
noura for Tenant'E1 customers. ~he pal,"~ing will be provided
wit\1inthe "Arristown Urban ReneWal Al;'ea. Par~ing will,\:le made
availableonlv to QUl3tomars o~ Tenant at the Leaaed premillea,
upon furniahin9 a par~in9 tic~et, validated by Tenant in a manner
designated bY Landlord. Tenant agrees to oomply with all rules '
end regulationa promUlgated by Landlord, ftom time to timel for
the operation of the customer Parlting program. ,Landlord reaer;veB
't.he right to discontinue the cuatomel;' Par~ing program upon thirty
(:\0) days' written notioe to Tenant, in which event Tenant shAJ.l
thereafter no longer pay ,the cuetomer Par~ing Charge. "
aect~.on ;\,10 aECUR!T~ D~POSIT
aubject to 'the proviaionR of. Seotion 1:\,00, Landlord agrees
to waive the receipt,from 'l'all",n~ u~ u aecurity deposit in "
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\Si~C\",ro\ I1/3Q/91 "~OP\1
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oqllliliqer<lt~oll of TenAntlt!l e~eol\\:ion of .the perltCllllll Q\.1nrlln~""
i\j1\:~ol1eQ I1l1reto anq",aqa i\ Plll;'t l,et"eof,
SI'lClt:\.9n ? ,lJ. ~E~r.. EST~TE T,\XES Ii Q'l'IIER QOVERNl'lE!1Tl\L f\SSEas~\Eli'11a
1\ Tl1na~\: ah<\ll paY in elicit T<I~ ~earl or portion thereof
ooo"r~lng q\.1ving the te~ hereof, <Ie i\qqitional r~lltl T~nllnt'~
Pro ~<\t<\ share of <Ill ra<\l eet<lte taXee, <lq V<llorem ta~ee ana
<l1il"81t~mente, general <lnq speoi<\l <\~Iilasemen\:s, taxes on relll .
81'\:a1:e rentAl r8QBip\:s I or llny otha~ \:ax in\poliloq"pOn or :\.Iilvied
<lgll~n~t real eatate or groslil reoeip\:a or inooml1 tllxea .
l5\1bse~E\ntly en<lo'teq <\nq impoaeq Clll L<lnlUqrq in p<\rti/ll or
oomplete ~uqs~i\:ution of raal aet<\te t<l~es \:h<\t ~re q\.1e <\nd
p<lYllble with r~speot to or i\lloollble \:0 Lanqlorq's Retail
~rojeQt, t<\x.es on Landlord's grose reoaiptal or any atner tax
imposed "pOn or levieq against relll eetate or the ran1:e rece~Ved
tl\lulefrom qr "pon owners of red E113t<lta rather tMn pe1;'l!onlt
genet'l\lly, p<lYllble with respeot, \:0 pr <lllocl'\ple to Lanq~orqla
~otdl Proj eot, together wi tl. ttle ref\aonable oostEl (inol"qin9 l:ll~t
'n61; l~miteq to, fees ot! attorneye r consul tM"a ~nel ~pprail'lerEl) of
any n690ti<\tion, oontel'lt or appeal pursued PY L<lnellorc\. I whether
~nc\ividually or in oonjunotion wittl others, in an effort to
rec\uoe <IllY suotl taX,I\SlileSsment or oh<\rge (all ot! \\lle foregoing
peing oolleotively referreq to herein aa nll'~lCeElII),
B., 'Notwithat<lnding anything oontdned herein to thl1
Oontra1;'Y, .in the event t.na.t ~nY governmental entity makel1 an~
improvement and alill3eaS any, portion of \:he Shopping CentlOlr
therefor, Tenant shall pay \\0 L~ndlorc\ Tenant's pro rata ahare of
the ~nnual amortization of the'oost of suotl improvement in eaoh
yea:r during the tertII of th.l.s laase eluting whioh suoh amortization
OOOUrs, suotl amorti1.ation shall pe ol'\loula\\eq over the useful
life of s"Clh improvement in eaoh, year c\urioCJ the term of tlhil3
lease ~uring which l3uch amortization ooours, Suotl amorthation
ahallbe oaloulated over. the ueeful life of. suoh improvement.
~ether or not Landlord l3hall utilize the benefit of tne
provisions of any atatute or ordinanoe pe~itting lllly,aaal\sament
, for. publio petterments or improvements to be, paid over a period
of time.
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C. Tenant shall pay Taxes in twelve (12) equal monthlY'
inetallmencs in aqvanoe in s"oh amounts as are estimated and
.' billed fot" eaoh applic~ble Tax Year by Landlord at the
Gommenoement Date and at the beginning of each sUooesElive Ta~
'lear during the te1.'111 hereof I eaoh suoh instaJ,lment being due and
payable on the first (let) day of eaoh oalenelar month, At an~
time(s) during any TalC~ear,. Landlorel may revise its. eatimate ,of
Taxes anq adjust the amount of Tenant's monthly installments .
payable thereafter to refleot euch revised estimate, '
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\~Sp~l,q,r.l "(~~(~' 114~1~
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p, '+'hB \:al:11\ ll'+'A~ 'leBrll ~hBll l1laf\ll Any t,wa.~V!l (1;a) mqn1:q
pB~~cq (d!lB111ed ~c~ tllB p"~p~e qf tn~a prpyiaion to !lAva ~~q
qAya)aetBp~~P!lBq BS \:hB fiac~l yeBr PYBAOh tB~ing B"1:hqpi\:y .
h!W~n9' jl.\ril\diotipn pvar f.,!\nc\lorc\' s RecAil Proj ao~, d.nrin9 Wllioll
Bny 'VBIHIB BhAll paQQl1la rNa and owing, In the lilvant the tB~~ng
. Al.\tqq~itia~ Adopt c\iffal;'anl: tWelve~mpnth paricdB for the~r
re!lpMI:~ve '\'i\X: \!aAra, each 10"011 period ShAll Plil c\eU!1Ificl 11 aa\rlllrl1tl1
WAle 'ieAr Cor pI.\rpPaBB 0 f the C\(.\j U!ltman\: a"'l: fOrth flPQVa in
~eot~qn ;a,li,h, '
Ill, ;tn ad.clition to 'tIenan\;' EI l'I'l;'CJ RAta flhara of Tll~e", I TlinAn1;'
l'Iha.U promptlY.PAY wlllin c\.l.\a. clil:'Botly \;0 tha APpropd.llta taxing
A"1:hc~i \:y MY Anc\ All af\laSl, pel:'sol1f\l Plioparty, e~qi!'le I fqod I
entartAinrnenc, 110anao, inoome, f\nd Any oth",r tAxes (nqt
1no.1 I.\cUng( h9we.,var., any J;lro rC\t:a ahf\re ,of f.,l\n~10. ;'d.,I.a income
tBXal'l) wh.\.qh ara or may pe leviedi il11poaec\ or aElBeSElad Py tha
~Elderlll government ( tha Oommpl1wea th Qf pennl'lylvC\niOl, Or am'
polit;l;oBl I'Iu\)~1v;l;1I10n tlieraof, or l\ny athe);' tl\Xing l\ut.hoJt1t.y, .
\.\pcn any lient payaple here\.\ncle!:', \.\pon C\ny property of, TenBIi~,
l\n~/or upon Tsnl\nt'lI af\lea. ~he definition Of TC\xes Bhall not
incl\.\dEl gl;'oas receiPts taMeEl, trl\nchiaa tl\~eSI inheritance tl\~aa
p'l;' estate Or gift ta~eB imposecl on f.,l\n~lord a~cepl: as prov;l;ded in.
~aotion ;a,ll,A. '
l3eot1on
2.:\.;a LANPLORP I /3 . IN13URMICE;
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In l\dclition to Tanf\ntls Ancl Lancllordls ~naurance o~ligations
I'Iat forth ~n Artiole VII, dUring the term of thia Leasal to the
axtent deel11acl reasonC\ble or neoessary in Landlol;'d'B I'Iole
C\il'lcJ;'ation, Lancllord shall l11dntain ia) inaurf\nQe on the ,
stl;'Uot;ure of the Shopping oantsl;' f\ga nst loas Or clamaga by t:i1:'G
Bnd all ot: toe hl\ilardll. .i.noludecl in an extendec\ doverage
andOl;'sement, in an amount dee~ed reasonable by Landlord( (b)
oomprehensive liability ancl property c\amage i. nsurance with
rel'lpeot to the common,and PUblio Areall, against olaims for
perl30nal injury or <:leath, ot' property c\a,magesufferecl py other$
pcqurring j,n, on ..or abOUt the Landlorcl' s 'rraot I. auon pubUc
liabl,J"ity inl'lurf\noeto afforc\ protection in limits deemed
real'lol'laple by Landlord, allQ (0) any other inl'll.\l;'f\noe/ in I'lur,lh form
and in such amounts as are deemed real'lonable Py Landlord,
including, without limitation, fidelity bonds, ins~rance against
lif\bility for defamation andolaims ~f false ,arrest, plateqlasl'l
insurance, rent insurance, ancl theft insurC\noe, The OOElts and '
expenlles of any and all insuranoe oarried by Landlord pursuant to
the pt'ovisions of this seotion 2.12 shall be deemed a part of
oommon and Publio Areas Maintenance Costs,
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\~Spc\,~,r~l 11/30/Y' 11(,oFrn
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~, ~~ttlement r~port aheet~ of trqna~ot1on~ with
","ptl'ln~nt~ / Oqnoe~s 1pni\ iree i.\nq lioen!!llae I .
V, re\Jorqe ehow,tnq thAt' mel:'ohAnt\i!!a retl.\rneq pv o~I'lto\1\ar",
Wee p"rpbA~eq pv ~"ch cl\!'ltomarll/
, Q,' rBoaipt~ or other reoarqe Of mel;'coqnqil'le tAlten O"t pn
APPpoVq:\./
", 1npoma Anti !'lAlel'l ti.\~ l:'etUrn!'l1
~, re;1",t,r r~oonpiltationa to pqn~ t\epol'lit!'ll
J, PAn~ tleposlt !'l:\.ipal anti
l.~,' !luph other.., repprt\!'! whioh Wql.\ld n01;-Mll. y pe e~. ,Aminat\ Anti
ra~iret\ to PB retqinacl P';{ <In intlepant\ent certifillt\ p~p:\.io
Moount~nt pU!;,!'!Ui\l1t to generally aqol3ptet\. aut\iting atant\f\rda in,
performing qn AUdit of 'l'enant'lO QrPee SlIlee.
'l'emll1t ",hall raoorcl at the time ol! sale ef\ch J:'Eioaipt f~'qm '
eale!,! or othe!;'; tralll.qct~.ons / whether' for ca!'!h or 011 cl;'etli t, in a
seal$c\ O<l!'!O J:'eglatel:'(I3) hqvin9 q CU\lll.\lAtive tot<ll<lncl q .
non"vol<ltila mS\I1Pr';{. At qlJ, time!,! t\1\l:'ing tM term pf thi", I.eA!,!$,
I.ant\lort\ !'!hal:\. have th$ !:,i.ght to approve the mak-a <lnt\ moda;l, ot:
Ten<lntls o<lsh regil'ltel:' (e) ,
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. Lqnd.lord'!'! a\JoaptqnOa of anm~al Percentage Rent.or raportlO
thereon ahallpe without prejl\~ica ancl shall in no case
oon!'!titute a waiver ot: Landlord'S right to B~amination of .
'l'Elnll,nt' e. boolta anti l:epords of ita Orc"lfl Sl.\le!'! and inventoriee of
mEl!:,ohl\ncliee.
Seotion 1\.0;1 'l'ENl\N'l' I S CERTIFICATION OFSAL~S
,
Tenant anall submit tp Lancllo!;'d on or betore tne fifteentn
(16th) clayfoJ.J.owing the end of eaoh month dut'ing the term of
this ,J.,ease and on 01," pefore the fifteenth (1,6th) day qf the month.
fpJ.J.owinq the expiration or earlier termj,nat.l.on of the term ,
hereof I a written statement, signed bY. 'I'el\ant and oertified by it
. to be true and dorrect/ Showing the amount of Gross Sales durin9
the,~reoeding month. Tenant shall submit to Landlord on or
befo1;'~ the sixtieth (60th) day followJng the encl Qf eaoh Lea!,!e
Year an AnnUal Written statement, signed by 'l'enant and oertifieq
by, it to be true and oc;1rreot / satt.ing forth the amount of Orosa
Sale!'! clu1;'ing, the preoeLUn9 Leaee 'iear I whioh statement shall I'\lao
be duly oertifiecl by an inclependent certifiecl pUblic Aooountant:.
The statement referrecl to harein shaH be in. ~uoh form and style
and oontain suoh details al,d br.eak-doWns as Landlord may
1.rt'.",1l(\~lr.., hl~' dete1,"mine. Notl;! i thfltt\ndinq D,n~tth 1 nq to the oontrary
oontained in this Lease, if more tonn onal!! uu:t;J.l\g any Laase year,
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,\~,or.\J',r'\ 11(3~(YS 114Pp,
'l'amml: ElhAll I!~~~ 1:9 \:il11l1ly clEi+!val;' \:P J:,Anqlprq w~\:hQl"t:c\.m~nf\
thlira~gr tha rE\$Ii.racl I11pnthly Cartj,~iQqt'.~ol1!,'\ oj! ql;'OElII ~Alalll
then, 4pon tsn (+0) c1aYEl writtl1n noj:iol1 to TanAnt, in Adeli\: on 1:0
all riqhl:s of Lanqlorq 4pon thu opo4rl;'l1llca of an Evanl: of
PafA411:, LAnqlol;'cI IIhAll h~vt1 tOEl l;'iql11:, witho"\: any prior nPtipn
I:p T~nAnt: whAI:E\ot1vBl;', ~pon thEl St1ConQ s4Pl1 cco4rl;'t1llcEl, to rS$llra
TElnAnt: to PAY to LAllq~prq, <lEI AclcI~tiqnAl ranG1 tha EI'~11\ Of TwElnty'"
five pOllArt1 (~afl.aa) Cpr tOll r.~~Elt clAY Anq F #ty pollarEi
. ($60,00) fpl;' aaPh clay, 1:l1apaaftl1r c\4;,inq whiqh !H1Phcari:~f~catipnEi
of Qroall ~alElEl ahAll no1: hAva paen c\EiliVEirael tq Lancllorq aEl
rSq41rE\cI hars"nelar.
I3Eictioll
4, 03 QR013~ 13l\,J:,EI3
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"QroElEl 13Alt1E1" mElAnEl All AdmisElion cOArqaEi, rsolliptll And
lIalEiEl of l11al;'chancltae an~ ssrviosEI PY TenAn1:, oonqE\SlliOnA~,#sElof
Tanant Ancl ElUblSaaeeEl pf Tt1nAnt, Elolc\ in, Upoll 01 from the Laaaeq
I?remiElell1 inolW:limr EiUq!l ElAlaEl aEl ElhA'u pe ol;'ec\itscl by TeMIlt1
itl3 ooncesEliondliEiI3, ancl ElUblsElEieaa in the regu.~ar oo\.\rse Clf 1:13
01;"1:I'lEl!rb4EiineEilil to pel;'ElOnnel smplcYt1c\ At the time of Elaleat:
the LeA~ec\ I?remiEleEl, incluc\ing alElo mail anct telaphon~ orc\er~
~eceivect AU the Lea~e~ Pl;'emiae~, "Groa~ saleEl" Elhall no1: ba
cteemecl to mean op inOl"c\e 1:he fallowing, (a) l3alea to
employees, (b) Rtat!ur.nEl 1:0 VElIlc\orEl ant\ ElhipPtara I (c) InllUral1\;Ie
p.1:'ooeec\s, (cll /3Ales from ven.t\ing mAClhi.neEl useel exolq!'lively by
Tenant'a lilmpi.oyeeEl, (e)" aacl dtabtlB, 1f) aale qf Tsnant's ,
fi..xtures, (g,) TranaferEl of merol.,anc\ EI.e. betwB..en Tenant's .EltlOl;'e131
(h) Ref~md!'l to OUEltomel;'e' on trElnElact!iona t;1therwiElB inclut\et\ in
groElEl Ellleal 11) /3ales tlaxeEl, e,xoiEle ',axeat gl;'OElEl. raoeip1:s taxeEl
and other EI m lar 'axes now or hereafter impoEled Upon 1:hB sale of '
merohandise or Elsl"Vices; (j) ~~ade and othel;' t\iscount~ to
QUatomers, Sales Elhall be t\aemec\ to have been made When
merchant\~)Ele haa peenshippec\ or t\elivet'ec\ or when ohlp:get\ againElt '
the purohaaer on the bqoks of Tenant, or its COnael3Eliondl;'sEl 01;'
ElublesEleea, wh;\'ollever of sUOO Bvents Elhall firEit OOOU1:'. "
Uncollectac\ or uncolleotible inEl1:allme~t or oredit accquntEl shall
be qet\uotet\ from GrosEl Sala~1 not 1:o,exoeec\ 3% of aucll GroElI!I
Sales f01:'the apPlioable base year, Each charge or sale upon
inEltallment or oredit shall be treated as l\ sals for thEi fUll
price in the month durinq whioh suoh oharge or. sale IiIha:O. be
maclel irrsEipeot:ive of the time when Tenant Elhall reoeive payment
(whether full or partiAl) therefol;', No deductions !!Ihall be ,
alloweqfor Unccllectec\ or uncollectible installment or credit
accounts i'
Seotion
4.04 TENANT'S ANTICIPATEP ANNUAL GnOSS SALES
The Tenant's Anticipated ~nnual Gross Salas are $300.000.o~.
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\~~DD\'" r'l 11 mlYS 11~Of!1!
~~ption 4,Q~ ~~~~NATIQN or T~HANTIS ~OOK~ ANP R~OORP~
~~ph Poq~A ~nq r~qprq~ ~A ~re n~o~~A~ry ~o q~t~rmin$ ~h~
~mp"nt o~ ~nY Percen~Aq$ R~nt PAy~ple to L~nq~orq eh~ll p~
eupj~qt'to e~~min~t,ion pyLAnc\\Qrq qr it~ q"thor.i~eq
r~Pr~eent~tiVB~ ~t Land+orq'~ e~pen~e, All inform~tion oPt~in~q
Pf LAnqlorq orit~ A"thcri~ed repreeentAtive~~rom Ten~ntl~ pook~
Anq 1;'eoor49 eh~ll be kept oonfi~~ntiAl py Langlorq and 1\1+ such
r~PPBeentativae quring the term of thie L~~ee, eXo~pt in .
qcmn~ot;ion with. ~ny P1ortq~ge qr IHleignment Of th~ LeA/HI Cpr
finAncing purposes,
~ect.tpn 4,06 AUPIT Or TENl\.NT' 13 I3UI:lIN~131'l 1\FF1\I:R/3 MlP R1~COHP~
Lanq~Qt'q ahall have the right, Ilpon five (6) c\ayel Wl;'itten
notiqe to Tenant( to cauae a complete audit to pe made by an
imlepenc\entCert1f iap l?UP. Hc .l\ccount~nt 0 f ~U 'j1'1n/.\nt I s Reoot'us
apecifie~ iri l3aotion 4,01 and ~nY other reqorc\s,containing
eimitar information, TenAnt ehaP, maKe ~11 SUGh recQrc\1l
available for said BKamlnation at the Leaaed l?remises or at som~
other lQc~tion c;\~signateu py Lanqlorc\, Ie ~uoh a\,\C\it rev~al~ .
th~t Tenantl~ ~tatement of Groas /3alea for any peripd na~ b$en
UMel;'l3tatec;\, Tanant ehall pay l,anc;\lol."d thl1 amol,\nt c\\le, :tf. s\.loh
unuershte.ment. is ana percent (1%) or !nore ( Tl1!nant ~ha~l pt'omptl~
pa~ Lanc\lorc\ the Cloat of auch aUdit in/add.1.tion to any c\efioieno~
paym~nt required, pl\,\s ten paroan~ (lO%) off any ~Uoh defici~nc~,
all, oJ! whioh I3hall be collaoti)J1E:l hereunder as rent. 1\ repcl;'t qf
the fint\in9~ of. aaic\ 1\ccountl\nt ahall pe bi.ndin9 an~\ conclul3,tve
upon ~Andloru and TenAnt, The f.Urni~hing b~Tenant cf any
'unc\el;'statement ot: one percent (1%) or more ~hall cons1:itut~ a
c;\efaUJ,t of thi~ !'..aaae, whioh default'shall entitle LancUord to
terminate this Lea~e purauant to section l3,02, Any information
obtdnec\ by Landlord AS a l"es\'\lt of atlch auc\it shall )Jehelt\ in
I'ltri,ot confidtolnce by Landlort\ c\urin9 the term of this Lea1381
e~cept in any proceec\ing 01:' aotion to colleot the coat of such
audit: or deficienoy, or exoept in conneotion with i!ny mortr;tage or
al3signment of this Lease for financing purposes.
ARTIOLE V, ADVE~TISI~Q AND PROMOTION
Section 6,Ol TENANT'S ADVERTISING
In addition to Tenantls promotional Fund charge, Tanant
Iilhall spend for each Calendar ,Vaar an amount equal tCl at least
two peroent (2%) of Tenant's Oross Sales from the Leas~d premisee
for saic;\ Oalendar Vear for advertising directlY beneficial to
Tenant's CJpElt'ation'in the Leaaed Premises, !\11c\ shall include the
logo dnvel.o\')ed from time to time by Landlord for ic:\entification
and prl.Jlll0t;J,un of Landlord's Retail l'roject ill \11 ,-'j'!wapaper or
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Q~~hl1r I\qvElrt.~~ir\g f ~~~~tionery I oJ:' other p!:'intet\ mA\ter:lA~ i\n~ !lt~l
q~hl1r ra~~renPQ~ \to tl!a loo~tion of thB ~Bq~Bt\ Premi~l1e, Ten!ltnt:.
Elhall inol~ct!1 tile At\ctrBElS, ic:\Bntity Ant\ te~aph()nB m.\mp~r Cl~ it.e
p~l1inBElEI Aotivity in the ~eAIlBc:\Pra\1liElI1E1 in qll At\ve!:'tisl1\11l1nt.EI in
!ltny \1I!ltnner in any mac:\iU\1I inolut\ing, without timitAtiqn, tile
p.reQEI,'r~c:\io,. tllleV.illiCln, oata1oquBil, hanctp.illll( qnd.. t.'alaph.RnB
UElting~, \1Il1de py'l'e\1l1nt 1.n whioh the Ac:\c:\raElil, ~t\!1ntity ant\
te1llpllonl1 nU\1IPl1r or. Any other PU~inIlElEl a,qtivity of ~i~ll oharaoti1r
oont\uot!1t\ by ~llnAnt in the matropo~itl\n HarriilPUrg Araa ~h1111 pe
\IIantionat\.! ant\ to l1!Je, in. !Juoh .i\c:\.VEllitilling on.W ~. e. nantlll t.rat\e'
nAmEl Elpeo:\,l!1et\ in tll~,il t.llaQe, unlailEl otllerwil'll3 permittac:\ !:Iy ..
~ant\lolit\ in writ~ng, TenAnt iloall alElo UElS itEl trat\e nAme on a~l
etationary, !:I~l~hBat\EI, invoiollEl Anc:\ envelopail. Tanant,Elha~l
~urniilh to LAnt\lort\ ann~AllY, witllin tllility (30) t\aya ,a~tllr the
llnt\ oe eaoh oalent\ar ~Bar t\uring the te~ of chiEl LeaEle, Preon o~
the a~ent\iture of functe req4irect to pe mat\e herepy. ~n ~ne
event ~hat Tanantl~ e~pen~iture~ herBuncte~ are le~~ th~n ~he'
al1\Ount 1.'eq4iret\ fo~ thll Qalent\al: ~ear, 'j:'enant shaU pay t.o
~nt\lorq an amount ~~al to the ~if~erenoe petween actual
advert~aiM e~ent\itUliea anc:\ t.he m.l.nim.llm at\Vf\lrtisiml eXpend~.ture$
requ.l.ret\ hereunt\eli, ~uoh payment. to Pe oolleotible by Lant\lqr.d a~
ad.~~t.ional .1.'ent. rai.1Qre to Elupmlt within fQrty~flve (45.' t\a~P
Proof of el(f;1endit\.\1.'e~ shal~, be oon~it\ereq &11 event; Clf t\efa\11t
\1n<ler f,leotion 13,01\ of t;\'\h l\3a~e, 'l;'enant Elhall not engE\ga in
anY objeot.l.ona\:lle llt\vartiEling anc'l sh&ll ~\.\bm.\.t all aC\verti~ing tp
Lant\lorc'l for approval. Lant\lo~t\ reservea the right to prohibit
anY advertilJincJ whiorin Land1ort\l!3opinion t;ends to impail;" the
reputation of Lant\lQrd's Retail projeot or ita c'lesirability as a
looation for I'Itoliel'l or offioeEl, I\nt\ upon Lant\lort\'1'I re~lUel'lt,
'TEmant I'Ihall immediately t\i,soontinue 1'1\\0\,\ at\vertising"
seot.ion 5. 02 l]T\l~TICI)'>flTION IN PROMO'l'ION OF LJ\NPLORPI S RETAIL
PROJECT ,.
'l'enAnt IOha11 partioipate in all advertilOing booltleta ,"
broohure", or neWspaper advel:tisament!3 promoting Landlort\ I ~ Retail,
p;,ojeot prepArect for. general oirou1l\tion within the geographiC1
area in whioh Landlort\'!3 Ratail Projeot il'l 100atect. The oost of
printing and ,qi~tribution of suo\'\ advertiEl1ng Elhall be lJBit\ fOl;"
o\1t of the !n:omotiona1 Funt\. In the avent. Tenant wishee to .
inOl~\t\e additioni\l advertiaements in said promotiofle f 'l'enant
shall pay the equitable ooet oharg€lc'l to Tenant for auoh
advertising I ho\~ever I suoh oharge shall pe oredited against the
req\1iret\ ActvertilOing expense under seoti~n 5 I 01"
seotion
If it is cteemed by Landlorc'l to ,\:le il\ the best interest of
the tenants of t.andlord'sRetail projeot for Tenant \Ie be a
membar bf any aesooiation ot' organization of merohants or
business POr.f'''n~ ",\Uoh has the purpose of promot;.in~ t,he oen.\:ral
business c\iBtriot of HarrhlJUrg, t.allt\lord shl\ll tan1:u...l 1....lIal\l:.,
6.03 MEMOlllRSHIP l:N MERCIIANT IS bRGANIZATIONS
10
\S$~C\'M~! 111~019B ,\~n~
. "
~nq ~ny feB ohArgeq py ~~qh orgqni~A~iqn for me~er~hiPl 4~e~1 or
fq!:, proqeee~ng An ~pplioq\:ion fqv Ola!oPt'U'Elhip wiH PII p~ c.\ PV
):.Amllorq o~~ of \:M j:ll."omol:iOnAl f\!nc\, In \:t!.lIevenl: thq~ f.Al1qlorq
t\litl\ll:'!\1~I1I111 thAt l1Iam\Jal'ElMp ~n ElI\pll orgAni;:qtion i~ n9 longer
raq1.lirl1t\, Tan~nt shA],l hrwe thE! Vigl1t \:0 oontinua Ml A l1Iel1l!:ler af
11\.\PI'\ org~nhAtion putl'..AmllOl'q ElI1!\U no lonr;fel: pe op~,ir;fAtf,II:\ to .
pav., O\~t of.. the ~rq\11PtionA. 1 f\1n. q or otha1;'Wi~e, <lny OOIol~e relAting
to mlimPIil'I1~ip in ~moh prgAn:l.~'1tioll'
~IlPUon IS, 04 TIl1N~T~ I l\PVIElOIW COI'rnITTIl1El
Ten~nt m~y pe aPl;lOintecl a "'~l1Iper qf Tsnl'lntEl I Mv il3011'
oomm~ttee, wh:l.oh oommittasehAll funotion ae the reprsl3entl:\t.l,ve
Of the ten~nts of f.~ncllol'cI's Retqil ~rojept to L~ncllorcl with
J;'llSPSOt. to ~qvet'tisingl promotiqn A. Iltl other oomm. on ie~1-\ee,
lJ)smmtl'l I MVillo11' oomm ttes Elhl\ll !'Iej;"Ve Qolel.y in '1\11 aclvif;!ary
rOl.a, ~Ilcl Lancllarq reV-IIln!> the vight to m!\l1;e all cleoieiollll W.it;ll
rElllpeot to suoh qommOn iasuea !lnq with respeot to f\clmin~,s~eril19
~he ~romotionql Funcl,
~RTIOL~ V~. OTILITI~a
l'leqUan 6.01. UT:tLIT'l LINlli/3 NIP SlliIWICE:1'l
Lanqlorcl shAll O!luae all n~cesaary utilitV linea ancl
serviqea, as !lncl to the e~tent set forth aEl Lancllo~cI'a Wo~~ in
IllXliIBIT a ,to pe prought to cleElignatec:\ looationa al'! shown on .
~XUIBIT A attaohecl hereto or on ~qncllorclla planl'! (llereinaftsr
referred to as "I;Anc:\lorc:\'a portion of the lltilihy linel3") I e~oe~t
alii may pe apeoifioally provideq herein,. LanqJ,orcl ahall not pe
relilponl'!ipls' for e~tenqing and/or oonneoting suoh ~inea to
Tenant I a ec.(Uipment Ancl f, ixturee (tile "TenAnt If;! portion of the
utility linea") whioh ahall PEl I\ooompliahee\ in ~o.oor.clanoe wlth ..
'renant 'I'l wor1\: in ~XHIBIT B, Tenl\nt I'lhall not plaoe any
unauoeptaple load or burqan on'the oepadity of the applioaple
building aYl'lteml3 ancl utility linea of Lancllorcl 'liI~stail projeot:
aa determinecl either by the publio utility provi,clinq. alloh aervice
or by Lanc:\lordla Arohiteot or Engineer in the exerOil3e of
reasonable juqgment,
seotion I 6.02 CURTAILMENT OR INTElUiUPTION OF' SERVICE:
Landlorq reserves the r.iqht to interrupt, ourtail or l3uapend
the provision of any utility eervioe to whioh Tenant may pEl
entitled herElUl'lderwhel'lneoeasa~y by reaaon of aooident: or
emergenov or for repairs, alterations, or improvements whioh in
Lancllo~cI'a juc:\gment are clesirable or neoessary to be mads, or due
to cliefioul ty il'l obbd. nJ.ng eupplies or labor or . for any other. "
oallse beyoncl the r~dsundbia oontrol of Lancllorct, sUoh r~p~iLI,
19
\S~p~\!~,r'l 11(~QIV' \,~O~
d' 1\
,
~~~~r~ti.qn~,. or irnP.rq.yern~nt~ ~h~l.lb.a.. aKe.qU~~~ wtth ~ili;snRS..
+n nR laIli1'lfilpt Iih~ll LAnQJ,orq pe lJ.i\b1allpr. I\n~ l!l\ll\lt'e o~ \:lls
\lt11i~y op,q1'l~n.tllEl Ot' CjPY\ir.nmllntl\l 1\411hq~iti13~ j:q a\.\J,:1flly \.\ti~,tt;y
filerviPfAEI tl=l ~lln~n1: or for Ml~ Umitl.\tion 011 !H\PP~,~ re!i\.\+t,i.nq ~~qm
goYet'nrn~nj:l\l or.q~r.Elor qiraotiya~t TenAnt ~hAl~ not olAim ~ny
qimin\lticm 01:' ~b~tllrnent, !:If t'ent pr o~het' li1hl\rCJIlEl, /lnq nli\i1;hat'
thi~ LaA~1l nor Any pI! Tenl\ntl~ opLiCJAtiona hara\lnqer ~hl\ll P
At:fllRtllq all rllq\lOll\Q tl1llt'eby UnleEiIl 'l'enAnt' 1'1 noJ;'lllf;\l p\.\aj,nlll'l~ if'l
I\ffaQt!lq py the fdJ.ura of j:he ~Anq:LOrQ to prClyiqe Aervicl;l!il that;
1:hlll LAnq;Lorq if'l apl,tql\teq j:o prayic\llq, In thA\l. event Wne:l:'a
~f;\nqlo:l:'q/a fAil\.\re hAa imPllired or interl!areq with the ~anAnt'f'I
normAl p\.\aineae/ the Minimum Rant ~nct other ohl\rgea lifter notiqs
t;o tile LIImll,orq ahdl "pl\t;e \1ot11 ~enAnt ie ~Ple to Opel:'Atl':\ itl'l ... '
p\.\~ineae 1\1'1 \laUAl unleEiEl Anq to the extl':\nt thl':\ Minimum "ent ling
otllllr qhllr9lHl Al;'~ poYElrlilct Py i\ at~nqlll;'ct ~udneEla ;tnt:erruJ;lt~pn
:tnSllrAnpa whElt:her, pr not: Tanant. ia in!!l\.\~Elq undEll;' suoh c:loYE\l;'a;e.
~~mxo~~ VII, I~~U~O~~P I~p~MWIm~
Sec:ltion 7,0.1 LWPLORpl S PROPE:RT'l INSURANorn
i..mdlarq aql;'eea to )teep the puiJ,ctinq (1:1) in \~hioh r.an~J,oJ;'ct' a
Rete~J, J.>r.qjeot 1$ locatl':\ct( e~ol\.\Elive of Tenant/a impr.ovementl'l,
pettEll;1l1entl':\ or oQntent:~, 1mmr.eC\~g~inat 10~!!l or elamllqe py fil;'e
or. other oasual t:(, \.\neler an II all ria Ita II polioy ~n all ~mQUnt: not
lealS than'nin~ty pe:l:'oent (90%) of. the Qoat qf replAoemant lIa ia.
U the LeAl'1ect pre'ffi~IlEl'" or. TanAnt'B oper~tionl!l ,aauae IIn
. inCrelll!la in the lIall ri 10 It II.. premium ohArge on the pui,'lctinq(a) in
whioh Lanqlorct / e Retail proj eot iI:I lciolltect, or if 1!l\loh premiaee
o'r operationl!l of the Ten~nt woulC\ result in ineut't\noe companiea
of f;Jooct atandinq rafu~ing to insure eM builctinq'( EI) I Tenant; aha:l,l
reimbur$e r;~ndlord on elemAnct for the inoreaaed prem.l.um,Wl1i.oh ..
inoraaaeel premium ShAll be eleemeq actelitional rent for pUrpoaea of
colleotion only, I.
"
Seption7,02 'lIEN1\NT 18 PROPE:RTY INSURANCE
Tenant agrees to Iteep its property looatac\ in tile Leased
'P~emil!lee, inoluding all Tenant alterations, additions anct
, improvements, anel oontents, ins\.\rect agAinet loss or. damaqe by
fire or other. c:lael.\alty, under an "all rielte" pplioy in an amount
suffioient .ta prevant 'l'ellant fro", peoominq a oO-ineUl;el:'undet' the
polioy, The amount of ineuranoa under suoh policy ehall, equal at
least ninety percent (90%) of thE\ full nplacetnent oost of:.'
Tenant's property.
ao
"..
\SSDC\IN'I 111~OI~1 1 !~Opn'
".
~eqt.~on 7 ,O~ ~ENMIT' S H~i\BILI~,{ IHI)UR!'!NCE
r,mring \:he \:erm q~ thiE> Ll1<l~l1, Tani\l1t. ~h~1+p\.\t"ClM~e ~nC\
lII~~nt~~n cQmp!;'ehen~ivt:l gt:lf1t:lt"<ll qAI:l~l~\:y ,~m,"r!\nCle ClCVt:lr!\ge on
t.he LeAaa~ ~relllist:l~ with A '~inim4m ClOm~~ne~ aingle limit Ipr
pqC\ily inj4ry, per~on~l inj4ry <lnq property ~~mAge A~ mAy p~
rea~qnaq~y req4e~t.eq Py LAnqlorq ~rom \:ime \:0 time, P4t. not. le~~
t..hA.". $~,OQqlQO. Q,QO'.~4Clh in~4rAnOe al.m~l ino14~e LAnC\lorq..A~ An
aq~tijtionAl mHIl,"eq AmI 'ehA~,l rBffi:!ire A1; leA~t. t.h~rty (30) d/.\y~1
Af.\vAnql! wdttl!n notio!a qf ClAnCl!all!\ticm or non");'enl!w~l tq IJe 13ivel1
tp LanIUOrq,. . ..
~eqtiqn 7,01\ TENt\.tlT' S IN~u~NCT:J DUjUNQ CPNW1'f\UCTIoN t\.tlp
+NPIi1I'UfIFICl\TION
When oQCl\.\pying t.he Leased ~remisea and d\.\ring Oqhe~~CltiQn
anq l;'enovat~,cm wor~ thet'eto, or c\\.Ir~ng any oth"!r a\.lql1. w6rl~ by Or
qn behl.\l1: of TenAnt in the pl\ilc\ing(a) in whioh t,An~lClrt\l/:I ~ata~l
PrCljef,lt ia lool.\tl3c:\, 'l'enAnt sha.U P4!;,chAee And mflinta,i.n the
fClliowing typee iof inS"rAnOal
1\, wo!;')tars I compensation, ino~,l\l:\ing employers' ~,iab;ll,ity I
in/:ltAtutqry limitsl
" j:l,' pomprehan/:live gener<\l l.iAbility, ino:\.Udim/ bodily
injury, per~onl.\l inj\.\ry, prop$rty cta.mA9s, oontraot\.lal lia~il,iuy,
bl;'cAc\ form pt'operty c\Amage, a.nd comp:\.e\led operaUpnB I tQB 11mi t
of lia.bility for. thiBpolioy shall not be 18s/:l tnAn A oQl1\bine~
single lim~t fot' poc\ily injury, personAl injury And property
clamage of $~lOOQ,QQQ~OQ per oocurrenosl with insurers liClen/:lac\ to
cia buaines/:l n VennaY1Vania and otherw se satialaotory to
Landlorc'll Lanc\lord shall 1.113 an nC\c\itionAl insured unc\ll\l;' 1:.h;\,s
polioYI '
U TEmant uses A oG1ntrl\otor or sllbcontrl\otor" for any portion
of wor~ rm tha Leasec\ Premises, TenAnt sl1l\ll be reBponsible :fOl;'
en$uring thAt BUal1 oontrl\otor or BUbcontraotor PUroha~ee the /:lame
:l.naurance required Above 0 f TenAnt". .
seotion 7,06 EVIDENCE OF INSURANCE
I '.
PUring oonBtruotion or renovation work to the t,eased
PremisoB or durinq any other suoh wot'k by or 'on behalf o~ 'l'enant
in the building(s) in whioh La.nc'llol;'dls Retail Pl:Ojl~Ot iB located, .
and after sUoh work is oOl1\pletec\, TeMnt shall deliver to I,
Lnndlorc'l the polioies or oertifiioatesevic\enoingthe above
raquirec'l coVel;'agas either at the commeno'emel'lU DAte, or prior tc
the aommenceme~t of t~e work, as the OAse mAY be. New pOlicie/:l
'., or certifioates sh<\11 b, d"'l.LvotEld to Landlord at least ten 110)
days prior to the e~piration of each suoh pOlicy. The pOlio es
21
I
'"
\SSQ~\\P,rG\ "Y39(Y' 114Q~
,
.
"
or c~rtific3t$~ ~ho~l~ evid$no~ th~t LAndlord i~ ~n Rdd~~ipnA~
inAUr~d whars raijuirsd And ~hRl+ Al~o indicR~a that HAndlord
~hAll reoeive thirt~ (~O) dRYa' ~dVAnqa written noticQ of
oAnpellll~iQn or non~ranQWlIl of aRch a~ch pOlicy, Any Of the
llQQVa imnp:lln1:la floUc.l.aEl !;'et:{\.!ir!;lq or. Tanant 1111'\y pa pt:<!!vidaq liS
PArt oC pll\n~at polio.l.aEl purohRaaq Py Tenant.
_hoUld Tenant fail tc proc4ra Rnd plR~e El~~h liR~ility
1nElurAncaAElqeElcri~ed apPve, ~l\nqlPtq mllY, P4t ~hAll not po
oPl.l.~Ated tc prooureAnd plAce ~4ch OoVerllge for H~ndlord'El
Protection. In toiEl event, the p+'8mi\.l111 Elhl\ll pe PAiq ~y tile
Wenant lis Additional r~nt upon e\emAnd,
"
~ect.l.on 7.0a WAIvmR O~ PA~Q~S ANP SuaRoQATION
Ma.l.ther Landlord nor Tenant ahllll pe l1Able to tile other for
Any QUElinsEls intap1.'4Ption, extrll. e~flenae, l:'entlll inOOI1\1fI Ol:'loSEl
Ql;'dl\m!\ge to pl;'oPElrty of tMotlwr PArty 00041;'l:'iml in the 1:.ea!led
l?rembea Or othe;rwiEle on the. Lllndlot.c\'lil Pl;'operty whethElr \;Ir not
(Ja4sad Py the negligence Of J,.l'\nc\lord or Temmt. or thElir
reElpaotive agents, employees, tanant~, lioensees 01;' I'\ssignee!l.
'l.'h~iEl rel~alile shaU apply regare\lesl'l of the ex:tent of .l.nl'l"ranpe
ooverage, Any property inEl~rance polioieEl oarried Py Landlord or
Tenant ahall oontain waivers of a"b~ogationrightEl petween
I.andl(JrC\ antl lJ.'eOf\nt, .
Section 7.07 IU!lLElMEl 1\.l'IP INPl!lMNIFICl\IJ.'ION
Tenant agr.ees to indemnify and save harmless Landlord from
and against any and all liabilities, oPligations, C\l'\mageSi.
penalties!, olaims, o~ats. ' oharges. an. d expensal'l in oonneot on with
any defa~lt of Tenant ~nder thia Lease, With meohanios or.
mAterbllllEln' El JienEl asaerteq by persona olaiming to have dealt .
with Tenant, and with bodilY inj~ry inol4din~ c\eath, personal '
inj4ry,or pl;'operty damage, exoept as provic\ec\ for in Seotion
7.06 I ooourring ..l.n or about the Leasec\ Premises aM ca~sed in
whole or in part ~y the negligenoe of Tenant, its agents,
employees, SUbtenants, inviteee, lioensees.or assignees.
ARTICLm VIII. CO>>MO~ ~o PUBLIC An~Aa.
seotion 0,.01 OPElRATION 1\.l'ID M1\INTElNANcm OF COMMON MID puar,Ia
ARElAS
" Landlord shalllnalte available, in Landlord's Retail projeot.
an~ the building(s) oontaining Lal1dlorc\'s.Retail projeot, sUoh
areas anc\ faoilities (\:'efml'"l,,11 I',/', ,1/\ t,hls Lease as IIcommol1 and
pUblio Areasll) AS LAndlo1.'d shall deem appropt.ialle, includ~,ng bl\t
22
r
"
"
\ii~~\,o,r'l "mm \ ,~QfI11
,
.
np~ l~m~~~q to t~~pk~loAq~ng AraA~, ~~rn~~1 W~l~WAY~, An~ enq+p~~q
qp"rt~,.. \;l~A'IIH', mallEl( EllE\YA~ore ( aacalAtQ;'e ( yaf:lt~l:l\111ll~ (
etq~rwAY~' \111.+1111 flM1I119flEl, oorr+tlprlil, lanqlilcA\;lac\ Ilncl p:\'antaq ..
arSAEI, Am:! puPlio re!>t rooml'l; LQ,ncllqtlr\ ahaU oPal:'ata, II1MIloqe I
a~~PI police ligl1t, rapair anti maintAin ,the Qommon Ancl ru~110
^1i'aA~ ~ql:' thatr ~ntE\m\ac\ fl\.lrl':ll;1sea in EI\1oh II1AnnarAS Lan!:Uorcl ,tn
i~a !lo.\.1l t\i!lprl'\~ion ~hall raal'lOnApl'{ qB~Brrn.l,nal 'l'flnant agJ;'aea
that, LanlUQrt\ may, at Any tima Anti from tiJ1\a \;0 ti!1la I inpJ;'eaaa r
. J;'et\\1oe or ohange tha m~mpl3r, typa, ahll, :\.poation, elaVa\;~pn,
nat\1re anr\ U~E1 of AnY o~ ~he Oommon ant\ rul:l:\,io j\l;'llaa, ma!~1iI
;l.nl'ltAlht:.ionll t:.herain, mpye ant\ rall\OVe tlla !'lAma \ fOr p\1t"pP!'llile of
de~ermininq tile oO!'ltEl oe oparating anti rnA~nta~ning the oommon AnA
I?uplio l\rllaa,. oommon j\l;'aa!'l ant\ rup~iq Maaa aMll pe qf.lf..tneA all!
fPlloWal'
.. 1\. \lcommon 1\J;'eaa" maan!'l thoae ~ort~on!'l of thll puil~imla
e.ncl, 1It:.):'\~oturfta qontai.ning r..ant\lor,cI IS Rlltdl I?t'ojaot whioh at'e npt.
inolut\ed within th~ ~aa~Bd ~rllmi~a~ 9~ within the ~loor apaoe
~llooAt~d or leAsed to otheJ;' tenAnts, P\1t whioh oontA~n OO\11mpn
e~ipment or ~nY othar ~PAPe wh~oh may PB uaed without prafaranoa
01:1 pJ;'~ority Py or fOr )\lore than onll tJlmmt qf tha puUt\ing OJ:'
atr~ot~rll oontAiningL~ndlord'~ Rat~il Projeot, exolUding P\1hlio
Ma!HI fI\1d I?Arkin'.1 Mea~, "
, n, ,"Puplio l\reA~" maanll puplio WAlK.wayl'l, pl.lpl.l;l;l ha:U~, and
pl.lplio roam~ Whioh,arll includet\ in thll built\ingl'l and str\1ot~res
"oontaining f,.andlord' a ~etail proj eo't I\nd whioh may pe u~ed Py
meml:lerll of thll ptlhlicall well ;:IS tenantl'l of t,he puild~nqll or
sj:.ruotUr.lla oontaining LAndlord'~ Retail, projePt:.,
"
seotion B,O~ USE OF CO~ON lIMP Pua~IC ~E~S
Tanant and its oonoesl'lionairas, ~uples~ees, offigersl '
~mployellsl a~ents, ou~tomers and invitl'les Shall have tha right,
in ClommOn' with Lant\lord ant\ all others to whom Lant\lord hall
granted o~ may hereafter grant rightl:1 or wh,b shall otherwise have
suoh rightl'l to usa the common and PubliPAraas, I'lubjeot to suoh
rules and rllgulations al'l Landlord may from Ume t~ time impose,
Tenant agree~, aftar notioe thereof"to abide Py I'luch rt\lell and
regulations ant\ to use its bel'lt e~forts to,oausa its
oonces$ionaires, offioerl'l, servants, employeel'l, agents, ,
o4l'ltomerll, lioeliseel'l, gtlel'lts and invltlles to oonform thareto.
r..andlorcl m;:ly at ;:Iny time temporarily close l\ny common And pUblic
Arlla to mAltll, repAirll or ohanges therllin, 01;' to effeot '
oonstr\1otiol1, t'epa~rs or chAnges, or to :prevel1t the aoquisition
of publio tights in suoh 'Araa, and may do suoh othar apts in and
to the camnlon and PUblio ~reas a~ il1 its jUdgment may be '
del'l~raplll tl) improvll the oonvenience thereof. Tenant or its
ponoeslllonairBs, officers, employees, oustomera, servantl'l,
agents, guest.s, lioe'nseell at' ,\ r.V 1 t,:...1'I shall not obstruot Ct'
encumber thll Common and pUblio !\reF.\S al1d sidewalks and entranoes
" ..,
23
\~~p~\19lr." \1(30(95 "~O",,,
qf ~anqlQrql~ R~Fail ~roj~o~ or. 4~B them for any P4r.po~u Q~haf
~hAn ~qr ~nq~~a~ to anq egr.~a~ fl;'om tne ~eAaeq premiae~, e~~e~~
a~ LM/.qlQrq I!1l\Y o~ne:rwiae qireot:, ~i\ncllorcl ~nAl,~ hAve 1:h", dqh~
to Hl1li~" or ot:nerwiQf3 Slohef.\4lB, c\eliyerieEl to Tenllnt ill, ~n
, I'.tanc\~.orcl 1 a j ucl.911I. "'n~, ea it! Hl1\i t". t.. ion ia nep. BElear. y. ~o. r t. hll.. p1;"opllr
qperA~~on of LAnqlorcl'~ Retail Projeot in the puilqing~ or. . ,
Elt~ot4raa oonti\~ning Lilnc\lorq'Si ~etl\il projeot.
"
laWIQ~ ~x, L~PLqnolq ~PIWIP"~L QO~"~
'I'laqt!on 9.01 Wl,NPLORP 1 ~ LI4\IlIL+'I"i
~n uhe event of a El!ll~ 01;' Ul;'Anafer. Of Ll\ncllorc\'~ Retdl
Pr.01E1ol: or any flortion tharf30f .Wh10h ino 1 \.\d. ee. the LeA~ed. p. 1;"eU1i",.eEl
Qt' n the event of tnf3 male.tng oj! l\ ;l.ellee of the f..l\nc\l 0 lid 1 El ~l!t~il
Pr.oject or Of l\ny ~\.\oh por.tion,or in the aVf3nt Of l\ aale 01;"
tran~fel;' of thf3 ;teaaeho;l.cI eetilte Uncial;' Any euoh untlat'lying lea~"',
the grantor, traneferof or lilnc\lor.q, ae the oal'le may pe, "'na!.!.
thel;'aafter pe entirely l;'elieveq of all te~e, oovenllnta and
opli9Ation~ thereaftat' to pe par.j!or)1lecl Py ~ancllol;'~ unclel:' thb
Leaee to the e~tf3nt of the intal;'eElt ot' portion SlO SlQlcl,
trl\nefB~recl or ;l.eAeed, And it ~hal~ be qe~meq ~nq,oonet+ueQ,
witQo4t f\1t'ther ~g1;"eemsn~ between the pClrtieEl ~nq the put.'oha~B:r
'gr tl;'anefst'ee on any ~"on El~le ot' t;Clnafer, 0; the tenAnt under
any 'suoh ~etl~efaethe Otlae m~y pe, that the eAia purohAsa:r,
tr~nsfet'ee ot' tsn~nt, ~s the oa~e m~y pe, h~El ~aEl\1meq ~nd ag:reed
to carl:'Y out ~ny And all oovenC\nts of ,:LC\ncllord net'BUnqer,
~l\'l.'IOLEl X, 'l'ENMI'l' I ~~OI'l'IONl\L OOVlilNlUl'l.'/3'
,. "
seotion 10,01
'PE~FORMANOE OF O~LIOATIONI'l
Tenant oovenants'at all timeEl d\1ring the tel~,of this Laaee
to pel;'form promptly a;l.l Of the, opligationEl'of Tenant set forth in
this I,eAl3e ~n~ in ths'Exhibits att~ohed hel;'eto,
Sf3otion ],0,02
TENANTIS CHANoms
. A. OONDITION/3 FO~ MAl<INO CHM10ES .J\fter the commenCOl1\ent
Date, and Elolong aa Eluoh ohanqes cu;e in oonformity with
Landlord's oriteri~ and subjeot to ~ppt'ov~lof LMdldt'd in
.wdUng, whioh ~pproval Landlord in itEl clisoretion may wai'/e,
Tenant m~y at ~hy time ~nd' from time to time duriM the t:e1:1l\ oe
this Lease, at Tenant's expense, maka Eluoh other ~lt:el;'~tionsl
~dditionEl, inElt~ll~tions, substitutions, improvements and'
d~oor~tions (hereinafter oolleoti~BlV "Al1ed "ohanges" And, as
~pplied to ohanges provided in.this Artiole, "Ten~nt's Ch~ngas"),
24
ISIOCI u, r~! ',1/30/9' 1I40fl1l
ill qnc\ to thf-' t.fi\I1!:!ec\ Premi~el:l, ll~cl\.lclil1g Iltruct~rlll chqngeA, Il~
~en~nt rea!:!onl1blY may COnAidar neCalllll1ry fcr the cqnd\.lct of iuq
~qAinee", in the ~ell",ec\ premil:lell, on the following ccnc\ition", I
1, the outlllde appe~rllnce or Ilt~Ptural intagdty qt!
LAncl+orcl'IlRetAilrroject shall npt be qffeqt~dl
2, no part of Landlar.c\11l Ret!li+ Project not inqluc\~~
within tW, ~eal:lec\ premil:les Ilhall be physiclllly Ilffocteu/ .
,. "
~,the J,J!:,oper functioning 01: !lilY Of toa ml.\ohanlplll,
ehct:t'ioI11, sanitAry I1ncl other I:lervioe SYl:ltsmA IlhA:~ 1 l1!:1t PlI
adverl:lely I1fl:eotecl/
4, in performing the wcrK involvecl in mAldl,rJ "\loh
ohanges, ~enant shllll be pO\.lncl PY Ancl opserve 1111 or. tl~
oonditions anc\ opvenant", oontainect in the following aQQtionRPr.
till'" ^rticle ancl j::lrn:J:BI~8 a anc\ c attaohecl hsreto /
. 5, unh"'e WdVBeI by Lanctlorct in writing, 1\1: thl.
elql~ration or any earlier tel;1l1inaticll1 of thil:l "'allee, 'L'enAnl:
I:lhall, on Lanellorel IS written l.'equest, re!'ltore tha r.IIAlilld llrilinJ.lIdrJ
to their c~mctition prior to the ml1king of tiny chllnge parmil:l:ec.\ lJy
this ^rtiole, reasonl1ble wear anct tear alona exoaptecl,
Lllnctlorct muet review and give prior Ilpprnval to /.\ny c\ol3ign
ohanges, improvements or moqieications to the exte~lor o~ tho
Lea~ed Premises desirect by Ten&nt,
a, APPROVALS FOR C1i1ll'lGl':a ,COST ANP ItmURMlcm, TdnAnt I at
its expen!'le, shall obtain all neoeseal:Y governmental Iil"rmitli and
oertifioates for the commenoement of Tenant's Changes and ror
final approval thereof upon campletion, Ilnd nhall OllUlJ8 Tanant' 13
Changes to 'be performed in ocrnpli&nce thereWith, .anct with all .
applioable laws anc\ requirements of pUblio authorities, And with
all applicable requirements of insurance oarriers, an~ in uooc\
'anct workmC\nlilte manner, using materials e,nct equipment at lallS\:
equal in quality ancl olass to thE! original installation of,
Lanctlorct's Retail Proj E!ot, Tenant's Changes Shll],l be performed
so al'! to not unreasonllbly interfere with Landlortt at' any obhlllr
oooupant of the Landlorct's RetAil Project, anct so llS to not
impose any additional expense upon La'1dlorct, 'l.'hroughoutthe
perf01."l1\1l110e of Tenant I s changes, Tenant shall oarry, or Cl\UB8 to
be oarriact~' insurance as sat forth in Seotion 7,04, Unhu
Landlord shall cthen/ise expr.essly oonsent in. wr1.\:ing I it /lny of .
Tenant's Changes shllll inVolve the removal of any.. r.!xturuj ,
equipment or other property, such property uhl\ll po promptlY
replaoed, a t ~enant I s expense, 'with f ixturllll, ol]uiphlanl: or othllt'
property of lilte utility and at lsast equal Villus" ' '
C, VIOLATIONS, LIENS, MID '1",~~lr'T'~V rtl'l'EHmO'l'II, 'renan\: I at:
its expense, I1nd with diligence Ilnd diapatoh, shall pr~~ura the
2!l
i[
"
')
I
",
\~~~~lpt,rll 1\I~Pf'l' 1 ,4Ppll .
cllnp~ll(:\~iqn or di~cMrga q~ ~U nq\:~C13!'1 c~ vi.qlA~ionA;,i.~in9 .
frp,m o,',r"cithBl;W, :\.,tlll c",pnnfi!c~eq wi.\:11 ,'famm,t,'/, 11 en, fl,n,9~!I i~~,", fi!~ P,':f Any',,'
~Hb~ic ~"thcri.ty o~vi.nq q~ C\$!:lBrtinq j\1ri.!lqiot~qn, TenAnt IlhAt
I:\II,f,' en, qt' i, ni:\lI!l1n, ifY ilnA !'I,iwe Oflt'll11estl L,i\M1C, rd" MAi,n!'lt flny, ~mcl, fll,+
m8chAn..9s/ l\m\ othlilr li~ntl fi:\,ad in connecUon wtth 'fanflnt/Il
ohAnga!:l inp:\'\1d:\.n9 Any li~n!l Or tl~c"rity int13rsllt!'l in 0;' "Fen ~ny
mAtliriailill Cix:t4ra!'l or t\!:'ticlaE\ so in!'ltC\:j.:\,ad in, <wI cPl:\"'t~~\1timr
Il, art,', Qt" "to, ,a, HIiM,fi!cl, Pl;'~\lI~liIe$ .C\nc\ ~qflin, lit All cOlltll1 alme""" lls find,
ti.AP!:\,itiBB inc\1rrlild !l1cpnnecj:.ion with flny 1l4ch lililn!'l or
lIaP\.\:I;it.y inUlirast!il or ~ny Action cr PrClceerUmt p~Cl\.\ght t1'\fi!rElpn. .
'.VranAnt / at it\liI ex:pBn~E\' Ilhtlll prQl:J"rB the !'Iflt!E\fi:\ctiQn qr
cl,:\.liIchArge Qf fll:\' liI"Cn lililn!'l within thirty (~O) cl,tlY!I tlfter
:kAni:\lpl.'q l11A~Iil~ wdt.t13n cl,el1lt\nd tl,ar.sfcJl', '
l3ect!QnlO,O:]
TlllNJ\NT I f;' \U1PAJ;R MfP I'lhINTElNM{om
.,
TanC\nt, fit its e~~an!'le, tlhdl 1I1t1)ta Pt'omPt~,y the tql,lowingf
,
A. fill :t;'aptlir!ll/,. prdint\ry or extrl\qrdinArYI inter:l.or or
exterior, Btt'4ct\.\rAl or otherwi!'le, in l\ni:\ t\pout the ~e~~~i:\
Pr~milletl anq :kandtordls Ratt\i~ Project t\!'I !'Ihall be req4~red py
rea!'lon Qf! ' .
~" the per:fot'\l1anoe by 'l'en~nt of any worle on t~e.
):.eased j?r'eidtleEl/
a, the inatt\llt\tion/ UliIB or cPert\tion of Wenant/s'
pl:'Qpel;'ty or TenAnt. I a pOl;'tion of the utility linea in tne. I.ealisd
I?r~11I~!'Ies/
3.,' the moving of 'rfll1l'\I1t / tl pl,'opel;'ty into, or' out. .ot! the ..
I.andlord / !'IReta U proj eot: / or
4. the uae I misl.1lile or neglect of . the Leased prambB!3
or Landlord/!'I Rett\il Project by Tenant or any of it!'l employee~,
ag'ents or oontractora / including the ft\!lure or neglact. Of Tenant
.to ml\~a the repairs rE\quired by tl,e Elucceedinq aUPElecti!?nllEll;'eof,
" 15, the removal from the I,eal'\aq Prel1)iI:lss of tralih,..
retuse or gtlrb~ge/ .
ti, the l,.egular and routine :l.n!'lpection of' and
exte~nination of pests from the Laased premises,
B. auch rept\!l.s I other than those required to pe mathl by
Landlord under seotions 11,01 t\nd 1a,02, as may pe neoessary to
mainta,in the Leased premiees and Tenant / a property 111 as' good
orderl condition tlndrepair as they are t\t the Coml1\enoement Date,
incll\ding the t! h:tures, equipment / windcws and plate glaBS "., .
~h.Ynin, exoept for reaaonable Wear en~ t"~M and damaqe by :ei:t;'B
or, other casualty, .
"
211
,!
"
WIDCl",r" 1\mm \ I~OI"
,
,
In qlaf~l\lt of ,,~cn repi\il.'f\ by T~ni\nt, ~~nqlqr'l mAY l1IlIka \:hlll1\, IInt'l
Tammt <\gr. elaE! tq Pi\Y \:na OOEl\: thareof to !.<lncUorcl pr.qmpl:ly qn
t'llimi\nl:\, . Li\ndlorcf I11i\Y tnl\t El~ch OoElt 1\11 i\dl1itionl\l rlanl: ~or
9~~OEl131i1 of ool1a\J,\:ian hlare"nclar, 1\11 rapllirp phl\~l pa mnr.\1l only
~cqpt'qing to pl<\nE! anc:l ElpaoifiaationE\ and pynPrponu I\pPraV~c:I py
Lanl:\l0 rc:l, . .
l'3",o,\:io\1 10,04 tlO PIM+t1VTIOtl ~'ORLMlPr.OI'\P' a 1U~\lf\I\\a
E:~ollpt alii el,El13wherEl IIpeoiriol\lly proVic\lIc:1 in till", L8A"II,
1:nlit'e Elhi\H pe no a110Wl\nOa to TenAnt:. fo~' 1\ r.lim\.nllt:.i'm or. rant:.!!,l
val"a anc:l no lial:IiHt:.y em the PII!;'\: of \:h~ Ll\nr.\lot'c1 PY rlll\ACln of
inoo\1v13nienoe, IInnoYllnoEl or in\:areal;'anoll with 'l'enlln\: I EI lll~" inlll''''l
ariElin9 from I.j\nqlqrc:l I11l1ximJ any l.'Bpait'fI I rl>lp1lloamsntp,
~l~erl\tionElI c:leoQrat:.ionEl, 1Ic:lc:lit:.iona or improvumenta in or to any
portion Clf the t.ei\Elaq PremiEleEl, Lanc:llorc:l'B RDtllil prolect Clt' the
l:lI.\il,l;\ing(s) oontaining Lllnellordls HDtl\il projeot., ~lr n or tCl
fiX. t\.\t'es, lI.ppurtenanoell or equipment \:hat'\1of, providac\ l4"Clh WO):'lC,
except in an emergency IInel to tbll eXtent pr.~otionl, qO~S nClt
~n~e~IlQna~ly interfere with Tanllnt'~ UDe 01 the taaned Pr.emi",~s,
~E!et.ipn 10,05
COMPLIMICF. \n~lI LANa
,"
'Venant E\h!\l1 give pr.ompt nOt','\'oa to Lilnulord of IIny nctloe
Tenant reoeives of the viohtion of any law or requ~rement: Cle
p~blie !lQthoriUy, and Tenant, lit Tanant's own Q~penoE\, shall
eo\"~ly wi\:h 1111 legal requll;'ementll whioh Ilha11 I with respect t.c
the L13aElec:l premises or the use arlel oeoQpn\:icn, thereof, or the
abatement of any nQi~anoe, impose any violation, order or duty on
Landlol:d or Tenant ariaing f.rom ths followinCJI
(a) Tenant's \lSe of tha Lellsael Pramlaes I
(b) the manner of oonduot of Tenantls busineoa or operaticn
of its installations, equipment or other p~'operty therdn I
(e) any oause or oondition oreated by or .at the instance cf
'l'em~nt I 01:' "
(d) breMh of any of 'l'eMnt'l3 obligations hereunder.
In this regard, Tenant agrees to promptly oomply with ~ll laws,
ordinances, orders and regulations "ffeoting the L~aaed Premises
and the oleanliness, safety, ocoupation nnel Uee .thereof. .
:17
,
.,'
, \lSDol",r'l l1nqm lI~o~,.
f.lAqt~,Qn
J,O,06
R~4~~ ANP REQ~LAT~ONf.l
Tammt ~graM toC\biqa py i\nc\ conl!ol:1l\ to R\.llaEl C\nc\
lltel;f\.\J,C\tiQn~ prom\.\.1.gi\1;ec\ from time tq 1;ime by Lilrnc\lorc\,Tlle
q\.\rrllnt R\.\lIIa i\nc\ Reg\.llC\tionEl. 'Ire i\ttAo\)ac\ herato CIa ~lmI13IT p .
Clnc\ mAq~ A p'A~t hereof, yi\ncl.1.orc\ m~y moc\ify or C\monel a\.\QO R\.\lsEI
AnA t~e<n\l~tionEl from tima to timta C\nl;\, 4pon qoing so, ao~l:J.
prqmpt:J.y c\ft.1.ivar 'I oopy on the EI~meto ~enAnt. In tne event of A
qqnl!Uqt petween 1:l1i11 f,.aC\ae Anc\ the INlsEI anc\ Regl.\lAtionlill tllilll
~eAEle ElOA.1.J. oontro]"
SePt,ton
10,07
SURnENPE~ Of ~REMIf.lEf.l
" I\t the lI~i~l3,tion qr el3,rliElr terminAt~on of i;.lw tllt1l1 011 t1h;l,a
LeAse,. Teru~nt ah/:\l1 PIIAoaal:lly El4rrenc\el;' the LeA~ec\ ~rem;l,!lIIaS in All
gpoq oonc\iticn CI~ the Le~",ec\ Pr,emiEllle wel:'e on thE! OommElI1!Jement
'O/:\te, qrqinA~ wear /:\nc\ tear /:\nc\ qam"ge Py oonqemnation fira or
qther o/:\Iil\.\alty alone el(oapted, Ten1mt !3hAll deliver ad ItIlY~ fpr
tOt! LeCl~ed Pl;'ami!3ell tl;l LAndlorq i'\mlE\hall notify L~nqJ,orq in
writinq Of /:\.1..1. oombin/:\tions of ],OO~!3, ElAfe!3Anct VCl41t!3, if any,
in the Le/:\aaq Pr,emililell, Ordinary Wear ancl tel3,r ~ha.1.1 >>e qeerneq
not to inq14c\e c\/:\mage orinjl.\ry OCl\'\!3eq'l:ly moving Tenant'lll
proP~rty Or tl;'aqe fi~t\,\l;'e!3 lnto or 01.\1: qf the ~s~liled Premi~ee,
TenAnt'lil ol:lligat,ion ~o observe !\nq per.form th6\ oovenant'" ",et
fOl;'th tn thil'l seotion !3h!\ll !3urvive the expi!;,!\tion or ea:rlier
tertllinAtion of the .tElrm of thh Lea!3e.
Sl3otion
..
10,08
LANPLOHP', S RIGHT OF. E:N'l'R~
Lanct.1.ord 13hall have the r,tght to enter upon the Lllaseq
premil3e13 at dl rea!3onalHe time!3, whe't;her. Ol;' not C\urinl1 normal,
bueineelil n04l;'1'l, to examine eame anc\ to make suoh repaj,l~lil, Iii
Alteration!3, replaoement!3 or improvement13 in, the I,ea!3sd P:rElI1\!lJell
, aeLand~orctdeems neges!3ary, but Landlord assumes no ol:lligatiQn
to make l;'Elpairs in the Leal'lsd premi!3eeotner than tho!3e exprElss~y
provided for inthi!3 LElal'le. Landlord ~greee, however, that any
suoh repairl'l, alterationl'l, replaoements Ol;' improvements shall be
made with the minimum amount of ~noonvenienoe to TElnant and that
Landlortlwill q:l.ligentJ,y );lrooeed therewith to (lompletion, "
LancUol;'d Ol;' La\ldlorq'!3 I3,gents !3hall also have the right to entel',"
upon the Leased Prem,tses !\t rl;laeonable times. to show them to
aot\'\I'\l or pl;'oepeotive mortgagees or tenante of the Landlord'e..
Retail projeot, Puring th~ one hundl;'ed eignt~ (100) qaY period
prior to the expiration of the tern of this Lease, Landl,ord may.
'El.no\., the Lea!3ed Premieee to pl;'ospeotiva tenants, If during the
last ninety (90) daye of the term of this Lease, Tenant Illhall
have removed all or eUbetantiallY al.1. of Tenant'e property
therefrom, Landlord may immediately enter, alter, renovate and.,
l:ed",r~'rf:\t.'., t',he Leased premises without eliln~ na\',fnn or abatement
213
\'UO~I",r'l 1)/lQIY~ ,,~Oi!1
oCren~ 0' othar oqmpan~~tion( qn~ Q4011 qoUion ~hqll I1qva n~
allBq~ 4pon th~~ ~Bq~B,
, , /,1 ,)./s(> 111Vrr1"l'h...-"(~'~~'11ll.,.,.t!j'~~I"~
fl I Otl/3 I-~\ I'~\ ~ r'" WI ~ f' R.- eJ.}j..... n !-l'.:'l/ "
10,09 . i~~,\,n,):l d(r~r. r)':~Yj.: ;V:..;" V
~qndlorq Will 14rnial1 tWo naontype ~i9n!'l, AU it~ oo~t, lol;'
~an~nt'~ antrqnqe anq Uho weot windoW of flpqps ~~5, Tqo nat4ra,
da!!ll.e;n, qUqlitV, !'lhe, ~hqpe And ,l,.nqtalll:\tion of Tenant'e
P\H~i.nB~1iI 1iI~.'.!nq, qeool1aj:!one, nOtipae or otllt:ll;' letta!:'in'.!, '
(hlilrsil1a~U!lj:' reflilrj:'eq t.o q~ "a1e;nl:\e;el) within tlls LeqElaq J:>'l;'ami!ils!l
ot',inl on pr Adjaoent tp Lant\lorqlEl Retail projeot Are El4pjeqt to
thlilapprpval Pt: Lanqlol,"q, m4fJt oonform to f.,qmUol;'q'a p);'lteria,
and rouet pe approVeq py qll 9PVernm~ntal a4tlloritiea having
j4riElpiot,l,.on thareol, '~ll euoll Elic;nAe;e ~hall pe prodUoeq in ~
pl;'qfellleional mqnnel;' I Unleae oUha:n(iqe al\thot'hsq l~y Lqnt\lol;'d, .
WenAnt InaY prl1sant i till 1ilie;l1<\ge only whhin the L$aElet\ Premi!!leEl,
~n the eVent of fl.' violation, Landlorc\ mfl.Y remove the !'lignage
WitnolltinpUl:'.ring any. liapilit;y <lnd mfl..y 01.1<\.r. ge, the t:lxpenEle Of
removal to TenAnt, Tenant,will maintain its Elie;nage in e;oo~
ol=lnditicm <It !\1l cimol3 d\.\I:ing thEl tElI;1l\ of thi!3 LeMe..
(:Isotion
fleotion "10, ;1.0
I\aa IGNME;NT !\tiP SUBL1l:'l''J,':tNQ
!.,'
Ten!\nt shall not "<lve the right to afls;l.gn thill f,.eaEle, IlIQPlei;
the LeC\Elf.ld J.'l;emi!3es, or aElsie;n or ElulJ:lealle Clny I'Itor<\e;e, Elel:Vioe
or ottioe I3paoe, 01; entel;' .tnto a oonoel'il3lon ae;reement, witho\.\t
the prior wrj,tten approva;J. of Lanqlol;t\ I MY !\I'iElignment oX'
eQbleaEling or oonoe!'lElion agreement shall not l;'elieva Tenant ;Crom
its liability Qnder the termEl and oonq;l.t;l.onll of this Lease, and
any alllElie;naeof Tenflnt shall pe bounc~ Qnoondit!onallY by and
perfo~n all of the opligationEl of Tenant hereunder, ~ny
aElsignment by operClt.ton pf law, attaohment or al3l3ignment for the
penefit of ore<<itora, Shall, <It LC\nc\lordls option, pe
inoperative, An aSflignment within the meaning 'of,thiEl Seotion
shall pe deemed to inolude one or more sales or trC\nElferEl, py
'operation of :law or othel;'Wiaa, or oreation' of new st~'olt, or
tr~nsfer of partnersnip intereflts by whioh an aggregate of more
than fifty peroent (50%) of Tenant's stook or, P!\rtnerflhip
interol3ts shalt be veated .th a pC\rty or p<lrtieEl who <Irs '
non~stocltholdars or p<lrtners all of the date hereof, Mothine; to
'bhe oontury in this /3 eot!c?!1 withstanding, L!\ndlord 'shal.l not
unre!\son!\bly refuae or del!\y Ten<lnt's requee.t to !\ssign or s\.\blet
tne Le!\ae or SUblet the premisee, nof snall Landlor~l' s consent ,be
requil::ed relative to ,an !\ssie;nmel1t or sublet to a parent, ,
sUbeidi!\ry or !\ffili!\te, nor flhall a a!\le of ,all or sUbEltantiallY ,
<Ill of the stook or aseets be oonsidered a transaotion requiring
Landlord'a oonaent,
11,
29
"
! ).,
m~P\",m 1109m 1I40P'l
SlIotion
10,+1
SU\'lPIWUII\'NOtl
"
Th~lI L!ll\lIl1 in Anti "\\1111 PIl E\u)JQt'tlinll t:l~ to !lny mQI;'1:91lg'Q whipl,
Lnntllortl hilA or may hl1rl1l1fl:.l1l;' giva agl\lnQt the LI11\Rl1d PrBm~E\QE\,
1\1tho\.\gh Iluell lI\lportl~ nauion ill i\utomlluio, '11~J1l1n\: IIgrOlilfl to
lI~ep\.\1;1il !lny in!lt.rtlment.!I whioh Ll\ntl1orq or !llIah mort:g'llgaa 1I11W tlII8m
nlioesflat'Y or appropriqtll to OOnfit1l\ tho l.'\\.\poJ:tlinAtion,
Seotion. 10,1~ tlOtlPISCRI~ItlI\TIOtl
I
TenAnt Anti T~nllnt-'lI amploYllllll Anti agent-II lIhll~l not.
dillP~iminate aga~nllt any intliyitl4a1 or grQup fOJ: reAsons of ~lIoe,
1;'1I1iq1on, All~, IIge, PhYAioa1 hl\ntliollp OJ: nAtional origin anti
AhlllloomplY with Al~ IIpplioapla Fedaral, ~tl\te Anti city lllWAI '
ol;'t\e:rl!\ I ru1eE\ And raglllAtions with l:'Elllpeot to nontliE\oriminat.ion,
~nTIO~a XI, FI~a OR a~~U~~TY
Seotion
USE OF' :l:NI1UJ1).NCE: PROCll:E:PS MID AJ3t\~E:M~NT OF
RENT
E:~oept Al1provic\ecl in seqtion 11.02, if the LElaaed 1'1;'emil1el'l
I1hl\l1. be' tlamagect Py fire or OIlW other casualty inl1urab1.e Uncllil1;'
the f"ancU,Ol:'tl'l!\ insuranqe polioy, LOInC\lord 13hall, upon recdPt Of"
thll insuranoe prooaec\s, repair the Same, antl the m~nimum1;'ent ~nq
othElr charqes collectible as rant for 1:,he Laa/<1eel1'rem.isel!\ O\nd an:f
St.o:raqe or aeX'V1oe Area AhOlllbe ab~tlatl penc\imJcompletion af
SUQh" repa.\rs, unless Tenant Oan reasonably continue in pudneAS
d. ur.,j,l19 l1.uo11 I;'epairsl in Which avent .the l:'en.1:. O\l1el Clt.her oharges
sllO\l 3, , abate proport.1.onately, !1l;lweyer, L,<md1ortl shall not ):le
requ;l,ratl to rlapair or rebuild any bf TaliAnt's Jmprovement13 01;'
ohanges 0\13 sat forth in Articlla XX anC\ mXHIBXT B hlareof,
f"andlort\ I1haU e~pec\itiously maltla suoh I;'epa~rl'l requb:'ecl Of:l.t,
but if Lanellortl failla ,to mf\lte slloh repairs within seven (7)
~onths after the date of the fire or other oal1ualtr ancl such
addi t:l,ol1al time as may be. CaUl1ac\ by unayoielable cle ays I than'
,~enant may, as its 1101a remedy therefor, te~inatathis LeaE\e cn
thirty (30) days I writtan notioe to Lanc\lord, and J.f'thu LaO\se is
te:r:minatec\, \:le relilaVed, in calla the La\aSsc\ 1't'emieas Werr;\ Wholly
Unusable and unused by Tenant, of all obligaticn13 Under this
I.ease e)CoetJt I3llClh as aClCruec\ prior to the elate of uhe, fire" or
other oasualty or, if the f"ealaec\ Pramil3el3 wet'e UI3!\ble and used in
part. by.the Tanant after the fire or other oasUlalty, ):le relieVed
of all Obligations under this Laue e)(dept Iludh al3 accrUed priOlo';
to. t.he affeotiVe tlate of ,the not1oe, Tenant ~hall repair and
refb:tu1;'e theintedot' of the Laal3ed Prem!l3es in a manner and tc
at leal3tl' a ccmc\i tion equal t.o that e)(ieting prior co i tEl
deetructio" I'lr n"l.lualty and the prooeeds of all inllHt'llnne carried
by Tenant on it-13 property and improvements shall bll halu in trul3t'
11,01
30
I,
\IS9~\,~,rQI II(lPIV~' 11!O~
,
by T.,.tlln.l\n~ ~. a!.". tl1. t:I J;l4:t'PQl'ltll a~ ~~iq !-'l\lll~ir p!." !."ap+l'lpa. mEln. t, J:.~. ~*I!
qAmaga ia ql'l4a~q by tha naglfganqa o~ Tanant pI." it~ amplpYEla~,
a9ant~/ invita~a and canCaaa onAi~aR/ tl1a~e ~hAl~ be no AP~'a~qnu
q~ !:'E!nt, ,
~aqtian
11, o~
T~RMIN^~ION OR ^PATEMENT AfTER P~~TRUCTION
, ,
If tha ~aAaeq framiaaa, Py ~aAl\On of ""ph o004rranpe of fit'e
Qr othar pAIIl\Alty .l.nll"raplEl l\nqe):' r..Wllorq I s immrl\noa pClUcy,
arl1ll
A.
ranqa!."eq whQlly l\ntanqnhablp, or
ahQ4~d pe dAmAged aa a ral\"lt
py LAndlordla inal\r~noe, Or
,
of a ria~ Whighis not
a,
poveraq
I'
0, ahould pe dAmaged in Wholl\ or in part~l\ring the last
year Of the tel;111 of bhb, ,LealOliI / or
p, Lcmc'llord'lll Retail frojeot PI:' thS\ l:i4ilding (a) pontC\.tn.l.nc;r
:t:.!\nQlord Iii! RS\tail froj apt / Wlletherthe Laaallq fremililea Are,
damAged 01:' nptl should be damaged tp the extent Of fifty percent '
(eq%) 'or mq!."e Of the thEm monatal:y Villus thElreof / or , ,
~, 'toe Common and Publio Areas of Lanqlorqlli! Retail
froj ect arE! qamagedl whElthel," at; not the Le'll'leq' l?remilOea al:'EI
qamAgec'll to a4ch an EllCtElnt that r..ancllordllO REltail ProjElct OAnnot,
in tOElaolejuclqmElnt of the :t:.ancllol;'cI/ be operatEld alll an intE!9;al
oommercial unit, then a!." in any ofs"oh event!!, L~ndlo!;'t\ maY'
dtoer. EIlElQtto rElpair toad!lmage o~' maY tE!rminatEl thi/il :t:.ea/ile
upon c;rivingtoe Tenant thirtY' (30) dllYll' notioe !lnc'l upon the
expir.Ation of lOaicl thirty (30) t\aYB' notioe periot\, thilll LElallle
IlhClll, tEll:'l11iOCltEl i'\S if Buoh t.ermination qate were thEl expirAtion
Clf thE! bElrm. In tOe event of the termj.nation oj! tob Lease
purlO4Elnt toan:r ..of thEl pt'ovidona of t.hia Section, tob :t:.EI!\se
li!hall Elxpire A$ fully anq oompletely on the effectiVEl qatEl l!lElt
forth in tOEl noticEl of termination.as if toat we rEI the Elxpit'atton
of the term, qut toe fiXeq rant, pel;'oentage rent, !lnq all other
ohargEl!l collElotiblEl all rElnt, shall be prQratElq to ~ncl acljU!lted all
of thEl, date of eUch qamaga or deatruotion,
.'
BElct.l.on 1'1.03, NO OAMAGESFO~ INTERRUPTION
Pursuant to this Artiole, no damageB/ compenllati6n or olaim
Iilhall be payablEl. by Landlcrd fot' interruption, .i.notlflvaniEl. noe I "
loss of businEls!l or ~hnoyanoe arising from any repair at'
restorAtion of any portion of thEl Leaeed PremieElIil, of Lancl~ord'lll
REltail projaot or of the bUilding,or atruotu!;'ea oontaining
Landlordla Retail ~roject.
31
\~~p~\."r.l "(101~~ 1,4af~
,
,
,
~WIP~~ ~I~, ~~~ij~~ PP"~I~
I'1I1R'\tion
'l'O'I'l\+.. cotlPE:ml"T:j:Otl
"
1.~, 01.
i ..,
If thll Wholo of ~ha ~a~ae~ Pramia~a .hall bo t~~~n ~V any
p"pHo or '1"ad..p"~lio cH\j;hot'~tY lwler th~. power of emi.nllnt
.. qglllain, . PR!ldemn",~i\Jn ql;' e~propri~\:i~:m or in tOll \Wllnt of f\
oonveY"'noe in lie" thareo~, thlln th~s ~eaaO sO",ll tllrrninAta on
. tl1ll datil \~oen 'I'on!lnt .is re$lira~ to yield pOl:1selldon tllereof!, anq
,W~nant I:111a11 h~VB no olaim ",gainl:1t +.andlord or tho oonqolllni.n~
antllol;'itY for the Valua of the \.lna~pirac\ t"'rm of this L"'.Hle,
SeQtion
l~, Oil
P~WIl\I., CqtlP~M<<^'I'IOH
, . '
If any part. of ~ha L.elif:1ec\ Pt'l1mil:1el:1 ah"'ll. 1:Ia 130 l1a!t,an or
ponvayec\ and if .nloh par.tial t"'l~in9 qr oOlwayanpe l'1haU J;'endat'
the LoaEled J.1t'emil'lea \.lna\.\it~ble fol;' the b\.\!3ineSll of the 'l'an"'ntl
tllon the tpJ,'1I\ Of this t,aMe !3hl'\J.l oe&l'le anc\ tarminllta "'''' of tile
dat-eon which poa!3eef:1:\.on cf the LeC\sed IJt'amil'll1!3 is raq\1iJ;'QI3, to be
a"J;'J;'l1nc\er~d to thl1 oondemning a\.lthority, and Tenant !3ha~l have no
cJ.dlll against. Landlot'd Ol~ the condemning c\\.\thority fat' t.h$ val\.le
of any uno~pit'ad' taJ,'1l\ 'Qf t.hia I.,ea!3e, In the event s"ch,partial
t.al\:.:\.nq or conveyanOB i!3 not extandve enp\.1gh to t'Bnqer. t.he I,euel3,
~~. emil'leEl'unf:1uitC\ble.fC.~. toe p\.1siness Qf 'I'enantlthi..s.. Leaso shal~
oont:\.nue in f"ll'forCI;\ anq effeqt e~cept that the Minimum Rent
anc\ t:l,e t'ant for any atcl~C\ge cr aetvioe at'eal'l IiIh",ll 1:Is reelucE\~ in
the !3ame p~oportion that the floor area of the 4easeel p~emises So
tak.en 01;' oonveyed bear!3to 6\.10\1 flcot' ~rel\ immaeliate1Y, Plt!l:lt' to
Buoh tak.ing or oonveyance, s\.1oh red\.1ct:\.on oommenoin9 as 01: the
elate Tenant is required to e\.1rt'endel;' pOl3f:1ession of such pOl;'tion.
" '
seotion l~.O~
REP~IR AfTER CONP~MN^TIOtl
In the event Of a partial condemnation, Lant\lol;'d slll!\ll
promptlY rastore the LeC\!3ed premi$es, to the extent of.
ocndemnaticn prcoeet\s available for 's\.loh purpose, .as nea~lY as
pt'aoticaple to a oondition oomparable to their conelition at the
time of surih oondemnation 'lans the portion lost in the t.aking' cr
oonveyance. In Buch an event Tenant .shal.l promptly mak;e all
necel'!/ilary repairs,.reatoration and alterationa of Tenant's
f ixturel'l, eq1.1ipment and furnbhings and shall promp't1Y x-e.enter
tlle LeaseQ Premi~es and oommence doing buainess in accox-danoe
,~ith the provisions cf this Lea!3e, Fo~ purposes of qetermining
. the amount of fundsavailaple for restcration of the Leased
Prel1\!ses f~om the oondemnation a\~ard, !3aid . amount will be t\Qeme~
to be that part of! the award whioh remains after payment.cfl .
Landlord I a reaaonable eXpense" incurred in reoovering sall1e an~'
whioh representa a portion of the..total sum so availf\ble,
"
~2
l!~p~,~"fOI 11(30195 "~Ofl"
,
,
"
a~qlw;\ing any i\warc:\ \:0 o~haJ:' COmfll!ln~a\:ion tal:' ~am\, wh~ptl i~
~~i~aplV ~l oPa~~a ~p \:ha ~aa~aq rrami~a~,
~liIq\:ion
r~~~I~~ cONP~M<<A~~ON Of ~P~qRP'$ R$~AI~
PRO~1l:CT . .
If mora ~han one~~hir4 (l/J) o~ th~ C~oor area o~ a einqle
l:l4~1c:\.1.nq or Pl\il:c:\~ng", 001\1:a1n.l.l1g Lanc\lQrt\'!l RliI\:a,!l Projep\: or
ono"\:hirc:\ (In) of \:lll'l OrJl1\ll\on C\11<~ p~l:lHo MeM.. ehf\,n pa eo '\:a~an ..
o~ aonvaYet\, i:llen ~n Any Or all allan event-a, no1:withetAnc:\inq \:he'
fAO\: that tlla ~ei\aec:\ Pramiaea are not eo ta~el1 or oonveyed,
L"nc:\lo~q ~hAl,l. hAve thfo'l l:'i.gl1t ant\ poWer, .at ,tte option to pe
.~aroi",ec\ bY wr~ttel1 np~ice to Tenf\nt, to terminate1:hia HBaae
allfeotive eithElr \tlla elate titlB V~l'lte in the ponelemninc:l f\uthor,l,ty
a]:' the c:\ate f.!aMlorc:\, ,ia req1.\,l,red to deUVer pOEll'leeeion. Qf the
pat1: So taX!ln or oonveyed,anc:\ Tenant n!lither eh/.\ll h.we o;1;aim
again",t Ll\ndlord nor the conc:\emning alltllority far the vall\e of
any l\nexpireel term Of this Lease,
,
1~,04
l3eotion. 1~. ql\
~~DLORp/S p~~GE~
In t.he evant Of /lny oondelon/ltion orta~iml as hereinbaforlOl
prov ideel ,whether whole Or partial, the 'l'enant aha,ll not. pe
lillltitled'to allY part o~ tile awa,l'q a!3 qarnage!'lor, ot.hel"Wi!'le, for
Ell\oll qonc\emnation a,nc\ r.all~lorc\ 1a to reoeive the f'~ll amollnt of
l'Iuoh e.wat't\. Tenant hereby e~prelll31y w!\ives any r,,l,ght or ola,im to
,any~'art tllereofand, aaaigna to LanQlor~ any al\on right Or ola,im
1;0 ,Which Tenant'might )Jeoome el1t,itled, ,,',
/'leotion 1;i'.'06
T1l:NANT'S D~GEI'l
"
AlthoU~h all damages in the event o~ any oondemnation a,re to
belong to the Landlord ae hereinbefor.e provided, whether. eucll
daltlages are awarded aefull compensation for diminution in value
of the leaaeholc\ or to the fee o~ t\le,Laal3ed Premisel3/ Tenant '
shall have the right, to the extent that aame sha~l not dimini!3h
the Landlord's aWard, to olaimand r.eoover frblll the oondemning
authol:ity, but not fr.om, r.,<\ndlorc\, l3uoh oompenaation as, may be
s,eparatelY awarqed or, reoovera)Jle by Tenant pl\rauant to the
~minent Pomain Co~e in Tenant's own right for, or on aooount,of,
and limited solely to, any cost Which Tellant might incur in
r~mqvin~ Tenant'a merohandise, furniture, fixtures,leaeehold,
improvementa and equipment, Exoept ae prOVided in sections '
12.01, 12,02, 12,.03 or 12,04, Tenant ahall not be antitled to ",nt
diminution or abatement of rent or other oompaneation due
Landlord in any event whateoeval.' undal' this Artiole.
JJ
\~~~c\,p,r~! "/3Q/95 "~Qp'
,
.
~RwtP~~ X+++, p~~~U~W~ ~p ~"~p+~~
aBqj:ion
U,Ol
NqTIC~ ~NP Q~O~ P~RIOp,
U 'l'emm\: h~~ fl\~la~ \;:0 perform or haa violl\t:eq l\n:( of ':nil
\:errna, oovenantA, ooncli\:ionA or l\gr.aaman\:~ oon\:aineq in tni!i
~eaee on 'l'enl\n\:'!i p~r\: \;:0 pa perfOrmed, ~anq+orcl AhAll 1'10 nq\:;fY
't1Ilnl\nt in wd tim1' 'l'he:re4~on 'J,1enl\nt ahl\U ei \:hal;' oorreot tllli\
~A,'\:\:",er. a, OO,l11pleineq Of, in e40h np\:ioe,w,i\:h;,n,. ten (10), claya,', eft, e"r
clelive;y Of, e~oh notioel or if more \:hl\n !i"oh ten (10) qaye era
:raqqired \:0 pOt':reo\: With rel\!ionl\ple diligenoe \:hft rnattera ,
cO\llpldned of in a"oh no\:io13, IOhAll commence \:0 correo\: them
wt\:hin lO\.Ioh \:/iln (10) cleYs and p\.IrEl\.le lO\.Ich cor,reo\:iVe ACltiqn whh
:reAsonable dili~enca \:hereafta~, .' .
Whe notioe and graoe period prov;siona Of t:hiEl aeptionlOhl\ll
no\: apply when l\n even\: Of dafa\.ll!;;.M lOat forth in Section l~,Qia
OQl;1~\rlO ,
,
aection :\.3, o?
mVE:N'l'(3 Of' PE:f'I\\JI,T .
maoh of tha follQwing ehilll oonl'1tit\~ta l\n avent of Tenent'lO
default hue\lnc\erl
, '
'"
1\. hil.ure of 'l'enan'\: to !.Jay ren\: or other oharCjee due bY'
Tenant \:0 I,ll,nc\lorcl herel.\nder when c\ue r ..
B. . ffli;ture of! Tenant to pay taxas and any o\:her leqitimate
and undi13Puted ohargeE! of any govElrnmentt\l agenoYI a\.\1:horii;.Y'I "
subdivision or 'ini'ltr\Iment,ll,lit,y when due, " " ,
a. failure of Teni\nt to ob~et"Ve 01;' perfot'1ll any of the
tet'1lls, oovenant.s 01: conditions of "rtioJ:e 'Xv l\l1d I\rtio1e V "
hereof, inal\.lding any undarE!tat:ement of Gross Salss of one
peroent (1%) or more for any period and failure to spend anc\
report the requir~d ~enant:'e "dvertisingr
D. failure of Tenant to open for businses , within the time
period speoified by Lanc\lordl
E. disoontinuanoe by Tenan~ of the oo~d\.lotof its business
in tlie r,.eaeed Prem,tses without, LancUord IS, ,OOnl3ent I '
1". Tenant:le vaoating of or desertion of t:hf,l Lealiled " '
premises, or permitting the sama to be empty or unoooupied, either
in whole or in part I or any attempt to assiqn 1ihis Lease" or "
sublet:, the earne I ,or g1;'ant: aoonceElsion' agreement thereto or,
otherwise' t1;'ansfer TeMl'Itls intel:'est in this ,tease, Bxoept"l1s
otherwise permitted hereunder,
'.
34
\GS~r.\I"rPI \\/30191 , 14oFl1'
, f
,
Q, '~n~nC'~ rQmQV~l/ ~Ct~rnpU tQ ~amQV~ or m~ni'Q~~ing An
int./lndon to rlill11oVI1 'j:'~nArlt I a gooqll or pl-'opartY from or 0\.1~ q II thl1
I.~A!ta~ l?rarn~~liI!t othlll1tt\an in \:t\B q\:c\inAI-'Y I\nt\ \.\!l\.lal 09\.\r!t1l oil
~M p\.lr4~n~!l!l wiCllO\.\t t\~ving fi~f'lt pdcl ancl G~tilll!ie~ \'.;anc\lqrq fClr
,,~~l 11\.11011 Wl,.\.ph 11I~Y pecoml1 q\.\e ~\.\ring \\ha antirl1 term Ol! t~,iSl
f..liA!tti/
"I fail\.l~a Clr ClmillSlion of '~enanl: aft~~ notioa of c\1111a\.llt
hall Pf'lf'ln CJivan tw I!anl:\~qrl:\ cHI prClvic\et\ in !'leoti.on l~ I q 1 to tllK-1i
oorr~ot~va ao~ion within \:ha timell Sl~aoir.iaq in tl1enot1PB/
I, inllPlvenpy of Tenant/ qr
, .:T., ill 'l'ElnAnt IIMU hAve fil",q ag~inl3t it a pil~ in e$\i~y
Clr if l?!;'~oeedinCJII A!;'e qtherwil'le in.\.tiatat\ for the appqintmen~ of
~ repeiver of il:lI Alleets or proceat\inCJI'I in any CO\.11;'1: for a
com~ollition w~l:h itS creqitors or for !;'elief in any m~nna!;' frOm
the payment of its del:ltll when c\ue \w;\ar <mY I'Itata 01;' fede):'al law,
which IIha~l nOt pe qillm.\.l'Ialll~ WithiT\ Slillty (60) dAY \'I from tha dAj:.1il
of filing thereof. . ..
!'leotion 13 I 03
TmRMIN~TION IN'~~m mvmNT or pmFAU~T
If .lIn event of Tenant 11'1 defa\.\l t l3oa11 0001.1);' At any timel
I;Andlo!;'d milY give Tel'ant a notios of. intention \;0 tB):1I\inaj:.ett\iB
, Lealie" f3pecifying ~ d~y not lelis thAn five (6) daYf,lno!;' mo);'e, than
i ninet~ (~O) q~yll after the givinS/of f3\.\oh notipEl when the term
IIhU;!,: enr.l~nq upon the day so specified in l3\.1oh notioe the tlimn
ahi:\ll exp1t'e and Tenl:l,nt /.'IhaU toen qllit And I'l\.1r!;'endel:' t.\le La!\sed.
)?!;'emif3es to Landlorc\, bUt Tenant I3hall remain Hable all'l?~ov:\.ded.
in eeotion13 ,06/ and Landlo!;'c:1, without p!;'ejUdioe to any otlle);' .. .
riqht a!;' remeqy of Lanc:1lord oe!;'eunder or by law anc\
notwithf3tanl:\ing any waiver of any prior bnaoh of oondition 01;' ,:
,evant of Tenant'l'I default oe!;'aunderr may re...enter the Leased
premisel'l either by force or otherwise, o!;'qil'lpoesel'lli Tenant 0);'
Any legal representative of TenAnt or othe!;' oocUPant of the
Lealied p!;'emil3el'l by a summary prooeedingo!;' otherwif3a, and remove
thei!;' effects and hold the Leaeed 'Premises ali ill this Leaslil had.
,not been made, .
LANDLORDIS RIO"T OF TERMINA~ION FOR DEFIOIENT
SALms VOLUME .
In the even\: that Tenant's G!;'oss Sales for any Lealie ~ear
after the fi!;'st fUU Leaee year! are less than sE\venty...eive'
pe!;'cent (76%) of Tenant'l'I MtiolpatedArlnual Orolis SaleB as set
fo!;'th in seotion 4.04, Lclnc:110!;'t\ shall have the right to temninate
this Lease on sixty (60) t\ays' wdtten notioe.
section 13.04
35
"
Oi
"
\~!PC\",m '11IPIY51,4Pf!1"
, ,
l'l~qt~'rln 1:1,06
PE~fqR~~QE p~ ~PLORP
. I~ TllnAnt fqilp tpparf!ot1\\i\ny of tl1li1 p;,ovi~i(m~, CPV~n/lntEJ'
AQ;I1E1I\1E1ntll,or cQn~ition!1 of tl1h t.allPI1 on itl> ):lilt'\: tQ pea
p"t'fot1\\~q, ~I\nqlpt'~ mAY, put only aftar t:111l opourrenPIl of I1n
eVllnt Of Tl1n~ntl!1 qafAult 111> qafinaq ~n Sactipn l~,Q", Pat'fot1\\ it
Cl. r ~ll. fi.\II on \Jehl1lf. 0 f TenAnt, Tanlll1..t. 11. l11.\l:\. p.I\Y \:p f,.an!:\..lc;l.r,q, .111>.,
I1QqitipnAl rant fqr purpofla", 0 f opllap\:1,on only, thl1 (,IOfl\: ot! IiHol1..
~l1rfornAnpl1,
l'leption 13,06
UIliPL9RP'I3'REI11J:P+EI3
In the event Of TenAntla qefAult 1111 hera~nbllforl1 pt'ovic\act,
in Actctition' to 1\11 ptl1aj: right!'l '1nct rarnactie!'l I\v1.\ill1pla in 1l1W 0)::'
I1qui\:y, PI;' r:1rl1ntaq alaawhara in thifl HI1I\!'lIl, r.l\nctlol1Q SOl\n al!'lp.
hAve't;l1a right \:0 qp onoa or'\IIOra Pften Ilny one ot' more pt! the
following\ '
A, Ql1cl/lra ctua 'and payaple and l1ue to recov~r unp/lict ~ant
/lOll allpthar chArgl1l'1 ctue I\nct.pAyable py TenAnt; to r.An!:\lpl;'d
inpludil!c;r !:ent for the unexpire~ term of this Le!\l'!fl Anct 11;1.l PClste
l\nct commil1l'!iona provideq or permitteq py lAW' .
B" entl1r the Laal1ad Pl;'emil1ea And dil'!trClin upon anc.\ sel:!.
. any propert.:( therein whioh may be laWfully. I'!UP:! eot \10 c.\i/Jtraint 1
Q, Lea/Je all or any part of the Le/lsed premiaes \:0 ~ny
otlle~ Pa~son Wi.tll or without first altarinq tile /Jam ,
" p, ponfeal'! ~udgment on behalll of 'l'enant in Cilvor of
Landl,'qru for all amounts clue 11ereunde~ with interel'!t, oOlita and
attClrnl:\YI3' oommil1l3ion of ten percent (10%)us.ing' thi/J Lease or a
oopy heraOf 'II'! author11;y for l'Iuoh action,. and .
, . Ill, enter An amioaple 'lotion anQ :!uc.\gmflnt in ejectment .
agai:nst Tenant, ueing this Leaae ot' a copy hereof as authority
and oaUI1.\;nQ a writ of possession to be issued,
. Tanant hereby empowers 'any attor.ney of any oourt Of reoord'to
appear fa.r it one or mora times and to taitE!, on, ita behal f any or
all' of the actions. c.\\'lsoribed in eubseotions 1,3,06,0 and :L3, 06, III
inoluding the el\try of judgment \Jy oOl'lfessiol'll. /lgreement or
"otherwise, . "
F, impoae a penalty of $~5,00 pet c.\ay for eAoh day that ,
(i) Tenant fAilS to obaerve the required operatinq hours in i
tandlord's Retail Pro:! eot, (ii) oreateeor tiermits ob:! et:ltionable
noise levels, flashing or othe:rwise objeotionable liqhte ' or
no~ious odot"s'to emanate from the Leaaec.\ PremiaEls or (iii) fails
t:o ramove t;larbage and traah fr(\lHt).{' '( l"',ll~ld Premises, whereupon
. '
36
'fUPG!'MH l1(~DI~~ 1I4DplI
SARh ~"ph psnAl~y ~h~lL~a tmme~iAtely cQl~aoti~ta ~a q~~~~iqnA~
I;'l1n~!. .
~lIoj;ion 13! 07 No W~,!VJ::R, of H~qm '1'0 .~tlIi'QROEl
, 'l'lle wdvar Py Lqn~lor.\~ of AllY bra(lch oC Any term, oPvQ",m~
or opn~:l.I:~on hll:ra:l.n opn1lAine~ ahAll, n~t bEl ~ael1Jeq to pf! A wA.tVElI:'
0# sqQll ~"~1U, oqvemmt: 01;' oancli tian Pf.' Any fl\.lP!H1$1llnt. brel\oh ot!
\:he same C1J;' I'flY otlwr tet1ll, oovenAnt or co.,q:l.tion hSl:'ein.
o.ontA. if\liIq, T,h.. EI e.\.\l:lllomlant Aoosptl\nQS oC I;'EHlt hEl:t's\.\mI. er. .py
LAm\lpr~ ahAll not pe clee\l1eq tP pe A wl\iver C1f any,pJ:'elJe\".\illl]
pl;'eAQll by 'rEmAnt of <my term, OClVenAnt 01:' oomUuion of tllill
I.eAse othElr thAn thlil #dl\.\l'e of '~lenAnu to pay the PAl;''tiOl\lAr
rental 110 AOOSPte\".\, I;'egarclleaa Of ~anqtql:'d'a ~npWleclge of a\.\lJh
p:I;'sQeclin.., Pl'eAoh at thliltimaof aopelJUAnPe of a\.loh I;'ent, No
oovenant ,teL1I1 pr ooncU tiPIl of, t.hia I.eAae shAll P'" cleeme~ tP hAVe
peEln Waivecl by I.Ancllql'.'cl, qnleea alloh Wl\iver be in writing hI'
I.ancllol'.'cll npr ahl'll therapa any AOoOrq Anq eatiafaption\.l" eall
eXp:t'Elaaecl in writinq anq dgneq by l,pth I.anctlorq and TenAn~, '
l3oot!pn
13.08
UI3~ AND RETU,RN oli' amCUR~TY'PEVOl3rT
"IntEllltionAlly Oolllj;et\II
AnTIOL~ ~IV, UI~O~LL~~~ou~
l3eot;l.on
14.01
~aHANIC~' LImN/3
At leAet ten (10) qaYe before oommanoin9 any wpr~ O:t'
o~d~rin9 any mat~rialEl anq at least within five (6) gaya of the
execution of any contl'act for the aame, Tenant shai~, have ita
l]Elnel:'al contraptor, or if no general oontractol;', all paraonal
with whom ,it ctiraot;l.y opntract(s) fol'.' 1aQor, sElrvicetl, materials,"
Ell\pplil.la, equipment or other itema to ~e supplied in oormection.
with the Leased premiaea, el<eOl\te a stipuhtion Ma.i.nst r..iel1a, in
aQOorct/.\l\oe with the Pennsylvania Meolll1nios L,ten T.aw of ~96.~ I 49
p.s, seation~402 and 1403, as amencleq, and qelivel'.' the same tti
Landlord to be filed by Landlorcl in the Office of tha Dauphil1
OOunty Prothpnotary. This StiPl\laticn ahall pl:'ovide a waiver of
any"right; to file a meohanios lien, olllim or notice of il'\tent'tc
file a olaim by the oont:t'aotor or any of ita sUbopntrao1:o:t'S 0:1;'
~aterialm~n or ariypne alsa aoting through or undar it. To ensure
co~p1ianae with the foragoing .Tenant ShAll give LL\ndlo:t'cl qopies
of all eXEloutecl oontracts for labor, services I11AtE\l;'iala I
supplies, equipment or other items to be supplied in cpnnection
wit:h the Leased Premi'ses within fiVe (5) clays Of. their eXEloutiol1.
1.1" hller Landlprd nor Tenant shaU ., 1,~ li\ I! C:'ly~eohanj,os I at' .
materialmen's liens to befile~ at any time against the Leased.
37
. .,
\Q6PC\."ro\ 1'(3~(?~ 1,4o~
,
P):'el11iBll~ or ~nYP~1:t thel;'tlof in col1nl'lqtiQn wi\:h "lW wo~l\: qonl! PY
~"ndlord 01;' ~Bn~nt 01;' 0~4~a~ to PI'I donl'l py ~~ndlorq Or TanAnt..
U <lny ~"qhlien sh04.\.~ pe filect, thtl pl\rty which hl\s donI! th~
worl\: or CI\4aed the work tc be ~Ontl for which the lien hAS ~aan
C!ll'ldt ~hall promptly qtl4ql! the lien to be disohargect 0. I:'eoord
i:ly p&.yment, dl!positt pond, orLler of 1\ oOl.\rtt or othlll:'Wiae. 1\11
ccmtro.cta Cor hbo17, Qarv loea t ma \:adl\ls, Sl.\ppliElS t eq\.lipmel1t Or
othllr i\:em~ to i:la a4Pp.\.illd in oonnaction with the ~~I\aed Pramiaaa
sha.\.l cont~in a WAiveI;' of o.ny right to file a meohanica lien,
olaim or nqtios of intent to file 0. oll\im py tha oontro,otol:' or
Any of it,s S4PoontraCtOra or materio.lmen or anyone elae aoting
throl.\gh or 4nqar it and 1\ raql.\irement to axeo4te 1\ atiplllation
I\gdn!ilt MeohAn!oa ~ienl3 in a form acCeptAPle to LAndlorq for.
filing in the Offioe of the Pa4phin a04nty Prothono'lf,\~.
Seotion
14 t 0;'.
REL1\TIONI3UIP OF Pf\RT:tE:13
The partiea intent\ to oJ;'eate the rehtionl3hip of LAndlord
1\/1(:\ T1mant, anq no othel," rEllatiomlhip what!'loever,. ant\ nothing
herein shAll be conatrl.\eq to oraC\te a partnership or joint
ventl.\re, or to renqer either pArty het'eto liable far any of the
qebta or obl.!9atiol1t3 of the other party, '
I'leotiofl. U t 03
ENTIRE ^QREEMENT
T\lit3 Lel\l3e with the ExhilJita and. any Ad.denda attaohed
hel"eto I containt3 tl'le entire IIgreement pE\tl~een Land:!,ort\ and.
Tenant, and any agl"eement hereafter 111at\e between Lant\lorq anq
Tenant shall be ineffective to ohange, mot\ify, waive, raleal3e, ,
diaoharge, terminate or effect C\ sl.\rrender or abanqonment of thia
Leat3e in whole or in part I unleaa .l3uoh agreement ia in wr~t!nc;r
and 13!c;rned by )Jo'th parties t Tenant agreee that neither Landlord,
any bt'oker,. Lanqlord' s agent I employee or repras~ntatliVe of
Landlord nor any other party has made, and Tenant does not rely'
on'l anyrepreaenuation/3, warranties or pro\1\isea with respeot tlil
Landlort\ls Retail project, the Leased Premisel3 or thia Lease, ,
exoept al3 herein e~preasly eat forth. Tenant further agrsea that
it haa not acquil.oed any rights I easements or l..\;qenses by
implioation or otherwise, exoept aa expressly set forth in the
proviaiona of this Lease.
seotion 14 t 04
EfFECT OF UNAVOIDABLE DmLA~S
If either party hereto shall be delayed. at hindereqin, Or
preVentet\ from the performance, of any act t'equil;'ed hereunder by
reaaon of unavoidable clelaya I then performance of sUch aot shall,
be exouaed for the period of delay, and the period of the
'.)!" , r,' rJ1.!\l\oe 0 f any such aot aha 11 PEl "'~""'." ,l f or a period
38
"
,
,
\!I~~\~.,r'l 11(3~(9' 11~Opll"
llm\iv~lant, to t:hl'l PI'lr~9q o~ ~4ph cl\lli\Y I For p\.\rpo~la~ of \:llil:l
~IlA~~on, \.\n~VqiclA~~e clalRY~ ~ha~l ~~ clefinaq a~ folloW~1
1\, ~t:;'~~I'lIil, loCl~q\.ltl:l I or li\IJoJ:' clil:lflllt:"I1:1 I or
.. t:l1 inllPilit:y to oPt~tn ~apor, Illl\terifll~, ooal, oil, Or
othl'lr a"~t:APlu f\.le or raa~Qnaple a\.lp~tit\.ltaa therefor or the
eAil\.\~a qe the a\.lpply oe any thereofl or
o. AOt:~ of 'loci, ']overnnlant:i\l rB~trict:ion~, reg\.l:l.~t.iQn/i1 Q;"
QOnt.ro:l.liI, enllmy or hOl:lt~le 'lqVernl11ent~l ac'cion ,ci V 11 c:JQl1Il1\otion /
fire Qr qt~ar calil\.lAltYI oJ:',
, ' p, inlHilrr\.lpt:ion, C\.lrttl,tlment IiItopPAge QI;" I:I\.\~penliliqn q\.\e
to aooic\enta 01;' ~q repl\il;'~, 1\lI1!'1radonlilQr il1lprovementa in the
j"c\qmant Of LAnc\lorcl c\aliliraple Or nacalillilary to be l1lac\el or
,
E, other I1lAttars beyoncl the realilonaple oontrol of the
party opli'latac\ to p~rform,
The prcvililions oCthilil ~eotion ehall not operate to a~oUQa
TlilnAllt from the Prompt;. paYl1\ent Of rent or any otl1er PAyments'
requirlilq by \ihe te\l:ml'1 of this Lea~e,
Section
14,0,li
PLl\CE1 QF NOTICE
J\lW notice or c\\1ll1lancl from Tenqnt "to LI\l1c\;lorcl or frQI1\
Lancllorc\ to Tllnl\nt IiIhall be in writin'] and shall be deemecl ~\.\1Y'
liIet"Vec\ if ml\ilec\ py reg ililterecl or, ceL't~fiec\ mdl, poatage
prepaic\, ac\cll;'easecl tQ Lancllort\ at the aqt\ress first set forth
l\pQve, or to Tenant at the adclreas 1/irst set, forth abclVEl, 01." ttl
!'I\.IClh other ac\c\ref,lEl. al'il ei~hElr party may c\esignate .to. ,...riting.
"I'
Section 14.06
HEADINGS ANP INDEX
.. The HeacUngs and Inclel( appearing in this.. Lease are insert:.ecl
only as a matter of oonven~ence And in no way definel l~l1\it~"
oonstl;'\.Ie or cleElcripe the eoope or intent of SUch elilotions or
artioles of this Lease nor in any wayafflilot this Lease.
I. ,
Seotion 14.07
All El<hibi ts
this Lease inl\ll
appeared thereon.
EXHIBITS AND 'ADOE1NPA PAnT OF tEASE
"
, "
and Acldenc\a attached hereto shall be a pert of
reepeots as if the signatures of the parties
, ,
39
"
\~,~~\ ~a,rof \ lm(Y~ '1 14PfIlI
, ,
~fi1oj;!\Jn 1<1,10\ CON13WRUQT:I:ON ON I\PJi\CllN\l' ~REI1:I:ilE:13
,
:1:. ~ny eXCAVAtion or qther buil~tng ope~A~i9n BhAll h~ A~oU~
to ~e, mA~a on Any premi~ea A~jointng p~ ~bpVe orbfi110W thfi1
b\.1Hc\~ng (Bl in which the LeA!'lecj Pr.el1\iamll ,,\."e 100Atecl or on Any
othsr Imlmi!lqll 1n j:."ncllort\ III Ret~il projeot, 'fem~nt ElhAll Pfi1I;l!1~t
r..AMlpi;'t\, c~ 1;hfi1 O\~j aining oWner, 'Inti their rel3PE!otiye I\gentl'll .
el1)plpyeeal lipen/:lelilll I\ncl o~?ntr"otol;'ll to entElr the r..E1M~t\ l,1!;,ftmaEla
An~ t~ Ilhp~a the 1:04n4Ation Ancl/or WAlls thel:'eo~, Anclte fi1rapt
apI\C1:olc\1ng ',",Vor prClt;fi1otive~ArJ:'~qA~e," At'O"n~AM I\l::lo\.lt t:h~
tel\aElc\ )?);'emisllEl, p\.\t not!lo !\lil tPP~'eo14c\B entry t:hfi1l;'at;PI I\nc\tp
clo I\I'IY APt: 01;' thing neQl;'\lllHll:'Y Cor, I:he aA1lety 01.".p1."e/:le;I;VAttpn oC
I'luoh at:1."Uot:ure, TenAntl1l opligqttClns \.1n~el:' thillLel\ae ElhAll no\:
~fi1 at!1lfi1p\:ecl hy any !'I\.1Qh oonll\:rI.\0\:10n. OJ:' ElXoAYAtion WOl:'I~, . .
lihpl:'ing.,up, aqAr.Colt\.ing or bAr1."iq~cling. ~ncllol:'cI ll11all 11Qt; I:le
J.!AQla in AnY !I\.1ph oAl'le 1lor C\ny inoonvenie!1l=lE\, clht\.1rbl\lloe, 10"'11
01 b\.1Ainaell or Any other AnnoYAnoe Arillin; ~rom Any 11\.100
ppnl5lt%;'n9t:i6nl e~oC\YAt10n, @horing-Llp, l'Iol1ffolc\ing ol.' PC\t'riOAc\SI'l,
~Ut ~an~lorcl I'Ihall Lll'le itl'l pe~t ef!fo1."ta 110 that Qnoh wor~ W1~1 PEl
Blqlscl,it:iol.\lllyoomphtacl And, will OqLllle as litth ~noonvf!lnienoel
Annoyanoe Ancl clist\.lrp!\nce tp Te!1Llnt i\S pOllsible oondstent witll
acceptecl ~onatruotion praotioe in the vioinity,
I3so~iol1 , ;L4, 111 ACcoRD ANP ~ATJ:/3FI\C'l'IaN
" No PlIyment by TeMntor reoeiptqy f"ancllorcl of! 1\ hl5lesr
amount thAn !\nr Pl\yment of! rent or Aclclitionlll rent herein
atiPU!Atec\ shl\ lbs cleemElcl to be other than 011 I1COo\.lnt 01l the
el\1."lieet "tipulatScl,. rent 0.1.' aqclition!\l rent then qUe A. ncl. par!\blS,
no%;' ah<\ll any andorsementor stlltement on !\l1Y oheok at' any sttsr
aooompAnying any oheoK or pl\yment as rent be deemecl !\n aooord, and
l3ab!afMtion, and f"ancl,lorcl may aooept ~l\ch ohecK or PAYJ11Elnt ..
wi tho\.lt prej Llclioe to Lancllord III right to reoove!," the bahnoll. of
I3\.1Qh rent or pLlrsue IIny other remedy provi~scl in thill'):.ElaAa, At.
;LAW or in aqui ty, .
Seotion ,14,16
smCURITY INTEREST
,.' To aeol.\ra the pl\yment of 1\11 rent or other oh!\rges
oOlleotip1e as rent, dUe I\ncl to peoomedue hereunclerl and t~s
f~ithfUl pet'f!orml\nOe of the Tenant, Ten!\nt hereby giVes to
Ll\rtcl,lord a seourity interest in all property unci equipmsnt of!
Tenantl. whsther or not affixed to reAl estatelinolUcI,ing ..
aooes$ on. a. I inventory, atlooUnts l,"eoeiVablel., contr!\Clt ric;thta "ancl,
qsnsral intl\ngibles now in the LeAsedPrem aes or whioh may be
aoquired by 11'enl\n1:,' and all prooeeds of any 1n$Uranos whiohmal'
aocrue to'~enant by reaaon of ql\lTlage to or dest~otion of anY
suoh property. This seourity interest ill given in aqcl,ition to
the 1;,';I.'iCni'll,lfl(';, statutol,"y liens anti ehall br~'\\qmI'lJ..lr..;t'fet:hat'tato.
Upon r:equast of Lal1cllord, Tenant shall exeol\te Uhiform CCl1Il1\lllt'oil\l .
,,"
41
11
I'
\m~'aQ,rQI l1(~DIYI 'I4PRll
,
.
Op~~ fin~npln9 ~t~~~mBn~~ rel~~inq tQ the qforea~i~ ~aq"~i~v
in~arliult, ~nq ~nY q~l""r c!QP\.l!1\!lnt.~ neQI1~I1Ar'l to per1!apt. am\
opntin"athe perfBPtipn th~reo1!,
~l1oMCm .. ~~, 17
Pl!lfItlITIqtl~
I'
WllenIilV~~ \.l/;\ad in tl\iEl +.all!Hl the ta~1I\" liEl~e~ pe:\.qw ElhAl.l.
h~Ve th~ int\~,cAt~c\ meAning~ I
,
,1\. fJlffPf.O~P/~ Rl!lTM'~ PRO.:TmOT,1 . f.i\n~+orcl ilil c\BVa;\.PI?~r
~mVol;' l,BI1110r of vlldpIUl rBtd+ PIj'Qj ~f,lt", wi,thin tha lillrr.il'ltQwn
U:l;'l:lAn Renl!WIl.+ J,3rQjeot lIreI\ ("H~rril\tQwnl1l, in tha oentra:\.
ImdneE!'" c\il'ltr1ot; of. the city of 1I~+,riI\P\.lP9, PElnn",ylv<mia,
Inol\.lc\~~ among the retail anc\ cpmmeroial oomponant~ of said
c\evaJ.opml!nt. At'e t;he fo:!.lowimJl. '.. ' ,
1, Tum ~HOPS liT sT~WnmRR~ ~QUA~m, i", the f~rl\t pha"'B
Pf t.he ~~nc\+orc\/~Rat~il projeot, oompri~ing of ret.I\il and
QommerciAl QPmponent~ P1! 1\ QOmp+l1x lpcl\tac\ \.\pon the PIl:t'oel. 01:
lan~\:lq. \mc\ec\ by Walnu.t ( ~t.rawperry, TMrc\ anc\ VOL\rt. h straa, t.'s.
The oomplax al"'o qontalnlil two offioe towarlil, lal\l'Ied Py ~anc\lPrd
to tha commpnwetllth of Pennllylvl'\nia aml the lla1:\. 'll!ll~phclTle
qOI~Pl\ny o.f Penn",y+vania, pe:t'tain Col1UT\on <\llc\ P\.lIJl1o l\:l;'at'\El, t'\nd
Pt'\Rement area", in91\.\c\ing atorage, I\ervice anc\ ~~r~in~ faQilitie~.
'I 11" sTAAWaE;RIW I3q\1AAEl ptlJ\Slil II, il\ t.he I\eoond phalie of
the Lanc\lor.d / 101' ~ett'\il. J;>roj eot Ocmp:l;'!alng the l;'atail anr.\ j
qommeroial oomponents of a mi~ec\ Ul\e c\avalopment projeot ~esigned
to renovat.e and improve aptiroximl'\tely 1; B aor,as 9f l<\l1d p~~ia:\.lv
,bou.nc~ec\ by Mar~et, Thir.c\, and str..~Wbe. rr':(' atl:'BatEl{ ~nd, oonted. ning
tenhistol;'ioally certifiec\ sl;.ruotL\res I The retal1 oomponent of
the shoplil at strawberry ~qUare have )Jeen retro~ittec\to th!a new
. " c\evelopmen1; phase, th\.\8 e~panding the pUbUo opan I\paoe and' .
oommon al;'aa imprpvementB, and ol;'aating a nat\.\!;'al flqw into and
through the ent1t'e .jpinc\er of development pound!'lc\ Py Wal.nut, '
Mar~E\t, T\l.ird, and Fourth ~treeul\.
:J. THE:J:1:1 MARl~E'l' S'l'REET SHOPS, retail al1d ..
oommeroial aomponenta of a oomple~ l.pontec\ upon tile pet"oel of
land pounc\ed by Market, Dewberry, Blaokherl;'y anc\ a line mor,e or
lass thf\n fifty (50) feet We at of Fourth street, The cOl1lple)C
all\o oontains an offioetoWer leaaed by Lanc\lorc\to the .
Commonwel'\lth of PennsYlvania, and oerta1n' common anc\ publio At'el!l,l!l
serving the oomplex,
5, LhNDLORD'S TRACT I The tract of lanc\ ~nolUdil1q
siclliWt'\lk area upon whioh Landlo1.'c\/ s Reuail Pliojeot is liit\.\t'\ted.
c, f1\.'I1S('\I" ^ natural PElraon, firm, aaaOOil\I"'OIl,
oorporation 01" joint ventura, aa the' oase may ,be.
42
" I'
,,,
'\-.
\~~Oc,,,,ro\ \100/95 \!!Opl1
'.
E;~IIIBtT \3 ~ f,.MfPL,OIW' s WOI\~ I\NP Tf;tlMlT I S WOal~
I , Lfl,NPj'..O~P / S WO\lI<
r..An~;Lord ElI,~ll, i\~ ! \lEi flole Clo(;lt Anct expenl'1e, perform the
~n~lorq III Work. 1'1 i to rellpoqt' 1:0 I:nl1 I;e~(;ll1ct pre\l1il'1oQ ~nd .
~nctlorq/EI f\al1l\il irojoot in ElUOO \I1l\nnor ~EI 110 oOl1\ply wil:n the,
;L'Elq\\iri1l1\ontl'1 Pl! \1h iii l1:~!iIBIT, tlotwi \1nl!\:~nqinc:l the forec:loins, \1l1a-
100a\1ion, \;YPII/ Elnape, height anq nUmPer of EltprieEl pf any
)J\.\il~ing Of' too T"anqlQL't\, I1l\e looation of llha Ll1i1oElec\ Pra\1lil'1li\l'1 an!:\
Lanctlorqlll WCll.'k./ "nd \:he nutura anc\ iclenti\1y Qf \:ha ocoupants of!
~he aC\jpinin9 premiElsa E!hall be sUbjeot Uo EI"oh changel'1,whsthor
ordinary or extraprclinary, foraaeen or unforaE\een, as LanC\lord .
~hall, all anY \:ime and from til1\o to ~ime, deem \:0 >>a ctaElirable
for ~nc\lor~:f'EI RElta!l ~l.'ojeotl prQviC\ocl, nowElver/ that thEl
rallul ting LeaQElC\ l?t'omlE1ea shall pe aupstant,i!\lly equiv~lent in
u(;lElf'~lneEll'1 far Tenant lEi purpo(;lee a(;l prior \:0 Quch ohangeEl, am\ .
provided f\.\rttler ,tnat no (;luoh ohangeQ with re(;l\lElot to tl1E1 Lsa(;led
Pl;'emheEl may \;Ie maC\e after Tenr.ln\: haEI enteroc\ thel,'eon p\.\rl'1uant.
.to Par-t IJ: of this EXliIBIT, \'10 E!uoh ol\~ngeEl, or any of \1hem,
(;lMll :\.nyaUC\ate or ~ffect thb T..oal'le, exoept that LandloL'd And
. Tenant Elnalll on requelilt Py either, modify E~nIBIT A ~nd thi!'!
E~liIBIT to s\1oh e~tent aa Landlord deemEl to pe prope~ to refleot
suohonanges. I\ny disagreement whioh, may i'.\riee petween Landlo~c\
ahc\ Tenant with referenoB,to the wor~ to pe perfo~ad Py eitner
Lancllord o~ Tenant pursuant tQ \:1\,1s E:XH;l;B:J;T and EX!iII3J;T Ol'1hal;L
pe resolved Py ths deoieion of un arohiteot c\uly ~e9isterBd in
PE!nnsylv~nial designated \JYLandlord, the ooat of Wllo!'!e Elervicf.I$
snall be po~no equally by Landlord and Tenant,
Lancllord agrees \:0 providf.l, at its e~penBe, ~he fallowing
itoms I 11. "'l'urnltoy" premises of tho sllllle lovelof fini/lh all
Tenant's previous spaae 20S. Sho"ld there be a differenae of .
opinion, l.andlord' s :l"dgement IIha11 prevail. l.andlorc1 w111
furniRh two neon type Qigns, at l.andlord's oost, far t.~ant'/I
entrance and the wost window of spaoe US. t....,....) 1 1>1) "".\1. ft.tf'1,d, :J f<!:,-h/,r!11 J
, t<-.tl''l'~~i; i1t;'I'..I-'iit.1'I'b,~ ,..tlJtl!t>f,J"r("
H, TE\'I~T'S Wo!U< fn :J1t1I'od.P' ~ ),~~ '.
All workl other toan Landlord's Work, Shllll be acoomplirshed
by Tenant !\t Tenantla sole expense and in aooordanOB with the
plans and speoifioations. hereinafter referred to in this Seouion
U, prepared by Tene,nt's arohiteot in oonfot'1T\,1ty wi\:h the
deeoription of Tenant'a work and Tenant's Oesign oriteria, .
inoluding but not limited to prOVisions of the Amerioans with .
Disabilities Act, (ADAl I and Acoessibility GUidelines, (ADMa) ,
therefor set forth respeotively in this EXHIBIT and eXHIBIT"C. .
The time for sUbmisainn of ~.n~nt's preliminary and final pl~n'
and specifioations and the time for Landlord.'1l review anc:' .
45
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,
~PPJ:'qV~+ o~ !'!del p+Anl:l C\nq I:IPIIp~1!ioA~ion!'! I:IhAJ,l PII II!'! I:P+1oWI!'
'. T~nAnt I:II\A1+ elp,livqr tp I;,mHlo~q wi~hln t:I'I11 (+0) 11\Af!~.l1lil1ll1 t\AYII
a,1:t:~;' t:hll IIXIilQIIt:ipl1 o~ toaI;eAI:IIl, 'llllnAnt If! I.?lAJlI! l\m~
I:IPlloi.flQAt:ionl:l..l La,nHlorq ~OAll APPPOVIl pr t\l~APp.rqva TanAnt:'~.
;ll\nl:l ~nH I:Ipaq lioat:ion!'! within tan (10) clnYI:! of WanAnt:'!'!
cllI+ivary, XI {,Ancl.\.prq cllI:IAPPrOVIilf\ \lha plAnl:l I\nH IIPlloifiQAtipnl1l,
~anAnt: I:IOA11 hl\vII WhAt:aVIl;' timl:lthl'l pAl:'till!'! OOqp1:I1:I t:o ral:l\U:)mi\:
t:oam t:o LAnglot'~ wile I'IOAll oava ~an (1()) clAY!'! from \:Ill'l ~ilt:l'I q~
t'1Ii!lllPl1Iil'lllion \:0 ai t:oal;' ApPt"QV(l or c1bApproVII tllelq, Tllar!'!l!Iftlilr,
Any rllJf\.l.l:lmhllion 1:\01\1+ j!p\low 1:111'1 ElAlqll I:IOh(lH"lll ,TlInl\n1:l' II Wql;'~
1!0All blil par~o~lIt\ in a,oOorclAnoll wit:o t:lla APproVlIel Wor~inq p+lln.
Ant\ I:Ipel:Ji;t:iqA\:il:Jnl1l Anc\ tl1iEi E:~nIaI~ 11M 1ll~l:aIT a Anc\ !il111lll pe
qpmmllnollq Anc\ oomp.\.~~IIc\ wi~llin the tlml'l ElpI'Il:Jiei",c\ PY the pA;t:ilill:l
ha;'li!tQ.'):'lInAnt: I'IhAU Elmploy Ilonl;\ I'IhAll rliliruira it!'! oontrAotorl'l
Anc\ lil\.\bqo.nt.l;'APtPt'1il tp employ only. I'!uoh ..\.i:\pol;' ~I'! will worl~ i.l'I.
Ilf;\rnqny am\ wtt:hout o~using any hpo\:, c1iIilPut!a with aU otoet'
lapor then wOl;'king ~anc\.\.orc1's Rat:ail Projeqt, pr t:ps b\.li~c\~n~ ot'
I'!trt\ot\.\:rsl'l opnti:\ining LamUorc1'1'! Retail P):'ojsot or Any p~rt
thB1."So1: inolulUnql P\.\t not +1mitac1 to, the f;sal'lElc\ prElmil'lIil!il.
F\.\r1:hllt"lTlorsl only tllo!'!s oontraotorl'! allc1 I>upoontraot:orl> Alii havs
bsan c\\.\.\.y .\. osnliet\by tha a"thority having j"rbc1iption oval.' tine
Appl;'opl;'iat:a pl;'ot:asliion and Whioh are Ilopprovsc1 PY Lllon~lord maY
PSJ.'llot"ITI /lny portion ol! Tsmmt I 11 NOl;'K. for TanAnt ,in ot' upqn the
~IilA/ilst\ prsmhsl3, .
, 1\ll ftx:t\.\1.'sS, oqrpsting I lighting intlill;'1or wllolllJ lWAU
fin~shel'1, I'1torafron'~ I'Iign!'!, qnq other ltemEl nptliplilq~f1.Bd above
!'\I'! wi:lrlt to bs perfOt"ITIl'lcl by the LancUorcl a:rEl "the t'espol1l:1ii:lilit:{ of
the Tanant:. . ..
III. R~MEPI~S FOR TENANTISFAILURE OR D~LA~ TO SUBMIT p~a OR
. . . . . . I
PEIWQRM \qOiU<
, ,-.
If Tlilnant: t:aih or omits to MItE! timely subll\b!'!iol'l to .
Lancl10rcl of allY plans or speoifioationlil, Qe];aYI3 ,in Iilubmittinq or
1iI1~PP1Yi.ng informationl del~YI3 in giving authorbatio. ns., c1alA:{E1 in.
performing ot' oomplet ng Tlilnantls WorKI or in any manner delays
or intel;'faras with the performance ot Lanc\l.orc1's Work, or'hilll
to open'tor buainess .on the COlnmenoemant oats, Lancl1C1rcl, in
ac\c\ition to any Clther right or remec1y it may have at law Clrin
equity or which l1\ay be provide~ elseWhere in tills Laase, ma:{
pur.aua eit:ller ot ,thlil following remedieSl '
A. unt.l.1 .Tenant shall have oommlilnoec1' Tenant' Ii Work,
Lancllc.t'd may give Tlilnant at least tliln (10) clays' wdttlill1 09t108
that if a liIpeoitiscl fail"re, omiss10n.01;' delay is nou oUted by
the datEl. stated in suoh noUoel this Lease ahdl be oanoElled and.
ulilrminatEldl as of. ElUO~ date, w t:ho\.\t prliljucliplil to Lanc11ord's .
rightl3 hereuncler tlhat:" if a speoified falJ.ure, omission ,or C;\lilla:{
il3 not ol\rec\ by .the data ~"i",ablrl ill slloh notioe, th111 LElllll& shan
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p~ Q~nQ~le~ anti t,e~inAtBg, ~e oC ~"Qh q~ta, witno~t p~aj"~~Ce t.o
Lanqlorg'~ vigllte llere\.\nt\ar/ . . . ..
~, ~anglQrt\ may/ aftar wvittan notioa oa ita intant~on tR
qOIlP, at ~an~nt'e ooat anti aKpan~~, inol\.\l.\in;, witho\.\t ,.
~~~it~tion, eKpense aor a\.\ohovertime as Lant\lo~q's a~ch~tept may
qallm nePII'H~a1.-Y, procee4 wi to tOil aompletion Of "ny elllJh .,~lAna or
ap~cifip~t~pna o~ wanAnt'a WorK, ae the Palle may pei Anq'a\.\oli
parao, ma,', no. e, PY, Lanc\~o1it\ ehA,ll have thCil,eAllIe ef"f, apt here\.\m~e, r A'"
Utile qll!\ireg plana ,apaoific~tiona, info1.1I1At.\.on, ~pprovall . .
a\.\tliori~a~ion, wor~ Or othllr aotion Py ~anant hael palln qona all
h~rain t'eq\.\ira41 fQr 1'\.\011 Pllllpoae, Landll:l!;'c\ may anter \.\pon the
Leaaeg Prem~aaa Ang ta~e PQaaeaa~cn thereof anc\ of all materiala,
appu'anoaa anc\ el;l\.\lpment thereon anc\ \!IIIP~oy a\.\oh otllet' .
Plmtraotpra and aulllJontraotor13, all I..ant\lorc\ may elePt, to .
CC111\pleta ,'l.'anant' 13 Wor~, ant;\ 'ral1l~nt IIhall ~nc\emnify anc\ ho~4
IAm~:\'or.c\ harmle'all from any lhllUity thl'\t, may pe ~nC!\.\rJ;'eq tllerapy
to 'l'enantfa ol=mtraC!tol.'S OJ:' liI\.\lJoontraotorsl Lanc\lortl may re~\.\ire
Tanant tc! pay to Lanr.\lorc\, aa ac\C\itionl'\~ rent hereunder/ tile CQl'lt.
to ~anc\lC!l.'q of complet~nq the I..saaad Pr~milile~ in accor4anc~ wit.1l
tile te~a and prQVisions of ttd,f,I )"..eC\,liIe over and a)Jove whl.\t WO\.\ld "
havE\lJe",n f,lur.lh cOat hac\ therE! peen no, allch fElill.l!:'e/omiAdon or
tla~aY' ..
IV, oWN~~SHIP Of IMP~OVEMEN'l'S
upon tile e~plration or earlier terminat~on of tills Lease ~or
any J;'eaeon, all fi~tUrelil/' equipment improvementlil anti
apP\,\1."tenanCeEl attachadto or puilt tnto the Leal3ec\ IJrambee ~n
'aucll a manner as to beoome par'!:. of. tile freellold, whether or not
py or at tile elCpenlile of Tenant/ shall )Jecomo anc\ rE!lIIain a part of
and be liI\.\rrendered with the Leased Pramiael3, e~oapt that x..andloJ;'d
may elect to l.'aquire Tenant/ at 't'enant's e~penlle, to rem~ve any
or all of Buoll f l)(t\.\ree, equipment, improvementlil and '
app\.\rtenances and Tenant shall restore the Leaaed Prem~liIea to aa
good conc\ition aa e)Ciatedat the cqmmencement Pate, norma~ wear
and tear excepted, AnY furniture, furniellinga and other artioles
of movable peraonal propel.'ty owned by Tenant and 10C!ated in the
~eaaed premise.s, shall be and ahall remain the property of 'l'an. ant
and may be removed by it a,ny time duriM'the term of this ):,eaae
so long as 'l'enant ia not in default of any of its opligationa
under this Lease, and the same ha,ve not beoome a part Of tho
freehold, and so long aa a\.\oo removal. shall not materially affect"
Tenant'u ability to uss the Leased premises and oanc\uot ita
buElineElS aa provided herein,. provided eha,t if anY of 'l'enant'a
property 'is, removed, Tenant $ha13. repair or 'pay the ooet of '
repairing any damage to the Leased PremisesreElUlting from suoh'
removal, '
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\lijP~I~~,r~\ 11/301?l 1 I~OP\1
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Exm:B~'I' p ~ RUj'..EI3 ,ANP REQUf,.A'UOtll3
'I'l'lnAnt w~ll~I:l~~e IW all prOV~lltonll at! the r..,eL\EH\ 11M in the
filven1: Cl: ~ny oanCliq1: pstwelln the t:SJ:.1lIIl qt! thellil R\.\!aQ anq
Raq\.\+ati'1nQanq the Ll'lL\lle/ the prQvillionll of the Le~QIl /lOall
q!=lntl!"'1l,
t I f.,am.u'1l!"t\ liel""I~"VeQ thl'l right to eXP~\.\t\e 1;rom L!\mllort\' 1'1
Rat. ail. !?rojliPt at any t.irnei oQmmellPinc:J. one 110\\1:'. a.f tel:. T.,e. nAllt ,
C1Cleee Or 1/l re~iret\ t'1 oP/le itq r..eI\Se~ ~l;'ElmteeQ fol;' P\.\eineee
wi.to the P\.1pHPanq I'lnqing onl'l ho\.\r I:leforll 'I'enant OPl'lrlll Ot' ie
r&~irl'lq tCl open itQ Leaeet\ PremiQBQ fol;' p\.1/linl'le/l with the
pullUol any perQClIl wh'1 t\OSE! nqt pl;'Bllent a paQQ hQ\.\I'lt\ py
.l:iant\J.qrt\, l.In1eQQ Te!1fmt 01;' its author-heel reprl3Qentative !I'!
PrefilGlnt: at f.,alldlClrt\'", Rl'ltaU Projeot alld QPsoificalJ.Y rl3q\.\I'IIlt:!i
tllll1 eeolu;oity pll1l;'/lonnl'll. to atlmit /lny 1!I\.\01\ pel;'QOn. 'l1enant wUl be
l;'eepClneib!s fOr the oontluot of any pel;'QOn at\rnitted to tile
Landl'1l;'t\ I Q Ret:dl l3t'Clj aot qUI;' ing Q\.\po hol.lrQ fo:\:'wh!ah 'I'enant
ret=.(\\e!iltetl a PaQIil '1l-" req\.\eQt!3d the Ileourity pel;'QOnnel to atlmit
Quch pl'Il;'!ilon to f.,L\nt\J.ortlls Retail Project.
<I. L/lnt\lord l;'eSl'lrveEl the Iiight to oloQEl aM. lteep 1Qol~et\ ,
any alltl a13. entranoes and exit dool;'s of Lanqlordls Retai~ Projeo~
Antl gAtSQ' or tlocrs of an~ parking I.\reaQ thtlrElof cll.\t'ing l3uoh hol.\rl3
aB L~ntllord mAY q~em to PEl advisab~El for nOEl I.\qsquatepronsction
of Lantl1Clt;'d'll Rsta i1 J;1l;'oj eot anti aU tanants thElt;'dn,
I; . '..
J , Lanq~Qrti rEll3srveQ the,rigot to exolUcle or expsl from,
tha Lantl;Lol;'ti'13 Re~ail Projeot anyperElOn Who, ill the j\\cl9lllent of
the La\lt\;Lort\ / is !ntox!oatec\ orUl1Qer tho influenoe of li<<;(llot;' Qr
clru",Q,or who shal;L in Any manner do any Aot'in violation ot! the
rulel3 ,/lncl reguJ.atioll/O of 'Lancllord / El Retail proj sqt, ,
,
4. L/lnc\lorq reservel3 the right to waiVB any ,rule in any
" PArt.ioUlar inQtanolil or as to any partioular pel;'Elon or oocurrenoe,
", Landlol;'c\ fUl:'ther t'eserveEl the right to amend or resoind any of
thaae ruleQ or malts/ amentl and reeointl new rl.lles to the a~tant
LAnd10rd, in i tll QOls j Udgmenti, dsemQ l3ui taplEl for the Qafauy I, "
oare and oleanlinass of Landlol;'~ls Retail project antl the conduot
of high standl.\rdB of mer.ohand.lsing and l3ervibes therein. Tenant
I a9r.Be~ to ,oonform to, suoh new or amentled r\llall upon reoeiving ,
written notioe of them.
6. Nhenevet' an~ l\Otioe / approval, qonQent, request I or
election is giVen ,or made pursuant totheQe RUles l\11c1
Re91.\1ations, it Qhall be in Wt'iting. No OOMent 01:' waiver,
e)(pressed "I: ,implied, by Landlord 01;' Tenant to or of any. braaoh
of 'any /:.:ule ot' regulation sh/ll.1 pe oonatrUli\d aQ a uonQent or
waiver .';If any other breaoh of. the <;lamB Ot' any othel~ rule ot'
regUlation. Whenever any approVa~ or uonshnt by Tenant is
,49
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InOC\u,rol 1,/30/V' II~apll
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Q~rQ!islYrElll4iraq by 1:hllse l~,~les <wI RII9U~Ationll, ul1a APprqv~~
01:' Cpnllen~ Qllall not: PI'l wii:hlwlc\ l.\nrIlASonAply,
a, In pperating the LeAseq ~ra~isell, inpluc\ing stprags,
SllrV~CQ Anel/or' office Afallsl ~enllnt Agrees to APiqe bY the
l!p.uPW1MI
A, oontluct ii:s pusinesa At al~ i:imaa in "pPorc\anoa
wi\:h this ~BAae, in A rep4\:nble manncr consistent with the
highlilst mllrohA!ltlising Anq Elcl;'Vioa stantlArtlQ, anq QO t4f1 tp Ilolc\,
. establish anti ~ain\:ain a high reputAtion ror L~!lt\lort\'s ~et~i~
projectl
b, oontlupt its pusiness only untlar Tennnt's trac\e
name as sat l!ol:'th above unless otherw~sa agreed to by ~nc\lQrd,
0, !lot permit, allow Or oause any pUblio or ~riv~t6
auptiO!l pr any firs, smoke, "going ollt of pl\siness", banltruptoy,
sheriff OJ;' raoa1VElr sdaEl without LamUort\'1l Jildor. written
consent I ..
d, furnish "nt\ install all trade l! btUl;'ea and
permittec\ signsl
e.
merohanc\.i.sel
parry a fllll ant\ oompletll stoo~ of seasonable
f. maintain atlequata trainatl ant\well~groomatl
perQ9nnel for effioiant Qervioa to ouetomerQ anti present itself
'anti suoh personnel to cUlltomars anti the general publio in suoll
mAnner nsto be a oratlit to Tenant ant\ Landlortl'e Retail prcjso~,
g, neither uaa the Common or Publio l\reasfor
b"llineSB purposes without Lan~lorq's Drior written conBentnor
canvas"" Bolioi t. or petlt\le bllainess or t\istdbute anY' handbilla
or other advertising or written or printed matter in such Areas,
or use or permit the use oi! atlvertisit\CJ metlil1 ",uch as U<iJIl1:s,
loUdspeakers, phonographs, public adtlr!ilss system!il, aound . ..
ampl~fiel;'s, radio, or broatlca",ts within such Areaa or the L_aaec\
Premises so aQ to be visible or audible in Bl10h AreaB, ot maks, ..
permit orauffer to. be mat\e within ths Leaset\ Premises anY'
. unreasonable, unusual, Objeotionable or disturbinq noises,
vibrationB or odors, of any type, or interfere with the ocoupanta
of any other part of Lant\lord's Retail projeot and the building .
or struotures containinq suoh Project, or wibh their gU!ilsts or '
invitoes or peraons using the Common and pUblic Areas I
,
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h. oonform to Landlord'", oriteria for store window
diSPlaysi. ohange displays monthly and keep suoll diaplays and '
signs fU ly illtllllinated for at leaet the minimum \lours o~, daily
nt",\~atiol'l of Landlor. d's Retail Projlill"l\ "1'1 wel.l as on"a11 daYII
w\len s~oh Projeot is open and/o~' kept illuminatet\I
60
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\fifip~\~"r'l l'/~PI?' 1,4o~
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t tU!il1l plumbinCJ f i~tm;'!i!il onll' for p4rpoSe!:l for whipll
~lleY Were qll~iqneq, ~nq ~ll 9AmAqeq ra~4+~inq ~~om Any' rni!:l4qe Of
s40h fi~~41;'1I~ Py W~n~nt or its servants, employalls, aCJlln~s,
c;n~lIs1:ll, UPlln!$ees pr inv it;el'ls !illlall ba pqid fo!;' ~y TenAnt I
j I ,llllitl1f;1r rnAr~, paint1 droill intq or in /.Iny we,y
dllfaClI' ~ny palit of tl1e LeAsed Prenl salO or Lamllorq IS RlltaU '
~I;'CljIlP'\: npr pora, q1-\t,Btr~ng or !:Ilips wires thllrein e~pept Wit:11
~f\l:I+Qrq / s pqnsent I '
, . - ... . .. ,
~, nClt pring intCl Clr ~lIap in or ~bout tile Lea!ileR
~remi$es or tne p~lio 01;' common Areas anl' bicyoleSI vehioles q~
anirn~ls Of any ~inq or. pe~it Tanant/s agents, servants or'
IIrnplClyeee to qO sOl
1 t I1fi1i thar cook, nor pal;1l1i t p'qo~ing to oqp"r qn the
Le~sed ~rami!ile~ wi~hout LAndlordls prior writ:tsn conSent I
m t Mitl1ar l:lr!ngint:.Cl nor I~eep upon Lanl:\lqrq / s Reta,11
pr, o:laq~ or the Lea!iled ,Premi!ila!il any flammllPle1' cO,mblll~tiplel h, ,tgl\l,y
tQ~lo, cqrrO!iliva or eXPlosive fluiq, chemioa or sUP!:Itanca for '
resala pU;PO!ilas without LAndlord/s prior written approv~l, nOr
!ilhAl;l. s1,\oh mllter~Alli l:le l\:ept in tile !,easad prEllTlhefJ a~cept tl) t:ll\'i\
ElX~ent pel:'l1lJ.1:ted py law IInd than only wi t:h Lamllqrq I S pJ;'icl.' "
w~itten consent I ,
, n, when cloliing the Laa!iled l?l:'slTli!:l es , clolia anq look:
All w~ndcws And doors so as to prevent Aocess Py "n~uthori~ed
persons I and
c, uJ;lon taking pos!:lession of t:he Laased I?ram~ses,
furniSh Landlord with II after-hours" emergEmoy telepnone nUmI:Jer,s.
7,1 !,lIndlorq reE3erveE3 the riCjht to remOVe from t:1\a Leaaec\
Pr,emi",es any maohine I instrument, or appUance raql\ir!ng the Use
ot: qas or eleotrio ourrent thAt Tenant mllv have had installed,
attacnec\/ or Prougllt into the ):,ealled Preml!:les without Landlord's
prior approV!ll, ,LAnl.\lorq may oharge the cost of such J;'tlll1oval anc\
any damage aUatAined theral:ly a's Cldditiqnal rent., atLandlClrq/~
option, inunediataly or with the next mont:n / Ii rent payable' undst'
1:l1ia Lea"e t "
u. Landlord may limit tile weight, size and position: of all .
safea, fbtllrea and other equipment: Used ili the Lellsec\ Pt'emisas.
If Tenant requires elCtra heavy" equ,ipment, Tenant anall notify
Landlord of SUch faot ,aM shall pay the oost of struotural '
l:lracin9 tQ at:loommodatesame. All c\amaqa done to the Lealiu~d
'Premises or LAndlord/E3 l~etail I?ro:leot by installing, l;'emovinc;( ,at' ' '"
maintaining extra neavy equipment snall be repAired at Tenanu s
expense.'" " ,
51
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9, All lpA~lng an~ 4nloa~lng o~ gpp~~ ~hall~~ 4on~ pn~Y .
at ~~oh t~~~Q/ in th~ ar~~~, an~ thrO"9h th~ ~ntranp~~ ~~~~gn~~a~'
nor ~~oh p4rppqa~ py ~an4~er~, P~liva;y or ~hipping o~
m-r~hanq~~~, ~"Ppl~~~ anq fi~t"ra~ to anq from ths ~aaAaq
~'l;'!1mililaq klhaU pe !!\.1pj alrtt to a\.\ch J:\,\laq anq rqg4;\.Atipn~' /!,q in
I.anqlo. rq I. q .1". ~9Jl\. 8. n. t ar!1 napelHIA1;y. e.er \lhe proper .opa. ra.t.i...PrI 0.#. \lOa
~ea~e~ ~remes~ anq ~anqlorq/a ~etail ~rojeQt, ~anqlerq qh~ll
00..1; l:Ja. !:'a.!!ppnd.Pla foo!:, wat;p. hing or ~afa~aep~ng any itlllll1/i1 ".
qeliveJ;'aq PY pr pn P8hal.ll of ':Vanant;, ..'
~o. Wh~o\.1ghp"tt;he tarm of t;hi~ ~aaqe/ T~oant; wil;\. 1~~ePI at
i t~ sqla op~t l\nq ~lW~nlila, the +.eMe~ Pramil!ea / . inpll.\q111CJ '.
merphanqi~e anq merohan~isa qisp;\.aY~ anq any a1;prage qr ~s~ica
aJTaas oPol.\p,tec;\ PY fJ.lanan1;/ oll.'lan aM in gOOq oonq~t;ion aM orqsJ;'/
AM frae oil in!'l8ctQ I vEl!.1t11n / roqents anc\ other pe!lt!l, Tanant;
shall \.1!lEl, at i1;~ eOle,cp!lt an~eXpenBe, s\.1oh pest; exterminat;1pn
oon1;rao~eli al! ~andlPr~may qirept anq at I!l\.1Clh ~nts~al!il as
~anqlord maY'rB~ire,
1.,1.. No raflllilB, trash or gC\rpagEl ehaU rema~n~n tOB LElA!ilBf;t
Premi"'lil!il a~tar norna;!. operating ho\.\rl'!, .. RElf\'\"'El, tra"'h and garpage.
ElhAll not;pe .vidpl.fi1 to thEl puPl!o cl\.\:dng the pperatiml nOlll'''' o~
l:.anq~o:t'q/I! R~t:ail Project al1cl nothing shall pe thrown or, !lwept:
C\.1t of the Lea",ed Prami",es. Landlprcl l'el!e~es the right: to
aElseEl!il a fine of ~~5.QO for eaoh ino!qent where Tanant/ in
~andJ.orql'~ oPinionl illlpropa!;'ly cliaposEle of 1:,rE\ah or places
~nacQep1:,abla,matElr~Ala in common ancl P\.Ibl.!c Araa",/ ,10aqin9 qOC~S
and dumpstera ;';l'he f ~ne !3hall pa clue owl payable within thirty
(30) qaYEl after Tenantllil receipt of notice tnereof. The ftmo\.1nt
of the fine may pe ohangeq Py Landlord frol1\ time to time anll
1101:,ioa thereof aant to Tenant,
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li:~m:B:tT Ii: ., ]i:MPl-P'lEll1 13T~TEiMli:t1T
~~~~ Qt~t~m8nt ~Q prgy~4Qd to dPo"m~nt 19W ~nd mqdAr~t~ inQom~
QlIIp;\.qY8~Q wt\gl18 j gpl1 Wara ~1J;'a~tl1d ill whg1a orin \,Jl\rt ~11 ,*e
!;'11~4J,t qf Ul:'PI'" PaYaJ,o\,JlIIIJot f\I:Ition Qr~ot ~QQiQtl\no!1 ",urqyicl,acl, PV
t~ll o~tv oil IIAl:'ri!1Pl.Irc:r ~n!i tile uni.tl'ltl 13\:<\\:.1111 PepArtl1l11nt of
IIq"ll~nq ~"cl, ql:'PAn pllyeJ,gpmeot,
~18AQll tlelp UQ PV pl:'oyi4~09 \:hll follgW~nq ioform~tionl
I dg hBl:'apv oal:'1:.Uy 1:.Mt I
Am elllployed by , ----
COll1pAIW Nf\me
" qr.ll1lpAny Mcl,reQ!:I
My :lop titll! iQ
oity I3tAte
;t pec::JAn el1lplQ~ellt At t.hia \oo~tioo on (tI~t.e)
lIlach employeo QhoU14,incl,i9&te tha number of l?el:'a'OIlQ UY~ng j,n
t.heil:'hoUQ9holcl, ancl, whether total houaehr.lltl inoome 9~oe!1d~ or
falls'pelow t.he lil'lt.ad fiQura for tbeQi~e bouaeholdl
.
cheo!t one I ltoueeholtl siZe
, Ch13o!t On131 l\,\oome T.,eyel
1 perllon ToMl InOqme ia ___ ~pove ___ ~eloW ~:!.6, 600
~ pel:'eOne 'rot.al Inoome ia Aj)oye Below ~la,960
--- -
3 peraonl'1 Tot.al Income ie ru,oye BeloW ~21,360
-- -.'
-- ' 1\ pel:'eona Total Inoome is ~bove ,Below ~23,700
,- ,-
6 pel:'aona Total Inqome ie "J\boVe llaloW $26,200 '"
-. -- ,
Ii peraonl'l Tot.al Inoome' is Aj)ove BaloW $26,66.0
-- ---
7 parsona 'L'ot.a:!, Inoome ie ~boVEl "BeloW ~2a,160
- ---
,
B Ol:' more Total' Inqome is Abova ___ aa:!,ow $29,660
-
t)al:'sons
r!
:!; oal:'ti1:Y t.hat this 'information ie trua and oorl:'aot;
1i1mployae1a ElignatUl:'a
city 01',a1\a
Zip ooda
Add.l:'BSS'
_,(_I
rcnlfl'phClna No.
Date
64
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Exhibit B ,\\
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\~S~~\u,r~\ ",mm lI~QplI
!iUl\.RANT"l OV-1I8IiH
lfflE;MA~, ~1:r"WPIl1:'rY I3q\1!.\I;'t:! PeVt:!~gl?\lIt)nt qgq.lpr~j:ion r n ..
JillI""II~+ v"n~!.\ qOl;lloJ;'l\t;ign (" t.Antl~ort\") anti QAl v~n Ii .IlM PJl.;p~ ~,
ITQl1~"Qn Q~ ;1.(11$ ~i\lI\1:~P\1I11" privet KIIPh~i~.~~r\l/ Jil~ :l.711IHh
("lJ,'lInAn1:") Pt'opOIl~ 1:0 ~n1:.l1\r into " !:tEla$t:! (the "t.li\alll1" It wi.1:h
J;'allpect; to cll~ain pramili\B'" ~OQ"tBt\ within I3trawper.l;'y ~~~I;'Q,
H"t'~iIi\P4t'9, PBnnll~~vanial anti .
lfflllll\lnAl3, t;111! t.arwUortl IlAI'Il."t:!f\lllet\ to t:!ntElt' into the ",aiel
t.8Alle "nlelle the \lnt\er$igned Guaranj:oJ;'s 9\1aranty the t.ElaIi\B, in
the manner Ilel;'einaftar set forth,
NOW, 'l'1iE;R]jHi'O~ r to ine\"ae the t.l\nt\lQ1;r.I to entl'l%.' il\1:o the
t.eal!le, th!'1\lnt\eJ:siqnee\, hat'I,d,I1After refert'ed to AS tht:!
"Q\.lI~t'antot'$" I for \lood Ancl vEll\.lllPla oondtlet'at,ion, tht:! aC\eq\1acy
011 which is hel;'e\:ly ac!tnowledgeQ, Ami with intent to pe 1Ia9al;J,.y
pound/ <:loee lWt'eb~(' "grae,
. 1, (a) The Quat'antora unoont\itionally gUaranty 1:0 t~!'1
t.anellot'eI and the euoqe$$01;a And aaeigna of the t.Andlot'tI the fUll
ancl pUnq1:ualparfol;manpe and o\:laervanoe, \:ly the Tenant1 of all
l1he ,term$, oovenAnta and oondi tione in the t.ealle conta neel on
Tenant/$ pa~t 1:0 be ~ept, per~ormeQ or Q\:l~erveel. .
(\:l) :If, at any Ume, clefaul t ehall pe made \:ly ,t:hli!
Tenant ill the perfarmaocli! 'pt' OPsarvllnoe of AllY of the tarm~1
oovanantll at' condition~ in the Le~ea oontllined an the Tenant/~ ,
part t.o pe ltapt, perfoX11leel 'at' opaarvatl, the Guarantors~ill !tee\;l/
,perform antl.opaerve the same, a$ the oaee maY pel in place and
~tead of the Tenant, anclupon fai~u~~ to clo, in addition to all
othe~ remeclies avdlable at law anQ eq1.lit:y, Landlord shall have
t.he dght to confoes jl\dgment; on\:lehalf of ,and. against; t.hli! .
GUArant.ors in ,faVot' of I,anellorcl fol;' all amounts t\ue he:t;eunt\E\r
~it.h intersl!lt, ooatl! and att.orneY'1I oommisdon of ten percent
(10!ll) using this Guaranty of,Lel\se or II oopy hereof ae authQ1:ity
fOJ: such, aotion, , "
:1, Any act of the Landlor:tl, or the sUcoesr.lo);'s or al!leignEl at
, the LandloL'Q, oonsist.ing of a wt\ivet" of I1ny of the tel;mElot'
oonditions of the Lease, or the giVing of any consent, to any'
matter or thing t'elatingto the l.el1se, or the \1ranting of Any
indulgenoes or extensions of time to the Tenant:l\l1aY \:le elane, '
wi tl10ut notioe to the Guarantors ancl without reileasing the, "
obligations of the GUat'antot;'s het;'eundE!t;'1
3, The obligaUons of thElGllarantorshet'eundet' shall nat be,
released by tancllorQ/s reoeipt, llpplioat.ion OJ: releasG of
seClurity (Jiven far theperfol;manoe and opsa);'VanoB ofcovenllnts
and conditions ",in the LBaEle oontainecl an Tenant / iii patt to be
performed or observed I nor by any lnodifioation of the teas., but.
in case of any suoh modifioation the, Habilit.y of th. GUarlll\tot'EI "
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"sDQl4MH 11/~Qm 111,0"",
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~n~U pa tI~"II1\IIt1 \1I\JtI~f ~atl in i\oop\:dl\m:lf.l w1\;h \;nll ~ltrmQ nf!lnV II"~*
l1\~tI~~ip~~ion of tha ~el\Qat
,
4, 'l'ha lii\l:l!+ity o~ \;hll QUIlt'!\n\;ot'11 hl1\:a\mtlQr I1nl\l1 in m~
w~y \:Ie I\ffsotatl ~y (a) the releAQQ or diQPh~r9a Pf the 'an~nt in
!lny pratli~prQ// ~lIoaiv"rQhip, pl\nKruptpy or othar procaQtling~,
(l:l) tha iI1\Pl\i~nant, limitl\tion Or I1\pqificl\ti\Jn of the liapi+~ty
at tna Tanant at' the allltl\ta cl! tha 't'anl\nt in IHHIKruptoy, Qr of
any., t:llI1\Gtly for tnll enforCSnlBnt of the TanAnt/ II IIAid lhp~;1.ity
untler thll ~aAaBI ra~"lting frcm tha operA\;ion of Any prallent at' '
t"t\~ra prov,iaion of the NAtionAL aAnKr\.lptcy ^ot o,r otn,er IItat"t8
qr fro\ll the qeQidcnin Any oot\J;t, (0) ttla l;ej'ecj:.,j.cm pr
tlial\feirm~,noe of the LeASe in Any Quch,prooeQ,tlinga' (d) tOe
~8.ignment or trl\nllfer of tna Lealie l:ly ths Tenl\nt, (e) ~nY
tlillAl:lllity or ether defenlle of the TanAnt, or (f) the oeQllat!cn
from I\nyOl\\.Il1e whl\tl1Qever. pf the lial:li1ity of the Tenant.
6. until all the covenantl1 and contl!tion" in the LaAlle an
the TanAnt/1I pArt to be perfOt11\IIt1 And ol:laarvetl arS fUlly
pet'fot11\etl and olJl1lerveC\, the Quarantorl1l1 (A) ,ahaU haVe no right1
of sUbrogation agl\inl1lt the Tenant \:Iy rea, son, of ,any payment~ .or'
~ot. pf pA~~ormanoa by tha QU~ranto~a in oompliance wj,th tn~
oblig.l\ticna of the QuarantorEl ha~euntlor I and (b) Il\~borl;\in~tell any
~~abi~~ty or indebtaC\nellEl of tha Tenant now or herEll\fter held by
the Q\.Il\rantPrEl to the cblig~tionEl of the Tenant to the LAnd~ord
under the Laalle.
6.
renew~l
thereby
Thill G"arl\nty shall Apply to tOft Leasel. ~ny e)(t~m,lion
thareof anQ tc any holdover tarm folloW ng the term,
granted or any. extenElion or 'renewal thereof. '
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7. ,Thill Quaranty shall constitute an ^g~eement of
suretyanip as well ~s of Quaranty and, except as herein set
forth, shall ccnstitute an absolute and \.Inconditicn~lundertaking
by the underPigneQ as sur-ety with respect to pa~ent and
performance by tho Tenant. The liability of the Quarantcrs .
hereunQer shall be direct and may be enforoadwithout Landlord
be~ng required to ~ssort to any other ~ight, remedy or security,
~nd this Quaranty shall pe enforceable against the Quarantors,
their heirs and assigns, withcut the neoessity cf any notioe of
aoceptance of this Guaranty or of the LanQlord/s intention tc aot
in reliance herecn, all of Which the Guarantcrs hereby eKpressly
waive I and the Guarantors agree that the validity of this" .
Quaranty shall in no Way \:Ie terminated, affected or impaired by
reason of ,the asserticn or the failure to 'assert by the Landlord
against the Tenant, Or any of the rights or remedies reserved
purSUAnt to ,the Lease or any other doouments securinq the, Leue,
it; being expressly a'qreed that Landlord is not required to .
exeroise any cf its righta or remedies under the Leass or under
any other document eecuri..." 'tl,u Lsase before Landlord may pursull
its rights hereunder against the Guarantors.
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'n ~b~ ltQm:t of ~l'immo" 'I~R~ "of mlm~J,hl Cltrnmtu,. tht1n~v(b"n'R
fi'r~lwnF-RI\Y SQl1ATll~ IlEYllLOPMllNT ,'1,"'8 I" " ' ' 1)8
00 vOPAT10N .,' '. '.., ." , .
t 11'1.. 'No'R11'1' ',3~"rl' s"t/'\i~;1'''''''' "",,,,,, NfltI, 'I' ,', I , " "",""",, "" ,1',"" 'II"" "
I . , .~ APPEARANCR FOR P~^TNTIFVI
'~^Rh~a~~2j~,2,~^" \7'ib'R'''' "" ",' " , ~\cNr:riS, HA1,1,M~I\ ,~ NUR ICI<
I~y 1 1/, S'I'I\PllrLNfiON MA'l 'fl 1r':S t ~sq; ,
OAl,VlN JOIlNsoNY~nrl SIIAI\ON " .
JOIINSON d/h/.n OUE.pNIQUR 81~~lA~lfi APpEARANCE FOR DEFENDANTl
"rO~"UOll'l'nbll:ll(p\'\1Vf.""""""" ~\cNI\Efi,HAl,l.Cl\ ,vI t1PRI~I< ',"
7 r, Ily, F, s'I'rq)lIrq~soN MA1 TIll ~ Esq,
"~l,\p,II(l~,mSMM",,I'i\, ~"Q,~L,,, ",," ' "' t
p~Jl.'l'lFlOt\'J'lQN all nOO~lll'l' ~NTnrlllll ANn lUnQM~N'l'
. J, ~hll IIn~llnl",,'Ii rl'fl~honlltny of tho Ollllrt llf Oommon 1'11l~' llf Jl&IlIrlIllI C:ull;y, l'enn~~lv"n'", !Ill h~te~f
ullr\lfr III.~ Ihll fllllllwln81~." f\lll, Irllll "nil Ullrf'llll~ llllpr of Hill !lnab\ ,en\rl~ In \1111 "hllVllll"ptlll\lellll"atlt .
'~~~_~.~ 23 ,'t I)Q8 On OOll1ph\lnl llffla Jud(loft1Qnt uP
1ft\' cm11~7~I_t~~~~AM~t In J~~~~~~$t11, 671 t 20
WVil'\I\ll ~l ~1\\~~/~J'1I\9 WMroo. ()f
Altonw.Yj ~IOOI ii!l1hlIGl1'"l.1"ll,"",~ ' - "' .------'
IlnYl\IJI~,_ r.flpTI'i';,,~~" . Wlll~I\1~no'$~1(\1'l1l\W1 '
0\0,' , fQlTlIUl~Il\'
~1 qlll plllmh qmtj Itw1mJU, \WlIl.wdl
Ul\I~I"IlU 6 2 3 1'0) ~ 8 _Q~ 3 I 50 r I ~1 t
S'l'EI'lmN II t fARINA, pRO'l'llONOTARY
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, ., PI ,A IN1'II'II ' ,
I 'urther certify that judlJTllent '!V.. ellterf,fllll '.vor of, , , "~I , , , , , , ! ' , , , , " , , , , , , , , , , , , , , , , , , , , I ""'"'
STRAWBERRY SQUARE DEVELOpMIINT CORPORATION
I I , , .' , ' , . . , I .' I,' , i I . , . I I , I , , , , , , , , , , . , , , I , , . , . l , . , , j', t , . , , I I I , I I t I , , , , . I '.' ~ ' I , , t t , . I . I I , ,. t ',I . , . I I I I
'DEFENDANT., ' .'
And.ga'nlt'l" I Ii ,Itll' I'. lit" 'I Ii' t, 'I III I."'" It It I" It' ,'i.I'I'I I"'" "" I' 11,1'1 I"" II"""
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", 23l:d . d , JUNE 'AD1998 I II I"
on " UII . r , t , , , , I , , , , , I . . , , I' " .y 0 ,. I , , I I , , I I I . , I , , . I I . , I I. I I I I I I t I I ,_ n ~. ( c&ae < n , lit "rno"n~
01, , , I , I lIt' I I . . ,~~,J; 11~ ? ~, 'I ?,~ I , , , , , I , , , ,", I , I , , , , 1 , I I , I"~ I I I
, . ,
I>rolhon ~ 20
"
uau, l.'I/1\UliWI\j( '1'0 r.\')~11'1,^1tI'1' w/lWH ~'~'J'I'\:11 'AIlI; t.'OHtI'l'lllIC'I,^HI/(.'I,^/kll\l! O~j;!'11!1I1 'l.lIlIW\
f;l'l'RI\WlllullRV flQlJl\\Hi: IJIolVI'll,()PMio)N'I'
COR PO Rl\'l'l ON ,
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Cl\lNIN 'JOIINI3O, N elpd PIIl\lWN ,JOllNSON, I
d/b/cl ClJPI-NIQl1IU IlU,L,lllHPS, . I
1)liJli'I1INPI\N'l'8 I
1'I,I\IN'l'IP'[i'
IN'l'lIru COUII'I' ()Ii' cOMMoN PI,1Ul\fJ
l'!IIMllllill1,l\l'IlJ COUN'I'Y, PnlNNI'lYINlINl'lI.
v,
NO, DO-]D12 CIVIL
CIvn I\C'l'l'ON
IN CONl~mF.JSION Ol~ ',JUIXIMliIN'l'
p~~mNO~W~' ~~WmR WX~H Nmw ~~~mR AND
COUN~mRCLAXM TOOOM~LAXNT
,,1, I\dl1\.1.ttBd,
~~ , Adm:!. t tad I
], Denied, 'J'he bl.lfJinesL1 offioe clclclrc,lf.lf.l .i.a 505 StraWb(~rt"y
PqUAre Phops, HArriaburg, pennsylvania,
4, Admitted in part,
It is believed that the address listed.i.n
,
Paragraph ~ is inoorreot,
5, Ne:l.t:hel: atimi t ted nOl: denied, '1'he leal3e speaks for .i.tl3eH,
6, DenIed, 'l'he pel:oentage ohArge Is based on grosl3 l3alli'S J.n'
.'
BxaBI3S of $338,2130,00,
. 7, Neithel' admJ.t; t ed nor denied, '1'he leal3e speaks fa]." .1. tl3e 1'1: ,
8, Ne.i.the.l: admittod nor denied, 'l'ho lease spealcl3 for itself ,
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9, Neither admitted liar denied, 'l'he leaae I3peaks for itaelf ,
10, .. Neither "dnd.tted denied " '1'he lease speAkl3 for i ta~11f,
nor
11, Denied, irQJ: the reasons hereinafter set forth, the amount
due the l'lainl:.1.f.f is less than tho ElmOunt requested,
12, Denied, Defendanl:o fElilureto pay is due to the Acl:iono of
,the l'laint.i.ff .111 faiUng to honor its obl.i.gi.lUons uncler the Lease,
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13" lIdml U'. ml ,
1'1, lIdml I: I: ~lrl ,
15, 1'010.1.1:1101.' [1(1I11:1I:I:u\1 !1D): den.led, 'l'\\n Ollm:nnl:y nponl\p Em:
I'
19, l\clndtted,
2(), Il:irJ'den:l.ed thnt pofenc1antfJ owe \:he amplmt olcd.med for ,the
reasons heroini.lfter Bot forth,
21, lIdlllltted,
22, Denied, DefonCli.lnta Eailurs to PilY the chargofJ in quel3tio!1'
has not beei, Intentioll/'ll, .but W<li3 CE\l\fWd by Plain\;iff:'13 aonclqat; <Is
hereinafter set forth,
23, Denied for the l:ei.lSOllS hOl:oiO<lf(;er set. forth,
2'1, DOllieq for the J:ei.lBonfJ hel:oini;, f tel.' Bet forth,
25, l\clmi t tad,
2u, I\dm.1.ttad,
WllITIRrWOlm, Defendanta pray that PlaintHf' f3 Complnint "gail'li3t it
be d.1.Bmlased, ,
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,l>lIilW MA'l'Tli1n and. COUNTmnCI,AIM
. 27,' Defendc\ntB .1.nCOl"pOl:ate by ref:erenoe the clVel:mel'1ts of'the.1.r
Petit.1.011 to Open ,Juclgment filed in this' CloUon on lIugust 10, 1990,
- 2 "
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V:alR:I;;IJlX01\.W;ro;w
:r, C\Il.vln ,:lol1l1uol1, vorllty thill: tho fJl:q\:olllr1nl:p e)o\1I:f\.i.\1ed .1n the
fOJ:(~go.i\1\;J ^1'lPWl~J: W.1i:h"Now MI-\I:tOJ: 1\lId (!ounter'ol'l.1.11I fire t.rqe ami 001:1:80\:
to the J)(lSt oj: lilY JC11oW1edge,.1.nfOl:IIl<l!;J0\1 <\\leI bel.1.s!', I 1.\I1liorst<\nd that
fCllur;! lltllb1111(j\1t:B t:herBin Ill'O l11ildo S\.\bjool:. to thB peni'\.lt.1.ef.l of: 10Pa,C,S,
R4~0'l, rolat:J.nU to lI\1tJwor\1 J:c\lfJ.1.f.1.ofll:.i.on to Clt\t:ho1:.1.tie<:,
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~XI~llllhlll iII1111l~\\W I~ I'UIIIlll'u(l, PIiI.llllllrdul1lu~ Ihu llVOI'llWlllll ~Illllllliwd III PlIl'!llll'llph 17,
I H, 1'1,,111111'1' Iii wllhlllll 11111'11010111 kl1nwlullgo Ill' 1111\l1'l11l1l11l1111l1hl'm Illwllol' llllIII Iho
11'11111 Ill' wnwll>' 111' Iho IIWl'Illol1l11 CI1I1111111011111 PIII'Ill\l'lIph I H Ill' Polbl1l1l1lll~' MIlIIIlI1, 'I'l1lhll
IlXlol1ll1ll1ll1l1l1lllllWI' I~ 1'1l1l1l1l'O(I, 1I11111~lIlolllhlll propOI' cllmplllll1l~ Wlll'o mllllpll1 11111111111'1' IIh(111I
.. IIw 1111 1 IIIl 111111 vlhl'lI\11l1111Y PlllolHIIII1I11 1111 1111 III ul'lullllwl>' plnp\, PIIIII1I1I'1'I1I1I111llcu Ihlll.
polbl1l1l1l1l11 holluvlllI PllIll1lllrWlIlIl11 vll1ll1l111I1I1I'III1Y 1~1\~lllllnlll1,
II), '1'111111111'1' III wllhllqlllllfllllllllll kl111WIIlIll\Plll'll1lhnlll1l1nl1l11lhj'll111 hlllllll' 1111 III Ihll
1I'II1h 111' wrnollr 01' llw nWl'llllll1l11 IlOl1lllllwllll1.Plll'lIl\nlph II) Ill' 1>1l1011111111111' MIlIIIlI1, 'I'nllw'
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IlXlollt Ihllllll1l1l1l1Wol' III 1'1l1l1111'01l, Plnll1111T 1I1l1111l1l1l1ll1l1'lll'1111l11111 1l1l11111111011111 PlIl'lIl\l'lIph II),
20, .l\lImlllo(l,
21, 1'111111111'1'111 wllhll\llllllfllollllll kl1owlclIl\Il11I' Il1fhl'mlllllll1l11lbnll 1I hili 1M 1111 10 1I11l
1I'1I1h 01' wrnolty of' tho liwl'l1l1ll1ls o0111111110111111'1I1'1Il\l'lIph 21 01' f)llI'ol1l1l1nlll~ MIlIlIlI1, Tn tho
oxlol1l thllllll1l1nsWCI' IH 1'0\]1111'011, PIIIII1I1IT donlos thollWrnllllllH 01111111111011 III Pnl'lIl\l'nph 21 ,
22, I\lImllloll,
23, j)ol1lod nil sll1loll, PllIllIIII'f',IIIl'l1ol1 ol'rllOlVOI' toollClIllIllll'S !Ii II 1'(lHllllnl'
IJolblllllll1tS' O\lHt01110l'H dIl11111l\h1l\ (hol11 by I'ldll1l\ 011 Ihol'llllll, l1y IVIIY nl' IIn'thol' III1SWIlI', tho
~Hollllltnl' SICpll WOI'O IIl1ly nccllHlllblulll1d IIl1l1ddltlnl1l1l11tllll'onllC to tho HUOlll1d lovolls Wllhll1,hlHI
nlow luot 01' IIWOHOllhllol',
24, I'Inl11111'1'Is wllho\lt llllrnclol1( kllnwlodl\1l nl'll1lb1'l1111111111111lhl'l11n bollol'llll to tho
tl'\lth Ill' vol'nohy or tho IIVOl'11101lls C0l111111101l11l 1'1I1'1l!'\l'lIph211 nl'polondllnlll Mnllon, 'Tn tllo
oxtonl Ihut 1II1I1I1SIVOI' 11I1'01lUll'od, It Is dll'nlod Ihllt PIlIlntllT lookod IIl1lHltHldl,l donI'S 10 Sll'lIwhol'l'Y
SqUill'll lind/or dontod II1lllccoSH hy ()ol'ondllnlH ClIllllll\101'H to thoh' hUHltlollH 01' WOI'O 1111111
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1'0HpPI1Hlble thl' Olll1H1111! II 10tllllPHH Pl'l'e\'\ll1llllH 10 Dul'oIHhll1\ 1IIII'II1U IhPHo III1WIl,
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2~, i\\lmllled,
2(1, pUlllu\IIIH Illllle\\' IIIH dOll lUll Ihlll 11111111\11'1' 101l1l0d IIpl1\JO Ip II \lpmpolll1U ppol
1111111111'\l1l\lo, hllll'lllhol' 1'111111\11'1' 101lH\1(1 IIPII\l,U 10 1110 ell)' 1,1H1Il1l0, II IIpol'llI hnl' wlIl\l1l IIllhll\l\III~I'II)'
II1HtllllolltWIl 01' IIH'IlU \l1l111 Ilpol'll\ed pP1l1 IlIhloll 111 Ihull' 01l11lh1l1l111110111, 1'111111111'1' IH wllholll
Hllni\JI\l111 ~l1owlo\lllO 01' Il1lhl'll1l1llnl1l1H III whelhel' Ill' I1pllhlll 1I\l\l1l11 WIIH Iho 011\1110 1\11' 11l1)' d\J\Jlhw
1I1110l'oI1dllnlll 1'0\,011\10H, Illl\\'lJ\'lJI', 1111 pol'ol1dlll1tll' 01l\J11\01\J WIIH pl'h11l1l'lI)' 11111101' 1110 10llnl (Irll1~lnll
lillO, It IH d0l1lo(III\II1 1>0l'oI1dll111 1I\II'I'oI'\JIIIII1>' InHII nil II 1'0Hnll Ilrllw openhlll 01' tho Clt)' 1,0\Il1Uo,
\1)' WII)' Ill' I\Il'lhol' III1I1Wlll" 1l0l'ondlll11H IIpooll1onll>' ro.lu\llod Iho Idoll 01' 1I\l'lnlrlnu n lIeol1l1o III
1I0rve IIlooholl\l huwl'nllOIl 1111 Iholl' PI'1I11111')' ollonlolo Willi IlIlllor 21 >'enrll Ill' nuo,
27, 1'1 nl 111 11'1' III wlthont 1I111'11\llonl ~nllwledllu PI' Inl\1rmn\lpn 101\11'11111 hollol'lI11 In Iho'
.. Il'nlh Ill' wl'lIllll)' nl' tho IIwrnW!1IH \l\ll1ll1hwd 111 Pnrnlll'llph 27 or 1l0l'oI1dlll1lH' M \1\1\111 , To thu
oxlonllhlll 1111 nl1I1WoI' III rO(llIlrod, I'lnll1ll1'1'donloll Iho IIWrll1ol1lH ool1tllll1od 1111'1II'IIurnph 27,
2H, Plnll1tll'f III wllhoul IIl1rnolol1t kl1owlodllu or 1111\11'11111\1011 In Ihrm 11 holloI' nil to Iho
1I'II1h 01' Wnwll)' of'lho IIWl'IlWI1I11 onl1tllll1ed Il1l'nrnlll'IIph 2Hof ))ol'ondnl1ll1' Motlol1, Tn Iho
oxlol11 \lUll nil nnllwer III I'eqnlred, Plnll1tllT del1lolltho n\'orll1enlR oontnll10(lln PIII'IIg\'llph 2R,
. 2\), Adll1lHod,
30, Admlttod,
31, PIIIII\\ltT III Wlthllll\ llul'l1olenl kl1owlodge nr Inlhrlllllllol1 10 limn II belief nil \0 tho
t\'lllh 01' Wl'lIolt)' ol'lho II\'llI'llIol1lll o\ll11nll\od 11\ Pnrngrnl1h 31 of Dolbl\dnl\llI' Mo\lol\, To tho
oxlon\ \lUll nil nl1Hwel' III roqulrod, 1'11111\111'1' del1lolltlw IIVerlllOl\tll oOl1llllnodlnl'nrngnlph 31,
:\2, PIIIII\\lI't' III wlth\lu\ lIurnolonl kn\lwlodgo Ill' 11\1111'11\II\lonlo limn n bolioI' nil 10 tho
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