HomeMy WebLinkAbout00-06081
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HAMPDEN CENTER, INC.,
Plaintiff
IN THE COURT OF COMMON PLEAS
CUMBERLAND COUNTY, PA
v.
NO.OO-wO~1 ~
CIVIL ACTION - LAW
LANCASTER MATTRESS COMPANY and
ANDREW G. MILLER,
Defendants
NOTICE
YOU HAVE BEEN SUED IN COURT. If you wish to defend against
the claims set forth in the following pages, you must take action
within twenty (20) days after this Complaint and Notice are
served, by entering a written appearance personally or by
attorney and filing in writing with the Court your defenses or
objections to the claims set forth against you. You are warned
that if you fail to do so the case may proceed without you and a
judgment may be entered against you by the Court without
Complaint or for any other claim or relief requested by the
Plaintiff. You may lose money or property or other rights
important to you.
YOU SHOULD TAKE THIS PAPER TO YOUR LAWYER AT ONCE. IF YOU
DO NOT HAVE A LAWYER OR CANNOT AFFORD ONE, GO TO OR TELEPHONE THE
OFFICE SET FORTH BELOW TO FIND OUT WHERE YOU CAN GET LEGAL HELP.
Cumberland County Lawyer Referral Service
P.O. Box 186
100 South Street
Harrisburg, PA 17101
(800) 692 -73 75
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NOTICIA
LE RAN PEMANDADO A USTEP EN LA CORTE. SI USTEP QUIERE
PEFENDERSE PE ESTAS PEMANDAS EXPUESTAS EN LAS PAGINAS SIGUIENTES,
USTEP TIENE VIENTE (20) PIAS PE PLAZO AL PARTIR PE LA FECHA PE LA
PEMANDA Y LA NOTIFICACION. USTEP PEBE PRESENTAR UNA APARIENCIA
ESCRITA 0 EN PERSONA 0 POR ABOGADO Y ARCHIVAR EN LA CORTE EN
FORMA ESCRITA SUS PEFENSAS 0 SUS OBJECIONES A LAS PEMANDAS EN
CONTRA PE SU PERSONA. SEA AVISADO QUE SI USTEP NO SE PEFIENDE,
LA CORTE TOMARA MEPIPAS Y PUEPE ENTRAR UNA ORDEN CONTRA USTED SIN
PREVIO AVISO 0 NOTIFICACION Y POR CUALQUIER QUEJA 0 ALIVIO QUE ES
PEPIPO EN LA PETICION PE PEMANDA. USTEP PUEPE PERPER PINERO 0
SUS PROPIEPADES 0 OTROS PERECHOS IMPORTANTES PARA USTEP.
LLEVE E8TA PEMANDA A UN ABOPAGO IMMEPIATAMENTE. SI NO TIENE
ABOGADO 0 SI NO TIENE EL PINERO SUFICIENTE PE PAGAR TAL SERVICIO,
VAYA EN PERSONA 0 LLAME POR TELEFONO A LA OFICINA CUYA PIRECCION
SE ENCUENTRA ESCRITA ABAJO PARA AVERIGUAR PONDE SE PUEPE
CONSEGUIR ASlSTENCIA LEGAL.
Cumberland County Lawyer Referral Service
P.O. Box 186
100 South Street
Harrisburg, PA 17101
(800) 692-7375
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,
HAMPDEN CENTER, INC.,
Plaintiff
IN THE COURT OF COMMON PLEAS
CUMBERLAND COUNTY, PA
NO. 6o.t..on ~ l.u-.
v.
CIVIL ACTION - LAW
LANCASTER MATTRESS COMPANY and
ANDREW G. MILLER,
Defendants
COMPLAINT
AND NOW, comes Plaintiff, Hampden Center, Inc., by and
through its attorneys, Law Offices Stephen C. Nudel, PC, and
respectfully files this Complaint as follows:
1. Plaintiff, Hampden Center, Inc., is a Pennsylvania
corporation, with an address of 444 Park Avenue South, Suite 302,
New York, New York 10016.
2, Plaintiff is the owner of real property known as
Hampden Centre Shopping Center, Carlisle Pike, Mechanicsburg,
Hampden Township, Cumberland County, Pennsylvania ("SHOPPING
CENTER") .
3. Defendant, Lancaster Mattress Company, has an address
of 431 Harrisburg Pike, Lancaster, Pennsylvania 17603.
4. Defendant, Andrew G. Miller, is an adult individual
with an address of 431 Harrisburg Pike, Lancaster, Pennsylvania
17603.
5. Defendant, Lancaster Mattress Company, is a Fictitious
Name filed by Andrew G. Miller. (Lancaster Mattress Company and
Andrew G. Miller shall hereinafter be referred to as
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"Defendant") .
6. On or about March 10, 1992, Defendant, as tenant, and
Plaintiff, as landlord, executed an Agreement of Lease for 2,400
square feet of commercial space known as Space A-1 located in the
Shopping Center.
7. On or about December 5, 1996, Defendant, as tenant, and
Plaintiff, as landlord, executed a Lease Modification Agreement
extending the Agreement of Lease and changing the location of the
original space to 3,280 square feet of commercial space known as
Space E3 located in the Shopping Center ("PREMISES"). (The
Agreement of Lease and Lease Modification Agreement are herein
jointly referred to as Lease.) A true and correct copy of the
Lease is attached hereto and is incorporated herein as "Exhibit
A".
COUNT I
BREACH OF LEASE
8. Paragraphs 1 through 7 are hereby incorporated by
reference as if set forth at length.
9. The Lease provides, inter alia, for the payment by
Defendant of base rent ("RENT"), percentage rent, a pro rata
share of common area maintenance expenses, insurance and taxes
("ADDITIONAL RENT") and, in the event of a default, interest,
costs of suit and reasonable attorneys' fees.
10. The Lease provides, inter alia, that all amounts unpaid
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by Defendants shall bear interest at the rate of 18% percent per
annum, but not in excess of the maximum legal rate.
11. The Lease provides, inter alia, that in the event of a
default by Defendants, Plaintiff may accelerate the Rent and
Additional Rent through the end of the Lease Term.
12. The Lease provides, inter alia, that "if suit shall be
brought for recovery of rent or any other amount due under the
terms and provisions of the Lease because of the breach or
because of the breach of any other covenant herein contained on
the part of the Tenant, and the breach shall be established,
Tenant shall pay the Landlord all expenses incurred therefor
including reasonable attorneys fees".
13. Defendant has defaulted under the terms and conditions
of the Lease by failing to pay Rent and Additional Rent due and
owing for the months of September 1999 through September 2000.
14. The outstanding balance owed by Defendant as of
September 1, 2000, is $9,470.93.
15. Based upon the foregoing, Defendant is liable to
Plaintiff as follows:
Amount Past Due
Interest
Unpaid Balance of Instrument
Attorneys' Fees Estimated
$ 9,470.93
$ 1,704.77
$ 96,076.65
$ 1,500.00
TOTAL
$108,752.35
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WHEREFORE, Plaintiff requests this Honorable to Court to
enter judgment for Plaintiff and against Defendant in the amount
of $108,752.35 interest, costs of suit and attorneys fees.
COUNT II - ALTERNATIVE
BREACH OF STIPULATION
16. Paragraphs 1 through 15 are hereby incorporated by
reference as if set forth at length.
17. As a result of the default by Defendants, Plaintiff
filed a Complaint for Confession of Judgment in Cumberland County
Docket Number 2000-1140.
18. Thereafter, Defendant filed a petition to Strike or
Open the Confessed Judgment.
19. Thereafter, the parties entered into a Stipulation
whereby Defendant agreed to pay $10,499.85 by August 1, 2000 to
satisfy the Rent and Additional Rent past due and avoid further
litigation. A true and correct of the Stipulation is attached
hereto and made a part hereof as "Exhibit B".
20. Defendant failed to remit $10,499.85 on or before
August 1, 2000, in violation of the Stipulation.
WHEREFORE, Plaintiff requests this Honorable to Court to
enter judgment for Plaintiff and against Defendant in the amount
of $10,449.85 plus interest, costs of suit and attorneys fees.
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Date: ~'t' fJJJ/rl, '/..c:t::Y:>
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Respectfully submitted,
LAW OFFICES STEPHEN C. NUDEL, PC
W.
en C. Nudel,
Att rney ID #41703
Mark W. Allshouse, Esquire
Attorney ID #78014
219 Pine Street
Harrisburg, PA 17101
(717) 236-5000
Attorneys for Plaintiff
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lfAMPDEN CEl'!TER, INC.
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LANCASTER MATTRESS COMPANY
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Section
! Section
',~ Section
<; Section
'; Sectton
" Seepon
Seepon
Seetlo"
See t.ton
Section
Section
Section
Section
SectIon
Sect:ion
Sect:lon
Section
Section
Section
Section
Section
Section
See t. i,on
Section
Section
Section
Section
Section
Section
.: Section
Section
Section
Section
Section
Sec t ion
Section
Section
Section
See t ion
Section
See t ion
Section
Sec t ion
Exhibits
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AGREEMENT OF LEASE
~
rremises
Term
fixed Rent
- ' Percentage Rent' '!
Gross Sales'Define4
Additional aer\' ';
Conunon Areas . . ;
Const~~c~;on Of r~e~ises
Use . ! ~ . . . : I !
UtH\tles .'.. 0 , 0
Rules and Regulations
Chan~e o~ Improveme~ts by T~nant
Repairs and Maintenance
. WaiveI:' of Liability 'py Tenant
Indemnification and Insul:'ance
Signs .
Assignment and Sublett.ing
Rep~ir After Casualty
Condemnation
Landlol:'d's Remedies Upon Default
Discharge of Liens
Liability of Landlord
Rights of Landlord
Subordination to Mortgage
No Waiver by 'Landlord
Vacation o~ fl:'emises
Memorandum of Lease
Rent Demand
Notices
, Applicable La.... and Construction
FOl:'ce Majeure
Landlol:'d's Lien
Quiet Enjoyment
lIolding Over
Brokers
Captions
Val:'iation in Pronouns
Lendel:'s' Approval
Secudty Deposit
No Income Participation
I1azal:'dous Substances
Binding Effect
Acquisition of Shopping Center by Landlol:'d
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1,2
Legal,Description of Shopping Center
Description of Premises
Landlord's Wor~
Tenant's W01:k
Rules and Regulatio~s
Signage
. Lease Guaranty
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E.!.ge No.
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LANDIDRD :
LANDLORD'S ADDRESS:
l'ENANl' :
TENANT'S ADDRESS:
TENANT'S TRADE NAME:
PREMISES,
USE:
ca-MENCIiMENT DATE:
RENTAL CCMolENCEMENT
DATE:
TERMINATION DATE:
TERM OF LEASE:
ANNUAL FIXED RENT:
IOClN'l'HLY INSTALIMEN'l'S
OF Ii'IXEIJ RENT:
, PERCENTAGE RENT:
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REFl!RENCE PAGE
PREPARED Februarv 28 0 1992
IiAMPDEN CENTRE
Hampden Center, rnc.
clo CenterPaint Properties, Inc.
5881 Glenrldge Drjve, Sujte 140
Atlanta. GA 30328
LANCASTER MATl'RESS CfM'ANY
431 Harrisburq Pike
Lancaster, PA 17603
Lancaster Mattress Comnanv
2,400 6qL1are feet (see Exhibit "BIl for outline of Premises)
aka Space -k:L (30' frontage x 60' depth)
For the sale of the fo llCM'ing described merchandise and
services and no other:
Retail sale of mattresses. bed frames, headboards and
directly related accessories.
tBFsh 1, lSlCl2
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01 joinf app...h/'.zl ahd .5lgna,fl1re.r
Thirty (30) davs after Corrunencement Date
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t) :'(]'u.g 'Jl1Q..l&- mentfls-, beginning cn theXommencement nate"
and ending on the Termination Date (unless sooner terminated
pursuant to this tease).
December 31, 1994
Lease Year l...S 9.600 per veal ($ 8000/sf) [4/1/92-12/31/92]"1
Lease Year 2...$24,000 eel' year ($10.00jsf) [1993]
Lease Year 3,00$260400 per year ($11000/sf) [1994]
Lease Year 1.... .$1,600.00 per month
Lease Year 2.... .$2,000.00 per month
Lease Year 3.... .~o .00 ner month
5 % of Annual Gross Sales 1n excess of:
$4950000 (Lease Year 1)
$4950000 (Lease Year 2)
$4950000 (Lease Year 3)
INITIAL ANNUAL
PRlMlTIONAL FUNll COST: ~
TENANT1S PRORATA SHARE: 1.0517% (premises/228,192 square feet)
SECURITY DEPOSIT: $30200000
REAL ESTATE BROKER
DUE CCMo1ISSION: t-bntqomerv Real tv Cannanv
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IZ/.11/92.
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'*' Dr prtd'Q""'el ..c1"'4~ t'RLnfa.1 L.:J\"nm~".:.e.I"ht.nt Dafe. tb
.".,. or '/?e.nt./ c..ot'n"!"'nc.<I..,..~nt Dat.... f'o 12-/31/92. Oo.!J.1tfo
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Reference Page - 1 of 2
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RENEWAL OPTIONS;
-L option for --.L years.
ANNUAL FIXED 1lEIlT:
Lease Year ,.....$28.800 per vear ($12000/sf) [1995]
Lease Year 50....$31.200 per vear ($13.00/sfl [1996]
IIDNTlILY INSTALIMENTS
OF FIXED RENT:
Lease Year ,... 0 .$2.'00000 per month
Lease Year 5.... .$2,600.00 per month
-L % of Annual Gross Sales in excess of:
$'950000 (Lease Year 'I
$'950000 (Lease Year 5)
PERCENTAGE RENT:
OTHER ITEMS:
1. Tenant shall not be required to pay Fixed Rent or
Additional Rent for the first 30 davs of the Lease Term
for the purpose of tixturing p~emises ( "Fixturing
Period") . RCMever, should Tenant open for business
before the end of the 30-day Fixt:uring Period, Tenant
shall ccmmence paying Fixed Rent, Mdt tional Rent, and
accruing Percentage Rent as of the date of opening.
20 Tenant shall pay one-half (1/2) FiJ<ed Rent for six (61
months foll~ing the earlier of (a) the end of the 30-day
Fixturing Period, or (b) the date of opening, as
determined above in Paragraph 1 (IIRaI f Fixed Rent
Period"). Tenant shall pay all Mditional Rent and
accrue Percentage Rent during said Half Fixed Rent
Perted.
The Reference Page information is incorporated into and made a part of that certain
Lease (the "Leasell) made and entered into by and between Hammen Center, roc., as
Landlord. and Lancaster Mattress COTl'lDanv, as Tenant. In the event of any conflict
between any Reference Page infonnation and the Lease, this Reference Page shall
contrQl. The Lease includes Exhibits nAil through "G'I, aJl of which are made a part
hereof. Unless otherwise provided herein. all capitalized terms contained in this
Reference Page shall have the meaning ascribed to them in the Lease.
LANDLORD ,
TENANT ,
IlAMPDEN CENTER. INC.
LANCASTER MATTRESS CCMPkW
BY,
Inc. ,
TitlV~/l;!~RP
Dated, /Z!odtf 'I . 19.2L
By:
Title,
~ esident
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Reference Page - 2 of 2
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LEAS~
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TIlTS LEASe" matle\'an~ .entered. into between
~1l\Mf~G" ,.~EN'.!-'E~.' " I~C." llS l.andlont ;Joil
'r,llNl"Jl!=:'I'R1l MJl'M'RR~~ l"nM'PAWV' as Tenant evideoces the
followlng un4e~standlngs Bnd 'ogceements. The Reference Page attache~
pereto, including alL terms: deftnet.j' thereon. is incorporated as part of
this Lease.' . :...'. ,
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WITNESSETH, ~hat fo~ good and va 1 unL le cons idera tIon; cacl' to'
tile other to I\antf paid. tile receipt wher;-eof Is hereby acltoowl edge'.! , t!\e
rartles agree 85 follows;
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Section 1. (10) 1.andlord leases to Tenant anil Tellant rents horn Landl'~n~
t~;;;[ses having the frontage 'an:1 '.!epth indIcate,1 on the Reference
Pase (all" '.!imensions herein are mea.!illrcd from center of the \Hll t to
~enter of the vall tor all part'y ~illls llrlll fr-om the outside face of llq
cxtedol:' \-Il.ltl!l nnll sto~c' tronts). located Jo the hllJldJog (the
"8ul1dlog") c';lmrilonly Itf\O\/O as Hampden Centre ("Shoppina Centcl''').
The ShoppLIlG: Center is more particll}arly describejJ by metes iH\l1 hounds on
EKh(b~~ 8l;.tached ',eret(} a(\cl ma{le a rD.rt hereof by reference,
(L) The Premises are outllne4 in red on f~!!l!d_L.:!!.:: llttachetl
I\ereto and made' a part Il~reof by ~efet"ence. "Tenant's Propot"tior1ate
Share" as llsed in this Lease shall mean a fcactJon, tile numerator- of
'Ihich is the gross leasable llr-ell of the rL'emit::es nnd the denDminatar of
ItIhich J s the gr-oss leasable' AF"e'~ of the Shoppj n9 Center, Prcllll ses are
cross-hatched o~ .Elthib"it "n" attaclted hcxeto. Lantllc{L"d'S cat,:\\liltiofl of
Tenant's Proportionate Share is as, indicated on 'the /lcfcrenee I'agc:
Gr-oss leasable area of the Shopping Center mcnIls all ground floor area
contained in tbe ShoppIng Center, dc!OJgnatcd for tenDuts' cltclusive
occupancy.
".n
(c) Landlord .expressly reserves (i) the use of the cx~~x.ior
rear and siJe I'alls aiHI roar of the Premises and the exclusive use of any
space betueen the ceiling of the l'remisks and the fioor above Ol' the roof
of the IhdldJng, (il) the rig\l~ to install, maintuIn, lise, repaiL., and
rep1.ace the pIpes, ducts, 'colll!ults. 'and lIires leadJng Jnto or- ",running
throngh' the Premises (in locations 'lhleh vill not matedal1y Intedere
\lith Tennnt's use thereoO, (Ft) dIe rigilt irl its sole nnd absolute
discretion to expand, enlarge. 1l1ake alterations or additions La, and to
huild additIonal storIes. on, tile Shopping Center and to hllild other
builllings or In:'pn)vements on the Common At"cns (as hereil\nftc~" <Ic,f.Ined).
to transfer anJ remove Tenant from t1H'; rL:emi5cs to aLlier e tenant"
space of equal .area and ~qllivalef\t. re ,\e ShoPldl\& Ce.nte.r.
(Landlord shall bear the expens transfer OL' rcmoval as \Iell liS
the expense' ot an ons or' afterations necessary to mu\o:e the nell
#ipace C II stnntIally in arfilOgerlent nnd layout Idth the l'remlses
'!'he vtlhin reSCL"Vlll1cns 1n fllvor of l.Dodlord Are
in additIon to tile rights ~r6nted t~ Landlorcl uncler- Sectioll 23 Ilcr-eof.
. mill
SectIon 2. (ll) The tease Term shall he as indIcated on the flefere"cc
.. '. r;g;:--The term "Colllmel1cclll~ot Date" inenilS the dilY llfter l.alldllH',I's \lock
an the rremlse~, 'as 5peclf~cally set: forth In ~~~!~~_!! hcreol', lJill be
. 'completed to the elc~ent rees'onL\}.lly reqllh-cd for thc InstnlJ....t!an by
"Tenant of Tenaot's fJ)(turc.!l, fur-nl:.ldngu 111,'1 cqlliprnCll1: or- If 110 llOrlt Is
to be performed' hy l,andloru 'p,il.sllanl: ~o ~~S,.!:..!E.!'--..J! lun"caf, on the Ilote
\iey!> arc deli....!l.'l."ed to,Te.nD.nt by }.tHHIlo'Cd. Lun<11oc<1 !>hll\.\. I\otlfy TeJ\llol\t.
in vdting o'f.>-~he date on lIhlch Land~orll's \lor-Ie on the rrendse:l has been
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or 'till! be. completed 8~t\ "0(. ~he COmtt\~l\ceme~t
endorse ~Ms Lease, to ide~tify ,the day.
Con~e~cemeq~,Dnte actually Q~curs.
, '
Date.. the parties agree to
month and 'year that tile
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Section
pa'rths
Landlord,
the Term.
(b}. If ~a~dlor4 ,'~s required to pedorm
B he!-"eof I wIlen the actunl COllunencement Date
will promptly ent"er' into a S'u'pplement to
stiplllatlng the Comqteric.ement. Date and the
work pursuant
is established1
Lease) prepared
Expiration Date
to
the
by
of
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(e) The term "Lease Year" as used herein shall n1~'lln
calendac year fcom January l to PecembeF 31 t except tlle f lrst tense
shall begin on the Commencemen.t Date aod end on December 31 of the
the 1.ease commences, an'd the last' tease' Year shall begin 00 January
the last year of tile Term .ao~ end an the Expirntion Date_
,:' (<.I) Landlor<.l hereby grants t6 Tenant the right and option to
extend the Term of this Lease for the; option periods indicated in the,
Renewal o'pqOl) Section of ~he {leferen~e' Page (each a "Rene.....al Terln").
Tenant shall noqfy Landlord in vriting of its election to extend this
, '1 l--ease for each ~enel{al Te~m not'ie.7s than l (C)^lIIonths nor more than I three (3lf
, : twelve (12) months prior to tJle. e)(pir~t1ol1 date of the then exjstlllg
term. Each Rene\lal Term shall be upon, all of the terms, covenanls, and
condltJons of tills I.ease except q\at the AnnuLll Fixed Rent nnl! r~(centnBe
Rent payable dllL-ltlg t1uch Renewal l'~rll\ silo! t !Ie LIS set fol"lh 1n
Sections 3.(d) and !!..i.!l hereOf, respecqvely. Tenant shall have 110 dght
to e)(tend or reflew this J-.ease iF it Is, in default her-eullder at Lhe tJme
of giving its notice of renewal. nor shall any rene\-/al notice be
effective if Tenant ~.s i~ defaule bereunder as of the first day of the
extended term which was the supjec~ of SllCh notice_
the
Year
year
I of
FIXED RENT
Section 3. (a) Tenant agrees. without. notice or dem.1,;d and \-,ilho\lt any
deduction or setoff, to pay to I.an'!lord, at Landlonl's AJdress t;!lO\{1l 011
;!~he Reference Page. or tit such o~her place as Landlord nwy designilte, as
8 fixed mirdmum rent: for qlC Premises per tease Year, the Anmw! FIxe(1
flent indicated on the 1tefer-ence rage for; such I.ease Yeal- 1.11 fixed equai
monthly installments during each Lease Year equal to the ~Iontl~l\y
rnstallments of Fixed Rent indicated on ~he Reference Page for such Lease
Year, each ~10nthly lnstallment of fixed Rent to be payable in a<lv<-lllcc on
the first day of each month during the Tel:'m. 'renant agrees to (lIlY to
Landlord, if assessed hy the jurf.!lJict10n In whIch the ShoppIng Ce'lt~l:' ia'
located, any sales or excise tax Imposed, t1ssesseu or levJe"J in
connection with Tenant's payment of the Anl1ual Fbc:eJ !lent_
(b) Upon e)(ecution o~ t!\is t.ease, Tenant shnll deposit \'iHh
Landlord (1) t.he Security Deposit as indicated or\. the l{efct-cnce Page to
be he1u by 1,<lnulo1:U during the Term pnrsnant to the provi~.Ions' of
Section 39 her-eofi and (U) the qr-st NOIli:!lly Installment o( FJxed Renl,
;nd one month's worth of Additional Rent (as hct"cina[tct" uefi'led). 1'he
fundG so deposited pu~su!'lnt ~o Item' (ii) of tldg' SulJparagraph (b) shull
be applied to the Monthly lnstallment of Fl)(cd Rent and the AddItional
Rent due foe the first full month of the Term.
"
(c) Tenant's oblLgatlon to pay rent (as defined in
Suhpal:'sgraph 6(c)) shall begJn of' ~he eat"ller to occur of the (Iatc (suld
date is hereillilfter referred to as the "ltental ComrucucCULcnt ndtc") upon
which Tenant shali open for business in the Pf'ellllse~ or the day lifter the
expIration of the "Fhc:tucing ~eriod". .~'he FixtlLr:ing l'eciod. s.hall begln
on the COllunencement Date and continue for the [lLHllber of dnys specJ f ied on
the lte.fen,nce Page. Rent dlle fo\: Ilny pedo{\ ~lhi.ch is less than a
calendar monthl' IIhether prior to the !lental Commencement Dilte or lifter
the expiriltion Datel shall be: pro'l:'ated on a <tully bIlSls antI sbull \:Ie'
computed on the basis of Tenant's 1lI0nthly rent<il pi.1YllIel'lts(LltJll::.Jng t\
thIrty ()O) ,jay month for pu"-pO$es of such comput.atiol1). Tennn\; shll.~l
ray to Landlol"d :~:the rent for each such day (i) concurrently \dlll the
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'" prst 'Noo~hiy Installment of F!xecl Rent due .Ilereundeq 01) upon vacating
.~ ~he fremfse4 as ,~~~eil1 .pr~videdi. or qU) upon ~entan4 ~r,?m L,!-f\1.!lacd, aa
tIle cas'e" may be.
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., "Cd)"!n t~e"event Tens'lt exercijles its right to extellu the Term
for 'll,'l\eoe~~l' 'l'erjn,' t:he Annual f~)Ced pent payable during the Renewtl1 Term
shap be equal to the:amoUl1~' !nq~cateq in the Renewal Option section of
the Reference' Page fOF such '}lenews.1 Term in fheed equal monthly
J.ns,tallments equal. to tile ~'ontf11y Instapment of Fixed Rent indlcated in
the Renewal Option section of ~he R~ference Page for such Renewal Term
each to be payable In advance O!'l Hie qrst day of each month duclng s.uch
Jtenewal term. . .
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(e) Tenant recognizes that +nte payment af any rent or other
sum due hereunder ...,~lt result to administraU\le expense to tnnd\nn\, the
extent of which nddltlono.l expense Is elitremely diffil;ul~ snd
economically Imprnctice.1. to asce'ftaln.,; Tenant \:herefoce agrees that If
rent or tiny other slim is due anLl unpai-L1 ten (10) days after s~IJ uftlo\ln~
1s due, such o,lI\o\mt shall be increased by p.. late chllq;e in UIl amount:
equal to the grcatet' of: (a) Fifty Dollars ($50.00) or OJ) a Slim equal
to fi"e percent (51) of ~he unpa~ll amount. T)le amount of the late charge
shall be reassessed and added to Tenant's ouligation for each successive
month1.y perlo'l until paId. The provisIons at this Section shall 110t in
any way affect Landlord's remeJie~ pllrSl~ant to Seclli!L1.Q of this Lease.
mg:NTAG!LJl.ENT
[ection il. (ll} In addition to Annual Fixed Rent, anlt as a material
inducement for'Landlorq to lease ~!Ie Prcmi.ses to Tenant, Tenant agrees to
pay, to Landlord during eac!\ Lense Year the Pe['centag~ Rent iIH\Ic:ated on
the Reference Page for such ~ease Year. During each Rene\~al Tenll,
Percentage Rent shall pe eCjual to the Percentage nent indIcated In the
neTle\~al Option sectio~ of tl,e Reference .Page for such Rel\-cwal Tenn.
(b) In llny Lease Year in \~hich (1) Tenant shall cease
conducting business in the }:'remlses, (ii) the Term ,j!:i termiuilted, or
(jil) there shall be tin auatement of Annunl F~}l:ed Rent, so that LIlt.: I.ease
Year is less than twelve (2). ctllell.:!ar months, TenHllt shall PilY to
~andlord. p.rofllte4 rercentage Rent equal to the amount hy \~Jdcll qle
percentage oE Tenant's Gross Sale~ set Eorth Qn the Reference Page for
such lesser ~eriod exceeds t!\e Annual Fhced Rent ~Aid dnclng the prloe ()['
subsequent Lease Year multiplie4 py th~ nUlUuer of months in the shortcneJ
~ense Year divided by twelve (12).
(c) On Dr before the twentieth (20th) day of each calenl\ar
month during Che Term. Tenant shall deliver to I,andlQrd a complete and
accurate statement, signed and certified by Tenant, shO\dng ill detail
Groas Sales (as hereInafter qettned) for the previolls /I1onth and Gross
Sales for each pdo!=' month during the current I.ea!:e Ye,1r.
(d) (1) Puring the first I,ease Yeat', Percentllge Rent shall be
payo.ble 'in one lump sum no later'qltll) thirty (30) days after the end of,.
the first Lease Year. (ii) Commencing \~ith the second Lense 'l~ar and.
cont:inuing; throughout the term of ~his tease, Percentage Rent shall lle
payable on a monthly basis as fo116.....s: No later than thIrty (30) days
~efore tIle first day of each Le~!le Year, Landlord shall send Tenant an
estimate of anl1ual rereen!::age Reot due for said Lease Yeal- basell on the
amount.' oE FeC"centage Rent raid tly Tenllnt io the prior consecutive twelve
(12) months. The estimate shall he adjusted to equal twelve (12) times
~"e average monthly ~ercentage [ten~ due. iE t.he Tenant has (\ot been il\
possession of the premises tor twelve (12) months. On or before the
first of each month of said Lease Year, Tenant shall pny to ~,andlord
one-t\/elfth (1jI2) of the estima\:ed annual Pc('centage !tent Jlle for the
said Lense Year. .(ili) Hlthin \:.l\lrty {3()) l\nys i.\fter lhe. end of each
Lease 'lear, Tenant shall t.!eliver !:o Lundlol'd a complete ant.! Decurate
statement. signell and certified by Tenant, Shl)\/ing (L\.) Gross Sale.!! for
such Lease Yeaq~ end (b) the COllllllltatlon of rcreclltllge Hent for .such
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. Lease Yeai-~" In the' 'li~vent':' su.~t; . staten\en't reElects that' Tent\nt owes
t~nd'ord .fer~.ent8g'e' ~en~.. fr o4~~qo~ ~o tl1e sum of mont,hly Pcrcentsec
~e~~ .payme,'1;~ prev~9us~y fIlade .d~rfng such Lease Yeu", Tenant shall pay
" the' amount .of such addlqona~ fef'centage Rent to Landlord at the time
suc.h statement is ~eltvere4' to l-anl\to~d. 10 the event such statement
reflects th~~ the sum. of ftlopthly P~rcentage [tent payments Pl:"cvtously lualSe
durlng suc!~ tease. 'fear eKceeds ~I~e rercentage Rent actually due for such
" Lease Year, tile amount o( such elCcess shall pc credited against the next
. 4ue. monthly payments, of rercen~age ~ef!t liereunder. If such excess should
i': 'occur in the last Lease Year "of Fhe Tern.., Landtorc.1 shall pay the amount
,,' ~f ,s.uch e:lCcess t~ Tenant liqldTl; tl1irty (30) days atter receipt 'of suc.h
s~al:ement. " , , '
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(e) During the Term, Te~ant shall not diL-ectly or lnJir"ectly
engage in tiny simqar or coHtpeq~g pus~ness wltt\in three (1) miles of the
",; ShoppIng Center. This festf~cqoP sllap not apply to Tenant's stores, if
any, presently open and SI1 opep!lpon wHhln such area, As used in thls
I' Es.ctlD~, tlle wor4 \'TellantU Shll\l lnclude: 0) if TtllHlllt Js lI,'
corporation, all' of "1'1.:.1\61\t'5 offlce.cs, \lirecto'\:s, employees. 01:
shaJ:eholders, jointly aotl severally, an.! all entIties jn which Tenant or
+ts officers, 4trectors, erripl~yees, or shareholtlel"s, jointly and
severally. shall lUl.ve any Inte("esti and (il) it TcnLlllt consists of one
(~) or nlora psettlers, ind~viQuaI5, and/or unincorporatetl entIties, ench
pa.rtner~ toe respecl:~ve spouses and chlIJeen of such pa1'llle1-s aod
fnqfvitluals, "jointly and severally, and all corporations and/or otheL'
entities in" lillich" suc!1 partners. individuals. entities, or any member of
such unincorporated entities,' jointly an~l severally, s\)uU lli.IVe any
interest. "
(f) If Tellant shall engage in any SillliliH- or cornpctlllg busIness
in violation of Section II (e) jlereof, in aJdition to llllY iJnd 1.1\ 1 other
remedIes avait8bl~;--Landlord a"t 'tau anu in equity, the amount. of Gros.s
Sale', made by stich competing or ,similar business shi.llJ be included In
Gross Sales for the Premises ~11 ~he computation of Percentage Ren!:.
,;Q!!.Q~U!\LES PEFINEP
eection 5. (n) 'file i:'errn "Grogs Sales" as llsed hereJn shall be ~:onstrllell
to include the entire a~launt of the actlllll sales price of all goods UIJJ
services providell at, in. on, or from the I'remises, \nclu.ling, \Jilllout
llll\ltatioo, mait or telephone orders received Qt' filled at the t'r~lI\tses,
all deposIts not refunded to purchaser~~ ofders taken Ilt or froUl the
J'cemIses (although said orders may be filled else\~hece). and Sides, and"
receipts by !lny sublessee, concessionaire, licensee or othet" party In the
?remtses. Ea.ch it\s.tallme1\t or c-cedtt s.ale shall be treated as a sale for
the futl price In the Ilionth tluriag whlc!} such installment or credjt sale
shall be matle, irt'espective of the tIl1le when Tenant shall receive payment
(whether full or pa~.tlal) from its customer. l.ayaliDY sales. so-called,
she.ll be included fa the Gross Sales to the extent of Lile do\~n payment
a~d any further paY';lents thereupon durIng each calell{Jsl" mouth. GL"OS~
Sales shall aat include the follO\i!ng: (1) sums collected and paId out
})y Tenant foe Bny sales or e}!cise tax impose() by any duly constituted
gnvernmeotal authoritYt (U) the exc~\ange of merchandise bet\...ecn the
stores of Tenant, if aoy, vhe("e such exchanges of gOO(]s or merchandlse
are made solely for the cOllvenient operation of the business at Tenant
and not fol.'" the pu("pose of consulTun~ti!"lg a sale \...!dch has theretofore been
made at. in, 00, or frCll\ the l'~e.IIli.ses, <lnd/or for the pnrpnse of
depriving l.andlord of the beoefit o~ a suie '...Idcli otherwise would be made
at", io, on, frolll, or uron the ?remisesj (iil) the amount of returns to
Gh~ppers or m<lnufactureC's t (Iv) ~he amount of any cash or ccedi t n:fund
made upon any sale \~here the lIlercfian~ise sold, or some port thereof, is
'thereaftec returned by the ~urcha~er and accepted by Tenal\ll (v) S<lles of
t"lxt:uresi or (vi) all .sums an~ cf~dlts receiveJ !n sett:lement of cla!'3
for loss or tlamage to merchand+se.
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serially numbered sales rece~pts~
(b) 'All sales shall tie recorded by lIleans of
lIhich display to the' customer the' amount of the. tra1\s.ac~lof\. etas.h .'
regiaters shall be e~lIirpe~ with ~81es totalizer counte . r' all sales
categodes, 'and a sequef\tLal! tpmsac.tion to er counter, which
counters arel'locke<t in, constan~ly acc\l 'ng, and \~htch' cannot be
reset. 50i4 :registers shan fur , contain tape$ upon \~hich sales
deta!ls and sequential tran on !lumbers are imprinted, Beginning anti
endIng sales totall' eadings shaU be loade II matter of daily n~cor.-d.
In the event mission charges or rentals, Tenant shall issue serially
,!umbe ckets for each adlldsstons or rental and shall keep an atleqll~te
. Landlonl Inay ~'eql~ire
Tenant to provide ~anulor~ by noon of the next business Jay a
recapitulation of Gross Sales to be set forth upon forms provIded by
J.andlord. failure ~o make avapable a proper receipt (:0 each customer
upon h15 request of the same upon payment shall constitute a Ill'each of
~his Lease. . ,
Tena~t shall keep On the premises) or at its principal office,
~rue and complete recorcls ani! '.accounts of all Gross Sales, Jncluding'
de.l1y bank deposits, In, at, lU\4 from the rcell\lses. Such hooks ant\
FecorJs shaft incl.ude' such sale 'records as Imuld normally be eXi.llnincd ily
an accountaf'~ pursuant to genefB11y accepted tluditing sta/Jtlanls 1n
perfor.-miog ao audit of Tenan~'s $!'1~es or the sales of its subtenants or
concesslonal~es.
On or before tile twentieth (20q)} Jay of each month, Tellant
shall furniah 1:0 ~ant..\lo~4 a tru.e aod aCCtlrate statement for each
p~eceding mon~h of al~ 'Gross Sales dudng said pr~ceding month (sho,dng
~~e. refunds and returnS deq\~c.\:.el! i~ computing the amOllnt of such Cross
Sa~cts). which statement shall be ce("tifieJ by an authodzed
("epresentatlve of 1'eflant to be cQrrect. Tenant agrees to gIve L:lI1dlord
access during business hours to StH;:h booles ant! records. Tenant al:)rees
~hat it wIll ~eep arid preserve far at least thirty-.six (J6) mouths after
~he end of ea'ch I.eas'e Year aq sales slips, cash re'giste\- tape readings,
sa~es books, J,JanJe books, Of !-luplicate deposit stips, and other evidence
" '.of G'ross Sales for such year. Landlord shall have the, right at ,1ny time
"'and from tim~ to pme to audH alt of the books "DE accollnt, l>anle
statements I doculuents I records J:etuJ;"fis, papers) ant! files of Tenant
Felatillg to Gr-oss Sales and reoa~~ on req'ues~ by l.antllord shall make all
sucl) matters avapable for such examination at the premises oc at -il~s.
principal office. If ~andlord should have slIch an audit made for any
year and the Gross Sa~es sho\-ln by Tenant's statement for such year sllalt.
!Je found to be understatel{ by more than three percent (31), then, in'
addition to' immediately paying' Landlord ~he full amount of ':, the
understated Percentage (lent~ 1'enllot shalt. pay to l.andlorJ the cast of
such audit. I.andlord's riglii. to have S~C'l an audit made vith respect to
any year shall exp'ire thtrty-si:l! (6) I\\onths after Tenant's statement for
such year shall have been delIvered to Landlort.l. Landlord shall have the
dg}1t to terminate this. 1.ease upon notice to Tenant 1f there shoult.l be
more than tlW (2) tludlts during the Lell-se Tet'm I~hich reveal
'understatements of grass sales by Tenant by mare thnn three percent Dl).
(c) All statement. of Gross Sales
Landlord's Address or to such other vlace as
time direct by written notice to Tenant.
shall be dellvcl"ed to
Landlord. may from time to
Cd} Computation of the Percentage Rent speciE led herein shall
be made separately ,.,.ith t'egat'u to each cn.lendar laonlh and eo.ell l.ea5~ Y~llr
of the Terrn hereof, it being understood and agreed Lllat the Gcoss Sales
of any l.ease Year and the fercentage I\ent due thereon shall have no
bearing on or connection ,...lth the G(OSS Sales of allY other I.~ase YUill".
(e) It is understood and agreed that Landlor-u shall In 110 event
be conlltntcd 0':-" held tn Ile a paJ."'tnaL', co-ventureJ."' or. n5socl-ntu of Tunont
in the conduct of '!"erlant's business, no,:- shall LanJlo~'d lie lJaLle for- ally
debt.s incurred by Tenant in the conduct of Tenant's business. rt 1s
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ADDITIONAL RENT
Section 6. (a) Te"osot agrees to pay to Landlord, as additional rent
. . ("Additional ftent")' ~or t~e fremtses, t:!Ir'oughout the Term, the follo\dng
amounts: 'I '
(i) Tenan~'s r('oror~iollate Share of the cost of operating"and
malntnlnlng tlle Common Areas. which areas are defined In ~~liQ!~. (till:
"Conunon Area Cost"), includiflg; without limitatIon. 'the cost of the
toUcIling: lighting; utilities,' c~eanll\g. SOOll and trash removal, Une
painting I security (if provided) I management fees, ll\ain~el\ancElI
materia1s, labor costs. equipment, (1ncbullng, \-lithout limitation, tlle
cost of servIce agreements on equIpment), tools, general repulrs,
employe!!: benefits and payroll taxes, accounting fees. legal fees,
permIts, license and inspection fees, sales, use antI service taxes, and
the repair or replacement of paving, curbs, stations, first aid stations,
comfort stations, stllin...ays, trucl, ways, loading docks, paclcage pick-lip
stations, siJe\lalks, ramps, the parl,ing lot, ur-il/cvays, AllY garage,
landscaping, draJnage facilities, and lIghting facilities, illcluJing
. traffic. Ughts, as may be necessai:y from time to time, and any olher cost
of operation of the ~mprovements on ~he CO/llll\on AL-ens. The COUllllOII Area
Cost9. shall inclucl.e depreciation of equipment acquired fOt' use il\ COUlmon
Area maintenance, but shall not: inclUlJe the original cost thereof.
(it) Tenant's ProportIonate Share of any real estate. and ad
valorem taxes and assessmen,t~ (l) which shal~ oc Ulay l1ecome a lien ~IPO{\,
or be assessed, imro~e~! or -levied by lawful taxing aut~oritles aguInst
the land upon .....hich. the Shopping Centec is. located, Uie t\ulIJ (Ill;;, and
other :improvements on the Shopping Center for the taK year~ (the years
.for which a lIen is .imposed) {.idling wholly or PilctIalJy withIn lhe Term
".of this Leasej (2) wJlic!l a("~se. ~n connection wi~h the use, OCCllpUl1ey, or
~ossessloo of the Shopping; CenteF or any -part thet-eof or allY land,
puUdlogs, oc other improvements ~bere6ni (3) \llIich llecome due an,d
payable out of or for the Shop~ing Center., any part qll~reof, or 1I11Y land\
buildings, or other' improvements thereonj or (II) \Ihlch are imposed,
assessed, or levied In lieu of, fO sullstHut10n for, or In aJdiUon to
any or all of the foregoing (c~llect1vely the "Tax Cost"). The Tax .Cost.
shall include any fees, . expenses , or costs (including attorneys' fees,
expert fees and appraisal fees) i~curred by J.andlord In protestJllg !lny
assessments. levies or the taK fate, but shall not include any tharge
(such as a Hater meter charge) whlch is measured by actual user
consumption. A real estate tax: bill or copy thereof submitted by
l-andlord to Tenant shalt be conclusive evidence of the amount of any rcal
estate taxe~, assessments, or in~tallmei)t thereof. In addition, Tenant
6h~1l pay all taxes levied llgaiost persooal propedy, fixtures lInd
Tenant's Improvement.s in tll~ Premises. I~ such taxes for IJhlch Tenant 1s
Hable ace lel/ied against L~ndlorll or Landlord's propedy IJn,d 1f J.I.1'Il~lord
elects to pay the same or 1f tIle assessed value of Lanlllord s property is
increased by inclusion of any Stlc!~ Items .aod l.andlonl elects t.o puy the
. .~llXes based o~ such increase, Tenant sllal1 pay to Landlord upon dem.and
't:~ac part of such taxes for Ilhich, Terant Is llable hereunder.
(111) Tenant's ,?ropartionate Share of flU premiulns for public
lJability, fir~ an~ extend~4 coveroge or 011 risk, btlSilless interrllptlon.
and/or rent l~S5, a-ntl/Qr 8111 ot\\er insurance policy whic.h fllay reasonably
J;le carried by Larllllord insuring n\~ Pz:-elllises, the DuJIJIns, th.;: COllunon
Areas, the S!\o{lplng Cen!:.er, or any Impravemcnts thereln (the "InS\lrance
Coat") .
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f ;' Ov) A p~oporpo~~t~ S!lSp:!: 'of aq utilities. services. not
.\ 'rneas~red )>y a sep'arate meter for,,~he Pt'emises afld provided., to Tenant and
., ;',:pt!let' tenap~s of.; tile .Shorptng jeenter (tile ,"UtiUty Cast"), T~nD.nt'li
,,( ,'i;~llafe at tb~j pti11ty po~~ s~qp :pe ~etermined on ~he basis of the total
_ :\,\~quare teet:( pf fl,?or". area of; .I=!u"., fremises as a perc.entage aE the total.' :.'
d.,: ,,~u~~e ~eet of. float" p:re~ le4se~ by all tenants provided such servlces.
Tenan~ shaP. pay its share of suc~ cost, together with an amount eqllal ta
Hfteen per,cent (PI) thereof as payment of administrative costs of
Landlord, wlthlll ten (LO) da.y~ after'demand therefor. Landlord sh(l.ll not
~iq Tenant For such cost mot'~ pne~ thal1- monthly. In the event I.andl~rd
determines tha~ H ,is not '~ppropria te to base the uti Uty h llt S 01\
Tenant's proportionate share due, 1:0 the nature of TenAnt's hu"siness
ac~iv~ties, ~~ndlord may use ~ts d:f-scretion !~l allocating such !Jills.
,
~he' Annual froll1otiol'lal Furq Cost indicated on the as
Tenant "s initial annual payment For Tenant' s share of co~ ts
("Promotional Funq Costs") ot ~ promotional fund ("Promotional lHlJ") to,
. pe used to fay tl.l~, costs llnq expenses incurred in conne 0,1 ulth qle
, formula,t~on and ,execution of 'publicity progl"ilmS for the l'omot1on of the
. Spoppln'g Center, Such prograrns; "~hich, at LandloI" option. sholl he
determined jJy an advertising sgency or firm or o!untecl- cOUlmlttee of
~enants, may include, wltllOu!: qmitation special events. ShO~/S,
4-1-splays. adverti.sements I seasonal events and promot Ianni Ii teL"iltLll-e i
provided, however" tllat L8ndlo~d an outside adveL-tising i1gency
approved by 1-andlord shal~ have tl right to review alld appt'OVe such.
pub~icity programs, the items the Promotional Fund budget fOl" each
year, and any amendments to pudget. A portion of the prOlllotlonal
Funq may be applied to p costs of administering the Promotiollal fund.
. Tenant's initial payme to the fromotionaJ Fund shall be illcrei.lsed in
sudh 'Lease Years, any, that the Annual fixed Rent is increased
pur~ullnt to See 'on 3 hereof ~y tfle pereent:ag,e increase, in the Anuual
fixed Reo t. Tenan t agrees to advert lse 1ll any L1IHI a 11 sped a 1
Promotion Fund newspaper secpons, 'tabloids or othei-" advertisements,'
Cinch ng ao<1io and/or visua~ media) and agrees to eoopcrilte and
,':'pa clpate fully in all spedal sales LInd Pl-owotiotl.!i Spollsored by ~he
(ll) Tenant's Proportionate Share of the COlllmon Area Cost, the
Tax Cost, and the Insurance Cost s!la11 be estinmted oy J.andlord no later
than thirty. (30) days pdoe to the first: dflY of each I.e<lse Year.
Landlord shall notify Tenant of such estimates \Jhlch shall be paid,
toa:ether with an amount equal to Hft:een percent OS%.) thereof as payment'
of administrative costs oE Landlor4. by l'enallt in advlInce, on the ~ lrst
day of each and every, calendar month throughout Sllch Lease Year. At the
end of the l.ease 'lear, when Landlord has calculated the exact IlmOllL1t: of
Tenant's Proportionate Share of such costs, J.an<llonl shall ootlfy Tenant
of such exact amount. Any def~ciencies in the payments t11eretofore
(including saId aJmin1straqve costs) made by Tenant shall be paid by
Tenant to Landlord within ten (10) days of receipt of salt! notice, Any
surplus paid by Tenant during the preceding Lease Year shall he applied
against the next due monthly installments of suc1i costs due frOfll Tellant.
Dudng any part of the Term \~hic!l shall be less than a full calendar
year. any and all such costs shaq be prorated on a daily basis so that
Tenant shall only pay 'renant's PropoL'tionate Share of such costs
attributable to the portion of the calendar year occurdng ,.t! thin the
Term.
(c) The term "rent" os !Iereln used shall incltllle Anllual Fix~J
lleflt. fercentage Rent and Additional !tent,
COMMON ^!!lli
Section 7. Subfect to the Rules Bnd Regulations
Jle~r--;;;d Landlord's rights under g~!l-!J~l
grants to Tenant and Tenant' s employees. agents,
speclfl~,1 in ~~~!:l!Ln-.ll
hereof. Lundlot-J hereby
customers, antl Jnvltet:S
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~he nonexclusIve right, during the TIH'm', to use, subject to the .rights of
8overnmenl:lll- outhor:lties. casements, pullllc IdghwAYS (lntl othc['
t'estt'lctians af recar~t In eommQ~ wlth, others scaRtet! the use thereof.
the Common: Aretls loc,ate:d ,.,~q~Il1 q\e SlloppillK Center, The term "Conunon
Areasu as used in tl1i~ tease shall meao th~ entire Shopping Center less
the 'gross ~ea,'sabh area ?f the SllOpplng 'C~ntet' an<l shall include, without
l!mi:Ultlao. the rar"ing' areas. ,:oadway.s. pedestfIan shlewulks, loading
docks. delivery areas, Jandscaped areas; anti all ache!." areas or
!tl1provement~ widell may be providecl ,1>y !.andlor'd fOF the general use of
tenants OF ~he nllil4ing and the Shopping Center and theic ,.11gents,
employees, and customers. I.11f1dlard 'shall lle respouaible fQt" tlui
operation, manas:ement! an<l majrit~nl1nce of the COllUTlon Areas. The manner
in which tile COUlman Areas sh'aq be lIiaintainec.l and the expenc.lltures
~herefor shall be at the so1e\ t.\lscretlo~ of taofl1onl.. tan.JlonJ may
temporarily close parts of the Common Arens fot" such perIods of tIme 49
may be nece~sary fat" (1) temporary use as a vorl< at"ea in connection ....ith
tlH~ construction of buHd~nss or othet" impt"ovements within the Shopplns.
Center or contiguous prol?ertYi (It) repairs or illterations In Ol- to tha
COff\lllOO Areas or to any utillty-type taciUtiesj (iii) preventIng the
public from obtalning prescriptive fights In or to the Common AI-eas i (lv)
emergency or, addeq safety reasons.i or (v) doing and pedOrll\lng s\\ch other
acts as In the use of good business judgment Larlcllorc.l shall c1etennlne 1:0
be appropriate: for the ShoppIng Centerj provJ.ded, !~I that Laoc.llonl
~hall use reasonable eports pot to urululy Interfere \{lth or dIsrupt
l'ene.n~'s bustf\ess~
.,
CONSTRUCTION or PREMISES
Section 8: (a) Prior to. the Commencement Dale, Landlord shalt complt:.te
the, If!lprovements to ~Ile rremi~~s described in ExhJ...Q~ attached hereto.
and made a part hereor py re 'erence, Teoaot hereby apprOves g~.!~!~l.~C"
and all of the improvements, plans' and specifications ,\escribed therein,
H Is understood and agreed by Tenant that changes in s\{ch ltl\prQvelllents I
p~ans and s,pec1ficaqoos which w11l 110t materially' interfere \lith
Tenant's use of the rremises and which !lIay be nect:ssa1'y dudng
". ~onstruction of the Premises shall not affect, invalidate, or clulllge thls
~ease or any of ~ts te~ms and ~rovlsions.
(b) Landlord's wo~k in accordance with Exldhit Ole" shall {le
deemed approved lly f'enant in all respects t\)irty {30}1Iay~ after t'i~e
Commencement Date, unless prioF thereto J.andlor<! receives \{dtlcll notJce
from Tenant of any' defect in sllch \~orl(, Any disagreement l~ldch Jlwy arise
between [.andlot'tl and Tenant conce'rnlng the work to be perfonneJ by'
LandlDrd si\al~ be reso~ve~ ?y tile decisions of Landlonl's architect. '-.
(c) Tenant shal ~ complete the improvements to the Premises
described in Exhibit "D" nttac~led hereto and nlude a part hel'eof lJy
reference. LanJlo"(u antI Tena(lt hereby approve ~h!Q.~ and all oE the
improvements I plans' and specifications describec.l therein, provIded that
Tenant's work described ill Exhibit "0" shall be pedot'llled In Accordance
witl! the provisions 'of Section 12(8)(1) hereof; aod provided flltther tlltlt
any change in the improvements, plans and specifications descrJIJed In
Exhibit "D" shall }le approved by ~aodlord in \H'itlng In accordflnce with
the provisions of aectJon I2(a)(ii) hereof.
1m!
Section ':}. (n) The rremlses shall be occupied and used eY;Cl\lSively Eot:'
the purposes descrJbed on the Reference Page and for no otheL' lise, unless
Tenant has obtalned Lan.dlord's prior \irlttefl consent I \inich consent lOay
be withheld in l.iJndlord's sole discretion for Cloy reason or no \-eason
'rihatsoever. Tenant shall commence llusines!l ill the Prendses on Ol- before
forty-five (l.S) days after t!le ,Commencement Ibte, shDlI operate one
hundred percent (tOOl) of the P!:emlse:l during the el\tln~ Term, Lind shall
keep the Premises ~\\lly stocl<eu \-Ilth me['chut\di~e nl\~\ stnffed \Itth
pet'sonnel so liS to maxImIze Gross Sales at the Pl-endses Lit all times.
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<;} " 'renont i shall' cond'uct' its ~usll1eS5 in the Premises on all bus [nass days
, ""'dur~nS' .8l~ Ilolirs as from time' FO time may tJe reasonabty determined by
..-,: . Landlord to ).u; cons~stent ~~q~,' ~he days and hours of other tenAnts In the
"j Shopping Centerl but ~q fI~ even~ less. than eight (8) hout"S in a business
:': day, ,she' (~~ days '~ wee~ :~~~ 'si~ty (60) lu:ill~s a ~ee.k. Tenant 1\\IlY close
,.:' ; t~e fremi~t:s dudl1g ,F~asonabl~ 'pedods for r'epairing, cleaning or'
"', decorating ~he Premi~esl '":'ltl~ tfJe pdol:' t;r'~tten consent of J.anliloni. '
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(b) Tenant agrees ~o conduct
TraJe Name as ~O(.lfc~ t~~ on ~he
the ~remi&ea under'
its business in
R:t'erence rage'.
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(c) 'l'e.nant shall use .and occupy the Premises in acconlan'ce \-Ilth
all governmental 18\"'s, ordinallces, rules! and regulat~ons and shall keep
the Premises in a c~eanl careful, 'safe, and proper manner. Tenant shall
not usel or al101-1 the rremlses to be used, fnr any purpose other than as
&pectfiell here1l\ and shaLl not use Qr permit the Premises to he \lseu for
any uoIah'ful, c1isrerutable, or ~mrnoral purpose or In any lIay that wlll
injure the reputation of the ShoppIng Center. Tenant shull not perllll~
aoy activiqes in, the rrelll~ses 1-IIIIcl\ II\OY Cl-eat:e or CBuse noise levels
which are audible outside the fremises and distut'bing to neighboring
resIdences, atller ~enants or theI~ customers or employees. Tenant sllnl1
not permIt the Premises to he occupied in "..hole or in part by any other
person Or' entity. Ten~nt shall flat cause or penuit the use Ol- occupancy
of the Premises .to be or remain a nuisance or disturbance, as JclenlllneJ
by I,andlord in its sole discretion, to neighboring: residences. otiler
tenants. occupants, or users of the Shoppin'g Center.
UTILITIES
SectiQ~. (a) (1) I.aodlord shall provIde, Ill' to the lease Ihlc of the
PremJses, the necessary mains and conduits to provide Ilater, SC\lf~l-, gus
(if available by pubUc utiliti.es) and electric service to the f'remlses.
Teoant shan duty a?ct promptly ray to the s.uppLie.r the.rJaf all b[ Us fat:'
utilities consumed in tile Prem-i-ses mensurect by a separa~e meter for the
fremfses.
(ii) If Tenant shan use any I.Itilt\:.y. service for any p\lrpos~ in
the Premises \lllich is or can be measur.etl l:ly a separate meter for the
Premises anct Landlonl shaH elect ~o supply such service, Tennnt sha,~t
accept and use the same as tel"'!dere~ by J.andIord and pny LandlonJ Lherefor
at the applicable rates charged by Landlord. 10 110 event shall Tenant
pay to l.andlon! for any such sec'Vice lnore than Imull! be chaq~eahle to
Tenant by the utl1i~y comrany providing such set:'v~ce. Paymcllt fOf any
and all \-Inter I sas, se~er, and E;llectriclty servic~ used by TenClnt, if
furoished 1:ly Landlord.' shall be JTlade monthly liS hdditional Rent within
'ten (10) days. af the pcesen~aqo~ by LandLocd to Tenant of bills therefor.
(lii) Notl-lithstanding anything to the contrary provided in this
Section 10 ar in Subsection 6(h)(iv), Tenant acknol-lledges that water
service to the Shopping Center s!lall be supplied \Jy l.andlord, and 1'eno.nl:
agrees to purc!lBse same from Lan<llor'<I and to pay the charges therefor
when pills are rendel'eJ at the !Ippl1cable r<ltes. Such I..ater service
shalt be measured by iO\ lnas!:er mete;' ~fll\ Tenant's share of the chaq~es fOI::
such service shall tJe allocated ily Landlord. at l.andlord's optlun, eIther
(a)'on tile basis of tIle ~otal square ~eet ot floor area at tll~ prClnlses
as a percentage at' the total square feet of floor area leased by all
J;:enants in t.he Snapping Center proviJe~\ s\,ch water sendcei Ol' (b) \}ased
I,Ipon readings taken from a \-later sub-meter for the rrendses, jf J,lIndlord
elects to install such a sub-meter. All such charges shall be paid
m~nthly to Landlord e.~ Add1t~ona~ l\ent I-lithin ten (10) days of' the
f't"esentatlon I~Y Landlot"d to Tenant of \litls ther-etac.
(b) In t.he event Lan(ilord supplies allY .sanitary sel..er
facilities to the p):"cmlses. 1"ena!1t shall pay as Addltional l\ent TenDot'a
i-'roportionate Shar~' of the . cos~ of oper1Jt Ing and ma:ln~aJllinll such
t'~cilitJes, Jocluding, Hlthout l~mltat!on! tile rentnl cost and/Dr
~mo~tizntlon of ~~'Ch t'acplt:ies.
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(c:) Landlord shall p~ve '"i:he "rIght to cut off and discontillue,
iwHhout noqce to Tenont; a.ny utiHty or other serviclt.. \lheneve" E1ncJ
dudoS ,any, perio~ rOF '1hfch bills fo!=, the S81\\e, rent, or other
. .o~p~a~lons ~tI,ereund,er ~re ~,~?t, ~r,~,mrtly (I~~d or ~erformed by Tenant.
'Cd)- .The obl1g'aqo~s of Ten'an~ to pay for utilIty service l1S
,herein provided 511<111 conunence on the' Commencement Date. landlord shall
not be Liable in damages o~ otherwise should the furnlsh!ng of ~uch'
se!=,vices to the Premises be, inte~rur~e4 by fire, accident, riot, strl\te.
act of Goc.l, the malcing 0; necessary repairs or improvements, or ather
causes beyond the con7rol or J.andlar4.
(e) l-andlord shall l1~t be liable in the event: of any
t!'terrupt1on fn q'e aupr1y at any utilities. Tenant agrees that it w111
!"lot install any equipment 1~!llch \lql e:lCcee~ or overload the Ci:lpnc.ity of
any utility facil1ties serving the Ppemises and .~hat if any equipment
installed ~y l'enan~ shap .re9u1re add~ tional utl11 ty faci litles I
~f1Btal1ation of the 'same should be at Tenant's expense. but Duly after".i
~an4l-o!=,d'li w~ttten llV'pt'oval. of ~a{l\e. ' .
RULES AND REGULATfONS'
Section 11. Tenant. agrees ~hat ~aildIord lIas the rIght, at noy time aod
From time to time.. for the general yeP'are oE the Shapping Centec and 1 ts
occupants. to impose rensonab~e: ~ules and regula'tions of genenll
applico.tion governing the ~onduct of occupants of' the Shopping Celltec an<1
~heir use of the Common Areas. lenant agrees to comply \~ith any illHl all
such rules anti regulations imposed by Lan4lord, including, \~ithout
prnltatlon, those rules anq reg~lanons set forth in Exhibit "E".
CIIANGE: OF IM1?ROVEME.NTS BY TENANT
Section 12. (a) (1) 'UpOll prfor written approval of t<'tlOJlord, Tenant
shall have the right' during tile Term to make such inte'dor alterations,
changes and improvements to the' Premises (except structural alteraLlons,
:changes, 0[" improvements). as may be proper and necessary for;' the conduct
'of Temlot's business and cot" the full heneficial use of the ['remises.
provided Tenant shall' (A) pay all costs ,and 'expenses thereofj (n) make
such alterations. changes. and improvements in a good anI! W'od:manltke
manner. with ne~f materials of fiq:t-class quaUty, LInd jL\ aCCOrdi.lllc~ Idth
all applicable hilS and buildIng regllllltjollsj and (C) pr-oviJe !.andlon!
reasonable assurances, prior to comlllc:ocing sllch alter;:ltions, changes. LInd
improvements, that payment for the same. will be mi.\<le. by Tenant. T~nnnt.
slral1 not ffii!-ke noy structura~ alterations, changes or improvements to. the
frem1ses.
(ii) In order to obtain I.lIn(llord's apJlt:'ovnl for such
alterlltions, changes, aod im{l"Covcmcnts, Tenant shatl S\\ull\it to tOl\lllort.!
phns and specifications uescrildog the design, lllatedals, st}'lc, ant.!
Bppenl'aoce of such alteratlons, changes, and irnl)rovemcots ulth reasonahle
particularity. '-Ilthil1 l:hLL"ty (0) days after receipt oE such plans and
specifications, Lnol'!lorJ shall notHy Tenant 'or allY olJjectlon.!l or
LandlonL Tenant shall cure t.he cause for such ohjection \/ithi1\ thirty
(0) days after recei!?'t of ,such ooqce and shall t"eSubUllt such plllns and
.specipcations Eor I.sndlonl' s ~evieu ancJ app'l:"oval. l.allll lonl may charge
Tenant a reasonable charge to cove!=' J.andlorcJ's Dvedlct\d as it rellltC:l to
such proposed \wd,., frIar to con5t"Cuc~i.on. T~nllnt Shilll provide .sLlch
financial assurances as ~.n1\dlol:d shnl t refJl\lrc to llSSIl1"e payment of tile
costs. thereof aOll to pro~ect Landlord against any loss from allY
mechanic's. materialmeo's, or other liens. Tenant shall not be" permitted
to enter upon the rO!=lf of any building Idthout the pdor consent or
Landlord.
(b) E.xcept as otherwise pC'ovided belo\I, a.ll signs). eqllipment,
furnishings, nOnperRlanenl:. improvements, D.11l1 trude fh<tures \dthlll the
frelllhe.s, Installed in the Premises by l'ennnt! anti pald for by 'rellant.
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shall relOd!! the property o~ Tenant a!Jd shall be removed by Tenant UpOn
the termination of .this Lease,. providetl that any of such .,as are affixed
to the Premises ami requ}re' seveFance shall be removed' by Tenant and
Tenant shaH repa~r any damage..caused by such removal. By written notice
to Tenant prior to expirnt.l.on or termination of the Term, J.andlonl ShAll
: have the right to' requir~, rena.f!~ to leave In the Premises equipment.
'improvements, or. fIxtures. attacllecl to the Premises oc the I\lll1tllng.
AnythIng contain~d herein to the contrary notwithstllnding, the IIVAC
FacIlities ~ and related system~ shall at all times remain the property of
Landlord and shall flat be removed ~y Tenant.
REPAIRS AND MAINTENANCE
Section 13. (a) Landlord shall "Iaintain the foundation, the e>eterior
structural \/alls, and the roof oE the Duildiog io good repair, except
thl!t Tenant shall rcimburse J.andlord for the cost. of DIlY rcpair
occasioned by the act or negl igence of Tenant. 1 ts asents, employees I
invitees or licensees. I.andlord shall not be reqtllreu to \\lake uny other
improvements or repairs of any kind upon the Premises and Dppt1l-tenances'
thereto) exc.ept as otherwise provided in this Lense. If Lhe l'remises
should become in need of repairs required to be mtlde by l.andlord
'l\et"eunder, Tenant shall g~ve' iJffinet.l.iate written notice thereof _ to
Landlord, and Landlord shall not be responsible in any way for fililure to
~ake allY such repairs uotll a reasonable time shall have elapsed after
~he giving of such written not.f.ce. r.andlord's sole liability shall be
pmitecl to the cost ,of the repair. Landlord shall not be liable to
Tenant for any interruption' of Te-pant' s business. 0[" inconvenience. c.a\lsed
Tenant or Tenant's assigns, suplessees, customers. invitees, employees,
~icensees at' concessiofHl.lres in the Premises on account of L~Il1111onl's
performance of any repair, m~io~ennnce or replacement in the Premises I
any other work tllerein or ill the Shoppll\g Center PUCSU1111t to Landlord's
rights or obligations under tl)is lease so long as such I/ork is bei(lg
conducted by Landlord in accordance with the terms oe the I.en.!:le and
without gross negligence or gross disregard for T~IUllt'S bl19ine5~
operations. Unless othervJse provided herein, there Shilll be no
Jabatement of rent and no liability of LlIndlot'"u by reason of 'illY illjlll:y to
-.or interference \/jth Tenant's }Jusiness arising from the muking of allY
repairs~ alterations or improvements in or to any ~oction of lh~ Shopping
Center or the l'remise!l or in or to fixtJres, appurtenances and eqlli pment
therein. .',
(b) At the sole cost. aod expense of Tenant and througllout the
Term. Tenant shall lceep LInd maintain the Premises jn good order,.
condition. and repair, .1.11 a clean, sanitary, and safe condjtioh in
accordance 'with the lllWS of tile State ih which the Premises are located,
and in accordance wt"th al~ directions, rules. and regulations of the
llealth officer, fire marshall builJing inspector, oc any other (lroper
officer of the govecnmel1tal' agencies having judsdiction over the
rremisea. Without limiting tIle fot'egologt Tenant:. shall he responsihle
(or maintenance, repalr, and, llith Landlord's consent, replacement as
needed of all ,electrica.l. pl\\mldog, heBt ifll; , ventlh\tiIlB, air
conditionIng. nnd ulility systems locatcd on the Premises, all plate
glass nnd windows, window fittings BIIU sashes, and interior nnt.l e~tel"1.CtC
doors, all fixtures vithin the Premises, all lnteriot. valls, flool".5 and
. ceilings, water heaters, termite D!"IU pest extenninotloll, all of Tenunt's
improvements and tt-ade fixtures. Tenall~ shall keep and maintoin the
Pcemises in accordance \l1Lh al~ reqult"cments of law concet"ning the
manner, usage, sod conditIon of. tbe Premises and applll'."tellilflces thereto,
as the saine shall be in ef~cct froll\ tIme to timC. TenDllt shall pundt IlO
waste, dtlmage, or injury to the l'r~1lI1ses. If lit any time aod fn.llll time
to time during the .Tcrm, and any reneHal' tbereof, Tenant shall f.dl to
make any maintenance, repaIrs or reptacelllcnts jn and to tile l'n~lIlise:> as
required in thIs Lease, landlar~ shall have thd rlght, hut [lOt the
obligation. to ente~ the Premises and to mal;:e the sallIe for and 01\ hehalf
of Tenant, and all slims so expent\ed by l.arHllord $hnll be de.emed to lJe
AdditIonal Rent hereunder and payable to Landlonl upon demand. Tenant
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shall keep in ~?f~e througl\ou~ ~~e l-ease Term maintenance cOI1tracts fot"
~he ,11eaQllg', ve~ti1ating ',&n4 air coodi~ionlog syst,eoms reaso~ably
sathfac~ory, to Landlor4. .
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IlhIVER Of LihnlLITY nY TENhNT',
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Secdon 1'1. J.andlor~, and ~aild~ofd's ageots ao!] employees shall not be
,:,pable for, anq ,reflal)~ uncollqJt~o:jiully and a~solutely I..aives any an!] all
'" :':' C$uses of ~cnon, ri~)lts, anct claims against Landlord .and its agents and
.'~ ~mployees arising ,fraln,' .~Oy dam€\ge or ~njury to person or propertYI
< 1 regardless ~f cause~ susblined by Tenant' or aoy llerso(l claiming thcough
or under Tenant, resulting from ~ny accident or occtl[rence in or upon the
fremises o!=, any oq\er pact of ff1e nuilding or the S'hoppinlf Center, unless
~he" saIne shall be, due ~o t\\e' 1.TQSS negligence of 1.lIo111oed and/or
~and10['d's agents. and employees.' This pt"ovision shall survive the
termination or expiration of Fhis Lease.
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nnmmlflChTlON hlID INSllRhNCE
Section 15. (a) Tenant 1>'ill, defend, indemnify, and save Landlord
harmless from and against any'and all clajllls, actions, lawsuits, damages,
liability, and expense (inclulHng, \-lithout limitation, attonleys' fees)
arising t("Ont loss, damage. Or;' injllr:y to persons 0(" p("opel-ty occut"r ing in,
on, or about the rremises, arising, out of the Premises, or occasioned
wholly or in pa'rt by any act >'oc ,olllissl~n of Tenant, Tenant':; tq~ents,
contractors, customers or employees.
(b) At all time~ tcom the ~dmrnencelJle(lt Pate and during Lhe Terlll
or any flene\..al Term, Tenant shal~,.?t i~s Clrpense, keep in filII fOt"ce anJ
effect the following'insurance po1J:cies insuring Tenant, l.illldlord, and
Landlord's \flot'tgagee: (1.) pubUc liabi li ty 11\S\lt,ance in CDllIranies
acceptable to Landlord \...-jth ~liniliiuni, 'limits of (il) One 1'1111ion j)edlars
($1,000,000.00) on account of bodUy injudes to 0[' ,~leath of aile (I)
person, and One Million pollars Cl1,OOO,OOO.OO) on account of bodily
injuries to or dea,th of more than one (1) person as Lhe result of anyone
(1) accident or dIsaster. and' One: Million l)ol1ars ,(:tI ,000,000,00) on
"account af damage to propertYi or (b,) One MIllion Dollao nl,OOO,OOQ)
Bodily Injury Liabi~iiy anti hoperty Damage I.iabili ty Combined Single
Limit Coveragej a~Il.l (ii) all-ris1t hazard iflslIr<:nce covering T~lIant.'s
improvcmen ts to the r remi ses and a 11 e'llti pmcn t and con tent s I..ith I 1\ C he
rremises for the I full replacement value nnd business int.enllrtion
insurance tor a mInimum of six (6) months. Peiol- to the CaIlUll(:nc(:ment
Date aoll upon c'ach renel~al, Tenant sl\illl deposit ,..ilh 1.i1lhl10 (",j the
policies of such insurance, at" cer'tificates there.of, st\ouing Landlord and
its mortgagee as additional insureds, and shall update Lhe S<:lllle pdor to'
expiration thereat. Tenant' s ~nsurance shall oot be canccllilhle \lj tllout
~~irty (30) days prior 1>'ritten notIce to Landlord.
(c) Tenant shall not carry any stock of goods or do anything in
or about the Premises 1..lIich \d-11 in any I~ny inct"e(1se tbe insunlllce t-ates
o~ the Premises, the' Building and/or the Shopping Centel-. Any such
increase shall be paid by Ten<'l\t to Landlonl \dl\l1n ten (10) days ufter
~("-!-tten demand therefor.
,0,'
(d) All casualty coverage Insurance ci:lrdetl by I.andl~.t"J at"
Tenant shall proviJe for vaivcL' of sUbt:'og-,ltlon <lgainst 1.anll1ot:'I\, Tenant
and othet' tenants in the Shop~ing CenteL" on the. part of the insunlOce
carrier. Evidence' cif"the e)tistel1c~ ot such \falver shall' o'e' 'f"ucnishcd by
eHher rarty to the pthe~ pa~ty o~ re'Juest.
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'Sectio!!~. P['jor
identification sign'
shall com{Jly' vith
other signs e}Cc~pt
,
"
I_to opening: for business, Tunant fllwl1 in~tilI.l an
{Dr t.be ~("ernises cd: it::> c.ast f'll\J e:,<p-cl'\se. \Jhl.ch sign
(!:xhiblt "1"". 'Tenant shall not erect or iustoll !lny
1Is e)(pressly,peemitte~ by I,C:lnllIOl-t!. All..permltted
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ASSIGNMENT AND SUPLETTING
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Section 17. (a) INeither this Lease nor any or all interest hen.:ln sh&ll
be sold, mortgaged,' pledge~l encumbered, assigned. transfened, 0['
other.wise , dlspOSf4 . oe ~o any m~nner by Tenant, voluntarily or
!nvo~unta!=,.t1y. hy operation of taW', or otherwise, nor shall the ,Pt'"emis;es
or any part ~herepf pc sublet, used, or occupied for the conduct of a:ny
~u$Jness ~y any Il;.llird person, firm, or corporation at' fot" any plll'pa,se
other than Ilerdn aut~or~ze4, except \-lith the prior ",dtten consent o(
Landlord. which consent I.llJ'ldlor-d may grant or Idthhold In its sole
41scretion. "A sale or sales of fifty percent (501) or more of ~he
capItal stock of Tenant Of Tenant is a cQ['paratlan) 0," of the il\terest
in capital,_ profits, or losses of Tenant (it. Tenant is a p~ctnershir)
shalt he deemed to be a pcohihited assigoment Df this l.c<lse \~itllin the
meaning ot tllis Seillon 17. In the event Tenant dcsjres to Sllhl~t th~
frelnises, ot" any portion thcJ.-eof, or assign this lease, Tenant shall gIve
. wdtten notice thereof to Landlord at least ninety (90) days but not rnOt-e
than one hundred eighty (180) days prior to tILe pcoposcd CORlIlIcnCClIlent
date of .such sul.lletting or assignment, which notice shall set fOl.th the
name of the proposed subtenant or assignee, the relevnllt tenus of allY
sublease or as'signment and copies of financial reports and other relevant
financial information or the proposed subtenant or il!Jsignee.
Notwi ths tand tng any permi tted assi'gfll\\ent 0"( S\lb 1 et t i ng, Tenant shall at
aH times remain d~rectly aod prJmarlly linble for the payment of the
rent herein specified and for compllance Idell ail of its other
obligat1ons under this J-.ease. Upon the occlll:"re(lce of a default under
-:Section 20 of this Lease, vllich is not cUl:"ed IVithin the applicable gl:"ace
~eriotl~ the Preniises or any rart thereof 1l,I:"e then sublet. Landlord, in
addition to any other remedies provided. herein or by raw, milY collect
directly frDl\\ such subtenant a11 ~ents due and becoming uue tn Tenant
under sitch sublease' and 'apply sHch rent agaln!lt allY Slllll$ due La Lillullo'rd
from Tenant hereunder. No such collection di["ectly trOll! nil n:;signce or
subtenant shall be construed to constitute a novation or a relcuse of
Tenant f["oUl the further performance of Tenant's ohlJgatjonn hCL"l~LJnde~."
Any guarant.y of Tentlnt's performance executed tiS cOllsidel"atjon fOI:"'" LIds
Lense shall remain in ,full force and effect Liefol"e /lut! after ilUY such
asslgmnet)t: or sliLlettjng~ Landlord may reclulre Tenant, alld Tellllnt hereby
agrees, to execute I a guaranty of thIs Lease befol:"e Landlord COllscflls to
any &\.u::h as.s.ignlnent 01: sub~e.a5e and to caU!l.e the gU{\l:"antol:" of TenClnt'!!.
Lease to execute an ,acknowledgment of thr: assignment or sllhlease.
',0
(b) In addition to landlord's right to conscnt to ?ony subtenant
or assIgnee, Landlo~d shall have the oplion, in its sole dl.scrctioll, in
the event: of nny ~ropose4 subletting or assignll1ent, La, lennini\tc thi:;
Lease, 01:" in the case of a proposed sublettIng of less than the entll:e
Premises I to recllpture ~he pOI"tion of the Premises to be sublet, as of
the date the subletting or 'aSSignment js to be effecUve. The option
sh..l1. \)e cxet"clsed by J.andlord's gIving Tenant ..n'lttcI\ notice theeeof
within sixty (60) days follol~ing !.andlort.!':; receipt of Tenant's \~dtten
notice as required abo....e. If this Lease shull be terminated ,lith resj)ect
to the entil:"e Premises, the Term shall ent.! on the d;:lte stated jJl 'fcntlnt's
notice as the effective oate of the su'please 01" assIgnment as 1f that
date had been originally fixed jn this lease for the expil-atioll of the
Tenll. If Landlord recDptures only a portlon of the Premises, the Annual
FixeJ Rent and ~Additiorial Rent dudng the unexpired Tertn shall ubatli!,
~roportionateIY, ~aset.! on tile Annual FIxed Relit alld AJllitlonal Relit dlle
a6 of the date illlmed~ately pr1o~' to such recapture ant.! J'ercentage ncnt
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. shall be calculated USlpS' t!le- adjusted Annual Fixed Rent. T~nant shall,
at Tenant's o~m cost f!rll.\ ,~xpel1se. discharge in full any outstanding
';i commission oblige.tio~ ~ith respe.ct tn th~s Lease llnd any cOllunissions
which may bt; owing as ~ result of any proposed assignment at" sullletti.ng,
"'hether or n~t the Premises are re~te4 by Land 10 rt.l to the proposed tenant
o~ any other tenant. ,.',
.'
(c) Consent. by Landlor~ to any assignment or subletting sho.ll
not Include conseqt on a subsequent assignlOeflt or subletting of the
fremlses by Tenant or its assignee or sublessee or the consent ,to trle
assignment or transferring of nny l.ease relle\~al option rights" space
ortion rights or other spec~al pdvileges granted to Tenant hercl\nder
(and such options, r~s;hts or pr!vlleG:cs shall terminate upon such
assignment or subletting), unless Landlord specifically grants in wrIting
suc.h options. rights or privileges to a!lsignee or suhtenant. !IllY sale
assignment, mortgage, tz:'ansfer of this Lease or subletting, ~fllich Jues not.
comply wJ.th the provisions of this Section shall be void.
(d) Not"ithstanuing l,andlor,",'~ consent, in the event that
Tenant sells, sublets, assigns, or transfers this Lease nnd at <lilY time
receives pedo(llc rent and/or other consideration Ifldch exceeus that
which Tenant lIould at that ~ill1e be obligated to pay to Landlord, renant
shall pay to l.andlo'Cd lOOt of the gros,;; increase in such rent as such
nnt is received .by Tenant and 100% of any other consiJeration recelvet!
by Tel1ant from sllcl\ subtenant 0,:" stich assignee.
(e) Shbuld landlord consent to an assignment or sublease of
this Lease. Tenant, its proposed assignee or subtenant Dnd Landtonl !lhall
execute an ngreement prepared by or acceptable to I.anlJlord \I\iercin the
proposed assignee or subtenant agrecs to be bOllnd by lllc tenus ilnd
conditions of this Lease, and 1'e;naflt \0>111 pay to 1.L11H\1onl 011 delll.11111\ a sum
equal to all of Landlord's costs, including reasonable attorneys' fees,
incurred in connectl~n witll such assignment! sllblease ~r.t~ansfer.
R~PArn AFT~R CASUALTY
"
SectiOrl 18. (a) (1) Tenant shan immediately give I/dtten notice to
Landlo~~f any damages caused to tl)e rrelllises by fice ot' other
casualty. If q,e ?rernises shall be destroyed or so injured. Ilue to any
cause, as to be unfit, in whole or in part, for occuPilllCY, and Stich
destruction or injury could reasoflably ~e rep~ired within nine (9) months
from the receipt of insurance proceeds 'covering such destnlction or
injury, then Tenant sball no!: be entltleQ to surrenller possession of the.
Premises, npr. e)t~ept as' 'le~einafter provided, sholl Tenant's liab{llty
to pay rent under tl!ls Lease cease without ~he lIlutual consent of the
parties hereto. III the case of any such destruction or injury, I.lllldlord
shall repair all structurp.l p()r:t~ons of the PC"emtses with all reasonahle
speeJ and shall complete sucJ~ repairs .....ith.ln nlne (9) ll1ontl1s frOlI1 the
receIpt of such insurance pt-oceeds. Not\dthst.1l1lding the fo~'egoingl
Lan~loril shall not be require" to e){pend any amount ill e)(ccss of the net
insurance proceeds Eor such repairs. Unless such damage is the result of
the negligence or .....illful misconduct of Tenant or its ngents, employees
or invitees, if during such period Tenant shall he deprived of tile IIse of
all or any po~tlon of the Premises, a proportionnte 1.l(1justlllent in the
Annual fixed Rent and Add~tional Ren~ shall be made corresponding to the
time dudng \~hlch, and the portion of the ['remises of 1~ldcil, Tellant shall
pc so depdved find Percentage Rent: shall be calculated using the adjusted
Annual fixed I\ent. 1'enal\t shall, within si){\:y (60) days attar cOIllf'l~tl.on
of Landlord's lfOrk, complete alt ,"",ark to the premises (Iflthout any
allowance frOIll I.andlc.rd) necessary to restoa:e the PFendses to thei['
conditloll on the date T.enant opened for business to tile pub1 ic.
(jJ )
reaBonably
insurance
insurance
If suc1\ destrllction or injllry to
be a:epalred ,dthIn nine (9) mOn'llS
proceetls coveril\8 s\lch destnu:.tio\\ 01:"
prc.ceeds available for such rept1LL-S
the
fl'o,il
Pt-emiscs cannot
tile I'eceipt of
at: if lhe ne.t
suff ideot In
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Landlord's "~eu.c:i(\llble "~4ate"rrni(\at-LQ(\, Landlord shall. notify 1'ennnt \l1l:h1n
"qinety ('Of day,s aHe.r the occurrence of such de!itructioll or ini~ry
"whet!ler or ~ ~ot 'Landlo'r4 wql "r~plJ.it' Or rebuild. If I...nd1onl elects not
,I. to repair "tir rebuild!: ,~his ~ease shall be tet'"minated. If I.andlord shall
"'! elect to "~eralrl '\)r ;"r~bu~id;. t..i.n4lord shall notify Tenont of the time
within which ,suctl repairs or reconstruction will be completed. [Ind. 'I.'cnont
shall have t!le option; wHh!n th~rty (30) days after the receipt of such
potlee, to elect 1;Iy writteJ1. noqce to Landlor~ to either terminate this
Lease and any fl.u:tl\~F Hah'P~ty "\\eFe.under. or to e:lttenll the Term by a
"period of time ,equjvB~ent to ~he time from the occurrence of such
destruction or injury until the rremlses are restored to their fonner
'condition. In the "event Tenant ~tects ~o exteocJ the Term, l.andlorcl shall
restore the stru(ttural porqons" of t,he l'~emtses to their fanner condl Uon
,?'it~in the I:1me speciHed il) sat~ potice. TenClnt shall COlI\plc.le th~ 'dork
requh.ed of Ten(l'lt pursuant to para~r.aph (0 above \I!thill siXly (60) days
after cOlIlpletion OF Landlor~'s ",orlt, ..pI.! Tenilnt shall not be Jiaule to
pny the Annual fixed" Rent and Additioll9l Rent for the pedal.! frOm the
occurccnce of sucl\ dest:.ruct.~on or ~I\jtlry until the structurul I~ol:tions of
tf\e Premises are so C'cstoreu by"I.andlord and Percentage nellt shall be'
calculated us~ng the adjusted AOI!ual Fhed Rent.
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.;
(h) Io addition to all" rights to c<lnc.el or terndl\ate this Lease
given to the parties In ~~.!:..!ion IBt~l hereof. (an) if fifty percent (501)
or more of tIle gross leasable area of tile Sllopping Center is tlestl"oyu(1 or
damaged. regardless or \~hether or not the Premises shall be ~ffel:ted by
s~lch damage Ot. destn\c.tinn, Landlnr\! shat~ have the right. \:Cl CCll"~e-\. aoll
terlldnate this Lease as of the clate of such damage or" destruction by
giving notIce thereof to Tenant w1tllJn ninety (90) d[lYs afte~ tile llate of
such damage or destruction and ebb) if the Premises are destl-oyed or
damaged during the last t'dO (2) years of the Term to the extent of fifty
percent (501.) or OIo~-e of the total s(lllat'e feet of floor areil of the
PremIses. then e!ther La(ldlord or .Teitant shall have the eight to cancel
and terminate this Lease as of the date of such damage ~r destruction by
giving notice the-reo( \dt\lln thirt"y (30)" days after 'the date of saiJ.
damage or destruct~lon. 'UOI-leVer, it subsection (as) above does llot apply
. and Tenant shall, \/ithln thirty (30) days follOl-ling receipt of Landlord's
"."notice of cance11a'tlon pursuant to (bb) abo"e, give Lnn<\lord notice of
its intention to reflew the l.ease for Emy ilthllllonill option periolls lhen
ava.ilable to it unde.r the terms of tlds Lease, lhen the I\otice of
Landlord to terminate the tease shall be of no force (Inti effect 8~;"t1
SectiD!Llll(~11l..1 Oll" lQJa)(ii} hereof, on the case Illay be. shall apply.
If no addItional optiOli pedods 8!="C then available to Tenant, this Lease
shall terminate an \the date reciteJ in such notice. from l.antllon\.
(c) Not\-lithstanding anythIng to the contnll-y COII~ilifletl in
~!!uB(a)(1L !!!W(i!), an~ 18(0) hereof, Landlord IlWY cancel this
Lea$e with no turt)ler liability to Tenant \Jh.at!loever in the ev~nt that
follo\-liog I.my damage. t.!estr\\ction, OL' injury to the. l'rc\\li.scS 0'1.' the
Building, Landlorcl'~ mortgagee elects to re~uire l.andlonl to fllnl(e advance
payments upon or for any indebtedness secured by a mortgage on the
Shopping Cen~e[' or .any portion ~hereof.
(d) In the event of aoy insur<1nce claim against <IllY of
Landlord's insurance polIcIes. Lal1dlord shall have the l"jght La recover
trom Tenant Tenant's Proportionate Share of the 1I11lount of <lilY deductlllle
o~ other lass not re-ll\\buisetl to Lai\dlo;-d by proceeus of insurance.
COrmEMNAl'ION
Section 19. (a) In the event the entire l'rcudses shall be li:l\tcn by
c.ondemnatloo or right" of elllloent domain. thIs I.ease 5110111 tcnllin!lte ilS of
the day possession shall be talcen by the taldog illlthority illlll LandlOI'J
and Tenant shall be released frOIll tiny fuether I labJ 1 ity hel"CllllllC::I". Tn
the event only ~ portion of the l'~ell\ises shall he ta\~en by c:nn.lclllllatioll
or right of emhlent domain, lIlId the portion so L.alttW ccndcr"s thl! IHd~lI.::tl
unsuitable for the purpose of this Lease, eithec Lilll/HonI or Tellilllt 5111111
,
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'~e entitle4 to te~mfna'te th~s ~ease, such termination to become effective
8S of the d~y pos~,es.s.lo!l' o~. ~he fremises s11811 be taken, "provided notice
of sucl\ termina'tiof! ~~. given w~thin thfrty (30) days' after the date' of
notice of ~uch taldpg'd If. in suc.l~ case,' this Lease is not terminated,
'L~~dlord .agrees , t~ , r~s~o["e ,th~ :remises wi~h reasoriabte speed to An
llr.:!litectural ~nlt as nearly .like ~ts condition pdor' to such taking IlS
shl!~l be practicable. ~f during an~/qr after the work of t"estocatioo,
Tenant: shall. he depdveq of qle llse of' all 01." any portion of the
PreMi.ses., a rroportiona~e aQj\~stment in the Annual l~i){etl Ilent and
Additional ftent shall be [Ilade co~respondIng to tt\e time d\\dng ~hich all~1
the par-tion of the PreJllise~ of ,...hlch Tenant is so deprived tlnd l'crcenta'ge
Rent shall be calc4l.a~ed us;ng the adjusted Annual fixed Rent 'in the
rormula speclfie4 ~n Section I, heFeo!.
(b) All damages awaJ:c.le.,d in cnnnection ~Iith the taking of the
Premises, whe'thet" all'ol...ed as compensation for- dJmlnutlon in vllluc to. the
leasehold, to the revers Jon and fee of the Premisetl, to 1'ellant's
leasehold improvements or- othendse, shall beloog to Landlord.
Not..,Lthstc.ndlng: the fot;"esoing, Tenant shall be entitled to IIw,ke' D.'
separate claim to the condenmb\g author-iCy for damage to mel"clHlndise and
fIxtures, remova~ and l.einstllll!ltion cost~, and moving expenses.
(c) Notwitbstantll.ng l1f1ything to the contrary contained In
Sections 19(a) and 19(b) Ilereot", ~.andlanl may cancel this l.ease \lilh no
fur'ther liability to Tenant \...hatsoever in the event that (a) fifty
percent (50%.) or more of the gross leasable area of the Shorr ill!.: Centel'
is taken by condemnation or right of eminent domaio, or (b) follollin& Dlly
~a\ting of the Pren\lses or the nui1L\ing by condemnation or right of
eminent dorualn~ Landlord's mortgagee elects to require landlonl to {nake
adv:ance payments upon or' for any indebtedness seCllred by ~ mortgnge on
~he Shopping Center- o!-", any por~ioo. tpereof,
'LANDLORD'S REMEIH1!'S UPON DEfAULT
"
Section 20. (a) 'If, at any time after- tIle Commencement Dnte:
(1) Tenaht silall l:le in default in ~he payment of rent 0(" athel'
Bum.!! of money requtred to be paid py 1'efla}1t, or ill the Pe1'formance of any
of the covenants, terms, conditi.ons, provi.sion!!, rules Ol\t\ regulations ,of
this Lease~ aod Te(lClot shall taq to remedy such default \...iUdn five. (5)
days of tJ~e date ~~hen clue in ~Ile event the default is as to pilYll1enl of
any SlIlIIS of mane}';, 01.", except as provided in subsection (J i) below,
w!thin thi~ty (0)1 day~ after receir~ of written flotlce thereof jf the,
4efault ('erates to matters ather than the paY\l\eot of RIQney; 0('
,
I
(ii) Landlord shall have an
accordance vitll Seq"t1on S(b) above aod
statement of Gross Sales fo~ such year
by more than ten pe,rcent (10l) i or
audl t made fOJ:" aoy yenr in
the Cross Sales shown by Tenant's
shall be found to he uoclc("stated
(111) Tenant becomes ~nsol"ent or makes an assjgnrllent for the
benefit of creuitors, or if any guarantor cif Tenant shull bccon;e
insolvent or make an assignment for the benefit of creJltocs, or if 8
receiver $hall be appolnted, or if proceedlngs llt\der the But\kc\lpl!C}" Cod~
shall be instItuted by' or- agaJ/1s'~ 'Cennnt or any gllanlntol' of this I.ease
and the same shall oat be dIsmissed by the Court Idth10 ninety (90) days
after being filed, or if any event shall happen uhlch, .aside from thIs
provision, wout<\ cause any asslgnmcllt or devolutlon of Tenant's interest
Ot;" occupancy hereunder by operation of 18\1, thcn if any of the
circumstances described in (1), (in or (111) above should occur,
Landlord may, in addition to all otl\cr- remcclles given to J..l111dlord in lau
or in equity, by wr-ltten notIce 1:0 Tenant, terminate this I.ease or
.....ithout termil\a.tiog ,this I.e"se reenter the l'remises by SUlr,lI'~ry
p~oceedings or oth~rwise and, in any event, dispossess the Tenant, it
tle!ng the und~rstan<.llng and agreement of the parties that under- no
circwTlstances 1s thls Lease to be an asset for Tenaot's cl'e<lltors hy
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,.op~rat1oo o~ 1.n( or; '0 tIle rwfs,e. In the event of such reentry tandlo~d
", maYI but, need not, r~!qet: tile r!=,emises or aoy part thereof for SHch rent
: and upon' su~h terms ~~ "Landlo~~," io its sole discretioo, shall determine
(inc1UlJ~og. t!le Fight "~o" relet ~he Premises for a greater or 'lesser term
thsI1 thaI;.: femain!flg uqde!=, ~his Lease, the right to relel: the Premises as
a part' of a 'larger area, and'tlle right l:o change the character or llse
made at ~he' Pn~mfses)." . I~ ~andlord decides to relet the Premises or a
duty to relet ls imposed upon Landlord by la\/l Landlord and Tenant agree
that LandloFd shaH only b~ requiFed to llse the same efforts l.andlord
then use$ to lease other properties I.andlord owos or manal1~s (or if the
Premises is theh manage~ for J.anl(lord, then Landlord \lill illstl.iict stich
manager to use tile sallie effons such manager then uses l:o lease othe~
space or propert:fes which it owns or manages)j provided, hOI/ever "that
~andlord (or its managed shall not be required to give' any P;,d;;-;';~ce 0....
pdorlty to the; show1ng 0.... leasing of the Premises over o.ny other Brace
that Lal1d,loJ:"d (or its maoager) may be leasing or have availahl e, and" may
place a suitab:le prospective tenant: in any such available space
regardless of when suc" alternat:lve space becomes availahlej erovill.4t
furth~, that I,anLllord 5!H111 nO!: pe re'luh"e<J to observe Bny instnlctioll
given by Tenant 'about sllch rele~ting' 01.- accept any tenant offered by
Tenant unless Sllch qffered tenant has a creditvorthineS5 acceptable to
Landlord, leases I ttle entire Premises, agrees to llse the rre/ld~es in a
flla~ner consilite'flt witl\ this Lease and leases the Premises at' the same
rentl for no more than the Term and on the sanle other tenus and
~ooditions as in this Lea~e lI~q)Out I:he expenditure by I.andlord for
tel1ant, impC'ovements or prolcer's 'co,iunissJons. In any such case, J,ilnulord
may, but shall O?t be requifetl to, make repairs, alterations and
additions 111 or to the Premises and redecorate the same to ~he extent
Landlord deems necessary or desirable, and Tenant shall. upon demand. pay
tl\~ cost tllereof, together' witll Landlord's expellses of relc~tJng.
includlng, viJ:hout limitation, any broker'.. comndssJoll incun'ed by
Landlord. In tile event of a re"lett!ng, J.andlorJ rntly apply Lhe rent
therefrom firs t to ~I,le payment of t.anJ lord I s e)(r~nses, j nc luding
attorneys' fees incu'rred uy reason of Tenant's default illid tlte expense of
reletting (includIng, lIithout limitatIon, repairs, renovatiun or
alteration of the Premises) and then l:o the amount of ,rent and all other
sums due frolll Tenant hereunder, Ten'hnt remaining l1allle for any
defIciency. Any and al~ deficiencies shall be ptlyable by Tcnant Inonthly
on the date herein provided for tIle payment of /'Iootllly Installmcnts of
Fixed Rent. In determining the deficiencies anJ rent: which ,uudd' he
payaLlle by Tenant hereunder subse9uen~ to default, the annual rent for
each Lease Year 9E the lI11exp!!-",ed portion of the Terrn shall he equal 1:0
the average Annual f~xed flCllt and ?ercentage Rent: !)aid by Tenant frOIll the
conunencement of the Term to the time of default, or during the prec"ed!ns:
three (3) full catendar years, 1-1!lichever is shorter.
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(il) No termination of ql!S Lease or any taking or recovery ot
possessIon of the Premises shall deprive Landlord of any of its i"~lIlcdies
or rights of action ag.dost l'enant~ and Tenant shall l'ellwJn 1 j.Elhl~ for
all past or future ,rent, including all Add!tional Rent, taxes, lnsurance
premiums, and other charges nnd rent payable by TeJlant \InlIer LIds 1.ease,
dudng the Term. In no' evel)~ shaq the bringing" of allY action for rent
or other default be construed as a waiver of the right to obtain
posseasion at r.he Premises.
(c) If suIt sl1811 be brollgl1t foC' recovery of possession of tIle
Premises, for the recovery of rent, or for I1ny other amount due lllllkr the
terms and provisions of this I.ease, or because of the brench of !lny other
covenant hc('e1(1 contained on the part of 'fenant, anu u breach shall be
established, Tenant shall pEl}' to I.e.ndlord all. e}(penses illcurred tl\erefo(',
il1cludlng reasonable attorneys' fees.
(d) HIlEN THIS I,EASE Am) ITS TE.Il\-\ SHALt. lli\VE. I1E~t~ T~!lHH1ATI~n ON
ACCOUNT OF ANY DeF!\ULT ItIW"E.UNDER' ANn ALSO t"llt:~N Tllfo:. TE.llt1 HEI1EO.Y CtlEATE:D
SIIAI-L nAVE. E1{1.'lRl1:0~ IT SHAl.l. DE: LAHfUI. FOil ANY ATTOIUIEY Of ANY counT OF
nEC01l0 TO APt'EAR AS ATTO[lNl~Y FOil TENANT AS I.mf.!. AS FOil A 1.1. l'EIISONS
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CJ..A IN rNG ny, TllnOUClI, on" UNDER TENANT AND TO SIGN AN AGREENEHT FOR
ENTERING I~, ANY GOMPETENT cOURT AIt AMICAn!.E ACTION IN E~ECT"'ENT AGAINST
TENANT AND' ALL PERSONS CLAlfIING DY, TIIROUG!I 'OR UlIIlER' TENANT AND 1'0
TUEP.EUI CONFf:SS JUPCl1EMT fO{\. TnE \\ECO\lEn ThY l.MIDlORD OF POSSESSION OF TilE
DOMISED PREMISES. FOR filllCll, TillS LEASE SIIALL DE SUFFICIENT HARRANT:
iJlEREUPON,' IF l.AND1---oRn so pESIRES, , AN APPROPRIATE I,ffirr Of POSSESSION NAY
ISSUE FORTHWITH, WITHout A1fY rnron WRIT OR PROCEEDING HIlAl'SOEUER,
fnOVIDED TIIAT IF FOR ANY REASO~, AFTER SUC!I ACTION SIIALL !lAVE DEEN
CO"'NENCED !'\' SIIALL DE DETERMINED THAT POSSESSION or TilE DE't1SED PREMISES
S!lOULD REMAIN 'IN 'OR DE RESTOR~D TO TENANT. LANDLORD SIIALL IIAVE TilE RIG!lT
fOR TlIE SAME DEFAULT AJoj1l UPOlj ANY sunSEQUENT DEFAUloT OR DEFAULTS,', OR UPON
TilE TERfIINATION Of TillS I.EASE OR or TENANT'S RIGIIT OF POSSESSION AS
UEREINBEFORE SET FORTlf, TO DRH'fG' ONE on MORE FURl'IIgn AM1CADLE. ACTION OR
ACTIONS AS IIEREINDEfDRE SET'rORTll, TO RECOVER POSSESSION OF TII!': DEMISED
PREMISES AND TO CONFESS JUDGMENT fOR TUE RECOVERY Ol'~ POSSESSI,ON OF TilE
ilE.HIS!W PReM~SES AS !tERIi:INn~FORE t'ROVIOE:D. H01'\H'f!1STANDING ANYTHING
CONTAINED IN TillS LEASE TO TilE CONTRARY, TilE RIGIIT or LANOl.aRD TO
INITIATE AN AMICABLE ACTION OF EJECTME.NT AS SPECIYII!D AnO\1E. SIlAl.L NOT
PReCLUDE OR., LIMIT LANDLORD' S ~IGIIT TO INITIATE AN AMICABLE: ACTION FOR
RE.NT.
(e) In any amicable actiof!. of ejectment or for rent and other
sums\ J.andlard shall first cause ~a be filed ia such action an nEfidavit
made by Landla!-""d ar someone acting tor T..andlord, setting forth the facts
necessary to authorixe the entry o~ judgment a1\tl if a true cnpy of this
I.ease (and of the truth of the CO(;y such affidavit shull be suffIcient
evlde~ce) shall be file" 1(1 such SLllt, action or actiolls, it shall not be
necessary to file the original as n w~rrant of attorney, any rule of
~ourtl Cllstom or practice to t~e contrary notwitllstanding.
(f). Tenant expressly waives:
may be levled upon to collect' any flInOllllt \~hlch
the terms and conditions of tills f-.ease an
appraised. Tenant authorizes . lonotary
\f("it of execution process upon Tenant's
fur the that ,saId real estate inDY be
1U1IY' h lie Iloller
g lt to lwve the same
or. Clerlt to enter 11
voluntary 1I1IivCl' and
sold 01\ II \frit of
(it} All right.s under' the Pennsylvania l.an!\lon\ nll.\ Tenant
Act of 1951 and all supplements tlnd tlmendments thereto.
.clii) The right to d,ree .(3) llIonths and. fifteen 0.5) or
thirty (]O) days' not,J.ce required under certain circumstallces by the
Pennsylvania Landlo~d and Tenant Act of 1951, Tenant hereby a~reeing
that the respective notice periods provided for in tiLis J.ease shall
be sufficient in either or any such case.
(g) The parties hereto shall, anI] t)lCY herel)}' do, \..aivc trial
py jury in any action, proceeding, or countercl.aim brought by either o~
the parties against the other on any matters \JIHltsoever adsing out of,
or in aoy \fay connected wi tll, this Lease, the relationship of Landlord
and Tenant, Tenant's use or occupancy ot the Premises, and/or any claim
of inju-cy or daffiag.c arts~ng out of the fi::e(l\lses, the Dulldlng, or the
Shopping Ceoter.
(h) All rights and remetqes provided
existIng at law or if!' equity are cUlUulatl,ve, llno
more rights or remedies by ei ~he~ party sllall not
right to the exercise of any or all of the others.
herein or
the exercl::;e
preclude or
alher\dse
of one or
valve its
DISCHARer. OF LIEN~
Section 21. (il) The Tenant shall not cause, suffer, or penuit the
~J:en\1sesl Duqdtog, or the ShOp~d(\g Center to be e(\c~\mhered hy any llens
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'ot mechanlc'r' labot"ers,' or ma~erialmen, nor secudty interests. 0," any
other 11en~. Ten~nt shall! w\\eneV'er and as of ten as any.., such lIens are
filed against the fremiSes1: the Building) or the 5110p[\11\& Center and 8t'e
pUl'porte~ to be for 1abo~ or nlaterial fllmished or to be furnished to
Tenant. discharge ~ithout deman!l by l.andlortl the same of record within
ten (10) days after the ~at~ of, f~lJng by pnyiilent. bonding ar othenlise,
as providet.\ by law. Tef!ant shall. upon 'reasonable notice and cCCjuest in
\felting fco~ Lan41ocdl' also ',4efenti agaInst Landlortl, at Tenant's sole
cosl: nnd expense, any action~ suit, or proceeding "'hleh may be brought on
or for the enforcement of any such lien and shall pay any damages and
satisfy an4 discharge any judgments entered in such action, suit, or
proceeding aod shall. save ha~1111ess l.andlord from any liability, claIm, or
damages t'esulting ttlerefrom. In defal.11t of Tenant (\rocudng the
discharge of any sl..!ch lien, Ll1nd~onl may, without further notice, pr-ocllre
the discharge thereof by bonding or payment or otherwise, and all costs
and expenses which l.andlard may incur in obtaining such discharge shall
be paid by Tenant. as Addit~onal Rent vi thin ten (to) days of at\Y demand
therefor.
(b) Nothtng il"! this Lease, nor' ilny appl'oval l)y l.andlord of any
of Tenant's alterations or contractors, shall be deemed Or construcd in
any way as .constituting cons'ent ~y r,anJlord fo[" the making of any
alterations or additjons by Tenant, or constituting a n!qllest by
Landlord, expres.setl or ImplIed, to !lny contractor, suucontracto" laborer
or materialman for ~he performance of any labor or the furnishing nE any
materials Ear tpe use or benefit o~ Lanqlord.
LlAnlLlTY OF I,ANDLORD
~!on 22. If Landlord shall fall to perform any covenant, term, or
conJition aE thls Lease, anc\ if Tenant sl\aU recover a money j~\llr.lI\e(\t
against Lantllord, such judgment shall be "atisfied only Ollt of the
proceeds of sale received upon eJ!ecution of sllch )tiJs-rnent and levy
thereon against t~le right. tit~e, and interest of Landlonl in the
Shopp!og Center as .the same may qien be eocumbered and neither Landlord
.:'oor any af its partpet'"s shall be liable for any deficiency. rt Is
. understood that in no event shaq l'enant hav~ any right to levy executIon
agaInst any property of Lantllor:l\ o~her t.han its interest in the ShoppIng
Center. Such right of execution shall be subordinate and subject to any
mortgage or other enC\ll\\bca1"\ce upon the Shopping Center. '..
RIGHTS OF lANDLORD
Section 23: (tt) Landlor4 shall 118ve the :l."1ght, but not the duty, at all
~easonnhle times, by itself or through its duly authori<..ed agents, to go
upon and inspect all or any part of the Premises and, at Landlord's
option, to make repairs, alterations, and additions to the Premises, the
BuIldIng, or any part thl.'ireof. or to shol-l the P["el'llIses or the nuj liling to
lenders or to prospective p\1rehasers or tellants.
(b) If Tenant shall fail to fulfill any of it,S ohlig'atians
hereunder, J.andlord shall have' the right to fulfill sHch obligation rind
any amounts so paId by l.andlord are agreed BOtl lleclil~ed to ue "lHlt1itional
Rent" d\1e and payable to Landlant (com Tenant \~ith the nC'l(t i"st,lllll1cot
of t'"lonthly Installment of Fixed .Rent due thereaftet'" I1nder this Lease.
Any snch amounts I~hlch shall lie paid by Landlord on bdltllE of Tenaf\t
shall beae interest from t.he dat.e so paid by 1.l:lndlonl ut Ll1e ["ate of
eighteen percent (16'l) per annum at. at the prime rate of interest then
lleing charged by. Chase Nallhatto!\n Dallk M.A., a natlonal banldllg
AssocIatIon, ,:",hichever is higher ~H..:lvided that in no event shall such
rate to he charged Tenant elCceed the rate othendse penn\ttell by lal/.
(e) Atl rights of Landlord hereunder shall be Jeemccl to accrue
t:o the benefit of I.~ndlorcl's mortgagee, if any.
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, SUnORDIIIATION TO MORTGAGE
,Section 24. '\ (8) T~pap~' u~de!-"slt8.ndS, ac~nowledges and a~'rees that this
,"ease. is llo~ll s~'ai~'be s~bonlioat.e to any hlortgage, ground lease or other
"lien' or restricqoq Of: ~ecor4' no~ existing or hereafter placed on or
affecting t\)e P;-emises, ~}le Duqding, or the Shopping Center, or any part
thereof', and to "aoy renel/als, refinancing or extensions thereof and to
an advances made or' hereafter' to he wade" upon the security thereof.
This subordination provision sha.ll be self-operative and no further.
~nstrument of suuorqination s~aq be required by llny lnortgagee or
lender. lJowcver, '.andlord is h~fepy ,irrevocably vested with full power
and authority to subordInate tlqs Lease to any 1ll0t-tgage or othet- I ien now
existing at" hereafter placer! upon tlie Premises, the Iluliding, or the
Shopping Center as a \~hole. Further, Tenant agrees, upon the demand or
request of any pany in ~oterestl to eXecute promptly Sllch fnether
Instrllm-ents or certificates as fIlay be necessary to carry out the intent
of this Sect ton.
(b) : Not,dthstandlng the provillions oE Section 2ll(a) hel-enE, any'
modgagee may at tin}' time subordinate the llen-~fli:3 m~l::-tg..g<:: (0 the
ope,"ation and effect of this Lease withollt obtainillg 1'~nElnt's consent
ttle~etol by giving the 1'enant written nottce tller-eoE, ill 1~ldcil even this
Lease shall be deemed to be senior to such lIlor-tgage Idthollt regad to
their respective dates oE execution, delivery, and/or- recordation alllong
,the land records' at tile C~)llOty in \/hich the Shopping Center- is locate(!,
and thereafter such mortgagee shall have the same rights as to this l.ease
as it "would have had, I~ere this l:ease executed and deliver-cd before the
execution of fuch mortgage.
(c) "Tenant .shal~, wi~ldn ten (10) days fr-orn r~qllest by
J.an~l1ord, execute and del {ver' ~o such per.!lons <IS I.<lndlonl shall specify a
statement in "recordable form certIfying that this Lease is Ulllllodifiell and
in full forc~ and effect (or, it there have been modifications, lhilt the
same is in full force and effecl as so modified), stnt"ing th~ ddtes tD
which rent and othf~r cllarges 'payable under tlds tease h,ave beell p,dd.
.stating lhcit Landloni is not io default: hereunder (or" if Tt":oaflt t1IIege'i
':a default, stating the ll11ture of such alleged default;) and fut'ther
$~atlng such other matt~rs as La:Hqord or its mOl'tgagee(s) or proposed
purchaser(s) shall reasonably require.
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Cd) In the event any procee,lings arc hl'ought Eor [oreclos.llre,
or in the event of the exercise of the pOller of Sille IllldeL' Cloy mortgage
or deed of trust, Tenant shall attorn to the pu-cchaser in any suct~.
foreclosure. or sale an4 recognize such pUl-cha'ser as landlord under,:"this
Lease.
NO WAIVER ny I.ANDLOttD
~~. No waiver of any of the terms, covenants, provisions,
conditions, rules. e.n~ l.""egullltions imposed by this l.etlse, llod no lIaiveL-
of allY legal OL- equitahle l'ellef at" remedy, shall be implied by the
failure of Landlord to assert any rIghts. declare llny forfeltln"c, or far-
any other reason. No waiver of any of saId terms, provIsions, CDVCI131ItS.
conditions. rules. and regulations shall he valid \lllless it shull be: 1n
wching signed by Landloru. No waiver by 1.t\IH])Or-Q or fargivcm:ss of
performance by I.Bndiord in respect to one or more tenants of the nlli Idlng
shall constitute a widver or forgivene!ls of performance in respect to
Tenan t.
VACATION OF PRE~!SE~
~~ctio!l~2.. Tenant shall deliver and slIrrerlder to I,Llndlonl posscs$io!l of
the Premises (includlng all of Tenant's permanent wade upon /:In.! to the
rremlses, all rt:ptacements thereof! Bnd Bll El.xture5 permanently nttilched
to the l'relldses dllt"l(\g th~ Term) Imrncolitltldy llpon the c)[pl("atioll ()f the
Term or the: terfllinatlo~ of this tense 10 Cloy othe(" way in tiS good
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condition nncl repoir as tile sallie were on the COlluncncement Dute (loss by
any insureLl c~sualty and ot'dlnnry weAr and teac only,..'.~~ce}ltetJ) and
deliver the I~eys at the ofrice of .L~ndlord or Landlord's odentj' provided,
however, that :upon Landlord's t"equest Inode at least thirty'(]O) days
prior to the end of tile Terlll, or the date Tenant 1s otherwise required to
vacate the Premhes. Tenant shall remove al~ fixtures and equipment
affixed to the Premises' I>y .'fenan~. lInd restore the PremIses to their
condition on .the COmmenCement Date (la!;!) by any insured cnlHMity and
or~lnary wear anI.! tear only excepted); at Tenant's sole expense. Such
removal shall be redormed prtor to the earlier of the end of tha Terlll or
tile date Tenant is required to vacate the fremises.
1.IEHonANDU/-l OF LEASE
Section 27. Upon request by Landiordl Tenant hereby ngr,ees to execute
~ar recordotlon a, memornndull\ of this Lease.
RENT DENAHn
SectIon 211. [vcry demand for rent whereve~' (Illtl \~henever 1I1.1(lc shall hllve
tho 1I0~Cfccl: D.!I If made Ilt tho tIme it fnlls due and tit the l)l(\ce of
payment. After the service of any notice 0[" cornmencellll.Hlt of ony suIt I 0["
final judgment t1\(~rein, !.andlo(",! may recuive CHId coliect any rent due,
aod such collection. or :ceccipt shutt neither oper~te ns 0 waiver of nor
affect: such notice, sui~, or judgment.
NOTICES
~!!.-~2.. Any notices, rC'lue5ts, or COllscnt5 re(I\lireIJ to be given by
or 'on behulf of Landlord or Tcnt\ll~ shall be in "'riling oml shllll we sent
by r~6istet'"eJ ot'" certified Ullited States moU. retllnl t'"ecelpt rr.quc:sted I
postage pl:"epllld, llddressed to th~' parties hct'"eto at the respectIve
nJdresscs set forth .on the IIeference rage, 01:" OIl: such ,other ad,lrc:;!! IlS
may be specified frolll time 1:0 tillie, in vritl,llg. Such' notice shill! be
deemell gIven, I~hell il: is deposIted in llll o([icial UlIited States l'ost
Office, postage peepuid. Caples of all notIces to Lan~lonl shall be sent
tOo:
lIa.lIIpden Cenl:er:lnc. '..
JUOi Cleneidge Deive
Atlantol Georgia 30320
Attentlon: Charles Ni.lle~
with n copy t.o:
r~avipour & Co., I~c.",
417 Fifth Avenue, Suite 1118
New Xork. NY 10016
Attention: David LaV~pO\lr
ArrLICAULE LAH AND CONSTRUCTION
Section 3Q. The. iaw:] of tile Comlllorwealth of l'ennsylvanin shnll govern
the validity, perfo!:mance, interpretation, and enfol'cement of thin
Lease. The invalidity or unenforc~abillty of noy provision of thIs Lease
sholl '.001: uffect 0[- illlpah" nny othe~, provi!ii.on. All negotiations,
consijcl:atlol\!l, rcptesentntlons, Bnd uOIJerst.andings betlicell the pOI"tics
are incorporated herein. ThIs Lep-Dc OIay be ulodJ.fleJ or C11te~'cd only lJy
agreement ,in Helting betlleen the paetles. Tenant 'shall have no rIght to
,quIt the Premises or cancel or 'r~scil\d. thl.9 Lense except os expressly
'granteu hereIn. ThIs I.ease has been negotIated by Londlot'(1 .and Tenout
ilnd this Lease, togel:llcr \lith all of the tenns and' l't:"ovlslolls hereofl
shail not be dee,ll~d to '\lIVe been 'p~'epareil by either Lillldlord or Tenallt,
but by both erlulllly. If OilY provIt.don of t1d~ Lcane 15 hcl,l to be
inva.lid or unenforceable, the' validity Dn~1 el\fol:"ceobility of the
remalllder of thi4., Lease s'lu111 not 'be' affected tlll::reby.
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FORCE MAJEURE
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Section ,11. 10 the' event, that either party hereto shall be delayed,
. ,hirll.leced in, Qt" p.['eve('\te.~ f[,QI\~ ~edorming any act t'equired \lereunder by
reason of ,s~rUes, lo~kouts~ lnability to {H'Oeure materials, fallure of
"paller. restdctlve gov~t"nmental llws or reg~lations, riots, insurrection.
war, Or any other reasol! ~t ~' like nature not the fault of the party
delayed, in p'edorll1~ng such act, then performance of such act shal t be
excuse,d for the period of the delay and the period at lo\,fed Eor the
performance of suc~ act sh~l~ be extended for a period equivalent to the
pedod of such delay. NotwithstandIng anything' contained herci.i to the
contrary. Tenant. 5ol\a11 not ~e excused from the payment of rent o'r other
sums of money which ~ay become due under the tepus. of this Lease.
LAtIDl.ORD'S LIEN
Section 32. (a) Tenant hereby grants to Landlord a lien and" sccudty
r;;terest 00 all property of Tennnt 00\-1 or het"eatter 'placed ill or llpon th~
Premises, Bnd such property shall De an.l remaIn .slJhj~ct to sllch lien llnd
security inte~est of Landlord for paYll1ent of all rent nnl! other SUulS
agreed to be paid by Tenant herein. t.andlord's lien, hO\~ever. s.hall not
be superior to a lien frolll a lending i.llsti tution. supplier 01" lellslng
company. it such lendinj;' institution, supplier or teasing company hilS il
perfected security interest in the equipment, furniture or 9thcl- tangible
'personal pcoperty which cidginated in a tCllnSac.tlon \tl\eceby Tenant
acquir.ed same.
(h) The provIsions of this Section relating to such 1 ien and
secu'City intcxest shall consti lute a security agcecment \m.lec and sullje.ct
to. the !!!"ilirm CQ.!!l.!!!erci!!.l Code of the state l,fllct'ein lhe Shoppillg Ct::nter
is located, so that I.andlonl shall have and filay enforce D security
interest on all property of Tenant nOl-l or hereafter pLlceu in or on the
P-remises. in addition to ilnd cumulative of l.al\tllord's:Uc.ns "nd dghts
provided by lal{ or by the other terms and provisions of' lid:; Lea!>e.
(c) Tenant agrees to execute as debtor such fillDlldng-
or statements and SllCh other dOCuments as Landlonl may IHW or
request in order to protect ot' furthet' perfecl: Landlord's
interest. Notldthstanding the above, 'I.andIord shall neither
withhold from Tentlnt Tenallt'~ business reeonls.
stalement
lIel'eu.[ter
securi ty
slJll nor
Q!!.!ET ENJOYl1ENT
Section 33. I.andioI'd JleI'eby covenants anu agrees that if Tenllnt' 'shall
perfor~l of the covenants and agreement:> hereIn stipula\..et\ to be
pe!'formed by "Tenant, Tenant shall at all times dudng the continuance
hereof have peace<lbIe and quiet ~njoyrne'nt and possess iOl\ of the ['femIses
without any manner 'of ~et 'or !dl\drance fram l.andlord or nny person or
persons cledming by. tl~ro\\gh. or uI1Jer LtHh\1onl, suhject, eh-lays, to the
terms and provisions of tills Lease,
HOI.DING OVER
Section 3/,_ If at: tbe e}(piI'atiol1 of the Tenn or any reneval thel-eof
Tenant continues to occuPY the fl-emises, such holdIng ovel- shall lIot
constitute a renCI-Ial of thIs Lense, but Tenant shall be II tentlnt frorn
month to month upon al~ of the tet-ms. prDvI5i(}\~s. coVelHI\\I..S. 0.1\.1
ogreelllents. hereof, except that Landlord rn8Y. ill its sole discretion,
increase the amount of the ^nn~ll!.l Fixed Itent thereafter due her-eullue.:- 1:0
an amount: equal to 200% of the Annual Fi)tcd Rent beIng paid l.mrncdlately
prioe to such expll:"atlons.
BROKERS
Section 35. Tenant: re['res.ents nnd I/I.lcrnnts lhnt it lllHl 1I0t dlwlt \,fitli
any --;-;al estnte broker other than the real esti:lte la"olter(s) Ill.ted OIl the
Reference l'a3tl fll coonectl.oll \dth this I.ci.ue. I.IIIHI10n] shull [)flY fillY
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commission ~ or tee due such hrokeds) <l~ a result of this Lease. Tenant
agrees to }~demnifY" l,and~"or4 ~gainst. lan4 hold it harmless from. lIll
UabHir:ies' arising From any cl~in'! resulting from its having dealt W'1t~
any athe~ brpker in cOp'nec~~on ~f~~ t~is Leftse.
CAPtIONS
,Section 36. Al~ paragraph titles or captions contained In
for convenience only an4 shall not be deemed part of the
Lease.
this Lease are
context of this
"
'illImON IN PRONOUNS
Qi:~n 37. All of the I:arms llnd words used J n this tease \ regard less of
the number and gender if! which they are llsed, shall be dcemp.d and
constOled ta inclllde any atller ~umber or gender, as tile cont~xt or seps~
of this Lease or any paragraph or clause herein may t-equire, as jf such
terms aod \.,ords had }.leen fully and proper.ly ,.,dtten in the appropriate'
number aod gender.
~~RS' A~!'!iQ~
~~ion 38. Not\-iithstandiog anything contained bet-ein to the cOlLtrary,
I.<'Incllord's obligations and Tenant's rjght~ Ilodet' this LI:!<l~e are
conditioned upon its approval by Landlonl's construction lenlJl.lr and
permanent lender. In the eveo~ LanJlonl js unahle to obtain such
approvals, I.andlord shalt notify, Tenant of the b,asis therefot- and Tenant
shall have thirty (30) days in which to agree to any changes requested by
such lender in order to mal,e the withjn Lellse accelltahle to it. In the
event Tenant fails to agree to ~ny su-:h changes \-lithln .said t1drty (30)
day period, r,andl~rd may terrnipate thIs Lease within thil"ty (30) days
thereafter. In such event, both parties shull be relea:;ed h.orll any
further liability under this Lease:
..~r::cunI1'Y" DEPOSIT
SeQ!i.Q!L.l..2. The Secllr..ity Deposit shall btl l\li:ld hy Landlord \.,jthout
liability for interest and as s.,eC:l~r~ty .for the performance by '1"~niJnt of
Tenant's !:ovenants and obligations undet- this 1,ease, it being expn~ss'l"y
'understood that the Security Deposit shall not be considered an lldvance
payment of rental or a measure .Ot Tenant's damages 1n cClse of default by
Tenant. 'fhe Security Deposi!: shall be paId to LandlorJ upon executjon of"
this Lease". tandlorJ may. in -f.ts sole disct-etion, fcom tJllIe to ",tIme
1dthout pcejudice to any other remedy, use the Security Deposit to the
elo:tent necessary to make good any Jcfault Hnuer this L~Ase or to slltJsfy
any other covenant or obligation o~ l'ef1ant hcreuodeL-i l?~1~!.!, ~2~~,
that no portion of the Security Deposit shall he applied tOllard:> payment
or the l!lst month's rent hereunder without the prjor '''ritt('11 consellt of
the I,ancllorcl's mortgagee~ Following Dn}.' such appl.lcaUotl of the Security
Deposit, Tenant shall PDY to J.andlord of'"! demfll)cl the illllount so 3ppl ied in
order to restore the Security Deposit: to 1 ts odginal amount. If Tenant
is not In default at the terr.dnat:ion of this Lease, the balance of the
Security VeposH remaining after any such application shall be returned
by Landlord to Tenant after ded~lctillg therefrom any unpaid obllgntion of
the Tenant to the Landlord as rllay arise unde!: this Lease, il1Clwliog,
without limitatJon, the obligatio!l to restore the Premises pursuant to
S~ctioo 26 hereof. If Landlord transfers its interest in the I'n~l1lises
du;ing the term at thi!l I.ease, !,anJlot.d Illay assign the S~curity Oeposit
to the transferee !loll the~eufter Landlord shall have no furth.;:L- l-iuhility
to Tenant for the return of such Security Deposit, and Teniln!: shall look
solely to the transferee fo1.' ret~lrn of such Security Deposit.
!iQ...lNCO!1E P^R'!J~~!lQ!!
Sect ton llC. Neither Tet\an~ nOc any other pel:son ha.ving an Intere!:.L 11\
the possession, use, occupancy or utiljzatjon of the Premises shal] entet'
into any lease, ,,~~lblease. license, concession Ot: atbee agreen~n.L for use,
"
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occupancy or utili~n~~on of' ~he Premises which provides for rental or
ot~er payment for suel' use, occupancy or utilization based in whole or in
part on the net income or IH'oqts derived by any person from the Premises
or portIon thereof l~ased, used, occupJed or utilh:eJ (other than an
amount based on it fixed percenta~e or percentages of receipts 0[' sales),
and that any, such purported lease, sublease, license, concessioll or other
agreement shall be absolutely void Bnd ineffective as a conveyance of any
rigtlt or interest in the possession, use, occupancy 0'1' uti\1-zntlon of any
~arl: of the mortgaged rremises.
IIAZARnous SUBSTANCES
o'
Section 41. In addition to, and pot In lilnitation of any other prOVIsIon
of this 1,ease, Tenant agrees not ~o generate, store, IIse treat 0[- dJspose
of, nor to .0.110\-1, suffer ar penllit the generation, stoTlIue, lise,
treatment or di$posal of, any "hazardous I...aste" or "hazarqaus sl\\Jstance"
(as those terms are defined 1q the Resource Conversat ion and Recovery
Act, i.2 U.S.C. Sections 690t ~~ gg. t as amendei.! ("RC[~A") or the
Comprehensive Environmtlntal Response. Compensation, tlnJ Liability Act, 1,2
U.S.C SectionG %O~ II ~~, as amendei.! ("ClmCl.A"), and tiny rules and
regulations now or \\ereaftei prcmulgatel\ under either of such <lcts) or.
any pollutant or other contaminant ant in fram ar abollt the l'\"elllist.:s or
the Shopping Center, ....l1ich hazardous ma~erinl is prohibited or conlroll<::u
by any feJeral, .state or loca~ ~aw, onpnaoce, l"lIle or regulation 001-1 or
!1ereafter in effect. Tenaot shall and herehy does inJeflud fy <lod hold
LandlorJ harmless from and ag-ainst any t1nd nIl loss, damages, expenses,
'fees, claimsl co~ts and liabilities (inclUding, hut not 1 imillld to,
attcrneys' fees and costs of litigation) arising out of or in ilny ftWllner
related to the "ee1ease" or "threateqed release" of, arHt toe aoy eleen-up
responsibility imposed uran I.an<JloJ:d under any federal, state or local
1a\1, ordinance, rule or regula~lon not... or hereaftet- in effect, with
respect to any "hazar~ous ,..aste" or "haZi\rdous substance" (as t!l(}se t~rms
are defined in lWRA and CERCl.A, and any rules <HId regllL1Lion.!i nOl-l or
hereafter promulgated thereunder); or any pollutantj or othec contaminant
ani iOI from or about the l'remises or qle Shopping Center or any portion
"or portions thereof, which release or threatenel.l release arises out of or
is in any manner related to Tenant's use or occupancy of the ~relld$e$.
BINDING E,FEeT
Section 1,2. The provisions of this l.ease shall bInd LInd inure to the
benefit of Landlord and Tenant, and their respective SIlCCesSOl'S, legal
representatives and permitted assigns, sHbject to the provisiol1,s of.
Sectio.... I],hereinabove. TeTlant shLllt be balloJ by any succeeding Pi.I1:"ty of
Landlol'u for all the termst covenants anll condi tions hereof. pt"ovided
that such succeeding party cornpl~e5 \...ith its obligations as Landlord
'lereunder.
~UIsrTION OF SHOPPING CEt!TE.R !\'l {,ANm.ORO.
Landlord has not yet consummated i~s .accpdsit;j('l"" of the prope["r \-Ihich
the Shopping Center is to be constructed, tllen I"a~ s obligations
hereunder shall be subject to and co~tingent u~ acrJllisition of such
propHty. If Landlord Co.r .}ts. .~~\\de'l: thi.$ l.ease) has not
ac.quia:ed suc.h "roperty w1th~e C~:-) months after 'l'e~ilnt '.s eXt:cutlon
of this 1,ease, Tenan at aoy tl.llIe after the eX(lJratlon of saId
twelve (12) III eriod but prior to the date on \-Ihich Landlord acquires
such rty, elect to terminate thIs tease by delivery of written
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,-\l. IN HI'l}{ESS_t.WIIIUlEOF. the partie.!] hereto have set thall- hllntls thts
~ day of ~ I 19~, as to Lllndlord, aod thLs "'..... day of
~ 19~"Y! as to 'fenant. .
P~ese~
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"HAMPDEN CENTER, IUC.
~By: CenterPoint Properties, Inc., as
;, managing agent
"y:~
CI es 8. Miller
l'g~~~'r;
LANCASTER MATTRESS COMPANY
ny; It.atlo~:~~i&
(SEA!.)
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STATE OF GEORGIA
ss:
COUN'lY OF FULTON
BEFORE ME, a notary public 1n and tor sa1d county and .state,
personally apPeared the Charles B. Miller, President of Center?oint
Properties t !nc. . as managing agent tor Hamtden Center. Inc. . who
acknowledged that, w~th due authority, he executed~ the toregojng instrument
on behalf of sajd Hampden Center, Inc. and that the same js the tree act and
deed of said f{amp:1en Center, Inc. t and his free act and deed jndiviqually and
as such Managing !\gent.
oAN TESTIM'JNY
at,g;[ IJ~ ,
19 .
~E', I .have heretmto s~FJ my hand and offidCjl seal
19"',)"""" ,this ID"'" day of ...fY1~ 0"--' ,
kiN- J. &JfAPL
/' Notary PubLic
GeorgIa
G.1#\r\"'~lt Counly, 993
Not~ry -pv'o\u:" El\plfel> Apn\ Q, 1-
.1.1 CommIssIon
STATE OF Pe 00'1 ) ,on", )
I ss:
COllNTY OF Lo.. 1...1(1 (l.$"f'\?' R. )
BEFORE ME, a ~tary prol1e in and for said COlmty and state,
personally appeared nt'l k f' l.L) C':). nl i , I t' i... ,
a1n) by
kn.own to me to be the person whose name is subscribed to the wi thin
instrument, who ackncMledged that, with 'due authority, ~ executed tlle same
on behalf of said L W..I(l "..5;,.1 r> t (\'lo-flu" ~f,(l <., ' for the purposes thel."ein
contained, and that the same 1s the free act and deed of said
U e'f)' po 11 '1 and his free act and deed. jndividually and as
such {)t.u 1,..1 e JL
IN TESTIWlNY
at Lo.lta(l~t'(/.(
19~0
,~OF. I hav~ hereunto set my hand and off1cial seal
. "~I,I~(\n'(' ,this C)-rh day of ma,oh ,
~fl-tU.lUI ''1J '1.LL'm.')')I"JiJb^.~{\
Notary Public
NOT Ar.JAl SEAL
KATHLEEN !l. H:MME~SBACH, H()\~ry Public
lanc:.:.t~r, lanca~ler County, Pd.
My Commission Expires Janucll)'JO, ]995
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ALL 'l'IUl1' cel\'I'AIH tract of groun<l in Ha"'p<len 'l'ownshlp, i::\lmber16n~
County, .ent\sylvania, more partioularly bOlln<ted ~nd de\lQr!bed a~
follows, to ,I;it; , ;: ' ,
VEGXl/liIlIG a~ a poine, .aid point being the inter*.ction of tho ,
Ea~tern rlqljt of 'Jay line of Sporting Hill Rond 4nd the 110rtherh I
rl9ht Of way line of ,.nnsYlvani. Route 717l'thG~ce alobg tho ,i
Eastern right of way line of Sporting Hill Road,'Uorth O~ degrees
30 minutes i6 secondd "_at, . distance of 2al.49,fe.t~ illencG
.lon'.l l.nd tjOlJ or fOlolll.rly of llMdy Hark.ta, 1M" Harth 93
degreea 04 ~inutea 02 s8eonds B.at, a di.tanoe o~ 121.~9 toot to
a point:; thEjnc~ along lands no'" or fOl':"me:rly ot Crpenha.v2r, Horth
86 degrees jj minutes 17 secollQS Ea!lt, Zl dlatanc~ ot 441.20 ccat
to a poJnt; 'thencta along the sa.me 1011c19 now Ot' fp1:"'lllarly' of.
'. CopGnhaver, .Ilorth 03 degrees H minutes H Seconds Weqt, a
distance ot0415008 'eet to a point, eDid point being qn tho
Southern riqht 0' way line of V.So Routa U, oth~nJ\s1l<.nowl\ ~~
csrliah Pi~Gl thence along U.S, Rout" 11, UOt'th: 86 dO\lrcc~ J6 .
minute',37 aecond9 RMt, a distance oe 108..17 ee.t tQ Ii point; 0
thence Ii long landg now or ~orcl\erly of Edward., Hou... o~ EOll<nitu~G
and clea~viaw Farn\9, Sollt)\ 05 degree~ 45 minuteo a9 s~c9n'\~ Edqt,
a distaMa qf 1173 on (M.t to " POtltt/ s~id point baing on thO
1l010thetl'l ri~ht of wny HI,e of Pennsylval'lia l\out~ 7671 the,neG
alonf s~id ~ight of,Vly line, Horth 83 dagtlGG 59 min~teG 24
seconds W.G~, a diet.nee of 515.43 feat to a point; thenca
continuing along Mid right of \J'y lino alol19 a 'ourve to t.ho ~,
right havin~ a radius of 3079.31 feat, an arc length of 12}7,06
teet, to a l?olnt:, s~id point being the point of DE(l!l/\IIlIO.
. , :
SAID parcol containinq 310963 acres. '
BBll/O parcc~ I/o. iO~21-0279~05a.
Ol/DER ~ND 89BJEO~ to ~att:.rs Of Reoord.
DEtMa the .... premiae. whioh sporting Hill prodertl.b. a
'onnsylvanllt Limited p.lo'tnorshi!" by Deed datod scpteinbor 7/ 1969
and rccotde~ August 24, 1990 in th" cUIe.. {or ~ho RecoJ;'dlng of I
Dead" in ans! for tho CQunty of Clllllborland, commqnwoal,th oe :
Penr,"ylvanljl., in Dead Doak S-J4 pagQ lOll \lranted and conveyed I
'.l\1lo Provident Hational Bank, its Suceeeoors ano;\ I\o.igna, in {COo
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EXHIBIT
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Qnp - DE~tRIPTIOU OF PREMISES
The boundaries and location of the Pr~mises, utilities, paved rngress, egress, etc.,
..S--ShUYlH vu lhi.'S'.'si ta plsn' 'ssts" forth 'tUe -getUH'aTTay6uE'-'i5r-tli"e~-shoppioq' center'"and
ahall not he a warranty' or represent!li::ion or agreement on the part of :Landlord that
sdd shopping center will be exactl:t illS indicated on this s~.te plan. "
rn !;! 2 E! 00 0 0 0 0000 0 Omm C)
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LANDLORD'S WORK
.j:.
PREMISES WILL BE DELIVERED IN
AN "AS IS" CONDITION.
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~fIBIT IIDII
TllIIIlNl"S OORK
, I. mRK BY TIDlANT
A.
GENERA[, REQUIREMElrrs:
'.
1. APPROVAts; "The Tenant shall sub.l\it to tl1e Landlord am Dbtain
full approval of all plans, specifications and wo'C\c: inch1ding
all roof openlnga, signa, etc. Any damage done by Tenant ahall
be palO. for ~y the Tenant.
Landlord rnuet apprdve any and all mater.1ala, eqnipnent and.
fiJtt-urea ....hich beccme a permanent part of the etructnre.
Tenant shall furnish Landlord with a 1:1at of all contractors
Tenant intends to Use to "1Or1e 1n hlo premise9. Lan:Uord
l:'esetvea 'the r1gl1t to approve or disapprove of any and all of
Tenaht's contractors". All contractors engaged by 'l'enant as
permitted by Larrllord shall be bondable, lJcense contractors,
poasessJng good laPel:' relationa, capable of perfonn,1na C]uallty
l'oOrkmanshJp and t~l'ldng jn naI'lTIDny wjth Landlord's and other
tenants I contractora on the job. All l'JQrk shall be coordJnated
wi th the general project \'.Uric.
The desJgn of all work and installaUon unCIertaJeen by'l'enant
shall be approved pY the Landlord.. All ~\Orlc undertaken sluall
be at the Tenantlg eltpense and sha]} not dalllage or \'Juaken the
atruct:ural strength, of the buJJdlna or any pr.l1.'t ll1ereol',I ;:lnd
shall De done In a first-class l..orlonanlJke manner al\ll In accord
with all applJcable Federal, State, Countyan.:j local JlIunlcJpal
statutes, ordJnances, reouJatJons, Ja\l19 and cQ(~cs. All tena.nt
construction ahall Pe non-combustible, arYl no cculh.1stible
materials of _ any nature \;111 be permitted above the fjn1?hed
ceillng 0
PIJo,NS: TI\e Tenant ahall delIver to the t.aI'"Uot'd within t\llenty
{2Q) days after the Emecut10n of thin Lease, its plana and
specifications for work within the leased space. -
PEnMITS, INSPECTIONS, FEES. ETC..:.: 1\11 ItKlrk .installed by Tenant
shall be cooro1nated wi th and completed so a9 not l:o .lnl:erfel'e
with Landlord's coootruct.ion schedule nor any other tenant's
activities. Tenant shall secure and pay for any necessary
building permits, 1nspections and fees. Prior to start of
w:Jrk, Tenant shall forward. a copy of all required penults to
the Landlord.
2. STOREFRONTS: Should Tenant desJre an Jndlviduallzed storefront
other than, Landlordls standard, the addlUonal cost of
desJgnJng and constructing same shall be done at the 'fenant's
eJcpense. The following criteria ehall Q.pply tor same.
a.
Materials,
to the
archJ teet.
desJgns and color e;;electJons shall be subject
prior approval of Landlord and T.and.lord's
b. . No portion of the a:torefront may protrude beyond the front
line at the leased premises nor encroach 1n any manner
jnto the covered siJe....lalk.
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No unfjn1sru;q !<all
storefront.
storef~t material ehall Pe eelected for durability and
treedcm trOlll maintenance.
area will be pennittSd. on the
Temporary storefront: If a Tenant I s wrk 1.a ]"lOt campleteo.
wlthJI1 tpe t~~ required py this Lease (or, In any event,
,is not e<:uq>Jeted on the grand opening datel. Landlord may,
at Tenant's expense, Jnstall a temporary storefront or
parricade. '
3. naJRANCEs: ~t; ehail secure, pay tor and maJntain, or
cause ita ~tract~r's) to secure, pay for and maintaJn, as the
case may Pe, during the continuance of constrnction and
fJ:x:.turi~ ~rk withJn the leaseq premises, ybrkman Canpensation
~loyera LJabil~ty Insurance; CanprehensJve General [.Jab!]i ty
Insurance (1ncludJng Contractors Protective LJabUity): Owner's
Protective Liabp.lty Insurance, insuring Tenant BlJaJnst any and
all liability to th~~ parties for damaae due to bodily Inju~
and property damage ~jabiU tv; and Tenant' e Builder I BRisk
IIlS\.liance; ~ atab.1tory AutanobJ1e Insurance.
All of. the foregaJ~ insurance pol1ciee shall be with an
insurance company approved by Landlord and the insurance Jjmits
contained therelp. shall be acceptable to Landlord. In
addition. the ?ktoresaiq Tenant's insurance policies shaH nalne
Landlord, its ~'I.', ita l\rchi-tect anq. its General Contractor
as an adQ!tJonal .:J.nsurf:d arid Tenant's contractor shaH deUve:r
necessary evidence of all of the foregoing p:>l1cles to
Landlord.
00 ~1lK SHALL BEllTIj llNTIL AU. INSURANCE CERTIFICATES ARE IN
POSSESSION OF LANDUlRD 0
4. Each tenant shall be responsible for the cost of delivery and
arra~jng all receipt and unloading of all materials and
equipnent pertaining to \lis ""rlc.
6. CLEANING Of! PREMISES: The T,enant shall, at all times, keep the
premises free +rcm ~cumulatlons of waste materJals am/or
ruLblsh caused . Py his employees, workers, or contractors.
'l'enant Bhall maintain the premlses in a clean arvl orderly
condition during construction and merchaMlsing. Tenant shall
prClll.ptly remove a:q, unused construction \'tlaterlals, eq\l.~rxnent,
snipping containers, packaging, debris, and flarranable loaSte
tra1\. the Shopping 'Center. Tenant shall contain all
construction materials, equlpnent, fixtures, merchandise.
ehlWing containers and debris \f~lth.1n the prem.1ses. 'l'he CcmIOC.ln
exterior areas of the Shopping Center shall be clear of
Tenant's equlpnent, merchandise, fhttures, refuse and debris at
all Umes. Trash storage within the premises sl~ll be confined
to covered metal contains. Tenant:1s responsible for the
removal of all trash anq debris fran Tenant I a prelnises.
6. CERTIFICATE OF OCCUPANCY: The Tenant shall secure a
Certificate of Occupancy fran the juri6dlcUanal allthorJtles In
BUfticient time to aHCM Tenant to open the premises in
accordance with the opening l'equiremente of this Lease. A copy
of the Certificate of . Occupancy shall be forwarded to the
Landlord 0
7. VIOlATIONS: In the event the Tenant is notified of any
violations of ~odes, ordinance regulations, requirements or
guidelines either try the jurisdictional authorities or by the
I.andlord, Tenant shall. at its eJcpense. correct such violaUons
within seven (1) calendar days after such notifJcaUon.
8. ROOF', OPENINGS: Any roof opening required by the Tenant will be
perfDnned by Landlord's roofing contractor at the Tenant's
expense. Such openings will jnclude snppol'tlng structures.
angles, curbs, flasl~lnaa, ducts, vents and grilles. Landlord
may refuse to approve any openings which, in Laooloro'fJ
judgement, exceed the capability ot th.e structural system.
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9. ~, Tenant ~h<iil not ~rmit any lMChanic'a Uens to attach
to ~ lease<j premises or the Shopping Center developnent in
~Jch t~ t p~emJses are located on account of any labor at'
materiale 'furniehed, or suppl1e<j to the demised premises in
connection i with Tenant' B jlorlc. In the event that such a Uen
is attached.' Tenant 'shall fortln<1th 'cause the same to be
dlscharge4 , or in Ueu thereot furnish a hon<l tor the benet1 t of
Landlord' jssued py' a 'duly Ucensed Slll'ety company authorized to
do pueiness In the state the project is located, which by ite
tet'lllB indemnjties anq holds tile Landlord hannless from the
effects of sucp. ,lien. In addition, Tenant shall provide:
Landlord w-t-th final 'waivers of lien, ~terjalman certjficates,
aftJ.dav-t-ts an4' sworn statements from all tenant's contractors
ard auppl~ere Y"lth1~ thir.ty days of completion of work.
10. LANDrDIID'S RIGlrr OF ACCRSS '1'0 PREMISES: . Landlord, I.aoolord's
agent, an independent contractor, or an authorized utility
c:ctl1p'm'y, "as the case may be, shall have the rjght, subject to
Landlord's wrlt1;:en approval, to rt.m utility lines. conduits or
duct work. where pecessary or desirable, through celling Bpace,
colUIllll space or other parte of the demised premieea am to
repair, alter, replace Or remove the same, all in a manner
which does not interfere unnecessarily with Tenantls use
thereot. '"
B. GENERAL w::lRK,
The Tenant w~ll furnish ancl install the fal1~ing lte.tnS at work at
its sole cost an4 eJtpense:
1. Interior partitions within the leased arc:aa, eJtcept for the
toilet roan walls.
2. P}oor coverlnaa.
3. Interior tlnishing of mIl surfaces JncluiUna priming,
palntinq, etainlng anq ...Jl cOI1erings.
40
Display wlndDw hacl<:s,
ceilings. and display
the same 0
display windcw fJoor. dJsp lay wJndcw
windc:M lighting f1nturea and pcw.er for
5.
Install cejling tiles.
Premises.
Landlord wUl stockpUe tiles in
6.
pr.UMBrnG OORK: Any plumbing facillties in (mcess of that
provided by the J:.and,lord, such as increase hi~ size at service,
d.dnklng fountains, addi'tional toJlet facilities. janitor's
sink, hose bibbsl lab sinks, special f1xturlng and outleta,
'11111 be prmrided, installed and connected at Tenant I s expense.
Tenant will also pay for any increas:e.s In water and sewer
capi tal charges or any other related charges imposed bI} the
municipality or Landlord above the rrnmlcipal1tyls or Landlord1a
standard. charge for a retail store due to the Tenant's use of
the premises, 1.e. restaurants, beauty salon, etc. Tenant wl1l
provide tire extinguishers as required llV building code and
insurance underwritera.
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HEATING. VENTILATING AND AIR CONDITIONING: Added capacitJes to
root top IJVAC units, if neces8ary I shall be turn! shed and
installed W the T~t. Exi,t-lIT,~ I-IVAC- Unif.s Sh4J1 btil"m fJ4~J tN"..kll!9 crJer
lln..t?ental LtommLn.c:.ement Da.t.e.." Land lo.-J ~oraes Tel 'rhaks. .ah!l nUS$tJrj t'2.p.1;(5
SPRnoo:.m OORK, Cost af addi t100al pipe and heads req\li red as 11""
a result ot interior store partItions, mezzanine areas, unusual 0.. "
use of pr~Jses o!=, tenant tbctures w1ll be charged to Tenant.
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I!T.EC'l'RICAL (ollRK: Tenant ehall 'furnieh, install and pay for all
electrical I"'rk other than Jt...... furniehed by Landlord,
including Put not limited to:
a.
po
Co
d.
e.
t.
g.
\1.
1.
Increase4 size of Inccming electric aet'Vice and panel.
Telephone an4 cammmicat10n ayatem.
Burglar alarms and/or warning systems.
Emergency generator.
'.Cenantls'atore signs ~ controlling time clocks.
High voltage outlete.
Floor outlets.
Muaic ayatelllS.
Additional exJt eigns and emergency l1ghtina \mite
neceasi t~ted by Tenant I a fixtures and interior part! tians.
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10. MTscmoLANE/lUS (ollRK:
a. All trade fixtures, cabinets, ahelving, counters,
appliances. ~~jture, furnishings, etc., siUns (interior
an4 exterior) anq ctper per.f;1onal property shall Ixt new aod
bt' flrat quality and ehall l>e furnieh.."" and Installed Dy
Tenant~
'P. TaUet paper holders, soap dispensers, mirrors, shelves.
t~l dispei.sera, etc. shall be provided by the Tenant.
c. Tenant at his e'JtpenSe shall sound insulate, to eJ{tent
requl~ P'l t}1e nature of its business, the demising walla
so af! not to penni t sound to emanate outside the premises.
11.
SIGNS: The Tenant shall furnish. jnstall and connect
identification signa at locatjons prOV'ided at canoPl fasc.1a at
Tenant IS expense.
Canopy fascia sign design, lightina and sign copy color ahal!
be BUbject to t.axldlard' a approval. Canopy signs shall be. in
conformance ~ith the detailed $ioo crJteria, as prepared by
Landlord's ~rdlitect.
Prior to fabrication, s1gn plans and speciflcatlonB must be
eubnl tted for Landlorq I a approval.
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EKIIIBI'f IIEI!
RULES AND REGllLJ\TIONS
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1.
'Landlord 're$erves the rjght to change trom Ume to Uma the fOl,nal: of the
slans or. letterjng 011 tre s~gns, apq to' require replacem~nt ot any ~Jgns
I?revJo\lsly approved pursuant to Section lq. to confo'r1l\ to. r.andIor-dlg fia..,
etandard sign criteria ~stabJj$hed pursuant to any ~'emodeUna of the
Shopping Center. Haw.e...ver". L.anJ.}or-J 'a.ol"e.e~ niSi to moire.. an'tI c.hanae..
Y"e.4u;"lI!iLrh.;'I1TS w;u,;A- the ~ir$T ,.J"':Jt!.ars of fen.ahi;s o.c:c..u.CJ4nc.y' '0. A.""',
Tenant shall not, without the 1?rior \'~'itten consent or t.andlot'(t 'f} paint,
decorate or maite any changes to the" store front of t)le Premise3; 01' (11)
install any elCterJor .1jghtl110r awnlfl!J'or p~;of:rngjoIl9, slans, advel'Uslng
matteC', decoration or pajnting visiple fx'om the el(te't'Jot' or lhe Preln1geg
or' any coverings Q~ eJt:terlor 'rl.~ndo\'s and doors, e~[cepUng only dIgnifjed
d1splays 'Df customary type 1n store wlndCl~oJS, +t Landlord opjects In
Nrlt1na to any ot the toregoing, Tenal'1t shaD llllllledlateJy dJscont.:lnlle such
\.1.ge,
:-- 30
Tenant shall nat (1) conduct or penult any th'e, panlcmptcy 01' auction
sale (l'lhether real or' fJctltlousJ imless d1rected u'I at'del' ot a COl\l't of
canpetent jur,isd1cUon, or CO\)L1UCt o~ pet1nlt any }f~Dl Ull\ate 0'[' Oct.! UO\lS
"Going Out of BllSlness" sale nor ~'epresent or advertjse tl\at It l'e[JIllal')Y
or customarily sel~s rnerc!l~ndlse at "Jnani~facttlrerF6". "dJstrlbutOldSIl. Dt'
"''iholesalell, "warehouse", or sImilar pl.'ices or other than at "oEE(1t'jce" 01.'
at lOretailll p1.'icesj' (Ii} use, Ct- :pe\-m.it to be "Used, the malls Qt'siuc:\'1a.Jlts
adjacent to such F'rellllses, Ql' any' othe).~ area ol1tsJde the Pl'elll.lses .for
sol1cltal:Jon Ol~ tor the sale or dJsplay of any merchandise or fOl~ ~ny
other tmslness, occureqon at' '-w~der~e.\<.1na~ or for a\\tdnor tm\)"IJC \\\eeUnfJ9,
cIrclls Or other entertainment' (e1CCt:pt for promoUonal act\vjtjes In
cooperation I'll tl1, the manag~nent of t1ie Shoppina Center or an association
of merchants Hithln' the Shopping Center); (Iii) \lse'Ot' penltlt to be used
any sound broadc3sUng or ampllfyJng device l'lhich can be heard onls'jde at
the Pl~eJnjses or any fUckerJng ~jghts; (lv) operate or Ci.lllse 1.:0 be
operated any llelephant trains" or :.J1mllar transportation devices; or (v)
use or permit to be \\~ed any po~tion of the p!'emlses for any un)d\>ltul
purpose or 1.15e or permit the use of an~ portion of the Prem1ses as reOlllar
livIng quarters, s]eeplng Bl?arbnentEi or loda1ng rOOlllC Ql' .cOl' llle COhd\lct
of any lnaf\\.lcacbn.-ing bllsiness,
4.
Tenant shall at all tlmes leeep the P1.'elllis~s at a temperature suffJc:len!.:1Y.
high to, p-revent freezlng ot water p'lpes and fll(lllr-es. Tenant tihall not,
nor shall Tenant at any tjme, i)ermH any OCC\1pant oe the Pl'emlsc~ to; {1 ~
use, operate Ol' malotahl the l?Temlses 10 such manner that any ratf!S tor
any jnsttrance carried by r.andloi~d I or the OCCllpan t of any pn:lll j se:;; I,d th J n
the SI\opping Center. shall t!\eeel;q- be l-nCl'easedi Qt' (Il) caMnlt 'Naste,
perfonn any acts or carryon any pracUees \"hieh ll\ay jnJI1('e tile ShoppinO
Center or Pe a nuisance or menace to other tenants In the ShOl1r)lllfJ Cent.er, ';
5:
shall not obst'l."1.1Ct any sldE:\~1ka, passages, eldts. enll'anr:t:::I, L1.'llclc
loading dccl'3, , f'=\clcage plck-;np slaUoll$, pndestr1un shk.-..ra.l\c. and
tll':it aid and contort' staUons, or Slain'laY-s of the Shopplng
llo tena'nt anQ no employee o~ Invlteo ot any tenant sHaH go upon
ot the Shopping Center ~'l'jthout notJty1na the r.an{~n01.'c'J".
Tenant
ways.
ramps,
Cenbi!r.
the roo f
60
Landlord wlll furnlsh Tenant free of charge \-lith l\.iCl keys to ~<olc.h doer
lock jn the prem1ses. Um;.:llord mai make a reasonable charge tal. any
addjtional l<=eys, 'J;eoant, upon the termlnatjon ot j t:::l lel1.ancy, 91)<111
deliver to La\odlord the lce'1s, 'ot all door\,! l'lh:lch h~vl'.l been f-'Il'njail~C1 to.
Tenant, and 1n the event oe' Joss oe any key.::t eo fn-cnished, shall pily
I.andlOI.d therefor,
7.
rr Tenant reqnlr(Js telegraph1c, ~l'ell~[Jhonlc, bllrghlr a]i:\l-llI 01." I\lJudhu,'
se\.vJces, it shall first obt;a1n and cOlll[lly N,\l'lI r~ndlord's Jnsl:rncUons jn
their installation.
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~: Te~t ehall not "v1-"ce a iOaii upon any poor ,",lch eJtceeds the desl9r\ed '
load per square foot o! tl1e ~~q permj~ted Py JaN. Landlord shall have
,..",\ . the rJght'i;to pre5cf~~ ,ttle, rfr~ghtr s,p~:~ a'nd posJtJon of all equiftJ\ent,
:. rnater1als, .~-urn~ture ::o~ ,o~per proper~,'prought j~to the Premises. UeC!:vy
I., objects 6hf>1l s~"!'4: 0,\ ,~lCl\'; j.>latfol"lila . 66 determlned by Landlord to Pe
,:: I'~ ~'~cessaty ~Q proper~y d~~tr~~ne. t}1e .' ,,!eJght. BusJness machJnes anq
mechanical I equlpnent: } Pel,?~jng, i ~o Tenant l-Jhlch cause noise or vlbratj(m
~hat '~y P=',transm~tteq 1=q t~'~tTIJctUr~ or ~'enant'8 store or to any other
. , t space to sucl~ ~ d~ee. \'is . t':=! ~ be, bbjecticnable to Landlord ot' t.o any'
"i tenants spall' pe p)~ce4 ~~ Mt71ta~ne4 by Tenant, at Tenant's eJrpense, on
~" vJbrat,lon, elJlll.inators or ~ pther sl!nilar' qev1ces. The persons employed to
move eqrr1pnent ~p. or ~t, p~ ~ Tenaq:):! 5 store nn.1St be acceptable to
~nd)aro. 'Landlo~q \'lP:t pat ~ 'f~spanalble ,for loss of, or dal\\i3.ge to, any
. :}I; equj'pnent or other pro:p~::r-!:y. 'from, any' cause, anq all damage done to the
.' '::, in. '.~ Shopping C~~ter py J11aJnt~J~j'p~ ?r moving sUch equ1pnent or other' property,
! ' shall be. repaired at the e)tpense of Tenant. ' . ,
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Tt1e toilet' rooms, ~~~~eta, ~fj~ls, ymsh pawls ~ other apparatus shall
. rat Pe useq tor. any purpose other than that for which they were
co~tructeq.! tlq ~o~elg-q ,'~?st~e of aT\y \dnq whatsoever shall be thrown .
. therein, an4 t)1e ~xpeM~ of . ~y pr~alcage. stoppage or damage resul tJng
frcm the v.:folat~on o~ ,thJs !IlIe ~pal.l J:>e }:lame by the tenant who, or whose
. esn?1oyees o~ Invltees,' shait pqv~ !="anseq it.
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Tenant ehall not jnstaH any radio or te)evjsjon antenna, loudspeaker or
other device on the root or. elcterlor ~Jalls of Tenant's store. 'l'enant
shall not interfere )'11th: ~~~o or "te~e"ision broadcasting or recept.1on
~rom or i~ the ShoppJng ge~te~ ~f ~lseM1e~e.
EKcept as 'approved PI ~.ai1dlo~d~ Tenant shall not damage partltJons,
...ood",prk 01.' pla~ter' 01:" i~ any' yiay deface the F'remis:es. 'l'enant shall not
cut or bore holes for l'llres, , , Tenant shall not aftll' 'any floor covering to
the floor of tp.e' ?remlses in 'apv manner eJfCept as appro~ed by Landlord.'
Tenant shall repair any damage resulting from noncompl1ance with th1s
rUle,' .
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, 11.
120
Tenant shall n0t install, maJnta~n o~ operate upon the Preniees or in any
Carnnen Areas under the eJcclusjve' con~rol of Tenant any vel1djng mach1ne or
vJdeo game Hithout landlord's prJ9f wrl'~te~ consent.
Tenant shall store all its trash and garbage in containers ~lJthin its
Premises and/or 1n the porti~n of the Common Areas des.1f}f\ated by
Landlord. Tenant shall pot place 1n any trash bmc or receptac]ci any
material which cannot be qjsposed of in the ordJnary and CllStomary manner
of trash and garbage disposaL' All garbage and refuse disposal shal1 be
wade in accordance with directions jssued frOm time to t1lne by Landlord.
13.
140
No cooldng shall De done or j?St'm1tted W Tenant on the Premises \'/lthont
Landlordls prior ~'ltten consent, e:acep-t fol' bre\>ling coffee and s.imilar
beverages and \lse of a sjngle l1\lcrowave oven by anployees only and In any
event will not permIt odors to emanate frcm the Premjses provided that
such use is 1n accordance w!t~ all app11cable federal, state and city:
laws. codes, ordinances, rules and regulations.
150
Tenant shall not use jn any space any pand trucks except those equipped
With rubber tjres and side guards or such other material-handling
equipnent as r.andlord may apI?r~ve. Tenant shall not brina any other .'
vehicles of any Idnd lnto 'l'enant's store.
16.
Employees of Landlor4 shall ~t per~on" any ".ark or do anything outside of
their regular duties unless under specJal ~nstrl1ctjons trom Landlord.
17.
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All loadlrlg of goods shall 'pe Clone only at such times, In the areas, and
throu{Jh the entrances, designa~ed tor SllCh plll'PJses by Iandlord. 'l'he
delivery or shipping of merchandlsa, supplies and fj]{tures to and fL~an the
leased premises shall be subject to such rules and regulaUons as In the
judgment of the' Landlord. are pecessary fm. the propel' operation of the
leased premjses or the Shopping Ce!lter,
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Tenant and Tenantl~ emp)oyee~ phall park 1;hejr cars only jn such vartJoq '.
. of the parldng area deeignateq ~pr those'pu:i-poses by the r.andlord. Tenan~:
shall furnj~h Lancllorc! w~ th atate autanebJ1e license numbers asslgneq to '
Tenant's employees l'IithJn five (5) days after taldng possession of the
premises and shall' tp.ereafter ',notify the Landlol"'Q of any changes within'
five t5l days after changes OCCUt'. In th& event that the 'l'enant or its:.
employees taU to ~ Fr~c thei~' cars 'in designated park1na areas 'as'
. aforesaid. then the'.,.'LanCllo:rq<at its opt~on. shall charge the Tenant Teq' ,
pallars ($10.00). per day pr \"';rtial day per car perked In any area other":
. than that designated. '.,' j' ' ,\ .
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Landlord may waive an'j' one or more of these Rules and Regulations fot' the
benef.1t of any particular ~e~t ~r' tenants, Put no such waiver by.
: Landlord shalt pe construeij ~ a >lalv~r of such jlules and Regulations j~
~avor of any other tenant 91' tepants! nop' prevent Landlord fl40m thereafter
enforcing any such jlUles a"!'i '!lefJU~atjons against any or all of the 'tenants
ot the Shopping Center, .
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These Rules an4 Regulations are ~n add~ tion to, and shall not be construed
to in any way 'modJfy .or amenq, in M1O)e' or 1n part, the terms, covenants,'
agreements and conditions o~ any lease ot premises in the Shopping Center:. .
21,
Tenant shall De responsible
'rules by.. Tenaqt!s. ~nployeeg;
guests.
for the observance of all ot the toregohlg
agents, 'clients, customers, invltees and
"Tenant shall .use, "at, Tenant's c~st. ~c!) pest extermhlation contractor a9
t.andlord may direct an4 at ~ch ~ptervals as Landlord may require.
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'!'raUers or trucks. shali pot ~ pennitted to remain parked overn.laht In
any area of the. Shopping Ce~tey I \,lhether loaded, unloadoo or partially
loaded. No pat'klng aha~+ Pe pen!l-f tteq. of any tt'ailer. truck or other
'vehicle .tn any area. of. t+te'Shopping Center at any time for purposes of
, advertising'or promotiot1 wit~q~ Fandlo~q's 'written permission.
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Tenant agrees to can.ply ~lt'l ali ;.;~ditlonal and 6Upplemental rules: and'
regulations upon potice of same from tr.e tand~orq.
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EXllIBIT "FII
TENANT SIGN CRITERIA
GENmAL,
'I1:da eJmibit is meant to outline the tenant sign criterJa tor the Retail Shops
at flampden Centre Shopping Center, Mechanicsburg., PennsylvanJa. It Js drafted
aa a guide to provide a conBlstent graphic technique and may be amendt..:.d or.
altered only ...Iith the "'n'itten consent of Landlord. Tenants wl11 be required to
eubn1t detailed and dJmensioned drawings indicating graphic content, colors.
acrJpt, construction and fastening details and electrical requIrements to
t.amlord tor review a~ approval prior to fabrication am installation of any
signs.
A.
'11<e adverUeJng content of a;ll signs shaH be limited to letters designatina
the store name, or the type of store. Tenants w.lU not be pennitted to
indicate specific merchand.i:Se sold (I.e. brand names, etc.), specific
services rendered (Le. "free gift wrapping" etc.}, or !.iUcate any
advertising slogans (Le., "'11le We Care People". etc.).
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n. Crests and corporate flhield desIgns may be pennitted, but, Must be aut.rnitted
to the Landlord for approval for compat1bll.1ty of des1gn .1ntent with the
sign criteria.
Co
The location,
subject to-the
to sigfl.fJ used
elsewhere.
character, d~Bign, color and layout of all Edans shall be
approval of tlie t:.andlord. Proper conalderatlon Nt) 1 be given
Py occupants tor tl~ satre or similar retall operations
D. No sign shall be placed in final position wlthout wrl tten approval ot the
I.anilord .
E. All sJgns are to be fabricated and ,installed by a licensed sIgn installer
and shall be in compUance with all local, state and natlonaJ codes
gavernina sign ;installation and shall bear a U.I.. label.
F. Tenant may install one identity aign on ita service door with ffiaJc1nnnn 2"
high letters. Identity aign 6hall list place at business as indicatea on
the tenant sign J.oc-.ated on the sign band and shall be UIIelvet1ca l>lediumu all
capital letters.
o. If any or all of the sign standard limitations as descrU)e(i herein are tourw.i
to be invaHd under local sign and/or zoning ordinances, regulatJon.e or laN, .
to the e}ttent that S\1ch limitations and restr1cUona, or any other
ordinances, regulations or law, 1s invalid as descrjbed. then tht} r..andlord
may modify said limitations or reatrlctlone to cOll1ply \"lith tluch local
ordInance, regulation or. .law. In no event shall the invalJdJly of anyone
of the limitations or reatrict+ons Pe deE:1ned to invalidate the sign standard
scheme as outlined.
SIGN REQUIREMENTS J
A. All algnage shall not eJrceed 60% of storefront length (see attached
Elevation Dra\...ina - AppendiJC A).
B. M:utlmmn letter height, is 3601.
C. No sign shall.exceed maxJlmlln brightness of 100 foot lamberts.
P. No fluorescent tub1ng, incandescent lamps or e)tpoeed raceo..aya, }:lallaet
boxes, electrlcal transformers, crossovera, conduJ t or fJ!gn cabinets shall
be permJtted 0 .
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E. No flashing, 11'\OV1ng, fl~clcer1na, or bl1nking llhuninat:1on ahall be
pendtted.
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No animation, moving lights.. or.~Jood}jght: j~~umjnat1on shall be pennitted.
G.
The name imd/or stamp of the sign contractor or sign canpany, or both, shall
no~ be exposed to vle1'J.
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H.
Signs, symbols, and/or trademarks IlIUSt have a prellminary approval by
Landlord before shop drawings are euecuted.
I.
One 'sign, or other graphic treiitment, Is allowea per storefront elevation.
Stores with two eto~efrorrt elevat:1ons may have a second sign wi th the
written approval of the Landlord. SUch second eigns should maintain the
same sign message, graphJ.p techri.ique and design intent as the first sign.
3.
Signing is llmHed to trading name or logo only.
K.
L.
All signing must occur on t~ sign band unless othe:xwJse approved.
Calor of raceway must match sjgn Pand color.
PROIlIBlTED STGNS,
A. Paper signa; cardboard and hanging signa and/or stickers uUHzed as sJans.
B. Signs of a temporary charaoter or purpose, irrespective of the COlnposl tJon
of the sign or material used therefor.
C. fbvjng signs.
D. Pictures or paintings:.
E. Box type signa or signa with fonned plaa tic letters.
F. Advertising deviceS, sloganS, merchandise or several listings.
.G. M::xring' or rotating.objects!
If. Back illuminated signa, "halo" effect letters.
I. M=N1ng or flash!ng lights.
J. Painted on or luminous letters.
K. Cloth, w:xrl, paper or cardboard.
L. Free atandIng algoa or BarrlwIch boards.
M. Nolee making device9.
N. BaKes, cabinets, frames, transparent or translucent panels.
O. Rooftop signs or banners, e)ccept for those peneath C<:IOOW, as approved by
the Landlordo
P.
Names of designer, manufacturer or .installer.
Qo
Any other slgnB, graphics or ccmpojnts which the Land]ord detennines to
distract frcm the overall center theme.
R.
Individual dimensional \'KlOd, metal or plastic letters.
S.' Formed plastic or injected molded plastic eigns.
+-. Projecting' signs and banners.
U. E>tFoaed neon tubing 0
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ILLUHINATEI'J SIGNS:
A. All sign band identification Bigna to be internally channelled letters wIth
opaque metal sides and translucent acrylic face. Letters shall be no JOOra
than 6" in depth and not Jess than 6" high, with concealed ballasts.
B. Exposed neon tubes forml!19 letters or logos allall be used only In decorative
fashIon and shall be allc:w=d at the discretion of the Landlord on an
IndivIdual baals.
SIGN SPECIFIC~TIONS,
~e specJ flcations are meant to Berye as performance standaM~, tor tenant
.. tdgnage at ,1I~f'lpden Centre Shopping Center, Mechanicstmrg, PA.
Acceptable manufacturers are:
1. Victory Sign Ind. Ltd.
PoOo Bel)[ 1041
RInggold, GA 30136
1-800-868-7418
2. Plastic Arts
300 ~. Pennsylvania Ave.
WHkeS-Barre, Ph 18102
(117) 824-7971
Scranton, PA office:
(717) 346-5861
Wall rocnmted. internally illuminated sian; CUstan fabricated alumJm:un plastic
face, interior neon" illwnination, and individual letters.
Depth of" letters: OVerall sign depth is 6".
Plastic face: As selected fran stock colors connected to letters by continuous
alumJnurn retainer. Reta1ner rlng slze to be 3/8" X 1/211.
Letter stroke: Mlnirmun 3".
TvPoqraphv: All standard Jetter styles are permitted per attached sheet (Bee
IlLetter Styles" - Appendi,t liB").
cOlor: Permitted colors for illuminated signs are as fo1Ju'lS:
1. Lettering to be standard colors as approved by Landlord.
2. Aluminum frames to match lettering color as: approved by Landlord.
Illumination: By two ("2) neon tubes with standard ratings of llB volts.
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. EXHIBIT "GlI
LEASE GUARANTY
In consideration of t.he making of t.he lease agreement by and between
Hampien Center. tnc. as Landlord, and lancaster'Mattress Comoanv , as
Tenant, dated for the premises canmon.1y described as
Space #A~l (2,400 sauare feet) (hereinafter referred to as the uLease") and for
the purp:lSe of inducing Landlord to enter into and make the Lease, the
undersigned heretq urlcondi tlonally guarantees the :full and pranpt payment of
rent and all other Stuns required to be paid by Tenant under the tease
(IlGuaranteed Payments II I and the full and faithful performance of all terms,
conditions, covenants, obl1gations and agreements contained in the Lease on the
Tenant's part to be performed ("Guaranteed Obligat'lons,") and the undersigned
further promiaes to pay allot Landlord I e costs and expenses (including
reasonable attorney's fees) incurred in endeavoring, to collect the Guaranteed
Payments or to enforce the Guaranteed Obligations or incurred in entoring this
guaranty as ~ll as all damages Which Landlord may suffer in consequence of any
default or breach under the Lease or this guaranty.
1.
Landlord may
undersigned,
affecting. or
undersigned on
at any time and fran time to time. without notice to the
take any or all af the fQll~ing actions without
impairing the liability and obligations of the
this guaranty:
a. grant an extension or e.xtensians of time of payment of any
Guaranteed Payment or time for perform.:mce of any Guaranteed
Obligation:
b. grant an indulgence or indulgences in any Guaranteed Payment or
in the perta~~.. of any Guaranteed Obligation;
c.
modify or amend the Lease or any tem thereof, or any obligation
of 'Tenant ,arising thereunder;
d.
l."
consent:. to any assigrunent or assignments,
and successive assignments 0)." sublessees or
use of the leased premises;
".
sublease or subleases
a change or different
e.
consent to an extension or extensions of the term of the Lease;
f.
accept other guarantors; and/or
g.
release any person primariJy or secondarily liable.
The liahil! tv of the undersigned under this guaranty shall in no WCly
be affected. or impaired by any failure or delay in enforcing any
Guaranteed Payment or Guaranteed Obligation or this guaranty or any
security therefor or in eKercising any right or power in respect
thereto. or by any canpranise, waiver. settlement. change,
subordination, modification o~ disposition oE any Guaranteed Payment
O'r Guaranteed Obligation or of any security therefor. This 15 a
guaranty of payment and performance and not of collection. The
liability of the undersigned under this guaranty shall be direct and
inunediate and not cond1 tional or contingent upon the pur$Ul t of any
remedies against Tenant or any other party or security.
2, The undersigned waives all diligence in collection or in protection ot
any security, presentment,' protest, demand, notice of dishonor or
default, notice of acceptance of this guaranty, notice of any
extensions granted or othel' action taken in reliance hereon and all
demands 'and notices of any kind in connection wi th this guaranty or
any Guaranteed Payment or Guaranteed Obligation.
3. The undersigned hereby ad~ledges full and cDmplete notice and
knowledge of all of the terms, cDnditions. covenants, obligatIons and
agreement'~'of the r..e~e.
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-4. The pa.yment by the undersigned of any amount pursuant to this guaranty
shall not in any way entItle the undersIgned to any right-, title or
interest (whether by subrogation or otherwise) of the Tenant under the
Lease or to any security being held for any Guaranteed Payment or
Guaranteed Obligation.
5. Provided that during the then elapsed tem of the Lease Tenant has
made all payments of rent or other s:ums of money due under the Lease
within five (5) days after the due date of such rent or sum of money,
this guaranty shall tenninate on December 31. 1994 If Tenant
falls to make such payments a$ provided above, or if Tenant is
otherwise in default under the Lease on said termination date, this
guaranty shall not tertninate 'and shall be continuing. absolute and
unconditional and remain in full force and effect until all Guaranteed
Payments are made, all Guaranteed Obligations are performed, and all
obligations of the undersigned under this guaranty are fulfilled.
6. 1'111s guaranty shall also bind the personal representatives and assigns'
of the undersigned and inure to the benef! t at Lessor. Its successors
and assigns. This guaranty shall be COIl5trued according to the laws
of the State of pennsvlvan.ia. in which state it shall be perfonned
W the undersigned.
7. If this guaranty is executed by more than one person, all slngular
noW1S and verbs herein relating to the Wldersigned shall include the
plUral number and the obligation of the several guarantors shall be
joint and several.
B. The landlord and the undersigned intend and. believe that each
provision of this guaranty couper ts with all applicable law. Uowe:ver.
if any provision of this guaranty is found by a court to be inval1d
for any reason, the r;arties intend that the remainder of this guaranty
shall continue in full force and effect and the inval.id provisions
shall be construed as.!.Jf it ~re not contained herein.
IN WI;;rpESS WllE:(UWF, the undersigned has executed this guaranty this
day ot ~11 9 L ,19-.!/..2" and delivered it to Landlord in
..
ANDREW MILLER
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AGREEMENT
LEASE MODIFICATION AGREEMENT
,1Ff: D~
made this ~ day of N~ , 1996,
by and
bet.ween-HAMPDEN CENTER, INC., as Landlord, and LANCASTER Mll.TTRESS
COMPANY, as Tenant, regarding the premises located at and known
as Hampden Centre, 4920 Carlisle Pike, A-1, Mechanicsburg,
Cumberland County, Pennsylvania, ("THE BUSINESS PREMISES II ) ,
hereinafter jointly referred to as the Parties.
WITNESSETH:
R-l. HAMPDEN CENTER, INC. as Landlord and LANCASTER
MATTRESS COMPft~VY as Tenant executed a Lease Agreement dated March
10, 1992, for The Business Premises (IILEAS2 AGREEMENT").
R-2. The current term under the Lease Agreement will expire
December 31, 1996.
R-3. The Parties agree to modify the terms and conditions
of the Lease Agreement under the terms and conditions set forth
herein.
NOW THEREFORE, in consideration of the foregoing, and in
consideration of the promises, covenants and conditions contained
herein, the Parties agree as follows.
l. The recitals set forth above are incorpdrated herein by
reference.
2. The current term shall be extended through Januarz 31,
1997, under the existing terms and conditions.
3. On February 1, 1997, the Lease Premises shall be
changed to the 3280 Square feet known as Space E3. Tenant shall
relocate at its expense:
4. The term shall be extended for a five (5) year term
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beginning February 1, 1997, and terminating January 31, 20,02.
5. The annual minimum rent for each lease year shall be as
follows:
LEAS E YE1LR.
ANNUAL MINIMUM RENT
MONTHL Y RENT
1
2
3
4
5
$34,440.00
$36,080.00
$37,720.00
$39,360.00
$41,000.00
$2,870.00
$3,006.67
$3,143.33
$3,280.00
$3,416.67
6. Tenant shall be granted one option to renew the Lease
for a five (5)-year term as follows:
OPTION LEASE YEAR
Jl.NNUF_L MINIMUM RENT
MONTHLY RENT
1
2
3
4
5
$44,280.00
$45,920.00
$47,560.00
$49,200.00
$50,840.00
$3,690.00
$3,826.67
$3,963.33
$4,100.00
$4,236.67
7.
Percentage rent Of, five ~~rcent (5~) of annual
t6if.Sj goo 11.~''lfl' \'J(V
excess of ~~SS,99C shall be paid by Tenant.
gross
sales in
8. There are no defaults by Landlord under the Lease
Agreement or events which, with the giving of notice or passage
of time, or both, could become defaults and as of the date
hereof, Tenant is entitled to no credit, offset or deduction in
,
rents due under or defense to enforcement of the Lease Ag=eeme~t.
9. Tenant has not assigned in any way its interest in the
Lease Agreement or the Business Premises in whole or in part.
10. All other terms and conditions of the Lease Agreement
not in conflict with the terms hereof shall remain in full force
and effect.
IN WITNESS WHEREOF, intending to be legally bound
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hereby, the Parties set their hands and seals the day and year
first above written.
a~PDEN CENTER, INC.
~~
W~tness
WtL
By:
Vice President
LANCASTER MATTRESS
COMP.~.NY
Witness
By: a~ J! f/~~~
President .
I consent to and reaffirm the Lease Guaranty.
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IN THE COURT OF COMMON PLEAS OF CUMBERLAND COUNTY, PENNSYLVANIA
CIVIL ACTION - LAW
HAMPDEN CENTER, INC.,
Plaintiff
v.
)
)
)
)
)
)
)
)
)
)
No. 2000-1140
LANCASTER MATTRESS COMPANY,
Defendant
CONFESSION OF JUDGMENT FOR MONEY
AND POSSESSION OF REAL PROPERlY
STIPULATION
Hampden Center, Inc., Plaintiff, and Lancaster Mattress Company, Defendant, by their respective
counsel, stipulate and agree as follows:
I. Plaintiff and Defendant wish to avoid the expense and uncertainties of further litigation and agree
to compromise and settle the confessed judgment action(s) filed in the captioned matter in accordance with
the terms and conditions of this Stipulation.
2. Defendant confirms monthly rent in accordance with the December 5, 1996 Lease Modification
Agreement
3. Defendant confirms arrearages as of May 18, 2000 in the amount of $10,449.85.
4. Defendant will cure arrearages by August I, 2000. Defendant will use its best efforts to cure the
arrearages by June 30, 2000.
5. Plaintiff will bear plaintiffs own costs and attorney's fees incurred in the confessed judgment
action.
6. Upon cure, plaintiff shall praecipe to mark the judgments satisfied.
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7. Upon execution of this Stipulation, plaintiff's counsel shall take appropriate action to obtain an
order to postpone the effective dates of the Court's prior Order 90 days in order to implement the
settlement agreement of the parties.
STEPHEN C. NUDEL, P.C.
GffiBEL, KRA YBILL & HESS
By:
I~
Dq{.ald H. Hess
Attorneys for Defendant
41 East Orange Street
Lancaster, PA 17602
(717) 291-1700
Sup. Ct Atty. ID. #52067
By:
k W. Allshouse,
ttorneys for Plain .
19 Pine Street
Harrisburg, PA 17101
(717) 236-5000
Sup. Ct Atty. ID #78014
2
.
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.
VERIFICATION
I, David F. Lavipour, as Vice President of Hampden Center,
Inc., being authorized to do so, verify that the statements in
the foregoing document are true and correct to the best of my
knowledge, information and belief.
I understand that any false statements herein are made
subject to the penalties of 1S Pa.C.S.A. Section 4909, relating
to unsworn falsification to authorities.
Date:~ c,-t9. ,ZO~
Inc.
By:
Vice
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nt
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SHERIFF'S RETURN - REGULAR
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CASE NO: 2000-06081 P
COMMONWEALTH OF PENNSYLVANIA:
COUNTY OF CUMBERLAND
HAMPDEN CENTER INC
VS
LANCASTER MATTRESS COMPANY ET
DAVID MCKINNEY
, Sheriff or Deputy Sheriff of
Cumberland County,Pennsylvania, who being duly sworn according to law,
says, the within COMPLAINT & NOTICE
LANCA,STER MATTRESS COMPANY
was served upon
the
DEFENDANT
, at 0016:25 HOURS, on the 11th day of September, 2000
at HAMPDEN CENTER SHOPPING CENTER CARLISLE PIKE, SPACE E-3
MECHANICSBURG, PA 17055
SHERLY KAMMEL (SALES REP)
by handing to
a true and attested copy of COMPLAINT & NOTICE
together with
and at the same time directing Her attention to the contents thereof.
Sheriff's Costs:
Docketing
Service
Affidavit
Surcharge
18.00
7.44
.00
10.00
.00
35.44
Sworn and Subscribed to before
me this /o~ day of
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Q~,_G!'~i~
P othonotary
So Answers: ~, . t
r~--.#<~~
R. Thomas Kline
09/12/2000
STEPHEN C.
NUDEL
iJ~~~/
Deputy Sheriff
By:
-.-J
.,-- .,.~,cl._ '", ""_,~ ...~_ "c.o -- ._~-, '''-~.''... ~''',c,"''~L'''__u'_ "-i;;:,~
IN THE COURT OF COMMON PLEAS OF CUMBERLAND COUNTY, PENNSYLVANIA
CIVIL ACTION - LAW
)
HAMPDEN CENTER, INC., )
Plaintiff )
)
~ )
)
LANCASTER MATlRESS COMPANY and )
ANDREW G. MILLER, )
Defendants )
No. 00-608 I
DEFENDANTS' PRELIMINARY OBJECTIONS
TO PLAINTIFF'S COMPLAINT
I. Based upon the averments and exhibits of the complaint (the Complaint), Defendants object to the
Complaint for all of the reasons set forth in these preliminary objections:
2. Plaintiff entered judgments by confession against Defendants on a lease in the Court of Common
Pleas of Cumberland County, Pennsylvania, on or about February 29, 2000 docketed to 2000-II40.
3. On or about March 28, 2000 defendant filed its Petition to Strike or Open Judgment.
4. The Court entered an Order with rule to show cause on or about April 5, 2000, a true and
complete copy of which is attached hereto as Exhibit A.
5. Paragraph (7) of the April 5, 2000 Court Order states:
All proceedings shall stay pending further order 01 court.
6. Plaintiffs's instant action is based upon the same lease and the same alleged default as the
confessed judgment action.
7. The Court's April 5, 2000 Order remained in effect as of the date of the filing of the instant
action.
8. Plaintiff may not lawfully maintain this action, for the reason that it disregarded the Court's
April 5, 2000 Order staying further proceedings.
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WHEREFORE, pursuant to Pa.R.c.p. 1028(a) Defendants object to Plaintiffs Complaint.
GROUND I -- FAILURE OF PLEADING TO CONFORM TO LAW
OR RULE OF COURT
9. Paragraphs 1 through 8 are hereby incorporated by reference.
10. Based upon all of the foregoing, Defendants object to the Complaint for failure of the pleading
to conform to law or rule of court.
WHEREFORE, pursuant to Pa. R.C.P. 1028 (a)(2), Defendants move to strike off the pleadings
with prejudice.
GROUND 11-- PENDENCY OF A PRIOR ACTION OR
AGREEMENT FOR ALTERNATIVE DISPUTE RESOLUTION
I I. Paragraphs I throughhi' are hereby incorporated by reference.
12. Based upon all ofthe foregoing, Defendants object to the Complaint for pendency of a prior action
or agreement for alternative dispute resolution.
WHEREFORE, pursuant to Pa. R.C.P. 1028 (a)(6), Defendants move to strike off the pleadings
with prejudice.
Respectfully submitted,
GIBBEL, KRAYBILL & HESS
By:
?/J1IL
Donald H. Hess
Attorneys for Defendants
41 East Orange Street
Lancaster, P A 17602
(717) 291.1700
Sup. Ct. Atty. ID. #52067
2
"~'~"=~--~",_"".~~ ..,-..-. ,-~_'on' .~." ~~~, ~ ~~-, ""'.,b~"'"'_" .
CERTIFICATE OF SERVICE
I HEREBY CERTIFY that on the date indicated below, I served a copy of the foregoing document
upon the person !I11d in the manner indicated below, which service satisfies the requirements of
Pa. R.C.P. 440.
Service by First Class Mail, addressed as follows:
Stephen C. Nudel, Esquire
Stephen C. Nudel, PC
219 Pine Street
Harrisburg, PA 17101
GlliBEL, KRA YBILL & HESS
By: /.If )tAL
Donald H. Hess
Attorneys for Defendants
41 East Orange Street
Lancaster, PAl 7602
(717) 291-1700
Sup. Ct. Atty. LD. #52067
Date:
,/ IJ 11I,L It? ;;J
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HAMPDEN CENTER, INC.,
PLAINTIFF/RESPONDENT
IN THE COURT OF COMMON PLEAS OF
CUMBERLAND COUNTY, PENNSYLVANIA
V.
LANCASTER MATTRESS
COMPANY,
DEFENDANT/PETITIONER
: 00-1140 CIVIL TERM
ORDER OF COURT
AND NOW, this 3rd day of April, 2000, upon consideration of the foregoing
petition, IT IS ORDERED:
(1) A Rule is issued against respondent, Hampden Center, Inc., to show cause
why the petition to strike or open judgment should not be granted.
(2) Respondent shall file an answer to the petition within fifteen (15) days of
service.
(3) The petition shall be decided under Pa. Rule of Civil Procedure 206.7.
(4) Any depositions shall be completed within thirty-five (35) days of service.
(5) Briefs shall be filed in chambers and argument shall be held on Thursday,
June 8, 2000, at 8:45 a.m., in Courtroom No. II of the Cumberland County Courthouse.
(6) Notice of the entry of this order shall be provided to all parties by petitioner.
Mark W. Allshouse, Esquire
For Plaintiff/Respondent
ourt.
Donald H. Hess, Esquire
For Defendant/Petitioner
TRUE COP FRC\,\ Frr..0RD
- In Tes!'lmony whereof, I hcpc U:11~ s',t my hand
d the seal of said Court at CarlIsle, Pa.
:saSn A . \!J:fQ
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..... '. . .,"
thonotarv
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