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Home My WebLink About00-07684 1- 1_. ~.",....-= ~ik' v .. .. HAMPDEN CENTER, INC., IN THE COURT OF COMMON PLEAS CUMBERLAND COUNTY, PENNSYLVANIA Plaintiff v. NO. ()1J - 76 r/I- ~Q THOMAS E. MCGINLEY and ROBERT W. STEELE, individually and t/d/b/a PET AUTHORITY GROOMING CENTER CIVIL ACTION - CONFESSION OF JUDGMENT FOR MONEY ( Defendants NOTICE OF JUDGMENT BY CONFESSION To: Robert W. Steele, individually and t/d/b/a Pet Authority Grooming Center You are hereby notified that on (JUt) 6-e.r the following judgment was entered against you in captioned case. 30 ,2000, the above Judgment by Confession in the amount $7,958.53. Date: IV~jo- ()C) ~~ R v(~J thonotary F 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) 692-7375 I hereby certify that the fo~lowing is the address of the defendants: Mr. Robert W. Steele Pet Authority Grooming Center 4910 Carlisle Pike Mechanicsburg, PA l7050 ...:; LAW OFFICES STEPHEN C. NUDEL, PC Date: (bl~IO\) ud~l, E At orney ID #41703 Ma k W,., Allshouse, Attorn~y ID #78014 219 )?4.ne Street Harr1sburg, PA 17101 (717) 236-5000 Attorneys for Plaintiff ---- " ',.< ,.,-.' .,r,) f "I -;:1 ~_ , ,_ I, lLiliiJr. , . . HAMPDEN CENTER, INC., Plaintiff IN THE COURT OF COMMON PLEAS CUMBERLAND COUNTY, PENNSYLVANIA v. NO. THOMAS E. MCGINLEY and ROBERT W. STEELE, individually and t/d/b/a PET AUTHORITY GROOMING CENTER CIVIL ACTION - CONFESSION OF JUDGMENT FOR MONEY Defendants NOTICE OF JUDGMENT BY CONFESSION A: Robert W. Steele, individually and t/d/b/a Pet Authority Grooming Center por este medio sea avisado que en el dia de 2000, un fallo ha sido anotado en contra suy mencionado en el epigrafe. de en caso Fecha: el dia de de 2000. protonotario LLEVE ESTA DEMANDA A UN ABODAGO 1MMEDIATAMENTE. S1 NO T1ENE ABOGADO 0 S1 NO T1ENE EL D1NERO SUF1C1ENTE DE PAGAR TAL SERV1C10, VAYA EN PERSONA 0 LLAME POR TELEFONO A LA OF1C1NA CUYA D1RECC10N SE ENCUENTRA ESCR1TA ABAJO PARA AVER1GUAR DONDE SE PUEDE CONSEGU1R AS1STENC1A LEGAL. Cumberland County Lawyer Referral Service P.O. Box 186 100 South Street Harrisburg, PA 17101 (800) 692-7375 Por este medio certifico que 10 siguiente es 1a direccion del demandado: Mr. Robert W. Steele Pet Authority Grooming Center 4910 Carlisle Pike Mechanicsburg, PA 17050 LAW OFFICES STEPHEN C. NUDEL, PC Date: 101i\Io}Ob ire u)- Ste hen C. Nude 1 , Es At rney ID #41703 Mark W. Allshouse, Attorney rD #78014 219 pine Street Harrisburg, PA 17101 (717) 236-5000 Abogado del Dem -, .1" I~-~ .~ ~/. ~ - """'~i~j , . , . HAMPDEN CENTER, INC., IN THE COURT OF COMMON PLEAS CUMBERLAND COUNTY, PENNSYLVANIA Plaintiff v. NO. THOMAS E.'MCGINLEY and ROBERT W. STEELE, individually and t/d/b/a PET AUTHORITY GROOMING CENTER CIVIL ACTION - CONFESSION OF JUDGMENT FOR MONEY Defendants NOTICE OF JUDGMENT BY CONFESSION To: Thomas E. McGinley, individually and t/d/b/a Pet Authority Grooming Center You are hereby notified that on ()rL-f-06-e;r 36 the following judgment was entered against you in the captioned case. , 2000, above Judgment by Confession in the amount $7,958.53. Date: /0 ~ 30- Or) (2 . ~ P .thonotary Rc/0 ~ 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) 692-7375 I hereby certify that the following is the address of the defendants: Mr. Thomas E. McGinley Pet Authority Grooming Center 4910 Carlisle Pike Mechanicsburg, PA 17050 LAW OFFICES STEPHEN C. NUDEL, PC Date: IO/~IOO hen C. Nudel, E Att rney ID #41703 Mar, W. Allshouse, Es ire Attorney ID #78014 219 pine Street Harrisburg, PA 17101 (717) 236-5000 Attorneys for Plaintiff 1 ,i.'j - '_~J 1_", I. ~ ~0:-- 4 , . HAMPDEN CENTER, INC., Plaintiff IN THE COURT OF COMMON PLEAS CUMBERLAND COUNTY, PENNSYLVANIA v. NO. THOMAS E. MCGINLEY and ROBERT W. STEELE, individually and t/d/b/a PET AUTHORITY GROOMING CENTER CIVIL ACTION - CONFESSION OF JUDGMENT FOR MONEY Defenda.nts NOTICE OF' JUDGMENT BY CONFESSION A: Thomas E. McGinley, individually and t/d/b/a Pet Authority Grooming Center Por este medio sea avisado que en el dia de 2000, un fallo ha sido anotado en contra suy mencionado en el epigrafe. de en caso Fecha: el dia de de 2000. Protonotario LLEVE ESTA DEMANDA A UN ABODAGO 1MMEDIATAMENTE. S1 NO T1ENE ABOGADO 0 S1 NO T1ENE EL D1NERO SUF1C1ENTE DE PAGAR TAL SERV1C10, VAYA EN PERSONA 0 LLAME POR TELEFONO A LA OF1C1NA CUYA D1RECC10N SE ENCUENTRA ESCR1TA ABAJO PARA AVER1GUAR DONDE SE PUEDE CONSEGU1R AS1STENC1A LEGAL. cumberland County Lawyer Referral Service P.O. Box 186 100 South Street Harrisburg, PA 17101 (800) 692-7375 Par este media certifica que 10 siguiente es la direccion del demandado: Mr. Thomas E. McGinley, and Pet Authority Grooming Center 4910 Carlisle Pike Mechanicsburg, PA 17050 LAW OFFICES STEPHEN C. NUDEL, PC Date: 10 \"lQ \D~ V, Ste hen C. Nu el, At orney ID #41703 Mark W. Allshouse, Esquire Attorney ID #78014 219 Pine Street Harrisburg, PA 17101 (717) 236-5000 Abogado del Dem I" d , . iii.-I. -"'~ C'I . . . HAMPDEN CENTER, INC., IN THE COURT OF COMMON PLEAS CUMBERLAND COUNTY, PENNSYLVANIA Plaintiff v. NO. THOMAS E. MCGINLEY and ROBERT W. STEELE, individually and t/d/b/a PET AUTHORITY GROOMING CENTER CIVIL ACTION - CONFESSION OF JUDGMENT FOR MONEY Defendants CONFESSION OF JUDGMENT FOR MONEY Pursuant to the authority in the warrant of Attorney, the original or a copy of which is attached to the Complaint filed in this action, I appear for the Defendants Thomas E. McGinley and Robert W. Steele, individually and trading and doing business as Pet Authority Grooming Center, and confess judgment in favor of Plaintiff and against Defendants as follows: TOTAL: $6,759.00 $ 820.53 $ 379.00 $7,958.53 Amount past due Interest on amount past due @ (18%) Attorneys Fees @ (5%) Date: IOIAlQIoo W. Allshouse, 219 pine Street Har . sJpurg, PA (717) 236-5000 Attorney ID #780l4 Attorney for Defendants o -, ~ JL ~=I I, ~L , . . HAMPDEN CENTER, INC., IN THE COURT OF COMMON PLEAS CUMBERLAND COUNTY, PENNSYLVANIA Plaintiff v. NO. THOMAS E. MCGINLEY and ROBERT W. STEELE, individually and t/d/b/a PET AUTHORITY GROOMING CENTER CIVIL ACTION - CONFESSION OF JUDGMENT FOR MONEY Defendants COMPLAINT FOR CONFESSION OF JUDGMENT FOR MONEY AND NOW, comes Plaintiff, Hampden Center, Inc., by and through its attorneys, Law Offices Stephen C. Nudel, PC, and respectfully files this Complaint for Confession of Judgment for Money as follows: 1. Plaintiff, Hampden Center, Inc., is a Pennsylvania corporation with a business address of 444 Park Avenue South, Suite 302, New York, New York 10016 ("Hampden Center") . 2. Plaintiff is the owner of real property known as Hampden Centre Shopping Center, Mechanicsburg, Hampden Township, Cumberland County, Pennsylvania ("Shopping Center") . 3. Defendant, Thomas E. McGinley, is an adult individual trading and doing business as Pet Authority Grooming Center with a business address of Space B-6 Hampden Centre Shopping Center, 4910 Carlisle Pike, Mechanicsburg, Cumberland County, Pennsylvania 17050. 4. Defendant, Robert W. Steele, is an adult individual trading and doing business as Pet Authority Grooming Center, having a business address of Space B-6 Hampden Centre Shopping Center, 4910 Carlisle Pike, Mechanicsburg, Cumberland County, Pennsylvania 17050. ~ d ..J I, ~~-. ~&t'-: . . 5. On or about May 14, 1996, Plaintiff as landlord, and Defendants as tenants, executed an Agreement of Lease ("Lease") for l,500 square feet of commercial space known as Space B-6 Hampden Centre Shopping Center, 4910 Carlisle Pike, Mechanicsburg, Cumberland County, Pennsylvania 17050 ("Premises"). A true and correct copy of the Lease is attached hereto and made a part hereof as Exhibit "A". 6. Defendants are in default under the terms of the Lease as hereinafter set forth. 7. No judgment has been entered on the Lease in this or any other jurisdiction prior to this action. 8. The Lease has not been assigned. 9. Judgment is not being entered by Confession against a natural person in connection with a Residential Lease. 10. The Lease provides, inter alia, for the payment of base rent ("Rent") and the pro rata share of common maintenance expenses, insurance, and taxes ("Additional Rent") and in the event of default, interest, cost of suit and attorneys fees. 11. Defendants are in default under the terms and conditions of the Lease in that Defendants have failed to pay Rent and Additional Rent when due and owing in the amount of $6,759.00. 12. The Lease provides, inter alia, that all amounts unpaid by Defendants shall bear an interest rate of l8% per annum, but not in excess of the maximum legal rate. l3. The Lease provides, inter alia, that in the event of default by Defendants, Plaintiff may Confess Judgment against .r " -' ~ .1..1. ,.1 L..,...;. "'-- 'ii', . . Defendants including cost of suit and attorneys fees of 5% of the amount claimed. l4. Based on the foregoing, Defendants are liable to Plaintiff as follows: TOTAL: $6,759.00 $ 820.53 $ 379.00 $7,958.53 Amount past due Interest on amount past due @ (18%) Attorneys Fees @ (5%) WHEREFORE, Plaintiff demands judgment in the amount of $7,958.53 in accordance with the terms of the Lease and as authorized by the Warrant appearing in the attached Lease together with interest, cost of suit and attorneys fees. Respectfully submitted, LAW OFFICES STEPHEN C. NUDEL, PC Date: lOI~lW hen C. Nude 1 , Esquire rney ID #41703 Mar W. Allshouse, Esquire Attorney ID #780l4 219 pine Street Harrisburg, PA l7l01 (717) 236-5000 Attorneys for Plaintiff '~ '_" .1' . EXHIBIT A ~ I. L .-- ~<,~- . " 1,[ AGREEMENT OF LEASE LANDLORD: HAMPDEN CENTER, INC. "~_I.. . I TENANT, THOMAS E, MCGINLEY & ROBERT W. STEELE .. ", '~"'""-=-~u-_ ~ . . Section 1 Section 2 Section 3 Section 4 Section 5 Section 6 Section 7 Section 8 Section 9 Section 10 - Section 11 - Section 12 - Section 13 - Section 14 Section 15 - Section 16 - Section 17 - Section 18 - Section 19 - Sect.ion 20 - Section 21 - Section 22 Section 23 - Section 24 Section 25 - Section 26 - Section 27 - Section 28 - Section 29 - Section 30 Section 31 - Section 32 - Section 33 - Section 34 - Section 35 - Section 36 - Section 37 - Section 38 - Section 39 - Section 40 - Section 41 - Section 42 - Exhibits nAil IIB" tlCn lion \\EI\ nFII ~I-: llioL~ AGREEMENT OF LEASE LANDLORD: HAMPDEN CENTER, INC. TENANT: THOMAS E. MCGINLEY & ROBERT W. STEELE AGREEMENT OF LEASE INDEX Premises Term Fixed Rent Percentage Rent . Gross Sales Defined Additional Rent Common Areas Construction of Premises Use. . . utilities . . . . . Rules and Regulations . . Change of Improvements by Tenant Repairs and Maintenance . Waiver of Liability by Tenant Indemnification and Insurance Signs . . . . . . . . Assignment and Subletti.ng . . Repair After Casualty . . . Condemnation . . . . . . Landlord's Remedies Upon Default Discharge of Liens . . . Liabili.ty of Landlord . . Rights of Landlord Subordination to Mortgage No Waiver by Landlord vacation of Premises Memorandum of Lease Rent Demand . . . . . Notices . . . . . . . Applicable Law and Construction Force Majeure . Landlord's Lien Quiet Enjoyment Holding Over Brokers . Captions Variation in Pronouns Lenders' Approval . . Security Deposit No Income Participation Hazardous Substances Binding Effect . . . . Legal Description of Shopping Center Description of Premises Landlord's Work Tenant's Work: Rules and Regulations Signage i ~"'~~It""'- Paae No. 1 1 2 3 4 6 7 8 8 9 10 10 11 12 12 13 13 14 16 16 19 20 20 20 21 21 21 21 22 22 22 22 23 23 23 23 23 23 24 24 24 25 LANDLORD: LANDLORD'S ADDRESS: TENANT: TENANT'S ADDRESS: TENANT'S TRADE NAME: PREMISES: USE: LEASE COMMENCEMENT DATE: RENT COMMENCEMENT DATE: TERMINATION DATE: TERM OF LEASE: ANNUAL FIXED RENT: MONTHLY INSTALLMENTS OF FIXED RENT: PERCENTAGE RENT: 1,1" , J ":~I 1.,=-, ~" REFERENCE PAGE prepared MaY 10, 1996 HAMPDEN ~ENTRE HAMPDEN CENTER, INC. 417 Fifth ~venue Suite 1118 New York, NY 10026 THOMAS E. MCGINLEY & ROBERT W. STEELE 4910 Carlisle Pike Mechanicsburg, PA 17055 Pet Authority Grooming Center 1500 square feet (see Exhibit liB I! for outline of Premises) aka Space B-6 Subject operate include tq existing Leases'; a'retail pet store pe~ grooming. Tenant which may may June 1., 1.996 June 15, 1~96 June 14, 1999 ! 3 years, beginning on the Rent Commencemertt Date and ending on the Termination,Date (unless sooner terminated pursuant to this Lease) . Lease Year 1. . .. .$ 18,750.00 Lease Year 2.. .. .$ 19,312.50 Lease Year 3. . . .. $ 19,891. 88 Lease Year 1.....$ 1,562,50 Lease Year 2.. .. . $ 1,609.38 Lease Year 3. . . .. $ 1,657,66 N/A INITIAL ANNUAL PROMOTIONAL FUND COST: $0.30/SF annually payable at the beginning of each lease year. TENANT'S PRORATA SHARE: .066% Based upon the Shopping Center of 228,192 SF SECURITY DEPOSIT: REAL ESTATE BROKER DUE COMMISSION: RENEWAL OPTIONS: CONDITION OF PREMISES: $1,562.50 LMS Commercial/Industrial Real Estate None The Premises shall be in Vanilla Box condition. Landlord shall construct a storage room in the rear of the Premises. Tenant shall be responsible for soundproofing the Premises. ii ,I _ v-' . _I..l , I"" .~ """it:: The Reference Page information is incorporated into and made a part of that certain Lease (the "Leasell) made and entered into by and between HAMPDEN CENTER, INC., as Landlord, and THOMAS E. MCGINLEY & ROBERT W. STEELE, individually and trading doing business as PET AUTHORITY GROOMING CENTER, as Tenant. In the event of any conflict between any Reference Page information and the Lease, this Reference Page shall control. The Lease includes Exhibits nAil through "FII, all 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: :ro:d~~ 'C Title: Vice President Dated: ,4{1 '}AI ,1996 PET AUTHORITY GROOMING CENTER By: %.= TO'S E. MCG N EY, ~ ,.~ W. STEELE / Dated: ,t11d~ffL( ,1996 iii ,.1 ~ I~~-~ ~I_ "' illili)c LEAdE THIS LEASE made and enteked into between HAMPDEN CENTER INC" as Landlord and THOMAS E. MCGINLEY & ROBERT IW. STEELE' individually and, trading doing bu~iness as PET AUTHORIty GROOMING CENTER, as Tenant evidences the following understa'pdings and agreements. The Reference Page attached hereto, including all terms defined thereon, is incorporated as part of this Lease.' WITNESSETH, that for good and valuable consideration each to the other in hand paid, the receipt whereof is hereby acknowledged, the parties agree as follows: PREMISES Section 1. (a) Landlord leases to Tenant and Tenant rents from Landlord the Premises having the trontage and depth indicated on the Reference Page (all dimensions herein are measured from center of the wall to center of the wall for all party walls and from the outside face of all exterior walls and store fronts), located in the building (the llBuilding") commonly known as Hampden Centre (" Shopping Center"). The Shopping Center is more particularly described by metes and bounds on Exhibit "A" attached hereto and made a part hereof by reference. (b) The Premises are outlined in red on E~hibit IIBIl attached hereto and made a part hereof by reference. "Tenant's Proportionate Share" as used in this Lease shall mean a fraction, the numerator of which is the gross leasable area of the Premises and the denominator of which is the gross leasable area of the Shopping Center. Premises are cross *hatched on Exhibit liB" attached hereto. Landlord's calculation of Tenant's Proportionate Share is as indicated on the Reference Page. Gross leasable area of the Shopping Center means all ground floor area contained in the Shopping Center designated for tenants' exclusive occupancy. (c) Landlord expressly reserves (1) the Uise of the exterior rear and side walls and I roof of the Premises and the exclusive use of any space between the ceiling of the Premises and the floor above or the roof of tl}e Building, (ii) the right to install, maintain, use, repair, and replace the piP?s, ducts, conduits, and wires leading into gr running through the Premises (in locations which will not materially interfere with T~nant's use thereof), (iii) the right in its ~ole and absolute discretion to expand, enlarge, make alterations or additions to, an? to build additional stories on, the ShOPPtng Center and to build other buildings or improvements on the Common Areas (as ~ereinafter defined), and {iv) the right, upon sixty (60) days prior written notice to Tenant, to transfer and ~emove Tenant from t~e Premises to other available tenant space of equal area. and equivalent rent in the Shopping Center. (Landlord Ishall bear the expeupe of said transfer or removal as well as the expense of any renovations or alterations necessary to make the new space conform substantially in arrangement and layout with the Premises covered by tijis Lease) . The within, reservations in favor of) Landlord are in addition to the rights granted to Landlord under Section 23 hereof. TERM Section 2. (a) The Lease Term shall be as indicated on the Reference Page. The term "Commencement Date" means the day after Landlordf s work on the premises, as specifically set forth in Section 8 hereof" will be completed to the e2{tent reasonably required for the installation by Tenant of Tenant's fixtures, furnishings and equipment or if no work is to be performed by Landlord pursuant to Section 8 hereof, on the date keys are delivered to Tenant by Landlord. Landlord shall notify Tenant in writing of the date on which Landlord's work on the Premises has been or will be completed and of the Commencement Date. The parties agree to endorse this Lease to identify the day, month and year that the Commencement ,< Date actually occurs. ,Ii {b} If Landlord is required to perform work pursuant to Section 8 hereof, when the actual Commencement Date is established the parties will promptly enter into a Supplement to Lease' prepared by Landlord, stipulating the Commencement Date and th~ Expiration Date of the Term. {c} The term "Lease Year" as used herein shall begin on the Commencement Date and end twelve months therefrom. (d) Landlord hereby grants to Tenant the right and option to extend the Term of this Lease for the option periods indicated in the Renewal Option Section of the Reference Page (each a "Renewal Termll). Tenant shall notify Landlord in writing of its election to extend this Lease for each Renewal Term not less than six (6) months nor more than twelve (12) months prior to the expiration date of the then existing term. Each Renewal Term shall be upon all of the terms, covenants, and conditions of this Lease except that the Annual Fixed Rent and Percentage Rent payable during such Renewal Term shall be as set forth in Sections 3(d) and ~ hereof, respectively. Tenant shall have no right to extend or renew this Lease if it is in default hereunder at the time of giving its notice of renewal, nor shall any renewal notice be effective if Tenant is in default hereunder as of the first day of the extended term which was the subject of such notice. FIXED RENT Section 3. (a) Tenant agrees, without notice or demand and without any deduction or setoff, to pay to Landlord, at Landlord's Address shown on the Reference Page, or at such other place as Landlord may designate, as a fixed minimum rent for the Premises per Lease Year, the Annual Fixed Rent indicated on the Reference Page for such Lease Year in fixed equal monthly installments during each Lease Year equal-"- to the Monthly Installments of Fixed Rent indicated on the Reference page for such Lease Year, each Monthly Installment of Fixed Rent to be"payable in advance on the first 'day of each month during the Term. Tenant agrees to pay to Landlord, if assessed by the juriSdiction in which the Shopping Center is located, any sales or excise tax imposed, assessed or levied in connection with Tenant's payment of the Annual Fixed Rent. (b) Upon execution of this Lease, Tenant shall deposit with Landlord (i) the Security Deposit as indicated on the Reference Page to be held by Landlord during the Term pursuant to the provisions of Section 39 hereof; and (ii) the first Monthly Installment of Fixed Rent, and one month's worth of Additional Rent (as hereinafter defined). The funds so deposited pursuant to Item (ii) of this Subparagraph (b) shall be applied to the Monthly Installment of Fixed Rent and the Additional Rent due for the first full month of the Term. (c) Tenant's obligation to pay rent (as defined in Subparagraph 6(c)) shall begin on the earlier to occur of the date (said date is hereinafter referred to as the "Rental Commencement Date tl) upon which Tenant shall open for business in the Premises or the day after the expiration of the "Fixturing period". The Fixturing Period shall begin on the Commencement Date and continue for the number of days specified on the Reference Page. Rent due for any period which is less than a calendar month, whether prior to the Rental Commencement Date or after the expiration Date, shall be prorated on a daily basis and shall be computed on the basis of Tenant's monthly rental payments (utilizing a thirty (30) day month for purposes of such computation) . Tenant shall pay to Landlord the rent for each such day (i) concurrently with the first Monthly Installment of Fixed Rent due hereunderj (ii) upon vacating the Premises as herein providedj or (iii) upon demand from Landlord, as 2 ~ ,.L~. ,. ~ ,^ I ,-- ""","~,;"" ~ - .' ~ ~ -<-' ~H1!.~-! - ~ ~~ . _"",1, the case may be. (d), In the event Tenant exercises its right to extend the Term for a Renewal Term, the Annual Fixed Rent payable during the Renewal Term shall be equal to the amount indicated in the Renewal Option section of Lhe Reference Page for such Renewal Term in fixed equal monthly installments equal to the Monthly Installment of Fixed Rent indicated in the Renewal Option section of the Reference page for such Renewal Term each to be payable in advance on the first day of each month during such Renewal Term. (e) Tenant recognizes that late payment of any rent or other sum due hereunder will result in administrative expense to Landlordl the extent of which additional expense is extremely difficult and economically impractical to ascertain. Tenant therefore agrees that if rent or any other sum is due and unpaid fifteen (15) days after said amount is due, such amount shall be increased by a late cb,arge in an amount equal to the greater of: (a) Fifty Dollars ($50.00) or (b) a sum equal to five percent (5%) of the unpaid amount, The amount of the late charge shall be reassessed and added to Tenant's obligation for each successive monthly period until paid. The provisions of this Section shall not in any way affect Landlord's remedies pursuant to -Section 20 of this Lease. PERCENTAGE RENT Section 4. (a) In addition to Annual Fixed Rent, and as a material inducement for Landlord to lease the Premises to Tenant, Tenant agrees to pay to Landlord during each Lease Year the Percentage Rent indicated on the Reference Page for such Lease Year. During each Renewal Term, Percentage 'Rent,. shall be equal to the Percentage Rent' indicated in- the ,Renewal' Opt-ion s'8ction of the Reference Page for such Renewal Term, (b) In any--Lease Year in which (i) Tenant shall cease conducting business in the Premis,es, (il) the Term is terminated, or (iii) there "shall be an abatement of Annual Fixed Rent, so that the Lease Year is less than twelve (12) calendar :.months, Tenant shall pay to Landlord prorated Percentage Rent equal to the amount by which the percentage of Tenant's Gross Sales set forth on the Reference Page for such lesser period exceeds the Annual Fixed Rent paid during the prior or subsequent Lease Year multiplied by the number of months in the shortened :r:...ease Year divided by twelve (l2) . Ie) On or before the twentieth (20th) day of each calendar month during the Term, Tenant shall deliver to Landlord a complete and accurate statement, signed and certified by Tenant, showing in detail Gross Sales (as hereinafter defined) for the previous month and Gross Sales for each prior month during the current Lease Year. (d) (i) During the first Lease Year, Percentage Rent shall be payable in one lump sum no later than thirty (30) days after the end of the first Lease Year. '(ii) Commencing with the second Lease Year and continuing throughout the term of this Lease, Percentage Rent shall be ~ payable on a monthly basis as follows: No later than thirty (30) days before the first day of each Lease Year, Landlord shall send Tenant an estimate of annual Percentage Rent due for said Lease Year based on the amount of Percentage Rent paid by Tenant in the prior consecutive twelve (12) months, The estimate shall be adjusted to equal twelve (12) times the average monthly Percentage Rent due if the Tenant has not been in possessi~n of the premises for twelve (~2) months. On or before the first of each month of said Lease Year, Tenant shall pay to Landlord one-twelfth (1/12) of the estimated annual Percentage Rent due for the said Lease Year. (iii) Within (30) days after the end of each Lease Year, Tenant shall deliver to Landlord a compl~te and accurate statement, signed and certified by Tenant, show~ng (a) 3 I - .__.1 .-. ~ " .~ ~ oJ,1 .1 I ~~-'"""""""'"''''[,~~W'if,l;;C Gross Sales for such Lease Yea.:r i and (b) the computation of Percentage Rent for such Lease Year. In the event such sta,tement reflects that Tenant owes Landlo~d Percentage Rent in addition to the sum of monthly Percentage Rent payments previously made during such Lease Year, Tenant shall pa~ the amount of such additional Percentage Rent to Landlord at thel time such statement is delivered to Landlord. In the event such statement reflects that the sum of monthly Percentage Rent payments previously made during such Lease Year exceeds the Percentage Rent actually due for such Lease Year, the amount of such excess shall be credited against the next due monthly payments of Percentage Rent hereunder. If such excess should occur in the last Lease Year of the Term, Landlord shall pay the amount of such excess to Tenant within thirty (30) days after receipt of such statement. {e) During the Term, Tenant shall not directly or indirectly engage in any similar or competing business within three (3) miles of the Shopping Center. This restriction shall not apply to Tenant's stores, if any, presently open and in operation within such area. As used in this Section 4, - the word II Tenant II shall include: (i) if Tenant is a corporation, all of Tenant's officers, directors, employees, or shareholders, jointly 'and severally, and all entities in which Tenant or its officers, directors, employees, or shareholders, jointly and severally, shall have any interest; and (ii) if Tenant consists of one. (l) or more partners, individuals, and/or unincorporated entities, each partner, the respective spouses and children of such partners and individuals, jointly and severally, and all corporations and/or other entities in which such partners, individuals, entities, or any member of such unincorporated entities, jointly and severally, shall have any interest. (f) If Tenant shall engage in any similar or competing business in violation of Section 4 (e) hereof, in addition to any and all other remedies available to Landlord at law and in equity, the amount of Gross Sales, made by such competing or .similar business shall be included in Gross Sales for the Premises in the computation of Percentage Rent. GROSS SALES DEFINED Section 5. (a) The term "Gross Sales" as used herein shall be construed to include the entire amount of the actual sales price of all goods and services provided at, in, on, or from the Premises, including, without limitation, mail or telephone orders received or filled at the Premisesj all deposits not refunded to purchasers, orders taken at or from the Premises (although said orders may be filled elsewhere), and sales and receipts by any sublessee, concessionaire, licensee or other party in the Premises. Each installment or credit sale shall be treated as a sale for the full price in the month during which such installment or credit sale shall be made, irrespective of the time when Tenant shall receive payment (whether full or partial) from its customer. Layaway sales, so-called, shall be included in the Gross Sales to the extent of the down payment and any further payments thereupon during each calendar month. Gross Sales shall not include the following: (i) sums collected and paid out by Tenant for any sales or excise tax imposed by any duly constituted governmental authority; (ii) the exchange of merchandise between the stores of Tenant, if any, where such exchanges of goods or merchandise are made solely for the convenient operation of the business of Tenant and not for the purpose of consummating a sale which has theretofore been made at, in on or from the Premises, and/or for the purpose of depriving La~dlo~d of the benefit of a sale which otherwise would be made at, in, on, from, or upon the Premises; (iii).the amount of returns ~o shippers or manufacturers; (iv) the amount of any cash or credlt refund made upon any sale where the merchandise sold, or some part thereof is thereafter returned by the purchaser and accepted by Tenant.' (v) sales of fixtures; or (vi) all sums and credits receiv~d in settlement of claims for loss or damage to merchandise. 4 ,. .J_ ;It' - -I..' (b) All sales shall be recorded by means of cash registers or computers (IIRegisters") which display to the customer the amount of the transaction. All registers shall be equipped with sales totalizer counters for all sales categories and a sequential transaction totalizer counter, which counters are locked in, constantly accumulating, and which cannot be reset. Said registers shall further contain tapes upon which sales details and sequential transaction numbers are imprinted. Beginning and ending sales totalizer readings shall be made a matter of daily record. In the event of admission charges or rentals, Tenant shall issue serially numbered tickets for each admissions or rental and shall keep an adequate record of said tickets, both issued and unissued. Landlord may require Tenant to provide Landlord by noon of the next business day a recapitulation of Gross Sales to be set forth upon forms provided by Landlord. Failure to make available a proper receipt to each customer upon his request of the same upon payment shall constitute a breach of this Lease. Tenant shall keep on the Premises, or at its principal office, true and complete records and accounts of all Gross Sales, including ~aily bank deposits, in, at, and from the Premises. Such books and records shall include such sale records as would normally be examined by an accountant pursuant to generally accepted aUditing standards in performing an audit of Tenant's sales or the sales of its subtenants or concessionaires. On or before the twentieth (20th) day of "each month, Tenant shall furni.sh to Landlord a true and accurate statement for each preceding month of all Gross Sales during said preceding month (showing the refunds and returns deducted in computing the amount of such Gross Sales), which statement shall be certified by an authorized representative of Tenant to be correct. Tenant agrees to give Landlord access- during -business hours too such books and records. Tenant agrees that it will keep and preserve for at least thirty-six (36) months after the end of each Lease Year all sales slips, cash register tape readings, sales books, bank books, or duplicate deposit slips, and other evidence of Gross Sales for such year. Landlord shall have the right at any time and from time to time to audit all of the books of account, bank statements, documents, records returns, papers, and files of Tenant relating to Gross Sales and Tenant on request by Landlord shall make all such matters available for such examination at the premises or at its principal office. If Landlord should have such an audit made for any year and the Gross Sales shown by Tenant's statement for such year shall be found to be understated by more than three percent (3%), then, in addition to immediately paying Landlord the full amount of the understated Percentage Rent, Tenant shall pay to Landlord the cost of such audit. Landlord's right to have such an audit made with respect to any year shall expire thirty-six (36) months after Tenant's st.atement for such year shall have been delivered to Landlord. Landlord shall have the right to terminate this Lease upon notice to Tenant if there should be more than two (2) audits during the Lease Term which reveal understatements of gross sales by Tenant by more than three percent (3%). (c) All statements of Gross Sales shall be delivered to Landlord's Address or to such other place as Landlord may from time to time direct by written notice to Tenant. (d) Computation of the Percentage Rent specified herein shall be made separately with regard to each calendar month and each Lease Year of the Term hereof, it being understood and agreed that the Gross Sales of any Lease Year and the Percentage Rent due thereon shall have no bearing on or connection with the Gross Sales of any other Lease Year. (e) It is understood and agreed that Landlord shall in no event be construed or held to be a partner, co-venturer or associate of Tenant in the conduct of Tenant's business, nor shall Landlord be liable for any debts incurred by Tenant in the conduct 5 " ~ Co - ~ ,-, _~ "-C",",~<f." 'LI, ~"' ~I, ~I- -" ..~ -""';;",,",,' of Tenant's business. It is understood and agreed that the relationship is and at all times shall remain that of Landlord and Tenant. Landlord and Tenant acknowledge and agree that neither shall be subject to any implied obligations to the other, by reason of the fact that this Lease provides for the payment of Percentage Rent. ADDITIONAL RENT Section 6. (a) Tenant agrees to pay to Landlord, as additional rent ("Additional Rent") for the Premises, throughout the Term, the following amounts: (i) Tenant's Proportionate Share of the cost of operating and maintaining the Common Areas, which areas are defined in Section 7, (the "Connnon Area Cost"), including, without limitation, the cost of the following: lighting, utilities, cleaning, snow and trash removal, line painting, security (if provided), management fees not to exceed 5%" of all rent and additional rent charged for the Shopping Center, maintenance, materials, labor costs, equipment, (including, without limitation, the cost of service agreements on equipment), tools, general repairs, employee benefits and payroll taxes, accounting fees, legal fees, permits, license and inspection fees, 'sales, use and service taxes, and the repair or replacement of "'paving, curbs, stations, first aid stations, comfort stations, stairways, truck ways, loading docks, package pick-up stations, sidewalks, ramps, the parking lot, driveways, any garage, landscaping, drainage facilities, and lighting facilities, including traffic lights, as may be necessary from time to time, and any other. cost of operation of the improvements on the Cmtunon Areas. The Common Area Costs shall include depreciation of equipment acquired for use in Common Area maintenance, but shall not include the original cost thereof. (ii) Tenant's Proportionate Share of any real estate and ad valorem taxes and assessments (1) which shall or may become a lien upon, or be assessed, imposed, or levied by lawful taxing authorities against the land upon which the Shopping Center is located, the Building, and other improvements on the Shopping Center for the tax years (the years for which a lien is imposed) falling whOlly or partially within the Term of this Lease; (2) which arise in connection with the use, occupancy, or possession of the Shopping Center or any part thereof or any land, buildings, or other improvements thereon; (3) which become due and payable out of or for the Shopping Center, any part thereof, or any land, buildings, or other improvements thereon; or (4) which are imposed, assessed, or levied, in lieu of, in substitution for, or in addition to any or all of the foregoing (collectively the "Tax Cost"). The Tax Cost shall include any fees, expenses or costs (including attorneys' fees, expert fees and appraisal fees) incurred by Landlord in protesting any assessments, levies or the tax rate, but shall not include any charge (such as a water meter charge) which is measured by actual user consumption. A real estate tax bill or copy thereof submitted by Landlord to Tenant shall be conclusive evidence of the amount of any real estate taxes, assessments, or installment thereof. In addition, Tenant shall pay all taxes levied against personal property, fixtures and Tenant's improvements in the Premises. If such taxes for which Tenant is liable are levied against Landlo~d or Landlord's property and if Landlord elects to pay the same or if the assessed value of Landlord's property is increased by inclusion of any such items and Landlord elects to pay the taxes based on such increase, Tenant shall pay to Landlord upon demand that part of sUGh taxes for whiCh Tenant is liable hereunder. (iii) Tenant's Proportionate Sha:ce of all premiums for public liability, fire and extended coverage or all risk, business interruption, and/or rent loss, and/or any other insurance policy which may reasonably be 9arried by Landlord insuring the Premises, the Building, the Common Areas, the Shopping Center, or any 6 ,," " ""-" ""IJ ~L ., 01 improvements therein (the "Insurance Cost"). (iv) A proportionate share of all utilities services not measured by a separate meter for the Premises and provided to Tenant and other tenants of the Shopping Center (the "Utility Costll). Tenant's share of the Utility Cost shall be determined on the basis of the total square feet of floor area of the Premises as a percentage of the total square feet of floor area leased by all tenants provided such services. Tenant shall pay its share of such cost, together with an amount equal to fifteen percent (15%) thereof as payment of administrative costs of Landlord, within ten (10) days after demand therefor. Landlord shall not bill Tenant for such cost more often than monthly. In the event Landlord determines th~t it is not appropriate to base the utility bills on Tenant's proportionate share due to the nature of Tenant's business activities, Landlord may use its discretion in allocating such bills. (v) Tenant shall pay to Landlord prior to the Commencement Date the Annual Promotional Fund Cost indicated'on the Reference Page, as Tenant's initial annual payment for Tenantls share of the costs ("Promotional Fund Costs") of a promotional fund (n l?romotional Fund 11) to be used to pay all costs and expenses incurred in connection with the formulation and execution of publicity programs for the promotion of the Shopping Center. Such programs, which, at Landlord's option, shall be determined by an advertising agency or firm or volunteer committee of tenants, may include, without limitation, special events, shows, displays, advertisements, seasonal events, and promotional literature; provided, however, that Landlord or an outside advertising agency approved by Landlord shall have the right to review and approve such publicity programs, the items on the Promotional Fund budget fo~ each year, and any amendments to said budget. A portion of the Promotional Fund may be applied to pay costs of adulinistering the Promotional Fund. Tenant's initial payment to the Promotional Fund shall be increased in such Lease Years, if any, that the Annual FiJced Rent is increased pursuant to Section 3 hereof by. the percentage increase in the Annual Fixed, Rent. Tenant agrees to advertise in any and all special Promotional Fund newspaper sections, tabloids or other advertisements, (including audio and/or viaual media) and agrees to cooperate and participate fully in all special sales and promotions sponsored by the Promotional Fund. (b) Tenant's Proportionate Share of the Common Area 'coat, the Tax Cost, and the Insurance Cost shall be estimated by Lartdlord no later than thirty (30) days prior to the first day of each Lease Year. Landlord shall notify Tenant of such estimates which shall be paid, together with an amount equal to fifteen percent (15%) thereof as payment of administrative costs of Lartdlord, by Tenant in advance, on the first day of each and; every calendar month throughout such Leqse Year. At the end of the Lease Ye~r, when Landlord has calculated the exact amount of Tenant's Proportionate Share of such costs, Landlord shall notify Tenant of such exact amount. Any deficiencies in the payments theretofore (irtcludlng said administrative costs) made by Tenant shall be paid by Tenant to Landlord within ten (10) days of receipt of said no~ice. Any surplus paid by Tenant during the preceding Lease Year shall be applied against the next due monthly installments of such coats due from Tenant. During any part of the Term which shall be leas than a full calendar year, any and all such costs shall be prorated on a daily basis so that Tenant shall only pay Tenant's Proportionate Share of such costs attributable to the portion of the calendar year occurring within the Term. {c} The term II rent II as herein used shall include Annual Fi$ed Rent, Percentage Rent and Additional Rent. COMMON AREAS section 7. Subj ect to the Rules and Regulations specified in 7 "- Jii1i;' , I_ ~-, ~II -II ,., -~, Section 11 hereof and Landlord's rights under Section l(c) hereof, Landlord hereby grants to Te~ant and Tenant's employees, agents, customers, and invitees the nonexclusive right, during the Term, to use, subject to the rights of governmental authorities, easements, public highways and other restrictions of record, in common with others granted the use thereof, the Common Areas located within the Shopping Center. The term "Common Areas" as used in this Lease shall mean the, entire Shopping Center less the gross leasable area of the Shopping Center and shall include, without limitation, the parking areas, roadways, pedestrian sidewalks, loading docks, delivery areas. landscaped areas, and all other areas or improvements which may be provided by Landlord for the general use of tenants of the Building and the Shopping Center and their agents, employees', and customers. Landlord shall be responsible for the operation, management, and maintenance of the Common Areas. The manner in which the Common Areas shall be maintained and the expenditures therefor shall be at the reasonable discretion of Landlord. Lanqlord may temporarily close parts of the Common Areas for such periods of time as may be necessary for (i) temporary use as a work area in connection with the construction of buildings or other improvements within the Shopping Center or contiguous property; (ii) repairs or alterations in or to the Common Areas or to any utility-type facilities; (iii) preventing the public from obtaining prescriptive rights in or to the Common Areas; (i v} emergency or added safety reasons; or (v) doing and performing such other acts as in the use of good business judgment Landlord shall determine to be appropriate for the Shopping Center j orovided, however, that Landlord shall use reasonable efforts not to unduly interfere with or disrupt Tenant's business. CONSTRUCTION OF PREMISES Section 8. (a) Prior to the Commencement Date, Landlord shall complete the improvements to the premises.described in Exhibit "en attached hereto and made a part hereof by reference. Tenant hereby approves Exhibit "Cf.' and all of the improvements, plans and specifications described therein. It is understood and agreed by Tenant that changes, in such improvements, plans and specifications which will not materially interfere with Tenant's use of the Premises and which may be necessary during construction of the Premises shall not affect, invalidate, or change this Lease or any of its terms and provisions. (b) Landlord's work in accordance with Exhibit lIcn shall be deemed approved by Tenant in all respects thirty (30) days after the Commencement Date, unless prior thereto Landlord receives written notice from Tenant of any defect in such work. Any disagreement which may arise between Landlord and Tenant concerning the work to be performed by Landlord shall be resolved by the decisions of Landlord's architect. (c) Tenant shall complete the improvements to the Premises described in Exhibit "DlI attached hereto and made a part hereof by reference. Landlord and Tenant hereby approve Exhibit "D" and all of the improvements, plans and specifications described therein, provided that Tenant's work described in Exhibit liD" shall be performed in accordance with the provisions of Section 12(a) (il hereof; and provided further that any change in the improvements, plans and specifications described in Exhibit "0" shal,l be approved by Landlord in writing in accordance with the provisions of SAction 12 ia) (iil hereof. USE Section 9. (a) The Premises shall be occupied and used exclusively for the purposes described on the Reference Page and for no other use, unless Tenant has obtained Landlord's prior written consent, which consent may be withheld in Landlord's sole discretion for any reason or no reason whatsoever. Tenant shall commence business in the Premises on or before sixty (60) days 8 ; ~" . .. " ' - '----, ;ii' .~_. '" ' ...1 ifl .,1 ,.~,,;; after the Commencement Date, shall operate continuously one hundred percent (lOO%) of the Premises during the entire Term, and shall keep the Premises fully stocked with merchandise and staffed with personnel so as to maximize Gros-s Sales at the Premises at all times. Tenant shall conduct its business in the Premises on all business days during all hours as from time to time may be reasonably determined by Landlord to be consistent with the days and hours of other tenants in the Shopping Center, but in no event less than eight (8) hours in a business day, five (5) days a week and forty (40) hours a week (Holidays excepted). Tenant may close the Premises during reasonable periods for repairing, cleaning or decorating the Premises, with the prior written consent of Landlord. (b) Tenant agrees to conduct its business in the Premises under Tenant's Trade Name as indicated on the Reference Page. (c) Tenant shall use and occupy the Premises in accordance with all governmental laws, ordinances, rules, and regulations and shall keep the Premises in a clean, careful, safe, and proper manner. Tenant shall not use, or allow the Premises to be used, for any purpose other than as specified herein and shall not use or permit the Premises to be used for any unlawful, disreputable, or immoral purpose or in. any way that will injure the reputation of the Shopping ,Center. Tenant shall not permit any activities in the Premises which may create or cause noise levels which are audible outside the Premises and disturbing to neighboring residences, other tenants or their customers or 'employees. Tenant shall not permit the Premises to be occupied in whole or in part by any other person or entity. Tenant shall not cause or permit the use or occupancy of the .premises to be or remain a nuisance or_disturbance, as determined by Landlord in i.ts sole discretion, to neighboring residences, other tenants, occupants, or users of the Shopping Center. UTILITIES Section 10. (a) (i) Landlord shall provide, up to t.he lease .line of the Premises, the necessary mains and candui ts. to' provide water, sewer, gas (if available by pUblic utilities) and electric service to the Premises. Tenant shall duly and promptly-pay to the supplier thereof all bills for utilities consumed in the Premises measured by a separate meter for the Premises. (ii) If Tenant shall use any utility service for any purpose in the Premises which is or can be measured by a separate meter for the Premises and Landlord shall elect to supply such service, Tenant shall accept and use the same as tendered by Landlord and pay Landlord therefor at the applicable rates charged by Landlord. In no event shall Tenant pay to Landlord for any such service more than would be chargeable to Tenant by the utility company providing such service. Payment for any and all water, gas, sewer, and electricity service u~ed by Tenant, if furnished by Landlord, shall be made monthly as Additional Rent within thirty (30) days of the presentation by Landlord to Tenant of bills therefor. (iii) Notwithstanding anything to the contrary provided in this Section 10 or in Subsection 6 (a) (iv), Tenant acknowledges that water service to the Shopping Center shall be supplied by Landlord, and Tenant agrees to p~.rchase same from Landlord and to pay the charges therefor when bills are rendered at the applicable rates. Such water service shall be measured by a master meter and Tena.nt' s share of the charges for such service shall be allocated by Landlord, at Landlord's option, either (a) on the basis of the total square feet of floor area at the Premises as a percentage of the total square feet of floor area leased by all tenants in the Shopping Center providecl _sue,h water ~ervicej or (b) based upon readings taken from a water suh-meter for the Premises, if Landlord 9 II '..I I, "'d,,~,_: elects to install such a sub-meter. All such charges shall be paid monthly to Landlord as Additional Rent within thirty (30) days of the presentation by Landlord to Tenant of bills therefor. (b) In the event Landlord supplies any sanitary sewer facilities to the Premises, Tenant shall pay as Additional Rent Tenant's Proportionate Share of the cost of operating and maintaining such facilities, including, without limitation, the rental cost and/or amortization of such facilities. (c) Landlord shall have the right to cut off and discontinue, without notice to Tenant, any utility or other service whenever and,during any period for which bills for the same, rent, or other obligations hereunder are not promptly paid or performed by Tenant. (d) The obligations of Tenant to pay for utility service as herein provided shall commence on the Commencement Date. Landlord shall not be liable in damages or otherwise should the furnishing of such services to the Premises be interrupted by fire, accident, riot, strike, act of God, the making of necessary repairs or improvements, or other causes beyond the control of Landlord. (e) Landlord shall not be liable in the event of any interruption in the supply of any utilities. Tenant agrees that it will not install any equipment which will exceed or overload the capacity of any utility facilities serving the Premises and that if any equipment installed by Tenant shall require additional utility facilities, installation of the same should be at Tenant's expense, but only after Landlord's written approval of same. RULES AND REGULATIONS Section 11. Tenant agrees that Landlord has the right, at any time and from time to time, for the general welfare of the Shopping Center and its occupants, to impose reasonable rules and regulations of general application governing the conduct of occupants of the Shopping Center and their use of the Common Areas. Tenant agrees to comply with any and all such rules and regulations imposed by Landlord, including, without limitation, those rules and regulations set forth in Exhibit "E". CHANGE OF IMPROVEMENTS BY TENANT Section 12. (a) (i) Upon prior written approval of Landlord, Tenant shall have the right during the Term to make such interior alterations, changes and improvements to the Premises (except structural alterations, changes, or improvements), as may be proper and necessary for the conduct of Tenant's business and for the full beneficial use of the Premises, provided Tenant shall (A) pay all costs and expenses thereof; (B) make such alterations, changes, and improvements in a good and workmanlike manner, with new materials of first-class quality, and in accordance with all applicable laws and building regulations; and (C) provide Landlord reasonable assurances, prior to commencing such alterations, changes, and improvements, that payment for the same will be made by Tenant. Tenant shall not make any structural alterations, changes or improvements to the Premises. (ii) In order to obtain Landlord's approval for such alterations, changes, and improvements, Tenant shall submit to Landlord plans and specifications describing the design, materials, style, and appearance of _ such alterations, changes, and improvements with reasonable particularity. Within thirty (30) days after receipt of such plans and specifications, Landlord shall notify Tenant of any objections of, Landlord. Tenant shall cure the cause for such objection within thirty (30) days after receipt of such notice and shall resubmit such plans and specifications for Landlord's review and approval. Landlord may charge Tenant a reasonable charge to cover Landlord"s overhead as it relates to 10 ~ .- ..' '"~ H such proposed .work. Prior to construction, Tenant shall provide such financial assurances as Landlord shall require to assure payment of the costs thereof and to protect Landlord against any loss from any mechanic's, materialmen's, or other liens. Tenant shall not be permitted to enter upon the roof of any building without the prior consent of Landlord. (b) Except as otherwise provided below, all signsl equipment, furnishings, nonpermanent improvemerits, and trade fixtures within the Premises, installed in the Premises by Tenant, and paid for by Tenant, shall remain the property of Tenant and shall be removed by Tenant upon the termination of this Lease, provided that any of such as are affixed to the Premises and requIre severance shall be removed by Tenant and Tenant shall repair any damage caused by such removal. By written notice to Tenant prior to expiration or termination of the Term, Landlord shall have the right to require Tenant to leave in the Premises equipment, improvements, or fixtures attached to the Premises or the Building. Anything contained herein to the contrary notwithstanding, the HVAC Facilities, ' and related systems shall at all times remain the property of Landlord and shall not be removed by Tenant. REPAIRS AND MAINTENANCE Section l3. (a) Landlord shall maintain the foundation, the exterior structural walls, and the roof of the Building in good repair, except that Tenant shall reimburse Landlord for the cost of any repair occasioned by the act or negligence of Tenant, its agents, employees, invitees or licensees. Landlord shall not be required to make any other imvrovements or repairs of any kind upon the Premises and appurtenances thereto, except as otherwise p-rovided in this Lease. If the Premises. should become- in need of repairs required to be made by Landlord hereunder" Tenant shall give immediate written notice thereof to Landlord, and Landlord shall not be responsible in any way for failure -to make any such repairs un~il ,a reasonable time shall have elapsed after the giving of such written notice. Landlord's sole liability shall be limited to the cost of the repair. Landlord shall not be liable to Tenant for any interruption of Tenant's business or inconvenience caused Tenant or Tenant's assigns, sublessees, customers, invitees, employees-, licensees or concessionaires in the Premises on account of Landlord's performance of any repair I maintenance or replacement in the Premises, any other work therein or in the Shopping Center pursuant to Landlord's rights or obligations under this lease so long as such work is being conducted by Landlord in accordance with the terms of the Lease and without gross negligence or gross disregard for Tenant's business operations. Unless otherwise provided herein, there shall be no abatement of rent and no liability of Landlord by reason of any injury to or interference with Tenant's business arising from the making of any repairs, alterations or improvements in or to any portion of the Shopping Center or the Premises or in or to fixtures, appurtenances and equipment therein. (b) At the sole cost and expense of Tenant and throughout the Term, Tenant shall keep and maintain the Premises in good order, condition, and repair, in a clean, sanitary, and safe condition in accordance with the laws of the State in which the Premises are located I and in accordance with all directions, rules, and regulations of the health officer, fire marshal, building inspector, or any other proper officer of the governmental agencies having jurisdiction over the Premises. Without limiting the foregoing, Tenant shall be responsible for maintenance, repair, and, with Landlord's consent, replacement as needed of all electrical, plumbing, heating, ventilating, air conditioning, and utility systems located on the Premises, all plate glass and windows, window fittings and sashes, and interior and exterior doors all fixtures within .tne Premises, a,ll interior walls, floors and c~ilings, water heaters~ termite and pest extermination, all of 11 ,--,;,_"",~I~. ~. .... __. ~,' , ,=, "" --"'~~' -it1, ';1,' .,I-.c Tenant's impro~ements and trade fixtures. Tenant shall keep and maintain ,the preTllises in accordance with all requirements of law concerning the manner, usage, and condition of the Premises and appurtenances t~ereto, as the same shall be in effect from time to time. Tenant shall permit no waste, damage, or injury to the Premises. If at any time and from time to time during the Term, and any ~enewal thereof, Te~ant shall fail to make any maintenance, repa~rs or repl~cements 1n and talthe Premis~s as required in this Lease, Landlord shall have the rightl but not the obligation, to enter the Premises and to make ,the same for and on behalf of Tenant, and all sums so expended by Landlord shall be ~eemed to be Additional Rent hereunder and p'lyable to Landlord upon demand. Tenant shall keep in force throughout the Lease Term ,maintenance contracts for the heating, ventilaFing and air conditioning systems reasonably satisfactory to Landlord. ' WAIVER OF LIABILITY BY TENANT Section 14. Landlord and Landlord's agents ahd employees shall not be liable for, and Tenant unconditionally and absolutely waives any and all causes of action, rights, and claims against Landlord and its agents and employees arising from, any damage or injury to person or property, regardless of cause, sustained by Tenant or any person claiming through or under Tenant, resulting from any accident or occurrence in or upon the Premises of any other part of the Building or the Shopping Center, unless the same shall be due to the gross negligence of Landlord and/or Landlord's agents and employees. This provision shall survive the termination or expiration of this Lease. INDEMNIFICATION AND INSURANCE Section 15. (a) Tenant will defend, indemnify, and save Landlord harmless from and against any and all claims, actions, lawsuits, damages, liabilitYf and expense (including, without limitation, attorneys' fees)_ arising from loss, damage, or injury to persons or property occurring in, on, or about the Premises, arising out of the Premises, or oc.casioned wholly or in part by any act or omission of Tenant, Tenant I s agents f contractors, customers or employees. (b) At all times from the Commencement Date and during the Term or any Renewal Term, Tenant shall, at its expense, keep in full force and effect the following insurance pOlicies insuring Tenant, Landlord, and Landlord's mortgagee: (i) public liability insurance in companies acceptable to Landlord with minimum limits of (a) One Million Dollars ($1,000,000.00) on account of bodily injuries to or death of one (1) person, and One Million Dollars ($1,000,000.00) on account of bodily injuries to or death of more than one (1) person as the re'sult of anyone (1) accident or disaster, and One Million Dollars ($1,000,000.00) on account of damage to property; or (b) One Million Dollars ($1,000,000) Bodily Injury Liability and Property Damage Liability Combined Single Limit Coverage; and (ii) all-risk hazard insurance covering Tenant's improvements to the Premises and all equipment and contentS within the Premises for the full replacement value and business interruption insurance for a minimum of six (6) months. Prior to the Commencement Date and upon each renewal, Tenant shall deposit with Landlord the policies of such insurance, or certificates thereof, showing Landlord and its mortgagee as additional insureds, and shall update the same prior to expiration thereof. Tenant's insurance shall not be cancelable without thirty (30) days prior written notice to Landlord. (c) Tenant shall not carry any stock of goods or do anything in or about the Premises which will in any way increase the insurance rates on the Premises, the Building and/or the Shopping Center. Any such increase shall be paid by Tenant to Landlord within thirty (30) days after written demand therefor. 12 L~. _ __~"' ~. ,--,,,~, ,~ 0 . $:'.; "I~ - I ...1 ~ -~ , "'~ ' ~ << ;';;ii~ (d) All casualty coverage insurance carried by Landlord or Tenant shall provide for waiver of subrogation against Landlord, Tenant and other tenants in the Shopping Center on the part of the insurance carrier. Evidence of the existence of such waiver shall be furnished by either party to the other party on request. SIGNS Section 16. Prior to opening for pusiness, Tenant shall install an identification sign for the Premises at its cost and expense. which sign shall comply with Bxhibit I"FIt. Tenant shall not erect or install any other signs except as expressly permitted by Landlord. All permitted signs shall comply with the terms and provisions of Exhibit "FlI and all requirements of appropriate governmental authorities. All necessary permit~ or licenses shall be obtained by Tenant. Tenant shall maintain all permitted signs in good condition and repair at all times and shall save Landlord harmless from any injury to person or property arising from the erection and maintenance of said signs. Upon vacating the Premises, Tenant shall ,remove all signs and repair all damage caused by such removal. ASSIGNMENT AND SUBLETTING Section 17. (a) Neither this Lease nor any or all interest herein shall be sold, mortgaged, pledged, encumbered, assigned, transferred, or otherwise disposed of in any manner by Tenant, voluntarily or involuntarily, by operation of law, or otherwise, nor shall the Premises or any part thereof be sublet, used, or occupied for the conduct of any business by any third person, firm, or corporation or for any purpose other than herein authorized, except with the prior written consent of Landlord, which consent Landlord may grant or withhold in its sole discretion. A sale or sales of fifty percent (50%) or more of the capital stock of Tenant (if Tenant is a corporation) or of the interest in capital, profits, or losses of Tenant (if Tenant is a partnership) shall be deemed to be a prohibited assignment of this Lease within the meaning of this Sectio~. In the event Tenant desires to sublet the Premises, or any portion thereof, or assign this lease, Tenant shall give written notice thereof to Landlord at least ninety (90) days but not more than one hundred eighty (180) days prior to the proposed commencement date of such subletting or assignment, which notice shall set fort~ the name of the proposed subtenant or assignee. the relevant terms of any sublease or. assignment and copies of financial reports and other relevant financial information on the proposed subtenant or assignee. Notwithstanding any permitted assignment or subletting, Tenant shall at all times remain directly and primarily liable for the payment of the rent herein specified and for compliance with all of its other obligations under this Lease. Upon the occurrence of a default under Section 20 of this Lease, which is not cured within the applicable grace period, if the Premises or any part thereof are then sublet, Landlord, in addition to any other remedies provided herein or by law, may collect directly from such subtenant all rents due and becoming due to Tenant under such sublease and apply such rent against any sums due to Landlord from Tenant hereunder. No such collection directly from an assignee or subtenant shall be construed to constitute a novation or a release of Tenant from the further perfonnance of Tenant's Obligations hereunder. Any guaranty of Tenant's performance executed as consideration for this Lease shall remain in full force and effect before and after any such assignment or subletting. Landlord may require Tenant, and Tenant hereby agrees, to execute a guaranty of this Lease before Landlord consents to any such assignment or sublease and to cause the guarantor of Tenant's Lease to execute an acknowledgment of the assignment or sublease. (b) In addition to Landlord's right to consent to any subtenant or assignee, Landlord sNaIl have the option, in its sole discretion, in the event of any propos~d subletting or assignment, to terminate this Lease, or in thei case of a proposed subletting of 13 .-"" "~. ." < ,~ ' jll .1 ,~, ,o"u [ [t(,;;, less than the entire Premises r to recaptu:r::e, the porti,on of the Premises to be sublet, as of the date the suQletting or assignment is to be effect.ive. The option f?hal1 be exercised' by Landlord' 5 giving Tenant written notice thereof within thirty (30) days following La?dlord's receipt of T~nant's written not~ce as required above. If thlS Lease shall be terminated with respect to the entire Premises, the Term shall end on the date stated in Tenant's notice as the effective date of the sublease or assignment as if that date had been originally fixed in this lease for the expiration of the Term. If Landlord recaptures only a portion of, the Premises, the Annual Fixed ,Rent and Additional Rent during the unexpired Term shall abate, proportionately, ba~ed on the Annual Fixed Rent and Additional Rent due as of the date immediately prior to such recapture and Percentage Rent ,shall be calculated using the adjusted Annual Fixed Rent. Tenant shall, at Tenant's own cost and expense, discharge in full any outstanding commission Obligation with respect to this Lease and any commissions which may be owing as a result of any proposed, assignment or subletting, whether or not the ,Premises are rented by Landlord to the proposed tenant or any other tenant. (c) Consent by Landlord to any assignment or subletting shall not include consent on a subsequent assignment"' or subletting of the Premises by Tenant or its assignee or sublessee or the consent to the assignment or transferring of any Lease renewal option rights, space option rights or other special privileges granted to Tenant hereunder (and such options, rights or privileges shall terminate upon such assignment or subletting), unless Landlord specifically grants in writing such options, rights or privileges to assignee or subtenant. Any sale assignment I mortgage. transfer of this Lease or subletting which does not comply with the provisions of this Section shall be void. (d) Notwitl1.standing Landlord's consent, in the event that Tenant sells, sublets, assigns, or transfers this Lease and at any time receives. periodic rent and/or other consideration which exceeds that which"Tenant would: at: that time,be obligated to pay t'o Landlord, Tenant shall pay to Landlord 100% 6f' 'the gross increase in such rent as such rent is received by Tenant and' 100% :':of any other consideration received by Tenant from such subtenant 'or such assignee. (e) Should Landlord consent to an assignment or sublease of this Lease, Tenant, its proposed assignee or subtenant and Landlord shall execute an agreement prep~red by or acceptable to Landlord wherein the proposed assignee or subtenant agrees 'to be bound by the terms and conditions of this Lease, and Tenant will pay to Landlord on demand a sum equal to all of Landlord's costs, including reasonable attorneys' fees, incurred in connection with such assignment, sublease or transfer. REPAIR AFTER CASUALTY Section 18. (a) (i.) Tenant shall immediately give written notice to Landlord of any damages caused to the Premises by fire or othe~ casualty. If the Premises shall be destroyed or so injured, due to any cause, as to be unfit, in whole or in part, for occupancy. and such destruction or injury could reasonably be repaired within nine (9) months from the receipt of insurance proceeds covering such destruction or injury, then Tenant shall not be entitled to surrender possession of the Premises, nor, except as hereinafter provided, shall Tenant's liability to pay .rent under this Lease cease without the mutual consent of the part1es hereto. In the case of any such destruction or injury, Landlord shall repair all structural portions of the Premises with all reasonable speed and shall complete sucn repairs within nine (9) months from the receipt of such insurance proceeds. Notwithstanding the foregoing, Landlord shall not be required to expend any amount in excess of the net insurance proceeds for :such repairs. pnless' such damage is the result of the negligence or willful misconduct of Tenant or its 14 ,,-' "j " - ,-,_.. ,~, ,-~' 111.( ~.l ,I' ,,- ~I. ~I"" , agents, employees or invitE.es, if during such period Tenant shall be deprived of the use of all or any porti'on cf the Premises '.:a proportionate adjustment i.n the Annual 'Fixed Rent:. .and Ad.ditio~al Rent shall be made corresp.:mding to the time during wnich, and the portion of the Premises of which, Tenant:. shall be so deprived and Percentage Rent shall be calculated using the adjusted Annual fi'ixed Rent. Tenant shall, within sixty (60) days after completion of Landlord's work,. complete all. ,wor~ t.o cue Premises (without any allowance from Llandlord) necessary, to restore the Premises to their condition on the date Tenant opened tor business t.o the public. (ii) If such destruction 0:>:" injury to the Premises cannot reasonably be repaired within nine (9) U1ontho from the receipt of insurance proceeds covering such dest.r'u.ctioll or injury, or if the net insurance proceeds a.vailable fOt' such repai.rs are not sufficient in Landlord's reasonable determination, Landlord shall notify Tenant within ninety (90) days after the occurrence of such destruction. or injury ~vhether or not. Landlord will repair or rebuild. If Landlord elf~cts not to repair or rebuild, this Lease shall be t€l:minated. If Landlord shall elect to repair or rebuild, Landlord shall notify Tenant of t.he time within which such repairs or .reconstruction will be completed, and Tenant shall have the option, within thirty; .(30) days after the receipt of such notice, to elect by writt'en' notice to Landlord to either t.erminate this Lease and any fur.ther liability hereunder, or to' extend' the Term by a period of t:ime equi val enl: to the t. ime from the ocqurrence of such destruction or injury until the Premises are 'res.tored to their former condition. In the event 'Teni'int elects t.o exte!ld-"the Term, Landlord shall l.-estore ttle st.ructural portions of' 'the Premises to their former condit.ion within the time specified in said notice, Tenan.t. shall complete the \'lork required of Tenant. pursuant to parag.raph (i) above within s"i,.xty (60) days af.t;er complet.-iDl1 of Landlord's work" ,..and Tenant: snall not. be. 'liable' to. pay, t.he Annual Fixed Ren.t .and. Additional Rent for tbe period from the occurrence of such dest:J:ucti.on 01.- in~jul.'Y until the structural portions of the Premises Rre'. S'O .rest.erred by: Ilandlord and";il1ercentage' Rent shdll be calculated .us:,i.ng, "I:he: ,adjust.ed }ml1uaJ. Fixe.d Rent. (b) In addition to all lights to cancf:H or t'erminate this I...ease given to the par.t,iea in Sect.1sLtL18 (al:--:.!\ereof, (aa) if fifty percent (50%) o:!::' lltm:.-e of the gross leasable area of the Shopping Center:;' is destroyed or damaged, regardless of whether or not the Premises shall be affected by such damage .or destruct:ion, Landlord shall have the right to cancel and ten:ninate this Lease as of the date of such damage or destruction by giving notice thereof to Tenant within ninety (90) days after the date o:E" such damage or destruction and (bb) if Lhe Premises are, destroyed or damaged during the last two (2) years of the Term to the extent of fifty percent (50%) or more of: the total square feet of floor. area of the Premises, then either Landlord or Tenant shall have the right to cancel and terminate this Lease as of the date of such damage or destruction by gb,dng notice thereof yJitl1in thirty (30) days after the date of said damage or destruction. However, If subsection (aa) above does not apply and Tenant: shall, within .thirty (30) days following recei.pt of Itandlord's notice of. cancellation pursuant to {bb) above, give Landlord notice of its intention t.o renew the Lease for any additional option periods then available to it under the terms of this Lease, then the notice Of Landlord to terminate the Lease shall be of no force and effect and .a.ection 18 (a) tU or 18(a) (ii) hereof, as the case may be, 811<:l11 app11', If no additiona~_ option per.iods are then available' to Tor.ant, this Lease shall t.erminate on the date recite.d in such notice from Landlord. (c) NotT^,ithstandin~I anything. to the contrary contained in Sections 18 (a.tli.L JJl.La) {iJ..L Cl.ncl lJLLb..L hereof; Landlord may cancel this Lease. 'w~th no fu:ct.her 1 -La.bility to tenant. whatsoever in the event that following any damage, destruction, or injury to the Premises or the Buildi:lg, Landlo,d' s mortgagee elects to require Landlord to make advance J(ayments l,lpon or for any indebtedness secured by a mortgage on .the ,Shopping Center or any portion 15 ~:N' ;'"" .N' ~'".. " ,~. :~.,-."",.,' 00,.'1", 1'- '.,...',.,..,.......J ,<" ,.", o.ti.., IJ thereof. (d) In the event of any insurance claim against any of Landlord's insurance policies, Landlord shall have the right to recover from Tenant Tenant's Proportionate Share of the amount of any.deductible or other loss not reimbursed to Landlord by proceeds of lnsurance. CONDEMNATION Section 19. (a) In the event the entire Premises shall be taken by condemnation or right of eminent domain, this Lease shall terminate as of the day possession shall be taken by the taking authority and Landlord and Tenant shall be released from any further liability hereunder. In the event only a portion of the Premises shall be taken by condemnation or right of eminent domain and the portion so taken renders the balance unsuitable for the purpose of this Lease, either Landlord or Tenant shall be entitled to terminate this Lease, such termination to become effective as of the day possession of the Premises shall be taken, provided notice of such termination is given within thirty (30) days after the date of notice of such taking. If, in such case, this Lease is not terminated, Landlord agrees to restore the Premises with reasonable speed to an architectural unit as nearly like its condition prior to such taking as shall be practicable. If during and(or after the work of restoration, Tenant shall be deprived of the use of all or any portion of the Premises, a proportionate adjustment in the Annual Fixed Rent and Additional Rent shall be made corresponding to the time during which and the portion of the Premises of which Tenant is so deprived and Percentage Rent shall be calculated using the adjusted Annual Fixed Rent in the formula specified in Section ~ hereof. (b) All damages awarded in connection with the taking of . the Premises, whether allowed as compensation for diminution in value to the 'leasehold, to the reversion and fee of the Premises, to Tenant's leasehold improvements or otherwise, shall belong to Landlord. Notwithstanding the foregoing, Tenant shall be entitled to make a separate claim to the condemning authority for damage to merchandise and fixtures, removal and reinstallation costs, and moving expenses. (c) Notwithstanding anything to the contrary contained in Sections 19(a) and 1.2..l.Ql hereof. Landlord may cancel this Lease with no further liability to Tenant whatsoever in the event that (a) fifty percent (50%) or more of the gross leasable area of the Shopping Center is taken by condemnation or right of eminent domain, or (b) following any taking of the Premises or the Building by condemnation or right of eminent domain, Landlord's mortgagee elects to require Landlord to make advance payments upon or for any indebtedness secured by a mortgage on the Shopping Center or any portion thereof. LANDLORD'S REMEDIES UPON DEFAULT Section 20. (a) If, at any time after the Commencement Date: (i) Tenant shall be in default in the payment of rent or other sums of money required to be paid by Tenant, or in the performance of any of the covenants, terms, conditions, provisions, rules and regulations of this Lease, and Tenant shall fail to remedy such default within ten (10) days of the date when due in the event the default is as to payment of any sums of money, or, except as provided in subsection (ii) below, within twenty (20) days after receipt of written notice thereof if the default relates to matters other than the payment of moneYi or (ii) Landlord shall have an ffildit made for any year in accordance with Section S(b) above and the Gross Sales shown by Tenant's statement of Gross Sales for such year shall be found to 16 ., , . I . ~'-r~, ~~ J,' .,-.J be understated by more than three percent (3%); or (iii) Tenant becomes insolvent or makes an assignment for the benefit of creditors, or if any guarantor of Tenant shall become insQ.lvent or make an assignment for the benefit of creditors, or if a receiver shall be appointed, or if proceedings under the Bankruptcy Code shall be instituted by or against Tenant or any guarantor of this Lease and the same shall not be dismissed by the Court within ninety (90) days after being filed, or if any event shall happen which, aside from this provision, would cause any assignment or devolution of Tenant's interest or occupancy hereunder by operation of law; then if any of the circumstances described in (i), (ii) or (iii) above should occur, Landlord may, in addition to all other remedies given to Landlord in law or in equity I by written notice to Tenant. terminate this Lease or without terminating this Lease reenter the Premises by sununary proceedings or otherwise and, in any event, dispossess the Tenant, it being the understanding and agreement of the parties that under no circumstances is this Lease to be an asset for Tenant's creditors by operation of law or otherwise. In the event of such reentry Landlord may, but need not, relet the Premises or any part thereof for such rent and upon such terms as Landlord, in its sole discretion, shall determine (including the right to relet the Premises for a greater or lesser term than that remaining under this Lease, the right to relet the Premises as a part of a larger area, and the right to change the character or use made of the Premises). If Landlord decides to relet the premises or a duty to relet is imposed upon Landlord by law, Landlord and Tenant agree ,that Landlord shall only be required to use the same efforts Landlord then uses to lease other properties Landlord owns or manages (or if the Premises is then managed for Landlord, then Landlord will instruct such manager to use the same efforts such 'manager then uses to lease other space or properties which it owns or manages); orovided, however, that Landlord (or its manager) shall not be required to give any preference or priority to the Showing or leasing of the Premises over any other space that Landlord (or its manager) may be leasing or have available and may place a suitable prospective tenant in any such available space regardless of when such alternative space becomes available; provided, further, that Landlord shall not be required to observe any instruction given by Tenant about such reletting or accept any tenant offered by Tenant unless such offered tenant has a creditworthiness acceptable to Landlord, leases the entire Premises, agrees to use the Premises in a manner consistent with this Lease and leases the Premises at the same rent, for no more than the Term and on the same other terms and conditions as in this Lease without the expenditure by Landlord for tenant improvements or broker's commissions. In any such case, Landlord may, but shall not be required to, make repairs, alterations and additions in or to the Premises and redecorate the same to the extent Landlord deems necessary or desirable, and Tenant shall, upon demand, pay the cost thereof, together with Landlord's expenses of reletting, including, without limitation, any broker's commission incurred by Landlord. In the event of a reletting, Landlord may apply the rent therefrom first to the payment of Landlord's expenses, including attorneys' fees incurred by reason of Tenant's default and the expense of reletting (including, without limitation, repairs, renovation or alteration of the Premises) and then to the amount of rent and all other sums due from Tenant hereunder, Tenant remaining liable for any deficiency. Any and all deficiencies shall be payable by Tenant monthly on the date herein provided for the payment of Monthly Installments of Fixed Rent. In determining the deficiencies and rent which would be payable by Tenant hereunder subsequent to default, the annual rent for each Lease Year of the unexpired portion of the Term shall be equal to th~.average Annual Fixed Rent and Percentage Rent paid by Tenant from the commencement of the Term to the time of default, or during the preceding three (3) full calendar years, whichever is shorter. (b) No termination of this Lease or any taking or 17 -, ,-,- =. .l1lJi~""J!,~_ II . 'to, recovery of possession of the Pr~mises shall deprive Landlord of any of its remedies or rights of action against Tenant" and Tenant shall remain liable for all pas~ or future rent, including all Additional Rent, taxes, insurance premiums. and other] charges and rent payable by Tenant under this Lease, during the 'Term. In no event shall the bringing of any action for rent or oth~r default be construed as a waiver of the right to obtain possession of the Premises. I (c) If suit shall be brought for recovery of possession of the Premises, for the recovery of rent, or for any bther amount due under the terms and provisions of this Lease, or because of the breach of any other covenant herein contained on t.he part. of Tenant, and a breach shall be established, Tenant shall pay to Landlord all expenses incurred therefor, including reasonable attorneys' fees. (d) WHEN THIS LEASE AND ITS TERM SHALL HAVE BEEN TERMINATED ON ACCOUNT OF ANY DEFAULT HEREUNDER AND ALSO WHEN THE TERM HEREBY CREATED SHALL HAVE EXPIRED, IT SHALL BE LAWFUL FOR ANY ATTORNEY OF ANY COURT OF RECORD TO APPEAR AS ATTORNEY FOR TENANT AS WELL AS FOR ALL PERSONS CLAIMING BY, THROUGH OR UNDER TENANT AND TO SIGN AN AGREEMENT FOR ENTERING IN ANY COMPETENT COURT AN AMICABLE ACTION IN EJECTMENT AGAINST TENANT AND ALL PERSONS CLAIMING BY, THROUGH OR UNDER TENM{T AND TO THEREIN CONFESS JUDGMENT FOR THE RECOVERY BY LANDLORD OF POSSESSION OF THE DEMISED PREMISES TOGETHER WITH COSTS OF SUIT AND REASONABLE ATTORNEYS FEES OF NOT LESS THAN ONE THOUSAND DOLLARS, FOR WHICH THIS LEASE SHALL BE SUFFICIENT WARRANT. THEREUPON, IF LANDLORD SO DESIRES, AN APPROPRIATE WRIT OF POSSESSION MAY ISSUE FORTHWITH, WITHOUT ANY PRIOR WRIT OR PROCEEDING Wlu\TSOEVER, PROVIDED THAT IF FOR ANY REASO~ AFTER SUCH ACTION SHALL HAVE BEEN COMMENCED IT SHALL BE DETERMINED THAT POSSESSION OF THE DEMISED PREMISES SHOULD REMAIN IN ORr BE RESTORED TO TENANT, LANDLORD SHALL HAVE THE RIGHT FOR THE. SAME DEFAULT AND UPON ,ANY SUBSEQUENT DEFAULT OR DEF'AUI,TS, OR UPON THE TE)'.MINATION OF THIS LEASE OR OF TENAI'T'S RIGHT OF POSSESSION AS HEREiNBEFORE SET FORTH, TO BRING ONE OR MORE FURTHER AMICABLE ACTION OR ACTIONS AS HEREINBEFORE SET FORTH, TO RECOVER POSSESSION OF :rHE DEMISED PREMISES.AND TO CONFESS JUDGMENT fOR THE REC0VERY OF POSSESSION OF THE DEMISED PREMISES AS HEREINBEFORE PROVIDED. NOTWITHSTANDING ANYTHING CONTAINED IN THIS LEAS~ TO THE CC/NTRARY, TIlE RIGHT OF LANDLORD TO INITIATE AN AMIC~~LE ACTION OF EJECTMgNT AS SPECIFIED ABOVE SHALL NOT PRECLUDE OR LIMITr LANDLORD'S RIGHT TO'INITIATE AN AMICABLE ACTION FOR RENT. IN THE EVENT OF DEFAULT HEREUNDER AND ALSO WHEN THE TERM HEREBY CREATED SHALL HAVE EXPIRED, IT SHALL BE LAWFUL FOR ANY ATTORNEY OF ANY COURT OF RECGRD TO APPEAR AS ATTORNEY FOR TENANT AS WELL AS FOR ALL PERSONS CLAIMING BY, THROUGH OR UNDER TENANT AND TO SIGN AN AGREEMENT FOR ENTERING IN ANY COMPETENT COURT AN AMICABLE ACTION AGAINST TENANT AND ALL PERSONS CLAIMING BY, THROUGH OR UNDER TENANT AND TO THEREIN CONFESS JUDGMENT FOR DAMAGES FOR AMOUNTS DUE HEREUNDER TOGETHER WITH COSTS OF SUIT AND ATTORNEYS FEES OF FIVE PERCENT OF THE AMOUNT CLAIMED, FOR WHICH THIS LEASE SHALL BE SUFFICIENT WARRANT. THEREUPON, IF LANDLORD SO DESIRES, AI, APPROPRIATE WRIT OF EXECUTION MAY ISSUE FORTHWITH, WITHOUT ANY PRIOR WRIT OR PROCEEDING WHATSOEVER, PROVIDED THAT IF FOR ANY REASON AFTER SUCH ACTION SHALL HAVE BEEN COMMENCED LANDLORD SHALL HAVE THE RIGHT FOR THE SAME DEFAULT AND UPON ANY SUBSEQUENT DEFAULT OR DEFAULTS, OR UPON THE TERMINATION OF THIS LEASE OR OF TENANT'S RIGHTS AS HEREINBEFORE SET FORTH, TO BRING ONE OR MORE FURTHER ACTION OR ACTIONS AS HEREINBEFORE SET FORTH, AND TO CONFESS JUDGMENT AS HEREINBEFORE PROVIDED. NOTWITHSTANDING ANYTHING CONTAINED IN THIS LEASE TO THE CONTRARY, THE RIGHT OF LANDLORD TO INITIATE AN ACTION AS SPECIFIED ABOVE SHALL NOT PRECLUDE OR LIMIT LANDLORD'S RIGHT TO INITIATE ANY OTHER ACTION, (e) In any amicable action of ejectment or for rent and other sums, Landlord shall first cause to be filed in such action an affidavit made by Landlord or someone acting for Landlord, 18 .__.1 _ _ _ - J. setting forth the facts necessary to authorize the entry of judgment and if a true copy of this Lease (and of the truth of the copy such affidavit shall be sufficient evidence) shall be filed in such suit, action or actions, it shall not be necessary to file the original as a warrant of attorney, any rule of court, custom or practice to the contrary notwithstanding. (f) Tenant expressly waives: (i) The right to delay execution on any real estate that may be levied upon t.o collect any amount which may become due under the terms and conditions of this Lease and any right to have the same appraised. Tenant authorizes the prothonotary or Clerk to enter a writ of execution or other process upon Tenant's voluntary waiver and further agrees that said real estate may be sold on a writ of execution or other process. (ii) Tenant Act thereto. All rights under the Pennsylvania Landlord and of 1951 and all supplements and amendments (iii) The right t.o t.hree (3) mont.hs and fift.een (15) or thirty (30) days' notice required under certain circumstances by the Pennsylvania Landlord and Tenant Act of 1951, Tenant hereby agreeing that the respective notice periods provided for i,n this Lease shall be sufficient in either or any such case. (g) The parties hereto shall, and t.hey hereby do, waive trial by jury in any action, proceeding, or counterclaim brought by either of the parties against the other on any matters whatsoever arising out of, or in any way connected with/ this Lease, the relationship of Landlord and Tenant, Tenant's use or occupancy of the Pre~ises, and/or any claim of injury or damage arising out of the Premises/ the Building, or the Shopping Center. (h) All rights and remedies provided herein or otherwise existing at law or in equity are cumulative, and the exercise of one or more rights or remedies by either party shall not preclude or waive its right to the exercise of any or all of the others. DISCHARGE OF LIRNS Section 21. (a) The Tenant shall not cause, suffer, or permit the Premises, Building, or the Shopping Center to be" encumbered by any liens of mechanic's, laborers, or materialmen, any security interests, or any other liens. Tenant shall, whenever and as often as any such liens are filed against the Premises, the Building, or the Shopping Center and are purported to be for labor or material furnished or to be furnished to Tenant, discharge without demand by Landlord the same of record within ten (lO} days after the date of filing by payment, bonding or otherwise, as provided by law. Tenant shall, upon reasonable notice and request in writing from Landlord, also defend against Landlord, at Tenant's sole cost and expense, any action, suit/ or proceeding which may be brought on or for the enforcement of any such lien and shall pay any damages and satisfy i;\nd discharge any judgments entered in such action, suit, or proceeding and shall save 'harmless Landlord from any liability, claim, or damages resulting therefrom. In default of Tenant procuring the discharge of any such lien, Landlord may, without further notice, procure the discharge thereof by bonding or payment or otherwise, and all costs and expenses which Landlord may incur in obt.aining such discharge shall be paid by Tenant. as Addit.ional Rent wit.hin t.en (10) days of any demand t.herefor. (b) Nothing in this Lease, nor any approval by Landlord of any of Tenant's alterations or contractors~ shall be deemed or construed in any way as constituting consent by Landlord for the 19 - ',01 ~~ i1,,,,,1 '- ".I.l~, ._~ ....1 1 . -~ =, ''"'''h"~",~_,,,<, making of any alterations or additions by Tenant, or constituting a request by Landlord, expressed or implied. to any contractor, subcontractor, laborer or materialman for the performance of any labor or the furnishing of any materials for the use or benefit of Landlord. LIABILITY OF LANDLORD Section,2~. If Landlord shall fail to perform any covenant, term, or cond1t1on of this Leasel and if Tenant shall recover a money judgment against Landlord, such judgment shall be satisfied only out of the proceeds of sale received upon execution of such judgment and levy thereon against the right, title, and interest of Landlord in the Shopping Center as the same may then be encumbered and neither Landlord nor any of its partners shall be liable for any deficiency. It is understood that in no event shall Tenant have any right to levy execution against any property of Landlord other than its interest in the Shopping Center. Such right of execution shall be s~bordinate and subject to any mortgage or other encumbrance upon the Shopping Center. RIGHTS OF LANDLORD Section 23. (a) Landlord shall have the right, but not the duty, at all reasonable times, by itself or through its duly authorized 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 thereof, or to show the Premises or t'he Building to lenders or to prospective purchasers or tenants. (b) If Tenant shall fail to fulfill any of its obligations hereunder, La.ndlord shall have the right to fulfill such obligation and any amounts so paid by Landlord are agreed and declared to be "Additional Rent" due and payable to Landlord from Tenant with the next installment of Monthly Installment of Fixed Rent due thereafter under this Lease. Any such amounts which shall be paid by Landlord on behalf of Tenant shall bear interest from the date so paid by Landlord at the rate of eighteen percent (18%) per annum or at the prime rate' of interest then being charged by Chase Manhattan Bank N.A., a national banking association, whichever is higher provided that in no event shall such rate to be charged Tenant exceed the rate otherwise permitted by law. te) All rights of Landlord hereunder shall be deemed to accrue to the benefit of Landlord's mortgagee I if any. SUBORDINATION TO MORTGAGE Section 24. (a) Tenant understands I acknowledges and agrees that this Lease is and shall be subordinate to any mortgage, ground lease or other lien or restriction of record now existing or hereafter placed on or affecting the Premises, the Building, or the Shopping Center I or any part thereof, and to any renewals I refinancing or extensions thereof and to all advances made or hereafter to be made upon the security thereof. This subordination provision shall be self-operative and no further instrument of subordination shall be required by any mortgagee or lender. However, Landlord is hereby irrevocably vested with full power and authority to subordinate this Lease to any mortgage or other lien now existing or hereafter placed upon the Premises, the Buildingl or the Shopping Center as a whole. Further, Tenant agrees I upon the demand or request of any party in interest, to execute promptly such further instruments or certificates as may be necessary to carry out the intent of this Section. (b) Notwithstanding the provisions of Section 24 (a) hereof, any mortgagee may at any time subordinate the lien of its mortgage to the operation and effect of this Lease without obtaining Tenant1s consent thereto I by giving the Tenant written 20 ,., .. ~' l-.I -~",.""", notice thereof, in which event this Lease shall be deemed to be senior to such mortgage without regard to their respective dates of execution, delivery, and/or recordation among the land records of the county in which the Shopping Center is located, and thereafter such mortgagee shall have the same rights as to this Lease as it would have had, were this Lease executed and delivered before the execution of such mortgage. (c) Tenant shall, within ten (10) days from request by Landlord, execute and deliver to such persons as Landlord shall specify a statement in recordable form certifying that this Lease is unmodified and in full force and effect (or, if there have been modifications, that the same is in full force and effect as so modified), stating the dates to which rent and other charges payable under this Lease have been paid, stating that Landlord is not in default hereunder (or, if Tenant alleges a default, stating the nature of such alleged default) and further stating such other matters as Landlord or its mortgagee(s) or proposed purchaser(s) shall reasonably require. (d) In the event any proceedings are brought for foreclosure or in the event of the exercise of the power of sale under any mortgage or deed of trust, Tenant shall attorn to the purchaser in any such foreclosure or sale and recognize such purchaser as landlord under this Lease. NO WAIVER BY LANDLORD Section 25. No waiver of any of the terms, covenants, provisions, conditions, rules, and regulations imposed by this Lease, and no waiver of any legal or equitable relief or remedy, shall be implied by the failure of Landlord to assert any rights, declare any forfeiture, or for any other reason. No waiver of any of said terms, provisions, covenants, conditions, rules, and regulations shall be valid unless it shall be in writing signed by Landlord. No wai ver by Landlord or forgiveness of performance by Landlord in respect to one or more tenants of the Building shall constitute a waiver or f.orgiveness of performance in respect to Tenant. VACATION OF PREMISES Section 26. Tenant shall deliver and surrender to Landlord possession of the premises (including all of Tenant's permanent work upon and to the Premises, all replacements thereof, and all fixtures permanently attached to the Premises during the Term} immediately upon the expiration of the Term or the termination of this Lease in any other way in as good condition and repair as the same were on the Commencement Date (loss by any insured casualty and ordinary wear and tear only excepted) and deliver the keys at the office of Landlord or Landlord's agent; orovided, however, that upon Landlord's request made at least thirty (30) days prior to the end of the Term, or the date Tenant is otherwise required to vacate the Premises, Tenant shall remove all fixtures' and equipment affixed to the Premises by Tenant, and restore the premises to their condition on the Commencement Date (loss by any insured casualty and ordinary wear and tear only excepted), at Tenant's sole expense. Such removal shall be performed prior to the earlier of the end of the Term or the date Tenant is required to vacate the Premises. MEMORANDUM OF LEASE Section 27. Upon request by Landlord, Tenant hereby agrees to execute for recordation a memorandum of this Lease. RENT DEMAND Section 28. Every demand for rent wherever and whenever made shall have the same effect as if,m~de at the time it falls due and at the place of payment. After the service of any notice or commencement 21 . ~. HI.. ~_ " IL I ""'" of any suit, or final judgment therein, Landlord may receive and collect any ren~ due, and such collection or receipt shall neither operate as a walver of nor affect such notice, suit, or judgment. NOTICES Section 29. Any notices, requests, or consents required to be given by or on behalf of Landlord or Tenant shall be in writing and shall be sent overnight courier or by regist:ered or certified United States mail, return receipt requested, postage prepaid, adqressed to the parties hereto at the respective addresses set forth on the Reference Page, or at such other address as may be specified from time to time, in writing. Such notice shall be deemed given when it is deposited in an official United States Post Office, postage prepaid. Copies of all notices to Landlord shall be sent to: Lavipour & Company, Inc. 417 Fifth Avenue, Suite 1118 New York, NY 10016 APPLICABLE LAW AND CONSTRUCTION Section 30. The laws of the Commonwealth of Pennsylvania shall govern the validity, performance, interpretation, and enforcement of this Lease. The invalidity or unenforceability of any provision of this Lease shall not affect or impair any other provision. All negotiations, considerations, representations, and understandings between the parti.es are incorporated herein. This Lease may be modified or altered only by agreement in writing between the parties. Tenant shall have no right to quit the Premises or cancel or rescind this Lease except as expressly granted herein. This Lease has been negotiated by Landlord and Tenant and this Leasel together with all of the terms and provisions hereof, shall not be deemed to have been prepared by either Landlord or Tenant, but by both equally. If any provision of this Lease is held to be invalJd or unenforceable, the validity and enforceability of the remainder of this Lease shall not be affected thereby. FORCE MAJEURE Section 31. In the event that either party hereto shall be delayed, hindered in, or prevented from performing any act required hereunder by reason of strikes, lockouts, inability to procure materials, failure of power, restrictive governmental laws or regulations, ri.ots, insurrection, war, or any other reason of a like nature not the fault of the party delayed in performing such act, then performance of such act shall be excused for the periOd of the delay and the period allowed for the performance of such act shall be extended for a period equivalent to the period of such delay. Notwithstanding anything contained herein to the contrary, Tenant shall not be excused from the payment of rent or other sums of money which may become due under the terms of this Lease. LANDLORD'S LIEN Section 32. (a) Tenant hereby grants to Landlord a lien and security interest on all property of Tenant now or hereafter placed in or upon the Premises, and such property shall be and remain subject to such lien and security interest of Landlord for payment of all rent and other sums agreed to be paid by Tenant herein. Landlord'S lien, however, shall not be superior to a lien from a lending institution, supplier or leasing company, if such lending institution, supplier or leasing company has a perfected security interest in the equipment r furniture or other tangible personal property which originated in a transaction whereby Tenant acquired same. (b) The provisions of this Section relating to such lien 22 -.1-- - II - _"';'!,1~f.:;:"; and security interest shall constitute a security agreement under and subject to the Uniform Commercial Code of the state wherein the Shopping Center is located, so that Landlord shall have and may enforce a security interest on all property of Tenant now or hereafter placed in or on the Premises, in addition to and cumulative of Landlord's liens and rights provided by law or by the other terms and provisions of this Lease. {c} Tenant agrees to execute as debtor such financing statement or statements and such other documents as Landlord may now or hereafter request in order to protect or further perfect Landlord's s'ecurity interest.. Notwithstanding the above, Landlord shall neither sell nor withhold from Tenant Tenant's business records. OUIET ENJOYMENT Section 33. Landlord hereby covenants and agrees that if Tenant shall perform all of the covenants and agreements herein stipulated to be performed by Tenant, Tenant shall at all times during the continuance hereof have peaceable and quiet enjoyment and possession of the Premises without any manner of let or hindrance from Landlord or any person or persons claiming by, through, or under Landlord, subject, always, to the terms and provisions Of this Lease. HOLDING OVER Section 34. If at the expiration of the Term or any renewal thereof Tenant continues to occupy the Premises, such holding over shall not constitute a renewal of this Lease, but Tenant shall be a tenant from month to month upon all of the terms, provisions, covenants, a.nd agreements hereof, except that Landlord may, in its sole discretion, increase the amount of the Annual Fixed Rent thereafter due hereunder to an amount equal to 200% of the Annual Fixed Rent being paid-immediately prior to such expirations. BROKERS Section 35. Tenant represents and warrants that it has not dealt with any real estate broker other than the real estate broker(s) listed on the Reference Page in connection with this Lease. Landlord shall pay any commission or fee due such broker(s) as a result of this Lease. Tenant agrees to indemnify Landlord against, and hold it harmless from, all liabilities arising from any claim resulting from its having dealt with any other broker in connection with this Lease. CAPTIONS Section 36. All paragraph titles or captions contained in this Lease are for convenience only and shall not be deemed part of the context of this Lease. VARIATION IN PRONOUNS Section 37. All of the terms and words used in this Lease, regardless of the number and gender in which they are used, shall be deemed and construed to include any other number or gender, as the context or sense of this Lease or any paragraph or clause herein may require, as if such terms and words had been fully and properly written in the appropriate number and gender. LENDERS' APPROVAL Section 38. Notwithstanding anything contained herein to the contrary, Landlord's obligations and Tenant's rights under this Lease are conditioned upon its approval by Landlord's construction lender and permanent lender.. In the event Landlord is unable to obtain such approvals, Landlord shall notify Tenant of the basis 23 .J I ~ - . -~'j..I!;l!@Ii;!.i/ii;"":"'n therefor and Tenant shall have thirty (30) days in which to agree t.o any changes requested by such lender in order to make the within Lease acceptable to it. In the event Tenant fails to agree to any such changes within said thirty (30) day period, Landlord may terminate this Lease within thirty (30) days thereafter. In such event, both parties shall be released from any further liability under this Lease. SECURITY DEPOSIT Section 39. The Security Deposit shall be held by Landlord without liability for interest and as security for the performance by Tenant of Tenant's covenants and obligations under this Lease, it being expressly understood that the Security Deposit shall not be considered an advance payment of rental or a measure of Tenant's damages in case of default by Tenant. The Security Deposit shall be paid to Landlord upon execution of this Lease. Landlord may, in its sole discretion, from time to time without prejUdice to any other remedy, use the Security Deposit to the extent necessary to make good any default under this Lease or to satisfy any other covenant or obligation of Tenant hereunder; nrovided, however I that no portion of the Security Deposit shall be applied towards payment of the last month's rent hereunder without the prior written consent of the Landlord's mortgagee. Following any such ,application of the Sec~rity Deposit, Tenant shall pay to Landlord on demand the amount so applied in order to restore the Security Deposit to its original amount. If Tenant is not in default at the termination of this Lease, the balance of the Security Deposit remaining after any such application shall be returned by Landlord to Tenant after deduction therefrom any unpaid obligation of the Tenant to the Landlord as may arise under this Lease, including, without limitation, the obligation to restore the Premises pursuant to Section 26 hereof. If Landlord transfers its interest in the premises during the term of this Lease, Landlord may assign the Security Deposit to the transferee and thereafter Landlord shall have no further liability to Tenant for the return of such Security Deposit, and Tenant shall look solely to the transferee for return of such Security Deposit. NO INCOME PARTICIPATION Section 40. Neither Tenant nor any other person having an interest in the possession, use, occupancy or utilization of the Premises shall enter into any lease, sublease, license, concession or other agreement for use, occupancy or utilization of the Premises which provides for rental or other payment for such use, occupancy or utilization based in whole or in part on the net income or profits derived by any person from the Premises or portion thereof leased, used, occupied or utilized (other than an amount based on a fixed percentage or percentages of receipts or sales), and that any such purported lease, sublease, license, concession or other agreement shall be absolutely void and ineffective as a conveyance of any right or interest in the possession, use, occupancy or utilization of any part of the mortgaged Premises. HAZARDOUS SUBSTANCES Section 41. In addition to, and not in limitation of any other provision of this Lease, Tenant agrees not to generate, store, use treat or dispose of, nor to allow, suffer or permit the generation, storage, use, treatment or disposal of, any "hazardous waste" or "hazardous substance" (as those terms are defined in the Resource Conversation and Recovery Act, 42 U.S.C Sections 6901 et ~., as amended {URCRAU} or the Comprehensive Environmental Response I Compensation, and Liability Act, 42 D.S.C. Sections 9601 et ~'I as amended ("CERCLArJ), and any rules and regulations now or hereafter promulgated under either of such acts) or any pollutant or other contaminant on, in from or about the Premises or the Shopping Center, which hazardous material is prohibited or controlled by any federal, state or local -law, ordinance, rule or regulation now or hereafter in effect. Tenant shall and hereby does 24 ~, ~ .I-~....., I ~I indemnify and hold Landlord harm~ess from and against any and all loss, damages, expenses, fees, claims, costs and liabilities (including, but not limited to, attorneyE,l' fees and costs of litigation) arising out of or in any manner related to the "release" or "threatened releap8" off and for any clean-up responsibility imposed upon LandLord under 'any federal, state or local law, ordinance, rule or regulation, now or I1ereafter in effect, with respect to any "!hazardous 'waste" o~ "hazardous substance" {as those terms are defined in ReRA and CERtLA, and any rules and regulations now or hereafter promulgated thereunder), or any pollutant, or other contaminant on, in, from dr about the Premises or the Shopping Center o~ any portidn or portions thereof, which release or threatened release arises out of or is in any manner related to Tenant's use o~ occupancy,of the Premises. Notwithstanding anything contained herein talthe contrary, Landlord shall remain responsible for, and shall indemnify and save Tenant harmless from and against any and all liabil.ity, damages, losses, claims, 'suits and othe:c costs (including reasonabl'~ attorney's fees) arising out of, or connect,ed with the presence on, in, or under the Building of Premises, of any asbestos, PCBs, or any other hazardous substance or hazardous waste existing prior to the commencement of this Lease, or resulting from any cause other than Tenant's occupancy in, or use of, the Premises. BINDING EFFECT Section 42. The provisions of this Lease shall bind and inure to the benefit of Landlord ~nd Tenant, and their respective successors, legal representatives and permitted assigns, subject to the provisions of Section 17 hereinabove. Tenant shall be bound by any succeeding party of Landlord for all the terms, covenants and conditions hereof, provided that such succeeding party complies with its obligations as Landlord hereunder. IN WITNESS WHEREOF, intending to be legally bound hereby, the parties hereto have set tlrtr hands this ~ day of May, 1996, as to Landlord, and this l day of May, 1996, as to Tenant. LANDLORD: ~ Witness :"~Cl7 t Its: Vice President TENANT: PET AUTHORITY GROOMING CENTER BY:~?~~ C}~~::E ~~ THO S E. MC LE ~& .' RT W. STEELE 25 3_'. '~-~1I'1!llIiWi~'lh'_ -- STATE OF NEW YORK ) ) SS: COUNTY OF NEW YORK) ~, ~W>Ji! BEFORE ME, a notary public in and for said county and state, personally appeared David F. Lavipour, Vice President of Hampden Center, Inc., who acknowledged that, with due authority, he executed the foregoing instrument on behalf of said Hampden Center, Inc. and that the same is the free act and deed of said Hampden Center, Inc. and his free act and deed individually and as such Vice President. IN TESTIMONY WHEREOF, I have hereunto set my hand and official seal this 2(J day of May, 1996. ALBERT LOMBARDI NotBry PubliC, SIat(' 'A New York No.OllOfi032f152 Qua!lHed in RICMIOr'id CounlY-?/ Oommifitllon Elq)lJes Sopt. 6, 1 ~ ~~. Notary Public Commonwealth of Pennsylvania County of Dauphin On this, the ~ day of May, 1996, before me the undersigned officer, personally appeared THOMAS E. MCGINLEY and ROBERT W, STEELE, individually and on behalf of Pet Authority Grooming Center, known to me, (or satisfactorily proven) to be the person(s) whose names are subscribed to the within instrument, and acknowledge that they contained. IN WITNBSS WHBREOF, I hereunto set my hand and official seal. My commission expires: ~J__ Q '<<~ Notary Public (/ IlAllBARA J, KOllA MOTARV fUBUC OF NEW JERS~" M)lec.-0D~July6.IY9Y 26 ,- ,I", ^~ "'~"I''''!m~-' EXHIBIT A ALL THAT CERTAIN tract of ground in Hampden Township, Cumberland County, Pennsylvania, more particularly bounded and described as follows, to wit: BEGINNING at a point, said point being the intersection of the Eastern right of way line of Sporting Hill Road and the Northern right of way line of Pennsylvania Route 767 i thence along the Eastern right of way line of Sporting Hill Road, North 05 degrees 30 minutes 36 seconds West, a distance of 221.48 feet; thence along land now or formerly of Handy Markets, Inc., North 83 degrees 04 minutes 02 seconds East, a distance of 121.69 feet to a point, thence along lands now or formerly of Copenhaver, North 06 degrees 33 minutes 17 seconds East, a distance of 441.20 feet to a point; thence along the same lands now or formerly of Copenhaver, North 03 degrees 14 minutes 44 seconds West, a distance of 415.88 feet to a point, said point being on the Southern right of way line of U.s. Route 11, otherwise known as Carlisle Pike; thence along U.S. Route 11, North 86 degrees 36 minutes 37 seconds East, a distance of 1082.77 feet to a point; thence along lands now or formerly of Edwards House of Furniture and Clearview Farms, South 05 degrees 45 minutes 59 seconds East, a distance of 1173.92 feet to a point, said point being on the Northern right of why line of pennsylvania Route 767; thence along said right of way line, North 83 degrees 59 minutes 24 seconds West, a distance of 546.43 feet to a point i thence continuing along said right of way line along a curve to the right having a radius of 3079.36 feet, an arc length of 1237,06 feet, to a point, said point being the point of BEGINNING. SAID Parcel containing 31.963 acres. BRING Parcel No, 10-21-0279-052. UNDER AND SUBJECT to matters of Record. BEING the same premises which Sporting Hill Properties a Pennsylvania Limited Partnership, by Deed dated September 7, 1989 and recorded August 24, 1.990 in the Office for the Recording of Deeds in and for the County of Cumberland, Commonwealth of Pennsylvania, in Deed Book 8-34 page 106l granted and conveyed unto Provident National Bank, its Successors and Assigns, in fee. 27 ~.,.J~ , f ',.J. .1 ",' ~" - ~ llXIlIBI'j' "B" - DllSCRIPTION' OF HmMISES ,'-'--r-. 1;1:IIlJJl ~;O~ \;l~ ~ LJJ.t ~LL11rLttEtl 0' w The lJoulldaries and location of the Premi.ses, utilities, paved illgress, egress, etc., as showll on this site plan sets forth the general layout of the shopping center and s:hall not be a warranty or representation or agreement on the part' of Landlord that said shopp.lllq center will be exactly as indicated on this site plan. '~~~-'l ;l! !" 0 .. ') '" '" \J rooi'~ --- ~ n I'd ["\-1 ~z '" J ~;7:/ __I (1 , "~ '" 7i '" 1 G I.~ Q .. , rn - l N ~ ~ ~ ~ I ~ ~ ! Ii .:< ;; \: I S :~ lJ Q ~ C ;j )J '~ ~ ) Il> ~ I 0 -' ~ 0 n . ;; :t .,~ ~ 'U < ~ " ~ z fl 8 ~ tIT~11t -' '--- i -- ~ ~l;t.~fle:'fW.~ 3~- .. Q .-.J;S_. _ -s;L Ii,. i ""'<:L Cl ~ I I .. . ., .li "~!!!!E!!";I'I""Q~'O'OI"""""" I i~ !!'!~!I!!I!!::!I' 111!'I!ii'II!!!I~llii ~ ~' iiil!i!"lllllll!!i!i jiil\!'I;i;i-,i i!!;iij , I"t '1',1: It ,: 'I' iI i' I;" ; '"" .j I' tr '!.. ,r r ' I i~':'" 1 Ii 1 r. ~ r!; t e ! 'i; ~ ) i \ I !' 'i / ! .j ;i' !' I ,I. ,J I " avoU 11111 D,NIIUOdS 28 ~!!! I~ t!J iB:~ ,. , i g " : :' ~~ I ,I,..;it. , , " l..~..~~_._....__~ .2 , , , r I 1 Jl I I ~ ~ ~ ,. ~ -" '" '" ~ :.; /'Wl'lr:-S ORUGS In Inn ~ III .\ I , - """"'- ~ ~ """>1<":I.",,,~,,",, '! 'I ,} II ;1 I <1 ~ ~ '" ,.; 0 ~ .. ~ ~, ~ ., , , :: I 'j :1 ., 'I :\ " ;': " " " .~ I~ I.J, I~ . I ""","ili>_""~,,,'i EXHIBIT "e" LANDLORD'S WORK PREMISES WILL BE DELIVERED IN AN "AS IS" CONDITION. 29 I' ~ ,,",-I '"~~\ EXHIBIT "Dn TENANT'S WORK I . WORK BY TENANT A. GENERAL REOUIREMENTS: 1. APPROVALS: The Tenant shall submit to the Landlord and obtain full approval of all plans, specifications and work including all roof openings t signs, etc. Any damage done by Tenant shall be paid for by the Tenant. Landlord must approve any and all materials, equipment and fixtures which become a pennanent part of the structure. Tenant shall furnish Landlord with a list of all contractors Tenant intends to use to work in his premises. Landlord reserves the right to approve or disapprove of any and all of Tenant's contractors. All contractors engaged by Tenant as permitted by Landlord shall be bondable, license contractors, possessing good labor relations, capable of performing quality workmanship and working in harmony with Landlord's and ,other tenants' contractors on the job. All work shall be coordinated with the general project work. The design of all work and installation undertaken by Tenant shall be approved by the Landlord. All work undertaken shall be at the Tenant's expense and shall not damage or weaken the structural strength of the building or any part thereof, and shall be done in a first-class workmanlike manner and in accord with all applicable Federal, State, County and local municipal statutes, ordinances, regulations, laws and codes. All tenant construction shall be non-combustible, and no combustible materials of any nature will be permitted above the finished ceiling. PLANS: The Tenant shall delivev to the Landlord within twenty (20) days after the execution of this Lease, its plans and specifications for work within the leased space. PERMITS, INSPECTIONS, FEES, ETC., All work installed by Tenant shall be coordinated with and completed so as not to interfere with Landlord's construction schedule nor any other tenant's activities. Tenant shall secure and pay for any necessary building permits, inspections and fees. Prior to start of work, Tenant shall forward a copy of all required permits to the Landlord. 2. STOREFRONTS: Should Tenant desire an individualized storefront other than Landlord's standard, the additional cost of designing and constructing same shall be d~::me at the Tenant's expense. The following criteria shall apply for same. a. Materials, designs and color selections shall be subject to 'the prior approval of Landlord and Landlord's architect. 30 II ~I ~i<flY b. No portion of the storefront may protrude beyond the front line of the leased premises nor encroach in any manner into the covered sidewalk. c. No unfinished wall area will be permitted on the storefront. d. Storefront material shall be selected for durability and freedom from maintenance. e. Temporary storefront: If a Tenant's work is not completed within the time required by this Lease (or, in any event, is not completed on the grand opening date), Landlord may, at Tenant's expense, install a temporary storefront or barricade. 3. INSURANCES: Tenant shall secure, pay for and maintain, or cause its contractor(s) to secure, pay for and maintain, as the case may be, during the continuance of construction and fixturing work within the leased premises, Workman Compensation Employers Liability Insurance; Comprehensive General Liability Insurance (including Contractors Protective Liability); Owner's Protective Liability Insurance, insuring Tenant against any and all liability to third parties for damage due to bodily injury and property damage liability; and Tenant's Builder's Risk Insurance; and statutory Automobile Insurance. All of tp,e foregoing insurance policies shall be with an insurance company approved by Landlord and the insurance limits contained therein shall be acceptable to Landlord. In addition, the aforesaid Tenant's insurance policies -shall name Landlord, its Lender, its Architect and its General Contractor as an additional insured and Tenant' s contractor shall deliver necessary evidence of all of the foregoing policies to Landlord. NO WORK SHALL BEGIN UNTIL ALL INSURANCE CERTIFICATES ARE IN POSSESSION OF LANDLORD, 4. Each tenant shall be responsible for the cost of delivery and arranging all receipt and unloading of all materials and equipment pertaining to his work. 5. CLEANING OF PREMISES, The Tenant shall, at all times, keep the premises free from accumulations of waste materials and/or rubbish caused by his employees, workers, or contractors. Tenant shall maintain the premises in a clean and orderly condition during construction and merchandising. Tenant shall promptly remove all unused construction materials, equipment, shipping containers, packaging, debris, and flammable waste from the Shopping Center. Tenant shall contain all construction materials, equipment, fixtures, merchandise, shipping containers and debris within the premises. The cammon exterior areas of the Shopping Center shall be clear of Tenant's equipment, merchandise, fixtures, refuse and debris at all times. Trash storage within the premises shall be confined to covered metal contains. Tenant is responsible for the removal of all trash and debris from Tenant's premises. 31 '" 1-- -- ,J.L "......,,1. I"" ~"",~;k" 6, CERTIFICATE OF OCCUPANCY: The Tenant shall secure a Certificate of Occupancy from the jurisdictional authorities in sufficient time to allow Tenant to open the premises in accordance with the opening requirements of this ~ease. A copy of the Certificate of Occupancy shall be forwarded to the Landlord. 7. VIOLATIONS: In the event the Tenant is notified of any violationsiof codes, ordinance regulations, requirements or' guidelines either by the ]'urisdictional authorities or by tne LandJord , - , Tenant shall, at its expense. c9rrect such violations within, seven (7) calendar days after such notification~ B. ROOF OPENINGS: An~ proof opening required by the Tenant. will be performed by Landlord's roofing contractor at the, Tenant's expense. Such openings will include supporting structures, angles, curbs, flashings, ducts, : vents and grilles. Landlord may refuse to approve any openings which, in Landlord's jUdgement, exceed the capability of the structural system. i 9. LIENS: Tenant shall not pennit any mechanic's liens to attach to the leased Dremises or the Shopping Center development in which the premises are located on aC,count of any labor or materials furnished or supplied to the demised premises in connection with Tenant's Work. In the event that such a lien is attached, Tenant shall forthwith cause th~ same to ,be discharged or in lieu thereof furnish a :bond for the benefit of Landlord issued by a duly licensed surety company authorized to do business in the stkte the project is located, which by its terms indeIIUlifies and holds the Landlord harmless from the effects of such lien. In addition, Tenant s:hall provide Landlord with final waivers of lien, materialman certificates, affidavits and sworn statements from all tenant's contractors and suppliers within thirty days of completion of work. 10. LANDLORD'S RIGHT OF ACCESS TO PREMISES: Landlord, Landlord's agent, an independent contractor, or an authorized utilit~ company, as the Ci;lse may be, shall have the right, subject to Landlotd's written approval, to run utility lines, condu~ts or duct work, where necessary or desirable, through ceiling space, coluIIUl spade or other' parts of the demised premises and to repair, al ter, replace or remove the same, all in ajmanner wh~ch does not interfere unnecessarily with Tenant's use thereof. B_ ~ENERAL WORK: The Tenant of work at will furnish! and insta~l the its sole cost and expense: fOliowing items 1. Interior partitions within the leased areas, except for the toilet room walls. 2. Floor coverings. 3. Interior finishing of wall surfaces including priming, painting, staining and wall coverings, 32 .;;';1 II . .~ 4. Display window backs, display window floor, display window ceilings, and display window lighting fixtures and power for the same. 5. Install ceiling tiles. Landlord will stockpile tiles in Premises. 6. PLUMBING WORK: Any plumbing facilities in excess of that provided by the Landlord, such as increase in size of service, drinking fountains, additional toilet facilities, janitor's sink, hose bibbs, lab sinks, special fixturing and outlets, will be provided, installed and connected at Tenant's expense. Tenant will also pay for any increases in water and sewer capital charges or any other related charges imposed by the municipality or Landlord above the municipality's or Landlord's standard charge for a retail store due to the Tenant's use of the premises, i. e. restaurants, beauty salon, etc. Tenant will provide fire extinguishers as required by building code and insurance underwriters. 7. HEATING. VENTILATING AND AIR CONDITIONING: Added capacities to roof top HVAC units, if necessary, shall be furnished and installed by the Tenant. 8, SPRINKLER WORK: Cast of additional pipe and heads required as a result of interior store partitions, mezzanine areas, unusual use of premises or tenant fixtures will be charged to Tenant. 9. ELECTRICAL WORK: Tenant shall furnisht install and pay for all electrical work other than items furnished by Landlord, including but not limited to: a. Increased size of incoming electrical service and panel. b. Telephone and communication system. c. Burglar alarms and/or warning systems. d. Emergency generator. e. Tenantts store signs and controlling time clocks. f. High voltage outlets. g. Floor outlets. h. Music systems. i. Additional exit signs and emergency lighting units necessitated by Tenant's fixt.ures and interior partitions. 10. MISCELLANEOUS WORK: a. All trade fixturest cabinets, shelving, counters, appliances, furniture, furnishings I etc., signs (interior and exterior) and other personal property shall be new and of first quality and shall be furnished and installed by Tenant. b. Toilet paper holders, soap dispensers t mirrors, shelves, towel dispensers, etc. shall be provided by the Tenant. c. Tenant at his expense shall sound insulate, to extent required by the nature of its business, the demising walls so as not to permit sound to emanate outside the premis~s. 33 ~~ ~-"i""~--," - , ...Il~ 11. SIGNS, The Tedant shall connect identific~tion signs at canopy fascia at Tenant's' ...I ,~~L . , WtlIDl>lIi.litWIl8,/lMf,L furnish, install and at locations provided expense. Canopy fascia sig~ design, lighting and sign copy color shall be subj ect to Landlord ~ s approval. Canopy signs shalll be in ,conformance with the detailed sign criteria, as prepared b~ Landlord's Architect. Prior to fabricat~on, sign plans and specifications must be submitted ,for Landlord's approval. 34 Ii - EXHIBIT "Ell RULES AND REGULATIONS 1. Landlord reserves the right to change from time to time the format of the signs or lettering on the signs, and to require repl~cement of any signs previously approved pursuant to Sect10n 16 to conform to Landlord's new standard sign criteria established pursuant to any remodeling of the Shopping Center. 2. Tenant shall not, without the prior written consent of Landlord (i) paint, decorate or make any changes to the store front of the Premises; or (ii) install any exterior lightingj awning or protrusions, signs, advertising matter, decoration or painting visible from the exterior of the Premises or any coverings on exterior windows and doors, excepting only dignified displays of customary type in store' windows. If Landlord objects in writing to any of the foregoing, Tenant shall immediately discontinue such use. 3. Tenant shall not (i) conduct or permit any fire, bankruptcy or auction sale (whether real or fictitious) unless directed by order of a cour.t of competent jurisdiction, or conduct or permit any legitimate or fictitious "Going Out of Business" sale nor represent or advertise that it regularly or customarily sells merchandise at "manufacturer' Sll , "distributor' sn, or nwholesalell, "warehouse", or similar prices or other than at "offpricell or at Ilretail" prices; (ii) use, or permit to be used, the malls or sidewalks adjacent to such Premises. or any other area outside the premises for solicitation or for the sale or display of any merchandise or for any other business. occupation or undertaking I or for outdoor public meetings, circus or other entertainment (except for promotional activities in cooperation with the management of the Shopping Center or an association of merchants within the Shopping Center); (iii) use or permit 'to be used any sound broadcasting or-amplifying device which can be heard outside of the Premises or any flickering lights; (iv) operate or cause to be operated any II elephant trains" or similar transportation devices; or (v) use or permit to be used any portion of the Premises for any unlawful purpose or use or permit the use of any portion of the Premises as regular living quarters, sleeping apartments or lOQging rooms or for the conduct of any manufacturing business. 4. Tenant shall at all times keep the Premises at a temperature sufficiently high to prevent freezing of water pipes and fixtures. Tenant shall not, nor shall Tenant at any time, permit any occupant of the Premises to: (i) use, operate or maintain the premises in such manner that any rates for any insurance carried by Landlord, or the occupant of any premises within the Shopping Center, shall thereby be increased; or (ii) commit waste, perform any acts or carryon any practices which may injure the Shopping Center or be a nuisance or menace to other tenants in the Shopping Center. 5. Tenant shall not obstruct any sidewalks, passages, exits I entrances, truck ways, loading docks, package pick-up stations, pedestrian sidewalk and ramps, first aid and comfort stations, or stairways of the Shopping Center. No tenant and no employee or invitee of any tenant shall go upon the roof of the Shopping Center without notifying the Landlord. 6. Landlord will furnish Tenant free of charge with two keys to each door lock in the Premises. Landlord may make a reasonable charge for any additional keys. Tenant, upon the termination of its tenancy, shall deliver to Landlord the keys of all doors which have been furnished to Tenant, and in the event of loss of any keys so furnished, shall pay Landlord therefor. 35 - .w!;;~r^ I, ~ , ~ .1 - " h>\.-i..'" 7. If Tenant requires telegraphic, telephonic, burglar alarm or similar services, it shall first obtain and comply with Landlord's instructions in their installation. 8. Tenant shall not place a load upon any floor which exceeds the designed load per square f~ot or the load permitted by law. Landlord shall have the right to prescribe the weight, size and position of all equipment, materials, furniture or other property brought into the Premises. Heavy objects shall stand on such platforms as determired by Landlord to be necessary to properly distribute the 'weight. Business machines and mechanical equipment belong~ng to Tenant which cause noise or vibration that may be transmitted to the structure of Tenant's store or to any other space to such a degree as to be objectionable to Landlord o~ to any tenants shall be placed and maintained by Tenant, at Tenant's expense, on vibration eliminators or other simila~ devices. The persons employed to move equipment in or out of Tenant's store must be acceptable to Landlord. Landlord will ~ot be responsible for loss of, or damage to, any equipment or other property from any cause, and all damage done to the Shopping Center by maintaining or moving such equipment or other property shall be repaired at the expense of Tenant. 9. The toilet rooms, toilets, urinals, wash bowls and other apparatus shall not be used for any purpose other than that for which they were constructed. No foreign substance of any kind whatsoever shall be thrown therein, and the expense of any breakage, stoppage or damage resulting from the violation of this rule shall be borne by the tenant who, or whose employees or invitees, shall have caused it. 10. Tenant shall not install any radio or television antenna, loudspeaker or other device 'on the roof' or exterior walls of Tenant's store. Tenant shall not interfere with radio or television broadcasting or reception from or in the Shopping Center or elsewhere. 11. Except as approved by Landlord, Tenant shall not damage partitions, woodwork or plaster or in any way deface the Premises. Tenant shall not cut or bore holes for wires. Tenant shall not affix any floor covering to the floor of the Premises in any manner except as approved by Landlord. Tenant shall repair any damage resulting from noncompliance with this rule. 12. Tenant shall not install, maintain or operate upon the Premises or in any Common Areas under the exclusive control of Tenant any vending machine or video game without Landlord's prior written consent. 13. Tenant shall store all its 'trash and garbage in containers within its Premises and/or in the portion of the Common Areas designated by Landlord. Tenant shall not place in any trash box or receptacle any material which cannot be disposed of in the ordinary and customary manner of trash and garbage disposal. All garbage and refuse disposal shall be made in accordance with directions issued from time to time by Landlord. 14. No cooking shall be done or permitted by Tenant on the Premises without Landlord's prior written consent, except for brewing coffee and similar beverages and use of a single microwave oven by employees only and in any event will not permit odors to emanate from the Premises provided that such use is in accordance with all applicable federal, state and city laws, codes, ordinancesl, rules a,nd regulations. 36 I,"" .. ~. J <--I .~~...~~"~~"" 15. Tenant shall not use in any space any hand trucks except those equipped with rubber tires and side guards or such other material-handling equipment as Landlord may approve. Tenant shall not bring any other vehicles of any kind into Tenant's store. 16. Employees of Landlord shall not perform any work or do anything outside of their regular duties unless under special instructions from Landlord. 17. All loading of goods shall be done only at such times, in the areas, and through the entrances, designated for such purposes by Landlord. The delivery or shipping of merchandise, supplies and fixtures to and from the leased premises shall be subject to such rules and regulations as in the judgment of the Landlord, are necessary for the proper operation of the leased premises or the Shopping Center. 18. Tenant and Tenant's employees shall park their cars only in such portion of the parking area designated for those purposes by the Landlord. Tenant shall furnish Landlord with state automobile license numbers assigned to Tenant's employees within five (S) days after taking possession of the premises and shall thereafter notify the Landlord of any changes within five (5) days after changes occur. In the event that the Tenant or its employees fail to park their cars in designated parking areas as aforesaid, then the landlord, at its-option, shall charge the Tenant Ten Dollars ($10.00) per day or partial day per car parked in any area other than that designated. 19. Landlord may waive anyone or more of these Rules and Regulations for the benefit of any particul'ar tenant. or tenants I but no 'such waiver by Landlord shall be construed as a waiver of such Rules and Regulations in favor of any other tenant or tenants, nor prevent Landlord from thereafter enforcing, any such_Rules and,Regulations against any or all of the tenants of the Shopping Center. 20. These Rules and Regulations are in addition tOI and shall not be construed to in any way modify or amend, in whole or in part, the terms I covenants, agreements and conditions of any lease of premises in the Shopping Center. 21. Tenant shall be responsible for the observance of all of the foregoing rules by Tenant's employees, agents, clients, customers, invitees and guests. 22. Tenant shall use, at Tenant's cost, such pest extermination contractor as Landlord may direct and at such intervals as Landlord may require. 23. Trailers or trucks shall not be permitted to remain parked overnight in any area of the Shopping Center, whether loaded, unloaded or partially loaded. No parking shall be permitted of any trailer, truck or other vehicle in any area of the Shopping Center at any time for purposes of advertising or promotion without Landlord's written permission. Tenant agrees to comply with all additional and supplemental rules and regulations upon notice.of same from the Landlord. 37 ."""" I, '...l;.~~1 -'~_'f>!l'''$lllj;ljf~.IW EXHIBIT "Fu TENANT SIGN CRITERIA GENERAL: This exhibit is meant to outline the tenant sign criteria for the Retail Shops at Hampden Centre Shopping Center I Mechanicsburg, Pennsylvania. It is drafted as a guide to provide a consistent graphic technique and may be amended or altered only with the written consent of Landlord. Tenants will be required to submit detailed and dimensioned drawings indicating graphic content, colors, script, construction and fastening details and electrical requirements to Landlord for review and approval prior to fabrication and installation of any signs. A. The advertising content of all signs shall be limited to letters designating the store name, or the type of store. Tenarlts will not be permitted to indicate specific merchandise sold (i.e. brand names, etc.), specific services rendered (i. e., II free gift wrappingl' etc.), or indicate any advertising slogans (i.e., liThe We Care Peoplell, etc.). B. Crests and corporate shield designs may be permitted, must be submitted to the Landlord for approval compatibility of design intent with the sign criteria. but, for C. The location, character, design, color and layout of all signs sha.ll be subj eet to the approval of the landlord, proper consideration will be given to signs used by occupants for the same or similar retail operations elsewhere. D. No sign shall be placed in final position without written approval of the Landlord. E. All signs a~e to be fabricated and installed by a licensed sign installer and shall be in compliance with- all local, stat.e, and -national codes governing sign installation - and shall bear a D.L. label. F. Tenant may install one identity sign on its service door \vith maximum 211 high letters. Identity sign shall list place of business as indicated on the tenant sign located on the sign band and shall be IlHelvetica Mediumll all capital letters. G. If any or all of the sign standard limitations as described herein are found to be invalid under local sign and/or zoning ordinances, regulations or law, to the extent that such limitations and restrictions, or any other ordinances, regulations or law, is invalid as described, then the Landlord may modify said limitations or restrictions to comply with such local ordinance, regulation or law. In no event shall the invalidity of anyone of the limitations or restrictions be deemed to invalidate the sign standard scheme as outlined. SIGN REOUIREMENTS: A. All signage shall not exceed 60% of storefront length (see attached Elevation Drawing - Appendix A) . B. Maximum letter height is 3611. C. No sign shall exceed maximum brightness of 100 foot larnberts. D. incandescent lamps, ballast boxes I crossovers, conduit or sign cabinets NO fluorescent tubing, electrical transformers, shall be permitted. E. No flashing, moving, flickering, or blinking illumination shall be permitted, 38 I-I ~ , I- --~ , , F. No animation, moving lights, or floodlight illumination shall be permitted. G. The name and/or stamp of the sign contractor or sign company, or both, shall not be exposed to view. H. Signs, symbols, and/or trademarks must have a preliminary approval by Landlord before shop drawings are executed. I. One sign, or other graphic treatment, is allowed per storefront elevation. Stores with two storefront elevations may have a second sign with the written approval of the Landlord. Such second signs should maintain the same sign message, graphic technique and design intent as the first sign. J. Signing is limited to trading name or logo only. K. All signing must occur on the sign band unless otherwise approved. L. Color of raceway must match sign band color. PROHIBITED SIGNS: A. Paper signs, cardboard and hanging signs and/or stickers utilized as signs. B. Signs of a temporary character or purpose, irrespective of the composition of the sign or material used therefor. C. Meving signs. D. Pictures or painti.ngs. E. Box type signs or signs with formed plastic letters. F. Advertising devices, slogans, merchandise or several listings. G. Moving or rotating objects. H. Back illumi.nated signs, Ilhalo" effect letters. I. Moving or flashing lights. J. Painted on or luminous letters. K. Cloth, wood, paper or cardboard. L. Free standing signs or sandwich boards. M. Noise making devices. N. Boxes. cabinets, frames, transparent or translucent panels. O. Rooftop signs or banners, except for those beneath canopy, as approved by the Landlord. P. Names of designer, manufacturer or installer. Q. Any other signs. graphics or components which the Landlord determines to distract from the overall center theme. R. Individual dimensional wood. metal or plastic letters. s. Formed plastic or injected molded plastic signs. T. Projecting signs and banners. U. Exposed neon tubing, 39 - ~~~ o=~"' ;:iW""' . .....L I ",k I - ILLUMINATED SIGNS: A. All sign band identification signs to be internally channelled letters with opaque metal sides and translucent acrylic face. Letters shall be no more than 6" in depth and not less than 6" high, with concealed ballasts. Letters must be installed on a raceway. The color of the raceway must match the sign band/facade. B. Exposed neon tubes forming letter's or logos shall be used only in decorative fashion and shall be allowed at the discretion of the Landlord on an individual basis. SIGN SPECIFICATIONS: These specifications are meant to serve as performance standards for tenant signage at the Shopping Center. Wall mounted. internal Iv illuminated sian: Custom fabricated aluminum plastic face, interior neon illumination, and individual letters. De9th of letters: Overall sign depth is 6". Plastic face: As selected from stock colors connected to letters by continuous aluminum retainer. Retainer: ring size to be 3/811 x ~l211. Letter stroke: Minimum 3 It. TVDoorauhv: All standard letter styles are permitted per attached sheet (see tlLetter Styles" - Appendix "B"). Color: Permitted colors for illuminated signs are as follows: 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 118 volts. 40 , ~ lli:~l&'1,~ . . ~M, ~~".~~ . -" =. " ' .;J~ . ,-._1_-. I,." .dl~," .. ' I 'f . I \ .. VERIFICATION !, David F. Lavipour, Vice President for Hampden Center, Inc., being authorized to do so, verify that the statements in the foregoing document are true and correct to the best of my knowledge, information and belief. 1 understand that any false statements herein are made subject to the penalties of l8 Pa.C.S.A. Section 4904, relating to unsworn falsification to authorities. HAMPDEN CENTER INC. Date: /Olll..olOO By: Vice ~,~~ ~- , ""I.;. - I ~ ~..,.!, IN THE COURT OF COMMON PLEAS OF CUMBERLAND COUNTY, PENNSYLVANIA CIVIL DIVISION PRAECIPE FOR WRIT OF EXECUTION HAMPDEN CENTER, INC., Plaintiff (X) Confessed Judgment ( ) Other File No.00-f684 CIVIL Amount Due $7,958.53 Atty's Comm $100.00 Costs $l€S.~ v. THOMAS E. MCGINLEY and, individually and t/d/b/a ROBERT E. STEELE, PET AUTHORITY GROOMING CENTER, Defendant TO THE PROTHONOTARY OF THE SAID COURT: The undersigned hereby certifies that the below does not arise out of a retail installment sale, contract, or account based on a confession of judgment, but if it does, it is based on the appropriate original proceeding filed pursuant to Act 7 of 1968 as amended; and for real property pursuant to Act 6 of 1974 as amended. Issue writ of execution in the above matter to the Sheriff of Cumberland County, for debt, interest and costs, upon the following described property of the defendants: Proceed to levy and attach all personal property of the above named Defendants located at Pet Authority Grooming Center 4910 Carlisle Pike, Mechanicsburg, Cumberland County, Pennsylvania. PRAECIPE FOR ATTACHMENT EXECUTION Issue writ of attachment to the Sheriff of County, for debt, interest and costs, as above. directing attachment against the above-named garnishee(sJ for the following property (if real estate, supply six copies of the description; supply four copies of lengthy personalty list) and all other property of the defendant(s} in the possession, custody the said garnishee(s) o (Indicate) Index this writ against the garnishee(s) as a lis pendens against real estate of the defendant(s) described in the attached exhibit. Date November 3, 2000 Signature: ' Print Name: Address: u), Esquire Attorney for: Telephone: Supreme Court 219 Pine Street Harrisburg, PA Plaintiff (717) 236-5000 ID No.:78014 17101 ..",", - ,- ';;""'."'flt1fil~~~.u~'.1",ia&,1@..]1Iii/l;;il/jij:M''',''';'''';/J;;<<i......~~''ti~{#j;;j",'1,U;)L~.,i"i;k:i!;\t!ii!rM'jj ~1il!~'~-:r':'~-~IlW;ilM~&l_~~~Jl!ol1nl\1lil" . ~"' . ~ -< ~...... lliiWi$l!i<-" 0 c:> () c: c:> -n s:: z; ,- -aCG L' " ~ _ --,''1 rnrr: "Z:: ~"" __--'----J . ","-' Z:1:1 I ~~s Zc:~ (J) ,,:::_ -.l 2"" _C) ;no ;::;~;~~ )> 3!: zs:2 >;:: ?'o;rtl ,~ ~ z -,,; :::! (1'\ ~ { -+., >>..\J -['J j [ ~\ .. ~ l(Ji.\, "'- "- ~. 'I '1 ~ - C> \~ v ~ C' r <:i T" ~p I: ~ '\) " ~ "- \" ~ ; .j",""" ~"i'" RECEIPT FOR PAYMENT ** DUPLICATE **, ------------------- ------------------- Cumberland County Prothonotary's Office Carlisle, Pa 17013 Receipt Date Receipt Time Receipt No. 10/30/2000 14:19:23 103189 HAMPDEN CENTER INC (vs) MCGINLEY THOMAS E ET AL ETC Case Number 2000-07684 Remarks PD ATTY MARK W ALLSHOUSE JHS Total Paid $*******14.50 PYMT/CHECK No. 9374 ---------------------- Distribution Of Payment Transaction Description JDMT/CONFESSION TAX ON CONFESS SATISFACTION CUMBERLAND CO GENERAL FUND BUREAU OF RECEIPTS AND CONTROL CUMBERLAND CO GENERAL FUND Payment Amount 9.00 .50 5.00 14.50 - ,-,,-". ~~ , . L .J..-I_ " , ... ,,~ l;oill- ''''';ti IN THE COURT OF COMMON PLEAS OF CUMBERLAND COUNTY, PENNSYLVANIA CIVIL DIVISION PRAECIPE FOR WRIT OF EXECUTION HAMPDEN CENTER, INC., Plaintiff (X) Confessed Judgment ( ) Other File No.00-7684 CIVIL Amount Due $7,958.53 Atty's Comm $100.00 ~ Costs $165.00 v. THOMAS E. MCGINLEY and, ROBERT E. STEELE, individually and t/d/b/a PET AUTHORITY GROOMING CENTER, Defendants TO THE PROTHONOTARY OF THE SAID COURT: The undersigned hereby certifies that the below does not arise out of a retail installment sale, contract, or account based on a confession of judgment, but if it does, it is based on the appropriate original proceeding filed pursuant to Act 7 of 1968 as amended; and for real property pursuant to Act 6 of 1974 as amended. Issue writ of execution in the above matter to the Sheriff of Dauphin County, for debt, interest and costs, upon the following described property of the defendants: Proceed to levy and attach all personal propertv of the above named Defendant. Thomas E. McGinlev. individual Iv and t/d/b/a as Pet Authoritv Groomin~ Center, located at 250 North 67th Street, and/or 250 Rear North 67t Street. Harrisburq. Dauphin Countv. Pennsylvania 17111. PRAECIPE FOR ATTACHMENT EXECUTION Issue a writ of attachment to the Sheriff of Dauphin Countv, for debt, interest and costs, as above, directing attachment against the above-named garnishee(s) for the following property (if real estate, supply six copies of the description; supply four copies of lengthy personalty list) and all other property of the defendant(s} in the possession, custody the said garnishee(s} . D (Indicate) Index this writ against the garnishee(s) as a lis pendens against real estate of the defendant(s) described in the attached exhibit. Date: 1112./01 Signature: Print Name: Address: Esquire Attorney for: Telephone: Supreme Court 219 pine Street Harrisburg, PA Plaintiff (717) 236-5000 rD No. : 780~4 l7101 .. , .l-' .:_L-............r. - llliH , . ~ IN THE COURT OF COMMON PLEAS OF CUMBERLAND COUNTY, PENNSYLVANIA CIVIL DIVISION I PRAECIPE FOR WR~T OF EXECUTION , HAMPDEN CENTER, INC., Plaintiff 1 (X) Conf~ssed Judgment ( ) Otner ,File No.00-7684 CIVIL Amount Due $7,958.53 Atty's Comm $100.00 ~ Costs $165.00 v. THOMAS E. MCGINLEY and, ROBERT E. STEELE, individually and t/d/b/a PET AUTHORITY GROOMING CENTER, Defendants TO THE PROTHONOTARY OF THE SAID COURT: The undersigned hereby certifies that the below does not arise out of a retail installment sale, contract, or account based on a confession of judgment, but if it does, it is based on the appropriate original proceeding filed pursuant to Act 7 of 1968 as amended; and for real property pursuant to Act 6 of 1974 as amended. Issue writ of execution in the ,above matter to the Sheriff of Dauohin County. for debt, interest and costs, upon the following described property of the defendants,: Proceed to levv and attach all oersonal orooertv of the above named Defendants located at Pet Authoritv 3816 Union Deoos~t Road. Harrisburq. DauohinCountv. Pennsvl~ania 17109. PRAECIPE FOR ATTAeHMENT EXECUTION Issue a writ of attachment to the Sheriff of Dauohin County, for debt, interest and costs, as above, directing attachment against the above-named garnishee (s) for the fol'lowing property (if real estate, supply six copies of the description; supply four copies of lengthy personalty listJ and all other property of the defendant(s) in the possession, custody the said garnishee(s}. o (Indicate) Index this writ against the garnishee(s) as a lis pendens against real estate of the defendant(s) described in the attached exhibit. Date: 1//2./0/ Signature: Print Name: Address: ,~d.~~ Ma W. Allshouse, squire 219 Pine Street Attorney for: TelE;lphone: Sup+,eme COUJjt Harrisburg, PA Plaintiff (717) 236-5000 ID NO'. : 78014 17101 ,~ . _, I' " 1 ~'j . . WRIT OF EXECUTION and/or ATTACHMENT COMMONWEALTH OF PENNSYLVANIA) COUNTY OF CUMBERLAND) TO THE SHERIFF OF DAUPHIN NO. 00-7684 CIVIL 1& TERM CIVIL ACTION - LAW COUNTY: To satisfy the debt, interest and costs due HAMPDEN CENTER, INC. PLAINTIFF(S) from THOMAS E. MCGINLEY AND, ROBERT E. STEELE, individually and t/d/b/a PET AUTHORITY GROOMING CENTER DEFENDANT(S) (1) You are directed to levy upon the property of the defendant(s) and toseU ProcElEld to 1ElVV and attach all pE;rsona1 propE;rty of thEl abovEl namEld DElfElndant, Thomas E. McGinlElY, indi vidua11 y and t/d/b/a PElt Authority Grooming CElntElr, locatEid at 250 North 76th StrElElt, and/or4l50 RElar North 67th StrElElt, Harrisburg, Dauphin County, PA 17111.; ProcElEld to 1ElVY and attach all-personal p:ropE;rty of thEl aoovEi namEla aElfEinaants locatEla a"l: 1'El"l: liuthorhy 3510 tJI11uIl ]j"jJU",lL IQ,C1<l , (2) You are also directed to attach the property of the defendant(s) not levied upon in the possession of ~rHrggr<" GARNISHEE(S) as follows: and to notify the garnishee(s) that: (a) an attachment has been issued; (b) the garnishee(s) is/are enjoined from paying any debt to or for the account of the defendant(s) and from delivering any property of the defendant(s} or otherwise disposing thereof; (3) If property ofthe defendant(s) not levied upon an subject to attachment is found inthe possession of anyone other than a named garnishee, you are directed to notify him/herthat he/she has been added as agarnishee and is enjoined as above stated. Amount Due 7 q~R ~< , L.L. Interest Atty's Comm AttyPaid $,15.00 Plaintnf Paid % Due Prothy $1 00 Other Costs Date: January 17, 2001 Curtis R. Long a .1PJ71r;~ by: ~,~': '. .'tf ' 0 . REQUESTING PARTY: . Name Mark W. A11shoUSEl, Esq. Address: 219 PinEl StrElElt Harrisburg, PA 17101 Attorney for: Plaintiff Telephone: ( 717) 236-5000 Supreme Court ID No. 78014 ~-:: -1'1 " ~L _ "0' ~~'--~.- WRIT OF EXECUTION and/or ATTACHMENT COMMONWEALTH OF PENNSYLVANIA) COUNTY OF CUMBERLAND) NO. 00-7684 CIVILXffl TER-i CIVIL ACTION - LAW TO THE SHERIFF OF Cumberland COUNTY: To satisfy the debt, interest and costs due Hampden Center , Inc. PLAINTlFF(S) from Thomas E. McGinley and individually and t/d/b/a Robert w. Steele, Fet Authority Grooming Center Space B 6. Hnmpden Center. Mechanicsburg. Fa. 17050 DEFENDANT(S} (1) You are directed to levy upon the property of the defendant(s) and to selt F=ceed to levy and attach., all versonal 'oroverty of the above named Defendants located at Pet Authority Grocrninq Center 4910 Carlisle Fike Mechanicsburq, Fa. 17050 (2) You are also directed to allach the property of the defendant(s} not levied upon in the possession of GARNISHEE(S) as follows: and to notny the garnishee(s) that: (a) an attachment has been issued; (b) the garnishee(s) is/are enjoined from paying any debt to or for the account of the defendant(s) and from deliye(ing ,aiJY property of the defendant(s) or otherwise disposing thereof; (3) If property of the defendant(s) not levied upon an subjectto attachment is found inthe possession of anyone other than a named garnishee, you are directed to notify him/herthat he/she has been added as a garnishee and is enjoined as above stated. .~. , % 5100.00 5 32.00 L.L. Due Prothy Other Costs $0.50 $1.00 Amount Due Interest Ally's Comm Ally Paid Plaintiff Paid 57.958.53 Dale: November 7, 2000 Curtis R. Long Prothonotary, Civil Division by: r;,(', (J.~ Deputy REQUESTING PARTY: Name - MArk W A 11 !:::h()11~P.. F.!:::(J Address: ?1 q Pin" Str""t Harrisburq, Fa. 17101 Allorney fOr: PJ ff Telephone: (717) ?10-'i000 Supreme Court ID No. 78014 ~~~;;"-';i@~B3liili~~1i,ii'.b!;.L~Mf*",""'<9"~.56"'t-L."~"\1;iiJ.""'~'''rlM;''~1IW!!dill!fuj11lll~'1?"~ ilil:'lIIiJi' < ~. ~, ""~ "-~'-~"9'~'f " "~ ~Il\l'-', R. Thomas Kline, Sheriff, who being duly sworn according to law, states this writ is returned STAYED. Sale of personal property held on Friday, February 9, 2001 at 2:00 pm. Personal property of defendant sold as one lot to Attorney Allshouse on behalf of his client, Hampden Center, Inc., for the sum of $1.00. Sheriff's Costs: Docketing Poundage AdvEertising Law Library Prothonotary Service Surrcharge Levy $18.00 1. 84 10.00 .50 1. 00 22.32 20.00 20.00 $93.66 Advance Costs: Sheriff's Costs: $150.00 93.66 $ 56.34 Refund to atty on 2/12/01 ?~~ R. Thomas Kline, Sheriff Sworn and subscribed to before me ~$ @IDJ 1 , t::::::::a ~! 1.1J; " -~'l -" ~~-,- ( '-:~;';:'";'t;' -.., - .,,~r /o'!!: day of;L~L. "'J A.D.~..a /h,~;,..-'~ Prothonotafy BY CJ6dJ...1 5rvti:ht'L Deputy Sheriff g --.l ,.. .. -" \-'i- ....L i" '."! j {' r: 0 AGtl 'A-i'fj d.::lU: :';"" d-k..... 3 N 3D & )d71JO ':.0:10 'r. "'>~_'"'' ~ , - ~ ~~, - .- -- ,~ . ~- ~ "~" ,~ ~- . -~ " ., --" . -.>..< '"' '~ II , '-' (-. "I" ," ~"",,,,,~",,,.._^"_.,,,_,-.oe -_",'=",,"l",~_"'-" "., ~ .,-;,', b~}U1'" IN THE UNITED STATES BANKRUPTCY COURT FOR THE MIDDLE DISTRICT OF PENNSYLVANIA INRE: THOMAS E. McGINLEY, and CHARLES 1. DeHART, TRUSTEE Debtor/Movants : IN BANKRUPTCY CHAPTER 13 PROCEEDING BKNO. 1-01-02448 v. . ,. COURT OF COMMON PLEAS OF'''' CUMBERLAND COUNTY, PENNSYLVANIA NO, 00-7684 CIVIL TERM JUDICIAL LIEN AVOIDANCE HAMPDEN CENTER, INC Respondent ORDER OF COURT FOR JUDGMENT BY DEFAULT ".', . "i::,;~~;~lf.;e; AND NOW, this ~ day of .:J U/1JJ '. , 2002, in consideratioJ,~ltke witbin , Motion for Judgment by Default filed by counsel for Debtor/Movant, tbe Court fi~il;~5bat tbe .' ' Respondent bas failed to file an Answer or otberwise plead to tbe Motion for an Or4~tAvoiding Judicial Lien tIled on April 25, 2002 and duly served upon tbe Respondent; tberefore/tlie Court orders judgment by default in favor of tbe Movant, Thomas E. McGinley, and against the Respondent, Hampden Center, Inc. to the relief requested in the Motion. IT IS HEREBY ORDERED, adjudged and decreed that tbe judgment lien held by the Respondent is hereby declared void in its entirety and of no further force and effect as it violates 11 U.S.C Section 522(t)(1) and interferes with II U.S.C. Section 522(d). " '," BY THE COURT: FILED HARRISBURG PA Isl Robert J. Woodside JUN 1 2 2002 Chief Bankmptcy Judge , .- ' :j'.~ ;;-- ' , Clerk, U.S. Bankruptcy Court .,j '" ... 0' "._ ~ , """'- - ';1;""" -""~-"1iL .'-< I"~',,, 1 RJ 6' 1J ~~ - '-",,-~ (.) 'i ~ o C> f2 1- \ ,,-,.-- o ~ ::;:;." -or;:: rnrt :=c) ej) ~f: '(~~~; ......,-- 9 (:~ ~-- -<-. . "J C") -'n ~;;::.; ,- " _.,iD It__) -~-~!~\ ;c.~cj - ,-;1 ::~ )7 ;:Q -< ,",' . >> ,_I t...J- :::> tT'> ,