HomeMy WebLinkAbout06-4672
IN THE COURT OF COMMON PLEAS
OF CUMBERLAND COUNTY, PENNSYLVANIA
PR V ALLEY LIMITED PARTNERSHIP,
Plaintiff,
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CIVIL DIVISION
No. ex. -4t.1J... C(u~Ll~
v.
NICAR MANAGEMENT, INC. Va
GREAT STEAK & POTATO COMPANY,
Defendant.
CONFESSION OF JUDGMENT FOR MONEY
Pursuant to the authority contained in the Warrant of Attorney, the original or a copy of
which is attached to the Complaint filed in this action, I appear for the Defendant and confess
judgment in favor of Plaintiff and against Defendant for money as follows:
Amount due from 6/24/04 through 8/1/06
$ 25,211.17
$ 1,260.55
Attorneys' fees for enforcement and collection (5%)
provided under ~19.06 of the Lease
Filing Fee
TOTAL
$ 19.50
$ 26,491.22
Dated: August L 2006
~=rn~.
Attorney for Defendant 7
IN THE COURT OF COMMON PLEAS
OF CUMBERLAND COUNTY, PENNSYLVANIA
PR VALLEY LIMITED PARTNERSHIP,
Plaintiff,
v.
NICAR MANAGEMENT, INC. tJa
GREAT STEAK & POTATO COMPANY,
Defendant.
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CIVIL DIVISION
No. 0(, -1./l."I'J...... C!IV.'tr&z.n-.
COMPLAINT IN CONFESSION OF
JUDGMENT FOR MONEY
Filed on Behalf of the Plaintiff,
PR Valley Limited Partnership
Counsel of Record for this Party:
Stephen S. Zubrow
PA ID No. 43523
Moira Cain-Mannix
PAIDNo.81131
MARCUS & SHAPIRA LLP
Firm No. 145
One Oxford Centre, 35th Floor
301 Grant Street
Pittsburgh, PA 15219
(412) 471-3490
IN THE COURT OF COMMON PLEAS
OF CUMBERLAND COUNTY, PENNSYLVANIA
PR VALLEY LIMITED PARTNERSHIP,
Plaintiff,
)
)
)
)
)
)
)
)
)
CIVIL DIVISION
No.61.-Ait.'f2.. eio;L <-r~
v.
NICAR MANAGEMENT, INC. tJa
GREAT STEAK & POTATO COMPANY,
Defendant.
COMPLAINT IN CONFESSION OF JUDGMENT FOR MONEY
I. Plaintiff, PR Valley Limited Partnership, is a Pennsylvania limited partnership,
with an address of clo PREIT Services, LLC, 200 South Broad Street, Third Floor. Philadelphia,
PA 19102. PR Valley Limited Partnership is the owner of the Valley Mall in Hagerstown,
Maryland and is the successor in interest to Crown American Acquisition Associates I, L.P.
2. Defendant, Nicar Management, Inc. tJa Great Steak & Potato Company is an Ohio
corporation. Defendant has a principle place of business located at 1104 Femwood Avenue,
Camp HilI, PA 17011.
3. The original instrument evidencing the obligation on which judgment is herein
confessed, or a photostatic copy or like reproduction showing the signatures of Defendants which
is a true and correct reproduction of the original, is attached hereto and marked as Exhibit 1,
and is incorporated herein by reference. The instrument is a Lease dated January 13, 1999, as
amended by Amendment of Lease dated August 9, 1999, and Second Amendment of Lease dated
February 23,2000 (the "Lease"), between Crown American Acquisition Associates I, L.P. and
Defendant. Defendant is the Tenant under the Lease, and as noted above, Plaintiff is the
Landlord and the successor in interest to Crown American Acquisition I Associates, L.P. under
the Lease. This confession for money judgment is warranted by Section 19.06 of the Lease.
4. Plaintiff avers that judgment on the Lease is not being entered by confession
against a natural person in connection with a consumer credit transaction. The underlying Lease
of real property at Valley Mall, Hagerstown, Maryland, was made as a commercial transaction.
5. Judgment has not been entered on the Lease in this or any other jurisdiction.
6. Section 19.01(a) of the Lease provides that an "Event of Default" occurs when
"Tenant defaults in the payment of any sum of money (whether Fixed Minimum Rent, Tax Rent,
Tenant's Proportionate Share of Operating Costs, the Utility Charge, Promotion Charge,
additional Rent or otherwise) when due and such default shall continue for a period of more than
ten (10) days after the date said payment is due."
7. Plaintiff avers that the Lease authorizes the entry of judgment for money after an
Event of Default thereon. An Event of Default has occurred under the Lease in that Defendant
failed to make payment of rent and other charges which were due from approximately June 2004
forward. Plaintiff gave written notice of the failure to pay on, among other dates, June I, 2006,
and more than ten days have passed after Defendant received notice of its failure to pay without
making the missing payments.
8. An itemization of the amount presently due under the Lease and without waiver
of future damages is as follows:
Amount due from 6/24/04 through 8/1106 (Ex. 2)
$ 25,211.17
$ 1,260.55
Attorneys' fees for enforcement and collection (5%)
provided under 919.06 of the Lease
Filing Fee
TOTAL
$ 19.50
$ 26,491.22
2
WHEREFORE, Plaintiff as authorized by the warrant of attorney contained in the Lease
demands a money judgment against Defendant in the total sum of $26,491.22 plus costs,
attorneys' fees and interest at the Lease rate from and after the date of the Entry of Judgment as
provided in the Lease, and brings said Lease to Court to recover said sum.
Respectfully submitted,
Dated: August L 2006
~/hawt
Stephen S. Zubrow
Moira Cain-Mannix
MARCUS & SHAPIRA LLP
One Oxford Centre, 35th Floor
301 Grant Street
Pittsburgh, PA 15219
(412) 471-3490
...
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Counsel for Plaintiff, PR Valley
Limited Partnership
3
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Great Steak & Potato
UNSWORN VERIFICATION UNDER 18 PA.C.S. &4904
The undersigned hereby states subject to the penalties of 18 Pa. C.S. 94904 regarding
unsworn falsification to authorities as follows: I am a duly authorized representative of the
Plaintiff identified in the attached Complaint in Confession of Judgment for Money and that
averments of fact contained in such Complaint are true and correct to the best of my knowledge,
information and belief.
PREIT SERVICES, LLC,
Agent for PR VALLEY LIMITED PARTNERSHIP
Dated:
1(J~v Y-~
Debra Lambert
Vice President - Legal Services and
Corporate Affairs
,2006
Auqust 2
By:
IN THE COURT 01<' COMMON PLEAS
OF CUMBERLAND COUNTY, PENNSYLVANIA
Plaintiff,
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CIVIL DIVISION
PR VALLEY LIMITED PARTNERSHIP,
No.Ol...:.-
e;o~l~~
v.
NICAR MANAGEMENT, INC. tJa
GREAT STEAK & POTATO COMPANY,
Defendant.
NOTICE OF ENTRY OF CONFESSED JUDGMENT FOR MONEY
TO: NICAR MANAGEMENT, INC. tJa GREAT STEAK & POTATO COMPANY
Please take notice that a judgment for money in the amount of $26,491.22 entered against
you by confession on the date below in favor of the Plaintiff.
Date:
"INDENTURE OF LEASE"
THIS INDENTURE OF LEASE, made on the I 'J/tt day of (1,A'.."-I ~ / ~qc:; , ~, by
CROWN AMERICAN ACQUISITION ASSOCIATES I, L.P., a pennSY~~Ia-Llmi{ed partnership, by
CROWN AMERICAN ACQUISITION ASSOCIATES I (a wholly-owned subsidiary of Crown American
Realty Trust>, a Delaware Business Trust, Its Sole General partner, with its offices located at
pasquerilla Plaza, Johnstown, pennsylvania 15907 (hereinafter called "landlord"), and NICAR
MANAGEMENT, INC.,
trading as THE GREAT STEAK & POTATO COMPANY,
with an address at 222 High street, Third Floor, Hamilton, Ohio 45011,
(hereinafter called "Tenant"),
WITNESSETH:
A. Leased Premises.
landlord hereby leases to Tenant and Tenant hereby rents from landlord the store
premises (hereinafter referred to as the "premises", "leased premises" or "demised
premises") outlined in red on the plan attached as Exhibit "B" hereto, now erected or
hereafter to be erected as part of a shopping center to be Initially known as valley Mall,
17301 valley Mall Road. Hagerstown, Maryland 21740,
(hereinafter referred to as the "center", "Shopping Center" or "entire premises" and
initially comprising the area shown in Exhibit "B"), the demised premises being measured
and described by the following dimensions which are measured from the outside
building lines of each wall of the demised premises or, in the case of those walls
separating the demised premises from other stores in the Shopping center, from the
center lines of such walls: (Food Court #573)
Front: Twenty-Five Feet, Five Inches
Depth: Twenty-Six Feet, Four Inches
(25'.5")
(26'-4")
Total Area: Six Hundred Sixty.Nlne
(669) square Feet,
together with the right to the non-exclusive use in common with others entitled to use
same Of all such automobile parking areas, driveways, malls, courts, corridors and
footways, loading facilities and other facilities as may be designated by landlord from
time to time as more fully set forth in and subject to the terms and conditions of this
Indenture of lease and the lease Agreement (hereinafter collectivelY referred to as the
"lease"). and to such rules and regulations for the use thereof as may be prescribed from
time to time by the landlord.
B. Term. (SEE PACE 3{a})
The term of this lease shall be for a period of ten (1m years beginning on the
"commencement date" as established bV Section 1.01(a) of the lease; provided. however.
Tenant's fixed minimum rental and other charges will commence on the earlier to occur
of: (al the date upon which tile Tenant opens its premises for business or (bl sixty (60l
Exhibit 1
days after Landlord delivers possession of the demised premises to Tenant, or (c) sixty
(60l days after Tenant receives a building permit for Its work at the demised premises so
long as Tenant exercises due diligence in obtaining said permits, whether Tenant Is open
for business or not
c. Fixed Minimum Rent.
Tenant shall pay to Landlord a guaranteed annual minimum rent ('Fixed Minimum
Rent') as follows: The Fixed Minimum Rent for each of the following periods during the
term of this Lease shall be:
Years 1 -10
$35,000.00
Monthly Amount
$2,916.67.
Time period
Annual Amount
Each such Installment shall be due and payable on or before the first day of each
calendar month In the term of this Lease, In advance, at the office of Landlord or at such
other place as may be designated by Landlord from time to time, without any prior'.
demand therefor and without any deduction or setoff whatsoever, the first Installment
to be paid on the commencement date whether or not the commencement date Is the
first day of a calendar month. In the event that the commencement date of the term of
this Lease shail be a day other than the first day of a calendar month, Teoant's first
payment of Fixed Minimum Rent shall be prorated for the fractional month between the
commencement date and the first day of the first full calendar month in the term
hereof, on a per diem basis (calculated on a thirty day month>'
D. Percentage Rent.
In addition to the Fixed Minimum Rent as aforesaid, Tenant, In accordance with
Section 2.01 of the Lease, shall pay to Landlord, as additional rent hereunder (hereinafter
referred to as "Percentage Rent"), and as part of the consideration of the aforesaid
demise, for each lease year in the term of this Lease a sum equal to eight percent (8%) of
that portion of Gross Sales (as defined in section 2.02 of the Lease) during such lease year
which is in excess of the applicable Percentage Rent Gross Sales Base. The percentage
Rent Gross Sales Base for the following periods within each lease year shall be:
Time Period
percentage Rent Gross Sales Base
Years 1 ' 10
$437,500.00.
E. Use of premises.
Subject to the provisions of Article V of the Lease. Tenant shall use the leased
premises solely for the purpose of conducting the business of: for the sale of
cheesesteak sandwiches, hand-cut fries, baked potatoes and various other sandwiches,
such as chicken, ham and vegetarian Philadelphia's, and for no oUler purpose
whatsoever.
In addition to the items set forth above. Tenant may also serve those items as set
forth on the menu attached hereto and incorporated by reference as Exhibit "0". Tenant
may also serve those entrees featured on National promotions, SUbject. however, to the
condition that Landlord may notify Tenant. at any time and at Landlord's election. to
discontinue tile sale of one or more of said items in the event that the sale thereof
"
O.l.J3J.l is i"t' r 1 cJ:1 ~Jl",\;\JUR D\i n dent-va II ev. 9B\ VALLE '( -G reatSteak. doc
impacts or interferes with the primary use, and exclusive, of any other Tenant within the
Shopping Center.
F. Common Area Payment.
On the first day of each calendar month, Tenant shall pay to Landlord, in advance,
without demand and without any setoff or deduction, as a minimum payment on
account of Tenant's proportionate share of the Operating Costs (as defined In Article VII
of the Leasel an amount never less than one.twelfth (1/12thl of the product obtained by
multiplying the square feet of floor area of the demised premises by the sum of Six
Dollars and Thlrtv-Seven Cents (56.37), If the commencement date hereof shall not be the
first day of a calendar month, Tenant's payment of Its proportionate share of Operating
Costs for the fractional month between the commencement date and the first day of the
first full calendar month in the term shall be prorated on a per diem basis (calculated on a
thirty Clay month) and shall be paid together with the first payment of Fixed Minimum
Rent. In addition, Tenant's payments hereunder, Including administrative fee or expense,
shall not Increase more than six percent (6%1 over the amount paid during the
immediately preceding year.
Tenant should refer to Exhibit "A" attached hereto and made a part hereof of this
Lease for Tenant.s additional payment to Landlord for Tenant's Food Court proportionate
Share of the Food Court seating Area costs, which additional payment Is In addItion to,
and not part of, any sums due under this section.
G. Tenant's Allowance.
The Landlord shall not reimburse the Tenant on account of the cost of
construction of the items designated as Tenant's Work in Exhibit "A' attached hereto,
subject to the terms and conditions set forth in said Exhibit 'A'. Notwithstanding
anything contained in Exhibit 'A' to the contrary, Tenant is not responsible for the
payment of any Landlord-provided Construction Items, but is responsible for the
payment of any Service Charges, as provided in Exhibit "A'.
H. security Deposit. - NOT APPLICABLE -
I. Tax Rent.
AS an initial estimated payment on account of Tenant.s proportionate share of
taxes as defined in Article II of the Lease, Tenant shall pay monthlY, In advance, as
additional rent. together with each monthly Installment of fixed minimum rent, without
demand or setoff, an amount equal to one-twelfth (1/12thl of the product obtained by
multiplying the floor area of the demised premises by the sum of 51.35.
J. Merchant's Association/Advertising.
Tenant covenants and agrees to become a member of any Merchant's ASSoc.iation
formed by the Tenants of the Shopping Center and approved by Landlord, Jnd to
maintain such membership throughout the term of this Lease. Tenant further agrees to
pay as its share of the cost of the activities conducted by such association the sum of
$2.14 per year for each square foot of floor area contained in the demised premises,
subject to CPI adjustment. as provided in Article XV of the Lease.
Tenant shall also pay to LJndlord as its contribution to the Advertising program for
tile Shopping Center tile sum of $2"1 per year For each square foot of floor area
l): '" Lcgal'.8 re n (1;, M\WOR O\j nd en t -v <llle,/. 9~"l\ V ALlEY.G r"I;,ltS teJk _ (I QC
\
"B. Term of Lease. continued.
(a) Tenant may, at its option, elect to tenninate this Lease on the last
day of the third month of the fourth (4th) full year of the Lease term (hereinafter
referred to as the "Termination Date") if and only if Tenant's Gross Sales. as
defined in Section 2.02 hereof: do not reach or exceed the sum of THREE
HUNDRED FIFTY TIIOUSAND DOlLARS ($350,000.00) during any of the
first three (3) full lease year of the term of this Lease.
(b) Tenant shall notifY Landlord in writing of Tenant's election to
terminate this Lease no later than ninety (90) days after the end of the third (3 rd)
full lease year in the term of this Lease. To be effective, such notice shall be
accompanied by a certified check, payable to Landlord, in an amou~t equlil to the
total of all sums due Landlord under the Lease (mcluding, without limitation,
Fixed Minimum Rent, Percentage Rent, Tax Rent, Tenant's Proportionate Share
of Operating Costs, the Utility Charge, Merchant's Association/Advertising
payments and Tenant's Proportionate Share ofSecunty through the Termination
Date.
(c) Tenant's election to terminate the Lease, as aforesaid, shall be
effective only if the election is made during the respective time period hereiri
provided, with time being of the essence, and if Tenant is not in default of its
obligations under the Lease either on the date notice of termination is given or on
the Termination Date. . .. .
(d) Notwithstanding the foregoing, in the event that Gross Sales exceed
the aforementioned threshold during any ()f said first three (3) full lease years, or
if Gross Sales do not exceed said amount and Tenant.'elects not to given()tice; or
fails to give notice, then inlmy. evertt, thisriiht of termiiution shall lapse and be
of no further force or effect. .
Page )(a)
contained in the demised premises. Tenant.s Advertising Program payment and
Merchant.s Association payment shall be made in monthlY installments, together with
payment of Fixed Minimum Rent, and said Advertising Program payment shall be subject
to CPI adjustment in the same manner as Tenant's Merchant.s Association payment as
provided In Article XV of the lease.
K. proDortionate cost of security.
In the event landlord elects to provide security for the Shopping center, Tenant
shall pay monthlY, In advance, as additional rent, together with each monthly installment
of Fixed Minimum Rent. without demand or setoff, an amount equal to one-twelfth
11/12thl of the product obtained by multiplying the floor area of the demised premises
by the amount of $1.17.
L. Lease Documents.
In addition to the Indenture of lease and the lease Agreement. the fOllowing are
attached to the lease and are hereby incorporated in and made part of the lease as fUlly
as though set forth at length in the lease: Rider, if any, Exhibit "A', Exhibit "S', Exhibit "C"
and Exhibit "D".
IN WITNESS WHEREOF, the parties hereto, Intending to be legally bound herebY,
have caused this lease to be duly executed the day and year first above written.
(Corporate Seall
CROWN AMERICAN ACQUISITION ASSOCIATES I,
L.P., A PENNSYLVANIA LIMITED PARTNERSHIP,
BY: CROWN AMERICAN ACQUISITION
ASSOCIATES I (A WHOLLY-OWNED SUBSIDIARY
OF CROWN AMERIC REALTY TRUST!, A
DELAWARE BUSI SS TRUST, ITS SOLE CENERAL
PARTNER
ATTEST:&j}J4~
Ronald P. Ruslnal<, secretary
(corporate Seal>
{)
ATTEST: i{.,~--
secretary
NICAR MANACEMENT,INC.,
THE CREAT STEAK & POTATO COMPANY
Uj/-
U \ \.(;U,lIBr'~: lll;1~..1\\/vORD'II1c1 em -Il. llli::V _ LJ:,),\jl\UEf C(f;.lt Stc;lI<:. ~loc
,
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ARlIClE I
Section 1. 01
ARTICLE II
Section Z. 01
Section 2.02
Section 2.0)
Section 2.04
Section 2.OS
ARIIC\.E III
Section ).01
Section ).02
-ARTlC\.E IV
Section 4.01
Section 4.02
Section 4.0)
Section 4.04
ARTlC\.E V
Section S .01
Section S. 02
Section S. 0)
Section S.04.
ARIIClE VI
Section 6.01
ARTICLE VII
Section 7.01
Section 7.02
Section 7.0)
Section 1.04
SecUon 7.OS
SecUon 7.06
Section 7.07
ARIIClE Vlll
Soction 8.01
Section 8.02
Section 8.0)
ARlIClE IX
Section '.01
Section 9.02
Section '.0)
ARTICLE X
Section 10.01
ARTICLE XI
Section 11.01
Section 11.02
Section 11.0)
ARlIClE XlI
Section 12 .01
Section 12.02
Section 12.0)
Section 12.04
ARllCl[ XIII
Section 1).01
Section D.02
Section U.O)
II()[X 10 lEASE ACflEEIOT
TERM P"9<
COlWencOMnt. of the '.ra.................................................. 1
REMT
PereenleQe Rent...........................................................
ero.. Sal.. DefIned.......................................................
Percent.ga Rent Stat...nta ~ ,.r-ent..................................;.
,.,.......................................................................
Additional Rent...........................................................
I
2
2
)
4
~ or ~r IN) AIXlIT
ten.nt'. Recorde..........................................................
Audit.....................................................................
s
s
ClIHSrlUCUClN or UASm I'tlEIIlSES
Con.t~tIon bJ l.ndlotd..................................................
'.nent'. t-,rove-.nta end FI.ture.........................................
r~.nein9.................................................................
[~. 0' Perfar-enee.....................................................
5
5
6
6
ClNlUCT or BUSINESS
u.. of Pn-i.".. ..... ...... .......... ........ ..... .0::........ ......... ...
Storage...................................................................
Additional U.. of the Pr~ise.................................~...........
Rulu .nd Ac9ul.tlona................. ... ............... ............ ._......
6
7
7
8
CllNlr or CONCESSIONS
Conditione to Crent..................... .............. ..... ...............
s
COIHlN AlIOS
Definition, Control....................................................... ,
Parlclng FoclUtl.................. ............. ........ ........ ..... ...... ,
Roor. Malle, Chanqe. ~d Additions to Center.............................. ,
Rl9ht to Reloc.t............~............................................. 10
Expen..................................................................... 10
eo..on Are. ")'Mnt. ... ..... ...... .... ...... ..... ....... ............. ..... 10
Proportionate eo.t of Security............................................ II
SIGHS, A,,"INCS, CNlllPIES. fIXTURES, AlIERATlIJ<S
Sl.gna, AI<<ling8 ....d Canopie................................................ 12
Property in ~l,.d Preai............... .................................. 12
IDprove.ente ."d Alter.tions............ .................................. 12
MAIN10lAHCE IN) REPAIR, SURREl()[R Of lEAS(!) PREMISES
Repairs .,d Haintenence by Tenent......................................... l'
Structural Rep.irs.... ................................. ............... ..... 1)
Surrender or Preei.............. ...... .... .............................. ..... 14
Il()[MllflCATlClNI SUIllIOGATlON .
Inde-niflcation .nd Velver of Ci.l........................................... 14
INSURAHC(
J~r.nc.................................................................... IS
Inaurenee Provision............................. .......................... IS
Erreet on lnaur-nce....... ......... ................................. ...... 15
UllllTlES
Ullllll................................................................... 16
Applic.tion ror Utilities........................................... ...... 16
Operation or HeatinQ end Air-CondLtloninQ................................. 16
Utility Chet98 Defined....... ...... ... ......... .......... ................. 16
ESIOPPEl a:RTlflCAfT:, SU60R0INAlION, AllORHl<<:NI
execution or (.toppet Cer-ti(ic.t...... .... .... ............ ........... ..... 16
hllure to hecute Estoppel Certlfic.te................................... 17
Subordin.tion .nd Attorn-.ent..... ..... ... ... ............................... 17
.
AR1lClE UV
Section 14 .01
Section 14.02
Section 14 .0'
AR1lClEXV
Section 15.01
AR1lClE XVI
Section 16.01
Section 1'.02
ARTlClEXVll
Section 17 .01
Section 17 .02
Section 17 .0'
Section 17.04
- Section 17 .05
ARTIClE XVII!
Section 18 .01
ARTICLE XIX
Section 1'.01
Section 1'.02
Sectlon l' .0'
Section 19.04
Sectlon 1'.05
Section 19.06
Section 19 .01
ARTICLE XX
SecUon 20.01
Section 20.02
Sectlon 20.0'
Section 20.04
Section 20.05
Section 20.06
Section 20.07
Sectioo 20.00
Section ZO.09
Section 20.10
Section 20.ll
Section 20.12
Sectlon 20.1 J
Section 20.14
Section 20.n
Section 2n.16
Sectlon 20.17
Section 20.18
Section 20.19
Section 20.20
Section 20.21
Section 20.22
Section 20.2)
Section 10.14
ASSIQllVll NfJ SlllIl.ETlIMG
Asslqn.....t one! Sublettl"'l................................................. 17
Application to Assign or Sublet........................................... 18
Copy or Assign.ent DC' Suble.se............................................ 18
lE:RCIWlTS' ISSOCtATIONI _TlOII f\Nll IIM:RTlStMG
Her~t.' Association, P~tlon rund ~ Advertl$ing.................... 19
OES TIllCTlOI or l[#S(ll I'REIllSCi
Total or 'artial O"truction.............................................. 20
P.r~i.l Destruction or Shopplnq Center.................................... to
E:!UN[Nr OOIIAIN
Tot.l ~tlOR........................................................ 21
Partial Conde~.tion.... ........ ............. ............... .... .......... 21
P.rtlal Conde~.tlon or Shopping Center................................... 21
landlord.. O-.ge..... ..... ..... .......... ........ ........................ 21
Tenant.. 0".ge.... ....... ..... ..... ............ ........;.................. 21
SNlClIlPfCV OR INSOlYDlCV
8~ruptcy or Insol.eney..........................................~....... 22
I:YOIlS Of' llEf'AUlTI UNll.lIfI)'S IlEI€DIES
Events of Default. ...... ... .............. ............ ...................... 22
Deliber.te E.ents of Oef.ult..........................~................... 2'
Terwiutlon.. ..................... ........................................ 2'
Right of Posse.sion.......~..............................~................ tl
Addition.l Re8edies of l.ndlord........................................... 2)
Confession of .lJdglllent............................................... ..... 2.
W.llter......................... ............ .. . . ......... . . . . .. . . . . . .. . .. .. '2S
HlSCll.UHEWS
A.ceeas by l.ndlord.. ............... ....................................... 25
Holding Over........ ............ ................. ......................... 25
Suecessor....................... ...... ........... ................. .......... 26
()Jiet EnjoyMent............................................................ 26
Wai.et...................................................................... 26
CustOll and Usage... ........... ..... .... .... ................................. 26
Accord and Satisfaction.................................................... 26
Perror-.nce of Tenant's Covenants........ ............ ............... ....... 26
(ntire A9reell\ent.......... ................ ..... .................... ....... 21
No P.rtner.hip.............................................................. 21
Notices.................. ... ..... ..' . . ........ .. ........ . .. . . .. . .... .. . .... 21
Captions and Indel:........... ... ..... ............ .................. ....... 21
Tenenl Defined; Use of Pronoun............................................ 27
Nel;8tion of Penon.lli.bility............................................21
((fect of Conrn-.ental U.itatlon on Rent. and Other Ch.rges.............. 28
Petli.l Invalidity; Separ.te Coven8nt...............................~..... 28
Record1n9.......... ~...............Oo....... .... . ........ . ...... . ... . ... .... 28
8rakdrage Coe-iasion.... ~..............:........... ........... ........ ..... 2.8
Construction.. ...... ......... ........ .... .'.................................. 28
Perpetuity..... ~..............................Oo................ ... . ..Oo..... 28
Choice of L."............................................................... 18
J:Jint Prep.ration.............. ...........Oo............................... 28
Interlineation........ .................................................... 28
S~ission of lease to len.nt............................................. 29
.
.
LEASE ACREEI€>lT
ARTICLE
TERH
S(CTION 1.01. Coa.eneing of the Tet1l.
<.l {he "GtiCJiMllirS"""ir t.Ms luse (hereafter define4) .nd Tenant's obligation to pay
rent IInd occupy the de.bed proMises in accordance with the ler1ll hereof -"-11 ct" nee on the euller
of the (0110wl"9 dates (such earlier det.e belnQ herein caUed the .c~enc"ent date-h (1)"on the
date ee\: forth in Section' -e- of the Indenture o( lease or (2) the date on ..nlch Tenant shall fint
open the de.hed preal..e for business *
(b) At.,y U_ "ter the co.ence.ent date of the tete of the leu. the. p.,rtl.. .h&U
e.ealte ."d deUver to ellCh other, at the opUon of bndlord, either en lnatru...t in rec:orcWlle for-
or I letter IIgteeMllt prepered by lAndlord, .tlerein fen8l1t ...tIdh (1) onUfy that the t.eeee 18 in
full fotce ...d .r(eet tIftd (2.) eertUy the c:o.enc~t M<I tec.in.Uan datea of the original ter- of
this lease. .
(e) Thi_ lease .net tM tenancy hereby created ehell cea.. .-.d deteRin. .t the end or the
tete hereof .ithoot. the neeessU,. of en,. notice fro.! either l.ndlord or Tenent to terain_te the ..IIe.
and Tenant hereby valve. notice to ..eate the prelllses .nd sgtees that t_lard aMll be ..Utled to
the benefit of aU prodsione of taw reapecting the au_ry rec:av.ry of c>>oIIsealan of 9~1... fc-o. .
tenent holding over to the ... extent .. !r atatutory notice Mid been ghen.
(d) TIw period c~I"9 on the date hereof -,d teralnaUng on the dste i_dietel, prior
t.o t.he coeaenc~t dale is hereby r.r.ned to as the "lr\lt.bl t.e"-..Ind Ute period fro. the
c~ence.ent dat.e t.o the date of the expiration or earlier terainstion of this lesse sh4ll be referred
to herein es the "originll terti". for the purposes ot' this leue the wrds "the tera of this lease.
and "t.ef_ hereor- shall be dee..d to ..an the Init1al tera and the original ter. of t.his lea.e an6 all
extensions or renewals thereof.
AlIT1CL( 11
RENT
SECTION 2.01. Percentaqe Rent..
(a) The Percentage Rent. .hall be payable without. prior deaand end without ..,y setoff' or
deduction .tlatsoever .t t.he U.es set forth Mreinaftet at. the phce then fbed for the pepeat. of
rixed MinimUM Rent..
(b) Not later than thirt.y (0) days arter the upiretion of the first "lcase yeu"
(hereinafter defined) of the tel'_ hereof and, unless landlord exercises its option 8S set forth in the
ne'ltt aenlence hereof, t.hereafler not. blet than thirt.y DO) days .rter the expintion of each
subsequent. lease year in the ter_ hereof. Tenant shall pay t.o landlord the, Percentage Rent due for the
lease year in question. In the event that Pcrcentaqe Rent aheil be payable for -"y lease year in the
terM hereof. after the expiration of the nut lesse yeU conhininC) twelve (12) COlIP1ete calendar
DOflths, Landlord, at landlord's option to be exercised by written notice to Tenant. ..y reqJlre tenant
to pay I as -"ditlona.1 tent.. toC}ethe~ vith each .anthl)" inshU.eat of fhe4 t4i.nl... Rent due hereundet
c(MnencinC) with the Hut. such. papent due i..edhtely aft.et the receipt by Tenant of such noUee ....
a.ount oqJd t.o one.t.welft.h O/12th) of eighty percent (80%) or the Percente4Je Rent payeb1e ror the
itMedht.ely precedinQ lease year. T~re"ter, len..t .hdl conUnue. to pair such eeU..ted pepenta of
Percentage Rent toqether ...ith each ~th1y in.t.aUaent or Fixed Hint-K.. Rent due for each cdendar
-onth In the tee. hereora provided. however, t.hat the .-ount of euch esU..ted .....t.hly paya.edU of
Percentage Rent ..y. at lendlord'. 'option. be adjusted at the expiration or each ilUbHCJ.Ient le... reor
after receipt by landlord or Ten....t.. st.te..,t rererred to in Section 2.0)(b) to .. ..aunt a..a to
one-lwdfth (1/12th) of eighty percent (8~l or the Pen::ec\t. <<ent. pay. 1. for the 1...e year
i-.edhhly preceding .uch adJust.ent ..,d c...encinCJ with the P8)'t1ef't of "'hed Hini..,. Rent doe
i..edi.tely .fter receipt by Tenant. of notice of auch ~just~nt. Tenant shall continue to pay such
adjusted UIOunt until the next adjust.aant.. Alt.houqh esU_led Percent.age Rent shaU be payable
fIIOnthlyas .foresaid, the final COIIptlt.etion and payaent shall be on an annud ba.is.
(c) Whenever used in this lease the words "le.se year" ahall _8(\ t.he be.lve (Ul (ull
calendar aonlhs of the ter_ coc-encinq with the first day of the t.er_ or thi8 lease, prodded the
cOCIQenceGent. of the ter. or thia lease i. on the first. day of t.he IIlOnlh or, if the hrlll or thill L~ue
co-.ences on any day other than the fint day of the W](\th, then wit.h the first day of the 41lOnth
i_ediately following t.he co_encecaent date and each succeedinq t..elYe (12) _onth period. tn t.he
eye'lt lhat lhe first or last lease year shall consist or leu t.han t.welYe (12) ruU cdendar _onths,
the Petccntaqc Rent CroSls S.les S..e for such sl10rter lease year .hall be <Me_cd to be UH~t purtiOC"l of
such Sales BlISe obtained by lIIultiplying the appi i.cable Percentage Rent Craes Sales Oa~c .,,: ~ ;,}~lh tn
lhe Indenture of lease by a (raction, the nUMeutar of ldlich shall be the nulllbec of day'll contei.ned in
such shorler leaee year end the denominator of which elldl be three hundred eh:ly-fh'C'l (J65). In the
-, -
event the _aunt or the Percenhqe Rent Cross Sales 883e set forth herein is subject to edju.taents
durin4) the ler_ of thh lease, and the date on .nich such IIdJust-=nt 15 to OC'ellr (herdn,rter ref.rred
to u the .Acnhl Adju.tllCnt Datc.) is other t,,*, the nut d.,. of . le.se year, the Percentage Rent
CraBB Sales Base for the lease year in which the Rental AclJu.t.ent D.t. .hdl r.u ...11 be It\e au.
of; l.) the lesser Perc~t.ge Rent Cross Sales B.se aet forth in t.h4! Indenture of lease .ultipUed by
. fraction, the nu.-entor of which ,h,ll be the n..ber of claY' in the period co-enein<J on the nut
day of the lease ycar in which the Rent.l Adjuat.ent O.te ~.ll f.ll .nd end1nq on the day I..edl.tely
prior to the Rental AdjustMnt O~te and the deno.ln,tor of ..lctt .11 be three hundnd .hty_five
()65), plus (b) the greater Percent.ge Rent Cross Sales B.se set forth in the Indenture of Leese
IlUIUpl1ed by . fraction, \.t)e ~utQr of -mich sh.ll be the nUllber of deytl in the period ~enclng
on the Renbl Adjustllent Oate tnd ending on the l.st clay of the le... year in which the Renhl
Adjust~ent Date sh.ll fall and the deno.inator of which shall be thr.e hundred .l~ly-five ()4S).
(d) It I. expressly underatood end .greed th.t Landlord does not consider the rixed Hini~.
Rent in itaelf a f.lr end tdeCfJ.te rental for the de.bed pre-led Md would not heye ..,t.ered into
this Lease -.nless Tenent tuld ob U9&ted itself to pay Ptrcenlage Rent -.hleh landlord e.peeu to
aupplelaCnt the n"ed Hinisu. Rent to provide .uch fair .nd ade.-.te rental return. Therefore, 1f, In
each of .t least two (2) of the first. three ()) rull 1.... ye." in the ten hereor, 1..,,,,t ahall not
h..,e been oblitil8led to p.y Pereent.9'1 Rent in the .-aunt .. Nt in the Indenture of Le.... Landlord
.ay, .t ita option, (1) terain.le this lene upon written notice to Ten..t-91yCt1 at any the wit.hin
six (,) ~thl .fter the receipt by Landlord of Tenant'. ...u.l .tete.ent of Crass Sdes for auch
third rull le.se year, (or, if earli.r. the due d.te thereof) and this lease shall tet.inate and be
null and void dxty (60) days .fter delivery of .uch notice, or (2) decreese the Percentage Rent Cross
Sale' ease aet forth in Section .0- of the Indenture of Lase to 1ft ~t eqJal to the Crocs S.le.
reported by fenant at the end of the lease year iMediately preceding the d.te on which l.ndlord .alees
the election hereunder. Tenant .hall thereafter pay to bndlord Parcenbse Rent in e~cen of the
decreased Percentage Rent Cross S.les Sase for each teaae ye.r .durlng the: reflleinder of the tel's of
t.his lease (including the lease year during which the Percent8CjJe Rent Cross Sshs Base has been
decreased), and each lease year thereafter.
SeCTION 2.02. Crass Sales Oefin~d.
(.) 1iiewords .Cro.s Sdu" as used heeeLn shan .an the 9t'08S ..aunt of' .11 sales of .11
goods, wares and aerch.,dise sold and aU services perfot'Nd by Tenant and/or by any 8ubtCC'ent.
licensec or concessionaire in. at or froa the de.bed pretllses (including, but not li.it.ed to,
cataloque ules Mde at or frOll t.he de.bed pr..i,">, -.hether (or cash. credit or other
consideration, with such other con.ldsraUon being detemned at. r.lr ..rket value Ilnd nnenc:lng
charge. on .11 Cross Sale. (IIfUhout reserve or deduction for inablllty at (.Uure to collect)
including, but not li.ited to. such aales ~d seryic.a (I) .. . result or tr.,sact.ions originating in,
st or (1'0" the de_ised preMises, whether delivery or perroraance Is ..de frOG the de.bed pre.bee or
frOfl SOCIle other place; (2) pursu-'.l to ..U, telephone, tt:leC}r~. dosed tv Circuit, Oia1........suy and
other devices, autoc.ated or otherwhe, whereby order. .re received at the de.bed pre.ises or 0)
which Tenant. or lIny subt.enant, licensee or concesdonaire in the norNl course of its business would
alttibute to i.ts operations at the de_ised pushes. Cross Salee also include all deposits not
refunded to purchaser'. E.ch ule upon installment or credit: shall be treated as . sale for the full
price in the CIOnth durin9 which such sale shall be u.de, irrespective of the tilB@ -nen TC(\an.t. shall
recei~e paYMent therefor.
(b) The following shall be deducted frQClJ Cro.. S.les if originally included therein, or
excluded therefrOll. $S the csse ..y be. provided aepentel:'ecords ue supplied supporting such
deductions or exclusions, ns~ely: (1) any exchange of .crchandise between stores of lenant where euch
eXChange is Nde solely for the convenient operation or Ten.,t'. business and not for the purpose of
consun.6tinq e aale -.de i.n, at OT fTOG the de_lsed pre.l,es, (2) returns to Shippers or
manuracturers. 0) cash or credit refunds to cuetocleu on trans.ctions otherwhe included in Cross
Seles, (4) sales of fixtures, NCh.inery lAd eq.tipcnt. .fter use t.hereof 1n the conduct of tenant.'.
business in the de.hod pre.ises, (5) .-aunts collected and peid .out by Tenant for eny sale. tu
imposed by any duly constit.uted qavetnllCr'ltal authority provided .uch te. is both added to thc .elUll9
price 8S . sep.rate and dist.inct aaounl in addition to tho ~l.r pr1ce of Tenant.a ~rchandls' and
paid t.o the t..in9 authority by Tenatnt (but not by .,y vendor of Tenant), (6) the ..-aunt of any
discount. on sa let to employees. end (7) ~celpts frOll the per-itted pay telephone and vending ..chine.
refel'l:'ed to In Section 5.Q}(t). No ..alue added tax, end no frenchlse or capital atocle tax and no
incolle. gross receipts or ai_Bar tax based upon inco-e. profits or gross recei.pt.s ss such ahdl be
deducted from Cross SlIiIle,.
SeCTION 2.0). PercentaQe Rent State.eots.
(.) ko later than th~ thlrtieth ()Oth) day after the end of eaCh calendar Month in the lere
hereof, Tenant shall sub.it to landlord lIn it~/IIiled end 8ccurate written stlliltelnent siqned by lenent,
its duly authorized officer or duly euthorized represent.the. rerlecting t.he full 11I1lQUr'!. r:r Gr~)88
Sales Mde durinq the pre'Cedinq cslendar -.ont.h. If the c()lWllenceraent dlilte hereof sholl Illl:" IJC lIle
first day or 8 calendar Il()('lth, the period between the cOfUlence-ent dete WId the (irst doy of tho:-: first
rull calendar .onth in the lere and rensnt'a Gross S.les during such period sh.U be ll<~d.j ,..he
first calendar Ilonlh for both the purpose of the CQfIIPutstion of Percentaqe Rent Rnd the purp<llJ~ o(
rcportinq o( Gross Soles.
(b) Not later than the date ael (aclh in Sectl.Ql\ 1.Q1(b) hereof, leOent aha11 '1oo....iL t,;
landlord a complete ..ri.tlen state"'cnt of leoant's Gros6 S91es for the pre<.;"dlOq 1,,861" y(fl;- in .,;,;:1'
reasonable detail .3 reQ.l~ted by landlord, certHied by Tenent. ita duly authQrhed officeI' or
n.preacntative, accOftlP.nhd by .. certified at.toNnl aigned by Tcnent,'. regularl, engaged independent
p",blic accountant .hUnq that the Cross Sdes reported by Tenant ere in eccorcf with the ~t
thereof set forth on Tenant.. requhrly ..inbincd books Ill'\d recorda. SllMllbneoudy with the
delivery of the ehte-.nt referred to in the preceding aenten<<, Tenwtt 8"11 pay to lendlard the full
unpaid bal.nce of the Percenhgc Rent due .nd payable fot IUt'h le..e yeer, 1( "y. In the eVeRt.
Ttn.nt is aakinQ eaU..ted p.y~nle of Pel'etftt.~ ~l -.nd teneot is not t...... in default hereunder or
otherwbe indebted to landlord, any exee.. of "ti..ted Percentage Rent that Tenent ..y hl.e peid fOt
such lease yeer over the Percentage Rent ectually due (or such lease rear aha11 be refunded to 1enenl
within thirty (}()) deys; provided, if such o'Verpeywmt ie for the last le... yeu, hndlord .h.ll not
be oblig.ted to refund to Tenant tho .-.aunt of .uch o'Verpepent until len...t h., fully perfor..d eU
of its oblig.tions under the le.,e, il not indebted to lend lord end he. ~.c.1ed the deal sed preat.es
in .ccordance \IlIlth 1he pro'Vision. of thh lease. In the e'Vent Tenent 111 indebted to landlord (or eny
renon wh.t"oever, landlord ..y deduct auch MOUnt o\llled froal .uch o'Verp'yilen1.
(c) The 'CC::89tance by L8I\dlord of ~-peftta of Pereenhge ~t or reporta thereof .ball be
without prejudice, end .h.ll in no ewent constitute . .".1ver of landlord'. rlFta to chi. .
dericiency of such Percentage "Rent or to audit Tenant'. books ...d recorda .. ....t f'orth in Section 1.01
hereof ~
(d) H Ten.,t 1h.11 r.u to deliver .uch st,tettent as re4'ired by Section 2.0'(b), within
the period set forth therein ...d such f.ilure .hell continue ror ten (lO) d.,s .fter the det. of
written notice 0' .uch r.tlure rr~ lendlord. l.ndlord .hall h."e the rlgftt there.fter to e.plo)' .
certified public .ccountant to .."e .uch ....tn.t1on of Ten.,t'. books end rec:ords .. ..y be nece...ry
to cerUfy the ..ount of lenent'. Cross Sdee for ..id leu, yeer. the eertlrte.Uon .0 NCf. .hell be
blndin9 upon Tenant end Tenant ahall ProcIPtly p.y ta landlord the COttt of the ....In.t1on. t09.ttwr
with the full bal.nce of Percent.ge Rent due 8Rd pay.ble for .aid le..e ye,r. In addition, lendlotd
Ny treat the f.ilure lo delher such ahte-.enb within ten (10) d.ys .ftir the .foresaid notice .. .
Oeliberate Event of Default.
(e) Jenant.'s obligations ....der this S.ction 2.03 ahan survi'Ut the expiration or "din
ler.ination of this lease.
S(CJ1~ 2.04. Taxes.
(8) ~ the purposes of this Section 2.G', the word -ta.es- shan include aU ta"8
.ttributable to i"'Proveaents now or her.after ..de t.a the Shopping Center or My put t.hereof or
attributable to the presenl or futut"e lnahll.tlon in the Shopping Center or "'y pert thereof of
fixturea, D8chinery or eq.;ip.ent, ell red ..tat. taxn, ..s.ss....b, roll-badc: hu. or ass...~Ui,
w..t.r and sewer rents end other go'tern~td li11lpOl1iUana and charges of every kind and nature
whatsoever, nonrecurring .8 well .s recurring, epecial or e.tr.ordinary .s \IlIell as ordinary, foreeeen
and ..,foreseen I ..,d each and every inshU.ent th.reof, which sheU or ..y during the tccw or this
lease be levied, usessed or illlposed, or becoae due and pey~le or becoae lien. upon, or arise in
connection with the use, occup.ncy or posse.don of, or ..,y interest In, the Shopping Center or ",y
p.rt thereof, or any lend, building9 or other improve-ents therein and all casts and fee. incurred by
landlord in coo.tntin<} and/or negotiating aald taxes, less all a~unta paid as tues to landlord by
the occupants o( any "Seperately Assessed Prelllises" (as defined in Section 2.Q4,(d) hereof). The word
"taxes" shell not include any cherge, such as water lIeter charge and selliler tent. based thereon, ..t11ch
is 'ltIea5ut'ed by the consulllpUon by the actu.l user of the He. or .ervice far which the Charge is -.de.
(b) ror each -Tu Year" (as defined in Section 2.04(e) hereof) duri"9 the teu of this
lease, Tenant shall pay to landlord as additional rent (hereinafter called -Tn Rent->' the al'lOuot
obtained by lIultiplying the total of .11 taxes payable during auch Tax Year by . (raction, the
nUMerator of which ahall be the &~'re feet of floor are. of the de.ised pre-ises and the d~ln.tor
of which shall be the sQJare feet of all -baUble floor au'.- (p defined in Section 2.04(d) hereof)
in the Shopping Center coo,puted as of each date Landlord h,as a dght ~der Section 2.04(c) ta bUI
Tenant for an inshllll1ent of hx Reot. On account of fax Rent. fenent shall pay WIOnthly, in adv..-.c.,
.s addilional renl, togelher with each ~thly Install~nt -of rixed Hini.u. Rent, wtt~t de..nd or
aetorf, the .lIM)unt .et forth in Section -J- of the Jndenture of Leue. Such ~t ..y be ~Ju.ted by
landlord .t any U.. during the ter. hereaf to en .-aunt cqJal to one-t.welfth 0/12) of the Tn Rent
payable by Tenent for the preceding Tax Year. If TenlOt's par-ent on account of f.. Rent for any T.x
Year exceeds the .ctu.l .lIOunt payable by Ten.nt .s r.x Rent for such T.. Year and Tenant 1. not in
default hereunder or otherwise indebted to landlord, landlord sh.ll credit such ucess to Tenent'.
foture tu. obligations; provided, if such overpaylltt!11t is fot the last Tax Year, landlord shall not be
obli9ated to refund to Tenant the a.-aunt of suct, overp'YIIfl'nt ..,tH Tenant hu fully perfor-ed .11 of
i.ts obHqationa under thi, leue, is not indebted to lllndlord and has vacated the de.ised pre.hee in
accordance with the prOVisions hereof. In the event Jenant is indebted to landlord for any reason
whatsoever Landlord..y deduct such aMo~nt owed frOft such overpay~nt.
(c) lan1'lord shall have the ri9ht to bill Tenant for Tn Rent during each Tax Yf!sr after
esch recei.pt by landlord of a bill. assess-.entl levy, notice of l"'PoeHion or other ~I(idel'\'_(: ~( la."ca
due or payable all of 'olhich are h~rein8fter collectively referred to 88 . "ta. bill- (whether such
b ill is a f ina 1 b i 111 an est inl8 te 0 f annual h"es 0(" represents a ta. b ill baaed upon a fir,., 1 or
partial a8sess~nt or deter~ination), Tenant shall pay the balance of lta 18'1: Rent '\f\lnl'l thirty \ :.O~
days of receipt flotl landlo("d of . ..ritten stater.ent setting forth the t8ll.e9 for whit'h Landlot'"d hac
received 8 ta>: bill, Tenant's ,hare of l8U~S, and Tenant's pny~enls theretofore 1II8de on 8ecount of fa.
Rent. In mllk.inq the COlllputlltl001'l 83 aforesaid, . tt'.... bi.ll af photocopy thereof 8UUllIitt..lj 1>) l'Jv1111rd
to lenllnl Ghnll be conclust..... evidence of the: .",()unt of the t..e8 include:d in the CO<l\jllltaliun of th~
Tn Rent in q.Jcstion; proVidt;d, however, landlord .",11 h8ve the right to bUI tenant (or 'en.ot's
.t\.n of the taw. Rent for the last lease yeu 1n the ten herldf ""'ther Of not lW\dlord -..11
theretofore have received I t.. bill covering the period 'fOIl the date of tM ta.. bUI .....tch (or..d
t.he beds of the aatt recent Inetdlaenl on account of' Tn Rent biUed ta t~l to the c1lpl,..Uon or
t.he ler.. hereof. If l.ndlord tMI not received. lex bUI ror luch period, lencflatd .haU esUut. the
81aOunl of luch last Inetdl_nt of 'U Rent on the b..b of inforaeUon cont.lned In the t..x bill IIGst
recently received by landlord, lubject to adju.tlllC(\l ...non. l.endlal'd neei... I t... bUt which includes
the period ff'Oll the ute of .uctt tu bill to the ellpinUOC1 or the tn_ hereof. Tenent ehdl ply such
adjosted amount upon billing by Lendlord.
(d) fe-I' the purp08n of thb leue. the NOra "Seperltelr Annaed 'rnhe." Wldl _en
only each of the following portions of the Shopping Center which are in rlct leplrltely Issessed or
for which the llIOunt of. taxes .etullly esseued is readily Iseertainmle at -"let. Ire used in
coonection ..-ith the operation of I depart.ent alore or partiool or the Shopping Center whiCh Ire
o..-ned, leesed to or otherwile occupied by I depertMent _tore or portionl or the Shopping Center tchic:tl
Ite owned, lnsed t.o, or otherwise oc:c:upied by I "Itiety or specl.a1t, ltol'e. for purposa of this
lease I "vatiety or spechlty atotell 18 en oc:cup.,t. .....1c:h leas.. or oecupl" lS,ooo aCJIlre r.el or
.ore of buUdlng"speee .tno.the Shopping Center. f'0l' the -puTpOan "r-thil'~'" the wnf8 -teuable
floor leea" chell _In the ItJllt. feet of floar area 1n enclo.ed buildings MIlch are erected on
portions of the Shopping Cent.er other tMn S4tparatelr Asseaed Pn.1... 1Ind tlhieh Ire deaitned
exclusively for un and occupancr by Ten.nta other th... oceupante or $ecM.rltely "aea.ed PI'..bes end
which are open for business by such tenants..
(e) ror the purpoee of this leae the words "Tax Year" shell ..en the twelve (12) full
celendar .".tha o( the t.r. eo.-eneinq, with the Janu.1C'y Id. 1-.411t.e1, followinQI the cOlMenee-.nl
dete IIOd ending Oecnber nst of such eelender yeer end eech succeeding twelve (12) -onth period
there.fter cocaeneing In the ter. of this lease; provided. however. the fint l.x Year shdl connence
on the co.:tencellle(\t dale II\d ter.\.nale on the i_edhtely succeeding Decellbel nat.
(r) If fat reasons other than Tenant's def.ult the tera or thll lease teninetes 00 . date
other th.n the lest day of . lax Veer. 'Teo.,tfa Ta.. Rent .hell 1M: eqs1tably pro-rated.
~obith3bnding anything herein t.o the contr.ry, for the porpoae of COlIpUUng the lex Rent duc( ror the
first Tax Vear. .U tue, (eq.dtably pro-ulcd) payable durl"4 the celendlt yeer in which the r1rat.
fu Ye.r shall fell sh.ll be deelled pey.ble durinq the f1l'at taw. Veer.
(9) If, ener fenant sh.ll hIIve: ..de the reqJired eMu.l lMIy_nt of fex Jaent. landlotd
shall receive: a reflM'1d of eny portion of the taxes included in the COlIPUteUon of 8uch fu Rent.
provided Teoent is not then in defwlt. hereunder. l80dlotd sh.n credlt to Tenant that percent~ of
the net refund .fter cNducting eU costs end expenses (1nc:ludinq, but not llalted to. .ttorneys' and
appraisers' fees) expended or lneurred in obtaining IOC:h refund, wictt the portion of the taxes in
que~Uon paid by len...t bears to the enUn dOuot of such tnea L..ediately prior to the refund.
Tenant shell nol Instllule lI"Iy ptoceedings with respect. to the assessed valu.Uoo of the ~ln9
Center or any part thereof for the putpotle of lIecuring . t.u. reduction. In the event. the t.andlotd
sh.ll reteln any consultant to negotiate the aaount of taxe., tax rite, .ssessed value end/or othet
factors Influene1n9 the aaount of taxes and/or insUtute eny ad.inhtr.Uve end/or legal ptoceediftC}$
challenQing the tax rate. assessed Ite.lue ar other factor. influencing the allQunt of-taxes, .....ether or
not such action results in a teduction in the alllOunt of laxe" Tenant'a fax Rent ahall include the
porlion of the agQregate of dl such reasonable fees, reasonable attorneys' .nd .ppreisera' fees and
all disbur~eClents. court costs and other dldhr it.e-s paid or incuned by lendlord doting the
applic.ble Tax Year with respecl to such proceedin99 which is obtained by aultiplying lhe a9gtegate of
euch SUTl:S by the (reclion set forth In Section. 2.04(b) her-eof.
(h) If at any tillle during the teu of this lease, under the lawe of any 0110 at -ore
jurisdictions in which the Shopping Center is located. a tax, illposit1on. chuge. u....-.ent. levy,
excise or license fee ia le~ied on. llllPOtled aqainet or ftt:8Bured, CClCllPuted Ot deteuined. whethet .a .
substitute or not fot the whole Ot eny part of the taxea flOw levied. "aened or Illlpoaod on real
estate .31 such, there ahall be levied, "ses~ed or Impoaed (1) . t.ax on tho renta tecelved fro. euch
teat estatc, or (2) . licen.e fee .e.5ured by the rent~ receivable by l.ndlord frOlll landlord's Parcel
or any portion thereof. or 0) a tu 'or licenee (ee blpoaed upon landlord which is otherwhe .eeeurad
by or b.sed in whole or part upon Landlord's Parcel or In.Y POrtion thereof. or (4) ., IncOllO or
funchlse tax. then the aalle sh.ll be included in the cOffC)utation or taxes hereunder, COlIPuted .s if
the acaount of auch tax or fee 80 payable wlIlte thet due if l...dlord'a Percel were the only propStty of
landlord subject theteto. tn widilion. to the fore1}olng, should eny CjOvemllentd .uthority acting
under any existing or (utute law. ordinance or regulation. levy. .ssea. or iMp08e . tax, excise and/ot
essess..ent upon at ag.inat thh le.u, the execution hereof -"d/oe the Hini... RltOl, or ~y ilew. of
additional tent payable by Tenant to landlord ~ether by way or aubstitution for or in addition to any
exislin9 tn or olherwise, and whelher or nol evidenced by docullcnhty al-...pa Ot lhe like, Tenant
shall be responSible for and ah.ll pey auch tex. excise and/or ...ess~nt, or ahall rei~but.e landlord
for the allOunt thereof. a~ the Case .ay be.
0) Tenant's obligations under this Section 2.04 !lhall sUfltive the elCpirati('
ter_inalion of the ter~ of lhis Lease.
e j) In the event of any d ispule as to lhe float aree in the Shopping Ccoter or _fly pl;.!Eot iQf1
thereof (other lhan the leased prelllises which shell be deler.ined by the pro"" is iQl''U1 of lho.'! [rvj~nt'_H'e
of Leese), the deler.ination of ~andlard'8 architect shall be binding upon the parties.
s(crlON 2.OS. Additione1 Rent.
All suru or -oner or chllrq~:1 re()lired to b~ ptli,j h.,. leoent under thill lease. ..flnthor or not
-, -
the IlflIt: ue deeigneted "eddiliond tent.., ehell (or ell purposes hereunder be deetaed and shall be
pe1d by Tenant as rent. If such uounte or ~rge' Ire not pdd at the U.., provided in thla leese.
they .h.ll neverlhe1esa, if not pdd ""en due, be collectible a. rent with the ned. in.tdl....t of
nxed Hini.,. Rent thereafter ,.lli"9 due hereunder end a"a11 bear interest froe the due date thereof
La the dale or pey.enl et the highest rete allowed by law.
ARlIQ.E 111
BOCJ(S or ACCOUNT _ _IT
SCCTlCfl l.Ol. Tenant's Recorda.
(e) Tcnent covenant. and agree. thet the business of fcnant and or any subtenent, licensee
or concessionaire upon the de.bed pre.is" ,haU be operated 80 that a duplicate dated .ale. diP.
dated invoice or dated cash register receipt, serially nUtlbered. SMU be issued with each .de or
tran..ctioo. -.hether for cnh, credit or exchenge, .nd to record .11 c..h sdes Tenant .hall utilize,
or clule to be otiUzed, 'cash 'reovisten cCJltpped-with -.etlled eontinuous to~al or'.uch other device.
ror controUinq aales as landlord &hall apprO'ta. rurthet'*Jre, Tenent ahlll hep at all Uee. clurlm)
the ter. hereor, at the de.bed pre.bes or .t the general orUce or Tenent, full, COIIPI.te end
eccurate books o( account and records in aecordence with 8eCepled accounU"9 pracUeea with re8pect to
all operations or the husinus to be conducted in or fro. the de.1sed pre.ises including, without
U.UaUon, the recording of Cross Sales and the receipt. of aU Mrchandlse lnt.o and the deUvery of
all _rchandise (1'011 the de.bed pre.bet! during the tel'll hereof end eheU retain aueh book. .net
recorda, caples of .U tax reporlll aubaltted to the appropriate bdng authorlUes, .. well IS copi"
of contrscts, vouchers, cheeks, inventory records, dated cash re9ister t.apea and other docu~ta .nd
papers in any way telaUnq to the operaUon of such business (aU..4f which ate hereinaner
collectively referred to .. "'books and recordsll), for at. tent three 0) year. frOtl the end of the
lease year to which they are applicable, or, if an audit. is COAmenCed or i( . controver.y ahoutd arise
between the parties hereto regerdinq the rent P41yable hereunder, ootU sueh audit. or contrcwetey h
Ler_inaled even thouqh such retention period ..y be aner the expintion of the let. of, ot' ..rlier
ter_inatlon 0(, this lea!!le. Such books and records .hall at all reasonlble tille. clurin9 the aroresaid
retention period be open to the inspection o( landlord or ita duly euthorit:ed representalhee, who
shall have full and free access to eueh books and record_, the right to audit euch booke .nd records
and the right to reqJire o( Tenant, its aqent. end uployees, such inforutlon or elCplanaUon with
re!!lpect to such books and records as ..y be necessary (or a proper exe.ineUon and/or audit thereof.
(b) In the event Tenant violates the provision. o( Section ).OUa) ..,d a. a result of such
violstion, landlord, or it.s duly authorized representative, 1s un8ble to conduct a proper e...in.tion
and/or audit, the parties agree that landlord shall have been deprived o( .... l.portent ri9ht under
this lease end, lIS a result thereof, will .urfer daraage. in ~ a.OUnt which is not reedUy
ascertainable and thus, in such eveot, landlord, in addition to and not in lieu o( eny other re..diea
which landlord has under this lease, .t law or in eqJity, sh.ll heve the right, at its optioo, to
collect, R5 liquidaled dallages and not as e penalty, an aGlOunt eq.Jal to twenty percent (Z~) of the
greater or (.) Percentage Rent reported for the period 0(' periods in QUestion, or (b) the annue1 fixed
Hinilau" Rent psyable ror the period or periods in q.Jeslion.
S(CTI~ 3.02. Audit.
If the exa..instion and/or eudil referred to in Section '.01 shslI disclose that Tenant hu
underststed its Gross Sales by OQe percent (Hi) or _ore for the period being exnined, Tenant shall
pay to landlord, upon deqod, the cost of such en.inatioo and/or audit 1n addition to the deficiency
in Percentsge Rent which shall be psyeble in any event. In addition, lend lord lIay treat tho existenc~
of such liabilily as a Deliberate Event of Derault.
ARTlQ.E IV
CONS IAUCTlON or lEASt>> PREHISES
SECTI~ 4.01. Construction!n:. lendlord.
landlord, at Its cast and expenu, ,hell construct the de_i,ed preRisee incotpOuting in
such construction all ite~ of work described as landlord's Work in (xhibit "A" ethched hereto and
1ft3de e part hereor (all such ite" ere hereineHer collectively referred to as "lendlor-d'e Work"').
landlord shsll have the eltclusive right to deter.ine the erchitectunl design and the structural,
Iftechanicsl and other slsnderd detsih and specifications of landlord'e Work, includinq, but not
lilllited to, the type of lIateriah and the ..anuhcturer snd supplier thereof.
SeCTION 4.02. lensnt'a l~rovenents and fhture9,
(a) Within thirty (JO) days efter landlord's erchitect provides Tenant wi.th OutUnll Flfln&
ror the dellli!llr;d prellli!lle::l, Tenant shall furnish to landlord, ror landlQrd's approval, co~lr.~( >forking
dra...i.nq~ and 9peciflcalions. pUr:'lU6Ilt to (xhibit "A",
(b) 'lftllqn ten (10) dayS after the notice or appro"';ll of lenant's complete working dra..ings
and speciflClitlona by lendlord'!11 Rrchitect, Tenrtnt eholl, et i.t'l sole cont Illlll el(pentU'~. f1ub~cl to .ny
- s-
provision.. far ~illbunelllf:f\t let forth in the Indenture, C'OlIlIence .net ther-elfter prQIIPtly cOtllplete all
the work and other f"Cq.aira.enla It1pQeed upon fenant In Ekhlbil -"-, h11 ,uch It... being herein
rererred to ., -ren.,t'. Work-). In Ute nent Lend1o", on fenent'l benelf, Ihall petrortl any work or
lnstall any eCJllpent included in lenent.', Nark, ren...t. within rHteert US) de,. .ner- receipt or ,
bill t~teror, shill per t.o landlord, IS Idditiond rent, , 'u. e4l11 to .U ..... peLa .nd costa
Incurred by Landlord in perroralng IlJdt work I/'Id/or inltalling ,ueh eCJItp.ent pI... ad.int.trative
cost. or landlord in I I~ eq.aal to bent.., pereerll (2OS) of luch .u.. fJltd/or coetl. Hot.wJ.thatandlnq
In"thing contained in this Section 4.02 t.o the cont.rary. bndlord ahlill not. be responsIble or Ueble
to tenant, its agentl, aeruntl,etllPloyeel, lieenu", or contuclon, or their ,npeethe aqenb,
servant., e~lo)'ees, litenaee. or contracton, for .ny losl or dl.ege to the ,roperty or .uc:n PJlrty
occllrdnQ prior to or .ubse<f.lent to the c..-ncelllent of the ter_. Nothing in this lelSe lha:U be
construed II in Iny Wly cond1t.uting a eonaent or reqJesl by L.ndlord, expressed or 1..,Ued, by
inference or otherwise. to any contractor. subcontractor. labater, or ut.et'hlaen for the perronunc:.
of eny bbor of the furnishing of eny ..terh" ror ..,y specifIc or general Itlprovewnt, dtenUon,
or repair of or td the ~l.ed pre.llel or to .ny bulldi~ or i.pfove.entl thereon. or to ~y p.rt
thereof.
SECTlDj 4.0). Flnonclnq.
lM\dlord ree.ne. the tight to aever the OW'lership or or Utle to. the yuious sections of'
the Shoppinq Center tnd/or to pbee -.ottg.ge. on .dd .ectiona, In .mich cese the right or 18CW\t. .nd
other tenants in the ~i"g Center 111111 be pteset"led by a writt.en declaration or a4j1teeaent, to be
executed by landlord end duly recorded. creaUnq ....tud. reciprocal and interdependent rlghte to use
lne parking ....d other eo.on atellS and the utilities end r.dUties ""'" fot the fllll d. ..d
enjay-.nt of the de.bed pre_b.a by len..,t end other tenanta or OCCUf*'Ita In the Sho9Plng tenter
~ithout i~airing any of the duties end obli9.Uons of lendlord to tenent under this Leu.. lenent
shill execute frOll UN to U... such inetru-.ents reasonably req.Jired by l...Jlord and ita .wJrtg.qee to
effectuate the provisions or this Section 4.0'.
S(CTI~ 4.04. (~use of 'erfot_nee.
NotwitMtandIiiQ anylhi4'\g in this luse to the contrary, if Tenant shaU be dltlayed,or
hindered in or prevented (rOll perror..nee of any act reqJ1red hereunder by reason of en)' strike, lodc-
out, I.bor dispute, civil co..otion, warlike oper.tion. inv8s1on. rebellIon, hoalIllties, al1ltery or
u3urp~d ~et. qbohl)el, governllOnhl regulatione or controls, (ailure or power. l.n.b111ly to obhin
any ...terill or ,erdee, Act of Cod or other rusons or . Hlee nature not related to t.he flUit of
Tenant. then perforance of such act. by TenlC'\t ahall be excused for the period or the de ley end the
period for the perforunce of any aucn act by Tenant .h.an be utended for a period dCJIbdent to the
period of luch dolaYI provided, howeyer, the rorcgoinq provision of thia Section 4.0. ahall not excuse
Tenant frolll the ptQIIPl p.,..nt of Fixed HinillUa Rent. Percentege Rltf1t, Tu Rent, eddlll0r\81 fen.t or
any other peyents reqJlred by the lee.!. of this leese. Notwithstanding anything In thia Lease to the
contrary. landlord shan not be deeillOd in deratllt 'With respeet to the perfor..nee of any of the ter_,
covenants and conditions of this le.ae if Landlord'. failure to petfna such tera, coYenants -,d
conditi~8 is due to any strike. lockout, labor dispute, civil cOG~tion, w.rli~e operation, invaslon,
rebellion, hQsliliUu, .iUlery or usurped power, aabotage, governeentd regubtione or controls,
failure of po",~r. inability to obtain any aabritl, service or Hnancinq, Act of Cod, nre or other
casualty or other uuse, whether sl_i1ar or dhsi..Uar tG tho'le enu"erated in this Section, which 13
beyond the reasonable control of Landlord.
IJHIEtE ~
ClHlUCT or BUSINESS
SECTltJ.i S.01. Use of Pre.1scs.
ta) ""tiCePt as othel"Wise specifically pro'4'ided herein. c~inq on the coc.encellent dat,
and thereafter fot the b.lance of the tet. of this leISe, ren.nt ahlll continuGlldy Gecupy .nd \aWe the
de.bed pre.isea BOldy for conducUnq the bulin,ss specHIed in the Indent"re of Le..e .. the
peraitted u,e, ....d will not use or per.it or suffet the use or the de.hed pu_he. for eny other
business or purpose. In addition. renant agrees that tenant shaH not operate or cause ot" penH to
be operated any cahloque. ...U, ot" te1ephO(le order nlee in or frolll the de_bed pfetlhes except the
incidentel sale of ..."chandhe which Ttnant is peuitted to !lell over the counter to cuet()lllleu in the
de.l$ed pre.iscs pursuant to the pet.illed use set forth in the Indenture of lease. 'he authorization
of t.he USe of the pre.ise. for the business purposes set forth ill the Indenture of leese does not
constitute 8 representation or warranty by landlord that any patticular use or the pre.lses is now or
will contlnue to be pcr.ilted under .pplicable law, or reqwlationa.
(b) Tenlllnt shall not. per.it, aUo.. or cellae any or the rollowing to be conducted i" the
de~i'ed premi,ea: any public or private 8uctioo. ~r any ~al~ wnlch wOllld indicate to the public that
Tenant is ban\t;rupt, is going out or busirless, or hillS 106l its Ie36e. lenant ahdl not Ulll'l ot" rwooll
e"y use of the delllised pre..ise~. eICcepl i.... . ..Mler conl!lllJtent "'Ith the genetllI hiqh ll.tanderdu of
Merchendising in the Shop.ping Center. nor .hall lcnllrlt'o .d...ertl'li....q Indicate or infer that te....onl 13
operatIng lts buajnen In . ~nner ....hiCh Ie not t:on~i!!ltent wilh the qcnerd high etanderde of
-.erchandlSlnq in the Shoppinq Center. Nothi....g conlfl.ined in ttn!> S~clioo ~.Ol{b) ,hell ef("cl or is
_ h
intended to affeet fonant'5 pricinq policies.
(e) BeePle the .dcqJeCY of the rental hereunder 11 dependent upon Ton..,t', ClO8' S,le,
tllhether or not Percentage Rent la payable hereunder, Tenent agrees that ~ino ..lth the
cOCUIOACHlCnt. dlle -'<I thereafler throu9hOUt t.he ler_ of this le..., ten~t w111 contirtuoudy, actively
and diligently operate or cauae the pe~itted buainea. to be operlted in good filth .,d In an
efficient, bueinesdike ~ respectable AMer, .alntllning In the de.laed pr..isel a (ull ,tart Qf
ellployees and a full .lock of eeasoneble 118rchandile of the q.ldity, kind, type end breadth ""'idt
Tenlli't usually sells, and e-cJloyirt9 Tenant'. best continual .rrort. and abiUtiel to the end that the
.ad.. Crosa Sales ..tlich can reasonlbly be produced froa the de.bed pr_ius eMU be produced.
Tenent ehall not uae or per.it lII"'Iy use of the de.bed pre.l..l, or eny part thereof. In , ..nner whleh
in L~lord'a opinion would injure the reputation of the Shopping Center or the nelljlhborhood of ....lch
it ls . part. . .
(d) Throughout tho ter_ of this Lea.., Tensnt ,hall caute ita atore to re..ln open (rOfl
10:00 A.M. untU at least ,~)O P .H. esch dey of the week 8nd tho.e hoUt1I an ~ya and haUde,.
during tthleh the enclosed ..11 i. open to the public. '.,.,..t egteea that the houra during w.lch
'en.nt 11 obligated to operate ..y be changed by landlord rrOll UN to ti_. prodded that Landlord
will not .ct in a dllcrt.1n"e.toty unner.
(e) Tenent...11 opente end/or ~vert1.. the business opeuted .t or rrOll the de.bed
pre.1..s only under the na-. eet forth in the rint P*Je of thd Indlenture of Lene, unle.s and until
the ue~ of another n... is per.itted, In writing, by landlord.
SEelU>>. S.02. ~.
TenantihiII warehouae f _tore and/or .tDClc. in the leased pretl1se. only such goods, .area and
Mrchandise .. 'enent is per.Uted and intends to arrer for ule at retail in, at or rt'Ofl the lea.ed
pre.hes. This shan not preelude occadonal ~~y tuns(en of .efCht.ndhe to ot.her atore" of
Tenent. if eny, not located within the Shopping Center.
S(Cl10N ~.O'. Additional Use of the Pre_laos.
Tenant covenants ."d_grees that Tenant at its 0,," east and expenSes
(s) Will keep ell exterior and interior .tore rront 8....daeea clean and ",ill aaitllain the
the de.bed pre.ise., and aU corridors end loading ateas illWlediately adjoining the de.bed
in . eleen, orderly and aanihry condition and free of insec:ts, rodents, vertlin IIftd other
rest of
pre.ises
pests;
(b) 'Ifill not per.it accUlllUlations of any refuf,e, but will re.ove the .... dally and keep
such refuse in odor'1)roof, rat~roof containers within the interior of the ..i.ed prCilia.s 1lh.1elded
frCMI the view at the qenerd public LnUl reClOved and .Ul not burn .,y refuae tthltaoevor but will
clutl;e .U such refuse to be rellOved by such person or COlIpenles, including l.ndlord, eS .sy be
designated in wrilinq by Landlord and will pey aU cl\e.rgee thetefotl Wlill s-eeufe .U wet garb. in
heavy-duty trash bag.; and ,,111 ..ke .pechl arnngetleC\ta for the dbposal of any fats, oils, grelSes
and/or bitter. If Tenant ahall fell to t'ClIOve aU such refuse, or should r.u to ..Ice epeel"
arr~g~nls for the disposal of ~y r.ta, 011sr greases and/or bitter, tendlord ..y rClIOve or dispose
of the same and Tenant shall pay to Landlord III su~ and costs incurred by landlord in pertor.lnCjJ
such retllOval or disposal plos ad_in!st.ative c:osta of the landlord in a sun eCfJal to twenty pe.cc:ont
('ZU~) of such SUIlIS and/or costs as additional rent;
(c) Will rcphce prOQptly with gins of like kind Bnd qJality sny plete glass or window
CjJlass of the demised pte.ises which ..y bec~ cracked or brOken;
(d) Will not, without. the landlord's prioe written consent, place or B.intaln eny
-erchandise or other artic:les in sny vestibule or entry of the deaised preaises or within two (2) 'eet
of any enlr.nc~ fr~ the dealsed pre.isee to the enclosed ..11. on the footwalk. adjacent thereto or
elsewhere on the exterior thereof;
(e) Will not use or per.it the use of any apparltus, or aound rep~uclion or tt~..1ssion.
or eny flUaic:al Instru-.ent., in such M8tw\er th.t the sound so reproduced, tun'Jldtted or produced .hall
be audible beyond the confines of the pre.isee, and __ill not uSe .,y other edvertidng -.ediu_.
including without U.it..Uon (h.hlng H9hts, ot" ,eud1 lights ""'icn ..y be hesrd or ellperlenced
outside of the leased preaises;
(r) Will keep III -.eChanic:al apparstua free of vibration and noise which ..y be trana.itted
beyond the confines of the deal sed pre.lsee;
(9) Will not caus. or perait objectionable odors to e.anate or be dispelled rrOCl the
de~ised pre.ises;
(h) ....ill not lolicit business, distribute handbills or other IdvertiSing Matter or hold
demonstration. In the parkinQ a~ea9 or other CQd~on Areas;
0) Will not per.it. th~ parkinq of deHvery vehicles so I' to interfere with the use of any
driveway, walk, parking areat or other C~on Aress in the Shopping Center;
(j) Will cQllPly ,dth all notices, orders, lawtl and ordinances, including aU f!nvlron.cnld
h",~ and laws relsling to wastes and heurdous ..terids and any environllCntal atllte county or local
laws o. regulations, the C~rchent5iYe (nvirOOlllentsl Response, COIIIpenaaUon end UabIUty Act of 1980
and the Resource Conserv.Uon and Recovery Act of 1976, as lll'oet\ded frOi'o li....e to tillie, with any pte-
approvals, if recpired, to be granted by the respective CjJovern~ntd aqency, and .11 roc~nd.t1oc"
of the A.ssoc labon 0 f r i.e Unde ....r Hers, r Iclory ttitullll InsurMlce Co.",an iea, the Insuance Serv ice.
Orqanizalion. or olher ~i~il<<r body eslsb~ishinQ stand$rds for fire insurance r.tinge wilh tesp~ct lo
lh~ use _ or occupancy of lhe prellll,es by Teflsnt, snd will pa.ticipate in periodic fi.e brigsde
in:9trucllon Bnd drills at the reQ,Jollt of landlord .nd ~ill supply, Qlntain, repeir and .eoleC., for
- 1-
the de.tecd ~re.i.cs enr (ite cKtinquishera ar other (ire prevention e~~nt (iocludi~ inslellalion
of approved hood, Iiftd duct_ J.( cooklOCJ activity it conducted on the preebas) h141bed by the
.'oretlenUoned rules, regulations 8nd AssochUon or other body in order to obtdn in8urIMCe at the
lowest .'nU,ble pre.IUII ute throur;.out. the bra of t.hll luse; and will not engage in the tr..taent
of any Maste, except a. persilted or required by law and 8ubjeet to the consont of the l~lard .nd
the heuence of ,U ..,.,roprbte llCec18eS ."d per.ita Iiftd eo.pl1.w:e with .U .... 8nd requlaUona
relating to .uch treat.onll
(k) "111 not recdve or &hip erUdes of ....y Undoexcepl throuqtl the (KIUUes provided
for th.t. purpose by lend lord .M ...Ul not per.it en.y c:lelhuy of good., supt)l1es, Mtt:bendbe. or
fblures to or rrCl'l the le..ed pr..b.. to be Md. through any of tM enclosed ..11. unlea. the le.sed
pc.ehea have no cntr.nce other th8R on IIdCh . ..U, In which. htter Caae Ten....t lhall use it. beet
efforts to .chedule such, delh.r1es outside Shopping Center buslnea. houR, except with LaniUord'.
approval in eaergeney situations;
(1) Will light the ahow .,indows of the deahed pre.be. and e.terior liqns eac:t\ day of tt\e
yeer to the edent w.icn ehall be reqJired by l8rldlord but in no event later then one hour_fter the
close of the Center;
(.) Fot "''I e.terior ent.r.nce oor sdnlce door ellclushely senlnQ tbe detdsed prni....
will keep dl ouulde area l...dbtely "joining the .... including. but not U.lted ta, aldedllcs
end 1000ding docIl;. free 'I'M ice and anotIl' .nd Ten8rlt hereby agrees th.t Ten...t. 1. solely 1bble ror any
accident. occurrlng on add ouuide areas due or alleged to be ckle to 80y accU*llaUon or ice end
snOWj
(n) Will refer to the naae of the SholJC)inq Center in aU advertblftC) done to pt'OllOt. ..1"
at the deaised pre.lsesJ
(0) Will, if reqJired by Landlord, inetan, inspect end ..intaln filtration device.,
incl.uding, withwl HallaUan. greMe lraps, oil aplillef1; rrnd/or: .cid ..neutralizera. in .,d on
Tenant's sewage lines prior to any dischuqe of water or aewage frOlll "'the de.hed pre.isea Into
landlord's aewer lines. In the event that Tenant shall flU to instill. inspect or ..lntein the
.roressid filtration device~. landlord ..y undertake such installation, inspection arid/or ..intenance
and Tenant shall pey to landlord all IUfaS and coats incurred by l.ndlord in perrorainq euch
lnstensUan, inspection and/or Minlenance plus adllintstraUlfo coats or the landlord 1n .' _va. eqiJal
to twenty percent (20:) of such SUBS and/or costs as additional rent.
(p) Will not use the plUllblng racUities for any other purpose than that for which they are
cOflslNcled and ...in not per.it .-y foreign 8ub<ahnce of '"y kind t.o be thrown therein and the eXl)enU
of repairin9 eny breekage, atoppage. seepage or daMge, whether oc:c:urrlhC) on or 01'1' the preahos,
resulting fro. a violation of thia provision by Tenant. or Tenant'. eaployeea, agents or invite.. chall
be borne by Tenant. All grea.e trape end other plu.bl"9 tupa ahall be kept clean end operable by
Tenant at lenanl'e own cost and expeneej
(q) Will not per.it any shoppinq cart,. ;.n the Common II.t'OIS even if taken there by
cU3tOtaers j
(d Will not place or Cluse or per.it to be placed ..Ullln the dellised pre.isee. pay
lelephone~, vending ..Chines (except. those for the exclusive uee of Tenant's .-ployees) or allu5e~t
devices of .n~ kind without the prior written consent of landlord;
(8) ***
SECfI~ S.()i.I. Rules and ReQu18tioos.
(,) Landl"O"rd reserves the riqht (rOll lilaC! to tille to adopt end prontUlqate N-Ies and
regulations applicable to the: de.bed pre_ius and the Shopping Center ~d to .mend and aupp}e..ent
such rules and rcqulations. Notice of such rules and regulations and of any a~endaent end 8upple..nts
thereto shall be given to Tenant end Tanent eqrees thereupon t~ COMPly with end observe all such rules
and regulations, provided that, to the ext.ent puctl.cable, the 'alllO shall be epplied unifor.ly to
substantially ell non~epartment atore reteil tenants of the Shopping Center.
(b) Landlord's rights and re.edies in the event Ten....t shdL f.ll to COtIpLy with and
observ~ such rules and re9ulations shall be the Ie" as thOugh such rules and reguhtlone were aet
forth in Section S.O} of this lease.
ARTICLE VI
GRAHT or CONCl:SS IONS
S(CHON 6.01. Conditione to Grant.
The provision a9eTnat sublettinq el3ewherc conlained in this lease shall be spplicable eo's
to prohibil Tenant frOG gT.nL~~~ ~onccs3iona .ithQ~t the consent of landlord for the operatIon of one
or IlOre departau~nta of the business of Tenant, and any grant of concessions consented to by landlord
shall ~e subjecl to the conditions that (a) each such concession which N8y be granted by feno"~ ~h.ll
be subject to all the teclllS and proYisions of this leasei (b) the Gross Sales ft(Nlt the (tp':"" :,:: (,(
each such concession shall be dee~ed to be 8 part or the Cross Salu of lenant for the purpose of
determining the Percentaqe Rent payable to landlord; (cl aU of the pro'fi!.iOf\!. hereunder ep~\.,d.nl1 to
the bU'3ine5S of 'cnunt including, but not lifllllt.ed to. the provhionll of ArtJ.eles 11 and I~t e~,.!lt
apply to tactl SllCh concession; (d) unle3s otherwise approved in ",riUnq by landlord, suet1 ,j',.' ~'''1'''nt
or deparltllent'3. '$hlSU he operated only a'3 port of the busine89 operation qeoeral1y conducteu b'( ;~nQnt
on the demlsed prelllisc3 end under the advertised n.me of renant; snd (e) lit least aeventy-flve percenl
(75:) or the aale'] nOOl' lites of the lellged preQises shall at lI11 ti"es be operatnd directly by
TellRnt,
- 6 -
-;::-;::-;;:-
See I'dge H (a)
(s) fenant represents and warrants that all software product or systems (including. but nOI
limited 10 software code revisions) necessary to carry out its obligalions under Ihis Lease are Year 2000
Compliant. "Year 2000 Complianl" shall mean that neither perfonnance nor funclionality is affected by
dates prior 10, during and after the year 2000. Specifically: (a) no value for the current date will cause any
interruption 10 operalion so that "roll-over" between all lime demarcalion (i.e. days. months, years,
centuries) will be perfonned correctly; (b) dale-based funclionality must behave consistenlly for dates prior
10, during and after year 2000; (c) in all interfaces and data slorage, the century in any dale must be
specified either explicitly or by unambiguous algorithms or inferencing rules; and (d) Year 2000 must be
recognized as a leap year. Notwithstanding anything to the contrary in this Lease, Tenant agrees that the
Year 2000 Compliant warranty sel forth herein shall be in effeCI until December 31, 2000. Tenant further
agrees to indemnify, protecl, defend and hold Landlord hannless from all losses, claims, causes of action,
suits, injuries and damage including, without limitation, reasonable attorneys' fees and costs relating to or
resulling from a breach of the foregoing representation and wananty by Tenant.
. R(a) .
AllTlCtE YII
ClHClN AREAS
SECTION 7.01. Definition, Contrel.
All are.., eplCe, racilll1es, eqUlp.ent, and ligns, to the e.tent ..de Iv.1Iebl. by lendlord
ror the co-on 8nd joint use .,d benefit or l.,dlord I TenMt and other ten.,t. end occup.,b of the
ShopplnQ Center, and their respective e~lQyeest egetIt.. aublec\4II'\t.s, ~"sionah", licensees,
c.,.tGcIera .nd otMr inviteea, .re collectively rererred to herein.. "eo-oo Ares.. If IInd to the
extent -.de s.,aUabl. by Ltlndlorcf, CoMan Area. __11 include, but not be U_Ued to, the .idew.lk.,
S'1t4c.1ncJ aren. aecus toeds ~ drhn, drlv."ays, perking dec\cl, bridges, 1andtlclIPed are.., truck
aervlcewara. tumels, loading dock., QC)en .,d enclosed pedeetrian ..a1lcwar-. corridora .nd ..Us,
couru, ateirs, fllllpli day.tora, eaeablotl, coa(orl end flr.t aid stations, public ."Noo.,
e_Ity holl or .udltorl.., poreel plc:lc...... .t.U... and utUity Uno.. All eo.- Ar... In or _t
tho ~Ing Conter _U be .....joct to tho ..elushe control or Londlord. landlord _U oper.te,
.... .",lc>>, cleM, llfJht aurrece M.d Mlnt.eln the c-. lore.. aU in -.uch ......r .. lMdlord, in
Itl lOll diocroUon, uy, lroo U.. to U.., deterolno (inCluding, without l1l1iteUon, tho right to
knp tho enclosed IOU open only during the '-n ...... tile ~Ing Center II open ror beIolnooo' and
londlord ...11 ..... tile oole right ond ..dOll.. ...thorlty to loploy ond dlochof9" .U peroonnol witll
r..peet thoreto. Londlord he....y e...roolly ......... tile right rroo U.. to. U.. to _truct,_.
ulntoln ond operlte lIghUng ondother rocllitl.., .",lpMnt and olgno on .U of t... C_ _l'ti>".
cb., the eo.on Are.., to we and .11ow other. to U8. the eo..on Areas for ..,y purpose, to chMge the
aiza, lrel, level, loeation and arrengnent of the eo..on ANn. to build ..lU.tory. INl/or
.ubterr_on perking r.dllU.., to fl9Ulote perking by lOMnU and other lICe_to or the ~lng
Center ~ their respective etlPloyees, agents. IlUbtenenu. conce'llondre.. .-td licen.eeI; to enrorce
parking cherges (by operaUon of aet.". or otherwbe) ....lth epproptiate prav 18ion. r~r .parkic14J tldte.t
...Ud.Uon for ten....ta; to close tellpOrerily all or .,)' portion of the Co-on Areas for the purpou of
..ing repairs, ch.nge. or aUenUon. thereto Of perror.lnq neeessu)' ..lntenence In ~:u.n, with
any e.ergenc:y, in eonnection with closings resulUnQ ft_ adverse .eIther conditions or for any other
putpoee tlhatsoeYet, whether .uch purpose 1. at.nlr or dls.1.1l.r to the foregoing; to dlscourege non-
custOMr pedcincJ; to estebU...., IIOdtfy .-.d enforce reuoneble rules Itld regulation. ..lth resped to
the CoMan Areas and the us. to be ..oe thereOf. for the tezw of this lelSe tef\<<nt is hereby given
the license in co.on with aU others to who. landlord hes or ..y hare.ftor gunt right.. to use, the
C~ Areas a. they ..y (rotI U_ to U. edst; prodded, however, that if auch Ucense ahall at en)'
title be t'eVokecS, 1n ~1e or in part, or the dze, area, level, location or arrange:--.t of .uet. Com.oo
Arcn or the type of (acUities at any U... rorwing a pitt thereof be chenged. altered, rearranged or
di.lnlshed, landlord ~11 not be subject to any liability therefor, not shall tenant be entitled ta
any COlIPens.Uon or di..1nution or abateMtlt of rent therefor, nor lhaU such alteration.
rurrange-.nt, revocation, ch.nge or di.lnuUon of auch eo-on Areas be doeaed a constructhe or
actual eviction or ot.henfie.e be 9round. for lCf1IlinaU.ng or IlOdlfylng thh luse. In order to
est~li.h that the Shopping Center or ....y portion thereof is ~d will continue to re..in private
property and to prevent. a dedication thereof or the accrue! of any rights to any person Ot to the
public thereon, Landlord hereby reserves the Lnrestricted right, in landlord's sole discretion. to
close sU or any portion of the C~ Areas to such extent as. in the opinion of the landlord'.
counsel, M)' be legdh' sufficient to prevent such dedleaUon lhereof or aecru.! of en)' rlc;J11t.s to any
person or the public thereon; provided. howe~er, landlord reserves the ri9hl It any ti.. and rr~ tl~
to tiee to dedic.te to public use part ot all of the ring rOGda, aCCess raId, and drives end utility
lines, toqcther "ith .U ease-.nb !'eqJired to effectuate .uch dedicaUon.. es it' 114)' see fit.
SECTION 7.02. ~arlc.11t racUities. .
tenan aha c....e it and it. eeployee. to pule: only in the outer uees or the putc:ing lot
or such pbces as prodded end dedgnated 'toll tille to ti_ by l.ndlord ror elllployee partc:1nC). . 'I1thln
ten (10) days .fter . "'.q.u~.t by landlord, Tenent shall 4elher to landlord a list of TeMnt'. and ita
clIPloyee.' .utMObllee, tlhich euc.b Ust .11 set forth the description of and the lieeMIe NJIIber-
..signed to .uch auto-obile. .nd their .tate of issue. There.ft.er, Tenant .hall .d'l1ae Landlord of
any chanc;tea., addition. or cSeleUona 1n auch list. If any auto.ablle appearing on .ald 11.t 1a partced
in ....y are. of the Shopping Center other than the uee delign.ted by landlord at any U.. .fter
l.ndlord has given notice to Tenant or tenant's store .snaqer th.t the aa.e iRlO<<lOblle ..... pre'i'iously
been parked in violation of this provision, then Tenant ah.ll ply to landlord the au. of Twenty-rlye
OoHus U2S.00) per day for each luch ....tCMIlObile for eech day (or put thereor> it h puked in
violation of thl. provision. Tenant shall pay euch au. lo l.ndlord within ten (10) days .rter receipt
or notice (roil landlord. In addition to the rore~oing. Tenent hereby authorlted 18ndlord in such
event to relllOve (rOIl the Shopplng Center any of Tenant'a autClCllobilelll, or autoaobilea b,~1nnin(l "n
Tenant's e.pLoyees, .o%t t.o att.ch vialelion .t1cken or notices to such sulotllobile:1, ~-:: .:",:,.
hereby waives and releases landlord and hereby lndeanlfies and holds landlord hat_leas ft~ aU
claillS, liabilities. costs and expenses wtlich .ay arise thereftOll.
5(Cll~ 7.0). Roof Walh I ChanQes and Addition8 ~ Center. _
(lI) Landiotd hereby reserves the elCclusLve tLqht ..t a",y ti1l'lC: and (['Q411 tlllle to t:l,n~ to uoe
811 or any part of the roof end eklerior walls of tt'le de.i~ed p['e.ises fa[' eny purpoee; to erecl
sC'sffolds, protective barriers or other aidll to construction on, around and about the e..tClrio[' of t""
_ 9 -
detlised pre.isca. provided that aCCC38 to the de.ised pre_laes ahall not be lubshntidly denLedi lo.
enter the de.bed pre_lacs to .hare the foundation. ,rtd/or ..aUe thereof wwJ/or to inataU, ..intdn.
use, repair, inapect end replace pipes, duCt., conduits ~ ..ireS lelding through or loeated adjacent
lo the deabed pnab._ and aeC'~ i~ othet pula of the Shoppln9 Center 1n locaUons wh1ch do not
..ter1aUy interfere with Ten.,t's use thereof. Tenent further 19reea thlt Landlord ..y ..ace enyo use
it desires of the aide or rear ",aUa or ccil1nCil apace of the cte.1sed preailes. provided that there
ahlll be no encro8ch.ent. upon the Interior of the deahed preaites. Landlord'. right hereunder..y be
exercised by Landlord'a desi9neee. .
(b) Landlord hereby reServes the right at any ti.e to aake Ilterltions at additiona to, ~d
to buUd additional stories on, and to build adjoining to, the building in which the dc.bed pre.bes
are contdned, and Tcnent ahdl have no interest of ....y kind ""'.boever in the said additiana or
additionsl stores or sdjoinint) buildlngoa. landlord aho reserves the right to enlnge the Ire_ of the
Shopping Center by 8ddi"9 additional 9round thereto frOll UIIC to ti_ end, td\ether or not ao enlal'ged,
to construct other bulld1n9. or illprovellCnt8 in the Shopping Center st -"y tillC and frOll tiN t.Q Uae
and to .ake .lteutlona thereto or additions thereto It'd to build .dditional stories on luch buUding
or buildings and to build adjoining the saae and to COMItruct double-declt elevated or subterranean
pukinCJ racUitiea. .
(c) If eny excavatton ahall be ..de or authorhed to be ucle upon land adjacent to the
leased pre.i..a, Tenant ehaU a,rord to the peNon esusiACJ or authorized.to cause .uch .xC'patlan
license to enter upon the l.ded pt.-b.. for the putpOa. Dr do1ng .uch wort as Landlord .hall de_
necessary to pre.."e the ",dl or the building of which the 1..eeI prea1s.. ror_ a plrt rl'1Ml i"Jury or
d...ge end to aupport the .._ by proper foundations, .1 thout eny clel. for d"'Qe. or inde....ific.Uon
against lanctlord or dl.inutlon or ab.te.ent of rent.
(d) landlord shall not be liable in any such cue for ...y inconvenience, disturt)ance, loss
of business or any other annoyllRce atillinQ rrQll the exercIse or el\"1 or sU J)f the rights or landlord
in this SecUon 7.0'. -
S(CIION 7.04. ~ to Relocote.
'he purposeof tne plan hereto annexed 80S Exhibit -S"' is solely to show the approlC,iale
location or the de.hed pre_hes. Landlord hereby reserves the right at ."y U.e and (ro. u....to
tie to .ske chenges or revision 1n such plan, including, but not li.ited to, .c:Iditlon. to,
subtractions (rOCl, end/or relocations or reertangelllCflta of, the buildings, parking areas, and other
CQIIaOn Areas (88 defined in Section. 1.01 hereon shown on auct1. planl p.fQ'Iided only t.hat t.he ahe and
location of the de.ised pre.bee shall not be altered and reasonable access thereto shall not be
aubslanUdly illpdred; providl!!d, however, that Landlord reserves the right to relocate a kiosk
9reaises, at its sole expense, t.o . location of equal desirability upon fifteen (IS) days' notice to
Tenant.
SECIION 7.0S. expenses.
landlord (subject to the C~n Area Pey~nt as set forth in Section 1.06) ,,111 at u.
expenSe operate and ..intaln at cause to be operated and .sint.ioed the ~~ ~reaa and the ShoPPing
Center. for the purposes of this lease, .Operating Cosh. shall be those costs of openUOCJ end
_aintaining, or of causing the operation and ginten.nce of, the CQalIilQI"l Areas and the Shoppinq Center
of 'oItlieh the de.ised prelliscs forlllS a part in . aanoer dee.ed by landlord to be reasonable end
eppropriate includIng, but not Ualted to, .11 costs and upenscs, td1ether expended or incurted of
repairing, liqhting, cleaning, painting, refurbishing, repbc1nq and Mintalninq (tnc:ludinq, but not
li~ited to, preventive .eintenance) and insuring the a..e with such policies and cosp.nies and in such
li_its as sdected by Landlord '(inclUding, but not lbited to, fire in8urance with utended coveraqe,
liability insurance cover1.nq personal Lnjury, deaths and p.roperty d.age wlth a personal injury
endorseeenl covering ralse arrest, detention or i~rison~t, .allcious prosecution, libel and
slartder, and ..rongful entry or eviction, work....'. COCIPen.aUon insurance, plate gl..s insurenc:e.
conlraclu.l l1abUity insurance end fidellty bonds); rellOltiog, snow ice. rubbish and 6ebr1a;
inspecting; rent.l end depreci.tion~ (over a period not excctding alxty l60) ~the) of aachinery and
eqJipllent and other non red estate .ssets used in the ~et'aUon a.nd ..inle1\ence or tt\e ShopplnQ
Center; rep8iring and/or repllcing of paving, roofing, curbs, "'Ilk...y., lsndecapln9, drdnege, on.e1te
...ter lines, sanitary sewer lines, .tor. "'stet lines, electrical lines and other equipeent serving the
property on -.mien Shopp.ing Center or any part thereof is constructed ar 1a to be constructed; heaUnQ,
ventilating end air conditioninq enclosed C(MIlIon Arullj oo1(or.. end rephceltCOt of U"Ilfor..; the
r~hl of -'Uslc progu"" services and loudspeaker aysten including the furnishinQ of electricity
therefor; aU charges that ..y result. fro. any environ.-ent.l or other hws, rules, regulttion"
guidelines gr ordersi the cost of obtaining and operating public transportation or shuttle bus .yet...
used in connection tilth btinging clJslQlllers to t~ Shopping Centctj the gron coapenatUon of .11
personnel req.Jired or necessary to imple..ent the operation, allintenence, ad_initltuUon, or repsir or
the Shopping Center including, without ii.itatian, Man.qe.ent, secretarial, office, .sintenance
personnel, the cost of cQ"'Pe.nsaliog landlOTd's off -site penonne.l involved in the adlllini,trot ion of.
and prov.idinq aerv icell to. the: Shopping C~nt~r. including. without !i..it.lion. legd. accounting 8fld
secret.rul personnel. based upon an epPo,rtionll'lent of such cOllpenllation 8110nq all properties in which
landlord or its effiliate6 own an eq.Jlty lnleceat snd to supervise and 8cco"'PliBh the fo{'C'goinq 8<VJ sn
adrllnistraUve cha{'ge e~BI to nrteen percent (lS~) of the lobll of all Ope.atinq Coatll.
S(CTI~ 7.06.
(.)
~ Area PaYrlent.
fo. each "Accounting Period" (os derloed 10 St:lclioo 7.06(f) d'Jrlflq the ter.. of thls
- 10
lea.. len.nt anaU P.Y to L.,..olonl, .. edd1Uonu not, - tenaRt'. .t\~" or the ~"t..1.n9 CoIta .
IWI 00.,1. to the produc:t obtained by .,ll1pl,lnQ (U tfM total Q:tent..1.n4) COIU (or IUd\ Ac:x:ow.t.inq
Period leu all conttibuUOM: thereta actually .-de to landlord by occupant.. o( --y s..ntely
Aaleseed Pt..i... by (i.u . fr.cUon, the nu.ntor of ""1.c:h anal1 1M the l(fa&n f..t ar noar aru. ot'
the de.hed pruile. and the deno.Jnatar of ....lm ...u IN the IqJUW rNt or 1e.aed noor ern in
the Sho~1nq Centu.. ' for the puftKMl.. of thu SecUan, le_.-ct float ue. lIMll --- the eiilJlH'a 'eet
or floor .r.. '" oncl..od buUdlng. ""Id> ... orocted on porU.... or tlM ~Ing Cantu othor -.
Separatetr A......d Prada.' .. defined in Sectlon Z.Ot(d), tIlfdm ue "loned eaa:lU11bely 'or ... ...
~.ncy by ten...ta otMt than oec:upanta or Stiparata1y __.ed Preal.a... d. WUd'l U"e -.....
purouont to on ogr..-.t wltIt landlord by tho to_ or oIUc:h Londlord olItoiM eoro th.. I '-In&I
rental.. AlI.ueh noot '1''' m.ll be u det.eC'alned pureuent tG the prov1dONl of SecUan 2...~(J) .-d
,hall be flxed II of thl l,st day af the applicable Accounting Period.
(b) D1 tho rirot d.y or ._ calendar _th during- thot portion or tho toro hlroor failing
within the f1rtt ~U.nq PerJad, T..ent ,hall fMIY to Undlotdj ill ad.,,~, and _ IIddlUCWlal nnt.,
without deMlld and witAout .,y ..torr or deducUon..1 . .tn~. pl)'Mtlt... f~r Ten..,t'. -"en.. of ,the
apenUnq CoIt.t .. ,et forth in Section .,.. of tfwt Indenture of leM.. If the l-e.-i't date
Mt'eor ehdl net. be the fir.t d.y of . ea.1en4u .onth, T..-..nt' a ~t of ita ".re of Operating
Caste (or t:fte fractional .onth between the co-ettCeMtIt date .. tM tint day or the tiNt (ull
oolendar _tit in tIl. to.. ....U be pronted on . por- -di... b..io -fclliculoted on -. thirty ('0) doy
_th) ond .holl b. pold togethor with tho rlnt p.,-nt of n_ IUnlw. /lent.
(c) After the firet AcclXlftti"9 flutod, Tenent ahdl continue to. IMY euet! .tnl.,. ,.y.enbl
(or Ten..t-s shue of Operating Co:su an the fint 4aY o( .1Id\ -.th In ld'Utlce WId .. eddlt1ona1
rent, without cleaend and without .,y ..tofr or deduction, but the .foteedd UiCIUIt of Tenant-. ....re
of Op.rating Coote uy be Incr....d by Landlord Irlar th. oM or ""'" _tlng P.riod during the
t... heooor on tho b..h of tho aCtuai lIl>onUng Coot. rot the t-odlltoly Preceding Acc....Ung
Period. Upon ttndlord (utniahiM tit Tenant. .t.at.eeent utt..i.ng farth such nrv1.aed Qper:aUftrg Costa,
h:n.nt 'hall p.Y' to Lendlord such C'Ovised ahan .in eqJal ...th1y JnataUaenta, ..d\ eut::h 1nat<.er\t
to be . .u. eq.lal t.a one-tve1rth (12th) at auc::h revlaed ~nt1n,9 Coati ~ .dv.,ce on the flnt day of'
uch calendar ~th therufter ~tU th. next .ucceed~ t'rtLdon. .
(d) fol1owinq the end of .ach Acc:Qt$ltinq Period t.n .t\1ch tentnt.'s shIre o( OpereUnq Costa
uceeds the llinl.... p.YDf:f1t 'et forth in Section .,.. or the lndenture of tepe, lAndlord .,.11 rumiah
to tenant. a written 'teteaent in nuanable detail covering the ~t1ng Period' just .xp,fred ahowlnq
the tatal ~tat.1nq Costs fer sud\ ~t.1n9 Period. the DO\Iftt of Tet'ant'. proporUClr'tat.e .....re
thereof and payunta ..de by Tenant with rnpect thereto. In uking the COGputaUons as afor-euid.
Landlord's .t,teClent thin be conclusive evidence of Operating Costa.
(e) tr Tenll'lt'" proporUon.h shan of Operating Coat.. OXCoed3 Tenant.'1 P4yaent3 with
respect. to any Aceol.nting Period_ Tctlent "Ill PlY to Landlord the deficiency within ttltllnty nO) daya
after the date of the furnishing of the .talntlnt fro. landlord..
(() ror the purpose of thia teu., the words -Ac::cow\t.1nq fl'et1od- ..an the period eon,,1eUnq
of twelve (12) con.eeuUvo ealcnd., a:Jnth8 c:oo.enc1ng on . date doterainltd by landlord Md each
succeeding twdn (11) calendar .ant.h period <:oaMnc1n9 dUrinq t1\a tar. o( thh le.... provided,
however, the f1"t Accounting Period .h.ll ~ on the data the Shoppinq Canter flnt opens fat:'
bcJdne.' with the pubUc III1d sh.ll te~inate on ~ date tDaedhtAly pt'eC'edll'lq the d.te 10 deucatned
by lsndlotd. .,'
(9) If the te~ o( thh Leue c::c::ate1\ces an.er the date the Shopping Centet f1nt opena for
businc,s otlth the publlc or leralnatu (other than by reuon o( fenltlt-I default) during -' AccaunU.ng
Puiod, Tenant's obUgaUOfl for Tenant's ahare of Operating Ccat:. for auch Accounttnq Period sh.ll be
cqJitlbly pro-rated.
(h) TenlU'\t's obligationa under this Sec:t1M 1.06 sh.ll aun1ve the expir.t!oo at' earlier
termination of U\e tat'll of thb Leau.
seCTION 1.01.. P~oort1on.te COlt of Security.
L."dlard _y ollltCt,--wt'"'iJiaU t'lOt be teqJ1red, to proVide security (or the Shopp~ ConteI'.
If land14rd llhall eleCt to prodd. .ec:vdty for the Shoppinq- C.,tn, ten~t .haLl P"'1 s.t. pt"OpO~Ucn-
ate COlt of auch aecudty det.erdned .. faUOd'
(.) ro .. .. J~. " ," ~- u__ , I. .t.A h_ Luu' Tenant ahall p.y to
Landlord, .. .ddiUond rent" the .-:N\t obtained by ..It.1CS1J1nq the tobl of .U coste: and ..penn".
of every kind and natura ineutt'ed by Landlord in provldin9 'ecudty (or the Shopping Center by a
ftaction, ttM ,,","ralar of which "'eU be the eq.lar-e r.et of noor area of the d..bed pt'ea1,,,, ..-tel
tl\e denolll1.n.t.Of of' "i~ aheU be the a4lU'e fe.t of all -buabla noor are.- (II donned 1n Section
1.04(d) o( thb l....,. All .uch rtoar ara.. ""aU be _ dIIIbrained punuent to the provisiona of
Sectioo 1.04(J) end ,hall be (h,d al of the lut dl;y of the appUc.tJh Acc:ountlnq PeC'1od.
(b) Tenltlt shill paylila proportionate cost of aecurity withln.twenty.(20) ctar. after ,the
date of the furnishing of . etatClleot of euch chugu by landlord to:" ED:h PCCXU1C.ng Ped.ci:i cr p:rt::im+
(c) Although Tenant ehdl pay lla pt'oPQrUonete ahara or the coat of 8ecurHy. ..
aforesaid. in addition to, and not u a cOGlPonent of, ita proportionae.. ehare of OpereUnq COllta. (or
the purpose or A.rticles rill! IU\d XU and Soetion. D.02, 14.0l and 20.02 of this lease, tl,_~ 'm:'"
"Oocclltlnq Co~t.e.. .h.1.l be deemed to include ~uch shat'e or cost of SlfCurtty.
..lieu: VIll
SIGNSI "'''''''NGS; C>>lOPlr..s, rIXOJRCS. Alf(RAfI(}/"S
- 11
I't.ut ~"I" le>s.U"t1n t1"c ~mJlnt :r.ct. (o[-th in ~tio:\ [ o{ th~ h.~'lt_l.aT~ of IHt:r~ ,tn.1 in tl,: ~JCnT
[nNll.IL'l1 tl"U"Cln.
laoy lJOUl:lC in
Htr:"IT'of.
S[CTl~ 8.01. S\anS, ""'in7~ end Canopies.
te) et\ant aha ,-.t it. 0\IIf\ risk, hwfu11)' erect l11Ulllftllted lip, concerning the
budneu of the occupant or the de.hed pre-Iset I ."d ~ree. to ..tnta1n Mid dgna In 900d condiUon
and .tale or repair ....d ..ve landlord hat. less frOlll any lou, COIl oC 4Mac)e .s . "null of the
erecUon, ..intenanee, edstence or re.onl of .ueh ligna. All ligna ...11 be In acc:ordence with
landlord'. Sign SpecHlcotlono, . ~ or ""I"" .111 be oltoched to the Outline Pion end oIloU be
apptovec1 In tIItlti.Rg by landlortS. Upon vacaUft9 the det1nd pr..bea, the len..t 89tH' to retlOve .U
119ne and repair an d..CJc caused by such rHOval. Tenant covenMta that no ru...lng, ll1u.lnated ar
paper dgos wUl be used anywhere in the de.bed pte,hes and all 11gnincJ 1. subject to landlord'.
prior .rit.ten appro.,.!. Tenent shan not In.taU or .ffix en, I1gn, device, -.ntenn.., rhture or
.thcn.enl on or to the exterior or interior of the deabed pr..t... including, by -t or
illustttUon. any windo". or door; nor "bee any vent, ItNCWt'e, buildil'\C) , illpC'O'feMnt, .1gn or
adverUaing device or obstruction of any kind vithin t.he C~ Are.. or on the exterior or int.rior
valls of the de.i,ed pr..is.s, without fir.t. obtaining Landlord'. written cansent.
(b) tenant ~U neither place nor ..i.nt.atn nor suffer to be placed or ..tntained on the
exterior or the de.lIed pretli..s or on the gl... of any windotf or door of the dedeed pre.J.... .....idt
.hall be viaible fr.. the extedor thereor or with!n 'three (3) "eet 'of Illy auch 1Jlus (ottwr thM\
neatly lettered dgn. of reuonable ahe pieeed on Ute floor 0' the disp"y window IdentJ 'ylng
arUcle. offered ror aale .wi the pdce thereof) -"y dgn, ....i"9, c.napy, decoration, lettering,
adverti,ing ..tter or any ather th.1.t\q without in uc:h iMtanc:e first abtalning landlord'. written
approval thereof; and Tenant further 89rees to design and to ..lnlatn auc:h 819ft, dtrcoraUon,
lettedng, advertising .atter or other thing as aay be approved in good condition and repair at aU
titles.
(e) tenant .oa11 not paint or decorate any part of the ..tedor or the de.lIed pre.he., or
any put or the predses which shall be visible fro. the exterior thereof.. without nre.t oblalniN]
landlord'a written approval of such painting or decoration.
(d) tenant shall inatall end ..intaln at .11 tiae,. subject to the other provisions of this
Section. displays or seasonable tlletch&ndise Ln the SOO'lC "in<S0-4 (if' any) of the de.bed pre.bes; snd
r enant further agrees that all ,rUcles and the 8trattge-.nt, style, color and geneI''' ..,esr~e
thereof, in the interior of the deabed pre.ises lIhich shall be dsible froa the exteriot:' thereof,
inc1.udiru), but not. U.1ted tal windo.. displays, adverUsin9 ..Uer, si9"5, ..rehandiee and atore
fixtures, shall be aainlalned in the pre.hea so as to be in keeping with the c:ttaracter and atandards
of the Shopping Center.
SECT!()l 8.OZ. Pmrty in Oellised Preaises.
eal leaiihQld illptQlteMnts, auc:h .s light. fixtures, he.Unq and alr-condiUonill9
ecp!pGent, shall when instaUed .ttach to the fee end beco.e and re..in the property or landlord.
Such property sh.ll not be re~ved unless replaced with like property.
(b) AU invenloty and all triode fixtures hereafter lnstalled or placed by tenant In the
dellised preaises shall be new, shall re..!n the property of fenent and shall be telkJ,lIble by TeR-'t: at
the expIration or earlier te~ln.tion of the te~ of this lease provided th.t~ (1) tenent shall not at
auch tiee be in derault under this lease, and (2) in the event. or the reaoval of any or .11 of auch
property Tenant shall prOftlPtly restore the da.age done to the pre.bea by the inataUaUon .,-.dlor
reaoval thereof. Should Tenant r.Lt to 80 te.ove Tenant's p~ope~ly and/or to 80 restore the pre_lsee,
Landlord fII.y do so, collecting, at landlord'. option, the cod .-.d expense thereof, as addition.d
rent, upon delll8.nd. My such property which is not. relllOved and which by the terllS of the lea.e is. not
re.o...llble by tenant .t or prior ~o any tuain.tion of this lease including, but not Helted to, a
tu.in.tion by landlord pursU8l'lt to thh lease, ahall, unleS9 landlord g1ve~ 'en.nt notice to re.-ave
any or aU of .uch property, be end bOCOdle the property of landlocd ("lithout W\'j' obli98Uon by
landlord to pay cOllpen.ation for 8uch property) 4 tn the event landlord gives tenant. such notice to
re~ve any or all of 8uch property, Tenant ahall pru.ptly re~ve .uch property as ..y be apeclfied by
landlord in auct't notice, Not"llthatendinq an'1tkin4) twlnln eon1._1ned to the contrary or any dedalon or
any court to the contrary, t.he tel'. "trade fixtures" ahall not include any attached leasehold
illlprove..nt.. Lnc!udi"9 but not liaLted to alr...conditionit\9. hoating, UCJhUng. elac:trieal and .plu.blnq
eq..sipe.enl in.hUed by tenant. in the de.bed pre.hes, not any wiring or other appuatu8 related
thereto.
(c) In the event tenant ceases H. busineas OQeraUon in the de_bed pr.-ise. and is in
deraull with re.pect to ita obligation for the continuous operation of it.a buainess, tenant ahall be
dee~d to h....e abandoned the deahed preabes and .II propert.y of Tenant ahdl abo be dee.ed to ha..-e
been abandoned and .aid properly ..y be retained or di$poscd of by l~dlord as landlord desires.
S(CTl~ 8.0J. IlaprOvelllentll and AltersHens.
(a) lenant covenants laRd agrees not to ..k.e or per.it to be ..de any alteratione,
i"'Proveraent.& and additione t.o the de.dsed pre.hes or .ny part thereof except by and .,lth th~ '''fitten
consent of Landlord first had. All alterations t i~rovelaCnt. and addiUona \.0 ..i.d pt"t!'- - ~ I!. 'c
..de in accordance with all applicable lalltS and shall .t onCe when aade or inatalled be Jco::;It.\; to hli'~e
attscfled to the freehold end to have beCOlllC the property of landlord and ahall re_elr. for the ben.,rit
of landlord at the end or the ler~ or Gther e~pir.tion of this le8se in 88 qood order end conditi<,o e.
they ~ere when installed, reasonable wear and tear excepted.
(b) In fIIek ing suCh 81 ter8 t ions, 8dd it ions end i'I(Jrovelllents to the de",i sed pre,n i ':l e(: .)lld in
in6tell\nq 5\lch chetlch. eq..JlPlllent 8nd fixtures or doing auch other ..ark, Tenant shall pronlplly pay
,,11 contractors and IIIsteriallllcn 80 88 to .ini_ile the pOBsibility or . lien lIllllchlnq to tho dCllIllled
- 12-
pre.ises or the Shopping Center, end fenant ahall include in all contracta ~ .ubcont~.ct. 'o~ work
to be perfon-ed on tenent'. behalf .t the de.lIed pre.bee proYisionl tlberdo tueh contrector ar
lubcontrector ackno1lfledgee th.t landlord htIe no liability under .uch eontrllCh .mS eubeontrach and
th.t. such contractor or subcontractor "d'fea .ny right it My ".'fe to lien Ot .llKh landlord'. peree)
or the Shoppinq Cent.er of which L.ndlord'. percel 1s . put, .nd atodd eny euch 11en or noUce of
int.ention to perfo~ or furnish ..terhls (-Notice-) be .ade or rUed, Tenent -.U bortd _,ainst or
discharge the la," or notice or Intetltlon to perror. or furnish ..tedall (-Notice-) wUhin twenty
(20) days after "rUten reCJ.Iest by hndlord. If T..,..-t ahall r.u to cauee euch Hen or Notice to be
bonded against. or to be dischuVed within the period aroresdd, then, In eddiUon to ....y other right
or relledy M1hich landlotd .ay ha.. unddt this le.... at law or In eiCfJitr, l8ndlord "r. but ahall not
be obligated to. discharge the ea.. either by paying the allOUftt ctai.ed to be due or by Pl'OCUring the
disct\arqe of suet\ lien by deposit or by boRdinCJ proeeediC\Cj. W\d. in any auch evenl. landlord ehall be
entitled, if landlord so ~lecl8. to cQClPe1 the proeecuUon of -"y action ror the (orecloaun or auch
lien or Notice by the lienor Nith internt, COIU .nd expenses. Any MOUnt R paid by lMCIlord and
dl costa .nd expenses incurred by landlord 1n connection therewith, together with intereat theraon .t
the highest rde per.itted by hw fro. th. reepecth'e detea Dr L.ndlord'a .aicing of the p.pertt end
incurrinq or the coet lAd expense. shell constitute -eddltionwl -rent-llIay.bl. .oy .Tenent vnder this ten.
and ehdl be paid by Tenant to Landlord on cIetIIlnd.
(c) The ptavi.iona of this Articl. aha11 survive the expir.t1on ~ elrlier ter.in_tion or
the te~ o( this lease.
ARUM IX
MAINlENAHC( NIJ REPAIR. SUIlflOll(R Of LEASED PIl(IIIs(s_
SEtHI)<{ 9.CL R;-))s.lrs and Maint.e1'Ilf\Ce !!:t tenent.
(a) enant ihill It ell UMS -ar1ts 0.<<'1 expense keep end Minhin the delllbe6 pr..taea
(including, but not. U.lted to, all entune.a .,d the inaide ..,d outaide or III CJlus in the,c'dOor..uI
windows and Iholf window 1I01dings) and aU partitions, doors. fixtures, algos, eqJiptlent and
appurtenlncu thereof in good order and repair, ~ in a neat, ..fcr clcan end otdorly concUUon.
including. but not li.ited to, reasonable periodic plinting .s dete~ined by landlord and ~lng .11
non~tNCtura1 ordinary and exttlonllnery. foreseen end unforeseen repain and repllce.-enta to the
de.hed prelllises, including. without IbitaUon. repairs and rephcuenls to the plu.bi"9 iICld aewaqe
(acUlties 'fIith!" the "bed prMbea or under the floor .bb lneludin; rree flow up to the ..in
sever Une. e1eetried, hutinq. ventilating .,d dr-conditioning .rste.. and eseal_t.an and
elevators, if any, and IIechanied aystellS and inahlhUons therein. tenant ahall not overlo~ the
electrical w1ring aerv~ the pre-ises or within the pre.ises, and will instill at ita own expense but
only aner obhining l~lord'a written approval, Iny .dditional electrical wiring which Ny be
required in connection with the de_ieed pt.-Isee.
(b) Tenant. will repair prDClptIy at its own ClCpense eny dallage (whether stwctural or
non-structural) to the de.ised pre.iscs cauaed by lIOy construction or alterationa pcr(or.ed by Tenant
at brin~inq inta the pce.i$cs any property for TC080l's use, or by the installation or re-oval of such
property, regardless o( fault or by wnOll such de.sge shell be caused, unless caused aolely by lhe
negligence o( lendlord or its servants or employees.
(d In the event Ten...t deraulta in the per(ou.ance to landlord's .atishction of lIOy or
its obligations under this Section .9.01, and such default continues (or a petiod of ten (0) day"
after written notice (rOCl landlord (ucept thet in en ~r~ncy no notice shaU be rel:Jlhed).
landlord. in addition t.o landlord's other r.,.dies under this lease, at law or In cCJ.Ilty. NY (but
shall not be obligated to do so) cure such default on behalf o( tenant without -'y Uabilit.y of
lendlordr its 8gents. nt'VWlb. ea.ployees, contractors or aubconluctorl for d..sge to Tenant' a
..rchandise, fixture. or other propert.y or to Tenant's business by relSon thereof. .nd Tenant ahall
reilabutse l.ndlord, IS additional rent. upon deund, for any aulllS paid or CQsU if\Cutted in. curing
such dt fau It , plus ad_inhtrathe costa or landlord in a SUjll eCJ.Ial to twenty percent (20~) or auch
BUllS and/or costs.
S(CTION 9.02. Structural Rtepaltl.
(.) (xcept. as 0 herwhe provided by 9.0l(b), structural portions o( the pre.lses. the roar
o( the de.ised pre_lscs and those porliona of the exterior of the de_i,ed pre.isel which Tenant is not
obligated to _dntaln pursuant to Section 9.01<.) will be repaired by landlord provided Tenant vives
l.nd~ord notice !Ipecifying the need for ."d nature of such repuirsj provided. hoIIl~.,.r. i.f landlord is
req.Hred to Rake any repairs to such portions of the de_bed pre_hes by relSon In ..nole o~ in part,
of the negligent act or (ailure to act by tenant or fenant', agent. servants, ~lIlployees, cont.ractors
or subcont.ractors, or by reason of eny unusual u.e g.f the de_;,sed pre.i$es by lenant (..':,'11,:" \1r n.:)l
such use is a per.itted use hereunder). landlord ..y collect the cast of SUCh repaIrsr au 8Jojlionsl
rent, upon de_nd. for the purpoae of this le..e. any difference in floor level. shlftinq of fl()()r
slah, or M...isti()l"\ in fin1!Shed floor height resullinq rr()nl the inae.t1on or cQnstr..Jt"t ..,W \.,1' .,
expansion joint or strip in the floor slab shall not be deellled 8 IIlructurlll defect req..drinq repair by
Landlocd, but ralher, . norll'lsl construction praclice wtuch shall be tenanl'e. r~spOCloibil1.l.,. to
8Pprop.lstel\ plan for in ita construction and use of the de~ised premlst.:G.
(b If, without Landlord'a prior consent, leoont perfor~ any aller.liMo, additiona,
~ I' -
~
i.provelllents, changes. .ffinUons Qf chattel. or other work tdlld'l .Heet. the structural portions of
the de.hed pre_he. WId/or the roof of the building of tllhlch the duiised ptHises ate a part MCt/or
th.t portion of the exterior of the de.bed pre.ise. .midi lllf\dlord b abU~.t.d to repair purauent to
Section 9.02(.) or which .ffect. the structural integrity of the building of which the l..sed preslses
shall (ora 8 part, such acUon by Tenant shill release end discharge l.ndlord .. of the eoc.enee.ent
of such alteration, .dditlon. hprove..enl. .rUxation or other work of end fro. euch repair obligetlon
end therurter Tenll'lt 19tH' to be lolely respondble for: the .dnt.....nc:e. repair ~ replac....t of
any or .U such structural portions. roof, exterior end buUdincJ .mich ha.,. been .frected as
.foresaidi provided, in the event Tenant eNU default in the perfor...,,,e. to lllndlord'a .aU.faction.
of such reeponalbl11tie., l.ndlord, in addition to L8ndlord'. other re.edies under this le..e, at 1..
or in eCf.lity, ..y (but .han not be obligated to cia so) cure such default (WI beMtr of TenMt without
.ny liability of L~dlordt its agents, serv~ts, e~loyees, contraeto~ or aubeontractors rorod'..ge
to Ten.nt's IIerehandise, fixtures or other properly or to lenent'a buainess by reas(WI thereor, wwI
h:nant shell reillburte landlord, as additional rent, upon deund, for any a!MIS paid or cost. incurred
in curing euch default, plus 8dainiatrethe coda of landlord In a au. eqJal to t.enty percent (20:)
of such euDS and/or costa. ror the purposn of the foregoing. lr Tenant perrons 8fty .uch
attentlons, additlona. l~roveaents, ch...... ."b.at.lona or ottwr warlc in "a Ml'WMtr not c:ondat.n.t
with landlord'. prior conaent thereto, auch tIOn shall be deeMd to ha.,., been perror.d without
landlord'. consent.
SECTICI\I 9.0). Surrender if. Pre.bes.
At the explraf10n or or earUer ter-lnaUon of the ter. of this lease, "Ten.,t ahal1
peaceebly surrender the l....d pr_bes In the ... condition including, but not liaited to, the
conditione of clunllness, as the leased pre,lIes were upon the co.wncetlef1t of the ten of this
lease, ordinary wear and teu ucepted to the extent the le..ed pre"',.s is not raqdred to be
repe1red .nd/or aaintatnedby Tenant and d...ge by W\avoldable casualty excepted to the axtent tha,t
the ea.. is covered by landlord'S fire lnsunnce policy with extended coverege endoC"l~tlCftt., and len<<lt
shall surrender all keys for t.he leased pr..bes to landlord .t the place then fbed ror the lMy.ent
or rent and ahall notify lendlord in wrltin9 of 811 cOGbinations of locks, ..fea and vaulte, if en)',
in the leased pre.ius. Tenant ehdl cOClply ,dth the provisions or Section 8.02 rea.-eUng. the
re*lvd of ita property before surrenderln<J the prellhes lIS .foresdd. Any property not ao re.oved .t
the expiration of the ter-. hereof, shall be dee..d to have been abllndoned by Tenent, IIRd ..y be
retained or disposed of by landlord, as landlord sh.ll desire. Tenant'. obligation to observe ..,d
perfot1l the covenants aet forth in this Section '.0) shell aurvhe the expiration or euUer
ter_ination of the ter. of this le.se.
ARlICtEX
IN)(,..InCAlIONI SU8ROCAlION
SECflCJ.l 10.01. Indullificstion and WsivH af Chia.
(a) Tenant will defenTana-;eicept"'tOthe extent caused by the nellli9ef1Ce of landlord. ite
agents, servents. and employees, wlll indecnHy landlord .nd Agent and eave thea hat.le.. fr~ and
against any and sll claill51 8ctiona, d....ges, liabilHy and expense (including, but not Halted to,
attornl!Y's fel!s and disbursecaents) in connection with the Ion of life, penon.l injury or dMage to
property or business arising fro., related to, or in connection with the occupency or use by Tenant of
the de.ised preaises or any pert of lendlord's property or the Shopping Center or occasioned wholly or
in part by act or OlIisslon of Tenant, its contractoC"l, .ubcontractors, aubtenant.e, lleeneees or
concessionaires, or its or their reapective agents, servants or eltlployeet. Tenant ahall alao pay all
costs, expenses and reason.ble attorney'. feet that .ay be' upended or incurred by landlord end/or
Aqent in successfully enforei"9 the covenants ..-.d aqreeMnb of "this leue. The provision. of this
Section 10.01 shaU lurvive the teraln_Uon or culler eJCPiration of the ter. of this leeae.
(b) Unless and then aolely to the extent such 68._ge Is c.used by the negligent eet. or
o.issions of landlord, Agent, or their respective agent_, .erventl, and e.ployees, neither lendlord,
Agent nor their respective agents, servants, e-ployees Of contncton ,h.ll be liable for, .nd Ten.,t,
in consideration of landlord'. execution or thh Leue, hereby releases .II chi. ror loel or ur.,
peraonal injury or d..age to property or businels lustained by Tenant or any peraon cl.1.i04 thrOUQh
fCtlent resulting (rOIl any rire, accident, occurrence or condition in or upon the ShoppinQ Center or
any part thereof (inCluding, without ii.Uatton, the decdsed pre.hes .nd the building of which the
S8lllt!: is a pa:l) , includin9, but not H.ited to, such chi.s (or loss of life, personal injury or
daqage resulting (rea (1) eny defect in or failure or piunbin9. heatinq or air conditioning equip.ent,
electrical wiring or instalhtionthereof, water pipea, staire, railings or "'.lles; (2) any cqJip-.:nt
or .ppurtenances being out of rep_ir; ()) the bursting, Ieeleing ot running of any ta'1'.(, ;tlf~"'atand.
....ater closet. waste pipe. drain or any other pipe or tank in. upon or about the Shopping tenter; (4)
the bacldng,up of .ny sewer pipe; (5) the escape of atea. or hot ..ateq (6) water, ~no~ or ir:e h<:inq
upon ~r cooung thro~gh the roof or eny ~ther place upon o~ neu the de"lsed pre_ise9 or ";.h,o .....1\ J.Jl"'9
of whlCh the same i~ a part or otherwl'5e; (7) the hll1ng of an)' fillture, phster ar stucco, (8)
broken g1a.~s; (9) any act or 0I'II1ssioo of other tenanta or other OCCupants of the ShOPP1nq Center; end
(10) any act or QAlissioo of landlo.d, Agent or their respective princ1pah, .gents. lIIervonta .,-,d
e.ployees wfll~ther occurring on, prior to, or 3ub~eq..Jent to the date of thh le.5c. The foreqoioq
- 1"'1 -
waiver af\d releue is intended by landlord and Tonen.l to be .tallOlute, uncondiUontol and ...ithout
except.1on ~d to eupenede en, apectrie ~epdr' obUgeUon illpOee<\! upon landlord hereunder4
AlltlCl.( Xl
IHSUllAHC(
S(CTION 11.01. lnouronce.
(a) Ten...t will keep in focee in co.p...ies Uceneed to dO budness 1n the state Mhere the
Center is located .t T...t.. expense at aU U... dud", the ten or thie leeee end during such other
tiNS IS Tenec\t. acc\lCtln the dMbed preabea or any part thereofz .
(U Public liability lnaur...ce wlth respect. t.o the deaieed preabes, the 8lde...lks
abutUng and MtJoinlng- the "bed prMbea, If My, .nd the tKNines. operated by t4llMftt ~ M\y
.ubt.enente, licensees tnd conceasionalra or Tenant 1n or tr_ the cSdbed pretlbea with ai...!..a
nalto or One KUlian Oollln (SI,OOl1iliDOOI _lned olngll Ualt ror bodUy injury ond p.....rty
d_, and Including _.... ror liob ty __ under _t..eto.
(zl _n' c:oop..ltion tnouronco ohich wUI provide ror 011 Tenont'o _loyooo the
ot:otutory benerite ror tho lloto in which deaiood prollil" ore locoled,' and .w111 01.. include
1:o91oyo..' L1ablllty _ with 111,,1_ llaitl or One _red T'-oond Dollo.. (S1III,OI1O.oo1.
Ul Such other typoo or lnouronco (ollCludlng rant inouronce In rovor or londlordl and
such .&titianal MOUnt. of' 1naurance u, in lendlord'. .JucSv-nt, are neceadt.ted by good busi......
practiee 4
(bl Prior to dell.lry or poo...olon or the deoloed pr..lo.. ond within ten (lDl do" or
each occuion of renewal or r'~lace.ent or J.Mut:enee co.er.gfl;, th~t. the te" of the Leue,
Tenlnt Ihdl sut.it to lMdlord. ..riceel -Attention lneurance Oep.rb,ent"'; a nUd CerUf1eete of
Insurance, sifJned by an euthorhed agent or the lnaurer. whJ.cfl .....U evidence aU. the Insur'ance
CQ'tet~ reqJited by Utis Section 11.01 ~ which .hell set forth the (011owin9z
(1) landlord is M_ed an "additional insuredllll on the public liability Insurenee
(2) At leest thirty UO) days prior notice shall be C}iven to Landlord .s to en,
policy cancellation or ..., ..tedd alter'ation 1n coverage.
0) Tf1e puttli.c 11"'11Lty lnsurenc:o PGUcy b an -occurrence" fOr'8 of COver~1
(claias__.de insurance Is not acceptable)4
policy.
S(CTl~ lLOZ4 InsUTenCe'TOVla1ons.
It Is a condItion or this leue thlt the tenant shall 1Mtdl and ..intain, 1n proper
working order, an Underwriter's Laboratory end Rating Bureau .,proved Autocl..Ue (tl:tlft9Ulstting Spte.
in the hoods and ducts serving auch Ten...t'. cooklnljl eqJiplent and deep r.t fryers 4 The .yste. ,hall
aha be uranged to shut orr the electdcd current <<ld/or 9as supply to the deep rat fryen when the
extinguishing .yst.. is eetivat.ed4 No d\ange arfec:tiC\9 ~ opet'.Uon of this s,ste. sh.U be ..de
without giving prior not.ification to the leodlord4
S(CTlOO il.OJ. Effect on loSunnce4
(a) Tenant. -;all not do, ocait to do, or suffer to be done or keep or auffer to be kept
anyt.hing in. upon or ~t the le..ed pre.bes which ...ill viahte the provisions of' l~lord's
poUcies insuring aqeinat loss or' d....ge by fire or other hazards (ineludinq. but not Ualted tal
public U.biUt,), which ..ill .tltereel, artect l.,-,dlord'a fire or lhbility insurance pre.lv. reUnq
or which will prevent lendlord frQII. procudC\C) wc:t\ $)CUe!" in cOCIpanies accephble to landlor'd,
provided tenant is first fJhen adeCJ.Iate notice of' the reqdr'e.-enb of auch policies 4 If enyth1ng
done, OIIitted to be done or .u(fered to be done b, len....t. qr kept or' .uffered by Tenent to be k~t
in. Q90R 01:' about the pruises __aU by ibelf or 1n co.bln.Uon with other c:ircUlMhnc.a edaUncj at
the Shopping Cent.er c.~e. the pre.iu. r'ate of rire or other' insurance on the leased pre.ts.. or other'
property or the Shopping tentor In\. ~onl.. occephble to landlord to bo lncro..ed be}ONl the
eat.bIbbed rate fro. ti.. to ti_ .rbed by the .pproprhte ..,werwrtten ...ith refJud to the ..e or the
de.bed preabes for the purposespelWitted under this lease 01:' to .uch other property in tNl ShopplncJ
Cent.er for the use Or' uses aade thereof, ten.n.t "Ul pay the allOunt of .uc:h lncreue at. 1n the .vent
th.t other' c1r~tllftC.a odsting at the Shopping Center ahan heve eontribuud to auch increa.e, euch
eCflit.ble portion of .ueh increase .a reasonebly deht.lned by landlord, as additional rent upon
landlord'a de_and and ~111 thereafter' pey the a.aunt or .ueh increase, as the .... .a, vary rro. ti.e
to tiale. with respect to ewery preaiulI relaUnq to covetaqe of the de. bed pr..hell during a per lod
falling within the tel"ll or this le.,e untll such incruse is eli.lnale(L In addltion, if -wlicable,
landlord _sy at its option recUfy Ute condition edsUnq on the de.bed preillhe. which uueed or ....
a contributing cause of the increned pre.iu. rate in the e'tent that the Tenant .hould fdl to do '10
and ..y cherqe the coet of auch aelLon to lenenl a. ~dit1onal rent, payable on de..nd. :."
deter.ininq whether increased pte.iu., are the result of tenant'. use of the leaeed preltlhe.. _
schedule, issued by the organization ..a":inq the insurance ute on thl!! leeeed pre.i,.,lI, showing thtJ
various coe.poner\ts of such ute, shall be conclushe e'tldenCe of the sever.t ltettS end chllrgelll which
~ke up the fire insurance rate on the le.~ed preMises.
(b) If for any renon whatsoever ~ncludinq, but not Li.lt.1.led to, the abllt"'ldon.ent of the
delllised pre.i.lies. lenant'li failure to pay the inalltance pre.iu. or lenant's failure to occupy the
dCI-lSed prellliscs as herein per.itted, ten.nt faile to provide and ":eep in force ..,y or all of the
- l'
inaurenee policies .et forth in Section 11 eO! hereof. theo in .Ul:h. e.,ent tenent ~U l.nde...Uy -.d
hold landlord hattlle.. e,alMt .." 10.. ....lch \IOUld heve been covered by euch JneureRCe.
(c) " Ten.-at "'a11 not COIIPI, with it. covenlWlU: ude in tlda Soc:tton, lend lord in
e<ldl.Uon to lendlo't'd'. other- u.ediu hereunder ..y (but ahtlll not be abUgeted to) cau.. iIMuranc:e,
.e .fore.dd, to be bsued, Md in .uch event. Ten....t ttreet to pey the preaiue for .uctt tn.unnce as
additionel rent. pro.ptly upon lendlord'. de.end, or lendlord, at. it. option, ..y traet 'uch railure to
co.ply .a . Deliberate bent of Def.ult.
ARTlCt( III
UTlllUES
S(CTION 12.01. Utlllti...
(e) len..t 8hall be 80181y reapondble for end pco.ptly pay aU chergee for heat, water
(including .t......yl, electricity, .....r ....to or cho<geo, .,<1...11< c:h&"",, 1o.D.T. or othor 110.-
.rst.., w.ter treet.ent feeUit, .fge8, and ..., other utUity uacd or cana;u.cI 1ft the l...ed
pr..h.. or In prodding ....tlng and olr conditioning to the I...ed prelli\... without U.ltotion,
tQgether 'Wllb .U c:cnneeUan .nd ..nlee cb8qea .-cI .u ta... at other Chat9n leY led on 8UCh
utUIU.., lold reoponolbllity _Ing on the dot. landlord noUn" T_t thet the I....d
pr_b.s are ready ror feMnt'. C~ N:4Mftt or flll1ent'. Warte. Should landlord elec:t or be reqdred
to supply or ..lee ....U.b1. any uUUty -.ed or eonsueed at the ..i..d pretia_, TOMnt -8IlJr.teS to
putch... end pay for ...." .. additional rent, ..,ary .onth in the te~ hereof, pro.lded that TeI\tlnt
shell not be obU,at.ed 10 pay to l.ndlord .n 89Qt'eCJat.e 1lnAUal. .... therefor U. .XCftS of the 899req8te
.nnual amount therefor tlhlch Tenant would oth4l!rwis. be abU,_ted to' pay ror .1.Uar utUity UIIege end
service as . retail cutltour of the public uu.~1t.y 01:' w.micipal authority then aupplyinQ auch utility
to the Center. tenent ..,n" to purch..e fl'Oll landlord and pay ror electdcity to be used Ct, Teftant
at the de.i~ed pre.itea in accordance with the Utility Schedule ,tt.ched hereto.. Exhibit -C-.
(b) In tM event that fenant. does ROt. heve e w.ter .ter iMt.lbd in the l..ud p-nQ_n,
1 ef'lant .,111 Ply to lendlord, as ....sdltion.l r~t, ev.ry aonth in the ten of this l.... the .inl.....
char,e for the aize or the 11ne lnatelled in the leased pre.laet in ICCOrdance with the nted
e$hblished fro. tl_ to tie by the c:GIfClIet\y or authadty ~lyln1) ..tor- to ttwt pre.lses.
(c) In the event the local Mlthorlty, aunicipaUty, utility or other body eollecta (or the
water and/or sewerege or .aniury senice ettd/or conaUllption, .. aforesaid, Ten.nt coven."ta 8nd
8grees to P.Y the ....ter and .etter rent charge (both .1n1..... end otherwise) end en)' other tax, rent,
levy, coonection (ee or .ur or other chuge ""len flOw or here.fter is Isse.sed, illposed or NY
bCCOlle . lien upon the de.bed preaises. or the realty of vhich they Ue I patt, pur.uent to law,
order or reguletion ..de or issued in connection with the u,e, COl1SU.-ption, ..lntcnance or supply of
water, or the water or sewer*Je connection or ayst...
(d) In no event shell landlord be Ihble t.o tenent. in d.._gee or otherwise for any
interruption, curlaU.ent or suspenSion of eny of the foregoing utility service. In t.he event of .
default by Tenant under this lease or due to repairs, act.ion of public authority, ,trikes, acts of Cod
or public eneay, or any other cause, whether .i_iiar or disslailar to the aforeslid.
S(CTION 12.02. Application ror Utilities.
Tenant ahall aake-.ufl appropr18t.e .pplications to the loe.l utility coapaniea .t 8Uch ti.es
as shall be necesSlry to insure utilities .being available ct the deahed prnis" no later thlll"l the
cOClllltencellent of the lee. e.nd p.y dl req.sired deposits, connection fees and/or charqes (or ..lers
within the applicable ti.e period set by the local utility coapany.
sccqlJ'l H.Ole Otrention o( KeetinQ !!!2. A.lr-Condltloninq.
Tenant. -.ast. operate heating end cooling eCJ.lip4lent to lIaintein store tellpCnture. _t auctl
te"gentures 8S will prevent the freezinq or buretinq of pipes I(\d the dtainl.ng of t\eatecl and d'liUod
eir rr~ the enelo.ed ..lIe
SEClION 12.04.
All
refereed to as
Ulllltty Cl\er~ DeHned.
8UM 0 be p. d by Jenant
the .Utility Charge".
in accordance with this Article XU ue collectively herein
AAlIClE llll
(STOPPEL CERllrlCATE, SUBORDINATION, ATTQRNHEHT
SEcrlON l}.Ot. E.:ecution of (staPfel Certificate.
A.t any ll.e. anTfrcm l_e t.o t.l.c. upon the w["jtlen req.Jeal of landlord or any .o,'l~(Jqr.:e.
Tenant, within twenty (20) days of the dale of such .dUen req.Jest. agrees to execute IInd del1yer to
Landlord end/or such ..o["tq8Qee. without Charge ~d in 8 fOUl u.li~(a<:to(y to lendlor\1 Ilud/or auch
lDO["tqaQee, a ..ritten atate-ent: (a) ratifying this Leese; (b) confir_ing the CO/lllll"ncor.-~(ot end
expi["ation deteo or the ler_ of this lell:!e; (c) certifying that Te.1ant is 1n occupancy of the de_tsed
- 16 -
pre<<ises, end that the leese h 1n full force ~ effect. ....d lMie not been .ocUfied. u31gned,
.uppl~~le4 or .-ended e.~epl by such .riling. .. .hall be at_ted, (d) certifying that all conditions
.net '9u~nt. under this Le..., to be ..Uar.led or petfoC'Nd by lllAdlard tMIve been uU.fled end
perf'or.sd except .. shall be .hled; (e) cerUf'ylnCj that bndlord Is not in default \rider t.he leue
and tllere au no defenses ot off.eta .galMl the enfOrceMf'll of thi_ lease by Lendlord, or shUng the
der.ults and/or defense. cldlled by Tenant; (r) rec:J.tiftCJ the ......t of edv.-,ce rent. if "'y, pdd by
Tenant and the date to 'lhich auch rent hes been paid; (g) nseltlnq the uount. of security depodted
with hndlord. if ....n (h) cerUfying CQIIIPllance with the enYiron....t.l C'Ovonente of the Leue es let
forth in Section 5.0'(j) of the leue; end (1) en)' other Infor.atlon which Llndlord ar the eortg8gee
ahall ,oquite. .
S[CT1~ 0.02. hilure to Execute Eatoooel CerUneate.
The r.ilure o-'-'enant to execute, .Ck~Jedge and deliver to hndlord and/or any -ortgagee
a ItateMnt in accordance "Uh the prodslons of Section 1'.01 .bove within the period set forth in
Section 1).01 1h.11 constitute __ IICknowledgllent b)' TeMnt .t\1d\ My be reUed upon by ....y per.on
holding or intending to .cCJlite any intereet Wlataoever In the deebed pml..1 Dr the Shopping Center
th,t t.hia le... baa not been ...igned, Mended, changed or tlGidlf1ed, 1. 1ft full force -.d efrect and
that the fbed tuni... Rent.. T.. Rent. tenant'. aM" of Opent1nQ CoIta, Utility Charge. Perc:ent~e
Rent end addition,l rent have been duly .wi (uUy P111d not beyond the rtIapectbe due date. i_diatel)'
preceding the d.te of the reqJ"t. ror euch .tatelleflt and aha11 eont:titut. .. to any CM:non& entitled
to rely on .uch ItateMnt:8 . ..her of "."y defaults by landlord or .f_a or orf.eta a9a1nst t~
enfotceMnt of WI Le.a. by landlo.td ""1c:h ..y edatprior to the date or the written r'eq,Jest. and
landlord, at ita ~Uan. u)' treat such rallure as a Oellbe.tate E\tent of'Default.
SECTION n.OJ. Subordlnltlon ond Atto..-t.
tenant. IIgten \a> lh8E. elCcept .. hereinafter prodded. .this leUe is, and aU of Tenant'.
right. hereunder ere and ahdl alwar be. aubject and subordinate to any .ort9eqt:. leases or
landlordl & property (in aa1e..1easebeck pursuent to lifhich landlord has or shall retain the riqhl of
possession of tha de_lsed pre_lses or security inetrueente (COllectively called -Hortgage-) th,t now
exist, or ..y hereefter be pieced upon the de_ieed pre.l,ee or the Shopping Center or eny part thereof
end to aU edunces ..de or to be _de thereunder and to the int.ereal t.hereon, and all reneveb,
repl.ce~ts. .udifications, consolidetions, or exten.ions thereof. end (b) th,t. if the holder of any
such Hortgaqe (-HortQagee-), the purchaer at any roreeloeure .de or at -"y ade under a power of
ade eont.lned in an) Hortgege. or the ~er, .t the U.. of the herelnafter described tcqJest, of the
fee estat.e or the leasehold .at.ate of the red est.ete upon which the de.bed preclisel is aituate
(hereinafter referred to as Lllftdlord ror purpoaes of thia SectiOn) .....11 at it. ~le option so
reqJest, Tenant .,111 attorn to, and recognhe aoch Hortqagee. purdlaset. or LaocUord, a. the ca.e ..y
be, as Landlord under this Lease for the balance then re..ln1nq of the tee_ of this lease. lubject to
aU ter" of thb lease; .....d (c) that the aforesaid proltisians shall be aeH operative and no further
instruMnt or docu-ent shall be necessary unless req.lired b)' any such Mortgagee, purcheser, or
Landlord. Notwithstanding enythinq to the contrary set forth above, an)' Mortgagee ..y .t any U.,
subordinat.e it.s Mortgage to thls lease, .,lthout Tenant's consent, by execution of a written docunent
subordinatin9 such t'Grtgsge to this lease to the extent let forth thcereint end thereupon this lease
shall be dee.ed prior to such Hort98ge to the extent set forth in such written docu..nt _ithoul req.rd
to the1r respective dltes ~r execution, delivery and/or recording and in thlt event, to the extent let
forth in such written doeu..nt such Mortgagee shall have the sa.e ri9hts with respect to this Lease as
though this lease had been executed lod a MeNOrendu. thereof recorded prior ~o the execution, delivery
and recording of the Hortgage end n thQUgh this Lease had been assigned to suCh Mortgagee. Should
Landlord or Iny Hortgagee or purchaser desire confiuaUon of either luch aubordination or atlCh
'atlotn~nt, a9 the case a.y be, tenant upon wri~ten request, and (tOft ti.. to ti_e, will execute and
deliver without charge .....d in for. .aUarectory to landlord, the Mortgagee or the purchaaer all
inatru-.nts and/or docuaents that ..y be requested to acknowledge such .ubotd~atLon and/or .qree~~l
to attom, in recordable for_.
ARIICtE XlY
ASSICWlt:Ml _ SUIllElllMC
S(CTION l~.Ol. AssiQnment and Sublettinq.
(a) Ienant shalrnot voluntarily, involuntarily, or by operation of hw auig"l tranlfer,
lnortgage or otherwise encUllber (herein coLLectively refened to 8S an "aaa19n"'Cnt..~ this lease or any
interest of Ienant herein I in whole or in part. nor sublet the tltlole or any part of the delltind
premises, nor penit the deAlised prc::.ises or any pact thereof to be wed or occupied by others.
...ithout n.r~t obhininQ in each and every instance the prior written conaent of LlIndlord. Any consent
by Landlord to an assignment or subletting or use or OCCupancy by othera ,hell be held to &pply only
to the specifiC tranuction thereby authori.zed and shall not constitute II 'IIllliver of the \'\eCe1501)i.ty fot
such consent to any subsequent a3sign~nt or 8ubletling or use or occupancy by others, lncludll'L'l. but
not limited to. 8 subseQ-Jent a'Jsignlllel1t or subletting by any trustee, receiver. !iqHJifbr, or
persollal repre~lC~nt.tive of Tenant. nor II!Ihe.tl th.e t'efctence'S .ny~ere 1n thls lease to aubtenonts,
licenaee'S and concessionaires be construed a9 . consent by landlord to 8n all'Jiqnfnent. If this Lelllse
~ 17 _
or any interest herein be aS9igned or if ~e de.ised pre.ises or eny part thereof b~ sublet or used.or
occupied by Inyone other than rcoant withOcJt landlord'. prior written consent hewing been obtained
thereto, landlord ..y nevertheless collect rent (including, but not li.ited to, fixed ~ni~. Rent,
Percentage Rent, the UtIlity Charge, Tax Rent, Tenant'. proportionate share of landlord'. Operating
Cosu. .,d lIddiUond rent) frCMl the assignee, sublessee. user or occupant Mtd apply the net UIOUnt
collected to the rents herein reserved, and furthereore in any such e'Vent Tenant shall pay to landlord
.onthly. as 8ckUtlond rent, the eICee,. of the consideration received or to be received durinQ auch
.onth for auch ....igMICnt. sublene, or occ:upancy (...thet or not denoted n rent) over the renbl
reserved for such ~th in this lease epplleable to such portion of the de.ised pre.ises so a.signed,
sublet or occupied. No euch assigNll!ftt, _lotting, use. occupmcy or collection shall be cSee..d a
waiver of the COVen.,t herein lMJ8inet esaigrwent, subletting or use or occupancy by atbert, or the
acceptance or the assignee, subtenent. user or occupant n Tenant hereunder. or constitut. e rele..e
of Tenent fl'CNl the further perfot1lMCee by Ten.nt of the teras Md provisions of this lease. If this
Lease or any interest of Tenent herein be ..signed or if the ""'01. or any part of the de.bed pre.lIes
be sublet or used or occupied by others, efter hay ing obtained lend lord '. prior written c:an.ent
thereto, Tenant IhaU nevertheless reuln fuU, liable for the fuU perforunce of 8U obligations
under this lease to be perfarfled by Tenent end T....t .11 not be re1eued thet'etro. in .,y aanner.
(b) If at any U.. during the ten of this leu. an, part or all or the carparete ehlltes
of Tenant, or or a perent corporation of IIlhlch Ten.,t is a direct or indirect eubsidiary, aheU be
transferred by sd.. esdgrMlOAt, be4lest, 1nherlbnce, operation or l.w or' other disposition 10 as to
result in e chenge in the present effective voting control of Tenant or or such parent corpareUon by
the penon or persons Otfin9 at c:antroUlnQ 8 _Jarity of the ahares or Tenant or of such parent
corporeUon on the date or thie l..... T",..t shaU pro.ptly notify Landlord in wriUng of euch
chenge. ~d .uch chenge in voUng control shall eonetitute an asaignlleOt of this Le... ror .11
purposes or this Section I provided. however. that this provision ,hall not apply in the event that
over fifty percent (SO:) of the voting power or the Tenant corporeUon aDo or such parent COt'poreUon
is held by rifty (SO) or .ore oorelated lIhereholders or dbtrlbuted to such nulllber of' lI'\rehted
shareholders in a public distribution of .~rlt1es. This clause shall not apply to _ corporation
whose stack is traded an a nationally recognized stock exchange.
(c) If Tenant is . partnership end if at any 11_e during the ter. of this lease any person
who at the ti.o or the execution or this lease owns . general pertner's interest ceases: to 0Mft. such
general partner's interest, such cessatIon or ownership shall constitute an a99ign..nt or this lease
far .11 purposes of this Section 4
(d) Upon the occurrence of .ny of such events as described in Section 14.01(.). 14.01(b),
or 14.01(d hereof. whether voluntary, involuntary. by operation of law, or otherwise, without the
prior written consent of landlord (whether or not Tenant shsli heve gl'Ven notice thereof to landlord).
Landlord .ay treat any such occurrence as a Deliberete [vent of Default.
SECTION 14.02. Application to :-Ssiqn or Sublet.
In the event that enant Sho~sire to assign or sublet the whole or a part of the
leased prelllises, Tenant shall sub_it to landlord a written state.ent, signed by Tenant. setting forth
the following infor.atlan:
(a) The nalle and address of the proposed assignee or subtenant and the chuacter of ita
business;
(b) The activities to be conducted in and the use to be eade of the pre.ises by the
proposed assignee or subtenant;
(c) A full and COC1Iplete outline of .11 of the terlllS and conditions of the proposed
assignment or subletting;
(d) Such financial infor_Uon end credit infor.ation pertaining to the proposed assignee
or subtenant surficient to enable lend lord to evaluate ita financial responsibility;
(e) A reprosentation that the proposed assignee or subtenant is not a tenant. subtenant,
assignee or occupant or any space in the Shopping Center.
During a period or thirty (:30) days .rter receipt by landlord of the foregoing inforuUon. landlord
.ay elect (1) to consent to such proposed assiqn.ent or subletting; or (2) to refuse or withhold
consent to such .9sig~nt or 8ubletting; or (,) ter.inate this Lease, in which event this leese shall
ter_inate and end upon thirty ('0) days' Nritten notice of lendlord'. decision to so ter-inat.. Such
election ..y be exercised by ",ritten notice ee"ed upon Tenant ",ithln such thirty (JO) day period. but
if no such notice is ser'Ved, it shdl be deecaed that landlord has elected to refuse or withhold
consent or the proposed assignMent or aubletUng. landlord agrees not unreasonably to refuse or
withhold consent to such proposed assign~t or subletting, but it shall conclusi'Vely be dee..d that
landlord's refusal or withholding of consent is not unreasonable if the proposed assignee or
6ubtenant, or the character of the business of the proposed assignee or subtenant, or the use for
which the proposed assignee or eubtenant is to occupy .aid prellises, or any of thel'l, is In landlord's
sole discretion less desinble; and it ahall conclUSively be deemed thet landlord's refusal or
withholding of consent is not unreasonable if the sublease rent is qr~ater than the rent payable under
this lease, unless renant agrees in writing that such eKcess shsll be paid to landlord.
S(C[[~ 14.0J. ~ of Assiqnlllent or Sublease.
landlord's consent to any assignlllent or sublease shall not be effective until one (1)
fully-ellecuted coPy of any written instrument of assiqrunent or 8ublense ho!:! been delivered to
land Innj.
Cllltj[l.ul (Ill.tq~ H3(a)
- to -
AllTlCt( XY
KIlC1WlTS' ASSOCIAlIONI PROHDlION FINl, HlYEITlSING
S(CH~ IS.O!. Herch.,te' Association. Pl'O'IOtlon Fund and Advertblftg.
(.> fen.nt covenanta end I4re.. to beC:OIIe .'''iiii-ber or My Herchent.e' Anocidlon for.ed by
the tenant. of the Shoppi"9 Center .nd approved by Lendlord. end to ..intein auch .-berllhip
th~t the tee- of thl. Led... Tenllnt further agre.. to cae.y .. U.. .hue or 1M cost of the
activities conducted by auc:tl association the ..,. Nt forth in Section -3" of the Indenture of leu. ar
auch other ... .. ah.ll " deter-lned by the Herchanu' Asaoetetlon, herein.fter referred to as
"Hen:h....ta' ,,"oelation Papent.... peyable in ad.,.nce 1n .onthly lnste11....t. t.o the tercttMlt.e'
Assoclation. If' landlord elects, lAndlord ..y eallect add ""rdMlnu' Aaaochtlon Paywmt Oft behalf
or tile Her_to' Asooclltlon In ....leII e... Tenont'l He_to' _lotlon PI_t 011.11 ... poyoble
_ttlly togethor wlttl tnoton....t. or nxed Hinl.... IIont. In oddition, _ld ,.....t rill to _I ony
auch. Herctlantl' AMoclatlon payMftt. "'*' due, lendlord. on ""1' of the Mltdaenu' APocl.t1oR. .y
collect lold p._to In tile _ _r and witll tho _ rl9hto _tad. to tondlord _r tho lou.
for the collection 0' rent at other marge... eo..enclnG with ~ aecond ...... Y.ar. Md eed\ Lea.
Yen there.fter, the MerctulAu' Anoehtlon per-'t ..U be ad.Ju8tec1 In the .....r act forth below,
but ,,"et leaa tNn Ule abcwe ....t. the.-aunt. of the Merctwnt8' Auoc:latlon papent far eedI L....
YOIr, __Ing with tho aecond Lou. YOIr, """11 be detonlnod .. 'ollow. U.lng tho "ConouMr'.
Prle. Index _ U. S. A..rog., All It_ end _Itr C<oilipo", .....liohod _tlIly In tho "_Wy !.oil<<
R.d.... by the United Stotol Deport_tor Ubor, 'or tho _tlI and yeor during ....lell the l.... ....
executed as the denacdnatar .,d the Index nu.tNer far the flnt .nth of eedl L.... Veer theneneE' e.
the .....retar, aulUply ..id ruulting f~tlan tl.. the ~. .tated Mtt9henla' AssochUGft "ete.
In the event that the Bure.u of Labat SteUsUc. shall chMge the ti..e perlod, the net" index numere
ahdl be substituted for the old index nu-berl in ...lng the above COlIPUution. In . the event the
CansUMt'S 'Tlce Index of the United Stahs Bureau of labar StetllUce is diaconUnfJed, coep.rllble
. t.UsUcs on the purehesing potfer of the consulIOr doll.r .. published .t the tl_ of Mid
dUconUnu.tion by . respon,ible rin."clal periodical of recognized .uthority ehaU be usedf'... "1nc)
.uch cOflPUtation. Ten.,t .1so agrees to cooper.te fully with the bndlord end other tenenta of the
Shopping Center In pl'OflQUng the use of tr~ MIleS end eloQen8 .. ..y be .dopted for the ~ing
Center, and sU pta.oUond and advertiein4 cupe1gna1 .nd SMY My -.peele. ..sen.enb .. ue reQ.a1red
by the Herehant.' Asjochtlon. Within thirty no clays after bUllng, Tenant. *l)reeI to pay In
addition to the foregoing dues, . .i"91e initial ..,n...,t. 84'11 to the ..ount ,.t forth .1n Section
. r of the tMenluTe af lease far pro.oUanel expense. in introducing the ehapp1ng center to the
.arket area. Tenant agrees ttwt lendlard or Us designee ..y in lb sole d18cretlan and under it_
exclusive control and supervision provide the a.sac:htlon with ." or all or, and be relabutsed by the
associaHon ror providing the followit\Q: (1) the senkes or a ..tketing d1tector and .11 stan .,d
outside coneultent.s (includi"9 pra(esslond ..rlc:eUnCJ aerdce organhaUons) dee-=d necees.ry by
landlord to cury out effectively the ..rk.etlN) and public MId.ions objectiveS of the MetCh.nu.
Anochtion including, without U.itatian, .11 payroll, payroll hus and etlployee benefit.e of any
such director snd sterr; (it) $Ud\ reasonable .laOUnt or apace within the .hopping cent.er .. ..y be
necesnry for the t'erchanU' Association, the rental therefor to be COlIparable to the rentals rar
ai.llarly sized tenant ap.ce in landlord's building; (ill) all actual costs incurred I" advertlsift9
and prOlloUng the Shopping Cent.er, including without U.1taUon radio, ne.spllpCt'.. te1cvislOl1.. direct
and indirect costs of .ervices, .rtwork, copy, printing, p&peE', st.tionery and suppliee; and (iv) .och'
office eq,Jipllent, utilities ~d. telephone. as MY be de...d Meusery by the ..rlteting director.
(b) t.aoblthstending thtt landlGtd My for- the AssocbU04\ .. aet fOfth lIbO'te, landlord af
the landlord's designee reserves the riqht at *,y U.. and rrOll ti_ to U_, without Tenant'. consent
or approval, to institute in its plaCe a Ptu.otian rund to r.,mia" and ..intain otdverUling .net ..lee
pco-aUona for the benefit of .U tenant. of the Shopping Center._ Upon (OnMIUon o( the Pro-oUOR
rU'ld, the ~uociat1on will turn over aU uounta in ita p;oasesaian to LMdlard or the landlord'.
designfle .....ieh will open .-uI uinta!n . bank. account, ...rate (I'OCI .u or it.. other tMntc. eccoun.b,
int.o which l.ndlord or the landlord.. designee shall depodt the ptOllGUan fund contribution peid by
Tenent, the .foresaid ..aunt. received frOll the ~uociaUon, .. well IS ather contrlbuUona .....lch
landlord or the: landlord'. desi4)nee .., teeehe frOll U_ to U_ 1rGe ather ten.-.ta of the C....ter
(the agqregate of such funds an hand (rOIl UN to U... being referred t.o herein as the .PC'OCIotion
r...-,d-). Upon t.urning over Iud\ funds to Landlord or the landlord's dedgnee, the Association ahall be
liqdcSat.eiS and dissolved. COItlllenc1R(J with the ror.aUon of the PrOllOUon rund, and t.henaft.et whUe
the PrCMotioo rund is in existence, Tenant ahall p.)' to landlord 411' the l.ndlord's desiCJnee, ..
Tener.t'a contribution to the PrQllOtiOll Fund, the initial charqe ....d en ennud chet4e (-Pra.GUon.
Ch.rge") which .hall be io the .'Me aClOunh, inc1udinq any CPI adJu.t-.nta, as the ...es$.....t Tenant
would be reCf,lired to pay to the Association H the "lie was in effect, except that the annual chuge
shall be psyable .onthly together ~ith inst.ll~nt. of rixed Hiniau. Rent. The Pr~tion Fund ahall
be wed by landlord or the landlord's designee to pay .11 costs and npenlle8 usochted with the
imple..nhtioo of an ongoing prograll for the prOCtiotion of the Shopping Ccoter, which progra. .ay
includ~, wi.thout ii.itslion, special events I sho"" I displaya, aigo'l aea$ooal eventa, institutional
advertising for the Shopping Center, prOl1lotional lileuture and other activitits designed to .ttuct
CU3to~ers to the Shopping Cenler. In connection with the operation of the Pr~otion fund, landlord or
the ,landlord's designee shall have the riqht to e.ploy or cause to be egployed dlprOlloliond
serVices and personnel ..tIich, in the judgMnt of the landlord or the Lendlord'ft dcllignee, are
1. _
necessary lo ad.inhter auch rund and aueh prCMIDtional acth iUea, end luch penonnc1 .haU be under
the exclusive control Iftd aupervialon or L~lord or the L8ndlord'a deaignee Mho .hall have the .ole
authority to e.ploy Ind discharc}e aoch peNonnel. The PrOItOUon Fond ..y .1$0 be used to deruy the
co.t or ad.inistraUon of' the Pro.otlon Fund and aucb td'l1!l'Udng 1)rogt... including. without
li_it.lion, the allary or the p~tion .nd edvertlslng director and related ad_ini.lrttlve pereonnel,
rent ....d insur.nce. Lendlord .hall have no obligaUon to expend an loch ongoing progra.s any runcltl in
excns of the ..-mIal ~ contdbuted to the PrOlIOUan F\nd after pa,...,t of an 'uch ad.inhtuthe
and other expense~.
(e) All su.s re,,",ired to be pdd by renant punu.,t to this Articlo XV shall be deftle1S
-.dditional rent-, "'a11 bd payable dthout deund, deduction or off.et, and (or the purpose. or
Articles XVIlI end XU or this lelse .hall be rererred to .. the Proaotion Charge.
(d) NotllliUwtoftdlnq *,yth1n9 to tM contrary COC\lalned herein, l....dlord or U\e landlord',
de.iqnee relt"es the right, rroll titllll to U.e upon written notice to Ten...t, to convert the AII.oel_
ation or PrOllOtion r&lAd to eny other enUty .elected by landlord or the landlord'a designee to perrON
the 'Ier.,ice. thet'Otofote pef'for..d by the beochtlon.or Pl'OlIOtion rund. Upon the ror..Uon or auch
entity, the provlslono or Sectiono (0) and/or (b) heroor ""Icll Ire then In erreet _11 caUl ond
beco-e null .,d void, .w thereaner "fentlnt ."'.1.1 COlllpl1 with the eharter ar by-lad of we" new
entity. Tenant .hall pay to auch Mlif .,Utr, landlord, or the l.Mlor4'. ~.19nee, .. direct" by
landlord or the lendlord'a ..lgnee, the p.)"Ieftu theretorore reqJire<l to be ptI1d by '''"*'t to the
Association or PrOllOtion r...d.
<e) If the Shopping Cenbr, a. initially conatrueted, ahall be expanded by edding rIoor
area ecpJal to lIOn than ten percent (10:) of the floor ar.. initially contained in th4t SbopcIiNJ
Cenler, tenent shall pay to lendlard, on deaand. en MOUnt detel'lllned by (n tIIJltiplyl"9 the noor
area of the de.bed prctlise. by the average rate per a",are root of aU contributions which t..en..te of
the expanlion area ahlll bccoae obligated to ..Ice with respect .to .prOtlOtijft\ ....d adv~rUslftC) of the
initial opening of such npensian (or business, and (I1) dividing the prod<<t thus obtained by two
(2).
ARIICt( XVI
DESTRUCTION Of lOOED PREHISES
S(Cl1~ 16.01. Totd or hrUal Dest.ruction.
(a) --rr:-tiiC Uiie(J pretllses ahall be d...ged by (ire or other casualty covered by
landlord'. policies of rite Ilnd broad fo" eKtended eo~etal}e ineunnce but ue not thereby rendered
untenentable in lIdlole or in part, aubject to the U..itlUona heteafter let forth, landlord, at ita 0tCI\
expense, ..y cause such d....ge to be repaired, and the rent ahall not be abated. IF by reason of auch
cccune1l<:e. the ptuisc:s &hall be rendered untenantable in wt'IoJe or in parl, subject to the
li.italions here.rter lel rorth, landlord, at its own expense, aay cause the da.age to be r_palred .nd
the nxed HinillU. Rent ahan be abaled proportionately as to the portion. of the prc.1sc:. rende~d
untenantable until the cOftlpleUon of landlord', ~pe1rs thereto. If the Iea,dd peedses IMll be
dafllaged or destroyed by a rire or casualty, In whole or in part, and the landlord, at ita option,
decides not to repair and reslore the pt'eG.ises, LW\dlord shall hl'fe the ri9ht, t.o be elltcrcbed by
notice in wriling delivered to Tenant within aixty (60) days frOCl and after the occurrence o( 8uch
dSlIaqe or destruction, to ceneel and ter.inate this leue. Either party ahall have the rignt, to be
e-.ercised by notice in writing. delivered to the oth~r within thirty (0) days rr~ and aner any
occurrence ~idh renders the pt.-ises wholly unten,nteble to csocel this Lease, if ..id destruction or
the pre.hes oc:cun within the lIat. three 0) yean or the let. or lhis. lease, ..id canceUaUon. to
t.~e effect ninety (90) days frOft and .rter the receipt or auch notice by the other party, and in 8uch
e"ent this lease and the tenancy hereby created ahall cease as of the .foreuld cancellation date, the
rent to be adjusted as or euch date; provided, hcrote'fet. th.t if tW\dlord ahall co.utence repalrs or
reconstruction or the destroyed pre..~ses during the period prior to the cancellation date, the tenency
soall re..in ln effect .nd a.id notice o( cencellatlon .hall be conlidered void. In no event ahal!
llW'dlot'd be obliq8ted to expend for ...y repain ot reconstruction porauant to this Section 16.01 an
,~t in excess or lhe insurance proceeds recovered by it and allocable t.o the d..,ge to the leased
pte_iscs aner deduction there(ro. of landlord'. reuonablc ctq'len&ee. in obtainlnt) .<<h proceeds ~
any ..aunls requited to be paid to landlord'. .artgagee. ~othinq in this Section ahell be construed
to per_U the abate_nl in whole or in patt of the Percentage Rent, and the calculation a( Pereenhqe
Rent shall be governed soLeLy by Section taGl(c) hercofa
(b) If the Landlord is tequired to repair or teconalruct the leued prellisea pursuent to
the provisions or this Section 16.01, its obliqaUon ahaU be U.ited to the building shell. lenent
.t tenant I s expenSe shdl prQItPtly perfor.. III repairs or restoration not req.Jired to be done by
l~ndlard and shall prOllptty re-enter the de_bed pre.i,ea and CQCMlence doinq busine88 1n eccord9OCe
with the proviSions of this lelse. Landlord shall not be LLllble ror dclay-s occnioned hi ajJH>l.cnt
of losses with insurance carriere or by lIny other cause ao long 89 Llllndlord shall proceed in 9QOd
faith.
(el Nobo:itt\atcw.dinq lInyth~nq set forth herdn to the cootrary, Tenant ahall t>..- . ~'1pon:3\tJle
for all rcpolrs and rcplace.-ente of damage and/or destructlon of the lensed prellll,es nec,:ulltr.~r:d by
burglary or ottell'(1ted burqlary, or any other illegal or forclble entry into the delldsed pre~ise6.
5(CTl~ 16.02. ~ Oe~trucUon of ShOPPi'(9. Center.
In the evef1t thet (1fty percent ~O:r-or tK]tc of ttl-e qr01J6 lea~8blt'l Hoor IIIrell of the
- 10 -
Shopplng Cenler shsll be de_qed or deslroyed by fire or other cause notw1t.hebncflnq that the leased
pr.-het ..y be Wlsrfected by such fire or other cause, ltndlord aMll have Ute right, to be e.erched
by notice in ~rltln9 delivered to tenant within .1.ty ('0) ~ya arter aaid oecurrence, to e~el and
tn.lnale thl.s leue. Upon the 9idn9 of auch notice, the te~ of this leue ahall expire by lap.e or
ti~ upon the fifteenth (15th) day after such notice is given .,..d Tenant ahaU vacate the leased
pre.ise~ and surrender the same to landlord.
ARTlCt( llYII
(HIN(NT DOHAIN
SECTION 17.01. Total Conde~ation.
If the ~le of the de.leed preaises shall be t~en by en,. public or quasl.public authority
under the power of _inent docaain, c:on<Ian.Uon or expropriation, or In the event or . conveyance in
lieu thereof, then this lease ..11 te~1nate es or the dllte on tlh1c:h pos....ion or the deabed
pretlbes "t. reqllred to be lurrendered to the c:onde.-tlng authGdt.y, and teMnt ..11 ....... no cbi.
against landlord or the conde...ing authority rot the value or the __..pired ~ra or this lea'..
SECHON n .01. Putlal CondeMaU.on.
If ant part of the leueel pre.ises shall be ao tHen or conveyed end if auc:h partial telci"9
or conveyance shan render the leased p~ise. unauitable for the tMrIinee. of the tcnent, then the
tera of thla lea.e ahall cu.. *KI lel'lllnate .. of the dllte on td11cf1 poansa1on of the deahed
preabe. is re~ired to be surrendered to the conde.,lr\9 authority and teMnt shall heve no c:lai.
against landlord or the condeB'ting .uthority for the value Qr w:\Y QMqtired tu. of' this leue. In
the event such partial hieing or conYeyMCe 1a not e.tenahe enOU9h to ret'fder the pre.isee unauitable
for the business of Tenant, thh lease ahall continue in full farce and effect e.cept" that the Fixed
tUnltW. Rent and the Percenhge Rent Cross Sales Bue ahall each be reduced In the .a.e proportion
that the floor area of the de.bed prea1ses so taken or connyed bear. to auch floot' nea 1_ediately
prior to auch taking or COf\veyllftCe, such reduction co.encing .. or the date Ten8ftt t. nqdred to
surrender possession of such portion and with respect to the da,.. during .....lch the de.bed pre.hee:
ere not open for business the calculation of Percentage Rent. .haU be 8djulted in aecordance with
Section 2.01(c) hereof.. Landlord &ht.ll prOllplly rest.ote the leased pre.bes, to the extent of
eonde.,aUan proCeeds anllable for ,uch purpose, .S nearly as prKtleeble to a e~dlUon coapanble
to their conditioo as the U.. of .uch eonde...aUon leas the portion 10lt In the t8ktng or convey.nce
aM Tenant ah.l1 prQIIPtly .eke .11 necessary repalra, reatorttlan and aUeretlana or tenent'.
fixtures. e~ip_nt and furnishings and shan ptOlq)tly te-enter the based pre.lacs .nd cOIlIIence doing
business in accordance with the provisiona of this lease. For purposes of deletwininq thd amount of
fonds available far restoration of the leased preftltses frO!' the c:ondell"lation award, said ..aunt will
be deelled to be that part of the award which nuin. .fter pay.ent or landlord'. reasonable cxpen.ea
incurred in recovering saDe and or eny lltIQuots due to any ltOC'tC}agee of landlord, and which representa
a portion of the totd au. so available (excluding any awerd or other COCltpcnsation for land) whld1 is
equitable allocable to the leased preQlse~.
SECTION 17.0J. Parti.1 Condemnation of S[7Ytin~ Center.
(a) ~ than one-thJ.rd ( 0 Uie7Toor uee of the buildings of .nich. the dCD.ised
pre.ises are a part or 1I0re than one-third O/)) of the leauble floor area of the Shopping Center or
.ore than one-third (I/J) of the C~on Areas shall be ao taken or conveyed, or (b) if any part of the
perking area in the Shopping Center is so telcen or c~n'1e<S anO as a result of such parthl tald~ or
conYeyance the size, layout or location of the reMininq parklfl9 facilities will violate t,t\e
requirements of the applicable zoning or ai.liar law (or any per.itted varlenee or exception thereto).
then in any or dl soch events notw1t.helendln.g the Fact that the ~.1sed pre.isee are not ao blc:en or
conyeyed. landlord shall have the right .nd power, at its option to be e.ereiscd by vritten notice to
Tenant, to ter.lnate thia Lease effectiye either the date tllle veata in ~ cQnde.nlng eu~tLty or
t.he date Landlord 1s reqJired to delher possession of the part ao tal(en or conveyed; provided,
however, io the event of a t.~ln9 or conveyance deacrlbed in clause (b), if l.,dlord ahall bk:e
i--.diate steps towards eli.inating auch viol.ti~, lbi_ lease ahall be unaffected an4 re..in 1n full
(orce and effect. In any event, Ten....t ahall have no chi. against landlord or the condeft'linq
authority far the value of any une.pired t.er_ of this Lease.
S[CT1CN i7.04. Landlord's ~8J1l.qe8.
, In the event 0 81'1Y conde....etion or takinq u hereinbefore pt'ovided, wtlclh~r ..t\ole or
pubal. the Tenanl shall nol be entitled to eny part or the award aa danlages or otherwhe for slJCh
condennation end lend lard and eny ~rtqagee of Landlord are to receive the full 8moOnt of 6uch award
9$ their re5pecli",e interests ~a'1 a~pear. l~ant hereby clI.pretlsly waives any right or \;'lln t.o .ny
part thereof end 85signa lo Lar'ldlord any such right or chilli to which Tenent IdgM becOfte entitled.
SCCllON 11.0'). Tenant's DOlllaqes.
Although all d8110aqefl in the event of eny condellV1alion are to belong to the LQndlo(,1,"1' "ny
~rtgaqee of landlord 89 aforesaid, ~hethcr such danaqe9 arc awarded .~ futl co~pen~at\Qn (oe
dllllinulion in v8tue of the leasehold or to the fee of the lelllled pre",!sea, Tenant sh.lI hElve the right
to the Cll;tent th8t IHllIIC ohnll not dilllini9h th~ landlord', or such nortg8Qee's e~8['d to chi., end
1l _
cec:O'l'er fc<M. the. condeeni.C\9 ....thoc it)' I but not (fOIL landLo~ Of such .orlgegec, auch co.pensaUon as
..)' be upuate1y awarded or reconnble by Ten.,.t under the binent o.o.aln Code 1n Tenant 'a o.n rl9ht
for or on .ccount or, Ilnd Ii_Hed solely to, .,y coat to lilIhich TenllAt .ight be put In tellO'I'lnq
tenant'. -erchandisc, furniture, fi_tures, and equ~t.
MUtt( XYIlI
8NlKIIIl1'TCY OR INSCl.'ltMCY
SECTION 18.01. 8snkruotc~ or Insolvency.
(a) If at any iT.e prior to the date herein (bed as the cMlIence.ent of the teta of t.his
le.se or at any UlIe thereafter there ah.n be fUed by or 'CJainat tenent 1(\ .ny cou'rl punuant to any
statute either of the United Stetes or of eny .tate, s petition in inaolvency, or if TerI....t Nlces en
assigMleflt for the benefit of credUors or if there 1a an ...ign....t by operation of b_, or if len.nt
ask.. appUcaUGC\ to lenent.'s c:rediton to .eUl." or co.pound at ertend the tl_ fOt papent or
I,,"8I1t'. obligation, or 1( ....y execution or etteetwent ....11 be levied upon any of the Tenant'.
property or the deabed pt..isea are taken or occupied or aUlIIlpted t.o be blcin or OCCU9ied by SOMOne
other than the lenant, then thh lea.e aha11 at the Undlol'd's aption be c.nceUed and teralnated end.
in ~ich event, neither Tenant nor -'ly ..-rson c1a1alng through or under T.nent or by virtue of eny
statute or of an order of .ny court ahall be entitled to .......lGC\ or the de.bed pneb...
(b) If et lIny UIIe prior to the dele herein fixed.. the co.enc....t or the teN or thie
le.se or .t any U_ theresfter there shdl be fUed by or eg,einet Tenent in any court or the United
States s petition il\ bankruptcy or fot reorg.nlzat1on or for the appolntAen\. of a receher or trustee
of sll or . portion of Ton",t'. property, then \hi. leese shsn at the L~d'lord'. option be eencelled
and ter_inated if such cancellstion or ter_insUon is peraJ.tted by the .,.,l1cab1e. .1... tr auc:::h
ter.inaUon or cancellation is not par.1tted by the appllceble 11_, then: (1) upon the riUng of .
petition by or Igainst Tenant l6lder the 8enkruptcy Code, Ten811t, IS debtor ...d as debtor ;in
possession, snd Iny trustee litho ..y be eppolnted, ICJree to perfor. .act. ~ every obligaUon ot lenent.
under this lease tntU such U..e .. this leas_ 11 either rejected or IUUlled by order of the United
States Sankruptcy Court; and to per .onthly in ed"ance on the fleet day or .act. IIOnth a. reasonably
~nution fat' use end ()C:eupancy of the hulse. an -*'t e(f'al to sll Annual Kini... Rent Md
AdcHtiond Rent; and to reject or "SU_ thb leae within sixty (&0) days of the fl11"9 of luctI
petition under the e..kruptcy Code; end to give bndlord at leat rarty-flve (.S) deys pdor "rUbn
notice of any proceeding relating to lI\y a.s~t1on of thb leue; .,d to ghe at l...t thirty nO)
days prior ",riHen notice or eny sbendonllCftt of the Pre.bea; any such abandonllent to be deelled .
rejection or this lea~e; and to do aU other tM.nqs of' benefit to landlord otheNhe reqJired under
the eankruptcy Code; and to be dee.ed to heve rejected this le.se in the event of the f.tlure to
cOdPly .ith any of the abo...e; end to h....e consented to the entry of an order by an sppropriate lbited
States Bankruptcy Coot't providiog .11 of the .bove, wahing notice and hearinQ or the entry of ..ae;
(il) no default of this leue by Tenant, either prior to or aubse(J'ent to the rUing of such.
petition, shall be dee~d to have been waived unless expressly done so in ~rill"9 by landLord; (11i)
it h understood and agreed that this is . lease of real property in a ehopplA4j center ~ of non-
residential real property as such. lease is described or referred to in the B.-.kruptcy Code; (lv)
included within and in addition to any other conditions or obligations 11l1Posed upon Tenant or its
successor in the event of assu.ption and/or a.siqn..nt are the cure of eny .onctlry defaults .nd the
rei~burse..nt of pecuniary 105s with!n not .ore than thirty (JO) days of asaunption and/or s.siqn.enl;
and the depoail of an additional SUM equal to three l)) .ontha' Rent; and the use of the Prcaises .a
aet forth in the Indenture of this leaae end the ",dity 8I'od/or Unea of aerchandlse of any goods or
aervices rCqJired to be orfend for sale Ire ..w:hanqed; and the reorlJW\hed debtor at .ul~e of such
debtor in posaession or of Ten.nt C a trust.ee dtNonltrstes in "rUing. th.t it has .u((1c1ent beckground
including. but not llalted to, subet,ntl.1 retailing experience 1n shopping ~enterl of comparable size
.nd finanebl ability to Qger_te _ r.uU ..t.abUat.ent. wt of t.his lene; and the Preed.es. st aU
ti..s. te..ins . aingle store end no physical changea of any ~ind mey be ..de to the Pr~ises unless
in co~lianee with the appliclble provisions of this le.se.
AllTlClE XIX
(YEN IS or OCfAIJLl1 lNCllDRO'S R(K1)I[S
SECTION 19.01. (vents of Oefault.
~he f~ng-8hall constitute (vents of Oefaull:
(a) If Tenant defsulh in the par-ent of sny aul1. of -.oney (""'ether Fhed Hinill'lu. Rent,
Percenlage Rent, Tal( Rent, Tenant's proportionllle share of Opc[alinq Costs, the Utility Charqc,
Promotion Charge, eddHional rent or otherwise) when due and such default shall continut' for" p"riod
of IllOre than ten (10) days after the dote ssid pay_ent is due.
(b) (l(cept as to e.cts, de fllUlle., oc.issi.ooll and/or OCCurrenCeS charscterized, defined,
denoted, or identified in this lease ru Deliberale (vents of Oefllult, if Tenanl defaults in fulfilllnq
any of lhe olher Covenants of lhi., len.,e on fenont'a perl to be perfor~d hereunder lilnd l!uch default
21 -
.".u continue for the period .ilhin "t\ich perfonance 1s reqJired to be _de by apec1flc provision of
this Leese, or, H no .uc:tl perlod Ie provided, fHteen (1S) de,.. .fter the dete or written notice tro.
landlord to Tenant specirying tho nature of ..id default, or, if the def....U eo epec:lr1ed ehall be of
.uch . neture th.t the ...e cennot be reesonebly cured or re.edied within ..id n.fhen (15) del"
period H Ten."t 8h.U not in good faith have COlMIenced the curine) or re-edylng of auch default
wit.hin' such fifteen (15) day period and .hell not thereartu diligently proceed t.heruilh to
cOClP1eUon .
Cel .f any execution or .U.ctwent ShIll be b.ued agalnst Tenant or eny of Tenant's
property and 8haU not be discharged or vacated -..1thlo len UO} day. .rter the hsuence thereof.
(d) Any event delcrlbed in Section 18.01.
(e:) If Tenent. ....11 eb.,.don the deahed pre.dees or if the deabed presbea IhaU be
peraHted to become vacant, Of ,heU '-11 to keep the ~.ised pre.isee continuously and
uninterruptedly open for business.
SECTION 19.02. o.libetate Event. of Default.
e.) Notw1th1i~...yth1ng to the contr-atY aet forth in thia Lease, if Ten.nt chaU
detault (1) 1n .the tIWl81y p.yunt. of -fixed MinI..,. Rent,'~hrcenbg.-....ti' la. Rent, Tenent'.
proportion.t. ahare of Operating Costs, the Ut11ity Chlirga, or Pl'OIIatlon. Charqe or in the U..ly
reporting of Gras. Sates or eny of the_. and any auch default .,.11 be repeated two (2) u.. In eny
period or twelve (lZ) aonthsJ ot (2) in the perror..nee of eny other covenant or thb lea.e .ore than
thtee 0) UM' in an)' period of twehe (12) IIORths. then, notdthellnding that such .reults ahell
ha.e been cured within the period arter notice as <<above CltQvlded. eny f41ttt\et 8i.nat .faull withIn
such twelve (In tICM1th period shell be de_ed to be . OeUbeute Event or Default.
(b) Any default. act, ocl!ssion or occurrence characterized. defined, denoted, or
identified elsewhere in this le.se as a Deliberate Event of Default ~.ll also be a Deliber.te Event
of Default. 0 .
(c) In the event of . Oeliberate [vent of Default, landlord. 1fithout l)ivinq Tenant any
notice and without affording Tenant an opportunity to cure the default (Ten...t. hereby specifically
waiving any right of tender) .ay uereiu any at all of its rights under this lease in -.:fdition to
those it _.y have at le~ or in e~ily~
SECTION 19.0'~ Tet.inallon.
Upon or after the occurrence of anyone or DOre of such [vent af Default or Deliberate
Events of Default, if the tet_ shall not have c~nced. landlord ..y i.-ediatelr cancel this leaSe by
written notice ta Tenant. or if the ter_ shaU have coa.enced landlord My sene upon Tenant a wdt.t.e<\
notice that this lease and the terti will ter-dnate on a date to be specified therein, which shaU not
be leu than ten (10) days after the date of such notice and, in either event., Tenent. shaU have 00
right to avoid the canceUation or lerain..Uon by pcy.ent of any au. due or by other perfora&nce of
any condition, ler_ or covenant broken. Upon the date apecified in the aforesaid notice of
tet'llinaUon. this lease and the teu hereof shall ter.in.te end CQ(:Ie to ... end as fully and cCMlplehly
as if 8uch date were the day herein definitely fixed for the end and explration of this lease and such
ter., and Tenant 8hall then qJit and surrender the de_ised prelllhes to landlord, but notW'ithstanding
any statute, rule of law. or decision of any court to lhe contrary, Tenant ahall te..!n liable a. ael
forth hereinafter. Notwithstanding landlord', election to ter.inate this lease, landlord "y, at its
opt.ion, reinstate this lease et any ti.e thereafter, and a letter fro<< landlord, Agent or the att.o~y
for Landlord oc Agent settin9 (octh landlord'$ eKcrcise of' ita option to relnstate the lease shall be
8ufficient to reinstate this lesse upon .p of its term and conditior'ls, without 8ny other notice to
or frOG either party to the other.
S(CTI(l\I 19.04. AiQht of PossC1ldon.
Upon or after anyone or IlOte Evente of Oohult qr Deliberate Events of Oofault; ot L( the
notice provided for above in Section 19.0) hereof shall have been l)hen end this lease ahall be
terMinat.ed; or if the de_lsed preld~e8 becOlle vacant or deserted; then, in aU or any of such events,
in addiUoo to, ..nd not in lieu of, ell other rc-.edi.. of landlord, l.ndlord ..y without notice
terMinate all services (tncludinl), but not 11.Ued to, the furnishino of utiUtle.) and/or re-enter
the deMised preMises, either by (orce or otherwise, and/or by sOMary proceedings or otherwise
dispos.eas tenant and the legal representalive of Tenant or other occupant of the de.leed pre.lsea.
end relftOve their effects ttnd repossesa and enjoy the dc.ieed prelliseti, t.oqcther with all alterations,
additions and i.ptove_ents. all without being liable to prosecution or da.ages therefor.
SECTI()oI 19.05. Additional Relledies of landlord.
<..1 Ln the event of an)' lvent of' Oehu\t, OeUbeute (vent of Oefault, re-entry,
tetl'lination and/or dispoucssion by 8u...ary proceedings or other.-iae, in addition to, end not in lieu
of. aU other rellCdies which Landlord hu undor this lease, at law or in eqJity: (1) the n'l:ed liirojtIMJIf
Rent shaH becO/'Iledue thereupon end be pdd up lo the tilfe of such re-entry, dhp08oeot1h~..' ',nJ/or
expiration; Ind O) landlord NY. in its sole discretiQf\, relet the de.ised pre.hell or .....y perl or
perts thereof, either in the n8~e of landlord or otherwise. for a tcrl\ wt\lcl1. .ey at land\o-:Go ~ };ltiv\
be less than or exceed ltle period whlch would otherwiae heve conatitut.ed the bahnce o( the tcr_ of
thi~ Lease, end III.Y grant concessions or free rent; pro...ided, however, landlord ia expreBsly under no
obliqntlo/l to relet the (j.el1l.ieed pu:.i~es; end (l) lenlJot or the \eqel. representati....e of lenQnl "h411
.130 poy LAndlord, .t Lsndlord'Q option end whether or nol landlord hall lerftlinated or Cllflr:~ll"'l1 thil'l
LC>1se, 86 liqJldaled dllmaqea for the failure of Tenent lo observe end ~r(or. fleid renonl't11 covenant.
- Z) -
herein contained (or each ~th or the period tlhlch \IfOI.lld atherwlae h.ve concUluted the bal..-.ce of
the tefl', the ex~.... if MY. of the ..... of one ItOnth1r JNltAll-=nt of rhed Kini.,. Rent, one-twelfth
(l/nth) o( the ennual ...eu94!l Percent.,ge Rent payable hereunder for the three (,) lease yea"
l.-.edlately precedin9 (or fot the enl1n ptccedif\9 portion of the hr_ of tilt. lease if less than
three 0) lease rean) I the IIOnthly porUon of the par-At of Tn Rent that would "ve been payable
for the period in qJest.!on but (or euch re-entry or tertilnation, the Utility Chatqe pIIyable fot heft
.unth co.puted on the bah of the avenge IlOnthly cherve for the ..ld three U) proeeding 1...e yea"
or enUre preceding portion of the terti, .. the c.se ..y be, the IIOnthly pa)'lleRt of l.....tt. current
proportionate share of OperaUnli3 Costs, t"e Procaotion Charge co.puted on . .onthly bub over the net
a.ount, if any, of the rents actuaUy collected on account of the le.se or le..es of the de.bed
pretlleea fot such mnth. The refueal ar rdlure or landlord to relet the de.bed pr-.j!lu or eny part
or puu thet'eOf .hall ,not release ot .ffect lenanl'. liability for d.-ge.. In COIlpUUng .uch
Uqdd.ted deuges there .hall be added to the .dd defjelency .uch expenan .. lendlord uy incur in
connection with reletUng, .uch' as court COIta, attorneys' reu and dbbuneMnts, brok.r~ .",d
NNgeeent fee. and COMlaalons, cost at putting .-lei keeping the de.i.ed ptellise. In good order and
costa or pnpar1ng the de.lIed prellb.. ror nbtUng .. heretn.ner provided. Any a&ch U..ld.ted
d_el ehol1 ... pold In _thly Inltolll.ento by T......t on tIIe.day' -",U1ed 1n thlo l_1 ror the
por-nt or rbed Hlnlautl Rent ond ony action brought to collect tho _t or deficlency ror ony_th
oho11 not pn.lucllce In ony woy either the rlghto or landlord to co11ac( tho deficlency ror ony
oubse",ont. _u. by I 'lollor proceeding; prodded only thot ouch ll",ldotod d_el 0h011 ... reduced
by the ......t, H ony. or _thly ll",ldotod duogel collected by Londlord .inuo the octuol coot
(including ottorneY" ree. ond eooto) or collecting """" _thly U",ldotod doMojeo. landlord, ot
lendlord'. aption, ..y ..Ic. .ud\ .ltereUons. repaire. replac8lletlt. ..d/or deeor.t1~ 'In the "bed
pre-bes as Landlord in Ltll"Idlord's sole judg.ent conddera edvluble and neeesury rat the purpose or
rdetUng the de.1sed pr.-is..; and the ..Icing or aucn dtentlons ac'KS/ar deCOt.t1on. .hall not
operate or be con.trued to rele.se Tenant rro. IhbUity hereunder .. .forr.dd. Landlord .hall in f'O
event be liable in any Nay Wl.tsoever for f.lllJ,re to relet the de.bed pr..1ses. or. in the event that
tne dc_Leed ptell.i.ses ate relel. ror failure to colbct the rent thereot under auctl reletUng.
(b) tn an)' or the circu.stences .enUoned in the fore90ing Section 19.05(a) In which
landlord ahan have the right to hold Tenant l1.ble .8 therein provided, LendloM -.hall h...e the
election, in pI.ce .nd in,tead of holding TenlOt .0 liable, forthvith to recover againat Ten~t. .s
liquidated d..ages for lose of the bargai" and not ts . penalty, a au. .qual to the rixed Hinl-u. Rent
IlUltipl1ed by the OUIIber of JkJt1ths and (ractional .onlh 'llhidl would Mye constituted the balance of
the let., together with cost. and attorneys. feea.
(c) In the event of a breach or threatened bre.ch by Tenant of any of the covenents or
pro"leLons hereof, lend lord shall hue the right of injunction .-wt the right ta invoice any reMdy
allowed .t law or in eqJity as if re-entry, ......ry proceedings and other re..dies were not herein
prav ided far. Mention In this lease of any particular rell'ledy shan not pteelude L8C\dlotd froe. .ny
other re..dies under this lease. or now or hereafter eKisting at law or in e~ity or by statute.
(d) Tenant hereby upressly wahes the aervice of notice of intention to re.-enter or to
institute legal proceedings to that end and .~y end all rights of redeMption granted by or under .ny
present or future laws in the event of Tenant being evicted or dispossessed for any cauee, or in the
event of landlord obtaining possession of the de_ised pre.ises by reason of the violation by tenant of
any of the COvenants and conditions of this lelse or otherwise. The words -re-enter" and "re-entry.
8S used in this lease are not restricted to their technic.l legal ..aninQ.
S(CT1~ 19.06. Confession of Judqnent.
(a) Upon the occurrence of any Event of Def.ult, or in the event of . Oel1bente (vent of
Default 8S defined herein, Tenant hereby cft9ower. anJ Ptolhooobry or eny attorney of eny court of
record within the United States or elselllhere to appear for Tenant with deehr.tion rUed. and confeu
Judg.ent in f.vor of landlord, ita successors or .ssigns, .s.of any ter_, far any dete~lned a-aunt to
which. landlord would be entitled as d8ftlages under the provIslon. or: Article XIX hereof including also
an attorney.s fee for collection of.the sa.e of five ptre:ent' (S~) of the total a.ount of .!JCh d....9O..
t0gether with COlts of luit, .nd" TenllOt hereby waives .n error_, defect. and bperfectiona in
enlering .aid jcJdgller'lt or in ."y writ, or process. or proceeding thereon or thereto or in any wise
touching or concerning the 8a_; and ror the confusion and entry of .uch Judg..nt, thb Lea.e or I
true and correct copy thereof ahell be S4Jfri.cient "anant end authority. The authority and po.er
contained herein .hdl not be exhau.ted by one exercise thereof, but Judq-.nt ..y be confea.ed as
aforesaid (roll tl-e to title and as often 8S there is en occurrence of any ('tent of Def.ult, or 1n the
event of . Deliberate (vent of Oef.ult as defined hereln, and further.ure auch authority and po~er .ay
be exercised during the original terM and any eKtenalon or renew. I thereof, or .fter the e.plr.tion or
earlier ter_in_tion of the terG hereof.
(b) When thls leese shall be terllinated or cllncelied by renon of the breach of trny
provislon hereof, either during the original terlll of this Lease or .ny renewal thereof. and aha 88
80an as the terlll hereby created or lI(\y reneOf61 thereof shall have ea:pired, it shall be lawful for any
.ttorney as attorney for Tcoant to (ile en lfgreelllent for enter inQ in any court of cu.petent
jurisdiction an alllicsble .ction and confession of judg..enl in eject-ent lIgai.nst fenanl and all QeC'IlOOI!
clahlinq under fef\ant for the reco"ery by landlord of poaSClIsion of the de"ised pre_isea, for which
this lease or a true and correct coPy thereof shall be his ~urficicnt warrsnt. whereupon. if Landlord
so desires. a writ of posst'!ssion ",oy issue forthwith, withQut any pd,or "'rit or proceedinqa
..hatsoe'ller. and provided that if fat' any t'cuon ,ftet' t1uch action shall have been COOO'llenced the 8"'''''e
shall be terClinated .IInd pO!lSe9Sl0n relllain in ot' be t'estared to Tenant, lllndlord shall hl'lve the rlqht
- H. .
upon any subSeqJent dcfult or defa~1t.. or upon the tcr-inaUon ar cancellaUon of t.his tease as
hereinbefore aet forth, to bring one or .ore a.lcable acti~ or sctlons as hereinbefore aet forth to
recover po.ses~lon as .foresaid.
V.hen.
Tenant expre.sly waives'
(1) the benefit of all laws, now or heresfter in force, exempting ~y goods on the
de.bed pre.ises, or else\lfhere, fro. distraint, levy or ..Ie in any legal proceedings hlcen by
landlord to enforce any right. under this Lease.
(2) The benefit of all laws now .ade or tdlich .ay hereerter be ..de regarding ."y
11.HaUon a. to the goods upon tfhlch, or the tiN within Ill'hich, distress is to be ..de after the
r.-o'Val of 9QOda, 8nd further reliens Landlord of' the oblig.tion of proving or identi fying such
goods, it being the pc.ltpOse end intent of thi. provision that all goods of TenMt, whether upon the
de_ieed pre.ises or not, ahall be liable to distre.. for rent.
()) the right to l..ue a writ of replevin for the recovery of any goods .eized under
. distress for rent or le'Vy upon an execution for rent, d...ge. or othe~i'e.
(A) The r1qht to delly"execution on M\y real eatate that '..y 'be levied upon to
collect !my alaOUnt whid\ ..y becOllC due under the tens n conditione of th.\.s leae end en)' right to
have the ....e appraised, Md Tenant authorizes any Prot.honotuy or clerk to enter a writ or execution
or other proc:t.. upon tenant'. vol\lllltal"y .dver .nd further agrees t~t asid real nt.te My be .old
on . "frit of execut.lon or other prace...
(S) All rights under ...y lIw, ordinance or atatute relatiAC) to lMldloC'd and tec\ac\t.
l'i9hb to the extent or hereby IIUthorhing the eale of ..,y goods dIstr-dned for rent at 8nYU" aner
seven (7) days fro. .dd distraint without appraieeeent end conde.,ation thereof.
(6) The right to three (]) aOC\tha' notice 9l\d/or fifteen_t-1S) or thirty ()Q) days'
notice reqJlred under certdn clrcUMtances by The Pemayhsnh l.odlord and Tenant kt of USI, as
a.ended, hereby agreeing that any notice U.e period as re4lired in this leese AQree.ent ahell be
sufficient in e.1ther or any such case. landlord and lenent agree that this Section (() shall only be
applicable if the dc.lsed pre.lses is situate in Pennsylvania.
(b) The parties hereby walve trial by jury in eny action, pl:'oceedLCl9 or COUI'\t.erclab,
brou9ht by either party a9ainet the other on any .aUer tdlataoever arisin9 out of, or in eny wa,.
connected with, this lease, the rebUonship of landlord and Tenent created hereby, Tenent'a use or
occupancy of the De.ised Pre_hes, and/or any chi. fot' injut'j at dllllage. In the event landlord
c~ences any action or proceeding for nonpay.ent of HlnilllU. Rent or any !teas of ac::Iditiond rent due
hereunder, Tenant lIh.ll not interpose any counter-clai. of .,y nature or description in any auch taCtlon
or pt'OCee<llng. The foregoing, however, shaU not be construed as a weiver or Tenant'a right to assert
sUCh clai. in s separate action or proceeding instituted by Tenant.
SECTION 19.07.
(oj
ARTICLE XX
H!SCHLAHE!JJS
S(CTION 20.01. ~!!x.Landlotd.
landlord ..y at all reas()f\able tilles during the ter~ of this Luse enter to inspect t.he
dellised preaises and/or lftay show the deaised pre_hes and building to otherll. At IlIny ti.1H! within one
(1) year i~ediately preceding the e~iration of the ter."of t~is Lease, landlord shall have the right
to displey on the exterior of the de_ised pre.i.~e$ {but not ao as to unreasonably obstruct the view
thereof' or access thereto) the custu.ary -ror Rent~ 81gn and during auch period landlord "y .how the
pruises and all puts thereof' to prospective tenants between the hours of 9:00 A.H. and 9;00 P.M. on
any day. l~lQrd also reserves th~ rlght af'ter notIce of intention to 80 enter (except that in the
event of an eeer9encYr no notice shal) be required) to enter the pre.lses at eny tl.. and (ro. tl.. to
tiftle to .alee such repain, additions or .Iterations as it "'y de~ nec:easery for the ..fety,
l.provclnCInt or preservation thereof, or of the building in which the de..bed prCGbes is contained,
but Landlord uSUlIes no ob1l9'Uon to do 10, and the petfor_nce thereof' by l..,dlord shell not
constitute. waiver of tenant', def'ault in failing to perfora the ...e. landlord ahall In no event be
liable for any inconvenience, disturb.,ces, loss of buainess at other d.age to Tenant by reason of
the perforlll8nce by landlord of any wotlc in. upon. above or under the deaised pre..he.. If ten.nt
.han he'Ve vacat.ed ot tSeaetted the de.bed pre.hes or, in the event of 110 eaergencYr or if in any
othet instance .fter Landlord has 9hen notice of landlord'a intention to enter, Tenent or Tenant's
elllployees shall not be personally present to peuit an entry i.nto the ~.i~ed pre.hea, t.hen, in any
such event, lend lord or its agente or e*'Ployees lIlay enter the I8t11e by the use of force or otherwlae
without renderIng landlord Hable therefor, end without in eoy .snner sffecting Tenant'. obliqation8
under this lease. the exercise of any suc~ reset~ed right by landlord shell not be dee~d an eviction
or disturbance of tenant', use and posses3ion of the preRlses and ahall not render landlord liable in
any lftsnner to Tenant or to any other person, nor ahall the sallie constitute any qrounds (or an
abalellllent of any tent hereunder-.
S(CflON 20.02. Holdinq~.
Should 1enant t10ld Olter i.n possession of lh~ dcoai,ed prellli'eEl .fter the expireUon of the
terlll hereof without the ellecution of 8 new lea,e dqreemcnt or e.lenaion or reneot/ll llqree..enl. fenant.
- ZS-
at the option of l..,dlord, ...a11 be dee-ed to be occupyinq the dpiled prelllhea frOllll -onth to -.onth...
aubJect to euch oceup.ncy being tetllllnated by either party upon at lea.t thirty ('0) days' written
notice, .t the rental, Including. but not 111ll1ted to, rl~d Hlnl.ulll Rent cOlllpUted at . rate which I,
double the Fixed Hini..... Rent rate In e((ecl (or the l.at full eontt\ of' the ter_ of thb lease,
Percentage Rent, t ax Rent, Tenant'. proportionate ahere of Oper.ting CoaU, the Utility thaeve,
Pro~tion Charge, and additional rent all calculated, fro- ti~ to ti~, .. though the tet. of' this
leaM had canlinue4 ~ atheNhe ~jecl to .11 of the other tar., covenante and conditione of the
leaee InHr.r as the ..... ..y be applicable to a MOnth to ~nth tenancy.
SECllOlt 20.0).. Successors.
All righte, obligations .nd Ihbilltles herein given to, or illposed upon, the respective
parties hereto shdl extend to and. biM the &everal respe<:tlve Mite, eY.eCUton, ad_inhti-at.ors,
tru.tees, receiver., leg81 representative., eucceasors ~ assigns of' the aaid p.rtle8. .nd, if there
shall be MOte than one tenant, they .....U dl be baund jointly .nd aevetellly by the tePl, covenlltlts
and Il9tee_m.8 herein. No riQht'f hovelter. ..aU .inure to the benefit of any a..lgnee, 1e4J.I
repreaenhUve, trustee, receiver, legatee or other perIORal representatiye or tenant unle.. the
..eigMent to eueh petty hu been approved by landlord in wtlt1nq .. provided in Sec.tlQC\ 14.01{.)
hel'eOf'. A.ny reference to any depart.ent atore herein sh.ll apply to ih IlUCceesora.. fet)lece_nt. or
assigns. ~
S(ClIllll 20.04. QJlet Enloy..nt.
So long as Tenant "'aU pay the renlS herein provided within the rupectbe tl_s provided
therefor, .nd pt'Otflded and ao long as tenant obeen.. and perfor., aU the covenants, ter_ and
conditions on Tenent's JJ8rt to be observed and perfor_d, Tenant "'all puceably and qJietly hold and
enjoy the de.iled pre.iles f'or the tera hereby de.ieed without hindrance or.interruption by lendlotd
or any other paraen or per$GRS lawfully cLai.in9 by, through or urider l~lord, SUbJect, nevertheLess,
to the teras and condition. or this lease. land~ord'l liability under this Section sh.ll ceaSe upon .
conyeyance by bndlorQ of the pteaises.
seCTION 20.0S. Waiver.
the waiver by landlord of any breach of .ny tere. covenant or condition herein contained
shall not be dee-.ed to be a waiver or eny ....bseqJent breech of' the .... or a wliver of ..,y other tenl,
coyenant or condition herein contained. The subseqJent ecceptance by l.-dlocd of reAl due hereunder
or any or .II other IWJnehry obligations of tenlnt hereunder, ....ether or not denoted aa rent
hereunder, shall not be dee..d to be a waiver af eny preceding breach by Tenant of' lilY terti, covenant
or condition of thia lease, other than the failure of' Tenant to _\ce the particular pay.ent 80
accepted, regardlels of landlord's knowledge of auch preceding breach at the ti.-e of' aceeptanee or
such rent. No coyenant, t;el"G or condition of this leue shall be deeoed to have been waived by
Landlord, unle.s such vaiver be in writing and executed by landlord.
SECTION 20.06. ~!.!!!! UaeQc.
.\ny law, usage ot custOIll to the contrary not....1thsbndin9, landlord shall he... the tight .t
all times to enforce the covenants and canditions of' this lease in Itrict accordance with the teres
hereof, notwithst~inq any conduct or custOIll on the p.rt of the landlord in refraining 'roe eo doing
at any title or lilieS with respect to the Tenant hereunder or with respect to other tenanh of the
Shoppinq Center. The hilure of landlord at any tiMe ar tiNeS to enforce it. rights under said
co~en.nts and pto~isions 8trictly in accordance with the same shall not be construed .. having created
a custom in any way or qnner contrary to the specific tertlS, provlsione and covenants of this lease
or as having in any way or ..nner modified the sane.
SECTION 20.01. Accord and SatierBction.
No payment by-tenent or receipt by landlord of a lesser .aount than any pay-ent of' rent or
additiond rent herein aUpuhted .~hal1 be deetled to be other than on account of thd earUest
stipul.ted rent or additional rent then due and payable, nor shall any endorae~t or atat.sent on ~y
check '01' W\y let.ter acco~anyl.ng an1 cheek or pay..nt. IS rent be deelled an accord .nd .aU.facUon,
and l.ndlord ..y accept such cheek or pay..nt without prejudice to landlord's right to recover the
balance of a1ch rent or pursue any other relledy provided in t.hi.,leas.e, .t b... or in eq,aily.
SeCTION 20.08. Perfor..nce of Tenant's Covenanta.
Tenant cQvenants .nd agrees l"at it -ill perrora 811 agreeaents and observe all covenant.
herein elCpre.ssed on it_ part to be perrora.ed snd observed and that it will proq)tly, upon receipt of
written notice !Ipectryinq acUon desired b)' landlord in cOMectlon with any such aqreenent 0('
covenant., e~~l)' :with such notice; and further. that if Tenant shell not c0Cl91y with any such notice
to the satufsctlon or landlord prior to the date on which auch noncol1lpUance would constitute an
E....ent or Default, in addition to, and (lOt in lieu of Ot in li\l\i.ht1.on of any other re..dy which
Lan~lord MY have pursuant to thbs Lease, at Ie., or in cQJtly, landlord _ay, but shall not be
obhg8ted to, enter upon the prellise~ and do the things specified in said notice:. landLord shall have
no liability to Tenlll('l.l for Ilny loss or donage reaultinq in any way fro.. BUch aclion and Tenant agrees
to P.8Y upon. delll.3nd, as additional rent, Qny eq:lense incurred by landlord 1n laking IIvch Bction.
NobHthstandlnq the foregoing, landlord'lI performunce of any or 1111 of Tenant' 8 CO\fenllnta shalt not
relcsae teo9ot fcolll liabi.lity for non-perforaance.
- 26
SECTI(J{ 20.09. EnUre Aqre~t.
TtIe I;;:aenrure of lea.., the lean Ag:tee~t, the (""1bUs .-d Rider, If eny, set forth eU
the covenenU, pro.hes, ~reette"t., "condition. .nd P"Iderlt.andinqe between. landlord end fenent
.coneernlnq the de.bed pr_leee and there ue no COVef\M.t., ptodse$, "9r~t.a. condition. or
undenhndings, either ot'el or written, between the. other than .. herein eet forth.. All prior
cQtdUnlcat1ons, negotiations, arranoe-enb, representation. I Iqreeeent. end undenbndl"9S. tdtether
onl, ...t1ttcn or bot.t\, bet..-n the .,.rU.. heulo, ....d the1r tepruentaUvee, are -rved herein end
elCt!ngui8hedi thb lea.e aupel'8edlnq and eanee111ng the ..M. bcept.. her81n oth.rwbe provided, no
lubse4fent a tUItion, _nct-ent, change or IIddition to this le... IN11 be Dindint upon lencUor4 or
Tenant \rile.. reduced to wdUnl) and e.ecuted by the party 19d"at whldl such lutMIecpent 81t.eraUons,
aundlleftt, change or IlOCIlricltton is to be enforced.. If My provision contained in ..., rider twlt.to
le inconsistent with enr printed ptoltldOM of thi. l..e..., the p'tod.ion c:ontelned in '8\ICh rlder "'-11
.upersede ..id printed provision. fenent. hereby ac:lcnotfledgel thata h) thb leue conte!_ no
rutricthe covenanta 'Or .xel.iv.. in fayor of Tenentl (b) thi. leue .hell not be ....d or
interputed to c:antain. by ll1pl1c.Uon or otherti'be, eny nrr,."ty, represent.tlon or agreeMnt on the
part of L.ndlotd that. .ny depart.ent .tor. or regional or netlonal chain .tore or My other ..",-,t
lholl open ror buelnelS or occupy or continue to occiJil1 on, prloelo.. In or odjolnlng tho ~lftlJ
Center during the ter- of thi. lease or ."y p.rt thereof end T....t hertby e9'nrady wab.. all ~lal.
ti'Uh respect thereto and .cknowledges that Tenant is not relying on eny .uch arrenty, fepnunuUon
or llqrsftle:l\t by Uadlatd either .. . ..tter cf induc:ellea.t. in ent.edng Into this l.... or .. .
condiUon of thi. leas, or as a coven~t by landlord.
SEClllJl 10.10. No P""tn.nhlp.
l~lot'd does not. in any ...y ot for any purpose, becOlle . pittner of Tenant in the conduct
of U. buliness, or otheNil'. or joint vent.urer or a .-bel' of . joint enterprise with len.en.t. the
provision. of this lelSe relating to the Percentage Rent p.Ylble her~der '-re included eolely rot the
purpole of providinq a ..thod .n,reby .deq..rlte tent is to be .easured Ind .Icertained.
SECTION 10.11. Notlc...
All ~ of r.nt .nd ant IInd .11 other .ooetary obligaUonl of 'enent 8C'C'rving
hereunder. whether or not denoted .1 tent. .hall be peld to I.lndlord or its agent at the eddres. set
forth In the Indenture of Lease, until Tenant 11 notified otherwise in wt1tl"9. end ell notice. ghen
to landlord hereunder .h.ll be in writing and forvarded to it .t auch address. postage prepdct. by
reg1ltered or certified .an. return receipt req-Jested, ot preplid by any nationally recognized
expreSl or overnight ..n delivery senice \d\ich provides proof of receipt. A11 notices to {en.nt
shall be fONUded to It .t the .<ldees," ut forth in t.M Indentut'e of lease, until lendlorct 1_
notified otherwise in vritlnq:, by posbqe prepaid. re9lstered or certified ..U. retum receipt
re~cstedf or prepaid by any nation.lly recognized express or ov,rniqht ..il delivery aervlce ~Ieh
provides proof of receipt, or by delivery In persoo and In the event of . delivery in per.on, the
I'fidlvit of the person ..1dn9 such deliyery shall be conclusive proof of the delivery end of the date
and tille of such delivery. All notices shall be deee.ed to have been given on the dete tdlen depoal.ted
in the -.ail receptacles .aintained by the corporstioo which he:! been chartered by the United Stetel
Governlll'Cnt to operate and deliver the .ail, deposited .dth the expren or ovemight ..U lerdce .s
aforesaid or, in the case of notices delivered in person to tenant, When so delivered. Notices by the
lend10rd _.y be given on its behllf by Agent or by any attorney fot Landlord or Agent.
S(CTlOO 20.n. Ceptians and ~. .
The C8ptLon~ and index appearing in this lease are inserted only IS I ~tter of convenience
ar'ld in no way define, Ihit, construe or describe the 8cope or intent of such. soctions or _cUele. of
t.his lease nor in Iny wly ..ffect this Lease.
S(CTJ~ 20.n. Tenent Defi.ned~ U6e of Pronoun.
The word "lenant" idiiIi~---aeeaed end taken to -.can each and every person or party
.entioned as a Tenant herdn. be the .... one or Ile)te; and. if there sh.ll be IlOre th.n one 'enent..
any notice reqJlred or pet1l1tte4 by the tere of this lease ..y be given by or to anyone thereor. end
shan h.ve the ...... force and effect lIS if given by or to ell thereof. The use of the neuter 81n9fdar
pronoun to refer to landlord Qr Tenent shell be deeNd I proper reference enn thou9h l.ndlo~ Gc-
lenant .,y be .n individual, . partnership, a corporation, or a group or two or .ore lndivlduals or
corporations. The ",celsary gr~atic.l changes required to aake the provisions of thil lease epply
in the plurd ntJAbet' !Iltlece there is _ore than ooe l.ndlord or tenant end to either carpor,Uon.,
associatioo8, partnerShips or individuds f .ales or felldes, Ihell in III instanceS be aS8u.....d IS
though in each else rully expressed.
SEClllJll 20.16. Neqation of Personal liabilit~.
Notwithstanding Inything coot_ine herein to the contrary, l~(\a(\t agree~ that \.6ndlord
shall have no personal liability with respect to .ny of the pro~ision5 of this lease end lcolOt shell
look solely to the estate and property of landlord in the lend end b....lldinqtl cOftjlrisinq the Shopping
Center of which the de.iaed p['e...i~ea fo['_ a part for the setisfacti.on Or tenent'a r~diea,
including, without lidtation. the collection or 80y judq~nt or the enforce_ent of .ny other judicial
proce,:! ['eQ.J1rlng the paYlIlenl or ellpenditure of ~ney by landlord in the e~ent of any default or
br~ach by landlord with res~ct to .ny of the ter'" and provisions of thil lease to be obaerved and/or
performed by landlord, subject, however, to the prior rightl of .ny holder of any Hortqaqe coverln9
_ 27 _
.
.11 or put of the ShoppiNjl Center I and no other ..set.. of landlord or en)' pdnclpe1 or landlord ahcill
be subject to lev)', executlon or other Judie!d proc... rOt the ..ti,rection or Tcn....t.. e111. .M, 1n
the event Tenant obulna I judQee1ll Iqdnat Llndlord, the Judgael'll docket ehall be eo not.<I. this
section shell tnure to the benefit of l....dlord'. euceeuor.. end ...1,.... end. ~lr r,.pecthe
prlnclpale. (Caltiroed en Page 29, AddenluD to Sectien 2:>.14, NeslaCi<n of I'ers:ml Liability.)
S(ClI~ 20.1S. (ffeel of Covern-ent.l U.J.taUon on Rentl end OtIMir ~.
In ttii"eYiftttMt ....y 1."" dechton, rule or ~l.Uon ~ govern-=n:td body hevlnq
jurisdiction ehen nlve the effect of U..lt1nq for en)' period of ti.e the MOunt of tent or other
chlC'gea per.b1e by ten.nt to ."y ..aunt In. than that otherwJ.ae provided IM'reuent to thia le.... the
following 'lIOootl ehall Mverlhe1e.. be payable by Ten....t~ (al thC'ClUCJhOUl Iud\ period of U.U.tion,
Tenant ehliU relain lilli-ie ror the aaxlMJ' l.ou"It of rent Wid other chll'9a whim Ire 18,IUy. p.yable
(without regard to lilY U_1taUon to the uount. thereof lucpre...d 1n thb l...e except that .U
allOunU payable by teuoR of tt\ls Section 20.lS p\all ftGt in the 899f~.te exeeed the tot.al of ,u
l-.JunU which would othend.e be p.yable by Tenant. pur.ulnt to the te~ o( thll LeIse for the period
or Uollotlon), (b) ot tho torolnotlon or ouch period or UoUltlon, ~_t oholl poy to londlord., on
d.und but only to the ..tent legally collectible 'by 'hndlord, .....1' _to' ohieh -.ld hove ...... due
(rOIl the Tenant durlno the period of JidtaUon but trftich wete not plild bec~au.e of aueh U.1U"9 1.. t
dechlon. rule at regulation, end (c) for the r..lnlftCJ tee. of' thls In.. (0110'1111ng the period Of
U.U.t1on, Tenltftt "111 p.y to lwlord aU ..aunt. due 'or auch portion o( the ten of thla l.n. 1n
accordance with the te~ hereof cdculeted .. though there had been no intervening period or
U.UaUan.
SECTION 20.16. Partial Invalidity; Separate Coventntl.
If any ten, coven.,t or condition of thil Lean or ,~ .ppl1C.._UOl1 thereor to 8Ry pet'8Oft
or circl.WUtance thill, to any elCtent, be invaUd or U'lenrorcelble. the reaainder of thl1 LeIse or the
application of Iuc:h ter., covenant or condition t.o pet_ana or cira.str.ncee ot.her "th.n thoae .. to
which it is held in....lid or tAlenforeeable shan not be affected thereby and each tera, covef\.Mt end
condition of this lease shdl be valid and be enforced to the rullest utent per.Ute4 by law.
fu~therMQ~e. each covenant, aqreeaent, Obliqation and other provision contained in this Lease 1., and
shall be deefled and construed as, a aeparate and independent covenant of the party bound by.
undertekinQ or .llcin9 the ...e, and not dependent on any other provision of thb Lease unle.s
expressly 80 provided.
$ECflON 20.17. Recordinq.
lenant shall not record this lease without the written consent of Landlord. If lenant
recpests, and landlord consents, the puties shall execute and 8clcnow1edge a short (Oc. of Lease (or
recQtdinq pu~pose$ Which ahall be recorded at Tenant~s expense.
SEC1ION 20.18. Btolcereqe C~isslon.
landlord and lenent each warunt to the other that neither ha. been repres~ted by"'"
Br'Olcer with reQard to this lelilSe Agree.cnt. further. landlord and Tenant oach 89ree to lode....!'y It'd
hold hanless the other should any cleL.. be _de by any Bro\(u clai.in9 to have represented either
landlord or lenant re9ardin9 this Lease A9reeaent.
5(CTl~ 10.19. Construetion.
It is the lnteot of the parties hereto that if any tC["lll, covenant, condition or 89reellont
of this lease is capable of tltO or DOte constructions, one or .ore of ..nich WQ(,lld render the ptovieiOt\
void, and the other or others of Which would tend4r the provision valid, then the provision shall have
the .e.ninQ or Meanings which would render it valid.
SECHCf4 20.20. Peroetu1t".
" If the tent 0 this leUe ,hall not have cQCUilenced within three ()) years of the cNte
hereof, then this lease .u~llcally shall bec~e null and ~oid and both landlord and Tenant ahell be
relieved of all obligations hereunder.
SECTICfi 20.21. Choice of l.....
lhie leese shil~e construed snd enforced in accordance with the l.~ and jurisdiction of
the St.te in which the de_iled pre_i.e~ is ~iluate.
S(crlON 20.22. ~ Preparation
rhis lease is to be deemed to h....e been prepllted jointly by the parties hereto "01 sny
uncertsinly or .lIbi9uity e..istinq herein. if any, shall oot be il"oluprcted 8Q8in5'- \"- ,--,,' ";:~
shall be interpreted accordinq to the application or the ruhs of Int.erpretation IVl ...t"Co'" ~<..:'l9tn
ag.eeaenl9.
5(CrlQN 20.V. Int.edineallon
....llenever 11'1 lhlS lease ony pnnled porlion has been slClclten oul, ..helher oc. not. any
relalive prOVision he']. been sdded, this lease shall be conGtrued II' If the ftaterial 50 lllriclo=n ...all
never included herein snd no inrerenee 3ha11 be dra.on fro... the IUler)lI\ '30 stricken out which would be
- 21\
ineon.lItent 1" any ..y wlth the con.trucUon or Interpretation lIlhich tIOUld be Ipproprhte if auch
..terial ....t. never contained herein.
S(CIlDll ZO.%t. Suboloolon or l.... to 1_.
It<<: 9JB"'''''ION Bn~~ IT IHIS lUSE SHAll 1lAY( MI BIMlING rORa: OR ErrECI,
S1tAll MIl COHSIlIUIE NI II'IION fOR It<<: lEASING IT It<<: DEH!SED l'Il(H!SES, NOll cOlna NlY aiMS OR
11f'DS( NlY OBLI'-'llllNS UPOIl [IIKR PARIY UNlIl III: EII[O/IlOll Tt<<:REIT IY INlllDRD RIJ Tt<<: DElIYERY IT
NI ElItO/IED ORIUNAl copy TII:REIT TD TENANT DR liS REl'Il(S(NlAlIY(.
ADDENDUM 10 SECIIOH ZO.14. Neo.tlon or P.r.on.l liability.
The ror......... to "landlord" in WI loo.. ...11 b. llolted to ..on and include only the _.r
or the ~Ing.tent.r or ""Ien tile l"rolli....ror_ .~t. .lrrt............r.ll...II....-t.....r.r or_
intereet (except I MDrtv-ge or ather tranar.r .. lecurity for I debt), the ~endlord-.lftltl.11r na..d
herein} or 1ft the cue of I _bMqulftt tnnafeC'1 the hanet.tor, II of the date of IUCh b._reI',
011.11 .., out_tleally rde.ood rr.. .11 l10bll ty ror the pedo_ or ob.......... or OIly t...,
condition, c..- or obllg.tion required to ... perrorood or oboe...... by llndlerd ho_rl .nd tho
transtereeahell be .necf to hay. .au. eU at euch tet_, eondlU_, ccwenlftt. end abU,eUOfta
except II to pre..ed.etlncJ default, by Undlorcf. The ecwenente end abUg.Uona contained In We lea..
to be perro.-d on tile port or "l.ndlord" _11 ... binding on tho landlord or ony tron.r.ror only
durl"9 the perladl in lIhlch it Ie I llndlord hereunder. The neae. and de.l~lon Cro.n _rlcan
Rutty Trust is the na-e of the Trult and the collecUve dea1qnaUon or tho -Trultee. fro. U. to U..
under the Dechrdlon 0' hust, ..ended 8M re.bted a. of August " 19". .nd .. _y be further
..ended eM/or relhted, and all perlOR8 de.UNi1 with the Crown Merican Realty Truet lUst 10D1c 10telr
to the Shopping Center tor the en(orce-enl of any clales lQainst Crown Afterlcan Realty Trust, ..
neither the Tnsstee., off1cef"l, egent. or shareholden or the Crown "-rican Realty Trult ISSU.e any
personal IhblUty ror obUQ1Uona entered into by the Crown _tic.., Realty Trust by reason of their
ltatUS IS ..iet Trustee. orncer, egeftt or .nareholder.
- 2"l .
Revised: September 2, 1998
VALLEY MALL
HagenrtolMn,Maryland
Exhibit "A"
(Food Court Tenants - Shell)
LANDLORD HEREBY ACKNOWLEDGES AND TENANT AGREES THAT TENANT IS A FOOD COURT TENANT.
I. Each of the following words or expressions have, for the purposes of the Section and for the purpose of this
Lease, t.he meaning set forth:
A. "Food Court" means that certain portion or those certain portions of the Shopping' Center consisting of the
Food Court Seating Area and the Rentable Area of the Food Court as shown on Exhibit "B" attached to each
of the leases for Food Court Tenants.
., .
~ ,
B. "Food Court Retail" means all those tenants designated by Landlord from time to time as Food Court
Tenants.
C. "Food Court Seating Area" means that portion of those portions of the Food Court not intended, from time
to time by Landlord, to be leased to Food Court Tenants and which portion or portions are part of the
common areas and are shown on Exhibit "B" attached to each of the leases for Food Court Tenants.
D. "Food Court Tenant" means a tenant whose Demised Premises are designated from time to time by
Landlord to share in common with other tenants of a similar nature, the costs of maintaining and operating
the Food Court Seating area in the manner set forth in this Section and who comprise Food Court Retail.
E. "Rentable Area of the Food Court" means the Gross Leasable Area of all areas within the Food Court leased
to Food Court Tenants.
F. "Food Court Seating Area Costs" means those costs and expenses incurred as a result of the maintenance
and operation of the Food Court Seating Area (including those incurred in the maintenance and operation
of such area as a part of the common areas). Such costs and expenses include, without limiting the
generality of the foregoing: (a) costs of bus-boy and cleaning services and garbage and waste collection
and disposal; (b) rental of equipment and signs; (c) repairs or replacements to, and maintenance and
operation of, the Food Court Seating Area, the fixtures and equipment including HVAC serving the Food
Court Seating Area; (d) depreciation of all fixtures, equipment, interest on the un-depredated capital cost
of all fixtures, equipment, facilities and improvements serving the Food Court Seating Area; (e) the cost of
additional security, policing and supervision for the Food Court Seating Area; and (f) and administrative
fee of fifteen percent (15%) of the total annual costs incurred in the maintenance and operation of Food
Court Seating Area.
** "
and (2) below, which shall be an amount never less than the sum: obtained by multi
of fioor area of the demised premises by the sum of:
sq ua re feet
1. O",~-half of the Food Court Seating Area reLease Year multiplied by a fraction, the
numerator of which shall b s Gross Sales for the calendar year, and the denominator of which
shall be the a _ amount of "Gross Sales" (as such term is defined in the respective leases of all
urt Tenants, including Tenant) reported by all Food Court Tenants.
"-"- See Pa I~e ~ (;,)
2, OAe half af the reea CS1:frt SeatiA~ Area C.g~k fgr t~e b.e]r;:g Yg]r mYltipligd b'l ill U-iQ:jgR, tR'il
Rl.ImQritsr gf v4~i,1:l if ~ha Gro~" I g](iIIbl~ ^ ~J gf tR8 ~9Mi~gg Pr9FRiE:9E:, aRe t!;te aeR8Ff\iAater af \ Jkie:h
is tAe ReAtaBle .Ares of t"~ ~ rnllrt
H. In the event Tenant does not submit a report of Gross Sales on a timely basis as required in Article II of
the Lease Agreement, Tenant's Gross Sales for purposes of calculating Tenant's Food Court Proportionate
Share shall be deemed to be the product of the Tenant's square feet area times the highest Gross Sales per
square foot reported by Food Court Retail Tenants for the calendar year.
II. The following provisions, in addition to the other provisions of this Lease, shall apply to Food
Court Tenants.
A. In each Lease year, Tenant shall pay to Landlord Tenant's Food Court Proportionate Share of the Food
Court Seating Area Costs, in addition to the Fixed Minimum Rent and other charge required to be paid
pursuant to this Lease, including, without limitation, the Common Area Charge.
B. Tenant's Food Court Proportionate Share as set out in this Paragraph is applicable only of the Food Court
Tenants and, for the purpose of this Section, such Food Court Tenants will be the only tenants in the
Shopping Center responsible for the payment of Food Court Seating Area Costs,
C. Notwithstanding the foregoing, Landlord has the right from time to time to relocate or rearrange the Food
Court and the Food Court Seating Area and to extend or expand the Food Court and the Food Court
Seating Area including designating other portions of the common areas immediately adjacent to the Food
Court and, in such event, the provisions of this Paragraph shall apply, '
0, The Tenant shall reimburse the Landlord its pro rata share of the capital costs and will subsequently
reimburse the Landlord for the maintenance and upkeep expense incurred by the Landlord for; sanitary
sewer lines, and air conditioning of the Food Court Seating Area.
E. Tenant acknowledges and agrees that it is a condition of this Lease that Landlord reserves the right to
formulate, determine and enforce such merchandising policies, standards and practices for the Food Court
as Landlord determines necessary or advisable in the best interest of the overall operation of the Food
Court and the Shopping Center in order that Landlord may properly and efficiently supervise and manage
the Food Court and the Shopping Center as a whole, and the Tenant agrees to be bound by and to comply
with such policies, standards and practices.
Without limiting the generality of the foregoing, Tenant, at all times during the Lease Term, in the
operation of its business in the Food Court, will abide by all rules and regulations and directions of Landlord
relating to (a) the health and sanitary conditions of the Demised Premises, the Food Court and employees
of Tenant in the Food Court; (b) standards and quality of merchandise and merchandising as determined
by Landlord; (c) customer relations and resolution of complaints of customers; (d) such other matters as
Landlord determines from the time to time with respect to the operation of the Food Court, All of Tenant's
personnel working at its sales counter(s) shall be similarly attired in uniforms of Tenant's choice, Such
uniforms shall be kept in a neat and clean condition at all times and their design shall be in keeping with
the first-class, high quality image of the Shopping Center.
The amounts pa',able by Tenant pursuant to this Section may be estimated by Landlord for such period as
Landlord determines from time to time, and Tenant agrees to pay to Landlord Tenant"~ en.xl Court
Proportionate Share, as so estimated, of such amounts in monthly installments in advancp rlurino such
period together with other payments of reet provided for in this lease. Following tlv i,'1 ",,' "r," ,r
year for which such estimated payments have been made. Landlord shall deliver to Telld"l ",1..", .",. 'nt of
the Food Court Seating Area Costs, together with a statement of the Tenant's Food COllrt P'OI"" ,,,,mate
Share of such costs; and, if necessary, an Jdjustment shall be made between the parties In tll(' I1IJfHlcr
hereinafter s~t forth. If Tell,lllt has pJicl in ~:(ce~;s of the amounts due, the excess s!lall b~ crec!ltl~d by
Ic-_Iilc1lor-c1 LlCJJj!1';t Tcn:lnt\ flltlJn_~ P~l'l:llCllh of TCfl(j[lt\ Food COUlt Scating Area costs. If the clJlloUlll
!"i?l1:ml h,y; p.licl i'; It".;:; th:lll tlv: ':111VHJIlt~; ~jLJC, Tl'fl,mt fJgrccs to pay any -SUcll ocldi!.iorl.:l! ~lfllotlllls clue with
:~l'" rh':.t f\lc~li'I~.illy p.1',1111,.(1\ (If il"':..1 f.1i1lli1lllll! [.'f'lll 1r ;lny L(~i'j';(! Yt~,]r rhlllllq the: 1.1~,T;l~ "]",'1111 !', (1I'(~~lt(~r 01
I..;.. :11.111 .1:1',' ',lI!li i)"~I,.,j lj"!"~lil'II,,~j 1)-,' l_,III'.!!',)lt! ,I'; ,i!llrl";;-llcl, ren<1I1t'<; hJ(l(l COlJft l)rop"l:tl()ll,ll(~ S1vHl,'
.:' ] I i ~',., '; l Ii 11' " : \,) ,! i I' .. . '. . f I I. ! I ~ I I I, I ' , ~ I; j ! : i' . till " I I :
C. Food Court proportionate Share
Tenant shall pay to Landlord a percentage rental (hereinafter referred to as the
"Food Court proportionate Share") each month within fifteen US) days after the
end of each month In an amount equal to three percent (3%) of the monthly Gross
Sales (as the term "Gross Sales" Is defined In Section 2.02 of this Lease) from all
business conducted on the leased premises by or under Tenant.
(a) Notwithstanding anything set forth In Section 2.03(a) of this Lease to
the contrary, Tenant agrees that, no later than the fifteenth (15th) day after the
end of each calendar month during the term of this Lease, Tenant shall submit to
Landlord an Itemized and accurate written statement signed by Tenant, its duly
authorized officer or duly authorized representative, reflecting the full amount of
Gross Sales made during the preceding calendar month.
(b) In the event that the commencement date of the first lease year of
the term of this Lease shall be a day other than the first day of the calendar
month, or in the event that the expiration date of the first lease year of the term
of this Lease shall be a day other than the last day of the calendar month, In either
event, such fractional month is hereby deemed to be a "month" for the purpose
of this paragraph.
(c) Notwithstanding anything contained herein to the contrary,
Tenant's Food Court proportionate Share shall be the lesser of Ten Thousand
Dollars ($10,OOO.00l per year or three percent (3%) of Gross Sales.
_-1."
I ). I A'~',;tl J ~n;!lda0.l, \V~ )!U r,illdcn(-lj).9XWII ~vl-( ;r~jll Sr....\IK "'. !',I\;l[n.dnl-
1. Landlord's work to construct the demised space shall be limited to the following:
A. Interior Construction:
1) Floor shall be earth graded to within eight (8) inches of the mall finish floor elevation.
2) Ceiling shall be the exposed underside of the structural roof system. Oear height shall permit varying
ceiling heights from 10'0" above finished floor (aJJ.) to 12'0" aJJ. depending on the sprinkler mains
and/or structural roof members. Certain pipes, conduits, ducts and/or utilities pass through Tenant's
demised space are supported by the overhead structure and are engineered to guarantee Tenant a
minimum 10'0" aJJ. ceiling height. These items service other tenants and the mall.
3) Walls between the demised space and adjacent tenant(s) or corridor(s) shall be constructed of either
exposed metal studs or masonry (at the Landlord's option) extended up tight to roof deck. Cost (per
square footage of metal stud walls) to be backcharged to Tenant.
4) Service/Exit doors and hardware, where applicable, will provide access to a service/fire corridor or the
exterior building area. Cost (per door) to be backcharged to Tenant.
B. Electrical and Mechanical Construction:
1) Electrical service; (277/480 volt, 3 phase, 4 wire) is only extended to Tenant's fusible disconnect switch
located within Landlord's electrical service room or corridor. Empty 2" service conduit is extended from
Tenant's fusible disconnect switch to the demised space. Cost (for disconnect switch and linear foot of
conduit) to be backcharged to Tenant.
2) Telephone conduit; empty 3/4', is extended from the telephone company distribution location to the
demised space. Cost (for linear foot of conduit) to be backcharged to Tenant.
3) Plumbing; cold water supply, minimum 1", will be stubbed within the demised space from Tenant's
meter location, designated by Landlord. Cost (per linear foot of piping) to be backcharged to Tenant.
4" sanitary sewer line will be stubbed within the demised space. Cost (per linear foot of piping) to be
backcharged to Tenant.
Gas service, available for food court cooking only, will be furnished to Landlord designated manifold
location only.
C. Protection:
1) Sprinkler system; including all main(s), branch line(s), sprinkler heads, etc., will be complete in
accordance with all applicable codes and requirements of Landlord's insurance underwriter. Sprinkler
heads will be set for a ceiling height of 10'0" aJJ. and coverage for standard retail space. Cost (per
square foot of coverage) to be backcharged to Tenant.
2) Temporary storefront barricade will be constructed to screen demised space(s) from the mall concourse
at a time designated by the Landlord's field representative if Tenant's construction has not begun or
will not be completed prior to the grand opening of the mall expansion. Cost (per square footage of
barricade) to be backcharged to Tenant.
D. Landlord shall not be responsible for any costs or other act which might be required to make the premises
suitable for the use permitted in the Lease agreement, except as noted herein section I of this Lease
Exhibit or as provided in the foregoing Lease.
[I. Tenant's vJOrk Sh,lll be COfl1prehcn~;ivc and all inclusive of the rlernised space c1esignated by Landlord.
lCf)(lflll':-i n~spol1';lblc for ::111 uy;h tlnd \/J[)lk Zl'; required to make the space SUitable for use pcrrnittccl In the
fOI\.:~.Joill~J l_\.~,lSt' ,:l9rl~~_~!lll'!lt. r\~ndnt.\ rl~spo[1';II)ility Sll<lll jllclud~, but is not 11l1lltccl to the fo!loWIf1~]:
A. Interior Construction:
1) Reinforced concrete floor with required expansion joint(s) over pourous fill and interior floor finish(es).
Soil poisoning by a licensed finn of the entire demised space for the prevention of insect infestation.
2) All interior celling(s) and/or soffit(s) and finlsh(es) beyond exposed structural system.
All fastening devices shall be supported at the top chord of structural joist panel points only. Tenant
plans shall include detail of installation for review and/or approval by Landlord.
All materials above sprinkler protection must consist of U.L. rated incombustible materials. This may
not include fire retardant treated (F.R.T.) lumber.
3) 5/8" fire resistive gypsum board, taped and bedded, Installed from floor up (air tight) to roof deck on
all demising walls, structural columns and beams as necessary to obtain required fire rating.
All interior partltion(s), door(s) and hardware and finishes.
4) 'Storefront construction as defined where the demised space lease line(s) abut the mall concourse and
between the floor and the mall neutral band at 12'-0" a.f.f. Storefront design shall be limited to lease
line. Storefront "pop-out" designs beyond the lease line are not permitted.
No more than 50% of storefront to be open to the mall common area.
Storefront flooring from lease line to Tenant's storefront closure line must be hard type tile either
matching existing mall flooring or complimentary to Tenant's store design. Transitioning between mall
flooring and Tenant's floor shall be smooth/level with no abrupt changes in elevation.
5) Storefront and Interior signage that confonns to Landlord's sign requirements. Tenant must submit
manufacturer's sign shop drawing(s) for Landlord approval prior to fabrication or installation. Any
sign(s) or menuboard(s) erected in violation of criteria or without approval of design or installation
from Landlord, shall give Landlord the right to remove such sign(s) or menuboard(s) at Tenant's cost.
Service door sign that conforms to Landlord's design requirements.
Signage on the exterior of the mall is limited to demised space(s) with exterior public entrance(s) and
subject to strict approvai of Landlord. All exterior signage must comply with all local signage
regulations.
B. Electrical and Mechanical Construction:
1) Complete electrical system within and for the demised space; Romex or BX wire is not pennitted, all
conductors must be in conduit. Exposed light source(s) in the public or sales area is not permitted. If
Tenant requires more, than a 200 AMP service, Tenant will be responsible for all costs associated with
the larger service to include larger tenant's fusible disconnect switch, conduit and conductors between
the distribution wireway and the demised space as required.
2) Telephone service, wiring and equipment to and within the demised space. Tenant shall make all
necessary contact and arrangements with the telephone company for service.
. .
3) Complete heating, ventilating and air condition (H.V.A.C.) system in accordance with the following
minimum design requirements.
a. Tenant's H.V.A.C. system design shall be based on: Air handling unit(s) and duct heaters within
the demised space operating with the mall's central air system and capable of maintaining an
operating temperature within the demised space that is the same as the temperature within the
adjoining mall concourse. Tenant's H.V.A.C. system design shall insure the relative air pressure
between the demised space and the adjoining mall is either positive for most Tenant retail
operations or negative (no more than 5%) for all Tenant operations that may create offensive
odor(s). Minimum outside air, as required by code will be provided through the mall's central air
system. Additional make-up air as required due to Tenant's type of business must be provided by
separate Tenant system.
b. If Landlord chooses to discontinue operation of a central air system then Tenant shall furnish,
install and maintain an individual H.V.A.C. system based on rooftop package unit(s), to serve the
demised space.
c. Tenant shall be responsible to ensure proper procedural methods for the evacuation and disposal
of any CFC containing refrigerants (freon) relating to Tenant's H.V.A.C. cooling system
replacement, modifications or maintenance. Tenant shall provide certification to Landlord upon
request.
4) Complete toilet room(s) designed to comply with all Americans With Disabilities Act (ADA) regulations
and all applicable governing authority(ies) requirements. A single toilet room per demised space is
acceptable unless Tenant has more than 15 employees or is a sit-{jown restaurant, then a separate
toilet room is required for each sex.
Complete plumbing system that complies with all applicable local, state and federal codes and a
minimum six (6) gallon water heater for toilet room(s), and grease interceptor(s) for all food service
establishments.
If larger cold water or sanitary sewer stub(s) are required by Tenant, larger service(s) will be at
Tenant's soie costs and responsibility to furnish and install.
If gas service is available, Tenant is responsible for all costs to extend gas service from the gas
manifold location to the demised space in compliance with all codes and Landlord's criteria.
III. The following responsibilities and requirements, contained here in Exhibit "AU - section III, shall be in effect
during the entire term of the foregoing Lease agreement.
A. Tenant's design and construction requirements, for any Tenant work whether mandatory or voiuntary.
1) Pians and specifications:
a. Complete professionally prepared working drawings and specifications for Lease required
Tenant work, shall be submitted for Landlord's review and/or approval prior to Tenant
beginning any work. Tenant's submission of plans shall be within thirty (30) days after
Landlord provides Tenant with a criteria package for the demised space.
b. Drawings and specifications shali be prepared and arranged in four (4) categories JS
applicable: Architectural, H.V.A.C., Plumbing and Electrical. The practice of combining two or
Illore groups onto one plan should be avoided. Each group shall be clearly desiij:"ICls
shali be drawn at l/S" scale or larger, on a standard paper size no larger than 'V'
throughout. All drawing submissions shall include properly completed Landlolu ~"'" ,,,,,,,'Jil
Standards (l.CS) Drawings (set of l.CS Drawings are part of tenant criteria package)
(. Dunnq {III phases of plan development ancJ rrior to bidding or commencin<] or cOI1c;tnlctiQfl,
r, '!lclllt c;!l,'lll rlltlKe Cl pllysical O[l"~;ltt~ 1f1':)1)(~c\J()r1 of tilr: (j.~rnl';ecl spac(' llnd v(~nfv c(Jnr!ltinf1';,
!;::'II':hll)(1'" de. :If tile (k~nli'-;L'd 'ip:lCC. hlilU'" to elu <j(j .;h,]lIlJl' dl tlh' li',k ;lfll! ,.;)I!, ,'~!\-'rl'," ,1;
, . L ~ I I:
d. Landlord's plan review and/or approval is for compliance with Landlord's criteria only, and this
approval does not relieve Tenant of responsibility for compliance with local, state and federal
codes, and regulatory agencies governing this area ("local authorities"), to Indude the payment
of all costs and fees associated with Tenant's compliance with said local authorities.
The fee schedule for food court drawing approval by Landlord is $1,;!llg.OQ $300.00.
Tenant will be invoiced upon Landlord approval of plans. All fees are payable to Landlord, per
the drawing fee invoice, prior to Tenant's opening for business In the demised space.
2) Compliance:
a. Tenant's store design, drawings, specifications and construction must comply with all Landlord's
requirements presented within the Tenant Design & Construction Criteria Handbook and as noted
herein this Lease Exhibit.
b. Tenant shall be required to attain all necessary approvals and pennlts from state and local
governing authorities including a final inspection and a Certificate of Occupancy, as required.
Tenant shall also comply with any ADA requirements as applicable and as mandated by local and.
state authorities.
3) Tenant's Construction:
a. Upon approval by Landlord of Tenant's plans and specifications, Tenant shall cause construction
to promptly commence and will use every effort (including the use of double shift labor) to cause
the demised space to be completed in order to open for business in accordance with the tenns of
this lease.
If Tenant shall neglect, fail or refuse to commence its work as aforesaid of thereafter neglects,
fails or refuses to diligently proceed with and complete its work within sixty (60) days, the
landlord, in addition to other rights or remedies it may have and after fifteen (15) days notice to
Tenant, may (a) complete Tenant's remodeling work at Tenant's expense and thereupon the
Rental commencement Date shall occur and all of Tenant's payment and obligations pursuant
thereto will commence, (b) cause the Rental Commencement Date to occur and all of Tenant's
payment obligations pursuant thereto to commence, notwithstanding the incompletion of
Tenant's remodeling work, or (c) declare the Lease canceled and of no further force and effect.
b. Tenant shall furnish Landlord with a certificate of insurance, naming Landlord and Tenant as
additional insured under contractor's liability insurance policy(ies) provided by the tenant's
contractor(s) and/or sub-contractor(s) prior to the start of any construction within the demised
space. General liability insurance shall be a combined single limit of one million dollar
($1,000,000.00). Tenant shall indemnify and hold hannless Landlord from and against any
claims, actions, damages or expenses (including legal fees) resulting from the acts or neglects of
Tenant, Tenant's agents, Tenant's employees, Tenant's contractor(s) and/or subcontractor(s) in
the perfonnance of Tenant's work.
c. Tenant shall notify landlord a minimum of one (1) week prior to moving onto the job to
commence construction. Tenant must also check in with the mall operations manager (or general
construction supervisor if stili on the project) and present him/her with a set of approved plans
along with the building permit number (where applicable).
d. All work shall be performed by bona-fide licensed contractor(s) and conform with all applicable
laws, rules, regulations, specifications, codes and standards established by regulatory agencies or
landlord. H.V.A.C. contractor performing work on any part of Tenant's H.V.A.C. system connect
to or associate with the mall centrel air system shall be experienced with high-pressure central
plC1nt system~;.
Tenant shall perfonn and cause Tenant's contractor(s) and subcontractor(s) to perfonn all
Tenant's work in a manner so as not to damage, delay or Interfere with the prosecution or
completion of any work being perfonned by landlord or landlord's contractor(s) In the demised
space or in or about any other portion of the Shopping Center, or to comply with all construction
procedures and regulations prescribed in, or pursuant to, the Exhibit "AH for the execution of
Tenant's work and the coordination of such work with work being perfonned by landlord or
landlord's contractor(s).
e. Protection:
1. During Tenant's construction/remodeling phase, Tenant shall construct a. dust and safety
barricade (constructed per mall specifications) as required to separate and seal Tenant
construction from the mall concourse. If Tenant does not perfonn the required work for
dust and safety barricade, as may be necessary, landlord will construct the dust i!f1d safety
barricade and charge Tenant for all costs (per square footage of barricade). Tenant Is
responsible for disassembly and removal of dust and safety barricade prior to the store
opening.
2. Fire Extinguisher(s) shall be provided within the demised space in accordance with
local/state regulations during all phases of Tenant construction and occupancy.
f. landlord, in its reasonable discretion, and for any reason, shall have the right to order Tenant to
terminate any construction work being performed by or on behalf of Tenant in the demised
space. Upon notification from landlord to Tenant to cease any such work, Tenant shall forthwith
remove from. the demised premises all agents, employees and contractors of Tenant's perfonning
such work until such time as landlord shall have given its consent for the resumptions of such
construction work and Tenant shall have no claim for damage of any nature whatsoever against
landlord in connection therewith.
g. Should Tenant fail to comply with the rules and regulations established by landlord or its
contractors in any union contract to which landlord, its contractors or any subcontractor may be
a party, landlord shall have the option either to cancel the lease agreement or to compel Tenant
immediately to suspend the work being perfonned.
h. landlord may make provision for temporary utility service within the mall at landlord's discretion
as a service charge (see Exhibit "AU, Section I1I-A-4), and providing sufficient capacity is
available. If landlord does not elect to provide such temporary service, Tenant must make its
own arrangements for same to include payment of utility charges. Tenant shall be responsible
for making necessary arrangements, to include costs, for all permanent utility service for the
demised space.
i. Tenant's progress and workmanship is subject to landlord's inspection and approval. Any
violation involving Tenant's store construction shall be corrected and made acceptable to
landlord, at Tenant's sole responsibility and cost. Tenant's failure to correct violations within
fifteen (15) days of notice of same to Tenant shall, at landlord's option, result in correction of
same by landlord or its agent related costs will be billed to Tenant as additional rent under the
terms and conditions of the lease.
J. Upon completion of construction, Tenant or its agent or its contractor will obtain final inspection
of the demised space by the building authorities and shall deliver a copy of the Certificat~ of
Occupancy to Landlord prior to opening.
4) Service Charges:
The following services will be handled directly by the Mall Man"gernent Office with all associated
costs invoiced to Tenant's contractor(s), un[c5s directed 0t11l~rv/i'-)l~ ~JY Tenant in writing to the
Man<Jge!lll~nt office.
a. Trash dumpster will be provided and handled for the demised space for all
construction/remodeling work up to Tenant's opening date. landlord will locate a construction
dumpster. Tenant's contractor(s) or subcontractor(s) are responsible to place all rubbish,
construction trash and surplus material in the dumpster. Tenant or Its contractor(s) is cautioned
against having trash accumulated in the demised space. Should this develop, landlord will
remove the trash and charge Tenant for all costs.
b. Temporary electrical service as necessary will be provided under the following conditions:
1. Tennlnation of this service is at landlord's sole discretion.
2. landlord is not responsible for Interruption of this service.
3. One (1) hook -up is provided for the demised space.
c. Sprinkler system modification with respect to Tenant's design and specifications will be
perfonned by the landlord's sprinkler contractor, in compliance with N.F.P.A. Regulations and
landlord Insurance underwriter.
d. Roof work and reflashing for H.V.A.C. equipment, plumbing vents, penetrations, etc. shall be
provided by landlord's roofing contractor only (as per landlord construction standard drawings).
Tenant shall be responsible for the removal of any abandoned rooftop equipment above the
demised premises.
e. Installation of mall standard graphiCS on the Tenant provided temporary dust and safety
barricade(s).
5) Waiver of Liens:
a. Tenant covenants to enter into Waiver of liens Agreements of Waiver of Rights to file Lien
contract with any of its contractors, subcontractors, materialmen, or other persons furnishing
services, labor or materials concerning, in any way, work to be completed in part, or while, in
connection with tenant's work and provide landlord with copies of same.
b. Any mechanic's lien filed against the demised premises or the Shopping Center for work claimed
to have been done or for materials claimed to have been furnished to Tenant shall be discharged
within twenty (20) days after filing by bonding or as provided or required by law or in any other
lawful manner. Tenant's failure to comply with this (Paragraphs III, A, Sa and Sb) shall be
deemed an Event of Default.
6) Hazardous Materials:
Tenant and/or its architect and/or its contractor(s) and/or its subcontractor(s) shall not specify,
furnish, install or use any materials containing any hazardous or carcinogenic producing materials in
the completion of Tenant's work. Ten (10) working days after completion of Tenant's work, Tenant
or Tenant's architect shall deliver to landlord a certification that none of the materials used in the
completion of Tenant's work contains hazardous/or carcinogenic producing materials.
B. Operation Requirements:
1) H.V.A.C. System:
a. Conditioned air will be furnished by Landlord to the boundary of Tenant's demised space at a unit
price to be agreed to between the Landlord and Tenant as set forth in the central air system rate
schedule noted under section 1[!-B-2 of this Exhibit "A". Landlord will operate central plant air
conditioning system during normal shopping center business hours which are usually Monday
through Saturday [1:00 a.l11. to 9:30 p,m. and Sundays 10:00 a.m. to 6:00 p.m.
b. Landlord will keep and maintain in good order and repair the central portions of the shopping
central air system up to Tenant's demised space. Landlord shall not be liable for any damages
resulting from its failure to make repairs, unless such failure continues beyond a reasonable time
after receipt of notice of the necessity for such repairs.
Under no circumstances shall Landlord be obligated to repair, replace, or maintain any part of the
central air system within Tenant's demised space except when and to the extent of proceeds are
received from Landlord's fire, extended coverage, or other hazard insurance.
c. Tenant covenants to operate all H.V.A.C. unites) in the demised space during all hours that
Tenant is open for business and during the time that the enclosed mall area H.V.A.C. unites) are
in operation.
Tenant covenants, within ninety (90) days of opening for business, to place in force and keep in
force for the full term of the lease agreement, an agreement with a reputable licensed company
for the service, repair and maintenance for all Tenant's H.V.A.C. unites) providing service to the
demised space.
Tenant will be responsible for costs and repairs of portions of the central air conditioning
system(s) which may have been occasioned or necessitated by the negligence of Tenant,
Tenant's agents, employees or invitees.
2) Central Air System Rate Schedule:
a. Landlord will provide and maintain a Central Air System providing conditioned air to the demised
space installed to a point determined by Landlord. Tenant shall pay to Landlord, as additional
rent under the Lease; the Current Central Air Charge as set forth below. Said charge shall be
calculated on an annual basis, but shall be due and payable in equal monthly installments, in
advance, on the first day of each month.
The Minimum Central Air Charge - $2. lO/square foot/year
b. The Current Central Air Charge shall be recalculated from time to time on dates selected by
Landlord (but no less often than each time Landlord's utility costs are changed, and/or each time
field verification indicated that Tenant's use of the system has changed).
c. The Current Central Air Charge shall be calculated by multiplying the Minimum Central Air Charge
by a series of adjusting multipliers as follows:
Current Central Air Charge = Minimum Central Air Charge x M 1 x M2 x M3 x M4, where
( 1) M 1 = Capacity Multiplier.
The Capacity Multiplier shall be the greater of 1 or the multiplier arrived at by applying the
following formula:
M1 = 1 + 0.523 x ((BTU/33.85) - 1]
The factor "BTU" shall mean BTUjHR square foot of store floor area and shall be the greater of
Tenant's actual installed cooling capacity based on manufacturer's published data, or the
calcuiated design total heat gain as determined in accordance with ASH RAE procedures. The
Capacity Multiplier represents the increase in installed capacity only affecting costs, which are 2
fU!lCtion of cooling ton hours. Tenant's outdoor air or exhaust that is derived vii) Landlord's
<;ystcrn, Jnci totJI heat gain from thc~ roof, Ilg:tts, f2r\ motors, I1nd other items shall be included -.
cllclJl,-ttIl19 the STUjHR SqlkH\: ((Jot fJctnr iJf UlI'; ',l::ctrOIl for puqJO';CS of dekrmining the currc,":
t:'~'I'l[~lll\l~ Ch,lrq\.:
: .1) f.';.) \1:1,11. l-hlllq!ll"i
An increase in use-hours on the system affects total cost or the ratio of extra hours to normal
use- hours. Therefore, the hours multiplier shall be greater of 1 or the multiplier arrived at by
applying the following formula:
M2 = 1 + [Extra Hours/Regular Hours]
The term "Extra Hours" shall mean Tenant's hours of use of the system during times other than
the originally established regular business hours of the Shopping Center. The term "Regular
Hours" shall mean originally established regular business hours of the Shopping Center.
(3) M3 = Utility Cost Multiplier
An increase in the cost of the utility selVice to the System with other costs remaining constant,
results in a change in the relative percentage of total costs represented by the supplied utility.
Under the basic allocation of the cost, the factor is 0.31. Therefore, the utility cost multiplier;
shall be the greater of 1 or the multiplier arrived at by applying the following formula:
M3 =1 + 0.31 [(Current Cost/Original Cost) -1]
The term "Current Cost" shall mean the "Utility Cost" based on the rates in effect on thl! selected
date. The term "Original Cost" shall mean "Utility Cost" based on the rates in effect on the date
Tenant has become a user of the System. The tenn "Utility Cost" shall mean the cost to
landlord of the utilities necessary for furnishing conditioned air to the premises, including all
charges made to landlord by the utility agency whether public, municipal, private, or otherwise
furnishing the same.
The term "rates" shall mean the utility rate schedules, including demand and consumption
charges, applicable to landlord's utility selVices selVing the central air conditioning system. Any
increase in either demand or consumption will thus be reflected in the "Current Cost" charge to
Tenant.
(4) M4 = Maintenance Cost Multiplier
The basic cost factor of 0.30 has been calculated from the original costs to maintain the system
and its allocations. An increase in Maintenance Costs only affects those costs which area related
to maintenance. The Maintenance Cost Multiplier shall be the greater of 1 or the multiplier
arrived at by applying the following formula:
M4 = 1 + 0.30 [(Current CPI/Original CPI) - 1]
The term "Current CPI" shall mean the "Consumer Price Index" on the selected date. The term
"Original CPI" shall mean the "Consumer Price Index" on the date Tenant became a user of the
System. The term "Consumer Price Index" as used in this section shall mean the "All Items"
portion of the "Consumer Price Index for All Urban Consumers: U.s. City Average" (1982-84 =
100), by the Bureau of labor Statistics of the U.S. Department of Labor. If the publication of the
CPI of the U.S. Bureau of Labor Statistics is discontinued, comparable statistics on the purchasing
power of the consumer dollar published by a reasonable financial periodical selected by Landlord
shall be used for making such computations.
In the event of any default by Tenant, Landlord reserves the right, in addition to all other rights
and remedies available to landlord, to cut--Qff and discontinue, without notice or liability to
Tenant, any utilities or services provided in accordance with the provision of this section.
Landlord shall not be liable to Tenant in damages or otherwise if any utility of service, whether or
not furnished by landlord hereunder, is terminated or interrupted because of repairs, ..
installations or improvements, or any cause beyond landlord's reasonable control, nor shall any
such action relieve Tenant of any of its obligations under the lease. Tenant shall operate the
systems within the demised space in such a way as shall not waste fuel, energy, or natural
resources. landlord may cease to furnish anyone or more of said utilities or services to Tenant
without liability for the same, and no discontinuance of any utility or service shall constitute a
constructive eviction.
3) Tenant, tenant's contractor(s), agent(s) and/or employee(s) shall notify the Mall Management prior
to access to or performing any work on the roof during the entire term of this lease agreement.
4) After Tenant opens for business, Tenant shall make necessary arrangements for trash removal.
If Landlord decides at some future time to provide trash service for the mall, Landlord will notify
Tenant of service obligations and trash collection responsibilities to a compactor and/or holding
bin(s). Tenant shall contact Mall Management Office prior to opening for business to verify all
necessary arrangements for this trash service. A charge for service may be levied on Tenant based
on a fixed fee, subject to periodic escalation, comparable to existing local rates.
0II181T "C.
UTILITY SCKD\lL(
RATE.
1. Utility Services sheU be furnished to individual ten8tlts as needed. Tenant agrees to
use and pay (or utility senice suppUed by L.ndlor-d .. additional rent ...del' the lea. an 8 -.onthly
bash. landlord My nUnte such periodic bUIJ.ngs -.d confip ..d/or edJu.t .... on . less frequent
basis. Cherves rOt utUity service thdl be in aecardance tilth Ten__tls us., CIItegory as if Tenent
Nere serviced directly by the loeal public utility or -.snlcipal ..thority then eupplylng utUlty Hr-
ylee to tile ~ing Conter (the "torUr-, _ any _l.....to thereto or ony tortrrl ~ to _r-
sode -..Id torlrr, which MY he..ortor be rUed, and ronant _U 0100 POI ..y to_, IIIn:1lu<Jes
lIoposlUono, penolUoo or other oddltlonol c:hO<9" _l1eoble to the uU ity oorYl.. .- by it' which
are not included in the .rore..id rate ..d tarifr, provided that .such ta..., ...icharges, laposiUons
or ather charqes ar. required by 18... to be coUeeted (1'01I ren..t or UII paid by lIndlord to its
Iuppl1er or utility ..rYlee.
Z. Noboithotonding anything contolnod herein to the contrary, in tho event thot the rote
which would be cn.rqed by . public utility far equivalent ---..nta or ..nlce beeGIe. in8ufricient to
cOIIIpen..te t..dlord for the re8!1onllble costs or supplying utUtties to Ten.,t..-then lIndlaN sheU be
entitled to charge len..t ., _aunt equal to the actual cost of supplying the ut1llty service,
together with .. ......t not to exceed lS% of each utility bUI. .
,. In no eVent shall landlord be llable 'or the qtJ811ty, qullr1t1ty. failure ar lnterrupUoa
of .,y utility service to the ..tsed pr~1ses.
4. The la1dlord "y, .t Its opUon, illsUn an Energy Ha'1agr$ef1t Syat... to e"lcJ.ently con-
serve utility ullage. Tenant ~rees to pay. MOnthly chug. of S5O.00 .11 Tenant'. cn.re af the Energy
lian8gement Syst.eaa purchase, installment, lIaintenance .,d upc)rade costs. Tenlnt shan resin this
cnatge, which will be aeparate1y identified in the or1gittal .illvoice, .. part of the Ten.,t'. regular
oonthly utility poy...t.
EU:CTRIC SERVICE.
Electric energy supplied hereunder by Landlord shall be "Odin.lly ,ixty-cycle, unregulated
alternating current, in the 'Ol"lll of , pha.e, 4 wires, .,d of . voltage designated by lendlord.
IMullation of len&nt'. electric fac:iUUes .ndl be in conformity 'With the lease, the NaUonal
Electric Code .,d the rtq.lirelllents of the public utility or aunicipal authority then rumhhing
electricity to the Shopping Center.
[f Tenant is replacing a prior tenant in the deoised premiaes, landlord ...ill charge the new
Teflant a SlSO.OO charge ror- the transfer of utility services responsibilit1es f'rOlll landlot'1S to new
Tenant.
RIGHT 10 cur-onr.
landlord shall have the right to discontinue its utillty service to ren';t .,d to t'ecIOVe
its property fran Tenant's pr~ises whenever bills for utilities ate ~ arre.rs beyond the grace
period set forth in the Lease, or in case Ten...t faUs to cOCIPly with or perron any of the tenas,
conditions or obUgations or violates any of the covenants set forth in the Lease beyond the grace
period ~et forth in the Lease:.
APPLICATION fOR UTILITY SERVICE.
Tenant shall malce application for utility service to Landlord. in IK'Cotdance with rules
and regulations set forth in Landlord's Utility booklet, where such service ia suppLied by lmldlurd.
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AMENDMENT OF LEASE
r#1 ~
THIS AMENDMENT OF LEASE, made on this day of . 1999, by CROWN
AMERICAN ACQUISITION ASSOCIATES I, L.P., a Pennsylvania Limited PartIi rship, by CROWN AMERICAN
ACQUISITION ASSOCIATES I (a wholly-owned subsidiary of Crown American Realty Trust), a Delaware Business Trus~ its
Sole General Partner, with its offices localed al Pasquerilla Plaza, lohnstown, Pennsylvania 15907 (hereinafter called
"Landlord"), and NICAR MANAGEMENT, INC.,
trading as THE GREAT STEAK & POTATO COMPANY,
with an address al 222 High Strec~ Third Floor, Hamilton, Ohio 450 I I,
(hereinafter called "Tenanf'),
WITNESSETH:
WHEREAS, by Indenture of Lease and Lease Agreement dated lanuary 13, 1999, Landlord leased and demised to
Tenant a certain store premises, Food Court Room #573. located in the Valley Mall, 17301 Valley Mall Road, Hagerstown,
Maryland (hereinafter referred to as the "Lease"); and
WHEREAS, Landlord and Tenant wish to amend the Lease in the manner and to the extent as hereinafter provided.
NOW, THEREFORE, in consideration of the premises and mutual promises herein sel forth, Landlord and Tenant
agree that the Lease be and is amended in the following manner:
I, Leased Premis... (Paragraph A of the Indenture) shall be deleted in its entirety and restated as follows:
"Landlord hereby leases to Tenant and Tenant hereby rents from Landlord the store premises (hereinafter rcrerred to as
the 'premises', 'leased premises' or 'demised premises') outlined in red on the plan attached as Exhibit 'B' hereto, now erected
or hereafter to be erected as part of a shopping center to be initially known as Valley MaI~ 17301 Valley Mall Road,
Hagerstown, Maryland 21740,
(hereinafter referred to as the 'Center', 'Shopping Center' or 'entire premises' and initially comprising the area shown in Exhibit
'B'), the demised premises being measured and described by the following dimensions which are measured from the outside
building lines of each wall of the demised premises or, in the case of those walls separating the demised premises from other
slores in the Shopping Cenler, from the center lines of such walls: (Food Court Room #572)
Fronl:
Twenty-Six Fcc~ Seven and One-Fourth Inches (26' -7-114")
Depth:
Twenty-Six Fec~ Four Inches (26' - 4")
Total Area;
Seven Hundred One (701) Square Feel
together with the righl to the non-exclusive use in common with others entitled to use same of all such automobile parking areas,
driveways, malls, courts, corridors and footways, loading facilities and other facilities as mlY be designated by Landlord from
time to time as more fully set forth in and subject 10 the terms and conditions of this Indenture ofLease and the Lease Agreement
(hereinafter collectively referred to as the 'Lease'), and 10 such rules and regulations for the use thereof as may be prescribed
from time to time by the Landlord."
2. Exhibit "8" to the Lease is hereby deleted in its entirety and replaced by the Exhibit "B" attached hereto and incorporated
herein.
3. Except as expressly amended herein, the Lease is hereby ratified and confirmed and the terms, conditions, agreements,
obligations and provisions thereof arc incorporated hereby as if fully set forth herein and the same shall continue in full force
and effect
t,
IN WITNESS WHEREOF, the parties hereto, Intending to be legally bound hereby, have caused this
Second Amendment of Lease to be duly executed the day and year first above wrttten.
(Corporate Seal)
CROWN AMERICAN ACQUISITION
ASSOCIATES I, LP., A PENNSYLVANIA
UMITED PARTNERSHIP, BY: CROWN
AMERICAN ACQUISITION ASSOCIATES I (a
whoIly-owned subslcliary of Crown
American Realty Trust), a Delaware
business trust. Its sole general
parb1er
ATTEsr:~~
Ronald P. Rusinak
Secretary
BY:
Nicholas
Executive Vice President
(COrporate Seal)
NICAR MANAGEMENT, INC.,
D/B/A THE GREAT STEAK" POTATO COMPANY
ATI5T'-tq( .
.
BY:
,
Secretary
President
D: \legal \BrendaM\ WORD\ DO-Amendments\ Valley\ Valley-Greatsteak.doc
Revised: September 2, 1998 ..
VALLEY MALL
~, ......,....
Exhibit "A"
(Food Court Tenants - Shell)
LANDLORD HEREBY ACKH0wt.BMiE5 AI(O 1'ENAHTA8Ef' THAT TEHAHT IS A fooD CouRT TEHAHT.
I. Each of the following words or expresslon$ have, for the pul'pl)SeS of the SectIon and for the purpose of this
lease,..ttIe meaning set forth:
A. "food COurt" ~ that cetIlln portion or those certain portions of the Shopping' Center consisting of the ,. . ,
Food Court Seetiftg,Area JI1Cl the Rentable Area of the Food Court as sIlll'olllI on ExhIbIt "8" atl:ilCh\ld to each
of the leases for F'ood Court Ten<lnts.
..... .
~ ,
B. "Food Court RetaIlH means aU those tenants designated by landlord from time to time as Food Court
Tenants.
C. "food Court Seetlng AreaH means that portion of those portions of the Food Court not Intended, from time
to time by landlord, to be IeaIeIl to'food ~1~1lId whlch portion or port.lons are PI!l'td the
00IMl0II1l'fJIIS andane shown on ectIiIIIt "8" ~ lD each of the JeiIses for Food Court tenants.
O. "food Court Tenant" means a tenant whose Demised Premises are designated from time to time by
landlord to share In common wIlfl other tenants of a slmIIar nature. the costs of malntall:lln$l.and operating
the Food Court Seetlng area In the manner set forth In this SectIon and who oompIfse Food Q)u<< Retail.
E. "Rentable Area of the Food COurt" means the Gross Leasable Area of aU areas within the Food Court leased
to Food COurt Tenants.
F. "Food Court Seating Area CostsH means those costs and expenses incurred as a result of the maintenance
and operation of the Food Court Seating Area (Including those Incurred In the maintenance and operation
of such area as a part of the common areas). Such costs and expenses lndude, without limiting the
generality of the foregoing: (a) costs of bus-boy and cleaning services and garbage and waste collection
and disposal; (b) rental of equipment and signs; (e) repairs or replacements to, and maintenance and
operation of, the Food Court Seating Area, the fixtures and equipment Indudlng HVAC 5elVing the Food
Court Seating Area; (d) depredation of all fixtures, equipment, Interest on the un-depredated capital cost
of aU fixtures, equipment, facilities and Improvements serving the Food Court SeatIng Area; (e) the cost of
additional security . polldng and sUpeMslon for the Food Court Seating Area; and (f) and administrative
fee of fifteen percent (15%) of the total annual costs Incurred in the maintenance and operation of Food
Court Seating Area.
**
and (2) below, which shall be an amount never less than the sum: obtained by multi
of floor area of the demised premises by the sum of:
square feet
L One-half of the Food Court Seating Area Lease Year multiplied by a fraction, the
numerator of which shall s Gross Sales for the calendar year, and the denominator of which
shall be the amount of "Gross Sales" (as such term is defined in the respective leases of all
urt Tenants, including Tenant) reported by all Food Court Tenants.
** See Page 2 (a)
Page 1
2. ORE half af tke faaa Cel:Jrt SeatiA~ Ar:e4 C9~~ tar tl:1e Le3E;e YQ~U multipli9d by 11 fri~iQn tRfi
QI..u~Qr3tgr sf u1t4id:} if thQ t::r('rr t g?[i'~IA. A1=V]'9f tbe r.?emicgd Pr:eMi&es, aAEf tf;1e EfeAeMi~ataf af '.. hi~h
is the "eAtable .^.rQJ of th", ~"Q'i Co"'t
H. In the event Tenant does not submit a report of Gross Sales on a timely basis as required in Artide II of
the Lease Agreement, Tenant's Gross Sales for purposes of calculating Tenant's Food Court Proportionate
Share shall be deemed to be the product of the Tenant's square feet area times the highest Gross Sales per
square foot reported by Food Court Retail Tenants for the calendar year.
II. The following provisions, in addition to the other provisions of this Lease, shall apply to Food
Court Tenants.
A. In each Lease year, Tenant shall pay to landlord Tenant's Food Court Proportionate Share of the Food
Court Seating Area Costs, in addition to the Axed Minimum Rent and other charge required to be paid
pursuant to this Lease, Induding, without limitation, the Common Area Charge.
B. Tenant's Food Court Proportionate Share as set out In this Paragraph is applicable only of the Food Court
Tenants and, for the purpose of this SectIon, such Food Court Tenants will be the only tenants in the
Shopping Center responsible for the payment of Food Court Seating Area Costs.
C. Notwithstanding the foregoing, landlord has the right from time to time to relocate or rearrange the Food
Court and the Food Court Seating Area and to extend or expand the Food Court and the Food Court
Seating Area including designating other portions of the common areas Immediately adjacent to the Food
Court and, in such event, the provisions of this Paragraph shall apply. ..
O. The Tenant shall reimburse the landlord its pro rata share of the capital costs and will subsequently
reimburse the landlord for the maintenance and upkeep expense incurred by the landlord for; sanitary
sewer lines, and air conditioning of the Food Court Seating Area.
E. Tenant acknowledges and agrees that it Is a condition of this Lease that landlord reserves the right to
formulate, determine and enforce such merchandising policies, standards and practices for the Food Court
as landlord determines necessary or advisable In the best interest of the overall operation of the Food
Court and the Shopping Center in order that landlord may properly and efficiently supervise and manage
the Food Court and the Shopping Center as a whole, and the Tenant agrees to be bound by and to comply
with such policies, standards and practices.
Without limiting the generality of the foregoing, Tenant, at all times during the Lease Term, in the
operation of its business in the Food Court, will abide by all rules and regulations and directions of landlord
relating to (a) the health and sanitary conditions of the Demised Premises, the Food Court and employees
of Tenant in the Food Court; (b) standards and quality of merchandise and merchandising as determined
by landlord; (c) customer relations and resolution of complaints of customers; (d) such other ma~ers as
landlord determines from the time to time with respect to the operation of the Food Court. All of Tenant's
personnel working at its sales counter(s) shall be similarly attired in uniforms of Tenant's choice. Such
uniforms shall be kept in a neat and dean condition at all times and their design shall be in keeping with
the first-dass, high quality image of the Shopping Center.
The amounts payable by Tenant pursuant to this Section may be estimated by landlord for such period as
Landlord determines from time to time, and Tenant agrees to pay to landlord Tenant's Food Court
Proportionate Share, as so estimated, of such amounts in monthly installments in. advance during such
period together with other payments of rent provided lor in this lease. Following the en" "r th~ calendar
year for which such estimated payments have been made, Landlord shall deliver to Tenant a stiJt<>ment of
the Food Court Seating Area Costs, together with a statement of the Tenant's Food Court Proportionate
Share of such costs; and, if necessary, an adjustment shall be made between the parties in the manner
hereinafter set forth. If Tenant has paid in excess of the amounts due, the excess shall be credited by
landlord against Tenant's future payments of Tenant's Food Court Seating Area costs. If the amount
Tenant has paid is less than the amounts due, Tenant agrees to pay any such additional amounts due with
the next monthly payment of Fixed Minimum Rent. If any Lease Year during the Lease Term is greater or
less than any such period determined by Landlord as aforesaid, Tenant's Food Court Proportionate Share
shall be subject to a per diem. pro rata adjustment.
Page 2
G. Food Court Proaon;lo~te Share
Tenant shall pay to Landlord a percentage rental (hereinafter referred to as the
"Food Court proportionate Share") each month withln fifteen (151 days after the
end of each month In an amount equal to three percent (3%1 of the ITlQl'lthlY Gross
Sales (as the tenn "Gro$S sales" Is defined In Section 2.02 of this Leaselfrom all
business conducted on tile leased premises by or under Tenant.
(a) Notwlths~ndlng anYthing set forth In section 2.03lal of this Lease to
the contrary, Tenant agrees that, no later than the fifteenth (15th) day after the
end of each calendar month during the term of this Lease, Tenant shall submit to
Landlord an Itemized and accurate written statement slg~ by Tenaat, its dUly
authorizedoff!cer or c:lUIY authorlz!KI representatlve,feflelltlng the fUUamount of
Gross Sal&'; made during trle preCeding CliI/endar month.
(b) In the event that the commencemel1t date of the first ~y~r of
the tenn of t/:IIS Lease shall be a day other than the f,lrst: daVof theQllendar
month, or In the event that the expiration date of the ~_ year of Ule tenn
of this lease shall be a day other than the last day of the calendar month, In either
event, such fractional month Is hereby deemed to be a "month" for the purpose
of this paragraph.
(CI Notwithstanding anYthing contained herein to the contrary,
Tenant's Food Court PrOportionate Share shall be the lesser of Ten Thousand
Dollars ($10,000.001 per year or three percent (3%) of Gross 5aIes.
~2a-
D:ILegalll3rendaMIWOROIindenl-fp.98IPI.IM-Great Steak & Potato. doc
. .
l. Landlord's work to construct the demised space shall be limited to the following:
A. Interior Construction:
1) Floor shall be earth graded to within eight (8) inches of the mall finish floor elevation.
2) Ceiling shall be the exposed underside of the structural roof system. Clear height shall permit varying
ceiling heights from 10'0. above finished floor (a.f.f.) to 12'0. a.f.f. depending on the sprinkler mains
and/or structural roof members. Certain pipes, conduits, ducts and/or utilities pass through Tenant's
demised space are supported by the overhead structure and are engineered to guarantee Tenant a
minimum 10'0" aJJ. ceiling height. These items service other tenants and the mall.
3) Walls between the demised space and adjacent tenant(s) or corridor(s) shall be constructed of either
exposed metal studs or masonry (at the landlord's option) extended up tight to roof deck. Cost (per
square footage of metal stud walls) to be backcharged to Tenant.
4) Service/ExIt doors and hardware, where applicable, will provide access to a service/tire corridor or the
exterior building area. Cost (per door) to be backcharged to Tenant.
B. Electrical and Mechanical Construction:
1) Electrical service; (277/480 volt, 3 phase, 4 wire) is only extended to Tenant's fusible disconnect switch
located within landlord's electrical service room or corridor. Empty 2" service conduit Is extended from
Tenant's fusible disconnect switch to the demised space. COst (for disconnect switch and linear foot of
conduit) to be backcharged to Tenant.
2) Telephone conduit; empty ~o, Is extended from the teJephone company distribution location to the
demised space. Cost (for linear foot of conduit) to be backcharged to Tenant.
3) Plumbing; cold water supply, minimum 10, will be stubbed within the demised space from Tenant's
meter location, designated by landlord. Cost (per linear foot of piping) to be backcharged to Tenant.
4" sanitary sewer line will be stubbed within the demised space. Cost (per linear foot of piping) to be
backcharged to Tenant.
Gas service, available for food court cooking only, will be fumished to landlord designated manifold
location only.
C. Protection:
1) Sprinkler system; including all main(s), branch line(s), sprinkler heads, etc., will be complete in
accordance with all applicable codes and requirements of landlord's Insurance underwriter. Sprinkler
heads will be set for a ceiling height of 10'0. aJJ. and coverage for standard retail space. Cost (per
square foot of coverage) to be backcharged to Tenant.
2) Temporary storefront barricade will be constructed to screen demised space(s) from the mall concourse
at a time designated by the Landlord's field representative if Tenant's construction has not begun or
will not be completed prior to the grand opening of the mall expansion. Cost (per square footage of
barricade) to be backcharged to Tenant.
D. Landlord shall not be responsible (or any costs or other act which might be required to make the premises
suitable for the use permitted in the Lease agreement, except as noted herein section I of this Lease
Exhibit or as provided in the foregoing Lease.
II. Tenant's work shall be comprehensive and all inclusive of the demised space designated by landlord.
Tenant is responsible for all costs and work as required to make the space suitable for use permitted in the
fore<)oing lease agreement. Tenant's responsibility shall include, but IS not limited to the following:
Page ]
A. Interior Construction:
1) Reinforced concrete floor with required expansion joint(s) over pourous tiU and interior floor tinlsh(es).
Soil poisoning by a licensed tinn of the entire demised space for the pn!I/l!lltIon of Insect InfeStation.
2) All interior celling(s) and/or sofflt(s) and Ilnlsh(es) beyond exposed structural system.
All fastening devices shaU be supported at the top chord of structural joist panel points only. Tenant
plans shall Include detaU of Installation for te\'leW and/or approval by Landlord.
All materials above sprinkler protedloo I11USt <XIfl$lSt of U.L rated Incombustible materials. This may
OQ!; Include fire retardant treated (F.R. T.) lumber.
3) 5/8" fire resistive gypsum board, taped and bedded, Installed from floor up (air tight) to roof deck on
all demising wds, structtutaI columns and IJeIms as,.. 'J J ry toobCllln. ftIqUfred.1IIe ratlng.
All Interior partltlon(s), door(s}and hardware and finishes.
4) -Storefront 0JC1Stn/ctI0n as ~ where ltle ~ ~ lease line(s} l/bUt the mall <XHKXI!Irse and
between the floor and. the md,De\IIrII blIlld at 12'-cr Ai'J. ~ 4eSlgn .. be limited to lease
line. Storefront"pofHlUt" designs beyond the lease line are not pet nllltlld.
No more than SO% of storefront to be open to the man a:xnmon area.
Storefront lIoodng. from lease line to Tenant's sttneliQo1t closure line~ be hard WIle. tile either
matd1lng ex!sClt1Q malllIoodng or~ to TetIlIf1t'$ stole ~ ~ between man
flooring and Tenant's floor sl\all be SlTIOOth{IeveI with no abrupt ~ In e1e~lItio.l.
5) Storefront and Interior ~ that ~ to LaI1<IIord's sign req~. Teoant ltlust submit
manufac:turt!l'$ sign shOp dl'aWlng(s) fPr I.IftdIonf ~ prforjD ,....' or fl'1I. IlUon. Any
sign( s} or menuboard(s} el ected In vlolatlol1 of crlterIa or Without approval of design or klstallation
from Landlord, shall gNe Landlord the right to remove such slgll(s) or 1l1l!I1Uboat1l(5} at Tenant's oost.
Service door sign that confonns to Landlord's design requirements.
Signage on the exterior of the maills tImlted to demised SfIlIC8(s} with exterloI public entrance(s) and
subject to strict approval of Landlord. All exterior slgnage must COltIplyWlth altlacal slgnage
regulations.
B. Electrical and Mechanical Construction:
1) Complete electrical system within and for the demised space. Romex or ax wire Is not permitted, all
conductors must be In conduit. Exposed Ijght source(s} In the public or ~Ies area Is not permitted. If
Tenant requires more, than a 200 AMP seI'Vlce, Tenant wUl be ~ for an costs associated with
the larger seI'Vlce to Include larger tenant's fusible disconnect switdt, condulI: and Conductors between
the distribution wireway and the demised space as re<lUIred.
2) Telephone selVice, wiring and equipment to and within the demise<<;l space. Tenant shaU make all
necessary contact and anangements With the telephone company for service.
Page 4
3) Complete heating, ventilating and air condition (H.V.A.C.) system in accordance with the following
minimum design requirements.
** a.
the demised space operating with the mall's central air system and capable of malntal . n
operating temperature within the demised space that is the same as the tem e within the
adjoining mall concourse. Tenant's H.V.A.C. system design shall insure elative air pressure
between the demised space and the adjoining mall is either pg . . or most Tenant retail
operations or negative (no more than 5%) for all Tena rations that may create offensive
odor(s). Minimum outside air, as required by c II be provided through the mall's central air
system. Additional make-up air as re' due to Tenant's type of business must be provided by
separate Tenant system.
b. to discontinue operation of a central air system then Tenant shall fumish,
aintain an individual H.V.A.c. system based on rooftop package unites), to serve the
b..... Tenant shall be responsible to ensure proper procedural methods for the evacuation and disposal
of any CFC containing refrigerants (freon) relating to Tenant's H.V.A.C. cooling system
replacement, modifications or maintenance. Tenant shall provide certification to Landlord upon
request.
4) Complete toilet rcom(s) designed to comply with all Americans With Disabilities Act (ADA) regulations
and all applicable goveming authority(ies) requirements. A single toilet room per demised space is
acceptable unless Tenant has more than 15 employees or is a sit-down restaurant, then a separate
toilet room is required for each sex.
Complete plumbing system that complies with all applicable local, state and federal codes and a
minimum six (6) gallon water heater for toilet rcom(s), and grease interceptor(s) for all food.service
establishments.
If larger cold water or sanitary sewer stub(s) are required by Tenant, larger service{s) will be at
Tenant's sole costs and responsibility to furnish and install.
If gas service is available, Tenant is responsible for all c6sts to extend gas service frQm the gas
manifold location to the demised space in compliance 'with all codes and Landlord's criteria.
III. The following responsibilities and requirements, contained here in Exhibit "AU - section 1II, shall be in effect
during the entire term of the foregoing Lease agreement.
A. Tenant's design and construction requirements, for any Tenant work whether mandatory or voluntary.
1) Plans and specifications:
a. Complete professionally prepared working drawings and specifications for Lease required
Tenant work, shall be submitted for Landlord's review and/or approval prior to Tenant
beginning any work. Tenant's submission of plans shall be within thirty (30) days after
Landlord provides Tenant with a criteria package for the demised space.
b. Drawings and specifications shall be prepared and arranged in four (4.) categories as
applicable: Architectural, H.V.A.C., Plumbing and Electrical. The practice of combining two or
more groups onto one plan should be avoided. Each group shall be clearly desi{;, ! "',:IS
shall be drawn at 1/8" scale or larger, on a standard paper size no larger than l~
throughout. All drawing submissions shall include properly completed Landloru ~~, OJ" ._",,11
Standards (LC5) Drawings (set of LCS Drawings are part of tenant criteria package)
c. During all phases of plan development and prior to bidding or commencing of construction,
Tenant shall make a physical on-site inspection of the demised space and verify conditions,
dimensions, etc. of the demised space. Failure to do so shall be at the risk and sole expense of
Tenant.
"* See fiIge 5 (a)
Page 5
**
a. Tenant H.V.A.C. system design and installation shall be based on roof top package unlt(s). Fan/coil air
handling units with matching condensing units (split-system) OI'\!Qulpment JJ ~!';U....g an exterior wall is
not pennltted. Return air plenum systems are acceptable if 1lf'Oper1y deslgned.
Page 5 (a)
D: \legal \BrendaM \ WORD\ OO-Amendments\ Valley\ Valley-GreatSteak.doc
d. Landlord's plan review and/or approval Is for Olmpliance with Landlord's criteria only, and this
approval does not relieve Tenant of responsibility for Olmpliance with local, state and federal
codes, and regulatory agencies governing this area ("local authoritiesj, to Include the payment
of all costs and fees associated with Tenant's Olmpllance with said local authorities.
The fee schedule for food court drawing approval by Landlord is $1,299.QQ '300.00.
Tenant will be invoiced upon Landlord approval of plans. All fees are payable to Landlord, per
the drawing fee Invoice, prior to Tenant's opening for business In the demised space.
2) Compliance:
a. Tenant's store design, drawings, speclficatlons and construction must comply with all Landlord's
requirements presented within the Tenant Design & Construction Criteria Handbook and as noted
herein this lease Exhibit.
b. Tenant shall be required to attain all necessary approvals and permits from state and local
governing authorlties Including a flnallnspectlon and a CertifICate of Ocx:upancy, as required.
Tenant shall also comply with any M)A reqUirements as applicable and as mandated by local and , .
, state authorities.
3) Tenant's Construction:
a. Upon approval by Landlord of Tenant's plans and spedficatlons, Tenant shall cause construction
to promptly convnence and wlU use every effort (Including the use of double shift labor) to cause
the demised space to be completed In order to open for business In aa:ordance with the te/lllS of
this lease.
If Tenant shall neglect, fail or refuse to commence its work as aforesaid of thereafter negleds,
fails or refuses to dUlgently proceed with and Olmp!ete its work within sixty (60) days, the
Landlord, in addition to other rights or remedies It may have and after fifteen (15) days notice to
Tenant, may (a) complete Tenant's remodeling wor1c at Tenant's expense and thereupon the
Rental commencement Date shall occur and all of Tenant's payment and obiigatlons pursuant
thereto will convnence, (b) cause the Rental Commencement Date to occur and all of Tenant's
payment obligations pursuant thereto to commence, notwithstanding the incompletion of
Tenant's remodeling work, or (c) declare the Lease canceled and of no further force and effect.
b. Tenant shall furnish Landlord with a certlflcate of Insurance, naming Landlord and Tenant as
additional insured under contractor's liability insurance policy(les) provided by the tenant's
contractor(s) and/or sub-contractor(s) prior to the start of any construction within the demised
space. General liability insurance shall be a combined single Umit of one million dollar
($1,000,000.00). Tenant sl)alllnclemnlfy and hold harmless Landlord from and against any
daims, actions, damages or expenses (Including legal fees) resulting from the acts or neglects of
Tenant, Tenant's agents, Tenant's employees, Tenant's contractor(s) and/or subcontractor(s) in
the pertormance of Tenant's work.
C. Tenant shall notify Landlord a minimum of one (1) week prior to movil\9 onto the job to
commence construction. Tenant must also check in with the mall operations manager (or general
construction supervisor if still on the project) and present him/her with a set of approved plans
along with the building permit number (where applicable).
d. All work shall be performed by bona-fide licensed contractor(s) and conform with all applicable
laws, rules, regulations, specifications, codes and standards established by regulatory agencies or
landlord. W \I ^ ( ;gA~~T Jl8R8FM<liR9 "0"'( 8A aR"/ "aft ofTE..6fLt'J II.\'.A.C. J,Jt~JltlI eaflAee:t
ts or 85S8E1iate ..itk 'ke ~all €sRtFaI air s',!iteR'\ shallee el!"erieR&8 ',.it" Ri~R ~feS5le1re EeFltF~1
J?IJ...t- ~..'(t-,"".......r
Page 6
Tenant shall perform and cause Tenant's contractor(s) and sulx:ontractor(s) to perfonn all
Tenant's work In a manoer so as not todilrnagf:. delay or lntederewltMhe prosecution or
oompletlQn 0( any work being performed by l.andlonl or laI1dIon.1's:tlllIltractOr(s) in the demised
space or In or about any other portIoo 0( the S/qlpIng CenIJer, or to c:omply with all construction
procedures and regu"tionS presc:ribellln, or Il\lI'5UaIlt to, the Exhlblt -A" for the execution of
Tenant's work and the ooordination of such work with work being performed by Landlord or
Landlord's contractor(s}.
e. Protection:
1. During Tenant's construction/remodeling phase, Tenant shall construct a dust and safety
barricade (constructed per mall specifICations) as required to separate and seal Tenant
construction from the mall concourse. If Tenant does not perfonn therequlred work for
dust and ~ bal1'lc:adE!' as may be ~, t.andIcltd wit ~ the'dust ~fld safety
bal1'lcllde and charge Tenant for all oosts (per .SCIUlft'~ of'fie,il...4;.). Tenant is
responsible for disassembly and removal 0( dust and SlIfelyba.. klode prior to the store
opening.
2. Are Extlngulsher(s} shall be proYlded wtthln the demised sptIce In llalDn:Iance with
IocaVstate regulat:lons during an phases 0( Tenant CllIlSb'IlCtion and OCCUpancy.
f. Landlord, in lis reasonable discretion, and for any reason, shalJ have the right to order Tenant to
tennlnate any CllI1StJud:ion work being performed by or 011 bl!lWof Tenant In the demised
space. Upon notIfk:atlon from landlord to Tenant to CIliI5eany such work, Tenant shall forthwith
remove from the demised pre.'\Is~ all ageots, ~eeS andOlftlr8QtDrsofTenant's performing
such wor1c until such tIlne lIS t.ancIIoRl shall have given is a..~fof:theA!SUmptlons of such
construdfon work and Tenant shan have no dlilrrrfor damage dlltl'f nature.whatso4Mr agalnst
Landlord In connection therewith.
g. Should Tenant fall to comply with the rules and reguIallons eslllUlsbed by landlord or Its
<M,bciU.Ors In any union CXlI1tJaCt to whld1 t.andIORf, llS.Ai~ Or any subcontractor may be
a party; landlord shall have the op\:IclIl eidler to cancelltlelellse agreement or to compel Tenant
immediately to suspend the work being perl'onned.
h. Landlord may make provision for temporary utlllty Sl!IVk:e within the mall at Landlord's discretion
as a setVlce charge (see Exhibit -A-, !eetloll III-A-'l), and proYIdlng sUfftdent capadty Is
available. If Landlord does not elect to provide such tempOrary servk:e, Tenant must make Its
own arrangements for same to include payment of utility charges. Tenant shall be responsible
for making necessaI)' arrangements, to Include oosts, for all permaIlel1t utility selVice for the
demised space.
i. Tenant's progress and workmanship Is subject to Landkll"!l's inspection apd .approval. Any
violation involving Tenant's store.constJ1JCl:Iol1 shall be ~ and made acceptable to
Landlord, at Tenant's sole responslblllty and Cl!S1:. Tenant's faRuce to correct violations within
fifteen (IS) dilys of notJc.e of same to renant shall, at landlofc;l's option, result in correction of
same by Landlord or its agent related costs will be billed to Tenant as additional rent under the
terms and conditions of the Lease.
j. Upon completion of construction, Tenant or its agent or its ,contractor will obtain final inspection
of the demised space by the building authorities and shall deliver a copy of the Certificate of
Occupancy to Landlord prior to opening.
4) Service Charges:
The following services will be handled directly by the Mall Management Office with all associated
costs invoiced to Tenant's contractor(s), unless directed otherwise by Tena"t in writing to the
Management office.
Page 1
8. Trash dumpster will be provided and handled for the demised space for all
construction/remodeling wort<. up to Tenant's opening date. Landlord will locate a constructlon
dumpster. Tenant's rontractor(s) or subcontractor(s) are responsible to place all rubbish,
construction trash and surplus material In the dumpster. Tenant or its contractor(s) Is cautioned
against having trash accumulated In the demised space. Should this develop, Landlord will
remove the trash and charge Tenant for all c:osts.
b. Temporary electrical servlce as necessary will be provided under the following rondltfons:
1. Tennlnation of this service is at Landlord's sole discretion.
2. Landlord is not responsible for Intenuption of this selVice.
3. One (1) hook-up Is provided for the demised space.
c. Sprinkler system modification with respect to Tenant's design and spedfications will be
perfonned by the Landlord's sprinkler contractor, In rompllance with N.F.P.A. Regulations and
Landlord Insurance underwriter.
d. Roof work and reflashlng for H.V.A.C. equipment, plumbing vents, penetrations, etc. shall be
provided by Landlord's roofing contractor only (as per landlord ronstructlon standard drawings).
Tenant shall be responsible for the removal of any abandoned rooftop equipment above the
demised premises.
e. Installation of mall standard graphics on the Tenant provided temporary dust and safety
barricade( s).
5) Waiver of liens:
,
a. Tenant rovenants to enter Into Waiver of liens Agreements of Waiver of Rights to file Uen
contract with any of its contractors, subcontractors, materialmen, or other persons furnishing
services, labor or materials concerning, In any way, wort<. to be completed in part, or while, In
connection with tenant's wort<. and provide Landlord with roples of same.
b. Any mechanic's lien filed against the demised premises or the Shopping Center for wort<. claimed
to have been done or for materials daimed to have been furnished to Tenant shall be discharged
within twenty (20) days after filing by bonding or as provided or required by law or In ciny other
lawful manner. Tenant's failure to axnply with this (Paragraphs III, A, Sa and Sb) shall be
deemed an Event of Default.
6) Hazardous Materials:
Tenant and/or Its architect and/or its contractor(s) and/or its subcootractor(s) shall not specify,
furnish, Install or use any materials rontalnlng any hazardous or carcinogenic produdng materials in
the completion of Tenant's wort<.. Ten (10) worldng days after completion of Tenant's wort<., Tenant
or Tenant's architect shall deliver to L:lndlord a certification that none of the materials used in the
completion of Tenant's work contains hazardous/or carcinogenic produdng materials.
B. Operation Requirements:
**
a. Conditioned air will be furnished by Landlord to the boun ant's demised space at a unit
price to be agreed to between the landi nant as set forth in the central air system rate
schedule noted under . - - of this Exhibit "A". Landlord will operate central piant air
cond!;' em during nonnal shopping center business hours which are usually Monday
h turda 8:00 a.m. to 9:30 .m. and Sunda s 10:00 a.m. to 6:00 p.m.
** See Page 8 (a)
Pcsge 8
**
1) H.V.A.C. Maintenance:
Within ninety (90) days of Tenant's opening for lluSlness, Tenant is requi.w W ~ in force and keep in
force for the full term of the lease ~ent a mainteAl/l<:e agreement, with a reputable licensed
company, for the service, repair and maintenance of al Tenant's H.V.A.C. unlt(s) provkled service to the
dem~ space. The agreement shall provide for, but not be Iimlted to, at IeIIst two (2) inspections and
services each year and a minimum of four (4) filter changes each year. A copy of the agreement must be
delivered to landlord.
Page 8 (a)
0: \Legal \brendam \ word\ OO-amendments\ valley\ Valley-Greatsteak.doc
Under no circumstances shall Landlord be obligated to repair, replace, or maintain any
central air system within Tenant's demised space except when and to the extent of pr.
received from Landlord's fire, extended coverage, or other hazard insurance.
central air system up to Tenant's demised space. Landlord shall not be liable for any damag
resulting from its failure to make repairs, unless such failure continues beyond a reasonable me
after receipt of notice of the necessity for such repairs.
c. Tenant covenants to operate all H.V.A.C. unit(s) in the demised space during all ours that
Tenant is open for business and during the time that the endosed mall area H .A.C. unit(s) are
in operation.
Tenant covenants, within ninety (90) days of opening for business, to pia In force and keep in
force for the full term of the lease agreement, an agreement with a rep ble licensed company
for the sefVice, repair and maintenance for all Tenant's H.V.A.C. unlt(s providing service to the
demised space.
Tenant will be responsible for costs and repairs of portions of the entral air conditioning
svstem(s) which may have been occasioned or necessitated by e negligence of Tenant,
Tenant's agents, employees or invitees.
2) Central PJr System Rate Sdledule:
a. Landlord win provide and maIntain a Central Air S lng conditioned air to the demised
space ins1a11ed to a point determined by Landlord. 1< nt shan pay to Landlord, as additional
rent under the lease; the CUrrent Central Air Cha as set forth below. Said charge shall be
calculated on an annual basis, but shall be due a payable In equal monthly installments, In
advance, on the first day of each month.
The Minimum Central Air Charge - $2.70/sq re foot/year
b. The Current Central Air Charge shall be r lculated from time to time on dates selected by
Landlocd (but no less often than each tl Landlord's ub1ity costs are changed, and/or each time
field verification indicated that Tenan~ use of the system has changed).
"
c. The Current Central Air Charge sh be calculated by multiplying the Minimum Central Air Charge
by a series of adjusting multiplie as follows:
Current Central Air Charge = inimum Central Air Charge x Mix M2 x M3 x M4, where
(1) M1 = Capadty Multi . r.
The Capacity MultiplIer II be the greater of 1 or the multiplier arrived at by applying the
following formula:
Ml = 1 + 0.523
shall mean BTU/HR square foot of store floor area and shall be the greater of
Tenant's actu installed cooling capacity based on manufacturer's published data, or the
calculated d Ign total heat gain as determined in accordance with ASHRAE procedures. The
Capacity Itiplier represents the increase in installed capacity only affecting costs. which are a
function cooling ton hours. Tenant's outdoor air or exhaust that is derived via Landlord's
system and total heat gain from the roof, lights, fan motors, and other items shall be included in
calcu ting the BTU/HR square foot factor of this section for purposes of determining the current
Ce al Air Charge.
Page 9
M2 = 1 + [Extra Hours/Regular Hours]
use- hours. Therefore, the hours multiplier shall be grealier of 1 or the ~ier arrived at
applying the (ollowing (ormula:
The term "Extra Hours" shall mean Tenant's hours of use o( the system during tim
the originally established regular business hours of the Shopping Center. The te
Hours" shall mean originally established regular business hours of the Shopp!
(3) M3 = Utility Cost Multiplier
An increase In the cost of the utility service to the System with other
results In a chall!ile in the relative pen:;entage of tolII CIOStS
Under the bask allocation of the cast. the faI:Wr 1s0.:U.
shall be the greater of 1 or the multiplier amved at IYf applying
M3 = .1 + 0.31 [(Current Cost/Original Cost) - 1]
ts remaining constant,
by tI1e supplied utility.
the uUIIly cost multiplier;
tlUowlng formula:
The term "CUrrent Cost" shall mean the "UtIlity Cof;t"
date. The term "Original Cost" shall mean "UtiIlty
Tenant has become a user of the System. The t
Landlord of the utilities necessary for furnishing
charges made to landlord by the utility agency
furnishing the same.
00 \he rates In effect on the selected
ba$ecI QII tI1e ,.. In effect 00' the date
IIty Cost" shall mean the cost to
air to the premises, Including all
pUbftc, mUnIcipal, prlYate, or otherwise
(4) M4 = Maintenance Cost
scI1!l.lI1Jl.. i"d'IIIIIlll,<:llImIllGI and consumptioo
$lIMAg tI1e qeaQ!llir a".,n1ng system. Any
will thus be ~lnthe "Current Cost" charge to
The term "rates" shall mean the utlI!W
charges, applicable to landlord's ll!iIIty
increase in either demand or consu
Tenant.
The basic cost factor of 0
and its allocations. An i
to maintenance. The
arrived at by applyin
s been calculated flOQlthe original costs to maintain the system
se in Malntenance~ oolv affects those costs which area related
ntenance Cost Multiplier shall be the greater of 1 or the multiplier
e following formula:
The term "Cu nt CPI" shall mean the "Consumer-Price Index" 00 the selected date. The term
"Original CP. shall mean the "Consumer Price Index" on the date Tenant became a user of the
System. tenn "Consumer Prlce Index" as used In tills section shall rneiln the "All Items.
portion the "Consumer Price Index for All Urban Consumers: U.S. Oty Average. (1982-84 =
100), Y the Bureau of Labor Statistics of the U.S. Department of labor. If the publication of the
CPI f the U.S. Bureau of labor Statistics is discontinued, 9'l'llparable statistics on the purchasing
er of the consumer dollar published by a reasonable flnancial periodical selected by Landlord
. .
Page 10
.
and remedies available to Landlord, to cut-<lff and discontinue, without notice or Iiabi .
Tenant, any utilities or services provided in accordance with the provision of' ion.
Landlord shall not be liable to Tenant in damages or otherwise if a of service, whether or
not furnished by Landlord hereunder, is terminated or int because of repairs, .
installations or improvements, or any cause be ndlord's reasonable control, nor shall any
such action relieve Tenant of any of i . ions under the Lease. Tenant shall operate the
systems within the demised n such a way as shall not waste fuel, energy, or natural
resources. Landlor cease to furnish anyone or more of said utilities or services to Tenant
without Ii . . or the same, and no discontinuance of any utility or service shall constitute a
2~ Tenant, tenant's contractor(s), agent(s) and/or employee(s) shall notify the Mall Management prior
to access to or performing any work on the roof during the entire term of this Lease agreement.
3).47- After Tenant opens for business, Tenant shall make necessary arrangements for trash removal.
If Landlord decides at some future time to provide trash service for the mall, Landlord will notify
Tenant of service obligations and trash collection responsibilities to a compactor and/or holding
bin(s). Tenant shall contact Mall Management OffICe prior to opening for business to verify all
necessary arrangements for this trash service. A charge for service may be levied on Tenant based
on a fixed fee, subject to periodic escalation, comparable to existing local rates.
Page 11
..
SECOND AMENDMENT OF LEASE
THIS SECOND AMENDMENT OF LEASE, made on this 23-J.. day of 1 {~~ . 2000, by
CROWN AMERICAN ACQUISmON ASSOCIATES I, L.P., A PENNSYLVANIA UMITED PARTNE IP, BY: CROWN
AMERICAN ACQUISmON ASSOOATES I, (a wholly-owned subsidiary of Crown American Realty Trust), a Delaware
business trust, Its sole general partner, with its offices located at Pasquerilla Plaza, Johnstown, Pennsylvania 15901
(hereinafter called "Landlord"), and NlCAR MANAGEMENT, INC.,
trading as THE GREAT STEAK &. POTATO COMPANY,
with an address at 222 High Street, Third Floor, Hamilton, Ohio 45011,
(hereinafter called "Tenant"),
WITN ESSETH:
WHEREAS, by Indenture of Lease and Lease Agreement dated January 13lh, 1999, Landlord leased and
demised to Tenant a certain premises, Food Court Room #572. located In the Valley Mall, Hagerstawn, Maryland,
(hereinafter referred to as the "Lease");
WHEREAS, Landlord and Tenant wish to amend the t.ease in the manner and to the extent as hereinafter
provided.
NOW, THEREFORE, in consideration of the premises and mutual promises herein set forth, Landlord and
Tenant agree that the Lease be and is amended In the following manner:
1. exhibit "An (Food Court Tenants - Shell) of the t.ease shall be deleted in its entirety and replaced with
Exhibit "A", attached hereto and incorporated herein.
2. Except as expressly amended herein, the Lease Is hereby ratified and confirmed and the terms conditions
agreements, obligations, and provisions thereof are incorporated hereby as if fully set forth herein a~ the sa~
shall continue in full fQ.n::e and effect.
3. This Second Amendment shall be binding upon and shall inure to the benefit of the parties hereto and thel
respective heirs, administrators, representatives, successors, and, to the extent permitted by the terms of th
Lease, their assignees.
D: \ legal\8rendaM \ WORD \GO-Amendments\ Valley\ Valley-GreatSteak.doc
, 1
f
~
4. This Amendment of Lease shall he binding upon and shall inure to the benefit of the parties hereto and their respective heirs,
administrators, representatives, successors and, to the extent permitted by the terms of the Lease. their assignees.
IN WITNESS WHEREOF, the parties bereto, intending to be legally bound hereby, have caused this Amendment of
Lease to be duly executed the day and year tirst above written.
(Corporate Seal)
CROWN AMERICAN ACQUISITION ASSOCIATES I,
L.P., A PENNSYLVANIA LIMITED PARTNERSHIP,
BY: CROWN AMERICAN ACQUISITION
ASSOCIATES I (A WHOLLY ..oWNED SUBSIDIARY
OF CROWN AMERICAN TV TRUST),
A DELAWARE BUS TRUST,
ITS SOLE GENE ARTNER
ArrEST:' ;1u) ~
Ronald P. Rusina\<, Sccrctary
(Corporate Seal)
?t\
NICAR MANAGEMENT, INC., D/B/A
TIIEGREATSTEAK&PO TOCOMPANY
President
A TrEST:
Sccrctary
V AL-Great Steak Amnd.
.2.
---,
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IN THE COURT OF COMMON PLEAS
OF CUMBERLAND COUNTY, PENNSYLVANIA
PR VALLEY LIMITED PARTNERSHIP,
Plaintiff,
v.
NICAR MANAGEMENT, INe. t/a
GREAT STEAK & POTATO COMPANY,
Defendant.
)
)
)
)
)
)
)
)
)
)
)
)
)
)
)
)
)
)
)
)
)
)
)
)
)
)
)
)
)
)
)
)
)
CIVIL ACTION - LAW
No. 06-4672
AFFIDAVIT OF SERVICE OF
NOTICE UNDER RULE 2958.1 OF
JUDGMENT AND EXECUTION
THEREON, NOTICE OF
DEFENDANT'S RIGHTS
Filed on Behalf of the Plaintiffs,
PR Valley Limited Partnership
Counsel of Record for this Party:
Stephen S. Zubrow
PAID No. 43523
Moira Cain-Mannix
Pa. J.D. No. 81131
MARCUS & SHAPIRA, LLP
Firm No. 145
One Oxford Centre, 35th Floor
301 Grant Street
Pittsburgh, PA 15219
(412) 471-3490
~
I IN THE COURT OF COMMON PLEAS
OF CUMBERLAND COUNTY, PENNSYL VANIA
PR VALLEY LIMITED PARTNERSHIP,
Plaintiff,
v.
NICAR MANAGEMENT, INC. t/a
GREAT STEAK & POT A TO COMPANY,
Defendant.
)
)
)
)
)
)
)
)
)
)
)
)
)
CIVIL DIVISION
No. 06-4672
AFFIDAVIT OF SERVICE OF NOTICE UNDER RULE 2958.1 OF JUDGMENT
AND EXECUTION THEREON. NOTICE OF DEFENDANT'S RIGHTS
I, Moira Cain-Mannix, being duly sworn according to law, hereby certify that:
1. I served upon Nicar Management, Inc. t/a Great Steak & Potato Company,
Defendant in the within action, an original Notice Under Rule 2958.1 of Judgment and Execution
Thereon, Notice of Defendant's Rights by United States Certified Mail, Return Receipt
Requested on the 25th day of August, 2006. A true and correct copy of said Notice is attached
hereto as Exhibit A; and
2. Attached hereto as Exhibit B is the original certified return receipt issued by the
United States Post Office, providing proof of service of the Notice Under Rule 2958.1 of
Judgment and Execution Thereon, Notice of Defendant's Rights on August 25,2006.
~.:- I
Moira Cain-Mannix ~
MARCUS & SHAPlRA LLP
35th Floor, One Oxford Centre
301 Grant Street
Pittsburgh, PA 15219
(412) 471-3490
Sworn to and subscribed
before me this ~ day of
A-ugust, 2006.
: I
My Commission Expires:
COMMONWEALTH OF PENNSYLVANIA
Notarial Seal
l3emadetle Dwyer. Notary Public
City Of Pittsburgh. Allegheny County
My Commission Expires Apr. 26. 2010
Member. Pennsylvania Association of Notaries
IN THE COURT OF COMM:ON PLEAS
OF CUMBERLAND COUNTY, PENNSYL VANIA
PR VALLEY LIMITED PARTNERSHIP,
Plaintiff,
v.
NICAR MANAGEMENT, INC. t/a
GREAT STEAK & POTATO COMPANY,
Defendant.
)
)
)
)
)
)
)
)
)
)
)
)
)
CIVIL DIVISION
No. 06-4672
NOTICE UNDER RULE 2958.1 OF JUDGMENT AND EXECUTION THEREON
NOTICE OF DEFENDANTS' RIGHTS
TO: NICAR MANAGEMENT, INe. tla GREAT STEAK & POTATO COMPANY
A judgment in the amount of $26,491.22 has been entered against you and in favor ofthe
Plaintiff without any prior notice or hearing based on a confession of judgment contained in a
written agreement or other paper allegedly signed by you. The sheriff may take your money or
other property to pay the judgment at any time after thlliy (30) days after the date on which this
notice is served on you.
You may have legal rights to defeat the judgment or to prevent your money or property
from being taken. YOU MUST FILE A PETITION SEEKING RELIEF FROM THE
JUDGMENT AND PRESENT IT TO A JUDGE WITHIN THIRTY (30) DAYS AFTER THE
DATE ON WHICH THIS NOTICE IS SERVED ON YOU OR YOU MAY LOSE YOUR
RIGHTS.
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.
Lawyer Referral Service
4th Floor, Cumberland county Courthouse
Carlisle, P A 17013
(717) 240-6200
EXHIBIT A
II
, .
August '~006
~~~
Stephen S. Zubrow
Pa. J.D. No. 43523
Moira Cain-Mannix
Pa. J.D. No. 81131
MARCUS & SHAPIRA, LLP
One Oxford Centre, 35th Floor
301 Grant Street
Pittsburgh, PA 15219
(412) 471-3490
Attorney for Plaintiffs, PR Valley Limited
Partnership,
. Complete Items 1, 2, and 3. Also complete
item 4 if Restricted Delivery Is desired.
. Print your name and address on the reverse
so that we can return the card to you.
. Attach this card to the back of the mail piece,
or on the front If space permits.
1. Article Addressed to:
~ \ (0." '\'('().)~rN. Y\. t, ..L ~ '
AAn', NW. l.\ Tooo..\(O-.y\-\'\
\ l Cll.-j 'f~I(y\uJ 0. 'A-\J~'0U...(.. \{
S, l>-\ +-e. .soy
Q.().~~ \+i It. r R \ (Oll
2. Article Number
(Transfer from service label)
PS Form 3811, February 2004
. Is del address different from Item 1?
If YES, enter delivery address below:
3. ~rvlce Type
Certified Mall D Express Mall
Registered D Return Receipt for Merchandise
D Insured Mall D C.O.D.
4. Restricted Delivery? (Extra Fee) D Yes
7005 1820 0004 7435 1582
Domestic Return Recelpt
EXHIBIT B
102595-02-M-1540
CERTIFICATE OF SERVICE
The undersigned hereby certifies that a true and correct copy of the foregoing Affidavit of
Service of Notice Under Rule 2958.1 of Judgment and Execution Thereon, Notice of
Defendants' Rights was served upon the following by United States mail, first class service,
r
postage prepaid, this "3.J! day of August, 2006:
Mr. Raghu Tadavarthy
Nicar Management, Inc.
1104 F emwood Avenue
Suite 304
Camp Hill, P A 17011
~~
Moira Cain-Mannix
()
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