HomeMy WebLinkAboutAgreement_General_04/06/2001TAMWEST REALTY, INC.
213-01 99TH AVE.
• QUEENS VILLAGE, NY 1 1429
?18! 740 1210
April 5, 2001
Village of Tequesta
PO Box 3273
250 Tequesta Drive Suite 300
Tequesta, FL 33469-0273
Attention: Joann Manganiello
Assistant Village Manager/Village Clerk
Dear Ms. Manganiello,
RE: Village of Tequesta Lease and Addendum to Lease (Units 566 and
• 596) at County Line Plaza
Enclosed please find one (1) original Lease & Addendum signed by
myself for your records. Any questions please call.
Very truly yours,
TAMWEST REALTY NC.
',.,-
/r~~
A~~"ert Paniccia, Jr.
President
AP:ev
Enc.
•
~i6i,_ .,t4 w
•
ADDENDUM TO LEASE
THIS ADDENDUM TO LEASE is executed by Tamwest Realty Inc. ("Landlord"} and Village
of Tequesta ("Tenant', and is made a part of that certain Lease dated March ~; 2001, executed
by Landlord and Tenant concerning certain space in County Line Plaza, Tequesta, Florida.
1. Landlord will deliver possession of the Demised Premises to Tenant within three (3)
business days after the date this Lease is fully executed.
2. The Minimum Rent during the Initial Term and during each Renewal Term shall be
$8.00 per square foot of Leasable Area per year for a total annual Minimum Rent of
$29,400.00 payable in monthly installments of $2,450.00. In addition to Minimum
Annual Rent payable monthly as aforesaid, the Common Expense- Contribution and
Tax Contribution during the Initial Term and each Renewal Term shall be $4.00 per
square foot of Gross Leasable Area per year for a total annual Common Expense
Contribution and Tax Contribution of $14,700.00 payable in monthly installments of
$1,225.00.
• 3. If Tenant shall not be in default under this Lease beyond the applicable cure period (if
any) at the time Tenant shall notify Landlord of its intention to extend the terms of
this Lease, then Tenant shall have the option to extend the term of this Lease: (i) first,
for one (1) six (6) month term provided that Tenant shall advise Landlord in writing
at least two (2) months prior to the end of the Initial Term; and (ii} then, on a month-
to-month basis for up to a total of twelve (12) additional months provided that Tenant
shall give Landlord written notice that it wishes to extend for each additional month
at least 15 .days- prior to the end of the term of this lease but for the requested
extension of the additional month.
4. The following is added to the end of Sections 7.1 and 7.2 of the Lease:
"Notwithstanding anything to the contrary in this Lease,. the Common Expense
Contribution and Tax Contribution to be paid by Tenant during the Initial Term and
each Renewal Term shall together equal be $4.00 per square foot per year.
The following shall be added as Section 8.3 to the Lease:
"Section 8.3. Proviso. Notwithstanding the provisions of Paragraphs 5, 7.3, 8.1 and
8.2 hereof, if Tenant, as a municipality, is exempt by law from the taxes described in
Paragraphs 5, 7.3, 8.1 or 8.2, then Tenant shall not be obligated to pay such taxes."
6. The following is added to the end of Section 15.4 of the Lease: "Notwithstanding the
foregoing, Landlord will always provide prior written notice to Tenant when
• Landlord wishes to enter the portion of the Demised Premises used as a police
dispatch facility."
,
.
7. The following is added to the end of Section 19.6 of the Lease: "Landlord
acknowledges that the Permitted Uses specified in paragraph 1.9 hereof will not result
in an increase in the Landlord's insurance rates and premiums."
Witnesses: '�' Landlord:
Tamwest Realty Inc.
� �� �/`�. �
u��� F .
Print Name. � � � �L•� � -� , ; ��� � /: ` '`����'
t ' � � �/ �� ^- y , -
By: !'�`" -
,
Its:
% � �.
�
Print Name: , _ .=� T�'-� �-" � � - �
Tenant:
� �✓ Village of Tequesta
rint Name: � Nu MqNG�9Nr� LLo
,
By:
( ��V�� Its: ,
Print Name: �lr c.6,,�(t c, r��r�c�. (� L�
�
L:\13153-t�P.DDENDLIM TO LEASE.doc
' :~'"~uK„TIDNAI PROVISIONS AHD DEFfHITM'ONS,
I~I•~ LANDLORD^S NAHE i
!~'iILING ADDRESSa
>'
:2. iCHAHi'$ NAME 1 h1A(EIHC ADORESSI
I
TENAHI'S TRADE NAHEI
1. 3. GUARAHiOq(g) AHD ADDRESSI
'-- - -'• ••" tn° U HDlORO +nd 1ENANi Identlflod.b0
Tamwest Realty Inc. _
213-01 99th Ave.
Queens Villa a ~'
9 ~ N.Y. 11429
%v
Village of Tequesta
250 Tequesta Drive
Suite 300
Tequesta, Florida 33469
None
None
~,e• CENiER.(per, 11)a A, p°r Exhlblt "~' County Line Plaza
I. S, DEMISED PREMISES (P+r, it I +f per Exhib'1t "A" SpdCe NO. 596
GROSS LEASABLE AACA (APProx.) (p+r, 7, S) ~'' ra Feet: 1 4~~ SPACE HO,a 566
1, 6. TERM (P+r, 3,S)a "`1"'"-~ r SQUARE f(Eia 2.275
t, 6, 1, COMMENCEHEHT DATEt,(S~b3.ct to P+r, 3,1 a,nd Exhlblt "g^)a Apr~a~ L~1~o1
I, 6. 2. INITIAL TERM (Par, 3.3 t., , +
) QnP ( 1 ~) Y°+rt
1,6,3. REHEHA (Plu+ p+rtl+l Ist month If ° II
L TERM(S) PP cable)
1~7• TENANT PAYMENTS (Par, q)I -Si_'E'
1. 7, 1, MINIMUM REHi FOR INITIAL TERHt (Pat r. S)l Addendum
See Addendum
1,7,2. MINIMUM RENT FOR RENENAC TERN(S) (Dar, g)l
ENEkAI TERM NUMBER LEASE YEARS Of AEHfNAI 'TERM
- ANNUAL MINIMUM RENT MONTHLY IHSTALIrtEffTS
RPa Arirlanrli im
c
i
1,
,~
I , s, s~evR-r-T~-QE
1, 9. PERHlTTEO USE (P+r. 12 )t
As to Suite 566 - to be used and occupied as,a 24 hour per day, 7 day oer week police
dispatch facility with all uses related thereto,
As to Suite 596 - to be used ford office and arbni.nistrative purposes
---~_
1,10. ExHIBI7Sa Th° •"htbl.t+ +tt+ch.d to this LEASE +r° h.r°b lncor ~~
Y, por+ N d h+r.ln and m+d• + pert h.rrol,
Erhlble "A^ PLOT P AH
Exhlblt "8^ - Oe+cr1'~lon of IAHDLORD'S kOAK
Exhlblt "C" - RULES ANO AEGULATIOHS
Exhlblt "D" - LaNDLORO'~ SIGH CRITERIA
Short Form Lease
T'x1A~1~d..a~~n~i _
~ C
. ~ 4
2. LEASE. LANDLORD, 1 ~onalderrtlon of the_ TCNANT PAYMENTS to he prld end the eovenanti to be
•• perlorma'd by TENANT, does hereby dr..lae anA lease to TENANT, and TENANT hereby leases ^nd takes from
r LAf+L,ORO, for the 1[RM, /or tM il1:ANT PAYMENTS, and upon tM covenants and conditions hereinafter set
' !ortn, +(ne DEMISED PREMIS S.
J.. TERM.
~rri ~ b t cool
~1. COMMENCEMENT ATE.- TM COMICNCCMENT DATE o/ the INITIAL TERM r111 be the earlier of tree
lortnq data , nerelna Nr referred to ss'tha "COMMENCEMENT DA1E"t
(tt tha date rAtc to thlrty (30) day^ alter LANDLORD delivers possession o/ the DEMISED PREMISES
to iENANI possess ton sh I1 wean the day on rhlah tM DTMISEO PR[MiS[S are wade avstlaDla to 1EHANT for
TENANT to begin the TENA is WORK, or the day the DEMISCD PREMISES rte Aellvered to TENANT for TENAHT's
sole sod e"c luslve use, htChever /lrat occurs), or (111) the date TENANT opens ell or any port ton o/ the
DEMISED PREMISES Eor business. Alter the COMMENCEMENT DATE, upon rrltten AemrnA by LANDLORD, TENANT
agrr?s to s^scute and d liver to LANDLORD a rrltten document nrttfylnp the COMMENCEMENT DAZE of this
LEASE In a forty stets/act ry to LANDLORD.
3. 2. LEASE YEAR, ^LEA3f YCAR^ shall wean and refer ce • period o/ tw lw (/2) lull calendar
moneht. Thi 7i- ~TASE VEAq r,.,rll commence on the COtf1ENCEMENT DAIf and, 1/ eM COMMENCEMENT DAZE is r
date o Mar thrn the firs day o/ a erlrnder rr••!th, shall free lode end be e.tended by tie number o/ days
Iron th. COMMENCEMENT D iE to the end o/ the ealender month In rhtch the COMMENCEMENT DATE lolls.
Notrtthstandtnp tl,e lore Ding, the last LEASE YEAq shall end on the explratlon of the TERM or earlier
eerminat ton o! this TEASE
3. 3. INITIAL TERM,~TM INITIAL TERM o/ this LEASE rill be for. the number of years set /ortA In
'nrrapreph l:b-~-Geglnnln on the COrv1ENCEh1ENT DATE, and 1/ the CO-r1ENCEMENT GATE I1 a date other than ihr
f trst dry of e u Iendrr nth, ^M11 include end b• ewtended by the number of days /rom the COMM[NCEMENT
IIAII to tree end o/ tM ca ender rWnLh In rh tch tM COhitENCCMENT DATE fella.
3. 6, RENEWAL TEAMS. TENANT is hereby given the right to tAS number b/ RENEWAL TERM(S) set Iorth In
Prrapraph l~~y, SubJ.et to TCNANi'a exercise o/ sane ae herelnrlter nrov lded, etch AENEW-L TCRM
shall br Tor the number o years set forth /n Ptragraph 1.6. J, alter tl~e ewptratlon o/ the INITIAL TERN er
the Immedlrte ly preceding RENEWAL TERM.
by deliverlnq to LANntoao, at least elx (6) rwnths prior to the ewptratton of the INITIAL T • then
existing RENEWAL TERN, .. then notice oY iENANT'^ eleetlon to exerelre Its rl sueh~RENEWAL TERN,
Where apptlcable, 1t shat be • condltlon to TENANT'a right to an RM that TENANT has exercised
Its right to the Inmedtat ly preceding RENEWAL TERM. a tern., provlsl^ns, Covenants, conditions
end obllgatlons of this L ASE pertalnlnq,t AL TERM, except a heretna/tar soect/tcrlly provided,
snrll rutomrtleelly apply to a TERM. NotrltMtanding the /oregning, f1 TENANT la In de/cult
under this TEASE ^t we prior to tM t:ommeneement of any RENFIUL TEf)M, rhether or oat TENANT has
exerctsad q t to s h RENEWAL TERM, LANDLORD shall have the rlgl~t by rrltten notice to TENANT to
3. 5. iERM. iAe "TERM' o/ this LEASE shall wean and re/er to the INITIAL TERM and any RENEWAL
TERM(S) rhlch aro provided to and pro per Ty exercised by TENANT, as horelnabove descH bed.
J.F. 08LIGATiONS OF TENANT Bf~ COItMfNCEMENT DATE: Notrtthatandlnq anything contained herein to
tree contrary, TEN.[HT shi obierve ind•psr~rw iTToi >t- abllgat/0ns under this LEASE, Including, rlthout
)tmitrtton, Its obllgatton to D•Y charges Tor utlllttea and to Drovlde tnaurrnce (exceotlnq Its obllgatton
to n+y trey TENANT p4YMl.NT reeulred hereunA er ), /ro+. thw drte upon rhtcA the DF MISCD rpf MlSfS ere maAe
~Irhle to TENANT for ENANT'S WORT( or tAr TENANE cowv+enCea to per/orw TENANT'S WORIt, .rhtcnever is
ter, until the eeeurl OrnENCCMENT DATE.
A,. TENANT PAYMENTS. ihr uphout the TERM, TENANT agrees to pay to LANDLORD, rlthout any prior demand _
reovlred tnrr i•Tor and rtt out any setoffs or deduettw ~r rM tsower, the "TENANT PAYMENTS", as orovlded In
_ this LEASE, rhlch shall nclude the MINIMUM RENT, CDM/ION E%PENSE CONTR1flUT10N, TA%
CUNIRIBUiION• all applicable sales and use loxes, and any otM r monies
..htcl, pursuant to the tern o/ this LEASE are to W paid to LANOlORO by iENANi. 1/ any TENANT PAYMENT or
1/ any rep^~t required pu suant to Paragraph 6.7.3 or 6.J.~ Is not recelved~by IANDCORD then it Is due,
LANDLORD ^hall have .the rl ht to eharge TENANT an adwtlnlstratlve eharge equal to F1lly Ootlara (550.00) or
Itve percent (5L) of the ENANT PAYNEMi, rhtchever Is greater, plus Interest at the highest far/ul rate
/rom and a/tar the due dot of the TENANT PAYMEHi until retelved by LANDLORD, rhleh ^dminlstratlve CAarge
and tntareat shall De pa d Dy TENANT rlthln ten (10) days s/4 r rrltten demand by LANDLORD as rn
rddtt tonrl TENANT PAYMENT, Any TENANE PAYMENT rl~~ich le paid by check rill De subJect to elearanee. 1/
+.+y such check Is not hono ed by tM Dank upon rh1CA tt 1s drawn, ^rwe shall be treated as 1/ never paid
to LANDLORD, and LANDLORD, rlthout preJudlce to its right to declare TCNANT 1n de/suit for non-payment,
shall have the right to a arge TENANT a dishonored Check fee o/ one (lx) percent O/ the amoun! of the
check, or Trenty-live (ZZS. 0) Dollars, rhlcAever Is greater, In addition to the admtnlstrstlve charge and
any Interest required her under as a result of TENANT'S /allure to timely pay the TENANT PAYMENT,
Ivrtharmoro, If any TENANT AYMENT is paltl by check and tM check 1a not honored, LheraalNr LANDlORO rlhl
t+sva the right, upon rr~; en noon to ~TENANi, to require TENAMi to pay all future TENANT PAYMENTS to
LANDLORD In cash or Dy cashier's check, a4tlf TENANT aAall De tMreafter required to do so unless and until
LANDLORD agrees to tM coot ary to rrlCtnp. "~ ''
S. MINIMUM REN1. Throupho t tM TERN, TIENANT agrees to Day LANDLORD the MINIMUM RENT. Alt MiNiMUM RENT
anal be payaD a In equal nthly instal,leanU, 1n •dvanee, plus ^pplluble arks and use taxes, on the
/trot day o/ each and ever nlendar bort~th ChrougAOUt the TERM, In the went the COw1ENCEMENi DATE is
other than the first day o a uLnder rbnth, the NlNifiUM RENT Installment /or the remalntng portion of
the calendar month to rhteh the-t:OfiiEHCE1(ENT DATE Ialls shell be prorated on the Ora la O/ a thlrty (30)
day montA rod shall be pald~ immedlrtely ~P°n tM COMIiENCEM[NF DA if. TM NIMIMUM RENT for each LEASE YEA4
o/ the INITIAL 1ERM rill be tha! set lortll t.n Prragreph 1.7.1 /or tha LEASE YEAR, and Me MINIMUM RENT for
each (EASE YfAR o/ any RE NE AL TERM rlll~be that set forth In Psregnph 1.7.2 for the TEASE YEAR, 1E no
sprclllc amount o/ MINIMUM [Ni is set /oath Eor any If ASE YEAR(S) tr/dleated in Parapraoh 1.7,1 or 1,,7.2,
or If tnstud of • set a unt o/ MINI( RENT the inttlais "C, P, (.' or a al•Ilar phrase or Inltlals
re!errlnq to a Consumer Pr c• lndeK aO~ulttMnt ^re inserted. then the MINIMUM RENf~apoltraDle to svcA
LEASE YEAR(S) shall be equ 1 to tM MiNhFIIIM RENT applleable during the /lrst LEASE YEAR of the INITIAL
TERh1 Increased by the grert r of (I) tM percentage increase In the Consurer Price Index es o/ three (])
months prior to the beglnnl q o/ the LEAS YEAR(S) for rhleA the Consumer Prln Index adJusement is to be
mrd~e, as eomprred Co ihr Co sux,er Pr1n I~td ex as o/ three (?) months prior to the COreiE NCCMENf DAif, or
(t1) live (5I) percent pwr year compounded /or e~eA TEASE YEAR iron the COMMENCEMENT DALE. For there
purposes, the Consumer Prt • Index to ~e ut111ied shall ~be that publisMd by the Rureau o/ Lrbor
Statistics of the U.S. Dep. tm+lnt o/ labor, using the U.S. City Average, all Urban Consumers (1482-1901 .
1 Thls Consumer Prlee Indett adaustx.Jnt shall be wado /or arch LEASE YEAR or group o/ LEASE YEAR$
v are separately set / rth to PrrrgriAphs 1.7.1 or 1.7.2 for rhteh the ^d,lwtment is to be made as
ab • dotermined, Notrlthstandlnp tAo /o~egoing, fn no went ^hall lha MJIIIMLRt RENT for any LEASE YEAR
GE N.Olt591
for rhieh a Consumer P4.1N I,.rex sd3ustaNnt 1e aPPiteabl• Da less than
' ~mtnadlaiely preeedlnp LEA~E YEAR, In the •wnt LM Coneumer Pr1e•
tl tl Pure hasin index referred to above is no longer
~ Dubllihsd, then a compare 1. index rhleh measures inflationary factors, and theteorMespondinpEdeeraase•^n
0 purer of tM U. S. Dollar, ahail be selected by LANDLORD and eh•
ad~usT,,ments shall D• based upon such tnd•+, if a Cdnfuaa r Or1
`LEASE YEAR(S), then LANDLORD sM11 Hoff/y TENANT to .rrlttn e• index adjustment Iso to D• madsc /ornany
for such IEASE YEAR(S), and 11 LANDIORD /ells to so notifygTENANT a amount o/ the +
SEAR, TENANT shall Continue ncraased MINIMUM RENT
TENANT is notified to rrttlnpayinq the previously appllCabl• MINiMUMrRENTt~ nstallments u tttlosueh eetmsAas
~ereaftsr TENANT shall 9 of the appropriate increase to the MINIMUM RENT, and rlthin thirty (30 da s
such notification, Day IANOIORD any deficiency in the 'MINIMUM RENT installments
Da 1d by TENANT )pNpr
6. PERCENT_ AGE RENT.
par IANOLOR6~"'~NT as determined b
y this secLlon, plus applicable sales and use taxes,
6.2. GROSS SALES.
6.2.1. Definition o1 GROSS SALES. "CROSS SALES" means the total gross receipts of TENAN
subtenant, lteensa• or eoneesetona/re 1n, at, from, or arlsln
rhether rholesal• or retell, rhether for cash or credit, or any
9 out of the use o/, the DEMISED REMISES,
consideration other than money received, rlthout reserve or de0uet/o i/o~ inabiility or faitur• to Collect,
+ncludinq, but not l/mlted to, receipts from 1 0 the va u• of all
other epiaesiand regardlsssrolttha place of bookkeeping forgtnattnq tn, at, from or arising o t of.
Y or Performance is made Irom the DEMISED PREMIS or (rime use
sales made or performed by mail, tel• hone Payment of, or eolleetlon of a o soma
DEMISED PREMISES; (t1i) telephones, and Teehan eattoreather vendtngrd~,•,~~~~ ~~ sn~~OEMi EO PREMISES, (I+)
sales rhieh TENANT, or any subtenant, licensee or eoneessionair• /n the normal antl eua inarat or Irom the
business rou10 crediC or attribute to tta operat/one at the DEMISED PREMISES or any rt thereof, and((v)
sales of adverttsaments and d/splays r/thin the DEMISED PREMISES. Any deposit a eDeea and oreta+netliby
TENANT shall b• Included: in GROSS SAES. Each installment Or Credit sale shall
cne full price rhieh such sale 1s made, lrresD•etiv of rhether or then TENANT r
No (rancnise, tapttal stock tax treated as a sale for
, tax bated upon aasete or net north or gross re Ip'tltax,pan0eno tncomsoor
similar tax based on income or Profits shall be deducted from'GROSS SALES.
6.2.2. Exclusions frog GROSS SALES. The follovinq shall De excl ed /rom 64055 SAIESt
exchange of merchandise •twen stores o TENANT then
operation o/ TENANT's Duslness and not for the such exchange 1s made solely for the convenient
DEMISED PREMiSESI (it) returns. to 3h1 Purpose of Consummatlnq a sale made in,
eransaetiona previously inCludeO 1n GR SSs$ALEStnu~~cturers, (111) Cas or credit refunds to eustomsrston
are not stock for sale or trade, ( ) sales of /ixt •s, maehlnar
collected from customers and after use thereof 1n the eondu Y and equipment, rhlch
amount of any discount on salesdtpyemployeesdnot In excess of of TENANT'( bus/Hess= (v) amounts
Y 9ovarnment for ny sales or excise tax, and (vi the
SALES. )
• (1>;) percent cf iENANT'c total GROSS
6. 3. Raoeres",...~ Hen,... -.. __
6.3.1. ACCOUNTING PERIOD. TAe "ACCOUNTING PERTO -•
the freOUanCy to rhte fe! fOrth 1n P r
Ce spin on eh. r~r,c e.- y o~'~ENT Is Payab Te. The r .e AeeouH~tHC p a aq raah 1. ).~ s".tt e.c..~. ~...
-der year rill begin on the CcOMMe~ar year' except at the first ACCOUNTING aPERJOD e/o r year rill
- ENCENENT DATE. the first
6.3.2. BASE AMOUNT and DERCEN7AGE RENT • ACCOUNTING DERIOD. The "BASE AMOUNT"
Paragraph 1.7.3 she be used in the •terminatton
~s a specified amount, then eM PERCENTAGE RENT f r anthe amount ° CENTAGE RENT, sat forth to
(as speciited in Paragraph 1, ), 3) of TENANT'S GR Y ACCOUNTING PERIOD x111 D• • vallto theBASE 4MOUN1
eh• •nd of the ACCOUNTING PERIOD 1n excess o1 t S SALES from tM beginntn o Dareentags
for any ACCOUNTING PERIOD x111 be BASE AMOUNT for the ACCOUNTING PERIODI(rhtchyBASEtAMOUNT
rhtch rill b• the number of days Irom the b innBnSE AMOl1NT multiplied b
COMMENCEMENT DATE as 0 of the calendar year, ye ~luClntlon' the numerator of
denominator of rhtch r~llthe first ealend r year, through the end of
be the total umber of days in the calendar the ACCOUNTING dPERi00,o and the
specified as the MINIMUM RENT, Or a spec led
any ACCOUNTING PERIOD rill be Percentap• of the MINIMUM RENT~athen t~~ php BASE AMOUNT to
Paragraph 1.7.3) of TENANT'S GROSSu SA the amount' if an f CENTAGE RENT for
ACCOUNTING PERIOD exceeds the tot S fro'" the be Y' by rhieh the percentaq• (as act /o nth to
MINIMUM RENT ginning of the calendar year through the end o/ the
begtnninq of the calendar year to (or specil/ed
TENANT dose not operate its b qh the end of the ACCOUNTING PERIOD•ntl~ aeh:^eof) payable from the
ad~uatment to the BASE A fosse to the DEMISED PREMISES for any reason Y then ~~ +^a0 the TERM
BASE AMOUNT is MOUNT vi be made during the
a spsctfiatl a nt then the BASE Wriod that the DEMISED PREMISES 1s cloaad prof/=the
Pro rata Dasts, DaseO upon th num~ Af'iOUNT for any ACCOUNTING PERIOD rill ba reduced on a
number of days in the a li bet of days that the DEMISED PREMISES ras open as compared to the total
Dp b1e ACCOUNTING PERIOD, i1 the BASE AMOUNT is speet/led as the MiNiMUM RENT
perlaodetnerhlch the OEM (1N UM RENT, then the MlNIMVM
for any ACCOUNTING PERIO ,
0 PREMISES are closed shallRbeie°iccludedt t~ed•terminlnp PERCENTAGEyRENi for the
payable
to LANOLORD~a~co ant Re rte, Nlthin ten 10
D e statement, ( ) days after the end o/ each month, TENANT shall furnish
corporetton) sett eertlfted by TENANT (or a responsible officer of TENANT, if TENANT is a
amount of GROSS 0 forth (i) the amount of GROSS SALES made during such month,
statement shall a to a form and style and shall and (it) the eumulatt..e
LES made from the beginning of Lh• Calendar year through the end o/ the month, rhtch
Provide or rsa nably require. contain aueh details and Dreakdorns •s IANDLORO may
monthly state sales tax ra Upon rrittan request by LANDLORD, TENANT shall also
pursuant to ports and TENAMT's cancelled checks evtdeneln prortds LANDLORD rtth
• TENANT'. sales ta,c reports, 9 the payment of any sales toxaa
.3.a, R• ort and Pa •nt of P
any moot is the ast month o ERCENTAGE RENT, f1 an ACCOUNTING PERIOD 1s one (1) month, or tf
+nc1u0 a statement of i an A UM . the statement required by Paragraph 6.3.3 shall also
amours ( ) the PERCENTAGE RENT for the ACCOUNTING PER10D as determined above, end (it) the
eha
PP~tcabReEACCOUHTINC~P1f any, prey/ously paid by TENANT to LANDLORD. for the Calendar
pay LANDLDRD an P RCENTAGER1RENiadue~ {or multaneously rich the furnishtnq o/ aueh report,yTENANT shall
d ermined in pare ~a the ACCOUNTING PERIOD rhteh rill be equal to the amount
. g ph 6,3,2, less any PERCENTAGE RENT previoutly paid by TENANT to LANDLORD for such
•
EN-011591
' the end of each ea ender year a ompleL• statement cart/fled b T
' ollitsr (or offteer havth Y EHANT,
an t°ndspsndent certified q stwtlar duties t/ tMre is no such offteer or by TENANT's chief Itnane 1
the amount of GROSS SALESvbi„d, a eountant e.pleyed or retained b ) 11 TENANT 'is a corporation,
d rtn such Y TENANT, o by
LANDLORD Ior such calendar year, f this Calendar year and the amount ofevDERCENTAGEsRENTIe tail
e^piratton of the TERM or etMrri a LEASE is terminated prior to the last da td to
alter the termtnatton of this LEAS ,' Lhe foregoing annual statement shall De (urnlshsdcwtth n year by
he person eertlf 1n Such annual statement shall De aecanDan tad by the sign epin0lenay~
eoneainsd to lhlsyLEASEt,ethaL+th~eh ssex~mtneally statln
g Lhat he has read the de/tnltion o/ 'GROSS SA o
axaminatton Included such tests o T A ~ the report of GRO55 SALES for such calends LES"
circumstances, and that such re EN NT's beaks and reeerda as he Year, that his
shall be permitted to divulge the ntentsaoflanDrofeth~ the GROSS SALES of svehe ealenearssary under the
attorney or accountant rapresentln Y statements provided for to Is ParagraohAtoLany
any /tnancinq arrangements or asslg or assisting LANDLORD or tf such disclosure is ade in
to connaetton rich any adminlsLrail ~ nee of LANOLORD's interest 1n the DEMISED P N CO^^ectton rich
or ~udietal ProtNdtngs. 1SES or the CENTER or
6.3.6, Annual Ad ustments An adjustment shall be wade rith
statement rich respect to A E RENT as follorsr if TENANT shall ve
greater than TENANT vas required to pay as PERCENTAGE RENT, TENANT shall ree lveuancredtt for such excess
against TENANT PAYMENTS next beeaeti paid to IANDLORD an amount
was required to be so paid, then TE ANT shell orthrRth or' fI TENANT
all have pa td an amount Isss than
6.1, TENANT's Records and Revle s, pay such dif rence to LANDIORD.
6.1.1. TENANT shall keep nd 'natntaln books and r ords to accordance with
aceovnttnq prinetples, rhteh shall truly and accurately r lest iENANT's business rtthln and from the
DEMISED PREMISES and rhteh shall be sufficient !o en le LANDLORD to accurately and rindeoendently
determine TENANT'S GRO35 SALES on a
record of all tnventortes and reset t ily baste, TENANT' records shall Include, but n
sale or transaction wade a! or from the DEMISED PRE
a of me~ehandtse t or to the DEMISED PREMISES, end aerecordeo/teach
TENANr for ^t least three ) ES. Such books end records ana11 be ma/ntained by
reeler is required or a eontrprersY s hovld ar/fe M f the period to rhlch the are a
Hereunder, until such reeler or eon avers 1s treen the parties regardlnp the PERCENTAGE1RENir If any
the TERM. Such books and records, a d allyt rermtnated even thou h such retsntton Dayabls
q the aforesaid retsntton Der1o
durtn eturns of TENANT, shall pe open at a~lrr~asonae/s times
reDressntaetves, who shall have Tull and f •e aeeesshto such ebeoks and records and eha right to require of
TENANT, tee agents and employees, au h formation or explanation rich Lrespeet torsueh boouksy anderseords
as may be necessary {pr 1 proper exa
such Docks, records and Other male alsirhtehd TENANT ise required to eretaln ara11aD1• at the DEMt$EO
PREMISES or at an o//Ice rithlTt fif q squire TENANT to make
Ths /are otn Y Y (50) m11es of the DEMISED PREMISES for such examination and rev isr,
4 q snail also aDP1 to any subtenant, lteensee or eont:esatonalre rithtn the DEMISED PREMISES.
6.A.2. The aceaptan by th LANDLORD of
to the LANDLORD's examtnatt n and re ter rights hereunder,
D+Yments of PERCENTAGE RENT shall be vtthovt prelvdtCe
(10) days prior rrttten flee t0 7 NANT, LANDIORD ma
TENANT's antlre books, r cause a partial or Complete re ter rorsaudbte to mDs ads tof
and records of an Cords an0 of er materials rhteh TENANT 1s re wired to retain (ineludln
tmmedtatsl Y su enant, license or coneesstonalrej for all or an
Y Draeedt the day of the lvtn Y part of the three 3 q the books
disclose that any f TENANT'S A q q of such notice by LANDLORD to TENANT, ( ) year period
ES made Burin CCOUN INC PERIOD or annual statements of GROSS SALES understates GROSS
the reporting pert of the statement b fro
nquent to vrnlshing LANDLORD an A Y (2) Percent or more, or tf TENANT shall be
hs, TENAN shall CCOUNTiNG PERIOD or annual statements for fro
reasonable paY to LANDLORD a an addtt/anal TENANT PAYMENT rithin ten (10) days alter demand the
st of I,ANDLORD's revter n (2) eonseevttvs
shall bs yabTe to an add it ton to any de11e1eney 1n PERCENTAGE RENT, rhieh de/tetency
the for otn Y event tegethe r1tA Interest thereon at the hlphest Jarful rate. Notrtthstandtnq
or 9r sly negltgsnt. or
9. 11 any review discloses that any understatement of GROSS SALES on any report is intentional
iEN4 's books and reeordstare soylna equate^thattlte/sGRmposstbl• toyaeeuratelyedetesmtne the amount of
TE NT's GROSS SALES during any ACCOU TING PER10D, same shall eonatttute a default on tM °r more, or i/
part of TENANT
7, COMhmN CYOCUer ...~ __.. ___
T. 1, COMMON EXPENSE CONTRIBUTION,
COMMON EXPEN N 8U As an addltlonai TENANT PAYMENT,
expenses Incurred b rhieh sh 11 be a Percents • TENANT shall pay to LANDLORD a
Y LANDLORD to Bonne tton rith the ornershts hereinafter determined) of all costs and
(hereinafter referred to as the eC D. Operation and matntenenee o/ Lha CENTER
LANOLORO's cost of contesting any real sta~~PandES°) inCludln
Wraonal q, but not limited to the /allowing; (i
(tt) LANDlORO'a Insurance Including, b t not 1lwited to, property taxes and assessments for the
and property dawags; insurance eoverln 11abt11ty insurance for CENTER
casuatttest ror4man's eanpensatton the CENTER against fire and extended eoveras~nal tn~ury, death
Insurance, sign insuraneet /1000 ~tnsua !tCelass Ior glass exeluslvely serving the COhWON AREAS /automobile
amounts selected by LANOLORDt 11t t stnkhele Insurance, and other Insurance Ior the CENTER to
CENTER (except the ( ) cle ntnq, e'atntalntnq, repairing, rsplaetn and
0 the COMMON AREASI Iv
servin Portions of the CENT R to M u intalned by the tenants of the CENIER)tand alitaqutpment
( ) LM atntenanee, re a1r and re laeement of rater,
electric, and other ut111ty 11nq and services servln P
personal property of LANDLORD used in nn 9 the CENTER serer, drainage,
the COMMON AREAS and rent eetton rlth the cleanln 1 (vj depreciation o/ equipment and
operation and main Paid for th leasing pf an 9. maintenance, repair and ape rat ton of
serv,e•st (tx) rater sand se>.•rNTCharq~s / rv the fentlre such equipment and personal propert
AREAS Proeection and fire hydrant char es y' (vt) the
~ (") any required licenses or CENTER and electrical uti1161asi foriteha COMMON
the CENTER; (xt) the Instal Ltton, Der it fees IeDOSed by any governmental
prow td in o alts Opera 10n and walntena nCe Of fu 1 authority in Connect ton rlth
COMMON AREAS;a(xiv)fsree In raffle Centr~lt (x111) 11ght1 PP ying wuatc to the COMMON AREAS, (xti)
roads, access ra p q, pressure leaning, sLrtplriq,~saalln~~ rentllating and air eondittontnq the
H owers, shrubbsr s and stdwalks, (xv) the malntenanCe 0 and resurfaetnp of all parking cress,
landsca to Y. plants aM trees a d the walntenanee pain sire nkle~lantlnq, and replacement o/ sae,
p q; (xvt) trash, refuse, and q rba • r p or trrtgation systems for such
LANDLORD requests TENANT t0 y q woval for the entire CENTER
xvti Pa such a sts directly to the enL1t (unless at LANDlORO's option
(xlx) reserves to an a Y provldlnq trash removal services)
( ) pose control and exterelnatton se v1Ces for the antlre CENTER, (xvllt) special holiday decorations;
repairs and nialntenanc~unt net to exec d rive (SI) percent of the total COMMON EXPENSES for de/erred
COMMON E%PEHSES, rnteh feeam~ (xx) an mtnistntion fn • ual to fifteen ISi
CENT and/or the C Y De paYabl to LANDLORD and/orgto any other ( ) Dereent of the total
to OhptON AAEAS. LANDLOR Or its agents shall have th• rtghteto cut tlt:e tats ornn amp lpyeas
etton rlth the ornerahtp, operat on and
EX shall Include all y saintensnce of the CENTER, and to that event, the COMMON
Da roll and of er expenses relating to such employees rh11e performing services
4
GEM-D11591
!or en,e CENTER, Notr ~thsta nd tr,r the /orepo inp, there shall be •xe lude~
only ehs lollortnp; the costa of in iefallY eonstrvetin
ma l,.tenance and re at ro. the lorago tnq COM+OH E%PEHSES
R ~s pa td /or pursuant to an r g the CENTER or any poreton tnereo/;
uartY Other than IANDLORD; Y arranty or insurance +^Y
expanses rM ch principal and/or interest payteents made Oo11ey, or by any tenant or ehtrd
are /or CaDttal imprev ernents or capital •x •nsea on any mortgage encvmtterln
LANDLORD'S accountant pursuant t0 general) p to or for the CENTER as dote rm )Chad EDy
management fees; real estate broker's eOmmissionspe~ aetovntlnp princi'p1es;
CENTER; and costa or •x 1 degree latton o/ the lmprovemantss cons tit t~ii~ and
any tenant, to iha ext~ntaLANDLORD tlse+bl• tto collect asuch~nant, or any employee, a ant O the
tenant. The /orepolnq list of C01•TiON EXPENSES shall not be deemed tos imnd expenses from en• rresponsebla
incur such expenses or Drovtd• such services to or on behal/ o/ iEHANT DOS• an re vir m
and maintenance o/ tM CENTER, or In Y O ° °^t that LANDLORD
COnneCtlon rlth the operation
7. 2. TAX CONTRIBUTION. As an additional TENANT PAYMENT, TENANT shall
assessments, and paY to LANDLORD a TAX
CONTRiBUTI N, rhleh shat be a percentage (as herelna{ter detenalnsd) o/ the real estate taxes and
Ouast-governmentai autho rl tl property taxes, 1mDOSed upon the CENTEA by any governmental or
ehts LEASE, even thou h Y (such taxes and assessments are part of the COMMON EXPENSES' for
Di11 or assessment for payable separate from the COMgN EXPENSE CONTRIBUTION), II an r purposes of
LANDLORD shall mays the CENTER lne lodes not only the CENTER but other r y •al estate taw
a reasonaDt• ^iloeatton Dstraen the CENTER ^nd suen otheropsrty ornad by LANOLOaO,
Computing the poreton of such tax Dill or assessments payable Dy TENANT, Dro Dert for
annual installmenLS, onl Y purposes o/
y the amount of such annual tnatallment and sLatutorya lntsrest3shalltspeaincludsd
rtthln the TAX CONTRIBUTION for eh• applleaDl• Calendar year,
7. 3. Amount Pa •D1e, TENANT's COMMON EXPENSE CONTR1BUi10N shall be paid to LANDLORD month)
/irat day o •ae an every'ealendar month throughout the TERM plus •pplieabl• sales taxes, on chs basis
o/ LANDLORD'S good /atth estimate of thi COMMON EXPENSES, rhieh may D• revised p y' °n ens
time and at any Lima, by rrittan notice to TENANT at least ten (10) da s Y LANDLORD Iron time to
COMMON EXPENSE CONTRIBUTION. fENANT's TAX CONTRIBUTION shall be Y prior to eh• due date o/ the next
day of each and every Calendar month througheut the TERM plus a 1'a td to LANDLORD monehl
prior year's real estate taxes and assessments, and PD caDl• sales eaxss, on ene basiseofithe
is received for tM CENTER as completed IAN Personal property taxes, except that until a tax bill
upon the OLORD may estimate the real estate taxes for the CENTER Dased
present mtllap• rate atult/plied by LANDLORD's good faith estimate of chat the assessed value of
the CEHtER rill p• tipOn Completion, if the COMMENCEMENT DATE or the termination date o/ this LEASE is a
day other than the first day Of a Calendar month, the COMMON EXDENSE end TAX CONTRIBUTIONS D+yable by
prorated.
TENANT /or the month to rhtth the COMMENCEMENT GATE or term )nation date /alts shall be appropri ate ly
7,a, Statements, 111thtn one hundred eighty (160) days after the end o/ •seh calendar
shall prepare and deliver to TENANT a statement O/ all C
the Drtor calendar ear,' OM1ON EXPEHSEp actual) incurred bysar, LANDLORD
personal propert Y and rtthin sixty (60) days after the reeet t of any b111 (or rsa lANas ca to /or
statement or the billxrefleet TENANT underpatdD~~iO shall deliver to TENANT a copy o/ the Dill,
taxes, personal propert pereentap• of the actual COMMON EXPENSES or real estate
Y taxes, or assessments for the Calendar year, then rtthln ehtrt
delivery of the statement or bill TENANT shall pay any deflefeneY, and if the statement ref )eels that
TENANT Overpaid its Y (30) days alter
personal De reentap• of the actual COMMON EXPENSES for the calendar ear,
DrODerty taxes Or assessments, then rtthln thirty (30) days after dellverYOOfr the estatementeor
tax bill LANDLORD shall refund the excess to TENANT or, at LANDLORD'S option, direct TENANT to deduct suen
excess Iron /utur• COMMON EXPENSE or TAX CONTRIBUTIONS. Or Other TENANT PAYNEMT$
enis LEASE commences or terminates to the noddle o/ a calendar
EXPENSES, real estate payable Dy TENANT, I/
prorated Dased upon the nwmper pi days lneth• calendar year as/tar theeCOMMENCEMENTaDATdar of alt COMNON
~erminatl0n date, and r1Lh0Ut regard to Then an Year shall De
h• ealendsr y partlCUTa- C E, or prior to the
year, ff this (EASE terminates to the middle o/ a0eaOl~nda~ENSE ras actually incurred during
personal propert Year, then as soon es LANDLORD to
ble to determine iENANi's tetual share O/ COMMON E%PENSES, real estate Lxas and assessments, and
shall nott/ y taxes' for the portion o! the year prior to the termination o/
YLTENDAN c o LAND ORD ns rtthln ten (10) days. thersa/tar, TENANT shall this LEASE, IANOlORO
ored to lAhO OR all refund to TENANT
any excess amount Or apply against an pay any additional amount
paid Dy TENANT, y other monies ored to LANDLORD
ExpENSE and x
7, 5. Oatsrmination o/ TENANT'S ResponstDtlit ,. TENANT'S pereentaq• responstbtllty Ipr the COMMON
PREMISES Dears to eh• entire GRDSS LEASABLE AREAtof theCCENTER texcetceatAheSei~~~~~~E AREA o1 the DEMISED
LEASABLE AREA of the OENISED PREMISES, or an ' D
spuare feet of area rlthin such demised Y Other detalsed premises rtthln the CEN1ERaeshallhbeROha
>:ustomsrs excluding any mer:antnes and baleontessnotrused as eavsales areaby Th• GROSSaLEASABLEe AREAnshail
De measured Iron the exterior face of exterior walls and the •x terior face of servte• Corridor rafts, and
the center time of any calls Datrsen Contiguous demised premises. No deduction to GROSS LEASABLE AREA
shall bs made /or Columns,
premises, stairs, elevators or any interior eonatruetion or equipment rithen any
Demised
TENANi's expense, a separate rater and serer meter for the DENESED PREMISES, if the DEMISED PREM- rill
use more rater and satyr HrYtCee Ohan the other demised pre+e/us en the
such saparat• metering desirable in AHD CENTER, or t/ LANDL
other dsmtse0 premises ~ LORD'S so 1• dtseretton, in tM wen stermtnes
for the wart u rithln the CENTER have a separate rater t the-DEM REMISES or any
ttemtred and chargediaepa~a~i/rom ailltotA~ a CCENTER shall Continue serer meter ter and serer
to b service
(tncl~udtnp, 1/ applicable, the DEMISED PRENISEa$ O rithl nNS~h~ on1 SOH E%PENSE, Dvt shall be
meters, 1n the um• Y of• tenants chose dsmtsed premises
the GRO55 LEASABLE AREA Pp{tall such demisedSpr~ASABIE R do not have separate eater and serer
i^slalled for the DEMISED PREMISES, then T of any such tanant'• demised Rramtses beers to
ehs rater and sorer servlee ^DPllea
S COhftON/EXPENSErCONTRiBUT10NrrilleexeludsetM esoortton o%
company supplying such rater p the vartouf demised premises rtthln the CENTER and the utility
Pay such uttlit tom an serer servte• may bill TENANT direct for such servte• and TENANT snail
reimburse LaNDLOR ~ r 1f LANDLORD is re0utred to DaY /or such rater and serer
ssrvMes ba v such servlee rtthln thirty (JO) days ^fter reeeiPt of a D111 FrpmeLANOIORDN/or suen
to LA Po^ +etual usage of rater and serer services in the DEMISED PREMISES, ae the races charged
- - D by the aDD11Cab1• ut114ty CanpanYt Dlus any aDD11Cab1• sales tax, rhlch rill may D• submitted
eh• CENTER, as provide •1n ~th•
cost of lighting the REGULATlOHS, then TENANT
closes its stor Parktnp lot and or any additlonal
•ru fter, rh1Ch shall De prorated o.monp anytother TENANTS ataYlinpfopen
GEM-011591
' ~ 7.8. S octal Prov~slons Re ardin
~ the cost o an y Trash Removal,
by requtrsd In axtraordtnar tray h. reparbap• rengval reNulrOed bYSTEHANT th~n right to Charge TENANT /or
PREMISES. Pvrthormp~~ ttOn rllh q
IANDl0A0 s speClf~~l~y~~fe1.°,~restth•/rtghtntofr TENANT Slvdlnq such removal as may
to the CENTER, to pa for Dustnass to ehe DEMISED
to eontracL dtreeil f r trash removal services directly to the eO,,, aeeutr• TENANT,
Y o trash removal services rlth a Cempan D Y or •nttty supplytnq saner and/or
7. 9. 8 eetal Pravtsion f'r Y,or entity selected or approved b
• Paragraphs o Se aratet Char ed C Y LANDLORD.
and a'!'lON EXPENSES. In addiLton to ehe
sepa ra to lY Day for any DartlCVlar ease 1n L • Inc u 1n Drovtstons o/
•ould otherrts• b• included 1n the cost or expense relattn q th s LEASE) may reautr• the tenant to
COM10N EXPENSE or T q Lo the deetlse0 premises o/ such tenant rhleh
taxes, lnsurenGe, extort r COets or expenses rht~h
may be reoutred Lo b• separately paid by any tenant nay N1neBudeON~but aar.tcnotrltmlted to, real estate
Dremtses or bustnsss o/ suehatenantt.Ce~ or any other cost or expense relating to ehe
respect to the demised In Chat •vanL, siatllar costs or expenses tneurre0abytLANDLOROmrtth
COHMON EXPENSES, only to those tenantsh(lneludlns shall b• Itemised and eharped separate Iron all oche.
such cost or expense rlth respect t0 their demised r
GROSS LEASABLE AREA of an ~ p. PfemoseacorlbuslnessT)lnhlhe ~~ ~°L separately pay for
Dremtses of all such tenanes.~eh tenants demised preen/sea bears to the GROSS LEASABIE ARE~oftthstaemtsed
DEMISED PREMISES or If TENANT 1s required to separatel
payment for stmllar business of TENANT, then TENANT'S COriMON EXPENSEyore TAX y cost or expense /or the
In the CENTER, costs and expenses apDlleabl• to tM demised premtses and DusOnassesTo0/NOther tenants
LANOIORD shall •ttem t to exclude
raeulred to D• pa td Dy any one tenant rtth respect to such tenant'sodemtsed
that POrLlpn pf porL lOn of any Cost or OxpenSf
ny cost or expense to b• shared b the remalnlnq Dremtses or bustnsss, and for
SVCh Cost Or expense betreen Y tenants rtth re3 petit to Lhelr den 13ld
premtses or businesses, and 1f LANDIORD 1s unapi• to do se LANDLORD,shall make a reasonable allocetton of
the tenant required to teparatelY Pay for same and the remalntnq tenants,
7.10. Exelvatens, In OeLertalnlnq TENAN7's pereentaq• responalbtltty for the CO
CONTRIBUtiON,~~D may exclude from the GROSS LEASABLE AREA of the CENTER an
1,500 or more square feel of GROSS LEASABIE AREA, er an ~tON EXPENSE end iAx
the appllCSble lease for an such Y premtses eons Latin Y Dremtses conta tntnp
or iAx CONTRiBU710N, or does not regvtreathe tenanttth~reundarh~etenant th•r•vnder toe standtnp score, t/
s~a11 deduct from Lh• COMMON Day a full Dro rata share of all of the
teems tneludad to the COMpp EXPENSE or TAX CONTRIBUTION as sat forth •bpve, but tn,thataavantONIANOLORO
creme included to the COMMON EXPENSES or TAXES any amounts
e0reamenL rich the orner EXPENSES or for TAXES. Furthermore, bjf any such tenant spsctficatly for
to itself matntaln ^n er tenant of any Prem/sea rich/n the CENTER, suehu orns rt orotsnantl has the rtphL
eontrtDutlon D Y portion of the COMMON AREAS or incur an
the CENTER she 11 L~~DLOR D, then any stmllar ma lntenanee cost or •Yi,p~s~lineurred Yb COhWON EXPENSE rtthout
borne only•by 'the other tenants and tKevpanta of the CENTER, Y LANDLORD relattnq to
B. TAXES.
8. 1. personal Property Taxes
upon its business oPeratfon, and u TENANT shall pay, Prior
merchandise, and Don Its leasehold lnterast,dellnquancY, all taxes assessed or tevted
Personal property of any kind orned, installed Lord uaedx Dy eTENAN it ni~htngs, soutpmant,
DEMISED PREMISES, end all alLerationa, chanpss and additions thereto. Nhar•
cause the forsgotnp to De assessed and billed aeparatel fro,t, h o^ or upon the
shall pay to LANDLORD a share of the CENIER, in the event
+ny or all of the feregoinp shall De assessed and taxedyrith the regal ftatefeax•slfor•theeCENTER•siENAHr
aeltvery to TENANT b such taxes as an additional TENANT PAYMENT Tien to entrt
taxes and the Y IANOLORO of a statement to rrttln Y (JO) days alter
portion thereof aDPiteabl• to Lh• foregolnp,q ietttnp (ortA the amount of
such res 1 estate
8. 2. Sales Tax, TENANT. and not LAMDLORp, shall
x and any other sales or Day, rhen due and
TENANT'S or LANDLORD'S interestsiniath: rTENANTs PAYMENTS to De P+Yab1a, the Florida Slats Sales
Chereo/, or LANDLORD'S 1 or hereafter tevted or
nierast in thi^ LEASE or Its income Pa /d under thlseSIEASEtl oro an r against
authority require that any Such Tales Or •xCts• tax
LM ref rpm, Should the a Y Doreton
tohLANDLORDuas taniadditionaltTENAHTn PAYMENT Lin aceoFdanee ariths~ha be Collected D DDroprlat• taxtnq
or •xets• tax and/or assessment shallLbeOpaRd byrTENANT
IANDLORO to iENAN1 to such of/eel, farms of any rrltten notice Iron
9, Ui-L171ES. From and after the date rhen
iENANT's use and posaesston, TENANT shall be ~~sesat°n of the DEMISED PREMISES is given to TENANT Ter
uttltttes required to conneeLien rtth the' DEMISED PREMISES, include
sieetrlt:lty, eater and sewr 9, malntalMnp and paying for all
removal sarvtee There same is servtee, and trash removal service, q but not 1lmtted to telephones,
P-ovided by LANDLORD as part of LM Cexcapt for ester and sewr and/or trash
10• SECURITY DEPOSIT AND PREPAID RENT. Or'MON EXPENSES).
10.1. TENANT has deposited rith
forth In Paragraph 1, 8. LANDLORD the SECURITY DEPOSIT and PREPAID RENT to the amounts set
Th• SECURITY DEPOSIT rill b• held by LANDLORD, rtthout Itebtltty for interest, as
seeurtty for the lull and faithful performance Dy TENANT•of each and ever
this LEASE on the part of TENANT to M observed and perfertMd, The PA PA
the first TENANT PAYMENTS due hareutsder, Y term, covenant and eondttton of
E (D AENi r111 b• applied torard
10,2. if any TENANT PAYMENT shall De overdue and un aid,
0/ TENANT, or should TENANT fall to perfol-m an P or should AN
ootlon, and rtthout Y of the terms Of this L DLORO mek• payments on bshal/
end apply the anetr• SECURiiTY DEPOSIT other, remedy rhieA LANDLORp may har.Eon aecountLthereo%, ma Y' •t its
es may b• necessary to etwpensat• IANOLORDatti ard•th~nles o/ TENAN DDropriat•
or torard any lees, damage or •x T held Dy IANDIORD. or so much Chereo/
TENANT, pens• sustalne0 p PsY1eent of any TENANT PAYMENT then due from iENAN i,
to its ortgtnals um Vent' TENANT shall for Y LAMDIORD reauitlnp from ouch default on the
In tM event iENAN7t shall f~jj demand by LANDLORD, restore the SECURITY DEPOSIT
covenants and eondlLlons o1 this LEASE and promptly pay ells EHANTLPAYMI T
DEPOSIT fha11 D• ~eturne0 In EN S +sp4heylfall dw~fthahSECURiTY
surrender cf the DEMISED PREMISESIbtoTTENANT fo11or1np the date of h•
or sums rstatnsd by LANDLORp on aeeountAof loss oridama e t ter,einatton of ehe TERM and the
OEDOSii D nee rteh Lhe provisions o/ this LEASE, less an
sna11 noe b• aartpa0ed, afsl nod, 9 t0 real or Y sum
o/ LANDLORD and any such set on thj irenaferred er encumbered b personal Property, Th• SECURITY
btndtnq upon LANDLORD. Part of TENANT shall Y TENANT rtthout tM rrltten consent
De rtthout /ore• or •/feet and she 11 not De
10.3, In Lh• event
shall D• tnsettuted b any bankruptcy, 1nsolvenCY, reorganlaaLlon or other
he~er, the SECURITY er apatnat TENANT, or TLS auecessora creditor-daDtor
DEPOSIT shall be deemed to M a or ^aatgna, or any GUARANTORD o~eTENAµT
PPl1ed first to the payment o/ any TENANT PAYMENTS
6
GEM-011691
au• LANDLORD for ail periAds °'
SECURITY DEPOSIT ma Prior to the Inatttut/on Of such proceedings and the balance, tf any, o/ the
t y De re'talned by LANDLORD to partial llpuldatlon of LANDLORD'S damages.
10.a. LANDIORp may deliver the SECURITY OEPOSTi to an
LAN DIORD'a tnterese to eh• DEMISED PREMISES in Che event suehulntereat 1fr .old, trans/e red successor o/
.and eh~reupon, LANDLORD shall be direharged and released Irps all further 1taDtltty rtth respecentoyeM
SECURITY DEPOSIT or Its return to TENANT, and TENANT agrees to look to lely to eh• ner landlord Tor Ins
return o/ eh• SECURITY DEPOSIT, and Lhis provision shall also ,aDP1y to any subseQuent transferees. No
holder of a mortpaq• or deed In trust to rhtt:h this LEASE is or may be aubordrnate, and rn the event o/
e foreclosur• of any such wortgaq• or deed 1n trust no purchaser at a foreclosur• sale, and no ground
~OSIT~f vnlsasE sTuch .pro ndilessor~ssgregao~~~l ~14ir Poon'ibl• to TENANT for the return of the SECURITr
SECURITY pEPOSiT, Purchaser, shall have actually received the
t1. DEMISED PREMISES.
11,1, Ths DEMISED PREMISES constitute a Dart of the shoPDtng center (the "CENTER") either erected or
to be erected, rhieh CENSER and the approaimat• location and boundaries of the DEMISED PREMISES are shorn
on eha site plan (the SIt• Plan") contained In E>ahlblt "A", rhleh 1s attached hereto and made a Dart
hereof, Ths boundaries of the OENESED PREMISES are tM interior un/intshed surface of the roof, and tn•
Interior unftntshed surface o/ the floor, the center of interior calls and the unfinished outstd• surface
of a.terror rolls, TENANT's right to the use o/ the DEMISED PREMISES shall be subject to the rights o~
LANDLORD to install, matntaln, use, repair and rePlau p/pee, duct rock, Conduits, uttltty lines an0 rues
through hung cetling spate, column sDae• end partlttona in or beneath the /lour slab or above or Delor the
DEMISED PREMISES and servtnq the DEMISED PREMISES or other parts o/ the CENTER, Th• 31t• Plan shors the
general layout of the CENTER but shall not b• deemed to De a warranty, representation or agreement on the
part o/ LANDLORD that the CENTER re or•'rill D• .,rattly as indicated. LANDLORD reserves the right to
modt/y all portions o/ the CENTER as shorn on the ^Stt• Plan,^ frpa t1eM to time, Including those Dorttons
cor,stderad COMMON AREAS, sub~ecC to the 11mrtations set forth 1n Paragraph 1a Of this LEASE. TENANT'S
right to use and oceuDaney of the DEMISED PREMISES during the TERM shall include a none^clusive license to
use, to common itch others, the COMMON AREAS and fae/llttes of the CENTER as hereinafter more fully set
forth.
and prior to the COMMENCEMENT DATE, .LANDLORD, at its option, reserves the right to reloea
another space o/ similar svuare footage to eh• CENTER, After the COMMENCEMENT DATE to
the DEMISED PREMISES In order to accommodate •ny ner or •eistlnq tenant eha LORD reoulras
PREMISES In combrnatton rith any space eonttquous to the DEMISED P •s to lease the DEMISED
the rtghe to relocate TENANT Into another space of slwtlar • LANDLORD at Its option reserves
rhtch is to LANDlORO's reasonable opinion • footage 1n a location rrthtn the CENTER
provtdsd horever, LANDLORD shall be r• edual tier than the iocatron o/ the DEMISED PREMISES,
llmttsd to the cost of lmprovln • Tor all costs associated therwttl+ Inetudlnp but not
and the cost of movin •r sDae• to substantially the same eonditton •s the DEMISED DREMiSES
the relocatto a DEMISED PREMISESeastprovi0eddh~retntrplthlndtenAN(10)Ddayshaftsrtrrttt nCenottce by
LAND NDLORD shall have the right t0 terminate this Lease u
pon thirty (30) bays rrreten notice t0
12. USE Of PREMISES.
12.1, Us• and Trade Name. TENANT shall use tM DEMISED PREMISES solely for the PERMITTED USE
sPectlted to ^rapraph The
P ISES /or the PERMITTED USE to i wae.~taickind ee~mgi~ttte LANDLORD'Sa~aeeuttonto/othtseLEASE, Dind15Es
sarY in order to matntaln a proper TENANT mi^ 1n the CENTER. Accordingly, TENANT ahail not use the
ED DREMISES for any primary or ancillary use rhatsoever other than the PERMITTED USE rttnout the
p r rrttten consent. of LANOLORO, rhieh consent nay be granted or rtthheld 1n LANDLORD'S sot. and
absolute tltscratton, and 1n any event r111 not be granted a^ t0 any of Mr use rhieh violates any •r<e lus tv•
condtesionsctssnLANOLORD mayfdeslretlnrltsNSOteodlscntlonTER,TENANTishallnop rate the OEMISEDtPREMISES
solely under the trade Howe speellied 1n Paragraph 1.2, or • trade nave approved by LANDLORD rn rritinq,
rhteh ^PProval r111 not be unreasonably rtthheld. TENANT shall, at Its •Kpense, procure any end all
governmental licenses and perw/ts, lneludlnp rlthouL ltwltation, s/ n
TENANT'S business on the DEMISED PREMISES and shall, at •11 tia,es V tomb Ytrlthether re0 ~ cements o/teach
such ltcense and permit, LANDLORD does not represent or rarrant that it rt11 obtain for TENANT, or that
TENANT r111 be able to obtain, any license or perml6,
12.2. 0 entn and 0 eratlonal R• uirements.
TENANT agrees that Ill . '~?iroughout the TERN, unless LANDLORD apices to she contrary
DEMISED PREMISES~in accordance r1tA the terms and condlttons of this LEASE, and in conneetton t rttn,
rill matntaln on the DEMISED PREMISES a complete stock of
rill employ d~rtnq all Duslnsss hours 1n rhteh the DEMISED o RENISESsts openh forisbu art ess anmadeouate
employee stall, to •ssur• as wuch as possible the successful operation of T
maatmtz• TENANT'S GROSS SALESI
s business and to
hours as are set•forth to the RULESNANODRECULA IONS Tor ~~~ bust
to Ch• public during such days and
•ataolisned Dy LANOLOR01 R frw tine to time, or as are otnerrts•
T2, 2. 7. rill Include the address tdent/ty of Its buslnees In the DEMISED PREMISES to •1I
sdverttsements made by TENANT in rhich • addresa an0 identity o/ arty other lou 1 business o/ 11k•
character conducted by TENANT is tined and shall not d/vent •iserMn any trade, commerce or Durrnesr
rh+en ortltnarily could be tra ed by iEHANT /n or {rpe the DEMISED PREMISES.
12.2. a, r not in connect/en rtth the DEMISED PREMISES cenduet or Permit to b• conducted any
auction, f1r• nkruptcy or going out of business sales, or flwliar type sale •"eept chose rhteh are
lac/ul an one fide, or ut111a• any unethltal method o1 business
steal t restrict the absOlut• /readom (as betreen 1 Prov/ded, horever, that this provlston
I.ANOLORD and TENANT) of TENANT to determine Its orn
, ,
12,2.5, r111 no! use or perwlt the use of
Produced rill b•
audobeyondc the ntnterlor of eh. OEN35ED tPREMISESI r~lpnot a ttoldtse• an ~dvertt t~go ~OIuAt ralthtn sthe
GEM-011591
. ~ CENTER rh ich
to, t~lashtn een b• teen, heard or •x
CaV3e
Paint or q ltiptb• Oltr1a11Ohts, to dspeak~rs~uphon~ the DEMISED PREMISES, tncludtn
tlevtcss on any vehicle D Yad' painted or placed o9 ^phs, radios 0•ilbut not limited
TENANi's a •nts parked to the ' any handbill °r Lelevtaton,
th•`CFNTER~ °r employees. or Parklnq area of the CENT s' bumper adtekers or othernut dtsDlay,
any handbills or to anY other p•rfon r111 not FR, rhather b•longtn to T advaretatnq
might constitute other advrtfsln ) distribute, 0 ENANi,
a nuttanee or unreatonabl• t urea cal and rill not °r eaus. to b• °r to
customers= conduct or dtatrtDuted, to
Of annoyarK• to permit any aettvt.ttes that
other tenants o/ the CENTER or their
12.2,6, rill
beyond the conltn 4aeP all a'•ehanleal
eo the extent re es o/ the DEMJSEO PREMISES,a rt lla tua free of vtbrat t.on and no tse rh teh ma
cause pr qutrs0 by any •nvlronm•ntal proved. sound barriers -or 1ENANi' Y by era~sststem
permit ~~p„nq, unusual, °r other tar, ruie, s roo/.to NVA
or be dispelled the DEMISED oPREMISES nrreb~~ttonal noes., r•pulatton, y
garbage, rubbish odors, f guideline or order; rill not
or other refuse outstd. of the burn trash er store umet, dust or vapors to
DrOrldsd by LANDLORD) DEMISED PREMISES exec r Dermtt aceumulattons of an emanate
DC to compactors or other r Y trash,
12.2.7. vt11 not load eceptael•s
DreDertY. nor she °r Permit eh• l0adtn
to time; veil n p' nor receive, outstd• the area g °r unloadtn
of p•railt the parkin and entrance d•sipnated th•r•forts~~ supplies
vehicles or equipment en t 0 °r eta pr other
anY COMMON AREAS or 0 gad t^ such ioadtn Mtnp outstd. of said area of trueksby LANDLORD from time
efforts to a^Y D•d•atrtan 9 or un1oa01ng 1n a manner rhteh maY lntarf•rstrl h' or
co'^plst• or or vehicular use and other
DEMISED DREMISES eaus• to be completed Oood shopptn t ens use of
prior to 1Ot00 a, m, all dellvertes, g center pr.ette•l rill
each deyl loading, unloadtn use its best
12.2.8, rill not 0 and services to tna
the archttectura) treatment taMr.pf vaenret• an
Or dlCOratiOn, t out fir Dart of the exterior o/ the DEMISED DREMISES,
peen applied toaodr tnslal•~ve st obtaining LANDLORD's rritt•n approval
•d uponathelY upon order o/ LANOIORD an Gr change
approval, or Ca4s such exterior of the Y Dalnt Or an of such painting
ocher action rtth r•/•r DEMISED PREMISES rt Y such decoretton rhtch has
ene• thereto as LANDLORD m shout LANDLORD'S
12.2.9. rill keep 6he ins td• and outstd• of all eY direct; Dr ipr rrtttsn
DREMISES .teen and rill rsPlae• any glass broken r1tA
01see or maintain an m 01att to the doors and rtndors of
DEMISED PREMISES, en Y erehandtse, vandeng maeAtn•s o~ lase of the seine k1n0, eh~ OEMiSED
the DEMISED PREMISES tat /1LSralkt ad~ae•ni; thereto er other aretel•s to tt=• a"d quality; rill not
unreasonable odors, to Orn •lserh•r• en the vstebu l• or entry e/ the
sects, r ekpent• to a clean, order) the exterior thereof; rill maintain
of garbsge, trash, r Od•ntt, vermin. and other Y and fanttar
compactors ubblSh and other refute, and v11}D•rtsl r111 not burn cry condition and tree
or other receptacles provided D Dermtt undue aceumul °/
the interior o/ tn• DEMISED PR Y LANDLORD, emov the same from the ation
Iletten or EMISES until +nd rill keep such r f DEMISED DREMISES to
lore otne ruts. eond•nS• all boxes a d removed from the DEMISED PREMISES ~~ t^ DrO ar
going, TENANT at its trash D eoneatn•rs on
I°r the eo 11•ctian, ex D•ns• shall make plae•0 to any trash r•esptae )sENA NT shall break down,
and storage and removal special arranp•menta, rhteh m Notre h
shall not place same to °f e^ vat b• aeeaptabl• toaLANDIORp~
system o/ the CENTER, a^y eoiepactors y Or•ase, oils, fats, r•nd~cr•n9s, /oo0s,
/or all costs asaoetat 0 th•r•rtth terM Live Cr other trash r•eeptaelea °r similar -
lI ene LANDLORD r111 have the ri the CENTER or to raste,
TENANT DEMISED DREMISES are rhteh tha11 ght to remove same and enarehs Serer
rill De responaibl• /o °t~~ used or be Pa1d rithtn 10 days a/tee rretten 9• TENANT
apDltcaDl• stalltn operated at a restaurant other demand p
governmental r•qutr 0 and maintatntn • at itsor use rs Y LANDLORD.
e1e•nts, and 1n a manner 0 aam orn expense, inu=ring a grease trap,
12.2.10. rte) aDProvd by LANOIORD. con/ormanea rith all
9uidattne s, and all rseomm m Y reth all app 11ub1
espsct to • dationt of • povrnmental Lars,
the use or oeeupane anY puDlte or Prlvat• ap•neY haven ru Les, rape lattonS,
rcton of chs DEMISED PR Y °f the DEMISED PREMISES b T 9 authorit orders and
D EMISES for an Y ENANT~ rill not use c~ er insurance rates
SES to all r•iD•ets to a dlgM lied mann•rlarful Durpes•, and rill Dermtt cn
and 1n accordance rlth h;onduet Its business in ~ use of
place or suffer to b•
PREMISES, tncludingrbut not limited to en Oh standards o/ store oD•ratEonsED
or promotional matter, Y rtn placed or maintain
or cardboar or desertpttre mat•rtald~tn or door of the DEMISED npRths CENTER or to chs DEMISED
d, unless fame fa approved b c1u01ng, but not limited EMISES, any stOn. Sdver t
at t[s a•psns• rhteh shall fir Y IANDIORD fn rrlttn t sing
approved st at b• 0 (•xe• t tO~ such as are made o/
On, advrttttnp matter, aDprevd by LANDLORD) sty pT that TENANT rill oaDar
rep H r at all times, IANDLORO retervtnoawttonal w ENAN7 rill efe~t a store sigh
soon as pncttcabl• and to an 0 the rt at•r/e1, or ~d•aerlptty mat•r1a}atnNtn •aeh and
Y event rlthln /1v hL to do t0 at TENANT's •x every
• (S) days after rrttten notteet/romNLAHDLORDeondtelon and
fails to do so as
ali electric signs 11phUd during all periods
CENTER, /or reasons
the
a ter such business hours, o0•n or business in
and for such other the
12.2.13• cell not periods as may
demonstrations or Itinerant vendtn the use of an
shoDPtng canter Dractleel q' or any aettW g ~i Lion of the DEMISED PREMISES Ior solleitattonS,
Inconatat•nt rtth r•aaonabl• standards o/ good
PREittSES, 12, 2. 1a, reel not use, or permit to b•
or anY other space outstd• of the DEMISEDuaPR the malls
o/ any merchandise Or for an or slderalks
Y other business, OecupsttonrSE3 for the dtsDlay or aa~i or ^t to chs DEMISED
12.2.15, rill comp) rt or v^dertaken9t o/Teeing /or Sala
governmental authortet•a r•laet th all staeut•s,
hold IANOLORO h n0 to the ordtnaneet, ruTea and re
/aifure trmless from storage sty disposal of ha:artlout r ulatlons of
to comply W th same any Itabtlttt•s all eontrollinq
t and that maY M incurred att., and rill tndemntl
by LANDLORD as a result o/ i Y and
12.2.16. r111 also eom ENANi'S
'rom time to time, DiY rtth and observe all RULES AND R
E6ULATIONS estaDltshe6 by LANDLORD
12.3. TENAMi's Use of Roo/•
oof of the Oeat•d r1t TENANT tt A•r•DY 91v•n a n
REMISES vartteall to the 11n•t formed °^-+xcluaty right to use h
~o/-too s stem, Y, such use being solely for TENANT 1•eting the t at Portion p/ the
~a11 not b• made Prothout LANDLORO'a~f E e h•attn p~rta'et•r ra11 lines of the DEMISED
Dense, pro,sptl r Prto nrrlttenns must De made bYOa ~ontra~tor^~ and air 0
Y epatr condttienin
col rssulttn anY daeap• or war to content, provided /urth•r thatrived Dy IAHOLORO and
ma 0 to rhol• or to pan it ~ cludt and
g•~isd t>rii fueh ut• ^0 rtthout 11m1tatton ordinary ru rNAandttear~ ae Its
aitl by vibr.eton of TENANT' °r caused b
stories or t equipment, Y D•n•trattont made du H n In ~ to the
other ttruetur•s over all Notrlthttandl 9 staliatton or DY
or anY Dart of the DEMISED PR M going LANDLORD ma
E iSES' In eonn•etlonertth
e
I-011591
sucn erection, or otnerr~se, LANDLORD tray relocate TENANT'
and other aids to sucn eo struction at LANDLORD's sole cost andq•^pf~se'and ma
Y erect temDOrary scaffolds
12.a. 0 oration of NVAC. Sub~et:t to appltCable tars, 1ENANT sprees, Burin
OREMi°SES is oven or business, to operate the heating, vent11at1n
the DEMISED PREMISES so that eondit/ono inside h 0 the hours tna DEMISED
condition, t • DEMIS[D PR „ and air eondittoninq equipment serving
E I$ES are maintained in a com/ortable
lffteers, directors, shareholders holden
ubstdtaries or partners) shall rtot q more than 10x o/ TENANT'! s s
ttunss or other interest en an r directly Or lndlree a Itltates,
or bus these rh Y oth D those scores In e' manage or heve any franchise,
0 or to eompetttion r1tR the DEMiSEDePREM!$E$ Or ethedat• e/ :h+a LEASE)
De rntttteo use and
13. PROMOTION OF THE CENTER.
13,1. PROFtOTiONAL SERVICE. LANDLORD may, at any time and from time to time, establtsh a oromotional
service .(hare m ea ed the OMO7IONAL SERVICE") to furnish and tnalnta to adverttstnq and sales promotions
rnt,;n, to IANDLORD'a Judgment, r111 benefit the CENTER, In eonneetion tharerith,
not De required to, appoint a co""ntttee composed o/ representattve(a) of LANDLORD and each or some of the
tenants In the CENTER to revier LANDLORD may, Dvt r111
PROMOTIONAL SERVICE. the adverttstnq and other promotional aettvtties
provtted by the
• eon butt to the
time t t4ma, rhlch shall not
cue amount as lANOLORD may require by rrtt ter, notice to TENaN t- Iron
to pa a ra h T, 4, on an annual Dasta e^eeed the
p 2. TENANT shall make all ContrlDut/ons~orardaq the PRNANT's MINIMUM RENT set /orth
addttto o and ^lonq rlth all
any othe chant o/ the CENTER pshrlltbao~s~dNpMUM RENT, A11 OMOTIOHAL SERVICE monthly in
Y LANDLORD for the pR s received by LANDLORD Iron iEHANT or
the right e,<cluds any other tenant of Lhe CENTER from the regvlr~ntONoA~ ContrlCb~et~ ANDLORO reserves
SERVICE, or permit any other tenant of the CENTER to Contribute to Lhe PR
+htcn is more, r lean, favorable to such tenant than the tontrtbuttons to bOMOTiONAI $ERV(CEponMaTbasAs
shall not dtmtn or affect or TENANT's responsibillLy hereunder, regardless of rhsthar
the total amount 1lseted D Da1d by TENANT, and same
PROMOTIONAL SERViC but ma Y LANDLORD. LANDLORD rill not De required to contribute any funosltltordths
Y do so 1n its sole dlseretlon.
13.3. E^ sndtture /PROMOTIONAL SERVICE CONTR18UT10NS.
TENANT or any gther to nts LANDLORD ma
SERVICE, rhich ma i o the N to pay the eosin and e^ Y use all contributions Detd by
Para fY nelqu s rlthout 1lmitatlon and t{ Penses of providing the PROMOTIONAL
graph 13.4, i NANT a re s that LANDLORD ma 1n its sole dMser~tlpn Assoclatton is formed
all of, and b• reimbursed by h• Assoelatton for Dursuant to
DrovlOtn Drovlde the Asaoetatton rith any or
q) tM folloringl
13.3.1. The services f
Drofessional Promotional service ~ Dromotton director and all eta/f and outside consultants (including
Rromottonsl and Dubltc relations obJeetlvess)ofe thi FR essary Dy LANDLORD to Carr
tnctudtnq rlthout 1tmltaLion all OMOTIONAL SERVICE Y out •iteettvely the
Da oil, payroll to^es and employee benefits of such d ~reetoraandistaft~~
13.3.2. Such resaonable amou
DROMOTIONAL SERVICE (or Merchants Ass °f space rithtn the CENTER as me
similar Conant space to the CENTERI ettonl, the rental there/er y be necessary to Carry out the
to be to line rlth the rentals for
13.3.]. AT1 actual costs lneurr
at ton, radio, nerspaper, televis/on, In adverttstnq and prontottnp the CENTER, tneludtnq rlthout
tnd+reet costs o1 services, arLrork, a mal1W er delivered adverLtsemenes,
connection rtth any seasonal or holtda Copy D ntlnq, paper, ftattonar and ene Oirset and
y deeoratt o/ tM CENTERI and y a^d supplies, and all costs in
13. 3. t, Such of/ice equipment, ut111t1ss
Der/orm fully the PROMOTIONAL SERVICE (or Merchants dsoctaClen) as ma
Y M deemed necessary by LANDLORD to
The promotion director and Consultants, rhether t PROMOTIONAL SERVICE is being furnished pursuant
to Paragraph 13.1 or the Merchants AasoelaLion ie fp
s^ctustvs control and supervision of LANDLORD, and LANDL D ashall har•a the tole authority to employ and
discharge them or either of them and the staff of the dlree r, q D shall De under the
13.4, Merchants Assoelatton,
13.4.1. Notrtthstandinq CM foregoing, \`•
chat LANDLORD rill on and after a certain date th~~~~f0 ~0 ne ion ^
that a CENTER Merchants Assx lesion r1T1 De /ormed to Y time in its sole discretion deetds
CENTER. LANDLORD shall Deese g ~ Provide any PROMpT10HAl SERVICE end
perform) n the PROMOTIONAL pSERVICE toiS, Ph•~dat~N so speei fE •de byr LANOLORD~
Drovtded that nothing herein shall require LANDLORD to breach ore.,
f/, to IANDLORD's ud teent, it to perform any agreement or
obttpation It has made r1Lh or to any third party to connection ritA CA LORD'S PROMOTIONAL SERVICE, and
cea:e J q LANDLORD shall be In risk of any such breae
Dsrforminq the PROMOTIONAL SERVICE until such risk has passed, or failure,
LANDLORD need not
13.4.2. If LANDLORD'S PROMOTIONAL SERVICE snail cease
LANDLORD may thereupon /orm a Merchants Assoelatton for the CENTER,
membership 1n such Assoel~atlon, , Dursuant'•,t pare ra h 13 4 I,
TENANT to TENANT s etem snd• AN1 aq roes to ma tne~en
Dsy dues equal to and on Lhe same t• Tsr + 1TENANTh1s requllr d to shall.
a,<ceot that the applteaDle etude the oDiigation of
to LANDLORD and LANDLORD shallCerlaq• shell be set by tM Mer h Day pure ant to Paragraph 1), 2,
that such dues shall ba D dePt1Y Day such dues to the Asaoet ttpn unless LANG h RD enoet/1esDTENANT
Payable dtrectl Patd
y to the Assoclatlon,
13.4,7. LANDLORD shed become and remain a member of the CENTER'! Merchants Ass Cation so long
as one a^tsts, but rill not De required to PaY dues to the Assoelatton,
13.4.1, TENANT sprees that the 9ylars of the Aseocletlon shall
entttlad to one vote, Norever, TENANT agrees that the Articles and Bylars of the Asstx Cation r 1
LANDLORD rtth the rlpht to elect a maJor/t Drovlde that each mom r shall be
there is no Board of DlreciOrs, LO a^erC eef ah~ ~'rl'~d! of Directors o/ the Merchants Assoeiatt provide
members o/ ene Assoelatton, J y 01 tM votes on matters to be voted on~byrihe
LAN from ime
13.4.5. The provisions of Lhis Daragraph and any app)leabl~ RULES AND RfCUU TIONS establtsh• Dy
t to time as permitted Dy thte LEASE shall prevail owr any"eonfFi,a.irg..p.r_q_v_tsions rht .
9
BEN-011591
maY 'be-eontalned 1n the
• to• b• covenants for th~harter, b lar
en/or~eaDle b ~ benefit YoI IANDIORp L tfons of the Merehsnts Araoetatl
Y •ieh~o/\em, and the Auoetatlon °^' and shall Ds
(if one is formed deema0
13.5• Jo1nt Adver ) 'and shall be
ene CANTER, and to ttstn~,~ANT
port sae at 1• agrees to parLtelpaLe and
lesdtn9 loco) nwspaper ~ a 1/16 pa a cooperate to all advert istn
direct mall, radio, ) i^ all specie seasonal +d aeyrLfu event (pr its cost epu lvalen 4 cam pa tgns for
addition to and not tntllavislon, or~other a Ltaementa fOr4•stx a Dosed upon the
of TENANT s PR (6) additions, narspaper, tabloid,
suDmlt Its copy of such adverLlst a'tOTfONA the CENTER, rhteb
s^Y advertisement for ^9 r1Lh1n fifteen VICE CONTRIBUTION. 1f TENANTpurchase shall be fn _
ligation) to aubmt the CENTER, LAMDIORD, aL 1LS •laYS after IANDIORD nottft•sa TENANT1lnrrritinq _
the account o/ T t advertlslnshallY ~°r TENANT Tor tneluslon fn ~ shall h ve
CENTER adverLlst^ONAi,T,d TENANT y a e the right
a so pa port/ort advertisement on (but not the
items, and special D omottonal programs, Ineludln (determined Dehalf o/ and Ior
adverttsln pu ant to Paragraph 13.2) of all
whether purchased b 0 flyers, V TENANT g' but not limited t , shopptn
agrees to retmbursey or for TENANT as aforesaid shall fall or refuse to 9 Dags, promotional
CENTER-hei a ° IANOlORO 1mm l ~ IANOIORD maY Pay such sums, pa d ~°r such advsrttstnq,
gO' AN agrees to d1s~ pl~~on rrlLten demand a an additional TENANT ueh event, iENAHT
Y tM logp`lj its nerspspe NT• If tM
PROMOTIONAL y N s
contribution rill be due end N' an 1M tie co~tributton
IANDLORO agrees payable t at set for
^ •1 eontrlbuLlon / r up°^ TENANT'S execution
o pre-opening, grand opentn °/i thtsy LEASE•s
14, COMMON N~ ~ g and other promotion,
1a, 1. CONiON AREAS •
or reduced) sna11 m (aa tnltlaliy constructed or
time made avatlablaeD all areas, space, factltties as the same may st a^
tenants and oeeupantay LANDLORD for the e . eQulpment, signs and special thereafter De enlarged
customers and invitees, . rhteh C,Er,aTER °rt"•°^ and Joint use and bane/tt o/ IANDLORp,~t ;es Iron time to
Y ineludet (but sA 1eltndt employees, agents, svbtenan sANT and ocher
availabiltty) any enclosed or exterior mall,
escalators, elevators, be deemed a representation as ltoenthatr
retaininpavka a aarvlc• corridors, sLr4rsarking D rea'oadlnp daoeks~tles, atatrrays,
9 PiekuP statlorts puDl/e r Ys, ram a, sidsralks,
g alts, bus stops, and It Att °p"is end comfort deliver
9 nq faoilitles. sLaLtons, access andartntertorndroadatl
1a, 2. Use of COMMDN AREAS.
spsci/teallY provided to TENANT and eta
their respective intendedthis L SE; authorized and employees and tnvlsees are,
right to utilize h Durp°ses to comet°n rtth o~h~~ieged during the TERM to use the pt as otherrtse
duple s, L • COMMON AREAS for promotions, pert°ns, LANDLORD :ha 11 COMMON AREAS for
decorative atte~btl• and other product short, •xhlblLS, at a~11 times have the
and an the leaain carnival type shore, rides, outdoor shore,
benefit the customers or Y other use rhteh, in g of ktoaks and /ood /aetltet
L•nanLS °f the CENTER, IANDIORD's Judgment, tends to attract cvstanerdseapinq,
la•3. Chan es by IANOLORO. a to, or
under r
Dr1v19 BOUnd for multiple-d-~ ^atureEa^dT extenesof hike ~OLORD shall at all tt
and thereto from time and of making such than es~N AREAS, whether thus have the right and
interests of Lo L1me rhich to IANOlORO's q ' earrs^geTenes, same shall be surface,
re9u lotion, the CENTER or rh lch o01n10n are deemed toabeidestrabler ande tfor a therein
quldetln• er order, are made of a result
ed ion or addition of aeeo i^eludtng but not limttedof arty federal, state or local fa,,,nerulst
dr Ys. malls. mmodattons /Or aeceaa t°, the lOCatlon,
dt entrances, exits, to the CENTER, rsloeation,
on and 11or of traff te, automobile parkin tf enlargement,
end ny and all other /aetl/tiesrt tallatton °f 9 spaces, employee ~ t1 by Dublte transportation,
time make, of the C Drohtbtlad areas, landsea Customer Dsrkinq areas,
buildings toot^jnere rtthin the CENTER, owiON AREAS. IANOlORO ped areas, lighting faeilittea~
COMMON AREAS or CENTER or sn alterations, reduetions(or others entitled to) may from time
•lsarhere Y lands added thereto • or additions to the to
construct multi-level pr and make alterations eA:':et°rvet addtttonat COMMON AREAS or
1mPrOVement! over, elevated parkin . build addttt°butlldinge or improvements on the
or to eonneetlon with an g faeiltt/q, and stories on an
Y part o/ COrtatruet roofs Y buildings,
16,4, LANDIORD's M or all of, any mall aress 1n ordelr~tp ainelose sameer
mafntainsd and operated~ttt:nanee and
Control, IANDLORO a r
durln0 Lhe TERM have the sole and ANDLORD g Bea to matntairt
may at anY time and /r exeluaive control shall, as Detreen IANOLORD and TENANT,r cause to De
occupancy thereof, Om time to t/me Ouri ' management and d/reetton f st all times
etcher „n •xeeptlnp, horever, TENANT ~ the TERM exclude and r ° the COMMON AREAS,
REGULATIONS establ~~ejiedfb said areas / a^d other •strai and
or their tenants o/ LANpIORD andabenae/tde inv'ltees of
to ins COMMON AR A Y LANDLORD from Lime 1nLended purposes end to
TENANT, and 1t shaslshall at all times be subJeetito rlth respect thereto aetordanee rtth
Ds the duL the r1 The rt the RULES ANO
-reefed or permitte0 b y °f TENANT to kp 9hts o/ others to use finis of TENANT in and
time to time close all or ;MiANT or reaultlnq from T NA 1 of said areas fre the same to common rith
Y portion of E NT's operations, • end dear o1 anY obseruettons
"eY. to the opinion of LANplORO, be ^ the COT'MON AREAS to make rapatraAo~IORD may at an
:o anY Person eeessar prevent a d changes or toysueheextentras
'tseourage non customer eparktlnq tieidretn, close temporarily da~atton tMreof or the seerual of any N phis
^ercts• o/ good Dustnesa do and Y or all porttona
mprovement Judgment, LANDLORD rform such other acts In sn oI the said areas to
of the eonventenee and use shall; determine d to said
thereof, to be advisable rtihareas as, in the
a vier t0 the
irtievlar parking area pr •
irk their vehicles areas to De used D '
~d if TENANT only in those Y iLS tenants, If 1t does so,
or its employees paprokrtlona of the Parking area destgnated forANT and its • a
e11 have the right to for their vehicles to an sa snail
st of TENANT' such v~hlCles aL the Y other parks th °Se by LANDlORO,
vvests tams • and its employees vehicle 1/ee~rtse of Te s of the CENTER, LANOLORp
i deletldn^ in rrtting, and TENANT shal l rt rlthln ANT shall furnish IANOlORO rich a
]h of Les t° or from such llat ter nottf fifteen )
employees of t 1ve Y LANDLORD of soy anC Sall aYS after LANDLORD
Leh such set 1 v stone of thta(S) days after each such Chan changes, additions
i1SED p o • reputred to paragraph and of art 0e occurs, TENANT shall ~oe~l'y
or tmmedtatel park 1n, Prior to their Y Parklrtq aress destgnated b
Y after LANOIORD designates an eommenctnq any emplo ment Y LANDLORp
Y particular Y connected rite the
RIGHTS RESERVED f0 parking area to b• used Dy its
yI end the LANDLORD, IANDIORD reaerv
N t ea the following rights rtth res
• peer to the DEMISED
10
011591
rtthout itaDiltty to itNANT,
15.1, Upon thtrt~ (SD) days notice to TENANT, t0 chanp• the name or street address o/ the CENTER
15.2. To decorate, remodel, rapatr, 'alter or otMrvl p
du~tnq tn• TERM tf TENANT vacates or abandons the DEMISED PREMISES.
s• pre are the DEMISED PREMISES /or reoc cu pa nay
15.1, To grant to anyone the exclusive right to conduct any particular business or undertsktnq to ins
• 1. 9.
CENTER, so long as any sucA exclusive right does net prohibit the PERMITTED USE set forth to Parsgrapn
15.1, Upon ^etie• to TENANT (except 1n situations o/ emergency chore ne notice shall be reeutred), to
enter the DEMISED PREMISES for t^sDecetons, repairs, alterations or additions to the DEMISED PREMISES, or
Then such entry is required 1n tonneetlon rtth the tnspect/on, repa/r, alteration or addltton to other
portions of the CENTER,
15.5. Upon notice to TENANT, to exhibit the DEMISED PREMISES to ethers,
15.6. To display "Far Rent" stpns during the ninety (90) day parted
TERM.
Prior to tM sxpLratlon o/ the
15.7. To enter the DEMISED PREMISES for any purpose whatsoever related to the aafst
prssarvatlon or improvement o1 the DEMISED PREMISES or the bvlldtn
CENTER, rtthout being deemed guilty of an q of rhteh seine is a Y. Drotectton,
rtthout being liable in any manner to TENANT,evietion or disturbance of TENANi's use and Dart, or the
possession and
15.9• TO prpmulgat• RULES AND pEGULAT10N5 /coin time t0 tame, rhteh RVLES AND REGULATIONS TENANT
+grees Ic rill be boun0 to and rill comply rich upon notice of same to TENANT.
CFNTERSas•LANOLORD deems des/rablealn ells ispl~ discretion, deletlens, renovations, and decorations to the
16. RULES AND RE6ULATIONS. TENANT agrees that at the t01• dlsCretlOn of LANDlORO, reasonable RULES AND
REGUI I N regarding t • use, operation and malntenane• of the various dam/sad
rithtn tM CENTER, may b• establ'isMd or amended p
RULES AND REGUTATIDHS that shall be now or herea/tee tnNeffeetaf~omEtims tovttme,s Thaab^ dtialOMRUIESsAt;p
REGULATIONS prpmulgated by LANDLORD are those contained to Exhibit "C" aetaehad hereto and made a
^ereo/, and upon the •stabltsMnent of ner RULES AND REGULATIONS and/or the amendment to existing RULES AND
REGULATIONS, rrttien notice of same shall De Dart
contained aha11 De construed to tin Provided by LANDLORD to TENANT, q this LEASE
REGULATi0N5 or tarws pose uPOn LANDLORD any duty or obligation to enforce the RVLES AND
covenants or conditions 1n any other lease, as against •ny other tenant and LANDLORD
agents, visitors or iteensees.
shall not be liable to TENANT /or violation of the same. by any other tenant, its servants, employees,
17, $1GNS ANNING$ AND CANOPIES. Prior t0 the COrsiENCEMEHi DATE TENANT shalt Install
of or r~tntn the M M(SES as ma
Exhtbtt D," and any arnin Y be required by LANDLORO's st n a^Y sign(s) outstd•
"rtetnq by LANDLORD. Norevr~^pDY. decoration, lettering or adverttsinp m•ttariauthorts•d ordrequlrad 1n
subJeet eo the a the location, type, aia• and eenstruetlon of same shat) at all times De
Pproval of LANDLORD, end must comply rtth all aPPltcabl•
+^Y covenants or reserietions affecting eM CENTER, TENANT eha11 matntatn the fore otn to
and repair at all times. TENANT x111 not have the right to install a sign on •n rnmental reeutremsnts and
Ina CENTER, unless LANDLORD consents to such tnstailatton in rrtttn e e good eondtete"
~ehhetd at LANDIORD's sole discretion, At the request o/ AN Y Dy1on or common sign -pr
modaltn l OLORD ~n eonneee~onerttha~heerepatntangr
q or nnovatton Of LM CENTER, TENANT at 1tf expense shell remove and replace any sign, am tnq pr
a^ePY on the exterior of the DEMISED PREMISES, and tf LANDLORD ehangaa the st n
TENANT sha it promptly raplad• ite exterior llgn rlth a e/qn eenformtng tosueh ner crlt•ri a. An
arn+nq pr unoDy shell b• removed by TEHANJ uDOn the termination of this LEASE 0 and it/ reM f removal Cof Tany
ate^, arntnq or canopy causes any damage to the DEMISED PREMISES or to sn Y sIq^,
stq^, arnlnq pr eano Y Portion of the CENTER, TENANT
agrees to either rapatr such damage or to compensate LANDLORD for same, If TENANT fails Lo remove any
the propert p/ DY upon LM termination Of tM t LEASE, then such s1gn, ~rM n
Y LANDLORD, and TENANT shall Pay /or the cost of r 9 or canoe
thereby, upon rrttien demand by LANDLORD. Y aha11 Dacome
emovtnq same, and •ny damage posed
1B. REPAIRS AHD ALTERATIONS OF OEMi5E0 PREMISES.
end eondamnatton, N
18.1, LANDLORD'S OD11 attona. Sub~eet to the provtstons of those paragraphs dealing rtth deseruetion
PREMISES, except for net:essa~y r~patrsbtorth•islaptjl~~e any repo/rf of any-kind or nature t0 the DEMISED
or ceiling thereof (but not any burg or decorative eellingvornllghtY/1xLures),eand structural repairs t0
the building of ri+tcA the DEMISED PREMISES forme a q) a^d structural rep/
the slab doer, root or structure sha 11 have been pccaelonedtbysanyeaetCeomtsston or negllgenc• of TENANT,
or any subtenant, or 1lesnsee of TENANT, Y of such repairs to
contractors, or is otherrls• caused by TENANT heir respectly employees, a
for all costs o/ such rs ~ in rhtch event TENANT sha p e/orthrlth on mbursev LANDLORD
reDalra, at TEMAHT's costpandseor' at the election Of LANDLORD, TENANT
rapatr, not be required to make any rapatr
unless and until a reasonable ttmenatteriTENANTegtves LANDLORD rrltten notice o/ th•ineussityaforsthe
18.2. TENANT'S Ob11 attons.
and condemnation and eh• SuD~eet Lo the provision of those paragraphs dealing rtth Oastructton
end matntatn the DEMISED PR M e tnq subparagraph, TENANT agrees, et TENANT'
all repairs thereto, end the Sf sxturesaand ni ei erY part there0/ 1n s Orn Cost end expense, to aeep
rtehovt limiting M• generalit Cu Dment tMreln and th~~ order and eandit/on and to mays
door frsmest /lour Y of the Iorepotnq, the storefront DDurtenancas thereto, including,
grills or similar enelosur~s~ interior raTls,~ eetltnps, columns sM rlndors and rindpr /ramssl doors and
sprtnkler and alarm 1 all of TENANT partitions, storm shuttersi security
such •s are tnstalladyorete' •qutpaent, /lxturesaandifae 1111es eegrvtnne, •lectNeal, Dlumbtn
oeated outstd• of the DEMISED PREMISES and rhichhe^elu~Svi1PREMiSES (tncludlgnq
PREM[SES). TENANT shalt 1n/Elate •n0 Carry out a prpgram of regular matntenanc• and rapatr of the DEM
PREMISES, including the patnttn Y serve the DEMISED
impede, to tM extent q or Oaeorating of all Great 01 the interior and the storefront, so asSto
+n a first class. ela~1eneat and ea ttraettvabeond~~ton,
^otic• to IENANT, Y veer and leer end to keep the DEMlSEO RREMISES
LANDLORD may assume the ras Notrtthatandlnq the foregoing, upon rrltten
COMMON ExPENSE, and to that avant, TENANT Do^siDtiity for matntenanee of TENANi's ator•/root a• a
responatbl• for such matntenanee unt11 LANDLORD l/vrther inn tnta/n the sterefronL and LANDLORD rill
T T will De resDOns101• for ma/ntalntn ba
g the a1r CendltlonlnpiandTheating sy^t:•mse~ d i•vt In addltton,
MISED DREMISES in good condition at ail times, and to make any repairs or replacements to such Gtr
q pment serving
it
GEN-011591
conditioning and heating s~stem• and pulpment. TENANT shall maintain at its expense thr h
a matntanane• contract /o}' tM a/r COndltlonl
DREMISES rich a contractor a ^0 end heating system and equipment ovq out the TERM,
pOroved in rr4iing by LANDLORD or selected /rpm a list of serving the DEMISED
br LANDLORD, rhteh maintenance eontrae! shall provide, at a m4nlmum, for
tnalvdtn contractors provided
9. but not limited tot cleaning condensate drains, treat/ng draQnsrrtthyalgtetdel~lubr~eattnq
motors and blorerst 1nsMetlnq tiring, controls, belts and pulleys, and replaet
necessary; checking for refrlgeraLion leak. and eorreettnq satnel and t:heektn
and shall also Provide for reDlaetnp /liters at ieast s/x ^9 or reoatrlnq same as
eded. TENANT shall give LANDLORD a (6) ttmiti 9 overall •outpmenc operation;
~y event 1ENANi shall glue LANDLORD a eoPOY olftMemaintenaneeeeontraet tyasrrsquestedfbequently as may be
NDLORD a copy oI a her malnLenane• contract 'pr rrltten •rtdene• of the ventral or axtens ton ofdthe
maintenance contract not lass than thirty (30 da a Drior to occupancy, and shall give
LANDLORD copies of all 1nsDeetlon r• ) Y prior to tM expiration of same, TENANT shall give
after receipt o/ same by TENANT, Allp r palrsrtohth•t alto ondttfon,npn and ah•atenq ssystemstand equipment
sarv.enp the DEMISED PREMISES rhich are not covered by any such maintenance contracts shall Da tha
rasponsSDtlity Of TENANT, TENANT'. responslbtlltles hereunder Include any repairs as are requtrad by •ny
governmental agency having ~urlsdletlon !hereof rMther the same is ordinary er sxtraordtnary, Ioreseen or
unIoreseen, or rhteh may be requ !red to comply rlth tM Tars, ord lnaneas, rules or repvlattons ~o/ any
controlitnq governmental auLMrity, or rh4eh LANDLORD may deem reasonably necessary or destrabl• co
prevent vast. or deterioration in connection rith the DEMISED PREMISES.
iB.3. LANOIORD's A royal Ior Repairs. TENANT shall not make any repairs rhtch could materially
alter the N M Or t • a ~~
install a.ny additional • u1 ppearanee thereof from that prevlouslY +pProved b
0 pment therein (other than trade fixtures removable rtthout mat rtal0damagenta
the DEMISED PRENISES) rlthout,~ 1n each instance, providing LANDLORD rlth plans and sDeeiftcattons for
such repairs or tnstellatlon and obtaining LANDlORO'S prior rrltten approval 01 same. An r
bs made in aeeordane• rtth the plans end spec//4eatfons approved b
performed to s rortmanllk• manner and 1n eaapltance r/th •11 eontrollinp lets, ordlnanees,YOrders,srulas'
rogvlattons, and other requirements of alt eontrollin Y LANDLORD. All repairs shat} be
TENANT shall be required to obtain all neeessar 0 Government author4ttes and, there aDDl+cable,
commencing any reDatrs. Y governmental permits and authorl:actena prior co
rsplaeements~frenerans,oa terattons, addttlons,rt provements and hbettermentsDh, shal} mean all repairs,
18.5. TENANT': Failure to R• air,
aeeordane• rich the terms and If TENANT shall Ia11, refuse or neglect to make repairs to
reason of an Provtatons of Lhls LEASE. or c/ LANDLORD is re0ulred to msk• any repairs by
or • subtenant, or 1leense• of TENANT, or their
resoeetty employees~iagents,o eustaners,1CetnvlteesAOr contractors, LANDLORD shall have the right at tea
option, to msk• such reDalrs on behal/ of and for the account of TENANT and Lo enter upon the DEMISED
PRENISES for such purposes, and add the cost and expense thereof to the next TENANT PAYMENT due LANOLORp
and TENANT agrees eo pay such amount as •n addlt/onal TENANT PAYMENT herwnder r/tA any appltcabl• sales
tnxanyumanneritM ob1 pat ohs asaumedabygTENANihhereunder~ or eonatitut• a rawer on the
of TENANT's default 1n fa111ng to msk• the repair, pose any duty uDOn LANDLORD, or a//set
part of LANDLORD
19. INSURANCE.
19.1, TENANT': insurance. TENANT agrees to secure and keep 1n fore. from and .liar the date LANDLORD
expenses
shall deliver possesaton o the DEMISED PREMISES to TENANT and throughout the TERM, at TENANT': orn cost
19.1,1, Commercla) general 11ab111ty lnsvrane• rlth a s/ng1• casDlned ttmlt, Inctvdinq an
v rsl}a or •xuss cormierelal policy, 1n an amount of noL less than 1,
as may b• reasonably required b f OOO,D00 or such •ddittenal.amount
t^1urY. death or Y LANDLORD /tom time t0 time, rhieh shall include tnsursne• for
property damage oeeurr4ng upon, 1n pr about the DEMISED PRENISES, including rateredamaG•
ant sprinkler }eakag• legal ltabll/ty if sprinklers are Installed r/thtn the DEMISED PREMISES, and shall
include Droducts and completed Operations Coverage.
19.1.2. TENANT leaseho}d improvement and
TENANT'S NORK, iENANT's leasehold improvements, the hepit4 p iandral~e eondttitoning equipment servln
DEMISED DREMISES, and all trade f4xtvres, furniture, deeorat4ona, • ut 0 all the Items tnelude0 in
Rersonal property /rpm C1me to ttsie in, q pmtnt, inventor 0 the
changes mad. by TENANT, in on or upon the DEMISED PREMISES, and alterationss~r~aa~~~o,•,ssod
from time to Lime dur/n an amwnt net less than one hvrMred (1005) percent o/ their replacement cost
form of fire and •xtend•0 eov•r,q• pt suranei p~;eet4ei against per/ls fnetuded rtthen a atandar0 Florida
sprinklers •r• installed), vandalism, the/t, Y. egether r4th tnsursne• .pain:t sprinkler damage (1/
coverage for •11 plat. glass along the •xterlardralls otf tM DEMISED PREMISES~I At LANDLORD S optton9lany
oroeesds Iron such insurance shall be M1d by •n .actor agent aPOroved b
rssteratien, reconstruction or replacement of the property damaged or Destroyed unless this LEASE enall
caas• and terminate as hereinafter r Y LANOlORO for the reoatr,
p Ovtded.
to •n amount ol3notNlesarehan S1!000t000,1n the amount required by lac, and employer's 11ab111ty lnsuranee
used Dy TENANT'S•employe~seln tM -orned and hired vehicle insurance for any non-orned vehicles that are
TENANT orns or leases any vehicles used /n theAoperatton of sits businesst cf not less than 51,000,0001 t1
to an amount o/ not Tess than S1,000,OOOt business Interruption lnsuranee su/Relent to Bever TENANT':
ovarhi.ad arM payroll for •t least •1x~ ewnthat liquor 1labtlit In ommereial automobile lnsuranc•
aleoho}te beverages are sold from tM DEMISED PREMISESI and such other atnsur~ne~ as LANDLORD may
reasonably require and ^s 1a custemaril 11,000,000.00 t1
amounts as LANDLORD may reasonably requlr~ carried by businesses similar to TENANi'$ business, fn such
19.1.5. Durtnp any Period then TENANT's bORK is betnp performed or Then •n
is being per/orned rtthtn the DEMISED PRENISES by or for TENANT, TENANT
LANOlORO as a loss or its contractor(s) shall prov eds
builder's risk tnsursne• equal to the replacement cost of any improvements being eo atruetad,tpnaminq
3 000,000.
1ess~than 1, Payee. and ornars and eontraeto-s Protective ltab111ty tnsvranee In an amount of not
19.2. TENANT's lnsuranee - S ial R• utrements, All
19.1 shall D• issue to ore an policies of lnsvrance provided for 1n Paragraph
the^~rrent BesL's Gu1de, and y an nsuranee apepany aPProved by LANDLORD rated A VIi or Dotter by the
poi gw11Ilea to d0 business 1n eM State of Florida. Each and .wry such
12
GEM-011591
19.2.1, saa11, .. to
completed operation the CO'^+»rctal gtMral 11ab111t
+nsuranee, liquor 11±b 11tY D nsurance~ye• s non-orned and hire0 y tnsuranee
follortn and ern vehicle tnsurane~~neluding Droduets an,
9 parties (the "Interested P „ •rf and contractor eaemeretal
?^Y ground lessor or mortgagee efarties ) as addlttonal InsuredsioLANOLORDIandiits •penes andamanagers`
designated tr1 rrtttn the CENTER, and Y tnsuranee, name the
9 by notice from LANDLORD to TENANTIny other parties to interese 1r
19. ?. 2. shall °'" t'me to time
before delivery of (or • eertlflea!• thereof shall
• the •^ptration of pOSS•sslon of the PREMISES to TENANT )and thereafl~ trithin thin
addttiona) each such policy, and, Interested Parties upon or
policies shall b• procured andamalntatned byyTENANT to 11k• manner Y (30) da s
Dopey shall expire or terminate y rensral or
19.2.3, shall contain a and to 11k• •^centl
Lhtrty (30) days nottee to rrttln tnovlsion that the insurer rill
date o/ anY reduction to the amounts ofdlnsuranCeany CanCellat/on, glue the Interested pe
termtnatlon or lapse, 'ties at lease
19.2. a, or any other material ehangei °r the •ffeetiv
of coverage rh1Ch theljnterest d Parties malmarY Doltey rhich does n
Y Carry, eiy of contribute to and is not to e•eess
19.2.5, shall eontatn a provision that the
insureds or named as loss Payees, shall nevertheless
Loss occasioned to them, Intereseed Parties, although added as addlttonal
or Lhetr servants ~ entitled to recover under
. agents and employees by reason of the ne slid Dolteies for
19.3. TENANi's Insurance Blanket Polteies, q genc• o/ TENANT, any
maintained by means o • pe ie or
or insureds, Y po fetes o A^Y lnsuranee provided for in Paragraph 19.1 may be
be named as an°addittonaletnsuredaor (t) LANDLORD • Q •nnsiaranee, eovertn
Y other 9 •ddttional Items or locations
(ti) the eovera • as loss Oayeea, as set forth eaboved Pareses set forth •DOV• shall
dim intshed b q alforded LANDLORD and any such other jnterested Parties Lr' 11 interest ma •
y reason of the use of such blanket poke r PPear,
(except any covering the .risks re/erred to 1n Paragraph 19.11 luranesi (111 en °t be re pollcles
/urntsh LANDLORD rich a rritten statement Iron
the total inSUranCe allocated to the TE NAN 7's improvement/ and !hall sPeCt/ Y such poltc pr
the insurers under such Y therein (or iENANi shall
Paragraph 19.1,2, end po11eY sDecif to
(tv) the requirements set forth 1n tAts Paragraph 19 arerotherris• sails/'edmount of
Y speClf1Ca11Y detailed to
19. t, TENANT's Insurance Ins action of polleies D
reasonabl• trines to inspect t • pe 1c1es o LANDLORD,
rhich pollcles or copies thereof are not Oeltveredance o TENANT agrees to Deraitt LANDLORD at all
rtth resDeet to the DEMISED PREMISES for
19.5. LANDLORD'S Insuranie, to LANDLORD.
19.5.1, Pub11c L1ab111t
11iDi11ty Inau rynC• rit and Pro art Dama •.
not less than ~ 1~ a sing • et>rabined tmtt, LANDLORD shall maintain
oeeurrin S 000,000, rhich shall include tnsur.nce n{ornY umbrella or •^eess eommeretaTtal general
9 upO^' in or about the CENTER. personal in ur poitey, of
,! y, death or property damaq•
19.5.2, Real and Personal Pro art
CENTER (excluding any tenant improvements and or ANDLORD, LANDLORD
CENTER pursuant to Para ra h 1 shall maintain insurance covertn
9 0 9.1,2, or sn Property requ/red to be insured g the
protection against Dertla included rithin Y stmllar provision 1n DY any tenant of the
lnsuranee poke the •tandar a^Y lease 1n the CENTER ,
vandalism Y, together rlth tnsuranee agalnst s rink! Florida lorm of fire ) Providing
. and malicious mischief, and tueh other risks as +nd •^teneed coverage
p • damaq• (tf sprinkler aystems are installed),
19,5.3. Rent IANOLORD may from time to time detereine,
he CENTER agalnst osa nOSUranee, LANDLORD may Carry rent loss insurance rtth respect to al'
times eh• sum of the averT PAYMENTS 1n an aggregate amount equal to not more than
tenants as TENANT PAYMENTSg menLhly amount estimated /rpm tenants in
pursuant to the leases o/ such tenantsetnithe CENTER LORD to be treney./our (24)
payable Dy such
nscesser
y o9 desiraDei LTnsv~=' LANDLORD may Garr
claims rhich ma Protect 1t agatnat lots rith r~sch °ther insurane• as tt deems r
Y arise out of the operation of Lhe CENTER, Peet to the CENTER or easonably
to Protect 1e agalnst
19.5.5. Any such insurance ma
insurance, covering additional items or locaLlonsloralnsureds.
DY aean• of a policy or policies o/ blanket
19.5,6. TENANT shall have no rtghes In any polic or
not, by reason o/ payment by TENANT, as part of the COMMON EXPEN E iCONTRI9UTiON~"ed b
the LANDLORD'S premium for such insurance b• entitled Lo b• Y LANDLORD and shall
a named insured therevnderts pro rata share of
19.6. TENANT'S Liabiltt for Aeta A//ecttn
or permit or su er to • sloe ed LANOLORO s lnsuranee,
PREMISES rhich ma ' ute or so any artiC a TENANT shall not stock, use, sell
regulations of the YF1re Insurane~ Rattnp Orpaniration haul or do anything to or about tn• DEMISED
rill increase any insurane• rates and r any of LANDLORD'e tnsuranee polleies or rules and
part and/or an P emlums on the DEMISED iREMISES ion or any similar Dod>' or rhich
insurane• eomp~^1iseto ~lnspeCLS the DEMISED PREMiSESLM CENTER, TENANT r ~j build i^
made b q Of rhich it forms a
y such insurance companies to reduce the risk of 1o tt111 coin 1 permit agents o/ LANOLORO'S
rith the foragCtn 0 Y rlth any reasonabl• ree
De increased, TENANT ah ~ insurane• rates aDD11Cab1• to en If as a result of TENANT'S fatlu~odattons
as sn addlttonal TENANTps to pay LANOLORO rithin ten Y pollcles of lniuranN tarried b Comply
PAYMENT hereunder, the enltre`10) days after IANDLORO's rr/tten demandLtherefor~
shall b• attributable to sueA higher rates.
DY the insurane• Portion o/ the premiums for sa/d tnsuranee rhich
result of an carrier, or tf any claim for loss or
TENANT Y of the aforementl dame
n emnlfy and hold LANOLORDnharwleasAfron°irallYdamaeesimin l"suranc• carrier, as
q by, throvyh or under
g • Costs and •apensea rhich
loss or damaq• rhich is covered b
19.7, Mutual waivers and Ma/ver of Subr an on, Landlord and Tenant agree that rtth respect to any
one carrying or required Mrwnder tosbeaearreinri~ or r
the other from an equlred to be earn ed by them, respective!
y claims rich respect to such glosshorndama^ee rh Qhtneurrin Y. ehs
under such tnsuranee! and they further mutual! 9 the loss or damaq• releases
right of subrogatton • einst Y agree their ree ere or rould have Deen rKDverabl•
ratvtn 9 the other on account the Peetive insurane• eanpinies shall have no
q sueA right of subrogatton, roof end the/r pollcles eha11 eontatn • elws•
DESTRUCTION, If the DEMISED PREMISES or any pertlon tN the CENTER shall be damaged or destro
r other casualty insured under LANDLORD'S insure
nee policies, then upon IANOIORD's receipt ofdehe
13
GEN-011591
insurance proceeds, I~NOII shall,
• (a^elusty• of TENANT s tm row except as otherrlse provtdee Herein,
inventory, supplies an~ other eiMnts, fixtures, furntshln repair and r
e+tsttnq tminedtatel personal gs, deeorattons, equtpment,efTS~ehand si+ei+e
Y prior to sueA Property and contents) to substanttall
insursnee proceeds received b damage or destrwetten, Y the acme condition thereof
Y LANDLORD therefor, 1lmteed, horever to the extent o1
20.1. The DEMISED PREMISES to rendered rholl I/ by reason of such oeeurreneee the
20.2. The DEMISED PREMISES 1s damaged to r y untenantaDle, or
• by LANOLORD's tnsuranee pollefesl or M1e or in part as a result o/ • risk rhteh is Hoe covered
20.3. The OEMiSEO PREMISES is damaged to thole or to part during the last year of tn• TERM1 or
?0. a, Ths building of rhtch the DEMISED PREMISES forma a
PREM15E5 to damaged) to such extent equal to f1/ty (SOS
thareo/, or to such extent that /lit Dart is damaged (rhstAer Or not the OEM-SEO
+s rendered rholl Y (SO;) Percent or ) Percent or more o1 the then replacement value
Y untenantaDtel or more of the GROSS IEASABIE AREA rltAin the CENTER
PREMiSESStsS dame edldtng or the
0 ) to such an •xtC~intN tA~LA«f CENTER Eesnnot r1n damaged (rhether or not the DEMISED
LANDLORD be operated as an integral until
the sole Dut reasonaDle.~udgx+ent o/
tMn or in any auch events. LANOlORO ma
tots LEASE by rrltten notice of ter+nlnattonltotTENANT rte repair the
o/ such ociurrence, and thereu damage as aforesaid, or to ter,ninat•
though the date of LANDLORD's Pnottee erasA the date heretnnftxedhf rred ereneY (120) days a/tar the date
TENANT shall vacate and surrender the DEMTSED PREMJSESato LAMDIORp mate rith the same Ioree and a/lees as
a/orssatd, TENANT'a liaD111t / r o the teriatnation of ehts LEASE
date of the tarmtnatton ofY o all TENANT PAYMENTS reserved hereun~r sA~lleo~ase ash of these//ecttve
hereinafter set forth. Un)esstthts (EASE, auD~ece, horever,
in full force and of/cot and the IEASE 1a terminated p to the provisions for the prior abatement
/fifteen (1S) days after LANDLORD hasa•ubstanatetl t ~e Y IANDlORO as aforesaid, tAis IEASE shall remain
stia-i cox+m•nee and cnersafter d111 coil Y epairedao~n~eeonstrYteeted thetDEMJSEOrPRYM and rientn
1ENANT's 1mOrovements. fixtures, fu ntaAtnProceed as soon E lSES TENANT
and other personal 9s, deeorattons, a~ uPiractieable to repair, -estore or replace
equal to that; sxtstj~eperty and contents 1n the DEMISED PREMISES~1nna'siannerandl e, inventor
all insurance earn ed y riTr to the damaq• or destruction and at the oDt/on ofn LANOIOROikh t a eondttton
trustee selected b Y ENANT on safd property shall b• Mld to
Y LANDLORD for Lhe purposes of such repair, restoration er r~plac~~n~ r Proceeds of
OCMr c0-pOrate
11 by reason of /ire or other eaaualt tM
TENANT PAYMENTS shall De fully abated from and after sueA casualty, or f/ onl
Y DEMISED PREMISES is rendered rholly untenantaDle, the
abated proportionately as to that portion of the OENISED PREMISES rendered untenantaDle
shall elect to terminate this LEASE Y DaretallY damaged shall be
PREMISES have been substantially re pa/r~d f~^d sr~i~oredfor until TENANT's business o (unless LANDLORD
in the DEMISED PREMISES, whichever Y LANDLORD to TENANT rose the OEn1SED
business in Cne DEMISED PREMISES or :h+all first occur, TENANT shall Aerations are restored
reasonably Praetieabl• /tom Y Part thareo/ not so dams i:onttnu• the operation of TENANT'a
0/ the iENANi PAYMENTS, as tM standpoint of prudent bus/Hess management a 4 y such period to the extent
other oDligaetons of TENANfhhe~~und r~ see forth, notAtng hereto cootsloco shall be eonstru du to abatee~any
of TENANT or o1 TENANT's subtenants, 1/eenseesaa ee erae orhs rot invie••s or
employees, there shall b• no abae•m•ne of T A Casualty she 11 pe caused by ti+• n•ptiesne•
aarmEnis neretnabove set forth, TENANT shallEnotT PAYMENTS, their resDeettve.a~ents or
OlORO for an tom be entitled tOe and hereDYera bvea mall clatmhe TENANT
/or for any Ytneonvintenee or annoyance oceasstoned b
use of the thole or any part o/ one OEM15EDsPREM15ES
• P-ovtaions Of any statute Or Other lar rhich ma Y auch dame •. p ~
such damaq• or destruetton, Y be 1n •/feet atdthertlmeoo~i the tr er restoration,
to termtnat• a lease u under rhlch a lease 1s ausdxatleall i
TENANT, ~n the occurrence of an Y terminated or a tenant is given the right
Y auch damage or destruetton, are hereby exR-essly ratved by
21. CONDE~ipN.
21,1. Total, If the whole of the DEMISED PREMISES or auch
untsnantable shall De acquired or taken by eminent domain far an Part thereof as rill render ehe remainder
purchase to lieu thereof, then this LEASE and the TERM hereof shallb automat/call
o/ the date LANDLORD's title to the DEM15E0 PREMISES fa ftnall quasi-public use or by private
Y divested Y cease and termtnat• as
21.2. Partial. (f an Pursuant to sueA proceedings,
render that Y Oart of the DEMISED PREMISES shall be se taken and auch
portion not so taken unsuitable for the ~
Purposes for rhtch Lhe pEMiSED PREMISES are leased, ~
then IANOLORD and TENANT shall eaeA have the right to terminate this IEASE Dy mitten notttee gtven9to tithe =
other rtthin sixty (60) days after tM date LANDLORD'
pursuant to auch proeeedin s title to the OEMJSFO PREMISES 1s 1tna11
not be terminated, as a/or~saidf any Part of the DEMISED PREMISES shall be Y divested
in lull force and of/eat, except that futureETENAN7dPAYMENTStshallrbe redueedotnathe samathis LEASE•sha11
the GROSS LEASABLE AREA of the Provisions hereof shall continue
and LANOIORD shall, u DEMISED PREMISES taken bears to the original GROSS LEASABLE AREA demised,
pon receipt o/ Lhe arard for proportion that
(exelustve of TENANT'S improvements, ftxturea,~h taktnq, make all necessary repairs or alteratlona C
inventory, supplies an0 other personal furnlthl
DREMiSES rematntn Propert and ogee decorations, equipment, merchandise,
of rhtch the DEMISED PREM(SEStformsna r eondttton as tA~ t~~~evmstane~a tell the portion of the DEMISED
building not so taken • eomplet• arehlteeturaltuntte extent necessary to eonst• tut ~ the to the building
not b• r•Quired tv spend for auch repair and alterations reir~anhamount to excess of ehe reap et v amount
received Dy LANDLORD as damages for the takl that IANOlORO, in any event, shall
rnteh tt forms a part, and rtthin fifteen (15 daysuthenafter TENANTMISED PREMISES and o/ the bvlldtnq of
and Lhsrea/tar dtilgently proceed as soon as , at TENANT s expense, shall commence
to TENANf's improvements, fixtures, /urnishtn s ctlcable to eomplet• all necessary repairs and alterations
and other personal property and eonCents. 9 . deeoratlons, equipment, mercMndise, inventor L
Y. suDDlles ~,!
21.3. Aa used herein, the amount rete/ved by IANOLORD shall mean that
condemnation or eminent domain Proceedings received b r
rhich is free ^nd clear of all portion o/ the arard to '
trust or any Around or under) 1n prior claims or eollectlonsLDRD from the i:onde+aninq or taktnq authority
Y q lessors, Y the holders of any xaregsges or deeds of
21.a, 1f more than trsnty (20;) percent of the 6R °
0~0 DREMISES forms a part or of the CENTER shall D• taOkinLas~aAfolr~s~REdA ~ANOLORO she/lnnavi tMtrtght~
b tten notice given to TENANT, to termtnat• this LEASE, sueA teriatnatton eo be a/feetive as v/ th
•
1{ ,
GEN-011591
date LANDLORD's t ale to ~-tnally divested pursuant to such proeet-dtngs. (f so much o/ the CENTER shall De
taken so as to render t1t~s Continued buflneaa operatl0n Of the DEMISED PREMISES impossible, then either
party r111 have the right to terminate this (EASE by rrltten nattce to the other, such termination to b•
effeeLtve as of the date LANDLORD's title to such part of the CENiER is finally dlveste0 pursuant to such
proeeeilings.
21,5. i/ this LEASE is terminated as previde0 to this Para9•aDh, all TENANT PAYMENTS shall be Datd Dy
TENANT up to the date that potsasalon 1s to De taken by pvpl~c authority and LANDLORD fha11 make an
~ultable refund o/ any TENANT PAVM[NTS Daid by TENANT 1n advance and trot yea earned.
21.6. Arard. A11 damages or Compensation ararded or pa/0 /or any such taking, rhether /or the rho le
or a part o'}'-fete DEMISED PREMISES or any part of the land, butldfnga and lmprovemenls eonstttutenq the
CENTER, shall Delonq to and be the property Of LANDLORD rtthout any parttetpatton Dy TENANT, rhether such
aamages or compensation shall be awarded or oatd for diminution to value o/ the fee or any interest of
LANDLORD in the CENTER, or in the ieasehold estate created hereby, and TENANT hereby expressly calves and
rel tneutshes all claims to such award or compensation or any part thereof and of the right to partlctpate
to any even eondemnatton or eminent dtMnaln proCeedinga agalnst the ornate of any interest to the CENTER,
provided, horever, that nothing herein Contained shall be construed to preclude TENANT frpm ~proseeuttnq
any claim directly against the condemning or taking authority, Dut not agalnst LANDIORD, for the value o/
or damages to and/or for the cost o1 removal of TENANT's movable trade /ixeures and other personal
property rhlch under the terms of thin LEASE could remain TENANT'S property upon the expiration of the
TERM, as may be recoverable by TENANT 1n TENANT'S orn right, provided /urther, that no such claim steal!
other iallolnstruments thatrmaYYbefrepulredOtORe//actuate thech party agrees to execute and deliver to the
provisions of this paragraph,
22. MECHANICS' LIENS.
22.1, if anY meehante's lien is recorded agalnst the DEMISED PREMISES or against TENANT'! leasehold
interest to Lhe DEMISED PREMISES by reason of cork, labor, services or materials supplied or claimed to
heve•been supplied to TENANT, TENANT shall, r/tA1n thirty (30) days after not/ee of tAe filing shereol,
cause such lien to be discharged of record by payment, deDOait, bond, order of a court o/ eanpetene
~urisd tctton, or otherrtse. TENANT shall have the rtpht to e:onteet the validity of any lien or claim
provided TENANT shall first have posted • bond to insure that upon f1na1 determination of the validity of
sues lien or claim, tENANT rill pay any ~vdgment rendered agalnst it rtth ail proper costs an0 charges,
and ritl have such lien released rttAOUt cost to LANDLORD.
not be2sub~eetetonanyemeehantC Ns Lo r o her 11~^s«Ip twprovementsem~d~to~D PREMISES or to the CENTER shell
or antaston of TENANT shall give any person or entity the right to /ale acmeehanieasfor otherN~en agalnst
such interest rtthout LANDLORD'S prior rrltten consent. LANDLORD shall not be responsible for any cork
performed or to bs performed on, er for any materials furnished or to be Ivrnished at, the DEMISED
DREMISES, for TENANT or any other person or entity, and no extehante's or other lien /or such cork or
materials shall attach to the reversionary or other interest of LANDLORD or any ground lessor in the
DEMTSED PREMISES. AL the reQuest of LANDLORD. TENANT sgrees to execute • short /orm lease Ior the sole
purpose of putting third persons on notice of the provisions o/ this pare ra h
Statutes, Seetton 718.10, and // sucA short form lease is executed, then at an
LANDLORD, TENANT /urther agrees to execute an Instrument terminatin 9 P pursuant to Florida
Y time at the reQuesc o/
q such short form lease,
22.3. TENANT shall notify any contractor making any tmprovemenes upon the DEMISED PREMISES o/ the
DrOV 1710na of this paragraph before such eoneraetor commences to make such improvements.
~oEfAUi.r.
23.1, Events of Default. The /ollorlnq shall constitute a default on the part of TENANTt
deliver to2LANDLORDhanyaTENANT PAYMENT forPrhtch a duo d~L~DfsRa any report o/ GROSS SALES or to
and rtthtn three (3) days after rrttten demand Dy LANDLORD, andp/%iLANDIORD Is reeulred to make more than
tro such rrltten demands rtthtn an Y Drovlded for after same Is due
snail also constitute a default onytM secvtlve erelve (12) month period, at the election of LANDLORD acme
part of TENANT.
ored to LANOLORD•forerhlehva due date Nts not apectftealiver to LANDLORD any other TENANT PAYMENT or monies
demand Dy LANDLORD. y Drovlded for rlthln three (3) days after rrttten
23.1,3. The fat lure of TENANT to comply rtth any other Oroviston of this .Lease as soon as is
reasonably practical, but In no event later than seven (7) days alter rrltten Demand by LANDIORD, except
that t/ any such tatlure is not capable of being cured rtthtn such seven (7) daY Period, and f/ rlthln
such seven ()) daY period TENANT gives IANOLORD rrltten rwtlce o1 such fact speetfytng (i) rhY the failure
cannot be cured rlthln the seven (T) day period, (11) the steps TENANT r111 take to cure Lhe failure, and
(t11) the time then the tatlure can be Cured, TENANT shall De given a reasonably time to cure such failure
so long as TENANT has timely commenced and thereafter diltpenely D-oceeds to completely cure such failure
as soon as posstbla. In addition, 1/ LANDLORD to required to make more than fro such rrltten demands for
any similar failure, at the etectlon of LANDLORD, same shall also constitute a default on the
TENANT rtthout the aDtltty of TENANT eo Cure acme,
part o1
23,1,{, If any voluntary or involuntary pyttiton or s1mlTar pTyadinq under any section Or
sections of any bankruptcy set shall
involuntary proceeding 1n an ~ f11~ by or against TENANT or any guarantor, or any voluntary or
unable eo pay TENANT•s er an Y court shall be instituted eo declare TENAryT or any quaranter /nselvent or
1/ same is not dismissed r/th 9n ethlrL is debt!, and /n the ease o/ an 1nvoluntarY petition or
makes an assignment for the baneflt of ies)cese+to~~ orelfaae reealvyril~ a Droesedinq
TENANT or an , or if TENANT or any qw cantor
Y 9uara^Ior, or t/ TENANT'! leasehold interest Is levied u Dpotnted for any property of
by Process o/ tar, pon under execut/on or is attached
23.1.5. If TENANT vacates or abandons the DEMISED PREMISES.
23.2, LANDLORD's Remedies U on De/au 1L.
23. T. 1, in the event TENANT defaults under the ferias end conditions o/ tht^ LEASE, as set forth
aDovs, LANDLORD, at 1!s option, shall have the lavaedlate right to enter and may remove all persons and
property from the DEMISED PREMISES and such property may be removed and stored 1n a rarehous• or elserhere
at the cost of, and ter the account of TENANT, all rtthout service o1 netiee or resort to 1• el
an hout being deemed guilty of trespass, or Decowtnp 11aDle Ior any less er damage rhteh may be
oe Ted thereb Should LANOLORp elect to re-enter as herein g process
Dos .ton of the DEMISED PREMISES
pursuant to legal prxeedtnga, IANDlO 0 may eteherstermtnace to 1a LEASE
1S
GEN-051992
Or may, from time tO t1m~ rltAout terminatin
to t!~• DEMISED PREMISES as way b• neeessarygi~ho~d~~A to ~~~ ta~h~ pEMISEDi PREMISES avaernndnmaysn ~j~~ aeh:
OEM($ED PREMISES or any part thereof for such term er terms (rh1t:M ayY be for a term •~tendlnq beyond ins
1ERM),.and aL such rental or rentals and upon aueh other terwa and conditions as LANDLORD to its so l•
dtseretlon may deem advisable, and upon •aCA
relettlnq shall D• applied, first aueh relettlnq all monies reeetved by LANDLORD Iron
Rereunder Iron TENANT to LANOLORD~ to the payment of any Indebtedness other than TENANT PAYMENTS sdu•
tncludtn i second, to the payment Of an
9 brokerage fees and attorneys fees end costs o1 such yalteratl0ns,expmprovm•ntsucand repairs,
trd, to the payment o/ any iENAHT PAYMENTS due and unpal0 hereunder • citing,
ecome due and , and the residue, 1/ any, shall be
ld by IANOLORO and applied torards the payment of future TENANT PAYMENTS due hereunder as the ssme may
payable hereunder, in no event shall TENANT have an rt ht to an
LANDLORD from any relettlnq oLMr than to Aave aueh wontes applied torardsgtA• lndebtedneaa o/ TENANT to
LANDLORD sa aloressld, and to the Y monies reeetved Dy
sole property o/ LANDLORD. If suCA rentslsusnd other exceed any indebtedness of TENANT,
is less than the TENANT PAYMENTS to M monies reeetved frees same shall be the
such deftefene to Pa 1d during that wonth by TENANT h• .una. ~t TtENaNTrsn,li^r month
caking o- poss~seton of LOhi'OE SED PREMISES b shall be Calculated and Daid moneAl
Day any
tsrmtnat• this IEASE unless a rrltten not ici Lo/DLsueAshintention nsi'rued :span election on tits nery er
Notrtthstandtnq any aueh relettlnq rithout terminatlen, q to TENANT Dart to
terminate this LEASE for such previous de/cult Dy rrttten ~notD/CeRto mTENANT,any time therea/ter Le1x tRto
termtnate th is LEASE for any default, in addition t0 an Should LANDLORD at an
iENANi ell damages incurred by reason of such breaeA Y time
, including the cost of recovering and relettlnq tRe
DEMISED PREMISES as referred to above, reasonable attorneys fee, mend einelud/nq the 'r0 th at rths vtlm• of
such termination o1 the excess, if any, of the amount of all TENANT PAYMENTS reserved in this LEASE for
eRe remainder of the TERM, Aver tAe tMn reasortabl• rental value of the DEMISED PREMJSES Ior h
m+YtretsEe ~TENANTfarSECURITVuDEPOSiTias' liputddatedydama •s^d wyabl• from TENANT
to LANOIORDt orrLANOLORp
deemed to require LANDLORD to re-enter the DEMISED PREMISES upon d•fa It b~ i NANT,
its option, do nothing rtth respect to the DEMISED PREMISES and hold TENANT reapons,blepforhall TENANT
PAYMENTS dv LANDLORD as snd then same accrue, from y E but LANDI'ORD may, at
sny or all of the MINIMUM RENT lnatallmenes remstntn~ to time thereafter, er
become due snd DayaDl• immediately, Horever, IANOLORD ma due throughout tAe TERM ANrhereupon ssme lshsll
aforementioned and may avaii itself of any other rewedlesyavsilabl• to iLANOLORD as provided by lar,
Dursu• any o1 the remedies
TENANT here3nZ sh~alilt not be entitled stoyanndarstoo0 and agreed. by snd betreen the
a^Y eviction action or r Y abatement or reduction of any 7ENANi PAYM NTies Aareto, that
eviction action or P oeeedinq inatltuted by LANOIORD for non-payment Of sny iENANT PAYMENTAe0L0^pa^~
its performed,
part to b• proeeeding by reason of any brsaeh of TENANT of any Covenant contained 1n this LEASE on
23.3. Ilaiver o/ Tr1a1 b Jur .
eounterclatm rouq t y either TAe parties hereby ratve tr1a1 b
ray connected rlth this LEASE, DeMyre/attonaht• other on any wafter rhatsoeverearistngeoutDefeordtngany
occupancy o/ the DEMISED PREMISES, and/or an D of landlord and tenant created hereby, iENANT's use or
Y clatw for in,lury or damage.
Z]. s. -iatver of Additional Not/ee. Exe• t
LaNOIORD to termtnate this P •s set forth above, no notice shall be required for
TENANT, and TENANT hereby valves snyrand •11 other~ssession of tAe DEMISED PREMISES uDOn the de/cult of
notices rhteh may be required by lar,
23.5. LANDLORO's Self-Mel ,
to • manner reasonaD in the event TENANT fails to
y satlsfactor to AN pe-form any of Its ebltgsttons under this
Y L DLORO, or to the event TENANT fails to pay Ior anything
,'under the terms of this LEASE TENANT Is required t0 Pay for, LANDLORD shall have the right, Dut not
bltgation, uDOn ptvtnq TENANT at least three (]) days prior rr/tten nottee o/ its election to do so
(tn the event o/ any emergency no prior nottee shall be required to
aid for the account of TENANT and to take all suCA •ctlon to
TENANT'! oDltgsttons. In such event, LANDLORD'! Costs and expenses incurred 1nCCdnneetlonertthn Dehal/ e/
cr psytnq for an Perform such obLigattons, or to pay for
upon rrteten demand bpigatt°^ of TENANT sh.a11 be paid by TENANT ^s an add/tional TENANT PAYMENT /ortnrtth
lsrful rats. Th• Y LANDLORD, rich interest Irpm Perfprmtnp
of 1ENANi therefrom,
Payment by LANDLORD of •ny ob1igatloneofaTEHANTDiAa 11 not constitute a re leasehorhratver
notlftes+TENAN o tLS allure tO y
o/ sny TENANT PAYMENT COwpl r/tA any of tM provisions of Lhis LEASE
and TENANT falls to timel -Aare
during the TERM LANDLORD sends TENANT a notice yD~s~Q yueA failure and is 1n (other than th yment
whether TENANT is in default tl•Iau1t, or thereafter
charq• upon TENANT by rritten)notie• toeTENANT' ~^ LANDLORD'a similpr failure of T -
diseretlon LAND (-eSardless of
fifty Dollars (550.00) er /tve Y default char may impose a default
/or the first nottee of percent (S1;) 0/ tAe then existing mon ha 11 equal to the greater of (t)
(1/3) of the then existln an additional fsllurel (/i MINIMUM RENT for any default or
itv• Hundred Dollars q monthly MINIMUM RENT for ) One Nund iffy Dollars (=150.00 or
subsequent notice of an ~Qdlclon~l jsllur~ 11 I^ the s notice of an additional (allure, end (iii)
atorttA s n existln MINIMUM RENT for
of TENANT to Comply rtth an ion to the fore o1 tM thlr0 and each
soon as is reasonabl Y of the prowls o1 tAts g ^0 de/cult charges, if sny failure
Y Draetieal of , LEASE is of a eontlnulnp nature end is not cured as
pansbls bAsTQe upon TENANT, en ANDLORD s noL1Ce, thereafter LANDLORD may impose an adtlttional
y Y ENAMT r atTY bists until aucA (allure is Cured
D orate a dell , equal to the MINIMUM RENT tAen
ten (10) days after eeipt of LANDLORD'ss~not caANimshall be required to Day any de/cult charq• rtthin
right of 1,ANDL o imDOa• a default char a Dosing ssme, as an additional TENANT PAYMENT, The
remedy av 1• to LANDLORD pursuant to tht~u CEASE or a! its
de/a char • D paragraph shall be In add/tlen to any other
q Y LANDLORD shall not affect LANOLORD's rights to eavatilattaelf the tm
position of any
• of sny otRer remedy
23.7. Return of Im rovement
Dossesston is termtnate rt r Costs or TENANT A1lorsnce. It this
any reason other than thepde%aul! ofelANDlORO,ono t • LEASE or iENaNT'S right of
against TENANT in tAen In addition toRanyuotAer tremedy that LANDLORDTmayrhsve
termination, TENANT connection r/th sucA termtnstlon, rlthln ten (TO) da s a/ter
improving the DEMISED aPREMiSE3 ufo~ ENANORD for a pro rata sAar• e1 he y the
tmprovemente, rh1Ch t COata incurred bdate of sueA
Pro rata share rill b~ r fer any alloranee paid by LANDLORD to TENANTANDOlOR0uc1^
termtnatton and the expiration of the INIT1ALbiERM,on the number
INITIAL TERN. of months betreen eRe date o/ tuen
•t eowpsred to tAe tote) number o/ months 1n the
B. S selsl Provisions R ardln Bantru to in the event o/
and iedera an ruptcy e,
ter this LEASE as herelnabove r any state ankruptcy or insolvent alarsatgnment by operation of lsr
provided, the assignee at the regwst ofoLANOLORDDasRa condition to
16
GEM-011591
such asstpnment shall prrevld• LANDIORp rlth adequate •sfurane• o/ /utur•
conditions and eovananes~gf the (EASE, rhleh (hall include, performance of •11 of the terms,
of the terms, covenants and condlL/ons of thif LEASE by the asst n
but shall not be ltmteed to, assumption of all
follortnq express covenants to LANOLORp,
9 ee and the making by tn• assignee o/ tM
due under thls•LEASEafor nine •nttr• TERN)af~1C1ent capital to pay all TENANT PAYMENTS and other charges
^^ual PERCENBAGE RENT paid by 1ENANT CENTA6E RENT due under this LEASE rill not decline Iron the highest
prior to such bankruptcy or 1nsolvencY oreCeedingsl and
23.8,3, That assumption of this LEASE by the •sftgne• rill not cause LANDLORD to be in v+olatton
CENTERtcandf any Drovtston 1n any other lease, flnanelnq agreement or operating agreement relat+nq to the
business conductedirlthln LAe DEMISEDnPREMISES rAjeh on by the assignee x111 not cause any change to the
could violate any provision of this LEASE.
23.9. LANOLORD's Default, Except as otherrlse provided to this LEASE, LANDLORD shatT be to default
under this 1 L L falls t8
for a period o/ thin Der/orm any of its obligations hereunder and said failure
reasonably bs eure0 rlth3n)thlrt after rr/tten notice from TENANT to LANDLORD a°nelnues
rtthin the chirty (30 da y (30) days and in that went LANDLORD anal) Commeneestoveureaaaidefaatvoe
hoc have the right of)setoff byovaynoftdamages~r r•eou •nt1
may have sustained by reason o1 LANDLORp'a /allure tog Y centlnu• to eur• the /allure), TENANT she y;
pment, or covntert:lalm for any damages rhtch TENANT
contained to Lhis LEASE on Its part tq be perlorm any of the terms,
Judgment agatnst LANDLORD. li LANDLORD tf lnede-arult~underpt and to the exec^teiENANTtshasr scetved na
commence an Independent action and recover a none this LEASE, TENANI's sole right r111 be to
the right to terminate thta LEASE Or Y ,1ud9ment agatnst LANOIORp, and TENANT (hall not have
default iENAN7's business 1n the DEMISED PREMISES ets EwDs ~neRaM ;SES unlesf as a result o/ LANOLORD's
TENANT glues the holder of any mortgage •neumbering the CENTER and an
TENANT is nottltsd of rrltten notice and an addltlonal forty-flue (45)ddaysv to Cure IANDIORD'and•favlts
in any event, TENANT rill net have the right to make an Y ground lessor of the CENTER rhleh
oroceedings brought Dy LANDLORD against TENANT arlsfn Y eounterelalm agatnst LANDLORD to any 1egaT
of/Irmattve defense of compulsory eountercla/m in 9 cut of TENANT s default, and LANDLORD ratves the
LANDLORD. !)'TENANT receives a prone anY independent •Ct1on brought by TENANT against
LANDLORD falls to Y ,ludgment againse LANOLORp arising out of LANDLORD'/ default, and /f
PAYMENTS due hereu^dersand ordq~nt, such ~vdpment /hall be fatiffled only by set-o/f agatnst the TENANT
leveed thereon agatnst the rt ht of the prbCeedf Of fa1• received u
•neumpersd, and LANDLORD shallgnot b• tt,abl• /ortanese of LANDLORD to otnexeeueton of even Judgmene and
to levy execution agalnsC an Y de/leteney, In no event ehaE1R TENANT haveyths right
y property of LANDLORD other than Its lntereft in the CENTER,
TENAN ereby grants and assigns unto LANDLORD a
fixtures, equipment, merchandise and other feCUr/ty interest /n all the Improvements, eur
DEMISED DREMISES, and all proceeds tMreof personal property of TENANT, rhlch may De brow qs'
monies due LANDLORD herein, and agrees that LANOLORD'ftsecurltyetnt;r~st of all T Dut on the
enforced Dy distress, foreclosure or ptherrtse, at the opt/on of LA AYMENT$ and other
security Interest and lien 1s granted to and vetted to said n for fueh payment may De
removed /rpm the DEMISED PREMISES other than in the a^d the TENANT agrees that such
01 LANDLORD until an RD. Th• foregoing Property anall not D•
es, at the request ofdLANOLORpNANT PAYM Course o/ TENANT'S business rtthout the consent
n other monies due LANDLORD are
the Secretary p[ State eevt• a UCC-1 finanClnq Statement, rhteh may be fll d1D~ T[NANT
TFR is located. ^Y distress Sforerent aetton ft1•dlb the PuDlie Records of the County ~heA sOlOh:
requirement ectlon 63,12, Florida Statutes, that LANDLORD f ~1• Ra bond net TENANT, TENANI calves the
Coubl sum demanded Dy LANDLORD, and TENANI agreee that no bond shall be re wed to an
payabT• to TENANT in at least
q Y •ucA action,
25. HO NAIyER. The failure of LANDLORD to insist u ,
LEASE, or the failure of LANDLORp to exercise any r ghtthoptiencor remedy hereby reserved anal) not be
construed as a valuer for the future e/ an Wrformane• of anY Drovisiona of this
subsequent breach thereof, The consent er ;such provtslen•, right, option or remedy or as a rawer of a
consent or approval shall nos De construed to ~~~~ by LANDLORD o/ •ny act Dy TENANT requirtn
consent or approval of an Or render unnecessary the requlramenc /or LANDLORD'S
PArMENi rlth knorledg• of a breaeA pin anatmilar act by TENANT, The receipt by LANDLORD of any TENANT
Dreseh, No provlfton of this LEASE shall be dl~Im•d to har•Lbeen rair•d unl ~f •ueh ralvertshallfbeutn
'r1tlnq signed by LANDLORD. No payment by i[NANi or reeel
TENANT PAYMENTS hereby reserved shall be deemed to De
then un t other than Don aeeountOelfth• earl~est TENANTtPAYMFNT
paymentpbydTENAHTsbeldesmedeanorsement or statement on any cheek or an
rtthout pre~udtee to LANOLORD's 'c'ord and setts/act4on, and lANplpRp ma letter accompanylnq any check or
pursue any other remedy In tA1f 9ht t0 recover the 6a lance of Y feeept any such cheek Or OaYmant
occupant of the CENTER shall eonst4tut• a ralv~r to favor of the TENANT herein AYNENTS due or LANDLORD may
, end no rawer by LANDLORD to /avor Of any other TENANT or
26. SURRENDER Of PREMISES. Upon the expiration of the TERM or sooner
agrees to putt an surrender the OEM(SEp PREMISES, broom
-ear and tear and terellnatlon of thif LEASE, TENANI
and all improvements s 1Leratl0n,tad0ltions, fixtures and •luin' 1n good eendtt/on and repair, rsasonabl•
egether r/th Ali keys and ee^'btnatlons to locks, safes and vaults
ar to the interior or •xtertor of the DEMISED PREkfSE3, :xCDemstnt at an
movaDl• trade fixtures Y time made or Installed In, upon
LANDLORD rtthout an Put 1n ^t TENANT's expense. all Of rhleh fhallnthereupont Deeome ether unattached
deemed eo pe a Y claim Dy TENANT therefor, but the surrender of such
payment of, or In 11eu of ProDerey to LANDLORD snallenot D•
DEMISED PREMISES, iENAN7 (tf nos In default)~sM 11 ~~~~~ ~~jMojTTENANT'
movable trade fixtures and, , LANDLORD. Before surrendering the
alcsrattons, addltl n at LANDLORD s oDtlen, TENANT s personal property and unattached
o a, flxLu res, equipment and decora.t/one eta an atime ~ move an
vP°^ or to Lne tn'terter or •xtertor of the DEMISED PREMISES, and fENANi shallrrepatrland DypTENANTnin,
ensrepy, If TENANT /ails to remove any of TENANT's property and trade /txtures, sate
ena option of LANDLORD, either De deemed abandoned and become the •xelus/ve Y damage caused
LANDLORD anal) ha'r• the right t0 remove sold property shall, at
or demand upon TENANT, Property, •t the expense of TENANT, rlthoutyfurt .rNDeOgOc: to
LANDLORD, and TENANT calves an id TENANT refponsibl• /or any and all eha-gea and •xpsnfef Incurred Dy
abandoned prgDerty pr an Y statutory Drwtftonf requ1r1n0 LANDLORD to glue TENANT notice O/ any
PREMISES Is not so surrsnd~ ed t T y requirement repardlnq the sale or dispostt/on of fame, If the DEMISED
fr ENAN7 shall indemnify LANDLORD apainft all loss or ltabtltty resultlnq
~e delay by TENANT to so furrenderinq tM same, Ineludlnq, rtthout ltmttaClon, any claims made by
17
6Ek-011591
, +ny sueceedtnq oceupant~ founded on sucA delay, TENANT's obllgattons under this
. ;ha expiration or aooner~ terelnatlon of tM TERM.
paragraph shs11 survive
27, MOLOiNC OVER. Should TENANT remain to possess/on of the DEMISED PREMISES after eh• •xplraeton of th•
1ERF1 or ear ler termination o/ this LEASE, rlth or vitheut the consent o/ LANDLORD, sxDresa or implte0,
such holding over shall, 1n the absene• o/ • rrttten agreement to eh• eonerar
and be construed to De a tenancy /rpm month-month terminabl• on,fliteen 1
party to the other, aL double the MINIMUM RENT lnstalla,enLS Y, b• deemed to have created
eha LEASE YEAR 1 ( S) d+ys rrttten notice Dy sitner
mmedlately Preudtnq tM expiration of tM TERM rated on a monthly Dasts) in effect during
• terms, covenants and condltlons of this LEASE insofar as the sam.omeerr/s• sub3eet to all 01 the ocher
tenancy, rtthout pre~udtee to any remedy rhteh LANDLORD may have against pTENANT for aholdtnh month
unlar/u 11Y, Prvvtded, horever, that tf TENANT holds over rich the prior rrltten consent of LANDLORD, the
MINIMUM RENT Installments r111 not be doubled as herelnabov provided. 9 ow r
2B, ASSIGNMENT AND SUBLETTING. TENANT shell not volunLarlly, 1nvolunearll or
assign, trans •r, mortgage or otherrts• encumber this LEASE or any interest of TENANT herein, to rho le er
to part, nor sublet eh• rho l• or an Y by operation of lac
part thereof to D• used or Y pare o1 the DEMISED PREMISES or permit the DEMISED PREMISES or any
prior rrltten consent of LANp ORD,evh eh oeonsent rshaout /trst obtalning to each and every instance the
LANDLORD's consent shall be to rrltln not be unreasonably rtthheld. Any request for
srbleasee as LANDLORD may require, and t a1111 c~neludesa non,r•/undaDleoneerntn the
f500.00, 1n addition, TENANT shall , Proeessgfng f :rop^sedea;m ~~e of
assignment or suDlesse, 1ncludln Day any attorneys fees incurred by LANDLORD In connection rich any
regardless of rhsthsr the asst n 9 the Dreparatlon or reeler o/ any documents In connection therertth,
ass+gnment or sublease upon the ass~gneeborassublesseeosuPD1 1nNDlORD ma
laNOlORO ss to ehs TENAHi'S oblipatlons hereunder, Y eondttiort Its consent to any
Y 9 Dersonal guarantees satlsfaetory to
consent to any assignment or suDieas• of the DEMISED PREMiSESk vnlessQeLh~ ANDLORD rill not De required to
Provides evidence satlsfaetory to LANOIORD, to LANDIORD's sole but r•asonaDled dtser~tloner sublessee
assignee or sublessee has suffletent business experlente and /lnanclal capability so that tt rill be able
eo satisfy the obllgattons o1 the TENANT hereunder and to sueeessfull that such
DEMISED PREMISES for the pernlltted use, and that such Y operate a business rich in ehw
existinq.criterta for:nar tenants of the CENTER, proposed assignee or sublessee salts/fee soy than
proposed assignment or sublease, TENANT'S sole remedy InNeonneotlorto~herertthlahall rbeutusD~~napprovs any
+gatnst LANDLORD for specs/te performance seeking to require LANDLORD to consent to suer assipn,nsnt or
sublease, and in ne event shall TENANT 9 an +etton
LANDLORD'S faiiure or refusal to consent to an nettled to anY monetary damages against LANDLORD due to
shall ba held to apply only to the specific transaeLlon alA~r~py nauthorlre0aand shall not constitute a
ralver of the necessity for such consent to in Y Consent by LANDLORD
Interest therein be •sstgned or .If Y subsequent assignment or subletttn
anyone other than TENANT rtthout LANpLOROEaISEO PREMISES or any Dart thereof b~ ~sublethar LEASE or any
may nevertheless collect rent from the assl Hector rrltten consent having been obtained thereto,c LANDLORD
to the TENANT PAYMENTS herein reserved, but no~suehiass/enmenteeupant and apply the net amount colleeled
De deemed a carver of the covenant hereto against ass Qnnient an0lsuDl ttl~CUpaneY Or tolleeeton shall
assignee, subtenant or occupant as TENANT hereunder, or eonstttut• a releasi ofrTENANia {, prance of the
performance by TENANT of the terms an4 provlslons of this LEASE. if this (EASE or an to
Inert in be assigned or /f the rho l• or an ow the further
LANDLORD's prior rrttten Y Part of the DEMISED PREMISES N sublet, afterthavtn of TENANT
/ar the full consent thereto, TENANT arNl any GUARANTORS shad nevertheless remain fu/lyDja;p;:
psrforniance of all obllgattons under Lhes LEASE to b:
guarantors shall riot De released therefrom 1n any manner, for Performed by TENANT, and iENANT and any
any guarantor is • eerpo ratlen, unfneerporac.d asset; tatlen qr Pu•Deses e1 thi• pars
^ypotnacation of any steek or interest in such corporation, tasoepatlonrprl preen, ,r TENANT or
hen a In the p• anY transfer, assignment or
the date of
9 eh~stLEASEhshall be dee Deraon, Persons Or entitles orning aama~ority tntarestetharein as
(100) persons.
ply to TENANT or any guarantor the outstandingl voting stock of~rhleh vts~heldtbyhmoreetnan onehhundred
29. SUBORDINATION AND ATTORNMENT,
29.1, ihts LEASE es sub~eet and subordinate to any and all mortgages rhteh ma n r
ensrtof, TENANT shell u Y o or hereafter
encumber the CENTER, and any ground lease of the CENTER, and to •11 centrals, 'aedtfieations and extenafons
deem nsetssar ' pO^ request of IANDLORD, execute any ^uDordinatlon documents rhlch LANDLORD may
Y and/or any mod//teatton of thl^ LEASE that might Dt required by any mortgage• or
lessor, or any lending lnstltutton or other enet!
portion thereof, but no such dotumtnt shall be regv/redt toe •/~eW t• said subordination, TENANT ralso
agrees that f/ 1t shall fall at an awrtgape• of the CENTER or any
tlocument requested by LANDLORD, LANDLOROtmay, 1n addition to an rled0e or deliver •^Y such Instrument or
acknorlsdgt and deliver such instrument at the attorMy.ln-feet of iENANI~ d1~ n fENANTbse nameitandxiENANi
hereby make a, eonstltutts and lrrevoeablY aPPOlnts IANDlORO •s its attorney-/act for that purpose,
29.2. ATTORNMENi, NotrlLhstandln9 •n other r
tncludtnq Property rights and the rt Y P ovlslon of this LEASE, all r1 h
TENANT agrees that 1n the event of a sa1~,i~r~~s~e~EASE, are Ertel 9 is o/ LANDLORD,
any part thereof, including the DEMISED PREM15E5, or in the event an
or asstpmnent ofsLANDLORD'sr Inc r•stltin tM CENTER for
foraelosur• of or for !h• exercise of any purer of sale under an 9 9 y
ens CENTER or any part thereof, 1ncludtnq the DEMISED PREMISES, ormineth•eev~nti help-ound0l~~~~mefrth~
CENTER /s terminated, to attorn to sod to recognise ~ueh trans/tree,
lessor as landlord under th/s LEASE.
purchaser or mortgagee, or ground
30, QUIET ENJOYMENT TENANI,
the other t~ erm~ovenants and Cond/L1ons Ofetnls is herein reserved and g and Observing all of
shall paaceaDly and (EASE on TENANT a Ptrlormin
nevertheless ovtttly have, hold and •n~py the DEMISED PREMISES oduriner/ormtd arb observed,
agreements and •neumbranees tofrhleh th1~SE and to anY ground ltas• { 9 the TERM,
o the CENTER, and any awrtgsges,
IEASE 1s or may be subordinated.
31, FORCE MAJEURE. LANDLORD shall be excused for the period or periods of delay to the optntn
prevented from so doing by an 9 of the
CENTE o~h~ psrforrnanee of anY of LANDLORD's obllgat/one hereunder Then delayed, hindered or
l~mttaeton, Y cause or causes beyond LANDLORD's control, rhteh shall Include, rtthout
all delays caused by TENANT, labor disputes, riots, e1v11
rar.lit• operaeton, tnvaslon, rebellion, military or usur
'agulatlons or co^`^otlon or 1nSUrrectlon, car or
casualties or scree /r Cod, /If eels rtaulteofaan any mater isortr, sabotage. governmental raserlettons,
ri h- Y o1 suoh events LAMDLORDashall fbe au nab ~e to/exercise to ny
q t or option rlthln any t/a» limit provided ChtrNor 1n this IEASE, such time limit shell De deemed
extended /or a period equal to the duration o1 such event.
•
1e
GEN-011591
32. INDEMNITY AND NAIVE~t.
32,1, Indemnity, * TENANT g o
o/fteers, dlreet0 s shar•holder~ Nf t tnd•mnlfy and Held LANDLORD and
as 'elndsTnlfted Parties" r Partners, a ants •^Y ground lessor, and their
and losses Incurred b )' harmlefs Tram and patnat any eannttllilNSl/ab1111t .'terexpenses,lvdamagss, claims
covenant raqulred to be the indemntfled Parttss of a result o/t Y •/erred to
the DEhlSEO PREMISES or •rformed hereunderl any aeeldent, 1n the fellure by TENANT to
employees or Invteses, the CENTER rtaultt 3ur,X or dame • h Perform any
or resulttn from h ~ from a^Y •et or 9 C st snap naOPen 1n or about
~Y TENANT 9 t • condltlOn, eta lntenane~iss Lon of TENANT or iENANi's agents,
i the /allure of TENANT to eemply rich any' statute tar, cr oDerstion of eM DEMISED PR N
thsr rsqulrereent of •ny controllln . ordlnanee, rule or requtatlon orlany
Filed against the DEMISED PREMISES on ieeeunte (IaEor~na~a~a~,aC~rlalf fupplled to or for TENANT
attorney'a fees Incurred b Y meehante'f lien or security agreement
rhether sues attorney's ft~sta.elMceeur~We~nPletal• to eonnectlon rith •ny o/ tht Tort otn r
Droughe agatnst an g proceed in 0 0 epardltssaol
upon rrt Y Indemnl/led Party Dy reason of an 9s or otherrise,
Cten demand by LANDLORD, defend s Y o- the /ore oln
such proeeedln s •^pense And-
y ANT, iENANi h °unae aDDroveO Dy LANDLORD, •^eept that tf
s •11 Pay any indemnified Parties' attorney's lets 1F -
32.2. Welwr of Certain Claims,
for damage or to ur TENANT ratves all eta lma 1t may have agatnst an
by any occupant of the O Derson or property sustained by TENANT or an Y Indemnt/fad Party
any o/ tta im r DEMISED PREM(SEg, or by any other Y Dersons clatmtn
P ovements, equipment or Person, resulting fro,a an g through 1ENANi or
on or about the CENTER Or appurtenances eOminq out of r• air, Y Dart of the CENTER For
oceuDant of an resu ltfnq dlreet iy or 1ndlreetly from an or resu It to /r m
Y P+rt of the CENTER or o/ an Y •et or n g ° a^Y aceldent
permttte0 by tar, This ratwr shall IneludeY other Derson, tneludl tgltet of any tenant or
steam, e.cessty• heat or cold, Dut not Dt ilm/ted to any indemntfiee Party, to the extent
plumbing /txtures, and shalt a sjra0t. pis, odors or nols• ' damap• caused Dy •leetrlettY, rater,
pPr other tenants, or oeeupantsppf equally rhether such dame of rauaee by burstfnq or leatclnq of pipes or
arty. to the extent a^Y Dart o/ the CENTER pr •sults from the act or neglect o/ TENANT
ctrcu'^stane• above mentl0 ~d orb ./erred tO,~hor due to any ether tAtnY Person, lneludtn
nature or of a rhe11 such damage De caused b 9 any Indemnified
Y different nature, All Y or rssult /rom any entnq or
DEn[SED PREMISES that /s 1n or on an Dersonal property Delengln er c+rcumstance rhether of a 1tY•
ocher person on1Y• and the indemnl/led Partite ha11ENTER shall be ther. at Tthe Nrlsk of TENANi ortoifsueh
or mtsapproDrfatton thereof, The foregotn not be 11ab1• /or an
3 all not appl
Forties' negltpene• or r111fu1 acts. g rawer h y to alai ~dartai n tout of ~~ for the fact
g Y Indemn//fad
3?. 3. Maiver o/ Personal
noertthatandtnq, AH egrets t atLINAN1it Anything eontalned in
land and buildings eaeprlsl shall look sotel this LEASE to the contrary
rtqulrinq the ng~the CENTER for the colt Y to tM effete and Property of IANOLORD to ch•
to an Payment of money by LANOIORD 1n h ectlon of any 3udgment
Y of the terms and Drov/slOns of this LEASE to be of any default or bra eh D Cher ~uetetal process)
horever, to the prior rights o/ any holder of an observed and/or Y LANDLORD rich resDeee
LANDLORD shall De suD3eet to Lev Y mortgage •ncumberln performed by LANDLORD, sub~eet,
o/ TENANT agatnst IANDLORO. y' aatcutlon or other ~udictal g the CENTER, and no other assots of
ehts LEASE, e,e• t as In the event LANDLORD conve prtxeas for the satfsfactton of an
the ease OF p collateral security fora loan, ya Or transferf its interest to h Y claim
any subsequent conve a upon such conveyance or transfer, t • CENTER or to
released and rellevtd from all 11ap11f~Y .1thr~~sfers the then grantor or Lransferror LANDLORD
on the Dart of LANDIORD to be (and In
parlor Deet to the performance of an ) shall bs entirely
Drovlded that any ameyntf '~ hereunder from end a/tar the date 01 Leh eon wyane• or btrsns/sr
transferrer) or an then due and Payable to TENANT
s/error f r y other obligation then to be performed by LANDIORD (or b
) o TENANT under an y LANDLORD Y the ehen grantor or
Y the then r
q snTOr Or Y Orovlstons Of to/s LfASE, shall •lther be (or by the ehen grantor or
levee: tt being Intended hrrns/error) or such payment or Da1d or per/orme0 D
perFormed hereunder • eby that the eovenant• and obllgatlonas non ~h~ umad D Y LANDLORD
tlurtn shall, subject as afortsald, Y the grantee or
g end In respect of their raspeettve Dt btndlnq on LANOIORD, its suecessorsfanaA assOfgnstonDy
LEASE. This provtslon shall n Deriods of ornersht
Construed or interpreted to be or eonstltuts an agreement,
express or tmplled, Detreen LANDLORD andtTENANT that .LANDLORDosotne•r•ft hereuneerhandEtnEt • CENTERnshall
be aub~ect to impressment of an e0uttabl• lien or otherrtse.
33. RADON GAS, The follOrln
a nature y Occurrin 9 dlscloaure is rMu/red by Florida Statutes
qusntletes, may prise t heaithertfks cos that, Then tt Aas aeeumulated~ S^etton 404,056(Et)t "Radon Is
e.ceed federal end ft~t• PerfOns rho are exposed to tt ovtr lima building 1n sufflclent
regarding radon ane radon qu10e11nes have Deen found 1n Levels~o/ radon
conducted radon testing rlthsrespectytoeth~tCENTERfo~ h bulldings to Florlda. Addttlonal to/ormatlon
all representations and rarranties of to the absence of radonntY DuD11e health unit." IANOLORO has not
t • DEMISED PREMISES, and LANDLORD disclaims an
conneetton rith the DEMISED PREMISES.
pas or radon pas-PrOduetn Y and
3a, SECURITY, g eOnditlons to
TENANT acknorleeges and a vacs
provide security servlees for h g ~ LANDLORD may. Dvt rill not be raqutrtd to, adopt and
prov tda any such servlcea for he CENTER Iron time to t1tM, N
voluntarily undertaken t DEMISED PREMISES or for the CEN ER,r~and ;OtLORD rill not be rsqufred to
aDSOtuts dlscrettpn, rithoutNOliab0111tY be changed Or dtfconttnued from 1 Y security services that are
ratves any claim Y to TENANT, its em to t '^e to time In IANDIORD's aol• and
or the tnadsquaes it may blue agatnst LANDLORD arlsln P yea' agents, customers and lnvttees. TENANT
provttltggan r eiviiver tOaevrovlde roof' s eciticallYTENANT d/nf any feeu~tey servgiets Drovldad Dy LANDLORD,
P g LANDLORD s ntg11 •nc• rich rssptet to the
Dursu to crlmtnal r fueh ecru ices. assumes the total and so l• ref Dons ibtllty /or
en• CENTER,Y their employees, a eemedtef against any other
o/ the DEMISED PREMISES, g ~ tuftomert and invtte~s'srn or entity, tncludtn
ho tnttrlK• rich TENANiysocner eenants o/
35, CORPORATE OR DARTNERSNIP TENANT, quiet •n~eyment
chatty, the persons •xecuttn if TENANT 1s or r/ll be
Deen duly organtaed and is g this L SE on behalf of TENANT herep a eorDOratton, partnersht
Dsrson qualified or authorized t0 d0 bustnesa tncchenant and Tarrant ehat~iENANithas
(s) •xeeuttnp this LEASE on behalf o/ TENANT is
LEASE. Furthermore; Prior to the State o/ Floridat end that the
foregotnq rhtch, There COri:iENCEMENi DATE, TENANT e) duly authorized to sign and execute this
avaltfled to do Dufinessa1n11eaDle, rill include a eertlfteate a/ro„Pr~id• LANDLORD rtth evidence o/ tht
o/ TENANT that the that state, and a eertt/led resolution oche State of Florlda that TENANT tf
so. furthermore, person(a) •=ecutlnq this LEASE On behalf of the 9oard of Directors or
good standfn TENANT agrees to take any and all n TENANT ref (rare) dui Dsrtners
g throvgheut the TERM of th/e eeefeary aetlon to keep Its exist•ne• •shantentfty ~n
such elate is other ehen the State of F1orldaEASE to the state 1n rhleh TENANT has Deen organized and, fl
Florttla, to continue to be
grallfte0 to do Ouatness in the Seae• of
P.7ft2nt d17.OWed by ~,dWr dT1d 3UI3]2Ct t0 thG' limitatioTlS Of ~'103-ida
utes Section 768:28,
19
+EN-011591
• 36. NOi1CE$. Every not<1u,
given under this LEASE dr p demand' request or other eommunleatton rhleh may be or t
sat forth on P Y ear eha11 be either hand delivered
address /or age 1, unless any Darty deal n or Pent to the s required to Ds
such purposes, N q ales by similar rrttten n Parties at the addresses
Dart.Ytes hereto ratve the absolute erequotrementiofay also be made otiee to the other
for in to the DEMISED PRENISESVart[ach y Other
this paragraph, Notlee sent p Dersenal servtee or o/ the
return race ipt requested, she 11 be eff. llvettAe da ales a^Y other servtee than
eflecttva upon actual deliver eerttfied or registered marl, as provided
not+ee D Y to the part Y alter matl_tng, Notlee b Dostags prepaid,
Y LANDLORD, TENANT Thal) Y being notified, In addition to the nfor.gotn means !hall Ds
eneumDSrtnq the CENTER, the ground l~t~pr ofltl» CENTER~eand Lo any other to the holder 9, u y nmortgspa
ENTER. IANDlORO o/ am
Person hwtnq an tntsrest to the
37, RECORDING. TENANT :hall not record thtf LEASE or an
of LAN~~
Y memorandum thereo/ rlthout the rrttten consent
3B, DARTIAL INVALIDITY, if a^
cireumstanee she to an Y Provision of this LEASE or the
such provision co Y er<tent be held 1nva11d• then the reeat aDDiteatton thereo/ to an
of/eeted ehersb Dersons or etreumstanees other nder of this LEASE er he y D°rson or
Y. and each r than tAOfe as to rhtch it 1s held invaiidashatllatnot be
permitted by ear, P ovtslon of thtf LEASE !hall be valid
and enloreed.to the fullest s,tent
39. SEPARABILITY, EaeA and ever
ba eonscru~ to be a separate and 1•ndependentdeovens~n~ndoatre^
agreement eontatned herein 0 W to this LEASE shall for all
Iron eta obligation to Y either party (hall 1n no ra g event, and the breath of an Purposes
Perform each and ever Y or manner d/scharge or relieve the othsrant or
40. BROKER'S COMMIS310NS. Eaee C for y covenant and agreement herein, Darcy
acknov edged y saDarate trill D brokers employed by LANDLORD or
there ray no broker tnstrumentaly UNOlORO, TENANT cotenants, r rr brokers reoresenetnq TEHANi
eonsummettn • anti and represents t0 LANDLORD that
^egoetations rere had Dy TENANT with an 0 this LEASE and
laNOIORD aeknoriedges its r Y such broker eoneerntng the rhnt nO convarsactons or
employed or aeknoriedeed by ~t ~~ srb;t;^ for • ling o1 the OEM15E0 PREMISESr
Y eompenastion Ter eonretsston! due, If any, for brokers
against and from all itabiltttes, tneludtnf any, iENANi agrees to tndemntf
commissions or finder's fees resulting from anttorneys fees, Y -nd Aold LANDLORD harmless
broker or an Y eorwersattons ortsnepottatlons^ hadlpimsi for breksrage
y other Derson, otMr than a broker employed or acknerledged en rrtttn
4t y ENANT rtth any
ENT[RE AGREEMENT ETC. This LEASE, tncludtn g pY LANDLORD.
hereto, set orth the entire agreement betreen the
and all 9 the ea<hlplts, riders and/o- addenda, 1f any, attached
Drtor rrltings betreen the ~Dartles hereto rues. All prior
eattngu !shed. ihtf LEASE !hall ~ Or their re r and Contemporaneous eonvsrsattons
this LEASE De cancelled b ^ot ~ mode/led escePt 1n rrlttn D esentattves are merged herein and
LANDIORp, unless otherris~ sDect/tcallhe DEMISED PREMISES surrend~rsubsertbed to Dy all parties, nor may
LEASE to draft form shall Y Drov/de0 herein, The ~ eaeeDt rith one rrttten consent of
saeeution. Such supmtsstone deemed submitted folel ~ su0misston by IANDIORp to TENANT of
lsastn shall have no ptndt Y for TENANT f eonstderatton and net for aeesptaneetand
9 of the DEMISED PREMISES, nor confer ~ force or effect, Iha11 not constitute an
submtsfion by LANDLORD f anY rights or 1m oDtton for tAe
have eseeutsd thi ••^ either party, ih•
pr TEHANi to IANOLORD shalltfimtlarlyehave no ton by TENANT andetAe aetuail exewtion and delivery thereo/
s IEASE and s duDlteate fignedDortdtt~ ;orce and effect unless and until LANDLORD shall
any Drovtsion eontatned to any rider or addenda hereto 1 ;hereo/ shall h v
LEAS[, the Drovtslon eontatned in such rider or addenda !hall supersede as d ~ ten delivered to TENANT,
yprtntad !/
PROVISIONS BINDING. Drovtslon of tAte
Ewce t Orlnted Drovtslon.
Dror tsiOnt O this D of otherrise er<pre aaly Provided 1n thta LEASE, all
tAS tr respective Ae trsASE 9:i1'eb•eaenta t^glve ~n and shall Inure to tAe benefit Ivenants, eond tttons
to De Par/ormed by TENANT shall be suCCesaors and assigns. Each
more than eonatrwd to be bogA the Dareles hereto
one TENANT, they shall all be bound, a covenant and a Prortston o/ this LEASE
,jointly artd several! condition, and if there shall be
a3. HEADINGS AND TERMS, TAe headings t0 the various Y, Dy tAe provisions o/ this LEASE.
convenient re erenee on y and sM 11 not to
anY ray tAe expresae0 anY manner Daragraphs of thtf LEASE have been inserted for
terms and provtstons hereof, ~ construed as modtf in
04, Y q. amending or affecting to
RELATIONSHIP OF PARTIES, Nothtnq contained to this
eonserued~ create the re atlonshlP of prtnptpal ^nd !pent,
relationship betreen tAe LEASE shall pe deemed to constitute or be
Darttea hereto, other than the plattonshttnershlp, ,lolnt venturers or
45. TERMS "LANDLORD" AH D of tenant and landlord, any Other
singe ar number, she D "TENANT", LANDLORD and TENANT rherever used herein,
corporations, as the describe and apply to all persons
case maY be. • one or though et,Dressed in tAe
mere, male or female, partnerships or
46, FALSE APPLICATION, in the event TENANT h
LEASE, made any misrepresentat/on s all have 1n its aPPlleatton or request to enter Into this
DrsaeA of a covenant of this or untruthful statement
violation, breach and LEASE, and the remedtee ' LANDLORD may treat same as • vtolatton and
In the event LANDLORD fhallldtseover terms and r Provided under the terms e- this
or ascertain such nmtfrepre~en~~ttp~~e and be a LEASE as and for
the e°ma+eneemsnt of the INITIAL TERM 1t shall hate tM r1 ht DD cable thereto.
cancel this LEASE by nottf to T untruthful ftatsment before
Y g ENANT tAereof, 9 ~ a^d it 1s hereby given the
47, ESTOPPEL CERTiFICAT Drtvtlege, to
rrttten request r E' TENANT shall at any time and from time to time rtthin Iive
satisfaetor om L NDLORO eaeeute, aeknorledge and deliver
to CAe Y to LANDLORD and/or LANOLORD's mortgagee or r to IANOIORD, fn • /(nn days after
truth o/ various /acts eoneernlnq the LEASE vhte~ mlessor, o reasonably
1o11ortn9i (t) that TEHANi has accepted a rrttten statement eerttfyinq, as
anY improvements to the DEMISED PREMISES~oretoton and tf en aY include, Dut not De limited to, the
m"de pY IANDIORD have peen the C occupancy of the DEMISED PREMISESr (ti
•//eel and has not Completed as re OhiON AREAS required Dy the terms of the LEASE)tohDa
peen mod1/led, qutred by the IEASEi (111) that the
statement, and that the LEASE, rlth altered or amended e+tcept of Is eapressl LEASE is to /u 11 f r
sn a re agreement betreen LANDLORD and T sDeetfted wodtftcettons, alterations o ce end
lulftll EN NT rlth respect to the DEMISED PgEMiSESet forth to the rrttten
ed all of its duties of an indue or amendments Constttutss the
11e^, claim, credit or offset event ^ature re 1 (tv) that LANDLORD has
due hereunder, under the LEASE Or qutred Dy the LEASfI (v) that TENANT has no charge,
no notice of a and that TEHANi has no i;latms'or defenses tie' agalnsL any TENANT PAYMENT due or to baeans
pY LANOIORDi (vllrier assignment, hYDethecatton Or Le enforcement o/ he
confirmation as Oledge Of any TENANT PAY?t LEASEt (vl) that TENANT has
teen OPTION PERIOD, and as to th to the INITIAL TERN, an ENT due LANDLORD, or the LEASE
aopl 1e OPTION PERIOOt (viii ~OMtENCEMENT d of to the number Of OPTION PERIODS and term o/
eon DATE and termtnatlon date Of the INITIAL TERN and any
ion as Lo the date tnsealinentsacjo„ININUM REHTNare~ e y
ENT, and, t/ rent haf not et commenced,
ommsnee, and eonftrmatton that no MINIMUM
20
BEN-011591
RENT installment has baet~t
the terms of the LEASE p paid more than thlrtY (30) days to advance of its due date e"eept as raoutred by
other accurate eert//teatton fsa~fyAN:;OoRDa01 not In de/ault under the terms o/
lasso r, If any o/ the fore otn y be reou/red by LANDLORD or LANDLORO'se morega~pee"orand any
decsVled a"Dlanatton eeneernin p are not true, then TENANT aha11 /nd/Cafe same, 9 ound
truthfuinass of the foregotnp facts. v The /o ~Iolhe fort-potnq /acts or eoneernin m ene shall provide a
by any prosPeetive Durehaser, mortgagee or groundnjesao- ofntheoCENTERe~ d their r attars b~artnp upon the
assigns, Furthermore, at the request of LANDLORD or of fn y ENANi may be raltetl upon
to form reasonaDl y of•LANDLORD's espeetive sueeessorspaQe
~ENAIIT PAYMENT und•rsah:sfaetory to LANDLORD or to LANDLORD's a+orepapee th~rTENANTsrtllry(N) notlpaa an
t LEASE more than thirty (30) days to advance o1 t
r Consent to the modlflcatlon Of any Of the farms f y y
LANDLORD, and not seek t0 terminate the IEASE Or take any effsetE apa~InstranydTENANTepAyMENT nb t rurrsndsr
ternttnation therao/ Dy
LANDlORO'srmorigs9 n of LANDLORD until TENANT shall have given rritLen noLtee of such act or omission ea
o t a ee or ground lessor follorln Y aason of
moregagee or ground lessor aha11 have the -i ht the glvlnp o/ such notice,
and (tit) not to invoke an , 9 but not the obllgatlon, tovrem~drhtch period LaNOLORO's
mortgagee or r Y of TENANT s remedle3 under the LEASE during fn y such aft or omission;
or is taking steps rilth due d111q~ ca to obtalnrthenlegalaright to enter CA f DEM]SEDRPREMISESuandt~~r.RD^:
default. Bence,
aB. OTHER TENANTS, LANDLORD reserves the absoluee rtphe eo •/feat such other
under such terms and eondltlons, rhieh may pe dl//event /rom
LEASE. as LANDLORD shall determine /n the •^ereise of tcs sole hbus nest and eonditionses~t Iorehet^ENTER
a^tl sgreas that tt does not rely on the fact, nor does LANDLORD represent, tnis
occupant or number of tenants Or Judgment. TENANT aeknorledpes
CENTER, occupants shall during the TERN oceu that sny aDecf/te tenant ar
Py or net oet:upy any sDSt• 1n the
ag, ATTORNEYS' FEES. In the event either party '1a requtre0 to commence le al
en/oree its rights or Protect its interests hereunder, the prevailtn
snap be Da td its reasonabie costs and attorneys' fees, Nhenever this p Proceedlnps in order to
fees, such reference shalt be deemed to mean all attorneys' fees tnelvd ptsrty to such legal Proeeedtngf
trial a^d all a LEASE makes re/erence to attorneys'
OPellate levels, q, rttnout limitation, Zees ae
S0. DELETIONS, CHANGES ANO NON-APPL]CABILITY OF PARAGRAPHS, MO inference or special stgnilicence shall
be given to any changes to or de etions rpm this
such deletion shall not imply Lhai the ' and tf any provlston of
inserted in an Y. but this LEASE shall ba
tnterproted as t/ the deleted language had nweri beengtns~rtsd 1a thlsnlEASE. If ant's to/osmattoneistnot
unless otherrty sub-part of Paragraph 1 0/ this LEASE, or tf any such sub-part is crossed oil or deleted,
se provided to this LEASE or by addendum, such suD-part and the
directly relating to such sub-part shall not apply,
paragraphs of tnts IEASE
51, CHARGES, LANDLORD shall
adminiserativa char De •^t +e led to reeelve all de/cult and
or, tl a lesser f pas, dishonored Cheek leas, and stmllar Charges to the eiethn.lty charges, interest,
collected p mount is requtred under then aPPlleable tar, such lesser fm~nerovlded to this LEASE
or rill become due ~Rr.funded to TENAN ~ to amounts therea/tar due Iron TENANT or 11 n Any •"cess amount
~ o such amounts are
52. CONSTRUCTION OF DEMISED PREMISES.
52.1. The "LANDLORD'S MORK" Consists Of the Construction O/ the bulldtnps and tmDrovements
prlslnp the CENTER, 11 not nor constructed, ineorperaelnp in such eonatrveeton as to the DEMISED
1SES only these 1Lemf o/ cork set forth to E"hibtt B" attached hereto, and LANDLORD shall not Da
onstDl• /ar the performance or provisions 01 any cork other than that rh/ch /s set Iorth 1n
' t^cludinp any of TENANT'S NORK.
E~htbtt
52.2. DeDe1a ss. Nhile LANDLORD eonLemplates .that LANDLORD'S
COMHEHCEhtEN7 DAT( as set forth /n paragraph 1.6.1 01 the LEASE. LAN
cork rill be so completed, and LANDLORD shall not De liable for an WORK rill De eaaDleted by the
for an reason, OIORD cannot and does not guarantee its
y Notrithstandinq the foregoing, to the event LANDLORD'S yHORK in~~h~tpENiSE00PREMISEiiORf
not completed rithin one hundred elgAty (160) days after the COMMENCEMENT DATE as set forth in Paragraph
1.6.1 of the LEASE, then TENANT, at its option, may terwtnate this IEASE b
LANDLORD of said termination, rhleh iwtice must De given vithln f1/teen i
ehe event of such eancellatton, y giving rrttten notice to
E s sole and eaelusive remedy for LANDLORD's /ailure
to eompiate its rock rtth respeethtohtheaDEM]SED PREMISES, LANDLORD fhall)returnftolTENANTs a^ date, In
DEPOSIT and other sums paid hereunder,
continue to full Force and eff ]^ the event TENANT falls to •"erclse said option, this LEASECshaTl
rh+tsoever /pr /ailure to dellverc the DEMISED PREMISESiesAafpOresa,Q~ ^taDi• to TENANT for an
TENANT PAYMENT until such time of LANDLORD Completes LANDLORD'S MORK and delivers y damages
DEMISED PREMISES to TENANT, F or aha11 TENANT be 11ab1• /or any
PREMISES is not completed b urthermore, 1n the event LANDLORD'S MORK rith ref Possess ton o/ the
COMMENCEMENT DATE shall y the COMMENCEMENT GATE set forth in Paragraph 1,6.1 of tDAitLEASEththenMISED
completed, and all other be deferred until LANDLORD'S MORK r1tA respect to the DEMISED PREMISES tf
directly related dates referred to Aeretn said
stmllar period, In such event, LANDLORD rill give rrttten shall be likerise •,+tended fpr a
LANDLORD'S HORK rith respect to the DEMISED PREMISES. and LAe C0~1fiENCEMENTTOATEToffthise
determined pursuant to Paragraph 3,1 01 tM Completion o-
1.6.1 01 the LEASE vas thtrt LEASE, as 1/ the COMMENCEMENT DATE set forthElnE Paragraph
to the DEMISED PREMISES Is easpl~~i0ays after the date LANDLORD Holt/tee TENANT that tit cork r1Lh respect
addttsans, TENANi's Mork. The "iENANT'g I+ORK" consists o/ all improvements, ehe
equipment, 1"lures, and decorations requtred to put the DEMISED PREMISES 1n Condition to
permit TENANT to open and conduct its business tneretn for the PERMITTED VSE, •aeludin ltonitipns,
IANOLORp'g MORK sped/fu fly dgcr/Dad to th/s LEASE and In E"hlbtt "B",
done at TENANi's expense. The Cost o/ an g y the
TENANT'S expense pursuant to this y pOrttpn 01 TENANTS NORK All the TENANi'g 11pRK shall be
TENANT'S WORK shall be Paragraph shall be due snd Wrformed by LANDLORD'S Contractor at
partteu L r, this De rformed en strict accordance rith gable prior to Commencement of such ror4.
Darepraph, the prov1s10ns Of this LEASE and, to
52.3.1• CRITERIA, JURISDICTION AND COOESt
(a) The crlterta and outline apectftcatlons set forth herein represent •tnlmum standards
for destp^. Construction, /tnish and operation of the DEMISED PREMISE3 by TENANT,
LANDLORD reserves the rtphi /coo time to tleie to revise these crlterta and outline
• speetfteations ae LANDLORD to tes sole dtseretion deems fit.
21
GEM-O11S91
(b) All d~slgn and eonstrvctton
ordinances, rules, re cork shall comply rith all
earrlera~ any Cei,,pany ortiever codes, and requlrement• of LAND apolltabl• statutes,
• of Mr governmental q nmental body suppl 1n LORD'S ftr• tnsurane•
CENTER, or quasi-governmental autho~ety havtnttea or services, and any
9 ~urisdeetton over the
S2.3, 2. PERMITS AND APPROVALSt
• (a) Or1or to CommenCeiMnt of eenftructlon
•xPense, all necessary permits and by TENANT, TENANT shall
7eq^aqe) and post same upon the ePOrovals for TENANT'S NORK obeatn, at TENANT'S
DEMISED PREMISES as requ/red thereby,neludtnp TENANT'S
(D) TENANT shall be rpulred
the DEMISED PREMISES for buslnsf~ln a eertf/lcat• oI
oeeupaneY (CO) Dr40r to opening
eDProval,
(e) No eonstrvetlon rtthln the DEMISED PREMISES may eommene• rtthout LANDLORD'S critters
52.3,3. APPROVALS OF TENANT'S PLANS AND SPECIFICATIONSI
(aI TENANT eha11 rtthln 30 da s from
and deliver to LAN Y the dat• of this LEASE, at TENANT'
speetfieatlons, rhteh Lshailfbe In ,s approval, tre sets o/ 5 expense,
c Omplet• prepare
shall include all Im r such dotal) as LANDLORD may reasonably require and
aDDlteable,• p ovements to be mad• or installed
structural, HVAC, plumbing, eleetreeal, fir by r ENANT, lneludtnq, as
stgna, interior finishes and colors, lightln ont,
furntshtngs, d1sD1• P otectton, storefr
y cases. •nd materials. Tglri ftxturee, equipment, tleeorattons,
prepared to full eanpltanee rtth this LEASE andana •nd speetlteattons shall pe
req/stered arehltact and, tf spplleabl• ' certified b
•ngtneer, . a licensed and r Y a licensed antl
•gestered professional
(b) in the •vent LANDLORD shall netefy TENANT that TENANT'S plans and sDeefiteattons
not eDDroved, TENANT shall have 10 days iron th• dat• of LANDLORD'S
ravts• the Dlans and epeelfleattons •nd resubmit them are
approval, TENANT shall be required to tneor to LANDLORD feraDDroval to
LANDLORD en the revised plans, porat• •ny reasonaDl• chars LANDLORD'S
9es requested by
(c) LANDLORD'S critters approval shall
a^Y eonstrvetlon cork rht h be obtained by TENANT
plans and c deviates from Or Prany raY tTENANTestaklnq e/
sped/1eatlenf Or an modl/tes 1n ,
speetftcattons, Y other cork not explte/t1 Dproved
y shorn on the plans and
(d) LANDLORD'S approval of TENANT'S
thereto shall not constttut• Plans and sDeetiteattons or an •
obltgatton on the the sasumptton of Y changes or additions
comply rlth aDP11e bl• of IANDLORD, and shall not reltevet ENANT of ttt~ blttgtation to
governmental requerements or •ny otMr provtston of this LEASE.
52.3.4, ARCHITECTURAL, MECHANICAL AND ELECTRICAL HORKi
• (a) allorfbl~oa~lve 1o•ds,s •ndetloadtn ysteme have
Permanent Dastt shat) not exceed the follor/n Men deatgned to carry the tollortnq
g 1mDOSed by •ny TENANT'S MORK On a temporary er
(t) On-grade slabsi 100 g alloraDl• -tv loadst
Pounds per square foot,
(/i) reofi+bevN the DEMISED PREMISES p ti stailat/°n or
Y otMr porttoneo/ tMi roofroftth~vCENTER~h•
(111) Celitngt F1ve pounds per square foot.
(b) Standard Project Oetatls, as Issued from time to time b
tletatls shall Y LANDLORD or Its Architect and
as they Pertain to TENANT'S NORK, than govern rtth respect to TENANT'S bWRK.
DEMISED PREMISES, incorporated Into the corking draringa and s
Suers
peClflCatlOns for the
(c) Only nor, first class materials shall be used in the performance of TENANT'S 1+ORK.
(d) Arehltectural Nork ^nd Flntshes to be Provided by TENANTr
(e) TENANT shall /mesh floor •levattons •t all entrances to the DEMISED PREMISES at
the same •levatton as •d,~aeent areas.
(ii) TENANT shall paint or install ralipaper, slat-call
covering on all calls, partttlons and doers, sub
, or other suteabl• call
Ject Lo the /ollorlnq standardst
(1) Ali Interior parttttons shall M metal •tud eonstrvctlon,
t:etllnq M1ght, and aha11 h
end bead av S/8 tech gypsum shall not exceed
covered rlthea fir Aretardant ttbl• materials aboard on each aide rith taped
coating, PPlted to partitions shall be
(2) Commercial grade finish hardrare, labeled chore required,
throughout. A11 doors eha11 have one end one hat/
floor stops, kick otatee and or 1 shall be used
hardrare as required 0 / oek sets push Pa /r of butts, ra 11 or
Y eDPltcabl• Code, end pull plates, and other
(e11) In the performance of
TENANT S NORK 1t is understood that,
(1) AnY alterat/ons, •ddttlons or relnfore~menta to LANDLORD'S atruetur• ee
lien a
the~dat• TPDrov~ e+OfRLANOIORD~t be per/ormed rttheut to each Instance
as strong or stronger than the TENANT shall leave IANDIORD'S structure
• unimpaired, ortgtnal deft n
9 and rtth the /tntsh
22
i-011591
(e) HVA~i
(1) Provide all addll/onal HVAC Or modlfl
and a1
•
C7
,/ I,
u
52. J. 5.
52. ].6
52.3. 1,
(+
(e)
9 wr other than that included in LANDIORD'S WORK.
(9) FiRE PROTECTIONS
condtttonl . cation^ to LANDLORD'S beaten
n9 at TENANT S expense. 9. ventilating
(it) TENANT shall, tf odors, excessive heat, arotsture, smoke or
eontatalnanes, Inclvdlnq but not .limited to thoa• produced D
faeillties, Dew ty ^alons oener air
directed by the IANOLORO ~ etc, emanate from the DEMISED PREM Y ood service
rtth NFPA standards • Pravid• seoarat• exhaust systems rhlchE s~na~~d chore
• •Pplicabte codes and LANDLORD'S Design Criteria, comply
(/) PLUNBINGi Prowde ail plumbin k
(i) A^Y damaq• Caused by TENANT to LANDIORD'S sprinkler systams rill b• repaired by
LANDLORD at TENANT'S expense.
(s1) LANDLORD'S sprinkler main ,W 11
LANDLORD. Should TENANT reQusre that otM LANOIORD S so-inklerlmainst p~ t od alied
expense,
or changed, such cork vi11 be performed by LANDLORD'S Contractor at TENANT'S
(tti) LANDLORD'S fsre insurance earner shall from
this LEASE have the right to inapeet the fire to time Burin
cowponent Parts installed Oy TENANT. Droteetion 9 the torn of
rith reQJlrements of the earn •r The system snail aC ell st emcee t:Ompty
b+DProval, and any alterations, Im r and shall meet the conditions o/ Its
Y any such earn •r shall o ovementa, repairs or maintananee re
Performed promptl be TENANT'S sole responstbtllt Voiced
Y at TENANT'S expense upon notice from LAND~ORD~d shall De
(h) ELfCTRICALi TENANT shall make direct arrangements rtth the apPlleaDl• utillt
for •nY temporary er Permanent •lectrlcal repulrements other than
as • Part of LANDLORD'S WORK. Y company
Provided.Dy LANDLORD
(i) Provide all telephone ~ stem panels, outlets, conduits
aDpllcabl• code r (1i repuired), and
telephone service lines for the DEMISED PREMISES. All rice shall conform to
eputrements.
(it) Provld• all other •leetrteal systams in the DEMISED PREMISES that may be reauired
DY TENANT such ast secur/ty system, sound system, intercom systew, etc.
(tit) Provide all •lectrlcal cork
LANDLORD'S WORK. •~ lsphtinq other than that included in
PROT{CilONi AL all times Ourlnq the construction o/ TENANT'S
TENANT'S reaponstb/lity to cause •aeh of TENANT'S contractors and suDeontraetors
maintain Continuous WORK, 1t sM 11 be
anY damage to LANDLORD S or ifENANT tM DEMISED PREMISES in sucn • manner as to to
reason o1 the performance of TEHAMT'~R K' or to adjacent preoerey end tmprov em~ntseby
mall properly secure the DEMISED PRE SES, inelvdin contractor and suDeontractors
guard retie and barricades. 0 the turM shin
9 01 temporary
COOROiNATJON OF TENANT'S WORKi TENANT shall coordinate tes ror4 rtth all .ark being
performed or to be per/ormed DY LANDLORD, 1es arehiteces, •nglneers or
and other tenants o/ the CENTER to such •rtent that TENANT'S WORK shall not Interfere
rith or delay eM completion of an eont-aetors,
eonductinq of business p Y such cork In the CENTER, or tnterfer• i
Shall not at any time dam~q~ thin tenants, TENANT'$ contractors, or subeontractora
building or any other constructlonur~~thintthe CENTERi, aMdthey and •aeh o1 them shall
comply rtth all procedures and regulations Y the completion of the
of TENANT'S WORK rich the ror4 to Preseriped by LANDLORD, for the integration
shall be responslbl• for all cosec f ncurr~d~d to eonneetton rith the CENTER. TENANT
Architect and Engineers, eoordinattnq its plans rtth LANDLORD'S
GENERAL PROVISIONSS
If, •s • result of the design end layout of tM
t:hanges,~ additions and/or 4ncreases 1n DEMISED PREMISES by TENANT, any
LANDLORDS WORK set forth hereto caPaotty Aave to be taad• sn the standard
additional roof o . such as but oat iimtted to, sprinkler r
•lectrlcal or mech~ntenls~ changes or increases in capacity in the ork,
PreParatlon, special re lnforoewents,lsnes, cortdults or e0u/pnent, special found.tton
changes repulre0 to depression of floor flab or
tneraases in capacity ifco^~odate i ~NANT'S WORK, such Chan ocher structural
Contractor at TENANT' pProved b IANDLORD, shall be qef' additions and/or
additional work. S expense' LANDLORD shall advise TENANT •s atoeth• eostNOfORO'S
cork rithsn five In the event TENANT fails to approve the cost f r such
DaY such cost (S) days afternotsCe frow s,ANDLORO stating suehoeosechor dfailsnte
shall Mve prior to LANDIORD'S eOnimencement o/ loch additional cork
WORK, vhieh shall be iiwlted then LANDLORD
ne ebllgatlon to Perforw the same end way Proceed to eoraplet• LANDLORD'S
to the hews set forth herein,
give LANDLORD PrOOf reasonabl
to eompiet• and -ully pa for sTtisfactory to LANDLORD o/ TENANT'S / '
TENANT furnish to LANDLORD a ENANT'S WORK, rhieh maWORK, in~ al •D11ttY
surety eompan Mod 1n an amount salt Y a reVutrement that
quaranteein y licensed and authors:ed to rY to LANDLORD, rrtetsn Dy a
g the P+Y^tant and perfo such bonds 1n the State o/ flortda, -
liens, or LANDLORD way r o1 TENANT'S WORK, /roe of mechanic's or ether
o/ the estimate NANT to deposit rich LANDLORD an amount eVual to 1151:
right required to eaaplete TENANT'S WORK, LANDLORD shall nave ohs
tblt TENANT frow eumaenesng TENANT'
S WORK, or to stop TENANT Irom
Costs incurred by LANDLORD, t/ any, as a result of TENANT'S /allure or delay to
2J
GEM-011691
• prw tdlnq .ne In/ormat LOn
of4TENANT and TENANT shall paYrpchrCOSts, ttifsa~l~ASp omp~lll b• the so la rasPOnstDtlity
(d) TENANT shall subm/t to Y upon LANDLORD'S demand,
_ TENANT'S WORK the f LANDLORD at least 10
Olloringt days prior to the COmmentsment of
(I) The name and address of TENANT'S general contractor and subcontractors.
• (tt) The actual eeewneneement date of TENANT'S WORK, the esttmate0 eOmp leeton
TENANT'S WOgK, and the esttwattld store opentnq data.
date o/
(111) Certefteates o1 Butiders Risk and Worker's Compensation, and alt oener ,,,
required by the LfASE. TENANT shall not
any cork unless and until such contractors have delivered to AND suranee
Darmlt its COntraCter(a) to `C OmmenCe
Caret/testes of Builder Rtsk, Mocker's Compenaatton and itaDtlet to
an amount of not toss than One Million Dollars L LORD
• and LANDLORD has aDDrovedasama~n
(e) IANDIORp tihail advise TENANT in rrttinq then the DEMISED PgEMlSES t'as teen
su//1c lentlY completed to permit TENANT'S I+ORK to begin, As soon as
any avant rtthtn ten (10) days Lherealeer, Drovtded TENANT has oDtatned LANDLORD'S
aDPreval~0/ 1tt Diana and a Dracttcaple and in
raqutred build in Peet/teat/ons and TENANT'S contractor
tnsuran 9 Permit, and hsa Procured and delivered to LANOLOROhevedeneeno/ all
ee raqutred under thee (EASE. TENANT shall commence and dlltpsntl
eomDiete all TENANT'S WOgK, In any event TENANT S WORK shall
thirty (3p) days after the DEMISED PR M Y Proceed to
eonrneneement o/ TENANT' E 13ES are be completed rtthtn
S WORK, unless otherrtse spread tolpvered to TENANT for the
(f) Settlement o1 0lsputes - An Y LANDLOgO.
and iENANi rich r Y disagreement or dispute rhteh ma
LANDLORD'S Arehltee~spect to TENANT'S WORK shall Y srtse bstreen LANDLORD
De resolved Dy the dsetston of
(9) Pr ter t0 cOmmenC tnp TENANT'S rORK, FENANT shall
contractors that TENANT Intends to contract vtth, submit to IANDLORD the names o/ any
or its contractors shall also provide LANDLORD r1tA thernames of an
that rill equested by LANDLORD, iENANi
TENANT'S Der/orm any Dort ton of iENANi'$ WORK, and TENANT shall not commence any of
WORK until Y suDeontraetors
TENANT'S WORK steal) LANDLORD has apDrorad such eoneraetors
contractors and sub-contra to sormed DY qualtlied, lteensed, inauredsu„eontraeeors,
to harmony tech LANDLORD'S GeneralaContraetoreandrotherqualtty rorkmansht d bondable
contractors p and corking
(h) TENANT'S WORK shall De sub eeL to the ens on the fob,
LANDLORD'S General Contractor Item time to~tteme,e/ LANDLORD, LANDLORD'S Arehtteet and
WORK es being performed, If such lnspecttons rwealithathan
betnq COnstrueted to Darted to rhlCh iENANi'$
Deans and swelflcatlons~fTENANi~atttts te^ Drovtstona of this of TENANT'S WORK is not
Dense shall eorr LEASE, or the approved
(i) TENANT shall a 1 Kt same /orthrlth,
PO y and pay for all uttltty meters and eonneeeton tees as required,
rithoue de/acts,
(1) UDOn tM eompletton o/ iENANi'S WORK, all TENANT'S /aetitttes shall be /catty ooerab l•
• (k) Constructl0n equipment and taaterlala are t0 be 1
traffte Is to be routed to and Iron tM site as dtreeeed^b
burden tM confined areas and truck
order iENANTonstructton~ or operation of the CENTEq, LANDLORD ih;;OLO±Des~h:srtnht to
violates the ~r TENANT $ general contractor, or any other subcontractor rho rillfully
beve requirements to tease 9 t to
eoiPloyees /tom the CENTER. irk. and to remove all its equipment and
(1) No aDDrovai by LANDLORD shall be valid unless /n rrtttn
LANDLORD'S Arehtteet.
9 and signed by LANOLORp or
(m) TENANT, at its expense, shall aeeuwulate and remove trash caused by eonatrueLton,
(n) Upon completion of TENANT'S WORK, TENANT shall ebtatn lien .ratvers Item
contractors, scab-contractors and suppliers, and et the r
shall Provide LANDLORD r/th toptes of such it all
reasona0ly raqutred b en ratvers %e,.s~th +nLANOLORD, TENANT
paid for,
WORK has Deer Y a^d satls/actory to LANDLORD In order to evtdene~ that 7ENANTcS
(o) LANDLORD for good cause to Its sale diseresten shall have the right to require TENANT
to terminate anY constructten rprk at any tlq,e Dein
iENANi to tM DEMISED PREM15E3, and to require
or any employee o/ sa 9 Per/ormed by or on behalf o/
to cease '^e• leave the CENTER, U that any eontraetor or subcontractor,
any cork, TENANT shall lorthrith r Don notlfieatton from LANDLORD to TENANT
employees and contractors of TENANT emove /teat the DEMISED PREMISES all agents,
iENANi :hall have n such tame as IANDlORO
shall have gtren its mitten consent lorf the r~svmptlonrofusueh t:onstrut:tton cork, and
connection therertth~ eTa1m /or damages of an
Y nature rhatsoever agatnse TENANT to
52.4. DISCLA1MERt ,
spectfteattons LANDLORDS or LANDLORD'S Arehtteet'e
made b or to anY changes, awdllfeations aDProval of TENANT'S
ACeeDtanceWbLORO or LANDLORD'S Architect, and the i addlttens thereto, and ~n t^lans •nd
davelo Y LANDLORDS Architect, shall tsuanee of an Arehtteet's CeretiDeettons
Pment standards, and shalt not be solely for the Durtws• of maetin cats of
Dursuant to tAts LEASE. M deemed to release TENANT iron 9 LANDLORD'S
. anY obligations
Contractors, Agents, and Empio ees
c L ims, Y and LANDLORD'S Arehtteet harmles ~ 'S
damages, losses, a^pensea (including rtth
fees) and 11ab111tias rhatseevar a net all
by or /or TEN o court costs and attorney's
• •^d at TENANT'S er or eonneetad reth the performance of cork
pence, any actions based thereon and shall
53.
be pointed as LAN Landlord acknorledges that
L ~s Manager tech respect to the CENTER, TENANT t
a Florida eorDOratian, has
s authorised and dtrseted to set
24
GEM-011591
�
►
�
, G� tl�e direction of u TENANT is notified to the contrary
by LANDLORD in writing. ,
IN WITNESS WHEREOF, LANDLORD has exec'uted this LEASE this r - day of '-���i,
�. � >
WITNESSES:
�% �
'> ]} �� �; ,/ � ,:
/ v :`�� A �Sd :�0._
_�i
...... . . . �- . .�_..
As to LANDLORD
��".� -_
B '�'"
. TAMWEST REALTY, INC.
_ ,�
IN WITNESS WHEREOF, TENANT has executed this LEASE this
200� ��day of
��— �
WITNESSES:
�
Villaqe of Teauesta
,As to Tenant
.
By: ,
-
FORMS/LEASE2.SHP
1/15/91 .
25
GEN-011591
~~ L
~;,`
~~.
~~
~.
~~
1
4
'' li ~'
.. I
,~~ [
!~
' •I
_.E, ~ ~~
~~
~.
I \~ ``~
~• \ ~ .'
JJ!! m Q ~
.t7 •~•ji rN
ad ~,
-t m
~~ ~ ~~r~~~ln
_~ .... O~
FII1 ^Z
i, N
f `U ~ ~-l
I
~ !Ilj;3 ~
!!
:iii
•
9
~~
~~
' ~.~
e~
EI
~i
~ I I
~~
~ EXHIBIT "B"
LANDLORD'S WORK
" TENANT ACKNOWLEDGES that the DEMISED PREMISES are completed and that TENANT has
fully inspected and accepts the DEMISED PREMISES in its present "as is" condition,
and accordingly LANDLORD will not be required to perform any work within the
~MISED PREMISES prior to the COMMENCEMENT DATE, except as follows:
•
ExNI11T "C"
RULES AND REGULATIONS
'eNANT agrees the n
(a) all deltve.tes or ahlpments o1 any kind to end from tM DEMISED PREMISES, tncludtnq toadtnq •ni:
unloadtnq of goods, shall M wad• only by ray o/ the rear o/ the DEMISED PREMISES (unless ehs DEMISED
pREMI5E5 does not haw a rear •ntrante) or at any other loutton designate0 Dy LANDLORD, and only at such
Imes destgnated for such purpose by LANDLORD; tratlerf and/or trucks servtctnq the DEMISED PREMISES shall
main parted in th• SHOPPING CENTER only Ourtnq theta periods necessary to servic• TENANT'S opersttons,
t in no event sM 11 such eratlers or trucks remain perked to th• SHOPPING CENTER overnight or beyond the
elostnq hour of tM SHOPPING CENTERI'
(D) all garbap• and re/us• shalt be placed to the container (all boxes shall be ilattened Drior to
placement in container) at tM locations rtehin tM CENTER destgnated by LANDLORD, for colleetton (at time
specs/led by LANDLORD) by conerectors, as way Irow tleie to time M designated Dy LANDLORD;
(c) TENANT shall store soiled or dirty linen to approved fir• rattnq organisation metal containers
rtth sell-elostnq fustbt• link covers)
(d) no radio, televtston, phonograph or other similar devices, or aerial attached thereto (instd• or
outside the DEMISED PREMISES) shall be Installed rithout itrst obtain4ng in •aeh tnstanc• the LANOlORO's
rrittsn consent; and 5/ such consent De q/vtn, unless otherrtse approved, no such device shall be used in
a manner so as to D• heard or seen outside of the DEMISED PREMISESI
(e) TENANT sh'a11 keep the areas immediately aOJotning the DEMISED PREMISES to LM front and ~t the
rear o/ the DEMISED PREMISES clean and Ire• Iron dirt an0 rubb4sh, and TENANT shall not place, su/far or
permit any obstructions Or property to such areas Or to any area outside o/ the DEMISED PREMI$[5;
(f) TENANT shall not use the COMMON AREAS of tM CCNTER, or any portion o1 the CENTER outside of tn•
DEMISED PREMISES, for business or promottonaT purposes unless permitted Dy LANDLORD to rrtttng;
designated /or that purpoa• Dy IANDLORO; said employee Darklnp area shall De In the rear s eas o/
the CENTER. Ii TENANT or TENANT'S employees shall /all to park tMtr cars t estgnated parktnp
areas. Chen TENANT hereby authortyes LANDLORD to remOV• from the any o/ TENANT's cars or ears
Delonq to TENANi's eeployees and/or to attach vlolatlo s or notices to such ears, and/or to nave
such ears removed at the ocher's •rtpens• NT hereby ratvea and releases LANDLORD and hareDy
t~e«.ni/tee and agrees to hold harmless /row •11 ela4ms, liabilities, costs and •"penses rnich
may result or arts• om. ~ LANDLORD reserves the N ght to designate certa4n parking spaces in the
parkin r the •aelusive use 0/ destgnated tenants, and, to that event, such spaces shall be for
(h) eh• plumbing iacillt Us rlthln or aarvlnq the DEMISED PREMISES shall not De used for any
purposes other than for rh iCA they r•r• constructed, and np lore iqn substances o/ any kind ahall b• th.ovn
thereon;
(i) TENANT shalt not burn trash or garbage to or about the DEMISED PREMISES, or the CENTER;
(J) TENANT shall not use, perwtt or su/fer the use 01 any portion 01 the DEMISED PREMISES as levtnq,
s leeDin9 or lodging overt erst
(k) no load rt11 De placed on any floor o/ tM DEMISED PREMISES rhtcn •~eeeds the Moor load per
var• loot aru rhicn such floor one vas designate0 to carry)
(1) all mechanteal •oulpment and machinery r111 M kept free of noise and vtbrattonf rhich may De
era~smttted to any Dart o/ the calls or building 1n rhtCh the DEMISED PREMISES are located or beyond the
conltnes of tM CENTERI
(m) no odors or vapors rill be permitted Or ewsed to emanate )row the DEMISED PREMISES rhtch could
adversely or unreasonably •ifect other tenants of tM CENTERI
(n) no live animals rill M kept on or rlthln the DEMISED PR~EM1SESt
(o} the IANDLORD, at its option. and iron time to tame, may, at the a^pense of tM TENANT, employ •
pest a"termination Contractor to servie• the DEMISED PREMISES at such intervals as LANDLORD may reauirs,
snd TENANT shall permit said contractor to enter the DEMISED PREN15E5 to perlorm pest •"termination
services)
(o) TENANT shall not lay linoleum or other stellar floor eovertnq so that such Moor covering shalt
come to direct conuct rtth tM /loor o/ the DEMISED PREMISES end 1/ linoleum or other similar iioor
covertnq is so used, an lnterllner of builder's dudentnq (alt tM11 /trst be a//Teed to tM /loor by
p+ste or other mater tat solvbT• to rater, so that eireh floor cow clap way be •astly removed. TM use cl
cement or otM r ftmt L r materiel 1t prohlbtted.
(p) ,no sutomoDilea, trucks or other vehicles eay be stored on the CENTER, or way be parked on the
CENTER rhteh are not cap+b l• of being run 'under tMir orn power,
(r) 1t rill not display, paint or place, or eaus• to be dlaplayed, painted or placed, any handballs.
o~m per stickers or eeher •averc4sinq er prp"ecionat wateriel• or dertoes on any vehicles parked to the
parking areas o/ the CENTER, rhetMr belong to TENANT or to TEMANi's agent or to any otMr person;
(s) TENANT ahatl net D1aee, su/fer Or permit displays Or deeorationa On the sideralks 1n front of or
at en• rear of the DEMISED PREMISES or on or upon any o/ the parktnp or other COMMON AREAS of eh• CENTER;
(t) TENANT shall not a/fta or place any signs, notices, advertisements or matertais of any kind to
its storalront rind or rithout the prior rrttten consent o1 LANDLORD, eReept those allured under Darsgraph
12.2.11 0/ the TEASE.
(v) tM term "Ha:areous $ubstanc•s", as used In this LEASE, shall tnclud• rithout itmitation,
n."a01es, •"plost ws, redio-ctro• watertais, asDestes, PolyehloN hated b4pM nyls (PC1a), ehe,.teals knorr.
cause cancer or reproduettr• tor<1c1ty, pollutants, eontawlnanLS, haaardous castes, to,iie substances or
GEH-011591
related materials, petrol~ue •n,. petroieum products. and supstane:ea de..ared to be harardous o• tostc
~unQer+any lar or requlattot nor or herea/tar •naetad or promrlpatad by any governmental authority.
(1) TENANI's Restrtettonst TENANT shill not parse or Permit eo ot:eurr
hereattar •naetedY related eto eenvlronatentalleendlttons p^~al lar, ordinance, or regulation nor or
arising from TENANT's us• or occupancy of !M DEMISED PREMiSESrI^olud~^9uebvie^Do`M;STOt:~EeloSEsoo;
and Around rater eondltlonsi or
• (D) th• use, generation, release, manufacture,
o• disposal of any Narardous Substane• rathou! LANDIORD'i refining, produeeton, processing, storage
.+thdrarn, conditioned, or modified by LANOLORO to Its sole ands absolute dtserettonotne order be
insure compltane• rtth all appitcabl• LAMS (herelnalter defined), •s such LAkS ma to
a*ended from tlnte to sloe. y be •naetad or
(2) Environmental Cleanups
(a) TENANT shall, at TENANT'S orn e^pense, comply rash •11 lays repulattnq the use.
generation, storage, transportation, or disposal 01 Na:ardous Substances ("LAM"),
(b) TENANT shall, at TENANT's orn •,tpense, ea4• all suGetsstons to, prov5d• all
tnformeLlon required by and comply rtth ill requirements of all governmental •uthortt5es (the
"AUTHORITIES") under tM LA1tS.
cleanup be cundertakena b~ ~us~Ro{r ~r ad~poflle sa 111 demand that a eleanuP D1an be Drepared and a
Substancss that occurs during the TORN of this LEASE, at ortfromr~h~ DEMISED PREMISESsore etch ar~s~~
at any time Iron TENANT's case or occupancy o1 the DEMISED PREMISES, then TENANT shall, at TENANT'i
o.n a=Dense, prepare and submit the required plans and sll related bonds and other ttnanctal
assurances end TENANi shall carry cut i11 such cleanup Assns,
transportatton,TOrAdlsposal of Hazardous vSubstinC s that tserequlred by LAHOLORO,q•neratton, storage,
(3) 1/ TENANT falls to Iu1f111 any duty imposed under th/s Paragraph rithtn thirty (30) days
tollortnq LANDLORD s rrttten request, LANDLORD may proceed rtth such •Ifores and in such ease, TENANT
shall cooperate rtth LANOlORO to order to prepare ail ODCUmenes LANDLORD deems necessary or appropriate to
aetermtn• the appllcabiltty of the LAMS to the OEMISED PREMISES and TENANT'S case thereol and for
compliance Iharertth and TENANT shall e^eevt• all documents preraptly upon LANDLORD'S request and any
eapenses incurred by LANDLORD shalt be payable by TENANT as an additional TENANT PAVMENi, No such act ton
oy LANDLORD and no attempt made by LANDLORD to ntttgit• Oamiges under any LAM shall eonstttute a rawer of
a^y of TENANT's obligations under this Paragriph,
(A) TENANT'S obltgaLlons and itabllTtles under this Paragraph (V) Sha11 survive the •aptratton
o/ ehts LEASE.
•
•
2
6EN-O11S91
~~ ~ .EXHIBIT ~
SIGN STANDARDS '
STgI~YgQ: (Subject to approval of local ordinances and
restrictions).
1. General. The purpose of these restrictions is to
present an orderly yet informative and identifying complement of
Tenant signs, to eliminate excessive and confusing displays, to
preserve and enhance the appearance of the Shopping Center, and
the quality image of its tenants, and to encourage signs which,
by their good design, will promote the appearance, attractiveness
and appeal of the Shopping Center.
Each tenant shall be required to have a single sign.' Signs
shall be of a tasteful, dignified character. All final sign
design shall be approved by Landlord. ,
2. Location. On fascia, centered on !Tenant's frontage
midway between ottom of fascia and eave line, placed flat
against the fascia.
3. Type of Sign. Sign must be individually illuminated
channel letters.
4. Size. Size and location of letters to conform to
governing municipality sign code and prior Site Plan and
Appearance Review approvals.
5. Letter St le. The letter style is optional at Tenant's
discretion. Again, s gn drawings must be approved by Landlord.
6. Material and Color. All letters are to be constructed
• of prepainte .0 0 ronze aluminum returns. They must have 1"
jewelite trim. Plastic face color must be approved by Landlord
before installation.
7. L~ightin_g. All letters are to be illuminated with .15
mil neon to i~ ng: Different size letters may call fo.r single
tube, others may call for double tube; both are acceptable.
8. Mou~~_nti~~ngg. All letters are to be mounted and installed
with concealedring and transformers.
9. Prohibition. The following features are specifically
prohibited:
* Flashing, moving, automated ,or audible signs
* Mdre than two (2) colors 1
* More than two (2) lines of letters
* Any exposed,cppnduit, transformers or other equipment
* Painted letters
* Signmakers' labels or other identification
* Exposed neon tubing or other lighting facilities
* Steel nuts and bolts (only stainless steel)
10. A royal. All signage criteria must be approved by the
Landlord in wr ring prior to installation.
i ' "
� „ •
_ 'y , . � I'�.,. .
-, `� �' '�.....:
`" �" S�iORT FORM LEASE '
Notice is her�eb
and Y 9 � ven tha t Ta wes
� the ated the� y of a s a • � as "IANOLORD",
(the "DEMISED PREMISES a � ave entere into a Lea.se the
ShoPPin ) ��own as Space� 19 � f�r certain p�
described i�n E hibite"q�ENIER"), which CENTER is °� C�untY Line Plaza
attached hereto „ ocat�ed wit in the property
(the PROPERTY ).
The LEASE contains the following paragraph:
The interest of LANOLORO or any ground )essor in
, DEMISED PREMIS�S or in t�e CENTER shall not be sub ec the
any mechanic's or other liens for .� t to
contracted for by 7ENANT. impro�vements made or
No act or omission of TENANT
sha 1 1 g� ve any Person or
mechan�c s or other �je� entity the right to file a
LANDLORD'$ agalnst such interest without
prior written consent. LANDLORD shall n�t be
responsible for any work performed or to be.
or for ony materials furnished or to be furnPshed �ed on,
DEMISED PREMISES, for at� th
entity, and no mechani� or any ot�tier person
materials shall attach ��r other, lien for or
interest of to the reversionar,ycorw�other
PREMISES, LANOLORO or any ground lessor in the DEMISED
The sole purpose of this Short Form
�otice of the aforementioned �ease is to place all
Statutes, Section 713.��� 6 Paragra.ph of the LEASE Aersons on
LAI�DLORD and TENANT ag that no �� and recordin �ursuant to Florida
of any of the other terms 9 th� Short Form Lease,
�erson shall be deemed to have record notice
Lease shall not affect the t�tle�tostheS PROPERtY other
p°rsons on notice of the fore oin LEASE� and this Short Form
ent�ty acqu{ring any interest in the PROPERTYh of the LEASE,n t ��P la ce third
mortgage interest, shall not be deem.ed to have been iven y person or
. inc),�d�ng but not 1 imited to a
I.EASc by virtue of the execution and recording of .thi
9 �ny notice of th
any such person . or entlty acquirin s Short Form (.ease, and
but not limlted ta any mort a o 9 an y interest in the PR�PERTY,
Short Form Lease had not beengrecordedst, may acquire svch interest as
(.ANDl.ORO sha 11 have the right at any time to execu �
record same in the pub)ic records of te an ins�rument and
located terminating the effectiveness of Short Fn which the PROPERTY �
of termination shall terminate an
notice of termination executed b y effect of th�s Sho � Fo m e and such notice
7ENANT, Y l.ANDLORD shall n9t re �ease, Any such
quire the execution of
IN WITNESS WHEREOF the pdrties have exe
cuted this Short Form Lease.
LANDLORD: Tamwest Realty Inc.
Witnesses:
�W _ �VJ'�'�,� •f • .�'. , •
Witness Signature ��
.� , _
_� �
J ./
�'� �p� , . -'-� �
� P��� �'... `" � �' e i� �� f
� � By
�iYPe or Print Witness Name '� '
'� `� �-- , Albert Paniccia, Jr. . "
� Witness Signature
_ _� ° Y�e or Pr�nt arae. o ,
. , ,, , �r•son Sign�ng .
Ty�e or Print W�tness Nome President
1t e o erson Signin�,
213-01 99th Avenue
, 4�_ens Village, NY 11429
�ype or rint ress ��f�'�rsor� Signing
� .
�
�
�
, " �TATE OF FLORIDA )
COUNTY UF j ss:
The foregoing instrument was acknowledged before me this
day of
� 19 � by
of , as
He/she is personally known to me or has
identi`ication and did/did not take an oathoduced �
as
NOTARY PUBLIC, State of Florid -
My Commission Expires:
JCSEPH P. M.4GLIATO
Notary Public, State of New York
No. 01 tv1A4644709
Qualified in Orange County TENANT
Commissior� Expires ,�iay 3a 2�u1
Witnesses:
�
Wi ness Signature
I�I, i c�t���P� � (�(`t-� �¢ .
TYPe or Print Witness Name By �� �
-��.�a-�. a.�
Wi tness Si gnature ' �c'-�- •'
TYpe or Print Name � �� � �
�,���,� f Person Signing
�-- �2 u a �/
TYpe or Pri nt Wi tness Name �Yf � cr.� a
Tit]e of Person Signing
a v T
Dr2 Y= - iTC-" 3�p
T� - S'y� FL 3 3 S�6
TYpe or Print Address of Person Signing)
STATE OF FLORIDA )
COUNTY OF � ) ss:
The foregoing instrument was acknowledged before me this�"��
�.�- � , �a_� by°f � �.daY of
o f 2 . --���..�- �. � a s Z `�
He/she ��s pe sonally nown to me or has produced
identification and did/d,'`_ct take an oath.
as
, NO RY PIIR� rr �..
` '��A �f Florida
MY Commission Expires:
�
JOANN NIANGANIELLO
�t�Y �ubtic - State of F►oric�
FORMS/LEASE. SF ���
5/ 2 0/ 9 2 �m�O" � CC891749
a , GUARANTY
FOR YALUC R(C[TVCD, ~ din eonel0eratlon for and ae an lndveewent to IANDIORD to LEAS[ tM D[NISED
' " PftFNISES referred to to tM annesed TEASE W the TENANT tMrsln Hawed, tM urderatgned does M reby
ouarenty to LANDLORD tM punctual payment o/ tM rent, additional renU and otMr eMrges' (Mre-tnafter
.o&IuxSirely culled 'RENTS') and tM due perfOnynt• Of all the otMr terse, covenants and eondttlons
contal Md In sa10 LEASE on tM part of tM TENANT to be pald,and/or to be perforeed tMreunder, and 1/ any
de/cult shall tae ^ade by tM TENANT under saki LEASE, the urdersigned does Mreby covenant and agree to
Day to tM LANDLORD In each and every Instance such auw or sues OF awney as tM TCNANT Is aM shall beco.e
liable for and/or obliged to pay under Bald TEASE and/or fir11 to sattsf and
~enants and eondttlons of said LEASE on tM Y 7 p+rForst such other tens,
o any and all dawa es, a^ Dart of tM TCNANT to M perforwsA tMrer~eder and to Day
D pensan and atlorna ys tees (Mnalter eollectlve ly ulied 'OAft+tGE S') that eay
suffered or Incurred by UWOlORO to eonsepwno of the nonpayuent of said RF1fiS or tM nonper/orwance
of any such other ter>ts, covenants an0 condttlons of Bald LEASE; such payarnts of gENiS to De wade awnthly
or at such other intervals as tM saws shalt or euy Dec owe payable under Bald LEASE, lneludlrq any
accelerations tMreo/, such perforsu np of said otMr terse, covenants and conditions to bs wade Then due
under said TEASE and such DAiiAGES W be geld when Incurred by LANDLORD, all rlthoue repvlrtrq any nctiee
/row LANDLORD o/ such nonpayeents, nonperforwanee, or nonobsarvanee or prwf of notice or dewand, al; of
rhleh tM undersigned Mreby a^pressly calves; and tM walntenance of any action or proceeding Dy the
LANDLORD W recover any suw or saws that eay be or Decoee due under sold TEASE, or to secure tM
perforwanee of any o1 eM otM r tens, covenants and eondttlons o1 saki LEASE or to recover dawages, sna p
not preclude tM LANDl0R0 frow tMrea/ter Instltutlrp trd ealntalnlnq suDspuent actions or Droeeedrngs
for any sulSSeQuent default or de/salts of TENANT under Bald LEASE. the undersigned does MreDy tonsvnt
that rlthout aflKtlnq tM ilabllity of the enders lgned under this Guaranty and rithout Hotta to t~+e
undersigned, tine way De gtren by LANDLORD to TENANT -or Daywnt of REN15 and Derforvnoe of Bald other
terms, covenants and eondttlons, or any Of thew, and such L1ay a.tended and Indulgences granted, /row tlwe
to tine, or tl,e TENANT ayy be dispossessed or tM LANDLORD u y ava1) Itself of er •^ercise any or all of
the rlghts and/or rewedles agalnst, tM TCNANT provided Dy lac or by sa/d lEAS[, and way proceed either
ape lnst tM TCNANT alone or ~elnt ly agalnst tM 1CNANT and tM enders /geed er agalnst tM enders lq~e0
a sons rlthovt prose+dlnq against tM TENANT. TM undersigned does hereby furtMr eonsRnt to' any
subseQvent change, eod4/icatlon and/or awendwent o1 said TEASE In any o/ Its terws, covenants or
conditions, or In tM RENTS payable thereunder, and/or to any, assignment or assignments of said TEASE,
and/Or to any renewals or aatenslens thereof (ODTION PERIODS), all o/ rhtch .sy Ora .ade rithout notice to
or consent o/ tM undersigned and rfthout 1n any canner releselnq or relieving the under:Ipned irew
1tsDiltty under this Guaranty. TM undersigned Goes Mreby fyrtMr agree tM t In respect of any payments
wade by LM undersigned hereunder, tM undersigned shall not have any rlghts llasad on suretyship or
otherrlse to stand In the place of tM LANOlORO so as to cawpite rttA LANDLORD as a creditor o/ TENANT,
unless and unt,ll all elalws o/ tM LANDLORD under Bald TEASE ahail M w b+en Idly paid and satisfied. As
a /urtM r lndvicewent to IANOLORO to was• sold LEASE end 1n eonstderation tMre/er, LANDLORD and the
undersigned Mreby agree that 1n any aetlon, proc.^eedlnq or eounterelalw Drought Dy e1tMr tM IANOlORO or
the undersigned agalnst the Other onany .attars rhatsoerer arlelnq out of or 1n any ray connected rich
said LEASE or this Guaranty, that LAMDlORO and tM undersigned shall and do Mreby valve trial by fury.
This Guaranty er any o/ the Drev is Ions hare0l cannot be wodlf led, mired or tare Ina led, unless 1n rrltlnp,
signed by tM parties Mreto. T M prorlstons of this Guaranty snail apply to and bind and Inure to tM
benefit of the vnder=lgned and the LANDLORD and tM Ir respective M irs, legal represantatires, suecesaors
and assigns. LANDl0R0 shall M entitled to payment o/ all attorneys' Ices Incurred 7n connection rtth
enforctnq this guaranty Including, r/thout Iteitatton, fees at tM trial and all appellate levels. '
(N NITNESS NrIEREOF, tM GUARANTOR Ms uecvted, or ewsed to De ei,ecvted, this Cwaranty this
a,y er ~,.~f~.. ~r aoo~
NITNESSES,a
Tov~ ,g
Pr1r1'! Name n~
UAL dM~J'
Print Name
P'r t Name
Print Name
•
6yr _ r
Attestr ~ ~
Address: a38 7~.-?~~,sc;r ~, y~ _ y~r~ 300
7~alvt;~sTx , FG 33ri6g --
Byr -
Attesl(~
Addressr•
DB-021191
;SXHIHIT
LANDLORD'S WORK
~he following work is to be done exclusively by the Landlord at
the Landlord s expense according to the Landlord's
specifications.
58. General Scope of Landlord's Work - The Landlord will
construct a "shell structure" consisting of leasable
areas. in addition, parking areas, pedestrian calk area ,and
landscaped areas will be provided as described below.
•
i•
(a) Storefront Wall - The Landlord will provide a bronze
aluminum and glass opening of approximately 7''2" in
height and a cleat storefront width of the entice width
storefront. Each tenant space shall have one (1).
pedestrian door.
(b) Walls - Exterior block masonry wail within tolceilina
,will be furred to receive 1/2" drywall, up 9
height, rear and exterior walls to be exposed block
masonry. Tenant demising partitions to be 5/8 fire
code gypsum wallboard from floor to sales area ceiling
height. All gypsum wallboard will be taped, and ready
for Finishing y Tenant.
(c) Floor - All floors to be 4" thick. Concrete floors to
be smooth trowel finished. ~
(d) Ceilings - Ceilings (10'0" high) will be 2'0" x 4'0"
noncombustible lay-in acoustical panels (medium
Fissured) in suspended factory finished "T" grid
suspension system.
(e) Doors and Frames - Each retail area will have one (1)
hollow metal door with hollow metal-frame, 3'4" x 6'8"
x 1-3/4" located at the rear of the store. Each door
shall include 1-1/2 pair of butts, one lockset and
deadbolt lock, one threshold and weatherstripping.
(P) Plumbing- Water, Sanitary - The Landlord will furnish
and install compplete plumbing system for toilet room
with the excepkion of water meter connection which
shall be the responsibility of Tenant. Fixture to be as
followas (1) water closet= (1) Lav. 17" x 19".
(g) Heating, Cooling and Ventilating - Provided by Landlord
irk the form of a rooftop unfit. Unit size to be based
on approximately one ton per 400 square Feet of sales
area., ,I
(h) Fire Protection - Sprinklers - The Landlord will
install a completely automatic sprinkler system (wet)
For the demised premises, as required by governing
codes.
(~.) Electrical - Power and Lighting -
A. Electrical service will be supplied on the basis
of 100 amps Eor lighting and power requirements.
Power to be individually metered by utility
company. The Landlord will provide duplex
convenience outlets or junction boxes as required
by Tenant's Eixturing layout, in partitions, where
designated by Tenant, based on one (1) outlet per
... ~
9
' 250 square Peet of Floor area in the leased
premises. The electrio service panel shall be
• located at the rear of each lease space.
e. Lighting will be provided by, the Landlord and will
consist of the project's standard 4-lamp, 2'0" x
4'0" recessed Flourescent Fixtures on the basis of
one (1) per 100 square feet of floor area. Power
will be provided to junction boxes at the Front
sign location, each tenant space will also have an
exterior light at the rear door= exhaust Ean and
switch in toilet and required exit lights.
F~aergency (battery operated) lighting will be
provided.
r
•
.. .. ~ i'
• ~
. •}
•