HomeMy WebLinkAboutSa-wad-dee Thai AUP 04-006:._ 1'x`1
_ REAL ESTATE INVESTMENT
` ASSET MANAGEMENT
STOR-IT RENTAL STORAGES
COMMERCIAL DEVELOPMENT
_.. _.
Sa-Wad-dee
Dusadee Dullaphan
~ 890 E Fairview Ave Suite C
Meridian, ID 83642
_ _ RE: Request for apPnozral of ~id~wallc dining area. - - ---
.Dear Dusadee,
We spoke on the phone this AM a~ decided that it would be good for me to write a letter
en behalf of the ianciiord as to the use of the outside dining at the new Sa-wad-dee Thai
Restaurant. I have reviewed the CCR of the Center and you current lease, and I do not
see any reason that this will not be acceptable, so you may proceed.
Yau mentioned that you also went to the City P&Z and they coin give you a permit but
they thought ft would be best to have this letter from AVII, LLC.
Thank you for working though the proper channels on this matter and the other matters of
your signage and remodel. ideas. for your new location.
Welcome to the Avest Plaza Sl>~pping Center!
sincerely,
-: - _
Kathleen K. Weber
AVII, LLC/member
ACQUIRE • DEVELOP HOLD SERVE
P. O. Box 140075 Boise, ID 83714 Phone: (208) 866-7455 Fax: (208) 853-4047 E-mail: kathlsen@avest-rsc.com
.-- _ I I '~
~ - ~ L .~
s ..
--~ - ------ ---- -----------~1 -- ---~1--~ -- ---------~
_ ~__ ______o s-
r~ _
-~ -L
n a'
II _'~S_1V
/'~
SUBLEASE
This Sublease is made by and between RICHARD WISE and DOUNGTA N. WISE,
husband and wife (co`llectiveiy "Sublessor") and WISHES, INC., an Idaho corporation,
("Sublessee") effective the 1 S` day of May, 2004.
(1 } The Sublessor is the Tenant under a certain Tenant Lease made between
Sublessor and AV II, L.L.C., an Idaho limited liability company, as Owner, dated December
13, 2002, which covers the premises (the "Premises") known as 1890 E. Fairview Ave.,
Meridian, Idaho, and more particularly described as the Premises in the Tenant Lease which
is attached hereto and incorporated herein by this reference.
(2) The Sublessee has inspected the Premises and accepts same as is.
(3) The Sublessor hereby subleases the Premises to the Sublessee for the full term
of the Tenant Lease (including renewal options), commencing May 1, 2004, at the rental
called for in the Tenant Lease, plus all charges set forth therein for which Sublessor is
responsible such as common area expenses, maintenance, repairs, insurance, taxes and rental
escalations.
(4) The Sublessor acknowledges receipt from the Sublessee of the sum of two
thousand, nine hundred and ten DOLLARS ($2910.00) as a security deposit for the
performance of Sublessee's obligations under this Sublease and the Tenant Lease.
Sublessee and Sublessor shall have the same rights and obligations with respect to said
Security Deposit as the Sublessor and Owner, respectively, have with respect to Sublessor's
security deposit paid under Section 2.01 of the Tenant Lease.
(5) Sublessee agrees to notify Sublessor, by certified mail, return receipt
requested, of its desire to exercise a renewal option provided under the Tenant Lease at least
thirty (30) days prior to the date on which Sublessor must notify the Owner of its intention to
exercise its option to extend the Tenant Lease. The Sublessor agrees that if the Sublessee
timely gives the Sublessor such notice and if the Sublessee is not then in material default in
the performance of any of the terms of the Tenant Lease which default has not been cured by
the Sublessee within the cure period provided in the Tenant Lease, then Sublessor will
deliver to the Owner a written notice irrevocably exercising the option to renew the term at
least one hundred and eighty (180) days before the last day of the then current term.
(6) The Sublessee agrees to perform and observe all of the obligations of the
Sublessor under the Tenant Lease and make all rental payments directly to the Owner in the
manner set forth in the Tenant Lease. This Sublease is expressly made subject to all of the
terms, conditions and limitations contained in the Tenant Lease. Sublessee agrees to assume
and be bound by the same responsibilities, rights, privileges, and duties that Sublessor has
from and to the Owner under the Tenant Lease. Sublessor shall have all rights, duties and
obligations under this Sublease with respect to Sublessee that the Owner has under the
Tenant Lease with respect to Sublessor.
SUBLEASE-1
/'1
(7) In addition to any indemnity and insurance provisions contained in the Tenant
Lease, the Sublessee agrees at all times during the term of this Sublease and for such further
term as the Sublessee occupies or has possession of the Premises, and thereafter relating to
such period of occupancy, to indemnify, defend, and hold harmless the Sublessor and its
affiliates, from and against all liability, injury, loss, cost (including attorneys' fees), damage
and expense in respect of any injury or death of any persons and/or damage to any property
while on the Premises and to obtain and maintain insurance in accordance with the Tenant
Lease naming all such indemnified persons as additional insureds.
(8) The Sublessee agrees to pay to the Sublessor upon demand, as additional rent,
any fees, costs or charges, including attorney's fees and legal costs, incurred by the Sublessor
in enforcing any of the terms or provisions of this Sublease, including without limitation for
collecting any unpaid or late rental amounts or eviction proceedings and also including any
attorney fees or costs incurred by Owner and charged to Sublessor in connection with
obtaining Owner approval for this Sublease. The Sublessor may charge interest on all past
due amounts at the rate of one and one-half percent (1.5%) per month in addition to any late
fees or liquidated damages for which Sublessor would be responsible under the Tenant
Lease.
(6) The Sublessee may not transfer, assign, sublet, enter into license or concession
agreements, change ownership or hypothecate this Sublease or the Sublessee's interest in the
Premises without first obtaining the written consent of the Owner and the Sublessor under
the terms and conditions set forth in Article XVIII of the Tenant Lease.
(7) The Sublessor is hereby conveying to the Sublessee, subject to the terms and
conditions of the Sublease, only those rights to the Premises which it acquired by virtue of
the Tenant Lease. The Tenant Lease describes the Owner's duties which the Sublessor is not
obligated to perform. If the Owner fails to perform its duties under the Tenant Lease, the
Sublessee must send Sublessor a notice by Certified Mail describing the Owner's default in
detail. Upon receipt of the notice, the Sublessor shall then promptly notify the Owner and
demand performance of the agreement contained in the Tenant Lease. In the event Sublessee
wishes to engage the services of an attorney to settle any disputes arising out of the Tenant
Lease agreement, ail fees and costs shall be borne by the Sublessee, it being understood that
Sublessor is under no obligation to bring or defend any action brought by or against the
Sublessee, the Sublessor, or the Owner.
(8} The Sublessee shall not make any agreement with the Owner which could
modify, cancel or terminate the Tenant Lease.
(9) Sublessor shall have the same rights as against the Sublessee that Owner has
under Article XX of the Tenant Lease against Sublessor with regard to a default by Sublessor
in the event of:
(a) a default by Sublessee under the terms of the Tenant Lease; or
(b) the failure of Sublessee to perform any other covenant, agreement or
obligation of Sublessee under this Sublease within thirty (30) days following written
notice delivered to the Sublessee which notice shall specify the matter(s) then in
default.
SUBLEASE - 2
/'1
(10) In addition to the rights set forth in section (9) of this Sublease, in the event of
the occurrence of an event of default as specified under Section 20.01(a)-(d) of the Tenant
Lease, Sublessor, subject to the rights of Owner under the Tenant Lease, shall have the right
to terminate this Sublease, re-enter and re-take possession of the Premises and all
improvements thereon; take possession of any property on the Premises owned by or in the
possession of Sublessee as security for the Sublessee's performance hereunder, and operate
the restaurant business of Sublessee on the Premises.
(11) Any notice or demand given under the terms of this Sublease shall be deemed
given and delivered on the date when personally delivered or, if mailed, the date the same is
deposited in the United States mail, in a sealed envelope, by registered mail or certified mail,
return receipt requested, postage prepaid, and properly addressed. Until changed by notice in
writing, notices, demands and communications to the Sublessor shall be addressed as
follows:
Richard Wise
Doungta Wise
3757 Eisenhower Dr.
Meridian, ID 83642
Notice, demands and communications to the Sublessee shall be addressed as follows:
Wishes, Inc.
3219 N. Linda Vista Place
Boise, ID 83704
(12) In the event that either party to this Sublease shall enforce any of the provisions
hereof by action at law or in equity the unsuccessful party to such litigation agrees to pay the
prevailing party all casts and expenses, including reasonable attorney's fees incurred therein
by the prevailing party, including such costs and expenses incurred with respect to an appeal,
and such may be included in the judgment entered in such action.
IN WITNESS WHEREOF, the parties have executed this Sublease as of the date first
written above.
SUBLESSOR: SUBLESSEE:
WISHES, INC.
By:
Richard ise Dusadee Dullaphan, Vice President
~J~~1
Doungta ise
SIJBLF.ASF, - 3
/'~
OWNER'S CONSENT TO SUBLEASE AND AMENDMENT TO TENANT LEASE
A. AV II, LLC, an Idaho limited liability company, is the owner (the "Owner")
under ~ Tenant Lease dated December 13, 2002, (the "Tenant Lease") by and
between Owner and Richard Wise and Doungta Wise, husband and wife,
(collectively the "Sublessor") covering the premises ("Leased Premises")
described in the Tenant Lease, which is attached hereto as Exhibit A and
incorporated herein by this reference;
B. Sublessor desires to sublease the Leased Premises to Wishes, Inc., an Idaho
corporation (the "Sublessee") under the terms of a Sublease Agreement (the
"Sublease"), in the form set forth as Exhibit "B" hereto and incorporated
herein by this reference, on the condition that the Owner agrees to provide
Sublessor and Sublessee with duplicate written notice of any failure of the
Sublessee to pay, within 10 days following the due date thereof, any
installment of Base Rent under the Tenant Lease or any other sum therein
specified to be paid by Sublessor, or of any other event of default set forth by
Section 20.01 of the Tenant Lease, and allow Sublessor or Sublessee to cure
said default within the greater of: ten (10) days following delivery of said
written notice to Sublessor; or such further time as may be allowed under the
terms of Section 20.01 of the Tenant Lease.
C. --Section 18.01 of the Tenant Lease provides that the Owner's consent must be
obtained prior to any sublease of the Leased Premises.
D. Owner hereby consents to the Sublessor and Sublessee entering into the
Sublease.
E. Pursuant to the terms of the Tenant Lease, Sublessor is required to reimburse
Owner for the Owner's reasonable attorney fees and other necessary costs
incurred in connection with the processing and documentation of this
requested subletting.
F. Pursuant to the terms of the Tenant Lease, this consent to the Sublease by the
Owner shall not relieve Sublessor of its obligations under the Tenant Lease.
whether accruing before or after such subletting.
G. Pursuant to the terms of the Tenant Lease, this consent to the Sublease shall
not constitute a waiver of the requirement to obtain the Owner's consent tc
subsequent assignments or sublettings.
H. Owner agrees to provide Sublessor and Sublessee with duplicate written notice
of any failure of the Sublessee to pay, within ten (10) days following the due
date thereof, any installment of Base Rent under the Tenant Lease or any other
sum therein specified to be paid by Sublessor, or of any other event of defaul~
OWNER'S CONSENT TO SUBLEASE AND AMENDMENT TO TENANT LEASE - 1
C
set forth by Section 20.01 of the Tenant Lease, and allow Sublessor or
Sublessee to cure said default within the greater of: ten (10) days following the
delivery of said written notice; or such further time as may be allowed under
the tergns of Section 20.01 of the Tenant Lease. This provision shall be
considered to be a modification and amendment to subsection 20.01 of the
Tenant Lease.
Dated effective the 1 S` day of May, 2004.
OWNER:
AV II, LLC, an Idaho limited
liability company
r
sy ~ ---
Managing Member
S ESSOR:
ichard ise
oungta Wise
OWNER'S CONSENT TO SUBLEASE AND AMENDMENT TO TENANT T.EA CR _ ~.
` / `
~`
TENANT UEASE
(Re#ail Building)
~~
THIS TENANT LEASE is made as of the 13th day of December, 2002, between
AV II, LLC., an Idaho Umfted Uability Company ('Owner") and RICHARD WISE and
DOUNGTA N. WISE, ~ husband and wife, and MARK PHETSAVANH -and KAISOM
PHETSAVANH, husband and wife, dba Bangkok House (collectively "Tenant';
WITNESSETH:
6~ oonsldsradon of tfw mu1uF1 covenants and conditlone conWnsd herein, the paNss spree as follows:
ARTICLE L
tA1. L'~Isss. The Ownw hereby leases b the Tenant and aro Tenant hereby Isaees Irom the Owner aloes
arfaln premless (hsroeRer called •Premisee~ wMoh w totaled In the retsN budding (hereafter 'Balsa ~~g9 whloh Is
part of tl» commsrdai ehoppkp center kxxded a the norawaet corner of Fakvbw Avenue and Locust (trove Road,
NNddkut, kfaho (Mreaner cased •8hopping Grater'), whld- Retell Budding and Shopping CenNr are legally described on
'Exldbit A . atUohsd hsrob and made a part hereof, together wlth a non~Nrsiw dgnt b up the oomman parking areas
and other common arose a-d facaltlss owned or controlled by ttre Owner wWdn tl~e Shopping linter. Ths Premhes
~aPP~d 2,250 square Net and represent 13.81% a the toW prose besable area b the Shopping Grate,
kxxdbn of 1MRemlest k Peroentags~, and 37,tt% of aw Rstia Buikang ('BulWkip Psrosntagey. Ths
of Exhibe A attadad hereto. The T deNgrtated MelxNthat Ind on the aN pNrt of are Shopping linter whloh It pert
epsoab or number of other Nnents coca g ntedng k-b the Lean, are Tsnsnt b not rolying on arty
PYMO >~ wlthM 1M Rstaa Buadktg tx th Sitopping linter nor hat the Owner
made arty rePrsWntaaotta.thereol, provided however, slat are Owner spree b use ea reasonsbis sNoAe b keep as retaa
specs In the Retaa Bulkling and the Shopping GnNr leased b reWl Nnenis,
1.p2 The Owner, at its cost, shW perform an Owner's Work described
on •Exhibn B' ettaaMd harsh and made • pat Irereof.
1.09. Lease Term. TFN in1aU Nnrt ('ktWsl Teeny ~ this Lsaa ehaN oomntena at the daN a the wbstantlsi
oanP~on of are Owner9 111rOrk daealbed on Exhibit B preretur 'Commaroement DaN~, end spas oonanw thereaner
~ ~ #5) Y'~ The Owner agrees b commands the Owner's Work promptly blkxsing the frill execution a ihls Lease
by are Owner and the Tenant and b dalgetdly Pursue are oorrtplsaon tl-sreot, a being esamated soil ate daN of the
aubsWtad oompletbn of are Owner's Work b Fibrwry 15, 2003, and are Tenad shall haw possession of the Premises
from end aver the wbaenaa oompletlon a the Ownei7 VValr. Except as expreeay provided b ate oontrery In this
Seotlon, as obagatlom of the Tenant under ads leave apse commence on are daN the Tenant takes possession of the
premhes, veep ttre sxoeptbn of the Tenant's obligatlon b p.y Base Rent under Batson zo2, bsbw, wtdch obagaaon spas
commence err. settler of are followkp b odour (hereafter 'Rent Comrrrerroemsnt pets7c p) Mrq 1, 2003. or ~I) the daN .
the Tenant opens for brulrress b the pubtlo b Uu Prerrdass. All otlrsr obllgatlona a th. Tsnsnt hereunder shalt
commence on the Gmmenoement DeN a are kdu.l Tsrm a ads Lease, Mduding ate Tenant's obligation b WY to
~ronxrwrr ores .zp.nwt under s.abrr 2.09, Ix+bw, nn r~ aaa axes urxler swtlon 7.01, below, and pIQ casualty
baurarroe under Ssotlwr 10A1, bekwv.. bare event the Commenwmsnt DaN b labr start the Canmertcement DaN
epedtled above, are Gmntatgmatt pate atlas be confkmed In wdtkrg by are partlet, As used Mrsin, •wbstanaal
compbaon' sties mean soil the Owner's Work, at described on Exhibit B, ere completed (erroePang mMor 'punch-IisY
ems. tM cartplsaon o- correoaon of wMdt wiN trot materially IntaNre with the ua and oooupanay of ale Premless by
firs Tenant) and the Owner hat obWrted a oeraaoate of oooupenoy for the Remiss Qndudkrp a Nmporary certlfbaN)..
1.04. Ootlons to Renew, Ths Tenant spas haw are opibne b renew tM Nrm of this lease as dsorlbed on
•Exhibit C attached hereto and made a part hereof. Ae herealer used M alb Leas, 'tam' spas mean. the Iniaal Term
s speeiaed herein and ass reneweb arereof u dsauibed on Exhibh C.
ARTICLE IL
f:?3T,ti
2.01. $s~c rity Dboalt. At the dab thla Lease Ia algrrod by the t)wrar and 1M Talent, the Tenant shall pay
b U» CFxner a seourlty deposit In the amount a i2,g06.25. The aratrey deposit pekf by are Tenant b the. Owner shoo
be held by tM Oanter u escurny for err. faithful pertormartoe by the Tenant of Ihs Nrme and oonditlons of this lases.
h err. went or the Tenant's default hereunder Including, but not andted b, are otdigaaon b pay rent, whbh dHaun Is
not fuaY cured w1Udn are pedod provWid h ads Lease but not bs tlrarr tlvs (S) days after wdttsn notlos detlwrsd b
ate Tenant end opportuntty b sue, are Owner may, but apes not t» regtdral b, use or rotate as or arty portbn of the
Y for are payment a rent or any oax-r sum In dawn a for the payment a dry emoted which th. owns
~Y aPMd by rNSOtt a the Tensor. dawn, or b compenseN tM Owner Nr other bas or damage wffasd by the
Owner by teaser of th Tenant's default tl any portlon of the eecruey depose b b used or applied. the Tenant ahaa
wnhln sera (10) days seer written demand aterefor depoat sash wrap the Owner M an amount wfadent b reaore the
sewuny depose b ib origlna amount. TFre Owner apes not be requkd b msintab the ssoudty depose eepareN from
ea generd funds and ors Tenant Shen rx» be seeded b Interea on such depose. n tM Tenant fully psrbmn the
obapatbns under tlds Lease, Its eeourlty depose (or bafana thereof) spas bs b the Tenant within adrty (30) days
spar al's Tenant vacates are Prantss Nibwing the sxpkatbn a silt Lease, Ra any wms required' to refmburw the
Owner for awns expended b play ass Remiss M the oortratlort requred ands Arach XVIa, below. h tM event the
Owner sees slat Bulldog oompdaMg ate Premiwt, ass Owner apes tranaer the eeoudty depose b the Owner's tuooesaor
kt btsrost std, provided that the euooetsor b ate Owner etaurrss ap tdNigaaont of are Owner under this Lsaes, the
Owner spas thereupon bs released by Ute Tenets from ea aatdaty for the return a the ~N deposit arxf ate Tenant
egress to bok twlely to the atcoeseor b the Owner for are report thenof.
2.02. Sass RsM. Dtuk-p the InItW Term of thh Lsate, the Tenets spas pay b the Owner In iawtul money of
the United Stiles a Amedos, s nwnthly rent, M silvers on the Bret (tat) day a ead- calendar month, without .
ababment, onset w deduollon of a-Y kind unNts expressly avowed by this lease, onsdwelnh (1/t21h) of a» amount
debrmined by multlpyring iM rentable square footage wfttdn 1M Remises by are tollowiny annual par square foot rents
Qtereafrer •BaN Rmt'-:
,,~ EXHIBITA
,.
~enlhiv tint
2 St6.50 534,876
00
18.00 .
38,000.00 ~908,~
~ 18.50 37.128.00 3.~ 76~
6 17.80 3,187.60
3,28i.26
203. Common Arss E,,...~.-., Tor Tenant spree b
t4rvpe. pay b the Oamsr, u addkionat rent, a common area
a) The tens 'Common Ana' M dspned u th. portions a 1M Shagging cntK which nave been
designated end hD~rowd for common up by w 1w the bsnspt a more than one tenant or
ooncesslonaire of ttte Neap Bupdinp and/w the tptoppktp Csnbr InoludMp, but not nmkad b,
tM land and fadptle uUllzed for a as padcMp area. okculatbn roads (Inaudinp aro pedmetsr
road), eenrloe and other oorrWore, restrooms, pphanp fadtltlas, landscaped sore, exterior welro,
and pubpo uaply taclptie whroh prvs more aurr one (1) anent M tM Reaap BulWkp and/w
the 3-wpplnp Center. but excluding arty portion of du Shopping Cantor p kraudsd witirkr au
Common Area wMn dselpnated by the Oamer for a non-0omrnon ue.
~) ~ pr~opedy llphad a a Ibe,ul~ ~ n1° C0r11A0" A`°ae In a rMat, seen area orderly
thereof, but ap e0°~• and thap repair arty damages b the fadlMroa
~Mpa ~lsreafter 'Common Nee Expanm9 M oaxtedion tvkh ate Common
Areas studl bs charged and Prorated M the manrrer hveatror set torat. k ro underebod and
Abe Nrnked+h b, Nea fexpenaee• as used herein shag be construed- b Indude, but not
p,a htoludad M ar. expMtded iw artd M oonrreotlon wkh ap genw+l malntenanoe, taxe
conbetinp any e11Ch~ePPr~aa ~ 7A1, below). and ale Owner's expsnua kt
ineurartoe premkrrrre for an MaurMp a the Ratak Procaed~i wear and sewer eharpes;
pee and other ualky prvlas used for fire ~ and an Common Neu: sleotrioly,
repair wNh respect b an extedw of a» Ravi NeB°' pphtkrp; lanibrial, malydenanos and
tenant; trash removal; general mahttenana, rep replaoNnent o+ Mew not InaWIW by a
and trnPnvemeMs In tlu Common Neal; popokrp and aeoudry servlaa for the Reap Bui~irwip
and tM Common Areas; rondsoepirtp malntenanoa end replaoemertq perkktp bt malrttenenos,
uP~P. repak, sealouaflnp, naalecinp, popoktp, awppkrp and sesrrinp, pakdlnp, reeMping,
snow removal end loe treatment; ovxrsrs ataodalbn apeaemena, k arry; alaraaona required
by apppcabro aw or codes a b prose ttte heakh end safety a are snares aril other
persons using an Common Neu; vid an ~adminrotrvlw and owrMad charge equal b ftkeen
perpnt (167L) of are bty a Uts abrenrmaorad Common Area Expenpe. Should tM Owner
acquire w make avapabro addklonsl tend not defkrad w shown u part of an Shopping Center
on Exhp>tt A and melrs tln sewn avapabro for pvMrtp w Dear oomrtgrt vea puriwsss, then
+he Canmon Ana F,glertpe shop aroo inducts ap of are atorenrentioned expense incurred and
geld In oorutsopon wkh said addlaonal land. Common Area Expsnps shall not Include p)
oaWw expendltrrree whbh w, under an apppoabro provlalom of the trramal Rewnw Cods
e y tot _~' pre anY cos+ w .xp.rWkure for which as owner i. reimbursed, Pu)
~~~ w ~ any owe owonstrucaon of the BhoPPkW Cerny w any expansion or remodeling
Y the In axpendltun nroUnp b the Inatapatlon a a traaio contra elpnd
areollon of Fakvrow Avsnw and are kwp roe! that abut the Retap Bulldinp.
(o) The Tsnant4 pro refs share of a» tow Common Ana Expenses . shag be determined by
byuTwrnam tow of the Common Area 6tpenae wNdt nlaa only b ttte RataU Bupdinp
tow of the Com~mowir~jlrea ~e set foray M Seotbn 1A1, above, and by muldplylnp are
Expense which rNaa b the Shopplnp Center u a whae and
which an PaYabia by ate Owner by fire Tensnt9 ShoppMp Center Peroentape u set forth in
Seolbn 1A1, above. provided ant any expeup relating b Common Neu yvhbh m u9ed
solely by orro (1) w more but Isss than ep a are tanana w the Revel seeding and/w tlw
~ppMp canror may a .posed by an ownv only b as anartta) who ups me aems.
eMtmaad a~rtd shag babe ~ e WY~bb by the Tenant under U-le Araoa may b.
plea a provWed h ~br u ~ "'ma'y k~u~e M adwno. v a» a.me tim.nd
equal b an.Nnlllh (1/12a-) of an bow a tl~enow~~'a r~euo,,;b~i. ~ a~u,e~Comi,w,
Area Expense for • carondv yev based on Me foal W an Common Nee Expenses for tfw
previous twelve (12) month period. adJuebd b rents the Owner's reasonebls setlmare a
antidpated ktoreaut w daonape arorea. vVitlrkr one hundred twerdy (12t>) days of 1M std
~P~~Irr~~ Owner ahsU ttearmka the acted amount of are Common Ne
of such aloulatlon, ~ fly ~v Y+ar and shag Aaraah ate Tenant wkh s Dopy
paid by as Tenant a oaloutaaon of an Tenant's proportlonats share. a the amount
ysv exasds an TenanNe proportlonea strays, ors Tenant shell
be Owen a oredk towards aw next payment(s) of an Carunort Nea Expenps dw from the
w a rehsW, a tln arm a an Lap hu exptred. k ate amount geld by ate Tenant
Tenant sf ~N ro rop than tM Tenant's preporaarsa share of as Common Area f:xpsnps, the
pay b tin owner an depdt wkhM thkty ~o) daxa of receipt a any calouletlon.
MProPdate adHpbneM alrep be mule for any pedod a roa:laten a fug ysv.
(d) The Tenant shag haw a nort~xdualw dpht durkrp ate arm of aaa Leap b up an Common
Neu for kaea, ib employee, apena, automvs, kwitus and pcertaeee. tfo~eewr, aN
Canaan Neu shop be wb)eot b the eucahrelw control and manapsment of ihs Owner and
the Owner shag haw at. rlpM b eatabpeh, rrwdity, amend and sntora rsuonable odes end
repulatlona~ ~ bate Canmon Ana. The Tenant spree b, abide by and conform
reptaaaons, b cause ka oortoeaaionalrp and is .vtrl. aretr employees and
apsna eo b abide and oonlorm and b use Its beat etbra b carne Ia owbmare, Irnlae
and poeneees b ao abkb and oonbrm. k shag be an duly of ate TeraM b keep ap of saki
veu 1ree.and oleev a arty obatruoaou Dosed w pemtkbd by tM Tenant w rewlWtp from
TENANT LEASE • 2
(12/!)/0
~ • s
' \ ~~
the TeMnt's oparaton and In no went shall t1a TenarM haw the right to up or eoliolt in any
manner In arty of 1M Common Mau' without the prior wrhtsn oorusrtt of 1M Owns.
(e) TM Owrror steep haw dte right b close, It necessary, all « arty portlon of Ihs Common Areas
to such extent u may b tte opinion of 1M Owner's oounael be ispapy necessary to prevent
a dedbapon thereof a the aotxual of any right of any person « of tM pubib tMrein; to
c~loausa~Po~. ua caMn~A .. wars. edalr~~kh p B00addltl~onal
~ re~Or alhrsdona to 1M 8hoppinti CenUr and to do and perform suoh o1Mr sots In, to
respect to tla t:ornrnorr Aran u M 1M use of good businsas lodgment the Owner
shad dsbrmina b be appropriab t« 1M ShoppMp Center provided, however, that
lo~~ t ~ • in tiro Mpnaa/•prsa to the common parking wa « the quantity e d
Premleae, shag be Parklrtp. or any permanent change which taducss the vlaibillty of the
epprwad by tM Tenant.
(t) TM Owner shag hwi tte right b kxxseae « reduce the Common Areas, to reeranpe the
~ nd18~ ~ bnprowmsnb on the Common Mau and to make wrote cMnpu therein
_ tnre~o-tlrm whbh In Ib opMbn are deemed b ba dasirebb and for 1M
but Mbreeb rrf ap persons using 1M Common Mau, provkbd that such shell not
Pa-memanty wbsbntleptr ratios tM on-site prukkrp avagabie edleoant b tM Prsmlus;
Provided, hovrewr, that arty Permanent change b 1M Inprsu/epreu to the oornmon
arse or tts gttanUty « kxlaton N 1M common parking. « ~~
rsduou the rtelhptly of tM Prerrlaea, must that be ~ pamwrsM °hanpa which
approved by the Tonent.
(p) Fallon of the Tenant m pay t» Tenant's Propadonab chars of tre Common Mea Expenses
shell oonsdtuts, a defeup under its terms hereof M Ilke manner u failure to pay the Base
Rent wMn dw.
2.04. ~g of Pavmart lkup otherwise directed by the Owner in writing, 1M Tenant shag dedwr all nodose
and pay ap Bass Rent and otter amount dw under fhb Lease to the Owner N tre addr..a ..~ r...«.._ .r.
below. _._ ._....
otMr amount due ~ Pavmsrrt-r r...~t;.;.-a CL_- -- Ths Tenant eoknowledpes that lab a ant of
arW WY~e trsnwnder ehW cause tM Owner to ktcur cost end P ~ +mY. Bess ReM «
Lean, tte swot amount of whbh cannot be awartained. •xP•nus not oa-bmpbted 6y this
due under this Lew shag not be recelVSd by tte Owner witt~tNirt~~ b any MtNkrtent of Baas Rent or other amount
of tM Owner to make demand therefor, tM Tenets shag (~ ~ elbr pe dw deb, witltaet the requlremeM
of such overdue Bus fists « otter emamt. Tip ~ b Ute Owner pquktstad damepu equal b ten psroeM (10%)
repreeerrt a fair end roatonaWe eetmeb of 1M cwt ~ ~~ bet tetd Iiquktebd damages, and the emoum thereof,
Aooeptenoe or a bb Payment and 1M exPenue ~ Owmar ~ Inaer by reason of such tab Payment,
Ure Tenant's dNauft with ~~ damages by tte Owner ~heq ~ oonstltub a waiver by the Owner of
er-Y otter rights end runediu Provided In file Leue. Rent « otter payrnsrrt dw n« prwsM ihs Owner from awrdalnp
atmcLt=. BL
USE OF PREIraaFt:
~ ~ busMea, artdp term of fhb Less the Tenant shW oontnuouely arxf unlnbruptedly from and after
Ns krNW durMp tlme and Umae u other retail tertaMs m tM Rebll Bupdi and
Canter ere open br bwlrwst, vas fhs Premises pdmarlly f« the ptupoa at cortd ~ ~PPinp
Mty tilt( rrNwa~by 1h~e Ta„antod,a ~ tM ua~s us•• •xoept onir drw. i aso,,,,Wrdabd an~. ;ry, me.W~.
~~, whbh oontteM eha11 bs wlWn tre cote and exclusive dla«a ehaq flM require the prior written conwM of the
aprwa that trs Owner don of tre Owner. Ths Tenant aoknowbdpes and
pnMSd b artotlrer Lenard «~b~ ~~ to such ditsremt uw t t would ~ vkNab any raatriaton « exclusive right
« oooupent of tits Retep Bulkpnp « tre Shopping Caller, « entitle another such other tenant
oowpart to reduce fte rent « tsmdneb hs Iuee, pq be m breach of epppcebl. to tra R.wl Bulldinp
« tre Shopplnp Certbr, 0u1 Irtvolva ~ storage, uy « dhpoesl of any msbrial oar auntubrwa which h then dassitlad u
SMPpktpsCemar, u reuoneWy ete~ ~tt~ry ateot the reputation «knepe of tra Retail Brrikting «the
would over-buMen its ~ h) r~1u~n onaib, parkMp t« emPbyNS « owtomere that
Prernisae « tM Rabp P~ wapeWe for t» RsWI Bulldlnp, or hq requite the Owrar b perform any aMretons to tits
wash erxf materiel set fob ~ noon N arty aPWicabie law, Dods « repvladon. TM providons oonosminp nezardou•
Appert~x t' ataottad beret and made a pert Mraol are Mreby mails a peat of trb Leos.
T~ ~e ~ ~ T sole disas~n,~and euoh~ a ~ a~ days and hours of ope~raton of 1M
subject to Mbtrtrptat by damage « deebuopon, eminent domain, broe ~ boon of operetlon shell. In any vests, ba
tte reesonabb oatkol of 1M Tenatd, and }« busMp aH tYP• e~b and other mature beyond
and rehabiehMp of its t§erNees. PurP~•s such as fro takkrp of ktwrtay, remodeling, refixlurinp
3.02 tics of .~..~.., a--.. TM Tenets shill haw • rtorrexolusiw ht d
uu 1M Cannon Mau keoebd on 1M abPPkp l~rrta for Ibst, Ib am ~ u~ the term of this Lease b
• dl ~~ Arws shag be ewbJeof b tits exclusive ~oonbol and m~s~ ~~ ~' Irnlbu surd dcanasae,
hew tM dpftt b esbbpeh, amend std unHormly NtMrce reuonable. naNe u d °~ of 1M Owner and the Owner shag
Area. TM TwaM sprees to abide by and oonMrm wflh such ndee vy r rW~Uons with respect to tts Common
employwe end apeMe, ao.to r,Wrb and conform, and to uu ds test effort to p~~' a oaue. fts °0n0e'aO"~'
awbd rrr P•~tbd by 1M Tenets « ~ of 1M Tenant 1o keep all of taltlr oars ~ ~, ~s
tight to sap « eopok In 0 ~^ its Tenarq a operatbn and M tw ewrd chap the Tenant haw the
~•Oobp. ~ T~enaM chap haw ths~~ ~ w~out 1M
~ tight to use, et no addip ~ ~ oc~ of ihs Ourner.
aN/eetlgq area tM ekfweragc row eeyeoeert b tla prenyus u shown on tM Slls Plan for tM fie, u an outdoor
at part of Ddtp>ft A. TM Tenant shag, at the Tenant's oust, keep each uea used u an outd aca(e attached Mreto
a neat oondltlon end kee of Vuh end dsbrb. / raw M
~' TM Tenets will make rto unbwtul tree of tte Premises and
Lsasa eltap Damply wpb ail ordlnange, rules, repubpons and Isws tM ptprernrnatW durMp ~ brm of fhb
ttppprxbN to tits Prerttiaea and tlta peranF uaa thtueol. Ths Ttauud wql not do atrtltoritlu and tM restrlotw oarertenb
Psrwurs or propsry. wY~Mt0 wttk~t w~ orwb a danger to
TENMlT LEASE
U2/g/r>~
/'~ /"~
The Tenant shop comply Moth all of the rules and reguktions of the Natlond Fke Protection Aesodatlon, the
appibabb Fke Ratlng Banes and arty tknliar bodbe. The Unent shah trot et arty time during the term of this Leaes
maktteln any ketn on w do anytlrMg M « about the Premlees which wlli In any way canes the imxeaes of Mwranos rotes
upon the Prerrdess « the ReWI Butlding « make such Inwranq unobWnabb, n« shW the TensM do « oommk any
sots on the Premises whblt wig vblab, make Moperotlw « inrxeses the exlsiMg rob of arty Insurarroe srry time
held by « M sny way t« tiro bsnetk of tM Owner. ~~' ~
3.04. Wasb-Nulsahoe. The Tenam eheU not ues tiro Premises In arty manner that will oonatkub waste,
nuiwta « unreasonable nuieertoe to « annoyance of ooarpartb of other portions of the Shopping Gnbr inokrdkrg,
without pmkatlon, the ues of bud speakers « Bound « Iight apparehu that can be heard « aeon outside the Pnmiesa,
excluding the pght from any exterbr « Mbd« slgrro whbh ors otlronvles approved by the Owner.
an overbad on e r H the Tenant installs upon the Premises any Neoklcal ayulpmsrM whkh causes
service, the Pranlees of the Shopping linter des Tenant shall, at the Tenant's own cost
and expense. make whatswr changes reoewery to comply w11h the requkemerds of Hearers, the utility company wPPMn0
Bald ebotrbal eervlw and any powmmentd wtltodtles trovi lurlsdlotlon thereof, but rwthing herein ooMaMed shop be
deemed to oorrgitub the Owner i ooneetd to qmh owdoed.
3.06. of Rstues. TM Tenant shop not dump, dlepoes, reduce w Mdnenb « caws other buminp
of arty trash, papsro, rofues « garbage a arty kind M « about tier Premise. TM tenant shop et«e ail trash and
garbage witltM the Premises « H an erne dssignabd es appropdab thsrof« by the Owner M caverod conWnero.
3.07. SuNablllty The Tenant adcnowbdgea that nektror tiro Owner rr« retY agent of the Owner has made any
00^~ ~ ena~b pinkies. ~ has p t° the witablply of tM PraNsss « tM Shoppino
knProwmint to the Premises exa es agreed to undertake amt modipcatlon, aksretion «
_ Pt provide H this Lease. The takMg of poswnlon ~ the Premises by the Tenant
such date lM inT and shstl tlrat tiro Premises wen st such tkm In estlsfaotory oondltlon unless within ten (10) days otter
« the Rstdl Brdldi ~ ~ OwMr wdkin reciter spidtyMg M riaeonatde detail the reepscte In which the Premlesa
rep wsro not H satlslaotory oondltlon.
ordinartosa, repulalbnstkms endsrequkemenb W dig the term of tltle Lesss p) k ehap oompy with all apppcabk laws,
and opireflon of the Shopping CenW and tlroPremlMess~ authorwes having Juriedlolbn of the Premises in ihs oonaiructlcn
tiro Aebll Bupdkp to meet Dodo requlrerrrerits), and prep ~ dlrp the malntenanoe of the number of parking epsoes for
akractlw arrd rrranrror. ~oPPkrB linter wig M operated and meMtaMsd M an
9.06. e~g~O , So brag u tM Tenant Is not M dsfwk under this Lease, and the Tenant b pten using tl-s
Prorrdtis for a fug nervier Thd food ratwrant; excsptlng a temporary Mtemrptfon H told ues des to damage «
destruotlon, smHsnt domain, brat maJwre « otlter matters beyond tlro reuonsWi control of tM Tenant, and rossonable
tlr. Riau~eupd~po~r ~ . the Owrror ~e treat rrolUtir k nor arty aiptlaa o< tM Owns ,non teaes space wkhM
m tM 81wppMg Grrbr to enotherbnent ~ oontroll°d by the Owrror « any atplbte of the Owner witltM « adlaoint
Thd food redaurerd. As used herein, ~ ues of such space would be br the bueirtess of a lull service
« twenty Wroent (209L) of tlro Ibor area~yriprMPV ~ • snare mean the leaser of pve hurulred pioo) square feet of .pace
spas looted b such other tenant.
3.08. a othera0ee expressly Provided H thh Lanes, ail inrproverrromt to tiro Prsmiesa
required ro main pro Premlees tullabb br 1M Tenard's ues thereof Chap be made by tM Tenant at ke coat and expsnes.
3.10.
Ares o} tiro Shoppkp Cenbr In for TM TerroM shag rest ues the Premises « the Common
or provisions of that oertaH wY PWPoes « M arty manner which would be M breach of tM roitdotlom, pmitatbns
of Cownanb, Oondltlons, ReNriallorro and Eesemenb f« the Shopping linter,
dated 8epbrnba ~, 1986 and reo«did 8ipbrnbtr 27, 1896, o Instrument No. 9507o3ei3, reooMs of Ads County, Idaho,
es rho same now .xieb « may Mrearter bi amended.
ARTICLE N.
QUIET rrtvucrrr
The Owner ogress that the Tenant, upon paying thi Bsti pent and other aume payable under this Lease and
ht~irs,~hoidg end en1oY the Premises ~ ~ 1~ i'°aa required of the Tenant to be kept and Pertomrod, may 4uietly
Owner hu the right to ertbr krto tldelaaee~ term hereof. Tier Owner repwesnb and warrants to dre Tenant that the
ARTICLE V.
TM Tenant shop Promptly Pay for any and all heat, air oondltlordrrg, water. Ilght, power and/or Diner uttpty
esrvbi, kroludlnp bash removal and sewage dispesal, and ep hook-up feet « charges H oonrrodion therowlth, ueid by
the Tettsnt H « about tM Prernleee durMg sire burr of gds Leans, and for mrdntsnanoi, repetr, roplaoemerd end Inspection
sirvlot f« the Bro eDdnkier syetsrrr, whetlter such bpis be pwesmed before « afbr the terminatbn of the oocupenrsy of
1M Promtess by tFro Tenant The Owmr shop not be tlabts for any Mbmrptbn « falNxe M thi wpply of any utility to
the Prortdtet, provWed that such IMSmrppon « lapwe k t»yond 1M Owner's control.
~esthtlut, st the dab of this Leese, tlro PrMdstie are served by and oonnsoted to all
. elsotrbity, nswrel pas, wabr and sower.
ARTICLE n
«dsr The TerroM agrees to keep ail hestlng end ak oorrditlordng equipment whidr servo only the Premiess In good
the ~Nrepair and b service and maMtaln the sane H acoordanoe with the recommendation of 1M manulamwer and/«
TENANT LEASE • 4
(12/8/02)
/'\
ARTICLE VII.
TAXES AND OTHER SRFCeua.re
7.01. f]bibatlon to Pav Taxes. The Tenant shall pay ell pereoi-el
tl-s Tenant's Mxhrta, equipmad and o1Mr property on the Prayse. ~0~~ taxes levied end asasssd against
Durknp the brm of thk Lease. ya Tenant ehatl pay b ya Owner an amount equal b ya Tsnad's Building
Perosetrrge of ep ad wlorem real property texs erxf epedN asesmab ('Taxa7 levied and assessed apeMst the Retell
ikikrg (krdudtng ya lend and Oonunerr Areas), pro•retsd durng ya tlrN (1a) and leN mars of the term. of Mk Leans.
TM Tenably obtlgayon b pay the TenanPs Building PerosMags of the Taxer hereunder ehatl commence the
CommenameM Dab of the kdlial Term d yi. t.sas. At ya option of tla fawner, tM Tenant shall pay pe BuIIdMg
~roen~ M ya T k Perbdb InstelkneMe, In advance, txrsed on ya prior years Taxes, or, M such le not svailabls,
based on s -sewnable eNlmeb of tt~ Taxes for the current year. Subject b ya obpgayon of ya Tenant b reimburse
the Owns the Tenant's poryon 1Mrso1 equN b ya TaaN's Building Peraobpe, ffis Owner shall pay or Deus to t»
paid ap real stab taxes end other seseemenb farted and assessed agalnN the Befall 8ullding.
N the fawmr does not elect b hew ya Tenant psy yre Texa M psrlodb knslapmsMs, the Tenant ehaN not be
~°~f trey tls poryon of the Texa artier yen ydny (30) days before ya dab ya Taxes ere dw and payable by
As used MreM, Taxa• ehap not Include any Inherparwe, estate, arcceeelon, transfer, gik, frendis, corporation,
kroorrn or profit tax that Is, er may be, Imposed on the Owner.
makes NolwiMa~tandkrp arytling In this L,ses b Ma conirery, M, durkrg ya brm of yAe Uaee, any gowmmenbl entkty
~, ~ krrprowmeM and, a a vault thereof. kvis a tpeokl asesernent against ya Flsbll 8upoing or ya Shopping
special atestrnerrt may be paid by the Owner M krNellrnercb over two (~ or moro years, the Tenant shall
be obtlpebd to pay Its Building Peroerrbge nt only yioa poryora of ya spedel aessssnant bat.
brm clot Ihk Leese, Pro.-atad hr tha~p ~ ~~ M Yes alloared for PaYmsnt, would ba due end d~urln
yeare of this Lae..
Y of eN~ 141nht to Conta.r. The Tenant, at ya Tsnenty expena, Nap haw ya right b oonba ffis anouM er
tM TsmM shop hew yam ya Taco wMoh h b requked b relmbcase the Owns gxsuaM hereto, and for that purpose,
Proaoub Prooedkps k ~ to the M tla ream of ya Owner. e4 such prolsb er Dyer IrrNrcanenb and Msutub and
may dam moseay for Ua purpos of such oonbN, ya Temnt hereby ~reaing that y ehau
IndernNN ya Owner agNnN arty ba « YabgHy by reasert . of such oonbst. My refund of any real ewb tax or
aaaansM for whbh Ma Tenant Its reknbured the Owns slap bebng to tla Tenant and the Owmr agrees b pay the
same b the TemM promptly In 1M ewM payment thereof k Mitlapy made b the Owner.
T•~• The TeraM Nu>N reimburse ya Owmr prompyy upon demand acy and ap texas and other
dargs PeYabb by ya Owner b arry gowrnrrant entlty (oMer yen mt Income, sebb and Inlarltsnos taxes) wheyar or
er otlar ~ ~ or wltlirr tM oonbrnplapgc of the partly lareb, by reason of or msawred by ya Bees Rent
us ant WYabk under yis feats or apooabte b or meswred by tla area of vaiw of ya Pherrdtss or upon tla
occupancy by ya Terant of ya PrerMss, er Ievbd for arvion rendered by or on HehaU of any Public, quaN-
pubtlc or gowmmeMal enyty.
nRncLE 1nll
and ~~~ P![lsl~• TM Owner Nap mNnwn yrs parking ass end other Common Area in ya Shopping Center
daknea a the reasonaby dear of ' waNs, Ice and snow and Itphted u each time, during the noun of
~PDkg tatrtbr ehap be open br bueinee.
8.02. Fatolovee Paridna TM Tsntett and Ib employees shell. park yak whidss only In the area a may ba
dd~nsted by tlrs Owner from Mme-totlms fw thst purpoe. tl the 7snad or ib smpbyes tap b park then whida In
Parking areas, yen ya Owns may Ntlar Q) darge ya Tenant Twenty-Rw and No/tOfAhs Dopan (125.00)
per day for ~ day, or paryal day, per oa parked in sea other tlan yxae dnkgnated, a end for tlquldated damages,
or M tow such which away at Ma Tenent't and/er employee's sxpens. tl the Owner does not establish employee
parking areas, ya Tenant Nail nsveAhNses require Ib smpkyees b perk In those ass whbh Chap minimize ya
IMatersna wph the use of the pakkp molt oonvsntent b ya bupdings wphln ya Shopping Gnbr by oustomere and
patrom of ya buskasstrs boated yareM.
ARTICLE OG
9A1. Tenant~OWbati~on. TM TensM shall at ap tlmee, at tb cost, kap ihs Premise h cod order,
errd repair, Including perbdb peintlng of tM krterbr of the Prirrtkes. Ths Tenant's day b mafntein includes, but ire not
Iimibd tn, the malnWning, repalrinp a1d/or r~aoe~M, M nquked, of ep portbns of 1M Premises not to bs melntainsd
by tM Owner ere provided hereofter, makrbinirp 1M exbrbr and Nrbrbr of tla ebre front, entrarroee, doors arxf windows;
Inbrbr walk kNrluding 1M dsmiNng watls; ulitlly metre; HVAC equipment and ladptks; lighting and ekotrlcN and
~ and tip Viand exduNwly aervkig ya Prsmkes; Moor oowring;, aipngs end eq other IMe-lor po~ry ~~
thep be of Ipce or better d~~ on tM exterior o} the Premiss. Arty replaQermnb made by the Temnt hereunder
quapty 1Mn exkbd at the Commerwernent Deb of tfwf InptN Tsrm of this lease.
gA2. ~ttmr's Obllaatbn. TM Ownet Chap, et its cost, be raponNbk for ~ b good oonditbn and
repek Mce foiardNion, tbuotraal ookrmra, Moor slab, ap utlilty facpitle not loafed on but serving 1M Pranises, the exterior
wails and the roof. of 1M Rebp Buildkp Qarodter 'Struolural Opmpa~b~, As used In thk Arllde, •sxtedor walk' stall
rxM be deemed to kcclurb stare troM(ab P~ t~ gala, window Dees or window names, door or door hems and
~. The Oaear snap be under ra obpgayon to male enY repNre, NtereWne. rerawals, reptaoemeMs o-
~provenanb b and upon ya Premise or ya meohaioN equlpmnt exduNvey awing ya Prembss et arty yme
Provided b yrk lases. k k hxUar wrdersbod and agreed tkrat Ma Oawar ehatl not be required b make npNrs
neoeegtabd by reason of tits nepllpenw or ktbntlonel sat of Na Tenad or by an empbys, agent, oorHracior, Invitee a
anyone ales okktdrtg urtdw the Tenant, a by raven of the falkrre M tla Tenant to psr(onn or oberw any oondpbns
or ~roernenb contained in Mtk Leas, or caused by slteratlone, addltbra or Improvernarb made by Ms Tenant or anyone
Tk]dANi LEASE - 5
(12/g/D~
/'ti
olelminp under the Tenau, and tiro Tenant shall, u Ua sole oust and expense, ropalr any and all damspe to the Struoturai
~ of tiN Rstap ~pdktQ regritln0 from tib sole M omisabm or the Twumt, the Tanem'e em
oontreotore ar Invitees. The Owner retabre the option or havlnp the OwnerY oouraotor _ PloYas. apenb,
Mtw in the lxrwrtlps u the Tewuy expeme. The Ownw ypp not In any way be Uable to the Tenant for tei~lure to
need tor~arolt ~ fMandOwner~ha fe sd m pawnor ~na~m d ~ Previously noUUsd fhs owmx, m wrh(npy~M >i~
tlrrle foUcsdnp rea1Pt of 1M Tenard's wdtbrt rroUpoapon. 00mplete said repaln tvhhin a reasonable
>~ falbre to Rseak, M tiN Tenant roWae or npNob 1o make ropelre and/or mWnWn ti» I'romhiss, or
ayr Pdt titereof, M ^ mamrw reawnaby eatNfaotory b the per, the Owner shall hsw tiro dph4 upon plvinp ifro Teneu
won behaH~W ~a00°uMfa)da~Tvwanf.~An ~ewn~suoh work shall be -ePVre of perrorrrr such meintsnancs
chap sntlW tirobTenau ~PtiY upon receipt of a WU therefor. No exerclee by tire Oamer arry riphb~bweln rs~ wowed
~ ~^~! for anY blury or IrtoomnMenw occeeloned thweby nor to any ababmsnt of root.
9•~• !. M tiro Ownw has obtained any rnwdaowrw'r+ or oontreotw's warranties ooverlnp any portion
of the Prerrtlas or any pulpmeM 1Mroln whbh, by the terms herool w to be repaked or ro nant, and
a needed ropair or roplaoenrerd tape vvltirin the oovwape or 1M w P~ by tits Ts
the Ownw shop Ntlpr ~ nee all rseewtabp efforts to carpe such erranh4 tvhiclt wamnry(s) w eWl in Iww and efbct,
parry, or ~) aalpn the warranty riphb to the Tenard. repalre or roplawmsme to be made by the wamntirp
ApTICLH x
10.01. ~enant'e OWlastlem. DurMp tir term of this l.eate, the Tenant ehap carry and maintain, u fhs Tenant's
sole cost and expenp, tits followlnp types of Inwrona, M Mrs amounb epeoNled and M 1M roan hwatter provWed:
W Steel r.wux.. .,,,r ----- Compnhenslw (3enerN WbUNy
beuranq wph pmNs of not lase tiuut 61,OOO,OOO.Op pw pwson and 61,000,000.00 pw
~ aU~t any end all Urtbplry of the Inwred(e) whh roped to the Premises
pwtlons of the Brdldlnp wed or weabN by tire Tewtt, Us empbyses, spent,
oorrtrtoMra, orplorrNrs, karUeas and Uwnseea, or arWrp out of or
ues and oooupeney thweob and ProPertY damage UaWpry Insurarroex4pt a UmM~oi ~
Uran 6ti00.000.00 Per aooWenl or oocurrerroe. Ap ertch ~ C4neral
and Properly darrape"'UebNUy Insurance shW apedfloeMy Mane the LIa61pry hauronoe
~Y aOrNmwd(s) convened k- this Laos u fo Uabl M~«mana by the T.nsnt
1wY w damgfe m property end shah name tits Ow u and ~WMr~Persone
and erNities newel on 'Exhlbtt D' attached hweto and rnuls a part hereof as additional
Irraureds fhwetatdw.
(b) Plat.Pfat. Qiaas, The Tenud shall be reaponeUtb (or the meMtsnanw, repatr or replawment of
any PIaM Ohs on ti» Premises but shall hwe tie option to eltMr Inane the risk or to
selFlruutro the same.
(c) Plwlaa Faaptag Fumishad ar.d Inste~l 6v Te. ~t and Peraanat S+ra .w. krBUtanW
covering all of 1M Ibme oompdslnU the Twmty leasehold Impmnrtrente, trade Oxwros,
equlpnrerrt and pereond properly frorr- tkne b tirrb kt, on or upon tM PrerMaee M an amount
t m~ol ~~~ t~-asnt (p09i) or lhek full replaosmerN oou Iron tkne to tkne during tM
P Probotlon spebet any pedl kwluded withM rite cleealpcatlon Ylre
and sxbnded oovwepe; together witit Inarrarroe against sprlnMer damage, vandalism and
mapdow mleohtN. Any poUay proceeds shop be wed br the repak or replacement or the
property damaged or destroyed anises thb Lease chap csats and bmtMab undw the
Provisions of Artlob >D, below.
Peroentew of ti» Owner'e~oou~ ~ rorepoinp kutuanw, tM Twwtt ehaq pay to the Owner the Tenant's t9uUdinQ
Aroe ~~ ProNdlnp tit• Inwranw datodbed In Section 10.02, bsbw, es s pert of the Common
0 ~ Owaer- The Owner chap purchase end keep In force a poUcy(a) ~ Insurartoe covering the
forauetions and footktps), progldinp P~rota~ apa~et W the tap repleoernant coat (w~dualva or tM can or excevatlona,
exbnded coverage; ot, u the Ownerti eleotlort NY PwM pwnmlly Included vrltiAn the denl0wtlon 'Yire and
~~ ooverepe ~, Mfrawt , 1lpeokl form; tricludlnp wlhgwke oovwape, ordinanw or law oowra0e
sob, N eleobd by the Ownw. kt addition, tiN Owner shag haw the tight to purchase end
keep In few rent loo kpurerros to probot irte Owner eWina bas of rant d
broupM wMhkt thetM aooverpa off a bknkat ~ a ba or demepa. TM kiwrenoa ~vidad {ar rln~dp may be
PclbY(sl of kreurerrce carried end munbined by the Owner.
a 9enerv 1P~ lroldeo~ih~~. All poUola ~ kpuranw provided br hsrNn shell G Iwrpd by k-wranw companies with
as rabd M tint moat cement avellable 'Bett'aAkautanwnRs ai r~ or AM (or equivalsrd retinpa M such are chan0ed)
Exea,ted copies of the popda of kuxuerrw to be ~• and quaUpsd W do badness M the State or Idaho.
1M Oamer wlUtln ten 10 da atbr tits provWed by the Tenant, or wrUlicabs tiroreor, shall bs delivered to
( ) Ye CommenwmeM Deb of tiro Mritiel Term ~ this Leew and tireroaltw within thirty
pp) tint txior b fire .xpkatbn of tM tam of esoh policy. AI publb wbpny~prop.ny damage polities shall oonbin
• Provabn 11tu the Owner, elUrorph mined Y en addlUond Inwred, ehaN sp be entitled to rooovw under ouch
poUdes for any loo ooaelorred by h. or Ib partrrero, ,ampbyses end spent. When er-y woh poppy shop sxplro or
tsrrrrktate, s pits rwawai or addlllonel poppy ahW be purchwd oral mrJntalnert by tin Tensor Ap popdw of krwranw
depvared to 1M Owrtw shall corrbkt a provlMon that 1M hrwwr shag give b tits Ownw a mkdmum of twenty (20) days
Pdar notice M vvritlnp of ar-y wnoNletlon or lapse or of wry rodugion M the amount or Intunnw. Ap pubpo Ibblllry,
wWt and diver ~wtww ~ r caaualry Pie nquked of tits Tenant, chap bs wrhtar y primary popcles, not oomrlbutinU
coverage which tiro Owner may Derry. -
10.04. Adlusftnwtt et Cewreaa. Not moro trsqueuly titan every trues (3) yew tinting ihs brm or this Lease
H, M tM oplnbn of the Oxnter based on ktdustry and boN uarrdsrds, the amount of puWb pabWry and Properly damage
re9uked b be oarrlad and maktbkied by the Twill h ai the tlw not adWwb, the Tenant shall klcrease
coverage u reseoneWy determined by the Ownw to be adequab.
Tf34ANi LPASE - 6
(1~/~
__ _.
10.116. Fapun of Tenant to In ~~- M the event Mn Unant ailap fop b purohwe and keep in force any of
fire Ineurana required of Mu- Tarerrt M MAe Arade, the Owner may, but shag not be roqulrsd b, purchsss and keep in
loroe err. sarrro, In whbh event tM Tenant shad pay b the Owner as full amount of Ma Owner's expense with respect
~ ~wd Payment b t» made whhln ten (10) days alter demand f« such payment by tyre Owner. The election by
Pu-chaw said Inwranoe on t»tulf of 1M Tenant shall not oona6luta a curing of 1M default oocaelonad by
the Tenant's taduro not be an sleotlon of romedbs othsrwlas awpabls b the Owner.
10.06. Waiver of Subroaa~-. /y~y M canted by NUar party u requked by this tease shag comply
wdh Mro requirements of Artlob XV, below. rebang b the mutual waNer of wlxogetlon desodbed arerein.
10.07. Dram Shoo lJsbiply. M the event the Tenant engages In fl» cab of akxrholb bewnges on, M w from
as Prembes, Mrs Tenant's Indemnpbatlon obpgstlom as provkied M fhb Lease shall extend b damage nsultlrrg from risks
Wptll NrdrW dram ilwp II abphy Mwn(.ln Nothing herein shell be oonabued and the oonaenNWa, oaa nprewrMatbn by,
tits Owner that akx>hoUo beverages may bs sold on « from the Pnmlae.
ARTICLE l0.
DESTIBtCTION OF PF1_FUl^~A
11A1. Fulhr Tenantable. N the Premiss ere dsmaged by fire « other casually (ooourrenoa), but an not thereby
tentbted wtbnantabb, M whole « M part, the Owner shad, at Ib own expena, owe each damage b be repaked and
the Bea Rent shag rwt bs ababd.
11.02. PerdalN Unten ..ran, a un Premises chap be rendered partlalty unbnantabb by reason of each
ooowrsna, tM Owner ehW, at Ib owe expame, ewes a,. damage b be repaked and 6,. Baer R.nt for an part of the
Prerntae nrxlered unbnantabie elutll be ababd proportionabty on a square footage beet u kxp w sold part remains
wrbnardable.
11A9. Totatlv Ikrbn w. p Mrs Promlws ehW be rendered wholy untenantaWe by resaon of each
oocurrenoe, Mro Owner ehsp, at Ib own expsna, oaua mrott damage b bs ropatrerf and fife Baas Rent msanwhpe chap
M abated. M such event the Owner chap haw the right, whidr may be exerolesd by wrhbn rtotlos depvered b the
T°nant wNAM ~ty (~ days atbr such ocoumna, b elect not b noonetrurx tl» Pterniae std M eudr went, fhb Leave
and tlN tenancy busby oreabd shall case w ~ the dab of said oocurrenp and a-e Bow pent and oMrer sums psyabls
by Mts Tenant under ttrb lean chap ab~b p of that dab.
TM determkutlon of wbepter « rwt tM Promises an wholly « partlapy untenantabb ehsp be made by agreement
~ the Oerrlir and ttte Tenant, M good iaph, and chap bs bead upon tM ability of tlu Tenud b ua Ma Premiwe, «
Powon thereof damaged, for the uw permitted by fhb Laaas, wdhout the Tenant being nquked b pay « Mour
extraordinary expense « euHerkp a mabdsl kxut M the effktlertoy of as operatlon of tiro Tenant's bueMsss oonduated
on and from pie Promise. p the Promba aro rendered unbnantabb due b a fire « oaar casualty cweing damage
b lM Premise « tlro Shopping Center, which fire « other oswdty b rent caused by aw negpgenos « Intsntlonai sot
of 1M Tenant « an employee, agent « oontraotor of tM Tenant, as Tsnsnt ahsp haw tM riOM b brminab fhb tease
M errs Premises an not rabred b aooernmodate 1M TenadY ua and oooupangr wdhln one hundred end twenty (120)
days afbr Mts'ooaurerroe owWtg each damage. The Tenad'a right b terminate fhb Lease hereunder ehaN be exercbsd
by depverMp a wrhbn notice of brnMnatlon b the Owner wphln bra (10) days sfler Mrs ucpkation of sold one hundred
and twenty (1T0) period, std, p not brminsted within thst period, the Tenant's right b terminate this Lease shag bs of
no further tome « eHeat.
vrNoh 11.W. Unlnawid Geu~. p the damage b Bra prpniwa « the RetaN BullNnp b caused by a oaaualyr f«
coverage b exoNrded under Mw krewanoe makrWned and Ma poet of rspaking arrdr damage exceeds Tvnnty-Rw
Ttaueatd Dopan 08,000.00), tlN Owner chap haw tlN right b cancel a-d tumkude fhb Lsaw whbh shad be sxerolssd
by vwitbrr notla depvered b err. Tenon witlrM tnlny po) days tram the ooourrsna. Upon are gMng of such notice. the
term of fhb Lease shed explro by tape of tkne upon the ihkd prd) dsy. alter such notice b given, albr which the Tenant
atoll Promptly vaoab and aumnder tlw Premiss b tore Owner.
and ehw ~ rag tM ~~~ the Owns shall haw no obppapon b npak the Premise « the RsWi BuIIdMg
right b oanoN end bmtMab Mae Leave p aN term chap not have at bast two (2) yesn romeinkp
hom the deb of occurrence b tlw dab of expkatbn.
Csnbr siW~De Mare event thu tl(ty parent (6096) « m«s of aw entire 3hoppino
damaged « destroyed by pre « carer oww, the Owner shad haw are dOh- b Nsot b cancel and
tenrrina/s fhb Mesa wftidt shag be exerobsd by wdMert notla depwnd b tore Tenant wNldn thirty pp) days from errs
ooaarerroe. upon iM phdrp of such rwaoe. the tam, of fhb. leave shag unpin by bPw of rims upon Mw tl,iro pro)
day after such rtotloe b given. afbr whk;h 1M Tenant ahaN promptly vacate and surrender tl-e Premise b M-e Owner.
ApnCLE 7pl
12.01. Ds6nitlorr of rkkra. pan Remiss ere aoquked « damaged by the exeroles of the right of enanent
domain « by Mrs change of grade of ad)aant akeet(e) « other aoWpy by • publb suthority, wMther « rxn wch damage
kwoMa a phy.irral fairing of any portlon of iM Remlwe, this chap be oonelderod . takkrg. p the exbnt ~ the Wring
Is such lira tta Promise an no. bnger aaitabb for the purpoa of tM tinawy. fhb chap be ooneWered .low taking.
Arty other Wdrp shag M oomldeted a partW takMg. A Wring of any poraon o/Mre parking or Common Ares shad not
corupibrte a foklrp for tl» purpaee ~ arts Artlde untew the parking era nmagdng albr the b Meuflioisnt b
~ Pry roqulrernenb 1« tlN Retail Bupdkp tequksd by apppoabb code. ~ satbfy
120¢. Total Taklrra. M Mw oaa of a bW bkklg, fhb Lena shag terminsb at iM dots the Promise aro
rendered uneulbble f« the purpose of tM Mnanay and ail oompematlon tMnfor, whether fixed by apreerrwnt « Judldal
awed. aitaN bebng b the Owner except those poAbne of the awero tltst an epedlloally apooabd a oompsneatbn f«
actual urpsnaea kwurred by the Tenant for moving der Tsnant'a flxhrree, stook M trade and krvenbry and a compsneatlon
for the taking of 1M Tenant's Axkrra and baeehold krrproverrrenb which shag bNonp b the Tenant and wldoh Tenant
tau a right b romow at a» expkaaon of the term of fhb Lease.
TENMR LEASE
(12/g/02)
/'~ /"t
ou ~~ own a aklna. kt cue of a parcel takln0 and N Otis Leave la na terminated, the Owner ahaU rapafr
xpense kr aooordanp wlo- plans and speolflaUons approved by the Tenant, but the Owner shall
not be obNOabd b expand for wch repahs airy amount greater than ou oompeneatlon realved.hom the oorrdentni
audt«Ity. h sae a any P~ taidn0, aN uompenwtlon pakf by the oondemnirt0 auourrlty In aonneotlan wkh Ere takln0,
vAtsour Axed by ayrsement « Judiobl award, shah bs paid b tl» tavrra and the Tenant u provided M Seotlon 12.02,
and N fhb Leave Is not tsmdnabd u above provided, the Bue pent shah bs reduced proportionably on the bests which
the square lootape a that poftlon a tM Promiwe taken besre b the toW square roob0e a the Premises baron the
~c•
ARncLE TOIL
Plc albratione ehati bs mada,r}o the Prendasa without the pd« wripen convent a the Owner, whkh oonaent shall
na bs unreasonably withheld, iryat ~ withholdin0 of consent by the Owner b albreflon which aHeob the
shucnrrei kNsodty a the Fbtal Bupdkt0 for any roaeon attaN not 1» unruoonaWe. As a oor~tbn a oraMlnO asid ooneent,
flu Owner ahaN haw ote riOM b require the Tenant b provide a payment and performance bond for ttte tuN coat a Bald
albratiom. The Tenant chap IndemnNy, rive and hold ore Owner and tlu FiebN BuNdlnO and the Shoppin0 Cenbr
hamNesa from and apslnat any and ap dakns, pens and otlur ohar0ef bt conrudion wkh arty such approved aksrations.
The Tenant ahaq psrbrm, at 1M Tsrurtt's sob poet. in a coal workmantila msnmr, eM akaatlons and/« repaks
bbop~bdimended ~~tlas Y federel, slab « focal buMdlnO, tire, Nb-vafety « alndlar law. ordnance. Dods « re0ulatlon
~ reason a Corrunenament Oats a the Infidel Term a thb leave and app3oable b the Premises, «
any akaatlon b the Prerrrlvsa performed by du Tenant « s ohan0s M tM Tenant's use a the
Pnmtvse, awry ttuuroh such albratlon(sj and/« chan0s b uw mry be ooneenud b by 1M Owns. TM Tenant shed
or teLp sites ~ coat a amY rtawbtrobrrel ofranpe, repdr, albraoon « addldon b dts Premiass requhed a roetawanb
ahoppbtp oenten by oowmmental entity having Jralsdkdlorr a 1M Prendsu « Insurartoe undarwdter «
>sk ~e~ yy NotldnO heroin ahsN Prohibit « prsvpN either tlrs tavner « the Tenant from sxeralaMO a ri0ht b dulbn0e
any such regldrement In admkdatrodw and/or Judicial proovadlnpe.
AN trade flxWrea end olha fixtures and ad machinery. equlpm~nt and/« other kerns a personal propeAy piroed
b « upon 1M Prorttipa by drs Tenant and pall t« by k ahaN be reproved upon explretbn « eadla tenrrlnadon a oNv
reebred by die T~irreM day a the Winn oral/« removal thereof ahaR be repaired and tM Prsrrrises
ART1cLE wv.
~~
No exbd« alone ahaN be ereobd « Iublled by the Tsnent widroW the prkx• wddsn convent a the Owner end
arty slops ao perrrdkad atup be a ouch dedon, alzs and type u shop be epecifloally approved by the Owner, k beMO
understood and a0resd tfrat the type, she, deslon, Dolor end kroatlon a extalor slonv ere bnportant oonslderetlone M the
der atpeoNbetions end otl»r kd«mstlon oonoemi moths ~ sxbrlor slop, tM Tenant aheN submit to the
n0 Profwwd sifpr as rsqukad by the Owner. After
InstallNlort a arty approved exbrlor alon(e), the T.nerd snap mek,rek, the sane In oood oondiuon Brut repak et sa anise
end upon expkaoon « eedkr bnrrktaogt a this Leave, the Tenant ehati repair ati damaos caused by such sreotbn,
mainbrunoe, regain ro« plaoemud and ou anent ahaN~nknbwas tM Owner ap Dab therea wkhinnten (tOp days after
wdibrt demand 1hsrN« dsNwred to the TerunL 'The Tenant aoknowNdpea brat iM Tenant ahap not have the right
b Pf~ ~Y woe ~ arty hee•ebndln0 pylon « morarmerrt sign wkhln the tihopplnN Center
herea shah addition b flu fore0oln0, 1M provbioa set forth on 'Sdtedub 1-Siena' attached hereb and mods a part
oowm any exb-I« elorrt o/ the Tenant.
ARTICLE XV.
TM Tenant and the Owner heroby mutually waive their raepediw dohb a recovery a0ainat each other for an
exiatin0 f« bensfli ~ ~~ b be Inwnd by fire, extended oowro0s and other property insurance polk8se
WnY• a-Y Inwrarxes canted by ekher party u required by this Leave ahaU
InckrlN a olwa or ardoraenunt dertykt0 b ou ktwror a ri0ht a subropeoon apdnst the other party b ou extent rlytds
haw been waived by ore kuured prior b ooowrena of an 4rJury « ba. Eadt party chap obtain any speoW
endoreenunb, N tequlred by rh.ir kteurer, b evidence oomppana with our at«emsntbned waiver.
ARTICLE XVI.
16.01. By tenant. TM Tarrant apnea b Indemnify end Iwld the Owner hermleu aOaMst aN actloru. losses,
IlabiNOu, Jrtdprnenb, claims, demands, oosb, danupw or expurw a any kind on account 1Mrsof, Mdudin0 atbrrteys'
fees and oosb a debna, whbh may be brou0ht « mrxle a0alnal tla Owner, « whtdr ore Owner may pay « irrour,
by rew«r a 1M Tarant s tus end occupancy of ou frremlws « the Tenant's tie b perform this Lease « whkdt arise
hen arty aoddent, Inaktent, In1w1. ~. hem whatever osua, b arty penon « .property ooourrkro M « about the
Prarrisu, except b the extant osuaad by ore ne0N0ena « wiNuf sob or omissWirs a tfu Oesrer « any employee, agent
« oontraobr a ou fauna.
iBA2. TM Owns aprew b ktdsmntf~ and hold the Tenard hamdew
apakrst ap aodone, dolma,
demands, Dogs, dama0ee «• expenw a arty kind on account tltereol, grdudkp atlomeys' tees and Doge a defense. which
mty be aou0nt « may a0alnvt dre Tarrant, « vrirloh tM Tenant myr pay « Irrour, by reason a dre Owna'i wflnrl sot,
ru0p0erroe « faNree b perform this Lena.
18.03. ot~lUntNty a Owner. NotwlthNandln0 any pn>rielon kt fhb Leave b the oonhary, the Owner shah not
be Nabb for arty damage b « low, by puff « oorervriw, a property a 1M Tenant « a odors located on ors Prardsss.
The Owns shah not be pabb f« k1JuMa• « damage b property rewldnp from pre, expbsbn, sprinMen, felNrtO plaster.
sham. oas, sleohidgr, wabr, rekr, arrow « bake from the pipet applbrraa, plumbin0, atraet « etrbstrrfaa, « from any
TENANT LEASE • 6
(t~~1
/`1 t`1
other plea w from dampness, TM Tenets eswmes the dek of ap property kept w stored on the Premises and shell
bold the Owner harrnhss from arty datms arising out d damage ro tM rims. The Tenant shall ghro knmedhts notla
ro the Owner M see of fks w eooldents on w In the Promises w the Retail Bupding.
18.04. Dsmane N w by fAher Tsnenta. The Tenant ehap be directly naponslbls ro other tenmds of the Retail
BuHding fw arry damegs awed ro them by roaeon d the Tenant's use of the Premises w the Common Arose w M any
ads w r-egHgmwe of the Tenets, end the employees, posmeea w krvltees of the Tenant. Act ro any damsgs ro tl»
Tenant caused by other hnanb, tM Tenant shop bdr ony ro woh other hnaMs and not ro the Owrror for compeneatlon.
ARncLE XVIL
TM Tenant shall pay w osutfi:ro bs pekl ail oasb and expenses for tlts work done by It w caused ro be done
by h on the Premises and the Tenant shall keep Me Wemlwe, the Retatl Bulkling and the Shopping Gnter hee and dear
of aN Ilene of whatever kind w neturo Mduding, but not pmlled ro, mechanics mid materlalmene' Ihne. The Tenant shall
Indemmiry, saw and hdd the Owner harmhss against arty pebUlry, bas. damage. cost, attorney's foes and atl other
expenses on account of arty prohibited pen.
ARTICLE XYIIL
18.01. TM Tenant shall not trenshr, assign, wbht, entm Into license w oonaaebrr agreamsMS,
dwrg. ownerehlp w hypotlwoah thh Lssse w the TenentY Interest in end ro the Promlws without first obtaining the
written of tlrs Owner, which comets shall not be waeatonably withheld provided tlwt the proposed assignee has
equal ro or greater than the TsmM at tlts date of 1M proposed adgnmsM, and rtes matbro set (orlh In (i),
(pI. PHI.. M). M end (vn, below, upon whbh th Owner may roluse corsets, aro determined by tlts Owner not ro bs
grounds upon which artssnt may be refused. My transtm, assignment, wWsase, mwtgags, P1id9e. hYPotlteoatbn w
w ofd , 1M Isasshdd estate created herby, w the Prmuisss w mty portion 1Mrsof. Ntlror volunWHy
therefor,. shall be nup and trol~an~thaq tl 1Mothsrwia, without the pdw wdthrt corsets of the Owner ftrst obtained
shall not be unrwsonabh fw 1M Oanlst to rahrss ba piw such oonsen~ t unless the TsnaM ~b Lsaae. h
unexptred term of tltle Lease. firrtlter, h shall rx» be unroasonabh 1w the Ownm to roluw ro ~ Ilabh during tln
the Owner's soh dleoredwt and opkrbn, lu tlN ttesignment ltdll suss a broads of ~ such oonwnt tl, In
use w etcduslvhy provhion) in arty other Isass, finarxti ~ p-ovltlon (such as s radius, loatlon,
. ~ agreement rotating ro the Retell
~OPP>a0 Gttter, Pq ~ nature w u ng agreement w other guHdinp w
4 ~Y of the busimes h be conducted on rtes Promtas would bs a detrimental
Mfluerta whh rasped to 1M otter twainaae oonduotad In tlro AsteN Bullding w 1M Shopping Center. PHI if the busfnea
e~ena and aPsahY o} the Proposed new hnent le tees than that of tM Tenant sxeoutlng this base, Pv) the
on tl+sn PrerntN mLaase and/w 1M use of tM Premises by the aaignes w tlrs business to bs oonduded by the awlgny
Cen1N by reeeon cf ~~ 1M Owner ro perform arty alleratlons ro tl» Premises, U» RstaH Bupdirrg w the Shopping
brakroa ro be con hwr, Dodo w regulation, w N) Hte use of the Prenrlaes by the assignee and/w the
wbsfenoe whbh h then daseiflsd as 'ite:ardow' w 'toxlo~ Ntvohne the storage, use w disposal of arty maiedal w
Ms Owner the'Ownsr's reasonable ~ any hw w reguldlon. The TanaM agross ro rsimbura
and doaanenhtlon of atlormys' tees and othx rreassary cosh Incurred M connedron whh the proassing
any wch regrrsehd tranehr, eplgnmsnt, wblettkp. licensing w anaseion agreement, change of
~rshlP w hypoUteptbn of this Lsaa w the Tenant's kthrost M and ro tlls Premises. TM consent by the Owmr ro
arty assggmment w wbhttlng. by tM Tenant shall not, unisu expressly agreed by 1M Owner in wrhing ro the contrary,
repew the Tsnent of arty oWigatlom under this Lease, wMlher accruing berore w after such eeslgnmeM w wbhtting.
TM ooraettt by the Owner b any asslpnment w subhitlng chap not oonsUkrls a waiver of rtes rsqulramsM ro obtain the
Owner's corsets ro eubagwM assignments w sublsitlnga Eadt aalgnse w subtenant shall expressly aewnte In writlng
~ obilpatkarrs of rtes Tenant under tlth ease and shell romaln Jokrtly and severally liable with tM Tenant 1w ffie full and
timey performers of this Lsass. A trartsfsr o1 rtes more Ihet fitly peraM (50.09L) of the ownership Interest(s) In the
Tenant shell bs dwmed ro bs an assignment w transhr of this l~aee and wb)sd ro the provisions of this Section.
1&~' Ths aselgnmsM of thh Laaee by the TsnsM with the oorreent of the Owner
~~ wltl~out ~r0 spedMotlly eo stand w agrosd, oonsthub 1M exprea agreement by the Tenant that wMequsnt
modipatlom of thh Leas by tM Owmr and 11te assignee ahatl not P) roquiro tM prior consent w approval of rtes Tenant
(). w ~ rehsa w relieve the Temrd (assignor) from liability hereunder, Provided that M such morptlatlons incroaw
tits Base Rent w other obllgatiom of rtes Temnt heroutdsr, fire Tenant's (aesipnw's) UablHry shell be limited to rtes terns
of thh Loess as tits same existed on 1M dots of eselpnmeM.
18.03. ;fie RsrtL Except M fhs Dees of a wWeasing of the Premises by the Tenant whidt does not
regWre the pdw consent of the Owm4 N the TemM wbhsess the Premises at a rent in exact of the Bea Rent reserved
by the Owner Iteretrrder, 1M Owner chap haw the right ro refuse oonaM tlteroro unha all wch excess rent ro !» paid
by 1M wb-bneM h agreed to be, mrd le, paid to its Ownm and soh oondlUon is sxPnwN Weed to be a reasonabh
pmihtlon upon the Tenant's dpld ro sublease tM Premises.
18.04, Rlaht to AAortcaoe TeneM's Fbrturn and ~• r
snt. The TsnsM shall haw the fight ho-rt gme-to-tlme
ro rrwAgegs w grant a sscudry krhrest In tM Tenant's trade tlxkrra, equiprrrmtt and other movable psroonal property
located on rtes Prsrrthes. The Owner agrees ro execute end dr,Hver such dooumenb se may be reasonably roquked by
the. Tenant and/w ire hndere M oonnedlort therewph, provided tIW wdr documenh require the timely remwai of ouch
properly hom tM PrmMea and obHgab the parry romoving the nme ro promptly ropak arry damage resulUrp irwn wch
tmttoval at such pmty's cost, and ors olMrwles roasonabry sooeptabh ro the laener.
•~
ARTICLE l0X
TM Tenant chap. upon tfre regrrat of the Owner, subordkrah thh Lease and Ih rigid herourder ro the pen of
arry -irortpage, deed of trust w olhm erroranbrans, rogsthsr With any ronswels, extensbm w nplaameMs thsroof, now
w lrmsefter plead agdnet tlta Owner's kthreat In tltls teats and tlw Isaeeftokt eatab herby weated, tlts Premises w
firs Imd, and delhnr at arty tkm and from. tlmsro-tlrrs upon demand by the Owner such dooumsnb as may be
requkd ro eHeduals such wbordlnetlon. h 1M event the Tenant chap tap, nephd w rotes ro execute and
depver any such document wpitln twenty ~ days alter of wdthrt notbe eo ro do and rtes receipt by,the Tenant
of Me-doavmntN) ro be executed by 14 the Tenant hsroby trrovooably appoinh tM Owner. Ih srrosssoro and asslgm,
TENANT LEASE - 9
(1T./8/0~
~, /'\
the true and laarhrl attomayIn-fact of the Taunt to execute and WUve arty and aU such documenb with respect b each
wbordirratbn fa and on behaN of the Tarrant. h oonnsotlon wdh wch wbordinatbn, the Owner shall attempt to obtain
the aptaemerd kr wrldnp of the rrwr~apu a the baradolary named M such mortgage, dead of trust or other
eroumbrarroe, for tta bsnadt of tta Tenant, that so bop a the TuaM b not M dsfauk under any of the provialons,
covsrranb and corrdidoru of this Luna the dphb of the Tenant hereunder shag not be terminated a modidsd or be
wb)sct to tertrUnstlorr or rrlodifloatbn, nor shad the Tenant's poatatuion of the Premiers !» dishnbad a interfered wdh
by any action or proosadkrp iq foroolote sold mortgage Wed of beet a other sncumtNance, a as a roeuh thereof.
MTICLE lOL
DEFAULT
20.01. ErMb of Default- Tama Is sxpraasly made of the aeaence of fhb Lsaa. At any time dudnp the term
of this Lease. and ropardbas of th~:pandanoy of any bankruptcy. raorpanlzagon, recelwrahip, Ineoiwnoy a other
prooaadinps, M law, In equity a before any adminlatratlw trdfunal whlah' hu a may haw the effect of prownting the
Tenant Irom oomplykrp with the terms of this l.saes, M the Tauurt shag:
(s) Feli to occupy the Premises, a one occupied, M the Tenant vacates a abandons the
Premise for a period In exau of thirty (30) days;
(b) Fall to pay when dw arry MsblknaM of Bea Rent a soy other wm herein apadtled b be
Pvd by tta Tenant wNMn ten (10) days fodovdrrp the dw Wb thaafa without the
requlromsnt for notice a damandt
(c) Fad b timely obarw a psrfam the Tenant's other oownenb. apreemaMS a oblipatlons
haraunde wltldn lhkly (30) days fodowinp wdlten node dsliwred b the Tenets whbh nonce
ahak spsdy the matte(s) then In defwd; provWad that sddltionai time roasonably roquirod
to curs 1M matter(s) In dsfauk shall bs allowed eo bop a tM Tenant b dUlpeMy purwlnp
ad actlons requked to cure the matter(s) fcr whlsh s Wfwk ie claimed undo this wtxregton
lb)c
(d) Fib or haw Nled apairat U in arty court, purwart to any atatub, eltlte In ua lkrltad tutu
a of any other stab. • pathbn b banlauptoy a Insoberwy a for reoryanbatbn a for
11» Tenant H tits Tenant makes an sWpnmard tab f~hetlbsnof aediton~w~arhr exeoufb
a agaohrnarrt shad be lewd against the Tenant a ad a a wbsianlW portion of the Tenant's
ProPatY. wheeby ad a arty portlon of the Premiers ooverod by this Leese a any
Improwmenb thereon shed be taken a oooupled w atbmpbd b De Wan or oooupied by
aomeom otMr than tl» Tenant, except a may herein be otharvviw exprosaly pamnbd and
wch ad)udksatlgt, appolMmant, eaipnmsnb paNtiar, sxecudon a attachrrlant shad not be set
aerial. woabd, rdaotr.rped a bonded within thirty (~ day. afar the dsbrminagorr, laauance
a flung of the same;
pre tarrra shad oonafiorb a datauh by its Tenant of this Leas, kt the avant of a defaud unWr wbaolbrr (d) hereof,
wfddt by reason of appgabb tedaraf a stab law cannot ba anlorad M aooordena with the terms of thb Leaa, the
~~ ~ P~ a Mwlvarwy oorNakad In •IIPPandix d.• attsoMd Mrato and made a part Mrsof, shad
bkrdMtp on the garde.
~~ Imo. b 1M ewM of s detwit by U-s Tenant, tlro Owner, In addltbn to any other remedy a
rarradlas avadaWe to fire lawar at Isw a b equity, shah haw the Irurradlab right, but trot tlra ot>fipadort, to brminab
ttrb Lease and aq tiphb of the Tenant herwnder by giving der Tenant wdtbn notla of tta lawar's alecdon ~ brmMab.
M the ewM chat the Oernar shad also! to so taminab thb Lassa, seal eN~lon t>y tla fauna shall, without talnp so
axpreay stabd, be deemed an eleodon by the Ownw to aoosbrab ad luturo Bea Rant payable under this Lena b bs
immsdlabyr des and psyabb H each eooebretlon shad ba roqulrsd b pamR the Owner to adoroe arty of 1M riphb and
remedies haresRe provided. In its swot of each brminatbn (and acosbratlon), fhs Tenant aproes to pay to the Owner
end tlts tavnar shed hws the right b recover Iron the Tenant tier following:
(a) Ths worth tl tlrs time of award of any unpaid Baae Rant end/a arty eddltbnal rent which
hu ban ervnad at the Nrra of each brrrdnadon; ~
(b) The worth at tta time of award of the amount by which pie unpaW Bess Rent end addlNonal
rent wfrbh would hew been aamad efts brminatlon untll tM tlme of award exceeds the
amount of such rer-fal bas tlra Tenant prove could haw bean roawnaWy avoWad; ~
(o) TM worth at its time of award of the amount by whbh tM unpaid Bee Red end addnlonel
rent for the tndartoe of the tam aNar the tlma of award exceeds the amount of such renal
bas that tM Tarrant prove could be reasonably avoided; f~4!
(dI Tfa amount M 1M Base Rent ababd by the Owner between the Comrrarwanent gab of the
kllUal Term of this Leese end the Rent CanmsraemsM Oab ere provided M Saolbn 1.03,
about, pL4!
(e) Arty other anrourft reasonably nsasaary fo oompsnaale tits Oentar la ad Wtrimant expuee,
bas a darrape, brohxlgrp but not limited b ad oosb and sxpauas b reaaaa a wblat the
Pranlas, krdudlnp the cwt of repairs and a romodellnp 16f a new tenant and real slats
oommiabns geld a payable for this leave a to rolaeaa a wbbt tM PrerNass proxlmatNy
eased by the Teram'e allure to pertorrn der obdpatbra undo thb Leaat trdll!
(f) Ruaauble attomaya' bu incurred by tM Owner u the nwft of won matebl Wiwlt and
nrrradr ~ won bee end oosb In tM event suk la died by the Ovrtrar b eniorw any
(p) At tM Owna'a alsatlon, each other emounb b addhlorr to a M dw of the Mrspdnp ere may
txi pemndtad iron tlme.totbne by appibable Irrar.
TENANT LEASE - to
(t2/p//B~
/'\ ~
At used In aubssotkxu 20.02(a) end (b), atxwe, the 'Worth st the Ums of sward' b determined by allowing
~~ at ~ rats °+ twelve Percent (12%1 Per annum and ae used In wbaecUon 20.02(0), stove, the 'Worth et the time
of award' b determined by dieoounUng euoh amount al a refs squN b the discount rate of the .Federal Reserve Bank
of San Frerrcleoo at 1Iw time of swell pbs one percent (196).
A termination of this Leap under thb ArUola shall not rebus or dbchugs 1M Tenant from arty obltgaUon under
UUB Leah but shall oonsUhrb ,only a brminetion of the right of the Tenant to possess and oooupy the Promises, uniea
othsrwip spsdUOSiN etabd by Ure Owner M writing at the tlme of suoh brmMetlon.
~.~ I4t~i atlon-Re-EMrv. In qN went of aryr euoh defauM by ihs Tenant end the termkuUon of this Lease
by the Owner, the Owner shall also have the right to reenbr the Premipe and remove all persons and property from
the Prombes.
20'04' Ent°r°°n"nc k. th~r went of a default by the Tenant under this Lease, H the Owner does rwt elect
b terminab this Lssp u txovided In thb Artlde, the Owner may at wry time and from Ume-to-time. wtUwut terminaunp
this Leave, colons aN of Its dphb and romedlss under this Lease, w allowed by law or sqully, indudinp the right to
recover all Base Rant and othu soma payable by the Tenant under this Lease o the same be0omes due.
20.05. Non-Term wn,.. ~~e..x.., M addition t0 the other dghb Of the Owner herein provWad, the Owner shall
have the right, without bmrinatkrg thb Leas, at Its option, to reenter end re-fake popesston of Uw premises and all
Improvements thereon and collect rent. from arty wbbnurb and/ar autrbt the whole or any part of the Prerrtbss for ore
aoootmt of the Tenant, upon any tsmu w oondltlons debmrlnsd by tM Owner. M such went of wtrbesinp, the Owner
strati haw Ua ripftt to odbot soy rent whbit may become payable under any wbbap and spay the same Ikst to the
psymeM of sxpenps Mau-red by Ure Owner In dlaposeesskrp the Tenant end M eubleltlnp Ute Prernlpe and, thereafter,
~ Uw payment of Urs Bap Rant end other vents requked b M pakl by the Tenant M fulUUntsrtt of the Tenant's
Oovenants Mrourrdsr, end Ure Tenant shall M Noble to the Owner for the Base Rent and other sums heroM roquked to
bs ~. bas arty anrounb acutely reaiwd by the Owner Irorrt a wWsep and afbr payment of expenta Incurred,
sapped on account of the rent and oUar wms dw hereunder. M tlrs event of w0h ebotlort, the Ownet shall trot bs
deemrtd b hew tsmtMeted fhb Leap by taking posaesslon of U» Premiss untep notbs of fs-minedon, in wdUrrp, hp
tea limn by 1M Owner b tM TsnanL
Article, ~'~' M addUbn 1o any other dphb of the Owner u provWed M Urls
upon the deiauh of Us Tarrant, Ure Owrar shall haw the right b error the Prerrrlsss, change ffre looks on doom
to Ure Prsmbes end exclude Ua Tenam therelrwn end, In addition, take tin reWn posppbn of any ProPeKY on Ure
Prernigs owned by or M Ure posgasbn of Ure Tenant p and for security for the Tenancy Performance. TM Tenant
tudxe by sens~M ol~rirbr Ib1~1112 S~4S[i. err all of Wd property. whbh lien shau pouro the
wot»rty wblsa b pw Uerr slteq be removed by Uts Tarrant tron-
Uw Premlps p long as the TensM b M defauR of any monetary obllpetion under fhb Leap. No ootlon taken by the
Owns M ooursogon whh Urs en(orosnrent of ks dphte u previded M Uds Arllde shall oonstihrte a trespsu or conversbn
and the Tenant shell Mdsmnty, saw and hold Us Owner harmleu Bom and against any woh claim or demand on
acoorart thereof.
20.07. As addlfbnU secudy for ihs TsnaMy psrformenos of this Leap, the Tenant hereby
assigns and sets over b 1M Owner, u goody fa the perfonnuxs a the Tsnanty obllpatlons under fhb Lease, VI
eubieases enbrod IMO by the Tenant whh roepeot b the Pnmlps, and all rolls clue or to become dw under sold
sue, wbJeM b tlw right of the Tenant, by Ikx+np pranbd b the Tenant by ill Owner, to collect and retain Wd
rents, to bog u the Tenant b rat M detwk umier fhb Lsap. h addldon, u additlonei pourHy for the Tenant's
~g~ana~ Leap, tla Tenant hereby grant to the Owner s Uen epaMst and s sscudy Merest M and m au
or at or M Ure Pr~mi~ies and used « « hereaksr acquired by the Tenant ernf now or at soy time hereafter boated on
proarred for up In corrneabrr wNh 1M operetlon and/or the malnbnanos of the
Premttss, krdrwUng, but not Urrtibd to: all goods, Mventory, suppgp, cash rophbre, ellvawaro, kltdrsn ubnsib, chinaware,
7~a. bewtape dbpensere, maohktery, tools, kaurartoe prooseds, equipment Qndudlnp fire aprinklsre end alum systems,
~ oorrditlordnp, lsatlng, rehiperetlnp, eleotrorrlo monibrlnp, erttsrWnmeM, rooratlonel end all other equipment and tbdwp
~Y ~1. oiWrs, tabba, f~bra. desks, sofas, shelves, token end osWrteb, tabs, furrUshkrps, appllanoss Qndudlrp
fans. haters, water heabre end Mdnsrsbrs), tops, carpet and other Uoor ooverMgs, drapsdss and drapery rods and
bracket, awNnps, wMdow shades, verstlarr bUnds, OurWns, Iempe end other Ilphpnp Uxlurse, the security Inbrsst hueM
granted th be u defined M the ideho Uniform Comnrerdal Coll (end for such purpoes this Leap shall bs deemed to
be a Seoudly Apreemerrt). The TensM sang at arty tlrm, and Irom,Ume~-time, p reapnably required by the Owner,
reeve or« ~ ~~anokrg statement and ogre apreaments, instnimsnte and dowmsnta p may be neceasuy tc portal,
seoudy kderest herein Greeted, and tta TsnaM appoints the Owner, u the atbmeydndaot for the
Tenant b mplar, execute and dsUver In the Tenant's name any wdr Unandnp etabmsnb, agroemutU, Mstrumenb and
doountents H the Tsnard shah tall, reluss or neglect b do Ure tams within Uve (t7 days after the Owner's request, said
dpht of the Owner as herein provldW being ooupbd with an Irtbreat and krsvocsble by Ihs Tenant ao loop u fhb Lap
b M force and eftsot. From and afbr the psrleolbn of Urs security Mtsrest heroin created, Urs Tenant shall not remove
W relocab from Uts Premiss etry Item of property covered by the ssoudty Mutest except M the ordinary coons of the
buWnsas oonduotsd by tM Tenant on and from five Promipa
~~ ~r tip DeooaR(s). U 1M Owner tetminales ihls Leap because of the defauk of the Tenent,as provided
M this ArUob, or N 1M Owner exerdaes Its fight of pospesbn under Section 20.05, above, vAthout tarminaUnp this L.sass,
the Tsnud shag knnrerUatey transfer b the Owner ell ptwrlty deposit previously paid to the Tenon by wbtenanb having
a rlpM b ooarpy fire Premises at the dab of saki 1smnMaOon.
~• Nothkp herein contained shell reUew the Owner from d» oWipatbn b make rsasonabk
eHoAs b rrritlpab its kre~or damage oocasloned by a detwft of the Tenan4 provl(!ed that said obUpaUon to mNigab shall
not reUeve Ure Tenant of the DuMen of proof u requked M this Adide or ssUrervrlee aUsot the rtphb end remedbs
avapabb b Uw Ownu M the evert of a delauh by Ure Tenant u provided In fhb Article, or othervdse allowed by law
M equity. No1hMp herein oonhksd shell obNpeb tin Owner b mlUpeb ror1W by by roleglrrp 1M Pterrdeea so
ss Ufa Owner ha other sln-Uer premlps vacant or by roaeUlrrp Ure Prembp to a new 1anaM whop up woukt~bs
InoorrNWard whh a desired tenant mbc or M vbWlott of airy oonaaokrai oblipauons of Ure Gamer.
ARTICLE 70U.
t7iN_NFJi'3 ENTRY ON PR R
21A4. ~t of EMrr. TM Owner and ib tuUrodsed ropreprrtaUvp shall hew 1M right b eater Us Premise
at ant reasonabb tkrrss for arty of the toUowinp purpose;
TENANT LEASE - 11
(12/'rf/O~
~-
~'. ..
/'\
/'\
(a) To determine whether the Promises as In good rxx-dltlon and whether the Tenant is
~PlYing with ib obtlpations under thla Lease;
(b) To make any nsceaasry repair w perform sny mslnbnance with respect to the Premises or
the detail Bulldlnp, whloh regain or maintenance an the obllpaNons of the Owner as provided
In this Lease;
(o) To serve, poet and keep posted sny notk»s nquksd or allowed under tM Provlelon: of this
Lease;
(~ the term of th~j„sass. ~ prospeotlvs broken, spenb, buyers or brash at any tlme during
bust 21.02 II TM Qfvner ahaN not be NabM In any manner for arty krcomrenienoe, disturbance, loss of
sass, nuisance or other damage arisktp out of the Owner's entry on the Premises ss provided heroin, provkled,
however. the Owner shah conduct Ib aotlvNles on the Promips p Mowed heieln at such tlms(a) as provkled In Ssotlon
21A1, show, and In a manna that wUl qup the least possibb Incomrenbnce, annoyanp or disturbance to the Tenant.
ARncLE )Ofll.
-~9
The wriwr by the Owner of any bnaoh of any term. covensrrt or oondNlon o} this lases shall not ba deemed
to be a waHer of anY peat. Present of lulus breech of the pme a any other burr, oovawM or oonditbn of thla Lease.
Ths ~Ptana by the Owner of Bate Rent and/or other sums pall by the Tenant hereunder shsN not be oonstnrsd to
be a vraiva of any term of this Leese. No payment by the Tenant or
be dw aooordlnp to tl-s bans of tAls Lew shell be doomed a oonatnrt bebotlra then a leaser amount then ahaN
of the mgt recent Bass Rent or other wm dw nor shall P~ Payment on account
aocomperrylnp sny psymsM be deemed to crab. an accord endd ptlsfaotbn, nt or tlatemeM on any check or ktbr
ARTICLE 1001E
NOTN'~S
Any notlp or demand phren undo th terms of fhb bw sheN bs deemed plwrt and dsNwred on the date
when personatly deNvsred or, If mspsd, the date ihs same b dsposibd M the lktlbd State mail, M a sealed enwbpe,
by roplsbrsd meN or cerUNsd msN, ntum roalpt requested, postage pnpsld, and propsdy addressed. UntN changed by
rlotlce In wdtlrtp, rwtlces, demende and oanmwtlcetkma to tM Ovma shah be eddroseed ere follows:
AV N, LLC.
AV N PropeAy Manapemsnt
P.O. Box 140076
~Wr Walr0 03714
Notla, demands and oommunkretlone to the Terwtt shah De addrewd as follows:
ffichard VNp and: Mark Phetesvah
Dounpb N. ~s Ksisorti PheWvanh
'~ ~7 S7 E=TI',g~rh , ,7-
l7thsr Party shah haw the dpht m change Ns or their show addrep by notlw In writing dellwred to the other
party In aooordanos vritlr the provisions of tMe Artlob.
ARTICLE )0011.
I~LDIN(i OVER
Should Me Tenant ooMkrus to ooarpy the Premlaes or any pert thasof allot the expkatbn or earlier tsrminadon
of thla lease, whstha wNh or apalnet the coneant of tlra Owner, each tenancy aheN be month-to-mwtth. In the swot of
such a hoklkrp owr, the obllpatlone of the Tenant ahaN be ti» same es wen b stlsot at the date of .said sxplntlon or
taminatlon, provided, however, that Nre Base Rent to bs geld b1- the Tenant to the Owner shell, M the date the hold-over
term corrxnaross, bs Inoraeed to an amount equal to ors hurMnd and twenty-tiw Perosnt (125.11%) of the Bw Rent
In force and etbot for tlrs Isst year of the term expired or tsrmkmbd, I that nothlnp Mreln oontalned b Intended,
rwr ehaN the same be txxtarusd, at the oowM of the Owner to the TenaMY occupancy of the Pranlssa, or arty port
thereof. aker the expketbn or esrNa brmination of fhb Lew.
ARTICLE ION.
ZtrA1. Gerraal Default U eNhsr party enaN defauR M the payment to the other party of any sum of money
epsdfled in fhb Leap 1o be paid or N eNha party eheN delauh whh roepect ip any otMr of Ns obtlpatloru contained in
this law, and tsld sum le oolbobd or tlrs default b cured with the anbbrroi of an attorney for the other party and
baton iM oomwnoaneM of a auk tlrenon, a a part of oudnp Bald default, resaonebb attorneys' fees incurred by the
other party ehaN be added to the bslutw dw and payabN or, M tl» wee of a non.monelary dehuh, shall bs rolmburssd
n 1M otlra party upon demand.
sofbn at ~ • thbs lhensuoe o tlUulbt anther party to tltle Lease eheN eMoroe arty of tlrs provielons hereof by any
. ktokrdinp ~ party b each Ntlpatbn aprps to pay ~ the prwaiNnp party eN cosh artd
krohrdkrp aN such costs end b ecoountant'e and appraberY fee Mourred thsreln by the prwaiNnp party,
aMend In such aotbn. expenese krouned a4tlr ~~ to an appal, and each may be kxUrrded In 1M hrdpmsM
TENANT LEASE - 12
(12/g~
/'~
ARncLE ~otvf.
/"~
~E3 REOLiESTED BY INarrntrvu~. _
The T~nent heroby spree that If the Mstltuflonal Permanem m
w ~Y Poribn of tta Shopping enter shell roqulrs at a owxliflon to m~ild~s mekkp the loan for the flnendnp of all
tM Tenant oontant m modipcatlon of this Lean, Dien the TenerM np ~ loan esourod by such mor~ape that
flee Owner, in reoonlabu ~, maWnp the modiflcatlons thst sro ~s that It wpl enter Into a wdtun +p-earneM with
ero reesonebu. Flowsvsr, In no dreumsunose shag the Tenant t usted ~ auoh Isrtder, provided that wch darpss
of tM tollowinp: p) ctartpes the Promiw dsmisd• ~~ to make arty agreement that rssuiu in any
~«+ndeR abrkips w char ss flte term; ~ ~) maw 1M Bate Rent w oflar wins payabu by the Tenant
g ell) rsquks the sxpendpuro of funds by the Tenant whist the Tenant b not
doitm~M~ Ua TsnaM~ r~iphto u~ ~ISt.~ioMe~' w (w) In any other manner enierpe. the renanes obllpaUont w
i
ARncl~ 7pNIL
SURRENDER OF pR a!~aFa
27A1, osc-4dlt~4, ~ ~ expiraflon w earlier termination of this Lease, the Tenant shall quit and delver
Poswaslon of the Premises to the Owner in ae good order and oondltlon as the same are at the Commeraement Date
of the ktltW Term of thu Lease w as the ears may bs thereafter Improved by the Owner w the Tenant, reseonsbte weer
to bero~rnpved iron 1M Oamer'e obllpatlon sxwpted. The Tenant ahal, without expense to the Owner, remove w cause
twwk, rnovebie paANbns end ofh~arlioye of ~ fumpuro, equipment, twNnes and trade flxh+rss, f-ee-stsndinp
desaibsd M Seotton 27.03, below) end cep aknpar Items• W any oMer pewons olaimb in ~ Texdutiw of srry Items
tl s~Premtaes.~a~ or ~~0n• ~r cep dsmape to the Promises raeuignp Nom suoh r~ ~ o~ ~ n ~t
77A2. AQllt~n__ ed~proosrty, N tM Oamer shah rs•enter the Premises n Provided in Artiae
oltarwis Provided M ttde Laws. any property of the Tenant not removed by tM Tenant u the expiradon of tM tens
of thts Lease (w vAthln severNy-tvo ~) hours .fur terminetlon by reason of the Tenant ~defauh), ae Provided M thu
Leas. shdt be oonaiderod abandoned arxt tM Owner may ephsr p) rotain the same on the Promises In which case the
rxs~tiP flteroof shall be oonduthaly deemed b t» Uan°fsrted to the Owner, w
and dispose of the same In any manner w tloro the same in a Publo werotaus w) elsewhere for tla of wch fume
the expense and risk of the Tenant and N the Tsnam shag tsN u pay for doer of account and at
been stored for a period of 1hlriy ~ diys w moro, the Owner ~~ wY such property aNsr N has
eau M such mariner and at tuoh flms end glade s tM Owner, Inelq sole dltweflon, ma d~ m Pubpo w prhrau
to w demand upon 1M Tenant, for the payment of all w any Pert of suet char ~o~' wptaut nO~
artd thel apply the Proceeds of woh tsu at fopoan: r1L4(. to flte ooeu end ~ or ~ remove) of any wch
atlorrreys' Net Incu-rod; ~, b tM payment of the ootb o< w oherps ~ to ~p any~w ryup~ I~ ~~
PMneM of any other wins o} money whlolt may then w ttaroatur bs due to the Owner Uom the Tenant under thu
uas; acrd IS!lflh. ~ talerrce, M arry, to 1M TensnL .
27A3. Permanent arm,..w, Al flxtutet, equlpmerrt, alterations, addlflont, Im
pennarrptfly aluched to w bolt Mto tM Prsndses prior to w d ~OVO1n0Ms and/w appurtenarnes
expense w at the expense of 1M Tenets, w both, w by the Tenant shag bs and romdn e• whether by the Owner at its
not be romoved by the Tenant st the end of the arm uniea othefwlts ex P~ of the Premises end shad
egtdPwrd, a~rnatlont, addlNons, Improvements and/o- aPPurteruuuxts shag k-auds, but~ehsU not be limited u~•, eq r
ti drapes, partNMp, rrtoldktp, door, vaulu, plumbing system,, euotrbal sysume, Ilpltdnp eyeums, elunckrp
arW televulon Pu~st artd the totems meMbned above and cep wklnp and outuu fw telephone, rodb,
under this Uw, trade flxlurs and ~ ~tl fl00fMp w oeNlnp Intupatbna Provided the Tenant b not In deuuB
sxpiraflon of ihls Lease. but tM Tenant owned or leased by tfh Tsnent may bs romoved by the Tenant st the
same and restwa the Premiss. promply ropeN any damage owed by the kusfalatbn w removal of Ihs
ARTICLE ttXV11L
28A1.
(a) TM Tenant shop, u any tkrte upon not uts then ten (10) days' prlw written noloe from tM
Owner, exeouu, aamowiedps and delver to the Owner a tWtemsm M wdlnp p) osrtHykrp that
this Leas b unnto~fled and M fuN tome and sties (w, k modlfled, Wikrp the nsturo of such
moon and arglyhp that thu Law, a w modllNd, u In full fords end c(oot) and 1M
dab to wtrlch tla Bw Rent and othw dares w pall M advance, pq adutowledpinp prat
titers aro not, m fla TeneM9t knowled{le, arty urrarred defaulu on tla part of the Owner
herourtder, w tpealybrp audt defaulu N They aro daknW, and .pip axrWnkp any other
adnrovrNdpmwtb artd roProsMaflons u may be reasonably requssud by the
statement m b~ ~ wFtote ~°~ woh estoppel oertNloeu le requested. Arry wch
sy oortduslwhr retied upon by anY ProtPedwe purawr or enoumtxanar of
the Promise w 1M tihoppgrp Grier,
lb) TM Tenant's ialure to deliver such sutsmem within saki ding chap be oonauehro upon the
TensM p) that tlrla tease u In fug t«w and eflea, ~Mlhout'hrodlllostbn, exwpt as may to
represented by tM Ownw, pp that then are no uncured defwlu M the Owner's performance,
pp) that not mwe flrarr an amount equal m one (1) month's Saes Item hss boon Pall in
advance, and pv) tlat a+at sddlponai osrtlflatlons, acknowledgemenb and roPrwnuflont as
aro requesud tinder subseotlon (a)pIQ, hereof, aro used, bw and owreot es chap be
roPrwnud by fla Owrttr.
(o) k tM Owner detiroe to iktena w reflnenos the Shopping Center. the Tenant Mroby apnea
fo delver u any lender deslpnated by its Owner such ikrarrdal eutemems of the Tanam at
wY be rswrably roquked by tuoh ands and part svalebu. All woh flnatcW staurrartq
chap be reoNwd by the Owner M oonfldenoe and ahal be used only for the purfas hereto
set font.
TENANT LEILSE - t3
(12/p/0~
of .. 1 }
~•~. I[artsfer Of Owner's IMaraat M the event of a tab or aorweyance by the Owner of ~ Owner's Interest
in ttro Pnmbst and/or the 8hoppkp tsntk, other than a transfer for secur
afrerrl~ Owmr, provided that In ~ will notloe of transfer, alt dtllgallont endup~e~b Utles~aoauinp ttiereaHer on >M prof
kibred, than be depvered b tlwY1e funds in the bends of the Owner at the tlme of transfer In whloh the Tenant has an
suoaessor of the Owner. This Lease shall not be aHeded by any suds sale end the
~ irendew.~ m the Pwt#laaer or atdpnse provided aN the Owner's obpgations herwnder are assumed b wdtlnp
28.03. WanaMv Rs• FL~an-bl a+r.: - - • -. T~ Tenant, and the member or m
the Tenant. and esoh pueranlor of thb Lees, p arty, repressnb, werrenb end certl8es fo theths Ownsdonthatthany tinandd
statement or other flnandd informetlcn plwn b 1M Owner b true, aooureb and oortect and iruty and aoouretety ropresenb
the flnandd oorxptlon of the Tenant or the pusrentor(e), u the oats may be, ae of the dab of thb Lew. The Tenant
and the guarentor(s) aoknowledps that`sald fkuufdd sbbment(s) and Mtormatlon was given b the Owner b Indus the
Owner to exeoub this Lease and was. retied upon by the Owner In w ddng.
28.04. SevsroblNty. p any term or pro-4don of thN Lease shag to any exbnt be detemdned
oompebnt Jwbdlotion b be Imrapd or ufwnloraeble, the remdnder of thb Law shs0 not be aHsded thsr ~ a court of
brn end provlNdar of thls Lease ahsll be vepd and M sntorgeWe b the fullest extort e~~ and each
lntenaon of the partbs hereb that M any prorftion of this lases It oepeble of two permlttsd ~ ~' and k b the
render the Provision void and the other of which would render the OOni~Ons' one of which would
b have the meenkp which rendere k vepd. provlebn velid, than M provision shop be interprebd
ads of liod, E4tce lNabnre. Arty preventlon, delay or sbppap• due b etrpcee, bdcoub, labor dNpube, court order,
MablYyr b obtdn bbor or mebdds or rewnebb wbstlhrbe therefor, tpwmmentai
reOWadcnt, ~ ddb enemy or hoetlb povemment actlon, dull commotion, tiro or 9ov~rar~sntal
causes beyond fM »ewnebb ooMrd d tlu DretY obilpabd b Perform step excuse the _ osweky end other
~ cha, ~ t0 ~ by th ~~°Y a tbPP~s, .xoept ais obnpatlons Imposed ~th~rpard t~ e.ae Rsnt and
erpss ~ t» pureuent b thle Leew.
28.08. llibcset on Past Dw Ohre .•-. Except as expreedy herein provided, any amount dw b the Owrier
and ^~ Pdd wlltdn pkeen (1~ days of tlN dw date shag boar Interest from tlN dW deb at one and orld~hap peroent
(ladditlon~to aryr llrrb bas ore Wdebddam ~ hipMet lapel rob o/ Interest, wilt kdsrsd b eoaue and bs payable In
of such Inbrett chap not exw or owe ~ PaY~e by the Tenant by rswn of such lots peymerd. TM payment
any defeuk by the Tenant wNLN thb Lsw.
behalf of said ~ p th Terlarit b a oorpaatlon or other Ispd entry, each Indhddud exeoutlng this few on
oorporatlon or otlwr bpd eMpy repreaMe and warranie that he/the b duly wthorized b exeoub and
o< otita ~ ~Y ~ ~ ~I-er bwl .ntlty, and thd thi. Lee. b ttlrWinp upon eats corporaUo„
sir on beheU of tM Tenant shag, ~ ae°Oh °f ~ forepolnp represenbtlont and warantles by the
the Tenant under thN Lases Just y fl ~ a,d~ dg~ for Ifs purely and full perbrrreaa of cep obpgatlons of .
dgndory had wreonwy guaranwd th Tenerd't oblipatlom under this Lew.
28A8. Notloe of ADA •, 1Mthb ten (10) days atbr
p~ WrtY M ~ a11d Pie ~ othef receipt, the Owrwr and the TsneM chap advise the
wkh Disabpitlet Act of 1980 (tarerdbr •Ap/t~ +w ~ooples~of anPremiees or 1M bRetap dBupoln v ~atlon of the Americans
threatened In rpardirp nonoomppana wkh the ADl1 end -datlnp b tl-e Premlees or tghe peh ddm made or
governmsrdd or republory aotlont or Inveglpatlone Inttltubd or threatened repardlnp rwnaanplbnoe wltl~i i anpADA amid
relatlrp to the Premises or Uu Reap Bup~np. .
~•~. All pertiee hereto haw ekMr ~ been represented by sspeMe lapel ooumel, or (I~ haw
ao ord~irroehlr m~ian~ ~~nbd. That, M dl oases, IM larpuape MreMr sheN be oonedwd Nm~r end in
prePwtlon of ttrls Lew. ~ tbbtly for or apaMtt .pent, repardbss of which party Prepared or oweed the
28.10. J of Ownar't t.. __ . TM obllpatbnt of the Owner urxfer thN taw do not oonstlhrie personal
of tltls L,ewa. or 1M ~« ~ «~~ and the Tenant shag took sdsiy to the real estab that le the wbJect
oppMp GMer of whbft th Prerrdtss ere a part, and b no other web of the Owner or Its
wocessws a aealprrs for setldaotlorr of any pnencW tlabllity under this Leese.
28.11. This few, and cep obpgatlone oontalind herein, shell 6e
the benetk of tln rapeotlve helre, pereond rePrewntatlvea, suoosssore and essl ns of the ~~ upon and shall Inuro b
that any astipnrrreat of fhb Law, or any Part hereof, ahep bs g P+utles hereto, provided, however,
wbjea< b the pnwbiont of Amide XVIp, above.
the Tw~12. No Recordl_~, Neltlisr party thW record thle Lease or any mamorendum hereof, k belnp agreed that
Pwssbn of tM Prsrrrisest shop be adequeb notice of Ib krbrest 1Mrdn.
28.13. r o The arpda tMadkipa. tltlee arul oeptions used In thb Uste are for convenbnos only
end ors not pert of fhb Lease.
28.14. t~nad. TM words 'Owner and 'Tenant,' ae used herein, shill Include the plural as veep as the
~~ Words used In the nwbr Wnder Include tlw maecultns end bminins and words th the matouline or feminine
gender kxdude the neuter. p there N more then and (1) person or entity oompddng the Owner or the Tenant, the
oWigatlons fartunder IroPoesd upon such Owner of Tenant, et tM ow may be, thep b• films and several; as m a Tenant
whbh oonsbte of hatband and vela, the obppatlom shell exbnd MdMiduapy b. thsk ads and teparab property o veep
as oortununpy property. The bnn 'Owner chap mean onty the ownK or ownehr at 1M tlme In question of the tae tlW
b the Premtta. TM oblipstbna oontdned b fhb t.w m bs performed by ihs Owner shall bs bktdinp only during iM
Owner's respedlve perbd of ownership.
Reel fable 16. Ths Owner thap be responelble b pay W commissicns and lap payabb b Commerdal
corrertlulon QompanNa, Bobs. kbla, and Sandy 8rrrlpr of that firm, by never of tlds Lease. Arry brdnrege fee or
b,amY otMr person or part' ar • rewN of fhb transwdon Chap M the sde resporulbpiy of the party
THE PARTIE8 ACKI40y1AEDpE TWIT COMMEflCiAL RE/U.. ESTATE COMPANIES AND SANDY
SMRH OF THAT FIRM WIVE REPRESENTED ONLY THE TENANT IN THIS TRANSACTION. BY
EXECUTN~ TFpB AGREEMENT, EACH PARTY CONFIRMS RECEIPT OF A PRIOR IMRIT'TEN DISCLOSUFtl:
TENANT LEASE • /4
(12/9/02)
Y •~ , r
~ SAW AfiENClf AND THAT EACH PARTY HAS READ AND UNDERSTAND3 THE CONTENTS OF THE
Al3ENCY DISCLOSURE BROCHURE PREVIOUSLY RECENED.
~~~ ~ A~°°"r.~.'!t- Thb lases ooMelne the anUrs agreement between the partles as o} this date and
Uts exetarlion hereto has rrot been induced by either PAY. M any epeM of either party, by repreaeMationa, promises or
ondertakinps not expressed hsrNn end, fuitltsr, thm ue no collateral agreements, stipulatbrta, t:ovenarNa, prornlsea,
induoarnsms or undsrtaMnps whatsoever between the rsapeogw parties oonosminp fhe wbJeot matter oI thla Lease, 1M
Shopping dMer, the Rsuq buBdkip or the Premises, which m not sxgesely txmtainsd hereto.
written. IN ~~ WHEREOF the peNss haw hereunto executed thle Leees Agreement the day and year first above
~,
~~ TENANT:
AV II, LLC.
t
WISE
®Y
AAerrrber
<.~L~~ E
savANH
~ANH
J ,
TENANT LEASE - 15 ,
(t~/~1
EX BI
(RETAIL LEASE -AVEST PLAZA SHOPPING CENTER).
LE~iAI. DESCRIPTION OF SHOPPING CENTER
Lob 1, $ 3, 4, 5, 6 and 10, Bk-ok 1, AVEST PLAZA 8UBDMSION, aocording to the ofgolal plat
thereof AIW M Book 70 of Plats at Pagss 7178 and 7180, records of Ada County, Waho.
LECaAL DESCRIPTION OF RETAIL BUILDING
lot 8. Block 1, AVEST PLA~1. SUBDMSION, according to tM offlclal plat thereof Iged In Book 70
of Plats at Pages 7179 and 7180, records of Ada County, Idaho.
SITE PLAN OF SHOPPINR r`eNTeo
.~,.. ~ l
o t
~ L 1
&~KS3~
'~5~~ ~ ~ I
~ .~ ~
i
~~
i
` ra ~ ~ ~ _
e approximate
' location of
'O Premises
-._.
,..~ f .,
• , ~ r'
S'I
~ r'Innullnuuunuuunin ~ ~~~
i
E10118R A - Psge 1 of 1
~XHI81T B
DESCRIPTION nF OWNER'S WORK
1• Patch and point spas ae agreed between Owner and Tenant
~• Remove walls per agreed plane,
3. Remove axisdng tixduss end equipment per agreed plans, cap otf plumbing and electrical If
necessary.
4• All FNAC, eleotrloai and plumbing equipment io bs tenrioed to Tenant's reasonabM satisfaction.
$. Relocate electrical auUets per approved plans.
6. Relocate floor dnMs per approved Plans.
7. Add fighthp h kNohen erN per approved plans,
• 8. Seel roof d exlsdng vents,
g• Conahud rod draw wHh roof outs per approved plans.
E>atIBIT B • Page 1 d 1
F ,~• -
~~,
tsrme, sad fore In tiro foripoMp Lease etWl haw the option to renew the term of the Lsaa for two (?a. renewal
of saki renewal brm~s mm bMs~ ~ ~ oo Immediately tdbwing Ihs sxpiretion of tlis then cumnt temm~. each
below. The tedure of Nrs Tenant to sxsrdq tl» owxNNone, oownenb and provlsione of tM Lease except es provided
provided shad temdnsb Nis rights of Nn Tenant wdh rere er ~ renewal term M NN manner end within q~s dme herein
wt' pact b That renewal term end the wbaqueM renews) term, If
~~,
The TeneM's right to exeroPa'the option to renew the term of the lasts shall bs sub)eot to the following
oondlUons:
la) Ths Lease shall be In force and elect at the time the notice of the Tenard's elecllon to ronew
the term b detiwred ~ the Owner and on the (eat day of the 1Mn ourrsrd term.
(b) TM TsnaM shad not bs In meledal defwit wider any provleion of the Leaa, which default
has not bean oared by Nre Tenant within tlw ouro period provided In tM Lsass, at the time
the TsnaM delHere b the Owner a notbs of Nn Tenant's skotion b renew Na term or on
the last day of tl» than current term.
(c) The Tenard shah deliver to the Owner a written nodoe Irrevocably exercising the option to
renew the term at Isaet one hundred end elghly (1tm) days bstoro the Isu day of Nu than
cumnt term.
Hfeotive the Nret (1st) day of each renewal term, the Bea ReM for NN Premise shad be aqua) ~ the
tlrar fair merlret renal for the Premises as agreed upon by the parties wlNtin thirty (90) days alts the
TsneM exsnUas the option to tensor and b they cannot aprN, to bs eetabNshed by an appreiW of
the Premba performed by en eppreleer muwaity spread upon by Nn parries or N that' cannot agree
then by a board of Nxes (~ appniars, one (t) aleobd by .soh of Nre parlNs and me thlro (3rd)
appraiser b bs salaried by Nre two (2) appralan ohoan by iM P•~•e. N a board of appraiars k
utWted, Nte debrminatlon a the appraher of Na fair marlat rent which N tteilMr Nre hipFrsat nor the
traB 1(~ ~ t~Y shag pay the less of Na apprabw nleobd by that party and one
appraseer aieoted by the two ~ appraisers, In no awnt, howwer, shall
Bess Herd paid during 1M tktt (1st) year of a renewal brm be lea than the Bess pent pad during
the Iast year of NN Initial Tsrm or prsadlnp renewal term, se the ogee may bs. Thereafter, on the
sf ~~ nivsrsary of tM ikst (1st) day of each renswat term, the Bass I~Snt shay bs Mcreased as
The Conwmer Prior Index for ad Urban Conaumere, Ail kerns, published by the lJnited States
Deparimsrd of labor, Bureau ai Labor Statlstics ('krdsxry, whk:h le published for the date Immediately
preoed4tg the later of the fodovrlrrp: (I) Nh month In whbh the rensvwl term of th lase oommeraa,
or An Na- date of Na last ad)wtmeM ('Beginning Indsxry ehap be compared with Nor Index for the
month preceding tM dab Nb ad)ustmsM of Nis flees RsM b b be made ('l4d)ustmsnt krdexry.
k the Ad)ustment Index has Increased over the Beginning kMsx, Nrs Base Rant payable from the
ad)wMront date to the date of the next ad)ustment sheN bs sstsbllehsd by multiplylnp the Bees Rent
then payable wider the Lease by a irwthn, the numerelor of whbh N the Ad)wrtmsM Index and tl»
denominabr of which b the Beginning Index, Sold ad)usbd Bea Rent abed be paid until the dab
of Nu raid ad)usbrnnt and shall not be tae than the eaa FteM paid during the immediably preceding
period.
h the went that during fhs term of Nts lase the krdex shale be based upon s bass year or years
othw than tfre present yeare ~ it182-S4, the hilax shaq ba oonvkbd In acoordanoa whh the oonwrslon
faobr published by tlN UMbd States Department of Labor, 8wew of Labor Statkitla. k the kxkx Is
dboordlrared or rovlsed dudrtp Nre burr or, I( for erry reason the Mxlex sbdetlos are rat waksble, the
adhrsbnent M tiw sue Rerd strak be debrmined by reNrenoe b whatever stadsWx are at the time
avatiabM mat nearly reamblkrp Nre etatigla reflected by Nre ktdex. The ad)usbnent to Na Bats Rent
as provided herein shah be made h addition to any other ed)ustrrMnb w amount b be paid by the
Tenant urrde- Nre brrrra of Nre law.
Dp~IIBfI' C • Papa 1 a 1
L .r , •
. / `
1• AV H, LLC., an tdatw Umited
UeblUty Company.
2' ~r ~ ro eM end any other psraon or entlty who psrMrms manapemeM seMoes
spent to tiw Wemleee.
3• ~ rother psrsa~(e~ • or eMity(e~ u ehaN, from dmeto•tlms, be deslpnated in wrltinp by the
F~OiIBR D • tea 1 0l 1
i ~+ ° •
~~ ~~
APPENDIX 1
0. Qwnpr's Warranttee end Mdsmnlnr
t. Wanemies• The Owner warrants and ropreaenh that, to the actual knowledge of rtes Owner, any uu,
storage, treatment « tronsportatbn of hazardow substance that hu occurred M « on the Premises dudng rtes Owner's
ownsrehlp of the Premiua, has Men M compliance with sN appNoabte tederN ehh .and bcal laws, regulatkurs and
ordinarxxs (•I.aws7. Ths Owner furtlter wamnh and roproeenh that, b rtes Ownsr~s actual knowled
teak, dhtolrsrge, spill, ge, no materlU rohau,
dlMo+al « smh~lor- PReleaN") of a hazardous wbehnos(~) hu ooaarsd in, on « under rtes
PraMees, which RNsase was M vbladon of apptlwbls Laws.
ftnes, )~~n Ths Owner agrees b indemnify and told harmha the Tenant from arty and eN claims, damages,
penaNNe, costs, NsbiNths « bases prxtluding, without IlmNatlon, wY and eN wme paid for setdemsnt
of delms, atlomsya' tees, oonwhar-t. and expert fees) arising dudnp « slier the lease temp horn « in oonnectlon with
a gowmrrwntal « third party claim of the prewncs of a hazardous subshnw(s) M « on the Premises, and Deuced by
1hs negligenos (mishasanos « nonlsassnw), wNftul mhoonduot w other soh of 1M Owner, Without Nmibtlon of the
NY and aN cosh Mcurrod due ~ any Imnstlgedon of rtes Promises « any
hazardow wtrNarroe are by any federal, elate « kroal govemmsntal agertoy « mdty, Provided thst the
(s) present as a result of tM rrogligsna (misbeaarroe « n«dsasarres), wlNiul misoondua « other
aob of rtes Owrre`
t• Ths TsnaM shall not cause or permit arty hazardous subennw(s) ~ be used, at«ed, generated
« dlsposW of on « M ftre Promise wltltord ftret obWnMg tM OwnerY written oonseM. N a hazardous wbetanoe(e) w
i.. generated « disposed ~ on « In the Promlua by ftre Tenant, such usage, sl«ags, generation and disposal
epsah, be M ehlot eooordanw with aN appNcabis Laws.
2. htdemnHv, ft the Promlue become contaminatsd M arty manner 1« whirr tiw Tenant le Noble, rtes Tenant
steep Indemnfty, defend. saw and hold 1M Owner harmless from any and all chime, damages, floss, Judgments, penaldes,
cosh, NablilUes « locus prrdudMg, wltlwut Nmitatlon, a decrease M valor of rtes Promises, damages caused by Toss w
reshlotlon of rentebh « usable space within the Premises, « any damages caused by adverse impeot on marketing of
the raid space, and any and aN some geld for uttlement of claims, atbrrteys' Ises, oorradtant and expert tea) addng
during « after fhe Isase term and adeing ae a rewlt of That oontaminetlon by 1M Tenant. Thb Mdemniftwtlon Mdudes,
wttltout Nmitatlon, any and all coats kreumed tuwua of any k-wetlgation of the Pnmisss, and/« any cleanup, removal
~~ ~ rW ~ed~bY appllcebh Laws or mandstad by any federal, slab « local govemrnenmi agengr « enthy.
Promhes and such naultt M~oalMgtnnMratlon of iM Premises, 1M~ent etu,N~ ~ ~ hazardous wbstanw(e) on 1M
any and aN newesoiy aotbm to rehart the Premises to the oondltlon exletlng prlo~b~tM the Tenant's cols expense. teks
tubetertw(s) on the Prerrriua The Tenant shell ftrot obWn the Ownsr'e ~e°M0e of any ouch hazardous
epprovat of arty such remedial actlon.
C. Notlrm Reauhad
N eNher rtes Owner « the Tenant become swan of the ors. srorage, gsnsratiwr « disposal of a hazardous
wbstsnoe(s) M a on th Prsmha, erroFr party egress b ghre b 1M otMr party written notice thereof within lorlyelght
(48) troure alter bsoomlrrg swan of 1M same, wMdr wdpsn notloe ehaN M gNen In rtes manner epedfted In Ure Lseu
for tlrs giving of notlcs.
0. 1!
t. aH~tdous Substance. As aced hsroM, `hszardous wbetmoe' thaN mean arty hszsrdow « toxic wbgance,
material « waste which is or becomes regulabd by arry local povernrnenW authorly, du 8bb of Idaho « tM United
States c3owmmerrt. TM term 'hazardous subslanw• Mdudos, wltltout Nmlbtbn, arty matedal, wale or wbetanp that h
Q) detkted as a •hazardow wbeterroe' under any law of the .81ab of Idaho: pl) petrohrun; (NI) asbestos; (Iv) designated
as s 'hazardous wMbna' pursuant b Seotlon 311 of tta Federal Water Pollutlon Control pot (33 U.S.C. §1321): (v)
deftmd u a 'hazerdow wash` pursuant b 11004 of the Federal Ftuourw Conservation and Recovery Act, 42 U.S.C.
4tl0ot, et. seq. (42 U.S.C. 48003), « 1M Idaho fiasaMow Wash Management Act of 1983, Title 39, Chapter M, ~,gt~q
~ (vl) deflrwd as a `hazardous eubetanos• purwitrrt to 1101 0l the Comprshenelw Environmental Rseponu,
Comperreatbn and LlabNlyr prrt, 42 U.S.C. 49801. et uq.; rtes Toxb Subebnces Control poi, 16 U.S.C. 42801, et
Clean /Nr Aot, 42 U.S.C. 17401. st seq.: the Clean Water Ibt, 33 U.S.C. 41251, st seq.; 1M
esq.; (vll) dsMed as a Yepulated
subslartoe` purwant to ettbohapbr tic, SoNd Wub deposal Act (ropulstlon of underground storage tsnirs), 42 U.S.C. 4~et,
et seq; « (v8Q a material. wbehnw, watts « otlter matter « element which h deftned « okrasiNed o •hazardoua; 'to~o•
« 'repulabd• by arty other tedsral, state arxf Iowa Iaw, ordinance, regulatlort, rule, order, poky « actlon adopted pdor
~ « afbr 1M oommsnwrneM dab of rtes kdNU term of the foregoing Lean.
2. As used ttereln, `Pnmiees' shall mean Ute Premius which are leaead by rtes Tenant purwant
m the foregoing Lsass and the buNdlrtp of whbh the Premlus are a part, kwluding all of tl-s land auodated lherewNh.
3. Qwner - TsnaM. As aced heroin, 'Owrrsr• or `Tenant' ehaN mean and Molude the Owner « Tenant, as tM
wee may be, named M the toregoing Leas, lire perbtsre, eharsholdero, dirsotorsfrot8wrs, employees, agents, oontrectoro
« ktvltses of esoh, a wbbnard of tlw Tenant, and 1M woww«s end assigns of the Owner, Tenant or subtenant,
~ Parlnere, ehuNwldere, dhsotore, oflloera, emPloYees. agems, oonhacbrs « Irwhese of a wowasor, assign
pPPENDDC l • Page 1 of 1
A -. w. ,r
APPENDIX I(
BANKR PT Y OR INRf1l yl= rrv
$t~.. H a petltlon b lped by, w an order (w rNlef b enbred apshud, the Tenant under Chapter 7 of the
~~ a~ ~ ~1~w~ of the Tenant ekrote to aswms this Leap iw the purpose of asdpninp k, the aleotlon
Y made only H dl of the terms and conditions a Ssatlone 2 and 4 0l thle Appendix ere
satlstlsd. tl the trustse latls to ebct to spume this Leap for 1M purpop of eseipnkrp h within sixty Ate) d+rri after hts
aPpolnbneM, thb Leap wip be dpmsd b haw bpn re)eaed. TM Owner shah Uam knmedlbly be emitled to
possaslon of tlta Prembss witlaut further obllpatlort b the Tenant w the trustee end tltle Lesp wpl be terminated. The
Owner's rlpld to M oompensabd for ;~emapas In the bankruptcy prooeedinp, however. ahsp survive.
a P-~edlnp btltat ~e T epdnet ~ Tenant unrd~anluWn under Chepgr it w 13 of the 8anloruptoy Code w
~ or tuty other chepbr'of the Bankru
Chapter 11 or 18 Proceedirrp and tM Tenant's busty or tM Tensrd p a debtor-IrnpospW ~ is ~wrtad to a
truNee wip be a h~l-0ap ~~ ~Y (BD) days from 1M daU of the 1Uinp of the petitlonm a oornwthe
and addrtpged to the re)edsd ~ Laate. To be stlsotlve, an elsctlon ro aseums thb Lssp must bs in wri
oaruneroiapy rwortabk+Om~ haw been ptlNled: ~ oondltlone which 1M Owner and the Tenant aokrtowledpe to be
(a) TM bustee hp quad w has P-ovlded to the Owner adequate assurance, u detlnsd In thk
Seotlon, that
days Iran the daM ~~~m~~et~ detauite under this Leap within ten (10)
A9 The trustee wpl sue all non-monetary default under this Leap witMn thirty
(30) days Iran the date of live assumption.
lb) The trustee has compensated the Owner. w hu provided to tln Owner edsquab aesuranos,
a. detlned In this Seotlon, ihN within ten (10) days hen the deb M the assumption tM
Owner w~ M oompsnsatsd for erry psounlary bet he Inouned aridrrp from the default of the
Tenud w the trusbe, ore rsched In the Ormers wrkbrt statemsrd of pecuniary lop . dsihrored
~ the trustee,
(a) lfis truabe free provkled the Owner with adequate apunrtcs of the talon performance of
each of the Tenant's oblipstbns under the Leap; prodder, ~,~, tltat
A) TM buetee wip alp depait wph 1M lamer, u securfly fa the timely
payment of red, an amount equal b thrp p) months' tape Rent (ore ad)udsd
pureuent to Section 2(o)pp) below) and other monetary ohsrpss aoaulnp under this
Lease.
Aq Ths trustee wIU also pay In advance. on each day that the Baas Rent b
Payable. ons~waiflh (1/1~ of the Tsnent's annuli obppatlorte under the L.sap Mr
Imtuartce and dndlty area oherpse, real ashb taxp, merchant's anoolatlon dues,
dwpp.
Au) From and afbr the dab of the eeaunptlon of Ws Lsaas, tM buetes will
pay ore minimum Base Rent an arrwunt equal W 1M sum of 1M minbnum gap Rent
otherwise payable under thle _ Lew and If perantape rant k payable under tM
Lease, the hiphsst amount of tl» annual Mrantaps rent paid by the Tenant b.the
Owner within tlts Nw.year period to the deb of tlrs TsnaM's pstldon under the
8anknrptoy Cods. Thle amount wlp be peyet>te In advance In egad monthly
kretapmenb on each dsy tlnt the gap Rent b payable.
Av) TM obllpadon. knpopd upon the trwtae. vela owttlnw for the Tenant otter
tlts oomplstlon of baniwptgr proceedktpe.
(d1 TM Owner hu dstarmkted that 1M assumption of rice Leap w1U not:
A) graph an provisiat In any otter bap. mortpape, pnandnp aprestnsnt w
°~ +mrearnenl by whloh the Owner le bound;
Aq Disrupt, In the Owner's Jurlpmsnt, sn Intended tenant mix that, In the
Owners )udpmsnt, would enhavoe the knees, reputatlon and protltabipty of the
P/errtisst and ad)olninp propeAy owned or oonlrelled by the Oar,
(o) For purpwp of this Section. •sdequab apuranp• msane that
W The Owner wig determine that the truebs hu, and wtll oontlnue to haw,
eufpoleM tursnountbsred spat afbr the payment of all ssiyired oWipatlons and
adminiebative expsnsp to aeeun the Owner that the buebe wip haw suffolerd lands
to fulfill the Tenant's obppatbns under thle isap and to keep tM Pnmlep rrbdced
~ dmerdnrtdlp and properly sbHsd wNh wNbiertt srrrpbyess m oonduot a hrUy
Y promoted budnsp on live Ptendps; end
Aq M order wlq haw ben entered eeprepetlnp euHlolsnt oath payable to ttro
Owner and/a a vdld and per(eated tlret pen and esourlty Mtsrost wpl haw been
prerded In propsry of tl» Tenant w iniotsa that N adaptable for valve and kind m
pre Owner b esoure b the Owner the oblipatlon of tla buebe b Dore the monetary
at nommawtary delaulb under this Lease within the tkne perlode set torlh above.
~ Uret thle lases le aeeumsd by a tnatw appointed for the Tenant or by the Tenant as
daMwa providone of 8eotlon 2 of this Appertdbt and, tltsreafbr, the Ttxtant ki Nther ad)udicated
a benklttpi or file a eubesqutxN pNtllon for ananpemard under
11 of the gankrupcy Code, the Owner may
ApPENDpt p - Pap. 1 of 2
-.r
j ~ ~
i,
temilnab, at ks option, this Vase and all the Tenant's right under n by giving written nodoe of the eleotlon to terminate
~c o 4. M, under Seotla~ t and 2 of this Appendix, the trustee has assumed the Uus, that IMereat w estate
~ bs assigned by fire trustee only H the Owner scknowledgss In wrWng that the intended asaignoe hu prov(dad
equate ueurana, u dsflned In this ;»oflon 4, of the tuturo psrlormana of all of the lama, oownants and aondittons
of tfds Lease.
For the purposes of Ihls Section, 'adaquab assurance' moans thst:
(a) TM assignee hu submitted a ourreM nnandei statement, audits by a certified pubib
aooamtant, that shows a net worth and worldnp oaplW In amounts determined by the Owner
under bleLeaMse~ aauro the Wluro perionnenoe by the assignee of 1M Tenant's otGigatlon
!•
(b) n requested by the Owner, the , utipnes will obtain guarantees, In form and substance
safls}aotory b the Owner, from one or more parsons who uflety the Owner's standards. of
creditworthiness;
(c) Ths assipnss has submitted wrtten evidence satisfactory b the Owner of subatantW business
sxpsrlenoe of 1M type b bs oonduoted on the Premises;
td) The Owner hu obtained all oonseMs. or walwro from any ttrlyd Party required under any lease,
Owner ~ ndng arrangemenh w other sgreameM by which tM Owner b bound to enable
Permit the awlpnmeM.
When, purwant b the Bankruptcy Code, the trustee k ofbnpebd b pay rsaeonsble use end
~PanoY charges for the rtw of aY or pert of tiN Premises, d» charges witi rwt bs Isae than the !leas Rent u donned
kt tide Leese amt other monetary oblipatiorts of the Tenant for •1M payment of malMsnenos, common area
~~ bxes, rrrrxchent's anodation due, inswarrce 'end stmnar charge, dwgss, real
¢• Neither the Tenant's interest In the Lease mu any setaN of the Tem+nt created in the Lease will pass
~ any trustee, reOetVef, sulgnN for the bsrrsflt of creditors or any Other person or Mtity or otherwise by opsrotlon of
~~ ~>t ~lavrs of any stab haWnp pwisdtotion of tiro person or property of iM Tenant (9tab taw'), unkw tits Owner
, , Perowt or other en ~ Owna's socepbrtw of Base FMnt or any otirer payments from sny trustee,
consent or tiN OwnerY rigid b bmtlnW ~ Uw ~ msd b hew wahnd, « wales, the need b abWn tlrs Owner's
oor>oet1L arty transfer of the TenaM's krtsrat umfsr thb Lease without thst
:j
APPENOIx u -Page 2 of 2
.~ -- '~. ,
~.
~CHE~UL 1
V
SIGNS
Uu mutual beru~ of~aNantsnsuaje btu aetabllalwd for the purpose of auudng an oubhnding shopping oomplax and for
a l?ENERAL REpUiREMENTB
1. Tenant ehyl wbmit or cauw to be aubmllted b Owner }or approves taints fabdcaUon a Dopy of
dsWled drawings IprdlosMng Ma IocaUon, eke, layout, deygn and Dolor of 1M proposed signs, Inducting
cry lettering and/or grsphla.
Z. Ali permit for Tenam's Ngns aril theh Inetllatbn shall bs obWned by the Tenant and shall conform
to aU teal building and elsddoal codes.
3. Ary signs shah be constructed and installed at Tenam's expense.
B. LOCATION OF 81tiN$
t• Tenant chary provide on om fa0ade of the Premlus a suitable exterior signboard, elfin w ygne of such
dleonq snron~ duuaoter and In wch location only u Owner shall approve In wddng at Its sole
speoHloadons shah be provided by Owner.
2. No Wgn ParPa-dloular !o Mrs fats of the Retary &rNding of storefront wiry be permitted.
R DESIfiN REpU1REMENTS
i. Tenant's abnhont enhance pore name Identlflostlat designs shah be wbJect to the approval of Owner.
Wording ~ Wpns shah rwt IWude the produot(e) sold except o peA of U» Tenant's trade name or
Inygnla.
~ metltod andaamourd~o~f ~ ~' piaamerd end hslpM of ttlsrkrps, size, color and matdals,
ryhrminagon ahery be aubJect m the approval of Owner.
a Pb exposed tamps, tubing, ttnknWd, Mashing, sudlWe ygru, exposed raceways, crwsown, oonduk w
~ be WnnlMed. AN cabinet, oonduolon, transformers end other equlpmem shall be
D- CONSTRUCTION pEOWREyENTg
t• Extrlor facade signs exposed to the weather chary be mounted to permit Proper dirt and watt drainage
away from 1M Retary 13rrryding unless odteredu dlrectW by Owner.
~' Hof d trpsnhipa for oonduk In sign panels on building wait ahaU bs Indicated by the sign
uuWlatbn ahaNrb~s wbmNted m Owner. All penetrations of the building eiruoturs requlrod for sign
needy seeNd in a water-tlght oondlUon. No labab wNl 1» permuted on 11» exposed
lowtbrr of signs sxoept Mrow required by local ordNrange which eheN be applied In an Incarepirxroua
E IYIISCELLANEOUS pEOWREMENTg
t. Tenant wIN bs permuted b plans ups saoh smranp of ue premises not more than 144 square lndrea
01 gold lest or deny appllcaUon bttaring nct to sxoaed two inchu (try In height, IndbaUng boon of
buslrnu, emergency lebphone number, stn. Tenant may InaWl on the store front, M required by the
U. S. Poe ONloe, the numbers only for fhe chest addnw in Mar Ioostlon approved by Owner. Slzs,
type and oobr o} numbers shary be u e~pproved • by Owner.
2 h Mrs event Tsrterd hu a non•oustomsr door for noehAng merdtandlss y
unryormly applied on said door In a locadon, as directed °dY, Tenants name ma bs
more than one tenant uep fife same door, each name may babe r high block kMen. yVhero
~ Tenant shop be furyy rasponelWe for Mss operaUom of Tenent4 elfin oontnotore and Tenant shall
IndemnllY and hold Owner harrrrlets from arty sob or OmlWons'of Tenam~e ygn carhacWn,
4• Tsnard chary, ct Ure 1erminaUon of this Lease, nrmove Tenant's elfin end npalr arty damage ens and
rulore the RsWI Building b Its odginy oondlryorr when Tenant's sign wu erected.
M• The exterior }aosde elfin yutN be operated by a cenhy tlms dodo and chary be Nluminated during such
hours u prsuxlbed by Owner.
& Tenant's poet for service and Ms malnbnanw, repels and -a1+1%arrrent of such fadllUes, Inducting Mms
Tenant Twwd's sign, may be on s pro ntta basis which yrW be the Proportion of euoh noel which
sign bean to the toW number of eigrre oorrMbuUng towards Wd carobs biN with nsosseery
arrd eq~abla modiNoaBon when epsoial or comparatlvaly exosWve use of woh tedUUos odours and
wiry bs billed by tln Owrror ~ the Tenant on a regular beet end chary be dos and payable upon
demand. Tenant chary pay to Oamar Tenud9 ehan of said cost wNhM to (10) days slur receipt of
bNNng from Owner. Tensnt'e yore may be vyhnabd monthly and Inducted wkh awrenorr ana bUling
wMdi chary be dos Mte lhst of each month and Padodicaryy edJueled vvNh the Common Area ExWnees.
t3CFIEDl1LE t -Pape 101 1