Exhibit 10.19

THE AVENUE AT WHITE MARSH

SHOPPING CENTER LEASE

Between

THE AVENUE AT WHITE MARSH, LLC
(Landlord)

and

CARROLLTON BANK, a Maryland corporation
(Tenant)

Dated:

October 31, 1997

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INDEX TO LEASE AGREEMENT

|                             |  |                                   |  | Page
|---------------------------- |  | --------------------------------- |  | ----
|ARTICLE 1                    |  |                                  
|Defined Terms                |  | 1                                
|1.01                         |  | Lease                             |  | 1   
|1.02                         |  | Landlord                          |  | 1   
|1.03                         |  | Landlord's Address                |  | 1   
|1.04                         |  | Rental Payment Place              |  | 1   
|1.05                         |  | Tenant                            |  | 1   
|1.06                         |  | Tenant's Trade Name               |  | 1   
|1.07                         |  | Tenant's Address                  |  | 1   
|1.08                         |  | Shopping Center                   |  | 1   
|1.09                         |  | Premises                          |  | 1   
|1.10                         |  | Leasable Space                    |  | 2   
|1.11                         |  | Commencement Date                 |  | 2   
|1.12                         |  | Delivery Date                     |  | 2   
|1.13                         |  | Term                              |  | 2   
|1.14                         |  | Minimum Rent                      |  | 3   
|1.15                         |  | Percentage Rent                   |  | 3   
|1.16                         |  | Security Deposit                  |  | 3   
|1.17                         |  | Permitted Use                     |  | 3   
|1.18                         |  | Tenant's Proportionate Share      |  | 3   
|1.19                         |  | Guarantor                         |  | 3   
|1.20                         |  | Broker's Name and Address         |  | 4   
|1.21                         |  | Initial Marketing Service Charge  |  | 4   
|1.22                         |  | Opening Contribution              |  | 4   
|1.23                         |  | Lease Year                        |  | 4   
|1.24                         |  | Option Term                       |  | 4   
|1.25                         |  | Construction Allowance            |  | 4   
|ARTICLE 2                    |  |                                  
|Grant and Term               |  | 4                                
|2.01                         |  | Grant                             |  | 4   
|2.02                         |  | Term                              |  | 4   
|ARTICLE 3                    |  |                                  
|Rent                         |  | 4                                
|3.01                         |  | Minimum Rent                      |  | 4   
|3.02                         |  | Percentage Rent                   |  | 5   
|3.03                         |  | Utility Charges                   |  | 7   
|3.04                         |  | Taxes                             |  | 7   
|3.05                         |  | Trash Removal                     |  | 8   
|3.06                         |  | Insurance                         |  | 8   
|3.07                         |  | Net Lease                         |  | 9   
|3.08                         |  | Additional Rent                   |  | 9   
|3.09                         |  | Method of Payment, Past Due Rents |  | 9   
|ARTICLE 4                    |  |                                  
|Construction of Improvements |  | 9                                
|4.01                         |  | Condition of Premises             |  | 9   
|4.02                         |  | Tenant's Work                     |  | 9   
|                             |  |                                   |  |     

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|4.03                                               |  | Failure of Tenant to Open            |  | 10
|-------------------------------------------------- |  | ------------------------------------ |  | --
|4.04                                               |  | Landlord's Option to Terminate Lease |  | 10
|4.05                                               |  | Measurement of Premises              |  | 10
|ARTICLE 5                                          |  |                                     
|Use of Premises                                    |  | 11                                  
|5.01                                               |  | Use                                  |  | 11
|ARTICLE 6                                          |  |                                     
|Quiet Enjoyment and Landlord's Right of Entry      |  | 12                                  
|6.01                                               |  | Quiet Enjoyment                      |  | 12
|6.02                                               |  | Right of Entry                       |  | 12
|6.03                                               |  | Certain Matters of Record            |  | 12
|ARTICLE 7                                          |  |                                     
|Nuisance, Waste, Operations, Rules and Regulations |  | 13                                  
|7.01                                               |  | Nuisance                             |  | 13
|7.02                                               |  | Waste, Etc                           |  | 13
|7.03                                               |  | Tenant's Operations                  |  | 13
|7.04                                               |  | Rules and Regulations                |  | 13
|ARTICLE 8                                          |  |                                     
|Compliance with Law, Liens, Indemnity              |  | 14                                  
|8.01                                               |  | Compliance with Law and Contracts    |  | 14
|8.02                                               |  | Title and Covenant Against Liens     |  | 14
|8.03                                               |  | Toxic and/or Hazardous Substances    |  | 14
|8.04                                               |  | Americans With Disabilities Act      |  | 15
|8.05                                               |  | Indemnification                      |  | 15
|ARTICLE 9                                          |  |                                     
|Maintenance and Repair of Premises                 |  | 15                                  
|9.01                                               |  | Maintenance by Tenant                |  | 15
|9.02                                               |  | Maintenance by Landlord              |  | 16
|ARTICLE 10                                         |  |                                     
|Common Areas and Charges                           |  | 16                                  
|10.01                                              |  | Control of Common Areas              |  | 16
|10.02                                              |  | License                              |  | 17
|10.03                                              |  | Maintenance Charges                  |  | 17
|ARTICLE 11                                         |  |                                     
|Fixtures/Building, Signs and Alterations           |  | 18                                  
|11.01                                              |  | Fixtures/Building                    |  | 18
|11.02                                              |  | Signs                                |  | 18
|11.03                                              |  | Landlord's Lien                      |  | 18
|11.04                                              |  | Alterations                          |  | 18
|ARTICLE 12                                         |  |                                     
|Condemnation                                       |  | 19                                  
|12.01                                              |  | Definitions                          |  | 19
|12.02                                              |  | Extent/Termination                   |  | 19
|12.03                                              |  | Rebuilding                           |  | 19
|12.04                                              |  | Effect on Rent                       |  | 19
|12.05                                              |  | Award                                |  | 19
|                                                   |  |                                      |  |   

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|ARTICLE 13                                                 |  |                                                     
|---------------------------------------------------------- |  | ----------------------------------------------------
|Insurance                                                  |  | 19                                                  
|13.01                                                      |  | Insurance to be Provided by Tenant                  
|13.02                                                      |  | General Insurance Requirements                      
|13.03                                                      |  | Waiver of Claims                                    
|13.04                                                      |  | Change in Coverage                                  
|13.05                                                      |  | Waiver of Right of Recovery                         
|ARTICLE 14                                                 |  |                                                     
|Damage or Destruction                                      |  | 21                                                  
|14.01                                                      |  | Rebuilding by Landlord                              
|14.02                                                      |  | Rebuilding by Tenant                                
|14.03                                                      |  | Landlord's Termination Right                        
|14.04                                                      |  | Proportionate Rent Adjustment                       
|ARTICLE 15                                                 |  |                                                     
|Assignment, Subletting and Encumbrance                     |  | 21                                                  
|15.01                                                      |  | Assignment and Subletting                           
|15.02                                                      |  | Encumbrance                                         
|ARTICLE 16                                                 |  |                                                     
|Default and Bankruptcy                                     |  | 22                                                  
|16.01                                                      |  | Events of Default                                   
|16.02                                                      |  | Remedies                                            
|16.03                                                      |  | Damages                                             
|16.04                                                      |  | Rights Cumulative, Non-Waiver                       
|16.05                                                      |  | Legal Expenses                                      
|16.06                                                      |  | Tenant Bankruptcy                                   
|ARTICLE 17                                                 |  |                                                     
|Estoppel Certificates, Subordination, Mortgagee Protection |  | 27                                                  
|17.01                                                      |  | Estoppel Certificates                               
|17.02                                                      |  | Subordination/Superiority                           
|17.03                                                      |  | Attornment                                          
|17.04                                                      |  | Modification for Mortgagee                          
|17.05                                                      |  | Mortgagee Protection                                
|ARTICLE 18                                                 |  |                                                     
|Surrender and Holdover                                     |  | 28                                                  
|18.01                                                      |  | Surrender                                           
|18.02                                                      |  | Holdover                                            
|18.03                                                      |  | Termination                                         
|ARTICLE 19                                                 |  |                                                     
|Security Deposit                                           |  | 29                                                  
|19.01                                                      |  | Security Deposit                                    
|ARTICLE 20                                                 |  |                                                     
|Marketing Fund and Advertising                             |  | 29                                                  
|20.01                                                      |  | Marketing Service; Tenant's Marketing Service Charge
|20.02                                                      |  | Landlord's contribution                             
|20.03                                                      |  | Advertising                                         
|20.04                                                      |  | Solicitation of Business                            
|                                                           |  |                                                     

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|20.05              |  | Opening Contribution                            |  | 30
|------------------ |  | ----------------------------------------------- |  | --
|ARTICLE 21         |  |                                                
|General Provisions |  | 31                                             
|21.01              |  | Successors                                      |  | 31
|21.02              |  | Notices                                         |  | 31
|21.03              |  | No Option                                       |  | 31
|21.04              |  | No Joint; Venture                               |  | 31
|21.05              |  | Broker                                          |  | 31
|21.06              |  | Financial Statements                            |  | 31
|21.07              |  | Headings and Captions                           |  | 31
|21.08              |  | Use of Pronoun, Joint and Several Liability     |  | 31
|21.09              |  | Partial Invalidity                              |  | 32
|21.10              |  | Survival                                        |  | 32
|21.11              |  | Definition of Landlord/Exculpation              |  | 32
|21.12              |  | Time of Essence                                 |  | 32
|21.13              |  | Excuse of Performance                           |  | 32
|21.14              |  | Accord and Satisfaction                         |  | 32
|21.15              |  | Entire Agreement                                |  | 32
|21.16              |  | Recordation                                     |  | 33
|21.17              |  | Governing Law/Venue/Consent to Jurisdiction     |  | 33
|21.18              |  | Corporate Tenants                               |  | 33
|21.19              |  | Waiver of Jury Trial                            |  | 33
|21.20              |  | Landlord's Management and Income Tax Provisions |  | 33
|21.21              |  | Guaranty                                        |  | 34

|EXHIBIT A   |  | Shopping Center Site Plan                         
|----------- |  | --------------------------------------------------
|EXHIBIT B   |  | Landlord's Work                                   
|EXHIBIT C   |  | Design Criteria                                   
|EXHIBIT C-1 |  | Sign Criteria                                     
|EXHIBIT D   |  | Form of Confirmation of Commencement Date and Term
|EXHIBIT E   |  | Rules and Regulations                             
|EXHIBIT F   |  | Intentionally Deleted                             
|EXHIBIT G   |  | Form of Estoppel Certificate                      
|EXHIBIT H   |  | Intentionally Deleted                             
|EXHIBIT I   |  | Construction Allowance                            

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THIS SHOPPING CENTER LEASE (this "Lease") is made and entered into by and between Landlord and Tenant (as said terms are hereafter defined in Article 1) as of the date stated on
the title page.

ARTICLE 1        Defined Terms

When used in this Lease the following terms shall have the respective meanings set forth opposite each such term. Other definitions are given elsewhere in this
Agreement.

|1.01Lease                 |  | This Shopping Center Lease, including the following exhibits, riders and addenda which are incorporated herein and made a part hereof by this reference:                                                                                                                     
|------------------------- |  | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|                          |  | Exhibit A    Shopping Center Site Plan                                                                                                                                                                                                                                       
|                          |  | Exhibit B    Landlord's Work                                                                                                                                                                                                                                                 
|                          |  | Exhibit C    Design Criteria                                                                                                                                                                                                                                                 
|                          |  | Exhibit C-1    Sign Criteria                                                                                                                                                                                                                                                 
|                          |  | Exhibit D    Form of Confirmation of Commencement
                     Date and Term                                                                                                                                                                                         
|                          |  | Exhibit B    Rules and Regulations                                                                                                                                                                                                                                           
|                          |  | Exhibit F    Intentionally Deleted                                                                                                                                                                                                                                           
|                          |  | Exhibit G    Form of Estoppel Certificate                                                                                                                                                                                                                                    
|                          |  | Exhibit H    Intentionally Deleted                                                                                                                                                                                                                                           
|                          |  | Exhibit I    Construction Allowance                                                                                                                                                                                                                                          
|1.02Landlord:             |  | The Avenue at White Marsh, LLC                                                                                                                                                                                                                                               
|1.03Landlord's Address:   |  | 100 West Pennsylvania Avenue
Towson, Maryland 21204                                                                                                                                                                                                                          
|1.04Rental Payment Place: |  | c/o Nottingham Properties, Inc.
100 West Pennsylvania Avenue
Towson, Maryland 21204                                                                                                                                                                                          
|1.05Tenant:               |  | Carrollton Bank, a Maryland corporation                                                                                                                                                                                                                                      
|1.06Tenant's Trade Name:  |  | Carrollton Bank                                                                                                                                                                                                                                                              
|1.07Tenant's Address:     |  | Suite 200
15 Charles Plaza
Baltimore, Maryland 21203
Attn: Mr. Dallas Arthur, President
Telephone #(410) 536-4600 IRS Tax ID#/SS# 52-0265260                                                                                                                                 
|1.08Shopping Center:      |  | The real property shown on the site plan attached hereto as Exhibit A, commonly known as The Avenue at White Marsh, located in white Marsh, 14th Election District, Baltimore County, Maryland as the same may be modified from time to time pursuant to
Section 6.01 hereof.
|1.09Premises:             |  | That portion of the Shopping Center identified by cross-hatching and also an ATM facility as shown on Exhibit A, consisting of approximately 2,640 square feet.                                                                                                              
|                          |  |                                                                                                                                                                                                                                                                              

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|1.10Leasable Space:    |  | Landlord's estimate of the number of square feet of area in all structural parts of the Shopping Center used for the sale of goods and services; said area shall be measured from the exterior face of exterior walls and the center line of any walls
which a tenant shares with other tenants or occupants of the Shopping Center, provided that no deduction from leasable space shall be made for columns, stairs, elevators or any interior construction or equipment within the boundaries which comprise
the Leasable Space.
|---------------------- |  | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|1.11Commencement Date: |  | The first to occur of (a) January 1, 1998; or (b) the date on which Tenant opens the Premises for business. Tenant shall commence Tenant's Work promptly after the Delivery Date and shall diligently prosecute the same to completion, and shall open the
Premises for business not later than January 1, 1998.                                                                                                                                                                                                                   
|1.12Delivery Date:     |  | The date on which Landlord's Work as set forth on Exhibit B attached hereto is substantially completed. The term "substantial completion of the Premises" is defined as the date on which Landlord or its architect notifies Tenant in writing that the
Premises are substantially complete to the extent of Landlord's work specified in Exhibit B hereof. The Delivery Date is anticipated to be not later than October 15, 1997.                                                                                                
|1.13Term:              |  | A period of ten (10) years following (a) the Commencement Date, or (b) if the Commencement Date is not the first day of a month, the first day of the month following the month in which the Commencement Date occurs, as said period may be extended by
any options to extend herein expressly granted.                                                                                                                                                                                                                           
|                       |  |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    

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|1.14Minimum Rent: |  | The fixed rent payable by Tenant during the Term in monthly installments as follows:
|----------------- |  | ------------------------------------------------------------------------------------

Lease Years

Annual

Monthly

Per Square Foot1

$
58,080.00

$
4,840.00

$
22.002

$
59,822.40

$
4,985.20

$
22.663

$
61,617.60

$
5,134.80

$
23.344

$
63,465.60

$
5,288.80

$
24.045

$
65,366.40

$
5,447.20

$
24.766

$
67,320.00

$
5,610.00

$
25.507

$
69,352.80

$
5,779.40

$
26.278

$
71,438.40

$
5,953.20

$
27.069

$
73,576.80

$
6,131.40

$
27.8710

$
75,794.40

$
6,316.20

$
28.71First Option Period (if applicable)11

$
78,064.80

$
6,505.40

$
29.5712

$
80,414.40

$
6,701.20

$
30.4613

$
82,816.80

$
6,901.40

$
31.3714

$
85,298.40

$
7,108.20

$
32.3115

$
87,859.20

$
7,321.60

$
33.28Second Option Period (if applicable)16

$
90,499.20

$
7,541.60

$
34.2817

$
93,218.40

$
7,768.20

$
35.3118

$
96,016.80

$
8,001.40

$
36.3719

$
98,894.40

$
8,241.20

$
37.4620

$
101,851.20

$
8,487.60

$
38.58


|1.15Percentage Rent:              |  | N/A.                                                                                                                                                                                                                                                                                                                                                          
|--------------------------------- |  | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|1.16Security Deposit:             |  | N/A.                                                                                                                                                                                                                                                                                                                                                          
|1.17Permitted Use:                |  | Solely for the use and occupancy during the Lease Term for the operation of a Carrollton Bank branch and ATM, consistent with other Carrollton Bank branches and ATM's and for services customarily rendered by subsidiaries and affiliates of Carrollton
Bank and for no other use or purpose.                                                               
|1.18Tenant's Proportionate Share: |  | The fraction (expressed as a percentage) determined from time to time by dividing the number of square feet of space in the Premises by the number of square feet of Leasable Space in the Shopping Center, provided, that in certain instances, the
denominator may be reduced by the number of square feet in the Shopping Center subject to a ground lease.
|1.19Guarantor:                    |  | N/A.                                                                                                                                                                                                                                                                                                                                                          
|                                  |  |                                                                                                                                                                                                                                                                                                                                                               

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|1.20Broker's Name and Address:        |  | Enterprise Real Estate Services, Inc.
701 Merrill Lynch Building
10320 Little Patuxent Parkway
Columbia, Maryland 21044                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|------------------------------------- |  | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|1.21Initial Marketing Service Charge: |  | $1.00 per square foot of space contained in the Premises.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|1.22Opening Contribution:             |  | $1.00 per square foot.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|1.23Lease Year:                       |  | A period of twelve (12) consecutive full calendar months commencing on the first day of the first month after the Commencement Date (unless the Commencement Date is on the first day of a month, in which case the Commencement Date shall be the first
day of the first Lease Year), and ending on the last day of the twelfth (12th) full calendar month thereafter, provided, however, that the first Lease Year shall include the days from the Commencement Date to the first day of the first calendar month
thereafter if the Commencement Date is other than the first day of a calendar month.
|1.24Option Term:                      |  | Two five (5) year option terms exercisable on two hundred seventy (270) days written notice given prior to the end of the initial term or first renewal term provided Tenant must not be in default as of the date of exercise or the first day of the
renewal term.                                                                                                                                                                                                                                                                                                                                    
|1.25Construction Allowance:           |  | See Exhibit I                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           

ARTICLE 2        Grant and Term

2.01Grant.In consideration of the rents agreed to be paid and the covenants and
agreements made by the respective parties hereto, Landlord hereby demises and leases to Tenant and Tenant hereby leases from Landlord the Premises, upon the terms and conditions herein provided,
together with the right to use, in common with others entitled thereto, the Common Areas (as hereinafter defined), subject to the terms and conditions of this Lease and to rules and regulations for
the use thereof as prescribed from time to time by Landlord, including, but not limited to, those rules and regulations attached hereto as Exhibit E.

2.02Term.Subject to the terms, covenants and agreements contained herein, Tenant shall
have and hold the Premises for the entire Term. After the Commencement Date, Landlord and Tenant each agree to execute and deliver a certificate, in the form attached hereto as Exhibit D,setting
forth the dates of commencement and expiration of the Term when requested by either party. If the Commencement
Date has not occurred upon the expiration of two (2) years following the date hereof, then this Lease shall thereupon become null and void and shall have no further force and effect in law or
in equity and Landlord shall return the Security Deposit, if any, to Tenant.

ARTICLE 3        Rent

3.01Minimum Rent.Tenant covenants and agrees to pay Landlord the Minimum Rent in
advance on the first day of each month of the Term; provided, however, that the first payment due shall be made upon the execution of this Lease by Tenant. If the Term commences on a day other than

4

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the
first day of the month or ends on a day other than the last day of the month, Tenant shall pay rent for the fractional month within the Term on a per diem basis (calculated on the basis of a
thirty (30) day month).

3.02Percentage Rent.(a) In addition to Minimum Rent, Tenant shall pay Landlord
percentage rent ("Percentage Rent") as determined by this Section. Percentage Rent shall be determined and payable monthly on or before the tenth (10th)
day following the close of each and every full calendar month of the Term during which the amount of Tenant's year-to-date Gross Sales exceeds Tenant's
year-to-date Gross Sales Breakpoint. For purposes of this computation, the term"Year-to-Date Gross Sales
Breakpoint"shall be one-twelfth (1/12th) of the Base Sales multiplied by the number of months elapsed in the Lease Year in question. Said payments of Percentage
Rent shall be calculated by multiplying (i) the amount of the excess of year-to-date Gross Sales over the Year-to-Date Gross Sales Breakpoint, by
(ii) the percentage specified in Section 1.15, and (iii) deducting therefrom the payments of Percentage Rent, if any, made by Tenant in the previous months of the Lease Year in
question. As soon as practicable after the end of each Lease Year, Percentage Rent paid or payable for such Lease Year shall be adjusted between Landlord and Tenant, the parties hereby agreeing that
Tenant shall pay Landlord or Landlord shall credit to Tenant's account, or (if such adjustment is at the end of the Term), pay Tenant, as the case may be, such amounts as may be necessary to effect
adjustment of the total Percentage Rent for the Lease Year in question in accordance with Section 1.15.

(b)"Gross Sales"means the actual sales prices of all goods, meals, beverages, wares and merchandise sold, leased, licensed
or delivered and the actual charges for all services performed by Tenant or by any subtenant, licensee, concessionaire or other person in, at, from, or arising out of the use of the Premises, whether
for wholesale, retail, cash, or credit, or otherwise, without reserve or deduction for inability or failure to collect, and all other revenue of any nature whatsoever generated through the use and
operation of the Premises. Gross Sales shall include, without limitation, sales and services (i) where the orders therefor originate in, at, from, or arise out of the use of the Premises,
whether delivery or performance is made from the Premises or from some other place, (ii) made or performed by mail, telephone, telecopier or telegraph orders or other electronic means,
(iii) made or performed by means of mechanical, electronic, computer or vending devices in the Premises, and (iv) which Tenant or any subtenant, licensee, concessionaire or other person
occupying the Premises or a portion thereof in the normal and customary course of its business, would credit or attribute to its operations at the Premises or any part thereof. Any deposit not
refunded shall be included in Gross Sales. Each installment or credit sale shall be treated as a sale for the full price in the month during which such sale is made, regardless of whether or when
Tenant receives payment therefor. No franchise or capital stock tax and no income or similar tax based on income shall be deducted from Gross Sales. In the event that items not of a monetary nature
are received by Tenant from the use and occupancy of the Premises, those items shall be included at fair market value for the purpose of calculating Gross Sales. The following shall not be included in
Gross Sales: (i) any exchange of merchandise between stores of Tenant where such exchange is made solely for the convenient operation of Tenant's business and not for the purpose of
consummating a sale made in, at or from the Premises, or for the purpose of depriving Landlord of the benefit of a sale which would otherwise be made in, at or from the Premises, (ii) returns
to shippers or manufacturers, (iii) cash or credit refunds to customers on transactions (not to exceed the actual selling price of the item returned) otherwise included in Gross Sales, and
(iv) amounts collected and paid by Tenant to any governmental authority for any sales or excise tax.

(c)   Tenant
shall deliver to Landlord: (i) on or before the tenth (10th) day of each calendar month of the Term, a report signed by Tenant or by an authorized officer
or agent of Tenant, showing the Gross Sales made in the preceding calendar month; and (ii) within sixty (60) days after the close of each Lease Year and after the termination of this
Lease, a statement of Gross Sales for the preceding Lease Year signed and verified as to accuracy by an independent certified public accountant or a

5

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financial
officer of Tenant. If Tenant shall fail to deliver such monthly or annual statement to Landlord within the time periods provided herein, (i) Tenant shall be charged Fifty Dollars
($50.00) for each day beyond such time period provided herein that such monthly or annual statement is not delivered to Landlord, and (ii) Landlord shall have the right to assume, for the
purposes of calculating Percentage Rent under this Section 3.02, that Gross Sales for the period in question exceeded the Gross Sales for the period immediately preceding the period in question
by ten percent (10t), which assumption shall be irrebuttable after five (5) days beyond the time period provided for herein for the delivery by Tenant to Landlord of its Gross Sales reports,
but which assumed amount may be increased (but not decreased) to reflect the actual Gross Sales made during the period in question. Further, if Tenant shall fail to deliver any such annual statement
to Landlord within said sixty (60) day period, Landlord shall have the right thereafter to employ an independent accountant to examine such books and records as may be necessary to certify the
amount of Tenant's Gross Sales for the Lease Year in question, and Tenant shall pay to the Landlord the cost thereof as additional rent. Notwithstanding anything to the contrary in this
Section 3.02, Landlord shall have the right, during Tenant's regular business hours, to examine at the Premises or Tenant's Address the originals or copies of sales slips or receipts of Tenant
required to be maintained by Tenant pursuant to clause (d) of this Section 3.02.

(d)   Tenant
covenants and agrees that the business upon the Premises shall be operated so that a duplicate sales slip, invoice or non-resettable cash register
receipt, serially numbered, or such other device for recording sales as Landlord approves, shall be issued with each sale or transaction, whether for cash, credit or exchange. For the purpose of
permitting verification by Landlord of any amounts due as rent, Tenant shall keep and preserve for at least three (3) years after the end of each Lease Year, and, during the Term, shall keep at
the Premises or at Tenant's Address, such duplicate sales slips and receipts, and original or duplicate books and records, which shall disclose all information (conforming to and in accordance with
generally accepted accounting principles, consistently applied) required to accurately determine Gross Sales ("Tenant's Records"). In addition, Tenant shall provide to Landlord, on Landlord's request,
copies of Tenant's sales tax, business tax, meals tax, liquor tax, income or other tax returns as filed by Tenant with any applicable municipal, county, state or federal authority and pertaining to
only the Premises. At any time or from time to time after reasonable advance notice to Tenant, Landlord, its agents and accountants, shall have the right during business hours to make any examination
or audit of Tenant's Records which Landlord may desire. If such audit shall disclose a liability for Percentage Rent in excess of the rent theretofore paid by Tenant for any Lease Year, Tenant shall
promptly pay such liability. Should any such liability for Percentage Rent equal or exceed three percent (3%) of the Percentage Rent previously paid for such Lease Year, (i) Tenant shall
promptly pay such liability and, in addition, shall promptly pay the cost of audit and interest (as set forth in Section 3.07) on all additional rent then payable, accounting from the date such
additional rent was due and payable, and (ii) an Event of Default shall be deemed to exist unless, within ten (10) days after Landlord shall have given Tenant notice of such liability,
Tenant shall have furnished Landlord with evidence satisfactory to Landlord demonstrating that such liability for additional rent was the result of good faith error on Tenant's part.

(e)   During
the Term, neither Tenant nor any of its shareholders, officers, directors or affiliates shall directly or indirectly engage in, own, operate or manage any
business similar to or in competition with that authorized to be conducted hereunder, or use or permit the use of the same or a similar trade name, within a radius of five (5) miles of the
nearest outside boundary of the Shopping Center; provided, however, that nothing herein shall be construed to prevent operation of any of Tenant's existing stores in their present locations under
their present trade names. In the event of any violation of the covenant contained in the previous sentence, such violation shall constitute an Event of Default hereunder, and, in addition to all
other remedies for an Event of Default provided hereunder, the Gross Sales, as defined in this Lease, of any such business within the restricted radius shall be included in the Gross Sales made from
the Premises, and the Percentage Rent hereunder shall be computed upon the aggregate of the Gross Sales made from the Premises and from such other business. Tenant

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shall
furnish Landlord with all reports, and records necessary to determine the amount of Gross Sales from such business within the restricted radius.

(f)    In
determining the rent payable by Tenant subsequent to an Event of Default, the Percentage Rent for each year of the then unexpired Term shall be deemed to be equal to
the average annual Percentage. Rent payable by Tenant based upon the Gross Sales from the Commencement Date to the occurrence of such Event of Default, or during the two Lease Years preceding such
Event of Default, whichever period is shorter, plus ten percent (10%) per year for each year of the unexpired Term.

(g)   Landlord
shall not become or be deemed a partner or a joint venturer with Tenant by reason of the provisions of this Article 3.

3.03Utility Charges.Tenant agrees to pay as and when the same become due and payable,
all water rents, rates, charges, connection fees, capital connection fees, in-aid fees, tap fees, surcharges, sewer rents and all similar charges relative to the Premises (whether prior or
subsequent to the Term, but subsequent to delivery of possession or Tenant's entering the Premises). Tenant further agree to pay promptly upon receipt of bills therefor, all charges for electricity,
gas, heat, steam, hot water, and other utilities supplied to the Premises (whether prior or subsequent to the Term, but subsequent to delivery of possession or Tenant's entering the Premises) and
whether supplied by Landlord or by a public or private utility company. If Landlord shall supply any or all of the aforesaid services (whether by submetering or otherwise), the charges therefor shall
be deemed additional rent and shall be due and payable as additional rent within ten (10) days after invoice therefor from Landlord. If any charges for utilities payable by Tenant shall not be
paid when due, Landlord shall have the right tQ pay same and charge to Tenant as additional rent, due on demand with interest at the Default Rate (as defined in Section 3.09).

3.04Taxes."Real estate taxes"are all
real estate taxes, public and governmental charges and assessments, capital facilities or front-foot taxes, special assessments, sewer and other taxes and charges, substitutions or partial
substitutions for or additions to real estate taxes on the Shopping Center less any amounts paid separately by ground tenants of the Shopping Center, and all costs and fees incurred by Landlord to
contest or negotiate the real estate taxes with public authorities. "Real Estate Taxes" exclude taxes on Tenant's machinery, equipment, inventory or other personal property or assets, which Tenant
agrees to pay.

Tenant
shall pay to Landlord its Proportionate Share of all Real Estate Taxes.

Tenant's
Proportionate Share of Real Estate Taxes will be prorated for periods at the beginning and end of the Lease Term which are not "full fiscal tax years" of the taxing authority. A
"full fiscal tax year" means July 1 through June 30, or such other 12-month period as the relevant taxing authorities may designate in the future. If Landlord reduces the
real estate taxes on the Shopping Center by contest or negotiation, Landlord shall refund to Tenant its Proportionate Share of the reduction, less a Proportionate Share of the costs of such contest or
negotiation.

Tenant's
Proportionate Share of Real Estate Taxes shall be paid in monthly installments on or before the first day of each calendar month, in advance, in an amount estimated by Landlord.
After receipt of all tax, assessment and expense bills attributable to any tax fiscal year, Landlord shall furnish Tenant with a written statement of the actual amount of Tenant's Proportionate Share
of Real Estate Taxes. If the total amount paid by Tenant under this Section for any tax fiscal year shall be less than the actual amount due from Tenant for such tax fiscal year as shown on such
statement, Tenant shall pay to. Landlord the difference between the amount paid by Tenant and the actual amount due, such deficiency to be paid within ten (10) days after demand therefor by
Landlord; and if the total amount paid by Tenant hereunder for any tax fiscal year shall exceed such actual amount due from Tenant for such tax fiscal year, such excess shall be credited against
payments hereunder next due, or at the end of the Term, refunded to Tenant. Landlord may adjust the monthly amount payable by Tenant hereunder

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based
on Landlord's receipt of Notice of a change in assessment or otherwise to account for a change in the composition of the Shopping Center.

Tenant
shall further pay as additional rent all rental or rental use taxes related to the Premises assessed by any governmental authority whether measured by Tenant's gross rental
payments or otherwise, and whether charged against Tenant.orLandlord (but not including income or franchise taxes or any other taxes imposed upon or measured by Landlord's net income, profits, or net
worth unlesse the same shall be imposed in lieu of real estate taxes). Tenant shall further pay and discharge when due any federal, state, county or municipal tax levied or assessed against the
leasehold estate created hereby, and any taxes levied orr assessed against any trade fixtures, furnishings, equipment, leasehold improvements, alterations or additions made by Tenant, or against any
merchandise and personal property of any kind owned, installed or used by Tenant in or upon the Premises during the Term.

3.05Trash Removal.If Landlord provides trash pickup service for the Shopping Center,
including the provision of one or more trash dumpsters for the use of the Premises (whether alone or with other tenants of the Shopping Center), Tenant shall pay to Landlord as additional rent
Tenant's share of the annual costs of the service, including the costs of cleaning and maintenance of the dumpst~ers and the surrounding areas, plus a fifteen percent (15%) administrative fee. Such
payments shall be based on Landlord's reasonable estimate, subject to adjustment from time to time as hereafter described, and shall be payable in equal monthly installments in advance on the first
day of each month. Landlord's estimate of Tenant's share of the costs of the trash pickup service shall be based on Tenant's use of the service, the amount and type of trash generated by Tenant's
business, frequency of pickup, and other relevant factors as determined by Landlord. Landlord may adjust, from time to time, the amount payable by Tenant.

3.06Insurance.Tenant shall pay as additional rent Tenant's Proportionate Share of the
cost of liability, property damage, fire, extended coverage, flood, rent loss, malicious mischief, vandalism, workmen's compensation and employees' liability, and any other casualty and liability
insurance with respect to the Common Areas of the Shopping Center and administrative charges in the amount of fifteen percent (15%) of the Common Area insurance costs ("Common
Area Insurance Costs"). Such insurance may be carried at the discretion of Landlord in such amounts and with companies as Landlord shall
determine. Tenant's Proportionate Share of Common Area Insurance Costs shall be paid by Tenant in monthly installments in such amounts as are estimated and billed by Landlord during each twelve
(12) month period commencing and ending on dates designated by Landlord, each installment being due on the first day of each calendar month. Within one hundred twenty (120) days, or such
reasonable time (in Landlord's determination) after the end of each such twelve (12) month period, Landlord shall deliver to Tenant a statement of. such insurance costs for such twelve
(12) month period. Any overpayment or deficiency in Tenant's payment of its Proportionate Share of Common Area Insurance Costs shall be adjusted between Landlord and Tenant, and Tenant shall
pay Landlord or Landlord shall credit Tenant's account (or, if such adjustment is at the end of the Term, shall reimburse Tenant reasonably promptly) in amounts as may be necessary to effect such
adjustment. Upon reasonable notice, Landlord shall make available for Tenant's inspection (which inspection shall be at Tenant's sole cost and expense) at Landlord's office, during normal business
hours, Landlord's records relating to such insurance costs for such preceding twelve (12) month period. Failure of Landlord to provide the statement called for hereunder within the time
prescribed shall not relieve Tenant of its obligations hereunder.

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3.07Net Lease.This is a net lease and the rent, additional rent and all other
sums
payable hereunder by Tenant shall be paid without notice, demand, setoff, counterclaim, deduction, or defense and, except as otherwise expressly provided herein, without abatement or suspension.
Except as otherwise expressly provided in this Lease, this Lease shall not terminate, nor shall Tenant have any right to terminate this Lease nor shall Tenant be entitled to any abatement or reduction
of rent hereunder. It is the intention of the parties hereto that the obligations of Tenant hereunder shall be separate and independent covenants and agreements, that the rent, additional rent and all
other sums payable by Tenant hereunder shall continue to be payable in all events and that the obligations of Tenant hereunder shall continue unaffected, unless the requirement to pay or perform the
same shall have been terminated pursuant to an express provision of this Lease.

3.08Additional Rent.Tenant covenants to pay and discharge when the same shall become
due, as"additional rent", all amounts, liabilities and obligations which Tenant has assumed or agreed to pay or discharge pursuant to this Lease
including those enumerated in this Article 3 and elsewhere in this Lease, together with every charge, interest and cost which may be added for non-payment thereof.

3.09Method of Payment, Past Due Rents.The term "rent" as used in this Lease shall mean
and include all Minimum Rent, Percentage Rent and additional rent payable hereunder. All rent shall be paid to Landlord at the Rental Payment Place or at such other place or to such other person as
Landlord may from time to time direct in writing, or as otherwise provided herein, in lawful money of the United States of America. If Tenant fails to make any such payment when the same becomes due,
then in addition to all rights, powers and remedies provided herein, by law or otherwise in the case of non-payment of rent, Landlord shall be entitled to recover from Tenant the greater
of (a) five percent (5%) of the amount due and (b) one hundred dollars ($100.00) to cover Landlord's additional administrative expenses. Tenant will also pay to Landlord on demand,
interest at the rate of twenty percent (20%) per annum (or the highest rate permitted by applicable law, whichever is lower) (the "Default Rate") on all overdue installments of rent and on overdue
amounts of additional rent relating to obligations which Landlord shall have paid on behalf of Tenant, in each case from the due date thereof until paid in full.

ARTICLE 4    Construction of Improvements

4.01Condition of Premises.Landlord agrees that it will, at its sole cost and expense
construct those improvements listed as Landlord's Work on the attached Exhibit B ("Landlord's Work"). Tenant's taking possession of the Premises shall be conclusive evidence as against Tenant
that Landlord's Work has been completed and that the Premises were in satisfactory condition when Tenant took possession unless within five (5) days after delivery of possession, Tenant shall
have delivered to Landlord a list of uncompleted items of Landlord's Work. Tenant acknowledges that no representation or warranty has been made by Landlord as to the condition of the Premises or their
suitability for Tenant's proposed improvements thereto or use thereof or the condition of the Shopping Center, and that Landlord and its agents have made no promises to improve the Premises except as
is set forth in Exhibit B attached hereto.

4.02Tenant's Work.All improvements to the Premises necessary for Tenant's use and
occupancy thereof and not listed as Landlord's Work on Exhibit B shall be completed by Tenant, at Tenant's expense, and shall hereinafter be referred to as "Tenant's Work". The Tenant's Work shall be
completed by Tenant in conformity with the specifications attached hereto as Exhibit C, plans and specification's therefor approved by Landlord and all applicable laws, orders, rules and regulations
of governmental authorities. Prior to the commencement of the Term, Landlord shall have received full payment from Tenant due Landlord pursuant to Exhibit B and/or Exhibit C and for such other
work as Landlord may have undertaken at Tenant's request. Tenant agrees to submit to Landlord plans and

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specifications
covering the Tenant's Work, in such detail as Landlord may require, within fifteen (15) days after execution of this Lease and Tenant agrees not to commence work on any of the
Tenant's Work until Landlord has approved such plans and specifications in writing, Landlord's Work in the Premises has been substantially completed and Tenant has obtained all permits and approvals
necessary for the construction of Tenant's Work. Landlord's approval of Tenant's plans and specifications shall not be deemed evidence of the compliance by such plans and specifications with all
applicable laws, orders, rules and regulations of governmental authorities, nor shall it be or be deemed to be a warranty thereof of the soundness or fitness for a particular purpose of the Tenant's
Work. Landlord's approval of the plans and specifications for Tenant's Work is purely for the benefit of Landlord and may not be relied on for any purpose except as set forth herein. At all times
during Tenant's construction, Landlord and its representatives shall have the right to enter upon the Premises for the purpose of inspecting the construction and progress of the Tenant's Work. Tenant
agrees with respect to Tenant's Work that it will (a) not damage, delay or interfere with the prosecution or completion of any work being performed by Landlord or any other person(s) in the
Premises or by Landlord or any other person(s) in or about any other portion of the Shopping Center; (b) comply with all procedures and regulations prescribed by Landlord from time to time for
coordination of such work and activities with any work being performed by Landlord, or any other construction, in the Shopping Center; and (c) conform to all of Landlord's labor regulations and
shall not do or permit anything to be done that might create (or hinder the cessation thereof if extant) any work stoppage, picketing or other labor disruption or dispute which would interfere with
the construction or operation of any work or activities being conducted anywhere by Landlord. If Tenant fails or refuses to comply with any of the foregoing obligations (set forth in items (a),
(b) and (c)), Landlord may require Tenant to cease immediately the performance of such work and activities. Tenant agrees that its entry into possession of the Premises prior to the
Commencement Date shall be subject to all of the terms of this Lease, except the covenants to pay the amounts as set forth in Section 3.01, 3.02 and 3.04.

4.03Failure of Tenant to Open.If Tenant fails to take possession and to open the
Premises for business fully improved, fixtured, stocked and staffed by the Commencement Date, then such failure shall constitute an Event of Default and the Landlord shall have, in addition to any and
all remedies herein provided, the right at its option to collect not only the Minimum Rent and additional amounts due in accordance with Article 3 hereof, but also additional rent at the rate
of 1/30th of the monthly installment of Minimum Rent then due per day for each and every day that the Tenant shall fail to commence to do business; said additional rent shall be deemed to be
liquidated damages for the benefit of Landlord and shall be in lieu of any Percentage Rent if applicable that might have been earned during such period of the Tenant's failure to open.

4.04Landlord's Option to Terminate Lease.Notwithstanding any provision herein to the
contrary, if for any reason whatsoever the Premises shall not be delivered to Tenant on or before the outside Delivery Date specified in Section 1.12 hereof, Landlord may elect to terminate
this Lease by giving notice of such election to Tenant. If such notice is given, this Lease and the rights and obligations of the parties hereunder shall thereupon cease and terminate without need for
the execution of any further or other instrument but, if Landlord shall request, Tenant shall execute an instrument, in recordable form, whereby Tenant releases and surrenders all right, title and
interest which it may have in and to the Premises under this Lease or otherwise.

4.05.Measurement of Premises.The square footage of the Premises stated on page 1 shall
be deemed to be the square footage of the Premises for all purposes of this Lease unless Tenant or Landlord elects (at the expense of the party so electing) to have the Premises field measured. If
such election is made, and as a result thereof, the square footage of the Premises is determined to be different from the square footage of the Premises stated on page 1, the result of such
measurement (measured from the center of interior demising walls and from the outside of exterior walls) shall be deemed to be the square footage of the Premises for all purposes of this Lease;
provided, however,

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that:
(i) Tenant's right to elect to have the Premises field measured must be exercised prior to Tenant's commencement of work in the Premises, (ii) both parties shall have the right to
be present at the remeasurement of the Premises and shall receive advance notice of the scheduled date and time of any such remeasurement.

ARTICLE 5    Use of Premises

5.01.Use.(a) The Premises shall be occupied and used only for the Permitted Use
and for no other purpose whatsoever unless Landlord, in its sole and absolute discretion, consents to a change in such
uses. Tenant acknowledges and agrees that the Permitted Use of the Premises set forth herein is a critical element of the bargain of the parties hereto and that actual and substantial detriment will
result to Landlord and other tenants and occupants of the Shopping Center in the event that a change or deviation in such uses shall occur or be permitted without the express written consent herein
required. In operating the Premises for the Permitted Use, Tenant shall comply with all applicable laws, codes and government regulations. Unless expressly provided in the Permitted Use, Tenant shall
not sell or serve alcoholic beverages nor shall Tenant apply for or obtain any liquor license for the Premises.

(b)   From
and after the Commencement Date, Tenant agrees to keep the Premises open and diligently operate the business conducted therein under the Trade Name specified in
Section 1.08, using a sufficient number of adequately trained managers and personnel for efficient service, during the Minimum Hours indicated in paragraph "(d)" of this Section 5.01,
provided that such Minimum Hours are subject to change from time to time by Landlord. Tenant shall carry at all times in the Premises a stock of merchandise of such quantity, character and quality as
to maximize Gross Sales and shall operate its business in one hundred percent (100%) of the Premises. Tenant shall install and maintain at all times displays of merchandise in the display windows on
the Premises. Tenant agrees to conduct Tenant's business at all times in a first class, high-grade manner consistent with reputable business standards and practices in good faith and in
such manner that the high reputation of the Shopping Center is furthered. Tenant agrees that storage and office space in the Premises shall only exist to the extent required for the Permitted Use
conducted on the Premises and shall not be used to service any other operation of Tenant. No auction, fire, liquidation, going-out-of-business or bankruptcy sales
may be conducted in the Premises without the prior written consent of Landlord having been first obtained.

(c)   If
Tenant shall request Landlord's approval to open the Premises for business for hours exceeding the Minimum Hours and if Landlord shall approve in writing such
request, Tenant shall pay to Landlord as additional rent, upon demand, any additional costs incurred by Landlord in connection with Tenant's opening of the Premises for business during such additional
hours.

(d)   Tenant's
"Minimum Hours" shall mean: Monday through Saturday, 9:30 a.m. to 9:00 p.m.; and Sunday, 11:00 a.m. to 6:00 p.m.

(e)   Notwithstanding
anything to the contrary contained herein, in the event Tenant's use of the Premises involves food preparation, Tenant shall install grease traps in the
Premises in order to eliminate the problem of sewer back-ups and health hazards, the type and manner of installation of such grease traps being subject to Landlord's prior written
approval, and shall establish a bi-monthly cleaning program with respect thereto. In addition to the bi-monthly cleaning of the grease traps, Tenant shall use "Cloroben PT", or
a similar type of chemical, in all drain lines, in accordance with the manufacturer's recommendations to help dissolve any grease build-up. Further, a regular and periodic extermination
program shall be instituted. Tenant shall provide Landlord with copies of its cleaning contract for its grease traps and its extermination contracts upon execution of the Lease.

(f)    Exhibit H
("Prohibited Uses") is attached hereto and by this reference, incorporated herein.

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ARTICLE 6    Quiet Enjoyment and Landlord's Right of Entry

6.01Quiet Enjoyment.If and so long as Tenant shall pay all the rent specified herein
and observe and perform all covenants, agreements and obligations required by it to be observed and performed hereunder, Tenant shall peaceably and quietly hold and enjoy the Premises for the Term
without hindrance or interruption by Landlord or any other person or persons lawfully or equitably claiming by, through or under Landlord, subject, nevertheless, to the terms and conditions of this
Lease and the mortgages and other matters to which this Lease is subordinate. Landlord expressly reserves the right as to the Shopping Center at any time to do, or permit to be done, any or all of the
following: add or remove buildings or structures; enclose any mall; add to, alter or remove partially or wholly any structure or structures used to enclose any plaza area; change the identity and type
of stores and tenancies and the dimensions thereof; change the name of the Shopping Center in which the Premises are located; close temporarily all or any part of the Common Areas; change the address
or designation of the Premises; provide subterranean and multiple level parking decks; convert Common Areas into Leasable Space and Leasable Space into Common Areas; change the means of access to and
egress from the Shopping Center, and expand or reduce the size of the Shopping center, provided, however, that no such changes shall deny or materially interfere with ingress to, or egress from the
Premises.

6.02Right of Entry.Tenant agrees that Landlord, its agents, employees or servants or
any person authorized by Landlord may enter the Premises for the purpose of inspecting the condition of the same and to make such repairs to the Premises as Landlord may deem necessary or desirable,
and to exhibit the same to prospective purchasers, mortgagees and tenants of other areas of the Shopping Center and to prospective tenants and to place in and upon the Premises during the last six
months of the Term at such places as may be determined by Landlord "For Rent" signs or notices, and Tenant undertakes and agrees that neither Tenant nor any person within Tenant's control will
interfere with such signs or notices. Such entry, inspection and repairs as Landlord may make of or to the Premises shall not constitute eviction of Tenant in whole or part, and the rent reserved
shall in no way abate while such work is being done by reason of loss or interruption of business of Tenant or otherwise. If Tenant or Tenant's agents or employees shall not be present to permit entry
into the Premises at any time when for any reason entry therein shall be necessary in the reasonable judgment of Landlord to prevent injury or damage, Landlord, Agent or its agents or employees may
enter same by master key or, in the event of an emergency, by forcible entry without liability therefor and without in any manner affecting the obligations, covenants, terms or conditions of this
Lease. Nothing herein contained, however, shall be deemed or construed to impose upon Landlord any obligation or liability whatsoever for care,
supervision, repair, improvement, addition, change or alteration of the Premises or the Shopping Center or any part thereof other than as herein provided.

6.03Certain Matters of Record.Tenant's rights to the Premises and the use and
enjoyment thereof shall be subject in all respects to the terms and conditions set forth in the Declaration of Covenants, Conditions and Restrictions of the White Marsh Business Community, recorded in
the Land Records of Baltimore County, Maryland at Liber6836, page633as amended by (i) First
Amendment thereto dated February 22, 1990 and recorded among the Land Records in Liber 8414, Folio 383, (ii) Second Amendment thereto dated February 22, 1990 and recorded among
the Land Records in Liber 8414, Folio 393, (iii) Third Amendment thereto dated September 29, 1992 and recorded among the Land Records in Liber 9692, Folio 594 and (iv) Fourth
Amendment thereto dated October 12, 1995 and recorded among the Land Records in Liber 11602, Folio 170.

Landlord
as the fee simple owner of the Shopping Center may enter into and/or modify easements, rights of way, or other similar agreements benefitting or burdening the Shopping Center
(collectively, the "Easement") without requiring Tenant's approval therefor if Landlord determines that such Easement is in the best interest of the Shopping Center, provided, that such Easement will
not

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materially
adversely affect Tenant's use and enjoyment of the Premises. Tenant shall execute any such Easement within five (5) business days after request therefor by Landlord.

ARTICLE 7    Nuisance, Waste, Operations, Rules and Regulations

7.01Nuisance.Tenant shall not perform any acts or carry on any practices which may
injure the Building constructed on the Premises, violate any certificate of occupancy affecting same, constitute a public or private nuisance or a menace to other tenants in the Shopping Center,
produce undue noise, create obnoxious fumes or odors or otherwise cause unreasonable interference with other tenants of the Shopping Center.

7.02Waste, Etc.Tenant agrees not to: (a) permit any unlawful or immoral
practice to be carried on or committed on the Premises; (b) make any use of or allow the Premises to be used for any purpose that might invalidate or increase the rate of insurance thereof;
(c) keep or use or permit to be kept or used on the Premises any inflammable fluids or explosives without the written permission of the Landlord first had and obtained; (d) use the
Premises for any purpose whatsoever which might create a nuisance
or injure the reputation of the Premises or of the Shopping Center; (e) deface or injure the Premises or the Shopping Center; (f) overload the floors; (g) sell or consume or allow
the sale or consumption of alcoholic beverages on the Premises, unless the same is included in the Permitted Use and appropriate licenses and insurance coverage has been secured; or (h) commit
or suffer any waste in or about the Premises. Tenant agrees to pay as additional rent any increase in the cost of insurance on the Premises to Landlord as a result of any unauthorized use of the
Premises by Tenant, but such payment shall not constitute in any manner a waiver by Landlord of its rights to enforce all of the covenants and provisions of this Lease.

7.03Tenant's Operations.Tenant covenants and agrees (a) that it will use,
maintain and occupy the Premises, in a careful, safe and proper manner, and will keep the appurtenances, including adjoining sidewalks, in a clean and safe condition, at its own expense; (b) to
keep the inside and outside of al'1 glass in the doors and windows of the Premises clean; (c) that it will not, without the prior written consent of Landlord, place or maintain any merchandise
or other articles in any vestibule or entry to the Premises, on the sidewalks adjacent thereto, or elsewhere on the exterior thereof; (d) that it will maintain the Premises at its own expense
in a clean, orderly and sanitary condition, free of insects, rodents, vermin and other pests; (e) that it will not permit undue accumulations of garbage, trash, rubbish and other refuse, but
will remove the same at its own expense, and will keep such refuse in proper containers within the interior of the Premises until called for to be removed; (f) that it will not use, nor permit
nor suffer the use of any apparatus or instruments for musical or other sound reproduction or transmission in such manner that the sounds emanating therefrom or caused thereby shall be audible beyond
the interior of the Premises; (g) that it will not engage in or permit false or misleading advertising nor engage in any unfair trade practice injurious to the Shopping Center, other tenants of
the Shopping Center or Landlord; (h) that it will not install any radio, television, loudspeaker, or other sound amplification device on the roof or on the exterior of the Premises without
Landlord's prior approval; (i) that it will not permit vending machines, electric video games or pinball machines without Landlord's prior approval; and (j) that it will not permit
pornographic materials, books, or magazines in, upon or about the Premises.

7.04Rules and Regulations.Tenant covenants and agrees to comply with the rules and
regulations attached hereto as Exhibit E. In the event any violation of any rules and regulations continues after five (5) days following notice to the Tenant of such violation,
beginning on such fifth day Tenant shall, in addition to any and all other remedies of Landlord provided in this Lease for default by Tenant, pay to Landlord, as additional rent and agreed reasonable
compensation for the administrative and other costs which Landlord may incur, Fifty Dollars ($50.00) per day for each

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violation
for each day such violation continues. Landlord reserves the right to adopt additional rules and regulations in respect to the conduct of Tenant's activities in the Premises and the Shopping
Center, which, upon adoption, shall be deemed incorporated herein, provided that Tenant is given notice thereof.

ARTICLE 8    Compliance with Law, Liens, Indemnity

8.01Compliance with Law and Contracts.Tenant shall, at its expense, comply with and
shall cause the Premises and Tenant's employees to comply with all governmental statutes, laws, rules, orders, regulations and ordinances applicable, at anytime during the Term, to the Premises or any
part thereof, or Tenant's use and operation thereof, and any improvements or alterations in the Premises. Tenant shall, at its expense, comply with the requirements of all policies of insurance which
at any time may be in force with respect of the Premises, and with the provisions of all contracts, agreements and restrictions affecting the Premises or any part thereof or the occupancy or use
thereof.

8.02Title and Covenant Against Liens.Landlord's title is and always shall be paramount
to the title of Tenant and nothing in this Lease contained shall empower the Tenant to do any act which can, shall or may encumber the title of Landlord. Tenant covenants and agrees not to suffer or
permit any lien of mechanics or materialman to be placed upon or against the Shopping Center or the Premises or against the Tenant's leasehold interest in the Premises and, in case of any such lien
attaching, to take and diligently prosecute appropriate action to have the same discharged or bonded and released of record at Tenant's sole expense within fifteen (15) days of the filing of
such lien. Tenant has' no authority or power to cause or permit any lien or encumbrance of any kind whatsoever, whether created by act of Tenant, operation of law or otherwise, to attach to or be
placed upon the Shopping Center or the Premises, and any and all liens and encumbrances created by Tenant shall attach only to Tenant's interest in the Premises. If any such liens so attach and Tenant
fails to pay and remove same within fifteen (15) days after the filing thereof, Landlord, at its election, may pay and satisfy the same and in such event the sums so paid by Landlord, with
interest from the date of payment at the Default Rate shall be deemed to be additional rent due and payable by Tenant at once without notice or demand.

8.03Toxic and/or Hazardous Substances.The term "Hazardous Substances," as used in this
Lease shall mean pollutants, contaminants, toxic or hazardous wastes, or other substances, the removal of which is required or the use of which is restricted, prohibited or regulated by any
"Environmental Law," which term shall mean any federal, state or local law or ordinance relating to pollution or protection of the environment. Tenant hereby agrees that (i) no activity will be
conducted on the Premises that will produce any Hazardous Substance, except for such activities that are part of the ordinary course of Tenant's business activities (the "Permitted Activities"),
provided said Permitted Activities are conducted in accordance with all Environmental Laws and Landlord has been notified in advance in writing by Tenant; (ii) the Premises will not be used in
any manner for the storage of any Hazardous Substances except for the temporary storage of Permitted materials, provided such Permitted Materials are properly stored in a manner and location meeting
all Environmental Laws and apprpved in advance in writing by Landlord; (iii) no portion of the Premises will be used as a landfill or a dump; (iv) Tenant will not install any underground
tanks of any type; (v) Tenant will not allow any surface or subsurface conditions to exist or come into existence that constitute, or with the passage of time may constitute a public or private
nuisance; (vi) Tenant will not permit any Hazardous Substances to be brought onto the Premises, except for the Permitted Materials described above.

Tenant
hereby indemnifies and saves Landlord harmless from all liabilities and claims arising from the use, storage or placement of any Hazardous Substances upon the Premises or
elsewhere within the Shopping Center or property of Landlord if brought or placed thereon by Tenant, its agents, employees,

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contractors
or invitees; and Tenant shall (i) within fifteen (15) days after written notice thereof, take or cause to be taken, at its sole expense, such actions as may be necessary to
comply with all Environmental Laws and (ii) within fifteen (15) days after written demand therefor, reimburse Landlord for any amounts expended by Landlord to comply with any
Environmental Laws with respect to the Premises or with respect to any other portions of the Shopping Center as the result of the placement or storage of Hazardous Substances by Tenant, its agents,
employees, contractors or invitees, or in connection with any judicial or administrative investigation or proceeding relating thereto, including, without limitation, reasonable attorneys' fees, fines
or other payments. Tenant hereby grants Landlord, and Landlord's agents and employees (including but not limited to, any engineers or other parties engaged in the testing of Hazardous Substances) the
right to enter upon the Premises for the purpose of inspecting the Premises whether Tenant, its agents, employees, contractors or invitees, has violated any of the provisions of this Section and, if
any Hazardous Substances are found upon the Premises in violation of this Section, Tenant shall pay to Landlord, as additional rent, all costs of the inspection together with all costs incurred by
Landlord in removing, encapsulating or otherwise remediating any Hazardous Substances. The foregoing indemnification shall survive the termination or expiration of this Lease.

8.04Americans With Disabilities Act.The parties acknowledge that the Americans With
Disabilities Act of 1990 (42 U.S.C. §12101et seq.) and regulations and guidelines promulgated thereunder, as all of the same may be amended
and supplemented from time to time (collectively referred to herein as the "ADA") establish requirements for business operations, accessibility and barrier removal, and that such requirements may or
may not apply to the Premises and Center depending on, among other things: (1) whether Tenant's business is deemed a "public accommodation" or "commercial facility", (2) whether such
requirements are "readily achievable", and (3) whether a given alteration affects a "primary function area" or triggers "path of travel" requirements. The parties hereby agree that:
(a) Landlord shall be responsible for ADA Title III compliance in the Common Areas, except as provided below, (b) Tenant shall be responsible for ADA Title III compliance in the
Premises, including any leasehold improvements or other work to be performed in the Premises under or in connection with this Lease, and (c) Landlord may perform, or require that Tenant
perform, and Tenant shall be responsible for the cost of, ADA Title III "path of travel" requirements triggered by alterations in the Premises. Tenant shall be solely responsible for requirements
under Title I of the ADA relating to Tenant's employees.

8.05Indemnification.Tenant agrees to pay, and to protect, indemnify and save harmless
Landlord and all beneficiaries, agents and employees of Landlord from and against any and all liabilities, losses, damages, costs, expenses (including all attorney's fees and expenses), causes of
action, suits, claims, demands or judgments of any nature whatsoever (except those arising solely from the gross negligence or willful misconduct of Landlord) arising from (a) any injury to, or
the death of, any person or any damage to property on the Premises or upon adjoining sidewalks, streets or ways, or in any manner
arising out of or connected with the use, non-use, condition or occupation of the Premises or any part thereof or resulting from the condition thereof or of adjoining sidewalks,
(b) any act or omission of Tenant or its agents, contractors or employees, (c) violation by Tenant of any agreement or condition of this Lease, and (d) violation by Tenant of any
contract or agreement to which Tenant is a party or any restriction, statute, law, ordinance or regulation, in each case affecting the Premises or any part thereof or the occupancy or use thereof.

ARTICLE 9    Maintenance and Repair of Premises

9.01Maintenance by Tenant.Tenant shall at all times maintain the non-structural
portions of the Premises (including without limitation maintenance of exterior entrances, all of Tenant's signs and all glass and show window moldings) and all floors, ceiling, interior walls,
partitions, doors, fixtures,

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equipment
and appurtenances thereof (including without limitation lighting, plumbing fixtures, heating, air conditioning, ventilating, electrical and fire detection and protection systems installed by
Landlord or Tenant exclusively serving the Premises and including leaks around ducts, pipes, vents or other parts of the heating, air conditioning, ventilating and plumbing systems which protrude
through the roof of the Premises) in good order, appearance, condition and repair, including all necessary replacements of any said facilities.

Tenant
shall change all HVAC filters at least once a month. Tenant shall contract with a reputable HVAC firm approved by Landlord to inspect and service the HVAC system. At least twice
each Lease Year, Tenant shall have the HVAC system inspected by the firm and shall obtain from the firm a written inspection report. Tenant shall keep the service contract and the report at the
Premises and shall furnish copies to Landlord on an annual basis.

9.02Maintenance by Landlord.(a) Landlord shall maintain, repair and replace
(when necessary) the structural supports, interior demising walls, exterior walls, floor slab, and roof of the Premises to keep them in good, safe, and clean condition. However, if the need for
maintenance, repair, or replacement is connected with the negligence of Tenant, its employees, agents, contractors; or with Tenant's failure to perform anything it is required to perform under this
Lease; or taking any action it is not permitted to take under this Lease (whether or not the failure or the action has continued long enough to constitute a default); or with vandalism, malicious
mischief, or actual or attempted robbery, burglary, or safe burglary, against which Tenant is required to insure, Landlord either may require Tenant to pay the cost of the maintenance, repair, or
replacement, or may require Tenant to do the maintenance or make the repair or replacement. If Landlord notifies Tenant that Tenant must perform the maintenance
or make the repair or replacement, Tenant shall submit its plans or procedures for the maintenance, repair, or replacement to Landlord for its approval within 5 days after Landlord's notice and
shall perform the maintenance or make the repair or replacement as soon as reasonably practicable after Landlord approves Tenant's plans or procedures. Landlord is not obligated to do any other
maintenance or to make any other repairs, replacements or improvements to the Premises or to any equipment or fixtures in the Premises.

(b)   If
Tenant refuses or neglects to repair as required hereunder to the reasonable satisfaction of Landlord, Landlord may make such repairs without liability to Tenant for
any loss or damage that may accrue to Tenant's merchandise, fixtures, or other property or to Tenant's business by reason thereof. Upon completion thereof, Tenant shall reimburse Landlord's costs for
making such repairs plus twenty percent (20%) of such costs for overhead and supervision, upon presentation of a bill therefor, as additional rent.

ARTICLE 10    Common Areas and Charges

10.01Control of Common Areas.The "Common Areas" are all parking areas, access areas
and other areas and improvements in or near the Shopping Center made available or maintained by Landlord from time to time for the tenants in the Shopping Center and their customers; including without
limitation employee parking areas, truck ways, driveways, loading docks and areas, delivery areas, multi-story parking facilities, package pickup stations, pedestrian sidewalks, enclosed and
unenclosed malls, courts, ramps, landscaped areas, retaining walls, stairways, bus stops, public restrooms, management offices, maintenance and/or security storage areas, sprinkler rooms, interior
fire exit areas not within a tenant's premises, electrical rooms, and lighting facilities; provided, however, that the Premises and premises leased to other tenants of the Shopping Center are
specifically excluded from the definition of the Common Areas provided herein.

Landlord
retains exclusive control and management of the Common Areas. Landlord may establish, amend and enforce reasonable written rules and regulations for the Common Areas.

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Landlord
may change the sizes, locations, shapes, arrangements, areas and facilities of the Common Areas; restrict parking by employees to designated areas; construct surface, subsurface or elevated
parking areas and facilities; establish and change the level or grade of parking surfaces; enforce parking charges (by meters or otherwise) with appropriate provisions for ticket validating; close any
Common Areas temporarily to make repairs or changes, prevent the acquisition of public rights therein, discourage noncustomer parking, or for any other purposes; remove from the Common Areas
trespassers or others who, in Landlord's sole discretion, are disruptive to the ordinary use of the Shopping Center; and perform such other acts in the Common Areas as Landlord in its sole discretion
deems advisable.

10.02License.All Common Areas and facilities therein are to be used and occupied under
a non-exclusive license, and if the amount of such areas be diminished, Landlord shall not be subject to any liability nor shall Tenant be entitled to any compensation or diminution or
abatement of rent, nor shall such diminution of such areas be deemed constructive or actual eviction.

10.03Maintenance Charges.(a) Tenant shall pay as additional rent Tenant's
Proportionate Share of the Common Area Maintenance Costs (as hereinafter defined). Such payments shall be based on Landlord's reasonable estimates, subject to adjustment from time to time on
determination of the actual amount of the Common Area Maintenance Costs, and shall be payable in equal monthly installments in advance on the first day of each month. Within one hundred twenty
(120) days (or such additional time as is reasonable under the circumstances) after the end of each "CAM Year" (as hereinafter defined), Landlord shall deliver to Tenant a statement of the
Common Area Maintenance Costs for the most recent CAM Year, and the monthly installments paid or payable shall be adjusted between Landlord and Tenant, the parties hereby agreeing that Tenant shall
pay Landlord or Landlord shall credit Tenant's account, or (if such adjustment is at the end of the Term) pay Tenant, as the case may be, within thirty (30) days after receipt of such
statement, such amounts as may be necessary to effect adjustment to the agreed proportionate share for such CAM Year. "CAM Year," for purposes hereof, shall mean each twelve (12) month period
corresponding to Landlord's fiscal year, which is currently the twelve (12) month period ending on March 31.

(b)   "Common
Area Maintenance Costs" shall be the total of all items of cost and expense incurred in operating, managing, equipping, protecting, policing, securing, lighting,
repairing, replacing and maintaining the Common Areas and their facilities, less contributions for particular items allocated and paid separately by any ground tenants in the Shopping Center. Common
Area Maintenance Costs shall include, without limitation, all costs and expenses of (1) maintaining, repairing and replacing the Common Areas as shall be required in Landlord's judgment;
(2) security, fire detection and protection and traffic direction and control; (3) cleaning and removing of rubbish, dirt, debris, water, snow and ice from the Common Areas (including
removal of water, snow and ice from rooftops); (4) planting, landscaping, re-planting and replacing flowers and landscaping; (5) water, drainage and sewage; (6) wages,
health and welfare benefits, pension benefits, union dues, vacations, unemployment taxes and social security taxes; (7) personal property taxes; (8) permits and licenses;
(9) supplies; (10) the operation of loud speakers and any other equipment supplying music; (11) utility services and lighting (including the cost of light bulbs and electric
current); (12) patching, repairing, resurfacing, topping and marking of all parking and drive areas; (13) filling, sealing and supporting of sink holes; (14) depreciation of
machinery and equipment used in the operation of the Common Areas (but not including depreciation of the original cost of acquiring the Common Areas of the Shopping Center); (15) all amounts
payable by Landlord under any reciprocal easement agreement, covenant or easement binding upon the Shopping Center; (16) the charges of any independent contractor who, under contract with
Landlord or its representatives, performs any work in connection with or relating to the operation, maintenance, repair or replacement of any part of the Common Areas; (17) any other expense or
charge, whether or not hereinbefore mentioned, which, in accordance with generally accepted accounting and management principles, would be considered as an expense of managing, operating,

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maintaining
or repairing the Common Areas, provided, however, that any capital expenditures shall, in accordance with generally accepted accounting principles, be amortized over the useful life of
such asset; and (18) administrative charges in the amount of fifteen percent (15%) of the Common Area Maintenance Costs (exclusive of such administrative charges).

ARTICLE 11    Fixtures/Building, Signs and Alterations

11.01Fixtures/Building.Upon expiration or termination of this Lease, Tenant shall
remove all of Tenant's furnishings, fixtures and equipment and restore the Premises as provided in Section 18.01, provided that Tenant shall not remove any equipment, conduits and fixtures
providing water, plumbing, electrical, heating, ventilation, air conditioning, lighting and sewer service to the Premises, all of which shall be the property of Landlord throughout the Term (subject
to Tenant's duty to use and maintain the same) and shall remain the property of Landlord upon expiration of the Term or termination of Tenant's right to possession of the Premises pursuant to
Article 16.

11.02Signs.Tenant shall have the right to place signs and advertisements on the
exterior and interior of the Premises and the Shopping Center in the locations and subject to the conditions set forth in Exhibit C-1, provided that size, style and appearance of all
exterior signs and all interior signs visible from the exterior of the Premises shall be subject to the approval of Landlord and shall be in compliance with applicable law and Landlord's Design
Criteria set forth on Exhibit C.

11.03Landlord's Lien.All trade fixtures, personal property, equipment, inventory and
merchandise belonging to Tenant which are, or may be, put into the Premises during the Term, whether exempt or not from sale under execution and attachment under the laws of the state where the
Premises are located, shall at all times be subject to, and Tenant hereby grants to Landlord a first lien and security interest in favor of Landlord, for the purpose of securing all rent, additional
rent or other sums which may become due to Landlord from Tenant under this Lease. Upon default or breach of any covenants of this Lease, Landlord shall have all remedies available under the Uniform
Commercial Code enacted in the state where the Premises are located including, but not limited to, the right to take possession of the above mentioned property and dispose of it by sale in a
commercially reasonable manner. Tenant hereby agrees to execute financing statements and continuation statements upon a request to do so by Landlord for the purpose of recording same in the
appropriate public records in order to perfect Landlord's security interest, serving notice to third parties of the security interest herein granted. Upon the failure of Tenant to so execute upon
request, Tenant does hereby appoint Landlord as Tenant's attorney in fact for said purpose. Tenant agrees to pay, as additional rent, all filing fees, taxes and other costs and expenses incurred by
Landlord in recording such financing statements.

11.04Alterations.Tenant shall not make any alterations, additions, improvements or
exterior or structural changes to the Premises without obtaining the prior written consent of Landlord; provided that Tenant may make in a first-class manner such interior additions, improvements and
changes in the Premises as Tenant may deem necessary or desirable in connection with the operation of its retail store therein so long as such alterations, additions, improvements and changes are
non-structural and do not affect the storefront. Notwithstanding anything to the contrary contained herein, the design of any alterations made to the Premises shall conform to the Design
Criteria set forth on Exhibit C.

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ARTICLE 12    Condemnation

12.01Definitions."Condemnation" means a taking by exercise of the power of eminent
domain and any conveyance in lieu of such a taking, whether permanent or temporary (if more than 6 months), by any public or quasi-public authority in appropriate proceedings, and includes any
governmental action preventing or substantially restricting use of the Premises for permitted activities or of the Common Areas for access and parking for more than 6 consecutive months.

12.02Extent/Termination.If 10% or more of the Premises is condemned, or 15% or more of
the Shopping Center or of the parking spaces in the Common Areas is condemned, or if pursuant to any condemnation Landlord determines in its reasonable judgment that the area so condemned renders the
balance of such area ineffective for its intended use, then Landlord may terminate this Lease by notice to Tenant within 90 days after the date of Notice of Condemnation.

12.03Rebuilding.If less than 10% of the Premises or less than 15% of the Shopping
Center or of the parking spaces in the Common Areas are condemned, or if Landlord does not terminate this Lease under Section 12.02, then Landlord shall promptly rebuild the Premises and the
Shopping Center on the land remaining to a complete unit of a quality and character as close as practical to that which existed before the condemnation (excluding Tenant's merchandise, trade fixtures,
furnishings, and equipment). Tenant shall promptly replace its merchandise, trade fixtures, furnishings, and equipment in the Premises within 30 days after Landlord substantially completes its
rebuilding work. Tenant also shall rebuild Tenant's Work within the same time period if that part of the condemnation award received by Landlord that is attributable to the Premises is not sufficient
for Landlord to rebuild the Premises. Tenant may close Tenant's business during the rebuilding only with Landlord's approval, and if Tenant has so closed, it shall reopen for business by the 30th day
after Landlord substantially completes its rebuilding work. However, Landlord is not required to spend more on the rebuilding than that part of the condemnation award received by Landlord that is
attributable to the area to be rebuilt, less that part of'all expenses, costs, legal fees and court costs incurred by Landlord in connection with such award and that are attributable to that part of
the award.

12.04Effect on Rent.If Landlord terminates this Lease under Section 12.02, rent
abates as of the date of termination. Landlord shall refund to Tenant that part of any rent paid in advance for a period after
the condemnation. If Landlord does not terminate this Lease under Section 12.02, Minimum Annual Rent, Base Sales, and other charges adjust to reflect the nature and extent of the condemnation
of the Premises, both during the rebuilding and after the rebuilding has been completed.

12.05Award.Landlord may receive all of any award for the condemnation of the Premises
or the Shopping Center, including any part of the award for the leasehold, reversion, and fee. However, Tenant may make a separate claim against the condemning authority for Tenant's cost to move its
merchandise, furniture, fixtures, leasehold improvements and equipment.

ARTICLE 13        Insurance

13.01Insurance to be Provided by Tenant.Tenant shall maintain throughout the Term, at
its expense, the following insurance: (a) casualty insurance against loss or damage by fire and other risks from time to time included under all-risk policies, including vandalism
and malicious mischief, theft, explosion, and water damage of any type, including sprinkler leakage and bursting and stoppage of pipes, covering the Tenant's Work and Tenant's personal property in the
Premises, including, without limitation, its merchandise, trade fixtures, equipment, furnishings, wall and floor coverings, and drapes, in the amount of the full replacement cost thereof;
(b) commercial general liability insurance (including contractual liability that recognizes this Lease) against claims for bodily injury, personal injury, death or

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property
damage occurring on, in or about the Premises, such insurance to afford protection of not less than $2,000,000 combined single limit per occurrence and $2,000,000 in the annual aggregate;
(c) workmen's compensation insurance in amounts required by applicable law or statute covering all personnel employed in connection with any work done on or about the Premises; (d) if
the Permitted Use includes sale and/or serving of alcoholic beverages, insurance in the amount of at least $3,000,000 covering any claims arising under applicable law relating to the storage, sale,
use or giving away of any fermented, alcoholic or other intoxicating liquor or beverage, which claims could be asserted against Landlord, Tenant or the Premises; (e) insurance against loss or
damage to plate glass in or on the Premises; and (f) such other insurance on the Premises in such amounts and against such other insurable hazards which at the time are commonly obtained in the
case of property similar to the Premises.

13.02General Insurance Requirements.Each policy of insurance referred to in
Section 13.01 shall be issued by a company of recognized financial standing authorized to issue such insurance in the state where the Premises are located and having a general policyholders
rating of not less than A and a financial rating of not less than VII in Best's Insurance Reports. Each liability policy shall name as the insured parties thereunder Landlord (including its agents and
other parties designated by Landlord), and Tenant, as their interest may appear, and each other policy shall name Landlord as an additional insured. Each such policy shall be written as a primary
policy which does not contribute to and is not in excess of coverage which Landlord may carry. Every policy which Tenant is obligated to carry under the terms of Section 13.01 shall contain an
agreement by the insurer that it will not cancel or fail to renew or amend such policy or reduce the coverage thereunder except after thirty (30) days prior written notice to Landlord and that
any loss otherwise payable thereunder shall be payable notwithstanding any act or negligence of Tenant which might, absent such agreement, result in a forfeiture of all or a part of such insurance
payment. Prior to commencing Tenant's Work, Tenant shall deliver to Landlord certificates of the insurers, evidencing all of the insurance which is required to be maintained by Tenant hereunder
together with evidence of the payment of all premiums therefor, and Tenant shall, within thirty (30) days prior to the expiration of any such insurance, deliver other certificates of the
insurers evidencing the renewal or replacement of such insurance together with evidence of the payment of all premiums therefor. Should Tenant fail to maintain or renew any insurance provided for in
this Section, or to pay the premium therefor, or to deliver to Landlord any such certificates, then and in any said events, Landlord, at its option, but without obligation to do so may, upon five
(5) days notice to Tenant, procure such insurance, and any sums so expended by Landlord (together with Landlord's reasonable administrative expense in procuring such insurance and interest at
the Default Rate) shall be additional rent hereunder and shall be paid by Tenant to Landlord on the first day of the month next following the date on which such expenditure is made by Landlord.

13.03Waiver of Claims.Unless caused by the gross negligence or willful misconduct of
Landlord, or its agents and employees, Landlord, and its agents and employees shall not be liable for and Tenant waives all claims for damage to person or property sustained by Tenant or any party
claiming through Tenant resulting from any accident of occurrences in or upon the Premises, the building of which they shall be a part, or the Shopping Center, including but not limited to such claims
for damage resulting from: (i) any equipment or appurtenances becoming out of repair; (ii) Landlord's failure to keep the Shopping Center in repair; (iii) injury done or
occasioned by wind, settling, earth movement or other natural causes; (iv) any defect in or failure of plumbing, heating, or air conditioning equipment, electric wiring or installation thereof,
gas, water, steam pipes, stairs, porches, railings or walks; (v) broken glass; (vi) the backing up of any water or sewer pipe or tank in, upon or about such building or the Premises;
(vii) the escape of steam, gas, coolant or hot water; (viii) water, snow or ice being upon or coming through the roof, walls, skylight, trap door, stairs, walks, Common Areas or any
other place upon or near such building or the Premises or otherwise; (ix) the failing of any fixtures, plaster, stucco or the like; and (x) any act, omission, or negligence of other
tenants or of other persons or occupants of the Shopping Center.

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13.04Change in Coverage.Landlord and Tenant agree that from time to time during the
Term, Landlord shall have the right to require a change in the type, character and/or amounts of insurance required to be carried by Tenant pursuant to the provisions of this Article 13 and
Tenant shall comply with the requested change in character and/or amount within thirty (30) days of Landlord's request therefor.

13.05Waiver of Right of Recovery.Neither Landlord nor Tenant shall be liable to the
other or to any insurance company (by way of subrogation or otherwise) insuring the other party for any loss or damage to any building, structure or other tangible property, or any resulting loss of
income, or losses under worker's compensation laws and benefits, even though such loss or damage might have been occasioned by the negligence of such party, its agents or employees if any such loss or
damage is covered by insurance benefitting the party suffering such loss or damage or was required to be covered by insurance pursuant to this Lease.

ARTICLE 14    Damage or Destruction

14.01Rebuilding by Landlord.Except if this Lease is terminated under
Section 14.03, if the Premises are damaged by casualty, Landlord shall promptly repair the damage to put the Premises in the same condition as before the casualty (excluding Tenant's leasehold
improvements installed by Tenant as a part of Tenant's Work or installed as additions or alterations, and excluding Tenant's merchandise, trade fixtures, furnishings, and equipment). However, Landlord
is not required to spend more for rebuilding the Premises than that part of the insurance proceeds received by Landlord that is attributable to the Premises, less that part of all expenses, costs,
legal fees and court costs incurred by Landlord in connection with such award and that are attributable to that part of the award.

14.02Rebuilding by Tenant.Except if this Lease is terminated under
Section 14.03, if any of Tenant's leasehold improvements installed by Tenant as a part of Tenant's Work or installed as additions or alterations, or any of Tenant's merchandise, trade fixtures,
furnishings, and equipment are damaged by casualty, Tenant shall promptly replace it with items as nearly the same as reasonably possible within 30 days after Landlord substantially completes
its rebuilding work. Tenant may close Tenant's Business during the rebuilding only with Landlord's approval, and if Tenant has so closed, it shall reopen for business by the 30th day after Landlord
substantially completes its rebuilding work.

14.03Landlord's Termination Right.If the Premises are damaged by casualty and the cost
to restore the Premises exceeds 50% of the cost to rebuild the entire Premises, or, if more than 50% of the Shopping Center is destroyed by casualty and Landlord does not intend to rebuild, then
Landlord may terminate this Lease effective as of the date of the casualty by notifying Tenant within 90 days after the casualty.

14.04Proportionate Rent Adjustment.If the Premises are damaged by casualty, Minimum
Annual Rent, Base Sales, and other charges payable by Tenant shall be adjusted in proportion to the part of the Premises that Tenant cannot occupy because of the damage or the rebuilding work.

ARTICLE 15    Assignment, Subletting and Encumbrance

15.01Assignment and Subletting.Tenant shall not assign this Lease or any interest
therein, or sublet the Premises or any portion thereof or permit other persons to occupy the Premises or any part thereof, or grant any license or concession for all or any part of the Premises,
without the prior written consent of Landlord, which consent may be granted or withheld in the sole and absolute discretion of Landlord, and no permitted assignment or subletting shall relieve Tenant
of Tenant's covenants and agreements hereunder. No assignment or transfer of this Lease may be effected by merger,

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consolidation,
dissolution, operation of law or otherwise without the prior written consent of Landlord, which consent may be granted or withheld in the sole and absolute discretion of Landlord. The
consent of Landlord to any one assignment or sublease pursuant hereto shall not be deemed to be a waiver of the provisions of this Section with respect to any subsequent assignment or sublease. Each
such permitted sublease or assignment shall expressly be made subject to the provisions of this Lease, including without limitation, the use provisions hereof. No assignment or sublet may violate any
then existing exclusive uses of other tenants in the Shopping Center or restrictions otherwise binding on tenants of the Shopping Center nor the primary use of any other tenant in the Shopping Center.
If Tenant assigns its rights and interests under this Lease, the assignee under such assignment shall expressly assume all of the obligations of Tenant hereunder, but such assignment and assumption
shall not amend or otherwise affect any of the rights of Landlord under this Lease nor shall it affect or reduce any of the obligations of Tenant hereunder, and all such obligations shall continue in
full effect as obligations of a principal and not as obligations of a guarantor or surety to the same extent as though no assignment had been made. If Tenant shall assign this Lease or sublease the
Premises for rent or other consideration in excess of the rent payable hereunder, Landlord shall receive all such excess rent or other consideration as additional rent hereunder. The assignee or
sublessee shall be required to make all payments due to Landlord and Landlord shall thereafter, in a prompt manner, remit to Tenant any amounts that may be due Tenant. Tenant shall, concurrently with
the execution and delivery of any such permitted assignment or sublease, deliver a duplicate original thereof to Landlord. If Tenant is a partnership, then any dissolution of Tenant or a withdrawal or
change, whether voluntary, involuntary or by operation of law, of partners owning a controlling interest in Tenant shall be deemed a voluntary assignment of this Lease. If Tenant is a corporation,
then any dissolution, merger, consolidation or other reorganization of Tenant, or any sale or transfer of a controlling interest of the capital stock of Tenant, shall be deemed an assignment of this
Lease. A sale of substantially all of the merchandise on the Premises to one purchaser shall be treated as and deemed to be an assignment of this Lease within the foregoing provisions of this Section.

15.02Encumbrance.Neither this Lease nor any interest of Tenant in the Premises shall
be mortgaged, pledged or encumbered by Tenant, nor shall Tenant mortgage, pledge or encumber the interest of Tenant in and to any sublease of the Premises or the rental payable thereunder, without the
prior
written consent of Landlord, which consent may be granted or withheld in the sole discretion of Landlord, and Tenant shall not allow or permit any transfer of this Lease or any interest hereunder by
operation of law. Any such mortgage, pledge, encumbrance, sublease or assignment made in violation of this Section shall be void.

ARTICLE 16    Default and Bankruptcy

16.01Events of Default.Any of the following occurrences or acts shall constitute an
Event of Default under this Lease:



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16.02Remedies.Upon the occurrence of an Event of Default, Landlord, without notice to
Tenant in any instance (except where expressly provided for below), may do any one or more of the following:



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16.03Damages.(a) If this Lease is terminated by Landlord pursuant to
Section 16.02, Tenant nevertheless shall remain liable for any rent and damages which may be due or sustained prior to such termination, and all reasonable costs, fees and expenses, including,
without limitation, sheriffs', marshalls', constables' or other officers commissions whether chargeable to Landlord or Tenant, watchmen's wages, brokers' and attorneys' fees, and repair and renovation
costs incurred by Landlord in pursuit of its remedies hereunder, and/or in connection with any bankruptcy proceedings of Tenant or any Guarantor of Tenant, and/or in connection with renting the
Premises to others from time to time (all such rent, damages, costs, fees and expenses being referred to herein as"Termination Damages"), plus
additional
damages("Liquidated Damages")which, at the election of Landlord, shall be an amount equal to either:



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(b)   If
this Lease is terminated pursuant to Section 16.02, Landlord may (without being obligated to do so) relet the Premises or any part thereof, alone or together
with other premises, for such term or terms (which may be greater or less than the period which otherwise would have constituted the balancee of the Term) and on such terms and conditions (which may
include concessions or free rent and alterations of the Premises) as Landlord may determine, in its sole discretion, but Landlord shall not be liable for, nor shall Tenant's obligations hereunder be
diminished by reason of, any failure by Landlord to relet the Premises or any failure by Landlord to collect any rent due upon such reletting.

16.04Rights Cumulative, Non-Waiver.No right or remedy herein conferred
upon or reserved to Landlord is intended to be exclusive of any other right or remedy, and each and every right and remedy shall be cumulative and in addition to any other right or remedy given
hereunder or now or hereafter existing at law or in equity or by statute. The failure of Landlord to insist at any time upon the strict performance of any covenant or agreement or to exercise any
option, right, power or remedy contained in this Lease shall not be construed as a waiver or relinquishment thereof for the future. The receipt by Landlord of any rent, additional rent or any other
sum payable hereunder with
knowledge of the breach of any covenant or agreement contained in this Lease shall not be deemed a waiver of such breach, and no waiver by Landlord of any provision of this Lease shall be deemed to
have been made unless expressed in writing and signed by Landlord. In addition to the other remedies provided in this Lease, Landlord shall be entitled, to the extent permitted by applicable law, to
injunctive relief in case of the violation, or attempted or threatened violation, of any of the covenants, agreements, conditions or provisions of this Lease, or to a decree compelling performance of
this Lease, or to any other remedy allowed to Landlord at law or in equity. Tenant waives any right of redemption, re-entry or restoration of the operation of this Lease under any present
or future law.

16.05Legal Expenses.If Tenant shall be in default in the performance of any of its
obligations under this Lease, and an action shall be brought for the enforcement thereof in which it shall be finally determined, and no further appeal taken, that Tenant was in default, Tenant shall
pay all attorney's fees and litigation expense incurred or paid by Landlord in connection therewith. In the event Landlord shall, without fault on its part, be made a party to any litigation commenced
by or against Tenant, if Tenant, at its expense, shall fail to provide Landlord with counsel approved by Landlord, Tenant shall pay as additional rent all costs and attorney's fees incurred or paid by
Landlord in connection with such litigation.

16.06Tenant Bankruptcy.Upon the filing of a petition by or against Tenant under the
Bankruptcy Code and upon such filing of the petition, Tenant, as debtor or as debtor in possession, agrees:

(a)   To
perform promptly and fully each and every obligation of Tenant under this Lease, including but not limited to all obligations to pay rent under this Lease, until such
time as this Lease is either rejected or assumed by order of a United States Bankruptcy Court or other United States Court of competent jurisdiction; or deemed rejected by operation of law, pursuant
to 11 U.S.C. §365(c)(4).

(b)   Notwithstanding
anything in this Lease to the contrary, all amounts payable by Tenant to or on behalf of Landlord hereunder, whether or not expressly denominated as
rent, shall constitute "rent"

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for
the purposes of section 502(b)(7) of the Bankruptcy Code, including, without limitation, reasonable attorney's fees incurred by Landlord by reason of Tenant's bankruptcy.

(c)   It
is understood and agreed that this is a "lease of real property in a shopping center" as such term is used in the Bankruptcy Code.

(d)   Included
within and in addition to any other conditions or obligations imposed upon Tenant in the event of assumption and/or assignment are the following:



(e)   Nothing
contained in this Section 16.06 shall be deemed in any manner to limit Landlord's rights and remedies under the Bankruptcy Code, as presently existing or
as may hereafter be amended.

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ARTICLE 17    Estoppel Certificates, Subordination, Mortgagee Protection

17.01Estoppel Certificates.Within ten (10) days after request therefor by
Landlord, Tenant agrees to execute and deliver a certificate in the form attached hereto asExhibit G,to any proposed mortgagee or purchaser of
the Premises, or to Landlord or any other party designated by Landlord, certifying (if such be the case) to any matter reasonably requested by Landlord including without limitation the following:
(a) that Tenant is in full and complete possession of the Premises, such possession having been delivered by Landlord and accepted by Tenant; (b) that any improvements required to be
furnished by Landlord by the terms of this Lease have been completed in all respects to the satisfaction of the Tenant; (c) that this Lease is in full force and effect and has not been amended,
modified, supplemented or superseded except as specifically noted; (d) that there is no existing default on the part of Landlord in the performance of any covenant, agreement or condition
contained in this Lease to be performed by Landlord; (e) that the Tenant does not have any actual or pending claim against the Landlord or any right of offset or defense to any claim by
Landlord; (f) that no rents or other charges have been prepaid by Tenant; (g) the amount of any Security Deposit being held by Landlord; and (h) that the addressee of said
certificate may rely on the representations therein made; and certifying as to the dates of commencement and termination of the Term, the date on which rents commenced to accrue under this Lease, and
the date through which rents and other charges hereunder have been paid. Failure of Tenant to execute and deliver the requested certificate shall constitute an Event of Default and an admission by
Tenant as to the accuracy of all matters set forth in the certificate presented by Landlord.

17.02Subordination/Superiority.The rights and interests of Tenant under this Lease
shall be subject and subordinate to any mortgage, trust deed or deed of trust that is or may hereafter be placed upon the Shopping Center, or any part thereof containing the Premises and to any and
all advances to be made thereunder and to the interest thereon and all renewals, amendments, modifications, replacements and extensions thereof. Any mortgagee or trustee of the Shopping Center or any
part thereof containing the Premises may elect to give certain rights and interests of Tenant under this Lease priority over the lien of its mortgage, trust deed or deed of trust. In the event of
either such election and upon notification by such mortgagee or trustee to Tenant to that effect, the rights and interests of Tenant under this Lease shall be deemed to be subordinate to or have
priority over, as the case may be, the lien of said mortgage, trust deed, or deed of trust, whether this Lease is dated prior to or subsequent to the date of said mortgage, trust deed or deed of
trust. Tenant shall, within ten (10) days following the request of Landlord or such secured party, execute and deliver whatever instruments may be required to confirm any of the foregoing
matters.

17.03Attornment.Tenant waives the provisions of any statute or rule of law now or
hereafter in effect which may give or purport to give Tenant any right to terminate or otherwise adversely affect this Lease or Tenant's obligations in the event any foreclosure proceeding is
prosecuted or completed or in the event the Shopping Center or Landlord's interest therein is sold at a foreclosure sale or by deed in lieu of foreclosure. If this Lease is not extinguished upon such
sale or by the purchaser following such sale, then, at the request of such purchaser, Tenant shall attorn to such purchaser and shall recognize such purchaser as the landlord under this Lease. Upon
such attornment such purchaser shall not be (a) bound by any payment of the rent or additional rent more than one (1) month in advance, (b) bound by any amendment to this Lease of
which the mortgagee had no notice and/or did not consent, (c) liable for damages for any breach, act or omission of any prior landlord, or (d) subject to any offsets or defenses which
Tenant might have against any prior landlord. Within ten (10) days after the request of such purchaser, Tenant shall execute, acknowledge and deliver any requisite or appropriate document
submitted to Tenant confirming such attornment.

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17.04Modification for Mortgagee.If any lender providing construction or
permanent
financing or any refinancing for the Shopping Center requires, as a condition of such financing or refinancing, that modifications to this Lease be obtained, and provided that such modifications
(a) are reasonable, (b) do not adversely affect in a material manner Tenant's use of the Premises as herein permitted, and (c) do not increase the rent and other sums to be paid
by Tenant, then Landlord may submit to Tenant an amendment to this Lease incorporating such required modifications, and Tenant shall execute, acknowledge and deliver such amendment to Landlord within
ten (10) days after Tenant's receipt thereof.

17.05Mortgagee Protection.Tenant agrees to give any mortgagee or trustee of trust deed
or deed of trust("mortgagee")of the Shopping Center, by registered or certified mail, a copy of any notice served upon Landlord by Tenant, provided
that prior to such notice Tenant has been notified in writing (by way of service on Tenant of a copy of an Assignment of Rents and Leases, or otherwise) of the address of such mortgagee and to allow
such mortgagee to cure any default of Landlord. If any act or omission by Landlord would give Tenant the right to cancel or terminate this Lease, or to abate the payment of rent, or offset against the
payment of rent or to claim a partial or total eviction, Tenant will not exercise any such right until (i) it shall have given written notice of the act or omission to Landlord and to any
mortgagee whose names and addresses have been furnished to Tenant, and (ii) a reasonable period of time, in light both of the time required to affect a remedy and of the impact of the act or
omission on Tenant's business operations on the Premises, for remedying the act or omission has elapsed following the giving of the notice (which reasonable period of time shall in no event be less
than the period to which Landlord would be entitled under this Lease or otherwise, after similar notice to effect such remedy plus (60) days), during which time Landlord and such mortgagee, or
either of them, their agents or employees, will be entitled to enter upon the Premises and do therein whatever may be necessary to remedy the act or omission.

ARTICLE 18        Surrender and Holdover

18.01Surrender.Upon the expiration or earlier termination of this Lease, Tenant shall
peaceably leave and surrender the Premises to Landlord in good order and condition broom-clean and otherwise in the condition in which Premises are required to be maintained by the terms of this
Lease. Tenant shall
surrender all keys for the Premises to Landlord at the place then fixed for the payment of rent and shall inform Landlord of all combinations on locks, safes, vaults, if any, in the Premises. Tenant
shall, at its expense, remove from the Premises on or prior to such expiration or earlier termination all furnishings, fixtures and equipment situated thereon (including all exterior and interior
signs) which are not or which do not at the end of the Term become the property of Landlord as provided in Section 11.01, and shall, at its expense, remove all alterations or improvements made
to the Premises which Landlord, by notice to Tenant, requires to be removed, and Tenant shall, at its expense, on or prior to such expiration or earlier termination, repair any damage caused by such
removal and restore the Premises. Any property not so removed shall become the property of Landlord, and Landlord may thereafter cause such property to be removed from the Premises and disposed of,
but the cost of any such removal and disposition and the cost of repairing any damage caused by such removal shall be borne by Tenant.

18.02Holdover.If Tenant shall be in possession of the Premises after the termination
of this Lease, in the absence of any written agreement extending the Term, the tenancy under this Lease shall become one from month to month, terminable by Landlord upon thirty (30) days prior
written notice, at a monthly rental equal to twice the sum of (i) the monthly installment of Minimum Rent payable during the last calendar month during the Term, and (ii) Percentage Rent
(at the rate to be determined as set forth in Section 3.02(f) hereof). Tenant shall also pay as additional rent all other charges payable

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under
the terms of this Lease, prorated for each month during which Tenant remains in possession. Such month-to-month tenancy shall be subject to all other conditions,
provisions and obligations of this Lease. Tenant shall not interpose any non-compulsory counterclaims in any summary proceeding or other action based on holdover. At any time after a
termination under this Section becomes effective, Landlord may reenter and take possession of the Premises, any rule or law of equity to the contrary notwithstanding.

18.03Termination.Unless sooner terminated pursuant to the provisions hereof, this
Lease shall terminate on the expiration of the Term without the necessity of any notice from either Landlord or Tenant to terminate the same, and Tenant hereby waives notice to vacate or quit the
Premises and agrees that Landlord shall be entitled to the benefit of all remedies at law or equity respecting the summary recovery of possession of the Premises from a tenant holding over, to the
same extent as if statutory notice had been given.

ARTICLE 19        Security Deposit

19.01Security Deposit.The Security Deposit, if any, specified in Section 1.16
shall be held by Landlord as security for the full and faithful performance by Tenant of each and every term, covenant and condition of this Lease on the part of Tenant to be observed and performed,
and Landlord shall have no liability to pay interest thereon nor shall Landlord be required to keep the Security Deposit separate from its general funds. If any rent or additional rent herein reserved
or any other sums payable by Tenant hereunder shall be overdue and unpaid or should Landlord make payments on behalf of Tenant, or should Tenant fail to perform any of the terms of this Lease, then
Landlord may, at its option, and without prejudice to any other remedy which Landlord may have on account thereof, apply the Security Deposit or so much thereof as may be necessary to compensate
Landlord toward the payment of the rents or other sums due from Tenant, or towards any loss, damage or expense sustained by Landlord resulting from such default on the part of Tenant; and in such
event Tenant shall forthwith upon demand restore the Security Deposit to its original amount, and the sum required to so restore the Security Deposit shall be additional rent hereunder. If Tenant
shall have fully and faithfully complied with all of the terms, covenants and conditions of this Lease, the Security Deposit shall be returned in full to Tenant within thirty (30) days
following the end of the Term or earlier termination of this Lease. If any bankruptcy, insolvency, reorganization or other creditor-debtor proceedings shall be instituted by or against Tenant or its
successors or assigns, Landlord may apply the Security Deposit first to the payment of any rent, additional rent and other amounts due Landlord hereunder, and the balance, if any, of the Security
Deposit may be retained by Landlord in partial liquidation of Landlord's damages. Landlord may deliver the Security Deposit to the purchaser of Landlord's interest in the Premises, in the event that
such interest is sold, and Landlord shall thereupon be discharged from any further liability with respect to the Security Deposit.

ARTICLE 20        Marketing Fund and Advertising

20.01Marketing Service; Tenant's Marketing Service Charge.(a) Landlord shall
establish an advertising and promotional service ("Marketing Service") to furnish and maintain advertising, marketing and sales promotions for the
benefit of the Shopping Center.

(b)   The
costs and expenses of the Marketing Service ("Marketing Service Costs") shall include all costs and expenses in
connection therewith, including, but not limited to (i) the services of a marketing director, merchandising director and all staff and outside consultants (including professional marketing
service organizations) deemed necessary by Landlord to carry out effectively the marketing,

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merchandising
and public relations objectives of the Marketing Service, including, without limitation, all payroll, payroll taxes, travel expenses and employee benefits of any such director and staff;
(ii) all actual costs of advertising and promoting the Shopping Center, including, without limitation, radio, newspaper, television, direct and indirect costs of services, artwork, copy,
printing, paper, stationery and supplies; and (iii) such office rent, equipment and supplies, utilities and telephones as may be deemed necessary by such marketing director. The marketing
director, and all staff and consultants shall be under the exclusive control and supervision of Landlord and Landlord shall have sole authority to employ and discharge same.

(c)   In
each Lease Year, Tenant shall pay to Landlord, as additional rent, the Tenant's Marketing Service Charge, which, subject to the provisions of subsection (e) of
this Section, shall initially be equal to the Initial Marketing Service Charge set forth in Section 1.21.

(d)   Tenant's
Marketing Service Charge shall be paid by Tenant in tnonthly installments, due on the first day of each calendar month.

(e)   Notwithstanding
anything to the contrary contained in this Section 20.01, at the end of each Lease Year or partial Lease Year, as the case may be, or within such
time thereafter as Landlord deems reasonable in its sole discretion, Landlord shall have the right to increase the Marketing Service Charge payable by Tenant for the current Lease Year, by a
percentage equal to the greater of (a) the percentage increase, if any, over the preceding Lease Year or partial Lease Year, of the then current television, radio, print and outdoor advertising
rates of the media used for advertising and promotions in the media market in which the Shopping Center is located, or (b) the percentage increase, if any, over the preceding Lease Year or
partial Lease Year, of the current Consumer Price Index for All Urban Consumers U.S. Cities Average Revised (1982-84=100), published by the Bureau of Labor Statistics of the United States
Department of Labor.

20.02Landlord's Contribution.Landlord shall contribute an amount equal to at least
twenty-five percent (25%) of the monies collected by the marketing Service from tenants in the Shopping Center during each Lease Year, which sum may be paid in whole or in part by
Landlord, at its option, by providing the services of a Marketing Director and/or other person or persons under Landlord's exclusive control to help organize and implement advertising and promotional
programs, using the monies from the Marketing Service.

20.03Advertising.Tenant shall not change its Trade Name without the written permission
of Landlord. Tenant, in all advertising, shall identify that the Premises are located in the Shopping Center by specifically setting forth the name of the Shopping Center in all written and oral
advertising engaged in by Tenant concerning the Premises.

20.04Solicitation of Business.Tenant and Tenant's employees and agents shall not
solicit business in the Common Areas, nor shall Tenant place any handbills or other advertising matter in or on automobiles parked in the parking area or in other Common Areas.

20.05Opening Contribution.At least sixty (60) days prior to commencement of the
Term, Tenant shall pay to Landlord the Opening Contribution set forth in Section 1.22. The failure of any other tenant to so contribute in whole or in part shall in no way release Tenant from
these obligations hereunder. Landlord shall contribute to the grand opening of the Shopping Center an amount at least equal to the aggregate contributions made by all tenants, including, without
limitation, the Tenant.

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ARTICLE 21        General Provisions

21.01Successors.Subject to Article 15, all of the provisions hereof shall be
binding upon and inure to the benefit of the parties hereto and their respective heirs, legal representatives, successors and assigns.

21.02Notices.All notices, demands, requests, consents, approvals and other instruments
required or permitted to be given pursuant to the terms of this Lease shall be in writing and shall be deemed to have been properly given upon receipt or refusal if sent by registered or certified
mail, postage prepaid, return receipt requested; or the day after being sent if sent by a nationally recognized overnight carrier service addressed to Tenant at Tenant's address or Landlord at
Landlord's address, as the case may be. Landlord and Tenant shall each have the right from time to time to specify as its address for purposes of this Lease any other addresses in the United States of
America upon three days notice thereof, similarly given, to the other party.

21.03No Option.The submission of this Lease for examination does not constitute an
offer to enter into a lease, and this Lease shall become binding only upon execution and delivery hereof by Landlord and Tenant.

21.04No Joint Venture.The relationship of the parties is that of Landlord and Tenant
only, and nothing in this Lease shall be construed as creating a partnership, joint venture, principal-agent or any other relationship. Except as expressly otherwise provided herein, neither party
shall have any right or power to create any expense or liability chargeable to the other party.

21.05Broker.Landlord and Tenant represent and warrant to each other that they have not
dealt with any broker or finder entitled to any commission, fee or other compensation by reason of the execution of this Lease except the Broker, if any, specified in Section 1.20, and Landlord
and Tenant agree to indemnify and hold each other harmless from any charge, liability or expense (including attorney's fees) the other may suffer, sustain or incur in respect to any claim for a
commission, finder's fee or other compensation by a broker or finder claiming by, through or under Landlord or Tenant, other than Broker. Landlord will satisfy any obligations to Broker in respect to
this Lease pursuant to a separate written agreement between Landlord and Broker.

21.06Financial Statements.At the request of Landlord, Tenant shall, not later than
ninety (90) days following the close of each fiscal year of Tenant during the Term and at such other times as Landlord may request, furnish to Landlord a balance sheet of Tenant as of the end
of such fiscal year and a statement of income and expense for the fiscal year then ended together with an opinion of an independent certified public accountant of recognized standing to the effect
that said financial statements have been prepared in conformity with generally accepted accounting principles consistently applied and fairly present the financial condition and results of operations
of Tenant as of and for the period covered. Tenant shall also furnish to Landlord such additional financial reports certified by the chief financial officer of Tenant as Landlord may from time to time
request.

21.07Headings and Captions.The headings and captions contained in this Lease are
inserted for convenience of reference only, and are not to be deemed a part of or to be used in construing this Lease.

21.08Use of Pronoun, Joint and Several Liability.The necessity and grammatical changes
required to make the provisions of this Lease apply in the plural sense where there is more than one Tenant and to either corporations, associations, partnerships or individuals, males or females,
shall in all instances be assumed as though in each case fully expressed. If there is to be more than one Tenant, the liability of all such parties for compliance with and performance of the terms and
covenants of this Lease shall be joint and several.

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21.09Partial Invalidity.If any term or provision of this Lease which obligates the
Landlord or the Tenant to pay an amount or perform an obligation shall be determined to be invalid or unenforceable, the remainder of this Lease, or the application of such term or provision to
persons or circumstances other than those as to which it is held invalid or unenforceable, shall not be affected thereby, and each term and provision of this Lease shall be valid and enforced to the
fullest extent permitted by law.

21.10Survival.Any provision of this Lease which obligates the Landlord or the Tenant
to pay an amount or perform an obligation before the commencement of the Term or after the expiration of the Term shall be binding and enforceable notwithstanding that payment or performance is not
within the Term, and the same shall survive.

21.11Definition of Landlord/Exculpation.The term Landlord as used in this Lease, so
far as the covenants or obligations on the part of Landlord are concerned, shall be limited to mean and include only the owner or owners at the time in question of the Premises, and in the event of
any transfer or transfers of title thereto, Landlord named herein (and in case of any subsequent transfer or conveyance, the then grantor) shall be automatically relieved from and after the date of
such transfer or conveyance of all liability as respects the performance of any covenants or obligations on the part of Landlord containedinthis Lease
thereafter to be performed. It is expressly understood and agreed by and between parties hereto, anything herein to the contrary notwithstanding, that all of the representations, warranties,
covenants, undertakings and agreements herein made on the part of Landlord while in form purporting to be the representations, warranties, covenants, undertakings and agreements by Landlord for the
purposes or with the intention of binding Landlord personally, are made and intended for the purposes only of subjecting Landlord's interest in the Premises and the Shopping Center to the terms of
this Lease and for no other purposes whatsoever, and that in the case of default hereunder by Landlord, the Tenant shall look solely to the interest of Landlord in the Premises and the Shopping Center
for satisfaction of any obligation of Landlord to Tenant.

21.12Time of Essence.Time is of the essence of this Lease, and all provisions herein
relating thereto shall be strictly construed.

21.13Excuse of Performance.Anything in this Lease to the contrary notwithstanding,
Landlord shall not be deemed in default with respect to the performance of any terms, covenants and conditions of this Lease if such failure of performance shall be due to any strike,
lock-out, boycott, labor dispute, civil commotion, war-like operation, invasion, rebellion, hostilities, military or usurped power, sabotage, governmental regulation or
control, inability to obtain any material or service, act of God, adverse weather conditions, energy shortage or any other cause whether similar or dissimilar, beyond the reasonable control of
Landlord.

21.14Accord and Satisfaction.No payment by Tenant or receipt by Landlord of a lesser
amount than the rent or other amounts herein stipulated shall be deemed a waiver, forgiveness or release of the full amount of rent and other amounts due, nor shall any endorsement or statement on any
check or any letter accompanying any check or payment thereof be deemed an accord and satisfaction, and Landlord
may accept such check or payment without prejudice to Landlord's right to recover the balance of such amounts or pursue any other remedy provided in this Lease.

21.15Entire Agreement.This Lease and the Exhibits, Riders, Addenda and Guaranty, if
any, attached hereto and forming a part hereof, set forth all the covenants, promises, agreements, conditions and understandings between Itandlord and Tenant concerning the Premises, and there are no
covenants, promises, agreements, conditions or understandings, either oral or written, between Landlord and Tenant except those herein set forth. Except as otherwise provided herein, no subsequent
alteration, amendment, change or addition to this Lease shall be binding upon Landlord or Tenant unless reduced to writing and signed by both of them.

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21.16Recordation.Under no circumstances shall Tenant record this Lease. However, a
Memorandum of Lease may be recorded at the expense of the party requesting such recordation.

21.17Governing Law/Venue/Consent to Jurisdiction.This Lease shall be construed and
enforced in accordance with the laws of the State. Tenant hereby irrevocably and unconditionally (a) submits itself and its property to the jurisdiction of the courts of the State of Maryland,
the courts of the United States for the District of Maryland, and the appellate courts thereof in any suit, action or other legal proceeding arising out of or relating to this Lease;
(b) consents that any suit, action or other legal proceeding brought by Tenant on account of this Lease shall be brought in one of the courts described in (a) above, and
(c) waives, to the fullest extent permitted by applicable law, any objection which it may now or hereafter have to the laying of venue of any suit, action or other legal proceeding in any of
those courts set forth in clause (a) above and any claim that any such suit, action or other legal proceeding brought in such court has been "brought in an inconvenient forum and agrees not to
plead or claim the same. Tenant hereby irrevocably and unconditionally consents to the service of any and all process in any suit, action or other legal proceeding by mailing such process, by
certified or registered mail, return receipt requested, to Tenant at its address set forth above. Tenant agrees that a final judgment in any such suit, action or other legal proceeding shall be
conclusive and may be enforced in other jurisdictions by suit on the judgment or in any other manner provided by applicable law.

21.18Corporate Tenants.In the event the Tenant hereunder is a corporation, the persons
executing this Lease on behalf of the Tenant hereby covenant and warrant that: the Tenant is a duly constituted corporation qualified to do business in the state in which the Shopping Center is
located; all Tenant's franchise and corporate taxes have been paid to date; all future forms, reports, fees and other documents necessary for Tenant to comply with applicable laws will be filed by
Tenant when due; and such persons are duly authorized by the board of directors of such corporation to execute and deliver this Lease on behalf of the corporation.

21.19Waiver of Jury Trial.LANDLORD, TENANT, ALL GUARANTORS AND ALL GENERAL PARTNERS
WAIVE TRIAL BY JURY IN ANY ACTION, PROCEEDING, CLAIM OR COUNTERCLAIM BROUGHT IN CONNECTION WITH ANY MATTER ARISING OUT OF OR IN ANY WAY CONNECTED WITH THIS LEASE, THE LANDLORD-TENANT RELATIONSHIP,
TENANT'S USE OR OCCUPANCY OF THE PREMISES OR ANY CLAIM OF INJURY OR DAMAGE. TENANT CONSENTS TO SERVICE OF PROCESS AND ANY PLEADING RELATING TO ANY SUCH ACTION AT THE PREMISES; PROVIDED, HOWEVER, THAT
NOTHING HEREIN SHALL BE CONSTRUED AS REQUIRING SUCH SERVICE AT THE PREMISES. LANDLORD, TENANT, ALL GUARANTORS AND ALL GENERAL PARTNERS OF TENANT WAIVE ANY OBJECTION TO THE VENUE OF ANY ACTION FILED IN
ANY COURT SITUATED IN THE JURISDICTION IN WHICH THE SHOPPING CENTER IS LOCATED AND WAIVE ANY RIGHT UNDER THE DOCTRINE OF FORUM NON CONVENIENS OR OTHERWISE, TO TRANSFER ANY SUCH ACTION FILED IN ANY
SUCH COURT TO ANY OTHER COURT.

21.20Landlord's Management and Income Tax Provisions.(a) Any services which
Landlord is required to furnish pursuant to the provisions of this Lease may at Landlord's option be furnished from time to time, in whole or in part, by employees of Landlord or by the managing agent
of the Shopping Center or the Land or by one or more third persons, and Landlord further reserves the right to require Tenant to enter into reasonable agreements with such persons in form and content
approved by Landlord for the furnishing of such services.

(b)   Landlord
shall have the right, at any time and from time to time, to unilaterally amend the provisions of the Lease if Landlord is advised by its counsel that all or any
portion of the monies paid by Tenant to Landlord hereunder are, or may be deemed to be, unrelated business income within the meaning of the United States Internal Revenue Code, regulation issues
thereunder, and Tenant agrees

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that
it will execute all documents or instruments necessary to effect such amendment or amendments, provided that no such amendment shall result in Tenant having to pay in the aggregate more money on
account of its occupancy of the Premises under the terms of this Lease as so amended, and provided further that no such amendment or amendments. shall result in Tenant having less rights than it has
prior to any such amendments or receiving under the provisions of this Lease less services than it is entitled to receive, nor services of a lesser quality.

21.21Guaranty.It shall be a condition precedent to the effectiveness of this Lease
that the Guarantor execute the Guaranty in the form attached hereto asExhibit F.

IN
WITNESS WHEREOF, the parties have executed and delivered this Lease under seal as of the day and yedr first above written.

|ATTEST/WITNESS:     |  | LANDLORD:                                          
|------------------- |  | ---------------------------------------------------
|                    |  | THE AVENUE AT WHITE MARSH, LLC                     
|                    |  | BY:                                                
|                    |  |                                                    
|                    |  |                                                    
|                    |  | Name:    P. Douglas Dollenberg,
Title:    President
|ATTEST/WITNESS:     |  | TENANT:                                            
|                    |  | CARROLLTON BANK, a Maryland corporation            
|/s/EDWARD R. BOOTEY |  | /s/S.D. MILLER                                     
|                    |  |                                                    
|Edward R. Bootey    |  | By: S.D. Miller
Title: Executive Vice President    

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