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                                                               EXHIBIT 10.34


                                   AGREEMENT
                                   ---------

     THIS AGREEMENT (the "Agreement") is made and entered as of the
twenty-third day of October, 1997, by and between HORIZON GROUP, INC., a
Michigan corporation ("HGI"), HORIZON/GLEN OUTLET CENTERS LIMITED PARTNERSHIP,
a Delaware limited partnership ("H/G Partnership", together with HGI,
"Horizon"), and NORMAN PERLMUTTER ("Perlmutter").

     WHEREAS, HGI is the sole general partner of H/G Partnership, and H/G
Partnership is a developer, owner and operator of manufacturer outlet centers
throughout the United States;

     WHEREAS, Perlmutter has served as the unpaid Chairman of the Board of HGI;

     WHEREAS, Perlmutter has made a most significant contribution to HGI by the
advice and counsel that he has given as Chairman of the Board;

     WHEREAS, Perlmutter has been instrumental in the exploration of strategic
alternatives and counsel relating to several principal financing transactions,
including among other transactions, Horizon's loan from Lehman Brothers (the
"Lehman Loan Agreement") and the refinancing of pre-existing bank debt;

     WHEREAS, the HGI Board of Directors wishes to be assured that Horizon will
continue to have the benefit of Perlmutter's expertise and experience from and
after January 1, 1998 (the "Effective Date");

     WHEREAS, pursuant to the terms and conditions of the Lehman Loan Agreement
the failure of Perlmutter to continue to serve as the Chairman of the Board of
HGI, without the prior written consent of Lehman, constitutes an event of
default under such agreement; and

     WHEREAS, Perlmutter is willing from and after the Effective Date to serve
as Chairman of the Board, if so elected, for a period equal to the shorter of
(i) three (3) years and (ii) the date on which the failure of Perlmutter to
serve as Chairman of the Board shall not cause a default under the Lehman Loan
Agreement (the "Termination Date").

     NOW, THEREFORE, in consideration of the foregoing and the mutual covenants
and agreements contained herein, the parties hereby agree as follows:

     1. CHAIRMAN OF THE BOARD.  From and after the Effective Date, Perlmutter
agrees to serve as Chairman of the Board (with the usual duties of a Chairman
of the Board), if so elected, until the Termination Date.



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     2.    COMPENSATION.

           (a) Horizon shall pay to Perlmutter a fee for agreeing to serve and
      serving as Chairman of the Board of HGI in the aggregate amount of One
      Million Dollars ($1,000,000) which shall be paid in three equal annual
      installments, the first of which is to be paid on the Effective Date,
      with the subsequent payments being made on January 1, 1999 and January 1,
      2000 (each a "Payment Date").  The payment of each installment shall be
      made by Horizon by wire transfer in immediately available funds on each
      Payment Date to an account of Perlmutter designated in writing to Horizon
      by Perlmutter.

           (b) In the event that the Termination Date occurs prior to
      January 1, 2000 all outstanding installments not previously paid
      shall automatically become immediately due and payable and shall
      be paid to Perlmutter on the Termination Date.

           (c) Such fee shall be paid notwithstanding Perlmutter's death or
      disability, whether temporary or permanent and whether occurring prior to
      or after the Effective Date, it being understood that the value of
      Perlmutter's services is not to be measured by the amount of time
      Perlmutter spends engaged in activities as Chairman of the Board of HGI
      or by his unavailability by reason of death or disability.

     3. RELATIONSHIP OF HGI AND PERLMUTTER.  It is the intention and
understanding of the parties hereto that nothing contained herein shall be
deemed or construed to create the relationship of employer and employee as
between Horizon and Perlmutter.

     4. DIRECTORS AND OFFICERS LIABILITY INSURANCE.  Horizon hereby covenants
and agrees to maintain customary directors and officers liability insurance
which is satisfactory in form and substance to Perlmutter and his counsel.

     5. INDEMNIFICATION.  HGI hereby covenants and agrees to maintain the
indemnification provisions as currently included in its By-laws until the terms
and conditions of this agreement have been satisfied.

     6. NOTICES.  Any notice to Horizon required or permitted under this
Agreement shall be given in writing to Horizon, either by personal service, by
registered or certified mail, postage prepaid, or by facsimile transmission
with answer back confirmation, duly addressed to the Chief Executive Officer of
Horizon at its then principal place of business.  Any such notice to Perlmutter
shall be given in a like manner and, if mailed, shall be addressed to
Perlmutter at his address then shown in the files of Horizon.  For the purpose
of determining compliance with any time limit herein, a notice, if sent by
mail, shall be deemed given on the date it is deposited in the United States
mail plus three (3) days.


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     7.    MISCELLANEOUS PROVISIONS.

           (a) SUCCESSORS AND ASSIGNS.  This Agreement shall be binding on
      Horizon and its successors and assigns.  The obligations of Horizon under
      this Agreement shall be assumed by any other corporation or other
      business entity (the "Successor") which succeeds to all or substantially
      all of the business of Horizon through merger, consolidation, corporate
      reorganization or by acquisition of all or a majority of the assets of
      Horizon.

           (b) SEVERABILITY.  Any term or provision of this Agreement which is
      invalid or unenforceable in any jurisdiction shall, as to that
      jurisdiction, be ineffective to the extent of such invalidity or
      unenforceability without rendering invalid or unenforceable the remaining
      terms and provisions of this Agreement or affecting the validity or
      enforceability of any of the terms or provisions of this Agreement in any
      other jurisdiction.  If any court of competent jurisdiction shall find
      any provision of this Agreement to be so broad as to be unenforceable,
      such provision shall be interpreted to be only so broad as is enforceable.

           (c) GOVERNING LAW.  This Agreement shall be governed by and
      construed in accordance with the laws of the State of Delaware with
      regard to conflicts of law principles thereof.

           (d) WAIVER.  Waiver by any of the parties of any breach of any
      provision of this Agreement shall not operate or be construed as a waiver
      of any prior or subsequent breach of the same or any other provision of
      this Agreement.

           (e) ATTORNEYS' FEES.  The prevailing party in any litigation
      instituted to enforce this Agreement shall, in addition to any other
      remedies, be entitled to be reimbursed by the other party for all
      expenses of such litigation, including reasonable attorneys' fees.  As
      used herein, "attorneys' fees" shall mean the full and actual costs of any
      legal services actually rendered in connection with the matters involved,
      calculated on the basis of the usual fee charged by the attorneys
      performing such services, and shall not be limited to "reasonable
      attorneys' fees" as defined by any statute or rule of court.

           (f) ENTIRE AGREEMENT.  This instrument contains the entire agreement
      of the parties with respect to the subject matter of this Agreement.

           (g) COUNTERPARTS.  This Agreement may be executed in any number of
      counterparts, which taken together shall be deemed to constitute one
      original.

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     IN WITNESS WHEREOF, the parties hereto have entered into and executed this
Agreement as of the date first above written.

                                           HORIZON GROUP, INC.,
                                           a Michigan corporation


                                           By: /s/ James S. Wassel
                                               --------------------------------
                                               Name: James S. Wassel
                                                    ---------------------------
                                               Its:  President
                                                    ---------------------------

                                           HORIZON/GLEN OUTLET CENTERS  LIMITED
                                           PARTNERSHIP, a Delaware limited
                                           partnership

                                           By: HORIZON GROUP, INC., a Michigan
                                           corporation, its sole General
                                           Partner


                                           By: /s/ James S. Wassel
                                               -------------------------------
                                               Name: James S. Wassel
                                                    --------------------------
                                               Its:  President
                                                   ---------------------------


                                           NORMAN PERLMUTTER


                                           /s/ Norman Perlmutter
                                           -----------------------------------



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