Document:

<PAGE>
                                                                  EXHIBIT 10.57

                     SECOND AMENDMENT TO MASTER STORE LEASE

      THIS SECOND AMENDMENT TO MASTER STORE LEASE ("Second Amendment") is made
as of MARCH 18, 2005, by and between SCHOTTENSTEIN STORES CORPORATION, a
Delaware corporation ("Landlord"), VALUE CITY DEPARTMENT STORES LLC, an Ohio
limited liability company ("VCDS"), and VALUE CITY OF MICHIGAN, INC., a Michigan
corporation ("VCM").

                                    RECITALS

      A. Landlord and Value City Department Stores, Inc., an Ohio corporation
("VCDS Inc."), entered into that certain Master Store Lease, dated as of April
25, 1991 (the "Master Lease"), whereby Landlord leased to VCDS Inc. thirteen
(13) separate parcels of real property, and subleased one (1) additional parcel
of real property, for VCDS Inc.'s use as fourteen (14) separate department
stores.

      B. Landlord and VCDS Inc. amended the Master Lease pursuant to that
certain First Amendment to Master Store Lease, dated as of February 3, 1992 (the
"First Amendment"). The Master Lease, as amended by the First Amendment, is
hereinafter referred to as the "Lease."

      C. Pursuant to a letter agreement dated December 11, 1995, VCDS Inc.
exercised its first of five (5) separate five (5) year renewal options under the
Lease for all fourteen (14) parcels of real property, thereby extending the term
of the Lease to July 31,2001.

      D. Pursuant to an Assignment and Assumption Agreement, dated as of January
26, 1996, VCDS Inc. assigned and VCM assumed all of VCDS Inc.'s right, title and
interest under the Lease with respect to the parcel of real estate located at
5101 Fenton Road, Flint, Michigan 48507 (the "Flint Premises").

      E. Pursuant to a letter agreement dated December 14, 2000, VCDS Inc., VCM
and Value City Limited Partnership, an Ohio limited partnership ("VCLP") (as
successor-in-interest to VCDS Inc. under the Lease with respect to the
Clarksville, Indiana and Louisville, Kentucky store locations) exercised the
second five (5) year renewal option under the Lease with respect to the Flint
Premises and the parcels of real estate located in Clarksville, Indiana;
Springdale, Ohio; Louisville, Kentucky; and Beckley, West Virginia, thereby
extending the term of the Lease with respect to such locations to July 31, 2006.

      F. VCLP merged with and into VCDS Inc. effective as of December 28, 2004
and VCDS Inc. merged with and into VCDS effective as of December 29, 2004. Thus,
VCDS is the successor to VCLP and VCDS Inc.'s interest under the Lease.

      G. Landlord is negotiating the sale of the Flint Premises to a third
party. Accordingly, Landlord, VCDS and VCM desire to amend the Lease so that the
Lease no longer applies to the Flint Premises. Simultaneously herewith, by
separate agreement, Landlord and VCM are entering into a new lease solely with
respect to the Flint Premises.
<PAGE>

                                    AGREEMENT

      In consideration of the foregoing Recitals, the agreements contained
herein, and other good and valuable consideration, the receipt and sufficiency
of which are hereby acknowledged, Landlord, VCDS and VCM hereby agree as
follows:

      1. Effective as of the date of this Second Amendment, the Lease shall be
modified and amended so that the term "Demised Premises" (as used in the Lease)
shall no longer include the Flint Premises. Thereafter, all provisions of the
Lease with respect to the Flint Premises shall be of no further force or effect.

      2. Except as specifically modified by this Second Amendment, the Lease
shall remain unchanged and in full force and effect.

      IN WITNESS WHEREOF, Landlord, VCDS and VCM have executed this Second
Amendment to Master Store Lease effective as of the date first written above.

LANDLORD:                            VCDS:
SCHOTTENSTEIN STORES CORPORATION,    VALUE CITY DEPARTMENT STORES LLC,
a Delaware corporation

By: /s/ Edward K. Arndt                   By: /s/ James McGrady
    ------------------------                  -----------------------
Name: Edward K. Arndt                     Name: James McGrady
Title: Sr. V.P., Real Estate              Title: Vice President

VCM:
VALUE CITY OF MICHIGAN, INC.,
a Michigan corporation

By: /s/ James A. McGrady
    -----------------------
Name: James A. McGrady
Title: CFO
<PAGE>

                      FIRST AMENDMENT TO MASTER STORE LEASE

      THIS AGREEMENT is made this 3rd day of February, 1992, by and between
SCHOTTENSTEIN STORES CORPORATION, a Delaware corporation ("Landlord"), and VALUE
CITY DEPARTMENT STORES, INC., an Ohio corporation ("Tenant").

                                    RECITALS

      A. Landlord and Tenant have previously entered into a certain Master Store
Lease, dated April 25, 1991, pursuant to which Landlord leased thirteen separate
parcels of real estate, and subleased an additional parcel of real estate, to
Tenant (the "Lease") .

      B. Landlord and Tenant desire to amend the Lease in certain respects.

                                    AGREEMENT

      In consideration of the foregoing Recitals and the mutual covenants
contained herein, the parties hereby agree as follows

      1. Effective as of the date hereof, the Lease shall be modified and
amended as follows:

            (a) Section 2 of the Lease shall be deleted in its entirety and the
      following shall be substituted in lieu thereof:

            Section 2. TERM

                  The initial term of this Lease shall begin on the
            "Commencement Date," as hereinafter defined, and end on July 31,
            1996.

            (b) Section 3 of the Lease shall be deleted in its entirety and the
      following shall be substituted in lieu thereof:

            Section 3. COMMENCEMENT DATE

                  As used herein, the term "Commencement Date" shall mean June
            18, 1991.

            (c) The reference to the term "Effective Date" in paragraph (a)(i)
      of Section 5 of the Lease shall be changed to "Commencement Date."

<PAGE>

            (d) The following shall be added to paragraph (h) of Section 5 of
      the Lease, at the end of such paragraph:

                  (viii) Tenant shall make all arrangements and pay for all
            Operating Costs attributable to that portion of the Shared Parcels
            occupied exclusively by Tenant which shall, during the term of this
            Lease, be levied, charged, assessed, imposed upon, or arise in
            connection with Tenant's occupancy of the Shared Parcels, except
            that those real estate taxes and assessments payable for the
            calendar years in which the Commencement Date and the expiration
            date occur shall be prorated based on a 365-day year. This Lease
            shall be deemed a "triple net lease" with respect to that portion of
            the Shared Parcels occupied exclusively by Tenant and, except as
            otherwise specifically provided herein, Landlord shall receive all
            Rent and other payments to be made by Tenant hereunder free from all
            charges, assessments, impositions, expenses, or deductions of any
            kind whatsoever.

                  (ix) As used herein, "Operating Costs" shall have the same
            meaning as defined in paragraphs (g)(ii) and (g)(iii) above, as
            applied to that portion of the Shared Parcels occupied exclusively
            by Tenant.

      2. Except as specifically modified herein, the Lease shall remain
unchanged and in full force and effect.

      IN WITNESS WHEREOF, the undersigned have executed this First Amendment to
Master Store Lease as of the day and year first above written.

                                       LANDLORD:

                                       SCHOTTENSTEIN STORES CORPORATION

                                       By: Robert M. Wysinski
                                           -------------------------------------
                                           Robert M. Wysinski Treasurer

                                       TENANT:

                                       VALUE CITY DEPARTMENT STORES, INC.

                                       By: Robert M. Wysinski
                                           -------------------------------------
                                           Robert M. Wysinski Vice President

                                      - 2 -
<PAGE>

STATE OF OHIO
COUNTY OF FRANKLIN

      The foregoing instrument was acknowledged before me this 3 day of
February, 1992, by Robert M. Wysinski, Treasurer of Schottenstein Stores
Corporation, a Delaware corporation, on behalf of the corporation.

[NOTARIAL SEAL]                         /s/ [ILLEGIBLE]
                                        ----------------------------------------
                                                      Notary Public

                                              NOTARY PUBLIC, STATE OF OHIO
                                              MY COMMISSION EXPIRES 6-30-96

STATE OF OHIO
COUNTY OF FRANKLIN

      The foregoing instrument was acknowledged before me this 3 day of
February, 1992, by Robert M. Wysinski, Vice President of Value City Department
Stores, Inc., an Ohio corporation, on behalf of the corporation.

[NOTARIAL SEAL]                         /s/ [ILLEGIBLE]
                                        ----------------------------------------
                                                      Notary Public

                                              NOTARY PUBLIC, STATE OF OHIO
                                              MY COMMISSION EXPIRES 6-30-96

This instrument was prepared by:
Jeffrey T. Hayes, Esq.
Porter, Wright, Morris & Arthur
41 South High Street
Columbus, Ohio  43215

JTH/796A

                                     - 3 -
<PAGE>

                               MASTER STORE LEASE

      THIS LEASE is made this 25th day of April, 1991, to be effective as of the
date specified in Section 3 hereof, by and between SCHOTTENSTEIN STORES
CORPORATION, a Delaware corporation having its principal offices located at 1800
Moler Road, Columbus, Ohio 43207 ("Landlord"), and VALUE CITY DEPARTMENT STORES,
INC., an Ohio corporation having its principal offices located at 3241
Westerville Road, Columbus, Ohio 43224 ("Tenant").

                                   WITNESSETH:

SECTION 1. PREMISES

      Landlord, in consideration of the rents to be paid and covenants and
agreements to be performed by Tenant, does hereby lease unto Tenant thirteen
separate parcels of real property for use as thirteen separate department stores
by Tenant, which thirteen parcels are more particularly described on Exhibit "A"
attached hereto and incorporated herein, and identified for reference as
follows:

                Alliance, OH                       Elyria, OH
                Barboursville, WV*                 Euclid, OH*
                Beckley, WV *                      Flint, MI *
                Cincinnati, OH (Ridge)             Louisville, KY (Dixie Hwy)
                Clarksville, IN                    Springdale, OH
                Columbus, OH (North)               Warrensville Hts., OH
                Columbus, OH (South)*

and hereby subleases unto Tenant one additional parcel of real property for use
as a department store, which parcel is more particularly described on Exhibit
"B" attached hereto and incorporated herein, and identified for reference as
follows:

            Parma, OH

(the fourteen parcels are each hereinafter individually referred to as a
"Parcel" and so many of the Parcels as may from time to time be subject to this
Lease are sometimes hereinafter referred to as the "Demised Premises").

SECTION 2. TERM

      This initial term of this Lease shall be for a period of five (5) years,
beginning on the "Commencement Date," as hereinafter defined, except that if the
Commencement Date shall be a day other than the first day of a month, then the
period of time between the Commencement Date and the first day of the month next
following shall be added to the term of the Lease.

<PAGE>

SECTION 3. COMMENCEMENT DATE

      Landlord is contemplating a reorganization pursuant to which all of its
department store operations will be transferred to Tenant (the
"Reorganization"). As used herein, the phrase "Commencement Date" shall mean the
date on which the Reorganization is consummated; provided, however, that if the
Reorganization is not consummated on or before December 31, 1991, this Lease
shall be void and shall have no force or effect whatsoever.

SECTION 4. RENEWAL OPTIONS

      Provided that Tenant has fully complied with all of the terms and
conditions on its part to be performed under this Lease, and provided that
Tenant has exercised any prior renewal options with respect to a particular
Parcel, Tenant may, by giving notice to the Landlord six (6) months before the
expiration of the initial term or current renewal term of this Lease, extend the
lease term for up to five (5) additional periods of five (5) years each, with
respect to any or all of the Parcels, individually, upon the same terms and
conditions as are set forth herein.

SECTION 5. RENT

      (a) Tenant hereby agrees to pay Landlord or Landlord's designee, at
Landlord's offices or at such other place as Landlord may from time to time
designate, as rent for the Demised Premises during the term of this Sublease,
the following amounts (the "Rent"):

            (i) During the period from the effective Date until July 31,
      1996, or applicable part thereof:

                  (A) base rent in the amount of $2,305,236.00 per year, subject
            to diminution pursuant to paragraph (e) below (the "Base Rent"),
            which shall be allocated as set forth on Exhibits A and B attached
            hereto; and

                  (B) commencing on August 1, 1991, percentage rent in the
            amount of 3% of the "gross receipts" (as hereinafter defined)
            attributable to the Demised Premises during each fiscal year ending
            July 31 in excess of the gross receipts attributable to such
            Premises for the fiscal year ending July 31, 1991 (the "Percentage
            Rent").

            (ii) During the period from August 1, 1996, through July 31, 2021,
      or applicable part thereof, the greater of the total amounts determined
      pursuant to paragraph (A) or (B) below:

                  (A) the Base Rent plus the Percentage Rent, subject to a
            minimum Percentage Rent in the following amounts per square foot of
            space in the Demised Premises during the periods indicated:

                                      - 2 -
<PAGE>

<TABLE>
<CAPTION>
                               Minimum Percentage
Applicable Period              Rent per Square Foot
<S>                            <C>
8/1/96 - 7/31/01                      $1.00
8/1/01 - 7/31/06                      $1.50
8/1/06 - 7/31/11                      $2.00
8/1/11 - 7/31/16                      $2.50
8/1/16 - 7/31/21                      $3.00
</TABLE>

                  (B) total rent of 2% of the total gross receipts attributable
            to the Demised Premises for each fiscal year ending July 31.

      (b) For purposes of this Lease, the term "gross receipts" shall mean the
total of all sales or rental of merchandise and of all services, all income, and
other receipts whatsoever of all business conducted in, at, or from any part of
all of the Demised Premises, whether for cash, credit, check, charge account,
gift, or merchandise certificate purchased, or for other disposition of value
regardless of collection. Should any departments, divisions, or parts of
Tenant's business be conducted by any sublessees, concessionaires, licensees,
assignees or others, then there shall be included in Tenant's "gross receipts"
all "gross receipts" of such departments, divisions, or parts, whether the
receipts be obtained at the Demised Premises or elsewhere, in the same manner as
if such business had been conducted by Tenant. "Gross receipts" shall exclude
the following: (i) any amount representing sales, use, excise, or similar taxes;
(ii) the amount of refunds, exchanges, returns by customers, or allowances to
customers.

      (c) During the initial term of this Lease, the Base Rent shall be payable
in twelve (12) equal monthly installments, in advance, on the first day of each
month. If the initial term commences on a day other than the first day of a
month, the installment for such first month shall be adjusted by multiplying the
full amount of the monthly installment times a fraction, the numerator of which
is the number of days in such first month during which this Lease is in effect,
and the denominator of which is the total number of days in such month. During
any period for which minimum Percentage Rent is payable, pursuant to paragraph
(a)(ii)(A) above, the Base Rent plus the minimum Percentage Rent shall be
payable in twelve equal monthly installments, in advance, on the first day of
each month.

      (d) The Percentage Rent, if any shall be owing, shall be paid within sixty
(60) days after the end of each fiscal year ending on July 31, and shall be
accompanied by a statement in writing signed by Tenant setting forth its gross
receipts from the sale of all items for such period. Tenant shall keep at its
principal executive offices, where now or hereafter located, true and accurate
accounts of all receipts from the Demised Premises. Landlord, its agents, and
its accountants shall have access to such records at any and all times during
regular business hours for the purpose of examining or auditing the same,
without expense to Tenant. Tenant also shall furnish to Landlord any and all
supporting data in its possession relating to gross sales and any deductions
therefrom as Landlord reasonably may require. Landlord agrees to keep any
information obtained therefrom confidential, except as may be required for
Landlord's

                                      - 3 -
<PAGE>

tax returns, or in the event of litigation or arbitration where such matters are
material.

            (i) Tenant shall at all times maintain at each of its stores located
      on the Parcels continuous tape or "locked-in" cash registers which shall
      be available for Landlord's inspection at any reasonable time.

            (ii) If Landlord, for any reason, questions or disputes any
      statements regarding Percentage Rent, then Landlord, at its own expense,
      shall employ such Certified Public Accountants as Landlord may select to
      audit and determine the amount of gross receipts for the period or periods
      covered by such statements. If the report of the Certified Public
      Accountants employed by Landlord shows any additional Percentage Rent
      payable by Tenant, then Tenant shall pay to Landlord such additional
      Percentage Rent within thirty (30) days after the report has been
      forwarded to Tenant unless Tenant shall, within said thirty (30) day
      period, notify Landlord that Tenant questions or disputes the correctness
      of such report. If Tenant questions or disputes the correctness of the
      report, the accountants employed by Tenant and the accountants employed by
      Landlord shall endeavor to reconcile the question or dispute within thirty
      (30) days after the notice from Tenant questioning or disputing the report
      of Landlord's accountants. If it is finally determined by the parties that
      Tenant has understated Percentage Rent for any period by three percent
      (3%) or more, then Tenant shall reimburse Landlord for the cost of the
      audit within thirty (30) days of receiving notice of the cost thereof.

      (e) In the event that this Lease is terminated with respect to any one or
more, but fewer than all, of the Parcels, for any reason, then the rent payable
hereunder shall be prorated as follows:

            (i) The rent payable for subsequent years beginning on August 1 and
      ending on July 31 shall be adjusted as follows:

                  (A) the Base Rent shall be reduced by the amount of the Base
            Rent allocated to the Parcel or Parcels no longer subject to this
            Lease, as specified in paragraph (a)(i)(A) above; and

                  (B) for the purpose of calculating the Percentage Rent, the
            amount of gross receipts attributable to the Demised Premises for
            the fiscal year ending July 31, 1991, shall be reduced by the amount
            of such 1991 gross receipts attributable to the Parcel or Parcels no
            longer subject to this Lease.

            (ii) If any such partial termination of this Lease occurs on any day
      other than July 31, the rent payable for the year ending on the July 31
      immediately following the date of such partial termination shall be
      adjusted as follows:

                  (A) the Base Rent payable hereunder for such period shall be
            reduced by the product of the amount of the Base Rent allocated to
            the Parcel or Parcels no longer subject to this Lease times a
            fraction, the numerator of which is the actual

                                      - 4 -
<PAGE>

            number of days in such period after the date of such partial
            termination, and the denominator of which is 365;

                  (B) for the purpose of calculating the Percentage Rent payable
            hereunder for such period, the amount of gross receipts attributable
            to the Demised Premises for the fiscal year ending July 31, 1991,
            shall be reduced by the product of the amount of such 1991 gross
            receipts attributable to the Parcel or Parcels no longer subject to
            this Lease times the fraction described in paragraph (A) above; and

                  (C) for the purpose of calculating the minimum Percentage Rent
            payable hereunder for such period, the number of square feet in the
            Demised Premises shall be reduced by the product of the number of
            square feet in the Parcel or Parcels no longer subject to this Lease
            times the fraction described in paragraph (A) above.

      (f) In the event that this Lease is terminated or expires with respect to
the entire Demised Premises on any day other than July 31, then the rent payable
hereunder for the final partial year of this Lease shall be prorated as follows:

            (i) the Base Rent payable hereunder for such period shall be
      determined by multiplying the total amount of the Base Rent by a fraction,
      the numerator of which is the actual number of days in such period after
      the date of such termination or expiration, and the denominator of which
      is 365;

            (ii) for the purpose of calculating the Percentage Rent payable
      hereunder for such period, the amount of gross receipts attributable to
      the Demised Premises for the fiscal year ending July 31, 1991, shall be
      equal to the product of the total amount of such 1991 gross receipts times
      the fraction described in paragraph (i) above; and

            (iii) for the purpose of calculating the minimum Percentage Rent
      payable hereunder for such period, the number of square feet in the
      Demised Premises shall be equal to the product of the total number of
      square feet in the Demised Premises times the fraction described in
      paragraph (i) above.

      (g) Operating Costs - Freestanding Parcels:

            With respect to those Parcels to which Landlord has granted no
rights of possession or use to any other tenant (all such Parcels being
hereinafter referred to as "Freestanding Parcels"):

            (i) Tenant shall make all arrangements and pay for all Operating
      Costs (as hereinafter defined) which shall, during the term of this Lease,
      be levied, charged, assessed, imposed upon, or arise in connection with
      Tenant's occupancy of the Freestanding Parcels, except that those real
      estate taxes and assessments payable for the calendar years in which the
      Commencement Date and the expiration date occur shall be prorated based on
      a 365-day year. This Lease shall be deemed a "triple net lease," and,
      except as otherwise specifically provided

                                     - 5 -
<PAGE>

      herein, Landlord shall receive all Rent and other payments to be made by
      Tenant hereunder free from all charges, assessments, impositions,
      expenses, or deductions of any kind whatsoever.

            (ii) As used herein "Operating Costs" shall mean all of the
      following described costs incurred or to be incurred in connection with
      operation of the Freestanding Parcels and all appurtenances thereto:
      expenditures for taxes, assessments, and governmental charges (including
      real and personal property ad valorem taxes, special assessments, and any
      taxes levied by any federal, state or local government authority in lieu
      of, in substitution for, or in addition to existing real property taxes on
      the Freestanding Parcels, or the ownership, operation, or maintenance of
      all or any part thereof, and taxes on rents or services); gas,
      electricity, water, sewer, or other public or private utility charges;
      cleaning (including supplies and janitorial services); pest control;
      licenses, permits, and inspection fees; insurance premiums; heating and
      cooling expenses; landscaping; costs of snow and ice removal; labor;
      supplies; and security charges. The following expenses shall not be deemed
      Operating Costs: income, franchise, and similar taxes personal to the
      Landlord; Landlord's legal and accounting fees; and any costs, fines, or
      penalties imposed on Landlord by any governmental authority having
      jurisdiction over the Freestanding Parcels unless caused by Tenant's
      default hereunder.

            (iii) Where a Freestanding Parcel which is a part of the Demised
      Premises does not constitute a separate tax lot, Tenant shall pay its
      proportionate share of all taxes, assessments, and governmental charges
      (including real and personal property ad valorem taxes, special
      assessments, and any taxes levied by any federal, state or local
      government authority in lieu of, in substitution for, or in addition to
      existing real property taxes on the land and buildings of which such
      Parcel is a part, or the ownership, operation, or maintenance of all or
      any part thereof, and taxes on rents and services). Tenant's proportionate
      share shall be equal to the product obtained by multiplying all of such
      taxes, assessments, and governmental charges by a fraction, the numerator
      of which shall be the number of square feet of Tenant's space and the
      denominator of which shall be the total number of square feet of leasable
      space in the building or buildings of which Tenant's space is a part.

      (h) Common Areas - Shared Parcels:

          With respect to each Parcel which is not a Freestanding Parcel but
which is part of a shopping center owned by Landlord, space in which is leased
to Tenant in addition to other tenants (such Parcel being hereinafter referred
to as a "Shared Parcel", and each such shopping center being hereinafter
referred to as a "Shopping Center"):

          (i) "Common Areas" means all areas and facilities in the Shopping
      Center provided and so designated by Landlord or otherwise made available
      by the owner or Tenant thereof, for the common use and benefit of tenants
      of the Shopping Center and their customers, employees and invitees. Common
      Areas shall include (to the extent the

                                     - 6 -
<PAGE>

      same are constructed), but not be limited to, the parking areas,
      sidewalks, landscaped areas, corridors, stairways, boundary walls and
      fences, incinerators, truckways, service roads, and service areas.

            (ii) Landlord shall, throughout the term hereof, operate and
      maintain the Common Areas, including the parking areas, for the use and
      benefit of the tenants of the Shopping Center and their customers and
      invitees. Landlord shall at all times have exclusive control of the Common
      Areas and may at any time and from time to time: (a) promulgate, modify
      and amend reasonable rules and regulations for the use of the Common
      Areas, which rules and regulations shall be binding upon Tenant upon a
      delivery of a copy thereof to Tenant; (b) temporarily close any part of
      the Common Areas, including but not limited to closing the streets,
      sidewalks, road or other facilities to the extent necessary to prevent a
      dedication thereof or the accrual of rights of any person or of the public
      therein; (c) exclude and restrain anyone from the use or occupancy of the
      Common Areas or any part thereof except bona fide customers and suppliers
      of the tenants of the Shopping Center who use said areas in accordance
      with the rules and regulations established by Landlord; (d) engage others
      to operate and maintain all or any part of the Common Areas, on such terms
      and conditions as Landlord shall, in its sole judgment, deem reasonable
      and proper; and (e) make such changes in the Common Areas as in its
      opinion are in the best interest of the Shopping Center, including but not
      limited to changing the location of walkways, service areas, driveways,
      entrances, existing automobile parking spaces and other facilities,
      changing the direction and flow of traffic and establishing prohibited
      areas.

            (iii) Tenant shall keep all Common Areas free of obstructions
      created or permitted by Tenant. Tenant shall permit the use of the
      Common Areas only for normal parking and ingress and egress by its
      customers and suppliers to and from the Shared Parcel. If in Landlord's
      opinion unauthorized persons are using any of the Common Areas by reason
      of Tenant's occupancy of the Shared Parcel, Tenant shall, upon Landlord's
      demand, enforce Landlord's rights against all such unauthorized persons.
      Landlord shall nonetheless have the right at any time to remove any such
      unauthorized persons from said areas or to restrain unauthorized persons
      from said areas. Landlord, Tenant, and others constructing improvements or
      making repairs or alterations in the Shopping Center shall have the right
      to make reasonable use of portions of the Common Areas.

            (iv) Tenant will pay, as additional rent, its proportionate share of
      the "Maintenance Costs," as hereinafter defined, for the operation and
      maintenance of the Common Areas. Such Maintenance Costs will be payable
      annually, within 30 days after Tenant's receipt of the statement of such
      Costs required under paragraph (vii) below.

            (v) The "Maintenance Costs" for the Common Areas shall be computed
      on an accrual basis, under generally accepted accounting principles, and
      shall, by way of example but not limitation, include: (a) cost of labor
      (including workmen's compensation insurance and payroll taxes); (b)
      materials, and supplies used or consumed in the

                                      - 7 -

<PAGE>

      maintenance or operation of the Common Areas; (c) the cost of operating,
      and repairing of the lighting; (d) cleaning, painting, removing of rubbish
      or debris, snow and ice, policing, and inspecting the Common Areas; (e)
      the cost of repairing and/or replacing paving, curbs, walkways, markings,
      directional or other signs; landscaping, and drainage and lighting
      facilities; (f) rental paid for maintenance machinery and equipment; and
      (g) a reasonable allowance to Landlord for Landlord's supervision, which
      allowance shall not in an accounting year exceed fifteen percent (15%) of
      the total of all Maintenance Costs for such accounting year. Maintenance
      Costs shall not include depreciation or any costs properly chargeable to a
      capital account under generally accepted accounting principles.

            (vi) Landlord shall maintain accurate and detailed records of all
      Maintenance Costs for the Common Areas in accordance with generally
      accepted accounting principles. Tenant's proportionate share of the
      Maintenance Costs of the Common Areas shall be a fraction, the numerator
      of which shall be the floor area of the Demised Premises, and the
      denominator of which shall be the gross leasable area (in square feet) of
      all other buildings in the Shopping Center.

            (vii) Tenant's proportionate share of all Maintenance Costs shall be
      computed by Landlord within sixty (60) days after the end of each
      accounting year (which Landlord may change from time to time). At that
      time Landlord shall furnish to Tenant a statement showing in reasonable
      detail the actual Maintenance Costs incurred during such accounting year
      and Tenant's proportionate share thereof (prorated for any partial year,
      with appropriate adjustments to reflect any change in the floor area of
      the Demised Premises or the gross leasable area of a building occurring
      during such accounting year).

SECTION 6. RIGHT TO REMODEL

      Tenant may, with Landlord's approval and at Tenant's expense, repair,
alter, and remodel any of the Demised Premises, excepting structural changes, in
any manner and to any extent that Tenant may from time to time deem necessary
for adapting any of the Demised Premises to the requirements and uses of Tenant
and for the installation of its fixtures, appliances and equipment. All plans
for such, remodeling shall be submitted to Landlord for endorsement of its
approval prior to commencement of work. Upon Landlord's request, Tenant shall be
obligated, if it remodels and/or alters any of the Demised Premises, to restore
the Demised Premises upon vacating the same. Tenant will indemnify and save
harmless the Landlord from and against all mechanics' liens or claims by reason
of repairs, alterations or improvements which may be made by Tenant on any of
the Demised Premises.

SECTION 7.  GLASS

      Tenant shall maintain the glass part of the Demised Premises, promptly
replacing any breakage and fully saving the Landlord harmless from any loss,
cost, or damage resulting from such breakage or the replacement thereof.

                                      - 8 -

<PAGE>

SECTION 8. PERSONAL PROPERTY

      Tenant further agrees that all personal property of every kind or
description that may at any time be in or on any of the Demised Premises shall
be at Tenant's sole risk, or at the risk of those claiming under Tenant, and
that Landlord shall not be liable for any damage to said property or loss
suffered by the business or occupation of Tenant caused in any manner
whatsoever.

SECTION 9. RIGHT TO MORTGAGE

      (a) Landlord reserves the right to subject and subordinate this Lease at
all times to the lien of any deed of trust, mortgage, or mortgages now or
hereafter placed upon Landlord's interest in any of the Demised Premises;
provided, however, that no default by Landlord, under any deed of trust,
mortgage, or mortgages, shall affect Tenant's rights under this Lease so long as
Tenant substantially performs the obligations imposed upon it hereunder. Tenant
shall execute any instrument presented to Tenant for the purpose of effecting
such subordination. If Tenant fails to execute such an instrument within ten
(10) days after it is submitted, Landlord hereby is authorized to execute it as
attorney-in-fact for Tenant. It is a condition, however, to these subordination
and lien provisions that Landlord shall procure from any mortgagee an agreement
in writing, which shall be delivered to Tenant or contained in the subordination
agreement, providing in substance that so long as Tenant faithfully discharges
its obligations under this Lease, its tenancy will not be disturbed nor this
Lease affected by any default under such mortgage.

      (b) Whenever notice is required to be given to Landlord pursuant to the
terms of this Lease, Tenant likewise will give such notice to any first
mortgagee of which it has received legal notice. Furthermore, such mortgagee
shall have the same rights to cure any default on the part of Landlord that
Landlord would have had.

SECTION 10. SUBLEASE OR ASSIGNMENT

      Tenant shall not sublease or assign this Lease without the prior written
consent of Landlord, except that Tenant shall be permitted to sublease space to
the subtenants currently occupying such space on the Commencement Date of this
Lease.

SECTION 11. EMINENT DOMAIN

      (a) If any of the Demised Premises or any part of any of the buildings
thereon shall be taken or condemned either permanently or temporarily for any
public or quasipublic use or purpose by a competent authority, in appropriation
proceedings or by any right of eminent domain, the entire compensation or award
therefor, including leasehold, reversion, and fee, shall belong to Landlord.

                                      - 9 -

<PAGE>

      (b) If not more than twenty percent (20%) of a Parcel is taken or
condemned, and if the portion of the Parcel not taken can be repaired so as to
be commercially fit for the operation of Tenant's business within ninety (90)
days from the date on which possession is taken for public use, Landlord at its
own expense shall repair the portion of the Parcel not taken and there shall be
an "Equitable Abatement of Rent," as hereinafter defined, for the remainder of
the Lease term and for any renewal terms. If the portion of the Parcel not taken
cannot be repaired within ninety (90) days from the date on which possession is
taken so as to be commercially fit for the operation of Tenant's business, then
such property shall be released from the provisions of this Lease and there
shall be an Equitable Abatement of Rent for the remainder of the Lease term.
Except as stated herein, no other taking or condemnation shall cause this Lease
to be terminated. No appropriation or condemnation proceedings shall operate as
or be deemed an eviction of Tenant or a breach of Landlord's convenant of quiet
enjoyment.

      (c) As used herein, the term "Equitable Abatement of Rent" is defined to
mean a reduction in the amount of Rent calculated as follows:

            (i) Base Rent shall be adjusted in the manner provided in paragraph
      5(e) above, based upon the number of square feet taken by condemnation or
      which cannot be repaired as provided above; and

            (ii) Operating Costs, as applicable, shall be reduced by the actual
      decrease in taxes and insurance due and payable by Landlord and reimbursed
      by Tenant as Maintenance Costs.

      (d) If more than 20% of all of the Demised Premises shall at any time
after the execution of this Lease be taken by public or quasipublic use or
condemned under eminent domain, then at the option of the Landlord or Tenant
upon giving of thirty (30) days written notice (after notice of condemnation),
this Lease shall terminate as of the date of the taking and any prepaid Rent
shall be prorated as of the effective date of termination.

SECTION 12. TENANT'S TAXES

      Tenant agrees to pay promptly when due all taxes assessed against Tenant's
fixtures, furnishings, equipment, and stock in trade placed in or on the Demised
Premises during the term of this Lease.

SECTION 13. RISK OF LOSS

      All personal property, goods, machinery, and merchandise in the Demised
Premises shall be at Tenant's risk if damaged by water, fire, explosion, wind,
or accident of any kind.

SECTION 14. USE AND OCCUPANCY

      During the term of this Lease all of the Demised Premises shall be
occupied for the operation of full line "off-price" department stores, and

                                     - 10 -

<PAGE>

for no other purpose whatsoever, without the prior written consent of Landlord.
Tenant shall at all times conduct its operations on the Demised Premises in a
lawful manner and in compliance with all governmental laws, rules, regulations,
and orders applicable to the Landlord hereunder. Tenant covenants and agrees
that none of the Demised Premises shall be abandoned or left vacant and all of
the Demised Premises shall be continuously used, occupied and open for business
at least five days per week, except with the written consent of Landlord with
respect to a specific circumstance regarding any particular Parcel.

SECTION 15. NUISANCES

      Tenant shall not perform any acts or carry on any practice which may
injure the Demised Premises. Landlord shall not perform any acts or carry on any
practices which would injure the Demised Premises or be a nuisance or menace to
Tenant or which would interfere with the right of quiet enjoyment granted to
Tenant under Section 20 of this Lease.

SECTION 16. WASTE

      Tenant covenants that it will use, maintain, and occupy the Demised
Premises in a careful, safe, lawful, and proper manner and will not commit waste
therein. Landlord shall have access to the Demised Premises at all reasonable
times for purposes of inspecting and examining the condition and maintenance of
the premises.

SECTION 17. FIRE, REBUILDING, AND ALTERING

      (a) At all times during the term of this Lease, Tenant shall either
maintain or, at Landlord's option, reimburse Landlord for, fire, casualty, and
extended coverage insurance on all the buildings and permanent improvements in
all of the Demised Premises.

      (b) If any of the Demised Premises or any permanent additions or leasehold
improvements thereto shall be damaged, destroyed, or rendered untenantable, in
whole or in part, by or as the result or consequence of fire or other casualty
during the term thereof, Landlord shall repair and restore the same to a good
tenantable condition with reasonable dispatch. During any period of repair, the
Rent herein provided for in this Lease shall abate: (i) entirely in case all of
the Demised Premises are untenantable and if Tenant determines in good faith
that it cannot economically conduct business from any of the undamaged portions
of the remaining Demised Premises; and (ii) equitably if only a portion of any
of the Demised Premises are untenantable and Tenant is able to conduct its
business from the undamaged portion of such Demised Premises. The Equitable
Abatement of Rent shall be calculated pursuant to Section ll(c) hereof.
Equitable Abatement of Rent shall cease when the affected Parcels are restored
to a tenantable condition.

      (c) If the Parcel which has been partially damaged or destroyed has not
been repaired and restored to tenantable condition within one hundred

                                     - 11 -

<PAGE>

fifty (150) days from the date of receipt of insurance proceeds for such damage
or destruction, either Tenant or Landlord may release such property from this
Lease by giving sixty (60) days prior written notice to the other party and
thereupon Landlord and Tenant shall be released from all future liability and
obligations with regard to such property under this Lease and there shall be an
Equitable Abatement of Rent for the remaining property covered under this Lease
for the remaining Lease term.

      (d) If one or more Parcels are damaged or destroyed during the last two
(2) years of the original or any extended term of this Lease to the extent of
more than one-third (1/3) of the ground floor area thereof, Landlord shall have
the right to terminate this Lease with respect to such damaged or destroyed
property by written notice to Tenant within sixty (60) days following the damage
or destruction, unless within thirty (30) days following receipt of such notice
Tenant offers to extend the term of this Lease for an additional period of five
(5) years from the date the damage or destruction is repaired or restored. If
Tenant makes an offer to extend, Landlord and Tenant shall determine the terms
and conditions of the extension within thirty (30) days thereafter or Tenant's
offer shall not estop Landlord from so modifying this Lease. If the terms and
conditions have been mutually agreed to by the parties, then Landord shall
accept Tenant's offer and shall repair and restore the Parcels within the time
and in the manner set forth above.

      (e) All policies of fire and extended coverage insurance required to be
maintained by Tenant shall name Landlord and Landlord's mortgagee as the named
insured, as their respective interests may appear. Tenant agrees to furnish
Landlord with copies of such policies or certificates of such coverage. All such
policies shall provide that any loss shall be payable to Landlord or to
Landlord's mortgagee as their interests may appear. All proceeds recovered by
Tenant under fire and extended coverage insurance shall be immediately payable,
upon receipt, if any, by Tenant to Landlord.

SECTION 18. REPAIRS - SHARED PARCELS

      With respect to each Shared Parcel which is a part of the Demised
Premises:

      (a) Landlord shall keep in good order, condition, and repair the
following: (i) structural parts; (ii) exterior foundations; (iii) exterior walls
(except for interior faces); (iv) downspouts; (v) gutters; and (vi) the roof of
the building of which the Shared Parcel forms a part, and the plumbing and
sewage system outside the building, except (as to all items) for damage caused
by any negligent act or omission of Tenant or its customers, employees, agents,
invitees, licensees, or contractors. "Structural parts" shall mean only the
following: (i) foundations; (ii) exterior walls; (iii) concrete slabs; (iv) the
beams and columns bearing the main load of the roof; and (v) the floors (but not
floor coverings).

      (b) Notwithstanding the provisions of Paragraph (a) above, Landlord shall
not be obligated to repair the following: (i) the exterior or interior of any
doors, windows, plate glass, or showcases surrounding the Demised Premises or
store fronts; (ii) heating, ventilating or

                                     - 12 -

<PAGE>

air-conditioning equipment in the Shared Parcel; (iii) damage caused by any
casualty, burglary, break-in, vandalism, war, or act of God; and (iv) in any
case until after ten (10) days' notice from Tenant stating the need for repairs.
Tenant hereby expressly waives the provisions of any law permitting repairs by a
tenant at the landlord's expense.

      (c) Tenant shall maintain, at Tenant's expense, all and every other part
of the Shared Parcel in good order, condition and repair, including, by way of
example but not limitation: (i) all leasehold improvements; (ii) all heating,
ventilating, and air-conditioning; (iii) interior plumbing and sewage
facilities; (iv) all interior lighting; (v) electric signs; (vi) all interior
walls; (vii) floor coverings; (viii) ceilings; (ix) appliances and equipment;
(x) all doors, exterior entrances, windows, and window mouldings; (xi) plate
glass; (xii) store fronts; and (xiv) any damages occasioned or caused by the
actions of Tenant, its agents, invitees, or employees as a result of Tenant's
repair obligation hereunder.

      (d) If Landlord deems any repair which Tenant is required to make
hereunder to be necessary, Landlord may demand that Tenant make that repair
immediately. If Tenant refuses or neglects to make the demanded repair and to
complete it with reasonable dispatch, Landlord may make the repair and Tenant
shall, on demand, immediately pay to Landlord the cost of the repair together
with interest at ten percent (10%) per annum. Landlord shall not be liable to
Tenant for any loss or damage that may accrue to Tenant's stock or business by
reason of such work or its results, except with respect to any such loss or
damage caused by the negligence or willful acts of Landlord or Landlord's
employees, agents, or independent contractors.

SECTION 19. REPAIRS - FREESTANDING PARCELS

      (a) With respect to all of the Freestanding Parcels which are part of the
Demised Premises, Tenant shall, at all times, keep in good order, condition and
repair, all and every part of the Freestanding Parcels, including, by way of
example but not limitation: (i) structural parts; (ii) exterior foundations;
(iii) exterior walls; (iv) downspouts and gutters; (v) roofs; (vi) plumbing and
sewage systems, both interior and exterior; (vii) all leasehold improvements;
(viii) all heating, ventilating and air conditioning; (ix) all interior
lighting; (x) electric signs; (xi) all interior walls, floors, floor coverings
and ceilings; (xii) appliances and equipment: (xiii) all doors, exterior
entrances, windows, and window mouldings; (xiv) plate glass; (xv) store fronts;
and (xvi) any damages occasioned or caused by the actions of Tenant, its agents,
invitees, or employees as a result of Tenant's repair obligation hereunder.

      (b) If Landlord deems any repair which Tenant is required to make
hereunder to be necessary, Landlord may demand that Tenant make that repair
immediately. If Tenant refuses or neglects to make the demanded repair and to
complete it with reasonable dispatch, Landlord may make the repair and Tenant
shall, on demand, immediately pay to Landlord the cost of the repair together
with interest at ten percent (10%) per annum. Landlord shall not be liable to
Tenant for any loss or damage that may accrue to Tenant's stock or business by
reason of such work or its results, except with

                                     - 13 -

<PAGE>

respect to any such loss or damage caused by the negligence or willful acts of
Landlord or Landlord's employees, agents, or independent contractors.

SECTION 20. COVENANT OF TITLE AND PEACEFUL POSSESSION

      (a) Subject to the provisions of Section 11 hereof, on or before the
Commencement Date Landlord shall have good and marketable title in fee simple to
all of the Parcels described in Exhibit A and a leasehold interest in all of the
Parcels described in Exhibit B and the right to make this Lease for the
specified term. On or before the Commencement Date, Landlord shall put Tenant
into complete and exclusive possession of the Demised Premises, and if Tenant
pays all Rent and performs all covenants and provisions of this Lease to be
performed by Tenant, Tenant shall, during the term hereby demised, freely,
peaceably, and quietly enjoy and occupy the full possession of the Demised
Premises and the tenements, hereditaments, and appurtenances thereunto belonging
without molestation or hindrance by any person.

      (b) Landlord covenants that it shall maintain its leasehold interest and
that it shall not, during the term hereby demised, voluntarily or involuntarily
surrender its leasehold interest in the subleased Parcels described in Exhibit B
(the "Subleased Parcels").

SECTION 21. LIABILITY INSURANCE

      Tenant agrees to carry at its own expense, throughout this Lease, public
liability insurance covering all of the Demised Premises and Tenant's use
thereof, which insurance shall include Landlord as an additional named insured,
in companies and in a form satisfactory to Landlord, with minimums of the
following for each parcel of real property: (i) Three Hundred Thousand Dollars
($300,000.00) on account of bodily injuries to or death of one person; (ii) Five
Hundred Thousand Dollars ($500,000.00) on account of bodily injuries to or death
of more than one person as a result of any one accident or disaster; and (iii)
One Hundred Thousand Dollars ($100,000.00) coverage for property damaged in an
accident. Tenant shall deposit the policy or policies or certificates thereof
with Landlord prior to the date of occupancy by Tenant. All liability insurance
policies and certificates shall bear endorsements to the effect that the insurer
agrees to notify Landlord not less than ten (10) days in advance of modification
or cancellation thereof.

SECTION 22. FIXTURES

      Provided that Tenant repairs any damage caused by removal of its property
and provided that the Tenant is not in default under this Lease, Tenant shall
have the right to remove from any of the Demised Premises all of its signs,
shelving, electrical, and other fixtures and equipment, window reflectors and
backgrounds, and any and all other trade fixtures which it has installed in and
upon any of the Demised Premises.

                                     - 14 -

<PAGE>

SECTION 23. SURRENDER

      Tenant covenants and agrees to deliver up and surrender to Landlord the
physical possession of all of the Demised Premises upon the expiration of this
Lease, or upon its termination as herein provided, in as good condition and
repair as the same shall be at the commencement of the original term, loss by
fire and/or ordinary wear and tear excepted, and to deliver all of the keys to
Landlord or Landlord's agents.

SECTION 24. HOLDING OVER

      There shall be no privilege of renewal hereunder except as specifically
set forth in this Lease, and any holding over by Tenant after the expiration
shall be from day to day on the terms and conditions set forth in this Lease
(prorated on a daily basis) at Landlord's option; no acceptance of Rent by or
act or statement whatsoever on the part of Landlord or its duly authorized
agents shall be construed as an extension of the term or as a consent to any
further occupancy in the absence of a written contract signed by Landlord.

SECTION 25. NOTICE

      Whenever under this Lease provisions are made for notice of any kind to
Landlord, it shall be deemed sufficient notice and sufficient service thereof if
such notice to Landlord is in writing, addressed to Landlord at 3241 Westerville
Road, Columbus, Ohio 43224, or at such other address as Landlord may specify in
writing, and deposited in the United States mail by registered or certified
mail, return receipt requested, with postage prepaid. Notice to Tenant shall be
sent in like manner to the Demised Premises.

SECTION 26. DEFAULT

      If Rent or any part thereof shall at any time be in arrears and unpaid for
thirty (30) days or if the Tenant or its successors shall fail to perform any of
the covenants, agreements, or conditions of this Lease, and the breach is not
cured within thirty (30) days after written notice from Landlord, or if Tenant
shall abandon or vacate any of the Parcels during the term thereof, or shall
make an assignment for the benefit of creditors, or if a receiver for Tenant be
appointed in any action or proceeding by or against Tenant or if a petition
(voluntary or involuntary) under the Federal Bankruptcy Act or acts amendatory
thereof or supplemental thereto shall be filed by or against Tenant, or if
Tenant should be adjudicated bankrupt, or if the interest of Tenant in the
Demised Premises be sold under execution or other legal process, Landlord may
enter in and upon the Demised Premises and again have and repossess and enjoy
the Demised Premises as if this Lease had not been made and thereupon this Lease
and everything contained herein on the part of Landlord to be kept and performed
shall cease and determine and be utterly void, without prejudice, however, to
the right of Landlord to recover from Tenant or its successors all Rent due up
to the time of entry. The commencement of a proceeding or

                                     - 15 -

<PAGE>

suit in forcible entry and detainer or in ejectment or otherwise, after any
default by Tenant, shall be equivalent in every respect to actual entry by
Landlord. In case of any default by Tenant and entry by Landlord, Landlord may
relet the premises at Tenant's cost (including but not limited to brokers and
attorneys fees) for the remainder of the Lease term for the highest rent
obtainable, and may recover from Tenant any deficiency between the amount so
obtained and the amount of Rent hereinbefore reserved.

SECTION 27. WAIVER OF SUBROGATION

      Landlord and Tenant hereby release each other from any and all liability
or responsibility (to the other or to any one claiming through or under them by
way of subrogation or otherwise) for any loss or damage to property caused by
fire or by any other casualty covered by extended coverage or supplementary
insurance contract, even if such fire or other casualty is caused by the fault
or negligence of the other party or any one for whom that party may be
responsible; provided, however, that this release shall be applicable and in
force and effect only with respect to loss or damage occurring while the
releasor's policies contain a clause or endorsement to the effect that any
release shall not adversely affect, impair, or prejudice the right of the
releasor to recover thereunder. Landlord and Tenant each agree that their
policies will include such a clause or endorsement so long as the same is
obtainable and that if not obtainable, each shall so advise the other in
writing, which notice shall release both parties from the obligation to obtain
such a clause or endorsement.

SECTION 28. EXCULPATION

      If the Tenant obtains a money judgment against Landlord, or against any of
its successors or assigns, under any provisions of or with respect to this Lease
or on account of any matter, condition, or circumstance arising out of the
relationship of the parties under this Lease, Tenant's occupancy of the
buildings, or Landlord's ownership of the Demised Premises, Tenant shall be
entitled to have execution upon such judgement only upon Landlord's fee simple
interest in the Demised Premises and not out of any other assets of Landlord or
of any of its successors or assigns. Landlord shall be entitled to have any such
judgement so qualified as to constitute a lien only on said fee simple estate.

SECTION 29. RIGHTS CUMULATIVE

      Unless expressly provided to the contrary in this Lease, each and every
one of the rights, remedies, and benefits provided by this Lease shall be
cumulative and shall not be exclusive of any other right, remedy, or benefit
allowed by law; provided, however, that this Lease shall not be cancellable for
default of Tenant except as specifically provided in this Lease.

                                     - 16 -

<PAGE>

SECTION 30. MITIGATION OF DAMAGES

      Notwithstanding any of the terms and provisions to the contrary contained
in this Lease, Landlord and Tenant each shall have the duty and obligation to
mitigate, in every reasonable manner, any and all damages that may be caused or
suffered by virtue of defaults under or violation of any of the terms and
provisions of this Lease committed by the other.

SECTION 31. SIGNS

      No building, free-standing, pylon, or other sign, shall be placed upon the
Demised Premises unless it complies with sign criteria established by Landlord.

SECTION 32. ENTIRE AGREEMENT

      This Lease constitutes the entire agreement of the parties; all prior
agreements between the parties, whether written or oral, are merged herein and
shall be of no force and effect. This Lease cannot be changed, modified, or
discharged other than by an agreement in writing signed by the party against
whom enforcement of the change, modification, or discharge is sought.

SECTION 33. LANDLORD'S LIEN

      By the execution of this Lease, Landlord shall have a lien for the
performance of any and all obligations of Tenant upon Tenant's fixtures,
equipment, machinery, goods, wares, merchandise, and other personal property of
Tenant.

SECTION 34. BINDING UPON SUCCESSORS

      The covenants, conditions, and agreements made and entered into by the
parties shall be binding upon and inure to the benefit of their respective
heirs, representatives, successors, and assigns.

SECTION 35. TRANSFER OF INTEREST

      If Landlord should sell or otherwise transfer its interest in the
premises, upon agreement by the purchaser or transferee to be responsible for
all the covenants and undertakings of Landlord, Tenant agrees that Landlord
thereafter shall have no liability to Tenant under this Lease or under any
modifications, amendments, or extensions thereof, except for such liabilities
which might have accrued prior to the date of the transfer of Landlord's
interest.

                                     - 17 -

<PAGE>

SECTION 36. ACCESS TO PREMISES

      Landlord and its representatives shall have free access to all of the
Demised Premises at all reasonable times for the purpose of: (i) examining the
same or making any alternations or repairs to the Demised Premises that Landlord
may deem necessary for safety or for preservation of the Demised Premises; (ii)
exhibiting the Demised Premises for sale or mortgage financing; (iii) during the
last three (3) months of the Lease term, for the purpose of exhibiting the
Demised Premises and putting up the usual notice "to rent," which notice shall
not be removed, obliterated, or hidden by Tenant; provided, however, that any
such action by Landlord shall cause as little inconvenience to Tenant as
reasonably practicable. Such action shall not be deemed an eviction or
disturbance of Tenant nor shall Tenant be allowed any abatement of Rent or
damages for an injury or inconvenience occasioned thereby.

SECTION 37. SUBLEASED PARCEL

      (a) Landlord covenants and agrees that upon completion of the term of the
Industrial Development Bond lease (the "IDB Lease") on the Parma, OH, Parcel it
shall exercise the option to purchase such Parcel contained in the IDB Lease. At
such time that such Parcel is purchased pursuant to the exercise of such option
to purchase, the affected Parcel heretofore subleased shall remain subject to
the terms of this Lease as a leased Parcel.

      (b) If any term, covenant, condition or provision of this Lease conflicts
with the terms of the IDB Lease, the provisions of the IDB Lease shall prevail
until the Parcel is purchased pursuant to the terms of Paragraph (a) above.

      (c) Tenant, during the term hereby demised, shall have the right to cure
any defaults of Landlord under the IDB Lease in order to prevent surrender or
forefeiture of Landlord's interest in such property. Any such action by Tenant
shall be on Landlord's behalf, and Tenant shall thereupon be entitled to deduct
any such expenses so incurred from the amount of Tenant's next succeeding
payment or payments of Rent.

SECTION 38. SECTION TITLES

      The titles at the beginning of each section of this Lease are inserted
only as a matter of convenience and for reference and in no way define, limit,
or describe the scope or intent of this Lease.

SECTION 39. NON-WAIVER

      No payment by Tenant or receipt by Landlord or its agents of a lesser
amount than the Rent stipulated in this Lease shall be deemed to be other than
on account of the stipulated Rent, nor shall an endorsement or statement on any
check or any letter accompanying any check or payment of Rent be deemed an
accord and satisfaction. Landlord or its agents may

                                     - 18 -

<PAGE>

accept such a check or payment without prejudice to Landlord's right to recover
the balance of such rent or to pursue any other remedy.

SECTION 40. SHORT FORM LEASE

      This Lease shall not be recorded, but upon demand of either party the
parties shall execute a Short Form Lease that describes the property herein
demised, gives the term of this Lease, and refers to this Lease, which may be
recorded at any time that either Landlord or Tenant considers it appropriate to
do so.

      IN WITNESS WHEREOF, the parties have executed this Lease on this 25th day
of April, 1991.

Signed and acknowledged                  LANDLORD:
   in the presence of:
                                         SCHOTTENSTEIN STORES CORPORATION
/s/ Jeffrey T. Hayes
------------------------------------
[ILLEGIBLE]                              By: /s/ Robert M. Wysinski
------------------------------------         -----------------------------------
                                             Robert M. Wysinski, Treasurer

                                         TENANT:

                                         VALUE CITY DEPARTMENT STORES, INC.
/s/ Jeffrey T. Hayes
------------------------------------     BY: /s/ Robert M. Wysinski
[ILLEGIBLE]                                  -----------------------------------
------------------------------------         Robert M. Wysinski, Vice President

STATE OF OHIO         )
COUNTY OF FRANKLIN    )  SS:

      BE IT REMEMBERED, that on the 25th day of April, 1991, before me, a Notary
Public in and for said State, personally appeared Robert M. Wysinski, Treasurer
of Schottenstein Stores Corporation, Landlord in the foregoing Lease, who
acknowledged that the signing thereof was his free act and deed and the free act
and deed of the corporation.

      IN TESTIMONY WHEREOF, I have hereunto subscribed my name and affixed my
official seal on the day and year aforesaid.

                                         /s/ Jeffrey T. Hayes
                                         -----------------------------------
                                               Notary Public
                                              JEFFREY T. HAYES
                                               ATTORNEY AT LAW
                                         NOTARY PUBLIC - STATE OF OHIO
                                              LIFETIME COMMISSION

                                     - 19 -

<PAGE>

STATE OF OHIO         )
COUNTY OF FRANKLIN    )  SS:

      BE IT REMEMBERED, that on the 25th day of April, 1991, before me, a Notary
Public in and for said State, personally appeared Robert M. Wysinski, Vice
President of Value City Department Stores, Inc., Tenant in the foregoing Lease,
who acknowledged that the signing thereof was his free act and deed and the free
act and deed of the corporation.

      IN TESTIMONY WHEREOF, I have hereunto subscribed my name and affixed my
official seal on the day and year aforesaid.

                                         /s/ Jeffrey T. Hayes
                                         -----------------------------------
                                               Notary Public
                                              JEFFREY T. HAYES
                                               ATTORNEY AT LAW
                                         NOTARY PUBLIC - STATE OF OHIO
                                              LIFETIME COMMISSION

This instrument prepared by:
W. Jeffrey Cecil, Esq.
Porter, Wright, Morris & Arthur
41 South High Street
Columbus, Ohio 43215
CEC/327

                                     - 20 -

<PAGE>

                            EXHIBIT A TO MASTER LEASE

                        Stores Leased Under Master Lease

<TABLE>
<CAPTION>
                                       Store Area
 Store Address                         (sq. feet)    Base Rent
-----------------------------------    ----------    ---------
<S>                                    <C>           <C>
1425 East State Street                    67,746      $133,081
Alliance, Ohio 44601

Mall Road I-64                            63,235       124,220
Barboursville, West Virginia  25504

1304B North Valley Drive                  46,237        90,829
Beckley, West Virginia  25801

5245 Ridge Avenue                         81,000       159,118
Cincinnati, Ohio  45213

700 Eastern Boulevard                    108,818       213,764
Clarksville, Indiana  47130

3241 Westerville Road                     98,000       192,513
Columbus, Ohio  43224

1887 Parsons Avenue                       66,073       129,795
Columbus, Ohio  43207

430 Oberlin Road                          76,200       149,688
Elyria, Ohio  44035

22400 Shore Center Drive                  72,457       142,336
Euclid, Ohio  44123

5101 Fenton Road                          95,040       186,700
Flint, Michigan  48507

9070 Dixie Highway                        81,780       160,650
Westland Mall
Louisville, Kentucky  40258

100 West Kemper Road                    104, 820       205,910
Springdale, Ohio  45246

18525 Miles Road                         118,962       233,690
Warrensville Heights, Ohio  44128
</TABLE>

JTH/728/1
<PAGE>

                            EXHIBIT B TO MASTER LEASE

                       Stores Subleased Under Master Lease

<TABLE>
<CAPTION>
                             Store Area
Store Address                (sq. feet)    Base Rent
-------------------------    ----------    ---------
<S>                          <C>           <C>
10701 Brookpark Boulevard      93,128      $ 182,942
Parma, Ohio  44130
</TABLE>

JTH/728/2<PAGE>

                                                                   EXHIBIT 10.58

                                      LEASE

LANDLORD:  K&S MAPLE HILL MALL, L.P.
           C/O KIMCO REALTY CORPORATION
           3333 NEW HYDE PARK ROAD
           SUITE 100
           NEW HYDE PARK, NEW YORK 11042

TENANT:    SHONAC CORPORATION
           4150 EAST FIFTH AVENUE
           COLUMBUS, OHIO 43219

PREMISES:  Approximately 26,083 square feet at
           Maple Hill Mall, Kalamazoo, Michigan

<PAGE>

                                TABLE OF CONTENTS

<TABLE>
<CAPTION>
                                                                                  Page
                                                                                  ----
<S>                                                                               <C>
SECTION 1.   PREMISES..........................................................    1

SECTION 2.   TERM..............................................................    1

SECTION 3.   COMMENCEMENT DATE.................................................    1

SECTION 4.   RENEWAL OPTIONS...................................................    2

SECTION 5.   MINIMUM RENT......................................................    3

SECTION 6.   PERCENTAGE RENT...................................................    4

SECTION 7.   TITLE ENCUMBRANCES................................................    5

SECTION 8.   RIGHT TO REMODEL..................................................    5

SECTION 9.   UTILITIES.........................................................    6

SECTION 10.  GLASS.............................................................    6

SECTION 11.  PERSONAL PROPERTY.................................................    6

SECTION 12.  RIGHT TO MORTGAGE.................................................    6

SECTION 13.  SUBLEASE OR ASSIGNMENT............................................    7

SECTION 14.  COMMON AREAS......................................................    7

SECTION 15.  OPERATION OF COMMON AREAS.........................................    8

SECTION 16.  COMMON AREA MAINTENANCE, TENANT'S SHARE...........................    8

SECTION 17.  EMINENT DOMAIN....................................................    9

SECTION 18.  TENANT'S TAXES....................................................   10

SECTION 19.  RISK OF GOODS.....................................................   10

SECTION 20.  USE AND OCCUPANCY.................................................   10

SECTION 21.  NUISANCES.........................................................   12

SECTION 22.  WASTE AND REFUSE REMOVAL..........................................   12

SECTION 23.  DESTRUCTION OF PREMISES...........................................   12

SECTION 24.  LANDLORD REPAIRS..................................................   13

SECTION 25.  TENANT'S REPAIRS..................................................   14

SECTION 26.  COVENANT OF TITLE AND PEACEFUL POSSESSION.........................   15

SECTION 27.  TENANT'S AND LANDLORD'S INSURANCE; INDEMNITY......................   15

SECTION 28.  REAL ESTATE TAXES.................................................   17

SECTION 29.  TENANT'S INSURANCE CONTRIBUTION...................................   18

SECTION 30.  FIXTURES..........................................................   19

SECTION 31.  SURRENDER.........................................................   19
</TABLE>

                                        i

<PAGE>

<TABLE>
<S>                                                                               <C>
SECTION 32   HOLDING OVER......................................................   19

SECTION 33.  NOTICE............................................................   19

SECTION 34.  DEFAULT...........................................................   19

SECTION 35.  WAIVER OF SUBROGATION.............................................   22

SECTION 36.  LIABILITY OF LANDLORD; EXCULPATION................................   22

SECTION 37.  RIGHTS CUMULATIVE.................................................   23

SECTION 38.  MITIGATION OF DAMAGES.............................................   23

SECTION 39.  SIGNS.............................................................   23

SECTION 40.  ENTIRE AGREEMENT..................................................   23

SECTION 41.  LANDLORD'S LIEN - DELETED BY INTENTION............................   23

SECTION 42.  BINDING UPON SUCCESSORS...........................................   23

SECTION 43.  HAZARDOUS SUBSTANCES..............................................   23

SECTION 44.  TRANSFER OF INTEREST..............................................   24

SECTION 45.  ACCESS TO PREMISES................................................   24

SECTION 46.  HEADINGS..........................................................   25

SECTION 47.  NON-WAIVER........................................................   25

SECTION 48.  SHORT FORM LEASE..................................................   25

SECTION 49.  ESTOPPEL CERTIFICATE..............................................   25

SECTION 50.  TENANT'S REIMBURSEMENT............................................   25

SECTION 51.  TENANT'S TERMINATION RIGHT:.......................................   26

SECTION 52.  NO BROKER.........................................................   26

SECTION 53.  UNAVOIDABLE DELAYS................................................   26

SECTION 54.  TIMELY EXECUTION OF LEASE.........................................   26

SECTION 55.  ACCORD AND SATISFACTION...........................................   26

SECTION 56.  WAIVER OF JURY TRIAL..............................................   27

SECTION 57.  LEASEHOLD FINANCING...............................................   27
</TABLE>

LIST OF EXHIBITS:

EXHIBIT "A-1" SITE PLAN
EXHIBIT "A-2" LEGAL DESCRIPTION
EXHIBIT "B"   LANDLORD'S WORK
EXHIBIT "C"   TENANT'S WORK
EXHIBIT "D"   EXISTING USE EXCLUSIVES AND PROHIBITED USES
EXHIBIT "E"   EXCEPTIONS TO TENANT EXCLUSIVE
EXHIBIT "F"   EXCLUDED TENANTS
EXHIBIT "G-1" TENANT SIGNAGE
EXHIBIT "G-2" TENANT IMPROVEMENTS

                                       ii

<PAGE>

EXHIBIT "H"   LANDLORD'S AGREEMENT
EXHIBIT "I"   LANDLORD'S WAIVER

                                       iii

<PAGE>

                                      LEASE

      THIS AGREEMENT OF LEASE, made this 24 day of September, 2004, by and
between K&S MAPLE HILL MALL, L.P., a Delaware limited partnership (hereinafter
referred to as "Landlord"), with offices at c/o Kimco Realty Corporation, 3333
New Hyde Park Road, Suite 100, New Hyde Park, New York 11042 and SHONAC
CORPORATION, an Ohio corporation (hereinafter referred to as "Tenant") with
offices at 4150 East Fifth Avenue, Columbus, Ohio 43219.

                                   WITNESSETH:

SECTION 1. PREMISES

      (a) Landlord, in consideration of the rents to be paid and covenants and
agreements to be performed by Tenant, does hereby lease unto Tenant the premises
(hereinafter referred to as the "premises" or "demised premises") in the
shopping center commonly known as Maple Hill Mall, in Oshtemo Township, County
of Kalamazoo and State of Michigan. Landlord owns a portion of said shopping
center containing approximately 300,000 square feet of leasable space on
approximately 74 acres (hereinafter referred to as the "Shopping Center" or
"Center"). The location, size, and area of the demised premises and of the
Shopping Center shall be substantially as shown on Exhibit "A-1" attached hereto
and made a part hereof. A legal description of the Shopping Center is shown on
Exhibit "A-2" attached hereto and made a part hereof. Landlord shall not change
the configuration of the Shopping Center so as to materially adversely affect
access to, visibility of or parking for the premises without the prior written
consent of Tenant.

      (b) The demised premises shall have a ground floor area of approximately
26,083 square feet with approximate dimensions of 125' x 208'.

SECTION 2. TERM

      The term of this Lease shall be for a period of fifteen (15) years,
beginning on the commencement date (as hereinafter defined), except that if the
commencement date shall be a day other than the first day of a month, then the
period of time between the commencement date and the first day of the month next
following shall be added to the term of the Lease.

SECTION 3. COMMENCEMENT DATE

      (a) As herein used, the phrase "commencement date" shall mean the earlier
of: (i) the day Tenant opens for business in the demised premises, or (ii)
ninety (90) days after Landlord has delivered to Tenant possession of the
demised premises as same are to be substantially completed by Landlord and ready
for occupancy, as in (b) below. Landlord agrees to deliver the demised premises
to Tenant with Landlord's Work (as set forth on Exhibit "B", attached hereto and
made a part hereof) completed between July 1, 2005 and August 15, 2005 (the
"Delivery Period"). Landlord shall give Tenant notice (the "Estimated Delivery
Notice") no later than May 1, 2005 of the status of Landlord's construction and
the estimated date that Landlord shall deliver the Premises to Tenant with
Landlord's Work substantially completed (the "Estimated Delivery Date").
Landlord may, but is under no obligation, to revise the Estimated Delivery Date
any time prior to thirty (30) days prior to the Estimated Delivery Date (the
"Final Delivery Notice Date"), by which time Landlord shall have given Tenant a
final notice (the "Final Delivery Notice") of a firm delivery date (the "Final
Delivery Date") upon which the Landlord's Work shall be substantially completed
and the Leased Premises delivered to Tenant. Upon the sending of the Final
Delivery Notice, Landlord shall have no further right to modify the Final
Delivery Date. However, if Landlord has not delivered a Final Delivery Notice by
the Final Delivery Notice Date, then the Estimated Delivery Notice shall be the
Final Delivery Notice and the Estimated Delivery Date shall be the Final
Delivery Date. The Final Delivery Date shall not be earlier than (i) thirty (30)
days after the date Tenant receives the Final Delivery Notice, or (ii) the first
day of the Delivery Period. If Landlord does not deliver the demised premises to
Tenant as required herein by August 15, 2005, Tenant may defer delivery until
January 2, 2006. If Landlord does not deliver the demised premises to Tenant
thereafter on or before July 1, 2006, Tenant may terminate this Lease or defer
delivery until December 1, 2006. In the event that the demised

<PAGE>

premises and Landlord's Work are not substantially completed and delivered to
Tenant on or before the Final Delivery Date, the minimum rent due hereunder
shall be adjusted so that, after the Rent Commencement Date, the Tenant shall
receive a credit against minimum rent thereafter due Landlord equal to one (1)
day of minimum rent for each day after the Final Delivery Date until delivery of
the demised premises is made to Tenant consistent with the terms of this Lease,
including substantial completion of the Landlord's Work. Tenant shall not be
obligated to accept possession of the demised premises prior to the later of (a)
substantial completion of Landlord's Work, (b) the first day of the Delivery
Period and (c) the Final Delivery Date. Time is of the essence regarding all
dates set forth in this Section 3(a). Landlord shall obtain a certificate of
occupancy or completion, permit or the local equivalent that is required for
Landlord's Work at the demised premises so that Tenant may obtain a building
permit for Tenant's Work and commence performance of the same.

      (b) Possession of the demised premises shall not be deemed to have been
given to Tenant unless the demised premises are ready for the installation of
Tenant's fixtures and finishing work by Tenant, and are free of any violation of
laws, ordinances, regulations and building restrictions relating to the
possession or use of or construction upon the demised premises, and until
Landlord has substantially completed Landlord's Work. Tenant shall supply
Landlord with Tenant's prototypical plans and specifications, and Landlord shall
prepare plans and specifications for the Premises at Landlord's expense, for
Tenant's approval. All such Landlord's Work shall be done at Landlord's expense
and in compliance with all applicable federal, state and local laws, rules,
regulations and code requirements. Landlord shall obtain a certificate of
occupancy or completion, permit or the local equivalent that is required for
Landlord's Work at the demised premises as part of Landlord's Work.

      (c) Prior to the date on which possession is delivered to Tenant as
aforesaid, Tenant shall have the right to enter the demised premises at its own
risk rent-free for the purpose of preparing for its occupancy, installing
fixtures and equipment, and receiving merchandise and other property, provided
that it does not unreasonably interfere with Landlord's construction activities.
All work other than that to be performed by Landlord is to be done by Tenant
within ninety (90) days after the date possession of the demised premises has
been delivered to Tenant, at Tenant's expense in accordance with the provisions
of this Lease and as set forth in the schedule entitled Description of Tenant's
Work and attached hereto as Exhibit "C" and made a part hereof. All Tenant's
Work shall be performed lien free by Tenant, in a good and workmanlike manner
(employing materials of good quality) in compliance with all governmental
requirements. In the event a mechanic's lien is filed against the demised
premises or the Shopping Center on account of Tenant's Work, Tenant shall
discharge or bond off same within ten (10) days from the filing thereof. If
Tenant fails to discharge said lien, Landlord may bond off or pay same without
inquiring into the validity or merits of such lien, and all sums so advanced
shall be paid on demand by Tenant as additional rent.

      (d) From the date upon which the demised premises are delivered to Tenant
for its work until the commencement date of the lease term, Tenant shall observe
and perform all of its obligations under this Lease (except Tenant's obligation
to operate and pay minimum rent, percentage rent and "Tenant's Proportionate
Share" (defined in Section 16(c) below) of "Maintenance Costs" (defined and
provided for in Section 16(b) hereof) "real estate taxes" (defined and provided
for in Section 28(b) hereof) and insurance (provided for in Section 28 hereof).
In the event Tenant fails to open for business within one hundred twenty (120)
days after the date possession of the demised premises has been delivered to
Tenant, Landlord, in addition to any and all other available remedies, may
require Tenant to pay to Landlord, in addition to all other rent and charges
herein, as liquidated damages and not as a penalty, an amount equal to one-three
hundred sixty five thousandths (1/365) of the annual minimum rent for each day
such failure to open continues.

SECTION 4. RENEWAL OPTIONS

      (a) Provided Tenant has fully complied with all of the terms, provisions,
and conditions on its part to be performed under this Lease and is not in
default under this Lease, Tenant may, by giving written notice to the Landlord
at least six (6) months on or before the expiration of the initial term of this
Lease, extend such term for a period of five (5) years upon the same covenants
and agreements as are herein set forth, except that the minimum rent during

                                        2

<PAGE>

the first renewal term shall be increased to Thirty-four Thousand Four Hundred
Fifty-one and 30/100 Dollars ($34,451.30) each month.

      (b) Provided Tenant has fully complied with all of the terms, provisions
and conditions on its part to be performed under this Lease, is not in default
under this Lease and has exercised its first option to renew hereunder, Tenant
may, by giving written notice to the Landlord at least six (6) months on or
before the expiration of the first extended term of this Lease, extend such term
for an additional period of five (5) years upon the same covenants and
agreements as the first extended term except that the minimum rent (as increased
pursuant to Section 4(a) above) during this second renewal term shall be further
increased to Thirty-seven Thousand Nine Hundred Seven and 29/100 Dollars
($37,907.29) each month.

      (c) Provided Tenant has fully complied with all of the terms, provisions
and conditions on its part to be performed under this Lease, is not in default
under this Lease and has exercised its second option to renew hereunder, Tenant
may, by giving written notice to the Landlord at least six (6) months on or
before the expiration of the second extended term of this Lease, extend such
term for an additional period of five (5) years upon the same covenants and
agreements as the second extended term except that the minimum rent (as
increased pursuant to Section 4(b) above) during this third renewal term shall
be further increased to Forty-one Thousand Six Hundred Eighty-nine and 33/100
Dollars ($41,689.33) each month. The initial term and any renewal term(s) are
hereinafter collectively referred to as the "term".

SECTION 5. MINIMUM RENT

      (a) Tenant agrees to pay to Landlord, as minimum rent for the demised
premises, equal consecutive monthly installments of Twenty-six Thousand
Eighty-three Dollars ($26,083.00), commencing on the commencement date, and
continuing on the first day of each calendar month during years one (1) through
five (5) of the initial term of this Lease, monthly installments of Twenty-eight
Thousand Four Hundred Seventy-three and 94/100 Dollars ($28,473.94) each
calendar month during years six (6) through ten (10), and monthly installments
of Thirty-one Thousand Three Hundred Twenty-one and 34/100 Dollars ($31,321.34)
each calendar month during years eleven (11) through fifteen (15) of the initial
term of this Lease. All such rental shall be payable to Landlord in advance,
without prior written notice or demand and without any right of deduction,
abatement, counterclaim or offset whatsoever (unless specifically permitted in
this Lease). In no event shall Tenant have the right to offset more than
twenty-five percent (25%) of minimum rent in any calendar month, and Tenant
shall have no right to offset against any additional rent other than any
percentage rent payable hereunder. As used in this Lease, the terms "minimum
rent" and "minimum rental" mean the minimum rental set forth in this Section
5(a) as adjusted pursuant to Section 4 hereof. As used in this Lease, the terms
"rent and "rental" mean minimum rental, percentage rental, additional rental and
all other sums due and owing from Tenant to Landlord under this Lease.

      (b) If the Lease term shall commence on a day other than the first day of
a calendar month or shall end on a day other than the last day of a calendar
month, the minimum rental for such first or last fractional month shall be such
proportion of the monthly minimum rental as the number of days in such
fractional month bears to the total number of days in such calendar month.

      (c) Until further notice to Tenant, all rental payable under this Lease
shall be payable to Landlord and mailed to Landlord at c/o Kimco Realty
Corporation, 3333 New Hyde Park Road, Suite 100, New Hyde Park, New York 11042.

      (d) In the event any sums required under this Lease to be paid are not
received when due, then all such amounts shall bear interest from the due date
thereof until the date paid at the rate of interest equal to two percent (2%)
over the prime rate in effect from time to time as established by National City
Bank, Columbus, Ohio (the "Interest Rate"), and shall be due and payable by
Tenant without notice or demand, Tenant shall pay the foregoing interest thereon
in addition to all default remedies of Landlord pursuant to Section 34 below.

      (e) Notwithstanding anything herein contained to the contrary, Tenant
shall initially pay to Landlord as additional rental, simultaneously with the
payment of minimum rental called for under Section 5(a) above, Two Dollars and
06/100 ($2.06) per square foot, payable in equal

                                        3

<PAGE>

monthly installments of Four Thousand Four Hundred Seventy-seven and 58/100
Dollars ($4,477.58), as the estimated monthly amount of Tenant's proportional
Share of Maintenance Costs (provided for in Section 16 hereof), real estate
taxes (provided for in Section 28 hereof) and insurance (provided for in Section
29 hereof). Tenant's proportionate share of Maintenance Costs shall not exceed
Eighty-five Cents ($0.85) per square foot in the first lease year.

SECTION 6. PERCENTAGE RENT

      (a) Beginning with the first lease year, Tenant shall pay to the Landlord,
in addition to minimum rent, upon the conditions and at the times hereinafter
set forth, percentage rent equal to two percent (2%) of Tenant's gross sales (as
hereinafter defined) in excess of the number obtained by dividing (a) minimum
rent for the applicable lease year by (b) the number .04. The annual percentage
rent shall be paid by Tenant to the Landlord within ninety (90) days after the
end of each lease year. Each such payment shall be accompanied by a statement
signed by an authorized representative of Tenant setting forth Tenant's gross
sales for such lease year. For purposes of permitting verification by the
Landlord of the gross sales reported by Tenant, the Landlord shall have the
right, not more than one (1) time per lease year, upon not less than five (5)
business days notice to Tenant, to audit during normal business hours in
Tenant's corporate office, Tenant's books and records relating to Tenant's gross
sales for a period of two (2) years after the end of each lease year. Landlord
agrees that no contingency fee auditor shall be employed by Landlord for the
purpose of conducting any such audit. If such an audit reveals that Tenant has
understated its gross sales by more than three percent (3%) for any lease year,
Tenant, in addition to paying the additional percentage rent due, shall pay the
reasonable cost of the audit within thirty (30) days of Tenant's receipt of
Landlord's demand for the same and copies of all bills or invoices on which such
cost is based.

      (b) For purposes hereof, a lease year shall consist of a consecutive
twelve (12) calendar month period commencing on the commencement of the term of
this Lease; provided, however, that if this Lease commences on a day other than
the first day of a calendar month, then the first lease year shall consist of
such fractional month plus the next succeeding twelve (12) full calendar months,
and the last lease year shall consist of the period commencing from the end of
the preceding lease year and ending with the end of the term of the Lease,
whether by expiration of term or otherwise. In the event percentage rental shall
commence to accrue on a day other than the first day of a lease year, the
percentage rental for such lease year shall be adjusted on a pro rata basis,
based upon the actual number of days in such lease year.

      (c) Each lease year shall constitute a separate accounting period, and the
computation of percentage rental due for any one period shall be based on the
gross sales for such lease year.

      (d) The term "gross sales" as used in this Lease is hereby defined to mean
the gross dollar aggregate of all sales or rental or manufacture or production
of merchandise and all services, income and other receipts whatsoever of all
business conducted in, at or from any part of the demised premises, whether for
cash, credit, check, charge account, gift or merchandise certificate purchased
or for other disposition of value regardless of collection. Should any
departments, divisions or parts of Lessee's business be conducted by any
subleases, concessionaires, licensees, assignees or others, then there shall be
included in Lessee's gross sales, all "gross sales" of such department, division
or part, whether the receipts be obtained at the demised premises or elsewhere
in the same manner as if such business had been conducted by Lessee. Gross sales
shall exclude the following: (i) any amount representing sales, use, excise or
similar taxes; (ii) the amount of refunds, exchanges or returns by customers or
allowances to customers.

      (e) The percentage rental, if any, shall be paid within ninety (90) days
after the end of each lease year, accompanied by a statement in writing signed
by Tenant setting forth its gross sales from the sale of all items for such
lease year. Tenant shall keep at its principal executive offices, where now or
hereafter located, true and accurate accounts of all receipts from the demised
premises. Landlord, its agents and accountants, shall have access to such
records at any and all times during regular business hours for the purpose of
examining or auditing the same. Tenant shall also furnish to Landlord any and
all supporting data in its possession relating to gross sales and any deductions
therefrom as Landlord may reasonably require. Landlord agrees

                                        4

<PAGE>

to keep any information obtained therefrom confidential, except as may be
required for Landlord's tax returns, or in the event of litigation or
arbitration where such matters are material.

      (f) Tenant shall at all times maintain accurate records which shall be
available for Landlord's inspection at any reasonable time.

      (g) If Landlord, for any reason, questions or disputes any statement of
percentage rental prepared by Tenant, then Landlord, at its own expense, may
employ such accountants as Landlord may select to audit and determine the amount
of gross sales for the period or periods covered by such statements. If the
report of the accountants employed by Landlord shall show any additional
percentage rental payable by Tenant, then Tenant shall pay to Landlord such
additional percentage rental plus interest at one (1) point over the prime rate,
commencing on the date such percentage rentals should have been paid, within
thirty (30) days after such report has been forwarded to Tenant, unless Tenant
shall, within said thirty (30) day period, notify Landlord that Tenant questions
or disputes the correctness of such report. In the event that Tenant questions
or disputes the correctness of such report, the accountants employed by Tenant
and the accountants employed by Landlord shall endeavor to reconcile the
question(s) or dispute(s) within thirty (30) days after the notice from Tenant
questioning or disputing the report of Landlord's accountants. In the event that
it is finally determined by the parties that Tenant has understated percentage
rent for any Lease year by three percent (3%) or more, Tenant shall pay the cost
of the audit. Furthermore, if Tenant's gross sales cannot be verified due to the
insufficiency or inadequacy of Tenant's records, then Tenant shall pay the cost
of the audit. The cost of any audit resulting from failure to report percentage
rent after written notification of default shall be at the sole cost of Tenant.

SECTION 7. TITLE ENCUMBRANCES

      Tenant's rights under this Lease are subject and subordinate to those
title matters set forth in Landlord's owner's title insurance policy issued by
Chicago Title of Michigan, Inc., being Policy No. 39-60824, dated July 22, 2002,
specifically including but not limited to the terms and conditions of a certain
Operation and Easement Agreement between Dayton Hudson Corporation and Good Will
Co., Inc., recorded September 2, 1993 in Liber 1664, page 1229 ("OEA"), and that
certain Restated Reciprocal Construction, Operation and Easement Agreement
("REA") between Jewel Properties Venture, Forbes Cohen/Butler-Kal Associates,
the Economic Development Corporation for the County of Kalamazoo, Forbes/Cohen
Properties, Montgomery Ward & Co., Inc. and Kalaward Associates, recorded on
October 31, 1980 in Liber 1107, Page 519, Kalamazoo County Records, Michigan, as
amended by that certain Assignment and Assumption of REA recorded August 24,
1984 in Liber 1210, Page 583, Kalamazoo County Records, Michigan, as amended by
that certain Assignment and Assumption of REA recorded in Liber 1221, Page 936,
Kalamazoo County Records, Michigan, as amended by that certain Assignment and
Assumption of REA recorded November 2, 1990 in Liber 1480, Page 965, Kalamazoo
County Records, Michigan, as amended by that certain First Amendment to REA
recorded May 10, 1991 in Liber 1501, Page 546, Kalamazoo County Records,
Michigan, as amended by that certain Second Amendment to REA recorded July 16,
1993 in Liber 1654, Page 880, Kalamazoo County Records, Michigan, as amended by
that certain Assignment and Assumption of REA dated April 27, 1994 and recorded
April 29, 1994 in Liber 1722, Page 787, Kalamazoo County Records, Michigan, as
amended by that certain Assignment and Assumption of REA dated as of July 12,
1994 and recorded July 18, 1994 in Liber 1738, Page 665, Kalamazoo County
Records, Michigan. All of the foregoing are collectively referred to herein as
the "Underlying Documents" and Tenant agrees that it shall abide by the terms
and conditions of the Underlying Documents.

SECTION 8. RIGHT TO REMODEL

      (a) Tenant may, at Tenant's expense, make repairs and alterations to the
interior non-structural portions of the demised premises and remodel the
interior of the demised premises, excepting structural and exterior changes, in
such manner and to such extent as may from time to time be deemed necessary by
Tenant for adapting to the demised premises to the requirements and uses of
Tenant and for the installation of its fixtures, appliances and equipment. Any
structural or exterior alteration may only be made by Tenant with the prior
written approval of Landlord, which approval may be granted or withheld in
Landlord's sole discretion. All plans for

                                        5

<PAGE>

any structural alterations shall be submitted to Landlord for endorsement of its
approval prior to commencement of work. Upon Landlord's request, Tenant shall be
obligated, if it remodels and/or alters the demised premises, to restore the
demised premises upon vacating the same. Tenant will indemnify and save harmless
the Landlord from and against all mechanics liens or claims by reason of
repairs, alterations or improvements which may be made by Tenant to the demised
premises. Inasmuch as any such alterations, additions or other work in or to the
demised premises may constitute or create a hazard, inconvenience or annoyance
to the public and other tenants in the Shopping Center, Tenant shall, if so
directed in writing by Landlord, erect barricades, temporarily close the demised
premises, or affected portion thereof, to the public or take whatever measures
are necessary to protect the building containing the demised premises, the
public and the other tenants of the Shopping Center for the duration of such
alterations, additions or other work. If Landlord determines, in its sole
judgment, that Tenant has failed to take any of such necessary protective
measures, and Tenant fails to cure same within ten (10) days after notice
thereof, Landlord may do so and Tenant shall reimburse Landlord for the cost
thereof within ten (10) days after Landlord bills Tenant therefor.

      (b) All such work, including Tenant's Work pursuant to Exhibit "C" shall
be performed lien free by Tenant. In the event a mechanic's lien is filed
against the premises or the Shopping Center, Tenant shall discharge or bond off
same within ten (10) days from the filing thereof. If Tenant fails to discharge
said lien, Landlord may bond off or pay same without inquiring into the validity
or merits of such lien, and all sums so advanced shall be paid on demand by
Tenant as additional rent.

SECTION 9. UTILITIES

      (a) The Tenant agrees to be responsible and pay for all public utility
services rendered or furnished to the demised premises during the term hereof,
including, but not limited to, heat, water, gas, electric, steam, telephone
service and sewer services, together with all taxes, levies or other charges on
such utility services when the same become due and payable. Landlord will
separately meter utilities prior to delivery. Landlord shall provide, or cause
to be provided, all such utility services to the premises during the term of
this Lease. Tenant shall be responsible for all utility services and costs
inside the premises. Landlord shall not be liable for the quality or quantity of
or interference involving such utilities unless due directly to Landlord's
negligence.

      (b) During the term hereof, whether the demised premises are occupied or
unoccupied, Tenant agrees to maintain heat sufficient to heat the demised
premises so as to avert any damage to the demised premises on account of cold
weather.

SECTION 10. GLASS

      The Tenant shall maintain the glass part of the demised premises, promptly
replacing any breakage and fully saving the Landlord harmless from any loss,
cost or damage resulting from such breakage or the replacement thereof.

SECTION 11. PERSONAL PROPERTY

      The Tenant further agrees that all personal property of every kind or
description that may at any time be in or on the demised premises shall be at
the Tenant's sole risk, or at the risk of those claiming under the Tenant, and
that the Landlord shall not be liable for any damage to said property or loss
suffered by the business or occupation of the Tenant caused in any manner
whatsoever.

SECTION 12. RIGHT TO MORTGAGE

      (a) Landlord reserves the right to subject and subordinate this Lease at
all times to the lien of any deed of trust, mortgage or mortgages now or
hereafter placed upon Landlord's interest in the demised premises; provided,
however, that no default by Landlord, under any deed of trust, mortgage or
mortgages, shall affect Tenant's rights under this Lease, so long as Tenant
performs the obligations imposed upon it hereunder and is not in default
hereunder, and Tenant attorns to the holder of such deed of trust or mortgage,
its assignee or the purchaser at any foreclosure sale. Any such subordination
shall be contingent upon Tenant receiving a commercially reasonable

                                        6

<PAGE>

non-disturbance agreement. It is a condition, however, to the subordination and
lien provisions herein provided, that Landlord shall procure from any such
mortgagee an agreement in writing, which shall be delivered to Tenant or
contained in the aforesaid subordination agreement, providing in substance that
so long as Tenant shall faithfully discharge the obligations on its part to be
kept and performed under the terms of this Lease and is not in default under the
terms hereof, its tenancy will not be disturbed nor this Lease affected by any
default under such mortgage.

      (b) Wherever notice is required to be given to Landlord pursuant to the
terms of this Lease, Tenant will likewise give such notice to any mortgagee of
Landlord's interest in the demised premises upon notice of such mortgagee's name
and address from Landlord. Furthermore, such mortgagee shall have the same
rights to cure any default on the part of Landlord that Landlord would have had.

SECTION 13. SUBLEASE OR ASSIGNMENT

      (a) Tenant may assign Tenant's interest in this Lease or sublet all or any
portion of the demised premises for the Permitted Use (defined in Section 20) or
for another lawful retail use compatible with the then existing tenant mix of
Maple Hill Mall subject to Landlord's prior written consent, which consent shall
not be unreasonably withheld. Landlord's review of the proposed assignee or
subtenant shall be limited to business reputation, business experience, and
financial ability to perform its obligations under this Lease or the proposed
sublease, as the case may be. Furthermore, Tenant's right to assign or sublet
for a different use then the Permitted Use (defined in Section 20) shall be
subject to those exclusives and prohibited uses set forth on Exhibit "D"
attached hereto and made a part hereof, which are the exclusives and prohibited
uses in effect for the Shopping Center as of the date hereof, for so long as and
to the extent said exclusives and prohibited uses are still in full force and
effect, as well as exclusives and prohibited uses hereafter granted for tenants
leasing 20,000 square feet or more of space elsewhere within the Shopping
Center.

      Tenant may, without the consent of Landlord, (i) grant licenses and/or
concessions within the demised premises or (ii) assign or sublet all or any
portion of the demised premises to (a) any parent, affiliate or subsidiary
corporation of Tenant; (b) a transferee or successor by merger, consolidation or
acquisition of Tenant or its parent or subsidiary; or (c) a transferee with a
good business reputation who is acquiring all or substantially all of the stores
of the Tenant in the State of Michigan or the assets of the Tenant, its parent
or subsidiary. Any such assignee or sublessee shall be bound by the terms of
this Lease. Tenant shall deliver to Landlord in the ordinary course of its
business an instrument whereby the assignee or entity succeeding to Tenant's
interest hereunder agrees to be bound by the terms of this Lease.

      In the event of any assignment of this Lease or subletting of the demised
premises, in whole or in part, Tenant shall remain fully and primarily liable
hereunder.

      (b) Landlord may assign Landlord's interest in this Lease without the
consent of Tenant (a) to any entity to which Landlord transfers its fee interest
in the demised premises provided such entity (i) agrees in writing to be bound
by all the terms of this Lease and (ii) such assignment is pursuant to a bona
fide arm's length transaction not designed to reduce Landlord's liability or to
otherwise exempt Landlord from any provision of this Lease or (b) subject to
Section 12, as security for any indebtedness undertaken by Landlord.

SECTION 14. COMMON AREAS

      Common areas means all areas and facilities in the Shopping Center
provided and so designated by Landlord and made available by Landlord in the
exercise of good business judgment for the common use and benefit of tenants of
the Shopping Center and their customers, employees and invitees. Common areas
shall include (to the extent the same are constructed), but not be limited to,
the parking areas, sidewalks, landscaped areas, corridors, stairways, boundary
walls and fences, incinerators, truckways, service roads, and service areas not
reserved for the exclusive use of Tenant or other tenants.

                                        7

<PAGE>

SECTION 15. OPERATION OF COMMON AREAS

      (a) Landlord shall, throughout the term hereof, operate and maintain the
common areas including the parking areas for the use and benefit of the tenants
of the Shopping Center and their customers and invitees. Landlord shall at all
times have exclusive control of the common areas and may at any time and from
time to time: (i) promulgate, modify and amend reasonable rules and regulations
for the use of the common areas, which rules and regulations shall be binding
upon the Tenant upon delivery of a copy thereof to the Tenant; (ii) temporarily
close any part of the common areas, including but not limited to closing the
streets, sidewalks, road or other facilities to the extent necessary to prevent
a dedication thereof or the accrual of rights of any person or of the public
therein; (iii) exclude and restrain anyone from the use or occupancy of the
common areas or any part thereof except bona fide customers and suppliers of the
tenants of the Shopping Center who use said areas in accordance with the rules
and regulations established by Landlord; (iv) engage others to operate and
maintain all or any part of the common areas, on such terms and conditions as
Landlord shall, in its sole judgment, deem reasonable and proper; and (v) make
such changes in the common areas as in its opinion are in the best interest of
the Shopping Center, including but not limited to changing the location of
walkways, service areas, driveways, entrances, existing automobile parking
spaces and other facilities, changing the direction and flow of traffic and
establishing prohibited areas; provided, however, that no such change shall
materially adversely effect access to, visibility of or parking for the demised
premises.

      (b) Tenant shall keep all common areas free of obstructions created or
permitted by Tenant. Tenant shall permit the use of the common areas only for
normal parking and ingress and egress by its customers and suppliers to and from
the demised premises. If in Landlord's opinion unauthorized persons are using
any of the common areas by reason of Tenant's occupancy of the demised premises,
Landlord shall have the right at any time to remove any such unauthorized
persons from said areas or to restrain unauthorized persons from said areas.
Landlord, Tenant, and others constructing improvements or making repairs or
alterations in the Shopping Center shall have the right to make reasonable use
of portions of the common areas.

SECTION 16. COMMON AREA MAINTENANCE, TENANT'S SHARE

      (a) Tenant shall initially pay to Landlord as additional rental,
simultaneously with the payment of minimum rental called for under Section 5(a),
the estimated monthly amount of Tenant's Proportionate Share of the "Maintenance
Costs" (as defined in Section 16(c) below) for the operation and maintenance of
the common areas as set forth in Section 5(e), Eighty-five Cents ($0.85) per
square foot, payable in equal monthly installments of One Thousand Eight Hundred
Forty-seven and 55/100 Dollars ($1,847.55) as the estimated monthly amount of
Tenant's Proportionate Share of the "Maintenance Costs" (as defined in Section
16(c) below) for the operation and maintenance of the common areas.

      (b) The Maintenance Costs for the common areas shall be computed on an
accrual basis, under generally accepted accounting principles, and shall include
all costs of operating, maintaining, repairing and replacing the common areas,
including by way of example but not limitation: (i) cost of labor (including
worker's compensation insurance, employee benefits and payroll taxes); (ii)
materials, and supplies used or consumed in the maintenance or operation of the
common area; (iii) the cost of operating and repairing of the lighting; (iv)
cleaning, painting, removing of rubbish or debris, snow and ice, private
security services, and inspecting the common areas; (v) the cost of repairing
and/or replacing paving, curbs, walkways, markings, directional or other signs;
landscaping, and drainage and lighting facilities; (vi) rental paid for
maintenance of machinery and equipment; (vii) cost of commercial general
liability insurance and property insurance for property in the common areas
which are not part of the building and/or demised premises; and (viii) a
reasonable allowance to Landlord for Landlord's supervision, which allowance
shall not in an accounting year exceed fifteen percent (15%) of the total of all
Maintenance Costs for such accounting year (all of the foregoing are
collectively referred to herein as "Maintenance Costs").

      (c) Landlord shall maintain accurate and detailed records of all
Maintenance Costs for the common areas in accordance with generally accepted
accounting principles. For purposes of this Lease, "Tenant's Proportionate
Share" shall be the product of the applicable cost or expense

                                        8

<PAGE>

multiplied by a fraction, the numerator of which shall be the gross leasable
area (expressed in square feet) of the demised premises and the denominator of
which shall be the gross leasable area (expressed in square feet) of all
leasable space in the Shopping Center. Tenant's Proportionate Share of that
portion of the Shopping Center owned by Landlord is presently eight and
forty-one/hundreths percent (8.41%), which amount is subject to change from time
to time during the term of this Lease.

      (d) The actual amount of Tenant's Proportionate Share of all Maintenance
Costs shall be computed by Landlord within one hundred eighty (180) days after
the end of each accounting year (which Landlord may change from time to time).
At this time Landlord shall furnish to Tenant a statement showing in reasonable
detail the actual Maintenance Costs incurred during such accounting year and
Tenant's Proportionate Share thereof (prorated for any partial Lease year, with
appropriate adjustments to reflect any change in the floor area of the premises
or the gross leasable area of a building occurring during such accounting year).
Any excess payments from Tenant shall be applied to the next installments of the
Maintenance Costs hereunder, or refunded by Landlord. Any underpayments by
Tenant shall be paid to Landlord within thirty (30) days after receipt of such
reconciliation statement. Tenant's estimated monthly Maintenance Cost hereunder
may be adjusted by written notice from Landlord. Notwithstanding anything
contained in this Section 16 to the contrary, Landlord and Tenant agree that the
actual amount of Tenant's Proportionate Share of Maintenance Costs, excluding
costs for snow and ice removal, shall not increase by more than five percent
(5%) in any lease year over the previous lease year, and that Tenant's
Proportionate Share of Maintenance Costs for the first lease year, excluding
costs for snow and ice removal, shall not exceed Eighty-five Cents ($0.85) per
square foot.

      (e) If Tenant, for any reason in the exercise of good business judgment,
questions or disputes any statement of Maintenance Costs prepared by Landlord,
then Tenant, at its own expense, may employ such accountants as Tenant may
select to review Landlord's books and records solely with respect to Maintenance
Costs during the prior two Lease years and to determine the amount of
Maintenance Costs for the period or periods covered by such statements. If the
report of the accountants employed by Tenant shall show any overcharge paid by
Tenant, then Tenant shall receive a credit from Landlord for such difference.
Any underpayment shall be paid by Tenant. Tenant agrees that no contingency fee
auditors shall be employed by Tenant for the purpose of conducting any such
audit. In the event that Landlord questions or disputes the correctness of such
report, the accountants employed by Tenant and the accountants employed by
Landlord shall endeavor to reconcile the question(s) or dispute(s) within thirty
(30) days after the notice from Tenant questioning or disputing the report of
Landlord's accountants. In the event that it is finally determined by the
parties that Landlord has overstated Maintenance Costs for any Lease year by
three percent (3%) or more, Landlord shall pay the reasonable cost of the audit.
Furthermore, if Landlord's Maintenance Costs cannot be verified due to the
insufficiency or inadequacy of Landlord's records, then Landlord shall pay the
cost of the audit.

SECTION 17. EMINENT DOMAIN

      (a) In the event the entire premises or any part thereof shall be taken or
condemned either permanently or temporarily for any public or quasi-public use
or purpose by any competent authority in appropriation proceedings or by any
right of eminent domain, the entire compensation or award therefore, including
leasehold, reversion and fee, shall belong to the Landlord and Tenant hereby
assigns to Landlord all of Tenant's right, title and interest in and to such
award.

      (b) In the event that only a portion of the demised premises, not
exceeding twenty percent (20%) of same, shall be so taken or condemned, and the
portion of the demised premises not taken can be repaired within ninety (90)
days from the date of which possession is taken for the public use so as to be
commercially fit for the operation of Tenant's business, the Landlord at its own
expense shall so repair the portion of the demised premises not taken and there
shall be an equitable abatement of rent for the remainder of the term and/or
extended terms. The entire award paid on account thereof shall be paid to the
Landlord. If the portion of the demised premises not taken cannot be repaired
within ninety (90) days from the date of which possession is taken so as to be
commercially fit for the operation of Tenant's business, then this Lease shall
terminate and become null and void from the time possession of the portion taken
is required for

                                        9

<PAGE>

public use, and from that date on the parties hereto shall be released from all
further obligations hereunder except as herein stated and Tenant shall have no
claim for any compensation on account of its leasehold interest. No other
taking, appropriation or condemnation shall cause this Lease to be terminated.
Any such appropriation or condemnation proceedings shall not operate as or be
deemed an eviction of Tenant or a breach of Landlord's covenant of quiet
enjoyment and Tenant shall have no claim for any compensation on account of its
leasehold interest.

      (c) In the event that more than 20% of the demised premises shall at any
time be taken by public or quasi-public use or condemned under eminent domain,
then at the option of the Landlord or Tenant upon the giving of thirty (30) days
written notice (after such taking or condemnation), this Lease shall terminate
and expire as of the date of such taking and any prepaid rental shall be
prorated as of the effective date of such termination.

SECTION 18. TENANT'S TAXES

      Tenant further covenants and agrees to pay promptly when due all taxes
assessed against Tenant's fixtures, furnishings, equipment and stock-in trade
placed in or on the demised premises during the term of this Lease.

SECTION 19. RISK OF GOODS

      All personal property, goods, machinery, and merchandise in said demised
premises shall be at Tenant's risk if damaged by water, fire, explosion, wind or
accident of any kind, and Landlord shall have no responsibility therefore or
liability for any of the foregoing and Tenant hereby releases Landlord from such
liability.

SECTION 20. USE AND OCCUPANCY

      (a) Tenant agrees to initially open and operate a DSW for the retail sales
of shoes and other footwear in the demised premises, fully staffed and stocked
and equivalent to other DSW stores operated by Tenant in the State of Michigan
(the "Permitted Use"), or for any other lawful retail use upon obtaining the
prior written consent of Landlord, which consent shall not be unreasonably
withheld. Any use other than a retail shoe store shall be consistent with the
then existing character of the Shopping Center, and shall not violate those
exclusives and prohibited uses set forth on Exhibit "D" attached hereto and made
a part hereof, which are the exclusives and prohibited uses in effect for the
Shopping Center as of the date hereof, for so long as and to the extent said
exclusives and prohibited uses are still in full force and effect, as well as
exclusives and prohibited uses hereafter granted for tenants leasing more than
20,000 square feet of space elsewhere within the Shopping Center, for so long as
and to the extent said exclusives are still in full force and effect.

      Landlord and Tenant acknowledge that Marshall's has an exclusive on the
sale of apparel in the Shopping Center. Landlord agrees that it shall indemnify
and hold Tenant harmless in the event that Tenant incurs any loss, cost, damage
or expense on account of any claim by Marshall's or anyone claiming under
Marshall's that Tenant's use of the demised premises for the Permitted Use
violates the terms and conditions of the Marshall's lease. The foregoing
indemnity shall expire and be of no further force and effect at such time as
Landlord delivers to Tenant a waiver by Marshall's of the foregoing Marshall's
exclusive as it relates to Tenant's rights hereunder, the terms and conditions
of which shall be subject to Tenant's prior written approval, which approval
shall not be unreasonably withheld.

      (b) For so long as Tenant is continuously and regularly operating its
business in the demised premises, Landlord will not lease any space within the
Shopping Center or permit any space within the Shopping Center (to the extent
Landlord has control) to be used by any person, persons, partnership or entity
who devotes five percent (5%) or more of its selling area to the sale of
footwear (the "Exclusive Use"). The foregoing limitation shall not apply to (i)
typical shoe departments found in department stores, junior department stores,
general merchandise and discount stores, and clothing retailers, such as Target,
Marshalls and similar type stores; (ii) the existing tenants or their successors
or assigns at the Shopping Center which presently have the right to sell shoes
and other footwear, as set forth on Exhibit "E"; or (iii) any existing leases at
the Shopping Center as same may be renewed, extended, modified or amended
(except that no

                                       10

<PAGE>

such renewal, extension, modification or amendment shall grant tenant the right
to engage in the Exclusive Use where such tenant did not previously have that
right). Notwithstanding the foregoing, in the event an existing tenant at the
Shopping Center which presently has the right to engage in the Exclusive Use
assigns or sublets its portion of the Shopping Center, and the assignment or
sublet is subject to Landlord's consent, Landlord will condition its consent on
such assignment or sublet being subject to the Exclusive Use to the extent
Landlord has the right to do so. Any portion of the Shopping Center which is
sold by Landlord during the term shall contain a deed restriction incorporating
the foregoing Exclusive Use.

      (c) Tenant shall at all times conduct its operations on the demised
premises in a lawful manner and shall, at Tenant's expense, comply with all
laws, rules, orders, ordinances, directions, regulations, and requirements of
all governmental authorities, now in force or which may hereafter be in force,
which shall impose any duty upon Landlord or Tenant with respect to the business
of Tenant and the use, occupancy or alteration of the demised premises. Tenant
shall comply with all requirements of the Americans with Disabilities Act, and
shall be solely responsible for all alterations within the demised premises in
connection therewith. Tenant covenants and agrees that the demised premises
shall not be abandoned or left vacant and that only minor portions of the
demised premises shall be used for office or storage space in connection with
Tenant's business conducted in the demised premises.

      Without being in default of this Lease, Tenant shall have the right to
cease operating (go dark) at any time and for whatever reason after the first
(1st) lease year. Notwithstanding the foregoing, Tenant's right to vacate (go
dark), shall not release or excuse the Tenant from any obligations or
liabilities, including the payment of minimum rent and additional rent and other
charges, under this Lease without the express written consent of Landlord. In
the event Tenant fails to (i) open and operate within ninety (90) days after
delivery of the demised premises or (ii) operate for one hundred twenty (120) or
more consecutive days, Landlord shall have the right, effective upon thirty (30)
days prior written notice to Tenant, to terminate the Lease as Landlord's sole
remedy, provided that if Tenant recommences operating fully stocked in
substantially all of the premises within such thirty (30) days, Landlord's
termination shall be null and void. In the event Tenant fails to open and
operate as provided above or shall cease operating as provided above, Landlord's
sole remedy on account thereof shall be limited to the right to elect to
recapture the premises and terminate the Lease, whereupon there shall be no
further liability of the parties hereunder. Such termination shall be effective
upon written notice to Tenant any time prior to Tenant reopening for business in
the demised premises. Provided, however, in the event Landlord has not so
elected to recapture, Tenant shall have right to notify Landlord of Tenant's
intention to reopen for business in the demised premises within sixty (60) days,
followed by Tenant's actually reopening for business fully stocked in
substantially all of the demised premises within such sixty (60) day period,
which notice and actual reopening shall toll Landlord's right to recapture.

      (d) Landlord agrees that during the term of this Lease no space in the
Shopping Center (excluding areas of the Shopping Center not owned by Landlord)
will be used for a flea market, theater showing either film, television or the
like or live entertainment (excluding the existing theatre building), bar
(except as permitted by the next sentence), game/amusement room (except as
permitted by the next sentence), bowling alley, indoor playground (except as
permitted by the next sentence), or adult bookstore (defined for the purposes
hereof as a store devoting ten percent (10%) or more of its floor space to
offering books and/or video materials for sale or for rent which are directed to
or restricted to adult customers due to sexually explicit subject matter or for
any other reason making it inappropriate for general use). Notwithstanding the
foregoing, spaces of the Shopping Center that are more than two-hundred (200)
feet away from the demised premises may be used for a restaurant, bar,
game/amusement room or indoor playground (provided that such bar or
game/amusement room is incidental to a restaurant) and spaces of the Shopping
Center that are more than six-hundred (600) feet away from the demised premises
or any space in the rear of the Shopping Center which does not share the same
parking field as Tenant may be used for a health club. The aforementioned
restrictions shall not apply to the rights of tenant's under existing leases at
the Shopping Center as the same may be renewed, extended, modified or amended
(except that no such renewal, extension, modification or amendment shall grant a
tenant the right to engage in any of the aforementioned prohibited uses where
such tenant did not previously have that right). Tenant's under existing leases
at the

                                       11

<PAGE>

Shopping Center as of the date hereof not subject to the aforementioned
restrictions are set forth on Exhibit "F" attached hereto and hereby made a part
hereof (the "Excluded Tenants").

      (e) Tenant agrees that the demised premises may not be used for the
operation of a bingo parlor, bar, tavern, restaurant, cocktail lounge, adult
book or adult video store (defined for the purposes hereof as a store devoting
ten percent (10%) or more of its floor space to offering books and/or video
materials for sale or for rent which are directed to or restricted to adult
customers due to sexually explicit subject matter or for any other reason making
it inappropriate for general use), adult theater or "strip-tease" establishment,
automotive maintenance or automotive repair facility, warehouse, car wash, pawn
shop, check cashing service, establishment selling second hand goods, flea
market, entertainment or recreational facility (as defined below), training or
educational facility (as defined below); the renting, leasing, selling or
displaying of any boat, motor vehicle or trailer; industrial or manufacturing
purposes; a carnival, circus or amusement park; a gas station, facility for the
sale of paraphernalia for use with illicit drugs, funeral home, blood bank or
mortuary, gambling establishment, banquet hall, auditorium or other place of
public assembly, second-hand or surplus store, gun range; the sale of fireworks;
a veterinary hospital or animal raising facility; the storage of goods not
intended to be sold from the Center; a video rental store, karate center,
central laundry or dry cleaning plant, supermarket or any facility which is
illegal or dangerous, constitutes a nuisance, emits offensive odors, fumes, dust
or vapors or loud noise or sounds or is inconsistent with community oriented
shopping centers. For the purposes of this Section 20(e), the phrase
"entertainment or recreational facility" shall include, without limitation, a
movie or live theater or cinema, bowling alley, skating rink, gym, health spa or
studio, dance hall or night club, billiard or pool hall, massage parlor, health
club, game parlor or video arcade (which shall be defined as any store
containing more than five (5) electronic games) or any other facility operated
solely for entertainment purposes (such as a "laser tag" or "virtual reality"
theme operation). For the purposes of this Section 20(e), the phrase "training
or educational facility" shall include, without limitation, a beauty school,
nail salon, barber college, reading room, place of instruction or any other
operation catering primarily to students or trainees as opposed to customers.

SECTION 21. NUISANCES

      Tenant shall not perform any acts or carry on any practice which may
injure the demised premises or be a nuisance or menace to other tenants in the
Shopping Center.

SECTION 22. WASTE AND REFUSE REMOVAL

      Tenant covenants that it will use, maintain and occupy said demised
premises in a careful, safe, lawful and proper manner and will not commit waste
therein. Landlord or its agent shall have access at all reasonable times to the
demised premises for purposes of inspecting and examining the condition and
maintenance of the demised premises. Tenant agrees to remove all refuse from the
demised premises in a timely, clean and sanitary manner. Tenant shall provide a
refuse collection container at the rear of the demised premises to accommodate
Tenant's refuse and Tenant shall routinely clean up around trash containers.
Tenant shall contract with a licensed and insured refuse collection contractor
to timely remove refuse therefrom and the location of the container shall be
approved by Landlord.

SECTION 23. DESTRUCTION OF PREMISES

      (a) Landlord shall at all times during the term of this Lease carry
property insurance on the building containing the demised premises, including
the "Structural Portions" (defined in Section 24(a) below) and common utility
lines up to the point they serve individual tenant's premises. Landlord shall be
under no obligation to maintain insurance on any improvements installed by or
for the benefit of Tenant's use of the premises or otherwise owned by Tenant.
Landlord may elect to self-insure its obligations hereunder and/or use whatever
deductibles as Landlord deems appropriate, in its sole discretion.

      (b) If the demised premises shall be damaged, destroyed, or rendered
untenantable, in whole or in part, by or as the result or consequence of fire or
other casualty during the term hereof, Landlord shall repair and restore the
same to a good tenantable condition with reasonable dispatch. During such period
of repair, the rent herein provided for in this Lease shall abate (i)

                                       12

<PAGE>

entirely in case all of the demised premises are untenantable; and (ii)
proportionately if only a portion of the demised premises is untenantable and
Tenant is able to economically conduct its business from the undamaged portion
of the demised premises. The abatement shall be based upon a fraction, the
numerator of which shall be the square footage of the damaged and unusable area
of the demised premises and the denominator shall be the total square footage of
the demised premises. Said abatement shall cease at such time as the demised
premises shall be restored to a tenantable condition.

      (c) In the event the demised premises, because of such damage or
destruction, are not repaired and restored to a tenantable condition with
reasonable dispatch within one hundred fifty (150) days from the date of receipt
of insurance proceeds for such damage or destruction, Tenant or Landlord may, at
their option, terminate this Lease within sixty (60) days following such one
hundred fifty (150) day period but prior to the repair and restoration of same
by giving prior written notice to the other party and thereupon Landlord and
Tenant shall be released from all future liability and obligations under this
Lease.

      (d) If one-third (1/3) or more of the ground floor area of the demised
premises are damaged or destroyed during the last two (2) years of the original
or any extended term of this Lease, Landlord shall have the right to terminate
this Lease by written notice to Tenant within sixty (60) days following such
damage or destruction, unless Tenant shall, within thirty (30) days following
receipt of such notice, offer to extend the term of this Lease for an additional
period of five (5) years from the date such damage or destruction is repaired
and restored. If Tenant makes said offer to extend, Landlord and Tenant shall
determine the terms and conditions of said extension within thirty (30) days
thereafter or Tenant's offer shall not be deemed to prevent Landlord from
canceling this Lease. If such terms and conditions have been mutually agreed to
by the parties, then Landlord shall accept Tenant's offer and shall repair and
restore the demised premises with reasonable dispatch thereafter.

      (e) If Landlord is required or elects to repair and restore the demised
premises as herein provided, Tenant shall repair or replace its stock in trade,
trade fixtures, furniture, furnishings and equipment and other improvements
including floor coverings, and if Tenant has closed, Tenant shall promptly
reopen for business. Anything contained in this Section 23 to the contrary
notwithstanding, Landlord's restoration and repair obligations under Section 23
shall in no event include restoration or repair of Tenant's Work or
improvements.

SECTION 24. LANDLORD REPAIRS

      (a) Landlord shall keep in good order, condition, and repair the
following: (i) structural portions of the demised premises; (ii) downspouts;
(iii) gutters; (iv) the roof of the Building of which the demised premises forms
a part; and (v) the plumbing and sewage system serving the demised premises but
located outside of the demised premises, except (as to all items) for damage
caused by any negligent act or omission of Tenant or its customers, employees,
agents, invitees, licensees or contractors, which shall be repaired or replaced
as necessary, at the sole cost and expense of Tenant. "Structural Portions"
shall mean only the following: (vi) foundations; (vii) exterior walls except for
interior faces); (viii) concrete slabs; (ix) the beams and columns bearing the
main load of the roof; and (x) the floors (but not floor coverings).

      (b) Notwithstanding the provisions of Section 24(a) above, Landlord shall
not be obligated to repair the following: (i) the exterior or interior of any
doors, windows, plate glass, or showcases surrounding the demised premises or
the store front; (ii) HVAC unit(s), equipment and systems (including all
components thereof) in the demised premises; or (iii) damage to Tenant's
improvements or personal property caused by any casualty, burglary, break-in,
vandalism, acts of terrorism, war or act of G-d. Landlord shall, in any event,
have ten (10) days after notice from Tenant stating the need for repairs to
complete same, or commence and proceed with due diligence to complete same.
Nevertheless, during the first ten (10) lease years, Landlord shall be obligated
to replace all HVAC components as and when necessary so long as Tenant has
fulfilled its obligations under Section 25(a) (ii) below, and provided such
replacements did not arise from (x) repairs, installations, alterations, or
improvements made by or for Tenant or anyone claiming under Tenant, or (y) the
fault or misuse of Tenant or anyone claiming under Tenant. Prior to delivery of
possession of the demised premises, Landlord shall

                                       13

<PAGE>

install, at its expense, a new HVAC unit(s), equipment and systems (including
all components thereof) in the demised premises. Except as specifically set
forth in this Lease, Tenant expressly hereby waives the provisions of any law
permitting repairs by a tenant at Landlord's expense.

      (c) The provisions of this Section 24 shall not apply in the case of
damage or destruction by fire or other casualty or a taking under the power of
eminent domain in which events the obligations of Landlord shall be controlled
by Section 23 and Section 17 respectively.

      (d) Landlord shall assign to Tenant all warranties covering all matters
required by the terms hereof to be repaired and maintained by Landlord.

SECTION 25. TENANT'S REPAIRS

      (a) Tenant shall keep and maintain, at Tenant's expense, all and every
other part of the demised premises in good order, condition and repair,
including, by way of example but not limitation: (i) all leasehold improvements;
(ii) all HVAC unit(s), equipment and systems (including all components thereof)
serving the demised premises; (iii) interior plumbing and sewage facilities;
(iv) all interior lighting; (v) electric signs; (vi) all interior walls; (vii)
floor coverings; (viii) ceilings; (ix) appliances and equipment; (x) all doors,
exterior entrances, windows and window moldings; (xi) plate glass; (xii) signs
and showcases surrounding and within the demised premises; (xiii) the store
front; (xiv) sprinkler systems including supervisory alarm service in accordance
with National Fire Protection Association standards and current local and state
fire protection standards to ensure property operation, and as required by
Section 27(b) below.

      (b) Sprinkler systems, if any, located in Tenant's area shall be
maintained in accordance with National Fire Protection Association standards to
ensure proper operation. Sprinkler control valves (interior and exterior)
located in Tenant's area shall be monitored by supervisory alarm service. In the
event local or state codes do not require alarm systems, Tenant shall provide
alarm service on all sprinkler systems to detect water flow and tampering with
exterior and interior main control valves of the sprinkler system servicing
Tenant's premises. Moreover, it shall be Tenant's responsibility to contact the
Landlord's property manager, Tom Shine, at (330) 702-8000, in the event the
sprinkler system in the demised premises is ever shut off for any reason, and
advise same of any damage occasioned or caused by the actions of Tenant, its
agents, invitees, or employees, and/or as a result of Tenant's repair
obligations hereunder. In the event fifty percent (50%) or more of the total
number of sprinkler heads require replacement at any one time as part of
ordinary maintenance, but excluding repairs or replacements that arise from (x)
repairs, installations alterations, or improvements made by or for Tenant or
anyone claiming under Tenant, or (y) the fault or misuse of Tenant or anyone
claiming under Tenant, such cost shall be fifty percent (50%) borne by Landlord
and fifty percent (50%) borne by Tenant. Tenant, at Tenant's sole cost and
expense, shall replace all sprinkler heads due to repairs, installations,
alterations, or improvements made by or for Tenant or anyone claiming under
Tenant, the fault or misuse of Tenant or anyone claiming under Tenant, painting
or environmental exposure from Tenant's operations. All other costs of
maintaining the sprinkler system in the demised premises shall be paid by
Tenant.

      (c) If Landlord deems any repair which Tenant is required to make
hereunder to be necessary, Landlord may demand that Tenant make such repair
immediately. If Tenant refuses or neglects to make such repair and to complete
the same with reasonable dispatch, Landlord may make such repair and Tenant
shall, on demand, immediately pay to Landlord the cost of said repair, together
with annual interest at the Interest Rate. Landlord shall not be liable to
Tenant for any loss or damage that may accrue to Tenant's stock or business by
reason of such work or its results.

      (d) Neither Tenant nor any of its contractors are permitted access to or
permitted to perform alterations of any kind to the roof of the building.

      (e) Tenant shall pay promptly when due the entire cost of work in the
demised premises undertaken by Tenant under this Lease (including, but not
limited to, Tenant's Work and/or alterations permitted under Section 8 of this
Lease) so that the demised premises and the Shopping Center shall at all times
be free of liens for labor and materials arising from such work; to procure all
necessary permits before undertaking any such work; to do all of such work in a

                                       14

<PAGE>

good and workmanlike manner, employing materials of good quality; to perform
such work only with contractors previously reasonably approved of in writing by
Landlord; to comply with all governmental requirements; and save Landlord and
its agents, officers, employees, contractors and invitees harmless and
indemnified from all liability, injury, loss, cost, damage and/or expense
(including reasonable attorneys' fees and expenses) in respect of any injury to,
or death of, any person, and/or damage to, or loss or destruction of, any
property occasioned by or growing out of any such work.

SECTION 26. COVENANT OF TITLE AND PEACEFUL POSSESSION

      Subject to the provisions of Section 12 hereof, Landlord shall, on or
before the date on which Tenant is permitted to install its merchandise and
fixtures in the demised premises, have good and marketable title to the demised
premises in fee simple and the right to make this Lease for the term aforesaid.
At such time, Landlord shall put Tenant into complete and exclusive possession
of the demised premises, and if Tenant shall pay the rental and perform all the
covenants and provisions of this Lease to be performed by the Tenant, Tenant
shall, during the term hereby demised, freely, peaceably, and quietly enjoy and
occupy the full possession of the demised premises and the common facilities of
the Shopping Center, subject, however, to the terms and conditions of this
Lease.

SECTION 27. TENANT'S AND LANDLORD'S INSURANCE; INDEMNITY

      (a) Tenant's Property Insurance. Tenant agrees to procure and maintain
during the demised term a property insurance policy written on the causes of
loss-special form (also referred to as the special extended coverage form), or
the most broad property insurance form then available, insuring against loss of,
or damage to, Tenant's property, in, on or about the demised premises. Such
property insurance shall include coverage (whether by additional policies,
endorsements or otherwise): (i) against earthquake and flood; (ii) for plate
glass; (iii) in an amount equal to the full insurable replacement cost, without
deduction for depreciation; (iv) with an agreed valuation provision in lieu of,
or in an amount sufficient to satisfy, any co-insurance clause; (v) against
inflation (also known as inflation guard); (vi) for any costs due to ordinances
or laws; and (vii) as Landlord may from time to time reasonably require Tenant
to procure and maintain. Landlord shall not be liable for any damage to Tenant's
property in, on or about the demised premises caused by fire or other insurable
hazards regardless of the nature or cause of such fire or other casualty, and
regardless of whether any negligence of Landlord or Landlord's employees or
agents contributed thereto. Tenant expressly releases Landlord of and from all
liability for any such damage and Tenant agrees that its property insurance
policies required hereunder shall include a waiver of subrogation recognizing
this release from liability.

      (b) Boiler and Machinery Insurance. Tenant agrees to maintain a
comprehensive boiler and machinery policy on a full repair and replacement cost
basis, and further in accordance with the requirements of Section
27(a)(iii)-(vi) above, with an admitted, reputable insurance carrier covering
property damage as a result of a loss from boiler(s), pressure vessel(s), HVAC
equipment, or other electrical or mechanical apparatus within or servicing the
demised premises, furniture, fixtures, equipment and inventory together with
property of others in the care, custody and control of Tenant. The deductible
for property damage under such policy shall not exceed Five Thousand Dollars
($5,000.00) per occurrence.

      (c) Additional Tenant Insurance. Tenant's insurance required under Section
(27(a) and (b) above shall also include business income coverage against any
interruption (including utility interruption) in Tenant's business (whether
direct, indirect, contingent or interdependent), including, but not limited to,
coverage for Tenant's leasehold interests and obligations to continue paying all
rental amounts hereunder, lost revenues and income, and extra expense. Such
coverage should be for a period of at least twelve (12) months, with an extended
period of indemnity of at least thirty (30) days. The deductible for such
coverage may not exceed twenty-four (24) hours.

      (d) Tenant's Commercial General Liability Insurance. Tenant agrees to
procure and maintain during the demised term commercial general liability
insurance by a responsible insurance company or companies, with policy limits of
not less than $1,000,000.00 per occurrence and $2,000,000.00 annual aggregate,
and $500,000.00 limits for fire and legal

                                       15

<PAGE>

liability, insuring against liability for losses, claims, demands or actions for
bodily injury (including death) and property damage arising from Tenant's
conduct and operation of its business in and Tenant's use, maintenance and
occupancy of, the demised premises and any areas adjacent thereto, or the acts
or omissions of Tenant's employees and agents. Such commercial general liability
policy may be written on a blanket basis to include the demised premises in
conjunction with other premises owned or operated by Tenant but shall be written
such that the required policy limits herein specifically apply on a per location
basis to the demised premises. Tenant's commercial general liability insurance
policy shall further provide: (i) coverage for defense costs (in excess of
policy limits); (ii) contractual liability coverage; (iii) cross-liability
coverage; and, (iv) that Landlord, its shareholders, officers, directors,
employees, and agents, are named as additional insureds such that (Y) Tenant's
policy shall be the primary source of insurance for such additional insured and
(Z) any liability policy carried by such additional insureds shall be in excess
of, and will not contribute with or to, Tenant's commercial general liability
insurance required to be maintained hereunder. At the time this Lease is
executed and thirty (30) days prior to the expiration of such insurance policy,
Tenant shall furnish to Landlord certificates of insurance evidencing the
continuous existence during the term of this Lease of Tenant's commercial
general liability insurance coverage, which certificates shall include
attachment of additional insured endorsement, name any and all non-standard
exclusions or limitations, and provide not less than thirty (30) days notice of
cancellation or termination to Landlord (and any other additional insured, if
applicable). All insurance companies must be licensed to do business in the
state where the premises are located. Tenant shall further procure and maintain
other liability insurance (including, but not limited to, liquor and pollution
insurance) as Landlord may from time to time reasonably require.

      (e) Worker's Compensation. Tenant agrees to provide and keep in force at
all times worker's compensation insurance complying with the law of the state in
which the premises are located. Tenant agrees to defend, indemnify and hold
harmless Landlord from all actions or claims of Tenant's employees or employee's
family members. Tenant agrees to provide a certificate as evidence of proof of
worker's compensation coverage.

      If Tenant hires contractors to do any improvements on the demised
premises, each contractor must provide proof of worker's compensation coverage
on its employees and agents to Landlord.

      (f) Contingent Liability and Builder's Risk Insurance. With respect to any
alterations or improvements by Tenant, Tenant shall maintain contingent
liability and builder's risk coverage naming Landlord as an additional insured,
in compliance with the additional insured requirements set forth in Section
27(d).

      (g) Landlord's Property Insurance. Commencing as of the Commencement Date,
and thereafter throughout the term of this Lease, Landlord shall, at Landlord's
sole cost and expense, provide and maintain or cause to be provided and
maintained a property insurance policy insuring all buildings (and building
additions) and other improvements in the Center and in the demised premises, and
Tenant's store building (including any permanent improvements to the demised
premises paid for by the Tenant Reimbursement but excluding those items insured
by Tenant as required under this Section 27) for all the hazards and perils
normally covered by the Causes of Loss-Special Form. Said property insurance
policy shall include endorsements for coverage against: (i) earthquake and flood
(including, but not limited to, mud slide, flood hazard or fault area(s), as
designated on any map prepared or issued for such purpose by any governmental
authority); and (ii) increased costs of construction and demolition due to law
and ordinance. The foregoing property coverage shall be provided in amounts
sufficient to provide one hundred percent (100%) of the full replacement cost of
all buildings (and building additions) and other improvements in the Center and
in the demised premises and Tenant's store building (including any permanent
improvements to the demised premises paid for by Tenant Reimbursement but
excluding those items insured by Tenant as required under this Section 27). If
for any reason the Causes of Loss-Special Form is not customarily used in the
insurance industry, then the property insurance policy then in effect shall at
least provide coverage for the following perils: fire, lightning, windstorm and
hail, explosion, smoke, aircraft and vehicles, riot and civil commotion,
vandalism and malicious mischief, sprinkler leakage, sinkhole and collapse,
volcanic action, earthquake or earth movement, and flood, and increased costs of
construction and demolition due to law, ordinance and inflation. Neither Tenant
nor any of its

                                       16

<PAGE>

affiliates or subtenants shall be liable to Landlord for any loss or damage
(including loss of income), regardless of cause, resulting from fire, flood, act
of G-d or other casualty.

      (h) Landlord's Commercial General Liability Insurance. Commencing as of
the Commencement Date, and thereafter throughout the term of this Lease,
Landlord shall, at Landlord's sole cost and expense, provide and maintain or
cause to be provided and maintained a commercial general liability policy,
naming Landlord as an insured (and naming Tenant as an additional insured, said
additional insured's coverage under Landlord's commercial general liability
policy to be primary), protecting Landlord, the business operated by Landlord,
and any additional insureds (including Tenant) against claims for bodily injury
(including death) and property damage occurring upon, in or about the Center
(other than the demised premises and those areas insured by other tenants at the
Center), including Common Areas. Such insurance shall afford protection to the
limits of not less than One Million Dollars ($1,000,000.00) per occurrence, Two
Million Dollars ($2,000,000.00) annual aggregate, and Five Hundred Thousand
Dollars ($500,000.00) with respect to property damage for fire legal liability.
All liability policies shall be written on an occurrence form unless such form
is no longer customarily used in the insurance industry. Landlord may use
commercially reasonable deductibles Landlord customarily carries in the conduct
of its business; however, the amount of such deductibles which may be charged to
Tenant pursuant to Section 12.09 below may not exceed $0.20 per square foot of
gross leasable area of the demised premises in any lease year.

      (i) Landlord's Umbrella. Commencing as of the Commencement Date, and
thereafter throughout the term of this Lease, Landlord shall, at Landlord's sole
cost and expense, provide and maintain or cause to be provided and maintained an
umbrella liability insurance policy with a Ten Million Dollar ($10,000,000.00)
minimum annual aggregate, which umbrella policy (or policies) shall list
Landlord's commercial general liability policy required under this Section 27
and any other liability policy or policies carried by, or for the benefit of,
Landlord as underlying policies. Said umbrella liability policy shall also name
Tenant as an additional insured (said additional insured's coverage under
Landlord's umbrella liability policy to be primary). All liability policies
shall be written on an occurrence form unless such form is no longer customarily
used in the insurance industry.

      (j) Tenant Indemnity. Tenant shall indemnify Landlord, Landlord's agents,
employees, officers or directors, against all damages, claims and liabilities
arising from any alleged products liability or from any accident or injury
whatsoever caused to any person, firm or corporation during the demised term in
the demised premises, unless such claim arises from a breach or default in the
performance by Landlord of any covenant or agreement on its part to be performed
under this Lease or, to the extent not required to be insured hereunder, the
negligence of Landlord. The indemnification herein provided shall include all
reasonable costs, counsel fees, expenses and liabilities incurred in connection
with any such claim or any action or proceeding brought thereon.

      (k) Landlord Indemnity. Landlord shall indemnify Tenant, Tenant's
officers, directors, employees and agents against all damages, claims and
liabilities arising from any accident or injury whatsoever caused to any person,
firm or corporation during the demised term in the common areas of the Shopping
Center, unless such claim arises from a breach or default in the performance by
Tenant of any covenant or agreement on Tenant's part to perform under this Lease
or, to the extent not required to be insured hereunder, the negligence of
Tenant. The indemnification herein provided shall include all reasonable costs,
counsel fees, expenses and liabilities incurred in connection with any such
claim or any action or proceeding brought thereon.

SECTION 28. REAL ESTATE TAXES

      (a) Tenant shall pay Tenant's Proportionate Share (as defined in Section
16(c) above) of any "real estate taxes" (defined in Section 28(b) below) imposed
upon the Shopping Center that become due and payable during each lease year
included within the period commencing with the commencement date and ending with
the expiration of the term of this Lease. Tenant shall initially pay to landlord
as additional rental, simultaneously with the payment of minimum rental called
for under Section 5(a), the estimated monthly amount of Tenant's Proportionate
Share of real estate taxes as set forth in Section 5(e) of One and 06/100
Dollars ($1.06) per square foot,

                                       17

<PAGE>

payable in equal monthly installments of Two Thousand Three Hundred Four and
00/100 Dollars ($2,304.00) as the estimated amount of Tenant's Proportionate
Share of real estate taxes. Within one hundred twenty (120) days after the end
of each accounting year (which Landlord may change from time to time), Landlord
shall provide Tenant with an annual reconciliation of real estate taxes and a
statement of the actual amount of Tenant's Proportionate Share thereof. Any
excess payments from Tenant shall be applied to the next installments of real
estate taxes hereunder, or refunded by Landlord. Any underpayments by Tenant
shall be paid to Landlord within thirty (30) days after receipt of such
reconciliation statement. Tenant's estimated monthly installment of real estate
taxes payable hereunder may be adjusted by written notice from Landlord.

      (b) For the purpose of this Lease, the term "real estate taxes" shall
include any special and general assessments, water and sewer rents and other
governmental impositions imposed upon or against the Shopping Center of every
kind and nature whatsoever, extraordinary as well as ordinary, foreseen and
unforeseen and each and every installment thereof, which shall or may during the
lease term be levied, assessed or imposed upon or against such Shopping Center
and of all expenses, including reasonable attorneys' fees, administrative
hearing and court costs incurred in contesting or negotiating the amount,
assessment or rate of any such real estate taxes, minus any refund received by
Landlord.

      (c) Notwithstanding any provision of this Lease to the contrary, Tenant
shall not be obligated to pay for any assessment for special improvements
heretofore installed or in the process of installation in connection with the
initial development of the Shopping Center, and Landlord hereby agrees to pay
for the same.

      (d) The real estate taxes for any lease year shall be the real estate
taxes that become due and payable during such lease year. If any lease year
shall be greater than or less than twelve (12) months, or if the real estate tax
year shall be changed, an appropriate adjustment shall be made. If there shall
be more than one taxing authority, the real estate taxes for any period shall be
the sum of the real estate taxes for said period attributable to each taxing
authority. If, upon the assessment day for real estate taxes for any tax year
fully or partly included within the term of this Lease, a portion of such
assessment shall be attributable to buildings in the process of construction, a
fair and reasonable adjustment shall be made to carry out the intent of this
Section 28.

      (e) Upon request, Landlord shall submit to Tenant true copies of the real
estate tax bill for each tax year or portion of a tax year included within the
term of this Lease and shall bill Tenant for the amount to be paid by Tenant
hereunder. Said bill shall be accompanied by a computation of the amount payable
by Tenant and such amount shall be paid by Tenant within thirty (30) days after
receipt of said bill.

      (f) Should the State of Michigan or any political subdivision thereof or
any governmental authority having jurisdiction thereof, impose a tax and/or
assessment (other than an income or franchise tax) upon or against the rentals
payable hereunder, in lieu of or in addition to assessments levied or assessed
against the demised premises, or Shopping Center, then such tax and/or
assessment shall be deemed to constitute a tax on real estate for the purpose of
this Section 28.

SECTION 29. TENANT'S INSURANCE CONTRIBUTION

      Tenant shall pay as additional rent, Tenant's Proportionate Share (as
defined in Section 16(c) above) of the premiums for the insurance maintained by
Landlord on all buildings and improvements, as well as liability insurance, for
the Shopping Center, including the common areas, as set forth above in Section
16(b), for each lease year during the term of this Lease. The premiums for the
first and last lease years shall be prorated. Tenant shall pay Tenant's
Proportionate Share of such premiums annually upon demand for such payment by
Landlord. Tenant's Proportionate Share thereof shall be paid by Tenant within
thirty (30) days after Landlord's demand therefore. Tenant shall initially pay
to Landlord as additional rental, simultaneously with the payment of minimum
rental called for under Section 5(a), the estimated monthly amount of Tenant's
Proportionate Share of such insurance premiums as set forth in Section 5(e), of
Fifteen Cents ($0.15) per square foot, payable in equal monthly installments of

                                       18

<PAGE>

Three Hundred Twenty-six and 04/100 Dollars ($326.04) as the estimated amount of
Tenant's Proportionate Share of such insurance premiums. Within one hundred
twenty (120) days after the end of each accounting year (which Landlord may
change from time to time), Landlord shall provide Tenant with a reconciliation
of the premiums for the insurance maintained by Landlord hereunder and a
statement of the actual amount of Tenant's Proportionate Share thereof. Any
excess payments from Tenant shall be applied to the next installments of
insurance premiums payable by Tenant hereunder, or refunded by Landlord. Any
underpayments by Tenant shall be paid to Landlord within thirty (30) days after
receipt of such reconciliation statement. Tenant's monthly installment of
insurance premiums payable hereunder may be adjusted by written notice from
Landlord.

SECTION 30. FIXTURES

      Provided that Tenant shall repair any damage caused by removal of its
property and provided that the Tenant is not in default under this Lease, Tenant
shall have the right to remove from the demised premises all of its signs,
shelving, electrical, and other fixtures and equipment, window reflectors and
backgrounds and any and all other trade fixtures which it has installed in and
upon the demised premises.

SECTION 31. SURRENDER

      The Tenant covenants and agrees to deliver up and surrender to the
Landlord the physical possession of the demised premises upon the expiration of
this Lease or its termination as herein provided in as good condition and repair
as the same shall be at the commencement of the initial term, loss by fire
and/or ordinary wear and tear excepted, and to deliver all of the keys to
Landlord or Landlord's agents.

SECTION 32. HOLDING OVER

      There shall be no privilege of renewal hereunder (except as specifically
set forth in this Lease) and any holding over after the expiration by the Tenant
shall be from day to day on the same terms and conditions (with the exception of
rental which shall be prorated on a daily basis at twice the daily rental rate
of the most recent expired term) at Landlord's option; and no acceptance of rent
by or act or statement whatsoever on the part of the Landlord or his duly
authorized agent in the absence of a written contract signed by Landlord shall
be construed as an extension of the term or as a consent for any further
occupancy.

SECTION 33. NOTICE

      Whenever under this Lease provisions are made for notice of any kind to
Landlord, it shall be deemed sufficient notice and sufficient service thereof if
such notice to Landlord is in writing, addressed to Landlord at c/o Kimco Realty
Corporation, 3333 New Hyde Park Road, Suite 100, New Hyde Park, N.Y. 11042, or
at such address as Landlord may notify Tenant in writing, and deposited in the
United States mail by certified mail, return receipt requested, with postage
prepaid or Federal Express, Express Mail or such other expedited mail service as
normally results in overnight delivery, with a copy of same sent in like manner
to President, Real Estate, 1800 Moler Road, Columbus, Ohio 43207. Notice to
Tenant shall be sent in like manner to 4150 East Fifth Avenue, Columbus, Ohio
43219, with copies of same sent to (i) General Counsel, 3241 Westerville Road,
Columbus, Ohio 43224-3751 and (ii) Randall S. Arndt, Esq., Schottenstein Zox &
Dunn, 250 West Street, Columbus, Ohio 43215. All notices shall be effective upon
receipt or refusal of receipt. Either party may change the place for service of
notice by notice to the other party.

SECTION 34. DEFAULT

      (a) Elements of Default: The occurrence of any one or more of the
following events shall constitute a default of this Lease by Tenant:

      1. Tenant fails to pay any monthly installment of rent within ten (10)
days after the same shall be due and payable, except for the first two (2) times
in any consecutive twelve (12)

                                       19

<PAGE>

month period, in which event Tenant shall have five (5) days after receipt of
written notice of such failure to pay before such failure shall constitute a
default;

      2. Tenant fails to perform or observe any term, condition, covenant or
obligation required to be performed or observed by it under this Lease for a
period of twenty (20) days after notice thereof from Landlord; provided,
however, that if the term, condition, covenant or obligation to be performed by
Tenant is of such nature that the same cannot reasonably be cured within twenty
(20) days and if Tenant commences such performance or cure within said twenty
(20) day period and thereafter diligently undertakes to complete the same, then
such failure shall not be a default hereunder if it is cured within a reasonable
time following Landlord's notice, but in no event later than forty-five (45)
days after Landlord's notice.

      3. If Tenant refuses to take possession of the demised premises as
required pursuant to this Lease or abandons the demised premises for a period of
thirty (30) days or substantially ceases to operate its business or to carry on
its normal activities in the demised premises as required pursuant to this
Lease.

      4. A trustee or receiver is appointed to take possession of substantially
all of Tenant's assets in, on or about the demised premises or of Tenant's
interest in this Lease (and Tenant or any guarantor of Tenant's obligations
under this Lease does not regain possession within sixty (60) days after such
appointment); Tenant makes an assignment for the benefit of creditors; or
substantially all of Tenant's assets in, on or about the demised premises or
Tenant's interest in this Lease are attached or levied upon under execution (and
Tenant does not discharge the same within sixty (60) days thereafter).

      5. A petition in bankruptcy, insolvency, or for reorganization or
arrangement is filed by or against Tenant or any guarantor of Tenant's
obligations under this Lease pursuant to any Federal or state statute, and, with
respect to any such petition filed against it, Tenant or such guarantor fails to
secure a stay or discharge thereof within sixty (60) days after the filing of
the same.

      (b) Landlord's Remedies: Upon the occurrence of any event of default,
Landlord shall have the following rights and remedies, any one or more of which
may be exercised without further notice to or demand upon Tenant:

      1. Landlord may re-enter the demised premises and cure any default of
Tenant, in which event Tenant shall reimburse Landlord for any cost and expenses
which Landlord may incur to cure such default; and Landlord shall not be liable
to Tenant for any loss or damage which Tenant may sustain by reason of
Landlord's action.

      2. Landlord may terminate this Lease or Tenant's right to possession under
this Lease as of the date of such default, without terminating Tenant's
obligation to pay rent due hereunder, in which event (A): neither Tenant nor any
person claiming under or through Tenant shall thereafter be entitled to
possession of the demised premises, and Tenant shall immediately thereafter
surrender the demised premises to Landlord; (B) Landlord may re-enter the
demised premises and dispose Tenant or any other occupants of the demised
premises by force, summary proceedings, ejectment or otherwise, and may remove
their effects, without prejudice to any other remedy which Landlord may have for
possession or arrearages in rent; and (C) notwithstanding a termination of this
Lease, Landlord may re-let all or any part of the demised premises for a term
different from that which would otherwise have constituted the balance of the
term of this Lease and for rent and on terms and conditions different from those
contained herein, whereupon Tenant shall immediately be obligated to pay to
Landlord as liquidated damages the difference between the rent provided for
herein and that provided for in any lease covering a subsequent re-letting of
the demised premises, for the period which would otherwise have constituted the
balance of the term of this Lease, together with all of Landlord's costs and
expenses for preparing the demised premises for re-letting, including all
repairs, tenant finish improvements, broker's and attorney's fees, and all loss
or damage which Landlord may sustain by reason of such termination, re-entry and
re-letting, it being expressly understood and agreed that the liabilities and
remedies specified herein shall survive the termination of this Lease.
Notwithstanding a termination of this Lease by Landlord, Tenant shall remain
liable for payment of all rentals and other charges and costs imposed on Tenant
herein, in the amounts, at the times and upon the conditions as herein provided.
Landlord shall credit against such liability of the

                                       20

<PAGE>

Tenant all amounts received by Landlord from such re-letting after first
reimbursing itself for all reasonable costs incurred in curing Tenant's defaults
and re-entering, preparing and refinishing the demised premises for re-letting,
and re-letting the demised premises.

      3. Upon termination of this Lease pursuant to Section 34(b)2, Landlord may
recover possession of the demised premises under and by virtue of the provisions
of the laws of the State of Michigan, or by such other proceedings, including
reentry and possession, as may be applicable.

      4. If the Tenant shall not remove all of Tenant's property from said
demised premises as provided in this Lease, Landlord, at its option, may remove
any or all of said property in any manner that Landlord shall choose and store
same without liability for loss thereof, and Tenant will pay the Landlord, on
demand, any and all reasonable expenses incurred in such removal and storage of
said property for any length of time during which the same shall be in
possession of Landlord or in storage, or Landlord may, upon thirty (30) days
prior notice to Tenant, sell any or all of said property in such manner and for
such price as the Landlord may reasonably deem best and apply the proceeds of
such sale upon any amounts due under this Lease from the Tenant to the Landlord,
including the reasonable expenses of removal and sale.

      5. Any damage or loss of rent sustained by Landlord may be recovered by
Landlord, at Landlord's option, at the time of the reletting, or in separate
actions, from time to time, as said damage shall have been made more easily
ascertainable by successive relettings, or at Landlord's option in a single
proceeding deferred until the expiration of the term of this Lease (in which
event Tenant hereby agrees that the cause of action shall not be deemed to have
accrued until the date of expiration of said term) or in a single proceeding
prior to either the time of reletting or the expiration of the term of this
Lease.

      6. In the event of a breach by Tenant of any of the covenants or
provisions hereof, Landlord shall have the right of injunction and the right to
invoke any remedy allowed at law or in equity as if reentry, summary
proceedings, and other remedies were not provided for herein. Mention in this
Lease of any particular remedy shall not preclude Landlord from any other
remedy, in law or in equity. Tenant hereby expressly waives any and all rights
of redemption granted by or under any present or future laws in the event of
Tenant being evicted or dispossessed for any cause, or in the event of Landlord
obtaining possession of the demised premises by reason of the violation by
Tenant of any of the covenants and conditions of this Lease or other use.

      7. Tenant hereby expressly waives any and all rights of redemption granted
by or under any present or future laws, in the event of eviction or
dispossession of Tenant by Landlord under any provision of this Lease. No
receipt of monies by Landlord from or for the account of Tenant or from anyone
in possession or occupancy of the demised premises after the termination of this
Lease or after the giving of any notice shall reinstate, continue or extend the
term of this Lease or affect any notice given to the Tenant prior to the receipt
of such money, it being agreed that after the service of notice or the
commencement of a suit, or after final judgment for possession of said demised
premises, the Landlord may receive and collect any rent or other amounts due
Landlord and such payment shall not waive or affect said notice, said suit or
said judgment.

      (c) Additional Remedies and Waivers: The rights and remedies of Landlord
set forth herein shall be in addition to any other right and remedy now or
hereinafter provided by law and/or equity and all such rights and remedies shall
be cumulative and shall not be deemed inconsistent with each other, and any two
or more or all of said rights and remedies may be exercised at the same time or
at different times and from time to time without waiver thereof of any right or
remedy provided or reserved to Landlord. No action or inaction by Landlord shall
constitute a waiver of a default and no waiver of default shall be effective
unless it is in writing, signed by the Landlord.

      (d) Default by Landlord. Any failure by Landlord to observe or perform any
provision, covenant or condition of this Lease to be observed or performed by
Landlord, if such failure continues for thirty (30) days after written notice
thereof from Tenant to Landlord, shall constitute a default by Landlord under
this Lease, provided, however, that if the nature of such default is such that
the same cannot reasonably be cured within a thirty (30) day period, Landlord

                                       21

<PAGE>

shall not be deemed to be in default if it shall commence such cure within such
thirty (30) day period and thereafter rectify and cure such default with due
diligence.

      (e) Interest on Past Due Obligations: All monetary amounts required to be
paid by Tenant or Landlord hereunder which are not paid on or before the due
date thereof shall, from and after such due date, bear interest at the Interest
Rate, and shall be due and payable by such party without notice or demand.

      (f) Tenant's Remedies. In the event of default by the Landlord with
respect to the demised premises, Tenant shall have the option to cure said
default. Landlord shall reimburse Tenant for the reasonable costs incurred by
Tenant in curing such default within thirty (30) days after invoice thereof by
Tenant, together with reasonable evidence supporting such invoiced amount.
Tenant shall also have any and all rights available under the laws of the state
in which the demised premises are situated; provided, however, that any right of
offset available to Tenant shall be subject to the provisions of Section 36
below.

SECTION 35. WAIVER OF SUBROGATION

      Landlord and Tenant, and all parties claiming under each of them, mutually
release and discharge each other from all claims and liabilities arising from or
caused by any casualty or hazard covered or required hereunder to be covered in
whole or in part by insurance coverage required to be maintained by the terms of
this Lease on the demised premises or in connection with the Shopping Center or
activities conducted with the demised premises, and waive any right of
subrogation which might otherwise exist in or accrue to any person on account
thereof. All policies of insurance required to be maintained by the parties
hereunder shall contain waiver of subrogation provisions so long as the same are
available.

SECTION 36. LIABILITY OF LANDLORD; EXCULPATION

      (a) Except with respect to any damages resulting from the gross negligence
of Landlord, its agents, or employees, Landlord shall not be liable to Tenant,
its agents, employees, or customers for any damages, losses, compensation,
accidents, or claims whatsoever. The foregoing notwithstanding, it is expressly
understood and agreed that nothing in this Lease contained shall be construed as
creating any liability whatsoever against Landlord personally, and in particular
without limiting the generality of the foregoing, there shall be no personal
liability to pay any indebtedness accruing hereunder or to perform any covenant,
either express or implied, herein contained, or to keep, preserve or sequester
any property of Landlord and that all personal liability of Landlord to the
extent permitted by law, of every sort, if any, is hereby expressly waived by
Tenant, and by every person now or hereafter claiming any right or security
hereunder; and that so far as the parties hereto are concerned, the owner of any
indebtedness or liability accruing hereunder shall look solely to the demised
premises and the Shopping Center for the payment thereof.

      (b) If the Tenant obtains a money judgment against Landlord, any of its
officers, directors, shareholders, partners, members or their successors or
assigns under any provisions of or with respect to this Lease or on account of
any matter, condition or circumstance arising out of the relationship of the
parties under this Lease, Tenant's occupancy of the building or Landlord's
ownership of the Shopping Center, Tenant shall be entitled to have execution
upon any such final, unappealable judgment only upon Landlord's fee simple or
leasehold estate in the Shopping Center (whichever is applicable) and not out of
any other assets of Landlord, or any of its officers, directors, shareholders,
members or partners, or their successor or assigns; and Landlord shall be
entitled to have any such judgment so qualified as to constitute a lien only on
said fee simple or leasehold estate.

      Notwithstanding the above, Tenant shall have the right to offset any
final, unappealable judgment against twenty five percent (25%) of all minimum
rent and all percentage rental (but no other additional rent components) if not
paid to Tenant by Landlord within thirty (30) days thereafter.

      (c) It is expressly agreed that nothing in this Lease shall be construed
as creating any personal liability of any kind against the assets of any of the
officers, directors, members, partners or shareholders of Tenant, or their
successors and assigns.

                                       22

<PAGE>

SECTION 37. RIGHTS CUMULATIVE

      Unless expressly provided to the contrary in this Lease, each and every
one of the rights, remedies and benefits provided by this Lease shall be
cumulative and shall not be exclusive of any other of such rights, remedies and
benefits or of any other rights, remedies and benefits allowed by law.

SECTION 38. MITIGATION OF DAMAGES

      Notwithstanding any of the terms and provisions herein contained to the
contrary, Landlord and Tenant shall each have the duty and obligation to
mitigate, in every reasonable manner, any and all damages that may or shall be
caused or suffered by virtue of defaults under or violation of any of the terms
and provisions of this Lease agreement committed by the other.

SECTION 39. SIGNS

      No signs shall be placed on the demised premises by Tenant except as shall
comply with all applicable governmental codes, restrictions of record in
accordance with Section 7 above, sign criteria established by Landlord for the
Shopping Center, and with the prior written consent of Landlord (not to be
unreasonably withheld) after sign drawings have been submitted to Landlord by
Tenant. Subject to the foregoing, Tenant shall have the right to install its
prototypical signage and awnings on the front of the demised premises as
described on Exhibit "G-1" attached hereto and made a part hereof. Tenant shall
be entitled to pylon, monument or other freestanding signage as shown on Exhibit
"G-1" (and any future replacement signage therefore).

SECTION 40. ENTIRE AGREEMENT

      This Lease shall constitute the entire agreement of the parties hereto;
all prior agreements between the parties, whether written or oral, are merged
herein and shall be of no force and effect. This Lease cannot be changed,
modified, or discharged orally but only by an agreement in writing signed by the
party against whom enforcement of the change, modification or discharge is
sought.

SECTION 41. LANDLORD'S LIEN - DELETED BY INTENTION

SECTION 42. BINDING UPON SUCCESSORS

      The covenants, conditions, and agreements made and entered into by the
parties hereto shall be binding upon and inure to the benefit of their
respective heirs, representatives, successor and assigns.

SECTION 43. HAZARDOUS SUBSTANCES

      (a) During the term of this Lease, Tenant shall not suffer, allow, permit
or cause the generation, accumulation, storage, possession, release or threat of
release of any hazardous substance or toxic material, as those terms are used in
the Comprehensive Environmental Response Compensation and Liability Act of 1980,
as amended, and any regulations promulgated thereunder, or any other present or
future federal, state or local laws, ordinances, rules, and regulations. Tenant
shall indemnify and hold Landlord harmless from any and all liabilities,
penalties, demands, actions, costs and expenses (including without limitation
reasonable attorney fees), remediation and response costs incurred or suffered
by Landlord directly or indirectly arising due to the breach of Tenant's
obligations set forth in this Section. Such indemnification shall survive
expiration or earlier termination of this Lease. At the expiration or sooner
termination hereof, Tenant shall return the demised premises to Landlord in
substantially the same condition as existed on the date of commencement hereof
free of any hazardous substances in, on or from the demised premises.

      (b) Landlord hereby represents and warrants that, except as set forth in
that certain Phase I Environmental Site Assessment dated March 1, 2002 prepared
by Criterium Engineers, and that certain Phase II Environmental Site Assessment
dated July 7, 1997 prepared by LAW Engineering and Environmental Services, Inc.:
(i) it has not used, generated, discharged, released

                                       23

<PAGE>

or stored any hazardous substances on, in or under the Shopping Center and has
received no notice and has no knowledge of the presence in, on or under the
Shopping Center of any such hazardous substances; (ii) to Landlord's knowledge
there have never been any underground storage tanks at the Shopping Center,
whether owned by the Landlord or its predecessors in interest; (iii) to
Landlord's knowledge there have never been accumulated tires, spent batteries,
mining spoil, debris or other solid waste (except for rubbish and containers for
normal scheduled disposal in compliance with all applicable laws) in, on or
under the Shopping Center; (iv) to Landlord's knowledge it has not spilled,
discharged or leaked petroleum products other than de minimis quantities in
connection with the operation of motor vehicles on the Shopping Center; (v) to
Landlord's knowledge there has been no graining, filling or modification of
wetlands (as defined by federal, state or local law, regulation or ordinance) at
the Shopping Center; and (vi) to Landlord's knowledge there is no asbestos or
asbestos-containing material in the demised premises. The representations and
warranties set forth in this subparagraph shall apply to any contiguous or
adjacent property owed by the Landlord. Landlord hereby indemnifies Tenant for
any and all loss, cost, damage or expense to Tenant resulting from any
misrepresentation or breach of the foregoing representations and warranties.

      (c) If any such hazardous substances are discovered at the Shopping Center
(unless introduced by the Tenant, its agents or employees) or if any asbestos or
asbestos containing material is discovered in the demised premises (unless
introduced by the Tenant, its agents or employees), and removal, encapsulation
or other remediation is required by applicable laws, the Landlord immediately
and with all due diligence and at no expense to the Tenant shall take all
measures necessary to comply with all applicable laws and to remove such
hazardous substances or asbestos from the Shopping Center and/or encapsulate or
remediate such hazardous substances or asbestos, which removal and/or
encapsulation or remediation shall be in compliance with all environmental laws
and regulations, and the Landlord shall repair and restore the Shopping Center
at its expense. From the date such encapsulation, remediation and restoration is
complete, the rent due hereunder shall be reduced by the same percentage as the
percentage of the demised premises which, in the Tenant's reasonable judgment,
cannot be safely, economically or practically used for the operation of the
Tenant's business. Anything herein to the contrary notwithstanding, if in the
Tenant's reasonable judgment, such removal, encapsulation, remediation and
restoration cannot be completed within one hundred eighty (180) days or the same
is not actually completed by Landlord within such one hundred eighty (180) day
period following the date such hazardous substances or asbestos are discovered
and such condition materially adversely affects Tenant's ability to conduct
normal business operations in the premises, then the Tenant may terminate this
Lease by written notice to the Landlord within thirty (30) days after such 180
day period, which notice shall be effective on Landlord's receipt thereof.
Landlord shall comply with OSHA 29 CFR 1910.1001 (j) to notify tenants,
including Tenant, of asbestos related activities in the demised premises and the
Shopping Center including, but not limited to, selection of the
certified/licensed asbestos abatement contractor, scope of the abatement work,
and final clearance testing procedures and results.

SECTION 44. TRANSFER OF INTEREST

      If Landlord should sell or otherwise transfer its interest in the demised
premises, upon an undertaking by the purchaser or transferee to be responsible
for all the covenants and undertakings of Landlord accruing subsequent to the
date of such sale or transfer, Tenant agrees that Landlord shall thereafter have
no liability to Tenant under this Lease or any modifications or amendments
thereof, or extensions thereof, except for such liabilities which might have
accrued prior to the date of such sale or transfer of its interest by Landlord.

SECTION 45. ACCESS TO PREMISES

      Landlord and its representatives shall have free access to the demised
premises at all reasonable times for the purpose of: (a) examining the same or
to make any alterations or repairs to the demised premises that Landlord may
deem necessary for its safety or preservation; (b) exhibiting the demised
premises for sale or mortgage financing; (c) during the last three (3) months of
the term of this Lease, for the purpose of exhibiting the demised premises and
putting up the usual notice "for rent" which notice shall not be removed,
obliterated or hidden by Tenant, provided, however, that any such action by
Landlord shall cause as little inconvenience as reasonably practicable and such
action shall not be deemed an eviction or disturbance of Tenant

                                       24

<PAGE>

nor shall Tenant be allowed any abatement of rent, or damages for an injury or
inconvenience occasioned thereby.

SECTION 46. HEADINGS

      The headings are inserted only as a matter of convenience and for
reference and in no way define, limit or describe the scope or intent of this
Lease.

SECTION 47. NON-WAIVER

      No payment by Tenant or receipt by Landlord or its agents of a lesser
amount than the rent in this Lease stipulated shall be deemed to be other than
on account of the stipulated rent nor shall an endorsement or statement on any
check or any letter accompanying any check or payment of rent be deemed an
accord and satisfaction and Landlord or its agents may accept such check or
payment without prejudice to Landlord's right to recover the balance of such
rent or pursue any other remedy in this Lease provided.

SECTION 48. SHORT FORM LEASE

      This Lease shall not be recorded, but a short form lease, which describes
the property herein demised, gives the term of this Lease and refers to this
Lease, shall be executed by the parties hereto, upon demand of either party and
such short form lease may be recorded by Landlord or Tenant at any time either
deems it appropriate to do so. The cost and recording of such short form lease
shall belong to the requesting party.

SECTION 49. ESTOPPEL CERTIFICATE

      Each party agrees that at any time and from time to time on ten (10) days
prior written request by the other, it will execute, acknowledge and deliver to
the requesting party a statement in writing stating that this Lease is
unmodified and in full force and effect (or, if there have been modifications,
stating the modifications, and that the Lease as so modified is in full force
and effect, and the dates to which the rent and other charges hereunder have
been paid, and such other information as may reasonably re requested, it being
intended that any such statements delivered pursuant to this Section may be
relied upon by any current or prospective purchaser of or any prospective holder
of a mortgage or a deed of trust upon or any interest in the fee or any
leasehold or by the mortgagee, beneficiary or grantee of any security or
interest, or any assignee of any thereof or under any mortgage, deed of trust or
conveyance for security purposes now or hereafter done or made with respect to
the fee of or any leasehold interest in the demised premises

SECTION 50. TENANT'S REIMBURSEMENT

      (a) Landlord shall pay Tenant Three Hundred Thousand Dollars ($300,000.00)
(the "Tenant Reimbursement"), as payment for all costs incurred on behalf of
Tenant for the purchase, erection, and installation of Tenant Improvements on or
within the demised premises. "Tenant Improvements" shall consist of the work
described in the attached Exhibit "G-2". The Tenant Reimbursement shall be paid
by Landlord to Tenant within ten (10) days of the later of (i) Tenant opening
for business in the demised premises and (ii) Tenant providing to Landlord a
lien waiver from Tenant's general contractor. In the event Landlord does not
timely pay the Tenant Reimbursement to Tenant, (a) Landlord shall pay to Tenant
interest on such unpaid amounts at the Interest Rate and (b) Tenant shall have
the right to deduct any and all such amounts owed Tenant against payments of
Rent thereafter due Landlord until such time as Tenant has been credited the
full amount of the Tenant Reimbursement plus applicable interest.

      (b) Notwithstanding anything to the contrary contained in this Lease, the
Tenant Improvements shall, at all times during the term of this Lease and upon
the expiration or earlier termination of this Lease, be the property of
Landlord. Tenant shall not acquire any interest, equitable or otherwise, in any
Tenant Improvement.

                                       25

<PAGE>

SECTION 51. TENANT'S TERMINATION RIGHT;

      In the event (x) that Tenant's gross sales (as defined in Section 6 of
this Lease) shall be less than Four Million Five Hundred Thousand Dollars
($4,500,000.00) in either of the eighth (8th) or ninth (9th) lease years of the
initial term hereof, and (y) Tenant was open and operating for business for the
Permitted Use during the Shopping Center's standard business days and hours
during the eighth (8th) and ninth (9th) lease years (unless Tenant was not open
and operating on account of casualty or condemnation), Tenant shall have the
right, at Tenant's sole election, provided that Tenant is not then in default of
the terms of this Lease beyond any applicable notice and cure periods, on or
before the date (the "Last Termination Notice Date") which is thirty (30) days
after the end of the ninth (9th) lease year, to send to Landlord a notice
terminating this Lease as of the last day of the tenth (10th) lease year (the
"Tenant's Termination Date"). In the event that Tenant shall so terminate this
Lease in accordance with the provisions of this Section 51, then the term of
this Lease shall terminate and expire on Tenant's Termination Date with the same
force and effect as though said date was the scheduled expiration date of the
term under this Lease. Notwithstanding the giving of such termination notice and
Tenant's exercise of its termination right under this Section 51, Tenant shall
perform and observe all of Tenant's obligations under this Lease through and
including the Tenant's Termination Date and Tenant shall pay to Landlord, on or
before the Tenant's Termination Date, the sum of One Hundred Thousand Dollars
($100,000.00). In the event Tenant exercises the termination right provided for
in this Section 51, Landlord shall have the right, upon ten (10) days prior
written notice, at Tenant's corporate headquarters, to examine Tenant's books
and records relating to gross sales at the demised premises, provided such right
shall expire sixty (60) days after Tenant notifies Landlord of Tenant's exercise
of Tenant's election to terminate the Lease pursuant to the provisions of this
Section 51.

SECTION 52. NO BROKER

      Landlord and Tenant each represent to the other that they have not entered
into any agreement or incurred any obligation in connection with this
transaction which might result in the obligation to pay a brokerage commission
to any broker. Each party shall indemnify and hold the other party harmless from
and against any claim or demand by any broker or other person for bringing about
this Lease who claims to have dealt with such indemnifying party, including all
expenses incurred in defending any such claim or demand (including reasonable
attorney's fees).

SECTION 53. UNAVOIDABLE DELAYS

      In the event either party hereto (the "Delayed Party") shall be delayed or
hindered in or prevented from the performance of any act required under this
Lease by reason of strikes, lockouts, labor troubles, inability to procure
materials, failure of power, the unforeseen application of restrictive
governmental laws or regulations, riots, insurrection, war, acts of terrorism or
other reason of a like nature not the fault of the Delayed Party in performing
work or doing acts required under the terms of this Lease, then performance of
such act shall be excused for the period of the delay, and the period for the
performance of any such act shall be extended for a period equivalent to the
period of such delay, provided that the Delayed Party notified the other party
within fifteen (15) days of the Delayed Party being informed of the occurrence
of the event causing such delay. The provisions of this Section 53 shall not
operate to excuse either party from the payment of any rental or other monetary
sums due under the terms of this Lease.

SECTION 54. TIMELY EXECUTION OF LEASE

      Landlord and Tenant agree that this Lease, and the parties' obligations
hereunder, shall automatically be null and void and this Lease shall terminate
automatically without further action of the parties if both parties do not
execute this Lease and both parties have not received an original thereof within
sixty (60) days after the date of execution hereof by the first party to execute
this Lease.

SECTION 55. ACCORD AND SATISFACTION

      No payment by Tenant or receipt by Landlord of a lesser amount than the
entire rent and all other additional rents and charges hereunder shall be deemed
to be other than payment on

                                       26

<PAGE>

account of the earliest stipulated rent and other additional rents and charges
hereunder, nor shall any endorsement or statement on any check or any letter
accompanying any check or payment for rent or other additional rent and charges
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
rent and other additional rents and charges or pursue any other right or remedy
available to the Landlord.

SECTION 56. WAIVER OF JURY TRIAL

      The Landlord, Tenant any Guarantor(s) do hereby knowingly, voluntarily and
intentionally waive the right to a trial by jury of any and all issues either
now or hereinafter provided by law in any action or proceeding between the
parties hereto, or their successors, arising directly or indirectly out of or in
any way connected with this Lease or any of its provisions, the Tenant's use or
occupancy of said premises and/or any claim for personal injury or property
damage including, without limitation, any action to rescind or cancel this
Lease, and any claim or defense asserting that this Lease was fraudulently
induced or is otherwise void or voidable. It is intended that said waiver shall
apply to any and all defenses, rights and/or counterclaims in any action or
proceeding at law or in equity. This waiver is a material inducement for
Landlord and Tenant to enter into this Lease.

SECTION 57. LEASEHOLD FINANCING

      (a) Tenant's Financing Rights. Landlord acknowledges and agrees that
Tenant may from time to time during the term, without the consent of Landlord,
mortgage or otherwise finance and encumber, whether by leasehold deed of trust
or mortgage, collateral assignment of this Lease, lease/sublease-back, and/or
assignment/leaseback, any and/or all of its leasehold estate hereunder, and
property and rights in and to the Leased Premises granted to it under this
Lease, as security for the payment of an indebtedness (any and all of which are
herein referred to as a "Leasehold Mortgage" and the holder thereof is herein
referred to as "Leasehold Mortgagee"). Any such Leasehold Mortgage shall be a
lien only upon Tenant's leasehold estate hereunder and Tenant's interests in
this Lease. Leasehold Mortgagee or its assigns may enforce such Leasehold
Mortgage and acquire title to the leasehold estate and Tenant's interest in the
Leased Premises in any lawful way, and in connection therewith Leasehold
Mortgagee may take possession of and rent the Leased Premises.

      (b) Cooperation with Leasehold Mortgagee. Tenant shall notify Landlord
(and any Fee Mortgagee, as hereinafter defined in Section 57(c) below), in the
manner hereinafter provided for the giving of notice, of the execution of such
Leasehold Mortgage and the name and place for service of notice upon Leasehold
Mortgagee. Upon such notification of Landlord that Tenant has entered into a
Leasehold Mortgage, Landlord hereby agrees for the benefit of such Leasehold
Mortgagee, and upon written request by Tenant, to execute and deliver to Tenant
and Leasehold Mortgagee: (i) the "Landlord's Agreement" containing terms
substantially identical to the terms of the document so entitled attached hereto
and made a part hereof as Exhibit "H", and (ii) the "Landlord's Waiver"
containing terms substantially identical to the terms of the document so
entitled attached hereto and made a part hereof as Exhibit "I". The covenants,
conditions, terms and agreements of Landlord contained in that certain
Landlord's Agreement, attached hereto as Exhibit "H", and executed by Landlord
in conjunction with this Lease are hereby incorporated by reference into this
Lease and shall be binding upon Landlord and any person or entity who succeeds
to Landlord's interest in this Lease. Landlord further agrees that it will
comply with all of the covenants and obligations contained in said documents.

      (c) Fee Mortgagee. Landlord represents to Tenant that as of the date of
this Lease there is no mortgage encumbering Landlord's fee interest in the
Shopping Center, and that there will not be such a mortgage for at least sixty
(60) days after the date this Lease is fully executed by Landlord and Tenant.

                                       27

<PAGE>

      IN WITNESS WHEREOF, the parties hereto have executed this Lease the day
and year first above written.

SIGNED AND ACKNOWLEDGED
IN THE PRESENCE OF:                      LANDLORD:

                                         K&S MAPLE HILL MALL, L.P.,
                                         a Delaware limited partnership

                                         By: Kimco Maple Hill 138, Inc.,
                                             its General Partner

/s/ Stacy Doyle                          By: /s/ Raymond Edwards
--------------------------------------       ----------------------------------
Print Name: Stacy Doyle                      Name: RAYMOND EDWARDS
                                             Title: Vice President
/s/ Jodie A. Kochman
--------------------------------------
Print Name: JODIE A. KOCHMAN

                                         TENANT:

                                         SHONAC CORPORATION,
                                         an Ohio corporation

/s/ Melinda Holmes                       By: /s/ Timothy McDougall
--------------------------------------       ----------------------------------
Print Name: Melinda Holmes                   Timothy McDougall
/s/ Robena Sealey                        Its: Vice President of Real Estate
--------------------------------------
Print Name: Robena Sealey

                                       28

<PAGE>

STATE OF  NY      :
                  :SS.
COUNTY OF NASSAN  :

      The foregoing instrument was acknowledged before me this 24th day of
September, 2004, by Raymond Edwards, the Vice President of Kimco Maple Hill 138,
Inc., a(n) Delaware corporation, general partner of K&S Maple Hill Mall, L.P., a
Delaware limited partnership, for and on behalf of said limited partnership.

                                         /s/ Kathleen M. Gazerro
                                         --------------------------------
                                         Notary Public

                                               KATHLEEN M. GAZERRO
                                         Notary Public, State of New York
                                                 No. 01GA4721128
                                           Qualified in Suffolk County
                                          My Commission Expires 4/30/06

STATE OF OHIO      :
                   : SS.
COUNTY OF FRANKLIN :

      The foregoing instrument was acknowledged before me this 14 day of Sept.,
2004, by Timothy McDougall, VP of Real Estate of Shonac Corporation, an Ohio
corporation, for and on behalf of said corporation.

                                         /s/ Melinda Holmes
                                         --------------------------------
                                         NotaryPublic

                                                MELINDA HOLMES
                                         MY COMMISSION EXPIRES ON 9/17/06
                                          NOTARY PUBLIC - STATE OF OHIO

                                       29

<PAGE>

                                   [SITE PLAN]

                                   EXHIBIT A-1

<PAGE>

                                   EXHIBIT A-2

The Land referred to in this policy is located in OSHTEMO TOWNSHIP, Kalama 200
County, State of Michigan and is described as follows:

      PARCEL NO. 1A:

      A PARCEL OF LAND LOCATED IN THE EAST THREE QUARTERS OF THE SOUTH 1/2 OF
      THE NORTHEAST 1/4 OF SECTION 13, TOWN 2 SOUTH, RANGE 12 WEST, BEING MORE
      PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE EAST 1/4 POST OF
      SECTION 13, TOWN 2 SOUTH, RANGE 12 WEST; THENCE NORTH ALONG THE EAST LINE
      OF SAID SECTION, 75.05 FEET; THENCE SOUTH 87 DEGREES 57 MINUTES 33 SECONDS
      WEST PARALLEL TO AND 75.0 FEET NORTH AS MEASURED AT RIGHT ANGLES TO THE
      EAST AND WEST 1/4 LINE OF SAID SECTION, 899.73 FEET FOR THE PLACE OF
      BEGINNING OF THE LAND HEREINAFTER DESCRIBED (SAID POINT BEING IN THE NORTH
      LINE OF WEST MAIN STREET); THENCE CONTINUING SOUTH 87 DEGREES 57 MINUTES
      33 SECONDS WEST ALONG SAID STREET LINE, 100.0 FEET; THENCE NORTH 2 DEGREES
      02 MINUTES 27 SECONDS WEST AT RIGHT ANGLES THERETO, 114.0 FEET; THENCE
      SOUTH 87 DEGREES 57 MINUTES 33 SECONDS WEST PARALLEL TO SAID 1/4 LINE,
      200.0 FEET; THENCE NORTH 2 DEGREES 02 MINUTES 27 SECONDS WEST, 886.0 FEET;
      THENCE SOUTH 87 DEGREES 57 MINUTES 33 SECONDS WEST PARALLEL TO SAID EAST
      AND WEST 1/4 LINE, 18.5 FEET; THENCE NORTH 2 DEGREES 02 MINUTES 27 SECONDS
      WEST, 246.23 FEET TO THE NORTH LINE OF THE SOUTH 1/2 OP THE NORTHEAST 1/4
      OF SAID SECTION; THENCE NORTH 87 DEGREES 39 MINUTES 20 SECONDS EAST ALONG
      SAID NORTH LINE, 1262.90 FEET TO THE EAST LINE OF SAID SECTION; THENCE
      SOUTH ALONG SAID EAST LINE, 50.04 FEET; THENCE SOUTH 87 DEGREES 39 MINUTES
      20 SECONDS WEST PARALLEL TO AND 50.0 FEET SOUTH OF, AS MEASURED AT RIGHT
      ANGLES TO SAID NORTH LINE, SOUTH 1/2, NORTHEAST 1/4, 605.11 FEET; THENCE
      SOUTH 2 DEGREES 02 MINUTES 27 SECONDS EAST, 154.71 FEET TO A POINT 1120.0
      FEET NORTH OF THE EAST AND WEST 1/4 LINE OF SAID SECTION, AS MEASURED AT
      RIGHT ANGLES THERETO; THENCE SOUTH 87 DEGREES 57 MINUTES 33 SECONDS WEST
      PARALLEL TO SAID 1/4 LINE, 77.5 FEET ; THENCE SOUTH 2 DEGREES 02 MINUTES
      27 SECONDS EAST, 931.0 FEET TO A POINT 114.0 FEET NORTH OF THE NORTH LINE
      OF WEST MAIN STREET, AS MEASURED AT RIGHT ANGLES THERETO; THENCE SOUTH 87
      DEGREES 57 MINUTES 33 SECONDS WEST PARALLEL TO SAID 1/4 LINE, 260.0 FEET;
      THENCE SOUTH 2 DEGREES 02 MINUTES 27 SECONDS EAST, 114.0 FEET TO THE PLACE
      OF BEGINNING.

      PARCEL NO. 1B:

      A PARCEL OF LAND LOCATED IN THE EAST THREE QUARTERS OF THE SOUTH 1/2 OF
      THE NORTHEAST 1/4 OF SECTION 13, TOWN 2 SOUTH, RANGE 12 WEST, BEING MORE
      PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE EAST 1/4 POST OF
      SECTION 13, TOWN 2 SOUTH, RANGE 12 WEST; THENCE NORTH ALONG THE EAST LINE
      OF SAID SECTION, 75.05 FEET; THENCE SOUTH 87 DEGREES 57 MINUTES 33 SECONDS
      WEST PARALLEL TO AND 75.0 FEET NORTH OF AS MEASURED AT RIGHT ANGLES TO THE
      EAST AND WEST 1/4 LINE OF SAID SECTION, 1589.73 FEET; THENCE NORTH 2
      DEGREES 02 MINUTES 27 SECONDS WEST AT RIGHT ANGLES THERETO, 1000.0 FEET
      FOR THE PLACE OF BEGINNING OF THE LAND HEREINAFTER DESCRIBED; THENCE
      CONTINUING NORTH 2 DEGREES 02 MINUTES 27 SECONDS WEST, 244.26 FEET TO THE
      NORTH LINE OF THE SOUTH 1/2 OF THE NORTHEAST 1/4 OF SAID SECTION; THENCE
      NORTH 87 DEGREES 39 MINUTES 20 SECONDS EAST ALONG SAID NORTH LINE, 371.5
      FEET; THENCE SOUTH 2 DEGREES 02 MINUTES 27 SECONDS EAST, 246.23 FEET TO A
      POINT 1075.0 FEET NORTH OF SAID EAST AND WEST 1/4 LINE AS MEASURED AT
      RIGHT ANGLES THERETO; THENCE SOUTH 87 DEGREES 57 MINUTES 33 SECONDS WEST
      PARALLEL TO SAID 1/4 LINE, 371.5 FEET TO THE PLACE OF BEGINNING.

      PARCEL NO. 1C:

      COMMENCING AT THE EAST 1/4 POST OF SECTION 13, TOWN 2 SOUTH, RANGE 12
      WEST; THENCE NORTH ALONG THE EAST LINE OF SAID SECTION, 75.05 FEET; THENCE
      SOUTH 87 DEGREES 57 MINUTES 33 SECONDS WEST PARALLEL TO AND 75.0 FEET
      NORTH OF AS MEASURED AT RIGHT ANGLES TO THE EAST AND WEST 1/4 LINE OF SAID
      SECTION, 2349.73 FEET FOR THE PLACE OF BEGINNING OF THE LAND HEREINAFTER
      DESCRIBED (SAID POINT BEING IN THE NORTH LINE OF WEST MAIN STREET); THENCE
      CONTINUING SOUTH 87 DEGREES 57 MINUTES 33 SECONDS WEST ALONG SAID STREET
      LINE, 71.96 FEET TO A POINT 208.0 FEET EASTERLY OF THE NORTH AND SOUTH 1/4
      LINE OF SAID SECTION; THENCE NORTH 2 DEGREES 02 MINUTES 27 SECONDS WEST,
      210.0 FEET; THENCE SOUTH 87 DEGREES 57 MINUTES 33 SECONDS WEST, 167.29
      FEET TO A POINT 33.0 FEET EASTERLY OP SAID NORTH AND SOUTH l/4 LINE;
      THENCE NORTH 0 DEGREES 03 MINUTES 43 SECONDS EAST PARALLEL TO SAID 1/4
      LINE, 260.18 FEET; THENCE NORTH 87 DEGREES 57 MINUTES 33 SECONDS EAST,
      439.69 FEET; THENCE SOUTH 2 DEGREES 02 MINUTES 27 SECONDS EAST, 310.0
      FEET; THENCE SOUTH 87 DEGREES 57 MINUTES 33 SECONDS, WEST 210.0 FEET;
      THENCE SOUTH 2 DEGREES 02 MINUTES 27 SECONDS EAST, 160.0 FEET TO THE PLACE
      OF BEGINNING.

      PARCEL NO. 1D:

      A PARCEL OF LAND LOCATED IN THE EAST 3/4 OF THE SOUTH 1/2 OF THE NORTHEAST
      1/4 OF SECTION 13, TOWN 2 SOUTH, RANGE 12 WEST, BEING MORE PARTICULARLY
      DESCRIBED AS FOLLOWS: COMMENCING AT THE EAST 1/4 POST OF SECTION 13, TOWN
      2 SOUTH, RANGE 12 WEST; THENCE NORTH ALONG THE EAST LINE OF SAID SECTION
      75.05 FEET; THENCE SOUTH 87 DEGREES 57 MINUTES 33 SECONDS WEST PARALLEL TO
      AND 75.0 FEET NORTH OF AS MEASURED AT RIGHT ANGLES TO THE EAST AND WEST
      1/4 LINE OF SAID SECTION, 1589.73 FEET; THENCE NORTH 02 DEGREES 02 MINUTES
      27 SECONDS WEST AT RIGHT ANGLES THERETO, 1000.0 FEET FOR THE PLACE OF
      BEGINNING OF THE LAND HEREINAFTER DESCRIBED; THENCE CONTINUING NORTH 02
      DEGREES 02 MINUTES 27 SECONDS WEST, 244.26 FEET TO THE NORTH LINE OF THE
      SOUTH 1/2 OF THE NORTHEAST 1/4 OF SAID SECTION; THENCE SOUTH 87 DEGREES 39
      MINUTES 20 SECONDS WEST ALONG SAID NORTH, 550.00 FEET THENCE SOUTH 02
      DECREES 02 MINUTES 27 SECONDS EAST, 241.42 FEET TO A POINT 1075.0 FEET
      NORTH OF SAID EAST AND WEST 1/4 LINE AS MEASURED AT LINE RIGHT  ANGLES
      THERETO; THENCE NORTH 87 DEGREES 57 MINUTES 33 SECONDS EAST PARALLEL TO
      SAID 1/4 LINE 550.00 FEET TO THE PLACE OF BEGINNING.

<PAGE>

      PARCEL NO. 2:

      A PARCEL OF LAND LOCATED IN THE EAST 3/4 OF THE SOUTH 1/2 OF THE NORTHEAST
      1/4 0F SECTION 13, TOWN 2 SOUTH, RANGE 12 WEST, BEING MORE PARTICULARLY
      DESCRIBED AS FOLLOWS: COMMENCING AT THE EAST 1/4 POST OF SECTION 13, TOWN
      2 SOUTH, RANGE 12 WEST; THENCE NORTH ALONG THE EAST LINE OF SAID SECTION,
      75.05 FEET; THENCE SOUTH 87 DEGREES 57 MINUTES 33 SECONDS WEST PARALLEL TO
      AND 75.0 FEET NORTH OF AS MEASURED AT RIGHT ANGLES TO THE EAST AND WEST
      1/4 LINE OF SAID SECTION, 999.73 FEET FOR THE PLACE OF BEGINNING OF THE
      LAND HEREINAFTER DESCRIBED (SAID POINT BEING IN THE NORTH LINE OF WEST
      MAIN STREET) ; THENCE CONTINUING SOUTH 87 DEGREES 57 MINUTES 33 SECONDS
      WEST ALONG SAID STREET LINE, 200.0 FEET; THENCE NORTH 2 DEGREES 02 MINUTES
      27 SECONDS WEST AT RIGHT ANGLES THERETO, 114.0 FEET; THENCE NORTH 87
      DEGREES 57 MINUTES 33 SECONDS EAST PARALLEL TO SAID 1/4 LINE, 200.0 FEET;
      THENCE SOUTH 2 DEGREES 02 MINUTES 27 SECONDS EAST, 114.0 FEET TO THE PLACE
      OF BEGINNING.

      PARCEL NO. 3:

      COMMENCING AT THE EAST 1/4 POST OF SECTION 13, TOWN 2 SOUTH, RANGE 12
      WEST; THENCE NORTH ALONG THE EAST LINE OF SAID SECTION, 75.05 FEET; THENCE
      SOUTH 87 DEGREES 57 MINUTES 33 SECONDS WEST PARALLEL TO AND 75 FEET NORTH
      OF AS MEASURED AT RIGHT ANGLES TO THE EAST AND WEST 1/4 LINE OF SAID
      SECTION, 1979.73 FEET FOR THE PLACE OF BEGINNING OF THE LAND HEREINAFTER
      DESCRIBED (SAID POINT BEING IN THE NORTH LINE OF WEST MAIN STREET); THENCE
      CONTINUING SOUTH 87 DEGREES 57 MINUTES 33 SECONDS WEST ALONG SAID STREET
      LINE, 160 FEET; THENCE NORTH 2 DEGREES 02 MINUTES 27 SECONDS WEST AT RIGHT
      ANGLES THERETO, 160 FEET; THENCE NORTH 87 DEGREES 57 MINUTES 33 SECONDS
      EAST PARALLEL TO SAID 1/4 LINE, 160 FEET; THENCE SOUTH 2 DEGREES 02
      MINUTES 27 SECONDS EAST, 160 FEET TO THE PLACE OF BEGINNING.

      PARCEL NO. 4:

      COMMENCING AT THE EAST 1/4 POST OF SECTION 13, TOWN 2 SOUTH, RANGE 12
      WEST; THENCE NORTH ALONG THE EAST LINE OF SAID SECTION, 75.05 FEET; THENCE
      SOUTH 87 DEGREES 57 MINUTES 33 SECONDS WEST PARALLEL TO AND 75.00 FEET
      NORTH OF AS MEASURED AT RIGHT ANGLES TO THE EAST AND WEST 1/4 LINE OF SAID
      SECTION, 1199.73 FEET FOR THE PLACE OF BEGINNING OF THE LAND HEREINAFTER
      DESCRIBED (SAID POINT BEING IN THE NORTH LINE OF WEST MAIN STREET); THENCE
      CONTINUING SOUTH 87 DEGREES 57 MINUTES 33 SECONDS WEST ALONG SAID STREET
      LINE, 390.00 FEET; THENCE NORTH 2 DEGREES 02 MINUTES 27 SECONDS WEST AT
      RIGHT ANGLES THERETO, 1000.00 FEET; THENCE NORTH 87 DEGREES 57 MINUTES 33
      SECONDS EAST PARALLEL TO SAID 1/4 LINE, 390.00 FEET; THENCE SOUTH 2
      DEGREES 02 MINUTES 27 SECONDS EAST, 1000.00 FEET TO THE PLACE OF
      BEGINNING.

      PARCEL NO. 5:

      TOGETHER WITH ALL EASEMENT, RIGHTS, INTERESTS, AND PRIVILEGES INCURRING TO
      THE BENEFIT OF SAID PARCELS 1A, 1B, 1D, 2 AND 4 UNDER THAT CERTAIN
      RESTATED RECIPROCAL CONSTRUCTION, OPERATION AND EASEMENT AGREEMENT DATED
      OCTOBER 29, 1980, BETWEEN JEWEL PROPERTIES VENTURE, FORBES
      COHEN-BUTLER/KAL ASSOCIATES, ECONOMIC DEVELOPMENT CORPORATION OF THE
      COUNTY OF KALAMAZOO, FORBES/COHEN PROPERTIES, MONTGOMERY WARD & CO.,
      INCORPORATED AND KALAWARD PROPERTIES, INC. AND RECORDED OCTOBER 31, 1980
      IN LIBER 1107 ON PAGE 519, WHICH WAS AMENDED BY ASSIGNMENT AND ASSUMPTION
      OF RESTATED RECIPROCAL CONSTRUCTION, OPERATION AND EASEMENT AGREEMENT
      RECORDED AUGUST 24, 1984 IN LIBER 1210 ON PAGE 583 AND AMENDED BY FIRST
      AMENDMENT TO RESTATED RECIPROCAL CONSTRUCTION, OPERATION AND EASEMENT
      AGREEMENT DATED JULY 23, 1990 AND RECORDED MAY 10, 1991 IN LIBER 1501 ON
      PAGE 546, AND AMENDED BY SECOND AMENDMENT TO RESTATED RECIPROCAL
      CONSTRUCTION, OPERATION AND EASEMENT AGREEMENT DATED JULY 16, 1993 AND
      RECORDED JULY 16, 1993 IN LIBER 1654 ON PAGE 880, KALAMAZOO COUNTY
      RECORDS, AND AMENDED BY ASSIGNMENT AND ASSUMPTION OF RECIPROCAL
      CONSTRUCTION, OPERATION AND EASEMENT AGREEMENT DATED APRIL 27, 1994 AND
      RECORDED APRIL 29, 1994 IN LIBER 1722 ON PAGE 0787; AND TOGETHER WITH THE
      RIGHTS AND EASEMENTS CONTAINED IN AGREEMENT BETWEEN GOOD WILL CO., INC.
      AND MAPLE HILL MALL ASSOCIATES DATED OCTOBER 19, 1990 AND RECORDED
      NOVEMBER 2, 1990 IN LIBER 1480 ON PAGE 965, KALAMAZOO COUNTY RECORDS.

      PARCEL NO. 6:

      COMMENCING AT THE EAST l/4 POST OF SECTION 13, TOWN 2 SOUTH, RANGE 12
      WEST; THENCE NORTH ALONG THE EAST LINE OF SAID SECTION, 75.05 FEET TO THE
      NORTH LINE OF M-43; THENCE SOUTH 87 DEGREES 57 MINUTES 33 SECONDS WEST
      THEREON, PARALLEL TO AND 75.0 FEET NORTH OF AS MEASURED AT RIGHT ANGLES TO
      THE EAST AND WEST 1/4 LINE OF SAID SECTION, 1589.73 FEET; THENCE NORTH 2
      DEGREES 02 MINUTES 27 SECONDS WEST, 265.00 FEET FOR THE PLACE OF BEGINNING
      OF THE LAND HEREINAFTER DESCRIBED; THENCE CONTINUING NORTH 2 DEGREES 02
      MINUTES 27 SECONDS WEST, 735.00 FEET; THENCE 87 DEGREES 57 MINUTES 33
      SECONDS WEST, 63.00 FEET; THENCE SOUTH 2 DEGREES 02 MINUTES 27 SECONDS
      EAST, 103.40 FEET; THENCE SOUTH 87 DEGREES 57 MINUTES 33 SECONDS WEST,
      47.00 FEET; THENCE SOUTH 2 DEGREES 02 MINUTES 27 SECONDS EAST, 79.77 FEET;
      THENCE SOUTH 87 DEGREES 57 MINUTES 33 SECONDS WEST, 10.00 FEET; THENCE
      SOUTH 2 DEGREES 02 MINUTES 27 SECONDS EAST 241.00 FEET; THENCE NORTH 87
      DEGREES 57 MINUTES 33 SECONDS EAST, 30.00 FEET; THENCE SOUTH 2 DEGREES 02
      MINUTES 27 SECONDS EAST, 310.03 FEET; THENCE NORTH 87 DEGREES 57 MINUTES
      33 SECONDS EAST, 90.00 FEET TO THE PLACE OF BEGINNING.

      PARCEL NO. 7:

      TOGETHER WITH A NON-EXCLUSIVE EASEMENT AS SET FORTH IN OPERATION AND
      EASEMENT AGREEMENT BETWEEN DAYTON HUDSON CORPORATION AND GOOD WILL CO.,
      INC. RECORDED SEPTEMBER 2, 1993 IN LIBER 1665, PAGE 1229
<PAGE>

                                   EXHIBIT "B"

                                 LANDLORD'S WORK

Landlord agrees to construct the demised premises, at Landlord's sole cost and
expense, as described in Tenant's prototypical store construction package as set
forth in plans and specifications prepared by Herschman Architects Incorporated
which has been provided to Landlord, which work shall be consistent with the
preliminary building outline previously provided by Landlord to Tenant.

<PAGE>

                                    EXHIBIT C

                                  TENANT'S WORK

Tenant's Work shall consist of performing Tenant's standard fixturing within the
Leased Premises, including, without limitation, the Tenant Improvements (as
defined in Section 50 of the Lease).

<PAGE>

                                    EXHIBIT D

                   EXISTING USE EXCLUSIVES AND PROHIBITED USES

Ann's Hallmark

Use Exclusive: If, during the term of the Lease, (i) any other tenant in the
Shopping Center, (other than Target, Steketee, Rite Aid and Montgomery Ward), or
their replacements, or any other store occupying more than 20,000 square feet)
shall carry sixty (60) lineal feet or more of either greeting cards, gift wrap
or Christmas ornaments; or (ii) the enclosed mall portion of the Shopping Center
contains a temporary store (a store having a lease term, license or expected
duration of doing business of less than one (1) year) that sells greeting cards,
gift wrap or Christmas ornaments, then Tenant shall only be obligated to pay
Percentage Rent in lieu of any and all other Rent in the amount of five percent
(5%) of Gross Sales during the time that the tenant described in (i) above shall
carry such items in violation hereof, or during the time that the store
described in (ii) above shall be open. In addition, Tenant shall have the
immediate right (in addition to any other rights it may have) to terminate the
Lease upon thirty (30) days written notice to Landlord in the event that the
foregoing use restrictions shall be violated, and Tenant shall vacate the
Premises at the end of such thirty (30) day period. Notwithstanding the
foregoing, Landlord shall be entitled to lease one (1) space in addition to
Tenants' in the Shopping Center to a store similar to that operated by Tenant,
so long as the space occupied by such store shall not exceed 2,500 square feet
of retail sales area and which is located between the Target store and space
numbers 5252 and 5344.

Old Country Buffet

Use Exclusive: Landlord shall not lease space in the Shopping Center to any
other tenant whose primary business conducted in such space is the operation of
a buffet-style restaurant or cafeteria (Tenant agreeing that the foregoing shall
not be deemed to include any traditional "fast food" type restaurants, as such
term is commonly used and understood in the restaurant industry).

Marshalls

Prohibited Uses: Landlord agrees that the Shopping Center shall not be used for
any non-retail purposes (repairs, alterations and offices incidental to
retailing and banks and small loan offices, not being deemed non-retail), or as
a bowling alley, skating rink, bar (which term shall refer to any establishment
deriving greater than fifty percent (50%) of its gross sales from the sale of
alcoholic beverages), nightclub, discotheque, poolroom, massage parlor, sporting
event, sports or game facility, off-track betting club or for any establishment
for the sale or display of pornographic materials, Landlord agrees that no space
in the Shopping Center is contiguous with Tenant's Critical Area (whether an
interior or exterior portion of Tenant's Critical Area) shall be used for any
entertainment purpose such as a cinema, amusement gallery or health club. No
restaurants or establishments selling prepared food for consumption on or off
premises shall be located in any portion of the Shopping Center that is
contiguous with Tenant's Critical Area (whether an interior or exterior portion
of Tenant's Critical Area), provided that, notwithstanding this sentence the
store spaces that are contiguous with Tenant's Critical Area and are shown on
Page 8 of the Plan as "Restaurant" may contain restaurants or establishments
selling prepared food for consumption on or off premises.

Use Exclusive: Landlord agrees that, during the term of this lease, no other
premises in the Shopping Center shall at any time contain more than 20,000
square feet of floor are therein used or occupied for or devoted to the sale or
display of brand name men's and/or women's and/or children's apparel at off
prices or discount prices, including the computation of such floor area one-half
(1/2) of a floor area in any aisles, corridors or similar spaces adjacent to or
abutting any racks, gondolas, shelves, cabinets, counters or other fixtures of
equipment containing or used for the sale or display of soft goods.

<PAGE>

Footlocker

Use Exclusive: Landlord grants to Tenant the exclusive right to operate as the
only branded athletic footwear and apparel specialty store in the mall.

American Furniture

Use Exclusive: Landlord will not lease any space within the Center or permit any
space within the Center to be used by any person, persons, partnership or entity
who devotes ten percent (10%) or more of its selling area to the sale of
furniture and mattresses.

Office Max

Use Exclusive: No portion of the Shopping Center shall be leased for the sale of
office, home office, school or business products, computers and computer
products, office, home office, school, business supplies or equipment, office
furniture, portable telephone or pagers; or business or office electronics
(including by way of example those businesses operated by Office Depot, Staples,
Office Shop Warehouse and Workplace), or for use as a business support center,
copy center or "Kinko" type of operation.

Prohibited Uses: No portion of the Building located within two hundred (200)
linear feet of the demising walls of the Demised Premises shall be used as a
restaurant, day care center, bar, tavern, pub or liquor store selling alcoholic
beverages for off-premises consumption, delicatessen, nightclub or other
entertainment facility, bowling alley, arcade, game room, skating rink, billiard
room, theater, movie theater, health club or spa, or for commercial purposes
(such as medical uses), or for any use that requires parking in excess of five
(5) spaces for each one thousand (1,000) square feet of leasable floor area,
provided that restaurants are permitted if not in any instance greater than five
thousand (5,000) square feet of floor area, and provided further that the
"Jeepers" type of entertainment concept shall be permitted within such
restricted area on the north side of the Building.

      No portion of the Shopping Center shall be occupied or used, directly or
indirectly, for a bowling alley, skating rink, billiard room, massage parlor,
adult book store or any other purpose which includes the display or sale of
pornographic or obscene materials or entertainment, off-track betting facility,
flea market, ballroom, dance hall, discotheque, beauty school, barber college,
place of instruction, reading room or any operation catering primarily to
students or trainee rather than to customers.

<PAGE>

                                    EXHIBIT E

                         EXCEPTIONS TO TENANT EXCLUSIVE

Office Max
Marshalls
Hobby Lobby
Value City Furniture

<PAGE>

                                   EXHIBIT F

                                EXCLUDED TENANTS

Office Max
Marshalls

<PAGE>

                                 EXHIBIT "G-1"

                                TENANT'S SIGNAGE

                            [DSW CONSTRUCTION PLAN]
<PAGE>

                                  EXHIBIT G-2

                              TENANT IMPROVEMENTS

<TABLE>
<CAPTION>
          Task Name                     Fixed Cost
--------------------------------------------------
<S>                                   <C>
Carpet/Installation                   $  35,000.00
Exterior Store Signage                $  28,000.00
Register Equipment                    $  22,500.00
Surveillance Camera Equipment         $  20,000.00
Installation all Carpentry            $  18,000.00
Tax (5.75)                            $  16,179.69
Phone System                          $  15,000.00
Corrugated Fixtures                   $  15,000.00
Tower of Power Rack on Wheels         $  15,000.00
Burglar Alarm System                  $  10,000.00
Mirror Benches                        $  10,000.00
Juno Track Lighting Accessories       $   8,500.00
Muzak Music System                    $   6,500.00
30' Best Flex Conveyor                $   5,500.00
Left Register Counter                 $   4,500.00
Tile (VCT) Installation               $   4,500.00
Locker Units                          $   4,500.00
Handbag H-Unit                        $   4,500.00
6' x 8' DSW Logo                      $   4,200.00
14' x 16' Office Counter              $   4,200.00
Right Register Counter                $   3,500.00
DSW Module Office Furniture           $   3,500.00
Tile (Ceramic) Installation           $   3,500.00
Handbag Wall System                   $   3,200.00
Low Wood Display Tables               $   2,500.00
High Wood Display Tables              $   2,500.00
Ceramic Entrance Logo                 $   2,100.00
Power Lever door hardware             $   1,700.00
Breakroom Cabinet Package             $   1,500.00
Large Accessories Sign                $   1,500.00
Counter Cache                         $   1,500.00
30" x 48" Shelves with rails          $   1,500.00
Wall Mirrors                          $   1,200.00
Right Register Counter ADA            $   1,200.00
Glass for Office                      $   1,200.00
Mat System for Entrance               $   1,200.00
Vacuum                                $   1,200.00
DSW Safe                              $   1,000.00
Fushion Maple Slatwall                $   1,000.00
U-Boat Carts                          $   1,000.00
Three Tier Round Table                $     900.00
DSW Stock Ladder on Wheels            $     750.00
Straight 5 Hook Waterfalls            $     600.00
Chrome Chairs                         $     600.00
Promo Tables                          $     500.00
Stockroom Uprights                    $     500.00
Two Drawer File Cabinet               $     450.00
Time Clock                            $     350.00
Locker Pad Locks                      $     350.00
Breakroom Chairs                      $     350.00
22" x 60" Black Floor Stand           $     350.00
Shoe Risers (sets of 3)               $     300.00
Ladder                                $     260.00
</TABLE>

<PAGE>

<TABLE>
<S>                                   <C>
TV VCR Combo                          $     260.00
Two Wheeler                           $     250.00
Acrylic Shoe Prop                     $     200.00
Craftman Project Center               $     200.00
6" Slatwall Peghooks                  $     160.00
Soap Dispenser                        $     120.00
7" x 11" Acrylic Signholder           $     113.00
Coat Rack on Wheels                   $     100.00
10" x 24" Glass Shelf                 $      95.00
Desk Chair                            $      80.00
PETG Sign/Literature Holder           $      79.00
10" Slatwall Adj. Brackets            $      77.00
6' Folding Break Table                $      70.00
11" x 14" Acrylic Signholder          $      60.00
Toe Held Shoe Displayer               $      60.00
X-Braces                              $      50.00
Heel Held Shoe Displayer              $      48.00
3" x 47" Acrylic Lip                  $      42.00
Receiving Door Decal                  $      40.00
5 1/2" x 7" Plexi Signholder          $      39.00
End Support for Acrylic Lips          $      20.00
4" x 10" Display Shelf                $      18.00
Handbag Display Easel                 $      15.00
Center Support for Acrylic Lips       $      14.00
7" x 11" Shovel Base                  $      10.00
Glass Shelf Boot Clips                $       6.00
                                      ============

TOTAL                                 $ 297,565.69
</TABLE>

<PAGE>

                                    EXHIBIT H

                              LANDLORD'S AGREEMENT

            THIS LANDLORD'S AGREEMENT (THIS "AGREEMENT") is made as of this
____________________ day of ___________________, 2004, by and among CERBERUS
PARTNERS, L.P., a Delaware limited partnership, as collateral agent for the Term
Loan Lenders, the Revolving Credit Lenders and the Convertible Lenders (each as
defined in Schedule A hereto) (in such capacity, together with its successors
and assigns, "Mortgagee"), K&S MAPLE HILL MALL, L.P., a Delaware limited
partnership, ("LANDLORD"), and SHONAC Corporation, an Ohio corporation
("TENANT").

                                   WITNESSETH:

            WHEREAS, Tenant is the tenant and Landlord is the landlord under
that certain lease more fully described on Schedule B attached hereto (as same
may have or hereafter be amended, the "LEASE");

            WHEREAS, the Lease demises to Tenant, as tenant, certain premises
more particularly described therein (the "PREMISES") located on certain land
described on Schedule C attached hereto (the "CENTER");

            WHEREAS, the Term Loan Lenders, the Revolving Credit Lenders and the
Convertible Lenders have extended credit (the "LOAN") to Tenant and certain
affiliates of Tenant pursuant to the loan agreements described on Schedule A
hereto;

            WHEREAS, the Loan is secured by, among other things, leasehold
mortgages (collectively, the "LEASEHOLD MORTGAGE"; the Leasehold Mortgage,
together with all amendments, renewals, increases, modifications, replacements,
substitutions, extensions, spreaders and consolidations thereof and all
re-advances thereunder and additions thereto, is referred to as the "MORTGAGE")
encumbering, among other things, Tenant's interest in the Premises;

            WHEREAS, Mortgagee has been engaged as a collateral agent with
respect to the Lease and the Mortgage, among other things, by the Term Loan
Lenders, the Revolving Credit Lenders and the Convertible Lenders;

            WHEREAS, Mortgagee and Landlord desire to confirm their
understanding and agreement with respect to the Lease and the Mortgage; and

            WHEREAS, Tenant is executing this Agreement at the request of
Landlord and Mortgagee to confirm Tenant's acknowledgment of, and agreement
with, the provisions, terms and conditions of this Agreement.

            NOW, THEREFORE, in consideration of the mutual covenants and
agreements herein contained, and of Ten Dollars ($10.00) and other good and
valuable consideration, the receipt and sufficiency of which are hereby
acknowledged, Mortgagee, Landlord and Tenant hereby agree and covenant as
follows:

            1. (A) Anything in the Lease to the contrary notwithstanding,
Landlord agrees that in the event of a default, act or omission by Tenant under
the Lease that would give Landlord the right (whether immediately, after the
lapse of a period of time, after notice or otherwise), to cancel or terminate
the Lease or exercise any of its other rights or remedies under the Lease,
including, without limitation, its right to obtain possession of the Premises,
Landlord shall not exercise such right unless and until (i) Landlord has given
written notice to Tenant of such default, act or omission, (ii) Mortgagee has
been given notice as provided herein of such default, act or omission
simultaneously with the notice given by Landlord as provided in subparagraph (1)
above, and (iii) Mortgagee has failed to cure or remedy the default, act or
omission within Tenant's cure period set forth in the Lease, with the
understanding that such Cure Period shall afford Mortgagee an opportunity to
cure of at least ten (10) days from the date

<PAGE>

Mortgagee receives Landlord's notice (the "Cure Period"). Mortgagee shall have
no obligation hereunder to remedy any such default, act or omission.

      (B) If Mortgagee (or its nominee or designee) shall succeed to the rights
of Tenant under the Lease through possession, foreclosure action, assignment of
the Lease in lieu of foreclosure, or otherwise, or another person purchases the
leasehold estate in and to the Premises upon or following foreclosure of the
Mortgage or assignment of the Lease in lieu of foreclosure, then,
notwithstanding the terms of the Lease, at the request of Mortgagee (or its
nominee or designee) or such purchaser (Mortgagee, its nominees and designees,
and such purchaser, each being a "SUCCESSOR-TENANT"), and provided that such
Successor-Tenant (i) shall pay to Landlord all unpaid rental due under the
Lease, and (ii) shall cure all defaults existing under the Lease which are
reasonably susceptible of being cured by Successor-Tenant, then Landlord shall
recognize Successor-Tenant as Landlord's tenant under the Lease and shall
promptly execute and deliver any instrument that Successor-Tenant may reasonably
request to evidence such recognition as tenant under the Lease.

      Furthermore, the Lease shall continue in full force and effect as, or as
if it were, a direct lease between Successor-Tenant and landlord, upon all
terms, conditions and covenants as are set forth in the Lease, except that
Successor-Tenant shall not be bound by any modification of the Lease unless such
modification shall have been expressly approved in writing by Mortgagee.
Mortgagee shall not unreasonably withhold, delay or condition its consent to any
modifications of the Lease, provided such modifications do not (a) adversely
affect Mortgagee's security interest in the Lease, (b) materially impair the
financeability of the Lease or (c) materially impair the value of the Lease as
collateral to Mortgagee.

            (C) In the case of termination of the Lease by reason of any default
or for any other reason (including, but not Limited to, rejection of the Lease
in a bankruptcy proceeding), Landlord shall give prompt notice thereof to
Mortgagee. Landlord, on written request of Mortgagee made any time within thirty
(30) days after the giving of such notice by Landlord, shall promptly execute
and deliver a new lease (the "NEW LEASE") of the Premises to the
Successor-Tenant for the remainder of the term of the Lease upon all the
covenants, conditions, limitations and agreements contained in the Lease,
provided that such Successor-Tenant (i) shall pay to Landlord, simultaneously
with the delivery of such new lease, all unpaid rental due under the Lease, (ii)
shall cure all defaults existing under the Lease which are reasonably
susceptible of being cured by Successor-Tenant, and (iii) shall not be bound by
any modification of the Lease, except as set forth above.

            2. Landlord and Mortgagee agree that (i) the Lease cannot be
cancelled or surrendered without the prior written consent of Mortgagee, and
(ii) amendments and/or modifications may be made to the Lease without
Mortgagee's consent; provided, however, that no amendments and/or modifications
may be made to the Lease which (a) adversely affect Mortgagee's security
interest in the Lease, (b) materially impair the financeability of the Lease or
(c) materially impair the value of the Lease as collateral for the Mortgage, or
(d) materially decrease Tenant's rights or materially increase Tenant's
obligations under the Lease.

            3. Landlord agrees that, notwithstanding the terms of the Lease,
Landlord acknowledges and approves the Leasehold Mortgage and the amounts
secured thereby and the terms and provisions thereof.

            4. Landlord represents and warrants as follows:

      (a)   Landlord is the owner of the fee simple estate in the Premises, is
            the landlord under the Lease, and benefits from the easements,
            rights of way and other similar appurtenances described in the
            Lease, if any.

      (b)   Tenant is the tenant under the Lease and to the best of Landlord's
            knowledge is the owner of the leasehold estate in the Premises.

      (c)   The Lease is in full force and effect in accordance with its terms
            and has not been further assigned, supplemented, modified or
            otherwise amended except, to the best of Landlord's knowledge, as
            set forth in Schedule D attached hereto.

<PAGE>

      (d)   To the best of Landlord's knowledge, each of the obligations on
            Tenant's part to be performed to date under the Lease or under any
            other agreement described in Schedule D attached hereto have been
            performed, except as set forth in Schedule D attached hereto.

      (e)   Landlord has full power and authority to enter into this Agreement,
            and perform all of its obligations hereunder, and neither the
            execution and delivery of this Agreement by Landlord nor the
            consummation of the transactions contemplated hereby will conflict
            with, result in a breach or termination of, or constitute a default
            under, the terms of any agreement to which Landlord is a party or by
            which it is bound.

            7. Any notice which may be given hereunder shall be personally
delivered or delivered via a nationally recognized overnight courier (such as
Federal Express), properly addressed to the party to receive such notice at the
address of such party set forth below.

            To Mortgagee:               Cerberus Partners, L.P.
                                        450 Park Avenue, 28th Floor
                                        New York, New York 10022
                                        Attention: Mr. Lenard Tessler

            with a copy to:             Schulte Roth & Zabel LLP
                                        900 Third Avenue
                                        New York, New York 10022
                                        Attention: Eric Asmundsson, Esq.

            To Landlord:                K&S Maple Hill Mall, L.P.
                                        c/o Kimco Realty Corporation
                                        3333 New Hyde Park Road
                                        Suite 100
                                        New Hyde Park, New York 11042

Each notice which shall be personally delivered or mailed in the manner
described shall be deemed sufficiently given, served, sent, received or
delivered for all purposes on the first business day following the day on which
the notice is delivered to the addressee (with the affidavit of messenger being
deemed conclusive evidence of such delivery) or on the first business day
following the day on which delivery of such notice is refused by the addressee
upon presentation. Any party may, from time to time, designate a different
and/or additional address and/or person, to whom such notices shall be sent, by
providing notice to the other parties in the manner set forth above. Notices by
a party may be given by an attorney on behalf of that party.

            8. This Agreement may be modified only by an agreement in writing
signed by the parties hereto, or their respective successors-in-interest. This
Agreement shall inure to the benefit of and be binding upon the parties hereto,
and their respective successors and assigns. The term "Mortgagee" shall mean the
then holder of the Mortgage. The term "Landlord" shall mean the then holder of
the landlord's interest in the Lease. The term "Tenant" shall mean the then
holder of the tenant's interest in the Lease. The term "person" shall mean an
individual, joint venture, corporation, partnership, trust, unincorporated
association or other entity. All references herein to the Lease shall mean the
Lease as modified by this Agreement and to any amendments or modifications to
the Lease which are consented to in writing by Mortgagee.

            9. EACH OF TENANT, LANDLORD AND MORTGAGEE HEREBY IRREVOCABLY WAIVES
ALL RIGHT TO TRIAL BY JURY IN ANY ACTION, PROCEEDING OR COUNTERCLAIM ARISING OUT
OF OR RELATING TO THIS AGREEMENT.

            10. This Agreement shall be governed by and construed in accordance
with the laws of the state in which the Premises are located.

            11. This Agreement may be executed in any number of counterparts,
each of which shall be effective only upon delivery and thereafter shall be
deemed an original, and all of

<PAGE>

which shall be taken to be one and the same instrument, for the same effect as
if all parties hereto had signed the same signature page.

            12. If any provision under this Agreement or the application thereof
to any entity, person or circumstance shall be invalid, illegal or unenforceable
to any extent, the remainder of this Agreement and the application of the
provisions hereof to other entities, persons or circumstances shall not be
effected thereby and shall be enforced to the fullest extent permitted by law.

                                 [END TO TEXT]

<PAGE>

            IN WITNESS WHEREOF, the parties hereto have duly executed this
Agreement as of the day and year first above written.

                                       LANDLORD:

                                       K&S MAPLE HILL MALL, L.P.,
                                       a Delaware limited partnership

                                       By:  Kimco Maple Hill 138, Inc.,
                                            its General Partner

                                            By: ___________________________
___________________________                     Name:______________________
Print Name:________________                     Title:_____________________

___________________________
Print Name:________________

                                       MORTGAGEE:

                                       CERBERUS PARTNERS, L.P.,
                                       a Delaware limited partnership,
                                       as collateral agent

                                       By: _________________________
                                       Name:
                                       Title:

AGREED AND CONSENTED TO BY TENANT:

SHONAC CORPORATION,
an Ohio corporation

By: _____________________
    Name:
    Title:

                      [Acknowledgements on following pages]

<PAGE>

STATE OF _____________________________       )
                                             :ss.:
COUNTY OF ____________________________       )

            I certify that on ___________________, 2004, ____________________,
personally came before me and this person acknowledged under oath, to my
satisfaction, that:

      (a) this person signed sealed, and delivered the attached document as
a/the ___________________________________ of ___________________________,
a(n) _______________________________;

      (b) this document was signed and made by such __________________________
as its voluntary act and deed by virtue of authority from [the/its] general
partners.

                                                    ____________________________
                                                    Notary Public

                                                    My Commission Expires:
                                                    ____________________________

STATE OF _____________________________       )
                                             :ss.:
COUNTY OF ____________________________       )

            I certify that on ____________________, 2004, ______________________
personally came before me and this person acknowledged under oath, to my
satisfaction, that:

            (a) this person signed sealed, and delivered the attached document
as a/the ___________________ of _____________________, a(n) ___________________;

            (b) this document was signed and made by such ______________________
as its voluntary act and deed by virtue of authority from [the/its] general
partners.

                                                    ____________________________
                                                    Notary Public

                                                    My Commission Expires:
                                                    ____________________________

<PAGE>

STATE OF _____________________________       )
                                             :ss.:
COUNTY OF ____________________________       )

            I certify that on ____________________, 2004, ______________________
personally came before me and this person acknowledged under oath, to my
satisfaction, that:

            (a) this person signed sealed, and delivered the attached document
as a/the _______________ of _____________________, a(n) _______________________;

            (b) this document was signed and made by such ______________________
as its voluntary act and deed by virtue of authority from [the/its] general
partners.

                                                    ____________________________
                                                    Notary Public

                                                    My Commission Expires:
                                                    ____________________________

<PAGE>

                                   SCHEDULE A

                         Description of Loan Agreements

      1. Financing Agreement dated as of June 11, 2002, among Tenant, Value City
Department Stores, Inc., an Ohio corporation which is the parent of Tenant (the
"PARENT"), and certain other affiliates of Tenant named therein as borrowers,
the subsidiaries of the Parent named therein as guarantors, the financial
institutions from time to time party thereto (collectively, the "TERM LOAN
LENDERS"), and Cerberus Partners, L.P. as agent for the ratable benefit of the
Term Loan Lenders.

      2. Loan and Security Agreement dated as of June 11, 2002, among Tenant,
the Parent and certain other affiliates of Tenant named therein as borrowers,
the subsidiaries of the Parent named therein as guarantors, the financial
institutions from time to time party thereto (collectively, the "REVOLVING
CREDIT LENDERS"), and National City Commercial Finance, Inc. and Fleet Retail
Finance Inc. as collateral agents for the ratable benefit of the Revolving
Credit Lenders.

      3. Amended and Restated Convertible Loan Agreement dated as of June 11,
2002, among Parent, which is named therein as the borrower, Tenant and certain
other affiliates of Tenant named therein as guarantors, the financial
institutions from time to time party thereto (collectively, the "CONVERTIBLE
LENDERS"), and Cerberus Partners, L.P. as agent for the ratable benefit of the
Convertible Lenders, as amended by Amendment No. 1 to the Amended and Restated
Convertible Loan Agreement dated as of June 11, 2002, among such parties.

<PAGE>

                                   SCHEDULE B

                               Description of the Lease

Location:            Maple Hill Mall
                     Kalamazoo, Michigan

Tenant:              Shonac Corporation

Landlord:            K&S Maple Hill Mall, L.P.

Being that certain Lease (the "Lease") dated __________________________________,
2004, between Landlord and Tenant.

<PAGE>

                                   SCHEDULE C

                             Description of the Land

<PAGE>

                                    SCHEDULE D

             Exceptions to Landlord's Representations and Warranties

(None)

<PAGE>

                                    EXHIBIT I

LANDLORD'S WAIVER

      _____________, 2004

      For good and valuable consideration, the receipt and sufficiency of which
are hereby acknowledged, K&S Maple Hill Mall, L.P., (the "LANDLORD") executes
this waiver in favor of (a) National City Commercial Finance, Inc., an Ohio
corporation with offices at 1965 E. Sixth Street, Cleveland, Ohio 44114, and
Fleet Retail Finance, Inc., a Delaware corporation with offices at 40 Broad
Street, Boston, Massachusetts 02109, as collateral agents (in such capacity,
herein the "COLLATERAL Agents") for the ratable benefit of the Revolving Credit
Lenders (as hereinafter defined), (b) Cerberus Partners, L.P., a Delaware
limited partnership with offices at 450 Park Avenue, New York, New York 10022,
as agent (in such capacity, herein the "TERM LOAN AGENT") for the ratable
benefit of the Term Loan Lenders (as hereinafter defined) and (c) Cerberus
Partners, L.P., a Delaware limited partnership with offices at 450 Park Avenue,
New York, New York 10022, as agent (in such capacity, herein the "SENIOR
CONVERTIBLE AGENT") for the ratable benefit of the Senior Convertible Lenders
(as hereinafter defined). The Collateral Agents, the Term Loan Agent and the
Senior Convertible Agent are sometimes referred to herein, collectively, as the
"AGENTS".

                                  WITNESSETH:

      WHEREAS, the Landlord owns real property located at ________________ (the
"LEASED PREMISES"), which real property the Landlord leases to Shonac
Corporation, an Ohio corporation with offices at 4150 East Fifth Avenue,
Columbus, Ohio 43219 (the "TENANT").

      WHEREAS, pursuant to the terms, and subject to the conditions, of that
certain Loan and Security Agreement dated as of June 11, 2002 (as such may be
amended, modified, supplemented or restated hereafter, the "REVOLVING CREDIT
LOAN AGREEMENT") among (i) the Tenant, (ii) the other Borrowers named therein
(collectively, with the Tenant, the "REVOLVING CREDIT BORROWERS"), (iii) the
Revolving Credit Lenders named therein (the "REVOLVING CREDIT LENDERS"), (iv)
National City Commercial Finance, Inc., as Administrative Agent for the
Revolving Credit Lenders and as Swing Line Lender, (v) the Collateral Agents,
and (vi) National City Bank, as Issuer, the Revolving Credit Lenders have been
requested to establish a revolving credit facility in favor of the Tenant and
the other Revolving Credit Borrowers.

      WHEREAS, pursuant to the terms, and subject to the conditions, of that
certain Financing Agreement dated as of June 11, 2002 (as such may be amended,
modified, supplemented or restated hereafter, the "TERM LOAN AGREEMENT"), among
(i) the Tenant, (ii) the other Borrowers named therein (collectively, with the
Tenant, the "TERM LOAN BORROWERS"), (iii) certain subsidiaries of the Term Loan
Borrowers named therein as guarantors, (iv) the financial institutions from time
to time party thereto (collectively, the "TERM LOAN LENDERS"), and (v) the Term
Loan Agent, the Term Loan Lenders have been requested to establish a term loan
facility in favor of the Tenant and the other Term Loan Borrowers.

      WHEREAS, pursuant to the terms, and subject to the conditions, of that
certain Amended and Restated Senior Convertible Loan Agreement dated as of June
11, 2002 (as such may be amended, modified, supplemented or restated hereafter,
the "SENIOR CONVERTIBLE LOAN AGREEMENT"), among (i) Value City Department
Stores, Inc., an Ohio corporation with offices at 3241 Westerville Road,
Columbus, Ohio 43224-3751 (the "SENIOR CONVERTIBLE BORROWER"), (ii) the
subsidiaries of the Senior Convertible Borrower named therein as guarantors,
(iii) the financial institutions from time to time party thereto (collectively,
the "SENIOR CONVERTIBLE LENDERS"), and (iv) the Senior Convertible Agent, the
Senior Convertible Lenders have been requested to establish a senior convertible
loan facility in favor of the Senior Convertible Borrower.

<PAGE>

      WHEREAS, loans and financial accommodations under the revolving credit
facility, the term loan facility and the senior convertible facility will be
secured by all of the Tenant's present and after acquired assets including,
among other things, the Tenant's inventory and equipment (the "COLLATERAL")
located and to be located upon the Leased Premises.

      WHEREAS, in order to induce the Revolving Credit Lenders to establish the
revolving credit facility, the Term Loan Lenders to establish the term loan
facility, and the Senior Convertible Lenders to establish the senior convertible
facility, the Landlord hereby represents, warrants, covenants and agrees as
follows:

      1.    The Landlord has not given a notice to Tenant alleging a default
            under the Lease, and to the best knowledge of the Landlord, no event
            has occurred and no condition exists that constitutes, or that with
            the giving of notice or the lapse of time or both, would constitute
            a default by Tenant under the Lease.

      2.    The Landlord hereby waives any statutory or other lien of the
            Landlord against the Collateral.

      3.    In the event of the exercise by any Agent of its rights upon default
            with respect to the Collateral, such Agent shall have reasonable
            time in which to repossess the Collateral from the Leased Premises,
            but in no event beyond the ninety (90) day period described in
            Section 5 below. In those circumstances, the Landlord will (a)
            cooperate with such Agent in gaining access to the Leased Premises
            for the purpose of repossessing said Collateral or (b) if requested
            by such Agent, permit the Agent, or its agents or nominees, to
            dispose of the Collateral on the Leased Premises in a manner
            reasonably designed to minimize any interference with any other of
            Landlord's tenants.

      4.    To the extent not paid or prepaid by the Tenant, any Agent occupying
            the Leased Premises shall pay the Landlord all minimum rent and
            additional rent in such amounts as required under the Lease from the
            date on which such Agent shall have taken possession of the
            Collateral on the Leased Premises (including the ninety (90) day
            period described below) until the date of the Agent's vacating the
            Leased Premises, it being understood, however, that the Agent shall
            not, thereby, have assumed any of the obligations of the Tenant to
            the Landlord.

      5.    Prior to the Landlord's taking any action to terminate its lease
            with the Tenant or to evict the Tenant from the Leased Premises for
            breach of the lease, the Landlord shall give each of the Agents not
            less than ninety (90) days written notice of such action at the
            address set forth above, and a reasonable opportunity to preserve,
            protect, liquidate, or remove any Collateral on the Leased Premises
            and, if any Agent so elects, to cure such breach of the lease.

      This Agreement shall inure to the benefit of the Agents, each Revolving
Credit Lender, each Term Loan Lender and each Senior Convertible Lender, and
their respective successors and assigns, and shall be binding upon the Landlord,
its heirs, assigns, representatives, and successors.

Dated this the _____ day of ________________, 2004

LANDLORD

K&S MAPLE HILL MALL, L.P.,
a Delaware limited partnership

By:   Kimco Maple Hill 138, Inc.,
      its General Partner

By: _________________________________
    Name: ___________________________
    Title: __________________________

<PAGE>

STATE OF ___________________
COUNTY OF __________________

The foregoing Agreement was subscribed, sworn to and acknowledged before me this
_________ day of _______________, 2004 by _____________________________.

                                                ________________________________
                                                Print Name
                                                Notary Public
                                                My Commission Expires __________

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00082-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00082-of-00352.parquet"}]]