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EXHIBIT 10.5    
    

        Passport, A Taste of Europe Lease

Pending review/Approval of Patricia    

Simboli

09/18/02

LEASE  

 70 EVERETT AVENUE

HARBOUR POINTE PARK

CHELSEA, MASSACHUSETTS  

- By and Between -  

 70 HARBOUR POINTE PARK, LLC, LANDLORD  

 - and -  

               ,

D/B/A PASSPORT, A TASTE OF EUROPE, TENANT  

 

        AGREEMENT OF LEASE, made as of this            day
of                        2002 ("this Lease"), by and between 70 Harbour Pointe Park, LLC
("Landlord"), and                        d/b/a Passport, A Taste of Europe ("Tenant"), relating to space in the building known as
Harbour Pointe Park (the "Building") located at 70 Everett Avenue, Chelsea,
Massachusetts. 

        Landlord
and Tenant hereby agree as follows: 

 
 

ARTICLE I    
    
    BASIC LEASE PROVISIONS    
    

        1.1    BASIC DATA; DEFINITIONS    

        As
used herein, the following capitalized terms shall have the following meanings: 

	Basic Rent:
 
	 	LEASE YEAR
	 	RENT P.S.F
	 	BASIC RENT (per annum)

	 	 	*1	 	$	18.00	 	$	10,800.00
	 	 	2	 	$	20.00	 	$	12,000.00
	 	 	3	 	$	21.00	 	$	12,600.00
	 	 	4	 	$	22.00	 	$	13,200.00
	 	 	5	 	$	24.00	 	$	14,400.00
	 	 	**6-10	 	 	C.P.I	 	 	Annual Increases

	*
	Should
the building be fifty percent (50%) or more occupied before the beginning of the second (2nd) Lease Year, than Tenant's Basic Rent shall be adjusted to a rate per
square foot of twenty dollars ($20.00). Landlord will notify Tenant via written instrument confirming the exact date should this provision be in full force and effect.

	**
	Option
Years six (6) through ten (10) shall be adjusted by CPI annually in accordance with the provisions of Section 3.2. 

	Building:	 	The building and other improvements known as Harbour Pointe Park and located at 70 Everett Avenue, Chelsea, Massachusetts.
	

Premises Rentable Area:	
 	

600 rentable square feet.
	

Business Days:	
 	

All days except Sundays and days which are recognized as legal holidays in the Commonwealth of Massachusetts.
	

Commencement Date:	
 	

As specified in Section 4.1.
	

Default of Tenant:	
 	

As specified in Section 13.1.
	

Initial Term:	
 	

Five (5) years.
	

Landlord's Address:	
 	

c/o ACS Development Corporation

80 Everett Avenue

Suite 319

Chelsea, MA 02150
	

Lease Year:	
 	

The consecutive twelve (12) month period beginning (after the first Lease Year) on each anniversary of the Commencement Date. The First Lease Year shall be the consecutive twelve (12) month period beginning on the Commencement
Date.
	

Option:	
 	

Tenant shall have one five (5) year option in accordance with the provisions of Section 4.2.
	 	 	 

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Permitted Uses:	
 	

Tenant shall continuously and uninterruptedly use the Premises only for the purpose of a cafe and sandwich shop, serving breakfast and lunch and not for any other purpose.
	

Premises:	
 	

The portion of the Building identified as the Premises on Exhibit "FP" annexed hereto.
	

Premises Proportionate Share:	
 	

1.7%.
	

Property:	
 	

The Building and the land on which it is located.
	

Rent:	
 	

Basic Rent, additional rent, real estate taxes, operating expenses and all other amounts required by this Lease to be paid by Tenant.
	

Rent Commencement Date:	
 	

December 1, 2002
	

Security Deposit:	
 	

$7,500.00, as specified in Section 14.14
	

State:	
 	

Commonwealth of Massachusetts.
	

Tenant's Address:	
 	

36 Cordage Park Circle, Suite 301

Plymonth, MA 02360
	

Tenant's Removable Property:	
 	

As specified in Section 5.2.
	

Tenant's Representatives:	
 	

Tenant's servants, employees, agents, licensees, invitees and contractors and any person or entity acting on behalf of any of the foregoing.
	

Term:	
 	

The Initial Term.

 
 

ARTICLE II    
    
    PREMISES AND APPURTENANT RIGHTS    
    

        2.1    LEASE OF PREMISES    

        Landlord
hereby demises and leases to Tenant, and Tenant hereby leases from Landlord, the Premises for the Term and upon the terms and conditions herein set forth. 

        2.2    APPURTENANT RIGHTS AND RESERVATIONS    

        (a)   Tenant shall have, as appurtenant to the Premises, the non-exclusive right to use, and permit its invitees to
use in common with others, the public lobbies, hallways, stairways and common walkways necessary for access to the Premises, but such rights shall always be subject to reasonable rules and regulations
from time to time established by Landlord pursuant to Section 14.4 and to the right of Landlord to designate and change from time to time areas and facilities so to be used. 

        (b)   Excepted and excluded from the Premises are the structural portions of the ceiling, floor and all perimeter walls of the
Premises. Included as part of the Premises are any portions of the mechanical systems (i.e., heating, air conditioning, plumbing, sprinkler or electrical systems) of the Building exclusively serving
the Premises. Tenant agrees that Landlord shall have the right to place and relocate from time to time utility lines, pipes, conduits and the like, in, over and upon the Premises. Tenant shall install
and maintain, as Landlord may require, proper access panels in any hung ceilings or walls as may be installed by Tenant in the Premises to afford access to any facilities above the ceiling or within
or behind the walls. 

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ARTICLE III    
    
    BASIC RENT    
    

        3.1    BASIC RENT    

        (a)   Tenant agrees to pay the Basic Rent, commencing on the Rent Commencement Date, without notice, offset, abatement (except
as provided in Article 12.1), deduction or demand. The Basic Rent shall be payable in monthly installments equal to 1/12th of the annual amount thereof, in advance, on the first day of each and
every calendar month during the Term, to Landlord at Landlord's Address, or to such other person and at such other place as Landlord shall from time to time designate in writing to Tenant. 

        (b)   Basic Rent for any partial month shall be prorated on a daily basis, and if the Commencement Date is a day other than the
first day of a calendar month, the first payment which Tenant shall make to Landlord shall be payable on the Commencement Date and shall be equal to a proportionate part of the monthly installment of
Basic Rent for the partial month from the Commencement Date to the last day of the month in which such Date occurs. If the Commencement Date occurs after the fifteenth day of a month the first payment
of Basic Rent shall also include the Basic Rent due for the calendar month following the month in which the Commencement Date occurs. 

        3.2    CONSUMER PRICE INDEX ADJUSTMENTS    

        The
initial amount of Basic Rent (i.e., the Basic Rent specified in Section 1.1 prior to any adjustment pursuant to this Section 3.2) shall be adjusted every year during
the Option Period on the anniversary of the Rent Commencement Date (each such anniversary herein called a "Rent Adjustment Date"), commencing on the first such anniversary as follows: 

        (a)   The Consumers' Price Index compiled by the United States Bureau of Labor Statistics and entitled "Consumer Price Index
for Urban Wage Earners and Clerical Workers: Boston, Mass., 1982-84=100" is hereafter called the "Index". 

        (b)   With respect to each Rent Adjustment Date, the level of the Index for the month immediately preceding the current Rent
Adjustment Date shall be ascertained and is hereinafter called the "Index Level". 

        (c)   If on a Rent Adjustment Date the Index Level as ascertained in (b) above shall exceed the level of the Index as of
the month immediately preceding the beginning of the prior Lease Year (the "Base Level"), the difference between such Index Level and the Base Level shall be divided by the Base Level, and the
resulting quotient shall be multiplied by the amount of the Basic Rent for the preceding Lease Year. Such product shall be added to the amount of Basic
Rent for the Lease Year immediately preceding the Rent Adjustment Date to produce the Basic Rent for the Lease Year following the Rent Adjustment Date. 

        If
the Bureau of Labor Statistics should cease to publish such Index in its present form and calculated on the present basis, a comparable Index or an Index reflecting changes in the
cost of living determined in a similar manner shall be chosen by agreement of the parties; but if they cannot agree, the matter shall be settled by arbitration in accordance with the rules of the
American Arbitration Association. The level of the Index, as of any day relevant to the application of any part of this Section shall be that published by the Bureau of Labor Statistics as of such
date, if computed for such date, or otherwise for the most recent date immediately preceding the date as of which the application is to be made. 

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ARTICLE IV    
    
    COMMENCEMENT DATE, OPTION TO EXTEND
  TERM AND & CONDITION OF PREMISES    
    

        4.1    COMMENCEMENT DATE    

        The
Commencement Date shall be September 23, 2002. 

        Promptly
upon the establishing of the Commencement Date, Landlord and Tenant shall enter into a written instrument, in recordable form, confirming the exact date of the Commencement
Date. 

        4.2    OPTION TO EXTEND THE TERM    

        So
long as Tenant shall have never been in default hereunder, Tenant shall have the right, at its election, to extend the term of this lease for one (1) additional five
(5) year period (the "Option Period") commencing upon the expiration of the Initial Term. Such election shall be exercised by Tenant giving Landlord notice that it desires to exercise its
election at least twelve (12) months prior to the expiration of the Initial Term. If Tenant fails to so notify Landlord on or before twelve (12) months prior to expiration of the Initial
Term, then Tenant shall be deemed to elected not to have exercised its option to extend the Term. Prior to the exercise by Tenant of any election to
extend the Initial Term, the word "Term" or any equivalent expression shall mean the Initial Term as set forth in Section 1.1;
after the exercise by Tenant of any such election, the word "Term" or any equivalent expression shall mean the Initial Term plus the Option Period. Except as expressly otherwise provided in this
Lease, all agreements and conditions in this Lease contained shall apply to the additional period or periods to which the Initial Term shall be extended as aforesaid. If Tenant shall exercise its
election to extend this Lease in the manner provided as aforesaid, the Term shall be extended without the requirement of any action on the part of Landlord. 

        4.3    CONDITION OF PREMISES    

        The
premises are being leased on an absolutely "AS IS" basis. No representations, except such as are contained herein or endorsed hereon, have been made to Tenant respecting the
condition of the Premises and Landlord shall have no obligation to make any repairs or improvements to the Premises. 

 
 

ARTICLE V    
    
    USES OF PREMISES    
    

        5.1    PERMITTED USE    

        (a)   Tenant agrees that the Premises shall be used and occupied by Tenant only for the Permitted Uses and for no other
purpose. 

        (b)   Tenant agrees to conform to the following provisions during the Term: 

          (i)  Tenant shall conform to all rules and regulations established by the Landlord for the safe and proper operation of the
Building and the Property. 

         (ii)  Tenant shall cause all freight to be delivered to or removed from the Building and the Premises, in accordance with
reasonable rules and regulations established by Landlord therefor; 

       (iii)  Except as expressly otherwise herein provided, Tenant will not place on the exterior of the Premises (including both
interior and exterior surfaces of windows and doors) or on any part of the Building outside the Premises, any signs, symbols, advertisements or the like visible to public view outside of the Premises;
Landlord, at Tenant's expense, shall install standard identification on the Property's exterior, signs on Spruce Street and Everett Avenue; 

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        (iv)  Tenant shall not perform any act or carry on any practice which may damage the Premises, or any other part of the
Building, or cause any offensive odors or loud noise or constitute a nuisance or a menace to any other owners or other persons in the Building. Tenant shall ensure that the kitchen equipment installed
is properly vented and/or ducted. Tenant shall also be required to make all commercial efforts to prevent grease and other items used in connection with a restaurant/cafe from being discharged into
the sanitary system, including, the placement of grease traps as Tenant determines necessary, which grease traps shall be cleaned on a regular basis in accordance with all local and governmental
standards and procedures; and 

        (iv)  Tenant shall keep all trash, refuse and the like suitably covered and deodorized in an area within the Premises (or the
Building designated for such purpose by the Landlord) and shall cause the same to be removed from such area, minimally daily or more frequently as necessary to maintain such area in a clean and
sanitary condition. Tenant agrees to use Landlord's trash removal contractor and Landlord's common trash removal facilities provided for such purpose. 

        (vi)  Tenant shall maintain the lobby area adjacent to the cafe and the outdoor patio area in a clean and neat condition, at
all times. Tenant is responsible for the maintenance and cleanliness of all tables and chairs in the lobby and the outdoor patio. 

        5.2    INSTALLATIONS AND ALTERATIONS BY TENANT    

        (a)   Tenant shall make no alterations, additions, substitutions or improvements in or to the Premises without Landlord's prior
written consent. Any such alterations, additions, substitutions or improvements shall (i) be performed in a good and workmanlike manner and in compliance with all applicable laws, codes,
ordinances, orders, rules, regulations and requirements applicable thereto, (ii) be made only by contractors, architects, or mechanics approved by Landlord, (iii) at Landlord's election,
become part of the Premises and the property of Landlord, and (iv) performed and completed at Tenant's sole expense, including the cost of all design work, materials, labor, and state and local
permits and shall not result in any liens or encumbrances on the Premises or the building. 

        (b)   Unless Landlord otherwise elects, all alterations, additions or improvements made by Tenant to the Premises shall be
removed by Tenant at the expiration of the lease term; or if Landlord shall so elect, all fixtures, equipment, improvements and appurtenances attached shall be and remain part of the Premises and the
property of Landlord and shall not be removed by Tenant at the expiration of the Term. Where not built into the Premises, and if furnished and installed by and at the sole expense of Tenant, all
removable electric fixtures, furniture, trade fixtures or business equipment ("Tenant's Removable Property") shall not be deemed to be included in such fixtures, equipment, improvements and
appurtenances and may be, and upon the request of Landlord will be, removed by Tenant. Any damage to the Premises arising from such removal of any alterations, additions, other improvements or
Tenants' Removable Property shall be promptly repaired by Tenant at its expense. Any items with respect to which Landlord shall have granted any allowance or credit to Tenant shall be deemed not to
have been furnished and installed in the Premises by or at the sole expense of Tenant. If this Lease shall be terminated by reason of a Default of Tenant, then any provision hereof to the contrary
notwithstanding, Landlord shall have a lien against all Tenant's property in the Premises at the time of such termination to secure Landlord's rights under Article XIII hereof. 

        (c)   Notice is hereby given that, Landlord shall not be liable to any third party for any labor or materials furnished or to
be furnished to Tenant, and that no mechanic's, materialman's or other lien for any such labor or materials shall attach to or affect the reversion or other estate or interest of Landlord in and to
the Premises. Whenever and as often as any mechanic's, materialman's or other lien shall have been filed against the Property or any portion thereof based upon any act or interest of Tenant, or by
anyone claiming by, through or under Tenant, Tenant shall forthwith take such action as will remove, discharge and satisfy such lien. 

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        (d)   Tenant acknowledges that Landlord is keenly interested in the quality of the design and construction of Tenant's Work in
the Premises, and that Landlord may condition any approval of Tenant's Work based upon certain design and construction criteria that Landlord deems advisable in order to maintain the image of the
Premises and the Building. 

 
 

ARTICLE VI    
    
    ASSIGNMENT AND SUBLETTING    
    

        6.1    PROHIBITION    

        (a)   Tenant covenants and agrees that neither this Lease nor the term and estate hereby granted, or any interest herein or
therein, will be assigned, mortgaged, pledged, encumbered or otherwise transferred (including without limitation transfers by operation of law) and that neither the Premises nor the Building nor any
part thereof will be encumbered in any manner by reason of any act or omission on the part of Tenant, or used or occupied or permitted to be used or occupied, by anyone other than Tenant, or be sublet
(which term, without limitation, shall include granting of concessions, licenses, and the like) in whole or in part, without, in each instance, having first received the express written consent of
Landlord, which consent may not be withheld in Landlord's sole discretion. It shall be a condition of the validity of any assignment that the assignee agrees directly with Landlord, by written
instrument in form satisfactory to Landlord, to be bound by all the obligations of Tenant hereunder, including, without limitation, the covenant against further assignment and subletting. No
assignment or subletting shall relieve Tenant from its obligations hereunder and Tenant shall remain fully and primarily liable therefor. 

        (b)   If this Lease be assigned, or if the Premises or any part thereof be sublet or occupied by anyone other than Tenant,
Landlord may, at any time and from time to time, collect rent and other charges from the assignee, subtenant or occupant, and apply the net amount collected to the rent and other charges herein
reserved, but no such assignment, subletting, occupancy or collection shall be deemed a waiver of this covenant, or the acceptance of the assignee, subtenant or occupant as a tenant or a release of
Tenant from the further performance by Tenant of its obligations hereunder. The consent by Landlord to an assignment or subletting shall in no way be construed to relieve Tenant or any successor from
obtaining the express consent in writing of Landlord to any further assignment or subletting. 

        (c)   In connection with any proposed assignment or subletting, Tenant shall provide Landlord with such information as to the
proposed assignee or sublessee and as to the proposed business arrangement between the proposed assignee or sublessee and Tenant as Landlord may reasonably request. Furthermore, Tenant agrees to
promptly reimburse Landlord for any reasonable attorney's fees incurred in connection with any proposed assignment or subletting. 

 
 

ARTICLE VII    
    
    RESPONSIBILITY FOR REPAIRS AND CONDITION
  OF PREMISES, TENANT'S AGREEMENT
  & UTILITIES AND UTILITY COSTS    
    

        7.1    LANDLORD REPAIRS    

        Landlord
agrees to keep in good order, condition and repair the roof, public areas, exterior walls, and structure of the Premises, all insofar as they affect the Premises, except that
Landlord shall in no event be responsible to Tenant for any condition in the Premises or the Building caused by any act or neglect of Tenant or Tenant's Representatives. 

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        7.2    TENANT'S AGREEMENT    

        (a)   Tenant, at its sole cost and expense, will maintain the cleaning of the Premises and any and all areas used by Tenant
(except as provided in Section 7.4, below) and maintain in good order and condition the Premises and will, with reasonable promptness, make all changes and repairs of any kind and nature which
may be required to be made upon or in connection with the Premises or any part thereof in order to keep and maintain the Premises in such good order and condition, excepting only those repairs for
which Landlord is expressly responsible under the terms of this Lease. Tenant hereby expressly waives any right to make repairs at the expense of Landlord which right may be provided for in any
statute or law in effect at the time of the execution and delivery of the Lease or any other statute or law which may thereafter be enacted. 

        (b)   Tenant at its sole expense shall comply with all laws, rules, orders and regulations of Federal, State, County and
Municipal Authorities and with any direction of any public officer or officers, pursuant to law, which shall be applicable to Tenant with respect to its use and occupancy of the Premises or any
activities conducted therein. Tenant will comply with the requirements of all policies of insurance which at any time may be in force with respect to the Premises and with the provisions of all
contracts, agreements, and restrictions affecting the Premises or any part thereof. 

        Tenant
shall reimburse and compensate Landlord for all expenditures made by, or damages or fines sustained or incurred by, Landlord due to nonperformance or noncompliance with or breach
or failure to observe any term, covenant or condition of this Lease upon Tenant's part to be kept, observed, performed or complied with. If Tenant receives notice of any violation of law, ordinance,
order or regulation applicable to the Premises, it shall give prompt notice thereof to Landlord. 

        (c)   Tenant shall be responsible for the cost of repairs which may be made necessary by reason of damage to common areas in
the Building by Tenant or Tenant's Representatives. 

        (d)   If repairs are required to be made by Tenant pursuant to the terms of this Section 7.2 or otherwise in this Lease,
or if any other action is required to be taken under this Lease by Tenant, Landlord may demand that Tenant make or take the same forthwith, and if Tenant refuses or neglects to commence and complete
such repairs or take such action within ten (10) days after such demand, Landlord may (but shall not be required to) make or cause such repairs to be made or action to be taken and shall not be
responsible to Tenant for any loss or damage that may accrue to Tenant's stock or business by reason thereof. If Landlord makes or causes such repairs to be made or action to be taken, Tenant agrees
that Tenant shall forthwith, on demand, pay to Landlord the cost thereof as additional rent. Notwithstanding the 10-day period specified above, if, in Landlord's sole discretion, Tenant's
failure to make repairs or take any action results in immediate risk to persons or property or to Landlord's interest in the Building, Landlord may proceed immediately to commence and complete such
repairs or take such action, without notice to Tenant. 

        (e)   Tenant acknowledges that the amounts of the Premises Rentable Area and the Building Rentable Area are conclusive for the
purposes of this Lease and that no representation or warranty is made by Landlord with respect to the accuracy of the measurements of the Premises or the Building. 

        7.3    FLOOR LOAD—HEAVY MACHINERY    

        Tenant
shall not place a load upon any floor in the Premises exceeding the floor load per square foot of area which such floor was designed to carry and which is allowed by law.
Equipment shall be placed and maintained by Tenant at Tenant's expense in settings sufficient, in Landlord's judgment, to absorb and prevent vibration, noise and annoyance. Tenant shall not move any
safe, heavy machinery, heavy equipment, freight, bulky matter or fixtures into or out of the Building without Landlord's prior consent, which consent may include a requirement to provide insurance in
such amounts as Landlord may deem reasonable. 

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        7.4    UTILITIES AND SERVICES PROVIDED BY LANDLORD    

        (a)   Landlord agrees to furnish water and electricity to appropriate portions of the common areas and facilities of the
Building. Utility costs will be payable as provided in Section 7.5. 

        (b)   Landlord agrees to furnish heat and air conditioning to the Premises and common areas of the Building during the usual
heating season or the usual air conditioning season as the case may be. Any supplemental heating or air conditioning required for Tenant's use will be furnished at Tenant's expense. 

        (c)   No interruption or failure of such utilities or services incidental to the making of repairs, alterations or
improvements, or due to shortage of fuel or power, accidents, strikes or any other conditions or events not under Landlord's reasonable control (including, without limitation, conditions or events
caused by Tenant or Tenant's Representatives) shall be deemed to be an eviction of the Tenant or relieve the Tenant from any of the Tenant's obligations hereunder. 

        (d)   If Tenant's usage of the foregoing utilities and/or services should be substantially and disproportionately greater than
that of other Tenants of Landlord in the Building on a proportional share basis (whether because of special equipment, or otherwise) then, at the Landlord's option, such substantially and
disproportionately excess usage shall be reasonably calculated, and an appropriate payment shall be made by Tenant to Landlord, on demand, as additional rent, so as to fairly reflect the additional
cost thereof. In the event Tenant introduces to the Premises personnel or equipment which overloads the capacity of the Building's water or electrical system or in any other way interferes with the
ability of either system to perform adequately its proper function, supplementary systems may, if and as needed, at Landlord's option, be provided by Landlord at Tenant's expense. 

        (e)   For the purpose of this Section 7.4, normal business hours shall be deemed to mean the period of time between
6:00 a.m. and 4:00 p.m. Monday through Friday, specifically excluding Saturdays, Sundays and holidays. 

        7.5    UTILITY COSTS    

        (a)   The cost to Landlord for supplying utilities and other services (as hereinabove specified) to the Building and the
Property shall constitute a portion of Landlord's Operating Expenses, and Tenant shall pay its allocable share of such expenses, as hereinafter provided. 

        (b)   The cost of electricity charges for lights and plugs provided to the Premises shall to the maximum extent possible be
separately metered and, if and to the extent such utilities are separately metered, Tenant shall pay all bills for such charges directly to the third party utility companies or vendors providing such
utility services. In the event the cost of electricity charges for lights and plugs provided to the Premises shall not be separately metered, then Tenant shall pay the cost of same as reasonably
estimated by Landlord as additional rent hereunder. As of the Commencement Date, Tenant shall be responsible, at Tenant's expense, for making all necessary arrangements to have an account set up in
Tenant's name for all utilities that are separately metered. 

 
 

ARTICLE VIII    
    
    OPERATING EXPENSES    
    

        8.1    PAYMENTS ON ACCOUNT OF OPERATING EXPENSES    

        (a)   Tenant shall pay to Landlord, as additional rent during the Term, Tenant's proportionate share of Landlord's Operating
Expenses, being the sum of: (i) Landlord's Building Operating Expenses for the applicable fiscal year, multiplied by the Premises Proportionate Share; (ii) Landlord's Operating Expenses
for the applicable fiscal year, multiplied by the Premises proportionate Share or Tenant's allocable share as reasonably determined by Landlord (due regard being given to the level of 

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occupancy
in the Space and the usage by Tenant of utilities and services provided by Landlord to the Premises); (iii) Landlord's Real Estate Tax Expense; and (iv) any charges associated
with trash disposal and/or removal shall also be the responsibility of the Tenant in accordance with their monitored usage. 

        (b)   Payment on account of Operating Expenses shall be made monthly, and at the times and in the fashion herein provided for
the payment of Basic Rent, each such payment to be in such amount as may be reasonably estimated by Landlord to fully reimburse Landlord for Operating Expenses for the applicable fiscal year. Promptly
after the end of each fiscal year, Landlord shall make a determination of Landlord's Operating Expenses. If payments theretofore made for such period by Tenant exceed Tenant's allocable share of the
Operating Expenses, Landlord shall notify Tenant and credit the amount of overpayment against any obligations of Tenant then due, or next becoming due; and if Tenant's share of the Operating Expenses
is greater than payments theretofore made on account of such operating expenses, then Landlord shall notify Tenant of the amount due and Tenant pay such amount to Landlord within fifteen
(15) days after the date of such notice. 

        (c)   As used in this Article, the following terms shall have the following meanings: 

        1.     "fiscal year" shall mean any twelve month calendar year occurring during the term. 

        2.     "Landlord's Building Operating Expenses" shall mean, with respect to the relevant fiscal year, the sum of all costs and
expenses incurred by Landlord with respect to the following: the casualty and liability insurance maintained by Landlord concerning the Building or the Property; any real estate taxes and municipal
assessments, payable by Landlord with respect to the Building or the Property; any utilities services provided by Landlord to the common areas of the Building or the Property; any snow removal,
security service, trash removal, and any other services provided by Landlord as described in Sections 7.1 and 7.4 or other sections of the Lease; and any maintenance, repairs or replacements to the
Building or the Property. There shall also be included within Landlord's Building Operating Expenses a sum sufficient to compensate Landlord for a reasonable management fee. Debt service, ground rent,
and leasing commissions payable by Landlord shall be expressly excluded from any computation of Landlord's Operating Expenses. 

        (d)   If Landlord shall receive any refund or reimbursement of real estate taxes, then out of any balance remaining thereof
after deducting Landlord's expenses incurred in obtaining such refund, Landlord shall pay to Tenant (or, at Landlord's option, shall credit against the Basic Rent and other charges next becoming due
from Tenant hereunder), provided there does not then exist a Default of Tenant, an amount equal to such balance of real estate taxes, multiplied by the Premises Proportionate Share. However, Landlord
shall have no obligation whatsoever to apply for any such tax abatement. 

 
 

ARTICLE IX    
    
    INDEMNITY AND PUBLIC LIABILITY INSURANCE    
    

        9.1    TENANT'S INDEMNITY    

        Tenant
agrees to indemnify and save harmless Landlord from and against all claims of whatever nature (a) arising from any act, omission or negligence of Tenant or Tenant's
Representatives or (b) arising from any accident, injury or damage whatsoever caused to any person or to the property of any person in or about the Premises, occurring after the date of this
Lease until the end of the Term of this Lease and thereafter, so long as Tenant is in occupancy of any part of the Premises. This indemnity and hold harmless agreement shall include indemnity against
all costs (including, without limitation, reasonable attorneys fees), expenses and liabilities incurred in or in connection with any such claim or proceeding brought thereon, and the defense thereof. 

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        9.2    PUBLIC LIABILITY INSURANCE    

        Tenant
agrees to maintain in full force throughout the Term, and thereafter so long as Tenant is in occupancy of any part of the Premises, a policy of general liability and property
damage insurance, issued by an insurance company (or companies) acceptable to Landlord and in form acceptable to Landlord, under which Landlord (and such other persons as are in privity of estate with
Landlord as may be set out in notice from time to time) and Tenant are named as insureds, and under which the insurer agrees to indemnify and hold Landlord, and those in privity of estate with
Landlord, harmless from and against all cost, expense and/or liability arising out of or based upon any and all claims, accidents, injuries and damages set forth in Section 9.1. Each such
policy shall be non-cancellable and non-amendable with respect to Landlord and Landlord's said designees without twenty (20) days' prior written notice to Landlord and
shall be in at least the amounts of $500,000 per occurrence for property damage, $1,000,000 per occurrence for personal injury or death and $1,000,000 for any one accident, and a duplicate original or
certificate thereof shall be delivered to Landlord. Landlord may require that the limits specified in this Section be increased from time to time to meet limits customarily carried for similar
premises, and Tenant agrees promptly thereupon to insure to such increased limits. 

        9.3    TENANT'S RISK    

        To
the maximum extent not prohibited by law, Tenant agrees to use and occupy the Premises and to use such other portions of the Building as Tenant is herein given the right to use at
Tenant's own risk; and Landlord shall have no responsibility or liability for any loss of or damage to any inventory, personal property or fixtures upon the Premises, including without limitation,
Tenant's Removable Property. The provisions of this Section shall be applicable from and after the execution of this Lease and until the end of the Term of this Lease, and during such further period
as Tenant may use or be in occupancy of any part of the Premises or of the Building. Without limiting the foregoing, Landlord shall not be liable for any damage or injury to personal property of
Tenant, or of any other person, done or occasioned by or from the heating, ventilating or air conditioning systems, elevator(s), electric wiring, plumbing, dampness, water, gas, steam, or other pipes,
or sewage, or the breaking of any electric wire, the bursting, leaking or running of water from any tank, washstand, water closet, urinal or waste pipe, sprinkler system, radiator, or any other pipe
in, above, upon, or about the Building or the Premises, or which may any time hereafter be placed therein; or for any damage to such personal property occasioned by fire, explosion, falling plaster,
electricity, smoke or wind or water, snow or ice being upon or coming through or from the street, roof, subsurface, skylight, trapdoor, windows or otherwise. 

        9.4    INJURY CAUSED BY THIRD PARTIES    

        To
the maximum extent not prohibited by law, Tenant agrees that Landlord shall not be responsible or liable to Tenant, or to anyone claiming by, through, or under Tenant, for any loss or
damage that may be occasioned by or through the acts or omissions of third persons including but not limited to persons
occupying adjoining premises or any part of the premises adjacent to or connecting with the Premises or any part of the Property or otherwise. 

 
 

ARTICLE X    
    
    QUIET ENJOYMENT    
    

        10.1    COVENANT OF QUIET ENJOYMENT    

        Unless
a Default of Tenant shall have occurred, Tenant shall lawfully, peaceably and quietly have, hold, occupy and enjoy the Premises during the term hereof, without hindrance by
Landlord; the foregoing covenant of quiet enjoyment is in lieu of any other covenant, express or implied. 

11

  

 
 

ARTICLE XI    
    
    LANDLORD'S ACCESS TO PREMISES    
    

        11.1    LANDLORD'S RIGHTS    

        Landlord
shall have the right to enter the Premises at all reasonable hours for the purpose of inspecting or making repairs to the same, for purposes of installing, repairing or
replacing utility lines, pipes, conduits and the like, and for the purpose of showing the Premises to prospective or existing mortgagees, purchasers or tenants. Landlord shall have the right to enter
the Premises at any hour for the purpose of making emergency repairs. To effectuate the Landlord's foregoing rights of access, at Landlord's request Tenant shall promptly deliver to the Landlord a
duplicate set of keys to the Premises. Landlord will make a reasonable effort to provide Lessee with 24 hours notice. 

 
 

ARTICLE XII    
    
    DAMAGE BY FIRE, CASUALTY OR EMINENT DOMAIN    
    

        12.1    PARTIAL DAMAGE    

        If,
after the commencement of the term of this Lease, and prior to the expiration or earlier termination hereof, the Premises shall be partially damaged (as distinguished from
"substantially damaged", as that term is hereinafter defined) by fire or other casualty insured against, Landlord shall promptly proceed to restore the Premises as provided in Section 12.4. 

        12.2    RIGHTS OF TERMINATION FOR DAMAGE BY FIRE OR OTHER CASUALTY    

        If
the Premises or the Building are substantially damaged by fire or casualty (the term "substantially damaged" meaning damage of such a character that the same, in Landlord's judgment,
cannot, in ordinary course, reasonably be expected to be repaired within one hundred and twenty (120) days from the time that repair work would commence), or if such damage is the result of a
risk not covered by Landlord's insurance, then Landlord shall have the right to terminate this Lease (even if Landlord's entire interest in the Premises may have been divested) by giving notice of
Landlord's election so to do within 90 days after the occurrence of such casualty whereupon this Lease shall terminate 30 days after the date of such notice with the same force and
effect as if such date were the date originally established as the expiration date of this Lease, and, in any event, Landlord shall retain any rights which Landlord may have had against Tenant for any
failure of Tenant to satisfy any obligations hereunder prior to such termination date. 

        12.3    RIGHTS OF TERMINATION FOR TAKING    

        If
the Premises, or such portion thereof as to render the balance (if reconstructed to the maximum extent practicable in the circumstances) unsuitable for Tenant's purposes, shall be
taken by condemnation or the exercise of the power of eminent domain, Landlord or Tenant shall have the right to terminate this Lease by notice to the other of its desire to do so, provided that such
notice is given not later than thirty (30) days after Tenant has been deprived of possession of all or any part of the Premises affected by such taking. 

        If
portions of the Building or the Property shall be taken by condemnation or the exercise of the power of eminent domain which would render the continued operation of the Building
impracticable or uneconomic, in Landlord's reasonable judgment, then Landlord shall have the right to terminate this Lease by giving notice to Tenant of Landlord's desire so to do not later than sixty
(60) days after the Landlord is notified of such taking, such termination to take effect as of the date Landlord is deprived of possession of the portion of Building or the Property affected by
such taking. 

12

 

        12.4    RESTORATION    

        If
this Lease shall not be terminated pursuant to the preceding provisions of this Section 12, or if no grounds for such termination exist, Landlord shall use due diligence to
restore the portions of Premises originally constructed by Landlord to as nearly like the condition the same were in prior to the fire or
casualty, as shall be practicable, provided that Landlord's obligation to restore the Premises shall be limited to the amount of insurance or condemnation proceeds received by Landlord and available
therefor, and shall be subject to then existing laws, rules, regulations and ordinances. If, for any reason, the restoration of the Premises shall not be substantially completed before the expiration
of the 120-day period referred to in Section 12.2 (which period may be extended for such periods of time as Landlord is prevented from proceeding with or completing such restoration
for any cause beyond Landlord's reasonable control, but in no event for more than an additional three (3) months), Tenant shall have the right to terminate this Lease by giving notice to
Landlord thereof within thirty (30) days after the expiration of such period (as so extended). Upon the giving of such notice, this Lease shall terminate without further liability or obligation
on the part of either party unless, within 30 days after such notice, Landlord substantially completes such restoration. Such right of termination shall be Tenant's sole and exclusive remedy at
law or in equity for Landlord's failure so to complete such restoration. 

        12.5    AWARD    

        Landlord
shall have and hereby reserves and excepts, and Tenant hereby grants and assigns to Landlord, all rights to recover for damages to the Property, the Premises and the leasehold
interest hereby created, and to compensation accrued or hereafter to accrue by reason of such taking, damage or destruction, and by way of confirming the foregoing, Tenant hereby grants and assigns,
and covenants with Landlord to grant and assign to Landlord (by execution of such instruments as Landlord may reasonably require), all rights to such damages or compensation. If necessary, Tenant will
join with Landlord in any action for the recovery of such damages and reasonably cooperate with Landlord in prosecution of such action. Nothing contained herein shall be construed to prevent Tenant
from prosecuting in any condemnation proceedings a claim for the value of any of Tenant's Removable Property installed in the Premises by Tenant at Tenant's expense and for relocation expenses,
provided that such action shall not affect the amount of the award made to Landlord by such taking authority. 

        12.6    ABATEMENT OF RENT    

        If
the Premises shall be damaged by fire or casualty, Basic Rent payable by Tenant shall abate proportionately for the period in which, by reason of such damage, there is substantial
interference with Tenant's use of the Premises, having regard to the extent to which Tenant may be required to discontinue Tenant's use of all or a portion of the Premises, but such abatement or
reduction shall end if and when Landlord shall have substantially restored the Premises to the condition in which they were prior to such damage. If all or any portion of the Premises shall be taken
by any exercise of the power of eminent domain, Basic Rent payable by Tenant shall be justly and equitably abated and reduced according to the nature and extent of the loss of use thereof suffered by
Tenant. 

 
 

ARTICLE XIII    
    
    DEFAULT    
    

        13.1    TENANT'S DEFAULT    

        (a)   As used herein, the terms "Default of Tenant" shall mean the occurrence of any one or more of the following events: 

          (i)  Tenant shall fail to pay the Rent or other charges hereunder when due; or 

13

 

         (ii)  Tenant shall neglect or fail to perform or observe any other covenant herein contained on Tenant's part to be performed
or observed and Tenant shall fail to remedy the same within ten (10) days after notice from Landlord to Tenant specifying such neglect or failure; or 

       (iii)  Tenant's leasehold interest in the Premises shall be taken on execution or by other process of law directed against
Tenant; or 

        (iv)  Tenant shall make an assignment for the benefit of creditors or shall file a voluntary petition in bankruptcy or
shall be adjudicated bankrupt or insolvent, or shall file any petition or answer seeking any reorganization, arrangement, composition, readjustment, liquidation, dissolution or similar relief for
itself under any present or future Federal, State or other statute, law or regulation for the relief of debtors, or shall seek or consent to or acquiesce in the appointment of any trustee, receiver or
liquidator of Tenant or of any or any substantial part of its properties, or shall admit in writing its inability to pay its debts generally as they become due; or 

         (v)  A petition shall be filed against Tenant in bankruptcy or under any other law seeking any reorganization, arrangement,
composition, readjustment, liquidation, dissolution or similar relief under any present or future Federal, State or other statute, law or regulation and shall remain undismissed or
unstayed for an aggregate of thirty (30) days (whether or not consecutive), or if any debtor in possession (whether or not Tenant), trustee, receiver or liquidator of Tenant or of all or any
substantial part of its properties or of the Premises shall be appointed without the consent or acquiescence of Tenant and such appointment shall remain unvacated or unstayed for an aggregate of
thirty (30) days (whether or not consecutive). 

        Upon
the occurrence of a Default of Tenant Landlord shall, in addition to any other remedies provided by law, have the following rights and remedies: 

        (a)   Landlord may immediately terminate this Lease by notice to Tenant and this Lease shall terminate on the date specified
therein as fully and completely as if such date were the date herein originally fixed for the expiration of the Term of this Lease (Tenant hereby waiving any rights of redemption under present of
future laws), and upon such termination Tenant will then quit and surrender the Premises to Landlord, but Tenant shall remain liable as hereinafter provided. 

        (b)   If this Lease shall have been terminated as provided in this Article, or if any execution or attachment shall be issued
against Tenant or any of Tenant's property whereupon the Premises shall be taken or occupied by someone other than Tenant, then Landlord may, without notice, re-enter the Premises, either
by summary proceedings, ejectment or otherwise, and remove and dispossess Tenant and all other persons and any and all property from the same, as if this Lease had not been made, and Tenant hereby
waives the service of notice of intention to reenter or to institute legal proceedings to that end. 

        (c)   In case of any such termination, Tenant shall indemnify and hold Landlord harmless from all damages incurred by Landlord
as a result thereof including without limitation all loss of rents and additional rent and any attorneys' fees, court costs, brokerage fees, and any costs and expenses incurred by Landlord in
connection with putting the Premises in good order and for preparing the same for re-letting to another tenant. Any such damages shall be paid in monthly installments by Tenant on the
first day of each month and any suit brought to collect the amount of the deficiency for any month shall not prejudice in any way the rights of Landlord to collect the deficiency for any subsequent
month by similar proceedings. In no event shall Tenant be entitled to receive any excess, if any, of such net rents collected over the sums payable by Tenant to Landlord hereunder. Landlord, upon
termination or at any time thereafter, shall have the right, in lieu of collecting its actual damages payable in installments as above provided, to recover from Tenant liquidated damages, payable on
demand, equal to the then present value (discounted at the current prime rate) of the excess of the Rent which would have been payable from the date of such demand to the end of the period which would
otherwise have 

14

 

constituted
the balance of the Term of this Lease, over the value of the fair market Rent for the Premises for the same period. For this purpose, in computing the amount of Rent, the amounts to be
included for real estate taxes, operating expenses and other amounts required by this Lease to be paid by Tenant shall be deemed, for each month, to be equal to 1/12th of the amount of the item (in
the aggregate) for the twelve (12) months preceding the date of demand. 

        (d)   In case of any such termination, Landlord (i) may re-let the Premises or any part or parts thereof,
either in the name of Landlord or otherwise, for a term or terms which may at Landlord's option be equal to or less than or exceed the period which would otherwise have constituted the balance of the
Term of this Lease and may grant concessions or free rent to the extent that Landlord considers advisable and necessary to re-let the same and (ii) may make such reasonable
alterations, repairs and decorations in the Premises as Landlord in its sole judgment considers advisable and necessary for the purpose of reletting the Premises; and such re-letting or
the making of such alterations, repairs and decorations shall not operate or be construed to release Tenant from liability hereunder as aforesaid. Landlord shall in no event be liable in any way
whatsoever for failure to re-let the Premises, or, in the event that the Premises are re-let, for failure to collect the rent under such re-letting. 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, or in the event of Landlord obtaining possession
of the Premises, by reason of the violation by Tenant of any of the covenants and conditions of this Lease. 

        (e)   The specified remedies to which Landlord may resort hereunder are not intended to be exclusive of any remedies or means
or redress to which Landlord may at any time be entitled lawfully and Landlord may invoke any remedy (including the remedy of specific performance) allowed at law or in equity as if specific remedies
were not herein provided for. 

        (f)    All costs and expenses incurred by or on behalf of Landlord (including, without limitation, attorneys' fees and expenses)
in enforcing its rights hereunder or occasioned by any Default of Tenant shall be paid by Tenant upon demand. 

        13.2    LANDLORD'S DEFAULT    

        Landlord
shall in no event be in default in the performance of any of Landlord's obligations hereunder unless and until Landlord shall have failed to perform such obligations within
forty-five (45) days, or such additional time as is reasonably required to correct any such default, after notice by Tenant to Landlord specifying wherein Landlord has failed to
perform any such obligation. 

 
 

ARTICLE XIV    
    
    MISCELLANEOUS PROVISIONS    
    

        14.1    EXTRA HAZARDOUS USE    

        Tenant
agrees that Tenant will not do or permit anything to be done in or upon the Premises, which shall increase the rate of insurance on the Premises or of the Building above the
standard rate applicable to premises being occupied for Permitted Uses; and Tenant further agrees that, in the event that Tenant shall do any of the foregoing, Tenant will promptly pay to Landlord, on
demand, any such increase resulting therefrom, which shall be due and payable as additional rent hereunder. Tenant shall occupy and use the Premises in accordance with applicable law, including
without limitation environmental law, and hereby agrees to indemnify Landlord from any loss, cost, liability or expense resulting from the violation of this provision. 

        14.2    WAIVER    

        (a)   Failure on the part of Landlord or Tenant to complain of any action or non-action on the part of the other
shall never be a waiver by Tenant or Landlord, respectively, of any of the other's rights 

15

 

hereunder.
Further, no waiver at any time of any of the provisions hereof by Landlord or Tenant shall be construed as a waiver of any of the other provisions hereof, and a waiver at any time of any of
the provisions hereof shall not be construed as a waiver at any subsequent time of the same provisions. The consent or approval of Landlord or Tenant to or of any action by the other requiring such
consent or approval shall not be construed to waive or render unnecessary Landlord's or Tenant's consent or approval to or of any subsequent similar act by the other. 

        (b)   No payment by Tenant, or acceptance by Landlord, of a lesser amount than shall be due from Tenant to Landlord shall be
treated otherwise than as a payment on account. The acceptance by Landlord of a check for a lesser amount with an endorsement or statement thereon, or upon any letter accompanying such check, that
such lesser amount is payment in full, shall be given no effect, and Landlord may accept such check without prejudice to any other rights or remedies which Landlord may have against Tenant. No
acceptance of any payment by Landlord from Tenant shall in any way constitute a waiver of any Default of Tenant then existing or which would exist with the proper giving of notice. 

        14.3    LANDLORD'S LIABILITY    

        (a)   The term "Landlord" as used in this Lease means the owner, or the mortgagee in possession, from time to time of the
Premises, and in the event of any transfer of title to the Premises or the granting of ground lease, the said transferor or ground lessor shall be and hereby is entirely freed and relieved of all
covenants and obligations of Landlord hereunder. This Lease shall be deemed and construed as a covenant running with the Premises without further agreement between the parties or their successors in
interest. Upon any such transfer of the Premises or the granting of a ground lease of the Premises the transferee or the ground lessee shall be deemed to have assumed and agreed to carry out any and
all covenants and obligations of Landlord hereunder. Tenant shall neither assert nor seek to enforce any claim for breach of this Lease against any of the Landlord's assets other than Landlord's
interest in the Premises and in the rents, issues and profits thereof and Tenant agrees to look solely to such interest for the satisfaction of any liability of Landlord under this lease, it being
specifically agreed that in no event shall Landlord (which term shall include, without limitation any of the officers, trustees, directors, partners, beneficiaries, joint venturers, members,
stockholders, or other principals or representatives, disclosed or undisclosed thereof) ever be personally liable for any such liability. 

        (b)   With respect to any services to be furnished by Landlord to Tenant, Landlord shall in no event be liable for failure to
furnish the same when prevented from doing so by strike, lockout, breakdown, accident, order or regulation of or by any governmental authority, or failure of supply, or inability by the exercise of
reasonable diligence to obtain supplies, parts or employees necessary to furnish such services, or because of war or other emergency, or for any cause beyond Landlord's reasonable control or for any
cause due to any act or neglect of Tenant or Tenant's Representatives, co-tenants or condo unit owners and their respective representatives. 

        (c)   In no event shall Landlord ever be liable to Tenant for any special, indirect or consequential damages suffered by Tenant
from whatever cause. 

        14.4    RULES AND REGULATIONS    

        Tenant
shall abide by rules and regulations from time to time established by Landlord for the safe and proper operation of the Premises, Building and the Property. 

        14.5    ADDITIONAL CHARGES    

        If
Tenant shall fail to pay when due any charges due under this Lease, Landlord shall have the same rights and remedies as Landlord has hereunder for failure to pay Basic Rent. 

16

 

        14.6    INVALIDITY OF PARTICULAR PROVISIONS    

        If
any term or provision of this Lease, other than Tenant's obligation to pay Rent or other charges, or the application thereof to any person or circumstance shall be finally held
invalid or unenforceable by the court of last resort having jurisdiction, the remainder of this Lease, or the application of such term or provision to persons or circumstances other than those as to
which it is held invalid or unenforceable, shall not be affected thereby, and each term and provision of this Lease shall be valid and be enforced to the fullest extent permitted by law. 

        14.7    EFFECT OF BINDING PROVISIONS    

        Except
as herein otherwise provided, the terms hereof shall be binding upon and shall inure to the benefit of the successors and assigns, respectively, of Landlord and Tenant and, if
Tenant shall be an individual, upon and to his heirs, executors, administrators, successors and assigns. Each term and each provision of this Lease to be performed by Tenant shall be construed to be
both a covenant and a condition. The reference contained to successors and assigns of Tenant is not intended to constitute a consent to assignment by Tenant, but has reference only to those instances
in which Landlord may later give consent to a particular assignment under Article VI hereof. 

        14.8    RECORDING    

        Tenant
agrees not to record this Lease, but each party hereby agrees, on the request of the other, provided that this Lease is for a term for which provision is made in the applicable
recording statute, to execute a so-called notice of lease in recordable form setting forth the Commencement Date and otherwise complying with applicable law and reasonably satisfactory to
Landlord's attorneys. In no event shall such document set forth the rent or other charges payable by Tenant under this Lease; and any such document shall expressly state that it is executed pursuant
to the provisions contained in this Lease, and is not intended to vary the terms and conditions of this Lease. 

        14.9    NOTICES    

        Whenever,
by the terms of this Lease, notices shall or may be given either to Landlord or to Tenant, such notice shall be in writing and shall be sent by registered mail or certified
mail, return receipt requested, postage prepaid, or by Federal Express or other similar overnight delivery service: 

If
intended for Landlord, addressed to Landlord at Landlord's Address (or to such other address or addresses as may from time to time hereafter be designated by Landlord by like notice). 

If
intended for Tenant, addressed to Tenant at Tenant's Address (or to such other address or addresses as may from time to time hereafter be designated by Tenant by like notice). All such notices
shall be effective when so mailed. 

        14.10    AMENDMENTS, ETC.    

        This
Lease expressly supersedes any proposals or other written documents relating hereto and may be modified or altered only by written agreement between Landlord and Tenant. 

        14.11    PARAGRAPH HEADINGS    

        The
paragraph headings throughout this instrument are for convenience and reference only, and the words contained therein shall in no way be held to explain, modify amplify or aid in the
interpretation, construction or meaning of the provisions of this Lease. 

        14.12    RIGHTS OF MORTGAGEE    

        This
Lease shall be subordinate to any mortgage from time to time encumbering the Premises, whether executed and delivered prior to or subsequent to the Commencement Date, if the holder
of 

17

 

such
mortgage shall so elect, and Tenant agrees to attorn to any party who acquires title to the Premises pursuant to the rights granted pursuant to any such mortgage. The subordination of this Lease
to any such Mortgage and Tenant's agreement to attorn to any such party shall be self operative and no further instrument of subordination or attornment shall be required. Tenant agrees to execute
such instruments of subordination and/or attornment in confirmation of the provisions of this section as such holder may request, within fifteen (15) days after being notified of such request,
and any default of Tenant in complying with such holder's request shall constitute a Default of Tenant hereunder. Upon entry and taking possession of the Premises for any purpose other than
foreclosure, the holder of a mortgage shall have all rights of Landlord and, during the period of such possession, the duty to perform all Landlord's obligations hereunder. Except during such period
of possession, no such holder shall be liable, either as mortgagee or as holder of a collateral assignment of this Lease, to perform, or be liable in damages for failure to perform, any of the
obligations of Landlord. No Basic Rent, additional rent, or any other charge shall be paid more than ten (10) days prior to the due dates thereof, and payments made in violation of this
provision shall (except to the extent that such payments are actually received by a mortgagee in possession or in the process of foreclosing its mortgage) be a nullity as against such mortgagee, and
Tenant shall be liable for the amount of such payments to such mortgagee. No assignment of this Lease and no agreement to make or accept any surrender, termination or cancellation of this Lease and no
agreement to modify this Lease so as to reduce the rent, change the Term, or otherwise materially change the rights of Landlord under this Lease, or to relieve Tenant of any obligations or liability
under this Lease, shall be valid as against any mortgagee unless consented to in writing by Landlord's mortgagees of record, if any. No act or failure to act out on the part of Landlord which would
entitle Tenant under the terms of this Lease, or by law, to be relieved of any or any portion of Tenant's obligations hereunder to any Basic Rent or additional rent, or which would permit Tenant to
terminate this Lease, shall result in such a release or termination of such obligations or a termination of this Lease unless: (i) Tenant shall have first given written notice of Landlord's act
or failure to act to Landlord's mortgagees of record, if any, specifying the act or failure to act on the part of Landlord which could or would give basis to Tenant's rights; and, (ii) such
mortgagees, after receipt of such notice, have failed or refused to correct or cure the condition complained of within a reasonable time thereafter, but nothing contained in this Section shall be
deemed to impose any obligation on any such mortgagee to correct or cure any such condition. "Reasonable time" as used above means and includes a reasonable time to obtain possession of the mortgaged
premises. If the mortgagee elects to do so, and a reasonable time to correct or cure the condition if such condition is determined to exist. 

        14.13    STATUS REPORT    

        Tenant,
on the request of Landlord made from time to time, will promptly furnish to Landlord, or the holder of any mortgage encumbering the Premises, as the case may be, a statement of
the status of any matter pertaining to this Lease, including, without limitation, acknowledgements that (or the extent to which) Tenant or Landlord, in compliance with its obligations under the terms
of this Lease. If Landlord shall submit to Tenant a proposed status report, and if Tenant shall fail to respond, within thirty (30) days, to Landlord's request for such status report, such
failure shall constitute a Default of Tenant hereunder. 

        14.14    SECURITY DEPOSIT    

        Tenant
agrees that the security deposit specified in Section 1.1 hereof shall be paid as of the Commencement Date and Landlord shall hold the same throughout the term of this
Lease as security for the performance by Tenant of all obligations on the part of Tenant hereunder. Landlord shall have the right from time to time without prejudice to any other remedy Landlord may
have on account thereof, to apply such deposit, or any part thereof, to Landlord's damages arising from any Default of Tenant. Provided there then exists no default of Tenant, Landlord shall return
the deposit, or so much thereof as shall not have theretofore been applied in accordance with the terms of this Section 14.14, 

18

 

to
Tenant within thirty (30) days of the expiration or earlier termination of the Term and surrender of possession of the Premises by Tenant. While Landlord holds such deposits, Landlord shall
have no obligation to pay interest on the same and shall have the rights to commingle the same with Landlord's other funds. If Landlord conveys Landlord's interest under this Lease, the deposit, or
any part thereof not previously applied, may be turned over by Landlord to Landlord's grantee, and, if so turned over, Tenant agrees to look solely to such grantee for proper application of the
deposit in accordance with the terms of this Section 14.14, and the return thereof in accordance herewith. The holder of a mortgage shall not be responsible to Tenant for the return or
application of any such deposit, whether or not it succeeds to the position of Landlord hereunder, unless such deposit shall have been paid to such holder. Tenant covenants that it will not assign or
encumber the security deposit and that Landlord shall not be bound by any assignment or encumbrance thereof (other than an assignment in connection with an assignment of this Lease which has been
approved by Landlord). 

        14.15    REMEDYING DEFAULTS; INTEREST ON LATE PAYMENTS    

        Landlord
shall have the right, but shall not be required, to pay such sums or do any act which requires the expenditure of monies which may be necessary or appropriate by reason of the
failure or neglect of Tenant to perform any of the provisions of this Lease, and in the event of the exercise of such right by Landlord, Tenant agrees to pay to Landlord forthwith upon demand all such
sums, together with interest thereon at the rate of 18% per annum (or such lesser rate as shall be the maximum rate not prohibited by law), as additional rent. Any payment of Basic Rent or other sums
payable therewith not paid when due shall, at the option of Landlord, bear interest at the rate of 11/2% per month (or such lesser rate as shall be the maximum rate not prohibited by
law) from the due date thereof, compounded monthly. 

        14.16    HOLDING OVER    

        Any
holding over by Tenant after the expiration of the term of this Lease shall be treated as a daily tenancy at sufferance at a rate equal to two (2) times the Basic Rent plus
additional Rent, Utility Costs, Taxes and all other charges herein provided (prorated on a daily basis) and shall otherwise be on the terms and conditions set forth in this Lease as far as applicable. 

        14.17    WAIVER OF SUBROGATION    

        Insofar
as, and to the extent that, the following provision may be effective without invalidating or making it impossible to secure insurance coverage obtainable from responsible
insurance companies doing business in the locality in which the Property is located (even though extra premium may result therefrom provided that such extra premium is paid by the party benefitted by
the waiver) Landlord and Tenant mutually agree that, with respect to any hazard, the loss from which is covered by insurance then being carried by them or which would have been covered if the
insurance required hereunder had been carried, respectively, the one carrying such insurance and suffering such loss releases the other of and from any and all claims with respect to such loss to the
extent of the insurance proceeds paid with respect thereto; and they further mutually agree that their respective insurance companies shall have no right of subrogation against the other on account
thereof. 

        14.18    SURRENDER OF PREMISES    

        Upon
the expiration or earlier termination of the Term, Tenant shall peaceably quit and surrender to Landlord the Premises in broom clean and neat condition and in good order, condition
and repair, together with all alterations, additions and improvements which may have been made or installed in, on or to the Premises prior to or during the Term, except as provided in
Section 5.2(b), above, and excepting only damage by fire or other casualty for which, under other provisions of this Lease, Tenant has no responsibility of repair or restoration and excepting
ordinary wear and use. Tenant's obligations to observe or perform this covenant shall survive the expiration or other termination of the Term. 

19

 

        14.19    BROKERAGE    

        Tenant
warrants and represents that Tenant has dealt with John Quirk, Jr. of Prudential having an address of 6 Chestnut Street, Duxbury, MA 02331 in the consummation of this Lease and
that no conversations or prior negotiations were had with any other broker than John Quirk, Jr. concerning the leasing of the Premises. Tenant agrees to indemnify and hold Landlord harmless from and
against any and all cost, expense (including attorneys' fees) or liability for commissions or other compensation and charges claimed by, or awarded to, any other broker or agent with whom Tenant has
dealt with respect
to his Lease and/or the Property. The provisions of this Section 14.19 shall survive the termination of this Lease or other termination of the Term. 

        14.20    GOVERNING LAW    

        This
Lease shall be governed exclusively by the provisions hereof and by the laws of the State, as the same may from time to time exist. 

        14.21    WHEN BINDING    

        The
submission of this document for examination and negotiation does not constitute an offer to lease, or a reservation of, or option for, the Premises, and this document shall become
effective and binding only upon the execution and delivery of this Lease by Landlord and Tenant and concurrently therewith the payment by Tenant of the security deposit specified hereunder. 

20

 

        IN WITNESS WHEREOF, Landlord and Tenant have caused this Lease to be duly executed, under seal, by persons hereunto duly authorized, in
multiple copies, each to be considered an original hereof, as of the date first above written. 

LANDLORD:

70 HARBOUR POINTE PARK, LLC  

	By:	 	    
 Anthony C. Simboli, Trustee

70 Harbour Pointe Park, LLC	 	    
 WITNESS

	
 TENANT:	
 	

 
	

    
 D/B/A PASSPORT, A TASTE OF EUROPE	
 	

 
	

By:	
 	

 	
 	

 	
 	

 
	 	 	
	 	 
	 	 	 	 	, Owner/President	 	 
	 	 	
	 	 	 	 
	

Its:	
 	

 	
 	

 	
 	

 
	 	 	
 hereunto duly authorized	 	
 WITNESS

21

 
 
 

GUARANTEE    
    

        FOR GOOD AND VALUABLE CONSIDERATION and as an inducement to 70 Harbour Pointe Park, LLC ("Landlord") as Landlord,
to enter into and make that certain Lease dated as of even date herewith (said Lease as it may be amended from time to time is hereafter referred to as the "Lease") by and between Landlord and
                        d/b/a Passport, A Taste of Europe ("Tenant"), concerning premises at 70 Everett Avenue, Chelsea, MA, the
undersigned                        , having a mailing address
at                        
(hereinafter referred to as "Guarantor") hereby guarantees, without condition or limitation, to Landlord and Landlord's successors and/or assigns, the full payment, performance and observance of all
of the payments, terms, covenants, conditions, provisions and agreements to be performed or observed by Tenant (including,
without limitation, any assignee, successor or sublessee of the original Tenant named in the Lease) under the Lease, including any rules and/or regulations to be observed by Tenant, without requiring
any notice of non-payment, non-performance or non-observance, dishonor, proof, demand or other notice as a pre-condition to Landlord's right to charge the
undersigned therefor, all of which the undersigned hereby expressly waives. The undersigned further expressly waives all suretyship defenses generally, and also waives any defenses arising by reason
of any disability or other defense of Tenant. The validity of this Guaranty and the obligations of the undersigned hereunder shall in no way be terminated, affected or impaired by reason of the
assertion by Landlord against Tenant of any of Landlord's rights or remedies under the Lease. Landlord may grant extensions of time and other indulgences and may modify, amend or waive any of the
terms, covenants or provisions of the Lease, and discharge or release any party or parties thereto, all without notice to the undersigned and without in any way impairing, releasing or affecting the
liability of the undersigned. The undersigned agrees that Landlord may proceed directly against the undersigned without taking any action under the Lease and without exhausting Landlord's remedies
against Tenant; and no discharge of Tenant in bankruptcy or in any other insolvency proceeding and no disaffirmance or abandonment by any trustee or receiver of Tenant, its successors or assigns,
shall in any way or to any extent discharge or release the undersigned form any liability or obligation hereunder. 

        As
further consideration and as an inducement to Landlord to enter into and make the Lease, the undersigned agrees that in any action or proceeding brought by Landlord against the
undersigned on any matter arising out of any of the terms or provisions of the Lease or of this Guaranty: (1) Landlord shall be entitled to recover from the undersigned, in addition to any
damages awarded, reasonable attorneys' fees and costs incurred therein; and (2) the undersigned does hereby waive trial by jury. 

        This
Guaranty may not be modified except by written instrument signed by Landlord and the undersigned and it is agreed that time is made of the essence in the performance of the
undersigned's obligations hereunder. If any term or provision hereof is determined by any court to be invalid or unenforceable, every other term hereof shall nevertheless be valid, binding and
enforceable upon the parties according to it terms. This Guaranty shall be governed by and construed according to Massachusetts law. Guarantor hereby consents to being subject to the jurisdiction of
all State and Federal courts sitting in the Commonwealth of Massachusetts. All rights under this Guaranty shall inure to the benefit of any successors or assigns of Landlord. 

        The
obligations of the Guarantor include the payment of the Landlord of any monies payable by Tenant under any provisions of the Lease, at law, or in equity including, without
limitation, any monies payable by virtue of the breach of any warranty, the grant of any indemnity or by virtue of any other covenant of Tenant under the Lease. 

        The
Guarantor further covenants and agrees that this Guaranty shall remain and continue in full force and effect as to any assignment, renewal, modification or extension of the Lease,
whether or not the Guarantor shall have received any notice of or consented to such renewal, modification or extension. The Guarantor further agrees that the liability of the Guarantor under this
Guaranty shall be primary (and that the heading of this instrument and the use of the word "guarantee(s)" shall not 

22

 

be
interpreted to limit the aforesaid primary obligations of the Guarantor), and that in any right of action which shall accrue to the Landlord under the Lease, the Landlord may, at the Landlord's
option, proceed against the Guarantor, any other guarantor, and Tenant, jointly or severally, and may proceed against the Guarantor without having commenced any action against or having obtained any
judgment against Tenant or any other guarantor. The Guarantor hereby waives any and all rights such Guarantor may have at any time (whether arising directly or indirectly, by operation of law or by
contract) to assert any claim against Tenant on account of payments made under this Guaranty including, without limitation, any and all rights of or claims for subrogation, contribution,
reimbursement, exoneration and indemnity, which waiver shall remain in effect until such time as Landlord shall have been paid in full all obligations due and owing to Landlord under the Lease and
under this Guaranty. The Guarantor hereby waives any benefit of and any right to participate in any security deposit or other collateral which may be held by Landlord; and the Guarantor agrees to not
claim any set-off or counterclaim nor commence any action against Tenant in respect of any liability it may have against Tenant until such time as Landlord shall have been paid in full all
obligations due and owing to Landlord under the Lease. The provisions of this Guaranty and the obligations of the Guarantor hereunder shall survive any expiration or earlier termination of the Lease,
and shall not be affected by the release of any other guarantor. 

        IN WITNESS WHEREOF, the undersigned Guarantor has executed this Guaranty as of the            day
of                        2002. 

        Michael
Gavriel Lease 

	
 Witness	 	
 By:

23

QuickLinks

EXHIBIT 10.5

ARTICLE I BASIC LEASE PROVISIONS

ARTICLE II PREMISES AND APPURTENANT RIGHTS

ARTICLE III BASIC RENT

ARTICLE IV COMMENCEMENT DATE, OPTION TO EXTEND TERM AND & CONDITION OF PREMISES

ARTICLE V USES OF PREMISES

ARTICLE VI ASSIGNMENT AND SUBLETTING

ARTICLE VII RESPONSIBILITY FOR REPAIRS AND CONDITION OF PREMISES, TENANT'S AGREEMENT & UTILITIES AND UTILITY COSTS

ARTICLE VIII OPERATING EXPENSES

ARTICLE IX INDEMNITY AND PUBLIC LIABILITY INSURANCE

ARTICLE X QUIET ENJOYMENT

ARTICLE XI LANDLORD'S ACCESS TO PREMISES

ARTICLE XII DAMAGE BY FIRE, CASUALTY OR EMINENT DOMAIN

ARTICLE XIII DEFAULT

ARTICLE XIV MISCELLANEOUS PROVISIONS

GUARANTEEQuickLinks
 -- Click here to rapidly navigate through this document
  

EXHIBIT 10.6  

 
 

ASSIGNMENT, ASSUMPTION AND CONSENT AGREEMENT
  AND FIRST MODIFICATION OF LEASE AGREEMENT    
    

	LANDLORD NAME AND ADDRESS:	 	SUNRISE MILLS (MLP) LIMITED PARTNERSHIP,

a District of Columbia limited partnership

1300 Wilson Boulevard, Suite 400

Arlington, Virginia 22209
	

TENANT NAME AND ADDRESS:	
 	

ARTHUR TREACHER'S, INC., a Florida corporation

d/b/a Arthur Treacher's Fish & Chips

7400 Baymeadows Way, Suite 300

Jacksonville, Florida 32256
	

DATE OF LEASE:	
 	

October 3, 1991
	

LEASED PREMISES:	
 	

Space #F237 (700 sf)
	

SHOPPING CENTER:	
 	

Sawgrass Mills

Sunrise, Florida
	

ASSIGNEE NAME AND ADDRESS:	
 	

KEBAB KORNER VII, L.L.C., a Florida limited liability company

d/b/a Arthur Treacher's/Rhein Haus/French Crepe

600 North Thacker Avenue, Suite A-24

Kississimmee, Florida 34741
	

NEW GUARANTOR AND ADDRESS:	
 	

KEBAB USA, INC., a Florida corporation

600 North Thacker Avenue, Suite A-24

Kississimmee, Florida 34741
	

EFFECTIVE DATE:	
 	

October 3, 2000

RECITAL  

        WHEREAS, Landlord and Arthur Treacher's, Inc., a Utah corporation ("Arthur Treacher's #1) have entered into
a Lease dated October 3, 1991 ("Lease"), whereby Landlord has leased to Arthur Treacher's #1 the Leased Premises for a term of approximately ten (10) years. 

        WHEREAS, by Assignment of Lease dated September 19, 1991 ("Assignment #1), Arthur Treacher's #1 assigned its rights under the Lease
to Stanton Management Group, Inc., a Florida corporation ("Stanton"). 

        WHEREAS, by Assignment, Assumption and Consent Agreement dated March 8, 1993 ("Assignment #2"), Stanton assigned its rights under
the Lease to C & D Restaurants, Inc., a Florida corporation ("C&D Restaurants"). 

        WHEREAS, by Agreement to Purchase Assets dated February 28, 1997 ("Purchase Agreement"), C&D Restaurants sells its rights, title,
and assets in the business and under the Lease to Arthur Treacher's Inc., a Florida corporation ("Tenant"). 

1

 

        WHEREAS, the Lease, the Assignment #1, the Assignment #2 and the Purchase Agreement are herein collectively referred to as the "Lease." 

        WHEREAS, it is the desire of the parties to now enter into this Assignment, Assumption and Consent Agreement and First Modification of
Lease Agreement ("Agreement"), whereby Tenant assigns its rights under the Lease to Assignee and Assignee assumes the responsibilities and obligations of Tenant thereunder and the Lease is modified to
release Tenant, to add a Guarantor, to extend Term, to amend the Minimum Rent and the Percentage Rent, to provide for remodeling of the Leased Premises, to amend the Permitted Use and the Trade Name,
to add a Security Deposit, to amend the Radius, to amend Common Area Maintenance Expenses, to amend Promotion Fund Contribution, and to amend Advertisement, all as provided for hereunder. 

        NOW, THEREFORE, in consideration of the mutual promises herein contained, $10.00, and other good and valuable consideration, Tenant hereby
transfers and assigns to Assignee all its right, title and interest in and to the Lease together with any other monies which now or hereafter are to become due to Tenant from Landlord. 

        TO HAVE AND TO HOLD the same unto Assignee and its successors and assigns from the Effective Date and continuing until the end or
termination of the Term mentioned in the Lease, subject to the rents, covenants, conditions and provisions therein also mentioned. 

        1.     Assignee
hereby assumes for the benefit of Landlord under the Lease the performance of all the obligations of Tenant accruing since the Effective Date and agrees to pay
all Rent, additional rent, and other charges until the termination of the Lease and will well and truly perform all the terms, covenants, provisions and conditions of the Lease herein assigned, all
with the full force and effect as if Assignee had signed the Lease originally as Tenant named therein. 

        2.     Assignee
hereby agrees to defend, indemnify and save harmless Tenant from all manners of suit, actions, damages, charges and expense, including attorney and counsel fees
that Tenant may sustain by reason of Assignee's failure to pay the rent reserved in the Lease or by reason of Assignee's breach of any of the terms, covenants and conditions of the Lease. 

        3.     On
the Effective Date, Tenant shall be relieved of its obligations for the prompt payment and performance of all the terms, covenants, conditions and provisions of the
Lease required to be performed on the part of Tenant therein. 

        4.     Tenant
in consideration of the execution of this Agreement by Landlord hereby releases and discharges Landlord, its employees, and its successors and assigns from any and
all claims, suits, actions or causes of action arising out of or pursuant to the Lease. 

        5.     Assignee
hereby agrees that the obligations herein assumed by Assignee shall inure jointly and severally to Landlord and its successors and assigns in interest as
Landlord under the Lease and Assignee shall be deemed Tenant under the Lease. 

        6.     There
shall be no further assignments of the Lease or sublettings without the express written consent of Landlord. 

        7.     Tenant
shall, upon execution of this Agreement, pay to Landlord a fee in the sum of Five Hundred and 00/100ths Dollars ($500.00) for Landlord's review and processing of
such request. 

        8.     Landlord
has executed this Agreement for the purpose of evidencing its consent to the within assignment. 

2

 

        NOW,
FURTHER, THEREFORE, in consideration of the mutual covenants herein contained, Landlord and Assignee as "Tenant" under the Lease do hereby agree to modify the Lease as follows, such
modifications to be effective upon the full execution of this Agreement: 

	1.
	TERM.    Notwithstanding
anything to the contrary contained in the Lease or the Data Sheet, the Term of the Lease is hereby extended from the Effective Date of this Agreement
(the "Rent Adjustment Date") for a period of approximately eight (8) years (the "Extension Period") and the Extension Period shall expire on the last day of the same month in which the
Effective Date occurred.

	2.
	MINIMUM
RENT: 

Extension Period:

From
the Rent Adjustment Date and continuing through the second (2nd) year of the Extension Period, the sum of $49,000.00 annually ($70.00 psf), payable in equal consecutive monthly installments of
$4,083.33 each. 

Beginning
with the third (3rd) year and continuing through the fifth (5th) year of the Extension Period, the sum of $53,550.00 annually ($76.50 psf), payable in equal consecutive monthly installments
of $4,462.50 each. 

Beginning
with the sixth (6th) year and continuing through the expiration of the Extension Period, the sum of $58,520.00 annually ($83.60 psf), payable in equal consecutive monthly installments of
$4,876.67 each. 

	3.
	PERCENTAGE
RENT: 

Extension Period:

From
the Rent Adjustment Date and continuing through the second (2nd) year of the Extension Period, 8% (the "Percentage Factor") of Gross Sales made each Lease Year in excess of $612,500.00 ($875.00
per square foot) (which sum is herein called the "Sales Break Point"). 

Beginning
the third (3rd) year and continuing through the fifth (5th) year of the Extension Period, 8% (the "Percentage Factor") of Gross Sales made each Lease Year in excess of $669,375.00 ($956.25
per square foot) (which sum is herein called the "Sales Break Point"). 

Beginning
with the sixth (6th) year and continuing through the expiration of the Extension Period, 8% (the "Percentage Factor") of Gross Sales made each Lease Year in excess of $731,500.00 ($1,045.00
per square foot) (which sum is herein called the "Sales Break Point"). 

	4.
	SECURITY
DEPOSIT.    Upon execution of this Agreement, Paragraph (6) of the Data Sheet shall be deleted and replaced with the following: 

"Section 2.04:
Security Deposit: $13, 985.33" 

Assignee,
as Tenant shall, upon Tenant's execution of this Agreement, pay to Landlord the Security Deposit in the sum of Thirteen Thousand Nine Hundred Eighty Five and 33/100ths Dollars ($13,985.33). 

On
page 7 of the Lease, the following language shall be inserted. 

"Section 2.4. Security Deposit. The amount set forth in the Data Sheet as a security deposit is payable by Tenant to Landlord upon Tenant's execution of
this Agreement, which sum shall be held by Landlord as security against any default by Tenant in the performance of the covenants, conditions and agreements of the Lease. The security deposit may, at
Landlord's option, be applied by Landlord against any default in any of the terms, provisions or conditions of the Lease. Landlord shall not be obligated to keep such security deposit in a separate
fund but may 

3

 

commingle
the security deposit with its own funds. A mortgagee-in-possession of the Leased Premises, or any interest therein, through public or private foreclosure or the acceptance of a deed in lieu
thereof, shall have no liability to Tenant for return of all or any portion of the security deposit, unless, and then only to the extent that, such mortgagee has acknowledged receipt of all or any
portion of Tenant's security deposit. In the event Landlord applies the security deposit in whole or in part against a default by Tenant, Tenant shall, upon demand by Landlord, deposit sufficient
funds to maintain the security deposit in the initial amount. The failure of Tenant to maintain the security deposit in the initial amount as stated shall constitute a failure to pay Rent and shall
carry with it the consequences set forth under Article XIV of the Lease. Upon the expiration of the Term thereof, the security deposit, if not applied toward the payment of Rent in arrears or
toward the payment of damages suffered by Landlord by reason of Tenant's breach of the Lease, is to be returned to Tenant without interest, except as provided by law, but in no event is such security
deposit to be returned until Tenant has vacated the Leased Premises, delivered possession thereof to Landlord, and fully satisfied Tenant's obligations under the Lease. Notwithstanding the acceptance
by Landlord of Tenant's security deposit, the Lease shall not be deemed effective until the Effective Date of this Agreement. 

	5.
	PERMITTED
USE and TRADE NAME.    On the Effective Date, Paragraph (7) of the Data Sheet shall be deleted and replaced with the following: 

"Section 4.01:
Permitted Use: 

For
the operation of a fast food restaurant selling items typically sold in Arthur Treacher's restaurants, including Fish & Chips, Chicken & Chips, Shrimp & Chips, Popcorn
Shrimp & Chips, Fish Sandwich, Chicken Sandwich, Fried Chicken, Broiled Fish Dinner, Mashed Potato/Gravy, and Biscuits; items sold by French Crepe, including Crepes with the following fillings:
Ice Cream, Vegetables, Beef, Chicken,
Cheese, Fruit, Cream Cheese, and Ham and items carried by Rhein Haus German Food, including, Schnitzel, White Bratwurst, Spicy Bratwurst, Knackwurst, Currywurst, Veal Loaf Sandwich, Greek Salad, House
Salad, Chicken Salad, Beef Doner, Chicken Doner, Ghoulash, German Potato Salad, Brownie, German Pastries and Beer/Wine for consumption within the Food Court Common Facilities only. 

        Trade Name:    Arthur Treacher's/Rhein Haus/French Crepe" 

Tenant
must replace its storefront sign, in accordance with the provision of Section 4.03 of the Lease, to reflect the new Trade Name within sixty (60) days of the execution of this
Agreement. 

	6.
	TENANT'S
WORK. 

        (a)   Within
thirty (30) days after the execution and delivery of this Agreement by Landlord, Tenant shall furnish to Landlord for Landlord's approval, two
(2) sets of plans and specifications done in accordance with the Tenant Handbook which shall provide for the remodeling of the Leased Premises, including without limitation, utilities, interior
finish (including refinishing counters and new menu board for display), painting, signage and fixturing plans, together with mechanical and electrical specifications with respect to the work to be
performed and the installations to be made by Tenant in order to fit the Leased Premises for use by Tenant in the conduct of its business ("Tenant's Work"). Tenant agrees, at its sole cost and
expense, to construct and make such improvements in the Leased Premises in accordance with the approved plans and specifications. Tenant shall be allowed to close the Leased Premises for a period not
to exceed thirty (30) days ("Remodel Period") to perform Tenant's Work and Tenant shall continue to pay all Minimum Rent and additional rent due under the Lease. Tenant has inspected the Leased
Premises, is familiar with its condition and accepts same "as is" and in its present condition and Landlord shall not be obligated to do any further construction or to make any additional improvements
in the Leased Premises, except as may otherwise be expressly provided herein. The 

4

 

taking
of the Leased Premises by Tenant for the performance of Tenant's Work shall be conclusive evidence that at such time the Leased Premises were in satisfactory condition except that this
provision shall not be deemed to release Landlord from its obligation to make such repairs as are elsewhere set forth herein as Landlord's obligation to make. If Landlord shall, within thirty
(30) days after receipt of Tenant's plans and specifications, notify Tenant of any objections to such plans and specifications, Tenant shall make necessary revisions and resubmit the same
within thirty (30) days after such notice. Landlord's approval will be evidenced by endorsement to that effect on the plans and specifications, one set to be retained by Landlord and one set by
Tenant. Tenant understands that Landlord's approval of its plans and specifications is primarily for conceptual purposes and such approval shall not constitute a representation or warranty of any kind
with respect thereto, including, without limitation, cost of Tenant's Work, compliance with governmental requirements or suitability of design. 

        As
soon as practicable after the plans and specifications are made available to Landlord and Landlord shall have approved Tenant's plans and specifications, Tenant shall enter the Leased
Premises and shall proceed with due diligence and dispatch to make improvements and install fixtures and other equipment and a full stock of inventory therein, in accordance with the approved plans
and specifications and all governmental requirements. Such work and installation shall not interfere with any work to be done by Landlord in other portions of the Shopping Center, shall be done with
labor which is not incompatible with other labor employed at the Shopping Center without creating any conflict or work stoppage with, under or as a result of any labor agreement to which Landlord or
its contractors may be a party, and in compliance with such rules and regulations as Landlord may reasonably make. Landlord shall have no responsibility or liability whatsoever for any loss of or
damage to any fixtures or other equipment or inventory installed or left in the Leased Premises, and Tenant's entry on and occupancy of the Leased Premises shall be governed by and subject to all the
provisions, covenants and conditions of this Lease. Tenant shall obtain and furnish to Landlord to be delivered not later than the expiration of the Remodel Period, lien waivers from all contractors,
subcontractors and materialmen, a building permit, licenses, certificates and approvals with respect to work done and installations made by Tenant that may be required from the governmental
authorities with respect to Tenant's Work, use and occupancy and shall open for business to the public not later than the expiration of the Remodel Period. 

	7.
	RADIUS.    As
of the date of this Agreement, Section 4.08 of the Lease and all related Rider inserts shall be deleted in their entirety and replaced with the following
language: 

"Tenant
acknowledges that the Retail Development draws it customers from a large geographic area, relying in part on regional and international tourism, and that the success of the Retail Development
and income of the Landlord therefrom are dependent upon maximum customer traffic within the Retail Development. In addition, Tenant acknowledges that Landlord is relying on the generation of
Percentage Rent from Tenant's Gross Sales at the Leased Premises. During the Term, in the event Tenant, or any person, firm or corporation who or which controls or is controlled by Tenant (an
"Affiliate") shall directly or indirectly, either individually or as a partner or stockholder or otherwise, own, operate, or become financially interested in any business similar to or in competition
with the business of Tenant described in Article IV ("competing business"), which business is conducted within the Area (as said term is herein defined), then the Gross Sales (as said term is
defined in this Lease) of any such competing business within said Area shall be included in Tenant's Gross Sales made from the Leased Premises and the Percentage Rent hereunder shall be computed upon
the aggregate of Tenant's Gross Sales made from the Leased Premises and made from each such competing business then conducted within said Area. Tenant shall be obligated to provide Landlord with full
and complete Gross Sales information and reports with respect to any competing business within the Area in accordance with the requirements of 

5

 

Article II
of this Lease and Tenant shall be obligated to include the applicable portion of the Gross Sales of such competing business with the Gross Sales of the Leased Premises and to pay
Percentage Rent thereon in accordance with the terms of this Lease. The "Area" shall be defined as (i) the area falling within a radius of five (5) miles, measured from the outside
boundary of the Retail Development and (ii) the area falling within a radius of ten (10) miles measured from the midpoint of the main air traffic control tower for Miami International
Airport as of the date of this First Modification of Lease Agreement.x This Section 4.08 shall not apply to any competing business which is open and is being operated by Tenant within said Area
on the date of this First Modification of Lease Agreement." 

	x
	Except
for the Coral Square Mall in Coral Springs, and the Miami International Mall in Miami.

	8.
	COMMON
AREA MAINTENANCE EXPENSES.    On the Effective Date, Section 5.02 shall be modified as follows and all references to Section 5.02 in the Rider shall be
deleted in its entirety: 

On
page 11 of the Lease, line 50, the word "proportionate" shall be deleted. 

On
page 12 of the Lease, line 19, the word "proportionate" shall be deleted. 

On
page 12 of the Lease, line 22, delete the comma after the word "kind" and insert a period, and lines 22 - 37, beginning with the word "based" and continuing through to the
words "Section 5.02" shall be deleted. 

The
following language shall be inserted at the end of Section 5.02 (a) of the Lease. 

"Notwithstanding
anything to the contrary contained herein, Tenant's share of Common Area Maintenance Expenses from the Effective Date through December 31 of the same year of the Effective Date
shall equal Eleven and 95/100ths Dollars ($11.95) per square foot of floor area in the Leased Premises per Lease Year (proportionately reduced for a partial Lease Year). Thereafter, through the
expiration of the Extension Period and Option Period, if any, Tenant's share of Common Area Maintenance Expenses shall increase by five percent (5%) per Lease Year over the prior Lease Year's per
square foot charge." 

	9.
	PROMOTION
FUND CONTRIBUTION.    On the Effective Date, Section 13.02 of the Rider shall be modified as follows: 

On
page 2, Section 13.02 of the Rider, the words "$2,500.00 per year." shall be deleted and the words "Four Thousand and 00/100ths Dollars ($4,000.00) per year." shall be inserted in its place. 

	10.
	ADVERTISEMENTS.    On
the Effective Date, Section 13.03 of the Lease shall be modified as follows: 

On
page 20 of the Lease, line 13, the words "four (4) times" shall be deleted and the words "one (1) time" shall be inserted in its place. 

	11.
	The
undersigned, Kebab USA, Inc., a Florida corporation, as the new Guarantor of the Lease, as assigned and assumed by this Agreement, do hereby consent to the Lease as amended
by this Agreement and acknowledge and affirm pursuant to the terms of that certain Guaranty dated of even date herewith that they will assume responsibility for the obligations of Assignee under the
Lease.

	12.
	Except
as expressly modified in this Agreement, all the terms, covenants and conditions of said Lease shall remain the same and in full force and effect, shall be binding on the
parties hereto, and are hereby ratified and affirmed. Unless specifically defined herein, the capitalized terms used in this Agreement shall have the meanings defined in the Lease. 

[signatures
appear on next page] 

6

 

        IN WITNESS WHEREREOF, Landlord, Tenant and Assignee have executed this Agreement as of the 3rd day of October 2000. 

	WITNESS:	 	LANDLORD:
	

 	
 	

SUNRISE MILLS (MLP) LIMITED PARTNERSHIP, a District of Columbia limited partnership
	

 	
 	

By:	
 	

Sunrise Mills, L.L.C., a Delaware limited liability company
	 	 	Its:	 	General Partner
	

 	
 	

By:	
 	

Sunrise Mills/MLP, L.L.C., a Delaware limited liability company
	 	 	Its:	 	Executive Manager
	

 	
 	

By:	
 	

The Mills Limited Partnership, a Delaware limited partnership
	 	 	Its:	 	Executive Manager
	

 	
 	

By:	
 	

The Mills Corporation, a Delaware corporation
	 	 	Its:	 	General Partner
	

/s/  [ILLEGIBLE]      10/3/00
	
 	

By:	
 	

/s/  JUDITH BERSON      
 Judith Berson
	/s/  [ILLEGIBLE]      
	 	 	 	Executive Vice President
	
WITNESS/ATTEST:	
 	
TENANT:
	

 	
 	

ARTHUR TREACHER' S, INC., a Florida corporation
	

 
	
 	

By:	
 	

/s/  [ILLEGIBLE]      

	

 
	
 	

Its:	
 	

President

	

 	
 	

Tenant's corporate seal:
	
WITNESS/ATTEST:	
 	
ASSIGNEE:
	

 	
 	

KEBAB KORNER VII, L.L.C., a Florida limited liability corporation
	

/s/  MARY ELLEN SILVERMAN      
	
 	

By:	
 	

/s/  [ILLEGIBLE]      

	

/s/  [ILLEGIBLE]      
	
 	

Its:	
 	

Mgr.

	

 	
 	

Assignee's corporate seal:

7

   ACKNOWLEDGMENT OF LANDLORD  

	COMMONWEALTH OF VIRGINIA	 	)
	 	 	)ss
	COUNTY OF ARLINGTON	 	)

On this 3rd day of October 2000, before me personally appeared Judith Berson to me known to be the person who executed the foregoing Assignment, Assumption and
Consent Agreement and First Modification of Lease Agreement and acknowledged before me that she was duly authorized and did execute same on behalf of Sunrise Mills (MLP) Limited Partnership, a
District of Columbia limited partnership. 

	ELAINE SHIRVY CHIN

Notary Public, Commonwealth of Virginia

Arlington County

My Commission expires: November 30, 2003	 	/s/  ELAINE SHIRVY CHIN      
 Notary Public, Commonwealth of Virginia

My Commission Expires November 30, 2003
	

 	
 	

[SEAL]

ACKNOWLEDGMENT OF CORPORATE TENANT  

	STATE OF	 	)
	 	 	)ss.
	COUNTY OF	 	)

        On
this       day of                   , 200  , before me personally
appeared                        , to me personally known, who, being by me duly sworn, did for
himself/herself say that he/she is the            of ARTHUR TREACHER' S INC., a Florida corporation, the corporation named in and which executed the within instrument, and that the seal
affixed to said instrument is the corporate seal of said corporation, and that said instrument was signed and sealed in behalf of said corporation by authority of its board of directors and
acknowledged before me said instrument to be the free act and deed of said corporation. 

	 	 	
 Notary Public

My Commission expires:

8

 
ACKNOWLEDGMENT OF ASSIGNEE  

	STATE OF Florida	 	)
	 	 	)ss.
	COUNTY OF Orange	 	)

        On
this 13th day of July, 2000, before me personally appeared Manfred Schmidt, to me personally known, who, being by me duly sworn, did for himself/herself say that he is
the Manager of KEBAB KORNER VII, L.L.C., a Florida limited liability company, the corporation named in and which executed the within instrument, and that the seal affixed to said instrument is the
corporate seal of said corporation, and that said instrument was signed and sealed in behalf of said corporation by authority of its board of directors and acknowledged before me said instrument to be
the free act and deed of said corporation. 

	 	 	/s/  MARY ELLEN SILVERMAN      
 Notary Public

My Commission expires:
	 	 	MARY ELLEN SILVERMAN

Notary Public, State of Florida

My Comm. Expires Feb. 15, 2002

Comm. No. CC 716777

9

 
GUARANTY  

        ANNEXED TO AND FORMING A PART OF LEASE DATED OCTOBER 31, 1991, AS ASSIGNED, BY AND BETWEEN SUNRISE MILLS (MLP) LIMITED PARTNERSHIP, A
DISTRICT OF COLUMBIA LIMITED PARTNERSHIP, AS LANDLORD AND KEBAB KORNER VII, L.L.C., A FLORIDA LIMITED LIABILITY COMPANY, AS TENANT.

        The
undersigned, KEBAB USA, INC., a Florida corporation, having an address at 600 North Thacker Avenue, Suite A-24, Kississimmee, Florida 34741, in consideration of
the leasing of the Leased Premises described in the annexed Lease ("Lease") to the above named Tenant ("Tenant"), does hereby covenant and agree as follows: 

	A.
	The
undersigned does hereby guarantee the full, faithful and timely payment and performance by Tenant of all the payments, covenants and other obligations of Tenant under or pursuant
to the Lease. If Tenant shall default at any time in the payment of any rent or any other sums, costs or charges whatsoever, or in the performance of any of the other covenants and obligations of
Tenant, under or pursuant to the Lease, then the undersigned, at its expense, shall on demand of the Landlord fully and promptly, and will and truly, pay all rent, sums, costs and charges to be paid
by Tenant, and perform all the other covenants and obligations to be performed by Tenant, under or pursuant to the Lease, and in addition shall on Landlord's demand pay to Landlord any and all sums
due to Landlord, including (without limitation) all interest on past due obligations of Tenant, cost advanced by Landlord, and damages and all expenses (including attorneys' fees and litigation cost),
that may arise in consequence of Tenant's default. The undersigned hereby waives all requirements of notice of the acceptance of the Guaranty and all requirements of notice of breach of nonperformance
by Tenant.

	B.
	The
obligations of the undersigned hereunder are independent of, and may exceed, the obligations of Tenant. A separate action or actions may, at Landlord's option, be brought and
prosecuted against the undersigned, whether or not any action, is first or subsequently brought against Tenant, or whether or not Tenant is joined in any such action, and the undersigned may be joined
in any action or proceeding commenced by Landlord against Tenant arising out of, in connection with or based upon the Lease. The undersigned waives any right to require Landlord to proceed against
Tenant or pursue any other remedy in Landlord's power whatsoever, any right to complain of delay in the enforcement of Landlord's rights under the Lease, and any demand by Landlord and/or prior action
by Landlord of any nature whatsoever against Tenant, or otherwise.

	C.
	The
Guaranty shall remain and continue in full force and effect and shall not discharge in whole or in part notwithstanding (whether prior or subsequent to the execution hereof) any
alteration, renewal, extension, modification, amendment or assignment of, or subletting, concession, franchising, licensing or permitting under, the Lease. The undersigned hereby waives notices of any
of the foregoing, and agrees that the liability of the undersigned here under shall be based upon the obligations of Tenant set forth in the Lease as the same may be altered, renewed, extended,
modified, amended or assigned. For the purpose of the Guaranty and the obligations and liabilities of the undersigned hereunder, "Tenant" shall be deemed to include any and all concessionaires,
licensees, franchisees, department operators, assignees, subtenants, permittees or others directly or indirectly operating or conducting a business in or from the Leased Premises, as fully as if any
of the same were the named Tenant under the Lease.

	D.
	The
undersigned's obligations hereunder shall remain fully binding although Landlord may have waived one or more defaults by Tenant, extended the time of performance by Tenant,
released, returned or misapplied other collateral at any time given the security for Tenant's obligations (including other guaranties) and/or released Tenant from the performance of its obligations
under the Lease. 

10

 
	E.
	This
Guaranty shall remain in full force and effect notwithstanding the institution by or against Tenant, of bankruptcy, reorganization, readjustment, receivership or insolvency
proceedings of any nature, or the disaffirmance of the Lease in any such proceedings or otherwise.

	F.
	If
the Lease is guaranteed by more than one party, their obligations shall be joint and several, and the release of one of such guarantors shall not release any other of such
guarantors.

	G.
	The
Guaranty shall be applicable to and binding upon the heirs, executors, administrators, representatives, successors and assigns of Landlord, Tenant and the Guarantor(s). Landlord
may, without notice, assign this Guaranty in whole or in part.

	H.
	In
the event that Landlord should institute any suit against the Guarantor(s) for violation of or to enforce any of the covenants or conditions of this Guaranty or to enforce any right
of Landlord hereunder, or should the undersigned institute any suit against Landlord arising out of or in connection with this Guaranty, or should either party institute a suit against the other for a
declaration of rights hereunder, or should either party intervene in any suit in which the other is a party, to enforce or protect its interest or rights hereunder, the prevailing party in any such
suit shall be entitled to the fees of its attorney(s) in the reasonable amount thereof, to be determined by the court and taxed as a part of the cost therein.

	I.
	Guarantor(s)
hereby waive trial by jury in any action, proceeding or counterclaim brought on, or in respect of, any matter whatsoever arising out of or in any way connected with this
Guaranty, the Lease, the relationship of Landlord and Guarantor(s) hereunder, and/or any claim of injury or damage.

	J.
	The
execution of this Guaranty prior to the execution of the Lease shall not invalidate this Guaranty or lessen the obligations of Guarantor(s) hereunder. 

        IN
WITNESS WHEREOF, the undersigned has executed this Guaranty this 13th day of July, 2000. 

	WITNESS/ATTEST:	 	GUARANTOR:
	

 	
 	

KEBAB USA, INC., a Florida corporation
	

/s/  MARY ELLEN SILVERMAN      
	
 	

By:	
 	

/s/  [ILLEGIBLE]      

	 
	 	Its:	 	President

11

 
ACKNOWLEDGMENT OF CORPORATE GUARANTOR  

	STATE OF Florida	 	)
	 	 	)ss.
	COUNTY OF Orange	 	)

        On
this 13th day of July, 2000, before me personally appeared Manfred Schmidt, to me personally known, who, being by me duly sworn, did for himself/herself say that he is
the Manager of KEBAB USA, INC., a Florida corporation, the corporation named in and which executed the within instrument, and that the seal affixed to said instrument is the corporate seal of said
corporation, and that said instrument was signed and sealed in behalf of said corporation by authority of its board of directors and acknowledged before me said instrument to be the free act and deed
of said corporation. 

	 	 	/s/  MARY ELLEN SILVERMAN      
 Notary Public

My Commission expires:
	 	 	MARY ELLEN SILVERMAN

Notary Public, State of Florida

My Comm. Expires Feb. 15, 2002

Comm. No. CC 716777

12

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ASSIGNMENT, ASSUMPTION AND CONSENT AGREEMENT AND FIRST MODIFICATION OF LEASE AGREEMENT

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